MPD Rezoning Process
What is a Master Planned Development District (MPD)?
An MPD, or Master Planned Development, is a customizable zoning district established to accommodate development that would be difficult or impossible to carry out under traditional zoning regulations. For decades, a similar option called a PUD (Planned Unit Development) existed in Tulsa, before being replaced with MPDs in 2016.
Different types of MPDs promote different planning goals. In general, however, all MPDs are intended to result in development that is consistent with the city’s adopted plans and that provides greater public benefits than could be achieved using conventional zoning regulations.
MPDs are also generally intended to promote one or more of the following:
- Variety in housing types and sizes to accommodate households of all ages, sizes, incomes and lifestyle choices;
- Compact, mixed-use development patterns where residential, commercial, employment, civic, and open space areas are located in close proximity to one another;
- A transportation network designed to accommodate safe and efficient motorized and non-motorized travel;
- Direct, safe and convenient non-motorized travel routes within the boundaries of the development site, as well as connections to abutting properties;
- Buildings and other improvements that by their arrangement, massing, design, character and site design elements establish a quality, livable environment;
- Sustainable development practices;
- Incorporation of open space amenities and natural resource features into the development design;
- Low-impact development (LID) and best management practices for managing stormwater; and
- Flexibility and creativity in responding to changing social, economic and market conditions.
What is the rezoning process?
- A property owner request for rezoning to the MPD zoning district requires review and approval of a zoning map amendment, which is processed concurrently with a development plan. Development plans should depict a property owner’s generalized plan for the type, amount, and character of development proposed on the subject property. See Sections 70.030 and 70.040 of the Tulsa Zoning Code for more information.
- See below for details surrounding the rezoning process and timeline.
- After approval of the zoning map amendment and development plan, site plan review and approval is required in accordance with the procedures of Section 70.050.
- No building permit may be issued and no building or development may occur in a MPD zoning district until a zoning clearance permit has been issued in accordance with Section 70.080.
Expectations for Neighbor Communications
It is best to let your neighbors know about your plans ahead of time, and work with them to alleviate any concerns they may have before beginning the rezoning process.
Section 70.010-E of the Zoning Code outlines expectations for Neighbor Communications:
- Neighbor communications are encouraged by the board of adjustment, planning commission and city council to help:
- educate applicants and neighbors about one another’s interests;
- resolve issues in a manner that respects those interests; and
- identify unresolved issues before initiation of formal public hearings.
- Applicants are encouraged to submit a summary of their neighbor communication activities at or before the first required public hearing. The recommended content of such summaries is as follows:
- Efforts to notify neighbors about the proposal (how and when notification occurred, and who was notified);
- How information about the proposal was shared with neighbors (mailings, work-shops, meetings, open houses, flyers, door-to-door handouts, etc.);
- Who was involved in the discussions;
- Suggestions and concerns raised by neighbors; and
- What specific changes (if any) were considered and/or made as a result of the neighbor communications.
Process and Timeline
|Days From TMAPC Hearing||Activity||Participants|
|48-365+ Days Before||Applicants are encouraged to contact the Tulsa Planning Office prior to submitting a rezoning application. Staff can provide feedback on the proposal relating to the zoning code, adopted plans, and neighborhood communication expectations.||
|34-41||Application Publicly Posted to Online Pending Cases Map (within 1 week)||
|1-20||Public Comment - Written|
Written comments to TMAPC received by 4 p.m. the day before the hearing will be sent to TMAPC members. Include the Case Number, Your Name, and Your Address. Send to:
|6||Finalize Staff Reports and Post Agenda||
Typically the first and third Wednesday of each month, at 1 p.m. in the City Council Chambers, 175 E. 2nd St. The public may speak at the hearing. TMAPC may recommend:
|1-3 Days After||Online Pending Case Map Updated||
|7-14||Transmit Case with Draft Minutes to City Council||
|14-28||City Council’s Urban and Economic Development (UED) Committee Meeting|
1-2 weeks after transmitting case information, Tulsa Planning Office staff informs this City Council committee about recent TMAPC cases that will come before Council. There is no public comment at the Committee meeting.
|28-35||City Council – First Reading (Approval)|
1-2 weeks after the UED Committee meeting, City Council will consider approval of the application at its First Reading. The public may speak about the case at the meeting. City Council may decide to:
|35-49||City Council – Second Reading (Adoption)|
1-2 weeks after the First Reading, City Council will consider adoption of the ordinance. The public may speak about the case at the meeting.
|49-56||Mayor’s Signing Agenda|
In the week following the Second Reading (Adoption), the Mayor will consider signing the ordinance into law.
|56-64||Ordinance published in the Tulsa World within a week following the Mayor’s signing.|
|64-94||Ordinance takes effect 30 days after publication, unless specified otherwise.|