iii This document was prepared for the City of Okmulgee, Oklahoma by: INCOG 2 West Second Street, Suite 800 Tulsa, OK 74103 Phone: 918.584.7526
In Collaboration with Scott Bruce 8216 East Madison Street Broken Arrow, OK 74014 Phone: 805.234.1334 Email: [email protected]
March 2018
iv CITY OF OKMULGEE
Okmulgee City Council Members
Steven Baldridge, Mayor (Councilman at large) City of Okmulgee Staff Everett Horn Terry Watkin Roger Ballenger, City Manager Javier Martinez Marty Williams, CIO Chris Azbell Bryan Dudley, GIS Specialist, Planning & Zoning
Okmulgee Planning Commission Members
Bob Seebeck Stakeholders Advisory Group Hugh Robinson Lael LeBlanc Aaron Abbott (Covington Aircraft) Brian Priegel Chris Azbell (MCN, City Council) Clint Wilson Kay Rabbitt-Browner (Chamber of Commerce) Renee Dove (Okmulgee Schools) Paul Fehrenbacher (Pump and Motor) Larry Killebrew (Green Country Vo-Tech) Court Newkirk (OADC) Dr. Bill Path (OSUIT) Heather Sumner (Main Street)
v CERTIFICATE OF ADOPTION
Okmulgee Planning & Zoning Commission
This document was adopted and recommended for approval by the Planning & Zoning Commission of the City of Okmulgee on the 6 th day of March, 2018.
______Lael LeBlanc, Chairman
Okmulgee City Council
This document was approved and adopted by the City Council of the City of Okmulgee on the 20th day of March, 2018.
______Steven Baldridge, Mayor (Councilman at large)
Attest:
______Ronnia Andrews, City Clerk / Treasurer
vi TABLE OF CONTENTS
TABLE OF FIGURES...... xi APPENDICES...... xii VOLUME II: REPORTS...... xiii CHAPTER ONE : INTRODUCTION...... 1 PURPOSE...... 1 AUTHORITY AND USE...... 3 ELEMENTS AND CONTENTS...... 5 USING THE PLAN...... 8 CHAPTER 2 : COMMUNITY PROFILE...... 10 OVERVIEW...... 10 HISTORY...... 10 Education...... 14 PHYSICAL CHARACTERISTICS:...... 17 ENVIRONMENTAL CHARACTERISTICS:...... 21 DEMOGRAPHIC CHARACTERISTICS...... 22 INCOME CHARACTERISTICS:...... 30 HOUSING:...... 32 CITY BUDGET AND REVENUE:...... 36 CHAPTER 3 : GOALS, OBJECTIVES, AND POLICIES...... 41 OKMULGEE’S VISION:...... 41 COMMUNITY GOALS - OVERVIEW...... 41 Growth Management and Community Image...... 41 Public Services and Facilities (General)...... 42
vii Parks, Recreation, and Open Space...... 43 Economic Development and Tourism...... 43 Environmental Resources...... 43 Youth and Education...... 43 Culture and Historic Preservation...... 44 Governance...... 44 COMMUNITY GOALS, OBJECTIVES AND POLICIES...... 44 Growth Management and Community Image...... 44 Residential Land Use...... 46 Downtown Core and Central Business District...... 50 Commercial Land Use...... 51 Industrial Land Use...... 52 Public Buildings and Property, Infrastructure and Services...... 54 Public Buildings and Property...... 54 Infrastructure:...... 55 Services...... 58 CHAPTER 4 : GROWTH OPPORTUNITIES, TRENDS, and RECOMMENDATIONS...... 68 OVERVIEW:...... 68 Significant Demographic Changes Since 2001:...... 68 DISCUSSION:...... 69 Downtown:...... 69 Housing Adjacent to Downtown:...... 70 Lakes:...... 71 Airport:...... 71 Manufacturing:...... 71
viii PROJECTS / PHASING / TIMING:...... 72 DOWNTOWN:...... 72 Recommendations (2020):...... 72 RELATIONSHIP WITH OSUIT AND “COLLEGE PARK”...... 73 Recommendations (to 2020):...... 73 US75 CORRIDOR:...... 73 Recommendations (to 2020):...... 74 OKMULGEE AND DRIPPING SPRINGS LAKES These Lakes and the surrounding area, now a part of the City, should be developed over time as a benefit / resource for community and regional residents. As they are developed for the benefit of locals they will increasingly attract persons from outside the area...... 74 Recommendations (to 2020):...... 75 Recommendations (2020 - 2025):...... 75 Prepare an implementation program based on previous research. Evaluate program regularly prior to making major investments...... 75 Recommendations (2025 - 2030)...... 76 OKMULGEE MUNICIPAL AIRPORT:...... 76 Recommendations (to 2020):...... 77 Recommendations (2020 - 2025):...... 77 MANUFACTURING:...... 78 Recommendations (to 2020):...... 78 Recommendations (2020 to 2025):...... 78 HOUSING ADJACENT TO DOWNTOWN...... 78 Recommendations (to 2020):...... 79 Recommendations (2020 to 2025)...... 80 ANNEXATION:...... 80 STAKEHOLDERS ROLES AND COORDINATION:...... 81
ix Stakeholders:...... 81 Need For New Stakeholders:...... 82 Recommendations (to 2020):...... 83 Recommendations (2020 – 2025):...... 83 COMMUNITY CHARACTER AND THEMES:...... 84 SUMMARY:...... 85 CHAPTER FIVE : COMMUNITY FACILITIES AND SERVICES...... 86 Existing Public Works Facilities and Services...... 87 Existing Fire and Police Protection:...... 92 Fire Protection:...... 92 CHAPTER SIX: TRANSPORTATION...... 95 Street Network and Classifications...... 96 CHAPTER SEVEN : PARKS AND RECREATION...... 104 PARK PLANNING STANDARDS...... 105 Existing Park Land and Park Facilities...... 106 Park Space Needs...... 107 Park Land and Facility Distribution...... 107 Current Efforts:...... 108 RECOMMENDATIONS...... 109 CHAPTER EIGHT : LAND USE AND ZONING, DESIGN GUIDELINES AND SUBDIVISION REGULATIONS...... 110 Comparing Land Use and Zoning...... 111 Residential LAND uses...... 112 Commercial LAND Uses...... 112 Industrial LAND Uses...... 113 Open Space, Parks and Recreation LAND USES...... 113
x Public and Institutional LAND USES...... 113 SUBDIVISION REGULATIONS:...... 117 DESIGN GUIDELINES AND REGULATIONS:...... 118 EXISTING CONDITION...... 118 SUMMARY and RECOMMENDATIONS:...... 121 CHAPTER NINE : SUMMARY, IMPLEMENTATION, AMENDMENTS AND UPDATES...... 124 SUMMARY:...... 124 IMPLEMENTATION:...... 125 AMENDMENTS AND UPDATES...... 128 FIGURES:...... 129
xi TABLE OF FIGURES
1. Regional Location Map...... 130 2. City Limits Map...... 131 3. Drainage Way...... 133 4. Primary Water and Sewer Lines and Facilities...... 134 5. Public Facilities...... 136 6. Parks...... 137 7. Recommended Circulation Improvements and Annexation...... 138 8. Current and Proposed Circulation Improvements...... 139 9. ODOT Regional Functional Classification...... 140 10. Regional Rail Connections...... 141 11. Traffic Counts...... 143 12. Current Land Use...... 144 13. Current Zoning...... 145 14. Vacant Land...... 146 15. Downtown Housing Conditions Survey...... 147
xii APPENDICES
A. DEMOGRAPHICS Population, Ethnicity, Gender Income and Employment
B. HOUSING Median Price Vacancies
C. TRAFFIC ODOT Info Crash Data
D. FINANCE City Budget Okmulgee County Info
E. STUDIES COMPARISON Raw Notes March – May 2016
F. OTHER INFORMATION Soils Information Tapestry (Housing) Information (electronic only) Sources
xiii VOLUME II: REPORTS
City of Okmulgee 2020 Plan (2001) Design Guidelines for Okmulgee Downtown Historic District (1988) Muscogee (Creek) Nation Strategic Plan (2012) College of Muscogee (Creek) Nation Strategic Plan (2013) Muscogee (Creek) Nation Supplement to the Strategic Plan Strategic Initiatives for 2014- 2015 Oklahoma State University Institute of Technology (OSUIT) 2015-2016 Strategic Plan (2015) OSUIT Strategic Plan 2015-2020 Okmulgee Area Development Corporation (OADC) 2015-2016 Strategic Plan Okmulgee City Government Strategic Plan (2016) Robert Brooks: Assessment Findings and Suggestions Report (2015) Okmulgee Park Master Plan, University of Oklahoma Urban Design Studio (2003) Tulsa Airports Improvement Trust OKM Five-Year Capital Improvement Plan Airport Master Plan Update (1998)
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CHAPTER ONE : INTRODUCTION The preparation of the existing Okmulgee Comprehensive Plan – Okmulgee 2020 (Plan) was begun in 1999 and was approved in 2001. The prior Comprehensive Plan was prepared in 1976.
Since that time the Plan has not experienced significant amendment or Update. As can be imagined, the City has underdone changes in leadership, population, development and its attitude/ approach to the future. In addition, new growth opportunities are present and the nation’s approach to community planning has changed. Not to be overlooked is vastly improved access to statistical information. Because the primary purpose of the Plan is to provide the City (City Council, Planning Commission, other City Boards / Commissions and Staff) with a foundation for sound decision-making, the City Council directed in 2015 that an update (“freshening”) be prepared. Therefore, the focus of this update is to streamline the document and focus on implementation. Work began on the update in early 2016.
Okmulgee 2030 (Plan) continues to serve as an officially adopted statement of community growth OKMULGEE 2030 for the City Okmulgee. The policies and concepts of this Plan will be implemented over time PURPOSE: through the decisions made by City leadership regarding items such as rezoning and the Vision Statement subdivision of land, improvements to infrastructure and public services, and other similar municipal activities. Goals, Objectives, Policies This Plan retains and builds on many of the policies expressed in the Okmulgee 2020 vision for Implementation Tool the future of Okmulgee. It provides an assessment of the current opportunities and challenges and it focuses on being an “action plan”; a resource / guide for decision makers to achieve Okmulgee’s vision for the future.
PURPOSE The purpose of the Plan is to encourage, guide, and direct growth and change within the community, in accordance with Okmulgee’s vision of itself in the future.
A successful Comprehensive Plan should:
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Community Action Results Focus fact based discussion about the City’s future and cooperation between community groups. It should provide an understanding of concrete ways for community groups to be involved in “Okmulgee Rising”. This document recommends strong, formalized Stakeholder participation. See Chapter 4.
Social Results Clearly provide an evaluation of current public service capacities and include recommendations for locations of new public facilities that maximize service delivery and help create community and neighborhood identity.
Environmental Results Guide responsible growth patterns that conserve resources, minimize environmental impacts and include a framework for making successful quality-of-life decisions.
Physical Results Guide Land Use and infrastructure decisions that effectively utilize existing infrastructure and clearly implement desired growth trends and projections.
Economic Results Leverage existing opportunities for economic development. Identify emerging opportunities and create new opportunities for public/private cooperation.
Growth Management Results Identify growth patterns that cluster compatible activities and separate those that conflict. Discuss the appropriate use of guidelines for development and include recommendations for revising existing regulatory Ordinances.
Okmulgee 2030 utilizes the pattern set by Okmulgee 2020 to achieve these results and provides a summary of community development policies. It:
Comprehensive Includes all geographic areas of the community and the policy, process and infrastructure elements that impact development.
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Long-Range Looks beyond the immediate concerns of the community and includes issues and possibilities that are anticipated in the next 15 years.
Coordinated Identifies ways to accommodate change and serves as the foundation for successful capital improvement planning.
Frequently Updated … Should be updated regularly (2020 and 2025 recommended) to remain relevant and useful to decision-makers.
AUTHORITY AND USE In 1923 the Oklahoma Legislature enacted legislation that established the scope, procedures, and limitations for planning cities and towns in the State. This legislation authorized the establishment of a planning commission that would act as a zoning commission and was granted the authority to conduct planning work within the municipality. This grant 2001 EDUCATION SESSION: of authority is set forth in Section 401-425 of Title 11 of the Oklahoma Statutes. Okmulgee PLAN and PROCESS has a City Council-Manager form of government. o The purpose and legal basis of Okmulgee 2020 provided significant information on the elements of the planning process planning and “plan making”. The 2020 document described the plan making process as follows. o An explanation of the planning process The planning process includes the city staff, Planning Commission, City Council, o Preparing a comprehensive plan consultant team and the general public. The role of each of these entities in the preparation and implementation of a Comprehensive Plan Update is discussed below. o Discussion of implementation tools (i.e., subdivision regulations, zoning ordinances, and capital improvement City Staff programming) City staff accepts and reviews proposals for development and redevelopment within the community. The staff of the Community Development Department makes o Community visioning and goal setting recommendations to the Planning Commission for those proposals that are designated by the Zoning Code to go before the Commission.
The City Manager and Staff also oversee the preparation of the Comprehensive Plan, review its findings, provide/assist with information gathering and make recommendations to the Planning Commission.
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Staff also functions as the official liaison between the City Council, Planning Commission, and the general public during the preparation, review and approval of the Plan
Planning (and Zoning) Commission The Planning Commission consists of citizens appointed by the City Council. Its function is to assist the Okmulgee City Council by assessing the long range needs of the community, preparing plans for growth, recommending action regarding development proposals and programs for capital improvements, and recommending appropriate action to successfully complete growth projects.
This appointed citizen body was envisioned and created to expand the effectiveness of policy-making.
The Planning Commission reviews the Comprehensive Plan, holds public hearings and makes a recommendation to the City Council regarding Plan adoption.
City Council The City Council is elected by the citizens of Okmulgee and serves as the final authority regarding content and adoption of the Plan. The Council also has the authority to cause the Plan to be revised and updated as needed to reflect changes in the community to ensure the Plan’s usefulness and relevance.
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ELEMENTS AND CONTENTS ELEMENTS OF A COMPREHENSIVE Okmulgee 2020 included an educational workshop to describe the purpose and impact of a PLAN (2020) Comprehensive Plan. While preparing Okmulgee 2030 formal and informal update o Structure, Purpose, and Process of discussions indicated that the City, Stakeholders and the public had a good working Planning understanding of the Scope and Purpose of a Comprehensive the Plan, the Approval / o Community Visioning and Goal Implementation Process and the desired focus of the revisions to the Plan. Vision and Setting Goals, Past and Present . During the Okmulgee 2030 Update process it has been o Developable Land observed that core community goals, policies and vision have not changed significantly. What has changed are the opportunities, challenges, the attitude toward success and the o Annexation techniques to achieve that success. o Parks, Recreation, and Natural Amenities During the Update, the existing Comprehensive Plan was utilized as the base for o Historic Sites and the Downtown organization and as a good description of the City’s overall goals, vision and opportunities Area for the future. This 2030 Update, refines the vision and goals, focuses on opportunities for o Infrastructure Condition growth and, charts a pathway to success. o The US75 Corridor The Previous (2020) Effort: o Industrial Land In 2001, a Community Assessment Survey was circulated throughout the City. 487 (or 3%) o Dilapidated Structures and Vacant were returned, an average response for a community the size of Okmulgee. Lots The results of the completed surveys were tallied and analyzed to determine the Okmulgee o Economic and Social Trends residents’ preferred area(s) of focus. o Environmental Resources The survey included a series of open-ended questions asking for public opinion on aspects o Existing and Future Land Use of community life. The following statements were prepared based on the comments from o Recommendations for Plan the survey. Implementation
Better lighting, more police patrol, neighborhood watch programs, neighborhood associations, and youth programs would improve neighborhood safety. Multi-family residential, commercial, and industrial development would be welcome just about anywhere in the City with the preference being to use existing buildings and improved land first.
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Suggested improvements to the US75 corridor include the demolition of dilapidated houses and buildings, sidewalk construction, landscaping, coordination of traffic signals,OKMULGEE 2020 SURVEY: AREAS clean up, “gateway” improvements, and commercial/industrial development. FOR FOCUS : The biggest threats to the quality of life in Okmulgee are crime, drugs, lack of youth o Rundown areas – including the need for redevelopment, demolition, code activities, lack of job variety appropriate for the labor force, lack of cultural opportunities, enforcement, and clean up on lack of commercial establishments (especially dining and shopping), a perceived lack of US75. social unity, as well as the image and physical appearance of the City. o Youth activities and the need to The greatest unrealized opportunities in Okmulgee include the OSU Okmulgee campus, address social issues. the City’s historic downtown, Muscogee Creek Nation Council house, places of historic o Street maintenance and sidewalk interest, tourism opportunities, the Okmulgee Regional Airport, the City’s location repair. relative to I-40 and Tulsa, and the presence of the Muscogee Creek Nation. o Drainage. In summary, the survey results indicated that the biggest issues facing the City were need for o Cultural opportunities. youth activities, educational attainment, job opportunities, appearance and image of City, and o Community-wide appearance. infrastructure maintenance and improvements. Interviews, Stakeholder meetings and formal and informal discussions with residents and business owners indicate that public opinion and o Appearance of the US75 corridor. concerns have not changed significantly. o Amount of industrial development. o Neighborhood programs and Current Update: organizations. In 2017, communication with the residents and business owners in the community continues to o Recreational amenities (especially be important in the planning process. To prepare this 2030 Update, the elements of the existing swimming pools) and the availability Plan were reviewed and an information gathering campaign was undertaken, primarily focused of recreation centers. on the large amount of recent plan making being done by a number of organizations in the o Housing quality and affordability. Community. Working with a range of Stakeholders as identified by the City and, interviewing Staff, a Draft o Litter control and recycling programs. Update was prepared to be presented to the public for review and refinement, prior to beginning the formal public hearing process. o Code enforcement.
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A number of existing documents were consulted. They are included in Volume II. These documents EXAMPLE 2030 REFERENCE DOCUMENTS were each prepared with significant input from a variety of groups of Okmulgee Residents. o Muscogee (Creek) Nation A series of information gathering meetings were held with Stakeholders, in-person and telephone Strategic Plan (with interviews occurred with City Staff and with members of the business community. The purposes of supplement) the early meetings were to gain a sense of goals, vision and attitude toward growth; to identify o College of Muscogee Nation opportunities; to gain a sense of current efforts; and, to understand current resources such as Strategic Plan infrastructure. o Oklahoma State University (OSUIT) Master Plan Report Later in the update process, meetings were held to present the emerging update draft(s) to gain o OSUIT Strategic Plan comment for the refinement effort. Individual Stakeholders and Staff members were contacted for specific comment. o Okmulgee Area Development Corporation (OADC) Strategic Plan Once a working draft had been prepared, it was provided to the Stakeholders and Staff in September for comment; introduced to the Planning Commission on September 12, 2017; and o Okmulgee City Government Strategic Plan presented at a public information session on January 25, 2018. It was presented to the City Council for discussion on February 20, 2018. o Robert Brooks: Assessment Findings and Suggestions Report Existing Reports and Studies: As noted above, this 2030 Update pulls together information from a number of recently prepared o Mainstreet (Scott Day): documents - all of which included a significant measure of Community Input. These studies have Making Connections in Okmulgee been compared and contrasted to help build a current picture of Okmulgee. See Appendix 5 Raw Notes March – May 2016. o Design guidelines for Okmulgee Historic District o 2003 Parks Master Plan
USING THE PLAN
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Though the Plan is not a regulatory document, it serves as a guide for enacting specific actions / legislation that will implement the policies as identified. Examples of regulatory documents that implement the Plan are the zoning ordinance, subdivision regulations, and special purpose regulations (i.e., drainage ordinance or sign regulations) as needed. T hough the Plan is not a regulatory document, it serves as a guide for enacting specific actions / legislation that will implement the policies as identified. Examples of regulatory documents that implement the Plan are the zoning ordinance, subdivision regulations, and special purpose regulations (i.e., drainage ordinance or STAKEHOLDERS 2030: sign regulations) as needed. o City of Okmulgee
Okmulgee 2030 provides an understanding of the scope of potential change and growth. It o Muscogee (Creek) Nation evaluates existing conditions in Okmulgee and compares / contrasts them with the established o Oklahoma State University goals, objectives, and policies that are designed to guide planning legislation and administration (OSUIT) of public actions and private development decisions through the year 2030. This 2030 document o Green Country Vo-Tech focuses on short-term (2020) and mid-term (2025) recommendations. o Okmulgee Area Development Corporation The Updated document retains the organization of the previous document. It was organized into o MainStreet the following chapters: o Chamber of Commerce Chapter 1 – Introduction o Okmulgee Public Schools Chapter 2 – Community Profile o Members of the Real Estate Chapter 3 – Goals, Objectives, and Policies Community Chapter 4 – Growth Opportunities, Trends, and Recommendat ions* o City Staff: Planning, Public Chapter 5 – Community Facilities and Services Works, Police, Fire Chapter 6 – Transportation Chapter 7 – Parks and Recreation o Covington Aircraft Chapter 8 – Land Use o Pump and Motor Chapter 9 – Plan Implementation
* Chapter 4 is new to Okmulgee 2030
The intent of OKMULGEE 2030 is to provide public officials and private citizens with a Plan that can be used as a tool to assess development proposals and their compatibility with the community’s goals. A good starting place when using the Plan is to locate the subject site on the Land Use Plan map which provides broad guidance for the use of land. The next step is to consult the goals, objectives and policies found in Chapter 3 and the information regarding Infrastructure and Services in Chapters 5 through 8.
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This exercise should serve to determine planning guidelines and to inform recommendations that are related to a proposal for development and the areas adjacent to it.
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CHAPTER 2 : COMMUNITY PROFILE
Okmulgee 2030 uses the City’s history, demographics, environment and quality of life issues to: understand; plan for; and, achieve desired growth and development. Chapter 2 summarizes these primary growth factors and provides summary analysis. Detailed information and data is provided in Appendi ces 1 - 5. This Chapter lays the groundwork for the goals, objectives, policies and specific plans that are contained and discussed in Chapters 3 and 4.
GROWTH FACTORS: OVERVIEW . Regional Setting . Physical HISTORY Characteristics . Demographics The name, Okmulgee, comes from the Creek word meaning, “bubbling water”, probably relating to the . Economics location along the Deep Fork River. In the 1830’s, long before statehood (1907). The once powerful . Land Use Creek Nation had been marched from Georgia and the southeast to the newly defined Indian Territory . Housing . Infrastructure Upon reaching the portion of the U.S. that would later become Oklahoma, the Creeks divided into their . Public Facilities two historic groupings, the “Lower Creeks” (from along the Chattahoochee) who settled along the . Services Arkansas and Verdigris Rivers and the “Upper Creeks” (from along the Coosh and Tallapoosa above the forks of the Alabama River) who settled along the Deep Fork, North Canadian and South Canadian Rivers. They, as before in the southeast, were “town dwellers”.
By 1859 the two groups had produced a uniform code of written law and a formal constitution, uniting the two bands. Although the US Civil War created temporary separation, unity was again achieved and a two story double log cabin was built in at a site officially designated as “Okmulgee”. The Muscogee Creek Nation Capitol (aka Creek Council House) was built in 1878.
Although Okmulgee was the capitol of the Nation it remained a small village.
The Muscogee (Creek) Nation governing officials came to the site only for brief sessions of legislature. The community’s permanent residents were primarily white and black traders, fewer than 150.
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Although small, the town’s official status was attractive. For example, Federal Funds being The Muscogee (Creek) Nation disbursed at the capitol gave it a certain source of purchasing power. Council House, erected in 1878, still stands in downtown Okmulgee and Commerce “began” in Okmulgee in 1868 when two white traders opened their business in now houses the Creek Council House Museum. The building town. Within a few years about 50 log cabins and several small businesses were present. But, underwent a one million-dollar Okmulgee remained small. renovation in 1993 and is listed on the National Register of Historic In 1890, the US Supreme Court held that Washington had the power of eminent domain and Places along with most structures in could grant right of way to railroads. The St Louis and San Francisco Railroad (the “Frisco”) the downtown area. It currently won the right to operate across Indian land. In 1899 surveyors identified three potential routes (2017) is undergoing additional through the Muscogee Creek Capital. One was selected and a townsite of 160 acres was laid renovation. out, reaching from the Capital to a point ½ mile to the east. Within six years of the railroad’s The Council House is a National completion the population of Okmulgee had grown by more than 550 percent. From its Historic Landmark, as are several inception the Frisco acquired other smaller lines, established connections to Oklahoma City, churches and commercial buildings into Missouri and into Texas. By approximately 1910 the Frisco operated more than 1500 miles in the downtown area. of track in the state of Oklahoma.
In 1907, Okmulgee County developed its first producing well near Morris. By 1920 Okmulgee County was producing approximately 45,000 barrels of oil daily, approximately 17 percent of the state’s production. It became a home to roughnecks, lease-hounds, and tool pushers but it also became home to five refineries and nine manufacturing or equipment repair firms. Thriving cotton and coal economies grew up in Okmulgee County in the early 1900’s and Okmulgee became the chief trading center, due in large part to the location of the railroad. Nine coal companies’ headquarters were located in Okmulgee.
DOWNTOWN: Okmulgee thrived in the early part of the Twentieth Century, due in large part to oil, rails, agriculture, coal, support industries and the merchants who recognized that Okmulgee was an emerging market for their goods.
Okmulgee’s financial success resulted in a quality and character of architecture equal to that of any location in the state.
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The oldest part of the City was developed during the boom years of 1900 to 1930. It lies between the railroad depot and the Creek Council Nation Council House; 6th Street has been the core of downtown since that time. With the location of the rails came banks, oil company headquarters and the offices of wealthy businessmen such as F.B Severs who owned businesses such as the Cotton Gin, Grist Mill and Saw Mill.
Entertainment flourished in downtown Okmulgee with theaters, an Opera House and the Orpheum Cook Theater which was built in 1921. This movie theater is an example of the forward thinking environment of Okmulgee of the early Twentieth Century – the very first movie was made in Hollywood in 1910!
