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South Tulsa Citizens Coalition (STCC)
6528 E. 101st Street
Suite #D-1, PMB # 303
Tulsa, OK 7413
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Newsletter #2 – July 2005 Background
On June 14, 2005, Tulsa County signed a 75 year Toll Bridge Agreement with Infrastructure Venture I, L.L.C. (“IVI”) to build a 4 lane privately funded toll bridge across the Arkansas River from 121st Street and Yale Ave. on the north to 131st Street and Yale Place on the south. The bridge will connect heavily populated residential areas in South Tulsa with sparsely developed areas in western Bixby and eastern Jenks that have been earmarked for commercial and industrial use. Under the Agreement, Tulsa County will receive NONE of the toll revenues for 10 years. Thereafter, Tulsa County will receive ONLY 15% of the toll revenues until the end of Agreement. An independent analysis estimates that IVI will net $658 million dollars – but the county will receive only $133 million dollars!
Homeowners in 28 subdivisions in South Tulsa have joined together to express their concern regarding the procedures Tulsa County followed in entering into the Agreement with IVI and the affects this bridge will have on the City of Tulsa as a whole. We are concerned about increased traffic flow onto already failing 2-lane roads, about safety at the Jenks Southeast Elementary School at 101st and Yale Ave. and about the land that the City of Tulsa has earmarked for use as a public park south of 121st and Yale Ave.
STCC’s original focus was to work with the City, County and IVI to bring our issues and concerns to their attention. STCC requested these entities to realign the north side of the bridge to connect to South Delaware Ave. at 121st which becomes Riverside Drive. This realignment would eliminate the increased traffic flow onto Yale, eliminate the safety concerns regarding the Jenks Southeast Elementary School and eliminate the concerns regarding the destruction of land that has been donated to the City to be used as a public park. This realignment would also make for the seamless extension of Riverside Drive into Bixby and Jenks. However, STCC was told that this and any other alternative was “ludicrous” and that the bridge would never be moved.
Because of the callous and arrogant handling of our concerns, STCC has been forced to seek legal protection and to change its motto from “Move That Bridge” to:
Stop That Bridge!
Despite what you may have read in the Tulsa World regarding the Mayor and City Council’s opposition, the County and IVI are still attempting to build the bridge.
Mission Statement
As concerned citizens in South Tulsa, we want a RESPONSIBLE approach for a bridge and infrastructure in South Tulsa. We believe that a bridge should only be built IF:
· IF the necessary infrastructure is in place before beginning construction on a bridge and that the impact on existing neighborhoods is minimized. · IF the safety concerns pertaining to the Jenks Southeast Elementary School are addressed and solutions are in place before beginning construction of a bridge. · IF the bridge is located where it will not detrimentally effect the land earmarked for use as public parks. · IF the City and County follow proper disclosure, voting and bidding procedures regarding the construction of a bridge.
· IF it will not detrimentally affect the growth and financial condition of the City of Tulsa.
If the above issues are not resolved and construction is begun, We will vote against the re-election or election to higher office of current city, county or state officials, and Until the bridge is stopped, we will vote against tax and bond projects and renewals.
Victories
So far, the citizens of Tulsa have been blessed with many victories regarding the construction of the proposed bridge. These victories are due directly to your support and the hard work of many concerned citizens like yourself. Listed below are the victories we have enjoyed to date:
On June 27, 2005, STCC filed a lawsuit against Tulsa County for violation of certain state laws regarding its agreement with IVI. The lawsuit was filed in the District Court of Tulsa County and assigned Case No. CJ- 2005-03749.
On June 28, 2005, STCC made a presentation to the Public Works Subcommittee for the Tulsa City Council. A majority of the City Councilors present at this meeting expressed their opposition to the bridge at this time.
On June 28, 2005, the City’s Board of Adjustment unanimously denied IVI’s zoning variance to use land at 121st and Yale for the stockpiling of dirt and bridge construction materials. STCC’s presence and public opposition at this meeting were instrumental in the denial.
On June 30, 2005, the City Council unanimously requested a formal legal opinion from the City Attorney regarding eminent domain over City property. STCC presented legal authorities to the Council stating that the County cannot exercise eminent domain over City property. STCC also presented a General Warranty Deed, dated October 1, 1998, whereby the Cousins family donated the land located on the southwest corner of 121st and Yale to the City for the express use as a public park.
On July 7, 2005, the City Council (in a 6-to-1 decision) voted to oppose the. STCC and numerous individuals from South Tulsa, North Tulsa, Midtown, West Tulsa and Bixby spoke in opposition to the toll bridge.
