§ 59-13650. - Urban Conservation Districts.
13650.1. Purpose of Urban Conservation Districts. The Urban Conservation Districts (UC Districts) are intended to promote the health, safety, economic, cultural, and general welfare of the public by encouraging the conservation and enhancement of the urban environment. The purposes of the UC District are:
A. To identify physical, social and economic resources within the urban environment worthy of conservation.
B. To maintain neighborhood character and integrity by focusing special attention on the maintenance of the physical environment, the enhancement of physical, social and economic resources, and the accommodation of desirable change.
C. To prevent economic obsolescence and promote reinvestment by fostering stable property values and a high level of economic activity, by maintaining essential urban services, and focusing financial assistance and other economic development programs.
D. To promote the efficient use of urban lands, including the encouragement of compatible infill development on vacant and passed-over parcels.
E. To encourage and support rehabilitation of the physical environment, and programs for the conservation and revitalization of urban areas.
F. To foster the harmonious, orderly and efficient growth, development and redevelopment of Oklahoma City.
13650.2. Description of the Urban Conservation District.
A. The UC District is an overlay zone. The regulations shall be in addition to the provisions of the underlying district applicable to the subject parcel. This designation may be placed in conjunction with any zoning district within the City in accordance with the provisions of this section. When more than one regulation is applicable to a district, the regulations created under this section shall apply.
B. Areas, tracts or sites within the UC District shall be identified on the Official Zoning Districts Map, and in other official writings, by the suffix "UC."
13650.3. Designation Procedure.
A. The City may designate areas, tracts or sites for inclusion within the UC District in the same manner prescribed for the designation of other zoning districts by this chapter and subject to compliance with this section.
B. The initiation of a proposal of designation may be made by either:
(1) The Oklahoma City Planning Commission, City Council or Planning Department.
(2) Upon the application of property owners of the area, tract or site to be designated provided the application includes:
(a) A petition that includes signatures of the property owners of at least 50 percent of the property within the proposed district's boundary.
(b) A statement documenting the conditions justifying an Urban Conservation designation, and setting forth the purposes and intent of such a designation.
C. Upon the drafting of an ordinance for an area for UC District designation, public hearings shall be held and notice given to all owners of affected property in accordance with the notice requirements of this chapter. Said notice shall include a copy of the proposed designation ordinance, the Provisions Applicable to All Districts, a letter outlining the basis for the designation, and any obligations and restrictions which may result from such designation.
D. The Planning Commission may solicit and present expert testimony or documented evidence regarding the importance and effects of urban conservation within the proposed district.
E. As part of every designation, or amendment of a designation, the Planning Commission shall state in writing the attributes of the area or site designated, as these attributes relate to and comply with the review criteria for district designation, as provided in this section. In addition, the Planning Commission shall state in writing whether or not, in its review, a proposed designation is in compliance with prior actions of the City Council in approving plans, programs or authorizations for public trusts, agencies or authorities of the City. The Planning Department Staff shall report to the Planning Commission about the existence of such plans, programs or authorizations, which might apply to the property proposed for designation, and shall offer a professional opinion concerning the compliance of the proposed designation with same.
F. Within 30 days after final passage by the City Council, the City Clerk shall submit for filing in the land deeds of the county where a new or amended district is located a list of all affected property parcels, the Provisions Applicable to All Districts, and the ordinance establishing or amending the district.
13650.4. Designation Ordinance.
A. If the Planning Commission finds that the area meets the criteria found in this section, they shall prepare a designation ordinance which protects the proposed district against detrimental development action.
B. The designation ordinance shall identify the district boundaries. The designation ordinance may include the following:
(1) Specific standards and controls to regulate the district. These may include provisions governing:
(a) The use of land, but no UC District regulations shall supersede any other provisions in this chapter regulating the Low Impact Institutional: Residential-Oriented (59-8200.5) use unit.
(b) Density and/or intensity of land use, such as minimum lot size, maximum floor area, floor area ratios, number of dwelling units per acre, minimum lot area per dwelling unit, and other related provisions.
(c) Area and bulk restrictions, including setbacks, maximum lot coverage, height controls, open space requirements and other related provisions.
(d) Accessory uses and yard utilization regulations, such as landscaping, fencing, carports, access regulations, sidewalks, home occupations, animal regulations, signs and other related provisions.
(e) Parking regulations, such as number of required spaces per type of use, the location and design of parking areas, restrictions concerning recreational vehicles, trailers, boats, large trucks, and other related provisions.
(2) Regulation of the conversion of existing structures, including provisions governing the use of converted structures, minimum structural standards, minimum floor area standards, and minimum volume, parking and/or other related provisions.
(3) Special procedures and techniques for enforcement of the City's building, housing and maintenance codes.
(4) Procedures, techniques and devices for implementation and enforcement of this section, including the delegation of certain responsibilities and authorities to duly constituted commissions, boards, committees, associations or officials.
(5) Notification methods including the placement and erection of identification markers.
C. The Planning Commission shall forward the designation ordinance and its recommendations to the City Council for consideration.
13650.5. Designation Criteria. When determining a district's potential for Urban Conservation designation, the Planning Commission and City Council shall ensure that the following minimum criteria are satisfied:
A. The need for coordinated action or treatment because of physical, social and/or economic relationships, the presence of unifying elements and cohesiveness within the district, similar land uses, densities and intensities, and any other related problems, issues or factors.
B. Evidence of structural deterioration, encroachment of incompatible land uses, existence of disruptive elements, or other factors contributing to the decline of the district.
C. The area exhibits revitalization potential.
D. District property owners, residents and/or tenants desire and support urban conservation efforts.
E. District designation conforms to City plans and policies.
F. Evidence that Urban Conservation designation would be an appropriate and effective method for the area.
13650.6. Taxes. Nothing in this section shall be constructed as a reason for an increased valuation of property for purposes of ad valorem taxation because of Urban Conservation designation.
13650.7. Provisions Applicable to All Districts. The following provisions shall apply to each Urban Conservation District.
A. The purpose of the district is
(1) To provide for coordinated action and treatment for the designated area, in accordance with the purposes of the Urban Conservation District stated in Section 59-13650.1;
(2) To promote neighborhood identity and City recognition of special features and problems of the designated district.
B. Establishment of an Official Advisory Relationship Between the City and the Urban Conservation District.
(1) Creation. For each Urban Conservation District, a neighborhood association shall designated to establish a "Steering Committee," which shall serve as an official advisory representative to the City and may advise the City Council, the Planning Commission and other duly appointed commissions and committees of the City on such matters relating to the vitality and integrity of the Urban Conservation District. Such commissions and committees may include but not necessarily be limited to the Alcoholic Beverage License Review Board, Board of Adjustment, Board of Appeals, Board of Park Commissioners, Building Code Commission, Central Oklahoma Transportation and Parking Authority, Traffic and Transportation Commission, and the Capital Improvements Program Citizens Committee. The Director may recognize a successor organization to one designated in the enabling ordinance for a district.
(2) Organization; Members. The organization, membership and term of the Steering Committee shall adhere to the duly adopted constitution and bylaws of the designated neighborhood association.
(3) Duties and Functions. The Steering Committee shall serve as an advisory body on governmental matters affecting the district as described below. In general, the Steering Committee shall:
(a) Initiate, review and recommend criteria and programs for the conservation, development, and enhancement of the district by means of:
1. Participating in the development and update of the Oklahoma City capital improvements program, including proposing new items and changes relating to the district. It shall be the obligation of the Steering Committee to provide the Planning Department with the name of a contact person for notification of all citizens' capital improvements program meetings.
2. Receiving and reviewing for comment any proposed revisions to the Oklahoma City Comprehensive Plan which would affect the district.
(b) Recommend priorities in government service and the operation of the various government departments in the Urban Conservation District by means of:
1. Requesting and receiving from departments or agencies, prior to implementation, full reports on any proposed changes in service or practice in the district, and recommending approval, disapproval or modification of the proposed changes;
2. Meeting with the City administrative officials to obtain additional information necessary for the Committee to fulfill its functions;
3. Reviewing and evaluating pending legislation substantially affecting the district;
4. Regularly obtaining from the Planning Department, for review, comments and recommendations, notices of all applications for rezoning, variances, special exceptions, special permits, and subdivision of property requiring a public hearing.
(c) Such suggestions, comments and advice shall be of an advisory nature only, but shall be forwarded with staff reports to the Planning Commission, City Council and Board of Adjustment for consideration at public hearings.
