Setbacks & Height Limits in Tulsa

This guide explains the basic setback and height rules that apply to residential construction in Tulsa. These numbers come from Title 42 — Zoning Code of the Tulsa Code of Ordinances. Your exact requirements depend on your zoning district, overlays, and lot geometry, so always confirm with the City of Tulsa Planning & Development Department before finalizing plans.

What Are Setbacks?

A setback is the minimum required distance between a building and a lot line. Setbacks are measured from the property line to the nearest point of the building (typically the wall, but eaves, bay windows, and chimneys have their own allowances).

Tulsa's zoning code specifies front, side, and rear setbacks separately for each zoning district. Corner lots have two "front" setbacks — one per street frontage — plus one interior side and one rear.

Typical Residential Setbacks

For Tulsa's most common single-family residential zones — RS-3, RS-4, and RS-5 under Title 42 — expect approximately:

These values apply to the base district. Higher-density residential districts (RM-1, RM-2, RM-3), mixed-use districts (MX), and commercial districts (CS, CG, CBD) all have separate setback schedules in Title 42.

RS-1 and RS-2 are large-lot estate districts with bigger minimum lot sizes and, in some cases, slightly larger required yards. Check your district's bulk and area table for the exact number.

Height Limits

Maximum building height in Tulsa's RS-3 through RS-5 single-family districts is 35 ft, measured from average grade to the highest point of a flat roof, or to the midpoint of a pitched roof, as defined in Title 42.

Height rules are different in:

• Downtown (CBD) and mixed-use districts — allow significantly greater height, often tied to form-based standards
• Commercial districts — CS allows 50 ft, CG allows greater
• Airport influence areas — the Tulsa International Airport overlay can lower height near approach surfaces
• Historic preservation (HP) overlays — height may be further restricted to match neighborhood context

Accessory structures, including detached garages and ADUs, are typically capped lower than the main dwelling. Tulsa's ADU standards limit accessory dwelling unit height to 20 ft.

Lot Coverage

Beyond setbacks and height, Tulsa's Title 42 sets a maximum building coverage (sometimes called lot coverage) for each residential district — the percentage of the lot that can be covered by the footprint of buildings. RS-3 through RS-5 districts generally allow roughly 40 to 50 percent building coverage, with the exact figure in the district bulk and area table.

Tulsa's single-family residential districts do not rely heavily on Floor Area Ratio (FAR). Instead, the combination of minimum lot size, setbacks, height, and building coverage controls the overall mass of a home. Mixed-use and downtown districts do use FAR-style intensity measures.

Common Exceptions and Encroachments

Title 42 allows certain features to project into required setbacks. Typical allowances include:

• Eaves, gutters, and cornices (usually up to 2 ft)
• Chimneys (up to 2 ft)
• Bay windows and similar architectural features (limited projection)
• Uncovered porches, stoops, and steps
• Air conditioning condensers, subject to sound and location limits

Fences, retaining walls, and accessory structures (detached garages, sheds, ADUs) have their own rules in separate chapters of Title 42 — check the accessory structure section of your district.

State ADU Overrides

If your project is an Accessory Dwelling Unit (ADU), note that Oklahoma has no statewide ADU override law — all ADU standards in Tulsa come from the local Title 42 zoning code. See the ADU rules page for Tulsa's specific ADU setbacks, size, height, and owner-occupancy requirements.

How to Look Up Your Specific Requirements

1. Find your zoning district — use the Tulsa zoning map to look up your address
2. Read the district regulations — open Title 42 on Municode and find the chapter for your zone (RS-3, RM-1, CS, etc.); each chapter includes a bulk and area table
3. Check for overlays — historic preservation (HP), airport, and downtown overlays can modify base rules
4. Call planning staff — (918) 596-9622 — the Tulsa Planning & Development Department offers zoning information over the phone before you commit to a design

Variances

If your project cannot meet the strict letter of Title 42, you may apply for a variance from the Tulsa Board of Adjustment — a formal request to deviate from the rules based on hardship specific to your lot. Variances are discretionary and require a public hearing. See the Variance Application Guide for the general process.

Official Sources

This guide draws from the Tulsa Zoning Code (Title 42) on Municode and the City of Tulsa Planning & Development Department, both linked in the frontmatter. It is informational and is not a substitute for direct confirmation from planning staff or a licensed design professional.