Campus Land Use Plan

December 2012
Prepared by Matt Buchanan, UBPL 730 University of Kansas Urban Planning

Table of Contents
Purpose.3 Executive Summary...4 Diagnosing...5 Sustainability Prism.5 Economy...6 Ecology..6 Equity..7 Livability.8 Site Visit..9 Looking Forward.10 SWOT Analysis..11 Issues Analysis..12 Opportunities Analysis..12 Current Zoning Map.14 Lynch Map...18 Existing Land Use Map..20 Exploring...21 A Pattern Language..21 Bubble Diagram..24 Visioning...27 Campus Vision Statement...28 Goal Setting & Plan Making29 Goals, Objectives, Policies..30 Plan Making.32 Future Land Use Design Map..32 References...38 Appendix......................................39

Buchanan Pg. 2

Purpose
Leaders of Cross-Lines Community Outreach, Inc. have expressed the need to redevelop their nearly 3 acre campus. Currently, antiquated structures and an inefficient campus layout inhibit the organizations staff and volunteers from performing their duties. Cross-Lines aims to offer a safe, attractive and inviting place where clients can easily access services, basic resources and opportunities that encourage self-confidence and self-sufficiency. A redeveloped campus will enable Cross-Lines to maximize productivity and expand in new directions to better address community needs. To ensure campus redevelopment is carried out in a thoughtful and prudent manner, Cross-Lines has reached out to the University of Kansas Urban Planning Department. Using the skills and techniques developed in the Introduction to Land Use Planning course, as well as other classes, Urban Planning graduate students have worked with Cross-Lines representatives to prepare Campus Land Use Plans. This is one of the student-prepared plans. The ultimate purpose of this plan is to assist in the formation of Cross-Lines long-term vision for their campus; then set forth a clear and realistic path for Cross-Lines to embark upon to achieve this vision. By following this plan, campus redevelopment may occur in a manner that fully addresses the issues at-hand. Furthermore, the plan will ensure that campus redevelopment enhances the livability, economy, ecology, and social equity of the Armourdale neighborhood.

Buchanan Pg. 3

Executive Summary
This plan aims to outline the needs, goals and desires expressed by Cross-Lines representatives and propose realistic solutions that provide a
more livable, socially equitable, economic, and environmentally friendly landscape. To achieve this goal, this plan was developed around the principles of the Sustainability Prism (page 4) and with strategies offered in the book A Pattern Language (page 21). Moreover, the plan was formed on the basis of the Cross-Lines mission and vision statements, with the hope that the proposals in this plan will help the organization better fulfill its undertakings. The overarching recommendation of this plan is to create a campus with a strong sense of place that reflects the Cross-Lines mission and the identity of the Armourdale community. The built environment should express more than just its function. The campus should convey a message to visitors that expresses Cross-Lines ideals, character, and purpose. Positive, useful outdoor spaces, articulated architectural features, and attractive landscaping will communicate a message to visitors that Cross-Lines is a warm, welcoming place that offers the hope of a more beautiful future.

Buchanan Pg. 4

Diagnosing: Current State of the Community

The Sustainability Prism & Inventory Mapping A useful tool to employ when diagnosing the current state of a community is the Sustainability Prism. In the book Urban Land Use Planning, the authors describe the Sustainability Prism as a model which highlights the primary values of equity, economy, ecology, and livability. The model is used to assess current community conditions regarding these four vital values and ensure that they are drivers behind the planning process. Additionally, the model helps planners anticipate the inherent conflicts that exist between each value. If the four corners of the Sustainability Prism represent the key principles in planning and the four axes represent the resulting conflicts, then the heart of the prism thus represents the ideally sustainable and livable area (Berke et. al, 2006). Sustainability Prism Inventory mapping is an effective method to assess the current condition of the community concerning the values associated with the Sustainability Prism. To help Cross-Lines reach the heart of the Sustainability Prism, four inventory maps were created (one for each value) to analyze the current state of the neighborhood surrounding the Cross-Lines campus. This will enrich the planning process and help shape future campus development in a manner that will benefit both the organization as well as the Armourdale neighborhood.
Source: Urban Land Use Planning, 2006

Buchanan Pg. 5

Cross-Lines Economy Inventory To measure the areas economy, the number of vacant housing units per census block is mapped (map included in appendix) with an overlay of the total housing units. By superimposing total housing units, a clearer indication of the areas economy can be discerned block by block. Neighborhood vacancy rates are important to consider for the Cross-Lines Campus Plan because the plan may incorporate strategies to address the issue of neighborhood economy while also addressing Cross-Lines own goals. For instance, CrossLines goal of creating a safe and inviting campus can be tackled in a manner which could directly improve the atmosphere of the neighborhood, which may lead to an improved local economy.
Vacant building on 8th Street Source: Google