(d) In the interest of planning for neighborhood needs, identify and study the problems and requirements of the district, in order to:
1. Create plans and policies that will serve as guidelines for the future development of the neighborhood;
2. Bring the problems and needs of the neighborhood to the attention of appropriate government agencies or residents;
3. Recommend solutions or legislation.
(e) Aid and promote communications within the district, and between it and the rest of Oklahoma City, by means of:
1. Providing that regular and special meetings of the Steering Committee shall be open to the public;
2. Soliciting the active cooperation of all segments of the community and City, including organizations, associations, institutions and government;
3. Initiating proposals and supporting those introduced by individual citizens or area organizations which will enhance the quality of life enjoyed by district residents and preserve the unique residential and commercial mix of the neighborhood;
4. Promoting and encouraging community business whose functions, methods of operation, location, and architectural appearance are consistent with the character and requirements of the community.
(f) Encourage members from the district to make themselves available for appointment to the City boards and commissions that make decisions or recommendations affecting the district.
(4) Review of Proposed Development.
(a) The Director shall notify the Chair of the Steering Committee of all applications for rezoning, variances, special exceptions, special permits, or subdivision of land requiring a public hearing involving land parcels located wholly or partially within the district or within 300 feet of the district's boundaries.
(b) The Steering Committee may initiate contact with an applicant to give notice of potential plans for the district and may suggest modifications in the application based on these plans.
(c) The Steering Committee may make written comments on any such application or have representatives at a public hearing. All written comments shall be attached as a part of staff reports to the Planning Commission, City Council or other body.
(5) Annual Reports. The neighborhood association shall submit to the Director an annual report which includes the result of election of Steering Committee members and officers, a copy of the printed notice for said elections, and any adopted changes to the constitution and/or bylaws.
C. Specific standards and controls to regulate all Urban Conservation Districts. The regulations established in this section shall take precedence over all other regulations in this chapter (the Zoning Code), whether they are more or less restrictive, unless there is a statement to the contrary in this section.
(1) Landscaping.
(a) Provisions for landscaping in this section shall apply only if they are more restrictive than those of Article XI, Landscaping and Screening Regulations.
(b) Required Screening of Existing Development: All parking lots, offices and commercial uses, and other similar uses shall be screened from abutting residential property by the installation of sightproof screening. This provision shall become effective one year after a property is added to a district.
(c) Drainage requirements for additions to hard-surfaced parking area: For all uses other than one- and two-family uses, such added parking area shall be designed so that runoff from said parking area does not flow onto any location on abutting property in excess of the historical rate prior to development.
(2) Parking. The definition of "Commercial Truck" shall be applied in all residential zones as follows: A commercial truck is any truck with more than two axles; or any truck with any part or attachment to the vehicle exceeding the height of 82 inches; or any truck with a gross vehicle rating greater than 12,000 pounds; or any truck with an overall length of more than 25 feet. Commercial trucks shall include without limitation haulers, semi-trailer rigs, dump-trucks, concrete mixers and tow-trucks
13650.8. Linwood Place Urban Conservation District.
A. Purpose and Intent. The Linwood Place Urban Conservation District is intended to promote the health, safety, economic, cultural and general welfare of the public by encouraging the conservation and enhancement of the urban environment specifically in the area of Oklahoma City known as Linwood Place.
B. District Designation. The location of the Linwood Place Urban Conservation District can be found in Appendix A.
C. Official Advisory Relationship. The Linwood Place Neighborhood Association is designated to establish the "Steering Committee."
D. Qualifier. Except for the provisions specifically contained in this section, all other provisions of this chapter shall apply to and have full force upon the properties contained in the Linwood Place Urban Conservation District.
E. District Regulations. The following specific regulations shall be effective within the boundaries of the Linwood Place Urban Conservation District.
(1) General Regulations.
(a) Parking. For purposes of these regulations, a commercial vehicle shall be defined as any vehicle in excess of one ton capacity and meeting the provisions of Chapter 32, Article XII, Division 2 of the Oklahoma City Municipal Code.
1. Special Parking Standards for All Vehicles.
i. No person may park or store, for longer than 72 hours and not to exceed 14 days total in any calendar year, any boat, commercial vehicle, recreational vehicle or trailer on private property unless such vehicle is parked completely to the rear of the front wall of the main building located on said property, or, in the case of a corner lot, such vehicle is screened from view from the side street on which the property abuts.
ii. A permanently hard-surfaced area or driveway shall meet the requirements of this chapter. Brick paving may be approved by the Public Works Director.
iii. Hard-surfaced paving, if located in front of the front wall of the main building located on said property, shall not exceed 24 feet in width.
(b) Accessory Uses and Structures.
1. Carport. Carport regulations contained in Article XII, Site Development Standards, shall be applied. However, the following special modifications shall apply:
i. All carports shall be constructed, erected or installed to conform with the structural requirements of the City's Building Code, as amended, and shall be constructed of the same building materials as the main building on the property. "Same building materials" shall mean wood, siding or brick veneer, but in no case shall it mean corrugated metal, sheet metal or plastic.
ii. All carports shall be permanently open on two sides from grade surface to eave line.
iii. All carports shall comply with front yard setback requirements. No carport shall extend past the front wall of the main building located on the property.
iv. All new carports shall be designed and constructed with drains or gutters that direct the flow of runoff from the roof in such a manner so that said runoff does not flow onto adjacent private property.
2. Home Occupation. Home occupations shall be permitted, subject to the following conditions, which shall replace those found in Article XII, Site Development Standards:
i. It shall be the home occupation or professional office of the person who lives in the main building and makes it the principal place of residence.
ii. No person shall be employed who is not a member of the immediate family living on the premises.
iii. One sign or nameplate, not to exceed 40 square inches in size, may be permitted if attached to and flush against the main structure on the property.
iv. The home is not altered to attract business.
v. No additional curb cuts shall be permitted and no front yard area other than the driveway providing access to a garage or a sidewalk shall be paved or otherwise used for the parking of vehicles, except in accordance with the provisions contained in this section.
vi. No business, such as a shop or store where chattel, goods, wares or merchandise are created, stored, exchanged, sold or repaired, shall be conducted upon the premises.
vii. No material or equipment shall be stored outside the confines of the home.
(c) Conversion of Structures. Regulations for conversion shall apply according to Section 59-12100, and if the proposed remodeling increases the number of residential dwelling units.
1. Conversion Criteria.
i. If a property contains more than one structure, the conversion shall bring all structures up to the minimum standards required by all City Codes and ordinances.
ii. The building shall have a minimum gross floor area, exclusive of porches, garages and basements, in excess of 1,500 square feet before conversion.
iii. Each dwelling unit shall have a minimum floor area of 750 square feet after conversion.
iv. The property meets all lot size, height, setback and bulk regulations of the underlying district.
(2) Commercial Development Regulations.
(a) Signs.
1. No non-accessory sign shall be permitted.
2. Accessory signs shall be permitted on lots within an appropriate underlying district, subject to the following conditions:
i. No sign, either freestanding or attached, shall exceed the height of the building as constructed.
ii. No flashing sign shall be permitted to be located where it can be seen from a residential lot.
(b) Yard. Commercial uses that abut residential uses shall have a rear yard depth of no less than ten feet.
(c) High Intensity Lighting. When high intensity lighting, such as mercury, high-pressure sodium and/or metal halide, is used, it shall be located and shielded so that it does not create a nuisance for abutting residential property.
(d) Landscaping and Screening. Screening and landscaping shall be provided as required by Article XI, Landscaping and Screening Regulations. However, the following modifications shall apply:
1. Litter Control.
i. Waste cans, dumpster units, and other forms of litter control and refuse disposal shall be placed on the site in a location where they are screened from residential view, with sight-proof screening as defined in Paragraph 2 below.
ii. Commercial uses shall provide for adequate litter control and containment upon the site.
2. Sight-Proof Screening and Fencing.
i. Buildings shall not be used for screening.
ii. Sight-proof fencing shall be used. A sight-proof fence is a solid or opaque fence or wall that is a minimum of six feet but no more than eight feet in height, made of wood, masonry, or other suitable material in compliance with the Building Code, other than metal.
iii. A fence or wall is not permitted to be constructed on the front property line.
(3) Residential Development Regulations.
(a) Location of Structures.
1. On all lots, property frontage shall be as platted.
2. All residences on streets running east and west shall be constructed to face north or south onto the street.
(b) Area and Setback Regulations. There shall be a front yard having a depth no less than 35 feet.
