Braum’s, Urbanism, and Strong Towns

Braum’s is causing quite the social media stir for its proposal to demolish an acre and a half of old buildings, and cause the businesses therein to move or close, in order to build a big parking lot and a new Braum’s. Being a Strong Towns advocate, I was curious about the fiscal and urban impacts of such a decision.

First, the fiscal impact. A project like this would likely receive no funding from OKC, and would probably have to pay some impact fees, so there’s not government love-lost there. I looked at the collective area on the wonderful Oklahoma County Assessor site, and found that the parcels in this block (1.5589 acres) were taxed a collective $7,306.37 in 2016. A relatively new Braum’s location at NW 164th St & N Pennsylvania Ave. in far north OKC was taxed $19,517.55 in 2016. As far as Oklahoma County is concerned, the Braum’s will be a better tax generator.

I do not have access to sales tax collection data, so this analysis is tougher. However, for Oklahoma City’s sake, I would guess that the difference between the collective current occupants and the proposed Braum’s is a wash. Classen Grill is generally open 7 am to 2 pm (changes slightly near weekends), HiLo Club is open 12 pm – 2 am daily, and Drunken Fry is open 4 pm – 2 am daily. Classen Grill generates sales tax for OKC and the state, while HiLo and Drunken Fry generate sales tax for OKC and the state and alcohol tax for the state and county. Charlie’s Jazz, Rhythm, and Blues produces sales tax as well. Braum’s would be open 6:30 am – 10:45 pm (ish) and generate sales tax all day.

Second, the urban impact. The current buildings are generally on or close to the right of way, with on-street parking and a relatively good street presence. The proposed Braum’s, however, is set far back from Classen Circle, with a very large parking lot taking up the space where multiple buildings now stand.

Personally, since I’ve never been inside any of the businesses that would be disrupted, I can only make claim to the urban argument. The proposed Braum’s as antithetical to the desired urban experience inside the urban core of Oklahoma City. Should the PUD rezoning move forward, I would much prefer a site plan that integrates the structure and parking into an urban footprint. I know it can be done. Look at the McDonald’s in Bricktown for an OKC example (if one must have a drive through).

Third, a word about historic preservation. Without a professional architectural and historical survey, I am hard-pressed to say anything here would, or should, be considered historic. Things are certainly historical, being over 40 years old (a general National Register of Historic Places threshold), but more detail is required before making a real determination. Many people have an attachment to the businesses inside, not necessarily the structures themselves. The HiLo Club is, to me, the most architecturally unique structure here, by far.

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The Happiest Kids in the World

In late March, I caught a tweet from Chris Bruntlett, an urbanist and cycling expert in Vancouver, BC. He pointed out a new book that he was excited to read –  The Happiest Kids in the World.

The topic and the context of the topic instantly piqued my interest. A book about parenting in the context of my ancestral homeland? Perfect. I immediately pre-ordered it and waited for its delivery. I buy many books (many more than Christa would like sometimes), but I rarely follow through with a full reading of a book. I’m happy to say that I actually read this entire book within a week. I also managed to take 6 pages of notes while reading, which is really too many to summarize in a single blog post.

My suggestion is to pick up a copy for yourself and read it. Now. But I will offer some context as to why it piqued my interest so, and also summarize some points about why I loved it.

First: Gezellig. I’ve loved this word since I first learned it during my first visit to the Netherlands in January of 2000. The word has no direct English translation – it encompasses a variety of themes of Dutch life. The book explains gezellig in two ways, the second of which is particularly poignant, gezellig is a feeling, not word:

Gezellig evokes feelings of coziness, warmth, belonging, love, happiness, security, contentment, safety and companionship.

[Gezellig is] the feeling you get when you’re sitting by the fire surrounded by loved ones, drinking hot chocolate and eating marshmallows.

The concept of gezellig runs deep in The Happiest Kids in the World. Making a gezellig life for our children is the means to the end; it is raising happy, independent, secure children.

Second: Some Dutch context about me. If you’re new to me, I must admit that I may have some personal bias toward agreeing with, and promoting, the Dutch life. I am 3rd generation Dutch-American, with both my father and mother’s families being Dutch. I grew up in Holland, Michigan; a solidly Dutch-American town (if the name didn’t give it away…). One could argue that Holland, MI is the most Dutch-connected American town (sorry Pella).

