A big problem always comes with a new opportunity and a new solution. This is where the real work begins.

The following article is an opinion piece from Jenks Citizens. We encourage everyone to conduct their own research and form their own conclusions based on all publicly available data. While we will provide links to public information, our interpretation and opinion of this information are simply that—our opinion. We do not hold any position within the City and are not professional advisors, just citizens aiming to share with our community.

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So, if you look around and pay attention a year after its opening, the problem is clear: the Tulsa outlet mall located in the heart of Jenks that once promised development and economic growth for the land around it now stands mostly empty, a stark reminder of unmet expectations.

The aquarium, largely funded by The City of Jenks and intended to attract visitors to support local dining, shopping, and entertainment, has not succeeded in revitalizing the area, and none of developments that Mayor Box said were coming in 2022 have emerged around it. The River Walk area, another crucial component of Jenks' economic development plan, is also facing challenges, with many vacant storefronts, low foot traffic, and multiple ownership changes. The Gateway district remains mostly undeveloped. Downtown Jenks suffers from significant infrastructure issues and requires substantial investment for revitalization, with four acres of City owned land known as the library land sitting empty due to failed development and infrastructure problems. Additionally, there have been unsuccessful attempts to develop once city-owned land for The Cal Ripken Experience, resulting in a citizen-led lawsuit and petition. The Bank development, once seen as a potential catalyst for revitalization, is struggling to attract tenants, prompting Mayor Box to consider using taxpayer money to repurchase it after initially funding it with Tax Increment District Money.

Since taking office in 2017, Mayor Cory Box and his administration have overseen the largest public spending in the city's history, which has not produced the desired outcomes. He has aligned with President Joe Biden's initiative to use millions of taxpayer dollars to purchase a luxury 25-acre ranch with a full-size basketball court. This property is now used as a for-profit entity for the City of Jenks without any plan for taxpayer return on investment. Despite campaigning as a conservative who advocates for limited government, Mayor Cory Box has adopted a big government approach to transform Jenks into a tourist destination. This strategy aligns with state and federal bureaucratic goals of promoting tourism and economic development, serving his political ambitions but diverging from the desires of Jenks residents who seek a well-designed, connected, and charming suburban city with the appeal of Oklahoma's top public school.

The Mayor's strategy has faced criticism due to its emphasis on large, opaque, and untested tourism projects, instead of tackling the essential infrastructure and development requirements of the current downtown area and nearby neighborhoods. This has raised increasing worries among residents that the city's resources are being poorly managed, with a focus on eye-catching attractions rather than practical enhancements that would benefit the entire community and aid the struggling local businesses.

Through reading numerous social media posts, conducting polls, living in Jenks for 25 years, and engaging in conversations, we've discovered that people didn't choose to move to Jenks and pay high property taxes just to face traffic lights, high-rise buildings, and apartment complexes. Residents live in Jenks because they have a deep pride in their hometown, or they relocated to escape city life or to benefit from Jenks Public Schools and their offerings. They seek a community that is safe, family-friendly, and provides a high quality of life. They wish to invest in a town that aligns with their values and offers a stable environment for their families.

If you set aside state, federal, and political ambitions and concentrate on the basic desires of the people of Jenks, the answers are evident: Emphasizing quantitative and connected design, backing local businesses, and preserving the distinctive character of Jenks that attracted them initially. They don't want a tourist attraction or a city that mirrors the urban sprawl they moved away from. Rather, they desire a return to the core values that make Jenks unique: community, excellent schools, and a tranquil, suburban environment.

To be completely open, we own real estate in Downtown Jenks and have a financial interest, which strongly motivates us to seek a return on our investment. With that said, the ten downtown blocks are the heart of our landlocked town and are vital for Jenks's overall economic health. Hunden Partners estimates that revitalizing the Jenks downtown area will result in a 30-year economic impact of $55 million in new tax revenues, including $30 million from property taxes, $18 million from sales taxes, and $7 million from hotel taxes. Additionally, the revitalization efforts are expected to generate $776 million in total spending and support $192 million in new earnings, thereby enhancing the local economy and creating up to 282 full-time equivalent (FTE) jobs at its peak.

