Chickasha Placemaking Strategy

DOWNTOWN CHICKASHA PLACEMAKING STRATEGY

Chickasha Economic Development Council Oklahoma Municipal League OU Institute for Quality Communities

CONTENTS Executive Summary

Timeline

Process and Scope of Work Collaborators

Community Outreach

Steering Committee Community Workshop Classroom Presentations

Guiding Principles & Strategies 1.0

Approach revitalization efforts with a range of solutions at all levels.

2.0

Increase activity on evenings and weekends.

Related Data & Analysis Business Hours Business Mix Employment Trends Consumer Trends Strategies

2.1 Target businesses that offer experiences and third places.

2.2 Support innovative and emerging business concepts to broaden customer base.

2.3 Reinforce connection of fairgrounds audience to downtown.

2.4 Support regular weekly, monthly, seasonal, or annual events.

3.0

Activate sidewalks and public spaces.

Related Data & Analysis

Public Space Conditions: Assets

Public Space Conditions: Challenges Strategies

3.1 Support businesses in activating sidewalks with signs, seats, and displays.

3.2 Support public art, seating, and landscaping in sidewalks.

3.3 Formalize multi-purpose public spaces around Chickasha Avenue.

4.0 Improve multi-modal access to downtown.

Related Data & Analysis Parking Inventory

Walk and Bike Commuting

Lanes Over 12’ Strategies

4.1 Improve accessibility and walking conditions downtown.

4.2 Create solid bike connections to downtown.

4.3 Add bike racks downtown.

4.4 Improve communication about parking.

5.0 Leverage the traffic count of 4th Street and Choctaw Avenue.

Related Data & Analysis Traffic Volume Strategies

5.1 Create a gateway to downtown to draw interest.

5.2 Manage automobile-oriented development for community benefit.

5.3 Consider advocating for a heavy truck route.

6.0

Review redevelopment options for existing buildings and sites.

Related Data & Analysis Development Ordinances Aerial Imagery

Comparative Figure Ground

Federal Opportunity Zone

Value Per Acre Community-Owned Land Successful Framework Historic Preservation Strategies

6.1 Update zoning ordinances relating to downtown and transitional areas.

6.2 Allow missing middle housing types near downtown.

Implementation Guide

Strategies + Implementers

Executive Summary Timeline March Grant Application June-September Preliminary Meetings Develop Scope of Work Data Collection October Steering Committee Meeting (24th) Community Workshop (29th) November Analysis & Summary of Issues Develop Spring Courses December Steering Committee Update January-February Spring Courses Begin Idea Exploration Class Visits and Reviews March Steering Committee Meeting April Preliminary Presentations May Review First Draft Report Steering Committee Meeting Develop Final Draft

In March 2018, an application by the Chickasha Economic Development Council (CEDC) successfully won the opportunity to receive matching funds from the Oklahoma Municipal League for community assistance from the University of Oklahoma Institute for Quality Communities (IQC).

Following preliminary meetings during summer 2018, IQC and CEDC anticipated a strategy for downtown that would address downtown mobility, placemaking opportunities, business development, and residential development possibilities. The scope of work below was developed, and subsequently carried out by the IQC team in collaboration with community partners from August 2018 through May 2019.

Process and Scope of Work 1.0 Analyze Conditions of Downtown and Vicinity 1.1 Summarize Existing Conditions in Downtown Chickasha 1.2 Compile Information on Existing and Proposed Downtown Assets Deliverable: Narrative and graphic report on Chickasha’s existing conditions, ongoing efforts, and analysis of strong opportunities to guide recommendations.

2.0 Implement Community Outreach Strategy 2.1 Hold Steering Committee Meetings 2.2 Conduct Public Workshop 2.3 Conduct Stakeholder Interviews as Needed Deliverable: Narrative and graphic report on findings from interviews and meetings.

3.0 Compile Downtown Placemaking Strategy 3.1 Outline Recommendations for Downtown Chickasha 3.2 Outline Implementation Strategy for Recommendations Deliverable: Report outlining recommendations with supporting maps, precedent photos, illustrations, renderings, and implementation strategies.

Findings & Report Structure The team’s findings are outlined according to six guiding principles that create headlines for sections of this report. Each guiding principle includes the most relevant data & analysis applicable to the principle and a number of specific strategies that might help Chickasha work toward attaining the principle.

Collaborators IQC Team Shane Hampton Ron Frantz Hope Mander Folasayo Salami Goutam Vella Sridhar Yalamanchilli Amy Hostetter EDC Team Cody Mosley Tamara Carlson OML Team Mike Fina Nancee Morris

Environmental Design Capstone Students

Environmental Design Practicum Students

Brad Anderson Athena Black Emily Carter Jennifer Connett Armani Frye Sephra Kolker Emma Mangum Madison McKinnis Cassidy Middleton Sonia Ramirez Melisa Seward Marshall Stringer Ari Tahmasebi Maegan Thibodeau Sarah Wickersham Daniel Woodruff

Jake Cartledge Emily Fitzsimmons Emily Gaston Gunner Harris Emma Mangum Reese McDonald Madison McKinnis Joel Montoya Alaine Nguyen Sonia Ramirez Dean Sayers Melisa Seward Bristol Souders Tanner Struble Auriuse Tahmasebi Maegan Thibodeau Matthew Tillinghast Yadira Torres Annabelle Watson Sarah Wickersham Nicholas Williams

Chickasha Steering Committee Elizabeth Allen Charles Allen Ford Tamara Carlson Chickasha EDC Margaret Davis Volunteer Weston Dehart CMS Willowbrook Reagan Elkins Intellego Media Crystal Elkins USAO Laurie Orr Elzo First National Bank Cassandra Ersland USAO John Feaver USAO Brian Gerdes Dr. Pepper Bottling John Gorton First National Bank Sherri Kell Standley Systems Jacquelyn Knapp USAO Art Dept.

Zack McGill HSI Sensing Cody Mosley Chickasha Chamber Ed Stanton Liberty National Bank Johnny Trammell Sea Breeze Pools

COMMUNITY OUTREACH The period from summer to fall 2018 included a community outreach strategy carried out by the IQC team and the Chickasha Economic Development Council.

This section describes findings from the steering committee and community workshops that helped the IQC team understand the current perceptions and demands of Chickasha residents people who spend time in Chickasha.

Community outreach continued as conceptual recommendations were developed in the spring by the IQC team. Community members and invited guest experts provided comments about student proposals.

STEERING COMMITTEE The Steering Committee was established by the Chickasha Economic Development Council. Committee members are a diverse group that includes community volunteers and representatives from downtown businesses, prominent businesses elsewhere in Chickasha, and the University of Science and Arts of Oklahoma.

Steering Committee meetings and periodic email updates were presented to provide an overview of placemaking concepts, examples of other communities in Oklahoma, and discuss emerging themes for Chickasha. Committee members had many excellent questions that led to informative discussion. Committee members also connected the IQC team with needed information and resources.

Steering Committee Themes A stronger downtown will lead to more people feeling a connection with Chickasha: Chickasha’s population includes people of all ages, but many steering committee members worry that young people attending the university and young families do not get a strong connection with Chickasha. They often travel to other places in the region like Norman or Oklahoma City for shopping, dining, recreation, or entertainment. Improving downtown’s business and activity mix will offer a local alternative for these target audiences, but people of all ages in Chickasha will benefit.

The committee would like to see some lighter, quicker, cheaper strategies included: Some previous planning efforts for downtown have included large ideas with drastic changes, but many of the efforts were never implemented. As a result, one takeaway from the steering committee meeting was the need for recommendations that include initial steps that can begin more quickly and inexpensively.

IQC team member presents initial findings for review by members of the steering committee in February.

Committee Members Elizabeth Allen Tamara Carlson Margaret Davis Weston Dehart Reagan Elkins Crystal Elkins Laurie Orr Elzo Cassandra Ersland John Feaver

Charles Allen Ford Chickasha EDC Volunteer CMS Willowbrook Intellego Media USAO First National Bank USAO USAO

Brian Gerdes John Gorton Sherri Kell Jacquelyn Knapp Zack McGill Cody Mosley Ed Stanton Johnny Trammell

Dr. Pepper Bottling First National Bank Standley Systems USAO Art Dept.

HSI Sensing Chickasha Chamber Liberty National Bank Sea Breeze Pools

COMMUNITY WORKSHOP The Downtown Chickasha Community Workshop was held from 5:30-7:30 p.m. on Monday, October 29 at the Grady County Fairgrounds. The open house, come-and-go workshop format allowed for a large group of people to come chat with IQC staff and steering committee members about what is important to them about downtown Chickasha. About 100 people attended the workshop.

The workshop included a number of activity stations:

• • • • • • •

Where Do You Live: Mark your home on a map.

Your Favorite Place: Mark your favorite place on a map.

Wall Calendar: Help build a community calendar of important events.

Downtown Boundary: Draw your perception of downtown area on a map.

Place Evaluation: Reflect on your evaluation of downtown’s character.

Idea Wall: Record your general ideas for downtown.

Idea Mapping: Work with IQC team to place your idea in a location.