But knowing my personal history and potential bias, I was still surprised by how little I had connected my own childhood to that of a true Dutch childhood. My parents and many of my friends’ parents raised us in Dutch fashion. We ate hagelslag (and I still do); we freely roamed the neighborhood by bike and on foot, in creeks and on streets; we rode our bikes to Central Park grocery with free abandon. We were given rules and yet flexibility. The corollaries are impressive, even being thousands of miles and multiple generations away. To this, I say a hearty thank you to my parents and to many of the others in West Michigan.

Third: Family. The Dutch family unit is strong, regardless of the make-up. One of my favorite parts of the book relates back to hagelslag and why it’s important:

  • It’s not about the chocolate, “it’s more about the fact that the Dutch eat breakfast as a family.”
  • “In no other country do families eat breakfast together regularly as they do in the Netherlands.”
  • “But the real point is that they put as much value on the idea of starting the day together around the breakfast table, a calming and bonding experience for all the family.”
  • Hagelslag is about self-confidence – “my three-year old son is content and proud to be able to choose and prepare his own breakfast.”
  • “‘We believe it’s crucial to take the time to have breakfast and dinner together, so we can listen to each other, share our experiences, talk about what’s going on in the world and put it into a wider context,’ Carel van Eck, a Dutch father of two, tells me.”
  • “Sitting down around the table as a family is less about what’s on the table than the fact of sitting around it to talk. A family dinner is about gezelligheid. Many Dutch parents see it as a basic rule: The family eats together.” (Emphasis added)

Fourth: On bike riding, specifically:

  • “The Dutch Union of Cyclists promotes cycling ‘because it makes you happy and improves your health.'”
  • Cycling teaches grit – “All-weather cycling is a truly character-forming experience.”
  • No need for helmets – “children are more careful when they don’t feel protected.” AND “cyclists who do not wear them have been found to act more cautiously in traffic.”
  • “Best mode of transport for all.”

Fifth: Being a Dutch kid is deeply intertwined with being outside, in active transportation, play, and exploration. This is where Americans will have the toughest time adopting a Dutch parenting style. Our urban and suburban environments are dominated by hard spaces and automobiles. I was able to be relatively “Dutch” as a child because we had slow streets, ample open space nearby, and willing parents. Where we live now, I wouldn’t trust my kids roaming free, not because I don’t trust them, but because I don’t trust drivers. The book talks about risk and relativism, which is a thought process I’ve long been intrigued by since I took a risk/benefit analysis class in grad school. Americans have developed strong fears over events that occur rarely (random kidnapping), and normalized events that occur frequently (30,000+ auto collision deaths/year).

Sixth: Being Dutch is so much more than bike riding and eating chocolate sprinkles. I can’t really begin to summarize all of my notes without just regurgitating the entire book. Here’s a few of my favorite things:

  • Doe maar gewoon dan doe je al gek genoeg – Just act normal, that’s crazy enough.
  • Happiness is life satisfaction – “Schools here invest more energy in motivation than in achievement.”
  • “A teacher is a better judge of a child than a test.”
  • “Punishment will cause a child to adapt their behavior to avoid the punishment but not to learn what they have done wrong.”
  • “Going on vacation is an integral part of life.”
  • Camping. The Dutch LOVE camping – this was also still relevant to my Dutch family and friends in Holland, MI. We took weeks-long camping trips together across the US and Canada, and trips around Michigan as well.
  • Quoting Banksy: ‘A lot of parents will do anything for their kids, except let them be themselves.’
  • “The Dutch believe in learning for its own sake and in order to broaden the mind, not just to pass exams.”

Housing Update

We’ve had a lot of people come through our house, be it via Open House or scheduled appointments. But it’s a tough time of year to sell a house. That means you might see it disappear off the market for a little while this winter. Still targeting Edmond and a house we like… but we’ll see what happens.

The End, and a Beginning

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In July of 2012, we embarked on a journey of blood, sweat, tears, and joy. We acquired a magnificent historic home which had been empty and neglected for nearly 5 years. Our aim was to bring it back to life; not necessarily in the same state as before, but to breathe into it a new era of growing a family and being neighborly.

As Christa noted to me, this is the house where we truly learned to be adults. Addison was just shy of 1.5 when we bought it, and will be over 5.5 when we sell it (hopefully); Kate has spent the first 21 months of her life in this house. We learned how to make good connections with our neighbors, something we shied away from in Mesta Park when we lived there (other than our immediate neighbors on our block).

