CHOICE NEIGHBORHOOD PLAN | SEPTEMBER 2025
CHOICE NEIGHBORHOOD PLAN | SEPTEMBER 2025 CITY OF KANSAS CITY, MO Lead Grantee: Housing Authority of Kansas City, MO FY 2023 Choice Neighborhoods Planning Grantee
With: Westside Housing Organization, Westside Neighborhood Association, Guadalupe Centers Inc., Hispanic Economic Development Corporation, Sam Rodgers Health Center
s t n e m g d e l w Ackno Thank you.. The Westside Choice Neighborhood Plan is a major milestone in our two-year planning process, representing a collaborative planning process led by HAKC in partnership with residents and neighborhood stakeholders. The Westside Choice planning process is funded in part by a Department of Housing and Urban Development (HUD) two-year planning grant.
HAKC (LEAD GRANTEE)
Westside Housing Organization
RESIDENTS OF WEST BLUFF AND THE WESTSIDE NEIGHBORHOOD
Guadalupe Centers
PROJECT PARTNERS: City of Kansas City, Housing & Community Development City Planning & Development
Co-Chair, Neighborhood Task Force
Westside Neigh. Association (WNA) Co-Chair, Neighborhood Task Force
Co-Chair, Housing Task Force Co-Chair, People Task Force
Hispanic Economic Development Corporation Samuel U. Rodgers Health Center KCMO School District KCMO, Tony Aguirre Center WRT (Planning Coordinator) supported by Real Estate Strategies, Inc (RES Advisors).
All images are provided by WRT and HAKC All map data is sourced from ArcGISPro and ACS Census 5-Year Estimates 2022
contents
1
executive summary | 10
2
about the westside | 24
3
the planning process | 50
4
Existing conditions and needs Assessment | 74
5
the plan framework | 118
6
Implementation | 224
Housing Plan | 122
People Plan | 180
Neighborhood Plan | 200
1
Executive Summary An introduction to the West Bluff public housing community and the Westside Choice Neighborhood, a summary of the overall planning process, and overview of the plan vision, goals, and ideas for strategies.
FINAL PLAN
11
westside choice Building on Success! The Housing Authority of Kansas City (HAKC) received a two-year Choice Neighborhoods Planning Grant in September of 2023 to focus on West Bluff Townhomes, HAKC’s sole remaining family public housing site that has not been modernized or replaced since its construction in 1963. In the last few decades, other HAKC communities have received federal funding, including for planning and, more recently, for implementation to transform Paseo Gateway into vibrant, mixed-income neighborhoods in Kansas City, supported by services and amenities.
BROOKWOOD, PASEO GATEWAY
QUINLAN PLACE & ROW, PASEO GATEWAY
The Westside Choice Planning process presents an exciting opportunity to re-envision and redefine the West Bluff Townhomes site to meet the needs of residents, as well as improve connections to everyday needs – like groceries, schools, jobs, and transportation. It is also an opportunity to bring together the many Westside plans, projects, and organizations who are working tirelessly to protect affordability and maintain the unique character of the neighborhood. The Westside Choice Neighborhood Plan is focused on opportunities for West Bluff and the Westside Neighborhood and is organized with goals and strategies for Housing, Neighborhood, and People – with residents of West Bluff at the heart of the plan.
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PENDLETON FLATS, PASEO GATEWAY
n
choice plan area Current Choice Neighborhood Plan Previously completed Choice Plan Kansas City Boundary
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Defining Westside The traditional Westside boundaries generally follow the boundaries of Kansas City, Missouri Census Tract 153. The neighborhood is bound by Interstate 670 in the north, Broadway to Summit Street on the east, 31st Street on the south and the railroad tracks to the Kansas-Missouri state line on the west. Historically, the Westside neighborhood developed because of its proximity to employment in the meatpacking and railroad industries in the adjacent West Bottoms neighborhood to the west and jobs in downtown Kansas City to the east. Over time, immigrant Mexican households settled in Westside, making the Choice Neighborhood the hub of Hispanic culture in Kansas City. In the 1960s, the construction of Interstate 35 cut off many connections between the neighborhood and downtown, in an area previously bisected by overhead freight lines. Although Hispanic households are now scattered through the metropolitan area, many households have owned their homes in Westside over multiple generations. In more recent years, the neighborhood has faced significant gentrification pressures, pricing out many long-term residents. The target of the planning effort, West Bluff Townhomes, is located in the northern half of the neighborhood. While the Westside Transformation Plan seeks to replace 100% of the existing units at West Bluff with mixed-income developments, addressing displacement and the weakening of the neighborhood’s cultural identity are goals identified in the larger revitalization effort of the neighborhood.
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DEFINING WESTSIDE CHOICE NEIGHBORHOOD BOUNDARY
FINAL PLAN 15
a look at west bluff Defining West Bluff Built in 1963, West Bluff Townhomes was developed as a public housing site on a 12-acre parcel. Unaltered since its construction, the development stands obsolete, short on amenities, difficult to maintain, and does not meet current standards of safety and quality of life. Perched on a hill, a steep topography separates it from the flat railroads to the west. The north and east boundaries are marked by low-medium density residential parcels, and is accessed by Avenida Cesar Chavez that defines its southern edge. The West Bluff Townhomes do not face the street and are instead oriented inwards around cul-de-sacs, with a single point of entry and exit. This, coupled with a hilly terrain surrounded by trees, creates a sense of isolation with very little connectivity to the neighborhood. The development consists of 99 homes, ranging from 1 to 5 bedrooms. According to the Needs Assessment Survey conducted as part of the Choice Neighborhood planning process, over 83% of residents identified as women and more than 81% identified as Black/African American. One of the greatest strengths of West Bluff, as described by residents, is its large community of children, with 27% of households having children under the age of 5 and 58% of households having children between the ages of 5 and 19, out of a total of 77 surveyed households (West Bluff Needs Assessment Survey).
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DEFINING WEST BLUFF HOUSING SITE
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The West Bluff community About the West Bluff community:
15 1br/1ba 40 2br/1.5ba 32 3br/1.5ba 8 4br/1.5ba 4 5br/1.5ba Age of residents:
274 residents 12 acres How long have you lived in West Bluff?
Children under 5 years
27%
99 total homes
21 out of 77 households have children under 5
39%
17%
14%
30%
Marital Status
Gender
74%
83%
11 - 20 years
6 - 10 years
1 - 5 years
Less than 1 year
Children between 5-19 years
58%
45
out of 77 households have children 5-19 Elders above 60 years
14%
11
out of 77 have elders above 60
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of residents are single
of residents are women
Race of residents:
81% Black
11% White
6%
Hispanic
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The Plan Framework
In the future, the west bluff neighborhood will be... The goals of people, housing, and neighborhood create a framework to guide the transformation of the West Bluff Choice Neighborhood. The planning team comprised of three task forces corresponding to the three main objectives of the Choice Neighborhoods Initiative—Housing, People, and Neighborhood.
The Housing Task Force Focused on developing a strategy to provide high-quality, well-managed, mixed-income housing that responds to the needs of the neighborhood.
The People Task Force Explored ways to help residents of West Bluff and the surrounding community thrive. This included considering ways to improve pathways to effective education, meaningful opportunities for employment and quality health and wellness services.
The Neighborhood Task Force Identified ways to improve basic services in the community such as expanding public transportation, grocery stores, day care facilities, a greater sense of safety, and overall appearance and character to attract public and private investment.
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housing
Reintegrate West Bluff into the Westside neighborhood fabric, fostering opportunities for individual connections and a thriving, affordable, family-friendly community ties.
Goals: 1. Rebuild on the West Bluff site, taking advantage of its convenient location as an attractive community for new affordable housing development in the Westside neighborhood. 2. Redesign West Bluff as a welcoming place that is connected to the Westside neighborhood and surrounding resources, includes a range of amenities, and fosters health, wellness, and safety for all residents. 3. P reserve and increase affordable housing options in the Westside neighborhood. 4. Provide support for homeowners to stay in their homes and opportunities for West Bluff and other neighborhood residents to be able to purchase a home and stay in the neighborhood.
people
neighborhood
Increase opportunities for West Bluff residents to gain long-term employment, increase household income, focus on health and wellness, and make informed educational choices for their families, while celebrating the unique voices, richness and strength of the community.
Celebrate Westside’s rich culture and history, while addressing the enduring impacts of urban renewal and highway construction by improving mobility, strengthening physical and social connections, ensuring safe and affordable neighborhoods, and expanding availability of fresh food.
Goals:
Goals:
1. Provide unemployed West Bluff Residents with job training and employment referrals and increase awareness of these opportunities within the West Bluff community.
1. Create stronger connections and sense of place in the Westside neighborhood for residents of West Bluff, celebrating and building on the community’s history, culture, and neighborhood pride.
2. Increase resident income. 3. Ensure enrollment in quality schools. 4. Increase participation in organized extracurriculars. 5. Expand availability of healthcare services for residents. 6. Empower resident healthcare decisions.
2. Establish West Bluff as a safe and welcoming gateway to the neighborhood and city of Kansas City, MO. 3. I ncrease availability of high-quality, affordable, and healthy food options. 4. Build on existing plans (e.g., Greater Downtown, West Pennway and Southwest Boulevard) to re-establish connectivity to different parts of the neighborhood. 5. I ncrease recreational opportunities and community spaces for all age groups and abilities in Westside. FINAL PLAN 21
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AERIAL VIEW OF REDEVELOPED WEST BLUFF
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2
About The Westside The Westside neighborhood, one of Kansas City’s most historic neighborhoods, is located at the southwestern edge of downtown. Traditionally a multigenerational neighborhood with a mix of cultures, the Westside neighborhood of today traces its roots back to the Mexican immigrants who settled there in the early 1900s. Westside is known for its sense of community, restaurants, parks, churches, and vibrant art and culture.
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IN 1828, AN INDIAN TRADER WILLIAM MULKEY MOVED TO MISSOURI FROM NORTH CAROLINA. WITH HIS WIFE CATHERINE DRIPPS, HE ESTABLISHED A HOMESTEAD ON WEST 13TH AND SUMMIT STREET
HE PLATTED THE LAND AROUND HIS HOUSE, AND SOLD THEM TO CREATE THE CITY’S FIRST RESIDENTIAL SUBURB.
BY THE 1870S, A BIG IRISH POPULATION SETTLED IN THE BLUFFS, NICKNAMING IT THE ‘IRISH HILL’.
SHORTLY AFTER, PACIFIC RAILROAD ARRIVED TO KANSAS CITY, COMPLETING THE EAST-WEST CONNECTION.
A GROUP OF RAILWAY EXECUTIVES FENCED OFF 20 ACRES OF LAND IN WEST-BOTTOMS TO BUILD STOCK PENS. MEAT INDUSTRY FLOURISHED ACCOMMODATING OVER 100,000 ANIMALS.
Slaughtering and Meat packing is not the principal industry in KC, it is the ONLY industry!
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IN 1892, A LANDSCAPE ARCHITECT GEORGE KESSLER WAS COMMISSIONED TO LAY OUT AN EXTENSIVE PARK AND BOULEVARD SYSTEM.
ELEGANT CIVIC GESTURES AND FOUNTAINS WERE BUILT ALONG PARKS UNDER THE CITY BEAUTIFUL MOVEMENT.
This will be called the city in a park!
A CONSTRUCTION BOOM FOLLOWED! ICONIC BUILDINGS SUCH AS NEW YORK LIFE, EMILY THAYER BUILDING AND THE CONVENTION HALL WERE BUILT.
IN 1903, A MASSIVE FLOOD ENGULFED WEST BOTTOMS LEAVING THOUSANDS HOMELESS AND DISPLACING MANY RESIDENTS.
A YEAR LATER, MULKEYS HOMESTEAD WAS CONDEMNED FOR THE WEST TERRACE PARK. WEST CLIFF DRIVE WAS CONSTRUCTED.
IN 1914, THE UNION STATION OPENED, FURTHER ESTABLISHING THE CITY AS A MAJOR RAILROAD HUB.
Source: Renderings visualized using Midjourney. Text sources: Flatland, 2021; CuriousKC, Kansas City’s Westside Story; KC History; Historic Kansas City; Strong Towns, 2020 Kansas City: The American Story of Growing into Decline.; Westside neighborhood survey report, KCMO.
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MEANWHILE IN MEXICO, A REVOLUTION BROKE OUT.
TO CATER TO THIS INFLUX, GUADALUPE CENTER WAS FORMED IN 1919 TO PROVIDE SOCIAL SERVICES, NIGHT SCHOOL TO ADULTS & CLASSES TO YOUNG MEXICANS. WESTSIDE SOON BECAME A SAFE HAVEN WHERE LATINO COMMUNITY AND CULTURE FLOURISHED.
THOUSANDS OF MEXICANS FLEEING THE REVOLUTION, ARRIVED IN KANSAS CITY TO WORK IN THE RAILROAD AND MEAT PACKING INDUSTRY AT WEST BOTTOMS. THEY SETTLED IN THE ADJACENT WESTSIDE NEIGHBORHOOD. THE 1951 FLOOD WAS THE END OF WEST BOTTOMS. THE ERA OF MEAT-PACKING ENDED AND INDUSTRIES IN WEST BOTTOMS CLOSED.
UNTIL 1946, KANSAS CITY WAS CHARACTERIZED BY COMPACT NEIGHBORHOODS WITH VARIOUS HOUSING TYPOLOGIES AND AMENITIES WITHIN WALKABLE DISTANCES, SHAPED BY THE ELECTRIC STREETCAR AND A FUSION OF CENTURIES OLD EUROPEAN ARCHITECTURAL AND PLACEMAKING TRADITIONS ALONG WITH THE AMERICAN RECTILINEAR STREET GRID. THE POPULATION DOUBLED AND THE NEIGHBORHOODS GREW DENSER, WITHOUT EXPANDING THE GEOGRAPHIC BOUNDARY.
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IN 1950S AND 60S, VERY FEW HOMES WERE CONSTRUCTED IN WESTSIDE BARRING TWO PUBLIC HOUSING PROJECTS, WEST PENNWAY AND WEST BLUFF TOWNHOMES.
AND THEN CAME THE HIGHWAY.
IN 1960S, INTERSTATE 35 PIERCED THROUGH THE WESTSIDE NEIGHBORHOOD, DISPLACING RESIDENTS. I-670 CUT THE WESTSIDE OFF FROM THE CENTRAL BUSINESS DISTRICT, DESTROYED RESIDENCES AND DIVIDED WEST TERRACE PARK INTO THREE.
RAPID SUBURBANIZATION FOLLOWED. IN 1950S, WESTSIDE HAD OVER 13,000 RESIDENTS, WHICH DROPPED TO 7000 IN 1970S. MORE THAN 50% OF HOMES IN WESTSIDE WERE DEEMED SUBSTANDARD. Source: Renderings visualized using Midjourney. Text sources: Flatland, 2021; CuriousKC, Kansas City’s Westside Story; KC History; Historic Kansas City; Strong Towns, 2020 Kansas City: The American Story of Growing into Decline.; Westside neighborhood survey report, KCMO.
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THE STORY SO FAR PARKS AND BOULEVARDS SYSTEM
1800-1870 the first residential suburb
1909 boundary Parks & Boulevards Highways in 1960s
Source: KC History 1930 IMAGERY OF RAILYARDS IN WEST BOTTOMS
Source: KC Public Library
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The history of the Westside neighborhood begins with the development of Mulkey Square, named after the first settler to the Westside. In 1868, an Indian trader and horse breeder, William Mulkey, platted the land around his homestead at West 13th and Summit Street and sold the lots for as much as $1,000 each. “Mulkey’s Addition,” or Mulkey Square, extended from West 13th to West 16th and from Belleview Avenue on the east to Summit and Madison on the west. Neighboring landowners further expanded the development and attracted new families. By the 1880s, such a large Irish community had settled on the bluffs that it was nicknamed “Irish Hill.” Although King and Bouton’s Addition was platted in 1859, Mulkey’s Addition is recognized as Kansas City’s first residential suburb. The Irish population founded the Sacred Heart Parish in 1887, which led to the construction of the Sacred Heart Church, School, and Rectory in the southern part of Westside. Residents also included immigrants from Scandinavia, Germany, and England, while some second-generation families had moved into Westside from the northeastern parts of the city. The Swedes, the largest of the Scandinavian groups, went on to construct a fraternal house at 2139 Summit Street and the Swedish Evangelical Immanuel Lutheran Church on Avenida Cesar Chavez (23rd Street), now Our Lady of Guadalupe Church. Text Sources: Flatland, 2021; CuriousKC, Kansas City’s Westside Story; KC History; Historic Kansas City; Strong Towns, 2020 Kansas City: The American Story of Growing into Decline.; Westside neighborhood survey report, Dept of City Planning and Development, KCMO.
railways as a catalyst to growth and the rise of meat packing In 1865, the Pacific Railroad arrived in Kansas City, completing an important east–west connection. The bridging of the Missouri River further created a link between Kansas City and Chicago that inspired railroaders to consolidate their resources in the West Bottoms as a stopping point on the cattle trail. Stock pens were built, and the West Bottoms soon accommodated over 100,000 animals along the river, which expanded shipping routes and improved connectivity to natural resources. The meatpacking industry thrived as the most important industry in Kansas City.
Late 19th Century “paris of the plains” As Kansas City continued to boom, citizens saw the need to create a better quality of life by ‘beautifying’ the city’s appearance, improving the conditions of streets and sidewalks, and development of municipal parks. In 1892, Kansas City embraced carefully cultivated beauty in the form of elegant parks and grand civic buildings under the City Beautiful movement. Landscape architect George Kessler drafted a citywide plan for a system of interconnected parks and boulevards to link the city with winding expanses of green space that offered an ornamental commute rather than spaces for gathering. Aesthetically pleasing fountains, statues, plazas, and pergolas were designed to facilitate a monumental and scenic restructuring of the city, which earned the titles
“Paris of the Plains” and “City of Fountains.” This transformation aroused community spirit while also stimulating the city’s economic prowess and standard of living, with higher real estate values along the boulevards. The plan converted three blighted areas into Kessler Park, Penn Valley Park, and West Terrace Park, the latter among the first parks established by the system. However, while the plan acknowledged the need for urban renewal and the protection of major natural features, it cleared out many low-income residential neighborhoods and eventually divided the city along lines of class and race—the wealthy west and the poorer east. The city’s first park, deeded by Mulkey and Drips, still exists today at the northwest corner of West 16th and Belleview.
THE WEST BOTTOMS FLOOD In 1903, a devastating flood covered West Bottoms with 8-10 feet of water leaving 22,000 people homeless and destroying 16 to 17 bridges. This became an important factor for a demographic shift of the Westside, as many residents began relocating south to Hyde Park, Rockhill and the Country Club district. WEST TERRACE PARK
Source: Kansas City Northeast News
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1910-1946 MEXICAN IMMIGRATION Following the chaos and economic upheaval caused by the Mexican Revolution, Mexicans began arriving in large numbers in Kansas City in 1910 to work in the booming railroad industry. The opening of Union Station in 1914 further cemented Kansas City as a major railroad hub. World War I also impacted the labor force, as it halted immigration from Europe and saw an exodus of working-age men joining the armed services, leaving behind job vacancies in the railroad sector. A series of exclusionary acts passed federally earlier, beginning in 1875, severely limited the flow of Asian immigrants and further paved the way for Mexicans to fill positions and address labor shortages in agriculture, mining, and the growing railroad industries. Initial worker settlements and businesses consisted of boarding and rooming houses, pool halls, and drinking establishments serving Mexican men that arrived alone in search of jobs. With the arrival of women and children after the World War, migrants created stable neighborhoods in the Argentine, Armourdale, and the Westside. These colonias were eventually characterized by a large degree of home ownership among the Mexican population, which in turn reflected permanence and financial stability. The Southwest Boulevard artery soon became a business district in the neighborhood with at least 18 different types of services catering to the Mexicans. Text Sources: Flatland, 2021; CuriousKC, Kansas City’s Westside Story; KC History; Historic Kansas City; Strong Towns, 2020 Kansas City: The American Story of Growing into Decline.; Westside neighborhood survey report, Dept of City Planning and Development, KCMO.
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GROWTH OF A COMMUNITY Upon their arrival, Mexican immigrants faced discrimination, cast as inherently inferior, lacking cleanliness, and spreading disease. They were barred from attending certain schools, exploited in the workplace, and deprived of basic services. To address the growing need for health and essential services, a Catholic women’s club called the Agnes Ward Amberg Club began operations in 1919 and established a volunteer school and clinic for underprivileged Mexican immigrants who had settled in the Westside. Naming themselves the Guadalupe Center, the organization became one of the nation’s first social service agencies for Latinos and dedicated itself to the spiritual and physical welfare of the community. In its first year, the club engaged in many lines of social service work,
including a night school for adults, a sewing school for Mexican girls, a Sunday school, and a summer school attended by more than 50 Mexican children daily. Kansas City’s Westside crystallized into a safe haven where the community preserved its culture by building a hub for its economy and identity to thrive, with the Guadalupe Center functioning as the “living room of the neighborhood.” Youth art programs and extracurricular activities became a staple at the Center as a way of celebrating culture and sustaining community. Today, Guadalupe Centers operate out of 15 facilities throughout the city and provides services in the areas of health and human services, education, youth recreation, workforce development, and summer and afterschool programming.
GUADALUPE CENTER, A LIVING ROOM FOR THE LATINO COMMUNITY IN WESTSIDE
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Post-War KC the flood of 1951 The 1950s began with the momentous flood of the Kansas River in the summer of 1951. The flood submerged the West Bottoms, destroying cattle, hogs and businesses. A half dozen meatpacking plants closed, cut back operations or moved out of the city altogether. Electricity to the Westside and much of Kansas City was cut off. Westside residents lost their jobs as industries in the West Bottoms closed. Text Sources: Flatland, 2021; CuriousKC, Kansas City’s Westside Story; KC History; Historic Kansas City; Strong Towns, 2020 Kansas City: The American Story of Growing into Decline.; Westside neighborhood survey report, Dept of City Planning and Development, KCMO.
1930 IMAGERY OF WESTSIDE
Source: KC Public Library
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housing In the 1950s and 1960s, two major housing projects were built in the Westside by the Kansas City, Missouri, Housing Authority. Pennway Plaza, located just south of Observation Park, and the West Bluff Housing Project, located north of West 23rd Street on the bluffs, were both mediumdensity, federally subsidized apartment blocks for low-income residents. The West Bluff Housing Project began in 1957 with the demolition of 41 residences and 26 accessory buildings. The two projects displaced over 1,000 residents, many of whom moved out of the Westside area. Early 1960s demolition drawings of West Bluff reveal a grid-like pattern of development. Originally planned as a platted development, West Bluff was divided into 115 parcels and extended Mercier Street on the north and Cesar Chavez on the south to create an interconnected network.
The new development, consisting of 99 housing units arranged around cul-de-sacs, was accessed from Cesar Chavez through a single point of entry and exit, isolating it from the rest of the Westside. By 1971, the two housing projects accounted for nearly 45% of the housing units in the neighborhood (Westside Neighborhood Survey Report, Dept. of City Planning and Development).
WEST BLUFF 1962
WEST BLUFF TODAY
a suburban experiment Until 1946, Kansas City was characterized by compact neighborhoods with various housing typologies and amenities within walking distance, shaped by the electric streetcar, European architectural styles, and American rectilinear street urbanism. The streetcar network laid the foundation for neighborhoods that still hold a disproportionate share of the city’s real estate value and architectural heritage. After 1946, however, the city undertook a radical experiment in city building, where freeways pierced through the urban core. The Westside was among several neighborhoods designated as hazardous in the 1930s redlining map, described as having “detrimental influences in a pronounced degree, undesirable population or an infiltration of it.” Several freeways were deliberately built through the neighborhood, serving as much as tools of urban renewal and land speculation as of mobility. The freeway system was the vision of L.P. Cookingham, City Manager of Kansas City, who proposed a central city highway ring and the placement of Interstate 70, Interstate 435, and the Midtown Freeway. The Southwest Trafficway (1950) was the first freeway constructed under this program, separating the southern section of the Westside from Penn Valley Park, which prior to construction had been a cherished neighborhood asset.
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The Interstate 35 Freeway, built in 1960, cut straight through the Westside, splitting the Mexican community in half and displacing several residents from their homes. Mexicans were not only cast out from society but also physically cut off from economic opportunities in downtown, a situation further worsened by the construction of I-670 in 1990, which brought disinvestment and loss of land value. The geographic growth of Kansas City followed an unprecedented automobile-oriented pattern of development. New home purchases were subsidized, while the inner neighborhoods fell into decline. Interstate 670 destroyed much of Mulkey Square. It cut the Westside off from the Central Business District, eliminated two square blocks of residences, and divided West Terrace Park into three: Case Park at the north end, Jarboe Park at the south end, and Mulkey Square Park on the north side of Interstate 670, which is no longer considered part of the Westside. From 1946 to 1964, the city’s population grew from 434,000 to 486,000—an increase of only 12%—but its land area grew from 60 square miles to 314 square miles—an increase of 423%. In 1946, Kansas City had 12 feet of road per capita. Since 1964, however, the city has added a staggering 148 feet of road for every added resident. Highway construction removed dwelling units housing more than 1,000 people. In 1950, over 13,000 people resided in the Westside community. By 1970, the number had dropped to fewer than 7,000. Vacant homes and empty lots dotted the neighborhood, with more than 50% deemed substandard.
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PAST INJUSTICES
A or “Best” B or “Still Desirable” C or “Declining” D or “Hazardous”
Source: University of Richmond (DSL)
n
growth of a city 1853 - 1860
1891-1900
1941-1950
1991-2000 2011-2020
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a thriving neighborhood Westside is the best side! The Westside today has bounced back from the state of despair in the 1960s, owing to the efforts of residents, local activists, and institutions that organized to preserve and rebuild their community. Today, we are planning for its greatest asset—its people! Westside Housing (WSH) was founded in 1973 by a group of residents dedicated to expanding safe and affordable housing opportunities in the Westside. Over the past 50 years, WSH has facilitated the construction and rehabilitation of dozens of single-family homes and built new multifamily housing, such as Villa Del Sol along the West Pennway corridor. Housing redevelopment spurred additional community investments, including streetscape improvements, a new community center, and a new public library.
Art, Culture, and Community Westside takes pride in its rich mix of cultures and strong Latino heritage. In some locations, third and fourth generations still live in their original family homes. Mexican establishments along the Southwest Boulevard are run by families that immigrated decades ago. Multiple generations have gone to the same schools and churches in the neighborhood which act as an essential part of community life.
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Murals and Signage The murals and signage of the Westside neighborhood create a vibrant backdrop for the many cultural events and festivals celebrated each year, including Cinco de Mayo at the Guadalupe Center and Dia de Los Muertos, hosted by the Mattie Rhodes Center. A gateway to Downtown, Crossroads, and Kansas City from the state line, the Westside neighborhood is also cut off from its surroundings by Interstate 670 and railroad tracks. Murals and signage reflect a mix of Kansas City culture and historic roots, stories, and art and add to the neighborhood’s unique identity.
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Restaurants and Businesses The Westside is known for its vibrant mix of local restaurants and businesses. The neighborhood offers something for everyone—from cozy cafés and breakfast spots to coffee shops, upscale dining, and authentic Mexican restaurants. Wellknown neighborhood fixtures include Westside Local, Los Alamos Market and Cocina, Blue Bird Bistro, Chez Elle Crêperie, and Boulevard Brewing, among others. Numerous Mexican restaurants and taquerias are clustered along Southwest Boulevard within just a few blocks of the intersection with Summit Street. There are a mix of retail shops and businesses dotting the Westside, adding to and complementing the social and community uses throughout. Westside also has a mix of production and wholesale spaces that serve Kansas City and beyond, including Yoli Tortilleria, The Roasterie, Perez Food Products, Parisi Coffee, and Christopher Elbow Chocolates. The Hispanic Economic Development Corporation of Greater Kansas City (HEDC) is one organization that is focused on developing and implementing economic development initiatives that positively contribute to the Latino communities in the Greater Kansas City Area, including active engagement in the Westside.
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westside stories I have been in Westside for 43 years. I came with my family from Mexico in 1983. I used to live up on the hill and back then this was not a neighborhood people wanted to come to until they built the FBI building, the Primitivo Garcia School and the West Pennway housing project. Everything changed. I couldn’t afford to live here anymore. Our house was old and we didn’t have enough money to fix it. Now I live up North. I wish one day I can come back to this neighborhood but at least I have this restaurant.
augustin juarez Owner, Los Alamos
We started Los Alamos 23 years ago. It was a grocery store run by Koreans. There was no kitchen back then. It used to be open from 6:00 am to 10:00pm at night, seven days a week. My wife used the space behind to cook with an electric stove, to feed us. And people coming into the market, would ask – “What is that smell? Do you have any food?” Everyday people asked me the same question and I realized there is a big demand. So I turned to the merchandiser and told him, let us give it a shot. We set up one table, and I asked my wife, cook whatever you have in the refrigerator. And that’s how we started selling tacos. We had to change the whole storefront. It was all brick first. People were afraid to come in because they couldn’t see what was happening inside and thought it was a meat market. We said, “no, no we sell food too.” This is a family business. My two kids, Benito and Adriana, grew up here. Literally right here! We’ve been open every day except Mondays. And there is just no reason to not be here. We tried doing dinners too, but it didn’t work out for us because we don’t have too many employees. I joke with my customers, that this is where I was dropped off. I love it and I don’t see myself in any other location. I love my job with all my heart.
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Money is only a necessity, but my job gives me so much joy. I know every customer here by their names. When I go out to eat, I want to be treated well, I want to feel like home. But it doesn’t happen that way, so I tell my kids – treat people the way you want to be treated. I had a surgery two weeks ago. I am not supposed to be here, but you know what? I enjoy it so much. It is so heartening to see people come from outside Kansas City, outside of the neighborhood. Some people drive for more than 30 minutes just to come eat with us. People wait for 45 minutes on weekends to get a table. I don’t plan to add more tables. This way I can attend to everybody. People have been giving us so much love. I want to keep this going. Hopefully, my kids can continue this. I don’t see myself retiring ever because this gives me so much joy.