13650.9. Northeast Gateway Urban Conservation District.
A. Purpose and Intent. The Northeast Gateway Urban Conservation District is intended to promote the health, safety, economic, cultural and general welfare of the public by encouraging the conservation and enhancement of the urban environment, specifically in the area of Oklahoma City known as the Northeast Gateway.
B. District Designation.
(1) Jurisdiction. The provisions of this section shall pertain exclusively to commercial, industrial, institutional and multiple-family (four or more units) uses or districts, except where specifically applied by provision to residential uses or districts.
(2) Location. The location of the Northeast Gateway Urban Conservation District can be found in Appendix A.
(3) Official Advisory Relationship. The Northeast Gateway Urban Conservation Neighborhood Association is designated to establish the "Steering Committee."
C. Qualifier. Except for the provisions specifically contained in this section, all other provisions of this chapter shall apply to and have full force upon the properties contained in the Northeast Gateway Urban Conservation District.
D. District Regulations.
(1) Building Façade.
(a) All structural façades fronting a public street shall be of stone, masonry, glass and/or wood construction. Trim elements may be of metal, wood or other ornamental material.
(c) Unfinished exposed metal buildings shall be prohibited from fronting onto public streets.
(2) Landscaping and Screening.
(a) In addition to the general landscaping requirements of Article XI, Landscaping and Screening Regulations, a minimum of five percent of the front and side yard areas of each property shall be landscaped on all properties, except single-family residential.
(b) A landscaping plan shall be required as part of the site plan submitted for a building permit. This plan shall show detailed landscape treatment of the area within the street right-of-way between the property line and the curb, and all other areas to be landscaped, as stipulated and required by this section. If landscaping is to be used for sight-proof screening, the entire plan may be contained in a single submission.
(c) It shall be the responsibility of the property owner to maintain, in good condition, all of the improvements required by this section. Any landscape vegetation which dies shall be replaced.
(3) Maintenance of Existing Trees.
(a) A sketch plan showing the location and approximate diameter and height of all existing healthy trees within the property shall be required as part of the site plan submittal for a building permit. This shall include all trees in excess of six inches in diameter, as measured two feet above the tree base. These trees shall be classified as significant trees. Structures and paved areas shall be sited in such a way as to ensure the preservation of significant tree specimens where possible, provided that significant trees may be removed if certified as diseased by a duly qualified arborist.
(b) Clearing, grubbing and site grading shall be conducted in such a fashion so as to avoid damage to, and disturbance of, significant trees and/or tree clusters.
(4) Sight-proof Screening and Fencing.
(a) All outside storage shall be prohibited, except where there is a building on the property. In such cases, outside storage shall be restricted to the area behind a front line established by the existing building.
(b) In any underlying district, all permitted outside storage areas shall be screened from view from any public street, institutional or residential use by means of sight-proof fencing or landscaping, as described in Article XI, Landscaping and Screening Regulations.
(c) Material stored within these areas shall be placed so that no stored materials exceed the height of the required sight-proof screening.
(d) The owner or occupant of any property used or converted to commercial or industrial use shall erect sight-proof screening in compliance with the requirements of this section.
(e) All sight-proof fencing or landscaping required in the underlying district or by this section shall be shown on the site plan accompanying an application for a building or remodeling permit.
(5) Signs.
(a) It shall be prohibited to erect or maintain any permitted illuminated sign where the light source moves or is not of constant intensity or color, or where any sign lighting can shine directly into any window of any residence within 200 feet of light source, or where the illumination interferes with the visibility or readability of any traffic sign or device.
(b) It shall be prohibited to erect or maintain strings of plastic flags or streamers.
(6) Noise Restrictions. The provisions of Chapter 34 shall apply except where the following are more restrictive.
(a) Outside speakers shall only be permitted where required for the conduct of regular business.
(b) In any case, sound emitted by outside speakers shall be prohibited from being emitted at such a volume that the sound is audible beyond the boundaries of the property where they are installed.
(7) Height. No structure within any zoning district shall exceed 35 feet in height or the average height of the tree canopy, whichever is the greater.
(8) Building Lines.
(a) Special building lines are hereby established along certain streets as defined below. No building or structure other than a permitted sign shall be erected closer to the street than the distance specified in said section.
(b) The centerline shall be a line equidistant from the established right-of-way lines. However, land dedicated, or easements granted, for widening of streets in new subdivisions shall not be counted in calculating the location of a street centerline.
(c) Special building lines herein established shall be as follows:
1. Northeast 63rd Street, north side, between Martin Luther King and Kelley Avenues: 85 feet from centerline.
2. Northeast Expressway (Interstate 44), between Interstate 35 and Kelley Avenue: 150 feet from centerline.
3. North Martin Luther King Avenue, between Northeast 50th and Northeast 63rd Streets: 100 feet from centerline.
4. Grand Boulevard, east side, between Northeast Expressway (Interstate 44) and Northeast 50th Street: 135 feet from centerline.
(d) This section shall not apply to buildings or structures in existence on October 20, 1981.
(9) Land Use Restrictions.
(a) The following uses shall not be permitted:
1. Automotive and Equipment: Sales and Rentals, Farm and Heavy Equipment (59-8300.19)
2. Gasoline Sales: Truck Stop (59-8300.47)
3. Retail Sales and Services: Outdoor Swap Meets (59-8300.64)
4. Sewage treatment plant, part of Heavy Public Protection and Utility (59-8250.9)
(b) Any proposed outdoor display use, inclusive of products displayed for sale, lease or rental, shall require a special exception authorized by the Board of Adjustment and shall be subject to the applicable provisions of this chapter.
(10) Conversion of Structures or Property.
(a) Regulations for conversion shall apply according to Section 59-12100, and if the proposed remodeling increases the number of residential dwelling units in the structure.
(b) Conversion Criteria. If a property contains more than one structure, the conversion shall bring all structures up to the minimum standards required by all City Codes and ordinances.
(11) Violations and Penalties. In addition to those penalties specified in this chapter, no license for a business shall be issued until such time as all improvements to buildings, structures and grounds within that property are in full compliance with this section.
13650.10 Cleveland Urban Conservation District.
A. Purpose and Intent. The Cleveland Urban Conservation District is intended to promote the health, safety, economic, cultural and general welfare of the public by encouraging the conservation and enhancement of the urban environment specifically in the area of Oklahoma City known as Cleveland.
B. District Designation.
(1) Location. The location of the Cleveland Urban Conservation District can be found in Appendix A.
(2) Official Advisory Relationship. The Cleveland Neighborhood Association is designated to establish the "Steering Committee."
C. Qualifier. Except for the provisions specifically contained in this section, all other provisions of this chapter shall apply to and have full force upon the properties contained in the Cleveland Urban Conservation District.
D. District Regulations. The following specific regulations shall be effective within the boundaries of the Cleveland Urban Conservation District.
(1) Conversion of Residential Structures. Before a residential structure can be converted to a more intense use, the following requirement shall be met.
(a) For purposes of application within this District, the Regulations for Conversion of Structures in Article XII, Site Development Standards, shall be amended to limit vehicle parking in the front yard setback to a hard-surfaced area or driveway not exceeding 24 feet in width.
(b) In a property containing more than one structure, the conversion shall bring all structures up to the minimum standards required by all such codes and ordinances.
(2) Residential Development Regulations.
(a) Solid Waste Storage. Storage of solid waste must be completely to the rear of the front wall. In the case of a corner lot, it shall be screened from view from the side street it abuts.
(b) Parking. It shall be unlawful for any person to park or store any vehicle on private property unless such vehicle is parked on a permanent hard-surfaced area or driveway not exceeding 24 feet in width in residential areas.
(3) Commercial/Office Development Regulations.
(a) Signs.
1. No non-accessory signs shall be permitted.
2. Accessory signs shall be permitted on lots within an appropriate underlying district, subject to the following conditions:
i. No sign, either freestanding or attached, shall exceed the height of the building as constructed.
ii. No flashing sign shall be permitted to be located where it can be seen from a residential lot.
(b) High Intensity Lighting. When high intensity illumination, such as mercury, high pressure sodium or metal halide lighting is used, it shall be located and shielded so it does not create a nuisance for abutting residential property.
(c) Landscaping and Screening. Screening and landscaping shall be provided as required by Article XI, Landscaping and Screening Regulations. However, the following modifications shall apply:
1. Litter Control.
i. Waste cans, dumpster units, and other forms of litter control and refuse disposal shall be placed on the site in a location where they are screened from residential view with sight-proof screening as defined in Paragraph (b) below.
ii. Office and commercial operations shall provide adequate litter control and containment upon the site.
