Scenic Hills zoning and land use
Northwest Tulsa is a unique area known for its scenic hills and natural beauty. To ensure future growth respects the area’s natural features, the Tulsa Planning Office is working on a land use and zoning proposal.
Latest Updates
Open Houses
To introduce neighbors to the ideas in the proposal, two open houses were held on November 7 and 14, 2024 at WaterWorks Art Studio. Property owners representing about half of the properties in the area attended, talking through their questions and comments with planning office staff.
Next Steps
The proposal will be considered for initiation by City Council sometime in December. If initiated, it would move to the Planning Commission and then the City Council, both of which will include public hearings. All property owners in the area will be notified by mail about the Planning Commission hearing, and that information will be posted here, as well.
Summary
Why is the Tulsa Planning Office proposing zoning and land use changes to northwest Tulsa?
The City’s comprehensive plan, planitulsa, includes a priority to conduct land use planning for undeveloped areas of the city to guide how and where potential land use, zoning and development changes should occur. This priority calls for consideration of the area’s natural and environmental features, and the ability to provide public services and streets (page 32). The plan also recommends the preservation of tree canopy coverage in areas of future growth (page 50).
What information is the proposal based on?
The team at the Tulsa Planning Office has studied the area’s topography, floodplains, ecosystems, existing development, and existing and planned public services. Site visits and discussions with other city departments helped to better understand the opportunities and challenges of possible future development.
Several features make northwest Tulsa unique to Tulsa and the greater region:
- The area is in a part of the city limits located entirely within Osage County.
- The area has beautiful scenery and natural features, like hilly terrain, floodplains, and extensive tree coverage.
- The area is in the borderlands between the Osage Cuestas and Cross Timbers ecoregions, which have distinct geographical features, vegetation, and wildlife.
- Existing development mostly consists of agricultural and low-density residential uses.
- Recreational and cultural destinations like the Post Oak Lodge, Tulsa Botanic Gardens, and Gilcrease Museum are located nearby.
- Fire coverage in the area is limited.
- Other public services are limited, and the expansion of services, particularly sewer, would be expensive to build and maintain.
- The Gilcrease Expressway is planned to someday extend through the area.
These features led to the proposal of both a new future land use designation and a new zoning district designed for the area.
Land Use Designation
The proposed Scenic Hills land use designation is intended for areas characterized by rolling hills, water systems, and established tree canopies. Proposed land uses would complement those natural features and would include a mix of large-lot residential, agricultural, and recreational uses.
Zoning District
The properties in this area are currently zoned Agricultural (AG). The proposed Scenic Hills zoning district would be based on the AG district with a few distinctions:
- Limits on more intense uses like airports or mining and mineral processing
- Use allowances for parks and recreation and safety services
- 35-foot maximum building height
- 10% maximum impervious coverage
- Tree planting and preservation standards
- Limits on stadium lighting
These additional features are meant to preserve the unique scenic qualities found in northwest Tulsa.
Video Presentation
Contact Information
PROPOSED ZONING
PROPOSED LAND USE