We are so lucky that every business is different. I run a Mexican restaurant; Westside Local is American. Blue Bird Bistro and Chez Elle are French. Clay and Fire is Mediterranean. And that is what makes us unique as a business! There are so many options—whatever you feel like eating, this is where you come!
Longtime Westside restaurant, Los Almos (WRT)
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A Mixed Neighborhood The demographic summary to the right provides a brief profile of those living in West Bluff, as compared to the larger Westside Choice Neighborhood and the City of Kansas City, MO, overall. The Westside neighborhood covers about 1.1 square miles and closely aligns with Census Tract 153. In 2024, the total population of the Westside neighborhood is estimated at 2,974 people within 1,266 occupied households. West Bluff Townhomes, within the larger Westside neighborhood, has a population of 274 within 99 housing units. Of particular note is the younger population residing at West Bluff. About 56% of West Bluff residents are under the age of 18, compared with 26.5% in the Westside and 22.4% citywide. The demographics also reflect a high number of singlemother households living at West Bluff (60%, compared to approximately 40% in the Choice Neighborhood and 33% citywide). There is also a sharp contrast in race and ethnicity: more than half the population citywide identifies as white, while the Westside boasts a high percentage of Hispanic residents at 42%. West Bluff, on the other hand, is predominantly Black, with 81% of its population identifying as African American.
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TABLE 1 | Demographics at a Glance Source: US Census Bureau 2022 ACS 5 Yr Estimate; Resident Characteristic Report 2023.
kansas city
westside
west bluff
Population
505,958
2,974
274
# of HH
241,827
1415
99
Pop<18yrs
22.4%
26.5%
56%
Pop>62yrs
17.3%
18.5%
6%
Median Age
35.4
35.3
Hispanic
11.1%
42.1%
6%
White
55.2%
28.7%
11%
Black
26%
25.9%
81%
Median HH income
$65,256
$56,473
Poverty Rate
14.9%
33.9%
Owner Occupied
54%
52.9%
0%
Female HH
33.4%
40.4%
60%
Vacancy
10.5%
10.5%
0%
Median Home Value
$231,100
$195,800
-
>High School
91.5%
82.8%
>Bachelors
37.1%
31.5%
Speak English
87.9%
74%
Speak Spanish
6.9%
25.6%
Age
Race & Ethnicity
Income
Housing
Education
Language
FINAL PLAN 45
A Gentrifying Neighborhood In the past twenty years, Kansas City has made strides in positioning itself as a great place to live and work, with significant efforts to revitalize downtown by drawing businesses and residents to its core. The construction of the Power & Light District and the T-Mobile Center in the heart of downtown are testaments to these efforts, along with the acclaim earned by the Kauffman Center for the Performing Arts. Given the Westside’s proximity to downtown and its views of the city from hilltops, the old homes and vacant lots in the northern portion of the neighborhood have become highly sought after. Occupying prime real estate in the city, the Westside has gone from stagnant to hosting
FIGURE 1 | Demographic Changes (2010-2022) Source: US Census Bureau 2022 ACS 5 Yr Estimate
46 WESTSIDE CHOICE NEIGHBORHOOD PLAN
some of the best and biggest retail and dining establishments in Kansas City. Luxury condos sprout along its streets, and renovations by wealthy newcomers dwarf the modest homes of long-time residents.
demographic shifts This new demand has resulted in the loss of affordable rental housing for younger generations, displacement of original residents and businesses and the potential loss of the neighborhood’s cultural identity. The last two decades have seen a dwindling Hispanic population, while non-Hispanic White residents have tripled. For newer Hispanic immigrants, home has become Wyandotte County (33% Hispanic) or the Northeast area along Independence Avenue.
n
race & ethnicity Park/ Recreation No population Mixed Racial make-up Race Percentage >50% >75% White Black Hispanic
FINAL PLAN 47
FIGURE 2 | Median Real Estate Taxes Source: US Census Bureau 2022 ACS 5 Yr Estimate
FIGURE 3 | Median Property Values Source: US Census Bureau 2022 ACS 5 Yr Estimate
48 WESTSIDE CHOICE NEIGHBORHOOD PLAN
Existing and new homes in the Westside FINAL PLAN 49
3
The planning process This section highlights the overall process, partners, and schedule with a focus on resident and partner engagement over the two-year Westside Choice Neighborhood planning process.
FINAL PLAN
51
our team The Westside Choice Neighborhood Plan falls within a continuum of several recent neighborhood planning efforts focused on reconnecting Westside to its adjacencies and revitalizing the neighborhood fabric, divided by infrastructural decisions. It was therefore critical for the planning process to bring together residents and partners who have been working tirelessly to preserve and restore Westside. While some West Bluff residents have been a part of these initiatives, what sets this plan apart is our commitment to put West Bluff residents at the forefront and bring their insights and aspirations into the collective vision for the neighborhood.
Lead Applicant housing authority of kansas city (HAKC) | Lead Applicant, Co-Chair of Housing Task Force and People Task Force Founded in 1941, HAKC aims to support families with resources and services to increase economic mobility with an emphasis on housing affordability. They have supported rehabilitation and construction of 17 major apartment developments, 255 scattered home sites, exceeding $210 million in development work. In concert with private developers, HAKC has produced 14 new mixed-income sites combining Low Income Housing Tax Credits, private equity, and conventional loans with HOPE VI and Choice Neighborhood grant funding. In 2015, HAKC obtained the HUD Choice Neighborhood grant for the transformation of the historic Paseo Gateway and replacement of the obsolete Chouteau Courts in six new mixed income sites.
52 WESTSIDE CHOICE NEIGHBORHOOD PLAN
Westside and West Bluff Residents West Bluff residents and the surrounding neighborhood are the focus of the planning effort and their participation has been vital in shaping an effective plan. A concerted effort has been made throughout the planning process to encourage them to take an active part in the planning process by serving on Task Forces and helping directly shape the overarching goals and strategies of the plan. Residents attended community meetings, special events, participated in focus groups, and remained up to date through postings on the website. Originating from Westside’s strong history and culture, many community groups and neighborhood leaders have been actively involved in bringing beneficial changes in the area. Consequently, the Choice planning process leveraged these existing efforts, collaborating with local residents and organizations to weave together a unified vision for substantial transformation. These partners and stakeholders participated as members of each of the three Task Forces and also held positions on the Steering Committee to guarantee that the objectives of these plans were meticulously coordinated.
Partners and Stakeholders city of Kansas city, city planning and development | Co-Chair of Neighborhood Task Force The Department of City Planning & Development is supporting the planning process, lending expertise and knowledge of ongoing projects in Westside, including a new revitalization effort in Westside supported by the Reconnecting Communities Pilot Program (RCP). Kansas City is one of 45 communities across the nation to secure funding through the RCP program - a first of its kind initiative to reconnect communities cut off from opportunity and burdened by the past transportation infrastructure decisions. Prioritizing mobility and connectivity, the City has been committed to developing a comprehensive plan that tackles disparities and helps Westside residents reach the city’s commercial and residential centers, jobs, healthcare, groceries, and all other essential services.
April 2024 Task Force Presentations
Westside Neighborhood Association | Co-Chair of Neighborhood Task Force The Westside Neighborhood Association (WNA) is formed for the purpose of promoting the general welfare of the residents of the Westside neighborhood. Its mission is to be a conduit for resident voices to the city, to advocate for the community, and to foster a spirit of participation and collaboration. The WNA was formed in 1991 and includes a Board of nine members from each of the four areas of the Westside neighborhood.
January 2025 WNA Monthly Meeting Update
FINAL PLAN 53
April 2024 Task Force Presentations
Westside Housing | Co-Chair of Housing Task Force Westside Housing works at the intersection of home, health, energy, and fair opportunity. Their mission is to build robust sustainable communities. Westside Housing engages residents, local businesses and key stakeholders to rebuild our neighborhoods so they are safe, affordable and healthy places where people of all ages and abilities want to live, work and play. Westside Housing demonstrates the principles of sustainability in all lines of business and the communities they serve.
Guadalupe Centers | Co-Chair of People Task Force Founded in 1919, Guadalupe Centers’ mission is to improve the lives of Latinos in the Kansas City region and remains the longest continuously-operating organization serving Latinos in the United States, according to the National Register of Historic Places. Headquartered in the Westside, Guadalupe Centers operates out of 12 different facilities throughout Kansas City and provides communitybased services in the areas of Health and Human
54 WESTSIDE CHOICE NEIGHBORHOOD PLAN
Services, Education, Youth Recreation, Workforce Development & Adult Education, and Summer & After School. Guadalupe Centers serves over 20,000 individuals annually. Guadalupe Centers, Inc. (GCI) is the proud founder and home of the Guadalupe Centers Charter Schools (GCCS). GCCS is a PreK-12 charter school system with over 1,600 students enrolled and is sponsored by the Missouri Charter School Commission.
Samuel U. Rodgers Health Center | People Task Force Located at the corner of W. Pennway and Summit Streets, the Cabot Westside Medical campus of Sam Rodgers Health Center includes primary health care services for children, adolescents, and adults, including specialty women’s health services, mental health, a full range of dental health services for children and adults, community outreach services, and language interpreters on-site to translate in many languages. The Center is open Monday through Friday each week. In addition, the broader network of community health workers are available to patients as advocates for improved community health outcomes and connectors to resources and services, including health insurance for adults and children.
April 2024 Task Force Presentations
FINAL PLAN 55
Westside CAN Center | People Task Force The Westside Community Action Network (CAN) Center has been serving the Westside community since 1994 and specializes in programs that help to create safe, healthy, civically engaged neighborhoods. The Westside CAN Center houses a property maintenance code enforcement officer from Kansas City’s Neighborhood Preservation Division, two police officers and a neighborhood specialist. These representatives partner with residents and neighborhood leaders to improve the livability of the neighborhood.
KCMO, Tony Aguirre Center | People Task Force One of ten community centers maintained by the KC Parks and Recreation Department, Tony Aguirre was founded in 1963 and provides a range of events, programs, classes, sports and recreational facilities catering to all ages in Westside. Key features include an indoor community pool, an outdoor community pool and expansion which was recently completed and opened to the public, a full-service gym, athletics, community rooms, and regular events.
Hispanic Economic Development Corporation (HEDC) | Neighborhood Task Force Established in 1993, HEDC is a certified 501(c)3 Community Development Corporation with the purpose of developing and implementing economic development initiatives that improve quality of life for Latinos through business development and economic and community wealth creation initiatives. HEDC is actively advancing neighborhood development that benefits all communities in the Westside., including a Southwest Boulevard Community Improvement District (CID) and business organization and support. HEDC also leads pop-up food, art, and entertainment events “under the bridge” to activate the corridor under I-35, a stretch that is currently part of the Reconnecting Communities Pilot Program and a congested corridor with high traffic speeds.
Tony Aguirre Center
56 WESTSIDE CHOICE NEIGHBORHOOD PLAN
how we Are organized steering committee
task forces
The Westside Choice Steering Committee served as the decision-making body for the Choice Neighborhood planning effort and was established to make sure that all policy and project decisions were well-informed by the community. The Committee is made up of representatives from HAKC, City of Kansas City, Westside Neighborhood Association, Hispanic Economic Development Corporation and Westside Housing. Community anchors such as Guadalupe Centers, Mattie Rhodes Center and the Tony Aguirre Community Center also serve on the Committee.
The planning team comprised of three task forces corresponding to the three main objectives of the Choice Neighborhoods Initiative—Housing, People, and Neighborhood. The task forces were responsible for identifying the priorities and laying out a vision for the plan, developing strategies to achieve the goals, identifying partners to implement strategies, and outlining metrics to track progress. The task forces were intended to bring together professional partners, area stakeholders, business owners, non-profit organizations, West Bluff residents, and the larger Westside neighborhood. Each task force was chaired by professionals working at the city and neighborhood level with the sole intent of combining the expertise of practitioners with the on-ground knowledge of community members while building a shared understanding of the possibilities and potential limitations.
The Housing Task Force
The People Task Force
The Neighborhood Task Force
Focused on developing a strategy to provide high-quality, wellmanaged, mixed-income housing that responds to the needs of the neighborhood.
Explored ways to help residents of West Bluff and the surrounding community thrive. This included considering ways to improve pathways to effective education, meaningful opportunities for employment and quality health and wellness services.
Identified ways to improve basic services in the community such as expanding public transportation, grocery stores, day care facilities, a greater sense of safety, and overall appearance and character to attract public and private investment.
FINAL PLAN 57
the planning process Timeline
process. In the first year, the team completed an existing conditions analysis, successfully conducted a needs assessment of Westside and West Bluff residents, and began to develop goals and strategies. We organized several engagement touchpoints with West Bluff residents focused on introducing the plan and process, gathering needs and input, addressing redevelopment concerns, and celebrating the spirit of the community. The second year focused on housing
The two-year planning process was organized around major phases of work 1) Identify: Issues and Needs, 2) Envision: Development Strategies and Plans, 3) Envision: Early Action Activities, and 4) Act: Transformation Plan. Engagement through steering committee, task forces, resident engagement at West Bluff and through neighborhood partners was woven through the
PROJECT LAUNCH
EXISTING CONDITIONS ANALYSIS
Develop Housing Plan
IDENTIFY /DEVELOP EARLY ACTION ACTIVITIES
NEEDS ASSESSMENT SURVEY
Develop Neighborhood Plan Develop People Plan
COMMUNITY MEETINGS & WORKSHOPS
COMMUNITY ENGAGEMENT PLAN
GRANT AWARDED TO HAKC
PLAN DEVELOPMENT
MARKET STUDY
ANALIZE
Select Developer/ First Phase Due Diligence
IDENTIFY: ISSUES & NEEDS
CONNECT: STAKEHOLDER ENGAGEMENT/ CAPACITY BUILDING ENVISION: DEVELOP STRATEGIES AND PLANS ENVISION: EARLY ACTION ACTIVITY ACT: TRANSFORMATION PLAN
YEAR 1 SEP
OCT
NOV
DEC
JAN
FEB
OVERALL PROJECT MILESTONES ENGAGEMENT COMMUNITY MEETINGS STEERING COMMITTEE/ TASK FORCE MEETINGS
58 WESTSIDE CHOICE NEIGHBORHOOD PLAN
MAR
HUD SITE VISIT
APR
MAY
JUN
NEEDS ASSESSMENT SURVEY
JUL
AUG
SEP
OCT
NOV
DEC
OUTLINE WITH CONTENT
JAN
FEB
B
and neighborhood visioning where West Bluff residents participated in a series of workshops to envision housing redevelopment, identify Early Action Activities and other neighborhood improvement projects. Throughout the planning process, Westside residents and partners provided feedback and shared their priorities to shape the goals and strategies, as well as our path to implementation for each of our pillars—Housing, Neighborhood, and People.
CHOICE NEIGHBORHOOD TRANSFORMATION PLAN Refine Housing, Neighborhood, People Plans Establish Timeframes & Metrics
IMPLEMENTATION!
Identify Clear Roles & Responsibilities for Implementation
YEAR 2 MAR
APR
MAY
JUN
DRAFT TRANSFORMATION PLAN
JUL
AUG
SEP
OCT
FINAL TRANSFORMATION PLAN
Community ENGAGEMENT One of the most crucial aspects of developing a Choice Neighborhoods Transformation Plan was to meaningfully engage residents of West Bluff by bringing them into the visioning process and equipping them with the skills, awareness and comfort to voice their opinions and aspirations. The engagement strategy was organized by assessing long-term goals, identifying stakeholders and, outreach and communication efforts.
Goals Provide a Variety of Ways for West Bluff/ Westside Neighborhood Residents to Participate and Build Community Connections. Residents have participated in community meetings and workshops at West Bluff Townhomes and Guadalupe Center. Evening meeting times generally seem to work best, and all sessions include resources, dinner, and activities. Participation and turn-out was highest at West Bluff community center when activities were scheduled outside and inside. The planning team considered ways to expand resident connections with nearby community resources and designed the “Wednesdays at West Bluff” series to bring partners and resources to residents through the Choice planning process. Engage Youth in a Meaningful Way. We’ve gained great insights from youth participation, especially at the August 2024 Choice Family Night. During one of the Neighborhood Task Force meetings, youth also had an opportunity to explore potential early action project – seeking better amenities at Gage Park and connection from West Bluff. 60 WESTSIDE CHOICE NEIGHBORHOOD PLAN
Partner with the City of Kansas City’s team leading the Reconnecting Communities Process (RCP). We’ve had conversations at key points through the process to align the RCP process with the Choice Neighborhoods Plan, and RCP team representatives participated in the final resident engagement at West Bluff in August 2025. In implementation, we will seek out coengagement opportunities – as well as ways that the Neighborhood Planning process and ideas around enhancement for Cesar Chavez can be integrated with the RCP process that is studying the I-35 corridor, and the potential for reconnecting the Westside. Celebrate Progress and Early Action Wins. The Neighborhood Task Force and residents at West Bluff and the larger Westside Neighborhood have identified an Early Action Activity and secured additional funding for the project implementation at Gage Park. A short list of additional projects for Gage Park improvements are included as part of the Neighborhood Plan.
West Bluff Kickoff
West bluff kick-off meeting
NOV 2023
The process began with a West Bluff Resident meeting on November 29, 2023 at the Community Center in West Bluff. The introductory meeting provided an overview of the Choice Neighborhoods Initiative, the planning process and listed ways in which residents could get involved during the two-year-long process. With activities for kids, the meeting saw a response from over 35 residents who were invited to participate in a discussion about the challenges and opportunities for West Bluff and the larger neighborhood.
Steering Committee Kickoff NOV 2023
neighborhood kick-off meeting
Resident Survey Kickoff FEB 2024
The following day, on November 30, 2023, a neighborhood kick off took place in the Mattie Rhodes Cultural Center. A 30 member steering committee comprising of neighborhood leaders, organizations and residents came together to learn about the CNI and its potential to help reimagine the neighborhood. This was followed by a collective discussion on the transformations needed in Westside.
HUD Site Visit APRIL 2024
Nov 2023 Kick-Off Meeting
62 WESTSIDE CHOICE NEIGHBORHOOD PLAN
hud site visit On April 2, 2024, HUD team members met with dozens of residents, task force members and area partners over a day-long site visit through Westside’s rich history. The visit began with a walking tour of West Bluff Townhomes with residents, followed by a bus tour through Westside’s cultural and community assets led by neighborhood leaders who introduced their operations and services. It culminated with a collective detailed discussion of the grant, planning process and overview of challenges in Westside where participants outlined their priorities and goals to create an aspirational yet achievable plan for transformation.
April 2024 Site Visit Neighborhood Tour
FINAL PLAN 63
80%
of West Bluff Households participated in the survey!
resident survey kick-off A significant touchpoint with West Bluff residents was the Needs Assessment survey beginning in February 2024, which was used to not just gather information but to talk to residents and address their apprehensions about the Choice Neighborhoods Plan and what it meant for them in the longer run. HAKC’s Resident Services Department administered the survey and developed a data collection plan tailored to the residents, which included: Placing posters and flyers to announce the purpose and the methodology for the survey. Door-to-door distribution of printed copies of the survey to each household Dedicating a member of resident services to check if all questions were answered and help the resident in case of any discrepancies and misunderstanding. Dedicating a member of resident services to administer surveys for any drop-in residents. Being present at the site for a period of three weeks while the survey was open.
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UST 16 FRIDAY, AUG AUGUST 15 BLUFF THURSDAY, 9AM | WEST BLUFF Y CENTER 6PM | WEST COMMUNIT TER CEN Y NIT ee COMMU 0 AM Coff 9:00 - 10:3 Tour to + Walking Gage Park
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SAMUEL U. RODGERS HEALTH CENTER
Resource Fair
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PARK
about wes tside choice: The Housing AuthorityGAGE ofPARK Kansas City (HAKC) has been awarded a pres tigious two-year Choice Neighborhoo d Initiative Plan ning: Grant (CNI ) from Learn more the U.S. Dep artm c.com ent of Housing westsidechoice-k and Urba n Developmen t (HUD) to plan for redevelopmen t of West Bluff townhomes. This grant will be used to develop a resident and com munity-driven plan for meaningful Wes tside neighbo rhood improvements and increased affordability, cente red around Wes t Bluff.
taking the survey Our goal is to hear from as many West side households possible. The surve as y results are the first step in decid types of neighbor ing the hood improvem ents (e.g,. walk biking, transit, ing and affordability, fresh foods, safety) that included in the will be plan. Scan the QR code belo the survey and w to take make your voic e heard!
VISIT OUR WEBS ITE TO LEARN & STAY INVO MORE LVED westsidechoice-k ! c.com/
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Initiate a late afternoon or early evening shifts for working residents.
hoice resident c ults survey res lds in our 80% of househo in you! We reached big milestone We've heard from e celebrate this ent survey. Com ning Process needs assessm the Choice Plan
64 WESTSIDE CHOICE NEIGHBORHOOD PLAN
The westsi needs...
de
west bluff open house On August 1, 2024, the Housing Authority and Resident Services organized an open house event for all residents at West Bluff in the community center. The event served as a FAQ session to address resident apprehensions and dispel any misinformation about the Choice Planning process focused specifically on housing redevelopment, relocation concerns, right of return, re-allocation process, and resident assistance. The goal was to engage in frequent communication to keep residents informed at all stages of the process and assure residents that the planning team were committed to ensuring a smooth development process with minimal disruption to households.
choice family night A resource fair was held on August 15, 2024 to celebrate the achievements of West Bluff residents in completing the needs assessment survey. Residents gathered with their children in the on-site community room to review the survey results and discuss how to integrate them into potential goals and strategies for the neighborhood plan.
Walkshop to Gage Park
SAFE TRAILS TO PARKS WALKSHOP On August 16th, a small group of residents along with HAKC and Westside Neighborhood Association representatives went on a walking tour to the adjacent Gage and Observation Parks. The purpose was to evaluate existing ease of entry, facilities, and playground infrastructure, and to explore ways to improve how both parks are used.
Our partners, Guadalupe Center and Samuel Rodgers Health Center, set up booths to raise awareness about their services and programs, offering a space for one-on-one discussion with residents. Kanbe’s Market, a local nonprofit, provided fresh fruits and groceries, further addressing food insecurity in the neighborhood. Children enthusiastically participated in a collage activity, imagining the future of West Bluff in a creative, dream-based exercise. They also voiced their concerns about Cesar Chavez Avenue, suggesting improvements to make walking and biking safer and more enjoyable.
FINAL PLAN 65
Choice Family Night, Aug 2024
66 WESTSIDE CHOICE NEIGHBORHOOD PLAN
Housing Plan Workshop, Jan 2025
housing plan workshops Residents at West Bluff participated in two workshops to discuss initial concepts for redevelopment of their community. At the first touchpoint in December, residents were introduced to the plan framework based on the priorities identified in the Needs Assessment Survey and prior engagements, along with site considerations such as topography. Residents weighed in on two different conceptual designs, evaluating factors such as connectivity, provision of parking and types of open spaces for children to play. Feedback from the work session informed the development of an updated site plan, presented to the residents in January 2025. Residents were able to visualize their future homes with the help of a physical model and expressed overall approval
for the design They also shared input on desired amenities and the design of play spaces that further informed the landscape components and open space framework of the development.
NEIGHBORHOOD WORKSHOP The Housing conceptual plan was then presented to the Westside Neighborhood Association, during their monthly board meeting at Guadalupe Center. Several long time residents of Westside provided their feedback on improving connections between the housing site and the larger neighborhood. The draft neighborhood plan was also presented to the board and discussions around potential strategies were initiated.
FINAL PLAN 67
Housing and Neighborhood Workshop, Jan 2025
68 WESTSIDE CHOICE NEIGHBORHOOD PLAN
West Bluff Open House WEDNESDAYS AT WEST BLUFF Through the needs assessment survey and with ongoing input from West Bluff residents, clear community needs and opportunities have been identified related to health and wellness, education, childcare, home maintenance and employment / job training skills. To begin to build capacity and connect residents with the services they need, HAKC Resident Services organized a weekly resident event called Wednesdays at West Bluff. Weekly sessions covered these topics and more, and were intended to directly connect residents with opportunities and existing programs / services they need while building awareness and opportunity at West Bluff. The resident sessions, hosted at the Community Center, from 6-7 PM were planned as weekly sessions running from March through April 2025.
AUG 2024 Choice Family Night AUG 2024 PARKS Walkshop AUG 2024 HOUSING PLAN WORKSHOP DEC 2024
HOUSING PLAN WORKSHOP JAN 2025
ENGAGE AT GAGE After several discussions with residents, task force chairs and partner organizations, a list of Gage Park improvements were put together to identify opportunities for potential Early Action Activities. A resident engagement was organized in April at the park which was well attended by the larger neighborhood and West Bluff residents. A follow up West Bluff only event was also set-up to solicit further input and priorities that guided the park’s proposed enhancements.
NEIGHBORHOOD WORKSHOP JAN 2025
WEDNESDAYS AT WEST BLUFF MAR - APRIL 2025
engage at gage APR 2025 plan celebration AUG 2025
FINAL PLAN CELEBRATION
Wednesdays at West Bluff, Spring 2025
On August 13, 2025, residents of West Bluff and partners from the Westside neighborhood gathered at the West Bluff Community Center to mark the completion of the planning process and celebrate the final Westside Choice Neighborhood Plan. The event brought together many residents who had been engaged since the beginning—raising concerns, sharing ideas, and shaping the plan along the way. The meeting summarized the goals and strategies for the Housing, Neighborhood, and People Plan. Partners from Westside Housing walked residents through the first phase of housing redevelopment on the proposed off-site location, while HAKC presented the housing master plan for redeveloped West Bluff. Residents expressed excitement to see that their concerns and needs were met through the designs. In addition, partners from Reconnecting Westside (RCP) shared how the Westside Choice plan aligns with and strengthens the broader neighborhood planning process.
Wednesdays at West Bluff, Spring 2025
Final Plan Celebration, Aug 2025
Residents walked away with a playful “Day in the Life” comic that illustrated how the multiple strategies could improve quality of life, told through the lens of a West Bluff resident.
Final Plan Celebration, Aug 2025
westside stories I’ve been living in West Bluff for almost 12 years. I moved here with my 16-year-old daughter. I now also have a four-year-old. When I moved, I didn’t know anything about the West side or West bluff, although I’ve been in Kansas City all my life. I did know it was a nice place to move to and did some research that while the neighborhood was high in crime in the 90s and early 2000s, it had improved dramatically. And so when I moved in, I felt safe. I saw that there were a lot of really nice people and I liked the community.
genesha rounds West Bluff Resident
Vision for the Neighborhood: I really want to see us put the people first i.e Prioritize what people need within our community. There are a lot of different cultures that make up the Westside – Asian, Black Americans, Caucasian communities. I would like us to take into consideration this richness of culture, make sure that all people are seen and heard, and that the needs of all the people in the community are met. We must have educational resources within our community center that also offer financial literacy and health education to bring people out of poverty.
72 WESTSIDE CHOICE NEIGHBORHOOD PLAN
There are so many different things that aren’t being addressed as far as the lower income families that live in this area are concerned. Things like the bus line, availability of healthy fruits and vegetables and the grocery store, and having a community center that residents of West Bluff can actually use. Most of the amenities are beyond our reach because not everyone in the community has a car and there are many residents that are older. I would like to see that the community come together more to make sure that there is adequate representation around the board because I love the culture of this area. That was one of the great things that I loved when I moved here, I was a big fan of Mexican food, and thoroughly enjoyed being around all these different restaurants and the culture. It is so much fun when Cinco de Mayo comes around. They cordon off the entire block and it’s a whole party going on. I’ve overcome a lot of challenges being in this neighborhood. A lot of people think that because you’re underprivileged or you’re under income, that you have to stay that way. You don’t. I’ve gotten a culinary certification since I’ve been over here, I’ve become a certified holistic health coach. I went to college for business and I’m returning in the fall for my bachelor’s. I have a teenage daughter who I’m
preparing for college and a four-year-old. So you might have been born in a lower income setting, but you don’t have to stay in one, and I am good proof that you can make progress. I’ve also acquired an LLC where I have a small plant based business and I help people with health and Wellness. So yes there are a lot of challenges as a single mother, but you know you can push them and persevere over anything if you have the determination and the willpower to do so. There are a lot of great resources, but some residents because they are not Latino, feel that they are not included or are unaware of the services that are present in the neighborhood. I would like more communication on services available, because although my children are active in things in school, there are other children that I know aren’t as active and I would like for all children of color to be able to have better educational, healthcare and social opportunities
because recreation is important! With us having three community centers in one area and not having children involved is really saddening to me. I know my neighbors well because I’ve been in my community for a very long time and I make sure that I speak to people and my great grandmother always taught me to say hello and be friendly to your neighbors because you never know when you may need them. At one point in our community, we were able to knock on each other’s doors. But that changed, maybe because of differences in how people are raised sometimes in lower income settings. But that doesn’t make the area any worse because it is a safe area. There might be a lot of homeless people but West Bluff itself is very safe. We have had incidents, I’m not saying it’s perfect, but the Housing Authority safety officers have done a really good job of making sure to get in and take care of things really quickly.
what is your favorite memory of living in west bluff? A good friend of mine who’s passed on - Eugene Bay, he was one of the tenant residents who helped plan a lot of the community services that we have in West Bluff and he came to me and shared some of what he was doing and he would do a lot of things for the children in our common center. One summer we went skating. There’s a couple of times they’ve had movie nights. It helped me to see that there was somebody in the community that really cared about the children. I met him when he was in his early 70s and he was my good friend till he passed away at around 77. Our birthdays were a day apart and I miss him dearly. He inspired me to get more involved, and that’s one of my favorite memories because he did so much, and everybody loved him. He was one of those people who believed in pulling everyone together, no matter what color you are, no matter what background you have. And I share those beliefs. It was him who brought the Housing Authority to my attention and since then I have been very active with the property management.
