Board of Adjustment - 2026-02-10
Meeting Intelligence Preview
Meeting Summary
The Tulsa Board of Adjustment approved multiple residential driveway and setback variances while denying a carport variance at 1437 North Joplin Avenue where construction occurred without permits. A billboard variance at 5112 South Harvard Avenue was denied due to spacing concerns with existing dynamic displays. A lot split variance at 138 North Toledo Avenue was approved to permit two 6,270 square foot lots despite RS-3 minimum requirements.
Key Decisions (11)
Minutes Approval - Meeting 1375
Board approved minutes from meeting 1375 dated January 27, 2026.
Driveway Width Special Exception at 3915 South Florence Avenue
Special exception approved to increase maximum driveway width from 27 feet to 34 feet in right of way and from 30 feet to 95 feet 7 inches in street setback for applicant Chance Delancey in RS-1 District. Property owner Dr. Roberts expanding home for family parking needs.
Lot Split Variance at 138 North Toledo Avenue
Variance approved to reduce required lot area from 6,900 square feet to 6,270 square feet per lot in RS-3 District for applicant Kyle Gibson to permit lot split. Client plans to build rental home and personal residence.
Carport Setback Variances at 1437 North Joplin Avenue
Variance denied to reduce side setback from 5 feet to 0 feet and rear setback from 20 feet to 5 feet in RS-3 District for applicant RCJ Designs LLC. Carport was built without permits and owners sought forgiveness after construction.
Driveway Width Special Exception at 4104 East 22nd Street South
Special exception approved to increase maximum driveway width from 30 feet to 43 feet in street setback for applicant Clifford Phillips in RS-3 District to connect existing driveway to new carport.
Building Setback Variance at 12942 East Reading Place
Variance approved to reduce required 75-foot setback to 15 feet in IL District from abutting RS-3 district for applicant Philippe Guares. Addition to existing soccer training facility building that was previously permitted at 15-foot setback due to administrative error during 2022 rezoning.
Manufactured Housing Unit at 624 South 193rd East Avenue
Special exception approved to permit a 2,000 square foot manufactured housing unit built in 2000 with hip roof and asphalt shingles in AGR District for applicant Brian Henley. Property is 2 acres with mobile home parks nearby to the north.
Billboard and Sign Variances at 5112 South Harvard Avenue
Variance denied to increase maximum display area from 615 square feet to 672 square feet and reduce spacing requirement from 1,200 feet to 650 feet for dynamic display billboard in CS District for applicant Encino's 3D Custom Products LLC. Representatives from Lamar Outdoor Advertising and Griffin Media spoke in opposition citing concerns about precedent for billboard spacing.
Wall Sign Variances at 2627 East 21st Street South
Case continued to February 24, 2026 for AMAX Sign Company requesting variance to permit more than one wall sign and increase maximum display area in RM-2 District. Board requested applicant provide mock-ups of 32 square foot signs and verify if two building entrances exist which could permit two signs without variance.
Wall Sign Variance at 2424 East 21st Street South
Case BOA 23980 continued to February 24, 2026 for applicant Pete Webb requesting variance to increase maximum display area for wall signs in OM District. Applicant not present.
Outdoor Vehicle Display Variance at 1423 North Lewis Avenue
Case BOA 23996 continued to February 24, 2026 for applicant Blanca Imacana requesting variance to allow outdoor storage and display of vehicles within 300 feet of residential district in CS District. Staff discovered previous variance already approved outdoor display on southern half of property.
Development Activity (6)
Dr. Roberts Home Expansion
Home expansion with expanded driveway for family parking, landscape architect designing front yard improvements
Lot Split for Rental and Personal Residence
Lot split to create two 6,270 square foot lots for rental home and personal residence construction
Carport Addition
Detached carport on south side of house with expanded driveway connection, 21 by 26 foot pad already poured
Soccer Training Facility Expansion
Gym addition to existing indoor turf soccer training facility, connected to 2024 completed building with no exterior doors
Manufactured Housing Installation
2,000 square foot manufactured home built in 2000 with hip roof, asphalt shingles, 4 bedrooms on concrete foundation, plus pre-engineered metal building for garage/shop
Quick and Clean Car Wash Development
Demolition of former Stein Mart building, new car wash and fast food restaurant planned, MetroMerch and BioLife plasma center to remain
Market Signals (5)
Housing Demand
Property owner at 3915 South Florence Avenue chose to invest more in home expansion than property value rather than sell, indicating strong neighborhood attachment and willingness to invest in existing residential areas.
Housing Demand
Developer at 138 North Toledo Avenue seeking lot split to build rental home alongside personal residence, indicating demand for rental housing in RS-3 districts.
Commercial Demand
Billboard operators Lamar Outdoor Advertising and Griffin Media actively monitoring variance applications, indicating competitive outdoor advertising market along I-44 corridor.
Infrastructure
Former Stein Mart at 51st and Harvard described as in significant disrepair with only seafood truck operating, indicating opportunity for commercial redevelopment along highway corridor.
Sentiment
Board denied carport variance built without permits, establishing that seeking forgiveness after construction does not constitute valid hardship for variance approval.