Designing the Future of Capitol Hill by Jodi Dubyoski

FINAL REPORT

Designing the Future of Capitol Hill

FINAL REPORT

Designing the Future of Capitol Hill This report is prepared as the result of work conducted in the completion of a Masters of Architecture thesis project. The research, writing and images produced are the sole work of the author unless otherwise cited. Conclusions are my own. Portland State University Portland, Oregon July 2016

PREFACE

The following report is the result of a thesis inquiry that grew out of my ongoing interest in the role of architectural design in social sustainability and equitable placemaking. Through this work, I endeavored to test ideas about the agency of the architect in developing projects that make a positive impact. I chose to focus on the neighborhood of Capitol Hill in Oklahoma City as an archetype of post-industrial urban neighborhoods in the US--a Main Street generated by a now-defunct streetcar system, a close-knit working class community with a growing immigrant population. In an era where we are coming to understand the impact of the built environment on issues of systemic race and class division, this work attempts to break away from the complicity of traditional architectural practice in the capitalism and development-driven status quo by identifying potential projects through grassroots and participatory methods. The work that is highlighted in the following pages is a synthesis of the study I undertook over the past year. It is not a comprehensive summary of all of the issues at play in the built environment in general or in Capitol Hill specifically. It is a summary of what I identified and believe to be a few of the most pressing and urgent priorities. I arrived at these priorities from my own observation and expertise coupled with the opinions and values of the stakeholders that I spoke with. It is my hope that the questions and ideas raised in these pages may prompt further inquiry or serve as a touchstone for the development of real projects. Any inquiries may be directed to jodidubyoski@gmail.com. Sincere thanks to the residents, business owners, and community leaders who shared with me their memories of the past and dreams for the future. A special thanks in particular to Donna Cervantes and Historic Capitol Hill/ Calle dos Cinco for serving as my gateway to the neighborhood, and to the folks at Grill on the Hill for letting me set up my mobile office in their establishment. Jodi Dubyoski MArch, Graduate Certificate in Public Interest Design Portland State University July 2016

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Table of Contents 1.0 Introduction �� 1

Abstract �� 1 Situation �� 1 Urbanization & our changing cities �� 1 Two Capitol Hills �� 3 Goals.. �� 5 Terminology.. �� 7 2.0 Methodology... �� 9 Field Work December 2015. ��10 Focus Groups.. ��15 Participatory Activity #1: What does Capitol Hill need?.. ��16 Participatory Activity #2: Paper doll buildings ��18 3.0 Priorities ��23 4.0 Proposal ��23 Proposal #1 ��23 Proposal #2 ��27 Proposal #3 ��28 5.0 Conclusion ��31

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viii

Capitol Hill is a changing neighborhood in a changing city. This shift in demographic and socioeconomic ABSTRACT makeup is part of a broader trend nationwide. All across the United States, people are moving back to cities, post-industrial neighborhoods are being revitalized and gentrified, neighborhoods are changing. While economic growth and reinvestment is unequivocally a positive thing, in many places, the rapid rate of change has exacerbated extremes in housing affordability and racial tension. Healthy neighborhoods are socioeconomically and culturally diverse, walkable, safe, with a variety of businesses and housing types. The goal of this project is to determine ways that the intentional design of the built environment can help Capitol Hill be a thriving and healthy 21st century urban neighborhood. This report contain a summary of observations using a variety of methodologies and emphasizing participatory practices, a subsequently formulated set of priorities, and ultimately proposes a series of design opportunities. In the conclusion, I list additional considerations for the future beyond the scope of this project. Like many contemporary urban neighborhoods, Capitol Hill has experienced the ebbs and flows of post- THE SITUATION industrial disinvestment, urban renewal and white flight, and sits poised on the edge of the wave of urbanization and reinvestment. This migration is extensively documented by researchers like Richard Florida and has even been given Urbanization & our a name--”The Great Inversion”--by author and researcher Alan Ehrenhalt.1 The United Nations predicts changing cities that by 2050, nearly 90 percent of Americans will live in cities. With this increased urbanization comes increased pressure to design good neighborhoods. Buzzwords like “walkability” and placemaking” are everywhere in current planning discourse. The relationship between urbanization, gentrification, and displacement is a complex one,3 but the physical manifestations of the trend towards urbanization-improved infrastructure and convenient, walkable, shopping districts--often tend to leave out large groups of people, while benefitting a small group of upper class and upwardly mobile middle class (and generally white) folks. When you think about how resources and political will are allocated in cities, it makes sense that low-income and underrepresented neighborhoods miss out on the benefits of city planning, but it doesn’t mean that things should be this way. The consequences of inequity in city planning are real, manifesting in soaring rent costs, increased economic polarization/inequality and racial tension. Recent unrest in cities like Baltimore and Ferguson have been linked to a history of economic disinvestment and inequality.4 For a closer analogy, Pilsen, in Chicago, provides a well-documented, less extreme and more demographically similar story to that of Capitol Hill. For healthy future cities, investment in equitable and diverse, strong neighborhoods is essential.