Cross-Lines Ecology Inventory For considerations regarding the areas environment, the ecology inventory map (included in appendix) includes major water bodies, the floodplain, and park space. Major water bodies and the flood plain are especially relevant to planning because Armourdale has been devastated by floods in the past. Park space is also relevant, because green space is important to the ecological balance of city. The map reveals that the Cross-Lines campus is not in the floodplain, indicating that levies have likely been constructed to mitigate flooding.
Kansas River Flood of 1951 in Kansas City, KS Image Source: Warner Studio, Kansas City, MO

Buchanan Pg. 6

Cross-Lines Social Equity Inventory To measure the areas social equity, the number of rental housing units per block is mapped (map included in appendix) with an overlay of total housing units. By superimposing total housing units, a clear view of the proportion between rental and non-rental housing units is attained. Lowincome groups are far more likely to rent than to own their homes (U.S. Bureau of Labor Statistics, 2010). Therefore, a socially equitable neighborhood should include both owner-occupied and rental housing options to accommodate a variety of income groups. It is important for Cross-Lines to be aware of this information to better serve the needs of the community. As an organization that assists lowincome people with housing, being aware of the housing options within the Armourdale neighborhood may influence how Cross-Lines delivers such services. This information also impacts the campus land use plan, because it is important to know how the plan may affect the neighborhood and its property values. Major permanent changes to the built environment implemented through the plan could influence the condition and ownership of area homes for several years to come.

Homes in the Armourdale neighborhood Source: Google

Buchanan Pg. 7

Cross-Lines Livability Inventory To measure the areas livability, several neighborhood amenities that affect quality of life were highlighted in the livability inventory map (included in Appendix). Specifically, the map includes park space and transportation infrastructure such as bus routes and bus stops, proposed bikeways, and roads. The major arterial road in the area was differentiated to indicate increased traffic levels. The Cross-Lines land use plan should cover neighborhood livability so the campus can be built around the existing amenities and so other amenities can be considered for incorporation into the plan. For instance, Cross-Lines may consider constructing new paths connecting bus stops to important places on campus. Additional landscaping may also be considered near the major arterial road to serve as a buffer from the noise and vehicle emissions. (Map included in Appendix.)
Source: Cross-Lines Community Outreach, Inc.

Cross-Lines Senior Population Inventory To gauge the potential for change regarding neighborhood population within the coming years, a senior population inventory map was created (included in Appendix) to illustrate the proportion of senior residents to the total population. This is important information to consider for the land use plan, because if the neighborhood has a significantly older population, Cross-Lines can anticipate a large turnover in area residents within the coming years and thus prepare for that change through the plan. Because the map reveals that the neighborhood population isnt disproportionately made up of senior residents, there is no reason to anticipate a major turnover in neighborhood population within the next few years.

Buchanan Pg. 8

Site Visit Description & Observations Cross-Lines nearly 3 acre campus is made up of a variety of different structures, each serving a special purpose. The campus landmark structure, the historic church building, houses the Cross-Lines office. To the north, the thrift store has out-grown its current location inside a former school building. To the west, two antiquated buildings are used as storage. Both buildings are house-like in appearance, and one holds some historic merit. To the northwest, a large undeveloped lot provides Cross-Lines with plenty of open space to expand. Across Pyle Street, a sizeable community garden is located immediately across from the Cross-Lines office. North of the garden a small vacant lot may provide some additional room for expansion. The southeast corner of campus is made up of two parking lots, both of which serve the organizations community annex and annex which are located to the east along U.S. Highway 169. The campus east side is more paved and affected by the noise and traffic of the busy arterial road and adjacent commercial activities. The rest of campus conversely is much greener, quiet, and benefits from the residential neighborhood atmosphere.

Left: Food Kitchen Source: Google Below: Thrift Store Source: Google

Cross-Lines Office and garden Source: Kansas City Urban Farms & Gardens Tour

Historic building used for storage Source: Google

Buchanan Pg. 9

Looking Forward The Cross-Lines organization intends to enhance their campus through the construction of a commodities building and a new thrift store. Additionally, new multi-purpose space is required to better serve the needs of staff and volunteers, as well as to allow for new program expansion opportunities. Cross-Lines would like to redevelop their campus so that it offers a safe, attractive and inviting atmosphere where their clients can easily access social services, basic resources, and opportunities that encourage self-confidence and self-sufficiency. The church, garden, and community annex are intended remain as they stand.

It is also important that plans for change can be achieved in manner that respects the cohesiveness and identity of the Armourdale neighborhood. The Unified Governments land use plan for Armourdale specifically states that the City strives to reinforce the residential quality of Armourdale and that existing residential pockets and established neighborhoods should be protected from industrial intrusions (Unified Government of Wyandotte County/Kansas City, Kansas , 1979).

To better diagnose the campus current conditions and potential opportunities and threats concerning redevelopment, a SWOT analysis was is included on page 11.

Cross-Lines staff/volunteers Source: CrossLines Community Outreach, Inc.

