guidebook for infill lot improvement strategies · ge « ng to know a block and the people who call...

SCATTERED SITESKANSAS CITY, MISSOURI

GUIDEBOOK FOR INFILL LOT IMPROVEMENT STRATEGIES

CITY OF KANSAS CITY, MISSOURI414 E. 12th St.Kansas City, Missouri 64106(816) 513-3001Stuart Bullington, Assistant Director/Senior PlannerHousing and Community Development DivisionJohn A. Wood, DirectorNeighborhoods and Housing Services Department

DAVISON ARCHITECTURE + URBAN DESIGN LLC405 Southwest Boulevard Suite 200Kansas City, Missouri 64108(816) 531-8303

VIREO, KANSAS CITY929 Walnut Suite 700 Kansas City, Missouri 64106(816) 756-5690

Funding for design and development of this guidebook was provided by Community Development Block Grant Recovery Funds from the U.S. Department of Housing and Urban Development (H.U.D.).

Table of Contents:

pg. 4-5 Introduc on

SITE ANALYSIS METHODS pg. 6-7 Site Loca on & Analysis - Should the Site be Developed or Preserved as Open Space?

STRATEGY 1: RESTORING THE SITE

pg. 8-9 Analyzing the Exis ng Lotpg. 10-11 Strategy 1a: Cleanup & Maintenance of the Sitepg. 12-15 Strategy 1b: Infrastructure Improvements, Tree Plan ng & Xeriscaping STRATEGY 2: PROGRAM OPPORTUNITIES

pg. 16-17 Strategy 2a: Community Gardenpg. 18-19 Strategy 2b: Nature Playground & Rain Gardenpg. 20-21 Strategy 2c: Green Block Solu onpg. 22-23 Strategy 2d: Community Plaza & Farmer’s Market

APPENDIX: COMMUNITY RESOURCES pg. 25-27 Steps to Create a Community Infi ll Improvement Projectpg. 28-29 Resource List for Community Organizers and Ci zens

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Welcome to the Sca ered Sites Guidebook for Kansas City!Imagine for a moment that we stop thinking about the various vacant lots sca ered throughout our urban neighborhoods as areas of burden and begin to consider them lots of opportunity. Today they may sit empty, covered in weeds and collec ng debris, but what if tomorrow they became a neighborhood park, community garden or beau ful plaza? What if these depressed areas of neglect could actually ease the stormwater burden on our City’s infrastructure while becoming alluring spaces of inspira on and prosperity?

The City es mates that there are approximately 5,000 vacant lots within the Kansas City limits, with an es mated 13,000 vacant single-family homes. Many of these proper es are poorly maintained and diminish the property value of the surrounding buildings and neighborhoods, resul ng in decreased property taxes. The economic impact of having 13,000 vacant homes with no water, gas or electric revenues along with what the city es mates as 3,000 of these proper es having delinquent taxes is es mated at $33.6 million annually. City maintenance costs also increase with an abundance of vacant lots, along with the expense of police and code enforcement ac vi es. While restora on and adap ve re-use prac ces are the most sustainable op on for historic homes within blighted neighborhoods, it can be expensive. The city demolishes about 300 vacant houses per year, while private demoli ons and fi re raze many more - the following Sca ered Sites Guidebook for Infi ll Lot Improvement intends to provide resources to help turn this blight into development opportuni es.

The purpose of the Sca ered Sites Guidebook for Infi ll Lot Improvement Strategies is to outline strategies and cost considera ons to turn vacant sites into produc ve proper es that complement the City’s long-term development objec ves. The following examples off er both short-term holding strategies and long-term design op ons with associated preliminary pricing for the various outlined improvement strategies. The sec ons outlined herein include:

Capitalizing on this opportunity to off er new places for play, growth and design, along with other non-tradi onal land uses, will help to benefi t exis ng neighbors and encourage new residents to invest and grow roots. Demonstra ng how community grassroots eff orts can u lize vacant land within their neighborhoods helps promote entrepreneurship and off ers numerous engagement opportuni es. These vacant land use strategies focus on empowering Kansas Ci ans to improve their quality of life and restore the interac ve func ons of the City’s urban core.

Should the Site be Developed or Preserved as Open Space?

Community Garden, Nature’s Playground, Rain Garden, Green Block, Community Plaza & Farmer’s Market

Basic Cleanup and Maintenance Infrastructure Improvements, Tree Plan ng and Xeriscaping

Resources & Steps to Create a Community Infi ll Improvement Project

KC Scattered Sites G

uidebookpg. 5

Site AnalysisIntroduction, Continued

We, the people of must work together with the City to provide the stewardship to guide the con nued revitaliza on of the City. Together, we will build on its strengths to make it the most exci ng place to live, work and play in the region, crea ng a viable and charisma c alterna ve to the suburbs. Home to our most venerable neighborhoods, ac ve commercial centers, signifi cant cultural ins tu ons and the majority of our historical assets, the urban core is the real and symbolic heart of our City. Enhancing its health and vibrancy is cri cal to the long-term success of our en re Metropolitan Area.

