Moving the Needle on Housing in Ponca City
In 2023 and 2024, significant efforts were dedicated to housing and retail development in Ponca City. During this period, I served as one of five committee members tasked with recommending to the PCDA Board of Trustees whether to expand their charter to further drive economic development in our city.
This achievement was a collective effort. Without the diligent work of PCDA staff, city staff, community members, industry leaders, PCDA Trustees, and all five City Commissioners, this progress would not have been possible.
Despite the challenges, through dedicated efforts, teamwork, and consistent dialogue, Ponca City has begun to make significant progress in housing development. This exemplifies my proven track record of collaborative leadership, yielding tangible results that benefit the citizens of Ponca City. As mayor, I will continue to push for initiatives that drive growth and prosperity to our great city.
This achievement was a collective effort. Without the diligent work of PCDA staff, city staff, community members, industry leaders, PCDA Trustees, and all five City Commissioners, this progress would not have been possible.
Despite the challenges, through dedicated efforts, teamwork, and consistent dialogue, Ponca City has begun to make significant progress in housing development. This exemplifies my proven track record of collaborative leadership, yielding tangible results that benefit the citizens of Ponca City. As mayor, I will continue to push for initiatives that drive growth and prosperity to our great city.
THE Committee Creation
The Ponca City Development Authority Trustees met on the morning of Thursday, September 9th, 2023 and in that meeting discussion came up of expanding the mission of PCDA. I was pointed out to be included in the discussion as a City Commissioner, and I agreed to volunteer.
The scope for what was dubbed as THE Committee, was to discuss the following items and consider whether to expand the mission of PCDA:
Housing
Population Attraction
Child Care
Retail
The instructions from staff were that quote, "Retail and housing would have to be “added” to the PCDA Trust in order to incentivize them, so the committee could recommend "to do nothing with either, or move them forward through a change to the PCDA Trust". Staff said, "The committee will make recommendations to the full PCDA board and will be fully staff-supported."
The committee was composed of three Trustees, and two volunteers, and was dubbed, "THE Committee." Members included: Kirk Brown (Trustee), Dawn Brakey(Volunteer), Garrett Bowers(Trustee), Eric Peitz (Trustee) and Kelsey Wagner(Volunteer).
The scope for what was dubbed as THE Committee, was to discuss the following items and consider whether to expand the mission of PCDA:
Housing
Population Attraction
Child Care
Retail
The instructions from staff were that quote, "Retail and housing would have to be “added” to the PCDA Trust in order to incentivize them, so the committee could recommend "to do nothing with either, or move them forward through a change to the PCDA Trust". Staff said, "The committee will make recommendations to the full PCDA board and will be fully staff-supported."
The committee was composed of three Trustees, and two volunteers, and was dubbed, "THE Committee." Members included: Kirk Brown (Trustee), Dawn Brakey(Volunteer), Garrett Bowers(Trustee), Eric Peitz (Trustee) and Kelsey Wagner(Volunteer).
THE Committee Meetings
November 14th
THE Committee discussed a potential housing study to help determine the actual housing needs in Ponca City with updated numbers. A general overview of impacts of each topic were given and discussed at length. We also discussed the mechanism to which PCDA's mission can be expanded included what votes must happen to approve it.
December 13th
THE Committee discussed childcare and workforce development, including remote work attraction.
January 23rd
David presented two options to add retail language to the PCDA Trust. Discussion and comments were made on the motion including the need for guidelines on retail involvements to gather consensus from the PCDA Trustees. Discussion On the upcoming housing study and possible paths forward regarding PCDA and housing development. Discussion on PCDA priorities as it pertains to staff time and budget.
