Board of Adjustment - 2026-03-10
Meeting Intelligence Preview
Meeting Summary
The Tulsa Board of Adjustment approved two food truck court special exceptions and a reduced signage variance for a commercial building at 2627 East 21st Street South. Two cases were continued to March 24, 2026: a setback variance for underground parking at 33rd Street and Peoria Avenue, and a signage variance for the new Rudasill Regional Library at 1017 North Greenwood Avenue. One signage case at 2424 East 21st Street South was continued to April 14, 2026.
Key Decisions (6)
Wall Sign Variance at 2627 East 21st Street South
Approved variance for property owned by Carly Feiner to increase allowable wall signs from one to two per building entrance and increase maximum display area from 32 square feet to 54.64 square feet aggregate for two ownership groups (Capital Homes and Key Renter) in RM-2 District.
Food Truck Court Special Exception at 5215 East Pine Street
Approved special exception for Tulsa Metropolitan Ministries (applicant Krista Patrick) to permit outdoor assembly and entertainment use in IL District for a nonprofit food truck court adjacent to a nonprofit grocery store on 29 acres. Five food trucks proposed to provide free meals to neighborhood children.
Food Truck Court Special Exception at 11420 East 21st Street South
Approved special exception for RCJ Designs (represented by Jessie Stringer of Eight Point Creative) to permit outdoor assembly and entertainment use in CS District for a food truck court with permanent covered seating structure.
Underground Parking Setback Variance at 33rd Street and Peoria Avenue
Variance request by Nathan Cross to reduce required 10-foot building setback from abutting residential district for underground parking structure. Project is a four-story mixed-use building with office and ground floor retail. Neighbors Susan Johnston (1327 East 33rd Street) and Jody Rogers (1318 East 32nd Place) opposed.
Library Signage Variance at 1017 North Greenwood Avenue
Variance request by Francis Wilmore of Ethos Architects for Rudasill Regional Library to permit four wall signs (two allowed by right) and increase display area from 32 square feet to approximately 100+ square feet in RS-3 District. Board requested reduction in signage and clearer hardship justification.
Wall Sign Variance at 2424 East 21st Street South
Applicant Pete Webb requesting variance to increase maximum display area for wall signs in OM District. Applicant absent; additional signage inventory information still being compiled.
Development Activity (4)
Tulsa Metropolitan Ministries Nonprofit Grocery and Food Truck Court
Nonprofit grocery store with food truck court on 1.5 acres within 29-acre site. Membership-based grocery with biometric entry system. Five food trucks to provide free meals to approximately 425 neighborhood children. Permeable surfaces used for food truck area. 12 serviceberry trees and 5 pecan trees being planted.
RCJ Food Truck Court
Permanent covered structure for outdoor seating associated with existing food truck operation in CS District. Hours of operation 9AM to midnight. No live music planned.
Mixed-Use Development at 33rd and Peoria
Four-story building with office on upper three floors and retail/commercial on ground floor. Underground parking structure proposed with approximately 15 feet excavation depth. Project would provide 15 additional parking spaces compared to above-grade parking alternative.
Rudasill Regional Library
45,000 square foot, two-story library building adjacent to Langston University. Includes BOK Harmony Hall event space on second floor. Over 650 linear feet of street frontage.
Market Signals (4)
Housing Demand
Brookside neighborhood experiencing development pressure with concerns about parking impacts on residential streets from new commercial projects.
Commercial Demand
Food truck courts emerging as a development trend in Tulsa, with multiple applications for permanent structures to support mobile food vendors.
Infrastructure
Pine Street area identified as a food desert, driving nonprofit grocery and food service development targeting underserved populations.
Sentiment
Residential neighbors in Brookside expressing concerns about construction impacts from underground parking structures, requesting independent engineering studies.