Social Sustainability Month: Creating Cross-Campus Partnerships for Holistic Sustainability
Cross-Lines Campus Land Use Plan
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Transcript of Cross-Lines Campus Land Use Plan
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Campus Land Use PlanDecember 2012
Prepared by Matt Buchanan, UBPL 730University of Kansas Urban Planning
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Table of Contents
Purpose.3Executive Summary...4
Diagnosing...5
Sustainability Prism.5
Economy...6
Ecology..6
Equity..7
Livability.8
Site Visit..9Looking Forward.10
SWOT Analysis..11
Issues Analysis..12
Opportunities Analysis..12
Current Zoning Map.14
Lynch Map...18Existing Land Use Map..20
Exploring...21
A Pattern Language..21
Bubble Diagram..24
Visioning...27
Campus Vision Statement...28
Goal Setting & Plan Making29
Goals, Objectives, Policies..30
Plan Making.32
Future Land Use Design Map..32
References...38
Appendix......................................39
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PurposeLeaders of Cross-Lines Community Outreach, Inc. have expressed the need to redevelop their nearly 3 acre campus.
Currently, antiquated structures and an inefficient campus layout inhibit the organizations staff and volunteers from
performing their duties. Cross-Lines aims to offer a safe, attractive and inviting place where clients can easily access
services, basic resources and opportunities that encourage self-confidence and self-sufficiency. A redeveloped campus will
enable Cross-Lines to maximize productivity and expand in new directions to better address community needs.
To ensure campus redevelopment is carried out in a thoughtful and prudent manner, Cross-Lines has reached out to the
University of Kansas Urban Planning Department. Using the skills and techniques developed in the Introduction to Land
Use Planning course, as well as other classes, Urban Planning graduate students have worked with Cross-Lines
representatives to prepare Campus Land Use Plans. This is one of the student-prepared plans.
The ultimate purpose of this plan is to assist in the formation of Cross-Lineslong-term vision for their campus; then set
forth a clear and realistic path for Cross-Lines to embark upon to achieve this vision. By following this plan, campus
redevelopment may occur in a manner that fully addresses the issues at-hand. Furthermore, the plan will ensure that
campus redevelopment enhances the livability, economy, ecology, and social equity of the Armourdale neighborhood.
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Executive SummaryThis plan aims to outline the needs, goals and desires expressed by Cross-Lines representatives and propose realistic solutions that provide a
more livable, socially equitable, economic, and environmentally friendly landscape. To achieve this goal, this plan was developed around the
principles of the Sustainability Prism (page 4) and with strategies offered in the book A Pattern Language (page 21). Moreover, the plan was
formed on the basis of the Cross-Lines mission and vision statements, with the hope that the proposals in this plan will help the organization
better fulfill its undertakings.
The overarching recommendation of this plan is to create a campus with a strong sense of place that reflects the Cross-Lines mission and the
identity of the Armourdale community. The built environment should express more than just its function. The campus should convey a message
to visitors that expresses Cross-Lines ideals, character, and purpose. Positive, useful outdoor spaces, articulated architectural features, and
attractive landscaping will communicate a message to visitors that Cross-Lines is a warm, welcoming place that offers the hope of a more
beautiful future.
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Diagnosing:Current State of the Community
The Sustainability Prism & Inventory Mapping
A useful tool to employ when diagnosing the current state of a community is the Sustainability Prism. In the book Urban Land Use Planning, the
authors describe the Sustainability Prism as a model which highlights the primary values of equity, economy, ecology, and livability. The model is
used to assess current community conditions regarding these four vital values and ensure that they are drivers behind the planning process.
Additionally, the model helps planners anticipate the inherent conflicts that exist between each value. If the four corners of the Sustainability
Prism represent the key principles in planning and the four axes represent the resulting conflicts, then the heart of the prism thus represents the
ideally sustainable and livable area (Berke et. al, 2006).
Inventory mapping is an effective method to assess the current condition
of the community concerning the values associated with the Sustainability
Prism. To help Cross-Lines reach the heart of the Sustainability Prism, four
inventory maps were created (one for each value) to analyze the current
state of the neighborhood surrounding the Cross-Lines campus. This will
enrich the planning process and help shape future campus development in
a manner that will benefit both the organization as well as the Armourdale
neighborhood.
