WASHINGTON WHEATLEY NEIGHBORHOOD ACTION PLAN

Transcription

1 A COLLABORATION OF STRATEGIES - WASHINGTON WHEATLEY NEIGHBORHOOD ASSOCIATION & UMKC URBAN PLANNING & DESIGN 18th 23rd 27th ARCHITECTURE, URBAN PLANNING + DESIGN Brooklyn Prospect Benton Walrond Indiana Cleveland Jackson EXECUTIVE SUMMARY SEPTEMBER 2008

2 A COLLABORATION OF STRATEGIES - WASHINGTON WHEATLEY NEIGHBORHOOD ASSOCIATION / UMKC URBAN PLANNING & DESIGN The following document is an of the Washington Wheatley Neighborhood Action Plan,prepared by students from the University of Missouri - Kansas City s Urban Planning & Design Studio, between January 2008 and August For further information on the plan, please contact Marlon Hammons of the Washington Wheatley Neighborhood Association, or Dr. Jacob Wagner from the Urban Planning & Design program at UMKC. Full copies of the plan are available from the Washington Wheatley Neighborhood Association. PROJECT TEAM Kristian Corbin Jerame Gray Casey Hartline Ashley Lee Andrew Orel Joey Pruett Jerod Rivers Chad Shearer Ashley Winchell ARCHITECTURE, URBAN PLANNING + DESIGN The plan would not be possible without the input and coordination from the following groups and individuals... Marlon Hammons - President, Washington Wheatley Neighborhood Association The residents, businesses, and institutions of the Washington Wheatley Neighborhood Dr. Jacob Wagner, Ph.D - UMKC AUPD Cameron Washington - UMKC AUPD Dr. Michael Frisch, Ph.D, AICP - UMKC AUPD Dr. Sungyop Kim, Ph.D - UMKC AUPD Dr. Molly Davies, Ph.D - UMKC Geosciences Dr. Peter Eaton, Ph.D & Doug Bowles - UMKC Center for Economic Information Dr. Sherri Smith - Kansas State University Pat Jordan & Associates Sonny Gibson Anita Dixon Forestine Beasley - KCMO PIAC Daniel Dermitzel and the Kansas City Center for Urban Agriculture Catina Hill - KCMO Neighborhood & Community Services Nathan Pare & Renae Nash - KCMO Dangerous Building Demolition & Preservation Stan Counts, Jr. - Kansas City Economic Development Corporation Bruce Palmer and the Seton Center Ricardo Lucas - Swope Community Builders Jim Schuessler - BNIM Architects Jean Paul Chaurand - Greater Kansas City Community Foundation Eric Youngberg - Neighborworks America Allan Zafft - Missouri Department of Transportation Althea Moses - EPA Region 7 Jill DeWitt - Burroughs Adubon Society Randy Stout - Kansas City Area Transportation Authority For further information about the Department of Architecture, Urban Planning + Design at UMKC, visit the department website at...

3 WASHINGTON WHEATLEY NEIGHBORHOOD ACTION PLAN PURPOSE STATEMENT The era of procrastination, of half-measures, of soothing and baffling expedients, of delays, is coming to a close. In it s place we are entering a period of consequences... Winston Churchill Holy Name Church, built in Significant site of KC Civil Rights Movement. Currently falling apart. Dumping on Montgall Avenue. Washington Wheatley is in the heart of Kansas City, located only three miles east of downtown. There are many historic, physical, institutional, and social assets in the neighborhood, and the residents are committed to creating a healthy, safe, and sustainable community. We believe that there is an opportunity for the neighborhood to become an exemplary urban core neighborhood that will take Kansas City into the future in a smart, urban, and environmentally focused manner, that will help the city and region be at the forefront of sustainability. In too many instances, Kansas City has fallen behind other peer cities on matters of urban vitality and sustainability, and we look to put an end to the status-quo mentality that is so pervasive in Kansas City. It is time to be on the cutting edge of an issue that is of vital importance to the health and well being of the city and its residents. What s next for the Washington Wheatley Neighborhood? After 50 years of neglect and population decline, we need new strategies to turn urban neighborhoods around, and to create a truly sustainable urban community. Historic commercial building on Prospect Avenue. A sustainable city requires jobs and businesses to return to local corridors like Prospect Avenue, 27th Street, and Indiana Avenue. Kansas City must reverse the trend of abandonment, and stop the unnecessary demolition of historic structures east of Troost. The Washington Wheatley neighborhood needs smart infill housing, and innovative land use solutions that prevent vacant lots from becoming dumping sites full of trash. Residents want to see people come back to their neighborhood to raise families in a safe, walkable community they can be proud to call home. Residents need a healthier environment, and the air quality in the neighborhood must be improved. Neighborhoods want a safe and reliable public transportation system and bicycle network so residents don t have to depend on automobiles to get to work and other places. Residents want a strong and innovative school system so families know their children are being prepared for an emerging, sustainable economy. The neighborhood needs energy efficient homes and businesses that save money and are more sensitive to the environment. Being green is not just about buildings - it s about the social, environmental, and economic fabric of a neighborhood. A sustainable Washington Wheatley will improve air and water quality, enhance the health and well-being of residents, minimize the strain on infrastructure, and help reduce the pressure to develop the exurban fringe. It is time for Kansas City to become a true leader in urban core restoration and sustainable neighborhoods. Our future depends on it. Crumbling sidewalk adjacent to Blues Park. 3 Interstate 70 traffic, perpetuating air pollution up to 43 times higher than national standards.

