KANSAS CIT Y, KANSAS INCREMENTAL APPROACHES TO COMMUNIT Y LIFE BY: DANI KOLKER
1
2
TABLE OF CONTENTS 4
BACKGROUND
6
DESIGN TENETS
18
VISIONS & GOALS
20
PROGRAM & AN IDEA
22
THE SITE AND COMMUNITY
30
PRECEDENT STUDIES
34
MASSING STUDIES
52
MASSING DEVELOPEMENT
54
SITE / FLOOR PLANS
60
COURTYARD
66
RESIDENTIAL TYPES
68
SECTIONS
72
ELEVATION
74
WALL SECTION
76
PERSPECTIVES
80
PHYSICAL MODEL IMAGES
3
“I am extremely frustrated. I dont sit on my porch anymore. All I have to view is trash, foliage, people walking in the middle of the street” - Neighborhood Evaluation Survey
“This communi some if peopl and participat and improvem Downtown KCK S
4
“They need to fix the sidewalks for people in wheelchairs There are no cabs. We need a grocery store. ” Neighborhood Evaluation Survey
ity will improve le communicate te in activities ment projects” Survey Response
5
“
“This is what a city is, bits and pieces that supplement each other and support each other.” - Jane Jacobs FOOD At this time, the #1 community demand and need is a grocery store. According to Broderick, there is no grocery store within a 20 minute drive of 66101. A large body of research has linked the proximity of a grocery store to public health outcomes. Some research on food access in low-income communities suggests that the benefits of having a grocery store nearby for a resident without a car is limited to what is within a half-mile of an individual’s home (the furthest distance a person will typically walk). One study found that having a grocery store within a 100 meters of a household was a positive predictor for vegetable intake, and that for each additional meter of shelf space carrying fresh produce there was an increase in 0.35 servings of vegetables a day. This suggests that the closer an individual lives to a grocery store stocked with fresh produce, the more likely they are to eat foods considered to be an essential part of a healthy diet. The Merc CoOp, which is being built at 5th and Minnesota Street will give the community access to the healthy food that they have been lacking.
classified as “food deserts” where all the county residents are at least 10 miles from a full-service grocery store. The Great Plains has the highest concentration of food desert counties, with 418. According to Psychology Today, on average, every U.S. household makes about two trips to the grocery store per week, and grocery shopping accounts for 10-15 percent of retail sales. From an urban planning and development perspective, grocery stores serve as the anchor point for communities, and a successful grocery store will help a community thrive. On the other hand, many run-down neighborhoods start to suffer when a grocery store leaves. The term “food desert” was coined to describe communities with limited access to grocery stores. Research also shows that having a grocery store within a community will increase residents’ access to healthy food and reduce their risk of obesity and other chronic diseases.
Grocery stores play a crucial role in our rural communities, providing vital sources of nutrition, jobs and tax revenue that support the community. Moreover, rural grocery stores are also economic drivers, community builders and meeting places.
In Kansas, 82 grocery stores in communities of fewer than 2,500 people have closed since 2007, and nearly one in five rural grocery stores has gone out of business since 2006 (Kansas State; Procter). In total, 38 percent of the 213 groceries in Kansas towns of less than 2,500 closed between 2006 and 2009. (Impact Lab)
They are, however, slowly disappearing - forcing residents to leave their communities to purchase food, often at great expense and over great distance. Across rural America, 803 counties are.
