Page 1

edmond Downtown Master Plan U P D AT E 2 0 1 1


edmond Downtown Master Plan U P D AT E 2 0 1 1

table of contents I. introduction .......................................................................................3

A. Purpose of the Master Plan....................................................................3 B. The Planning Process.....................................................................4

II. background analysis...... ......................................................6 A. Downtown Master Plan Study........................................................6 Area Boundary and Sub-Areas B. Downtown Baseline – 2010..........................................................23

III. goals, opportunities and ideas ........................................29

A. Future Land Use..........................................................................29 B. Traffic and Parking......................................................................33 C. Pedestrian Access........................................................................34 D. Open Space and Public Facilities..................................................36 E. Character and Image..................................................................37 F. University of Central Oklahoma...................................................39 Criminal Investigation.....................................................................39 Oklahoma Medical Examiner’s Office...............................................40 Athletics.........................................................................................40 Arena.............................................................................................40 Pedestrians.....................................................................................40 Transportation.................................................................................41 Arts.................................................................................................41 Gardens..........................................................................................41

IV. the proposed plan and the big ideas ..............................43 A. Master Plan Illustration................................................................43 B. Big Ideas Expand Streetscape Renovations......................................................44 Create Gateways to Downtown........................................................46 Expand Parks and Green Areas........................................................48 Nuture Arts District.........................................................................54 Create a Transit Oriented Enterntainment and Shopping District.......56 Celebrate Water.............................................................................60 Grow a Community Garden............................................................62 Build a Public Square......................................................................64

Task Force Members David Forrest, Chairman James Kerr, Marilyn Kreidler, Janet Hoppe, Fred Standefer, Todd Weathers, Clare Woodside

introduction U P D AT E 2 0 1 1

Yet Downtown, in many ways, is still not as inviting as it could be to economic reinvestment and, in its current state, is less than desirable to people considering a “recreational type” shopping experience. Perceptions of parking availability, a strengthened identity of the urban environment, and the current absence of a critical mass of retailers, cafes, and restaurants all combine to keep Downtown Edmond off the map as the “place to go” for many people. The shopping audience should be able to recognize an identifiable Downtown District as a place that welcomes them and meets their needs for goods and services.

i. introduction

A Task Force was appointed by the Edmond City Council in the Fall of 2009 to review and update the 1998 Downtown Master Plan (DMP). The Task Force was made up of a diverse group of citizen volunteers who began their work by thoroughly reviewing the 1998 DMP. This document, the Edmond Downtown Master Plan Update -2010 should be considered a recommendation to the Council as the next step in progressing the DMP. The considerable background, geography and history of Edmond that is contained in the DMP is not reiterated here. The DMP will continue as the reference document from that information. In the ensuing eleven years there have been some changes in statistical data that are included here in Appendix 1. The Downtown Master Plan Study Area Boundary remains the same in this update; however, some of the districts within the boundary have been proposed for reconfiguration and renaming.

The City of Edmond and its leaders are cognizant of this condition and have supported the original 1998 Master Plan Study to identify issues, encourage private investment and recommend public capital expenditures in Downtown. In late 2009, the City commissioned a Task Force to update this plan. The following report contains a series of recommendations from the original plan and also from the 2010 update, which are intended to encourage these efforts. Overall, the study proposes that the existing historic character of Downtown, its many architectural assets, its Cityowned assets, and convenient pedestrian access be used as a centerpiece of this strategy.

a. purpose of the master plan Downtown Edmond is the vital heart of the City. Because Downtown is adjacent to the University of Central Oklahoma, astride the economically vital Second Street and is the location of a number of municipal services, its overall well being is often taken for granted. Downtown has indeed been able to accommodate a slow and desirable conversion of retail activity from essential commercial uses to special purpose and one-of-a-kind retailers. The convenient location of Downtown to nearby residential households and the University of Central Oklahoma students offers an excellent opportunity for existing and prospective retailers.

The 1998 Plan found that within Downtown, there are areas where traffic congestion and parking problems have alienated potential consumers. With the three phases of Streetscape completed recently, some parking has been added. As the City continues to grow, changes in traffic characteristics will require continued signal and street improvements. Other traffic improvements are anticipated to address congestion issues and create an attractive environment for residents and visitors to shop, eat, and conduct daily business. The Downtown Master Plan addresses a comprehensive urban vision for Downtown. The overall growth of the City, along with the likely expansion of retail activity, special attractions, and urban-style residential and multi-modal transit in Downtown district offers the opportunity for revitalization.

Since the completion of the original 1998 Downtown Master Plan, many positive public and private sector actions have taken place. Some of these, such as the construction of the Festival Market Place and the addition of Downtown Streetscape, are a direct result of the original goals of this plan. Additionally, several private sector developers have taken advantage of this vision and have added popular developments near Stephenson Park and in other areas of the district. Transforming Downtown into a regional, multimodal transit point also holds great development potential.


introduction U P D AT E 2 0 1 1

b. the planning process

The consulting team of Thomas Davis Architects and RNL Design diagrammed background information related to traffic and development patterns throughout the study area. The team also identified important characteristics and attributes vital to the heritage of Downtown, including key buildings and development parcels. The background analysis was a critical component of the overall planning process. The demand, the market, and the interest already exist to further develop the Downtown Core. The consultant team was charged with creating an appealing, attractive, vital Downtown that would be a destination for both residents and visitors to the area.

The 1998 City of Edmond Downtown Master Plan Study was guided by an eighteen member committee appointed by the Edmond City Council. Members of the committee originally operated as a Chamber of Commerce task force to evaluate the needs for Downtown Edmond. Several public meetings and a community workshop were conducted where local residents, property owners, business owners, and municipal officials worked side-by-side with the consultant team in gathering background information, identifying issues and concerns, developing project goals, creating alternative master plans and different design ideas, and prioritizing implementation actions and projects.


introduction U P D AT E 2 0 1 1

The consultant team combined the background analysis with information gained during the community workshops and interviews with stakeholders who included property owners, business owners, municipal officials, representatives from the University of Central Oklahoma, and the task force to build support for the Master Plan and various project implementation actions. The committee developed the following goals for the 1998 Master Plan:

revised goals for the 2010 update 1. Hire professional consultant to develop detailed, comprehensive, re-development plan for the entire district. 2. Increase mixed use development to enhance urban flavor and stimulate economic growth & vitality. 3. Enhance active partnership with the University of Central Oklahoma. 4. Improve multi-modal access to Downtown. 5. Create an overall identification/recognition of the Downtown District. 6. Build 21st century infrastructure to attract and support cutting edge development. 7. Establish directive to keep as many government services as possible in the Downtown District— preferably within walking distance of the core area. 8. Create and expand unique attractions. 9. Improve pedestrian and vehicular traffic and parking. 10. Establish funding programs and support.

Edmond City Council approved the Downtown Plan on September 14, 1998.

1998 goals for future development of downtown edmond 1. Encourage infill development and re-development to strengthen the character and image of Downtown. 2. Create pedestrian friendly routes that connect different neighborhoods within Downtown. 3. Strengthen the connection between the University of Central Oklahoma and Downtown. 4. Create alternative vehicular routes to Downtown. 5. Designate an outdoor festival/activity space.

In October of 2009 the City Council created a Task Force to update the 1998 Plan. This Task Force consisted of seven members of the community. The task force met first on October 21, 2009, with bi-weekly meetings (except holidays) through April 2010. Input was also sought and received from members of the City Council, Downtown Edmond Business Owners, City employees, and UCO personnel. The Task Force studied and reviewed the main points and goals of the 1998 Plan. Through this process, the group developed an updated vision for Downtown. In order to guide future development and progress of this vision, the Task Force updated the overall goals for the Downtown District.

6. Connect open space areas with historic places whenever possible. 7. Promote diverse housing opportunities throughout Downtown; residential over retail, townhomes, university housing. 8. Identify gateways to Downtown Edmond.


background analysis U P D AT E 2 0 1 1

II. background analysis

The following are the districts that were modified or created by the Task Force.

a. downtown master plan study area boundary and sub-areas The boundary of the Master Plan Study Area and corresponding Sub-Areas are shown. The Study Area encompasses historic Downtown and includes residential neighborhoods and commercial districts adjacent to the Downtown Core.