Sustainability Prism
Source: Urban Land Use Planning, 2006
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Cross-Lines Social Equity Inventory
To measure the areas social equity, the number of rental housing units per block is mapped (map included in appendix) with an overlay of total
housing units. By superimposing total housing units, a clear view of the proportion between rental and non-rental housing units is attained. Low-
income groups are far more likely to rent than to own their homes (U.S. Bureau of Labor Statistics, 2010). Therefore, a socially equitable
neighborhood should include both owner-occupied and rental housing options to accommodate a variety of income groups.
It is important for Cross-Lines to be aware of this information to better serve the needs of the community. As an organization that assists low-
income people with housing, being aware of the housing options within the Armourdale neighborhood may influence how Cross-Lines delivers
such services. This information also impacts the campus land use plan, because it is important to know how the plan may affect the
neighborhood and its property values. Major permanent changes to the built environment implemented through the plan could influence the
condition and ownership of area homes for several years to come.
Homes in the Armourdale neighborhood
Source: Google
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Cross-Lines Livability Inventory
To measure the areas livability, several neighborhood amenities that affect quality
of life were highlighted in the livability inventory map (included in Appendix).
Specifically, the map includes park space and transportation infrastructure such as
bus routes and bus stops, proposed bikeways, and roads. The major arterial road in
the area was differentiated to indicate increased traffic levels. The Cross-Lines land
use plan should cover neighborhood livability so the campus can be built around
the existing amenities and so other amenities can be considered for incorporation
into the plan. For instance, Cross-Lines may consider constructing new paths
connecting bus stops to important places on campus. Additional landscaping may
also be considered near the major arterial road to serve as a buffer from the noise
and vehicle emissions. (Map included in Appendix.)
Cross-Lines Senior Population Inventory
To gauge the potential for change regarding neighborhood population within the coming years, a senior population inventory map was created
(included in Appendix) to illustrate the proportion of senior residents to the total population. This is important information to consider for the
land use plan, because if the neighborhood has a significantly older population, Cross-Lines can anticipate a large turnover in area residents
within the coming years and thus prepare for that change through the plan. Because the map reveals that the neighborhood population isnt
disproportionately made up of senior residents, there is no reason to anticipate a major turnover in neighborhood population within the next
few years.
Source: Cross-Lines Community Outreach, Inc.
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Site Visit Description & Observations
Cross-Lines nearly 3 acre campus is made up of a variety of different structures, each serving a special purpose. The campus landmark
structure, the historic church building, houses the Cross-Lines office. To the north, the thrift store has out-grown its current location inside a
former school building. To the west, two antiquated buildings are used as storage. Both buildings are house-like in appearance, and one holds
some historic merit. To the northwest, a large undeveloped lot provides Cross-Lines with plenty of open space to expand. Across Pyle Street, a
sizeable community garden is located immediately across from the Cross-Lines office. North of the garden a small vacant lot may provide some
additional room for expansion. The southeast corner of campus is made up of two parking lots, both of which serve the organizations
community annex and annex which are located to the east along U.S. Highway 169. The campus east side is more paved and affected by the
noise and traffic of the busy arterial road and adjacent commercial activities. The rest of campus conversely is much greener, quiet, and benefits
from the residential neighborhood atmosphere.
Cross-Lines Office and garden Historic building used for storage
Source: Kansas City Urban Farms
& Gardens TourSource: Google
Left: Food Kitchen
Source: Google
Below: Thrift Store
Source: Google
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Looking Forward
The Cross-Lines organization intends to enhance their campus through the construction of a commodities building and a new thrift store.
Additionally, new multi-purpose space is required to better serve the needs of staff and volunteers, as well as to allow for new program
expansion opportunities. Cross-Lines would like to redevelop their campus so that it offers a safe, attractive and inviting atmosphere where
their clients can easily access social services, basic resources, and opportunities that encourage self-confidence and self-sufficiency. The church,
garden, and community annex are intended remain as they stand.
It is also important that plans for change can be achieved in manner that respects the cohesiveness and identity of the Armourdale
neighborhood. The Unified Governments land use plan for Armourdale specifically states that the City strives to reinforce the residential
quality of Armourdale and that existing residential pockets and established neighborhoods should be protected from industrial intrusions(Unified Government of Wyandotte County/Kansas City, Kansas , 1979).
To better diagnose the campus current conditions and potential opportunities and threats concerning redevelopment, a SWOT an alysis was is
included on page 11.
Cross-Lines
staff/volunteers
Source: Cross-
Lines Community
Outreach, Inc.
