Tulsa Site Plan Requirements | Permits & Zoning Guide

By Site Plan Creator Team •

Everything you need to know about creating a site plan for building permits in Tulsa, OK. Covers zoning requirements, setbacks, stormwater management, and submission procedures.

Tulsa Site Plan Requirements: Complete Guide for Building Permits

Creating a site plan for a building permit in Tulsa, Oklahoma requires meeting specific requirements set by the Permits and Development Center. Tulsa's development is governed by the Tulsa Zoning Code (Title 42) with unique considerations including the Arkansas River corridor, tornado-resistant construction, historic Art Deco districts, and the city's growing infill and mixed-use development particularly around the Gathering Place park and the Blue Dome/Brady Arts districts.

Required Site Plan Elements

  • Property boundaries with dimensions and total lot area
  • Setbacks per Title 42
  • Existing and proposed structures
  • Lot coverage
  • Parking per Title 42
  • Drainage and grading
  • Floodplain if applicable
  • Historic preservation overlay if applicable
  • North arrow, scale, vicinity map
  • Tulsa County parcel ID

Tulsa Zoning and Setback Requirements

  • RS-1 (Single-Family, large lot): Front 30 feet, side 5 feet, rear 20 feet. Lot coverage max 30%. Height max 35 feet.
  • RS-2 (Single-Family, 15,000 sq ft): Front 25 feet, side 5 feet, rear 20 feet. Lot coverage max 30%.
  • RS-3 (Single-Family, 7,500 sq ft): Front 25 feet, side 5 feet, rear 20 feet. Lot coverage max 40%.
  • RS-4 (Single-Family, 5,000 sq ft): Front 20 feet, side 3 feet, rear 15 feet. Lot coverage max 45%.
  • RM-1/RM-2 (Multi-Family): Front 25 feet, side 5-10 feet, rear 20 feet.
  • MX (Mixed-Use): Variable by district; downtown and corridor areas use build-to lines.
  • CBD (Central Business District): No minimum setbacks.

Historic Preservation

  • Tulsa Preservation Commission (TPC): Reviews exterior changes in local historic districts
  • HP overlay districts: Including Brady/Blue Dome, Swan Lake, Yorktown, Tracy Park, North Maple Ridge, and others
  • Certificate of Appropriateness: Required for exterior work in HP overlay districts
  • Art Deco heritage: Tulsa has one of the nation's largest collections of Art Deco architecture, protected in downtown districts

Tornado and Wind Requirements

  • Wind design speed: 115 mph per ASCE 7 for Tulsa
  • Safe rooms: FEMA safe rooms strongly recommended; required for schools and critical facilities
  • Enhanced connections: Roof-to-wall connections per IBC/IRC

Arkansas River Floodplain

  • Arkansas River and tributaries: Extensive floodplains including Mingo Creek, Joe Creek, and Bird Creek
  • BFE compliance: 1 foot above BFE in SFHAs
  • No-rise in floodway
  • Stormwater management: Per City of Tulsa stormwater requirements

How to Submit

Submit through Tulsa's online portal at tulsaplanning.org/permits. Walk-in at 175 E. 2nd Street, Suite 450 (Permits and Development Center).

Fees and Timeline

  • Fees: Per fee schedule; includes infrastructure impact fees
  • Timeline: Residential 1-3 weeks. Commercial 3-6 weeks. Historic review adds 2-4 weeks.

Creating Your Tulsa Site Plan with Site Plan Creator

Site Plan Creator makes it easy to generate a professional, permit-ready site plan for your Tulsa property. Simply enter your address, and the tool automatically loads your property boundaries, building footprints, and aerial imagery. You can then add setback lines, label structures, draw proposed construction, and export a scaled PDF ready for submission.

