Paseo District
Accessibility and Walkability Blueprint
Paseo Arts Association The City of Oklahoma City OU Institute for Quality Communities
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CONTENTS Introduction 1 Overview of Accessibility
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Walkability Audit
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Walkability and Accessibility Priorities
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Short-Term Walkability Recommendations
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Long-Term Walkability Recommendations
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Waste Management Audit
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Waste Management Recommendations
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Next Steps
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ACKNOWLEDGMENTS Walkability Audit Participants Joy Reed Belt Jolene Lloyd Forbes Jim Hiller Linda Hiller Kelly Pearson James Varnum Amy Young Paseo Arts Association Kasi Cooper The City of Oklahoma City Planning Department Ian Colgan, AICP, Assistant Planning Director Kim Cooper-Hart, AICP, Senior Planner Jennifer Gates, AICP, Associate Planner The City of Oklahoma City Office of Sustainability T.O. Bowman, Interim Director Madeleine Wiens, Program Coordinator OU Institute for Quality Communities Justin Phillips, Environmental Design Ying Li, Regional & City Planning Shane Hampton, IQC Fellow
INTRODUCTION The Paseo District is a vibrant neighborhood center known for its art galleries, festivals, and entertainment. The unique Spanish architecture, curvilinear street, and central plaza public space make the district one of the most special places in Oklahoma City. This document is the result of conversations between stakeholders and City Planning about future improvements in the Paseo. The scope of this report is arranged around two priority issues identified by the local community: Walkability and Waste Management. Walkability The Paseo is surrounded by residential neighborhoods. Walkability addresses the comfort and safety of accessing the Paseo on foot from those neighborhoods. Walkability is also a critical part of the district experience for people who arrive by other modes of transportation.
The Paseo’s unique Spanish architecture and curving street make it one of the most special places in Oklahoma City.
The City of Oklahoma City Office of Sustainability led a walkability audit that encouraged stakeholders to take a critical look at the Paseo from the perspective of pedestrians, offer their feedback, and to situate findings into a local context. The Paseo’s walkability can be improved through both short-term and long-term recommendations that point to the need for an accessible pedestrian route in the Paseo. This route will help stakeholders and agencies set priorities for improvements and funding. Waste Management Business and property owners in the Paseo have identified waste management as a challenge. Because the historic district was not developed with modern accommodations for commercial waste management, it is difficult to find appropriate locations to place dumpsters and trash receptacles. Many dumpsters in the district are plainly visible from prominent sites, interfering with the appearance and walkability of the area. Recommendations point to improving the safety and appearance of the district by working with property owners and service providers to find new locations or construct enclosures for waste containers.
The study area includes the boundaries between Walker and Shartel, from 27th Street to 30th Street.
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OVERVIEW OF ACCESSIBILITY The Americans with Disabilities Act (ADA) was enacted in July 1990. The ADA guidelines that apply to this report are accessibility standards in the built environment that allow a product, service or environment to be available to as many people as possible. In this report, the term “accessibility” applies specifically to the pedestrian zones located between the buildings and the road lanes. A pedestrian zone includes parking areas, sidewalks, crosswalks, storefront access, and amenity zones with features such as plantings, benches, and bike racks. Many of Paseo’s pedestrian facilities were constructed prior to the ADA laws and this report is intended to support and foster the community’s dialogue about future improvements to Paseo’s pedestrian zones Here are a few definitions for key ADA-related conditions that may appear in this report.1
Curb ramp with tactile warning strip in Oklahoma City.
• ADA Compliant or ADA Non-Compliant: Refers to the
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extent to which an area or a facility carries out the ADA guidelines. This compliance is also expressed as the extent to which an area or a facility is considered accessible or non-accessible, per the ADA standards. Pedestrian: The word pedestrian applies to any person traveling around on foot or in a wheeled chair. Pedestrian Access Route: A continuous unobstructed path that connects pedestrians to parking, sidewalks, streets and storefronts with ease. Curb Ramp: The sloped area that connects the sidewalk to the street surface. Tactile, or Detectable Warning Devices: The raised “bumps” used on curb ramps and crossings at driveways and alleys to alert a person with visual impairment that he / she is approaching an area with cross-traffic. Running Slope: The slope of a path following the direction of travel – allowed to match roadway grade when the sidewalk is directly alongside the roadway (otherwise the running slope cannot exceed 5%). Cross Slope: The slope of a path across the direction of travel – needs to be no more than a 2% slope. Clear Zone, or Free Zone: The area of the Pedestrian Access route that must be free from signs, tree branches, fire hydrants, benches, light poles, and other objects: 80 inches high and 36 inches wide.
