2016 | Urban Lab Kansas City

BLOCK REGENERATION

DREW TRUSKEY

Introduction

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The contents of this book entails work completed in Studio 812 in the School of Architecture, Design and Planning at the University of Kansas. Studio 812 is a research studio that aims to investigate and reach adequate solutions to problems found within the urban core of Kansas City, Missouri.

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39TH STREET

PREFABRICATION

PRECEDEN

NTS

PROTOTYPES

A vital, but ever-changing corridor.

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Patterns of Change The ever-changing City of Kansas City, Missouri has had a number of high and low points throughout its vibrant history. First settled on the bluffs overlooking the Missouri River, the Town of Kansas, which started as a small, but growing outpost in the frontier of the Midwest grew into a massive metropolis that became known as the ‘Paris of the Plains’ in the 1930s. Like many cities in the United States following the Second World War, Kansas City, Missouri suffered issues of white flight, suburbanization, and partial abandonment in some of its once vibrant urban areas.

Much has changed since that period and much of Kansas City, Missouri has experienced profound revitalization. One of these areas now receiving a resurgence of popularity entails the Midtown area in the urban core. This diverse area of the city consists of a population of various socio-economic backgrounds and has a number of prominent corridors that serve as catalyst for commercial and residential endeavors. One of the most prominent corridors is 39th Street, which will be examined in the following chapter.

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I first focused on Main Street, which serves as a vital North to South axis for the city connecting the Central Business District to the shopping and residential areas that form the Country Club Plaza.

Although this was a worthwhile study, my examination led to envisioning an area of research that sought to form a link between the relatively prosperous areas of the city that lie in the West and the more poverty stricken areas that lie in the East.

Overtime, Troost Avenue has acted as the main line of demarcation between these once similar, but now divergent areas of the city.

A pivotal West to East corridor in the city is found on 39th Street. This corridor, which is a combination of commercial and residential uses became the primary testing bed for my analysis that sought to create a corridor of transformation in the heart of the city.

Main Street

In the course of investigating the urban core of Kansas City, Missouri, I sought to examine the revitalization potential of particular intersections that serve either a commercial or residential area. This process of investigation led me to the area of Midtown, which lies at the heart of the urban core of Kansas City, Missouri.

Broadway Boulevard

39th Street Corridor

Prospect Avenue

Woodland Avenue

The Paseo

Troost Avenue

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39th Street As I embarked on my analysis of the 39th Street corridor, I identified six intersections that formed the center of nodal interaction in each of the four zones I created through observing the commercial and residential composition throughout the corridor.

These nodal interactions entailed the following North and South running streets of Broadway Street, Main Street, Troost

Avenue, The Paseo, Woodland Avenue, and Prospect Avenue along 39th Street.

parcel entails a lot undergoing or has gone through redevelopment.

In the course of my analysis, I identified three lot types in the area. Those lot types entailed underutilized parcels, vacant parcels, and developing parcels.

Underutilized parcels are characterized by a parking lot fronting a central street, a vacant parcel consists of a disused parcel, and a developing

In this first zone of the corridor, which you find in the map below, two of the most prominent nodal interactions found are Broadway and Main. This particular zone is characterized by commercial, retail, and food services with various residential components mixed in. The area is dominated by underutilized parcels.

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Underutilized Vacant Developed

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As I continued to move East in my analysis, I identified the second zone of the corridor, which has two nodal interactions that consist of Troost and The Paseo. Unlike the first zone, the second zone is less characterized by commercial use and mixed-use components, but rather single family homes situated in a residential use area only.

Particular standouts in the area

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entail commercial use at the nodal interactions of Troost and The Paseo.

These commercial uses are the only commercial focused areas on this specific stretch of the corridor. Even with minimal commercial use in a relatively intact urban area that is conducive to walking, the majority of commercial uses is autocentric in nature, which perpetuates an area unfriendly to walking and bicycling.

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Regarding lot types and their respective classifications, this zone is primarily identified with underutilized and vacant parcels. Although the corridor has a relatively intact urban street scape, once you enter the area East of The Paseo, the landscape changes significantly. Vacant parcels become the hallmark of this area due to disinvestment, white flight, and the inability for homeowners to maintain their properties.

