Overview: Are Short-Term Rentals Allowed in Bartlesville?

• City zoning provides for two specific types of short-stay residential accommodations within residential districts:
  • Bed and Breakfast (B&B), recognized as a “Major Home Occupation,” is allowed only by Special Zoning Permit (SZP) from the Board of Adjustment (BOA).
  • Tourist Home is permitted by right, subject to standard conditions (e.g., off‑street parking: one space per guest room).
• Both categories are expressly included in residential district permitted-use tables (RA/RE/RS/RM/RT), with B&B requiring a Special Zoning Permit (Section 7.2, 7.7.1(24), 10.5; Tourist Home: permitted use). Short‑term rentals that do not qualify as B&B or Tourist Home are not expressly permitted under the zoning code; treating a residential property as a “mini‑hotel” or “transient lodging” without B&B/Tourist Home classification would likely be inconsistent with zoning.
• City zoning is preemptive for short‑term rental operation through these accommodation categories. To operate, investors must either:
  • Qualify and permit the property as a Bed and Breakfast with a Special Zoning Permit; or
  • Operate as a permitted Tourist Home (no BOA permit required, but subject to zoning compliance and any state/local lodging laws/fees, which are not included in the provided zoning document).
• Washington County zoning within the Metropolitan Planning Area adopts city zoning rules for short‑term lodging; state law is not detailed in the provided documents. If no city zoning provisions apply (unincorporated county areas outside the 3‑mile/Highway 75 overlay zone), zoning may be minimal, but state law would govern lodging operations.

Bottom line: Short‑term rentals are allowed in Bartlesville primarily as “Bed and Breakfast” (with Special Zoning Permit) or “Tourist Home.” Unrelated short‑stay lodging uses are not permitted in residential districts under this code.

How to Start a Short‑Term Rental Business in Bartlesville

1. Confirm eligible zoning category:

   • Bed and Breakfast (B&B): Requires classification as a “Major Home Occupation” and a Special Zoning Permit (SZP) from the BOA (Sections 7.2, 7.7.1(24), 10.5).
   • Tourist Home: Permitted use in residential districts (no BOA permit required). Verify compliance with parking and other general standards.

2. Confirm the property’s zoning district:

   • Residential districts include RA, RE, RS, RM, RT. B&B/Tourist Home are permitted uses across these districts as shown in Table 4.2, with B&B requiring a BOA permit (Special Zoning Permit).
   • Commercial/Industrial districts: Table 6.2 confirms Hotel/Motel is a permitted use in commercial districts (e.g., C‑2, C‑3, C‑4, C‑5, C‑6, C‑7). Short‑stay lodging may be possible on commercially zoned property without residential-use constraints; confirm parking/loading and any design review (e.g., Downtown Design Guidelines in C‑4).

3. Secure approvals and permits:

   • For B&B: Submit a Special Zoning Permit application to the BOA (Section 10.5) and obtain Building Permit/Certificate of Occupancy (CO) as needed (Section 10.2).
   • For Tourist Home: No BOA permit required; ensure Building Permit/CO are obtained if any improvements or changes of use occur.
   • Note: State lodging registration/tax collection and local business licenses are not covered in the provided zoning document but typically apply.

4. Meet development standards:

   • Off‑street parking: Ensure compliance per Table 4.2 (e.g., Tourist Home: one space per guest room).
   • Home Occupation standards for B&B (Section 7.2) apply to limit external impacts and maintain the residential character of the operation.

5. Maintain and operate:

   • Ongoing compliance with zoning conditions, parking, signage, and any conditions attached to the Special Zoning Permit (for B&B).
   • Monitor any local/state updates for lodging registration and taxation.

Required Documents, Permits, Licenses, and Guidelines

• Special Zoning Permit (B&B):
  • Application to the Board of Adjustment under Section 10.5.
  • Justification tied to “Major Home Occupation” criteria in Section 7.2.
  • Site plan showing parking, access, and any signage/screening as required.
• Building Permit:
  • As applicable per Section 10.1 for construction, alteration, or change of use.
• Certificate of Occupancy:
  • Required per Section 10.2 after permit completion.
• Business Licenses/State Compliance:
  • Not specified in the zoning document; obtain any required local business license and comply with Oklahoma lodging registration/taxation.
• Zoning Compliance Documentation:
  • Confirmation of permitted status: Bed and Breakfast (with SZP) or Tourist Home (permitted use).
  • Parking analysis per use (Table 4.2; Section 7.4.2).
• For Hotel/Motel in Commercial Districts:
  • Permitted use in commercial districts (Table 6.2); comply with off‑street parking and loading (Section 7.4.1/7.4.2) and any downtown design review in C‑4.