Clear Zone
Running Slope Cross Slope
Clear zone, running slope, and cross slope.
ADA Information Resources The Department of Justice ADA site • http://www.ada.gov/ada_intro.htm ADA Update: A Primer for Small Business • http://www.ada.gov/regs2010/smallbusiness/smallbusprimer2010.htm Small Business FAQs • http://adata.org/faq-page#t110n1263 The Federal Highway Administration - Designing Sidewalks and Trails for Access • http://www.fhwa.dot.gov/environment/bicycle_pedestrian/publications/sidewalks/chap4b.cfm • http://www.fhwa.dot.gov/environment/bicycle_pedestrian/publications/sidewalk2/sidewalks204.cfm 1. The definitions given here are simplified from the original ADA language for this brief report. The ADA regulations include many exceptions and alternatives that are not outlined here. Please refer to the ADA’s and others’ websites for complete information.
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WALKABILITY AUDIT A walking audit is an on-the-street review of actual walking conditions conducted by community members, typically led by a team with expertise in walkability audits. Participants record their comments about key areas of concern and interest and the team summarizes the observations. The Paseo Walkability Audit was held on the morning of April 15, 2014 and additional observations were recorded on April 4, 2014 during Paseo’s monthly First Friday event, which is typically very busy with pedestrian activity. The audit participants were especially attentive to the accessibility of the area as defined in the Americans with Disabilities Act, described on page two. For the purposes of this walkability report, the participants approached accessibility through their observations of the potential ease, for as many people as possible, of reaching destinations in the Paseo. A summary of the audit is illustrated in the map below. Numbered items from participant comments are detailed with photos on the next page, followed by ideas for short- and long-term walkability improvements.
Map of Paseo Walkability Audit Adequate sidewalk (Some problem areas) Requires major maintenance Missing or impassable sidewalk Missing Ramps Participant Comments 1. Sidewalks/crosswalks are not linked to the other side of the street, or are in need of repair and maintenance. 2. Walking zones are congested with sidewalk displays and patio dining. 3. Access to the area’s kiosk for wayfinding and elevated plaza is limited. 4. Vehicles at residences often block the sidewalks. 5. Large curb cuts and driveways affect safety in walking areas. 6. Edgemere’s route to school: Student safety is affected by all of the above and the route needs more cues so drivers will slow down and focus throughout the school zone area.
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A walkability audit helps community members identify priorities for improved walking conditions.
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Missing Sidewalks and Crosswalks: (Walker and NW 28th / Paseo Drive looking south). Sidewalks aren’t installed on all streets in the district and visitors must walk in the street or on the grass.
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Congested Zones: (Paseo Drive). Winding paths and sidewalk dining add to the area’s charm and appeal, yet some of the walking zones are difficult to pass through.
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Access to public spaces: (Plaza on Paseo Drive). Accessing the lively central plaza, which includes a kiosk map and performance stage, requires navigating without crosswalks, stepping over curbs, and walking through grass or uneven paved areas.
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Vehicles in Sidewalk: (NW 30th). The sidewalk routes to and from Edgemere Elementary crosses over driveways which are often blocked by vehicles.
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Long Curb Cuts: (Walker and Paseo Drive) Several of the district’s walking zones are interrupted by long openings into parking lots and multiple curb cuts, creating additional, unnecessary conflicts for pedestrians and vehicles.
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Edgemere School Route: (NW 30th & Walker). The walkability of the Paseo, particularly along Walker, directly impacts the safety of the route for students to and from Edgemere Elementary.
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WALKABILITY AND ACCESSIBILITY PRIORITIES Ultimately, The Paseo needs a pedestrian access route in the district and a plan that identifies specific junctures along the route where accessibility solutions can be implemented. Setting Priorities for Pedestrian Access Route Improvements Paseo’s original buildings, sidewalks, parking, and roadway were built in the 1920s and 1930s to follow the pleasing slopes and curves throughout the district. The sloping terrain presents challenges for constructing accessible pedestrian routes, crosswalks, and entrances to buildings. In Paseo, the topography and related stormwater management has a significant bearing on the design of future improvements. Several obstacles to accessibility are found in the district and often come together at the same location, such as in the area pictured to the right on Paseo Drive. At this location, a narrow sloped sidewalk crosses several storefront doors, stops at an alley opening, begins again on the other side of the alley and then crosses more storefronts. These locations may require more complex solutions.