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4
Existing conditions and needs assessment This section includes overall neighborhood conditions, including character, mobility, and parks and open space, highlighting how residents experience the Westside and opportunities for improved quality of life.
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Neighborhood Character land use Single-family and multi-family residential collectively constitute 27% of the land area in Westside. Twenty-five percent of the land is characterized by industrial uses, and a significantly high proportion—23%—consists of vacant lots. The majority of these parcels are cut off from the remainder of the neighborhood, lie adjacent to industrial uses, and are characterized by steep slopes. The Greater Downtown Area Plan (2019) focuses future land use on increasing and concentrating density, making use of the city’s several vacant and parking lots with capacity for additional growth. The future land use for Westside is dynamic,
FIGURE 4 | Land Use
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ranging from low-density residential to downtown uses. The more intense downtown use is centered from I-35 east to Broadway but also stretches down Southwest Boulevard. The 17th Street corridor is designated as a mixed-use neighborhood, defined as a dense mix of residential and commercial uses that are neighborhood-serving, such as restaurants and services, along with ground-floor retail and residential on the upper floors. A small mixeduse node is located at Jarboe and W. 29th Street. West of I-35, the dominant land use is low-density residential, with pockets of medium-high density in West Bluff and Villa Del Sol. A wedge of industrial land exists below the railroad tracks between Southwest Boulevard and the state line. Building height restrictions related to the downtown airport exist throughout the neighborhood, with a maximum of 35 feet for most of the residential zone, while areas designated for downtown use can go up to 55 feet.
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land use Single-Family Residential Multi-Family Residential Commercial Industrial Office Institutional Transportation Utilities Recreation Parks Vacant Choice Neighborhood Boundary FINAL PLAN 77
I have lived in West Bluff for the last 25 years. Everybody watched everybody’s kids. We need to bring back the community. We need to encourage kids to do better. We need to act as a family. My husband and I used to make breakfast for the entire Bluff in this small community room. Those were days when Bluff cooked and barbequed together. TONY AGUIRRE COMMUNITY CENTER
ASSETS TO BUILD ON The Westside neighborhood takes pride in its wealth of cultural and recreational assets that include Guadalupe Center, Mattie Rhodes Cultural Center, Tony Aguirre Community Center, Westside CAN center, a number of churches and religious institutions and the Primitivo Garcia Elementary School, all serving as important anchors in the neighborhood. “People, neighbors and the sense of community” have been strong assets of Westside as reflected by the needs assessment survey. Celebrating its history, art and culture is vital for both Westside and West Bluff residents and is evident in the wide array of murals, art and signage that grace the streets of Westside. Its richness is especially evident in the extensive offerings of family-owned restaurants and businesses along the Southwest Boulevard, which forms an important corridor in the neighborhood, boasting of commercial assets and community celebrations. What do you think are Westside’s greatest strengths? West Bluff residents
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Westside residents
Location
78%
People, Neighbors & Community
35%
People, Neighbors & Community
53%
Location
31%
History, Art & Culture
47%
History, Art & Culture
36%
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community assets Schools 1. Primitivo Garcia Elementary 2. Guadalupe Middle School
Community Center 3. Mattie Rhodes Center 4. KC Public Library 5. Tony Aguirre Center 6. Westside CAN Center 7. Guadalupe Center 8. Guadalupe Center Inc Youth 9. Guadalupe Center Inc Rec
Religious 10. Christ the King Church 11. Our Lady of Guadalupe Shrine 12. First Baptist Church 13. Sacred Heart Parish
Medical
14. Sam Rodgers Health Center
Mural/Art/Fountains 15. Westside Fountain
Restaurants
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Downtown Kansas City
Adjacent Neighborhoods downtown Situated just east of the Westside neighborhood and divided by the I-35, the Downtown is a dynamic and rapidly evolving urban core that serves the cultural, economic and social heart of the city. It features a range of housing options, from affordable to high-end developments. The area is a hub for arts, entertainment, and culture, highlighted by its historic architecture and vibrant arts scene, interspersed with iconic venues such as the Kauffman Center for the Performing Arts. The district’s infrastructure promotes walkability, bikeability, and enhanced public transit, including a streetcar system that connects key destinations along a North-South axis. However, the Downtown still faces challenges with car-centric layouts, large parking lots punctuating the core, and an incomplete pedestrian and bike network.
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Economic development is driven by a mix of traditional businesses and innovation districts, fostering job creation and entrepreneurship. The City and its partners are working to create a sustainable urban environment, enhancing green spaces and promoting smart infrastructure to attract new residents and businesses. A striking blend of 20th century warehouses and contemporary skyscrapers, the Downtown has a distinctive skyline, visible from the elevated position of Westside that establishes a visual and spatial connection between the two neighborhoods. Efforts are underway to better link them through infrastructure improvements such enhanced bike and pedestrian trails, making Westside more connected with Downtown and promoting stronger economic and social ties between the communities. Source: Downtown Council of Kansas City; KC Spirit Playbook
Crossroads Art District (Source: VisitKC)
crossroads ART district The Crossroads Arts District is a cornerstone of Kansas City’s cultural identity, merging its industrial heritage with a thriving contemporary arts scene. Once an industrial and manufacturing hub in the late 19th and early 20th centuries, the district was home to warehouses, printing plants, and factories. As the economic landscape changed, many of these buildings were abandoned but later reclaimed by artists and entrepreneurs in the 1980s. This sparked a revitalization that has since transformed Crossroads into one of the city’s most dynamic cultural centers. Architecturally, the district boasts a unique blend of historic brick warehouses, Art Deco facades, and modern renovations. Key buildings such as the iconic Western Auto Building and the historic TWA Building add to its character, showcasing the area’s industrial past while now serving modern purposes like lofts, studios, and galleries. The area’s famed neon signs, which recall its mid-20th-century
commercial boom, light up the streets, creating a lively, eclectic ambiance that mirrors the district’s creative spirit. Crossroads is particularly known for its grassroots, artist-led development. Its First Fridays events have become a staple of the city’s cultural calendar, drawing thousands of people each month to explore galleries, shops, and performances that often spill out into the streets. This energy has made the district a major attraction for both locals and visitors, contributing significantly to the city’s economic and cultural vitality. Crossroads’ proximity to the Westside neighborhood strengthens the link between the two unique districts, offering residents seamless connectivity to the artistic, culinary, and retail experiences that help define Kansas City as a burgeoning hub for arts and innovation in the Midwest. Source: Downtown Council of Kansas City; KC Spirit Playbook
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Streets, Nodes and Gateways
greater downtown area plan, 2019 The Plan strives to create a denser, walkable city center which includes the Westside neighborhood. The plan focuses on improving connections to green space, removing any physical barriers that impede mobility and increasing population with a wide array of affordable housing. The five pillars of the plan include:
There are three primary arteries in the Choice Neighborhood boundary: Southwest Boulevard, West Pennway, and Avenida Cesar Chavez. All intersect with the north–south Summit Street before running under Interstate 35. The Greater Downtown Area Plan (2019) identifies the intersection of these three corridors at I-35 as a primary gateway and the neighborhood’s major activity center, which must be well connected to the surrounding community. The plan suggests that these activity centers should “create vibrant urban community nodes that integrate neighborhood services with living, working, shopping, eating, cafés, and nightlife.” The Greater Downtown Area Plan is particularly relevant to the Choice Neighborhood Plan because:
Walkable and Connected: Create compact, dense and a pedestrian friendly city center
It identifies the primary streets as important Corridor streets which require streetscape improvements, separated bike lanes, enhanced pedestrian safety and connectivity to activity nodes.
Densify: Increase population by double, high-density residential developments and increase supply of businesses.
It proposes a pedestrian “Citywalk Loop” that runs through Westside with longer-term proposed connections into West Bottoms.
Thriving job and Activity center: Revive Downtown as an innovation district with mixed income housing and implement One-District Parking
It proposes the development of regional trails and bikeway connections along the primary streets.
Preserve neighborhood character: Adaptive reuse of historic buildings Sustainability: Manage stormwater and mitigate urban heat.
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It identifies West Bluff as a gateway into the neighborhood, city and the larger state of Missouri that must be strengthened with markers, signage and built character. It suggests underpass improvements along I-35 and I-670 in the form of murals and placemaking activities to build neighborhood identity.
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EXISTING PLAN RECOMMENDATIONS Existing Regional Bike Trail Proposed Regional Bike Trail Existing Bikeway Proposed Road Diet Proposed Citywalk Loop Extended Citywalk Loop Gateways Intersection Improvements Activity/ Development Node Proposed Community Programs
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Cesar Chavez Mural at Gage Park
What improvements do you think should be made to Cesar Chavez to make it more inviting for you and your family? Better bus stop waiting environments
Benches and street furniture
Improved Sidewalks & pedestrian infrastructure
Better lighting
Street trees and landscape
Safer, more visible crosswalks
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cesar chavez 23rd Street holds significant historical and cultural importance due to the community’s successful petition drive in 1993 to rename it in honor of Cesar Chavez, the renowned civil rights advocate. A mural of Chavez adorns a wall opposite the Guadalupe Center, marking the entrance to Gage Park, adjacent to West Bluff. This street is also a major corridor that connects the neighborhood with Kansas State across the Missouri River via the 23rd Street viaduct. The street is home to key landmarks, including the Guadalupe Center, which is the heart of the Westside neighborhood’s Latino community, providing essential educational and social services. Additionally, it hosts the Our Lady of Guadalupe Shrine and the First Baptist Church, Missouri’s oldest Hispanic church, which has been serving the Hispanic population in the state for many years. However, closer to the Bluffs, the street is characterized by scattered vacancies and steep terrain. Many properties are in a state of disrepair or abandoned, with unchecked vegetation growth and neglect, making the area unsafe for pedestrians.
SOUTHWEST BOULEVARD Transportation STUDY and Implementation
The Planning for Sustainable Places (PSP) project is analyzing the Southwest Boulevard corridor from 31st Street to Broadway Boulevard. The Plan (completed 2024) makes the following recommendations to the corridor: Road Diet: Converting the existing 4-lane road into three lanes with a turning lane, wider sidewalks, parking provisions and a shared use lane for pedestrians, bikes, scooters and joggers, with traffic calming at key nodes. Placemaking: Creating spaces and nodes along the Southwest Boulevard and revitalizing the corridor as a destination that brings people together and prioritizes the pedestrian. These take form of :
1) seating and landscaping at key intersections 2) public art murals and lighting at underpasses. Green Infrastructure: Tackling stormwater drainage is imperative for Southwest Boulevard which is in a flooding zone. In addition to water main replacement and flood storage, reducing impervious surfaces along the boulevard entails: 1) Permeable parking 2) Central Landscaped Median 3) Street Gardening with tree buffers 4) Landscaped Curb Bumpouts Phase 1 implementation from Broadway to 25th Street began in Jan 2025 and Phase 2 is anticipated to be complete by July 2026.
west pennway street redesign, 2022
A Planning for Sustainable Places project, West Pennway Street was funded by the Mid-America Regional Council and championed by Kansas City, Missouri, Parks and Recreation and the Westside Housing Organization. Spanning between 17th and 21st Streets, the redesign focused on increasing safety for all those who walk, bike, use public transit, and drive to other destinations using the corridor. The implementation plan proposes the following: A linear Parkway: Activating the street as a linear greenway with wedges of connected open spaces, opportunities to slow vehicle traffic and prioritize foot traffic. Programmed corridor with community amenities that provide safer intersections for pedestrians, through gathering spaces, outdoor community events, plazas to host festivals, stormwater management, libraries, outdoor classrooms, and rain gardens.
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southwest boulevard
west pennway
One of the first boulevards of Kansas City, Southwest Boulevard originated as two roads: one being the main street of Rosedale, Kansas, or “Kansas City Avenue,” platted in 1872, and the second called “Kansas City Boulevard” in Missouri. These were later linked into a single corridor called Southwest Boulevard. Originally a major transportation and commuter corridor, Southwest Boulevard continues to grow as a dynamic hub with mixed uses, dominated by large commercial entities such as the Boulevard Brewing Company and a number of long-established Mexican eateries that add to the vibrancy and rich cultural heritage of the neighborhood.
Stretching from Jarboe Park (17th Street) in the north, West Pennway Street runs southeast to 21st Street as a four-lane landscaped corridor flanked on either side by green spaces. The street hosts the Riverfront Heritage Trail, a 15-mile bicycle and pedestrian pathway showcasing the city’s heritage, extending west across the river into Kansas City, Kansas.
The Southwest Boulevard Transportation Study and Implementation is a significant effort to enhance mobility, safety and quality of life in Kansas City and the Westside neighborhood.
West Pennway Street
Southwest Boulevard
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West Pennway serves as a crucial community corridor, home to key neighborhood assets such as the Tony Aguirre Community Center and KC Public Library. Additionally, Villa Del Sol, a 120 unit mixedincome garden style and townhome development is also accessed through this corridor.
summit street As one of the few uninterrupted streets traversing the entirety of Westside neighborhood, Summit Street holds a unique role in maintaining the neighborhood’s connectivity and forms the eastern edge of the Choice neighborhood boundary on the southern half of Westside. An important north-south axis, Summit street hosts several bus routes, providing residents direct connections to other neighborhoods and key locations in Kansas City, such as the Crossroads Art District and Downtown. The street is also a central hub for Westside’s vibrant local culture, with a wide and eclectic range of retail and restaurant offerings. These include family-owned Mexican restaurants, artisan coffee shops and boutique stores that add to the street’s local character and enhances walkabilty.
Well-known restaurants and stores line the Summit St corridor
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Challenges and Barriers Connectivity
reconnecting communities program 2024 In October 2023, Kansas City’s Westside was awarded a $1 million federal grant under the Reconnecting Communities Pilot Program to help re-establish the neighborhood that was significantly impacted by past transportation decisions which disrupted longstanding historic communities. The grant will specifically study the Interstate 35 corridor and propose a comprehensive plan to increase mobility and connectivity between the neighborhood and Downtown Central Business District while also repair the community and address barriers to opportunity.
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A quick look at Westside shows that while it has ready connectivity to regional highways, those same routes—Interstate 35 and Interstate 670—isolate the historic neighborhood from the rest of the city. The construction of these highways considerably impacted the Westside community by demolishing homes and preventing growth in the neighborhood. The western edge of the neighborhood is characterized by historic railyards and is largely industrial. Running as a freight and commuter service overhead, the rail corridor bisects the neighborhood and creates a significant divide between the northern and southern halves. Southwest Boulevard is the only corridor that connects the two sides. As a result of these infrastructural barriers, several secondary streets in the neighborhood terminate at the embankments of the rail lines or highways, leading to several dead-end streets that do not connect.
topography Much of Westside, including West Bluff, is characterized by hilly terrain and steep slopes that offer spectacular views of the surrounding areas. However, this poses a significant barrier to enhancing walkability in the neighborhood. Moreover, the combined need for specialized construction techniques, enhanced infrastructure, and environmental protection measures can significantly increase the overall cost of developing these areas for affordable housing and community services.
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Barriers TO CONNECTIVITY Highways Rail Network Primary Streets Secondary Streets Disrupted neighborhood connectivity due to infrastructural barriers. Choice Neighborhood Boundary FINAL PLAN 89
42%
West Bluff residents cited that Lack of Public Transportation options is the topmost challenge in Westside
Mobility public transit Transportation is top of mind for West Bluff and Westside residents. Connectivity of the neighborhood to the rest of the city through public transit is currently lacking. The sole bus servicing the area—the 11 Northeast Westside route— traverses Summit Street and Southwest Boulevard, establishing a north–south link. However, the frequency of buses is limited, with intervals set at 30 minutes.
What form of transportation do you take most often?
50% 39%
34%
The bus stop located on Summit Street is about a 12-minute walk from West Bluff Townhomes, well beyond the commonly accepted 1/4-mile distance considered convenient for public transit. At a city scale, the lack of east–west connections is particularly striking. Bridging across the two states, Cesar Chavez presents a unique opportunity to connect Westside and its adjacent neighborhoods to Kansas, thereby strengthening regional mobility.
24%
Drive my own car
Walk
Bus
22%
Get a Uber/ Lyft/ ride Rideshare
With regard to transportation, which issues present a challenge in you daily life?
#1 Availability of Parking We must prioritize residents without a car. We must prioritize our kids growing up in West Bluff and make it easy for them to get around easily.
#2 Location of Bus Stops #3
Pedestrian Safety (Car Speeding, Difficulty in crossing)
#4 Bus Routes #5 Frequency and Reliability of Buses #6 Conditions of Sidewalks
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public transit Bus Routes Bus Stops 1/4th mile walkshed Amtrak Choice Neighborhood Boundary
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Bike KC Master Plan C I T Y O F K A N S A S C I T Y, M I S S O U R I
biking and walking
bikekc master plan, kcmo, 2018
The BikeKC Master Plan outlines several detailed strategies aimed at improving Kansas City’s biking infrastructure. Action Oriented approach: Prioritize, fund and implement bicycle programs. Integrated: Fully incorporate bicycling into Kansas City’s overall transportation system. Responsive: Ensure all communities, especially underserved ones, have opportunities to cycle in the city. Safe and Supported: Build streets that are safe and appealing for cycling, supporting health and environmental goals. Enticing: Attract more people to cycling by creating well-connected networks to key destinations. These goals are shaped by extensive public outreach and supported by a detailed implementation strategy including the creation of a 5-year priority network and pursuit of Vision Zero policies to eliminate traffic related deaths.
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As of 2018, Kansas City had made significant strides in improving its biking infrastructure. The city features over 24 centerline miles of on-street bike lanes or buffered bike lanes and around 154 centerline miles of shared lane markings and signed routes. The regional Riverfront Heritage Bike Trail runs through Westside along West Pennway Street. Southwest Boulevard and portions of Summit Street also include marked routes. While these developments represent an improvement since the early 2000s, the city still faces challenges in fully integrating a cohesive and safe bike network. The current network lacks sufficient separation from high-speed and highvolume roadways, which remains a barrier to attracting more hesitant cyclists. Recreational trails, while successful and widely appreciated, are often disconnected from urban centers. While Westside is largely considered to be a walkable neighborhood, steep inclines coupled with broken sidewalks present significant challenges to residents. Kansas City’s Public Improvements Advisory Committee (PIAC), started in 1983, provides a direct way for citizens to request funding for infrastructure improvements and needs within their neighborhoods. Types of projects include bridges, public property and right-of-way improvements, community centers, park facilities, monuments and fountains, recreational facilities, and more. Funding is allocated through a portion of the 1% city earnings tax, and given the popularity of the program and the extent of community needs, the number of applications each year far surpasses the available budget.
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bikeways and trails Shared Use Paths Marked Bike Routes Bike Lanes Parking/ Trailhead Ride KC Bike Hubs Choice Neighborhood Boundary
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vehicle ownership Private vehicles are the primary mode of commute for most Westside residents, with only 0.8% of households commuting to work by public transit. Moreover, 42.8% of households have two cars. This contrasts with West Bluff residents, 47% of whom depend on other modes of transit.
53%
West Bluff residents own a car
86%
Westside residents own at least one car
West Bluff residents with children at home are 20% more likely to have a car over other residents. Limited transportation options make it harder for many to reach essential resources such as: EMPLOYMENT OPPORTUNITIES 29% residents cited that “transportation to/from job” will be helpful to advance their career. RECREATIONAL SPACES 31% residents cited “transportation” to be the main reason children in their household did not participate in recreational and social activities HEALTHY AND AFFORDABLE FOOD 20% residents cited “difficulty getting to the store” as one of the main reasons for not having enough food at home.
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Source: BikeWalkKC
I would like this neighborhood to be known for a safe, stable & family friendly neighborhood.
Public Safety Despite being well located, public safety concerns are keeping West Bluff residents from feeling comfortable moving around their neighborhood freely. According to the West Bluff Needs Assessment Survey, a high percentage of current residents voiced strong public safety concerns for their neighborhood, particularly at night, when only 30% of residents reported feeling safe. More than 45% respondents agreed that gun shots and gun violence was the top safety concern in the neighborhood. Moreover, homeless camps and drug dealing was reported as widespread west of West Bluff along Cesar Chavez. Only 26% residents feel safe allowing their children to walk home from school. While only 22% residents agreed that there was enough police presence in the neighborhood, this is not necessarily a solution to these safety concerns. Residents instead overwhelmingly agreed that better lighting in the neighborhood, more oversight over visitors entering and leaving West Bluff, better pathways to supportive services such as behavioral health and trauma, and tighter security in public spaces were proposed neighborhood improvements to increase safety.
The Westside Community Action Network (CAN) Center has been serving the neighborhood since 1994 as a neighborhood and community policing organization. Designed to be a triage for disengaged, disenfranchised neighborhoods in distress, CAN centers, a community policing concept, were implemented to address escalating crime and disorder issues. The Center is committed to improving the physical image, reducing blight and crime through ongoing neighborhood maintenance, prevention, enforcement and community bonding activities.
Poor Lighting in the neighborhood and Crime and Safety were identified among the top three biggest challenges facing the neighborhood.
83%
It is safe to walk in the neighborhood during the day
30%
It is safe to walk in the neighborhood during the night
56%
of surveyed residents indicated that safety and violence was the number one issue facing the youth today.
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65%
Health & Wellness
Only of children in West Bluff have health insurance. The number is higher in adults, 82% of whom are insured.
Public Health is a significant concern in West Bluff with 37% of residents expressing the need of more healthcare facilities within the neighborhood. While locating these facilities locally is a top priority, providing transportation to major medical centers is also seen as crucial for connecting residents to quality healthcare. The lack of health insurance, particularly among children—only 65% are currently insured—is a critical issue, largely due to the cost of insurance. Despite this, most residents are able to receive services from a primary care doctor or visit nearby health centers such as Children’s Mercy Adele Hall Campus for medical care.
in free health screenings. However, serious health conditions are still prevalent in the community. Around 30% of residents have been diagnosed with asthma or high blood pressure, while depression, anxiety and post traumatic stress are some of the other major health concerns in West Bluff.
A large percentage of residents reported using annual checkups and going for at least one dental cleaning in a typical year, with 52% participating
It is also particularly striking that while there is a general awareness about most services that relate to the physical well being, residents are relatively
66%
11%
23%
Pharmacy
61%
12%
27%
Primary Care Doctor
59%
18%
23%
Dental care
58%
16%
26%
Urgent Care
54%
20%
26%
Vision Care
28%
Behavioral/ Mental Health and wellness
47%
25%
36%
28%
36%
Trauma support
35%
28%
37%
Substance abuse/ addiction
40%
Domestic Violence
29%
31%
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SAMUEL RODGERS HEALTH CENTER RAN AN INFORMATION SESSION AT WEST BLUFF
unaware of resources related to behavioral and mental health, trauma support, substance abuse, addiction and domestic violence. Founded in 1968, Samuel Rodgers Health Center aims to offer compassionate, affordable healthcare, covering various expertise areas and programs for affordable care. Emphasizing a vision for a healthy community, it advocates for proactive, innovative approaches to meet health needs and achieve its mission.
31%
residents feel that better mental health and trauma support services would make the neighborhood safer.
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parks and open spaces While Westside boasts of several neighborhood parks, many are difficult to reach or navigate due to steep terrain and infrastructure related obstacles. Gage Park is a good example of this, used only by 28% of West Bluff and 35% of neighborhood residents. Despite its proximity to West Bluff, reaching the park currently requires climbing a long flight of stairs from Cesar Chavez, highlighting the need to rethink how residents can comfortably reach the space—potentially through a planned trail connection linking West Bluff to the park. Used by over 51% of Westside respondents, Observation Park on the other hand is well connected to the neighborhood, conveniently located just behind Tony Aguirre center. However, West Bluff residents face a more challenging route that involves walking up several steps. Future redevelopment in West Bluff can focus on strengthening street connections to the park, making it easier to reach and encouraging greater use—currently limited to just 26% of residents. The southern half of Westside is notably deficient in parks and open spaces. Grace Williams Park, the only park in the area is used as a paved sprayground, closed for most part of the year. The large swathe of open space in Penn Valley, located adjacent to the Choice neighborhood boundary too, is traversed by highways and inappropriate for recreation. Addressing barriers to connectivity to these parks is crucial to enhancing the quality of life for Westside and West Bluff residents.
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62%
of residents at least use one park in the neighborhood.
Both neighborhood and West Bluff residents made the following recommendations as the top three ways of making it easier to exercise in the neighborhood:
Gym/ Fitness
Greater feeling of safety
OBSERVATION PARK PERCHED ON A HILL
Safe bicycle trails
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parks and open spaces Parks
1/4th mile walkshed Choice Neighborhood Boundary
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AVAILABILITY OF FRESH FOOD The USDA has designated the Westside Choice neighborhood as a “food desert,” where affordable and nutritious food is not easily available. A significant 35% of West Bluff residents reported not having enough food to eat in their households once or twice a week. Both Westside and West Bluff residents listed a full-service grocery store as their most requested neighborhood improvement.
What are some of the reasons that you have not had enough food to eat in the last 30 days?
#1 #2
Cost
Sometimes we cannot afford to purchase food.
Connectivity It is too difficult to get to the store
KANBE’S MARKET HANDING OUT FRESH GROCERIES TO WEST BLUFF RESIDENTS DURING AN ENGAGEMENT EVENT.
Difficulty in getting to stores is among the top concerns for residents. The only store located within the neighborhood, Royal Liquor on Southwest Boulevard, offers a limited selection of produce. As a result, residents often travel more than two miles to stores outside the neighborhood, such as Marsh’s Sun Fresh Market, to procure their groceries. 21% of residents also reported that community garden efforts and plots for individual growing would help address the need for fresh produce. This would also build resilience and protect the community against shocks to larger food supply chains.
35%
of all West Bluff residents face a food shortage at least once or twice a week
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70%
Westside Residents West Bluff Residents
40%
said that a full service grocery store or a fresh food market was their top priority in improvements to the neighborhood.
As a kid, growing up in West Bluff presents you with your own demons. Having to go to a liquor store to grab a fruit is not the way we want to raise children in this neighborhood.
Where do you typically go for your grocery and daily shopping needs?
4m
ile
Nature's Own Health Food Market (Downtown)
s
4%
6%
19%
3m
iles
Cosentino's (Downtown)
West Bluff
2 mi
les
31%
1 mile
16%
23%
Price Chopper (Roeland Park)
MISSOURI
KANSAS
Royal Liquor (Southwest Blvd)
Sun Fresh (Kansas)
El Mercado Fresco Fresh Market (Independence Ave)
13%
22%
Sun Fresh Market (31st St)
Save A Lot (Hyde Park) 32%
23%
ALDI (Roeland Park)
Marsh's Sun Fresh Market (Mill St Station)
FIGURE 5 | Grocery and Daily Shopping Needs Based on the West Bluff needs assessment, residents indicated which stores they frequently go to for groceries.
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Working in westside Currently, only 47% of West Bluff residents are employed, with the majority in part-time positions. A mere 10% of residents hold full-time roles. The primary employment sectors for West Bluff residents include healthcare and social assistance, followed by food services, janitorial or maintenance work, and warehousing. Notably, only 16.7% of employed residents work within the West Bluff neighborhood itself. At the broader neighborhood level, only 89 Westside residents are employed locally, comprising just 6.5% of the neighborhood’s total population. This highlights a critical issue: the lack of local employment opportunities is a significant factor contributing to the high unemployment rate in West Bluff. Addressing this challenge is essential for improving economic conditions in the area.
Lack of quality and affordable childcare
Difficulty finding jobs locally
Available jobs do not make economic sense
Overcoming criminal history and background checks
Not enough transport to get to jobs
Education/ Lack of skills needed for available jobs
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Unemployed, Not looking for a job Retired
4% 9% 17%
47%
53%
Employment
02% 03% 10%
Employed part time, looking for job Self Employed Employed, Part-time
Unable to work
32% 23%
Unemployed, Looking for a job
Employed, Full-time
Kansas City has seen a substantial growth over the past five years, driven by new business relocations and expansions of existing enterprises. The city approved 28 major redevelopment projects from 2020 to 2021 resulting in the creation and retention of 3,569 jobs. The significant growth in the technology sectors indicates that housing would need to grow over the next few decades across all income levels. Given the proximity of Westside to downtown, this would have a significant impact on the neighborhood. While most Westside residents live and work in and around the neighborhood, it receives a large population of workers that transit from around the city to find jobs in Westside. Out of 3,357 jobs available in the neighborhood, 3,268 are held by workers from outside Westside. Residents of Westside are typically employed in downtown Kansas City followed by numerous employment centers in North Kansas City and Rosedale, Kansas which encompasses much of the Kansas University Medical Center and its affiliate businesses.
WHERE DO PEOPLE WORKING IN WESTSIDE LIVE?
The Housing Authority of Kansas City offers several programs and services, including Fiscal Wellness Classes, Computer Training, Employment and Case Management, the Resident Employment Program, and Adult Basic Education (ABE) or High School Equivalency (GED) programs. These initiatives are designed to enhance job training and skill development for residents. However, the majority of West Bluff residents do not take advantage of these services, primarily due to a lack of awareness. Increasing outreach and awareness of these programs is crucial to ensuring that residents can fully benefit from the opportunities available to them.
WHERE DO WESTSIDE RESIDENTS WORK?
Residents indicated need for job training in healthcare, childcare, catering services and small business entrepreneurship. The prioritization of programs and services among residents, however, varies significantly based on whether they have children at home. Residents with children tend to prioritize availability of transportation to and from work, obtaining a GED, and affordable childcare. In contrast, residents without children primarily focus on on-the-job training, job fairs, and transportation services. Understanding these differing priorities is essential for tailoring programs to meet the specific needs of the community.
40%
of West Bluff residents with children under the age of 5, selected affordable, quality childcare as a top program that would help them advance career and improve personal skills, more than twice as often as often as any other support service.