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Cross-Lines Campus SWOT Analysis
Strengths Walkable neighborhood Easily accessible location near major arterial (U.S. 169) and freeway (I-70) Established neighborhood with existing infrastructure Cathedral/office well preserved Close to park space Organization is well-respected in the community
Weaknesses Narrow streets on west and south sides of campus complicate truck access Much of campus has poor visibility from major arterials Limited space for storage Limited space for parking Limited multi-purpose or event space No space suitable for education Antiquated structures on campus no longer useful
Opportunities
Flat land with good soil makes the area conducive for building (matched to limited space weaknesses) Space to grow/develop on campus and expand services (matched to limited space weaknesses) Access to transit services (matched with walkability strength) Thrifting trend could increase sales at thrift store Proposed bikeway along U.S. 169 (matched to walkability strength)
Threats Crime/Safety Issue (matched to expand services on campus opportunity) Increasing thrift store competition (match to space to grow opportunity) Weak local economy stretches abilities of the organization (match to space to grow opportunity) Cost of expansion (matched to thrifting sales opportunity) Expansion plans may not align with neighborhood plan/desires (matched to respected in community strength)
A SWOT Analysis guides you to identify the
positives and negatives inside your organization
(S-W) and outside of it, in the external
environment (O-T). Developing a full awareness of
your situation can help with both strategic
planning and decision-making. The SWOT method
(which is sometimes called TOWS) was originally
developed for business and industry, but it is
equally useful in the work of community health
and development, education, and even personal
growth.
Source: The University of Kansas Community Toolbox:
http://ctb.ku.edu/
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Issues Analysis (continued)
The weak local economy is another issue which cannot be fully resolved through the Cross-Lines campus plan; however, the available space on
campus will allow the organization to grow (in terms of both facility size and programming) and will enable Cross-Lines to better meet the
communitys needsand improve the local economy. Additionally, by constructing a safe and attractive campus, Cross-Lines will enhance the
neighborhood appearance, and thus improve area property values and quality of life.
A final issue which will be difficult to resolve is the complication of truck access to a proposed commodities facility on the west side of campus.
Streets on that side of campus are narrow local streets designed to provide access to residences, not warehouses.
Opportunities Analysis
The majority of the weaknesses and threats identified were matched with opportunities. For
instance, the Cross-Lines campus several weaknesses concerning lack of space can be
addressed through developing in the open areas on campus, or through redeveloping the
space currently occupied by the antiquated structures. The areas strong walkability, the
proposed bikeway, and access to transit provide several opportunities for increasing quality
of life in the entire Armourdale neighborhood. Constructing new paths and landscaping
could link areas on campus to one another and to future bikeways and transit stops.
Although partly addressed in the Issues Analysis, the opportunity for thrift store expansion
should be further analyzed under Opportunities. The trend in thrifting nationally poses a
huge opportunity for the client to capitalize on. Competition locally and regionally has increased, but by building a newer, better thrift store,
Cross-Lines could outshine the competition and earn more profit which can then be reinvested in other programs/services.
Undeveloped land on Cross-Lines Campus
Source: Dr. Bonnie Johnson
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Cross-Lines Area Zoning Map (Zone Descriptions on pages 15-16)
Source: Unified Government of Wyandotte County and Kansas City, Kansas, 2011. N
Legend
Not to scale
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Zone Name Description
C-3 Commercial DistrictNo more than 3 stories
Accommodates those businesses that are typically more offensive by
reason of noise, commotion, appearance, and hours of operation or
general image as perceived by the public. The size, bulk and
architectural quality of buildings will vary, exterior storage and
display of merchandise and equipment will occur and varying degrees
of adverse impacts will be experienced by nearby properties.
Buildings will tend to be one and two stories in height and site
locations will tend to be on major thoroughfares and peripheral to
industrial districts or major business centers.
M-2 General Industrial DistrictThere shall be no minimum or maximum height requirements
except that, where a property in this district abuts a zoning
district wherein a height limitation is imposed by this divisionthen that same height limitation shall apply to that property
in this district within 25 feet of the common property line.
Accommodates a broad range of industrial and certain commercial
uses, many of which will be of less visual quality and constitute a
more intensive use of land. Location of sites will logically relate to
highway, major street, rail or river access. A wide diversity of buildingsizes, architectural character and occupancy from one property to
another is typical. Many uses in this district will have adverse effects
on nearby residential property unless substantial buffering, land use
transition, and traffic controls are utilized.
