Eastgate Land Use & Development Plan Executive Summary

Summary of the Eastgate Plan The Eastgate Land Use & Development Plan is prepared by the Applied Urban The Eastgate Land Use & Development Research Institute at the request of the Project Area Plan is intended to build on the The general boundaries of the planning City of Kansas City, Missouri. This work experience and success of both the Blue area are from the Missouri Pacific is supported by a grant from the Ewing Parkway Land Use & Development Railroad line on the west to I-435 on the Marion Kauffman Foundation; partial Plan and the Brush Creek Corridor east and Coal Mine Road on the north funding is being provided by Kansas Land Use & Development Plan. The to 63rd Street Trafficway on the south. City, Missouri. The Economic corridor planning approach has The Eastgate Study Area boundaries Development Corporation of Kansas particular value in a setting like Eastgate. are shown in Figure 1 below. City, an active supporter of area planning, is providing management A corridor generally encompasses a Figure 1. Project area boundaries services for this project. transportation function, which is often This plan takes a comprehensive look at the unifying feature connecting the variety of public and private disparate land uses and environments. In investment occurring along Blue Eastgate, Blue Parkway connects Parkway and within the broader commercial, industrial and residential Eastgate planning area. Its purpose is to settings. Like the Brush Creek Corridor, guide future investment by individuals, Eastgate represents a link connecting businesses and public agencies to create Kansas City’s east and west a strong, cohesive identity for the district neighborhoods around issues of as an east-west corridor and key gateway common concern and benefit. to Kansas City, Missouri. Eastgate’s significance as a gateway is apparent through landmarks and influences as diverse as the Plaza, Swope Park, Kauffman and Arrowhead stadiums, retail development, residential communities, road and rail transportation, an industrial base, and natural features such as Brush Creek and the Blue River.

1 EXECUTIVE SUMMARY Figure 2. Eastgate planning process Participants Eastgate Public Policy Planning Process Planning Process The five-month planning process Community Forums Advisory Groups involved four main tasks. Task 1: Issues Inventory identified area concerns through a series of community forums, advisory group Task 1 Task 2 Task 3 Task 4 meetings and interviews with area business owners. Task 2: Setting Issues Inventory Analysis Options Plan • Residential • Land Use • Land Use • Adoptable Analysis involved an assessment of • Commercial • Design • Strategies public policy current planning and development • Industrial • Zoning • Catalysts document efforts, as well as a profile of existing • Governmental • Infrastructure conditions. Task 3: Development Options looked at existing plans and proposed feasible land use, public Audience improvements and available resources Residents ▪ City for several target development areas. Developers ▪ Anchors This final document, Task 4: Land Use

and Development Plan, summarizes Review of Issue Inventory the findings of the previous three tasks The issues came from a variety of Task 1 of the Eastgate planning process and outlines specific development sources—residents, business owners was a comprehensive inventory of the projects by type, characteristics, size, and operators, city representatives and issues that have affected, are affecting cost and benefits. elected officials—and cover a broad and may in the future affect, the quality range of topics. From the standpoint of of life for those who live and work in The planning process included the directing policy recommendations, the Eastgate area. structured involvement of institutional however, some issues emerged as more

and development representatives, influential, either as a function of the The Task 1 summary report contains a public agencies and the community at level of consensus among participants, detailed discussion of the issues large. The process is illustrated in or because they carried greater future identified by each of the four principal Figure 2 at right. implications regarding development in groups—neighborhood forum Eastgate. These issues have been participants, and the three advisory organized into four general categories: groups: Technical, Community ! Planning influences Development, and Interjurisdictional. ! Infrastructure

2 Eastgate Land Use & Development Plan

! Economic & community Through the Setting Analysis, areas public investment to lead private development issues without an adopted area plan were investment in terms of development. ! Transportation corridor identified. As a part of the final outcome of this report, land use recommenda-tions Review of Development Individuals, businesses and organizations must be made that are consistent with City with a stake in the future of Eastgate policy and defensible with respect to Options represent a cross-section of interests, existing and future activity in the area. Task 3 integrated the issues identified ranging from low density, single-family The level of public investment in the area in Task 1 with data about the current residential neighborhoods, to densely is significant, another key finding of the environment and planning influences built pockets of industrial and analysis. Public investment is being made collected and analyzed in Task 2. All of commercial activity. Yet there was a in a variety of improvements—bridges, this information was used to define a surprising amount of consensus about roads, flood control, etc.—and by both development framework—working the most important issues affecting them Kansas City, Missouri agencies and other from small detail to big picture—as a all. Chief among them is the importance regional entities such as the Missouri meaningful context for generating of maintaining the area's character, Department of Transportation and the US potential scenarios for development while mitigating the problems Army Corps of Engineers. Leading public that responded to the issues. associated with its relatively rural investment of this type and at this level character. One challenge will be to creates a unique opportunity to foster Development options were delineated maintain that character in the face of the additional private development. Within to address the issues of stability within inevitability of planned infrastructure Eastgate neighborhoods, the stability long each of the major types of activity— improvements, and the city's need to enjoyed by residents might be threatened neighborhood, commercial, and have a consistent, compatible and by the disparity between housing industrial—and to provide direction for comprehensive planning policy for the conditions and housing values, the course of future development. The area now called Eastgate. particularly given the large amounts of Task 3 report, Development Options, vacant land that lend themselves to detailed 16 potential projects. development. Finally, the Eastgate Review of Setting Analysis The Eastgate stakeholders— The issues identified in Task 1 led to a corridor itself, and its supporting connectors, are the subject of short- and neighborhoods and advisory groups more detailed exploration of the facts alike—reviewed the 16 development related to those issues. While the long-term planning and improvements by outside agencies, again reinforcing the options. The input from these groups, Setting Analysis included a review of along with a rating of evaluation many factors, several emerge as critical timing of development planning. The existence of these plans also criteria, led to the selection of four having significant implications for development options to be included in planning and development activities indicates a priority of planning initiatives, and sets the precedent for this document, the final plan. Selection within Eastgate. criteria included:

3 EXECUTIVE SUMMARY

! Long-term vs. short-term city comprehensive plan, FOCUS The Development Options explored development potential Kansas City. through the planning process in Task 3 yielded three prototype projects that ! Interest or involvement by credible, ! Establish a preliminary framework present potential ways of combining identified redevelopment partners for a proposed Blue Parkway opportunities for private development Corridor Task Force to address ! Required additional investment for actions with private investment toward interjurisdictional transportation and redevelopment to be feasible improving the area and setting the stage development issues among Kansas for additional investment within the ! Mitigation of problems identified City, Raytown and Lee’s Summit. by stakeholders various commercial and residential ! Create a master plan for the city- areas of Eastgate. The proposed ! Project's potential to serve as a owned property commonly known projects and land uses are: catalyst for additional as the “Municipal Farm,” along redevelopment or investment Coal Mine Road west of I-435. Project Land Use ! Prototype Project A: Mixed use The results of this analysis yielded the ! Establish design guidelines to assure Hardesty & Blue Parkway ! Prototype Project B: Single family final set of development options, as well compatible development. Specific design recommendations include: Bennington Ridge residential as a set of public policy recommenda- ! Prototype Project C: Recreational tions, described in the final section of 1. Extension of the boulevard Blue River Baseball Park and open space ! Design Project 1: Not applicable this report, Plan Recommendations. designation along Blue Parkway Blue Parkway Gateway Features 2. Preservation of green space

Plan Recommendations and terrain where possible This report represents the final report The plan recommendations address the 3. Gateway enhancements of this phase of the Eastgate Corridor role of public policy in guiding planning process. Additional work 4. Preservation of I-435 scenic development in the Eastgate Corridor. remains to be done, including a view of downtown Kansas City Strategic Plan describing specific The plan's recommendations include ! The characteristics of mixed-use, actions to be taken toward the policy recommendations by category, nodal development, integration of completion of the projects and and a redevelopment framework that open space and recreational policies recommended in this report. describes four prototype development opportunities, increased multi- Following completion of the Strategic projects, to illustrate urban design modal access, and recognition of Plan, an Implementation Plan will concepts as an expression of the land the existing neighborhood outline recommendations for ongoing use. Key recommendations include: character, as illustrated in three funding and support of initiative. ! Adopt land use changes to make prototype development projects and proposed land use consistent with one design project.

4 Eastgate Land Use & Development Plan Introduction The Eastgate Land Use & Development Plan creates a deliberate future for the Overview of the Planning Process area along Blue Parkway, east of the Missouri Pacific Railroad. The plan Project Area involves the City of Kansas City, the The area of study established for the Where applicable, influences in a larger Ewing Marion Kauffman Foundation, Eastgate Land Use & Development Impact Area are considered (Figure 4). and the Eastgate community. The Plan is Coal Mine Road on the north, The boundaries of the Impact Area are Economic Development Corporation of 63rd Street on the south, the Missouri 39th Street to the north, 63rd Street Kansas City and the Applied Urban Pacific Railroad line on the west and Trafficway to the south, Blue Ridge Research Institute provide project I-435 on the east, as shown in Figure 3 Cut-off to the east and Main Street to support by respectively administering and in the light yellow area in Figure 4. the west. and writing the plan. Work began on this project in July 2000.

This document is the final of four Figure 4. Project area and impact area reports produced as a part of the Eastgate planning process; it summarizes the key findings from the first three reports and provides land use recommendations and design guidelines. Figure 3. Project area boundaries

5 INTRODUCTION

Participants participating as an Advisory Group future development can be directed to The roles of the major organizations in member and is administering city attain maximum benefits for the this process are as follows: funding for this project. neighborhoods and businesses within Eastgate and the city at large. • • Applied Urban Research Institute Ewing Marion Kauffman Foundation is a nonprofit organization that External development will have an is providing the majority share of counts neighborhood planning, impact on the design, utility and the funding for this process. As a development planning and applied development opportunities in the Brush Creek Community Partner, research among its charges. Its role Eastgate Corridor. The purpose of this the Kauffman Foundation supports is to prepare this land use and plan is to guide future investments by the mission of developing development plan for Eastgate individual citizens, institutions and partnerships that lead to a healthy Corridor stakeholders. public agencies to create a strong, and inclusive community. visible and cohesive identity supporting • City of Kansas City, Missouri Purpose a critical eastern gateway into a major is also providing a share of the Kansas City’s 1997 comprehensive and east-west corridor. funding for this planning process, strategic plan, FOCUS/Kansas City, and the City plays an active role in provides policy principles and a strategic the planning process sessions. framework for guiding development, • In addition to these organizations, managing growth, strengthening the Eastgate community plays a neighborhoods and connecting physical pivotal role in the planning process. planning to social and economic The community is represented and concerns. Area plans, corridor plans, involved in a variety of settings; project plans or neighborhood plans are residents participate through more detailed plans that provide neighborhood forums, and guidance on development in specific businesses are engaged through a areas of the city. series of personal interviews. The Eastgate Corridor is increasingly • Economic Development Corporation the focus of infrastructure improve- of Kansas City is an organization ments and development interest as a Eastgate residents assist in prioritizing neighborhood issues in a Community Forum that works to promote and facilitate result of development in the Brush redevelopment through innovative Creek Corridor and in areas to the south assistance to business and the and east of Eastgate. These forces community. The Economic drive the need for a comprehensive Development Corporation is area assessment to determine how

6 Eastgate Land Use & Development Plan

The Eastgate Land Use & Development Figure 5. Eastgate in the metropolitan Kansas City context Plan represents an opportunity to sensitively define, capitalize on, enhance and promote an area that provides entry to the city. This plan is designed to shape overall urban design, land use and landscape guidelines to:

• Stimulate involvement in community development • Mobilize physical development • Involve the community in a structured participation process Eastgate The Eastgate Corridor should be Vicinity designed to ensure that visitors to the area know that they are in a particular place. A major focus of this plan will be to enhance, through policy and design recommendations, the value of Eastgate for those who live and work in the area.

Eastgate is located along an important Task 1 metropolitan area east-west axis, as Planning Process Overview Figure 5 at right illustrates. The Eastgate planning process includes Community Issues Inventory the structured involvement of Preparing the community issues institutional and development inventory was the first task of the representatives, public agencies and the project and the subject of the first community at large. The process is summary report. The task began with an illustrated in Figure 6 on the next page. inventory of current Eastgate issues identified through a series of community forums and advisory group meetings.

7 INTRODUCTION

Figure 6. Eastgate planning process Three different advisory groups were Participants Eastgate Public Policy Planning Process convened, with the following representatives: Community Forums Advisory Groups

! Technical Advisory Group KCMO Fire Department, KCMO Parks, Recreation & Boulevards Task 1 Task 2 Task 3 Task 4 Department, KCMO Police Depart- ment, KCMO Public Works Issues Inventory Analysis Options Plan • Residential • Land Use • Land Use • Adoptable Department, KCMO Water • Commercial • Design • Strategies public policy Services Department, Kansas City • Industrial • Zoning • Catalysts document Area Transportation Authority and • Governmental • Infrastructure Metropolitan Ambulance Service Trust (MAST). Audience ! Community Development Advisory Residents ▪ City Group Developers ▪ Anchors Economic Development Corpora- tion, Zimmer & Associates, Community Builders of Kansas attend all community forums, and Task 2 City, Brush Creek Community provide planning oversight for the Partners, Bank of America, Setting Analysis project. This task involved creating a compre- Mazuma Credit Union, Eastgate hensive inventory of information business leaders and residents. Individual interviews with area relevant to the current environment in ! Interjurisdictional Advisory Group businesses also provided insight into Eastgate. Participants of the various Office of 5th District community issues. By meeting with advisory groups as well as the commun- Councilwoman Becky Nace, City various stakeholders, the planning team ity forums were asked to provide of Raytown, City of Lee's Summit, assembled a profile of existing information to include in this inventory. Mid-America Regional Council and conditions and shared issues of concern In addition, other public agencies were Missouri Department of that are detailed in the first report. contacted for their input, to ensure that Transportation. resulting planning recommendations Additional community forums and were based on a thorough understand- In addition, staff from the City advisory group meetings were convened ing of existing conditions. After the data Planning & Development Department in support of subsequent tasks. were aggregated and analyzed, study serve on each of the Advisory Groups,

8 Eastgate Land Use & Development Plan

participants were asked to review the Next Steps Implementation Plan is scheduled to Setting Analysis summary report. This report represents the final report of begin in Fall 2001. From the strategies this phase of the Eastgate Corridor and steps outlined in the Strategic Plan Task 3 planning process. Additional work will come recommendations for ongoing Planning Options Framework remains to be done, as shown in Figure funding and support of initiatives. The focus of Task 3, which built on the 7 below. The strategic planning process results of the setting analysis, was to was launched in mid-2001. This plan Summary create a development framework that will describe specific actions to be taken Because of its strategic gateway location, identified feasible land uses, projected toward the completion of the projects Eastgate stands out as an area with improvements, and available resources. and policies recommended in this, the significant potential. Eastgate can benefit Task 4 report. Included in those actions from an integrated approach to develop- Sixteen potential projects were outlined may be such elements as identifying ment, which is the intent of the Eastgate in detail, including a rating of feasibility individuals or organizations to take the Land Use & Development Plan. The plan based on the development time frame, lead role in implementing actions, the started with consideration of the concerns identified partners, level of additional possible creation of organizations of local neighborhoods and institutions investment for redevelopment, mitiga- specifically designed to address issues, and overlaid the framework of existing tion of area problems, and catalyst collaborative efforts with various groups conditions and plans for the area. From potential for additional redevelopment with a stake in Eastgate's future, and a this base of information, the process or investment. prioritization of steps. Following extended to development options and completion of the Strategic Plan, the the methods the community can use to Task 4 achieve its goals. Land Use and Development Plan Figure 7. Next steps This final task builds upon the information of the three previous PUBLIC POLICY tasks to propose a land use plan for PLAN the study area. This land use plan STRATEGIC CURRENT documents existing land use, PLAN IMPLEMENTATION proposed land use changes and Community issues inventory PLANNED Setting analysis PLAN possible development scenarios. Development options Corridor plan 1 Organizational issues inventory PLANNED Setting analysis Organizational structure options Program priorities Issues inventory 2 Strategic plan Development tool evaluation Corridor development priorities 3 Implementation plan

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Task 1 of the Eastgate planning process Review of Issue Inventory was a comprehensive exploration of the Summary of Task 1 issues that have affected, are affecting and may in the future affect, the quality Issue Inventory Parkway as far east as the Kansas City of life for those who live and work in Table 1 below outlines the issues Southern Bridge are prone to storm the Eastgate area. Because the future identified during Task 1. They are water run-off flooding, which may not of Eastgate is best informed by these summarized in greater detail in the be fully mitigated by the Blue River issues, they provide the first direction following paragraphs. realignment and flood control. If Blue for planning and land use Parkway is to be widened (as has been discussed), flooding along the roadway recommendations within the area. Flood Control Flood control improvements are will need to be addressed.