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Children and Education The West Bluff Comprehensive Needs Assessment Survey indicated that out of the 77 surveyed households, 21 households had children under the age of 5, 71% of whom were enrolled in early education while only 62% of the 45 households that had children between the age of 5 and 19 were enrolled in school. Of the adult population, 66% had at least a high school degree or GED while only 2% held a bachelor’s degree.
early childhood learning The majority of residents felt positive about the current schooling system preparing their children to achieve their career goals. However, among younger children, barriers to enrollment in early education must be addressed. Scheduling conflicts were the number one reason, followed by cost and lack of available spots. According to the neighborhood survey, nearly one-third of all eligible children were not enrolled in early education due to cost and the inconvenience caused by schedule or location. What are some of the reasons children in your household are not enrolled in early childhood learning or pre-school programs?
#1
Scheduling conflicts
#2
Cost
#3
Openings
The drop-off/pick-up times don’t work with my schedule. I can’t find an affordable program that fits my needs. None of the programs I tried had spaces available.
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71%
of all children in West Bluff under 5 are enrolled in early education
62%
of all children in West Bluff between 5-19 are enrolled in school
Several early education childhood facilities are located inside and in close proximity to the Choice Neighborhood boundary These include: The Neighborhood Pre-K program operated by Primitivo Garcia, serving students of the age 3-4 Ability KC’s Therapeutic Preschool with a mission to provide therapeutic and educational services for children with disabilities between the ages 1 to 5. The Crossroads Pre-K program located at EarlystART offers 20 seats for children The Guadalupe Center’s Early Childhood Center offers a bilingual model of instruction for children aged 3-4 through a Creative Curriculum integrated with a Conscious Discipline program. While these facilities prepare children for kindergarten, there are no designated day care centers within the Choice boundary leaving several residents to rely on informal care such as family members and neighbors.
kindergarten-12
PRIMITIVO GARCIA ELEMENTARY SCHOOL
Primitivo Garcia, operated by Kansas City Public Schools, is the only elementary school located inside the Choice boundary. It serves 263 students in grades PK-6. The student body is predominantly non-white with a 93% minority enrollment rate, and over 98% students from economically disadvantaged communities. With their “Leader in Me” program, the school is committed to fostering leadership skills in students from an early age. Located in the southern portion of Westside, Guadalupe Centers Middle School is a public charter institution that serves 344 students between the grades 6-8. With a 95.8% Hispanic/ Latino student population, it is a vital educational resource for the community. Guadalupe Centers also operates a Youth Development Program that includes life skill development, after school tutoring and supplemental education for students K-8, academic summer school programs for elementary and middle schools and a range of recreational activities including coached sports. The Westside neighborhood faces a significant gap in available quality high schools and educational opportunities for older students. According to the Westside Neighborhood Survey, 58% of residents identified lack of high-quality education as the most pressing issue affecting youth in the community. Addressing this gap is essential to ensuring all Westside residents have a fair chance to succeed.
What additional services would help your children do well in school?
54%
Summer Programs & Camps
39%
Individual tutoring
32%
In-school support (IEP or Gifted)
39%
Recreational/ Program activities (Art, sports, music)
36%
Behavioral counseling and support
32%
Regular after school programming
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56%
of all respondents indicated that activities for younger children and safe meeting spaces for teens were largely missing in the neighborhood.
GUADALUPE CENTERS YOUTH RECREATION
Recreational activities The West Bluff needs assessment survey revealed a significant demand for more social activities aimed at children, providing them with positive engagement opportunities within the neighborhood. Specifically, 29% of residents identified a lack of activities for younger children, while 27% highlighted the need for meeting spaces for teens. The existing Community Center at West Bluff is insufficient for the large youth population and lacks permanent recreational facilities. Although the nearby Tony Aguirre and Guadalupe Centers offer after-school programs, including music, dance, scouting, Youth League sports, and Boys and Girls Clubs, the majority of West Bluff residents reported low participation in these programs. Key barriers include cost and affordability, as well as a concerning lack of awareness about these services. Additionally, the location of these centers and barriers to use of facilities hinder enrollment in youth programs. Addressing these issues is essential to ensure that children and teens in West Bluff can take part in the social and recreational services they need to thrive.
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What are some of the reasons that children in your household do not participate in social activities in the neighborhood?
#1 #2 #3
Cost Membership to programs is unaffordable Awareness I have not heard about these programs Transportation Location is too far away/there are no means of sending my kids
Residents indicated a strong interest in the following programs for their children:
Arts/Crafts
Dance
Entrepreneurship
You might have been born in a low-income setting, but you don’t have to stay in one. I am good proof that you can make progress!
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Housing Assessment
burdened (48.7%) is significantly higher than the 20.6% cost burdened homeowner households.
housing affordability
The largest concentration of renter households falls within the extremely low-income category (less than 30% AMI or under $19,576) and the very high-income category (above 120% AMI). Among renters, 87.5% of households earning between 3050% AMI spend more than 30% of their income on housing costs, only slightly more than the 78.5% of cost-burdened households earning less than 30% AMI.
HUD defines housing affordability by establishing a threshold: households that spend more than 30% of their income on housing costs, including rent, utilities, and taxes, are considered housing cost-burdened. The housing ladder shown below reflects the percentage of households at various Area Median Income (AMI) levels that are costburdened, based on Kansas City’s Metropolitan Statistical Area. In 2022, the Area Median Income (AMI) for Kansas City was $65,256. Kansas City has more homeowners (53%) than renters. However, the percentage of renter households that are cost
Own
Rent
Homeowners also face significant housing cost burdens. Notably, 85% of homeowners earning less than 30% AMI are considered cost-burdened, highlighting the widespread impact of rising housing costs across income levels.
Proportion of Renter/Owner Households in AMI bracket that are Housing Cost Burdened
FIGURE 6 | Owners and Renters in each AMI threshold. (1) AMI (Area Median Income) for the City of Kansas City is $65,256. (2) % AMI income ranges sourced from 2021 5-year ACS Estimates. (3) “Housing Cost Burdened” is defined as households spending more than 30% of their income on housing costs.
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n
renter/ owner 90% 65%
own
65% 90%
rent
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Housing in Westside Westside faces immense challenges for both homeowners and renters. Majority of the 596 renter households have an income of less than 30% AMI or $16,941 and 93% of rental households in a 30-50% AMI threshold are cost burdened. While a majority of homeowners in Westside fall in higher income brackets of 80-120% and above, 74% of households making 30-50% AMI are cost burdened. Across all income ranges, 53% of all Westside renters and 47% of homeowners are considered housing cost burdened.
income-restricted housing Westide Housing and the Housing Authority of Kansas City have collectively added several income-restricted rental housing sites at Westside. These include Villa Del Sol, Posada Del Sol, Jefferson Place, Westside Apartments, Nottingham Apartments and Signal Hill Townhomes. Located on Summit Street, Westside Housing developed the neighborhood’s only senior housing complex called Posada Del Sol. Subsidized by HUD, the apartment building provides housing for adults 62 years of age and older as well as mobility-disabled adults of any age. Built in 1978, it consists of 60 subsidized senior apartments, all of which are a 1BR/1BA configuration. The complex is known for fostering a warm, community-oriented environment where residents enjoy social gatherings and take part in activities that promote a sense of belonging and engagement with a strong network of supportive services and on-site assistance. The Westside Housing also developed three smaller residential complexes in Westside. Signal Hill Townhomes, located on West 29th
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and Summit Streets was built in 1989. The development includes 15 LIHTC units in a 2-3 bedroom configuration, with an income restriction at 60% AMI. Jefferson Place, located on 17th and Jefferson is a community of four buildings featuring 15 LIHTC units in a similar configuration. Built in 1992, the community features a new playground and a picnic space. Located just east of I-35 at 18th and Washington Street, Nottingham Apartments features 28 studios and 21 one-bedroom units arranged around an entrance courtyard as a threestory structure. Westside Apartments (the 500 Building) features 10 LIHTC units in a 2 bedroom configuration. Built in 1991, it lies in close proximity to the highway and Crossroads district.
POSADA DEL SOL SENIOR APARTMENTS
The Choice project is a vast hope for affordable housing for the families that have been born and raised here, who have raised their kids here. This is a desirable neighborhood but without affordable housing choices, it is not possible.
SIGNAL HILL TOWNHOMES
villa del sol Villa Del Sol, recently redeveloped in 2024 through a partnership between HAKC, Westside Housing Organization, the City of KCMO, HUD, McCormack Baron Salazar, Hunt Capital Partners, and UMB Bank, provides high-quality affordable housing in the Westside community. Situated at the site of Pennway Plaza, the development originally consisted of 222 units of public housing which was razed in 1994 due to high density and deterioration of buildings. This allowed for an innovative venture between public and private entities consisting of: 30 units of LIHTC rental units (Income restriction: 60% AMI) 60 rent-subsidized units 30 unrestricted units
VILLA DEL SOL
The entire complex consists of bedroom types from 1 to 3 bedrooms in a variety of garden style apartments and townhomes. As a mixed-finance development, it is privately managed and offers amenities such as a children’s playground, a community clubhouse, and features designed to accommodate residents with disabilities.
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single family homes Single-family detached dwellings are by far the most numerous housing type in Westside, representing over 66% of the housing inventory. Only 2.2% of housing units are single-family attached, with very few multi-family dwellings that account for 7.6% of the housing stock. Moreover, the housing stock in Westside is aging. About half of its properties were built prior to 1950. The neighborhood added a significant number of properties in the 1980s, however only 6.2% of its housing inventory was built in 2010 or later.
multi-family apartments
Signal Hill Studios is a new apartment building that opened for leasing in 2023. The unique container home design offers tenants studio units priced between $795-925. The property was intended to be for-sale condominiums but switched to rental units due to selling challenges. Each unit is 360sqft. The property was 79% occupied in June 2024. Westside Flats is an elevator building built in 2019. It is a mix of studio, 1BR, 2BR, and 3 BR units with highest rents in the Choice Neighborhood, ranging from $1,300/month for a studio unit to $4,300 for a large 3 BR townhome. WESTSIDE FLATS
There are very few market rate multi-family apartment buildings within the Choice Neighborhood boundary. Four large scale complexes include the Westside Lofts, Chavez building, Signal Hill Studios and Westside Flats. Westside Lofts is a historic building located at 1936 Summit Street. Originally built in 1859, the former school building underwent a recent renovation and was converted into 115 high-end apartments, ranging from studios to 3 BR units. The community offers a fitness center, courtyard, volleyball court, outdoor kitchen and gated parking lot. The property was nearly 96%occupied in June 2024. The Chavez Building is a historic home originally built in 1900 and converted to six two-bedroom apartments. Although units are technically available to any qualified applicant, rents are set intentionally lower, and units are targeted to buyers just over the maximum income limits at the other LIHTC properties the property management company manages.
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WESTSIDE LOFTS
SIGNAL HILL STUDIOS
homeownership Westside is one of the most sought-after areas in the region, attracting buyers from across the city and even from neighboring states. The community’s rich cultural fabric has historically been key attractions, particularly its deep-rooted Hispanic population. However, the neighborhood is undergoing rapid gentrification, leading to significant changes in its demographic makeup. Long-time residents are increasingly unable to afford rising property taxes, and many homeowners are being pressured by developers to sell. Senior residents often struggle to pay for essential home repairs, facing potential city citations and forced sales. Additionally, larger families find it difficult to remain in the community due to poorly ranked public schools, full charter schools, and the high cost of new construction homes. The Westside neighborhood needs assessment further attests to the growing unaffordability of housing in Westside. While West Bluff residents prioritized public realm improvements such as transit, lighting and safety, an overwhelming 57%
What do you think are Westside’s biggest challenges?
#1
Cost of living Housing is too expensive
#2
Connectivity Daily amenities like childcare/ schools and groceries are far from the neighborhood
#3
Crime I do not always feel safe in Westside
of neighborhood residents prioritized housing affordability as the biggest challenge of the neighborhood. The neighborhood’s rental market remains robust, with demand spanning various income levels and family sizes. Low-Income Housing Tax Credit (LIHTC) properties in the area experience particularly high demand, especially for larger units, which are in short supply. Most tenants are long-term Westside residents, downtown employees, single parents, multi-generational families, or families with young children. On the other hand, buyers in Westside often include investors looking to flip distressed properties, young professionals seeking more space, first-time homebuyers, and empty-nesters, some of whom are returning to the area. Despite a wide range of resident types, there is a notable lack of housing stock for buyers in the 80-120% AMI income range, as new home development is largely focused on luxury homes, with most listings priced over $1 million.
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Market Study Takeaways As part of our planning process, RES Advisors completed a Market Study of the Westside Choice planning area which is focused on the future redevelopment and replacement of West Bluff Townhomes. The completed Market Analysis examines support for new residential development in the Choice Neighborhood (study area), with a summary of strengths, weaknesses, opportunities and threats below. The full report can be found in the Appendix.
Strengths: Population, household, and employment growth trends are driving demand for residential development in the primary market area (PMA). The Westside is in a desirable location adjacent to the central business district and Crossroads neighborhood, offering excellent proximity to employment and entertainment. Good highway connectivity to employment throughout the metro area. Private sector infill residential construction and high-end sales are proof of market support for homeownership in the study area. The lower density, “green, leafy” character of the neighborhood is appealing to both existing and prospective residents and offers an alternative to the dense multi-family and commercial scale in the nearby CBD and Crossroads districts. Parts of the neighborhood offer dramatic views of downtown. Historic role of the Westside as cultural core of KCMO’s Hispanic community is appealing to renters and homebuyers at all income levels. Established community organizations with long tenure in the Westside community offer capacity to support new initiatives. Public amenities including the library, community centers, and parks are already present in the community. Industrial sections of Westside may present opportunities for larger scale commercial or job-creating light industrial development.
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Recommended Development Program UNIT TYPE
TYPE
TENURE
HOUSING REPLACEMENT
LIHTC (4060% AMI)*
60-80% AMI**
80-100% AMI
TOTAL
%
GENERAL OCCUPANCY RENTAL 1 BR/1 BA**
Multifamily
Rental
15
55
8
-
78
29.8%
2 BR/1-2 BA
Townhouse/ Multifamily
Rental
40
12
4
-
56
21.4%
3 BR/2 OR 2.5 BA
Townhouse/ Multifamily
Rental
32
2
-
-
34
13.0%
4 BR/2 OR 2.5 BA
Townhouse/ Duplex^
Rental
8
4
-
-
12
4.6%
5 BR/2 OR 2.5 BA
Townhouse/ Duplex^
Rental
4
-
-
-
4
1.5%
Rental
-
46
-
-
46
17.6%
99
119
12
Age-restricted*** 1 BR/1 BA
Multifamily
Total Rental Units
230
POTENTIAL HOMEOWNERSHIP PROGRAM 2 BR/2 BA
Single-family detached/ Duplex^
For sale
-
6
6
12
4.6%
3 BR/2-2.5 BA
Single-family detached/ Duplex^
For sale
-
10
10
20
7.6%
16
12
32
Total Homeownership Units
TABLE 2 | Recommended Development Program Summary (Housing Market Study) Source: RES Market Study; ^ Duplex is envisioned as a stacked townhome typology * LIHTC units should be concentrated in the 50% AMI income band with some 40% AMI if feasible. ** 60-80% AMI: Rentals would be unrestricted, but this is the expected AMI level for targeted households. ***Demand exists across a range of product types in this market. Units shown as age-restricted rental could also be developed as general occupancy units. Age restricted units should have project-based rent subsidies.
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weaknesses:
opportunities:
The West Bluff Townhomes site is isolated from the surrounding neighborhood by topography and the street design of the site. An older system of paths that connected the community to recreational amenities has deteriorated.
The transformation plan can improve the potential for connectivity between all parts of the Westside, as well as linkages with high opportunity surrounding neighborhoods.
The elevated interstate highway and multiple rail corridors divide the study area from adjacent neighborhoods and bifurcate the southern and northern parts of the Westside. Aging water/stormwater infrastructure impacts current quality of life and is a challenge for new development. Housing affordability challenges have led to outmigration of the younger members of Hispanic families who have lived in the Westside neighborhood for multiple generations. Aging homeowners have difficulty maintaining homes but have limited low-maintenance residential options to stay in the study area. The existing high-capacity community organizations in the study area grew out of the needs of the Hispanic community and may need additional outreach efforts to attract new residents and existing non-Hispanic residents to their program and service opportunities.
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While the grocery expenditure potential for the study area itself would not support a fullservice grocery store, the road network and density of adjacent neighborhoods suggests that a supermarket would be an appropriate redevelopment use for industrial land in or near the Westside. The neighborhood spending potential of over $7.7 million suggests an opportunity for smaller establishments within the neighborhood to offer fresh foods and basic groceries within walking distance of residential blocks.
threats: The Westside is at risk of gentrification and displacement of lower income households. The Choice Neighborhoods transformation plan should focus on providing long term housing affordability for households with incomes up to 80% AMI. Limited public and CDC land ownership in the Westside creates challenges to accomplishing this objective. Permitting delays have added cost and time to proposed housing redevelopment in the Westside.
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westside stories The Seventeenth and Madison building has always been mixed-use. Over the course of time, it has seen a lot of changes but there were always apartments above and retail on the ground floor. Currently our tenants include a plant retail store, a salon, an architecture office, two healthcare/wellness space, and a showroom for a national folding patio door company. I live in one of the two apartments above. My tenant neighbors are empty nesters that moved from the suburbs. All in all the building is about 22,000sqft.
cheryl Small Scale Developer
Vision for the Neighborhood: I really feel that in the Westside, even though there’s so many differences, everyone has the same common goal. We want a nice place to live and work and to enjoy the city. And that’s what we love about the Westside! You see the big modern next to a unique artistic house with bottles. Or the small grandma homes with clean and tidy yards. We need to keep that alive.
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I have always been in love with the Westside. My family used to come here and have brunch and walk around the neighborhood. It was the vibe and the feel of this place. The old buildings, old trees and the walkability of the neighborhood contributed to this feeling. I am a rural girl who grew up in the farmlands up North. When the building became available, I jumped on that opportunity. Back in the 1800s, this building housed Summit Poultry and Eggs and Withrow Furniture. I had historic images of the building and knew what it looked like before. In the 1990s, however, the building went through a transformation. All the historic details were covered up, the windows and storefronts were gone, the decorative columns were boarded. When I began the rehab of the building in 2020, I wanted to make sure to recover those details. We had to completely redo the interiors and there were many structural problems. We had to pull all that out and put in new floor joists made of old growth Cedar timbers as well as the Fir tongue and groove flooring. The reclaimed wood went back into the building as hallway flooring, stair treads, shelving and some furniture. The reclaimed wood went back into the building as hallway flooring, stair treads, shelving, and some furniture.
The thing about the Westside is it’s always been dotted with businesses. As a developer, it has been challenging because it takes time to rent out the spaces. Some spaces go faster than others. The building came with some core tenants like the salon. But it is a process and it has to be the right fit for the neighborhood. Some residents have raised concerns over the type of tenants coming in but otherwise it has been well received.
It was well-received because we renovated an existing building, a historic resource that was not being used. We have managed to create a collective of thriving businesses for the city and the neighborhood.
The neighborhood is continuing to see a lot of changes. Many businesses are coming in like a listening bar on 17th. It was a little garage owned by long-time resident Mr. Brooks. The Westside has also seen many AirBnBs come in among the giant mansions. In my work, I have been sure not to buy properties from long-time residents. I am mindful not to uproot anyone from their homes or get people to sell their homes in the name of development.
SEVENTEENTH AND MADISON MIXED USE BUILDING
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5
The Plan Framework Overall framework for the Westside Choice Neighborhood Plan with planning and design strategy development for Housing, People, and Neighborhood.
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121
plan framework
In the future, the west bluff neighborhood will be...
housing
The goals of people, housing, and neighborhood create a framework to guide the transformation of the West Bluff Choice Neighborhood.
Reintegrate West Bluff into the Westside neighborhood fabric, fostering opportunities for individual connections and a thriving, affordable, family-friendly community ties.
The planning team comprised of three task forces corresponding to the three main objectives of the Choice Neighborhoods Initiative—Housing, People, and Neighborhood.
The Housing Task Force Focused on developing a strategy to provide high-quality, well-managed, mixed-income housing that responds to the needs of the neighborhood.
The People Task Force Explored ways to help residents of West Bluff and the surrounding community thrive. This included considering ways to expand pathways to effective education, meaningful opportunities for employment and quality health and wellness services.
The Neighborhood Task Force Identified ways to improve basic services in the community such as expanding public transportation, grocery stores, day care facilities, a greater sense of safety, and overall appearance and character to attract public and private investment.
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Goals: 1. Rebuild on the West Bluff site taking advantage of its convenient location, as an attractive community for new affordable housing development in the Westside neighborhood. 2. Redesign West Bluff as a welcoming place, that is connected to the Westside neighborhood and surrounding resources, includes a range of amenities and fosters health, wellness and safety for all residents. 3. P reserve and increase affordable housing options in the Westside neighborhood. 4. Provide support for homeowners to stay in their homes and opportunities for West Bluff and other neighborhood residents to be able to purchase a home and stay in the neighborhood.
people
neighborhood
Increase opportunities for West Bluff residents to gain long-term employment, increase household income, focus on health and wellness, and make informed educational choices for their families, while celebrating the unique voices, richness and strength of the community.
Celebrate Westside’s rich culture and history, while addressing the enduring impacts of urban renewal and highway construction by improving mobility, strengthening physical and social connections, ensuring safe and affordable neighborhoods, and expanding availability of fresh food.
Goals:
Goals:
1. Provide unemployed West Bluff Residents with job training and employment referrals and increase awareness of these opportunities within the West Bluff community.
1. Create stronger connections and sense of place in the Westside neighborhood for residents of West Bluff, celebrating and building on the community’s history and culture, and neighborhood pride.
2. Increase resident income. 3. Ensure enrollment in quality schools. 4. Increase participation in organized extracurriculars. 5. E xpand availability of healthcare services for residents 6. Empower resident healthcare decisions.
2. Establish West Bluff as a safe and welcoming gateway to the neighborhood and city of Kansas City, MO. 3. I ncrease availability of high-quality, affordable, healthy food options. 4. Build on existing plans (e.g., Greater Downtown, West Pennway and Southwest Boulevard) to re-establish connectivity to different parts of the neighborhood. 5. I ncrease recreational opportunities and community spaces for all age groups and abilities in Westside. FINAL PLAN 123
HOusing plan
people plan
neighborhood plan
124 WESTSIDE CHOICE NEIGHBORHOOD PLAN
Housing Goals
The Housing section of the plan is focused on the redevelopment and reintegration of West Bluff townhomes into the fabric of the Westside neighborhood, fostering opportunities for individual connections and a thriving, affordable, familyfriendly community for all residents, including increasing the amount of housing choices in Westside for households of all incomes.
Goal 1 Rebuild on the West Bluff site, taking advantage of its convenient location as an attractive community for new affordable housing development in the Westside neighborhood.
Goal 2 Redesign West Bluff as a welcoming place that is connected to the Westside neighborhood and surrounding resources, includes a range of amenities, and fosters health, wellness, and safety for all residents.
Goal 3 Preserve and increase affordable housing options in the Westside neighborhood.
Goal 4 Provide support for homeowners to stay in their homes and opportunities for West Bluff and other neighborhood residents to be able to purchase a home and stay in the neighborhood.
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Goal 1
Rebuild on the West Bluff site, taking advantage of its convenient location as an attractive community for new affordable housing development in the Westside neighborhood. STRATEGY A
Redevelop West Bluff as a mixed-income community with a mix of replacement units, affordable rental, and market rate rental housing. To ensure that West Bluff thrives as a community in the future, it is essential for the development to accommodate a mix of incomes and provide a modern mix of amenities. The mixed-income goals allow households to pay what they can afford for housing, including low-income, workforce, and market-rate tenants living in indistinguishable apartment units. This approach is key to fostering opportunities for upward mobility, allowing residents from varying income backgrounds to share common amenities and engage in the same community activities. A mixed-income community will also encourage social integration, reduce the concentration of poverty, support a broader range of economic backgrounds, and contribute to a vibrant and dynamic neighborhood. By laying this foundation, the development has the potential to attract a broader range of residents and create a more stable community over time.
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WEST BLUFF REDEVELOPMENT FRAMEWORK
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COMMUNITY-LED DESIGN PROCESS The guiding principles of the West Bluff redevelopment plan, established through resident input, included: Enhancing connectivity and integration with the surrounding neighborhood. Creating safe spaces for children to walk and play freely. Expanding access to natural areas via well-lit pedestrian trails. Providing a community center equipped with resident-serving amenities. Offering a mix of open spaces, ranging from private balconies to public playgrounds. Designing street-facing homes within a pedestrian-friendly public realm featuring benches, lighting, traffic calming, and street trees. Ensuring adequate parking directly from homes. OPTION 1: THE LOOP
Children will have large dedicated open spaces for play
Residents loved the idea of a central playground and the feeling of enclosure from the loop that would be more conducive to community building. However, distance from the parking lots and lack of street parking were big challenges.
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These principles along with the steep topography of the site informed a series of engagement sessions between November and December 2024, during which two design iterations were presented to the community for feedback. Option 1, The Loop, proposed a new road that looped through the site and connected north to West 21st Street. The key feature of the design was a large designated central green space with pedestrian pathways.
HOUSING WORKSHOP, JAN 2025
Option 2, the L Connector, on the other hand, proposed an L-shaped road connecting Cesar Chavez and West 21st Street and created different scales of programmed green spaces. The design better incorporated the steep topography in the northeast corner of the site by integrating it into a larger green space.
The final design integrated elements from both options, retaining the L Connector road due to its better alignment with the site’s topography and more efficient use of space compared to the Loop. The Loop’s requirement for street parking significantly reduced the size of the central green space, which residents valued highly. To incorporate key features from the Loop, the central focal point within the L Connector design was expanded from a vehicular intersection to create a larger community gathering plaza, with pedestrian pathways connecting it to adjacent green areas. In January 2025, the revised design, accompanied by a physical model, was presented to the residents. The proposal was well received, with many expressing appreciation for how the housing principles were thoughtfully reflected in the plan. Several residents shared their enthusiasm, stating they looked forward to living in the new development and becoming part of the revitalized community.
OPTION 2: THE L CONNECTOR
The views from mid-rise apartments along the Bluff would be great!
Residents loved that the parking lots and on-street parking were directly accessible from the apartments. Residents also liked the central plaza as a focus point and the location of the multi-family building with views of the river.
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REDEVELOPED WEST BLUFF PLAN Feet 0
10
50
100
A
B
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C
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AERIAL VIEW OF REDEVELOPED WEST BLUFF
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84%
STRATEGY B
residents would like to return to new housing on the redeveloped West Bluff site!
Exceed “one for one” replacement of all West Bluff Townhomes, offering current households the possibility of returning to West Bluff or another suitable Westside location with a range of housing types. 84% of surveyed households indicated the desire to return to new housing on the redeveloped housing site. In response, the Housing Plan offers a wide range of housing types on the current West Bluff site that include a mix of independent and stacked townhomes, multi-family residences, and mixed-use elevator buildings that accommodate people with different abilities and age groups. Recognizing the need for additional ADAcompliant housing, as identified in the market study, the plan integrates features to support both seniors and working-age households within the mixed-income residential program. Currently, West Bluff contains 99 units. The redevelopment plan will significantly expand housing availability by increasing density on-site and surrounding development to accommodate the proposed mix of incomes and housing typologies, ensuring that the onefor-one replacement requirement is not only met but exceeded. The plan offers two primary development scenarios:
134 WESTSIDE CHOICE NEIGHBORHOOD PLAN
1) High- Density Option (198 units on-site) •
Building A: Four-story residential building
•
Building B: Four stories with a dedicated ground floor to a community serving amenity.
•
Building C: Five stories with ground floor parking and a street facing amenity space.
•
Mix of stacked and regular townhomes
2) Medium Density Option (171 units on-site, with off-site expansion) •
All three multi-family buildings are four stories.
•
Building A has a reduced footprint.
•
Same number of stacked and regular townhomes
•
Off-site locations will absorb remaining units.
By providing a broader range of housing choices from one-bedroom apartments to four- and five-bedroom family homes, the plan supports both returning and new residents, fostering a more integrated and resilient community. This mix of bedroom sizes will be adjusted to better accommodate both current households and those on the HAKC waiting list.
UNIT TYPE
TOWNHOME
MULTI-FAMILY
TOTAL
A (4 FLOORS)
B (4 FLOORS)
C (5 FLOORS)
1 BR
0
44
15
32
91
2 BR
6
20
18
12
56
3 BR
35
0
0
0
35
4 BR
12
0
0
0
12
5 BR
4
0
0
0
4
TOTAL
57
64
33
44
198
PARKING (RATIO - 0.78)
153
TABLE 3 | Housing unit mix - High Density Option
UNIT TYPE
TOWNHOME
MULTI-FAMILY
TOTAL
A (4 FLOORS)
B (4 FLOORS)
C (4 FLOORS)
1 BR
0
28
15
24
67
2 BR
6
20
18
9
53
3 BR
35
0
0
0
35
4 BR
12
0
0
0
12
5 BR
4
0
0
0
4
TOTAL
57
48
33
33
171
PARKING (RATIO - 0.86)
153
TABLE 4 | Housing unit mix - Medium Density Option
FINAL PLAN 135
Redeveloped West Bluff (High density configuration from Table 3)
136 WESTSIDE CHOICE NEIGHBORHOOD PLAN
MIXED USE BUILDING
STACKED TOWNHOMES
MULTI-FAMILY BUILDING
FINAL PLAN 137
STRATEGY C
Develop a “first right of first refusal policy” and work with Resident Services to support residents through the redevelopment process. HAKC’s right-of-first-refusal policy has been communicated to West Bluff residents since work began on the planning process. Current West Bluff residents, and those in residence at the time of the Choice Implementation Grant application who are in good standing, will have both a “right to return” and a “right of first refusal.” These rights will be formally incorporated into the West Bluff Relocation Plan, which will be prepared for HUD approval prior to redevelopment. HAKC’s Resident Services Department has a Choice Neighborhoods case management team in place thanks to a People Endowment from the prior Choice Neighborhoods Implementation Grant for Chouteau Court. Members of this team joined other HAKC staff in presenting the Choice Neighborhoods planning process to West Bluff residents. This team will be able to continue and focus on West Bluff residents with the award of an Implementation Grant. The HAKC Choice Case Management Team will work with residents throughout the West Bluff redevelopment process. Relocation case management is only one part of the total program of People services which will also include education, employment, and education programming.
