Phase 1 lykins neighborhood strategic development plan

THE PRELIMINARY LYKINS NEIGHBORHOOD STRATEGIC DEVELOPMENT PLAN MARCH 27,2018

Property Owned by Non-KCMO Residents

ACKNOWLEDGMENTS Advisory Committee:

Also thank you to the developers, contractors, community organizers, and community development professionals who took time to give feedback to this process.

Alex Martinez Anthony Marstall Christine Shuck Dave Shuck Diana Graham Gary Mitchell Jason Field Jennifer Boyd, Eleos Jim Pointer Laura Field Lilly Rowland Michael Cochran Sam Crowley Tom Meek

Archester Borders II David Larrabee Gloria Fisher, Westside Housing Organization Jarrod Sanderson, Catholic Charities Jordan Schiele, Jerusalem Farms Jim Rice, Carter-Rice John Hoffman, UC-B Jude Huntz, Magis Consulting Kelly Welch, Sheffield Place Larry Myer Matt Popilek, Clemons Todd Lieberman, Brinshore

Neighborhood Facilitators: Ana Ramirez, Northeast Alliance Together (NEAT) Mary Cyr, Northeast Alliance Together (NEAT) Other Stakeholders: Abby Judah, Legal Aid Alan Young, Ivanhoe Angela Eley, KCMO Planning Bobbi Baker, NE Chamber Charlie Hopper, Hardesty Renaissance Gregg Lombardi, Neighborhood Legal Services Helen Bass, Jackson County Prosecutor’s Office Jeffrey Williams, KCMO Planning Jenna Wilkins, Indian Mound Jimmi Lossing, KCMO Parks Richard Allen, KCMO Parks Ted Anderson, Land Bank With support from:

Consultants:

Fiscal Agent on behalf of Lykins Neighborhood

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Christina Hoxie Dan Eddie

TABLES OF CONTENTS 1.

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Executive Summary 04 Existing Conditions and Past Plans 06 Field Observations on Investment and Opportunities 18 Preliminary Focus Area 32 • Processes • Standards Next Steps 52

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1. EXECUTIVE SUMMARY Lykins Neighborhood is building momentum and preparing for positive change.

The hard work of neighborhood leadership, residents, and business owners who have invested in properties and programs to strengthen their community is bearing fruit.

The six-week process that resulted in this report was a preliminary study of Lykins’ assets and opportunities, as well as neighborhood processes and priorities for development. The impetus for this study was a developer’s interest in acquiring dozens of Land Bank properties in late 2017. The neighborhood association wanted to become more informed and proactive on evaluation processes in collaboration with the Land Bank. They also wanted to create a strategic plan for investment and development in order to guide local agencies interested in investing in Lykins.

The engagement process, while brief, has begun to build momentum with Lykins residents, as well as with stakeholders who live outside of Lykins but have experience in the redevelopment of underserved communities. We began with seven residents and two outside stakeholders in mid-February 2018, and by midMarch we had attracted 14 residents and 15 outside stakeholders to be advisors, as well as 15 community development agencies to provide feedback on our process. We still have a long ways to go to have fully representative advice from the Lykins Neighborhood, and the neighborhood association in partnership with support from Northeast Alliance Together (NEAT) are continuing to broaden their reach and participation.

Defining a Preliminary Focus Area The first part of the strategic development planning process focused on collecting relevant existing data and current planning recommendations.

The second part of the process married qualitative observation of current investment in the neighborhood with the quantitative data. Resulting maps show areas coded by strong investment, public or institutional ownership, vacant land, and major trash dumping sites as a proxy for unpopulated or unsafe sites.

The last map in this series adds a layer of focus called “ready for investment.”

These outlines begin to show places that seem ripe for redevelopment.

Based on this information, the Lykins Advisory Committee discussed the strengths and challenges of four distinct areas of the neighborhood. The Advisory Committee made a preliminary decision, based on information presented, that the center of the neighborhood (Area #4 in the adjacent diagram) was the best option for the focus of redevelopment. Phase II of the planning process will focus on this area, but will also use other data to allow the Committee to make a final decision that might select another part of 4

the neighborhood or a smaller portion of the selected area to be the focus area for development. Positive feedback and critique from several community development agencies and local businesses has provided additional perspective on refining a smaller focus node to an area that has both strengths to build upon, and challenges to address that will increase the quality of life for committed Lykins residents.

Next Steps This preliminary study of assets and opportunities provides a foundation of work to build upon. In addition to this report, an online mapping tool was developed and is available to the Lykins Advisory Committee, City Departments and interested developers. It may be accessed here: https://goo.gl/74H9co Lykins Neighborhood will now determine their priorities for the next phase of work. Some of the next topics of work include: • Continue to increase neighborhood engagement and outreach • Establish Lykins Housing and Development Committee • Lykins Neighborhood Association to become a 501c3 • Public right-of-way study • Stormwater infrastructure study • Comprehensive Neighborhood strategy based on neighborhood vision

and goals Please get involved with Lykins and be a part of the transformation!

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2. EXISTING CONDITIONS AND PAST PLANS The Lykins Neighborhood is one of the Historic Northeast Neighborhoods of Kansas City, Missouri. Its western edge is defined by Benton Boulevard, the eastern edge is Hardesty Avenue; the northern boundary is Independence Avenue and the southern is East Truman Road. The Lykins neighborhood has strong racial, ethnic and cultural diversity. 47% of the neighborhood is Hispanic; 39% is White and 20% is African American. More than 23% of its population was born outside of the United States. Lykins is an economically challenged neighborhood. More than 40% of the neighborhood residents live under the federal poverty guidelines.

2008-2012 American Community Survey.

2011-15 American Community Survey, 5 Year Estimates.

The Lykins Neighborhood Association has a committed core of 15-20 members, however the neighborhood association is not representative of the neighborhood’s diversity. Almost all the neighborhood association members are White, homeowners. In order to be truly representative of the neighborhood and improve conditions in the neighborhood, the neighborhood association needs to grow and become substantially more diverse, and this is a top priority of the current association. With the assistance of Northeast Alliance Together (NEAT), the neighborhood has had a part-time, Latino, Spanish-speaking AmeriCorps VISTA dedicated to building a stronger connection between the neighborhood association and diverse neighborhood residents.