The University of Central Oklahoma campus abuts the study area to the east, and because of its important economic, cultural, and social influence on Downtown Edmond, it plays a vital role in the Master Plan Study. For discussion and analysis purposes, the Study Area has been divided into eight Sub-Areas according to location, land use, and character.

uptown broadway sub-area U P D AT E 2 0 1 1


uptown broadway sub-area U P D AT E 2 0 1 1

1. uptown broadway sub-area The Uptown Broadway Sub-Area is located north of the current Central Business District. This Sub-Area primarily consists of modest, single family, single-story homes. The building setbacks are generous, allowing for offset sidewalks, street trees, and front lawns. Building materials are primarily wood and brick. The primary streets are Broadway and Boulevard.

primary objectives for uptown broadway sub-area • Conserve existing single family homes. • Encourage mixed use development for the majority of street frontage along Broadway, with street level focus on office and retail uses. • Encourage off-street parking for new development. • Ensure that streetscape improvements are consistent and contiguous throughout the Sub-Area.

Boulevard extends north/south, and is a straight tree-lined parkway, with a landscaped median featuring sculptured public art. Broadway also runs north/south, terminating at Danforth Avenue. These two streets carry most of the north/ south traffic through Downtown. Minor commercial development has taken place on Broadway, near Danforth. Most commercial activity presently stops just north of Thatcher Street. The buliding setbacks, well-maintained front lawns, and mature trees create a pleasant transition between heavy traffic on Danforth Avenue and Downtown.


historic downtown sub-area U P D AT E 2 0 1 1


historic downtown sub-area U P D AT E 2 0 1 1

• • •

2. historic downtown sub-area The Historic Downtown Sub-Area contains an historic twoblock section of one and two-story commercial buildings and has a pleasant environment for walking that includes retail display windows, recessed building entrances, pedestrian lighting, and street trees. Historic buildings combined with renovated and infill development create a distinct and prominent building mass between Second and Main Streets on Broadway. North of Main Street is a four block section of Broadway with multi-tenant and stand-alone retail businesses and office buildings. Downtown also includes the Post Office, City Hall, Municipal Court, Police Station, and the City Administration offices. A few small single family residences are scattered throughout this Sub-Area, but the land use is predominately commercial. Traffic congestion at the intersection of Broadway and Second Street creates safety and noise concerns. Some northbound traffic on Broadway is destined for the UCO campus; vehicles filter east on a series of east-west streets leading to University Drive. Second Street, a busy, four-lane highway and a segment of historic Route 66, acts as a physical barrier to Sub-Areas further south. primary objectives for historic downtown sub-area • Focus specialty retail between Campbell and Second Streets on Broadway. • Designate Littler Avenue as a pedestrian corridor that includes sidewalks, handicap access, street trees, benches, and trash receptacles. • Target infill office and retail development uses on Campbell Street between the railroad tracks and the University. • Encourage retail development in prime ground floor space on Broadway between Campbell and Second Streets. • Preserve the unique character of Downtown Edmond. • Promote the connection between the Downtown Core and the University of Central Oklahoma.


Balance the need to make Broadway more pedestrian friendly with the need for drive-by traffic by reducing traffic speeds on Broadway and by installing traffic calming devices, such as extended curbs, crosswalks, specialty paving, pedestrian crossing signals, and signage to promote pedestrian accessibility. Anticipate future public transit needs in Downtown Edmond. Provide access to convenient, safe, accessible parking. Consider reducing traffic lanes on Broadway in the Core Downtown from four to two lanes.

university village sub-area U P D AT E 2 0 1 1


university village sub-area U P D AT E 2 0 1 1

• • • •

3. university village sub-area The University Village Sub-Area encompasses the Downtown Residential District and links the University of Central Oklahoma with the Downtown Core. Buildings in this Sub-Area consist of older single-family residences converted into multi-family student housing, commercial buildings, and three of Edmond’s largest churches that have expanded their facilities. Residences in this neighborhood are often large, older, well-maintained two-story Victorian and bungalow style homes and convey a distinct historic character, especially on Main Street. Commercial businesses are located on the west side of University, offering limited services and neighborhood retail and restaurants to the UCO students and local residents. Arcadian Inn is located at First and University. Several institutional buildings front Boulevard, including the Edmond Library and the First Christian Church. The library and church also help to buffer the residential neighborhood from heavy traffic volumes on Second Street. The steeple of the First Christian Church is an identifying landmark, located at the top of the hill at Second and Boulevard and denotes the eastern entrance into Downtown Edmond. The University of Central Oklahoma borders this Sub-Area to the east. Boulevard has experienced some renewal as an art gallery with sculptures located along its center median from Second to Danforth. This program should continue as it not only inspires but is very fitting as a border to University Village. Building setbacks, front lawns, and mature trees combine to create large areas of open space along University Drive and create a distinct edge along the east side of the Sub-Area. One of the primary objectives encourages the preservation of original character of housing both for existing stock and proposed re-development. primary objectives for university village sub-area • Promote mixed use development on Campbell. • Emphasize pedestrian safety and accessibility that link the University and Boulevard to Broadway. • Encourage parallel parking on Ayers, Campbell, and Main Streets, when/where appropriate. • Encourage on-street parking on east-west streets when/where appropriate. 13

Encourage diagonal parking on First, Hurd, and Edwards Streets, where appropriate. Protect the view from Broadway to the Old North Building on the UCO campus. Encourage the preservation of original character of housing both for existing stock and proposed re-development. Consider conversions of residential homes to businesses when appropriate. Encourage the development of student housing on multiple levels.

santa fe sub-area U P D AT E 2 0 1 1


santa fe sub-area U P D AT E 2 0 1 1

4. santa fe sub-area The Santa Fe Sub-Area is adjacent to and west of the Burlington Northern-Santa Fe Railroad. Several at-grade street crossings link the neighborhood with the Downtown Core and Fretz Street. Edmond Road borders this Sub-Area, creating a physical north-south barrier. Pockets of wellmaintained, older houses are located north, along Main and Hurd Streets, but the presence of the Dolese Cement Plant and other light industrial businesses influence the character of the area. The Ice Plant is located north of Edmond Road, in close proximity to the Historic Edmond Marker, and is a one-story brick building. Prior to the 1998 Plan, Second and First Street to Fretz and Main Street, east of Santa Fe Drive were designated for higher commercial and industrial land uses. In a few instances, structures have been demolished in this Sub-Area to make way for commercial buildings. Hurd Street and one block of Main Street still maintain a strong residential character. Many vacant residential lots are also scattered throughout this area. The possibility of evolving this area into mixed uses focusing on community gardens and garden-oriented businesses is intriguing. primary objectives for santa fe sub-area • Promote mixed use development with both a focus on commercial, where appropriate, and a focus upon residential where appropriate. • Preserve on-street parking opportunities. • Encourage pedestrian access to the Downtown Core. • Encourage through-traffic intended for Broadway to be re-routed along Fretz.


edmond station sub-area U P D AT E 2 0 1 1


edmond station sub-area U P D AT E 2 0 1 1

5. edmond station sub-area The Edmond Station district is comprised of a six block area located at the “intersection” of Edmond Road and the Burlington Northern-Santa Fe Railroad. This area includes portions of the Buell Hollis Addition and a small area of the original town site. The old Buell Lumber Yard, located south of Edmond Road consists of large, wooden structures and a mature pecan orchard. The Rodkey Mill, a historic grain elevator, is a City landmark and abuts the railroad right-ofway. Because of the 130 foot height of the grain elevator, the mill can be seen from many different points in Edmond. This district is accessed from Fretz, Third, and Edmond Road, west-bound only, and was identified as critical to the heritage of Downtown. When the underpass was constructed, the circulation of this area was changed and its connection to the original Downtown reduced. primary objectives for edmond station sub-area • Designate area adjacent to railroad tracks as a transit stop for both rail and bus routes. • Encourage transit oriented development. • Encourage pedestrian link across Second Street from Festival Market Place to transit area. • Evaluate the feasibility of acquiring historic properties and buildings, including the Rodkey Mill and the Buell Lumber Company property. • Extend Third Street from Broadway, west of Santa Fe Street, to Fretz Street to provide alternative circulation in the Downtown Area. • Encourage pedestrian access that links Downtown with the Edmond Station District.


broadway 66 sub-area U P D AT E 2 0 1 1


broadway 66 sub-area U P D AT E 2 0 1 1

6. broadway 66 sub-area

primary objectives for broadway 66 sub-area • Propose consistent zoning between Second and Fifth Streets. • Encourage and maintain commercial land use in addition to residential densities that allow for apartments atop commercial uses. • Promote the Second Street/Broadway intersection as a pedestrian-friendly intersection. • Maintain development flexibility west of Broadway and east of the BNSF Railroad. • Consider incorporating design elements including water features and landscaping to improve the corridor appearance. • Consider creating a gateway feature at the Fifth and Broadway entry. • Create an urban transitional area from Fifth to Ninth with street front development promoting lanscape and design elements.