4 PLANNING PROCESS In the Spring of 2007 the senior level Urban Planning & Design Studio from the University of Missouri - Kansas City s Department of Architecture, Urban Planning & Design, led by Dr. Jacob Wagner and Dr. Michael Frisch, created an award winning A City at the Crossroads project, which laid out a plan connecting the East Crossroads district to the 18th & Vine Jazz District. Following the success of this project, the UMKC AUPD program was urged to take their skills east along the 18th Street corridor, into the historic residential neighborhood, Washington Wheatley to help re-energize the neighborhood s development efforts. Beginning in the fall of 2007, the program s Community & Neighborhood Development class began surveying the neighborhood, and brainstorming ideas for growth of the community. This initial introduction to Washington Wheatley led to the senior level Urban Planning & Design Studio class in the Spring of 2007 to develop an action plan for the neighborhood, which would supply the necessary tools for a grassroots, community driven, neighborhood plan. The students then began a design charrette process targeting areas identified by the base analysis and from concerns made by residents at the neighrborhood meetings. After initial ideas and drafts were made, the students presented their work to residents at the ensuing monthly meetings for feedback and revisions, as well as at numerous meetings with the President of the WWNA in the classroom at UMKC. These feedback sessions led to the students developing strategies for the neighborhood, focusing on specific goals and ideas. The class also found precedents of neighborhood and community development projects from around the United States, to learn new ideas, and see what s working and not working elsewhere. After all of this work, the result was the Washington Wheatley Neighborhood Action Plan, which was presented at the Bruce R. Watkins Cultural Center in May of 2008 to an audience of professionals, developers, city leaders, educators, and residents from Washington Wheatley and Kansas City s urban core. The Spring 2008 Urban Planning & Design Studio team, led by Dr. Jacob Wagner, and Cameron Washington (UMKC AUPD Graduate 2007), began the Washington Wheatley Neighborhood Action Plan project by attending the January 2008 Washington Wheatley Neighborhood Association meeting, to introduce themselves to the residents, and to lay out a process for developing a plan. The team then began an intense 8 week Neighborhood Analysis collecting data and information about the history, demographics, environmental and transportation conditions, housing stock, and the urban design characteristics of Washington Wheatley. This analysis included the team taking a survey of each parcel of the neighborhood, and inputing the data into a Geographic Information System (GIS) database, to provide an up-to-date snapshot of the conditions of the neighborhood. Following the base analysis of the neighborhod, the students presented their data to the residents at their March 2008 neighborhood meeting, and to a group of planning & design professionals from the Kansas City area. The result of these presentations was a solid direction given to the students on how to apply their analysis into design and implementation strategies of the neighborhood planning process. However, the work between UMKC and Washington Wheatley did not end in May of Dr. Wagner has committed to continuing the work in the neighborhood in the future, hoping to aid in the process of implementing the ideas and strategies laid forth in this plan. The UMKC program hopes that the future success of Washington Wheatley will be an example to leaders from the local, state, and federal levels to re-invest in urban neighborhoods. Kansas City, Missouri City Limits Downtown Loop in Blue Washington Wheatley in Red Washington Wheatley Neighborhood Association Meeting Washington Wheatley Neighborhood Association Meeting Final Presentation at Bruce R. Watkins Cultural Center March 2008 April 2008 May

