Ashley Claussen Studio 608
Fall 2013
BETHANY TOWER APARTMENTS Needs + Fostered Living Environment = Civic Contribution
In the Fall of 2013, Studio 608 became involved in exploring how the Riverview Neighborhood Area in Kansas City could change to accommodate population growth, and recondition the old to support the new. This document illustrates the depth of involvement in the community, identifies strengths and weaknesses, and a proposal to renevate Bethany Tower Apartments to become a Transitional Living Program. Mission: The Bethany Tower Apartment renovation provides transitional housing – up to 12 months – for new immigrants, single parent families, and young adults. This group of residents will create diversity and combine unique backgrounds and life experiences, creating relationships that are important for the transitional process. Through shared educational and social opportunities, residents can transition into being a healthy and educated team member to the Wyandotte County. Small Bet: Rehabilitating together Central Avenue Big Bet: Bethany Tower Apartment Renovation.
Left: Photo taken at Central Avenue Community Parade.
Kansas City, Kansas is in a stage of repurpose and revision. Riverview Neighborhood Area, Kansas City, Kansas
1. Riverview Neighboorhood overlooking Downtown Kansas City. 2. Local Bike Shop that has a free bike and training program. 3. Community Parade games 4. Community Parade 5. Pearson Elem. School 6. Kids eating popsicles at the Community Parade. 7. Private residence. Tagging is an ongoing issue in the Riverview Neighboorhood. 8. Local Community Garden collaboration of schools.
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“The challenge is that we have a small urban community that is in transition. We are in the ‘old’ right now. It is a time for reuse, revision and repurposing. The architecture, streets, education, institutions, people…are all in transition. How do we facilitate the process of transition?” -Steve Curtis, Kansas City Community Organizer
Wyandotte County Circle of Life Cities are the by-products of diverse layers of communities and generations. Changes are often constant and prevalent everywhere in the city, as trades flourish and technology evolves. The new recovers some of the old, the old deteriorates, and the old is reconstructed to support the new. It is undisputed that most cities are in a slow, constant process of transformation, and Kansas City, Kansas is no exception. Studio 608, with the University of Kansas, became involved in the community to explore how the Riverview Neighborhood Area in Kansas City can change to accommodate population growth, and recondition the old to support the new? At a lateAugust 2013 meeting at El Centro,14 Steve Curtis1 stated, “The population has constantly been in transition; from Eastern Europeans, who came for the meat packing industry; to Hispanic and South Eastern Asian immigrants, who came for family, and a new life. How do we facilitate cultural exchanges, support, and create a threshold to being part of the American lifestyle?”
When researching Wyandotte County, the first result reports on its poor health and behavior rankings; the second is foreclosure numbers. While the population has slowly transitioned over time, the physical city has been in a state of decay for the last thirty to forty years. Buildings have aged and become abandoned, properties are poorly maintained, and high percentage of failed businesses has left many commercial spaces vacant. A city resident stated at a town meeting, “there has been no new construction over the last thirty to forty years….we have lost our sense of community”. Degradation, of multiple perspectives, has taken place, inevitably resulting from the lack of revision and repurposing in the city. The city is in a steady decline that began with economic degradation, which resulted in environmental degradation, and has now turned to social degradation.
Figure 1: Above, photo taken at the Central Avenue Community Parade. Our studio attended the parade to gather information on what residents like about their community and what they would like to see added. 5
Regaining the Sense of Community:
The Evolution of Degradation Through this progression of degradation, Wyandotte County has developed very poor rankings. They are last out of 102 Kansas counties in health behaviors; smoking, teen birth rate, obesity, physical activity and social and economic behaviors; violent crime rate, single parent families, low social support, poverty, high school and college education (fig. 4).2 These dismal statistics logically culminate with a great loss of a meaningful sense of community, and leave the concept and design of the city lost - or at least if not lost, certainly fallen to the lowest priority. Attempts by city officials to repurpose and reuse throughout the city have been mostly unsupported, and have often ended in vandalism and further degradation. Restrooms within parks were burned down, landscaping trampled, and urban furniture destroyed. Without addressing the issues at the core and focusing on the concept of the city, any attempts to revitalize or revise the city will be akin to applying a band aid, when a tunicate is required.
