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regional concept
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generative ideas
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comprehensive plan
Comprehensive Vision Plan
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regional concept In studying Independence Avenue proper, it became apparent that its potential ordering within and relation to the city as whole is affected by conditions that exist beyond its immediate bounds - parks and infrastructure. These conditions are grounded in the idiosyncrasies of the geography and were appropriated over time for functional and aesthetic purposes. Today, given shifting perspective of sustainable urban infrastructure needs, these conditions create an opportunity for reordering the larger context site into a more meaningful and functional whole.
Kansas City’s morphology of urban form is inherited from rail infrastructure and park systems which comprise major boundaries. Topographical origins are the common link between these two forces. Rails are constructed at the lowest and most level paths along waterways. Parks are allocated based on grade, with land of too severe a slope set aside as green space – an urban land utilization strategy proposed by George Kessler in 1893. From a conventional perspective, rails and parks are fundamentally opposing forces; rails and resulting industrial growth appropriate topography without regard for form or aesthetic, parks appropriate land purposefully for aesthetic and form. In the case of Kansas City, decreasing demands for industrial production and vacating of the industrial infrastructure is dissolving the urban fabric, making ambiguous the edges of the city. Oppositely, the Kessler system preserves the city boundaries as major park space. From the contemporary urban design perspective, the topographical connection between these elements means opportunity for sustainable infrastructure.
A loop is formed around the Northeast by Kessler Park to the north, the Blue River to the east, the Kansas City Terminal Railway and surrounding industrial swath to
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the south, and the right of ways flanking I-70 to the west. This loop currently acts only to isolate the community from the rest of the city; a noose of industrial landscape and polluted park space. Restoring industrial landscape to natural and merging park space and infrastructure could bind the region as a whole into a hybrid function ecological infrastructure loop. In reimagining the Northeast, the green loop is an asset to community development in providing public park space, vegetated buffer between residences and infrastructure, and large-scale integrated natural water management.
Regional and local transit are equally synchronous with the topography and advantancing of community development as the green loop. Transportation infrastructure can be developed with concern for form and aesthetic, integrated into ecological infrastructure. Drawing on KC SmartMoves proposals for commuter transit to surrounding suburbs and streetcar routes connecting neighborhoods, Independence Avenue streetcar and commuter light rail along the Rock Island corridor are foundational to the Avenue’s commercial development.
Geographical form of the green loop also informs the understanding of Independence Avenue as an urban element. At either end, the Avenue intersects with the green loop, marking entry and exit to the Northeast. These gateways are the east and west anchors of the Avenue, giving it definition within the context of the city. Between these gateways, the Avenue itself would become a corridor of intensified pedestrian activity, mixed mode transportation and increased commerce. From this corridor, activity extends north and south along boulevards and reaches into neighborhoods by linking vacant parcels into a network of productive landscape. Independence Avenue is reintegrated regionally to topography, municipally to the morphology of Kansas City, and locally to the
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fabric of the neighborhoods of the Northeast.
INT
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STATE AVENUE
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INDEPENDENCE AVENUE
INTERSTATE 70
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CROWN CENTER LINWOOD BOULEVARD
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Transit Diagram, Based On Smartmoves proposals
PROPOSED SMART MOVES 2010 STREETCAR BRT
KCDC 2012 Transit Map Existing SmartMoves transit studies and proposals lay the foundation for the future of Independence Av-
COMMUTER RAIL
KCDC 2012 - 2013
Independence Avenue Conceptual Mapping
11.12.2012
BODIES OF WATER
enue as envisioned comprehensively at a regional scale. Streetcar service is expanded from Main Street TRANSIT STOPS to a municipal network, a central corridor of that service is along Independence Avenue from Downtown to Ewing Avenue, just before the Blue River Valley. Commuter rail service connects workforce and consumers in the suburbs to jobs and businesses in the urban core.
regional concept
Existing Park Space
EXISTING GREEN
Industrial Surrounding Railway While great emphasis is placed on the value of parks to a healthy community, the negative impacts of industrial areas in contrast are relatively overlooked. Above is a comparison of park space in the Northeast to industrial landscape around the Kansas City Terminal Railway and the Blue River. It appears the land AMTRAK RAIL LINE dedicated to industry is much greater than that dedicated to healthy communities. This is reinforced by the image to the right, showing all impervious surfaces in comparison to industrial landscape and existing park space. These observations are the first indicators of a problem needs resolution in our regional urban vision for Independence Avenue and the Northeast.
