By John Dobberstein, Editor
The city of Broken Arrow issued a statement Friday afternoon looking to clarify the status of the proposed Bell’s Amusement Park and quell ‘misinformation’ that city leaders say has surfaced in recent days.
Since the announcement was made last week, social media has been flooded with both positive and negative comments about the 102-acre development at the Creek Turnpike and E. Kenosha St. in Wagoner County.
City Manager Michael Spurgeon said in a statement Friday that the Bell Family has been looking for nearly 15 years for a site to re-open its park after its lease at the Tulsa County Fairgrounds wasn’t renewed.
Bell’s president, Robby Bell, said during the news conference that he had been working with Broken Arrow officials since about 2017 while the property search was ongoing, and Assistant City Manager Norman Stephens had been very helpful in working with the family.
Bell said he met with Stephens and Broken Arrow Chamber vice president of economic development Darla Heller in early 2018 to “figure out the process” for possibly locating in Broken Arrow if a site here was most favorable.
Bell announced a four-phased plan last week to build the amusement park that would include a kiddie park, amusement park, 24-acre waterpark and an indoor arcade that might include high-tech virtual reality attractions and electric go-carts for all ages.
Records show the entities involved with the purchase were Coast 1031 Exchange and B&Z Properties, both based out of California. Many residents in the area surrounding the proposed development said they were caught off guard by the announcement. Apparently some city councilors did not find out about the decision until a few days before the press conference was to take place.
Since then, the city has reportedly sent out letters to some homeowners near the project clarifying information about the development.
“While the reaction to the announcement to this potential private development has been overwhelmingly positive, there are many who have expressed legitimate concerns about the impact the proposed amusement park could have on the area,” Spurgeon said in his statement Friday. “The (Broken Arrow) community should rest assured that the mayor, city council and I understand and share your concerns about this project.
“Therefore, I would like to take this opportunity to provide some clarity on what we know at this time and hopefully quell some misinformation that has surfaced.”
Rezoning Issues
In early 2020, the property Bell’s now owns was rezoned from Agricultural to Commercial Heavy, which does allow for the proposed amusement park. Spurgeon said this rezoning request was consistent with the land use plan outlined in the city’s Comprehensive Plan that has been in place since 1997 and updated in 2019.
Spurgeon said this rezoning process followed all applicable laws, including proper notice of the rezoning to being sent to property owners within 300 feet of the property, publication of the notice in the Tulsa World and Wagoner Tribune newspapers, and the posting of signs on Kenosha and Houston streets advertising the rezoning application would be heard during a public meeting of the Planning Commission.
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On May 21, 2020 the Planning Commission recommended approval of the rezoning request followed by City Council approval in its public meeting on June 2, 2020. “At neither public meeting did anyone speak for or against the rezoning request. At some point thereafter, the owners decided to sell their private property,” Spurgeon said.
Additionally, Spurgeon said, there is no development application before the city for consideration and the city is not aware of the timeline for the project. Bell did state at the news conference he wanted to open the ‘kiddy park’ within 2 years and launch the other phases in 1-year increments.
“If this project moves forward, the developer will have to come forward and secure all applicable city approvals, which will include any public meeting of the Planning Commission and ultimately the City Council,” he said. “When that time comes, we will alert the public with advance notice.”
When an application and site plan for development is filed, the city will be able to review the proposed development plan vs. the city’s code and the city staff can evaluate the potential impacts the project could have on traffic, storm water flow, noise, lighting, hours of operation, sound barriers, public safety and the like.
“Until such time as we receive an application there is nothing for us to review regarding the park,” Spurgeon said. “Notwithstanding, we will be researching what we can to include the economic impact, traffic and public infrastructure needs, and public safety concerns. We will also be talking to applicable state agencies that may require permitting of amusement parks.”
No Incentives Offered
Spurgeon also said Friday the city hasn’t provided any economic incentives for the amusement park proposal.
“The city will evaluate any future requests for economic incentives from Bell’s investors just as we would with any other economic development project,” he said, “namely by considering the project’s economic benefits to the community – including job creation, sales tax generation and increase to tourism.
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“This process would include a thorough review of their business plan. Please note that any public-private partnership must be approved by the City Council and would be done so with full transparency.”
Earlier this week, Amanda Fraley, a Realtor in Broken Arrow, released a video about a meeting that was held this week between a group of Realtors, Broken Arrow Economic Development Manager Jennifer Rush and City Councilwoman Lisa Ford at Coldwell Banker Select in Broken Arrow. The project was discussed at this meeting and some of the issues were addressed.
In the video, Fraley stated an amusement park company out of California had purchased the property and the firm chose not take part in a pre-development meeting with the city that is “strongly suggested” by city planners before property owners close or purchase land for projects.
Fraley said she lives in eastern Broken Arrow and residents in that area had sent her “more than 100 questions” about the project.
Army Corps Reviewing Site
The land in question is a former strip mine and has numerous trees and creek that in places is up to 80-90 feet wide and up to 16 feet deep. Robby said he hopes to save as many trees as possible and work with the city to turn the creek into an asset.
Fraley said the developers are working with the U.S. Army Corps of Engineers to assess the large creek that runs across the property to determine any potential issues with flooding or water flow with pending development. Fraley said she believes the Corps must clear that property of any concerns before development can move forward.
“We are working very hard to make something that everyone in Broken Arrow and everyone in Northeastern Oklahoma can be proud of,” Robby Bell said at the news conference. “We’re excited to be positioned where we are with the city and this particular piece of land. I think it will be a great marriage for the family and the city.”
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