Johnson County, KS
Cook County, IL
Working from the bottom, up
A primary, and potentially substantial, challenge will be choosing a set of programs that brings aid to multiple issues within the area. Rebuilding that ‘sense of community’ could be achieved by working from the bottom, up; focusing on social revitalization. This should be enacted by concentrating on the city’s strengths as a framework for social repair.
ST. Louis County, MO
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102 counties
102 counties
Physical Environment
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(Drinking water safety, Access to recreational facilities, access to healthy food)
Social & Economical Factors (H.S. Graduation, college, unemployment, poverty, children in single parent households, violent crime rate)
Health Behaviors
(Smoking, Obesity, Physical inactivity, Excessive drinking, Teen birth rate)
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Wyandotte County, KS
counties
62 63 68
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counties
115
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Cook County, IL (Chicago) 102 Counties in Illinois
St. Louis County, MO 115 Counties in Missouri
Johnson Couty, KS 102 Counties in Kansas
Wyandotte County, KS 102 Counties in Kansas
Wyandotte County Johnson County
Kansas City, Kansas Riverview Kansas City, Missouri
Figure 3: Above, Map of 102 Counties in Kansas. Red highlights Wyandotte County. Figure 4: Left, Health rankings amoung four counties3. Wyandotte County compared to Johnson County, KS, Cook County, IL, and St. Louis County, MO. Wyandotte County and Johnson County are next to each other on the map above. 7
Everyday life binds people together.
PGY KOOKITCPVU “New immigrants see themselves as temporary citizens. Their mindset: no commitment, no investment, no roots”
UKPING RCTGPV HCOKNKGU 47% ----Could be a strong link to the high crime rate and gang involvement
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[QWPI CFWNVU “As you move out from this area the percentage of Bachelor’s degrees increases and the living situation improves as well”
Traditional Living Program A Transitional Living Program, would alleviate certain core, current issues, such as poor health ratings, loss of sense of community, high gang violence, etc., with educational and social opportunities. This would be achieved through focusing on three need-based groups: new immigrants, single parent families, and young adults,offering a short term living arrangement, with shared living spaces and direct access to educational resources. Educational and social opportunities will create a fostered living environment where relationships can grow and the knowledge necessary to succeed can be acquired. This living arrangement would help people become educated, successful, and productive members of the community; ideally leading to meaningful civic contributions. The program would consist of efficient living quarters, resident shared-living spaces, and a larger community space open to the residents of Wyandotte County. Traditional Needs One unique aspect about the Riverview Neighborhood Area is the large amount of new immigrants; 14,952 foreign born residents.3 Although this number makes up 21% of the naturalized citizens, 8
there are many residents that are not citizens, who come to work and send money home to their families.3 While they enhance diversity, “their mindset is that they have no commitment and no investment in this place nor country. Therefore, they tend to not establish roots or a sense of belonging.” 1 They inherently lack community involvement and interaction. The single-parent-family percentage is 47% in Riverview, compared to the national average of 20%.2 Single parenthood is a big challenge because most single parents work, and typically the family’s finances and resources are reduced. Single parent families also deal with many other pressures and potential problem areas including.5 • Visitation and custody problems • The effects of continuing conflict between the parents • Less opportunity for parents and children to spend time together • Effects of the breakup on children’s school performance and peer relations • Disruptions of extended family relationships • Problems caused by the parents’ dating and entering
“The city’s biggest problem is that it doesn’t believe in itself. If you could fix that, it would change things.” – Bob Winner, Wyandotte County News
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Micro Community
Community Kitchen
Fitness/Nutrition
Education
Hobby
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Child Care
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new relationships Reports show that the effects of coming from a lowincome family can include things like lower education levels, lower economic achievement and can result in leaving the child feeling isolated and lonely.8 These effects can have a high potential to lead to gang involvement and criminal activity. 6
The Neighborhood Scout ranked Wyandotte County at 5 out of 100 on the safe factor based on crime reportings, with 100 is the safest. The social and economic environments of neighborhoods can lure young people into gangs. They join to feel accepted and gangs can provide a surrogate family to those who feel that they lack that from home.5 Youth who feel their economic futures are bleak will join gangs for money and gangs recruit most heavily in public schools. They may even recruit children as young as nine.7 The young adults in the Riverview Neighborhood Area have an unrealized, and untapped, high potential. This should be focused on because in 10 to 15 years they can vote and take action to make a difference. But the more youth that are lost to gangs, and crime, and the justice system, reduces the likelihood of community
pride, ownership, and civic duty. Only 1,000 out of 20,000 regularly vote10 – this creates a huge challenge to engage the residents to be actively involved with the governance and direction of the city in which they live. As noted above, the Transitional Living Program will focus on these three need-based groups of people; new immigrants, single parent families, and young adults. These groups are very different from each other but can share a relationship through their needs, creating a shared appreciation for diversity and community. Perhaps the greatest strength within this community is its wide diversity. Diversity can enrich education and relationships by its very nature: a mixture of backgrounds, cultures, and life experiences that overlap and provide an opportunity to share and embrace varying strengths and support. This would be a potential core of the environment of the community; combining varied layers of knowledge through a cooperative need base and building on the appreciation of diversity within the community.