• When steps into storefronts aren’t wheelchair accessible, options include • •
construction of a ramp instead of or in addition to steps to the sidewalk, a second front door in a more accessible location, or moving the front door. The running slope on a continuous sidewalk can follow the slope of the street, but access into buildings still needs to follow ADA regulations. Crossings at streets and alleys have stricter slope rules than sidewalks in order to protect an individual exposed in a street or alley. There are limited areas that can serve “as-is without reconstruction” for accessible crossings.
In some cases, many accessibility challenges are present in a single location, and may need to be solved as part of a comprehensive project.
Comprehensive improvements for better walkability and accessibility throughout the Paseo will require a large public project such as the next General Obligation Bond, which is outlined further on page seven. In the interim, Planning staff and Paseo stakeholders can work with City Council and other agencies for small projects that can be funded through City surplus and other various grants. Identify Priority Areas and Funding Sources for Connecting Sidewalks and Making Repairs Stakeholders and planners will need to confirm the proposed pedestrian route and outline priorities for improvements over time. Ideally, all areas would be completely accessible and walkable as soon as possible, but due to limited funding immediately available, some locations may warrant higher priority than others. Here’s an example of what a prioritization decision could entail, using the sidewalk termination on Dewey between 29th & 30th.
Sidewalks are missing along Dewey between 29th and 30th, but this block may not be the first priority for improvements.
• There are no sidewalks on this block. • The west side of the block is on a slope where the rears of buildings are very
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close to the curb line. The driveways into these buildings are on a short steep slope that gives very little room for a proper sidewalk. It may not be feasible to reconstruct the access into these buildings and provide a pedestrian route across them. On the east side of the block is a large vacant lot.
Redevelopment or event programming on this lot may trigger the need for a sidewalk in the future. But in terms of near-term funding priorities, the stakeholders may want to focus on Paseo Drive and more active streets with existing storefronts and parking facilities. Recommended priority routes are shown in the map to the right.
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Map of recommended priority pedestrian routes on Paseo, 30th, and Walker.
SHORT-TERM WALKABILITY RECOMMENDATIONS Repair Sidewalks in Key Locations
Install Crosswalks at Key Locations
The City and other agencies often have discretionary funds or grants available for pedestrian-related repairs and small projects. Planning staff will work with the Paseo stakeholders to identify repair locations.
The City can install a crosswalk only in locations with ADAcompliant curb ramps. Many of the curb ramps in the Paseo are not compliant. Planning staff will work with Paseo stakeholders and Public Works to identify the near-term opportunities for installing repairing curbs, ramps and crosswalks along the pedestrian access route.
An obsolete curb cut is a good candidate for a small repair project.
30th and Paseo is an important intersection that needs accessibility improvements.
Improve Access to Central Plaza and Wayfinding Kiosk
Add More Activity Areas
Accessibility improvements to the plaza may include crosswalks, ramps, and a new material for the pedestrian surface. Additionally, the wayfinding kiosk in the central plaza should be relocated to a site that is more accessible to the public.
Parklets are a temporary and fun solution to provide space for dining or sidewalk sales. One or two parking spaces can be dressed with a platform that extends the activity areas. City staff will assist the Paseo association and businesses with guidance on permits for parklet-type projects.
Example
A wayfinding kiosk located in an accessible location.
This example of a parklet provides space for cafe seating without obstructing the flow of pedestrian traffic.
Improve Driver Awareness Through School Zone Stakeholders can work with the City to determine ways to improve driver awareness and pedestrian safety throughout the school zone. Consider additional signage, signalization improvements, sidewalk repairs, and raising safety awareness with nearby residents who park on the sidewalk.
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LONG-TERM WALKABILITY RECOMMENDATIONS Long-term solutions for walkability in the Paseo will require major new construction and significant funding. The primary funding mechanisms for such projects is the City’s General Obligation Bond, the next round of which is anticipated to be put for a public vote sometime between 2017 and 2019. A streetscape bond project in the Paseo could address multiple issues in a single project, including pedestrian safety, the Edgemere school route, sidewalks, front door access, driveway skirts, crosswalks, street lights, signals, drainage, and improved layouts for on-street parking. Planning staff will work with Paseo stakeholders to refine the solutions proposed in this report and prepare a project proposal for the upcoming bond. Minimize Travel Lanes for Wider Sidewalks Travel lanes on parts of Paseo Drive are wide enough to offer space back to the sidewalk, allowing generous pedestrian and activity zones. Consider Curbless “Festival Street” or Woonerf Because Paseo Drive is a short street used primarily for access to the district and on-street parking, it could be redesigned with a curbless section known as a woonerf or festival street. Curbless streets still allow parking and through-traffic during regular times, but offer extra benefits to an area like the Paseo. The surface is flat with no curbs or other obstacles to accessibility. Curbless streets have a traffic calming effect because they signal that the entire space between buildings is shared between cars and pedestrians, making drivers more cautious and aware of their surroundings. Finally, it allows a more flexible space while complying with ADA standards.