Revitalizing downtown Jenks goes beyond economic projections; it focuses on rebuilding the community's heart and aligning the city's development with the true desires of its residents. This requires a strategic shift from large-scale, speculative tourism projects, which have failed to deliver after years of unmet expectations, to a more practical approach that prioritizes infrastructure, supports established local businesses, and enhances the unique identity of Jenks America. By concentrating on these core elements, the city can foster sustainable growth that benefits everyone, creating a more vibrant and attractive community for current and future residents.

The transformation of Downtown Bentonville, Arkansas, stands as a regional success in urban renewal and economic growth. It demonstrates how strategic investments and community engagement can turn a city center into a lively hub for residents and visitors, fostering a renewed sense of place and economic prosperity. Downtown Bentonville now hosts a multitude of events, generating $41 million in economic impact from more than 310 local events, according to Visit Bentonville. This rise in visitor numbers has enhanced local businesses and created new opportunities for growth.

Downtown Bentonville

Numerous national examples showcase successful downtown revitalization, illustrating effective strategies worth emulating. Downtown Paducah in Paducah, Kentucky, has experienced a significant transformation. Likewise, Downtown Summerville in Summerville, South Carolina, serves as a compelling case study in successful urban renewal.

Downtown Summerville

Examples of successful urban revitalization and the development of lively community centers include the Carmel Arts & Design District in Carmel, Indiana, known for its artistic ambiance and walkable environment; Downtown Chattanooga in Chattanooga, Tennessee, which has turned its riverfront into a key recreational and cultural hotspot; and Downtown Overland in Overland Park, Kansas, a bustling area that serves as a hub for local businesses and community activities.

Each area is distinct, but most share common themes and requirements for success:

• Enhancing pedestrian traffic connectivity through strategic improvements such as better crosswalks, synchronized stoplights, and clearly marked stop signs will greatly improve the safety and accessibility of the downtown area for both residents and visitors, creating a more welcoming and easily navigable environment.

• Developing a vibrant live-work setting for professionals by addressing critical shortages in office space and meeting the high demand for small-scale offices will further strengthen the economic vitality and attractiveness of the downtown core, drawing in new businesses and talent.

• Investing in landscaping significantly influences the appearance and atmosphere of the downtown area, and it can yield substantial benefits.

• A combination of local and national brands can collaborate with both traditional and modern real estate experiences to make downtown areas unique, charming, and special, aligning with consumer desires.

  
  

This type of comprehensive development strategy aims to improve the quality of life for everyone, making the downtown area a more dynamic and appealing place to live, work, and visit.

Obviously the Jenks Public School system is a cornerstone of the community, serving as a major draw for families and playing a central role in the city's continued growth and appeal, attracting new residents and bolstering the local economy. Rapid population growth because of our schools and lack of real vision has created a disconnect between longtime residents and newcomers, challenging the cohesion of Jenks' community identity and necessitating proactive measures to foster integration and shared experiences. This demographic shift, while indicative of Jenks' desirability, requires thoughtful strategies to ensure that the strong sense of community that has long defined the city is preserved and strengthened for all its inhabitants.

Jenks presents the greatest potential for growth among all Oklahoma towns, and should attract significant developer interest. Its strategic location near State Highway 364 provides access to substantial traffic, with the highway handling 54,000 daily vehicles and Main Street Jenks seeing over 15,000 cars daily. This high traffic volume highlights the necessity for long overdue infrastructure upgrades and careful urban planning and execution. Jenks boasts numerous attractions that draw visitors, particularly the Oklahoma Aquarium and Premium Outlet Mall. These key attractions collectively generated around 7.3 million visits annually, with an average of over 640,000 visits per attraction each year but lack connection to the main arteries of Jenks. Jenks has seen considerable growth in the last decade, with its population increasing by over 60 percent, primarily due to its strong public school system and ongoing city development. The population within a three-hour radius of Jenks is approximately 6.5 million, spanning Oklahoma, Kansas, Arkansas, and Missouri. The US Census Bureau reported that Jenks' median household income in 2023 was over 50 percent higher than that of Tulsa County.