For most rural communities facing the loss of a local grocery store, failure is not an option. Allowing a local store to close and remain closed until the community or the economy rebounds does
6
Family Dollar
Big Eleven Park Gates BBQ
Stop N Go
Sonic Nick’s Italian Pizzaria
CVS McDonalds One Stop & Shop
Subway The Merc Co-Op
Las Palmas El Camino Real
1/4 mile walking radius
GROCERY RESTAURANT
7
but place the community on a path for further depopulation and economic decline. New residents and young families are unlikely to want to live in a community without a place to purchase food, and purchase patterns get set as people start and become accustomed to purchasing food in another community. The lack of resources and reliable transportation for many rural residents also raises the specter of hunger and unhealthy eating in communities without a local grocery store. All residents in many rural areas of the nation— no matter their age or income—ar affected by the growing phenomena of rural “food deserts”—the lack of outlets to purchase food despite the public and private resources to do so. The lack of access
8
to grocery stores in many rural areas is striking. The most recent data available from USDA shows that 803 counties in the United States are classified as “low access” areas, meaning half or more of the population of the county lives 10 or more miles from a full-service grocery store. (Morton 2007) https://learn.eartheasy.com/articles/food-deserts-how-importantis-your-neighborhood-grocery-store/ https://www.cfra.org/blog/2010/11/09/importance-ruralgrocery-stores#targetText=Grocery%20stores%20play%20a%20 crucial,community%20builders%20and%20meeting%20places. http://files.cfra.org/pdf/rural-grocery-stores.pdf
SITE
THE MERC CO-OP
9
“
“This is something everyone knows: A well-used city street is apt to be a safe street. A deserted city street is apt to be unsafe.” - Jane Jacobs
10
11
CRIME Kansas City, Kansas is reputed to be a very dangerous area.It is critical to design a defensible space, a space that has territorial markers, opportunities for surveillance, and clear indications of activity and ownership. Defensible spaces are used to deter crime. A defensible space is an area such as a neighborhood, house, park, or office that has features that convey ownership and afford easy and frequent surveillance. These features allow residents to establish control over their private and community property, and ultimately deter criminal activity. Key features of this CPTED include: natural surveillance, natural access control, territorial reinforcement, maintenance and lighting. The Avenue of Murals Project was initiated in 2004 with the goal of adding quality public art to downtown Kansas City, Kansas, to bring people together, to educate ourselves about one another, and to involve local high school youth in arts programming. Under the guidance of professional artists-in-residence, eight outstanding murals were completed and installed in a four-block long corridor along Minnesota Avenue. Each mural celebrates the history and culture of Kansas City, Kansas and the unique groups within the community. Over 30 creative and energetic high school students were involved in the four-year project. Not only do these murals add color and show history/culture of the city, they also help to keep graffiti off of the city walls. A local citizen of KCK said that he has seen the direct impact that the murals have on the feeling of safety. Because they have movement sensored lights that go on, it is keeping kids out of the alleyways. Crime is a social problem in society that affects thousands of people’s lives each year. Serious crimes against persons and properties generate considerable fear within the community. Crimes like theft, break-in, rape and murder are serious threats to the safety of the community. The resulting fear of crime in itself can restrict people’s freedom of movement and prevent them from fully participating in the community. In particular, some groups of people are more vulnerable to crime and the fear of crime, for example, older people, women, parents, teenagers, etc. 12
TERRITORIALITY
SURVEILLANCE
SYMBOLIC BARRIERS https://police.stpete.org/crimeprevention/brochures/cpted-brochure. pdf http://people.sunyit.edu/~lepres/ thesis/principles/71_pdfsam_POD.pdf
MURAL LOCATIONS
MINNESOTA AVE
Murals are done by KCK residents in order to prevent vandalism. on business walls.
13
“
“To seek “causes” of poverty in this way is to enter an intellectual dead end because poverty has no causes. Only prosperity has causes” - Jane Jacobs 14
AFFORDABLE A public health issue related to the development of a new grocery store is the affordability of housing adjacent to the site. An increase in housing prices in this area could potentially displace the residents that are vulnerable to a subsequent increase in rent. The median household income in the Northeast Area is low by local and national comparison, with Wyandotte County residents earning an average of $43,129. It is important to consider this when designing, as new housing needs to be affordable to the average resident.Why is affordable housing important for communities? #1 It’s Good for the Environment In some parts of the county, teachers, police officers, nurses, and other workers cannot afford housing near their workplaces. Instead, they must travel long distances from more reasonably-priced suburbs. These long commutes burn fossil fuels, produce smog, and clog roads. With adequate affordable housing, the people who make your community work can live near their jobs. This will dramatically cut energy use and pollution. #2 It’s Good for the Social Structure Communities without affordable housing quickly become segregated by income and family background. In order to promote economic and social diversity, your community needs to provide for the needs of all families. Wellplaced affordable housing developments allow communities to welcome a wide range of families
What is affordable housing?