Buchanan Pg. 10

Cross-Lines Campus SWOT Analysis Strengths Walkable neighborhood Easily accessible location near major arterial (U.S. 169) and freeway (I-70) Established neighborhood with existing infrastructure Cathedral/office well preserved Close to park space Organization is well-respected in the community Weaknesses Narrow streets on west and south sides of campus complicate truck access Much of campus has poor visibility from major arterials Limited space for storage Limited space for parking Limited multi-purpose or event space No space suitable for education Antiquated structures on campus no longer useful

A SWOT Analysis guides you to identify the positives and negatives inside your organization (S-W) and outside of it, in the external environment (O-T). Developing a full awareness of your situation can help with both strategic planning and decision-making. The SWOT method (which is sometimes called TOWS) was originally developed for business and industry, but it is equally useful in the work of community health and development, education, and even personal growth.
Source: The University of Kansas Community Toolbox: http://ctb.ku.edu/

Opportunities Flat land with good soil makes the area conducive for building (matched to limited space weaknesses) Space to grow/develop on campus and expand services (matched to limited space weaknesses) Access to transit services (matched with walkability strength) Thrifting trend could increase sales at thrift store Proposed bikeway along U.S. 169 (matched to walkability strength) Threats Crime/Safety Issue (matched to expand services on campus opportunity) Increasing thrift store competition (match to space to grow opportunity) Weak local economy stretches abilities of the organization (match to space to grow opportunity) Cost of expansion (matched to thrifting sales opportunity) Expansion plans may not align with neighborhood plan/desires (matched to respected in community strength)

Buchanan Pg. 11

Issues Analysis Several of the weaknesses and threats identified are fortunately matched with opportunities. This is explored further in the Opportunities Analysis section on page 13. The threats and weaknesses that cannot be matched with opportunities pose a difficult challenge. For instance, if Cross-Lines expansion plans do not align well with the plans or desires of the Armourdale neighborhood or the Unified Government of Wyandotte County and Kansas City, then plan development may be a difficult process. If the plan develops without the considerations of the neighborhood or the Unified Government, then implementation may be even more difficult if not impossible. This issue is particularly relevant due to the need for a new commodities warehouse on campus. Cross-Lines good reputation within the community (strength), along with creative design features may help mitigate such a scenario. Another threat identified in the SWOT analysis is the concern of the high cost of expansion. Although the popularity of thrifting may lead to increased sales at the thrift store, the organization may need to identify other funding sources in order to fund the implementation of a bold expansion plan. Another option would be to limit the scope of the plans, or plan the project in phases. Crime is another identified concern which can be partly alleviated through the redevelopment of campus. Through expanding facilities, opportunities for program expansion may result in new educational opportunities which may reduce crime over time. Additionally, redeveloping campus with better lighting and Crime Prevention through Environmental Design (CPTED) concepts should help reduce criminal activity on the Cross-Lines campus.
CPTED Territorial reinforcement strategy Source: Safe-growth.blogspot.com Lighting for increased security Source: Habitables

Buchanan Pg. 12

Issues Analysis (continued) The weak local economy is another issue which cannot be fully resolved through the Cross-Lines campus plan; however, the available space on campus will allow the organization to grow (in terms of both facility size and programming) and will enable Cross-Lines to better meet the communitys needs and improve the local economy. Additionally, by constructing a safe and attractive campus, Cross-Lines will enhance the neighborhood appearance, and thus improve area property values and quality of life. A final issue which will be difficult to resolve is the complication of truck access to a proposed commodities facility on the west side of campus. Streets on that side of campus are narrow local streets designed to provide access to residences, not warehouses. Opportunities Analysis The majority of the weaknesses and threats identified were matched with opportunities. For instance, the Cross-Lines campus several weaknesses concerning lack of space can be addressed through developing in the open areas on campus, or through redeveloping the space currently occupied by the antiquated structures. The areas strong walkability, the proposed bikeway, and access to transit provide several opportunities for increasing quality of life in the entire Armourdale neighborhood. Constructing new paths and landscaping could link areas on campus to one another and to future bikeways and transit stops. Although partly addressed in the Issues Analysis, the opportunity for thrift store expansion should be further analyzed under Opportunities. The trend in thrifting nationally poses a huge opportunity for the client to capitalize on. Competition locally and regionally has increased, but by building a newer, better thrift store, Cross-Lines could outshine the competition and earn more profit which can then be reinvested in other programs/services.
Undeveloped land on Cross-Lines Campus Source: Dr. Bonnie Johnson

Buchanan Pg. 13

Cross-Lines Area Zoning Map (Zone Descriptions on pages 15-16)

Legend

Not to scale
Source: Unified Government of Wyandotte County and Kansas City, Kansas, 2011.

