[{"_1":2,"_111":-5,"_112":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6262607,"mediaKeyId","3114552-33181d463a4ab74c125ecd840271e7ba","parentId",3114552,"title","Council approves North Norman Village mixed-use PUD near I-35 and Indian Hills with added parkland and density allowances","audioSeconds",1579,"startMs",4177000,"endMs",5756000,"viewUrl","/Search/View?dp=1&key=3114552-33181d463a4ab74c125ecd840271e7ba&start=4177&end=5756","thumbnailUrl","https://assets.pipeline.soar.com/3114552-33181d463a4ab74c125ecd840271e7ba/thumbnail_4177000.jpg","articleUrl","/articles/6262607/Norman/Cleveland-County/Oklahoma/Council-approves-North-Norman-Village-mixed-use-PUD-near-I-35-and-Indian-Hills-with-added-parkland-and-density-allowances","mediaUrl","https://secure.pipeline.soar.com/6262607-aa4fea331799266aa2d3beef83bdc03c/orig.mp4?Expires=1771054000&Signature=DeDqbZdYCvS3ayZGPVxdWdwiL79QKxaFEvrFVP4xOF60sqF1rXrYH~Q4BJrpyBxr6KqlY7u0BsPkepOj~2gNcAlMAAfrt5x-nxuM6CNlVZz7QT1ZILqaqYzg727sMbFY18DXWNQ08xmRT1xHwcX4VJQ~1cGOSbwocfGsXz8uTEhA7NdlT9AYDCA7aPOiXlhOqLlfcr5RjYhMTyTad4sfr8OXQiwj9lZ4FmMAUnq6OWdRgyZRX7WctJxbvfoz~QP44iI54TS69e9WdsqP7BdjXhbR2Z6hJDcxcy6m8UTkDW1GIjK3gqF9aFgGl7E7roIBuDo7JqiwU5M-M-yUnqnffA__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Norman, OK","date","2025-04-24T23:16:53.89Z","article","The City Council approved a rezoning to Planned Unit Development and a preliminary plat for the North Norman Village mixed-use project near the southwest corner of I-35 and West Indian Hills Road on April 22, voting 8-1 on the ordinance (Council Member Nash voted no).

The developer described a large mixed-use plan for roughly 131 acres at the I-35/Indian Hills corridor, including commercial parcels along the highway, five multifamily development pads (each roughly 300 units in the developer's concept), and a compact single-family neighborhood with 43 lots and accessory dwelling unit allowances. The site plan includes approximately 15 percent open space and about 7.5 acres of parkland, per developer presentations.

Representatives said the plan evolved after pre-development meetings and engagement with neighbors; adjustments included expanding green buffers along the site's south and west edges and converting a previously proposed commercial parcel into public parkland adjacent to residential areas. The developer highlighted a landscape-first strategy and internal block-level common spaces for the single-family blocks.

Council and staff discussed traffic, stormwater, and flexibility in permitted uses. Council Member Holman asked whether the plan allows the multifamily areas to include vertical mixed-use (ground-floor commercial with residences above); the developer agreed to a friendly amendment to add multifamily/mixed-use allowances to development-area language and to the exhibit listing permitted uses. Planning staff supported on-floor amendments and noted unanimous Planning Commission approval prior to council action.

City traffic and engineering staff said the site would rely on existing storm sewer infrastructure with a detention and treatment-train approach; the applicant's engineer said the detention basin would handle developed runoff and that design would route water toward existing conveyance to the south.

The council adopted three on-floor amendments: (1) two-foot building-line language as redlined in the packet for select residential blocks, (2) an insertion allowing multifamily/mixed-use in \"Development Area 3A and 3B1,\" and (3) an exhibit clarification allowing multifamily in the listed uses for the primary development area. The ordinance passed 8-1 on second reading and again on final reading; the preliminary plat passed 8-1 as well.

Council members praised the developer's neighborhood engagement and the amount of parkland proposed, while some members urged continued attention to infrastructure costs, long-term maintenance, and careful phasing as the site develops.