2. Sight-Proof Fence. Sight-proof fencing shall be used as follows. A sight-proof fence is a solid opaque fence or wall that is a minimum of six feet but no more than eight feet in height, made of wood, masonry, or other suitable material in compliance with the Building Code, other than metal.
13650.11. Silver Lake Urban Conservation District.
A. Purpose and Intent. The Silver Lake Urban Conservation District is intended to promote the health, safety, economic, cultural and general welfare of the public by encouraging the conservation and enhancement of the urban environment specifically in the area of Oklahoma City known as Silver Lake.
B. District Designation.
(1) Location. The location of the Silver Lake Urban Conservation District can be found in Appendix A.
(2) Official Advisory Relationship. The Silver Lake Urban Conservation District Neighborhood Association is designated to establish the "Steering Committee."
C. Qualifier. Except for the provisions specifically contained in this section, all other provisions of this chapter shall apply to and have full force upon the properties contained in the Silver Lake Urban Conservation District.
D. District Regulations. The following specific regulations shall be effective within the boundaries of the Silver Lake Urban Conservation District.
(1) Minimum Lot Size for Residential Development.
(a) The minimum lot size for all residential development shall be 15,000 square feet.
(b) The intensity of use shall be 15,000 square feet per dwelling unit.
(c) All land that has been subdivided into lots smaller than 15,000 square feet prior to the effective date of this chapter shall be considered legally noncomplying.
(d) All parcels of land smaller than 15,000 square feet that have been developed prior to the effective date of this chapter shall be considered legally noncomplying.
(e) Development and redevelopment shall be allowed on legally noncomplying lots or parcels, provided that the lot size shall not be further reduced.
(2) Rear Yard Along Shoreline. All property shall have a rear yard with a minimum depth as specified by the underlying zoning district, except for property abutting Silver Lake or Willow Lake, which shall comply with the following:
(a) All new development shall have a rear yard of at least 30 feet from the rear property line abutting either of the lakes.
(b) No additions to residential structures shall be permitted closer than 30 feet from the rear property line abutting either of the lakes.
(3) Uses. Manufactured (Mobile) Home Residential (59-8200.7) shall not be allowed, either as a permitted or special exception use.
(4) Septic Tank Systems.
(a) Septic tank systems shall not be allowed for any new development.
(b) When there is discharge from a septic tank, as determined by the City-County Health Department, it shall either be repaired, or a hookup to an existing City sewer shall be made within 30 days. Within 72 hours of the discharge, the septic tank shall be pumped until the tank is repaired or a hookup to a sewer line is made.
(5) Accessory Uses, Structures and Buildings.
(a) Accessory Buildings. No accessory buildings shall be located closer to the lake water than the rear building line of the main structure. For this provision, boat docks and boathouses shall not be considered accessory buildings. A boathouse is a building used for the storage of a boat and located over lake water.
(b) Carports.
1. Carports shall be open on two sides from the ground to eave line, and shall be constructed of wood, siding or brick veneer, but not of corrugated metal, sheet metal or plastic.
2. Carports shall not extend past the front wall of the main building on the lot or parcel.
3. Carports shall be designed so that runoff does not flow onto adjacent property.
(c) Fences.
1. No sight-proof fence shall be erected on the lake side of the lakefront property. All existing fencing not in compliance with this provision on May 27, 1982 shall be considered legally nonconforming.
2. No fencing of any kind shall exceed four feet in height on the lake side of lakefront property. All existing fencing not in compliance with this provision on May 27, 1982 shall be considered legally nonconforming.
(d) Electronic Equipment. All electronic equipment used for the purpose of transmitting or receiving television or radio signals shall be limited in height to 15 feet above the roofline of the main structure, and shall not obstruct the view of the lake from the adjacent property. All existing electronic equipment not in compliance with this provision on May 27, 1982 shall be considered legally nonconforming.
(6) Signs. Non-accessory signs shall not be allowed.
(7) Parking. No vehicle owned or operated by residents of the Silver Lake Urban Conservation District shall be parked on any road between the hours of 1:00 a.m. and 6:00 a.m.
(8) Lake Water Quality.
(a) All dumping or discharge of any waste material, debris, trash, foreign material or any substance hazardous to human life or wildlife into any stream, storm sewer system, drainage canal or body of water shall be prohibited.
(b) All seawalls, boathouses, boat docks or any other manmade structures abutting or projecting into lake water shall be properly maintained in a safe, non-eroding condition.
(c) All land abutting lake water which does not have seawalls shall be planted with vegetation to prevent erosion and reduce siltation in the lake.
(9) Horses. The keeping of horses is a permitted use if all the following conditions are met:
(a) Horses were being kept on a particular site within the 12 months prior to May 27, 1982.
(b) The particular site is not enlarged for keeping horses.
(c) No more than one horse is kept per one acre of land.
(10) Planned Unit Development Policy.
(a) A planned unit development should be designed so that it is in harmony with the residential development in Silver Lake area. PUDs should respect the low density residential use and the scale of development in the neighborhood.
(b) The height and bulk of buildings and the amount of open space should be compatible with existing development. Roads and parking facilities should be designed so that they do not adversely affect the neighborhood.
(c) This policy is not legally binding but should be considered in the review of residential PUDs.
13650.12. Hilldale Urban Conservation District.
A. Purpose and Intent. The Hilldale Urban Conservation District is intended to promote the health, safety, economic, cultural and general welfare of the public by encouraging the conservation and enhancement of the urban environment specifically in the area of Oklahoma City known as Hilldale.
B. District Designation.
(1) Location. The location of the Hilldale Urban Conservation District can be found in Appendix A.
(2) Official Advisory Relationship. The Hilldale Urban Conservation District (UCD) Neighborhood Association is designated to establish the "Steering Committee."
C. Qualifier. Except for the provisions specifically contained in this section, all other provisions of this chapter shall apply to and have full force upon the properties contained in the Hilldale Urban Conservation District.
D. District Regulations. The following specific regulations shall be effective within the boundaries of the Hilldale Urban Conservation District.
(1) General Regulations.
(a) Restricted or Limited Uses. No license shall be granted for any proposed location of a Drinking Establishments: Sitdown, Alcohol Permitted (59-8300.38), which is within a 1,000-foot radius of any other drinking establishment. In the event that any two or more drinking establishments are located within 1,000 feet of each other as of July 27, 1982, they shall be permitted as legal nonconforming uses.
(b) Sidewalks. Sidewalks shall be required on local streets as a part of the subdivision review process, at the discretion of the Planning Commission and in accordance with the Subdivision Regulations.
(c) Capital Facilities Planning. In the case of any application for a building permit for a use which is more intense than the R-2 District, or for approval of a subdivision design, it shall first be determined whether or not the City Council has deemed the condition of any capital facility to constitute a threat to the public health, safety or welfare, pursuant to a hearing on the capabilities of a capital facility. In the event such condition has been deemed to exist, the Director shall cause to be made a determination as to whether or not addition of the proposed development to the affected capital facility would so burden said facility as to substantially aggravate the threat to public health, safety or welfare. If such determination shall be made, the Director shall cause to be delayed the issuance of such permit or subdivision approval, until such time as the condition has been alleviated. Any applicant who is so delayed shall have the option of modifying his/her application for building permit or subdivision approval in such manner as to meet the approval of the Director.
(2) Commercial/Office Development Regulations.
(a) Signs. Accessory signs shall be permitted on lots, which are within an appropriate underlying district, subject to the following condition.
1. No flashing sign shall be permitted to be seen from a residential lot.
(b) Landscaping and Screening. Landscaping shall be required for 25 percent of the front yard setback for property that is developed for office use.
1. Litter.
i. Office and commercial operations shall provide for adequate litter control and containment upon the site.
ii. Waste cans, dumpster units, and other forms of litter control and refuse disposal shall be placed on the site in a location where they are screened from residential view with sight-proof screening, as defined in this chapter.
(3) Residential Development Regulations.
(a) Solid Waste Storage. Storage of solid waste must be completely to the rear of the front wall and shall be screened from view of public streets.
(b) Parking. It shall be unlawful for any person to park or store any vehicle on private property, unless such vehicle is parked on a permanent hard-surfaced area or driveway not to exceed 24 feet in width, or unless such vehicle is parked completely to the rear of the main building located on said property.
13650.13. Mesta Park Urban Conservation District.
A. Purpose and Intent. The Mesta Park Urban Conservation District is intended to promote the health, safety, economic, cultural and general welfare of the public by encouraging the conservation and enhancement of the urban environment specifically in the area of Oklahoma City known as Mesta Park.
