Post on 18-Feb-2016
description
edible Streetscape
lykins walkthrough
junior high school
chestnut avenue
east gateway265
productive infill227
cleveland avenue
203
209
215
221
245
249
253
293
301
sheffield plaza
kit of parts
spruce avenue
commercial corridor173
transit hub
focus areas
NORTH SPACE
NORTH FACADES
SOUTH FACADES
SOUTH SPACE
NORTH SOUTH FACADE OVERLAY
NORTH SOUTH SPACE OVERLAY
commercial corridorOne of the most important aspects of urban design is consideration of contextual
relationships between local sites, their confines, areas they inhabit, and the city
as a whole. Due to the diversity of the avenue, both culturally and physically, an
informed design approach not only acknowledges and celebrates this diversity, but
embraces and adheres to it while creating a cohesive framework which formalizes
its experience spatially. That cohesive framework allows the avenue to establish
an identity from the collective of its parts. This is where the concept of avenue
assemblage and the ideology of macro to micro design become operable. 5
The Commercial Corridor design study looks at Independence Avenue proper
from the Paseo to Hardesty Avenue- an area characterized by unique cultural,
architectural, and historical heritage. Unfortunately, this unique character of the
Avenue is undermined by the discontinuous disposition of the street space.
The urban fabric of Independence Avenue is fragmented, riddled with voids of
parking lots, vacancies, and empty parcels, creating a physical challenge that
overwhelms any possibility of complete and consistent urban identity. This
ad hoc, disrupted condition becomes the foundation for developing an urban
design concept, which embraces voids along the street as an attribute, allowing
173
the creation of meaningful urban space. The reality of incompleteness forces
strategies of urbanization to consider inherited conditions and provide hierarchy
capable of establishing a new urban order.
The Commercial Corridor recognizes three generative orders along the avenue.
The first order of prominence along the avenue is topography, the most elemental
inherited condition of the urban landscape. A secondary order is assigned to
the concentration and distribution of colloquial culture and functional space.
Clusters of architectural artifacts preserved in fragments assign a tertiary
order. New hierarchical definitions of Independence Avenue emerge from these
orders. This definition allows development of design strategies for the physical
environment. The order of topography informs an urban strategy of creating
landmark destinations at high points in visual reference to each other, with low
areas designed for mobility between.
Acceptance of the inconsistency of physical and spatial morphology on the
avenue as an opportunistic condition informs an urban strategy of two basic
street design typologies compression and expansion. Infill is used to add density
to the street walls, containing distinct space of the avenue in the compression
typology. Parking lots and empty parcels become urban rooms, public gathering
spaces filling voids in the expansion typology. An urban strategy of districts and
nodes is informed by the order found in the cultural and functional concentrations
and clusters of preserved architecture. Three districts are identified based on
commercial activity, building stock, and potential for future development. Four
nodes are identified based on significant building or vacancy clusters, each
generating unique combinations of local design strategies.
174 Focus Areas
The urban strategies of compression and expansion, destination and mobility, along with the districts and nodes, provide a framework for a cohesive Indepen-dence Avenue, unifying a porous urban fabric conscious of its role as medium for experience of cultural, historical, functional, and architectural diversity.
commercial corridor
176 Focus Areas
Commercial District Building Footprints12.11.2012KCDC 2012 - 2013 Independence Avenue Commercial District
Implied Space with Sidewalks12.11.2012KCDC 2012 - 2013 Independence Avenue Commercial District
Watersheds in relation to Implied Space12.11.2012KCDC 2012 - 2013 Independence Avenue Commercial District
GRAC
E CH
RUCH
OF
THE
NAZA
RENE
BIEN
VENI
DO
N.E.
