Tulsa Zoning & Land Use Guide
Key Zoning Facts
Tulsa Zoning Overview
Tulsa, Oklahoma's second-largest city, is located in the northeastern part of the state along the Arkansas River. The city adopted a comprehensive new zoning code in 2016 that replaced its previous ordinance and introduced modern zoning concepts including form-based elements and expanded mixed-use districts. This updated code reflects Tulsa's PlaniTulsa comprehensive plan and supports goals of promoting walkable neighborhoods, transit-oriented development, and infill growth.
Tulsa's economy has diversified well beyond its historic oil industry roots, with strong aerospace, technology, healthcare, and energy sectors driving demand for varied commercial and residential development. The city has invested heavily in urban revitalization, particularly along the Arkansas River corridor and in the downtown and midtown areas.
Key Zoning Districts
Tulsa's zoning code includes residential single-family districts (RS-1 through RS-4), residential multi-family districts (RM-1 through RM-3), office districts, commercial districts (CS, CG, CBD), industrial districts, and mixed-use districts (MX). The code emphasizes compatibility through transition standards between different intensity districts and includes design standards for commercial and mixed-use areas.
ADU Regulations
Tulsa permits accessory dwelling units in residential zones under provisions added during its zoning code modernization. ADUs must be subordinate in size to the primary dwelling, meet setback and height limits, and the property owner must occupy either the primary or accessory unit. There is no statewide ADU law in Oklahoma, so Tulsa's ADU provisions are entirely local.
Development Process
The Tulsa Planning Office reviews development applications, with major projects going to the Tulsa Metropolitan Area Planning Commission (TMAPC). The Board of Adjustment handles variance requests and special exceptions. Building permits are processed through the City of Tulsa Permit Center.
Regulatory Layers That Apply in Tulsa
Your property is subject to ALL of these regulatory layers. Each one can impose additional requirements beyond the others.
Federal
- FEMA Flood Zones: Applicable
- View FEMA Flood Map
State — Oklahoma
- Building Code: No mandatory statewide residential code; local adoption
County — Tulsa County
- Role: Property records, tax assessment, unincorporated area planning
City / Municipal
The city's zoning ordinance, building codes, and local permits form the primary layer of land-use regulation for your property.
Overlay Districts
No overlay districts identified.
Private Restrictions
- HOA / CC&Rs common: Yes
- Check HOA CC&Rs for additional restrictions.
Primary Zoning Districts
- Min Lot
- 6,900 sq ft
- Max Height
- 35 ft
- Front Setback
- 25 ft
- Side Setback
- 5 ft
- Rear Setback
- 20 ft
- Min Lot
- 2,500 sq ft per unit
- Max Height
- 35 ft
- Front Setback
- 25 ft
- Side Setback
- 5 ft
- Rear Setback
- 20 ft
- Min Lot
- None
- Max Height
- 50 ft
- Front Setback
- 10 ft
- Side Setback
- 0 ft
- Rear Setback
- 20 ft
ADU Rules in Tulsa
- Max Size
- 750 sq ft
- Max Height
- 20 ft
- Rear Setback
- 5 ft
- Side Setback
- 5 ft
- Parking
- 1 off-street space required
- Owner Occupancy
- Required
- Permit Timeline
- 4-6 weeks
Permit Costs & Timelines
Permit Costs & Timelines
Specific permit fee schedules for Tulsa are available from the local planning department. Fees vary based on project type, scope, and valuation.
Check Tulsa permit fees →