The success of Okmulgee’s commercial district was due in part to the involvement of the community’s black residents who concentrated their commercial operations along 5th Street between the 400 and 600 blocks, across Okmulgee Creek from the railroad depot. This commercial district was connected to the depot by a bridge. The roots of the black presence in Okmulgee began with the approximately 1,000 slaves (and an unknown number of others) who journeyed to the area with the Creek Tribe on the march from the southeast. After the Civil War, the former slaves were adopted into the Creek Tribe as “Creek Freedmen” and were each given p1ots of 160 acres in size when the Dawes Commission established allotments at the turn of the Twentieth Century. The majority of the Freedmen elected to stay near Okmulgee, some adjacent to the original townsite.
PUBLIC SERVICES Medical Facilities and Services Okmulgee has one hospital – the Muscogee (Creek) Nation Medical Center, formerly the Okmulgee Memorial Hospital. The hospital is an Acute Care facility serving the communities of Okmulgee County and providing: Surgical service, Inpatient care, Laboratory, Dietary, Inpatient Respiratory Therapy, Pharmacy and Imaging/Radiology including CT scan and an Open MRI. There are also three clinics. Okmulgee includes a variety of elder care options.
Private Practice Medical professionals in Okmulgee include a full range of General Practitioners and Family Practice (M.D and D.O) physicians as well as Chiropractic Professionals, Vision and Dental Specialists, Ear- Nose and Throat specialists. Medical practices are located in close proximity to MCN Medical Center and to Downtown.
Public Utilities and Services The primary carriers are as follows:
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Electric – Public Service Company of Oklahoma and East Central Electric Cooperative. Natural Gas – Oklahoma Natural Gas Company Telephone – AT&T Internet: Suddenlink Communications, AT and T, Cox Communications
Media / Telecommunications: Okmulgee has one local radio station – KOKL, having broadcast from Okmulgee (under a variety of call signs and formats) since 1922. A variety of stations are available from surrounding communities. Okmulgee also has one-online news source, the Okmulgee Daily Times. The on-line radio station and newspaper are located Downtown.
OSU -Okmulgee serves as a hub for the OneNet System, Oklahoma’s statewide fiber-optic network linking education and government
GOVERNMENT : The City of Okmulgee utilizes a Council / Manager form of Government. City Departments currently include: Administration Community Development Fire: 26 full time fire personnel Police: 24 full time officers Public Works: Responsibilities include Parks, solid waste (trash), storm drainage, street maintenance, water and sewer plant operations.
Water and Sanitary Sewer : The City of Okmulgee owns and operates its own water and sanitary sewer plants. The primary Okmulgee water source is Okmulgee Lake - a 20” raw water feed line runs from the lake to the water plant located north of SH 56, east of the City limits. The plant can currently provide 6.5 to 7.0 million gallons per day (MGD). Current production / demand is approximately 5.0 MGD. Pressure in the water mains varies from 40 pounds per square inch (PSI) to 90 PSI.
The Okmulgee Waste Water Treatment Plant is located on South Oklahoma Street, south of 20th street. Treated effluent runs south from the plant to Okmulgee Creek and from there to the Deep Fork River. The Treatment Plant has a realistic capacity of approximately 4.0MGD and typically operates at approximately 63% capacity. Storm water intrusion into the aging sanitary sewer system has been a concern. Over the past 15 years the City has made this issue an infrastructure priority. Due in large part to the efforts of the Public Works Department infiltration has been and continues to be reduced.
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EDUCATION
Okmulgee Public Schools:
The success of Okmulgee Public Schools School District is a key element of the City’s future growth. Young families and established families alike, (particularly those with a wage earner employed in senior management position) seek quality education for their children. Typically, families who are considering relocation to a new community will evaluate the School District to be confident in the education that their children will receive.
The Okmulgee School District encompasses the major portion of the City. However, the area in the eastern portion of the city (adjacent to Loop 56) and north of the southern half of the airport are in the Morris and Preston School Districts. While this is not an issue at present given a slow growth rate and focus on infill, School District Boundaries, future growth, annexation and Fence Line expansion should take the impacts of the boundary into account.
There are currently three school sites: See Exhibit 5 Okmulgee High School Dunbar Intermediate School (Grades 5 through 8) Okmulgee Primary School (Grades Pre-K through 4)
In the time since the preparation of Okmulgee 2020 the two Elementary Schools, Westside and Eastside, have been closed.
The consolidation to grade centers has a rather strong impact upon the concept of the “neighborhood school”. The consolidation to grade centers has impacted the option to walking or biking to school for a large portion of students residing in the community. It is anticipated that about one-half of the enrolled students will be affected. See Chapter 7, page 105, Safe routes to school
OKMULGEE PUBLIC SCHOOLS 1999 GRADE LEVEL 2011 ENROLLMENT** 2016 ENROLLMENT** PERCENT CHANGE ENROLLMENT*
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Primary (PK – 2) 713 521 521 (-) 27 % Intermediate (3 -5) 616 328 328 (-) 47% Jr. High School (6-8) 536 337 313 (-) 42% High School (9-12) 786 350 399 (-) 49% * Source: Okmulgee 2020 **Source www.publicschoolreview.com
Also of note is that the population of Okmulgee Schools is among the most ethnically diverse in the state. The Primary and Intermediate are between 63% and 69% minority with the majority of that figure being Native American students. The High School is approximately 73% minority with the majority of that figure being African American.
Declining enrollment and changing demographics have created challenges. Recently, top management was restructured with Renee Dove becoming the Superintendent and Tod Williams assuming the role of Deputy Superintendent. This structure has generally been received as a strong leadership arrangement, Ms. Dove focuses on academics and Mr. Williams focuses on Capital Improvements. The approach appears to be working well. In 2015 Okmulgee residents passed a six million dollar school bond that addressed academic, band, facility, safety and transportation needs at a millage rate (22.6) lower than surrounding communities. Similar efforts are proposed for the future.
The Okmulgee Public Library has over 60,000 titles on hand and offers an on-line catalogue. It houses an excellent collection of genealogic resources and offers children’s services and a summer reading program.
Green Country Technology Center : Green Country Technology Center has been serving high school and adult students from Okmulgee County for over 20 years. Green Country Technology Center is one of 29 technology centers in Oklahoma which are accredited by the Oklahoma Department of Career and Technology Education. Full time programs and short term classes are offered.
College of Muscogee (Creek) Nation : The College of the Muscogee(Creek) Nation is the institution of higher education for the Muscogee (Creek) Nation emphasizing native culture, values, language and self-determination. As the state’s premier tribal college it offers degree programs to meet the unique needs of students seeking careers in the tribal sector. Degrees will also serve as a foundation for a bachelor's degree.
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Oklahoma State University: Founded in 1946, Oklahoma State University Institute of Technology is a recognized leader in applied education technology and is known for world-class teaching facilities, partnerships with industry and a nearly 90 percent career placement rate. OSUIT’s degree programs are consistent with emerging market trends and prepare students to fill the continuing demand for highly qualified industry professionals.
Regional Education Opportunities: A number of higher education opportunities can be found with 45 miles of the Okmulgee. They include but are not limited to: The University of Tulsa; Oral Roberts University; Tulsa Community College; Northeastern State University; the University of Oklahoma and Oklahoma State University’s Tulsa campuses. OU and OSU also have medical campuses in Tulsa and there are a number of satellite campuses from a variety of colleges oriented toward degrees for working adults.
HOUSING: Housing in Okmulgee reflects the financial fortunes of the community including oil mansions, stately Victorians, examples of Green and Green Craftsman Architecture, 60’s style ranch houses, shotgun houses, modest suburban styles and a few more upscale subdivisions.
It is of interest to note that many of the best examples of residential architecture are near the downtown area, echoing the boom years of the early 20th Century. It is also important to note that more than twenty percent (20 %) of the City’s housing stock was built prior to 1940 and another thirty seven percent (37 %) was built between 1940 and 1960 – reflecting the post war home building efforts. Therefore, nearly sixty (60 %) percent of the City’s homes were built prior to 1960. Between 1960 and 1980 twenty five percent (25%) of Okmulgee’s homes were built. The 1980’s were boom years, nearly nine percent (9%) of all homes were built in that span. By contrast, only three percent (3%) of homes were built in the 90’s, reflecting the oil downturn. The first decade of the Twenty-first Century saw more than six percent (6%) of all homes built while the period from 2010 to 2015 accounted for approximately one tenth of one percent (0.01%) -reflecting the economic recession that began in approximately 2007.
Many Okmulgee Neighborhoods can be dated by their architecture, typically the farther away from downtown, the more recent the construction.
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PHYSICAL CHARACTERISTICS: The physical characteristics of a community can be an asset or they may present challenges. Many times, studying the factors that attracted the first settlers to a community and the factors that shaped the form of that community can provide good ideas for the future. Some of the factors that influence the success or struggles of a community include:
Regional Location Existing Configuration Climate Transportation Recreation Opportunities Water and Sanitary Sewer Flooding Topography and Soils Natural Resources
When a community develops naturally and “in harmony” with its surrounding natural setting, new growth is a by-product of community health. New development and re-development can be completed more easily, efficiently, economically, with environmental responsibility. A high level of quality-of life community character emerges.
REGIONAL LOCATION: Okmulgee is the seat of Okmulgee County in northeast Oklahoma. It lies approximately 30 miles south of the City of Tulsa and 15 miles north of Interstate 40. See Figure 1
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EXISTING CONFIGURATION: CITY MILES POINT OF INTEREST The urbanized area of Okmulgee is approximately 6.5 miles wide Henryetta 15 Junction of I-40 40 and US75 in the east-west direction and 6 miles long in the north-south direction. Tulsa 38 2nd largest city in State, University of Tulsa
Port of Muskogee on the Arkansas River Muskogee 44 CLIMATE: Navigation System The average January temperature in Okmulgee is 36 degrees Eufaula 47 Lake Eufaula recreation area, State Park Fahrenheit with a July temperature average of 80 degrees. The State penitentiary, US Army Ammunition area receives an average of 39 inches of rain annually and 8 54 McAlester Plant inches of snow. The average number of flying days is 340. Stillwater 91 Oklahoma State University Oklahoma Capital City, Will Rogers World TRANSPORTATION: 103 Airport, City Vehicle and Truck Travel: US75 travels through Okmulgee for approximately six (6) miles. Norman 110 University of Oklahoma The intersection of 6th Street and US75 is the “core” of the community. It is located to the east of downtown Okmulgee, bisecting the community and connecting Tulsa in the north to 1-40 in the south at the community of Henryetta. SH62, the primary link to Muscogee in the east, intersects US75 just south of 20th Street and provides access to 1-40 at Okemah and continues on to Oklahoma City in the west. SH56is the primary route to west and southwest Oklahoma, intersects US75 at 6th Street.
The Burlington Northern Railroad (BNSF) : maintains a shipping station in Okmulgee. This railroad company was formed over more than 160 years, compiling more than 390 smaller railroads the Santa Fe and Frisco, who surveyed the original line through Okmulgee and laid out the original townsite are now part of the BNSF system. The BNSF system provides access to the Gulf of Mexico at Houston and New Orleans, Los Angeles and the Pacific Ocean, the Pacific Northwest, the Great Lakes, Mexico and Canada. See Figure 10
The Port of Muskogee: The Port of Muskogee, 44 miles to the east is located on the McKlellan-Kerr Arkansas River Navigation system which is the nation’s most inland all-weather waterway. It provides access to Ports along the Ohio, Illinois and Mississippi Rivers and to international ports via the Gulf of Mexico.
Okmulgee Municipal Airport:
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The Okmulgee Municipal Airport is categorized as a General Aviation Facility by the National Plan of Integrated Airport Systems. Opened as Okmulgee field in 1942 it provided training facilities for the US Army Air Force until 1944. It is owned by the City of Okmulgee. Located approximately 3 miles northeast of the downtown area the total land area covers approximately 1,100 acres with one runway 5,150 feet in length.
In 2015, the Tulsa Airports Improvement Trust (TAIT) and the Okmulgee City Council agreed to bring operation and management under TAIT’s umbrella for a period of one year. The intent is to relieve pressure on the Jones Riverside Airport, 20 miles to the north in the community of Jenks. In 2016 the contract was extended and is now reviewed on a yearly basis.
A General Aviation Airport provides a facility for operations other than scheduled air services and un-scheduled services for remuneration or hire. Permitted operations range from gliders and powered parachutes to corporate business jets. Activities can include flying cubs, flight training, agriculture aviation and light aircraft manufacturing and maintenance.
A 5,150 foot runway can potentially accommodate private jets carrying four to five passengers and turbo prop commercial aircraft, but not regional jets.
Pedestrian and Bicycle Transportation As previously stated in the 1976 2020 Plans, walking and bicycling are important means of transportation for some segments of the population. For this reason, it is important that traffic-safe facilities be provided for walking and bicycling throughout the community. Sidewalks provide the principal infrastructure important for supporting these forms of transportation. Please refer to Chapter 4 and Chapter 6 for discussion of non-vehicular circulation.
Transit There are portions of any population unable to operate or own automobiles or other modes of non-pedestrian transportation. At present, mass and individual transit services are provided by private and non-government agencies.
RECREATION OPPORTUNITIES: Two very special recreation opportunities are Okmulgee State Park (and Okmulgee Game Management Area) located at Lake Okmulgee and Dripping Springs State Park located at Dripping Springs Lake. These two lakes are located approximately 6 and 12miles west / southwest of the City, accessed via SH 56.
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Okmulgee Lake was built in 1926 as a water project for the City of Okmulgee and covers approximately 650 acres. It provides recreational opportunities such as camping (tent and RV), nature trails, picnicking, swimming, fishing, boating and serves as a water source for much of Okmulgee County.
Dripping Springs Lake is located above Okmulgee Lake on a large watershed and covers approximately 1,100 acres. Constructed by the Soil Conservation Service (now the Natural Resource Conservation Service) around 1980, Dripping Springs became the state’s first trophy bass lake for tournament fishing and also provides water to the County.
In 2015, State of Oklahoma removed the park from the state parks system and transferred management of both parks back to the City of Okmulgee.
City Parks: Based in large part upon the work and recommendations of Okmulgee 2020 the City (in 2002) contacted the University of Oklahoma’s Urban Design Studio and requested that a Parks Master Plan be prepared. That Plan is still useful and is regularly utilized by the Public Works Department to identify new improvements and prioritize maintenance. See Volume II Okmulgee Parks Master Plan.
EXISITING PARKS: Two new upcoming additions to Okmulgee recreational opportunities are to be located along 6th Street, Downtown, between Porter and Muscogee Streets. Municipal Park Northeast Rotary Park D.P. Lilly Park Red Francis Park These two new facilities, a skatepark and an outdoor fitness center, are Hawthorne ParkSimon Park scheduled to open in summer 2018. Kiddy Lake Southwest Rotary Park Noble Park Other Facilities: Total Park Area = 122.8 The Claude Cox Omniplex, Muscogee (Creek) Nation Baseball Fields and Bob Arrington Rodeo Arena are located in the northern portion of Okmulgee, accessed from Fairgrounds Road. The YMCA Family Fitness and Swim Center is located at the Okmulgee Municipal Park on 13th Street.
The Okmulgee ParksEXISITING Master PARKS: Plan provides an inventory of facilities / equipment at each park in the year 2002 and provides recommendations for improvements. The Okmulgee Public Works Department is tasked with parks improvement and maintenance Municipal Park Northeast Rotary Park andD.P. consistently Lilly Park implementsRed Francis the recommendations Park of the Master Plan. Recent improvements include: Hawthorne Splash Park padsSimon at Park Noble Park with construction of one at Hawthorne Park. Kiddy LakeTennis court / parkingSouthwest lot resurfacingRotary Park and softball field improvements at Hawthorne Park Noble ParkNew pavilions and play equipment on engineered wood chips at Kiddy Lake Park Asphalt trail in HawthorneTotal Park Area Park = 121 Ac
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Skatepark in Hawthorne Park
The National Recreation and Park Association standards for park area indicate that a typical park and recreation agency provides approximately 9.6 acres of park land per 1,000 residents. Given the current population of approximately 12,200 persons, the City of Okmulgee falls within standard parameters with 121 Acres of in-town parks. The newly acquired lake recreation areas are not included in this figure. Okmulgee 2020 noted the need for “sub-neighborhood” parks – parks located with close proximity to residential neighborhoods. No new parks have been added in the City since the Okmulgee 2020 inventory was prepared, however, the availability of vacant lots in residential areas adjacent to Downtown may present an opportunity to acquire inexpensive park area.
A bicycle / pedestrian trail system, in large part along Okmulgee Creek, has been discussed in and recommended by the 2020 document and the Parks Master Plan. This concept fits well with the proposed “Safe Routes to School” along Fairgrounds Road and Okmulgee Avenue as well as the Okmulgee 2030 recommendation to provide more opportunity for youth to travel safely without the use of the motor vehicle. See Chapter 8 for additional information.
ENVIRONMENTAL CHARACTERISTICS: TOPOGRAPHY AND SOILS: The topography of Okmulgee is flat to gently rolling and generally decreasing in elevation from north to south. Hilly but not steep areas are present to the north and south of the City. As would be expected, the original Muscogee (Creek) Nation Council House and the downtown area were built on the more gently sloping / flat areas.
Soil types in the Okmulgee area are generally categorized as being appropriate for construction with little rock and moderate shrink / swell potential.
See Appendix 5 for NCRS Map and description of individual Soils Types
FLOODING: Okmulgee is bounded on the west and south by the Deep Fork River which flows primarily west to east, beginning in Oklahoma City and emptying into Lake Eufala which is approximately 35 miles southeast of Okmulgee. Okmulgee Creek flows from north to south, through the downtown area, meeting the Deep Fork River approximately 2 miles south of the City. Local creeks and drainage ways flow from north to south east of the City.
These lowing lying drainage areas to the west, east and southern portions of the City limit growth in those directions.
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See Figure 3 for the location of drainage ways in the City.
DEMOGRAPHIC CHARACTERISTICS To prepare a physical Plan for the future it is wise to evaluate and understand the historic, economic and social aspects of the community. The accuracy of past projections as well as current projections (by others) for the future should be studied and evaluated.
Traditionally, as in the 2020 Plan, items to be addressed include: Identifying additional residential space to accommodate predicted population growth Identify areas for Commercial and Industrial growth Prepare revisions / additions to the Land Use Map
This 2030 Update takes a slightly different approach. Given the long term relatively flat rate of growth, this approach is to: 1. Review the performance of currently available land uses and infrastructure. 2. Focus on ways to maximize the efficiency of the “basic physical plant” 3. Plan expansion of the “physical plant” based on projections and current projects identified during discussions with the Stakeholders.
Social factors (age, ethnicity, education, income and similar) are also evaluated when reviewing the existing goals, objectives and policies as documented in the current Plan.
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HISTORIC POPULATION: HISTORIC POPULATION: As noted above, the boom times in Okmulgee were in the early part of the 20th Century, prior to City County 1920. The Great Depression which started in 1929 began a pattern of decline, with the exception 1910 4,176 21,115 of the 1940’s when service men and women returned from overseas. From 1980 to 1990, the 1920 17,430 55,072 population of Okmulgee (16,263) decreased by approximately 17% (13,441), due in large part to 1930 17,097 56,558 the oil crisis. Since 1990, the population (with a small increase in 2011) decreased 1940 16,051 50,101 approximately 9% (to 12,244). Since 2011 the population has decreased an average of 62 1950 18,317 44,561 persons per year. The 2010 Census indicates that 12,321 persons lived in Okmulgee at that time. 1960 15,951 36,945 1970 15,180 35,358 The State of Oklahoma grew from 1,657,155 persons to 3,751,351 (44%) from 1910 to 2010. 1980 16,263 39,169 See Appendix 1 for additional historic data. 1990 13,441 36,490 2000 13,022 39,685 2010 12, 321 40,069 *US Department of Commerce, Census Information POPULATION TRENDS AND PROJECTIONS: To plan for the future needs of Okmulgee, it is important to establish a picture of what the size of the community will be during the planning period. This information enables the City to plan for services such as police and fire; infrastructure such as roads, water and sewer; and, to evaluate its stated goals policies and objective for the future.
Population is subject to shifts caused by births, deaths, and migration both into and out of the community, in large part due to economic conditions and perceived quality of life. The 1976 and 2001 Comprehensive Plans for Okmulgee utilized US Census Bureau and Oklahoma Department of Commerce (ODOC) data for their projections. The projected population for the year 2000 was 22,438 with the AGE FACT: Population Estimates: projected population for the year 2015 being revised downward City County to 14,000. The US Census Bureau American Community The 45 to 64 year old age 2015 12,244 40,159 Survey (ACS) and 2012 Demographic State of the State report group has increased 2020 -- 40,422 estimates 2015 population in the City as being 12, 244. significantly in the past 15 2030 -- 41,221 years. * State of State Estimate (2012) It also estimates Okmulgee County at a population of 40,159 persons, an increase of 90 persons from the year 2010. All others have decreased.
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Given the historic slow growth and decreases in Okmulgee’s population, the potential for PROJECTED GROWTH 2020 : Additional Downtown Residents: 150 Restored Homes: 02 New Homes: 08 significant population increase is not immediately apparent. However, discussions with Stakeholders have identified several factors that point toward increased growth in the future. These include renewed interest and growth downtown, (including residential activity) and increased growth at OSUIT.
See Chapter 4 for discussion of growth producing factors and growth potential .
Age Knowing the age of the population helps determine the present and future needs for community life in Okmulgee. The age composition of the population has a significant impact directly affects planning efforts for elements, such as parks, recreation, housing, and public / private services.
As noted above, the population estimates for the City of Okmulgee decreased from 13,441 to 12,398 (1,043 persons) between 1999 and 2015.
All age groups decreased in size with the exception of the 45 to 64 years old age group which increased by approximately 27 % (2,381 to 3,036).
See Chapter 4 and Appendix 1 for additional information.
Ethnicity: The ethnic composition of Okmulgee remains relatively stable with Whites comprising more than half the population and African Americans and Native Americans comprising approximately one third of the population. An item to note is that the US Census and mid-census estimates now include two new ethnic categories: “two or more races” and a “Hispanic or Latino” Category.
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These two new clarifications appear to have impacted the “White” and “Black” categories. The White population in Okmulgee decreased by approximately 9% and the Black population decreased by approximately 5.5%. At the same time the Hispanic and Latino categories now account for approximately 15% of the total population.
Marital Characteristics: Estimates of “marital status” are based on those persons who are 15 years of age and older. In MARITAL FACT: Okmulgee, approximately 10,000 persons (81%) are included in this age range.
Okmulgee has a large percentage The population is split 48% male and 52% female. Approximately 34% of the population has of singles (never married, those never been married with 11% being widowed and 21% having been divorced. Just over one-third widowed and divorced) when (35% ) are married. It is important to note that the large majority (73%) of those widowed are compared with the State of female. 60% of divorcees are female and 57% of those who have never married are male. Oklahoma. By contrast, 53% of those persons in the state of Oklahoma are married, 6.5% are widowed and 7.2% are divorced. 27% of Oklahomans have never been married. See Chapter 4 and Appendix 1 for additional information.
HOUSEHOLD FACTS: Household Characteristics : (2010) Data Household size in 2010 was virtually unchanged from the information provided by the 2020 Okmulgee Averages: Planning Document. Okmulgee continues to have a large number of residents (65%) living alone Household Size: 2.36 or with one other person. This continues to be a slightly larger percentage than that of the County Family Size: 2.97 (61%). However, both of these are similar to the State (62%).
County Averages: In 2010 there were 4,746 households in Okmulgee. 2,931 (62%) of those were designated as Household Size: 2.52 ”families”. Of those families, 1,719 (59%) were identified as “husband – wife” families. Family Size: 3.05
Oklahoma Averages: 69% of husband-wife families included children under 18 years and 88% of “families” included Household Size: 2.49 children under 18 years of age. Family Size: 3.04 See Chapter 4 and Appendix 1 for additional information. “Tapestry ” Information: Esri is an international ARCGIS company that provides statistical data in a variety of areas. One type of data is their “Tapestry Segmentation” system which classifies US neighborhoods based on their socioeconomic and
25 | C h a p t e r 2 . C o m m u n i t y P r o f i l e demographic composition. Although generalized to cover the entire nation, a brief summary of Tapestry information provides a valuable 2015 snapshot of life in the households of Okmulgee.
“Small Town Simplicity” (39.9 %): Young families and senior householders bound by community ties. With a down to earth lifestyle they emphasize convenience for both young parents and seniors. They have a range of interests from computer games to scrapbooking to hunting and fishing – keeping things simple. Nearly one in four households is below poverty level.
“Traditional Living” (16.2%): A mix of married couples and singles. Many families encompass two generations who have lived and worked in the community – their children are likely to follow suit. The manufacturing, retail trade and health care sectors are primary sources of employment for these younger age residents. Beginning householders, they juggle the responsibilities of living on their own or a new marriage while still looking forward to having youthful interests and fun.
“Heartland Communities” (14.9 %): Well settled and close knit these older householders are primarily homeowners whose children have moved away but they have no plans to leave their homes. They embrace slower pace, traditional values and are patriotic. They support local businesses and always buy American.
“Midlife Constraints” (11.5%): Seniors or those approaching retirement with below average labor force participation and above average net worth. They are generous but not spendthrifts.
“Modest Income Homes” (8.0%): Families in this urban segment may be nontraditional; however, their religious faith and family values guide their modest lifestyles. Many residents are primary caregivers to their elderly family members. Jobs are not always easy to come by, but wages and salary income are still the main sources of income for most households. Reliance on Social Security and public assistance income is necessary to support single-parent and multi-generational families. High poverty rates in this market make it difficult to make ends meet.
Hardscrabble Road” (4.9%): Primarily families, married couples (with and without children) and single parents; this is a younger, highly diverse group with lower levels of education, they work mainly in service, manufacturing, and retail trade industries. Unemployment is high (almost twice the US rate), and median household income is half the US median. Almost 1 in 3 households have income below the poverty level. Approximately 60% are renters.
