By Paige Orr, Fox23 News
TULSA, Okla. — A years-long battle over the future of a prominent Brookside corner reached a quiet truce on Tuesday as neighbors and developers agreed to a compromise that keeps a massive parking project out of sight.
The Tulsa Board of Adjustment unanimously approved a zoning variance for the site at 33rd and Peoria, the home of a Bank of Oklahoma branch currently slated for a massive transformation.
Initially, the proposal sparked intense pushback from residents who felt the project was “too close for comfort.”
To respect neighbors’ concerns, Tuesday’s zoning approval came with a strictly enforced condition: the parking project will be built entirely underground.
The developer, BOKF Foundation, requested to shrink the required 10-foot buffer between the new building and the residential neighborhood to the east down to zero feet.
The developer argued the extra 10 feet was a functional necessity if the garage was going to be built underground.
They said because of the lot’s irregular L-shape, a standard 10-foot setback would have left the underground garage with a “constrained development envelope,” making it nearly impossible for cars to maneuver through drive aisles.
The Tulsa Board of Adjustment granted the zero-foot setback as long as the garage is being built underground.
While the board praised both sides for meeting privately to work out the agreement, the sentiment among neighbors remained one of cautious compromise.
“I would prefer the below,” said Rogers during the meeting. “I’m okay with the zero variance.”
The agreement serves as a strategic pivot for the project, which was largely shelved for two years following initial neighborhood protests in late 2023.
Shawn Linfoot, a local realtor and leader of the “Save Brookside” movement, said the return of the project in small phases has left some feeling like their voices are being outpaced by the process.
Under the terms of the approved variance, the developer is now legally bound to the underground plan if they use the zero-foot line.
City planners clarified that if the developer were to revert to the original 10-foot setback, they would retain the right to build a parking structure above ground, which is a scenario neighbors fought to avoid to protect their privacy and backyard views.
The proposed five-story mixed-use development is expected to eventually feature a modern bank branch, retail space, 75 luxury apartments and a rooftop bar.
While today’s vote settles the technical footprint of the garage, residents and their legal teams said they will be watching closely as the project moves into its next phase of construction.
For many in Brookside, the agreement is not seen as a final resolution, but as one step in a much longer process of balancing modern growth with the character of one of Tulsa’s most historic neighborhoods.
