Council rejects Cowboy Landing PUD after neighbors raise parking, compatibility concerns

Stillwater — The Stillwater City Council voted 2-3 on July 21, 2025, to deny preliminary approval of the Cowboy Landing planned unit development (PUD) on East McElroy Road after neighbors and several council members said the revised plan still did not fit the surrounding single‑family neighborhood.

Neighbors and nearby homeowners told the council the project’s revisions — reduced from 42 units to 32 — still leave the development out of step with the area’s lot sizes and traffic patterns. "We all know this land is gonna be developed. We just want it to be developed responsibly," said resident Simon Ring Smith during the public‑comment period.

The new plan lowered gross density to 7.9 units per acre and added internal sidewalks, widened streets to 27 feet in most locations, and increased common parking from nine public spaces to 29, city staff told the council. Staff also noted the developer had agreed to limit the number of units at the western property line and to add open‑space amenities, but said several technical issues — including partial easement releases tied to OG&E — must be resolved before any final plat could be approved.

Why it matters: The council’s decision leaves the property at its current zoning unless the developer returns with a different plan. Opponents said the proposal would produce game‑day rental houses and transient occupancy, worsen on‑street parking, and provide lots and garages too small for typical vehicles. Supporters and the developer argued the plan creates a transition between commercial property on the east and single‑family lots to the west and adds parking and sidewalks that were not in the original concept.

Public comment and developer response Several residents spoke in opposition during the council’s public‑comment period. Multiple speakers said the proposed home footprints and parking would not suit long‑term residents and would encourage absentee ownership. Resident Simon Ring Smith pointed to garage dimensions and street parking when he warned, "You can't get around it. You're coming from out of town on game day. You're driving a truck, an SUV... these vehicles cannot fit in the garages."

Several nearby homeowners also raised legal and code objections: one speaker cited specific PUD code sections in arguing the developer’s statement of intent failed to demonstrate the special considerations that justify departure from conventional zoning; another said required written statements on projected structure values were missing or inconsistent with the city’s averages.

Developer representatives said changes since the June hearing addressed many concerns. Steven Gose of Gose and Associates summarized revisions and told councilors the plan now provides 32 units, increased public parking, internal sidewalks, a passenger‑vehicle turnaround on the north end and larger lots along the western edge. John Bartley, also representing the applicant, said the developer plans to hire a professional homeowners association (HOA) manager rather than rely solely on resident volunteers.

Council debate and conditions proposed Council discussion focused on neighborhood transition, housing type and long‑term use. One councilor moved to approve the revised plan with three conditions: an 8‑foot composite fence along the west side, evergreen (non‑cedar) trees along the west border, and a restriction that the four western lots be single‑story. The motion was seconded. Developers responded during the meeting that they were willing to limit the four western units to single‑story if that was required.

The motion failed on a 2‑3 vote. The meeting record lists voting no as Mayor William Joyce, Vice Mayor Jawlowski, and Councilor Hawkins; the two yes votes were the remaining council members.

Next steps and technical requirements City staff said additional technical items must be resolved before construction or a final plat could proceed, including partial releases of utility easements tied to OG&E and dedication of seven feet of right‑of‑way along McElroy. Staff also noted the city’s Sidewalk Connect program and the Transportation Projects Advisory Committee (TPAC) as the route by which sidewalk connections — if desired by council or the community — would be evaluated and prioritized for funding. The developer will have to return for final plat and final PUD approval if it chooses to pursue the project again.

Clarifying details - Units reduced: 42 → 32 (developer revision); gross density reported as 7.9 units/acre. - Public parking increased from 9 to 29 (including on‑street parallel and common spaces). - Developer‑proposed garage width on plans: 9.5 feet (residents said this would not fit most trucks/SUVs). - Staff noted required easement work and right‑of‑way dedication along McElroy must be cleared before final plat.

What council did not decide tonight Council did not adopt any final plat, binding covenants limiting short‑term rentals citywide, or a requirement that the developer build sidewalk connections beyond the site; staff said such sidewalk priorities are evaluated through TPAC and Sidewalk Connect and may require separate funding or engineering.

