All right, good afternoon.

I'm sorry to start late.

It's 1 13, April 14.

Let's call this meeting to order.

Welcome to the City of Tulsa Border Just Main meeting number 1380.

But before we begin, we're gonna have some 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 rebuttal not to exceed 10 minutes.

If you wish to speak in support or opposition to a case, please sign in before speaking.

There is a sign-in sheet located 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 Tulsa Planning.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 will need to submit this documentation to the permit center as a revision to your current permit application or include these documents with a 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.

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 all electronic devices.

And if there are not any questions, Mr.

Chair.

All right, thank you.

So as I say earlier, we're usually a board of five volunteers.

So you can see we're only three today.

So in order for your case to pass, we're gonna you're gonna have to have three yeses.

So if you need a continuous, I mean you come up to the front and request a continuous.

We'll be glad to move your case to the next uh agenda meeting.

So if okay, I think we got one person.

Is anyone else uh like to request a continuance?

No.

So let's go ahead and move on to agenda item number one, which is the approval of the minutes of meeting 1379, March 24, 2026.

Do we have any comments or do we have a motion?

Mr.

Chair, I make a motion to approve the meeting minutes from meeting 1379 from March 24th, 2026.

Okay, we got a motion.

Do we have a second?

Second.

Yeah, motion second.

Mrs.

Dumas.

Uh yes.

Yes.

Also gonna say yes.

So the minutes of meeting has been approved.

Agenda item number two.

I understand this one is gonna be continue.

Yes, the applicant has indicated they would like to request a continuance um to potentially a full board.

Um, and that's for item number two, boa two three nine eight zero, locations two four-two-four east twenty-first street south.

Applicant Pete Webb, and the action requested was a variance to increase the maximum display area for wall signs in the OM district.

Is that anyone for this case?

For idea number two.

Good.

There's announced that let's go ahead and request and continuous uh the next meeting is uh April 28th.

Do we have a motion to continue?

Mr.

Chair, um on uh BOA case two three nine eight zero.

I um make a motion to continue this until April 28th.

Uh Board of Adjustments hearing.

We got a motion.

Do we have a second second?

Okay, we got a motion, we've got a second.

Yes.

Dumas.

Yes.

And I'm also gonna say yes, so this case has been continued.

So let's move on to agenda item number three, BOA 24017.

BOA 24017.

Location is 610 South Cincinnati Avenue.

Application applicant Laura Ann Freyer is requesting a special exception to permit a drive-in or drive-through facility in the central business district.

Okay, there become present.

State your name, your address, please.

My name is Laura Ann Fryer.

Um, and I live at 737 East Admiral Boulevard, Tulsa, Oklahoma.

So we are requesting approval for a drive-thru for a full service drive-thru for a coffee shop.

It would be a full service coffee shop, strictly just a drive-thru.

We meet all of our minimum requirements for stacking in a drive-thru from the sidewalk to where we will be taking orders, is a total of 85 feet.

So we can stack four cars in our drive-thru without impeding onto the street.

Our service time is under three minutes, so that means cars will be moving in and out quickly.

Any other questions for me though?

So there's two lanes, right?

Yes, it is two lanes.

So there's a there's a total of four lanes there, but we will only be occupying two of the lanes.

Um the other lanes will be used for like emergency exits, or if there's um somebody needs to get out quickly, so that will be ability for that, but we will only be utilizing two of the lanes.

This is the existing bank.

There's a building, yes.

There, yes, it used to be a drive-thru.

Um it was the bank where the vault is currently located.

So that is our building is where they used to conduct the drive-thru teller, and those lanes are already existing lanes that we would re be reusing for our drive-through.

So this coffee shop is gonna be strictly for drive-thru, or there's gonna be so customers inside.

No, it is strictly just a drive-thru.

There will be no customers inside, and we will um not be taking any walk-up orders at the current moment.

So it will only be people in cars driving through.

Okay, have you talked to the neighbors anyway?

Um, I haven't talked to our neighbors yet.

Um, no.

I don't think I talked to them.

No, we haven't.

Do you operate any other locations in Tulsa?

Uh no, this will be our first location.

Okay.

This is our initial trying to establish our concept for any more questions.

Um yeah, just from an operation standpoint, doesn't really have anything to do with anything for the most part.

Um I'm just curious.

So those so those drive-thru stalls that are kind of out there standalone.

Are those going to be stocked separately?

How how would the product get out to um so we will be running them out to the customers?

Um, like how a Chick-fil-A operates or how like a Dutch Bros operates.

We will take your order at your car window, and then we have runners that will run the drinks out of the establishment to their car window.

Gotcha.

What are they operation?

From 6 a.m.

to 530.

And assuming that every day or the week long day.

Um Monday through Friday.

Uh through Friday, okay.

Yes.

Anything else?

All right, thank you.

Thank you.

All right.

Okay, so BOA 24017.

Do we have anyone that would like to speak on this case seeing no, so let's move on to discussion.

I mean, it's already an existing drive-through facility.

I really don't see any issues with this.

Yeah, I don't know.

Yeah, that was already operated as this use and um the building footprints are not changing.

The the lanes are not changing.

Right.

So I'll make a motion.

Please do.

Mr.

Chair, uh, and Board of Adjustment Case 24017.

I move to approve a special exception to permit a drive-in or drive-through facility in the CBD district for the conceptual plan shown on page 3.11 of the agenda packet.

The board finds that the request of special exception will be in harmony with the spirit and intent of the code and will not be injurious to the neighborhood or otherwise detrimental to the public welfare.

So we've got a motion.

Do we have a cycle?

Second.

We're in a motion.

We've got a cycle, Ms.

Dumas.

Yes.

Mr.

Hill.

Yes.

I'll also gonna say yes.

Congratulations.

Yes.

All right, let's move on to agenda item number four.

BOA 24018.

BOA 24018.

Location is 1743 West 41st Street South.

Applicant Rodney Harmon is requesting a special exception to permit an accessory dwelling unit in the RS3 district.

Is the applicant pressing?

Yes.

Please come up to the mic.

Please stare your name and other John Whitzel, 4014 South Waco Avenue, Tulsa, Oklahoma.

Okay, what would you like to do?

I'm the homeowner.

We're just finishing out a garage apartment on an existing structure, no change to the building footprint.

We're just putting up interior walls and adding windows.

Okay, so let's see this page.

The second floor already existed, right?

Do what?

Did the sec the second floor already existed?

Cool.

We didn't add it, you're just turning it into a dwelling unit.

Yes, just for family members, basically.

Have you heard from the neighbors?

Only one of the abutting properties is owner-occupied, and I discussed it with them.

They had no issue with it, and um have not heard from the landlords of any of the other abutting properties, but there's been no complaints.

Um possibly at some point the immediate uh use though is for family members.

And so this is specifically for the the garage, the detached garage okay.

Are you aware of any other um accessory dwelling units in that neighborhood?

Believe the uh abutting property to the east has an accessory dwelling unit, and the abutting property to the north is a duplex.

But there are there are a decent amount of accessory buildings in general, like detached garages are pretty common over there, so it's not really a change of any of that.

Could you say that again?

I'm having trouble.

I mean, there are there are a decent amount of just detached garages in that neighborhood.

Yes, sir.

Do you know what was these detached car riots built?

Um I think in the 70s or 80s.

Probably the 1970s, I'd be saying.

Anything else?

All right, thank you.

Thanks.

Do we have anyone that would like to speak on this case?

Seeing no, let's move on to discussion.

Seems fine to me.

Yeah, it's already uh built.

So yeah, no questions or uh concerns um with the application.

No changes to the structure or anything like that.

So all right.

Do we have a motion?

Or any more comments?

I mean, you're doing just ping pong motions back and forth all the time.

Let's do it then.

Uh Mr.

Chair, uh BOA case 2401A.

Uh move to approve a special exception to permit an accessory dwelling unit in the RS3 district for the conceptual per the X exhibits shown on 413.

Nope.

41 for through 414.

Um the board finds that they request a special exception, will be in harmony with the spirit and intent of the code and will not be injurious to the neighborhood or otherwise detrimental to the public welfare.

We've got a motion.

Do we have a cycle?

Second.

If we got a motion, we've got a cycle, Mr.

Hill.

Yes.

Dumas?

Yes.

I also want to say yes, so your application has been approved.

All right.

Let's move on to agenda item number five.

BOA 24019.

BOA 24019.

Location is 230 North Quaker Avenue.

Applicant Brooke Reuter is requesting a special exception to permit a funeral or mortuary service in the RM1 district, and a special exception to reduce the required parking ratio for a funeral or mortuary service in the RM1 district.

Just there.

Okay.

Yeah, pretty scopo.

Please stare your name.

Address.

I'm Brooke Ruder from 9007 East 88th Street.

And um, yeah, so the special exception to request a funeral home at this location.

Um it's existing RM1, so we're just going for the use change, and from what we understand with planning that uh the parking was was the issue, and so based on uh assembly square footage and non-assembly square footage, I think 47 spaces was required, and their recommendation was uh 46 because we do own the parking lot across the street, and it has 35 spaces, and I think the street itself has 11 available based on uh the 20 linear feet and that type of thing.

But I I will throw out some specifics with the business that I think might help.

Um becoming friends with North Peoria Church of Christ, Pastor Blake, and uh so Byron, if we ever have any overlap, you know, with a funeral, um they've given us permission that we could have a few spaces in their huge parking lot just feet to the west of us.

I will say though that our our chapel is only 125 spaces for for uh for head count in there, and we really won't have large funerals on site, and they will never be on Sunday.

So even if we do the math three to a car for you know it's maxed out at 125, that's that's still only 42 cars, but um our over our overflow will be great with the street and then uh the North Peoria Church of Christ.

I think I think we're covered with the request from planning.

Okay.

Do you have any issues with us putting a condition of no um funerals on Sundays?

Um no, no, because we it's part of the business.

We wouldn't do that anyways, but um Byron did say the church would write a letter if you need, you know, just for overflow.

I'm you know, maybe we don't need to do um that stipulation because I think there's also if something is at 5 p.m.

on a Sunday, like I who's to say like that isn't going to interfere with any other operations of the church.

I appreciate that.

So how long was the church operating before?

So the church was built in 1952, and so it has been um it's been there the whole time, but it it kind of aged out really.

So it became available.

There was only 10 parishioners there, and so we bought it with the goal of this.

Um so it does have some unique characteristics.

We're under contract with Dr.

Stacy Reeves because it just so happens to have nothing to do with the funeral business, but we think it's awesome.

Uh Sharonda Ballard got it as approved for potentially on the National Historic Register for uh being a civil rights location for a polling place.

So there's just some neat things we're doing with the building.

We're not changing the footprint at all.

We're gonna keep the outside the same, and you know, we serve in the Hispanic community at Tulsa for uh past 15 years with uh taxes and and uh payroll taxes and uh uh financial services, and so this is just a need for serving underserved communities, is what we do, and so they've been asking for a uh a Spanish speaking funeral home.

So that's that's the direction that we're we're going with this.

Um but the church the church uh just south of us has been just welcoming us with open arms.

I don't think we're gonna have very many large funerals on site just to kind of address the question because 125 spaces is a little small, and most people have funerals at their church, or if they're not connected to a church in other location, or we'll probably have smaller gatherings on site.

How are you here from the neighbors?

Um we have not heard from the neighbors.

We reached out to the the church north.

Um haven't heard any neighbors though.

Any more questions?

No.

Thank you.

Thank you.

All right, case BOE 24019.

Do we have anyone that would like to speak?

See no.

So let's move on to this question.

Nathan, are there really only shy one space?

Yes.

Yeah, okay.

So I mean, it was just the way the geometry worked out, but Matthew.

All right.

I don't think uh initially, I mean, just for some additional information, when we first spoke with them, they were under the impression they were shorter because they weren't counting the on streets that were available, and so as we assess the case, we told them they would be able to use the on-street towards their requirement.

But at that point, they determined they were still one short, so they maintained their their ask to the board of adjustment.

Okay.

Okay.

Great.

I don't have any issues.

I mean, the restriction that you mentioned earlier.

I don't think it was necessary.

What do you think?

Um Yeah, I agree.

I I would uh not be in favor of adding a restriction uh based on a neighboring uh church uh operations.

What are your thoughts?

No, that's what I was just asking the question.

Yeah.

I I would uh not be in favor of adding a restriction uh based on a neighboring uh church uh operations what are your thoughts I was just asking the question yeah when someone when someone offers to restrict their operations it's worth asking before we go into um you know our our conversations whether or not that's something we would want to put in as a condition so just asking the question right okay do we have a motion don't fight uh Mr.

Chair um BOA case number 24019 I move to approve a special exception to permit a funeral or mortuary service in the RM1 district um and reduce the required parking ratio for a funeral or mortuary service in the RM1 district from 47 spaces to 46 spaces for the conceptual plans shown in 513 through 521 because the board finds that the request a special exception will be in harmony with the spirit and intent of the code and will not be injurious to the neighborhood or otherwise detrimental to the public welfare.

We got a motion that we have a second second Mr Hill yes doomess yes also when I say yes to your application has to be approved all right so let's move on to agenda item number six BOA 240 to zero BOA 24020 location is 11675 East 21st Street south applicant John Sanford is requesting a special exception to allow a large indoor assembly and entertainment use in the CS district is the applicant present yeah John Sanford 9726 East 42nd Street Tulsa Oklahoma can be still there Sanford so what do we like to do?

Well we're we're looking to create a youth indoor soccer league and we're gonna just gonna change this pretty large building it's gonna be a lot of uh I need to get the funeral director's business card because there there is so much trash in this building I mean the homeless have drug all kinds of material inside so it's gonna be a monumental task to get all the debris out of this but I think uh once we do that it's gonna it's a nice big clear span open space that'll be a nice uh uh fit for an indoor soccer league and we'll be able to use the existing restrooms and and all that I mean all the fixtures have been stolen and broken but we should be able to salvage the uh the indoor plumbing but uh otherwise I think it's gonna be a really nice fit for some of the kids in that area of town so how many soccer fields uh just be one soccer field just one soft soccer yeah was it this used to be skate landscape world yeah yes sir yes sir it's been it's been many things I thought so it's been many things yes so as as its origin similar concept I mean yeah yeah yes sir soccer yeah not really any different what are the hours of operation uh you know I really I haven't really talked to him about that but I'm sure it's gonna be driven by evenings and weekends and surrounded by you know the restaurant uh around there too probably you know they're probably gonna see an upchart uptick in their business with having a lot of activity right there how for you or the owner her from anyone from the neighbors uh no we have not so I see that um the site is within a floodplain and I see on your exhibit that's I think upright now there is some thinking through the water flow um could you talk a little bit more about that well this is an existing building right and and we're not gonna change the flow of the water that's gone through the right now we're just going to try to maintain the uh the easements in place for that drainage that's already in place okay any other activities besides soccer I mean this is a greater than 250 person capacity I mean if you only highlight one soccer field I doubt you're gonna get to that 250 are there going to be any other activities inside there well no not not that I know of you know there might be there might be uh uh some smaller meeting room for the kids if they want to have a party or something like that but uh I'm not aware if we're gonna be using any of the other part maybe for some of the offices that are there already but I think by the time we get demoed and get the soccer field there's not gonna be a lot of room left for other uses in this building and then we'll have the locker rooms and the restrooms and

You know, there might be there might be uh uh some smaller meeting room for the kids if they want to have a party or something like that.