communities to welcome a wide range of families and to create a vibrant, diverse, group of residents. #3 It's Good for the Economy In order to thrive, new businesses need easy access to workers. Affordable housing developments ensure that working families will remain in your community. These working families provide the labor that makes the economy grow. In addition, encouraging working families to settle in your community will help provide a growing population of students to keep your local school system healthy and strong. Reasonably priced rentals and houses will also allow families to remain in your community even when they experience temporary job loss, a disruption to the family, or an illness or other crisis.
AFFORDABLE HOUSING UNIT EXAMPLES
When families can remain in your community, they become part of the social fabric and advance the common good. Reasonably priced housing creates stability, community, and engagement
https://uwsd.org/Story/3-Reasons-Affordable-Housing-isImportant-to-Your-Community
https://cargocollective.com/juliechau/Bank-of-AmericaAffordable-Housing-Laguna-Farms
15
“
“The trust of a city street is formed over time from many, many little public sidewalk contacts... ” - Jane Jacobs HEALTH For the past five years, Wyandotte County, Kansas has been consistently ranked last of the states 105 countries for social determinants of health, according to the County Health Rankings published by the Robert Woods Foundation. Good health results from the interplay of several factors, only some of which are within an individual’s control. By some estimates, what happens in the medical clinic provides only one-fifth of the total influence over health outcomes. Personal lifestyle choices - whether to smoke or consume alcohol, whether to exercise or manage ones weight - comprise another quarter of influence. The remainder - more than one half of what determines a persons health outcomes - results from influences in the social and built environments. Public health research has shown that neighborhoods with low walkability (a measure of how easily walkable a neighborhood is) have a negative impact upon an individuals health. Public health and urban transportation research also suggest that physical environments that have features that support walking – such as wheelchair accessible sidewalks, adequate street 16
and well-maintained landscaping – can increase the perception among residents for how walkable a neighborhood is, which can then lead to increased rates of physical activity. The perception of how walkable a neighborhood is among its residents is an important factor to consider. A neighborhood’s walkability is the degree to which it has safe, designated areas for people to walk or bike to work, dining, shopping and entertainment venues. Walkable communities are often touted as being easier to get around and fostering a greater sense of community. Walkable streets make connections. When neighbors are within walking distance, it is likely that people will bump into each other more, strike up a conversation and get to know one another. The more time that people have to spend commuting, the less involved they become in their local community. Overall, neighborhoods that are easier to get around on foot seem to encourage people to volunteer more, join in more, and get to know their neighbors.
ning. A new generation of urbanites and people who would like to the move from the cul de sac life in the suburbs to downtowns are seeking neighborhoods where they can walk to shops, theaters, restaurants and to see their friends. Walking, to its proponents, means living lighter on the earth with less pollution, better health, a sense of close community and an air of enlightenment. Walking also costs the city very little, unlike cars and even public transit. When a resident walks, the cost to the city is a penny.
