Eight Visions for One Commmunity 3-Trails Community Improvement District Kansas City, Missouri Eight Visions for One Community
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eight visions for one commmunity 3-Trails Community Improvement District Kansas City, Missouri eight visions for one community prepared by The LAR 744 Community Planning and Design Studio Kansas State University College of Architecture, Planning + Design Department of Landscape Architecture/ Regional and Community Planning Manhattan, Kansas for The 3-Trails Community Improvement District Kansas City, Missouri Fall 2005 iintentntent aandnd ccreditsredits The planning and design process illustrated in this document was completed by the members of LAR 744 Community Planning and Design at Kansas State University during Fall 2005. The 3-Trails Community Improvement District provided an invaluable oppor- tunity for class members to gain fi rst hand experience working with a community and its stakeholders. In exchange, we hope that the ideas developed in these proposals serve as inspiration as the CID considers its future. These drawings and text represent a small part of the in-depth research and study conducted by the studio. Textbooks, internet sites, regional and municipal data, personal interviews and pub- lic meetings helped inform the process. A list of resources for each phase of the project are included at the back of this docu- ment. The assistance of the City of Kansas City Planning Depart- ment was particularly important to completion of the project as was the participation of guest lecturers Robert Gibbs, Lee Sobel and Michael Wallwork and visiting instructor Steve Rhoades. We greatly appreciate the enthusiasm and generous support offered by Lou Austin and the CID Board. LAR 744 Community Planning and Design Fall 2005 Zachary Borg Christopher Johnson Michael Rieger Ellen Calhoun Andrew Jordan Brandon Roberts Aaron Coleman Gary Jueneman Aaron Ross Jerod Eller Kyle Knecht Alison Schmack Bryan Elsey Ryan Kutz Wendy Seibel Chris Elsey Robert Malone Jeffrey Shoop Kyle Fitzgerald Katie Martin Akin Smith Judson Gladin Brandon McBride Stephanie Spencer Ryan Halterman Patrick Moran Stephen Thole Erin Hower Scott Nance Dennis Tonsor Anthony Howsden Andrew Pontius Luke Urie Bradley Hus Nathan Qualls Michael Verseman John Iffrig Jodi Reinholdt Catherine Wisian Stephanie Rolley, FASLA, AICP, Professor and Jarvis Chair Stephen Rhoades, ASLA, Visiting Instructor Patti Banks Associates and Mid-America Regional Council Amy Asher, Graduate Teaching Assistant ttableable ooff ccontentsontents rresearchesearch 1 iinventorynventory 7 ssolutionsolutions 2211 iimplementationmplementation rresourcesesources andand teamsteams 5599 inventory and analysis history context lecturersl study of community infrastructure BBoob Gibbs presentation of design principles and circulation design proposals land use LeeLLe Sobel greyfi eld precedents natural systems Michhaelh Wallworkk to the CID regulations retail markets culture precedents site visit and introduction to the CID design charrette with the CID stakeholders presentation of inventory and analysis to the CID AAUGUST SEPTEMBER OCTOBER NOVEMBER DECEMBER process diagram ccommunityommunity planning and design allows us to envision new futures for the places where we live. The studio studied contemporary community and design principles and examined greyfi eld redevelopments in the United States to learn more about ideas that could be applied to the 3-Trails Commu- nity Improvement District. In addition to student research, three guest lecturers visited Kansas State during the semester, providing information in three specifi c ar- eas. Lee Sobel, author of Greyfi elds to Goldfi elds, discussed exemplary greyfi eld redevelopment projects. Robert Gibbs, Gibbs Planning Group, helped the class analyze the potential development market for the area and shared information on successful retail projects. Michael Wallwork, Alternate Street Design, reviewed a new perspective on street design and presented the work he has completed for the 3-Trails CID. research shoppers want a sense of place that a the decline of conventional mall cannot offer. the indoor mall • Changing Demographics - Trends such as the The reasons malls like Bannister Mall are on the increasing number of two income households decline are not tangible or defi nite. However, leaves less time for shopping at a mall and there are new trends in retail development that places a premium on convenience. are replacing the old style of the monolithic • Failure to Reinvest - the Urban Land Institute mall. The indoor mall development style of a suggests that malls need to reinvent themselves large, centrally located large monolith structure every 5-10 years to remain competitive. Older of retail strip bound by large anchor stores has malls that have not experienced