M-3 Heavy Industrial
There shall be no minimum or maximum height requirements
except as may be established by airport approach zones.
Accommodates those uses permitted in the M-2 district plus the
remainder of the industries that is not included in the M-2 district.
Visual qualities and external effects of occupants in this district are
likely to be adverse, in some cases affecting a sizeable land area.
Location of sites would logically be limited to f ive or fewer sections of
the community and relatively large land areas zoned. A substantial
amount of heavy vehicular traffic and rail activity will occur with some
occupants, and activity may be continuous through night time and
weekend hours.
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Current Zoning Information
Upon first examining the Unified Governments most recent zoning map, one may notice a few zoned areas which do not reflect this plans
Existing Land Use Map (page 20) or the actual built environment surrounding the campus. The most obvious discrepancy is perhaps the planned
high rise apartments district (RP-6) on parcels where single family dwellings currently exist. Additionally, a planned apartment district (RP-5) is
zoned on a block currently used as park space. Another discrepancy is that the Existing Land Use Map identifies the businesses on Kansas Avenue
north of the Cross-Lines campus as commercial; however, the Unified Government has the area zoned as general industrial (M-2), which does
include some commercial uses (Unified Government of Wyandotte County and Kansas City, Kansas, 2011). This comparison reveals that the local
government may consider re-evaluating currently zoned land uses in Armourdale and update the map to fit existing uses and any serious plans
for redevelopment.
The areas of the campus that Cross-Lines would like to redevelop are currently
zoned as a two-family residential district (R2-B). The construction of a 10,000
square foot warehouse facility would not be permitted in a residential district.
Moreover, rezoning the district to M-2 or M-3 may be difficult or impossible,
given that the property is entirely surrounded by single family dwellings. Also
worth noting is the potential effect of a thrift store on a residential
neighborhood. By building a nicer, newer thrift store, the retail property may
generate more business and traffic. Re-zoning a portion of the campus to a
form of commercial or retail district may also be difficult to get approved from
the local planning commission. Using certain design methods to blend
commercial and warehouse structures within a residential neighborhood may
make the project more palatable for project opponents.
Thrift store design concept to help blend with neighborhood
Source: Matt Buchanan
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Lynch Map
Urban Planner and author, Kevin J. Lynch introduces the Lynch Map in his book The Image of the City, published in 1960. The book is the result of
a study on how observers take in information of their environment. Lynch found that users understand their surroundings in consistent and
predictable ways, formingmental maps the five elements of paths, edges, districts, nodes and landmarks. Paths are the channels that the
observer uses to move. Edges are the boundaries between phases or breaks in continuity. Districts are areas recognized as having a common
identity or character. Nodes are important or often used locations. And finally landmarks are distinct reference markers that are frequently used
as clues of identity.
The Cross-Lines Campus Lynch Map illustrates that there are areas of the campus which are distinguishable from the rest of the campus. For
instance, the east portion of campus should be considered its own district because its environment is clearly different from the rest of the Cross-
Lines property. Most notably, its proximity to a busy arterial road (U.S. 169) and the abundance of pavement generates a more intense, vehicle-
dominated environment; whereas, vegetation, open space and quiet residential streets create an entirely different atmosphere for the rest of
the campus. The southwest corner of campus
should also be considered its own district because
both buildings on that parcel serve the same
purpose of storage. The map indicates a logical
flow of traffic along Shawnee, and that it may be
practical to pave walkways through the center of
campus to improve interior flow. A potential
problem may be that Pyle Street is too small a
roadway to handle traffic to so many major nodes,
particularly the current location of the thrift store. Aerial map illustrates the difference between the paved eastern districtcompared to the green west side. Source: Google
http://en.wikipedia.org/wiki/Mental_mappinghttp://en.wikipedia.org/wiki/Mental_mapping -
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Existing Land Use Map (Larger map included in appendix)
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Exploring: Options for the Future
Exploring withA Pattern Language
The book A Pattern Language is considered one of the best books on architecture,
community livability, and urban design. The book was written to guide urban planners,
architects, and builders to construct the built environment in timeless manner using
253 specific principles, or patterns (Alexander et. al, 1977). This plan incorporates a
few select patterns from A Pattern Language to help Cross-Lines determine how it
might reach the heart of the Sustainability Prism.