A signifi cant reality facing Kansas City is the decreasing level of federal and local public funding to address an increasing number of housing, community and special needs issues, along with con nuing popula on loss in the central core. How do you make a neighborhood appealing to new inhabitants? When considering infi ll lot improvements, it is important to take into account per nent external factors. What is the goal of the neighborhood? The block? Are the surrounding neighbors open to the idea of a neighborhood park? Would they use it? Will they par cipate in a Farmer’s Market or keep up a Community Plaza? Who can aff ord to make the ini al investments? Ge ng to know a block and the people who call it home is the most important considera on for sustainable infi ll developments.

The following Guidebook for Infi ll Lot Improvement Strategies aims to provide ideas and pricing for fi ve unique development strategies. The fi rst sec on includes the Basic Cleanup and Maintenance of the Site. These restora on strategies and their included pricing considera ons should be taken into account when es ma ng each of the following advanced developments in Sec on 2 - Program Opportuni es. As you will see in the following pages, some thought has been put into future maintenance of the site - where grass is planted it is na ve, requires li le water, and does not grow too high. Tree height and func on has been considered and a list is provided to help choose the right tree for the right place. In the City of Kansas City, the municipality regulates land use and building codes. Make sure to follow zoning codes about where parks, gardens and other greenspace can be located. Pay a en on to building codes that mandate the type and loca on of out-buildings, fences, compost bins and signs. An appendix, including Community Resources, has been provided for help and guidance at each step.

Before planning and designing your Infi ll Lot Improvement Project, you may want to familiarize yourself with the City of Kansas City’s building and zoning codes online or in person.

Pricing for permits, tools and op onal items have not been included because they are dependent on the project plans and site condi ons. Sample sites average a size of 45’ x 125’. Cost considera ons are calculated in square feet (SF), cubic feet (CF), linear feet (LF), and cubic yards (CY). Material prices fl uctuate o en and depend on the quan ty being purchased. When planning a budget, be sure to explore avenues for donated, recycled or shared materials. Be sure to research and include tools and architectural design or landscape services within your plan and budget where needed.

Addi onal Things to Consider...

Kansas City,

FOCUS Kansas City – Strategic and Comprehensive Plan Vision Statement

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The fi rst step to planning a vacant land use strategy is site loca on and thorough analysis of this site. There are nearly 5,000 vacant lots in Kansas City, about 4,000 are currently owned by the Jackson County Land Trust but are in the process of being transferred to a soon-to-be established Land Bank. The abundance of these sites, in addi on to the current move to put these proper es on the market creates an unprecedented opportunity to transform some of the vacant lots into much needed shared community greenspace. Once you have located a site, visit the Jackson County Land Trust website at h p://www.jacksoncountylandbank.com for informa on on ownership and if the site is available for purchase. Contact Karen Coff man at kcoff [email protected] with ques ons.

SITE ANALYSIS:Many of the vacant sites sca ered throughout the city will require a thorough analysis of their current condi ons. Because many of the lots have previously housed homes or various other structures, large founda ons may be located just beneath the soil. Depending on what the sites were previously used for, there may be the poten al for pollutants, debris and hard, compacted soils.

Pollutants• Soils should be properly tested to determine if they may pose a health threat to you or the community. This

tes ng should be done prior to the purchasing or leasing of the site.• Kansas City Community Gardens currently off er soil tes ng for $15. More informa on and instruc ons can be

found on their website at h p://www.kccg.org. In Missouri, call (816) 252-5051 or h p://www.soiltest.psu.missouri.edu; In Kansas, call (913) 715-7050 or email: h p://[email protected]

Exis ng Infrastructure• Hidden beneath the soil is the poten al for exis ng founda ons and debris from previously demolished houses.

Call the Department of City Planning and Development for ques ons regarding the previous uses for target sites.• On sites where exis ng infrastructure and/or issues of hard, compacted soil plague a lot, considera ons should

address whether building up from the site is appropriate, or if a budget allows for the hiring of a professional clean-up service.

The fl ow chart on the following page helps to address the ques on of whether iden fi ed, target lots should be developed or preserved as open space. Walk through the various steps to see if your target site would best serve as a space where future development and infi ll housing would be appropriate or another site strategy should apply.


uidebookpg. 7

Site Analysis

DECISION FACTORS:1. Is it a watershed site for the surrounding neighborhood?

Is there any other riparian use?2. Is it a habitat for na ve species?

3. Could it provide a link to a nature corridor?4. Is the site too small for the footprints of most

residen al/commercial uses?

YESPREREQUISITE: Basic Cleanup/Maintenance Plan, See 1a for more details.

MENU OF TREATMENTS:1. Natural Urban Greenspace2. Storm-Water Management: Bio-reten on, constructed wetland, stream dayligh ng3. Soil Remedia on: where soil samples prove hazardous4. Deep Tillage and Pavement Removal

NO

WHAT IS THE SITE’S DEVELOPMENT POTENTIAL?DECISION FACTORS TO CONSIDER:1. Is the market favorable for development?2. Does the site have a clear tle?3. Is it close to any ameni es such as schools, re rement homes, grocery stores or shopping?4. Is it nearby any development in progress? Could this increase the lot’s poten al for development?4. Is the site in a populated area? Highly visible to the street? In a walkable neighborhood?5. Is there soil contamina on?6. Is there evidence that the founda on of a demolished home is s ll present? (Look for divots indica ng the sunken basement)7. Are there any plans for the lot? (Exis ng neighborhood inten ons, poten al developer interest)8. Is there any funding commi ed to the project?

