tulsa metropolitan area planning...

REVISED 7/29/2020

TULSA METROPOLITAN AREA PLANNING COMMISSION INCOG - 2 West 2nd Street, Suite 800 - Tulsa, Oklahoma 74103 - (918) 584-7526 - FAX (918) 583-1024 www.tmapc.org

Master Planned Development [ ] Optional Development Plan APPLICATION INFORMATION RECEIVED BY: jw DATE FILED: 07/22/2020 PRC DATE: 08/06/2020 HEARING DATE: 09/02/2020 CASE NUMBER: MPD-3

[X] CITY [ ] COUNTY REFERRAL CITIES (ZONING ONLY): RELATED CASE #

NEIGHBORHOOD ASSOCIATIONS: Museum Neighborhood Association, Brookside Business Association, Maple Ridge Neighborhood Association, Rockford Drive NA, Brookside NA

SUBJECT PROPERTY INFORMATION

ADDRESS OR DESCRIPTIVE LOCATION: SE/c of E. 31st St. S. & S. Peoria Ave. TRACT SIZE: 7.01+acres/ 305356.85+sq. ft.

LEGAL DESCRIPTION: (email to [email protected] ): A tract of land being the North 505.80 feet of the West Half (W/2) of Government Lot 1, Section Nineteen (19), Township Nineteen (19) North, Range Thirteen (13) East of the Indian Base and Meridian, Tulsa County, State of Oklahoma, according to the United States Government Survey thereof, being more particularly described as follows: BEGINNING at the Northwest corner of said W/2 Government Lot 1; thence North 89°17’29” East and along the North line of said Lot 1, for a distance of 615.81 feet to the Northeast corner of said W/2 Government Lot 1; thence South 01°04’46” East and along the East line of said W/2 Government Lot 1, same being the West line of Peoria Acres Addition to the City of Tulsa, for a distance of 505.80 feet; thence South 89°17’29” West an parallel with the North line of said W/2 Government Lot 1, for a distance of 616.08 feet to a point on the West line of said W/2 Government Lot 1; thence North 01°02’53” West and along said West line, for a distance of 505.80 feet to the POINT OF BEGINNING; Said tract containing 311,538.94 square feet, being 7.2 acres, more or less.

PRESENT ZONING: RS-3 PRESENT USE: Residential T-R-S: 9319 CZM: 47 ATLAS: CD: 9, 4

INFORMATION ABOUT YOUR PROPOSAL PROPOSED ZONING: MPD-3 PROPOSED USE: Mixed-use DEV. AREAS AFFECTED IN PLAN: _________

LAND USE DESIGNATION: Existing Neighborhood GROWTH OR STABILITY DESIGNATION: Area of Growth

IS PROPOSAL A SIGNIFICANT DEVIATION FROM COMPREHENSIVE PLAN?: [ ] Y [ ] N COMP PLAN AMEND CASE # _________________

APPLICANT INFORMATION PROPERTY OWNER INFORMATION

NAME Planning Design Group- Katy O'Meilia PATTERSON, ROBERT E TTEE ROBERT E

ADDRESS 5314 S. Yale Ave. Suite 510 QUALIFIED PERSONAL RES TR

CITY, ST, ZIP Tulsa, OK 74135 PO BOX 52610

DAYTIME PHONE 918-628-1255 TULSA OK

EMAIL [email protected] I, THE UNDERSIGNED APPLICANT, CERTIFY THAT THE INFORMATION ON THIS APPLICATION IS TRUE AND CORRECT.

SIGNATURE & DATE: DOES OWNER CONSENT TO THIS APPLICATION [ ]Y [ ]N. WHAT IS APPLICANT’S RELATIONSHIP TO OWNER?

APPLICATION FEES (Make checks payable to INCOG)

BASE APPLICATION FEE $ 1500

ADDITIONAL FEE $ 0 APPLICATION SUBTOTAL $ 1500

NEWSPAPER PUBLICATION $ 250

SIGNS $130 X 2 = $ 260 300’ PROPERTY OWNERS MAILING & POSTAGE (Minimum Mailing will be to 15 Property Owners) $ 95.25 NOTICE SUBTOTAL $ 605.25

RECEIPT NUMBER: 232774 TOTAL AMOUNT DUE $ 2105.25 APPLICATION FEES IN WHOLE OR PART WILL NOT BE REFUNDED AFTER NOTIFICATION HAS BEEN GIVEN.