Fig. 1.0: Historic Capitol Hill. Image courtesy of Historic Capitol Hill/ Calle Dos Cinco

Fig. 1.1: Capitol Hill, 2015. Image courtesy of KFOR

It may seem that Capitol Hill is a long way off from gentrification--particularly any negative, long-term effects, as the initial stages are quite desirable--but there are signals that the tide has already begun to turn. Speculative purchasing of Main Street building stock is already underway. With the addition of a new downtown elementary school, the southern creep of the Core 2 Shore development and central park, and the addition of the planned New Urbanist Wheeler District directly to the west, Capitol Hill is a few better bus lines and bike lanes away from being an extremely desirable neighborhood. Economic investment and growth are positive and desirable, but it is important at this early juncture that those who are already invested--through homes and businesses--have a voice in the future of the neighborhood. One thing that makes Capitol Hill unique is the continued presence of two very different but very Two Capitol Hills strong communities. Capitol Hill has a rich history as a thriving South Oklahoma City neighborhood with a strong sense of identity and community. From the 1920â&#x20AC;&#x2122;s on into the â&#x20AC;&#x2DC;60s, SW 25th Street (known then as Commerce Ave.) was a bustling shopping district, with department store anchors like John A. Brown and JC Penney, as well as popular cultural GLOSSARY destinations such as the Knob Hill and Yale Gentrification: The process of revitalizing a disinvested urban area into a viable Theaters. Like many urban neighborhoods in the US, the landscape has changed considerably since its heyday in the 1950s and 60s. Urban renewal and forced integration scattered urban dwellers to the suburbs, and Capitol Hill was no exception. In the wake of mass exodus, a new wave of Latino immigrants moved in and began to build a community. One longtime resident recalls that when she and her husband bought their home nearly 40 years ago, they were the first Latino family on their block in the heart of Capitol Hill. Now, she says, there is only one family on the block that is not Hispanic.

community. It is often conflated with displacement, since it typically happens at such a rate that existing populations are pushed out by rising property values. Gentrification has also come to be associated with racial stratification, since, in the US, the populations that move in are often upwardly-mobile white people. Displacement: The involuntary forcing of residents from their homes, whether by disaster or war, redlining or market forces. Urbanization: The return of centers of populations to cities, from the suburbs.

Revitalization: Broadly, the process of a city or neighborhood improving, after being undesirable. Obviously there is all kind of nuance here about who considers a place to be undesirable, etc.

Today, the neighborhood is a hub of Latino culture in south Oklahoma City, with Hispanic-owned businesses on the historic SW 25th Main Street, as well as a growing corridor on SW 29th street. The Hispanic Chamber of Commerce makes its home in the greater neighborhood, as does the Latino Community Development Association.

PEOPLE

White

600,000

% 7

Hispanic Black 500,000

PO PU LA (AS A P TION ER OF CE CA NT PIT AG E O OL H ILL FO KC )

Native American 5

OKC 400,000

POPULATION

Capitol Hill

*Cap

4 300,000 3 200,000 2

100,000

2001 OCMAPS/Maps 4 Kids approved

KC FO NO O I T LA PU PO

POPULATION OF CAPITOL HILL 0

1983 Andy Coats elected Mayor

(reliable census data not available before 1940)

1907 Oklahoma City established as capitol of Oklahoma

OKLAHOMA CITY CAPITOL HILL

1909 Dunn Parks Plan

1911 Oklahoma City Annexes Capitol Hill

1923 Kessler plan; Oil discovered in Oklahoma City

1949 Comprehensive City 1930 The City Plan, Hare & Plan Hare

1977 Oklahoma City Plan

1997 Plaza Arts District Established

2006 Core2Shore approved

1998 Bricktown Ballpark Completed

1999 Kirk Humphreys elected mayor

1987 Ron Norick elected mayor

2008 Oklahoma City goes on a diet; Seattle supersonics relocate to OKC

100

2012 Devon Tower completed 50 2009 MAPS3 approved

0 1900 1905 Capitol Hill Beacon founded

1910 1911 Oklahoma City Annexes Capitol Hill

1920

1930

1940

1923 Capitol Hill High School established

Fig. 1.2. Timeline of demographic changes in OKC and Capitol Hill.

1972 Finger Plan goes into effect (mandatory bussing begins)

1985 End of mandatory bussing; November, price of oil begins to plummet (Oil Bust)

2004 Mick Cornett elected mayor

DEMOGRAPHICS

1971 Patience Latting elected Mayor

1993 MAPS approved

1950

1960

1970

1980

FINGER PLAN IN EFFECT Between 1972 and 1985 mandatory bussing of black students was in effect in Oklahoma City

1990

2000

2010

1996 Capitol Hill Urban Design District established

2015 Fowler Dodge named District sponsor

1997 Capitol Hill established as Main Street Community

2016 Wheeler District groundbreaking (anticipated)

* Hi Bl

This influx of Latino culture does not mean that the history of the district has been erased--far from it. It is evident the history that lines the walls of the neighborhood institution, Grill on the Hill; in the tight-knit group of auto-shop owners in Hubcap Alley; and it is a constant presence in the historic buildings throughout the neighborhood. However, 1970 2010 there is a clear entrepreneurial spirit from the Hispanic population that is carving out a foothold in the area. In my interaction with residents and business owners, people on both sides of the racial divide speak of “two Capitol Hills”—that of the ‘old’ white, and the ‘new’ Hispanic. This cultural division colors every conversation about the future of Capitol Hill.