STRONG DEVELOPMENT POTENTIAL (0-5 years)

WEAK DEVELOPMENT POTENTIAL (>5 years)

PRESERVE AS OPEN SPACE

PREREQUISITE: Basic Cleanup & Infrastructure Plans See 1a and 1b for more details.

1. Visit with the neighborhood associa on or community planning organiza on regarding their goals and the poten al for crea ng a design template to unify new development plans.

2. Follow the Na ve Plan ng Guide & Reference for plan ng street trees.

3. Publish adver sing for the sale of the lot- be sure to check with neighboring property owners for interest in purchasing the lot.

PREREQUISITE: Basic Cleanup/Maintenance Plan, Consider Strategies 2a-d.

1. Community Garden2. Nature Playground & Rain Garden3. Block Green Solu on4. Community Plaza & Farmer’s Market

Refer to the Guidebook’s Appendix for a City-wide Resource list and the outlined Steps to Create a Community Land Reuse Project

COULD BE RESTORED FOR DEVELOPMENT

PREREQUISITE: Basic Cleanup/Maintenance Plan, See 1a for more details.

1. Visit with the neighborhood associa on or community planning organiza on regarding their goals within the community. What does it have? What does it lack? Consider the best management prac ces for the site.

2. Soil Remedia on may be necessary if conver ng to interac ve greenspace. See Site Analysis for more details on pollutants and soil tes ng.

Should the Site be Developed or Preserved as Open Space?

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THREE DISTINCT CLASSES OF WEEDS, BASED UPON THEIR LIFESPAN:

Annual: Probably the easiest to control, annual weeds germinate, fl ower, go to seed, and die all within the same season.

Biannual: These weeds germinate, grow, and then go dormant in the fi rst season. In the second season of growth, biannual weeds fl ower, go to seed, and then die.

Perennial: This class of weed is the most diffi cult to eradicate. Perennial weeds not only fl ower and seed much like an annual, but a single plant can fl ower and go to seed over mul ple years. Probably the most noxious aspect of perennial weeds is their ability to spread through vegeta ve means, such as rhizomes, which are fl eshy underground stem structures (similar to an iris). This means that they can even spread from a small scrap of root.

Resource: Iden fying Grass Seedlings: h p://extension.missouri.edu/p/IPM1024

Many of the vacant lots sca ered throughout the city have been inundated by volunteer tree growth and invasive weeds, while degraded curbs, sidewalks and gu ers can be dangerous as well as eye-sores. The fi rst step in any eff ec ve site strategy is iden fi ca on of the current condi ons.• Common invasive weeds should be iden fi ed and proper techniques may

be applied for their permanent removal.• To determine if any trees in a vacant lot are desirable and should be pruned

and preserved, consult a landscape architect or licensed arborist.• Grass overgrowth along curbs and sidewalks is common on vacant lots.• Degraded curbs and sidewalks should be iden fi ed and depending on their

loca on on the property may be addressed by the city or property owner.Common Invasive WeedsTop le : Ailanthus al ssima Common Name: Tree-of-HeavenTop right: Lonicera japonica Common Name: Japanese HoneysuckleBo om le : Sorghum halepense Common Name: Johnson Grass

Reference: North Carolina State University Coopera ve Extension

WHAT ARE WEEDS?Weeds are essen ally any plant that is in a place that it isn’t supposed to be. Non-na ve, invasive plant species are plants that do not originate from the ecosystem they are in and are likely to grow quickly and aggressively, spreading and displacing na ve plants. They pose a threat to restored lots by crowding the desirable na ve plants and consuming vital nutrient and water sources.

Weeds Will HappenThere is no doubt that weeds will invade restored lots. They inhabit the soil, and are released when the contractor exposes the dirt. Weeds are also transported by the wind and animals. When a new plan ng is installed, it is cri cal that weeds are controlled. These new plants are most vulnerable when fi rst planted; their roots haven’t penetrated the surrounding soil, and they o en suff er from shock as they are moved from the safety and care of the plant nursery. This is when weeds can interfere and steal valuable water and nutrients from the new plants and, without interven on, grow and crowd out any new, benefi cial plan ngs.


uidebookpg. 9

Restoring the Site

Invasive/ Volunteer Tree Growth

Weedy Hedgerow along Property Lines

Weeds and Uncontrolled Vegeta on

Divots from Collapsed Founda on

Stumps and Large Trash

Good Trees with Unmaintained Branches and Sapling Growth at Base

Degraded Sidewalks

Degraded Curbs and Gu er

Ponding and Drainage Issues

If at a Corner, ADA Ramps are Degraded, Silted in and Not Accessible

A

B

CD

E

FG

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A

B

C

D

E

F

G

H

I

J

Analyzing the Existing Vacant Lot

Issues:

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REQUIREMENTS: • Remove li er and other debris• Remove invasive plants and volunteer tree growth• Trim and prune the remaining desirable trees• Where lawn condi ons are poor, seed or resod with na ve, low maintenance seed mix• Edge overgrowth along the sidewalk and curb while excava ng soil

COST CONSIDERATIONS:Clear and Grub Invasive/ Volunteer Tree Growth $800 EA x (total trees on site to remove) = $

Clear and Treat Weedy Hedgerow along Property Line $4 SF x (total area of invasive shrubs) = $