Votes at a glance:
- Rezoning (A-2 to PUD) and PUD narrative amendments: adopted on final reading 8-1 (Council Member Nash opposed).
- Preliminary plat (North Norman Village): approved 8-1.","mediaType","Video","parentTitle","City Council Meeting, 4/22/25","oneSentenceSummary","The council approved rezoning and the preliminary plat for North Norman Village at I-35 and Indian Hills April 22, allowing a mixed-use project with five multifamily pads, 43 single-family lots, and about 7.5 acres of public parkland; the ordinance passed 8-1 with Council Member Nash opposed.","taxTitle","Norman, Cleveland County, Oklahoma","taxId",2684,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6262613,"Council approves PUD and preliminary plat for Tecumseh Road self-storage with added stormwater and landscaping conditions",484,6581000,7065000,"/Search/View?dp=1&key=3114552-33181d463a4ab74c125ecd840271e7ba&start=6581&end=7065","https://assets.pipeline.soar.com/3114552-33181d463a4ab74c125ecd840271e7ba/thumbnail_6581000.jpg","/articles/6262613/Norman/Cleveland-County/Oklahoma/Council-approves-PUD-and-preliminary-plat-for-Tecumseh-Road-self-storage-with-added-stormwater-and-landscaping-conditions","https://secure.pipeline.soar.com/6262613-a401ffb2e77aed90626d321bcfbd2b89/orig.mp4?Expires=1771054000&Signature=J2LwTo6rotG2Pa64TZHHVkIzR-I0YQD1NZrzUkBfgk4ICs1NpVDLtNF7lEx9ObqbPfykj810oOy56vHCEQcx1URJA0kHVpiN~H0nLI2uDkfVRRpNBFbXmSeUgJb3fnQPN6jc7lIQnpI2xWbcspPawXztHYbbeD048pTIVSrOQw395mi8Ypu3N8hyiRexY6H2BMVaHXzUSe0cq0xyakc~5WqXgRdsMmkRFDR2eeOWyvV0-O41UyL8~cyVwKOP4EfnLM~VjAZZoURFv39NR9uHN3Cou~hwr4ZJFv3-syNyt~B71LxHIoS7pCv7sNGTSLkCiPUD6t~uWk5IKK~mrvxGtw__&Key-Pair-Id=KUT5TJCACFTXG","The City Council unanimously adopted a Planned Unit Development (PUD) and approved a preliminary plat for Tecumseh Road Storage at 281 West Tecumseh Road on second and final reading April 22.

The applicant sought to re-designate the site from A-2 agricultural to PUD and to adjust the 2025 Land Use Plan consistent with a commercial designation and current urban service-area status. Gunnar Joyce, representing the applicant (Storage Oklahoma / WPM Properties), told council the developer substantially revised the site plan and PUD after neighborhood meetings to address drainage, sight lines and aesthetics.

Key negotiated concessions now in the approved PUD and plat include:
- A 75-foot building setback along the property\u000border with the single-family neighborhood to the north (increased from 20 feet initial A-2 setback and 40 feet earlier drafts).
- An oversized detention area north of the site enlarged by roughly 40 percent compared with earlier engineering assumptions; the developer projected post-development flows to affected neighbors would be cut by about half for a two-year storm event.
- A masonry requirement (about 80 percent masonry on elevations visible from Tecumseh Road), a prescribed earth-tone color palette, single-story maximum height for the storage buildings, and a prohibition on pole-mounted lot lighting (fixture mounting on the building only).
- Hours of operation limited in the PUD and an agreement that the rear third of the site (closest to the neighborhood) would have outdoor lights shut off at 10 p.m.
- No on-site dumpster and developer responsibility for fence maintenance along the north lot line; a landscape plan that proposes additional trees and coordination with the city forester.

The developer said the revised plan included an extra building placed as a noise and light buffer, modifications that reduced visible area toward the adjacent homes and added an extensive landscaping plan. Planner and staff recommended approval following unanimous Planning Commission support.

Council members asked staff and the applicant about drainage details and stormwater routes; the applicant
nd engineering consultant described existing storm sewer capacity and the treatment-train approach for the detention and water quality features.

