Cultivating Downtown Yukon

CULTIVATING DOWNTOWN

Annaliese Sommer

The University of Oklahoma

TABLE OF CONTENTS

EXECUTIVE SUMMARY

PART ONE: LIVABLE CITY ASSESSMENT

WHAT MAKES A LIVABLE CITY

Jan Gehl: Keys To a Successful Public Life

Ray Oldenburg: Creating the Third Place

Jeff Speck: The Importance of a Walkable City

ASSESSING YUKON AND EVALUATING ITS POTENTIAL

Zone of Study

Background

Potential

CHALLENGES TO GROWTH IN YUKON

5 CHALLENGES

PART TWO: RECOMMENDATIONS

RECOMMENDATIONS FOR YUKON

5 SOLUTIONS

FUTURE YUKON

NEXT STEPS

DISCUSSION

EXECUTIVE SUMMARY

The purpose of this study is to provide an understanding of the conditions of downtown Yukon and describe design proposals to advance livability in this area for the future. The study was carried out in 2022-23 as part of an independent study by Annaliese Sommer, an architecture student at the University of Oklahoma Gibbs College of Architecture, to explore the process urban planners use to design cities and apply these processes to a suburban town in Oklahoma.

Process: Annaliese worked with Yukon community leaders and stakeholders to better understand the current needs in Yukon, revealing the desire for a more comfortable and welcoming downtown. Annaliese also conducted research and fieldwork in Yukon to better understand the issues Yukon faces as well as its advantages.

Findings: The study revealed downtown Yukon can improve in a few key areas:

• Connectivity between the flour mills and the surrounding streetscape

• Friendly options for the strongest demographic and few attractions for all ages

• Grow “after 6 options”

• Need for  walkability in a vehicle-centered community.

Recommendations: Based on the findings, Annaliese developed conceptual recommendations for downtown Yukon’s consideration:

•Create connectivity between the flour mill and the rest of the streetscape through walking paths

•Create friendly options for those in Oklahoma City and beyond who may not typically visit the area

•Create a shift to more “after 6 options”

•Create spaces where parking is well designed and defined that encourage walking in the community

•Create engaging facades and signage

PART ONE:

ASSESSMENT OF DOWNTOWN YUKON, OK

WHAT MAKES A LIVABLE CITY?

Jan Gehl: Keys To a Successful Public Life

Ray Oldenburg: Creating the Third Place

Jeff Speck: The Importance of a Walkable City

ASSESSING YUKON AND EVALUATING ITS POTENTIAL

Zone of Study

Background

Potential  Challenges to Growth

WHAT MAKES A LIVABLE CITY?

Jan Gehl, a Danish urban designer, studied the psychology behind people and the effect spaces can have on their experiences. According to Gehl, there are two main factors that affect the user's experience:

1. Number of People

2. Time Spent in the Space

These two factors influence how visitors perceive spaces. Therefore, the more people one sees in space, the more that people will come to that space in the future. People are drawn to be near each other.

KEYS TO A SUCCESSFUL PUBLIC LIFE:

Long term stays

Variation of places

Many user groups

Balance between vehicular traffic and people

Strong pedestrian network

Planning for optional activities

CREATING THE “THIRD PLACE"

Ray Oldenburg, a professor of sociology and consultant to urban planners, describes the "Third Place" as a public place of neutral ground for gathering. These Third places include coffeehouses, cafes, pubs, etc. They unite the community and give people places to enjoy each other's company. First places, our homes, and second places, our workspaces, do not offer a voluntary, middle-ground space that promotes social equity. This is why third places are so important.

"What suburbia cries for are the means for people to gather easily, inexpensively, regularly, and pleasurably -- a 'place on the corner,' real life alternatives to television, easy escapes from the cabin fever of marriage and family life that do not necessitate getting into an automobile."

THE IMPORTANCE OF WALKABILITY

Many planners have studied human nature and found the what makes a city thrive is one key factor, walkability. Jeff Speck, City Planner & Urban Designer, argues that having a walkable downtown community is essential for any American city. Creating a walkable city is not only necessary but, even more importantly, achievable. Speck explains the connections between walkability and the local economy, the environment, and public health.