Eradicate Exis ng Weeds and Vegeta on and Replant with Na ve /Low Mow Lawn Mix

Eradicate Vegeta on $4 SF x (total area of lot) = $

Add 2” of Compost and Till Soils $1 SF x (total area of lot) = $

Install Na ve Buff alo Grass/Blue Grama Seed Mix $0.5 SF x (total area of lot) = $

Establish Watering $0.5 SF x (total area of lot) = $

Excavate and Remove Soil to a Depth of 18” at Approximate Loca on of Founda on

Excava on $0.75 CF x (1.5 x total area of approx. founda on) = $

Topsoil Placement and Compac on $1 CF x (1.5 x total area of approx. founda on) = $

Remove Stumps and Large Trash

Stump Removal $200 EA x (total number of stumps to be removed) =$

Trash Removal Varies

Prune Good Trees and Remove Vegeta on and Saplings at Base $500 EA x (total trees on site to be pruned) = $

Strategy 1a: Cleanup & Maintenance of the Site

Resources:

Establishment and Care of Buff alograss Lawnsh p://extension.missouri.edu/p/G6730Protec ng Water Quality During Lawn Establishment and Renova onh p://extension.missouri.edu/p/EQ500Home Lawn Watering Guideh p://extension.missouri.edu/p/G6720

Cleanup and maintenance of abandoned proper es helps to establish a sense of stewardship and pride within transi onal neighborhoods. Upkept proper es spread inspira on and the simple clean-up and landscaping of vacant lots can increase adjacent property values. The following strategy serves as a founda on approach for future developments, and much of the work can be performed by organized, able volunteers - decreasing cost considera ons greatly.

APPLICABILITY TO VACANT LOTS: • This strategy serves as a baseline for development and represents the minimum

steps needed to make vacant sites safe and appealing. The following cost considera ons should be applied to all the following development strategies.


uidebookpg. 11

Restoring the Site

A

B

C

D

E

F

A

B

C

D

E

F

Clear and Grub Invasive/ Volunteer Tree Growth

Clear and Treat Weedy Hedgerow along Property Line

Eradicate Exis ng Weeds and Vegeta on and Replant with Na ve /Low Mow Lawn Mix

Excavate and Remove Soil to a Depth of 18” at Approximate Loca on of Founda on

Remove Stumps and Large Trash

Prune Good Trees and Remove Vegeta on and Saplings at Base

Strategy 1a: Cleanup & Maintenance of the Site

Strategy Solu ons:

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REQUIREMENTS: • Depending on the condi on of exis ng site infrastructure, replacing sidewalks,

curbs and gu ers may require the assistance of a landscape architect or civil engineer. Installing trees and perimeter fencing may be addressed by volunteers or experienced members within the community.

• If developments are planned or an cipated in the future, it is important to consider tree placement and spacing for this infi ll to occur.

Strategy 1b: Infrastructure & Tree Planting

Street edge improvements and though ul tree placement can off er vacant lots unique curb appeal. With some coordina on, mul ple lots along one street could be developed with the same design template - crea ng a unifi ed feel within the neighborhood. A community group or neighborhood associa on may decide to dra an idea for what future developments might look like, and address whether current or historic styles should be incorporated. Crea ng a holding strategy with maintained spaces can help to discourage illegal ac vi es such as debris dumping while off ering an appealing loca on for poten al infi ll and development.

COST CONSIDERATIONS:Costs may vary depending on addi onal development plans.

Remove and Replace Sidewalk $12.5 SF x (total area of replacement) = $

Remove and Replace Curb and Gu er $35 LF x (total length of replacement) = $

Restore Tree Lawn (includes 2” compost lled and reseeding with City Standard turf mix) $1.5 SF x (total area of tree lawn) = $

Install Street Trees $450 EA x (total trees to be installed) = $

Install Perimeter Fence $35 LF x (total length of perimeter) = $

Restore Curb Ramps (should include detectable warning pavers) $50 SF x (total area of curb ramp) = $

Crosswalk Striping $10 LF x (total length of striping) = $

Resources:

KCMO APWA Construc on Standards and Specifi ca onsKCMO Preferred Street Tree ListHeartland Tree Alliance; h p://www.heartlandtreeal-liance.org Recommended Trees for Kansas City Metro Area: h p://www.bridgingthegap.org/media_vault/docu-ments/1193676636.pdf

APPLICABILITY TO VACANT LOTS: • Holding strategies serve best in areas where there is a strong poten al for future

developments within the next fi ve years.• Sites where property owners or community partners have the capacity to

maintain upkeep is ideal.


uidebookpg. 13

Restoring the Site

A

B

C

D

E

Remove and Replace Sidewalks

Remove and Replace Curb and Gu er

Restore Tree Lawn

Install Street Trees

Add Perimeter Fence

For Corner Lots, Rebuild ADA Curb Ramps and Add Crosswalk Stripes F

A B

C

D

E

F

Strategy 1b: Infrastructure & Tree Planting

Strategy Solu ons:

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40’

30’

30’ from

exis ng trees

40’

30’

30’

10’

If tree falls within 10’ of alley, driveway, or u lity, skip tree, but maintain spacing

Street Tree Placement Diagram

Strategy 1b: Infrastructure & Tree Planting, Continued

THINGS TO CONSIDER WHEN CHOOSING TREES AND LANDSCAPING:

• It is important to consider what purpose the trees will serve prior to their purchase and plan ng. Some varie es may off er shade and privacy while maintaining a manageable height; other varie es provide fruits or berries for consump on. The following reference can help determine the right tree for the right place.