This is a four-lane commercial corridor with a planted median beginning at Fourth Street and is the primary southern entrance into the City, carrying heavy commuter traffic to and from Oklahoma City. Individual commercial buildings in a range of shapes and sizes have varying setbacks, many with parking lots fronting Broadway. The Burlington Northern-Santa Fe (BNSF) Railroad tracks parallel Broadway to the west and serve industrial businesses located adjacent to the railroad right-of-way. Building setbacks, parking lots, curb cuts, signage, lighting, and heavy traffic combine to create an automobile oriented shopping district. However, the mature street trees in the median provide some visual relief for this busy street.


stephenson park sub-area U P D AT E 2 0 1 1


stephenson park sub-area U P D AT E 2 0 1 1

7. stephenson park sub-area The Stephenson Park Sub-Area is located south of Second Street and north of 5th Street (inclusive of 5th Street) between Boulevard and the north/south alley west of Littler. Commercial businesses are located along Second Street and Boulevard. Mixed-use commercial development has taken place along 5th Street, anchored by the UCO Jazz Lab. Stephenson Park serves local residents and the greater Edmond community and offers active and passive recreational opportunities. Some historic structures exists in this area (or border the area) which includes the Territorial Schoolhouse and the Rodkey House, recently re-located to Stephenson Park. The Edmond Historical Museum is also located along Boulevard, adjacent to Stephenson Park.

primary objectives for stephenson park sub-area • Consider enlarging Stephenson Park to Broadway and to Second Street, creating a green belt in Downtown. • Promote development of urban style housing surrounding Stephenson Park. • Promote the Second Street/Littler Avenue intersection as a gateway to both Sub-Area 6 and Sub-Area 2 that includes pedestrian-friendly street crossings. • Promote urban-style mixed-use development throughout the district. 21

littler village sub-area U P D AT E 2 0 1 1


littler village sub-area U P D AT E 2 0 1 1

8. littler village sub-area The Littler Village Sub-Area is located south of 5th Street, north of 9th Street between Boulevard and the north/south alley east of Broadway. The area includes the South Park and Herberts Additions as established residential neighborhoods. Most homes are modest, one-story wood and brick structures. Large, mature oak trees scattered throughout the Sub-Area contribute to the unique character of the neighborhood. The commercial structures extending south of 5th Street and Boulevard were first constructed in the 1950’s and provide unique storefront character that is very compatible with the residential surrounding this area. The Capital View Addition and Clegern School that was built in 1931 are immediately east outside of the Study Area and both the school and the neighborhood have sustained their importance for the last eighty years. primary objectives for littler village sub-area • Consider conversions of homes to businesses only on 9th Street or Boulevard. • Allow for flexible development that can accommodate additional on-street parking, sidewalks, bike paths, landscaping, and gateway signage. • Maintain residential densities in the South Park and Herberts Additions. • Preserve adequate width within the public right-of-way to allow for appropriate building locations • Maintain residential-scale development.


background analysis U P D AT E 2 0 1 1

Downtown, existing traffic volumes in the immediate vicinity discourage pedestrian access, especially across Second Street. Unique specialized retail opportunities to attract visitors are lacking.

b. downtown baseline - 2010 1. land use Retail Development: Retail development within the Master Plan Study Area is varied. Pockets of commercial and service oriented businesses are scattered throughout the Sub-Areas and support both Downtown employees and residents. The Historic Downtown Sub-Area is home to a number of antique shops and specialty retail. A limited number of restaurants are located along Broadway. While the civic, public, and office functions in Downtown are successful in assuring fairly steady daytime activity, there is still an insufficient critical mass of entertainment venues, restaurants and late-night retail venues to attract an optimal number of residents or visitors to Downtown after 6 p.m. Since the original 1998 Master Plan, desirable development has occurred along Fifth Street near Stephenson Park. This development was able to leverage the signing of several key tenants, such as the UCO Jazz Lab and Hideaway Pizza. The combination of existing and new successful retail and restaurants has created a mix that attracts both daytime and evening visitors to the area. Restaurants, along with convenience and service oriented businesses, are located along University Drive from the UCO campus. Although the number of existing businesses is small, the potential to capture the student and faculty market should not be underestimated. The area along Broadway between Second and Ninth Streets is centered on auto repair and car sales. Fast food franchises serve specific needs of the community and local residents. Auto-oriented businesses are also located along Second Street, east of Broadway, and include FedEx Office, O’Reilly’s, and other fast food franchises. While such businesses are conveniently located to the University and


background analysis U P D AT E 2 0 1 1

Some individual retail successes exist in the Study Area. However, retail essentially ends north of Hurd Street, meaning that the downtown shopping experience can be accomplished in a relatively short amount of time. This allows for residents to shop elsewhere, thereby diminishing retail sales tax, a critical source of revenue. Many of the existing retail uses in the Study Area may not be strong enough economically to pay rent adequate to support long-time viability of all commercial structures.

Downtown Community Center, Municipal Courts, Historical Society, and Library (the second busiest in the Oklahoma City metropolitan system) are all located within the Study Area.

Overall, there is still a gap in critical mass of retail in the Study Area. A significant proportion of space in the Historic Downtown Sub Area and adjacent Sub Areas are in marginal uses that are unlikely to support significant building renovations or structural enhancements. Downtown Edmond has a number of strengths upon which to build a new direction for the future. These assets include a strong mix of land uses. Edmond is lucky to enjoy a true “working� Downtown, with a balanced mix of civic functions, public areas, retail services, residences, churches, office uses and traditional retail. The existing specialty retail concentration in antiques, unique gifts, and collectibles, along with a popular restaurant or two constitutes a distinctive niche for Downtown Edmond. These businesses reportedly attract repeat resident business as well as draw customers from the surrounding metro area. The few apparel stores with merchandise targeted at higher income households also add a positive attraction to the mix.

The concentration of civic, institutional, and public use in Downtown is a definite strength and valuable asset that the City should strive to preserve. These civic functions help define Downtown as an important activity hub for residents during the daytime. residential neighborhoods Residential neighborhoods within the Study Area vary in size, age, and quality. Mason Acres, located in the Uptown Broadway Sub-Area is a single family housing development comprised of small, single-story ranch homes. The existing residential blocks between Thatcher and Danforth have created a dense, established residential community that conveys a distinct small town character, especially for residents and visitors approaching Downtown on south-bound Boulevard.

Edmond demographics (see Appendix I), particularly its above average population growth, large number of families, excellent education, and high household incomes, can be very appealing to national retailers increasingly seeking to break out of the malls. Likewise, these demographics can be key to future development.

In the Santa Fe Sub-Area, there are a number of single family homes on Hurd Street and Main Street. Light industrial and commercial businesses are located south of this area.

office development Existing office space in Downtown Edmond is limited. The City of Edmond has deliberately located the majority of its City offices within the Historic Downtown Sub-Area. In addition, the Police Station, Edmond Post Office, City Hall,

The character of the small residential pockets, the proximity of these homes to the Historic Downtown Sub-Area, and the affordability of available housing, makes these neighborhoods appealing to some local residents. 25

background analysis U P D AT E 2 0 1 1

Historic homes between Boulevard and University Drive and north of Second Street create a distinct residential neighborhood. Many homes have large front porches and mature landscaping while Main Street has a number of older homes that have been renovated. The small scale of the residential areas, even in close proximity to commercial uses, is one of the key assets to maintaining the character of this Sub-Area. Littler Village Sub-Area is a residential neighborhood conveniently located between Boulevard and Broadway. The neighborhood provides additional housing opportunities for Downtown. It is buffered from high volume traffic on both Broadway and Boulevard by businesses and alleys. The topography and mature vegetation combine to lend a distinct identity to this established residential development. Additions to the City’s zoning may be needed to allow for the desired type, mix, and location of new mixed-use development. Residential over retail and live/work opportunities should be fostered. Location criteria may be needed to distinguish between different models of development desired within the same zoning district (e.g. zero lot line and ground floor retail only on Broadway between Second and Campbell Streets versus single use buildings with front and side yards north of Campbell). Consideration may be given whether to expand the boundaries of the Central Business District (CBD) to the west across the railroad tracks to include modest, affordable, and convenient housing in Downtown.

industrial development There are a number of industrial uses located within the Downtown Master Plan Study Area, all of which can be found west of Broadway, north and south of Edmond Road. These industrial uses include The Dolese Cement Plant and the Farmer’s Grain Garden Center. There are several auto repair shops and a used car sales lot located west of the railroad tracks, which while convenient for Downtown workers, are often not well maintained in terms of exterior appearance or outdoor storage and uses. Standards should be developed for landscaping and signage in these areas that would have a definitive period of time for compliance rather than requiring changes only at a certain level of new construction. There are many types of minimal efforts that are proven to have great impact to the aesthetics of industrial development.