February 28th
A motion was made by Erik Peitz to recommend to the PCDA Board of Trustees to amend the PCDA Trust to take a role in housing with respect to Option #3 with a second from Garrett Bowers. Option #3 would add language “To promote and develop any and all residential housing projects or facilities of any type or description”. There was considerable discussion about the need for policies and guidelines, which included whether or not these should be developed before any such language was recommended. David Myers suggested that the committee make a formal recommendation to the PCDA Board as it provided a structure for debate and kept the conversation focused and moving forward. There were many comments and discussion on the motion. In favor: Bowers, Brakey, Pietz, Wagner. Opposed: Brown. Motion carried.
Kelsey Wagner made a motion to recommend Option #1 to the PCDA Trustees to add retail language to the PCDA Trust with a second from Garrett Bowers. Option #1 would add the word ”retail” to Section 1 of Article IV “to promote, stimulate, encourage and finance the growth and development of the utility, agricultural, commercial, health care, housing and industry and retail resources of the Beneficiary...”
March 27th
Draft policy options were presented by staff. There were two options to discuss: one that works more closely with the City on housing and retail projects, and one where PCDA takes a more direct role/approach. The Committee discussed each policy option at length.
THE Committee discussed a potential housing study to help determine the actual housing needs in Ponca City with updated numbers. A general overview of impacts of each topic were given and discussed at length. We also discussed the mechanism to which PCDA's mission can be expanded included what votes must happen to approve it.
December 13th
THE Committee discussed childcare and workforce development, including remote work attraction.
January 23rd
David presented two options to add retail language to the PCDA Trust. Discussion and comments were made on the motion including the need for guidelines on retail involvements to gather consensus from the PCDA Trustees. Discussion On the upcoming housing study and possible paths forward regarding PCDA and housing development. Discussion on PCDA priorities as it pertains to staff time and budget.
February 28th
A motion was made by Erik Peitz to recommend to the PCDA Board of Trustees to amend the PCDA Trust to take a role in housing with respect to Option #3 with a second from Garrett Bowers. Option #3 would add language “To promote and develop any and all residential housing projects or facilities of any type or description”. There was considerable discussion about the need for policies and guidelines, which included whether or not these should be developed before any such language was recommended. David Myers suggested that the committee make a formal recommendation to the PCDA Board as it provided a structure for debate and kept the conversation focused and moving forward. There were many comments and discussion on the motion. In favor: Bowers, Brakey, Pietz, Wagner. Opposed: Brown. Motion carried.
Kelsey Wagner made a motion to recommend Option #1 to the PCDA Trustees to add retail language to the PCDA Trust with a second from Garrett Bowers. Option #1 would add the word ”retail” to Section 1 of Article IV “to promote, stimulate, encourage and finance the growth and development of the utility, agricultural, commercial, health care, housing and industry and retail resources of the Beneficiary...”
March 27th
Draft policy options were presented by staff. There were two options to discuss: one that works more closely with the City on housing and retail projects, and one where PCDA takes a more direct role/approach. The Committee discussed each policy option at length.
PCDA Trustees Vote
April 11th, 2024
The PCDA Trustees were set to vote on the new Charter on Thursday April 11. The meeting was packed with community members and local industry leader representatives from Garaga, Dorada, Century Products, Albertsons, CS Bliss, and Mertz Manufacturing, who were all these because of the impending vote. The meeting started with a community member stating how he felt that as a community, “we need all the tools in our tool belt.”
David Myers, former Executive Director of PCDA, explained the actions of THE Committee over the last 8 months. THE committee, made up of Kirk Brown, Dawn Brakey, Garrett Bowers, Eric Peitz and Kelsey Wagner had been meeting regularly over the past 8 months, and had just voted to recommend to the board of trustees to amend the trust.
After David gave the overview, Lori Henderson (now current Executive Directory of PCDA) ran through the policy guidelines. There was discussion on both sides of how this would impact staffing workloads or impacts to industry incentives.
At this point, industry representatives stood up to share their thoughts. A representative from Dorada Foods stood up and said that they have not been able to run at full capacity for years. That expansion plans had been done in other cities, but not in Ponca City due to housing shortages and retail shortcomings. Representatives from Garaga spoke next. Then Albertsons. Then Cookshack. All said the same -we need to address our housing shortage and population attraction.
