Southwest Boulevard Merriam Lane Corridor Master Plan - Redeveloping a Healthier, Greener Corridor
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Southwest Boulevard
Merriam Lane Corridor Master Plan
Redeveloping
a Healthier,
Greener Corridor
1
Table of Contents
Acknowledgments 3 Land Use 30 :; <
% & '() % *$
Housing 34
# + , -. /
'. 9 
Acknowledgments
- & * ! 2 * ) & >& _ "& O ?_ / % 2 / %
$ $% > 4 > % * &&_
% @ Samara Klein, KC Healthy Kids Aaron Barnhart, Rainbow Mennonite Church
Kathy Rhodes, Holy Name School ?7 >% /!
Members =!
Leroy Andrews, Strasser Hardware
-7% / & 8: -
? % > # Planning Consultant Team
?O% > +
Walter Neal, Boulevard Theatre Gil Pintar, Plan Coordinator
/ /7% 2 > +
Reid Graham, Net Standard Brant Gaul, AICP
Commissioner
Todd Stone and Bill Nolde, True North Services Roger Kroh, AICP
= ?% $7
Dana Considine, Superior Sheetmetal Co. Development Council
=7% = Q/ / % Redevelopment
; IJ F Mid-America Regional Council
Rob Richardson, UG Planning Director Kerry Herndon, U.S. EPA Region 7
Bill Heatherman, UG County Engineer Gerald Shechter, Sustainability Coordinator, $
4
Throughout the study process the Consultant
Team has been most impressed with the vitality of
The Plan Components
those residents and business owners who make the Chapters within this document have been divided
Southwest Boulevard and Merriam Lane Corridor into four categories; Health and Environment, Land
their home and work place. Even during these difficult Use, Corridor Image and Identity, and Mobility and
economic times many we have interviewed have Transportation. They will follow the same major topic
expressed positive hope for improvement, growth areas developed during the visioning process. The
and an overwhelming drive for the area. They are information and objectives detailed within the specific
proud to be part of the Corridor’s demographic and chapters of the plan therefore parallel the broader
are committed to its success. The Corridor has a perspective and overall concepts developed within the
diversity of land uses, both urban and suburban Visions and Goals chapter.
development, established neighborhoods, a proud
heritage, long standing business stakeholders and an
Health and Environment
increasing share of new business entrepreneurs. At
the same time the Corridor faces challenges in terms t Educate residents on healthy homes, and
of its aging housing stock and infrastructure, changes businesses on healthy workplaces.
in demographics, large numbers of persons in poverty, t Promote urban gardens and explore railroad
limited neighborhood shopping and transportation quiet zone possibilities.
choices. Creating a vision for the future helped guide t Provide ongoing community health assessment
the goal-setting portion of the study and identified to monitor progress and identify specific needs.
opportunities to develop strategies for implementation
t Establish health impact review of new
of the future land use plan.
development proposals to provide additional
The Southwest Boulevard and Merriam Lane direction for decision makers.
Master Plan is a companion to the City-Wide Master
t Provide outreach activities with area
Plan and Rosedale area Master Plan documents. As
partnerships to strengthen community health.
further provided in the 2008 City-Wide Master Plan,
more detailed and tailored area plans should be t Encourage energy efficiency, recycling
completed for all identified districts within the City, programs, waste reduction, and noise
and this study implements that recommendation. abatement to embrace a sustainable Corridor.
t Incorporate low-impact development
stormwater (BMP) management.
t Restore the area’s riparian corridor which Corridor Image
reflects good environmental stewardship.
t Celebrate the Corridor’s
t Enhance the Corridor’s character and quality prominence and fully
of life. market its proximity to
the KUMC campus and
Land Use downtown.
t Utilize mixed-use, main street and narrow lot t Enhance key entry points
residential zoning. Promote adaptive reuse. and gateways creating
Corridor identity for
t Follow future land use recommendations
commuters and visitors
that provide the framework for Corridor
alike.
improvement.
t Incorporate special places
t Provide flexibility with use of alternate land use
through public and
stars to assist in decision making.
private collaboration to
t Encourage a mixture of uses that supports a provide momentum.
successful neighborhood and Corridor. Create
t Provide directional
density to support public transit.
signage, lighting,
t Provide a variety of housing options to
:;
landscaping and intersection bulb-outs that
strengthen many identified goals. not only help pedestrians at cross walks but t Implement dedicated bike lanes throughout the
highlight the streetscape amenity zone. Corridor.
t Improve upon access to healthy foods.
Build upon current health-related activities t Appropriately place seat walls, benches, t Incorporate the Complete Streets policy with
and promote initiatives that support small pedestrian lighting and bicycle racks that redevelopment and improve pedestrian and
businesses. convey an area intended for activity. bicycle connections.
t Implement current and create additional design t Include new community gathering spaces. t Embrace new ideas and remove obstacles to
guidelines to address land use compatibility encourage a variety of transportation forms.
t As new capital improvement projects and
and promote a positive streetscape appearance. t Consider traffic enhancements and investigate
private redevelopment occurs, relocate major
Mitigate undesirable impacts. access alternatives. Explore shared parking
service lines to alleys and backs of buildings.
t Explore historic designations and down zone opportunities.
t Support public art and cultural events.
specific areas to ensure land use compatibility. t Encourage expanded bus service through the
Corridor.
t Incorporate safe streetscape amenities.
