OPENPUBLICA · PUBLIC MEETING RECORD
Record of Proceedings

Norman Planning Commission Meeting - October 9, 2025

Public Meetings & Live-Streams — Thursday, October 9, 2025
BodyNorman, Oklahoma
SessionPublic Meetings & Live-Streams
DateThursday, October 9, 2025
StatusFILED
Video Record
0:00 / 1:17:25

Transcript — Verbatim
2:14

Five thirty PM.

2:16

I'm gonna call the meeting to order.

2:17

If I could please have a roll call.

2:20

Commissioner Brewer.

2:22

Commissioner McDaniel.

2:23

Here.

2:23

Commissioner McCowan.

2:26

Commissioner Jablonsky.

2:27

Here.

2:28

Commissioner Byrd.

2:29

Here.

2:29

Commissioner McClure.

2:30

Here.

2:31

Commissioner Griffith.

2:32

Here.

2:32

Commissioner Kindle.

2:34

Here.

2:34

And Commissioner Parker.

2:35

Here.

2:36

We have a quorum.

2:37

Starting with our consent items.

2:39

Item number one, consideration of approval acceptance, rejection amendment andor postponement of the minutes as follows.

2:45

Planning commission meeting minutes of September 11th, 2025.

2:49

Item number two, consideration of approval acceptance, rejection amendment and or postponement for SFP two five two six-one.

2:57

Consideration of short form plat submitted by KNL properties LLC.

3:02

Golden land surveying for 2020 West Lindsay.

3:05

Block B Hilltop Edition located at 2020 West Lindsay Street.

3:09

Item number three, consideration of approval acceptance, rejection amendment andor postponement for COS dash two five two six-two.

3:18

Consideration of Norman Rule Certificate of Survey submitted by Boognites Properties LLC, Arcoma surveying and mapping for Gregory estates generally located one quarter mile east of 144th Avenue Northeast on the north side of Indian Hills Road.

3:33

And item number four, consideration of approval acceptance, rejection amendment andor postponement for COS dash two five two six-three with a variance in the minimum with requirement measured at the front building setback from 330 feet to 275.98 feet for tracks one and two and a variance in the ten acres requirement from ten acres to nine point six one acres.

4:37

Moving to non-consent items, uh item number five and six to be read together.

4:42

Item number five, consideration of approval section amendment and/or postponement of ordinance O two four two five-three eight, an ordinance of the council of the city of Norman, Oklahoma, amending section thirty-six-two oh one of the code of the city of Norman, so as to remove the east half of the northwest quarter of section two township eight north range two west of the Indian Meridian to Norman Cleveland County, Oklahoma from the A2 Rural Agricultural District, and place the same in a PUD planned unit development and providing for the severability thereof, south of East Lindsay Street between Thirty Sixth Avenue and Forty-eighth Avenue Southeast.

5:17

Item number six consideration of approval acceptance rejection amendment and or postponement of PP 2425-12.

5:25

Consideration of a preliminary plat submitted by Premium Land LLC for Ironwood Hills, a planned unit development for 77.97 acres of property generally located south of East Lindsey Street between 36th Avenue Southeast and 48th Avenue Southeast.

5:40

These items have been withdrawn by the applicant.

5:46

Moving now to items number seven and eight to be read together.

5:50

Item number seven, consideration of approval, acceptance, rejection amendment, and or postponement of ordinance 0-2526-6, an ordinance of the Council of the City of Norman, Oklahoma, amending section 36-201 of the Code of the City of Norman, so as to remove the southwest quarter of Section 4 Township 8 North Range 2 West of the Indian Meridian to Norm in Cleveland County, Oklahoma from the A2 Rural Agricultural District, and I1 Light Industrial District and place the same in a PUD planned unit development and providing for the severability thereof.

6:22

1751 East Mhoff Road.

6:24

And item number eight, consideration of approval, acceptance, rejection amendment, and or postponement of PP 2526-7.

6:32

Consideration of a preliminary plat submitted by Foster Family Living Trust, Crafton Toll and Associates Inc.

6:37

for Coal Rain Multifamily, a planned unit development for property generally located 1,500 feet east of Class and Boulevard on the north side of Mhoff Road.