Another community member stated that this vote wouldn't change the mission of PCDA, it would expand it, and that we would not stop doing primary job growth, but that it was more about creating a jobs/housing balance.
Several other local business owners spoke up in support of the expansion to include retail and housing in the mission of PCDA.
A PCDA Trustee indicated that even though she was uncomfortable with retail, she trusted staff to do their jobs and she had faith in their abilities.
The Trustee Board Chair of PCDA called for a vote.
Each trustee was called on individually for the vote. The vote was unanimously passed. The entire room broke out in applause after the unanimous vote.
David Myers, former Executive Director of PCDA, explained the actions of THE Committee over the last 8 months. THE committee, made up of Kirk Brown, Dawn Brakey, Garrett Bowers, Eric Peitz and Kelsey Wagner had been meeting regularly over the past 8 months, and had just voted to recommend to the board of trustees to amend the trust.
After David gave the overview, Lori Henderson (now current Executive Directory of PCDA) ran through the policy guidelines. There was discussion on both sides of how this would impact staffing workloads or impacts to industry incentives.
At this point, industry representatives stood up to share their thoughts. A representative from Dorada Foods stood up and said that they have not been able to run at full capacity for years. That expansion plans had been done in other cities, but not in Ponca City due to housing shortages and retail shortcomings. Representatives from Garaga spoke next. Then Albertsons. Then Cookshack. All said the same -we need to address our housing shortage and population attraction.
Another community member stated that this vote wouldn't change the mission of PCDA, it would expand it, and that we would not stop doing primary job growth, but that it was more about creating a jobs/housing balance.
Several other local business owners spoke up in support of the expansion to include retail and housing in the mission of PCDA.
A PCDA Trustee indicated that even though she was uncomfortable with retail, she trusted staff to do their jobs and she had faith in their abilities.
The Trustee Board Chair of PCDA called for a vote.
Each trustee was called on individually for the vote. The vote was unanimously passed. The entire room broke out in applause after the unanimous vote.
Ponca City Commissioners Vote
April 22, 2024
The Ponca City Board of Commissioners met at their regular scheduled evening meeting on Monday, April 22nd, and voted unanimously to approve that Housing & Retail be included in PCDA's Charter.
THE Committee Wrap Up
May 28th
Update on housing study progress results and discussion on marketing the results to developers. Presentation by staff on ongoing movie theater recruitment and the addition of retail recruitment to the PCDA trust indenture. Presentation by Retail Attractions. Discussion on possible retail targets and goals moving forward. Brief discussion on childcare needs.
July 24th
Discussion on retail initiatives moving forward including Placer.ai usage, retail targets and priorities. Discussion on movie theater recruitment, progress and next steps. Discussion on childcare including current needs, the Childcare Assistance Program for Industry (CAPI), and feasible options moving forward.
Update on housing study progress results and discussion on marketing the results to developers. Presentation by staff on ongoing movie theater recruitment and the addition of retail recruitment to the PCDA trust indenture. Presentation by Retail Attractions. Discussion on possible retail targets and goals moving forward. Brief discussion on childcare needs.
July 24th
Discussion on retail initiatives moving forward including Placer.ai usage, retail targets and priorities. Discussion on movie theater recruitment, progress and next steps. Discussion on childcare including current needs, the Childcare Assistance Program for Industry (CAPI), and feasible options moving forward.
PDCA Dedicates $1 Million to Housing
Press Release from PCDA on July 17, 2024
The Ponca City Development Authority (PCDA) has intensified its efforts to combat the housing crisis plaguing rural America, including Ponca City, which hinders community growth and workforce attraction. Recent data from a comprehensive housing study conducted this spring revealed startling statistics: only 121 houses have been constructed in Ponca City over the past decade, underscoring a critical shortage of affordable housing options in the area.