Fig. 1.3: Capitol Hill population demographics, 1970 & 2010

Recognizing this diversity as an opportunity is key to the future economic and cultural success of the area. Looking forward Forging a common vision will allow residents and business owners to outline a clear plan for planning and design of the built environment, building a Capitol Hill everyone can be proud to have a hand in. Ultimately, now is an exciting time for this to happen. Oklahoma City Community College (OCCC) is opening a campus on SW 25th and Harvey that will extend the length of street life during the day—in a place where there are currently only bars after hours. There are plans for creative endeavors like a business incubator in the works that will continue to increase the diversity of Main Street. • to identify values and priorities for designing a healthy and strong future for Capitol Hill,

GOALS

using design research and participatory methods • to suggest design and planning strategies that can be developed and implemented to achieve these goals While there are many forces at play, and many valuable partners and organizations in the community, this project is focused on the planning and design of the built environment. Can participation and thoughtful design help to steer the process of growth in a way that benefits those who live and work here? What other voices need to be represented that have not been visited in this process? According to the New Urbanist planning principles widely adopted in the region (and the country), a strong neighborhood is walkable, socioeconomically and culturally diverse, and consists of thriving businesses and a variety of housing types. How can the design of the built environment aid in the growth of healthy urban neighborhoods, rather than enforcing the cycle of speculative development, rapid gentrification, and displacement?

Focus Group #1

Focus Group #2

Fig. 1.4: Defining the boundaries of Capitol Hill (focus group activity, May 2016)

When describing the neighborhood of Capitol Hill, there is some fuzziness as to the actual boundary, Terminology depending on who you talk to. Generally speaking, there is consensus that the area between Western Ave. and Shields Blvd., from the Oklahoma River down to SW 44th Street falls within the neighborhood, though some would extend those boundaries to 59th (south), or out to Penn or Portland (West), or over to Eastern (East). There is a definitely a sense of place associated with the designation Capitol Hill, even if itâ&#x20AC;&#x2122;s a little hard to pin down what exactly that is. (See Fig. 1.4)

ROBINSON

HARVEY

HUDSON

WALKER

In this report, I am focused primarily on the area of Capitol Hill that is SW 25th Street, between Walker and Robinson. This is because this specific section is the old Commerce St. shopping district, and is anticipated to be the hub of any revitalization efforts, as is typical for other architectural infrastructure around the city (Plaza District, Uptown 23rd, etc). Though this area roughly corresponds to the Historic Capitol Hill Business District, it is not an officially designated zone outside of the context of this report.

SW 25TH STREET

Fig. 1.5: Capitol Hill Main Street district (unofficial) Throughout the report, I will refer to this street as SW 25th Street, though it is also known as Commerce St. or Calle dos Cinco. The term Main Street will be used to describe the typology of buildings and their relationship that exists on this section of SW 25th Street. Thus, when I reference Main Street, I am referring not only to SW 25th street, but to the aura and lore of American Main Street that surrounds places such as this. 7

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The research for this project was conducted using a primarily ethnographic approach to qualitative research. My role as a researcher was as an outsider/nonparticipant, and disclosed to subjects. Methods employed include • • • •

informal interviews photo-documentation mapping analysis observation of the built environment

• • • •

METHODOLOGY

interpretation of historical information interpretation of census and demographic data participatory activities focus groups

I chose these methods as an appropriate means to understand Capitol Hill through “first-hand encounters with a specific and defined context.”E It should be noted that, by employing this range of qualitative research tactics, my role as a researcher matters in the interpretation of and meaning assigned to the data. This flexibility of methods was necessary to allow me to gather information from a wide variety of sources and paint as broad a picture as possible. Using my training as an architect and researcher, I identified what I thought the main priorities might be from an urban design standpoint. I then identified reoccurring themes in conversations in order to identify priorities from residents and compared them to my impressions. The limitations of these methods include the fact that I followed specific trails where doors were opened. I did not have much interaction with residents; my engagement was primarily business owners or those who are already invested in the future of the neighborhood. Language barrier was also a limiting factor. I made two visits to Capitol Hill over the course of this project: once for four days in December 2015, and again for two days in May 2016. The first visit consisted primarily of observation and photo-documentation, with informal interviews. The second visit focused on informal interviews, focus groups, and participatory activities.

FIELD WORK: DECEMBER 2015 The following is a series of observations from information gathered on my first visit to Capitol Hill in December 2015. Research methods included observation, photography, and informal interviews combined with knowledge obtained from data analysis and historical research. Building facades One of Capitol Hillâ&#x20AC;&#x2122;s biggest assets, particularly in its Main Street area, is the historic buildings scattered throughout the neighborhoodâ&#x20AC;&#x201D;typical of Oklahoma City. Equally as noticeable are the dozens of brightly painted buildings, often housing an Hispanic-owned business. These two aesthetics represent two different opinions about how to maintain buildings and represent the neighborhood.

