Frequently Asked Questions

You should first determine how your property is zoned, and then determine whether your proposed use is allowed.

If it is allowed by right, you must apply for a Building Permit at the Permit Center in City Hall, 175 E. 2nd St. For more information about the Permit Center, call 918.596.9456.

If your proposed use is not allowed by right, but may be allowed by Special Exception (as defined in the Zoning Code, see above), you must apply for that at our office, 175 E. 2nd St., 4th Floor.

If the proposed use is neither allowed by right nor allowed by Special Exception, you may need to first apply for an amendment to the Comprehensive Plan.

For more information or assistance, contact our Current Planning Staff.

For straight zoning (i.e., involving no overlay zoning; see below), you can expect the process to take approximately 120 days, which includes the state-required noticing time, advertising, preparation of and mailing of official notice to all property owners within 300 feet of your property, setting the public hearing, and newspaper publication requirements.

If you wish to develop your property in a Master Planned Development (MPD), that requires more time, depending upon the complexity of the MPD/PUD.

Work With Your Neighbors

Even if your project does not require re-zoning, 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. Section 70.010-E of the Zoning Code outlines expectations for Neighbor Communications:

1. 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.
2. 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.

View fees on our Applications & Resources page.

You may apply at any time; however, the Planning Commission and Boards of Adjustment have specified application cut-off dates for each meeting:

• Planning Commission Meetings & Cut-Off Dates
• Board of Adjustment Meetings & Cut-Off Dates

The Truth About Agricultural Zoning

We often hear stories from homeowners who were falsely promised by a seller or agent that a nearby field would never be developed because it has agricultural (AG) zoning. Like all zoning districts, land that is currently zoned as AG may change in the future.

In fact, Section 25.020 of the Zoning Code says that in addition to agricultural, mining, low-density residential, and other uses, AG zoning “serves as a holding zone pending an orderly transition to more urban development that can be efficiently served by public facilities and services.”

Remember that the word “always” is typically a red flag. Unless there are deed restrictions or conservation easements in place, most properties can and will change over time. If someone makes such a claim, ask to see details in writing and call our office at 918-596-7526 to confirm.

Read the zoning code: https://tulsaplanning.org/resources/plans

The City of Tulsa Planning Commission is a recommending body for zoning requests within Tulsa’s city limits. The Planning Commission typically meets at 1:00 p.m. on the first and third and Wednesdays of each month in the Tulsa City Council Chambers, 175 E. 2nd St. More info

The City of Tulsa Board of Adjustment is empowered by state law to grant variances and special exceptions to the zoning code due to hardships. The BOA meets in the Tulsa City Council Chamber, 175 E. 2nd Street, 2nd Level, 1:00 p.m. on the second and fourth Tuesdays of the month. More info

Yes, Board of Adjustment applications must include a Letter of Deficiency (LOD) issued by the City of Tulsa Permit Center.

If your property is within 300 feet of your neighbor’s (about the distance of one city block), you will receive of the proposed rezoning through the mail. That notice will indicate the date and time of the public hearing for the rezoning. You may attend the hearing and voice your objections or ask questions.

You may send an email, or send a letter to: Tulsa Planning Office, 175 E. 2nd St., Suite 480, Tulsa, OK 74103. In your letter, express why you object to the proposal.

Note: All correspondence concerning a case becomes part of the public record and is transmitted, in the case of zoning or MPD/PUD requests, along with the minutes of the public hearing, project description and staff recommendation, to City Council for final hearing.

View our Fences/Walls FAQ page.

The Board of Adjustment is a quasi-judicial body, and any appeals of Board decisions must be made through District Court. Procedures and requirements for filing appeals are described in the City of Tulsa Zoning Code.

Both are actions people may request through the Board of Adjustment.

A Variance is typically relief from a setback requirement, height limitation or spacing, and requires that a zoning hardship be shown. A hardship is a condition that is unique to the particular property such that meeting the zoning requirements is not feasible, like extremely steep terrain. A hardship cannot be economic or self-imposed.

Special Exceptions are specific uses that may be appropriate under particular circumstances on a piece of property. The Boards review requests for these on a case-by-case basis.

The first and usually easiest thing to do is to approach your neighbor with your concerns after you have confirmed that the use is in fact not according to the regulations. They may not realize they are doing anything wrong. If that doesn’t get results, you should call the Customer Care Center at (918) 596-2100 for routing to the appropriate City personnel. You may also report it online at tulsa311.com, on the Tulsa311 smartphone app, or by dialing 3-1-1.

Send requests to planning@cityoftulsa.org, or mail a request to:

Tulsa Planning Office
Tulsa City Hall
175 E. 2nd St., Suite 480
Tulsa, OK 74103

In your request, please include the parcel number and the legal description of the property.

Note: A Zoning Verification Letter will only serve to confirm the zoning of a property, provide information regarding prior Board of Adjustment action on the property, and information about applicable MPDs, PUDs, or Corridor District.

Those signs are part of the notification process for all rezoning public hearings and some Board of Adjustment public hearings. The signs indicate date, time and place of public hearing, the action requested, and contact information.

Each notice includes the name and phone number of the code enforcement officer assigned to your case and instructions on how to correct any identified problems. You may also call 3-1-1 to be directed to Code Enforcement.