6:46

And I would take the staff presentation.

6:49

Hello, Laura Hoggett with the planning department.

6:52

So I'll spare reading this entire slide.

6:54

But we have a rezoning uh to a planned unit development to allow for the development of 32 and a half acres for a multifamily apartment complex for a total of 456 units.

7:09

So the site is currently A2 with a little chunk of I1 on the south uh east corner.

7:17

So the site is currently vacant to the west are a few apartment complexes, and then to the east, there's single family and uh some multifamily on the northeast corner there.

7:33

So the aim uh land use designation is urban high, and there's urban high to the west, and then urban medium to the north and the east with job center to the south, just an aerial of the property.

7:52

And then here's one uh Kelly made, she's not here tonight, but um kind of labeling where we have single family, multi-family.

7:59

You can see Haitachi is across the street to the south, and then the two parks are shown.

8:07

Um this is from the park board meeting that they had.

8:13

And then we did receive some protests um for a total of 4.3% within the notification area.

8:24

Uh staff's available for questions, and the applicant has a presentation as well.

8:30

Thank you.

8:31

Any questions by commission for staff?

8:37

Uh is there any improvements to uh the road?

8:41

I know that one of the protest letters we received had referenced a light poll at the intersection that had been a little bit out of date.

8:48

Um are there any city anticipated improvements on roadways in this area?

8:54

I will let public works answer that Todd McClellan Development Engineer.

9:06

Yes, part of this uh development, they're required to do the widening of MHOF road in front of their property along the frontage there.

Discussion Breakdown — Share of Meeting
Zoning And Land Use█████████████████████████████████████████████45%
Public Engagement█████████████████17%
Procedural███████████11%
Parks and Recreation██████6%
Community Engagement██████6%
Parking Management██████6%
Engineering And Infrastructure██2%
Environmental Protection██2%
Affordable Housing██2%
Summary of Proceedings

Norman Planning Commission Meeting - October 9, 2025

The Norman Planning Commission met on Thursday, October 9, 2025 at 5:30 PM with all nine commissioners present and a quorum established. The commission considered a consent calendar of administrative items, a major rezoning and preliminary plat for a 456-unit student housing development, a postponement request, and a controversial micro-unit apartment project that drew public opposition. Votes were taken on several items, with one approval and one postponement.

Consent Calendar

  • Item 1: Approval of the September 11, 2025 planning commission meeting minutes.
  • Item 2: Short form plat (SFP 2526-61) for 2020 West Lindsay Street (Block B Hilltop Edition) by KNL Properties LLC.
  • Item 3: Certificate of Survey (COS 2526-62) for Gregory Estates by Boognites Properties LLC.
  • Item 4: Certificate of Survey (COS 2526-63) with variances in minimum width (330 to 275.98 feet) and 10-acre requirement (10 to 9.61 acres). All consent items were approved unanimously.

Public Comments & Testimony

  • Alan Tollius (on behalf of Helen Todd, 1600 East Imhoff Road): Expressed concern about road widening on Imhoff Road, noting that when Hitachi moved in, all widening was taken from her side; requested that the developer give up land on the opposite side.
  • David Gainsbury (2124 Oak Vista Circle, Ward 1 City Councilman): Voiced residents’ desires to preserve as many trees as possible in the eastern buffer, protect the natural creek line and stormwater flow, and noted that the developer reduced entry points from three to two. He also raised concerns about street lighting at the Oakhurst and Imhoff intersection.
  • Michael Carter (1124 South Chautauqua Avenue, attorney and neighbor): Opposed the micro-unit project (Item 10), stating no pre-development meeting was held with neighbors, the developer (Hunter Miller of Cradle Investments) has not engaged the community, and the 24-unit building would exacerbate parking congestion and impervious surface coverage (85%). He requested postponement or denial until discussions occur.

Discussion Items

Items 5 & 6 – Withdrawn

Items 5 and 6 (rezoning and preliminary plat for Ironwood Hills at East Lindsey Street between 36th and 48th Avenues SE) were withdrawn by the applicant prior to discussion.

