City of Tulsa BORA Justin Meeting 1382 – May 12, 2026

The Board of Adjustment held Meeting 1382 on Tuesday, May 12, 2026, at 1:15 PM. The board considered six agenda items: approval of previous meeting minutes, four variance requests, and one special exception request. Votes were taken on each item after public testimony and board discussion.

Consent Calendar

• Minutes of Meeting 1381 (April 28, 2026): Approved unanimously. (Vote: 4-0)

Public Comments & Testimony

• BOA 24029 – 3536 East 23rd Street South: Applicant Lindsay Floyd and homeowner Alexander Lewis requested a variance for an additional 94 square feet for a detached garage. They presented photos of the narrow driveway, drainage issues, and the need to store a work truck, trailer, and tools. Mr. Lewis stated his employer requires the company vehicle to be stored in a covered area, per a company policy document. Neighbors did not speak against this case.
• BOA 24028 – 5757 South 31st West Avenue: Applicant Josh Zajak and property owner Tom Clark requested a variance to build a 30' x 50' (1,500 sq ft) detached accessory building. Neighbor Teresa Tosh (2959 West 58th) spoke in opposition, expressing concerns that the building had been discussed as a potential auto repair business, which is prohibited in residential zones. She questioned whether Mr. Clark actually lives at the property and raised drainage issues due to a nearby creek, as well as traffic safety on a blind hill. Letters from seven neighbors were received. Mr. Clark responded that he has never intended to run a business, that he does sleep at the property occasionally, and that he wants storage to consolidate his belongings from two homes. He stated he is an automotive enthusiast but does not work on others' cars for pay.
• BOA 24036 – 2226 South 92nd East Avenue: Applicant Pete Webb requested a variance for a dynamic display sign within 200 feet of a residential district (a church). No public speakers opposed the request.
• BOA 24037 – 1331 South Gary Avenue: Applicant Ron Sage requested a variance for approximately 15 square feet of additional driveway width in the Renaissance Neighborhood Character Overlay. Neighbor Lucy Brumbaugh (1335 South Gary Avenue) spoke in support, citing the improvement to the previously neglected property and the increased parking capacity. Wade Anflages (1234 South Birmingham Avenue) expressed general concern about setting a precedent for violations of the overlay, but acknowledged the practical need. Letters from neighbors were received; the board noted some were opposed.
• BOA 24038 – 1412 East 35th Street South: Applicant Bill Powers represented the property owners (Cummings family) seeking a variance for open space on a non-conforming lot due to a new attached garage. No public speakers opposed.
• BOA 24039 – 1601 North Atlanta Place: Applicant Julian Perez requested a special exception for a duplex in an RS3 district. Neighbor Anthony Jimenez (1602 North Atlanta Place) spoke in support, describing the improvement to the neighborhood after Mr. Perez renovated the previously dilapidated house.

Discussion Items

• BOA 24029 – 3536 East 23rd Street South: Board members discussed the hardship of older lot dimensions built before modern zoning, which cannot accommodate two modern vehicles. They noted the applicant presented research on standard two-car garage sizes (22–24 ft deep, 24–28 ft wide). The board found the hardship valid due to the unique physical conditions of the lot (narrow driveway, drainage issues).
• BOA 24028 – 5757 South 31st West Avenue: Board members discussed that while the applicant wants storage, the hardship presented is the desire for more space, which is not unique or self-imposed. They noted the house is small on a large lot (over an acre), but the 40% rule for accessory buildings exists for a reason. Staff clarified that attaching the building to the principal residence would avoid the variance requirement altogether. Several board members expressed concern that a 1,500 sq ft storage building—nearly as large as the house—could alter neighborhood character.
• BOA 24036 – 2226 South 92nd East Avenue: Board members found the variance reasonable because the residential zone within 200 feet is actually a church parking lot, not a dwelling unit. The hardship was the irregular lot shape and utility constraints that prevented placing the sign farther from the residential zone. The requested separation distance would be reduced from 200 feet to approximately 148 feet.
• BOA 24037 – 1331 South Gary Avenue: Board members debated the applicant's lack of a permit, the purpose of the Neighborhood Character Overlay (recently adopted in 2023), and the fact that the yellow area (approximately 15 sq ft) could be removed and the driveway would still function. Some board members emphasized the importance of upholding overlay standards to maintain neighborhood character, while others noted the minimal size of the violation and the fact that filling a larger area by right would produce a comparable result. Ultimately, the motion to approve passed on a 3-1 vote.
• BOA 24038 – 1412 East 35th Street South: Board members reviewed the hardship of a non-conforming lot (50 ft wide instead of the required 60 ft). Staff clarified that the previous detached garage, located in the rear yard, would not have counted against open space, but the new attached garage and side driveway do count. The non-conforming lot already receives a reduced open space requirement (50% vs. the standard RS3 requirement of 57%). The board found the hardship valid and the variance minimal.
• BOA 24039 – 1601 North Atlanta Place: Board members noted that the neighborhood is within the Near Northwest Oklahoma (NNO) overlay, which is being amended to allow duplexes by right (recommended by TMAPC, pending city council approval). They observed that Mr. Perez has renovated the property considerably and that duplexes already exist nearby. The special exception was approved as meeting the spirit and intent of the code.

Key Outcomes

• BOA 24029 – 3536 East 23rd Street South: Approved (Vote: 4-1). Variance granted to increase detached accessory building floor area from 500 sq ft to 594 sq ft. Hardship: lot platted before modern zoning, pre-dating larger modern vehicles.
• BOA 24028 – 5757 South 31st West Avenue: Denied (Vote: 4-1). Variance to increase accessory building floor area from 942 sq ft to 2,076 sq ft denied. Hardship: insufficient; applicant could achieve similar storage by attaching the building to the principal residence.
• BOA 24036 – 2226 South 92nd East Avenue: Approved (Vote: 5-0). Variance to reduce separation distance between dynamic display sign and residential district from 200 ft to approximately 148 ft. Hardship: unique lot shape and utility locations.
• BOA 24037 – 1331 South Gary Avenue: Approved (Vote: 3-1). Variance to exceed driveway width limit in Neighborhood Character Overlay by approximately 15 sq ft. Hardship: unique lot size and structure; property purchased before overlay adoption.
• BOA 24038 – 1412 East 35th Street South: Approved (Vote: 5-0). Variance to reduce minimum open space on a non-conforming lot from 50% to 42% of lot area. Hardship: lot is non-conforming in width (50 ft vs. required 60 ft).
• BOA 24039 – 1601 North Atlanta Place: Approved (Vote: 5-0). Special exception to permit a duplex in RS3 district granted. Board found the duplex will be in harmony with the code and not injurious to the neighborhood.

Meeting adjourned at 2:46 PM.