DISPOSITION

TMAPC REC.: COUNCIL/COMMISSION ACTION:

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Aerial Photo Date: February 2018

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SUBJECT TRACTLAND USE PLAN

EXISTING NEIGHBORHOOD

MPD-3

Land Use Plan CategoriesDowntownDowntown NeighborhoodMain StreetMixed-Use CorridorRegional CenterTown Center

Neighborhood CenterEmploymentNew NeighborhoodExisting NeighborhoodPark and Open SpaceArkansas River Corridor

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Growth and Stability

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BROOKSIDE 31

TULSA, OKLAHOMAJULY 23, 2020

MASTER PLAN DEVELOPMENT STANDARDS

PROJECT INFORMATIONMASTER PLAN DEVELOPMENT (MPD) PROJECT TITLE: Brookside 31 PROJECT INFORMATION: Owner: The Robert E. Patterson Trust PO Box 52610 Tulsa, OK 74152 (918) 619-5110

Prepared by: Planning Design Group 5314 S. Yale Ave. Suite 510 Tulsa, OK 74135 918.628.1255

General Project Location:

Zoning Designation: RS-3

Council District: 9

The property is approximately 8 acres and is located on the southeast corner at the intersection of E. 31st Street and Peoria Avenue.

TABLE OF CONTENTSIntroduction ...................................................................................................................4

Project Description 4

Comprehensive Plan Conformance ........................................................................5-7Comprehensive Plan Guiding Principals 5

Growth & Stability Map and Future Land Use 5-6

Transportation 6-7

Thoroughfare Concepts... .................................................................................... ...8-11Internal Street 8

Private Driveway/Rear Alley 9

S. Peoria Ave. Streetscape 10

E. 31st Streetscape 11

Use Regulations....................................................................................................12-14Building Types.......................................................................................................15-18Development Standards......................................................................................19-23

Landscape Standards.......................................................................................24-25Architectural Standards.......................................................................................26Illustrative Renderings.....................................................................................27-31Appendix.................................................................................................................32

TULSA, OKLAHOMA, 7.23.20

BROOKSIDE 31: MASTER PLAN DEVELOPMENT STANDARDS 4

INTRODUCTIONPROJECT DESCRIPTIONBrookside 31 Development is seeking rezoning under the Master Plan Development (MPD) zoning designation in order to construct a variety of retail, restaurant, entertainment, office, and housing typologies. The standards contained within this MPD reflect urban lot and setbacks standards, propose more pedestrian friendly thoroughfare cross sections, and help to ensure higher density development is appropriately scaled and located on the site in order to minimize impacts on the surrounding existing residential areas.

The developments higher density mixed-use building has been located so that the tallest portions of the building are the most internal to the site, which helps to mitigate the feeling of the building towering over the street. Also, the architectural design and standards will take advantage of step backs within the building to ensure the building massing is broken up. The step backs also present opportunities for an abundance of upper level outdoor terrace/patio spaces. Where the project abuts existing residential development, townhouses and open space have been located as a transition from the higher density mixed use development. The project envisions the use of wide sidewalks, plazas, and green spaces with pedestrian amenities that will serve as a gateway and final connection to the existing Brookside District located just south of the property. In addition, the project provides higher density housing options that are located along the Peoria BRT line and has direct pedestrian and biking connections to the Gathering Place located just west via the E. 31st Street Corridor.

A Corner PlazaB Brookside Gateway SignageC Pedestrian Friendly StreetscapeD Sidewalk Outdoor Seating/DiningE Raised Terrace w/Outdoor Seating

G Upper Level Residential Amenity Space

I Rear Alley Garage AccessN Pedestrian Trail & Gate Access for

Neighbors to the EastO Existing Peoria Bus Rapid Transit

(BRT) StopJ Park/Open Green Space

K Detention/Open Space

M Underground Stormwater VaultH Parking Garage Wrapped w/Mixed Use Building

L Townhouses

F Mixed Use Building w/Retail, Restaurant,Entertainment, Office & Residential Uses.

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5TULSA, OKLAHOMA, 7.23.20

BROOKSIDE 31: MASTER PLAN DEVELOPMENT STANDARDS

COMPREHENSIVE PLAN GUIDING PRINCIPALSThe City’s Comprehensive Plan represents the long-term aspirations for how Tulsa will look, feel, and function. The vision outlined in the Comprehensive Plan serves as a guide in order to set planning goals and policies related to Land Use, Housing, Transportation, and Parks, Trails, and Open Space. Brookside 31 is an urban mixed use development that closely aligns with the city’s long-term vision and will help Tulsa meet the ever-growing demand for diverse housing and walkable communities.

THE VISION FOR GROWTH & STABILITYTulsans have expressed a desire for change;they also want to preserve and enhance the best aspects of their city. The growth and stability map is a conceptual illustration of which parts of the city is are likely to change and remain the same over the life of the Comprehensive Plan. Key concepts for implementing stability and growth include encouraging development that contains standards for appropriately located density and urban design and when growth does occur in stable residential areas it should be focused in centers, in activity nodes, and near transit routes. The Brookside 31 project conforms with the key principles by locating well placed density and housing along the Peoria Corridor that is served by the Bus Rapid Transit line. In addition, the creation of this MPD ensure that redevelopment of the project site will be held to a high level of urban design standards that ensure the project enhances the existing neighborhood.