LAW
& P
UBLIC
SER
VICE
MAG
NET
HIGH
SCH
OOL
NORT
HEAS
T JU
NIOR
HIG
H SC
HOOL
THAC
HER
COMM
UNIT
Y CE
NTER
WAL
GREE
NSSP
ACE
BANK
MIN
I STO
RAGE
KANS
AS C
ITY
EMER
GENC
Y MA
NAGE
MENT
SOCI
AL S
ECUR
ITY
ADMI
NIST
RATI
ON
DON
BOSC
O CO
MMUN
ITY
CENT
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GROC
ERIE
S &
MORE
CVS
PHAR
MACY
SNYD
ERS
SUP
ER,A
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MAYF
AIR
CLEA
NERS
& LA
UNDR
Y
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PEND
ENCE
BOU
LEVA
RD C
HRIS
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COSE
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OS
APPL
E MA
RKET
SPAL
ITTO
S P
HARM
ACY
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DE
AGUA
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A
Business Districts & Street Front Buildings12.11.2012KCDC 2012 - 2013 Independence Avenue Commercial District
Street Front Compression-Release Sequence12.11.2012KCDC 2012 - 2013 Independence Avenue Commercial District
PLAZA
Compression & Release12.11.2012Independence Avenue Inventory MappingKCDC 2012 - 2013
Implied Space as Existing Site Framework12.11.2012Independence Avenue Inventory MappingKCDC 2012 - 2013
Commercial District Implied Space12.11.2012KCDC 2012 - 2013 Independence Avenue Commercial District
Implied Space with Parking Lots12.11.2012KCDC 2012 - 2013 Independence Avenue Commercial District
Green Spaces in Relation to Hydrology12.11.2012Independence Avenue Inventory MappingKCDC 2012 - 2013
Structureless Parcels in relation to Implied Space12.11.2012KCDC 2012 - 2013 Independence Avenue Commercial District
PLAZA
Compression-Release alignment to Green Space12.11.2012KCDC 2012 - 2013 Independence Avenue Commercial District
GENERATIVE PROCESS DRAWINGS
commercial corridor
Implied Space - Abstracted12.11.2012KCDC 2012 - 2013 Independence Avenue Commercial District
Implied Space as Existing Site Framework12.11.2012KCDC 2012 - 2013 Independence Avenue Commercial District
CHES
TNUT
AVEN
UE
SPRU
CE AV
ENUE
.9 MILE BETWEEN ELEVATIONAL HIGH POINTS
High Points in relation to Implied Space12.11.2012KCDC 2012 - 2013 Independence Avenue Commercial District
Structureless Parcels & Street Front Buildings 12.11.2012KCDC 2012 - 2013 Independence Avenue Commercial District
INDEPENDENCEPLAZAPARK
.55 MILE R ADIUS
.55 MMIILLEE RR AADDIIUUSS.5 MMIILLEE RR AADDIIUUSS
.25 MILE R ADIUS
.25 MILE R ADIUS.25 MILE R ADIUSILL
ADD
Walking Distance - Pedestrian Scale12.11.2012KCDC 2012 - 2013 Independence Avenue Commercial District
Proposed Site Development12.11.2012KCDC 2012 - 2013 ExpansionIndependence Avenue Commercial District
Street Wall
Overfill
Urban Room
InfillBuilding Footprint
Proposed Site Development12.11.2012KCDC 2012 - 2013 Independence Avenue Commercial District Building Footprint Commercial Infill
Residential Infill
Implied Space with Streets12.11.2012KCDC 2012 - 2013 Independence Avenue Commercial District
BUDD PARK
ELMWOODCEMETARY
SOCCERFIELDS
LYKINS SQUARE
KESSLER PARK
HARMONY PARK
FREEWAYPARK
PROSPECTPLAZAPARK
INDEPENDENCEPLAZAPARK
MAPLEPARK
Green Space in relation to Implied Space12.11.2012KCDC 2012 - 2013 Independence Avenue Commercial District
GRAC
E CH
RUCH
OF
THE
NAZA
RENE
BIEN
VENI
DO
N.E.
LAW
& P
UBLIC
SER
VICE
MAG
NET
HIGH
SCH
OOL
NORT
HEAS
T JU
NIOR
HIG
H SC
HOOL
THAC
HER
COMM
UNIT
Y CE
NTER
WAL
GREE
NSSP
ACE
BANK
MIN
I STO
RAGE
KANS
AS C
ITY
EMER
GENC
Y MA
NAGE
MENT
SOCI
AL S
ECUR
ITY
ADMI
NIST
RATI
ON
DON
BOSC
O CO
MMUN
ITY
CENT
ER
GROC
ERIE
S &
MORE
CVS
PHAR
MACY
SNYD
ERS
SUP
ER,A
RKET
MAYF
AIR
CLEA
NERS
& LA
UNDR
Y
INDE
PEND
ENCE
BOU
LEVA
RD C
HRIS
TIAN
CHU
RCH
COSE
NTIN
OS
APPL
E MA
RKET
SPAL
ITTO
S P
HARM
ACY
RIOS
DE
AGUA
VIV
A
Significant Buildings in relation to Implied Space12.11.2012KCDC 2012 - 2013 Independence Avenue Commercial District
Structureless Parcels, Street Front Buildings & Business Districts12.11.2012KCDC 2012 - 2013 Independence Avenue Commercial District
.25 MMIL RADDIUS
.25 MILE RRAADIUS.222555 MMMILEE RRADIUUUSMIL
DI
CHES
TNUT
AVEN
UE
MONR
OE AV
ENUE
JACK
SON
AVEN
UE
CHEL