Downtown Edmond is truly a mixed-use neighborhood with residential uses abutting commercial and retail uses. If the amount of retail and retail-entertainment uses in Downtown are increased, it would be prudent for the City to assure that the impacts from such land uses, such as increased noise, litter, and competition for on-street parking, be addressed before approval. Some communities have enacted “good neighbor” policies that require developers to meet with surrounding residential property owners and reach consensus on addressing impacts before the developer can receive final City approval, possibly through the existing Community Connection Program.

2. traffic and parking supply Traffic continues to increase near and through the Study Area since the 1998 Downtown Study. 26

background analysis U P D AT E 2 0 1 1

traffic counts 2010 • Broadway and Second Street carry an average of 44,567 vehicles per day. • Fretz Street and West Edmond Road carries 30,670 vehicles per day. • Boulevard and Second Street carries approximately 42,778 vehicles per day. • Ninth and Broadway carries approximately 31,887 vehicles per day. • Boulevard and Danforth carries an average of 31,771 vehicles per day. • Ninth Street and Boulevard carries an average of 22,618 vehicles per day. Second Street is a four-lane mixed use corridor, also heavily traveled. bringing a high volume of vehicles directly into Downtown, Second Street continues as Edmond Road, which carries westbound UCO commuter and general traffic from the city. Although there are numerous parking opportunities, many parking spaces are not seen as convenient to the existing Downtown Core. Traditionally, shoppers do not like remote parking, especially when they cannot follow a direct path leading to the front door of their destination. Pedestrian connections from parking to retail development and rear entrances to individual stores provide successful alternative access points. There are now 1,700 spaces in the current CBD that includes public parking lots, on-street parking, and larger private parking lots. With increased development and infill, comes increased traffic issues. Traffic counts are already significantly high at the corner of Second Street and Broadway and there have been concerns expressed about traffic speeds through the Downtown Core. Traffic calming devices at key intersections, such as curb extensions and pavement changes, would be particularly helpful at these intersections.

If more intense retail, commercial and mixed-use development occurs, parking will need to be addressed as to the amount, location, and design of parking facilities. For example, if parking is to be allowed to the rear of buildings, should rear building entrances be required? Security and lighting become issues for off-street parking. While property owners do not want to see more stringent off-street parking requirements, the City should explore alternatives such as shared parking or permitted parking 27

background analysis U P D AT E 2 0 1 1

access across property lines. Currently, even though new parking spaces are installed using a majority of the public right-of-way in front of businesses, there is a limit to the number of spaces that are credited to the new business. Property owners should be encouraged to install as much on-street parking as possible when new construction creates opportunities for on-street parking. The optimum plan would be to install on-street parking for the entire block at the same time. When parking is permitted in the front or side yard, perimeter and interior landscaping can help screen the parking from pedestrians and present a more attractive street level appearance. Alley access for parking should be beneficial to adjacent property. Parking configuration for new businesses and multi-family residences will need to vary within each of the Sub-Areas.

and scale, as discussed earlier. The lack of safe pedestrian connections across Second Street is an on-going issue; Second Street acts as a formidable barrier to pedestrian crossings as it exists today. Because of state highway requirements and overall traffic planning for the City, it is challenging to implement safe pedestrian access across Second Street at the Boulevard, Broadway, or Littler intersections. However, the identity of the area south of Second can still be enhanced to visually connect the Downtown Core to this important neighborhood. Physical improvements that visually connect the Sub-Areas to the Downtown Core will help to strengthen the overall character and image of the City. Pedestrian access across Broadway, south of Second, will be challenging due to the width of the street and high traffic volume.

3. pedestrian access and amenities There are a number of land uses or gaps in the built fabric that act as either physical or psychic barriers to pedestrian and visitor spending activity in Downtown. These include a pedestrian unfriendly Second Street, the Conoco gas station located on what would otherwise be a prime retail or mixed-use gateway site, the vacant gaps on both sides of Broadway between Main and Campbell Streets, and a number of ground floor office or other non-retail uses on Broadway between Second and Campbell. The latter often makes it difficult to entice pedestrians not familiar with the Downtown to continue walking along Broadway, north of Main Street. Many vital and economically prosperous downtowns have been actively programmed to offer many year-round activities that appeal to shoppers and residents. In the past, Downtown festivals have drawn large numbers of people to Downtown Edmond. Important to the success of any Downtown is its commitment to maintaining an attractive pedestrian environment. This includes landscaping and streetscape improvements (sidewalks, curbs, and pedestrian crosswalks), clear directional signage, benches, waste receptacles, and lighting. Also important to maintaining an attractive pedestrian environment are issues of design

4. open space A minimal amount of parks and open space land exists within the Edmond Downtown Master Plan Study Area. At the present time, there are two parks located within the Study Area that provide both active and passive recreational opportunities for residents of local neighborhoods and the community. These parks include Stephenson Park, locatedsouth of Fourth Street, on Littler Avenue, and Liberty Park, adjacent to the Library. Stephenson Park includes the City of Edmond Historical Society, a playground, tennis and basketball courts, and the recently relocated Rodkey House. 28

background analysis U P D AT E 2 0 1 1

Streets that have wide public right-of-ways and large setbacks should be seen as an opportunity to create or enhance a parkway. Boulevard is an example of a city street that has both a median and significant building setbacks that allow for offset sidewalks and planting strips. Boulevard links both the University and Downtown with residential neighborhoods.

North” at the end of Campbell Street conveys a distinct and unique image from Broadway.

5. character and image One of Downtown Edmond’s key assets, particularly in the Downtown Core, is its unique character and scale. Accordingly, design issues become important, particularly as new development is sought and encouraged. The City of Edmond is a well-balanced community with a variety of services, schools, churches, and civic facilities. The physical layout of the City is a grid pattern based on the alignment of the Burlington Northern-Santa Fe Railroad tracks, resulting in a number of distinct residential and commercial neighborhoods with pockets of supporting retail and commercial businesses. The historic foundation of Edmond as a railroad town provides the City with a distinct and appealing identity. Several historic buildings contribute to the existing character and image of the City, including the Ice Plant, the Old Armory, Citizen’s Bank of Edmond, and older, Victorian residences scattered throughout Downtown. In addition to the City’s historic foundation as a railroad refueling stop, Edmond was once surrounded by rich, fertile agricultural lands. The Rodkey Mill and grain elevator serve as a unique visual feature for Downtown. The architectural styles in Downtown Edmond include a number of elements found throughout the Midwest, including clapboard, brick, and stone buildings, general sidewalks, civic and institutional buildings, and the ambiance of a busy, small mid-western town. In Edmond, you can see residents, young and old, interspersed with UCO students and tourists who patronize the many shops located on Broadway. The scale, style, and similar building styles throughout the Downtown Core, and in adjacent residential neighborhoods, create an identifiable character for Downtown Edmond.

Although Boulevard has heavy traffic volumes, existing building setbacks and landscaped medians provide an uncluttered visual buffer for local residents and visitors. Lighting fixtures, street trees, and the landscaped median give a distinct character that sets the street apart from others in the Study Area. In Tomorrow’s Edmond: A Community Dialogue, the community recognized a strong interest in bike paths. The extra width of street right-ofways through much of the Downtown Master Plan Area may allow for the development of some bike paths. In some cases, existing sidewalks and mature trees will prohibit the development of a bike path. Offset sidewalks would allow for existing trees to be retained or the planting of additional street trees. A wider right-of-way may be required to provide both a bike path and a sidewalk. Reduction of right-of-way widths that would jeopardize such open space or potential extensions throughout the Study Area should be discouraged. Although the University of Central Oklahoma is not included within the Study Area boundary, the impact the campus has on Downtown should not be underestimated. The western edge of the campus fronts University Avenue and many east/west streets in the Study Area provide direct physical and visual access to the campus. The prominence of “Old 29

goals, opportunities and ideas U P D AT E 2 0 1 1

iii. goals, opportunities and ideas There may be a number of possible directions for development of the different Sub-Areas which build upon what has been previously outlined in Section II. The recommendations describe future land use, traffic and parking issues, pedestrian access, open space, public facilities, character, and image.