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“Rural Bypasses” (3.4%): These lifestyle of these families focuses on the outdoors, gardening, hunting and fishing. Internet use is generally less than a large portion of the population. Those who are not yet retired work in blue collar jobs in agriculture or manufacturing. Education is not a priority and unemployment is high.
“Salt of the Earth” (0.9%): These citizens generally are older and have children that have moved away. They cherish family time, vegetable gardens and making homemade meals, embrace the outdoors and spend much free time preparing for their next fishing, camping or boating trip. The majority has some college education and has worked in manufacturing and related industries and possess good “hands on” skills. They use technology but prefer face to face interaction. Their household income tends to be in line with the national median, and their net worth nearly double the national median.
“Southern Satellites” (0.2%): These households are generally comprised of slightly older, married couples who own their own homes. Median household income tends to be below average while unemployment tends to be slightly higher. Employed in health care, manufacturing, construction or retail trades they tend to shop based on cost rather than brand. They enjoy outdoor living and do-it-yourself projects.
For Additional Information See Appendix 6
WORKFORCE CHARACTERISTICS: The economic health of a community can be evaluated in part by looking at the number of and types of jobs available in the city, employment rates, personal income, and housing starts. As the County seat, the City of Okmulgee has traditionally been tied to the economic condition of the County.
Okmulgee is the largest urban area in the county and has a work force and economy that serves the region. Many persons employed in the City reside in the County, working at the County Government Center (County Offices and Corrections Center), OSUIT or larger employers. However, the majority of employers own firms that employee 1 to 4 persons. Currently, the City and County unemployment rates range between 6.5% and 7.0%, significantly higher than the Statewide rate of approximately 4.5%.
Educational Attainment: Okmulgee residents, as a whole, have made great strides in the levels of education they have received. Nearly 29% have some college and one quarter have a college or advanced degree. More than 86% have achieved at least a High School degree.
Okmulgee has a well-educated work force able to perform a wide range of technical, vocational and professional tasks.
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EDUCATION:
< 9th Grade Employment Types: HS No degree More than 75 % of Okmulgee residents work HS Degree in four major types of employment: PRIMARY EMPLOYMENT TYPES: Some College Associate Management, Business, Sciences, Arts (27.9%): Management, finance, Management, Business, 27.9% Bachelor Sciences, Arts: Graduate computer technology; legal Sales /Office 27.0 % occupations; architecture and Service: 21.4 % ) Production, 16.7% “Tapestry ” Information: Transportation, Material Esri is an international ARCGIS Moving: company that provides statistical Construction, 7 % data in a variety of areas. One of Maintenance, Natural those is their “Tapestry Resources: Segmentation” system which classifies US neighborhoods based engineering;on their socioeconomic science and and math; professional health car; education; art, demographicdesign, composition.media and entertainment) A brief summary Sales of andTapestry Office information (27.0%): Sales is and Administrative Office Support. as follows:Service (21.4%): Healthcare support, fire and police, food preparation and serving, building and grounds maintenance, personal care and service. “Small Town Simplicity” Approximately(39.9 %):24% Young of residents families work in production, materials moving and transportation, construction and installation or repair. and senior householders bound by community ties. With a down to earth lifestyle they emphasize convenience for both young parents and seniors. They have a range of interests from computer games to scrapbooking to hunting and fishing – keeping things 28 | C h a p t e r 2 . C o m m u n i t y P r o f i l e
EMPLOYER FACTS: Major Employers: 689 Businesses While major employment types remain similar, the major employers in Okmulgee have changed. The following Table presents the top 10 employers in 2016 with the Muscogee 1 – 4 Employees 60.8% (Creek) Nation continuing to be the largest employer in the Community. Two changes of note 5 - 9 Employees 19.5% are WalMart and PACCAR Inc. (a heavy duty winch manufacturer). 10 - 19 Employees 10.6% 20 – 49 Employees 5.2% As identified in Employment Types, above, the large majority of the largest employers are 50 – 99 Employees 3.1% government, health care or entertainment. 100 + Employees 0.7%
35% of jobs are “Blue Collar” See Chapter 4 and Appendix 1 for additional information. 64% of jobs are “White Collar”
www.zoomprospector.com
# Employed # Employed EMPLOYER 2016 2000 Other major employers include:
Muskogee (Creek) Nation 487 600 Okmulgee County (98) Oklahoma State University-Okmulgee 316 325 Creek Nation Housing Authority (89) One Fire Casino (80) Okmulgee Public Schools 291 169 Braden Carco Germanic Winch (70) Cp Kelco( Monsanto/Kelco Biogums) 200 200 Grace Living Center (70) Human Services Department (70) Muscogee (Creek) Nation Med Ctr 192 -- Walmart Supercenter 169 -- Private sector employers such as those in City of Okmulgee 141 147 manufacturing and large scale machines / George Nigh Rehabilitation Ctr. 106 300 vehicle sales typically employ between 25 and 55 persons at each location. PACCAR 113 -- Okmulgee Health Care, LLC 94 -- *Source: USA 11.2.2016
Employment:
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Unemployment estimates for the residents of the City of Okmulgee vary currently estimated at approximately 6%. As might be expected, participation in the workforce and unemployment also vary in correlation with the level of educational attainment.
Workforce EDUCATIONAL ATTAINMENT Unemployment (%) Participation ( %) Less than High School Diploma 40.0 30.6 High School Graduation 57.3 10.8 Some College 62.1 8.4 Bachelor’s Degree or Higher 76.3 12.0 *Source: S 2301 ACS 2011-2015 5 year estimate
INCOME CHARACTERISTICS: Personal Income: Current US Census estimates indicate that Median Income in Okmulgee (for persons over 16 years of age) is $35,034 for males and $29,846 for females. These figures are of interest when compared to Household Income, below. From that comparison it could be inferred that there are relatively few two income families in Okmulgee.
As would be expected, the median income for the majority of residents (46 % of males and 52%) of females falls between $25,000 and $49,999. The number of females in the $50,000 to $64,999 range exceeds males 8.5% to 7.8%. However, in income ranges above $65,000 the number of males significantly exceeds the number of females.
Approximately 30% of full time workers (26.2% male and 33.8% female), earn less than $24,999.
*S2001 ACS 2011 to 2015 Estimate
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FINANCIAL SUPPORT FOR Household Income: FAMILIES WITH CHILDREN The median household income for Okmulgee, according to the US Census 2010 – 2014 UNDER 18: Food Stamps (SNAP) estimates is $27,978 a 48.5% increase over 1990 ($14,555). The poverty rate in Okmulgee as of Cash Public Assistance, Social 2015 was 29.5% (income below $24,250). Security
Total Families with Children Under 18 The median family income is $36,861 ($3,071 per month). years : 2825 Receiving Support: 57% The median income for Oklahoma households is $46,235 and for those in the Tulsa Metropolitan Married Couple: 16.5% area $51,352. Single Male : 17.0% Single Female: 66.5% These figures, while significantly below the median for the Tulsa Metropolitan area and the More than 36% of all families (with State, should be evaluated in conjunction with median Okmulgee home price, below. children under 18) who receive support are headed by Single Females. *Source: INCOG: Okmulgee Stats America
Married Couple Non-Family Income Total (%) Families (%) Families (%) (%) 100.0 54.0 29.9 46.0 <$10,000 14.5 11.3 2.2 22.1 $10,000-$24,999 30.1 21.2 11.4 39.4 $25,000 - $49,999 27.6 29.7 27.6. 26.3 $50,000-$74,999 14.2 16.1 24.7 8.5 $75,000 + 13.7 21.7 34.0 1 Source: ACS 2011 – 2015 Estimates, Table S1901
HOUSING: General Characteristics:
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There are 5,969 housing units in Okmulgee. 4,808 of those are occupied (80.5%). This occupancy estimate is slightly below the 1990 and 2000 Census data. Of the occupied units, 53.3% are occupied by owners, 46.7% are occupied by renters. 1990 Census data indicated 6,313 total units with 5,250 occupied (83%). 65% of those were occupied by owners with 35% occupied by renters. Average household size is slightly over 2.3 persons. 75.0 % of all housing units are single family detached units with another 15.5% being made up of two to four attached units in one structure. 31% of homes include two (2) bedrooms and 46.9% include three (3). 40% of all homes in Okmulgee were built prior to 1950. 16.7% were built in the 1950’s and another 33% were built prior to 1990. This accounts for nearly 90% of the City’s housing stock. 46% of households operate one (1) vehicle and 30% operate two (2). See Appendix 1.
Median Home Value: The Median Home Value in Okmulgee is $68,900. The Median Home Value in Tulsa County is INCOME TO HOME $138,500.* 34% of all homes are valued at less than $50,000 with 45.8% being valued at between VALUE (COST): $50,000 and $100,000. 10.5% of homes are valued at between $100,000 and $150,000 and 5.2% are valued in the $200,000’s. There are eight (8) homes in Okmulgee valued at over $1 million. Okmulgee: 1.87 Tulsa Area: 2.69 These values should be compared with Median Household Income, above. In Okmulgee, the Household Income to Median Home Value ratio (years of wage to home value / cost) is 1.87. The Okmulgee wage to Tulsa area Median Income to Median Home Value ratio is 2.69 mortgage ratio value is superior.
Monthly Housing Costs:
It is of interest to note that 60.6% (1,555) of owner occupied units do not have a mortgage. This is 32.3% of total occupied units in the Community.
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Of those with a mortgage, 65.4% have Selected Monthly Owner Costs (SMOC) between $500 and $999 per month. SMOC includes mortgage, taxes, insurance and utilities. 8.2% are below $500 per month and 20.8% are between $1,000 and $1,499. Of those who rent, Gross Rent is less than $500 for 38.2% of households and between $500 and $999 for 61.3% of households.
Many government agencies consider housing costs exceeding 30% of gross income as generally being “excessive”. In Okmulgee:
For owner occupied units paying a mortgage; 29.3% pay more than 30% of their gross income. For those without a mortgage 13.1% pay more than 30%. For those who rent, 49.6% pay more than 30% of gross income.
See Chapter 4 and Appendix 2 for additional information
Housing Types:
Building Permits As may be expected, residential construction has fluctuated with economic condition. Permits for new home construction averaged 84 per year in the 1970’s, 52 per year in the 1980’s, 17 per year in the 1990’s and 37 per year in the first decade of the 21st Century. From 2010 to the present fewer Permits have been issued. Discussion with local real estate professionals indicates that homes in Okmulgee are remaining on the market for an average of approximately 120 days. However, in 2017, Downtown residential renovations increased with significantly. NEW CONSTRUCTION: Residential, Commercial and Industrial construction has increased in the last five years, primarily in Residential Single Family = 5 the US75 Corridor. However, not all of the construction in the Corridor has been in the City Limits, single family ermits pulled much activity has been located on Muscogee (Creek) Nation lands. over the past five years. During the past five years significant examples of commercial construction include the Harlan Ford Renovation of Downtown car dealership and the Love’s Travel Center, both in the US75 Corridor. Buildings is an emerging Other significant additions to the City include: Domino’s, AT&T, Family Credit Union, Key Real residential type. Estate Offices, McDonald’s.
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Downtown: Perhaps the most important new construction trend is renovation of buildings in the Downtown area, primarily to create residential apartments and retail commercial space. In the last year, approximately 50 Residential Permits have been issued in the Downtown area. The Creek Council House renovation has been completed.
As of April 2017 approximately 21 lofts had been leased downtown with rates ranging from $450 for a studio to $850 for a two bedroom unit.
Cost of Construction and Price of Leased Space: One of the ways that new construction is of value to the Community in that it creates equity for the owner which can then be leveraged / loaned against, increasing funds available for other purchases and investment.
Currently, the average cost of residential construction is approximately $100 per square foot, the average cost of retail commercial construction is approximately $200 per square foot. No industrial space has been added recently. OSUIT DOWNTOWN
Single Family Residential average sales value is approximately $68 per square foot for properties not on acreage. Prices vary widely ranging from below $50 per square foot to over $100 per square foot for selected properties. Retail commercial space leases for approximately $1.50 per square foot in the downtown area.
Permit Activity: Building permits / housing starts and Sales Tax are two traditional indicators of a City’s economic health. As noted above, building activity has been slow but is beginning to increase along US75 and in the Downtown area. New home construction on single family lots is slow, although apparently on the uptick. 4 permits for new residential construction were issued from June 1, 2016 to the present.
Commercial activity has been increasing in the US75 Corridor with ATT Mini Mall and Bee Line Liquors being recent examples. The Dr. Naila Paul Pediatric Clinic in the eastern portion of the City was permitted in FY 2016/17. Increased value of construction increases the City’s ability to finance General Obligation Bonds for needed Capital Improvements.
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From July 1, 2016 to the present a total of 386 inspections of all types (new home construction, remodels, miscellaneous (roofs, porches, similar) commercial construction, signs and demolition) were performed. Total Permit Fees (Electrical, Mechanical, Plumbing) were approximately $30,000 an Total Valuation was approximately $6,250,000 for the same period. Demolition permits were issued for 14 properties Source: City of Okmulgee 2018.
REVENUE SOURCES: CITY BUDGET AND REVENUE : FISCAL YEAR 2016-2017 Revenues in Okmulgee come from numerous sources: As noted in Chapter 4, the City of Okmulgee characterizes its role as that of enabling and /or implementing the goals of its citizens and stakeholders. To do that, there are typically four . Licenses and Permits primary categories of City expenses. . Taxes Personnel and Equipment . Court Fines Personnel includes salaries and benefits for the Staff that keep the City operating. These include . Interest Income Administrative and Finance personnel, Public Works, Building and Community Development and . Lake Permits and Fees Health and Safety personnel (Police and Fire). These Staff members have equipment needs including computers, personal protection equipment, machinery for street maintenance and . Landfill Lease piping repair and, police and fire vehicles. . Government Grants . Water Sales Infrastructure Infrastructure refers to the basic foundations of a community, such as transportation systems, . Garbage Fees sanitary sewer and water systems, drainage facilities, and other public facilities. . Sewer Charges . Airport Rents and Sales Community Facilities . Administrative Charges These include publicly owned and maintained facilities other than the community’s infrastructure. Community facilities include public buildings such as civic centers, municipal buildings, park . Other Fees and facilities, golf courses, public airport, police stations, and fire facilities. Miscellaneous Sources . Restricted Income Capital Improvement A capital improvement is any y major, non-recurring expenditure such as construction and/or acquisition of public land, buildings, road, utilities (infrastructure), landscaping, or other similar expenditure for physical improvements. These improvements are relatively fixed or permanent in nature, having a long life expectancy of generally more than 5 years. Normally, capital improvements are valued at greater than $10,000.
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For Fiscal Year 2016 -2017 the City of Okmulgee’s Budgeted Expenditures from the General Fund were projected to be $10,757,495. Expenditures by the Municipal Authority during the same period were projected to be $15,524,865 for total expenditure of $26,282,360. The total projected revenue was $23,580,397, requiring fund balance expenditures to make up the remainder.
There are five primary “pools” of revenues and expenditures. These include the General Fund, The Municipal Authority, the Dedicated Sales Tax Fund, The Economic Development Authority and the newly created Community Trust. In general terms, their functions are: General Fund: Ongoing maintenance and operations (including salaries) Municipal Authority: Large scale Capital Improvement Projects Dedicated Sales Tax Fund: 25% of monthly sales tax dedicated to the repayment of the 2009 Bond. Economic Development Authority: Purpose is to bring business and industry to Okmulgee Community Trust: Quality of Life Expenditures and Capital Improvements
REVENUES and EXPENDITURES COMPARISON *Revenue Shortfalls are to be addressed through the TYP EXPENDITUR use of Fund Balance Reserves. It should be noted that REVENUE E E* the FY 16/17 Municipal Authority expenditures reflect a General Fund $9,447,700 $10,575,495 projected decrease of $2,160,804 over projected Municipal $15,524,865 expenditures in the adopted FY 15/16 budget. $14,132,697 Authority Dedicated $103,750** ** * 25% of monthly sales tax is used to pay against $103,750 Sales Tax the 2009 Bond Economic Development $49,000 $49,000 Authority Sources of Okmulgee’s Operating Revenue include Community $150,000 Sales Tax, Fees / Permits, and Lease Payments. In $150,000 Trust addition, Grants and Loans are used for special projects and to provide capital for major improvement projects such as sewer and water line repair and park upgrades. As an example, in 2016 the City received a grant from the Oklahoma Department of Transportation (ODOT) for sidewalks in the downtown area.
New ODOT procedures streamline projects whereby ODOT is now responsible and funds are not “let’ to an individual community.
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As of April 30, 2016, the City’s outstanding loan balance was $55,426,728. More than $3.5 million was paid toward loan reduction (principal, interest and fees) in FY 15/16. Bonding capacity is computed as 30% of the Net Assessed Valuation of all real property in the City. The City’s bonded indebtedness is at a level that precludes bond further issuance. Please refer to FY 2016-2017 Annual Operating Budget , Appendix 4.
Sales Tax A primary income producer for the City is sales tax collected by Okmulgee merchants. Not only is sales tax a major source of revenue for the community, it is also an indicator of economic growth in the business sector. The State of Oklahoma sales tax rate for tangible personal property is 4.5% of gross proceeds. The City has a sales tax rate of 4.0% which is collected in addition to the State’s levy.
A comparison table for sales tax receipts is as follows: Property Tax: For the City of Total Sales Tax Monthly Average Increase in Month Average Okmulgee, General Obligation for Year Sales Tax (GO) Bonds are utilized to fund a major portion of all Capital Improvements in the City. The proceeds from ad velorem 1998-99* $ 4,526,977 $ 377,248 --- (property) taxes are used to pay 2009-10 $4,374,949 $364,579 ($12,669) back the GO Bonds. 2014-2015 $4,518,280 $376,523 $11,944 Source: City of Okmulgee, 2000 and 2016-2017* $4,159,171 $415,917 $39,394 2017 * 10 Months – July through April Although this tax can be used to be fund capital projects through the Municipal Authority, ad velorem proceeds cannot be used for General Fund expenditures. The majority of these tax AD VELOREM: dollars are used to fund Okmulgee Schools, Vo Tech, County Roads and County Health . School District Services. . Vo-Tech These taxes are computed by multiplying the assessed value of a parcel by the assessment . County General ratio set by the County (12%). This number is then multiplied by the “millage rate” or ad . County Health velorem rate which in 2017 is approximately $.09 per dollar (8.876) ($88.76 per $1,000) in the . City area bounded by the Okmulgee School District. In Okmulgee County, the median assessed fair market value for a home is $78,000. Typically, an Okmulgee County resident will pay $.56 per dollar of assessed value or approximately $450 per year in property tax.
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On a related note, typically only 3% of statewide motor vehicle tax stays local, being dedicated primarily to VO Techs and the originating County.
SUMMARY: * Both City Revenues and City Expenditures have slowly increased since 2001 when Okmulgee 2020 was prepared. 2000 / 2001 Budgeted Revenue (General and Municipal Authority) was $6,771,000 and Budgeted Expenditure (General) was $10,160,110. 2000 / 2001 Municipal Authority fund revenues were budgeted as $10,271,739 and budgeted expenditures as $11,658,648.
Over time, although facing slowly declining population, a sharp decrease in building activity beginning in approximately 2008, declining sales tax revenues and interest rates on investments, the City has maintained stability through the careful control of expenses, sale of capital assets such as the Muscogee (Creek) Nation Council House in 2010, dedication of a one cent sales tax for streets and capital improvements, incremental fee increases and, grants/loans.
City budgeting is conservative and tends to overestimate expenditures. Examples are 2011 where General Fund underestimated revenue by 19.5% and overestimated expenditures by 37.6 %. During 2015/2016 actual Expenditures were approximately 67% of those budgeted.
Okmulgee has shown the ability to remain financially stable during seasons of slow growth and reduced revenue. A “rebirth” fueled by Downtown redevelopment and growth along US75 appears credible, providing moderate revenue growth. Couple with responsible fiscal management the future appears stable and positive.
*Sources: Okmulgee FY 2016-2017 Operating Budget; City of Okmulgee Management Discussion and Analysis, June 30, 2011 , City of Okmulgee, 2017.
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CHAPTER 3 : GOALS, OBJECTIVES, AND POLICIES The role of Okmulgee 2030 is to update the previous document and continuing to provide the Community with a Plan that enables the City to respond to the needs of its citizens without regard to race, gender or economic status. These needs change over time. Part of that Plan is a statement of vision and goals for community life in Okmulgee.
The Vision and Goals articulated in this Chapter were originally identified during the 2001 public participation process and came out of the analysis of existing conditions and projections for growth. As noted previously, the approach for this Update is to “test” previous determinations to identify their continued usefulness / applicability. The Vision, Goals, Objectives and Policies identified below have been refined from the previous document but largely remain an accurate description of “Targets” for the future and ways to achieve them.
OKMULGEE ’S VISION: “Our vision is to be a growing community that is safe and attractive. It should be a place where citizens want to work, reside, invest their livelihood, and educate their children. Our community is proud of its cultural diversity and welcomes students and visitors”
GOALS: Are broad statements of the A Comprehensive Plan uses three levels of language to guide a Community toward a Target: expectations of the citizens of the City, Goals, Objectives and Policies. That Target is described by the Vision. describing the kind of community they would like to create. COMMUNITY GOALS - OVERVIEW OBJECTIVES: Are general statements of how to achieve the goals. The following are the broad goal statements for the key areas of Community life; achieved and implemented by using the objectives and policies. Policies: Are officially adopted courses or methods of action to achieve the GROWTH MANAGEMENT AND COMMUNITY IMAGE objectives. Growth Management: Provide opportunities for responsible growth while at the same time maintaining Okmulgee’s close-knit community character. Living, working and recreation areas should be inter-related, easily accessible and efficiently served by support infrastructure. GOALS: Are broad statements of the expectationsCommunity of theImage: citizens ofDemonstrate the City, pride in our community by building upon the base of our historic architecture, describing the kind of community they wouldland likeuse to create.patterns and cultural relationships. Develop and attract business, industry, residents and visitors to Okmulgee. OBJECTIVES: Are general statements of how to achieve the goals. 39 | C h a p t e r 3 . G o a l s , O b j e c t i v e s , a n d P o l i c i e s
Residential Land Use: Strengthen existing neighborhoods to provide safe, diverse, attractive, high quality, affordable and attainable housing. Increase the number of homes in the community to attract commercial businesses.
Commercial Land Use: Attract numerous commercial businesses of all sizes who provide a full range of goods and services in a manner that supports and strengthens our community image.
Downtown / Central Business District: Achieve a “rebirth” in the Downtown area, becoming a County center for business, art, and culture in Okmulgee’s version of an urban environment.
Industrial Land Use: Attract new Industries, suitably located, to provide jobs and continue our history of technological excellence.
PUBLIC SERVICES AND FACILITIES (GENERAL) Provide high quality, technologically advanced, efficient, and well-maintained public services and facilities.
Water Systems: Provide a water distribution and storage system that adequately serves the current and future needs of the residents, promotes economic development, and efficiently uses land and fiscal resources.
Sanitary Sewer: Provide a sanitary sewer collection and treatment system that adequately serves the current and future needs of the residents, promotes economic development, and efficiently uses land and fiscal resources.
Solid Waste: Provide energy efficient, economically responsible, and environmentally safe solid waste collection and storage services.
Storm Drainage: Provide an efficient and affordable system that collects, stores and releases storm water, minimizing the adverse effects of flooding, erosion, siltation, and standing water. Public Health, Safety and Welfare: Provide and attract public service providers and personnel (police and fire, health care facilities, libraries, schools that protect the health, safety, and welfare of the people and property of Okmulgee.
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Transportation System: Provide an integrated, multi-modal transportation system that allows for the safe and efficient movement of people and goods in the volume that supports the desired growth and growth pattern of the community.
US75 Corridor: Attract new development appropriately designed and located along US75 that promotes the Okmulgee community image and that retains existing quality office, retail, institutional, and industrial establishments.
PARKS, RECREATION, AND OPEN SPACE Provide recreational opportunities and programs to enhance the beauty of our parks and community, increase recreation participation, buffer the impacts of adjacent land uses, attract visitors and preserve significant natural resources and features.
ECONOMIC DEVELOPMENT AND TOURISM Attract visitors and new development that supports and enhances our historic growth pattern of development and promote our image in the region. Increase business and employment opportunities, increasing household incomes. Promote Downtown, our Creek Nation Heritage, our lakes and airport.
ENVIRONMENTAL RESOURCES Protect and enhance Okmulgee’s lakes, creeks, vistas, vegetation and special plant/animal species in ways that integrate with and support responsible growth and development.
YOUTH AND EDUCATION Identify, evaluate and support successful programs within the community that address the education, recreation, education and social needs of Okmulgee’s youth. Provide age appropriate opportunities for ages ranging from pre-school through college.
CULTURE AND HISTORIC PRESERVATION Clearly identify, communicate and promote the history and culture of Okmulgee, using it as a resource for future growth decisions.
GOVERNANCE Successfully accomplish the health, safety and welfare functions of government. Provide a platform for public participation in policy development and decision making. Identify, evaluate and support successful community and stakeholder initiatives.
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COMMUNITY GOALS, OBJECTIVES AND POLICIES The following focuses on the Objectives and Policies for community life in Okmulgee.
GROWTH MANAGEMENT AND COMMUNITY IMAGE Growth Management: Goal: Provide opportunities for responsible growth while at the same time maintaining Okmulgee’s close-knit community character. Living, working and recreation areas should be inter-related, easily accessible and efficiently served by support infrastructure
Objectives: Create a fiscally responsible pattern of development that relates to and logically builds on the existing physical form . Emphasize infill. Ensure that project submittals for development in or adjacent to all neighborhoods and / or corridors provide screening, landscaping, setbacks, and parking plans that are compatible with the area. Ensure that all project submittals evaluate traffic, noise, light, glare, visual impacts on and from surrounding development. All new development shall be served by City infrastructure ( streets, sewer, water, storm drain) and services. Coordinate with Okmulgee County to develop compatible growth and land use policies at the boundaries / edges of the Community. Policies: Create a compact community land use / growth pattern that expands logically. Prioritize new development that is served by existing streets, support infrastructure, services and emergency response personnel. Prioritize in-fill development of vacant or under-developed properties, particularly in the downtown area. Emphasize pedestrian orientation. Prioritize new development in areas that are served by existing or planned urban services. Develop and document clear methods for funding the extension of support infrastructure and services. These may include developer participation.
