Planning Commission Denies Western Road Office Rezoning

Stillwater Planning Commission rejected a proposal Nov. 4 to rezone residential property on South Western Road for commercial development, citing concerns about flooding, traffic congestion and neighborhood integrity.

The commission voted 4-0 to deny a request from Allora LLC to rezone 802 S. Western Road from Small Lot Single-Family Residential to Office zoning. The decision came after nearly an hour of public testimony from residents who raised concerns about stormwater runoff, inadequate street infrastructure and the impact on an established neighborhood.

The 1.1-acre vacant lot sits at the southwest corner of Western Road and West 8th Avenue. The applicant proposed building a one-story medical office with parking accessed from 8th Avenue.

Neighborhood Pushback

Seven residents spoke against the rezoning during the public hearing, submitting detailed written comments documenting flooding hazards, traffic problems and stormwater management concerns.

Brian Correa and Jennifer Brakhage, who live at 2401 W. 8th Ave., presented technical analysis alleging that commercial development would significantly increase stormwater runoff in an area already prone to flooding. Their property borders the subject lot.

"During and after strong or long-duration storms, flooding conditions occur at the 'low-water' crossing and downstream areas largely because much of the upstream local drainage basin has been compromised by commercial developments with unmitigated stormwater run-off," they wrote in submitted comments.

Bobby Bonner, who lives at 801 Wicklow Street, emphasized concerns about 8th Avenue's capacity to handle commercial traffic.

"8th Avenue is merely 17 feet wide in front of our house," Bobby Bonner told commissioners. "Two cars cannot safely pass by each other. 8th already suffers from heavy high-speed cut-through traffic from commercial property on Devon and 6th and others avoiding the crowded intersection at 6th and Western."

The Bonners' home sustained significant water damage during the 2019 floods, when neighbors were rescued by boat.

"Even in normal downpours, 8th Avenue experiences localized flooding," Bobby Bonner said. "The introduction of more impervious surfaces from commercialization, where grassy lawns once resided, would endanger the lives and property of residents already living in this flood plain."

Steve Trompler, who has lived at 818 Wicklow Street for more than 25 years, spoke of 34 inches of water in front of his house during the 2019 floods.

"We can't take any more water in our area," Trompler said. "And that lot is going to drain down 8th Street, towards my property, down Wicklow Street, in front of my house."

Maxine Mustard, who has lived at 2201 W. 10th since 1972, described experiencing "lakefront property" three times in 53 years when Stillwater Creek flooded.

"The more concrete you cover dirt with, the more your flooding problem is going to exist," Mustard said. "If the city wants to develop that more for commercial, they need to address the Stillwater Creek flooding problem first."

Comprehensive Plan Questions

Staff had recommended approval of the rezoning, noting the city's comprehensive plan calls for commercial uses along Western Road. However, the future land use map shows only the eastern portion of the property designated for commercial, with the western section calling for high-density residential.

Vice Chair Riley Williams questioned the timeline for Western Road becoming fully commercial.

"There's a significant amount of residential, single-family residential up and down Western currently," Williams said. "It's going to be a long time that Western is anywhere close to looking like that."

Chair Jana Phillips, who also served on the commission when a similar request was denied in 2021, said the timing still does not seem right for commercial development in the established neighborhood.

"It was not the time where it felt like it was being embraced by anybody to make the change in the neighborhood," Phillips said. "And I do really appreciate all of the citizens, the neighborhoods, really doing your homework. You guys have really done a lot."

Commissioner Mike Shanahan expressed concern about removing potential housing in a city facing a housing shortage.

"I think in this case, housing would be the best use of this land," Shanahan said, while acknowledging uncertainty about whether housing would actually be developed if the rezoning were denied.

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Infrastructure Concerns

Multiple residents cited the city's Comprehensive Plan, which states that on local streets like 8th Avenue, "through traffic and excessive speeds should be discouraged."

The plan also addresses stormwater concerns, noting that "older portions of the city do experience localized flooding issues during routine storm events" and that "increased impervious surface areas such as rooftops, streets, and parking lots contribute to excess stormwater."

Bob Hollrah, a 55-year Stillwater resident, urged commissioners to address traffic problems before approving additional commercial development.

"All you have to do is drive down Western or 6th, somewhere between 7:30 and 9:30 every morning, and somewhere between 4:30 and 6 o'clock every evening, and it's just chaos," Hollrah said, referring to congestion during peak traffic.

Applicant Response

Stephen Gose with Gose & Associates, representing the applicant, told commissioners his client had searched for four years to find suitable property for the medical office.

Addressing the reported 5,000 acres of vacant land available in Stillwater, Gose said: "Where are these 5,000 acres? He's [client] been looking for four years for a piece of property that would fit their needs, and this is one of the few that have been available."

Gose noted the development would include sidewalks on both Western and 8th Avenue and would require detention to manage stormwater runoff, which would be reviewed by city staff.

The applicant's traffic study projected 31 morning peak hour trips and 40 afternoon peak hour trips for a medical office clinic.

Commissioner Decision

After public comment and discussion, Commissioner David Peters moved to deny the rezoning based on impacts to the surrounding vicinity.

"I applaud efforts to provide more convenient medical services," Peters said. "Those are needed by many. I just think this is the wrong location in a neighborhood. I hope they can find another location."

The commission voted 4-0 to recommend City Council deny the map amendment.

The Planning Commission's recommendation will go to City Council for final consideration on Nov. 17.

Historical Context

This is the second time in recent years the Planning Commission has considered rezoning this property. A similar request was withdrawn in March 2022 after facing neighborhood opposition.

The property is platted as the eastern 357 feet of Lot 16 from J.T. Gray's Subdivision and has been vacant since a previous residential structure was removed.

Residents noted the neighborhood includes homes designed by noted OSU architects in the 1950s, including work by William Chamberlain, and may qualify for historic designation.

"We firmly believe that college towns get their charm from their old, friendly neighborhoods and thriving downtowns, and not from office buildings, strip malls, and new, gated communities," the Bonners wrote in their submitted comments.

📺 Watch the Presentation to Planning Commission