<
t Maintain protection of adjacent t Promote ease of access throughout the
neighborhoods, open space and reinforce Community
The plan establishes long-range goals with directed housing
objectives for future development and stabilization
t Focus redevelopment at key intersections along
of the Corridor. In discussions with stakeholders
these goals fall under the four categories of Health
the Corridor !
t Provide more mixed-use development
and Environment, Land Use, Corridor Image and
Identity, and Mobility and Transportation. For most
Steps
t Perform Health Impact Assessments of new
Specific recommendations are contained in the
goals to be realized they will need to be encouraged development to weigh impacts
matrix tables within the Implementation Section of the
by improvements made from both public and private t Encourage professional businesses that desire study. They are organized by Regulatory, Infrastructure
sectors in the Corridor. The following objectives close proximity to KUMC and Partnership Elements. Each element includes
provide a broad perspective and overall concepts that
a general time frame and key participants. Time
will guide the Corridor’s future development.
% frames are organized by short term (zero to two years),
medium term (two to five years), long term (more than
t Build upon realistic corridor marketability
Health and Environment five years) and other variables. For example, the most
t Build upon the historic quality and uniqueness immediate steps listed in the Regulatory Element are
t Become a healthier community through active
of the corridor the establishment of a zoning overlay, recommended
lifestyles
t Provide for ‘Corridor Gateway’ branding and down zoning, development of additional design
t Promote healthy eating and gardening
signage guidelines, urban farming guidance and implementing
t Promote healthy homes and workforce a health impact analysis of new development projects.
t Create and adopt business park and industrial
t Encourage sustainable LEED green building design guidelines The City is currently undertaking roadway
and Best Management Practices improvements for approximately one-third of
t Provide incentives for business retention and
t Take advantage of existing public community the Corridor’s length. The U.S. Army Corps of
green expansion
assets Engineers are also progressing with the Turkey Creek
t Continue community-wide dialogue improvements. It is hoped that the timing of these
t Provide a diversity of housing choices
improvements along with this study will be the catalyst
t Create opportunities for new compact, for additional private investment and community
connected, and walkable neighborhoods
:;
involvement to promote the Corridor and set the stage
t Promote a variety of transportation choices
t Involve youth activities within the community for a marketable, active, and healthy environment for
and implement Compete Streets policy
t Promote recycling and reusable manufacturing years to come.
t Help identify and prioritize future capital
waste by-product exchange
improvements
t Amend parking requirements and include
Land Use shared and on-street parking
t Maximize the Rainbow and Southwest t Phase infrastructure improvements
Boulevard gateway
"
Throughout Kansas City’s history, the Southwest City, Kansas, portion is 1,249 acres. This area will be
Boulevard and Merriam Lane Corridor has seen its referred to as the Southwest Boulevard/Merriam Lane
share of economic boom and decline. The original Corridor, the Green Corridor or simply and most often
area, which began as a rail stop, continues to grow as the Corridor throughout this study. The use of the
as a diverse hub and mixed-use neighborhood of term ‘study’ primarily refers to the documented work
mostly small, single-family homes and commercial contained within the adopted Master Plan.
entities. Residents and businesses alike line this long-
established commuter corridor. For the purposes of Plan Purpose
this plan, we are primarily focused on a half-mile The Plan establishes long-range goals and
wide area, over four miles long. We are looking at objectives for development and stabilization of the
long-established land uses, their compatibility with neighborhoods and businesses along the Corridor. The
one another and the physical improvements needed to Plan’s intent is that it follows the framework developed
encourage healthy lifestyles and green redevelopment. within the current City-Wide Master Plan inclusive of
The Corridor study extends through the Turner its implementation strategies that direct community
and Rosedale neighborhoods in Kansas City, Kansas, to vision where people live, work, and play and benefit
the state line gateway located at West 31st Street. Once from the area’s heritage and unique place-making
a major transportation corridor, development along quality. The Plan is an advisory document and may
this roadway was shaped by the limitations imposed be amended over time as conditions change and new
by the railway, natural terrain and Turkey Creek. The strategies are identified. While directly relating to the
entire Corridor study area comprises approximately Corridor, the Plan should also be used as a companion
1,406 acres or about 2.2 square miles. The Kansas document to the adopted Rosedale Master Plan.
Plan Sponsors
and Partners
Funding for this study was
provided through a grant from
the Health Care Foundation of
Greater Kansas City and completed
in cooperation with the Unified
Government’s Urban and Land
>
Use Planning Department and
Plan Components the Rosedale Development
Association (RDA). Partners
involved include the Kansas
Health and Environment
University Medical Center
Corridor health and safety are impacted by Department of Internal Medicine;
the built environment which requires urban
the KU School of Architecture,
& & !
and livable environment. Design and Planning; the
Rosedale Healthy Kids Initiative
Land Use (RHKI); KC Healthy Kids
"& \ (KCHK); and the Mid-America
& * O * Regional Council (MARC).
& j4!
community improvement. Among the many activities
undertaken by these partners, the
Corridor Image KUMC’s Department of Internal
Visual elements are reviewed to emphasize Medicine provided baseline
` & * O
surveys and evaluations of the
7!_
health status of those living in
undertaking so that the community had a good
:; the Corridor. The KU School of Architecture Design
understanding and sense of ownership of the plan.
Embracing new ideas and removing and Planning program submitted conceptual strategies
Starting with the introduction of the Plan to the
! * * & for the Green Corridor, while RHKI and KCHK
modes encourages a diverse and healthy Unified Government Planning Commission and Board
provided statistical research, community outreach and
community. of Commissioners in September 2010, public meetings,
educational opportunities for the study area and larger
youth focus groups and individual interviews were then
Vision and Goals community as a whole. MARC staff served as resource
held so that Corridor stakeholders could express their
* x & & and technical advisors and all partners provided in-
concerns, opportunities for improvement and future
* kind services to the project. These partnerships have
vision for the area. Business stakeholder meetings
to realize an end result with accomplished been nurtured for many years and ultimately provided
where also held and a broad-based Steering Committee
goals. the Project Team with a solid foundation of expertise to
was formed to provide guidance and direction based on
build from.
identified priorities. Additionally, the Plan’s direction
& * was to embrace the City-Wide Master Plan’s goals and
to be undertaken and the achievement of Plan Process and visions and how they could be further implemented
desired results. The plan by itself does not or refined along this four-mile roadway. A separate
bring about change. Stakeholder Involvement Advisory Committee was also asked to provide
% 5 Working with Unified Government staff, the commentary and professional input.