Thanks to a grant from the Community Capital Fund’s Neighborhood Rising Fund, the neighborhood now has bi-lingual yard signs, fliers, banners and door hangers to encourage all neighborhood residents to come to neighborhood meetings. These efforts have begun to bear fruit, and the February and March 2018 neighborhood meetings welcomed several Latino neighbors who had never attended neighborhood meetings before.

Lykins has one of the highest violent crime rates in Jackson County. The map of violent crime hotspots on the COMBAT website shows the Lykins neighborhood having two of the County’s 19 violent crime hotspots. The two hotspots had more than 700 violent crimes in 2016 and 2017, including 390 aggravated assaults, 14 homicides and 59 sex crimes.

One of the root causes of violent crime in the neighborhood is the damage done by abandoned properties and vacant lots. There are well over 100 blighted and/ or abandoned residential properties in the neighborhood and scores of blighted multi-family rental properties in the neighborhood. In addition, according to its website, the Land Bank of Kansas City, which acquires some of the worst vacant and abandoned properties in the City, owns more than 100 properties in Lykins, the vast majority of which are vacant lots.

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Blighted properties are one of the root causes of violent crime in Lykins. “Urban shootings are concentrated in neighborhoods stricken by poverty and neglect, and a growing body of scientific evidence suggests that blighted neighborhood environments are strongly tied to firearm violence.” Branas, Charles; Kondo, Michelle; Murphy, Sean; South, Eugenia; Polsky, Daniel; MacDonald, John M., Urban Blight Remediation as a Cost-Beneficial Solution to Firearm Violence, American Journal of Public Health, Vol. 106, No. 12 at 2158 (December 2016).

The neighborhood association has also identified the current practices of Twelfth Street Recycling Center as one of the primary causes of blight and resulting violence in the neighborhood. As reported by numerous sources within the neighborhood, the Recycling Center regularly purchases copper and other scrap metal from homeless people, drug addicts and others who regularly vandalize abandoned and blighted properties. The vandals sometimes attempt to steal metal from occupied homes.

All residents in the neighborhood are hurt by the abandoned and blighted property in Lykins and the violence that it breeds. Vulnerable populations including children, who are unable to safely play outside, and the elderly suffer particularly from the violence and the fear it causes. The whole neighborhood also suffers because the violence discourages economic development that could potentially provide more jobs and improve the quality of life of its residents.

This preliminary strategic development plan seeks to build upon the assets of the neighborhood to address its challenges and find new opportunities for investment, both for current residents and local developers that would like to participate in rebuilding a connected, safe and vibrant community.

The following maps (pages 7-11) show the block structure, land use, property ownership and crime locations throughout the neighborhood.

The following plan review starting on page 12, highlights the most relevant and recent neighborhood and City plans. The information quoted from the plans is directly related to previously stated neighborhood priorities (Lykins Strategic Plan 2016) and comprehensive solutions to neighborhood challenges.

LYKINS FOOTPRINT

Lykins block structure and narrow lot sizes originally relied on alley access rather than private drives. Over time, the continuity of some streets and alleys have been interrupted, and the institution of one-way streets have resulted in a less pedestrian-oriented environment than it had historically.

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CURRENT LAND USE

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CHALLENGES

This map layers several of the major challenges of Lykins Neighborhood including vacant and dangerous properties and safety indicators. Additional physical information needed includes street lighting and sidewalk conditions to identify target areas and strategies.

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ORGANIZATIONAL OWNERSHIP

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INDIVIDUAL OWNERSHIP

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LYKINS STRATEGIC PLAN, 2016 Quotes below are from this existing plan.

Organizational or Social Assets Boots on the Ground • The Neighborhood Association • Urban homesteaders • Urban Farming Guys • Makers Space • Cherith Brook Catholic Workers Neighborhood Service and Job Training • Hardesty Renaissance Project • Mattie Rhodes Center Institutional Support and Outreach • Churches (7) and faith-based community hubs • Whittier Elementary School • Independence Avenue and the CID Stakeholders with Specific Information on Health of Neighborhood • The NE Historical Society • Second Chance service provider • Low-income, Refugee, Homeless service providers Physical Assets • Surplus of abandoned buildings and affordable housing • Local stores on Independence & 9th St. • Makers Space • Lykins Square • Soccer Park at Van Brunt • Available bus routes • Community garden and greenhouses • Google Fiber

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Priority Challenges (dots represent neighborhood votes on priorities)

1. Communication gap between residents • • • • • • 2. Lack of law and code enforcement/selective enforcement • • • • 3. Illegal trash dumping and lack of dumping options for residents • • • • 4. Lack of homeless service providers • • • • 5. Open and public use of drugs • • • 6. Lykins Scrap Yard on 12th St. • • • 7. Social intimidation/fear/lack of trust • • 8. Vandalism • 9. Low participation/volunteers of residents • 10. Abandoned buildings and their link to criminal activity • 11. Lack of green spaces • 12. Increasing numbers of sex workers • Priority Actions Communication Gap/ Lack of Code Enforcement: 1. Bring the department heads from code violations and Solid Waste/ Neighborhood Preservation Management along with Craig Straws, the Lykins codes inspector, to February’s (2017) meeting to open a dialogue between the city and residents of Lykins.

2. Ask the supervisors and department heads about their process and methods for addressing code violators. Ask the department heads for solutions for eliminating illegal dumping.

3. Apply the suggestions to the neighborhood.

4. Open up regular dialogue with Craig Straws and the neighborhood association by inviting him to monthly meetings prioritizing blocks with the highest amounts of blight.

Illegal Trash Dumping/Bridging Communication Gap: 1. Ask head of Solid Waste Management to come to neighborhood association meeting to discuss possible solutions to blight and litter and to listen to the concerns of the neighborhood association members.

2. Ask City about creating more dumping options (one specific location to take trash to) and getting more than two bags of garbage each week.

3. Research how to obtain cameras from the city to catch illegal dumpers.

4. Install cameras on/near lots most affected by illegal dumping.

5. Create an information sheet on how to dispose of trash properly and translate it to Spanish and other needed languages to reach out to all the residents in the neighborhood.

