Jenks Planning Commission Tackles Frasier Falls Amendment and 2025 Schedule

This meeting of the Jenks Special Planning Commission on December 5th, 2024, focused on a major amendment request for a planned unit development (PUD) known as Frasier Falls. The commission reviewed changes to lot sizes, street layouts, and amenities, considering feedback from previous public hearings and the city council. The discussion also included setting the Planning Commission's calendar for 2025.

Key Takeaways

• Revised Development Plan: The proposed amendment for Frasier Falls (PUD 126/127) involves changes from the original plan, including a shift away from a private, gated community and adjustments to lot sizes and street layouts.
• Lot Size and House Size Debate: A significant portion of the discussion centered on the proposed minimum house size, with concerns raised about the reduction from the original 2200 sq ft to a new proposal of 1600 sq ft for 15% of the lots and 1800 sq ft for the remaining 85%.
• Amenity Sharing: The elimination of the gated community aspect opens up the possibility for shared amenities, including a pool and sports facilities, between Frasier Falls and the adjacent Frasier Meadows neighborhoods.
• Public Concerns: Residents expressed worries about the impact of smaller house sizes on property values, neighborhood character, and the potential for increased rental properties.
• 2025 Calendar: The commission also adjusted its meeting schedule for 2025, moving most meetings to the first Thursday of the month, with a specific change for the July meeting to accommodate Independence Day.

Understanding the Amendment Process

The process for land use matters in Oklahoma, as explained by the staff, involves a recommendation from the Planning Commission to the City Council. The Planning Commission, a volunteer board, holds public hearings to gather input. Their recommendations, whether approval, approval with conditions, or denial, are then forwarded to the City Council for a final decision. In this case, the City Council had sent the item back to the Planning Commission for further review after the applicant revised the proposal based on public and commission feedback.

Frasier Falls: Evolution of the Plan

The development, initially known as Frasier Meadows 3 and 4, and later Frasier Falls, has seen several iterations. The original plan featured an "organic" layout with curved streets and a natural stream area, intended as a private, gated community where homeowners would be responsible for maintenance through HOA dues. A key issue raised was the original lot layout, which was perceived by some as less appealing than the initial concept.

Later, the plan shifted away from the private gated aspect and the natural stream feature due to changes in engineering criteria and cost considerations. The developer aimed to create a more sustainable and marketable project, leading to the current proposal which seeks to balance the original vision with economic realities.

Key Changes and Public Feedback

Proposed Changes:

• Gated Community: The current proposal is not private and gated, allowing for shared amenities.
• Lot Layout: The street layout has been adjusted, moving away from the "racing lanes" perception of a previous version and returning closer to the original, more curved street design.
• House Size Minimums: The most contentious point was the reduction in minimum house size. Originally approved at 2200 sq ft, the current proposal suggests 15% of lots can have a minimum of 1600 sq ft, with the remaining 85% having a minimum of 1800 sq ft.

Resident Concerns:

• Property Values: Many residents voiced concerns that smaller homes would negatively impact the value of their existing properties, which were purchased based on the expectation of larger homes.
• Neighborhood Character: There was a sentiment that the introduction of smaller homes would alter the intended character of the neighborhood.
• Amenity Value: Questions were raised about the benefit of sharing amenities with Frasier Meadows 1 and 2, especially if the new homes were of a lower quality or size.
• Builder Quality: Some residents expressed skepticism about the quality of homes built by the potential buyer of all the lots, Schubert Mitchell, citing differences in finishes and materials compared to their own homes.

Developer's Response:

The developer, represented by Charles Wermer Houser, explained that the changes were driven by market conditions, including rising construction costs and interest rates. He emphasized that the revised plan aims to be more economically viable while still retaining a desirable community feel. He also noted that the builder's typical model includes homes around 2000 sq ft, and that the 1600 sq ft minimum would apply only to 15% of the lots on smaller 50ft lots.

Commission Decision

The commission ultimately voted to approve the amendment with specific conditions. The motion included that the development would not be gated, allowing for shared amenities. It also stipulated that 15% of the homes would have a minimum of 1600 sq ft, with the remaining 85% having a minimum of 1800 sq ft or larger. This decision aimed to balance the developer's needs with the concerns raised by the residents.

Planning Commission Calendar 2025

The commission also reviewed and approved the proposed calendar for 2025. Key adjustments included moving the regular meetings from the third Thursday to the first Thursday of each month, following the first City Council meeting. The July meeting was rescheduled from July 3rd to July 9th to avoid the Independence Day holiday.