But uh I'm not aware if we're gonna be using any of the other part, maybe for some of the offices that are there already.

But I think by the time we get demoed and get the soccer field, there's not gonna be a lot of room left for other uses in this building, and then we'll have the locker rooms and the restrooms and office is the lobby.

I don't think that's gonna leave you a lot of space left.

So you're the architect yes ma'am, not the operator.

Yes, okay, yes, ma'am.

Because I mean, by I mean, when you when we're saying like 250 or more indoor assembly entertainment, I mean that could be XYC.

I mean, not only like a soccer field.

So it could be like a concert place and well, no, I I don't see that.

I mean, that I don't see that being a concert venue.

Uh you know, this is this is really just gonna be uh we're gonna put an astro turf down.

We're gonna demo the demo a lot of the uh floor inside because it does have some structural damage.

So we are gonna have to do a fair amount of work inside to get it prepped to come back and do a sand fill and then do the uh uh astro turf over the top of that.

Nathan, um so I have a question for staff.

Is there a different zoning designation uh specifically for sports?

Indoor sports?

Any other um going along with uh chairs question around like many other things can fall into indoor assembly and entertainment right?

Um so they are mostly all captured by that use description.

Um what the board could do if if inclined is you can make a motion subject to it being used as an indoor soccer facility with associated uses to make it clear that you're not approving broadly the category of indoor assembly and entertainment.

And my owner be okay with that.

Okay, he'd be okay with that.

Perfect.

Any more questions to the applicant?

Okay, thank you, sir.

Thank you.

All right, so case BOA 2402.

Do we have anyone that would like to speak in this case?

Seeing none, so let's move on to this question.

Um that's what I was gonna suggest.

I mean, we just restrict to indoor soccer US.

Yeah.

Um I think that makes sense.

That's what they're asking for, and we just don't have a zoning designation that is specifically for um indoor sports use at that size.

Yeah, that's fine.

Did you notice that it um in 2007 it was special exception to permit a temporary circus?

I was I was seeing that we could have had a circus in town.

I did see that.

Okay.

Could be more than that.

All right, so do we have a motion?

So we do want to do the conditional use of I'll take it.

Uh Mr.

Chair and Board of Adjustment 24020.

I move to approve a special exception to allow large greater than 250 person capacity, indoor assembly and entertainment uses in the CS district for the conceptual plan shown on pages 6.11 through 6.14, subject to the following condition limited to indoor soccer and associated uses.

The board finds that the special exception will be in harmony with the spirit and intent of the code and will not be injurious to the neighborhood or otherwise detrimental to the public welfare.

Second.

We got a motion, we're gonna take Ms.

Dumas?

Yes.

Mr.

Hill, yes.

Also gonna say yes.

So this application has to be in approved.

All right, so let's move on to agenda item number seven, boy 24021.

BOA 24021.

Location is 6020 South Garnett Road.

Applicant Justin Van Kirk Affordable Auto is requesting a special exception to allow personal vehicle sales use in the CS district.

My name is Justin Van Kirk, address 6040 South Mingo Road, and I've got my architect with me as well.

My name is Keith Robertson architect.

I look I'm presiding at 4073 Southwest Boulevard Tulsa, Oklahoma.

Okay, what would you like to do?

We have uh some things we'd like to hand out uh our contacts that the owners had with the neighbors and responses along with uh a graph at more of a graphic overlay other than the site plan that you've been presented with.

We say if you get closer to the market, we've got a recording assistance.

Yeah.

I'm sorry.

So we have some opportunity for you to see an overlay that we presented as for clarity for one of the uh uh neighbors.

Uh we thought it'd be beneficial to for you to see it as well, in addition to what you currently have uh on record.

And those are the list of the phone numbers of all the neighbors that have been contacted and their responses.

So currently we are looking at uh affordable auto dealership with uh automotive repair uh in the zoning.

Uh one is allowed, the other requires a special exception, uh, but is as a is allowed with the special exception.

Uh we currently have a uh approximately three to four thousand square foot office facility, showroom uh uh office uh for dealership, and then we have another six to seven thousand square foot for the repair shop that's located behind it.

I'll chime in something just actually thinking of this.

One of the uh benefits that uh so this property is actually uh we're purchasing from Quick Trip, and uh something that we're looking forward to.

Obviously, for for my business, it's gonna be huge.

We've been operating.

This is our 13th year in business, just around the corner.

So we're established, we've got a good reputation with the community.

So dealing with the neighbors and some of the local businesses was was a breeze.

It was great, but there's a lot of restrictions on this property because it's coming from QuickTrip.

So that's why I don't know if you notice it's been sitting there vacant for very long time.

And from now forever, uh, it's very, very few businesses that can develop there because of Quick Trips.

You can't sell donuts, you can't sell coffee, you can't have a car wash, you can't sell gas, you can't sell liquor.

So very few businesses can develop there.

And fortunately, our use when we submitted this to them, they really liked it because we're bringing a service to the area.

Um, but I think from a city standpoint, it's really gonna help getting something good in there to develop when there's already so many restrictions of what what could actually build there.

So I think it's a mutual benefit and something we're very excited for.

Are there any other car sales um businesses around there?

Yeah, mostly on Mingo, so one mile away, yes.

How many vehicles?

So that's I mean, you're the parking space guy right now.

We have 25 to 30 that are for sale, and then we'll have about the same in the back that are for reconditioning.

Um hopefully that number will grow a little bit as we'll have more space now.

We do have a frontage.

We do have a frontage that will allow for approximately 60 to 62 cars to be displayed along the front areas around the perimeter of the site, and then we have clear parking internally as well for those that are cars that are being serviced, as well as is just the the moving and and jockeying of the cars as as they need to to redisplay.

Again, as Justin mentioned, this this has been set up and has been a quick trip site for an eternity.

You know how they do that, they they they're ponds and they buy this or that and they determine who's gonna be selling gas here or there before they decide they're gonna give up that real estate.

And so they've determined at this point, and it's been sitting there vacant for some quite some time that nobody else is gonna be able to do that.

How about customer parking?

Yep, customer parking?

Yes, we've got quite a bit of it actually.

So internally, as I mentioned, internally around the interiors, we have a lot of customer parking.

Yeah, you see a double stack parking up and down through there.

That's that's pretty adequate for that.

And and also in terms of the the cars that would be serviced, but there's plenty of of upfront parking ADA accessible areas.

We're trying to keep that front zone in front of the building.

If you go back to one of those images, and it's and keep in mind it's just a a rendering image.

If you could go back to that, can we do that?

Well, on the uh on the map with color there, you'll see the inside spaces doubled up.

That's all available for customer parking, employee parking, whatever the need that's free parking spaces, basically.

So for us with our business, that's really the greatest need.

That's one of the big reasons we're moving.

So you can kind of see in that bottom rendering there that it does kind of have it open, and then with the ability to move about and uh also be able to park double double stack cars to for for employees and or for pay trains.

There's certainly not a shortage of parking.

There's not gonna be crowded, it's well well circulated for what they're trying to do.

What about landscaping?

Any new training?

The landscaping is going to have to follow the minimal requirements.

In fact, the same landscaping requirements that were already set up for the parameters of Quick Trip are gonna be the same ones that we have to abide by through the through the building codes.

There's not that's not a problem.

Significant budget line in there for landscaping design.

I know Mrs.

Duma, she she always comments on that.

Well, I mean, since we're bringing it up, uh yeah, are you cutting down proposing to cut down all the trees that are on the site right now?

Or maintaining some of them instead of small permeable surfaces?

Hopefully, we can keep some of them, but there's only a handful there.

So if you look at the aerial view, um this back right corner.

Um I'm hoping that I can keep that, but that's gonna fall under the the guys that do all the um civil engineering because they're gonna have to do some dirt work and whatnot.

Um so I can't give you a hundred percent answer on that.

I wish I could.

Any more questions?

All right, thank you.

I have to see case BOA 24021.

Do we have anyone that would like to speak on this case?

See notes.

Let's move on to discussion.

I I mean, I don't have any issues with this it's complementary to what's already going on over there.

There's a decent amount of um car parts stores um back in if you go north down the road, there's a lot of industrial um kind of distribution.

Uh quick trips right there, it seems fine to me.

Well, yes, as uh you mentioned I'm never a fan of turning permeable surface into uh nearly a hundred percent impermeable surfaces, uh especially for a uh parcel of this size, um, but it is permitted through the zoning ordinance and um you know, like it would have happened where a quick trip or a vehicle sales.

Just as a point of information, the the minimum standards like for commercial uses, especially with construction of new principal buildings, generally include planting of street trees as well as interior parking lot landscaping, all parking spaces being within 100 feet of a tree.

So there would be a significant amount of replanting, I guess, um throughout the permitting process.

Awesome.

Okay.

Do we have a motion?

You or me this time.

Uh sure, Mr.

Chair, and BOA case 24021.

I move to approve a special exception to allow personal vehicle sales use in the CS district for the conceptual plan shown on pages 7.11 to 7.16 of the agenda packet.

The board finds that the request is special exception will be in harmony with the spirit and intent of the code and will not be injurious to the neighborhood or otherwise detrimental to the public welfare.

We got a motion.

Do we have a second?

Second.

Okay, we got a motion.

We're gonna say, Mr.

Hill.

Yes.

Ms.

Dumas?

Yes.

Also gonna say yes.

So your application has been approved.

All right, let's move on to agenda item number eight.

BOE 24023.

BOA 24023, location is 1721 East 11th Street South.

Applicant Jose Flores is requesting a variance to reduce the required 200 foot minimum lot width in the AG district to permit a lot split.

Right.

Please provide your name and address.

Yes, sir.

My name is Joseph Flores.

I live in 11906, South Rivana Avenue.

And uh essentially, yes, asking for uh variance to reduce the required 200 foot minimum lot width on the edge of district uh to be able to split the lot.

The way the lot sits right now, since it's very uh deep uh into the into the terrain, it uh it doesn't allow for the 200 foot minimum, but it does uh check the boxes as far as the all the other requirements to be able to have the lot split.

So, what are the new width for the two lots?

Pardon me?

What are the width for the two lots?

I mean, when you split those I I sent that paperwork uh on the email.

Don't currently have that with me.

So it's like 192 and 127.

Okay.

Yeah, 192 and 127.

What's your hard shape?

Pardon me?

What's your hard shape?

On this case.

I mean, when you have a variance, do you have to have a hard shape?

Can't be self-imposed.

It has to be something unique on the property.

Yeah, so I tried splitting the lot the other way around in order to have the same amount of acreage per lot.

But it still didn't work out.

And so I bought the property in conjunction with my brother.

And we're trying to split the property in even, even uh acreage uh for the purpose to be uh essentially a lot easier for the loan.

Uh we're trying to do I guess phase one for us, which would be the barn dominions, and then essentially move to our permanent residential homes.

Um but in order to do that, uh it would be best for us to essentially divide the two lots evenly and not in conjunction anymore because it puts a hardle on the loans for the banks.

So will these be your permanent homes?

They're not for development or no, no, permanent homes.

Uh hopefully so the barn minions we can get them built essentially fairly quick within a year, and then perhaps maybe wait about a year and then start the application process for the permanent residences.

And what is a barn dominium?

Could you share please?

Yeah, so essentially it's uh the easiest way to put it, it's kind of like a shop.

Uh we'll have living quarters within those, but mainly most of the space is open space.

Okay.

Uh essentially.

I mean, we call it shop, but essentially it's more like storage.

Uh where we're gonna hopefully we're trying to have animals as well.

So we were not trying to do it reduce the AG uh because uh we would have uh requirements there as well, right?

So given that we will have some more space for the barn miniums, I guess allows us to also step easier onto the phase two, which uh to build our residences while living in the property, actually.

Because the barn minions will have leaving quarters within that, just not as big, it would be reduced essentially it's like small apartment within within the space.

And so where would the animals be uh barned or where would they be living in?

No, no, no, not not in-house within this the interior space, but I mean more so like because I believe if we were to reduce to AGR, we are only uh to we have to reduce it to one acre, as I understand, right?

And there's some exceptions is what we can have there with an acreage, and that makes it more difficult.

So I'm gonna I'll try to clarify.

So like AGR would be the next tier down from a zoning district perspective that reduces the minimum to a one-acre lot and the the width I think goes down to a hundred feet instead of the two hundred.

But um AGR is dependent upon a principal residence being built, whereas AG allows for like a barn to be built on the AG portion of the how of the lot without the need for a house to be established yet.

Um AG anticipates principal agricultural uses, whereas AGR is dependent on it being residential first and then supporting agriculture uses in conjunction.

That was kind of the I think the point he was making about why they wouldn't want to rezone to AGR.

Correct.

Can you walk us through the calculation?

Is it 200 feet frontage?

Because they've got 422 and 437, and then by 330, like a no, so the lot width is taken as an average, so it's the area of the lot divided by the depth of the lot.

Um and it it is done in a way to accommodate basically a a lot like this, where you have a very narrow frontage and then a very it gets wider as it gets to the back.

Um the the frontage is a separate provision, so uh the minimum frontage requirement is like 30 feet in most zoning districts, um, and that would be uh what would apply and why they've made maintained 30 feet for lot two, but the lot width is taken as an average of the full lot.

Any more questions?

No.

All right.

Thank you.

Thank you.

All right.

Case uh BOA 24023.

Do we have anyone that would like to speak on this case?

Seeing none, let's move on to this question.

So on the heart shape.

Great.

I mean the flag shape of the lot.

But that doesn't.

But does the shape affect the actual width calculation?

I'm still struggling with the width calculation.

The shape doesn't really does it.

It does because you're like if you had a rectangular lot, your area would be greater, which would result not only in a wider lot width by our calculation, but also you would have frontage as well.

But because this one is has the carve out at the front, it's reducing the overall area of the lot.

And as stated by the applicant, both tracks they're proposing still meet the minimum lot area requirement of AG, but because they have a minimal amount of frontage to work with, it does reduce their width below the code's minimum.

So the shape of the lot does affect the ability to calculate that width.

I think I get it now.

Any more comments?

I think I'm new to the world of barn dominiums, so I feel like that I got to learn.

I know, I know it's I'm recently back.

If you can give me some grace.

So do we have a motion?

No, both at the same time.

I I still struggle with what the hardship's gonna be.

I mean, is it a irregular lot?

Is that is that regular flat irregular front?

Yeah, limited frontage.

Okay.

Sure.

Okay.

Um all right, Mr.

Chair, and BOA case 24023, a move to approve a variance to reduce the required minimum lot width in the AG district from 200 feet to approximately 1982 feet for lot one and 127 feet for lot two to permit a lot split per the conceptual plans shown on pages eight.12 through I think you really only need 8.12 given that it's specific to the lot dimensions, and then the others were just true building details.

Okay, okay.