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Urban Vision
Parking Lots, Resultant Industrial Areas
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Parcels Without Structures
On Watershed Boundaries
In Watershed Basins
Along Rail Right Of Way
Urban Vision
Major Roads Traversing The Rail Line Understanding from the previous mapping the dominance of impervious surface and the magnitude of the problem, it became necessary to map the unbuilt parcels to understand the magnitude of opportunity for green infrastructure intervention to offset the amount of industrial or otherwise unnatural landscape. These parcels were compared then to minor watershed boundaries to identify potential for use in retention, filtration, or even agriculture. Not forgetting the major source of the existing conditions, these vacant parcels were then compared to the Kansas City Terminal Railway, and all roads traversing the rail lines. Parcels along the railway and the traversing roads become the focus for this proposal of a regional scale network of a parcel park network. The parcels identified in green above would see regular street activity, and could be reasonably safer as a result, while those along the rail line could begin to offset the cancerous growth of industrial land outward.
regional concept
Belmont Blvd. Van Brunt
Chestnut Trfy
Woodland
The Paseo Grand Blvd.
8th St,
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. Rd
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Van Brunt
Chestnut Trfy
Grand Blvd.
Van Brunt
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Woodland
The Paseo
8th St,
8th St,
Woodland
The Paseo
Belmont Blvd.
Belmont Blvd.
12th St.
Grand Blvd.
From the previous two studies, it becomes clear the potential for a green loop around the Northeast. This series of diagrams sees the spark of an idea into full conceptual diagram. Not only are the principles of the green loop illustrated as part of an urban vision concept, but it’s influence on the understanding of Independence Avenue is also illustrated. Gateways at endpoints emerge from the diagram, as does the Avenue as a commercial corridor spanning the two anchor points. Use of vacant parcels to extend the activity of the commercial core into the neighborhoods is seen here at a local scale. Major routes in the Northeast intersecting the avenue are proposed as boulevards, also extending activity of the corridor to the north and south.
er
. Rd
nn
Wi
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Wi
12th St.
proposed trails green loop trail future streetcar connections existing trails connection areas existing parks
12th St.
Kessler Park
Pasao Boulevard Van Brunt & Hardesty
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Urban Vision
. Rd
er
Belmont Blvd.
8th St,
. Rd
8th St,
Woodland
The Paseo
8th St,
12th St. Van Brunt
Chestnut Trfy
Grand Blvd.
Van Brunt
Chestnut Trfy
Woodland
Belmont Blvd.
Belmont Blvd.
12th St.
Van Brunt
. Rd
Chestnut Trfy
er
The Paseo
Belmont Blvd.
Woodland
The Paseo
Woodland
The Paseo
Van Brunt
Chestnut Trfy
Grand Blvd.
Van Brunt
Chestnut Trfy
Grand Blvd.
8th St,
Woodland
nn
The Paseo
Wi
. Rd
Grand Blvd.
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Grand Blvd.
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8th St, Chestnut Trfy
Grand Blvd.
8th St,
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12th St. Wi nn er
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. Rd
12th St.
12th St. Wi nn . Rd
Independence Ave.
12th St.
Wi nn . Rd
regional concept
Belmont Blvd.
Belmont Blvd.
The vision plan consists of four major moves: define Independence Avenue as a core urban element, articulate east and west end nodes to connect to the context, improve connection of Kessler Park to the Northeast and establish a green infrastructural loop, and improve internal connectivity within the Northeast.
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Urban Vision
Green Loop Concept
generative ideas Findings of investigative mapping and interaction with stakeholders, residents and city leaders identified four elements of need and opportunity in the Northeast. Issues of regional connectivity, improved public space, accessible healthy food, and sustainable water management are the foremost elements of the urban design approach. Re-establishing connection of Independence Avenue to downtown increases the prominence of the Avenue and presence of its residents in the sense of the Kansas City metro area. Improving public space reclaims auto-dominated boulevards for pedestrian walkability and crime-ridden parks for positive exchange. Making healthy food geographically and economically accessible improves physical wellbeing of residents and satisfies basic human needs and societal rights. Developing sustainable water management reduces the burden of storm water on the sewer system and begins to restore the watershed.
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Urban connectivity Transportation networks connect residents in outlying neighborhoods to jobs in the urban core, students to education institutions, and local businesses to patrons. Fixed transportation such as the streetcar system along Independence Avenue, 12th St. and Main St. and the commuter rail line in the Rock Island Corridor anchor commercial development and establish high density residential nodes. Public transit is an invaluable asset to urban community design, particularly in a neighborhood with a fabric historically constructed around dense and diverse transit modes, such as the Northeast.
Public Space Network Park spaces integrated with ecological infrastructure generates a network of public space. At the east side of the Northeast is the Blue River Greenway, an ongoing project to reclaim the industrial land of the Blue River floodplain as pedestrian recreation park space. This is conceived as much more than park space, remediating the floodplain, restoring a natural landscape and the watershed overall. The green loop can be seen along the KC Terminal Railway and I-70.
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Urban Vision
TRANSIT NETWORK Miles 0
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Local Food Access One of the primary concerns expressed by community members is the need for healthy produce at a fair price. Grocery options in the Northeast are limited to packaged, processed products and produce available is of lesser quality than that found in suburbs for lesser cost. The chronic lack of good quality produce necessitates rethinking the use of available urban land for the possibility of urbanization through land cultivation.