5 NEIGHBORHOOD ANALYSIS Following initial meetings with residents, leaders, and stakeholders from Washington Wheatley, the UMKC team embarked on an intense two month study of the neighborhood. The goal of this study was to produce a snapshot of the neighborhood as it exists in 2008, as well as an analysis of the forces and factors that shaped the neighborhood as it is today, to provide the information needed for the design and strategy process. The work program for the neighborhood study consisted of analyses of the neighborhood s history, demographic trends, land uses, housing trends, environmental and transportation issues, public spaces and the urban form, and economic development conditions. The historical analysis consisted of studying the neighborhood s physical, social, and institutional history. as well as the role of parks and parkways, identification of historically significant structures, residents, businesses, and events to document the heritage of the neighborhood. We found that Washington Wheatley is a neighborhood of high historical importance in regard to African-American leaders and events, as well as the Jazz Heritage of Kansas City. Benton Boulevard and the role of the streetcars were significant factors of the neighborhood s development. The demographic trends study used US Census information to look at population, housing, employment, family structure, and educational backgrounds. The purpose of this was to examine what factors are affecting the decline and disinvestment of this urban core neighborhood. Population and housing have seen a drastic decline since 1950, while vacancy has risen. The trends suggest that action is still needed in order to stabilize and revitalize the neighborhood. A land use study was conducted by the team through a field survey to every parcel in the neighborhood. The purpose was to provide an up-to-date study of what uses exist in the neighborhood, and to identify patterns of development, abandonment, and change. Approximately 40% of the parcels in Washington Wheatley are Single Family Residential, while a staggering 36% of the neighborhood consists of Vacant Lots, accounting for 95 acres of vacant land. Housing trends were studied through analysis of existing conditions, a study of the architectural types and housing stock, and an analysis of the programs for housing development, home ownership, and housing conservation in the neighborhood. The neighborhood has a diverse housing stock, with many different styles built over the years. According to the 2000 U.S. Census, home ownership in Washington Wheatley was 62%, on par with the city and county average, while the average home value in the neighborhood of $32,000 is over $50,000 less than the Jackson County average. The neighborhood s environmental analysis was completed in part through the land use analysis and historical analysis, which identified potential brownfield sites and parcels with illegal dumping. This study also includes information on the neighborhood s topography and tree coverage, as well as an intense study on the air quality, conducted over several months of monitoring. Illegal dumping is a major problem in Washington Wheatley, as many of the vacant lots were littered with trash. Another concern is the air quality in the neighborhood, which in some instances were found to be over 40 times higher than the national standard, possibly due to the proximity of Interstate 70, the Kansas City Terminal Railway, every day bus and automobile transit, as well as the vacant lots. Neighborhood transportation analysis includes the needed and available services, including the bus system, automobile traffic, rail traffic, and bicycle transit in the neighborhood. Washington Wheatley is served by four bus routes, including the Prospect Corridor route, which is the 3rd busiest route in Kansas City. Interstate 70 carries over 100,000 vehicles daily on the stretch adjacent to the neighborhood, and there are studies underway by MoDOT to possibly expand capacity. The public space and urban form study examines public space usage and characterization of the neighborhood especially its parks. Also included is a study of the physical design of the neighborhood such as setbacks, sidewalks, and other characteristics unique to the neighborhood. The role of Montgall and Indiana Parks are important to the quality of life in Washington Wheatley, and are assets to be built upon. The urban form of Washington Wheatley is built upon the grid network, and provides a guide for future development to compliment the existing neighborhood layout. 5 The economic development study found the opportunities and challenges existing in the neighborhood, which provide the framework for future developmental decisions. The historical commercial and industrial corridors of Washington Wheatley (18th St, 27th St, Prospect Ave, Indiana Ave) provide outstanding opportunities for redevelopment of existing spaces, as well as new development to serve residents.

