Riverwalk now owned by the Creek Nation

[Hoss]

If I were Vreeland, and thank the Lord I'm not, I would be prepared to offer a list of services that the city could offer the tribe in exchange for some % of sales, property tax or other benefit. The city can be their best friend and defender or stand by and watch as zoning laws, traffic flows, enforcement issues muddy up their operation. Yes, they need to prostitute themselves to the tribe.

Once soverignty kicks in, they won't owe any property tax.

[Conan71]

Hopefully the tribe will steer clear of Steve Kitchell.

[AquaMan]

Once soverignty kicks in, they won't owe any property tax.

No, but they may elect to voluntarily remit taxation in one form or another. It may be a quid pro quo that helps the city pay its bills without going through the state. The reality is they sit surrounded by a city that has to power to enable their business or constrain it. Remember, these parties (city, county, tribe) were able to put this thing together in less than a week. They know how to work together.

[rdj]

No, but they may elect to voluntarily remit taxation in one form or another. It may be a quid pro quo that helps the city pay its bills without going through the state. The reality is they sit surrounded by a city that has to power to enable their business or constrain it. Remember, these parties (city, county, tribe) were able to put this thing together in less than a week. They know how to work together.

Who put what together in less than a week?  Are you saying there was collusion of some sorts for the tribe to get it at auction? 

[AquaMan]

Who put what together in less than a week?  Are you saying there was collusion of some sorts for the tribe to get it at auction? 

No. Unless you think a city trying to find a buyer for one of its premier, potential tax producing properties is collusion. I think it was good thinking. According to the news articles on the local stations, and an interview with Tiger, the Creeks didn't even know the property was in distress till some local officials approached them and told them the property was at the Sheriff's sale for back taxes. The Creeks were the only bidders on the property and came up with 11.2 million in cash within 4 days (not including a weekend). That sort of thing takes either insane risk taking or some good conversations and some supportive relationships. I am sure promises have been made. What is so surprising about that?

[Conan71]

No. Unless you think a city trying to find a buyer for one of its premier, potential tax producing properties is collusion. I think it was good thinking. According to the news articles on the local stations, and an interview with Tiger, the Creeks didn't even know the property was in distress till some local officials approached them and told them the property was at the Sheriff's sale for back taxes. The Creeks were the only bidders on the property and came up with 11.2 million in cash within 4 days (not including a weekend). That sort of thing takes either insane risk taking or some good conversations and some supportive relationships. I am sure promises have been made. What is so surprising about that?

That or the no-brainer nature of the deal, especially if it went for about $8 to $10mil under appraisal.  Hell, I'd tear my pocket trying to get my wallet out too. 

[DTowner]

That or the no-brainer nature of the deal, especially if it went for about $8 to $10mil under appraisal.  Hell, I'd tear my pocket trying to get my wallet out too. 

MCN may have picked up River Walk for way less than the appraised value, but time will tell as to whether they got a bargain.  While poor management has likely hurt RW's performance, ownership does not change RW's systemic issues that have been discussed at length on this board.

Unquestionably, though, the out-of-state bank with the $27 million note got burned badly on this deal.

[swake]

No reason the Creek Nation can't do something cool with it. Put a branch of the tribal museum in one of the larger buildings at the end. Build a hotel on the empty space in the middle and run the shuttles from the casino to there so the casino has dedicated hotel rooms. Open of some of the now empty smaller store fronts to Native Artists as an art market and fill the rest in with restaurants and clubs to compliment the casino and shopping center.

[rdj]

They will build a hotel on the site.

I expect a lawsuit to be filed if they seek to place the property in trust.

[Weatherdemon]

I'm not a regular at either place but seriously love the idea of the ferry between Riverwalk and the Casino.
Especially if you thrown in the hotel at Riverwalk.

I could see those being key components in making that more of a true destination place.

[DolfanBob]

I'm not a regular at either place but seriously love the idea of the ferry between Riverwalk and the Casino.
Especially if you thrown in the hotel at Riverwalk.

I could see those being key components in making that more of a true destination place.

It would be a great idea if they could just keep the "Dam" water up.

[swake]

They will build a hotel on the site.

I expect a lawsuit to be filed if they seek to place the property in trust.

The Chief said that they would place it in trust. The seem to have the city of Jenks' approval, but JPS may be another matter. I would like to see what Kirby has to say but really how could JPS block it?

Also, it was mentioned on KOTV that it may be converted into an Outlet Mall

[Conan71]

The Chief said that they would place it in trust. The seem to have the city of Jenks' approval, but JPS may be another matter. I would like to see what Kirby has to say but really how could JPS block it?

Also, it was mentioned on KOTV that it may be converted into an Outlet Mall

I hope that doesn't cause any significant traffic headaches, considering most outlet malls are adjacent to busy interstates.  It's not my ideal development, but if it comes down to filling a place with chain outlet stores vs. a bunch of empty store-fronts, obviously you want to see occupied units.

I don't see how JPS can throw up a road block unless any TIF or property tax arrangements survive a foreclosure action.  However, since it looks like the center is being "moved to another nation" JPS can basically pound salt.

If this ruling applies, then it looks like tribal members might not have to pay sales tax for purchases but they would have to collect taxes on non-tribal members:

Under the doctrine of tribal sovereign immunity, a State that has not asserted jurisdiction over Indian lands under Public Law 280 may not tax sales of goods to tribesmen occurring on land held in trust for a federally recognized Indian tribe, but is free to collect taxes on such sales to nonmembers of the tribe. Pp. 509-514.

http://caselaw.lp.findlaw.com/scripts/getcase.pl?court=US&invol=505&vol=498

Does anyone know if sales tax is collected at the Hard Rock, River Spirit, or Osage casinos for food, beverage, and gift shop items?

[rdj]

The Chief said that they would place it in trust. The seem to have the city of Jenks' approval, but JPS may be another matter. I would like to see what Kirby has to say but really how could JPS block it?

Also, it was mentioned on KOTV that it may be converted into an Outlet Mall

It will be a private citizen that files the lawsuit.  IMO, a dangerous precedent will be set if tribes are able to create "sales tax free zones" within a municipality.  This is particularly important in a state where our municipal governments rely on sales tax as their primary source of revenue.  Additionally, with the potential of a graduated reduction of the state's personal income tax to zero the state will become even more reliant on their portion of the sales tax.

[swake]

I hope that doesn't cause any significant traffic headaches, considering most outlet malls are adjacent to busy interstates.  It's not my ideal development, but if it comes down to filling a place with chain outlet stores vs. a bunch of empty store-fronts, obviously you want to see occupied units.

I don't see how JPS can throw up a road block unless any TIF or property tax arrangements survive a foreclosure action.  However, since it looks like the center is being "moved to another nation" JPS can basically pound salt.

If this ruling applies, then it looks like tribal members might not have to pay sales tax for purchases but they would have to collect taxes on non-tribal members:

Does anyone know if sales tax is collected at the Hard Rock, River Spirit, or Osage casinos for food, beverage, and gift shop items?

from what I read, the only sales tax that would not be collected would be for a purchase made by a tribal member from a business owned by the tribe or a tribal member. The existing businesses will all continue to charge normal sales taxes.

I don't know that they don't always collect sales taxes anyway. The couple of times I've eaten dinner with my wife at the River Spirit Casino we paid all the regular sales taxes and she certainly is a tribal member.