The Task 1 summary report contains a planned along the Blue River. Work on detailed discussion of the issues this project has already begun and will Transportation & Traffic Eastgate has several known high- identified by each of the four principal be ongoing for the next two years. One accident intersections along Blue groups—the neighborhood forum area along Hardesty will remain in the Parkway, most notably at Hardesty, participants, and the three advisory 100-year floodplain. Areas along Blue Sni-a-bar, and 55th Street. The city groups: Technical, Community Development, and Interjurisdictional. Table 1. Task 1 issues The issues these groups identified are Flood Control Blue River improvements summarized in this section. Hardesty floodplain Blue Parkway run-off flooding Transportation & Traffic Hardesty at Blue Parkway Sni-a-bar at Blue Parkway 55th at Blue Parkway Coal Mine Road Infrastructure Blue River bridge Bridges over railroad (Sni-a-bar, 56th Street, 58th Street) Sewer (55th & Bennington, along Hardesty) Development Vacant commercial Municipal property Property Maintenance Excessive noise Littering Illegal dumping Neighborhoods Stagnant housing market New market-rate housing Support diversity

11 REVIEW OF ISSUE INVENTORY has plans for improvements at each of Another major infrastructure issue is Neighborhood & Community Services, these intersections. Coal Mine Road the lack of sewers. Presently, septic Water Services, the Police Department, will be realigned to connect with tank systems rather than public sewers and the Municipal Court. Hardesty, and the intersection will be serve most of Eastgate. One area in th improved. Sni-a-bar will be particular, near 55 & Bennington, is Property Maintenance reconfigured to a 90° intersection with scheduled for improvements mandated Business owners and residents alike Blue Parkway. Blue Parkway & 55th by the state that would eliminate "tight expressed concerns about portions of Street will be given a turn lane. The lines" (local septic collector system) by the commercial and industrial areas timeframe for these improvements connecting affected houses to a new that appear blighted and detract from ranges from within 18 months trunk line. Residents that will not the area's appearance. Some residents (Hardesty & Blue Parkway), to 3 years directly benefit from these improvements cited many nuisance issues, including (55th & Blue Parkway). In general, have expressed dissatisfaction with the excessive noise from siren testing by sight lines might be improved by better related assessments. Water & Pollution MAST and from the nearby police maintenance of overgrowth at each of Control is also exploring the possibility department firing range. Another these areas, as well as other locations of sewer improvements along Hardesty. aesthetic issue is that the density of throughout Eastgate. Traffic problems vegetation and the relative isolation may intensify in the area in the short Development of some parts of Eastgate make it term as major highway repairs begin in Residents welcome more business, vulnerable to littering and illegal areas to the south and southeast. particularly basic services that are in dumping. short supply in the area. The sense of Infrastructure need is heightened by the fact that some Neighborhoods The flood control and traffic issues smaller, neighborhood commercial areas Neighbors see the housing situation as mentioned previously are part of the nearby have recently closed. These and stagnant, and expressed a concern that infrastructure issues to be considered. other vacant properties contribute to a any additional housing be market-rate As part of these improvements, the negative image of the area in terms of based. They prefer that housing density lower Blue River bridge is scheduled development potential. One area of levels be kept low. Neighbors also for removal, and improvements are concern, particularly for residents of recognize the value of the economic and planned for the primary bridge. Smaller Eastwood Hills, is the municipal racial diversity of the area, and want to bridges that span the Kansas City property along Coal Mine Road. ensure that any development activity Southern Railroad line are scheduled Commonly referred to as the "Municipal support that feature. for replacement. These three bridges Farm" (along with property on the east cross the rail line at Sni-a-bar, at 56th side of I-435), the area is home to and at 58th Streets. facilities for several departments, including Public Works, Sewer Design,

12 Eastgate Land Use & Development Plan

Figure 8. Current adopted land use Issue Integration The issues came from a variety of sources—residents, business owners and operators, city representatives and elected officials—and cover a broad range of topics. From the standpoint of directing policy recommendations, however, some issues emerged as more influential, either as a function of the level of consensus among participants, or because they carried greater future implications regarding development in Eastgate. These issues have been organized into four general categories:

Planning influences Infrastructure Economic & community development issues Transportation corridor

Issue #1 Planning Influences One of the first issues identified was that a geographically specific area plan had never been prepared for areas south of Blue Parkway, north of 59th Street and east of the Blue River in Eastgate. Area plans provide policy guidance for decisions made by the City for specific areas. Perhaps the most frequent application for area plans is to guide development projects by recommending * the location of future land uses, design *See relevant Area Plans for more current information

13 REVIEW OF ISSUE INVENTORY guidelines and identifying development Figure 9. Current improvement plans constraints. These land use recommendations are used to guide and justify zoning decisions made by the City. While most areas of the City are covered by an area-specific plan, there is a large portion of Eastgate that is not. That is not to say that the City has not adopted land use policies to guide development in the area. The FOCUS Kansas City Plan provides land use recommendations for those areas without an adopted area-specific land use plan (see Figure 8 on previous page). However, the FOCUS recommendations are more general than land use recommendations in area specific plans.

Issue #2 Infrastructure Well before the Eastgate project began, local and regional agencies charged with maintaining public infrastructure had begun the process of planning and funding key improvements in the area. Figure 9 illustrates the areas where those improvements were identified, and the projects are described below. In planning sessions associated with this task, the Technical Advisory Group discussed public infrastructure issues relevant to the Eastgate Corridor. Further discussions with the members of the Technical Advisory Group

14 Eastgate Land Use & Development Plan identified additional issues, including changed. Timing on these projects has These tight lines serve a two-block area those within the larger Impact Area, not been addressed. developed in the 1960s, which possible improvements not yet funded incorporated a localized system of or scheduled, and areas of concern or Blue River Flood Control is an estimated conduits to take effluent from the interest to the members of the group. $235 million Corps of Engineers project residents to a leaching system that existed Both planned and potential improve- that the Corps forecasts for completion in just west of Bennington. According to the ments are discussed below by category, 2005. Flood control measures would state’s records, this system no longer referencing their location on the map. extend from the Missouri River to 63rd exists, and the percolation of raw sewage Street. The City’s share of the project into the ground and the water table Flood Control & Water Service Issues totals approximately 15%. Proposed represent a health risk significant enough Flood control improvements are planned development related to the Blue River to require that the system be connected to along the Blue River from the Stadium project includes reconstruction of the the city’s sewer system. Residents within to Brush Creek (Area A); this ties into Blue Parkway Bridge over the Blue four sewer districts will be assessed for flood control activities proposed for the River, redevelopment of Hardesty at these improvements. Blue River along 63rd Street. Blue River Blue Parkway, new life for some older activities are expected to begin within industrial areas in the Blue River valley, There may be infrastructure issues of the next few months and will be and the possibility of extending Blue concern to the tenants and property ongoing for approximately two years. Parkway improvements further east owners in the Blue Banks Industrial Storm water drainage activities are beyond the Blue River. These will be Area. These will need to be assessed slated for Hardesty, but one section of dependent on additional city, state and separately. There are many parts of the this roadway will remain in the 100-year federal funding. Eastgate Corridor that have insufficient flood plain (Area C). infrastructure, such as a lack of Members of the Technical Advisory connections to the sewer system and The Public Works Department is aware Group acknowledged that there will undersized water mains. of unresolved septic tank issues on Sni-a- need to be good communication with bar and south of Blue Parkway. There are residences and businesses affected by, Transportation Issues also water line issues in the bottomlands and possibly cut off as a result of, An extension of 49th Street is planned along the Blue River. There are no flood control activities and bridge from Lister to Elmwood (Area D). extensive flood control plans on Brush reconstruction. Most of the right-of-way has been Creek. The Corps of Engineers will be acquired, but no further timing details applying for funding through their 1135 The State of Missouri has mandated have been determined. A traffic light Program to begin ecosystem restoration that the City make sewer improvements will eventually need to be installed in work along Brush Creek. The way Brush to eliminate tight lines serving the area conjunction with this project. There are Creek flows into the Blue River will be near 56th & Bennington (Area K). plans to realign Coal Mine Road to

15 REVIEW OF ISSUE INVENTORY align with Hardesty (Area F), and additional bicycle routes that would focus over the Kansas City Southern rail line increase the realigned roadway to four on both commuter and recreational routes. will be replaced (Area J). The bridges lanes. The project will be done in are at Sni-a-bar, 56th Street, and 58th concert with the Stadium to Brush The City Planning & Development Street. Replacement activities are Creek flood control project. The Department is currently developing a approximately two years out. Further intersection of Blue Parkway and Sni- comprehensive pedestrian plan for the replacement activities are slated in a-bar will be realigned to improve sight city that may have implications for the about three years for two bridges over lines (Area G). In addition, a left turn Eastgate Corridor. Round Grove Creek, outside of the lane will be added to the eastbound Study Area, but within the Impact lane of Blue Parkway. In the vicinity of Some advisory group members Area; the first is just past the animal Eastwood Trafficway and Blue suggested making Blue Parkway six impound facility near the Stadium Parkway, there are plans for culvert lanes all the way to its connection with Complex, and the second is west of the extension and improvement, and the 350 Highway. entrance to the stadium. Multi-modal addition of turn lanes (Area H). At Blue transportation is a particular challenge Parkway and 55th Street, a turn lane Some street improvements and other in the Eastgate Corridor. The will be added (Area I). projects in the larger Impact Area are convenience of the freeway system and being discussed, and may have the low-density development make it The Parks, Recreation and Boulevards implications for the Eastgate Corridor. more difficult to increase choice in Department is exploring the possibility These include changes in the entrance transportation than in more densely of a bike path that may traverse parts of to Swope Park on 63rd Street and developed areas. the Eastgate Corridor. Currently, this improvements to the Manchester possibility is only in the discussion Trafficway/Stadium Drive area near the Municipal Property Issues phase. The Board of Parks and Sports Complex. In addition, many Several City departments operate Recreation Commissioners has adopted a parts of the Eastgate Corridor have facilities on municipal property in the Bicycle Route Plan that includes routes narrow, unimproved streets and an northern part of the area. There has along some boulevards, the Blue River incomplete street grid. been discussion of various changes, and the Little Blue River to the east. including the possibility of siting a tow Some bicycling along Brush Creek and A planned Blue Parkway expansion lot, and a possible change to the Round along boulevards is possible, but formal project would remove the lower bridge Grove Watershed Area pumping station bicycle route markings do not exist. The on Blue Parkway and possibly enhance (Area E). Street and Sidewalks Design Standards or modify the upper Blue Parkway Task Force, which is a staff committee bridge in order to address various chaired by the Public Works Department, traffic issues (Area B). Timing on this is developing recommendations for project is undetermined. Three bridges

16 Eastgate Land Use & Development Plan

Outside Influences Issue #3 by participants as areas where either the th Fire stations at 47 Street and Pitman Economic & Community Development character needs to be preserved, or th Road, and at 50 Street and Swope Although located in the urban core, the where improvements need to be made Parkway are slated for reconstruction; Eastgate area is unique in its strong to maintain that character. this may cause slightly longer response rural character. This quality is valued times during reconstruction. The highly by the residents, as expressed in reconstruction schedule has not been the neighborhood forums. determined. Businesses, too, shared Figure 10. Development issues that they value the FOCUS Kansas City cites several uniqueness of the area. citywide development goals that may have specific relevance for the Eastgate Eastgate is home to a project, including mixed-use relatively large area development, multi-modal dedicated to industrial uses transportation, and light rail transit. that co-exist well with the surrounding residential The advisory group listed several uses, something often organizations that may need to be difficult to find within the consulted as further tasks of the urban core. In addition, Eastgate Corridor plan are developed. both residents and These include the Blue River neighbors stressed the Redevelopment Team, the Brownfield importance of maintaining Redevelopment Team, the Kansas City the natural landscape (hilly Industrial Development Authority, and topography, open areas, the Economic Development greenways, woodlands, Corporation. vistas and views) while The group suggested contacting the mitigating the problems Civil War Roundtable about the associated with these Byram’s Ford Historic District. features, including illegal dumping, flooding, and obstructed views that can cause traffic problems. Figure 10 illustrates locations that were cited

17 REVIEW OF ISSUE INVENTORY

Issue #4 Summary Transportation Corridor Those individuals, businesses and Blue Parkway, the central artery organizations with a stake in the future through the Eastgate area, is part of a of Eastgate represent a cross-section significant transportation corridor that of interests, ranging from low density, connects the Westport/Plaza/Midtown single-family residential neighborhoods, area with other parts of metropolitan to densely built pockets of industrial and Kansas City via I-435 and 350 commercial activity. Yet there was a Highway, with connections to I-70, surprising amount of consensus about I-470, U.S. 71 and U.S. 50. the most important issues affecting them all. Chief among them is the importance While Eastgate services and of maintaining the area's character, infrastructure support the residents while mitigating the problems of the area, they also support associated with its relatively rural commuters, shoppers, and visitors character. One challenge will be to traveling through the area. In that maintain that character in the face of the respect, Eastgate is properly inevitability of planned infrastructure nicknamed—it serves a gateway improvements, and the city's need to function for travelers. Residents, have a consistent, compatible and businesses, and public officials alike comprehensive planning policy for the recognized this capacity for Eastgate, area now called Eastgate. and stressed the need to strengthen the area's identity in this respect.

