July 22, 2025 City Council Meeting

Announcements

• Stillwater Strong Relief Fund: Applications for assistance for March wildfire victims are due by 📅 August 1st. Apply at unitedwaypaynecounty.org/stillwater-strong.
• FEMA & SBA Disaster Assistance: Residents impacted by the March wildfires are encouraged to apply for FEMA and SBA disaster assistance by 📅 July 22nd.
• Fire Station #2 Grand Opening: Join the community for the grand opening of the new Fire Station #2 on 📅 July 22nd, from 10:00 AM to 11:30 AM, at 1701 Northwestern Road.
• Block 34 Dedication Ceremony: The official dedication ceremony for Block 34 will be held on 📅 Saturday, July 26th, at 7:00 PM, during the Dancing Turtle Arts Festival. The section of Duncan Street between 8th and 9th Avenues has been designated as Herby Lane in recognition of Steve and Becky Herby's contributions.
• Stillwater Public Library Summer Reading: The final week of summer reading programs includes Native American dance (Tuesday), a blacklight party for teens (Wednesday), and a family field trip to the Stillwater History Museum (Thursday). The finale is a tie-dye explosion on Saturday. Log reading time by 📅 July 26th for grand prize drawings.
• Utility Box Art Contest: Stillwater Art Integration has launched this year's contest with the theme "Stillwater Strong." Submit designs at stillwater.gov/art.
• Airport Terminal Tour: Council members toured the new Stillwater Regional Airport terminal, noting its significant size and potential as a community asset.
• Eskimo Joe's 50th Anniversary: The Mayor issued a proclamation celebrating Eskimo Joe's 50th anniversary and Stan Clark Industries, highlighting their economic impact and community contributions. A time capsule from 1992 was opened, revealing a 33-year-old Stillwater Employee Association t-shirt.
• Staff Recognition: Chris Humes, a valuable team member, has resigned to join Corollo but will continue to work with the city on projects like the McMerry pipeline.

Key Decisions & Votes

Planned Unit Development (PUD) for Cowboy Landing (CC-25-108)

The Council considered a revised preliminary PUD plan for Cowboy Landing at 1924 and 2002 East McElroy Road. The developer made several revisions since the last meeting, including:

• Reduced units: From 42 to 32 units, resulting in a gross density of 7.9 units per acre.
• Larger lots on western edge: A maximum of four units along the western edge, adjacent to large lot single-family residential properties.
• Increased public parking: From 9 to 29 spaces (18 parallel, 9 on-street, 2 near open space).
• Added internal sidewalks and a passenger vehicle turnaround (not for fire trucks).
• Wider streets: Most streets widened to 27 feet to allow parallel parking.
• Enhanced screening: 8-foot fence along the west and 7-foot fence along the east, with staggered medium and small trees.
• Open space amenities: Room for pickleball courts, cornhole, fire pit, and a dog park (amenities not guaranteed to be built, but space provided).

Public comments largely opposed the development, citing concerns about:

• Incompatibility with existing neighborhood: Described as a "game day house" community targeting temporary residents, not long-term families.
• Parking: Garages too narrow for common vehicles, leading to overflow onto streets and neighboring areas.
• Traffic: Increased traffic on McElroy, especially near a school zone, without a traffic study.
• Density: Still too high, even with reductions, and not fitting the "small family residential" zoning.
• Affordability: The higher price point (one-third to two-thirds of a million dollars) means it's not addressing Stillwater's need for affordable, entry-level housing.
• HOA enforcement: Concerns about absentee owners and the ability of an HOA to enforce rules effectively.

The developer's representative clarified that the target market is "game day houses" for non-Stillwater residents or for OSU students, not first-time home buyers, due to the higher price point of the reduced units. They also offered to restrict the four western units to single-story homes.

A motion was made to approve the revised plan with three conditions:

1. Composite 8-foot tall fences on the east and west sides.
2. Western border trees to be evergreen non-cedar.
3. The four western houses to be limited to one story.

The motion failed with a vote of 2-3.

Lease Agreement for Our Daily Bread Food and Resource Center (Ordinance 3575)

The Council considered an ordinance authorizing an amended and restated lease agreement for the city-owned property at 808 East Alcott Drive (701 East 12th Avenue) to Community Resourcing Incorporated for the operation of Our Daily Bread Food and Resource Center. This allows Our Daily Bread to expand into the adjacent building previously leased by DPS.

• Outcome: Advanced to second reading (5-0).