6. Deliver the information sheets door-to-door.

7. Market and inform the public about the two trash amnesty days and neighborhood clean-up days.

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TRUMAN PLAZA AREA PLAN, 2012

INVEST NORTHEAST, 2013

Quotes below are from this existing plan.

Quotes below are from this existing plan.

Vision: Truman Plaza residents, businesses and stakeholders take pride in and promote their vibrant, self-sustained community which consists of diverse, safe, historic and affordable neighborhoods with easy access to area services, resources and jobs. Goals: 1. Promote safe and clean neighborhoods and decrease crime rates.

2. Promote Truman Plaza as the ethnic and cultural hub of KCMO 3. Attract businesses and organizations that increase employment for area residents.

4. Capitalize on and encourage a walkable layout of the community and promote multi-modal transportation.

5. Emphasize, promote, and protect the attractive and historic character of the area’s neighborhoods and corridors.

Actions that the City has prioritized for the Lykins Neighborhood which align with neighborhood priorities include: • Targeted clean sweeps for trash and bulky item pickup • Trash Cart Program, which is a curbside waste disposal with City provided trash carts and recycling bins • Paint Program and Minor Home Repair Program • Partnering with area organizations to assist with the redevelopment and occupation of vacant properties • Establish neighborhood watch groups to work cooperatively with Police truman Plaza boundaries: north: Union Pacific (UP) Railroad Tracks • Identify chronic problem areas with illegal dumping and other concerns South: Independence Avenue between The Paseo and Woodland Avenue; I-70 east of andWoodland target Avenue toelimination the Big Blue River east: Belmont Boulevard, the BNSFlots Railroad Tracks, the Big Blue River forestry and stormwater management • Target vacant forandgardens, West: I-35 to The Paseo between UP Railroad Tracks and Independence Avenue; • Redevelop vacant lots Woodland Avenue between Independence Avenuewith and I-70 infill housing • Promote and utilize tax incentive programs • Establish new tax incentive programs to assist with renovations and redevelopment

The Trade Area, is defined as an area irregularly bound by Cliff Drive on the north, I-435 on the east, Truman Road on the south and I-29 / I-35 on the west.

As of 2010, total population for this Study Area was estimated to be 35,108. The total number of Households within the PMA is estimated to be 11,715.

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Despite stagnated growth over the last two decades, the overall population of the Historic Northeast became much more racially diverse. The Hispanic population of the area has increased by 491 percent over the last two decades, adding approximately 11,278 residents since 1990. The number of white residents within the area decreased by 59 percent, or 9,455 people since 1990.

Market absorption for residential properties is above MSA average for both single-family and multi-family projects. Single-family residences are averaging up to 44 days on market (DOM) within the Study Area. Multi-family projects within the Study Area are currently 99 percent occupied. Because of this unusually high demand, we expect any new residential development products to be fully absorbed by the market within a 12 month period. This absorption will be heavily dependent on pricing, which should be based on current averages and average worker salary.

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KCMO Market Value Analysis, 2016 Quotes below are from this existing plan.

Analysis Assumptions: • Public subsidy is scarce; acting alone, subsidies cannot create a market • Public policy and subsidy must leverage private investment or create conditions for investment to occur • In distressed markets, build from strength by investing near strong assets • All residents are customers with an expectation of quality public services and amenities • The best decisions are based on the sound and objective analysis of quantitative and qualitative data

The indicators of residential market health used were: Property Value and Investment # of Residential Sales Median Res. Sales Price Variance of Sales Price Homes with permits >$1K New Construction Blight, Distress and Vacancy Distressed Sales Homes w/ Maintenance Violations Bank-owned Properties Demolition Permits Dangerous Buildings Vacant Property Registry Homes with Signs of Vacancy Housing Characteristics Owner occupied homes Renters in single family homes Density of units Units of Subsidized Housing 14

Analysis Outcomes: • The majority of low value homes are in 3rd Council District, and KCMO Public School District.

• Yellow market residents also survey with low satisfaction on the physical appearance of neighborhood and perception of safety compared to other market residents.

• The lowest value homes house 20% of KCMO residents.

• Vacancy and distressed sales jump significantly between “G”, and “H” and “I” markets, while values decline linearly from “G” to “I”.

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INDIAN MOUND AND LYKINS URBAN RENEWAL PLAN Quotes below are from this existing plan.

The intent of the Indian Mound ‐ Lykins Urban Renewal Plan is to stimulate commercial and residential reinvestment and growth within the Indian Mound and Lykins neighborhoods.

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Stimulate and facilitate private investment in commercial projects that meet the shopping, dining, entertainment, and employment needs of neighborhood residents, commuters and other interested consumers.

Stimulate and facilitate private investment in new housing and housing rehabilitation that meet the needs of and appeal to both neighborhood residents and potential residents.

Assistance by the Land Clearance for Redevelopment Authority can include:

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Tax Abatement Property Acquisition Assistance

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3. FIELD OBSERVATIONS ON INVESTMENT AND OPPORTUNITIES The first maps were based on existing quantitative data and plan recommendations. The next part of the evaluation process is qualitative and involves on-the-ground observation of the neighborhood. This too, is preliminary mapping and evaluation, based on a 3-day series of neighborhood walks. The consultant team walked each block and alley to the best of their ability, photo documenting, noting, and talking with residents about their opinions of Lykins – past, present and future.

During this process, anecdotes of daily life and stories of specific community gatherings and community hardships informed the understanding of the place and the people. The people of Lykins want their neighborhood to be clean and safe again. Many want to know their neighbors and work together towards these goals. The types of conditions and stories defined two primary categories of strategies: • Social neighborhood stabilization • Physical development Both categories have short-term and long -term strategies and address the neighborhood’s priorities expressed in the Lykins Strategic Plan (2016) for increased communication, cleanup, safety, and recreation and gathering spaces.

In social neighborhood stabilization, some of the near term strategies include increased outreach and communication from the neighborhood association through local faith-based organizations, social service providers, and schools.

Longer term work may include strategies such as using restorative justice circles for addressing code violations, especially in the case of elderly residents, or those who do not speak English. (Jerusalem Farm, Don Bosco and NEAT are beginning this work.) These collaborative efforts can help to build the social cohesion and sense of community that result in more neighbors working together toward common goals.