Beyond the immediate study area, Eastgate has an impact on other communities. Suburban cities to the southeast also recognize that the entire area needs coordination of transportation corridor-related planning, including not only gateway features, but also consideration of coordinated economic and community development.

18 Eastgate Land Use & Development Plan

To shed additional light on the issues Review of Setting Analysis identified by Eastgate planning Summary of Task 2 participants, and to increase the city's Figure 11. Age of housing database of information on the area, Age of Housing the project team profiled the area in terms of traditional measures, Current Environment Taken together, data about the current 100% including demographics, economic 80% 1980+ environment present a picture of the 60% activity, and the current planning 1970-79 Eastgate area, on average. The following 40% environment. This information is 20% 1960-69 are highlights from this analysis. 0% provided in detail in the Task 2 report, 1950-59 y Setting Analysis. Data include: 01 tal it 4. C 1940-49 Demographics 59.02 0 To s t 1 e sa ct n a Ka <1940 ! While Eastgate population has Trac Tr ! Demographics: population, remained stable, households have Eastgat households, age, race, and income declined, indicating a shift to larger ! Housing: occupancy, type, value, household sizes than in the past. ! While Eastgate housing stock is rent, age, building permits, generally younger than Kansas City’s ! Median household income is not total housing stock, the median ownership significantly different from that of housing values fall short, indicating ! Land use and zoning: existing land Kansas City. that Eastgate housing may not have use, adopted land use, zoning ! Distribution of both age and race the value of similar housing ! Infrastructure: streets, current are similar to Kansas City’s. elsewhere in the city. See Figure 11. improvement plans, sewer ! Generally, from the standpoint of ! Natural features: watershed, demographic characteristics, Land Use & Zoning floodplain, topography Eastgate is a fairly typical Kansas ! Eastgate is similar to Kansas City in City community. that vacant land is the dominant ! Business and development: land use, but atypical when it employment, business impacts, Housing comes to its share of industrial land construction activity, economic ! The occupancy and household type uses (higher than average), and development incentives characteristics of Eastgate show public land uses (lower than ! Neighborhood and community: the area to be significantly below average). See Table 2. school districts, landmarks and the city norms for both renter- ! The dominant zoning classification activity centers, crime occupied and multi-family within Eastgate is single family. housing, indicating a lack of these ! Generally, existing land use is com- housing options. pliant with the city’s policy.

19 REVIEW OF SETTING ANALYSIS Figure 13: Floodplain areas Table 2. Land use by percent Natural Features

! There are eight watersheds in the Land Uses Eastgate Kansas City Eastgate study area. Single Family 29.7% 21.8% Multifamily 2.1% 2.1% ! Portions of the Eastgate area are in Commercial 3.2% 2.8% the 100- and 500-year floodplains, Industrial 17.3% 4.2% with the Blue River as the primary source of potential flooding (see Recreational 3.1% 5.1% Figure 13). This is likely to change Public 2.5% 6.2% as a result of planned channel Vacant 42.1% 57.8% improvements by the U.S. Army Corps of Engineers. Infrastructure ! Lack of street improvements within ! Eastgate has the variety of Eastgate is a deterrent to future topographic features typical of a development. river valley, some of which (steep slopes, rock outcroppings) ! Lack of an adequate sewer system is also a deterrent; however, the one Figure 12: Major street plan area of planned improvements is currently designed to benefit only a small residential area of Eastgate. ! Lack of connectivity within the area’s street network is the natural result of many factors, including residential density and natural contribute to the low density of terrain; however, it also isolates development and lack of street some parts of the neighborhoods connectivity. within the area (see Figure 12). ! A wide range of improvement Business & Development projects, particularly along ! Eastgate is a significant business Eastgate’s western boundary, will center, primarily for manufacturing create as a matter of consequence businesses within the urban core. some development opportunities. This is based on both employment levels and annual sales.

20 Eastgate Land Use & Development Plan

! Construction activity levels indicate Kansas City, Missouri School Land use and development plans make that no significant business District. public policy recommendations, investment has been made in the including changes in land use and ! Eastgate’s most notable landmarks Eastgate area in the last decade. zoning that facilitate development and activity centers are the Byram’s action for specific areas. ! Eastgate has only one area in which Ford Historic District, MAST

specific development tools have Headquarters and Ararat Shrine. Project plans, including neighborhood been applied, Eastwood Trafficway ! The perception of high crime in plans and redevelopment plans, must be Urban Renewal Area (Figure 14). Eastgate is at odds with the data in compliance with area plans when Figure 14: Development tools showing relatively low per capita they make land use recommendations crime. and are adopted by City Council, or must be accompanied by land use plan amendment recommendations, or must Plan Inventory be declared the plan of record. A plan inventory is a comprehensive approach to assessing development Other plans and studies is a general influences by both public and private category of plans undertaken by City entities. Plans produced by the City of departments and other public agencies Kansas City and affiliated public to evaluate policy options and agencies, along with commercial, opportunities for development. residential and institutional plans, were reviewed in Task 2. Table 3 on the next Private plans in the area encompass page lists the plans by type. both development projects by for- profit, nonprofit and institutional Citywide plans have general application entities. throughout Kansas City, Missouri, with some specific recommendations for particular geographic areas.

Area plans, adopted by City Council

and later amended by subsequent Neighborhood & Community project plans, establish the land use ! Most of the residential areas of policy of the City for specific planning Eastgate are served by the Raytown areas. School District, the rest by the

21 REVIEW OF SETTING ANALYSIS

Table 3. Plans by type north and east of Blue Parkway and Land Use & Other Plans & Citywide Area Project Private Plans beyond, including the Eastwood Development Studies Hills neighborhood, the municipal A City Plan for Oak Park South Blue Parkway Eastwood The Vision Plan: Bennington Ridge Urban Design Area Plan Land Use & Trafficway Urban Brush Creek Housing, CBKC property along Coal Mine Road, Development Plan Renewal Area Cultural Corridor and the residential area along Plan Consolidated Sports Complex Brush Creek Brush Creek Blue Parkway Eastwood Trafficway. Housing & Area Plan Corridor Land Use Corridor Tax Area Community & Development Increment Development ! Oak Park South Area Plan, adopted Development Plan Plan Financing Plan Proposal in May 1977 and amended as Five Year Capital Town Fork Creek Winchester Land Mt. Cleveland Kansas City recently as 1999, covers areas north Improvements Area Plan Use & Neighborhood Credit Union Plan Development Plan Plan and west of Eastgate, but includes FOCUS the Blue Banks Industrial area Kansas City within Eastgate. Major Street Plan MARC ! Town Fork Creek Plan, adopted in Transportation 2020 March 1978 and amended as A Plan for Parks, recently as 1994, covers the Recreation and industrial areas of Eastgate west of Boulevards the Blue River and east of the

Missouri Pacific Line. Issue Integration Issue #1 The data taken together provide some Planning Influences ! Winchester Land Use & insight into the Eastgate history and Development Plan, adopted in 1993 current character. But individual data, Analysis Factors: Existing and and amended in 1997, covers the th when viewed in light of the issues policy land use, zoning, and area areas south of 59 Street, and east identified previously as most pertinent, of the Kansas City Southern line. begin to give insight into possible Figure 15 on the next pages illustrates While these area plans cover the edges planning recommendations. The the areas within Eastgate for which of Eastgate, there is a large area in the following is a more detailed look at plans have already formalized the city's center of the Eastgate area (north of selected data, in relationship to the public policy on land use. The 59th Street, south of Blue Parkway, east issues identified. relationship of these plans to Eastgate of the Blue River) that has no area- is as follows: specific land use plan.

! Sports Complex Area Plan, adopted January 1973 and amended in 1997, recommends land use for the areas

22 Eastgate Land Use & Development Plan

Residential density in Eastgate is However, the area is provided land use residential land use for the area. Zoning relatively low (see Table 4 on next page). policy by the FOCUS Kansas City for this area is consistent with its existing For Kansas City, Missouri, a low-density Plan, which recommends low-density land use, which is predominantly low- density residential (Figure 16). residential land use designation is Figure 15. Current adopted land use defined as a density range of 0-7.2 units per acre. Throughout Eastgate, residential densities are significantly below the maximum low-density level of 7.2 units per acre. In Eastwood Hills where lot sizes are large but generally uniform, density is at its highest, but is less than two units per acre. Density is notably lower in Brown Estates, but the lot sizes are more variable, and so the average density factor is less representative of any individual situation. Figure 16. Existing zoning

*

*See relevant Area Plans for more current information 23 REVIEW OF SETTING ANALYSIS

Table 4. Residential density lack of infrastructure extends to Blue Parkway itself, where the need for such AREA Acres Houses Houses per Acre Eastwood Hills 172 321 1.87 improvements is critical to future Brown Estates 708 573 0.81 development. Eastwood Hills & Brown Estates 880 894 1.02 combined In short, while planned improvements will facilitate development opportunity Issue #2 Planned traffic improvements are the in much of the Eastgate area, the work result of problem areas previously Infrastructure remaining to be done is considerable, identified by the City through traffic and will be required before the area's and accident count reports. Because Analysis Factors: Current improve- full development potential can be these plans are already in progress, they ment plans, water, sewer, streets, realized. These additional represent not only issues (meaning watershed, floodplain improvements will need to be factors to consider in planning incorporated into proposed planning recommendations), but part of the Improvement plans identified earlier in recommendations. setting analysis (meaning facts which the Issues Inventory also represent the indicate the direction of possible first level of analysis. The flood control development.) Issue #3 activities currently underway by the Economic & Community City address the need for flood control The planned improvements, as in the large portion of Eastgate lying Development discussed in the previous section will within the 100-year flood plain. create opportunities for redevelopment, Analysis Factors: Demographics, but other parts of Eastgate still lack in housing, property infrastructure, and these deficits will also have an affect on future development activity. The lack of Social and economic indicators reveal public sewer service throughout the two contrasting pictures of Eastgate. entire area is problematic, but the fact On the demographic side, Eastgate that some sewer improvements are seems very much like an average required in the central part of Eastgate Kansas City community. While its makes the possibility of future population is relatively small for the development more feasible. Within the area, (estimated at around 4,200 Example of infrastructure issues in neighborhoods, streets lack curbs, residents), its composition was very Eastwood Hills: dead-end street, lack of gutters and sidewalks, adding to the similar to the average Kansas City sidewalks and standard curbs and gutters image of the area as unimproved. This experience based on 1990 Census data:

24 Eastgate Land Use & Development Plan

Table 5. Housing data ! Racial composition that is Eastgate (aggregate) Kansas City, Missouri approximately 65% white, % Owner Occupied 48.9% 50.1% 35% black % Single-Family 77.6% 65.7% ! Half the population falling within % Built After 1960 57.3% 42.9% the age range of 25 to 60 Median Housing Value $49,920 $56,809

! Average household incomes of Table 6. Business data approximately $26,000 Factor Measure In terms of housing, however, Eastgate Estimated Manufacturing Operations (%) 16 (35.5%) Estimated Distribution Based Businesses is not a typical Kansas City community. 14 (31.1%) Table 5 compares 1990 Eastgate (Transportation, Wholesale, Retail) (%) aggregated housing statistics with the Estimated Construction Businesses (%) 5 (11.1%) comparable figures for Kansas City, Estimated Total Annual Sales $140 million - $300 million Missouri. Estimated Employment 1,000 – 2,000

While the share of housing that is owner- higher. These factors taken together terms of personal and business-related occupied is virtually identical for both indicate that property values in the activity, and that both the residents of Eastgate and Kansas City, other factors Eastgate area are well below market Eastgate and those beyond its boundaries show a significant disparity. The share of expectations for the size of property and recognized its critical placement in the single-family housing is considerably relative age. area's transportation system. higher in Eastgate. Most significant, however, is the discrepancy between the Issue #4 To quantify the area's critical role in age of the homes and the value. While a Transportation Corridor transportation and access, several large share of the homes in the Eastgate factors were considered. Primary among these was the importance of the area were built after 1960, their median Analysis Factors: Business activity, corridor feature to businesses located value is nearly $7,000 less than the planning and development activities within Eastgate. Table 6 illustrates the Kansas City median. Not factored in is by other agencies the size of the property on which most of key findings of that analysis. the homes are located, noted previously as an average of more than an acre per Corridor related issues identified earlier The level of activity described above is home. This is higher than the Kansas in the Issues Inventory indicated that the significant, particularly considering it is City average, and would generally mean Eastgate area could fairly be concentrated in a relatively small the property values would be even characterized as a high-traffic area in geographic area. Eastgate as an

25 REVIEW OF SETTING ANALYSIS important transportation corridor is facilities located within the ! The Missouri Department of even more significant when considering Municipal Farm complex. Transportation is involved with activity not measured—that beyond its Another measure of the importance of additional work impacting Eastgate. boundaries, but still proximate enough the Eastgate corridor can be seen when It is currently making to be counted as primary users of the considering the level of highway improvements to the interchanges area. The following identify just some construction activity and planning of 350 Highway through Lee's of the major commercial, industrial or initiatives currently underway by other Summit. In addition, it has recently other uses, which make use of public agencies. Through discussions started construction in the area Eastgate's network of roads and with members of the various project known as "the Grandview highways: advisory groups, the following Triangle"—the intersection of I- activities were identified: 470, I-435, and 71 Highway. ! Industrial activity from the Leeds MoDOT has met with Dunbar Industrial district directly ! The Missouri Department of representatives from all the affected north of the project boundary Transportation is undertaking jurisdictions, advising that this rd improvements along I-435. This construction project will ! Commercial traffic along the 63 includes the stretch that serves as undoubtedly cause traffic rerouting Street Corridor, from Wornall Road the eastern boundary of Eastgate. along alternative routes, including to I-435 Along this portion of the interstate, those within and around the ! Commercial, commuter and visitor three overpass bridges are slated for Eastgate area. traffic generated by and along the replacement—at Sni-a-bar, 55th The City of Raytown is initiating Brush Creek Corridor to the west Street, and 59th Street. In addition, planning activities with implications for ! Visitor traffic generated by Swope improvements to the I-435 on- Eastgate. One activity centers on the Park and by the Truman Sports ramps at Eastwood Trafficway are construction of a gateway feature for under development. Another feature the City of Raytown at the intersection Complex. The sports complex area rd has a particularly unique impact for of the planned improvements will of 63 Street and Blue Ridge the Eastgate area, as many midtown be sound walls to buffer impacts to Boulevard, just east of the study area. residents use Blue Parkway/Sni-a- the neighborhoods next to I-435. Other master planning activities are also being considered, including a bar as a "back route" into the ! The City of Kansas City, Missouri major improvement study for 350 stadium complex. will share in the enhancement costs Highway that would involve for these improvements to I-435. ! Commuter and commercial traffic coordinated effort by the cities of These include lighting, structural along Blue Parkway/350 Highway. Raytown, Lee's Summit, and Kansas enhancements, and sound walls. City, Missouri. ! City vehicles and employees who The estimated total cost to Kansas

commute to the various city City is over $1 million.