Fig. 2.1 Historic buildings

Design opportunities: Write a brand new aesthetic code (to replace all previous codes) using a collaborative process to forge a new path for aesthetic building codes in Capitol Hill

Fig. 2.0 Colorful buildings

Vacant lots and buildings The neighborhood is peppered with vacant lots and buildings, including several in prominent locations on Main Street. Design opportunities: Redevelop key vacant lots and buildings to catalyze neighborhood growth. Use this as an opportunity to seek desired tenants and activities.

Fig. 2.2 Vacant lot on SW 25th St.

Parks There are several parks throughout the neighborhood that seem underutilized, including Oliver Park (Figure 2.3). According to the American Planning Association (APA), benefits of urban parks include 1. Contact with nature, which provides health benefits and increases well-being 2. Opportunity for physical activity which reduces obesity and related health issues 3. Mitigate climate, air, and water pollution impacts on public healthE Fig. 2.3 Oliver Park

Design opportunities: activate parks to build social capital, increase public health, and mediate climate

Alleys Alleys are a public amenity that is underutilized in the Main Street area; 25th Street has many allies which is unusual for Oklahoma City Design opportunities: Green alleys to deal with flash flooding and urban heat island effect, as well as providing outdoor space to gather.

Fig. 2.4 Alley behind SW 25th St.

Site on Robinson The empty lot on the southeast corner of SW 25th and Robinson is an historically significant site. It is owned by Historic Capitol Hill. There is an existing design for a plaza on this site, but many feel that, while public space is essential in the urban environment, a plaza is not the highest and best use of this site. Design opportunities: Design study for possible uses, and perhaps an alternative location for public plaza Surface Parking Surface parking is abundant in Capitol Hill. In the Urban Design District alone, 14% of land is occupied by surface parking lots. Capitol Hill, 14%

Houston, TX 21.3%

Washington, DC 1.1%

14%

Fig. 2.5 SE corner of 25th & Robinson

In urbanizing areas, not only does surface parking take up valuable real estate, but it contributes to the heat island effect, which makes hot places like Oklahoma even hotter.

SURFACE PARKING Fig. 2.6

Design opportunities: Identify appropriate locations for parking garages to consolidate parking; use permeable parking services where possible. Fig. 2.7 Surface parking at 25th & Walker

Streetscape Design Throughout Capitol Hill, roads are wide and traffic is fast, sidewalks crumbling or non-existent. Walking is tricky at best, downright dangerous in many places. SW 25th St. is the notable exception --while it is still wide and pretty heavily trafficked, some accommodations have been made to the pedestrian experience: sidewalks are wide, angled parking shields walkers from traffic. However, lack of street trees and benches is notable, even here.

Fig. 2.8 Western Ave

Design opportunities: Redesign streets to incorporate pedestrian and bike traffic, reduce lanes and add bike lanes, widen sidewalks, add street trees and pedestrian lighting.

Vacant homes It is difficult for many families to maintain their older homes, though many have skills in the building trades. Design opportunities: Provide a resource such as a neighborhood tool library

Fig. 2.9 Vacant house, Harvey Ave.

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FOCUS GROUPS: MAY 5 & 6, 2016 The focus group sessions were designed around a few key points. 1. 2. 3. 4.

What is the boundary of Capitol Hill? What neighborhood assets exist? Are my initial observations accurate? Do they seem relevant? What should Capitol Hill look like?

How did I decide what was important? • • • •

if it came up repeatedly (more than once) If there was vehement disagreement or overwhelming consensus If what I heard and saw directly confirmed or contradicted my assumptions and hypotheses

Some things I heard • • • • • • • • •

“two capitol hills” neighborhood boundaries are fuzzy people are afraid of what they don’t know (south side) want to be like the Plaza District (street life, attract millenials) Opinions on aesthetics not divided along race lines (maybe more like class lines) Manuel Perez Park - important general sense that people need to step up, invest, instead of just complaining community assets: LCDA, OCCC, churches walkability less of a concern (nowhere to walk to)

PARTICIPATORY ACTIVITY #1: WHAT DOES CAPITOL HILL NEED? Description This activity draws on earlier research to categorize programmatic needs for the neighborhoods. This ideas for places that the neighborhood needs were grouped into three categories (shown here with examples of what those might look like): Places for sharing resources • Community kitchen • Tool library • Community garden

Fig.2.10: Cinco de Mayo Festival

Places for growing businesses • Business incubator • Farmers market • Job training resources • Micro retail spaces

Places for gathering • Sports facilities • Parks • Public plaza • Community center

Fig.2.11: Participatory activity, what does Capitol Hill need?

Results Fig. 2.12: Results of participatory activity at Cinco de Mayo festival

Places for sharing resources Most important: 5 Also important: 7

Places for growing businesses Most important: 15 Also important: 14

Places for gathering Most important: 4 Also important: 5

Notes: help people â&#x20AC;&#x201C; by mia; parking; benches; I love fruits!