• Xeriscape landscaping is the use of plants that require no addi onal watering a er they are established. On average, the United States applies over fi y percent of their residen al water use to landscapes and lawns. Strategic xeriscaping can reduce landscape water use by 60% or more. See the following page for more informa on.


uidebookpg. 15

Restoring the Site

Native Planting: Guide & Reference

is a type of crea ve landscape design that reduces the need for supplemental irriga on through the use of drought-resistant plan ngs. Great xeriscape plants include many of our na ve prairie plants such as:

• Prairie Dropseed• Li le Bluestem• Side Oats Grama• Blue Grama• Buff alo GrassThese plants have deep roots and can survive Kansas City’s weather fl uctua ons, even during extreme condi ons. The most important considera on is to water them very well the fi rst month a er plan ng and to control weeds un l a er the grasses have fi lled in.

Xeriscaping

Robert Whitman, landscape architect at Gould Evans, has created a list of the highest rated trees for various desired landscape categories. Listed below are the top three trees in order of preference. For the complete downloadable list visit h p://www.ci.liberty.mo.us/DocumentView.aspx?DID=2246. • Large Trees for the Landscape - White Oak, Swamp White Oak, Caddo Sugar Maple• Large Street Trees - Swamp White Oak, Sterling Silver Linden, Legend American Linden• Most Culturally Adaptable Trees for KC - New Harmony Elm, Bur Oak, Triumph Elm• Longest Lived Trees - Bur Oak, Chinkapin Oak, White Oak• Small Trees for the Landscape - Paperbark Maple, Shantung Maple, Kousa Dogwood• Small Street Trees - Shantung Maple, Wireless Zelkova, Trident Maple

Just because trees are commonly used, does not mean that they are ideal. Included within the list is a lowest-rated category. The ten lowest-rated, commonly used trees include: Bradford Pear, Silver Maple, Newport Plum, Co onwood, Green & White Ash, Amur Maple, Green Hawthorn, Black Locust, Sweetgum and Red Maple.

Great Trees for the Kansas City Region

The Heartland Tree Alliance through Bridging the Gap is another great resource for all of your tree ques ons and needs. They organize plan ng events, pruning events and tree care workdays to get people involved. • Visit h p://www.righ reerightplace.com for more informa on as well as a list of community events.

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REQUIREMENTS: • Soil tes ng is an important fi rst step, and for lots with buried debris or poor soil,

infrastructure for raised beds should be installed.• High southern sun exposure is a necessity.• Work with city u li es to establish watering spigots for irriga on.• Commi ed individuals who are available to spend approximately 5 hours per week

tending to the garden throughout the height of the growing season.• A basic educa onal program for residents in star ng and maintaining their garden

should be organized. Plot fees may recover ini al investment costs.

Strategy 2a: Community Garden

APPLICABILITY TO VACANT LOTS: • This strategy should apply to vacant lots large enough for the number of community

members interested in par cipa ng. It could include mul ple adjacent lots to serve several adjacent neighbors.

• Considera on may be taken as to the proximity to senior living accommoda ons and apartment buildings off ering only small yards.

Resource:

How to Build a Raised Plan ng Bedh p://www.thisoldhouse.com/toh/how-to/intro/0,,1615067,00.html

People living in inner-city food deserts would greatly benefi t from an increase in the availability of aff ordable, healthy, fresh food. With an increasing number of our ci zens becoming aff ected by food insecurity, community gardens provide one solu on through on-site produc on. Gardens serve as a great source of nutri onal educa on while helping to reinforce neighborhood rela onships, and many communi es have already embarked on providing garden space to interested ci zens. Ideally, every Kansas City resident should have access to a community or market garden within a quarter mile radius.

COST CONSIDERATIONS:

4’x 8’ Raised Planter (includes wood, soil, liner, drainage gravel, installa on) $500 EA x (total planter beds desired) = $

4” Thick Concrete Pavement (follow APWA standard concrete specifi ca on) $8.5 SF x (total area of pavement) = $

Mulch (4” thick) $0.25 SF x (total area to be mulched) = $

Fruit Trees (15 gallon containerized tree) $75 EA x (total trees to be planted) = $

Watering Spigot Cost varies with site specifi c condi ons

3’ Benches $200 EA x (total number of benches) = $


uidebookpg. 17

Program O

pportunities

A

B

C

D

E

F

4” Thick Concrete Path

15’ Min. Diameter Concrete Gathering Space with Benches (3’ long to discourage sleeping)

Watering Spigot or Cistern in a Convenient Loca on

4’x 8’ Raised Planter Beds Filled with 50/50 Compost and Topsoil Mix

Install Fruit Orchard, Neighborhood Tree Farm, or “Food Forest”

Mulch In and Around Planter Beds to Ease Maintenance

A

B

C

D

E

F

Strategy 2a: Community Garden

Strategy Solu ons:

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REQUIREMENTS: • The park’s design should be based on the number of people willing to keep up

the facility. Maintenance will include regular li er pick-up and depending on the landscaping, seasonal mowing, pruning and mulching may be required.

