Downtown OKC 2020: Dennis Wells
Dennis Wells
Guests blogs on the future of downtown Oklahoma City continue with this latest post by architect Dennis Wells. Dennis is one of those guys I still need to enjoy a long cup of coffee with – most of my conversations with him have been by phone. He has become a leading voice (though not for all) in the residential section of MidTown (he calls it SoSA, others call it the Cottage District). If you’re looking for a traditional neighborhood consisting of identical Dallas-style homes, stay far, far away from the area around NW 8 and Shartel where Dennis is a leading champion for bold modern architecture. Dennis, count on me calling you soon for a cup of coffee. I’ll let you pick the place – that’s always a good insight into who a person is!
What should downtown Oklahoma City look like in 2020, and how can this vision be best achieved?
Oklahoma has some uniquely positive attributes characterized by our people and geography: We are abnormally friendly… We are more Native American than any other state… We reside on top of large amounts of petroleum… We have a rich country music and blues heritage…
There are also some not-so-positive images: We are perceived as being red-neck… The weather is often windy, and seasonally dangerous… Our State is not known for its high-profile natural beauty…
Our downtown should represent us by amplifying our good attributes and by spinning our negative images in surprising ways. Amplify and surprise. Our urban design should showcase our friendliness and somehow promote our perceived negatives as positives.
Right now Bricktown is maturing into a truly world-class entertainment district. Several CBD rim districts are growing into vital niche neighborhoods, and the Devon tower is ratcheting-up our urban image physically and psychologically. This important momentum is happening even in the midst of global economic downturn, and should be protected and nurtured.
The relocation of Interstate-40 opens opportunities for redevelopment of the abandoned highway and creates challenges for unifying the proposed Core to Shore district. A budding river environment offers incredible potential. This is an enviable position, and moving forward here’s what we need to do…
Protect and nurture the existing momentum: There are certain components of the Core to Shore vision that should happen now, but opening large new parcels for development will absorb projects and stunt the growth of all the other rim districts including Bricktown. The existing CBD and adjacent districts need more time to mature and “finish out.” There are too many gaps in the existing downtown that need to be filled with housing and other good urban architecture.
Validate the Boulevard design: Why are six new lanes of traffic needed where previously there were zero? An impressive new boulevard will be great where it’s justified, but Core to Shore will already be lacerated once by the new I-40; why would we purposefully construct another pedestrian barrier? Where is it written that ALL of the old I-40 space has to be used for a boulevard? What if local artists competed to transform remnants of columns and/or roadway into works of art, or unique public spaces? The avoided demolition dollars could be used to create a signature landmark for the city.
Downtown still has several large vacant, undeveloped lots.
Create seamless pedestrian access between key nodes: The existing pathways between the convention/hotel area and Bricktown are offensive. There are several ways to improve them, but canal extension is the best. Some sort of transit system that is frequent and fast should be provided between other CBD nodes and the rim districts… This service should be frequent and free between high density tourist nodes. MAPS-3 should include a component for ensuring top-tier connectivity between Bricktown and key adjacent areas.
The Bricktown Association is proposing a $25 million canal extension be included with a MAPS 3 ballot that would ensure connection to a convention center proposed as part of the same ballot. This map assumes construction of a convention center south of Ford Center - a site shown in renderings released by the Greater Oklahoma City Chamber.
Most of us are not urban planners or engineers or politicians, but the process for determining and implementing any urban plan requires all of their skills. Steve Lackmeyer does a great job of extracting our thoughts, and this web log is useful in that regard but ultimately we must make sure we’ve got the right planning team, and then rely on them to do their jobs well, and on the voters to approve their work.
…Now, how do we spin our redneck image? Easy… stock the canal with giant catfish and get Larry the cable guy to host an annual Bricktown Noodling Festival, which we’ll schedule during peak tornado season!
David Holt Reports on Structure of a MAPS 3 Ballot
Many people might forget that the original MAPS ballot – a list of items to be paid by the tax but with just a “yes for all” or “no for all” vote might be difficult to exactly duplicate today due to a court ruling that came out against such ballots a few years ago.
David Holt, assistant to Mayor Mick Cornett, reports the following regarding a potential MAPS 3 ballot:
“Legal interpretations of what an Oklahoma ballot should look like have evolved since the original MAPS vote in 1993. Should the Mayor and Council move forward with a MAPS 3 proposal, the process will certainly conform to the operative law, and the City’s legal office will be exploring those issues as appropriate. It would be our intention to stay close to the basic model the voters have shown themselves to be comfortable with.”
Blair Humphreys Looks at Bricktown, Core to Shore
How can all connect? Blair has some thoughts….
Downtown Oklahoma City 2020
For months now we’ve had discussions on OKC Central in which we’ve scrutinized different plans for a potential MAPS 3, asked difficult questions and discussed differing visions on what downtown should look like in the future.
Today this blog takes a different direction.
I’ll still be delving into the daily events, happenings and items of interest involving downtown and the urban core. But when it comes to MAPS 3 and the future, I’m going to be silent. From here on out, this blog will instead feature guest posts from people of different backgrounds. And I’m going to ask each person to write on the same topic: What should downtown Oklahoma City look like in 2020, and how can this vision be best achieved?