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Site Selection.
Kansas City, Kansas Riverview Kansas City, Missouri
1. Riverview Area, Wyandotte County
Restaurants
Clothing and Floral Shops
2. Major Access
Jewelry Shop
Game Sales
Section A-A: Central Avenue Assets
OPPORTUNITY social and educational services weaved with short term living creates transitional living.
REACH extend mixed programs and shared spaces to residential neighborhoods Ǥ
Residential Neighborhood (Private)
Section B-B: Physical h l and d Cultural l l Connections 10
Laundromat
Family Dolla
B-B
5 min. 10 min.
A-A
20 min.
3. Population Density
ar Store
Popsicle Shop
4. Commercial vs. Residential
Insurance Agency
El Torito: Food Market
Technology Support
THREAD
ANCHOR
the area to transportation.
civic and public programs that serve as a gathering place.
BRIDGE Ƥ Tower Apartments throgh form or landscape.
LINK pedestrians to Central Ave through bike and walking networks.
Residential (Private)
MIX programs and users bring people togeher in shared spaces.
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How adaptive reuse can respond to community needs.
1.
Existing Bethany Tower interior photos. Figure 9: Right, Bethany Tower Apartment photo taken from Bethany Park. 12
2.
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4.
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6.
7.
1. Existing Bethany Tower 2. Structure showing interior load bearing walls and all exterior walls. 3. Circulation Core houses elevators and fire stairs throughout entire building. 4. Existing Social Spaces are located on lower levels with little to no views and natural sunlight. 5. Renovate social spaces to apartments. 6. Change select apartments to two bedrooms
8.
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relocating residents and increasing occupancy. 7. Renovate north apartments to social spaces to respond to active life of Central Avenue. 8. Greenhouse envelope provides greenhouses to all residents on balcony. 9. Structure addition to provide additional balcony space to exterior and support for greenhouse addition.
Bethany Tower Apartments Central Avenue is an ideal location for the transitional living program because of its access to public transportation and walkable distance to grocery stores, shopping, and parks (fig. 10 and 11). Central Avenue would thread the Bethany Tower residents to the city and act as a link through public transportation, biking and walking networks. Population density maps for the county illustrate that the highest density occures around the Bethany Park area on Central Avenue (fig. 7). Because the primary goal is to provide for and influence the most people possible, the Bethany Tower Apartment building would be a fitting
ACTIVE Central Avenue
choice for a Transitional Living program (fig. 9). Accessibility is also an important factor for the Transitional Living Program. Wyandotte County has the highest percentage of households without a car in the Kansas City metropolitan area (almost 10%).18 Because many residents in the program will be low income, new to the area, or without a car, accessibility to public transportation and grocery stores is ideal. The apartment tower provides a central location for residents, as well as accessibility for community members to participate in the educational services that are open to everyone.
RETREAT s
Neighborhood Proposed program response to context for Bethany Tower renovation. 13
+20’-2” +11’-4” Terrace
+0
UP
UP
DN
Main Entrance
Apartment
Figure 15: View of community entrance along Central Avenue. Image displays transparencey to active life inside the community center to welcome residents of the Riverview Neighborhood Area. Landscaped space along Central Avenue will invite residents to use the area. Floor Plan: Level 1 Scale: 1/16” = 1’-0” 14
A
Reception Office
Community Education Classroom
Office
S 12th Street
Apartment
B Apartment
Resident Entrance and Lobby
Circulation Core
Resident Parking
C DN
Apartment
D Apartment
Apartment
Apartment
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Outdoor Terrace Along Central Avenue
UP
Apartment
Community Lounge Apartment
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Apartment
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Circulation Core
Apartment
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H
Figure 16: View of terrace along Central Avenue. This can be used as an extension of the educational classrooms or general use by the public and residents.