SEA A
VENU
E
DENV
ER AV
ENUE
CYPR
ESS
AVEN
UE
HARD
ESTY
AVEN
UE
BENT
ON B
OULE
VARD
WAB
ASH
AVEN
UE
BROO
KLYN
AVEN
UE
High Density Traffic Points12.11.2012Independence Avenue Commercial DistrictKCDC 2012 - 2013
CHES
TNUT
AVEN
UE
SPRU
CE AV
ENUE
.9 MILE BETWEEN ELEVATIONAL HIGH POINTS
High Points in relation to Implied Space12.11.2012KCDC 2012 - 2013 Independence Avenue Commercial District
CHES
TNUT
AVEN
UE
SPRU
CE AV
ENUE
.9 MILE BETWEEN ELEVATIONAL HIGH POINTS
High Points in relation to Implied Space12.11.2012KCDC 2012 - 2013 Independence Avenue Commercial District
178 Focus AreasProposed Implied Space & Significant Buildings
12.11.2012KCDC 2012 - 2013 Independence Avenue Commercial District
Proposed Building Additions12.11.2012KCDC 2012 - 2013 ExpansionIndependence Avenue Commercial District
Proposed Buildings
Existing Buildings
Implied Space and Building Removal - Context12.11.2012KCDC 2012 - 2013 Independence Avenue Commercial District
Implied Space & Building Removal - Abstracted12.11.2012KCDC 2012 - 2013 Independence Avenue Commercial District
Proposed Implied Space12.11.2012KCDC 2012 - 2013 Independence Avenue Commercial District
Superimposition - Proposed & Existing Implied Space12.11.2012KCDC 2012 - 2013 Independence Avenue Commercial District
Commercial District Implied Space12.11.2012KCDC 2012 - 2013 Independence Avenue Commercial District
Implied Space as Existing Site Framework12.11.2012Independence Avenue Inventory MappingKCDC 2012 - 2013
Commercial District Implied Space12.11.2012KCDC 2012 - 2013 Independence Avenue Commercial District
DEVELOPMENT PROCESS
commercial corridor
The fragmentation of urban fabric is omnipresent along Independence Avenue. To make feasible propositions for improvement, this fragmentation must be accepted as a new reality and opportunity must be found in the voids. Independence Avenue exists beyond the boundary of the curb, the space of the Avenue is perceived to extend across parking lots and empty parcels to the furthest built or natural edge providing vertical spatial definition. Implied space is the combination of the Avenue proper and the adjacent space that seems to leak out. To identify pockets of potential in the implied space; sidewalks, curbs, roads, building footprints, and parking lots are overlaid; resulting in what can be called interstitial space. The interstitial space, the space remain-ing between existing elements in the environment, are spaces eligible for interim uses, temporary program that activates the void.
IMPLIED SPACE
Implied Space as Existing Site Framework12.11.2012Independence Avenue Inventory MappingKCDC 2012 - 2013
Commercial District Implied Space12.11.2012KCDC 2012 - 2013 Independence Avenue Commercial District
INTERSTINTERSTIITIIAL AL SPACEPACE
180 Focus Areas
0 100 200 400 800Scale 1= 350KCDC 2012 - 2013 Independence Avenue Commercial District 02.27.2013
Analytical Comparisons0 100 200 400 800
Scale 1= 350KCDC 2012 - 2013 Independence Avenue Commercial District 02.27.2013
Analytical Comparisons
0 100 200 400 800 Scale 1= 350
Ches
tnut
Ave
nue
Ches
tnut
Ave
nue
Spru
ce A
venu
eSp
ruce
Ave
nue
High Points in SectionKCDC 2012-2013 Independence Avenue Commercial District 02.27.2013
0 100 200 400 800 Scale 1= 350
Ches
tnut
Ave
nue
Ches
tnut
Ave
nue
Spru
ce A
venu
eSp
ruce
Ave
nue
Mid
dle
Scho
olM
iddl
e Sc
hool
High Point Node Parti KCDC 2012-2013 Independence Avenue Commercial District 02.27.2013
Central District East District West District
Districts in SectionKCDC 2012-2013 Independence Avenue Commercial District 02.27.2013 0 100 200 400 800 Scale 1= 350
Central District East District
West District
Districts PartiKCDC 2012-2013 Independence Avenue Commercial District 02.27.2013
IMPLIED SPACE
SECTIONAL RELATIONHIGH POINTS
DISTRICT DERIVATIONDISTRICT DERIVATION
0 100 200 400 800Scale 1= 350KCDC 2012 - 2013 Independence Avenue Commercial District 02.27.2013
Analytical Comparisons
Central District East District
West District
Districts PartiKCDC 2012-2013 Independence Avenue Commercial District 02.27.2013