Accessory Dwelling Units (ADUs)

Tulsa has been a leader among Oklahoma cities in adopting ADU-friendly zoning:

  • Allowed in RS zones: ADUs permitted in single-family zones with specific size and setback standards
  • Maximum size: Generally limited to 50% of primary structure floor area or a specific square footage cap
  • Owner occupancy: Owner must occupy either the primary dwelling or the ADU
  • Parking: One additional off-street parking space typically required
  • Design compatibility: ADU must be compatible with neighborhood character per design standards

Gathering Place and Riverfront Development

  • Gathering Place: The world-class 66-acre public park has transformed Tulsa's Riverside corridor, driving residential and commercial investment nearby
  • Arkansas River corridor: Enhanced design standards for development along the river frontage promoting public access and green space connectivity
  • Zoning Vision: The Tulsa Planning Office encourages mixed-use and pedestrian-oriented development in corridors connected to the Gathering Place and downtown

Stormwater Management Details

  • City of Tulsa Stormwater Ordinance: Requires stormwater management plans for projects creating significant new impervious surface
  • Detention requirements: On-site detention facilities to limit post-development peak runoff to pre-development rates
  • Water quality: BMPs required to treat stormwater before discharge per NPDES MS4 permit obligations
  • Erosion and sediment control: Required during construction for sites disturbing land per Oklahoma DEQ standards
  • Low Impact Development: Tulsa encourages LID approaches including permeable pavement, rain gardens, and bioretention

Frequently Asked Questions

What are the typical residential setbacks in Tulsa?
RS-3 zones (7,500 sq ft) have 25-foot front, 5-foot side, 20-foot rear with 40% coverage. RS-4 (5,000 sq ft) has 20-foot front, 3-foot side, 15-foot rear with 45% coverage. CBD has no minimum setbacks. Mixed-use zones use build-to lines.
What historic district requirements apply?
The Tulsa Preservation Commission reviews exterior work in HP overlay districts including Brady/Blue Dome, Swan Lake, Yorktown, and others. Certificate of Appropriateness required. Tulsa's Art Deco heritage is nationally significant.
What tornado/wind requirements apply?
Wind design speed 115 mph per ASCE 7. FEMA safe rooms recommended for residential and required for schools. Enhanced roof-to-wall connections per IBC/IRC.
What floodplain requirements exist?
Arkansas River and tributaries (Mingo, Joe, Bird Creek) have extensive floodplains. 1 foot above BFE in SFHAs. No-rise in floodway. Flood insurance required.
Can I build an ADU?
Tulsa has adopted ADU-friendly regulations in its zoning code reform. Check Title 42 for current size, setback, and parking requirements for accessory dwelling units.
What stormwater is required?
Drainage and grading required. Stormwater management per city requirements. Enhanced for floodplain-adjacent properties.
How do I submit?
Submit through tulsaplanning.org/permits. Walk-in at 175 E. 2nd Street, Suite 450. Residential 1-3 weeks.
How long does review take?
Residential 1-3 weeks. Commercial 3-6 weeks. Historic review adds 2-4 weeks. Floodplain review concurrent. Oklahoma has efficient permitting.

How to Create a Site Plan in Tulsa

  1. Look Up Property: Use Tulsa County GIS to find zoning, HP overlay, floodplain, and lot dimensions. Note your Tulsa County parcel ID.
  2. Determine Requirements: Check historic overlay, floodplain status, drainage requirements, and setback standards per Title 42.
  3. Create Site Plan: Enter your Tulsa address in Site Plan Creator to load property data. Add setback lines per Title 42.
  4. Include Required Elements: Include boundaries, setbacks, lot coverage, parking, floodplain, historic overlay notation, drainage, and north arrow with scale.
  5. Prepare Documents: Certificate of Appropriateness application for historic districts. Floodplain documentation. Drainage plan.
  6. Submit: Upload through tulsaplanning.org/permits. Pay fees.
  7. Obtain Permit: Respond to comments. Attend TPC hearing if in historic district. Once approved, receive permit, schedule inspections.