Items 7 & 8 – Rezoning and Preliminary Plat for Coal Rain Multifamily (Ironwood Hills)

  • Proposal: Rezone 32.5 acres from A2 Rural Agricultural and I1 Light Industrial to PUD Planned Unit Development, and approve a preliminary plat for 456 student housing units (77.97 acres) at 1751 East Imhoff Road, approximately 1,500 feet east of Classen Boulevard.
  • Staff Presentation (Laura Hoggett): The site is currently vacant; surrounding uses include multifamily to the west and single-family to the east. AIM Norman designates the area as Urban High and Urban Medium. The project includes 57% pervious coverage, 426 new trees, a pedestrian walkway connecting to an existing park, and a fee-in-lieu of parkland (unanimously approved by the Parks Board). Protests received totaling 4.3% within the notification area.
  • Applicant Presentation (Gunnar Joyce): The project is a purpose-built student housing development with a substantial commitment to green space (57% pervious vs. 42% impervious). Buildings are pulled to the south and west to buffer single-family neighbors to the east. The plan includes a large wooded buffer along the eastern border, a pedestrian walkway to Twisted Oak Drive and the nearby park, and amenities such as study rooms, fitness centers, and outdoor recreation.
  • Commission Discussion: Commissioners praised the green space, tree preservation, and walkability. A recommendation was made to allow the contractor to find a natural path for the pedestrian walkway rather than a straight dozer-cut path; city staff indicated this could be handled via easement on the final plat. No concerns about parking or density were raised.
  • Key Outcome: Motion to approve carried 7-0. The project will proceed to City Council with a recommendation for approval.

Item 9 – Special Use for Sorority House

  • Proposal: Ordinance to grant special use for a sorority house at 1401 College Avenue in the R3 district.
  • Action: The applicant requested postponement to the November 13, 2025 Planning Commission meeting. Motion to postpone carried unanimously.

Item 10 – Rezoning to SPUD for Micro-Unit Apartments (Chautauqua Avenue)

  • Proposal: Rezone 0.4 acres at 1107 and 1111 South Chautauqua Avenue from R1 Single-Family to SPUD Simple Planned Unit Development to allow a three-story, 24-unit micro-unit apartment building (330 sq. ft. units) with 21 parking spaces and 5 bike racks. The developer (Cradle Investments, Hunter Miller) seeks to provide a new housing product for young professionals.
  • Staff Presentation (Justin Fisher): The site is currently two single-family homes. AIM Norman designates the area Urban Medium. A protest map received shows 3.4% protest (only one valid property). The applicant requests a 20-foot access drive (instead of 24-foot required) and reduced setbacks. The rezoning triggers no pre-development meeting requirement.
  • Applicant Presentation (Matt Peacock): The project is designed for walkability and bikeability; parking is intentionally limited to encourage alternative transportation. The developer is negotiating off-site parking leases and may charge a premium for on-site spaces. The building will use polycarts for trash (no dumpsters) to avoid truck turnaround issues, and no recycling is provided due to city restrictions on multifamily polycarts.
  • Public Testimony: Michael Carter (neighbor) strongly opposed, citing no community outreach, parking shortage (24 units with 21 spaces), 85% impervious surface, and concerns that the units will attract fraternity members rather than young professionals. He requested postponement or denial.
  • Commission Discussion: Commissioners expressed mixed feelings. Some liked the concept but were concerned about the impervious surface (85%) and lack of pre-development meeting. The applicant committed to meeting with neighbors before the November 13 meeting. The initial motion to approve failed for lack of a second. A motion to postpone to November 13, 2025 was made and seconded.
  • Key Outcome: Motion to postpone to the November 13, 2025 Planning Commission meeting carried. The applicant will use the time to engage with the community and seek off-site parking agreements.

Key Outcomes

  • Consent Calendar: Approved unanimously (items 1-4).
  • Items 7 & 8 (Ironwood Hills/Coal Rain Multifamily): Approved 7-0; recommendation to City Council.
  • Item 9 (Sorority House): Postponed to November 13, 2025, at applicant's request.
  • Item 10 (Micro-Units at Chautauqua): Postponed to November 13, 2025, to allow applicant to meet with neighbors and address parking and impervious surface concerns.

