168
Infill The urban concept for Prospect Avenue from 27th - 41st is to address vacancy by pairing prototypical methodology with site specific design solutions. These strategies were developed specifically for sites along this part of the corridor, but the methodology is applicable to the full corridor. The area between 27th and 41st is where there is a large amount of prototypical vacancy as well as prominent nodes that can become catalyst for change. George Aguilar, Basil Edward Freeman, Caitlin Seal, Dennis Tong, Michael West
169
Contextualism: A Strategy For Infill Design Contextualism was key to the development of an infill strategy. Contextualism can is a conflation of context and texture, addressing the urban fabric or the urban form. It is less about the style or looks of a building and more the idea of how it fits and feels as part of a whole. Thomas Schumacher breaks down contextualism in his work Contextualism: Urban Ideals and Deformations and emphasizes the ideas of contextualism by saying, “We are not interested in style... the inadequacies and problems of modern architecture are urban not stylistic...it is possible to make good cities using modern architecture.” (Schumaker). Contextualism begins to separate itself from the word “context”, which can be seen as “denoting a limited sense of the notion referring to either the immediate surrounding of a building or a physical context” (Ozten, pg. 12). As a tool for design, contextualism is a lens that we look through to understand the current condition of a context beyond the physical assets of a site. It teaches designers how to be critical and respectful of what is set in front of them. Contextualism suggests that when something new is proposed it should differentiate itself from what already exists but also contribute. Ulku Ozten looks to break down the idea of contextualism into more digestible parts, comparing the complex idea to art. According to Ozten, contextualism can be seen in art and intellectual frameworks. There are two intellectual frameworks in contextualism: composition and meaning. The basic idea of composition in contextualism through art is a piece where the subjects are less important than the relationship they create with each other. The way they create this “inner context” is essential. In this sense, contextualism can be used in architecture to tie back to the culture of a site or place. Composition can be used as a tool to connect architecture on a deeper level creating even more meaning than the building itself. Composition is the idea that architecture can be something that breaks away from what already exist but at the same time contribute to the greater whole. 170
Meaning is more abstract and can differ from person to person. Eric J. Fox describes meaning as “a philosophical worldview in which any event is interpreted as an ongoing act inseparable from its current and historical context.” Meaning in contextualism is about assessing a piece of artwork through its relationship with its environment and how it also contributes to that said environment. In reference to meaning in contextualism, Stephen Holl states that, “the individual building does not monopolize one’s thoughts...the concentration is on the relationship between the building: the terrain, the sky, light, axes of movement.” The Prospect Corridor is an area where a defined context does not exist, resulting in a broken urban fabric. An essential dilemma of Prospect Avenue addressed infilling vacant lots to help restore the urban fabric in a way that is respectful of The Corridor’s rich historical presence and connects the style of architecture that The Corridor currently holds. Contextualism will play a major role in showing how a new and modern building can still have a relationship with the historical buildings in the area. Aside from the apparent gaps along the Prospect Corridor, there is no consistency in the architectural style of The Corridor. There is a presence of architecture in the area and the infill developed should be respectful of that architecture, reinforcing it when it can. The research generated in this area created an infill strategy that would influence how each vacant lot is addressed with a series of methodical approaches. Architectural infill can be a challenge, no matter in what context. It can be hard to find a relationship that speaks to the urban context and moves the design forward in a meaningful way. Contextualism’s ideology is based in finding relationships through composition and meaning. These ideas can help establish the fundamentals that drive a design. Contextualism’s key concept and ideas become a guideline to allow for new and “outside of the box” architecture while still connect back to site context through the development of contextualism, thus creating more cohesive infill design development. Selected text adapted from a report by Dennis Tong 171
Strategies to Address Vacancy To address vacancy, lots were categorized by their orientation as well as their location either in the commercial realm (nodes) or in the residential realm (connections). The area between 27th and 41st is where there is a large amount of prototypical vacancy and prominent nodes that can become catalyst for change. Zones were selected specifically for criteria that resonates with the overall concept of prototypical methodology and site-specific design solutions that can address the needs of the community in this area. The goal is to create high-density development on extreme vacancy blocks and create green infrastructure.
Prospect Street Scape
Prospect Urban Teeth
Prospect Urban Patterns
Existing Vacancy Land Bank Vacant
172
27th Street
Linwood Blvd
Linwood Blvd
31st Street
31st Street
Prospect Ave
Prospect Ave
27th Street
35th Street
35th Street
Public Corner Public Mid-Block Public Single Parcel Transition Corner
39th Street
39th Street
Private Corner Private Mid-Block Private Single Parcel
Current Zoning Conditions Zoning - UR
Zoning - R
Zoning - UPD
Zoning - B
Vacancy Strategy
Block Strategy Reinforce Remediate
Repurpose 173
Prospect Infill Strategy CORNER: -Create landmark system -Increase density of intersections -Strengthen the cohesive identify of Prospect -Multiple parcel priority
27TH STREET
27th Street
31ST STREET 31st Street
GREEN INFRASTRUCTURE: -Priority of midblock parcels if possible -Parcels to the back of block facing Prospect -Priority of land bank over vacant property -27% of vacant lots touching Prospect are utilized as permanent workable landscape MID-BLOCK: -Address midblock vacancy and gaps in urban fabric -creates a cohesive street scape -Increase density and walkability from nodal regions
Midblock, Corner, Green Infrastructure Concept Section
Prospect Avenue - West Section 174
LINWOOD BLVD Linwood Blvd
35TH STREET 35th Street
39TH STREET 39th Street
Corner
Green Infrastructure
Mid-block
Combined
175
Corner and Mid-Block Strategies
Corner Strategy
Prospect Avenue Infill Strategy 176
Mid-Block Strategy
Block Programming Strategy
Residential Block
Residential, Commercial Infill
Residential, Commercial Block
Commercial Block
Commercial Face, Res. Block 177
Block Vacancy
Green Infrastructure
Infill Buildout
Introduce Alley
Rear Parking
Overall Block Strategy
Prospect East Elevation 178
33rd to 34th Street Block Strategy This site is in a predominantly residential block where there is a strong existing fabric and most all of the structures are in good condition. The infill design was made to respond to the residence immediately to the south as well as the adjacent vacant intersection. The vacancy of the intersection is due to the change in grid established by the Palestine Development. One of the corners is a fenced off vacant lot, another is a parking lot, and the other one is a vacant lot next to a single-family residence.