Walkability is the new hot concept in urban plan
17
VISIONS & GOALS
COST & QUALITY
• affordable to the average citizens income • meets ADA standards • high quality construction
18
HEALTH
• creates walkability to invite community in • sidewalk connectivity • bikeability
FOOD
• community garden that is close and convenient • community involvement in garden upkeep • healthy food alternatives
SAFETY
• eyes on the street • orient buildings on street • sidealks continuously active
19
PROGRAM & AN IDEA
• safe space for families • 1,2,3 bedroom units • ability to make space personal PRIVATE
• community garden • parking lot • indoor/outdoor common space SHARED
• farmers market • playground • community center PUBLIC
20
PROGRAM & AN IDEA
HOUSING - 90 UNITS
• 1 BR + 1 BA (~750sf) • 2 BR + 1 BA (~1000sf) • 3 BR + 2 BA (~1500sf)
25 ft
30 ft
30 ft
50 ft
30 ft
30 ft
AMENITIES
• Leasing Office • Common Space • Community Garden • Restrooms • Maintenance
• Workout Room • Conference Room • Mail Room • Storage • Parking
SITE
• farmers market • playground • community gardens • community library
• parking • walking trails • bike trails / bike racks • mini health center
21
THE SITE SITE DIMENSIONS
Washington Blvd
290 ft
43,500 SF
Nebraska Ave
45,000 SF
300 ft
State Ave
285 ft
42,750 SF
150 ft
Minnesota Ave
8th Street
22
N
THE SITE & COMMUNITY OVERALL SITE
6 th Str ington Wash
eet
Blvd
7 th St
re
et
ve ska A
Nebra
Ave
th
8
et
re
St
State
e a Av esot
et
re th t 9 S
Minn
ve ng A
stro
Arm
N
th
6
eet
Str
th
7
Min
nes
t ee
Str
ota Ave
Sta
te A ve
Neb
rask a Av e
et
th
8
re St
Wa sh
th
ing
Ev ere tt A ve
ton
9
et
re
St
Blv
d
N 23
THE SITE & COMMUNITY NEIGHBORHOOD
Sumner Academy of Arts & Science
Oakland Ave
Everett Ave
Douglas Elementary School Washington Blvd
Social Security Administration
NebraskaAve
Family Dollar
Housing Authority
Big Eleven Park
St. Mary’s Food Kitchen Uncle Sam’s Academy for Tots
State Ave 7th Street
11th Street
Stop N Go
CVS Minnesota Ave
9th Street
10th Street
8th Street
Bus Station
Public Library
6th Street
One Stop & Shop
Armstrong Ave
Ann Ave
Barnett Ave
N 1/4 mile walking radius
24
THE SITE & COMMUNITY THE CITY
CITY
NEIGHBORHOOD
DISTRICT
SITE
N
25
THE SITE & COMMUNITY 7TH STREET
8TH STREET
9TH STREET
ZONING
WASHINGTON BLVD
NEBRASKA AVE
STATE AVE
MINNESOTA AVE
N
ZONE C-1 • Minimum Setbacks: Front - 25 ft Rear - 10 ft
ZONE C-3 • Lot Area - minimum area of 7,500 SF
• Lot Dimensions - every lot
CD zoning dstrict shall not
zone, no building should ex-
be subject to the site plan
ceed 3 stories or 35 ft in height
shall have minimum width
and open space require
Corner - 15 ft
at building line of 50 ft.