• Depending on site purpose, level of access and the surround area, fencing should be considered. Fencing costs vary according to site condi ons, length and style.

APPLICABILITY TO VACANT LOTS: • This strategy may apply to vacant lots in neighborhoods surrounding schools and

community centers where noise concerns have been taken into account.• A en on should be paid to the number of young children residing in the surrounding

area, and their current access to parks and other forms of interac ve green space.

Resources:h p://www.childrenandnature.orgh p://www.childreninnature.mo.govand the Anita B. Gorman Discovery Center

Pocket parks serve as playful gathering spaces for neighborhood children while educa ng on the basics of a healthy environment. Well-maintained, accessible parks play a role in increasing real estate values while providing a place for families and children to enjoy the outdoors together. Parks off er environmental benefi ts and provide valuable ecosystem services as trees and vegeta on absorb runoff and reduce the costs for trea ng stormwater; they also absorb air pollutants. Access to clean, natural space is a vital component in building interac ve, urban communi es.


Mulch Play Surface $12 SF x (total area to be mulched) = $

Play Logs (6’ x 24” diameter) $200 EA x (total number of logs) = $

Boulders (3’ x 3’ x 3’) $350 EA x (total number of boulders) = $

Na ve Plan ngs (1 Quart Container, 12” on-center) $9 SF x (total area to be planted) = $

Concrete Pathway $9 SF x (total area of placement) = $

Benches (5’-6’) $1500 EA x (total number of benches) = $

Add 2” of Compost and Till Soils $1 SF x (total area of lot) = $


Plant Trees $450 EA x (total trees to be installed) = $


uidebookpg. 19

Program O

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A

B

C

D

E

F

Integrate Short Na ve Plan ngs

Reclaimed Logs, Stumps and Climbing Stones

Mulched Play Surface (12” thick)

Concrete Path

Small Gathering Area with Benches

Op onal Community Garden Plots

Stormwater Stream

Educa onal Rain Garden

G

H

G

H

A

B

C

D

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Strategy 2b: Nature Playground & Rain Garden

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Green Block Solu ons use various construc on techniques to help address regional stormwater, combined sewer and fl ooding issues in the urban core. Techniques may involve the use of a retaining wall or permeable pavers to allow stormwater to seep down into the stone sub-base where it is naturally cleaned, while saving money in diver ng water from expensive City treatment facili es.

APPLICABILITY TO VACANT LOTS: • This strategy may apply to vacant lots along a drainage path within a watershed

in the combined sewer system. Proper drainage from the streets and from the underground sewer system is a requirement. The size and volume of the green solu on should be calculated by an engineer to capture the water quality storm event for the drainage area.

Strategy 2c: Block Green Solution

REQUIREMENTS: • Diver ng stormwater runoff off ers many benefi ts, but it is very important to consult

a landscape architect and/or civil engineer. Incorrectly connected water sources may result in yard fl ooding and wet founda ons.

• Contact the sewer department to learn more about permits and incen ves for decreased u lity fees.


Earthwork $25 CY x (total area to be mulched) = $

Stormwater Pipe Retrofi t $5,000 - $25,000+ EA = $


Boardwalk (6’ wide) $800 LF x (total area of placement) = $

Curb Cuts $1,000 EA x (total number of cuts) = $

Biosoil $65 CY x (total area of lot) = $

Install Perimeter Fence $35 LF x (total length of perimeter) = $

References:

KC APWA 5600, as modifi ed by Kansas City MissouriKC APWA Stormwater BMP Manual


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Extended Dry Deten on Basin, Planted with Na ve Grasses and Wildfl owers

Split Rail Fence

Fescue Lawn Edge

Boardwalk and Maintenance Access

Extended Deten on Outlet Structure Connected to City System

Concrete Maintenance Path

Strategy 2c: Block Green Solution

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COST CONSIDERATIONS:Should be associated with fi nal design requirements. However, a cost-eff ec ve es mate can be fi gured as below.


Concrete Pathway $9 SF x (total area of placement) = $

Brick Paving $15 SF x (total area of pavement) = $

Benches (5’-6’) and Installa on $1500 EA x (total number of benches) = $

Add 2” of Compost and Till Soils $1 SF x (total area of vegeta on) = $


Plant Trees $450 EA x (total trees to be installed) = $

Pedestrian Ligh ng $15,000 EA = $

Shade Structure $12,000 - $25,000 EA = $

Trash Receptacle $800 EA x (total number to be installed) = $

Signage $1,200 - $5,000+ = $

Community plazas serve as urban green space that is open and available to all community members for their use and enjoyment. Plazas can be as simple as walking paths with low maintenance greenery or shaded gathering spaces with fountains or bird baths. Installing park benches or picnic tables can provide a place for community interac on and encourage involvement.

Strategy 2d: Community Plaza & Farmer’s Market

APPLICABILITY TO VACANT LOTS: • This applica on is ideal for highly visible lots close to public transit.• A neighborhood-run organiza on could establish covenants near community or

market gardens for neighborhoods to share and sell produce.

REQUIREMENTS: • This strategy requires infrastructure that will serve for the various intended

purposes of the plaza. Considera on should be given to the amount of space and volunteers within the community that are willing to par cipate.

• Ideally, the plaza should off er fencing, solid walkways and infrastructure for displaying art or suppor ng tents for a poten al farmer’s market.

