Stillwater planning commission backs rezoning for large mixed residential project near Perkins and Jardot

The Stillwater Planning Commission recommended approval of two map amendments on March 3 that would rezone adjacent parcels near Airport Road and Jardot from General Industrial (IG) to residential zoning to accommodate a mixed residential development.

Staff member Henry Bibelheimer of Development Services told commissioners the northern parcel at 3398 North Carteret Oak Road is proposed to be rezoned from IG to Small-Lot Single-Family Residential (RSS) and that a nearby parcel is proposed to be rezoned to Residential Two-Family/Multi‑Family (RTM). Bibelheimer said the requests align with the city’s Envision Stillwater 2045 future‑land‑use map, which designates the area as appropriate for moderate‑density residential uses.

Applicant representative Caleb Smith of Craft and Toll described a conceptual plan that would be implemented after a minor subdivision: Tract 1 (RSS) would include 98 lots on 36.9 acres (about 2.65 dwelling units per acre); Tract 2 (RTM) would include roughly 218 townhome units on 20.2 acres (about 10.8 du/acre); combined the development would total about 316 dwelling units across 60.1 acres (≈5.26 du/acre). "We feel confident with our plan — it utilizes the comprehensive plan and existing city utilities," Smith said.

Neighbors expressed concerns at the public hearing about road conditions, traffic and locating homes near existing industrial operations. Keith Massar and Margaret Nassar, both of East Marcus Drive, questioned whether Jardot’s pavement and intersections could handle the added traffic and whether larger industrial uses might move in if zoning stayed IG. William Cole of East Marcus cautioned that multiple concrete plants, a recycling center and a city electric plant already operate nearby and said placing housing close to those uses could create noise, light and property‑value risks.

Smith and staff responded that the applicant prepared a traffic‑impact analysis (TIA) and that staff will require a TIA at the preliminary‑plat stage if trips exceed 1,000 per day or 100 in a peak hour. Smith also argued residential vehicle trips would be lighter on Jardot than heavy industrial truck traffic and said the design includes buffers to transition from industrial to two‑family to single‑family uses.

After discussion, the commission voted twice to recommend approval to City Council: first to rezone the northern parcel to RSS (motion carried 4–0) and then to rezone the southern parcel to RTM (motion carried 4–0). The resolutions were advanced as recommendations; final action will be taken by the City Council.

Commissioners and staff noted that more detailed impacts — including traffic mitigation, plat layout, exact lot sizes and landscape screening — will be addressed during the preliminary‑plat and permitting phases rather than in the zoning recommendation. "At this stage we're looking at whether the zoning conforms with the comprehensive plan," staff said.

The City Council will review the commission’s recommendations at a subsequent meeting; a schedule for Council consideration was not specified during the Planning Commission hearing.