THE VISION MAP & FUTURE LAND USECorridors within the Comprehensive Plan are identified as a means of stitching the city together, and they serve as both travel routes and destinations. The Future Land Use Map envisions the Brookside District as a Main Street Corridor that terminates at the intersection of E. 31st Street and Peoria Ave. Main Streets are lower-volume corridors that

COMPREHENSIVE PLAN (PLANiTULSA) CONFORMANCE

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REVISION DATESCPA # Resolution # Approval Date

CPA 8,13,16 2658:912 10/31/2013

CPA-22 2660:913 12/12/2013

CPA-23 2662:914 1/9/2014

CPA-25 2667:916 2/27/2014

CPA-24 2670:922 4/24/2014

CPA-10,11 2680:925 10/2/2014

CPA-32 2697:932 6/11/2015

CPA-34 2698:934 7/16/2015

CPA-36 2700:937 7/16/2015

CPA-43 2722:951 5/26/2016

CPA-44 2724:953 7/21/2016

CPA-45,46,47 2726:954 8/11/2016

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T U L S A C O U N T Y

W A G O N E R C O U N T Y

R O G E R S C O U N T Y

O S A G E C O U N T Y

C R E E K C O U N T Y

Tulsa Comprehensive Plan

oMap Updated: 10-6-2016

Area of Growth

Area of Stability

Growth and Stability

represent some of Tulsa’s most interesting and lively existing streetscapes. Main street corridors serve surrounding neighborhoods, and also attract visitors to cafes, shops, and eateries-lending each main street its own unique flavor. Travel on Main Street corridors have slower moving traffic with parking on the street or in a shared lot that allows people to park once and walk to their destinations. The walking environment should be pleasant, with wide sidewalks, street trees, benches, and other pedestrian amenities. In older parts of the city, such as the Brookside District, Main Street Corridors serve as linear neighborhood centers where grocery stores, restaurants, and other local-serving businesses are located. Buildings

Tulsa’s Growth and Stability Map depicts the project site as being an area of growth within the Comprehensive Plan.

Project Site



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CPA-5a 2656:908 10/17/2013

CPA-5b 2656:909 10/17/2013

CPA-6-9,12,16-18 2658:912 10/31/2013

CPA-22 2660:913 12/12/2013

CPA-23 2662:914 1/9/2014

CPA-25 2667:916 2/27/2014

CPA-24 2670:922 4/24/2014

CPA-10,11,26,28 2680:925 10/2/2014

CPA-27 2681:926 10/2/2014

CPA-31 2684:927 11/20/2014

CPA-30 2685:928 1/8/2015

CPA-32 2697:932 6/11/2015

CPA-34 2698:933 7/16/2015

CPA-36 2700:937 7/16/2015

CPA-37 2705:938 10/22/2015

CPA-38 2710:944 12/17/2015

CPA-41 2716:947 3/10/2016

CPA-43 2722:951 5/26/2016

CPA-44 2724:953 7/21/2016

CPA-45,47,48 2726:954 8/11/2016

CPA-50 2727:955 8/31/2016

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Land Use Map

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Gathering Place

Zink Park

Future Children’s Discovery Lab Museum

Project Site

COMPREHENSIVE PLAN (PLANiTULSA) CONFORMANCEalong the Main Streets Corridors are typically built up to the sidewalk and generally range to 2 or more stories in height.

The Brookside 31 project perfectly aligns with the Comprehensive Plans vision as a gateway to the existing, highly walkable Brookside District. With plans to connect to the existing sidewalk network and to incorporate new on-street parking, street trees, wide sidewalks, and lively outdoor/plaza spaces for outdoor dining and gathering, the Brookside 31 project will serve as a gateway and destination for the Brookside District.

TRANSPORTATIONThe Comprehensive Plan states that transportation decisions should be focused on improving the range and quality of Tulsa’s travel options, supporting land use goals and maintaining fiscal sustainability. The Comprehensive Plan seeks to implement a context sensitive solutions approach to transportation infrastructure by recognizing that flexibility in project development and design is necessary to balance safety, mobility, economic development, and environmental issues.

The Major Street and Highway Plan considers E. 31st Street as an Urban Arterial Multi-Modal Street with a minimum total right-of-way width of 70 feet. The conceptual cross section shows a center turn lane, two travel lanes, wide sidewalks, and bicycle lanes. The proposed cross section and the City’s GO Plan recommends for the continuance of the existing bike lane east on E. 31st Street, thus connecting the Brookside 31 project directly to the Gathering Place and the new Children’s Discovery Museum located at the intersection of E. 31st Street and Riverside Dr.

The Major Street and Highway Plan considers South Peoria Ave. as an Urban Arterial with a Main Street designation. The conceptual cross section shows wide sidewalks, two center travel lanes and a parking lane adjacent to the curb on both sides with a right-of-way width of 70 feet.