Buchanan Pg. 14

Zone R2(B)

Name Residential Two-Family District Width: Not less than 50 ft. Per Dwelling Unit (PDU) Length: Not less than 2,500 sq. ft. PDU Height: No more than2 stories

Description Provides for new and infill residential development in areas where the existing development was substantially completed prior to World War II. It is designed to allow compatibility with the existing residential development and an efficient reuse of existing buildings and vacant parcels. Conversion of residential buildings constructed as single-family dwellings shall be permitted only when parking, land, floor area and life safety requirements are fully met. Area planned to accommodate medium-density apartment buildings of more than two stories. At higher densities, this district is appropriate for infill or redevelopment sites and for areas of existing similar density near major business or employment centers, but not for suburban areas. Conversions of residential buildings shall be permitted only when parking, land and floor area, and life safety requirements are fully met. Area planned to accommodate high-density apartment development of five stories or more. Such development is most suitable in and around the downtown area and in other carefully selected areas where excellent transportation and other services exist. It is also intended that the relatively high density of population permitted in this district be housed in buildings taller than two or three stories in order to provide open space. Area planned to accommodate a broad range of retail, wholesale and service establishments that serve a wide range of markets. Size and type of buildings and accompanying land areas will vary widely, and traffic and commotion will, in some cases, produce noise levels which may be adverse to nearby residential property.

RP-5

Planned Apartment District Lot area: Not less than 1,500 sq. ft. PDU with at least 40% of area maintained as non-vehicular open space. No more than four stories.

RP-6

Planned High-rise Apartment District Building floor area shall not exceed three times the area of the site, and at least 40% of the site area shall be maintained as non-vehicular open space. No height restrictions. Planned General Business District Height: No more than 12 stories.

CP-2

Buchanan Pg. 15

Zone C-3

Name Commercial District No more than 3 stories

M-2

General Industrial District There shall be no minimum or maximum height requirements except that, where a property in this district abuts a zoning district wherein a height limitation is imposed by this division then that same height limitation shall apply to that property in this district within 25 feet of the common property line.

M-3

Heavy Industrial There shall be no minimum or maximum height requirements except as may be established by airport approach zones.

Description Accommodates those businesses that are typically more offensive by reason of noise, commotion, appearance, and hours of operation or general image as perceived by the public. The size, bulk and architectural quality of buildings will vary, exterior storage and display of merchandise and equipment will occur and varying degrees of adverse impacts will be experienced by nearby properties. Buildings will tend to be one and two stories in height and site locations will tend to be on major thoroughfares and peripheral to industrial districts or major business centers. Accommodates a broad range of industrial and certain commercial uses, many of which will be of less visual quality and constitute a more intensive use of land. Location of sites will logically relate to highway, major street, rail or river access. A wide diversity of building sizes, architectural character and occupancy from one property to another is typical. Many uses in this district will have adverse effects on nearby residential property unless substantial buffering, land use transition, and traffic controls are utilized. Accommodates those uses permitted in the M-2 district plus the remainder of the industries that is not included in the M-2 district. Visual qualities and external effects of occupants in this district are likely to be adverse, in some cases affecting a sizeable land area. Location of sites would logically be limited to five or fewer sections of the community and relatively large land areas zoned. A substantial amount of heavy vehicular traffic and rail activity will occur with some occupants, and activity may be continuous through night time and weekend hours.

Buchanan Pg. 16

Current Zoning Information Upon first examining the Unified Governments most recent zoning map, one may notice a few zoned areas which do not reflect this plans Existing Land Use Map (page 20) or the actual built environment surrounding the campus. The most obvious discrepancy is perhaps the planned high rise apartments district (RP-6) on parcels where single family dwellings currently exist. Additionally, a planned apartment district (RP-5) is zoned on a block currently used as park space. Another discrepancy is that the Existing Land Use Map identifies the businesses on Kansas Avenue north of the Cross-Lines campus as commercial; however, the Unified Government has the area zoned as general industrial (M-2), which does include some commercial uses (Unified Government of Wyandotte County and Kansas City, Kansas, 2011). This comparison reveals that the local government may consider re-evaluating currently zoned land uses in Armourdale and update the map to fit existing uses and any serious plans for redevelopment. The areas of the campus that Cross-Lines would like to redevelop are currently zoned as a two-family residential district (R2-B). The construction of a 10,000 square foot warehouse facility would not be permitted in a residential district. Moreover, rezoning the district to M-2 or M-3 may be difficult or impossible, given that the property is entirely surrounded by single family dwellings. Also worth noting is the potential effect of a thrift store on a residential neighborhood. By building a nicer, newer thrift store, the retail property may generate more business and traffic. Re-zoning a portion of the campus to a form of commercial or retail district may also be difficult to get approved from the local planning commission. Using certain design methods to blend commercial and warehouse structures within a residential neighborhood may make the project more palatable for project opponents.
Thrift store design concept to help blend with neighborhood Source: Matt Buchanan