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Community Image: Goal: Demonstrate pride in our community by building off of our historic architecture, land use patterns and cultural relationships to develop and attract business, industry, residents and tourists to Okmulgee.
Objectives: Identify Okmulgee ’s primary entrances and highly visible sites. Locate Gateway and / or Identity features there. Create development guidelines for major travel corridors that introduce the Okmulgee character and work together to produce a quality visual experience, entering, within and leaving town. Celebrate Okmulgee ’s architectural, technological and cultural history. Draw from architectural examples in downtown Okmulgee. Neighborhoods are the building blocks of the Community. Create guidelines and enforce codes that celebrate the character of individual neighborhoods and that protect their physical appearance and safety, increasing property values. Enforce codes to minimize inappropriate or conflicting land uses, negative visual impacts and eliminate deteriorating / unsafe structures. Refer to Robert Brooks Assessment Findings and Suggestions Report – 2015. Develop street planting guidelines for the complete hierarchy of street types including both existing and new development. Emphasize low water use and minimal maintenance. Coordinate with the OSUIT landscape guidelines. See OSUIT Master Plan Report and Strategic Plan – Volume II. Preserve architecturally or historically significant buildings and areas. Refer to Downtown Guidelines for Okmulgee Downtown Historic District , Volume II. Improve publicly owned rights-of-way with landscaping as identified by the Street Planting Guidelines. Prioritize streets by volume and visibility. Maintain fire hydrants and street lights – particularly those lights in the Wood Drive corridor.
RESIDENTIAL LAND USE
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Residential land use includes areas near the historic Downtown Core, existing neighborhoods to the north, east and south from various eras and, new subdivisions. This Update emphasizes renewal and optimization of existing residential structures and lots.
Goal Strengthen existing neighborhoods. Provide safe, diverse, attractive, high quality, affordable and attainable housing Increase the number and variety of homes in the community to attract commercial businesses.
Objective: Renew older neighborhoods near Downtown by adding new homes on vacant lots and restoring existing structures.
Policies: a. Attract developers with small home in-town experience and those that can efficiently renovate existing structures b. Create Okmulgee Guidelines for home renovation near Downtown. c. Encourage small home construction and allow assembling of smaller lots to accommodate larger homes d. Work with local contractors and the Muscogee (Creek) Nation to create efficient demolition of dilapidated structures and provide local jobs e. Identify lots to recommend for community facilities such as neighborhood parks. Explore mechanisms for public / private purchase such as an Owner’s Association.
Objective: Encourage a variety of housing types, densities and price ranges that express the character and quality of an Okmulgee that is proud of its development history.
Policies: a. Revise the Land Use Map to clearly identify areas for mixed / moderate density residential and mixed uses (residential over commercial). Residential areas adjacent to the Downtown core and along US75 between 6th Street and 2nd Street are a prime example. b. Support the efforts of MainStreet to create opportunity for high density residential living in the Downtown core. c. Prioritize infrastructure maintenance in and around the Downtown core to ensure service capacity. d. Explore the potential for, encourage and amend the Zoning Code to allow granny and multi-generational units. e. Investigate the availability of grant funding to build, repair, or replace low to moderate-income housing. f. Identify areas for larger size, upscale housing appropriate for professional families and University Faculty and Staff. g. Allow manufactured homes on small lots in the areas adjacent to Downtown with architectural review, permanent foundations and garages.
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h. Allow manufactured homes on a fixed foundation with garage and “tiny homes” in existing mobile home parks or subdivisions. Review this home type to be phased out over time with natural aging and attrition. i. Minimize the approval of new mobile home parks/subdivisions. Amend the Zoning Code to limit new “mobile” projects to manufactured homes on permanent foundations with architectural review and garages.
Objective: Encourage the development of affordable housing that serves all citizens of Okmulgee.
Policies: a. Recognize the housing needs of the developmentally disabled, mentally disabled, elderly and economically disadvantaged. b. Integrate housing which is responsive to the needs of these and other special needs groups by amending the Zoning Code to include appropriate guidelines, standards and review procedures. c. Review all group quarter and assisted living center applications to ensure compliance with special life safety requirements, parking needs, or other appropriate standards. d. Support groups that focus on and provide non-government housing for population groups with special housing needs.
Objective: Provide an integrated residential experience that limits negative impacts from adjacent uses and blends compatible housing types.
Policies: a. Ensure that land use planning decisions protect the established character of an existing neighborhood. Density and intensity of proposed uses should be clearly compatible with the existing neighborhood. b. Locate future residential growth in areas that are contiguous to existing development in order to maximize the use of existing public systems such as utilities, fire protection, streets, schools, parks, etc. c. Promote harmony and compatibility between neighborhoods. New residential areas that are proposed to adjoin and interact with other residential areas should consider elements such as home orientation at neighborhood edges, techniques to minimize traffic for existing neighborhoods, landscaped entries and neighborhood identification signage. d. Locate multi-family housing, churches, secondary schools, commercial sites, and similar facilities with intensive activity in locations that provide appropriate street access and do not negatively impact a neighborhood.
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e. Some Commercial Uses can integrate with Residential Uses. Clearly identify (Land Use Map and Zoning Maps) the areas appropriate for commercial uses in and adjacent to residential areas. f. Identify appropriate intensity, landscape continuity and separations / buffers. Project review should pay particular attention to parking, lighting and hours of operation.
Objective: Prioritize Neighborhood Safety.
Policies: a. Minimize through-traffic in neighborhoods. b. Prohibit new residential units from fronting on collector and arterial streets. c. Prioritize lighting and visibility for police personnel. Identify priority areas and identify City maintained sidewalks and lighting in need of improvement. Make improvements as funds allow. d. Support neighborhood organizations such as neighborhood watch and patrol programs. Consider city-wide neighborhood watch signage. e. Provide regular fire inspection for aging properties, particularly structures in the Downtown or Downtown Adjacent areas.
Objective: Encourage housing attractiveness, pride of ownership and tenancy and, protect property values
Policies: a. Encourage community involvement to develop solutions to housing and neighborhood problems. b. Study and adopt programs and incentives to renovate and redevelop older neighborhoods. c. Encourage property owners and residents to maintain the appearance and aesthetics of our neighborhoods. d. Encourage positive neighborhood identification. e. Encourage private homeowners to rehabilitate and maintain the historic character of older homes. f. Continue to enforce the City’s adopted Building Code, Flood Plain Management Regulations and Property Maintenance Codes.
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g. Actively identify and pursue programs that assist owners to rehabilitate or remove of houses that the Building Official declares to be dilapidated, in violation of City regulations. Associated blight (a health and safety hazard) shall also be removed. h. As funding and staffing permits, establish a prioritized, block by block program to address dilapidated structures and blight. Include a program to address curbs and gutters, sidewalks and “mow strip” clean up. i. Lot splits and land use shall conform to Zoning Code requirements and Subdivision Regulations. j. Prioritize infill / new units in Downtown Area Neighborhoods to encourage maintenance by existing land owners.
Objective: New residential developments should integrate with the natural environment.
Policies: a. Develop residential areas with careful attention given to the natural features such as creeks and significant vegetation and to any sensitive animal species such as large birds of prey, water dwellers and similar. b. All residential units should be served by the City Sanitary Sewer System. However, septic systems may be allowed on lots satisfying percolation and minimum size requirements.
DOWNTOWN CORE AND CENTRAL BUSINESS DISTRICT Downtown Okmulgee is coming back to life ! Spearheaded by MainStreet, “Downtown” is bounded 4th Street on the north, Choctaw Street on the east, 8th Street on the south, and Alabama Avenue on the west. Downtown land uses include retail commercial, office and, residential.
Goal Achieve a “rebirth” in the Downtown area, becoming a County center for business, art, and culture in Okmulgee’s version of an urban environment
Objective: Maintain and improve the commercial viability of the CBD.
Policies: a. Support efforts and opportunities to enhance the CBD. b. Maintain and improve the CBD as a viable commercial district through the support of private initiative and public/private partnerships.
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c. Ensure that there are appropriate traffic control devices and adequate parking in the CBD. d. Encourage and include uses that cater to young persons and to college students. e. Separate vehicular traffic from pedestrian and bicycle traffic whenever possible in the CBD f. Ensure walkability connections into the Downtown Core.
COMMERCIAL LAND USE Commercial land use includes a range of retail, office, service, supply and Highway Uses, most often found along US75 and along collector streets outside of the Downtown Core. Higher intensity commercial uses are generally located along US75 north with retailers and service providers located along US75 south, clustered near 6th and 20th streets.
Goal Attract numerous commercial businesses of all sizes who provide a full range of goods and services in a manner that supports and strengthens our community image.
Objective: Guide successful commercial development.
Policies: a. Encourage commercial activity to locate in the existing commercial areas and in unused facilities. Incentivize improvement to existing commercial areas, particularly along US75, to conform to current and evolving City landscape and design standards. See Robert Brooks Study. b. Promote the location of regional shopping activities and quality overnight stay facilities. c. Concentrate commercial activity, prioritizing existing zoning, lots and structures to make maximum use of the City’s existing infrastructure improvements. Non-contiguous development may require private funding participation d. Commercial subdivisions should be designed to provide shared or common access. e. New commercial development should be designed to City standards for parking, landscaping and setbacks and should include structures of sufficient size and depth to support successful use by the intended use type. f. Commercial use types that are mutually supportive should be “gathered” or “concentrated”. Diagnostic labs to support physicians is an example. Parts suppliers near mechanics is another. Conditional Use Permits are a mechanism to identify specific use types.
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g. Structurally deteriorating and financially underperforming commercial establishments that are “previously existing non-conforming uses” should be reviewed and be subject to the requirements for conformance to the underlying zoning designation.
Objective: Attract quality commercial and office development.
Policies: a. The Chamber of Commerce should take the lead on presenting a coordinated package of information for the City as a whole. Using the Stakeholders Group, See Chapter 4 , as the primary forum for information transfer, work closely with OADC and MainStreet.
Objective: Minimize the adverse impact of commercial development on adjacent land uses.
Policies: b. Concentrate commercial activities around landscaped parking with storefronts oriented toward pedestrians and the street. Avoid linear commercial development. c. Require commercial properties in commercial districts, to provide an on-site landscaped buffer that decreases visual and noise impacts. d. Review Commercial Zoning Regulations and Guidelines at a minimum of three-year intervals to ensure familiarity with the Code by Staff and the Planning Commission. Include the types of uses permitted by right and those permitted with additional review. e. Commercial development should implement the spirit and intent of Land Use and Zoning Maps. f. Commercial development should conform to and include elements of Okmulgee’s preferred architectural style and character, as appropriate for its use type. g. Ensure that all commercial land use-planning decisions include a review of the established character of a neighborhood to plan logically for existing and future traffic conditions. Projects should be approved accordingly.
INDUSTRIAL LAND USE
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Industry and Technology are at the core of Okmulgee’s History, currently championed by OSUIT and the Okmulgee Area Development Corporation (OADC). OADC is spearheading the effort to attract industrial / manufacturing operations to be members of the Okmulgee Community. Primary locations are located along US75.
Goal Attract new Industries, suitably located, to provide jobs and continue the City’s history of technological excellence. Objectives Guide successful industrial development
Policies: a. Encourage industry to locate in areas that are currently served by adequate infrastructure and that minimize impacts to surrounding land uses and residents. Focus on those areas identified by OADC. See Land Use Map, Exhibit 12. b. Explore and document potential uses for historical and vacant manufacturing sites and their structures. Identify the original reasons for locating a particular use at a particular location. “Recycle” these sites. c. Explore opportunities for increased use of rail infrastructure including discussions with the BNSF railroad and industries that benefit from rail service. Locate these industries in areas that are served by rail transportation. Locate industries that benefit from truck service in areas that easily access US75 and that do not impact residential areas. d. Consolidated the location of compatible industries, those of the same intensity of use and similar types of external impacts, noise, emissions, visual, etc.
Objective: Support new low-intensity industrial development.
Policies: a. Encourage a business park feel for new industrial development, providing a variety of sites for diverse high tech and clean manufacturing uses. b. Work with OSUIT to explore the potential of an incubator park that caters to specific types of low impact manufacturing. The medical and electronic industries are examples. Identify feasible locations for this type of Park. c. Identify the types of Industry that can benefit from programs of study offered at OSUIT. OADC and the Chamber of Commerce should make contact with these industries.
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Objective: Minimize adverse impacts of industrial development on other land uses.
Policies: a. Locate industrial uses in industrial parks and in areas not highly visible from residential areas and the traveling public. b. Outdoor storage and rollup doors should be screened. c. Noise and odor should be contained on-site. d. Ensure that all industrial land use-planning decisions include a review of the established character of surrounding residential neighborhoods to plan logically for existing and future conditions. e. Locate and design industrial sites to prevent traffic movement through residential neighborhoods. f. Require mitigation in conformance with local, state, and federal laws prior to the approval of building occupancy with particular focus on smoke, air born release of chemicals and release into waterways. g. New Industrial development should be designed to City standards for parking, landscaping lighting, setbacks, access and on-site circulation.
PUBLIC BUILDINGS AND PROPERTY, INFRASTRUCTURE AND SERVICES The City of Okmulgee sets the standard for the community regarding maintenance, efficiency, functionality and appearance. Pride of heritage is shown through maintenance.
Goal Provide efficient, well-maintained and contemporary public buildings and infrastructure.
PUBLIC BUILDINGS AND PROPERTY
Objective: Maintain public property in a functional and well -maintained condition. a. Maximize the use of existing public structures. These include City Hall, Libraries, Police and Fire Stations . Renovation and expansion of existing sites and structures is generally preferable to purchase of new properties / new construction.
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b. If new sites are to be purchased, leverage existing facilities to the amount feasible. c. Cleanliness and order should be prioritized over contemporary design and aesthetic improvements. d. Publicly owned lots and rights of way should be well maintained. e. Drought tolerant and low -maintenance landscape materials from an approved landscape palette should be used. f. A phased program of curb, gutter and sidewalk repair should be established. g. Prioritize “walkability ” to provide access to public buildings for persons of all ages.
Objective: Provide for future community buildings: a. Community Center b. Police and Fire Stations c. Partner with the County
INFRASTRUCTURE:
Objective: Provide fully functional infrastructure to all citizens and businesses of Okmulgee.
Policies: a. Prioritize a compact, contiguous pattern of development to optimize current infrastructure prior to expansion. b. Consider the long-term economic costs and benefits of providing adequate sanitary sewer services prior to rezoning land and approving new projects. c. Determine required private sector participation to fund expansion of public infrastructure. d. Prioritize maintenance and improvement of existing infrastructure over expansion. e. Maintain a quality working relationship with quasi-public (phone, cable, electric, gas). Explore joint facilities and cost-sharing when extending improving infrastructure. f. Coordinate the timing of City infrastructure improvements (water, sewer, streets) to the amount feasible to maximize efficiency and minimize cost. g. Work toward balancing user rates with costs of maintenance. h. Encourage the underground installation of electrical lines
Water System Policies:
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a. Assure that the water system has sufficient pressure and quantity to provide water public consumption and fire protection to all areas. b. Construct additional treatment and storage capacity when appropriate to meet the needs of potential development. A new water tank in the northern portion of the City is an example. In the short term, focus on maintenance of the existing system. c. While recreation is important, protect the supply and quality of the water available from Okmulgee Lake. d. Encourage conservation practices through methods such as: public education as to sources and supply: encouraging the use of drought tolerant landscaping; and, recommending the use of low flow fixtures and toilets in new construction and renovations. e. Study the fiscal impact of extending municipal water service to properties outside of the Municipal Limits in order to develop wise policy regarding such service extensions. f. Limit sales of water to rural water districts as needed to ensure the provision of Okmulgee’s needs. g. Maintain fire hydrants through a prioritized and rotating program of maintenance.
Sanitary Sewer System Policies:
a. Collect and process sanitary waste in a manner that meets or exceeds federal, state and local standards. Focus on protection of local creeks and watershed. b. As funds allow, study energy efficient and environmentally superior alternatives for sewage disposal. c. Septic tanks for single residences may be permitted on a limited basis in areas not served by the City sanitary sewer system. They must satisfy minimum percolation requirements. Septic systems will not be used for new commercial or industrial uses. d. Provide a sanitary sewer system with capacity to support planned new growth, including residential, commercial and industrial users. e. Increase the size and capacity of existing lift stations as needed rather than adding new ones. f. Study the fiscal impact of extending municipal water service to properties outside of the Municipal Limits in order to develop wise policy regarding such service extensions.
Circulation System Policies:
Goal Provide an integrated transportation system that allows for the safe and efficient movement of people and goods and supports the desired land uses in the community.
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Objectives and
Policies: a. Coordinate with ODOT on the future engineering and design studies for transportation facilities in and around the City. b. Focus on street maintenance over expansion with priority on long-term durability. c. Keep industrial and commercial traffic off of local residential streets. d. Minimize the number of curb cuts on the arterial street system. Prioritize safety and traffic flow. e. Identify and address intersections with high accident rates. f. Minimize congestion on US75, on 6th Street and throughout the Community. Prioritize traffic control devices as recommended by the City Engineer / ODOT as appropriate. g. Land Use, Zoning Changes and Project Review should be coordinated with system improvements. h. Apply the following principals to subdivision design: i. Link neighborhoods together to provide ease of access for pedestrians and public vehicles, including police, fire, sanitation, school buses, and utility vehicles. ii. Discourage access of residential lots directly onto collector streets. Eliminate / redesign existing accesses as possible. i. Achieve the maximum possible safe intersection relationship between rail and other means of travel. j. Signalize intersections between rail and traffic ways that are at the same grade to the maximum extent warranted. k. Explore and support multiple and interconnected modes of transportation by including them in circulation system improvement. l. Promote walkability and bike use, particularly in the downtown area. m. Encourage private and non-profit organizations offering transportation mode alternatives. n. Require that an applicant for a rezoning to multifamily, commercial, or industrial use provide a traffic impact study.
SERVICES Public Safety: Police and Fire:
Goal Provide public services that protect the health, safety, and welfare of the people and property of Okmulgee.
Objective: Eliminate fire hazards that endanger life and property.
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Policies: a. Create and implement defined process that results in property owners’ removal of the remains of burned structures on their site after a fire. b. Incentivize a program that achieves regular inspections of office / commercial and multi-family structures downtown. Working with insurers to reduce premiums accordingly is an example. c. Require maintenance (weed and brush abatement), including lots near downtown to attract new residential development See Figure 14.
Objective: Provide adequate water supply for fighting fires.
Policies: a. Identify funds to repair / replace water hydrants that are noted for maintenance after the annual hydrant testing, prioritized by the Fire Chief.
Objective: Evaluate all new development proposals to determine if the layout, utilities and visual access are adequate to provide sufficient police and fire protection
Objective: Provide fire and police with sufficient equipment, building space, and personnel.
Policies: a. Provide funds for a rescue pumper and for extraction equipment. b. Begin a first responder program with correct equipment c. Employ a Medical Director to assist citizens with medical emergencies when EMS is not available d. Increase certified police officers to 30 persons e. Identify funds to provide vehicles that require less maintenance, minimizing officer time without a vehicle f. Provide training and teaching opportunities to increase level of officers’ expertise
Objectives: Maintain and improve current levels of service , commensurate with growth
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Policies: a. Monitor the solid waste disposal program to assure energy efficiency and environmental sensitivity. b. Encourage the recycling of glass, paper, and plastic. Increase curbside pickup. c. Continue to enforce standards to eliminate pollution from disposal facilities. d. Enforce City ordinances governing the proper disposal of solid waste. e. Encourage further development of energy efficient, economically feasible, and environmentally safe alternatives for disposing of waste.
US75 CORRIDOR
Goal Provide for careful development along US75 to promote the City of Okmulgee and attract and retain quality office, retail, institutional, and industrial establishments where appropriately located within the corridor
Objective: Improve the appea rance of the US75 Corridor by i mplementing the recommendations of the Robert Brooks Study.
Policies: a. Encourage the development of vibrant, active, and quality commercial uses along the US75 Corridor. b. Work with state and federal agencies to improve the US75 Corridor through the City of Okmulgee on signage, landscaping, and lighting. c. Prepare guidelines to direct architecture, lighting, landscaping and signage. d. Strictly enforce structure and property maintenance codes. Review existing code and strengthen as needed. e. Enforce existing building codes along US75 f. Discourage residential development adjacent to and fronting on US75. Coordinate with the Muscogee (Creek) Nation to create a consistent look within the Corridor. g. Introduce Muscogee (Creek) Nation design concepts.
PARKS, RECREATION, AND OPEN SPACE:
Goal
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Provide recreational opportunities and programs to meet the needs of the citizens, increase recreation participation, buffer incompatible land uses, enhance the beauty of the City’s parks and community as a whole, and preserve and conserve significant natural resources and features.
Objectives: Integrate parks and open space as a core element of visual character, day to day experience and visitor attraction in Okmulgee.
Policies: a. Improve existing parks and utilize existing City owned property. b. Implement the Okmulgee Park Master Plan prepared by the University of Oklahoma, May 2003. c. Encourage developers to provide and maintain parkland in new subdivisions. d. Require homeowner associations to maintain private parkland in new subdivisions. e. Design and locate new recreational facilities to integrate with adjacent uses, minimizing adverse impacts on either. f. As funding permits, develop recreational trails in appropriate areas throughout the City especially along the Okmulgee Creek corridor through and adjacent to the Downtown Area. g. Prepare a concept plan for the expansion of recreational opportunities at Okmulgee and Dripping Springs Lakes, focusing on the unique characteristics of each. h. Encourage the joint use of detention / flood management facilities and recreational uses as appropriate .
Objective: Emphasize and facilitate cost effective maintenance of recreational facilities.
Policies: a. Design and develop recreational activities that minimize the need for security, maintenance, and manpower. b. Prioritize the development of recreational activities that are financially self-supporting. c. Consider user fees and other fee generating activities to provide income for the maintenance of public parkland and facilities. d. Require parkland that is to be dedicated to and maintained by the City to be clean and functional at acceptance, with a program for funding maintenance. e. Formalize the yearly process for funding Public Works program for Park improvement and maintenance. Prepare five-year improvement goals
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Objective: Continue to develop recreation facilities that address the varying needs of residents.
Policies: a. Plan parks, recreation facilities, and programs to meet the needs of citizens of all ages and physical abilities. b. Encourage the development of both active and passive recreational facilities and programs. c. Provide opportunities for a variety of organized and unorganized recreation activities. d. Establish separate play areas in existing and future parks based on the age and type of user. e. Seek to provide recreational opportunities on a year-round basis for all age groups. Include indoor spaces such as recreational centers.
Objective: Optimize the shared use of school district and city recreation facilities.
Policies: a. Promote the use of the recreational facilities in Okmulgee for league and tournament play by citizens and the school system. b. Partner with Okmulgee schools to enhance existing recreational facilities and create new facilities in the future. Dunbar Intermediate School is an example. c. Continue the shared use of the Brock Gymnasium.
ECONOMIC DEVELOPMENT AND TOURISM:
Goal: Sustain and attract development that supports desired growth patterns, increases employment opportunities, increases household incomes, and is regionally competitive. Leverage community opportunities and assets such as the heritage tourism, Muscogee (Creek) Nation Council House, and area lakes.
Objective: Optimize Airport Use:
Policies: a. Position the airport as a transportation and activity hub for commercial enterprise, recreation, and tourism.
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b. Study the infrastructure needs of aviation related commercial enterprise, recreation, and tourism. c. Construct the necessary (cost-effective) improvements attract aviation related commercial enterprise, recreational traffic, and tourism. d. Encourage on site development of commercial services (i.e. restaurant, concessions, convenience retail) that support activity related to commercial aviation, recreation, retail, and tourism. e. Develop an annual entertainment and recreation event schedule to link the airport to other area activity centers (downtown, Dripping Springs Lake, etc). f. Provide transportation and promotional linkages between the airport and area attractions (historic downtown, area lakes, and museums).
Objective: Optimize Downtown Okmulgee:
Policies: a. Study the economic development possibilities related to the Central Business District. b. Consider the adoption of an overlay zoning district ordinance to minimize undesirable development in the Central Business District c. Encourage high quality growth and development in the Central Business District. d. Support business relationships with Oklahoma State University – Okmulgee Campus.
Objective: Optimize Lake Use:
Policies: a. Study and document cost / revenue for 2016 (first full year under City management). Identify cost effective ways to expand current uses, while minimizing the need for improvements. b. Provide the Chamber of Commerce information related to current opportunities for recreation at the lakes. Promote the lakes as a benefit / resource to Okmulgee residents focusing on pride of ownership. c. Prepare use, land use and economic development studies for future expansion. d. Consider annexation SH56between the City proper and the lakes to protect commercial frontage and guide growth in flood prone areas.
Objective:
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Optimize strengths of and coordination between “Stakeholders ”.
Policies a. Create a regularly meeting Stakeholders Group, identifying specific roles, responsibilities and action items with due dates. Focus on Downtown rebirth, strategic and aesthetic development of the SH75 corridor and attracting clean manufacturing in the short term. A responsibility of the Stakeholders it to attract / inform the members of the pubic with similar interest. b. The Chamber of Commerce and MainStreet should take the lead role in identifying and attracting potential members of the commercial business community, based on supporting and growing the existing character of Okmulgee. c. MainStreet and the Chamber should take the lead in creating and developing an “Okmulgee Rising” (or similar) social media campaign – with regular updates. d. OADC should take the lead role identifying and attracting potential members of the industrial / manufacturing business community. e. Stakeholders group should include and coordinate with the City to integrate expansion with infrastructure. f. Study the feasibility of annexation where existing or planned commercial / industrial property is adjacent to the municipal limits.