In addition to the proposed bike lanes and street thoroughfare cross sections, Peoria Ave. currently serves as the Aero Bus Rapid Transit line that connects

Tulsa Comprehensive Plan Future Land Use Map: Updated 10.6.16

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CPA-5a 2656:908 10/17/2013

CPA-5b 2656:909 10/17/2013

CPA-6-9,12,16-18 2658:912 10/31/2013

CPA-22 2660:913 12/12/2013

CPA-23 2662:914 1/9/2014

CPA-25 2667:916 2/27/2014

CPA-24 2670:922 4/24/2014

CPA-10,11,26,28 2680:925 10/2/2014

CPA-27 2681:926 10/2/2014

CPA-31 2684:927 11/20/2014

CPA-30 2685:928 1/8/2015

CPA-32 2697:932 6/11/2015

CPA-34 2698:933 7/16/2015

CPA-36 2700:937 7/16/2015

CPA-37 2705:938 10/22/2015

CPA-38 2710:944 12/17/2015

CPA-41 2716:947 3/10/2016

CPA-43 2722:951 5/26/2016

CPA-44 2724:953 7/21/2016

CPA-45,47,48 2726:954 8/11/2016

CPA-50 2727:955 8/31/2016

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Main Street

Mixed-Use Corridor

Regional Center

Town Center

Neighborhood Center

Employment

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Existing Neighborhood

Parks and Open Space

Arkansas River Corridor

Land Use Map

Project Site

Future Land Use Blow Up Area with Project Site Located On The Southwest Corner of the 31st Street and Peoria Intersection just north of the existing mixed use Brookside District.



far North Tulsa to South Tulsa. with a current northbound stop located on the northwest corner of the E. 31st St. and Peoria intersection. This high-capacity transit line connects people to jobs and many major destinations including Downtown, Cherry Street, Brookside, Pearl District, BOK Center, Tulsa Tech Peoria Campus, Shops on Peoria, Oral Roberts University, Cityplex Towers, Centennial Park, and the Denver Avenue station. One in seven of the city’s residents and 20% of jobs are within a 10-minute walk of the corridor. The corridor carries more passengers than any other existing transit route in the city. The corridor was the top transit priority in the 2010 Tulsa Comprehensive Plan, PlaniTulsa.

COMPREHENSIVE PLAN (PLANiTULSA) CONFORMANCE

Comprehensive Plan Urban Arterial-Multi-Modal Street Section for E. 31st StreetComprehensive Plan Urban Arterial-Main Street Section for S. Peoria Ave.

ArcGIS Web Map

Sources: Esri, HERE, Garmin, USGS, Intermap, INCREMENT P,NRCan, Esri Japan, METI, Esri China (Hong Kong), Esri Korea, Esri(Thailand), NGCC, (c) OpenStreetMap contributors, and the GISUser Community

GO Plan Recommendations

Bike Lane

Sharrow

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Existing Trails

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0 0.25 0.50.13 km

1:9,028

Web AppBuilder for ArcGISCopyright © 2015 INCOG

Project Site



INTERNAL STREETOverview

The internal street of Brookside 31 serves as both a secondary access point into the development, provides connections to the mixed use developments parking garage, and serves as access to private drives/ rear lanes that serve the stand alone residential portion of the project. The street is anticipated to have parks and urban style residential dwellings fronting it therefore the cross section should be designed to compliment this residential context. The street should provide sidewalks on both sides, on-street parking for residential guests, utilize street trees, and consider reducing traffic lanes widths to eleven feet in order to slow traffic through the residential area.

THOROUGHFARE CONCEPTS

Precedent Image: Rowhouse with elevated stoops and courtyard plantings at the street.

LOCATION MAP

E. 31st Street

S. Pe

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PRIVATE DRIVEWAY/REAR ALLEYOverview

The private rear drive lanes for Brookside 31 should be designed for privacy and consider utilizing private gates in order to separate them from the mixed use developments traffic. The paving for the rear drive lanes should be minimal in width in order to distinguish them as a different thoroughfare than the developments internal street network. Residential structures should be setback from the rear drive lane so that a total of twenty four feet is provided for backing out/maneuvering space. The setback space should contain ornamental plantings that help to soften the residential buildings rear facade.


LOCATION MAP

Precedent Image: Rowhouse with rear garages served by a rear drive with plantings to make the drive attractive.

E. 31st Street

S. Pe

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S. PEORIA AVE. STREETSCAPEOverview

While the City’s Major Street and Highway Plan has identified a proposed street cross section for S. Peoria Ave., the streetscape along Peoria Ave. for Development 31 should be designed as a pedestrian friendly and highly walkable corridor. On-street parking, street trees, and wide sidewalks should be utilized. Pedestrian amenities, lighting, plantings, and ample plaza/outdoor seating areas should be utilized. Where grade changes occur along the streetscape, use of larger building setbacks and slightly elevated outdoor patios should be utilized to provide separation and more comfortable seating environments away from the busy S. Peoria Ave. traffic.


LOCATION MAP

Precedent Image: Illustration depicting the streetscape along Peoria with on-street parking, street trees, wide sidewalks, an elevated outdoor dining terrace, ample plantings, pedestrian lighting, and bench seating.