Apartment
D Apartment
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Floor Plan Level 6 Scale: 1/16” = 1’-0” 15
Social and educational opportunities as a foundation for success.
Fostered Living Environment An important aspect in the transitional living program is a fostered living environment to strengthen and improve the health and education of the residents. This will be provided in the form of educational, social, and economical opportunities. These opportunities include a career and financial consultation space that can partner with Kansas City Community College,15 a fitness center that can partner with local gyms, such as 8th Street Family YMCA,16 to form nutrition and fitness plans to help residents set fitness goals, and a daycare that can include after school programs. These programs will encourage residents to come together and form relationships, building a sense of community. Another great strength within this Riverview Neighborhood Area community is the residents’ synergetic love for food. This is displayed in the local restaurants and markets in the area that are known for their fantastic, authentic meals. As with many cultures, food is a sizable part of family gatherings and community celebrations. If a community is segregated, the residents could feel a sense of displacement. This project proposes emphasizing the role food plays in everyone’s culture as a catalyst for bringing diverse groups of people together and fuse the sense of segregation between cultures. Food can act as a source of stability in our lives, and a device for celebration and channeling history, making it a central part of every culture. This becomes a point of alliance for the entire community, building an anchor around food. A community kitchen added into Bethany Tower can encourage residents to interact with each other and build relationships, creating a micro-community within transitional living. This community kitchen can partner with organizations such as New Roots for Refugees,11 Cultivate Kansas City,12 and local schools13 to offer a place for their members to come together and prepare meals with their produce. This type of partnership will give the residents of Bethany Tower the opportunity to network with community members and enrich their relationships.
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Floors 11-12 Library and Reading Room Adult and Childrens Library Potential Partnerships: Wyandotte County Public Library and Public Schools.
Floors 9-10 Fitness Rooms Cardio, weightlifting and Yoga Spaces Potential Partnerships: 8th Street Family YMCA to offer fitness classes and nutrition plans.
Floors 7-8 Community Kitchen and Dining Potential Partnerships: Cultivate KC, New Roots for Refugees, local Schools and community gardens .
Floor 6
Community Lounge and Movie Room
Floor 5
Community Laundry Room
Floor 4 Daycare Facility Open to residents of Bethany Tower and need based community residents.
Floors 1-3 Community Education Classroom: Finance and Career, Fitness/Nutrition, Gardening, Hobby Room: Modeling, Painting, Sewing Potential Partnerships: KC Community College.
Ground Floor
Mechanical Space
Central Avenue
Communit
ty Terrace
“The city’s biggest problem is that it doesn’t believe in itself. If you could fix that, it would change things.” – Bob Winner, Wyandotte County News
Residential Neighborhood ents Apartm
re tion Co Circula
Social
s
Space
Figure 18: Sectional perspective shows the programed social spaces along the north side of the building. 17
Social and educational opportunities as a foundation for success.
As shown in figure 21, one large community space will focus on public education, which will be open to the residents of Wyandotte County. This will include a classroom for fitness and nutrition classes, gardening classes, financial services, multi language education, and career planning. Focusing on education will not only encourage the skills necessary to succeed, but improve the residents’ self-image as well. This could be done through educational classes, social learning, and exposure to diverse life experiences. An organization in Louisiana called Great Kids Make Great Communities8 educates through fourty developmental assets. Data collected from surveys of more than 4 million children and youth from all backgrounds and situations has consistently demonstrated that the more developmental assets young people acquire, the better their chances of succeeding in school and becoming happy, healthy, and contributing members of their communities and society. The assets are divided into twenty “internal” assets and twenty “external” assets. The external assets are those relationships and experiences a young person finds in his or her immediate environment. The internal assets are those qualities and characteristics that develop within a young person. The developmental assets are spread across eight broad areas of human development and consist of the values proven to decrease violence in school and increase learning and social involvement.4 These assets can be focused on within the educational services involved in the community center for children and adults because they paint a picture of the positive things all people need to be healthy and responsible.