This buffer might be needed on busy, fast streets, but it’s unnecessary on Paseo Drive.
Elements of a Festival Street Bollards or planters for extra protection Interesting pavement texture
Shared right-of-way On-Street parking
Example
An example of a curbless street in Batavia, Illinois. Photo: John Greenfield.
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Employ Best Practices and Quality Design to Manage Stormwater Drainage will be an issue for any future streetscapes because of the sloping topography in the Paseo. New ways to manage stormwater in an attractive streetscape should be considered. For example, asphalt and concrete streets channel all stormwater to drains. However, future streetscapes can include permeable materials that allow some water to be absorbed into the ground or rain gardens. The landscaping in a street can also be designed to serve the drainage system. Rather than being raised in planter boxes above the street level, planting strips can be slightly lower than the surface of the street. Water flows into these collection basins. The plant roots and soil can slow the flow of stormwater to mitigate erosion issues and prevent overflowing drains.
Drainage solutions from previous streetscape work in the Paseo have created obstacles to accessibility. In some locations along Walker, drain locations at intersections create curbs that are up to eighteen inches high with no curb ramps.
Example
This street in Greensburg, Kansas is designed with elements that handle stormwater, such as collection basins and rain gardens with native plants.
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WASTE MANAGEMENT AUDIT The waste management audit identified problems and opportunities for positioning waste containers. This audit is the basis of recommendations that can beautify the Paseo and identify opportunities for greater efficiency and environmental sustainability. According to the commercial waste regulations from Oklahoma City’s Urban Design Overlay district, waste collection units should be placed in or immediately adjacent to alleyways. Those not placed in alleyways shall be screened from view from public streets. A majority of the waste containers in the Paseo are not currently compliant with guidelines, leading to poor views and blocked sidewalks. Trash containers are often poorly maintained and have graffiti on them. Some dumpsters are in a compliant location, but could still be moved or screened so that they are not visible to the public. The map below identifies dumpster locations in the Paseo. Specific areas are numbered with photographs and descriptions provided on the following page.
Map of Paseo Waste Management Audit
Dumpster in public right-of-way Dumpster adjacent to alleyway
Problems with Waste Containers: 1. Dumpsters blocking sidewalks 2. Dumpsters placed in front of buildings 3. Dumpsters without enclosures on public right-of-way 4. Dumpsters facing residential streets 5. Dumpsters adjacent to alley without screening 6. Dumpsters facing primary streets and view corridors
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A majority of the waste containers in the Paseo are not currently compliant with guidelines, leading to poor views and blocked sidewalks.
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Blocking sidewalk: Dumpsters are positioned blocking the pedestrian area alongside the road, forcing pedestrians into the street.
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In front of building: Some dumpsters are placed along the front facade of buildings. Dumpsters should be set back farther than the building facade.
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Unenclosed on public right-of-way: When a prominent placement is unavoidable, enclosures should be considered.
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Facing residential streets: The Paseo commercial district is surrounded by residential neighborhoods and many streets have unenclosed waste containers in prominent locations.
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Adjacent to alley: Rear lots adjacent to alleys make good locations for dumpsters. Locations adjacent to residential property should consider enclosures.
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Facing primary streets: Some dumpsters are facing or encroaching on the right-of-way of primary streets that are gateways to the district.
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WASTE MANAGEMENT RECOMMENDATIONS Waste management recommendations are focused on conducting an ongoing evaluation of waste collection in the district as needs change over time. Property owners should be aware of the relevant codes that determine where dumpsters can be placed, and consider screening especially when an ideal location is unavailable. In the future, the Paseo may consider alternative strategies that reduce the environmental impact of trash from the district. Evaluate the Amount of Trash
Friendly Code Consultation
Property owners who rent waste containers in the district should monitor and evaluate how much waste is actually collected between pickup dates. The team noted waste containers that may be underutilized and could be downsized.
The district should request that code enforcement officials perform a friendly code consultation to identify waste containers that are not currently in compliance with the design district’s regulations. Code officials can make specific recommendations for each dumpster that could help it comply with the code. Existing Code, from the City of Oklahoma City Code of Ordinances § 59-13700. Urban Design Overlay District
Alternative Waste Management There may be opportunities to improve the sustainability of waste management in the Paseo. The district or individual property owners could consider contracting with a commercial waste company that offers recycling and composting. These opportunities could reduce the quantity of waste from the district that ends up in a landfill.