Water Management Kansas City’s inadequate combined sewer system and the resulting excess amount of overflow command the need to consider sustainable water management infrastructure as an integral part of our urban future. In the porous, low density fabric of the Northeast, much of the load placed on the sewer system could be alleviated by methods of retention and filtration in vacant or unbuilt lots.
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Urban Vision
URBAN FARMS Miles 0
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WEST GATEWAY
COMM
The overall comprehensive vision plan is produced by overlaying generative ideas with critical elements of the regional concept.
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Urban Vision
MOMMERCIAL CORRIDOR PRODUCTIVE INFILL EAST GATEWAY
Four areas for focused design study emerge where generative ideas overlap and intersect with regional concept elements.
generative ideas
Comprehensive Vision Plan
The Focus Areas identified in the Comprehensive Vision Plan look at concurrent elements of the Generative Ideas at critical points along Independence Avenue. Each focus area applies the elements in different combinations to develop unique urban models which prioritize and address the dimensions of urban design based on local variable of need and possibility. Smaller architectural scale proposals within the Focus Areas further explore the experiential and spatial influence of the generative ideas.
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west gateway
157
mixed use complex
165
paseo plaza
173
commercial corridor
203
chestnut avenue
209
cleveland avenue
215
spruce avenue
221
junior high school
227
productive infill
245
kit of parts
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edible Streetscape
253
lykins walkthrough
265
east gateway
293
sheffield plaza
301
transit hub
focus areas
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west gateway “In the design of a city, the approach, the thresholds, the gateways, are given much consideration – Where does the city begin? How is the city entered? What is the first impression? Kansas City has few ideal approaches. From a distance, to the north, approaching south into the city allows for beautiful views of the skyline, as does the approach from the east along Independence Avenue, and the approach from the southwest. However, as you move closer, you encounter under utilized industrial areas, resulting from the knot of railroads and highways surrounding the urban core. Associated with this surrounding industry is a lack of residential density, and consequent reduced business presence. Industrial noman’s lands tear the urban fabric at its most critical seams.” 4
The discussion of gateway and approach arises when analyzing the city boundaries. Originally, the city found its edge naturally, in topographical constrictions and transportation limitations. The advent of modern transit and the application of a grid as the primary morphological order, established the defined edges of many contemporary cities, Kansas City being no exception. The ubiquitous grid conquers topography, replacing all trace of the city’s origins. Architectural artifacts become lost among the fabric of the grid. Fortunately,
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Kansas City recognized this fate early on, and in adopting the Kessler Plan, preserved the the organic relationship between the city and its geography. The bluff of Kessler Park, the allocation of areas of severe grade as park space, and the boulevard system linking parks to one another integrated permanent celebration of Kansas City’s inherited topographical origins into the evolving urban fabric.
Independence Avenue, from Cherry St. on the west to Woodland Ave on the east, represents a natural end point for the Northeast and as such has a capacity to become a gateway that integrates two different parts of the city. It is a point of juncture with Kessler Park, an infrastructurally-compromised industrial waste landscape, and an interface between the Northeast and downtown. These characteristics of the West Gateway together make an inherently significant node. There is an opportunity in the geography to reconnect to the city’s origins by strengthening the interlock of urban fabric and Kessler Park. Additionally, the West Gateway has the opportunity to establish urban connectivity between downtown and the Northeast; bridging topographical and infrastructural divide by views, park spaces, architecture, commerce and public transit. In opposition to the neutrality of the grid, the West Gateway creates a fixed node, a point which defines the beginning of Independence Avenue and its distinct urban condition.
The result of the urban and architectural design considerations for the West Gateway is a model of urbanism by which auto-dominated space lost to topographical and infrastructural fragmentation is reclaimed as a commercially active pedestrian center connected by multiple modes of transit to the greater metro area. Existing conditions of porous urban fabric and auto-dominated thoroughfares confronted by the West Gateway are recurring in Independence Avenue and pervasive in the post-industrialized American city, making the West
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Gateway a model for design of other similarly challenged spaces.
A proposed hotel and convention center complex carries the activity of downtown to the start point of Independence Avenue, stepping down in building scale while maintaining a compatibility of architectural language. Design of the complex capitalizes on views to the skyline as well as the Northland to establish visual connectivity. Reclamation of industrial parcels adjacent to the highways as green space extends Kessler Park south along the east edge of Highway 70, reinforcing the regional concept of a green loop surrounding the Northeast. Independence Avenue itself is physically denser and commercially intensified on the south side and opens to a large water retention site to the north. Elevated pedestrian walks improve safety of passage from the mixed use blocks on the south to the convention complex to the north. This overall vision for the West Gateway is further developed in two particular nodes, the mixed-use urban block between Independence Ave and Admiral from Forest Ave to The Paseo, and the Paseo Plaza.
west gateway
HORIZONTAL SECTION STUDY Analysis of the transformation of the Northeast exposes the violent interaction between infrastructure and topography which has resulted in the tearing of the urban fabric and fragmentation of the body of the city. A chasm made by the interchange of Highways 35, 70, and 29 separates downtown from Independence Avenue. Similarly, the extension of The Paseo to Highway 29 has an influence on the topography, but to a lesser extent as the existing bluff of Kessler Park wraps south to meet Independence Avenue at this point. Layering horizontal sections allows a deeper understanding of the relationship between infrastructure and topography, and the limitations it imposes on the urban fabric.