Um per the conceptual plans on 8.12 of the agenda package.

Uh the board finds the hardship to be the um irregular shape of the lot, particularly the limited frontage.

Um in granting the variance, the board finds the following facts favorable to the property owner have been established.

A that the physical surrounding shape or topographical conditions of the subject property will result in unnecessary hardship or practical difficulties for the property owner as distinguished as distinguished from a mere and convenience if the strict letter of the regulations were carried out.

B, that the literal enforcement of the subject zoning code provisions is not necessary to achieve the provisions intended purpose.

C that the conditions leading to the need of the requested variants are unique to the subject property and not applicable generally to the other property within the same zoning classification.

D, that the alleged practical difficulty or unnecessary hardship was not created or self-imposed by the current property owner.

E that the variance to be granted is the minimum variance that will afford relief.

F that the variance be granted will not alter the essential character of the neighborhood in which the subject property is located, nor substantially or permanently impair use of the development of adjacent property, and G that the variance be granted will not cause substantial detriment to the public good or impair the purposes, spirit, and intent of the zoning code or the comprehensive plan.

We got a motion.

Yes.

Yes.

Now also when I say yes, your application has been approved.

All right, let's move on to agenda item number nine.

BOA 24024.

BOA 24024.

Location is 1119 South Owaso Avenue.

Applicant Rod Yancey has requested a special exception to permit a bed and breakfast with events in the RS3 district.

All right, welcome.

Thank you, thank you.

Uh yes, um Rod Yancey 1119 South Owaso.

And uh just want to thank you all for being here.

Um I know more about the zoning code than I ever wanted to, and I appreciate you all and the work that you guys do.

Um this is really about me wanting to host uh occasional events, not for profit.

And uh the Tulsa um the planning office suggested that the bed and breakfast code would be the most appropriate.

Uh this is a very unique property uh here in Tulsa.

It was built by the artist Ada Robinson, and it was designed by the architect Bruce Goff.

And uh it has a unique history in that it was not always intended to be uh only a home.

Uh in fact, it was originally intended to be her artist's studio and turned into her home and was also a place where she hosted frequent gatherings.

I'm gonna read briefly from a book um uh about the history called Here's to You, Ada Robinson by Joe Beth Harris, and it said the house perfectly suited Ada's needs, small enough to be kept up easily, but large enough to accommodate the students who constantly gathered there.

Fat cushions covered the Terrazzo floor around the edge of the fireplace area so fire fire lovers could gather there.

The tiny overhanging balcony became a refuge for students and friends.

So I'm here today to ask the board to grant a special exception to allow occasional gatherings as an accessory to the primarily residential use of the property.

Uh this year in the last four months, four and a half months, I've hosted uh three times.

The last time uh it was a dinner for about 14 people, and uh I I went to great care to make sure that nobody parked in front of the home or anywhere in the neighborhood.

Uh I I did my best to be conscientious of the neighbors hiring valet to park uh outside of the neighborhood, and uh the police were called uh before 8 p.m.

And there was no noise and the police uh didn't even you know address the situation because nothing criminal occurred.

But I would like today to create a framework that at least most of the neighbors can agree is respectful and is not injurious uh to the neighborhood.

Again, because the property is historic, um, and that was the reason I purchased it, uh, to restore it and to honor its history.

Uh I use the property primarily as my creative home.

I read there, I write there, uh, I you know, I eat there.

My wife and I play tennis on the weekends, my kids scooter there.

Ninety-eight percent of the time, by my calculation, it is used primarily residentially.

Uh but it would feel like a true shame to not allow it to be open to people uh of all walks of life, to uh you know, people of all races, all you know, all beliefs uh to come in and see what the the property is.

It has a uh a true meaning to artists.

The Tulsa Artist Fellowship has asked um and I've donated uh the space for them to have uh their um their attendees come in.

Uh the Tulsa Art Architectural Foundation has had people walk through the space, uh, and many charities have used the space.

Um, and again, I've not profited nor have I um generated any revenue from that use, nor do I want to.

So although we are applying under the bed and breakfast code, uh the intent is not to start a business, it's simply to allow occasional uh gatherings and to preserve the residential character of the footprint of the property and uh the nature of its primary use.

Um I'm certainly open to limits that the board might want to put uh on the use.

I mean, I think it being not for profit is uh an important limit.

Uh also the frequency, um, I want it to be occasional.

I I don't want it to be routine, I don't want it to be every weekend or often.

I want it to be uh when it's when it's when it's meaningful for Tulsa.

Um we're not trying to operate uh as a venue where it's uh open um to everyone.

It should be uh it should be invite only.

Um the hours should be reasonable and restricted, and uh there should be no amplified music or anything of that nature where there is any noise uh to date.

I'm not aware of any noise where anyone has noticed that.

Um, and I've been overwhelmed by support of many neighbors.

Um my neighbor that abuts me to the south has written and submitted a letter, or at least an email, uh well, a letter and I believe an email as well.

Uh directly to the south of the fellings, um my neighbor also submitted uh an email, and my neighbor directly to the uh to the west submitted an email.

Um so there has been an outpouring of support.

Uh the the president of the neighborhood association has supported, and then many community um members and charities I believe have supported.

Now that being said, as they say, you can uh you know you can make many people like most of what you do uh a lot of the time, but you can't make everybody like everything that you do.

So I am aware that there is opposition.

I I believe I have been open and I have made many uh uh changes to try to compromise to try to find a way forward that will allow me to have non-indress hosting occasionally and maintain the residential nature of the property and not in any way um uh disturb the neighbors.

Um so what I'm proposing, I believe, is in harmony with the code because it will remain residential and an accessory uh only occasional events.

Um it will be limited, controlled as far as traffic congestion and parking.

I've secured uh a lot directly to the east.

Um rented it uh when when necessary for any type of overflow parking.

But again, I'm not looking to have uh frequent large events.

I want to be very uh intentional about it being low impact.

So my hope today is that we can establish a framework that um you know all the parties can at least live with uh so that uh you know the city's police resources are not unnecessarily called and um I'm happy to operate under what the board believes is reasonable conditions to ensure compatibility with the neighborhood, and uh I appreciate the board's consideration if you guys have any questions.

All right, before we ask questions, I mean how many people are here for this case?

How many are in support?

How many against all right?

Thank you.

I think we it would be best to go down our sign-in sheet and call speakers one by one.

If you have not signed in and you want to speak, please do go to the front desk and sign in so that you will be called on.

Um and then we will just we'll take them one by one in that way.

Thank you.

Okay, yeah, uh I do have questions.

I mean, when you say occasionally uh in a year, I mean, how many events I mean have you done maybe last year, 2025?

Well, I mean, do we count my niece's engagement party, my son's birthday, um Mother's Day?

Um, because the vast majority have them have the vast majority have been personal in nature more like on the non-profit side or um I would say between uh six and ten.

And could you clarify like are you mentioned nonprofit and not for profit, and so are you like a 501c3?

Are you talking about tax status, or are you saying that you charge a lower amount for it to be rented that you're not making a substantial profit?

I don't charge for it to be rented nor have I ever.

I have donated the property fully without taking any type of deduction because that's not permissible under the IRS code.

I've just let the um Tulsa Artist Fellowship use the property.

I've let experienced Tulsa uh use the property.

Um I've let a number of charities just use the property.

Um I've supported artists in in the same way.

Uh a local filmmaker who's here today asked to film a movie there, and I just let him use it.

He went about everything appropriately, he insured it, he got a permit from the city, um, but I didn't charge for the for the space.

Okay.

Do you normally set a time?

I mean when the event's gonna end.

Yeah.

What's usually that time?

I mean usually uh I would say before 10 p.m.

Um I I have been over there later than that, certainly, but it's not it's not typically a late night affair.

No you're not gonna operate as as a bed and breakfast though.

Is that correct?

Um if it pleases the board for me to operate in some capacity as a bed and breakfast, then I would, but I'm not I I don't I'm not trying to generate any revenue from it.

So uh this may be more for the city so why you bed and breakfast uh this small gathering sure.

Um so in discussions with the applicant, what was determined was there is a precedent that's been set in Tulsa that the bed and breakfast provisions of our code offer the ability of a property owner to lease by day, by night, by week, and also expressly authorizes use of the property for on-site events, such as dinner parties, gatherings, weddings, receptions.

Um this is the same avenue used by Harweldon under previous approvals, the dresser mansion under previous approvals, McBurney Mansion that are primarily wedding venues, but that have operated under bed and breakfast authorization with this board's approval to host occasional events as well.

So that was the direction that was was recommended primarily because there is no path necessarily to fully rezone this property to commercial within its current neighborhood context.

There not only would that be I think recommended for denial by staff, but it would also open up an array of other possibilities that would be inappropriate in this neighborhood context.

The special exception avenue allows for the public hearing to occur for conditions to be set if if the board is inclined, but also maintains it as a residential zone property.

So this path by our code does allow the request to be made to to get the exception for bed and breakfast and a specific authorization for the events.

Okay, thank you.

And so you're saying like as a bed and breakfast, it would still be a primary residence.

No, the the bed and breakfast request is a it's a principal use request in our code, and so it's a request to authorize it as a a new use, right?

Including the express approval of those events as well.

So yeah, I guess my questions are around the residential use.

And so you're saying that you sounds like you're saying like you work there, right?

You write there, you create there, uh, you have family time there.

And I think I'm could you share like if you reside there?

I've been very fortunate.

It's a second home of mine.

So I have office buildings as well.

So my my commercial activity occurs on Brookside and office buildings.

This is very much, it's unusual in that it is a uh creative home or a garden home, if you might want to call it that.

Um but under the special exception, uh, you know, I'm uh agreeable to any type of restrictions that we might want to put on it.

Uh for example, if you don't want any type of commercial activity to occur under the bed and breakfast, I'm I'm okay with that.

What about a limitation of people?

Certainly, uh what's reasonable and what's uh I mean I guess the original question on that would be on the events you've had over since you've owned it, um, what is the largest event you've had and how many people I haven't had a counter so to speak, but I mean my estimate would be 50 has been max.

I mean about the size of a graduation party at a family gathering.

Um I mean it is a it's a home first and foremost, so we haven't we haven't packed them in.

So if we were so inclined to um put that condition, the limitation, what's what's reasonable on your end?

I'm sure some of the neighbors would probably say lower, but I mean I think again about the size of um a graduation party at a family uh gathering, I think would be completely reasonable.

I I don't know exactly what that number is because I'm not in the venue business, but you know, um 50 sounds I mean I don't know.

I mean I I would I would I can't estimate the size of a people, but probably around there.

Also you mentioned earlier that you secure the lot on the east is uh your lot or is uh leasing the lot or yeah, my contract?

Yeah, I have a contract with um the owner of the lot.

He owns the business um Bellers, which is uh upholstery business, and he fenced it, uh, which is great because it was attract it was an attractive nuisance, and so that's been cleared up.

And yeah, we've reached an agreement.

We have a uh contract by which I can lease uh in the evenings, which is typically when we'd have people over for dinner to avoid having parking in the street uh in the neighborhood.

And that's the parcel to the east?

Yes, that's directly uh to the east, yeah.

And it's on Peoria.

I believe it's zoned commercial, but currently vacant with a um with a wrought iron uh fence around it.

Is that is that the site plan we're looking at with the proposed parking lot?

Yeah, so if you see on the proposed parking lot, uh it's depicting it to the east.

It shows 11th streets really not right there.

There's Tracy Park uh just to the north.

Um, but yeah, that's that's what that would look like.

And we're not asking to combine the lots as that image might describe.

I mean, there's still a fence on my property and a fence on his.

It's just where parking would occur.

It's it's pretty much a sodd um lot.

Are you with that site plan?

Were you proposing to actually pave the parking or um no?

We're not we're not we're not proposing to pave the parking again because it's so occasional and there's not going to be a tremendous amount of traffic, that's not necessary.

It is somewhat sodd, but it was originally I believe a car lot uh years ago, so it's almost got like a dirt over um a solid surface now.

Okay, we'll with so many people, I mean, interested about this case.

I mean, have you had the opportunity to actually meet at this location, maybe talk to them?

I mean, was on multiple occasions.

I uh first, whenever there was um uh an issue brought to my attention.

Well, the first is yes, yes.

I have had I've invited the entire neighborhood over, um, let everybody come and see the property.

I also hosted a neighborhood association meeting wherein um the use of my property was pretty much the only thing on the agenda, and we discussed uh at length.

And then I recently uh had a barbecue again, inviting everyone in the neighborhood.

I fly uh flyer and had everybody invited.

Um what I've found uh has been that uh those who are not in support are uh not very willing to meet um face-to-face.

Uh so I've I've done what I can to uh um to work with um with those.

So I've talked to many people in support, and I've talked to as many of uh those who don't support as I can on the phone.

Okay, and Mr.

Chair, I just uh wanted to disclose that I have been to an event um at this location, and so um thank you for that.

Yeah, thank you for the disclosure there.

Any more questions to the update?

No, we've got a lot of um speakers, and he'll get a chance to re-reb all that.

So thank you for appreciate it.

Thank you.

So okay, we got so many speakers here, so we're probably gonna set up a time limit.

Uh should we say three minutes?

Three.

Okay.

Sure.

Yeah, three minutes.

Also please do not repeat the same comments as the previous speaker.

Otherwise, we're gonna be here until midnight.

We're gonna have to order pizza.

So we're gonna start with the list, so let's call the first person.

Okay, I'll call the first speaker.

I'll also keep time and I'll I'll give you a 30-second heads up as we're approaching.

Um first speaker is Chris Parker.

Please provide your name and address to my name's uh Chris Barker at 11 or 1124 South of Wasso Avenue, Tulsa.

Can I get a few more minutes?

Because I represent 37 or 36 people in my neighborhood who are opposed to this, and they have a lot of views, and there was a lot just said by Mr.

Yancey that I would like to just bring, make notify.

Okay.

So um I live across the street from Mr.

Yancey, and for the last six months he's been running as an event space.

He has been cited for multiple violations from the city inspector's office.

And despite not appealing those notices, like on January 5th, he was noticed for selling a house.

Tickets were sold, advertised publicly, and the house was actually provided to third parties to run their own events with Mr.

Nancy not even at the location.

He was told by the inspectors to stop.

So then he applied for that special exception with um the permit office, which was denied because they found that he did not live at the property, and it's an RS3 zone, and so you cannot have events at a house.

It has to be primarily used as a residential house in a historic residential neighborhood.

Um got that and told the inspector he would stop, he decided to go ahead and sell a dinner party at an auction where his it was advertised as the O studio, which is law firm is called Oath Law.

Um, and it was sold at a dinner party to a public auction for people for uh variety of guests to host their own dinner party at the O studio, and it was sold for $8,000.

Um then that that's when he decided to apply for the special exception.

The special exception was denied February 13th.

So Mr.

Yancey decided to ignore that too, and he had three more events on February 20th, February 17th, and I think the 25th, all three events were at night, as they usually are between the hours of 5 and 10 p.m.

near rush hour when I'm trying to get home.

I pull onto my street, and it's basically a parking lot.