Pattern #81 of A Pattern Language was selected as a guideline for the Cross-Lines
campus plan because the organization serves the public in several different capacities,
with ambitions to start even more new programs. In order to effectively deliver so
many different services, their campus should be designed in a manner that the public
can easily understand and navigate when they visit the property. Creating such an
inviting and flowing campus will help Cross-Lines get at the heart of the sustainability
prism through livability. By giving each program (or set of related programs) its
individual and distinctive space, Cross-Lines will have a more inviting campus that runs
smooth and efficiently. Efficiency will help Cross-Lines get at the heart of the
sustainability prism through economy.
Pattern #81: Small Services without Red Tape
Departments and public services dont work
if they are too large. When they are large,
their human qualities vanish; they become
bureaucratic; red tape takes over(Alexander et. al., 405).
House each one [department] in an
identifiable piece of the building (Alexanderet. al., 406).
Source: City of Bellevue, WA
www.bellevuewa.gov
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The groups of buildings that make up many college campuses each havetheir own identity and purpose and therefore their own concrete
manifestation of a social group (Alexander et. al., 469). If the university
was organized in one monolithic building, it would then become
impersonal, undifferentiated, and overly institutional (Alexander et. al.,
470). Pattern #95 is relevant to the Cross-Lines plan because an
inviting campus is important to the organization. A plan with
multiple small interconnected buildings, rather than only two or
three large buildings will help make the property more personable,
inviting, and livable. It may also allow for more private spaces.
Breaking the project into several small buildings will also maintain
neighborhood cohesiveness.
Pattern #95: Building Complex
A building cannot be a human building unless it is a complex of still smaller buildings or smaller pars which manifest its
own internal social facts (Alexander et. al., 469).
Source: Cornell University at www.cornell.edu
Source: Denison University
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Positive spaces are partly enclosed outdoor spaces that are well-defined by the buildings that surround them. Unlike negative spaces that are
left over between buildings, positive spaces have a clear purpose and typically exhibit a unique sense of place or identity. Positive are better
utilized and create stricter boundaries and a sense of security (Alexander et. al., 518, 520). Pattern #106 is useful to consider for the Cross-Lines
plan for two reasons. First, it maximizes the usage of their outdoor space ensuring better livability, ecology, and economy. Second, it can be used
to help relieve some issue of campus security. By creating simple barriers, such as hedges, fencing, or walls that partly enclose the campus space,
it may reduce the threat of crime or trespassing.
Pattern #106: Positive Outdoor Space
Outdoor spaces which are merely left over between buildings will, in general, not be used ( Alexander et. al., 518).
Positive outdoor space in Paris, France
Source: Google Maps
Positive outdoor space illustrated in a rendering of a campus quad
Source: Gordon Tarpley
http://cghub.com/images/view/48908/
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A bubble diagram is a planning method
used to visualize how future land uses or
buildings will interact with each other
spatially. Through this approach, planners
can better determine the most practical
way to lay out a site.
Bubble Diagram: Suburban Model
The suburban model bubble diagram offers an abundance of off-street parking. Buildings are set-back far off the street, thus offering some green
space between the street and the buildings in areas not being used as parking. The greatest benefit of this model is the efficiency and convenience
of being able to park a vehicle near any building on campus. The greatest drawback is the abundance of paved surfaces will reduce the amount of
green space that currently exists. This threatens the areas livability and quality of li fe.
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Bubble Diagram: Positive Outdoor Space Model
The positive outdoor spaces model bubble diagram utilizes the principles of Pattern #106 of A Pattern Language, along with some new urbanism
design standards (Alexander et. al., 518). By placing buildings close to the street, more interior space is available for central courtyards. These
courtyards will have paths that link the buildings that surround them, increasing the campus flow and efficiency. These courtyards will also foster an
attracting and inviting environment. Finally, because the outdoor spaces are more centrally located, the campus will be more secure from trespassers.
Perhaps the greatest drawbacks of this model are fewer parking spaces and less space for the commodities warehouse or other buildings.
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Future Land Use Bubble Diagram
This bubble diagram represents the layout and design of the recommended future land use plan. The west side of campus closely follows the positive
outdoor space model. To accommodate Cross-Lines warehouse needs, a 10,000 square foot commodities building should be constructed between the
food kitchen and the garden. This is the most ideal location due to the facilitys close proximity to the food kitchen and U.S. Highway 169. Moreover,it
keeps the warehouse separate from residential areas. Thick landscaped barriers should be created to separate neighboring residences from
incompatible land uses on campus, such as parking lots.
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Visioning
Cross-Lines Mission Statement
Provide people affected by poverty with basic services and
opportunities that encourage self-confidence and self-
sufficiency.
