City of Tulsa Board of Adjustment Meeting 1379 – March 24, 2026
City of Tulsa Board of Adjustment Meeting 1379 – March 24, 2026
The City of Tulsa Board of Adjustment held Meeting Number 1379 on March 24, 2026, to consider three agenda items: a variance for underground parking near Brookside, a variance for signage at a library, and a special exception for a brew pub. All items were approved after public testimony and board discussion.
Consent Calendar
- Approval of Minutes (Meeting 137.8, March 10, 2026): Moved and seconded; approved unanimously by board members Dumas, Stolfer, Hale, and Williams.
Public Comments & Testimony
- BOA 24013 (Parking Variance): Michael Joyce (attorney for adjacent property owners) stated that after negotiations with the applicant, his clients removed their objection subject to commitments (no violation of the 10-foot setback on the Johnson property, a Class A screening fence, enhanced landscaping, and no above-ground parking structure). Jody Rogers (neighbor at 1318 East 32nd Place) thanked the developers for meeting with neighbors, expressed preference for below-grade parking, and supported the variance with the understanding that fencing and trees would be provided.
- BOA 24016 (Brew Pub): Nathan Cross (representing the property owner, Phoenix Cleaners) spoke in support, noting the difficulty in finding a suitable tenant that respects the neighborhood and parking constraints.
Discussion Items
- BOA 24013 – Variance to Reduce Building Setback (Northeast Corner of East 33rd Street and South Peoria Avenue): Applicant Nathan Cross requested a variance from 10 feet to zero feet to allow underground parking. Staff clarified the variance applied only to the northeast corner (minimum 3 ft 3 in. shown on plans). The developer committed to no above-ground parking structure if the variance is granted. The board discussed tying approval to the conceptual plan (pages 2.43–2.55) and imposing a condition prohibiting a multi-story above-ground parking structure. The hardship was cited as the irregular property shape. Board members praised the community engagement and expressed comfort after the updated plans.
- BOA 24014 – Variance for Wall Signs (1017 North Greenwood Avenue): Applicant Francis Wilmore revised the request from the prior meeting, reducing the number of additional wall signs from two to one and decreasing sign letter size from 12 to 10 inches. The variance sought one additional wall sign (for the Tulsa City-County Library) and an increase in total display area from 32 sq ft to 92.1 sq ft. The hardship cited was the large building scale on a residentially zoned property. Board members noted the reduction satisfied the “minimum relief” requirement.
- BOA 24016 – Special Exception for Brew Pub (129 East 18th Street South): Applicant Chase Healy requested a special exception for a brew pub in the CS district. The proposed hours mirror their existing location (not late-night). Twenty-one parking spaces are available. The applicant met with neighbors and received letters of support; no opposition letters were received. Board members commented that the use fits the neighborhood’s walkable character and commended the community outreach.
Key Outcomes
- BOA 24013: Approved by vote (Williams, Hale, Dumas, Stolfer all yes). Condition: no multi-story above-ground parking structure; variance tied to conceptual plan (pages 2.43–2.55). The board found hardship due to unique property shape.
- BOA 24014: Approved by unanimous vote (Hale, Williams, Dumas, Stolfer yes). Variance to allow three wall signs (up from two) and total display area of 92.1 sq ft per conceptual plans presented March 24, 2026. Hardship: scale of building and property.
- BOA 24016: Approved by unanimous vote (Williams, Hale, Stolfer yes). Special exception for brew pub use per conceptual plans presented. Board found the use in harmony with the code and not injurious to the neighborhood.
Meeting Transcript
Thank you. All right, good afternoon. And welcome to the City of Tulsa Board of Adjustment Meeting Number 1379. But before we begin, we're going to have some brief comments from the city. To conduct the public hearing in an orderly manner, we ask that you follow these rules and procedures. Staff will announce the case and read the action requested. The chair will ask if the applicant is present and if there are protestants or interested parties. The applicant will be given time to present the case, not to exceed 15 minutes. The board will then hear from interested parties or protestants. Each party will be given time to speak, not to exceed five minutes. Please do not repeat comments of previous speakers. After the board has heard from protestants or interested parties, the applicant may be allowed time for a rebuttal not to exceed 10 minutes. If you wish to speak in support or opposition to a case, please sign in before speaking. There's a sign-in sheet here at the front desk. Exhibits given to the board will be kept and made a part of the permanent record. During the hearing, the board may ask questions of the applicant or interested parties at any time. Staff reports for each application are available as PDFs on the Board of Adjustment web page at TulsaPlanning.org. After the presentations, the board will vote to approve or deny the application. If you are approved, staff will give you a copy of your case report following the hearing for your records. You'll need to submit this documentation to the permit center as a revision to your current permit application or include the documents with your submittal for a new permit application. If you submitted your permit through the online portal, please submit revisions in the same manner. When addressing the board, please state your name and address for the record, and please direct all comments into the microphone. A video of these proceedings is being recorded for future airing on TGov Channel 24 Cable TV. At this time, please silence any electronic devices. And if there are not any questions. Mr. Chair. All right. Thank you, Nathan. So we're going to start with agenda item number one, which is the approval of the minutes of meeting 137.8 from March 10th, 2026. Do we have a motion? Do we have any comments? Mr. Chair, I move that we uh accept and approve the minutes from the last meeting. Um what was it? March 10th, 2026. Okay, we have a motion. Do we have a second one? Second. We've got a motion. We have a second. Ms. Dumas? Yes. Ms. Stolfer. Yes. Mr. Hale? Yes.
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