Pryor Creek P&Z approves spot rezoning at 21 North Indianola to match residential use

The Pryor Creek Planning and Zoning Commission on June 13 recommended approval of a rezoning for 21 North Indianola (owned by Joe Crabbe / 8 Point Creative LLC) to change the parcel from commercial general to RS-35 (single-family residential) to match its existing residential use.

Jesse Stringer of 8 Point Creative, speaking for the applicant, described the request as an effort to correct a mismatch between zoning designations and actual use. Stringer said the property is one of about 40 parcels in the neighborhood currently zoned commercial despite being used principally as residences; he told the commission that the situation leaves owners unable to obtain loans or insurance and at risk of sales only to large institutional buyers. "...these property owners that are stuck in gridlock," Stringer said, adding that many owners are older and want to sell to families rather than large funds.

City legal counsel (Chase) reviewed case law and advised the commission that spot zoning is not automatically illegal. He cited McNair v. City of Oklahoma City and said courts will uphold rezoning decisions unless they are clearly arbitrary or solely designed to benefit a single owner; valid rezoning must follow process and connect to public purpose. The commission acknowledged the legal guidance and discussed the broader zoning-history problem in the block.

Property owners spoke on both sides. Cheryl and Eddie Peters said they own three lots on the highway portion and asked that those remain commercial; Cheryl Peters said they plan future commercial use for those frontage lots. Amy Carroll, who owns property north of the subject parcel, asked that her property be rezoned to residential as well and said she was unaware it was listed as commercial.

After discussion, the commission voted to recommend the rezoning for 21 North Indianola. The recorded vote on approval was: Mike Dunham — yes; Randy Gibbs — yes; Brandon (recorded as German/Goodman) — yes; Gina Alvis Watts — yes; (Lance) — yes. The motion passed.

Commissioners and staff noted that correcting the larger zoning map inconsistencies will be a future, separate effort and that mass rezoning processes can be lengthy. The commission approved this individual rezoning request to resolve the immediate parcel mismatch and to allow the owner to market the property consistent with its residential use.