E. 31st Street

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Ave.



E. 31ST STREETSCAPEOverview

While the City’s Major Street and Highway Plan has identified a proposed street cross section for E. 31st St., the streetscape for Development 31 along this corridor should be pedestrian friendly and compliment the residential development with front doors that face E. 31st Street. On-street parking, street trees, pedestrian amenities and wide sidewalks should be utilized. Larger building setbacks that allow for ample planting and front residential courtyards with elevated patios/stoops should be utilized. This will provide both an inviting and walkable pedestrian environment and will ensure that the development visually transitions from the more intense mixed use development located at the intersection to a more residential look and feel along the sidewalk.


LOCATION MAP

Precedent Image: Illustrative rendering of townhouses with elevated stoops, plantings, and the streetscape along E. 31st Street.

E. 31st Street

S. Pe

oria

Ave.



USE REGULATIONSUses are listed in the first column of Allowed Use Table 2.0. This MPD classifies uses into categories and subcategories. In some cases, specific use types are listed in addition to the use categories and subcategories.

PERMITTED USESUses identified with a “P” are permitted as-of-right in this MPD, subject to compliance with Table 2.0 and with all other applicable regulations of the Tulsa Zoning Code and this MPD.

TABLE NOTES The Table Notes that appear in brackets [ ] identifies additional regulations that apply to some uses. Unless otherwise expressly stated, compliance with these regulations is required regardless of whether the use is permitted as-of-right or requires special exception approval.

ACCESSORY USESAccessory uses are not regulated by Table 2.0. Customary accessory uses are allowed in conjunction with principal uses permitted by right or by special exception, subject to review and compliance with all applicable accessory user regulations of Chapter 45 of the Tulsa Zoning Code.

ResidentialHousehold Living

Single household

Townhouse P

Mixed-Use Building P

Vertical Mixed-Use Building P

Two Households on a Single Lot



Three or more households on a single lot

Multi-Unit House P

Apartment/Condo P



Group LivingAssisted living facility P

Elderly/retirement center P

Fraternity/Sorority P

Life care retirement center P

Public, Civic, & InstitutionalCollege or University P [1]

Daycare P [1]

ALLOWED USE TABLE 2.0



ALLOWED USE TABLE 2.0 CONTINUEDGovernment Service or Similar Function P

Hospital --

Library or Cultural Exhibit P

Natural Resource Preservation P

Parks and Recreation P

Postal Service P

Religious Assembly P[1]

Safety Service P

School P [1]

Utilities & Public Service Facility Minor P

Wireless Communication Facility Building mounted antenna P

CommercialAnimal Service

Grooming P

Veterinary P

Assembly & EntertainmentOther indoor

Small (up to 250-person capacity) P

Large (>250-person capacity) P

Broadcast or Recording Studio P

Commercial Service

Business support service P

Consumer maintenance/repair service P

Personal Improvement Service P

Research Service P

Financial Services (except as below) P

LodgingBed and breakfast P

Short-term rental P

Hotel P

OfficeBusiness or professional office P

Medical, dental, or health practitioner office P

Restaurants and BarsRestaurant P

Bar/Wine Bar P[5]

Brew pub P[5]

Retail SalesConsumer shopping goods P

Convenience goods P

Grocery Store P [2]

Medical marijuana dispensary P[3]



ALLOWED USE TABLE 2.0 CONTINUEDTABLE NOTESThe following notes refer to the bracketed numbers (e.g., “[1]”) in the use Table 2.0.

[1] Proposed use must be located entirely within the principle mixed-use building and each individual use may not occupy more than 5% of the buildings floor area.

[2] Grocery store uses are allowed in the MPD district but must be located entirely within the principle mixed-use building. No stand alone grocery or big box store is permitted.

[3] Proposed use must be located entirely within the principle mixed-use building and shall not occupy more than 7,000 sf of the building.

[4] Traditional fast food, bank, dry cleaning, etc. drive-thru facilities are not permitted in the MPD. Dedicated parking space for deliveries and pickup/carry out goods and services should be designed and integrated within the developments parking structure and/or dedicated on-street parking spaces for the specific use of delivery and pickup traffic.

[5] Proposed use must be located entirely within the principle mixed-use building. No stand alone building containing a bar/wine bar or brew pub is permitted.

Studio, Artist or Instructional Service P

AgriculturalCommunity Garden P

Farm, Market or Community Supported P

OtherDrive-in or Drive-through Facility --[4]



BUILDING TYPESINTENTThe Building Type Standards are a matrix of text and diagrams that regulate those aspects of private buildings which affect the public realm. The Building Type Standards are intended to allow for a variety of building types, create a high level of walkability, and ensure the higher density mixed-use development fits within the existing neighborhood and the Comprehensive Plan’s Main Street Corridor designation.