Buchanan Pg. 17

Lynch Map
Urban Planner and author, Kevin J. Lynch introduces the Lynch Map in his book The Image of the City, published in 1960. The book is the result of a study on how observers take in information of their environment. Lynch found that users understand their surroundings in consistent and predictable ways, forming mental maps the five elements of paths, edges, districts, nodes and landmarks. Paths are the channels that the observer uses to move. Edges are the boundaries between phases or breaks in continuity. Districts are areas recognized as having a common identity or character. Nodes are important or often used locations. And finally landmarks are distinct reference markers that are frequently used as clues of identity. The Cross-Lines Campus Lynch Map illustrates that there are areas of the campus which are distinguishable from the rest of the campus. For instance, the east portion of campus should be considered its own district because its environment is clearly different from the rest of the CrossLines property. Most notably, its proximity to a busy arterial road (U.S. 169) and the abundance of pavement generates a more intense, vehicledominated environment; whereas, vegetation, open space and quiet residential streets create an entirely different atmosphere for the rest of the campus. The southwest corner of campus should also be considered its own district because both buildings on that parcel serve the same purpose of storage. The map indicates a logical flow of traffic along Shawnee, and that it may be practical to pave walkways through the center of campus to improve interior flow. A potential problem may be that Pyle Street is too small a roadway to handle traffic to so many major nodes, particularly the current location of the thrift store.
Aerial map illustrates the difference between the paved eastern district compared to the green west side. Source: Google

Buchanan Pg. 18

Buchanan Pg. 19

Existing Land Use Map (Larger map included in appendix)

Buchanan Pg. 20

Exploring: Options for the Future

Exploring with A Pattern Language Pattern #81: Small Services without Red Tape The book A Pattern Language is considered one of the best books on architecture, community livability, and urban design. The book was written to guide urban planners, architects, and builders to construct the built environment in timeless manner using 253 specific principles, or patterns (Alexander et. al, 1977). This plan incorporates a few select patterns from A Pattern Language to help Cross-Lines determine how it might reach the heart of the Sustainability Prism. Pattern #81 of A Pattern Language was selected as a guideline for the Cross-Lines campus plan because the organization serves the public in several different capacities, with ambitions to start even more new programs. In order to effectively deliver so many different services, their campus should be designed in a manner that the public can easily understand and navigate when they visit the property. Creating such an inviting and flowing campus will help Cross-Lines get at the heart of the sustainability prism through livability. By giving each program (or set of related programs) its individual and distinctive space, Cross-Lines will have a more inviting campus that runs smooth and efficiently. Efficiency will help Cross-Lines get at the heart of the sustainability prism through economy. Source: City of Bellevue, WA www.bellevuewa.gov House each one [department] in an identifiable piece of the building (Alexander et. al., 406). Departments and public services dont work if they are too large. When they are large, their human qualities vanish; they become bureaucratic; red tape takes over (Alexander et. al., 405).

Buchanan Pg. 21

Pattern #95: Building Complex A building cannot be a human building unless it is a complex of still smaller buildings or smaller pars which manifest its own internal social facts (Alexander et. al., 469).

The groups of buildings that make up many college campuses each have their own identity and purpose and therefore their own concrete manifestation of a social group (Alexander et. al., 469). If the university was organized in one monolithic building, it would then become impersonal, undifferentiated, and overly institutional (Alexander et. al., 470). Pattern #95 is relevant to the Cross-Lines plan because an

inviting campus is important to the organization. A plan with multiple small interconnected buildings, rather than only two or three large buildings will help make the property more personable, inviting, and livable. It may also allow for more private spaces.
Source: Cornell University at www.cornell.edu

Breaking the project into several small buildings will also maintain neighborhood cohesiveness.

Source: Denison University

Buchanan Pg. 22

Pattern #106: Positive Outdoor Space Outdoor spaces which are merely left over between buildings will, in general, not be used (Alexander et. al., 518).

Positive spaces are partly enclosed outdoor spaces that are well-defined by the buildings that surround them. Unlike negative spaces that are left over between buildings, positive spaces have a clear purpose and typically exhibit a unique sense of place or identity. Positive are better utilized and create stricter boundaries and a sense of security (Alexander et. al., 518, 520). Pattern #106 is useful to consider for the Cross-Lines plan for two reasons. First, it maximizes the usage of their outdoor space ensuring better livability, ecology, and economy. Second, it can be used to help relieve some issue of campus security. By creating simple barriers, such as hedges, fencing, or walls that partly enclose the campus space, it may reduce the threat of crime or trespassing.

Positive outdoor space in Paris, France Source: Google Maps

Positive outdoor space illustrated in a rendering of a campus quad Source: Gordon Tarpley http://cghub.com/images/view/48908/

Buchanan Pg. 23

Bubble Diagram: Suburban Model The suburban model bubble diagram offers an abundance of off-street parking. Buildings are set-back far off the street, thus offering some green space between the street and the buildings in areas not being used as parking. The greatest benefit of this model is the efficiency and convenience of being able to park a vehicle near any building on campus. The greatest drawback is the abundance of paved surfaces will reduce the amount of green space that currently exists. This threatens the areas livability and quality of life. A bubble diagram is a planning method used to visualize how future land uses or buildings will interact with each other spatially. Through this approach, planners can better determine the most practical way to lay out a site.

Buchanan Pg. 24

Bubble Diagram: Positive Outdoor Space Model The positive outdoor spaces model bubble diagram utilizes the principles of Pattern #106 of A Pattern Language, along with some new urbanism design standards (Alexander et. al., 518). By placing buildings close to the street, more interior space is available for central courtyards. These courtyards will have paths that link the buildings that surround them, increasing the campus flow and efficiency. These courtyards will also foster an attracting and inviting environment. Finally, because the outdoor spaces are more centrally located, the campus will be more secure from trespassers. Perhaps the greatest drawbacks of this model are fewer parking spaces and less space for the commodities warehouse or other buildings.