34th Street
Prospect Ave.
34th Street
Proposed Site Plan & Context
Prostect Ave.
179
Corner Infill Building Form Development The design takes the single-family unit and establishes a grid system from which certain units are removed from the building to respond to existing spatial conditions. The building itself is commercial on the bottom floor with residential units on the other floors. The commercial space on the bottom floor is pushed back to provide a sense of entrance with an overhang as well as the creation of a front facing public space. A piece of the building on the north side is then pushed back to provide a buffer for the single-family residence. Elements from the single family residential units in the area are utilized in the design. The elements of the single family housing in the area was thoroughly dissected and understood in order to provide a meaningful experiential situation that has a direct dialogue to the single family residential which is so important to the character of the area.
Elevation of Corner Building 180
End-Block Building
Buffer Space
Replicate the Porch Side walk
-Public Realm Sidewalk Fence -Signifies the change from
Public Realm to Private Realm Fence
Porch Backyard House -Social Space -Most private space -Private interior space -The transition piece from outside to inside -Obstructs the view to the back -Eyes on the street
Porch
Push and Pull Building Form
House
Backyard
Residential Design Development
181
182
183
Vacancy & Acquired Properties
Maximum Buildout
Introduce Alley
Green Infrastructure
Mid-Block Building Height Lowered
Increase Residential Density
Prospect East Elevation 184
38rd to 39th Street Block Strategy The 38th-39th Street block on Prospect is zoned residential on the east half and commercial on the west. All parcels except 3 abandoned structures on the west side of the block are listed by the city as vacant or Land Bank property. Assuming that all parcels on the block will eventually be acquired, an overall block strategy was developed to increase density, introduce green infrastructure, and re-activate pedestrian space.
Implement Mid-Block Strategy
Implement Corner Strategy
High Density Block Strategy
185
Mid-Block Building The building massing strategy on this site develops 2 corner buildings, and 2 mid-block buildings. The height of each structure takes into consideration the surrounding context, block consistency, and other new infill on Prospect Avenue. Green infrastructure is used to unite the buildings and to provide a remedy for water run-off. The first level of all 4 buildings is commercial. Upper levels are residential units consisting of 1, 2 and 3 bedroom options. The faรงade has an asymmetrical pattern reflecting the organizational pattern of the units and the outdoor balcony space. This program strategy introduces a live-work concept and supports local businesses along the Prospect Corridor.
North Elevation 186
Facade Rendering
Proposed Site Plan
187
Green Space Connects Buildings
1 Bedroom
2 Bedroom
3 Bedroom
Unit Layout Strategy
Unit Layout Influences Facade 188
189
Vacancy & Acquired Properties
Repetition of Housing Rhythm
Introduction of Alleyway
Picking up Front Porch Regulating Lines
E 40th St
Prospect Elevation 190
39rd to 40th Street Block Strategy This site is largely in a residential area with a strong existing urban fabric and rhythm. The main focus of infilling in these areas is to conform to the residential scale and rhythm while increasing density slightly.
Implement an Alley to Transition Block Parking from Front Yards to Back Carports
Transition to Back Alley Parking
The residential mid-block strategies focus on creating a housing type that fits with the current context of Prospect Aveneu and increases the urban density. The design of row houses took cues from the urban context for a design that has a modern feel, but also fits with the neighborhood character. Wabash Ave E 40th Street
Divide Maximum Area into Units to Increase Density and Strengthen Residential Identity
Divide Land into Repeatable Units
Develope Repeatable Unit-Courtyard-Garage Scheme Per Lot
Repeatable Live Work Rowhouse
Prospect Ave
Site Plan
E 39th St
191
Residential Infill Mid-Block Strategies The row-house unit that was developed implements a half-pitched roof that calls on the aesthetic of the traditional homes in the area. The ground floor is divided into circulation and living space. The front faรงade follows the regulating lines of both the front of the houses and the front of the porches found in the existing context. The front porch keeps in line with surrounding context. The back of the unit design is internally focused by creating views into the small courtyard greenspace with an overhanging second story to create a split back porch. The addition of a back alley into the block is proposed to decrease the number of visible parked cars on Prospect. It is proposed that the covered carport on the back could be further developed into a second story live-work space accessed by the courtyard.
192
Divide Circulation and Living
Capturing Southern Light
Live+Work Space Above Carport
Internally Focused Greenspace
Cantilevered Second Story
Asymmetric Composition
193
1
Brush Creek The key issues of the Brush Creek site are the disconnections as a result of Highway-71 and Brush Creek, an underutilization of public and leftover urban spaces, a lack of green infrastructure and potential for flooding, and high vehicular traffic from Swope Parkway and Emanuel Cleaver II Boulevard. Jason Ingram, Samuel Green, Chelsey Thibido, Lauren Silvers, and Jadenn Kelley
195
Brush Creel keeps a ‘natural’ form but is still channeled
Clea ver II
Clea ver II
Blvd
.
.
1
Land Bank & Housing Authority
Brush Creek Swope Pkwy. H
W
W
Y7
.
Swope Pkwy. H
W
Blvd
Brush Creek
Swope Pkwy.
196
Clea ver II
Blvd
Brush Creek
H
HWY-71 overpassing Prospect
Y7
1
Vacant & Out-of-State Owners
Y7
1
High-Risk Floodzone Development
Site Inventory Available land to be used for the design and concept development were identified by assessing which parcels were Land Bank of Kansas City or Housing Authority of Missouri. The privately-owned parcels were based on vacancy, out-of-state ownership, and abandoned buildings. Lastly, any structures within the Brush Creek floodplain were also considered for redevelopment.
Civic Medical Mixed-Use Multi-Family Residential Single-Family Residential
Intervention Opportunities
Existing Zoning
Proposed Zoning 197
WABASH AVE
OLIVE ST
PARK AVE
AGNES AVE
S BENTON AVE
CHESTNUT AVE
ZONE 1
E 46TH ST
MONTGALL AVE
E 45TH ST
FLOOD PLAIN PLAZA
PKW
Y
KC Hydrology System
AGNES AVE
ZONE 3
WABASH AVE
OLIVE ST
E 49TH ST
PARK AVE
BRUSH CREEK PARKWAY
S BENTON AVE
OPE
MONTGALL AVE
SW
II BL VD
PUBLIC SPACE BAR ZONE 2
AVE R
CHESTNUT AVE
CLE
orr
ido
r
E 50TH ST
Swope Pkwy.
