173
commercial corridor
203
chestnut avenue
209
cleveland avenue
215
spruce avenue
221
junior high school
227
productive infill
245
kit of parts
249
edible Streetscape
253
lykins walkthrough
265
east gateway
293
sheffield plaza
301
transit hub
focus areas
commercial corridor “One of the most important aspects of urban design is consideration of contextual relationships between local sites, their confines, areas they inhabit, and the city as a whole. Due to the diversity of the avenue, both culturally and physically, an informed design approach not only acknowledges and celebrates this diversity, but embraces and adheres to it while creating a cohesive framework which formalizes its experience spatially. That cohesive framework allows the avenue to establish an identity from the collective of its parts. This is where the concept of avenue assemblage and the ideology of macro to micro design become operable.� 5
The Commercial Corridor design study looks at Independence Avenue proper from the Paseo to Hardesty Avenue- an area characterized by unique cultural, architectural, and historical heritage. Unfortunately, this unique character of the Avenue is undermined by the discontinuous disposition of the street space. The urban fabric of Independence Avenue is fragmented, riddled with voids of parking lots, vacancies, and empty parcels, creating a physical challenge that overwhelms any possibility of complete and consistent urban identity. This ad hoc, disrupted condition becomes the foundation for developing an urban design concept, which embraces voids along the street as an attribute, allowing
173
the creation of meaningful urban space. The reality of incompleteness forces strategies of urbanization to consider inherited conditions and provide hierarchy capable of establishing a new urban order.
The Commercial Corridor recognizes three generative orders along the avenue. The first order of prominence along the avenue is topography, the most elemental inherited condition of the urban landscape. A secondary order is assigned to the concentration and distribution of colloquial culture and functional space. Clusters of architectural artifacts preserved in fragments assign a tertiary order. New hierarchical definitions of Independence Avenue emerge from these orders. This definition allows development of design strategies for the physical environment. The order of topography informs an urban strategy of creating landmark destinations at high points in visual reference to each other, with low areas designed for mobility between.
Acceptance of the inconsistency of physical and spatial morphology on the avenue as an opportunistic condition informs an urban strategy of two basic street design typologies – compression and expansion. Infill is used to add density to the street walls, containing distinct space of the avenue in the compression typology. Parking lots and empty parcels become urban rooms, public gathering spaces filling voids in the expansion typology. An urban strategy of districts and nodes is informed by the order found in the cultural and functional concentrations and clusters of preserved architecture. Three districts are identified based on commercial activity, building stock, and potential for future development. Four nodes are identified based on significant building or vacancy clusters, each generating unique combinations of local design strategies.
174
Focus Areas
The urban strategies of compression and expansion, destination and mobility, along with the districts and nodes, provide a framework for a cohesive Independence Avenue, unifying a porous urban fabric conscious of its role as medium for experience of cultural, historical, functional, and architectural diversity.
commercial corridor
Commercial District Building Footprints KCDC 2012 - 2013
Independence Avenue Commercial District
Commercial District Implied Space
12.11.2012
KCDC 2012 - 2013
Implied Space with Sidewalks Independence Avenue Commercial District
12.11.2012
Implied Space with Parking Lots
12.11.2012
KCDC 2012 - 2013
Independence Avenue Commercial District
12.11.2012
Independence Avenue Commercial District
12.11.2012
Street Front Compression-Release Sequence PLAZA
KCDC 2012 - 2013
Independence Avenue Commercial District
12.11.2012
WALGREENS
Green Spaces in Relation to Hydrology Independence Avenue Inventory Mapping
12.11.2012
SPACE BANK MINI STORAGE
SPALITTO’S PHARMACY
N.E. LAW & PUBLIC SERVICE MAGNET
NORTHEAST JUNIOR HIGH SCHOOL
KCDC 2012 - 2013 COSENTINO’S APPLE MARKET
Business Districts & Street Front Buildings KCDC 2012 - 2013
THACHER COMMUNITY CENTER
12.11.2012
INDEPENDENCE BOULEVARD
CHRISTIAN CHURCH
Independence Avenue Commercial District MAYFAIR CLEANERS & LAUNDRY
KCDC 2012 - 2013
BIENVENIDO
GRACE CHRUCH OF THE NAZARENE
RIOS DE AGUA VIVA
SNYDER’S SUPER,ARKET
GROCERIES & MORE
Watersheds in relation to Implied Space CVS PHARMACY
SOCIAL SECURITY ADMINISTRATION
KANSAS CITY EMERGENCY MANAGEMENT
DON BOSCO COMMUNITY CENTER
HIGH SCHOOL
KCDC 2012 - 2013
Independence Avenue Commercial District
PLAZA
Structureless Parcels in relation to Implied Space KCDC 2012 - 2013
Independence Avenue Commercial District
12.11.2012
Compression-Release alignment to Green Space KCDC 2012 - 2013
Independence Avenue Commercial District
12.11.2012
GENERATIVE PROCESS DRAWINGS
176
Compression & Release KCDC 2012 - 2013
Independence Avenue Inventory Mapping
Implied Space as Existing Site Framework 12.11.2012
Focus Areas
KCDC 2012 - 2013
Independence Avenue Inventory Mapping
12.11.2012
KESSLER PARK
MAPLE PARK BUDD PARK
INDEPENDENCE PLAZA PARK
Implied Space - Abstracted
Implied Space with Streets KCDC 2012 - 2013
Independence Avenue Commercial District
12.11.2012
N.E. LAW & PUBLIC SERVICE MAGNET
HIGH SCHOOL
LYKINS SQUARE
BIENVENIDO
FREEWAY PARK
ELMWOOD CEMETARY
12.11.2012
SPACE BANK MINI STORAGE
SPALITTO’S PHARMACY
Independence Avenue Commercial District
GRACE CHRUCH OF THE NAZARENE
RIOS DE AGUA VIVA
SNYDER’S SUPER,ARKET
GROCERIES & MORE
DON BOSCO COMMUNITY CENTER
HIGH POINTS
HIGH POINTS
KCDC 2012 - 2013
COSENTINO’S APPLE MARKET
