Final Project – David MoeExecutive Summary of the Built Environment

Troost Avenue 55th – 59th StreetsKansas City, Missouri

Snapshots of Environmental ChangeMaps and Plats of Troost Avenue

Between 55th to 59th Streets

History of Urban Planning and Design - UPD 260Dr. Jacob Wagner – Fall Semester, 2011

Appendix AAnalysis of Built Environment

• 1909 Sanborn Maps Not Available• Early Streetcar maps show City Limits at 47th

– Three separate end-point locations were found– 47th, 55th and Eventually 63rd before removal

• KC Limits extended to 47th Until after 1927• First Available Sanborn is 1917• Early 1917 Sanborn shows only East Side • Atlas Map of 1925 shows plats

Early Transit Map showing City Limit at 47th St.Parks, Blvds, Street Railway, and Railway map Circa 1900

Westport Park District was edge of town

City Limits just south of 47th St. at Brushcreek

Troost Streetcar ends just south of 47th

Minimal Development South of City Limits

Only some of Southtown Blocks were sub-divided

Neighborhoods of Troost Plateau and Rockhill Ridge already well defined.

47th St. 47th St.47th St.

Sanborn Map from 1917 for East Side1917 Map showing west side not available, this map cuts off before 55th

Troostwood Garage

Only 8 houses on Troost

Greenhouses 56th -57th

Only 24 houses on West side Forest – 11 on East

Greenhouse before Dairy

Early map shows alley

59th Troost to Forest is all one lot

1925 Atlas Conditions - Census Tracts81 & 82

Many houses between Rockhill and back of Troost - West

Many houses on Forest – almost every lot

Rockhill highlighted as a Boulevard

Very few buildings on Troost Residential on West side and mixed-use on East

Both tracts were majority white population – many European immigrants

Almost all blocks have setbacks on lots except for commercial lots on Troost

Figure Ground Study for1925 and 1950

Figure Ground Study for2000 and 2011

Observations of Neighborhood• Areas of Forest and Rockhill on either side

were established earlier as residential• Troost Ave. mixed-use, mostly commercial• Forest and Rockhill still strong residential• Close to UMKC and Rockhearst but not really

capitalizing on student and staff market• Buildings not very interesting, could use some

design elements such as facades, wide sidewalks, renovated crosswalks and gateways

Observations of Neighborhood (Cont.)

• Many properties have changed hands many times

• Two businesses in neighborhood long-term– Troostwood Garage (1917 – Present)– Country Club Dairy (Now Garage is a school)

• Several neighborhood groups • Private development activity

Appendix ATroost Corridor Action Plan

and how it affectsTroost Ave. - 55th to 59th Streets

Excerpts from the

Troost Corridor Action Plan Published by the Southtown Council

P r e p a r e d b y : G o u l d E v a n s G o o d m a n A s s o c i a t e s

Troost Corridor Action Plan

• Southtown Area• Southtown is defined by the geographic area from

47th Street south to 75th Street and Bruce Watkins Drive west to the Brookside/Main corridor.

• This area has a rich diversity of educational, medical, telecommunications, and residential resources in the urban core of southeastern Kansas City, Missouri.

• Since 1982 the Southtown Council has acted as a major linkage between the small, medium, and large businesses, institutions, and associations.

Troost Corridor Action Plan• Concept of Plan• Development Principle 1:• Preserve and Enhance the Corridor’s Diverse Character

– Promote mixed-use structures• Development Principle 2:• Preserve ‘Gems’ and Seek Infill Opportunities

– Promote preservation /rehabilitation of traditional urban structures– redevelopment of vacant parcels (infill development)

• Development Principle 3:• Neighborhood Preservation and Enhancement

– preservation of the established neighborhood framework through redevelopment practices that focus on parcels that face Troost

– Support continued City sponsored 'grass-roots' efforts, such as the FOCUS Kansas City Neighborhood Assessments.