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Focus Areas
ELEVATION RELATIONSHIPS
Isolating the horizontal sections in drawing allows a deeper analysis of the relationship of built environment, infrastructure, and topography. Though the chasm of the 35, 70, 29 interchange bears primarily on the West Gateway, seen primarily in these drawings is the small valley of Chestnut Avenue cutting through Kessler Park, connecting Independence Avenue to the East Bottoms. Both voids in the land are considered in detail in the design of their respective focus areas.
west gateway
KC
Existing Greenspace
Regional Connectors
Regional Connectors Regional Connectors
Connection Along Highway Loop
Local Connectors
Connection Along Highway Loop
Local ConnectorsLocal Connectors
New Green Buffer
New Green Buffer
Connection Along Highway Loop
Primary Intersection
Primary Intersection Primary Intersection
Downtown / Columbus Park Connection
New Greenspace Network
Greenspace
New Downtown Connection
Connections
Bond Bridge View
New Downtown Connection New Downtown Connection
Secondary Developments
Secondary Developments Secondary Developments
Tertiary Developments
Tertiary Developments Tertiary Developments
Connections Connections
Bond Bridge View
Bond Bridge View
Viewsheds Viewsheds New Greenspace Network
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Downtown View
Downtown View
Downtown View
Potential River View
Potential River View
Potential River View
Viewsheds New Greenspace Network
Focus Areas
Bridge to Kessler Park
Bridge to Kessler Park
Traffic Flow Greenspace Viewsheds
Overall Parti
Initial Urban Connectivity concept Though highway infrastructure is an obstruction of pedestrians, it is a potential source of great commercial activity; though under utilized industrial parcels adjacent to the highways make unwelcoming passage from downtown to the Northeast, they are ideal for expansion of Kessler park into the city; though topography is a physical barrier of development, it allows impressive views to downtown and Northland. The West Gateway enhances these perceived barriers to re-establish urban connectivity between Independence Avenue and downtown Kansas City. The West Gateway also creates a significant terminus on the western end of Independence Avenue and resolves the intersection with The Paseo by creating a significant urban space and reconnecting it with Kessler Park.
west gateway
Connection Paths/Nodes Pedestrian Space Parti KCDC 2012 - 2013
West Gateway
05.16.2013
Traffic Changes Vehicle Connectivity Developing the initial connectivity concept further, pedestrian routes and nodes are identified, and roadway improvements are proposed to accommodate the pedestrian environment in harmony with other transit modes: streetcar, bus, auto, and bike. To intensify this gateway node and reinforce the union with downtown, a streetcar loop is developed along Independence Avenue, Woodland Avenue, Admiral Boulevad, and Charlotte Street. Green space plays a major role in the development of the West Gateway at a regional scale, as the extension of Kessler Park south establishes the west edge of the green loop. KCDC 2012 - 2013
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Focus Areas
West Gateway
05.16.2013
EXISTING
PROPOSED
Expanded Green Spaces west gateway
VIRGINIA AVENUE
TRACY AVENUE
FOREST AVENUE
TROOST AVENUE
WOODLAND AVENUE
WOODLAND AVENUE
HIGHLAND AVENUE
HIGHLAND AVENUE
FLORA AVENUE
FLORA AVENUE
THE PASEO
THE PASEO
LYDIA AVENUE
LYDIA AVENUE
INDEPE IND EPE ND ND ENC E ENC AVEENU AVEENUE
West Gateway MasterPlan
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Focus Areas
The design of the block form and convention complex takes cues from buildings downtown, acknowledging proportion and materiality; adapting the scale to the smaller, slightly removed location. By doing so, the buildings serve as an extension of the topography, filling the void between the slope of the terrain and the regulating viewshed lines. A continuity of the skyline is maintained from a distance and the experience of Independence Avenue at the West Gateway feels at one with downtown. The tower serves as a landmark identifying a distinct beginning of Independence Avenue.
west gateway
The combinative impacts of topographical, programmatic, typological and architectural considerations are more fully understood in section; the embedding of the block forms in the landscape and associated views to Northland, vertical layering of program in the blocks themselves and the open courtyards in their centers, and the overall scalar relationship between buildings downtown and those of the West Gateway, particularly the proposed hotel. Ultimately, the unification of urbanism and topography inherited from Kessler is celebrated in the section.