So why hasn't it surpassed areas like the Rose District? It's simple: even the world's greatest baseball player cannot hit the ball without swinging the bat. The City of Jenks dedicates minimal time, money, and effort to attracting the kind of development necessary to compete, and the outcome is evident as most residents of Jenks and its surrounding areas shop elsewhere. Therefore, the solution is straightforward: assemble a team capable of effectively promoting Jenks, and replace current personnel with individuals who are creative, invested in creating a well-connected and charmingly designed town and downtown with unique character and culture, and who can attract popular, affordable brands that cater to the needs of residents and visitors across all income levels.

We possess all the necessary components but lack a team capable of developing and executing a downtown that inspires collective pride and provides a return on taxpayer investment through well-planned, continuous programming and events. These initiatives are vital for revitalizing our downtown, attracting visitors, and creating a vibrant atmosphere for both residents and tourists. Our downtown must be walkable, with interconnected retail, dining, and entertainment options. Enhancing connectivity and engagement is crucial for increasing our appeal as a destination and promoting collaborative growth. Our venues should be capable of hosting large-scale events effectively while also accommodating smaller gatherings, preventing a sense of underutilization.

We should aim to enhance the Aquarium's appeal by improving programs and amenities to boost visitor numbers and prolong their visits, offering a more engaging and immersive experience. To further encourage sustainability and walkability, we need a plan to establish a lively public plaza and large green spaces, equipped with plenty of bike racks and accessible electric charging stations, promoting eco-friendly transportation and outdoor activities. Additionally, we should concentrate on maximizing downtown meeting and event spaces, ensuring they are optimized to accommodate a diverse range of events and adaptable programming that meets various needs and interests.

The city needs to craft a robust marketing and branding strategy, along with a community engagement program, to effectively highlight Jenks' unique value proposition. This approach aims to attract suitable investments, visitors, and developers while embracing diverse perspectives. Observing City of Jenks officials both online and in person reveals a consistent culture where the city presents itself as the ultimate authority, often dismissing opposing views as lacking understanding or portraying them negatively, even when those views are valid. Additionally, the City Council's tendency to vote unanimously suggests a lack of necessary diversity in ideas and could indicate cronyism, as one might expect the needs and desires of one district to differ from another. To genuinely foster growth, visionary leaders must listen, consider, debate ideas, disagree, and challenge their own ideas, or risk losing touch with consumers.

In business, life, and within our community, failing to prioritize correctly often results in failure. Our city's funds move swiftly and in substantial amounts, but when resources (time, money, personnel) are spread across too many initiatives, or the wrong ones, or in an unbalanced manner, their impact weakens. Consequently, each project receives less focus and fewer resources, leading to generally mediocre results. For decades, taxpayers have financed promises, hopes, and dreams, yet we have encountered resource dilution, missed opportunities, low productivity, and inefficiency, hindering sustainable growth. Meanwhile, other towns with far fewer resources are outpacing us and will continue to do so unless we make changes.

To truly succeed, we must stay focused; businesses in Jenks will continue to face challenges and stagnate unless we actively take initiative and move in the right direction. This demands a dedicated effort to be both proactive and deliberate in our strategies, cultivating a lively and dynamic community and a thriving economy that benefits all residents and stakeholders, while stepping away from the conventional thinking that brought us to this point. We hope this article encourages someone to get involved, think differently, and assist us in leading Jenks into the future.