ENVIRONMENTAL RESPONSIBILITY:
Goal Preserve and protect Okmulgee’s environmental resources in ways that support growth and development.
Objectives: Integrate open space and development, growing while maintaining a “country ” feel
Policies: a. Protect areas that have unique natural beauty and/or historical, geological, and archaeological value. b. Maintain, improve and beautify public properties that include significant natural vegetation and waterways. Provide public access as appropriate, walking trails are an example. c. Ensure proper recycling and handling of hazardous materials. d. Create a business environment that values energy and water conservation and “green” construction techniques. Provide incentives and guidelines consistent with LEED objectives.
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YOUTH AND EDUCATION:
Goals Support programs within the community that address the needs of Okmulgee’s youth and enhance educational opportunities.
Objectives: a. Value and show pride in the youth of Okmulgee. Include OSUIT, Green Country Vo Tech and College of Muscogee (Creek) Nation as Okmulgee Youth. b. Work toward a culture of self-confidence and tolerance. c. The Chamber of Commerce, in coordination with Okmulgee Public Schools, the City of Okmulgee and the Stakeholders Group should identify and promote programs that are developed within the community to address the emerging social issues specific to the youth of Okmulgee. d. Provide facilities and “staff” for after-hours educational opportunities within the community. e. Establish the Okmulgee Public L ibrary as a youth hub. f. Include youth oriented retail needs, entertainment, gathering spaces in Downtown rebirth. Allow and encourage collegiate influence. g. Provide safe bicycle and walking trails between activities hubs including, schools, downtown, recreational sites. Provide safe pedestrian and bicycle access to commercial sites along US75.
CULTURE AND HISTORIC PRESERVATION :
Goals Preserve and promote the culture of Okmulgee and historically significant sites.
Objectives:
a. Recognize the significance of the community ’s own culture and people -- their accomplishments and history. Utilize this multi-cultural history as the basis for Okmulgee ’s future.
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b. Identify and preserve specific governmental, commercial and residential sites and structures of historic significance. Establish a walking trail that links these sites. Examples include the Muscogee ( Creek) Nation Council House, the Black Hospital, African American commercial district, the Orpheum Theater, Commercial Building and early Okmulgee City Hall. c. Create assistance / incentives for private homeowners to purchase, rehabilitate and maintain homes of historic character. d. Consider the adoption of a Historic Preservation Zoning District that guides redevelopment for residential and commercial structures. This District should be specific to Okmulgee and influenced by but less stringent than Historical Register Standards.
GOVERNANCE:
Goal Provide competent and progressive leadership and information that promotes public participation in policy development, decision- making, and enforcement.
Objectives:
a. Provide easy, accessible, and responsive communication with City staff and City commissions and boards. b. Effectively communicate with citizens. c. Create forums that encourage public involvement and volunteerism. d. Support opportunities to develop information and data for promotion of Okmulgee as a business center and a great place to live. e. Continue to support the programs and activities of the Okmulgee Chamber of Commerce and Okmulgee Area Development Corporation. f. Establish and support civic information activities. g. Encourage the development of a support network for neighborhood associations and watch groups. h. Promote leadership development programs for residents with definable benefits for completing the program.
PLAN IMPLEMENTATION:
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Goal Use Okmulgee 20 30 to guide growth and development of the City and protect the health, safety, and welfare of its the citizens.
Objectives and Policies
a. Use Okmulgee 2 030 in directing and coordinating new developments and capital improvements. b. Coordinate with the county and neighboring cities to develop compatible growth and land use policies. c. Periodically review and update Okmulgee 2030. It is recommended that Okmulgee 2030 be updated (at a minimum) in 2020 and 2025. The purpose is to address changing growth pressure, social needs, demographic changes and development / living styles. d. The City Staff should conduct a thorough review of all City ordinances and policies related to growth, services, neighborhood preservation, and economic development to identify revisions needed to promote the goals, objectives, and policies of the Comprehensive Plan. e. Continually encourage public involvement in the planning process, acknowledging demographic shifts utilizing emerging electronic communication techniques. f. Review the Land Use Map, the Zoning Map and the Zoning Code yearly to assure consistency, to accurately reflect changes / development approvals and to include evolving thought in development that is compatible with the goals and character of Okmulgee. g. Revise and update the Subdivision Regulations a maximum of every five years.
63 | C h a p t e r 4 . G r o w t h T r e n d s a n d R e c o m m e n d a t i o n s CHAPTER 4 : GROWTH OPPORTUNITIES, TRENDS, and RECOMMENDATIONS As noted previously, this Update to the 2020 Plan looks to the future – 2020, 2025 and 2030. It is structured to focus on the short range (2020), then the mid-range (2025), and provide comment regarding the long range (2030).
OVERVIEW: From discussion with Stakeholders, Staff and residents and from review of the recently completed strategic planning documents See Chapter 2 and Appendices , it appears that Okmulgee is entering a period of rebirth and renewal. Several current efforts and organizational changes are key to this renewal. These include: Renewed interest and quantifiable actions in the Downtown Core Plans for renovation / improvement at the OSUIT Campus New development along US75 Okmulgee and Dripping Springs Lakes as City owned and managed properties Airport management by Tulsa Airports Improvements Trust Efforts by OADC to locate clean manufacturing in Okmulgee
SIGNIFICANT DEMOGRAPHIC CHANGES SINCE 2001 : Population size and ethnic mix have not changed significantly. Areas of note include: The overall aging of the population - all age groups have decreased in size with the exception of the 45 to 64 years old group (which increased by 27%) The increase in educational attainment levels – more than 86% of residents over the age of 18 have achieved at least a High School degree The large number of unmarried persons – nearly 66% of residents have never been married, are divorced or widowed. (Note that this is based on persons over 15 years of age). 65% of residents live alone or with one other person. 62% of “households” are designated as “families” The number of college age persons is increasing.
DISCUSSION: DOWNTOWN:
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In the past five years significant changes have in downtown Okmulgee, much due to the efforts of Ron Drake and then Mainstreet. The results of those changes are just now becoming evident; in the next three years (between 2017 and 2020) it is anticipated that Downtown Okmulgee will show real evidence of “Okmulgee Rising”.
Change in perception is good. A change in perception that results in action is better. During this period of rebirth more than 25 downtown buildings have been purchased and new construction / interior renovation has begun. Two projects of note are the McBrayer building at the corner of 7th and Morton and the historic Grand Old Post Office on 5th Street that will house approximately 75 OSUIT students, beginning January 2018. Retail space is on the first floor of the building. Discussions with Stakeholders indicate that approximately 200 new residents are expected to reside in the Downtown Core by 2020. This is a significant number, being equal to nearly 1.5% of the City’s current population.
Mainstreet continues to be extremely active, promoting Downtown, visioning and, having studies prepared that provide guidance for future improvements. Examples include the OU Institute for Quality Communities Interim Street Design and the Walkability Study by consultants Mark Fenton and Scott Day. Moving from concept toward implementation, Mainstreet has actively coordinated with ODOT to make the walkability concepts along 6th Street near the Council House a reality. See Volume II. Phase I Implementing the Walkability / Parking Study, Scott Day Urban Development Services 2016.
OSUIT: In 2015 OSUIT prepared a Strategic Plan addressing the physical, character and educational goals for the future. The Plan indicates that the 2012 enrollment was 2,990. The target student population for 2022 is 3,969. Existing student housing on campus accommodates 800 students, leaving a need to construct additional housing. The purchase and renovation of the historic Grand Old Post Office on 5th Street is an innovative approach to meeting this housing need. If successful, similar efforts will occur.
The Plan’s vision for the campus is: “… looks forward to a technical future that can adapt and achieve ever-changing progress while preserving roots in Oklahoma and History.” This should be strongly considered as a City-wide theme, particular in the Downtown Core and along US75.
Another item of note is the plan to reconfigure / improve the campus, centered around a “Technology Mall”. The Automotive Center of Excellence will function as the north anchor, the Student Tower / Tech Center as the anchor as the south. The Plan includes a realignment of 6th Street, creating a point of arrival at the new intersection of 6th and 4th Streets, looking north into the Technology Mall.
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US75: US75 runs from the Canadian border to the Gulf of Mexico. According to 2016 ODOT information, approximately 26,000 vehicles use US75 between SH56and SH62. Approximately 23,000 utilize the intersection of US75 and Loop 56 and approximately 19,000 travel on US75 between Loop 56 and 6th Street. For the residents of the region and for visitors, this experience is the primary impression of Okmulgee. Typically, a community will seek to provide Visitor and Highway Oriented Services (such as auto dealerships, food and fuel stops and national chain / big box stores) in this type of high volume corridor. The result is that most of the persons passing through town never get a true picture on the heart of the Community – its character, what makes it unique among all the communities in Oklahoma.
Unique to this Corridor is the amount of property that are owned or held in trust by the Muscogee (Creek) Nation. As such, presentation, architecture, land uses and character along the Corridor vary dependent upon ownership. Recent examples of development along the Corridor include Harlan Ford, Holiday Inn, Best Western a Love’s Travel Stop, franchised fast food and local business. The Corridor also includes the Creek Nation Government Center and provides access to the Regional Airport and to State Hwy 56 accessing the OSUIT, Green Country Vo-Tech and College of the Creek Nation Campuses.
In May 2015 Robert Brooks International was retained to assess Okmulgee and provide findings and suggestions. Much of the effort was related to the current condition of and potential for US75. In part because the Study was largely focused on visitor attraction it noted the power of the Corridor for first impressions and included significant discussion of the current condition. The Corridor can become not only a significant commercial attractor but also an introduction to the Community providing direct access to / introduction of the Airport, the college campuses and Downtown. In turn, Downtown can become the Gateway to the Lakes.
HOUSING ADJACENT TO DOWNTOWN : The rebirth of downtown impacts the surrounding residential areas. A walkable community with night time entertainment, office space and shopping close to an affordable home is a significant opportunity.
“Homes Adjacent to Downtown” for the purposes of Okmulgee 2030 includes those homes within a five block walk from the Downtown Core. Within this area are located good examples of Victorian, Green and Green and early 20th Century apartment housing. A variety of cottages and shotgun homes are also present as are a large number of vacant lots. While levels of maintenance vary, structural integrity is generally good.
Median home price is very affordable in Okmulgee, approximately $70,000. A number of vacant lots are available, some of them priced under $10,000. This price range makes housing available to the group of people likely to gravitate toward “in-town” living – young professionals and recent college graduates, entrepreneurs who are opening office space downtown and need affordable housing near work, and young families with children of infant / toddler and pre-school age. This price range is also attractive to older residents and single mothers.
LAKES:
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In 2016 the State of Oklahoma ending the operations contract for recreational areas that include Dripping Springs and Okmulgee Lakes. The City of Okmulgee now operates the land, lakes and facilities. Located approximately seven miles west of the City, the Lakes are well developed with camping and barbeque facilities, launch ramps, swim beaches, lake oriented commercial structure and similar. Dripping Springs Lake is particularly suited to Bass Fishing and Okmulgee Lake is well suited to family oriented water recreation.
AIRPORT: The City owns approximately 1,200 acres at and around the Regional Airport. The Airport itself encompasses approximately 485 acres. Approximately 385 acres east of the Airport are located in the flood plain and the remainder is currently difficult to access. However, approximately 360 acres are located available to the west of the Airport of which approximately 335 acres are available for development. The Airport is currently managed by Tulsa Airports Improvement Trust with the first year, exploratory contract having been renewed in late 2016. A five year Capital Improvement Plan was approved by the Okmulgee City Council in March 2016.
MANUFACTURING: The Okmulgee Area Development Corporation (OADC), a non-profit corporation has done an excellent job in identifying and marketing potential sites for light manufacturing . The four (4) sites total approximately 980 acres, all currently served by public utilities and city infrastructure. Two sites are located along US75; one adjacent to the Airport as noted above and one on the west side of US75 at Fair Grounds Road, respectively. One site is located south of the City (approximately 2.5 miles from 6th Street) on the west side of US75 and one is located on the west of side of town at 20th Street.
PROJECTS / PHASING / TIMING: These seven areas are recommended as the primary areas of focus (effort and finance) for the short (2020) to mid-term (2025) future. All provide a vital piece of a successful Okmulgee: Downtown Relationship with OSUIT (including Green Country Vo-Tech and College of Muscogee (Creek) Nation US75 Corridor Okmulgee and Dripping Springs Lakes Regional Airport Manufacturing Housing Adjacent to Downtown Schools
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DOWNTOWN : Downtown Okmulgee is experiencing a rebirth, i.e. “Rising”. Downtown has, is, be the core / heart of Okmulgee. By contrast, US75 is primarily an economic engine, commercial corridor. With the amount of interest being shown downtown – evidenced by dollars being spent to purchase existing buildings – it appears that the concept of the Downtown Core has reached the first phase of acceptance / confidence being shown by the business community. Now that real improvements are being made to structures there is good reason to believe that a true Rising is possible, even probable. MainStreet is an invaluable asset.
Recommendations (2020): Improve 6th Street in Downtown Create a merchants group who will take the lead in cleaning first floor windows and ensuring that visible leasable space is clean and orderly to passersby. Establish guidelines for second floor window treatment during the transition period. Celebrate / Emphasize the railroad crossing as the entrance to the Historic Downtown Work with owners to improve the properties on each side of 6th street from US75 to the Railroad Crossing to conform to architectural, landscape, maintenance and parking standards Use 1988 Design Guidelines as a Base Create a Plan to Restore Form and Function of Historic Blocks and Neighborhoods. The Black Commercial District is an example. Create signage program to identify individual historic neighborhoods. Coordinate with OSUIT architectural themes Focus on goods and services for “locals” – visitors enjoy the experience of an authentic community and will join in. Create walkability and bike-ability (similar to the use of the horse). Create an implementable concept with an implementation schedule and budget for Okmulgee Creek Improvements Downtown.
RELATIONSHIP WITH OSUIT AND “COLLEGE PARK ” As noted above, OSUIT has recently completed a Strategic Plan (2015) and a Master Plan report in 2013. The College of the Muscogee Nation also completed a Strategic Plan in 2013. These two schools, with Green Country Vo-Tech, comprise a “College Park” of sorts, bounded by McKinley Road on the north, Hwy Loop 56 on the east, 4th Street on the south and Mission Road on the
68 | C h a p t e r 4 . G r o w t h T r e n d s a n d R e c o m m e n d a t i o n s west. This area, in effect, creates a node or anchor in the east, similar to the lakes being the node or anchor in the west. These two, over time, should be tied visually and operationally to the Downtown Core. Recommendations ( to 2020): Cooperate with OSUIT to make improvements to the area of 6th Street and eastern 4th Street, providing a clear connection from Downtown to the campus. Tie 6th Street, east of US75, to OSUIT through the use of landscaping, lighting and bikeways. Establish a shuttle connection. Utilize the landscaping and architectural concepts identified in the OSUIT Strategic Plan as visual ties to Downtown. OSUIT should incorporate the Design Guidelines for Okmulgee Downtown Historic District (1988) as renovations are made to the campus. The technology and architecture theme is a strong tie to Okmulgee’s past. Partner with OSUIT, Green Country, and College of Creek Nation to create a concept plan for ultimate “College Park’ physical expansion. Expansion west to Mission Road and north to SH56 should be a goal. Coordinate “College Park” graphics and signage, respecting and integrating the character of each institution. US75 CORRIDOR : As noted previously, the Robert Brooks Assessment, Findings and Suggestions Report (2015) and the 2020 Comprehensive provide detailed suggestions for cleanup and design guidelines in the US75 Corridor. Implementation of these suggestions is key to desirable growth in the Corridor resulting in long-term success. A major Corridor such as US75 is quite possibly the single most important “image of the community” factor in a City of Okmulgee’s size and physical form. Regional residents on their way to and from Tulsa and visitors traveling the Corridor rarely have the opportunity to get to know the real Okmulgee.
When operating optimally, the Corridor will be a significant sales tax producer and will cause a significant number of persons to stop. When this occurs, an opportunity is created to introduce them to Okmulgee as the residents know it.
Recommendations ( to 2020): Create and enforce guidelines for architecture, landscape architecture, maintenance and access. Work with ODOT to create an acceptable signage and lighting program for the Corridor Place new signage at Okmulgee City Limits, Airport access, OSUIT / College Park access (SH 56), entry to Downtown (6th Street) Minimize ODOT required signage – coordinate with local signage Clean and maintain sidewalks in residential area north of 6th Street to the railroad tracks Work with ODOT and install landscape (relating to 6th Street and OSUIT improvements) at signalized intersections and at the approach to Downtown. Work with landowners to implement a landscape program from 6th Street south to the commercial area south of 20th Street.
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OKMULGEE AND DRIPPING SPRINGS LAKES These Lakes and the surrounding area, now a part of the City, should be developed over time as a benefit / resource for community and regional residents. As they are developed for the benefit of locals they will increasingly attract persons from outside the area.
Lake development is risk laden as can be noted from the Fountainhead (Lake Eufala) and Arrowhead Lodge efforts in the early 2000’s. However, given time and by building a user support base combined with a logical, phased development program these lakes can become a successful, self-sufficient significant area attraction.
The two lakes each have different character. Dripping Springs is a bass fisherman’s lake and Okmulgee Lake may be better suited to family recreation. It is not large enough for serious water skiing / water craft at high speeds. Future uses should consider the clientele and design accordingly. Expansion of overnight stay (mobile, cabin and recreation oriented hotel, various levels of restaurants, vacation rentals and potential for-sale lots should be considered as well as connection to the Airport, uses for college students and potential connection to Downtown business clientele as a conference facility. Development should be implemented on a phased basis throughout the remainder of the Plan period (2030).
Recommendations (to 2020): Clearly identify and document the existing improvements Identify existing capacity of each lake and primary use Review 2016 -2017 year regarding costs and expenses. Where were the money makers ? What are opportunities ? Determine market demand – both volume and type Prepare a short-term plan to make improvements, focused on increasing use by local residents Consider gasoline sales and expanded concessions. Prepare a concept plan for both lakes – with land uses. Should any existing improvements be removed ? Consider overnight stay, vacation rentals, family recreation on Okmulgee. Phase the Plan. Include a detailed budget. Evaluate ownership and operations and make determination. Will City sell portions of the property for specific types of development, allow long term leases or ?
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Identify existing and required infrastructure. Is sewer / water sufficient ? Consider annexation along SH56 to ensure good land use planning, safety (access protocols), flood plain avoidance and, character consistent with the remainder of Okmulgee. Coordinate with ODOT for potential shoulder widening Recommendations (2020 - 2025): Prepare an implementation program based on previous research. Evaluate program regularly prior to making major investments Determine development / management structure. Establish Phase 1 ownerships / lease agreements. Install all additional infrastructure required to support design / development concept Annex land along SH56. Depth of annexation should widen in areas of potential commercial use and narrow in unbuildable (floodplain) areas Begin improvements and development, beginning with those that enhance existing patterns of use choice by Okmulgee area residents. Improvements should expand on the existing base, providing opportunities for visitors. Beaches, swimming docks, additional launch ramps and barbecue areas are examples. As use increases, begin middle Phase of development (cabins, additional commercial / services, lake improvements, vacation homes, rentals in non-prime locations). Establish Phase 2 ownerships / lease agreements. Begin improvements at Dripping Springs, specific to Trophy Bass Fishing As use increases Finalize plans for Bass Fishing Facilities Coordinate with Tulsa Airports Improvement Trust, Mainstreet and Chamber of Commerce to link Airport to Lakes (recreation and conference uses) Evaluate joint improvements and / or separate improvements at the Lakes specific to their use. Recommendations (2025 - 2030) If demand supports it, begin resort level improvements to serve Bass Fishing enthusiasts, families and conference goers. Establish Phase 3 ownerships / lease agreements. These include vacation homes in prime locations, quality overnight stay facilities (hotel and condominiums), restaurant. Include a lake cruise with dinner. Establish shuttle link to airport with stops at US75 hotels and Downtown.
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OKMULGEE MUNICIPAL AIRPORT : The Airport, managed by Tulsa Airports Improvements Trust since 2015 is a resource of significant potential. Locate approximately four (4) miles northeast of Downtown, this facility with a runway of 5,150 is capable of accommodating regional jets. In 2016, the City of Okmulgee / Okmulgee Municipal Authority approved a $1,604,000 Capital Improvements Program to be implemented during FY’s 2017 -2021.
The airport currently includes runway, hangars, and structures for repair and maintenance. The City’s ownership at the airport includes approximately 335 acres on the west side (between the airport proper and US75) that is available for development. A Plan was developed in 2000 to guide development at the Business Park
Coupled with the rebirth and occurring in Okmulgee, given that the Jones Airport (approximately 30 miles to the north) is reaching capacity and that Downtown Tulsa is approximately 45 miles to the north, there is good potential for successful expansion of / improvement to the Okmulgee Municipal Airport. Future opportunities include: Coordination with OSUIT to support their upcoming outreach to international visitors such as guest lecturers. Coordination with OADC to support outreach to business Coordination with MainStreet and the Chamber of Commerce to establish shuttle to the Downtown and US75 overnight stay facilities. Shuttle to the Lakes for Trophy Bass Fishing Events Overnight stay, business/office uses and aircraft support services. Recommendations (to 2020): Coordinate the preparation of a Phased development program with Tulsa Airports Improvements Trust. The program should include: o A concept for ultimate Airport operations, based on market research and emerging growth / trends in Okmulgee o A land use plan o Estimates of potential building square footage by type o Determination of City’s role in new development – owner / leaseholder ? Prepare a concept / tentative subdivision map creating parcels for various uses Place new signage at US75 – in coordination with City / ODOT discussions.
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Improve access road from US75 to terminus. Overlay, curb, gutter sidewalk, streetside landscaping in accord with east 6th Street, based on OSUIT campus renovation plan. Repair existing fences, exterior of City Buildings. Implement 2017, 2018 and 2019 portions of 2017-2021 Capital Improvements Plan. Recommendations (2020 - 2025): Establish a terminal with sufficient space to support regional traffic, provide for administration / operations, locate car rental agencies, provide deli / convenience food Establish regional service with connections to Tulsa International Airport Record a subdivision map and market lots Work with OADC to attract overnight stay, restaurant, airport / aeronautical support and warehousing operations who rely on rapid transport. MANUFACTURING : OADC is doing an excellent job of promoting land available for manufacturing opportunities in the City. There appears to be sufficient land available (nearly 1,000 acres) for manufacturing / clean industry use for the foreseeable future. The OADC website also provides a significant amount of current information about the City. Infrastructure is available (including rail). Areas of opportunity in the short term appear to be primarily in communication with other Stakeholders, in particular OSUIT IT, Green County Vo-Tech, Mainstreet and the Chamber of Commerce.
Recommendations (to 2020): Create and communicate a clear understanding of the how local students with particular skills sets / education can be a significant resource to particular industries. Target those industries. Communicate the schools’ willingness to refine their programs to the needs of the industry and the training opportunities available to workers already in the workforce. Coordinate with Mainstreet to be able to communicate the rebirth of the Downtown core. Emphasize the business component of the resurgence including the potential for a return to historical Okmulgee – a regional center of business and banking, supporting local technology, manufacturing and agriculture. Communicate the availability of affordable housing for local workers – the ratio of wage to mortgage in Okmulgee. Communicate and coordinate with the BNSF railroad to inform it of the vision for Okmulgee’s manufacturing future and its future rail needs, providing information for future planning Recommendations (2020 to 2025): Specifically target specific corporations in specific industry clusters, related to the educational base Improve transportation modes (air, rail, truck via US75). Improve infrastructure, coordinate schedules, work with carriers to establish a coordinated network that can be leveraged to attract particular industry types.
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HOUSING ADJACENT TO DOWNTOWN In the short term, optimizing the existing Housing Adjacent to Downtown resource appears to be the most efficient method of providing housing. As the population grows and demographics change other types of housing should be explored. Housing Adjacent to Downtown roughly includes the area outside the Downtown Core (Third Street to Eighth Street, Alabama Avenue to Muscogee Avenue) and bounded by Oklahoma Avenue on the west, Trent Street / BNSF Railroad on the north, Wood Avenue / US75 on the east and 13th Street on the south. See Figure 14 and 15
Recommendations (to 2020): Create a phased program to clean sidewalks in the subject area. Direct Public Works to provide a budget to make curb and gutter repairs in the subject area with sidewalk improvement as a separate line item. Sidewalk improvements should be installed along North Okmulgee Avenue from the BNSF Railroad in the north to 6th Street in the south. Prepare a street lighting and landscaping planting program specific to this area. The landscaping program should relate to and complement the OSUIT, 6th Street and US75 programs. The program should be evaluated by Public Works to determine the potential of Department Maintenance in the Right of Way (between sidewalk and curb). If not feasible for maintenance by the Department, the program should be such that maintenance is reasonably accomplished by the homeowner / occupant. Vacant lots should be inventoried and mapped with general information prepared on the approximate sales price for these parcels. It is preferable for the Real Estate Community (Stakeholders Member) to obtain specific sales prices for these parcels. Persons with experience building small homes in an in-town environment should be consulted and the Chamber of Commerce should identify and contact persons specializing in home restoration to inform them of the emerging opportunity. The Stakeholders should contact yard maintenance companies and work with them to create a low-cost program of lot maintenance that can be offered to individual owners in the subject area.
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Homes nearing an unacceptable level of structural safety should be identified and mapped. No Parking in front yards codes should be enforced. Guidelines for renovating older structures should be prepared – related to but not as restrictive as Department of the Interior Federal Register Standards. The boundaries of this area should be identified and identification signage installed. The City should review the Land Use / Zoning designations of the area between US75 and Okmulgee Creek, with design guidelines. This area should allow for live / work or similar, retail commercial / office space with living space / office above and multi-family housing of both rental and for sale types. A pedestrian and circulation plan should be prepared as part of this Land Use / Zone Change, taking into account safety and current / anticipated traffic flow. Individual lot access to public streets must be maintained. The circulation plan should be the basis for closures of street portions in this area, primarily to maintain safety and facilitate pedestrian use along US75.