It's I live at an L intersection, which does not support large volumes of traffic, and we have lots of kids in our neighborhood, my daughter included, who rides bike and scooter.

And back in July, back in October, he had six events at this house, which included a week-long movie shoot, which he wasn't present for.

So people, and it's on an L intersection, so when you turn on to the street, you can't see anything until you get on it, and then you just see all these cars right there.

And I couldn't even pull into my driveway.

I'd have to get out of my car with my daughter and my wife in the car, go into his party, and try to find people to move their cars.

I was trying to re be reasonable, Mr.

Yancey.

I asked him, hey, could you at least let us know when these events are going to take place?

He said, Sure, I'll let my have my staff let you know.

Never happened.

So then, you know, it was just a matter of time before there was an accident, and there was an accident on October 4th on a Saturday with a Tarso Arts Festival going on.

I texted him, Mr.

Yancey, hey, there's lots of cars on my street before the accident.

Could you ask him to, you know, could you do something about the congestion?

He didn't respond.

Then I texted him, hey, you one of your guests just backed into another guest because it was basically a one-way street.

And he said, Yeah, these old streets are hard to deal with.

You know, there's limited parking, and hey, I'm not there.

I'm sure they'll take care of it.

Something along those lines.

So I got the city involved.

And then when the city inspector became involved, Mr.

Yancey started threatening me.

He said he told me if I stopped didn't stop calling the city, he was going to sue me, and he was going to buy a large truck and park it right in front of my driveway, which was legal to do.

And he's a lawyer, so he knows the law.

He started asking for my bar number.

This is how Mr.

Yancey dealt with neighbors.

30 seconds.

And to allow him, he's he said specifically he's applying for a bed and breakfast, which is under the category of lodging, and to provide overnight stays for guests for profit.

And he said on Facebook, the plan is not to use the house as a bed and breakfast.

To give him permission to do this, would be basically giving anyone permission to come into my neighborhood, make it a house, whatever they want, under the guise of a bed and breakfast, which is not really a bed and breakfast.

It's for an event space for someone who clearly does not live there, the lights are not turned on at any time other than the events.

It is just ridiculous.

Thank you.

I mean, I know this is this says that this is a bed and breakfast, but we can set restrictions time, number of people, all of that.

Would there be any restriction that you would like, I mean, if we decide to go this route that would be acceptable.

It is really hard for me to see this working because at the beginning I proposed valet services.

Basically, Roger Rod's response was it's a public street, so the they can park wherever they want, and I can't control where they park.

So then as the city inspectors became more involved and kept telling no, he started trying to appease neighbors more and moving the cars away from Owasso, and he moved them to different parts of the neighborhood, like although I've been plates, well, I've been the place where there's already tennis courts in the park, which are heavily used.

And the events are usually between five and seven for dinners.

And so if he does valets, it sounds good.

But I saw it in person, and when I wrote about it, I realized that valets actually double the traffic because the house is located within the neighborhood, so you can't get to the house without going through the neighborhood through these streets.

And his proposal is to park them on Peoria.

So basically the guests would have to come into the neighborhood to the L intersection in front of his house.

The valet chased that basically chased down the cars because people don't know what's going on.

They get into the cars, drive them out of Tracy Park, and then a couple hours later, the valets drive all the cars back into Tracy Park, and then the valetes leave after you know being in these dinner parties, which also include alcohol, so which everything is unregulated with this house.

So you just don't know what's gone.

So even if it the he uses valets, it's doubling the traffic.

Then and we had a problem before the valets with with an you know congestion overcrowding.

He he can't I mean he's true, truthful in that he can't control where people park.

Even if he has a parking lot, you know, people are gonna come, they pay a lot of money to come to these dinner parties.

$8,000 for one night, 16-person dinner party.

That's that's a pretty good amount of money.

They're gonna do whatever they want.

And there's no way to control them where they park.

I mean, the parking lot that he's suggesting is you know at a furniture store, so it'll be confusing for me, it would be.

Um the only way I could see it work is uh he would do what normal people would do when they value houses, is they would um you know set up as a nonprofit type thing, make it you know, an actual 501c3 that uh honors the memory of Ada Robinson, and then they work with the city to maybe like create parking on site so it's clear for the guests to come, and there would be a dedicated staff.

Um like for example, the Harweldon mansion and the dresser, like he was referring to, they're in different zones.

The dresser is in an RM2 zone right next to a hotel.

These are completely different zones that have other events space like hotels in them.

Harweldon's a hotel if you go to the website.

Tracy Park is a very small neighborhood with very narrow streets.

Yeah, we it's really hard to to imagine fit.

I mean there the guest lists have been between six 16 persons for dinner parties plus staff, and then he's had concerts there, uh, which according to Ventbrite went up to 91 people attending.

I don't know if that's true, but I mean the traffic is just crazy at times.

So yeah, I I I hear you.

All right, so let's appreciate it.

Thank you.

Any other questions?

Oh, and yeah, uh, like I said, I have I walked every single house in Tracy Park on knockdown every door, and no one has told me that they support this.

Okay, and we got copies of Lotal Air Design.

Thank you.

Let's move on to the next person.

Liz Murray.

Hello.

Sorry, my voice is gonna creak.

Thanks.

Speak on a microphone.

Okay, so my name's Liz Murray.

I live at 1135 South of Wasso.

I am four houses just south of Mr.

Yancey, and I actually am probably the only one here.

I don't support, but I also don't object.

Um this is a very complicated scenario, and I think what you're gonna see is that of all the people who are here to support Mr.

Yancey, they have very good reason to support him.

He is doing a really cool thing with a very valuable house.

He is making valuable contributions to the city of Tulsa.

However, all of those who support him today are not those who live in the neighborhood.

Everyone here who is in opposition does live in the neighborhood.

Um take a breath.

Mr.

Barker, he did go around walking the neighborhood.

Um he took it upon himself to inform neighbors of what has been happening as far as the use of the residents.

There was and continues to be a large number of neighbors who are opposed, but of those who are opposed and of the signatures that you'll see, there is a very large number of those who are primarily concerned with the traffic and the congestion that's created by the events that occur.

So I think you could probably see on the map, the location of the house is very much it's not a through street.

So you are required to drive past a lot of houses.

You get stuck in the corner.

If you were an emergency responder, you cannot get through.

So that is if that concern were dealt with in a constructive manner.

I do believe there are signatures on that petition that would be swayed.

Um my husband and I did not sign because we personally, again, we are neither in full objection or full support.

Um I do think it's notable that of the letters of support that Mr.

Yancey gained from neighbors, the house directly to the south of him, they're they're selling their house, they're moving.

Of the neighbors who signed a letter of support, um, a house on a WASO, they just closed on their house two weeks ago, so they have not lived in the neighborhood.

The previous owner actually submitted a letter of opposition, and he has lived in the neighborhood for decades.

And I think that there may have been one other letter of support, and it is also neighbors who own their house, but they do not live there.

So I think that one of the tricky, very tricky scenarios that I'm sure you guys realize are dealing with is that of those who actually live in the neighborhood, we are concerned about our children and the traffic, and if there's a resolution that can be come to in that regard, I think that there would be more support.

How long you've been in that neighborhood?

So I personally have been there almost eight years.

And I actually was previously the president, so I do know.

So we have 65 houses, and actually, if it's helpful, I did.

We have 65 houses, five houses are vacant or unoccupied, two houses are pending sale, we have one Airb Airbnb and we have nine rentals, and then you have the Ada Robinson house.

That leaves you with 47 remaining houses, and 15% of those are represented today, with myself being the only one who is showing this may not sound like it, but I am showing support.

It's just limited limited support.

Um what would you propose?

Yeah.

For those that are against to come to an agreement.

So alongside Mr.

Barker in a different manner, and I really hope this to be constructive.

Of all of the neighbors that I've spoken to about the manor, and I have spoken to possibly equally the same number.

The traffic, I'm not sure how the city can manage that because that does set a precedent that the city now has to manage the traffic.

And Bellers, the solution with Bellers is a brilliant idea, but if it's a rental, I don't know how that would affect long-term complications.

If for some reason they decide to no longer rent that, are we now stuck with parking on a WASO again where we are already very limited in street use?

In your eight years on the block, um, have you seen how other property owners um how your other neighbors have maybe had gatherings such as birthday parties, celebrations, maybe somebody comes from a large family like I do, right?

Right, where there's you know, like 30 cousins, um first cousins, to be clear.

Um, right, and so like hosting the family celebration can often be um, you know, difficult for parking, and it is a temporary thing, and you know, like when your other neighbors host gatherings, how have you seen the parking impact you or your other neighbors, or how have they mitigated it?

Yep.

Yeah, so what are some precedents that you've seen there?

So, as far as the houses that directly surround the Ada Robinson house, uh there I am the closest one.

If you don't consider the house that is selling, I'm the closest one with kids.

So there are a lot of single women and they do not host events.

We do have rentals, so that does increase the traffic.

But as far as those, I would say I am the closest in proximity that is inclined to hosting, but it has never been more than an additional seven cars, and we do use the street parking and our driving driveway accordingly.

Um it is different though because we are present.

There have been events where Mr.

Yancey was not present, so we could not address him.

Hey, there's an issue with this parking scenario.

So I don't know if maybe one of the requirements would be that he, instead of a representative, or if there is a certain standard that that representative has to be held to for dealing with any kind of complications that arise due to parking.

As far as I'm taking this kind of as my goal to represent some of my neighbors who could not be present.

And we are ultimately there's a huge concern for our kids.

And we have kids on scooters, we have kids on bikes.

The valet, I really I and my neighbors really appreciated that.

Mr.

Yancey did take it upon himself.

We gave feedback about um possible valet.

That was before he had started using the valet service.

He was still trying to figure it all out as he went.

He responded accordingly, and he tried to use valet.

That honestly made it more complicated because I think they were driving faster through the neighborhood, just trying to get people in and out.

And you're at the back corner, and you have kids on bikes and scooters, they are practicing looking both ways.

They do not always look both ways.

So you have all of a sudden how valet, you have if you have congested side street parking, now you have valet trying to rush through the middle.

It's just so easy for an accident to happen.

And that is a big concern with those of us who have kids.

So thank you.

Yeah.

All right, next.

Next speaker is Carl Jones.

Hello, fellow committee or uh board members.

Thank you so much for having us today.

Uh I just wanted to speak a little bit about the importance of the building itself and talk a bit to Mr.

Yancey's character.

Um I run an organ uh architecture festival that celebrates the life and legacy of Bruce Goff.

Um some of you may know that Bruce Goff is one of the most important American architects and of course designed the building um on Owaso Street.

Um I think we are very lucky uh to have someone like Mr.

Yancey preserving the architectural love legacy of Bruce Goff.

We most recently um had a large uh exhibition at the Yard Institute of Chicago that celebrated Bruce Goff and Tulsa was heavily represented.

Uh Mr.

Yancey has been supportive of my organization in terms of uh financial support uh for the nonprofit work, also um supporting with uh architectural uh preservation and archival preservation.

We had a large exhibition at the Tulsa International Airport for the entire year in January, from January 2024 to January of 2025, and over a million people saw that exhibition and were able to learn about Bruce Koff and his legacy.

Um the building, as you may know, was uh owned by Tom Thickstone, who was a student of Bruce Scoff's Tom Thiston's affidavits as to what buildings Bruce Goff worked on actually helped us to get a lot of the buildings in town, including the Alwasso House on the National Register of Historic Places, um and Mr.

Yancey's uh renovation of that home is very important, especially given um the tragic loss of several golf buildings here in Oklahoma, notably Shinn and Conham.

Bartlesville um and the Bavinger House in Norman, Oklahoma.

So I just want to speak to the sort of um importance of preservation.

Um I grew up in Tulsa, uh, actually grew up in the Terilagar Heights neighborhood and think a lot about my childhood walking and um that sort of great intersection of public with Woodward Park and the Tulsa History Museum and the Garden Center, and uh we actually would walk oftentimes to Tracy Park, play uh tennis there.

Um so I just think a lot about the sort of opportunities to have vibrant community, vibrant neighborhood, um civic and arts organizations, and then also as a queer person, um the history of two SLGBTQ people really in many ways collectively started um at the home.

Ada Robinson um was a known lesbian, and when she brought these people and community, um it was in the 1920s, 1930s, 1940s at a time when those people didn't always feel as welcome.

Um and so for us to be able to look back to a hundred years and a hundred years of legacy um of queer people being the important civic leaders and arts leaders in the space.

Um I think it just speaks to how important that space is, not just um to people uh in this beautiful historic neighborhood, but to the city at large.

Um I just wanted to speak uh on his behalf uh and for the um the house as well today.

Thank you.

So how about sorry one quick question?

So, how many people are usually your events?

Oh, I haven't done an event.

Oh, you haven't.

Okay, yeah, yeah.

Um before Mr.

Yancey acquired the uh building.

We actually did an architecture uh tour with it with the Tulsa Foundation for Architecture.

But um that wasn't my organization.

I've not done an event there yet.

Okay, thank you.

Next speaker.

Uh next speaker is Jeff Lake.

Hello, my name is Jeff Lake.

I live at 1143 south of Wasso.

Um, been there six years.

Uh and he's right, we do have a vibrant neighborhood, and that's kind of why we're here because we want to protect it.

Part of what I'm worried about with this is that the special exemption goes with the property, correct?

Like once you guys pass it, it stays with the property.

So any good intentions that Mr.

Yancey may have for the property, if it's ever sold, those will never, we don't have any way to enforce that.

So we don't have, you know, it's great to come up here and say what you're gonna do today.

I plan on living there.

That is my home.

I live there, I love there, I love the place, and I'm there a hundred percent of the time.

I don't live anywhere else.

So the things that happen there daily on a daily basis affect me.

And having a idea of when our events gonna happen.

Do I need to plan my life around somebody else's property doing something?

You mentioned earlier about neighbors having events.

I've lived there six years, I've had one large event, maybe 30 people, it was my wedding reception.

That's the kind of thing.

And we expect that as neighbors.

You're gonna have holiday get togethers, you're gonna have your family and friends over.

If I have that, do I have to plan that the old studio is gonna be having an event, and I might not be able to get all my people there.

Uh the other part of it is it's an actual real unique neighborhood.

You have to turn twice once you get in there to get back out of it.

We have the uh pickleball courts, which as a neighborhood, we voted whenever the renovation happened to the public or the tennis courts to incorporate the pickleball courts, knowing that it would increase the traffic.

They talk about this corner, the L corner where the old studio is.

Nobody's mentioned the T corner that comes in off of 11th Street where you'll have traffic all the way to the street up both sides of it, and then so that adds that to it.

The time of days when those are most crowded, same time it's gonna overlap with his venue options five to ten at night, Friday nights, Saturday nights, that's when people are out there the most.

So just in conclusion, well, actually, one other thing.

Uh Miss Murray mentioned the letters that were written.

They were dated 1229 or 329.

They didn't close on the house until the 31st.

So these letters talking about I've never been impacted.

Well, they didn't live there, so of course they weren't impacted.

A little disingenuous for the kind of language that's in them to be 1225 south of Wassau is where the letters are from.