Project Team outlined their intent to seek a wide
resources to support recommended future range of public participation throughout the project’s
_
10 #
expansion of the Rosedale City limit in 1887.
@ #
The railroads needed iron workers and metals for
Growth Along the Corridor fabrication. Early industrial use of this area involved
Picture a lush, green valley with rock bluffs and railroad-related work and soon the Kansas Rolling
hills at either side; a stream meanders its way through. Mill was established within the Corridor. This industry
As you explore this area, you see wild roses and other provided a boon to the area until rails went from iron
native plants and animals. There are deer tracks and to steel and the ironworks foundry declined.
signs of wild turkey and other fowl. What a pristine However, the rails also brought with them the need
vision and perfect resting place. Having just traversed for flour mills and grain elevators. Several bakeries
an adjacent bluff to the north that overlooked the Kaw were established, including one owned by Frank
River, this is a beautiful possibility for a permanent Rushton. Other services and schools were also needed.
settlement. The first non-native settlement occurred In 1894, land owner Dr. Bell once again offered his
within the Turkey Creek Valley after the Civil War. land for construction. This time it was for a medical
Soon after, early settlers such as Dr. Simeon B. Bell, hospital and school, which he presented to the State
who cleared and farmed his quarter section of land, and Kansas University. This facility became known as
would open up one of the first roads that followed E.T. Bells Memorial Hospital, named after his wife,
the creek around the bluffs. Anthony Sauer built his and was located to the east of Westport Road on what
“castle” in 1871 overlooking the valley. The railroad is now known as Rainbow Boulevard. Eventually, the
soon followed, making traveling much easier. state legislature would build a new hospital and move
Rosedale was originally platted in 1872 with Kansas it to its present day location at 39th and Rainbow
City Avenue (Southwest Boulevard) as its main street. Boulevard.
Rosedale Avenue (Mill Street) was its western limit With the support of Dr. Bell and other area
and Hill Street its northeastern limit. On the Missouri businessmen, roadway improvements were completed
side, a roadway called Kansas City Boulevard, running and Southwest Boulevard was considered the finest
in a southwesterly direction and later appropriately five-mile drive in the state. Soon, drug stores, dairies,
named Southwest Boulevard, ran from Baltimore and florists, banks, lodge halls, dry goods, grocery stores
19th streets to the state line. For many years, there was and auto sales lined the Corridor.
no direct connection between these two streets. Enter Southwest Boulevard’s intersection at Westport/
property owners Dr. Bell and Albert Marty, who were Hudson (current day Rainbow Boulevard) waited
responsible for providing the land necessary to connect many years for its northern viaduct connection over
the two roadways at the state line and permitting the the rail yards and ultimate link with a seventh street
11bridge crossing the Kaw, directly linking War II.
it to Armourdale and downtown Kansas Rosedale State Bank (Bank Midwest) was
City, Kansas. established along the Boulevard in 1908 and eventually
Schools were also established to serve moved to its current Rainbow Boulevard location in
the developing community. The Brick 1971. New merchants continued to locate along the
School, later named the Columbian, Corridor including Sam Zeff ’s shoe repair and Adolph
resided just east of Westport Road and Strasser’s hardware store. The old Rolling Mill property
south of the Boulevard. As with many became a stone-works yard.
buildings along the Corridor, the school 1919 saw the renaming of Westport and Hudson
closed due to the 1966 Urban Renewal Roads to Rainbow Boulevard in honor of the Rainbow
program. Rosedale Public School, later Division World War I soldiers. In 1922 the Kansas
named Whitmore, was also lost in 1973 Medical School moved up the hill to 39th and
and is now home to Whitmore Park. The Rainbow. The Katy elevators (formerly Bunge) located
structure that was Attucks School still on the Boulevard in 1922. The City of Rosedale,
exists, as does present day Rosedale High autonomous for 45 years, finally merged with Kansas
(now a middle school) and Holy Name City, Kansas, in April of 1922. The Rosedale Memorial
School. Albert Marty once again donated Arch was dedicated in 1924.
land for the high school and Rosedale
The 1951 flood once again significantly impacted
Park.
the Turkey Creek area. Flooding along the Boulevard
Due to the rugged terrain and rock shelfs, most had become commonplace.
construction along the bluffs required retaining walls,
The single most horrific event along the Corridor
passageways or steps. Some of these are still evident
in recent history came in 1959 when several above-
today. Many churches moved in along the Corridor to
ground oil tanks exploded, unleashing a devastating
serve the growing community.
inferno at the state line. As a result, codes for tank
Turkey Creek flooding, in conjunction with containment were improved along with firefighter
flooding of the Kaw and Missouri rivers, routinely safety measures. A memorial to the Kansas City,
inundated the area. The 1903 flood made it clear that a Kansas, and Kansas City, Missouri, firefighters lost in
solution to these flooding events would have to involve the blaze is currently located at the site.
a multi-jurisdiction effort. Discussion of a diversion
As development occurred along the western
tunnel to the Kaw was initiated and eventually became
portion of the Corridor west of 18th street, Merriam
a reality in 1919.
Lane also saw its share of longtime local families
The Corridor has also seen diversity in spearheading development. The Glen Rose family of
transportation modes. From livery stables, horse and Glenrose Lane, the Espenlaubs of Espenlaub Lane, the
mule railways and electric street cars, Rosedale had a Holsingers of Holsinger Heights and Nursery, Vans
variety of choices for local commuting. Eventually, bus shoes, Nigro’s Food Market and later Western Wear, all
service became more prominent, especially after World anchored the western portion of the Corridor.
