Tulsa Board of Adjustment Meeting No. 1388 - August 11, 2026
Tulsa Board of Adjustment Meeting No. 1388
The City of Tulsa Board of Adjustment (BOA) held Meeting No. 1388 on Tuesday, August 11, 2026, at 1:00 p.m. The board considered seven items of new business, including special exceptions and variances for fences, driveways, vehicle sales, and an accessory dwelling unit. The meeting adjourned at approximately 2:30 p.m.
Consent Calendar
- Minutes from Meeting 1387 (July 21, 2026) were approved by a unanimous vote (3-0).
Public Comments & Testimony
- BOA-24081 (2005 East 7th Place South): A letter from neighbor Ian Romo expressed concerns about blocking streets, parking, and hours of operation. The applicant clarified that the use is an escape room, primarily operating in the evening, with minimal parking impact.
- BOA-24082 (550 North Tacoma Avenue West): Julie Ranky (542 North Dakota Avenue) spoke in opposition. She described severe on-street parking issues on narrow Tacoma Avenue, noting that the previous owner converted a garage into a studio without permits, reducing off-street parking from two spaces to one and causing neighborhood congestion. She urged the board to restore the garage.
Discussion Items
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BOA-24077 (6730 East Archer Street North): Applicant Ashraf Salim requested a special exception to increase fence height in the street setback from 4 feet to 6 feet for a six-foot-tall fence around an existing chain-link fence on the rear. He stated that two other properties already have similar fencing and that it helps with homeless issues. The board reviewed a street view image of the back side of the proposed fence and amended the motion to a maximum of 6 feet. Approved unanimously (3-0).
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BOA-24078 (2747 South Florence Drive): Applicant Lacee Marino requested a special exception for a wider driveway on a corner pie-shaped lot. The requested relief was 24 feet in the right-of-way and 21 feet in the street setback, totaling 51 feet (from 27 feet). She noted positive neighbor feedback. Approved unanimously (3-0).
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BOA-24079 (2921 South Lewis Avenue East): Applicant Jared Newcomb (Monroe Design) requested a special exception for an existing fence/wall already built on the property. The front fence varies from 6 to 8 feet, and the rear patio wall is 88 inches (7 ft 4 in) with a 99-inch (8 ft 3 in) water feature. The fence is on an arterial street and includes masonry, stucco, aluminum, and steel. The board modified the motion to allow up to 8 feet in the front and 9 feet 4 inches in the rear. Approved unanimously (3-0).
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BOA-24080 (13110 E 11th Street South): Applicant Takumi Auto Works Inc (represented by Fedor Pakomov) requested (1) a special exception for personal vehicle sales (up to 6 cars) in the CS district and (2) a variance for outdoor storage/display within 300 feet of a residential district. The property is an existing auto repair shop. The board discussed hardship for the variance; staff noted the property predates the modern zoning code (1982 building, blue code). The special exception was approved unanimously (3-0). The variance was approved 2-1 (Mr. Hill dissented), subject to a condition limiting outdoor display to 6 cars as shown on the conceptual plan, and citing the hardship that the property predates the modern code.
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BOA-24081 (2005 East 7th Place South): Applicant Lou Reynolds (Eller & Detrich, P.C.) requested a special exception for a small indoor assembly and entertainment use (up to 250 persons) in the IM district, specifically an escape room. The building has been vacant for 18 months. The board discussed the broad nature of the use category and the potential for future high-capacity uses. After debate, the board limited the approval to an escape room use, without a specific capacity cap, leaving capacity to the fire marshal. Approved unanimously (3-0).
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BOA-24082 (550 North Tacoma Avenue West): Applicants J.D. Houchens (represented by Carl Jones) requested a special exception for an existing accessory dwelling unit (ADU) in the RS-3 district. The ADU was built by a previous owner without permits; the new owners discovered this just before closing and proactively applied. They stated they are a single-car household and plan to use street parking; they are willing to add a second off-street parking space in the future. The board noted the property meets parking code (one space per dwelling unit) and that ADUs may soon become by-right. Approved unanimously (3-0).
Key Outcomes
- All six special exceptions (BOA-24077, 24078, 24079, 24080, 24081, 24082) were approved.
- One variance (BOA-24080 for outdoor storage/display) was approved (2-1) with a condition limiting outdoor display to 6 cars.
- Voting tallies:
- BOA-24077: 3-0
- BOA-24078: 3-0
- BOA-24079: 3-0
- BOA-24080 (special exception): 3-0; (variance): 2-1 (Mr. Hill opposed)
- BOA-24081: 3-0
- BOA-24082: 3-0
- Next steps: Applicants will receive case reports and must submit permits through the online portal if applicable.
Meeting Transcript
Okay, good afternoon, and welcome to the City of Tulsa Board Adjustment Meeting Number One Three Eight. But before we begin, we're gonna have some brief comments from the city. To conduct the public hearing in an orderly manner, we ask that you follow these rules and procedures. Staff will announce the case and read the action requested. The chair will ask if the applicant is present if there are any protestants or interested parties. Each party will be given time to speak not to exceed five minutes. Please do not repeat comments of previous speakers. After the board is heard from protestants and interested parties, the applicant will be allowed time for rebuttal not to exceed ten minutes. If you wish to speak in support or opposition to a case, please sign in before speaking. There's a sign-in sheet 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. Please be advised that exhibits given to the board will be kept and made a part of the permanent record. Staff reports for each application are available as PDFs on the board of adjustment web page at Tulsa Planning.org. After the presentation, the board will vote to approve or deny the application. If you're approved, staff will give you a copy of your case report following the hearing for your records. If you are if you submitted your permit through the online portal, please do submit your revision in the same manner. When addressing the board, please state and spell your name and address for the record. A video of these proceedings is also being recorded for future airing on TGov Channel Twenty-Four Cable TV. Please silence all electronic devices. Chair, I'll make a motion to approve the meeting minutes from 13 to 86 July 7th, 2026. Okay, we've got a motion. We're gonna say, Mr. Stolfer? Yes. Mr. Williams, yes, Mr. Hale? Yes. Also gonna say yes, so the the minutes are being approved. So let's move on to agenda item number two, BOA 2407. Uh BOA case 2407, uh located 6730 East Archer Street North. The applicant is requesting a special exception to increase the allowed fence height of four feet in the street setback. Okay, we would have to do provide your name and your address. Okay. What would you like to do? Uh well we have uh existing fence on the back side of the property. This is number property number six uh in Tulsa, and this will be our fourth one that we'll fence in and gate. So on Archer Street, this is actually a fourth property. Two others are already gated and fenced, so we'll like to do the same with this. Okay, how tall is the fence? Six feet tall. Six feet tall. Yes, the existing fence on the back property is chain link. We're gonna change that sheet metal and come along the back and the sides and then uh gated fence in the front. So everything is six feet. Yes. Okay. How old is the fence uh you have right now? Currently, I mean it's it was already there on the back side of the property, but we're just building it on the front to gate it in.
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