B. District Designation.
(1) Location. The location of the Mesta Park Urban Conservation District can be found in Appendix A.
(2) Official Advisory Relationship. The Mesta Park Neighborhood Association is designated to establish the "Steering Committee.
C. Qualifier. Except for the provisions specifically contained in this section, all other provisions of this chapter shall apply to and have full force upon the properties contained in the Mesta Park Urban Conservation District.
D. District Regulations.
(1) General Overlay Regulations. The following specific regulations shall be effective within the boundaries of the Mesta Park Urban Conservation District.
(2) Legally Noncomplying Use.
(a) Any use made noncomplying from a change in the underlying district to a lower intensity district shall be considered legally noncomplying.
(b) A legally noncomplying use could be redeveloped or restored for that same use unit without regard to the extent or cause of the damage to the structure, or the period of the discontinuance of the use.
(c) However, should the use of a site be changed to a use of a more restrictive classification or to a conforming use, the use shall not thereafter be changed to a less restrictive use.
(3) Regulations Between Olie Avenue and Western Avenue. The following regulations shall be effective within that portion of the district located between North Olie Avenue and North Western Avenue.
(a) If a tract is located adjacent to both Olie Avenue and an east-west local street, then no curb cuts shall be placed on Olie Avenue.
(b) Surface-level vehicular parking shall be permitted on all lots located west of Olie Avenue, which are utilized for such parking or are vacant on the effective date of this chapter.
13650.14. Heritage Hills East Urban Conservation District.
A. Purpose and Intent. The Heritage Hills East Urban Conservation District is intended to promote the health, safety, economic, cultural and general welfare of the public by encouraging the revitalization and enhancement of the urban environment specifically in the area of Oklahoma City known as Heritage Hills East.
B. District Designation.
(1) Location. The location of the Heritage Hills East Urban Conservation District can be found in Appendix A.
(2) Official Advisory Relationship. The Heritage Hills East Urban Conservation District Neighborhood Association is designated to establish the "Steering Committee."
C. Qualifier. Except for the provisions specifically contained in this section, all other provisions of this chapter shall apply to and have full force upon the properties contained in the Heritage Hills East Urban Conservation District.
D. District Regulations. The following specific regulations shall be effective within the boundaries of the entire Heritage Hills East Urban Conservation District.
(1) New Development.
(a) For all new development, a tree of at least two inches minimum diameter shall be provided for every 50 feet of frontage. This provision does not require trees to be placed on the street or within a utility easement.
(b) The maximum height of any new buildings shall be 35 feet.
(2) Parking.
(a) In a residential district, no person may park or store, for longer than 72 hours and not to exceed 14 days total in any calendar year, any boat, commercial vehicle, recreational vehicle, or trailer on private property unless such vehicle is parked completely to the rear of the front wall of the main building located on said property.
(b) The maximum driveway width in the front yard area for a single-family residential development with a single garage is 12 feet. The maximum driveway width in the front yard for a single-family residential development with a double-car garage and for two-family residential development is 20 feet. In a single-family and two-family residential development, only that portion of the front yard area necessary for driveways shall be paved.
(c) For all residential development, except single-family and two-family development, no more than 50 percent of the front yard area shall be paved.
(d) To lessen potential carryover effects upon abutting residential lots, office and commercial developments that front Broadway Avenue shall provide parking to the front of the main structure, with at least an additional five percent of the total required off-street parking area utilized for landscaping purposes.
(3) Storage of Trash Receptacles, Materials and Equipment. Cans or receptacles containing garbage and rubbish shall be stored behind the front building line of the main structure, except on days of scheduled garbage pickup.
(4) Signs.
(a) No non-accessory sign shall be permitted.
(b) No sign, either freestanding or attached, shall exceed the height of the building as constructed.
(c) Portable signs shall be prohibited.
(d) No sign with flashing or intermittent lighting shall be permitted.
(e) Where a commercial use has frontage on Broadway Avenue and is on a corner lot, no accessory sign shall be permitted in the side yard abutting another street.
(f) Where a commercial use fronting Broadway Avenue has been expanded to lots with frontage only on a local neighborhood street, no sign shall be permitted on said lots. Where a commercial use exists on a lot with no frontage on Broadway Avenue and is not under the control of ownership of the abutting Broadway Avenue use, then only a sign attached to the building shall be permitted for said use. Said sign shall only be illuminated by indirect lighting or direct lighting through a translucent panel.
(g) Pole signs, as defined in Chapter 3 of the Oklahoma City Municipal Code, are prohibited.
(h) Permanent ground accessory signs must have a secured fixed base of masonry construction. Maximum height of these permitted ground signs shall be six feet.
(5) Accessory Structures and Buildings.
(a) Garage.
1. All garages, accessory buildings and carports shall be located even to, or behind, the rear wall of the main building.
2. The side yard setback requirement is hereby waived for existing shared garages in violation of side yard setback requirements.
(b) Fence. All fencing in front of the main structure shall be of stone, wood, brick, masonry or decorative iron, or a combination thereof. Prohibited fencing shall include, but is not limited to, chain-link, hog wire, barb wire, corrugated metal, or plastic. The maximum height of the fence shall be three feet. Sight-proof fencing, in compliance with these requirements, is allowed.
(6) Legally Noncomplying Use.
(a) Any residential use made noncomplying from a change in the underlying district to a lower intensity district shall be considered legally noncomplying.
(b) A legally noncomplying use could be redeveloped or restored for that same use unit without regard to the extent or cause of the damage to the structure or the period of the discontinuance of the use.
(c) Should the use of a site be changed to a use of more restrictive classification or to a conforming use, the use shall not thereafter be changed to a less restrictive use.
13650.15. Jefferson Park Urban Conservation District.
A. Purpose and Intent. The Jefferson Park Urban Conservation District is intended to promote the health, safety, economic, cultural and general welfare of the public by encouraging the conservation and enhancement of the urban environment specifically in the area of Oklahoma City known as Jefferson Park.
B. District Designation.
(1) Location. The location of the Jefferson Park Urban Conservation District can be found in Appendix A.
(2) Official Advisory Relationship. The Jefferson Park Urban Conservation Neighborhood Association is designated to establish the "Steering Committee."
C. Qualifier. Except for the provisions specifically contained in this section, all other provisions of this chapter shall apply to and have full force upon the properties contained in the Jefferson Park Urban Conservation District.
D. District Regulations. The following specific regulations shall be effective within the boundaries of the Jefferson Park Urban Conservation District.
(1) New Development.
(a) The maximum height of any new structure shall be 35 feet.
(b) For all new development, a tree of at least two inches minimum diameter shall be provided in the required front yard for every 25 feet of frontage. This provision does not require trees to be placed on the street or within a utility easement.
(2) Parking.
(a) Commercial Parking. For all non-residential off-street parking areas which abut a local or collector street:
1. Shrubbery, landscaped earthen berms, or sight-proof walls or fences shall be placed around all boundaries of the lot which abut local or collector streets.
2. The shrubbery, wall, fence or landscaped earthen berms shall be at least three feet, and no more than four feet, in height.
3. All plantings shall be maintained in a healthy condition and dead plants shall be promptly replaced.
4. All commercial parking areas shall be lit between sunset and sunrise. Lighting equipment shall not create a nuisance or hazard for streets or adjoining properties.
(b) Residential Parking. The purpose of this section is to prohibit paving of the entire front yard and to conserve the front yard areas of various residential land use intensities.
1. Single-Family Structures.
i. The maximum driveway width in the front yard for a single-family structure shall be 20 feet.
ii. Circle drives are permitted provided the maximum driveway width does not exceed 20 feet.
2. Two-Family, Three-Family and Four-Family Structures.
i. Off-street parking areas shall be located behind the main structure. However, if there is one structure on one lot, a paved driveway, in the area comprising the front yard, may be used to fulfill two of the minimum residential parking space requirements in accordance with this chapter.
ii. For two-family, three-family and four-family structures, front yard driveways that are one-way shall not exceed 12 feet in width. Front yard driveways that are two-way shall not exceed 20 feet in width. In no case shall the total of all driveway widths in the front yard exceed 24 feet.
3. Multiple-Family Structures.
i. For all multiple-family structures that contain five or more units and front a local or collector street, off-street parking areas shall be located behind the main structure.
ii. All multiple-family parking areas located behind the main structure shall be lit between sunset and sunrise. Lighting equipment shall not create a nuisance or hazard for streets or adjoining properties.