Industrial Construction Building Permit Expedited Process (Ordinance 3577)

The Council considered an ordinance amending city code regarding the expedited permitting process for industrial construction projects. The proposed change requires design professionals and plan reviewers to have errors and omissions insurance with a minimum of $1 million coverage, or a greater amount as determined by the development services director. This addresses difficulties with the previous requirement of 110% of total project value, which was often unobtainable for large projects.

• Outcome: Advanced to second reading (5-0).

Use of Tobacco and Vapor Products in Certain Places (Ordinance 3574)

The Council considered an ordinance amending Chapter 16 of the city code to repeal the existing smoking article and adopt a new one prohibiting the use of tobacco and vapor products in certain places.

• Outcome: Adopted (5-0).

Financial Matters 💰

• Airport Improvement Program Entitlement Funds (Resolution CC-2025-16): The Council adopted a resolution approving the submission of an application for Fiscal Year 2025 Airport Improvement Program entitlement funds from the Federal Aviation Administration (FAA). These funds will support the procurement and installation of a baggage handling system at Stillwater Regional Airport. The estimated total project cost is $1,183,222, with an anticipated FAA grant of $1,124,061 and the city's 5% sponsor match of $59,161.
• Block 34 Park Fees (Resolution CC-2025-9): The Council adopted a resolution approving Block 34 park rules and regulations and associated fees. An amendment was added to allow the City Manager to make revisions or amendments to the rules and regulations for efficient and safe operation, and to lower established fees without further Council resolution. However, any changes raising established fees will still require City Council action by further resolution. Three sections (Acoustics, Music Licensing, Deposits) were noted as missing from Exhibit A (park rental rules) and will be added.

Public Comments

A significant portion of the meeting was dedicated to public comments regarding the proposed Cowboy Landing PUD (CC-25-108). Eight citizens spoke in opposition, and three representatives for the developer spoke in favor.

Concerns raised by citizens included:

• Incompatible Development: Many residents, including Simon Ringmith, Lindel Stout, Kathy Fairbanks, Danny Lamar, and Jada Gaye, expressed that the proposed "game day house" community with temporary residents does not fit the long-term, family-oriented nature of the surrounding Wedgewood neighborhood.
• Parking Issues: Simon Ringmith highlighted that the proposed 9.5-foot wide garages are too small for most modern vehicles (trucks, SUVs), forcing residents to park in driveways or on the street, which is already limited. Kathy Fairbanks questioned the sufficiency of parking given the unstated number of bedrooms/beds.
• Density and Transition: Anthony Shore argued the application fails to meet the purpose of a smooth transition with surrounding densities, noting two-story buildings 20 feet from an 8-foot fence and single-family properties. Steven Fairbanks stated the PUD is not compatible with existing and expected development.
• Lack of Affordable Housing: Several speakers, including Steven Fairbanks and Jada Gaye, noted that the increased price point (starting near $300,000 and soaring over half a million) means the development no longer addresses Stillwater's need for affordable, entry-level housing, as initially discussed.
• Traffic and Safety: Brian Price raised concerns about additional traffic on McElroy, especially as it transitions into a school zone, and requested a traffic study. Kathy Fairbanks also urged connecting sidewalks to Skyline Street for safety.
• HOA Effectiveness: Danny Lamar and Jada Gaye questioned the enforceability of HOA covenants, especially with a majority of non-resident or non-permanent homeowners.
• Developer's Word: Steven Fairbanks recalled the developer's 2022 word to build a subdivision like Wedgewood and urged him to keep it.

Developer's responses and clarifications included:

• Revisions: Steven Ghost detailed the changes made, including reduced unit count (32), larger lots on the western edge, increased public parking, internal sidewalks, and wider streets.
• Target Market: John Bartley and Safe Lucy clarified that the higher price point means the target market is "game day houses" for non-Stillwater residents or for OSU students, not first-time home buyers. They acknowledged Stillwater needs housing at all levels but that this project, due to changes, is not for affordable housing.
• Professional HOA Management: John Bartley stated the HOA would be professionally managed with formal rules on enforcement, not solely by neighbors.
• Transition: John Bartley argued the development provides a good transition from the commercially zoned land to the east (McElroy and Jardot) to the single-family homes to the west.
• Flexibility for Amenities: Steven Ghost explained that common space amenities were not explicitly guaranteed to allow future HOAs flexibility in choosing desired features.
• Garage Size: Steven Ghost acknowledged the 9.5-foot wide garages are tight but standard for parking spaces.

Agenda Summary Table