.9 MILE BETWEEN ELEVATIONAL
.9 MILE BETWEEN ELEVATIONAL
Green Space in relation to Implied Space CHRISTIAN CHURCH
HIGH POINTS
SOCCER FIELDS
INDEPENDENCE BOULEVARD
.9 MILE BETWEEN ELEVATIONAL
MAYFAIR CLEANERS & LAUNDRY
12.11.2012
CVS PHARMACY
Independence Avenue Commercial District
SOCIAL SECURITY ADMINISTRATION
KCDC 2012 - 2013
KANSAS CITY EMERGENCY MANAGEMENT
Implied Space as Existing Site Framework
SPRUCE AVENUE SPRUCE AVENUE SPRUCE AVENUE
CHESTNUT AVENUE CHESTNUT
CHESTNUT AVENUE AVENUE
HARMONY PARK PROSPECT PLAZA PARK
WALGREENS
12.11.2012
NORTHEAST JUNIOR HIGH SCHOOL
Independence Avenue Commercial District
THACHER COMMUNITY CENTER
KCDC 2012 - 2013
High Points in relation to Implied Space KCDC 2012 - 2013
Independence Avenue Commercial District
12.11.2012
High Points in relation to Implied Space KCDC 2012 - 2013
Independence Avenue Commercial District
Significant Buildings in relation to Implied Space
12.11.2012
KCDC 2012 - 2013
Independence Avenue Commercial District
12.11.2012
High Points in relation to Implied Space KCDC 2012 - 2013
Independence Avenue Commercial District
12.11.2012
. 5 M I L E R A D IU S . 5 M I L E R A D IU S
I L E R AD IU S . 25 M
.25 MIL RADIUS
Independence Avenue Commercial District
KCDC 2012 - 2013
Independence Avenue Commercial District
12.11.2012
MONROE AVENUE
HARDESTY AVENUE
12.11.2012
High Density Traffic Points
12.11.2012
Proposed Site Development
Independence Avenue Commercial District
DENVER AVENUE
KCDC 2012 - 2013
Walking Distance - Pedestrian Scale KCDC 2012 - 2013
BENTON BOULEVARD
Structureless Parcels, Street Front Buildings & Business Districts
12.11.2012
CHELSEA AVENUE
Independence Avenue Commercial District
.25 MILE RADIUS
CYPRESS AVENUE
KCDC 2012 - 2013
WABASH AVENUE
INDEPENDENCE PLAZA PARK
Structureless Parcels & Street Front Buildings
JACKSON AVENUE
.25 MILE RADIUS
I L E R AD IU S . 25 M
BROOKLYN AVENUE
I L E R AD IU S . 25 M
CHESTNUT AVENUE
. 5 M I L E R A D IU S
KCDC 2012 - 2013
Independence Avenue Commercial District
Building Footprint
Infill
Street Wall
Urban Room
Proposed Site Development
Expansion
Overfill
KCDC 2012 - 2013
Independence Avenue Commercial District
12.11.2012
Residential Infill 12.11.2012
commercial corridor Building Footprint
Commercial Infill
Existing Buildings
Proposed Building Additions KCDC 2012 - 2013
Independence Avenue Commercial District
Proposed Buildings 12.11.2012
Expansion
Implied Space and Building Removal - Context KCDC 2012 - 2013
Independence Avenue Commercial District
12.11.2012
Implied Space & Building Removal - Abstracted KCDC 2012 - 2013
Independence Avenue Commercial District
12.11.2012
Commercial Commercial District District Implied Implied Spac Sp
Independence AvenueAvenue Commercial Commercial DistrictDis KCDC KCDC 2012 - 2012 2013 - 2013 Independence
Proposed Implied Space KCDC 2012 - 2013
Independence Avenue Commercial District
12.11.2012
Superimposition - Proposed & Existing Implied Space KCDC 2012 - 2013
Independence Avenue Commercial District
12.11.2012
DEVELOPMENT PROCESS
178
Focus Areas
Proposed Implied Space & Significant Buildings KCDC 2012 - 2013
Independence Avenue Commercial District
12.11.2012
Implied Space as Existing Site Fra KCDC 2012 - 2013
Independence Avenue Inventory Mapping
IMPLIED SPACE
pace
strict
12.11.2012
INTERSTIITIIAL SPACE INTERST PACE The fragmentation of urban fabric is omnipresent along Independence Avenue. To make feasible propositions for improvement, this fragmentation must be accepted as a new reality and opportunity must be found in the voids. Independence Avenue exists beyond the boundary of the curb, the space of the Avenue is perceived to extend across parking lots and empty parcels to the furthest built or natural edge providing vertical spatial definition. Implied space is the combination of the Avenue proper and the adjacent space that seems to leak out. To identify pockets of potential in the implied space; sidewalks, curbs, roads, building footprints, and parking lots are overlaid; resulting in what can be called interstitial space. The interstitial space, the space remaining between existing elements in the environment, are spaces eligible for interim uses, temporary program that activates the void.
e Framework
ping
12.11.2012
commercial corridor
0’
Scale 1”= 350’
800’
Independence Avenue Independence Commercial Avenue District Commercial District 02.27.2013 KCDC 2012 - 2013 KCDC 2012 - 2013
02.27.2013
02.27.2013
Chestnut Avenue
Spruce Avenue
400’
Chestnut Avenue
Spruce Avenue
Chestnut Avenue
Independence Avenue Commercial District
100’ 200’
High Point Node Parti
HIGH POINTS
High Points in Section KCDC 2012-2013
Analytical Analytical Comparisons Comparisons
IMPLIED SPACE
02.27.2013
Spruce Avenue
Independence Avenue Commercial District
Chestnut Avenue
KCDC 2012 - 2013
0’
100’ 200’
Spruce Avenue
Analytical Comparisons
KCDC 2012-2013
400’
Independence Avenue Commercial District
SECTIO
02.27.2013
Scale 1”= 350’
800’
West DistrictWest District
West District
Central District
DISTRICT DERIVATION
Districts in Section KCDC 2012-2013
180
Independence Avenue Commercial District
Focus Areas
Central District Central District
East District
02.27.2013
0’
100’ 200’
D
DistrictsDistricts Parti Parti 400’
800’
Scale 1”= 350’
KCDC 2012-2013 KCDC 2012-2013 Independence Avenue Independence Commercial Avenue District Commercial02.27.2013 District
02.27.2013
VISUAL SPACE 100’ 200’
400’
800’
Scale 1”= 350’
MAJOR CONNECTIONS
Implied Space Node Parti KCDC 2012-2013
Independence Avenue Commercial District
02.27.2013
0’
100’ 200’
400’
800’
Scale 1”= 350’
Middle School
Middle School
0’
Developing the framework for Independence Avenue begins by reading the Avenue as implied and interstitial space. The second layer of consideration is topography, understanding that high points have a visual connectivity which makes them strong destinations and low points lend themselves to be areas of mobility between destinations. The third layer of consideration is concentrations of cultural, historical and functional diversity which identifies districts along the Avenue, and nodes within districts.