Likewise, physical development can take many forms from stewarding a vacant lot to become a beautiful gathering place , to building new apartments for a growing population. The consultant team observed and noted current investment of the following types: • Property maintenance • Public • Private • Street, sidewalk and alley conditions • Pedestrian suitability • Safety • Ease of maintenance • Dangerous buildings • Vacant lots per block • Types of uses and alignment with neighborhood priorities 18

Through these observations, paired with the helpful input of the Lykins Advisory Committee, the following maps were formulated to share the current strengths and challenges. On the first map (page 20), the areas highlighted in yellow and orange are the areas that have the most cohesive patterns of strong investment in single family homes and apartments, respectively. The areas highlighted in blue and dark blue are faith-based organizations and the local public elementary school (Whittier). Red are strong commercial or non-profit investments that have a positive impact on the neighborhood, such as Eleos, and the Urban Farming Guys properties. The green areas are City investments, as are streets, alleys and sidewalks throughout.

The second map (page 21) adds pink coded City Land Bank holdings, and purple properties which are buildings that the City has deemed dangerous and boarded up. These purple properties often become Land Bank properties over time, but with proper legal council, could be acquired for renovation more quickly. The third map (page 22) adds blue dots that represent the major trash dumping sites, observable on the days of the site visits. While dumping and solid waste cleanup can be highly changing conditions, the locations marked are also indicators of places that are not highly populated, walkable and visible, which can therefore attract undesirable or unsafe behavior. On the fourth map (page 23) the teal color highlights properties with non-local ownership.

The fourth map (page 23) also adds a layer of focus called “ready for investment.” These heavy outlines begin to show places that seem ripe for redevelopment based on all of the information, both quantitative and qualitative, that has come before. This preliminary study identifies adjoining vacant properties that could potentially be acquired together and replatted for apartment development, as well as individual parcels with structures that require renovation, or vacant parcels ready for new construction of single family homes. Some of the properties identified are privately owned, and the owners have not yet participated in this conversation. This preliminary study is meant to guide conversations and result in identification of a focus area for development.

EXAMPLES OF NEIGHBORHOOD PROJECT TYPES

TIMING SHORT TERM

This quadrant diagram shows the two primary categories of strategies (social and physical) as well as short and long timeframes. From bottom to top of each quandrant represents relative ease of implementation (bottom = easier, top = more difficult). This diagram can be used by the Lykins Housing and Development Committee as one of their evaluatation tools to assure that there are ongoing projects in each quadrant.

Minor Home Repair Training

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Single Family Home Renovations

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Restorative Justice Code Violation Program

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New Apartment Building and Homes Around Lykins Square

SOCIAL

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PHYSICAL

Additional Trash Receptacles at Parks and Bus Stops

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STABILITY

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LONG TERM

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INVESTMENT

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INVESTMENT + LANDBANK, DANGEROUS

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INVESTMENT + LANDBANK, DANGEROUS, DUMPING

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INVESTMENT + LANDBANK, DANGEROUS, DUMPING, READY FOR INVESTMENT

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STRONG RESIDENTIAL INVESTMENT EXAMPLES EAST

Multifamily Residential on Van Brunt Blvd

Multifamily Residential on Hardesty Ave

Single Family Residential on Van Brunt Blvd

Single Family Residential on Norton Ave

Residential Landscaping on E. 7th Street

Multifamily Residential on Van Brunt Blvd

Residential Block E. 6th Street

Residential Improvements E. 12th Terrace

Planting and Photovoltaic at Residence on E. 10th Street

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STRONG RESIDENTIAL INVESTMENT EXAMPLES WEST

Rock Solid Family Church on Norton Ave

Multifamily Buildings on E. 10th Street

Multifamily Housing on Benton Ave

Landscape and Retaining Wall on Norton Ave

Single Family Residence on E. 10th Street

Multifamily Housing on Benton Ave

Monroe Ave

Single Family Homes on Peery Ave

Single and Multifamily Housing on Benton Ave

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STRONG BUSINESS AND NON-PROFIT INVESTMENT EXAMPLES EAST AND WEST

Eleos Coffee House on Independence Ave

Small Businesses on E. 9th Street

McDonald’s on Independence Ave

711/Conoco on Independence Ave

Building Renovation on E. 9th Street

Family Dollar on Independence Ave

Hardesty Renaissance Redevelopment on Hardesty Ave

The Urban Farming Guys Photovoltaics on E. 12th Street

La Flor de Chiapas on Independence

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INSTITUTIONS EAST AND WEST

Rosa de Saron Church on Cleveland Ave

Rock Solid Family Church on Norton Ave

Marantha Family Worship Center on College Ave

Whittier School on Bales Ave

Lutheran Church of Our Redeemer on Benton Ave

Cherith Brooke Catholic Worker House on E. 12th Street

Grace United Community Ministries on Benton Ave

Childrens Memorial Lutheran Church on Independence Ave

Gospel Lighthouse Church Askew Ave

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PROBLEM SPOTS EAST

Spruce Ave

E. 6th Street

E. 10th Street

E. 8th Street

Alley West of Elmwood Ave

Cloon Ave

E. 6th Street

Alley South of Independence Ave

Spruce Ave

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PROBLEM SPOTS WEST

E. 8th Street

Myrtle Ave

E. 6th Street

Norton Ave

E. 7th Street

E. 7th Street

Norton Ave

E. 14th Street

E. 7th Street

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LANDBANK AND DANGEROUS BUILDINGS EAST AND WEST

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CONCLUSIONS Area #4, is in the center of the neighborhood, with its southern border on 12th Street. This area has strong local residential and non-profit investment.

The Maker Space hosts after-school art and coding programs as well as collaborative space for artists, designers and fabricators. The neighborhood association meetings are also held at the Maker Space. Volunteers from Lykins and many other neighborhoods flock to assist the urban agriculture initiatives of the Urban Farming Guys and the community garden in this area. The Rock Solid faith-based community is located in this area, and Bessie’s House provides a community hub for women in need. The Advisory Committee made a preliminary decision, based on information presented, that Area #4 was the best option for the focus of redevelopment. Phase II of the planning process will focus on this area, and will also use other data to allow the Committee to make a final decision that might select another part of the neighborhood or a smaller portion of the selected area to be the focus area for development.