(3) Yards. All unpaved rear, front and side yard setback areas shall be landscaped with natural materials.
(4) Sight-proof Screening and Fencing. When a use unit classified as a Multiple-Family Residential (59-8200.12) abuts Single-Family Residential (59-8200.14), Two-Family Residential (59-8200.16) or Three-Family and Four-Family Residential (59-8200.15), said multiple-family residential shall be screened in accordance with provisions of Article XI, Landscaping and Screening Regulations.
(a) Sight-proof screening shall not be required where the site is screened by an accessory building.
(b) Sight-proof screening shall not be required along that portion of a rear property line of an existing site where an alley abutting that section of the rear property line is used as a secondary access drive for maneuvering into off-street parking areas. The intent of this provision is not to require sight-proof screening where the design of parking for existing development makes the placement of screening infeasible.
(5) Storage of Trash Receptacles. Storage of cans, dumpsters or receptacles containing garbage and rubbish shall be prohibited in the front yard or side yard areas except on days of scheduled garbage pickup.
(6) Outdoor Storage. For purposes of these regulations, junk shall include furniture or materials in an unusable, abandoned or inoperable condition.
(a) Outdoor storage, including storage of goods or equipment, and the accumulation of junk, trash or debris, shall be prohibited in any portion of a yard or on porches visible from the street.
(b) Construction materials and equipment are exempted from this provision for 30 days after construction is complete, but the construction time shall not exceed one year.
(7) Signs.
(a) Non-accessory signs shall be prohibited.
(b) Flashing, moving or intermittent lighting shall be prohibited.
(c) All portable signs, as defined in Chapter 3 of the Oklahoma City Municipal Code, shall be prohibited.
13650.16. Wilde Oaks Urban Conservation District.
A. Purpose and Intent. The Wilde Oaks Urban Conservation District is intended to promote the health, safety, economic, cultural and general welfare of the public by encouraging the conservation and enhancement of the urban environment specifically in the area of Oklahoma City known as Wilde Oaks.
B. District Designation.
(1) Location. The location of the Wilde Oaks Urban Conservation District can be found in Appendix A.
(2) Official Advisory Relationship. The Wilde Oaks Urban Conservation District Neighborhood Association is designated to establish the "Steering Committee."
C. Qualifier. Except for the provisions specifically contained in this section, all other provisions of this chapter shall apply to and have full force upon the properties contained in the Wilde Oaks Urban Conservation District.
D. District Regulations. The following specific regulations shall be effective within the boundaries of the Wilde Oaks Urban Conservation District.
(1) Use. The only residential uses permitted shall be Single-Family Residential (59-8200.14).
(2) Development.
(a) No subdivision of land will be allowed resulting in any lot less than 12,000 square feet in Tract 2 (see Appendix A). All land which has been legally subdivided or developed into lots smaller than 12,000 square feet prior to the effective date of this section, shall be considered legally noncomplying. Development and redevelopment shall be allowed on legally noncomplying lots, provided that the lot size shall not be further reduced.
(b) For the remaining portion of the district (Tract 1, see Appendix A), no subdivision of land will be allowed resulting in any lot less than 15,000 square feet. All land which has been legally subdivided or developed into lots smaller than 15,000 square feet prior to the effective date of this section, shall be considered legally noncomplying. Development and redevelopment shall be allowed on legally noncomplying lots, provided that the lot size shall not be further reduced.
13650.17. Gatewood Urban Conservation District.
A. Purpose and Intent. The Gatewood Urban Conservation District is intended to promote the health, safety, economic, cultural and general welfare of the public by encouraging the conservation and enhancement of the urban environment specifically in the area of Oklahoma City known as Gatewood.
B. District Designation.
(1) Location. The legal description of the Gatewood Urban Conservation District can be found in Appendix A.
(2) Official Advisory Relationship. The Gatewood Urban Conservation District Neighborhood Association is designated to establish the "Steering Committee."
C. Qualifier. Except for the provisions specifically contained in this section, all other provisions of this chapter shall apply to and have full force upon the properties contained in the Gatewood Urban Conservation District.
D. District Regulations. The following specific regulations shall be effective within the boundaries of the Gatewood Urban Conservation District.
(1) Development Regulations.
(a) Height. The maximum height of any new building shall be limited to 35 feet.
(b) Setbacks. Building setbacks for the R-3, R-3M, R-4 and R-4M Districts, and all non-residential districts that abut a residential zoning district are as follows:
1. Front Yard: 25 feet.
2. Interior Side Yard: Ten feet.
3. Rear Yard: 15 feet.
(c) Orientation of Building on the Lot.
1. For redevelopment on lots abutting a local or collector street, property frontage shall be as platted, with the narrower end of the lot abutting the street as the front of the lot. Buildings shall face the front of the lot.
2. For redevelopment, except single-family residential, on lots abutting arterial streets, the development shall be oriented towards the arterial street. This shall mean that all detached signage shall be located in the front yard and not the rear or side yard, that access drives are designed so that at least half the traffic enters the site from the arterial street, and that existing traffic is directed through construction of curb cuts to head towards the arterial street.
(d) Depth of Lots for Non-Residential Development. Non-residential development or redevelopment on sites abutting arterial or major collector streets, as classified by the Oklahoma City Plan, shall be limited to a depth of a single lot, as platted at the time of the effective date of this chapter. However, this provision does not apply to property already zoned for non-residential use at the effective date of this chapter. In addition, a PUD could be used to modify the one lot depth requirement, in accordance with the Oklahoma City Plan policies.
(2) Building Materials and Pitched Roofs.
(a) Except for residential accessory storage buildings, exposed metal buildings shall not be permitted. However, metal buildings may be used if the exposed metal is covered by wood, siding, brick or masonry veneer on the portion of the building visible from the street or adjoining residential properties.
(b) Carports shall be constructed of the same building materials as the main building on the property. "Same building materials" shall mean wood, siding, brick or masonry veneer, but in no case shall it mean corrugated metal, sheet metal or plastic.
(c) Primary residential structures on a site shall have either a gable or hipped roof with at least a ten-degree pitch.
(3) Front Yard Paving and Parking Requirements.
(a) Parking areas in all residential districts, except R-1, R-1ZL and R-2 Districts, shall be located in the rear yard.
(b) In all residential zoning districts, the maximum width of driveways in the front yard shall be 12 feet for one-way drives and 20 feet for two-way drives. Circle drives are permitted. However, two or more separate, unconnected drives in the front yard are not.
(4) Curb Cuts and Property Access. In the R-3, R-3M, R-4M and R-4 Districts, and the non-residential districts, where a property abuts an arterial street, access to the site shall only be from the arterial street.
(5) Screening of Higher Density Residential and Non-Residential Properties, and Trash Receptacles.
(a) In the R-3, R-3M, R-4M and R-4 Districts, sight-proof screening shall be provided for three-family, four-family, and multiple-family developments where the property abuts a single-family or two-family use.
(b) All trash receptacles for three-family, four-family and multiple-family residential developments, stores and offices, in the R-3, R-3M, R-4M and R-4 Districts, and the non-residential districts, shall be screened from view of any street or adjoining property zoned an R-1, R-1ZL or R-2 District and developed residentially, regardless of when it was developed.
(6) Landscaping and Tree Maintenance.
(a) For new development or redevelopment in all districts except the R-1 District, landscaped areas amounting to at least ten percent of the required off-street parking shall be provided. Parking lots shall be separated from abutting streets by either shrubs or earthen berms at least three feet in height. In addition, there shall be planted at least one tree, at least two inches in caliper, for every 25 feet of property frontage abutting a single street, and one tree for every 50 feet of property frontage abutting more than one arterial street.
(b) In all zoning districts, all unpaved rear, front and side yard setback areas shall be landscaped with natural material vegetative cover and/or decorative landscape materials, such as pecan shells or rocks.
(c) In addition to the requirements of Section 53-21 of the Oklahoma City Municipal Code concerning the maintenance of trees, the property owner shall remove any dead tree from his property and the remaining stump shall not extend above ground level. Any dead tree removed by the property owner from the street right-of-way shall be replaced by said owner.
(7) Signs.
(a) Only wall, canopy, ground or pole signs shall be permitted.
(b) Wall or canopy signs shall have a display surface area that does not exceed 25 percent of the area of the attached wall.
(c) Ground signs shall not exceed four feet in height and shall have a display surface area no more than 24 square feet.
(d) Pole signs shall not exceed 20 feet in height and shall have a display surface area that does not exceed two square feet of display surface area for every foot of frontage, up to a maximum of 120 square feet.