Blu
SWOPE PKWY
eR
ive
rC
Cleaver II Blvd.
CLEAVER II BLVD
Floodplain Greenspace Development Core
Bar Concept
ASTER PLAN STRATEGY DIGRAM
198
Regional Conceptual Diagram
CONCEPTUAL DIAGRAM
Concept
Connection to Brush Creek
The concept for the Brush Creek group is to combine green infrastructure with public space, increase density, activate leftover space, and utilize the high vehicular cross-traffic as a regional gateway node. Community members express their worries about future flooding events, the safety of Brush Creek, and traffic speed. Cleaver II Boulevard has the highest vehicular traffic on the Prospect Corridor because of the major connections to UMKC and the Plaza to the west and the Blue River Corridor and Raytown to the east. This high traffic creates an opportunity for landmark development that gives visibility to the Prospect Corridor from the cross-streets and serves as a gateway. The proposed design utilizes public space and pedestrian walkability within higher density development to fulfill the needs of the community where people can live, work, and play. By acquiring properties that are Land Bank, vacant, owned by non-residents, or are in the flood zone leave plenty of opportunity for development.
Circulation
Water Management
Anchors 199
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Oli
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II ver Clea
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Swop
Zone 1 45th St. - Cleaver II Blvd.
200
Zone 2 Cleaver II Blvd. - Swope Pkwy.
Zone 3 Swope Pkwy. - 50th St.
HWY-71 N HWY-71 S
h 9t
Pro
.
St
spe
4
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201
Zone 3 Swope Pkwy. - 50th St. Programming leftover urban space
Brus
h Cr
eek
Cleaver II Blvd.
Zone 2 Cleaver II Blvd. - Swope Pkwy. Physical & visual connections
46th
45th
Zone 1 45th St. - Cleaver II Blvd. Focus on stormwater management
202
Design Proposal
all
ntg
Mo
50th
49th
HW
Y7
1
S
HW
Y7
1
N
49th
Swope Pkwy.
The primary design move is the public streetscape “Bar” concept that connects the three zones of Brush Creek. Zone 1 focuses on defining the northern edge and implementing stormwater infrastructure. Zone 2 focuses on physical and visual connections to Brush Creek and continues stormwater management. Zone 3 focuses on defining the southern edge of the public “Bar” by developing a landmark building, programming underutilized spaces, and connecting to the Prospect South proposal.
203
Public “Bar” System The Bar is a 5-block continuous public space that connects urban conditions to the geographic barriers resulting from Brush Creek. It creates an identity for the community by incorporating stormwater management, physical and visual connections, and programming leftover urban spaces. Key points of social and environmental programming frame public space and create edges for transition. It is made up of benches, bioswales, trellises, and vegetation to tackle the flooding issues of Zones 1 and 3. In Zone 2 the Bar seeks more interaction with Brush Creek by moving pedestrians down to a pedestrian drawbridge. It terminates past the HWY71 overpass connecting to the Prospect South “Buffer” proposal.
Bioswale system
Public “Bar” Section 204
Urban furniture around bioswales
Pergola Bus Stop
Public Bar incorporates benches, bioswales, trellis, and vegetation for maximized public space and environmental impact 205
Public “Bar�
Roof Run-Off
Energy Efficient Pumps
From surrounding buildings is piped to clean water cistern.
Hydro-Dynamic Seperator
Are used to move water through the storm water treatment system.
Removes sediment from captured Pro storm water before spe it enters the cisterns. ct
Detention Pond & Ice Rink
Brid
ge
d. I Blv
lC
nue
Ema
er I leav
Tiered Plaza
ek
re
C sh
u
Br
Roof Runoff
Energy-Efficient Pumps
Hydro-Dynamic Separator
Site Runoff
Irrigation
Stormwater Management System 206
Micro-Filtration & UV Treatment
Clean Water Cistern
Infrastructural Public Space Brush Creek has a history of flooding issues due t it’s historic over-engineered and channelized condition. Over time it has become more naturalized but still faces similar issues. By introducing flexible public spaces that can handle influxes of water they become public infrastructure too. To reduce flooding impacts, a detention pond is proposed, surrounded by pergolas and plaza spaces. Over the winter season the detention pond freezes over to create an outdoor public ice-skating rink. The tree lines along the east and west provide views that focus in on the Bar.
Pond in the Summer
Ice Rink in the Winter 207
208
209
Interacting with Brush Creek Brush Creek is a natural amenity that is underutilized and seen as a conflict crossing the Prospect Corridor. “It’s not used because you don’t know what is going on down there,” said one community member. For maximized walkability and interaction with the environment, a pedestrian bridge is proposed separate from the street’s bridge that rises open up when flooding makes the creek levels rise. This type of flexible infrastructure is more resilient in these type of natural spaces. Plazas serve as landing space to the bridge on both sides of the creek where the Bar is extended. It also creates a landmark moment for both the Prospect and Brush Creek corridors.
Pedestrian Bridge functioning
Pedestrian Bridge section through Brush Creek 210
Pedestrian Bridge flooding
Creating physical & visual connections
211
Mixed-Use Office This type serves the purpose of providing co-spaces for working offices and retail. The building heights are a consistent elevation throughout the block, which means they are taller closer to Brush Creek, the lowest point. The retail spaces on the ground level are set back to allow for more public space, and the office spaces are set back from the back to respect the single-family homes. These buildings are set back from side lots to bring in daylight into the offices and meet fire code for allowable openings.
212
Maximum Buildout
Increase building heights as Prospect slopes downwards
Push back sides of each infill building for 100% openings
Push back other side of top office floor for 100% openings
Carve out space into each building entry, and push back one building per block
Introduce glazing for views out from office space over Brush Creek
Axon
Programming Plan
Office Event Retail Outdoor
Programming Section 213
Mixed-Use Residential This type serves to create a strong edge along the Brush Creek corridor to establish a defining point for Prospect Avenue. The site needs to be re-zoned from R2.5 to B3-2 to allow for mixed-use development taller than fifty feet. The retail spaces on the ground level are set back to allow for more public space along the sidewalk, residential levels are set back to allow for a 70-foot double-loaded corridor, and the front is set back 45 feet for apartment balconies and views to Brush Creek.