– Continue neighborhood improvements

Troost Corridor Action Plan• Development Principle 4:• Promote Private Property Enhancements

– Promote property enhancements for existing automobile-oriented business– Continuity of form along the block-face is key to the Troost Avenue Action Plan Concept– Parking areas , parking areas, parking areas

• Development Principle 5:• Troost Corridor as Distinctive Place

– Promote a distinctive image or 'sense of place' for the Troost Corridor– 'Scholar's Row‘ Theme and thematic approach into streetscape amenities– promotes ‘clustering’ mixed-use and commercial development at key nodes

• Development Principle 6:• Troost Avenue Neighborhood Centers• promotes development practices that reestablish a neighborhood center, rather than an automobile dominant

strip.• Development Principle 7:• Seek and Market Development and Businesses that are Conducive to an Neighborhood-Oriented

Environment– seek businesses that provide goods and services that support residents, employees, and students– Residential, Office/Institutional, – Retail Goods and Services

Clustering mixed-use Development

promotes ‘clustering’ mixed-use and commercial development at key nodes

Troost Corridor Plan Design Elements

Marketing Points

Pedestrian friendlyMixed-use property developmentLocal shopping and servicesAnchored to 3 Universities

Awnings & Facades Wide sidewalks & Parking Gateways and Markers Trees and Gaslamp style

lights Markers & Posts Gateway Crossways Scholar’s Row Gateways

Troost Corridor Plan for 55th to 59th Streets

Urban Design

• Key urban design elements for the Troost Avenue include:– Scholar’s Row Gateways• The ‘Scholars Row’ gateway feature is intended to

support and enhance the identity of redevelopment initiatives around the intersections of Troost Avenue at Volker Boulevard, 55th, 59th, and 63rd Streets

Proposed Troost Streetscape between 55th and 59th Streets

Future streetscape improvements should be designed to promote a pedestrian 'friendly' environment. This typically includes three primary features:

1. On-street parking lane2. Amenity zone3. Pedestrian walk

Troost Corridor Plan Features• Implementation

– The City of Kansas City, Missouri should adopt, in concept, the Troost Corridor Action Plan as part of their comprehensive (FOCUS Kansas City) plan implementation.

– strong partnership between the City and the Southtown Council

• Key Design Features• Gateway Crosswalks

– define the pedestrian crosswalk lane and provide a more 'plaza-like' image• Development and Architectural Character

– Buildings should reflect a traditional urban pattern and pedestrian scale– Awnings and canopies are encouraged on the ground level– preferred materials for buildings in the corridor are brick, stone, and in some cases,

stucco (not painted)– appropriate color palette for buildings should include warm earth tones

• Financing Options– Revolving Loan Fund– Tax Increment Financing (TIF)

Gateway Crosswalks

• Enhanced pedestrian crosswalks at key intersectionsat 55th and 59th Streets

Appendix BHistorical Events on Troost Ave. Between 55th and 59th Streets

Notes from interview with Jim WoodsFormer Owner/Partner Troostwood Garage

Recorded and Edited by David MoeOn Friday November 18th, 10:00am

Woods Family – Troostwood Garage

• Founded by Jim’s Grandfather W.H. Wood, Farmer from Odessa, Mo• Came to KC in his 30s and first worked installing basements at new

developments then road grading for new roads.• Then built Troostwood Garage in 1917• Built originally as a car storage facility - 24/7

– People didn’t have private garages– Doctors did house calls and would summon their cars at all hours

• Grandfather’s house on SE corner of 55th & Forest– During the Great Depression allowed homeless people to sleep in loft over garage door entrance.– Restaurant – Dale and Ritchies, would feed people in exchange for labor– Community came together and helped people who lost their homes and jobs

• Jim’s Dad worked At 48th and Troost cleaning streetcars for $7 a week.• Jim’s Father and Partnertook over Garage in 1930s (Ray Wood/Bill Camel)

– In the 1930s all conveniences were within walking distance– Mostly European Immigrants who lived above shops or in the back of shop– Small shops would support a whole family, often 6-8 people

Woods Family – Troostwood Garage

• Jim Wood Grew up around Troostwood Garage in 1930s and 1940s

• Went to GM Institute in Early 1950’s• Went to Korean War• Back to GM Institute after war• Became a partner in Troostwood Garage 1953• Moved to Country Lane Estates (109th Wornall) 1954• Retired 1994, Nephews Brad and Don Took Over• Now a Fifth Generation at Troostwood Garage (Sean)

Jim Wood Interview (Cont.)Neighborhood Businesses

• Many Grocery Stores between 54th and 59th Streets• A&P Where Motorcycle shop is now• Carol’s Grocery and Dry Goods at 54th and Troost • Safeway at 57th and Troost w/adjoining laundramat• Harley D. Hotkins Grocery across from Safeway• Lyons Drugs at NE Corner of 55th and Troost• Crown Drugs at 57th Street same side as Safeway• South Town Theatre 57th and Troost - 10c Movies• Country Club Dairy Between 56th and 57th on Troost

Country Club Dairy, Ca. 1962

55th and Troost – Streetcar TurnaroundThe KC perimeter from Streetcars to Autos

Troostwood Garage and Streetcar Turnaround

Troostwood Garage - 5509 TroostNo tracks past 55th in 1946

Jim Wood Interview (Cont.)Historical Periods affecting Neighborhood

• White Flight 1950s – 1980s• Civil Rights Movement 1954-1968• MLK Assassination and Riots 1968• Urban Redevelopment 1968-1985• Ghost Town 1985 – 2000• Gentrification 2000 – Present ( and Prior?)• Future – Troost Village / Scholarship Row?

