Planning commission backs rezoning to allow triplex at 427 West Sims

The Norman Planning Commission voted 8-0 to recommend approval of Ordinance O-2425-37, a rezoning request for 427 West Sims that would allow a two-story triplex on a lot currently governed by the Center City form-based code (detached frontage).

Planner Anna East Star presented the request, saying staff forwarded the applicant’s proposal to rezone the parcel to a CCPUD (Center City planned unit development) so the owner could build a triplex. East Star said the project would sit at the 25-foot required build line, and that the applicants met most form‑based-code requirements but would need to place a steel exterior stair into the eastern setback and would finish the ground‑floor units at grade.

The applicant, Mark Crittenbrink of Crittenbrink Architecture, told commissioners the existing building is a triplex with a lower level about 4 feet below grade that “takes on water. It's pretty nasty,” and that the owners plan to demolish it and replace it with a 40-by-40, roughly 1,600-square-foot building. Crittenbrink described the proposed layout as two one-bedroom units on the ground floor—each about 750 square feet as open studio-style units—and a two-bedroom, two-bath unit on the second floor. He said the owners and their consultant chose a slightly lower finished-floor approach so the lower units would be accessible, and that four parking spaces would be provided off the alley at the rear of the lot.

East Star said the applicant held a voluntary predevelopment meeting; two residents attended and raised questions about bedroom counts and design, which the applicant’s architects addressed. She noted prior local rezoning history: nearby properties were downzoned in 2016 and the Center City form‑based code was adopted in 2017 to preserve a residential character while allowing some variety in housing types.

Commission discussion was brief, no public comments were offered, and a motion to approve the rezoning carried 8-0. The commission’s action is a recommendation to the City Council; the ordinance remains subject to council review.

The applicant said the project aims to add one‑bedroom units that the team identified as in demand for the core area. Crittenbrink said, “we have lots of multi bed units. What we don't have are one‑bedroom units,” and that Councilwoman Grant had expressed support for more one‑bedroom housing in the core area.

If City Council approves O-2425-37, the property’s zoning would change from CCFBC detached frontage to CCPUD to expressly allow the triplex form described to the commission.

Details: the lot is within the Center City form‑based code area; the proposal includes a metal exterior stair that extends into the setback, four off‑alley parking stalls, and a building with an at‑grade finished floor. Staff and the applicants said the design seeks to preserve a residential look consistent with Center City goals.

Speakers who addressed the commission on this item were staff and the applicant; no public commenters spoke during the meeting.

Next steps: the planning commission will forward its recommendation and materials to the City Council for consideration of Ordinance O-2425-37.