6 STRATEGIES & SOLUTIONS The general characteristics of the neighborhood analysis reveal that Washington Wheatley has been in a steady decline for the last 50 years. The residential population has declined from its peak of 11,697 residents in the 1940 s, to approximately 2,500 residents present day. At the same time, the overall residential density of the neighborhood has drastically declined from 45 persons per acre, to 10 persons per acre presently. The decline of residential population has led to the massive decrease of physical structures in the neighborhood, resulting in nearly 95 acres of vacant land in Many structures of historical and architectural value have been demolished because of disrepair, abandonment, vandalism, and lack of tenancy. Along with the residential decline, many businesses have left the neighborhood as well. There were five corridors (18th Street, Prospect Avenue, 23rd Street, Indiana Avenue, 27th Street) all bustling with commerce in the early and mid-20th century. What remains today, with the exception of a few remaining businesses, are vacant lots, empty storefronts, and unhappy residents travelling far outside of the neighborhood for their basic shopping needs. Washington Wheatley has many environmental issues as well. The extremely poor air quality resulting from vehicles on Interstate 70 and local arterial roads such as 18th Street, Prospect Avenue, Benton Boulevard, Indiana Avenue, and 27th Street, as well as polluting industries and the rail freight traffic is a large concern. There is a reoccuring problem of illegal dumping happening in and around the neighborhood s vacant lots. In the warmer months, grass and weeds take over many of these vacant properties, concealing the dumping, and causing visual blight for residents. STRATEGIES & SOLUTIONS Conservation Interstate Buffer Housing Priorities 23rd Street Connector Community Nodes Urban Agriculture 21st Century Green Block Blues Park Economic Development Business Park After studying and analyzing the present conditions of the neighborhood, the goal was to conceive ideas for an action plan of strategies and solutions to help the neighborhood. These ideas consist of neighborhood conservation, air quality buffers, housing priorities, street design, community nodes, urban agriculture, a green demonstration block, economic drivers, and a business park. Each of these strategies and solutions have been devised for the sole purpose of bettering the neighborhood, and reversing the negative trends of the past 50 years. Another driving factor in these strategies and solutions is the idea of the green, or sustainable neighborhood. The reasoning behind these ideas is to ensure that Washington Wheatley meets a triple bottom line of social, environmental, and economic vitality for the years to come. These ideas push to encourage the neighborhood to be friendly to the environment, as a better environment improves the health and well being of residents, as well as improving market conditions for economic growth and development. A cleaner, safer environment also helps prevent crime, providing a safer neighborhood for residents to enjoy. Through conserving the neighborhood s historic identity, and building upon it s unique location in the urban core, these strategies and solutions look to return Washington Wheatley to a vibrant, healthy neighborhood, which can be an example to other similar communities in Kansas City, and around the country. Although there are many obstacles for Washington Wheatley to overcome, there are signs of passion and energy in the neighborhood which will be important in implementing these strategies and solutions. These ideas provide the neighborhood with a means to stabilize and grow through the use of ideas to guide it s future development. 6

7 WASHINGTON WHEATLEY NEIGHBORHOOD ACTION PLAN FINAL RECOMMENDATIONS As Washington Wheatley moves forward into the future, we recommend these projects, policies, and procedures to the neighborhood as a means for stabilization, restoration, growth, sustainability, redevelopment, and prosperity. Despite the decades of neglect and disinvestment, there are many opportunities for Washington Wheatley to rebound. The willingness to participate in a grassroots neighborhood planning process with UMKC, as well as other recent initiatives and activities begun in the neighborhood display the energy and motivation to improve the neighborhood which is so crucial to the long-term success of a community s vitality. It is our hope for the neighborhood leaders, residents, business owners, and other stakeholders to apply their energy and resources to act upon the following recommendations in order to enable the neighborhood s future success. 1) As a part of the on-going AIM4Peace Initiative, conduct a neighborhood safety audit to address public safety and crime in Washington Wheatley, and the surrounding areas. 2) Establish a Moratorium on the Demolition of Viable Structures. 3) Rebuild the housing stock through rehab and new construction with a diversity of housing types to meet a diversity of households. 4) Set a new trend for Kansas City as the first LEED certified neighborhood. 5) Rebuild a walkable, urban neighborhood with safe streets. 6) Redesign the 22nd/23rd Street Connector as a complete street with pedestrian, bicycle, automobile, and public transportation. 7) Working with the KCATA, ensure the implementation of Bus Rapid Transit on Prospect Avenue and Truman Road, and improve the conditions and amenities of bus stops in the neighborhood to encourage increased ridership and better public safety. 8) Improve Air Quality and Public Health in the Neighborhood through landscape buffers along on I-70 and the railroad. 9) Develop new economic opportunities by planning for the emerging Green economy and providing training for Green Collar Jobs. Washington Wheatley s economic redevelopment strategy should be driven by three themes: Spatial Concentration, Community Collaboration, and Neighborhood Competitiveness. 10) Enhance self sufficiency and economic growth through the development of urban agriculture on vacant lots. (21st Century Green Block) 11) Provide affordable spaces for artists, musicians and other creative innovators to enhance the neighborhood identity. 7 New Home Construction in Washington Wheatley (September, 2008) 12) Negotiate Community Benefits Agreements for any projects seeking substantial public subsidies, such as TIF or tax abatement.