214
Maximum Buildout
Narrow apartments for double-loaded corridor
Carve public space into ground floor for public & retail space
Apartment balconies
Glazing
Repeat on Cleaver II Blvd., varying the configurations
Programming Plan
Apartment Balcony Retail Outdoor
Programming Section 215
Multi-Family High Density This type is utilized for increasing density along newly proposed public spaces and create a strong edge along the infrastructural “Bar� in zone 1. The parcels should be rezoned from R2.5 to R1.5 to allow for heights of 45 feet. Additionally, an overlay district should be applied to ensure that buildings are maintained at the same elevation, not the building height. This means that as the ground slopes down, the building heights increase, and the shortest building being single-story. There is a 70-foot double loaded corridor in the back and a single corridor in the front for a strong edge. The typology is repeated with varied arrangements in the new overlay district.
216
Maximum Buildout
Implement overlay district to raise building height and shift north facade
Implement double and singleloaded corridors for varying views
Integrate public space with a courtyard and roof terrace
Glazing & Windows
Repeat typology with varied arrangements into the new overlay district.
Axon
Programming Plan
Apartment Balcony Outdoor
Programming Section 217
Multi-Family Medium Density This type is used to increase the density of the surrounding neighborhood while creating a gradient of density from the single-family residences. Current R2.5 zoning allows for heights up to 40 feet, which is appropriate for the proposed development. Each level is two side by side apartments that are flipped floor to floor for diversity and changing views from the balconies. The modular units can be stacked at two or three levels where appropriate for the site context.
218
Maximum Buildout
Split buildings
Stair Access
Balconies
Glazing
Repeat modular apartment units, varying the configurations
Programming Plan
Apartment Balcony
Programming Section 219
Designing Affordable Housing for Prospect In order to stop the negative side effects that can come with revitalizing a neighborhood, affordable housing must be a driving goal in this study. While affordable housing and low land values are mainly policy issues, there are tools within the realm of architecture to insure affordable housing is achieved along Prospect Avenue. Based on studies of the Prospect Corridor at the Kansas City Design Center, one of the most appropriate sites for increasing the supply housing availability through higher density development is at the Brush Creek node due to the regional connections along Swope Parkway and Emanuel Cleaver II Boulevard. Two neighborhoods in this area that have been identified as prime targets for higher density focused on affordable housing are the Ivanhoe Southeast neighborhood and the Oak Park Southwest Neighborhood. Ivanhoe Southeast home values range from as little as $14,500 to $70,000 with a median value of $20,600, according to Trulia. Oak Park southwest properties have values ranging from $30,000 to $72,000 with a median value of $57,700. In May of 2019, the median home value or all of Kansas City was listed around $150,000, which is more than $100,000 higher than the Ivanhoe Southeast and Oak Park Southwest neighborhoods, according to Zillow. At first glance it appears that the Prospect Avenue neighborhoods are everything a developer would want to invest in—low property values and a key connector to city amenities. In reality, a stigma of crime and decline has caused a lack of demand and low land values that can only be mitigated by reestablishing value in the neighborhood. By establishing diverse and high-quality design principles for the area, public perception of the neighborhood could begin to change and raise the demand for properties. As property values, taxes, and rents begin to grow, the existing community is highly vulnerable to displacement. If Kansas City is going to see change in affordable housing, we need to provide increased and diversified housing options. Housing stoc needs to densify to keep up with future demand. The continued trend of suburban sprawl and an endless extension of single- family housing is not sustainable for this urban corridor. The best solution is to find a healthy 220
middle-ground between single-family homes and the high-rises of urban cores—a low-rise, medium-density, type of multi-family dwelling that is still affordable. Strategies for cutting cost include downsizing, manufacturing homes, and maximizing the use of the site’s build-able land area. --
--
--
Downsizing: The most obvious and easiest solution to cutting costs in architecture is downsizing square footage. Simply shrinking the size of the single-family house would be cheaper to build, ventilate, and maintain. The biggest problem accompanying this solution is culture. Steven Winter from Steven Winter Associates of New York addressed the issue by stating “We can build a 400-square-foot unit acceptable to 90% of the world, but not Americans.” Manufactured Housing: Another option that architects and designers can take into account to cut costs is utilizing manufactured housing. Theoretically it can reduce costs by lowering the time needed for construction on-site. The only problem is, the construction industry already relies heavily on prefabricated parts including roof trusses, factory-made windows and doors, wall panels, and package kitchens/ bathrooms, none of which have succeeded in finding the solution for reduced housing costs. In reality, only 15% of housing costs is from construction since most expenses are from taxes and land costs. Maximizing Use of the Site: Another large hurdle to overcome in these older neighborhoods is the small parcel size and strict zoning regulations reducing the amount of buildable area on the lots. Many of the parcels are barely even 30 ft wide; with the current R-2.5 zoning setbacks the buildable width of the individual sites is reduced to about 25 ft. The setback standards also require maximum front and rear setbacks of 25 ft. The zoning may need to be raised to R-1.5 or higher to increase height limits and reduce setback requirements; however, 20 ft is the minimum front setback allowed in its zoning standards. If even lower setbacks are required, the use of overlay districts may be necessary for these neighborhoods to allow for even further efficiency in the uses of the spaces.
221
Further study of one group of available parcels shows how it could be developed into a medium density multi-family dwelling that incorporates two modular units side-by-side alternating as they stack on top of each other creating either six-plexes or four-plexes. The alternating modularity of the two-bedroom units would allow for quick on-site assembling and construction while allowing for a diversity in the experience of the apartments from more private balconies in the back of the lot to more public ones in the front. This alternating of the units as they stack on top of each other can be achieved by locating the service functions—bathroom and kitchen—along the interior wall. This allows the dividing wall between each unit to function as both a plumbing wall and a structural wall for all the units. With plumbing, HVAC, and structure isolated to the interior dividing wall, the exterior walls are allowed to remain flexible for window placements. By maximizing the efficient use of available space, building higher density, utilizing modular prefabricated designs, and learning from previously successful projects around the world, Prospect has the unique opportunity to redefine high-quality affordable housing for the entire Kansas City area.