ONAL RELATIONSHIPS 0’
100’ 200’
400’
Topo Gradient Revealing Secondary High Point 800’
Scale 1”= 350’
KCDC 2012-2013
Independence Avenue Commercial District
HIGH POINTS
02.27.2013
0’
100’ 200’
400’
800’
Scale 1”= 350’
East DistrictEast District
DISTRICT DERIVATION
West District
Central District
Cumulative Node Development Parti KCDC 2012-2013
Independence Avenue Commercial District
02.27.2013
East District
DISTRICTS AND NODES 0’
100’ 200’
400’
800’
Scale 1”= 350’
commercial corridor
Corner Parcel Condition Corner Parcel Condition Corner Parcel Condition Corner Parcel Condition
Misalignment Condition Misalignment Condition
CORNER PARCEL CONDITION
Misalignment Condition Misalignment Condition
Pedestrian Network Interaction Pedestrian Network Interaction Pedestrian Network Interaction
MISALIGNMENT CONDITION
Pedestrian Network Interaction
Vacant Parcels and Parking Lot Conditions Vacant Parcels and Parking Lot Conditions Vacant Parcels and Parking Lot Conditions
VACANT PARCEL PARKING LOT VACANT PARCEL PARKING LOT
PEDESTRIAN NETWORK INTERACTION VACANT PARCEL
Vacant Parcels and Parking Lot Conditions
PARKING LOT
VACANT PARCEL PARKING LOT
A breakdown of sites reveals the multiple layers that contribute to the comprehensive site selection. Sites were chosen if they met more than one of theoflisted Each category development of A breakdown sites conditions. reveals the multiple layersled thattocontribute to the guiding principles design. Sites were chosen if they met more comprehensive siteforselection.
182
than one of the listed conditions. Each category led to development of A breakdown of sites reveals the multiple layers that contribute to the guiding principles for design. comprehensive site selection. Sites were chosen if they met more than one of the listed conditions. Each category led to development of guiding principles for design. A breakdown of sites reveals the multiple layers that contribute to the comprehensive site selection. Sites were chosen if they met more than one of the listed conditions. Each category led to development of guiding principles for design.
Site Selection Analysis Site Selection Analysis FocusSite Areas Selection Analysis Site Selection Analysis
0’
100’ 200’
400’
800’
0’
100’ 200’
400’
800’
0’
100’ 200’
400’
800’
Scale 1”= 175’
Scale 1”= 175’
Scale 1”= 175’
VACANCIES AND PARKING LOTS 0’
100’ 200’
400’
800’
Scale 1”= 175’
Before Before
After After
ESTABLISHARCHITECTURE ARCHITECTUREALONG ALONGCORNER CORNERPARCELS PARCELS ESTABLISH
Before Before
After
After GUIDING DESIGN PRINCIPLES
PROMOTE PROMOTE EASE EASE OF OF WALKABILITY WALKABILITY Before Before
After After
IMPROVE IMPROVE ARCHITECTURAL ARCHITECTURAL INFRASTRUCTURE INFRASTRUCTURE Before Before
After After
EMBRACE EMBRACE SPACIAL SPACIAL INTERLOCK INTERLOCKESTABLISH CONDITIONS CONDITIONS
Before Before
Recreational RecreationalFacilities Facilities LANDMARKS AT CORNER PARCELS Private PrivatePractice PracticeRooms Rooms
After After
CURRENT CURRENT USE: USE:
SHIFTEXPOSED EXPOSED PARKINGLOTS LOTSOFF OFFAVENUE AVENUE SHIFT PARKING VACANT VACANT Before Before
After After
SUGGESTED SUGGESTED USE: USE:
COMMUNITY COMMUNITY CENTER CENTER HUB HUB
A breakdown of sites reveals the multiple layers that contribute to the site selection. Sites were chosen based on the frequency of coincidence of conditions mapped: corner parcel, misalignment, pedestrian network interaction, vacancies, and parking lots. Unique combination of coincidence led to development of guiding principles for design.