138 WESTSIDE CHOICE NEIGHBORHOOD PLAN
HAKC case managers will assist West Bluff households throughout the redevelopment process. This will occur during the relocation off site for the demolition, and in returning to West Bluff replacement housing whether on the original site, or in other locations. Through the process residents will be offered housing counseling so that they understand their rights and options. Options will include moving to another HAKC public housing, Project-Based Voucher (PBV) or Rental Assistance Demonstration (RAD) sites. They may also elect to take a portable HCV voucher permanently, or temporarily until construction of the replacement housing is completed. A licensed real estate agent will be engaged to provide West Bluff residents tours of potential housing sites and to assist in evaluating the neighborhoods in regard to such factors as school quality, public transportation, and crime rates. In addition to the relocation assistance required under the URA, HAKC’s Resident Services Department will provide households with utility assistance to make sure they are connected and for their new unit. This may include funds provided by the United Way of Greater Kansas City for payment of past due utility bills. While all West Bluff residents will have a right to return, they are not obligated to return to the new replacement housing. As past experience with the Chouteau Court Choice Implementation Grant has shown, some residents may choose not to return to the target site or neighborhood, or may choose to return when a later phase of replacement housing is completed.
STRATEGY D
Allocate West Bluff residents Housing Choice Vouchers (HCV) or Project Based Vouchers (PBVs) outside of the Choice Neighborhood, offering them choice and agency on future housing decisions. West Bluff residents have had many questions about their rights if an Implementation Grant is received and West Bluff is redeveloped. HAKC will prepare a formal relocation plan with resident input for HUD approval prior to West Bluff redevelopment.
During the initial relocation period, West Bluff residents will have their choice of another HAKC public housing site, a portable HCV voucher, or available units in Project Based Voucher sites with HAP contracts administered by HAKC. These include seven sites completed under the Paseo Gateway Choice Neighborhoods program, and over 20 other PBV sites across the city that are generally mixed-income and privately managed.
HAKC will seek Tenant Protection Vouchers (TPV) for West Bluff replacement housing to ensure the availability of housing specifically for West Bluff residents during the redevelopment period. If TPV are not available, HAKC will use its existing Housing Choice Voucher (HCV) allocation. There will be two stages of relocation in the redevelopment process. The first stage occurs prior to demolition. Prior West Bluff resident notices and meetings, and payment of relocation expenses will occur per the requirements of the Uniform Relocation Act (URA). Residents will be reminded of their rights and options in the Choice Neighborhood program. These rights include the right to return and the right of first refusal for all residents in good standing with HAKC.
FINAL PLAN 139
Goal 2
Redesign West Bluff as a welcoming place that is connected to the Westside neighborhood and surrounding resources, includes a range of amenities, and fosters health, wellness, and safety for all residents.
Redeveloped West Bluff (Connections and Open Spaces)
140 WESTSIDE CHOICE NEIGHBORHOOD PLAN
My vision for West Bluff is for it to be a safe and great place for its big community of kids!
STRATEGY A
STRATEGY B
Work with city departments to redesign and extend West Bluff Drive to W. 21st Street, creating a second entrance on the north side of the site that enhances connectivity through the development and to the surrounding neighborhood.
Prioritize children by using urban design principles that maximize visibility and safety
While a single point of entry and exit at West Bluff has fostered a generally quiet community with little traffic congestion, residents have expressed significant challenges due to limited connectivity and a lack of integration with the larger Westside neighborhood. Nearby parks and community centers have remained difficult for residents to get to, as longer walking routes discourage pedestrian activity and increase reliance on cars for daily needs. Extending West Bluff Drive north to West 21st Street would provide direct connectivity to Observation Park and the Tony Aguirre Community Center while improving connectivity to key amenities such as Primitivo Garcia Elementary School and the Irene H. Ruiz library. Additionally, as the area experiences increased residential density, a connected trafficway—rather than a culde-sac development—would significantly enhance mobility for residents and improve emergency and supportive services, ensuring more efficient response times and service delivery.
The Housing Plan for West Bluff focuses on creating large, well-programmed open spaces that cater to community gatherings, play, and youth activities. Given that 58% of the population in West Bluff is between the ages of 5 and 19, addressing safety concerns is a priority. Prior resident engagement highlighted that safety and violence are the top concerns for the youth with a strong desire to incorporate meaningful activities for teens and kids. Create large programmed green spaces for play, community gatherings, and activities. Redeveloped West Bluff will feature several green areas and public gathering spaces such as playgrounds, picnic groves, ball courts, barbecues, pavilions, trails, and informal amphitheaters, intended not only to provide recreation but also to foster a sense of community and belonging. The design will integrate the topography of the site, transforming overgrown, previously underutilized land into vibrant, functional green spaces that are well-lit and easy to get to. The mix of recreational amenities will lend themselves to formally organized programs and activities, and spontaneous use by residents of all ages and abilities.
FINAL PLAN 141
142 WESTSIDE CHOICE NEIGHBORHOOD PLAN
FINAL PLAN 143
North Central Philadelphia example WRT
Design streetscape with active frontages, such as porches, stoops and balconies to ensure “eyes on the street.”
Orient townhomes and multifamily buildings around gardens and playgrounds to ensure highly visible play spaces.
Community safety is most effectively maintained through resident presence and engagement rather than heavy policing or surveillance. The proposed West Bluff Drive will feature townhomes on either side, with street facing front porches to create opportunities for residents to observe the street activity naturally, deter crime, and foster a sense of accountability. The human-scale design of stacked townhomes, with varied openings and front porches, will enhance pedestrian activity, promote informal oversight and increase opportunities for social interaction. Additionally, the two mixed-use multifamily buildings with ground floor amenities can contribute to a greater resident pedestrian traffic within the site that supports a responsive urban environment.
The Housing Plan for a redeveloped West Bluff intentionally positions townhomes and multifamily buildings to frame shared green spaces that can enhance visibility, safety, and social connection. While front entries along the street contribute to an active streetscape, stacked townhomes are specially designed with a rear entrance opening directly onto the community gathering areas, fostering a seamless connection between homes and shared outdoor spaces. This design ensures that gardens and playgrounds remain wellsupervised and inviting, encouraging regular use by families and neighbors while strengthening the sense of community.
144 WESTSIDE CHOICE NEIGHBORHOOD PLAN
HOUSING TYPOLOGIES
SINGLE FAMILY TOWNHOMES
MULTI-FAMILY STACKED HOMES COURT YARDS
REAR ACCESS TO COURT YARD
B
REAR ACCESS TO COURT YARD
A
FRONT ACCESS FROM STREET
FRONT ACCESS FROM STREET
STREET
Typologies WRT WRT | PHA Fairhill Apartments Phase 1
Incorporate wide sidewalks, traffic calming measures, public elements, and lighting to ensure pedestrian safety in community spaces, walking and biking networks and safe routes to school.
NOT FOR CONSTRUCTION
To promote safe, slow-moving traffic throughout the development, traffic calming measures will be strategically placed at key junctions along West Bluff Drive, including the arrival plaza, central plaza, and boulevard intersection. Additionally, bump-outs at crossings and a reduced thoroughfare width will help calm traffic, enhancing pedestrian safety and walkability.
04_LOW-RISE APARTMENTS AND COMMUNITY BUILDING
visibility and maximize lighting effectiveness. With the introduction of newly designed public trails and connections, clear and cohesive wayfinding signage will be essential. Partnering with the WNA’s historic committee presents an opportunity to integrate signage that highlights the neighborhood’s rich history and cultural identity.
Streetscape enhancements will prioritize welldesigned lighting to improve after-dark safety across community spaces, lookouts, trails, and parks. Ongoing neighborhood efforts aim to trim overgrown tree canopies and remove invasive honeysuckle along Cesar Chavez to improve
FINAL PLAN 145
What community amenities would you like to see most in Redeveloped West Bluff?
STRATEGY C
STRATEGY D
Attract a community serving resource that enhances on-site resident amenities, supports economic activity and local entrepreneurs, and is available to the larger neighborhood.
Include facilities for community programming on-site that includes artistic, cultural, and historical education that engages residents of all ages.
To achieve long-term vitality of West Bluff and attract moderate-income renters and buyers, efforts should be made to incorporate on-site amenities. The redevelopment plan includes three multi-family mid-rise buildings with the ground floors of two buildings dedicated to house amenities totaling close to 25,000 sqft.
Residents expressed their desire for a neighborhood that is safe, stable, and familyfriendly. Many long-time residents of West Bluff and the larger neighborhood recalled neighbors watching out for each other and joining together in block parties and cookouts. Through the planning process, West Bluff residents shared that activities for younger children and safe meeting places for teens are largely missing from the neighborhood. The HAKC Resident Services Department organizes regular events and resources for West Bluff residents. As redevelopment occurs, there are opportunities to take advantage of the built environment to increase opportunities for interaction and community building through family days, special outdoor events, after school programing, and/or arts programs.
West Bluff residents expressed the need to provide resident-serving amenities (e.g., affordable childcare, business incubators, computer labs, tutoring space) at a central location while also providing opportunities for third spaces that serve the larger Westside neighborhood. Located at the entrance to the development, these could potentially include a small-scale retail use or market, business incubator, fitness center, and/or community meeting rooms.
146 WESTSIDE CHOICE NEIGHBORHOOD PLAN
DAY CARE
OUTDOOR BARBEQUE
BUSINESS CENTER/ COMPUTER LABS
PROGRAMMED PLAY AREAS
GAME ROOM
FITNESS CENTER
GAME ROOM
BALL COURTS
FINAL PLAN 147
Vision for the redeveloped West Bluff Open Space Framework
148 WESTSIDE CHOICE NEIGHBORHOOD PLAN
STRATEGY E
Respond to West Bluff’s steep topography by designing the site through interconnected landscape driven layers. As West Bluff is redeveloped, the topography of the area will be carefully integrated, transforming overgrown, underutilized land into vibrant, functional areas. Open Space Framework 1. Public Plazas and Parks The three primary open spaces of the upgraded West Bluff neighborhood form a triangle in the center of the neighborhood and are connected via West Bluff Drive and the network of stormwater and overlook walks: Central Plaza: A mix of regular and stacked townhomes are strategically positioned along the L-shaped West Bluff Drive, creating a well-defined streetscape. Where the two arms meet, a natural focal point emerges—framed by townhomes and highlighted by the presence of a mid-rise multifamily building. This key intersection serves as the ideal location for the Central Plaza, a gathering space designed for all residents.
FINAL PLAN 149
A loose grid of small fruiting trees organized as an orchard not only provides seasonal interest in the spring but also offers small fruits and berries for residents to enjoy. The plaza’s flexible design accommodates a variety of uses, from everyday social interactions to large community events, with the ability to extend seamlessly into the street when needed. This thoughtfully designed space enhances connectivity, fosters community engagement, and reinforces West Bluff as a welcoming and vibrant residential neighborhood. Bluff Meadow Park: Nestled at the base of the bluff, a spacious landscaped park serves as a semi-public amenity, bordered on two sides by the rear façades of townhomes, fostering a sense of privacy for the West Bluff residents. The park features a large meadow and open lawn, offering space for recreation and relaxation. Thoughtfully integrated amenities include BBQ pits, picnic groves, and outdoor classrooms, providing opportunities for community gatherings and hands-on learning about native plantings and the hydrology of the Kansas River Basin. Additionally, smaller playgrounds, sand pits, and container garden plazas enrich the park’s design, creating engaging spaces for children and adults alike. Resident Amenity - Lawn & Play Area: A smaller lawn and playground completes the parks and plaza triangle. Designed as an enclosed and intimate green space, the park is nestled between a multifamily building and townhomes creating a sheltered and protected environment for play. Precedents of some of the features - outdoor nature fitness, nature play along the slopes, container beds
150 WESTSIDE CHOICE NEIGHBORHOOD PLAN
Precedent garden overlook source north central Philadelphia, WRT
2. Garden Overlooks
3. Garden Yards
Along the southern edge of the site, the steep topography will be terraced to maximize views overlooking Avenida Cesar Chavez. These semiprivate green spaces will feature low-maintenance gardens and seating areas, providing residents with scenic rest points while ascending the bluff. Thoughtfully designed, these overlooks offer both tranquility and connectivity, enhancing the pedestrian experience.
As the most private open spaces, the front and backyards of townhomes will be landscaped using one of four themed garden palettes, creating a cohesive yet personalized streetscape. These curated palettes will enhance entryways, foster a sense of identity, and encourage resident participation in planting and upkeep, strengthening connections between people and their outdoor spaces.
At higher elevations, additional overlooks will capture expansive vistas of the Kansas River, serving as visual landmarks for both residents and passersby. These points of interest can be further accentuated through contrasting tree plantings and strategic uplighting, creating a striking nighttime presence that enhances the site’s identity and draws intrigue from the surrounding area.
FINAL PLAN 151
Pedestrian Circulation A pedestrian-centered circulation network, thoughtfully integrated with the site’s natural grading, will be a defining feature of the reimagined West Bluff. Given the site’s southward slope, east-west pathways will offer the most gentle walking routes, ensuring ease of movement for all residents. To create a dynamic and engaging experience, these pathways will be themed and named, guiding pedestrians through a variety of landscapes and key destinations. 1. Stormwater / Maple Walk: A mid-block opening along the north-south segment of West Bluff Drive provides an opportunity for a pedestrian pathway that serves as a key connection between the northernmost edge of the site and the new Bluff Meadow Park. This pathway will be lined with stormwater basins filled with native plantings, offering seasonal interest, particularly during spring and summer. Upon crossing West Bluff Drive and entering Bluff Meadow Park, pedestrians will encounter a large swale at the base of West Bluff, designed to be active during storm events, highlighting the site’s natural hydrology. The pathway continues along the bluff’s base, leading to the arrival plaza and extending further into Gage Park, strengthening connectivity between West Bluff and surrounding community assets.
152 WESTSIDE CHOICE NEIGHBORHOOD PLAN
Stormwater basins and swales along East-West Maple Walk
2. Overlook Walk: The southernmost segment of West Bluff Drive runs parallel to Cesar Chavez and provides opportunities for vistas to the south. Low meadow native plantings provide views from Cesar Chavez into the site, while deciduous native tree and shrub selection allows for increased viewsheds during winter months, with terraced sitting areas taking advantage of the warm southern aspect of West Bluff.
Pedestrian connections along the southern edge of the site connecting to and overlooking Cesar Chavez source: YESLER TERRACE, SEATTLE (SHA, GEOENGINEERS)
3. Biloba Boulevard: Stretching along the north-south section of West Bluff Drive, Biloba Boulevard serves as a key pedestrian corridor, seamlessly connecting the townhomes and community spaces within West Bluff to the broader neighborhood. Lined with large canopy trees, the pathway is flanked by stoops and porches of townhomes, fostering an inviting and active streetscape. As pedestrians move south, they cross through the fruit lined central plaza, eventually arriving at the ground-floor community amenity of the midrise building, which serves as a focal point along the route. Beyond this, the pathway continues toward Avenida Cesar Chavez, where a series of integrated ramps criss cross the garden overlooks, navigate the site’s topography through gently graded slopes and provide a natural transition while subtly directing foot traffic at the site’s southern edge.
FINAL PLAN 153
WEST BLUFF DRIVE STREET VIEW FROM THE WEST 21ST STREET ENTRANCE, LOOKING SOUTH
154 WESTSIDE CHOICE NEIGHBORHOOD PLAN
FINAL PLAN 155
CANOPY TREES ALONG WEST BLUFF DRIVE
ORNAMENTAL TREES ALONG EAST-WEST PATHWAYS
GINGKO BILOBA
RED MAPLE
FRUIT AND FLOWER TREES : ORCHARD
FRUIT AND FLOWER TREES : ORCHARD
SERVICEBERRY
PAW PAW
FRUIT AND FLOWER TREES : ORCHARD
MEADOW
REDBUD
NATIVE GRASS PLANTING
156 WESTSIDE CHOICE NEIGHBORHOOD PLAN
STRATEGY F
Design and develop a rich and relevant tree and landscape palette that provides shade and promotes a comfortable walking experience in redeveloped West Bluff. Kansas City takes pride in its vibrant urban greenscape with large mature trees defining West Pennway, the slopes of West Bluff and the landscapes of West Terrace, Observation and Gage Parks. Building on this legacy, the planting scheme for redeveloped West Bluff prioritizes native planting wand dense canopy coverage to create conditions for walkability and thermal comfort. Rewarding walkers and fostering neighborly connection with a comfortable and visually engaging public realm will be accomplished with trees defined for specific purposes.
Ornamental Trees: A mix of small edibles, these trees will enliven program areas such as the orchard and the Stormwater Walk. In these areas, Eastern Redbuds, known for their striking magenta spring blossoms, will provide seasonal vibrancy, while fruit bearing species will offer edible landscaping. Park or Resident Garden trees: To mark entries to townhomes, Red Maples and native oaks will be strategically placed to contrast with the golden fall foliage of the street trees, creating an engaging and strong visual identity of West Bluff. These species, drawn from Kansas City’s vast directory of native plantings, will provide ecological benefits year-round.
Street/Canopy Trees: Along West Bluff Drive, trees such as tulip and ginkgo will provide broad shade coverage, reducing heat and enhancing pedestrian comfort. Over time, their interlocking crowns will form a continuous “green tunnel,” passing along some of the site’s more active program areas.
FINAL PLAN 157
Goal 3
Preserve and increase affordable housing options in the Westside neighborhood.
STRATEGY A
Identify partnerships with the community to plan for off-site housing locations. 33% of surveyed West Bluff households indicated their desire to live elsewhere in the Westside Choice neighborhood boundary. Moreover, Westside neighborhood residents have strongly voiced the need to stabilize the northern half of the neighborhood with more options for affordable housing, given a palpable fear of displacement and gentrification of long-term residents. Working closely with Westside Housing and conducting site assessments at several locations throughout the neighborhood, two preliminary locations were identified to advance our Housing goals and provide “off-site” housing redevelopment opportunities. The Final Plan identifies the 20th and West Pennway site as the first phase, off-site location.
72%
West Bluff households feel that new affordable housing is needed in the neighborhood.
158 WESTSIDE CHOICE NEIGHBORHOOD PLAN
Westside Housing’s first phase off-site location at 20th and West Pennway is a key opportunity given its central location with easy access to Westside amenities
FINAL PLAN 159
Primitivo Garcia Elementary School
Primitivo Garcia Elementary School
Jarboe Park
Commerical/Retail Retail Corridor corridor
Posada Del Sol Posada Del Sol Westside Housing Senior Apartments Senior housing
Villa Sol (MixedDel Income Housing) Villa Del Sol
Westside West Side LoftsLofts 20th + West Pennway 20th & West Pennway Project Massing
Observation Observation Park Park
Kansas City Public Library, KC Public library (Irene Ruiz) Irene H. Ruiz Branch Tony Aguirre Community Center
Gage Park Gage Park
Samuel L. Rodgers Samuel L. Rogers Health Center Health Center
20th and West Pennway: Site context
20th and West Pennway Located along West Pennway Street, the half-acre parcel owned by Westside Housing is well-suited for medium- to high-density development. Its prime location offers proximity to key community anchors: It is located across the street from Irene H. Ruiz Public Library, Tony Aguirre Community Center and the newly constructed outdoor pool. It is within a 5-minute walk from Samuel L. Rodgers Health Center, Mattie Rhodes Cultural Center and Jarboe Park, while a 10-minute walkshed includes both Gage and Observation Parks. To the east, it is bordered by the Switzer Lofts Apartments, a historic school building recently converted into 115 high-end apartments with a
160 WESTSIDE CHOICE NEIGHBORHOOD PLAN
range of resident amenities, and to the west by Villa Del Sol, a Low Income Housing Tax Credit (LIHTC) townhome and garden style apartment complex by HAKC. It lies one block away from the North-South Bus #11 along Summit Street, making it a convenient and accessible location in the Westside.
PROPOSED DEVELOPMENT PROGRAM
AREA
RESIDENTIAL
31,300 sqft
COMMUNITY
5,200 sqft
PARKING
12,500 sqft
~ UNITS 1BR
2BR
22
12
40 STALLS
TABLE 5 | Proposed Concept at 20th and Pennway
34 TOTAL UNITS 40 PARKING SPACES 34 TOTAL UNITS 40 PARKING SPACES
12 UNITS 12 UNITS
12 UNITS 12 UNITS
EAST ENTRY 20 PARKING SPACES
7 UNITS 7 UNITS
WEST ENTRY
WEST ENTRY
ING
COMMUNITY SPACE
3 UNITS Proposed site development: Exploded view of the four floor plates MASSING
Additional Off-site locations Located just east of I-35 at 18th and Washington Streets, Nottingham Apartments is a multi-unit residential building featuring a mix of 28 studios and 21 one-bedroom units arranged around an entrance courtyard. As part of the Housing Plan’s commitment to true partnership and collaborative solutions, Westside Housing will explore opportunities to expand the existing three-story
20 PARKING SPACES
3 UNITS
structure in an effort to support the housing needs of families from West Bluff while advancing shared objectives for affordability. Other potential sites for infill housing in the Westside include vacant lots and underutilized sites that will require additional planning, work with Westside agencies, and conversations with property owners.
FINAL PLAN 161
162 WESTSIDE CHOICE NEIGHBORHOOD PLAN
STRATEGY B
STRATEGY C
Expand housing options designed for senior households, incorporating features that support aging in place.
Join forces with the Kansas City Community Land Trust (KCCLT) to explore reclaiming underutilized land and homes in poor condition within the Westside Choice Neighborhood to implement a cooperative ownership model for affordable housing for low and moderate income households.
A supply and demand analysis indicates modest but notable demand for additional affordable senior housing in the market area. Choice Neighborhood stakeholders have emphasized the need for more senior housing as a priority. Currently, the only affordable senior housing building in the neighborhood – Posada Del Sol is fully leased, highlighting the limited availability of options for aging residents.
37%
Westside neighborhood respondents cited new
senior housing
was required in the neighborhood.
The Community Land Trust (CLT) model is designed to protect neighborhood land from the relentless upward pressure of urban land markets. Expanding the KCCLT or other CLTs to the Westside can preserve some neighborhood land for community serving uses, such as permanently affordable housing for families with limited incomes. Through dual ownership, KCCLT retains a ground lease that upon sale of a home allows the homeowner to share in the equity of the home, without contributing to gentrification and displacement. This model has been successful elsewhere in Kansas City in building new or renovating existing single-family homes for low and moderate income households.
FINAL PLAN 163
Goal 4
Provide support for homeowners to stay in their homes and opportunities for West Bluff and other neighborhood residents to be able to purchase a home, build equity, and stay in the neighborhood.
STRATEGY A
Provide homeownership education and assistance with pathways for residents to become homeowners. The HAKC Resident Services Department has been operating a successful homeownership program for more than a decade. Participants in the Family Self-Sufficiency (FSS) program are eligible to participate in financial literacy and homeownership courses in addition to receiving case management with a focus on education and better jobs. As their income increases, the usual increase in the 30% portion of their income they pay in rent is escrowed in Individual Development Accounts they can draw on after graduation. These accounts can grow quite large over time and may be used for home purchase down payments.
164 WESTSIDE CHOICE NEIGHBORHOOD PLAN
First time homebuyers who are FSS participants and employed are eligible to participate in HAKC’s HCV Homeownership Program. In the program the normal HCV subsidy applied to reduce housing expenses to 30% of household income may be applied to a mortgage payment. Area lenders have joined HAKC in underwriting these mortgage loans. Despite this available financial support, many graduates of the FSS program have achieved better incomes and elect to leave the public housing or HCV program once they have received their escrow and purchased their home.
53%
West Bluff households are interested in working towards buying a home in the next few years.
69%
Westside neighborhood respondents indicated the need for a
home renovation/ modification program to assist residents to age in their existing homes.
STRATEGY B
Explore green building/weatherization resources, home improvement and repair assistance programs for Westside homeowners. 57% of Westside neighborhood residents prioritized housing affordability and expenses related to maintaining housing as the key neighborhood challenge. Repair assistance programs can help reduce homeowner costs over time and limit displacement of long-term Westside residents. This can range from minor repair programs for roofing, plumbing, HVAC, electrical systems to major structural improvements of specific areas of a home or substantial systems like water and wastewater. Neighbors Helping Neighbors is a successful Westside volunteer home repair program that assists senior and low-income homeowners stay in their homes. This program could easily be expanded with additional funding.
FINAL PLAN 165
STRATEGY C
STRATEGY D
Identify infill sites in the neighborhood to expand affordable homeownership opportunities.
Continue to expand awareness and participation in the 353 tax abatement program for Westside homeowners.
The market study identified nearly 2,330 workingage renter households in the Greater Downtown area with incomes between 60-80% AMI, representing a key demographic for affordable homeownership opportunities. In addition, market rate homeownership activity in the area, along with the success of other affordable homeownership developments, suggest that households earning 80-100% AMI also contribute to the demand for first time homebuyer opportunities.
The Housing Plan will continue to support the 353 tax abatement program in the effort to save the long-term residents from being driven out of the neighborhood by soaring property taxes. Started by a group of ten volunteers that included attorneys, redevelopment experts and neighborhood leaders in 2019 and passed in 2022, the ordinance allowed the entire Westside to be declared “blighted” which made homeowners eligible for as much as 25 years of tax abatement. Key features of the plan include:
Several vacant sites and under-utilized sites along Cesar Chavez will be evaluated for their potential as infill lots for development. Sites owned by the City are mostly located near industrial areas, making them less suitable for residential development. In the southern part of Westside, under developed plots owned by Westside Housing are characterized by steep slopes, which significantly increase the cost of development, further hindering the feasibility of constructing affordable housing in the area.
Low-income households that made less than about $82,000 a year would not be taxed based on their property value. Instead, they would only pay 2.65% of their income on tax based on Jackson County averages, as opposed to the current 15-20% tax. Households that made more than $82,000 annually pay based on property values. For seven years, a higher income homeowner can receive a break of 10%-40%, splitting their property tax bill between the county and the Neighborhood Support Fund of the Westside Housing Organization. Senior households can also apply for the Jackson County Senior Property Tax Credit program allowing a credit for future tax bills essentially freezing current tax rates to help them stay in their homes longer.
166 WESTSIDE CHOICE NEIGHBORHOOD PLAN
Infill Opportunities Privately owned City of Kansas City Land Bank Westside Housing Choice Neighborhood Boundary
FINAL PLAN 167
westside stories
colleen hernandez 353 Outreach Director and Neighborhood Resident
Vision for the Neighborhood: I want to live in a multi-cultural neighborhood. If I wanted to live around people who look like me I would live in South Leawood, but I don’t. I want to live here, and I want to contribute to the community. I hope that with the transformation plan, every family who is connected here can afford to live here and has an opportunity to move back to the neighborhood where they were born and raised.
168 WESTSIDE CHOICE NEIGHBORHOOD PLAN
I have lived on the Westside for 20 years and worked here for 40 years. I’m married to Bob Hernandez who has lived here for 78 years. He was the sixth of twelve children and there were 175 in the family, 75 of whom live here in the Westside. It is a big family that tends to stay put. They stand to want to be with each other and with other Mexican families. Here in the Westside, we have theaters, businesses, restaurants, bakeries, churches and schools – it is really the Mexican hub of Metropolitan Kansas City. Bob and I decided to build a house here 20 years ago. We bought some vacant land, but we couldn’t get a bank loan. The bank said “You’re just throwing good money after bad. We’re not going to lend you.” So we ended up spending about $250,000 to build the house, but we could only borrow about $140,000, and now it’s worth about $700,000. It hadn’t happened yet – this whole momentum for redevelopment and the market finding this neighborhood. The market was slow to wake up to the fact that this neighborhood is close to the freeways, really close to downtown and has amazing views. While, none of that has changed, suddenly this has become a desirable neighborhood. So much so that it’s really hard to find places to build now or even to rehabilitate. This is historically a neighborhood close to downtown. The workforce was downtown and they needed to get south. They needed to get west, and so the Department of Transportation said, well, we’re just going to go right through the Westside. And so with I-35, they went right through the Westside. With I-670, they went to its north end and tore down hundreds of homes, displaced hundreds of people, tore up hundreds of families, all in an effort to get people quickly to the suburbs. We have seen that happen. We have seen schools disappear.
We used to have a grade school, a middle school, a high school. We now have one grade school left –people have moved out and the district has shrunk in population. There aren’t many kids left but because there isn’t a high school, the kids remaining in the neighborhood are being bussed all over the city. We have seen the churches close. While there might seem to be many on the map, there’s really only one that is open for business every week. The other one is open for funerals mainly. We have seen gentrification really get a very strong foothold here.
Here, people know each other. I walk the neighborhood everyday and i know people. I have lived here only 20yrs but i want to live here till i die. because i feel accepted. I feel like i belong. People like me belong.