Appendix C49 / 63 Neighborhood Coalition

Data and Maps Extracted From 49/63 Neighborhood Coalition Website

49 / 63 Coalition NeighborhoodsRockhill Ridge – (W)Troost 55th-59th *

Troost Plateau – (E) Troost 54th-59th *

UMKCTroostwoodCrestwook Rockhill CrestRockhurst UniversityKingston HeightsWing and SteenAstor PlaceSouth Park

• Neighborhoods within boundaries of this report

Neighborhood Coalition

• The 49/63 Neighborhood Coalition consists of approximately – 3000 Households, – 300 Businesses and – 8000 Residents in– 11 Neighborhoods

• Believe smaller neighborhood areas could – 1. enable people to get to know each other and – 2. develop a sense of community and – 3. to work on issues affecting smaller area,

• mid-1980's the 49/63 Board established a goal to help areas of 49/63 to organize.

Incorporated Sections of 49 / 63

• Four areas of 49/63 are formally organized and incorporated as not-for-profit organizations in the state of Missouri.

• Residents in several other areas have begun to organize.

• Astor Place, date of organization unknown• Crestwood, incorporated in 1922• Rockhill Crest, incorporation date unknown• Rockhill Ridge, incorporated in 1998• South Park, incorporation in progress• Troost Plateau, incorporated in 2000• Troostwood, incorporated in 1980• Wing and Steen, incorporation in progress

The 49/63 CAN Center

• The 49/63 “Community Action Network” Center• Opened its doors on June 1st, 1994. • Crime and drug use were major concerns

throughout Kansas City, including 49/63 • Many hot spots within coalition's boundaries

requiring immediate attention.• COMBAT (Community Backed Anti-Drug Tax)

awarded to the 49/63 Neighborhood Coalition in January, 1993

The 49/63 CAN Center

• The 49/63 CAN Center funded by the city of Kansas City for operating supplies, rent assistance and other special needs

• Two police officers from the Metro Patrol Division are assigned to neighborhood

• Kansas City's Neighborhood Preservation division has assigned a codes enforcement officer to the 49/63 CAN Center

• Residents volunteer through the CAN Center in a variety of ways

Summary - Observations

• Coalition of 11 Neighborhoods• Neighborhood Coalition has attention of the

City of Kansas City• Large amount of community participation• Incorporation provides some autonomy• Community Center valuable to neighborhoods

Appendix DUniversity District Venture LLC

Patterson and Hoffman Private Venture to Beautify Troost, through mixed-use development

and working to Create a new name for the neighborhood:

University District 53rd to 56th

Data from Pitch.com ArticleDevelopers' plan for Troost includes a new name for neighborhood

Posted by Charles Ferruzza on Wed, Jul 20, 2011 and

The Southtown Council websiteThe University District Venture Sparkles! Submitted by Marti on Fri, 02/13/2009

www.southtown.org

University District Project• Patterson held a meeting with residents of the Rockhill Ridge

neighborhood• 20 residents met with Patterson at Rockhurst Community Center• Working on a project for several years to create a mixed-use

development– Four new buildings – Renovate existing buildings and facades– West side of Troost– Between 53rd and 56th streets

• Proposed new name “University District”• Neighborhood anchored by the UMKC, Rockhurst University, and

Stowers Institute for Medical Research• Cost around $20 million

UDV and Southtown Council

• Southtown Beautification Committee selected the University District Venture, LLC as the recipient of the February Southtown

*Sparkle Award*• In one year Patterson and Hoffman renovated

five buildings in the 5500 block of Troost (As of January 2009)

• University District Venture, LLC has shown consideration for the Southtown neighborhoods

Summary - Observation

• Patterson and Hoffman pitching “University District” to residents

• Presenting proposals to neighborhood associations

• Own five buildings on the 5500 block of Troost• Working with UMKC – towards “Master Plan”• University District idea in alignment with

Troost Corridor Plan’s “Scholars’ Row”