Based on this information, the Lykins Advisory Committee discussed the strengths and challenges of different areas of the neighborhood. The northeast area of the neighborhood (Area #1) is a strong focus area not only because it has several areas of cohesive existing investment, but also because of its proximity to existing and planned City investments at Van Brunt Boulevard and Independence Avenue, public transportation access, and the growing investment of Hardesty Renaissance (in red) just east of Lykins.

Area #2, surrounding Lykins Square, presents some of the most difficult challenges of the neighborhood and therefore holds some of the most transformative potential. Large areas of vacant land and dangerous buildings flank the park. These areas attract heavy trash dumping, homeless encampment and other unsafe behavior at the park. The land use surrounding the park would be appropriate for new affordable apartments and single family home development. This would increase the population of families in the area as well as use, care and safety of the park.

Area #3, on the west side of the neighborhood, holds the majority of faith-based and public institutions including Whittier Elementary School. The northwest corner is a busy area that is ready for investment, and several well-maintained apartments exist along Benton Boulevard. This area seems to have several opportunities for combining adjacent vacant properties to be planned as larger developments for apartments or townhomes near the school.

Several developers, contractors and community members also gave their feedback in small group meetings. While they generally agreed with the process and selection they also had suggestions for further refinement and studies.

Their perspectives can help to guide next steps in focusing the neighborhood development. Following are highlights from those conversations: Community member feedback • Instilling hope and a sense of belonging is key to success • Identify a focus node in between the areas, that has both strength and challenges • Understand the needs of the people who live here for type and size of home • Provide rent-to-own renovated homes Private developers and contractor feedback • Start with areas of strength and opportunity for infill or renovation • Address neighborhood priorities of communication, clean-up and safety first; then development will be attracted.

• Provide guidance on an area where a group of several developers and contractors can take on different types of projects including renovation and new construction • Show indications of progress on the major corridors • Discourage “milkers” or absentee landlords who are not investing in a quality property Non-profit community developer feedback • Understand the desires of the people who live here for ownership • Provide support for community dialogue • Provide training on home repair programs and resources • Identify key renovation and new construction opportunities 31

4. PRELIMINARY PRIORITY AREA The Advisory Committee made a preliminary decision, based on information presented, that Area #4 was the best option for the focus of redevelopment.

Per the selection of Area #4 as the preliminary priority area, the consultant team took a closer look at this area to provide specific examples for processes, attributes of appropriate development, and standards applicable to the rest of the neighborhood.

The feedback from area developers, contractors and community members also gave additional form to the area studied. Notice that the map to the right is slightly expanded from the initial Area #4. The preliminary priority area shown here also includes an area of the neighborhood in between Lykins Square and Whittier Elementary School that has more vacant property and areas coded with dumping challenges, as well as areas of strong existing investment.

Phase II of the planning process will provide more detailed information on this area, and will continue to collection additional information on ongoing development opportunities that will continue to inform the Committee’s decision-making on the focus node for development.

Key strengths to build from are:

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Urban Farming Guys properties, organizational capacity, and volunteer community Residential investment surrounding Rock Solid

Key challenges to address are:

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Land uses and crime hotspots at the curve of Spruce Avenue and 9th Street, south to the corner of Spruce Avenue and 12th Street Vacant properties

Next steps:

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Identify which privately owned properties next to Land Bank properties could be easily acquired Define safety strategy for Spruce Avenue including: work staging area and waste disposal for auto body shops; new sidewalks and lighting; repaired retaining walls; and traffic calming.

PRIORITY AREA LANDMARKS 1

Rock Solid Family Church

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The Urban Farming Guys

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12th Street Recycling

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AT&T

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Lykins Community Gardens

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Whittier School

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KC Windustrial CO

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Spruce auto body shops

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Lykins Square

E. 8th Street Bales Ct

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Kensington Ave

E. 9th Street

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E. 9th Terrace

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E. 10th Street

E. 10th Street

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Jackson Ave

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Spruce Ave

Myrtle Ave

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Norton Ave

E. 12th Street

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Cleveland Ave

Monroe Ave

Askew Ave

Bales Ave

E. 11th Street

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INVESTMENT

The Urban Farming Guys Maker Space on E. 12th Street

Cleveland Ave

Norton Ave

E. 9th Terrace

E. 10th Street

Cleveland Ave

E. 9th Terrace

Norton Ave

E. 12th Street

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LANDBANK AND PROBLEM SPOTS

Recycling Center on E. 12th Street

Spruce Ave

E. 10th Ave

E. 10th Ave

Spruce Ave

E. 10th Ave

Cleveland Ave

Cleveland Ave

E. 10th Ave

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PROCESSES The Lykins Advisory Committee will transition into a Housing and Development Committee to engage with City offices, non-profit community development agencies and for profit developers. As this committee establishes itself it will need protocol to address different types of property acquisitions and development plans including the following typical acquisitions and purposes:

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Sale of vacant side lots to owner occupants Vacant lots for farming, gardening, and green infrastructure Purchase for existing buildings for demolition Renovation of existing buildings for sale to owner occupant Renovation of existing buildings for rental Vacant lots for new development

If the properties in question are Land Bank properties, the Land Bank application process is designed to collect information to address the following issues:

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Criminal background check for neighborhood based crimes such as: Sex offenders, Drug Dealers, Prostitution.

Information on any previous property violations Up to date taxes, and/or disqualification for loss of property at the tax sale.

Review plan for property and compliance with zoning Favor non-profits and neighborhood-based development.

FOR PROPERTIES WITH STRUCTURES: Deed of trust that allows Land Bank to reclaim if plan and agreement is not followed Land Bank contacts the neighborhood where they are selling property to provide the buyer’s contact information, purpose of use. This information is sent at least 10 days before the Land Bank meetings on the first and third Mondays of the month. The neighborhood point-of-contact is asked to follow up with their recommendation and any information about the suitability of the buyer within 10 days.

Neighborhoods can ask the buyer to send their application and plan.