• Any sea ng, ac vity space and landscaping should be designed using Crime Preven on Through Environmental Design Principles (CPTED).

Resources:

Top photo taken from redevelopment on 18th & Vine. Bo om le picture taken from Dalai Luna Kansas City farmers market guide.


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3Program

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Opportunity to Create and Show Local Art

Garden Path

Concrete Plaza

Opportunity for Volunteer-Maintained Flower Garden

Space for Vendors or Tents

E

Strategy 2d: Community Plaza & Farmer’s Market

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Appendix

“Never doubt that a small group of though ul, commi ed ci zens can change the world. Indeed, it is the only thing that ever has.” - Margaret Mead

There are a number of public resources available to help perform the necessary steps required for Sca ered Sites Infi ll Improvement Projects. This guidebook details only a few poten al infi ll ideas. Collaborate with family members, neighbors, coworkers and community organiza ons to determine how you can build upon the needs and strengths within your community. The opportuni es are endless. The following outline, Steps to Create a Community Infi ll Improvement Project, may help you ini ate a strategy of your own. Reference for the fi ve steps came from Re-Imagining Cleveland’s Ideas to Ac on Resource Book.


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5Appendix: R

esources

2 • Choose a date and me that you can schedule a mee ng with the community to come up with ideas about how you want your fi nal project to turn out. Early evening is usually a good me to hold such an event.

• Invite a representa ve from your CDC, your councilperson, and your neighborhood’s city planner. • Create a fl yer or handout for the mee ng and use it to invite as many members of the neighborhood as possible.

Be sure to invite immediate neighbors to the site and those people the site is designed to benefi t directly. Consider distribu ng your fl yer at local merchants, schools, churches and community centers.

• Gather things you may need for the mee ng, such as a sign-in sheet for contact informa on, wri ng utensils, poster board for brainstorming notes and any ideas, pictures or informa on you may have regarding the current condi on of the abandoned site and proposed reuse ideas. The more visual the be er to help communicate the end goal.

• The Jackson County Land Bank is the best place to fi nd ownership informa on in Kansas City. Their website is h p://www.jacksoncountylandbank.com. The website also provides an online gallery of 30 various homes and list of site addresses for poten al proper es.

• You can view dynamic maps of Kansas City, Mo. neighborhoods, down to the level of individual homes -- and get lots of visual and text informa on about them by visi ng the kcmo.org website and searching neighborhood maps, through the Neighborhood and Community Services Department. The site so ware allows you to zoom in or out, and view street names, bodies of water, parcel boundaries, the outline of buildings, ownership informa on, driveways, and water shutoff s.

• Kansas City Community Gardens off ers aff ordable soil tes ng, visit h p://www.kccg.org for more informa on.• Take me to walk around the site several mes at many diff erent mes of the day. Pay a en on to the neighborhood,

the surrounding parcels, trees, fences and debris. Take note of sun exposure and a er heavy rains check for the drainage of stormwater.

• Think cri cally about what the surrounding community lacks, and what reuse project could provide the most benefi t to the largest majority of neighbors. Begin considering the best management prac ce for reusing the land.

• Find a me to set up a mee ng with a representa ve from your local community development corpora on (CDC). Visit h p://stage2.lisc.org/kansascity/cdclis ng.htm for a lis ng of Kansas City CDCs. Ask the CDC about whether or not they have a long-term vision for the site or neighborhood and request help in se ng up a visioning session. This may help create a list of steps that are required to complete a planned project.

1 IDENTIFY VACANT LAND IN YOUR NEIGHBORHOOD

PLAN A VISIONING SESSION

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4 HOLD A FOLLOW-UP MEETING• Get help from the resource organiza ons that work with your type of project.• Consider project ideas from this book as well as other current projects throughout the city and the na on. You can also

sketch out your own plan using the ideas from the community visioning session. Be crea ve and true to the community.• Es mate a project budget. Be sure to double-check costs from suppliers as prices change over me. Keep in mind that most

land re-use grants ask applicants to match what they’re asking for with either in-kind dona on or a fi nancial match. Decide how to raise money and solicit dona ons for the project.

• Set a meline for your project.• Create an implementa on and maintenance plan as well as a schedule for comple ng your project. Plan out details: What needs to be done? What permits will be needed? Who will install the project? Who will maintain the project, and how o en will it be necessary? How will the maintenance schedule change with the seasons?• Iden fy a non-profi t organiza on to be your fi scal agent for project grants you may receive. O en neighborhood CDCs take

on this role. Ask your CDC contact if they would be willing to do this, and discuss what is expected by both par es.

3 HOST THE VISIONING MEETING• Make sure that everyone in a endance signs in.• Go around the room and briefl y introduce those in a endance and have neighbors tell where they live in the community.• Approach the poten al of the vacant land in a way that will be benefi cial to all residents.• Take me to present your various fi ndings about the site and neighborhood, while highligh ng the opportunity for growth.

Give ideas for reuse implementa on, and carefully listen for feedback from the community members.• Have a volunteer record the discussion. • Lead the discussion with ques ons like: What challenges do we currently face in the neighborhood? How might improving this land help with these challenges? Who can benefi t from this space? How can we get more people involved? What do we want to see in this space? How do we want it to look?• Decide on what type of project the group wants and what elements to include. Then con nue the discussion: What resources do we already have in place? What resources are required to make this project happen? How and who will maintain the project once it is build?• Be sure to record all volunteers and the roles needed to complete the project, organize them into an ac on commi ee.