• Commercial waste collection receptacles ... shall be placed
Explore Options with Waste Management Vendors Waste containers and their locations are managed through private contracts between property owners and service vendors. The property owners and vendors could meet about their current contracts and services. The meeting should explore the type and placement of waste containers as well as the type and route of collection vehicles.
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in or immediately adjacent to alleys whenever possible, and shall be at least 25 feet from the nearest street curb. Those not placed in alleys, but positioned within 100 feet of a street curb, shall be sight-proof screened from view from public streets. A waste receptacle ... and its required screening, may only be located in the public right-of-way upon the issuance of a revocable permit for both the receptacle ... and the installation of the screening. The waste collection receptacles shall be so screened and maintained by the property owner so that they do not generate trash, debris or odor beyond the screened facility.
Make Use of Enclosures and Screening Attractive enclosures and screening should be considered for all waste containers. Enclosures should be mandatory when a waste container is within view of a primary street frontage. The Paseo’s art culture may also lend itself to unique artistic solutions to making waste containers more attractive.
A simple enclosure in the Plaza District, Oklahoma City.
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Dumpsters decorated with wallpaper. Photo: Finley Studios.
Install Public Trash Receptacles
Explore Trash Compactor or Cardboard Recycling
Some locations along the priority pedestrian route may need public waste receptacles for pedestrians walking through the district. Receptacles should be placed in the sidewalk amenity zone without blocking the pedestrian route. These receptacles would be maintained by the district association, including business and property owners.
Some waste containers currently serve galleries that receive large shipments and many cardboard boxes that consume a lot of capacity. Some waste management companies offer a compactor that can offer improved efficiency for these containers. Additionally, some waste management companies offer recycling for corrugated cardboard material.
Determine the Best Placement for Containers An ideal location for a waste container is convenient to the business that uses it, accessible to trash collection vehicles, and hidden from public view. The best locations are located in the rear of buildings, at the back of parking lots, and adjacent to alleyways. Waste container placement in the Paseo should be especially sensitive to the views from the priority pedestrian routes identified in this report. Finding appropriate locations for waste containers in the district may require occupying space currently used for parking or secondary driveways. Suggested locations for further investigation are shown in the map below.
A waste container located at the end of an alley in Midtown provides easy access to collection vehicles without blocking the sidewalk. A screening fence could further enhance this dumpster location.
Map of Suggested Waste Container Placement Protect views and frontages from priority pedestrian routes Suggested locations for waste containers Current waste container locations Suggested Placement Criteria
• Compliant with City regulations • Convenient for nearby businesses to access
• Accessible to trash collection vehicles
• Hidden or screened from priority pedestrian routes
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NEXT STEPS The authors of this report, members of City of Oklahoma City staff and the University of Oklahoma team, aimed for a succinct set of recommendations based on best practices from walkability and waste management experts. This report’s outline of short- and long-term solutions becomes the starting point for next meetings and is intended to generate more intensive discussions and decisions about the future of place in the Paseo. Paseo Walkability A safe, comfortable, and accessible pedestrian environment is a critical part of the Paseo experience for both residents and visitors. Stakeholders can work to improve the conditions for walkability by addressing the observations from the walkability audit. Here are proposed next steps to advance the conversation and solutions. City Planning staff will assist the Paseo stakeholders with access to and meeting coordination with City staff, and other outside experts and agencies. 1. Paseo stakeholders form an advisory group to facilitate the short-and long-term solutions and the deeper discussions about the improvements for the area. 2. Advisory group obtains stakeholder input to confirm the Pedestrian Access Route and its role in prioritizing solutions and improvements. 3. Advisory group obtains budgetary cost estimates for the short-term solutions and works with Paseo sponsors, the City and other granting agencies on funding options. 4. City Planning staff works with the advisory group to re-envision the future design of the street and outline a long-term improvement plan with a full streetscape. Paseo Waste Management Paseo is a beautiful historic village, and the dumpsters are an unattractive modern necessity. Many of the waste containers in the Paseo can be repositioned to protect the viewshed and still accommodate the needs of the commercial trash service trucks. For those areas where a suitable location cannot be determined, the Paseo Arts Association can tap into abundant creativity for enclosure design and dumpster decoration. The next steps for waste management are within the concern of the property and business owners who contract with the trash services. Upon request from the property and business owners, City staff is available to attend meetings with trash service providers and consult with property owners about dumpster placement regulations and options for enclosures.
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This report is the starting point for more intensive discussions and decisions about the future of place in the Paseo.
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