So, anyways, that's it.

I don't like it for the reasons I've talked about, mainly because I want to ensure the tone and tenor that the neighborhood has now.

We've got a historical overlay that's been enacted in the last few years.

That affects things in the neighborhood as well.

So, anyways.

One thing that I was gonna mention to you, you mentioned that this goes through the land forever.

We can actually set restrictions on time to right, but then we would probably be back here with somebody looking to get the restrictions modified, and we would have a whole nother set of stuff to do.

I'm looking to fight all those battles at once right now.

The other thing is this opens other people.

If somebody gets the idea, hey, it's happened once.

How many other houses will be filing?

How many other special exemptions will we be looking at?

This is a residential neighborhood.

It's got a lot of families, a lot of kids.

That's already been talked about.

This is uh, you know, it's not just today, it's about tomorrow.

So I think the same question will apply to everybody that comes up opposed to it.

And we're not necessarily heading down the path of approving this, but what would be beneficial if we were to go that path, and what would be kind of the same question is what are conditions that seem reasonable if if we were to do this?

Because like you mentioned, you did have a wedding um uh event at your house that had 30 people.

So, like what help us get a grasp on what are conditions that do seem reasonable?

One time in six years I had an event like that.

And other neighbors will have other neighbors will have other events every year.

You're gonna have neighbors have an event.

This person has the right to uh apply for a special exception.

Each person you mentioned like this is not just for today, it's for tomorrow.

Everybody has the same ability and the same right to apply for this, and so we're not trying to dissuade anyone from the future from applying for a special exception.

Anything can happen will yeah, establish precedent, and we are not required as a board to look at what has been done specifically in the same manner to uh have it as a precedent that we utilize for our approval or denial.

Okay.

So there aren't any conditions in this setting.

As they spoke about, he right now he's entered into an agreement with the property behind him to rent that space.

First off, I don't know, is a parking lot that's grass, can we even have parking lots, uh dedicated parking lots that aren't paved?

I think code says something about that.

If it's an established parking lot, it's supposed to be paved, right?

I I think to address that issue, um the existing parking lot that's on Peoria has already existed and therefore has been allowed to exist as a parking lot in its current condition.

But um, yes, new parking lots, for example, would be subject to the code requirements.

Would that be considered a new parking lot?

No, I I think if they were to modify it at all, it would have to meet code, but if they're using it in its existing condition, it would be allowed to remain.

But that's all contingent on his uh rental agreement and his understanding with the property owner that's there right now.

There's nothing to say that he won't do, won't sell that property, and then it'll be uh you know, unavailable for the use that we're talking about here for it.

Well, I think that's why I'm asking you about conditions, because we can apply conditions that can be set with this and can go to code enforcement if it's not being applied.

So as I'm asking these questions, is the parking lot a qu is that a condition.

Maybe we could maybe we could set a whole neighborhood of five events a year per home.

You you know, and then that way everybody would get their holiday, they'd get their birthday, you know, five.

He could have his five, and we we would all get our five.

I mean, per year.

Sure.

I mean, as he's as we talked about in October, he had six events.

Sure.

We had three events in one week.

I mean and then how many.

If this was a small, and again, if this was for small private gatherings, we wouldn't be here.

We would we wouldn't be complaining about the traffic and the parking and all of that.

This would be a non-issue if they were small private gatherings at somebody's primary residence.

Because when you live there, you care about your neighbors.

As as I said, I had my event that time.

I made sure the people that came parked appropriately.

I told people, hey, don't park there, somebody parks there every day.

You know, those things don't go on right now with that.

And as they said, even with the valet, you still get people that I don't want a valet to drive my car, so they park up the street.

You know, so any other next next speaker is Parker Wayne.

Oh Sophia Noche.

I have just left.

Okay.

Uh Will Rutherford.

Hey guys, how's it going?

I am a producer and filmmaker.

I shot my film last October, and I'm here in support of the Yancey case.

And we had a permit for the shoots.

We followed the parking rules, and I've gone to several events um at O studio over the last six to twelve months, and I from my understanding, the parking has been addressed.

I have not seen crowded cars on that street.

Even when we were shooting the film, we had cones, cones on that street to make sure no one did.

With an occasional person that may make the mistake, it's always addressed, and they are always asked to move.

Um we we have had um at my shoot, I did have a guest filmmaker come and was verbally abused by one of the neighbors um for accidentally parking in front of them.

So it does feel like there might be a little bit more of a personal thing going on here.

But I am just here to say that I'm in support of this.

The shot the film went really good.

Yancey was present for all the days of filming, and yeah.

Any questions for me?

How many people do you have in the um most of our days we had like eight people filming?

And with one um one larger event of 30 people for um a bigger shoots, and those cars were not blocking the main street in front of the house.

We had everybody parking.

The most would be near the tennis courts.

That would be like the closest that we had people parking.

Um, but it was surrounding the neighborhood other than that.

So out of those 30 people, so I mean, how was the process for parking?

I mean, was there someone directing people?

Yes, I had someone on my team that was directing people and keeping their eye out if anyone parked in the wrong place.

And if anyone did, they were corrected and they were moved.

How did that person get the information?

I mean, where to park uh uh emails, uh text threads, we had uh communication chains um making sure that we address the parking so that way this wouldn't be an issue.

How long was your event?

Uh four hours, I believe it was from uh six to ten, yes.

All right, thank you.

Thank you, guys.

Okay.

Next uh Michelle Svenson.

Hello, thank you, um everyone.

My name is Michelle Svensson.

Um I'm uh filmmaker and I also am a producer for the Tulsa Artist Fellowship.

So I can speak on behalf of a couple of events.

Um but as a producer, I would like to say I produced the documentary by Brittany Harris um called Goth, which is about um his work and his life.

And um very happy that Carl Jones came up and can talk to you about like his importance to this city.

Um in terms of the events, I I am aware of um before when we did the Tate dinner, um, which was so wonderful, we hosted the Tulsa Artist Fellowship and Central Standard, which we have to the curators here for Central Standard, um, had hosted curators from Tate America's that came out from the UK, and we brought one van for them.

So we all like gathered and and um went together in one car.

And um, well, except for me because I'm the producer, so um, but um, and then last year we did um yeah, Rod has been so gracious in hosting us, never paid for anything.

He has been there for events, he might not have been there for the whole event, but he's always been there.

He's been there for when we sit down and plan and also um for for helping host.

And um last year during during our open uh house arts festival weekend, which all takes place mostly um in the arts district with we also had an event at Philbrook and um over at a farm off of Gil Cree's.

But the um the talks that we had were very small.

We did do the ballet um service at this point.

He was like, Yeah, we have to use valet because the neighbors have had issues.

Um and I totally understand that.

And I should also say um, maybe in terms of for events and so forth, that I also my I had a sister that lived on awasso um last year.

I was her caretaker, so I did frequent that street um as you know, caretaking for a resident down there.

She did pass away.

She died of cancer.

But um, I am also aware from the other side of things.

Um also during our dinner, um, we have at the Tulsa Artist Fellowship, um we award 10 awardees every year, the grant.

They come and live here for three years.

And um, sorry, I'm kind of nervous talking in front of people.

I always get shy about this.

But um uh we had our new awardees come.

He was very generous about like hosting a dinner, welcoming them there.

Probably had like somewhere between 30 and 40 people that came.

We did use the ballet services over, you know, 30 seconds off of uh Peoria.

And um the neighbors did come out and um I guess call no, they called the cops first.

I did talk to the police officers myself and verified that Rod was on his way, he was coming um for the dinner, and uh and then he did come, and so we talked, and then after when we were leaving, um uh I guess a neighbor a neighbor came out and talked to one of our staff people that was just waiting with the ballet.

I did want to say um, anyways, in terms of uh helping maybe a piece or anything, I don't know.

Um there's a lovely um Rod, there's a lovely entrance through the backyard um where the gates open off of the side, and perhaps maybe that's something that if they were parking using a um parking lot over off of Peoria, that the valet was restricted over there and that people can just walk into the entrance to the back, you know, straight to the backyard.

Maybe that would help alleviate any concerns or congestion.

Also, the other um suggestion would be maybe you know, having one valet service that if you did have like a party has to use this one valley service that understands and knows to drive slowly.

Um, because I have seen, I'm not saying this valley service, but I have seen crazy ballet drivers, so I kinda you know I can understand that concern.

But anyways, I just hopefully, you know, there's ways to keep sharing this wonderful piece of art and architecture with um Tulsons.

Yeah and uh hopefully there's compromise for that.

Okay, thank you.

Yeah.

All right.

Next Dale Lawton.

Oh, no questions.

No, no.

Good afternoon.

I'm Dale Lawton, 1232 South Owasso.

I'm not gonna I think it's it can't really be disputed the contribution of Bruce Goff to Tulsa or the influence of Bruce Goff and Ada Robinson on the culture of Tulsa.

We're not here to dispute that.

No one wants to diminish their legacy.

But uh the house is at kind of a choke point on the street.

Um where coming in and out of the neighborhood, everybody kind of has to pass by there, and it's a tight fit.

Now I'm a block and a half south of there, so it doesn't affect me too much.

But uh I think it is a problem if it is affecting the people on that block.

And that's where most of the little kids in the neighborhood are in the 1100 block.

But you know, I think what uh Rod has done is commendable.

I just think that we have to tread very lightly and watch out for the residents of the 1100 block.

I mean, after all, if one child was hit on their bike, injured or killed, then I mean that's a price we can't afford to pay.

And uh I think that's all I got for today.

I just I'm worried about the people that live in that block.

Okay.

Any questions for me?

No, they similar comments to the previous speaker.

Okay, next.

Um Linda Licty.

My name is Linda Licty.

I live at 1135 South Newport.

Um a little background.

My family, my parents and my sister and I moved into that neighborhood in 1959 when I moved out to an apartment and when I could afford a house, I moved back into that neighborhood and lived at 1135 South Owasso.

When my parents passed, I moved into our family home at 1135 South Newport.

My sister has moved back into this neighborhood because we love this neighborhood and have fought for it for years to keep commercial or anything like that out of our neighborhood.

Being over on Newport, I'm not as affected as the people over on Owaso, but they are terribly affected.

And I think this is just a little four-block historic neighborhood with an historic overlay on it.

And if you're a member of that neighborhood, you're your family, they're all they're all my neighbors, and they're suffering, and I don't like that at all.

What bothers me is that Mr.

Yancey, being a lawyer and all, knew that when he bought that house, what he intended for it was illegal.

It's RS3 or whatever, he was not supposed to have an event center there, but he did it anyway.

When he was confronted about this, he said he lived there, that that was his residence.

That was not true.

He did not, he does not live there now, he did not live there then.

He does not intend to live there.

So he is not a resident of this neighborhood.

Um it's kind of like the old adage, too.

Uh, if you give an inch, they'll take a mile, based on his what he's done and how he's presented himself.

If he's allowed this exemption, there will be no stopping him.

There's no telling what he will do and what he will ignore and how bad it will get.

And people with there there are a lot there are a lot more young children in this neighborhood now than when I was a kid in that neighborhood.

And they're out there playing all the time.

I I just think it should be a no-brainer that it's against the law right now as it's zoned to have an event center, and that's exactly what this is in that neighborhood, and it should not be allowed.

I don't care if he parks on uh Peoria.

The event center is in the neighborhood, and it should not be, it should not be there.

Sorry.

Okay, thank you.

Nick's next speaker is Grant Baumgartner.

Don't worry, I'll be quick.

Oh I don't know, somebody left Duphon sober here.

Right here.

Oh, I think they're I think they're for media.

Yeah.

Yeah.

Yeah.

Hi everybody.

My name is Grant Baumgarner.

Uh I live in Tulsa Fifth Generation Tulsa and I work for Experienced Tulsa, and I'm here to speak in uh support of uh of Rod.

Um also I can say I do not live in the neighborhood.

I live over on Cherry Street, but I did grow up next to the West Hope House, and so I know what it's like to live next to a historic property that often has events in it.

Uh I remember many a times coming home and many people parked on the street.

That's the Frank Lloyd Wright House over on 36.

Um, you guys don't get paid enough for this.

But uh I uh I can say that we've had two different events there.

Experienced Tulsa, we host people in the city of Tulsa, uh longtime residents, oftentimes people who are returning to the city for the first time in a long time, who lived here years ago to see the city uh with new eyes and see all the positive change that has come to the city.

Uh we've hosted two events.

I say we've hosted them because Rod was present at both of them, but we did not pay him.

We've never paid him for use of the event.

We've just paid for the catering uh to be utilized there.

And it sounds to me like a big issue here, obviously is the parking, and I understand that concern.

I know that for both of our events, for one, we had a shuttle service, take people from their hotel and drop them off, and then it left, and then it came back at the time to pick them up.

And for the second one, at Mr.

Yancey's request, we just had everybody Uber uh and get dropped off.

Uh, and then they they stuck around until the event and then called the Ubers to leave.

They were both parties of about 14 people.

I also just wanted to speak on behalf of, you know, I show people Tulsa for a living, we showcase the city to gosh, over 5,000 people a year, and I'd say there's there's very few things, even though I love this city, uh, that make Tulsa truly unique, I think, when it comes to the national area.

Obviously, it's our community members, it's our incredible architectural assets are a big part of it.

Uh and you know, I know that there's the argument this could happen to just any house, but this this really isn't just any house.

This is probably one of the only homes in Tulsa, in fact, Tulsa's most unique architectural son.

Uh it's a truly unique property.

I've seen what it does for folks when they get a chance, even just to tour it and to see the space and to recognize that Tulsa truly is a cut above.

Um, and also as someone who comes from a family that's been developing in Tulsa for years.

I I I know this board can find a way to not discourage uh folks like Mr.

Yancey, who to no gain of their own are gonna come in and spend lots of money and lots of time and lots of headache to take historic properties that otherwise may fall into to disrepair that may not be particularly livable as a single family resident and turn them into something that is a community asset uh that can be utilized to the betterment of not just the neighborhood, but of all Tulsons and of all folks who kind of have a connection to this.

So I don't envy your guy's position, but I can say that I can vouch for his character and the opportunity we've had to get to have folks there and how much it's made an impact on them and how I really think it's an integral part of the city of Tulsa.

I know folks mentioned Harweldon and things like that.

You know, those were were residential properties for a long time uh that have now been able to provide additional assets uh to the city of Tulsa, while of course still respecting the original character uh of the neighborhoods they're in.

It's all for me.

Okay, thank you.

Thank you.

Uh Justice Quinn.

Yeah, thank you guys.

I will be uh very quick.

I just wanted to bring a little bit of clarity.

Um I believe the first gentleman who came up with opposition was um pretty for certain that you know money goes back into Rod's pocket.

Um and I know for a fact that it's all been 100% charitable, whether it was 8,000, 10,000, 15,000, whatever it was sold for a dinner.

Um it all it always 100% goes back to charity, which I think is a very commendable thing to do.

And I know that's been the case from the beginning of Oath Studio.

Thank you.

Thank you.

Next person.

Uh Judy Kumpf.

Is there a requirement of that?