26 Eastgate Land Use & Development Plan

Summary threatened by the disparity between The issues identified in the Issues housing conditions and housing values, Inventory led to a more detailed particularly given the large amounts of exploration of the facts related to those vacant land that lend themselves to issues, in the form of the Setting development. Finally, the Eastgate Analysis. While the Setting Analysis corridor itself, and its supporting included a review of many factors, connectors, are the subject of short- and several emerge as having significant long-term planning and improvements implications for planning and by outside agencies, again reinforcing development activities within Eastgate. the critical timing of development planning. The existence of these plans also indicates a priority of planning Through the Setting Analysis, areas initiatives, and sets the precedent for without an adopted area plan were public investment to lead private identified. As a part of the final investment in terms of development. outcome of this report, land use recommendations must be made that are consistent with City policy and defensible with respect to existing and future activity in the area. The level of public investment in the area is significant, another key finding of the analysis. Public investment is being made in a variety of improvements— bridges, roads, flood control, etc.—and by both Kansas City, Missouri agencies and other regional entities such as the Missouri Department of Transportation and the US Army Corps of Engineers. Leading public investment of this type and at this level creates a unique opportunity to foster additional private development. Within Eastgate neighborhoods, the stability long enjoyed by residents might be

27 Eastgate Land Use & Development Plan Review of Development Options With an understanding of the issues important to Eastgate's stakeholders Summary of Task 3 identified in Task 1, Issues Inventory, and the detail provided by data Development Framework the eastern terminus of the Brush Creek examined in Task 2, Setting Analysis, Development influences surrounding Corridor, Eastgate is the literal gateway the range of possible development Eastgate, as illustrated in the impact area between eastern Kansas City, Missouri, initiatives appropriate to Eastgate map (Figure 17), demonstrate Eastgate’s and suburbs to the south and east, most began to emerge. The Task 3 report, pivotal placement, and the wide range of notably Raytown and Lee's Summit. Development Options, detailed 16 such development options available to the Eastgate is midway between major initiatives. For each initiative, the area. Eastgate has the potential to serve commercial areas in this direction following characteristics were outlined: a wide range of users—residents, (particularly concentrated along the visitors, commuters, businesses—both Raytown portion of 350 Highway) and Description of the project option locally and regionally based. Situated at the commercial activity to the west, concentrated largely along Troost, Rationale for inclusion in the final Figure 17. Impact area map plan Development features the project option would provide, or in some cases, problems that would be mitigated by inclusion of the project in the final plan Participants necessary for successful completion of the project option Potential funding sources for successful completion of the project option

These options grew out of a careful consideration of the development framework and influences for both the larger Impact Area and the specific Study Area.

29 REVIEW OF DEVELOPMENT OPTIONS

rd 63 Street, the Country Club Plaza, The immediate study area reveals a Development Options and the Main Street Corridor. diverse base of influences equal to that Within Eastgate, development options of the impact area, but with greater were delineated to address the issues of Eastgate is also defined by its variance in stability, as shown in stability within each of the major types placement at the center of many major Figure 18. of activity—neighborhood, commercial, transporta-tion corridors. Blue Parkway and industrial—and to provide direction the principal corridor, as it connects to for the course of future development. Swope Parkway to the west and Figure 18. Study area stability analysis becomes Missouri 350 Highway to the southeast. I-435, part of the metro's interstate loop system, forms the Eastgate eastern boundary, connecting the area to areas to the north and south. Eastgate's southern boundary, 63rd Street, marks yet another major corridor. In addition, the soon-to-be completed Bruce R. Watkins Roadway (U.S. 71 Highway) provides additional north-south connection just to the west of Eastgate.

Eastgate serves a variety of regional needs. Heavy concentrations of residential development lie directly west and east of the study area. Industrial uses lie in a crescent pattern around the area's north, west and south boundaries. Finally, a concentration of the metro's major health, research and educational institutions lies just to the west, and major activity centers such as the Truman Sports Complex and Swope Park are contiguous to Eastgate.

30 Eastgate Land Use & Development Plan

Neighborhood Areas Figure 19. Development options map Neighborhood areas were considered as generally stable, but options that would maintain the special, near rural character of these areas were considered. In addition, these neighborhoods have some characteristics which provide unique development challenges— inconsistent lot size, unimproved streets, topography, and lack of sewers, to name a few.

Industrial Areas Two types of industrial areas were identified. The Blue Banks Industrial Area and the Byram's Ford Industrial Park were considered stable, due to their strong and steady tenant base and the improvements that are planned along Blue River, which should mitigate many of the infrastructure problems these areas have faced. The area between the two industrial parks, along Brighton Avenue, was considered an industrial redevelop- ment area. Here the tenant base is less stable, and individual businesses are scattered along Brighton. While the flooding problems this area has faced will also be addressed with the planned improvements, land reclaimed from the flood plain will provide additional sites, which will require additional infrastructure.

31 REVIEW OF DEVELOPMENT OPTIONS

Blue Parkway, the corridor itself with individual plans for facility Redevelopment Areas was also considered a potential changes, this area was considered for a Redevelopment areas are those areas redevelopment area because of its role separate master plan. with existing large tracts of available as Eastgate's dominant, central feature. land, or land available after street It was also singled out because Issue Integration alignments and river channeling. The additional infrastructure investment, Issues, strengths, weaknesses and development potential of these areas such as realignment, grading, widening, opportunities identified by stakeholders was considered more uncertain for a and general improvement of road provided a basis for clarifying the variety of factors; surrounding conditions, would need to be considered development framework and assessing residential areas isolate some portions, for redevelopment to be feasible. the feasibility of development options. and redevelopment is more limited. Table 7 below summarizes those Access was also an issue for some Municipal Property considerations. areas, as was topography, and the fact The city-owned property at Eastgate's that the exact boundaries of the area are northern boundary was considered All Eastgate stakeholders—neighbor- undetermined until after additional separately. Because of the number of hoods and advisory groups alike— improvements are made. individual agencies and departments reviewed the 16 development options. with facilities there, and the fact that The input from these groups, along Target Projects several departments had been identified with a rating of evaluation criteria, Target projects are those areas where specific improvements such as road Table 7. Issues, strengths, weaknesses, opportunities realignments and added traffic controls ISSUES STRENGTHS WEAKNESSES OPPORTUNITIES make redevelopment more viable. Regional and Industrial activity Lack of cohesive Expand business Target projects also had more definable community market Urban gateway area identity and industry forces character Blight Intensify land uses boundaries, were areas where access Declining land use Quality of housing Perceptions of Establish design and traffic indicated development patterns stock crime standards potential might be high, or areas where Limited district Quiet, rural Poor road design Redesign Blue identity neighborhoods and conditions Parkway specific development partners were recognition Lack of sewer Bolster security already identified. Neighborhood service Redevelop commercial Physical barriers housing development to development Strengthen Corridor Redevelopment Unresolved Topography and transportation

Blue Parkway, Eastgate's central transportation flooding links planning issues corridor, was considered as a separate Coordination of redevelopment area. While several of public policy initiatives the target projects were on or adjacent to Master planning for city property

32 Eastgate Land Use & Development Plan led to the selection of four development Table 8. Feasibility rating Summary options to be included in this Area SCORE Task 3 integrated the issues identified document, the final plan. Selection Hardesty Realignment 22 in Task 1 with data about the current criteria included: Blue Parkway Corridor 21 environment and planning influences Sni-a-bar Intersection 20 Bennington Ridge 19 collected and analyzed in Task 2. Long-term vs. short-term development potential Eastgate North 19 Municipal Farm 18 All of this information was used to Interest or involvement by Hardesty 17 define a development framework— credible, identified redevelopment Blue Banks Industrial Area 16 working from small detail to big partners Eastwood Hills 16 picture—as a meaningful context for Corrington Ridge 16 generating potential scenarios for Required additional investment Eastwood Commercial Center 13 development that responded to the for redevelopment to be feasible Byram's Ford Industrial Park 12 issues. Brown Estates 11 Mitigation of problems identified Eastgate Central 11 by stakeholders Eastgate South 11 As in each of the previous tasks, area Project's potential to serve as a Brighton Avenue Industrial Area 10 stakeholders were closely involved in catalyst for additional suggesting development options and redevelopment or investment evaluating feasibility.

The feasibility of each project was rated from 1 (not feasible) to 5 (very feasible) for each of the selection criteria. The results of this analysis (see Table 8) yielded the final set of development options, as well as a set of public policy recommendations, described in the final section of this report, Plan Recommendations.

33 Eastgate Land Use & Development Plan

The plan recommendations address Plan Recommendations the role of public policy in guiding Policy Recommendations & Prototype Projects development in the Eastgate Corridor. Appropriate policy guidance Land Use Figure 20. Current adopted land use plan encourages the type of development The City's land use that will obtain maximum benefits for plan should be the Eastgate area and the city at large. modified to reflect changes in land use The plan's recommendations include patterns, as well as policy recommendations by category, account for new land and a redevelopment framework that uses proposed in this describes four prototype development plan. The City's projects, to illustrate urban design adopted land use plan concepts as expression of the land use. is reflected in Figure 20. Table 9 on the next page describes the eight recommended areas of change to this land use plan. A rational basis for change is described for each area, and any adopted area plans affected by the proposed change are noted. These land uses are also illustrated in Figure 21 on Page 37.

* *See relevant Area Plans for more current information

35 PLAN RECOMMENDATIONS

Table 9. Recommended land use changes Adopted Land Proposed Land Map Key Area Name Rationale Plans Affected Use* Use 1 Hardesty West Open space, Open space • Allows for stabilization of designation until impacts of flood control FOCUS residential improvements can be determined. • Serves as buffer between industrial uses to the west and residential uses to the east. • Minimizes impacts of increased industrial traffic resulting from realigned Coal Mine/Hardesty. • Consistent with FOCUS guidelines for development in natural corridors.

2 Hardesty East Low density Medium density • Medium density along main arterial allows for increased development. FOCUS residential residential • Buffers low-density residential to east.

3 Brown Estates Low density Low density • Consistent with existing land use. FOCUS residential residential • Sewer system limited to supporting low-density. • Street network limited to supporting low-density. • Topography poses challenges to increased land use intensity.

4 Blue Parkway & Low density Mixed-use • Consistent with predominant existing land use. FOCUS Hardesty - South residential (nodal) • Responsive to mixed-use guidelines of FOCUS Urban Core Plan. • Activity supportive of contiguous residential and existing commercial land uses. • Realignment of Hardesty at Blue Parkway provides increased vehicular access. • Blue River Flood Control project will alleviate flood risks.

5 Blue Parkway & Open space, Planned • Arterial access makes industrial designation possible. Sports Hardesty - West regional retail Industrial • Probable bridge connecting Coal Mine Road to Blue Banks Industrial Complex Area makes this consistent with contiguous land uses. Area Plan • Consistent with City’s current goal for industrial land use designations.

6 Blue Parkway & Open space, Planned Business • Realignment of Coal Mine with Hardesty promotes commercial use. Sports Complex Hardesty - East regional retail Park • Increases available land area isolated from residential. Area Plan

7 Central Brighton Heavy Industrial • Consistent with City’s goal for industrial land use designations. Town Fork Creek industrial, open • Consistent with existing land uses. space

8 Byram's Ford Historic Open space, Public/ • Area already has historic designation. Town Fork Creek Site low-density semi-public • Consistent with FOCUS regarding preservation of historic resources. residential

*From plan in “Plans Affected” column

36 Eastgate Land Use & Development Plan

1 Hardesty West Figure 21. Recommended land use changes Adopted Land Use Open space, residential Proposed Land Use Open space Plans Affected This recommendation does not affect any adopted area plans; it does affect the current adopted land use (residential) for parts of the area. Rationale This change allows for stabilization of area land use until flood control improvements are complete and the amount of developable land and highest and best uses are determined. In addition, this swath of open space from the Blue River and Hardesty serves as a buffer between industrial uses to the west and residential uses to the east and will also minimize the impact of increased industrial traffic resulting from realigned Coal Mine/Hardesty. This recommended land use change is consistent with FOCUS guidelines for development in natural corridors.