Additionally, commissioners urged the city to explore recycling options for multifamily polycarts and to develop a strategy for pocket parks in densifying areas to ensure access to green space.

Meeting Transcript

Five thirty PM. I'm gonna call the meeting to order. If I could please have a roll call. Commissioner Brewer. Commissioner McDaniel. Here. Commissioner McCowan. Commissioner Jablonsky. Here. Commissioner Byrd. Here. Commissioner McClure. Here. Commissioner Griffith. Here. Commissioner Kindle. Here. And Commissioner Parker. Here. We have a quorum. Starting with our consent items. Item number one, consideration of approval acceptance, rejection amendment andor postponement of the minutes as follows. Planning commission meeting minutes of September 11th, 2025. Item number two, consideration of approval acceptance, rejection amendment and or postponement for SFP two five two six-one. Consideration of short form plat submitted by KNL properties LLC. Golden land surveying for 2020 West Lindsay. Block B Hilltop Edition located at 2020 West Lindsay Street. Item number three, consideration of approval acceptance, rejection amendment andor postponement for COS dash two five two six-two. Consideration of Norman Rule Certificate of Survey submitted by Boognites Properties LLC, Arcoma surveying and mapping for Gregory estates generally located one quarter mile east of 144th Avenue Northeast on the north side of Indian Hills Road. And item number four, consideration of approval acceptance, rejection amendment andor postponement for COS dash two five two six-three with a variance in the minimum with requirement measured at the front building setback from 330 feet to 275.98 feet for tracks one and two and a variance in the ten acres requirement from ten acres to nine point six one acres. Moving to non-consent items, uh item number five and six to be read together. Item number five, consideration of approval section amendment and/or postponement of ordinance O two four two five-three eight, an ordinance of the council of the city of Norman, Oklahoma, amending section thirty-six-two oh one of the code of the city of Norman, so as to remove the east half of the northwest quarter of section two township eight north range two west of the Indian Meridian to Norman Cleveland County, Oklahoma from the A2 Rural Agricultural District, and place the same in a PUD planned unit development and providing for the severability thereof, south of East Lindsay Street between Thirty Sixth Avenue and Forty-eighth Avenue Southeast. Item number six consideration of approval acceptance rejection amendment and or postponement of PP 2425-12. Consideration of a preliminary plat submitted by Premium Land LLC for Ironwood Hills, a planned unit development for 77.97 acres of property generally located south of East Lindsey Street between 36th Avenue Southeast and 48th Avenue Southeast. These items have been withdrawn by the applicant. Moving now to items number seven and eight to be read together. Item number seven, consideration of approval, acceptance, rejection amendment, and or postponement of ordinance 0-2526-6, an ordinance of the Council of the City of Norman, Oklahoma, amending section 36-201 of the Code of the City of Norman, so as to remove the southwest quarter of Section 4 Township 8 North Range 2 West of the Indian Meridian to Norm in Cleveland County, Oklahoma from the A2 Rural Agricultural District, and I1 Light Industrial District and place the same in a PUD planned unit development and providing for the severability thereof. 1751 East Mhoff Road. And item number eight, consideration of approval, acceptance, rejection amendment, and or postponement of PP 2526-7. Consideration of a preliminary plat submitted by Foster Family Living Trust, Crafton Toll and Associates Inc. for Coal Rain Multifamily, a planned unit development for property generally located 1,500 feet east of Class and Boulevard on the north side of Mhoff Road. And I would take the staff presentation. Hello, Laura Hoggett with the planning department. So I'll spare reading this entire slide. But we have a rezoning uh to a planned unit development to allow for the development of 32 and a half acres for a multifamily apartment complex for a total of 456 units. So the site is currently A2 with a little chunk of I1 on the south uh east corner. So the site is currently vacant to the west are a few apartment complexes, and then to the east, there's single family and uh some multifamily on the northeast corner there. So the aim uh land use designation is urban high, and there's urban high to the west, and then urban medium to the north and the east with job center to the south, just an aerial of the property. And then here's one uh Kelly made, she's not here tonight, but um kind of labeling where we have single family, multi-family. You can see Haitachi is across the street to the south, and then the two parks are shown.

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