ALLOWED BUILDING TYPESThe following building types are permitted within the MPD. a. Commercial Buildings b. Mixed-use buildings c. Apartment/Condo d. Townhouse e. Open space sites

Commercial Buildings DESCRIPTIONA Commercial Building is very similar to a mixed-use building but generally does not include residential uses. Commercial buildings within this MPD should take on a similar look, feel, scale, placement, and character as the mixed-use building type described in this MPD.

Commercial Buildings should take advantage of the site’s high visibility intersection by locating directly on the corner and creating an outdoor plaza that serves as a gateway and gathering space into the Brookside District. High pedestrian traffic uses should concentrate along the Peoria Ave. corridor. It’s appropriate for a mix of uses with high pedestrian traffic to wrap the 31st Street corner but should not stretch too far east so as not to encroach upon existing single family residential uses located on the sites eastern boundary.



BUILDING TYPE DESCRIPTIONS

Precedent Image: Mixed-Use building that uses tall window volumes, awnings, and balconies to break up the building facade.

Precedent Image: A mixed-use building that utilizes material changes and building step backs to mitigate the buildings height and massing appearance.

Mixed-Use Buildings DESCRIPTIONThe Mixed-Use Building Type (MUBT) accommodates the mixing of retail/commercial, restaurant, entertainment, office, and residential uses within one structure. MUBT’s have larger ground floor heights, should provide active ground floor uses such as shops, dining, and offices, and have clearly demarcated entries for individual components of the building. MUBT’s are the most intense in their scale and generally make use of elevators when multiple stories exist. Parking for this building type is typically in rear or adjacent surface parking lots or parking garages. The building form accommodates a high number of visitors and shoppers with high turnover volumes making the use of on-street parking critical.

Mixed-Use Building Types should take advantage of the site’s high visibility intersection by locating directly on the corner and creating an outdoor plaza that serves as a gateway and gathering space into the Brookside District. High pedestrian traffic uses should concentrate along the Peoria Ave. corridor. It’s appropriate for a mix of uses with high pedestrian traffic to wrap the 31st Street corner but should not stretch too far east so as not to encroach upon existing single family residential uses located on the sites eastern boundary. A transitional land use, such as townhouses, will still provide a urban street frontage but provide a better residential scale adjacent to single-family residential.

Mixed-Use Building Types should utilize step backs in the buildings architecture to create a varied facade and help mitigate the height and massing of the structure. Some step back areas should be large enough that they provide space for outdoor terraces, patios, and/or amenity space for relaxing. Where possible, the tallest portions of the building should step back the furthest from the street edges as shown on the conceptual site plan for this MPD. This will help mitigate the large building massing with the existing single-family residential development adjacent to the site.




Precedent Image: Apartment/Condo buildings that have street level units with front entry courtyards, elevated porches/stoops and plantings.

Apartment/Condo: OVERVIEWAn Apartment/Condo building is a multi-story, residential building form that includes floors of stacked residential units. Apartment/condos allow for increased density in targeted areas and provides an additional housing option in commercial and mixed-use areas. Apartments/Condos may be stand alone or mixed vertically within a mixed-use building. Facade articulation and the use of doorways/common entry points oriented toward the street create a more pedestrian-friendly environment. Parking for Apartments/Condos typically occur in shared surface parking lots or in structured garages.

For the Brookside 31 development, where possible apartments/condos should be provided within a vertical mixed-use building and should be located above the street level. This allows for more active pedestrian uses to be located along the sidewalk.




Precedent Image: Townhouses with larger front setbacks allow for front plantings, Courtyards and entry stoops/porches off the street.

Precedent Image: Townhouses with smaller front setbacks can still provide front entry stoops but feel much more urban in their look and scale.

Rowhouse/Townhouse: OVERVIEWA Rowhouse, also commonly referred to as a Townhouse, is a building form that consists of a series of attached units that share a party wall with another of the same type. The building is generally narrow and tall, with entries facing the street. This building form is often raised off the ground and accessed by a front porch or stoop that draws attention to each individual unit entry. A variety of architectural articulation can be utilized in order to distinguish each unit from one another, including changes in color, materials, and/or wall offsets. Parking is accommodated by rear attached or detached garage. Parking is accessed from the rear of the structure by an alley or rear internal driveway.

Townhouses in this MPD should be used as a land use transition between the existing single family residential to the east and the higher density mixed-use development. Units located along E. 31st Street should utilize larger setbacks off the sidewalk to allow for front yard courtyards and planting space. Units should be slightly elevated from the street level to provide privacy for residents. Townhouses facing E. 31st Street should be designed with step backs in the building that provide elevated outdoor terraces/patios for residents. Townhouses located more internally to the site may need to utilizes smaller front setbacks and may take on a more dense urban feeling at the street level. All townhouse garages for this MPD must be located at the rear of the structure and be accessed via a rear private lane and/or private driveway.