12produce stands gave way to industrial development.
Reinvestment along the roadway, both public and
private, waned.
In 1978, the Rosedale Development Association
(RDA) was formed to build a stronger community
and improve the quality of life by working with local
residents, businesses and institutions. Specific safe
guards are currently being put into place to mitigate
the flooding along Turkey Creek. New funding
dollars are being earmarked for capital improvements
along certain segments of the Corridor and residents
are becoming better informed as to how the built
environment affects community health. As an
outgrowth of this master plan initiative, a new Business
Stakeholders group has formed to offer positive
approaches for retaining Southwest Boulevard and
Merriam Lane as a vibrant business Corridor into the
future.
Fred ‘Slick’ Meisner’s butcher shop catered to area destroyed many old commercial properties. The
customers and small gas stations like Norbert Zarda’s automobile provided easy transportation to the
abounded to serve commuters. A busy roadway Boulevard Drive-in Theatre, but it also was a means
designated as K-10 Highway, Merriam Lane and for some to abandon Rosedale’s urban center. As a
Southwest Boulevard was a main route into town from result many residents of the region migrated to the
Olathe and beyond. It is said that this Corridor at one new suburbs resulting in the decline of many older
time was in the Guinness Book of World Records for neighborhoods, including some along the Corridor.
having the longest continuous sidewalk. Gone were the local food markets like Milgram’s
While the rail and Turkey Creek had previously at 14th Street and the neighborhood A & P at 24th
divided the community, in the 1960s, construction Street. Even the long-established Mugs Up Drive-in
of Interstate 35 further bisected the community and and TG&Y closed. The family pear orchards and fresh
13Demographics
+ % $ + % 6
, W $N * O 5 : ? N $. O $
: / O Q 9 : / O Q 9
Summary
Given its location near heavily urbanized areas, it’s
no surprise the three-mile trade area profile is reflecting
a 2005-09 estimated population of almost 95,000 living
in 44,179 households with a 2009 estimated median
household income of over $42,000 a year.
14Table 1
Y = +
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$%
& ' %{|+ % }# # _ _#' ~##%# #_' }_ '}_ _#
(')& ' 157,505 ++%' # _{ _+ ~#%}}{ _| +_' #}_ _
*+ %{|#% { % ##% | #+_. _'} ~'{%#}' }_{ ._| # _ 9.9
! "## $
Unlike many urban areas within the KC region, the
population in the Corridor has remained stable with
Census counts of 2,857 in 1990, a slight drop to 2,754 + % *
in 2000 and back up to 2,856 in 2010. In 2010, there
were slightly more males than females.
X 5
The population density map at right reflects where
those residents live within the Corridor.
$+ % + % -
Q 9\(: & - 6.$. ; ,% O
{| !:
age, yet they are being replaced by
{.F{' ! !:
75-79
new 20-somethings. Why do the
.F' 5 6 20-somethings choose to leave?
+|F+} 57 5 Perhaps it’s not jobs, as those
+.F+' : 9 opportunities have been increasing
55-59 7 69
in the Corridor, at least since
|.F|' 9 :6
Age Class
'|F'} 5 :6
2002. Is it housing opportunities,
2
! "## , ! quality of schools, appearance of
'.F'' 88 7
- & ) ?
#|F#} ! 88 neighborhoods, lack of recreation,
+ % < #.F#' !7 !!9 crime?
|F } ! 7 ! 5
.F ' !56
While small in absolute
!
15-19 :6 numbers, do the trends in the
.F ' : pyramid changes tell us anything?
5-9 ! 5 !!! The 2000 to 2010 changes (Figure
.F' !56 !55
8) indicate increases in very young
+ ' 0 ' + children and those in their late
Percent 20s and early 30s. The population
in their 50s and early 60s also
! "## %&!' ! ( )# * + )
increased, most likely a reflection
"## , ! of the aging Baby Boomers.
- & )
Age/Sex pyramids illustrate the population of an
area by five-year age increments and by sex. These Decreases were also found in early teens and those in
+ % their late 30s and in their 40s. A modest loss in senior
State of Kansas - 6.$. ; ,% O
graphics say a lot about the demographics of an area,
{| or State for that matter, as noted in Figure 7. The citizens was also noted.
{.F{'
75-79 2010 Corridor pyramid above illustrates a number of With regard to changes in the racial makeup of
.F'
+|F+}
+.F+'
things, most clearly that 20-somethings are the most the Corridor, from 1990 to 2010 the white population
55-59
|.F|' prominent age group, making up over 1 in 5 residents declined from 76 percent to 62 percent, largely replaced
Age Class
'|F'} 2
'.F''
?
(note the pyramid’s bulge). Most interesting is that these with residents claiming either “two or more races” or
#|F#}
#.F#'
|F }
age cohorts haven’t changed in their prominence for 20 “other”. By 2010 the black population increased slightly
.F '
15-19 years, as noted by Figures 5 and 6. If the 20-somethings to 14 percent, while Asians remained under 4 percent.
.F '
5-9 were staying in the neighborhood to put down roots, Perhaps the most dramatic change along the Corridor
.F'
' 0 ' the bulge in the pyramid would move up with each during the last 20 years has been the number of people
Percent
! "## ' - ( .
decade. That hasn’t happened. They are leaving as they identifying themselves as Hispanic.
) / 0 1 ! 23 !4
$<+ % " + % $.
Q 9\(: &
The 849 Hispanics in 2010 now represent almost 30
Q 9\(: &
2000-6.$. % 9 ,% ,% 6` 9 , percent of the Corridor population compared to 18.3
50
percent in 2000 and just 11.4 percent in 1990 (Figure
'. '.