0 100 200 400 800 Scale 1= 350
Topo Gradient Revealing Secondary High PointKCDC 2012-2013 Independence Avenue Commercial District 02.27.2013
Central District East District
West District
Districts PartiKCDC 2012-2013 Independence Avenue Commercial District 02.27.2013
Central DistrictEast District
West District
0 100 200 400 800Scale 1= 350
Cumulative Node Development PartiKCDC 2012-2013 Independence Avenue Commercial District 02.27.2013
VISUAL SPACE
SECTIONAL RELATIONSHIPS
DISTRICT DERIVATION
commercial corridor
0 100 200 400 800Scale 1= 350
Implied Space Node PartiKCDC 2012-2013 Independence Avenue Commercial District 02.27.2013
0 100 200 400 800Scale 1= 350KCDC 2012 - 2013 Independence Avenue Commercial District 02.27.2013
Analytical Comparisons
0 100 200 400 800 Scale 1= 350
Ches
tnut
Ave
nue
Ches
tnut
Ave
nue
Spru
ce A
venu
eSp
ruce
Ave
nue
Mid
dle
Scho
olM
iddl
e Sc
hool
High Point Node Parti KCDC 2012-2013 Independence Avenue Commercial District 02.27.2013
Central District East District
West District
Districts PartiKCDC 2012-2013 Independence Avenue Commercial District 02.27.2013
Developing the framework for Independence Avenue begins by reading the Avenue as implied and interstitial space. The second layer of consideration is topography, un-derstanding that high points have a visual connectivity which makes them strong destinations and low points lend themselves to be areas of mobility between destinations. The third layer of consideration is concentrations of cultural, histori-cal and functional diversity which identifies districts along the Av-enue, and nodes within districts.
MAJOR CONNECTIONS
HIGH POINTS
DISTRICTS AND NODES
VACANCIES AND PARKING LOTS
PEDESTRIAN NETWORK INTERACTION
MISALIGNMENT CONDITION
CORNER PARCEL CONDITION
Site Selection Analysis
A breakdown of sites reveals the multiple layers that contribute to the comprehensive site selection. Sites were chosen if they met more than one of the listed conditions. Each category led to development of guiding principles for design.
Cumulative Design Intervention Sites
Pedestrian Network Interaction
Vacant Parcels and Parking Lot Conditions
0 100 200 400 800Scale 1= 175
VACANT PARCEL
PARKING LOT
Corner Parcel Condition
Misalignment Condition
Site Selection Analysis
A breakdown of sites reveals the multiple layers that contribute to the comprehensive site selection. Sites were chosen if they met more than one of the listed conditions. Each category led to development of guiding principles for design.
Cumulative Design Intervention Sites
Pedestrian Network Interaction
Vacant Parcels and Parking Lot Conditions
0 100 200 400 800Scale 1= 175
VACANT PARCEL
PARKING LOT
Corner Parcel Condition
Misalignment Condition
Site Selection Analysis
A breakdown of sites reveals the multiple layers that contribute to the comprehensive site selection. Sites were chosen if they met more than one of the listed conditions. Each category led to development of guiding principles for design.
Cumulative Design Intervention Sites
Pedestrian Network Interaction
Vacant Parcels and Parking Lot Conditions
0 100 200 400 800Scale 1= 175
VACANT PARCEL
PARKING LOT
Corner Parcel Condition
Misalignment Condition
Site Selection Analysis
A breakdown of sites reveals the multiple layers that contribute to the comprehensive site selection. Sites were chosen if they met more than one of the listed conditions. Each category led to development of guiding principles for design.
Cumulative Design Intervention Sites
Pedestrian Network Interaction
Vacant Parcels and Parking Lot Conditions
0 100 200 400 800Scale 1= 175
VACANT PARCEL
PARKING LOT
Corner Parcel Condition
Misalignment Condition
182 Focus Areas
commercial corridor
A breakdown of sites reveals the multiple layers that contribute to the site selection. Sites were cho-sen based on the frequency of co-incidence of conditions mapped: corner parcel, misalignment, pe-destrian network interaction, va-cancies, and parking lots. Unique combination of coincidence led to development of guiding principles for design.