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Underutilized Vacant Developed

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39th Street As my analysis of the 39th Street corridor continues, I came upon the third zone of the area that consists of a single nodal interaction of Woodland. Similar to the composition of the second zone, the third zone is characterized by an area residential in nature with an once thriving commercial strip on the four corners of Woodland and East 39th Street.

One of the biggest changes this area

Underutilized Vacant Developed

had experienced was the construction of Highway 71, which created a massive barrier in an once strong and unified urban neighborhood. This transportation infrastructure had aided in the deterioration of the neighborhood from a physical and mental standpoint. A take away from this development is the area now being primarily characterized by vacant parcels unlike the relatively intact area of the first zone on West 39th Street.

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Although my analysis may seem pessimistic of this area, it is actually receiving a bit of revitalization. Near the center of the map below, I identified a parcel as being developed. This parcel being developed was once occupied by the Horace Mann School and is now the site of new single family home construction.

This project is being spearheaded by the Ivanhoe Neighborhood Association as the next step in the neighborhood’s rebound.

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The final area I identified in my analysis consists of the fourth zone, which is characterized by a single nodal interaction of Prospect. Prospect is one of the most important North and South connections in the city that lies on the East Side. What was once an important thoroughfare of various commercial uses has fallen into disuse and abandonment since the late 1960s.

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Even with issues of abandonment and negative perceptions of the area due to years of local media focusing on crime and degradation, the area is nevertheless experiencing a small resurgence. A pivotal part of the area’s resurgence entails the parcel I identified in the map below as developed. This parcel is now occupied by an Aldi grocery store that provides access to fresh produce and affordable food items to an area

that has not had a full service grocery store for an extended period of time.

The positive development I have highlighted cannot overshadow numerous issues the area faces. One of these important issues consists of vacant parcels I have identified in the map below that run up and down 39th Street to the corner of Prospect.

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Underutilized Vacant Developed

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The various techniques for transformation.

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Rethinking the Status-quo As the project progressed, I started to examine the potential solutions to the plethora of underutilized and vacant parcels found on the 39th Street corridor. I first identified four key ideas for the project, which included the advantages of small blocks, rethinking the commercial strip mall, revitalizing vacant parcels, and the creation of a corridor of sustainability. The pivotal component I explored to address these ideas was the possibility of inserting prefabricated modular units throughout the 39th Street corridor.

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39th Street Corridor Ideas During the course of my examination, several ideas began to emerge regarding the 39th Street corridor.

Those ideas entailed re-imagining of various characteristics of the corridor, such as small blocks, strip-malls, vacant parcels, and retooling 39th Street as a corridor of sustainability.

Accessibility

The diagram on the right analyzed the advantages and disadvantages of each of these ideas starting with small blocks on the left and then concluding with a corridor of sustainability on the right.

Small blocks are an interesting characteristic of the 39th Street corridor.

Unlike the long blocks of the city when examining it on a North to South axis, you start to notice blocks only being several hundred feet when changing your perspective to an East to West axis.

This characteristic provides numerous benefits to re-imagining the future of the corridor while also re-assessing the current conditions to become more suitable for urban development.

Strip-malls have unfortunately emerged as one of the defining elements of the 39th Street corridor. Although 39th Street once was a street characterized by storefronts that faced the sidewalk as many streets in the city were in the early 1900s, overtime the character of the

Commerce

Proximity

Autocentric

Anti-urban

Vitality Diversity

Connectivity

Poor land use

Lack of space

Outmodded use Small footprint

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street changed to reflect the new society it served. Yet, even with the dominance of this auto-centric environment, strip-malls can still be modified to reflect the urban character that once defined this corridor.

Rebirth Opportunity

Equity

Nature Activity

Health No tax generation

Crime Cost to the city

Failure to meet demands

Cost Lack of support

One of the more defining ideas I found in my examination entailed the preponderance of vacant parcels that dot the landscape. Once you enter the East Side of the city, vacant parcels become the hallmark of one of the most distressed areas in the city.

These vacant parcels have created much blight in the community, but are nonetheless opportunities for redevelopment and rebirth of these once well-populated neighborhoods.