ments for multifamily devel-
Every lot shall have mini-
opement
- 60% of lot area
• Max building height - 50 feet above mean groun level
mum depth of 150 ft
• min 10 ft landscape perimeter on all street footages
• Building height limited
ZONE CP-2
• Multifamily land uses in the • Within 100 ft of a residential
Side - 5ft per story
• Max building coverage
26
ZONE C-D
• Commercial land uses in the CD zoning district shall not be subject to the requirements for shopping
to 2.5 stories and shall not
centers and large scale
exceed 35 ft
commercial retail uses
• Minimum Setbacks: Front - 0-5 ft Rear - 0 ft Side - 0-5 ft
• 100% lot coverage is permitted
THE SITE & COMMUNITY TYPOGRAPHY
27
THE SITE & COMMUNITY CIRCULATION
P
P 0.4 mile 10 min walk to The Merc Co-Op 525 Minnesota Ave
P
P
LEGEND
28
N
Site
Bus Stop
Bike Route
Bus Route
P
Parking Garage
THE SITE & COMMUNITY CLIMATE WINTER WINDS
SUN PATH
N
SUMMER WINDS AVERAGE TEMPERATURES
SUNSHINE
PRECIPITATION
WIND SPEED (mph)
29
PRECEDENT STUDY
Urban Courtyard - Brush Park
Urban Courtyard - Maฤ kรณw Pracownia Projektowa
30
http://www.citymoderndetroit.com/lifestyle
http://www.a-ronet.pl/index. php?mod=nagroda&n_id=3453
Adohi Hall - University of Arkansas
http://www.groundcontrol.design/adohi-hall
31
PRECEDENT STUDY
32
Bike Share
Car Share
https://www.archdaily.com/780298/double-house-bokarev-architects/5695bec9e58ece732500018fdouble-house-bokarev-architects-diagram?next_project=no 33
MASSING STUDY INITIAL STUDIES
34
35
MASSING STUDY STUDY A
28
5
ft
PUSH AND PULL DIAGRAMS
150
ft
match surrounding building heights
36
STUDY A SHADE AND SHADOW STUDY SUMMER SOLSTICE
N 9:00 AM
12:00 PM
3:00 PM
12:00 PM
3:00 PM
WINTER SOLSTICE
9:00 AM
37
MASSING STUDY STUDY A PROGRAM
RESIDENTIAL
PUBLIC COURTYARD • Bike Share • Community Food Garden • Playground
UNDERGROUND PARKNG
RETAIL
• Entrance via Alley
RESIDENTIAL
RETAIL
Total Floor Living Space = ~ 23,400 sf x 3 floors = ~ 70,200 sf
Total Floor Retail Space = ~ 25,000 sf Average Retail Space = ~ 5,000 sf
• (30) 1 BR + 1 BA (750sf) • (21) 2 BR + 1 BA (1000sf) • (15) 3 BR + 2 BA (1500sf)
• Fitness Center • Preschool • Small Market • Community Center • Food Truck Lot
Total Units: 66 Units
SOURCE: https://www.camoinassociates.com/average-square-footageand-retail-sales-square-foot-across-major-brands
38
STUDY A CIRCULATION RESIDENTIAL UNITS CIRCULATION RESIDENTIAL UNITS
COURTYARD
PLAN VIEW
30 ft
10 ft
30 ft
SECTION 39
MASSING STUDY STUDY B
30
0
23
5
ft
ft
PUSH AND PULL DIAGRAMS
150
ft
125
ft
match surrounding building heights
40
STUDY B SHADE AND SHADOW STUDY SUMMER SOLSTICE
N 9:00 AM
12:00 PM
3:00 PM
12:00 PM
3:00 PM
WINTER SOLSTICE
9:00 AM
41
MASSING STUDY STUDY B PROGRAM
RESIDENTIAL
RETAIL
UNDERGROUND PARKNG
• Entrance via Alley
RESIDENTIAL
RETAIL
Total Floor Living Space = ~ 18,900 sf x 2 floors = ~ 37,800 sf
Total Floor Retail Space = ~ 18,900 sf Average Retail Space = ~ 5,000 sf
• (16) 1 BR + 1 BA (750sf) • (12) 2 BR + 1 BA (1000sf) • (10) 3 BR + 2 BA (1500sf)