37 PLAN RECOMMENDATIONS

2 Hardesty East support this land use: the sewer system walkable spaces; around FOCUS and street network are currently limited Centers, and in areas that have Adopted Land Use to supporting low density, historically been mixed use and that Low density residential and topography poses challenges to may need to be either reinforced or Proposed Land Use increased land use intensity. restored. Again, City and neighborhood Medium density residential processes will identify these areas Plans Affected 4 Blue Parkway & Hardesty, South specifically. This recommendation does not affect any adopted area plans; it does affect the Adopted Land Use The nodal mixed-use recommendation current adopted land use for the area. Low density residential at this location is supportive of contiguous residential and existing Rationale Proposed Land Use This recommendation changing land Mixed use (nodal) commercial land uses. In addition, the use from low density residential to Plans Affected realignment of Hardesty at Blue medium density residential along this This recommendation does not affect Parkway provides increased vehicular main north-south arterial, allows for any adopted plans. access, while the Blue River Flood Control project alleviates flood risks. increased development on the east side Rationale of Hardesty. This use also buffers low- This recommendation is consistent with density residential to the east. the predominant existing land use and is 5 Blue Parkway & Hardesty, West responsive to the mixed-use guidelines Adopted Land Use 3 Brown Estates described in the FOCUS Urban Core Open space, regional Plan. In particular, the notation in the Adopted Land Use retail FOCUS Overview: Building Blocks Low density residential makes the following recommendation Proposed Land Use Planned industrial Proposed Land Use in “Quality Places to Live and Work”: Low density residential Plans Affected Plans Affected Quality Places will promote mixed uses This recommendation affects the Sports This recommendation does not affect that reinforce one another in several Complex Area Plan. any adopted plans. locations: in major new developments Rationale of any significant size; as a significant Rationale Arterial access to the area on the north part of any hub or activity center; Although this area has not yet been the side of Blue Parkway makes industrial around major transit stations or around subject of an approved area plan, this designation possible. A probable bridge major transportation stops where recommendation is consistent with the connecting Coal Mine Road to the Blue transportation modes intersect; to existing land use designation assigned Banks industrial area also makes this reinforce existing, compact, and by FOCUS. Several other factors recommended land use consistent with

38 Eastgate Land Use & Development Plan contiguous land uses to the immediate Rationale centering on transportation and north and west. This recommendation is consistent with economic and community development the City’s current goal for industrial activities relevant to Blue Parkway (350 6 Blue Parkway & Hardesty, East land use designations. In addition, this Highway). recommended land use change is Adopted Land Use consistent with FOCUS guidelines. To lay the groundwork for this Open space, regional relationship, the Eastgate plan retail 8 Byram’s Ford Historic District recommends the following as a Proposed Land Use preliminary framework for a proposed Planned business park Adopted Land Use Blue Parkway Corridor Task Force: Open space, low- Plans Affected density residential This recommendation affects the Sports ! The name "Blue Parkway Complex Area Plan. Proposed Land Use Corridor" is suggested here to be Public/semi-public mindful of the fact that the 350 Rationale Highway designation covers most, The planned realignment of Coal Mine Plans Affected but not all, of the corridor as Road with Hardesty promotes This recommendation affects the Town described below, whereas the commercial use in this area between the Fork Creek Area Plan. name "Blue Parkway" applies to Hardesty and Coal Mine Road Rationale the road's entire length. intersections. This recommendation This area along 63rd Street already has a would also increase available historic designation. In addition, this ! The municipalities of Kansas City, commercial land that is isolated from recommended land use change is Raytown, and Lee's Summit residential uses. consistent with FOCUS guidelines should work jointly on soliciting regarding preservation of historic funding for a master plan of the 7 Central Brighton resources. Blue Parkway Corridor, to be conducted by the Missouri Adopted Land Use Department of Transportation. Heavy industrial, open Interjurisdictional space Agreements ! The municipalities should explore The work of the Eastgate expanded working relationships Proposed Land Use with other agencies, related to Industrial Interjurisdictional Advisory Group has moved in the direction of formalizing identifying funding sources for Plans Affected an ongoing relationship between the both the master plan and related This recommendation affects the Town development activities. Such Fork Creek Area Plan. municipalities of Kansas City, Raytown and Lee's Summit, a relationship agencies might include the Mid- America Regional Council, the

39 PLAN RECOMMENDATIONS

Missouri Department of Economic Development Plan in 1998. Together, Table 10. Organization of guidelines Development, and the Federal these plans, as well as subsequent plans, Design Guidelines Overview Highway Administration. defined the comprehensive character of ! Organization of the Guidelines the Brush Creek Corridor, one of ! Eastgate and Kansas City ! The nature of the cooperative Kansas City’s principal physical ! Area to Which Guidelines Apply relationship, and any related ! General Intent of the Guidelines landmarks, and an area that has, since planning and development Existing Urban Design Conditions the adoption of these plans, seen a opportunities, should be broadened ! Sub-Area #1 to include issues beyond resurgence in development interest, ! Sub-Area #2 both economic and community. ! Sub-Area #3 transportation planning, ! Sub-Area #4 specifically economic development One of the results of the combined Design Guidelines for Eastgate and community development. ! Linkages Brush Creek area initiatives was an ! View Corridors awareness of both the potential and the ! Architectural Character & Materials Design Guidelines Overview vulnerability of the extension of Brush ! Height/Density/Bulk Controls Creek Corridor to the east. That area, ! Build-To Lines and Setbacks Organization of the Guidelines ! Access This section provides a detailed look Eastgate is the subject of this land use ! Parking at the context for these guidelines, plan. Through the process of this plan, ! Streetscape including a description of existing urban the gateway nature of the Eastgate area ! Open Space ! Landscape design conditions in Eastgate, design was continually referenced and valued. ! Signage guidelines for the project area, and the The design guidelines presented in this ! Lighting pertinent sections of FOCUS Kansas report were created to reinforce the FOCUS Guidelines for Design Analysis standards of the Brush Creek Corridor. ! FOCUS Citywide Physical Framework Plan City that provide the foundation for the Use & Development Plan guidelines. Table10 at right provides a This consistency is promoted to both ! Citywide Physical Framework Plan: Implications for the Eastgate Corridor Land guide to the contents of this section. maintain a standard of aesthetic, and to further extend the identity and gateway ! FOCUS Overview: Building Blocks – Quality features of the area. PlacesCorridor to LiveLand and Use Work and Development Plan Eastgate and Kansas City ! Building Blocks: Quality Places to Live and In August 1995, the Board of Parks and Work – Implications for the Eastgate Recreation Commissioners approved ! Mixed-Use Design Guidelines (FOCUS the adoption of the Brush Creek Design Urban Core Plan) Guidelines. These guidelines set a ! Urban Core Plan – Implications for the standard for the physical and social Eastgate Corridor Land Use & Development Plan character of development that was ! Design Guidelines Summary further codified by the adoption of the

Brush Creek Corridor Land Use &

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Area to Which Guidelines Apply Figure 22. Urban design sub-areas ! Create urban development that The plan proposes guidelines for all accommodates the automobile, but areas of Eastgate. However, primary is designed particularly to serve emphasis and additional detail are the customer, employee, resident provided for those areas most likely to and visitor. experience development in the future. Specifically, these are the areas: Existing Urban Design ( 1) abutting Blue Parkway from Elmwood to Eastwood Trafficway, and Conditions in Eastgate (2) abutting Hardesty between its For purposes of describing existing intersection with Blue Parkway and urban design conditions, the Eastgate southward to 63rd Street. Corridor can currently be divided into four sub-areas (see Figure 22 at left).

General Intent of the Guidelines ! Improve the quality of life and Sub-Area #1: Blue Parkway – livability of Kansas City by Elmwood to Sni-a-bar ! Use public investment in the achieving high standards of design r in public improvements and Eastgate area to foster and private development near Blue encourage additional development that is designed in such a way as

Parkway. Sni-a-ba to further create value in the area. Elmwood ! Maintain and improve the image of the area. ! Create a climate for quality development and redevelopment, ! Create confidence in and provide and provide the design framework assurance of the consistent quality for public and private decisions of development in Eastgate about development and This section of the Eastgate Corridor ! Promote increased public use of redevelopment. contains the greatest concentration of Eastgate area improvements. ! Tie together the Eastgate (Blue commercial activity. Traveling east from ! Maintain and reinforce public Parkway) Corridor with the Brush Elmwood, the dominant built feature of investment in the Eastgate area, Creek Corridor to the west. this sub-area is the Blue River Bridge, a dated structure slated for replacement as including investment in ! Relate development to the part of the Blue River improvement beautification and flood control. neighboring areas, both physically project. The bridge spans not only the and visually. river, but also rail lines and local roads

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that provide access to the industrial At the eastern end of the Blue River Sub-Area #2: Blue Parkway – tenants to the north in the Blue Banks bridge there is a concentration of Sni-a-bar to KCSR Bridge Industrial Area, and to the south along individual commercial properties. Most Brighton Avenue. Brighton Avenue of the structures are stand-alone, and industrial facilities are not visible from some are reconverted residential Blue Parkway; only those tenants in the properties. There is one small strip Blue Banks Industrial Area, which complex on the south side of Blue immediately abuts the intersection of Parkway at the east end of the bridge. Blue Parkway and Elmwood, are With the notable exception of a fast visible, and only from that intersection. food restaurant on the southeast corner The mixed-use design guidelines of the Hardesty-Blue Parkway provided in FOCUS Kansas City apply intersection, there is limited parking, and to this intersection. commercial buildings have little or no setbacks from the public right-of-way. Commercial development continues The area has no eastward along Blue Parkway in this designated next section of the Eastgate Corridor; landscaping however, density levels drop features. Green dramatically to only a handful of space is generally businesses dotting either side of Blue limited to a few Parkway. The few existing structures mature trees display no cohesive design interspersed characteristics, but their scale remains among structures, small (one-story). The dominant and some architectural feature is the Kansas City overgrowth Southern Railroad trestle bridge. associated with a Constructed in 1929, the trestle, small feeder constructed of masonry, features two creek at the dominant stilted arches and a filigree of southwest corner smaller semicircular arches above. The of the Hardesty- trestle traverses Blue Parkway at one of Blue Parkway its lowest points of elevation within the intersection. Eastgate Corridor. Sub-Area #1

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Within this section of the Corridor, the dramatic, but no less characterized by natural landscape begins to emerge as a dense foliage which likewise screens dominant feature. As Blue Parkway this residential area, referred to in this continues east, the topography on either report as “Eastwood Hills.” side of the roadway rises. To the south and west, steep bluffs face the roadway. Sub-Area #3: Blue Parkway - Dense foliage throughout the area KCSR Bridge to Eastwood screens the scattered residential Trafficway development in this direction, referred to in this project as “Brown Estates.” At The final eastbound section of the the base of the bluffs, a small creek Eastgate Corridor is similar in character In contrast, the residential area known as parallels the roadway. Development on to the previous section, particularly in Brown Estates is completely screened this side of the road is afforded a wider terms of its topography. Development here from the effects of traffic, noise, and easement, but the creek presents an on the north and east side of the road is commercial development by the steep effective barrier to development closer limited to a few businesses whose topography and dense foliage along Blue to the base of the bluffs. To the north structures are minimal and without Parkway. Here the roadway elevation and east, the ascent is slightly less design significance. The topography on climbs, but does not meet, the elevation this side of the of the residential area. The only direct road is also access to this residential area, Brown similar to the Estates, is provided along this section of previous section; the Corridor at two points – Bennington however Avenue, and further south at 55th Street. residential Development along this side of the development in roadway is also sparse, but two of the Eastwood Hills structures exhibit some moderate design is closer to the characteristics. The remaining elements roadway here, of the original construction of these two and does not structures (a restaurant and a motel) have the benefit reflect both the style and the nature of of the same level their original purpose. Faced with rough, of screening stacked stone reminiscent of some of the provided by shelter structures found in Swope Park, Sub-Area #2 natural foliage. they are the last remaining vestige of the days when Blue Parkway served as a

43 PLAN RECOMMENDATIONS major entryway into Kansas City for Sub-Area #4: Hardesty - Blue motoring visitors. However, alterations Parkway to 63rd Street have been made to both that diminish This portion of the Eastgate study area is these design assets. dominated by residential development. The housing stock represents a wide Eastgate’s “gateway” significance is range of styles, but is dominated by also apparent when traveling this single-story ranch design, typical of the section of the Eastgate Corridor from post-50s era during which it was the west. Entering the study area constructed. A few houses are slightly northwest bound, the motorist is treated older, dating from between the 1920s to one of the significant viewscapes of and 1940s. These are either two-story downtown Kansas City, as cited in “shirtwaist” design, or smaller 1½-story FOCUS Kansas City. “bungalows.” The residential development is predominately limited to a one- block depth on both the east and west sides of Hardesty that runs approximately the northern most mile of have been abandoned. Directly east of Hardesty’s 1½- Hardesty, beyond the limited housing mile length in development, the grade is steep, again this section. leading up to the residential area known Streets in this as “Brown Estates.” Currently, only one area are street provides access to that generally not neighborhood from Hardesty. through streets, Sub-Area #3 and in some The Blue River runs directly behind the cases, street housing on the west side of Hardesty, limiting both lot size and future rights-of-way

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development. The southernmost part of Design Guidelines for Hardesty is undeveloped except for one industrial operation on the Eastgate northeast corner of Hardesty and 63rd Design guidelines for Eastgate are Street. This southern-most half-mile of organized into the following categories: Hardesty is characterized by dense foliage that abuts the Blue River on the ! Linkages west, and the neighboring bluffs to the ! View Corridors east. ! Architectural Character & Materials ! Height/Density/Bulk Controls ! Build-To Lines and Setbacks ! Access ! Parking ! Streetscape ! Open Space ! Landscape ! Signage ! Lighting

For each of the categories, the following information is provided in this section:

! Definition Sub-Area #4 ! Intent/Purpose ! Guidelines

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LINKAGES Definition: Physical and/or visual connections between important elements, including focal points and activity centers, inside and outside the project. Intent/Purpose: To strengthen relationships and encourage movement between important elements inside and outside the project; to improve the ease of orientation within the project; to help incorporate the image of the surrounding area within the project area; reinforce east/west connections within the city. Guidelines: (a) Pedestrian linkages should offer a variety of visual and textural stimuli; should provide locations for rest and relief from wind and hot sun, while connecting destinations where people work, play, and/or live; and should be designed for safety in terms of slopes, materials and visibility. (b) Projects should be designed in such a way as to not obstruct pedestrian linkages along Blue Parkway, or along Hardesty, and should contribute to providing a continuous pedestrian linkage both along Blue Parkway, along Hardesty, and between Blue Parkway and Hardesty. (c) General use parking lots should be located at logical points along pedestrian linkages where people may want to enter the pedestrian pathway, but they should be located to the side of, and not in the path of, pedestrian linkages. (d) Projects should be designed in such a way as to promote visual linkages along Blue Parkway, along Hardesty, and between the two major arterials. Alternatives for accomplishing this are: ! Providing clear fields of view across what otherwise might constitute a physical or psychological barrier, or ! Providing a focal point such as landscaping, sculpture, or a structure that would tend to draw the eye across physical and psychological barriers and thereby help to bridge them. (e) Focal points, such as certain types of landmarks, should be located at key visual points, including at locations where roadways or pedestrian ways make major directional changes, or at the intersection of two boulevards or at the intersection of a boulevard with an arterial street. Eastgate specific examples include the following intersections: ! Blue Parkway and Hardesty ! Blue Parkway and Sni-a-bar ! Blue Parkway and Eastwood Trafficway ! Hardesty and 63rd Street Continued on next page

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LINKAGES (continued) (f) Scale, massing, articulation and orientation of structures to be located adjacent to Blue Parkway should provide a compatible and inviting transition and linkage between the parkway and its immediate surroundings. Landscaping should also be used to provide a green linkage the length of Blue Parkway. (g) Developments along the length of Blue Parkway should incorporate some building materials or landscaping in common to help visually unify the Corridor and to help connect it to surrounding areas. (h) The Kansas City Southern Railroad Bridge should be considered as a central linkage element of the area, providing a primary orientation point for those outside the project area. The feature should be enhanced through the use of lighting and landscaping that would raise its influence as an orientation point. Blue Parkway should be widened, and the new alignment should route north and west bound traffic along the existing route, while the south and east bound lanes can be located to new roadway, which can be accommodated by the existing southern arch of the bridge. VIEW CORRIDORS Definition: Key visual connections between two points. Intent/Purpose: To preserve views of significant features within the Eastgate Corridor in order to help fix a positive image of the corridor in the minds of residents and visitors, aid the public in becoming more oriented within the area, and heighten “entrance experiences”: to make spatial relationships understandable through the visual tie between various elements in the landscape; to provide appropriate views into, out of, and within a development project. Guidelines: (a) Developments should include a plan to protect important views by designating on the site plan: ! Locations from which the views of downtown, Brush Creek, the Blue River, or the Kansas City Southern Railroad Bridge are visible, locations from which these views may be accessed, and the location of open space, buildings, landscaping, and pathways that will protect, provide access to, or provide a frame for these significant views: ! Locations from which views of landmarks, existing or future, are visible. Such landmarks may include fountains, sculpture or important architectural features either within the project or outside the project area. This also includes locations of open space, buildings, and pathways that will protect, provide access to, or provide a frame for these significant landmarks, and (b) Developments should not block significant views of downtown, Brush Creek, the Blue River, or the Kansas City Southern Railroad Bridge from adjacent landowners. (c) The site design should designate major entranceways into a development and include some type of entry features such as landscaping, an entry monument, sculpture or fountain.