On July 12, 2005, the City Attorney issued his formal legal opinion stating that the County cannot exercise eminent domain over City property.
On July 12, 2005, Chris Medlock and Jim Mautino (two City Councilors who are adamantly opposed to the toll bridge) won their recall elections.
On July 14, 2005, Mayor Bill LaFortune approved the City Council’s majority vote to oppose the toll bridge. _______________________________________________________________________
An analysis done for STCC by George K. Baum & Co., an investment banking firm, estimated says that IVI will net $658 million dollars but the County will only receive $133 million dollars - the 75-year IVI agreement soaks the citizens of Tulsa County out of over half a billion dollars more than is needed to build this bridge, and of that money the county commissioners gave away $658 million to their buddies,"
In 2001 Kimberly Clark opposed the residential zoning of the Eagle Rock subdivision to the east of their plant – for the reason that they were planning a 24 hour trucking distribution operation. We also hear rumors that a major industrial park is being built on the south side of the river near the proposed bridge. The quickest way north for all those trucks will be up Yale to the Creek Turnpike – turning Yale into a major truck route.
This Is Just The Beginning
While we have had some victories, the war has just begun. Even though the City has publicly voiced opposition to the toll bridge, the County and IVI are still planning to construct the bridge. The County has publicly stated that it may attempt to exercise eminent domain over the City’s property. Further, IVI approached John Deere last week regarding IVI purchasing John Deere’s land on the southeast corner of 121st and Yale. Our sources tell us that the County and IVI are going to try and align the bridge just to the east of the 121st and Yale intersection to avoid the public park area and to create another awkward, unplanned traffic intersection. With the amount of money that IVI could make, IVI is not going to go away without a fight.
What You Can Do
1.INCOG’s new plan – Destination 2030 – still has the toll bridge located at 121st and Yale, it also has Yale being widened to 6 lanes and a turn lane from the Creek Turnpike to 101st Street and to 4 lanes and a turn lane from 101st Street south to 121st Street. Go to www.incog.org/transportation/destination2030/ and object to the bridge and the widening of Yale that will destroy all of the 100+ year old oak trees and encroach upon many homeowners’ property.
2. Call our County Commissioners – Bob Dick, Randi Miller and Wilbert Collins – at (918) 596-5000 and voice your opposition to the bridge. You may also email them at rdick@tulsacounty.org, rmiller@tulsacounty.org and wcollins@tulsacounty.org.
3. Keep your eyes and ears open regarding any bridge activity and let someone with STCC know what you have heard or seen.
Contributions
This is just the beginning. The County and IVI are not going to go away quietly. It will take a strong STCC to continue the fight - and it is going to be very expensive.
We need YOUR financial support (and your neighbor’s financial support) to continue our efforts. To fund our legal expenses, we are asking for contributions of at least $100 per household. Please send your contribution to:
South Tulsa Citizens Coalition 6528 E. 101st Street Tulsa, OK 74133 ====================================================================== ===================================================================
MOVE THAT BRIDGE NEWSLETTER #1 Link to Minutes from May 9 Meeting The county is proposing a 4 lane privately funded toll bridge across the Arkansas River from 121st Street and Yale Ave. on the north to 131st Street and Yale Place on the south. The bridge will connect residential areas (there is no commercial property along Yale) in South Tulsa with sparsely developed areas in western Bixby. Homeowners in 30 subdivisions along Yale Avenue from 121st to 101st and the Creek Turnpike; and along 121st, 111th and 101st in South Tulsa are rightfully concerned about the increased traffic on already failing 2-lane roads ...... Concerned not just about traffic causing nightmares in access to their homes, but concerned about safety (safety at the Jenks SE Middle School at 101st and Yale, and safety with emergency vehicle access). Widening the affected South Tulsa roads may not happen for at least 6 years and possibly 12 years. Many residents are not opposed to a bridge and recognize the importance of a bridge to further economic growth of Bixby and for safety of the residents on the south side of the river. But the chosen site for the bridge makes it a dangerous proposition for all residents along Yale, as well as the users of the bridge. After 5 public meetings, homeowners concerns and questions in South Tulsa still have not been fully addressed by City and County officials. Limited information is being made available about how & why certain decisions were made. Conflicting information exists. There are very few answers to many residents’ questions. There is no evidence of accountability of those who are making the decisions. The private developer, Infrastructure Ventures, Inc. (IVI) is headed by Bill Bacon who is also a principle in Cinnabar – a land acquisition company that has done business with the City including the airport noise abatement program. IVI has never planned, managed or built a bridge. If built, the bridge would open a large area for new development, none of it in the City of Tulsa - Tulsa would again be boosting development in other municipalities, while Tulsa’s own public services and infrastructure are neglected. Information from several sources says that Bixby is getting a Six Flags type of amusement park and that one of the Indian Tribes is going to build a major casino complex in Bixby! If the Tulsa City Council refuses to grant the easements through city owned land (including donated parkland and parkland voted and paid by sales taxes, the developer, Infrastructure Ventures (IVI) plans to get Tulsa County to condemn city-owned land.v