We learned that, working as a team, can really accomplish hard work when we try. And I also learned that I am not cut out for certain activities, and it’s best to leave things to experts when possible (tiling the master shower is one big item that comes to mind).

We took our 3,250 square foot home from dilapidated to beautiful, externally and internally. Through Christa’s skills, we achieved a beautiful interior and have only begun to decorate and fill it out. Some of the most drastic change is what we now cannot see: we replaced the plumbing and electrical systems, we installed a new HVAC system, and insulated the roof and walls. Our energy bills remained constant from our previous 1,290 square foot home to our new one, a fete of which I am quite proud.

We love being near downtown Oklahoma City; close to everything in a walkable area with non-auto connections to so much vibrant life. However, we also have chosen to spend much of our time in Edmond. We have made our church home at Edmond Church of Christ. We now send Addison to Oklahoma Christian Academy (next door to our church), and Addison plays YMCA soccer with her church friends in Edmond as well. Because of church, many of our closest friends also live in Edmond.

All of this sums up to equal spending far too much time in our car, driving to and from Edmond essentially 6 days a week, sometimes all 7. I love a good road trip, but I hate extraneous city driving. Driving is likely the most dangerous activity most Americans subject themselves to daily, and the less I do it with our kids in the car, the better I’ll feel. If we have to drive somewhere daily, I’d rather it be to work, with the kids in the car as little as possible and only one trip, instead of a massive triangle twice a day, like we do now.

This Friday morning, our friend and real estate agent, Gary, will be listing our home for sale. We have a home in mind in Edmond, but we’re also open to options should that not work out. Being the urbanists that we are, finding a place in Edmond is not easy… but I think we’re on a path to a place that fills most needs: close to school, close to church, close to friends, closer to Spring Creek and downtown. It will also enable us to be more stable financially; you might say we’re house rich, cash poor right now. Having a huge, amazing home isn’t worth making other ends of your life suffer because paying the mortgage and home equity loan suck most of your salary away each month. We were able to take an empty, suffering house and make it into a home, and now we’ll be able to sell that home (Lord willing) and use our proceeds to downsize our mortgage, and increase our giving, saving, and moment-making (travel).

We’ve loved our time in Lincoln Terrace. We’ve made new friends, and in particular we had incredible neighbors right across the street that we will miss dearly. We will miss being close to downtown, but look forward to being able to be closer to friends, church, school, and the businesses that we like but do not frequent as much as we’d like (particularly Evoke, for instance).

In the end, a house is only a temporary, physical place that we don’t take with us when we pass. Our lives are made of the moments we make; and we want to make more moments outside of a car.

Sunday Evening Stroll

Christa and the girls are in Texas for the week visiting family. This means that I can catch up on sleep and do some things that I might not have time to do.

Sunday evening, I parked the car in Automobile Alley just after sunset and took an evening stroll through Midtown/Auto Alley. Now, I know Sunday nights aren’t the nights that you’d expect activity, but nowadays you’d think there would be people about, especially when the temperature was a beautiful 73.

I was wrong.

The major activity nodes in Midtown and Auto Alley were bustling, but there was little to no activity elsewhere. Walking the area felt like a wasteland. It’s an eerie feeling. I passed about 4 people in my hour spent walking (7:45 – 8: 45 pm). One was leaving the Bleu Garten area with a Bible in his hand (I assume after evening at Frontline). Another was smoking a ciggarette at the OSHA housing at 9th & Robinson, and the other was a couple that appeared to be visitors (I saw them taking photos and studying the Spokies station at 9th & Broadway).

The only other people I saw were specifically headed from their activity node to their cars – leaving Bleu Garten, leaving The Garage and leaving Fassler Hall/Dust Bowl.

Maybe it’s because we’re a bit walled off in Lincoln Terrace, and I don’t get out as much as I used to, but the lack of public activity was striking to me. Midtown/Downtown still has quite a long way to go to have a truly active street life. We are still generally in a drive point-to-point mode in this area – drive from your apartment/house to a parking lot and walk as short a distance as possible. I did see a few people on bikes, but they were generally road bikes, not cruisers…

The full occupancy of the Metropolitan, the Edge and the Lift will help add population density, but when you look at map, they are generally on the outside of the district. OKC will need to improve the walk/bike infrastructure between these living areas and the activity areas to help build a true walkable experience.

