Tulsa Board of Adjustment approves multiple variances and special exceptions; one large accessory‑building application continued

At its session, the City of Tulsa Board of Adjustment reviewed a series of zoning matters and acted on multiple variances and special exceptions affecting single‑family lots, accessory structures and new uses.

The board approved special exceptions and variances for several neighborhood projects — including driveway‑width increases, accessory dwelling units and expansions of nonconforming structures — finding the requests generally compatible with site conditions, overlay constraints, or public‑safety justifications presented by applicants or staff. One application for a large detached accessory building (BOA 23891) was continued to allow the applicant to revise plans, address neighbor concerns and return to the board with more information.

Key outcomes and brief case notes follow.

BOA 23857 (1519 E. 201st S.) — The board approved a special exception to increase permitted driveway width after the property gained Historic Preservation Commission approval for a paved turnaround with landscaping; the applicant withdrew a parallel variance request. The motion passed with recorded aye votes by Miss Stauffer, Miss Williams and the Chair.

BOA 23883 (778 S. 101st E. Ave.) — The board approved a special exception to permit a building‑services use in a CS district after staff noted the proposed retail/warehouse use fits CS zoning; the board found the use not injurious to the neighborhood and approved the conceptual plan.

BOA 23884 (525 S. 308 W. Ave.) — A special exception was approved to permit a duplex and to increase driveway width in an RS3 district; the board cited neighborhood compatibility and available site plan exhibits in support.

BOA 23885 (6308 E. 109th S.) — The board approved a variance to reduce a 25‑foot rear setback to 17.5 feet in RS2, citing lot shape, slope and existing easements as hardships. The motion passed unanimously.

BOA 23886 (6004 S. Richmond Ave.) — Member Nathan (applicant/designer) presented an accessory dwelling unit (ADU) for traveling nurses; neighbors had no objection. The board approved the special exception after the applicant agreed to adjust the ADU location to meet a 10‑foot setback.

BOA 23887 (3387 N. Garrison Ave.) — The applicant sought a horizontal expansion of a nonconforming garage and permission to replace a removed carport in the street yard on a corner lot; the public submitted photos and the applicant said the rebuilt carport would remain within prior footprint. The board approved the special exceptions per the conceptual plan.

BOA 23888 (5085 S. 76th E. Ave.) — The board approved a special exception to permit a large (over‑250‑person) indoor assembly use for an adaptive‑reuse event venue; the applicant proposed on‑site parking exceeding the minimum; no public opposition was recorded.

BOA 23889 (2506 E. 507th S.) — The board approved variances reducing a 30‑foot front street setback and a 15‑foot side‑street setback for a house constructed before modern zoning; the board cited historic lot patterns and the need to modernize the house as hardship justification.

BOA 23890 & 23891 (12025 E. 15th S. and 1320 S. 803 E. Ave.) — The board approved a special exception permitting religious assembly at 12025 E. 15th S. (plans show an expanded building and parking). The related request to increase floor area for a detached accessory building at 1320 S. 803 E. Ave. (BOA 23891) prompted neighbor concerns about on‑site equipment and commercial use; board members agreed the record was incomplete and continued that matter to allow revisions and further neighbor outreach (continued to May 27).

BOA 23893 (1251 E. 301st Ct. S.) — The board approved a special exception and a variance to allow a vertical and horizontal expansion of a nonconforming detached garage and to attach new space to the house; members noted the lot’s unusual three‑street context and planned right‑of‑way widths as practical limitations.

BOA 23894 (3255 S. Florence Ave.) — The board approved a variance to permit a decorative fence and column elements partially inside the right‑of‑way after finding the lot’s flood‑plain adjacency and steep rear drop created practical difficulties for front‑yard design.

Votes at a glance (selected cases)

- BOA 23857 — 1519 E. 201st S. — special exception (driveway turnaround / historic-preservation‑conditioned); vote: 3–0 aye; applicant withdrew variance request. - BOA 23883 — 778 S. 101st E. Ave. — special exception (building services use in CS); vote: 3–0 aye. - BOA 23884 — 525 S. 308 W. Ave. — special exceptions (duplex; driveway width); vote: 3–0 aye. - BOA 23885 — 6308 E. 109th S. — variance (rear setback to 17.5 ft); vote: 3–0 aye. - BOA 23886 — 6004 S. Richmond Ave. — special exception (ADU); vote: 3–0 aye. - BOA 23887 — 3387 N. Garrison Ave. — special exceptions (nonconforming horizontal expansion; street‑yard carport); vote: 3–0 aye. - BOA 23888 — 5085 S. 76th E. Ave. — special exception (large assembly use); vote: 3–0 aye. - BOA 23889 — 2506 E. 507th S. — variances (front and side‑street setbacks); vote: 3–0 aye. - BOA 23890 — 12025 E. 15th S. — special exception (religious assembly); vote: 3–0 aye. - BOA 23891 — 1320 S. 803 E. Ave. — variance (increase detached accessory floor area); continued to May 27 for revisions and neighbor outreach. - BOA 23893 — 1251 E. 301st Ct. S. — special exception & variance (nonconforming expansion, street setback relief to 8'10"); vote: 3–0 aye. - BOA 23894 — 3255 S. Florence Ave. — variance (fence in right‑of‑way); vote: 3–0 aye.

Across the docket, the board’s approvals typically referenced site constraints such as lot shape, topography, preexisting structures and historic‑preservation conditions as the basis for relief. The board emphasized that any building permits, license agreements (where public right‑of‑way is affected) and other standard permitting steps remain required before work may proceed.