Speakers (from transcript) - Simon Ring Smith, resident (1705 Eastland Avenue) - Anthony Shore, resident (2001 East Linda Avenue) - Steven Fairbanks, resident (1724 East McElroy) - Bridal Stout, resident (308 Wedgewood Drive) - Kathy Fairbanks, resident (1724 East McElroy) - Danny Lamar, Wedgwood HOA board member - Jada Gailey, resident (523 Wedgewood Drive) - Steven Gose, Gose and Associates (representing developer) - John Bartley, attorney/representative for developer - Safe Lucy, property owner/representative - Henry, staff member (planning/Development Services) - Mayor William Joyce (council) - Vice Mayor Jawlowski (council) - Councilor Hawkins (council) - Councilor Clark (council) - Councilor Hardin (council)

Authorities - code: "Planned Unit Development code (PUD)" (transcript referenced sections 23-307(c)(6) and 23-307(f)(2)); referenced by multiple residents and staff.

Actions - kind: motion motion: "Approve the revised Cowboy Landing preliminary PUD plan as presented with three conditions: 8‑foot composite fence on west side; west border trees evergreen non‑cedar; and the four western lots limited to single‑story." mover: "Councilor Hardin" second: "(seconded on the record)" vote_record: [{"member":"Councilor Hardin","vote":"yes"},{"member":"Councilor Clark","vote":"yes"},{"member":"Mayor William Joyce","vote":"no"},{"member":"Vice Mayor Jawlowski","vote":"no"},{"member":"Councilor Hawkins","vote":"no"}] tally: {"yes":2,"no":3} outcome: "failed" notes: "Staff noted that unresolved utility easements and right‑of‑way issues must be resolved before a final plat could be accepted; developer offered to limit western lots to single‑story if required."

Discussion vs. Decision - Discussion points: resident concerns about density, parking (narrow garages), compatibility with Wedgwood neighborhood, enforcement limits of HOAs, possible short‑term rental/"game‑day house" market, and sidewalk connectivity. - Direction/assignment: staff noted easement/right‑of‑way issues must be resolved before final plat; TPAC and Sidewalk Connect are the pathways to prioritize pedestrian connections. - Formal decision: council declined to approve preliminary PUD (motion failed 2‑3).

Proper names [{"name":"Cowboy Landing","type":"program"},{"name":"McElroy Road","type":"location"},{"name":"Wedgwood","type":"location"},{"name":"Gose and Associates","type":"organization"},{"name":"OG&E","type":"business"},{"name":"Sidewalk Connect","type":"program"},{"name":"Transportation Projects Advisory Committee","type":"organization"}]

Clarifying details [{"category":"unit_count","detail":"units reduced from 42 to 32","value":32,"units":"units","approximate":false,"source_speaker":"Henry"},{"category":"density","detail":"gross density reported as 7.9 units per acre after revision","value":7.9,"units":"units/acre","approximate":false,"source_speaker":"Henry"},{"category":"garage_width","detail":"plans show 9.5 foot wide garages; residents say typical trucks/SUVs will not fit","value":9.5,"units":"feet","approximate":false,"source_speaker":"Simon Ring Smith"},{"category":"public_parking","detail":"public parking increased from 9 to 29 in revised plan","value":29,"units":"spaces","approximate":false,"source_speaker":"Henry"},{"category":"right_of_way","detail":"7 feet of right‑of‑way along McElroy pledged; easement release with OG&E must be completed before final plat","source_speaker":"Henry"}]

Community relevance {"geographies":["East McElroy Road","Wedgwood"],"funding_sources":[],"impact_groups":["nearby homeowners","students/gameday visitors"]}

meeting_context {"engagement_level":{"speakers_count":16,"duration_minutes":~240,"items_count":1},"implementation_risk":"medium","history":[{"date":"2025-06-16","note":"Preliminary PUD tabled for revisions after public comment"}]}