The ordinance rezoning the property to PUD and the preliminary plat were adopted by unanimous vote. The council also approved a redline amendment to the PUD narrative on the floor to incorporate the final design changes discussed with neighbors.","Council unanimously rezoned 281 W. Tecumseh Road to a Planned Unit Development and approved the preliminary plat after the developer agreed to larger detention, a 75-foot northern building setback, masonry and lighting limitations, and other site-specific conditions intended to reduce impacts on adjacent homes.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6262617,"City manager unveils FY2026 budget; residents raise concerns about sales-tax reliance and reserves",228,2571000,2799000,"/Search/View?dp=1&key=3114552-33181d463a4ab74c125ecd840271e7ba&start=2571&end=2799","https://assets.pipeline.soar.com/3114552-33181d463a4ab74c125ecd840271e7ba/thumbnail_2571000.jpg","/articles/6262617/Norman/Cleveland-County/Oklahoma/City-manager-unveils-FY2026-budget-residents-raise-concerns-about-sales-tax-reliance-and-reserves","https://secure.pipeline.soar.com/6262617-803f5003b666189693623e1c498df4b8/orig.mp4?Expires=1771054000&Signature=aE4zYGoXBThU3nzQekSTPdP5sz9y-VtfPm3yaMP6i6Fog8ASnVKoPGwQg7NSvKEAfjODkrtmxFvqLfY3UHdQ6~QAwEI23DJ6WB5eHfxlr5p5~2ua-TtkQOoiKra5cHOmmSXYVTWgnaNGnNGZN03iBkXKqGpeYkk51pnQMhenmGWV8ESC1b0WpisYQUETzl-CkFTIfDHPr2SVM3DV3lUUchN1uavab07F~5x~wThZ17d0FAiQwl7iLz3Ii3-5rT7QLyy3dMyi5pXa8I4cZ4hF5wN0UU5AjfGHh2JVywl1XSoLcWU5IZac6TxEMIxNDTU3xsZtJbptZ-WrQBn6EeTjjA__&Key-Pair-Id=KUT5TJCACFTXG","City Manager presented the proposed City of Norman fiscal year 2026 budget at a public hearing on April 22, saying the plan is a policy document that reflects the city's priorities and projected revenues of about $306.9 million across all funds.

The manager outlined key revenue and expenditure projections: General Fund revenues were projected at $107.1 million with sales and use taxes representing the largest share (65% of the General Fund), and total projected expenditures across all funds were approximately $295.2 million. The manager noted personnel costs account for about 70 percent of operating expenditures and that the proposed General Fund expenditures were projected at about $111.2 million.

During the public comment period residents and stakeholders expressed concerns about the city's dependence on sales tax and the prospect of drawing on reserves. Rob Norman (Ward 3) asked how the proposed arena tax-increment financing would affect long-term reserves and referenced projections showing potential future deficits tied to arena-related TIF obligations. He asked for staff projections through 2031.

Other commenters urged targeted investments and service adjustments:
- Dan Munson (Ward 6) recommended hiring community service officers paid from hotel tax revenue for game-day surge traffic and proposed a year-one AI evaluation budget of $2,500 for city operations.
- Steven Ellis (Ward 4) described the proposed budget as \"tight as a drum,\" noted a freeze in some services and reductions in capital spending, and warned stagnant sales-tax trends and larger economic forces could push the city toward midyear stress.
- Cynthia Rogers (Ward 4) and Nancy/Mayumi Windler (Ward 2) echoed worries about flat sales-tax growth and urged conservative planning and protection of the sales-tax base.

City staff said the budget process will continue with study sessions on capital (May 6), enterprise funds (May 20), and a final hearing May 27 before council consideration of adoption on June 10. The next public budget hearing was scheduled for May 27, 2025.

Council members and members of the public asked for additional scenario analysis on reserve levels, impacts of potential economic downturn, and more detailed projections reflecting commitments such as the arena TIF. The manager noted the proposed documents are available on the city's website and emphasized the multi-step public process that will continue in May and June.