renewal been the trend for retail advancement over the through reinvestment may be less desirable past sixty years. Currently these types of mall to prospective tenants. developments are on the decline in many areas of the country. Not only are malls like Bannister Today, the giant mall that opened in 1980 has Mall not being designed and built, but these close to 40 empty store sites, roughly one-fourth “greyfi elds” are being replaced by new, innovative of the total. One of its four anchors, J.C. Penney, retail and mixed-use centers that provide more is set to close this summer. And with the decline diversity. “The term Greyfi eld, has been coined to of the mall itself, comes the decline of all the describe under performing or declining shopping businesses around the mall. The vacancy rates centers. While some analysts would only apply of the surrounding businesses are rising and the the term greyfi eld to larger regional malls, others area as a whole is on the decline. Other reasons have extended it to smaller shopping centers as for the decline of the mall include a change in well.” (www.uwex.edu) These greyfi eld shopping site demographics and a fall in user’s perception centers are typically older and likely have a poor of the mall. Issues such as increased crime and tenant mix or a high vacancy rate. Some reasons lack of site maintenance are all reasons that that malls like Bannister are on the decline may Banister Mall has seen a rapid decline. Shoppers include: (all of the following information: www. will choose to drive an extra fi fteen minutes if uwex.edu) they can reassure themselves of a safer, newer and well-maintained mall. • Population Shifts and New Suburban/Exurban of the area by bringing people into the site to live, levels, Bannister Mall and other retail cannot be Whatever the reason may be for the decline of Development. Many aging malls were built in work, and play all in the same core. supported. These people cannot afford to shop Bannister Mall, the Kansas City metropolitan area older inner ring areas. As population moved in the mall or do enough shopping to support the is inundated with Mono-mall structures and future away, retailers followed. Ironically, new retail retail in the area. is having the same impact on older malls that greyfi eld sites. Regardless of any underlying suburban decline Our research shows that within a 20 mile radius these malls had on downtowns 30 to 40 years reasons for the decline of Bannister Mall, the Over the last 20 years the area surrounding the 3- of Bannister Mall, the population has steadily ago. facts are that the competition from newer, nicer Trails CID has gradually decreased in population. malls is inevitable. Other malls in the region (Oak There are two main reasons as to why this has increased from 1980-2000. Also, there has been • Evolving retail formats - Retail formats such as Park Mall, Town Center, Independence Center, happened. One reason is that household income a steady decrease in population within the 3 – 5 lifestyle centers and the increasing number of Crown Center, Metcalf South), including outdoor has increased. Those with higher income levels mile radii from 1980-2000. Some of these areas big-box retailers are seizing market share. “ shopping centers like the Country Club Plaza are are leaving the Bannister Mall area relocating have higher household incomes that can support • Consumer Preferences - Traditionally, malls drowning Bannister Mall. The plan for the 3-Trails to high income level suburbs. With the 3-Trails malls and other retail. have been somewhat homogenous in their CID has to come in the form of mixed-use revival CID containing people with smaller income Race is another reason why there is a decrease appearance and tenant mix. Increasingly, 1 in population of the suburban Bannister Mall t traditional neighborhood developments area. Since 1980 the population of whites has (TNDs) decreased while an increase in all other races has increased. These races/cultures located Traditional Neighborhood Developments are a around the 3-Trails CID include Hispanic, Black, basis for suburban development. These designs and Muslim. Some of these cultural types are provide clearly defi ned neighborhood spaces, generally not “mall shoppers”. They prefer a pedestrian and vehicular circulation that connects market-style shopping atmosphere rather then several neighborhoods within the development, the enclosed mall. various housing types, and variety of uses provided to the residents. However, at any scale of community design there community design should be: principles for the CID - master plan transit oriented developments (TODs) - vehicular circulation Bannister Mall The idea behind Transit Oriented Development - pedestrian circulation (TODs) is that by clustering jobs, homes and entertainment in close proximity to each other, - buildings