Walkable neighborhoods report greater levels of physical activity, meaning improved health within the entire community. These communities are also more socially integrated, creating spaces that allow neighbors to communicate and grow a sense of community.

These communities also have economic advantages. Walkability attracts businesses and supports local communities, while drawing more people into the city and increasing property value.

According to Speck, walkable cities are livable, sustainable, and prosperous.

Image Source: NACTO

ZONE OF STUDY:

This study examines Main Street area between Cornwell and Garth Brooks Blvd. This is due to the historic value of the area as the center of Yukon's growth and its location off Route 66. This area also includes the flour mills which are two landmarks of the city.  It is important to analyze what challenges this zone is facing and how these challenges help designers create ideas for growth and success.

BACKGROUND:

Yukon is a city that was built off Historic Route 66 in 1891 with a population of 24,623. The city was built on a railroad track connecting the region. A well-loved area, it quickly spread and grew into a suburban area perfect for the growing family. The city is sprinkled with little treasures that show the history of the area. In 1898, Yukon began to attract Czech immigrants, becoming the "Czech Capital of Oklahoma."

A flour mill and grain company grew out of Yukon in 1893, but today the mills sit unused as a landmark of the city. In the 1960s, Oklahoma City annexed the land in Yukon, and it boomed into a large suburban community.

POTENTIAL:

Downtown Yukon has so much potential for growth. Riddled with historic buildings and beautiful brick facades, the city begins to create a walkable streetscape to explore.

The flour mills, a key point in Yukon, should be explored as a potential spot for gatherings and growth for the city.

The location of the town, right off Route 66, could potentially make the space into a destination for tourists and bring people from Oklahoma City out to experience the rich history of Yukon.

CHALLENGES TO GROWTH IN YUKON:

1. Downtown lacks connectivity between the flour mill and the rest of the streetscape.

2. Downtown Yukon lacks friendly options for their strongest demographic and has few attractive events for all ages.

3. Downtown Yukon has few “after 6 options”

4. Downtown Yukon is vehicle-centered.

5. Downtown Yukon deserves engaging facades and accessible sidewalks

CHALLENGE 1: Street Networks

Here, one can see that Yukon, like many of the most loved cities in the area, is built off a train track. The tracks helped shaped the cities we see today. However, Yukon’s walkability, safety, and density begin to dwindle as the tracks cut through the city. Yet, this railway should only be seen as a slight hinderance. Many of the cities below have blossoming downtown areas though a track cuts through them. The question is: How can we make people want to cross the tracks? How can designers give the city a strong street network?

Edmond

Norman Yukon Guthrie

Lack of Complete Streets

What are complete streets?

Incomplete streets are streets that do not meet the needs of all users and are, therefore, unsuccessful. The result is a street that could be dangerous or deadly to users who do not own a car.

According to Smart Growth America, a complete street may include:

• sidewalks

• bike lanes (or wide paved shoulders)

• special bus lanes

• comfortable and accessible public transportation stops

• frequent and safe crosswalks

• median islands

• accessible pedestrian signals

• curb extensions

• narrower travel lanes

• Roundabouts

Safe streets can be created by reducing speeds, providing safe crossings, more destinations (making more people present in the area), and large sidewalks.

Image Source: Smart Growth America

CHALLENGE 2: Responding to demographics

• Most households own at least two vehicles; the most popular being minivans and SUVs.

• Family-oriented purchases and activities dominate, like four plus televisions, movie purchases or rentals, children’s apparel, and toys, and visits to theme parks or zoos

• Outdoor activities and sports are characteristic of life in the suburban periphery. They attend sporting events as well as participate in them like bicycling, jogging, golfing, and boating.

• Home maintenance services are frequently contracted, but these families also like their gardens and own the tools for minor upkeep.

• Most people in Yukon, OK drove alone to work, and the average commute time was 22.2 minutes. The average car ownership in Yukon, OK was 2 cars per household.

CHALLENGE 3: Tenant Mix and Hours

Through research, site visits, and exploration of the densest part of the Downtown Yukon area, it was found that Yukon is lacking in terms of restaurants that are family-friendly and have welcoming environments that draw people into the area. The tenant mix is severely dominated by retail. This data shows an apparent lack in “Third Places.” Without a clear triangulation of spaces, the desire to walk is lowered.