DEVELOPMENT STANDARDS

Minimum Lot Area (sq. ft.)Townhouse 1,600

Apartment/condo 7,500

All Other 3,500

A Minimum Lot Width (feet)Townhouse 20

Apartment/condo 50

All other 25

B Minimum Street Frontage 20

Minimum Open Space per Unit (sq. ft.) [1]Townhouse 200

Apartment/condo/mixed-use 100

Minimum Building Setback (feet) Street

Townhouse 5

All others 5

Abutting R District

LOT AND BUILDING STANDARDSThe Lot and Building Standards apply to all new construction and building additions within the MPD.

Note: Building Setbacks and Build-to-Zone Standards shall be measured from the MPD proposed Right-of-Way/Property line located at the back of sidewalk as depicted in Figure 1.1, Lot and Building Regulations Diagram.

All others 10

Abutting Nonresidential District

All others 0

Abutting Alley

All others 5

C Build-to-Zone (min./max. in feet) [2] 5/35

S. Peoria Ave. 70%

E. 31st Street 40%

D Minimum Parking Setbacks (feet) (see also Section 55.080-C) [3]Primary Street 30

Secondary Street or R zoning district 10

Nonresidential District 0

Minimum Ground Floor Ceiling Height (feet) [4]Vertical mixed-use, mixed-use, and commercial buildings 14

All other buildings NA




[1] For this MPD, outdoor public and private patios, plazas, parks, dual purpose detention ponds/green space, and rooftop pools, patios, gardens, decks, terraces, etc. may count toward the open space requirement.

[2] Plazas, terraces, and/or patios designed to accommodate outdoor dining, gathering space, community activities/events, etc. designed in front of the building may allow for the building to exceed the maximum setback and may count toward the Build-to-Zone requirement. In order to count, the spaces must be designed for pedestrian activity and shall activate the street frontage. Townhouses are exempt from the Build to Requirement. See adjacent precedent images for plaza design inspiration.

[3] Parking is prohibited between buildings and street right-of-ways Townhouse garages shall be located in the rear of the structure and access via a rear private alley/driveway. Parking Structures are subject to Section 40.280 Parking Structures of the Tulsa Zoning Code.

[4] Apartment/condo units that are included as part of a mixed-use project

and are located at the ground/street level shall be exempt from the minimum Ground Floor Ceiling Height requirement.

[5] Measurements for transparency shall comply with the Tulsa Zoning Code Section 90.140 Transparency Measurements. Exceptions for this MPD include sloped portions of the site where average grade along the street curb may be utilized to determine the starting point for the 3’ mark. Average grade is determine by calculating the average of the highest and lowest elevation along natural or the improved grade (whichever is more restrictive) along the front of the building parallel to the street setback line. See Figure 1.2 Average Grade Diagram.

Appropriately designed plaza, terrace, patio, etc. for uses within the Build-to-Zone.E Minimum Transparency (%) [5]

Vertical Mixed-Use Buildings

Ground floor 50

Upper floors 20

Commercial buildings and mixed-use buildings

Ground floor

Upper floors

Other Buildings 20

F Street-Facing Entrance RequiredAll Uses Yes




AB

C

G

G

G

G

C

E

F

D

G

Street

sidewalk

sidewalk

StreetMin. Lot Width

Min. Street Frontage

Build-to-Zone

Min. Parking Setback

Min. Transparency

Street Facing EntranceFuture ROW/Lot Line Proposed by Tulsa Major Street & Highway Plan

Future ROW/Lot Line Proposed & Used by Brookside 31 MPD Regulations

A

B

C

D

E

F

Figure 1.1: Lot and Building Regulations Diagram




Highest Elevation

Lowest Elevation

Average of Highest and Lowest Elevations

Building Height

Front of Building

Maximum Height (feet)

Townhouse 3 stories / 35’ max.

Vertical mixed-use, mixed-use, and commercial 8 stories / 100’max.

Apartment/Condo 6 stories /75’ max.

BUILDING HEIGHT STANDARDSExcept as stated by transition standards, building heights in this MPD may not exceed the limits listed below. Building height measurement is defined in Section 90.160 of the Tulsa Zoning Code.

Figure 1.2: Average Grade Diagram Figure 1.3: Transitional Height Standard Diagram

BUILDING HEIGHT TRANSITION STANDARDSWhere the MPD lot shares a lot with an R-zoned lot, the maximum building height limit at the point of the required minimum setback is 40 feet. Height may be increased above 40 feet by up to one foot (vertical) for each 6 inches of additional building setback, up to the maximum height allowed in the MPD. The additional setback may be provided for the entire building or only the portion of the building above 40 feet in height.

FENCING & GATE STANDARDSConventional gated complexes with perimeter security fencing along public streets are prohibited. Fences shall not be located in the area between building facades and the street Right-of-Way.

�



DEVELOPMENT STANDARDSAppropriately designed low fences and walls around outdoor patios and residential porches/stoops.

Exterior security fences and gates that are located along public streets, along private streets or walkways that are publicly accessible through a public use easement, or along publicly accessible open space shall not extend beyond building facades.

