Planning Commission - Regular Meeting

The April 7th meeting of the Stillwater Planning Commission will now come to order. It will be the process this evening to call for items on the agenda. The commission will hear briefly from staff first, then the applicant and/or their representative, and then open the public hearing and hear from those in favor and/or in opposition to the request. When you come to the podium, please clearly state your name and address for the record. And then before closing the public hearing, both staff, the applicant and/or their representative will be provided an opportunity to respond to provide additional information and answer questions. After all interested parties have spoken, the public hearing will be closed and then we will hear closing remarks and alternatives from staff. First item on the agenda are general orders and um we'll hear a final plat from staff.

Yes, ma'am. Good evening, chair, commissioners. My name is Henry Bbleheimimer with development services and tonight we're looking at the canyon section 66 6. Um this is located at 5502 North Perkins Road. This is the final plat. Um here's an aerial view of the property. You can see outlined in pink. This is just south of Burus about a/4 mile west of Perkins. Um and it'll connect into the existing um insert name of Plat the existing canyon sections. Um here's the zoning map. um where you can see the property is zoned RSS or small lot single family residential. The proposed final plat does meet all of the requirements the dimensional requirements of the RSS zoning district. Uh to the north and the west we see that white which is outside city limits. Here's the street view. This is from Burus looking south. Um as you can see this was while the improvements were being constructed. Um all those improvements um are proposed to be accepted with the final plat at city council. Here's the final plat as it was as it is presented and I'm open to answer any questions if you have any.

Any questions of staff?

Okay. So, as this is on um general orders, we don't have a hearing. Correct. So, if staff would just present findings and alternatives. Yep. So the findings are the proposed final plaque meets all subdivision and zoning requirements. The proposed final plaque contains 60 residential lots. Envision Stillwater 2045 recommends low density residential uses at this location. And the proposed density is in alignment with the RSS zoning requirements. Your alternatives tonight are to recommend the city council approve, deny, or to table this request. staffer recommends alternative number one, which is to accept findings and recommend the city council approve the proposed final plat as presented.

Thank you. Any discussion amongst the commissioners or perhaps a motion? A motion to approve the final plat of the Canyon six section as presented. Second. We have a motion and a second. We shall now vote. Motion passes 40. Next item is still under general orders and that's to consider uh another final plat and we shall hear from staff.

Yes, ma'am. This is a final plat for Park Valley section 2. Now we're moving down to the south side of town. So this is located at 1823 West 26th Avenue. Here's an aerial view of the property. You can see on the south side of 26th about a/4 mile east of Western. Um, this final plat is proposed to connect on the eastern side of sections 1 and two of Park Valley. The property is zoned RSS or small lot single family residential. The final plat does meet all the zoning requirements of the RSS zoning district. Here's a street view of 26 looking kind of souths souththeast. Um, as we can see, the public improvements in this picture are being built. Um, at this time they are further along than this and once again are proposed to be accepted with the final plat at city council. Here's the final plat we're looking at tonight and I'm open to answer any questions if you have any.

Any questions for staff? Yes, I I have a question maybe a couple. Uh the two points of ingress reg ingress regress uh shown here uh eventually exit out to southwestern on the western lots that have already been developed. I can't tell from this plot.

Yeah, that's a good question. So, we have one exit on the north side here onto 26th Avenue right here. And then this will connect into a proposed future edition. And then coming down south, we have this street that connects into Park Valley section 3. Okay. And what is the city's medium to long-term plan for accommodating the additional traffic on Western up to six?