MOVE SURFACE PARKING OFF STREET
PROMOTE EASE OF WALKABILITY
GUIDING DESIGN PRINCIPLES
Before After
Before After
Before After
Before After
Before After
EMBRACE SPACIAL INTERLOCK CONDITIONS
IMPROVE ARCHITECTURAL INFRASTRUCTURE
ESTABLISH ARCHITECTURE ALONG CORNER PARCELS
SHIFT EXPOSED PARKING LOTS OFF AVENUE
CURRENT USE:
VACANT
SUGGESTED USE:
COMMUNITY CENTER HUB
Recreational Facilities
Private Practice Rooms
Fine Arts Studios
Flexible Event Space
Performing Arts Classrooms
Athletic Practice Facilities
PROMOTE EASE OF WALKABILITY
GUIDING DESIGN PRINCIPLES
Before After
Before After
Before After
Before After
Before After
EMBRACE SPACIAL INTERLOCK CONDITIONS
IMPROVE ARCHITECTURAL INFRASTRUCTURE
ESTABLISH ARCHITECTURE ALONG CORNER PARCELS
SHIFT EXPOSED PARKING LOTS OFF AVENUE
CURRENT USE:
VACANT
SUGGESTED USE:
COMMUNITY CENTER HUB
Recreational Facilities
Private Practice Rooms
Fine Arts Studios
Flexible Event Space
Performing Arts Classrooms
Athletic Practice Facilities
EMBRACE SPATIAL INTERLOCK CONDITION
PROMOTE EASE OF WALKABILITY
GUIDING DESIGN PRINCIPLES
Before After
Before After
Before After
Before After
Before After
EMBRACE SPACIAL INTERLOCK CONDITIONS
IMPROVE ARCHITECTURAL INFRASTRUCTURE
ESTABLISH ARCHITECTURE ALONG CORNER PARCELS
SHIFT EXPOSED PARKING LOTS OFF AVENUE
CURRENT USE:
VACANT
SUGGESTED USE:
COMMUNITY CENTER HUB
Recreational Facilities
Private Practice Rooms
Fine Arts Studios
Flexible Event Space
Performing Arts Classrooms
Athletic Practice Facilities
PROMOTE EASE OF WALKABILITY
GUIDING DESIGN PRINCIPLES
Before After
Before After
Before After
Before After
Before After
EMBRACE SPACIAL INTERLOCK CONDITIONS
IMPROVE ARCHITECTURAL INFRASTRUCTURE
ESTABLISH ARCHITECTURE ALONG CORNER PARCELS
SHIFT EXPOSED PARKING LOTS OFF AVENUE
CURRENT USE:
VACANT
SUGGESTED USE:
COMMUNITY CENTER HUB
Recreational Facilities
Private Practice Rooms
Fine Arts Studios
Flexible Event Space
Performing Arts Classrooms
Athletic Practice Facilities
STRATEGIC PERMEABILITY
PROMOTE EASE OF WALKABILITY
GUIDING DESIGN PRINCIPLES
Before After
Before After
Before After
Before After
Before After
EMBRACE SPACIAL INTERLOCK CONDITIONS
IMPROVE ARCHITECTURAL INFRASTRUCTURE
ESTABLISH ARCHITECTURE ALONG CORNER PARCELS
SHIFT EXPOSED PARKING LOTS OFF AVENUE
CURRENT USE:
VACANT
SUGGESTED USE:
COMMUNITY CENTER HUB
Recreational Facilities
Private Practice Rooms
Fine Arts Studios
Flexible Event Space
Performing Arts Classrooms
Athletic Practice Facilities
PROMOTE EASE OF WALKABILITY
GUIDING DESIGN PRINCIPLES
Before After
Before After
Before After
Before After
Before After
EMBRACE SPACIAL INTERLOCK CONDITIONS
IMPROVE ARCHITECTURAL INFRASTRUCTURE
ESTABLISH ARCHITECTURE ALONG CORNER PARCELS
SHIFT EXPOSED PARKING LOTS OFF AVENUE
CURRENT USE:
VACANT
SUGGESTED USE:
COMMUNITY CENTER HUB
Recreational Facilities
Private Practice Rooms
Fine Arts Studios
Flexible Event Space
Performing Arts Classrooms
Athletic Practice Facilities
PROMOTE EASE OF WALKABILITY
GUIDING DESIGN PRINCIPLES
Before After
Before After
Before After
Before After
Before After
EMBRACE SPACIAL INTERLOCK CONDITIONS
IMPROVE ARCHITECTURAL INFRASTRUCTURE
ESTABLISH ARCHITECTURE ALONG CORNER PARCELS
SHIFT EXPOSED PARKING LOTS OFF AVENUE
CURRENT USE:
VACANT
SUGGESTED USE:
COMMUNITY CENTER HUB
Recreational Facilities
Private Practice Rooms
Fine Arts Studios
Flexible Event Space
Performing Arts Classrooms
Athletic Practice Facilities
PROMOTE EASE OF WALKABILITY
GUIDING DESIGN PRINCIPLES
Before After
Before After
Before After
Before After
Before After
EMBRACE SPACIAL INTERLOCK CONDITIONS
IMPROVE ARCHITECTURAL INFRASTRUCTURE
ESTABLISH ARCHITECTURE ALONG CORNER PARCELS