Private residential patios, yards, or outdoor dining patios, with a front yard fence, railing, or low walls may extend beyond the front wall building facade if the following requirements are met:

• All fences and railings shall be architecturally compatible with the character of the building and be constructed of high quality materials including: wrought iron, composite fencing, treated wood, aluminum, or metal. Chain link, barbed wire, and concertina wire material is prohib-ited.

• All walls shall be architecturally compatible with the character of the building and constructed of high quality materials including stone, decorative blocks, brick, cast stone, or stucco over standard concrete masonry blocks

• Fences, railings, and walls shall not exceed 3 feet (36”) in total height as measured from the ground to the top of the fence, railing and/or the wall however; For elevated residential stoops the total fence, railing and/or wall height shall not exceed 5 feet (60”) total.

Building Facade

Line

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OTHER RELEVANT REGULATIONSUses and development within the Brookside 31 MPD may be subject to other regulations and standards outline in the Tulsa Zoning Code, including the following:

• Chapter 45, Accessory Uses and Structures

• Chapter 55, Parking for Mixed-Use Districts

• Chapter 50, Temporary Uses

• Chapter 60.080, Signs in Mixed-Use, Commercial, and Industrial Districts

• Chapter 67, Outdoor Lighting

• Chapter 80, Nonconformities



LANDSCAPE STANDARDSThe Landscape Standards establish the vision and goals for the overall development aesthetic.

PRIVATESpecific requirements regarding plant sizes, quantities, and species for private yard landscaping requirements shall be outline in the Brookside 31 covenants and restrictions and filed with the plat. Private driveways/rear alleys/lanes shall contain planting beds and plant material between garage unit doors in order to soften the look of the alley. Private residential front yards that front E. 31st St. and/or Peoria Ave. shall provide a minimum of 1 (small or medium) tree per unit and a minimum of 100 sf. of planting area.

A private pedestrian gate is required along the east perimeter of the site in order to allow the cul-de-sac of homes located on the properties east side to have gated access to the development and to the Peoria Ave. corridor via a sidewalk.

PUBLICThe Brookside 31 development shall comply with the Landscape and Screening Standards as outline in Chapter 65 of the Tulsa Zoning Code. In order to create an urban streetscape, street trees planted along Peoria Ave. and E. 31st St. should be planted within the right-of-way adjacent to the curb and be subject to the same requirements as the central business district.

MAINTENANCEA Property Owner’s Association (POA) will be formed for the Brookside 31 development. Final covenants and restrictions for the Brookside 31 development will be filed with the final plat and will include the maintenance agreement and other specific rights and requirements for POA members.

A third-party landscape management company will be established at Brookside 31 and will be responsible for the maintenance of the landscaped entries, private lanes, perimeter fencing and all reserves and landscape areas as identified on the plat.

Precedent images that establish the landscapes look, feel, and character for the Brookside 31 development.



Community Open Space

Dry Detention/Pocket Park

Private Landscaping

Streetscape Plantings

Underground Detention

Outdoor Patio Space

Pedestrian Gate Location

N

S. Pe

oria

Ave.

E. 31st Street

DIAGRAM - OPEN SPACE & DRAINAGE

LEGEND

The Open Space and Drainage diagram depicts the various types and locations of open space located throughout the development. Refer to the Landscape Standards section of this MPD for specific landscape standards.



ARCHITECTURAL STANDARDSOVERVIEWThe Architectural Standards specify the general materials and configurations permitted for walls, roofs, openings, and building facades in order to produce visual compatibility among differing building types.

GENERAL STANDARDSTo create architectural interest, building facades shall incorporate various expressions of structural design elements such as, but not limited to: floor banding or belt course details, columns, pilasters, piers, quoins; foundation water tables or rustication details. Façade articulation and variation in wall plane including patterns of door and window openings through the use of sills, mullions, and other scale providing window elements is required. A stepbacks in the building facade shall be provided at third story. Additional building stepbacks that provide outdoor terrace spaces are highly encouraged.

Architectural building materials shall be high quality and may include but is not limited too: • Stone• Brick • Terra Cotta• Patterned pre-cast concrete• Cement plaster stucco• Cement board siding• Cast stone or pre-fabricated brick panels• Architectural metals• Architectural concrete• Glass

Residential buildings shall fit within the overall architectural styles of the development. Elevated porches and/or urban stoops should be utilized on all street level residential dwellings to establish an urban residential look and feel and to promote community interaction at the street.



ILLUSTRATIVE RENDERINGS: E. 31ST & PEORIA AVE. INTERSECTION



ILLUSTRATIVE RENDERINGS: PEORIA AVE. STREETSCAPE



ILLUSTRATIVE RENDERINGS: E. 31ST STREETSCAPE



E. 31st Street

S. Peoria Ave.

ILLUSTRATIVE RENDERINGS: BIRDS EYE LOOKING SOUTHWEST



E. 31st Street

S. Peoria Ave.

ILLUSTRATIVE RENDERINGS: BIRDS EYE LOOKING SOUTHEAST

APPENDIX

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