I worked on the 353 Tax Relief Program. In Westside, there’s a $1,000,000 mansion next door to a $30,000 bungalow. All of a sudden, the $30,000 bungalow is now worth a lot more. The property taxes skyrocketed. Except that people in this $30,000 bungalow don’t make any more money. They can’t afford higher taxes. We had to save people from getting priced out.
what impact did the program have in westside? Several of us got together got the city to adopt a property tax relief program so that for people making less than $82,000, their taxes are lowered to 2.65% of their income and frozen for 25 years. What this has done is give people a choice. They may not stay here, but they have the choice to stay here and not be driven out by higher taxes. We attracted all the high-income home owners who tell me that my money now goes to the to the community. Instead of going to the County, it goes to the redevelopment authority here in the community administered by West Side Housing and those dollars go to my low income neighbors to help them with home repairs and help them with delinquent taxes. And this is important! I can definitively say that the program has really been good for preventing the ravages of gentrification and helping to heal the community. Helping rich and poor and black and white, young and old, feel like they’re all part of the same community.
FINAL PLAN 169
Anticipated Phasing
3(A): Northern leg of “L” roadway + connection to W. 21st Street + Parking lot A+ Boulevard townhomes
The West Bluff redevelopment proposes a transformation from 99 existing residential units to 198 on-site units, complemented by a new 34-unit off-site multifamily development. The Housing Plan is conceptualized to take place in five different phases:
3(B): Multifamily building B + Chavez townhomes + Roadway “L” completion 3(C): Building C + Garden townhomes + Reconnection with Cesar Chavez
Phase 1: 20th and West Pennway; Offsite Phase 2: Building A + western arm of West Bluff Drive and Parking lot B
strategy
Phase 3: Remainder of the redevelopment, in three portions:
This phased redevelopment strategy has been carefully crafted to minimize displacement, support resident choice, and ensure construction
PHASE
LOCATION
BEDROOM MIX
TOTAL
1BR
2BR
3BR
4BR
5BR
PHASE 1
OFF-SITE
22
12
0
0
0
34
PHASE 2
ON-SITE
44
20
0
0
0
64
PHASE 3A ON-SITE
0
6
21
4
2
33
PHASE 3B
ON-SITE
15
18
8
2
2
45
PHASE 3C ON-SITE
32
12
6
6
0
56
PHASE 3 (TOTAL)
47
36
35
12
4
134
113
68
35
12
4
232
15
40
32
8
4
99
ON-SITE
TOTAL Replacement Units required: TOTAL TABLE 6 | Anticipated Phasing Plan
170 WESTSIDE CHOICE NEIGHBORHOOD PLAN
PHASE 1 | UNIT TYPES REPLACEMENT
1BR
2BR
13
9
3BR
4BR
TOTAL = 22 UNITS
AFFORDABLE NON-REPLACEMENT
5BR
1BR
2BR
5
2
3BR
4BR
TOTAL = 7 UNITS
5BR
MARKET RATE
1BR
2BR
4
1
3BR
4BR
5BR
TOTAL = 5 UNITS
TABLE 7 | Phase 1 Breakdown
feasibility throughout the process. The following core factors have shaped the phasing plan: Limited displacement strategy: The phasing begins with an off-site multifamily development (Phase 1), which allows residents to move into high-quality replacement units before any existing structures are demolished at West Bluff. This approach honors a “buildfirst” principle, ensuring housing stability and avoiding temporary displacement, particularly for vulnerable households. Unit Yield and flexibility: Phase 2 introduces Building A, a new 64-unit multifamily structure, which is the largest of the three planned multifamily buildings on the West Bluff site. Its selection early in the phasing plan reflects a deliberate “build more” principle - prioritizing the highest number of units upfront to maximize housing availability. By creating more units in the earliest on-site phase, this strategy supports internal relocation, giving households timely, flexible options to move without waiting for future construction.
Site logistics and minimal disruption: Each phase is designed not only for what it builds, but for how it prepares the site and supports residents during future phases sequencing infrastructure and housing to reduce disruptions and safeguard quality of life. For example, Phase 2 and the subphases in Phase 3 involve construction of specific segments of the proposed roadway, before removal of the existing West Bluff Drive to ensure that residents continue to have uninterrupted access to their homes throughout construction. Improved access and circulation: Currently, West Bluff has a single point of entry and exit, which poses safety and mobility concerns—particularly during construction. Phase 3 addresses this by prioritizing the construction of a new northern roadway connection to 21st Street and the adjacent townhomes along this northern leg, early on. Creating multiple ingress and egress points early in the redevelopment improves emergency access, reduces traffic congestion, and facilitates safe movement for residents and contractors alike.
FINAL PLAN 171
PHASE 2
PHASE 3(A)
BUILDING A + PARKING LOT B
BOULEVARD TOWNHOMES + NORTH LEG OF WEST BLUFF DRIVE
PHASE 2 | UNIT TYPES REPLACEMENT
1BR
2BR
2
20
3BR
4BR
AFFORDABLE NON-REPLACEMENT
5BR
1BR
2BR
3BR
4BR
25
TOTAL = 22 UNITS
5BR
MARKET RATE
1BR
2BR
3BR
4BR
5BR
17
TOTAL = 25 UNITS
TOTAL = 17 UNITS
TABLE 8 | Phase 2 Breakdown
Tax credit and financing: Phasing has also been aligned with potential MHDC LowIncome Housing Tax Credit (LIHTC) cycles and other public funding sources. Off-site and Phase 2 multifamily buildings are strong candidates for early financing applications due to their readiness and unit yield. Mixed income integration and prioritization of replacement housing: Each phase is designed to include a mix of replacement, affordable, and market-rate units to support long-term socioeconomic integration across the site. Importantly, the phasing strategy emphasizes early delivery of replacement units to meet the needs of current West Bluff residents. Earlier phases are weighted toward replacement housing
172 WESTSIDE CHOICE NEIGHBORHOOD PLAN
to ensure returning households have access to high-quality units without delay. This prioritization reflects a commitment to preserving community ties and minimizing displacement risks. As development progresses, the last section of Phase 3 shifts toward greater integration of market-rate and affordable units, helping balance financial viability while reinforcing a truly mixedincome community over time.
PHASE 3(B)
PHASE 3(C)
BUILDING B + CHAVEZ TOWNHOMES + WB DRIVE COMPLETION
BUILDING A + GARDEN TOWNHOMES + ENTRANCE
PHASE 3 | UNIT TYPES REPLACEMENT
AFFORDABLE NON-REPLACEMENT
MARKET RATE
PHASE 3(A)
1BR
2BR
3BR
4BR
5BR
18
4
2
TOTAL = 24 UNITS
1BR
2BR
3BR
6
3
4BR
5BR
1BR
2BR
3BR
4BR
5BR
4BR
5BR
1BR
2BR
3BR
4BR
5BR
6
3
4BR
5BR
TOTAL = 09 UNITS
PHASE 3(B)
1BR
2BR
3BR
4BR
5BR
1BR
2BR
11
8
2
2
9
4
TOTAL = 23 UNITS
3BR
TOTAL = 13 UNITS
TOTAL = 09 UNITS
PHASE 3(C)
1BR
2BR
3BR
4BR
6
2
TOTAL = 08 UNITS
5BR
1BR
2BR
18
7
3BR
4BR 2
TOTAL = 27 UNITS
5BR
1BR
2BR
14
5
3BR
2
TOTAL = 21 UNITS
PHASE 3 | TOTAL
TOTAL = 55 UNITS
TOTAL = 49 UNITS
TOTAL = 30 UNITS
TABLE 9 | Phase 3 Breakdown
FINAL PLAN 173
Summary of housing program west bluff Redevelopment The redesigned West Bluff transforms a onceisolated enclave into a connected, walkable neighborhood with 198 new rental homes in a mix of building types, from stacked townhomes to mid-rise multifamily buildings. Housing is arranged to activate the street and frame shared green spaces, ensuring that gardens, playgrounds, and plazas remain visible, safe, and well-used. Active frontages—porches, stoops, and balconies—will line streets, fostering casual interaction and natural surveillance. Townhomes are designed with front yards opening to the drive and a backyard that connects directly to shared green spaces. This layered approach to outdoor space creates a clear spectrum, from public streetscapes, to semi-public gardens, to private yards, supporting both community interaction and personal privacy. A key mobility improvement is the extension of West Bluff Drive to West 21st Street, linking residents directly to Observation park, Primitivo Garcia Elementary school, KC Public library, and the Tony Aguirre Community Center. Streets are designed for pedestrians first, with cars tucked away into three discreet parking lots and minimal on-street parking. This shift reduces traffic hazards, especially for children, while creating a safer and more inviting public realm. Wide sidewalks, traffic calming, and clear wayfinding will make walking and biking easy and appealing. Green spaces are central to the plan: a network of parks, plazas, orchards, and trails will be woven into the site’s natural topography. These include Bluff Meadow Park, with its open lawn, picnic
174 WESTSIDE CHOICE NEIGHBORHOOD PLAN
groves, and outdoor classrooms, and the Central Plaza, a flexible gathering space framed by homes and orchards. Scenic garden terraces along Cesar Chavez will activate the street edge and overlook points along the bluff will provide quiet reflection spaces with dramatic views of the Kansas River. Two large multifamily buildings along Avenida Cesar Chavez will anchor the development’s southern edge, each designed with active ground floors. Together, they will house nearly 25,000 square feet of community amenities such as affordable childcare, tutoring spaces, fitness facilities, a business incubator, and small-scale retail or market uses—resources that will serve both residents and the surrounding Westside community.
PHASE
BUILDING BUILDING TYPE
BEDR 1BR
2BR
1
20th & W Pennway
Mid-rise mutlifamily
22
12
2
Building A
Mid-rise multifamily
44
20
3A
Boulevard townhomes
Townhomes
0
6
Building B
Mid-rise multifamily
15
18
Chavez townhomes
Townhomes
Building C
Mid-rise multifamily
32
12
Garden townhomes
Townhomes
113
68
3B
3C
TABLE 10 | Housing Program Summary
By integrating connectivity, safe public spaces, diverse housing, and community-serving amenities, the redevelopment aims to create a vibrant family-friendly West Bluff with a strong sense of belonging and long-term vitality.
resources. Within a short walk are additional amenities such as the Samuel L. Rodgers Health Center, Mattie Rhodes Cultural Center, Jarboe Park, and multiple transit options. Surrounded by both affordable housing like Villa del Sol and market-rate options such as Switzer Lofts, the location supports a mixed-income neighborhood fabric while ensuring residents remain closely tied to essential services and community life.
oFF-site: 20TH AND WEST PENNWAY The 20th and Pennway offsite housing proposal delivers 34 homes, 40 parking spaces, and 5,200 square feet of community space in a highly connected Westside location. Directly across from the Irene H. Ruiz Public Library, Tony Aguirre Community Center, and the new outdoor pool, the site offers residents immediate access to education, recreation, health, and cultural
ROOM MIX 3BR
21
TOTAL HOMES
4BR 5BR
4
2
FINANCING TYPE REPLACEMENT
COMMUNITY
AFFORDABLE MARKET RATE
34
22
7
5
64
22
25
17
33
24
9
23
13
9
8
27
21
99
81
52
5200
33 8
2
2
12 44
6
6
35
12
12
4
232
FINAL PLAN 175
Financing Strategy To complete the transformation of the West Bluff Homes site and the surrounding areas will require a comprehensive and diverse financing strategy that includes a variety of sources and partnerships. Utilizing the most current resources available for the housing intended to be developed informed the determinations on unit counts and phasing for the proposed developments. The primary funding vehicle for this project would be the 9% and 4% Low-Income Housing Tax Credit (LIHTC), which is made available by the Missouri Housing Development Corporation (MHDC). Two phases of the project are planned around the use of the 9% LIHTC funding source, while the third phase plans to utilize the 4% LIHTC/Bond financing source. The transformation project will also leverage a variety of additional sources of financing, including permanent (first mortgage) debt, City of Kansas City Housing Trust Fund dollars, deferred developer fees, and Choice Neighborhoods Initiative funding. As needed the developers will seek our additional funding sources such as HOME funds, grants, and other gap financing. If awarded, Choice Neighborhoods funding will be a part of the capital stack for each phase of the project. Should Choice Neighborhoods funding not be available, the Choice team will work to come up with innovative ways to finance and complete the transformation plan. This may include additional debt resources, direct investment from the local housing authority or the City of Kansas City or fundraising from grantees and local corporate sponsors.
176 WESTSIDE CHOICE NEIGHBORHOOD PLAN
PHASE 1 | OFF-SITE REPLACEMENT HOUSING The first phase of the transformation plan includes the development of new, off-site housing on a lot owned by the Westside Housing, a partner organization to HAKC for the Choice Neighborhood Initiative. The nearly 1-acre site is slated to be home to 34 total units (29 affordable, 5 market) with street level retail and parking. This project will be primarily funded by 9% LIHTC, with a first mortgage and CNI funding filling the remaining gap.
PHASE-1 | 34 units SOURCES
9% LIHTC Financing
$9,009,432
First Mortgage
$3,943,000
Kansas City Housing Trust Fund
-
Deferred Developer Fee
-
Choice Neighborhood Funding
$1,165,261
Total
$14,117,693
USES
Acquisition
-
Hard Cost
$10,120,322
Soft Cost
$1,272,241
Financing Costs/ Reserves
$1,212,520
Developer Fee
$1,512,610
Total
$14,117,693
TABLE 11 | Financing Strategy Summary
PHASE-2 | 64 units
PHASE-3 | 134 units
SOURCES
SOURCES
9% LIHTC Financing
$14,003,988
4% LIHTC Financing
$12,237,110
First Mortgage
$8,930,000
First Mortgage
$19,622,000
Kansas City Housing Trust Fund
$1,250,000
Kansas City Housing Trust Fund
$1,250,000
Deferred Developer Fee
$743,137-
Deferred Developer Fee
$801,615
Choice Neighborhood Funding
$1,447,975
Choice Neighborhood Funding
$16,566,661
Total
$26,375,100
Total
$50,477,386
USES
USES
Acquisition
-
Acquisition
-
Hard Cost
$19,485,422
Hard Cost
$36,584,282
Soft Cost
$2,027,888
Soft Cost
$3,554,952
Financing Costs/ Reserves
$2,035,887
Financing Costs/ Reserves
$4,929,860
Developer Fee
$2,825,903
Developer Fee
$5,408,292
Total
$26,375,100
Total
$50,477,386
FINAL PLAN 177
Relocation Strategy With CNI Implementation Grant funding, HAKC will formalize a Comprehensive Relocation Plan to relocate the families living at West Bluff at the time of the grant application. This initial strategy is described below. As outlined in the plan, the existing 99-unit West Bluff public housing site will be demolished and replaced with a mixed-income setting at both onsite and off-site locations. Replacement housing for West Bluff will be provided at West Bluff and throughout the Westside neighborhood.
A process that minimizes disruption to the education of West Bluff’s school-aged children. A plan for displaced West Bluff residents to be provided with transitional counseling both before and after their relocation. The relocation process should ensure that all individuals and families have objective information about services, organizations and resources in their new neighborhoods. All families relocating to new communities should receive assistance in acclimating to their new neighborhoods.
The West Bluff Relocation Plan will involve relocating approximately 99 households (this number may be lower by the time the relocation process begins). HAKC will potentially provide Tenant Protection Vouchers (TPVs) to relocate families displaced as a result of the redevelopment of West Bluff. HAKC’s three departments (HCV, Resident Services, and Planning) will assist displaced residents in utilizing the TPVs effectively. Notices regarding the availability of TPVs will be sent to all families as the primary relocation option, in addition to the option of selecting other HAKC public housing sites.
In all cases, eligible residents will be offered housing options (i.e., Unit in new replacement housing/mixed-income development financed through throughout the Low-Income Tax Credit Program (LIHTC); Tenant Protection Vouchers; Section 8 Vouchers, as available; Unit in other HAKC Public Housing Sites, as available).
The relocation plan will include:
Any temporary housing must be safe, decent, and sanitary, and be adequately sized for the specific family. All reasonable moving costs, as with permanent relocations, will be paid by HAKC directly to the residents or to a hired contractor.
Relocation housing options with a wide variety of choices with reasonable connectivity to places of employment for displaced residents and in areas generally desirable and include the same or better amenities and services as they currently have in their current residences. Promoting community involvement in the relocation process.
178 WESTSIDE CHOICE NEIGHBORHOOD PLAN
Relocation and Moving Assistance HAKC will commit to providing the support required to effectively transition individuals and families into appropriate new living situations.
If a family does not qualify for rental subsidies through the Public Housing program, the Project-Based Voucher (PBV) program at the new replacement housing developments, TenantProtection Vouchers (TPV), or Housing Choice
Vouchers (HCV), a relocation service company will assist in locating a comparable non-assisted unit that the family qualifies for. Relocated residents will have reasonable costs associated with relocation covered by HAKC, as per URA and CNI requirements. The household’s total payment is typically based on 30 percent of their gross annual adjusted household income. West Bluff residents may also receive utility allowance under these programs to assist with water, electricity and other services they are required to have in their name. Applications are required for all the Housing Options listed above; however, “former” West Bluff residents applying for housing in the new replacement housing units cannot be re-screened for credit background. Households will need to be income-certified if applying to the replacement housing units funded through LIHTC. Displaced West Bluff residents will be entitled to moving expenses assistance for their relocation from West Bluff and their return to permanent replacement housing, as defined by CNI, and by the URA and Real Property Acquisition for Federal and Federally Assisted Programs and the implementing regulations 49 CFR Part 24, and as applicable the requirements of the section 104(d). All eligible residents will be given support through a relocation specialist who will be responsible for coordinating all moves by a professional mover. If a resident elects to self-move, reimbursements will be limited to applicable and current fixed payment for moving expenses required under the URA. Such residents will be provided with packing instructions and packing materials.
Case Management and Advisory Services All West Bluff residents will be offered Case Management and Services. The case managers and relocation specialists will coordinate to provide advisory services. These services will be provided with interpreters and accommodations for the disabled, as needed. Residents will be informed about the CNI plan to demolish and replace West Bluff through formal notices and series of meetings. Those meetings will be held regularly and will continue to be held throughout the relocation process. HAKC expects resident participation in this process as they will continue to play a vital role throughout the relocation process. HAKC will maintain a file for tracking the status of each family being relocated and overall progress. This list will be updated and will include: names and ages of the head of household and all household members; unit size required; date of relocation; contact information; special needs; schools attended by school-aged children for each household, if applicable; permanent housing preference; relocation assistance and benefits received; current status; record of all notices sent to the household; list of all housing options shown to the household; and all attempts to contact the household.
FINAL PLAN 179
Housing plan
people plan
neighborhood plan
180 WESTSIDE CHOICE NEIGHBORHOOD PLAN
people Goals Compared with the larger Westside neighborhood, West Bluff residents report lower incomes, lower school attendance rates, and lower health outcomes than their neighbors. There is a lack of awareness about services available to West Bluff residents, despite the range of organizations and resources located within the Westside neighborhood. Through implementation of the Choice Neighborhood Plan, HAKC’s Choice Team (led by Resident Services) will take the lead on the People Plan focusing on improving long-term employment, health and wellness, and educational attainment outcomes for West Bluff residents and households.
Goal 1 Provide unemployed West Bluff Residents with job training and employment referrals and increase awareness of these opportunities within the West Bluff community.
Goal 2 Increase resident income.
Goal 3 Ensure enrollment in quality schools.
goal 4 Increase participation in organized extracurriculars.
goal 5 Expand availability of healthcare services for residents
goal 6 Empower resident healthcare decisions.
FINAL PLAN 181
182 WESTSIDE CHOICE NEIGHBORHOOD PLAN
Wednesdays at west bluff WE ST BLU FF RED EVE LOP ME NT UPD ATE + TIP S FOR HO ME MA INT ENA NCE / MA RCH 05
Tips, tricks, and advice on how to maintain
your housing
SCH OO L OP TIO NS / MA RCH 12
Show Me KC Schools — Navigating Kansas City public schools and selecting the right high school/Jr high for your child
KC SO CIA L SER VIC ES / MA RCH 26
Guadalupe — What you need to know abou t Kansas City’s social services
Join us fo Bluff R r West e Sessio source ns Wedn every e from sday 6-7 P M
CH ILD REN ’S HE ALT H / APR IL 2
Children’s Mercy- Environmental diseases and you. What can you do?
HO ME SAF ETY / APR IL 16
Charlie’s House-in home safety to prevent
accidental deaths
EM PLOYM EN T / APR IL 23
Great Jobs KC — Workshop regarding jobs
YO UR HE ALT H / APR IL 30
SURHC— Managing chronic disease and practical health education for families
PO P-U P SES SIO N / MAY 8
Engage with residents and gather feedback , especially related to Gage Park
TH E PLA NN ING PRO CES S Westside Choice is a two-year planning proce ss designed to bring the residents of West Bluff and the larger Westside neighborhood toget her with city and local partners to create a share d vision for the future. West Bluff residents are at the heart of the plan and will identify resou rces and programs to improve outcomes for employme nt and income, health, and children’s education .
VISIT OUR WEBSITE TO LEARN MORE & STAY INVOLVED!
westsidechoice-kc.com/
FINAL PLAN 183
Current employment status of residents:
23% 17% 9% 4%
Unemployed, looking for job
According to the results of the resident needs assessment, 53% of West Bluff residents are currently unemployed, and 45% of households earn less than $5,000 annually. 38% of residents find it difficult to find jobs locally and only 17% of residents work within the Westside neighborhood. Of those who are unemployed, 48% of residents are not enrolled in any job training program, while 52% stated that they are enrolled.
53%
Employment
Among the barriers to employment that residents have identified, 44% of residents believe that childcare is the number one reason for their unemployment. 40% of residents with children under 5 reported that childcare would be helpful to advance their careers, increase their income, and enhance their personal skills. Additionally, reliable transportation was particularly listed as a barrier to employment for residents without a working vehicle.
Finding quality or affordable childcare
29% of residents reported that they would like job training in medical fields, while 18% of residents reported that they would like training in hospitality fields and small businesses.
184 WESTSIDE CHOICE NEIGHBORHOOD PLAN
Unable to work Retired Unemployed, not looking for job
what do you think are some of the reasons for unemployment?
44%
Difficulty finding available jobs locally 38%
Available low wage jobs do not make economic sense 31%
Goal 1 Provide unemployed West Bluff Residents with job training and employment referrals and increase awareness of these opportunities within the West Bluff community. STRATEGY A
Increase collaboration between HAKC and Guadalupe Center Partners (Great Jobs KC, Guadalupe Center Job Readiness, Hispanic Economic Development Council, HAKC Section 3 and ROSS Programs) and other Kansas City job readiness programs. Kansas City has many nonprofits that work with low-income individuals (such as West Bluff residents). However, over 50% of the residents are unaware that any such services exist to help them. The HAKC Choice Team and the Guadalupe Center will work collaboratively and with their respective partners to provide West Bluff residents with pathways to job opportunities and programs in Kansas City. Great Jobs KC is a wellfunded local nonprofit that not only provides job placement services but will provide scholarships for educational and certification classes in pursuit of employment. Additionally, HAKC’s Section 3 Coordinator and Resident Opportunity Self-
50%
Over of West Bluff households are
unaware of supportive employement and job skill services.
Sufficiency Program (ROSS) Service Coordinator will work with the Choice Team to identify job opportunities and present them to unemployed West Bluff residents. Additionally, through the Hispanic Economic Development Council (HEDC), the Choice Team will request job listings from Westside employers for West Bluff residents. The HAKC Choice Team will conduct assessment interviews with each family to better understand a family’s barrier to employment. The team will then employ strengths-based case management to help each resident identify ways to remove the barriers ahead of them and find employment. The HAKC Choice Team will have regular family-night events with community partners. The purpose of these events is to introduce community partners and the resources they provide, including job services and other programming that can benefit families.
Apr 23 | Great Jobs KC + HAKC Section 3 Coordinator Discussion centered around employment opportunities.
FINAL PLAN 185
STRATEGY B
Ensure on-demand transportation is available to West Bluff residents. As described in the Neighborhood Plan section, KCATA provides IRIS ride share services at $3.00 a ride (or for free to KCATA Bus Transfer hubs). HAKC and KCATA have begun discussions about how the Choice Team can provide IRIS Ride vouchers to West Bluff residents who are either employed (and without reliable transportation) or seeking employment. The HAKC Choice Team will conduct assessment interviews with each family to better understand a family’s transportation barriers. In some situations, a family may have a long-term goal of owning a car. Clients can be referred to HAKC’s Family Self-Sufficiency Program for information regarding building an FSS escrow that can purchase a car or provide a down-payment on one, as well as taking budgeting classes on affording a car, insurance, and vehicle upkeep. In other circumstances where an IRIS ride-share is a better fit for the family, the Case Managers will help the family plan with purchasing ride-share vouchers.
186 WESTSIDE CHOICE NEIGHBORHOOD PLAN
Source: RideCo On-Demand Transit
What programs would be helpful to you to advance your career or enhance your personal skills and quality of life?
Residents with children at home
1
Transportation
2
Obtaining a GED
3
Affordable, quality childcare
Residents with no children at home
1
On the job training
2
Transportation to and from jobs
3
Job fairs
STRATEGY C
Make affordable childcare available to families. The HAKC Choice Team will identify parents with children under the age of five or with younger school-aged children who may need after-school care as part of the intake process. These households will then be connected to the Guadalupe Center’s HeadStart Program at Metropolitan Community College, HAKC’s HeadStart Program at Guinotte Manor, or Kansas City Public Schools’s HeadStart Program at Woodland Elementary. HAKC and the Guadalupe Center will also collaborate with Show Me KC Schools for other schooling options for younger children, and work with each parent to help the family select the best childcare and/or schooling options for the children. The HAKC Choice Team will also collaborate with Kansas City (Missouri) Police Department Social Workers and administrators to improve students’ chances for success. If these options do not meet the family’s needs, then the HAKC Choice Team will work further with the family via case management meetings
to identify further barriers to the parent enrolling children in affordable childcare. If a widespread problem or consensus about the problems facing parents is found, then the HAKC Choice Team will hold a series of meetings and workshops with community providers, residents, and/or HeadStart programs and Childcare providers to find a solution to the childcare problem. Additionally, the HAKC Choice Team will promote awareness regarding in-home care by providing information on how relatives or friends of residents can become qualified as new in-home childcare subsidy providers through the Missouri Department of Elementary and Secondary Education. Technical support for this state application process will be provided by the HAKC Choice Team.
40% of residents with children under 5 selected affordable, quality childcare more than twice as often as any other service or support to help them advance their career.
Mar 26 | Guadalupe Centers shared resources on accessing social services in Kansas City, including food, housing, and family support programs
FINAL PLAN 187
Goal 2 Increase resident income.
STRATEGY A
Ensure employed residents are connected to relevant job training programs that can increase their income and job satisfaction. In conjunction with Goal 1, as unemployed residents become employed, the HAKC Choice Team will collaborate with those residents and the residents who are currently employed to connect them with job training programs. The Guadalupe Center (GCI) provides digital literacy training, Google certification program accreditations, and financial coaching (including becoming “banked,” establishing credit, and/or credit repair if needed). GCI also offers employment coaching and regular in-person programming at the Cesar Chavez location. The HAKC Choice Team will increase awareness among residents regarding banking resources in the neighborhood, including the Community America Credit Union located within the Guadalupe Center’s administrative building. The HAKC Choice Team will identify and work with under-employed and/or under-income to identify better paying
188 WESTSIDE CHOICE NEIGHBORHOOD PLAN
jobs that the residents would like to have but lack credentialing or training. The HAKC Choice Team will also work with the residents to identify the barriers that residents face regarding increasing their income. HAKC will then coordinate with Great Jobs KC, Metropolitan Community College, and other Kansas City nonprofits that provide job training services to present these services to West Bluff residents at community meetings and/or referrals to these services. HAKC will provide a meeting space for these partners to meet with West Bluff residents in the computer lab at the West Bluff community center. The Hispanic Economic Development Council (HEDC) provides both hybrid-learning, and mobile onsite Digital Literacy Training for the fundamentals of office administration and financial processing. These are cost reimbursable, career stackable credential courses that are WIOA certified and sponsored by Central Missouri University with support from the Department of Labor. The Hispanic Economic Development Corporation provides a “Start Your Own Business Program” with their FastTrac Training Program and Business Development Program at their offices at 1722 Holly Street (close to West Bluff).
STRATEGY B
Provide economic counseling and VITA Free Tax Services to West Bluff residents. The Guadalupe Center and the HAKC Choice Team will provide education regarding the benefits of filing taxes to review eligibility for the Earned Income Tax Credit (EITC), Child Tax Credit, and other tax credits. The Guadalupe Center will provide nocost VITA Tax Site services to West Bluff Residents.
If a resident increases their income to the point where they will no longer qualify for housing assistance from HAKC, the HAKC Choice team will work with the resident to budget and generally plan for life without HAKC housing assistance. This can include making sure that residents understand the importance of job retention and promotion, understanding available services, and planning for unexpected costs (hospital visits, accidents, etc.). HAKC feels this is important given the lessons learned from the Chouteau Courts Choice Neighborhoods Initiative.
Source: Workforce Development & Adult Education, Guadalupe Centers
FINAL PLAN 189
Education and Community
Children enrollment in education:
Of the 45 West Bluff Households with children aged 5-19, only 62% indicated that they are enrolled in school. 53% of residents would like an Arts and Crafts related children’s activities in the neighborhood. 56% of residents feel that activities for younger children and safe meeting spaces are largely missing in the neighborhood. 36% of residents believe that cost and lack of awareness of programs are the reason children are not participating in activities. What sort of social activities are missing in the neighborhood? Activities for younger children
of all children under 5 are enrolled in early education
What are some of the reasons children in your household do not participate in any existing social programs?
36%
Cost Programs are unaffordable
36%
Awareness I am unaware of available programs
29% Activities and safe meeting places for teens
27%
31%
190 WESTSIDE CHOICE NEIGHBORHOOD PLAN
of all children between 5 and 19 are enrolled in school
Transportation Lack of options to get to them
Goal 3 Ensure enrollment in quality schools.
STRATEGY A
Identify and remove barriers to school attendance. The HAKC Choice Team will conduct an educational assessment of each West Bluff family with schoolaged children to understand where the children are attending school, being homeschooled, or not in school.