Where Do You Live?

While signing in, attendees to the workshop tried to find their home on a map. The activity helps understand where people interested in downtown live, and helps orient attendee to a map of Chickasha to prepare for the rest of the workshop.

The exercise revealed most attendees live southwest of downtown where most of Chickasha’s neighborhoods are located. Some attendees also came from more rural areas that were located off the map.

Your Favorite Place Attendees marked their favorite place on a map using orange sticker dots.

Favorite places were clustered in downtown Chickasha, the University of Science & Arts of Oklahoma, and Shannon Springs Park.

Favorite places downtown were often a specific building or business, like Chickasha Hotel, First National Bank, Grady County Courthouse, Rock Island Depot, Washita Theater. Very commonly, people named a food business as a favorite place, including BJ’s Pizza, Maria’s Mexican Kitchen, Shollie’s Sweets, Temezcal, and Crazy 8 Cafe. Other times, people named Chickasha Avenue as a whole as a favorite place.

Wall Calendar The wall calendar exercise asked attendees to fill out cards with events they love in Chickasha, and place the cards under the appropriate month when they take place. This exercise helps the IQC team understand what programming is important in the minds of Chickasha residents and look for connections with downtown.

In a large community like Chickasha, there are often so many events that many people may not know about other organizations’ events and activities. However, during this exercise as people completed their event cards, it sparked conversation and people shared ideas and reminded each other of events not yet posted.

Some people methodically reviewed the whole calendar to make sure certain events were listed. One group pointed out how several groups aligned activities during the past spring, bringing together previously small crowds to create one big group this year. Some people even listed “desired” activities that do not yet exist.

The wall calendar activity revealed one of Chickasha’s strong suits and suggests that event programming is an important part of a strategy for downtown Chickasha. The calendar also revealed that the fall is a particularly busy time in Chickasha.

January Antique Car Show (Needed) USAO DavisWaldorf Performing Art Series

February

March

April

Holy Name Catholic Church Fish Fry

May Open Streets Chickasha

USAO Emerson /Wier Symposium

USAO DavisWaldorf Performing Art Series

USAO Drover Stock

USAO Art Wrecker/ Art Opening

Friends of the Library Chocolate Celebration

USAO Women’s History Month Celebration Event

Health Fair Chickasha Crossfit

Salvation Army’s Annual Fundraiser

Ms. Jackson’s Soul Food Program

Drover Difference Day

Rotary Run

CCT Plays - 3 or 4 shows

Calendar Continued on Next Page u

Swap Meet

June

September

October

USAO Listen Local at the Greek Outdoor Concert Series

Epworth United Methodist Movie in the Park

Neewollah Downtown

Back to School Bash & Clothing Garage Sale at New Life Christan Church

Chickasha Junior Social Workers Annual Spaghetti Day Dinner

USAO David-Waldorf Performing Arts Series

USAO DavidWaldorf Performing Arts Series

Chickasha Community Theater Annual Christmas Play

Swap Meet

Chickasha Public Library Fall Used Book Sale

Chickasha Middle School Veteran’s Day Assembly

Graduation

USAO Civil War Symposium

Rock Island Ride Bike Ride

Lighted Christmas Parade Downtown

Christmas Carol Run

Local rodeo

USAO Miles Symposium

Grady County Historical Society Annual Meeting

Juneteenth

Food Truck Competition

Altrusa “Hall of Trees”

USAO Trunk or Treat & Trick-or-Treat

Christmas Tree Lighting

Visit quilt shop downtown for Statewide Shop Hop

July

4th of July (Needed)

Airport Day Wings and Wheels

August

Grady County Fair

OHCE Arts and Crafts FCA Field of Faith

Downtown Boundary Attendees used personal maps to draw their perception of the geographic limits of downtown Chickasha. One of the most difficult aspects of studying a downtown is determining just what is considered downtown. An exact border is often impossible to agree upon, and people perceive the borders differently.

This graphic shows a composite of all of the responses to the activity. The darkest areas show the area of most agreement, especially the blocks along Chickasha Avenue between 1st Street and 7th Street.

Some respondents extend downtown another block or half block north, along Choctaw Avenue, and south, along Kansas Avenue. A handful of respondents include the area where the commercial district blends into surrounding residential neighborhoods.

November

December

Festival of Lights

COMMUNITY USES

Library

Cultural Center

BUSINESS MIX

These icons highlight some of the common categories of ideas that people would like to see added into the downtown area.

Mixed-Use + Housing

Brewery

Coffee

Wine

Movie Theater

PUBLIC SPACE

The Idea Wall was a free-form opportunity to make ideas heard and generate discussion with neighbors.

Attendees could record their suggestion for downtown.

Dog Park

Mini-Golf

Outdoor Entertainment

Picnic Area

INFRASTRUCTURE

Idea Wall

Complete Streets

Transit

Stormwater Management

Business Improvement District

Crafts

Pedestrian Bridge

Antiques

7th St.

The idea map shows ideas from the public.

6th St. 5th St. 4th St. US 277 3rd St.

Choctaw Ave.

Chickasha Ave.

2nd St.

Hotel

Major Nodes Minor Nodes Roof-top bar Restaurant/ Indoor children play area Community center/ Dog park Pedestrian bridge

Live Music/ Coffee/ Microbrewery

Major paths Side Streets Town Homes Pocket Park Hotel Art Gallery Multifamily Housing

Rooftop bar

Coffee

Walking/Bike path

More events in theatre

Food trucks

Gateway Entry

Idea Mapping Landmarks Edge Downtown Depot and Edge

1st St. Pacific Railroad

Place Evaluation People used place game evaluation forms to record their general feelings about downtown Chickasha.

Mixed Opinions on Comfort

• 10 people reported that they always feel comfortable in downtown

• 10 people reported they feel uncomfortable at night after it gets dark due to unopened stores

Common Improvements Desired

• Business & storefront improvement • Increase leisure activities and community-university connection

• Clean up old buildings • Increase community participation and involvement • Incentivize downtown and private building • •

improvement with public incentives like tax increment financing Encourage night-time open hours for businesses and activities Improve sidewalks and promote murals

CLASSROOM PRESENTATIONS Students from two classrooms presented their concepts during the Oklahoma State Historical Society Conference, held on the USAO campus in April. Members of the steering committee were also invited to the presentations at the conference, alongside professionals from the state’s preservation, architecture, planning, and main street management communities.

Students incorporated feedback from the preliminary presentations into final reports about their conceptual recommendations for Chickasha.

GUIDING PRINCIPLES + STRATEGIES The six selected guiding principles provide an overarching framework summarizing the intent of Chickasha’s leaders and stakeholders for the future of downtown. In this section, each guiding principle will be described, along with supporting analysis and core strategies for pursuing the principle.

Approach revitalization efforts with a range of solutions at all levels.

Increase activity on evenings and weekends.

Activate sidewalks and public spaces.

Improve multi-modal access to downtown.

Leverage the traffic count of 4th Street and Choctaw Avenue.

Consider redevelopment options for existing buildings and vacant sites.

1.0 Approach revitalization efforts with a range of solutions at all levels.

This principle suggests an overall theme applying throughout the document, that a spectrum of implementation strategies should include small, simple ideas and big-picture thinking.

The document will include a spectrum of options for implementation that range from quick and inexpensive to longer-term and resource-intensive. The document will include options that can be implemented by volunteers acting alone, by non-profits or the private sector, as well as options that require municipal government.

In some cases, it is necessary to envision a future goal and look for the shortest step toward that goal that might get the community closer. For example, a network of dedicated bike lanes might be the ultimate goal, but there are some safety enhancements that are much quicker and less expensive to implement right away. Even though those enhancements might not be the long-term goal, they still offer an immediate step toward better safety and comfort that is desired by the community.

Examples From Transportation Planning: The principles from this example focusing on bike lanes can be applied to other projects as well. This example shows protected bicycle lanes that are of different levels of implementation. On the far left, the protected lane was created completely with temporary and removable materials like paint, planters, and plastic posts. In the center, the bike lane was protected with intermittent landscaping islands added without impacting the existing drainage and curbs of the street. On the far right, the bike lane was completed with a full reconstruction of the street. Below, paint, plastic posts, and parking curb blocks are used to enhance pedestrian experiences without expensive construction projects.

2.0 Increase activity on evenings and weekends.

This section suggests business strategies and supportive efforts that are a good fit to bolster an evolving business mix in downtown Chickasha, in response to desire for more social activity downtown.

Of all the messages shared by community members during the process, the most clearly articulated was the desire to offer family and social activities in downtown Chickasha, especially evenings and weekends.

Challenges for Chickasha Data collected by the student team about the types of businesses downtown and their hours confirmed the community’s perception that there is little regular activity downtown during evening and weekend times. Additionally, a review of job and commuter data indicated that many Chickasha residents are working outside of Chickasha during the time when many downtown businesses are open and available for patrons. All three of the existing restaurants are closed on Sundays.