Include wri ng grant applica ons, recrui ng volunteers, organizing the work and short/long term maintenance tasks.

Steps to Create a Community Infi ll Improvement Project, Continued


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Appendix: Resources

5 START WORK ON YOUR PROJECT• Distribute copies of a fl yer or newsle er with the design plan and important mee ngs and work days. Ask for volunteers

and dona ons. Remember that many people would prefer to do volunteer work over si ng through a mee ng while others may prefer to donate.

• Be sure to promote the work day through every available avenue - create publicity and excitement for the event.• Hos ng smaller, mini-events prior to the project’s comple on may help to get people excited and willing to volunteer.

Events such as picnics, trash pick-up days or even a mini-fundraiser might help get the neighborhood involved in the project.

• If you are receiving grant funding, work with your CDC representa ve or a technical assistance organiza on to purchase supplies. Or if you are working with all donated materials, create a system for picking them up or having them delivered. Have clear communica ons with all volunteers so they can be available and ready for work days.

• Be sure to provide refreshments and food a er volunteer work day(s) to celebrate everyone’s par cipa on.• A follow-up mee ng may be necessary to discuss how the work day went and how site maintenance is going. Re-evaluate

your maintenance plan and make any changes that may be required.

Steps to Create a Community Infi ll Improvement Project, Continued

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Included here is a list of various resources intended to serve as informa on, elabora on and advice.Consider contac ng overarching neighborhood associa ons where available. If you are interested in organizing a community center or neighborhood-lead Infi ll Lot Improvement Project, see the previous sec on en tled Steps to Create a Community Infi ll Improvement Project for guidelines and basics to help facilitate the organiza on and development of ideas and implementa on.

The following is not an endorsement for the businesses listed and no discrimina on is intended toward businesses not listed.

Community Resources

MAPPING TOOLS/VACANT LAND INFORMATION:

• Jackson County Land Bank - h p://www.jacksoncountylandbank.com Contact: Karen Coff man, Jackson County Treasurer Phone: (517) 788-4418 Email: kcoff [email protected]• University of Missouri KC - Center for Economic Informa on h p://cei.haag.umkc.edu• United States Environmental Protec on Agency - soil tes ng and remedia on h p://www.epa.gov/ o/download/ci zens/citphyto.pdf - a ci zen’s guide to phytoremedia on

ADVICE ON APPROPRIATE LAND USE STRATEGIES IN YOUR NEIGHBORHOOD:

• City of Kansas City Planning and Development Commission - h p://kcmo.org Phone: (816) 513-1500 Email: [email protected]• Zoning and Development Codes - h p://kcmo.org Find extensive informa on online through the Zoning & Development Code Guide. The website also provides updated online applica on forms for development projects. Phone: 816-513-1500

URBAN AGRICULTURE TRAINING AND ADVICE

• Cul vate Kansas City & The Center for Urban Agriculture - provides agricultural training & grant informa on h p://www.cul vatekc.org/farms/get-growing-kc.html• Municipal Farm - area-wide brownfi eld sustainable reuse plan in Kansas City h p://www.municipalfarmkc.com/about/• Bad Seed - Urbavore Urban Farm & Training Facility h p://www.badseed.com


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9Appendix: R

esourcesCommunity Resources, Continued

URBAN AGRICULTURE TRAINING AND ADVICE CONTINUED...

• Kansas City Community Gardens - informa on, events, workshops, training & soil tes ng h p://www.kccg.org• Greater Kansas City Food Policy Coali on - resources & aid advoca ng for local food systems h p://www.kcfoodpolicy.org• KC Healthy Kids - ini a ves, resources & ac ons for reducing childhood obesity h p://www.kchealthykids.org - see their extensive resource list by registering your email address Specifi cally, the Ac on Plan for Star ng a Farmer’s Market/Community Garden Download• EPA Brownfi elds & Urban Agriculture - interim guidelines for safe gardening prac ce h p://www.epa.gov/brownfi elds/urbanag/pdf/bf_urban_ag.pdf• EPA Urban Farm Business Plan Handbook h p://www.epa.gov/brownfi elds/urbanag/pdf/urban_farm_business_plan.pdf

INFRASTRUCTURE & TREE PLANTING RESOURCES:

• Heartland Tree Alliance - reference & volunteers through Bridging the Gap h p://www.heartlandtreealliance.org• Great Trees for the Kansas City Region - Reference Study & List by Robert Whitman, ASLA View the PDF Document via: h p://extra.gouldevans.com/grea reesforkc.pdf

FUNDING RESOURCES:

• Kauff man Founda on - informa on, educa on & entrepreneurship funding & grant opportuni es h p://www.kauff man.org• Neighborhood & Housing Services Department Kansas City, MO - grants and incen ves to applicable reBUILD

proposals Check the website regularly for updates: h p://www.kcmo.org• Kansas City Local Ini a ves Support Corp. (LISC) - off ers an array of funding and technical assistance to community

development corpora ons (CDCs) in the form of grants, loans, and lines of credit. 3535 Broadway, Suite 200 Kansas City, MO 64111 Phone: (816) 753-0055

guidebook for infill lot improvement strategies · ge « ng to know a block and the people who call...

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