Another challenge for Yukon is a lack of “After 6 Options.” After surveying Downtown Yukon’s shops and services, it was found that most places close at 5:30, making it difficult for those who were in Oklahoma City to be able to enjoy the downtown experience

CHALLENGE 4: Traffic Flow

The Inflow/Outflow data for the City of Yukon gives evidence that most people who live in Yukon work outside of Yukon. With the average commute being 22.2 minutes, most people are not back in Yukon in time to fully enjoy the downtown experience. This data also explains the traffic build-up on I-40 as people head to or from work. Unfortunately, Yukon becomes an easy city to passthrough, rather than one to stop in. Route 66, specifically, is avoided due to highway access.

CHALLENGE 5: Attractions

Events In Yukon Arranged By month:

Yukon has numerous events throughout the year, and these have become the best time to attract people from outside the area into Yukon.

One of the issues downtown Yukon faces is that most of these events avoid the Yukon area. If the city were able to better connect the downtown corridor with events occurring in other portions of the city, economic growth could be spurred.

Summer events that encourage walking in the downtown area are specifically lacking. May-August are the best times for the city to focus on events that create entertainment for all ages and backgrounds.

By using the park as an anchor, it is possible to encourage flow from here, toward downtown Yukon

CHALLENGE 6: Captivating the  3-mph walker

After exploring the downtown Yukon area, it becomes apparent that some facades are more engaging than others. The facades throughout the streetscape were given a grade of A-C in order to explain their success. Some of these spaces had very unclear signage that did not communicate hours or openness, while others were very successful at attracting the eye of a walking visitor.

A façade with an A rating is extremely engaging and welcoming. These storefronts are inviting and take full advantage of the window frontage. All frontages should aim for an A.

A façade with a C rating is not necessarily uninteresting, but it is unclear what the business is and whether it is actively occupied by a business. B ratings are right in the middle and have lots of room for potential growth.

PEDESTRIAN NETWORK & ACCESSIBILITY

One of the main points of interest in Yukon is the flour mill, which acts as a landmark for the city. The blocks in the image to the left are the two just preceding the mills. They are what one would see driving into Yukon coming from Oklahoma City. The map shows that the area has lower walkability than the rest of downtown Yukon. The orange line represents sidewalks. There are very few in the area, and they make abrupt stops at the ends of the blocks, making the area very unsafe for walkers or bikers. The street/sidewalk is also having issues with crumbling, causing those who have more difficulty getting around to avoid this area. The area is also very vehicle-oriented as well, which can be seen in the 109-foot-wide intersection and excess parking areas.

PART TWO:

RECOMMENDATIONS FOR YUKON

1. Create connectivity between the flour mill and the rest of the streetscape through walking paths.

2. Create friendly options for those who are younger who may not generally visit the area.

3. Create a shift to more “after 6 options.”

4. Create spaces where parking is well designed and defined that encourage walking in the community.

5. Create engaging facades and signage.

RECOMMENDATION 1:

Create connectivity between the flour mill and the rest of the streetscape through walking paths.

Yukon faces issues with walkability due to its disconnected and unsafe sidewalks. The current Yukon walk score is 61. This score has the potential to go up easily. The section below is taken at the intersection of Main St and Cornwell, looking toward the flour mills. By removing one of the extra turning lanes, larger sidewalks and buffer zones can be create to promote individual walking and biking. By adding more landscaping, a sense of enclosure can be created, combating the intimidation of such a wide roadway.

RECOMMENDATION 2:

Create friendly options for those who are younger who may not generally visit the area.

Involve the public in creating a "wish list" for Yukon. Instead of passively allowing businesses to choose us, you can let its own voice be heard. Through polls and community events, the city can ask the people what Yukon needs to be more engaging.

The rest of OKC can also be polled. What would make people from the larger city come to Downtown Yukon on the weekend?

Wishlist Suggestions:

Rock Climbing in Flour Mill

Escape Rooms

Farmer's Market With Farm To Table Meals

Ice Cream Shop

Lock Art Piece

Rural Oklahoma Souvenir Shop

Trendy Breakfast Spot

Covered Outdoor Café or Eatery

Vintage/Specialty Book Store

Rooftop Movie Screenings

Neon Signage for Photos

Park Benches

Bike Racks

RECOMMENDATION 3:

Create a shift to more “after 6 options.”