Opportunities Ahead The Chickasha Community Theatre is an example of a strong evening and weekend anchor in downtown Chickasha. Now celebrating its 25th anniversary, the theater offers a number of productions throughout the year that run on evenings and weekends. In addition to show nights that attract visitors, each production has months of rehearsals bringing many people downtown daily during evenings and weekends. Another example is the 3C Concert Series that kicked off in April 2019, hosted by the Chamber of Commerce, City of Chickasha, and First National Bank & Trust.

Dining and drinks are important for attracting people downtown and extending stays around visits to the theater or special events. There are also three restaurants open until 8 or 9 p.m. in downtown Chickasha. Promising new developments are set to offer expanded dining and beverage options in downtown Chickasha soon.

Related Data and Analysis • Business Hours: Observation confirms that few businesses are open on evenings and weekends.

• Business Mix: Observation confirms that leisure and restaurant categories are underrepresented.

• Employment Trends: Data shows many people commute long distances and are not home by the time businesses close.

• Consumer Trends: Data shows many Chickasha residents are likely to demand community events and local businesses while on a budget.

Strategies 2.1 Target businesses that offer experiences and third places.

2.2 Use innovative or emerging business concepts to broaden customer base.

2.3 Reinforce connection of fairgrounds audience to downtown.

2.4 Support regular weekly, monthly, or annual events.

Business Hours Open on Weekends (26/60) Open on Weekends

The IQC team cataloged the posted open hours of businesses along Chickasha Avenue as a sample. Of the 60 establishments that provided open business hours:

38 of 60 businesses close by 5 p.m. on weekdays 26 of 60 businesses have weekend hours

Overall, the downtown area is lacking in places that are open in the evenings and on the weekends for residents to enjoy. There are a good number of retail businesses with later open hours, however there is a distinct lack of restaurants and leisure activities.

2

7

Restaurant Retail Service

15

15 of 26 weekend businesses are retail 8 out of 26 weekend businesses are open past 5 p.m.

2

Leisure

Open Weekdays (22/60) OpenAfter after55pm on weekdays 2

Leisure

2

8

Restaurant Retail Service

10

Business Mix Of the buildings in blocks along Chickasha Avenue, a business mix consisting mostly of service and retail businesses was observed. Notably, there are very few restaurants.

Vacant 16%

About 16% of the buildings were observed to be vacant, however many of these have active and ongoing development plans.

Leisure 7% Miscellaneous 7%

Service businesses include many businesses that are professional offices and do not have high traffic.

Retail accounts for less than one third of buildings in the study area, but there is a good presence of a variety of shop types.

Accommodation 1%

Restaurant 3% Service 39% Retail 27%

Employment Trends More workers are commuting out of Chickasha.

Daytime population is an important measure for supporting downtown businesses. The daytime population includes people who commute into Chickasha for work, and people who live and work in Chickasha. As shown by the graphs below, employment statistics indicate that Chickasha has a concerning trend of more people commuting away from town, while fewer people are working in town. Between 2005 and 2015, the number of people who live and work in Chickasha declined by 26%. The number of people commuting from Chickasha to other places increased by 50%. The number of people commuting into Chickasha declined by 17%.

2005

5,458

Commute to Chickasha

3,800

Live and Work in Chickasha

2015

2,464

Commute to Job Elsewhere

4,503 q 17%

Commute to Chickasha

2,884 q 26%

Live and Work in Chickasha

3,791 p 50%

Commute to Job Elsewhere

Chickasha residents travel long distances in the region for work.

As of 2015, about 47% of Chickasha residents traveled less than 10 miles for work, keeping them in the Chickasha area during the day. However, 31% traveled between 25 and 50 miles to work. Another 14% traveled greater than 50 miles.

Because of the high prevalence of long commutes, many Chickasha residents may not be able to patronize local businesses and events if they close before 6 or 7 p.m. Quick-service morning and evening food options may find success with convenient locations along roads where commuters travel.

Downtown has a few key job sectors.

As of 2015, approximately 1,971 jobs were recorded within ½ mile of 4th Street and Chickasha Avenue. Compared to Grady County as a whole, downtown Chickasha has higher concentrations of employment in Finance and Insurance, Professional Services, Educational Services, Accommodation and Food Services, and Public Administration.

These groups are likely to account for daytime patronage at downtown businesses. Some businesses may consider offering discounts or targeted promotions to public employees to capture an important segment of this population.

Source US Census LEHD Origin-Destination Employment Statistics

Consumer Trends Generally, Chickasha’s population has many people who are just starting careers or retiring, who are looking for community events and local businesses on a budget. The following categories represent the largest five Tapestry Segments of consumers based on an analysis within 4 miles of downtown Chickasha.

The area included a total of 17,712 people as of 2018. Tapestry Segments are demographic classifications maintained by Esri that help understand the behaviors and preferences of consumers in an area.

Food and Beverage

This group is looking for “singles’ lifestyles on a budget” and includes people who are just starting their career or retiring. They tend to be single or married without kids and they tend to rent. They are likely to volunteer and care about their community.

Based on preliminary feedback from the community, more food and beverage businesses are desired in Chickasha. An average Chickasha household spends 40% of their food spending on food away from home. The ratio is similar to nearby communities, but some communities spend more money in the food category on average due to higher incomes.

Traditional Living (18.8%)

Average Amount Spent (Per Household) Food Away From Home

This group is likely part of a family that has lived in the area for a couple of generations. They are younger and they include families new to marriage and children, single parents, and singles. They are getting used to new responsibilities, but they have “youthful interests in style and fun.”

Anadarko $2,130 Shawnee $2,317 Chickasha $2,382 Duncan $2,648 Enid $2,710 Lawton $2,731 El Reno $2,747 Purcell $2,843 Moore $2,924 Norman $3,241

Old and Newcomers (21.7%)

Heartland Communities (14.1%) This group is older, semi-retired people whose children have likely moved away. They’ve paid off their mortgage and plan to stay in their homes. They like living in semi-rural areas but still participate in community events and outdoor activity. They “favor local businesses and buy American.”

Hardscrabble Road (10.8%) This lower-income group of primarily married couples with and without children, and single parents, is struggling to get by. The group has a high rate of unemployment and work in low-wage industries. They shop at discount stores and tend to watch TV at home for entertainment.

Midlife Constants (10.4%) This group is married couples approaching retirement, who are living outside of central cities and have above average net worth. They can spend a little more on quality local products. They tend to belong to local clubs and volunteer groups, and may donate to local community non-profits.

Source Esri Demographics Report and Tapestry Segments

Source Esri Consumer Retail Spending report, based on Population in 8-Mile Radius

2.1 Target businesses that offer experiences and third places.

For the best fit with downtown, the Economic Development Council and property developers should consider targeting businesses that offer experiences for repeat visits and longer stays. Experiential businesses are well suited for downtown areas.

These businesses are equipped to survive in an era of changing shopping behaviors, they help extend people’s visit to downtown for longer periods, and they make visitors more likely to return on a regular basis.

Group Programs A new category of experience business that does well in downtown districts are offering group programs like art and craft lessons or board game libraries (often paired with wine or beer). The activities can be offered on a walk-in basis, but are also popular for reserved group parties.

Social Beverages Whether it is coffee, tea, beer, or cocktails, businesses that offer beverages in a social setting are excellent for attracting people regularly to downtown. Food and beverage options are critical to the downtown experience.

Third Places A third place is a business where people feel comfortable lingering, especially where they might bring a laptop and easily plug in to WiFi and electric outlets.

Office workers and independent consultants often use these spaces as an informal office or client meeting space. Coffee shops are one of the most popular third places.

Fitness and Classes Yoga, Crossfit, Spin, and other popular health and wellness studios are a good fit for downtown buildings and often cater to patrons in the evenings and weekends. Other classes for youth and adults like dance or martial arts also keep kids and parents downtown regularly.

Enid’s 580 Coffee offers social beverages and a comfortable third place for people to spend time. The large, flexible space allows them to host events as well. They cleverly hide a drive-through in the first floor under an adjacent building.

2.2 Support innovative and emerging business concepts to broaden customer base.

With the changing landscape of physical retail, independent retailers are creating new models that work well to keep people coming in the door and looking at merchandise. A common way to accomplish this is combining a number of business types that complement each other.

Small Spaces: Retail businesses might not need thousands of square feet; Instead, some of today’s retailers might need much smaller spaces of less than a thousand square feet to pack merchandise, and may sell a good portion of their goods online.

Produced on Site: Many retail businesses offer products that are actually manufactured or produced on site to highlight the trend of consuming more local goods. Many people are interested in buying a t-shirt while watching a screen printing press in action, or sipping a beer while touring the brewery facilities.

Combined Concepts: Some retail businesses are combining concepts, such as adding a coffee bar and cafĂŠ tables to support and bring traffic into a book store, florist, or gift shop. These combinations broaden the customer base for any given good, and also have the potential to expand the hours of viable operation for a business. For example, a combined coffee and wine bar can stay open later than traditional coffee shops.

Event Venue Space: Business spaces with a stylish look and plenty of room might plan for flexible space that allows them to double as a rentable event space for parties and weddings.

Tulsa’s Mother Road Market is a food hall concept with 20 small spaces for food and retail vendors. The small kiosks allow entrepreneurs to start a business in a location with lower rent and shared amenities like a bar, seating, and restrooms. Food hall concepts are a good fit for large interior spaces common in downtown buildings.