No.

My name is Judy Kempf.

I live at 1221 South Newport.

Um is a very quiet, very tranquil, very old neighborhood.

We're on the National Historic Register.

Uh we also have an overlay.

Uh I have lived there 33 years.

I'm just sort of appalled.

Uh we've pretty much covered the fact that that the home was bought to run a venue in a in a residential area.

Um he does not live there.

Uh it's this has disrupted our neighborhood.

It is disrupting both the peace and the tranquility, and it's it's I've never been I've never seen neighbors at odds like this.

Uh it's very disrupting.

Uh I think if this is just a way to get around because he doesn't live there and it is residential and he's running commercial, it's a way to get around that, and I don't I don't think that's right.

It also sets a precedent.

I I worry, I worry about a precedent that anyone who comes in and and fixes fixes their home up and makes it look nice, which he has it, it's very nice.

He's done a very nice job.

Um a lot of the neighbors feel that because the home has been so nicely redone that we could overlook the parking and the traffic and the I don't agree with that.

Uh it's a very small neighborhood, uh, and it's very we just need to keep it the way it is.

Uh why I I wonder why someone couldn't come in and buy a house and put up Billy Bob's barber shop.

Uh to me, it's it's the same.

So I hope you'll take that into consideration.

Thank you.

Next person.

That's all of our speakers.

All right, so Mr.

Jansen, this is your chance to answer a lot of these questions, concerns.

Sure.

Thank you, board.

Um what what what was it that was said about a circus earlier, right?

So I'm sorry uh to have brought this circus into um into you guys' world.

Uh I would say um much of the opposition is fear.

Uh it's fear fear of the safety of our children, which I have children.

I have a 13-year-old and an 11-year-old, they're on scooters, they're on scooters in that neighborhood.

Um I understand that safety, especially for children, is incredibly important, and we need to take it seriously.

The gatherings that we have had and that we are proposing are small, they're infrequent.

Uh, we've had three this year.

Um we're talking about a dinner party uh for about 14 people uh with reasonable constraints on parking and congestion, uh, the safety of our children um can be maintained.

Uh there's a lot of fear of setting a precedent.

I believe the board understands that this case does not set a precedent for anybody else.

Uh every uh homeowner has the ability to file for a special exempt exemption.

Um and I think there's just a fear of change.

Uh and so I urge the board to have courage to find uh a reasonable uh solution.

I certainly have asked those in opposition uh to come up with some guidance to me that would appease them.

Uh it started with don't park in front of your house, even though that's legal.

And uh that started the very first time I had friends over.

I had just finished the restoration, and the very first time I had friends over one of the people in opposition confronted a friend for parking legally in front of my house.

I calmly uh asked my friend to move, and we did, but it's just been one thing after the other.

It's move, don't park in front of your house.

Now it's don't park along the park, it's get valet, and we've tried everything.

I would like the board to come uh up with some solution.

Uh, and my hope is that we can find reasonable conditions uh that will ensure uh compatibility with the residential character of the neighborhood and also uh allow for non-inderous use so that I can host uh some folks.

One thing I do want to say is that the petition that was signed by 36 people has no statement on it.

It was walked around the neighborhood, and we don't know what was said with respect to that petition to get those signatures.

I do know that it has been suggested that I somehow have generated revenue or I'm profiting or I am conducting commercial activity.

That's just not the case.

Question.

Yeah.

How long is that contract that you have with a neighbor?

I I don't want to speak out of turn.

It is part of the the uh submission here.

If we wanted to uh review that you know it's an ad it's an as as needed basis, uh but if it would please the board, I can certainly enter into uh long-term agreement with the owner.

Uh the owner of the parking lot also is a neighbor.

He lives um he lives on Peoria, not not specifically in the neighborhood because he's on Peoria, but he is on one of the residential houses there, and he all also submitted a letter of support.

Perhaps uh part of the conditions would be that uh we renew the contract on an annual basis.

Any question with the adjacent uh parking lot?

Is there a path between that parcel and your pulsar?

I know you mentioned there's a fence, like at the exhibition that we're looking at right now, but is and somebody else mentioned that there's maybe a gate on your side, but is there a path where like if you were to have an event um or if there was to be a dinner, um you had a requirement that like all patrons had to come in on Peoria to that proposed parking lot and then walk from that parking lot to your back entrance?

Like is that physically possible, or is everyone still driving up a wasso, stopping in front of your house, and then their car is being taken over there?

It's physically possible, and if it would please the board, that's something that could be put into the conditions.

Yes, we have a back gate.

There's also an easement just north of my property and Beller's property.

Uh both uh he and I own the easement because it was deeded uh from the city to us, so we have access to that easement.

And uh yes, we could we could comply with the condition that required all uh patrons to enter from that side because that would keep people off the 1100 block of Owasso and still permit this use to happen within some parameters of size and frequency, and maybe that is a way that the community can stick together, can right.

We Mr.

Hale asked uh for people in opposition to offer some uh guidance on conditions that would be eniable, and I think that's continually what we heard is that there is a issue there is an issue on OWASO.

I mean, to be completely frank, when I was there that one time, I think last fall, um, I was confused how and why there was so many uh cars on that street because it did become a one-way because it was very unclear where to go and where was okay to park, what was not okay to park.

And you know, it wasn't 3 p.m.

where all the children were coming home and starting to play on the street, but you know, that's something that came up for me.

I wasn't on the board then.

I was, you know, just uh uh going to an event, a small event.

Um, but that seems to be one way to address all the issues that are real, like those are real safety issues.

Um, I uh navigation issues for people getting in and out of their driveway as well.

Sure, right?

Yeah, I agree that the L turn and whenever we moved parking, I mean, to give you briefly the history, uh one of my neighbors asked for me to not park in front of my house or have anybody park in front of the house.

And so in an effort to uh appease him, we suggested that people move up the street, but of course that you know is gonna complicate things for other neighbors.

So then we said park along the park.

I thought that that was the solution.

However, as you recognized, because there are other people parked on the other side of the street, even though that's legal parking, it does cause congestion.

And so uh that is when we started to move towards Valet.

Um now maybe that's not the solution, and then that is when I uh endeavored to lease the parking lot from Mr.

Beller.

And I think that um your suggestion of having people enter, and I think it was one of the earlier supporters, enter from uh the Peoria side, parking there and entering uh is something that I can definitely agree to, and I think it would minimize congestion traffic and uh contribute to the safety of the neighborhood.

And we're we're not parking enforcement, right?

Like we're not here to um uh tell people where they that they can and cannot park in front of their own property that they own.

Right.

Um and so I don't want to get into that, but I I appreciate you continually showing um a willingness to listen to your neighbors um and try different solutions.

Sure.

And so I think that is to be applauded as as neighbors, what we can do as a property owner, like I want to do something in my the property that I own, but I also want to be courteous to the people who live there full time, and so I think that is something of note.

What would be a time constraint for the event, like 10 p.m.

I think 10 p.m.

uh I think eleven p.m.

would be perfectly reasonable.

Um I'm just thinking about times that I might have friends over for poker or friends over to enjoy uh you know a a drink.

Um, you know, certainly if we had different if we said like purely personal use, uh I mean, you know, you can have friends over yeah, I didn't need a restriction for for personal use, but you definitely for fundraising events.

I mean, or yeah, the stuff that is causing all these yeah issues.

I think I don't think that any of the detractors have suggested that we're staying too late.

However, if it pleases the board, I think uh 10 p.m.

would be certainly reasonable.

Um I do want to find a solution that um can allow me to live neighborly with my neighbors, and I definitely don't want to win at the expense of anybody else.

I would like uh a compromise.

So that seems reasonable.

I didn't really hear any.

I I kept asking for you know what what are agreeable uh conditions we can put on it, and everybody gets you, no one really gave any.

They just said don't want it to be there.

Correct.

That's that's the feeling that I've gotten.

And so I'm still kind of at a loss of what those conditions would possibly be.

Um, but I think that's something we can discuss once we go into discussion if we're so inclined.

I I do want to say that I you know I hesitate to ask anyone uh for support.

I think uh the way it's a lot to ask somebody to show up at 1 p.m.

Um on a work day.

And uh there are many supporters.

I think that the record reflects we had seven at least seven letters plus emails sent to the planning office.

And so uh, you know, it is not only a neighborhood full of detractors, there are many, many supporters.

Are you usually personally part of the event as well?

Yes, we're usually there.

I am using the events are I am usually there.

Uh I can I mean the past is behind us.

Have I been at every event, I'll be forthright and honest.

No, I have not.

Um if it pleases the board, then that's something that I'm willing to endeavor to do.

Um certainly someone, me or my family or uh someone that's um you know part of my team uh can be there.

Just as if we operated a bed and breakfast, we would have you know management on site or something of that nature.

Anything else?

Okay, thank you all.

This might be more for the city.

Uh what prevents a person from doing a phone raising your own property if you are there and you have like 40 50, do you still have to apply for something like this?

I mean, can you still go uh no?

Um I think the primary distinction is whether this is a primary residence.

I mean, that I think is what prompted the need for some additional zoning request to be made is that there is there's not a full-time resident at this home.

Um it is distinct from the neighbor who referred to having his wedding reception at his house and having his friends over and has connections with individuals already on the street and can be contacted in those instances where things there may be a problem.

So in the end, I mean it it was a question that I think code enforcement had to figure out like how do we enforce the rules on this property, how do we determine what's actually being done, because in reality, any any homeowner can have parties at their house and they're not subject to zoning requests.

But at the end of the day, I think that Mr.

Yancey came forward, explained what was what was happening on the property, and and this was the path provided to him to go through and figure out a way to get this somehow memorialized and also have the opportunity to hear the neighbors' position.

So that's what neighbors are for.

I mean, they're here protecting their neighborhood.

Um we always appreciate that that you guys always talk uh before actually calling to this war.

Um saying that we're gonna go into this question.

Any comments do us?

It's a tricky one.

It's not an easy one.

Well, I for me I still struggle with the idea that they're not really intending to use it as an Airbnb, or not Airbnb, bread and breakfast.

Um they're really just going down this path to really use it as an event space.

Um it is it is an architectural gym.

Um coming from the architectural side for sure it is, and it in some ways it'd be a shame that it's not shared with the public because it is a part of Tulsa's history.

Um but there it is not for a B.

Um it's for the event possibility of that.

Um you could go through and you could put conditions on it, but what are those conditions really going to be?

And how are they gonna be enforced?

Uh yes, the bed and breakfast designation uh use, I'm probably not designation, but the bread and breakfast use um in the lodging use category.

Um I understand that is the suggested and recommendation from uh staff, and so I'm trying to not see that as a default um or defect, pardon me.

Um, when I look at the definition of bed and breakfast on the back page of the um 9.122.

Um so it does give us the ability to set some use conditions where the establishment um, yes, this is where the owner slash operator can offer overnight accommodations to guests for compensation, and so that is uh applicable for us to set a use standard and a condition there that is not being used for compensation.

Commercial yeah.

And the definition of bed and breakfast continues that a bed and breakfast may serve meals to guests subject to the supplemental use regulations.

Um I think uh this property serving meals to guest is what they're asking for, the primary use that they're asking for, and so I am seeing why like bed and breakfast is uh vehicle to the destination, the desired destination, I should say.

Um and then a bed and breakfast may be rented for on-site events.

Um yeah, I think that's where it is quite open-ended for me, and I think some like use restrictions would need to be in place to um like counterbalance the first sentence and the last piece of the second sentence.

the destination the desired destination I should say um and then a bed and breakfast may be rented for on site events um yeah I think that's where it is quite open ended for me and I think some like use restrictions would need to be in place to um like counterbalance the first sentence and the last piece of the second sentence what conditions would you propose so right now we have in the sample motion um I think the applicant is offering uh conditions um that he is volunteering that the gatherings would be non-commercial not ticketed not publicly advertised and limited in size and frequency so that the residential character of the property is preserved and um have off street parking um I think the non-commercial is very important in a residential neighborhood um you know I don't necessarily want to get into ticketed or not ticketed that's right because if I'm a member of an organization I'm paying a membership fee even though my organization is renting the house for me to go there is that the same as a ticketed because I'm paying for it essentially um I think that just for another point of information is balanced by part of code enforcement's investigation of this property um was bolstered by publicly facing websites selling tickets to specific events at this location uh I don't think the interpretation of a membership fee or a group um would be characterized in the same way um but they're ultimately the determination that this was not just a residence was based a lot on public facing advertising and ticket sales that were occurring for events at the location and I I don't want to speak for the applicant but I think that that's part of why that provision was offered as a condition with that be non-ticketed events so that there isn't public facing of that but I think you bring up a good point like what is enforceable absolutely a good question.

And that's what we can put into use conditions yeah that's what we can put into quantifiable right in quantifiable yeah and so I don't know about frequency right because I mean if a code enforcement person is going out there how would they know that this is the sixth second.

Well I would direct so the the supplemental regulations do say that the owner operator must maintain a register of on-site events for each calendar year and make the register available to city code enforcement upon request okay um it also specifies that the board of adjustment has the authorization to establish the maximum number of on-site events per year and the maximum number of guests per any single event based on the availability of off street parking and the facilities likely impact on the area.

So those are explicit code authorizations given to the board in reviewing these types of requests and our conditions based around this idea that a register has to be made available to code enforcement as to when those events are happening how many people are in attendance and if the board has said there's a cap on how many people can be there and it's determined that there was more then that could be an implication for a violation.

Well then what qualifies as an event like what's what's him just coming over or with his buds and having you know sure poker like you mentioned is that an event um because I mean you can park on the street legally in front of his own house right um you know is an event do we have to define what an event is by this many people but not more than this many people is allowed um I think they're great questions I don't have the clear answers to them yeah because I think you're just gonna get into the issue of well this is not an event but this could be considered an event which then just can continues down the path of of quarreling um so yes and I am hesitant to try and make a motion that um based on uh extinguishing quarreling give me more with that what do you what do you what do you mean um so I think you it sounded like you had some hesitancy about putting some of the stipulations because there weren't there are not definitions of what an event is and there's gray lines of if it's you know five people having a couple of whiskies and then going to their own respective homes is that an event versus twenty people twenty-two people coming over through an organization that they've given charitable donations to um versus thanksgiving yeah yeah um and so I think we're not able to I'm not interested in defining um an event based solely on what would eliminate the possibility of infighting sure because I don't think we can solve for that leaders Mr.

Um and so I think we're not able to I'm not interested in defining um an event based solely on what would eliminate the possibility of infighting.

Sure.

I don't think we can solve for that.

No.

Mr.

Chair, do you have anything to say?

Uh any thoughts.

I've been climbing to uh a lot of those restrictions, even time limits, see how that goes.

I mean, even if we set it up for maybe up to a year or two and see how I mean if something is going the wrong way, I mean he's gonna have to come back again and um maybe the next time is gonna be deny or if we if we approve if we approve it this time.

Also limiting to the number of events, even if it is personal fundraising events, maybe put a number a time limit or gatherings more than X number of people.

Adding that he's have to sign a contract, long-term contract with the neighbor for the additional parking.