The HAKC Choice Team will also work with families to remove barriers preventing school attendance. If GED or Hi-Set courses are more appropriate for older children who have dropped out of school, the HAKC Choice Team will refer the child to Literacy KC, who provide Hi-Set services to the community at HAKC’s Clymer Center; and to the Kansas City School District, who provide Hi-Set classes and school credit recovery programs.
For families whose children are in schools that the children enjoy attending and are meeting educational goals, the HAKC Choice Team will monitor the academic progress of the children throughout the family’s participation in the Choice program. The HAKC Choice Team will work closely with the Kansas City School District to ensure that the parents of school-aged children are aware of early school enrollment dates. The HAKC Choice Team will coordinate school enrollment events with the Kansas City School District to give families a better opportunity to enroll in a school of their choice. For families that are being homeschooled, the HAKC Choice Team will provide a referral to Show Me Schools KC to assist the family in schooling options (including, but not limited to Kansas City Public Schools Neighborhood Schools, KCPS Magnet Schools, or area Charter Schools). This will also help with Goals 1 and 2, as the parent will now be free to attend job training or become employed.
FINAL PLAN 191
STRATEGY B
Provide parents and students with different schooling options. The HAKC Choice Team will work with Show Me Schools KC to find options for Junior High and High School that are closer to West Bluff and/or are a better academic fit for children. In addition, the new GCI high school opening in the Westside presents a convenient opportunity for West Bluff families to consider for secondary schooling. GCI will provide outreach materials, information and guided tours for West Bluff households as the new high school is open for enrollment (lottery program). Additionally, HAKC Choice team will work with Kansas City Public Schools to provide summer enrichment opportunities for students. This will alleviate a childcare burden for parents, and all the parents to pursue job opportunities or continue their employment. If the children are in schools that are a better academic fit or have programming they are interested in, they are more likely to remain in school.
Mar 12 | Show Me KC schools provided insights into navigating public school options in Kansas City
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A new community education center is coming to Westside! Guadalupe Centers will be repurposing the former FBI building (1300 summit) to house a high school, complemented with workforce training and family services to fill educational access gaps but also advance regional workforce development goals. Programs will include mental health counseling, food security, and housing assistance. Partnerships with employers and local training providers will further ensure alignment with labor market demands RECEPTION including HVAC, Automotive and Construction.
COMMONS
VIEW 3
LVL 2 COURTYARD
MEDIA CENTER
FINAL PLAN 193
Goal 4 Increase participation in organized extracurriculars.
STRATEGY A
STRATEGY B
Work with families to find extracurricular activities offered by the schools for Junior High and High School aged children.
Provide greater opportunities for extracurricular activities from area providers.
The HAKC Choice Team will work with each family with school-aged children to understand what extracurricular activities are offered at each child’s respective school, and try to match activities to the children’s interests. HAKC’s Choice team will also work with parents to understand transportation options for the extracurriculars to ensure that the students are able to get home after school safely.
Are there additional services that would help your child/children do well in school? Summer programs and camps
54% Increased recreational and program activities (sports, music, art etc)
39% Individual tutoring
39%
194 WESTSIDE CHOICE NEIGHBORHOOD PLAN
The HAKC Choice Team and Guadalupe Center will offer opportunities for extracurricular activities and provide referrals to area community providers for extracurricular activities. The Guadalupe Center offers basketball, baseball, football, and soccer leagues; three annual sports clinics; and youth enrichment activities (cultural arts, STEAM/STEM, skills for growing, gaming, and tutoring) and is within walking distance. The Tony Aguirre Center is within walking distance of West Bluff and offers a wide range of youth programming. The HAKC Choice Team will offer guided walks for youth participants to the Guadalupe Center and Tony Aguirre Center. A Choice Team member will lead participating youth to their program, while the parents will agree to pick up their child from the program. HAKC anticipates that this will increase youth involvement in sports and other activities in safe settings. HAKC’s Choice Team will also work with the Full Employment Council, the Urban Rangers, and other teenage/youth employment programs to provide students (not in summer school) with summer enrichment and/or employment opportunities during the summer. The HAKC Choice Team
will refer older students on summer break to opportunities to earn money in a supervised setting from the Full Employment Council’s Summer Jobs program. These youth will also be presented with different opportunities to tour area universities or vocational training opportunities. The HAKC Choice team will work with the Kansas City Area Transportation Authority to provide ride vouchers via the IRIS Ride Share system for youth requiring transportation to the opportunities. Do children of your household participate in any of the following activities? I have not participated and I am not aware of this program
HAKC Community Center, Kansas City Parks and Rec, Boys or Girls Club, After school music or dance programs
84% Westside Community Action Network, Guadalupe Centers
89% Scouting and Youth League Sports
87%
STRATEGY C
Make it easier for seniors and adults to participate in existing neighborhood programs. While the population at West Bluff tends to be younger with 56% of residents under the age of 18, there are households with older adults and seniors. We know that through the planning process, may residents do not currently take advantage of social resources and community organizations in Westside. The HAKC Choice team will also work with the Guadalupe Center to advertise senior programming to senior residents of West Bluff. The Choice Team will assess the seniors regarding their transportation needs and work with the residents to remove transportation barriers. The Guadalupe Center will provide transportation to the Guadalupe Center senior facility that provides an array of services including a congregate meal site, evidencebased health education, health screenings, social development, and recreational activities.
60% unaware and have not participated Over
of West Bluff children are in any social activities in the neighborhood.
Tony Aguirre Community Center
75% Kansas City Public Library
60%
FINAL PLAN 195
Health and Wellness Residents are generally receiving regular wellness check-ups with primary care doctors and dentists, however there is a general consensus around the need for more healthcare facilities in the neighborhood (or better connectivity to areas outside of Westside), behavioral health and wellness services (e.g., support for depression, anxiety, and post-traumatic stress disorders), and higher health insurance rates.
196 WESTSIDE CHOICE NEIGHBORHOOD PLAN
cost was the #1 reason that adults and children
in the household that do not have health insurance.
82% of adults in West Bluff have health insurance
65% of children in West Bluff have health insurance.
Goal 5 Expand availability of healthcare services for residents.
STRATEGY A
Connect residents with physical healthcare solutions. The HAKC Choice Team will work with area healthcare providers including Samuel U. Rodgers Health Center (SURHC)-Cabot Westside Center (located within walking distance of West Bluff) to find a medical home. The HAKC Choice Team will work with the SURHC outreach team to (re)introduce SURHC-Cabot Westside to West Bluff Residents. The Choice Team will also compile a list of alternative healthcare resources, including Swope Health, KC Cares Clinic, and University Health to make sure each family has a medical home. The HAKC Choice Team will also work with the HAKC ROSS Service Coordinator to connect residents to community healthcare workers from the Kansas City Health Department. These community healthcare workers can provide blood pressure checks and referrals for vaccinations and healthcare information. The HAKC Choice Team will also work with University Health and Our Healthy Jackson County project led by the University of Missouri-Kansas City (UMKC) Community Health Research Group to bring special health initiatives to West Bluff residents.
mental health resources, the HAKC Choice Team will also provide referrals to Swope Health, University Health (formerly Truman Behavioral Health) and Research Medical Hospitals mental health services as appropriate. The HAKC Choice Team will also work with the Kansas City Area Transportation Authority to provide transportation vouchers so residents can avail the IRIS Ride Share program so residents can get to their medical home/Primary Care Provide .
Apr 16 | Charlie’s House injury prevention and in-home safety
How could your experience in accessing quality healthcare be improved? Locating more healthcare facilities in the neighborhood
38% Providing a shuttle to major medical facilities
27% Providing more services that I actually need
26%
The HAKC Choice Team will also work with area mental health providers to connect residents to mental health solutions. While SURHC offers
FINAL PLAN 197
Apr 2 | Children’s Mercy presentation on how environmental conditions affect children’s health and shared tips for reducing in-home risks
Apr 30 | SURHC
Mar 5
managing chronic disease, monitoring blood pressure, and practical health education for families
tips for home maintenance
STRATEGY B
STRATEGY C
Increase the number of West Bluff residents with health insurance.
Increase resident awareness of environmental health.
Results of the needs assessment indicated that only 65% of children at West Bluff have health insurance. SURHC also has outreach workers that are insurance navigators to help residents acquire health insurance. The HAKC Choice Team will also set up resident meetings and workshops during the healthcare.gov sign-up periods and provide residents with opportunities to sign up for healthcare during these workshops. The HAKC Choice Team will also partner with area healthcare navigators to make sure residents are aware of the available options for health insurance year-round. These healthcare navigators will work to build rapport with residents so they understand how costly healthcare is without insurance, and how it can impact future financial plans.
The HAKC Choice Team will work with area environmental health providers including the Metropolitan Energy Center, Children’s Mercy Hospital Environmental Health Programming, and Charlie’s House to educate residents on what they can do to make their home as healthy as possible. This will include the importance of healthy cleaning techniques that impact chronic diseases (such as asthma), and steps parents can take to ensure children’s safety (such as window blind safety cords and non-anchored dressers).
Local partner Sam Rodgers Health Center, community health workers participated in the Choice Family Night in Aug 2024
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Goal 6 Empower resident healthcare decisions.
STRATEGY A
STRATEGY B
Ensure healthy and fresh food options are available to residents.
Increase residents’ capacity for improved health and regular fitness activities.
The HAKC Choice Team will partner with the Guadalupe Center’s food pantry, Kanbe’s Markets and Harvesters Community Food Network to provide residents with healthy food options. The Guadalupe Center’s Senior Program provides program participants transportation to an area grocery store once-a-week on a designated day. The HAKC Choice Team will also work to provide residents with low-cost/free transportation options via the IRIS ride share program to grocery stores. The HAKC Choice Team will work with the Guadalupe Center and HEDC to provide residents a list on non-traditional food options that leverage the Hispanic/Latino heritage of Kansas City’s Westside including local mercados (markets) and carnecerias (butchers). The HAKC Choice Team will also work to provide cross-cultural educational programming around food, as Westside residents can help educate their neighbors on low-cost local food options that are Hispanic/Latino in origin.
The HAKC Choice Team will work to include health programming as part of their outreach to residents. The Choice Team will also provide residents with information about the services and programming the Tony Aguirre Center (within walking distance of West Bluff) and Kansas City Parks and Recreation Department. The Aguirre Center includes a gym, pool, and exercise room with equipment. The HAKC Choice Team will also partner with the Kansas City Health Department to continue providing Community Health Workers to West Bluff. The Choice Team and ROSS Service Coordinator will meet with the Community Healthcare workers to strategize the best ways to understand resident health needs and then provide those services. The ROSS Service Coordinator will also work with Walgreens, University Health, and Our Healthy Jackson County to provide Flu and COVID-19 vaccinations onsite to West Bluff.
FINAL PLAN 199
HOusing plan
people plan
neighborhood plan
200 WESTSIDE CHOICE NEIGHBORHOOD PLAN
Neighborhood Goals
With a deep-rooted history and collective sense of pride, the Westside neighborhood is rich in culture but often feels cut off from the rest of the city due to infrastructural barriers. This section of the plan focuses on strengthening connections for West Bluff and Westside residents to quality, affordable food, transit, recreation, and community spaces—both within the neighborhood and beyond— while celebrating the area’s history, identity, and place in the region.
Goal 1 Create stronger connections and a sense of place in the Westside neighborhood for residents of West Bluff, celebrating and building on the community’s history, culture, and neighborhood pride.
Goal 2 Establish West Bluff as a safe and welcoming gateway to the neighborhood and city of Kansas City, MO.
Goal 3 Expand connections to high-quality, affordable, healthy food options.
Goal 4 Build on existing plans (e.g., Greater Downtown, West Pennway and Southwest Boulevard) to re-establish connectivity to different parts of the neighborhood.
Goal 5 Increase recreational opportunities and community spaces for all age groups and abilities in Westside.
FINAL PLAN 201
Goal 1 Create stronger connections and a sense of place in the Westside neighborhood for residents of West Bluff, celebrating and building on the community’s history, culture, and neighborhood pride.
What are Westside’s biggest strengths? Westside Neighborhood Residents:
#1 #2 #3
Community People/Neighbors/ Community Location Ease of getting to Downtown and the region Culture and Heritage Neighborhood History
West Bluff Residents:
#1
Location Ease of getting to Downtown and the region
#2
Community People/Neighbors/ Community
#3
Culture and Heritage Neighborhood History
78%
of Westside neighborhood residents overwhelmingly cited Community as the biggest strength of Westside.
202 WESTSIDE CHOICE NEIGHBORHOOD PLAN
STRATEGY A
Develop a public art/murals tour that includes opportunities for historical markers, wayfinding and cultural interpretation for the Westside. Many Westside residents have long-term family and cultural ties to the neighborhood. Of those residents at West Bluff and the larger neighborhood who completed the needs assessment survey, 4050% of residents have lived in Westside for at least 10 years. Location, community, and culture were identified as the Westside’s greatest strengths. While many community resources exist across the Westside, residents at West Bluff are not always aware or comfortable utilizing available resources and site features. The murals and signage of the Westside neighborhood create a vibrant backdrop for the many cultural events and festivals celebrated each year including Cinco de Mayo at the Guadalupe Center and Dia de Los Muertos, hosted by the Mattie Rhodes Center. A gateway to Downtown, Crossroads, and Kansas City from the state line, the Westside neighborhood is also
cut off from its surroundings by Interstate 670, railroad tracks, and steep slopes. The Westside Neighborhood History Committee is committed to sharing accurate history with the public, while providing resources to empower the community through the knowledge of history and cultural resource tools. The Committee maintains an inventory for maps, historical surveys, books, oral histories, photos, and would like to create a website to share these resources widely. Future plans include historic markers, wayfinding signage (e.g,. with QR codes to link back to the website), and identifying other opportunities for history and art integration.
STRATEGY B
Incorporate historic resources and heritage/local stories into future design and improvements along Avenida Cesar Chavez and throughout the Westside. In the 1990s, local leaders advocated for the renaming of Southwest Boulevard after civil rights leader Cesar Chavez, who fought for “equality, justice, and dignity for all Americans” (Cesar Chavez Foundation). After several years of discussion, the city elected to instead re-name 23rd Street as Avenida Cesar Chavez, honoring Chavez’s contributions and legacy. As West Bluff is redeveloped in the future and mobility improvements are planned for Avenida Cesar Chavez, there is an opportunity to contribute to a larger effort to enhance the pedestrian experience, while celebrating and providing an educational resource for the community. The intersection of Cesar Chavez and Allen Ave. exemplifies this opportunity as the retaining walls on either side of Cesar Chavez are in need of upgrades and repair. As a gateway to the neighborhood, this location is ideal for a mural highlighting the community’s history and connections. FINAL PLAN 203
STRATEGY C
STRATEGY D
Create a Neighborhood Directory for Westside resources, partners, and organizations.
Expand West Bluff involvement in the WS Connections meetings hosted by Mattie Rhodes Center.
Westside residents have identified that daily amenities like childcare, school, and grocery stores are generally located farther away from the neighborhood, and not everyone is aware of the services that are available. WNA will take the lead on improving awareness of existing resources, partners, and organizations through an enhanced online presence and development of a Westside Neighborhood Directory using existing resources available from the Community Action Network, the public library, Tony Aguirre and other local partners. The directory will be maintained online and shared out regularly with points of contact and resources available to Westside residents through existing networks and social media to increase resident awareness of local organizations and the services they offer.
The monthly WS Connections meetings provide a vital opportunity to build relationships and community understanding of the many programs and services providers in the Westside. West Bluff’s site manager, as available, will begin to attend WS Connections meetings to create a stronger link between West Bluff residents and the larger neighborhood. Mattie Rhodes Center provides an integrated approach to serving individuals and families through social services, mental health counseling, and arts and culture. Program linkages include youth camps, afterschool art program, swim lessons, free eye exams, and youth and family activities.
204 WESTSIDE CHOICE NEIGHBORHOOD PLAN
FINAL PLAN 205
Goal 2 Establish West Bluff as a safe and welcoming gateway to the neighborhood and city of Kansas City, MO.
STRATEGY A
Revitalize Cesar Chavez as a connected and active neighborhood corridor. Built in 1963, West Bluff is located at the western border of Kansas City and the Missouri-Kansas State line. The current character of industry, rail lines, roadways, utilities, and retaining walls does not create a welcoming entrance into the Westside neighborhood. The Greater Downtown Area Plan (2019) identifies West Bluff as a gateway into the neighborhood, city, and the State of Missouri that must be strengthened with markers, signage, and an improved built environment.
206 WESTSIDE CHOICE NEIGHBORHOOD PLAN
Avenida Cesar Chavez is a major corridor that connects the Westside neighborhood with Kansas State across the Missouri River via the 23rd Street viaduct. Home to key neighborhood landmarks including Guadalupe Center, the First Baptist Church, and Gage Park, the street has hosted elaborate celebrations on Cinco De Mayo transforming the trafficway into a pedestrian and family friendly spectacle. However, the street is in dire need of infrastructural improvements and a unified public realm vision to prioritize safety and walkability.
i want cesar chavez to be.. When I pass by Cesar Chavez, I want to feel at home!
About Culture, Love and Smiles!!
A safe street with open spaces, parking, weeded and overgrown trees cut down, more transit options and more security!
Be more colorful to represent the different cultures and ethnicities of all residents!
I wish we planted more trees and flowers! Family-oriented! With safe walkways and lighting!
RESIDENTS ENGAGED IN A VISIONING EXERCISE FOR CESAR CHAVEZ
FINAL PLAN 207
INPUTS FROM WEST BLUFF RESIDENT ENGAGEMENT, AUGUST 2024
208 WESTSIDE CHOICE NEIGHBORHOOD PLAN
cesar chavez STREETSCAPE framework: In August 2024, West Bluff residents identified “Streetscape improvements on Cesar Chavez” as the most pressing need for their neighborhood. During a two-part design activity aimed at re-imagining Cesar Chavez, residents shared their vision for the street and expressed concerns about specific intersections. Common themes from the engagement included: Establishing Culture and Vibrancy: Enhance the street’s aesthetics with more flowering trees and invest in community murals and art projects that celebrate the history and cultural richness of Westside. Activating the Street with Amenities: A bus lane with a stop closer to West Bluff along with a dedicated bike-lane was highlighted as a crucial addition. Residents also noted that current buildings along the corridor do not engage with the street and lack public functions. Safety Improvements: Speeding cars were a significant concern due to the lack of traffic lights and calming measures.
FINAL PLAN 209
Active street frontages Source Orchard Ridge, WRT
Streetscape improvements: Source Castro Valley Blvd, WRT
Enhancing the Corridor with active frontages
Safe and Complete street improvements for all ages and abilities
The West Bluff redevelopment presents a critical opportunity to reshape the corridor’s built environment. Multifamily buildings have been intentionally placed along the street to create a strong presence, complemented by townhomes featuring stoops and porches facing the street. The newly reimagined entrance to Gage Park, with a mural is a step forward, but further activation is needed to draw residents into the park’s amenities. High levels of vacancy, deteriorating property conditions and inactive spaces should be transformed into active, engaging places that contribute to a more welcoming street environment.
Avenida Cesar Chavez currently operates as a four lane trafficway with parking lanes on either side. Sidewalks are in poor condition and entirely absent beyond the West Bluff entrance, creating a barrier to walkability. The lack of bus stops along the corridor has remained a major challenge for West Bluff residents with 42%, identifying limited public transit as the neighborhood’s biggest challenge. High vehicle speeds, limited pedestrian crosswalks and a lack of traffic calming measures further contribute to an unsafe and disconnected corridor. The Greater Downtown Area Plan (2019) envisions Avenida Cesar Chavez as a regional bike trail corridor with connections to Southwest Boulevard and the existing trail at West Pennway. To support a more walkable city center, the Plan also proposes a City Walk Loop, extending along Cesar Chavez to West Bottoms. Aligning with this vision, the reimagined design for Avenida Cesar Chavez prioritizes safety, and
210 WESTSIDE CHOICE NEIGHBORHOOD PLAN
Complete streetscape improvements: Bike racks, seating, signage, lighting and street trees, WRT
multimodal connectivity, with a strong emphasis on enhancing conditions for pedestrians and cyclists. Given the high percentage of children living in West Bluff, the Neighborhood Plan adopts a people-first approach by integrating Complete Streets principles. Key improvements include: Lane reallocation: Transforming the current four-lane roadway into a configuration with one lane for general vehicle traffic and one shared lane for buses in each direction. Parking adjustments: Removing parking from one side of the street to create a flexible zone for parallel parking, curb extensions for amenities such as bus shelters, seating, etc.
Protected bike lanes: Using the freed up space to add protected bike lanes on both sides of the street. Enhanced pedestrian environment: Widening and improving sidewalks with street trees, upgraded lighting, neighborhoodspecific wayfinding, and distinctive signage. Safer crossings: Installing clearly marked pedestrian crosswalks with traffic signals at the West Bluff intersection to calm traffic, improve walkability, and most importantly, ensure the safety of children. WNA is actively seeking funding through PIAC grants to support Public Works efforts to redesign for complete streets.
FINAL PLAN 211
212 WESTSIDE CHOICE NEIGHBORHOOD PLAN
VIEW OF REVITALIZED CESAR CHAVEZ, AT THE ENTRANCE TO WEST BLUFF
FINAL PLAN 213
WESTSIDE
PLANNING AND ENVIRONMENTAL LINKAGES (PEL) STUDY 12th St
670
QUALITY Q UA UAL ALITTY HILL H HIL ILL
CENTRA CEN CE EENTR ENTRA NTR N TR TTRAL TRA RA AL BUSINE BUSI BU USIN N SSS NES DISTRIC DI STR ST T T TRICT
MULKEY Y SQU SQ QU QUARE UA UA ARE R
RD.
RIVERFRONT
RDS
LEY
WEEST HERITAGE TRAIL WEST BOTTO B OTTTOM TOMS MS M FF
BEA
35 17TH ST.
IDE
BLU
WESTSIDE NORTH
Broadway Blvd
SUMMIT ST.
Y WA
WE
NN
PE
STS
ST
WE
The redevelopment of West Bluff aims to remove physical barriers that disconnect it from Avenida Cesar Chavez, replacing the steep terrain, overgrown brush and imposing retaining wall with a more integrated and inviting streetscape. A series of sloped walkways and with programmable landings will enhance utilization, incorporating strategically placed stairs, and viewpoints to create multiple, well-defined pedestrian connections. Semi-private front yards and small sitting areas with seasonal native plantings will further activate the street edge, fostering social interaction and a stronger relationship between residents and the public realm.
The Reconnecting the Westside process will evaluate a variety of options and consider how Reconnecting the Avenida Cesar Chavez can be improved to allow safer and more pedestrian friendly movement and connections through the Westside.
RR
Creating a more inviting and engaging street edge
120 +/- ACRES OF NEIGHBORHOOD FABRIC TAKEN FOR HIGHWAY
CROSSR C ROS OSS SSROA ROADS D DS
VIADUCT SECTION
STRATEGY B
214 WESTSIDE CHOICE NEIGHBORHOOD PLAN
UT
HW
ES
TB
OU
LE
VA R
D
STRONGEST T NOISE A AND AIR POLLUTION IMPACTS A P L T IMP ACT C
WESTSIDE SOUTH
0.25 miles
FICWAY
35
PENN N VA VALLEY LEEY PPA ARK
31st31 St ST.
SOUTHWEST TRAF
The Reconnecting the Westside project focuses on restoring connections within the Westside neighborhood, while addressing the historic and ongoing impacts caused by the construction of I-35 and I-670. The construction of I-35 and I-670 led to the loss of homes, businesses, and generational wealth in the Westside. The Planning and Environmental Linkages (PEL) Study will include identification of community-supported reconnection opportunities (e.g., increasing the quality of connections across the highways through capping or even relocation/removal).
KC TERMINAL RR TRACKS
SO
Capitalize on synergies with longterm transportation and infrastructure planning through the Reconnecting the Westside process.
1.1 MILES ~370,000 S.F. DECK AREA OLDEST EXPRESSWAY IN KC (70+ YEARS)
AVENIDA CÉSAR CHÁVEZ
ST
Reconnecting the Westside Study Area
HISTORIC STREET GRID REMOVED BY HIGHWAY
LEGEND Area of Influence Area of Potential Effect
reconnecting the westside
•
Improve connections to and enhance parks, recreation, and open space resources.
Purpose: Develop solutions to address the aging infrastructure of the I-35 viaduct while improving transportation choice and safety issues in the Study Area. Construction of I-35 on the Westside created access barriers to and from the Westside Neighborhood and has contributed to safety, health and economic development challenges. The project intends to address transportationrelated needs while also recognizing, considering and mitigating these issues.
•
Develop transportation solutions that are sensitive to historic displacements and do not proliferate ongoing gentrification.
•
Provide opportunities for economic development in the study area
•
Implement feasible and cost-effective solutions.
GOALS •
Mitigate impact of noise and air pollution in the study area
With an extensive community engagement strategy, the plan is exploring options to remediate, relocate, or remove the highway infrastructure.
STRATEGY C
STRATEGY D
Develop a wayfinding strategy to incorporate “Welcome to Westside” signs/murals at the gateway.
Enhance the real and perceived sense of safety through community partnerships and Crime Prevention through Environmental Design (CPTED) principles of design and lighting.
As a neighborhood, Westside is well known for its murals, community parks and overlooks, locally run restaurants, and businesses, however directional signage and markers are limited, especially along the Cesar Chavez corridor and western gateway. As the area develops over time, the Westside Neighborhood Association and its partners can partner with KCMO to develop gateway signage and branding, potentially starting with the West Bluff redevelopment and complete street improvements. The Kansas City Regional Wayfinding Guidebook (Connecting our Region, 2020) developed by KCATA and the Mid-America Regional Council provides example guidance for the public process, signage types, placement, and implementation. However, funding for wayfinding signage is not currently prioritized by the city so additional resources will need to be identified.
While generally considered a safe neighborhood, residents are concerned and feel less safe at night. HAKC has improved lighting and addresses nuisance and crime issues at West Bluff. The neighborhood-wide organization Westside Community Action Network (CAN) Center houses a property maintenance code enforcement officer, two police offers, and a neighborhood specialist. Ongoing initiatives include community policing partnerships, lighting improvements, security cameras with lighting (expanding on other KCMO efforts to deter crime and improve safety), and business owner public safety strategies. As West Bluff is redeveloped in the future, the site will employ CPTED principles and resident sense of safety and connection with neighbors. FINAL PLAN 215
Goal 3 Expand connections to high-quality, affordable, healthy food options.
STRATEGY A
Expand convenient fresh food options in the Westside through a mix of interventions (e.g., KC Fresh Rx; direct fresh food market to West Bluff residents; Westside weekend farmers market/vendor market, Kanbe’s Healthy Corner Store) with affordable options. One of the biggest challenges in the Westside is the lack of grocery and retail stores both within the Choice Neighborhood and within a reasonable distance outside the neighborhood. There is no full-service supermarket within walking distance, making the community a “food desert.” While many urban communities have multiple markets that carry groceries, the Westside only has one small shop, La Posada on Southwest Boulevard, and residents can purchase some fresh food and other groceries at Royal Liquor through Kanbe’s Markets Healthy Corner Store initiative. Otherwise, residents travel outside of the neighborhood for regular grocery trips. The Kanbe’s Healthy Corner Store initiative is active in the region and currently has one outpost in the Westside. There is potential through an increased partnership with Kanbe’s to explore expanding offerings to community locations and retail storefronts in the Westside that are convenient and easy to get to.
216 WESTSIDE CHOICE NEIGHBORHOOD PLAN
Kanbe’s Market at the resident engagement, Aug 2024
Farmers markets are located throughout the city, however there are no locations within the Westside neighborhood. City Market, KC’s largest farmers market, operates year-round on Saturdays. Others are more seasonal or sometimes monthly in the winter months. Farmers markets do accept SNAP benefits, including City Market and Brookside Market, for those who are eligible.
STRATEGY B
STRATEGY C
Attract a grocery store/market/produce at a convenient location for Westside residents.
Consider locations to integrate community gardens for residents to grow their own food.
Residents have noted the long-time need for a local grocery store or market. The Choice Neighborhood market study states that while the household expenditures for groceries would not support a full-service grocery store, the road network and density of adjacent neighborhoods suggests that a supermarket would be an appropriate redevelopment use for industrial land in or near the Westside. The neighborhood spending potential of over $7.7 million suggests an opportunity for smaller establishments within the neighborhood to offer fresh foods and basic groceries within walking distance of residential blocks.
Residents at West Bluff have expressed interest in growing their own food and produce. While redeveloped West Bluff will include community gardens and edible planting in gathering areas, Gage Park located on the adjacent property offers tremendous opportunities due to an existing water line. Its central location in the neighborhood along with community support and local leadership, could allow for a neighborhood wide community garden that could incorporate fruit trees and low maintenance perennials. KCCG may be an appropriate partner to explore locations for garden plots and/or school garden programs.
70% Westside neighborhood residents and 40% West Bluff residents said that a full service grocery store or a fresh food market was their top priority in improvements to the neighborhood.
Most common factors for food insecurity include:
#1 #2
Cost
Sometimes we cannot afford to purchase food.
Connectivity It is too difficult to get to the store
35%
of all West Bluff residents face a food shortage at least once or twice a week
FINAL PLAN 217
Goal 4 Build on existing plans (e.g., Greater Downtown, West Pennway and Southwest Boulevard) to re-establish connectivity to different parts of the neighborhood. STRATEGY A
Work with KCATA to extend bus service closer to West Bluff along Cesar Chavez, with a bus shelter with seating/signage, as a long-term strategy. About 47% of West Bluff households do not have private vehicles and rely on public transit and other services to move around the city for daily needs. The closest bus stop on Summit St. is a half-mile walk from West Bluff and only runs north-south with infrequent service. High commuting patterns
between Westside and the Downtown/Crossroads district for employment, as well as across the border to Kansas for daily needs, highlight a critical need for east-west connectivity linking Westside to surrounding neighborhoods. To address this gap, the Plan proposes extending existing Route 27 to West Bluff by looping around Cesar Chavez and Holly St. Alternatively, a new route connecting Armourdale to Downtown KC via Cesar Chavez can potentially strengthen connectivity across the bridge and Kansas Avenue building on the 2021 Armourdale Area Master Plan.