Buchanan Pg. 25

Future Land Use Bubble Diagram This bubble diagram represents the layout and design of the recommended future land use plan. The west side of campus closely follows the positive outdoor space model. To accommodate Cross-Lines warehouse needs, a 10,000 square foot commodities building should be constructed between the food kitchen and the garden. This is the most ideal location due to the facilitys close proximity to the food kitchen and U.S. Highway 169. Moreover, it keeps the warehouse separate from residential areas. Thick landscaped barriers should be created to separate neighboring residences from incompatible land uses on campus, such as parking lots.

Buchanan Pg. 26

Visioning
Cross-Lines Mission Statement Provide people affected by poverty with basic services and opportunities that encourage self-confidence and selfsufficiency.

Cross-Lines Vision Statement All people in Wyandotte County are empowered to meet their own needs without the reliance on social services.
Cross-Lines provides emergency food assistance to area residents in need Source: David Eulitt at www.DavidEulitt.com

Crafting the Cross-Lines Campus Plan Vision When envisioning a future Cross-Lines campus, it is essential to form that vision statement on the base of the organizations mission and purpose. This way the built environment will suit the organization and reflect its principles and functions. Therefore, the first step in creating the campus vision plan is to study Cross-Lines organizational mission statement and vision statement. The second step is to clearly illustrate the expressed needs and desires of Cross-Lines representatives. It is also important to ensure those needs and desires fit within the parameters of the Armourdale Land Use Plan and the Unified Governments land use codes.

Buchanan Pg. 27

Potential vision of the Cross-Lines campus with usable green space and multi-purpose facilities for education programs Source: ArtandDesignStudios.com

Cross-Lines Campus Land Use Plan Vision Statement A redeveloped Cross-Lines campus will offer a safe, attractive and inviting atmosphere where Wyandotte County residents have

easier access to social services, basic resources, and opportunities that encourage self-confidence and self-sufficiency. The improved CrossLines campus will feature multi-use facilities for efficient program delivery, allowing the organization to grow in new directions that will best serve the community. These plans for change can be achieved in a manner that respects the cohesiveness and identity of the Armourdale neighborhood. Ultimately, Cross-Lines aims to create a stronger community through developing a campus that will improve services and enhance the built environment of the neighborhood.

Buchanan Pg. 28

Goal Setting & Plan Making

Goal Development Goals 1. Inviting Atmosphere 2. Secure setting 3. Efficient Layout 4. Cohesive Neighborhood The first three goals comprehensively capture Cross-Lines representatives stated desires. Goal 1 (Inviting Atmosphere) captures the desire for a campus that is visible, accommodating to volunteers and clients, as well as attractive. Goal 2 (Secure Setting) captures the desire to have a campus safeguarded from criminal activity, well-lit, and private in certain areas. Goal 3 (Efficient Layout) captures the desire to have a campus that enables the organization to perform better work and expand into new directions that will better serve the community. Finally, Goal 4 (Cohesive Neighborhood) addresses any concern that Armourdale residents or local government officials may have regarding this project. By making neighborhood cohesion a goal, project development will
An inviting atmosphere can be created with outdoor seating, landscaping, and decorative building materials. To keep the area secure and separate from the public space, a zone of private influence can be reinforced with landscaping or fencing to mark territorial boundaries. Image Source: HCSS at www.HCSS.com

proceed in a manner that emphasizes the neighborhoods quality of life.

Buchanan Pg. 29

Goals, Objectives & Policies Goal Inviting 1. Inviting Atmosphere Atmosphere Objectives 1) Construct a courtyard in the center of the west side of campus by spring 2015 with seating to accommodate 10 staff members/volunteers. 2) By spring 2014, all new facilities proposed in this plan will be designed with high levels of articulation, including bump outs, overhangs and windows. 3) By spring 2015, the historic building known as the nunnery will be repur repurposed posed and extended to accommodate a thrift store in a manner that follows the Secretary of the Interiors Standards for the Treatment of Historic Properties. 1) Install at least 20 outdoor light posts by 2015 2) By January 2014, establish territorial boundary with berms and thick rows of vegetation and trees that will grow at least 20 feet high. Locate berms along Coy Street and the north edge of campus on both blocks. 3) Construct 4 foot high fence on the south and west sides of the community garden Policies 1) Campus shall be decorated with low-maintenance trees, bushes and/or flowers in all outdoor areas. 2) All newly built structures on campus shall have well-articulated facades with delineated entryways, doors, windows, awnings, cornices and signs. 3) Any major structural or cosmetic changes to the church or former nunnery building will be carried out using the Secretary of the Interiors Standards for the Treatment of Historic Properties. 4) The church and former nunnery building will be historically preserved following the Secretary of the Interiors Standards for the Treatment of Historic Properties. 1) During the overnight hours, campus shall be fully lit with outdoor lighting to a level of intensity that does not create a nuisance to neighboring residents. 2) Crime Prevention through Environmental Design (CPTED) strategies shall be utilized to increase security.