Models for Success The Boarding House, Guthrie Group Programs, Coffee, Third Place, Private Events The Boarding House in Guthrie began as a board game lounge with coffee and snacks with hours extending after 10 p.m. every day of the week except Sunday and Monday. The Boarding House combines ideas like group activities, third place, and social beverages. The Boarding House also offers private event packages.

Most recently, the Boarding House added coworking space which is a 24/7 membership-based office and meeting space.

Five80 Coffee, Enid Coffee, Third Place, Lunch, Grab and Go, Private Event Space Five80 Coffee is a large space in Enid that offers coffee and fresh weekday lunch. On event nights in downtown Enid, Five80 stays open past their regular hours and offers live music. Five80 has a nonprofit model and invites customers in need to pay what they can, while offering an excellent product and space for regular customers. It occupies a large space which is great as a third place where customers can linger, and also allows them to rent the space out for private parties and events. It also has a discreet drive-thru that doesn’t disrupt the walkability of the block.

Michelangelo’s Coffee and Wine Bar, Norman Social Beverages, Third Place, Events Michelangelo’s is a coffee shop, third place, and music venue. By offering beer and wine, the shop is able to extend its hours beyond a normal coffee shop until 10 p.m.

The Social Club, Norman and Oklahoma City Combining Concepts The Social Club describes itself as two businesses operating under the same name. It brings together a salon and personal service business with a retail store offering clothing, household, and handmade products. The business in Norman grew from 500 square feet to over 2,600 square feet and will now open a second location in downtown Oklahoma City.

Iron Tree Coffee Company, El Reno Coffee, Third Place, Grab and Go Iron Tree Coffee Company is a coffee and tea shop in downtown El Reno.

The shop uses high-quality design and branding to create an attractive interior space that is comfortable to sit for a while and enjoy coffee while reading, meeting, or working on a project. Occasionally, the coffee shop will be open past its regular 7 p.m. closing time for special live music events. In addition to its good interior space, Iron Tree found a way to insert a drive-thru window off an existing alley without disrupting the historic and walkable fabric of the block.

2.3 Reinforce connection of fairgrounds audience to downtown.

It is very rare for a community to have a wonderful fairgrounds facility only a stone’s throw from the downtown area. The Grady County Fairgrounds is a nice facility that is constantly hosting events. Many downtown stakeholders are aware of these audiences and the potential for connecting them with downtown.

Previous plans have recommended pedestrian bridges or other direct connection between downtown and the fairgrounds. There is continued merit in discussing this divide that separates the regular programming and attendance of fairgrounds events from downtown businesses.

This plan suggests a quicker, cheaper way to connect downtown with the fairgrounds. A kiosk with a map of downtown can be installed in a prominent location at the fairground. The display should indicate convenient parking locations, including locations where larger trucks might be able to easily park in the downtown area. The map can also display existing businesses. The kiosk can also include bulletin board space where downtown and could market special events and promotions.

Enid placed a map and advertising kiosk for downtown just outside the main entrance to its ballpark.

The ballpark is a major downtown destination, but is located a couple of blocks from where most restaurants and retail are located.

2.4 Support regular weekly, monthly, or annual events.

A number of monthly or annual events are continuing to develop in Chickasha.

These events are important for both businesses and the people who want to visit downtown. A key part of the downtown experience is seeing neighbors. By designating event nights, more people show up at the same times and are more likely to meet neighbors.

Community Events - Recent and Ongoing

• • • • • • •

Open Streets Movie on Main Third Thursday 3C Concert Series Oklahoma Food Truck Championship Rock Island Art Festival Neewollah Family Festival

Events that occur more regularly help people get used to navigating downtown and its businesses, and build habits for the public. Events and programming area also a necessary part of creating a successful public space, which will be discussed in the next section.

Business-Based Events Businesses are also utilizing recurring weekly events to get people into the habit and tradition of visiting regularly. Classes, bingo nights, trivia nights, discounts and promotions are all ways that businesses establish themselves as a neighborhood hangout.

“Chickasha Day” Concept After reviewing the “Wall Calendar” created during the 2018 November public meeting, one student group focused on #ChickashaDay. One concept for an annual event is “Chickasha Day” or “Chickasha Obscura” which would be a day for unique Chickasha remembrances and traditions.

Student Project: Historic structures of downtown Chickasha.

Capturing the Charm of

CHICKASHA

Photography by Madison McKinnis

Student Project: Attractive views representative of Chickasha.

3.0 Activate sidewalks and public spaces.

This section suggests design concepts and supportive programs that can create a sense of activity and enhance the downtown experience.

Lively streets and public spaces are a key to a memorable downtown experience that keeps people returning for more. Chickasha Avenue has wide sidewalks that create space for dining, signs, and displays, but many businesses do not take advantage of the space available. Downtown is also missing a signature park or plaza for public programs, but there are some locations that could act as a catalyst for surrounding opportunity sites.

Related Data and Analysis • Downtown Assets: Downtown Chickasha has a number of great assets in place that could provide activation.

• Downtown Challenges: Downtown Chickasha’s sidewalks often look empty or barren, and traffic patterns can disrupt walkability.

Strategies 3.1 Support businesses in activating sidewalks with signs, seats, and displays 3.2 Support public art, seating, and landscaping in sidewalks..

3.3 Formalize multi-purpose public spaces around Chickasha Avenue.

Mitzy’s Boutique has a great storefront and sidewalk presence on Chickasha Avenue, which makes the street feel alive. People can spot the storefront display from a distance while walking down the street.

Merchandise display in Siloam Springs, Arkansas.

Blade signs and a-frame signs in Claremore.

PUBLIC SPACE CONDITIONS: ASSETS Shared & Open Spaces

Clean Streets & Lighting

Art & Craft Culture

Historic & Diverse Architecture

Wide Sidewalks

PUBLIC SPACE CONDITIONS: CHALLENGES Vacant Buildings and Sidewalks

Disconnected Edges Between Downtown, Fairgrounds, and Neighborhoods

Traffic Patterns

3.1 Support businesses in activating sidewalks with signs, seats, and displays.

The downtown grant program should include the opportunity for small dollar matching grants directly to businesses or property owners for sidewalk items and signage improvements. These would allow a business to apply for a small grant for items that improve the shopping and walking experience along the street. Eligible items could include bistro tables and chairs, planters, outdoor displays, other furnishings, public art pieces, projecting blade signs, window and wall signs, and murals.

3.2 Support public art, seating, and landscaping in sidewalks.

The downtown grant program can also include support for public needs to activate sidewalks. Additional street furniture, public art grants, bike racks, and landscaping elements can be supported by micro-grants to blocks.

Murals and Wall Art Murals are an attractive addition to blank walls in downtown areas.

However, sometimes paint can cause long-term damage to historic brick structures. Wall art on external panels could be a solution for these surfaces.

A student produced a mock-up proposal for outdoor wall art on detachable panels, inspired by Oklahoma Quilt Trail. The Oklahoma Quilt Trail is a network of attachable outdoor wall art, found on many historic barns, homes, and commercial structures in western Oklahoma.

Oklahoma Quilt Trail is a project spearheaded by Lynda Latta, Oklahoma State University Cooperative Extension of Ellis County.

Sidewalks can also be a place for fun activities. In this student proposal, an art project adds games like hopscotch and tic tac toe to make a sidewalk more interesting.

3.3 Formalize multi-purpose public spaces around Chickasha Avenue.

Chickasha residents desire public spaces of various sizes and offering a variety of atmospheres and amenities. The cityowned tract along the railroad offers a large scale opportunity, but there are also small locations further into downtown that offer the opportunity for engaging small plazas and public spaces that could tie into this network.

The graphic below suggests several opportunities and the following pages elaborate on each concept.

Depot and Grounds

Vista

Chickaska Ave Pedlet

Kansas Ave

Recreation and Festival Grounds Second St

Third St

3C Area Park

Reserve for Future Development

3C Area Park: The vacant lot at the southwest corner of Chickasha and Third, recently the vicinity of the “3C” concert se© 2018 Google ries, is adjacent to the Chamber building. This lot is one example of several vacant lots or parking lots that could become a flexible urban plaza.

Pedlet: The parking lot east of the Chamber has access from both Chickasha Avenue and the alley. To extend public space and sense of activity further down the block, the driveway from Chickasha Avenue could be closed with a “Pedlet.” Access to parking would be from the alley. The front of this lot would make an excellent food truck parking area that would allow trucks to activate the sidewalk.

Vista: The view down Chickasha Avenue terminates with an interesting sculpture and the beautiful historic structures around the railroad. This view could be enhanced to further emphasize the connection of these spaces with downtown.

Depot and Grounds: This space already has some programming and remains an ideal space for indoor/outdoor events and exhibits.

Recreation and Festival Grounds: This larger open space offers space for larger activities like disk golf, a ball field or court, and open space for festival use.

Reserve for Future Development: Portions of the city-owned property could be ideal for future development, either of open space or a public-private partnership to develop desirable new uses such as a mixed-use apartment building.

