City of Tulsa Board of Adjustment Meeting No. 1391 – September 22, 2026

This meeting of the Tulsa Board of Adjustment (BOA) considered 10 applications for variances and special exceptions. The board approved 9 requests—some with conditions—and denied 2 items (one motion to continue the minutes and one special exception for a fence height increase). Decisions were reached on each case after staff presentations, applicant testimony, public comment, and board deliberation.

Consent Calendar

• Minutes of Meeting 1390 (September 8, 2026): The board voted 5‑0 to continue approval of the minutes to the October 13, 2026 agenda. (Motion by Hill, seconded; all in favor.)

Public Comments & Testimony

• BOA‑24096 (5535 South Urbana Avenue): Applicant David and Samette Britt requested a variance and two special exceptions for additions including a second garage. The board received comments from neighbors; no opposition was voiced during the hearing, but the board expressed concerns about the driveway width proposal.
• BOA‑24097 (2405 East Mohawk Boulevard North): No public testimony was offered.
• BOA‑24098 (5147 South Harvard Avenue): No public testimony was offered, but a board member noted a phone call from a concerned citizen who later was satisfied after clarification.
• BOA‑24099 (13149 & 13151 East 11th Street South): No public testimony.
• BOA‑24100 (1547 South College Avenue): No public testimony.
• BOA‑24101 (4450 South 70th East Avenue): No public testimony.
• BOA‑24102 (56 North Victor Avenue): A neighbor, Jim Griffin (two houses away), testified that the property has always been a single‑family home since 1989 and opposed the duplex use, citing no hardship. Staff clarified the lot was rezoned from RM‑1 to RS‑4 in November 1993, which may explain adjacent duplexes.
• BOA‑24103 (4010 Park Road): No public testimony.
• BOA‑24104 (4020 West Edison Street North): Two members of the public spoke. Hunter Jacob (525 North 41st West Avenue) opposed the plan due to poor communication by the developer, concerns about septic systems, utility easements, and prior conflicts. Bill McKee (owning 3820 West Edison) expressed full support, noting the development would improve the area.

Discussion Items

• BOA‑24093 – 1570 East 22nd Place South (Joshua Friesenhahn): Variance to reduce rear setback from 25 ft to 0 ft to attach a patio to an existing non‑conforming garage. The hardship cited was the unusual L‑shaped property line and pre‑existing garage. The board found the request minimal and consistent with the spirit of the code. Vote: 4‑1 (Hill opposed).
• BOA‑24096 – 5535 South Urbana Avenue (David & Samette Britt): Three requests:
  • Special Exception (Extension of exterior walls with non‑conforming street setback): Reduce required street setback from 30 ft to 20 ft. Approved 4‑1 (Dumas opposed).
  • Special Exception (Driveway width increase): Denied unanimously. Board found the proposed 64 ft 9 in driveway excessive and out of character with the neighborhood.
  • Variance (Rear setback reduction from 25 ft to 19 ft 5 in): Approved 3‑2 (Hill, Dumas opposed). Board cited hardship from corner‑lot configuration and busy intersection.
• BOA‑24097 – 2405 East Mohawk Boulevard North (Alyssa Folden): Special exception to increase fence height from 4 ft to 8 ft in the street setback (solid steel). Denied unanimously. Board found an 8‑ft solid fence at a major intersection would be out of character and harmful to neighborhood plans and sight lines.
• BOA‑24098 – 5147 South Harvard Avenue (Jameson Shaffer): Special exception for self‑service storage facility (wine storage) in a CS district. Approved unanimously after clarifying the use and receiving no public opposition.
• BOA‑24099 – 13149 & 13151 East 11th Street South (Ethos Architects): Special exception for low‑impact manufacturing (tortilleria) in a CG district. Approved unanimously as a light‑touch use with few employees and trucks.
• BOA‑24100 – 1547 South College Avenue (Harold & Kim Voss): Three requests for an ADU and garage rebuild:
  • Special Exception for ADU: Approved unanimously.
  • Variance for ADU height (18 ft to 22 ft): Approved unanimously. Hardship: matching the roof pitch of the existing house.
  • Variance for street‑facing garage door setback (20 ft to 12 ft 2 in): Approved unanimously. Hardship: non‑conforming location of existing garage on a non‑conforming corner lot.
• BOA‑24101 – 4450 South 70th East Avenue (Stokes Capital Investments): Special exception for large indoor assembly (gymnasium/fitness center, >250 capacity) in an IL district. Approved unanimously, deemed harmonious with nearby similar uses.
• BOA‑24102 – 56 North Victor Avenue (Milton Monzon): Special exception to permit a duplex and variance to reduce open space per unit (5,000 sq ft to ~4,327 sq ft) in an RS‑4 district. Both approved unanimously. Hardship for variance: home built prior to modern zoning code; the existing building was discovered to have been converted without prior approval, but the current owner did not create the condition.
• BOA‑24103 – 4010 Park Road (Oklahoma Harm Reduction Alliance): Special exception for temporary use: Haunted Trail Ride in October 2026 (Thursdays through Saturdays, 6 pm–10 pm). Approved unanimously subject to conditions volunteered by the applicant (page 10.5 of the packet).
• BOA‑24104 – 4020 West Edison Street North (RCJ Designs): Special exception to permit four detached houses in a CS district as part of a 14‑lot single‑family subdivision on a parcel previously proposed for an RV park. Approved unanimously after discussion acknowledging community concerns and the developer’s commitment to transparent communication.

Key Outcomes

• Minutes of Meeting 1390: Continued to October 13, 2026.
• BOA‑24093 (22nd Place): Variance approved (4‑1).
• BOA‑24096 (Urbana Avenue): One special exception approved, one denied (unanimous), one variance approved (3‑2).
• BOA‑24097 (Mohawk Blvd): Denied unanimously.
• BOA‑24098 (Harvard Ave): Approved unanimously.
• BOA‑24099 (11th St): Approved unanimously.
• BOA‑24100 (College Ave): All three requests approved unanimously.
• BOA‑24101 (70th East Ave): Approved unanimously.
• BOA‑24102 (Victor Ave): Both requests approved unanimously.
• BOA‑24103 (Park Road): Approved unanimously with applicant’s conditions.
• BOA‑24104 (Edison St): Approved unanimously.

Next steps: Successful applicants must submit the case report with permit applications. The meeting adjourned at approximately 4:20 p.m.