Consultant on OKC: Jeff Speck update

[veritas]

I heard Jeff speak at a Green Development conference put on by ULI a year or so ago. His ideas about adopting a form based code are interesting. He and other New Urbanists point out correctly that the charm that we often associate with urban cores (close set backs, narrow streets, grid based systems) are now illegal in most city code books.

As a suburban residentail developer, however, I tend to disagree with his broad brush approach to New Urbanism. While I think components of his opinion work (pedestrian friendly environments, fostering community within developments, etc.) the use of alley ways for parking/garage space just doesn't work in every market especially right here in OKC. The "snout house" in OKC is a way of life that won't go away for a number of reasons. That said, he does have an interesting perspective that is worth of debating.

[Steve]

I can't think of any reason not to at least consider new ideas.

[BG918]

I heard Jeff speak at a Green Development conference put on by ULI a year or so ago. His ideas about adopting a form based code are interesting. He and other New Urbanists point out correctly that the charm that we often associate with urban cores (close set backs, narrow streets, grid based systems) are now illegal in most city code books.

As a suburban residentail developer, however, I tend to disagree with his broad brush approach to New Urbanism. While I think components of his opinion work (pedestrian friendly environments, fostering community within developments, etc.) the use of alley ways for parking/garage space just doesn't work in every market especially right here in OKC. The "snout house" in OKC is a way of life that won't go away for a number of reasons. That said, he does have an interesting perspective that is worth of debating.

I can understand the reluctance for suburban developers to implement alley garages, although a few have in new neighborhoods like the Vinyard in Norman. I think it's important though to implement various strategies if you are developing a new neighborhood, whether it be in an existing city neighborhood (preferable) or in a suburb, such as:

1. Garages located on the side or back of the house
2. Narrow width lots and small front yards
3. Front porches
4. Sidewalks
5. Narrow, straight streets (continuation of the city street grid) as opposed to winding, unnecessarily wide streets
6. Landscape ordinances that require a higher % of trees kept or planted, and plants that are native to our climate
7. Street connections to adjacent existing/future neighborhoods (no gated neighborhoods)

[veritas]

I can understand the reluctance for suburban developers to implement alley garages, although a few have in new neighborhoods like the Vinyard in Norman. I think it's important though to implement various strategies if you are developing a new neighborhood, whether it be in an existing city neighborhood (preferable) or in a suburb, such as:

1. Garages located on the side or back of the house
2. Narrow width lots and small front yards
3. Front porches
4. Sidewalks
5. Narrow, straight streets (continuation of the city street grid) as opposed to winding, unnecessarily wide streets
6. Landscape ordinances that require a higher % of trees kept or planted, and plants that are native to our climate
7. Street connections to adjacent existing/future neighborhoods (no gated neighborhoods)

Please allow me to take a crack at a few of your points..........


# 1: Problem with rear/side loaded garages is, in my opinion, two-fold. One, the OKC market doesn't support it. The company I work for has tried many times to offer side/swing-in garages only to have them be some of the poorest selling floorplans that have had to eventually be phased out. It is similar to how people view brick homes vs. vinyl homes in this market where vinyl homes are undesirable in OKC but very accepted around the country.

Secondly, ally ways create a sort of "dead" space where trash, debris and the like tend to gather. Short of a comprehensive landscaping plan for an ally (and I have seen a few) they can be a real negative. Not to mention the percieved security risk that people feel when they leave their garage without the neighbors being able to see them.

#2: As for narrow lot widths, I'm all for them. However, the problem there is that you will usually get caught in coverage ratio maximum unless you go P.U.D. Additionally, the OKC market tends to like the ranch style open fell floor plan so the "build up not out" mentality that you may find in other markets is limited.

#3: Front porches are another interesting piece of the market. Sales for homes that I am familiar with (affordable housing/first time buyer market) generally shun front porches. This has been a real marketing puzzle until you start to link it with other trends in the market; security gates, backyard privacy fences (not chain link), limited or no seating for community use in developments(to keep out undesirables). From what I can determine (and this is a national trend) people are more apt to view their home as a bunker where safety and security are more desirable than a front porch. People like to keep their kids in backyards these days as opposed to running loose in the front yard. I pass no judgement on one way being better than the other but am merely pointing out a fact in the market.

#4: Yes, sidewalks are good.

#5: Yes, narrow streets are a good thing to slow down traffic (did I mention it saves on the cost of paving?!) but I will disagree with you on the grid. The straighter the street the more likely a person is to speed even with a narrow feel to it. Throw in some curves AND a narrow street and you really do get slower traffic. Also, curving streets act to break up the "snout house" affect and lend themselves to a more visually appealing community.