3C Area - Third and Chickasha

Multi-Purpose Lawn Hammock Grove Dog Park

Pedlet Food Truck Parking

Redevelopment Opportunity

Alley Access Parking

The Multi-Purpose Lawn is a flexible space with simple shade and lighting, that can host concerts, outdoor movies, weddings, and more.

These renderings show a “Pedlet” and food truck cafe concept on the west side of the Chamber of Commerce building.

A “pedlet” creates an area of expanded space for a particular purpose to widen the sidewalk. The pedlet is typically the size of one or more onstreet parking spaces. A pedlet can be a temporary space with simple paint, a semi-permanent structure like a deck, or a permanent poured concrete space.

The pedlet proposed here could become a sidewalk cafe. People could grab food to go from nearby businesses, a food truck could park in the first parking spaces facing the sidewalk, or a seasonal vendor like a snow cone stand could occupy the space for seasonal periods.

Hammock groves are a fairly simple and inexpensive feature, and can be semi-permanent. Hammock groves can be made by planting rows of trees or driving solid wood posts. Hammock groves offer a place to relax and linger in public space.

The proposed hammock grove would be located where people could enjoy nearby movie nights, concerts, and dog parks.

Some residents requested a place to bring their dog to socialize downtown. A dog park area can fit well with a small, multi-purpose plaza like this space. A simple fence, running water connection for a drinking bowl, and possibly some play equipment or sculpted hills are enough to make the dogs happy. Add benches or bistro tables so that the people can meet new friends while their dogs do too!

Depot Vista

Angled Parking Intersection Mural Gateway Sign & Landscape

Paved Patio

An intersection mural at First and Chickasha helps draw people toward the depot area. The mural can be temporary with paint, and repainted as needed. Or, the design could be part of a permanent streetscape improvement with pavers.

The sculpture in the median is currently framed on the right by the small historic structure, and on the left there is an open field. A simple branded monument sign in this location would complete the sense of arrival at the park.

Environmental Design students produced hand rendered drawings of possible events and programs for downtown public spaces.

4.0 Improve multimodal access to downtown.

This section suggests how Chickasha can stay prepared to welcome mobility options that make it easy and fun to visit downtown.

There are many ways people might arrive downtown. For a main street experience, the way you choose to get there can also be part of the experience.

It’s important to offer safe, comfortable, accessible mobility options for people who want to visit downtown, whether they are walking, biking, or driving a car.

In some cases, this might mean physical improvements or additions. In other cases, it might mean the addition of wayfinding and signage to help make the access to downtown more straightforward.

This section includes a number of opportunities to improve access to downtown no matter how people choose to get there.

Related Data and Analysis • Parking Inventory: A parking inventory shows ample parking supply in the • •

downtown area, though there may be a need for improved communication and wayfinding for parking areas.

Walk and Bike Commuting: Certain neighborhoods of Chickasha have a higher proportion of people who walk or bike to work.

Lanes Over 12’ and Existing Bike Trails: Analyzing these corridors helps to determine streets that may be suitable for bicycle routes.

Strategies 4.1 Improve accessibility and walking conditions around downtown.

4.2 Create solid bike connections to downtown.

4.3 Add bike racks downtown.

4.4 Improve communication about parking.

PARKING INVENTORY The Chickasha Parking Study was conducted through the Environmental Design Practicum and included 21 students on 5 teams. Teams were each assigned a 6-8 block area of downtown Chickasha to complete a parking inventory, observe conditions on site, and propose recommendations.

Generally, the teams found that there were few parking areas in Chickasha with a shortage of parking supply. As a result, the students’ proposals concentrated on (1) Making parking area locations more intuitive with signs, markings, or wayfinding; (2) Connecting existing parking areas with Chickasha Avenue with a more accessible, comfortable, interesting walk, including solving ADA challenges and adding lighting for key blocks; (3) Reconsidering certain parking areas as opportunity sites for public space or redevelopment; and (4) Adding more features to accommodate multimodal access to and within downtown, including bike lanes, bike racks, benches, and shade.

DOWNTOWN CHICKASHA PARKING INVENTORY Students in the Environmental Design Practicum conducted a parking inventory to inform future recommendations for downtown Chickasha. The study area included the area within an approximate 5-minute walk of Chickasha Avenue from 1st to 8th Street.

4th Street

Generally, downtown Chickasha has an abundance of parking. The parking system could use accessibility improvements connecting parking with destinations, and some excess parking areas could be repurposed or used for future development.

3rd Street

5th Street

Chickasha Avenue

2,958

27%

Total Parking Spaces

Observed Occupancy Thursday Afternoon 2/7

WALK AND BIKE COMMUTING Census tracts are shaded by the percentage of workers who walk or bike to work. Darker neighborhoods indicate more walking and biking.

The highest concentrations of walk and bike commuters are found north of the USAO campus (7.9% walk or bike), south of downtown (9.2% walk or bike), and in the areas north and west of downtown (4.9-5.4% walk or bike).

Source US Census Bureau American Community Survey 5-Year Estimate (2016)

Downtown

US-62

Chickasha Avenue Colorado Avenue

Fairgrounds

Minnesota Avenue

4th Street/US-277

Idaho Avenue Texas Avenue Florida Avenue Arkansas Avenue

1st Street

Tennessee Avenue

6th Street

Grand Ave

Rose Hill

9th Street

USAO

16th Street

Alabama Avenue

I-44

N

LANES OVER 12’ AND EXISTING BIKE TRAILS Streets where the width of pavement divided by the number of lanes exceeds twelve feet are highlighted in dashed lines. Typical urban traffic lanes are a minimum of ten feet.

These streets represent a preliminary set of roadways that will be examined to determine whether they present an opportunity for street design enhancements.

Source Oklahoma Department of Transportation

The solid line represents the existing multipurpose trail along 19th Street.

Downtown

US-62

Chickasha Avenue Colorado Avenue

Fairgrounds

Minnesota Avenue

4th Street/US-277

Idaho Avenue Texas Avenue Florida Avenue Arkansas Avenue

1st Street

Tennessee Avenue

6th Street

Grand Ave

Rose Hill

9th Street

USAO

16th Street

Alabama Avenue

I-44

N

Review of Traffic Conditions Students reviewed several potential streets for slow traffic like bicycles and scooters.

Students used bikes and longboards to see if the streets were comfortable for people on foot and bike. The following routes were examined, which also connect points of interest in Chickasha.

4.1 Improve accessibility and walking conditions near downtown.

Aspects of a walkable place include safety, comfort, interest, and usefulness. Downtown Chickasha, particularly the zone between Chickasha Avenue and Choctaw Avenue, is generally a safe and useful place to walk, with several destinations arranged around streets that typically have good sidewalks. Improving the comfort and interest of walking downtown, as well as improving key connections for safety and accessibility, would complete a walkable downtown Chickasha.

Sidewalk Repair: Consider selecting a corridor for sidewalk repair and accessibility upgrades that will connect Chickasha Avenue with nearby neighborhoods.

3rd Street might make a good candidate because it connects with neighborhoods and at Minnesota Avenue connects with recent sidewalk upgrades in the Lincoln Elementary area. When budgets do not allow a new sidewalk, some communities have been creating “walking lanes� using a protective barrier such as curb stops, and improving crosswalks with bright signs and paint.

Comfort: As mentioned previously, additional seating, lighting, and curb appeal along Chickasha Avenue could improve the comfort and interest for people choosing to walk to and around downtown. Lighting is especially important to create a sense of safety for people walking between downtown and neighborhoods after dark.

Accessibility: Accessibility upgrades could include the addition of a van loading and unloading zone for near the Goodwill Adult Day Center along Kansas Avenue. Additionally, offstreet parking areas that offer marked accessible spaces should be audited for an accessible path to Chickasha Avenue.

Students summarized accessibility and walkability recommendations in a poster.

ACCESSIBLE CHICKASHA ADA COMPLIANCE

SIDEWALK REPAIR

Improvements along streetscaping: - New curb cut-outs - Give current sidewalks a facelift; repair crumbling concrete - Propose a van loading/ unloading zone for Adult Day Center

Cost of repair/ replacement of damaged sidewalks: - 1,925 sq. ft. sidewalk repair: $9,625 - 1,925 sq. ft. sidewalk total replacement: $13.475 - A cheaper option to repair costs around $5 per sq. ft. and the cost to replace can range anywhere from $7 to $12 per sq. ft.

REPAINTING

ACTIVATING THE SIDEWALK Implementing small spaces along the streets for the community to engage in leisurely activities: - Pocket park - Bring children an pets to play - Enjoy a walk - Pocket garden - Enjoy natural elements - Enjoy wildlife - Sit and relax

LIGHTING/SEATING Providing lighting/ seating along sidwalks: - Add more lighting to existing parking lots - Making for a safer night life - Add benches along sidewalks - Allows for a place to sit and rest

Repainting of handicap parking spaces: - Repainting typically costs $35 per parking space, given the cost of paint for the lines, stripes, and handicap insignia - For a large van loading zone, it can be estimated around $50 per loading zone due to the extra stripes used to indicate the van size for a horizontal loading zone

STREET PROGRAMMING Bringing a fun atmosphere to the streets: - Temporary art installations - Outdoor games - Street events - Semi-permanent basketball court - Soccer field

4.2 Create solid bike connections to downtown.

Designating and upgrading safety along preferred bike routes provide a fun and family-friendly way to access downtown.

