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Board of Adjustment clears Gilcrease trails and approves a slate of permits and variances
Summary
The City of Tulsa Board of Adjustment approved the Gilcrease trail special exception and a slate of other routine zoning items on Feb. 11, including accessory dwelling units, fence‑height exceptions and duplex/open‑space variances. Two items were continued to the board's March 11 meeting.
The City of Tulsa Board of Adjustment (BOA) met Feb. 11 and approved a mix of land‑use requests across the city. The meeting included the high‑profile approval for the Gilcrease soft‑surface trail project (BOA 23833) and smaller applications including fence‑height exceptions, an accessory dwelling unit, a carport approval and multiple duplex and open‑space variances.
Board action highlights
- The board approved several fence‑height special exceptions that allow taller fences in street setbacks in specific cases where the board found the requests compatible with neighborhood character.
- The board approved an accessory dwelling unit (ADU) that will redevelop an accessory structure into a two‑bedroom apartment at 4244 South 20 Seventh West Avenue after reviewing submitted plans and noting permitting and flood‑plain issues will be addressed at building permit stage.
- A carport built without a permit at 207 East 304th Street South was approved after the homeowner sought a special exception to permit the structure in the front yard/street setback.
- The board approved multiple duplex proposals in older RS‑3 neighborhoods after granting minor open‑space variances that reflect the small lot sizes in mid‑century plats.
- A request to split a deep 20‑acre AG lot into four roughly 5‑acre parcels (variance to reduce minimum lot width) was approved; the board found the request used the minimum relief necessary and matched development patterns on nearby lots.
- Two applicant hearings (BOA cases 23830 and 23847) were continued to the March 11 BOA meeting at the applicants' request.
Votes at a glance
(Each item below lists the BOA case number, the short action taken and the board outcome.)
- BOA 23833 — Special exception for parks and recreation use; variance for gravel parking lot (Gilcrease trails). Outcome: approved (conditions attached). Vote: unanimous.
- BOA 23830 — Applicant requested a continuance. Outcome: continued to March 11, 2025.
- BOA 23847 — Applicant requested a continuance. Outcome: continued to March 11, 2025.
- BOA 23837 — Special exception to increase permitted fence height in the street setback (1140 South Quincy Avenue). Outcome: approved (per submitted sample fence image). Vote: unanimous.
- BOA 23798 — Special exception to allow an accessory dwelling unit (ADU) at 4244 South 20 Seventh West Avenue. Outcome: approved; applicant to meet building and flood‑plain permit requirements. Vote: unanimous.
- BOA 23848 — Special exception to permit a carport in the street yard and setback (207 East 304th Street South). Outcome: approved. Vote: unanimous.
- BOA 23849 — Special exception to increase fence height within the street setback (2150 South 90 Second East Avenue). Outcome: approved (height to 6 ft in setback). Vote: unanimous.
- BOA 23851 — Variance to reduce minimum lot width in AG district to permit a 20‑acre lot split into four ~5‑acre tracts (south/southwest of 40 First & 190 Third). Outcome: approved; board found hardship due to lot depth. Vote: unanimous.
- BOA 23852 — Variance to permit a projecting sign within 50 feet of a residential zoning district (2604 East 11th Street). Outcome: approved (board found uniqueness of property as hardship). Vote: unanimous.
- BOA 23853 — Special exception and variance to permit a duplex and reduce open space per unit in the RS‑3 District (608 East 50 Fifth Street North). Outcome: approved. Vote: unanimous.
- BOA 23854 — Special exception and variance to permit a duplex and reduce open space per unit in the RS‑3 District (1008 East 50 Fourth Street North). Outcome: approved. Vote: unanimous.
- BOA 23855 — Special exception and variance to permit a duplex and reduce open space per unit in the RS‑3 District (5521 North Garrison Avenue East). Outcome: approved. Vote: unanimous.
- BOA 23856 — Special exception to increase permitted fence height in the street setback (1448 North Main Street West). Outcome: approved (6‑ft fence in street yard). Vote: unanimous.
What the approvals mean
Most items approved at the Feb. 11 meeting were routine land‑use requests that the BOA deemed compatible with existing neighborhoods after reviewing the conceptual plans and hearing public comment. The duplex approvals are notable as part of an ongoing trend: the board is granting modest open‑space variances on older, small RS‑3 lots to accommodate duplexes where the board finds the requests are the minimum relief necessary and consistent with neighborhood character.
Administration and next steps
Applicants granted approvals will proceed to building permits and any required follow‑up reviews. The board continued two items (BOA 23830 and BOA 23847) to the March 11 BOA meeting at the applicants’ request.
Ending
The BOA meeting addressed a mix of neighborhood scale and citywide planning issues. The Gilcrease trails approval drew the most public attention; the other items moved forward largely on unanimous votes after staff and applicants addressed site and design details for the board.