9).
#.
#|
#.
Figure 10 illustrates that education levels along the
.
^ _ 6`
Corridor continued to improve between 2000 and 2010
Population Change
|
10
. . with fewer residents having less than a high school
.
0 ... education, and more residents having a high school
15
-10 diploma or a college degree of some type. However,
10
F . this still lags behind the State of Kansas averages where
5
F#. 89 percent of those age 25 and older are high school
0
F'.
) High School Some College, Associate's Bachelor's Master's, graduates or higher and almost 29 percent have a
less - no Graduate, GED, no degree degree degree Doctorate or
diploma or alternative Other
Professional
bachelor’s degree or higher. In addition, the 2005-09
Age Cohorts Grade or Degree degree
Census ACS data estimates 522 Corridor kids ages
! "## %&!' ! $ , "## $ ,
three and older were enrolled in school of some type,
! -# & )# ; + % $$ households can be found in the housing section of this
report, Figure 11 shows the total population by ratio of
Q 9\(: & Q 9\(: &
6.$. O # 9 / 9 / I_ & income to poverty level. Generally, various government
assistance programs are often only available to
70
+.
populations with a ratio of under 2.00 — about 45
'
50
percent of the Corridor’s population.
||
'.
As noted previously and seen in Figure 12, the
% of Population
#.
{
Corridor job situation has been strong with the number
. of jobs increasing 25 percent since 2002. Table 2
10 # indicates that during that time the job mix by Industry
0
Sector has changed with the number of construction
and wholesale trade jobs declining significantly
while numerous increases were seen particularly in
. . /&_ = Under .50 .50 to .99 _.. _ ' _ | _'} manufacturing, transportation/warehousing, health
Race . . & /&_ = _|. _{' _{| _}} _.. care and social assistance, finance and insurance. Even
"## ! ) 0 3 2 ; 9 !7!4, "## , the arts, entertainment and recreation sector became
! - # & )# * ;+ % $6 Table 2
8 9 (: & ? 6..67.> j; 5
Q 9\(: & - 2002-6..>
j; 2009 2002
'%...
& &
#%|.. ,-./ 13. ( +&4+& 5 #%#'{ .._. %++. .._.
,--'(#
#%...
67' ## _} +#{ '_.
%|.. 8: $; %.| + _# %+ + _{
q _ j;
$$ |+# +_{ #| #_
%...
,--' ? %1
( ++ |_. # | _
Of those workers in 2009, 88 percent were white, 9.3 ! ' _ +. }_{
( . +_. '# _+
percent were black and 16 percent were Hispanic. Almost * #' _. ' ._|
40 percent of those workers made $40,000 or more each @ { _+ + ._
! + % $* + % $
About the Data
Q 9\(: & - 6..> , Q = Q 9\(: & 6..>F & ;
5 _ j; 9= # 9= + - / O & > * ` &
graphics relate to the Kansas City, Kansas,
_ & * 4
%'
_} from Census block and block group geographies
'+_{ using the GIS mapping block point method. As
! 4
#%# # outside the half mile limit of this study, these
#'_ #| \ ! O & !
* ` &&
_ }}.F . . [" ..|F
.} "
Workers Employed in Corridor, But Living Outside Corridor
base data. The employment data in this report
Workers Employed & Living In Corridor was derived from the U.S. Census “On the
Less than 10 miles . ' | |. Greater than 50 miles Workers Living in Corridor But Employed Outside of Corridor Map” web site and are actual points of data
contained within the corridor boundaries.
"## > ? %1 "## > ? %1
Unemployment Insurance Wage Records and
other Census data sources were used to derive
+ % $- + % $< this data.
& ; + ! & % & ; + & %
? Q 5 & y ? Q 5 Q =y
"## > ? %1 "## > ? %1
$>Health and Environment 20
Gauging Corridor Health
2009 report from the Kansas Health Institute ranked it
last among the state’s 105 counties.
The effect of land use on health has been apparent
The county’s low rankings aren’t because its
for almost a century. Zoning codes have based many
residents lack access to health care. It ranked 53 for
provisions with ‘promoting public health, safety
clinical care in the 2011 RWJF report, but last for
and welfare’ language. However, what started out as
social and economic factors – poverty, education,
language protecting factory workers from industrial
employment, community safety and family support.
risks has evolved into how we design and build our
The Unified Government has taken these summary
communities to help reduce chronic disease due
findings very seriously and has enlisted a health task
to physical inactivity and poor diets. Encouraging
force and steering committee with members from a
healthy behaviors and lifestyles are now the focus. The
broad cross section of the community, including school
type of neighborhoods we live and work in can make
district superintendents, ministers, business people and
it easier to attain recommended levels of physical
the heads of social-service agencies to develop specific
activity. Similarly, good nutrition and easy access to
recommended community-wide strategies. These are
healthy foods makes for a better built environment.
excellent city-wide steps in the right direction.
This section will discuss where we are as a larger
community, examine the Corridor’s health elements
and propose next steps to reduce the billions in direct
medical costs related to the physical inactivity we
Environmental Health
experience as a nation today. One of the more recent policy undertakings
by the Unified Government is the adoption of the
Complete Streets Resolution. This program requires
# a fundamental change to the way infrastructure
improvements are designed and built. Both private
A national report released by the Robert Wood
and public construction are now required to have
Johnson Foundation (RWJF) this year ranking the
improvements address not only vehicular traffic
health of nearly every county in the country once again
but also people who walk and bike throughout the
placed Wyandotte County near the bottom of the list
Corridor. The Unified Government Commissioners
in Kansas, at 96 out of the 98 counties studied. The
and staff should be applauded for this specific big step.