Recommendations (2020 to 2025) If not completed prior to 2020, portions of streets in the area between US75 and Okmulgee Creek should be closed per the pedestrian / circulation Plan as noted above. Land Use Plan (and zoning code) amendment should be completed and used as the basis for development decisions / approvals.
ANNEXATION : Annexation should be strategically initiated for purposes that include but are not limited to: Promoting orderly development. Protecting existing land uses from adverse impact. Protecting environmental resources. For example, water quality should be protected from contaminated runoff. Optimize economic development within the City. Ensure public facilities capacity and service for City residents.
Areas to be considered for annexation in the short term include: Areas surrounding Okmulgee and Dripping Springs Lakes and areas on both sides of SH56 between the current City Limits and the Lakes. City authority will allow guidance over commercial / residential development along the highway, as real estate in the lakes area becomes increasingly valuable and commercial opportunities grow. The fiscal responsibilities that come with annexation must be balanced.
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Area to the north and east from the current city limits north at McKinley or Kennedy Streets north to Gun Club Road with an eastern boundary at Skyline Drive. This will allow for potential expansion of higher education uses and support uses, helping to create the “critical mass” needed to firmly establish “College Park” – identifying Okmulgee as a state center for technical education. Low lying / flood prone areas should be evaluated prior to annexation. See Figure 2 and Figure 7
The City should consider establishing a Fenceline / sphere of influence communicating to the County its future intent.
STAKEHOLDERS ROLES AND COORDINATION : There is a large group of active and energetic Stakeholders in Okmulgee. The growing rebirth and rejuvenation of Okmulgee is directly related to the actions of these Stakeholders.
STAKEHOLDERS : Briefly, these current Stakeholders and their recommended roles are as follows.
City of Okmulgee : The City (in both the 2016 Staff Visioning exercise and the 2016 City Government Strategic Plan) describes the City’s role as follows: “The mission of Okmulgee city government is to provide high quality service and infrastructure that creates an environment for community prosperity and growth.” Infrastructure in this definition includes not only physical infrastructure but social infrastructure such as Ordinances /Code, public safety and processes to promote growth and quality of life. The city focuses on implementation and maintenance.
Muscogee ( Creek) Nation: From the Muscogee (Creek) Nation Strategic Plan (2012) – “Muscogee (Creek) Nation operates as a self-determined visionary government, designing, developing and managing as an advanced service system for its Citizens and Communities while maintaining the traditions, culture and respect of the Muscogee people”. The Muscogee (Creek) Nation represents the original inhabitants of Okmulgee and is a peer with the city – exercising complete jurisdiction over its own lands. The College of the Muscogee Nation seeks to educate their nation with 21st Century skills in a context that their own unique history.
OSUIT: From the 2013 Master Plan Report – “The Vision of the Campus looks forward to a technical future that can adapt and achieve ever changing progress while preserving roots in Oklahoma and History”. From the 2015 -2020 OSU Strategic Plan – “ To serve as the lead institution of higher education in Oklahoma and the region, providing comprehensive, high quality, advancing technology programs and services to prepare and sustain a diverse student body as competitive members of a world-class workforce and contributing members of society.” The goals, vision and respect for historical roots are commonly held by the City, Creek Nation and OSUIT.
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Green Country V o Tech: From www.gctok.edu – “Our mission is to prepare students for success! Our vision is that Green Country Technology Center will be the leader in specialized technology training required by business and industry, resulting in career opportunities for our students through unique community partnerships.” This goal and vision is clearly connected with the goal and vision for OSUIT and OADC.
Main Street: From www.okmulgeemainstreet.com – “The purpose of the Main Street program is to improve the quality of life by strengthening the Downtown as the center of the community through concentrated efforts in Organization. Promotion, Design and Economic Restructuring. As noted in this Update, Rebirth of the Downtown is a core component of short term growth in Okmulgee and is clearly related to efforts of OSUIT and OADC.
Chamber of Commerce : From www.okmulgeechamber.org – “Accepting the challenge to unify and inspire the community to promote positive opportunities for all …” The Chamber describes itself as “A Voice”: to promote members’ products and services; develop and support community leadership; to serve both the interests of the business community and general quality of life; in the collective resources of business and community leaders; in the specific issues that shape quality of life (education, government, community assessment, diversity, youth issues). The Chamber is a discussion partner, encourager and, communicator.
OADC: From OADC 2015 – 2016 Strategic Plan - “To encourage and enable prospective businesses and industries to invest in the greater Okmulgee area, for the betterment of the entire region. “ OADC is the key link between the business community outside of Okmulgee, the City and the efforts of OSUIT and Main Street. OADC communicates the opportunities emerging in Okmulgee to the region, the state and the nation.
Okmulgee School s: “Preparing Students to BE LIFE-LONG LEARNERS in an Ever- Changing Society” Okmulgee Schools are key to the growth of the physical, social and intellectual growth of the community. While facing challenges, Okmulgee Schools are invaluable to being able to attract new manufacturing and downtown businesses, academic staff at OSUIT and to locating their families in the City. Okmulgee Schools also represent the interests of young persons.
NEED FOR NEW STAKEHOLDERS: The current Stakeholders Group strongly represents public and quasi-public “voices”. However, to achieve a comprehensive approach additional voices should be added.
Recommendations include:
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Business Community: Representing national and local existing businesses such as CP Kelco, Covington Aircraft, Pump and Motor Works and Downtown Merchants Real Estate Community: Representing Okmulgee Realtors from housing and commercial orientations. College and High School Representatives Ministerial Alliance / Churches Youth Sports Organizations Not-for-Profit Service Groups
Coordination by and between these Stakeholders as well as performing assigned mutually agreed to action items is critical to continuing the existing momentum of rebirth. Understanding of and coordinated movement toward Okmulgee’s shared future must be achieved by this group – the Task is larger than can be achieved by individuals operating individually.
Recommendations (to 2020): Formalize a Stakeholders group with regular meetings, action item responsibilities. The concept is to provide a “working group” for members to bring and receive information, resulting in collaboration on joint areas of interest. Another benefit is current information exchange to be used in forward /strategic planning by all parties. Prepare a summary of the observations, direction and recommendation of the Stakeholders to date. Identify and invite additional Stakeholders as identified above. It is recommended that Business Representatives represent both large and small scale businesses, local multi-state and downtown entrepreneurs. Real Estate Representatives should represent organizations with deep ties to Okmulgee. Set a meeting schedule, review Okmulgee 2030 update and set action items with “Champions’ to implement specific 2020 objectives.
Recommendations (2020 – 2025): By 2020, it is anticipated that Downtown will be well on the way to becoming the renewed heart of the community – a business / job center, providing housing (for students, young professionals / entrepreneurs and shopping for local residents. This strong core for Okmulgee residents, coupled with the draw of / activities associated with OSUIT is anticipated to attract visitors. The following recommendation are based on this anticipated “Rising”. Prior to 2020, evaluate progress and set goals and objectives for the next five years based on (and revising as necessary) recommendations from above. Lake area development and airport operations should be primary areas of focus. Redevelopment of housing adjacent to downtown should also be an area of focus as should a renewed focus on accommodating potential growth
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Youthful residents of Okmulgee should be a focus. This includes students from K-12 as well as college age who are potential residents for four years and perhaps more. This can include schools, recreation facilities, safe transportation for non-drivers, downtown events and gathering opportunities and similar. Communicate findings to City Manager / City Council and provide capital improvements / budget recommendations Assign Teams to Champion these five-year goals. Individuals should not be required to remain team members for the entire period however, the goals and efforts of the Team should be clearly communicated prior to resignation. The “Team” should be responsible for the success of the goals and action items.
COMMUNITY CHARACTER AND THEMES: Based on current evaluation, opportunities for the rebirth of a definable character for / image of Okmulgee includes, but is not limited to, the following: A center of Technology. Not only learning but doing. This technological bent should flow into architecture and community events A passion for Okmulgee’s own unique history. o The City was a governmental center from the beginning o At its roots it was an integrated an multi-cultural community o It was a center of quality architecture and a center of business o It was a regional leader in culture o It had a diverse economic base – oil and oil refineries, cotton, coal, manufacturing and heavy equipment maintenance A family oriented environment, safe for and attractive to youth, inclusive to all age groups – expanding to the concept of Community as Family. As noted above, it is recommended that the Chamber of Commerce lead the communications effort, drawing heavily from and working closely with Mainstreet, OSUIT and the Stakeholders group.
SUMMARY: Okmulgee is in a period of renewal. Downtown efforts and the relationship with OSUIT should be supported in the short term. The face of Okmulgee as a Technological center should be strengthened and should permeate growth decisions, regulations and guidelines as well as physical improvements. Growth along US75 continues.
The City of Okmulgee’s vision for its role is one of implementer rather than catalyst. As such, the Stakeholders Group should formalize its advisory role, meet regularly, communicate well with the City and assign Champions to accomplish specific projects. The Chamber of Commerce should gather input from the Stakeholders Group and become the “hub of the wheel” to communicate it.
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Downtown and OSUIT should be the focus in the short term while continuing to pursue development of the airport and industrial land. Plans should be made to shift growth focus / development efforts to the Lakes in the early 2020’s. Housing opportunities to fulfill a growing need should begin with areas adjacent to downtown. New residential should not be pursued until at least after 2025. An ongoing effort to address the needs of youth should be pursued.
See Figure 7 for recommended short term physical circulation improvements and areas of annexation
80 | C h a p t e r 5 . C o m m u n i t y F a c i l i t i e s a n d S e r v i c e s CHAPTER FIVE : COMMUNITY FACILITIES AND SERVICES Okmulgee residents expect that the governing body will provide certain services efficiently and economically. This is reflected in the mission statement as presented in the City’s 2016 Strategic Plan. Okmulgee, as the largest city in and the County seat of, Okmulgee County provides facilities and services that are often used by residents other than those who reside in the City of Okmulgee.
During the preparation of this 2030 Update , representatives of the Public Works Department were interviewed. From those interviews it became clear that the Public Works Department is and has been actively engaged in maintenance and improvement, efficiently targeting and applying available funds to a prioritized list of projects.
The primary functions of the Public Works Department in Okmulgee are provision and maintenance of: streets; water and sanitary sewer; storm water drainage; and, parks. Public Works also provides solid waste collection. These community services and their associated facilities are fundamental to the public health, safety, and welfare of residents and the future growth of the City.
In addition to Public Works activities, the City also provides public safety services (police and fire protection) and recreation facilities and programs that are vitally important to the future growth and livability of the community.
This chapter of the Comprehensive Plan focuses on the following: Water Distribution and Storage System Sanitary Sewer System Storm Drainage Solid Waste Collection Fire Protection Police Protection
Streets and Transportation and Recreation Facilities are addressed in Chapters 6 and Chapter 7 respectively.
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EXISTING PUBLIC WORKS FACILITIES AND S ERVICES Age, location, capacity, and cost of maintenance and improvements are the critical components that impact Okmulgee’s ability to serve existing development and to attract new business and construction. Given that physical growth and passage of time can place strains on the ability to meet community service needs, Okmulgee’s preferred growth model is to optimize the use of existing, well maintained infrastructure.
Given the anticipated slow to moderate rate of growth and the existing infrastructure system it appears that infrastructure will be sufficient to accommodate projected growth for the short and mid-term (2025) future.
The following is an overview / summary of existing public services and facilities, provided as a “primer”. For additional, more detailed information the Public Works Department should be contacted.
Water Supply, Distribution, and Storage Safe potable water supply in adequate supply combined with efficient treatment and distribution are a key to encouraging redevelopment and attracting new business and construction.
The City of Okmulgee derives its principal water supply from Okmulgee Lake and Dripping Springs Lake. This source is shared with the County. Permits issued to the City by the Oklahoma Water Resources Board presently allocate a total public usage of 10,000 acre- feet per year with maximum pumping of 7.0 MGD per day. Water from this source is presently treated at a single plant on SH 56, currently outside of the corporate limits.
The existing water plant has a capacity of 6.5 to 7.0 MGD. Water distributed from the treatment plant is stored in an on-site underground tank, two standpipes, and an elevated tower located at 700 South Mission. There are 3 feed lines to the City from the plant, two 18” lines and a 16” line to the south. A new 24” line is in the engineering and design phase. Line size in the northern portion of the City / Airport area was increased prior to 2005. . Another standpipe is contemplated in the northern portion of the City having a 1.0 MG capacity. This additional capacity is contingent upon funding. The Public Works maintenance and improvement focus has recently turned to water. For example, the aging 20” raw water line to the treatment plant has been relined and three gates at the intake tower at Lake Okmulgee are currently targeted. Also: The Department has recently been working under a CDBG grant to upgrade lines on 4th and 8th Streets
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An application for CDBG grant was submitted in 2017. The target work is on 20th Street and to the south On-going work is occurring to replace undersized lines Downtown
Figure 4 shows the City’s existing water distribution infrastructure and water storage facilities. Lines shown in Figure 10 are eight- inch (8”) lines and greater. It should be noted that many lines serving individual urban residential lots (Housing Adjacent to Downtown) and in the Downtown Core itself are two-inch (2”), four-inch (4”), or six-inch (6”). These smaller size lines can potentially pose distribution / capacity constraints on future redevelopment and new development. As noted above, aging infrastructure can become a maintenance burden with associated costs. These smaller, older lines are subject to leakage; water loss through leakage is estimated at 18-20% of total plant output.
While the daily output of the treatment plant ranges from an average of 4.5 to 5.5 MGD to a maximum 7.0MGD (plant capacity), the current usage is rather high for a community the size of Okmulgee. This can be explained by the fact that water distribution lines and service have been extended to a number of users / residents outside of the city limits. For example, more than 1.5MGD average is used by CP Kelco plant (located outside of the municipal limits) and an average of .75 MGD is sold to nine rural water districts in the area.
Projected increases in population and employment (both trending upward but relatively stable) through the year 2020 are not expected to significantly increase consumption. Infrastructure and capacity appear to be available for projected residential growth, development along US75, OSUIT renovation / expansion and the four business parks. However, the potential expansion of CP Kelco operations and significant development at business parks should be monitored.
Recommendation: For the near term future (2020) the Public Works current approach to maintenance and upgrades of the existing system should be prioritized over expansion. In the mid-term (2025) plant expansion, total output and service to areas outside the City limits should be evaluated to inform growth potential.
Sanitary Sewer : Although safe water is significant key to growth, the primary growth maxim is “growth follows sewer”. The Okmulgee sanitary sewer system adequately and efficiently collects and treats residential and commercial wastewater and industrial effluent. Two key tests of system are the absence of odor and any negative environmental impact downstream of the system release point.
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Over the past 15 years (since the 2020 Plan was prepared), more than $30 million has been spent on sanitary sewer improvements - a large portion of the work being accomplished by contractors. A significant focus has been storm water intrusion into aging lines. This effort results in increased plant capacity.
The City provides wastewater treatment for residential and non-residential effluent from a system of gravity flow and lift facilities (five) to its treatment facility located at 1700 South Oklahoma.
Daily average non-storm flow in gallons per day (GPD) is 2,500,000. Though the capacity of the system is estimated at 5,000,000 GPD, experience in operating the system suggests a more realistic figure closer to 4,000,000 GPD. This places typical system operation at about 63% of capacity. During peak storm flows, this usage may exceed 4,500,000 GPD.
Figure 4 shows the City of Okmulgee’s existing sanitary sewer infrastructure. In general, six-inch (6”) public sanitary sewer lines serve urban area lots. Some of these lines are quite old, as noted above, of storm flows has, in the past reduced the effective capacity of the system. Capacity may also be constrained by the limited size of older lines in parts of the City. Like the water system, Okmulgee’s sanitary sewer system has been extended to serve residents and businesses outside of the city limits.
During the short (2020) and mid 2025) term, future development inside of the municipal limits and the associated demand is not expected to significantly increase. Some additional capacity may be needed to accommodate certain commercial and / or industrial development that Okmulgee / OADC wishes to attract.
Recommendation: For the short term, repairs to address storm water inundation should be the priority.
Storm Drainage The City’s storm drainage facilities collect and carry rainwater from “impervious” surfaces such as roofs, roadways and parking lots during storm events. The facilities also increase the capacity of natural drainage ways. The goal is to protect life and property from flooding and erosion.
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The City of Okmulgee is geographically divided by the western boundary of the Okmulgee Creek Drainage Basin, See Figure 3 which lies roughly parallel and just to the east of Okmulgee Avenue. Stormwater runoff flows to and through drainage channels which eventually empty into Okmulgee Creek which runs from north to south through the City, just to the west of US75.
Historically, storm water damage / losses in Okmulgee have been minimal. Given the rate and anticipated type of growth (“infill”) they are not likely to increase significantly in the short (2020) and / or mid (2025) term. In communities that expand rapidly onto previously undeveloped land the increase in building footprints and paved street and parking areas diminishes the area of absorption and increases that amount and velocity of runoff.
A Storm Drainage Master Plan was completed in 2011. That Plan identified 47 upgrade and replacement projects, estimated at that time at a total cost of more than $40,000,000. To date, the City’s Street Department accomplished two of those projects at a cost of approximately $250,000. A third project estimated to cost $1,746,000 has been divided into four phases – facilitating “in-house” completion by City crews. Phase 1 design has been completed at a cost of $57,250. The FY 2017 / 2018 budget includes $200,000 to support the initiation of Phase 1 Construction. The Department currently focuses on affordable / nuisance projects.
Recommendation: As possible, increase budget for major Storm Water Improvements, prioritized per 2011 Plan.
Summary: Generally, the City’s existing water, wastewater, and stormwater drainage systems have capacity to serve existing and short term / mid-term development throughout its corporate limits. Existing maintenance and upgrade programs are sufficient.
While available water storage capacity remains adequate, the present consumption exceeds the allocated supply, and on occasion, the treatment plant capacity. Given the projected levels and type of growth through 2020 the present system will be a slight, if any impediment to redevelopment and new development. Line sizes and condition limit distribution but are being addressed and should be of minimal impact.
Over the past 15 years the Public Works Department has worked diligently to address storm water infiltration, resulting in additional system capacity. Significant industrial discharge continues to be an area of potential concern. The system is potentially unable to accommodate maximum daily demand on peak days.
Maintenance of the storm drainage system is adequate and should continue to ensure safety to life and property. Increase to existing runoff, based on projected growth levels and types, should be minimal.
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No service deficiencies are noted or expected for solid waste management, fire protection, or police protection services.
Current levels of budgeted investment in the water and wastewater, systems for the short term (2020) appear to be adequate. Additional investment should be made in significant storm drainage improvements.
Solid Waste Collection and disposal of solid waste in Okmulgee is provided weekly. Pickup is accomplished with four vehicles; two side loaders for large dumpsters and two rear loaders for residential use and smaller commercial service. Each is supported by one vehicle in case of mechanical failure. Refuse is transported to a facility located off of US 62, approximately 2 miles east of the city. An additional vehicle will likely be needed should there be a substantial increase in commercial development. Twice a year, bulk pickup is provided curbside without charge.
This current landfill facility is 55 acres in size (not all developable) with approximately 150 acres available for future expansion. The expected life of this facility goes considerably beyond the year 2020. Runoff impacts to water quality are tracked through the preparation of Storm Water Pollution Prevention Plans (SWP3’s).
Wood is not recovered from the construction debris waste stream. However, the Landfill Operator is permitted to screen out metals for recycling. This landfill provides the only opportunity in the area for disposal of hazardous materials such as car batteries, chemicals, and oil.
The Okmulgee recycling center is located at 301 North 3rd Street. It accepts paper, plastic aluminum, glass, and steel. Bulky Item pick-up and Electronic Waste Recycling Days are available for residential account holders.
Recommendation: Current solid waste production (partially related to current levels of construction / construction waste) do not appear to warrant significant expenditures for Landfill expansion.
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EXISTING FIRE AND POLICE PROTECTION : Fire Protection: The Okmulgee Fire Department currently operates two facilities:
Central Fire Station, 333 North Central Avenue Eastside Fire Station, 1245 East 8th Street
The Okmulgee Fire Department protects life and property by providing efficient and effective facilities and services for fire prevention, fire suppression, hazardous materials control, and emergency response. To accomplish this, the Department
provides fire suppression training, construction inspection, code compliance, and cooperative mutual aid agreements and inter-local arrangements.
The Department currently has a response rate of less than 5 minutes 90% of the time for all firefighting, rescue, or extraction response within the City limits. Responses outside City limits in support of County Fire make take longer. The current ISO rating is 3 which is y for a community of Okmulgee’s size.
Given the short (2020) and mid-term (2025) compact / infill growth philosophy it appears that current station locations and levels of staffing are adequate to maintain the existing level of service / response time averages.
Downtown: The current increased redevelopment / Rebirth of Downtown creates a new dimension of fire-fighting not recently addressed (to large extent) by the Department. Structures of more than two stories (ranging to eight), connected walls of adjacent buildings with separate owners and the need for sprinkling are examples. The Department is currently equipped to fight multi-story building in any of the City’s existing Downtown structures.
Aging Structures: The Rebirth of Downtown will naturally place more residents in aging single family homes and multi-family structures. The condition of these structures is a potential concern.
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The Lakes: City ownership of Dripping Springs and Okmulgee Lakes also creates new responsibilities for the Department. Brush fires and emergency response calls for accidents that are related to water oriented / recreation activities may potentially increase.
Recommendation (to 2020) : Review equipment needs related to multi-story building fires Ensure that the Department is “in the loop” early in the development process Provide equipment (brush trucks) and medical protocols necessary to address needs at the Lakes Support IBC Code Compliance Ensure funding to maintain operation and visual condition of existing hydrants
Police Protection ”: The community is presently served by one centrally located police station located in a newly renovated building at 114 E 7th Street, Downtown. The Department is presently budgeted for 26 certified officers. The staffing level provides the City with slightly more than 2.2 officers per thousand residents. This compares favorably with a recommended ratio of 1.4 to 3.0 officers per thousand residents.
The present level of service is expected to remain adequate through the short (2020) and mid-term (2025). However, the addition of the lake parks has introduced a potential impact to current coverage.
Discussion with Department representatives indicates that petty and domestic crimes, neighbor disputes, juvenile crime, shop lifting and reports of “shots fired” provide the bulk of enforcement activities. Meth / amphetamine production and ingestion and prescription pill overdoses are trending upwards.
Department Goals also include: Zero officer deaths in line of duty Reducing violent crime Increase to 30 officers Teaching opportunities for officers with teaching certification More specialized instructor certifications and more cross training Realistic incentives for officer improvement
Recommendation:
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Review existing equipment for maintenance and replacement needs Prioritize funding for officer safety training and equipment
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CHAPTER SIX: TRANSPORTATION
It is the purpose of this Transportation Section is to provide comment / recommendation for improvements related to short (2020) and mid-term (2025) growth, based on an evaluation of the existing condition and the existing primary streets information. Any effective transportation system should:
Support desired land use with proper street design. Optimize the use of highways, streets, and vehicle storage (parking) facilities. Coordinate all modes of transportation: o business oriented (truck, rail and air) o personal vehicles and vans o visitor oriented (ex: airport to OSUIT and Downtown or Lakes) Provide methods of youth oriented transportation (pedestrian and bike) to youth oriented facilities (school, recreation, downtown)
Transportation and Land Use are closely related in that the transportation system (specifically the street network) must be capable of accommodating the traffic that is generated by the adjacent land use as well the traffic traveling through town (visitor and commuter). Traffic congestion, collisions, and similar can be created in areas where the density and intensity of land use exceeds the designed carrying capacity of the street.
The City of Okmulgee is an established City of slow to potentially moderate growth with an established, operational street system. Short and mid-term growth is targeted at the optimized use of existing infrastructure, including streets. Improvements should be focused on: Surface maintenance, Intersections with high accident rates, Connections OSUIT and Downtown, “Complete Streets” (pedestrian inclusion and safety) starting in the Downtown Core Youth oriented transportation Senior Transportation
Larger scale new development proposals should provide a traffic analysis.
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STREET NETWORK AND CLASSIFICATIONS Classifications Streets and Highways are classified according to their role and expected Level of Service (LOS).
1976: The 1976 Comprehensive Plan used the term “Trafficway” to identify the elements of the street network. Four classifications were used: Primary arterial Secondary arterial Collector Local street
1992: The Oklahoma Department of Transportation (O.D.O.T.) Functional Classification Map classified streets in Okmulgee as one of the following: Interstate Freeway or Expressway Other Principal Arterial Minor Arterial Collector Rural Major Collector Rural Minor Collector.
Generally, Arterials are the classification indicating principal responsibility for moving people and goods across or through a city. The 1992 map classified Wood Drive (US-75) as “Other Principal Arterial”. Minor Arterials were primarily the section line roads within the corporate limits. Exceptions include 6th Street and Loop 56, both of which had / have significant roles when traversing the City. Collectors generally provide access to the Arterial streets from Local Streets. Notable collector designated roads included 8th Street, Okmulgee Avenue, Muskogee Avenue, and Inglis Avenue.
2001:
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Okmulgee 2020 (the most recently adopted Comprehensive Plan) refined the 1976 Comprehensive Plan street classification system to respond to revised zoning and subdivision actions and ordinances. It anticipated future revisions to those Ordinances. Primary and Secondary Arterials from 1976 Plan became Major Thoroughfares.
Classifications for the 20-year planning period ending in 2020 are: Major Thoroughfare (secondary arterials and greater) Collector Thoroughfare (collector streets) Local Thoroughfare (local streets)
Growth in Okmulgee sparked platting between 1900 and 1910, laid out with a predominantly grid network. As the City grew, generally speaking, the basic street was pattern was extended to the north and south. A grid system with its streets built to similar specifications can make it difficult to identify an accurate classification system. However, a grid system is highly efficient for movement of vehicles.