As concerned citizens in South Tulsa, we want a RESPONSIBLE approach for a bridge in South Tulsa. We believe that alternative locations need to be studied, that infrastructure (road and intersections) need to be in place, and that the impact on existing neighborhoods needs to be minimized. As City Councilman Bill Christensen said: “What’s the hurry”, let’s do a responsible job of studying the impact and alternatives. Website: www.movethatbridge.com
LEGAL ASSISTANCE ---- The Move That Bridge effort is legally organized as the South Tulsa Citizens Coalition, LLC and has retained the law firms of Shipley & Kellogg; and Logan & Lowry. Confidential information may be sent to Manager, South Tulsa Citizens Coalition or to the lawyers with the assurance of identity protection. CONTRIBUTIONS ---- To fund our legal expenses, we have set up a bank account at Arvest Bank and are asking for contributions, suggesting a $100.00 per household fee - more if you can. We have pledges for a number of larger contributions, but need to show a commitment from individual residents before we secure any large contributions. One of our homeowners is personally paying a portion of the fees of an independent Professional Engineer to do an assessment of our alternate site, and one of our homeowners has personally paid a portion of the initial legal fees. Your check will be your receipt, and any money left over will be returned in a prorated amount to the contributor when all our legal obligations have been met. We will report any legal expenditures during the meetings, and on the web site. At least two CPAs from our neighborhoods will be responsible for control of any funds. Please send your donation to:
South Tulsa Citizens Coalition (STCC) 6528 E. 101st Street Suite #D-1, PMB # 303 Tulsa, OK 74133 e-mail: movethatbridge@cox.net
website –
www.movethatbridge.com
Move That Bridge – Alternate Location
River Road/Delaware site (from “deadmans curve” on river road to the same or different spot south of the river): This appears to be a shorter distance across the river and could be a lower cost to the City. It dovetails well with “on the book plans” for Riverside Drive as a designated commercial corridor. It avoids forcing the city to fix problems along Yale created by the bridge. It would provide unencumbered 4-lane access between Bixby, South Tulsa, the Creek Turnpike and downtown Tulsa once Riverside is widened from the Creek Turnpike to 121st street. This route would allow Yale to be zoned for no truck traffic and gives the anticipated truck traffic a straight route to the Creek Turnpike via River Road, which already has heavy truck traffic. There is a concern that an alternate site will cost the developer more money. In order to save the developer money and insure his profit, we, the taxpayers will ultimately pay the increased cost in road repairs, police and safety, etc. - not to mention the loss in property values and quality of life.
Benefits of the Alternate
Location 2.) Residential impact – there would be less impact on existing homes. There are no plans to protect the surrounding neighborhoods from the increased air; light and noise pollution the bridge traffic will create. 3.) Turnpike access – this would provide the best access to the Creek turnpike. It would also take Kimberly-Clark truck traffic away from Yale. IVI has no plans to restrict truck traffic from the bridge. 4.) Land
values – There would be limited adverse effects on land
values in established neighborhoods. We believe property values
along Yale will decrease until the infrastructure is in place to
support a bridge. We also understand that the developer of Wind
River and Waterstone on River Road will aggressively oppose any
changes on River Road. School safety at Jenks SE Elementary would not be compromised because of increased car and truck traffic on Yale. Fire and EMSA response would not be compromised because of increased traffic on Yale. Increased traffic along Yale will make it difficult for fire and ambulance response from the new fire station to be built at 111th and Yale). Yale is a school drop-off route, and additional traffic from the bridge (whether 2 or 4 lane) will compound that safety problem. v
In response to our “Town Hall” meeting of May 9th, The Mayor called a meeting on May 25th and invited 3 or 4 citizens from our group to discuss the issues and concerns he heard at our meeting. Three of us, our Attorney, and 15 or 20 representatives from the City, County, INCOG, and the developer were in attendance. The Mayor offered this solution: The City might widen the 101st & Yale intersection and might resurface Yale from 101st to 121st. The County could widen 121st from Sheridan to Yale and could resurface121st from Yale to River Road and improve the curve at River Road – all still not a commitment from the County. All this could happen IF the Mayor proposes them, IF the City Council votes to approve them, and IF the voters approve the 2006 sales tax extension. IF approved, the earliest these projects could be completed would be at least 2 years after completion of the bridge. The