Cross-Lines Vision Statement
All people in Wyandotte County are empowered to meet
their own needs without the reliance on social services.
Crafting the Cross-Lines Campus Plan Vision
When envisioning a future Cross-Lines campus, it is essential to form that vision statement on the base of the organizations mission and
purpose. This way the built environment will suit the organization and reflect its principles and functions. Therefore, the first step in creating the
campus vision plan is to study Cross-Lines organizational mission statement and vision statement. The second step is to clearly illustrate the
expressed needs and desires of Cross-Lines representatives. It is also important to ensure those needs and desires fit within the parameters of
the Armourdale Land Use Plan and the Unified Governments land use codes.
Cross-Lines provides emergency food assistance to area residents in need
Source: David Eulitt at www.DavidEulitt.com
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Cross-Lines Campus Land Use Plan Vision Statement
A redeveloped Cross-Lines campus will offer a safe, attractive and inviting atmosphere where Wyandotte County residents have
easier accessto social services, basic resources, and opportunitiesthat encourage self-confidence and self-sufficiency. The improved Cross-
Lines campus will feature multi-usefacilities for efficientprogram delivery, allowing the organization to grow innew directionsthat
will best serve the community. These plans for change can be achieved in a manner that respects the cohesiveness andidentityof the
Armourdale neighborhood. Ultimately, Cross-Lines aims to create a stronger communitythrough developing a campus that will improve
services and enhance the built environment of the neighborhood.
Potential vision of the Cross-Lines campus with usable green space and multi-purpose facilities for education programs
Source: ArtandDesignStudios.com
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Goal Setting & Plan Making
Goal Development
The first three goals comprehensively capture Cross-Lines representatives stated desires. Goal 1
(Inviting Atmosphere) captures the desire for a campus that is visible, accommodating to volunteers
and clients, as well as attractive. Goal 2 (Secure Setting) captures the desire to have a campus
safeguarded from criminal activity, well-lit, and private in certain areas. Goal 3 (Efficient Layout)
captures the desire to have a campus that enables the organization to perform better work and
expand into new directions that will better serve the community. Finally, Goal 4 (Cohesive
Neighborhood) addresses any concern that Armourdale residents or local government officials may
have regarding this project. By making neighborhood cohesion a goal, project development will
proceed in a manner that emphasizes the neighborhoods quality of life.
Goals
1. Inviting Atmosphere2. Secure setting3. Efficient Layout4. Cohesive Neighborhood
An inviting atmosphere can be
created with outdoor seating,
landscaping, and decorative
building materials. To keep the
area secure and separate from
the public space, a zone of
private influence can be
reinforced with landscaping or
fencing to mark territorial
boundaries.
Image Source: HCSS at
www.HCSS.com
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Goals, Objectives & PoliciesGoal Objectives Policies
Inviting
Atmosphere
1) Construct a courtyard in the center of the west side of
campus by spring 2015 with seating to accommodate
10 staff members/volunteers.2) By spring 2014, all new facilities proposed in this plan
will be designed with high levels of articulation,
including bump outs, overhangs and windows.
3) By spring 2015, the historic building known as the
nunnery will be repurposed and extended to
accommodate a thrift store in a manner that follows
the Secretary of the Interiors Standards for the
Treatment of Historic Properties.
1) Campus shall be decorated with low-maintenance trees, bushes
and/or flowers in all outdoor areas.
2) All newly built structures on campus shall have well-articulatedfacades with delineated entryways, doors, windows, awnings,
cornices and signs.
3) Any major structural or cosmetic changes to the church or
former nunnery building will be carried out using the Secretary
of the Interiors Standards for the Treatment of Historic
Properties.
4) The church and former nunnery building will be historically
preserved following the Secretary of the Interiors Standards for
the Treatment of Historic Properties.
2. SecureSetting
1) Install at least 20 outdoor light posts by 20152) By January 2014, establish territorial boundary with
berms and thick rows of vegetation and trees that will
grow at least 20 feet high. Locate berms along Coy
Street and the north edge of campus on both blocks.
3) Construct 4 foot high fence on the south and west
sides of the community garden
1) During the overnight hours, campus shall be fully lit withoutdoor lighting to a level of intensity that does not create a
nuisance to neighboring residents.
2) Crime Prevention through Environmental Design (CPTED)
strategies shall be utilized to increase security.