a. future land use discussion: upscale retail According to the Edmond Economic Development Authority, upscale retailers in Oklahoma City have viewed Downtown Edmond as a future expansion location. Such stores are reportedly looking for 5,000-8,000 square foot storefronts in an outdoor shopping, pedestrian-oriented atmosphere. Stores would face the street, have on-street parking, or parking in the rear. Such retailers could occupy existing storefront space on Broadway between Second Street and Main Street, or could be accommodated in new built-tosuite spaces in other parts of the District. The Task Force has determined that the area from Second Street south to Fifth Street has great potential for accommodating new retail while at the same time transforming the entire feel of the Downtown retail area. This area must be addressed to create a truly urban atmosphere in Downtown Edmond. With strong population, residential market growth, increasing household incomes, and the proximity to UCO and Oklahoma City, Downtown Edmond should be able to develop a strong downtown retail component. Potential types of retail that are currently missing in Downtown and that typically are found in upscale commercial districts include organic food markets, specialty clothing stores, children’s toys, bookstores, music stores, additional art galleries (a natural complement to the antiques and collectibles stores already there), clothing, and housewares.


goals, opportunities and ideas U P D AT E 2 0 1 1

public nearby and are critical in sustaining daytime activity and foot traffic in Downtown. So as not to preclude opportunities for retail and entertainment, office uses should be discouraged from occupying prime ground floor space along Broadway between Campbell and South Fifth Street. However, second floor space in mixed-used structures – as have begun to appear in Downtown – could be an appealing and unique model for Downtown Edmond. According to the University, there is typically steady demand for more administrative office space, including departmental offices, alumni services, counseling/placement, and other similar uses. UCO reports that it would not be averse to moving these uses off-campus, and in particular, west of University Drive within the Downtown Master Plan Study Area. Campbell Street was mentioned as an appealing possibility for University uses, given its short walking distance from the central part of the campus. It is important to note that one of the key reasons the University would consider such a move is that the neighborhood is viewed as welcoming toward the school and safe for students to walk around. As already noted, there must be opportunities for mixed use development in Downtown to create a truly dynamic urban condition. Mixed retail-office, retail-residential, and mixed retail-office-residential are all appropriate for Downtown, particularly along the Broadway corridor area north to Thatcher Street and perhaps on the streets adjacent to Stephenson Park. There may also be opportunity for mixed use commercial development at the north end of Broadway, fronting Danforth Avenue.

Other potential locations for retail expansion in Downtown include First, Main, Hurd, and Campbell Streets between Broadway and the railroad tracks and infill opportunities on Campbell between Broadway and University, a primary cross-street link to UCO.

housing Intensification of residential uses within Downtown can act to fill demand for housing types not currently being satisfied in Edmond and can also act to encourage the intensification of commercial uses by providing more market support. The Task Force supports more dense housing in Downtown, offering a variety of types and prices.

Infill and re-development on east-west streets with new businesses and activities will help strengthen the identity of the entire Downtown Area between Boulevard and Broadway. office There appears to be opportunity for small and medium size office uses (generally less than 10,000 square feet) within Downtown. Office uses can complement the civic and

Certain types of housing, such as condominiums or attached townhomes or row homes, could fit the demand in Edmond 31

goals, opportunities and ideas U P D AT E 2 0 1 1

for more attainable owner-occupied housing priced between $100,000 and $150,000. This housing product also appeals to empty nesters and young families, both of which are in abundance in Edmond, and may be because of its proximity, particularly popular with University faculty/staff and employees working in Downtown.

personal wealth and incomes are apparently increasing. Households with older children or empty nester households typically are strong markets for cultural and arts offerings. Edmond is also very family-oriented, so child-friendly entertainment venues are another opportunity. Fitting this bill could be establishments such as additional family and high-end restaurants, jazz or supper clubs, taverns or brew pubs. Entertainment retail also includes stores that combine uses or features under one roof, such as bookstores with cafes and active programming (e.g., children’s store hour, book readings, and signings) or music stores that provide lessons, concerts, or preview listening.

Upscale apartments with state-of-the-art unit amenity packages are also difficult to find in Downtown and may be marketable to those not interested in owning. More “urban” housing models that may be appealing in a reinvigorated Downtown Edmond include second floor apartments or condos located over retail or spacious loft developments.

guiding policies Several of the Sub-Areas, including Broadway 66, Uptown Broadway, University Village and Historic Downtown, are well suited for pedestrian focus and mixed-use development. The small size of the blocks (2 ½ acres) could be a drawback to larger scale buildings, but the central location and the versatile street system offer many opportunities for expansion of public and/or municipal facilities. • • • • •

entertainment There are very few entertainment choices for students either in Edmond, as a whole, or Downtown. Other than Mitchell Hall on the UCO campus and the Jazz Lab, there are no venues offering live theater or other cultural performances. Yet, the population is approaching over 81,000 and resident 32

Promote quality development that sets Downtown Edmond apart; a metropolitan shopping district that is exciting architecturally yet sensitive to issues of compatibility with the cultural heritage of Edmond. Concentrate on specialty retail development along Broadway, Campbell, and Main Streets. Concentrate on upscale, professional office development along Broadway, between Campbell Street and Danforth Avenue. Encourage pedestrian-friendly commercial infill between Fifth Street and Ninth Street along Broadway. Promote high quality, mixed-use commercial, and office development on Campbell Street, converting existing residential buildings to commercial and office use only when suitable. Conversions of existing residential buildings to businesses or office use should meet standards of new construction, including build‑ ing and fire codes, handicap accessibility, utilities, parking, lighting, screening, signage, landscaping, and street improvements.

goals, opportunities and ideas U P D AT E 2 0 1 1

• • •

Provide student housing opportunities within Downtown, primarily in the University Village and South Littler Sub-Areas. Target areas for mixed-use opportunities that include live/work and residential over retail/commercial. Identify areas adjacent to designated pedestrian corridors that would be suitable for condominium/ townhomes. implementation Revise zoning provisions applicable to the Downtown Study Area to be consistent with the Downtown Master Plan. Evaluate the feasibility and the use of a staffed Downtown Development Office responsible for identifying available space and defining/targeting perspective retailers. Additional responsibilities could include organizing promotional events, festivals, image building, and marketing brochures to promote Downtown retailing. Cities whose downtowns and retail centers are doing well are almost always characterized by strong management programs. The best known of these is the Main Street program promoted by the National Trust for Historic Preservation’s National Main Street Center. Oklahoma participates in this effort through the Oklahoma Main Street Program. The intent of such a program is to improve the image of Downtown through continuous vigilance and activity in four main areas: (1) organization; (2) promotion; (3) design; and (4) business development. The overall goal is to unify retail development and Downtown business merchants instead of allowing conflicting uses or inappropriate development. The growing funding mechanism of choice for such Downtown programs is the business improvement district (“BID’s”), which are governed by Oklahoma law. Some of the services a BID may be able to provide include: managing Downtown parking lots, additional security, improved landscaping and streetscape, identifying available space, targeting prospective retailers, organizing promotional events, festivals, image building, and marketing brochures to promote Downtown retailing.

b. traffic and parking discussion The 1998 Downtown Master Plan Study suggested a new street, Railroad Street, to be considered east of the railroad tracks through 12 blocks of the Study Area. The current update recommends that Railroad Street no longer be considered. Railroad Street would have served as a local Downtown street offering an alternate route to Broadway. Traffic signals would have been a problem for the intersections required, and a new bridge would have been required over West Edmond Road/Second Street, adjacent to the BNSF Railroad. Commercial sites located along Railroad Street would have faced the railroad tracks making them difficult to market. Broadway continues to carry heavy traffic, including commuter traffic. This conveniently and centrally located highway (SH 77), links to metro Oklahoma City and continues to be the choice of northbound drivers. The elimination of Railroad Street does not preclude the possibility of a series of inter-connecting parking lots and a driveway system located along the railroad tracks. Continued development of Downtown parking is important. The traffic characteristics generated by Festival Market Place is an indicator of how parking benefits Downtown business and associated activities. In 2006, LSC Transportation Consultant (Denver, CO) conducted a comprehensive bus transit study for Edmond. This study was completed prior to the City deciding to operate the transit service previously operated by COTPA. A 33