"For years, Ponca City has faced the challenges posed by a limited housing supply," remarked Lori Henderson, Executive Director of PCDA. "The demand for affordable, quality housing has consistently outpaced supply, stalling our community's growth potential and impacting our ability to attract and retain a diverse workforce." PCDA is pleased to announce the allocation of one million dollars towards housing initiatives over the next three years to assist with Ponca City's housing needs.
Since November 2023, a dedicated committee composed of PCDA trustees, community members, city commissioners, and PCDA staff has convened monthly to devise strategies to address the housing shortage. After extensive deliberations and collaboration, significant amendments were made to the PCDA trust indenture.
"In April of this year, following votes by both the PCDA board of trustees and the city commission, we finalized amendments to the trust indenture to include incentives aimed at stimulating housing development," Henderson explained. "These incentives are designed to complement the City of Ponca City's existing Housing Incentive Program (HIP), ensuring that developers receive additional support to undertake crucial housing projects."
The decision to align with the City's HIP program reflects PCDA's commitment to leveraging resources effectively to foster housing development. Henderson expressed optimism about the partnership's potential impact on the local housing market.
"Housing is absolutely essential to Ponca City's growth," Henderson emphasized. "Our collaboration with the City's HIP program will provide the necessary push for developers to consider Ponca City a viable location for their projects. Already, we have one builder approved for incentives, and discussions are ongoing with several others."
Chris Henderson, from the City Development Services Department, has played a pivotal role in facilitating these initiatives, ensuring that projects are streamlined and supported from inception to completion.
This one million dollar investment towards housing initiatives over the next three years, demonstrates a substantial financial commitment to addressing Ponca City's housing needs. "We are excited about the prospects ahead and remain dedicated to advancing solutions that will enhance housing accessibility in Ponca City," concluded Henderson.
The Ponca City Development Authority (PCDA) has intensified its efforts to combat the housing crisis plaguing rural America, including Ponca City, which hinders community growth and workforce attraction. Recent data from a comprehensive housing study conducted this spring revealed startling statistics: only 121 houses have been constructed in Ponca City over the past decade, underscoring a critical shortage of affordable housing options in the area.
"For years, Ponca City has faced the challenges posed by a limited housing supply," remarked Lori Henderson, Executive Director of PCDA. "The demand for affordable, quality housing has consistently outpaced supply, stalling our community's growth potential and impacting our ability to attract and retain a diverse workforce." PCDA is pleased to announce the allocation of one million dollars towards housing initiatives over the next three years to assist with Ponca City's housing needs.
Since November 2023, a dedicated committee composed of PCDA trustees, community members, city commissioners, and PCDA staff has convened monthly to devise strategies to address the housing shortage. After extensive deliberations and collaboration, significant amendments were made to the PCDA trust indenture.
"In April of this year, following votes by both the PCDA board of trustees and the city commission, we finalized amendments to the trust indenture to include incentives aimed at stimulating housing development," Henderson explained. "These incentives are designed to complement the City of Ponca City's existing Housing Incentive Program (HIP), ensuring that developers receive additional support to undertake crucial housing projects."
The decision to align with the City's HIP program reflects PCDA's commitment to leveraging resources effectively to foster housing development. Henderson expressed optimism about the partnership's potential impact on the local housing market.
"Housing is absolutely essential to Ponca City's growth," Henderson emphasized. "Our collaboration with the City's HIP program will provide the necessary push for developers to consider Ponca City a viable location for their projects. Already, we have one builder approved for incentives, and discussions are ongoing with several others."
Chris Henderson, from the City Development Services Department, has played a pivotal role in facilitating these initiatives, ensuring that projects are streamlined and supported from inception to completion.
This one million dollar investment towards housing initiatives over the next three years, demonstrates a substantial financial commitment to addressing Ponca City's housing needs. "We are excited about the prospects ahead and remain dedicated to advancing solutions that will enhance housing accessibility in Ponca City," concluded Henderson.
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