[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6511882,"mediaKeyId","5129033-b414427abcf7bbf2d43a63758747ce3a","parentId",5129033,"title","Planning staff previews broad zoning code amendments; commission schedules public hearing for August","audioSeconds",1436,"startMs",1517000,"endMs",2953000,"viewUrl","/Search/View?dp=1&key=5129033-b414427abcf7bbf2d43a63758747ce3a&start=1517&end=2953","thumbnailUrl","https://assets.pipeline.soar.com/5129033-b414427abcf7bbf2d43a63758747ce3a/thumbnail_1517000.jpg","articleUrl","/articles/6511882/Tulsa/Tulsa-County/Oklahoma/Planning-staff-previews-broad-zoning-code-amendments-commission-schedules-public-hearing-for-August","mediaUrl","https://secure.pipeline.soar.com/6511882-675b2ce5ec20e9b288f509a07493eb4e/orig.mp4?Expires=1771154749&Signature=NSwojyq9leNcrBK9fjwqtxEtlFM5EbTKEgrvxFeVpeJ~SMwHB2y~5f-5bovYPG5oNA-YdtMX2X-t-~yhQ39Ks1OyjNr2-MEfK-HudCVoX2T9eDrYaoAeshtnLJbrN4PHtFK1g0veZ5UxKVBjpHSmiB7683ogjw7IGrNFVHUaziYrmJwqIuT7TdfTaclmqFuJr-gpnQ5uRQdnGVM85P6IMpYdEBNmW8jyOM8aidY1ve75OXvblFawGnMsgNPbbH2-eAAlGuXSvZ4EVVEK5O~crGipb5rlK1EBK5KweOXgHA30X8~GlIRwFexAH2QbU0rnjLle5VxWNJN~vZeeQzjGCg__&Key-Pair-Id=KUT5TJCACFTXG","author","Tulsa","date","2025-07-02T13:00:00Z","article","Planning staff presented a broad package of zoning code amendments the office described as cleanup and clarification work rather than policy shifts. The proposed changes cover multiple chapters and topics of the Tulsa zoning code and staff told the commission they plan to bring the package back for public hearing on August 6.

Staff said the amendments were drafted by a zoning code implementation team that includes planning staff, development services, code enforcement and legal, and are intended to fix inconsistencies introduced by prior code changes and to reduce routine variance requests. The package includes dozens of discrete items; highlights discussed at the meeting included:

- Housing and residential rules: add a clarification that cottage houses (three or more households on a lot) are allowed in RS‑5 and restore language confirming accessory dwelling units (ADUs) are allowed by right in the neighborhood‑info overlay; consider whether duplexes and some two‑household configurations should be treated differently in future work.

- Setbacks and townhouses: allow reduced side setbacks (15 feet) along arterial streets in some situations where variances have been routinely granted; clarify that townhouse street‑frontage requirements apply to the development as a whole rather than to each unit.

- Mixed‑use and ground‑floor height: update mixed‑use district references to match the current comprehensive plan and lower the minimum ground‑floor ceiling height from 14 to 12 feet to align with the building code and make some developments more feasible.

- Accessory buildings, ADU entrances, fences: fix cross‑references and add clarity on accessory building size limits for additional residential districts, and allow ADU entrances to face side or rear streets when a lot fronts two streets or has an alley.

- Driveways, surfacing, and pervious pavement: explicitly allow ribbon driveways as meeting the all‑weather surface requirement for residential driveways and simplify which permeable pavement systems are permitted for required parking.

- Drive‑throughs and signs: allow up to two secondary drive‑through signs per lot where appropriate, permit drive‑through lanes to face the street on corner lots if they meet a new enhanced screening standard (a low wall/berm, shrubs and trees), and add detailed screening standards developed from vehicle headlight research.

- Administrative clarifications: clarify how optional development plans added by city council function and when they should be returned to the planning commission; remove an obsolete requirement that the Board of Adjustment verify spacing requirements for certain uses; clarify stop‑work order authority for code enforcement; and update tables and definitions (tables 90‑1 and 90‑2) to resolve inconsistencies about what is allowed in setbacks and accessory coverage.

