Broken Arrow City Council
Meeting of: 04-03-2018
To: Mayor and City Council Members
From: Development Services Department
Title:
title
Consideration, discussion, and possible adoption of Ordinance No. 3523, an ordinance amending the Land Subdivision Code of the City of Broken Arrow, Oklahoma, Section 4.1.a pertaining to General Design Standards for Streets; Section 4.1.c pertaining to General Design Standards for Abutting Unsubdivided Land; Section 4.2.a pertaining to Building and Structure Setbacks from All High Pressure Pipelines; Section 6.2 pertaining to Miscellaneous Requirements; and Section 6.3.a.4) pertaining to Private Street and Gated Residential Developments; repealing all ordinances or parts of ordinances in conflict herewith; and declaring an emergency
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Background:
Section 4.1 of the Subdivision Regulations is proposed to be modified to clarify the distance requirement for stub streets, which require temporary right-of-way for a turn-around. The current wording of the regulations state that a turn-around is required if the street that connects to the adjacent unplatted property is more than one (1) lot in length. The proposed modification clarifies that temporary right-of-way for a turn-around is required if the street that connects to the adjacent platted or unplatted property is in excess of 150 feet. Measured from the centerline of the intersecting street to the property line.
Currently Section 4.2.a states that “…All residences, buildings, and other habitable structures shall be set back a minimum of fifty (50) feet from all high pressure pipelines, which pipelines are under the regulatory jurisdiction of the United States Department of Transportation”. At the time this section of the ordinance was created, it was intended to create a setback from transcontinental high pressure transmission pipelines that crossed the city. Typically these pipelines are around twelve (12) inches in diameter and larger. Since that time, all transmission pipelines have come under the regulations of the United states Department of Transportation. This includes pipelines less than two (2) inches. This new change in federal law creates an issue where property becomes undevelopable due to the minimum of fifty (50) foot setback requirement. Staff has researched and found, that placing a pipeline size requirement of eight (8) inches or more would continue the intent original of Section 4.2.a while also allowing for the safe development of the community.
The modification to Section 6.2, miscellaneous requirements, adds an additional requirement for finished floor elevations. This item states that finished floor elevations shall be placed on the face of the plat. If the lots are connected to a sanitary sewer system, then a backflow prevention table is required on the face of the plat.
Modifications to Sections 4.1 and 6.3 of the Subdivision Regulations are being proposed to bring the regulations in line with the requirements of the International Fire Code. Currently Sections 4.1 and 6.3 require residential subdivisions with twenty (20) or more dwelling units to have more than one (1) ingress and egress. Per Section D107.1 of the International Fire Code, “Developments of one- or two-family dwellings where the number of dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads, and shall meet the requirements of Section D104.3”. The proposed modification, changes the language of Sections 4.1 and 6.3 to match that found in Section D107.1 of the International Fire Code.
On March 22, 2018 the Broken Arrow Planning Commission voted 3-0 recommending approval of the modifications of the Land Subdivision Code as presented by staff.
Staff recommends that the Council adopt Ordinance No. 3523 and approve the Emergency Clause.
Cost: Recording Fees
Prepared By: Larry R. Curtis, Plan Development Manager, Development Services
Reviewed By: Legal Department
Assistant City Manager - Operations
Approved By: Michael L. Spurgeon, City Manager
Attachments: Redline Strikeout Version-Ordinance No. 3523
Final Ordinance No. 3523
Recommendation:
Adopt Ordinance No. 3523 and approve the emergency clause.