The creation of a corridor of sustainability is an element to mirror the Smart City project in downtown. 39th Street could become a sustainable corridor for the city and region by adding permeable streets, bioswales near sidewalks, protected bicycle lanes, and mixed-use nodes to promote a healthy life style.

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Prefabrication vs ground-up construction After establishing the various ideas that entail the analysis of the 39th Street corridor, I started to investigate a way to reinvigorate the corridor. That examination led to the idea of introducing prefabricated modular construction to the area. First, as a way to provide an urban quality to auto-centric strip malls as a

transitional object instead of traditional ground-up construction. Second, as a cost-effective method to place affordable housing on vacant parcels in economically distressed parts of the city.

In the diagram below, I analyzed the benefits of prefabricated modular construction vs traditional ground-up

Sustainable

Costeffective

Efficient

Status-quo

construction. I found that prefabricated modular construction allowed for sustainable, cost-effective, and efficient construction practices while traditional ground-up construction led to labor-intensive work, cost overrun issues, and the typical congestion a construction site generates.

Antiquated

Labor intensive Costoverruns

Adaptable Fast building

Congestion

Impact of Ideas

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As I continued to analyze prefabricated modular construction, I examined the way prefabricated modular units may bring positive change, no change, or very little change to each of the central ideas to the area I discovered in my research in the categories of aesthetic, functionality, livability, and design.

Starting with small blocks on the bottom of the graph, the line on the lower end of each category represents what would occur without the implementation of prefabricated modular construction with the line moving south as having a lesser effect while the line moving north having a greater effect.

As you continue to move up in the chart, you encounter the categories of strip mall, vacant parcels, and sustainability corridor. I found that a number of categories received a positive effect with the addition of prefabricated modular construction such as vacant parcels.

Greater Lower

Aesthetic

Functionality

Livability

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Prefabricated Midtown In the third diagram below, I continued to examine the impact prefabricated modular construction would have in the urban core of Kansas City, Missouri.

I decided to look at the transforming quality prefabricated modular structures could have on the 39th Street corridor.

Like any urban core neighborhood that

has fallen on hard times, the ability for a particular type of development to jump start an area is always a welcomed addition. The downtown is experiencing that with the new streetcar line and I feel the addition of prefabricated modular structures to the 39th Street corridor will produce a similar quality.

Destination

The diagram below highlights various positive qualities that would emerge with the type of development I have talked about thus far. Specific positive qualities that will emerge entail 39th Street becoming a destination for the area, accessible home and business ownership, and an increase in property values.

Cost effective utilities

Increased density

Repopulate

Higher valued property

Create new architecture

Accessible ownership

Revitalized area

A new image

Equitability

Prefabricated KC In my last diagram examining the potential prefabricated modular construction would have in Kansas City, Missouri, I looked at the ability for the city to become a destination for new urban living concepts.

I pinpointed several cities that have experienced a growth of prefabricated modular construction to serve either

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residential or commercial needs.

One of the leading cities to experience this type of growth is New York City, New York where the emergence of the micro housing concept has given new life to prefabricated modular construction.

With the city being a dense network of commercial and residential zones,

the ability to deliver assembled units and reduce labor costs, material costs, and the headache of a traditional construction site, has created a shift in the paradigm of construction methods.

I believe such a shift can occur in Kansas City, Missouri and the 39th Street corridor can be the epicenter.

Seattle, WA

New York, NY

Kansas City, MO Los Angeles, CA

Austin, TX

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What has come before to alter the urban context.

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A Process Perfected Over Time Prefabricated modular construction is not necessarily a new concept in the world of architecture and construction. It first officially emerged as a costeffective and efficient method to provide living accommodations for British emigrants in Australia in the mid 1800s. Since then, it has been redeveloped and refinement in projects all over the world. In the following examples, I have provided a snippet of prefabricated modular construction that has answered new challenges and provided a new way of living in the urban context.

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Metastadt Wulfen, Germany Metastadt was a flexible form of urban living developed in the early 1970s by architects van den Broek and Bakema.

It was a conceptual idea by the Federal Government of Germany to create a way for unlimited horizontal and vertical construction. Although the building was an innovative concept in many ways, it nonetheless was demolished in the 1980s due to construction issues.