Commissioners asked technical questions about duplex vs. two‑household allowances, accessory building wording, and driveway/lot regulations. Staff said some items (for example, broader residential chapter rewrites and the townhome catalog work) remain under consideration and may be separate follow‑up projects. Staff and the preservation commission clarified changes to the preservation commission appointment rules (opening an arts seat to an at‑large preservation‑knowledge appointee and removing term limits on preservation commissioners).

Staff said the package is intended to reduce routine variance requests, clarify existing practice, and improve consistency with the comprehensive plan and building code. The commission did not vote on the amendments at this meeting and staff said a public hearing and formal action are planned for the August 6 meeting; the record does not include the final ordinance language or a vote.","mediaType","Video","parentTitle","Tulsa - Tulsa Metropolitan Area Planning Commission - Jul 02, 2025","oneSentenceSummary","Planning staff presented a broad package of zoning code amendments — described as technical cleanups and clarifications — and told the commission the items will return for public hearing on August 6.","taxTitle","Tulsa, Tulsa County, Oklahoma","taxId",2682,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6511888,"Commission denies rezoning and comp‑plan change for long‑standing storage yard near Coal Creek",959,547000,1506000,"/Search/View?dp=1&key=5129033-b414427abcf7bbf2d43a63758747ce3a&start=547&end=1506","https://assets.pipeline.soar.com/5129033-b414427abcf7bbf2d43a63758747ce3a/thumbnail_547000.jpg","/articles/6511888/Tulsa/Tulsa-County/Oklahoma/Commission-denies-rezoning-and-compplan-change-for-longstanding-storage-yard-near-Coal-Creek","https://secure.pipeline.soar.com/6511888-365ab20bbfb1d03e1dd407af94a895f4/orig.mp4?Expires=1771154749&Signature=oL1WByOVTgOtdBjEyRSrSufudfS5Atdo5A4UZh9HYds9uYbATyRHXi7zKDYnDl0qM8EVFKAHLT1g8Ddz~FlTv3SeiDuvRoERLFh6--eZXZEy-gvlef3PJZWNGZq4YXapD5yLlYkd0ZV4r2wiWGIQcN3rV3Nn7bfoCHmNjE3vJSFjlLodDLwWgCt-wRf65HFLOMPYpvMafqDbVuAza4YjELHB7Hl2T3XRem44mGcXNhOh4uaxois7QEPDKbsqlfTubdQs1URcM~6XBcknuih9ZNLhcuXVYRw6IUoWDUh53I9BnaAmWc-Sb93pTKKJpEnekoJzbaOYfXOQ3fEApeiNew__&Key-Pair-Id=KUT5TJCACFTXG","The Tulsa Planning Commission denied a rezoning request (Z7820) and a companion comprehensive plan amendment (CPA‑119) that would have redesignated a property west of the southwest corner of East Newton Street and North New Haven from Neighborhood to Employment and rezoned it from RS‑3 to IL (Industrial‑Light).

Staff recommended denial on both applications. Planning staff said the parcel is narrow — roughly 160 feet wide — and that an IL zoning adjacent to RS would require a 75‑foot setback, effectively preventing any buildable industrial footprint on the lot. Staff also noted a tributary of Coal Creek runs through the property, creating FEMA floodplain constraints and stormwater issues. The staff report concluded those physical constraints and the site geometry make industrial redevelopment infeasible and are inconsistent with the Sequoia Neighborhood Plan, which calls for buffering between industrial and residential uses.

The applicant’s attorney, Ralph Weingarten, and Gunnar Harris, director of property services for Hemphill Legacy LLC, told commissioners the parcel has been used for outdoor storage of equipment and materials for at least a decade. Weingarten said the property is narrow and floodplain constraints limit typical industrial or residential development; Hemphill sought IL zoning and an employment land‑use designation to bring existing storage use into conformance after an enforcement action in 2023.

Commissioners discussed the long duration of the nonconforming use, the nearby pattern of mixed uses, and whether rezoning would set a precedent. One commissioner said the area’s land‑use boundary is clear at this scale and that rezoning would amount to a “spot zone.” A motion to deny Z7820 carried on a voice vote; a separate motion to deny CPA‑119 also carried.