Street Map History and Revisions: 1976: The 1976 Plan recommended:
East-west access through the center of the community to link the downtown area with the OSU-Okmulgee Campus. At present, 6th Street appears to adequately provide the needed East-west connection without a serious impact to the residential character of the area. The traffic on this street should be periodically monitored to ensure efficient operation, safety, and quality of life for residents
Access routes to industrial areas in the form of adequate connections to the highways that serve the community and to residential areas. A bypass route should be provided from Wood Drive West to the vicinity of Oklahoma Avenue and 20th Street. Presently, there are no notable deficiencies of capacity for streets serving the existing industrial areas.
2001: Okmulgee 2020 Commented :
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Traffic patterns and levels on and near 13th Street, Chicago Street, and Cherokee Street hardly justify their classification as collectors. However, Cherokee Street and 13th Street are supportive of the future land use map in their present designation.
Volumes would indicate that 8th Street appears to be second only to 6th Street in providing a connection between the central business district and the area near the O.S.U. – Okmulgee campus.
The “arterial” streets or areas identified for improvement in the 1976 Comprehensive Plan designation or arterials for improvement are generally consistent with their perceived function today. Note however, that improvements on 6th Street and 8th Street, rather than the recommended 4th Street alignment, provide the function of the suggested east-west connection.
There are a number of obstacles to east-west traffic with the volume of vehicles on US-75 being just one of the impediments. The BNSF Railroad and Okmulgee Creek also obstruct movement and the Creek location has resulted in a number of locations where the grid network is incomplete. These factors act to impair the east-west capacity of the system and increase the burden on other east-west streets with 8th Street being a good example given its grade separation with the Railroad.
It provided description of the various street classifications:
Major thoroughfares are those streets that predominantly serve to move traffic through or across parts of the city. These streets may provide access to major commercial properties, but should be protected from excessive curb cuts or other sources of disruption to the flow of traffic. Right of Way width shall be adequate to accommodate:
o 12 feet wide lanes o A median of a safe width - if divided o Adequate drainage facilities o Shoulder width sufficient for safety, incident management, and structural integrity o Area required for planned future turn lanes and expansions.
The required facility characteristics shall be based on location, existing / projected traffic, traffic mix, and street specific needs. The determination of required width shall be in writing as decided by the “Planning Official” and/or incorporated into the design standards of the subdivision regulations.
Collector thoroughfares are intended to funnel traffic to and from local streets to other collectors, or to major thoroughfares. Access from residential properties should be minimized on such streets.
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Local thoroughfares are intended to access property and carry little through traffic. Land use, the street network, street design, and traffic controls should all serve to reinforce this role.
Okmulgee 2020 recommended revisions to coordinate with the Land Use Map:
Right of way width on 20th Street west of US75 (two lanes) is insufficient for freight traffic to and from industrial sites.
Choctaw and Commanche will need to support future commercial traffic patterns when area demand for the commercial space begins to generate traffic on those streets.
Liberty Avenue to the north of 6th Street provides insufficient access to the school in the area.
Box Avenue will need to provide adequate access to the Old Phillips Refinery Site when redevelopment is well under way.
Okmulgee 2030 Update (2017): Figure 12 illustrates the current ODOT rural functional designations. Okmulgee has not experienced significant growth or changes in configuration in the time since the 2020 Plan was prepared (2001). Activity nodes have largely remained the same with the exception of the expansion of the Muscogee (Creek) Nation Government Center at Fairgrounds Road and US75.
6th, 8th and 20th Streets remain primary east-west travelways US75 remains the major north south travelway for local and regional traffic The US75 intersections with Fairgrounds / Gun Club Road, SH56 (the Loop), 6th Street, 8th Street and 20th Street remain the major intersections. The Love’s Travel Stop at Box Avenue (open November 2016) will have an effect yet to be determined. Okmulgee and Oklahoma Avenues remain major north south in-town travelways Downtown, OSUIT/campuses and the shopping area south of 20th Street remain the primary activity nodes.
Potential emerging activity centers in the short (2020) to mid-term (2025) include the Business Parks at US75 and Gun Club Road (362 acres), US75 and E0990 Road (250 acres) and 20th Street and Madison (241 acres).
The Public Works Department performs street overlay work in Okmulgee. Between 2003 and 2008 approximately 50 blocks were overlaid. In 2008 6th, 8th and 13th Streets east of Wood Drive (US75) and the intersection of 8th and Wood Drive was overlaid.
Level of Service and Traffic volume
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The scope of this Update did not include engineering level traffic analysis. However, based on the level of building and population growth since 2001 and current observations, it does not appear that traffic volume will reach street capacities by year 2020. As new commercial uses locate along US75, one or more business parks attract new occupants, Downtown is rejuvenated and OSUIT attracts more students, congestion may begin to be apparent on US75, 8th Street to the west of US-75, and 6th Street to the east and west of US75.
Recommendations (to 2020) : Evaluate traffic levels and safety on 13th Street – in keeping with its emergence as east-west collector Coordinate with, support and facilitate MainStreet discussions with ODOT regarding 6th Street improvements downtown. Provide downtown improvements per those discussions. Pedestrian, bicycle and landscape improvements along 6th street, from US75 east to Mission Street and between US75 west to the Railroad Crossing should be prioritized to support Downtown redevelopment and the OSUIT / Campus Park to Downtown connection. Impacts to residential areas along 6th Street and 8th Street should be monitored as Downtown grows. If the Madison Street / 20th Street Business Park begins to develop 20th Street should be a priority to accommodate truck traffic while mitigating impact to residences to amount feasible. At grade rail crossings should be evaluated if Business Park needs increase rail traffic. Sidewalk / pedestrian improvements (Safe Routes to School) should be installed along Okmulgee Street from the High School north to the railroad tracks. Overlay North Miami from Chicago to Eufala Reconstruct SH62 from Wood Drive to Mission Road Implement ODOT Safe Routes to school Coordinate with ODOT and prepare City wide vehicle / pedestrian traffic study with safety (accidents) analysis. Budget for City wide traffic analysis with work to be performed early in the 2020’s
US75 The US75 corridor is a regional route that acts as both an economic artery and a division between residential areas to the east and Downtown / Business District to the west. US75 provides a route between Tulsa and Texas for business and pleasure, is a benefit to businesses that need high volumes of traffic or good Highway access and is very easily the face of Okmulgee. The type and intensity of activity level on US-75 poses concerns for both land use and transportation. The policies for these areas must be closely coordinated.
Oklahoma Department of Transportation Data (ODOT) 2016 data shows:
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22,700 Average Daily Trips (ADT) at the US75 SH (Loop) 56 intersection 18,800 ADT between 25,900 ADT on US75 south of 6th Street to SH62 16,800 ADT on US75 south of SH62 5,800 ADT east of US75 on SH62 3,400 ADT on “the Loop” near the Campuses 6,000 ADT east SH Loop 56 on SH62 Approximately 3,500 ADT on 6th Street in the western part of Downtown 1,400 ADT west of the City Limits on SH 56 See Figure 11.
This information shows that US75 through Okmulgee carries very similar volumes to that carried by SH51 between Coweta and Broken Arrow and is comparable to traffic on Hwy 412 in Sand Springs (approximately 23,600 ADT).
It should be noted that traffic counts have “ticked upward” since the 2015 ODOT Data. At that time travel on US75 was approximately equal to that of 1998 as indicated by the 2020 Comprehensive Plan.
Recommendations (to 2020) : The US75 intersections with 6th Street, 8th Street and SH62 intersections should be discussed with ODOT and property owners to evaluate the need for functional (safety for pedestrians and vehicles) and visual / aesthetic improvements. Traffic counts should be taken on arterial streets to determine current levels of use as a baseline for future (post 2020) assessments of growth. This is especially important on SH56 west of town for use as an assessment of lake use. Curb cuts should be minimized onto US75 and portions of selected streets that intersect US75 should be closed in the area between Choctaw Street and the Hwy north of 6th Street. The intersections of US75 and SH56, 13th Street and 36th Streets and SH56 and 4th Street should be evaluated to reduce the number of accidents. US75 Right of Way from boundary to pavement edge / curb should be evaluated for curb / gutter needs, potential pedestrian walkways and adequacy of shoulders Restrictions for parking in ODOT Right of Way should be enforced
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Traffic counts and projections from 1998 to 2020 are shown in Table 28 for areas of notable volume. While this information is aging, actual volumes have not kept pace with projections, based in large part on a growth rate also lower than projections. Therefore, the physical capacity of the existing Streets Plan is considered adequate. This information should be updated during the short term (2020) update at which time a more accurate projection of renewed growth increases may be available
Estimated and Forecast Values for Average Annual Daily Traffic Volume at Selected Locations from 1998-2020: Location 1998 2005* 2010* 2020* 8th St (E of Delaware) 9,659 11,745 12,789 13,832 8th St (E of Grand) 8,321 10,118 11,017 11,916 6th St (E of Severs) 9,023 10,972 11,946 12,921 Wood Dr (N of Eufaula) 20,917 25,435 27,694 29,953 Wood Dr (S of Chicago) 20,962 25,490 27,754 30,018 Wood Dr (S of 6th St) 20,555 24,995 27,215 29,435 Source: Oklahoma Department of Transportation – Data Collection Div. *Linear projections adapted from a 1995 O.D.O.T US-75 study. ODOT’s 2011- 2015 Table of Collisions for Okmulgee indicates that, in that time period, there were: 146 Collisions / 254 Persons involved in Possible Injury events 89 Collisions / 117 Persons involved in Non-Incapacitating events 19 Collisions / 29 Persons involved in Incapacitating events 10 Collisions / 14 Persons involved in Fatality events 1002 events that included property damage
See Appendix 3.
Discussions with City Staff indicate that, in the last year, the largest number of accidents have occurred at: US75 and 13th Street US75 and SH 56 US75 and 36th Street SH56and 4th
Airport
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Chapter 4 discusses potential growth generators in the short (to 2020) and mid (2020 to 2025). Together, the airport and associated industrial park land are important and regionally significant facilities.
Recommendations (to 2020 ) : Place new signage at US75 – in coordination with City / ODOT discussions. Improve access road from US75 to southern terminus. Overlay, curb, gutter sidewalk, provide street-side landscaping consistent with east 6th Street, based on OSUIT campus renovation plan. Repair existing fences, exterior of City Buildings. Implement 2017, 2018 and 2019 portions of 2017-2021 Capital Improvements Plan. Recommendations 2020 to 2025:
Provide a new terminal when a fixed base operator is established. Improve taxiways and terminal apron to allow heavier, commercial use Provide additional hangars to accommodate potential recreational and commercial users.
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CHAPTER SEVEN : PARKS AND RECREATION OKMULGEE 2020 indicated that planning efforts since the preparation of the 1976 Comprehensive Plan had not focused on the parks and recreation amenities in Okmulgee. Shortly after approval of Okmulgee 2020 (2001), the Okmulgee Parks Master Plan was prepared by the Urban Design Studio at the University of Oklahoma. This 2003 Plan analyzed existing facilities, conducted surveys of residents and park users and recommended facilities and improvements. In 2017, this 2003 Plan continues to be the “go-to” resource for Parks policy, improvements and maintenance. Upgrades and maintenance are the responsibility of the Public Works Department whose 7201/2018 budget for Parks repairs is approximately $7,000. Parks improvements vary year to year. In 2017 /18 approximately $300,000 was spent for construction of the Hawthorne Park Skate Park. Approximately $150,000 will be budget for 2018 /19 Improvements. Please See Volume II, Okmulgee Parks Master Plan
In the time since OKMULGEE 2020 was prepared, the health of individuals, particularly that of children has become an increasingly important issue. This is in large part driven by increasing youth obesity and diabetes. These emerging issues underscore the existing Plan’s contention that “One of the most important uses of land in a community is the parks and other recreational facilities”. Physical activity as a part of daily life is important, including the ability to walk or bike to daily activities and the availability of a range of recreational opportunities. To accomplish this goal Okmulgee residents should have access to three sizes of parks: Sub Neighborhood Parks; Neighborhood parks; and, Community Parks. Other types of recreational facilities should include walking and hiking trails, bicycle trails, community pools, “tot lots”, ball parks, and ball fields.
The City of Okmulgee has within its boundaries a variety of parks for public use and is fortunate to have both Dripping Springs and Okmulgee Lakes as part of its recreational system. The lakes provide not only opportunity for “water bugs” (swimming, kayaks, boating) but also for hiking and fishing. A public hunting area is located on the north side of Okmulgee Lake. In addition, the School District operates and maintains facilities that can be used for neighborhood recreation such as playgrounds and gymnasiums. Private facilities include n play areas, pools, and tennis courts, etc. Private commercial facilities are also important providers of recreational opportunities to members and paying customers, these facilities include health clubs and fitness centers.
Recreational activities are considered to be either active or passive in nature, depending on the user’s role as participant or spectator. Both types of recreation are needed in the community. The National Parks and Recreation Association recommends that all parks
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PARK PLANNING STANDARDS The systems planning model (Mertes & Hall, 1996, referenced by Oklahoma Statewide Comprehensive Recreation Plan (SCORP)) recommends multiple levels or classifications for parks, recreation areas, open space, and pathways. This classification system is intended to address access for participants, skill level of participants, traffic flow, and need. In part, the systems planning model includes the following:
MINI-PARK: In a residential setting, serving a radius of about ¼ mile, ranging from 2,500 square feet to one acre in size, designed and intended as “walk-up” facilities. (Municipal or housing association)
SCHOOL PARK: Units that combine the resources of two public agencies to expand the recreation, social, and educational opportunities for a community.
NEIGHBORHOOD PARK: The basic unit of a park system serving a radius of ¼ to ½ mile distance, with access routes uninterrupted by physical barriers such as major streets or roads. These properties range from 5 acres to 10 acres in size and focus on informal active and passive recreation.
COMMUNITY PARK: These parks serve multiple neighborhoods and meet community-based needs while preserving green landscapes and open spaces. These parks serve a radius of about 3 miles and may be 30 to 50 acres in size. (Municipal)
URBAN OR CITY PARK: Usually a minimum of 50 acres and upwards, these parks may preserve green landscapes and open spaces, but also serve as sites for programmed activities. They may include athletic complexes, recreation centers, nature centers, and other specialized facilities. (Municipal)
NATURAL RESOURCE AREA: Lands set aside for preservation of significant natural resources, remnant landscapes, open space, and visual aesthetics or buffering. These properties support active and passive recreation appropriate to the environment and may include wildlife habitat, wetlands, geological features, and historic or cultural areas. (Municipal or state)
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GREENWAYS: Units that effectively tie park system components together to form a continuous park environment. These units include linear parks, trails, and bikeways. (Municipal or state)
STATE PARK: The classic definition of a state park from Richard Lieber is “properties having scenic or historic value or both, dedicated to the public for the intelligent use of its leisure time.” In Oklahoma that had been applied as (1) sites having statewide significance for natural beauty, uniqueness, or other recreational and resource preservation purposes, and (2) sites which will improve the overall availability of public recreation facilities to the recreation public while possessing resource significance. (State)
EXISTING PARK LAND AND PARK FACILITIES Okmulgee contains 122.8 acres of “in town” park land committed to public recreational use. It also does not include school (indoor and outdoor) facilities. The parks are distributed throughout the City with the bulk of acreage to the west of Wood Drive (US-75). This figure does not include other facilities such ball fields at the Claude Cox Omniplex and areas at Dripping Springs and Okmulgee Lakes. Please See Figure 6 for park and recreation locations.
Facility Location Acres Acres (Neighborhood (Community Parks) Parks) Red Francis Park 7th & Woodland 0.3 -- Simon Park 1st & Muskogee 0.6 --
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Northeast Rotary Park Smith & Hillman 1.0 -- Southwest Rotary Park 15th & Okmulgee 1.2 -- Noble Park 13th & Delaware 4.0 -- DP Lilly Par k Randolph and Ohio .6 -- Kiddy Lake Park Parkview & Edgevail -- 27.1 Hawthorne Park Okmulgee & Eufala -- 33.2 Municipal Park 13th & Porter -- 54.8 Total 7.7 115.1
*Source: 2003 OU Urban Design Studio Park Master Plan.
PARK SPACE NEEDS Park space needs are determined by establishing level of service standards – usually expressed as a required number of acres per 1000 persons. Nationally recognized level of service standards are 2.5 acres/1000 and 3.5 acres / 1000 for neighborhood parks and community parks, respectively.
For purposes of this document, the estimated population for Okmulgee for the year 2020 is 12,500 persons suggesting the need for a total of 75.1acres. This should include 31.3 acres of neighborhood parks and 43.8 acres of community parks. As shown by the previous Table, there is a deficiency of 23.6 acres for neighborhood park space and a surplus of 71.3 acres for community park space. Given the available park space and the currently anticipated rate of growth it appears that there is sufficient total area to support the 2030 population.
PARK LAND AND FACILITY DISTRIBUTION In Okmulgee, the total area of park land and the size and variety of recreational facilities provide numerous options for all residents. However, proximity and non-vehicular access to recreational opportunities are also important considerations; notable deficiencies of committed neighborhood parks and facilities exist for residential areas in the east-central and northeast parts of Okmulgee. The need for small “tot lots” / mini-parks within close walking proximity to residences is present city wide. Use of existing vacant residential lots, combined with a bike / pedestrian system is a potential solution.
It should be noted that the facilities mix at the City parks is quite good, providing for a range of users, in accordance with the preferences indicated in the 2003 OU Plan. For a listing of facilities and recommended improvements addressing the needs expressed in Okmulgee 2020 please See Volume II, Okmulgee Parks Master Plan.
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IMPROVEMENTS / ADDITIONS DURING THE PLANNING PERIOD: A number of additions and improvements have occurred in the period of time that since Okmulgee 2020 and the OU Parks Master Plan were prepared:
CURRENT EFFORTS : Current efforts include several projects that are directly related to non-motorized access and physical activity for young persons:
SAFE ROUTES TO SCHOOL: The City and the Creek (Muscogee) Nation are working together to establish safe, walkable pathways for students. Utilizing funds from the Creek Nation, a Safe Routes to School Grant from the State of Oklahoma, and City funds, plans are underway to establish safe sidewalks from Wood Dive (US75) west along Fairgrounds road past the Omniplex to Okmulgee Avenue. From Okmulgee Avenue, south past Okmulgee Primary School and Hawthorne Park to the High School at 3rd Street.
DOWNTOWN SIDEWALKS: Mainstreet has been working diligently with ODOT to realize Downtown sidewalk and street improvements to make Downtown more bike and pedestrian friendly. The project is currently in the final phase of design concept development. In addition the City has obtained a sidewalks grant from ODOT to improve the sidewalk west of US75 on 6th Street at the entrance to Downtown.
SKATEPARK: Construction has been completed (landscaping in process) for the Hawthorne Park skatepark. A competition quality park and designed by Tribal Building and Development, this park is one of the finest in the Region. It’s construction value is approximately $300,000.
OUTDOOR FITNESS CENTER: To be located on the north side of 6th Street between Porter Avenue and Central Avenue, this outdoor fitness park will be highly accessible to Downtown residents and workers, OSU Students and, residents of all ages. By being adjacent to 6th Street it’s highly visible location underscores Okmulgee’s commitment to physical health.
RECOMMENDATIONS Okmulgee Creek Trail Okmulgee 2020 the 2003 Parks Master Plan and Roger Brooks Study all noted the value of and recommended a Trail System utilizing, in large part, the area along Okmulgee Creek. The concept ties Hawthorne Park in the north with the Municipal Park in the south utilizing the Okmulgee Creek Corridor. Recent implementation discussions indicate that there is some concern in a limited area south of 7th Street regarding security / safety issues . Coupled with safe sidewalks along Okmulgee Avenue in the west and 6th Street
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The Corridor can be seen as the “backbone” that connects other pedestrian / bicycle opportunities including a link along 6th Street east of US75 to the OSUIT Campus. Concept design / budget estimates should be accomplished prior to 2020.
New Facilities and Inventory : Public Works Staff should be funded to inventory existing facilities and prepare a formal Parks Improvement Plan, using the 2003 Master Plan (minus recent improvements) as the base.
Vacant Lots: A parallel effort to identify vacant residential lots in areas adjacent to downtown, suitable for “tot lots” or pocket parks should be undertaken. Purchase / improvement of selected lots should be included in the budget estimate.
Lakes Improvements : Lake facilities should be inventoried and visitor use should be surveyed. This information should inform a concept preparation / budgeting effort that identifies phased facilities improvements. User fees should fund this effort as possible. See Chapter 4.
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CHAPTER EIGHT : LAND USE AND ZONING, DESIGN GUIDELINES AND SUBDIVISION REGULATIONS Okmulgee 2020 provided a good general description of Land Use Categories, the suggested method to assign Land Use designations and the Zoning Categories that were related to those Land Use Categories. Since 2001, the Land Use Map and the Zoning Map have been amended several times. After review, those maps demonstrate good planning practice and are in keeping with the amount and type of growth anticipated in the short (2020) and mid-term (2025) future. However, years of revisions to the two maps, changes in Staff and changes in decision making bodies / approach have resulted in some minor discrepancies. Also, new growth pressures create a need to refine the current maps, particularly along the Hwy 75 Corridor. This 2030 Update includes recommended, minor, revisions to the maps and includes recommendations for review and potential amendment to the Zoning Code
Land Use determinations for an established community such as Okmulgee were and continue to be made in conjunction with: Natural physical factors such as topography, flood prone areas and rocky outcrops Demographic makeup of residents’ living, shopping, recreating preferences and the type of work they do Existing and proposed transportation system (streets, rail, air, pedestrian / bikes and public transit Existing and proposed infrastructure treatment and transmission Adjacent land uses Rate and type of needed expansion
The Land Use Map, See Figure 13, represents the City’s view for its future and provides a general guide for decisions regarding the location of a particular type of land use / proposals for new development. The Zoning Text and Map, See Figure 14, identify the particular zoning designation that implements the preferred Land Use.
For example, if Staff receives a request for multi-family residential development or a restaurant at a particular location: The first step is to review the Land Use map to evaluate the intended Land Use type for the Area. The next step is to consult the Zoning Map which should be in conformance with and implement the Land Use Map. At this point, the Zoning Map and the Zoning Code providing the development standards that will govern. These zoning regulations provide detailed coverage provide information such as lot coverage, setbacks, parking requirements and height restrictions. The City may initiate a change in zone if it can be shown to be in conformance with the Land Use map. The City may also initiate a Comprehensive Plan Amendment to amend the preferred Land Use for a particular area. In the State of Oklahoma City initiated Zoning Map changes are rather rare, Land Use Map changes are slightly more common. If a change is contemplated, the Planning and Zoning Commission must issue public notice in accordance with state law.
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The 2030 Updat e has identified a number of discrepancies between the existing Land Use and Zoning Maps. After discussion with Staff those discrepancies have, to large extent, been resolved. The Land Use and Zoning Maps as presented in this document are in substantial conformance. Additional revisions to ensure conformity between the two will be identified by Staff and brought to the Planning and Zoning Commission for discussion / direction. Future changes to the maps should be carefully recorded with the official maps being reviewed and amended regularly as changes occur.
COMPARING LAND USE AND ZONING Zoning should be not just be compatible with the Okmulgee 2030 Plan, it should be the tool of implementation. Undeveloped areas on the outskirts of the city should be reviewed for appropriate Land Use designations and the Land use Map should revised if appropriate. Zoning should reflect any changes in Land Use designation. Undeveloped parcels adjacent to developed parcels should be reviewed for Land Use and Zoning compatibility.
Potential for conflict exists in transitional areas where permitted uses may not consistent with desired future uses. Specifically, the evolving residential / commercial relationship (mixed use, workforce housing and similar) should be considered. In Okmulgee, Residential land uses exist and continue to be permitted where commercial uses are most compatible. Related to this, commercial zoning districts include a disproportionate amount of residential and related uses. Given market pressures, the areas currently most prone to this conflict are the US-75 Corridor and the periphery of the central business district. This is all in keeping with the short term focus on “infill” / efficient use of existing infrastructure.
The Land Use Map and text should reflect the goals, objectives, and policies of Okmulgee 20 30 while acknowledging past policies and direction. The current Land Use Plan largely corresponds to the community profile in Chapter 2 and the policies in Chapter 3 and makes recommendation for the future use of all property within the city limits. It discourages sprawl and depicts a development balance within the city…identifying areas suitable for various different types of land use, establishing low intensity where appropriate and higher intensities where services are accessible and surrounding uses are compatible. LAND USE CATEGORIES The following list provides examples of the Land Use categories as identified on the Land Use Map See Figure 1 2 The Land Use Map does not imply or suggest that an illustrated area is appropriate for all uses permitted in its comparable zoning district. To determine if a use is appropriate, the staff, Planning Commission, and City Council review the current zoning and any proposed rezoning of land prior to approving.
The purpose of the process is to determine the proposal’s impact on other development in the area and the application’s conformance with the City’s codes, ordinances, regulations, other policies and goals for the future.
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RESIDENTIAL LAND USES The typical land use in the Low to Medium Density Residential Rural Residential designation is single-family or two-family (“paired units” or Typical land uses include: “duplex”) residential units Single-family residential with minimum 1 acre lot size Church High Density Residential Recreational facilities Typical land uses include: Agriculture and agriculture-related use Boarding house Townhouse Low to Medium Density Residential Apartments
Mobile Home Residential
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The typical land use in the Mobile Home Residential designation is mobile homes or some manufactured homes.
COMMERCIAL LAND USES Low Intensity Commercial High Intensity Commercial Typical land uses include: Typical land uses include: Professional Offices Automobile gas stations Banks Retail stores Retail shops and service providers catering to the Nursing home needs of a small, neighborhood-size service area Professional services Non-alcohol related businesses Wholesale establishments Highway Commercial Shopping center/mall Typical land uses in the Highway Commercial designation Automobile service stations/body shops include high-intensity and/or region-serving businesses, Trade services occasionally of a transient nature (hotels, etc.). The appropriate uses are those that reinforce the desired character Drive-in restaurant of the corridor. Warehouse/inside storage Automobile sales/mobile home sales Alcohol-related enterprises
Equipment Storage Yard Freight / Truck Terminal INDUSTRIAL LAND USES Machine Shop Low Intensity Industrial Typical land uses include: Light manufacturing (i.e., electronics, furniture, jewelry) Warehousing OPEN SPACE, PARKS AND RECREATION LAND USES Manufacturing and assembly operations entirely within Parks, Recreation, and Open Space enclosed buildings Typical land uses include: Parks High Intensity Industrial Greenbelts Typical land uses include: Golf courses and sports fields
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School buildings and school administration
PUBLIC AND INSTITUTIONAL LAND USES Public/Institutional Typical land uses include: City offices – fire, police, administration
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Each group of Land Use Types (residential, commercial is assigned a color on the Land Use Map See Figure 12. The varying intensities of use are then assigned a color within that color range – corresponding to their “intensity” of use / impact.