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Focus Areas
Section Looking West
Section Looking East
west gateway
PHASE 1
PHASE 1
Reinforce the intersection of Independence Reinforce the Avenue intersection and Paseo of Independence as Avenue and Paseo as a gateway to the Northeast and Kansas a gateway City. to the Denote Northeast wiht plaza and Kansas City. Denote wiht plaza space and commercial spaces tospace support andplaza. commercial Bioremediate spaces to support plaza. Bioremediate west side of paseo for future development. west side of paseo for future development.
Phase 1: Paseo Plaza PHASE 1 PHASE 1
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Focus Areas
PHAS
Phase 2: Hotel and Convention Center
PHASE 2 PHAS
Reinforce the intersection Independence Avenue and Paseo as Reinforce the intersection of Independence Avenue and of Paseo as a gateway to theDenote Northeast Kansas City. Denote wiht plaza a gateway to the Northeast and Kansas City. wihtand plaza and commercial spaces to support plaza. Bioremediate space and commercial spacesspace to support plaza. Bioremediate west side of paseo for future development. west side of paseo for future development.
motels withon hotel and convention Replace previous motels withReplace hotel andprevious convention center previous housing development. Provide new housing fo previous housing development. Provide new housing for percentage of removed residents. age of removed
Phase 3: Mixed-Use Blocks PHASE 3 PHASE 3
Phase 4: KCUMB Student Village INDEPENDENT INDEPENDENT PHASE PH
Reinforce west side of independence Reinforce Avenue west and side Admiral of independence Blvd. Avenue and Admiral Blvd. with mixed use housing development. with mixed use housing development.
HASING PHASING PHASING PHASING
PHASE 2
Replace previous motels with hotel Replace and convention previous motels centerwith on hotel and convention previous housing development. previous Provide new housing housing development. for percent-Provide new housing for age of removed residents. age of removed r
Establish student housing for KCUMB Establish campus. studentREinforce housing for housKCUMB campus. REin ing with recreation and health facilities. ing with Create recreation retailand infillhealth finishing facilities. Create retail in “student village”. “stud
The3proposed phasing of the West Gateway looks to stage strategic transformation INDEPENDENT PH INDEPENDENT PHASE PHASE 3 PHASE
Reinforce west side independence Reinforce west side of independence Avenue and of Admiral Blvd. Avenue and Admiral Blvd. with mixed use housing development. with mixed use housing development.
Establish student housing for KCUMB campus. REi
Establish student housing for KCUMB campus. REinforce housing with recreation and infill health facilities. Create retail i and catalytic implementation; first resolving the traffic and pedestrian flow at ing with recreation and health facilities. CreateThe retail finishing “stu “student village”. Paseo and Independence Avenue intersection and then establishing an entry point to the Avenue. Next the main body of the urban fabric will be created with mixed use housing blocks. Finally, the plan will be completed with the development of the KCUMB student living village.
EXTENSIVE GREEN EXTENSIVE ROOFS GREEN ROOFS
RAIN GARDENS RAIN GARD
THe green roofs not only servesTHe to retain greenwater roofsbut notadditionally only serves to retain water but additionally serve as exterior public space forserve residential as exterior and commercial public space for residential and commercial units. units.
Any water that is not retained byAny the water roofs will thatflow is nottoretained guters and by the roofs will flow t into a series of rain gardens. These into aserve series notofonly rain as gardens. a water These serve not on retention feature but additionally retention as an ammentity feature but to the additionally inhabi- as an ammentity t tants of the oomplex. tants of t
THetogreen serves to retain water but additionally THe green roofs not only serves retainroofs waternot butonly additionally as exteriorand public space for residential and commercial serve as exterior public spaceserve for residential commercial units. units.
water that not retained the roofs will flow Any water that is not retained Any by the roofs willis flow to gutersbyand a series gardens. These serve not on into a series of rain gardens. into These serve of notrain only as a water retention feature but to additionally retention feature but additionally as an ammentity the inhabi-as an ammentity tants of tants of the oomplex.
Green Roofs
GREEN ROOFS EXTENSIVEEXTENSIVE GREEN ROOFS
Streetscape BIOSWALES BIOSWALES
Courtyards RAIN GARD RAIN GARDENS
Retention Pool RETENTION RETENTION POND P
Located in the eaementbetween Located the streetinand the sidewalk, eaementbetween the the street and sidewalk, the bioswales utilize trees and plantings bioswales to filterutilize and retain trees and waterplantings as it to filter and retain water as it naturally flows to lowerground. naturally flows to lowerground.