The commission’s denials were based on the staff recommendation; the record shows the decisions as denials by voice vote but does not provide individual roll‑call tallies. The applicant said Hemphill reached out to neighbors during the application process and reported limited opposition, and the company framed the request as an attempt to rectify a long‑standing zoning noncompliance. Commissioners and staff noted alternative paths (residential cottage‑style or park/open‑space uses) might be more compatible given floodplain and setback constraints.

Speakers at the hearing included planning staff, the applicant’s representatives, and multiple commissioners. The record does not show any permit approvals tied to the parcels at this meeting.","The Tulsa Planning Commission denied a rezoning (Z7820) and a companion comprehensive plan amendment (CPA‑119) that would have redesignated and rezoned a narrow parcel on East Newton/North New Haven to permit industrial‑light outdoor storage.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6511892,"Planning commission approves rezoning to allow two single-family lots at Winston and King",247,282000,529000,"/Search/View?dp=1&key=5129033-b414427abcf7bbf2d43a63758747ce3a&start=282&end=529","https://assets.pipeline.soar.com/5129033-b414427abcf7bbf2d43a63758747ce3a/thumbnail_282000.jpg","/articles/6511892/Tulsa/Tulsa-County/Oklahoma/Planning-commission-approves-rezoning-to-allow-two-single-family-lots-at-Winston-and-King","https://secure.pipeline.soar.com/6511892-ba9fa2d74976b7f2785c9d616963298f/orig.mp4?Expires=1771154749&Signature=nm7hG4MXsCNWw9je6H75fk8ZZ0lax15YO2ITENiKJM9~emZfbCuZ83X0KQ1kY4O~zYUKFwGrokgvuOf4rjmawQVCjZYFm3GDytBvudJekLJvhM0-rY2X8FaUPclONP0KpG5Fhvxo8adVkTAYVxWG8vnyUrHZZX2MPbDdMQfPx0eIAsXLKnBIZyQzBJ4oQfhGYxfR7VXJ7dIXAk~uwFkS8xAU02UuNUGnK1NcsaYXCEwCZAEpn1pnAURNP9z6tIrFdpC8XS2HVJbmwTxtItAWKlpfMx7ZrR3um0a~F-hrv3wC4rfC1inUILi6zmzQsFcZ-USCZVdJnlVaGh4z9DAuSw__&Key-Pair-Id=KUT5TJCACFTXG","The Tulsa Planning Commission approved rezoning application Z7819 on a corner lot at the northwest corner of East King Street North and Winston Avenue, changing the zoning from RS‑3 to RS‑5 to allow the lot to be split into two single‑family lots.

Staff told the commission the lot is roughly 9,500 square feet and that RS‑5 is the least‑dense zoning necessary to enable the split. Planning staff said the proposal is “in conformance with the neighborhood land use designation by the comprehensive plan” and recommended approval.

Neighbors spoke at the public hearing. Paul Brinker, who said he lives at 1009 North Winston, told the commission he had discussed the project with nearby residents and said they “'re not real happy about this. They don't want that to be a multi family dwelling. They... want it to be a single family unit.” The applicant's representative, Miriam Hasselman, said the builder “just wants to do single family homes” and that any perception the site would be multifamily likely came from the applicant’s other projects.

Commissioners asked whether attached housing types such as duplexes or townhomes had been considered; Hasselman said the builder would be open to those options but intended single‑family homes for this site. After public comment, a commissioner moved to approve Z7819; another commissioner seconded, and the motion passed by voice vote.

The approval authorizes RS‑5 zoning on the identified corner lot so the owner can split the parcel into two lots facing east. The motion that passed was recorded as voice vote; individual roll call tallies were not provided in the record.

The approval was limited to the zoning change; any future building permits, subdivision platting, or optional development plans will require separate reviews and permits.

Speakers at the hearing emphasized neighborhood preference for single‑family development and the applicant confirmed that intent. No specific building permits or construction timelines were provided at the meeting.","The Tulsa Planning Commission approved rezoning application Z7819 to change a corner lot from RS‑3 to RS‑5 so the property can be split into two single‑family lots; staff recommended approval and a neighbor voiced opposition at the public hearing.","actionData","errors"]

Article not found

Planning staff previews broad zoning code amendments; commission schedules public hearing for August

Commission denies rezoning and comp‑plan change for long‑standing storage yard near Coal Creek

Planning commission approves rezoning to allow two single-family lots at Winston and King