Fine FineArts ArtsStudios Studios Flexible FlexibleEvent EventSpace Space Performing PerformingArts ArtsClassrooms Classrooms Athletic AthleticPractice PracticeFacilities Facilities
GUIDING DESIGN GUIDINGPRINCIPLES DESIGN PRINCIPLES ESTABLISH ESTABLISH ARCHITECTURE ARCHITECTURE ALONG ALONG CORNER CORNER PARCELS PARCELS
Before Before
After After
PROMOTE EASEPROMOTE OF WALKABILITY EASE OF WALKABILITY Before
EMBRACE SPATIAL INTERLOCK CONDITION After After
Before
IMPROVE IMPROVE ARCHITECTURAL ARCHITECTURAL INFRASTRUCTURE INFRASTRUCTURE Before Before
After After
Recreational Recreational Facilities Facilities Private Private Practice Practice Rooms Rooms
SUGGESTED SUGGESTED USE: USE:
CURRENT CURRENT USE: USE:
COMMUNITY CENTER HUB
VACANT SHIFT SHIFT EXPOSED EXPOSED PARKING PARKING LOTS LOTS OFF OFF AVENUE AVENUE
Fine Fine Arts Arts Studios Studios Flexible Flexible Event Event Space Space Performing Performing Arts Arts Classrooms Classrooms Athletic Athletic Practice Practice Facilities Facilities
STRATEGIC PERMEABILITY
Before Before After After EMBRACE SPACIAL INTERLOCK CONDITIONS EMBRACE SPACIAL INTERLOCK CONDITIONS
Before
Before
After
After
ESTABLISH ESTABLISH ARCHITECTURE ARCHITECTURE ALONG ALONG CORNER CORNER PARCELS PARCELS
Before Before
After After
MOVE SURFACE PARKING OFF STREET
commercial corridor
Along Independence Avenue, many significant sites are identified by the strategic selection process, but only those with the most overlap of selection conditions are considered as design intervention sites. The Chestnut Avenue, Cleveland Avenue, Spruce Avenue intersections and the Northeast Junior High School are selected as design intervention sites for their topographical, cultural, functional, and historic characteristics. High points Chestnut and Spruce are intersections with Kessler Park and the Productive Infill focus area, respectively, and though Cleveland is a low point on Independence, it is the location of apple market, an active social hub, and an intersection with the hydrology path of the area’s major watershed. Northeast Junior High School is some of the most socially valuable building stock on the avenue, and its presence in the culture of the avenue positions its restoration as a major catalyst for future development and a force of change on the impression of the Northeast.
BENTON INTERSECTION IMPROVEMENT PLAN
WELL DEVELOPED HIGH DENSITY HOUSING
INDEPENDENCE PLAZA PARK HIGH DENSITY HOUSING
SIGNIFICANT EXISTING URBAN ROOM
GLADSTONE INTERSECTION HISTORIC AREA CHESTNUT INTERSECTION PROSPECT INTERSECTION KESSLER PARK HIGH POINT COMMERCIAL CENTER
SIGNIFICANT EXISTING URBAN ROOM MOBILITY: REDESIGN NEIGHBORHOOD’S AVENUE PRESENCE
MOBILITY: POTENTIAL MIDPOINT TRANSIT STATION BEFORE WEST GATEWAY
DESIGNED AVENUE CROSSING FROM KESSLER PARK AT CHESTNUT
184
Focus Areas
DESTINATION: PARKS AND BOULEVARDS PUBLIC ENTRANCE, HIGH POINT, MONUMENT
MOBILITY: POTENTIAL MIDPOINT TRANSIT STATION
MOBILIT RESTAU
APPLE MARKET LOW POINT COMMERCIAL CHARACTER WITHOUT STREETSCAPE
URBAN AGRICULTURE PUBLIC ENTRANCE AT AVENUE HIGH POINT
NORTHEAST MIDDLE SCHOOL RESIDENTIAL IMPACT ON AVENUE
RESIDENTIAL IMPACT ON AVENUE
CUMULATIVE INTERVENTION SITES
GN
E
MOBILITY: REPURPOSE TO RESTAURANT ROW
HYBRIDIZED USE OF SETBACK FOR COMMERCIALIZATION DESTINATION: FOOD JUNCTURE, MARKET, COMMON GATHERING POINT
DESIGNED AVENUE CROSSING FOR URBAN AGRICULTURE AND LOCAL PATH SYSTEM MOBILITY: REDESIGN NEIGHBORHOOD’S AVENUE PRESENCE DESTINATION: PUBLIC ENTRANCE TO URBAN AGRICULTURE PATHS, HIGH POINT, MONUMENT MOBILITY: REDESIGN NEIGHBORHOOD’S AVENUE PRESENCE
MOBILITY: POTENTIAL MIDPOINT TRANSIT STATION
USE OF FACADE TO FRAME PUBLIC SPACE AND CONNECT NEW COMMERCIAL ACROSS AVENUE DESTINATION: COMMUNITY CENTER, PUBLIC QUAD SPACE
MOBILITY: POTENTIAL MIDPOINT TRANSIT STATION BEFORE EAST GATEWAY
IMPROVING NORTHTO-TO SOUTH DIALOGUE MOBILITY: REPURPOSE RESTAURANT ROW
DESTINATION: PARKS AND BOULEVARDS PUBLIC ENTRANCE, HIGH POINT, MONUMENT
Voids in the fragmented fabric of Independence Avenue overwhelm the object in such a way that it becomes a new reality of urban design. A non-porous street wall is no longer a feasible aspiration, nor would it properly acknowledge the origins of the place, so spaces among buildings must be made meaningful by strategies other than infill. At points of destination, conventional infill is used to make a dense street wall and at areas of mobility, a porous street wall is accepted, while larger voids on the avenue are maintained as ur urban rooms. Meaningful expansion occurs at the Chestnut connection to Kessler Park, the setback of the Apple Market parking lot, the Productive Infill intersection at Spruce, and the setback of the Northeast Junior High School.