(e) Signs shall not be located in the side or rear setback.
(f) If signs are lighted, they shall only be ground or internally lighted. Neon lighting shall be permitted.
(g) The provisions of this section do not apply to neighborhood signs of an informational nature, as defined by Chapter 3 of The Oklahoma City Municipal Code.
(8) Lighting. In the R-3, R-3M, R-4M and R-4 Districts, and all the non-residential districts, all decorative and security lighting, except street lighting located in the street right-of-way, shall not have a height that exceeds the roofline of the primary structure on the site. Flashing, oscillating or intermittent lighting, including flashing signs, shall be prohibited. The lighting shall be directed towards the subject lot and away from adjoining residential property.
(9) Sidewalks. Sidewalks shall be required for new development or conversion to a more intense use where the subject site is adjacent to existing sidewalks on either side. Existing sidewalks shall not be removed except for the purpose of replacement.
(10) Front Yard Fencing. Chain-link, barbed wire and chicken wire fences shall not be allowed in the front yard or exterior side yards.
(11) Outdoor Storage. For purposes of these regulations, "junk" shall include furniture or materials in an unusable, abandoned or inoperable condition.
(a) Outdoor storage, including storage of goods or equipment, and the accumulation of junk, trash or debris shall be prohibited on porches, or in any portion of a yard visible from the street.
(b) Construction materials and equipment are exempt from this provision for 30 days after construction is complete, but the construction time shall not exceed one year.
(12) Storage of Boats and Recreational Vehicles. No person may park or store, for longer than 72 hours and not to exceed 14 days total in any calendar year, any boat, commercial vehicle, recreational vehicle or trailer on private property unless such vehicle is parked completely to the rear of the front wall of the main building located on said property. In the case of a corner lot, if such vehicle is screened from view from the side street on which the property abuts, it may be parked completely to the rear of the front wall of the main building located on said property.
(13) Uses.
(a) The following use units and uses are prohibited:
1. Adult Entertainment Uses (59-8300.3)
2. Agricultural Supplies and Services (59-8300.4)
3. Animal Interment Services (59-8300.6)
4. Animal Sales and Services: Kennels and Veterinary, General (59-8300.10)
5. Automotive: Parking Garages (59-8300.12)
6. Automotive: Parking Lots, as a Principal Use (59-8300.13)
7. Automotive and Equipment: Heavy Repairs, Heavy Equipment (59-8300.15)
8. Automotive Auction (59-8300.16)
9. Automotive Vehicle Impound Yard and Damaged Vehicle Auctions (59-8300.17)
10. Automotive and Equipment: Automobile Dealerships and Malls (59-8300.18)
11. Automotive and Equipment: Sales and Rentals, Farm and Heavy Equipment (59-8300.19)
12. Automotive and Equipment: Sales and Rentals, Manufactured (Mobile) Homes and Recreational Vehicles (59-8300.20)
13. Automotive and Equipment: Storage (59-8300.21)
14. Communication Services: Broadcast Towers (59-8300.28)
15. Communication Services: Telecommunications Towers (59-8300.30)
16. Construction Sales and Services (59-8300.31)
17. Gasoline Sales: Truck Stops (59-8300.47)
18. Laundry Services (59-8300.48)
19. Lodging Accommodations: Campgrounds (59-8300.50)
20. Lodging Accommodations: Commercial Lodging (59-8300.51)
21. Manufactured (Mobile) Home Residential (59-8200.7)
22. Participant Recreation and Entertainment: Indoor (59-8300.55)
23. Participant Recreation and Entertainment: Outdoor (59-8300.56)
24. Personal Storage (59-8300.60)
25. Retail Sales and Services: Outdoor Swap Meets (59-8300.64)
26. Signs: Non-Accessory (59-8300.66), not including neighborhood signs
27. Spectator Sports and Entertainment: General (59-8300.67)
28. Spectator Sports and Entertainment: Restricted (59-8300.69)
(b) Distance Requirements Between Uses. All distances required to be met, pursuant to the terms of this section, shall begin at the property line of the proposed use and be measured to the nearest property line of the relevant existing use.
1. No pawn shop shall be located within a radius of 1,000 feet of another pawn shop.
2. No drinking establishment shall be located within a radius of 1,000 feet of another drinking establishment.
(14) Legally Noncomplying Use. A legally noncomplying use could be redeveloped or restored for that same use unit without regard to the extent or cause of the damage to the structure or the period of the discontinuance of the use. However, should the site remain vacant (i.e., has no primary building on it) for at least two years, then development shall be in accordance with the regulations of the zoning district classification of the site.
13650.18. Mayfair Heights Urban Conservation District.
A. Purpose and Intent. The Mayfair Heights Urban Conservation District is intended to promote the health, safety, economic, cultural and general welfare of the public by encouraging the conservation and enhancement of the urban environment specifically in the area of Oklahoma City known as Mayfair Heights.
B. District Designation.
(1) Location. The location of the Mayfair Heights Urban Conservation District can be found in Appendix A.
(2) Official Advisory Relationship. The Mayfair Heights Neighborhood Association is designated to establish the "Steering Committee."
C. Qualifier. Except for the provisions specifically contained in this section, all other provisions of this chapter shall apply to and have full force upon the properties contained in the Mayfair Heights Urban Conservation District.
D. District Regulations. The following specific regulations shall be effective within the boundaries of the Mayfair Heights Urban Conservation Zoning District.
(1) Overlay Regulations for Multiple-Family Residential and Commercial Development. These provisions shall apply to all parcels not zoned R-1 Single-family Residential.
(a) This area shall be subject to the R-4 General Residential use and development regulations, unless further restricted in this section or by the master design statement of an approved Planned Unit Development or Simplified Planned Unit Development, which would take precedence.
(b) Any portion of property abutting R-1 Single-Family Residential District shall be screened by a sight-proof fence made of wood, brick, stone, stucco or masonry, a minimum of six feet, and a maximum of eight feet, in height, and kept in an attractive state and in good repair at all times by the property owners.
(c) Any main structure within this area shall have an exterior of brick, stone or stucco, as originally platted.
(d) No building within this area shall exceed a height limit of three stories, except for any attic, basement and/or sub-level portion, provided the building does not exceed a height of 35 feet from outside ground level.
(e) Commercial grade waste cans, dumpster units, and other forms of commercial grade litter control and refuse disposal shall be placed on the site in a location where they are screened from the direct line of sight of any adjacent R-1 Single-Family Residential District uses by a sight-proof fence made of wood, brick, stone, stucco or masonry. Consideration shall be given to the placement of the collection unit based on the reasonable access required by commercial refuse collection.
(f) All exterior lighting shall be arranged so that there will be no annoying glare directed or reflected toward any adjacent R-1 Single-family Residential District uses.
(g) Off-street parking or loading spaces shall be located a minimum of 20 feet from any lot line abutting R-1 Single-Family Residential District.
(h) Special Provision for Lots 17 and 18, Block 10, Mayfair Heights Addition:
1. No building within this area shall exceed a height limit of two stories, except for any attic, basement and/or sub-level portion, provided the building does not exceed a height of 25 feet from outside ground level.
(i) Special Provisions for Lots 15 and 16, Block 10, Mayfair Heights Addition:
1. The continued use as residential duplexes shall comply with the provisions established in the overlay regulations for residential development; any other use shall comply with the provisions established in this section.
2. No building within this area shall exceed a height limit of two stories, except for any attic, basement and/or sub-level portion, provided the building does not exceed a height of 25 feet from outside ground level.
(j) Special Provisions for Lot 13, Block 13, Mayfair Heights Addition:
1. (a) This area shall be subject to the standard R-1 Single-Family Residential District use and development regulations, unless further restricted in this section or the compliance with the master design statement as defined under the provisions of an approved Planned Unit Development or Simplified Planned Unit Development, which would take precedence.
2. Paragraphs (a), (b), (c), (d), (f), and (g) above shall not apply.
(2) Overlay Regulations for Residential Development. These provisions shall apply to all parcels zoned R-1 Single-family Residential.
(a) Structures.
1. Location of structures, area zoning and setback regulations: On all lots, property frontage shall be as platted.
2. Blocks 1 thru 18, Mayfair Heights Addition, shall have a front yard setback of 30 feet and, in the event of a corner lot, a side yard setback of 15 feet on the side abutting a street, as originally platted.
3. Blocks 1 thru 3, Robin Lee Addition, shall have a front yard setback of 25 feet and, in the event of a corner lot, a side yard setback of 15 feet on the side abutting a street, as originally platted.