The neighborhood committee process would be:

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Review prospective buyer’s submitted documents Visually check the referenced site Compared proposed building standards with Lykins’ standards Consider whether to approve or opposed based on submissions Invite prospective buyer to committee meeting for interview and discussion of submissions: • • • • • • • • • • •

What does the buyer want to do with the property?

Why is the buyer interested in the site?

What is the buyer’s connection with the site?

Is there a plan for construction on the site?

Does the buyer own other properties? If so, what is the condition of those properties?

Do the buyer’s plans generally comport with our goals, neighborhood character, etc?

What experience does the buyer have in rehab work or new construction in the Lykins area and in the urban core of Kansas City?

If the buyer plans to work with a contractor, what experience does the contractor have in rehab work or new construction in the Lykins area and in the urban core of Kansas City?

Does the buyer have the financial and other resources needed to successfully complete this project?

Is the buyer up-to-date on all of its Jackson County real estate taxes?

Is there any other cause for concern about the buyer (e.g. is the buyer an owner of any problem properties)

If the properties are not Land Bank properties, the neighborhood committee will develop a process to collect similar information to above through working with the City’s Planning and Development Department. The level of detail and interview questions will vary based on the type of acquisition and purpose, as well as based on whether the buyer is a current Lykins resident or investor known to the neighborhood.

On the following page is a diagram of the City’s standard development process along with suggestions for when the Lykins Housing and Development Committee would be involved designated by the L# in a circle.

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Development Review Flowchart

Planning Review

Development Plan

Development Assistance Team (DAT)

Pre-Appliation Meeting

Project Plan

Begin at Planning Review Track

Building Plumbing Mechanical Electrical

Applicant revises plans per comments from Staff

Inspection

Special Use Permit

Staff Review

Submit Initial Application To CPC

C

Preliminary Plat/Final Plat

Submit Plans For Building Permit

PERMITS ISSUED

Developent Review Committee (DRC) - Staff Only - Staff with Applicant (Optional)

City Plan Commission Public Hearing

L1 Revised plans submitted per staff and/ or CPC Conditions

CITY COUNCIL PUBLIC HEARING

Submit Final Plat/ Project Plan Application To CPC

CPC City Plan Commission Public Hearing

√ Certificate of Occupancy Issued

CITY COUNCIL PUBLIC HEARING

L2

Note: The Development Review Flowchart is intended to graphically illustrate the basic steps in the overall development review approval and permitting processes. The Flowchart does anticipate all the conditions that may arise on a given development project. as such, should only be used as a reference. The City Planning and Development Department is the final authority. In the event of a conflict between this Flowchart and adopted codes and ordinances, adopted codes and ordinances govern.

City of Kansas City, MO (KCMO) City Planning and Development 414 E. 12th St. City Hall, 15th floor Kansas City, MO 64106 816-513-1500 planning@kcmo.org

L3 Public Improvements Constructed

Plans Reviwed

by Staff SUBMITS PLANS FOR PUBLIC IMPROVEMENTS

PERMITS ISSUED

for Public Improvements

Applicant revises plans per comments from Staff

Public Improvements Accepted

C

Rezoning or Area Plan Amendement

Building Construction

Plans Reviwed by Staff

C

Begin at Building Permit Review Track

C

Will your project require Development Approvals?

Building Permit Review

Does your project comply with all zoning requirements and only require a building permit?

Land Development Review

Start Here

May 2017

Public Improvements Inspected

Plat Recorded

KCMO Development Process Flow Chart: http://kcmo.gov/planning/development-concierge/

The KCMO Land Bank

• • •

Application Neighborhood input • Collect information • Interview • Provide decision Acquisition

KCMO Development Review If Development Approvals required, including incentives, tax abatement or property acquisition assistance, then Lykins Housing & Development Committee to be included in City process as noted:

L1 Review with DRC or prior to City Plan Commission Public Hearing

L2 Committee to represent neighborhood and/or submit letters for City Council Public Hearing

L3 Review of public improvements

The simple diagram above shows how a Land Bank review process may move into a City Development Review process and include the Lykins Housing & Development Committee

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SINGLE FAMILY RESIDENTIAL EXISTING TYPOLOGY 1

Pitched Roof

4

Front Elevated Porch

7

Single Car Garage at Back of Property

2

Covered Porch with Square Corner Columns

5

Fiber Cement Board Siding

8

Permeable Driveway Material

3

Front Facing Entry Door

6

Stone Base

9

Transparent Fencing

1

2

5

7

6 8

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3

4

9

SINGLE FAMILY RESIDENTIAL EXISTING TYPOLOGY 1

Pitched Roof

4

Front Elevated Porch

7

Retaining Wall at Sidewalk

2

Covered Porch with Decorative Columns

5

Wood Shingle Siding

8

Chimney

3

Front Facing Entry Door

6

Brick Base

9

Transparent Fencing

8 1

5

2

3

6

9

4

7

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RESIDENTIAL PRECEDENTS SINGLE FAMILY HOME

SINGLE FAMILY HOME

SINGLE FAMILY HOME

Location: Kansas City Metro Area - Whitehill Resident by KEM Studio in KCMO

Location: Kansas City Metro Area - Showhouse by Hufft Architects in KCMO

Location: Kansas City Metro Area - Steiner Residence by KEM Studio in KCMO

- Detached garage at the back of the property in order to reduce visibility

- Covered porch is accomplished with a new type of canopy that signifies the house is new without creating a new type of single family home style

- Second floor program is used to create a front porch

- Pitched roof with overhangs - Features of the design are more orthogonal or rigid than current homes, but the organization or features remain the same as traditional home design http://kemstudio.com/home/projects/whitehillresidence/

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- Gabled roof with overhangs http://hufft.com/project/jesse-matts/

- Centrally located entrance door - Porch utilized a small retaining wall for seating and separating space http://kemstudio.com/home/projects/steinerresidence/

RESIDENTIAL PRECEDENTS BUNGALOW DUPLEX VARIATION

CONTEMPORARY FOURSQUARE

CONTEMPORARY VICTORIAN STYLE

Location: Kansas City Metro Area - Collaboration between El Dorado in Kansas City and Kansas State University Students

Location: Chicago, Illinois Metro Area - Same foursquare plan that is common throughout Lykins