SIGNIFICANT EXISTING URBAN ROOM
GLADSTONE INTERSECTION HISTORIC AREA
INDEPENDENCE PLAZA PARK HIGH DENSITY HOUSING
CHESTNUT INTERSECTION PROSPECT INTERSECTION KESSLER PARK HIGH POINT COMMERCIAL CENTER
EXPANSION: VISUAL ENTRY TO KESSLER PARK FACILITIES
MOBILITY: REDESIGN NEIGHBORHOOD’S AVENUE PRESENCE
REDEVELOP ON-STREET PARKING AREA TO DENSIFY KEY DISTRICT
Focus Areas
MOBILIT RESTA
BENTON INTERSECTION IMPROVEMENT PLAN
WELL DEVELOPED HIGH DENSITY HOUSING
MOBILITY: POTENTIAL MIDPOINT TRANSIT STATION BEFORE WEST GATEWAY
186
MOBILITY: POTENTIAL MIDPOINT TRANSIT STATION
TRANSIT STATION BRIDGING GAP BETWEEN CHESTNUT AND WEST GATEWAY
GIVE PROGRAM TO SIGNIFICANT URBAN ROOM SPACE
DESTINATION: PARKS AND MOBILITY: POTENTIAL BOULEVARDS PUBLIC ENTRANCE, MIDPOINT TRANSIT HIGH POINT, MONUMENT STATION ACTIVITY HUB WITH REVITALIZE PROSPECT MONUMENT, PUBLIC ADVERTISE HISTORIC DISTRICT AND INDEPENDENCE ENTRANCE TO KESSLER THROUGH CREATIVE STRATEGY COMMERCIAL DISTRICT PARK
MOBILIT RESTA
REPUR RESTA
MOBILITY: REPURPOSE TO RESTAURANT ROW
MOBILITY: REPURPOSE TORESTAURANT ROW
MOBILITY: POTENTIAL MIDPOINT TRANSIT STATION
APPLE MARKET APPLE MARKET LOW POINT LOW POINT COMMERCIAL COMMERCIAL CHARACTER CHARACTER WITHOUTWITHOUT STREETSCAPE STREETSCAPE
URBAN AGRICULTURE URBAN AGRICULTURE PUBLIC ENTRANCE PUBLIC ENTRANCE AT AT AVENUE AVENUE HIGH POINT HIGH POINT
NORTHEAST NORTHEAST MIDDLE SCHOOL MIDDLE SCHOOL RESIDENTIAL RESIDENTIAL IMPACT IMPACT ON AVENUE ON AVENUE
RESIDENTIAL RESIDENTIAL IMPACT IMPACT ON AVENUE ON AVENUE
EXPANSION: HYBRIDIZED USE OF SETBACK
EXPANSION: EXISTING VACANT GREEN SPACE EXPANSION: PUBLIC ENTRANCE TO URBAN AGRICULTURE
COMPRESSION-RELEASE STRATEGY
S
IGN
CE
BRING FRESH, HEALTHY FOOD TO APPLE MARKET MOBILITY: REDESIGN REDESIGN WITH TEMPORARY ACTIVITY NODEMOBILITY: URBAN AGRICULTURE NEIGHBORHOOD’S NEIGHBORHOOD’S PUBLIC ENTRANCE AT AVENUE AVENUE PRESENCE PRESENCE DESTINATION: DESTINATION: FOOD JUNCTURE, FOOD JUNCTURE, DESTINATION: DESTINATION: PUBLIC ENTRANCE PUBLIC ENTRANCE TO TO AVENUE HIGH POINT MARKET,MARKET, COMMONCOMMON GATHERING GATHERING URBAN AGRICULTURE URBAN AGRICULTURE PATHS, PATHS, WITH MONUMENT HIGH POINT, HIGH MONUMENT POINT, MONUMENT MOBILITY: POINT POINT MOBILITY: REDESIGN REDESIGN DENSIFY APPLE NEIGHBORHOOD’S NEIGHBORHOOD’S MARKET NEIGHBORS AVENUE AVENUE PRESENCE PRESENCE
DESTINATION: COMMUNITY DESTINATION: COMMUNITY CENTER, CENTER, PUBLICSPACE QUAD SPACE PUBLIC QUAD MOBILITY: POTENTIAL MOBILITY: POTENTIAL MIDPOINTMIDPOINT TRANSITTRANSIT STATION BEFORE STATION BEFORE REDEVELOP ICONIC SCHOOL BUILDING INTO TRANSIT STATION EAST GATEWAY EAST GATEWAY NEIGHBORHOOD CATALYST WITH ENVIABLE BRIDGING GAP BETWEEN COMMUNITY DEVELOPMENT FUNCTIONS VAN BRUNT AND EAST GATEWAY
ANT
TY: REPURPOSE TO MOBILITY: REPURPOSE TO AURANT ROW ROW RESTAURANT REPURPOSE SITES TO RESTAURANT ROW
MOBILITY: POTENTIAL MID- MIDMOBILITY: POTENTIAL POINT TRANSIT STATIONSTATION POINT TRANSIT
MOBILITY: REPURPOSE TOMOBILITY: REPURPOSE TORESTAURANT RESTAURANT ROW ROW
DESTINATION & MOBILITY
REPURPOSE SITES TO RESTAURANT ROW
EXPANSION: VISUAL ENTRY TO KESSLER PARK FACILITIES
Accumulation of these urban design strategies and site selection criteria allow a hierarchy of inter intervention to be established. Primary sites – nodes at Chestnut Avenue, Cleveland Avenue, Spruce Avenue, and Northeast Junior High – will be the first points of impact, driving development of secondary sites including transit stations, parking lot re-purposing, developing restaurant rows and programming of major urban rooms. Intervention at the primary sites and supporting development of the secondary sites are catalysts for improvement of the remainder of buildings and voids along Independence Avenue, unified by streetscape and transit implemented along the full length of the avenue.