Selected text adapted from a report by Sam Green 222
223
224
Prospect South Prospect South is defined by its close proximity of the street to Highway-71. This creates an urban condition that makes Prospect a more car-oriented place with more setback buildings, surface parking, gas stations, auto shops, and obtrusive billboards. Although this segment of the highway turns into more of a freeway` due to the reduction in speed, it still clearly impacts the properties of Prospect. There is a clear lacking of services than other segments of the Corridor, and the area remains unwalkable and disjointed. But these conditions also create leftover spaces that have potential for reprogramming and interventions. Spencer Andresen, Tayvia Navy, Alex Overbay, Jaye Peters, Rachel Rankin, and Caleb Wagner
225
Inventory
Billboards 226
Dead-Ends
Abandoned
Auto Services
Setbacks
Surface Parking
25 mph 35 mph 45 mph 55 mph 65 mph
Land Bank
Out-of-State
Vacant
Topo
Streets 227
Brush Creek Blue Pkwy.
Town Fork Creek Greenway Swope Pkwy.
Big Blue Battlefield Park
The Paseo
Daniel Morgan Boone Park
KC Zoo Swope Park Starlight Theater
Meyer Blvd. Dunn Park
Holmes Park
Forest Hill Cemetery
Blue River Corridor Agnes Park
Tower Park
Arleta Park
Prospect South is surrounded by the KC park system, but rarely intersects it 228
Noble Park
Opportunities
Composite
Single
Medium
Large
All 229
District Programming Research Medical Center is the largest employer on the Prospect Corridor, with over 3,000 employees. Alphapointe is the other job hub in Prospect South, with 301 workers. However, there is no incentive for the employees to live near work because of the lack of services and accommodations. An estimated 55.5% of the employees in Prospect South are in the healthcare and social assistance sector, 27.3% in the public administration sector, and 4.4% in educational services. Worker fluctuation impacts where nodal development should occur. People will want to live close to work if there are communities that are happy and healthy. These large clusters of people are catalysts in themselves. Other hospital districts and within vibrant mixed-used communities with strong ties to the neighborhood. Research Medical Center and Alphapointe both provide a variety of services to the community, but the surroundings impact the overall effectiveness and reach of these services to their surroundings. Since these are more regional hubs, there is a clear disconnection in urban form to the closer communities.
Research Medical Center
Alphapointe
Employment 230
Research Medical Center, Kansas City, MO
Kansas University Medical Center, Kansas City, KS
Baylor University Medical Center, Dallas, TX
Johns Hopkins Hospital, Baltimore, MD 231
Brush Creek 2.5-minute walk 5-minute walk 10-minute walk
Meyer Blvd.
Hotel Cultural 75th St.
Restaurant Theater Shopping
Accommodations 232
Brush Creek
Meyer Blvd.
Hospital Pharmacy Gym 75th St.
Grocery Community
Community Resources 233
Connecting Urban Villages
Brookside
Swope Pkwy.
Troost Ave.
Prospect Ave.
Primary cross-streets are commercial corridors with mixed-use nodes at their main intersections. This creates a series of ex-urban ‘villages’ connected by major arteries. The bones of ‘villages’ are present on Prospect, but not the full bodies. The existing village strands are the intersections at 63rd Street, Meyer Boulevard, Gregory Boulevard, and 75th Street.
Oak
Meyer Blvd.
Wornall Rd.
Ward Pkwy.
63rd St.
Blenheim Square
Park Gateway
Swope Park
Holmes Park Gregory Blvd.
Waldo
75th St.
Cross-Connections Existing Villages Prospect MAX Stops 234
Nodal Hierarchy The proposed development nodes serve as catalysts for the area to inspire further development and urban interventions. The node hierarchy is based on the prominence of the existing cross-streets and the Prospect MAX stops. There are regional, community, and neighborhood nodes that are based on the scale of the village. There are nodes, gateways, and squares that are based on the function of the village.
Transit Hub 70% Residential 30% Commercial Hotel 25% Short-Term Stay 75% Commercial
59th Street
Regional Transit Node
Regional Village Focus on services & transit
63rd Street
Community Village
RMC Village Focus on accommodations
Meyer Boulevard
Regional Gateway
Framing views Sense of arrival Connecting to green system
Gregory Boulevard
Neighborhood Village Square
Neighborhood Incubator Focus on fresh food 4-Neighborhood Intersection
Urban Ag. Advocacy Center Small Business Incubator Marketplace Medium Mixed-Use
75th Street
Regional Gateway Node
Transit Hub Accessible Village Pedestrian Hub
Prospect MAX Terminal Mixed Assisted Living Connection to Green
Median Plaza Space Trail Connection Mixed-Use Edges
Selected text adapted from a report by Rachel Rankin 235
Infill Development Strategy By subtracting the proposed village density development from the open space composite, the spaces for infill emerge. The infill strategy is that the west side of Prospect applies building infill to connect to the existing urban fabric while the east side applies green infill to connect to the vegetative buffer from Highway-71. The building infill consists of three conditions: End-Block Infill, where an entire 1/2 block end has opportunity space, Corner Infill, and Mid-Block Infill. These conditions as well as the surrounding context inform the form of the building infill. The green infill strategy consists of six conditions, and a green trail connector that serve as a functional landscape system: Dead-End Infill, Green Infrastructure, Pocket Prairie, Edible Landscape, Urban Agriculture, and Plaza Spaces.