goals, opportunities and ideas U P D AT E 2 0 1 1

transfer center location was recommended on Third Street, west of Broadway, where transit routes inter-connect. Since this area, owned by the City, was not able to be improved in time for the start-up of the Citylink Transit Program, the Festival Market Place parking lot was chosen as a temporary location. The most significant change in the transportation discussion would be the consideration of a Transit Center and Transit Oriented Development. This type of development would recognize the connection between land use and transit, even considering future multi-modal transit opportunities. Transit Oriented Development provides for mixed land uses, with commercial and residential. Higher density residential, as allowed in the CBD and DRD zoning districts, needs to be considered where appropriate. This district needs to be walkable, within a 10 minute walk from a transit stop or station and be accessible for multiple transportation modes. This district would allow for residential, commercial, and the associated parking, public spaces, the suggested transfer center for the Citylink bus system that has developed since 1998. The Transit Oriented Development does not change the Downtown character; it is intended to support Downtown as a central core of the City. Traffic destinations to Danforth, Kelly, Bryant, or locations south of Ninth Street, are better served by arterial streets at the periphery of the Downtown District. Shopping, services, and community events, along with conveniently located housing, will promote a vibrant Downtown. A Transit Center could ultimately serve as a multi-modal transportation center, serving commuters or travelers through the state. Focus of the Transit Center near Third and Broadway, as suggested by the Transportation Consultants, becomes a starting point to grow the transportation opportunities. A Transit Oriented Development (TOD) could ultimately extend from Thatcher, south to Ninth, on both east and west sides of the railroad tracks. More detailed plans would be anticipated for such a district once a Transfer Center location is selected. Fifth and Broadway is anticipated to become a significant traffic point, meeting the future needs of the Downtown Study Area. Left and right turns will be important, as a multi-modal transportation hub is anticipated between Edmond Road and Fifth Street, and increased activities in the Stephenson Park Sub-Area will emphasize the need for better traffic circulation. The appropriate street design

for Fifth and Broadway may include a traffic signal to begin to slow traffic into the Downtown area before reaching Second and Broadway, and to add a more pedestrian friendly character along the Broadway frontage. A traffic circle could be one design feature considered at Fifth and Broadway to slow traffic and introduce the entry to historic Downtown Edmond. If a traffic circle is not feasible at Fifth and Broadway (SH 77), pavement design may act to announce the entry to this location and several of the adjacent Sub-Area districts that come together at this location. Decorative paving, signage, landscaping, and lighting may accomplish the goal of recognizing the entry into the Downtown area.

On-street parking opportunities, where permitted, are critical to healthy inter-active street activity, in addition to providing businesses with nearby parking options. Diagonal on-street parking and parallel on-street parking occur throughout the Study Area. Traffic volume, traffic speed, adjacent land use, and pedestrian activity contribute to the ease and safety of on-street parking. The development of specialty retail on Broadway will result in an increased demand for parking within the Downtown Core. guiding policies • Reduce speed of traffic along Broadway. • Provide safe, accessible parking, convenient to Downtown retail and civic buildings. • Promote shared surface parking areas. • Promote Transit Oriented Development (TOD) and provide for a Transfer Center location. 34

goals, opportunities and ideas U P D AT E 2 0 1 1

c. pedestrian access discussion A fundamental concept of the Edmond Downtown Master Plan Study is to develop pedestrian friendly environments that encourage residents and visitors to park their automobiles and walk to different destinations within the Study Area. Pedestrian corridors will improve the image of Downtown and promote commercial development within the Downtown Core. The large number of civic buildings and institutional facilities within the Downtown Study Area contribute to the livelihood and vitality of Downtown. City employees are afforded the opportunity to bank, shop, and eat within walking distance of their offices. In addition, the post office, public schools, and University of Central Oklahoma are a potential market for additional commercial business. Creating a safe, distinct, inviting streetscape environment will promote pedestrian activity throughout Downtown.

implementation • Evaluate specific modifications at intersections, which facilitate pedestrian traffic and street crossings, encouraging traffic calming devices, such as extended curbs (neckdowns), crosswalks, specialty paving, pedestrian crossing signals, and gateway elements. • Consider land for the Public Transportation Transfer Center at Third Street, west of Broadway. The addition of a surface parking lot at this location enhances the transfer center and adds parking for community activities. • Evaluate the need for additional surface parking south of West Edmond Road, along the railroad. This parking should be designed to accommodate adjacent commercial businesses and be flexible for public transit parking or other purposes where shared parking is beneficial to all users. • Evaluate traffic signalization at Fifth and Broadway as an entry for slower traffic to the historic Downtown Area, and turning movements needed for entry to the transit facility and Transit Oriented Development area. • Evaluate gateway entry improvements at Fifth and Broadway and Danforth and Broadway. These improvements could involve signage, decorative paving, or traffic circles.

Downtown Edmond includes a number of historic and established residential neighborhoods. Streetscape improvements along designated streets would promote pedestrian safety and provide convenient access from the residential neighborhoods to Downtown. Pedestrian circulation improvements within the Downtown Master Plan Study Area will provide an excellent example for pedestrian traffic for the City as a whole. Improvements along North Broadway and North Boulevard will attract users and create the potential for additional links to residential and commercial districts outside the Study Area. The majority of the students enrolled at the University of Central Oklahoma commute to the campus. Currently, there are 1,730 on-campus beds available. Student apartments continue to be developed near the campus, and between walking and new programs, such as “Bum-aBike” through UCO and UCO’s participation in the Transit Program, there are continual improvements and pedestrian access to the general area around the campus.


goals, opportunities and ideas U P D AT E 2 0 1 1

guiding policies • Promote a pedestrian friendly environment that encourages people to walk from place to place rather than drive. • Establish unobstructed walkways or designated pedestrian corridors that include amenity zones that contain street trees, furnishings, lighting, and signage. • Provide crosswalks at intersections within the Downtown Core that contrast with the adjacent street paving and include signalization. • Buffer surface parking lots from the public right-of-way to promote safe pedestrian access and create a positive image. • Explore opportunities to create paseos or small alleys that connect parking lots to Broadway. Encourage rear entrances to retail buildings.

d. open space and public facilities discussion Preservation and development of parks and open space are critical to the vitality of Downtown Edmond. Well maintained public parks offer visual relief and provide opportunities for civic and historic celebration. The continued development and maintenance of Stephenson Park as designated park space is an important element for future development within Downtown and as a public amenity. The development of additional new open space is an important concept for enhancing and expanding the Downtown Core. The continued development and maintenance of existing parkways is critical to the overall parks and open space system because such tree-lined parkways are large, recognizable connections within Downtown Edmond.

implementation • Study existing right-of-way widths and building setbacks on Littler Avenue, Main, Campbell, and Ayers Streets. Create design standards for improvements within the public right-of-way and on private properties that promote pedestrian activity along the street. Oversized sidewalks, street trees, on-street parking, bike paths, pedestrian-scaled lighting, and street furnishings should be combined to encourage safe pedestrian access to different points within Downtown. • Target street intersections on designated pedestrian corridors for specialty paving and crosswalks. Signalized intersections should include pedestrian crossing signals. • Develop landscape and screening standards for parking lots that adjoin the public right-of-way. • Require new retail development in the Downtown Core to include pedestrian access from rear parking lots to Broadway. Pedestrian alleys located mid-block or rear building entrances will provide convenient access to the retail core of Downtown. • Create a comprehensive streetscape program for the entire district with varying levels of streetscape intensity for the various Sub-Areas, including residential and commercial.

To date, the City of Edmond does not have many parks located in Downtown. As development continues in Edmond, a large portion of land located within the Study Area and currently regarded as developable may be used for future commercial development projects. While many residents, property owners, and business owners consider the conversion of undeveloped land to commercial use vital to the success of Downtown, designation of some lands within the Study Area as potential open space is necessary for preserving and promoting civic pride. The City of Edmond does not yet have a highly visible Downtown 36

goals, opportunities and ideas U P D AT E 2 0 1 1

civic square that is easily accessible and associated with civic facilities. The Downtown Master Plan recommends acquisition of public open space within the Edmond Station District, SubArea 5. Included in this area is a City-owned and maintained parking lot at the proposed Pedestrian Bridge and Edmond Road, the Rodkey Mill, the old Buell Lumber Yard, and pecan orchard. The historic buildings contribute to the identity and heritage of Downtown Edmond and would provide space for public functions. Many communities often renovate historic structures for museums, arts cooperatives, or civic functions. The Buell property includes undeveloped land with mature pecan trees, suitable for a civic park. Open space development west of the railroad tracks would link the Santa Fe Sub-Area to the Downtown Core by encouraging pedestrian activity between the two Sub-Areas. In addition, “Pecan Park” would enhance the Santa Fe neighborhood and provide a public amenity in a less visible part of Downtown.

• • •

Locate new public facilities within Downtown in close proximity to the retail core. Enhance and preserve Boulevard as a parkway. Protect existing historic structures from demolition or inappropriate renovations.

implementation • Explore potential funding sources for open space acquisition and maintenance in the Downtown Distrist. A dedicated and steady funding source together with an open space plan will help secure grants from outside sources. • Acquire and maintain buildings of historical significance such as the Ice Plant, Buell Lumber Yard, and the Rodkey Mill. • Develop a Downtown Open Space Maintenance Program responsible for the upkeep of all parks, parkways, and pedestrian corridors located within the public right-of way. The program should include maintenance of all street trees, gateways, directional signage and banners, and regularly scheduled trash removal from City-owned receptacles.