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ARCHITECTURAL CHARACTER & MATERIALS Definition: The overall design type and detailing of structures, including construction materials. Intent/Purpose: To provide a consistent design within a project so that it harmonizes with, and has some elements in common with, other major developments in the vicinity of the project, and so that it will contribute to visually organizing and giving a human scale to the project; human scale is one that a person will feel comfortable with in terms of visual and physical perception of size, familiar features, and usability. Guidelines: (a) All buildings within any given development should use similar material, whether on attached or detached structures. (b) Simulated materials, such as stucco board and aluminum siding, are not allowed as exterior finish materials. (c) Development projects should have a consistent architectural design as reflected in building height and massing, and in architectural design details, as well as building materials. (d) Design of buildings on the perimeter of projects should reflect sensitivity to edge and boundary conditions, and should present the view of a finished edge to adjacent uses. This should include screening of mechanical equipment, loading docks, and trash receptacles. This should also include screening of parking lots as outlined in guidelines for PARKING. (e) The design of buildings should help reduce mass and contribute to a human scale of development through use of such techniques as using more than one color or texture on a façade, having a defined base and architecturally defined main entrances, step backs from the building base, an articulated façade and roof, and plane changes within the building elevations. HEIGHT/DENSITY/BULK CONTROLS Definition: (1) Height refers to either the height of the building in feet, or the number of stories. (2) Density is measured in dwelling units per acre and is further defined in Floor Area Ratio (FAR) which is the ratio of gross square footage of building to total gross square footage of land area. (3) Bulk refers to the massing of the building on the lot. Intent/Purpose: To develop controls that will result in structures in a project that are in scale with, and provide transitions to surrounding properties and uses, that do not significantly block views and sunlight, that are of a human scale and create a sense of space, that provide the perception of public accessibility to the project, that provide for development at a scale that is economically feasible, and that allow for development throughout the entire Eastgate area. Guidelines: (a) The height of buildings should be stepped down as they approach Blue Parkway: taller buildings and portions of buildings should be located further from the parkway, and shorter buildings and portions of buildings should be located closer to the parkway. Continued on next page

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HEIGHT/DENSITY/BULK CONTROLS (continued) (b) In general, the FAR for development along Blue Parkway should be no greater than 3.0. (c) In general, the height of structures above ground level including parking should not be greater than 5 stories. (d) Architects and planners should consider solar access in designing the height, massing and orientation of buildings; building design and siting should minimize the blocking of sunlight. (e) Buildings should have a defined base and architecturally defined main entrances, step backs from the building base, an articulated façade and roof, and plane changes within the building elevations to minimize the bulk and mass of buildings, and to create a human scale and perception of public accessibility for the project. (f) Building massing should reflect the general orientation of the road on which they are sited. BUILD-TO LINES & SETBACKS Definition: Build-to lines are lines that a designated façade of a building or buildings must be built on. Setback lines are lines that designate the minimum distance between a reference line (usually a property line) and a building, or portion thereof. Intent/Purpose: To provide for a cohesive development pattern along the Eastgate Corridor. Build-to lines may define an urban development character. Setbacks may help define the corridor, open space, or pedestrian areas. Guidelines: (a) Where a street wall exists, consisting of building fronts aligned with only a minimum setback from the street, infill buildings should maintain the existing setback and should be generally consistent with the existing setback of adjacent buildings. (b) The design of buildings should create a consistent, pleasing, urban-style street frontage by providing the maximum amount of building face along a frontage build-to line established at the minimum setback allowed in the Zoning Ordinance for residential uses, and at no more than 20 feet from the front property line for non-residential uses: ! At least eighty percent of the front façade of the building should be constructed on the build-to line: and, ! Two-thirds of the length of a build-to line along the frontage of the adjacent street, excluding driveways and streets, should be occupied by the façade of a building. For corner lots, the length of the build-to line should be two-thirds of the length of each adjacent street frontage.

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ACCESS Definition: The means of providing for physical movement into and out of a site by vehicles and pedestrians in order to enable the site to be utilized; a determining factor in the successful development of the site. Intent/Purpose: To provide opportunities for the public to walk or drive to and within the development while minimizing conflicts between the two; to promote an orderly, visually pleasing, and active street environment for workers, residents, and visitors; to accommodate the automobile but not at the expense of the customer, employee, resident, or visitor; to provide adequate and efficient servicing of the development by trucks and utility vehicles, but to minimize the visual and noise impact of such service. Guidelines: (a) Each development should include a clear, understandable, and landscaped pedestrian circulation system that provides pedestrian linkages between buildings, between parking lots and buildings, and between a development and adjacent uses. (b) Buildings on a development site should be located in a way that allows pedestrians to directly reach their destinations within the site, or to directly reach continuous pedestrian walkways linking destinations outside the development. Buildings should have entrances accessible to the pedestrian on all sides adjacent to a street. Site design should provide direct access into the buildings from the public sidewalk. (c) All access shall meet and should exceed the requirements of the Americans With Disabilities Act Accessibility Guidelines (ADAAG). (d) In order to minimize the disruption of green space and pedestrian pathways, curb cuts should be kept to a minimum; one curb cut is allowed for every 75 linear feet of frontage on the streets, with a minimum of one curb cut per property; the maximum width of a curb cut is 25 feet. Property owners should investigate sharing curb cuts. (e) Median cuts are restricted to no more than one cut for every 250 feet of parkway. (f) Access drives for service and delivery vehicles should be located so as not to disrupt other vehicular or pedestrian circulation, or to visually detract from the fronts of buildings or from focal points within the project or along the parkway. (g) The design and location of access drives and other roadways through a development should prevent headlights from shining into adjacent residential areas.

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PARKING Definition: Areas designated for the temporary storage of vehicles, either in surface lots or in structures. Intent/Purpose: To provide a temporary storage space for vehicles that will serve rather than dominate the development, especially visually; to be not generally visible, and to be screened: to provide convenient pedestrian connections to the structures or facilities that the parking serves. Guidelines: (a) In general, surface parking lots should be located at the sides or rear of structures. Surface parking lots must be separated from streets and parklands by a decorative wall, a berm or a solid landscape screen at least 4 feet in height. (b) Parking aisles are to be aligned perpendicular to the building’s façade that they serve, in order to minimize the number of traffic lanes pedestrians must cross. (c) Multiple small parking lots are more desirable than single large lots; larger surface lots should be subdivided with landscaped islands including trees. (d) Surface parking lots containing more than twenty-five spaces: ! Should provide landscaping within the parking lot equal to twelve percent of the gross parking lot area, including drives; and ! The landscaped area should contain at least one over-story tree for every two hundred (200) square feet of landscaped area. (e) Pedestrian walkways and plazas adjacent to parking and driveways should be visually and spatially separated from them through use of additional site elements including bollards, lighting, landscaping, and special pavement treatments. (f) Parking garages located above grade should be generally consistent in height with, but not taller than the height of the buildings in adjacent commercial and residential neighborhoods; should incorporate design approaches such as those outlined in Section D, Height/Density/Bulk controls, that can help make transitions to the scale of nearby buildings; should have screened openings that obscure the parked vehicles; and should be designed so that lighting in the structure, or from vehicles in the structure, does not shine or glare into adjacent uses. Exterior finishes of parking structures should match the adjacent occupied buildings that the parking serves.

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STREETSCAPE Definition: Consists of the roadway including medians and associated landscaping, fountains, sculpture, sidewalks, on-street parking, street lighting, pedestrian lighting, traffic signals, signs, benches, trash containers, newspaper and other vending machines, and bus shelters, within the area of the right-of-way. Intent/Purpose: To provide safety, comfort and convenience for pedestrians; to provide safety and ease of orientation for vehicle users; to provide a common design element throughout the development that can help to unify it; to provide a safe and pleasant separation of pedestrians and vehicles; to help make surrounding development to human scale and user-friendly; and to provide a generally pleasant environment. Guidelines: (a) All development and redevelopment projects should include a streetscape plan for all public streets within the development that includes all items listed in the definition in (1) above, unless otherwise approved. (b) All streetscape plans for boulevards or parkways are subject to review and approval by the Board of Parks and Recreation Commissioners. (c) All streetscape plans should consider materials used and amenities included in the streetscapes adjacent to the project, as well as the materials and character (traditional, contemporary) of the development/redevelopment project itself. (d) All streetscape plans shall include street tree plantings of a size, species, and spacing approved by the City Forester; all developments fronting a boulevard or parkway shall conform to Parks and Recreation’s Tree Master Plan for Boulevards and Parkways. (e) Unless there are physical barriers, all streetscapes in new developments along boulevards and parkways should include a 10-foot planting strip between the curb and the edge of the sidewalk, and a 6-foot sidewalk. Unless there are physical barriers, all new developments and redevelopments in other locations should have a minimum 6-foot planting strip and a 6-foot sidewalk. (f) The Kansas City Area Transportation Authority (KCATA) shall review all streetscape plans for arterial streets. KCATA shall designate locations for bus stops, bus shelters and bus pull-offs, which shall be included in the streetscape plan. All streetscape plans should also include sidewalks, benches and trash cans at bus stop locations. (g) In general, surface parking lots should be located at the sides or rear of structures. Surface parking lots must be separated from streets and parklands by a decorative wall, a berm or a solid landscape screen at least 4 feet in height. (h) Parking aisles are to be aligned perpendicular to the building’s façade that they serve, in order to minimize the number of traffic lanes pedestrians must cross.

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OPEN SPACE Definition: All areas not occupied by buildings or structures. Intent/Purpose: To provide positive space that is used to add value to the built environment; to provide opportunities for people to interact or feel comfortable, whether they are involved in active or passive enjoyment of the space: to complement and help unify the development; to preserve view corridors; and to break up building massing so as to provide a more human scale. Guidelines: (a) Open space should be designed as part of the overall building and project design and should not be considered space left over after the buildings are sited. (b) Each development’s open space should link directly with any adjacent City park, parkway or boulevard, through such methods as continuity of landscaping, paving materials, pathways, and unobstructed vistas. (c) The design of each development’s open space should include spaces that will attract activity, such as a courtyard with seating, a fountain, sculpture, a garden, or a shady pathway between buildings. (d) User safety should be a primary consideration in open space design. The spaces should convey a feeling of openness and security. Blind alley space and dead-end spaces are not acceptable. LANDSCAPE Definition: Plantings and associated hardscape (walls, solid edges/borders) within public and private open space. Intent/Purpose: To provide a setting or context for structures in a development that can provide the following benefits: minimize runoff, help cool the air, help purify the air by absorbing exhaust gases and giving off pure oxygen, help lower energy costs, help provide a habitat for birds and other wildlife, provide shade and comfort for pedestrians, help muffle noise, provide visual screens, provide a sense of scale that makes people feel more comfortable, contribute to surrounding property values, and attract and give pleasure to customers, clients and citizens by providing a pleasant transition from adjacent roadways into the development. Guidelines: All development and redevelopment projects should include a landscape plan that accomplishes the following: (a) Preserves healthy attractive plant materials of significant size (trees of a 5 inch caliper or larger); (b) Includes a combination of evergreen and deciduous plant material, preferably with multiple year-round ornamental qualities in coloration, bark, form, fragrance, fruit, and flowers; (c) Emphasizes low-maintenance, water-conserving plantings that are well-adapted to Kansas City’s climate and soils, including use of native plant materials; Continued on next page

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LANDSCAPE (continued) (d) Clusters plant materials to provide plantings that are less likely to dry out, and are easier to maintain than scattered single plants, shrubs, or trees; (e) Complements the project and the structures, including parking structures, by using a design that provides a frame for significant views, and screens for negative views, mitigates harsh environmental effects including summer sun and winter winds; (f) Avoids contributing to safety problems by avoiding landscaping that can block security lighting, and block public views into an area; (g) Includes a method for maintenance and replacement of plant materials; (h) Includes street tree plantings on all streets with a size, type, and spacing to be approved by the city Forester; in general, one street tree is required for every forty (40) feet of lineal footage. (i) Includes overstory trees of a minimum of 2.5 inch caliper and ornamental trees of a minimum of 1.5 inch caliper; and (j) Includes screening and landscaping of parking areas as stated in the Parking Guidelines. SIGNAGE Definition: A system of display boards or surfaces used for directions, identification, instructions, or advertising; usually consisting of lettering, pictures, diagrams, decoration, etc., often in combination, on a contrasting background surface. Intent/Purpose: To provide a clear, easily understandable, coordinated method of identifying, and giving directions to projects and places that is complementary to and not in conflict with, adjacent uses. Guidelines: (a) Signage should be only identification signs and directional signs; for purposes of identification, monument signs and wall signs are appropriate. (b) There should be no more than one sign per façade, not to exceed three signs per use; one monument sign may be substituted for one façade sign. Businesses that are part of a single planned development are limited to two façade signs per business. (c) Façade signs should be no more than 10 percent of the façade on which they are placed. (d) Monument signs should not exceed 50 square feet, including base, and should be horizontally oriented, with the base wider than the height. (e) No façade sign should be greater than 20 feet in height; no monument sign should be greater than 6 feet in height; the height of the base of the monument sign should be less than half the height of the whole sign including base. (f) Signs should be internally lit, or have indirect lighting; use of non-blinking neon may be appropriate in areas of intense activity. (g) Pylon signs and off-site advertising signs are not allowed. (h) Signs should be made of durable materials, and be complementary to materials used throughout the project; use of masonry and stone is desirable. Continued on next page

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SIGNAGE (continued) (i) Signage should be coordinated throughout the project in terms of materials and colors used, and lettering types; coordination with highly visible adjacent signage, in terms of size and materials used, is desirable. (j) Signage should be simple, clear, and legible in the circumstance in which it is seen; information on identification signage should only include company logo, name and address. (k) The location of signage should not block views or focal points, and should not obscure important architectural features. LIGHTING Definition: Natural and artificial sources of illumination, particularly street lighting, pedestrian level lighting, lighting of signs and architectural features. Intent/Purpose: To enable people within the development or passing by the development to see well enough to find their destinations and to conduct their activities safely; to enliven a development and set the overall mood of the development; to help increase the sense of security and not negatively impact surrounding residences. Guidelines: (a) Design of developments should include a site lighting plan to serve multiple purposes including vehicular and pedestrian safety and security, illumination of activity areas, and accent lighting for architectural features and landscaping. (b) Glare and spillage onto adjacent properties should be kept to a minimum through the use of cut-off fixtures or other devices; low- noise level lights should be used adjacent to residential uses. (c) Sidewalks and walkways should have pedestrian level lighting; combination pedestrian and street lighting is an acceptable option. (d) The design of exterior light fixtures should be consistent throughout a development, with the design complementary to the design of the overall development. The design and placement of exterior lighting fixtures should be coordinated with the design and placement of fixtures along boulevards and parkways, at locations where both fixtures would be visible at the same time.