Located at a natural low point betwen Located highway at a natural 71 and lowthepoint pro-betwen highway 71 posed development, the retentionposed ponddevelopment, would be usedthetoretention tempo- pond would be use rarily store water until it naturallyrarily evaporates store water or infiltrates until it naturally teh soil. evaporates or infiltra
Located in theand eaementbetween Located in the eaementbetween the street sidewalk, the the street and sidewalk, the bioswales utilize trees andwater plantings bioswales utilize trees and plantings to filter and retain as it to filter and retain water as it naturally flows to lowerground. naturally flows to lowerground.
a natural betwen highway 71 Located at a natural low pointLocated betwen at highway 71low andpoint the proposed development, the retention posed development, the retention pond would be used to tempo-pond would be us rarilyevaporates store water it naturally evaporates or infiltr rarily store water until it naturally oruntil infiltrates teh soil.
BIOSWALES RETENTIONRETENTION West Gateway features BIOSWALES several urban design elements which reflect anPOND P WATERThe WATER RETENTION RETENTION to create an integrated environment where space, form, nature and WATER RETENTION WATERattempt RETENTION
infrastructure are put in a synergetic relationship with one another.
west gateway
west gateway: mixed-use complex Comprehensive objectives for Independence Avenue and objectives of institutions immediately relative to the area were considered in developing a program and form for the West Gateway complex. To promote commercial activity and pedestrian walkability, a non-porous street wall with street level retail, shapes the first layer
RESIDENTIAL
of the mixed-use complex. To sustain commercial activity and increase residential Typical units are 1,250 GSF with exterior balconies. Thie allows for 450 total units are the East side of the development.
density, the upper layers of the complex are comprised of mixed-income multifamily housing. Kansas City University of Medicine and Biosciences student housing and services along with a hotel and convention center shape elements complementary of the mixed-use complex. Kessler’s heritage of marrying topography and urban fabric suggests a form for the block synchronous with the land, which informs submerged, concealed parking.
BUILDING PROGRAM
Beyond the programmatic composition of the complex, value lies in the deceptively complex resolution of urban design variables. The mixed-use complex balances planning, typology, sun angles, topography, circulation, architectural context, parking requirements and views in the development of a form satisfactory of varied considerations. The result is a flexible form, serving many purposes in the immediate site while on a larger scale bridging building fabric of downtown and the northeast, connecting to the region by expansive views and uniting topography and city in the strong-rooted tradition of Kessler’s theories.
HOTEL / UNIVERSITY
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OGRAM
To the east of the development is a series of academic buildings for student housing and services as a continuation of the KCUMB campus and Century Towers building. To the West is a 250 room hotel and convention center with adjacent entertainment facilities.
Typical units are 1,250 GSF with exterior balconies. Thie allows for 450 total units are the East side of the development.
RETAIL RETAIL / COMMERCIAL / COMMERCIAL WIth 60’-0” WIthdeep 60’-0” volumes, deep volumes, the retailthe space retailprovides space provides and arrayand of array of units thatunits meetthat themeet typical the4,000 typicalsqft 4,000 space. sqft space.
Hotel/University HOTEL / UNIVERSITY RESIDENTIAL
s are 1,250 GSF with exterior balconies. Thie allowsTo the east of the development is a series of academic buildings for student housing and services as a continuation of the KCUMB 450 total units are the East side of the development. campus and Century Towers building. To the West is a 250 room hotel and convention center with adjacent entertainment facilities.
RETAILCommercial / COMMERCIA
WIth 60’-0” deep volumes, the retail space provides and arra units that meet the typical 4,000 sqft spa
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Parking PARKING PARKING
Split between Split between gararagegararage parking at parking the base at the of the base residential of the residential units units and suraface and suraface parking to parking the rear to of thethe rear commercial of the commercial and residential and residential units, theunits, development the development providesprovides for 873 parking for 873 spaces. parking spaces.
Residential RESIDENTIAL
Typical units are 1,250 GSF with exterior balconies. Thie allo for 450 total units are the East side of the developme
EXISTING SITE
EXISTING SITE
EXISTING SITE
EXISTING SITE
existing site
The current blocks are long linear blocks in the north to south dirrection. The site slopes from The current blocks are long linear blocks in the north to south The site slopes from South to North with adirrection. elevation difference ranging from 12 to 20 feet across the site. South to North with a elevation difference ranging from 12 to 20 feet across the site.
current aredirrection. long linearThe blocks the north The current blocks are long linear blocksThe in the northblocks to south siteinslopes fromto south dirrection. The site slopes from South to North elevation difference ranging from 12 to 20 feet across the site. South to North with a elevation difference ranging fromwith 12 toa 20 feet across the site.
southern courtyard
SOUTHERN COURTYARD The block is sliced on the south to allow for sunlight to penetrate all rooms within the developSOUTHERN ment. COURTYARD Additionally, this creates a semi-public courtyard in the back of the building for occupant use. The block is sliced on the south to allow for sunlight to penetrate all rooms within the development. Additionally, this creates a semi-public courtyard in the back of the building for occupant use.
