cross-lines campus land use plan

8/13/2019 Cross-Lines Campus Land Use Plan

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Campus Land Use PlanDecember 2012

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


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Buchanan Pg. 2

Table of Contents

Purpose.3Executive Summary...4

Diagnosing...5

Sustainability Prism.5

Economy...6

Ecology..6

Equity..7

Livability.8

Site Visit..9Looking Forward.10

SWOT Analysis..11

Issues Analysis..12

Opportunities Analysis..12

Current Zoning Map.14

Lynch Map...18Existing 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


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PurposeLeaders 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-Lineslong-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.


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Executive SummaryThis 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.


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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).

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.

Sustainability Prism

Source: Urban Land Use Planning, 2006


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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. Low-

income 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 low-

income 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


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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.)

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.

Source: Cross-Lines Community Outreach, Inc.


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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.

Cross-Lines Office and garden Historic building used for storage

Source: Kansas City Urban Farms

& Gardens TourSource: Google

Left: Food Kitchen

Source: Google

Below: Thrift Store

Source: Google


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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 an alysis was is

included on page 11.

Cross-Lines

staff/volunteers

Source: Cross-

Lines Community

Outreach, Inc.


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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

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)

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/


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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 needsand 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


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

Source: Unified Government of Wyandotte County and Kansas City, Kansas, 2011. N

Legend

Not to scale


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Zone Name Description

C-3 Commercial DistrictNo more than 3 stories

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.

M-2 General Industrial DistrictThere 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 divisionthen that same height limitation shall apply to that property

in this district within 25 feet of the common property line.

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 buildingsizes, 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.

M-3 Heavy Industrial

There shall be no minimum or maximum height requirements

except as may be established by airport approach zones.

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 f ive 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.


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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


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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, formingmental 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 Cross-

Lines property. Most notably, its proximity to a busy arterial road (U.S. 169) and the abundance of pavement generates a more intense, vehicle-

dominated 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 districtcompared to the green west side. Source: Google
http://en.wikipedia.org/wiki/Mental_mappinghttp://en.wikipedia.org/wiki/Mental_mapping


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Existing Land Use Map (Larger map included in appendix)


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Exploring: Options for the Future

Exploring withA Pattern Language

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.

Pattern #81: Small Services without Red Tape

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).

House each one [department] in an

identifiable piece of the building (Alexanderet. al., 406).

Source: City of Bellevue, WA

www.bellevuewa.gov


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The groups of buildings that make up many college campuses each havetheir 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.

Breaking the project into several small buildings will also maintain

neighborhood cohesiveness.

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).

Source: Cornell University at www.cornell.edu

Source: Denison University


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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.

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 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/


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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.

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 li fe.


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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.


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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.


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Visioning

Cross-Lines Mission Statement

Provide people affected by poverty with basic services and

opportunities that encourage self-confidence and self-

sufficiency.

Cross-Lines Vision Statement

All people in Wyandotte County are empowered to meet

their own needs without the reliance on social services.

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.

Cross-Lines provides emergency food assistance to area residents in need

Source: David Eulitt at www.DavidEulitt.com


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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 accessto social services, basic resources, and opportunitiesthat encourage self-confidence and self-sufficiency. The improved Cross-

Lines campus will feature multi-usefacilities for efficientprogram delivery, allowing the organization to grow innew directionsthat

will best serve the community. These plans for change can be achieved in a manner that respects the cohesiveness andidentityof the

Armourdale neighborhood. Ultimately, Cross-Lines aims to create a stronger communitythrough developing a campus that will improve

services and enhance the built environment of the neighborhood.

Potential vision of the Cross-Lines campus with usable green space and multi-purpose facilities for education programs

Source: ArtandDesignStudios.com


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Goal Setting & Plan Making

Goal Development

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

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

Goals

1. Inviting Atmosphere2. Secure setting3. Efficient Layout4. Cohesive Neighborhood

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


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Goals, Objectives & PoliciesGoal Objectives Policies

Inviting

Atmosphere

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 repurposed 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) 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-articulatedfacades 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.

2. SecureSetting

1) Install at least 20 outdoor light posts by 20152) 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

1) During the overnight hours, campus shall be fully lit withoutdoor 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.

Goal Objectives Policies

1. Inviting

Atmosphere

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 repurposed 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) 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-articulatedfacades 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.


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Plan Making: Future Land Use Design Map (Larger Map Included in Appendix)

.035 .07 Miles

Cross-LinesFuture Land Use Map

Kansas City, KS

Matt Buchanan

UBPL 730

Legend

PyleSt.

U.S.169

Kansas Ave

CoySt.

Shawnee Ave.P

P

P

Traditional High

Density ResidentialCivic, InstitutionalRetail CommercialBusiness Mixed-Use

P ParkingPrivate Green SpacePublic Park SpaceUrban Agriculture


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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 inA 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 CourtyardSource: Bellismo, Inc at www.bellisimoinc.com


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Buchanan Pg. 35

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: GoogleRight: Example of retail commercial building with residential

architectural elements.

Source:www.tocquevillagechronicles.wordpress.com


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Buchanan Pg. 36

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 thegarden, 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 bermSource: Jay Decker


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Buchanan Pg. 37

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-to-

medium traffic volume roads. Structures may include playground

equipment, gazebos, picnic canopies, and restroom facilities. The Cross-

Lines campus is adjacent to Shawnee Park.

Parking lot hidden from sight by landscaping

and curbing.Source: Matt Hinshaw

Shawnee Park

Source: Google


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Buchanan Pg. 38

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.

ReferencesAlexander, 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.

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, fromftp://ftp.bls.gov/pub/special.requests/ce/standard/2010/quintile.txt

Cross-Lines Community Garden

Source: Google
http://www.wycokck.org/WorkArea/DownloadAsset.aspx?id=28596http://www.wycokck.org/WorkArea/DownloadAsset.aspx?id=28596http://www.wycokck.org/WorkArea/DownloadAsset.aspx?id=28596http://www.wycokck.org/InternetDept.aspx?id=9656&terms=special%20use%20permithttp://www.wycokck.org/InternetDept.aspx?id=9656&terms=special%20use%20permitftp://ftp.bls.gov/pub/special.requests/ce/standard/2010/quintile.txtftp://ftp.bls.gov/pub/special.requests/ce/standard/2010/quintile.txtftp://ftp.bls.gov/pub/special.requests/ce/standard/2010/quintile.txtftp://ftp.bls.gov/pub/special.requests/ce/standard/2010/quintile.txthttp://www.wycokck.org/InternetDept.aspx?id=9656&terms=special%20use%20permithttp://www.wycokck.org/WorkArea/DownloadAsset.aspx?id=28596


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cross-lines campus land use plan

Documents