I think right, like when you say long-term contract.

So if we put a a um a time uh restriction on the on a potential approval, then the contract with the adjacent parking lot would need to cover that same the same time limit with the option to be renewed.

Okay.

Also, let's see.

The one of his team member has to be in the as part of the event to make sure that I mean that everything's gonna be done per what we decide.

He mentioned that he or his uh family member or somebody from his team can be there at the time.

This is really adding up to a long list.

Did we take notes?

Did you I I do.

Okay.

Um I'm trying to make a list.

Also, I heard about the issues with the ballot parking.

I think it's important that they have someone that will take those vehicles there.

I don't know how can you control that people will slow down or when you have those valid.

But it's really their responsibility that they have to respect those limits.

Uh they're violating the limits of a speed limit or things like that.

I mean, neighbors can hey.

Then that's a speeding ticket, that's not a zoning right, like infraction.

Right.

Um I think well to clarify, like I'm coming from uh being a public sector planner where use conditions is a very common part of uh approving a use, whether it's uh buy-right use or if it's um a use that requires a special exception.

And so um Mr.

Hale, like me trying to go through and craft some use conditions that we're hearing could be uh ammutable um for the operator or slash owner and the adjacent property owners.

Um I don't think that's out of character for a zoning board or commission or a zoning body.

I mean that's what the conditions parts were.

I'm just yeah it's a lot of them.

It's a lot to enforce frequency number of people parking three, or were there others?

Frequency, number of people, um we talked about a timeline expiring in a year or needs to be renewed in a year or two.

Expiration date.

Talked about parking.

Um what would you agree to as part of the renewal?

I mean, I think two years is too long, one year is probably right about where you'd need to see what happened, it's probably appropriate for a year.

Okay.

Also there needs to be a lease uh for the piece of property next door, and it has to be for that time frame with the option to be a renewed.

But then we wouldn't be able to approve it today, yeah.

Because we yeah, I guess I don't I would have to go back to the what was presented, what was included here, because there is an agreement.

It is only for that date though.

It was for that date, right?

Okay.

February.

I think if the board were to place a condition that a he must secure a parking arrang agreement with the neighboring parking lot, um, that is one thing that could be reviewed for one, as they have to go back and get a zoning clearance permit that that is submitted as a document for that zoning clearance.

Um, but two would be something that would need to be provided to code enforcement.

So just to have just to say, like I don't think it has to be executed for you all to make your decision.

I think there is another check to get that done before the zoning clearance permit would be issued.

Yeah, we'll be inclined to add that to the motion to how many people?

You say he had a max of 50 people.

Is that what you're you said 50?

That's what I wrote down here.

The largest event was to 50 max.

That seems like a lot.

That does seem like a lot.

And I mean that the I'm not sure.

The property is not that large, in my opinion.

That's good.

So what do you what do you think?

So the code does provide some guidance in that it says the board's authorized to establish a maximum number of guests based on the availability of off-street parking.

Um based on the the concept in front of us, you've got what is that 13 parking spaces off street.

Um obviously it wouldn't be a one-to-one.

I mean, you would make a determination what you believe that would accommodate, but in terms of what the code directs you towards to make a determination on a cap on number of people, that's the recommendation.

I mean, you could relay out this parking lot to get more if you were actually doing a real lot layout.

And there's two spaces there that don't have cars in them.

I mean, to me, I just somewhat of a gut feeling 2025 feels more reasonable.

He said most of his events are those dinners and this the table accommodates 16, but then you've got to have you know people there to prepare food, whatnot.

Um we're in the 20 to 25 range feels more appropriate.

Okay.

Is that some yeah?

And then how many what's the uh what's the frequency?

Uh one neighbor brought up five.

And I think that was the only number.

The only one proposed, but and so we're trying to figure out quantifiable um, you know, like Nathan, would if one of the conditions was um put in a number on the frequency, um, with that, and you said there has to be like a law kept so a code enforcement person could see what number they're on.

Would that be public information so that the neighbors are also able to see like dates and when um these events?

Yes and no.

Um so it would be public in that it would be public record.

However, the because this is a very unique situation, it the city doesn't have like a an online portal where you could go grab that information.

They would have to ask for it.

Um but that information could be requested.

Um I would I mean I would think you could do six uh you know again, just gut feeling um judgment call.

I would think six a year, but you don't you you put them you space them apart one every sixty calendar days or whatnot.

So you're not like grouping you yeah, you do all six of them in one month, and then you're just quiet for 11 months.

Yeah, no.

Sorry.

I mean, does that seem reasonable?

Could you could you repeat that, please?

Well, I mean, in simplest terms, like one event every sixty calendar days.

Yeah.

That gets you six events, but they're spaced out.

Yeah.

This seems reasonable.

Anything else for the motion?

Hope somebody's ready to articulate all of this here.

So I don't know how Audrey's note taking this.

Okay, so I mean it sounds like we're going we're uh discussing so far that it'd be non-commercial, not ticketed, not publicly advertised, um with no more than twenty-five people attendees.

Or no, I guess it wouldn't be attendees because uh Kevin, you mentioned like the like there would be staff needed as well.

Well uh I was saying 25 would include staff.

Right, right, right.

So no more than 25 people.

Um with an event no more frequent than 60 days every 60 days.

I don't think I'm saying that like the right way, but six event.

Up to six events in over the next twelve months.

Would this approve if if this uh was approved with that take place today?

Would it be active as of today?

Or like how would that work?

You mean if you set a like a year time frame?

Right, so like we're saying 12 months, is it would start April 14th?

Date of approval.

Okay.

So that would be uh yeah, I would think the timer would start now until so um you also discussed um where is we hear um uh hours of operation service of numbers around the there and also um Mr.

Yancey said he he would be there or he'd have a team member there present at the event.

Yeah, we have to have those two as well, so until 11 p.m.

And also he has to have someone from his team out all time duty in the those events.

Either himself or somebody from his team does 11 p.m.

uh sit well with the board?

No and yeah uh I mean we're we're talking compromise.

He he mentioned 11 p.m.

but he's in the mood for compromise, so I would say 10 feels more appropriate.

10 is what I feel like I've heard from the neighbors as well, saying like you know, these events take place between six and ten, between five and ten, and I don't think we would want to extend um purposefully the number of hours.

And we're also making a distinction between you know, like he of course, as the property owner has the ability to use his home uh personally, and so right, like that's distinguished from like him and his family being there until midnight versus him renting it out or like him offering his home as a venue for a dinner.

Yeah.

So like the dinner would need to be over by 10, but that's fine, yeah.

What's looking at also the personal side uh equal we're not gonna make any distinction between the two yeah, we're gonna have to distinguish I mean the family side versus I mean when he's giving that property uh allowing somebody else to have for the internet's fine, yeah.

So as long as uh we distinguish.

Anything else?

Who's gonna take the chance here?

Um I just one thought.

I know you you uh one way to distinguish between family and not would be to have a ticketed event or some kind of you know, so I mean if you're talking about enforceability from the um anyway, just a thought.

Is it also wouldn't also another way be like um like a rental fee?

And I know he's not charging fees, and so it's not commercial, and so that's where like the non-commercial thing gets a little complicated for me.

I I mean I I think that um obviously there's a need for code enforcement to be able to make this distinction, and and in our discussions leading up to this case, there was a distinction drawn between Mr.

Yancey, the property owner on site hosting his friends versus there being an actual event.

And so I I think I can't explain exactly their details, but I think they have a grasp on how they would treat an event versus encountering Mr.

Yancey there playing poker.

I I feel like they have a grasp on how they would enforce on those things, but just in a as a piece of information to avoid putting conditions on them that may change how they previously enforced that.

I I think that just limiting the number of events, the number of people, like I think you guys are on the right track without trying to define those distinctions.

I think that they already would be able to make that determination.

I mean okay.

All right.

Well, shall I?

Sure.

Um give me a second.

I've got to gather my bullet points.

They're they're scribbled everywhere.

This is gonna get messy.

Um Mr.

Chair and Board of Adjustment 24024.

I move to approve a special exception to permit a bed and breakfast with events in the RS3 district.

Um per the comptual plan shown on page which one are we looking at currently because there's a lot of I'll get there when we get to that one.

Um nine point one one because it has the parking lot.

Right, okay.

For the conceptual plan shown on page 9.11 of the agenda packet, subject to the following conditions.

The gatherings will be non-commercial, non-ticketed, non-publically advertised, limited to 25.

Um, and limited to 25 people occurring no more than one event every 60 calendar days.

The events will not run past 10 p.m.

There will be staff on site for every event, and this is for a limited period of one year.

How's that?

Or owner is representative on site?

Owner or yeah, I mean we can revise I put staff, but owner or owner's representative must be on site for each event.

For the duration, for the duration of the event.

He also has to maintain a lease with the owner on the east side for the shop pregnant.

Okay.

Uh yes, and a parking a lease must be entered into for the full term of not the full term.

Um I think you could just say must maintain a parking agreement for the uh yeah, for the off-site part to the north east or east east, yeah.

Under all those disapproval is for the year from delays approval is for the year for it is for a year from today's date.

We good on all of that.

Was there a part where no traffic involved loss?

We we can't do that.

Okay, um the board finds that the requested special exception will be in harmony with the spirit and intent of the code and will non be not be injurious to the neighborhood or otherwise detrimental to the public welfare.

Okay, we got a motion.

We have a cycle.

Second.

We got a motion.

We got a cycle.

Yes.

Yes.

And I'll also want to say yes.

All right, let's move on to the item time uh BOA 24025.

BOA 24025 location is 3150 east 41st Street South.

Applicant Joe Farrank is requesting a special exception to permit a sign in the right-of-way and a variance to permit a dynamic display sign within 20 feet of the driving surface of the street and within 200 feet of a residential district.

Hi, good afternoon.

My name's Jill Ference, and I'm with TSW.

We're at 217 East Archer Street.

And I'm representing the landowner, which is CGB Holdings on the site as well.

And I know in your packet you have this information.

I also had a PDF, I think I sent in.

I don't know if that's uploaded or not with some more pictures.

But essentially, we're we're requesting a special exception and a variance to there's an existing monument sign on the site, and we're requesting to replace the display area with a dynamic display sign.

Do we have that?

Do you know?

Yes.

Jaren, are you able to open that PDF?

You don't have fun event, right?

No events.

No.

Thank you.

I just have some images.

I think that will help a lot for context.

So thank you.

So if we could start at the one right above this, please.

Thank you.

Just to give a little bit more context on the existing site, if you haven't been out there, you can see that there's an existing monument sign, and it's set up as kind of a business identification sign.

And you'll see on the right hand side the the building that's been there, the office complex.

Um according to the assessor's office, it was built in 1971, so it's been there a while.

And then the sign that's on the site.

I I don't know when it was installed, but I did go back through like Google Earth Aerials, and they start to get very blurry, but at least 15 years old have seen it at this location.

So I wanted to give a little bit of context on how long it has been there.

And so the site is designed where there's like a single entry point in the front.

So it's really an internal kind of office complex with suites that are leased out.

And um, and it's a little bit blurry, so you can't quite see, but some of the office spaces, like the types of businesses that are there now are like counseling services, dental offices.

Um at one time, and they may still be there, was um a creative media firm, there's a chiropractor and an HR office for a corporation.

So that gives you a sense of the type of businesses that are there.

And then the next slide, please.

Um, this aerial image just outlines the site and then shows in yellow where the existing sign is located.

Uh, but this gives you an image of how much pavement is already on site, kind of those existing condition constraints that we're working with for the site.

It was developed this way since 1971 with a parking behind, and really the front is just a paved area for for cars to be able to loop through.

Next slide, please.

And then this gives you a little bit more context based upon the um we did an OK 811 to identify the utilities on site, and you can see also the sign is in public right of way currently, and you can see that right-of-way line that's dashed there, and then um there's an ATT fiber line that basically runs right through the middle of the of the sign currently.

Um, and then there's also a Cox um line that is very close on site as well.

So one of the way one of the items we explored was moving the sign further east, closer to the driveway.

And that created more of a visibility challenge next to the driveway.

So it was recommended actually through going through an encroachment agreement process with city staff and city council to stay at the current location to avoid that issue.

But it also helps with the utilities in that we're not moving the sign from where it currently is.

Next slide, please.

And then um, this shows you the exact dimensions of the sign.

It's currently 42 square feet of display area with a 20-inch clearance on the bottom.

And then um next slide.

And then this shows you the requested sign would be keeping those existing columns and replacing it with a dynamic display that's smaller than the current sign and no taller.

So that seven feet now, what's proposed is seven feet with this with this display.

So one of the things that we wanted to propose this dynamic display sign is that it would help to function well for the businesses that have been on site for a number of years.

And then also allow for them to advertise what they do beyond just saying this business is here on a small sliver that needs to be changed out.

And then this allows us to do that without adding more signs on the property as well.

Next slide.

And then this just highlights some of the constraints that I mentioned earlier.

Utilities, the existing development pattern has been a restraint for having sign that's a sign that's visible with all the pavement around it.

Also with the encroachment agreement or license agreement that we went through with the city, that goes out to all the utility holders for review, which they said was over 60 people to review that.

So we got to a point where if it stays at the same location, everyone was good with that, and city council approved it in February.

Next slide.

Oh, and also I know there was questions earlier with other applications.

Did we reach out to the neighbors?

We did.

Um, this was before the encroachment application went through.

This was January and February of last year.

So it's been a while.

Um so just wanted to share on this slide too.

Cirus is the software we'll use to manage the illumination and the content.

And so from that neighborhood communication that we had, we had seven people respond, five were supportive, and two had concerns.

And so one of the things, and we didn't include this in the board of adjustment application, but one with the concerns about you know, at nighttime visibility and things.

The requirement right now is 500 um knits, I believe for illumination is the maximum.

And so we're willing to go down to 400 if that would be helpful.

Next slide.

Okay, and this just so shows images of the surrounding area.

To the east is a commercial corridor, and most of the signs there are pole signs, so you can see they're much higher than what we're proposing.

Next slide, please.

The north side across the street where there is residential, there's fences and vegetation to provide screening.

Next slide.

And then to the west, the residential property that is within 200 feet.

Uh, there has a major topography change here, and also a fence and a retaining wall, so it really limits visibility.

You can't see any windows from the site of the location of the sign where it is now.

Next slide.

Um, and this is the last slide.

Just um we definitely designed to be thoughtful, and I think reducing the size of the sign is a way to show that we're trying we're not necessarily trying to make it bigger or advertise everything all at once, but do it in a way where it allows the businesses and offices that are there to have their advertising time while meeting all the city's requirements.

And I'd be happy to answer any questions you have.

How many visits are in this location?

Um, I asked that question.

It's been about a year ago, and at the time there were three dental offices, um, an insurance broker counseling service, so we're at five, create a media firm six, um, chiropractor seven, HR Corporation eight, and then there were three vacant offices, so about 11 office spaces approximately.

Oh, it was your question with dynamics.

How how quickly are the images going to change?