developers plan is to complete the bridge the first quarter of 2007. We heard from the engineering company doing the design work for the developer (IVI). They stated that they had analyzed our alternate site and that it was “ludicrous” for us to consider any other site than the one at Yale. At the last two public meetings we asked and were told that alternatives had been studied. At this meeting and a subsequent meeting on June 1st, we were unable to see any specific analysis that would confirm their conclusions. Because of lack of specifics and because of conflicting answers from IVI, we must continue with the independent study to determine the feasibility of an alternate site. Our opposition to the Yale site was strongly voiced and supported by our City Councilor, Bill Christiansen who again stated that the infrastructure needs to be in place before the bridge. At the May 25th meeting our attorney was able to obtain several planning documents from the County and from IVI. At this point a dialog has been opened allowing us to obtain certain documents we have been asking for in the last several public meetings. v
Move That Bridge – Concerns and Questions SAFETY CONCERNS Current estimates suggest 7500+ cars/day (increasing up to 20,000) will cross the bridge. Children that walk & ride bikes to school have to cross Yale. Jenks SE Elementary School children will be placed directly in the path of large trucks – there are over 180 semi-trucks that leave the Kimberly-Clark plant at the south end of the bridge daily, and a good number of those will use Yale to get to the Creek Turnpike. The city has told us that they cannot keep trucks from using Yale. Parents park along Yale regularly because of inadequate parking at Jenks SE Elementary and parents stop along Yale and drop off their kids. Yale is a major Jenks Public Schools bus route. Buses stop at many neighborhood entrances, delaying or completely stopping traffic in both directions. With the new fire station to be built on Yale at 111, there are concerns about response time to emergency calls if traffic is bumper-to-bumper and stopped in both directions along Yale. QUESTIONS • What is the benefit to Tulsa - Taxpayers in Tulsa will be promoting development for the benefit of Bixby to the detriment of safety, services and development in Tulsa. The income from the bridge will not come close to paying for increased road maintenance and police (traffic and crime). • Why was the Yale site chosen? - Our answer from INCOG to this point has been that the Yale site is the best because “it has been on the books since 2000” and that it is 2 miles from the other bridges. A lot has changed since 2000, and that answer is not a responsible reply to current conditions. Why is it the best site? Were alternative sites studied? In any meetings with County Commissioners were any alternative locations discussed? If yes, what criteria influenced each decision? If no, why not? • What are the plans for infrastructure improvements? What will be done to insure safety? What will be done about noise, air and light pollution? What is the financing vehicle for the widening of Yale and for the widening of South Delaware from 101st to 121st? When will this work to be started and completed? • Can the county condemn city land - (including parkland) even if the city council votes against the bridge? • What are the agreements - between IVI and the county and the city? How can we obtain those documents? Is the public/private partnership approved properly? Are the citizens protected? Is there a conflict of interest? • What environmental assessments or studies have been done? Are they available to the public? When will they be done? Are there any protected areas involved? Are there any endangered species involved? v
SOUTH TULSA CITIZENS COALITION (STCC) STEERING COMMITTEE consists of a core group from 8 different neighborhoods and the chairmen of the following committees: COMMUNICATIONS - maintain a volunteer and contact directory and disseminate information to committees and homeowners. MEDIA / PUBLIC RELATIONS - develop relationships with news media and disseminate information to homeowners and news media. Our website is – www.movethatbridge.com FUND RAISING - develop fund raising methods and procure funds for legal and other needs determined by the steering committee. ENVIRONMENTAL - research and gather information as to environmental issues. ACCOUNTING - control and manage funds raised for legal and other needs. ENGINEERING - research and assess the alternative location. Gather and research traffic pattern data. GOVERNMENT - develop relationships with INCOG, the City and County councils. Disseminate meeting notices and attend meetings. LEGAL - coordinate and communicate with legal representation. The committees are open to any homeowner who wants to be actively involved or who just wants to be informed. The effort of the STCC is: 1. To push for an alternate location that minimizes the impact on existing neighborhoods and infrastructure. 2. To demand that the proper infrastructure (road and intersections) be in place to insure safety in South Tulsa., 3. To insure that the interests of homeowners in South Tulsa and all over Tulsa are not put behind or not put as secondary to the interests of developers in Bixby. The STCC effort is being listened to and with an increased effort will continue to be heard. A significant start was made at our May 9th meeting with over 450 citizens in attendance - a voting bloc to be recognized.
SEE PICTURE OF BRIDGE ALTERNATIVES BELOW:
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