188
Focus Areas
REDEVELOP ON-STREET PARKING AREA TO DENSIFY KEY DISTRICT REDEVELOP ON-STREET PARKING AREA TO DENSIFY KEY DISTRICT
TRANSIT STATION BRIDGING GAP BETWEEN CHESTNUT AND WEST GATEWAY TRANSIT STATION BRIDGING GAP BETWEEN CHESTNUT AND WEST GATEWAY
ACTIVITY HUB WITH REVITALIZE PROSPECT MONUMENT, PUBLIC AND INDEPENDENCE ENTRANCE TO KESSLER COMMERCIAL DISTRICT PARK ACTIVITY HUB WITH REVITALIZE PROSPECT MONUMENT, PUBLIC AND INDEPENDENCE ENTRANCE TO KESSLER COMMERCIAL DISTRICT PARK
GIVE PROGRAM TO SIGNIFICANT URBAN ROOM SPACE GIVE PROGRAM TO SIGNIFICANT URBAN ROOM SPACE
ADVERTISE HISTORIC DISTRICT THROUGH CREATIVE STRATEGY ADVERTISE HISTORIC DISTRICT THROUGH CREATIVE STRATEGY
REPUR RESTA
REPUR RESTA
ANT
BRING FRESH, BRING HEALTHY FRESH, HEALTHY FOOD TOFOOD APPLE TO MARKET APPLE MARKET WITH TEMPORARY WITH TEMPORARY ACTIVITYACTIVITY NODE NODE URBAN AGRICULTURE URBAN AGRICULTURE PUBLIC ENTRANCE PUBLIC ENTRANCE AT AT HIGH POINT HIGH POINT BRING HEALTHY FRESH, HEALTHY TO MARKET APPLE MARKETAVENUE AVENUE BRING FRESH, FOOD TOFOOD APPLE WITH MONUMENT WITH MONUMENT WITH TEMPORARY WITH TEMPORARY ACTIVITYACTIVITY NODE NODE URBAN AGRICULTURE URBAN AGRICULTURE DENSIFYDENSIFY APPLE APPLE PUBLIC ENTRANCE AT PUBLIC ENTRANCE AT MARKETMARKET NEIGHBORS NEIGHBORS HIGH POINT AVENUE AVENUE HIGH POINT WITH MONUMENT WITH MONUMENT DENSIFYDENSIFY APPLE APPLE NEIGHBORS MARKETMARKET NEIGHBORS
S
S
S
S
REDEVELOP REDEVELOP ICONIC SCHOOL ICONIC SCHOOL BUILDINGBUILDING INTO TRANSIT INTO TRANSIT STATIONSTATION NEIGHBORHOOD NEIGHBORHOOD CATALYST CATALYST WITH ENVIABLE WITH ENVIABLE BRIDGINGBRIDGING GAP BETWEEN GAP BETWEEN COMMUNITY COMMUNITY DEVELOPMENT DEVELOPMENT FUNCTIONS FUNCTIONS VAN BRUNT VAN AND BRUNT EAST AND EAST GATEWAY GATEWAY REDEVELOP REDEVELOP ICONIC SCHOOL ICONIC SCHOOL BUILDINGBUILDING INTO TRANSIT INTO TRANSIT STATIONSTATION NEIGHBORHOOD NEIGHBORHOOD CATALYST CATALYST WITH ENVIABLE WITH ENVIABLE GAP BETWEEN BRIDGINGBRIDGING GAP BETWEEN COMMUNITY COMMUNITY DEVELOPMENT DEVELOPMENT FUNCTIONS FUNCTIONS VAN AND BRUNT AND EAST VAN BRUNT EAST GATEWAY GATEWAY
ANT
RPOSE REPURPOSE SITES TOSITES TO AURANT RESTAURANT ROW ROW
REPURPOSE REPURPOSE SITES TOSITES TO RESTAURANT RESTAURANT ROW ROW
REPURPOSE RPOSE SITES TOSITES TO RESTAURANT AURANT ROW ROW
REPURPOSE REPURPOSE SITES TOSITES TO RESTAURANT RESTAURANT ROW ROW
HIERARCHY OF INTERVENTION SITES
SYNTHESIS OF SITE DEVELOPMENT 0’
100’ 200’ 0’
100’ 400’ 200’
400’
800’
Scale 1”= 175’ Scale 1”= 175’ 800’
HISTORIC DISTRICT
Building uses mapped along the commercial corridor of Independence Avenue reveal a distinct pattern. Breakdown of the primary commercial region transitions to a block with residential buildings. This was utilized as the initial basis for developing distinct districts. The three districts were then named based on character, building use, and future development complementary to character and use. A study of the building character, size, style, and orientation led to further distinction between the districts. The Historic District features larger, more ornate buildings clad in red brick. In contrast, the Exchange District is warmer and richer in color with small one story buildings that lie perpendicular to the Avenue. Lastly, the Link District begins to incorporate warm sand brick with forest green details in addition to roll-out retail structures.
District Divisions
190
Focus Areas
EXCHANGE EXCHANGE DISTRICT DISTRICT
LINKLINK DISTRICT DISTRICT
RESIDENTIAL VS. BUSINESS
IDENTIFYING DISTRICTS
EXISTING CONDITIONS 15.8%
9.1%
9.4%
20.4%
12.7%
15.7%
10.4%
0%
7.7%
WINDOWS AVERAGE 10.8% 9.6%
3.1%
5.6%
5.1%
9.2%
1.6%
4.2%
0%
0%
DOORS AVERAGE: 3.3% 7.2%
9.3%
7.1%
5.5%
14.2%
16.0%
12.0%
0%
5.2%
SIGNAGE AVERAGE: 8.0%
PROPOSED NORTH TRANSFORMATION: WINDOWS: 59.8% DOORS: 9.1% SIGNAGE: 3.4%
192
Focus Areas
EXISTING CONDITIONS -
14.7%
12.6%
0%
7.6%
11.9%
WINDOWS AVERAGE 10.5%
6.3%
5.4%
2.5%
4.2%
An important component of the overall fabric of the Commercial Corridor is the relation of buildings to public space on Independence Avenue. A study of facade porosity quantified the current conditions that exist within the street wall. The primary study region was selected because while a shift in building use is suggested, the cur current contribution to the street wall is notable and desired. Analyzing the percentage of existing facade dedicated to transparent windows, doors, and signage; allowed for tangible percentages to influence the design. As it currently exists, the facades have great opportunity for transformation in improving visually permeable windows, easily accessible doors, and consistent signage.