Um we would propose just meeting the city's ordinance, so it's I think it's eight seconds is the minimum, and there wouldn't be any animation or flashing, so we would make sure to meet all those requirements, and then the software that we're using has that photo cell um capability where it can adjust based upon the lighting and the time of year to adjust the lumens with that.

And this is going to be rolling 24-7.

The intention is it for it to be on 24-7, but to like further reduce the lumens at night time.

How do you call that again?

So 400, you say meets so yeah.

I was used to lumens, but the code says knits, and so it's a little bit new to me, but I worked with um Lectron was here earlier, they had to leave, but they're the ones that the sign permits going through.

So but nits, yes, that's correct.

And I have I don't know if it's helpful, but they did provide with what that would look like of 500 versus 400 just to show visibility at night time.

I'd be happy to pass this if you're interested in seeing it.

So I guess NITs are a specified unit of brightness as it relates to screens.

Sure.

Yeah.

It also apparently has something to do with headlights, which was the first result I got.

Yeah.

I regret Google.

Oh, so this isn't something you knew.

You had to Google it.

Yeah.

I mean, I know that when we review dynamic display signs, we ask for the you know manufacturer to provide those levels as they are intended and and to show that they are going to comply with the requirements of the code.

So yes, can you show that difference between the 500 and the 400s in the Yes?

Let's see if uh can you restate your heart shape again?

Yes.

Um the hardship is based upon the developed site that's been that way since 1971.

There is no grass frontage really to place another sign, and so without creating additional signage from the sign that's already there, we would recommend just replacing the display area and having an option to um have the dynamic display so that the businesses can advertise what they do without adding more signs.

Thank you.

Um assuming that the 1200 needs the student today.

Yes, that's right.

Any more questions?

Do it.

Um yeah, signage is tough, especially uh dynamic sign that's closer to the street and the um and like drivers than the ordinance um regulate like half the distance, right?

Essentially.

Um so that's where for me this is that part portion of the request.

Um having a hard time with the the hardship there because the hardship would need to be something that's not like personally it's not a preference, it's not financially motivated.

Um so having a reducing the distance between a driver and a and a light flashing uh doesn't feel very safe to me.

Um so that's just where I am currently on the variance portion.

If I could add a little bit of context to that, um we definitely would make sure it didn't have any flashing elements.

Um and then also um if the sign was moved further in on the property, it would impact the development pattern and not just as a as a way that's not a preference, but also just thinking about access to the building, and so you know it was laid out in that way to have some kind of a circulation um you know for the public but also for fire safety, and so I just would be concerned with changing something that has been developed in that way since 1971 and what that might trigger.

Um so that's those are a couple of the reasons that are it's a big challenge to move it back on this site because of the way it was developed decades ago.

And transportation street officials did review the encroachment agreement, they saw the exact sign design and recommended approval and support to city council.

Um so where do we find the transportation um review approval?

Is that what you're saying?

So not just the city council, but specifically a transportation body.

So because the signs located in the right-of-way, which is one part of the exception, they were required to go through a process um that is administered by public works to review the encroachment in the right-of-way.

So that includes reviews by transportation traffic and public works as well as all utilities located in that right-of-way.

Um and they also then generate a recommendation to council before that decision.

So got it, okay.

The the point was that that recommendation came out as an approval recommendation after all those reviews had happened, but they were not all included in our packet since that was a separate item.

Yeah, they reviewed it as a dynamic sign.

Correct.

Yes, they had the design as part of their packet to review.

Thank you.

Any more questions to the object?

No.

Thank you.

Thank you.

All right.

On case BOA 24025, do we have anyone that would like to speak on this case?

Seeing no.

Let's move on to this question.

I appreciate that the uh design is utilizing part of the existing existing structure for signage and taking the old school monument sign and giving it a facelift.

Making it slightly smaller.

Yeah.

I don't have any issues.

I mean, I don't think they can move it inside the property.

It's gonna affect, I mean, drive bottoms and all of that.

So yeah, I mean I think location is it it kind of is where it needs to be just based on existing.

I don't know that a new one being proposed.

I would be in support of, but I I do struggle also with the variance portion of the dynamic display.

I mean it's there, the not dynamic now, but the sign itself is there, so kinda it is what it is as far as location, but I don't know about the variance.

Well, so the 20 feet setback essentially um is because it's within surface.

I'm sorry.

Yeah, go ahead.

Oh, uh, because it's within 200 feet of a residential district and not necessarily because of a like citywide best practice um understanding that's where it's becoming more clear, a path of a hardship for me.

And that it's along a major arterial street.

That's um you know, like if it was in the middle of you know, north of it, like 39th in Florence, like that would probably be an issue, but being at 41st in Harvard provides better context for the sign being there.

We'll probably add two reviews the brigness to the 400 needs in the evening.

Sure.

Sounds like you talked yourself into a motion.

Can do I still have the energy for that mentally?

I don't know.

Uh yeah, okay.

So Mr.

Chair in BOA case 24025.

Um I move to approve a special exception to permit a sign in the right-of-way per the conceptual plan shown on 10.14.

The board finds that the requested special exception will be in harmony with the spirit and intent of the code and will not be injured to the neighborhood or otherwise detrimental to the public welfare.

Um I also move to approve a variance to reduce the required step required distance between a dynamic display sign and the driving surface of the street from 20 feet to 10 feet and reduce the required distance between a dynamic display sign and a residential district from 200 feet to approximately 39 feet.

Um per the conceptual plan shown on 10.14 and 10 point 15 and the exhibits um provided to the board from the applicant today.

Subject to the following conditions that the brightness, the display brightness uh will be reduced to 400 nits at dark the board finds the hardship to be um the configuration of the site frontage and the location of the driveway access along 41st Street.

And granting the variance the board finds that the following facts favorable to the property owner have been established, that the physical surrounding shape or topographical conditions of the subject property would result in unnecessary hardship or practical difficulties for the property owner as distinguished from a mere inconvenience if the strict letter of the regulations were carried out.

That literal enforcement of the subject zoning code provision is not necessary to achieve the provisions intended purpose.

See that the conditions leading to the need of the requested variance are unique to the subject property and not applicable generally to the property within the same zoning classifications.

That the variance is variance to be granted will not alter the essential character of the neighborhood in which the subject property is located, nor the substantially or permanently impair use or development of adjacent property.

And G, that the variance to be granted will not cause a substantial detriment to the public good or impair the purposes, spirit, and intent of the zoning code or the comprehensive plan.

We have a motion.

Do we have a second?

Second.

Okay.

We got a motion, we got a second.

Yes.

Doomas.

Yes.

I'm also going to say yes.

So this application has being approved.

All right, let's move on to the last case of the date.

BOA 24027.

BOA 24027.

Location is multiple properties at the southwest corner of East Admiral Place and North Utica Avenue.

Applicant Stuart McDaniel is requesting a special exception to reduce the required parking ratio for household living uses in the CH district.

I lost the audience.

Oh yes.

Yeah.

Thank you for doing it.

So this is a project that's been going for a few years now.

We're finally kind of getting to the finish line of getting it uh started.

It's been a long road uh to get here.

But it's a three-story multifamily structure that is in line with the neighborhood small area plan, the sector plan.

Um it actually follows through with a commitment I made to the community of um taller buildings being on the commercial uh thoroughfares and then shorter buildings working their way into the neighborhood so that we wouldn't create this shadowing uh casting effect.

Uh I am a member of this neighborhood and I own 300 of the properties in this neighborhood.

So when y'all send out the mailer, I got seven of them.

Um I'm like, well, uh I know about it.

But uh several I've talked to neighbors, they all know me.

Um they know this project.

The neighborhood uh kind of blessed it early on.

It's called Amy Terrace, which is my uh sister-in-law has Prater Willie, and she's uh in need of uh special needs housing through the VA and uh the um it's a whole thing, but basically this is the first building of its kind.

It has sixteen uh low-income senior units on the bottom.

These people do not drive, they're part of the PACE program.

The second floor uh I think it last we were at 18 special needs residents, and then the third floor is market rate.

So this will be the first building of its type in the city where you've actually mixed three wildly different population types within one facility with honor and dignity as opposed to isolating them into their own units and buildings in different parts of our city.

Uh in addition, uh furthering the promise to the neighborhood, there's a what was a single family, then a duplex, and the city didn't let a duplex because the zoning now it's a triplex.

Is now in the corner.

Um it's but it's still a two-story structure.

So again, back to the stair step where uh from Utica inward it's taller, and then it works its way down to the uh height and scale of the neighborhood development around it.

It's a very, very old part of Tulsa.

Um, and we're trying to keep what we can of the existing character while filling in all of those vacant lots and uh empty spaces.

So our request is to reduce the parking requirements to what would have been allowed within the neighborhood infill overlay in the first place, which we are within.

However, our zoning is CH because back when Dwayne Wilkerson, yes, it started back when he was there.

Uh he I he identified that due to our height and some of our other site specific needs, it made sense for us to do CH with this one request being the only request we would need, as opposed to the many requests that we would need by remaining.

Nathan, forgive me, what was the zoning that we would have?

It was some multifamily.

It wasn't a conducive to this type of development.

And CH is almost conducive.

And I believe not to speak out of term, but I think the neighborhood inflow overlay is going to make CH also applicable, the parking requirement reduction applicable.

So I'm just a little early.

I'm four years late and just a few months early.

So that's I don't know how to articulate a hardship when the planning office is admittedly talking about fixing it anyway.

So you let you don't need one.

Yeah, there you go.

Yeah, it's a special exception.

So you have to do that.

Oh, okay.

There you go.

So questions or comments.

What did you put that rendering up there?

The pretty shot?

It's not in here, but it they do have a copy of the city.

Oh, okay.

Yeah, the pretty hard copy.

There you go.

Yeah.

It's even been designed.

Oh, there you go.

There you go.

Uh what you can't tell that's black and white is um this is a view that you will never see.

Um you would have to be in someone's backyard and their whole home bulldoze to be able to see that perspective because it it's very curb hugging, like a cherry street type type of topographical layout.

But uh we've actually designed it to look like a series of uh what a lot of people call six flats, so like a six-flat apartment building.

Um so the view that you'll see is more of a an angle looking down the the row, right?

And if you think of like those side streets along Cherry Street, uh between the highway and 15th, or South Denver, for instance, down uh like just toward Riverview, you see those series of little apartment buildings that are two and three stories tall.

The idea is this neighborhood could have accommodated those back in the 20s when it was being built.

It's just they didn't get built, or those that got built got demolished.

We own a few of them still standing.

So we borrowed architectural elements from the existing structures in the neighborhood.

Each one of these five facades are a variation of yellow and red brick, so it's yellow, then it goes to the dark, deep red crimson, kind of the crimson mix back to yellow again.

And so from a distance looking down the street, it will kind of fool the eye into believing there's five six flat apartment buildings as opposed to the garden style apartments that this is technically being built as a question that you didn't ask, but I answered anyway.

Okay, so I mean, all we're looking at right now is the parking with auction.

The from 66 to 33.

So you don't expect I mean anyone driving I mean all this 66 units, I mean everybody driving uh uh two-thirds of the building will not own a car by law.

They they probably would not be able to drive.

Yeah, okay.

Their special needs and that they have full-time care and management, and then the first floor have reached a point in life that they need some level of supervision.

So it's you're gonna have a staff person on the first floor, so 16 units, you'll have one staff.

Okay.

Um we also have curbside parking, which cannot be fact, I understand, but we have plenty of Admiral Place parking as well.

Um then the third floor has larger units, so they're not as many.

There's only I forget the plan, but I think there's like 12.

So there's more than adequate parking.

Two and three.

Two and three, okay.

Yeah.

How about BC doors?

I mean, for family members.

By our ops by our expectations, there will probably be five to ten empty spaces at all times.

Because of the nature of the users.

Um at least 36 residents will never have a car.

Okay.

So that kind of puts it in perspective.

Well, you have any kind of shuttle service or service.

Yes.

Uh the first floor is managed by Life Senior Services.

Okay.

And so that'll handle the uh uh senior residents, so they are shuttled with life pace vans to their appointments and to the community center that's there on Pine.

And then um a new leaf is managing the second floor, and they have the same kind of system.

They have a shuttle service.

They're actually looking forward to it because the residents um for on two are um of the age and capacity to work and have a career path.

Driving is not always in that involved in that, but they can go to one location, pick up multiple, and take them to an employer as opposed to scattered around the city or all of them being isolated in the village out in a Wasso, which is already kind of hard to get to.

Com can we go back to the site plan real quick?

Just quick question on that.

So the lots closer to Utica, what they look on the um, east side of that parking.

What's what is the intention for that?

That's an it's intentional, it's an out parcel.

And the property is addressed as 22 North Utica.

We're gonna end permitting work to get it readdressed to 1626 East Admiral Place as the building actually faces Admiral Place.

The outparcel on Utica will retain the 22 North Utica address.

The intention is to build a small mixed-use building there with two to three apartments on the top floor and then a retail space for a new leaf.

That's a phase two further.

Um but it it's more of a drop-off pickup location for their plants and and things.

But that's a future application, it'll require future consideration.

Um all the above.

And we honestly expect the parking to be adequate for that even now.

Yeah, because it'll be C H so I mean if it's split into different tenant spaces, you might even not have any requirement for it, right?

Yeah, yeah.

Okay.

Yeah, that's oftentimes we get plans like this, and there's a little area off to the side where someone intentionally hasn't shown us anything.

Well, um we intentionally showed it, and we intentionally are telling you what's going on.

Sure, but we we don't have the drawing.

Imagine something that is appropriate along Utica.

Yeah.

Uh very commercial forward as opposed to this being a clearly mixed uh uh multifamily structure.

Okay, and the main entrance, the one on the east side, huh?

The architecturally accurate main entrance is on Admiral.

The used main entrance will be in the parking lot.

Uh there's a canopy, uh uh kind of like a portacochet, which is a balcony on all three levels.

That's the main entrance that everyone will card card key in and use on a daily basis.

But you can the seniors can technically exit the out the admiral uh door, but they won't.

It's a fire egress, and it's aesthetically it looks like another entrance, like the historic style of the building.

Okay.

No, okay, thank you.

Yeah.

All right.

On case P08 24027, do we have anyone that would like to speak on this case?

Seeing none.

Let's move on to discussion.

I think this is great.

Yeah, I don't have any.

Just sparking.

Yeah, no questions from you.

All right.

So do we have a motion?

You had the long one last time, so we're ping-ponging and I'll take it.

Go for it.

Um let me get my page number first.

Mr.

Chair and Board of Adjustment Case 24027.

I move to approve a special exception to reduce the required parking ratio for household living uses in the CH district from one to 0.5 spaces per dwelling unit per the conceptual plan shown on page 11.11 of the agenda packet.

The board finds that the requested special exception will be in harmony with the spirit and intent of the code or not be injurious to the neighborhood or otherwise detrimental to the public welfare.

We've got a motion.

Do we have a cycle?

Second.

And a motion we've got a cycle.

Yes.

Mr.

Hill.

Yes.

I'm also gonna say yes.

This application has been approved.

So this brings us to the last sort of the agenda.

Do we have any further comments?

No.

Anything?

Okay.

It is 427.

So this meeting is object.