Yes, sir. So I see David standing up to potentially answer this. Um the we did do a traffic uh impact analysis. We didn't the applicant did a traffic impact analysis for this which did call for work being done on 26th. Um in lie of that work being done we are doing a development agreement where the developer is um I'll let David finish that David Bar development services. So, you're right, um, Commissioner Shanahan, there's, uh, you know, a significant impact to the traffic system, um, as a result of Fry Farms and, um, Park Valley additions. And I believe there's there's there's no more, um, sections of Fry Farms to be developed. There's one more section of Park Valley, which will be, I guess, number four. Um the the reason that they did this out of order um I believe is you know they did one and three um because they were adjacent to each other and didn't take access to um 26th yet and then section two does take access to 26th. Um I don't know what section 4 looks like. We have a preliminary plat that was approved um you know many years ago that that showed that but there's not any more um points of entry or exit off of Western. Um there might be another one off of 26th, but I can't remember. Um so there was a traffic study that was done in conjunction with both developments. And so um since that time um you know there were triggers for doing certain improvements and one of those improvements was adding the turn lanes on Western that turned into the development either for southbound vehicles turning left or right turning vehicles, you know, deceleration lane um from northbound vehicles. the um the issues at 26th and Western, if you're familiar with that area, we've installed a four-way stop um because

there's been, you know, some um difficulty for people who live west of Western to get out onto Western um especially in the mornings and the evenings. And so we installed a four-way stop as a um kind of just to see what, you know, how did this perform? The traffic study uh looked at the intersection of of 26th and Western and it did not warrant a signal um a traffic signal. There's just not the volume there um for a volume currently or projected.

Uh both. Um so there, you know, it's just still it's it's on the edge of the rural part of town. I know it doesn't feel like it to a lot of people that drive that every day. There are I will just say that the transportation um group within engineering is evaluating um they've got a consultant who's evaluating some other um capacity enhancements in in that area along Western or and and also we're evaluating 26th. So, not just 26th at that intersection, but also um I believe they're looking at 26th basically back to the east to Washington. Um because if you driven 2020, if you've driven 26, it's not a very good road. So, with that said, um when we take this final plat to council um um in uh in a few weeks, if if that's the plan to take this to council, um one of the things that we're going to ask them to contemplate is a development agreement that includes um the developer paying into or or us um yeah, basically making a deposit, so to speak, for theuture. future improvements in that area. So, whatever project we decide to do um whether it's be to um do something to the intersection of 26th and Western or um improve 26th or make some improvements at 19th and Western to have capacity for additional vehicles. Um you know that we would be able to use those funds towards that. Um and then the traffic study called for a right turn lane on the 26th northbound. uh from so if you were on western if you were on 26th facing west and you were going to turn north to go towards Babcock, it called for a right turn lane there. That added absolutely minimal

benefit to anybody except for the few people leaving this new development um that might want to go north. It it did nothing for the critical leg of the intersection which is the west leg, the people that are in Brighton and the Zuck Edition and Quail Ridge and all of that who want to come out. um from the west. So we just you know we evaluated this we didn't see that it was really um a good use of of the developers money in that instance and when we could apply that to a capital project that had a greater impact on the transportation needs in that area. Okay that addresses the part of my question related to western south of 19th.

Okay. But in regards from 19th up to 6th and most specifically from 12th to 6th because there's a lot of gridlock that takes place there during the rush hours and sometimes other points of time also what is the long-term plan? I I don't know about between 12th and 6th. I know that they've looked at that area before. You can tell it's very confined with real estate, very close to this the roads on both sides. Um, and so at this time I don't believe there's an active plan to add any capacity between uh 12th and 6th on N on Western.

Well, that's not a very comforting answer. Okay. Well, I I know that, you know, um it's definitely something that could be asked of the TAC uh committee that meets once a month. um that's open to the public and um you know so if you you could always show up to that and ask a question and we can I could also circle back with engineering and see if there's anything I'm not aware of and report back to you on that as well. Okay, thanks. You bet. Any other questions for staff? If you can present findings and alternatives, please.

Yes, ma'am. Um, so the proposed final plat meets the subdivision and zoning requirements. The proposed final plaque contains 93 residential lots. The proposed density is within the RSS zoning requirements and envision Stillwater 2045 recommends low density residential uses at this location. Your alternatives again are to recommend the city council approve, deny, or to table this for future discussion. Staff recommends alternative number one, which is to accept findings and recommend the city council approve the proposed final plat as presented. Thank you. Any discussion amongst the commissioners? I move we accept the findings and approve the proposed final plat as presented.

Second.