SHIFT EXPOSED PARKING LOTS OFF AVENUE
CURRENT USE:
VACANT
SUGGESTED USE:
COMMUNITY CENTER HUB
Recreational Facilities
Private Practice Rooms
Fine Arts Studios
Flexible Event Space
Performing Arts Classrooms
Athletic Practice Facilities
ESTABLISH LANDMARKS AT CORNER PARCELS
184 Focus Areas
NORTHEAST MIDDLE SCHOOL
CHESTNUT INTERSECTIONKESSLER PARKHIGH POINT
GLADSTONE INTERSECTIONHISTORIC AREA
PROSPECT INTERSECTIONCOMMERCIAL CENTER
INDEPENDENCEPLAZA PARKHIGH DENSITYHOUSING
URBAN AGRICULTURE PUBLIC ENTRANCE AT AVENUE HIGH POINT
APPLE MARKETLOW POINT
RESIDENTIAL IMPACTON AVENUE
RESIDENTIAL IMPACTON AVENUE
COMMERCIAL CHARACTERWITHOUT STREETSCAPE
SIGNIFICANT EXISTINGURBAN ROOM
WELL DEVELOPEDHIGH DENSITYHOUSING
BENTON INTERSECTIONIMPROVEMENT PLAN
S
REDEVELOP ICONIC SCHOOL BUILDING INTO NEIGHBORHOOD CATALYST WITH ENVIABLE COMMUNITY DEVELOPMENT FUNCTIONS
ACTIVITY HUB WITH MONUMENT, PUBLIC ENTRANCE TO KESSLER PARK
ADVERTISE HISTORIC DISTRICT THROUGH CREATIVE STRATEGY
REVITALIZE PROSPECTAND INDEPENDENCE COMMERCIAL DISTRICT
TRANSIT STATION BRIDGING GAP BETWEEN CHESTNUT AND WESTGATEWAY
URBAN AGRICULTURE PUBLIC ENTRANCE AT AVENUE HIGH POINTWITH MONUMENT
BRING FRESH, HEALTHY FOOD TO APPLE MARKET WITH TEMPORARY ACTIVITY NODE
DENSIFY APPLE MARKET NEIGHBORS
GIVE PROGRAM TO SIGNIFICANT-URBAN ROOM SPACE
REDEVELOP ON-STREET PARKING AREA TO DENSIFY KEY DISTRICT
REPURPOSE SITES TORESTAURANT ROW
REPURPOSE SITES TO RESTAURANT ROW
TRANSIT STATION BRIDGING GAP BETWEENVAN BRUNT AND EASTGATEWAY
0 100 200 400 800Scale 1= 175
DESTINATION: PARKS AND BOULEVARDS PUBLIC ENTRANCE, HIGH POINT, MONUMENT
DESTINATION: FOOD JUNCTURE,MARKET, COMMON GATHERINGPOINT
DESTINATION: PUBLIC ENTRANCE TO URBAN AGRICULTURE PATHS,HIGH POINT, MONUMENT
DESTINATION: COMMUNITY CENTER, PUBLIC QUAD SPACE
MOBILITY: REDESIGN NEIGHBORHOODSAVENUE PRESENCE
MOBILITY: POTENTIALMIDPOINT TRANSITSTATION BEFORE WEST GATEWAY
MOBILITY: POTENTIAL MIDPOINT TRANSITSTATION MOBILITY: POTENTIAL MID-
POINT TRANSIT STATION
MOBILITY: REPURPOSE TO RESTAURANT ROW
MOBILITY: REPURPOSE TO-RESTAURANT ROW
MOBILITY: REDESIGN NEIGHBORHOODSAVENUE PRESENCE
MOBILITY: REDESIGN NEIGHBORHOODS AVENUE PRESENCE
MOBILITY: POTENTIALMIDPOINT TRANSIT STATION BEFOREEAST GATEWAY
EXPANSION: VISUAL ENTRY TOKESSLER PARK FACILITIES
EXPANSION: HYBRIDIZEDUSE OF SETBACK
EXPANSION: PUBLIC ENTRANCE TO URBAN AGRICULTURE
EXPANSION: EXISTING VACANT GREEN SPACE
SIGNIFICANT EXISTINGURBAN ROOM
HYBRIDIZED USE OF SETBACKFOR COMMERCIALIZATION
DESIGNED AVENUE CROSSING FOR URBAN AGRICULTURE AND LOCAL PATH SYSTEM
USE OF FACADE TO FRAME PUBLIC SPACE AND CONNECT NEW COMMERCIAL ACROSS AVENUE
DESIGNED AVENUE CROSSINGFROM KESSLER PARKAT CHESTNUT
Along Independence Avenue, many significant sites are identi-fied by the strategic selection pro-cess, but only those with the most overlap of selection conditions are considered as design interven-tion sites. The Chestnut Avenue, Cleveland Avenue, Spruce Avenue intersections and the Northeast Junior High School are selected as design intervention sites for their topographical, cultural, functional, and historic characteristics. High points Chestnut and Spruce are in-tersections with Kessler Park and the Productive Infill focus area, re-spectively, and though Cleveland is a low point on Independence, it is the location of apple market, an active social hub, and an intersec-tion with the hydrology path of the areas major watershed. Northeast Junior High School is some of the most socially valuable building stock on the avenue, and its pres-ence in the culture of the avenue positions its restoration as a ma-jor catalyst for future development and a force of change on the im-pression of the Northeast.