13.4%
DOORS AVERAGE: 5.4%
6.5%
13.2%
22.3%
9.1%
1.8%
SIGNAGE AVERAGE: 11.3%
PROPOSED SOUTH TRANSFORMATION: WINDOWS: 59.8% DOORS: 9.1% SIGNAGE: 3.4%
PROPOSED SOUTH TRANSFORMATION commercial corridor
85’
11
9
100’
56
9
7
9
14
85’ ROW 9
7
16
6
13
80’
80’
9
8
10
56
4
8
4
7
80’
56
13
5
6
9
7
9
14
100’
56
7
16
80’
56
6
5
4
4
56
9
80’ ROW
100’
56
56
100’ ROW
85’
11
100’
56
6
13
56
80’
80’
9
8
10
56
4
8
4
7
56
80’
13
5
6
56
80’
6
5
4
4
56
9
RIGHT OF WAY STUDY
85’ ROW
100’ ROW
80’ ROW
PEDESTRIAN ELEMENTS Ter
PROMOTE EASE OF WALKABILITY
EMBRACE SPATIAL INTERLOCK CONDITIONS
IMPROVE ARCHITECTURAL INFRASTRUCTURE SHIFT PARKING LOTS AWAY FROM AVENUE
ESTABLISH ARCHITECTURE ON CORNER PARCELS
BEFORE
BEFORE
BEFORE
BEFORE
AFTER
AFTER
AFTER
BEFORE
AFTER
AFTER
Rec reational Facilities Private Practice
SUGGESTED USE: CURRENT USE:
VACANT
COMMUNITY CENTER HUB
Rooms
Fine A rts Studios Flexible Event Space Performing A rts Class rooms Athletic Practice Facilities
MODIFICATION TerHIERARCHY PRIMARY SECONDARY TERTIARY
PROPOSED MODIFICATION
194
Focus Areas
BROOKLYN PROSPECT BENTON
MYRTLE ELMWOOD QUINCY
MOBILITY 1
DESTINATION
MOBILITY 2
Understanding the existing conditions of the pedestrian realm of Independence Avenue is necessary to make well-informed and well-prioritized improvements to street scape. The immediate right of way of the avenue is examined in plan and section to locate all greenery, lighting, street furniture, transit stops, and traffic lanes – elements comprising the pedestrian realm. Extracting more positive elements – trees, shrubs, street lighting and pedestrian lighting – allows the avenue to be seen for what it is, and more importantly what it is not. From Cherry Street to Benton Boulevard, Independence Avenue is designated a boulevard, and the resulting trees, signage and lighting associated with that designation are quite visible in the extraction. The boulevard street scape is particularly evident in contrast to the street scape between Benton Boulevard and Norton Avenue, where trees and shrubs are sparse, and lighting occurs minimally as necessary. This stretch is identified as the top priority street scape intervention zone, and is studied in depth for specific needs. From this in depth study, and application of the overall avenue framework, three local typologies of street scape are developed, two accommodating mobility, and one accommodating destination. Mobility street scape serves vehicular and transit traffic, with more lane width dedicated to transportation. Destination street scape serves pedestrian occupation, with reduced transportation lane width and increased bike lane width, lighting and greenery.
commercial corridor
DETAIL: BENTON TO BATES
196
Focus Areas
TRANSPORTATION LAYER
PEDESTRIAN LAYER
COMPILATION While the top priority street scape intervention zone study results in three typical street types enabling either mobility or destination at a local scale, study of the avenue as a whole results in typical street typologies performing similar function at a larger scale. All of Independence Avenue is developed as a complete street – a thoroughfare for multiple modes of transit while also providing ample room and consideration for the safety of pedestrians. To do this, the street scape of Independence Avenue is designed in two distinct but complimentary layers: transportation and pedestrian. The transportation layer of the street scape includes streetcar routes and stops, bus routes and stops, vehicle traffic lanes and on-street parking, and bike lanes. The pedestrian layer of the street scape includes sidewalks, crosswalks, urban furniture, planters and bio swales. Streetscape of Independence Avenue which allows coexistence of pedestrians, vehicle traffic, and public transit ultimately enables commercial development by increasing accessibility to businesses in the Commercial Corridor.
commercial corridor
11'-10"
Sidewalk
-8"5'-0"
Westbound Bike Lane
walk
9'-0"
und Parallel ane Parking
11'-3 1/2"
9'-0"
5'-0"
Sidewalk
11'-0"
19'-11"
Sidewalk
Parallel Parking
Eastbound Eastbound Lane Bike Lane
5'-0"
11'-0"
Eastbound Eastbound Lane Bike Lane
9'-0"
12'-0" 5'-0"
Parallel Parking
13'-8"
9'-0"
Sidewalk
Sidewalk
Parallel Parking
Focus Areas
11'-0"
Eastbound Eastbound Lane Bike Lane
Variable Turn Lane
15'-0 3/8"
198
11'-0"
Eastbound Lane
5'-0"
11'-0"
Eastbound Eastbound Lane Bike Lane
11'-0"
11'-0"
5'-0"
11'-3 1/2"
Westbound Lane Westbound Lane Westbound Bike Lane
11'-0"
11'-0" 5'-0"
5'-0" 15'-0 3/8"
9'-0"
Westbound Lane Westbound Parallel Bike Lane Parking
12'-0"
11'-0"
5'-0"
Westbound Lane Westbound Bike Lane
12'-3"
Sidewalk
9'-0"
12'-3"
13'-8"
9'-0"
Sidewalk
Parallel Parking
Sidewalk
11'-10"
Sidewalk
5'-0"
Eastbound Bike Lane
5'-0"
Parallel Parking
Sidewalk
Sidewalk
Westbound Lane Westbound Bike Lane
Variable Turn Lane
19'-11"
Sidewalk
5'-0"
11'-0"
Eastbound Eastbound Lane Bike Lane
11'-0"
Eastbound Eastbound Lane Bike Lane
W
12'-0"
Variable Turn
11'-0"
11'-0"
11'-0"
Eastbound Lane
Eastbound Lane
Westbound Lane
11'-10"
Sidewalk
5'-0"
Eastbound Bike Lane
11'-0"
11'-0"
Eastbound Lane
Eastbound Lane
11'-0"
11'-0"
5'-0"
Westbound Lane Westbound Lane Westbound Bike Lane
11'-3 1/2"
Sidewalk
Street Scape of the entire avenue can be reduced to four typologies, each applicable to the regions identified in the existing street scape analysis – west of Benton Boulevard, Benton Boulevard to Norton Avenue, Norton Avenue to Spruce Avenue, and east of Spruce Avenue. The four typologies make street scape transformations based on needs derived from existing pedestrian realm elements, characteristics of the identified avenue district, and transportation promoted in that area. All transformation areas are combinations of lighting, greenery, signage, urban furniture, bike lanes, traffic lanes and transit stops. As the avenue is the unifying element of the Northeast, the urban furniture is the unifying element of the avenue, providing identity and orientation throughout.
commercial corridor
MODULAR STREET FURNITURE The linear form expresses the primary function of this piece, to provide seating directly off of the Avenue. This simple form also provided opportunities to rotate and merge separate components to establish larger units in social gathering spaces. To establish a consistent and low maintenance aesthetic, modular dimensions and construction techniques were used. This modular unit was based on an 18� x 18� cube and is doubled where appropriate. Recognizing the importance of skateboard deterrents in place, this unit employs a mass vs. void strategy to create an uneven riding surface. Each segment of the module, combines consistently scaled elements with consistent voids for visual balance. In order to address all of the needs of a popular Avenue environment, trash receptacles, a cubic planter, and a bike rack were all designed into the same unit.