Notes: stores are most important Notes: More libraries; places because there (sic) healthe (sic); where parties can be held; more more business clean up old bldg. modern + futuristic; I love this praty; water park (by mia); less buildings more landscape + greenery; more study buildings; more fruit; family gathering

Conclusions While there is not enough data for this to be strictly interpreted, the results coincide with the anecdotal information I got. Itâ&#x20AC;&#x2122;s interesting that while fewer people marked Places for Gathering as important as Places for Growing Business, they nevertheless had much more descriptive opinions about what those Places for Gathering should be.

Fig. 2.13: Imagining Main Street, Facade options 18

PARTICIPATORY ACTIVITY #2: PAPER DOLL BUILDINGS Description The purpose of this activity was twofold: 1. To get an idea about tastes and aesthetics for Main Street 2. To talk about programming Main Street Participants were given an array of material choices with which to construct their own 2 or 3-story Main Street building. Choices ranged from traditional brick to modern glass curtain wall, with a range of natural materials and bright colors.

Fig.2.14: Imagining Main Street activity at Cinco de Mayo

Results Participants constructed a variety of buildings from colorful to traditional. Brick was a common material choice, metal panels and glass curtain wall less so. This may be due in part to a lack of familiarity with these materials, given the architectural language of the neighborhood.

NAME: ____________________________ AGE: _____ MY BUILDING IS: _____________________________ ___________________________________________ ___________________________________________ ___________________________________________ ___________________________________________ ___________________________________________

NAME: ______________________ MY BUILDING IS: ______________ ____________________________ ____________________________ ____________________________ Fig. ____________________________ 2.15: Sticker for back____________________________ of building “paper dolls”

NAME: ____________________________ AGE: _____

NAME: ______________________

___________________________________________

____________________________

NAME: ______________________ MY BUILDING IS: ______________ ____________________________ ____________________________ ____________________________ ____________________________ ____________________________

My building is...(responses) MY BUILDING IS: ______________ MY BUILDING IS: _____________________________ Mcdonalds Cupcake shop ____________________________ ___________________________________________ Apartment Repurposing existing architecture; ____________________________ Pizzeria ___________________________________________ a store front Bright colorful and classic Yellow makes me happy ____________________________ ___________________________________________ Pet shop___________________________________________ Where lots of people live ____________________________ Food

Conclusions Numbers were too low to make any sweeping assumptions or generalizations, however a few points of interest emerged both through the activity and the conversations around it: A walkable Main Street is pretty universally understood as a nice place. Participants imagined a cupcake shop, pet shop, places to live. It is interesting that while the reality of most people’s dayto-day lives does not exist in a place like they were being asked to imagine, most people have no trouble imagining it. Brick seems to be a universally relatable material, and choices of bright colors seemed more related to individual preferences than cultural ones. Kids latched on to the opportunity to imagine their own street right away. Adults were hesitant (the festival in general was geared towards kids, and I was next to the table giving away free children’s books), but the concept seemed clear and I imagine a version of this activity could work for adults in a more constructed setting.

Fig. 2.16: “Paper doll” Main Street buildings, made by participants at Cinco de Mayo

1. Retail Incubator

3. Retail Storefronts

4. Apartments

2. Destination Dining

5. Theater & public plaza

Fig. 4.0: Proposal for phased plan for the development and design of 25th Street.

From these observations and a second visit to Capitol Hill, Iâ&#x20AC;&#x2122;ve developed three main priorities, based on 3.0 PRIORITIES the values that kept surfacing in conversations. Economic development on SW 25th Street is a top priority for whites and Hispanics alike. SW 25th St. is 1. ECONOMIC DEVELOPMENT viewed as a barometer for how well the neighborhood is doing, and a potential catalyst for growth. The cultural divide between old-timers and newcomers is embodied in the debate over how best to 2. MAIN STREET redevelop historic Main Street. Various old codes muddy the waters, depending on preferences. Write a DESIGN CODES new code for a new Capitol Hill (or revise the current Urban Design Code) that replaces all previous design codes. Lack of access to the river and to waterfront parks is an indicator of the Cityâ&#x20AC;&#x2122;s attitude towards the neighborhood. The loss of Manuel Perez park is a symbolic loss for the Hispanic community. Design a plan for claiming waterfront as the front door of Capitol Hill, rather than the back door of Downtown.

3. RIVER ACCESS

PROPOSAL #1: PHASED DEVELOPMENT PLAN FOR 25TH STREET

This proposal is a response to the strong desire for and prioritization of the economic development of SW 4.0 PROPOSALS 25th Street. Recognizing that this is an important topic for many people, and that the economic health of SW 25th Street is considered a barometer for the health of the area at large, this proposal lays out a way to think about long-term planning for the built environment of the Main Street District. it does not describe everything that can or should be done, merely a logical path to addressing the priorities that have arisen from this research and the opportunities that have been identified. The first part of this design proposal (Phase 1) is a retail incubator space. Different from a business incubator, the goal of this build is to become a retail destination for Capitol Hill while simultaneously helping small businesses to grow and gain an economic foothold in the neighborhood. It should be a unique and iconic building, housing shopping, eating, and gathering, much like a public Fig. 4.1: Phase 1, market building. Retail Incubator In terms of architecture and design, this building provides the opportunity to forge a new design standard for Capitol Hill, honoring the Main Street designation district heritage, while infusing elements of new Hispanic influence and culture.

