1570 East 22nd Place variance
Joshua Friesenhahn
Approved 4-1
freeApproved 4-11 condition of approval
1 recorded conditions. Full condition text is available in Pro.
Full write-up and conditions in Pro
Tulsa Meetings
Board of Adjustment, September 22, 2026
Approved: Tortilleria low-impact manufacturing at 13149 and 13151 East 11th Street South, unanimous
2h 20m20,962 words
200 mentionspublic hearingapprovedvariancesetbackzoningcomprehensive plandeniedrezoneindustrialresidentialaduduplexdensityrezoningcommercialplatsubdivisionTulsa, OK
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What happened
On September 22, 2026, Tulsa approved Tortilleria low-impact manufacturing at 13149 and 13151 East 11th Street South (unanimous).
The Tulsa Board of Adjustment approved nearly all items at meeting 1391 on 2026-09-22. Notable approvals include a duplex special exception and open-space variance at 56 North Victor Avenue (BOA 24102), a self-service (wine) storage facility at 5535...
Meeting key facts
- Jurisdiction
- Tulsa, OK
- Date
- September 22, 2026
- Decisions
- 16 zoning decisions
- Outcome
- Approved, unanimous
Projects in this meeting (9)
Each is its own project; some span multiple hearingsExterior wall extension
Approved 4-11 condition of approval
Gymnasium/fitness center
Approved1 condition of approval
North Victor Duplex
Approved1 condition of approval
Detached houses
Approved1 condition of approval
Self-service storage facility
Approved1 condition of approval
Haunted trail ride temporary use
Approved1 condition of approval
1570 East 22nd Place
Approved 4-11 condition of approval
Tortilleria low-impact manufacturing
Approved1 condition of approval
Garage door setback
Approved1 condition of approval
Free sample: decision 1 of 16
Continuance of minutes from meeting 1390
Board voted to continue approval of the September 8, 2026 (meeting 1390) minutes to the October 13th agenda.
The other decisions are listed below. Available full write-ups and conditions are included with Pro.
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Key Decisions (16)
Continued
Continuance of minutes from meeting 1390
Vote: unanimous
Approved
Rear setback variance at 1570 East 22nd Place South
Vote: 4-11 conditions attached
Approved
Exterior wall extension special exception at 5535 South Urbana Avenue
Vote: 4-11 conditions attached
Denied
Driveway width special exception at 5535 South Urbana Avenue
Vote: unanimous
Approved
Rear setback variance at 5535 South Urbana Avenue
Vote: 3-21 conditions attached
Denied
Fence height special exception at 2405 East Mohawk Boulevard North
Vote: unanimous
Approved
Self-service storage facility at 5147 South Harvard Avenue
Vote: unanimous1 conditions attached
Approved
Tortilleria low-impact manufacturing at 13149 and 13151 East 11th Street South
Vote: unanimous1 conditions attached
Approved
ADU special exception at 1547 South College Avenue
Vote: unanimous1 conditions attached
Approved
ADU height variance at 1547 South College Avenue
Vote: unanimous1 conditions attached
Approved
Garage door setback variance at 1547 South College Avenue
Vote: unanimous1 conditions attached
Approved
Gymnasium/fitness center special exception at 4450 South 70th East Avenue
Vote: unanimous1 conditions attached
Approved
Duplex special exception at 56 North Victor Avenue
Vote: unanimous1 conditions attached
Approved
Open space variance at 56 North Victor Avenue
Vote: unanimous1 conditions attached
Approved
Haunted trail ride temporary use at 4010 Park Road
Vote: unanimous1 conditions attached
Approved
Detached houses special exception at 4020 West Edison Street North
Vote: unanimous1 conditions attached
Full write-ups and conditions for all 16 decisions in Pro.
Development Activity (6)
Boutique climate-controlled storage facility at 5147 South Harvard Avenue
Commercial
Tortilleria at 13149 and 13151 East 11th Street South
Industrial
ADU and garage rebuild at 1547 South College Avenue
Residential
3 additional development records with full detail in Pro.
Market Signals (4)
Housing Demand
A 14-lot single-family bungalow development at 4020 West Edison Street…
Commercial Demand
Multiple niche commercial/light-industrial uses (boutique wine storage, tortilleria, youth gymnasium)…
Infrastructure
Staff confirmed septic is not allowed for the West Edison…
Sentiment
Neighborhood opposition centered on fences blocking sight lines (Mohawk Blvd)…
Agenda results
Each land-use item on the agenda, with its recorded vote5535 South Urbana Avenue variance
David and Samette Britt
Approved 4-1
freeApproved 4-11 condition of approval
1 recorded conditions. Full condition text is available in Pro.
Full write-up and conditions in Pro
5147 South Harvard Avenue conditional use permit
Jameson Shaffer
Approved
freeApproved1 condition of approval
1 recorded conditions. Full condition text is available in Pro.
Full write-up and conditions in Pro
13151 East 11th Street conditional use permit
Ethos Architects, Inc.
Approved
freeApproved1 condition of approval
1 recorded conditions. Full condition text is available in Pro.
Full write-up and conditions in Pro
1547 South College Avenue variance
Harold And Kim Voss
Approved
freeApproved1 condition of approval
1 recorded conditions. Full condition text is available in Pro.
Full write-up and conditions in Pro
4450 South 70th East Avenue conditional use permit
Stokes Capital Investments, LLC
Approved
freeApproved1 condition of approval
1 recorded conditions. Full condition text is available in Pro.
Full write-up and conditions in Pro
56 North Victor Avenue variance
Milton Monzon
Approved
freeApproved1 condition of approval
1 recorded conditions. Full condition text is available in Pro.
Full write-up and conditions in Pro
4010 Park Road conditional use permit
The Oklahoma Harm Reduction Alliance
Approved
freeApproved1 condition of approval
1 recorded conditions. Full condition text is available in Pro.
Full write-up and conditions in Pro
More land-use items (3)
- 4020 West Edison Street conditional use permitApproved
- 2405 East Mohawk Boulevard conditional use permitDenied
1 item with no recorded vote on this agenda
- Introduction and Notice to the Public The City of Tulsa Board of Adjustment (BOA) is……No vote recorded
Who spoke
20 distinct speakers; 10 identified names.
All speaker roles: 3 Applicant Rep, 6 Board Member, 8 Applicant, 1 Public, 1 Chair, 1 Staff.
Identified name roles: 2 Applicant Rep, 7 Applicant, 1 Staff.
Speaker sample: Alyssa Bolden, Applicant.
9 more identified names in Pro: 2 Applicant Rep, 6 Applicant, 1 Staff.
Full speaker roster in Pro
Meeting audio
Listen to the recording and select a timestamp with Pro.
Audio in Pro
Zoning terms (17)
200 recorded timestamps
- public hearing (1 timestamps)
- approved (13 timestamps)
- variance (47 timestamps)
- setback (32 timestamps)
- zoning (37 timestamps)
- comprehensive plan (5 timestamps)
Decision moments (16)
Ask this meeting anything
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Meeting Q&A in Pro
Questions you can ask
- What conditions were attached to the decisions?
- What were the recorded votes?
- Who spoke, and what did they discuss?
Go deeper on this meeting
16 recorded decisions, 13 conditions across 13 decisions. Available full write-ups are included with Pro for Tulsa.
Full write-up and conditions in Pro
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