We have a motion and a second. We shall now vote. Motion passes 40. We now move into the public hearing section of the agenda and we have a short-term rental application and we shall hear from staff. Yes, ma'am. Tonight we have a short-term rental application for 1618 West Admiral Avenue. This is a short-term rental license application. Here's an aerial view of the property. Um, as you can see, it's outlined in pink just on the north side of Admiral there, west of Walnut. Um, this property is in a residential neighborhood with looks like parking lot to the north. Oh, I know where we are. Okay. Yeah, with a parking lot to the north. Um, let me remember the spiel. So, uh, when a short-term rental application is submitted for a license, um, that application is submitted to staff, we send out notices with to everyone within 300 ft. If a complaint is submitted, then we schedule the application for a public hearing. um to be held by planning commission, which is what we're doing here tonight. Um so, planning commission would be the deciding body here for the short-term rental license. And I'm open to answer any questions if you have any.

Any questions for staff? Yes. You said something I guess I didn't realize. So, if you if someone turns in an application for an STR and there's no complaints, then it doesn't come. We don't talk about it. Yes, sir. That's correct. Okay. I just thought they all came here. So, yeah. No wonder there's always a complaint, right? Yeah. Thank you. Yes, ma'am. Okay. So, um we would give the applicant an opportunity um to come forward and if you could uh just tell us your name and address for the record, sir.

Hi. Uh David Cole. My address is 2212 West Vixsburg Street, Broken Arrow, Oklahoma 74011. Uh I got an ad for you guys. So, so that you kind of follow along, this is my second STR, but my third one overall. Um, I've had this property since 2015. For the last 11 years, it's been a rental property because it's going to a short-term uh rental. I'll have improvements both interior, but interior and exterior, but the exterior ones will be concrete work, paint, and I'll rebuild the porch as well. And of course, I'll update the back area as well. Um, seven years of experience with STRs. Uh, like I said, I've got one in New Mexico and then the council approved one for me in November of 2024 on Redwood Street. And as far as management, local host, Evolve will oversee my bookings and they'll make sure that the city gets paid. I have a local host that is assigned to both houses. He's also our maintenance man. He lives in town. Um, and he can be he can at any time, day or night, he can be there in 10 minutes if there's any issues. We also have a professional cleaning company that um that cleans after every booking, both the interior and the exterior of the property. Um, as far as screening and target guest have a two-day minimum. Uh, we do not rent anything less than 25 years of age. We have no interest in the 18 to 24 market. And we have no large gatherings or parties, no smoking or pets. Um, I'll

install one outside uh camera on the porch after it's rebuilt. it I can position it to where it can monitor both the foot traffic as well as uh the parking. And then the house has two king beds or has two bedrooms on the downstairs which I'll have king beds and then the loft area or upstairs. Haven't decided yet but I can for sure fit a king maybe two queens. So, the plan would to be uh would be to have six to eight guests. Uh as far as what I've learned over the last 12 months since you guys approved uh the last uh the last STR, 100% of our bookings, it's just because I the way we set it up and the way the way we do it have have been families. Um, our current STR in Still Water was booked 17% of the time in 2025, which means that 305 days out of 300 or 365 it was empty and there was no parking issues. So, um, and 83 3 83% of the time there were no cars in the driveway or in the street. Um, even if my bookings doubled in 2026, which is doubtful, um, that's only 34% occupancy. Most of the guests are parents here to visit kids, sporting events, uh, watching play sports. Surprisingly, ends up most of or many of them are on opposing teams. Um, most guests are from Texas, but I've had several away from Illinois, Wyoming, several states, and they come in to watch their kid pitch softball or or baseball. Um, nearly all my bookings are two days only, Friday and Saturday, and the average number of guests per booking is

four. As far as parking, room for four vehicles, but the maximum we allowed in our listing will be three. There is parking on the south side of Admiral anytime, day or night, and the three vehicles can comfortably park in the driveway. And thank you for your time and consideration. Any questions for the applicant? Yeah, I um I guess just for for future people that come up in front of us, you're you're very well prepared, for sure. U But you were renting this as a long-term rental, this property. Yes, I have I have nine.