Specific Regulations: City, County, and State (Zoning‑Based)

City (Bartlesville) Zoning

• Bed and Breakfast (B&B):
  • Classified as a Major Home Occupation; permitted only by Special Zoning Permit from the BOA (Sections 7.2, 7.7.1(24), 10.5).
  • Must meet home occupation conditions and general development standards.
• Tourist Home:
  • Permitted use in residential districts (Table 4.2) with one space per guest room (parking standard in Table 4.2).
  • Maintain residential character and comply with off‑street parking, screening, and signage as applicable.
• Hotel/Motel:
  • Permitted in commercial districts (Table 6.2) subject to parking and loading (Section 7.4.1/7.4.2); downtown design review applies in C‑4 (Section 5.1.4.4).
• Off‑Street Parking and Loading:
  • General requirements in Section 7.4.2 and loading in Section 7.4.1.
• Nonconforming Uses:
  • Governed by Section 8.1; changes of use/expansion may require approvals.

County (Washington County) within the Metropolitan Planning Area

• The zoning regulations apply to unincorporated Washington County within three miles of Bartlesville’s city limits and along U.S. Highway 75 (one‑mile corridor) as the Bartlesville‑Washington County Metropolitan Planning Area (Section 1.4).
• B&B (with SZP) and Tourist Home are listed as permitted uses in residential districts (Table 4.2), aligning county areas within the planning jurisdiction with city standards.

State (Oklahoma)

• Not detailed in the provided zoning document. State lodging laws, registration, and taxation would apply to all short‑term rental operations, but specifics (e.g., nightly limits, tax collection) are outside this zoning analysis.

Contact Information for the Local Authority

• Bartlesville Planning/Community Development Department:
  • Phone: (918) 338‑4282
  • Website: www.cityofbartlesville.org
  • Functions: Site plan review, building permits, zoning administration, and coordination with BOA.
• Board of Adjustment (BOA):
  • Administers Special Zoning Permits (Section 10.5); applications submitted via the Community Development Department.
• Zoning Contacts (Community Development Director):
  • Address: City Hall, 401 SE Johnstone Ave, Bartlesville, OK 74003

Note: Contact details reflect zoning document references and the city website listed above; state lodging contacts are not provided in the zoning materials.

Links to Source Pages (Zoning Text)

• Zoning Regulations for the Bartlesville‑Washington County Metropolitan Planning Area (Updated through January 5, 2015): www.cityofbartlesville.org/wp-content/uploads/2015/06/Zoning-Regulations-as-Amended-1-5-2015-Final.pdf
• Key sections referenced:
  • Scope and Application; Home Occupations; Permitted Uses; Special Zoning Permits; Off‑Street Parking and Loading:
    • Sections 1, 4.2 (Table 4.2), 7.2 (Home Occupations), 7.7.1(24) (Bed and Breakfast), 10.5 (Special Zoning Permit), 7.4.2 (Parking), and Appendix A (Fee Schedule).
  • Commercial/Industrial permitted uses (Hotel/Motel):
    • Table 6.2 and Section 7.4.1/7.4.2.

Practical Investor Takeaways

• To run an STR in residential zoning, structure the operation as a Bed and Breakfast (with a Special Zoning Permit) or as a Tourist Home (permitted use). Both require compliance with parking and residential compatibility standards.
• If seeking a more conventional “mini‑hotel” model, consider commercially zoned parcels where Hotel/Motel is a permitted use (subject to commercial parking and any downtown design review in C‑4).
• County areas within the three‑mile/Highway 75 overlay follow the same zoning allowances for B&B/Tourist Home; outside this jurisdictional corridor, state law governs lodging.
• Secure Building Permit and Certificate of Occupancy as applicable; do not rely solely on zoning. Lodging registration and tax collection (state/local) are separate compliance items not covered by this zoning guide.

This guide synthesizes the provided zoning regulations for Bartlesville and Washington County’s planning area. If you need to add state‑level lodging compliance or recent ordinance updates, obtain those from official state/local sources not included in the zoning document above.