Two of Chickasha’s most important destinations are downtown and the USAO campus. As shown in this section’s data and analysis, the concentration of people who ride bikes to work is also heaviest in each of these areas. Designating a preferred bicycle route between these two destinations would improve comfort for people who choose to bike.

Connect USAO + Chickasha Ave.

“The Rail Trail”

The connection can make use of the existing 19th Street Trail that runs in the median from Alabama Avenue at USAO campus up to Idaho Avenue. From there, either of these proposed routes could be improved to connect cyclists with downtown.

Improvements may consist of route markers on signs or pavement markings.

Chickasha Ave

About 1,800 people live along the USAO19th Street-Chickasha Avenue corridor and 12% of those also work in the corridor.

19th Street

These routes also offer potential to connect to the high school.

This route involves creating an off-street trail along the railroad right-of-way to connect the dead end of the 19th Street Median Trail with Chickasha Avenue.

“The Wiggle” Chickasha Ave

The Wiggle 19th Street

Downtown (7 min)

This possible route “wiggles” over to 17th Street along Idaho Avenue, then up to Iowa Avenue, over to 13th Street up to Chickasha Avenue. Almost all of the streets are wide enough to allow room for vehicles to pass.

Start to Build a City Bike Network After creating the USAO-Downtown connection, a number of other streets show promise as part of Chickasha’s bicycle network. A network would allow people who do not drive, or would choose to bike for fun, to access many important destinations in Chickasha. When choosing these priority bicycle streets, students rode bicycles and long boards along many of these corridors and identified streets that tended to have slower speeds, wider curb width, and traffic signals where the street needs to cross a major highway like US-62 or US-277/4th Street.

If the network of four bike routes outlined in this section were completed, about 2,980 people would live within ¼ mile of the network.

Of those residents about 18.5% would also work within ¼ mile of the network. Most people in Chickasha would be able to find a lowstress street they could use to access a priority bicycle route from their home.

Preliminary Bicycle Network

1st Street

19th Street

Missouri Ave

6th Street

Chickasha Ave

Missouri Avenue connects directly to the 19th Street Median Trail, Southwest Elementary, a number of churches, and is just a block off of Chickasha Middle School. It crosses US-277/4th Street at a traffic signal.

About 1,100 people live along this corridor but only 2.2% of those also work in the corridor due to its residential nature.

Sixth Street connects downtown, the library, Centennial Park, and commercial destinations on Grand Avenue. It parallels the important commercial corridor of US-277/4th Street where many destinations are located. It also has safe signalized intersections to cross US-62 and Grand Avenue.

About 980 people live within ¼ mile of this route, and 11% of those also work on the corridor.

First Street passes through a neighborhood that has very high rates of walking and biking to work, and connects to the east end of downtown where development is underway.

Along this street, the city owns land that could become a scenic park along the railroad tracks. 1st Street is a safe connector to important commercial destinations at Grand Avenue.

About 489 people live within ¼ mile of this route, and 13% of those also work on the corridor.

Bike Connection Toolkit Beyond the standard painted bike lane, there are many options to improve a street to make it a preferred place for bicycles.

A neighborhood greenway or bicycle boulevard is a type of bike facility that doesn’t necessarily require a painted bicycle lane.

They’re very well-suited Oklahoma communities like Chickasha that are built on a grid of quiet residential street. They employ branding, wayfinding signage, traffic calming measures, and pavement markings as shown on this page to communicate to drivers and bicycle-riders that the street is meant to be safe for bikes.

Traffic calming guidance from the Urban Street Design Guide, National Association of City Transportation Officials.

Mini Circles are installed in the middle of an intersection to slow down cars passing through. They function like a small roundabout.

Neighborhood Gateways are a combination of a raised crosswalk and curb bulbouts at the entry to a lowspeed street, forcing slower speeds.

Pinch points narrow the street in the middle of a block, forcing drivers to slow down and possibly yield to oncoming traffic. They also create a narrow place for people to cross.

Curb Bulbouts or Curb Extensions narrow the crossing distance at an intersection for safer crossings.

Tighter Corners force cars to slow down if they are taking a turn.

Refuge Islands on extra wide streets are like medians that let people cross in two stages.

4.3 Add bike racks downtown.

Once people on bikes reach downtown, they need a place to lock their bicycle and secure it. After observation of downtown Chickasha, it appears there are only one or two racks to secure bikes. In the absence of bike racks, cyclists are forced to look for trees, poles, and other objects where they can use a bike lock.

Small Racks on Sidewalk Amenity Zone Bike racks take up very little space, and usually it is simple to find some space in the streetscape amenity zone. Curb bulbouts like at the corners along Chickasha Avenue would make a great location. Bike racks should be spaced closely, and ideally there should be at least one bike rack per block along Chickasha Avenue.

Bike Corral or Multi-Bike Rack at Important Location Wherever there is an important public destination or event location, there may be a need for a larger bike parking area that can accommodate multiple bikes. Such a solution might be appropriate at 3rd and Chickasha or 1st and Chickasha, where events are frequent. A “Bike Corral� can fit a number of bicycles in the space occupied by a single car parking space. A centrally located bike corral could make a nice location for an informational sign showing safe bike routes and destinations in Chickasha.

Bicycle parking is a good opportunity to get creative, making an ordinary bike rack a piece of art. The Norman Public Arts Board has an annual program for artists to submit bike rack designs that represent a unique element of Norman or the location where the bike rack is located. Winning artists receive a prize, and the Pubic Arts Board has the bicycle racks fabricated and installed. The group has also worked with local corporate sponsors to fund this colorful, very visible community improvement.

4.4 Improve communication about parking.

Data shows that there is no real shortage of parking supply in downtown Chickasha. However, the perception of a parking supply issue often affects downtown areas. This can lead to historic buildings being demolished or ideal development sites used up by new off-street surface parking areas. Instead of these costly measures, it is possible to maximize use of the existing parking supply with clear signage and by expanding the amount of parking lots participate as shared public parking areas for some parts of the day.

Audit Existing Markings and Signs Across downtown and particularly on side streets, the pavement markings have faded away and sometimes signs relating to parking regulations are on longer accurate. Signs and markings should be replaced or restored, or perhaps updated to reflect new parking rules.

Clear Signs for Public Off-Street Lots Off-street parking lots should have clear instructions about their parking availability. For example, there are city-owned parking lots along Kansas Avenue, but it is unclear whether they are available for public parking. Consider adding “Park and Walk” signs with time availability so that it is clear whether and when people can use these parking spaces.

Clear Signs for Private Lots That Share Owners of private parking lots may also be willing to participate by sharing their parking lots during certain hours in the day when tenants are not using them. The owners of these parking lots could be provided with free “park and walk” signs to indicate that they are available to the public during those hours.

Clear Signs Directing Drivers to Additional Parking Many off-street parking lots and on-street parking areas are located on side streets and behind buildings facing Chickasha Avenue. Signs can be added to existing intersection sign mounts (like stop signs or traffic signals) to point the way toward these additional parking areas off of the main street.

As drivers enter the main street of Westerville, Ohio, they notice the arrow-shaped blue signs that read “Parking” and point down side streets. Following the arrow to the side street, the driver will then notice the clear “Park & Walk” signs marking lots that participate as shared or public parking areas.

5.0 Leverage higher traffic counts.

This section suggests how high-traffic roads in downtown can be used to downtown’s advantage.

Higher traffic counts present along Fourth Street and Choctaw Avenue can be an advantage for downtown Chickasha. These streets are an opportunity to capture the attention of people passing through. They also offer locations for businesses that may depend on higher traffic volume.

Related Data and Analysis • Traffic Volume

Strategies 5.1 Create a gateway to downtown to draw interest.

5.2 Manage automobile-oriented development for community benefit.

DAILY TRAFFIC VOLUME Streets with higher traffic volume are weighted with thicker lines. Streets that carry greater than 15,000 vehicles per day include US-277/4th Street and Grand Avenue. US-62 carries approximately 10,000 vehicles per day. US-62 and US-277 are heavily traveled by large trucks. Most streets have less than 5,000 vehicles per day.

Source Oklahoma Department of Transportation

Lower traffic volumes suggest streets that could present opportunities for street design changes. Higher traffic volume can indicate areas of opportunity for certain commercial development. High volume streets may present barriers for bikes and pedestrians.

Downtown

US-62

Chickasha Avenue Colorado Avenue

Fairgrounds

4th Street/US-277

Minnesota Avenue Idaho Avenue Texas Avenue Florida Avenue Arkansas Avenue

1st Street

Tennessee Avenue

Rose Hill

9th Street

Grand Ave

16th Street

USAO

6th Street

Alabama Avenue

I-44

N

5.1 Create a gateway to downtown to draw interest.

The intersection of 3rd and Chickasha was interesting to one student group because it was the first or last moment to catch the attention of people driving east and west along busy Choctaw Avenue.