Downtown Yukon lacks options that are open after 6 for both food and entertainment, especially for families with kids. It would be beneficial for businesses to switch to hours such as 11-7. This is because the downtown experience takes more than an hour and most people need the time to come home, change, and gather their families after work for a night out in the city.

Currently, businesses downtown are frequented by those who do not work during the day. Most 8-5 employees who work in the Oklahoma City area may not ever have the time to step into one of these shops, even if they live nearby.

To see success in small businesses, Yukon must have triangulation of nearby spaces of different types: restaurants, entertainment, shopping, etc

RECOMMENDATION 4:

Create spaces where parking is well designed and defined that encourage walking in the community.

The images to the left feature the current state of the densest and most historic area of Downtown Yukon. Currently, the sidewalks are very small and walking and biking on Main Street is difficult. This decreases connectivity. Parking also feels more difficult because traffic speeds through the intersection very quickly. By creating a more enclosed streetscape, people will move slower through the Downtown area and be more likely to stop to see what Yukon has in store. It is pivotal to the Yukon Main Street system that this area because more habitable for people to move around, outside of the use of a car. In the future, this area could even be connected to Yukon’s Christmas in the Park if properly used and designed.

Existing Street Section

Precedent: The City of Lancaster

Previous streetscape

Redesign of Boulevard

Alternative Functions

The streetscape redesigning implemented in the city of Lancaster mimics similarities with the city of Yukon. The densest area of Main Street is 100’ wide as well. The image on the far left shows the state of the town before city planning practitioners were hired.

The Redesign of the Boulevard shows a large, herringbone-patterned parking area that could be utilized in place of a median and drive lane in Yukon. Decreasing the number of lanes like in these images would allow Downtown Yukon to become much safer and much more walkable. During events, these parking spaces could be rented for vendors to sell goods. This would draw people from around the area into Yukon for entertainment.

The street section reveals the densest portion of Main Street. The diagram proposes two drive lanes, a median formed into angled parking to be used for events, and parallel parking on the sides of a boulevard flanked with trees and seating, making the space feel enclosed, safer, and much more walkable.

The master plan gives a glimpse of what Yukon could look like in the future. By adding building density and creating a greater street front, drivers will feel more enclosed, promoting a walkable community. The map also shows strategic locations for new paved parking areas. These parking areas are anchored spaces for people to park and walk through the downtown area. Additional crosswalks in more frequent locations would also slow down traffic and make walking in Yukon safer.

Strategically adding green spaces to the boulevard would allow perfect locations for picnics, family pictures, and relaxation in Yukon.

RECOMMENDATION 5:

Create engaging facades and signage.

Most shops in Yukon had unsuccessful signage due to a lack of engagement at the lower walker speed. Many of the shops were unclear about signage, hours, and whether the businesses were public or private.

There are many initiatives throughout the city to help clean-up the look of older buildings by simply adding a coat of paint.

Signage is also an issue. In many other downtown communities, there is clear signage explaining where parking is and what points of interest are nearby. Yukon's streetscape is lacking signage that would engage walking visitors.

A Changing Face for Yukon

Yukon, a city with so much growth and so much potential, can blossom into a bustling area that is accessible to any time of user. By focusing on walkability, families, signage, landscaping, and triangulation of spaces, Yukon can change for its community.

The previous page revealed an image of Yukon in 2023. The image above shows what Yukon could become in the next 20 years if the focus of designers and planners is shifted to focus on the individuals who will dwell, grow, and thrive in the city.

A SPECIAL THANK YOU TO ALL WHO HELPED MAKE THIS PROJECT POSSIBLE…

OU Institute for Quality Communities

Shane Hampton – Executive Director

City of Yukon Oklahoma

Julie Shannon – Planning Manager – Stormwater Program

Vicki Davis – Main Street Director

Andrew Gering – GIS Specialist

And all the friends and family who gave advice along the way

DISCUSSION AND NEXT STEPS

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CULTIVATING DOWNTOWN YUKON

Annaliese Sommer

The University of Oklahoma