What is the Neighborhood Character Overlay 2 (NCO-2)?

The Neighborhood Character Overlay 2 (NCO-2) regulations were adopted and added to the zoning code as part of a zoning code amendment in 2025. The overlay was created at the request of residents in an effort to make new homes being built in established neighborhoods more compatible with existing homes.

The overlay text now exists in the zoning code, and now is the time to add them to the zoning map so they apply to a specific area. On August 19, the Planning Commission will consider applying the overlay to the residential sections of the Florence Park neighborhood, excluding the commercial properties lining the corridors of 15th St., 21st St., and Harvard Ave.

So what does the NCO-2 regulate and what does it apply to?

Click here to download the NCO-2 section of the zoning code (Section 20.110) or continue reading below.

The regulations of this section apply to newly permitted residential buildings and additions that require a building permit within the boundaries of the NCO-2 district.

Maximum Building Height: The maximum allowable building height is limited to 30 feet and no more than two stories.

Maximum Building Width: The maximum allowable building width is 40 feet. For the purposes of this section, building width shall be measured from the exterior wall closest to the side setback to the exterior wall closest to the opposite side setback, parallel to the street setback. For corner lots, building width is measured parallel to the street setback not designated as the side street setback.

Maximum Driveway Width: Driveways serving residential buildings may not exceed 12 feet in width within the right-of-way and within the street setback, including the combined width of all driveways.

Garage Setbacks: Street-facing garage doors must be set back at least 18 feet behind the front façade of the principal residential building. On corner lots, the side street setback is reduced to 20 feet.

Minimum Roof Pitch: Buildings, excluding porches, must have a minimum roof pitch of 12 inches of vertical lift per every 12 inches of horizontal distance, unless a lower pitch is approved in accordance with the special exception procedures of Section 70.120.

Front Porch or Stoop Requirement: Principal buildings in the NCO-2 district must have a porch or stoop located on the front street-facing side of the building. For the purposes of this section, a front porch is defined as a covered structure that extends from a building’s entrance a minimum of 5 feet, and a stoop is defined as a raised, flat landing in front of a house door, with steps leading up to it.

Required Building Orientation: The primary building entrances must be entered through the required porch or stoop. In the case of principal buildings on corner lots, the primary entrance must be located on the street for which they have the least amount of frontage.

Building Setbacks: At least 50% of the front street-facing building façade must be located within 35 feet of the front property line. No part of the building may be located closer than 25 feet from the front property line.

Accessory Buildings

In the Neighborhood Character Overlay 2, the supplemental regulations of this section apply to all detached accessory buildings, including accessory dwelling units (ADUs) established in conjunction with household living uses.

Accessory Dwelling Units – Accessory Dwelling Units (ADUs), as defined in Section 45.031, are permitted by right.

Accessory Building Coverage of Rear Setback – The maximum allowable coverage of the rear setback by accessory buildings is 50%.

Planning Commission Hearing

The Planning Commission will meet to consider the case (SA-9):

• August 19, 2026 at 1 p.m. in the City Council Chamber in Tulsa City Hall, 175 E. 2nd St.

Anyone interested in the case may attend the meeting and voice their opinions. You may also watch on Cox channel 24 or at TGOVonline.org, or send written comments to planning@cityoftulsa.org by 9 a.m. on the day of the planning commission hearing.

After the Planning Commission makes its recommendation, the case will be heard by the City Council. It typically takes a few weeks to appear on a City Council agenda.

Questions

If you have any questions or comments about the proposed zoning map amendment (SA-9), you may email the Tulsa Planning Office at planning@cityoftulsa.org, call 918-596-7526, or send written comments to: Tulsa Planning Office, 175 E. 2nd St., 4th Floor, Tulsa, OK 74103. Please reference case SA-9.

Commonly Asked Questions