Ask Jenks: City Planning from Different Perspectives Part 2

Welcome back to Ask Jenks! We're diving into Part 2 of our special series on the city's planning process. Today, we've got our fantastic panelists back: Rob Sellers from the Planning Commission, Marcae Hilton, our Planning Department Director, Mayor Cory Box, and Charlotte Montgomery, a Jenks resident with 18 years of involvement in our city council and planning committees. It's great to have everyone here again as we continue our chat from Part 1.

Charlotte, you mentioned how, as a resident, you hear a lot from neighbors. People reach out to you because you're so involved. You wanted to kick us off by talking about transparency and how Jenks compares to other cities. What are your thoughts?

Key Takeaways

• Transparency and Public Input: Jenks is doing well in encouraging dialogue and public engagement, often allowing more time for citizen comments than other nearby cities.
• Development vs. Infrastructure: The common question about building neighborhoods before roads is complex. Revenue from development is needed to fund infrastructure, creating a cycle where money must come first.
• Land Use and Growth: Jenks is largely built out, with limited raw land remaining. Future development is expected, and the city plans for it, but the pace of infrastructure improvements can lag.
• Developer Responsibility: Unlike some other states, Oklahoma cities generally don't require developers to build streets. This places the burden of infrastructure funding on the city.
• Citizen Involvement: Public input is vital. Residents can influence decisions by contacting city staff, attending meetings, and voicing their opinions on issues like bonds for infrastructure.

Comparing Jenks' Planning Process

Charlotte brought up a great point about how Jenks stacks up against nearby cities like Bixby, Broken Arrow, and Tulsa. Are we ahead of the curve when it comes to involving citizens, property owners, and stakeholders? Marcae Hilton, with her nearly 12 years in planning and experience in Broken Arrow and Bixby, offered some insight.

Marcea explained that Bixby, not being a statutory city, has different requirements. Jenks follows all state statutes and adds more. She noted that the Planning Commission chair can influence the process, and while there's an established procedure, it can adapt. Unlike some places, Jenks hasn't adopted Robert's Rules, making things a bit more relaxed. While notices follow state law, Jenks has gone above and beyond on comprehensive land use planning. Marcae feels Jenks leadership values public input and the public process, even though it can sometimes feel frustrating for residents who learn about projects late.

Mayor Box added his perspective, recalling when he first joined the council. Initially, there was a feeling of self-sufficiency, with less emphasis on citizen input. However, as the council became newer, he realized the need for more dialogue and citizen engagement. He believes Jenks is doing "exceedingly well" compared to surrounding municipalities in transparency and encouraging dialogue. He pointed out that unlike other cities with strict time limits for speakers, Jenks allows people to speak for longer, which can lead to better, more thoughtful comments.

Addressing Citizen Concerns: Roads and Development

A common question that comes up, especially for Mayor Box and the commission, is why neighborhoods are being built in South Jenks, and why roads and infrastructure aren't improved before new neighborhoods go up. Rob Sellers explained that the commission is in the land use business, not the traffic business. He highlighted that infrastructure funding comes from revenues, and to get revenues, you need commerce. It's a cycle: money needs to come first to build roads, but you can't bankrupt the city to do it.

Marcea added that when she joined Jenks about four and a half years ago, the city was already 75% built out. With approved plans, they likely have less than 10% of raw land left. She also pointed out that, unlike some other states, Oklahoma doesn't typically require developers to build streets. This means the burden falls on the city. She also mentioned that road projects can involve multiple entities, like the county, and coordination with different school districts affects traffic patterns.

The Future of Development and Infrastructure

When asked if there's a scenario where she'd recommend a full stop to residential development in South Jenks, Charlotte said no, unless there was a major infrastructure collapse. While public streets exist, they might not be as convenient as desired. Jenks now has a requirement for traffic studies for developments generating over 150 peak-hour trips, a newer policy that could have shaped past development differently.

Mayor Box agreed that stopping development would lead to legal challenges and costly fees. He also touched on the emotional aspect of planning – wanting to preserve the past (like seeing cows in pastures) versus the legal realities. He noted that landowners often sell farmland to developers because it's more financially viable for the next generation.

This leads to the discussion about funding infrastructure. With limited land left and the need for improvements, the conversation turned to the possibility of a bond issue, similar to the one for the Elm Street expansion. Mayor Box emphasized that this would require citizen input and a vote to see if the community supports it. If the citizens vote no, then patience will be needed.

There was also a brief mention of the 2020 bond election, noting that some approved projects are still in the design or planning phases. It takes time to move utility poles, design projects, get right-of-ways, and bid out work. What's approved doesn't mean it starts the next month; it starts a multi-year process.

Thank you to all our panelists for sharing their insights and to everyone who tuned in! If you have questions for future Ask Jenks episodes, you can submit them via the graphic on the Jenks.com homepage, or by calling or emailing the city.