Figure 19: Potential partnerships. Cultivate Kansas City, New Roots for Refugees, El Centro, KC Community College, and local schools in the distric are only a few among many potential partnerships. 18
Partnerships
“.... the more developmental assets young people acquire, the better their chances of succeeding in school and becoming happy, healthy, and contributing members of their communities and society.� – Great Kids Make Great Communities
Figure 20: Above, rendering of the community kitchen. This space can be used by the residents or any partnering organizations. Figure 21: Below, main community entrance and circulation space. 19
Place of retreat.
Existing Apartment Conditions
Figure 22: Above, existing apartment views of living room and kitchen. Figure 23: Below,the main complaint among residents is the small kitchen. 20
“The biggest complaint among residents is the kitchen is too small.� – Tony Shomin, Modernization Coordinator KCK
Final Proposed View
Basic Apartment Plan 93 one bedroom units 39 two bedroom units
Cl. Dining
Kitchen
Bedroom Living Room
Balcony/Greenhouse Access
Through the simple move of removing the wall seperating the kitchen from the living room, each apartment can open up to larger spaces and allow more light deeper into the apartments. Each apartment will have access to larger balcony spaces from the structure addition (fig. 25). Residents will have private greenhouses that will not only allow them to grow their own food, but it will also improve the building performance (fig. 26-29). A greenhouse will give easy access to natural, healthy food and create another educational opportunity. This is extremely important because 14% of the population currently do not have access to healthy food, which is substantially higher than the national average of 1%3. Poor access to healthy food is undoubtedly a direct link to the communities higher than average obesity ratings of 38% (adults), compared to the 25% national average.4
Figure 24: Proposed apartment improvement by removing kitchen wall and replacing existing materials with more reflective materials to allow natural light to fill the space. 21
Greenhouse details.
Each apartment will have access to larger balcony spaces from the structure addition. Residents will have private greenhouses that will not only allow them to grow their own food, but also improve the building performance. A greenhouse will give easy access to natural, healthy food and create another educational opportunity. Residents can learn how to garden, compost and cook from classes offered through partnerships or groups formed by tenants. This is extremely important because 14% of the population currently do not have access to healthy food, which is substantially higher than the national average of 1%. Poor access to healthy food is undoubtedly a direct link to the communities higher than average obesity ratings of 38%, compared to the 25% national average.
Figure 25: Rendering of the balcony space. Usable by the residents for activity and access to their personal greenhouse. 22
Summer Solstice: The balony structure addition will act as a light shelf to shield the building from the hot summer sun. Operable windows will control the the temperature inside and allow natural ventilation to avoid overheating in the summer. The greenhouse windows will allow the apartment windows to remain fully functional. Winter Solstice: during the winter months the sun will enter the building at a low angle. With the operable windows on the greenhouses closed, the space will not only allow plants to grow in the winter months, but heat the apartments as well.
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Conclusion.
Civic Contribution Through combining housing with community educational and multiple social opportunities, residents can build the relationships, knowledge and stability which is necessary to transition into being a healthy and educated team member of Wyandotte County. This connection to the community can encourage residents to be more involved in mending their city and restablishing their role in the community.
Rehabilitating Central Avenue At the meeting in El Centro14, the panelists expressed how “Central Avenue is a business district…..there is a high walking population that should be promoted and enhanced through design.” Continuing to support recent trends, further rehabilitating Central Avenue would help to rebuild the city’s anchor. Expanding the pedestrian walkways, adding bike lanes, and slowing traffic speed to increase safety will enhance the use of this centralized location and show the community that their everyday needs are being put first, which could transform negative impressions. Central Avenue can be enhanced by converting excessive parking and vacant lots to natural environments with landscaped activity spaces (fig. 31). The transformation could be implemented through community volunteerism, creating a sense of pride by using plants and trees grown by the residents in the community greenhouse at Bethany Tower. This transition is an example of a civic contribution the Transitional Living program could create and is something that could be obtained over time, slowly “stitching” Central Avenue back together in a distinctive way.
Architecture as a Catalyst for Change The by-product of the Riverview Neighborhood Area offers stong potential. Design can serve as a catalyst for social change and motivate public interest. The concluding goal is to become a good architect by being a good listener and turn community knowledge into a usable, productive asset.