NORTHEAST MIDDLE SCHOOL
CHESTNUT INTERSECTIONKESSLER PARKHIGH POINT
GLADSTONE INTERSECTIONHISTORIC AREA
PROSPECT INTERSECTIONCOMMERCIAL CENTER
INDEPENDENCEPLAZA PARKHIGH DENSITYHOUSING
URBAN AGRICULTURE PUBLIC ENTRANCE AT AVENUE HIGH POINT
APPLE MARKETLOW POINT
RESIDENTIAL IMPACTON AVENUE
RESIDENTIAL IMPACTON AVENUE
COMMERCIAL CHARACTERWITHOUT STREETSCAPE
SIGNIFICANT EXISTINGURBAN ROOM
WELL DEVELOPEDHIGH DENSITYHOUSING
BENTON INTERSECTIONIMPROVEMENT PLAN
S
REDEVELOP ICONIC SCHOOL BUILDING INTO NEIGHBORHOOD CATALYST WITH ENVIABLE COMMUNITY DEVELOPMENT FUNCTIONS
ACTIVITY HUB WITH MONUMENT, PUBLIC ENTRANCE TO KESSLER PARK
ADVERTISE HISTORIC DISTRICT THROUGH CREATIVE STRATEGY
REVITALIZE PROSPECTAND INDEPENDENCE COMMERCIAL DISTRICT
TRANSIT STATION BRIDGING GAP BETWEEN CHESTNUT AND WESTGATEWAY
URBAN AGRICULTURE PUBLIC ENTRANCE AT AVENUE HIGH POINTWITH MONUMENT
BRING FRESH, HEALTHY FOOD TO APPLE MARKET WITH TEMPORARY ACTIVITY NODE
DENSIFY APPLE MARKET NEIGHBORS
GIVE PROGRAM TO SIGNIFICANT-URBAN ROOM SPACE
REDEVELOP ON-STREET PARKING AREA TO DENSIFY KEY DISTRICT
REPURPOSE SITES TORESTAURANT ROW
REPURPOSE SITES TO RESTAURANT ROW
TRANSIT STATION BRIDGING GAP BETWEENVAN BRUNT AND EASTGATEWAY
0 100 200 400 800Scale 1= 175
DESTINATION: PARKS AND BOULEVARDS PUBLIC ENTRANCE, HIGH POINT, MONUMENT
DESTINATION: FOOD JUNCTURE,MARKET, COMMON GATHERINGPOINT
DESTINATION: PUBLIC ENTRANCE TO URBAN AGRICULTURE PATHS,HIGH POINT, MONUMENT
DESTINATION: COMMUNITY CENTER, PUBLIC QUAD SPACE
MOBILITY: REDESIGN NEIGHBORHOODSAVENUE PRESENCE
MOBILITY: POTENTIALMIDPOINT TRANSITSTATION BEFORE WEST GATEWAY
MOBILITY: POTENTIAL MIDPOINT TRANSITSTATION MOBILITY: POTENTIAL MID-
POINT TRANSIT STATION
MOBILITY: REPURPOSE TO RESTAURANT ROW
MOBILITY: REPURPOSE TO-RESTAURANT ROW
MOBILITY: REDESIGN NEIGHBORHOODSAVENUE PRESENCE
MOBILITY: REDESIGN NEIGHBORHOODS AVENUE PRESENCE
MOBILITY: POTENTIALMIDPOINT TRANSIT STATION BEFOREEAST GATEWAY
EXPANSION: VISUAL ENTRY TOKESSLER PARK FACILITIES
EXPANSION: HYBRIDIZEDUSE OF SETBACK
EXPANSION: PUBLIC ENTRANCE TO URBAN AGRICULTURE
EXPANSION: EXISTING VACANT GREEN SPACE
SIGNIFICANT EXISTINGURBAN ROOM
HYBRIDIZED USE OF SETBACKFOR COMMERCIALIZATION
DESIGNED AVENUE CROSSING FOR URBAN AGRICULTURE AND LOCAL PATH SYSTEM
USE OF FACADE TO FRAME PUBLIC SPACE AND CONNECT NEW COMMERCIAL ACROSS AVENUE
DESIGNED AVENUE CROSSINGFROM KESSLER PARKAT CHESTNUT
IMPROVING NORTH TO SOUTH DIALOGUE
CUMULATIVE INTERVENTION SITES
186 Focus Areas
NORTHEAST MIDDLE SCHOOL