2. Secure Setting

Buchanan Pg. 30

Goals, Objectives & Policies (continued) Goal 3. Efficient Layout Objectives 1) Construct multi-purpose facilities by 2020 2) Construct a courtyard in the center of the west side of campus by spring 2015 with paths that connect the parking lot, the church, and the storage facility. 3) By spring 2015, relocate the commodities building between the garden and community annex. 1) By January 2014, protect adjacent residences with berms and thick rows of vegetation and trees that will grow at least 20 feet high. Locate berms along Coy, and the north edge of campus on both blocks. 2) By Spring 2015, protect neighboring residences from Cross-Lines truck traffic by directing all deliveries to the secluded loading dock off the northeast parking lot adjacent to U.S. Highway 169 3) By spring 2014, all new facilities proposed in this plan will be designed with features that complement the residential character of the neighborhood. This includes pitched roofs, covered entryways (porticos or front porches), an abundance of windows facing the street, and building materials commonly used in home construction. Policies 1) Multi-purpose facilities shall be functional to serve large meetings, classes, and entertainment events. 2) All primary entrances and exits to buildings on campus shall be linked to the campus sidewalk system. 3) Tractor trailers making deliveries shall access the warehouse loading dock via the northeast parking lot on U.S. 169. 1) Any residence adjacent to campus grounds will be separated by a berm with thick rows of vegetation and trees that will grow at least 20 feet high. 2) Tractor trailers making deliveries to campus shall access the warehouse loading dock via the northeast parking lot on U.S. 169. 3) All newly built structures on campus shall be designed with features that complement the residential character of the neighborhood. This includes pitched roofs, covered entryways (porticos or front porches), an abundance of windows facing the street, and building materials commonly used in home construction.

4. Cohesive Neighborhood

Left: A landscaped berm Source: wholelifegardening.com Right: A thrift store in Lawrence, KS with home design characteristics. Source: Matt Buchanan

Buchanan Pg. 31

Plan Making: Future Land Use Design Map

Cross-Lines Future Land Use Map
Kansas City, KS Matt Buchanan UBPL 730 Legend Traditional High Density Residential Civic, Institutional

(Larger Map Included in Appendix)

Kansas Ave

U.S. 169

Retail Commercial
Business Mixed-Use P Parking Private Green Space Public Park Space Urban Agriculture

Coy St. P

Pyle St.

.035

.07 Miles

Shawnee Ave.

Buchanan Pg. 32

Future Land Use Design Map (Continued)

The future land use design map aims to accommodate of the needs, goals and desires expressed by Cross-Lines representatives, while also attempting to achieve the heart of the sustainability prism through incorporating strategies offered in A Pattern Language. Detailed explanations of how each mapped land use affects the Cross-Lines campus are included in the subsequent sections of this chapter. Private Green Space The Private Green Space land use describes a park-like environment which is not open to the public. This land use exhibits at least a minimal level of development which may include landscaping, outdoor seating, or sculptures. Private green space does not exhibit permanently-built structures with the exception of gazebos, small storage sheds, or picnic canopies. To create a more inviting atmosphere, private green space is placed in the heart of west campus to accommodate a beautiful courtyard with seating. This courtyard will be a secure environment, protected from unwanted trespassers/loiterers because it fits squarely in the center of the Cross-Lines territory. Specifically, it will fit in positive spaces surrounded by the multi-purpose building, thrift store, office, and storage building. The courtyard also offers an efficient system of paths, linking every building and parking lot on west campus.
Potential vision of the Cross-Lines Courtyard Source: Bellismo, Inc at www.bellisimoinc.com

Buchanan Pg. 33

Civic, Institutional The Civic, Institutional land use accommodates a variety of different land uses, including hospitals, schools, community centers, public service-oriented non-profits, and local government buildings. This land use is often located within the central business district or adjacent to commercial land uses. This land use may be adjacent to non-mixed use residential land uses in cases when activities do not generate overly-abundant noise or vehicle traffic.
Wyandotte County Courthouse Source: Unified Government of Wyandotte County and Kansas City, KS at www.wycokck.org

Specific to this plan, the Civic, Institutional land use represents the church building, the community annex, and the proposed multi-use building. This plan recommends that a multi-use facility be constructed on the northwest corner of campus, with a primary entrance facing the proposed courtyard. This building will
A potential multi-purpose building with residential architectural elements. The L shape helps create positive outdoor space for a courtyard. Source: Houzz at www.houzz.com.

accommodate

large

meetings,

educational

programs, and special events. The location of this facility was specifically chosen on the northwest corner of campus because its use and appearance are more cohesive with the residential neighborhood.