• Community Center • Office Space • Community Library • Mini Health Clinic
Total Units: 38 Units
SOURCE: https://www.camoinassociates.com/average-square-footageand-retail-sales-square-foot-across-major-brands
42
STUDY B CIRCULATION
RESIDENTIAL UNITS CIRCULATION SHARED SPACE
RESIDENTIAL UNITS GREEN SPACE PLAN VIEW
10 ft
30 ft
25 ft setback
SECTION 43
MASSING STUDY STUDY C PUSH AND PULL DIAGRAMS
25
29
5f
t
5
ft
135 ft
150
ft
125
44
ft
STUDY C SHADE AND SHADOW STUDY SUMMER SOLSTICE
N 9:00 AM
12:00 PM
3:00 PM
12:00 PM
3:00 PM
WINTER SOLSTICE
9:00 AM
45
MASSING STUDY STUDY C PROGRAM
GREEN SPACE
PARKING LOT
GREEN SPACE
RESIDENTIAL
RESIDENTIAL
GREEN SPACE
• (0) 1 BR + 1 BA (750sf) • (0) 2 BR + 1 BA (1000sf) • (7) 3 BR + 2 BA (2500sf)
• Dog Park • Playground • Food Garden • Food Truck Lot • Meditation Garden
Total Units: 7 Units
46
STUDY C CIRCULATION
GREEN SPACE
PARKING LOT
GREEN SPACE
RESIDENTIAL UNITS
PLAN VIEW
SECTION
47
MASSING STUDY OVERALL STUDY
N
N
48
N
N
49
MASSING STUDY OVERALL STUDY
50
51
MASSING DEVELOPEMENT SITE A I developed Site A because the intersection of 8th and MN is very pedestrian and vehicle heavy. There is a lot of potential for this site to make a positive impact on the community and invite people in. N
UNDERGROUND PARKNG
• Entrance via Alley
52
RESIDENTIAL
PUBLIC COURTYARD
RETAIL
• Bike Share • Community Food Garden • Playground • Water Feature • Public Seating
53
SITE PLAN 1” = 32’ - 0”
NORTH
54
55
FLOOR PLANS 1” = 20’ - 0”
NORTH
PARKING
56
CAR SHARE
CAR SHARE
CAR SHARE
CAR SHARE
CAR SHARE
CAR SHARE
RAMP
57
FLOOR PLANS 1” = 20’ - 0” C
NORTH
D
E 1
B
A 4 F
2
3
GROUND LEVEL
58
1 2 3 4
Restaurant Grocery Store Coffee Shop Preschool
D
C
RAMP E
B
8
A 5 F
6
7
5 6 7 8
Fitness Center Community Center Doctors Office Office Space
A B C
Mail Bike Storage Trash Room
D E F
MEP/DATA Storage Lobby / Community Space 59
COURTYARD Community Garden
NORTH
Art
Sunken Amphitheater as performance space for musicians
Outdoor coffee shop seating
Raised meeting / seating point
Multi-functional totem, lighting, advertisting, information sign Water Feature
60
Multi-funct lighting, a informa
/ Local Sculpture
Community Garden
Lawn areas for play / relaxation
Outdoor Community Center Space
Raised meeting / seating point Bike Share Hub
tional totem, advertisting, ation sign
61
FLOOR PLANS 1” = 20’ - 0”
NORTH
LEVEL 2 & 4 62
63
RESIDENTIAL TYPES 1” = 20’ - 0”
NORTH
LEVEL 3
64
1 BR + 1 BA
3 BR + 2 BA
2 BR + 1 BA
CIRCULATION 65
RESIDENTIAL TYPES
1 BR + 1 BA ~ 850 SF
66
2 BR + 1 BA ~ 1150 SF
3 BR + 2 BA ~ 1300 SF
67
SECTIONAL PERSPECTIVE 1” = 20’ - 0”
NORTH
68
69
SECTION 1” = 20’ - 0”
NORTH
70
71
ELEVATION 1” = 20’ - 0”
NORTH
MINNESOTA AVENUE
72
STATE AVENUE
73
WALL SECTION
NORTH
GLASS
CORRUGATED METAL PLYWOOD RIGID INSULATION CAVITY INSULATION 1/2” GYPSUM BOARD INTERIOR FINISH
BLOCKING
E A T
CONCRETE
ALUMINUM MULLION
CONCETE
74
2x6 24” OC WOOD FRAME
L I V E
75
76
77
78
79
MODEL 1” = 32’ - 0” FULL BUILDING MODEL
80
81
MODEL 1” = 4’ - 0” SECTION MODEL
82
83
84
85
86