The block, controlled by Midfirst Bank, has an unused row of parking and some landscaping areas where gateway features or public art could be added to draw attention to the heart of downtown Chickasha along Chickasha Avenue.

The 10-12 feet of space from the unused parking area could be added to the sidewalk to accommodate benches, bike racks, lighting, and landscaping.

The corners of 3rd and Chickasha have empty spaces where new public art or Chickasha monument signs could be added to catch the attention of people who could head into Chickasha Avenue.

A row of on-street parking near the Midfirst Bank is unused and has a “No Parking� sign. This are could be reclaimed as part of the sidewalk to create a strong link between Choctaw and Chickasha Avenues. This would create ample space for new sidewalk amenities like bike racks, trees, and benches.

5.2 Manage automobile-oriented development for community benefit.

Because of the two highways converging in downtown Chickasha, there is the opportunity to attract business types that depend on higher volumes of traffic, including drive through restaurants, gas stations and convenience stores, and national chains.

Typical site plans for these types of businesses can occasionally disrupt the walkable character of a downtown. The community should consider welcoming these types of businesses when they are willing to be part of growing downtown’s walkable character.

Maintaining the walkable character of downtown could mean locating parking behind buildings, screening drive throughs or parking lots with landscaping and wall treatments, and placing entrances and storefront windows on the sidewalk.

Downtown-format CVS Pharmacy in Westerville, Ohio’s main street. Parking, drive-through, and secondary entrance are located behind the structure.

A number of traditionally automobileoriented businesses have made these layouts work in order to be part of urban environments like downtown Chickasha.

Downtown-format Walmart Neighborhood Market in Bentonville, Arkansas.

6.0 Review development options for buildings & sites.

This section suggests what it might look like, and what barriers might exist, to pursing redevelopment of existing buildings and vacant sites in and near downtown.

Downtown Chickasha has great potential for continued redevelopment. From adaptive reuse of existing structures to new construction on vacant sites and underutilized parking lots, there are many attractive properties available.

This section focuses on identifying any barriers or sources of opportunity for redevelopment projects.

Related Data and Analysis • • • • • • •

Development Ordinances Aerial Imagery Comparative Figure Grounds Opportunity Zones Value Per Acre Successful Track Record Historic Preservation

Strategies 6.1 Update zoning ordinances relating to downtown and transitional areas.

6.2 Allow missing middle housing types near downtown.

City of Chickasha Development Ordinances Parcels facing Chickasha Avenue, Choctaw Avenue, and Kansas Avenue are covered by the Historic Downtown Urban Center overlay zoning district, which generally provides for redevelopment and development consistent with the existing character of the area. The overlay ordinance also authorizes the City of Chickasha to provide matching funds for historic building facades. The IQC team conducted a review of relevant ordinances to seek out potential areas to enhance how these codes guide downtown Chickasha’s development toward the community’s preferences.

Transitional areas surrounding this special overlay district also have many examples of walkable buildings typical of an urban center, but they are governed by zoning regulations that may prevent future development from taking a walkable form that connects downtown with surrounding neighborhoods. Except along 4th Street, it is unlikely that many of these parcels will redevelop as C-2 uses. One solution might be a new transitional zone around the edges of downtown allowing a mix of building types.

Garage apartments are allowed in the R-2 Zoning District. In the higher density residential districts that are near downtown, multiple family uses are allowed. However, there are some restrictions that may prevent the construction of new building types like duplexes, fourplexes, and apartment courts.

Downtown Historic District

C-2

R-3/R-4

R-2

I-1

Pennsylvania Ave

Choctaw Avenue

Chickasha Avenue

Colorado Avenue

Iowa Avenue

2nd Street

4th Street

6th Street

8th Street

Kansas Avenue

N

AERIAL IMAGERY 1953 Aerial imagery from 1953 reveals a denser concentration of buildings in downtown Chickasha, especially along streets parallel to Chickasha Avenue. There is also a denser concentration of housing to the north and south of downtown, and housing transitions immediately to mixed-use blocks.

Present Present day imagery shows that Chickasha Avenue has mostly retained its historic form. Many blocks on streets parallel to Chickasha Avenue have been demolished and replaced with parking areas. Much of the housing surrounding downtown has also been lost, likely due to flooding or deterioration. As a result of these changes, parking areas and vacant lots form a belt around downtown Chickasha. This belt may represent an uncomfortable zone to pass through for people who live nearby and may wish to walk or bike to downtown.

However, vacant lots and underutilized parking areas may also present opportunities for infill.

Source Google Earth and USGS Earth Explorer

COMPARATIVE FIGURE GROUND A figure ground diagram is a way to analyze the forms and patterns of buildings and open spaces in a neighborhood.

These diagrams are presented at the same scale.

Chickasha’s figure ground diagram reveals a strong spine of main street buildings along Chickasha Avenue. At street level, this creates a strong sense of place. The diagram of Enid reveals a similar building fabric arranged around the courthouse square, and the diagram of Shawnee shows its strong linear downtown.

The fairgrounds, surrounded by negative space in the diagram of Chickasha, is comparable to the shopping malls that float beside the downtowns of Lawton and Muskogee.

In all three cases, the built form suggests the need for an intervention to connect the assets with downtown’s core.

Chickasha

Lawton

Muskogee

Enid

Shawnee

Federal Opportunity Zone Chickasha’s Opportunity Zone is adjacent to downtown.

Federal Opportunity Zones were created by the 2017 Tax Cuts and Jobs Act and designated locally by the State of Oklahoma. Opportunity Zones create a place-based incentive to invest capital in economically distressed areas by offering investors the ability to defer and reduce capital gains taxes on other investment income. Opportunity Zones are poised to receive capital investment through real estate development and business growth.

Chickasha has one Census tract designated as a federal opportunity zone, generally north of US-62 to the Washita River between I-44 and US-81. The Opportunity Zone includes areas that are immediately adjacent to downtown north of Pennsylvania Avenue.

The Opportunity Zone designation makes the area north of downtown potentially attractive to investment in real estate and employment. Investors might be attracted to Chickasha’s Opportunity Zone due to the following conditions:

• • • • • •

Highway access Rail access Proximity to Canadian Valley Technology Center Industrial anchor businesses Industrial zoning and suitable sites Ongoing housing development north of Pennsylvania Avenue

Some development sites in the Opportunity Zone may require special development conditions to be met under the Chickasha Flood Ordinance due to the presence of areas prone to flooding.

US-81

Washita River

I-44

Downtown

US-62

N

VALUE PER ACRE Parcels of land are shaded by assessed value of land and improvements per acre of land area. Darker values indicate higher property value per acre. Two important concentrations of land value in Chickasha are the downtown area, especially Chickasha Avenue, and the commercial shopping area around 4th and Grand.

Source Grady County Assessor

The analysis highlights that downtown Chickasha remains one of the highest areas of concentrated value, even though most community members agree it does not yet live up to its full potential. There is opportunity to enhance the value of downtown.

Downtown

US-62

Chickasha Avenue Colorado Avenue

Fairgrounds

Minnesota Avenue

4th Street/US-277

Idaho Avenue Texas Avenue Florida Avenue Arkansas Avenue

1st Street

Tennessee Avenue

Lege

6th Street

Grand Ave

Rose Hill

9th Street

USAO

16th Street

Alabama Avenue

I-44

N

Appro

Community-Owned Land The map shows land owned by community or public entities, including the City of Chickasha and Grady County.

Community-owned land may offer opportunities to develop new public space, to maintain shared parking to spur redevelopment of nearby buildings, or to offer a Request for Proposals to seek private developers willing to partner in redevelopment of a site.

Oklahoma City’s Alliance for Economic Development offers a good example of the utilization of community-owned land to further redevelopment goals. The entity was left as a large landowner after urban renewal period of mid-century.

Today, the entity crafts Requests for Proposals that adhere to the community’s goals and standards for redevelopment of significant sites.

Through this process, developers gain the opportunity to acquire and develop important sites, but the public retains the ability to monitor the progress of redevelopment and ensure that standards are met. Often, developers add additional incentives such as Historic Preservation Tax Credits, Low Income Housing Tax Credits, and tax increment finance programs to make challenging projects possible.

Successful Framework Redevelopments of the 100 block of Chickasha Avenue (mix of food, dining, brewery, and retail) and the building at 317 West Chickasha Avenue (Crazy 8 Cafe) are supported by a matching program by the City of Chickasha, which provides reimbursement for a portion of development costs.

The program is funded by a sales tax measure that provided funds for economic development. Developers apply for funding through the Chickasha Economic Development Council, which then forwards recommendations to City Council for approval.

317 West Chickasha 100 Block of West Chickasha • 5,400 square feet • 24,000 square feet • $323,000 total investment • $1.4 million investment • $110,000 public match • $450,000 public match • Mix of food, dining, brewery, retail

Historic Preservation A student team reviewed photos from Chickasha’s original application to the National Register and compared them with the landscape of downtown today, to understand progress that has been made. Since its National Register nomination, Chickasha has had a number of very important preservation successes. The Rock Island Depot, the Verden School, and the Chickasha Hotel are just a few examples of how preservation has made great progress in Chickasha, particularly with some of the most challenging structures.