WEST BLUFF
Proposed long-term strategy to expand bus access through Westside. New proposed route Armourdale (10th and Argentine Blvd) to Downtown Kansas City (19th and Campbell St) Proposed extension of existing #27, 27th street line to Cesar Chavez via Holly st
218 WESTSIDE CHOICE NEIGHBORHOOD PLAN
´
STRATEGY B
STRATEGY C
Increase use and awareness of KC’s appbased, on-demand transit service, IRIS, for Westside residents through a pilot program.
Add bike facilities throughout Westside (e.g., bike racks, protected bike lanes, signage, routes planning) as indicated in the Greater Downtown Plan and the BikeKC Master Plan.
IRIS is a new app-based, on-demand service provided by Kansas City, MO, in partnership with the Kansas City Area Transportation Authority, zTrip, and RideCo. Given the stated needs at West Bluff and lack of public transportation options, there is an opportunity to pilot the IRIS app with West Bluff residents through free ride credits and raising awareness of the service as an interim strategy. As described in the People narrative, HAKC will explore free ride credits for West Bluff residents to explore the service with direct connectivity to employment, retail, and other community needs. After introducing the program, HAKC will monitor its use and effectiveness through regular user surveys and number of trips completed.
As bike infrastructure is improved throughout the neighborhood, including planned regional trails and bikeway connections along the primary streets, Cesar Chavez should be prioritized for a “road diet” with safe bike lanes and bike parking areas. In addition, BikeWalkKC offers adult and youth classes on topics like safety, bike handling skills, maintenance, and repair. With community partners, there may be an opportunity to host intro and ongoing education for residents at West Bluff or in another convenient location.
I want a bike lane so that I can ride without the fear of being hit by a car!
FINAL PLAN 219
Westside neighborhood vision |Corridor improvements prioritizing pedestrian and cyclists through a connected park and trail system
220 WESTSIDE CHOICE NEIGHBORHOOD PLAN
FINAL PLAN 221
Goal 5 Increase recreational opportunities and community spaces for all age groups and abilities in Westside.
STRATEGY A
Invest in Gage Park through park and open space enhancements, amenities, and activation. Centrally located and adjacent to West Bluff, Gage Park is an important community asset; however, it’s used by only 28% of West Bluff residents and 35% of neighborhood residents who responded to the needs assessment. Gage Park’s aging facilities need substantial improvements for safety, accessibility, and better utilization for recreation and organized activities. The KCMO Parks Department has rated the park at 49 out of 100, with a poor rating on accessibility and condition of amenities. An “Engage at Gage” pop-up event was held on April 27th, 2025 to gather resident input on priorities for park improvements. It was attended by both Westside and West Bluff residents, and nearby partner organizations including Guadalupe Centers, Westside Neighborhood Association, and Westside Housing. Based on the discussion, the following improvements were identified: Soccer field/Multi-use Field Improvements: The soccer field is used regularly by local leagues and for pick-up games and needs updating. Improvements are
222 WESTSIDE CHOICE NEIGHBORHOOD PLAN
needed to enhance the playability of the soccer field with a regraded surface, better markings, replacement soccer goals and installation of seating/bleachers. Revamped playground equipment, basketball court and family accommodations: Residents noted the need of added amenities to make the park more accessible for families. These include adding new multi-age playground equipment with replaced surface, introduction of new seating, benches, picnic tables, near the playground and a covered pavilion for gathering and small events. Residents also expressed the need for an expanded basketball court which currently operates as a small one-hoop court. Entrances and Safety: Westside Neighborhood Association and partners have recently completed a new mural and handrail at the south entrance to Gage Park. However, the east entrance lacks clear signage and grading for accessibility. The park would also significantly benefit from better lighting. Given that current access to the park is limited to the steep steps along Cesar Chavez, the plan also proposes a trail connection directly to West Bluff as a longer term vision, as redevelopment occurs.
i want gage park to have... A basketball court!
We need a dog park and a big swimming pool!
Flagged football, better marking and goal posts. More sports for adults and children!
A covered pavilion with picnic tables, benches and barbeque grills for birthday parties!
Take down the fence around the playground and add more swings!
Better lighting and restrooms!
PROPOSED PARK IMPROVEMENTS
Revamped playground equipment Picnic tables and benches
East Entrance Improvements 1
5
Future Trail connection to West Bluff
Outdoor fitness equipment
3
6
7
2
Soccer Field Regrading and Marking Better goals and bleachers
4
Full size Basketball Court
FINAL PLAN 223
timeline MURAL REDESIGN 2024 REMOVING INVASIVE HONEYSUCKLE 2024 INSTALLING STAIR HANDRAILS 2025 BEGIN IMPROVING PARK AMENITIES (EARLY ACTION ACTIVITY) 2025 Pop-up events and task force coordination to collect resident input (April) Cost Estimates from KCMO (May) Review for Environmental Impact (June)
Trail loop/walking path around the park: A surfaced trail or walking loop around the park, delineating the different activity zones would allow for better connectivity through the park. Along the trail, amenities such as an outdoor fitness equipment, drinking water fountains, new plantings, signage and lighting could significantly improve the park’s usage. Given the number of enhancements needed, Gage Park improvements will be phased over time. Below is a list of park improvements listed by priority with cost estimates from KCMO Parks and Recreation to guide phased implementation. Priority Activity
Budget Estimate
Soccer Field/ Multi-use field improvements
$150,000 - $200,000
Playground replacement and new play surface
$375,000 - $500,000
Upgrade 1/2 court to full size basketball court
$150,000 - $200,000
Pavilion/ shelter with BBQ grills, picnic tables and trash can
$159,000 - $194,000
WALKING TRAIL TO WEST BLUFF
East entrance to the park/ $20,000 - $55,000 ADA compliance (sidewalk, trail connection to Belleview)
FUTURE DATE TBD
Total funding
224 WESTSIDE CHOICE NEIGHBORHOOD PLAN
$854,000 - $1,149,000
Based on resident engagement and inputs from partner organizations, improvements to the soccer field was identified as a key enhancement to be implemented while the plan is being completed. The project will be advanced with the help of the Early Action Activity grant funding of $120,000 to jump start transformation with a tangible project. This grant is supplemented by $15,000 in committed funds from the Kellogg Foundation in Kansas City and limited funding from the Westside Neighborhood Association sponsorship of future City PIAC program funding. The soccer field and multi-use field improvement project has completed its historic and environmental reviews and is anticipated to be installed in Spring 2026.
STRATEGY B
Build on momentum and existing investments throughout the Westside to improve circulation, trails, and park spaces through development of an overall Westside park and open space system. As described in the city’s comprehensive plan, KC Spirit, an “interconnected system of high-quality parks and open spaces is vital to the health of all Kansas Citians and the livability of the city’s neighborhoods.” The Westside is part of Kansas City’s legacy of parkways and boulevards, despite the challenges of highway infrastructure and urban renewal that have cut off connections to the greater open space system. As the neighborhood continues to evolve into the future, there are many opportunities to provide connectivity to parks and open spaces, especially south of Cesar Chavez. Improved parks and recreation offer the opportunity for recreation and exercise, as well as easier commutes and safe pathways to school, work, and play. The Westside parks and open space framework includes:
FINAL PLAN 225
Jarboe street connection under I-95
Pedestrian bridge on Summit and 29th Street leading to Penn Valley park
Improve North/South linkages: the north and south areas of the neighborhood are currently disconnected and difficult to travel between. The framework illustrates a multiuser pedestrian/bike linkage that connects Jarboe, Observation, and Gage Parks along an improved Holly Street. On the south side of the neighborhood that connection can continue along Jarboe Street. While it requires in-depth study and planning, there is an opportunity to connect the parks through easements along the bluff west of West Bluff, through land owned by the KC Power and Light Utility to West Pennway and 17th Street and the Greenline and Riverfront Heritage Trail.
Improved Connection to Penn Valley Park: there is a pedestrian linkage, however previous plans have noted the need to enhance the linkage to Penn Valley Park, and its many amenities (historic, trails, bikeways, etc). This linkage could be a key recreational amenity for the neighborhood.
226 WESTSIDE CHOICE NEIGHBORHOOD PLAN
Guadalupe Youth Center Hub: an important family resource at 27th and Belleview, the Youth Center programs include after-school, summer, arts, life-skills, and sports. A safer connection with focus on youth needs between Grace Williams, Guadalupe Centers Middle School, and the Youth Center presents an opportunity to focus on walkability and public space within the overall framework.
Carter-Waters industrial site between Broadway Boulevard and I-35. Source: AOL
Outdoor pool at Tony Aguirre Community Center that opened in July 2025. Source: KCUR
Westside Businesses and Partners: with several large business footprints in the southern part of Westside (e.g., Roastery, Boulevard Brewing), there is an opportunity for community greening and enhanced public open space within their “campus” footprints. Improvements could include tree planting, pocket plazas, seating, public art, landscape and planting enhancements.
Planned Park Improvements: Jarboe Park is an important community resource connected to the Primitivo Garcia Elementary school. Neighborhood sponsors are working to fund improvements to the baseball field and open space across from Mattie Rhodes Cultural Center, another important green hub. KC Parks is near completion of a $4.3 million outdoor pool and splash park at Tony Aguirre, located adjacent to the potential off-site housing location at 20th and Pennway described in the Housing section of the draft plan.
FINAL PLAN 227
implementation This section of the plan starts with a vision of what a day in the life of West Bluff residents might be like after the plan is implemented. It then transitions into charting out the course for implementation of the Housing, Neighborhood, and People goals and strategies.
Brinshore Pendelton Arts FINAL PLAN 229
THE SUN RISES OVER WEST BLUFF. TAMIKA STANDS ON HER BALCONY, SIPPING HER COFFEE, AS THE DAY BEGINS BELOW HER. DOORS HAVE OPENED EARLY AND KIDS ARE CHASING BALLS, WITH LAUGHTER CURLING INTO THE MORNING AIR.
Jordan!! Don’t forget your tennis shoes— you’ve got practice after school!
Morning Dylan! You out here before the dew’s even gone!
TAMIKA WALKS ZOE DOWNSTAIRS TO THE CHILDCARE CENTER JUST BELOW THEIR BUILDING. JORDAN’S ALREADY OUT FRONT, READY TO BIKE TO SCHOOL WITH HER FRIEND! Alright Zoe! Let’s get you down before circle time starts
Look at these trees! It’s like riding through a painting. Mama! I hope Ms. Mia reads the bee book again today!
I swear these flowers werent here last week!
TAMIKA WAVES ZOE GOODBYE AS SHE STEPS INTO A BRIGHT COLORFUL SPACE BUSTLING WITH KIDS AND GAMES Bye my pumpkin! Mommy will come get you soon. Show Lenora your coloring book!
230 WESTSIDE CHOICE NEIGHBORHOOD PLAN
So grateful that West Bluff has daycare! I can now head to work knowing she is safe. That means everything!
SHE TAPS HER PHONE TO PULL UP THE ON-DEMAND SHUTTLE THAT PICKS HER UP AT THE CENTRAL PLAZA!
Aah! I see you’re heading to the Samuel Rodgers Health Center!
Love that IRIS picks me up right here! For free. No more long walks to the bus. Once the new bus line comes to César Chávez, it’ll be even better.
A FEW MONTHS AGO, TAMIKA BEGAN WORKING PART TIME AS A NURSE AT SAM RODGERS! SHE WORKS THREE TIMES A WEEK, IN THE MORNING SHIFT, CONFIDENTLY MOVING THROUGH BUSY HALLS, REVIEWING CHARTS AND ASSISTING HER PATIENTS. SHE LOVES HER JOB AND BRINGING VALUE TO PEOPLE’S LIVES! Vitals are looking better today Greg! That’s what I like to see.
Feels like I am finally turning a corner!
SHORTLY AFTER LUNCH, TAMIKA MAKES HER WAY TO THE HISPANIC ECONOMIC DEVELOPMENT CORPORATION’S OFFICE ON HOLLY STREET. SHE IS MIDWAY THROUGH THE “START YOUR OWN BUSINESS” PROGRAM FINALLY TURNING HER LOVE FOR CROCHET INTO A SMALL BUSINESS IDEA SHE’S BEEN DREAMING UP FOR YEARS.
FINAL PLAN 231
Let’s talk about shipping options next!
Camilla! Your website looks amazing! I am going to steal that layout for mine!
Girl! Go for it! I got the template from the course link!
I know exactly how I will pack the scrarves. In brown paper with a sprig of lavender!
MEANWHILE, JORDAN BIKES TO THE TONY AGUIRRE CENTER FOR HER TENNIS LESSON AFTER SCHOOL.
That was a good serve today! You are getting so good at this!
Coach said I am getting better! Just need to focus on the back-hand today.
Thank you!! I’m so glad they have these classes after school time. I am learning a lot!
Hey there superstar! Ready to head home?
JORDAN AND TAMIKA WALK BACK FROM TONY AGUIRRE CENTER, ALONG W21 STREET, CROSSING OBSERVATION PARK! I can’t believe Observation Park was so close by! The walk is now less than 4 mins from home!
Right on time Mom!
232 WESTSIDE CHOICE NEIGHBORHOOD PLAN
THEY PICK ZOE UP FROM THE DAYCARE. ACROSS THE PATH, THE EDIBLE ORCHARD SHINES IN EVENING LIGHT WITH PAWPAW TREES HEAVY WITH FRUIT, SERVICEBERRY BUSHES, AND WILD PLUM BRANCHES. THE COLORS AND SMELLS PULL THEM IN - ESPECIALLY ZOE, ALREADY SKIPPING TOWARD WHAT SHE CALLS HER LITTLE “SNACK FOREST.”
Mama!! The fairy left us snacks again! Oh look, the squirrel is getting to them first!
AS THE THREE LINGER THROUGH THE ORCHARD, THEIR NEIGHBOR TYESHA STEPS OUT ONTO HER PORCH, GREETING THE FAMILY. Tamika! Good to see you! Out for your evening stroll? Hope you’re setting up at the Saturday market - I’ve been eyeing one of those scarves!
THEY CONTINUE PAST THE PORCH, DRAWN DOWN THE PATH BY GOLDEN LIGHT AND EVENING BREEZE, SLOWING DOWN NEAR A WOODEN SIGN THAT POINTS TOWARD THE WIDE, OPEN MEADOW JUST AHEAD.
MEADOW TRAIL BILOBA BOULEVARD
Mama, can we take a stroll through the meadow?
Alright Jordan! But we’ll make it quick. I will need time to prepare dinner!
Wouldn’t miss it. Got a fresh batch readyone of them’s got your name on it.
EVENING SETTLES SOFTLY OVER WEST BLUFF. THE MEADOW STRETCHES WIDE, ALIVE WITH CHILDREN LAUGHING ON SWINGS AND SLIDES, FAMILIES GATHERED ON BLANKETS SHARING MEALS, AND NEIGHBORS CHATTING BENEATH TALL, WHISPERING TREES. THE GOLDEN LIGHT FILLS THE NEIGHBORHOOD WITH A GENTLE GLOW — A PLACE FULL OF LIFE, CONNECTION, AND QUIET JOY.
Some days still feel like a dream. I’m just so thankful this is home.
FINAL PLAN 233
housing plan GOAL 1: Rebuild on the West Bluff site taking advantage of its convenient location, as an attractive community for new affordable housing development in the Westside neighborhood. LEAD AGENCY & PARTNERS
TIMEFRAME
LEVERAGE RESOURCES
Long Term
HUD, Housing Trust Fund, KCMO, local resources
Long Term
HUD, Housing Trust Fund, KCMO, local resources
HAKC, People Plan Partner
Short Term
HUD, Housing Trust Fund, KCMO, local resources
HAKC
Mid to Long Term
HUD, Housing Trust Fund, KCMO, local resources
STRATEGIES
METRICS
Redevelop West Bluff as a mixedincome community with a mix of replacement units, affordable rental, and market rate rental housing.
Successful completion of housing phasing plan
HAKC, City of KCMO
Exceed “one for one” replacement of all West Bluff Townhomes, offering current households the possibility of returning to West Bluff or another suitable Westside location with a range of housing types.
% of households returning to West Bluff
HAKC, People Plan Partner
Develop a “first right of first refusal policy” and work with HAKC Resident Services to support residents through the redevelopment process.
Successful completion of the policy
Allocate West Bluff residents Housing Choice Vouchers (HCV) or Project Based Vouchers (PBVs) offering them choice and agency on future housing decisions.
% of households choosing a voucher option
234 WESTSIDE CHOICE NEIGHBORHOOD PLAN
GOAL 2: Redesign West Bluff as a welcoming place, that is connected to the Westside neighborhood and surrounding resources, includes a range of amenities and fosters health, wellness and safety for all residents. STRATEGIES Work with city departments to redesign and extend West Bluff Drive to W 21st Street, creating a second entrance on the north side of the site that enhances connectivity through the development and to the surrounding neighborhood.
METRICS
Design and engineering studies and phasing with KCMO
LEAD AGENCY & PARTNERS
KCMO, HAKC
TIMEFRAME
LEVERAGE RESOURCES
Long Term
City funds, MARC, other regional or state funds and grants
Prioritize children by using urban design principles that maximize visibility and safety
Final design with 2 play areas completed
HAKC, Developer, Westside CAN
Long Term
City funds, foundations competitive grant funds (e.g., Kaboom, GameTime)
Attract a community serving resource that enhances on-site resident amenities, supports economic activity and local entrepreneurs, and is available to the larger neighborhood.
Completion of resident serving community space at Cesar Chavez entry
HAKC, Developer, HEDC, WNA
Long Term
HAKC
Include facilities for community programming on-site that includes artistic, cultural, and historical education that engage residents of all ages.
# of households involved in programs at redeveloped West Bluff
HAKC, Developer, WNA,
Long Term
HAKC
Respond to West Bluff’s steep topography by designing the site through interconnected landscape driven layers.
Design and engineering studies and phasing with KCMO
HAKC, Developer
Mid Term
HAKC
Design and develop a rich and relevant tree and landscape palette that provides shade and promotes a comfortable walking experience in redeveloped West Bluff.
Successful design and completion of diverse planting plan
HAKC, Developer
Long Term
HAKC
FINAL PLAN 235
GOAL 3: Preserve and increase affordable housing options in the Westside neighborhood. STRATEGIES
METRICS
LEAD AGENCY & PARTNERS
TIMEFRAME
LEVERAGE RESOURCES
Identify partnerships with the community to plan for off-site housing locations.
Successful development of off-site location
HAKC/WHO
Short to Mid
Partnerships
Expand housing options designed for senior households, incorporating features that support aging in place.
Increase in senior only units in Westside
HAKC/WHO GCI
Ongoing
Partnerships
KCCLT
Ongoing
Partnerships
Join forces with the Kansas City Community Land Trust (KCCLT) to explore reclaiming underutilized land and homes in poor condition within the Westside Choice Neighborhood to implement a cooperative ownership model for affordable housing for low and moderate income households.
Establishing a relationship with KCCLT; Community engagement to establish a partnership
236 WESTSIDE CHOICE NEIGHBORHOOD PLAN
GOAL 4: Provide support for homeowners to stay in their homes and opportunities for West Bluff and other neighborhood residents to be able to purchase a home and stay in the neighborhood.) STRATEGIES
METRICS
LEAD AGENCY & PARTNERS
TIMEFRAME
LEVERAGE RESOURCES
Provide homeownership education and assistance with pathways for residents to become homeowners.
Resident FFS participation
HAKC, CHES Inc
Ongoing
HAKC, Partnerships
Explore green building/ weatherization resources, home improvement and repair assistance programs for Westside homeowners.
Increase in homes participating in the Westside
WHO, KCMO
Ongoing
Partnerships, Grants, City funds
Identify infill sites in the neighborhood to expand affordable homeownership opportunities.
Infill development of affordable homeownership
WHO, KCMO, WNA
Ongoing
Partnerships
Continue to expand awareness and participation in the 353 tax abatement and other supportive senior programs program.
Ongoing / increased enrollment and awareness through 2026 application deadline
WHO, KCMO, Jackson County
Short, Ongoing
WHO, Partnerships
FINAL PLAN 237
people plan GOAL 1: Provide unemployed West Bluff Residents with job training and employment referrals and increase awareness of these opportunities within the West Bluff community. METRICS
LEAD AGENCY & PARTNERS
Increase # of referrals by 20%
STRATEGIES
Increase collaboration between HAKC and Guadalupe Center Partners (Great Jobs KC, Guadalupe Center Job Readiness, Hispanic Economic Development Council, HAKC Section 3 and ROSS Programs) and other Kansas City job readiness programs.
Ensure on-demand transportation is available to West Bluff residents.
Make affordable childcare available to families.
Increased enrollment in FSS program by 20%
Increased enrollment on site after implementation
TIMEFRAME
LEVERAGE RESOURCES
HAKC and Guadalupe Center Partners Full Employment Council, Section 3 (hire resident through developer)
Ongoing, Section 3 - during implementation
Job Fairs, Resource / Agency partner events, GCI’s digital literacy classes
HAKC, KCATA
Ongoing
KCATA
HAKC, Guadalupe Centers
Ongoing
LEAD AGENCY & PARTNERS
TIMEFRAME
LEVERAGE RESOURCES
Section 3 Full employment council Great Jobs KC
Ongoing
Guadalupe Center HS and workforce training
FSS Money Smart Classes (led by local banks), GCI Vita Free Tax Service Site
Ongoing (5 year period)
Local banks (e.g., Community America)
GOAL 2: Increase resident income. STRATEGIES
METRICS
Ensure employed residents are connected to relevant job training programs that can increase their income and job satisfaction.
Increase enrollment of residents by 5%
Provide economic counseling and VITA Free Tax Services to West Bluff residents.
FSS Enrollment is increased
238 WESTSIDE CHOICE NEIGHBORHOOD PLAN
GOAL 3: Ensure enrollment in quality schools. STRATEGIES
METRICS
LEAD AGENCY & PARTNERS
TIMEFRAME
LEVERAGE RESOURCES
Identify and remove barriers to school attendance.
Increase enrollment to 100%
KCPS
Short
Guadalupe Centers HS, HAKC enrollment support Back to School events / donations
Provide parents and students with different schooling options.
Increase amount of information about a range of schools including charter options
Show Me Schools KC
Short
Show Me Schools KC
LEVERAGE RESOURCES
GOAL 4: Ensure enrollment in quality schools. STRATEGIES
METRICS
LEAD AGENCY & PARTNERS
TIMEFRAME
Work with families to find extracurricular activities offered by the schools for junior high and high school aged children.
Increase participation in activities in Gage Park and local orgs
Tony Aguirre Center, KC Parks
Ongoing
KC Parks Dept
Provide greater opportunities for extracurricular activities from area providers.
Increase participation in activities in Gage Park and local orgs
Tony Aguirre Center, KC Parks
Ongoing
Partnership
Make it easier for seniors and adults to participate in existing neighborhood programs.
Increase participation in senior programs
Guadalupe Centers
Ongoing
Guadalupe Centers
FINAL PLAN 239
GOAL 5: Expand availability of healthcare services for residents. METRICS
LEAD AGENCY & PARTNERS
TIMEFRAME
LEVERAGE RESOURCES
Increase engagement with residents using local resources
Samuel U. Rodgers Health Center (SURHC)- Cabot Westside Center, Our Healthy Jackson County
Short
Samuel U. Rodgers Health Center (SURHC)Cabot Westside Center, GCI
Connect residents with physical healthcare solutions.
Increase the number of West Bluff residents with health insurance.
Increase engagement with parters on site (100% of kids under 5)
HAKC, Sam Rodgers
Short
Local hospitals
Increase resident awareness of environmental health.
Increased # of residents with a primary care practice
Sam Rodgers
Short
SURHC
STRATEGIES
GOAL 6: Empower resident healthcare decisions. STRATEGIES
METRICS
LEAD AGENCY & PARTNERS
TIMEFRAME
LEVERAGE RESOURCES
Ensure healthy and fresh food options are available to residents.
Increase the # of residents that believe they have adequate food available
Guadalupe Center’s food pantry, Kanbe’s Markets, Harvesters Community Food Network
Mid
Guadalupe Center and HEDC
Increase resident’s capacity for improved health and regular fitness activities.
Increased # of seniors and/or disabled adults eligible for meals on wheels (provided by GCI)
GCI, Tony Aguirre Center, KC Parks
Ongoing
Kansas City Health Department
240 WESTSIDE CHOICE NEIGHBORHOOD PLAN
FINAL PLAN 241
Neighborhood plan GOAL 1: Create stronger connections and sense of place in the Westside neighborhood for residents of West Bluff, celebrating and building on the community’s history and culture, and neighborhood pride. STRATEGIES
METRICS
LEAD AGENCY & PARTNERS
TIMEFRAME
LEVERAGE RESOURCES
Develop a public art/murals tour that includes opportunities for historical markers, wayfinding and cultural interpretation for the Westside.
Inventory of murals / public art in need for repair or refresh; Initial round of renovation; Develop tour materials
WNA, KCMO Dept of Public Art
Short / Mid
Partnerships, Grants, City funds, Visit KC
Incorporate historic resources and heritage / local stories into future design and improvements along Avenida Cesar Chavez and throughout the Westside.
Community engagement in design process, incorporation of historic / cultural elements
Reconnecting Westside, WNA historic resources and oral histories
Short / Mid
Partnerships, Universities, Kansas City Museum
Create a Neighborhood Directory for Westside resources, partners, and organizations.
Views / participation in the Directory
WNA, Mattie Rhodes
Short / Mid
Partnerships
Expand West Bluff involvement in the WS Connections meetings hosted by Mattie Rhodes Center.
Participation by West Bluff site manager; Increase in West Bluff resident participation in local orgs
HAKC
Ongoing
Partnerships
242 WESTSIDE CHOICE NEIGHBORHOOD PLAN
GOAL 2: Establish West Bluff as a safe and welcoming gateway to the neighborhood and city of Kansas City, MO. STRATEGIES
METRICS
LEAD AGENCY & PARTNERS
TIMEFRAME
LEVERAGE RESOURCES
Revitalize Cesar Chavez as a connected and active neighborhood corridor.
Phased approach to include sidewalks, bicycle infra.
City of KCMO, Public Works and Planning
Long
City funds, transportation funds, grants
Capitalize on synergies with long-term transportation and infrastructure planning through the Reconnecting the Westside process.
Improved safety (fewer crash incidents), air quality measures, mobility
City of KCMO, Public Works and Planning
Long
City funds, transportation funds, grants
Develop a wayfinding strategy to incorporate “Welcome to Westside” signs/ murals at the gateway.
# and location of signage, community engagement
WNA
Mid-Long
City funds, grants
Enhance the real and perceived sense of safety through community partnerships and Crime Prevention through Environmental Design (CPTED) principles of design and lighting.
Reduced instances of crime (tracked through KCMPD); Improved resident safety identified through surveys)
Westside CAN Center, WNA, HAKC
Ongoing
City funds, grants
FINAL PLAN 243
GOAL 3: Expand connections to high-quality, affordable, healthy food options. STRATEGIES
METRICS
Expand convenient fresh food options in the Westside through a mix of interventions (e.g., KC Fresh Rx; direct fresh food market to West Bluff residents; Westside weekend farmers market/vendor market, Kanbe’s Healthy Corner Store) with affordable options.
Increase in # of fresh food outposts / options in Westside
Attract a grocery store/market/ produce at a convenient location for Westside residents.
Outreach / engagement with potential retailers
Consider locations to integrate community gardens for residents to grow their own food.
ID of potential locations, gauge interest for leadership role
244 WESTSIDE CHOICE NEIGHBORHOOD PLAN
LEAD AGENCY & PARTNERS
TIMEFRAME
LEVERAGE RESOURCES
Mid-Long
Economic development funds, grants, partnerships
WNA, Kanbe’s Markets
Mid-Long
Economic development funds, Health Forward Foundation
WNA
Mid-Long
City Urban Ag coordinator
WNA
GOAL 4: Build on existing plans (e.g., Greater Downtown, West Pennway and Southwest Boulevard) to re-establish connectivity to different parts of the neighborhood. STRATEGIES
METRICS
LEAD AGENCY & PARTNERS
TIMEFRAME
LEVERAGE RESOURCES
Work with KCATA to extend bus service closer to West Bluff along Cesar Chavez, with a bus shelter with seating/signage, as a long-term strategy.
Increased bus / transit access for Westside households
KCATA, HAKC, WNA
Long
KCATA, transit funding
Increase use and awareness of KC’s app-based, on-demand transit service, IRIS, for Westside residents through a pilot program.
Resident participation in a pilot program
HAKC, KCATA
Short
KCATA, HAKC
Add bike facilities throughout Westside (e.g., bike racks, protected bike lanes, signage, routes planning) as indicated in the Greater Downtown Plan and the BikeKC Master Plan.
Increased #, awareness, and use of bike facilities
City of KCMO, WNA
Ongoing
Partnerships
GOAL 5: Increase recreational opportunities and community spaces for all age groups and abilities in Westside. METRICS
LEAD AGENCY & PARTNERS
TIMEFRAME
LEVERAGE RESOURCES
Invest in Gage Park through park and open space enhancements, amenities, and activation.
Park use, Park access from West Bluff
City of KCMO, HAKC
Ongoing starting with EAA
CNI, City funds, grants
Build on momentum and existing investments throughout the Westside to improve circulation, trails, and park spaces through development of an overall Westside park and open space system.
Park use, Bicycle commuting patterns, length of bicycle network miles
City of KCMP
Ongoing
City funds, grants, transportation funds
STRATEGIES
FINAL PLAN 245