- Design can be adapted to single family residence

- Front porch and central entrance orientation

Location: Minneapolis, Minnesota Metro Area - This style may be appropriate along major corridors in the Lykins Neighborhood where existing Victorian Style homes currently reside

- New take on what a bungalow may look like without abandoning typical design

- Use of brick in place of limestone at base complements existing houses in neighborhood

https://www.dezeen.com/2017/12/04/kansasstate-university-architecture-students-el-doradowaldo-duplex-affordable-home-missouri/

https://www.kipnisarch.com/green-prairie-foursquare-chicago/

- Style supports existing formal Victorian character in Lykins Neighborhood http://www.startribune.com/home-plan-victorianfor-the-new-century/390715461/

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MULTIFAMILY RESIDENTIAL EXISTING TYPOLOGY 1

Stone Retaining Wall at Sidewalk

4

Individual Tenant Porch, Decorative Railing

7

Transparent Fencing

2

Centrally Located Tenant Entry

5

Individual Tenant Porch, Sheltered Canopy

8

Front Hedges Along Sidewalk

3

Individual Tenant Porch, Brick Hip Wall

6

Clustering of Windows Along Facade

9

Tenant Porch Planters

5

6 4

2 7

9

3

8 1

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MULTIFAMILY RESIDENTIAL EXISTING TYPOLOGY 1

Depressed Corner Entry

4

Decorative Cornice on Traditional Parapet

2

Centrally Located Tenant Entry

5

Structural Stone Lintel

3

Storefront for Secondary Small Business

6

Clustering of Windows Along Main Facade

7

Chimney

7 4 5 6

2

3

1

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MULTIFAMILY RESIDENTIAL PRECEDENTS QUADPLEX AND SIXPLEX

TRIPLEX

TOWNHOMES

Location: Bend, Oregon - Design by Hacker Architects in Portland, Oregon

Location: Toronto, Canada - Renovation of existing home

Location: Seattle, Washington - Designed by SWW AI in Seattle, Washington

- Use of different types and finished natural wood creates a common aesthetic with subtle variation

- Each level is a one bedroom apartment occupied by a separate tenant

- Aesthetic style can vary immensely on townhouse design

- Materials are in different locations for wayfinding and highlight significant spacings making the building visually interesting

- Mass and scale of building is in line with the existing neighborhood

- Character and style should be compatible with all other residential types

- Scale and massing is appropriate for primarily single family neighborhoods

- Materials and architectural style varies from its surroundings, but it isn’t disrespectful of the neighborhood style and material palette

- Should provide outdoor space and individual entry point for each townhome

- Design accommodates green streetscaping like trees and plantings

https://www.archdaily.com/597811/mid-towntriplex-studio-jci

http://hackerarchitects.com/basecamp#

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http://www.sww-ai.com/85th-linden/7anc4uvj9k0 d06ja6a8hzlhq2skcjs

MIXED USE/BUSINESS PRECEDENTS SMALL COMMERCIAL NEAR RESIDENTIAL

MIXED USE SIXPLEX

Location: Kansas City Metro Area - Designed by Hufft Architects in Kansas City

Location: Portland, Oregon - Building program allows for several small business to operate underneath 6 apartment units - 2 apartment units per level

- Local dentistry office resembles residential gabled architecture - Slight variation in building material, structure, and transparency make this building appear more “commercial/retail� when adjacent to single family residential neighborhoods http://hufft.com/project/kanning-orthodontics/

- Depending on depth of parcel could have studio to 2 bedroom unit options - Mass and scale of building is not out of place in majority residential neighborhood http://www.nextportland.com/wp-content/ uploads/2017/04/abernethy_flats_dz_img_01.jpg

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SIDING MATERIALS FIBER CEMENT BOARD

WOOD SIDING

STUCCO

- Extremely customizable building material that is readily available

- Beautiful graining features if sealed and not finished with paint

- Comes in a variety of textures ranging from the very smooth to the very rough

- Comes in a variety of textures, shapes, and sizes

- Readily available residential siding product that can be installed as a shake or plank

- This coating can be long lasting if applied well by a trained professional

- Maintenance is determined by species and sealant coating applied to wood surface

- Will hold onto dirt particles from rain and air

- Can be painted or may come with color embedded - Can resemble wood, but is more cost effective and requires less maintenance https://www.jameshardie.com

http://www.thebarnyardstore.com/upload/ images/options/1500/cs-siding_cedar_shake-0.jpg

- This is a homogeneous material that may be best applied in sections rather than the entire house, but this example does exist in the Lykins Neighborhood currently https://i.pinimg.com

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SIDING MATERIALS BRICK

LIMESTONE

HIGH GAUGE METAL PANEL

- Brick is used heavily throughout the Lykins Neighborhood on both residential and commercial buildings

- Found throughout the neighborhood as a foundation base, retaining walls, and front porch cladding

- Extremely durable building material when a quality gauge is selected

- Bricks most often used are standard sized bricks and not utility as this is more appropriate for residential and historical construction

- Avoiding thin veneer installations is preferred as this conflicts with the existing neighborhood use of structural and full stone construction

- This building material is used most often as a base material but is commonly the primary cladding with a lighter weight siding material as the secondary cladding

https://i.pinimg.com/

http://lukang.me/wp-content/uploads/2016/07/ metal-siding-texture-seamless-30-seamlesstexture-designs-for-designers-kitaro10.jpg

- Assembly of brick walls should be non structural rainscreen with an appropriately sized air space between insulation and brick http://14textures.com/wp-content/ uploads/2015/06/RedBrick-2.jpg

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PAVING TYPES PERVIOUS OPEN CELL PAVERS

PERVIOUS CONCRETE

PERVIOUS PAVING UNITS

- Low maintenance

- Medium maintenance (requires regular vacuuming to function properly)

- Low maintenance

- High durability for heavy vehicles - Cells can be planted or filled with gravel - Can provides a flexible space for many uses (i.e. outdoor market, parking area, community gathering space)

- High durability - Is part of a stormwater capture system with stormwater capture below concrete

- High durability for heavy vehicles - Provides an accessible solid surface - Provides an easily customizable pattern

- Reduces heat island effect

- Can be part of a stormwater capture system for reducing stormwater runoff http://blog.buildllc.com/2013/04/permeablesurfaces/