The current redevelopment projects of 100 Block of West Chickasha illustrate an important point about the next stage of preservation efforts for Chickasha. Smaller, plainer single story buildings are excellent redevelopment opportunities that are flexible to accommodate a wide range of uses. They also offer bite-size projects for smaller developers and businesses.

Chickasha has an abundance of these structures remaining, including on side streets and parallel streets to Chickasha Avenue.

6.1 Update zoning ordinances relating to downtown and transitional areas.

Add specificity and/or design review for the form and appearance of new developments in the Historic Downtown Urban Center overlay and transitional areas that surround downtown.

Assessment of Current Zoning

Examples

The overlay ordinance is written with specific language regarding land uses, but language regarding the form and appearance of development is very general.

Muskogee’s Central Business District zone includes design standards relating to building facades, building orientation, roof types, and infill relationships. In particular, the code seeks to ensure that new construction is compatible with and perpetuates downtown’s walkable urban character. See City of Muskogee Zoning Code, 90-11.

Proposed Adjustment

Ada’s “Arts District Ordinance” creates zoning categories with special design review ensuring continuing walkable urban character. In addition to addressing the commercial district, the ordinance includes design review and standards for transitional zones that specifically enable higher-density housing types like townhouses, duplexes, and garage apartments. See City of Ada Zoning Ordinances, 58-940.

Consider adding language for character and aesthetic provisions, including the appearance and massing of buildings and facades, screening or shielding of off-street parking, and preferences for the form of infill development.

Add language allowing or encouraging blade signs and sidewalk displays.

Assessment of Current Zoning

Examples

Current sign regulations may unintentionally discourage projecting blade signs and sidewalk displays by forbidding such items extending into sidewalks or public right-of-way.

The Muskogee zoning code provides sign regulations tailored to the Central Business District zoning category. In 90-16-08.F the regulations specifically allow for pedestrian-oriented blade signs projecting over the sidewalk. See City of Muskogee Zoning Code, 90-16-08.

Proposed Adjustment Create by-right permission for adjacent building users to use sidewalk space, including for portable/A-frame signs, tables and chairs, and merchandise displays.

Include reasonable guidelines, such as requiring that a 6’ clear path is maintained along the sidewalk for accessibility.

The Ardmore code allows projecting signs in the central business district that are mounted at least eight feet over the sidewalk. Signs are allowed to project over the right-of-way to within three feet of a street curb. See City of Ardmore Unified Development Code, Sec 710.G.

Add an exemption from off-street parking requirements for the Historic Downtown Urban Center overlay.

Assessment of Current Zoning

Examples

The zoning ordinance has no provision or exception to off-street parking requirements for downtown.

Such requirements may create a hardship for developments seeking to fit with a walkable historic district.

Ada’s zoning ordinance creates an “exception to off-street parking requirements” for a defined area of the downtown. See City of Ada Zoning Ordinances, 58-477.

Proposed Adjustment Consider adding an exception for parking requirements in the downtown overlay area.

Ardmore’s unified development code creates an “Exemption for Downtown Business District,” with boundaries corresponding to the Downtown Commercial zoning district (CD). No off-street parking or loading spaces are required in the CD district. See City of Ardmore Unified Development Code, Sec. 708.H. Muskogee has a “Parking Exempt Zone” over the central business district area.

The zone is described using a written description of boundary streets and a map. In the Parking Exempt Zone, developments are not required to provide off-street parking. If a development does choose to provide some amount of off-street parking, it must still comply with the city’s design regulations. See City of Muskogee Zoning Code, 90-14-03.

Add provision for shared parking plans to meet parking requirements in all districts.

Assessment of Current Zoning

Examples

Current parking regulations citywide do not allow for adjacent uses to create a shared parking plan based on complementary peak usage times.

Ardmore’s unified development code includes a section on shared parking that lays out how developments can proposed shared parking as a way to meet offstreet parking and loading requirements without constructing new parking lots on site. See City of Ardmore Unified Development Code, Sec. 708.F.

Proposed Adjustment Allow adjacent uses to work together to provide a shared parking plan that minimize the expense of constructing parking and minimize the area taken up by parking lots. For example, a proposed office development that will be busy during weekdays can satisfy parking requirements by creating an agreement with an adjacent church that is only busy on Sundays and certain evenings.

6.2 Allow missing middle housing types near downtown.

Today’s housing often falls at opposite extremes of a spectrum, from a single-family house to a large apartment complex.

Many of the housing types that fall in the middle of this spectrum are no longer built, and often because they are no longer allowed or they are difficult to permit under the standard zoning code of many municipalities. Missing middle housing types are good for students and seniors, two populations that are strong part of Chickasha’s demographics.

In order to allow many of these missing middle housing types, the zoning in transitional areas around downtown should be reviewed. For example, the R-3 district requires a 10,000 square foot lot for duplexes and 2,000 square feet more for every additional family occupying a structure. In order to construct a fourplex apartment, a developer would be required to acquire two city lots in Chickasha. Historically, such structures have been located on standard city lots of 7,000 square feet. Additionally, some missing middle housing types may require a smaller setback in the front yard. This can allow parking to be located in the rear of the property accessed from a corner or alley drive.

Fayetteville, Arkansas is considering changes to its development code that would include pre-approved missing middle building types on typical lot sizes to avoid confusion about fitting these structures into neighborhoods and zoning. In this example, the smaller-size single family houses on small lots would not otherwise be permitted under the minimum lot size for single family dwellings. The new code could provide clarity for developers while ensuring that the community’s standards and goals are met by the development.

Small-lot single family homes in Fayetteville.

IMPLEMENTATION GUIDE Implementation of concepts in this report will require continued participation and engagement from the public sector, nonprofits, and private sector.

Some concepts can get started right away, while others will take additional work to secure designs and funding.

This guide attempts to identify lead implementers and supporters for strategies in the report.

Strategies

Lead Implementer

Supporting Implementers

Notes

1-Approach revitalization efforts with a range of solutions at all levels.

2-Increase activity on evenings and weekends.

Chickasha Chamber of Commerce

2.1 Target businesses that offer experiences and third places.

Economic Development Council, City of Chickasha

2.2 Use innovative or emerging business concepts to broaden customer base.

Economic Development Council, Local Businesses, Chamber of Commerce

Economic Development Council

2.3 Reinforce connection of fairgrounds audience to downtown.

City of Chickasha, Grady County Fairgrounds, Chamber of Commerce, Economic Development Council

Chickasha Community Foundation

2.4 Support regular weekly, monthly, or annual events.

Chamber of Commerce, Economic Development City of Chickasha, Economic Council Development Council

3-Activate sidewalks and public spaces.

Main Street, Chamber of Commerce

3.1 Support businesses in activating sidewalks with signs, seats, and displays.

City of Chickasha, Economic Chamber of Commerce, Development Council Local Business Owners

3.2 Support public art, seating, and landscaping in sidewalks..

USAO, City of Chickasha, Economic Development Council

Additional event planners.

Chickasha Chamber of Commerce

Crazy 8 Cafe The Bookstore on the Corner (Wifi and Cafe Tables)

3.3 Formalize multi-purpose City of Chickasha, Local public spaces around Business Owners Chickasha Avenue.

Canadian Valley Tech Center, Arts Council Chamber of Commerce, Office of the City Manager

Need signage at the fairgrounds about downtown

Additional event planners

Develop micro-grant opportunities, speak with each business owner.

Strategies

Lead Implementer

Supporting Implementers

4-Improve multi-modal access to downtown.

USAO Director of Development

Main Street

4.1 Improve accessibility and walking conditions around downtown.

City of Chickasha

Chamber of Commerce

4.2 Create solid bike connections to downtown.

City of Chickasha, Chamber of Commerce

USAO Director of Development

4.3 Add bike racks downtown.

City of Chickasha, Economic Canadian Valley Tech Center Development Council, Chamber of Commerce, Local Business

4.4 Improve communication City of Chickasha about parking.

Notes Should a bus service be considered?

City- Noah Elkies

Chamber of Commerce, Local Business Owners

5-Leverage the traffic count of 4th Street and Choctaw Avenue.

5.1 Create a gateway to downtown to draw interest.

City of Chickasha, USAO Art Department

Economic Development Council, City Managers Office

5.2 Manage automobileoriented development for community benefit.

City of Chickasha, Oklahoma Department of Transportation

Chamber of Commerce

6-Consider redevelopment options for existing buildings and vacant sites.

Economic Development Council, Grady County Fairgrounds, Local Developers

Local Developers

6.1 Update zoning ordinances relating to downtown and transitional areas.

City of Chickasha, Office of the City Manager

Economic Development Council, Local Construction Professionals

6.2 Allow missing middle housing types near downtown.

City of Chickasha

Economic Development Council

City of Chickasha role

Report prepared by: OU Institute for Quality Communities OU Christopher C. Gibbs College of Architecture 830 Van Vleet Oval Gould Hall 165 Norman, OK 73019