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Commission approves RS-4 zoning for Reservoir Hill lots after applicant scales plan to three homes
Summary
The Tulsa Metropolitan Area Planning Commission recommended approval of Z-7775, changing two lots from RS-2 to RS-4 to allow division into three single-family lots after the applicant reduced an earlier proposal from six units. The approval included an optional development plan limiting uses to detached houses and short-term rentals.
The Tulsa Metropolitan Area Planning Commission voted 9-0 on Sept. 18 to recommend approval of Z-7775, an RS-2→RS-4 rezoning for parcels at the southeast corner of North Denver Avenue and North Elwood Avenue that the applicant revised to permit three detached single-family homes.
Applicant Miesha Smith told the commission the project was reduced from six units to three single-family houses of about 1,400–1,800 square feet after neighborhood feedback. "We have carefully considered all the comments and concerns from the neighborhood and have made reasonable adjustments to the project in response to their input," Smith said during her presentation. Neighbors raised multiple objections: Dave Keener said one included lot lacks driveway access and submitted a petition with 84 signatures opposing any zoning other than RS-2; others cited concerns about increased density, erosion on a steep grade, and preserving the neighborhood’s historic character.
Commission discussion focused on whether an Optional Development Plan (ODP) should limit future uses. Staff confirmed an ODP can limit RS-4 to detached single-family houses and can also prohibit short-term rentals if the commission so chooses. Commissioner Whitlock said he supported the project, calling it "a great project," and Commissioner Rosene Robinson moved to recommend approval with an ODP limiting uses to detached single-family houses and short-term rentals; Turner-Addison seconded. The motion passed 9-0 (Carr and Craddock absent). The motion carried after an earlier Humphrey motion—framed to limit the ODP to detached houses—was withdrawn during discussion.
The applicant’s representatives stated the additional unit helps cover infrastructure costs and that the revised plan better responds to neighborhood concerns. The Commission record shows staff recommended approval based on consistency with the Comprehensive Plan and the Unity Heritage Neighborhood Plan area. The matter will proceed to City Council for final action.
