Urban development or urban wildlife? Wetlands near Oklahoma City’s Stinchcomb Wildlife Refuge debated
Kayaking at Oklahoma City's Stinchcomb Wildlife Refuge (Bill Becquart photo)
This was an interesting story that appeared in Monday’s Oklahoman. Be sure to read the story pasted below, but the bottom line is this: Resident who live near the Stinchcomb Wildlife Refuge in Oklahoma City are concerned over a proposed apartment complex that would be built near the refuge and would likely consume a wetlands area just to the west of it.
This is an oft-repeated conflict: business development vs. natural environments. The man proposing the complex owns the land and it is zoned for such a project. But natural wetlands are a valuable (they help clean natural water sources and provide habitat for wildlife) and diminishing resource. The people who live in the area like having a natural setting to look at and prefer it to a block of apartments.
So what do you think? Read the story here and comment here in the blog or e-mail me at bdoucette@opubco.com
– Bob Doucette
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DEVELOPER HOPES TO BUILD GROCERY STORE, SMALL SHOPS, 300 APARTMENTS
Residents near wetlands leery of owner’s plans
By Michael Baker
Staff Writer
Jean Braun moved into Stonebridge Lake Estates in July after being captivated by the natural beauty of the area just north of Lake Overholser.
The transplant from the Washington, D.C., area was attracted by the Stinchcomb Wildlife Refuge, trails around the lake and the wooded neighborhoods.
“It’s one of the last sort of urban wilderness areas,” she said. “They’ve kept it beautifully wild.”
Braun and other area residents worry their oasis in Oklahoma City faces the prospect of becoming a mirage because of a planned residential and commercial development just across NW 39 Expressway — traveled as Route 66 by those not from around here.
Residents worry about traffic, crime and the destruction of the natural habitat if the high-density Route 66 Landing — with more than 300 apartments — is built on the other side of The Mother Road.
“My major concern is the destruction of the habitat out here,” she said. “Once it’s gone it will be gone forever.”
Developer Ken McGee said his plans are much more in line with the area than what the current zoning would allow, such as a mega shopping center with a large box-store anchor tenant.
“I think once they see all the ponds and the trees and the way that we’re going to be able to make that development look, I think they’ll be proud of it,” said McGee, the majority property owner with McGee Investments. “There’s a significant difference in what we’ve been able to protect and take care of compared to the old plan.”
Near the refuge
McGee’s 60 acres lie between Morgan Road and the Kilpatrick Turnpike. The land is a mix of pasture and woods, crossed by a stream. The U.S. Fish and Wildlife Service’s National Wetlands Inventory shows a forested freshwater wetland area near the middle of the property.
To many area residents, the land fits in with the Stinchcomb Wildlife Refuge, which is less than a mile to the east. The refuge is home to deer, beaver and many types of birds, and is a popular spot for canoeing, kayaking, hiking and fishing.
“We are concerned about the pollution, the chemicals, the runoff, the traffic, the humans,” said Lynda Bahr, a resident on the east shore of Lake Overholser. “What does that do to the wildlife?”
Except for the wooded area around the stream, McGee’s acres are mostly pasture. Kilpatrick makes it accessible from just about anywhere in the metro area. Route 66 gives the property access from the east and west. Yukon is directly west and Bethany and Warr Acres are just east. Southern Nazarene University is just down the street.
There is a void for a grocery store and limited competition for quality apartments, McGee said.
He filed a request with the Oklahoma City Planning Commission on Friday to add a residential element to the current commercial zoning.
McGee’s plans include a neighborhood grocery store and small shops on half the property. On about 25 acres would be 300 to 375 apartment units, divided into eight to 12 units per two-story building. A common area with a pond, stream and trees runs through the middle — where the wetland is designated — and divides the commercial from residential.
‘A natural barrier’
“With the wetlands and that greenbelt, the ponds area, it’s really creating a natural barrier between the two, which I think is going to be a beautiful thing once we get it completed,” he said. The existing zoning does not protect the wetlands area.