Nakagin Capsule Tower

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Tokyo, Japan The Nakagin Capsule Tower was constructed in 1972 and is a product of the Metabolist movement in Japan.

Architect Kisho Kurokawa designed the building to be individual capsules that are connected to a central core, which allows the capsules to be replaced or exchanged depending on use. The building still stands today, but is awaiting a full restoration to its original state.

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Habitat 67 Montreal, Quebec Habitat 67 was constructed in 1967 as the Canadian Pavilion for the World Exposition and was intended as an experiment for high-quality housing in an urban environment. Architect Moshe Safdie designed the building as combining the idea of prefabrication with rethinking the apartment building concept. The building still stands today and exists as luxury housing.

My Micro NY

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New York, New York My Micro NY, which is now known as Carmel Place is the product of the adAPT NYC design competition held by the NYC Department of Housing Preservation and Development. The architecture firm nARCHITECTS’ designed the building as micro housing to meet the needs of smaller households that characterize contemporary living in the city. The building is currently under construction.

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34+ Main Kansas City, Missouri 34+ Main is a new project to be built in the urban core of Kansas City, Missouri.

It is a multi-family housing project that will entail four stories of residential units composed of prefabricated modules that will sit above ground floor commercial and retail space. The architecture firm El Dorado Inc sought to create a distinctive residential building by alternating the placement of each module.

The Stack

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New York, New York The Stack is an urban infill project that aimed to provide residents with moderate incomes a place to live in the city. Off-site modular construction allowed an once urban undeveloped site to be economically redeveloped. The architecture firm of GLUCK+ desired to express the building’s off-site construction by allowing each separate modular unit to be legible, but still read as a knit together whole.

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Mass customization provides a catalyst for change.

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The Opportunity for Transformation Prefabricated modular construction has become a tried and true method of building new living and retail quarters in countless urban areas. In the following chapter, I will examine two prototypes for residential and commercial use on the 39th Street corridor. The first prototype will entail a retail component to address the auto-centric nature of current strip malls located throughout the commercial corridor of the street. The second prototype is geared to the residential component of the area and is focused on providing efficient housing options for the plethora of vacant parcels that dot the landscape.

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Commercial Prototype

The main case study for this type of transformation entailed a strip-mall on the corner of Baltimore Avenue and West 39th Street. This is a strip-mall I had classified has having underutilized space and is currently zoned for commercial use.

West 39th St.

Baltimore Ave.

Since a wholesale demolition and groundup construction of current strip-malls was not an option, I envisioned the idea of placing prefabricated modular units on available parking in front of the existing building and then gradually the old building would be demolished after the existing tenants had moved over to the prefabricated modular units.

Wyandotte St.

The first prototype entailed a cluster of prefabricated modular units assembled together to form a new way to revitalize the numerous auto-centric strip malls that inhabit the 39th Street corridor.

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Underutilized Vacant Developed

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Urban Renewal Commercial Commercial/Residential Residential

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Poverty According to 2014 US Census information, the commercial prototype is located in Tract 167 and the population age from 18 to 64 that is at or above the poverty level is 84.15 percent. On the other hand, the population age from 18 to 64 that is living in poverty is 14.85 percent.

At or Above Poverty Living in Poverty

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Race According to 2014 US Census information, the commercial prototype is located in Tract 167 and the primary composition is White at 67.73 percent. The second largest composition it Black at 19.36 percent.

White Black American Indian & Alaska Native Asian

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Income According to 2014 US Census information, the commercial prototype is located in Tract 167 and the median household income is 29,878 dollars.

Less 15,000 15,000-20,000 20,000-25,000 25,000-30,000 30,000-35,000 35,000-40,000 40,000-45,000 50,000-75,000 75,000-100,000 Greater 100,000

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Home Value According to 2014 US Census information, the commercial prototype is located in Tract 167 and the median house value for all owner-occupied housing is 170,200 dollars.