It is intended to be a catalyst project, addressing several urgent needs right off the bat with one project. Phase 2: The next phase would be a destination dining location. Restaurant as attraction is a proven model in the city of Oklahoma Cityâ&#x20AC;&#x201D;word travels about new restaurants and people travel for them. Capitol Hill has no late-night patio dining; this would be the first. A back patio on the north side of SW 25th Street, if correctly sited and designed, has the potential to take advantage of views of the downtown skyline. Phase 3: One of the downsides of Capitol Hillâ&#x20AC;&#x2122;s beautiful Fig. 4.2: Phase historic building stock is that old buildings are expensive 2, destination to maintain. Whether its facade improvements or full dining interior renovations, the fact that many of these buildings have stood empty and do not meet modern code standards means a hefty investment for owners. this expense can be a huge deterrent for Fig. 4.3: Phase 3, invest in small business owners, whether they own the building or have these building facades

PHASE 1: A CLOSER LOOK Precedents L: Portland Mercado, Portland OR R: The food court at Plaza Fiesta, Atlanta GA

Fig. 4.6 24

Fig. 4.7

expenses passed on in some form. Phase 3 is a targeted effort to invest resources in Main Street facades, in order to bring momentum to a revitalization begun in Phases 1 & 2. Phase 4: Once a plan is in motion for upgrading the retail presence on the street, itâ&#x20AC;&#x2122;s time to focus on increasing street life and density by renovating existing second floors into apartments, and perhaps even adding second stories to some buildings. Bringing full-time residents to the district will increase the hours that the street is lively and will increase demand for a variety of businesses. Including housing for teachers and service industry employees will set a tone of socioeconomic diversity and carve out a foothold when market-rate housing comes in. Fig. 4.5: Investment in arts & culture (plaza & theater)

Fig. 4.4: Phase 4, Phase 5: Now that the groundwork Main Street living is in place for a neighborhood of mixed density and use, invest in the culture life of the neighborhood by renovating the Oklahoma Opry and installing a public plaza. With this phase complete, Capitol Hill is a destination for dining, shopping, and culture, and a thriving and interesting walkable neighborhood for those who live and work there. Fig. 4.9: Programming diagram

138 SW 2TH STREET OKLAHOMA CITY, OK ZONING CLASS: C-CBD (COMMERCIAL BUSINESS DISTRICT) OVERLAY: UD (URBAN DESIGN)

S. ROBINSON AVE.

Table 6200.2 SETBACKS: NONE MAX BUILDING HEIGHT: 20 standard stories, unless setback from all street lines, 1 ft for each additional 10 ft; If at any level the building does not cover more than 25% of the area of the lot, a tower, other than a radio, television or other wireless transmitting or receiving tower, may be erected at any height above such level. Such tower shall not be located closer than 15 ft to any lot line and no street wall of this tower shall occupy more than 60% of the frontage of the lot on which the wall faces

C-CBD (Central Business) The C-CBD District is intended for the conduct of all forms of business activity within the central area of the City. Because of extensive private and public development controls already in existence, via covenants and urban renewal activities, development regulations in this district are kept to a minimum and reflect previously established regulations only. C-CBD zoning shall only be granted as an extension of an existing C-CBD District. To be eligible for rezoning to this district, a parcel shall abut, or be directly across a street or alley from, an existing C-CBD District.

LOT

25TH ST

140' - 0"

7000 SF

50' - 0"

LOT

ALLEY

PERMITTED Administrative and Professional Offices Adult Day Care Facilities Animal Sales and Services: Grooming Animal Sales and Services: Kennel and Veterinary, Restricted Automotive: Parking Garages Automotive: Parking Lots, as a Principal Use Automotive and Equipment: Automobile Dealerships and Malls Bingo Parlors Building Maintenance Services Business Support Services Child Care Centers Communications Services: Limited Community Recreation: General Community Recreation: Property Owners Association Community Recreation: Restricted Composting Construction Sales and Services Congregate Care Housing and Convalescent Homes Convenience Sales and Personal Services Cultural Exhibits Custom Manufacturing Dwelling Unites and Mixed Uses Eating Establishments: Drive-In Eating Establishments: Fast Food Eating Establishments: Fast Food, with Drive-Thru Order Window Eating Establishments: Sit-down, Alcohol Not Permitted Food and Beverage Retail Sales Funeral and Interment Services: Cremating Funeral and Interment Services: Undertaking Greenhouse Group Residential Hoop House Laundry Services Library Services and Community Centers Light Public Protection and Utility: General Light Public Protection and Utility: Restricted Lodging Accommodations: Bed and Breakfast Lodging Accommodations: Commercial Lodging Low Impact Institutional: Neighborhood-Related Medical Services: General Medical Services: Restricted Multiple-Family Residential Participant Recreation and Entertainment: Indoor Payday or Title Loan Agencies Personal Services: General Personal Services: Restricted Personal Storage Repair Services: Consumer Research Services: Restricted Retail Sales and Services: General Retail Sales and Services: Pawn Shops Sings: Non-Accessory Spectator Sports and Entertainment: General Spectator Sports and Entertainment: Restricted Wholesaling Storage and Distribution: Restricted