Opportunities 236
Density
Plaza Pocket Prairie Dead-End Edible Landscape Urban Agriculture Green Infrastructure
End-Block Infill Corner Infill Mid-Block
West Infill
Opportunities
East Infill
Master Plan 237
Green Infill Typology Plaza Space - utilizing abandoned structures and medium-sized opportunities for programmed public space Pocket Prairie - inserting ecological functions into the urban environment and educating the community by seeding vacant single parcels with native prairie plants Dead-Ends - mixing services into public programmed space where streets terminate into Highway-71 Edible Landscapes - placing fruit trees or other edible plant species into vacant single parcels to serve as a public source for fresh food Urban Agriculture - utilizing large or combined parcels for local entrepreneurs to start businesses that sell fresh food to the neighborhood and support the efforts of community gardens Green Infrastructure - managing stormwater by planting water-tolerant species and keeping development out of topographical low-points
Meyer Blvd. Median Plaza 238
Pocket Prairie
Plaza
Pocket Prairie
Dead-End
Stormwater Infrastructure
Urban Agriculture 239
Green Buffer Currently Highway-71, which is only one parcel away from Prospect Avenue in this portion of the Corridor, is buffered by steep slopes and vegetative bioswales in some areas, and a thin treeline in others. These leftover spaces are dangerous and unmanaged dumping grounds. To properly address the infrastructural barrier of a highway while still promoting development on Prospect, the clear solution is to stop ignoring the back of the parcels and start programming them. The idea of a “Green Buffer� emerged as a method to address pollution, stormwater, recreation, health, and community connections. This buffer blocks the noise and contamination of Highway-71 while strategically linking the green infill sites, all while integrating the landscape into new development.
240
Vegetation - buffer
Path - recreational
Balcony - sensory
Overlook - aesthetic
241
Prospect South Master Plan This master plan for the Prospect South segment shows a system of nodal, infill, and green infill development strategies. In reality, each of the strategies would be further developed in detail with community input and more contextual influence. The overall plan is a prototypical visualization for how a network of strategies can work together to formulate a comprehensive corridor development.
51st St.
52nd St.
53rd St. HWY-71 N
HWY-71 S
Blue Hills Community Center
50th St. 242
54thSt.
55th St.
56th St.
57th St.
58th St.
58th St. 243
59th St.
59th St. Pedestrian Bridge 60th St.
61st St.
62nd St.
63rd St.
HWY-71 N HWY-71 S
To w
n
Fo r
k
Cr
ee
k
Research Psychiatric Center
60th St. 244
Meyer Blvd.
Rd . d oo w er
67th St.
H ag
64th St.
68th St.
Research College of Nursing Research Medical Center
62nd St. 245
Gregory Blvd. Pedestrian Bridge 69th St.
70th St.
72nd St. HWY-71 N
HWY-71 S
Blenheim School Apts.
67th St. 246
75th St.
74th St. Metro Patrol Police Station S. Benton Ave.
73rd St.
Alphapointe
KCFD Station 30
74th St. 247
Research Medical Center Village The area from 63rd Street to Meyer Blvd. is home to Research Medical Center and a high ratio of vacant parcels. This vacancy is due to the close proximity of HWY-71 and the suburban condition of the hospital. The large number of vacant sites has left a blank canvas for design potential. Due to the high traffic at 63rd and Meyer there is an opportunity to densify the intersections and catalyze development for Prospect South. The village design utilizes architectural typologies that keep development to scale, prioritize pedestrians and transit, and integrate infrastructure.
ork nF
ek
C ork nF
Tow
Tow
Daniel Boone Park & Cemetery
Daniel Boone Park & Cemetery
Research Medical Center Dunn Park
248
k
ree
Cre
Swope Park
Research Medical Center Dunn Park
Forest Hill Cemetery
Forest Hill Cemetery
Existing Conditions
Site Inventory
Swope Park
Greenspace Drainage
Existing Site Sections
Tier away from the corner
Carve out public spaces
Cut out spaces from edges
Tier down to pedestrian streets
Voided spaces for courtyards
63rd St. Intersection
249
EXISTING CONDITIONS
NG CONDITIONS
PROPOSED GRID WITH GREEN ZONES PROPOSED GRID WITH GREEN MAXIMUM ZONESBUILDOUT
MUM BUILDOUT
TIERING TYPOLOGY
Existing Conditions
Proposed Grid System
TIERING TYPOLOGY
Maximum Build-out
DEFINING STREET EDGE
Commercial
Pedestrian Access
Office
Vehicular Access
Multi-Family
Primary Roads
Single-Family
Proposed Buildings
Civic
Existing Buildings
Proposed Programming
NG STREET EDGE
NW 63rd and Prospect Development
250
INTEGRATING GREEN SPACE INTO BUILDINGS INTEGRATING GREEN SPACE INTO BUILDINGS
PROPOSED GRID WITH GREEN ZONESBUILDOUT MAXIMUM
MAXIMUM BUILDOUT
TIERING TYPOLOGY
TIERING TYPOLOGY
DEFINING STREET EDGE
INTEGRATING GREEN SPACE INTO BUILDINGS INTEGRATING GREEN SPACE INTO BUILDINGS
DEFINING STREET EDGE
Tiering into the Landscape
Holding the Street Edge
TIERING TYPOLOGY
Integrating the Landscape
INTEGRATING GREEN SPACE INTO BUILDINGS
Pedestrian Boardwalk facing Town Fork Creek
251
Integrated landscape and well-connected public space
Community Regional
Proposed Parking
Public Plaza Space
Existing Road Proposed Road
Village Connector Green Connector
RMC Campus
Village Parti 252
Streets and Parking
Pedestrian Circulation
Existing Green Proposed Green Recreation Green Connector Park Trail
Green Connections
Biofiltration Ponds Gabion Terraces Pocket Prairies Water Movement Proposed Creek Existing Creek
Working Landscapes
Research Medical Center “Village” Plan 253
Gregory Village Gregory Village is a result of the catalytic redevelopment of the abandoned Blenheim School, recently converted into elderly public housing apartments. To service this new community amenity, infill development is applied to the existing parking lot and to the fast food restaurants across the street corner strategies applied to the intersection. Gregory Village also houses the Urban Agriculture Advocacy Center (UAAC), which supports the functional landscape and buffer concept of the Prospect South proposal. UAAC provides the community with resources to grow, harvest, and sell their own fresh food, educate youth on agricultural practices, and extend resources to young entrepreneurs.
Pedestrian Bridge Landing
Prospect Ave.
End-B
Gregory Village Section
Blenheim School Apartments M
ey er
Bl
vd .
Fellowship Baptist Church
ve. ect A
p Pros
Urban Agriculture Advocacy Center
Corner Condition Gregory & Prospect
Meyer Blvd.