Okay. and we turned the one in redwood that you guys approved, we turned in into a short-term rental uh in 2024, November, and then we're going to we're converting this one. So, I'm I'm just curious, what's your motivation to go from long-term to short-term? Yeah, it's a good question. Um, so there's lots of tax benefits that you can get with a short-term rental and there's kind of a a loop in the system as far as um the depreciation is much you can you can depreciate much faster. So somebody my age wants to depreciate their taxes.

You also uh you also so you're putting money into it but then you're getting to depreciate it on the other side. Um, so you can improve your properties while you do it. And then the wear and tear on the properties is much less. And that and financially, I ended up making $2,000 more than I would renting it out. And I only had it occupied 17% of the year. So, it's a it's a good deal. Oh, thanks. That's helpful. Just

I have a question. In your uh screening target guest section, you mentioned the two-day minimum reservation and and the last data point and learnings from existing STR is nearly all bookings are two days. Uh nearly all. Does that mean the others are longer than two day or shorter when you have a minimum two-day?

Yeah, they can they can rent. I mean I mean they could rent as long as I mean it's you know between bookings and stuff but most are two days. Um we do get some that end up being three or four. Um but that's mostly when the when the parents come in and move their kids in and you know towards maybe August. Um, you get some that'll be like 3 days on graduation, which is, you know, kind of an event, but most of them are 2 days because they come in for some sort of weekend event. So, I think the most I've ever had is 4 days and maybe that only occurred once or twice. No, that's fine. I was just wondering the terminology nearly all are two-day without qualification. and the others are greater than 2 days that you were still meeting the two-day men requirement that you'd established.

Correct. We won't we won't to try to get somebody in to clean and do everything. It's not it's not really feasible in Still Water to have, you know, the one day bookings. Um, and you want to you want to make it worth everybody's time. So, we we require that they book at least two days. Um, but most of them don't go more than the Friday and Saturday. Okay. Thank you. All right. Thank you very much.

I do have um I do have a question for our legal counsel to ask you. Um so we did receive as we mentioned one um opposition and they specifically requested that we read it. Um, is that something that we should read during the public hearing or was that a point that we would read now? You can read it if you would like, but you're not it's not required.

Okay. All right. Um, okay. I I will I will just paraphrase this before opening the hearing. Um, the neighbor that's objecting uh is is from out of state and so was not able to be here tonight and and we understand that. Um, and the the issues that were raised uh I I think that you've addressed everything. This person is concerned about like a party house is their concern and it it it looks like everything that you've done um in in the documentation and and I echo um Commissioner Prather's comments. This was really well done. Thank you so much. It was really nice to have this upfront. Um, it seems to me like you've addressed all of the concerns that this individual had with the way that you plan to run.

Well, it I have to admit it kind of made me laugh. She the person said serious and hardworking students. I I'm just not real familiar with a lot of that, especially in that area. So, kind of made me laugh. Yeah. I I I'll say there there was a point in time and and I'm also a Stillwater native and I'm going to guess this person is probably close in age to myself, but um that used to kind of be known as a street where a lot of um veterary medicine students would live in there. So those are probably the most serious students we have on the campus. I would agree with that. That's fair.

Yeah. So okay, I appreciate it. Thank you. Um all right. Well, with that that acknowledged, um I'll open the public hearing and ask if there's anyone else in uh favor of this item to come forward. Seeing none, I'll ask if there's anyone in the audience who would like to speak in opposition of the item. Seeing none, we'll close the public hearing and ask staff to present us our alternatives. Yes, ma'am. Your alternatives tonight are to approve, defer, or deny the the application. Thank you. I move we approve the application. Second.

Have a motion and a second. We shall now vote.

Motion passes 40. Moving on to the next item of the agenda. We have the regular meeting summary uh for the meeting on March 24th. Are there any additions or corrections in the minutes as submitted? I move to approve as presented.

Second the motion. We have a motion and a second. We shall now vote. Motion passes. Uh with three and one abstension. The next item on the agenda is any reports from officers and boards. Do we have anything? Okay. Uh I will note that the next regular meeting is in two weeks on April 21st and the last item is adjournment. Do I hear a motion to adjurnn? So moved. Second. We have a motion and a second. We shall now vote. Motion passes 40. We now stand adjourned.