Buchanan Pg. 34

Retail Commercial Retail commercial land uses include a diverse variety of structures that specialize in trade and the selling of merchandise. These land uses often generate greater levels of noise and vehicle traffic, and thus require more parking. Vegetation, walls, fencing, and distance are methods that should be used to separate retail land uses from residential land uses that are not mixed-use in nature. Retail buildings should not be more than three stories high. The only retail commercial property on the Cross-Lines campus is the proposed thrift store. To increase the thrift stores visibility, this plan recommends it be relocated to Shawnee Avenue, which is the busiest street adjacent to the cross-Lines campus with the exception of U.S. 169. Relocating the store to the highway is not an option because that location is already occupied by the community annex, which cannot be relocated. To maintain the cohesive residential character of the neighborhood, the plan recommends the nunnery be repurposed and extended to house the thrift store. Traditional High Density Residential The traditional high density residential land use describes most of the land uses adjacent to the Cross-Lines campus. The built environment is laid out in a pre-World War II design, with a square block grid system. This land use consists of both single family homes and duplexes. Structures are no higher than two and a half stories high. Lots are not less than 50 feet in length and not less than 2,500 in width. No residential uses will be on campus premises.
Coy Street, source: Google Left: Nunnery to be repurposed and extended as future thrift store. Source: Google Right: Example of retail commercial building with residential architectural elements. Source:www.tocquevillagechronicles.wordpress.com

Buchanan Pg. 35

Business Mixed-Use The Business Mixed-Use land use classification provides flexibility for a variety of business-oriented types of development. This land use does not permit industrial or commercial activities that produce high levels of noise, traffic or pollution. Permitted land uses include storage/warehouse, office, commercial and low intensity industrial. For the purposes of this plan, Business Mixed-Use areas will comprise a storage facility (which currently serves as the thrift store), a garden storage/volunteer hang-out building, and a proposed commodities warehouse. Cross-Lines representatives expressed a great need for more storage space. The current thrift store provides sufficient space for storage, and repurposing the structure will save Cross-lines the cost of constructing a new facility. Additionally, its central location makes it an ideal location to store items that will later be needed in places around campus. North of the garden, a storage/volunteer hang-out building offers a small place to store garden tools, wash-up, and relax after a hard days work. Finally, the commodities warehouse will be located conveniently next to the west of the community annex. This location offers sufficient space for a large warehouse, and it is adequately separated from neighboring residences. Furthermore, trucks can more efficiently make deliveries to a loading dock located in the parking lot located off of U.S. 169.
Warehouse facility hidden with densely landscaped berm Source: Jay Decker

Buchanan Pg. 36

Parking The parking land use is most often found in auto-oriented areas where additional space off the street is needed for parking. This land use may include lots or multi-story garages. The Cross-Lines organization requires additional space for parking. This will become increasingly important as the campus grows. If parking is not addressed, residential neighborhoods adjacent to campus will experience more traffic and higher competition for street parking within the neighborhood. The parking space north of the church will be left as is. A new parking lot to accommodate the proposed thrift store and multi-use building will be constructed on the southwest corner of campus. Vegetation will be planted along Coy Street to increase campus security and to block the view of the lot from neighboring residences. Parking will be expanded further west on the north side of the annex to accommodate the new commodities facility and its loading dock. Public Park Space Public park spaces are typically located within residential areas on low-tomedium traffic volume roads. Structures may include playground equipment, gazebos, picnic canopies, and restroom facilities. The CrossLines campus is adjacent to Shawnee Park.
Shawnee Park Source: Google Parking lot hidden from sight by landscaping and curbing. Source: Matt Hinshaw

Buchanan Pg. 37

Urban Agriculture The Urban Agriculture land use classification accommodates community gardens and areas used specifically for the purpose of growing crops within the urban area. No animals or live stock should be raised in urban agriculture areas. Structures may include small sheds, but the majority of the land should be used for growing crops. The community garden is the only area on the Cross-Lines campus classified as Urban Agriculture. At least 30 feet should be made available to the north of the existing garden to allow for expansion.

References
Alexander, C., et. al. 1977. A Pattern Language. New York. Oxford University Press. Berke, Godschalk, et al. Urban Land Use Planning. 5th ed. Urbana, U of Illinois P, 2006.
Cross-Lines Community Garden Source: Google

Unified Government of Wyandotte County and Kansas City, Kansas. 2011. Sec. 27-469. M-2 general industrial district. Accessed November 6, 2012 from: http://www.wycokck.org/WorkArea/DownloadAsset.aspx?id=28596 Unified Government of Wyandotte County and Kansas City, Kansas. 2011. Sec. 27-1251. Special Use Permits. Accessed November 6, 2012 from: http://www.wycokck.org/InternetDept.aspx?id=9656&terms=special%20use%20permit U.S. Bureau of Labor Statistics. 2010. Quintiles of income before taxes: Average annual expenditures and characteristics, Consumer Expenditure Survey. Retrieved October 23, 2012, from ftp://ftp.bls.gov/pub/special.requests/ce/standard/2010/quintile.txt

Buchanan Pg. 38

Appendix

Buchanan Pg. 39