Prospect Streetscape & Market Entrance 254
Existing Conditions
Parking Lot
HWY-71 S
Blenheim School Apartments
Prospect Ave.
Olive St.
70th Ter.
Blenheim School Apartments
Block & Corner Infill
Flexible Plaza Space with Overhangs & Trees
Tiered Seating & Blenheim Entrance
Market at Blenheim School Apartments 255
Alphapointe Village Alphapointe is a job center and a manufacturing facility that employs the visually impaired. The Northwest corner of the site is the terminus of the Prospect MAX Bus Line and the 75th Street Transit Hub. Alphapointe is situated on large site that is majority lawn that could be developed into a denser urban village. The proposal is an accessible regional gateway node for Prospect South that serves as an anchor for the Marlborough Neighborhood Coalition, supporting their growth initiatives.
Row House Neighborhood 256
Programming
Road Realignment
Public Space
Trail Link
75th St. HWY-7
KCFD 30
Alphapointe
1
Metro Patrol Police Station
77th St.
Berm Native Bioswale
Trail Link
Connected plaza spaces
Back Porch
Realigned Montgall Ave.
Existing Conditions
Interaction with Nature - Section through “Back Porch” Overlooking Bioswale 257
1
PROJECT CONCLUSION
Through the study and analysis of several critical assets along Prospect Avenue, design themes emerged which could not be addressed through prototypical building and design solutions, but required to be studied on their own terms, leading to the discovery of new possibilities for urban design interventions. Prospect Avenue’s historic programming and the current commercial zoning provides guidance for mixed-use and alternative interventions in the extensive vacant spaces. The proposals shown in this publication seek to strengthen and adhere to the overarching concept to re-center, re-link, and re-connect Prospect Avenue. The studio explicitly addressed the varying conditions of vacancy through developing strategies for connecting the urban fabric with at-scale development. The infill iterations capitalize on the found conditions of disjointed urbanism, and key areas were selected for a more in-depth study where traditional infill vacancy could not resolve the urban challenges. In the north, the most historic segment of the corridor, landmark buildings were developed to celebrate the history and re-establish urban hierarchy. In the area surrounding Brush Creek, a strategy was developed to celebrate the pedestrian experience that also served infrastructure functions. The public bar aims to create a physical connection between the topography and urban development which, currently stands divided. In the south, a vacancy condition that could not be addressed with traditional urban infill took a new life through the development of a green buffer. In a space where Highway-71 left dete-
260
rioration, the green buffer seeks to establish new life by re-connecting communities. These strategies are replicable and create expansive public space that utilizes vacancy as an asset, rather than a liability. Through both nodal and infill development, the Prospect Corridor can establish an urban form that expresses the identities of the neighborhoods while providing amenities for residents that make their communities functional. This design study aimed to create an actionable platform that will allow the community to move beyond preliminary master planning considerations and towards the development and pursuit of implementable ideas. Design is utilized as a tool for problem-solving and as a communication instrument for that lends project ownership to the community. No project within the Prospect Corridor will be successful without buy-in from existing residents, so the studio found it necessary to understand the perspectives of the area. As projects begin to develop, community engagement and localized ownership is essential to the success of the corridor’s vision as a healthy neighborhood where people can live, work, and play. We anticipate that this publication has provided the opportunity for a more inclusive dialogue between multiple entities for future collaboration on significant decisions that can not be determined solely by developers or the City. We hope it will be used as an instrument for strategic development of spaces that are inspiring, equitable, and inclusive.
261
1
APPENDIX
Bibliography 1968 Fair Housing Act, Pub. L. 90–284, 82 Stat. 81, codified as amended at 8 U.S.C §801 (September 13, 1988). 3rd District Planning Department, Blue Hills Community Services, Kates+Associates. (2017). Prospect Corridor Development Implementation Strategy. Kansas City: City of Kansas City, Missouri. American Planning Association, US Department of Housing and Development. (2017). Prosperity Playbook Blueprint KC. Kansas City: American Planning Association. Anay, H., & Ozten, U. (2017). Contextualism as a basis for an Environmental Architectural Design in a Globalized World. International Journal of Advances in Mechanical and Civil Engineering, 91-95. BNIM, Parsons & Associates, KC Healthy Kids, Cole+Rosser, URS for the Catalyst Plan. (2013). We are Marlborough. Kansas City. City of Kansas City. (1977). FOCUS Kansas City. Kansas City. City of Kansas City. (2005). Town Fork Creek Neighborhood Plan. Kansas City: City Planning and Development Department. City of Kansas City. (2014). Key Coalition Urban Renewal Plan. Kansas City: Land Clearance for Redevelopment Authority of KCMO. City of Kansas City, Management Partners, Inc. (2010). reBUILD KC/neighborhoods. Kansas City. City of Kansas City, Vine Street District Steering Committee. (2010). Vine Street District Economic Development Plan. Kansas City. City Planning & Development Department of Kansas City, FOCUS KC. (1999). Ivanhoe - Mount Hope - Key Coalition Neighborhood Assessment Report. Kansas City. City Planning and Development Department. (2002). The Prospect Corridor Initiative. Kansas City: City of Kansas City, Missouri. City Planning and Development Department. (2011). Heart of the City Area Plan. Kansas City: City of Kansas City, Missouri.
