Should we limit the number of new Small Box Discount Stores in parts of northern Tulsa?
We want to hear from you! What are your thoughts on this upcoming proposal?
Currently, there is a 6-month moratorium in parts of northern Tulsa which limits the number of Small Box Discount Stores. This area is generally described as the area between the Tisdale Expressway and N Lewis Avenue, and between Admiral Boulevard (downtown) and Flat Rock Creek (E 40th Street North). It includes property within the Unity Heritage Neighborhoods Sector Plan, the 36th Street North Small Area Plan, and the Crutchfield Neighborhood Revitalization Master Plan. Under the moratorium, any new construction of small box discount stores within these boundaries must be more than 1 mile away from an existing small box discount store.
The moratorium expires on March 29, 2018. A proposal to make this temporary restriction permanent, called a zoning overlay district, was initiated by City Council on December 20, 2017.
This survey is an opportunity to provide feedback as staff begin drafting the proposed ordinance. All comments and input will be provided to decision makers for review and consideration.
- Facebook Live video of the January 29th community input meeting by Black Wall Street Times.
- PowerPoint: "Small Box Discount Stores in North Tulsa". This PowerPoint explains what a small box discount store is, and what the proposed overlay could do and will not do for North Tulsa.
- Small Box Discount Store Overlay map, prepared by INCOG. This map shows the boundary of the overlay zone and the location of small box discount stores.
- Public notice sent out to constituents notifying them of community input meetings and the proposed amendment.
- Councilor Vanessa Hall-Harper's statement after the moratorium was passed in September, 2017.
The public hearing for the proposed Small Box Discount Store Overlay will be held on Wednesday, 3/21/2018 at 1:30 pm. The meeting will be held at Tulsa City Council Chambers (2nd level, 175 E 2nd St).
Community Input Meetings:
Monday, January 29, 2018, 6:00 pm Monday, February 5, 2018, 6:00 pm
Rudisill Library - Ancestral Hall 36th Street North Event Center - Conference Room
1520 N Hartford Avenue 1125 E 36th St North
Tulsa, OK, 74106 Tulsa, OK, 74106
Responses for Questions Asked at Community Input Meetings
Question: How is the Dollar General being built in an area with a moratorium?
Answer: The Dollar General currently under construction (along Pine) obtained the necessary building permits before the moratorium went into effect on September 30, 2017.
Question: Are there any other box stores set to be built other than the new one on Pine?
Answer: There are no current plans to build or open a small box discount store within the boundaries of the Moratorium area.
Question: So if they want to build a store like Dollar General larger than 12,000 sq. ft. can they build [it]?
Answer: Yes it can be built. A Dollar General larger than 12,000 sq. ft. does not meet the current definition of a small box discount store.
Question: Are we getting rid of the liquor stores and bars? Are we not allowing liquor stores and bars to build here?
Answer: The existing Moratorium and proposed overlay do not prohibit liquor stores or bars from being built or opened within the Moratorium boundary area. The current Code does have a spacing requirement for bars and liquor stores located in the City of Tulsa. Contact INCOG at 918-584-7526 for additional information about the current Zoning Code regulations associated with liquor stores and bars.
Question: Is there a limit to small box discount stores in South Tulsa?
Answer: No. There is no current limit or spacing requirement on small box discount stores in South Tulsa. The areas included in the current Moratorium and proposed overlay are the Greenwood Heritage Neighborhood Plan area, 36 Street N. Corridor Plan area, and the Crutchfield Neighborhood Revitalization Plan area.
Question: Do food trucks fall under the small box discount store? Would Cooper's Fruit Stand be considered a small box store?
Answer: Food trucks and fruit stands do not meet the current definition of a small box discount store.
Question: Who determines what the definition is of a small box store AND can it be expanded?
Answer: The current definition of a small box discount store is stated in the Moratorium. The definition of a small box discount store can be adjusted or expanded. Any change to the definition of a small box discount store will go through the public hearing process; final approval of any adjustments to the definition is made by the City Council.
Question(s): Is there a potential exemption built into the overlay plan for some businesses that are small box stores? Is there a loop-hole if a small box sold jewelry and have a coffee "shop" in the store, and also sell other items sold in traditional small box stores? What if something that meets the 'small box discount store' chooses to sell fresh fruit/produce?
Answer: During the term of the Moratorium (which is set to expire on March 29, 2018) the City Council will hear any appeal of an affected property owner and, upon hearing, may grant or deny an exemption from the restrictions of the Moratorium. Exemptions and exceptions can be built into the proposed overlay; that is a possibility. Any exemptions and exceptions included in the proposed overlay will go through the public hearing process of the Tulsa Metropolitan Area Planning Commission and then City Council.
Question: If a current small box discount store in the area closes, can another small box discount store move in that space?
Answer: Just to be clear, small box discount stores within the Moratorium area are not prohibited but they do have to meet a spacing requirement of 5,280 ft. from other small box discount stores. A existing small box discount store within the Moratorium area that does not meet the spacing radius may close and a new one can open in its place within 3 years. This is because existing small box discount stores located within the Moratorium boundary area are grandfathered in; the Zoning Code call them legal non-conforming uses. Contact INCOG at 918-584-7526 for additional information about legal non-conforming uses in the City of Tulsa.
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That's 6.8 hours of public comment @ 3 minutes per response.