Less 20,000 20,000-50,000 50,000-100,000 100,000-150,000 150,000-300,000 300,000-500,000 500,000-750,000 750,000-1,000,000 Great 1,000,000

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Commercial Prototype EXPLODED ISOMETRIC

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KIT OF PARTS

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Commercial Prototype FLOOR PLAN

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SECTION

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Commercial Prototype ELEVATIONS

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RENDERING

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Residential Prototype

The main case study for this residential prototype entailed a vacant parcel on the corner of Garfield Street and East 39th Street. This is a parcel I had classified as vacant and is currently zoned for commercial and residential use.

Garfield St.

Since the housing unit will occupy a vacant parcel near a bus stop and Highway 71, it is located at a convenient junction for car free travel throughout the city. This component assists in making this housing unit an affordable place for its inhabitants and aids in the restoration of the urban landscape.

Brooklyn Ave.

The second prototype consisted of two prefabricated modular units assembled together to form a new type of affordable and cost-efficient housing on the East Side of the 39th Street corridor.

East 39th St.

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Underutilized Vacant Developed

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Urban Renewal Commercial Commercial/Residential Residential

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Poverty According to 2014 US Census information, the residential prototype is located in Tract 55 and the population age from 18 to 64 that is at or above the poverty level is 54.66 percent. On the other hand, the population age from 18 to 64 that is living in poverty is 45.34 percent.

At or Above Poverty Living in Poverty

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Race According to 2014 US Census information, the residential prototype is located in Tract 55 and the primary composition is Black at 93.49 percent. The second largest composition it White at 4.38 percent.

White Black American Indian & Alaska Native Asian

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Income According to 2014 US Census information, the residential prototype is located in Tract 55 and the median household income is 18,846 dollars.

Less 15,000 15,000-20,000 20,000-25,000 25,000-30,000 30,000-35,000 35,000-40,000 40,000-45,000 50,000-75,000 75,000-100,000 Greater 100,000

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Home Value According to 2014 US Census information, the residential prototype is located in Tract 55 and the median house value for all owner-occupied housing is 48,300 dollars.

Less 20,000 20,000-50,000 50,000-100,000 100,000-150,000 150,000-300,000 300,000-500,000 500,000-750,000 750,000-1,000,000 Great 1,000,000

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Residential Prototype EXPLODED ISOMETRIC

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KIT OF PARTS

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Residential Prototype FLOOR PLAN

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SECTION

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Residential Prototype ELEVATIONS

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RENDERING

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The evidence for the idea.

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The Background The beginning of the semester entailed countless weeks of in-class discussions and individual research of the city. The following pages entail research pertinent to my area of study starting with various abstracts from scholarly reviewed articles focused on urban development.

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Selected Abstracts A Systematic Review of Guiding Principles for Sustainable Urban Neighborhood Development The proportion of urban population is increasing globally. Climate change, biodiversity loss, and environmental pollution are leading to the urgent need to increase sustainable development of and through cities and their components. Encouraging and enabling sustainable lifestyles of urban inhabitants can be fostered by developing sustainable urban neighborhoods as the nuclei of cities. Numerous approaches exist that define principles for guiding sustainable development processes of urban neighborhoods. However, it remains unclear if these approaches really consider the core objectives that should be achieved and key actions that are involved to move toward sustainability. This study represents the first quantitative review that evaluates the principles for sustainable urban neighborhood development based on the available literature. We thus (i) identify promising approaches that present principles close to core criteria for sustainability and (ii) provide starting points for developing a more robust

set of principles by bringing together the examined literature. Furthermore (iii), sustainability aspects that are insufficiently covered are highlighted. Based on the findings (iv) a road map is outlined to encourage further research on the elaboration of a sufficient set of principles for sustainable urban neighborhood development.

Evaluating the Performance of Sustainable Development in Urban Neighborhoods Based on the Feedback of Multiple Stakeholders Sustainable development (SD) has increasingly become a major priority in urban neighborhoods to maintain social quality of life and support their economic development while preserving the environment. To expand the use of sd in urban neighborhoods, local governments often adopt various strategies such as land use planning. The priorities and effectiveness of these strategies vary significantly for different stake-holders such as neighborhood communities and local governments because of their different and often conflicting interests. accordingly, There is a pressing need to integrate the performance evaluation of SD strategies from all urban planning

stakeholders to ensure that the conducted evaluation is comprehensive and representative of all the affected stakeholders. Although there are several studies that focused on evaluating sd in urban areas, there is still a need for a comprehensive model that is capable of integrating the varying evaluations of different sd stakeholders. Accordingly, this paper presents the development of a comprehensive and an effective model for evaluating the performance of sd that is capable of integrating the varying and often conflicting evaluations of various stakeholders. The model is developed in four main stages: (1) formulation stage that created a comprehensive set of sustainable development (SD) criteria for urban neighborhoods; (2) group decision making stage that integrates the evaluations and judgments of multiple stakeholders; (3) implementation stage that automated the model computations; and (4) performance evaluation stage that analyzed the performance of the developed model using an application example.