(b) Construction Height Limitation. No single-family residential structure shall exceed a height of two and one-half stories, except for any attic, basement and/or sub-level portion, provided the building does not exceed a height of 35 feet from outside ground level.
(c) Structural Façade. The structural façade or veneer of the main structure on the property, fronting a public street, shall be a minimum of 50 percent brick, stone or stucco as originally platted.
(d) Carports. Carports are permitted to be added to an existing residential structure, subject to the following conditions and requirements:
1. The façade or veneer of a carport shall be constructed of the same building materials as the main structure on the property.
2. The roof of a carport shall be constructed of the same material as the roof of the main structure.
3. All carports shall be designed and constructed with drains or gutters that direct the flow of runoff from the roof in such a manner so that said runoff does not flow onto adjacent private property.
4. All carports shall not exceed the width of the driveway or 24 feet, whichever is smaller.
(e) Driveways. Driveways forward of the front building line shall be constructed of a standard hard surface material such as concrete, asphalt or similar product, brick type pavers, natural stone or gravel not to exceed 30 percent of the front lot width or a maximum width of 24 feet, whichever is smaller.
(f) Satellite, Television, Radio and Any Other Transmission or Receiving Implements.
1. This section shall only apply to satellite dishes in excess of two meters in width.
2. If mounted on a pole or attached to the ground, satellite dishes shall not project past the front building line nor exceed the height of the main structure by more than 15 feet.
3. If mounted to the main structure, satellite dishes shall not project past the front building line. In the event the structure has a hip or gable roof, the satellite dish shall not be forward of the main ridge line and/or mounted to the front slope. In the event the mounting is on the side of the structure and/or the side slope of a hip or flat type roof, the satellite dish shall be a minimum of ten feet from the front building line. This provision shall not prevent the item from protruding above the main ridge line and the height shall not exceed the height of the main structure by more than 15 feet.
4. Pre-existing satellite, television, radio and any other transmission or receiving implements, prior to the enactment of this Urban Conservation District, shall have been deemed to be legally nonconforming only for a period of one year.
(g) Fencing and Gates. A property owner may at their discretion, construct and install a fence along the exterior of the property, setback or easement lines, or any other lawful location, provided:
1. If rear of the front building line, the height shall be a minimum of four feet and a maximum of eight feet.
2. If rear of the front building line, the material used in the construction or installation of the fence, other than the support structure, shall be made of wood, brick, stone, stucco, masonry, vinyl or composite type products specifically made for residential fence use. The use of chain link as a fencing material shall be permitted rear of the front building line, but shall have a maximum height limit of six feet. The use of corrugated, ribbed or sheet type metal, plastic or similar sheeting, plywood, barbed, single strand, hog or chicken wire, or other items not intended for use in standard residential fence construction or installation shall be prohibited. Installed gates, regardless of the material used, shall be reasonably compatible to the fence and/or overall exterior design.
3. Fencing forward of the front building line shall be prohibited, as originally platted.
4. The use of a hedge as a fence forward of the front building line, may be permitted, provided:
i. That the vegetation does not extend into or beyond the front property or easement line.
ii. That the vegetation shall have a maximum height limit of four feet.
iii. That the vegetation does not cause a view obstruction for any private driveway entrance to or from a public street or intersection.
(h) Parking. Parking of motor vehicles, motor homes, campers, boats, trailers and any other wheeled vehicles, related equipment and/or attachments, motorized or non-motorized, operable or inoperable, and/or any item(s) intended to be transported thereon shall be as follows:
1. Motor vehicles, motor homes, campers, boats, trailers and any other wheeled vehicles, related equipment and/or attachments, parked in front of the front building line, shall only park on a hard surface, described as a driveway made of concrete, asphalt or similar product, brick type pavers, natural stone or gravel.
2. Motor vehicle shells, covers and related attachments, not mounted to a motor vehicle, shall be stored to the rear of the front building line.
3. Boats that are not mounted to an appropriate trailer, which they are intended to be transported thereon, shall only be stored to the rear of the front building line and shall be behind a sight-proof fence. Boats which are not behind a sight-proof fence and are visible from the street, shall be covered by a boat tarp.
4. Boats which are deemed to be person-transportable, such as canoes or similar boats, and do not have an appropriate trailer that they are intended to be transported thereon, and are not mounted to an operable motor vehicle, shall only be stored to the rear of the front building line.
5. Motor homes, campers, boats and trailers parked in the driveway in front of the front building line, shall not be parked in or extend beyond the front property or easement line, or a minimum of 11 feet from the curb line, whichever is greater.
(i) Storage of Junk, Debris, Trash or Refuse. Storage of junk, debris, trash or refuse is prohibited.
(j) Basketball Hoops and Related Support Structures.
1. The erecting or installing of any type of basketball hoop on any type of freestanding permanent pole, post or other support type structure in front of the front building line shall be prohibited. This provision does not prohibit the attachment of a basketball hoop, or related support structure, directly to a building, provided that it does not extend out from the building more than five feet or extend above the eave line of the structure more than five feet, or a maximum of 15 feet from grade level.
2. The use or keeping of a temporary and/or portable basketball hoop in front of the front building line shall be permitted, provided that the item, when not in use, is not left in, or adjacent to, the street or driveway or front yard.
(k) Storage of Construction Material, Equipment and Other Related Items.
1. No construction material, equipment, dumpsters and/or other related items shall be stored forward of the front building line, except for construction-related material and/or equipment being used in any current and active building, renovation or other construction-related activity.
2. The storage of construction material, equipment, dumpsters and/or other related items being used in any current and active building, renovation or other construction related activity, forward of the front building line, shall not exceed a period of 30 days from the date of last building, renovation or other construction related activity, and/or 30 days after the expiration of the permit, if required, authorizing the building, renovation or construction-related activity, whichever comes first.
3. The storage of construction related material, equipment, dumpsters and/or other related items not complying with these provisions shall be stored in the following manner:
i. If the property owner cannot reasonably move the items to the rear of the front building line, causing them to be stored forward of the front building line, they shall be covered by an appropriate tarp.
ii. If stored to the rear of the front building line, shall be behind a sight-proof fence.
iii. If not behind a sight-proof fence and visible from the street, shall either be covered by an appropriate tarp, or stacked and arranged in a neat and orderly manner so as not to present a disorderly appearance.
(l) Storage or Keeping of the Following Items Not Defined Elsewhere in This Section. The storage or keeping of items forward of the front building line shall be prohibited: barbecues or other types of charcoal or gas type grills, appliances, buckets, tools, tires, toys, bicycles, wheelbarrows, laundry, and furniture not intended for outside use.
(m) Signage. All signs in excess of two square feet shall be prohibited, except for those specifically permitted below:
1. Residential identification nameplates shall be placed flat against the front exterior wall and limited to four square feet.
2. Residential house number identification plates shall be limited to four square feet.
3. One temporary sign, not exceeding six square feet, offering a property for sale, lease or rent is permitted within the property in which the sign directly relates.
4. One temporary sign, not exceeding ten square feet, stating a contractor and/or sub-contractor's name is permitted for the period of construction.
(n) Landscape Installation and Maintenance.
1. Trees shall be kept and maintained by pruning or removal of any dead, deceased and/or damaged portions that may pose a danger to persons or property. Trees which have had a majority portion of the canopy damaged, pruned and/or removed, and present a barren stump-like appearance, shall be removed in their entirety to ground level.
2. In the overall landscape design of the front or side yard area abutting a street, a property owner, may at their discretion, install concrete, asphalt or similar product, brick type pavers, natural stone or gravel, not to exceed 30 percent coverage of the area, using any one specific type of concrete, asphalt or similar product, brick type pavers, natural stone or gravel. It is the intention of this provision to prevent the use of a single type of landscape product in covering the area in total. It is not the intention of this provision to prohibit the use of a combination of various landscape products in the overall landscape design.
(o) Originally Platted Park Areas.
1. The construction of any structures, placement of any temporary buildings, and installation of signage shall be prohibited in that portion of land between: May Avenue and Mayfair Drive, Northwest 47th Street proceeding North 205 feet from the centerline of Northwest 47th Street to an East-West line, between the Northwest corner of Lot 13, Block 13, Mayfair Heights Addition and the centerline of May Avenue.
2. The use of the land as an open-landscaped park area, as originally platted, shall be as defined in the land use policy statement for that portion of land between May Avenue and Mayfair Drive, Northwest 43rd Street and Northwest 47th Street.
