Tulsa Board of Adjustment Meeting #1380 – April 14, 2026

This meeting of the City of Tulsa Board of Adjustment was held on April 14, 2026, beginning at 1:13 PM and adjourning at 4:27 PM. With only three board members present (due to the typical five-member board), a unanimous vote (three yeses) was required for each case. The meeting covered nine agenda items, including a continuance, multiple special exceptions, and a variance. Key themes included adaptive reuse of existing buildings, accommodation of unique community needs, and the balance between property rights and neighborhood preservation.

Consent Calendar

• Minutes of meeting #1379 (March 24, 2026) were approved unanimously.

Public Comments & Testimony

• Case BOA 24024 (Bed and breakfast with events at 1119 South Owasso Avenue) drew extensive public comment. Neighbors in opposition (Chris Barker, Liz Murray, Jeff Lake, Linda Licty, Judy Kumpf) expressed concerns about traffic congestion, safety for children, noise, and Mr. Yancey's past use of the property as a venue—including allegations of selling tickets, advertising events publicly, and not residing at the home. They argued that the property is used as an event space, not a residence, and that approving the exception would set a harmful precedent for the quiet, historic neighborhood. Supporters (Carl Jones, Will Rutherford, Michelle Svenson, Grant Baumgartner, and a representative from Tulsa Artist Fellowship) highlighted the architectural significance of the Bruce Goff–designed home, its history as a gathering place for artists and LGBTQ+ community, and Mr. Yancey's commendable preservation efforts. They emphasized that events have been small, non-commercial, and that parking issues have been addressed through valet, shuttles, and a nearby lot. Multiple supporters noted that no revenue is generated from the events.

Discussion Items

• Case BOA 24017 (Drive-through coffee shop at 610 South Cincinnati Avenue): Applicant Laura Ann Fryer requested a special exception for a drive-through in the CBD district. The site previously housed a bank drive-through. The proposal involves using two existing drive-through lanes, with 85 feet of stacking space (up to 4 cars) and service time under 3 minutes. No interior service or walk-up orders are planned. The board noted the existing drive-through infrastructure and approved the request.
• Case BOA 24018 (Accessory dwelling unit at 1743 West 41st Street South): Applicant Rodney Harmon (represented by John Whitzel, homeowner) requested a special exception to convert an existing detached garage's second floor into an accessory dwelling unit in the RS-3 district. No changes to the building footprint are proposed. The applicant stated the unit is for family members and that the only abutting owner-occupied neighbor had no issue. The board approved, noting no structural changes and prior use of similar units in the neighborhood.
• Case BOA 24019 (Funeral/mortuary service at 230 North Quaker Avenue): Applicant Brooke Reuter requested a special exception for a funeral home in the RM-1 district and a parking ratio reduction from 47 to 46 spaces. The parking deficit is due to the chapel seating 125; the applicant noted off‑street parking ownership (35 spaces) and 11 available on‑street spaces, plus an agreement with North Peoria Church of Christ for overflow. The applicant committed to no Sunday funerals (a condition the board decided not to impose) and emphasized serving the Hispanic community. The board approved the reduced parking.
• Case BOA 24020 (Indoor soccer facility at 11675 East 21st Street South): Applicant John Sanford requested a special exception for a large indoor assembly/entertainment use in the CS district. The existing building, a former Skate Landscape World, will be converted to a single indoor soccer field with associated uses (locker rooms, offices). The board limited the approval to indoor soccer and associated uses, noting that the special exception category could otherwise permit concerts or other large gatherings.
• Case BOA 24021 (Personal vehicle sales at 6020 South Garnett Road): Applicant Justin Van Kirk (with architect Keith Robertson) requested a special exception for a used car dealership and repair shop in the CS district. The site was previously a QuickTrip with many deed restrictions (no gas, car wash, donuts, coffee, liquor). The applicant provided a graphic overlay and a list of neighbor contacts; most feedback was positive. The board approved, noting compatibility with nearby auto‑related businesses and substantial replanting required under code.
• Case BOA 24023 (Lot split variance at 1721 East 11th Street South): Applicant Jose Flores requested a variance to reduce minimum lot width in the AG district from 200 feet to approximately 192 feet (Lot 1) and 127 feet (Lot 2) to split a flag‑shaped lot evenly with his brother. The hardship is the lot's irregular shape and limited frontage. The applicant intends to build barn‑dominia (shop‑with‑living‑quarters) as a first phase before permanent homes, without downzoning to AGR. The board approved, finding the hardship justified.
• Case BOA 24025 (Dynamic display sign at 3150 East 41st Street South): Applicant Jill Ference (representing CGB Holdings) requested a special exception for a sign in the right‑of‑way and a variance to permit a dynamic display sign within 20 feet of the driving surface and within 200 feet of a residential district. The existing monument sign (42 sq ft) would be replaced with a smaller (7 ft tall) dynamic display. The hardship is the site's configuration: developed since 1971, no grassy frontage, and utility constraints prevent relocation. The city council approved an encroachment agreement in February 2026. The board approved, with a condition reducing brightness to 400 nits at night.
• Case BOA 24027 (Parking reduction for mixed‑income multifamily at Admiral & Utica): Applicant Stuart McDaniel requested a special exception to reduce parking from 66 to 33 spaces for a 66‑unit building in the CH district. The project, Amy Terrace, will serve low‑income seniors (16 units, no cars), special‑needs residents (18 units, minimal driving), and market‑rate tenants (12 units). The board noted the project's alignment with neighborhood plans and that many residents will not own cars; the parking is expected to be adequate.

Key Outcomes

• Case BOA 24017 (Drive-through): Approved unanimously.
• Case BOA 24018 (Accessory dwelling unit): Approved unanimously.
• Case BOA 24019 (Funeral home/parking reduction): Approved unanimously.
• Case BOA 24020 (Indoor soccer): Approved unanimously, limited to indoor soccer and associated uses.
• Case BOA 24021 (Vehicle sales): Approved unanimously.
• Case BOA 24023 (Lot split variance): Approved unanimously.
• Case BOA 24024 (Bed and breakfast with events): Approved, subject to conditions: gatherings must be non‑commercial, non‑ticketed, not publicly advertised; limited to 25 people total (including staff); no more than one event every 60 calendar days; events must end by 10:00 PM; the owner or a designated representative must be present for the entire event; the applicant must maintain a parking agreement for the adjacent lot for the duration of the approval; and the approval is for one year from April 14, 2026.
• Case BOA 24025 (Dynamic display sign): Approved unanimously, with a condition that the display brightness be reduced to 400 nits at night.
• Case BOA 24027 (Parking reduction): Approved unanimously.
• Case BOA 23980 (Wall sign variance at 2424 East 21st Street): Continued to the April 28, 2026 meeting at the applicant's request.