2024.09.03 Jenks CC / JPWA / JEDA Meeting 6PM

The Jenks City Council, Public Works Authority, and Economic Development Authority convened on September 3, 2024, for their evening meeting. After a brief delay and opening formalities, including a prayer and the Pledge of Allegiance, the council moved through a busy agenda. Topics ranged from financial approvals for city projects to significant economic development initiatives and various zoning changes.

Financial Approvals and Infrastructure Support

The meeting began with the approval of the consent agenda, a collection of routine items. One specific item, however, was pulled for a closer look: the reimbursement for Roy's Chicken. The city approved up to $58,800 in sales tax reimbursement for public infrastructure improvements the restaurant made. These improvements, which included drainage, water lines, sidewalks, and landscaping, were later disrupted by the city's Main Street project. This agreement allows Roy's Chicken to recover costs from the sales tax they generate.

Another major financial discussion centered on funding for the new fire station. The Jenks Public Works Authority approved a $5.5 million promissory note. This note has a five-year term with a fixed interest rate of 5%, and it's interest-only for the first five years. What's notable is that the loan is unsecured, meaning no city assets or revenues are pledged as collateral. This arrangement was possible due to Jenks' strong financial standing, and it comes with zero transaction costs, making it a very good deal for the city.

Economic Development and River District Updates

The council also addressed the Jenks River Entertainment District Economic Development Plan. A technical amendment was approved to clarify the eligibility of certain project costs. This change doesn't increase the overall dollar amount or land area of the plan. Instead, it makes it clear that other projects south of the turnpike, beyond just the outlet mall, are included. It also clarifies how $30 million is allocated for the outlet mall's infrastructure and another $30 million for other related projects within the district.

Following this, two significant economic development agreements were approved: one for Tulsa Premium Outlets and another for Camp Pickle.

• Tulsa Premium Outlets: This agreement provides a $30 million reimbursement for infrastructure improvements like street work and traffic solutions. This money comes from Tax Increment Financing (TIF) revenues, specifically sales tax and ad valorem taxes generated within the outlet's area. It's estimated to take about 13 to 15 years for full reimbursement, potentially faster if business continues to be strong.
• Camp Pickle: This project received a $4 million sales tax rebate. This rebate is performance-based, meaning it's paid out as Camp Pickle generates sales tax revenue.

A key point of discussion was how TIF revenues work and benefit the city.

• The city collects 3.55% in sales tax. Of this, 2% goes to the TIF to fund these projects, while the remaining 1.55% goes directly to the city's general operations, capital improvements, and vision extension funds.
• For ad valorem taxes, 75% goes to the TIF, and 25% goes to Jenks schools as an additional funding source.
• This setup means the city doesn't have to raise property taxes, and developers front the costs for public infrastructure. Once the TIF is fully repaid (it expires in 25 years), all sales tax and ad valorem revenue from the area will go directly to the city or other TIF projects within the district. This approach helps increase the city's overall tax revenue base and supports projects like the new fire station.

Zoning Changes Across Jenks

Several zoning requests were on the agenda, reflecting ongoing development and land use adjustments in Jenks.

• 1119 West Main Street: A property at this address was approved for rezoning from RS1 (residential) to Local Commercial. This change aligns with the zoning of neighboring properties. The current owners live there, but if the property is vacated for a certain period, it cannot revert to residential use. Concerns were raised about potential commercial uses, like dispensaries or gas stations, and the need for buffers between commercial and residential areas. However, the city's Unified Development Ordinance (UDO) has standards for such buffers.
• 502 East A Street: This vacant lot, next to Alien Games, was approved for rezoning from Office Medium to Commercial Shopping. The previous zoning made it difficult to build due to setback requirements. The applicant plans to build an office building on the site.
• Crossvine Development (PUD 146 Amendment): A major amendment was approved for the Crossvine development at 131st Street and Elm. This 120-acre project is planned in three phases. Phase 2, covering about 55 acres, will include 180 homes primarily for a 55 and older community (though not exclusively). Homes will have a minimum size of 1,600 square feet with 100% masonry, and prices are expected to range from $450,000 to $1 million, averaging around $650,000. The development will feature amenities and green spaces, aiming for a high-quality living environment. Exceptions were granted for architectural features, sidewalk requirements (one side only), and signage size, given it's a private, gated community. Emergency access points were also discussed.

The Controversial Car Wash Proposal

One of the most debated items was a request to rezone a property south of the turnpike and west of Elm Street from Industrial Light to Commercial Shopping, with a Specific Use Permit (SUP) to allow for a car wash.

• Concerns Raised:
• Applicant's Response:

After extensive discussion, including a failed motion to deny and a failed motion to continue the item for a traffic analysis, the council ultimately voted 4-2 to deny the car wash proposal. This decision reflected the council's safety concerns regarding traffic flow and the overall impact on the area.

Key Takeaways:

• The city is actively managing its finances and securing favorable terms for major infrastructure projects like the new fire station.
• Economic development efforts continue to focus on attracting and supporting businesses within the River Entertainment District, with clear plans for TIF revenue utilization.
• Zoning adjustments are ongoing to accommodate growth and changing land use needs, balancing development with community concerns.
• Controversial projects, particularly those with significant traffic or environmental implications, face rigorous scrutiny and can be denied if safety and community impact concerns are not adequately addressed.