#6: Couldn't agree with you more. Heck, I will do you one better. I would love to see a mandated tree in the ROW to create the tree lined street affect from communities of old. Tree lined streets act to slow down traffic even further (think the narrow street affect) and can ultimately help a community maintain value as it ages. Public Works hates tree lined streets because of the percieved risk to subsurface structures but, if done correctly, this problem can be resolved.

#7: Master planned communities are great and I too hate security gates (but for cost and hastle reasons mainly).

[Steve]

Observations:
I grew up with a garage facing the back yard. It was great because it gave us a drive in the back yard where we could safety play basketball! I don't remember the drive or "alley" ever becoming a trash problem.
As for porches. I have one. Most of my neighbors do too. I'm very fortunate in that I don't live in a neighborhood with a bunch of cookie cutter Dallas-style homes. The homes have character and people do like to sit on their porches watching the kids play together in the yards and the street (we're good at yelling "car" when necessary).

[BG918]

I live in a pre-war neighborhood just west of OU in Norman. A lot of the New Urbanist neighborhood ideals are based on these types of neighborhoods where each house is different but basically the same type of house with front porches and stoops. My street doesn't have an alley but many around me do and they seem to work fine for people who have garages and as place to keep your trash bins. The straight streets don't seem to present much of a speeding problem due to cars parallel parked on the street, stop signs at intersections, and people walking around. Trees in the ROW between the street and sidewalk are a must if the city allows it, creating a shaded street like the ones around me. I love it, and don't think I could ever live in a bland, unwalkable subdivision. But many people do, although it would be nice to see more New Urbanist neighborhoods in and around OKC.

A development I know well is Stapleton in Denver which tries to mimic the positives of older neighborhoods in a brand new neighborhood built on top of the old Stapleton Intl. Airport. They restored the street grid and built alleys, and in place of backyards and frontyards they have numerous parks and a community pool. There are also numerous jogging/bike trails that tie into Denver's existing and planned trail network.

Stapleton

[Kelly]

I strongly agree that OKC needs to be much more pedestrian-friendly; however, I disagree that AA needs these improvements. I live and work downtown and enjoy walking and crossing Broadway almost every day. In other areas, I'm often annoyed by the lack of sidewalks, convenient crossings, etc. I can't think of a single pedestrian complaint for AA!

I've also enjoyed plenty of time as a pedestrian in Manhattan and Chicago, where 4-5 lane traffic and parallel parking doesn't seem to hinder anyone.

[Kelly]

Also, there has been some discussion about whether/where people who live downtown would walk. I live in AA and frequently walk to Bricktown rather than drive. It's a great walk. I also walk to several coffee shops and eateries near AA.

[betts]

I spend a fair amount of time in Chicago, and I love the narrow houses with back alleys and garages. I agree that a lot of people who want to live in the suburbs don't want that type of housing, but I think people who are interested in living nearer the core of the city are probably more flexible. They may have lived in another city or been a frequent visitor in other cities, or at least admired those types of neighborhoods in other cities. Portland is building some very cool narrow houses on skinny lots that are very attractive. I don't have a link, but I read a magazine article about them.

[jbrown84]

Blah Blah Blah on AA. I just don't see the benefits of turning Broadway into a 2-lane road. Parking really ISN'T a problem down there.

This isn't about a parking issue, but I agree that angled parking is a bad idea. I would be in favor of losing the center turning lane, but keeping the parallel parking. The new space could allow for WIDER SIDEWALKS and more landscaping. This would go much further towards pedestrian friendliness than angled parking.

[southernskye]

I would be in favor of losing the center turning lane, but keeping the parallel parking. The new space could allow for WIDER SIDEWALKS and more landscaping. This would go much further towards pedestrian friendliness than angled parking.

And room to add bike lanes too.

[jbrown84]

Yeah.

[metro]

yeah, remove the center turn lane and put bike lanes on both sides of the street next to the parallel parking. voila!

[BG918]

yeah, remove the center turn lane and put bike lanes on both sides of the street next to the parallel parking. voila!

I have seen this done in many cities and it seems to work fine. The bike lane is placed in between the outer lane and parallel parking lane. Bikers just have to watch out for driver-side car doors opening. My hope is that this configuration is also used for Norman's Main St. through downtown when they eventually get rid of the angled parking/one way deathtrap.