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FOCUS Guidelines for FOCUS Citywide Physical Entranceways should be designed to give Framework Plan users a sense of arrival. FOCUS cites Design Analysis As one of the seven component plans of several gateway examples around the FOCUS, the purpose of the Citywide city; none of these are directly a part of Physical Framework Plan is to Eastgate. However, FOCUS does cite as “[weave] together a series of specific gateways some areas that give direction initiatives and actions to preserve and for Eastgate. “The valley formed by protect the city’s natural and historic Brush Creek and the connection to Ward resources, improve its transportation Parkway creates a visually interesting systems, enhance its utility and point of arrival.” This frames the infrastructure networks, and guide its entryway experience to Brush Creek development patterns.” The “Urban entering from the west. One of the issues Design and Development Guidelines” identified as part of the Eastgate planning FOCUS Kansas City, the City’s section provides specific definition and process is that the area, which serves as comprehensive plan, begun in 1992, direction toward those initiatives and the entryway experience to Brush Creek represents a unique partnership between actions. This section provides guidance from the east, does not provide the same the City of Kansas City, Missouri and its in eight areas, five of which have “visually interesting point of arrival.” citizens to develop an action plan for the particular relevance to Eastgate. Each is city’s next 25 years. FOCUS, as it is discussed below: Scenic Views. One of the prominent commonly referred to, stands for Forging views mentioned by FOCUS is from Our Comprehensive Urban Strategy, and Urban Design Elements Missouri Highway 350 just west of it sets priorities and guides decisions Raytown before the interchange with I- about neighborhoods, jobs, taxes, capital The elements reviewed in the Citywide 435. While this viewpoint is not from improvements, public safety, education Physical Framework Plan for an the Eastgate area, it is across the and more. The plan was adopted by City overall citywide context are: Eastgate area. Development in Eastgate Council in 1994. could have potential conflicts with ! Gateways and points of entry maintaining this scenic view, if not for This section reviews three specific ! Scenic views proper design guidelines. FOCUS documents, the guidelines and ! Landmarks recommendations contained in each with ! Commercial corridors Landmarks. FOCUS mentions several relevancy for Eastgate, and a discussion ! Waterways significant landmarks in the city, none of of the implications for the Eastgate which are located in Eastgate. However, Corridor Land Use & Development Gateways. As defined by FOCUS, it is not the intent of the FOCUS plan to Plan. gateways within Kansas City occur at be exclusionary with this list. In fact, engaging visual landmarks.

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FOCUS states, “Often, landmarks, accommodate public access adjacent to ! Review/approval requirements for which can range from an individual waterways. native tree removal and land building element to a district, serve as clearing. focal points within their immediate Natural Settings Guidelines ! Require review for replacement of context. These elements provide The FOCUS Citywide Physical certain tree species and sizes. familiarity and symbolize a particular Framework Plan gives the following area. New development should enhance ! Disseminate landscaping guidelines for natural settings: these elements.” requirements for development

including street trees and parking Topographic Conditions Guidelines. lots. Corridors. FOCUS defines corridors as ! Apply “best management “physical and cultural pathways that practices” to protect topographic ! Address microclimate influences connect people, neighborhoods and conditions. Avoid large cut and fill through landscaping. community anchors…. They also link areas to minimize environmental history, culture and ideas.” Although impacts. Water Resources Guidelines. FOCUS mentions several significant ! Mitigate flood threats to existing corridors in the city, none are located in ! Require design review of development within floodplains Eastgate. While the section of Blue developments on slopes greater using such techniques as dry flood Parkway that bisects the Eastgate area than 10 percent. proofing, berms, levees or other is not formally recognized by FOCUS ! Discourage development on slopes structural techniques. as a corridor, it clearly fits the greater than 25 percent. definition, and it has been recognized as ! Develop sustainable, a corridor by this planning process. ! On slopes over 10 percent, environmentally compatible encourage development clustering alternatives to the channeling of

and minimize visual impacts of rivers and waterways. Waterways. FOCUS recognizes the roads and structures particularly importance of waterways as a major on ridgelines. Land Development Guidelines physical organizing element in the city. Specifically, the Blue River Valley is ! Align roads and residential lots to The FOCUS Citywide Physical cited as perhaps the second most generally conform to topographic Framework Plan gives the following important waterway (next to the contour lines. guidelines for land development urban Missouri River) in defining the design and development: ! Minimize cutting and filling in character of the city over the course of naturally rolling terrain and ! Develop a streetscape concept its entire history. FOCUS goes on to floodplains. along the public sidewalk that is state that, “The City should designate compatible with the concept ! Landscape Standards Guidelines compatible land uses, protect views and adopted for that street in its area

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plan; walking should be safe and streetscape, architectural design urban transit stations in order to inviting. theme and dimension. encourage transit ridership ! Along pedestrian corridors, the ! Surface parking lots should be ! Prohibit automotive uses, such as primary entrance to commercial screened with a wall or landscape gas stations, car washes, and drive buildings should front directly treatment directly adjacent to the through restaurants, within 600 feet onto the pedestrian sidewalk with pedestrian sidewalk. of urban transit stations in a zero setback or onto a public pedestrian zones. ! Parking garages should be mixed- plaza adjacent to the sidewalk. use in character with storefront ! Provide incentives for mixed-use ! New development in urban oriented activities at ground level. development within 600 feet of commercial areas should reinforce The width of the parking garage urban transit stations; ground floor the character and density of the entrances should be minimized so as uses should be pedestrian intensive, area by having a minimum floor not to adversely impact pedestrian such as storefront retail. area ratio (FAR) of 1.0. flow. ! Cluster reinforcing public, ! All pedestrian street crossings ! On-street, parallel parking should be commercial, recreational, and should remain at the pedestrian preserved wherever possible. cultural activities in “hubs” or street/sidewalk level, except where “nodes” and along existing or ! New buildings, including low-to- necessary due to automobile potential transit corridors. moderate income housing, should be traffic volumes or significant designed to relate to the height, ! Preserve both nationally and locally market considerations. When scale, massing, and architectural designated historic structures in overhead walkways are deemed character of existing development in accordance with local ordinances appropriate, they should not block the area unless the area has been and the Secretary of Interior’s views of significant buildings or specifically designated for a different Guidelines for Historic landmarks. Their design should form of development in an area plan. Preservation. also be compatible with the ! Relate infill housing to the scale and buildings they link. General Settings Guidelines character of the existing or historic ! Pedestrian oriented uses, such as neighborhood. The FOCUS Citywide Physical retail storefronts, are encouraged Framework Plan gives the following along all pedestrian oriented ! Increase allowable development guidelines for general settings: streets. Frequent pedestrian density within ¼ mile of urban entrances to buildings are transit stations. ! Arterials or through traffic streets desirable. Pedestrian friendly should be located on the periphery ! Decrease parking requirements for of residential neighborhoods. streets have a consistent developments within ¼ mile of

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Arterials should not bisect ! Locate open spaces within planned so that runoff does not increase neighborhoods. developments to provide predevelopment levels, unless an continuity with adjacent public engineering storm drainage study ! Develop pedestrian access along all parks and open spaces. demonstrates otherwise. public controlled portions of the city’s waterways, and encourage ! Evaluate the natural drainage Utility Infrastructure Guidelines pedestrian access for privately features for storm water controlled areas. The FOCUS Citywide Physical conveyance, as opposed to requiring Framework Plan gives the following storm sewer systems; proposed ! Allow no permanent building guidelines for utility infrastructure: improvements that enhance water development within a 100-year quality and wildlife habitat should floodplain or floodway. ! For utility infrastructure, assess the be considered as a bonus. ! Identify and maintain scenic extent the proposed development easements and view corridors. complies with the direction ! Ensure that flood threats to provided by FOCUS. downstream property are not ! Create requirements that limit increased by the proposed ! Evaluate the proximity of the heights for buildings directly development. proposed development to existing fronting waterways and, thus, maximize views from buildings that water and sewer lines and the cost of public utility extensions. Citywide Physical Framework Plan: are farther from the waterway. Implications for the Eastgate ! Residential units should front ! Assess the proposed cost-share of Corridor Land Use & Development public and private investment for streets, particularly along Plan boulevards and parkways. utility extensions. Design Elements ! Eliminate new off-site advertising ! Ensure that any developer-financed signs and remove existing non- utility improvements meet City As a result of ongoing public conforming signs wherever legally requirements; this is particularly improvements, the Blue River has the possible. Lobby for changes in State important for improvements that the potential for being a physical amenity laws that allow local jurisdictions to City will ultimately own and and serving as a recreational destination. limit off-site advertising. maintain. This was the role originally conceived for it by the Parks Department nearly ! Minimize paved areas to provide for ! Restrict freeway advertising in the one hundred years ago under the maximum infiltration of city to collective “logo” advertising leadership of George Kessler, before precipitation. signs in cooperation with the industrialization and other factors led to Missouri Highway and ! Provide for on-site or district wide its neglect. Once the alignment and flood Transportation Department. detention/retention of storm water, control improvements are completed,

59 PLAN RECOMMENDATIONS the Blue River can provide an aesthetic Two visual elements in Eastgate are Eastgate, as it exists, has been identified and activity connector between the important in this discussion of gateways by neighbors and businesses as an area Brush Creek Corridor to the north and and scenic views. The first is the largely without an image – a “no-man’s west, and Swope Park to the south. The Kansas City Southern Railroad Bridge, land” between recognizable forms to Eastgate Land Use & Development which spans Blue Parkway just north the south and east, and to the west Plan will provide recommendations that and west of Eastwood Trafficway. This along Brush Creek. Eastgate would will help stabilize this area through this bridge, constructed in 1929, is the benefit from any initiative that will give important period of transition. single most readily identifiable image this area its own sense of place. The for the area. Rising grandly over Blue need for orientation is also critical in The Eastgate Corridor Land Use & Parkway with its open archwork design Eastgate, which serves as a corridor for Development Plan also recommends and finished concrete construction, it local residents and visitors traveling to that boulevard qualities be extended to represents both a literal and figurative destinations such as Swope Park, the Blue Parkway. Currently, Blue Parkway gateway element for the area, as well as Truman Sports Complex, various retains the boulevard character to the for the City. Specific design guidelines attractions along Brush Creek west of the Eastgate area. Indeed, the and recommendations for this feature Boulevard including the Country Club continuous southern thoroughfare of the will be discussed later in this section. Plaza, and connections to other major Brush Creek Corridor, comprised Another important element is the view transportation corridors such as I-435 (moving from west to east) of Volker corridor of the Kansas City downtown and 350 Highway. Boulevard, Swope Parkway and Blue skyline, visible just before one enters Parkway, retains the consistent the Eastgate area heading northwest Natural Settings boulevard character defined by the City from 350 Highway. Development The Eastgate area contains large tracts of in the public policy document, Major occurring in Eastgate should not only land that provide a richness of natural Street Plan, prepared by the City avoid detracting from either of these setting unusual in urban areas. Steep, Development Department and approved elements, but should be encouraged to dramatic bluffs rise over the Blue River by City Council in March, 1996. In enhance them where possible. Design valley and its feeder creeks. Local roads addition, Blue Parkway represents a guidelines provided in this plan are wind through densely wooded areas that significant link between the urban core intended to protect that scenic view. provide a habitat for a wide variety of and the city’s interstate and freeway wildlife, and create a natural buffer for system, both in terms of access and In addition, Eastgate needs, and neighborhoods from commercial development possibilities. Blue deserves, to have a better sense of form activity. These areas should be preserved Parkway deserves consideration also and orientation. Form and orientation where possible, and where development because suburban growth will only relate directly to the ability of residents occurs, these features should be valued serve to increase traffic. and visitors to recognize where they are and incorporated as much as possible. and understand where they are going.

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Land Development sidewalks. Natural features limit the commercial areas as they are to single- connectivity of local streets. The family housing developments. As stated throughout this report, the northwest portion of Eastgate is Eastgate area is poised for a potential particularly susceptible to storm water increase in development. Two major The 11 basic characteristics are: excesses that tax the capacity of area contributors to this are the major public ! Walking is feasible, safe, and pumping stations. If development infrastructure improvements associated inviting. activity increases, so will demand on with the Blue River, and the area’s these systems. The design guidelines, as ! Streets form a continuous network, gateway and transportation corridor well as the land use recommendations are of minimum width, are well feature. Because of this, it is and prototype plans, are intended to designed, and allow for adequate particularly important to consider begin addressing some of these public safety and traffic volume. FOCUS design guidelines regarding important utility infrastructure issues. how this anticipated development ! Transportation alternatives are should be integrated into the existing convenient and easy to use. FOCUS Overview: Building Blocks – development pattern: ! Existing valuable and historic Quality Places to Live and Work FOCUS also considers design elements buildings are refurbished and General Settings as part of its overview document, reused. Within Eastgate, Blue Parkway has Building Blocks. That document ! Buildings are designed to create or served as a marginally commercially connects the elements of all seven contribute to a sense of zoned corridor for some time. The FOCUS documents into twelve building community. commercial activity, however, is blocks, of which “Quality Places to sporadically sited, and inconsistent in Live and Work” is one. FOCUS ! Residential land use is an essential character and design. The Eastgate plan, Overview: Building Blocks gives the component of mixed-use through its land use recommendations, following discussion regarding “quality development. design guidelines, and prototype places to live and work”: ! Neighborhoods and commercial developments, seeks a higher standard districts have identifiable centers of commercial development in this area, What do Quality Places to Live and that create places for residents or through an organized and cohesive Work look like? employees to gather, interact, and approach. communicate, and that help create New development and redevelopment of all types in all areas of the city will an identity for the area. Utility Infrastructure include the following Quality Places ! New development occurs at infill Eastgate is an area with a wide range of characteristics. These design tenets are sites or contiguous to existing infrastructure issues. Most of the area is applicable to all land uses at all development and uses existing without sewers, curbs, gutters, and densities. They are as applicable to infrastructure effectively.