2011 rankings mark the third consecutive year that
Wyandotte County has ranked among the least healthy This Complete Streets Resolution is just one
counties in Kansas. The foundation’s 2010 report example of having a more comprehensive approach
ranked it 94 out of the 99 Kansas counties studied. A to improving corridor health. The Corridor study
21primarily addresses the physical and environmental rely on walking, small children who don’t understand
aspects for addressing community health policies with traffic rules and are harder for drivers to see, people
suggestions for improvements to the built environment of low income, and people with disabilities. Local
along the Corridor. However, these aspects have a data collected for the purpose of establishing the
direct link to other factors that affect healthy behaviors Corridor’s baseline is another excellent first step.
such as promoting exercise and recreation, increasing These partnerships must continue to champion and
access to healthy food or other opportunities for implement strategies for improvement, as was the case
physical activity. Further improvement of social and with the recently adopted Complete Streets policy
economic factors will also have a strong effect on mentioned above. This report will list suggested
health within the Corridor and community. implementation action items related to this topic. One
Neighborhoods that are designed for active living will include development of Health Impact review
and healthy eating provide greater opportunities for criteria incorporating health considerations to guide
residents and workers to get fit, eat right and stay decision makers as new development projects are
healthy. initiated.
completion of the MetroGreen trailway plan for Turkey
Creek. Realistically, those larger community projects
, I , , will take many dollars and many years to implement.
Many factors influence the Corridor’s physical However, there are potentially smaller and short-term
The first steps to determine what actions should be
activity levels and the diet of Corridor residents. The improvements that should be considered like vacant
recommended was obtaining base line information of
built environment is only one factor; however, it is an lots for use as soccer fields and pocket park locations.
those who live and work within the Corridor in order
important one. Programs to educate those who live Even a private wakeboard park was envisioned during
to evaluate physical activity levels and nutrition-related
and work in the Corridor about health and encourage the visioning sessions. One of the Corridor’s biggest
behaviors, eating habits and access to healthy foods. In
them to adopt healthy habits should be considered. attributes on the drawing board will be dedicated
partnership with the RDA, Dr. Cheryl Gibson and her
Cooking classes at local churches, “Bagels on the bicycle lanes for everyone to enjoy.
students at the KUMC documented several key area
factors to establish these base lines. Boulevard” for bicyclists, walking clubs, easy recipes at
the farmers market and “Bike-Night at the Boulevard
Dr. Gibson and her students surveyed Corridor
Drive-In” all are opportunities that should be built
residents at health fairs and other venues to establish
upon. All of these pro-active events and community
specific health attributes that will be used to focus
outreach venues are useful. Partnerships should
efforts in the future to improve community wellness.
consider additional programs that motivate area
A summary of these health surveys and assessments
residents, workers and Corridor visitors.
are appended to this report. What the Corridor
demographic characteristics show is that it has a There are some exciting projects currently in
growing population of Hispanic or Latino families. development. Capitalizing on the attributes of the
Nationally, this demographic group is at a higher risk future Turkey Creek Environmental Enhancement
for physical inactivity or injury while being physically Area will provide excellent recreational opportunities
active. People at higher risk also include seniors who for Corridor and metro-area residents as will
22Environment
in promoting and implementing green practices
% J because of its highly organized internal community.
/8 ; % The Corridor houses the Rosedale Development
Association (RDA), Turner Community Connections
The Green Corridor, if it wishes to be true to its
(TCC) and the Rosedale Business Stakeholders (RBS)
name, can lead by example in transforming itself with
who can lead the community and get the word out
energy efficiency and use of renewable energy sources.
to residents, businesses and churches about energy-
The Unified Government and Board of Public Utilities
efficiency programs and the long-term pay backs in
have implemented a number of energy efficiency
energy savings. Some of the available energy-efficiency
programs since the City decided to be a “Green
programs are:
Community” in 2007 when it updated its master plan.
t Homeowner Energy Efficiency Appliance
The goal to be a Green Community is consistent
Rebate Program
with the increased recognition of energy costs and
carbon footprints. People are looking at the cost of t New Housing Energy Conservation Grant
housing and transportation in total when deciding Program
where to live. When people look at “full costs”, the t BPU Energy Smart Electric Heating Rebate
Corridor with its central location becomes a more Program
logical choice in which to locate. t Low Income Weatherization Assistance
As the cost of transportation rises, the value of real Program
estate in neighborhoods and work places within close t MARC First Suburbs Home Equity Loan
proximity of public transportation will increase. An Program
admittedly extreme example is in large urban areas
t Federal Tax Credit Home Energy Program
where a new light rail or subway stop can double the
value of property. t Kansas Energy Efficiency 0 percent Loan
Program (KEEP)
In addition to City-led initiatives, there are a
number of similar programs that the Corridor can
take advantage of from the Metropolitan Energy An indicator of sustainable, energy-efficient
Center, Mid-America Regional Council and Kansas construction is LEED certification. While some may
Energy Office. Because of the many available not obtain LEED designation due to the application
information resources and funding programs, the costs, frequently homes and commercial buildings are
Corridor planners do not need to reinvent the wheel. constructed to LEED standards because it makes sense
The Corridor can, however, fill an important gap
23long term to decreases operating costs and increase the However, building to the 2009 IEC also reduces energy waste and most European cities divert an even greater
property’s resale value. cost for electricity and gas by 26 percent. The average percent of waste.