Oklahoma City Councilman Gary Marrs, who represents area residents, said under current zoning building could begin.
“It’s zoned commercial and he could put all that commercial there now without having to put anything in front of the planning commission,” Marrs said.
Not all residents he’s talked to are opposed to the plans, Marrs said.
“I’ve had a few of them that have contacted me that think it’s a great idea,” he said. “They don’t think it’s going to hurt at all. There are some benefits coming along with it but we’ll just have to wait and see how it all pans out.”
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The following in a letter sent to Mayor Cornett and the 8 city council members. I invite everyone opposed to write as well. Pleae ask them to deny the re zoning application.
Thank you
November 23, 2010
Dear Gary Marrs,
I am writing in regards to the proposal for a zoning change on the property near Kilpatrick Turnpike and Route 66 which is adjacent to Lake Overholser and the Stinchcomb Wildlife Refuge.
I recently purchased a house on the shore of Lake Overholser. I moved from the Mid-Town area and I work downtown. In my profession, I work with at-risk children in under served neighborhoods. I have 2 teenagers and growing up in the “inner city” they have not had the opportunity to fully experience wildlife, nature and exercise. We moved to Lake Overholser in October this year so that we could enjoy the recreation of birding, hiking, kayaking, biking and the experience of “getting away from it all.”
I would like it noted that I strongly oppose this development for the following reasons:
1. This land is “wetlands” and is in a flood plain. When they put in parking lots and rooftops, where will the water go? I am concerned about flooding at Lake Overholser and further downstream. My property is on the shore of the lake. I need some reassurance regarding the regulations and permits that will insure that there will be no issue with redirecting the waters. Please provide me with the information as to how these issues will be addressed.
2. I am concerned about the long term effects of a high density apartment complex on property values and the safety in the area. Frequently, once the newness wears off, high quality maintenance declines which attracts a demographic that becomes undesirable for the neighborhood. For example, look at Crown Martin Park as well as many others. If this land “must” be developed, then I would like to see it zoned for single family residential or only commercial. I am strongly opposed to having it re-zoned to include a high density apartment complex. Are there any provisions that insure that there will never be section 8 housing on that land in the future?
3. I am concerned about the effects on wildlife both upstream and downstream. I am concerned about the pollution, chemicals, noise, lighting, traffic and humans that will disturb the wildlife. I would like to see the property protected and added to the Stinchcomb Wildlife Refuge.
4. I am concerned about the urban sprawl. I would like to see the city encourage developers to buy property that has been abandoned or become an eyesore in the city and tear it down to rebuild on that land rather than continue to expand the city further and further out. How much will it cost tax payers in additional expenses to build new infrastructure with roadways, police, fire, public schools, utilities, public transportation? What will the effect be on crime? Please provide me with evidence of this research.
5. How does the city benefit from approving the rezoning for apartments? I am wondering, if the city approves a commercial development, doesn’t it generate more revenues, as opposed to an apartment complex that provides less in property taxes and again, depletes the city’s resources?
6. Is there any concern from the Water Trust with regard to the gateway to Lake Hefner and the additional costs to clean and filter our drinking water once grasses and forest’s natural filtering systems have been removed and replaced with the potential for generating pollutants?
7. Are there any permit restrictions that regulate the materials used by developers when they raise the elevation to fill the flood plains to redirect the flooding from the wetlands?
8. Are there any restrictions that can be placed to insure developers only use organic rather than chemicals in their landscaping and to the fill when they redirect the flooding?
Again, I am strongly opposed to this application for rezoning. First and foremost, I would like to see the area protected as wetlands and included in the Wildlife Refuge. I strongly oppose a high density apartment complex. If development must happen, then I request single family residential, or deny the application to rezone and keep it commercial only.
Thank you in advance for you attention to my concerns and I look forward to hearing from you.
Lynda Bahr
Lyndabahr2@yahoo.com