200
Focus Areas
FURNITURE BRANDING AND IDENTITY
commercial corridor
commercial corridor: chestnut avenue The intersection of Chestnut with Independence Avenue is a critical site; currently devoid of any urban or architectural articulation that would capitalize on its geographic and contextual prominence. The proposed node will establish a landmark at the highest point of Independence Avenue and celebrate its connection with Kessler Park. High points along Independence Avenue serve as powerful elements of artifact. From these enhanced high points, the topography of the full Avenue can be read and appreciated. Views of downtown provide order and orientation to space otherwise convoluted by disjointed fabric. This same fabric challenges the landmark to formally operate within the grid arrangement of the neighborhood and increase density in a low density area.
Design of the Chestnut Avenue landmark turns the block inward on itself to create a pedestrian safe interior plaza between mixed programming of residential, retail, office, parking, and public event space. By having an inward facing block, the destination point is emphasized through pedestrian safety. Chestnut Avenue node block typology recognizes the neighborhood’s origins as a low-density residential area, the current needs to strengthen the street wall at a destination point, and responds with a form of dense street edge facing Independence Avenue with a low density block interior removed from the avenue to the north.
202
Focus Areas
203
SITE EXTENTS
LANDMARK
REINFORCE BLOCK EDGE
INTERIOR FACING BLOCK
DEFINE SPACE
MIXED PROGRAM
chestnut avenue
CHESTNUT NODE INTERIOR
commercial corridor: cleveland avenue As it exists today, Apple Market is a social and commercial hub for the Northeast where people from various ethnic, economic, and educational backgrounds converge. As an emphasized node of the Avenue, its colloquial use is expanded upon, transforming the store and its parking lot into a hybrid use public space. Rethinking parking lots as public space and capitalizing on inherent gathering habits creates an original urban space prototype that can serve the reintegration of Independence Avenue as an urban element of Kansas City.
To transform the grocery store into a more open and public space, the faรงade facing Independence Avenue is made transparent and an overhang extends over outdoor dining space. The grocery store function is expanded as an outdoor market at the perimeter of the existing parking lot. A place for the sale of harvest from Productive Infill gardens, the outdoor market is an ideological intersection of commerce on Independence Avenue and nearby urban agriculture.
Use of the parking lot as an outdoor market is seasonally flexible, and informs the interim use of neighboring parking lots. Parking lots are activated periodically as public event space, making them purposeful and meaningful while the development of the area increases to a point at which the space is better used for new construction.
208
Focus Areas
209
SITE EXTENTS
EXISTING BUILDING
SPATIAL CHARACTER
PEDESTRIAN NETWORK ENTRY
VOLUMETRIC ADJUSTMENT
PROPOSED PROGRAM
cleveland avenue
OUTDOOR FARMERS MARKET
commercial corridor: spruce avenue The intersection of Spruce and Independence Avenue marks the secondary high point. As with Chestnut, the Spruce Avenue node establishes a landmark, formally develops the block, increases density in a low density area and creates a destination on the avenue. Intersection with the Productive Infill pathway and a direct integration of architecture and topography distinguish the Spruce Avenue node from others. These additional conceptual parameters produce a unique urban form and program.
Urban space of the avenue penetrates the street wall creating a pedestrian flow into the public space of the landmark building. Flow of space is translated physically to a flow of topography, land flowing up and over the parking garage. Architecture of the landmark also responds physically to the site, embodying the topographical significance in exaggerated character of form. Commercial storefront encloses activity of the street reinforcing the notion of this node as a pedestrian oriented destination. Opposite the storefronts, multifamily residential buildings line the avenue, increasing population density of the node.
A convergence of diverse program, public and private space, topography and architecture, and urban and pedestrian realms, the Spruce Avenue node is an environment born of hybrid urban concepts. The combinative strategy is necessary in establishing active nodes reflective of the diversity of the Northeast.
214
Focus Areas
215
SITE EXTENTS
LANDMARK
PEDESTRIAN NETWORK ENTRY
SPATIAL CHARACTER
SEQUENTIAL PUBLIC SPACE
PROPOSED PROGRAM
spruce avenue
LANDMARK ARCHITECTURE ACTIVATES THE AVENUE
commercial corridor: northeast junior high Selection of the Northeast Junior High School as an area of detailed study and intervention is based on potential for cultural significance. Prominence of the school comes inherently from its original purpose, its scale among the residential neighborhood, and the quality of its architecture. The Northeast Junior High School is one of the many vacant schools in Kansas City and its restoration of cultural significance is exemplary of the catalytic changes possible for other schools. Additionally, the junior high school site is the largest and most defined moment of expansion within the compression and expansion strategy of the Independence Avenue design so the function of the space must capitalize on this role in the urban scheme.
Northeast Junior High School is reintegrated into Independence Avenue as a fine arts center, for visual and performing arts. As an arts center, the junior high school is once again a place for learning and cultural exchange, enhanced by and enhancing the diversity of the neighborhoods. Adjacent to the school, the front faรงade of the former multi-cultural center is preserved as the proscenium for an amphitheater hosting performances in conjunction with the arts center. This open air theater and the extension of its function to the schoolyard creates a signficant hybrid public space along the Avenue.
220
Focus Areas
221
SITE EXTENTS
REVITALIZE SCHOOLS
STREET EDGE AND RECREATION LOOP
SPATIAL CHARACTER
VOLUMETRIC ADJUSTMENT
PROPOSED PROGRAM
northeast junior high
PERFORMANCE AT THE NORTHEAST ARTS CENTER