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Tulsa Meetings

Board of Adjustment, April 14, 2026

Approves Parking reduction for mixed-income housing at Admiral Place and Utica Ave, 3-0 (unanimous)

3h 27m27,419 words
114 mentionszoningvarianceresidentialadushort term rentalduplexpublic hearingapprovedmotion to approveconditional useindustrialcommercialrezonecomprehensive plandeniedsetbackdensityTulsa, OK
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What happened

The Tulsa Board of Adjustment approved seven special exceptions and one variance across eight cases, with the most consequential being a contentious approval for bed and breakfast with events at 1119 S Owasso Ave (the historic Ada Robinson/Bruce Goff house) with strict conditions…

Meeting key facts
Jurisdiction
Tulsa, OK
Governing body
Final authority
Date
April 14, 2026
Decisions
10 zoning decisions
Outcome
Approved, 3-0 (unanimous)

Projects in this meeting (10)

Sign (Tulsa, Apr 2026)

Awaiting final vote
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Dynamic display sign

Approved
2 conditions of approval
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Funeral home

Approved 3-0
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Lot split

Approved 3-0
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Bed and breakfast with events

Approved 3-0
1 condition of approval
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Parking reduction for mixed-income housing

Approved 3-0
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Garnett Vehicle sales

Approved
1 condition of approval
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Accessory dwelling unit

Approved 3-0
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Indoor soccer facility

Approved 3-0
1 condition of approval
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Drive-through coffee shop

Approved 3-0
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Free sample: decision 1 of 10

Drive-through coffee shop at 610 S Cincinnati Ave

Special exception approved to permit a drive-in/drive-through facility in the CBD district for a full-service drive-through coffee shop. Applicant Laura Ann Frayer. The facility will reuse existing drive-through lanes from a former bank. Hours 6am-5:30pm Monday-Friday.

The other decisions are listed below by title. The full write-up, verbatim conditions, and the audio at each vote are in Pro.

Meeting Summary

The Tulsa Board of Adjustment approved seven special exceptions and one variance across eight cases, with the most consequential being a contentious approval for bed and breakfast with events at 1119 S Owasso Ave (the historic Ada Robinson/Bruce Goff house) with strict conditions…

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Key Decisions (10)

Approved

Drive-through coffee shop at 610 S Cincinnati Ave

Vote: 3-0 (unanimous)
Approved

Accessory dwelling unit at 1743 W 41st St S

Vote: 3-0 (unanimous)
Approved

Funeral home at 2330 N Quaker Ave

Vote: 3-0 (unanimous)
Approved

Indoor soccer facility at 11675 E 21st St S

Vote: 3-0 (unanimous)Conditions attached
Approved

Vehicle sales at 6020 S Garnett Rd

Vote: 3-0 (unanimous)
Approved

Lot split variance at 17211 E 11th St S

Vote: 3-0 (unanimous)
Approved

Bed and breakfast with events at 1119 S Owasso Ave

Vote: 3-0 (unanimous)Conditions attached
Approved

Dynamic display sign at 3150 E 41st St S

Vote: 3-0 (unanimous)Conditions attached
Approved

Parking reduction for mixed-income housing at Admiral Place and Utica Ave

Vote: 3-0 (unanimous)
Tabled

Sign variance at 2424 E 21st St S

Vote: 3-0 (unanimous)
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Development Activity (7)

Drive-through Coffee Shop

Commercial

Accessory Dwelling Unit

Residential

Funeral Home Conversion

Commercial

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Market Signals (4)

Housing Demand

Developer Stuart McDaniel owns 300 properties in the Admiral/Utica neighborhood…

Commercial Demand

Former QuickTrip site at 6020 S Garnett Rd sat vacant…

Sentiment

Historic preservation and adaptive reuse generating both support and opposition…

Housing Demand

Spanish-speaking funeral home applicant cited 15 years serving Hispanic community…

Agenda scorecard

ZoneWire called 4 of 4 land-use forecasts on this agenda.

This season: 15 of 16 (94%) forecasts called in this county.

1119 South Owasso Avenue conditional use permit

Rod Yancy, Nullius In Verba, LLC<
Approved 3-0 (unanimous)ZoneWire called it
freeApproved 3-0 (unanimous)1 condition of approval
1 condition, the audio at the vote, and this case's history
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6020 South Garnett Road conditional use permit

Justin Van Kirk, Affordable Auto<
Approved 3-0 (unanimous)ZoneWire called it
freeApproved 3-0 (unanimous)
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## **Introduction and Notice to the Public** The City of Tulsa Board of Adjustment (BOA)… conditional use permit

No vote recorded

2424 East 21st Street variance

Pete Webb<
No vote recorded

1743 West 41st Street conditional use permit

Rodney Harmon<
No vote recorded

11675 East 21st Street conditional use permit

John Sanford, AIA<
No vote recorded

More land-use items (3)

3 items with no recorded vote on this agenda
  • 17211 East 11th Street variance
    No vote recorded
  • 3150 East 41st Street variance
    No vote recorded
  • East Admiral Place conditional use permit
    No vote recorded

Meeting Intelligence Preview

4
Market Signals

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