extruded block
EXTRUDED BLOCK EXTRUDED BLOCK
SOUTHERN COURTYARD SOUTHERN COURTYARD
TERRACED ROOF
T
EXTRUDED BLOCK EXTRUDED BLOCK
SOUTHERN COURTYARD SOUTHERN COURTYARD
TERRACED ROOF
T
The extruted block createsLydia frontage along Independence Avenue, Lydia Avenue, and Virginia The extruted block creates frontage along Independence Avenue, Avenue, and Virginia Avenue. At its the block stories and for five stories tall at its front. This allows for Avenue. At its rear, the block is four stories tall and fiverear, stories tall atisitsfour front. Thistall allows adequate volume for mixed use development. adequate volume for mixed use development.
block is sliced on theall south to allow to penetrate all rooms within the developThe block is sliced on the south to allowThe for sunlight to penetrate rooms withinfor thesunlight development. courtyard Additionally, thisback creates a semi-public ment. Additionally, this creates a semi-public in the of the building for courtyard occupant in the back of the building for occupant use. use.
Th The roof is terraced allowing for each floo te terraces have views back to the downtown
The extruted block creates frontage along Independence Avenue, Lydia Avenue, and Virginia The extruted block creates frontage alongAvenue. Independence Avenue, Lydia is Avenue, and Virginia At its rear, the block four stories tall and five stories tall at its front. This allows for Avenue. At its rear, the block is four stories tall andvolume five stories tall atuse its front. This allows for adequate for mixed development. adequate volume for mixed use development.
T The roof is terraced allowing for each floorte terraces have views back to the downtown
terraced roof
TERRACED ROOF The roof is terraced allowing for each floor to have access to a rooftop garden. Each of this TERRACED ROOF terraces have views back to the downtown area. The roof is terraced allowing for each floor to have access to a rooftop garden. Each of this terraces have views back to the downtown area.
SOUTHERN COURTYARD SOUTHERN COURTYARD
TERRACED ROOFTERRACED ROOF
The block is sliced on the south to The allow for sunlight within the developblock is slicedtoonpenetrate the southalltorooms allow for sunlight to penetrate all rooms within the development. Additionally, this creates a semi-public courtyard the backa of the building for occupant ment. Additionally, thisincreates semi-public courtyard in the back of the building for occupant use. use.
The roof is terraced allowing for each to terraced have access to a rooftop this to a rooftop garden. Each of this The floor roof is allowing for eachgarden. floor to Each have of access terraces have views back to the downtown terraces area. have views back to the downtown area.
ELEVATED PLINTH ELEVATED PLINTH
INTERIOR RAIN GARDENS INTERIOR RAIN GARDENS
ELEVATED PLINTH ELEVATED PLINTH
thethe change in topography floor of the development is used as an elevated greensUsing the change in topography the 2nd Using floor of development is usedthe as 2nd an elevated greenspace acting as a streetfront link between Independence pace acting as a link between the Independence avenue andthe rear courtyard. avenue streetfront and rear courtyard.
Using the change in topography the 2nd floor of the development is used as an elevated greensUsing the change in topography the 2nd floor the development is usedthe asIndependence an elevated greenspaceofacting as a link between avenue streetfront and rear courtyard. pace acting as a link between the Independence avenue streetfront and rear courtyard.
The block is sliced on the south to allow for sunlight to penetrate all rooms within the developThe block is sliced on the south to allow for sunlight to penetrate roomsa within the development. Additionally, this all creates semi-public courtyard in the back of the building for occupant ment. Additionally, this creates a semi-public use. courtyard in the back of the building for occupant use.
GARAGE PARKING GARAGE PARKING
VIEWS
V
INTERIOR RAIN GARDENS INTERIOR RAIN GARDENS
GARAGE PARKING GARAGE PARKING
VIEWS
V
Theand inteior court yards areinused to to capture and retain The inteior court yards are used to capture retain stormwater order prevent slow of stormwater in order to prevent slow of into the building and ultimately to the KCMO sewer system. water into the building and ultimately to water the KCMO sewer system.
parking is established behind the Independence Garage parking is established behind theGarage Independence Avenue streetfront providing space for Avenue streetfront providing space for customers and residents alike. customers and residents alike.
The The buildings porosity and terracing allow brid bridge.
The inteior court yards are used to capture and retain stormwater in order to prevent slow of The inteior court yards are used to capturewater and retain in order to prevent ofsewer system. into thestormwater building and ultimately to the slow KCMO water into the building and ultimately to the KCMO sewer system.
Garage parking is established behind the Independence Avenue streetfront providing space for Garage parking is established behind the customers Independence streetfront andAvenue residents alike. providing space for customers and residents alike.
Th The buildings porosity and terracing allowbrfo bridge.
CITY VIEW
elevated plinth
CITY VIEW
interior rain gardens
UNIT PART CITY VIEW
CITY VIEW
UNIT PART BRIDGE VIEW BRIDGE VIEW
GARAGE PARKING Garage parking is established behind the Independence Avenue streetfront providing space for GARAGEcustomers PARKING and residents alike.
VIEWS VIEWS
Garage parking is established behind the Independence Avenue streetfront providing space for customers and residents alike.