CONDITIONAL Adult Entertainment Uses Agricultural Processing: General Agricultural Processing: Limited Animal Raising: Commercial Animal Raising: Personal Automotive and Equipment: Cleaning and Repairs, light Equipment Automotive Vehicle Impound Yards and Damaged Vehicle Auctions Communications Services: antennas Communications Services: Broadcast Towers Communications Services: Telecommunication Towers Community Garden Horticulture Murals Outdoor Sales and Display, and Outdoor Storage Rainwater harvesting Roof Garden Urban Farm

SPECIAL EXCEPTION Aboveground flammable Liquid Storage: Restricted Underground Injection Wells: Enhanced Recovery Wells

SPECIAL PERMIT Domestic Violence Shelters Emergency Shelters and Feeding Sites Forced Detention or Correction Facilities Funeral and Interment Services: Interring Hazardous Waste Disposal Heavy Public Protection and Utility High Impact Institutional Mining and Processing: Minerals and Raw material Moderate Impact Institutional Participant Recreation and Entertainment t: Outdoor Residential Facilities for Dependent and Neglected Children Residential Facilities for Drug or Alcohol Treatment Center Sanitary landfills Spectator Sports and Entertainment: High Impact Transitional Mental Health Residential Facilities Transportation Facilities: Aircraft Transportation Facilities: Surface passenger ABC OVERLAY Drinking Establishments: Sit-down, Alcohol Permitted Eating Establishments: Sit-down, Alcohol Permitted Eating Establishments: Sit-down, Limited Alcohol Permitted VARIANCE Mining and Processing: Oil and Gas NOT CATEGORIZED Automotive and Equipment: Sales and Rentals, Trucks, manufactured (Mobile) Homes Gasoline Sales, Large Gasoline Sales, Small: Restricted Gasoline Sales: Truck Stop Lodging Accommodations: Campground Single-Family Residential

Fig. 4.8: Site information 1

Level 1 - Robinson Site SHEET VIEW 1/64" = 1'-0"

PROGRAM: RETAIL INCUBATOR 6500 SF STOREFRONTS 2500 BACK OF HOUSE 9000 SF SECOND FLOOR OFFICE SPACE

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PROPOSAL #2: WRITE A NEW BUILDING CODE FOR A NEW CAPITOL HILL Fig. 4.10: One possible way to approach a new aesthetic code

up to 25%

up to 50%

more than 50%

Buildings built before 1960 must make every reasonable effort to restore original historic features

Allows for accents of color or material, but the historic fabric is predominant.

Allows room for some inventiveness in carving out an identity and aesthetic

No limitations with regards to color or material choices.

Part of the lack of clear direction for the future is a lack of consensus regarding design standards that govern the rehabilitation and restoration of historic buildings. This is especially important because there is a lot of emotion tied to the rich history of the neighborhood. Clear design standards will help establish clear, mutually-agreed-upon priorities for the aesthetic nature of the neighborhood. It is clear that both those who favor an historic preservation approach and those who have invested in bold and bright-colored upgrades are invested in the future and in the look of their properties. Historic buildings are difficult and expensive to maintain. If it is determined that the priority is to preserve historic buildings, then perhaps the neighborhood or business owners’ association needs to go after tax credits to make this feasible for all business owners.

AT A GLANCE: NEW BUILDING CODE Culturally inclusive Respectful of history Mutually agreed upon Replaces all previous aesthetic and overlay codes • 2/3 of Review Board must live or work in the neighborhood • • • •

This is an excellent time and opportunity to forge a new identity and standard going forward, as Capitol Hill establishes its identity for the 21st century. A new Capitol Hill celebrates the storied history of the place while simultaneously embracing the new cultural influences. The approach detailed in this report is just one way to think about dealing with the challenge of incorporating old and new in the future of Capitol Hill. Revisiting the current Urban Design Code with a critical eye to cultural bias and a future vision may be sufficient. Celebrating a building’s history through a prominent plaque may be deemed a sufficient nod to the past. In any case, a clearly established common vision is an essential foundation for designing the future of the district. PROPOSAL #3: PLAN FOR RIVER ACCESS AND WATERFRONT PARKS The third proposal is a response to the apparent lack of consideration of the south bank of the Oklahoma River in planning and design initiatives for the waterfront and the growing downtown. This plan conceives of the Oklahoma River waterfront as front door of Capitol Hill, rather than back door of Downtown

Key Opportunities • Harvey Ave. Bikeway from 25th to waterfront • Robinson & Walker bike lanes are constructed as part of overall street improvement plan • Relocate Manuel Perez Park

In this design, a brand new Harvey Ave. Bikeway provides safe and direct connection from existing waterfront bike paths to the heart of the Capitol Hill Cultural District. In subsequent phasing, Robinson & Walker bike lanes are constructed as part of overall street improvement plan. Additionally, Manuel Perez Park is relocated from its current site (slated for demolition) to a prominent location on the South Waterfront

Manuel Perez Park (proposed)

WHEELER DISTRICT

Existing conditions

Robinson Ave

Walker Ave

Harvey Ave

HISTORIC CAPITOL HILL

SW 25th St.