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City Planning and Development Department. (2017). Central City Sales Tax District. Kansas City: City of Kansas City, Missouri. City Planning Commission. (1947). The Master Plan for Kansas City. Kansas City: City of Kansas City, Missouri. Historic Kansas City. (2017). 18th and Vine Infill and Redevlopment Design Guidelines. Kansas City: The City of Kansas City. Ivanhoe Neighborhood Council. (2005). Ivanhoe Neighborhood Plan. Kansas City. Kaufmann, G., Hogan, S., Long-Middleton, M., & Gross, S. M. (2014, May 29). Highway 71: Connecting The Metro, Dividing Neighborhoods. KCUR 89.3. Kansas City, Missouri. Retrieved from https://www.kcur. org/post/highway-71-connecting-metro-dividing-neighborhoods#stream/0 KCPT (Producer), & Price, M. (Director). (2016). Our Divided City [Motion Picture]. Retrieved January 30, 2018, from https://www.kcpt.org/local-shows/our-divided-city/ Key Coalition Neighborhood Associates. (2015). Key Coalition Urban Renewal Plan. Kansas City: City of Kansas City, Missouri. Langenkamp, R., Robers, J., Williams, G., & Williams, J. (2014). Swope Area Plan. Kansas City: Planning and Development Department. Livingston, M. (2008). People’s Attachment to Place: The influence of neighborhood deprivation. England. Manzo, L. C., & Devine-Wright, P. (2014). Community Place Attachment and its Role in Social Capital Development. London: Routledge. Manzo, L. C., & Perkins, D. D. (2006). Finding Common Ground: The importance of place attachment to community participaption and planning. Journal of Planning Literature, 335-350. Moore, K. S. (2005). What’s Class got to do with it? Community Development and Racial Identity. Journal of Urban Affairs, 437 - 451. Nelson, R. K., Winling, L., Marciano, R., & Connolly, N. (2018, October 25). Mapping Inequality. Retrieved from https://dsl.richmond.edu/panorama/redlining/#loc=13/39.0337/-94.5995
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Nesbitt, K., & Schumaker, T. (1996). Contextualism: Urban Ideals adn Deformations. In Theorizing a New Agenda for Architecture: An Anthology of Architectural Theory. New York: Princeton Architectural Press. Redevelopment Announcements. (2019, January 28). Retrieved from Economic Development Corporation Kansas City: https://www.edckc.com/redevelopment-announcements/ Sanborn Map Company. (2018, October 22). Digital Sanborn Maps. Retrieved from Digital Sanborn Maps: http://sanborn.umi.com.kclibrary.idm.oclc.org/mo/4720/dateid-000001.htm?CCSI=121n Seigert, S. C., & Stern, M. J. (2010). Cultural Clusters: The Implications of Cultural Assets Agglomeration for Neighborhood Revitilization. Journal of Planning Educaiton and Research , 262-279. Sterrett Urban, LLC. (2015). 63rd Street Corridor General Development Plan. Kansas City: Planned Industrial Expansion Authority. The City of Kansas City. (2016). KC-CUR Implementation Strategy. Tomaney, J. (2015). Region and Place II. Progress in Human Geography, 507-516. US Census Bureau. (2013-2017). American Community Survey. Washington, DC: US Government Printing Office. Zillow. (n.d.). Retrieved May 7, 2019, from Zillow: https://www.zillow.com/ Zukin, S. (1987). Culture and Capital in the Urban Core. Annual Review of Sociology, 129-147.
266
Redlining Map
267
Redlining, Demographic Overlays
First Grade Second Grade
< 5%
10.1% - 20%
< 15k
$30k - $60k
Third Grade
5% - 10%
20.1% - 30%
$15k - $30k
$60k - $130k
Fourth Grade
No Vehicle Households 268
$130k+
30.1% +
Median Income
1000 100 Crime Count 50 1
Non-Violent Crime
1000 100 Crime Count 50 1
Violent Crime
< 100
300 - 550
100 - 300
550 - 1000 1000 +
Population Density 269
1947 Master Plan Maps
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MISSOUR 270
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271
Comparison -Wornall Road Household Vacancy:
7.9%
Household Vacancy:
27.4%
Average Median Rent:
$957
Average Median Rent:
$770
Median Housing Value:
$255,431
Median Housing Value:
$57,640
Average Median Household Income: $82,668
Average Median Household Income: $26,501
Average Median Year Moved In:
2001
Average Median Year Moved In:
1992
Average Median Age:
42
Average Median Age:
39
Commercial Industrial Residential Public Institution Vacant
Land Programming - Wornall Road 272
Prospect Avenue
Wornall Road Chart Title 2%
Prospect ChartAvenue Title 1%
2%
4% 9%
11%
Black
83%
White
83%
Asian
Chart Title
Chart Title White
Black
Asian
Other
White
Black
4%
Asian
Other
7%
14% 7%
25%
5%
Some College
rs Degree
Degree Masters Degree orAssociates more
Some College Bachelors Degree
24%
Associates Degree Masters Degree or More
HS Diploma Associates Degree GED
oma
High School Diploma/GED
37%
19% 33%
Other
Bachelors Degree
Some College Masters Degree or more
273
Comparison - Troost Avenue Household Vacancy:
19.6%
Household Vacancy:
27.4%
Average Median Rent:
$838
Average Median Rent:
$770
Median Housing Value:
$134,181
Median Housing Value:
$57,640
Average Median Household Income: $41,450
Average Median Household Income: $26,501
Average Median Year Moved In:
2006
Average Median Year Moved In:
1992
Average Median Age:
35
Average Median Age:
39
Commercial Industrial Residential Public Institution Vacant
Land Programming - Troost Avenue 274
Prospect Avenue
Troost Avenue RACE
Prospect ChartAvenue Title 1%
4% 2%
4% 9%
46%
Black
45%
White
83%
Asian
Chart Title
Education White
Black
Asian
Other
Other
White
Black
4%
Asian
Other
7%
15% 24%
7% High School Diploma/GED
37%
20%
Some College Bachelors Degree
23%
24%
Associates Degree Masters Degree or More
6%
HS Diploma Some College
GED
oma
GED
tes Degree
DegreeDegree orBachelors Degree Bachelors Degree Associates Masters more
Some College Masters Degree or more
275
KCDC Students - Kansas State University
276
GEORGE AGUILAR
RACHEL RANKIN
Architecture
Landscape Architecture
SPENCER ANDRESEN
CAITLIN SEAL
Landscape Architecture
Architecture | Spring 2019
ELANA CARTER
LAUREN SILVERS
Architecture
Architecture
BASIL EDWARD FREEMAN
CHELSEY THIBIDO
Architecture
Architecture
SAMUEL GREEN
STASHA THOMAS
Architecture
Architecture
JASON INGRAM
REGAN TOKOS
Architecture | Spring 2019
Planning
JADENN KELLEY
DENNIS TONG
Architecture
Architecture
ASHTON MCWHORTER
CHARLIE VUE
Architecture
Architecture
TAYVIA NAVY
CALEB WAGNER
Architecture | Spring 2019
Landscape Architecture
ALEX OVERBAY
MICHAEL WEST
Architecture
Architecture
JAYE PETERS
ANDREW YOUNG
Architecture
Planning | Fall 2018
277