Another note, certain streets in this area still need pedestrian lighting improvements. NW 8th between Broadway and Robinson in particular felt dark – this street will be a critical connection for OCU Law students to head over to Hideaway & other establishments in Auto Alley when they need a study break. N Robinson between 10th & 11th also felt extremely dark – Frontline’s decorative lanterns were on along 10th, but not along Robinson. Also, when Packard’s is closed, the corner really feels empty and dark.

All that said, OKC has come a LONG way since I moved here 10 years ago this June. It is absolutely amazing how much change we’ve seen in the core, and amazing knowing how much is coming and could come.

   

 

I Support Alternative D – My Comments to ODOT

The following text is what I submitted to ODOT et al (Mayor, Councilman, FHWA). I didn’t spent as much time on the comments as I would have liked, but hopefully my points get through.

Thank you for accepting my comments regarding the proposed Crosstown Boulevard. I fully support Alternate D, as I believe it will most adequately support future development in downtown Oklahoma City. Alternate C is a minimally acceptable option, but in its current form is extremely limiting in its development potential and in promoting or encouraging multi-modal use. Alternatives A and B should not receive any consideration from ODOT, The City of Oklahoma City or FHWA as they do not promote development or multi-modal use.

I have the following comments about the process and the methods by which ODOT appears to support Alternative C:

First, the public comment period for this Alternative analysis is too short. Two weeks is too short to garner appropriate input on such an important piece of Oklahoma City’s future.

Second, the only public meeting for the Alternative analysis was ill-timed during a Wednesday evening on which many people attend churches and the Thunder were having a playoff game. Additionally, this meeting was held as an open house, with no information provided prior to the meeting for people to become educated to ask questions.

Third, no information was provided publicly regarding traffic studies and other engineering and planning input into the final four Alternatives. People that were able to attend the open house (see point above) were able to ask such questions, but those who could not attend were not able to. The only information I’ve seen was provided via The Oklahoman.

I have the following comments about the ranking system and choice of preferred Alternative:

First, the scoring asserts that Alternative D does not meet local planning preferences but that Alternative C does fully. This is a false assumption that should have been vetted through Oklahoma City’s Planning Department and possibly the Planning Commission and City Council. The Core to Shore plan is a guiding document and is not intended to be set in stone, so to speak. It contains conceptual renderings that are intended to show the spirit of the City’s goals. Furthermore, one of the goals of the plan was to increase development potential in this area once I-40 was moved. Alternatives A, B and C do NOT meet this goal. The only Alternative that fully meets this is Alternative D, because it leaves the most developable land free.

Second, the traffic counts, provided only through the media, indicate that initially ODOT projected 58,000 vehicles per day the day it would open, and then 94,000 vehicles per day by 2040. The Oklahoman reports that ODOT now suggests 13,000 vehicles per day the day it would open and then 27,850 vehicles per day in 2040? If these lower projections are accurate, it fully reinforces that the existing grid pattern can easily handle the vehicle load. Per FHWA and other studies, an appropriately designed three lane (1 lane of travel each direction with center turn lane) can handle upwards of 20,000 vehicles per day (some even reporting 24,000 vehicles per day works efficiently). The area around the old Crosstown (the proposed Crosstown Boulevard area) can easily absorb these vehicle counts.

Third, the assumption that Oklahoma City needs a through-boulevard is an incorrect assumption even from a traffic engineering standpoint. The point of this boulevard (Alternative D, the grid) should be the delivery of people to and from downtown, rather than that of creating a thoroughfare. Oklahoma City does not need an I-40 bypass through downtown/Core to Shore; if necessary, the grid could easily supply this need.

Finally, given whatever Alternative is chosen, it should be designed to the standards of the National Association of City Transportation Officials (NACTO), not to the American Association of State Highway Transportation Officials (AASHTO) standards (aka the Green Book). NACTO’s standards, known as the Urban Street Design Guide, have been adopted by numerous city, county and even state bodies across the United States and are the most appropriate standards for street design in an urban area.

In summary, I believe Alternative D will provide the City and State with the largest return on its investment in the long term. Alternative D will leave the most developable land and allow the streets to be built, or rebuilt, to much more multi-modal standards. The southern downtown/Core to Shore area needs to be walkable, bike-able and transit-friendly, on top of allowing vehicular access.

Thank you for taking the time to accept my public comments.