A strong contributor to Edmond’s vitality is the significant number of public offices located in Downtown. Existing public offices are critical to the image and level of activity in Downtown. To date, the City of Edmond has located most offices in Downtown; Edmond City Hall, Edmond Municipal Court, the Police Station, Public Works, Council Chambers, City of Edmond Administration building, Post Office, and Library are all located with a four block radius. Studies indicate that a significant market for Downtown businesses is local business and City employees. The contribution that City employees make to service, retail, and restaurants in Downtown should not be underestimated. The City should continue to locate additional public facilities, such as museums, satellite county offices, and performing arts facilities in Downtown to support this critical mass of uses and activity.

e. character and image

guiding policies • Expand the inventory of public parks in Downtown Edmond. • Plan new civic buildings to have a maximum positive effect on Downtown revitalization.

discussion City officials, residents, and business and property owners expressed concern regarding the lack of identifications


goals, opportunities and ideas U P D AT E 2 0 1 1

at the primary entrances into Downtown. Currently, City identification signage is located on South Broadway at the city limits and consists of monument signage and landscaping in the median. Although some landscape

• Construct gateway features of durable, high quality, indigenous materials to convey a positive community image and set precedent for future civic signage projects.

and lighting improvements have occurred throughout Downtown, a consistent palette of streetscape elements is needed to create a distinct identity for Downtown Edmond. Improvements to date have included new decorative lights, new curb and gutter, restriping of diagonal parking on Broadway, and handicap accessible ramps and sidewalks at a number of intersections. Implementation recommendations include actions to identify and improve key gateways to the Downtown Area. Gateway signage and identification treatment serve as symbolic entrances to a district or neighborhood. Such elements help orient visitors by providing a sequence of visual clues and promoting civic pride throughout the community. As the local demographics indicate, the City of Edmond is enjoying a vibrant, healthy economy due to a consistent growth rate. As the City expands and infill occurs in undeveloped areas, community gateways will play a more substantive roll in identifying strategic entrances to the City. Gateway signage should be developed in conjunction with a City-wide identification plan that acknowledges primary access points to Downtown. Identification from Interstate 35/US Highway 77 will be beneficial for Downtown Edmond.

implementation • Develop a gateway identification/signage package that includes a variety of elements for use throughout the City. Elements should vary in size and scale, allow for flexibility in location and contain consistent materials, lettering, and color palette. In addition, the package should include custom graphics that reflect the unique identity of Edmond for construction of signage and banners. • Develop a gateway identification/signage plan that identifies specific sites within the City limits requiring gateway treatment and directional signage. Tourist information, public parking, civic amenities, and Downtown services require high visibility and warrant directional signage. • Incorporate gateway elements into streetscape improvements at Second Street/Broadway intersection. Place gateway features such as kiosks, banners, and decorative paving and/or crosswalks at the Second Street/Broadway intersection.

Gateway elements should be consistent and recognizable. Gateway signage for Downtown should be considered one piece of the greater whole and contain the same elements, lighting, and landscape treatment as gateways located outside of the Study Area. guiding policies • Develop gateway features that are of sufficient height and mass to be visible to motorists, incorporate lighting, and include characteristics consistent with the history and heritage of the City that provide interest at both the street and sidewalk level. 38

goals, opportunities and ideas U P D AT E 2 0 1 1

f. university of central oklahoma discussion The University of Central Oklahoma (UCO) has experienced a renaissance since the late 1990’s. The contribution of the campus to our community has been significant, growing from a student population in the 14,000 range to more than 16,000 today. Since the original Downtown Master Plan was completed, UCO has energized the Stephenson Park area with the addition of the UCO Jazz Lab, constructed the Forensic Science Institute, and partnered with the City to bring the Oklahoma State Bureau of Investigation’s crime lab to a site adjacent to the campus. Additionally UCO has added hundreds of residence hall rooms, constructed the Wellness Center, completed a major rehabilitation and expansion of Wantland Stadium, and completed construction of a new classroom building (the Center for Transformative Learning). The campus sustainability programs and beautification efforts have gathered many national awards. Partnerships between the City and the University have been the key to many of these developments. Together in the creation of the UCO Jazz Lab, the OSBI Crime Lab, the use of 100% wind energy through Edmond Electric, re-zoning to maintain quality neighborhoods near the campus, mass transit, the U.S. Olympic and Paralympic Training Site designation and more, the City and the University have successfully created benefits to the citizens of Edmond and to the students of UCO in ways that neither party could have created alone. As Edmond again plans for our future it is readily apparent that more partnerships with UCO will be of major benefit to our entire community. Several exciting partnership opportunities are already within striking distance and certainly more will appear as the future unfolds. The following are some of the possibilities for a City/UCO partnership that will increase future sales tax revenues, sales and profitability to our businesses and bring new jobs to Edmond.

criminal investigation An immediate opportunity for job creation and academic success lies in ongoing efforts to create a world renowned criminal investigation industry. Phases I and II of the UCO Forensic Science Institute are already in place. Assisting the University to find funding for Phase III will increase our community’s opportunity to grow and locate firms that need to be close to the research and teaching that occur there. potential outcome Increase in jobs and sales taxes with growth. 39

goals, opportunities and ideas U P D AT E 2 0 1 1

oriented entertainment event for Edmond citizens, keeping the fun and money at home!

arena Another project involves community support and partial funding for a new university/community arena. UCO’s venerable Hamilton Fieldhouse is no longer capable of meeting the demands of Edmond High School and UCO graduation ceremonies, Broncho sports, concerts, and the myriad of other uses that Edmond would have for a proper sports arena.

oklahoma medical examiner’s office

potential outcome Ensures that our graduations, sports and events stay in Edmond rather than having to find a location in Oklahoma City. Every event brings sales tax dollars through restaurants, gas, and/or shopping. We must keep these in Edmond.

Edmond has another opportunity to bring the Oklahoma Medical Examiner’s office to a campus site location. Not only are nearly 70 jobs immediately created, this conjunction of the OSBI, FSI, and ME offices will be one of a kind in the nation. The Economic Development Authority has already declared forensic science a target industry. With City assistance, encouragement, and support both the ME location and Phase III can be completed to accelerate job growth in Edmond. potential outcome Increase in jobs and sales taxes with growth and creates unique marketing niche for CVB/tourism which could increase future hotel usage and business to Edmond restaurants and shops.

athletics Sports are an important part of the health and well-being as well as quality of life for our citizens. Two projects worthy of City participation are already within a potential 10 year plan. The City can partner with UCO and private investors to assure the location of a United Soccer League franchise. The USL is the “triple A” level of soccer played professionally in the U.S. and Edmond has been approached about a franchise.

pedestrians The City should consider funding some method of moving pedestrian traffic safely back and forth across Second Street to accommodate the interactions among these three important criminal investigation organizations as a part of the City’s contribution to the growth of this sector. potential outcome Promotes the safety of our citizens and creates a more desirable working environment for the success of a unique forensic science specialty area.

potential outcome Increased sales taxes and increased marketing potential for the CVB/tourism resulting in increased future hotel usage and business to Edmond restaurants and shops. Also creates a family 40

goals, opportunities and ideas U P D AT E 2 0 1 1

transportation Transportation also remains a major issue in our community as student, faculty, staff, OSBI and other users in the core area of Edmond need to be able to have quality egress and ingress to the campus area. The City and the University should continue to partner on road and traffic planning, mass transit, and alternative methods of transportation to serve the community. potential outcome Promotes improved transportation alternatives and saves money by partnering in possible purchases of land, equipment, etc.

arts Edmond is a community that places high value on the arts. In the early 1990’s Edmond held an election for a new tax program that would have created several major projects for our community. While nearly all were defeated, one came within a few votes of approval, a campus located Performing Arts Center. The passing of 20 years has only increased the need for a joint venture between UCO and the City to create such a place to celebrate and enjoy performing arts.