Fig. 4.11: Proposal for riverfront access from Capitol Hill Main Street via Harvey Ave. Bikeway

Harvey Ave, looking north 29

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CONCLUSION Capitol Hill is poised at the brink of possibility. With a rich architectural and cultural history, prime location, and the energy of passionate and dedicated citizens, there is a lot to be excited about. There is an entrepreneurial spirit evident, and a determination that is decidedly Oklahoman. As the scope of this report is focused on the built environment, there are many possibilities that I do not address. From observation and a sincere attempt to understand the spirit of the place and its people, I have proposed what I hope can be a useful measuring tool with which to assess priorities and make plans regarding the built environment. These are things I believe should be immediately addressed, in anticipation of future changes. In the future, a streetscape redesign to accommodate multiple forms of transportation, slow down through traffic, and reduce heat island effect will be necessary. Additionally, a comprehensive plan for addressing parking issues will become important. Both of these items are consequences of growth; growth is the first priority but be aware that these issues will come. Open dialogue about priorities will be essential to the multicultural and socioeconomically diverse city as Capitol Hill and Oklahoma City continue to grow. Putting processes in place by which voices can be heard and priorities periodically reevaluated (the design code is a good example) should be a top priority. Be cautious about idealizing the past. This neighborhood has a rich and storied past that should be celebrated, but not at the expense of the future. Find ways to celebrate and honor the past as new plans are made. ENDNOTES 1. Ehrenhalt, Alan. The Great Inversion and the Future of the American City. Vintage. January 22, 2013 2. United Nations, “World Urbanization Prospects.” www.esa.un.org 3. Florida, Richard. “The Complex Connection Between Gentrification and Displacement.” CityLab, September 8, 2015. http://www.citylab.com/housing/2015/09/ the-complicated-link-between-gentrification-anddisplacement/404161/.

4. Rothstein, Richard. “How Redlining Led to Rioting.” The Washingon Spectator 15 June 2015, http://washingtonspectator.org/how-redlining-ledto-rioting/ 5. American Planning Association. “How Cities Use Parks to Improve Public Health.” https:// www.planning.org/cityparks/briefingpapers/ physicalactivity.htm

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Figure 1.0: Historic Capitol Hill Photograph courtesy of Historic Capitol Hill/ Calle dos Cinco Figure 1.1: Capitol Hill, 2015 Photograph courtesy of KFOR Figure 1.2: Demographic Timeline of OKC/Capitol Hill Graphic by author Figure 1.3: Demographics Graphic by author Figure 1.4: Boundaries of Capitol Hill Photograph by author Figure 1.5: Boundaries of Main Street Drawing by author Figure 2.0: Mt Vernon first regiment firing demonstration. Photograph by author Figure 2.1: Historic building, Capitol Hill Photograph by author Figure 2.2: Vacant lot, Main Street Capitol Hill Photograph by author Figure 2.3: Oliver Park Photograph by author Figure 2.4: Alley, Capitol Hill Photograph by author Figure 2.5: Vacant lot, corner of 25th and Robinson Photograph by author Figure 2.6: Mapping surface parking in the Urban Design District Drawing by author Figure 2.7: Surface parking, Capitol Hill Photograph by author Figure 2.8: Streetscapes Collage by author Figure 2.9: Vacant house, Harvey Ave. Photograph by author Figure 2.10: Cinco de Mayo festival Photograph by Brian Phillips

Figure 2.11: Participatory activity at Cinco de Mayo festival Photograph by author Figure 2.12: Participatory activity - results Photograph by author Figure 2.13: Paper doll buildings Drawing by author Figure 2.14: Paper doll buildings Photograph by author Figure 2.15: Building nametags Drawing by author Figure 2.16: Paper doll buildings - results Photograph by author Figure 4.0: Phased development plan for 25th Street Drawing by author Figure 4.1 Phase 1 Drawing by author Figure 4.2: Phase 2 Drawing by author Figure 4.3: Phase 3 Drawing by author Figure 4.4: Phase 4 Drawing by author Figure 4.5: Phase 5 Drawing by author Figure 4.6: Portland Mercado Photo courtesy of Bremik Construction Figure 4.7: The food court at Plaza Fiesta, Atlanta GA Photo courtesy of thebluebirdpatch.com Figure 4.8: Site plan for Phase 1 Drawing by author Figure 4.9: Program diagram for Phase 1 Drawing by author Figure 4.10: Building Code hypothesis Drawing by author Figure 4.11: River access plan Drawing by author

List of Figures