Social Capital and Quality of Life in Urban Neighborhoods High Density Housing Social capital is an asset having

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positive consequences on family and societal well-being, strengthen neighborhood and increase quality of life. The objective is to assess social capital pattern among urban households in klang valley, malaysia.

The research has undertaken a questionnaire survey with 797 samples. The outcomes have demonstrated the existence of social capital. According to four dimensions of social capital investigated, the pattern of social capital is influence by when the neighborhoods is developed, the diversity composition of its people, locations and the surrounding developments. Social capital in these neighborhoods enhances positive social values towards a good living that contributes to quality of life.

Sustainable Futures for Linden Village: A Model for Increasing Social Capital and the Quality of Life in an Urban Neighborhood This paper presents a case study of urban neighborhood redevelopment facilitated by an interdisciplinary, collaborative effort between university faculty/ students, community partners,

and local organiza­tions/agencies. creation of healthy and sustainable the target area is linden village. A urban environments. columbus neighborhood experiencing the same sprawl-driven population loss and economic decline facing many inner city commuruties in the united states. In this case, local redevelopment is hampered by the deteriorating environment. moreover, old houses without proper maintenance, repairs, and upgrades are subjected to elevated energy use, high utility costs, and poor environmental quality, placing a burden on remaining residents. The project seeks to increase community awareness of and involvement in sustainable housing and neighborhood devel­ opment activities include identifying community development priorities, conducting a neighborhood health assessment, providing technical assistance and on-the-job training for local residents in green home rehabilitation and new construction, and geographic information systems (gis)-based mapping for neighborhood development and economic growth. Findings from this project provide baselinle results for wide-ranging studies and facilitate informed decision making for the Urban Lab Kansas City

Works Cited: Copiello, Sergio. “Achieving Affordable Housing through Energy Efficiency Strategy.” Energy Policy, Oct. 2015. Web. 04 May 2016.

Chen, Q., C. Acey, and J.J. Lara. “Sustainable Futures for Linden Village: A Model for Increasing Social Capital and the Quality of Life in an Urban Neighborhood.” Sustainable Cities and Society, Feb. 2015. Web. 04 May 2016.

“Creating Sustainable Places - Regional Planning.” Mid-America Regional Council, 2016. Web. 04 May 2016.

Hamdan, Hazlina, Fatimah Yusof, and Marlyana Azziyati Marzukhi. “Social Capital and Quality of Life in Urban Neighborhoods High Density Housing.” Procedia-Social and Behavioral Sciences, 16 Oct. 2014. Web. 04 May 2016.

Karatas, Aslihan, and Khaled El-Rayes. “Evaluating the Performance of Sustainable Development in Urban Neighborhoods Based on the Feedback of Multiple Stakeholders.” Sustainable Cities and Societies, Feb. 2015. Web. 04 May 2016.

Luederitz, Christopher. “A Systematic Review of Guiding Principles for Sustainable Urban Neighborhood Development.” Landscape and Urban Planning, Oct. 2013. Web. 04 May 2016.

Rockwood, David, Julia Teles Da Silva, Soren Olsen, Ian Robertson, and Tuan Tran. “Design and Prototyping of a FRCC Modular and Climate Responsive Affordable Housing System for Underserved People in the Pacific Island Nations.” Journal of Building Engineering, Dec. 2015. Web. 04 May 2016.

“Social Explorer.” Oxford University Press, 2016. Web. 04 May 2016.

Smith, Ryan E. Prefab Architecture: A Guide to Modular Design and Construction. Hoboken, NJ: John Wiley & Sons, 2010. Print.

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