A partnership between UCO and the City of Edmond to build and create a “Community Based Learning” area in Downtown Edmond would be an excellent opportunity for the City to put its’ best resources into a greening directive. The Downtown Area could become the Botanical Square of Edmond.

potential outcome Increased sales taxes and increased marketing potential for the CVB/tourism resulting in increased future hotel usage and business to Edmond restaurants and shops. Also creates local entertainment for Edmond citizens.

potential outcome Encourages cooperative efforts among the City, the University, public schools and local residents. Increases knowledge of environmental issues, horticulture and wildlife. Provides a resource of plants and landscaping resources to beautify the City of Edmond and UCO’s campus. Creates a family-friendly, participatory event opportunity in Downtown. The City would be encouraging green efforts by being committed to providing opportunities for youth and adults to learn skills while making a difference in the environment and the beauty of their city. After full implementation, Edmond can be marketed more effectively as a tourist destination.

gardens In conjunction with UCO’s “Greening the Campus” efforts, President Webb announced in 2006 the goal of creating a botanical garden throughout the campus. With the expertise of the UCO faculty and implementation by staff, multiple gardens and landscaping have been added. Over a series of years these gardens will be further developed to achieve a Certified Botanical Garden status. These gardens are enjoyed by visitors of the campus and will serve as a resource for educating students about botany, ecology, horticulture, conservation, landscaping and therapeutic uses of plants and gardens. Cities, Universities and individuals are searching for ways to increase sustainability and green initiatives. 41

the proposed plan and the big ideas U P D AT E 2 0 1 1

revised goals for the 2010 update 1. Hire professional consultant to develop detailed, comprehensive, re-development plan for the entire district. 2. Increase mixed use development to enhance urban flavor and stimulate economic growth & vitality. 3. Enhance active partnership with the University of Central Oklahoma. 4. Improve multi-modal access to Downtown. 5. Create an overall identification/recognition of the Downtown District. 6. Build 21st century infrastructure to attract and support cutting edge development. 7. Establish directive to keep as many government services as possible located in Downtown District—preferably within walking distance of the core area. 8. Create and expand unique attractions. 9. Improve pedestrian and vehicular traffic and parking.

iv. the proposed plan and the big ideas This section includes the Task Force vision of the plan and highlights some of what the Task Force called the BIG IDEAS. The BIG IDEAS represent research and brainstorming by the Task Force. These ideas relate strongly to the direction outlined in this document and are meant to stimulate discussion and further ideas. The Task Force has done its work under the premise that the degree of a city’s future prosperity is dictated by the opportunities it recognizes and acts upon. Further, it seems evident that the timing of national, regional and local events places Edmond at a crossroads where its citizens have the opportunity to commit to a higher quality of life.

10. Establish funding programs and support.

This document creates a vision and outlines a plan to take advantage of the opportunities before us.


the proposed plan and the big ideas U P D AT E 2 0 1 1


the proposed plan and the big ideas U P D AT E 2 0 1 1

• Continue the renovation of streets in the Study Area.

big ideas

Expand Streetscape Renovations

• Line North Broadway in the Broadway Uptown Sub-Area and South Broadway in the Broadway 66 Sub-area with trees, patterned sidewalks and themed lamp posts. • Create themed entries and signage for neighborhoods. • Add sidewalks and landscaping to all neighborhoods in the Study Area.


the proposed plan and the big ideas U P D AT E 2 0 1 1


the proposed plan and the big ideas U P D AT E 2 0 1 1

• Traffic circles or other dramatic entry forms should be applied to create obvious entries to Downtown. • The Broadway & Fifth traffic circle signals cars that they are entering a slower driving mode through Broadway 66 and the Historic Downtown.

big ideas

Create Gateways to Downtown

A traffic circle at Danforth & Broadway would announce the north entry to Downtown and possibly solve a very touchy left turn problem at that intersection by providing a continual turning lane.

• A fountain, a great piece of public art, or both in these circles would announce the special place that Edmond residents and visitors are entering. • Prominent entries at Broadway & Ninth, Second & Fretz and Second & Boulevard should also be considered.

Illustration of Broadway & Fifth Traffic Circle


the proposed plan and the big ideas U P D AT E 2 0 1 1


the proposed plan and the big ideas U P D AT E 2 0 1 1

• Create a green pedestrian thoroughfare by expanding Stephenson Park north to Second Street and west to Broadway. • Recreate the Pecan Grove west of the railway into a park for public events, family picnics and informal sports activities.

big ideas

Expand Parks and Green Areas

Establish the City Green connecting Stephenson Park with a proposed Civic Square which will create a beautiful and walkable corridor from the Civic Center to the proposed Broadway 66 District.

• Encourage spontaneous and coordinated events on the Civic Green and in Stephenson Park. • Encourage an ARTS venue in Stephenson Park and the Civic Green that include the UCO Jazz Lab , a proposed UCO Performing Arts Center, art studios and galleries.


the proposed plan and the big ideas U P D AT E 2 0 1 1


the proposed plan and the big ideas U P D AT E 2 0 1 1

Green spaces as a public square pulling together different elements of the community such as government, business and the arts.

A Downtown venue for impromptu sports events, kite-flying and other activities needing larger space will add vitality and spontaneity. The beautiful pecan trees which already exists have great potential for picnics and family events.


the proposed plan and the big ideas U P D AT E 2 0 1 1


the proposed plan and the big ideas U P D AT E 2 0 1 1


the proposed plan and the big ideas U P D AT E 2 0 1 1


the proposed plan and the big ideas U P D AT E 2 0 1 1

big ideas

Encourage and Expand Arts District

Encourage a permanent ARTS venue Downtown with the synergy of the UCO Jazz Lab , the Downtown Arts Festival and craft venues with UCO arts programs to create a vibrant and permanent place for the arts in Downtown.

• Build a joint Edmond-UCO performing Arts Center, art studios and galleries. • Create the space for creativity by expanding green space and hard structures to house art related activities, even residential. • Encourage spontaneous and coordinated art activities Downtown such as painting, sculpture, music and oratory.


the proposed plan and the big ideas U P D AT E 2 0 1 1


the proposed plan and the big ideas U P D AT E 2 0 1 1

• Parking for the Broadway 66 District will include major stores, restaurants, offices and residences.

big ideas

Create a Transit Oriented Entertainment & Shopping District

Parking for the Broadway 66 District would be partially supplied by the area between Broadway and the Railway. Double or triple decking is a possible solution depending on the intensity of the development.

Creating greater density creates more energy, sustainability and an urban dynamic that does not presently exist in Edmond. Parking for the Broadway 66 District would create more energy, sustainability and an urban dynamic that does not presently exist in Edmond.

Looking west across roadway


the proposed plan and the big ideas U P D AT E 2 0 1 1

Commercial activity generated by transit hubs is common to all great cities. Edmond has the opportunity to generate its own transit-oriented development not solely based on the automobile.


the proposed plan and the big ideas U P D AT E 2 0 1 1


the proposed plan and the big ideas U P D AT E 2 0 1 1

Historic Downtown is supported and revitalized with its connection to the transit development. 59

the proposed plan and the big ideas U P D AT E 2 0 1 1

• Nothing attracts people to any urban setting better than water. • Edmond is warm or hot and dry most of the year increasing the magnetism of cool water features .

big ideas Celebrate Water

• A shallow water feature near restaurants and mixed use venues will drastically improve their chance for patronage. • Water features can also be used for sustainable practices such as heat transfers systems or gray water reserviors.


the proposed plan and the big ideas U P D AT E 2 0 1 1

All of the cities that people love to visit celebrate

big ideas Celebrate Water

water in some way. It is a symbol of abundant life, prosperity and generates a positive atmosphere.


the proposed plan and the big ideas U P D AT E 2 0 1 1

• Evolve the Santa Fe Sub-Area into a Community Garden strongly associated with the adjacent Festival Market Place.

big ideas

Grow a Community Garden

Commercial enterprises such as feed & garden stores, organic restaurants, landscape services and equipment maintenance shops would be encouraged creating a synergy with the gardens.

• Public fruit and vegetables plots would be made available. • UCO botanical activities services and support might be located in this area providing a nursery and educational venue for the UCO botanical gardens initiative. • Utilize interesting structures that are already in place.

The Community Garden accommodates all uses, residential and commercial. It should be a very fluid and adaptable concept.

Community gardens have become known as great stress reducers in a culture full of distractions.


the proposed plan and the big ideas U P D AT E 2 0 1 1

Students, seniors & families can find the gardens a place of beauty, fascination and learning.


the proposed plan and the big ideas U P D AT E 2 0 1 1

• The Public Safety Center should be a catalyst for building the existing city service area into a public square that is a source of pride, community and efficiency. • Existing structures could be utilized in this effort making it more economical.

big ideas Build a Public Square

• Employ sustainable practices as an example of energy and environmental conservation as well as reduced operational costs. • Sustainable features such as solar panels, sculptural wind generators, water use reduction applications should be considered. • Create a pedestrian friendly streetscape with a common theme that lets you know you are at ‘City Hall’’. • Multi-level parking as part of the square would enhance the goal of more concentrated activity in Downtown.

A great city has a public square, a forum which is the center of the community and where the people meet to do business, govern, recreate and celebrate the arts.


the proposed plan and the big ideas U P D AT E 2 0 1 1


Edmond Downtown Master Plan  

View the Edmond Downtown Master Plan

Edmond Downtown Master Plan  

View the Edmond Downtown Master Plan