LAND USE AND ZONING COMPARISON LAND USE DESIGNATION ZONING DESIGNATION Residential Rural Residential (RE) Rural Residential Low – Medium Density (RS-1), (RS-2), (RD) Residential Duplex, (RMH) Residential Mobile Home High Density (RMF) Residential Multi-Family Commercial Low Intensity (CS) Commercial Services, (O) Office High Intensity (CG) Commercial General, CBD Central Business District Highway Commercial (Highway Commercial Overlay) Industrial Low Intensity (IL) Industrial Light High Intensity (IH) Industrial Heavy Public and Institution (P) Public AG and Open Space Agriculture (AG), (RR) Rural Residential Park and Recreation / Open Space (P) Public, (OS) Open Space
What is a Use Unit and How are they used ? Various land uses have common themes, common opportunities and common challenges. These common threads allow land uses to be grouped into conceptual sets called “Use Units”. The Zoning Code (Section 17.11) describes the types of development that might be found in a particular Use Unit. Each Use Unit is assigned a number. Those numbers are then correlated with the various Zoning Districts. Use Unit numbers and Zoning Districts are compared to determine if a particular proposed / existing use is allowed in and / or appropriate for a particular District.
The following Tables correlate Use Units and Zoning Districts.
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# USE UNIT NUMBER / DESCRIPTION LAND USE, ZONING and USE 1 Area Wide Uses by Right UNITS 2 Area Wide Special Uses 3 Agricultural STEP ONE: 4 Public Protection, Utility Facilities and Public Parks Identify Land Use on Land Use 5 Community Services and Similar Uses Map 6 Single-Family Dwelling 7 Duplex (Two Family) Dwelling STEP TWO: 8 Multi-Family Dwelling and Similar Uses Identify the Zoning District that 9 Manufactured Housing correlates with the Land Use. 10 Off-Street Parking Area 11 Offices, Studios and Support Services STEP THREE: 12 Eating Establishments Other Than Drive-Ins Identify the Use Unit that best 13 Adult Entertainment Establishments describes the proposed use 14 Convenience Goods and Services 15 Shopping Goods, Other Trades and Services STEP FOUR: 16 Other Trades and Services Compare the Use Unit to the 17 Gasoline Service Stations Zoning Designation – is this Use 18 Automobile and Allied Services and Activities Unit allowed in the District by right 19 Drive-In Restaurants ? 20 Hotel, Motel and Recreations Facilities Is it allowed by Special Use 21 Intensive Commercial Recreation Facilities Permit ? 22 Communication Towers and Related Facilities 23 Business Signs and Outdoor Advertising 24 Science and Technology 25 Warehousing and Wholesaling 26 Light Manufacturing and Industry 27 Heavy Manufacturing and Industry 28 Land Intensive Industrial () Uses Not Listed
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ZONING ALLOWED USE UNITS BY NUMBER (see previous page) DESIGNATION 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 Agriculture x s x x s x s s s x x s Residential RE x x s x () RS x x s x () RD x x s x x () RMF x x s x x x s s RMH x x s s x Office x s x x s x x Commercial CS x s x x x s s x x x s x x s x x x x s x x s CG x s x x x x s x x x x x x x x x x s s x s s s CBD x s x x x x x x x x x x x x x x s x x x x s Industrial IL x s x x s x x x x x e x s s s s s X x x x IH x s x x s x x x x x x x x x s x x x x x x Airport () Historic Pres () Hwy Corridor ()
X = allowed by right S = allowed with Special Use permit (`) = Overlay District recommended (identified by Current Code for Highway Corridor)
SUBDIVISION REGULATIONS: Subdivision Regulations , Maps and Improvement Plans.
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Subdivision regulation is the governmental control over the splitting of a parcel into smaller lots and /or building sites, including the development and construction that will occur and the infrastructure required to serve it. For areas of new development, the subdivision of land is the first step in the process of urban development after land use determinations and zoning changes (if any) occur.
The general role of subdivision regulations is to serve the following purposes: Provide for adequate light, air, open space, drainage, transportation, public utilities, and other needs. Insure the development and maintenance of a healthy, attractive, and efficient community that provides for the conservation and protection of its human and natural resources. Determine who is responsible for financing capital improvements needed to serve new growth. Require the platting (or mapping) of newly created lots, streets, easements, and open areas. Ensure the creation and preservation of adequate land records. Ensure that subdivisions are properly designed. Ensure that a new subdivision is properly equipped. Ensure that a public agency or private party will be responsible for maintaining the subdivision improvements that the developer provides. Establish minimum standards for subdivision improvement and design to protect purchasers.
(Source: The Practice of Local Government Planning. Frank S. So and Judith Getzels eds., International City Management Association, Washington, D.C., 1988.)
In the process of land development, the City subdivision regulations should monitor: Natural hazard and critical environmental areas Stormwater management Soil erosion and sedimentation control Water quality Other environmental impacts Landscaping and aesthetics Design of streets and access ways Division and boundaries of lots and blocks Infrastructure improvements (exaction and/or impact fees) Land dedication Land reservation for future public use
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DESIGN GUIDELINES AND REGULATIONS : Design Guidelines and Regulations guide or regulate the design aspects of a project or area. EXAMPLE DESIGN They are used to create beauty, character, order and consistency – the intent is a to ELEMENTS: encourage a variety of solutions within a particular range of design styles. This consistency Structures is attractive to visitors, tends to support strong property values and provides assurance to Residential individuals and businesses looking to locate in Okmulgee. Commercial Industrial Guidelines are created through a Resolution, either by Planning Commission or City Council Site and Regulations are created through Ordinance by action of the City Council. Guidelines are Setbacks recommendations and Regulations are mandatory. Parking Lighting Specific areas of Okmulgee that can benefit from Design Guidelines are the US75 Corridor, th Fencing the Downtown Historic District and the 6 Street Corridor to OSUIT. Landscape Guidelines are recommended along all arterial streets, to be used as guidance for City Staff and Landscape individual property owners. Type Quantity Guidelines or Regulations can be implemented in accordance with a particular community’s Signs approach to Planning. In the case of Okmulgee, Guidelines are recommended.
EXISTING CONDITION SUMMARY: Total residential growth has been slow during the period from 2001 to the present Commercial development is occurring in the US75 corridor Downtown redevelopment is occurring in existing buildings City ownership / management of Dripping Springs and Okmulgee Lakes creates potential for growth there with some need for annexation along SH56 Land is needed to expand “College Park” Housing needs and preferences are changing Development is occurring outside of / adjacent to the city limits because land is available and there are limited County regulations to guide development.
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EXISTING LAND DESIGNATIONS : A general review of current Land Use designations and the area by devoted to each Land Use Types has been performed using the existing Land Use Map in-field spot checks. A brief description of the land use pattern as exists on the current Map is as follows:
The City of Okmulgee occupies approximately 12.8 square miles (8,200 acres). A large portion of this total land area is the area of the Lakes. The largest area of land use designations is single-family residential , followed by public uses. The City’s downtown district includes a mix of employment, retail, government, institution, and services. Higher Intensity Commercial Uses are located along US75. There are four (4) Business Parks for Industrial development. Total area with land use designated per the Land Use Map is 6,863 acres. Note that the Lakes are not included in this total. The following break down areas of land use with their percentage of the total designated area.
Residential Land Use : 2,983 acres , 43% This is largest land use type in Okmulgee. The primary dominant housing type is the single family detached unit. The multifamily land use classification includes duplexes, mobile home parks, and apartments and represents a small percentage of the land designated as residential.
Several subdivisions exist but there are few identifiable neighborhoods of the traditional sense in the community. The majority of the housing units in Okmulgee are located on city lots that surround the Downtown Core. Subdivisions from the 50’s trough the 70’s are located to the north and east with large lot, more rural, residential developments near the outer edge of the City limits. within the city limits. These large lot areas are generally located east of Mission Road and south of Twentieth Street.
Residential development has been slow since 2008. The City has 4 single family residential permits requested in the last 18 months. However, 50 apartment / loft permits have been approved in the Downtown Core during the same period. each year for the past 5 years (2012 to present). The most recent residential subdivision was approved in 1972. A large percentage of homes were built early in the community’s history, and many of the earlier developed areas are characterized by a combination of large and smaller homes in a mix of styles and eras. There are a number of vacant lots in these areas. The City’s current policy is to focus on infill residential development.
Industrial Land Use : 1,345 acres, 20% The Okmulgee Area Development Corporation has primary responsibility for marketing land available for industrial development. Currently, there are 4 industrial parks in Okmulgee totaling approximately 980 acres. See Chapter 4 and refer to OADC Website at http://www.okmulgeedevelopment.com
Highway Commercial Land Use: 927 acres 14%
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Highway Commercial Land Use is located primarily north of 6th Street along US75. This Land Use type can have a significant impact on the image of Okmulgee given the location and size of the Use. A special overlay is recommended to provide design, intensity of use and density guidelines, specific to this highly visible area.
Public and Institutional Land Use : 483 acres, 6% Public land uses include transportation facilities (excluding streets), schools, libraries, utility facilities, fire stations, police stations, medical facilities, and government facilities.
Office and Commercial Land Use : 351 acres, 5% The primary area of resident-serving commercial development is located along US75 south of 20th Street. Office uses are located in stand-alone structures near Downtown with a resurgence in the historic Downtown Business District. Visitor serving and entertainment commercial is located in the Downtown Core with High Intensity / Highway Oriented Commercial use along US75. Note that much of the land along US75 is owned by the Muscogee (Creek) Nation whose uses are not regulated by the City’s Land Use and Zoning Maps. Land held by the Muscogee(Creek) Nation is not regulated by Land Use and Zoning, land held by Muscogee (Creek) Nation individuals is.
Park and Open Space Land Use: 305 acres, 4 % See Chapter 7 for Additional Information
Special Development Area: 209 acres, 3%
Agricultural Land Use : X acres, X% Agriculture production in present day Okmulgee is limited. Upon annexation, properties are typically brought into a jurisdiction under an Agricultural Use. However, preservation of Agricultural Land Use Designations can play an important role in implementing a policy of efficient, compact growth
Vacant Land : X acres, X% All lands in the City are designated with a particular use type and are zoned. However, not all are developed. Concentrated areas of vacant land are located primarily in the eastern and south parts of the City with a substantial amount of vacant land in the vicinity of the airport. This area contains a significant amount of flood prone land.
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There are a number of vacant lots within platted and previously developed subdivisions. The potential exists in the western and northeastern portions of Okmulgee for residential infill development. Vacant lots and underutilized tracts should be identified and documented as a primary resource for future residential development.
Transitional Areas ; The area bound by the railroad, US75, 9th Street, and Box Avenue is currently designated as Highway Commercial on the Land Use Map and was identified on the 2020 Plan as a Transitional Area. Since 2001 a number of dilapidated homes have been removed, leaving a number of vacant lots. The remaining development fronting US75 is a scattered combination of varying use types.
Factors impacting this area include the proximity (noise impacts) of the railroad, the Highway and physical separation from Downtown Core by the railroad and Okmulgee Creek.
SUMMARY AND RECOMMENDATIONS: The existing Land Use and Zoning Maps have been reviewed and a number of revisions have been made that bring the maps into substantial conformance. The Zoning Map should be in conformance with the Land Use Map – Zoning implements Land Use. Staff is continuing this review to identify additional areas that should be revised, several of these areas will be brought to the Commission for discussion and direction.
Okmulgee 2030 utilizes an “infill” approach, expected to be appropriate until at least 2025. This approach emphasizes optimization of existing infrastructure – utilizing vacant lots and appropriately increasing density and intensity of use. The current Land Use Map is consistent with this approach.
In the short term (to 2020) the City should continue to review the Land Use Map, Zoning Code and Use Units taking time to refamiliarize Staff, the Planning and Zoning Commission and the public with the inter-relationships. Also, the Land Use / Zoning / Development process should be reviewed with the public.
Okmulgee 2030 anticipates a successful Okmulgee Rising. Accordingly, there are several areas that should be evaluated with Land Use and Zoning Maps being evaluated and potentially revised as part of that process. These areas include the area of vacant lots near 2nd street and US75; Downtown proper; areas along the railroad and between the railroad and US75; the campuses area; 6th street east of US75; the airport; industrially zoned areas along the railroad in west Downtown; Hwy52 toward the Lakes; and, the Lake area itself (both City and privately-owned land). Uses allowed in each Land Use and Zoning Designation should be reviewed as time permits.
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Vacant Lots Near 2nd Street / US75: This area is key to the image of Okmulgee. Items to be addressed include the use of vacant lots and the potential for lot combinations coupled with the inefficient and potentially dangerous surface street intersections at US75 and numerous driveway access points. Height of structures, setbacks, open space / parking requirements, intensity / density and mix of uses should be studied. Impacts by and crossing of the railroad (to access Downtown) should be included. A special mixed-use overlay zoning district with special standards should be created.
6th Street Corridor: This document recommends that a visual / operational tie to the campuses be created. The Land Use and Zoning Designations in this area should be reviewed to create a long-term plan for how this Corridor will relate to increased pedestrian, bicycle, shuttle and personal vehicle use.
Airport: A Special Overlay District is recommended at the Airport to create design standards and land use / circulation relationships that are in keeping with and implement the overall concept. This work should be accomplished in coordination with subdivision mapping – creating ownership patterns that implement the Airport Development Concept.
Campuses Area / Loop SH56: This document recommends that efforts be made to create a “University Park”. The area around the campuses should be evaluated for potential use (significant flood prone land is present – is there a potential solution ?) A concept should be created and Land Use / Zoning Maps should be reviewed, evaluating potential for campus expansion, support uses and commercial uses along Loop 56 Connection to the Airport should be considered from the perspective that Airport expansion and City economic growth are possible. Annexation should also be considered.
Industrial Areas in Western Downtown: Although the Zoning Map is aging and it’s origins are not completely clear, it appears that zoning in this area was in response to higher intensity use along the railroad that utilized it for transportation purposed. This area should be evaluated and decisions made regarding the potential use for / need for rail transport. Does the City’s economic growth concept include higher intensity / manufacturing use (clean) in this location ? If not, what types of land use designations are appropriate ?
Dripping Springs and Okmulgee Lakes In 2016 these two lakes were relinquished by the State City of Okmulgee again assumed management responsibility of these long- term City owned assets. These two areas should be carefully studied, their Land Use Types designated and they should be zoned appropriately for the Land Uses. A special overlay district allowing mixed use and including design guidance should be created. See Chapter 4.
Development in Unincorporated Areas
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A significant amount of development has occurred just outside the City limits, benefitting from city infrastructure and services, much of the development being as residential subdivisions. Because the unincorporated area to the west of Okmulgee is constrained by flood prone areas development has tended to occur along the city limits in areas to the north. There is also an established industrial pocket to the City’s southwest.
Development in the unincorporated areas around the City is under the jurisdiction of Okmulgee County, whose regulations are less stringent than the City’s. Annexation should be evaluated to consider bringing existing development into the City and ensuring quality development, in accord with City goals, in the future. The significant amount of water purchased by rural water districts to serve their users decreases the availability of water for use by City residents and industries. Sewer line extensions should be approved carefully, within the City’s budget to maintain and the plants ability to serve.
Areas to the north, northeast, and west should be evaluated with a sphere of influence / fenceline placed around the City. A Land Use Designation of Large Lot / Rural residential and / or Agriculture is recommended. County representatives and Rural Water Districts should be encouraged to consult the City’s Land Use Map and to discuss availability of infrastructure during development review and prior to development approvals. CHAPTER NINE : SUMMARY, IMPLEMENTATION, AMENDMENTS AND UPDATES GROWTH ELEMENTS: SUMMARY: Population Growth in Okmulgee has been relatively flat since the preparation of Okmulgee 2020 in 2001. Construction During the same period the residents have aged, the number of single parent families and female Sales Tax headed homes have increased. The City continues to be ethnically varied. Physical Boundaries Net Assessed Value During the 17 year period from 2001 to the present, the number of students at the OSUIT Campus and the presence / impact of the University have increased, placing Okmulgee on the edge of becoming a “University Town”. Downtown is experiencing a “rebirth”, a “rising” as evidenced by numerous sales of downtown structures, increased levels of renovation, rising investment interest from outside Okmulgee and cleanup by existing owners.
Okmulgee Area Development Corporation (OADC) now plays a primary role in attracting business and industry to the City and the Airport is now managed by Tulsa Airports Improvement Trust. New construction has recently occurred along US75 and the City owned Dripping Springs / Okmulgee Lakes have been returned to City management responsibility.
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The Public Works Department has worked diligently to address storm water intrusion, aging water and sewer lines, water and sewer plant deficiencies and street maintenance / improvements. In addition, the Department has consistently made parks improvements as outlined in the 2003 OU Parks Master Plan.
An existing structure has been renovated to house the Police Department and City Staffing levels successfully address the needs of the Community. Required construction and safety equipment is available and in working condition. Revenues and expenditures have slowly increased proportionately and diligent fiscal management has kept the City in a stable (although ”frugal”) financial position.
Current trends appear to indicate residential and commercial growth in the Downtown area, Commercial construction along US75 and additional University student residents. There is an engaged group of active and effective Stakeholders. The Land Use Map and Zoning Map have been reviewed and refined to increase consistency. GROWTH SCENARIO In short, existing infrastructure, staffing and equipment are largely sufficient to serve the City’s current needs and its needs to 2020. Given slow but increasing growth over the next three years, the City should prepare to make a detailed examination of its Stable Finances resources, growth curve and available opportunities (such as development at and around Adequate Infrastructure the lakes) at the turn of the decade, making plans to support slow but stable expansion Downtown Rebirth beginning early to mid 2020’s. This expansion may eventually impact areas outside of US75 Commercial Growth Downtown including an upswing in new single-family home construction. At that time the Growth Increase to 2020 2030 portion of Okmulgee 2030 can be more accurately forecast. It should be noted that Detailed Analysis in 2020 the “Seeds are in Place” for a significant rebirth in the 2020’s. The next three years will Phased Budgetary Provisions provide additional perspective. Slow, stable, predictable growth in 2020’s. At present, it appears that facilities, staffing, equipment and infrastructure are sufficient to Potential for new “Golden Age” accommodate anticipated growth into the early 2020’s. Therefore, it is recommended that short term focus be on economic development / aesthetic items such as improvements to Downtown sidewalks, the 6th Street link to OSUIT and the 6th Street / US75 intersection and pedestrian / bicycle linkages to enable non-vehicular access around town.
In the early 2020’s it is anticipated that facilities expansion should be the focus. Examples are the Lakes and the Airport. As the City moves into the middle of the next decade growth pressures may require focus on infrastructure, facilities and staffing. Increased sales tax and bonding capacity appear to have good potential at that time to support the need.
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IMPLEMENTATION: Okmulgee 2030 forecasts slight population increase and commercial growth, based primarily on Downtown and the US75 Corridor north of 6th Street. This slight growth has the potential larger increases in the early 2020’s. To accommodate this growth potential, three groups of actions are recommended; Detailed Tracking and Analysis, Focused Projections and Budgeting (for both Capital Improvements and General Fund Expenditures) and, Documents and Project / Review and Approval systems Maintenance and Updates.
DETAILED TRACKING and ANALYSIS There are, primarily, two elements of Tracking and Analysis – “hard” data and “soft” data. Hard data includes statistical information such as numbers of building permits, sales tax increases, increase in Net Value, home sales, attendees at the Pecan Festival and similar community events. Soft Data is obtained by close contact with involved members of the business community and, more difficult to obtain, contact with groups of individual residents to constantly monitor their perceptions / feelings about the community.
Hard Data: Given the anticipated growth scenario, Hard Data Tracking is not yet a strong priority. However, “ramp up” for anticipated need should begin. This begins with evaluating current systems to ensure that data can be available when needed for finance decisions.
Examples of Data Include: Building Permits by Type (Downtown, Residential, Commercial) Value of Construction Residential Sales and Lease Agreements of all types Time on the Market and changes in (successful) sales prices Median Home Value Fees at the Lakes, numbers of visitors, sales at the concession stand PW expenditures by Type (Infrastructure / Parks, etc) Changes in Sales Tax, permit / license fees Traffic counts on US75, SH56 and at primary intersections Population projections (by others) Change in ownership of Downtown structures, large parcels and similar
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Soft Data: Given the anticipated growth scenario, Soft Data Tracking is not yet a necessary priority. However, it is suggested that the Soft Data systems be identified and then exercised. It is anticipated that these systems may be an early system to Staff and decision makers regarding emerging trends.
Some Examples include: A formalized Stakeholders group Identification of and consistent Staff contact with Community interest groups such as education / library, exercise / sports, arts /dance – particularly as it relates to youth Personalized surveys / discussions – a booth at community events in the plaza near the Council House is an example Interviews with student leadership groups at middle school, high school, Vo Tech, College of Muscogee Nation and OSUIT Public Information sessions at City Council “advertised” during the range of personal “Soft Data” interactions
FOCUSED PROJECTIONS and BUDGETING: Based on the information provided by the above, projections and budgets for Capital Improvements and General Fund expenditures can be prepared and put in place by the decision makers. While this activity is standard City Management Practice, its importance has in some ways been lessened by Okmulgee’s period of slow growth. Given that some increased level of growth is anticipated and that the demographic makeup of the City has changed, it is recommended that data collection, projections and budgeting become increasing priorities over the next few years. It is anticipated that growth pressures may be such that one, three and, five-year Capital Improvement Plans may be a necessity beginning in the early 2020’s.
DOCUMENTS and PROJECT REVIEW and APPROVAL SYSTEMS As growth pressure and the number of applications increases the plans, policies, documents and systems that guide, regulate, review and decide on development proposals need to be clear and efficient. A functioning system provides clear understanding to applicants and guidance to Staff – allowing Staff to fulfill their role of implementing the direction of the decision makers.
Policy decisions should be made, discussed by Planning Commission with recommendations to City Council for their determination. Examples include the character of the US75 Corridor with design guidance, annexation policy near the Lakes and, the transition of land uses north of 6th Street along US75 and along 6th Street to the east. Design Guidelines vs. Regulation and the importance of aesthetics are additional examples. Land Use and Zoning Maps should be consistent, reflecting growth policy and systematically updated The Zoning Code and the Subdivision Regulations need to be clear and up to date, reflecting City growth policy Design Guidance needs to be introduced
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Growth trends, in geographic locations, type and quantity should to be tracked and then reflected in Comprehensive Plan Updates – giving guidance to address potential impacts
AMENDMENTS AND UPDATES Briefly put, Amendments to Okmulgee 2030 are “mid-course” corrections that may occur once or twice a year as development applications, other growth indicators and community sentiment provide additional information. These Amendments are typically brought to the Planning Commission by Staff. The Commission may send a recommendation to City Council for Amendment or decide against Staff recommendation. Typically, Amendments to a Comprehensive Plan reflect items such as Land Use changes, revisions to remain consistent with the Zoning Code or changes to street designations. A clearly identified process for Amendments should be established.
Updates are large scale revisions that occur may once every five years. The Updates reflect information obtained through data analysis, projections and budgets. Okmulgee 2030 has been constructed to update the document from Okmulgee 2020 , identify the current condition and provide information largely focused on the “short term” (to approximately 2020). It is anticipated that growth trends will become more clear in the next three years, providing a good basis for projections to 2025. It is also anticipated that in mid- decade, the Plan can be accurately revised, providing a reliable picture for the future, based on a maturing of the “rebirth”.
For the Okmulgee 2030 Update in 2020, the City Council may wish to appoint an advisory committee (the Stakeholders might be a good option) and secure a Consultant to undertake the formal process. The Update in 2020 should focus on areas as recommended in the current Plan and should include focused and detailed analysis in particular areas. Where this Update undertook the modernization of the Plan, the next Update should endeavor to understand and respond to the renewed growth. New census data will be available and should be included.
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FIGURES:
1. Regional Location Map...... 130 2. City Limits Map...... 131 3. Drainage Way...... 133 4. Primary Water and Sewer Lines and Facilities...... 134 5. Public Facilities...... 136 6. Parks...... 137 7. Recommended Circulation Improvements and Annexation...... 138 8. Current and Proposed Circulation Improvements...... 139 9. ODOT Regional Functional Classification...... 140 10. Regional Rail Connections...... 141 11. Traffic Counts...... 143 12. Current Land Use...... 144 13. Current Zoning...... 145 14. Vacant Land...... 146 15. Downtown Housing Conditions Survey...... 147
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FIGURE 1 Regional Location Map
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FIGURE 2 FIGURE 2
City Limits Map
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FIGURE 2 City Limits Map
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FIGURE 3 Drainage Way s
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FIGURE 4 Primary Water and Sewer Lines and Facilities
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FIGURE 4 Primary Water and Sewer Lines and Facilities
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FIGURE 5 Public Facilities
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FIGURE 6 Parks
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FIGURE 7 Potential Circulation Impr ovements and Annexation
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FIGURE 8 Current Circulation Improvements
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FIGURE 9 ODOT Regional Functional Classification
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FIGURE 10 Regional Rail Connections
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FIGURE 10 Regional Rail Connections
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FIGURE 11 Traffic Counts
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FIGURE 1 2 Current Land Use
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FIGURE 1 3 Current Zoning
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FIGURE 1 4 Vacant Land
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FIGURE 1 5 Downtown Housing Conditions Survey
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