Goal Objectives Policies
1. Inviting
Atmosphere
1) Construct a courtyard in the center of the west side of
campus by spring 2015 with seating to accommodate
10 staff members/volunteers.2) By spring 2014, all new facilities proposed in this plan
will be designed with high levels of articulation,
including bump outs, overhangs and windows.
3) By spring 2015, the historic building known as the
nunnery will be repurposed and extended to
accommodate a thrift store in a manner that follows
the Secretary of the Interiors Standards for the
Treatment of Historic Properties.
1) Campus shall be decorated with low-maintenance trees, bushes
and/or flowers in all outdoor areas.
2) All newly built structures on campus shall have well-articulatedfacades with delineated entryways, doors, windows, awnings,
cornices and signs.
3) Any major structural or cosmetic changes to the church or
former nunnery building will be carried out using the Secretary
of the Interiors Standards for the Treatment of Historic
Properties.
4) The church and former nunnery building will be historically
preserved following the Secretary of the Interiors Standards for
the Treatment of Historic Properties.
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Plan Making: Future Land Use Design Map (Larger Map Included in Appendix)
.035 .07 Miles
Cross-LinesFuture Land Use Map
Kansas City, KS
Matt Buchanan
UBPL 730
Legend
PyleSt.
U.S.169
Kansas Ave
CoySt.
Shawnee Ave.P
P
P
Traditional High
Density ResidentialCivic, InstitutionalRetail CommercialBusiness Mixed-Use
P ParkingPrivate Green SpacePublic Park SpaceUrban Agriculture
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Future Land Use Design Map (Continued)
The future land use design map aims to accommodate of the needs, goals and desires expressed by Cross-Lines representatives, while also
attempting to achieve the heart of the sustainability prism through incorporating strategies offered inA Pattern Language. Detailed explanations
of how each mapped land use affects the Cross-Lines campus are included in the subsequent sections of this chapter.
Private Green Space
The Private Green Space land use describes a park-like environment which is not open to the public. This land use exhibits at least a minimal
level of development which may include landscaping, outdoor seating, or sculptures. Private green space does not exhibit permanently-built
structures with the exception of gazebos, small storage
sheds, or picnic canopies.
To create a more inviting atmosphere, private green
space is placed in the heart of west campus to
accommodate a beautiful courtyard with seating. This
courtyard will be a secure environment, protected from
unwanted trespassers/loiterers because it fits squarely in
the center of the Cross-Lines territory. Specifically, it will
fit in positive spaces surrounded by the multi-purpose
building, thrift store, office, and storage building. The
courtyard also offers an efficient system of paths, linking
every building and parking lot on west campus. Potential vision of the Cross-Lines CourtyardSource: Bellismo, Inc at www.bellisimoinc.com
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Retail Commercial
Retail commercial land uses include a diverse variety of structures that
specialize in trade and the selling of merchandise. These land uses often
generate greater levels of noise and vehicle traffic, and thus require more
parking. Vegetation, walls, fencing, and distance are methods that should be
used to separate retail land uses from residential land uses that are not
mixed-use in nature. Retail buildings should not be more than three stories
high.
The only retail commercial property on the Cross-Lines campus is the
proposed thrift store. To increase the thrift stores visibility, this plan
recommends it be relocated to Shawnee Avenue, which is the busiest street
adjacent to the cross-Lines campus with the exception of U.S. 169. Relocating
the store to the highway is not an option because that location is already
occupied by the community annex, which cannot be relocated. To maintain the cohesive
residential character of the neighborhood, the plan recommends the nunnery be
repurposed and extended to house the thrift store.
Traditional High Density Residential
The traditional high density residential land use describes most of the land uses adjacent
to the Cross-Lines campus. The built environment is laid out in a pre-World War II design,
with a square block grid system. This land use consists of both single family homes and duplexes. Structures are no higher than two and a half
stories high. Lots are not less than 50 feet in length and not less than 2,500 in width. No residential uses will be on campus premises.
Coy Street, source: Google
Left: Nunnery to be repurposed and extended as future thrift
store. Source: GoogleRight: Example of retail commercial building with residential
architectural elements.
Source:www.tocquevillagechronicles.wordpress.com
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Business Mixed-Use
The Business Mixed-Use land use classification provides flexibility for a variety of business-oriented types of development. This land use does not
permit industrial or commercial activities that produce high levels of noise, traffic or pollution. Permitted land uses include storage/warehouse,
office, commercial and low intensity industrial.