In some instances LEED standards conflict with expected break-even point was shown to be 14 months. A 2008 study of landfills produced by MARC
local building codes. Planning and building officials The Board of Public Utilities is offering incentives showed that urban dwellers are much more prone
should be flexible, without sacrificing safety, so it is to property owners to retrofit their properties to be to recycle than suburban dwellers. The Unified
easy to design and construct a structure that has many more efficient. It is recommended that the RDA, TCC Government operates a curbside recycling program,
of the LEED attributes and which are energy efficient and RBS support the BPU in promoting the program. as well as a recycling center and household hazardous
and sustainable. Not only do energy retrofits pay for themselves in waste center. In 2010, the city stepped up its education
Streetlighting – The Corridor Plan calls for new reduced utility costs, they also enhance the value of and outreach programs in support of curbside
streetscape as capital budgets and grant opportunities properties. recycling and composting.
permit. The largest energy cost in a city budget is It is recommended that the Corridor, through
typically streetlighting. Many cities in the Kansas RDA, TCC and RBS, also support the efforts of
City metropolitan area are currently testing different
Q /N the Unified Government and MARC Solid Waste
technologies of energy efficient streetlighting that use
LED and induction technology. The new technologies
/ % % Management District to divert household and business
solid waste away from landfills so as to extend their
There are three landfills in the nine-county
are nearly twice the cost of existing high pressure years of operation.
metropolitan area that accept trash from homes and
sodium streetlights most often used today. However, In addition to recycling, businesses along the
businesses. One has less than six years left until it
the newer technologies last twice as long, cost less to Corridor have indicated that there should be an
closes and the other two each have an expected lifespan
maintain, and use 20 to 40 percent less energy which information exchange about reusable manufactured
of approximately 20 years. It can take up to 10 years or
reduces the carbon footprint of a community. It is waste by-products within the Corridor and throughout
longer for a new landfill to move through the approval
recommended that new energy-efficient streetlights the metropolitan area. One example on the Missouri
process. As landfills close, the cost of trash disposal
be used in the Corridor, particularly as segments side of Southwest Boulevard is Boulevard Brewery,
rises as a result of increased transportation costs and
of Merriam Lane and Southwest Boulevard are who is recycling glass to a local manufacturer of
increased disposal rates.
reconstructed. insulation. Their product is now being put into many
Household and commercial trash makes up more
ICC Energy Conservation Code (IECC) – The UG homes and businesses in the region.
than 50 percent of what we put in landfills. According
is in the process of adopting the 2009 International
to a MARC study, more than 90 percent of people
Energy Conservation Code for the entire city. This is
a national code that is a companion to the residential
in our metropolitan area say that it is important to
recycle. But, as of 2005, only about 20 percent of
!
and commercial building codes that regulate new The community along Merriam Lane and
our waste is recycled. The Green Corridor is part of
construction and remodeling. Southwest Boulevard is very tolerant of noise from
the MARC Solid Waste Management District that
A study commissioned for the State of Missouri by encourages waste reduction, reuse and recycling. vehicles whether it comes from the main thoroughfare
the Building Code Assistance Project (BCAP) showed Targets for recycling and diverting waste from the or from adjacent I-35. However, one of the most
the cost increase of building a 2400 sq. ft. home, valued landfills have been set for the region – 40 percent by frequently heard complaints concerns noise from
at $267,000, to the 2009 IECC was $1,519 (.6 percent). 2013, 60 percent by 2018 and 80 percent by 2023. the railroad. When trains pass by, conversations are
This corresponds to an increase in the down payment While this may seem unachievable, there are cities in paused in businesses, churches and homes along the
of $304 and $6.56 in the monthly mortgage payment. the United States that divert nearly 60 percent of their Corridor.
24The Consultant Team met with Burlington
Northern to discuss the possibility of constructing
overpasses or quiet zones such as those in Olathe
and Lenexa. Neither option eliminates the noise of
passing trains. However, they do eliminate the loud
noise from their horns sounded at every train crossing.
Overpasses also eliminate vehicle backups at train
crossings and the danger of cars being hit by trains.
Quiet zones and overpasses are very expensive.
The cost of overpasses is in the millions. The cost of
construction is also borne by the city. Both quiet zones
and overpasses have to be carefully engineered as each
location is different. Costs can vary greatly depending
on the situation. However, to give an example of the
cost of a quiet zone, one installed in a nearby Kansas
City suburb on a typical two-lane residential street cost
$200,000. It was paid for by a residential developer who
was selling lots near the road crossing.
In discussions with Burlington Northern, it was
discovered that quiet zones are possible at all at-
grade railroad crossings within the Corridor. It is
recommended that the City study these projects. In
terms of overpasses, one taking 24th Street (Lamar)
over the railroad tracks and connecting with I-35 may
be possible. However, an overpass taking Southwest
Boulevard over the tracks is not possible due to both
I-35 and Mission Road being elevated at that location.
6retentions basins and
Low Impact Development bioswales to improve
and Green Infrastructure water quality of
runoff from streets
Low Impact Development (LID), sometimes
and parking lots.
known as Green Infrastructure, is an ecologically
Development codes
friendly approach to site development and storm
are also attempting to
water management that aims to mitigate development
reduce runoff caused
impacts to land, water and air. The approach
by development
emphasizes the integration of site design and
by minimizing
planning techniques that conserve natural systems
impervious surfaces.
and hydrologic functions. The practice has been
Examples are
successfully integrated into municipal development
minimizing the
codes throughout the United States and in the Kansas
size of parking lots,
City region. Specifically, LID aims to:
requiring pervious
t Preserve open space and minimize land pavement for excess
disturbance parking, narrowing
t Protect natural drainage ways, vegetation, and traffic lanes and
soils parking spots, and
incorporating more
t Customize site design to each site
natural vegetation.