The buildings porosity and terracing allow for views back to Downtown KCMO and out to the bond bridge.
GARAGE PARKINGGARAGE PARKING
VIEWS
Garage parking is established behind the Independence Avenue streetfront spaceAvenue for Garage parking is established behind theproviding Independence streetfront providing space for customers and residents alike. customers and residents alike.
The buildings porosity and terracing allow for views backand to Downtown KCMOfor and out to the to bond The buildings porosity terracing allow views back Downtown KCMO and out to the bond bridge. bridge.
The buildings porosity and terracing allow for views back to Downtown KCMO and out to the bond bridge.
BRIDGE VIEW
garage parking
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BRIDGE VIEW
VIEWS
views UNIT PARTI PROGRESSION UNIT PARTI PROGRESSION
Focus Areas
UNIT PARTI PROGRESSION UNIT PARTI PROGRESSION
View from Mixed-Use Block Green Roof
mixed-use complex
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Focus Areas
The pedestrian bridge connects the two key elevation points within the West Gateway development: the higher elevated courtyards and the convention complex which lies on the lower ground; while also acting to separate pedestrian flow from vehicle flow at a point of high traffic. This concept is best seen in the street section of Independence Avenue, which also highlights the layered multi-use program of the block. From the bridge, views connect users with a complete visual experience of the venue, revealing the undulating topography which grounds the design of Commercial Corridor.
mixed-use complex
The diagram shown below explains the pedestrian bridge conceptually, illustrating the axial nature of the connection established between the mixeduse block and the proposed convention complex. The elevated space of the bridge becomes a secondary segment of the avenue, allowing for uninterrupted pedestrian and bike movement from one elevation point to another, from one site to another. Retail spaces line the walkway, green terraces rise above on either side, natural water management is integrated in the planter system, all composing a strong axial relationship with the hotel.
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View Along Pedestrian Bridge
mixed-use complex
west gateway: paseo plaza The Paseo is a major element of Kessler’s origninal parks and boulevard system. Its intersection with Independence Avenue will become a critical urban node through the creation of The Paseo Plaza. While marking the fomal termination of the Avenue, the plaza will also resolve major traffic flow issues, capitalize on local and regional transit connectivity, and unify the built environment with natural topography. The intersection is at the center of the proposed streetcar loop with access to transit connections, establishing it as a strong node for pedestrian and vehicular activity. Not only is this node an intersection of primary roadways, it is also an intersection of topography and urban form, as this is the western most point at which Kessler Park reaches into the city, meeting Independence Avenue. An open plaza and seasonally flexible marketplace featuring sculptural interactive lighting elements, will invite user activation of the space.
On a regional scale, the Highway 71, 35, 29 interchange has caused Independence Avenue to become fragmented from the downtown. The West Gateway will transform The Paseo intersection to reconnect these two destinations and create a meaningful terminus of the avenue. The Paseo is the point at which pedestrians and vehicles are directed south to Admiral Boulevard for direct access to downtown, effectively making The Paseo and Independence Avenue intersection the northeastern most corner of the Greater Downtown Area. Oppositely, to the north, The Paseo connects vehicles regionally by entrance to Highway 71 with the Bond Bridge making reciprocal access to Northland and the Northeast possible.
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INDEPEND
EPENDENCE DENCE AVE. AVE.
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Vehicular Connectivity
Potential Green Connection
Existing Green Space
Potential Site Extents
Pedestrian Connections To identify potential alterations to roadways that may be needed at the Paseo and Independence Avenue intersection, the Paseo and adjacent areas are examined for opportunity embedded in the existing conditions. From extraction of urban fabric and isolation of vehicle routes, pedestrian routes and existing green spaces, an improved connectivity network reinforced by green space is made possible.
166
Focus Areas
Admiral Boulevard Alterations
Independence Avenue/Cherry Street Alterations Fundamental to the Paseo Plaza node are the proposed street changes for Independence Avenue, Admiral Boulevard, and the Paseo. All result in increased emphasis on the Paseo as an arterial north-south route and Admiral Boulevard as an arterial east-west route. Admiral is proposed to become a two-way street downtown, allowing direct traffic flow from northern downtown to Independence Avenue by way of the Paseo. Independence Avenue is proposed to be terminated at Cherry Street before it hugs the highway interchange, forcing traffic north and south onto Charlotte, promoting revitalization of Columbus Park area due to potential increase in activity in its commercial area. The Paseo is simplified in its highway entrance and exits, reducing congestion at Independence and Paseo.
paseo plaza
While the road alterations are most simply understood in plan, the resulting experience of space can be seen in rendered image. Looking south on the Paseo, many elements of the West Gateway can be seen in unison, mixed use block with green roofs, street scape of primary roads, terracing of forms into the landscape, and the feature of this node - the Paseo Plaza and marketplace.
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Focus Areas
Paseo Plaza Looking South
Paseo Plaza Looking North