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! Neighborhoods and districts have area, and tie it to important features ! Create a new generation of urban distinct and identifiable characters. surrounding it, such as the Blue River amenities. and the Brush Creek Corridor. As the ! Development preserves or creates ! Recognize culture as commerce. dominant neighboring corridor, Brush open space, respects existing Creek provides the most significant ! Create and maintain America’s topography, and minimizes the benchmark for design. Therefore, the cleanest city. impact of development on the Brush Creek Design Guidelines are an natural environment. ! Retain and attract good business appropriate starting point for creating citizens and jobs. ! New development and design guidelines for the Eastgate infrastructure are built to be useful Corridor Land Use & Development Each of these Heart of the City for 100 years or more. Plan. Aspirations is given a geographical application. Particularly relevant to the These Quality Places Characteristics Mixed-Use Design Guidelines recommendations contained in this land use plan is the Mixed-Use Center will act as the basic framework from (FOCUS Urban Core Plan) application. The FOCUS Urban Core which to create high quality places to The FOCUS Urban Core Plan includes Plan makes the following recommenda- live and work. These characteristics eight goals, stated as “aspirations,” for tions regarding mixed-use design will be achieved by implementing the improving and maintaining the unique guidelines for the proposed mixed-use more specific strategies. These character and value of the city’s urban area at Blue Parkway and Hardesty. strategies will apply universally core, referred to in the plan as “the heart throughout the city. of the city.” These aspirations are: Walking is safe and inviting Building Blocks: Quality Places to ! Encourage windows and doors on ! Link activity centers with Live and Work – Implications for the street wall to increase pedestrian efficient, cost-effective safety and interest; when blank the Eastgate Corridor Land Use transportation alternatives. and Development Plan walls are unavoidable apply texture, The characteristics outlined in “Quality ! Reinforce, reaffirm and rebuild patterns, landscaping or other scale Places” describe a general framework our great and varied giving features including trellises, that broadly defines the design goals for neighborhoods. display cases and murals. Eastgate. Eastgate is an area that, taken ! Provide high-quality and ! Encourage building forms that as a whole, lacks many of the features accessible education for all provide shelter for pedestrians from of a “quality place.” Furthermore, residents of Kansas City. harsh summer sun and winter Eastgate has never been subject to a winds and allow access to warming comprehensive design vision that would ! Create great streets and revitalize boulevards. winter sun. Useful devices include both integrate development within the awnings, canopies and porticos.

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! Encourage building forms that ! Encourage new development, both ! Encourage more variation in minimize the creation of surface public and private, to include building facades and greater winds near the base of buildings fountains, the symbol of our city, harmony with older buildings including increases in variation of in public areas. through use of architectural the surface of the building skin embellishments, recessed windows ! Require the design of mechanical and multiple setbacks. Require and projecting cornices common exhausting systems that do not wind tunnel testing for buildings to older Kansas City buildings. detract from the quality of the above 10 stories. pedestrian environment by placing ! Allow architectural projections ! Encourage the incorporation of them at least 10’ above sidewalk beyond set back requirements on publicly visible art works in new level and directing louvers all areas of the building above 10 private development and in public upwards. feet above the sidewalk grade. spaces. Continue the 1% for Art ! Encourage highly defined public policy in building projects, Create an urban form that enhances architectural detail in new create a ½% for art program for all the urban core as the Heart of the development that is appreciable infrastructure projects and City from street level, such as building encourage similar investments in entrances, window, column, private developments ! For buildings of more than 10 stories, encourage buildings with spandrel, cornice, base, arch, and ! Require landscaping, lighting and sculptured forms that become lintel definitions. other beautification measures for more slender with increasing ! Discourage the use of reflective surface parking lots. height and have visually glass in new development to limit ! Require tree plantings in planting interesting tops. unwanted solar reflection. boxes of a minimum 32 square ! For buildings of more than 10 ! In higher density areas, encourage feet per tree to provide more soil stories, require new bulk controls ground level passageways through for the trees. based on three components of a buildings or blocks to increase the ! Encourage the specification of structure: base, lower tower and ease of pedestrian circulation and trees that have high branching upper tower. Base is a maximum the variety of pedestrian patterns and tolerate urban height of 1.25 times the width of experiences. conditions. the street and a minimum of .5 times the street width. ! Require new development to ! Encourage design of planting emphasize street front access and areas to allow for adequate ! Require integration of rooftop to limit inward-oriented or “mall- drainage, air exchange and mechanical facilities into overall like” activity at the center of the irrigation. form of the building. development.

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! Encourage the design of parking guidelines; allow for shifts in Guidelines for development between garage exteriors to respect visually boundaries to accommodate mixed-use areas and neighborhoods and integrate with adjacent growth of district areas. In addition to the basic design buildings and environment; ! Require proposed developments guideline, the following addresses the require ramping systems to occur to adhere to district specific special condition that occurs when on the inside of the garage to guidelines. neighborhoods are adjacent to mixed- retain non-sloping floors at the use areas. While mixed-use areas will perimeter. ! Require a review of proposed signage to ensure its handsome be allowed to develop and thrive as a ! Encourage the provision of transit design and legibility and its higher density mixed land use area, the shelters and bicycle parking racks adherence to district guidelines. boundaries of these will be contained. in new development proposals. The boundary serves two equally ! Create district gateways that important purposes: ! Encourage the coordination of readily identify the boundaries of development proposals along the district. ! Concentration of mixed use which proposed light rail alignments to will receive targeted incentives ensure that the projects do not Development preserves or creates open ! Protection of adjacent interfere with light rail plans and space, respects existing topography neighborhoods from development enhance their access to the and minimizes impact on the natural encroachment improved transit system and its environment operation. The mixed-use areas are flanked by ! Require new open spaces – both neighborhoods of rich history and ! Prohibit excessively illuminated or interior and exterior – to meet architectural character and which freestanding signs that contribute standards described in “Open benefit from their proximity to jobs, to visual clutter. Space Guidelines” matrix. goods and services. New development ! Encourage the design of signage in and improvements along these edges of ! Encourage the development of new or rehabilitation projects to be the mixed-use areas should step down open spaces that become part of an integrated with the scale, color and in height to the adjacent neighborhoods. interconnected pedestrian articulation of building design. Among the opportunities for network; create a pattern of open appropriate transition from the spaces such that all areas in the neighborhoods to the Corridor include: The Heart of the City districts have city are within a reasonable distinct and identifiable character distance to an accessible and ! Storefront offices which do not ! Identify and name existing districts desirable outdoor courtyard, park require the same locational criteria and establish boundaries for the or plaza. as retail could be utilized on the application of district specific first floor.

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! Residential uses could be located Urban Core Plan – Implications for setting that sits in sharp contrast to on the floors above. the Eastgate Corridor Land Use & more densely populated and developed neighborhoods to the west, east and ! Buildings should be sensitive to Development Plan north. The citizens of Eastgate, the neighborhood architecture and One of the prototype developments whether residents or employees, would character. outlined in the Eastgate Land Use and Development Plan is a mixed-use benefit from increased development ! The perimeter should be heavily variety, nodal in nature. This that would offer more commercial landscaped with shrubs, trees, and prototype is just that – a suggestion of opportunities, but should not have to earth berms. the type of development most sacrifice the quality of life they ! Traffic calming strategies should desirable, at a site that will be among currently have. Kansas City will be applied at neighborhood the most advantageous and desirable benefit from retaining such a unique entries. once the Blue River improvements are neighborhood setting as a residential completed. The area is lacking in the option within the urban core. ! Parking for businesses could be type of neighborhood-based services to provided as a buffering use. Design Guidelines Summary Parking designed as a buffer be found in such prototypes, and preliminary indications are that there is The guidelines are a tool for review of should have the following proposed development in the Eastgate characteristics: now, or soon will be, sufficient market to sustain this type of development area. The content of the guidelines is not intended to preclude the Parking lots will not be allowed activity. Furthermore, the intersection requirements of any city, state or on corners of blocks. of Blue Parkway and Hardesty, where the prototype is imagined, fits the federal ordinances. The guidelines are Parking lot sizes should be a classic definition of mixed-use. It is intended to provide a direction for the maximum of 150 feet in width. already the place in Eastgate where orderly development of the Eastgate Lots should be open when the commercial and residential meet. It is area. The guidelines also are intended businesses they support are open the best example in Eastgate showing to guide the character of the area. and either have fences and gates the critical need for good development Properly employed, they will to keep undesirable activity out of practices and proper design guidelines encourage a higher quality of the lots after hours or flex the lot to be employed, if future growth is to development, while at the same time, with local residents for parking be achieved. providing a greater sense of place for the area, and a greater sense of worth after hours. Eastgate neighborhoods are a unique for existing residents and businesses. asset within the city. Characterized by large lots lined along and atop high ridges, and surrounded by dense foliage, they offer an almost rural

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Prototype Development Projects

The Development Options explored Blue River through the planning process in Task 3 Coal Mine Road yielded four prototype projects that present potential ways of combining Brush Creek opportunities for private development A actions with private investment toward 1

improving the area and setting the stage Interstate-435 Blue Parkway Eastwood for additional investment within the Trafficway various commercial and residential areas of Eastgate. During the final analysis, three of the four development C options were selected for further discussion. In addition, a Design B Project was identified: the Blue Hardesty Avenue Avenue Hardesty Parkway Gateway Feature. Figure 23 pinpoints the location of the three prototype development projects and one design project, and the subsequent 63rd Street Trafficway pages describe each of the four projects in more detail. For each project, the Figure 23. Prototype project location map following information is provided:

• Location • Proposed Land Use • Development Characteristics • FOCUS Implications • Costs

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Prototype Project A: Hardesty & Blue Parkway

Blue River Planned industrial Location Planned business Generally in the area east of the Blue park River Bridge, to immediately west of the Kansas City Southern Railroad bridge.

Proposed Land Use Blue Parkway Mixed-use, including planned industrial to the northwest of the intersection, planned business park to the northeast, commercial to the southwest, and a combination of commercial, office and Commercial multi-family residential to the southeast. N Commercial, office, multi-family residential Hardesty Description Mixed use combines retail activity in support of both neighborhood and commercial/industrial uses. Street and traffic improvements and landscape buffers create pedestrian-friendly area.

Development Characteristics • Leading public infrastructure providing increased access to site • Leading public infrastructure providing flood relief • Land assembly creating developable areas

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Prototype Project B: → Bennington Ridge Future connection Location Immediately west of the intersection of Bennington Avenue and 55th Street.

Proposed Land Use Single family residential.

Description New street Market rate housing on site already targeted for residential development, consistent in scale with existing, neighboring residential development.

Development Characteristics • Market has already identified site’s New street potential New street • Connectivity issues associated with area topography largely dictate site plan • Higher density residential here balances with untypically low density levels for surrounding residential

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Prototype Project C: Blue River Ball Parks

Location West of Hardesty Avenue and east of Blue Parkway the Blue River, following its rechan- nelization.

Proposed Land Use Recreational and open space.

Description Ball diamonds Ball parks and park set in the corridor of Pedestrian bridge the rechanneled Blue River promote a more fitting use of reclaimed flood plain areas.

Development Characteristics • Leading public infrastructure creates newly developable properties • Market demand exists for recreational fields, particularly ball parks

• Recreational use provides more Brighton

appropriate buffer between flood Hardesty areas and nearby residential and

commercial areas Blue River • Public and philanthropic support is required.

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Design Project 1: Blue Parkway Gateway Feature

Location The Kansas City Southern Railroad bridge, located on Blue Parkway approximately halfway between Eastwood Trafficway to the southeast and Hardesty to the west.

Description The Kansas City Southern Railroad bridge, spanning Blue Parkway at a dramatic height, has long been the most recognizable built feature of the Eastgate area. Constructed in 1929, the masonry trestle features two dominant stilted arches and a filigree of smaller semicircular arches above. The trestle traverses Blue Parkway at one of the • Blue Parkway should be given a design rerouting north and westbound corridor’s lowest elevations, increasing and alignment treatment consistent traffic to the current roadway. the dramatic effect, but surrounding with its designation as a parkway. • The bridge should be treated as a foliage obstructs much of the structure. • Blue Parkway should be widened for gateway design feature through the Currently, Blue Parkway only runs the length between the Blue River use of appropriate landscaping through the easternmost of the two Bridge to the west, to its conclusion around the base of the bridge and stilted arches, while the westernmost as it merges with 350 Highway to the aesthetic lighting to illuminate spans only vacant easement. south and east. Medians should be bridge features. At the time of

added, and appropriate plantings this report, a request has been Design Recommendations incorporated into the medians. made to the Public Improvements To create a gateway feature for Blue • The new alignment of Blue Parkway Advisory Committee (PIAC) for Parkway and Eastgate: should take advantage of the these enhancements. unused archway of the bridge for south and eastbound traffic,

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Summary ! Establish design guidelines to This report represents the final report The plan recommendations address the assure compatible development. of this phase of the Eastgate Corridor role of public policy in guiding Specific design recommendations planning process. Additional work development in the Eastgate Corridor. include: remains to be done, including a 1. Extension of the boulevard Strategic Plan describing specific The plan's recommendations include designation along Blue Parkway actions to be taken toward the policy recommendations by category, completion of the projects and policies 2. Preservation of green space and and a redevelopment framework that recommended in this report. Following terrain where possible describes four prototype development completion of the Strategic Plan, an projects, to illustrate urban design 3. Gateway enhancements Implementation Plan will outline concepts as expression of the land use. recommendations for ongoing funding 4. Preservation of I-435 scenic and support of initiative. Key recommendations include: view of downtown Kansas City

! Adopt land use changes to make The Development Options explored existing land use consistent with through the planning process in Task 3 city comprehensive plan, FOCUS yielded three prototype projects and one Kansas City. design project that present potential ! Conduct a neighborhood street ways of combining opportunities for network connectivity study in private development actions with Brown Estates to determine what private investment toward improving improvements could be made to the area and setting the stage for make the street network more additional investment within the various consistent with FOCUS guidelines. commercial and residential areas of Eastgate. The proposed projects and ! Consider a Special Neighborhood land uses are: Overlay for Brown Estates, to

preserve the current density. Project Land Use ! Prototype Project A: Mixed use ! Establish a preliminary framework Hardesty & Blue Parkway for a proposed Blue Parkway ! Prototype Project B: Single family Corridor Task Force to address Bennington Ridge residential interjurisdictional transportation and ! Prototype Project C: Recreational development issues among Kansas Blue River Baseball Park and open space ! Design Project 1: Not applicable City, Raytown and Lee’s Summit. Blue Parkway Gateway Feature

71