2024.08.22 Jenks Planning Commission Meeting 6PM

The Jenks Planning Commission convened on August 22, 2024, to address several key zoning and development requests. The meeting saw discussions on rezoning properties for commercial use, including a proposed car wash, and a significant amendment to a planned unit development for a new residential community. Commissioners heard from staff, applicants, and the public, weighing various factors from traffic impact to environmental concerns.

Rezoning for Commercial Use on Main Street

The meeting kicked off with a request to rezone a property at 1119 West Main Street. This lot was residential (RS1) but the owners wanted to change it to Local Commercial (LC). This change would match other recent rezonings in the area and fit with the city's plan for Main Street, which aims for more retail businesses.

Staff recommended approving this request, noting it aligned with the city's goals. After a brief discussion, the commission voted to approve both the rezoning and the related comprehensive plan amendment.

A New Look for East A Street

Next up was a request to rezone 502 East A Street. This property, which has been empty for years and sits next to Alien Games, was partly zoned Office Medium (OM) and partly Commercial Shopping (CS). The applicant wanted the entire lot to be Commercial Shopping.

The plan is to build an insurance office there. It turns out the current Office Medium zoning has setbacks that are just too big, making it hard to build anything on the lot. Staff supported the change, and the commission agreed, approving the rezoning to Commercial Shopping.

Proposed Car Wash: A Detailed Discussion

One of the longer discussions centered on a proposal for a car wash located west of Elm and south of the Creek Turnpike. This area is currently zoned Industrial Light (IL), and a car wash needs a Specific Use Permit (SUP) to operate.

Staff recommended changing the zoning to Commercial Shopping with the SUP.

Key Takeaways from the Car Wash Discussion

• Access: The city wants the car wash to have shared access with the nearby Quick Trip, which would be handy for customers. However, the car wash owners said they couldn't guarantee Quick Trip would agree to this.

• Screening: Extra landscaping and a masonry wall along Elm Street were suggested to make the parking lot look nicer and less like a "sea of parking.

• Environmental Concerns: Because the site is near PCAT Creek, there were questions about stormwater runoff and chemicals. The applicant explained their car washes use underground recirculation and storage, so everything stays contained. They also mentioned they use a lot of reclaimed water.

• Noise: The vacuums are designed to be on the east side, away from any residential areas, and are not overly loud.

The applicant, who also owns other car washes, described their business as the "Chick-fil-A of auto washing," emphasizing their high-quality equipment and service. They believe there's enough demand based on traffic counts, even with other car washes nearby.

Public comments brought up concerns about potential runoff into PCAT Creek, the aesthetics of a car wash next to natural areas, and whether the city needed another car wash. There was also a point about car washes not generating sales tax, unlike other businesses.

After much back and forth, the commission voted to approve the rezoning and the Specific Use Permit, with the condition that no billboards would be placed on the property.

New Residential Community: PUD Amendment

The final major item was a request for a major amendment to PUD 146, located at 131st and Elm Street. This is for Phase 2 of a larger development. The original plan was approved in December 2023, with this phase set to be a "luxury living with minimal maintenance" community.

This new phase will have up to 180 homes on 55-foot lots, with a minimum size of 1,600 square feet. It's designed as a gated community with private streets and a host of amenities, including:

• A clubhouse with food prep and meeting rooms.

• Playground and recreational facilities.

• Pool and pickleball court.

• Trails and picnic areas.

The developer explained that while it's not strictly restricted to 55 and over, it targets "empty nesters" looking to downsize. Homes will be high-quality, ranging from $450,000 to over $1 million, with no two-story homes and all masonry/brick/stone/stucco exteriors. They also use a unique 1-foot and 9-foot side yard setback to create more usable space between homes.

A few exceptions were requested:

• No through road: The community will not have a north-south collector road running through it, as it's a private, gated development.

• Sidewalks: Sidewalks will be on one side of the street, 4 to 5 feet wide, with additional trails throughout.

• Signage: A larger ornamental entry sign (48 square feet) was requested, which is bigger than the standard 15 square feet, but the applicant clarified it's part of the entry feature, not a billboard.

Public concerns included potential toxic waste from old oil wells (which the developer confirmed they are addressing) and increased traffic on Elm and 121st Streets. The developer assured that emergency access points are planned and that traffic from a 55+ community is typically staggered.

The commission approved the major amendment, acknowledging the quality of the proposed development.