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“Central Avenue used to be all commercial back in the day; now it’s like a “hillbilly” with “gaps in between teeth” -Steve Curtis, Kansas City Community Organizer
Figure 30: Above, Rehabilitating Central Avenue. Map shows excessive parking lots and empty lots that can be landscaped into a natural park area. Figure 31: Below, rendering of what the parks would look like and how they would stitch Central Avenue back together in a natural way. 25
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Figure 32: Final view of Bethany Tower Apartments displaying the active life the renovation would bring to the appearance. 27
End Notes:
1. Steve Curtis is a Community Organizer for Community Housing of Wyandotte County (CHWC). 2. “City-Data/Wyandotte County KS.” City-Data. Advameg, Inc, n.d. Web. 28 Oct 2013. <http://www.city-data.com/ county/Wyandotte_County-KS.html>. 3. “Wyandotte County Health Ranking.” County Health Rankings and Roadmaps. University of Wisconsin Population Health Institute, n.d. Web. 28 Oct 2013. <http://www.countyhealthrankings.org/app/kansas/2013/wyandotte/county/ outcomes/overall/snapshot/by-rank>. 4. “State and County QuickFacts.” U.S. Census Bureau. U.S. Dept. of Commerce, 27 Jun 2013. Web. 28 Oct 2013. <http:// quickfacts.census.gov/qfd/states/20/20209.html>. 5. “Single parenting and today’s family.” American Psychological Association. American Psychology Association, n.d. Web. 28 Oct 2013. <http://www.apa.org/helpcenter/single-parent.asp&xgt;. 6. “Crime rates for Kansas City, KS.” Neighborhood Scout. Location Inc., n.d. Web. 28 Oct 2013. <http://www. neighborhoodscout.com/ks/kansas-city/crime/>. 7. “Gangs and Your Child.” National Crime Prevention Council. National Crime Prevention Council, n.d. Web. 28 Oct 2013. <http://www.ncpc.org/topics/by-audience/parents/gangs-and-your-child>. 8. “Giving Kids What They Need to Succeed.” Great Kids make Great Communities. Allen Superior Court, n.d. Web. 28 Oct 2013. <http://greatkidsallencounty.org/default.htm>. 9. 18 Reasons: Engaging Our Community Through Food and Art. N.p., n.d. Web. 5 Dec 2013. <http://www.18reasons. org/>. 10. Quote stated by Commissioner Brian McKiernan at the El Centro meeting in late August 2013. 11. New Roots for Refugees is an organization focused on strengthening refugee families and building the local food system. It was started by Catholic Charities in partnership with Cultivate Kansas City (formerly KCCUA) to help refugees put down new roots, through helping them to start their own small farm businesses growing and selling vegetables. <http://newrootsforrefugees.blogspot.com/> 12. Cultivate Kansas City is a locally-grown non-profit working to grow food, farms and communities for a healthy local food system. Cultivate Kansas City, Kansas City’s Center for Urban Agriculture, is a catalyst for the production and consumption of locally grown food in Kansas City neighborhoods. < http://www.cultivatekc.org/ > 13. M.E. Pearson Elementary School is located at 310 N. 11th Street, Kansas City, KS 66102 < http://mepearson.schools. kckps.org/> 14. El Centro, Inc., is a not-for-profit corporation, focused on “strengthening communities and improving lives of Latinos and others through educational, social, and economic opportunities.” < http://www.elcentroinc.com/> 15. Kansas City Kansas Community College is a public, urban, open-door, and comprehensive community college committed to excellence in higher education. Through an accessible and supportive learning environment, the college mission is to provide higher education and lifelong learning to the varied communities, primarily in its service area of Wyandotte and Leavenworth counties. < http://www.kckcc.edu/about > 16. 8th Street Family YMCA focuses on youth development, healthy living and social responsibility. YMCA of Greater Kansas City is committed to strengthening communities. < http://www.kansascityymca.org/about-y > 17. Healthy Communities Institute, http://kchealthdata.thehcn.net/modules.php?op=modload&name=NS-Indicator&fi le=indicator&iid=4600101
ARCH 608, FALL 2013 The University of Kansas School of Architecture, Design & Planning