Tulsa County Zoning Changes & DecisionsDelivered Same-Day
in the Tulsa County Market
We read every Tulsa County hearing and pull the outcome, the vote split, and the conditions, so you see how this board actually rules.
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How Tulsa County rules on land use
Tulsa County is an early-record market where the unincorporated-county rezoning track is clean and predictable: every rezoning and PUD on record cleared the Board of County Commissioners on a Planning Commission recommendation, most by a unanimous 10-0-0 TMAPC vote. The selling point is the chain, get the INCOG/TMAPC staff recommendation right and the BOCC has followed it every time so far. We are still building the record here, so position this as an early read plus a watchlist on the next county rezonings, not a published approval rate.
- Who decides
- Tulsa Metropolitan Area Planning Commission (TMAPC) recommends, Board of County Commissioners (BOCC) decides
- The pattern
- 5 of 5 land-use requests on record approved by the Board of County Commissioners, each on a Planning Commission recommendation (most 10-0-0, one 8-0-1); 0 staff denials, 0 land-use denials so far.
Proof
PUD 876 Zoning Approval - Warehouse/Commercial Uses at 9802 North Real Avenue, Sperry
Mar 30, 2026
INCOG planner Javier Rojas presented PUD 876 to allow warehouse, commercial, and wholesale uses on ~16.5 acres at 9802 North Real Avenue, Sperry. He told the Board the Planning Commission voted 10-0-0 to approve per staff recommendation and found it conforming to the Highway 75 planning area of the county comprehensive plan. The Board approved, with a commissioner remarking that he would flag the need for a water truck on windy days for dust control on the cleared site.
Full breakdown
Tulsa County decides land use for its unincorporated areas through the Board of County Commissioners, on a recommendation from the Tulsa Metropolitan Area Planning Commission (TMAPC), the joint city-county body staffed by INCOG and the Tulsa Planning Office.
We are still gathering data in this market, and the early record is small but consistent. Across the meetings on file, five land-use requests have come before the commissioners, four rezonings and one planned unit development, and all five were approved.
Every one arrived with a Planning Commission recommendation to approve, most of them unanimous 10-0-0 votes, and the commissioners followed staff each time. There are no staff denials on record yet, and no land-use request has been denied or sent back.
What that means for an applicant is simple so far: the work happens upstream at TMAPC and INCOG, not at the commissioners' table.
When the INCOG planner stands up and says the case conforms to the comprehensive plan and the Planning Commission voted to approve per staff recommendation, the BOCC vote has been a formality. The texture that shows up is in the conditions and asides, not the outcome.
On PUD 876 at 9802 North Real Avenue in Sperry, a 16.5-acre warehouse and commercial PUD that cleared TMAPC 10-0-0, a commissioner approved it and remarked that he would flag the need for a water truck on windy days to control dust on the cleared site.
On a Sand Springs rezoning, the approval came with the applicant's plan to demolish one vandalized house and repair the shop. On a Bixby agricultural-residential split, the request itself involved merging the remaining acreage with the adjacent lot.
These are light, practical details, not the kind of negotiated givebacks you see in contested markets.
Because we are building the record now, treat this as an early read rather than a settled pattern: five land-use decisions is enough to show the recommend-then-approve chain working cleanly, not enough to publish an approval rate.
The right use of Tulsa County today is to watch the upstream Planning Commission docket, since that is where the outcome is effectively decided, and to track the next rezonings as they land so the picture sharpens.
See Real Meeting Intelligence
Here's what ZoneWire found in the latest Tulsa County meeting
This Tulsa County Board of County Commissioners meeting on June 22, 2026 contained no substantive land-use, zoning, or development business. The agenda consisted of routine consent items (minutes, reports, agreements, claims, purchase orders) and an executive session that produce…
See full analysisBoard of County Commissioners - 2026-06-15
BOCC Special Meeting - 2026-06-09
Board of County Commissioners - 2026-06-08
Plus every other session we monitor
Every Tulsa County insight is sourced from official public meeting records and analyzed within hours, updated daily.