t Incorporate natural site elements such as Sustainable communities have low carbon
The Corridor has drainage-ways that have eroded footprints because of their compact design, diversity
wetlands and stream corridors
over time that will need to be re-engineered and of housing choices and nearby retail stores, churches
t Manage stormwater at its source reconstucted. Plans are already underway to improve and schools. Residents of a sustainable community
The most prevalent use of LID in the region has sections of Merriam Lane and Southwest Boulevard. It should not have to move away from friends and
been the use of bioswales, natural vegetation and is recommended that the principles of LID and Green activities when looking for a larger place to live as the
open streams to improve water quality instead of Infrastructure be followed as these areas are improved. family increases and decreases in size. Sustainable
transporting it through pipes all the way to the river. LID is just one of many elements of sustainable communities also have good sidewalks and a safe,
Municipalities have increased setbacks to protect communities. Other elements include taking walkable environment. Residents should be able to visit
streams so they can properly function if left in their advantage of community assets such as local parks, friends and run errands without relying on a car.
natural state. institutions such as schools, and public investments
Another term synonymous with LID is Green that identify a community. Examples in Rosedale are
Infrastructure. In the 1980s, in the Kansas City the Rosedale Arch, which overlooks the Corridor, % # %
region, planners began creating a trail system through and Whitmore Park, across from the RDA offices, Over the last 600,000 to 800,000 years, land form in
the metropolitan area and today this is called the which is consistently used by young people in the the Kansas City area has been shaped by a number of
MetroGreen Plan. There are many examples of bio- neighborhood. geologic processes. Ice sheets during the Independence
6<glaciation period and drainage-area cuts by the erosive Table 3
action of rivers and their tributaries are two of the 8 9 (: &
more important factors for the study area. Both ,
topography and hydrology have defined the Corridor
due in part to its location near the confluence of the < -
Kansas and Missouri rivers. These rivers and their E@ F
tributaries, such as Turkey Creek which bisects the ' ? }}
Corridor, have left large valleys with significant steep KU Hospital - Southeast }{+
bluffs. These slopes and breaks formed by differential corner
erosion of limestone, shale and sandstone can be found #} ! }|#
along both of these rivers and their many tributaries. Rosedale Arch } .
As noted in Table 3, elevations vary dramatically in
the area, falling some 264 feet from the well-known "## ( 0 %@ @ &) 3 A Turkey Creek at 7th |'
%
KUMC north along Rainbow and 7th Streets to the Street Bridge
Kansas river. noted in the history section, Turkey Creek has been Kansas River East of 7th
These steep slopes have influenced past Street (Near lowest spot
prone to flooding, with extreme floods occurring in
$7
development patterns in the area including street 1993 and 1998. Since 2004, the U.S. Army Corps of
Turkey Creek at Lamar {#.
and traffic patterns as well as land uses. Significant Engineers has been working on an estimated $120
Ave.
acreages along the Corridor remain vacant to this day, million in drainage and flood control projects expected
Near JC Harmon High .#.
in part, because they are too steep to be economically to be completed in 2016. These projects, as detailed
School (Northwest of
developed. These steep slopes often contain large in Figure 17, are expected to improve drainage and
mature trees providing the Corridor with a unique reduce flooding in the central and eastern portions of
natural green edge. Yet the Green Corridor is located the study area. Also, the former railroad yard, located
just a short distance from the urban cores of downtown between I-35 & Southwest Boulevard near 7th Street
Kansas City, Kansas, and Kansas City, Missouri. is being rehabilitated into a high quality natural open
The major hydrologic feature in the Corridor is space. The environmental enhancement plan for that
Turkey Creek (a perennial stream) and its associated area, still under construction, will restore the area to
100-year flood plain located along the creek. A number a healthy, riparian tract using a mix of native grasses,
of smaller intermittent creeks and streams lace the wildflowers, trees and shrubs. The proposed plan also
Corridor which is wholly contained within the 23 includes a future bicycle/pedestrian trail that will wind
square-mile Turkey Creek watershed basin. I-35 is its way through the area and provide important links to
located adjacent to the creek for much of its length other similar local and bi-state bicycle and pedestrian
and both it and the creek pass through most of the facilities.
Corridor’s four-plus mile length.
Over the years, development occurred along
! ! &) 0 1 )#
significant portions of the creek’s floodplain. As #
6 + % $
'\ \ , _ % + / z
"## ( 0 # 9! %@ @
A 1 0 %@ @ < 1 ) +B
+@0)# ;@ 0 1 + % $"
% O # %
* &) = )Land Use 30
% & '() %
+ % $> History has shaped the land uses of the Corridor
as much as the Kansas River and Turkey Creek. The
Q 9\(: &
2011 Existing Land Use Rosedale portion of the Corridor was originally platted
in 1872, and many structures and their associated land
#_|{ _ } uses have been built, changed or removed since that
time. Today, the total Corridor includes 1,406 acres,
_' or about 2.2 square miles, though the following maps
}_ .
relate to the Kansas City, Kansas, portion of the study
area which contains 1,249 acres or about 1.95 square
|_|
._#|
miles.
._.}
_. #_
+ % 6.
Commercial Industrial % & ' :
Low-Density Residential Mixed Use
?F2 Office
Parks, Open Space /! Q"&!
" F2 Vacant or Agriculture
_}
E )F ?G < 1 ) - (
. 0# 0 ) < 1 ?E#
31+ % 6$ Vacant Tracts — The area’s steep slopes have
Undeveloped Parcels prevented some development and protected significant
stands of mature trees. Currently almost 30 percent
of the Corridor remains vacant, 23 percent in vacant
tracts and another 6 percent in parks and open space.
+ % 66
/ !7/ ' , ,
Percentage Of Developed Tracts
E )F ?G < 1 ) - (
. 0
A Balanced Tax Base — Comparing residential to
non-residential uses is one way to assess a corridor’s
tax base. Of all the developed land, the Green Corridor
currently has an acreage ratio of 53 percent non-
residential to 47 percent residential uses, an excellent
ratio and one which many cities would like to emulate.
E )F ?G < 1 ) - ( . 0#
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