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https://www.go-gba.org/wp-content/ uploads/2013/09/Porous-Concrete-flickr-AaronVolkening.jpg

http://blog.buildllc.com/2013/04/permeablesurfaces/

FENCING TYPES WOOD OPEN PICKET

METAL CHAIN LINK

OPEN METAL FENCE

- Moderate maintenance

- Low maintenance

- Low maintenance

- Moderate transparency

- Thin links allow for greater transparency into and out of yard

- Fewer horizontals to prevent climbing

http://www.unitedfenceutah.com/wp-content/ uploads/2016/02/chain_link_fence_81.jpg

http://naturalenclosures.com/wp-content/ uploads/2015/04/residential-aluminum-fence-5. jpg

- Traditional aesthetic

https://cdn.decoist.com/wp-content/ uploads/2017/07/Thin-white-picket-fence-.jpeg

- Thin verticals allow for greater transparency into yard and out of yard

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INSULATION IRC 2012 Insulation and Fenestration Requirements by Component (Adopted Residential Code of KCMO)

FOAM BOARD / RIGID FOAM PANELS

DENIM INSULATION

- R-4 - R-6.5 per inch

- R-3.5 per inch, open-cell foam insulation

Climate Zone 4 Fenestration U-Factor 0.35 Skylight U-Factor 0.60 Glazed Fenestration SHGC NR Ceiling R-Value 38 Wood Frame Wall R-Value 13 Mass Wall R-Value 5/10 Floor R-Value 19 Basement Wall R-Value 10/13 Slab R-Value and Depth 10, 2 ft Crawl Space Wall R-Value 10/13

http://thermalreviews.com/ PRODUCTIMAGES/20147/1_8JgPFfvJ.jpg

https://elemental.green/wp-content/ uploads/2016/04/3868.jpg

R-Values are minimums. U-factors and solar heat gain coefficient (SHCG) are maximums. R-19 batts compressed in to nominal 2 × 6 framing cavity such that the R-value is reduced by R-1 or more shall be marked with the compressed batt R-value in addition to the full thickness R-value.

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INSULATION FIBERGLASS BLANKETS AND BATTS

SPRAY FOAM INSULATION

BLOWN-IN INSULATION

- R-2.9 - R-3.8 per inch, range for standard fiberglass - R-3.7 - R-4.3 per inch, range for highperformance fiberglass

- R-3.7 per inch, open-cell foam insulation - R-6.2 per inch, closed-cell foam insulation

- R-2.2 per inch, fiberglass - R-3.8 per inch, dense cellulose

- Expanding properties of spray foam effective at creating airtight building envelope - Can be used in tandem with other insulation types in wall or ceiling cavity

- Most commonly used for insulating pitched roof attic space - Can be installed within wall cavities as well when contained by sealing wrapping - Many different base insulation materials can be blown in ranging from the very sustainable to the less sustainable options such as fiberglass

- Very common insulation type available at any major building material store - Doesn’t require a professional to install - Loses insulating properties over time and when compressed in wall cavity http://www.greenbuildingadvisor.com/sites/ default/files/images/pillow-H160GI1004~1.jpg

http://www.uratex.com.ph/industrialinstitutional/wp-content/uploads/2014/05/SprayPolyurethane-Foam.jpg

http://www.greenbuildingadvisor.com/sites/ default/files/images/InsulSafe.jpg

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5. NEXT STEPS OF NEIGHBORHOOD PLANNING AND DEVELOPMENT PROCESS This preliminary study of assets and opportunities provides a foundation of work to build upon. In addition to this report, an online mapping tool was developed and is available to the Lykins Advisory Committee, City Departments and interested developers. It may be accessed here: https://goo.gl/74H9co Lykins Neighborhood will now determine their priorities for the next phase of work. Some of the next steps to follow: Continue to increase neighborhood engagement and outreach • Continue work of identifying and engaging a larger and more diverse group of neighborhood residents to join the planning process.

• Establish comprehensive vision and goals • Establish restorative justice circles, to assist neighbors who need help maintaining properties and avoid code violations and fines • See Racial Equity Toolkit from Portland as an example: https://www.portlandoregon.gov/oehr/71685 • Schedule regular clean-up events, with block coordinators • Schedule regular seasonal recreation events, with block coordinators • Complete the process of selecting the focus area for strategic development in Lykins • Continue to identify other resources and property owners that could be used as a foundation for improvement in the neighborhood • Continue to identify neighborhood problems that a development strategy should address • Obtain input in the process from a larger and more diverse set of neighborhood residents • With additional information and greater neighborhood buyin, make a final selection of the preliminary focus area for neighborhood development in Lykins Establish Lykins Housing and Development Committee • Keep online map up to date • Set protocols and schedule for Land Bank property review • Set process and protocols for non-profit and for profit development review • Refine attributes and standards for each development type • Expand standards to include: Roofing, Windows and HVAC systems • Specifications Include best practices for vacant lot cleanup and dumping prevention: http://uni-kc.org/sites/default/files/ dumping_preventer_082117web.pdf • Specifications • Site guidelines 52

• • • •

Potentially develop Community Benefit Agreements Disseminate information on common code violations to avoid, minor home repair programs and resources, and trash disposal processes Disseminate information on financial and legal programs available Define smaller focus area and path to projects: • Survey residents for information on size and type of homes needed as well as interest in ownership • Determine inclusive housing policies for renovations and new construction • Determine appropriate mix of single family, townhomes and apartments needed • Meet regularly with City code enforcement • Meet with LCRA to establish priorities area • Stay in touch with interviewed developers, contractors and non-profit community development agencies to coordinate investment

Lykins Neighborhood Association to become a 501c3 Public right-of-way study • Alley improvements • Sidewalk improvements • One-way to two-way street conversions Stormwater infrastructure study • Determine vacant properties that could provide green infrastructure benefits through remediated soil and native plantings Comprehensive Neighborhood strategy based on vision and goals for topics such as: • Mobility • Economic Development • Housing and Development • Health • Infrastructure • Social and Cultural Systems • Environmental Systems

Lykins Neighborhood is positioned for positive change! Please consider lending your heart, mind and hands to help this great Kansas City neighborhood.

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