The next couple of months may very well be a critical turning point for downtown. I look forward to seeing how this new discussion evolves.
"Core to Shore Sucks."
His words, not mine.
The Truth Comes Out About MAPS 3
Mayor Mick Cornett came right out and said what a lot of people behind the scenes have known for weeks if not months – that a MAPS 3 ballot may be set for December and that in his words ”we” are looking at it including a new convention center Core to Shore and transit.
Oh really? What the KWTV report doesn’t mention, nor does the mayor, is who this famous “we” is. And there’s a reason for this – this we does not include a unanimous city council. It doesn’t include a unanimous civic and business leadership. And it certainly doesn’t involve any vote by any group or body.
To be honest, my numerous, numerous sources indicate that when it comes to what will be on a MAPS 3 ballot, the only concensus involves Mick Cornett and his assistant David Holt, who is dividing his time between city affairs and running for state senate.
A lof of downtown dreams, plans and ideas are in the balance here. And while Mayor Mick Cornett is a likable guy, someone who most agree has done a great job as a spokesman for the city, his vote at City Hall is one of nine. That’s it.
Get ready for some big discussions ahead. We’ve seen to date big pitches by advocates for a State Fair exhibition hall, a transit system, a convention center and tomorrow Bricktown begins to make its case for a canal extension. Still ahead – the river and the mayor’s own pitch for a central park and Core to Shore, a project that has plenty of people questioning whether it could do more harm than good to downtown.
In the old days these decisions were made behind closed doors and voters were simply told vote yes or else. Starting in the late 1980s and early 1990s, a different process emerged that involved concensus building and public discussions on how best to advance this city’s development. This process was credited for what we’ve seen to date – successful citywide bond issues upgrading infrastructure, parks and public safety; and the MAPS, Fix MAPS Right and MAPS for Kids ballots.
What process will see emerge with a MAPS 3? I’ll be asking tomorrow who this “we” is that has already decided on the basic MAPS 3 ballot and I’ll be interested in hearing from you, the readers, whether we’re following the pre-MAPS way of getting things done.
UPDATE: Mayor says the MAPS 3 ballot is not a done deal.
Coffee Talk Time – Core to Shore
What’s the downside if we put Core to Shore on hold for a decade? Get comfortable, pour yourself a cup and talk amongst yourselves.
Will You Have Your Say?
Last night while speaking at MidTown Rotary I was asked what will be on a MAPS 3 ballot. I will tell you what I told them: if you want the items on this ballot to be decided by this city’s top business and civic leaders, then stay quiet. If you want the council and mayor to reflect your wishes, then NOW is the time to let them know what they are.
To date we’ve heard the following items pushed for a MAPS 3 ballot:
- $450 million to $600 million for a new convention center (this one is almost a certainty being pushed by Mayor Cornett and the chamber).
- $79 million for a new State Fair Park exhibit hall (question: why can’t this be funded by the permanent hotel room tax?)
- Unspecified amount for river improvements (this one has strong momentum among the city’s civic leadership).
- Unspecified amount for a central park (which many say is Mayor Cornett’s desire for a “legacy”).
- Unspecified amount for an extension of the Bricktown Canal which would connect Bricktown with a new convention center, Ford Center and the Myriad Gardens. This one has been supported by Urban Neighbors, the Convention and Visitors Bureau, the All Sports Association. But it has not gained a lot of visible support by the mayor or civic leaders.
- Transit. Many say a poor presentation by COTPA’s Rick Cain seriously hurt this proposal, but Cornett insists there will likely be a transit “component” on a MAPS 3 ballot. But what does this mean? Supporters are suspicious.
You can email Mayor Mick Cornett at mayor@okc.gov or call his office at 297-2424. Other council members’ contact info can be found at www.okc.gov.
You’ve been advised.
Not "if" on the Boulevard?
After seeing repeated references to the planned downtown boulevard couched with the word “if” when describing its construction, I contacted Oklahoma Department of Transportation spokeswoman Terri Angier to see if they see it as an “if” as well. After all, it was former Secretary of Transportation Neal McCalebl who promised the boulevard as part of the I-40 relocation and at the time was no “if” about it.
I’ll let you the readers decide if there is an “if” in this answer from Angier:
The reference about the boulevard was not in the statement from ODOT so you’ll have to ask AP about that part. However, we are still committed to building the boulevard and have always included the cost in out estimates.The boulevard was included as part of the official environmental documents.
As is with all ODOT projects, they are evaluated for placement in the 8-year plan each year when the plan is balanced. While the boulevard is not in the 8-year plan at this point because there is still several years of Crosstown construction remaining, the plans are to place it in there as we approach 2012. Until then it can’t be touched since it is being used as our current interstate.
We are in frequent communication with the City on this issue and as we develop plans together on the boulevard the next few years, more details including the actual and not the rough costs can be refined. The City is looking at their options on how they want to see the boulevard and all of that will come into play in planning for the boulevard. I hope that answers your question.