8 21st CENTURY GREEN BLOCK Occupied Storage Building Vacant Structures The 21st Century Green Block would be located directly east of Crispus Attucks School, a magnet elementary school. Attucks School has an environmental focus in its teaching program, and can be an exemplary partner with the neighborhood, by letting students participate in programs about sustainability, including Urban Agriculture. Crispus Attucks School Present Conditions This project has recieved initial funding through a grant from the ToyotaGreen Inovation Grants program in partnership with the local chapter of the Audubon Society. Dr. Wagner and the UMKC Urban Planning & Design program, along with Marlon Hammons from the neighborhood association have begun outreach to potential local partners, including Crispus Attucks Elementary School, Phillis Wheatley School, Niles Home, and property owners on the block. There is also continuing work on looking for increased funding for the project through matching grant funding from the City of Kansas City, the Kauffman Foundation, and other potential donors. Implementation of the project will begin in the Fall of 2008 through lot maintenance and initial site preparations, and continue in the Spring of 2009 with planting and participation with the schools through curriculum programs and after school programs. There are currently 14 vacant lots on this block, totaling approximately 48,200 square feet of vacant land as an opportunity for urban farming and gardening practices. Urban Agriculture contributes nutritious, flavorful food to communities through year-round local food production. School gardening programs are able to provide the means through which to practice a holistic education and put added emphasis on the importance food to personal health and agriculture. Through school gardens, the opportunity exists for students, teachers, and members of the community to interact. As the garden grows and becomes fruitful and beautiful, students can take pride in the efforts they put forth building confidence through success. Vacant House Occupied House Vacant House Vacant House Vacant House (Microsoft LiveMaps) (UMKC UPD, 2008) (UMKC UPD, 2008) Vacant Structure at 24th & Prospect City Fresh Market Proposal Implementation: Fall Spring

9 Educational Center Converted Green Roof High Tunnels Converted Green Roofs WASHINGTON WHEATLEY NEIGHBORHOOD ACTION PLAN City Fresh Market 21st CENTURY GREEN BLOCK There are two vacant commercial structures at the southeast corner of 24th Street and Prospect Avenue, which would be used in the future, after the Green Block is established. One of the structures would be an Educational Center, where students from Attucks could learn how to clean and prepare the food from the adjacent gardens. The other structure would serve as a marketplace, where the vegetables could be sold on the weekends to neighborhood residents, and people from around the city traveling here. Proposed Conditions Rain Garden Energy Efficient Rehabs Urban Agriculture Native Vegetation Nursery Instead of this land being dormant, unproductive, and a haven for illegal dumping, these lots will be transformed into productive grounds that can benefit many parties. Urban farming, gardening, and other vacant lot strategies cannot on their own solve the problems associated with urban blight, they are an effective way of creating momentum and change, which is the goal of the Green Block. This block is a demonstration project for the entire urban core of Kansas City to show how grassroots efforts can manage the problems and issues found in many urban neighborhoods. The most obvious benefit of this block will be how it physically and psychologically improves the appearance of Washington Wheatley, and will help contribute a sense of hope for a neighborhood. In addition to finding productive uses for the vacant lots, the existing structures on the block would be retrofitted in partnership with the Metropolitan Energy Council, who would seal the structures to reduce energy usage, as well as meeting the EPA s Energy Star Standards. The three structures facing Prospect Avenue would be retrofitted with green roofs to serve the purpose of energy reduction, rainwater re-use, air quality improvements, and reduction of the urban heat island effect. There are currently no green roofs in Kansas City s 3rd Council District, and these three structures could serve as examples for other neighborhoods in the urban core. The addition of a rain garden on the southeast corner of this block will serve as natural stormwater run-off infrastructure, to aid in reducing the neighborhood s dependence on the city s overburdened sewer system. The rain garden will also provide a habitat for birds, small insects and other wildlife. On the northeast corner of the block, the vacant lots can be re-used as a nursery or growing area for native vegetation, which can be used elsewhere in the neighborhood. One idea for this nursery would be to partner with the KCMO Parks & Recreation Department to grow native species of trees which could be planted as street trees to beautify streets and help filter pollution. The implementation of this tree nursery could be funded with a seed donation from Burroughs Adubuon, and supplied with plants from the Missouri Wildflowers Nursery. 9 Implementation: Fall Spring 2009