Tulsa County Board of County Commissioners and the County Planning Commission (staffed by INCOG) handle unincorporated area zoning, subdivision plats, and conditional use permits. INCOG serves as the regional planning agency for the Tulsa metropolitan area, coordinating comprehensive planning across jurisdictions. Unincorporated growth areas south of Broken Arrow, east of Bixby, and along the Turnpike corridors drive subdivision platting and rezoning from agricultural to residential classifications. The county applies AG (Agriculture) and RE (Residential Estate) base districts with transition zoning along municipal fringe areas. Large-lot rural subdivisions and poultry/agricultural operation conditional use permits are common agenda items.
Recent Zoning Insights in Tulsa County
Board of County Commissioners - 2026-06-22
June 22, 2026
Board of County Commissioners - 2026-06-15
June 15, 2026
BOCC Special Meeting - 2026-06-09
June 9, 2026
Recent meetings with zoning keywords detected by ZoneWire. Subscribe to get all alerts in real time.
Monthly Zoning Activity
Tulsa County had 5 public meetings in June 2026 with 19 zoning insights detected, down 51% from May.
| Month | Meetings | Zoning Insights | |
|---|---|---|---|
| Jun 2026 | 5 | 19 | |
| May 2026 | 4 | 39 | |
| Apr 2026 | 5 | 71 | Roundup |
| Mar 2026 | 6 | 30 | |
| Feb 2026 | 1 | 0 |
Source: ZoneWire analysis of Tulsa County public meeting transcripts. Updated daily.
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ZoneWire has analyzed 21 Tulsa County council meetings, flagging 159 rezoning, variance, and development items.
Frequently Asked Questions
Zoning in the unincorporated area of Tulsa County is governed by the Tulsa County Zoning Regulations, adopted by resolution on September 30, 2024 and effective October 1, 2024 under the authority of Title 19, Section 863.1 et seq. of the Oklahoma Statutes. These regulations apply only to public and private development within the unincorporated area of the county; they do not apply inside incorporated municipalities, which have their own zoning powers. Land within a city's zoning jurisdiction (such as the City of Tulsa) is regulated by that municipality instead.
The Tulsa County Zoning Regulations establish agricultural districts (AG, Agriculture; and AG-R, Agriculture-Rural Residential); residential districts (RE, RS-1, RS-2, RS-3, RD, RT, RM-0, RM-1, RM-2, and RMH mobile home park); and office, commercial, and industrial districts (OL, OM, OMH office; CS, CG, CH commercial; and IR, IL, IM, IH industrial). The code also provides special districts, including the PUD (Planned Unit Development) district and the FD (Floodway) district. Each district has its own list of permitted uses, special exception uses, and lot and building regulations.
Planning services for unincorporated Tulsa County are administered by INCOG (Indian Nations Council of Governments) Planning Services, which processes rezonings (zoning map amendments), variances, special exceptions, subdivisions, lot splits, and comprehensive plan amendments. Applications are submitted to INCOG at 2 West Second Street, Suite 800, Tulsa, OK 74103. Rezoning requests and plan matters go before the Tulsa Metropolitan Area Planning Commission (TMAPC), while variances and special exceptions are heard by the Tulsa County Board of Adjustment.
Under the zoning map amendment procedures of the Tulsa County Zoning Regulations (Sec. 14.030), the planning commission (TMAPC) must hold a public hearing and make a recommendation on a proposed rezoning. Following receipt of that recommendation, the Tulsa County Board of County Commissioners (the county commission) holds its own public hearing and makes the final decision. The county commission may also remand a proposed map amendment back to the planning commission for further consideration. Rezoning decisions are to be based on the county's comprehensive plan.
The TMAPC is a joint city-county cooperative planning commission authorized by Title 19, Section 863 of the Oklahoma Statutes and created in 1953 by the City of Tulsa and Tulsa County. It has eleven members: six appointed by the City of Tulsa, three appointed by Tulsa County, plus the Tulsa Mayor and the County Commission Chair (or their designees) as ex-officio members. TMAPC serves as a recommending body for zoning requests within the Tulsa city limits and the unincorporated areas of Tulsa County, and it maintains the comprehensive plan that guides development and zoning decisions.
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