No formal vote was required at the April 22 hearing; council closed the public hearing by unanimous voice vote and set the next meeting dates for further budget review.","City Manager presented the FY2026 proposed budget with projected revenues of about $306.9 million and recommended next steps; public commenters and council members warned the city's heavy reliance on sales tax and declining general fund balance could force cuts or reserve use.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6262622,"Norman tax-increment authority postpones Rock Creek phasing-plan vote amid legal challenge and public objections",96,3959000,4055000,"/Search/View?dp=1&key=3114552-33181d463a4ab74c125ecd840271e7ba&start=3959&end=4055","https://assets.pipeline.soar.com/3114552-33181d463a4ab74c125ecd840271e7ba/thumbnail_3959000.jpg","/articles/6262622/Norman/Cleveland-County/Oklahoma/Norman-tax-increment-authority-postpones-Rock-Creek-phasing-plan-vote-amid-legal-challenge-and-public-objections","https://secure.pipeline.soar.com/6262622-a1f4b3752e4c303bc1eb8876c0d306ed/orig.mp4?Expires=1771054000&Signature=Ts9V8pcT~eylvOMnls~ywGOa6ArXHBBNW~3lz9Fpum5O02vUSv62ejzDsTHPPbAYqA836L05S67s8tMWcxwq5RZAj14wcvDSsg0BqxNHwzdGvqBKDEzaHIrukKvreWXCVp04RNzely7YKPgxv1TfRwgq6n-xiiXXt0CrjmvCPQPDhCbtQczIpxdUkTyy8dFMqn9perusBgRzJl5ZMtXEwNZ2T1fHENu~oey01Q~8XBsR3OuZ~78xEhSwWG0AJEHO~XP7XcfHHEyS8PBnYUmEOOfX4P~ZWZmruFAwcw3jQiEyCFPFctKA-YcZbu~uxn04WCoThEN0nNrU5~eMQqKTaQ__&Key-Pair-Id=KUT5TJCACFTXG","The Norman Tax Increment Finance Authority voted 5-4 on April 22 to postpone a vote on the phasing plan tied to the Rock Creek Entertainment District development until May 20, 2025.

City Attorney Rick Knighton told the council the economic development agreement requires the developer to submit a phasing plan and for the tax increment authority to approve or disapprove it within 30 days. Knighton said the developer submitted the plan March 14 and the parties had extended the authority\readline to April 24; if the authority does not act, the developer could issue a notice of default and the authority would have 30 days to cure it. \"If council doesn't take action today, more likely than not, what will happen is you will get a notice from the developer parties that you are in default,\" Knighton said.

Opponents and residents urged postponement while litigation over whether the financing ordinance may go to referendum is pending before the Oklahoma Supreme Court. Rob Norman, who identified himself from Ward 3, told the council he believed the referendum process suspended council authority over related actions and argued postponement or indefinite delay was appropriate: \"Once the referendum power has been invoked on a city ordinance ... the subject matter of the city ordinance is entirely withdrawn from further consideration of the legislative body of the city,\" he said. Other commenters, including Pam Post and Paul Arcaroli, asked the council to let the court review the referendum petition before proceeding.

Supporters of moving forward said postponement buys time but does not resolve the underlying legal questions. Knighton emphasized that the phasing-plan review for the tax increment authority is separate from the referendum process over the ordinance. He said if the authority disapproves the plan it must provide specific reasons and warned that disapproval \"could be difficult\" given contract language allowing a variance of up to 15 percent in some cost estimates.

The motion to postpone was made by Council Member Brenda Grant and passed with five members in favor and four opposed; council members who voted against postponement were identified in the record as Council Members Dixon, Hingle, Ball and Mayor Heikala.

Council members and members of the public debated the potential legal and financial consequences of postponing versus deciding now. Knighton said remedies for default under the contract could include termination of the economic development agreement or damages and equitable relief. He said the likely immediate consequence of no action would be a notice of default from the developer, which would start a 30-day cure period. \"Once you get the notice of the default, you have 30 days to cure that default,\" he said.

Several speakers urged the council to use the postponement to seek further legal analysis. Steve Ellis, a frequent public commentator, suggested the council obtain outside counsel and examine whether the tax-increment action is procedurally or legally affected by the pending referendum.

The authority took no further substantive action on the development agreement at the April 22 meeting. The item is scheduled for formal consideration again on May 20, 2025, according to the motion adopted by the authority.

Votes at a glance:
- Motion to postpone consideration of the Rock Creek Entertainment District phasing plan to May 20, 2025: passed (5-4). Voted no: Dixon, Hingle, Ball, Mayor Heikala.

Next steps: the authority will reconsider the phasing plan on May 20; legal filings in the pending referendum case may affect how the authority proceeds.","The Norman Tax Increment Finance Authority postponed consideration of the Rock Creek Entertainment District phasing plan to May 20 after city attorneys warned of contractual consequences and residents urged delay while an Oklahoma Supreme Court referral proceeds.","actionData","errors"]

Article not found

Council approves North Norman Village mixed-use PUD near I-35 and Indian Hills with added parkland and density allowances

Council approves PUD and preliminary plat for Tecumseh Road self-storage with added stormwater and landscaping conditions

City manager unveils FY2026 budget; residents raise concerns about sales-tax reliance and reserves

Norman tax-increment authority postpones Rock Creek phasing-plan vote amid legal challenge and public objections