For the purposes of this plan, Business Mixed-Use areas will comprise a storage facility (which currently serves as the thrift store), a garden
storage/volunteer hang-out building, and a proposed commodities warehouse. Cross-Lines representatives expressed a great need for more
storage space. The current thrift store provides sufficient space for storage, and repurposing the structure will save Cross-lines the cost of
constructing a new facility. Additionally, its central
location makes it an ideal location to store items that will
later be needed in places around campus. North of thegarden, a storage/volunteer hang-out building offers a
small place to store garden tools, wash-up, and relax after
a hard days work. Finally, the commodities warehouse
will be located conveniently next to the west of the
community annex. This location offers sufficient space for
a large warehouse, and it is adequately separated from
neighboring residences. Furthermore, trucks can more
efficiently make deliveries to a loading dock located in the
parking lot located off of U.S. 169. Warehouse facility hidden with densely landscaped bermSource: Jay Decker
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Parking
The parking land use is most often found in auto-oriented areas where additional
space off the street is needed for parking. This land use may include lots or multi-story
garages.
The Cross-Lines organization requires additional space for parking. This will become
increasingly important as the campus grows. If parking is not addressed, residential
neighborhoods adjacent to campus will experience more traffic and higher
competition for street parking within the neighborhood. The parking space north of
the church will be left as is. A new parking lot to accommodate the proposed thrift
store and multi-use building will be constructed on the southwest corner of campus.Vegetation will be planted along Coy Street to increase campus security and to block
the view of the lot from neighboring residences. Parking will be expanded further west
on the north side of the annex to accommodate the new commodities
facility and its loading dock.
Public Park Space
Public park spaces are typically located within residential areas on low-to-
medium traffic volume roads. Structures may include playground
equipment, gazebos, picnic canopies, and restroom facilities. The Cross-
Lines campus is adjacent to Shawnee Park.
Parking lot hidden from sight by landscaping
and curbing.Source: Matt Hinshaw
Shawnee Park
Source: Google
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Urban Agriculture
The Urban Agriculture land use classification accommodates community gardens and areas used
specifically for the purpose of growing crops within the urban area. No animals or live stock should be
raised in urban agriculture areas. Structures may include small sheds, but the majority of the land should
be used for growing crops. The community garden is the only area on the Cross-Lines campus classified as
Urban Agriculture. At least 30 feet should be made available to the north of the existing garden to allow for
expansion.
ReferencesAlexander, C., et. al. 1977.A Pattern Language. New York. Oxford University Press.
Berke, Godschalk, et al. Urban Land Use Planning. 5th
ed. Urbana, U of Illinois P, 2006.
Unified Government of Wyandotte County and Kansas City, Kansas. 2011. Sec. 27-469. M-2 general industrial district. Accessed November 6,
2012 from:http://www.wycokck.org/WorkArea/DownloadAsset.aspx?id=28596
Unified Government of Wyandotte County and Kansas City, Kansas. 2011. Sec. 27-1251. Special Use Permits. Accessed November 6, 2012 from:
http://www.wycokck.org/InternetDept.aspx?id=9656&terms=special%20use%20permit
U.S. Bureau of Labor Statistics. 2010. Quintiles of income before taxes: Average annual expenditures and characteristics, Consumer Expenditure
Survey.Retrieved October 23, 2012, fromftp://ftp.bls.gov/pub/special.requests/ce/standard/2010/quintile.txt
Cross-Lines Community Garden
Source: Google
http://www.wycokck.org/WorkArea/DownloadAsset.aspx?id=28596http://www.wycokck.org/WorkArea/DownloadAsset.aspx?id=28596http://www.wycokck.org/WorkArea/DownloadAsset.aspx?id=28596http://www.wycokck.org/InternetDept.aspx?id=9656&terms=special%20use%20permithttp://www.wycokck.org/InternetDept.aspx?id=9656&terms=special%20use%20permitftp://ftp.bls.gov/pub/special.requests/ce/standard/2010/quintile.txtftp://ftp.bls.gov/pub/special.requests/ce/standard/2010/quintile.txtftp://ftp.bls.gov/pub/special.requests/ce/standard/2010/quintile.txtftp://ftp.bls.gov/pub/special.requests/ce/standard/2010/quintile.txthttp://www.wycokck.org/InternetDept.aspx?id=9656&terms=special%20use%20permithttp://www.wycokck.org/WorkArea/DownloadAsset.aspx?id=28596 -
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