CHESTNUT INTERSECTIONKESSLER PARKHIGH POINT
GLADSTONE INTERSECTIONHISTORIC AREA
PROSPECT INTERSECTIONCOMMERCIAL CENTER
INDEPENDENCEPLAZA PARKHIGH DENSITYHOUSING
URBAN AGRICULTURE PUBLIC ENTRANCE AT AVENUE HIGH POINT
APPLE MARKETLOW POINT
RESIDENTIAL IMPACTON AVENUE
RESIDENTIAL IMPACTON AVENUE
COMMERCIAL CHARACTERWITHOUT STREETSCAPE
SIGNIFICANT EXISTINGURBAN ROOM
WELL DEVELOPEDHIGH DENSITYHOUSING
BENTON INTERSECTIONIMPROVEMENT PLAN
S
REDEVELOP ICONIC SCHOOL BUILDING INTO NEIGHBORHOOD CATALYST WITH ENVIABLE COMMUNITY DEVELOPMENT FUNCTIONS
ACTIVITY HUB WITH MONUMENT, PUBLIC ENTRANCE TO KESSLER PARK
ADVERTISE HISTORIC DISTRICT THROUGH CREATIVE STRATEGY
REVITALIZE PROSPECTAND INDEPENDENCE COMMERCIAL DISTRICT
TRANSIT STATION BRIDGING GAP BETWEEN CHESTNUT AND WESTGATEWAY
URBAN AGRICULTURE PUBLIC ENTRANCE AT AVENUE HIGH POINTWITH MONUMENT
BRING FRESH, HEALTHY FOOD TO APPLE MARKET WITH TEMPORARY ACTIVITY NODE
DENSIFY APPLE MARKET NEIGHBORS
GIVE PROGRAM TO SIGNIFICANT-URBAN ROOM SPACE
REDEVELOP ON-STREET PARKING AREA TO DENSIFY KEY DISTRICT
REPURPOSE SITES TORESTAURANT ROW
REPURPOSE SITES TO RESTAURANT ROW
TRANSIT STATION BRIDGING GAP BETWEENVAN BRUNT AND EASTGATEWAY
0 100 200 400 800Scale 1= 175
DESTINATION: PARKS AND BOULEVARDS PUBLIC ENTRANCE, HIGH POINT, MONUMENT
DESTINATION: FOOD JUNCTURE,MARKET, COMMON GATHERINGPOINT
DESTINATION: PUBLIC ENTRANCE TO URBAN AGRICULTURE PATHS,HIGH POINT, MONUMENT
DESTINATION: COMMUNITY CENTER, PUBLIC QUAD SPACE
MOBILITY: REDESIGN NEIGHBORHOODSAVENUE PRESENCE
MOBILITY: POTENTIALMIDPOINT TRANSITSTATION BEFORE WEST GATEWAY
MOBILITY: POTENTIAL MIDPOINT TRANSITSTATION MOBILITY: POTENTIAL MID-
POINT TRANSIT STATION
MOBILITY: REPURPOSE TO RESTAURANT ROW
MOBILITY: REPURPOSE TO-RESTAURANT ROW
MOBILITY: REDESIGN NEIGHBORHOODSAVENUE PRESENCE
MOBILITY: REDESIGN NEIGHBORHOODS AVENUE PRESENCE
MOBILITY: POTENTIALMIDPOINT TRANSIT STATION BEFOREEAST GATEWAY
EXPANSION: VISUAL ENTRY TOKESSLER PARK FACILITIES
EXPANSION: HYBRIDIZEDUSE OF SETBACK
EXPANSION: PUBLIC ENTRANCE TO URBAN AGRICULTURE
EXPANSION: EXISTING VACANT GREEN SPACE
NORTHEAST MIDDLE SCHOOL
CHESTNUT INTERSECTIONKESSLER PARKHIGH POINT
GLADSTONE INTERSECTIONHISTORIC AREA
PROSPECT INTERSECTIONCOMMERCIAL CENTER
INDEPENDENCEPLAZA PARKHIGH DENSITYHOUSING
URBAN AGRICULTURE PUBLIC ENTRANCE AT AVENUE HIGH POINT
APPLE MARKETLOW POINT
RESIDENTIAL IMPACTON AVENUE
RESIDENTIAL IMPACTON AVENUE
COMMERCIAL CHARACTERWITHOUT STREETSCAPE
SIGNIFICANT EXISTINGURBAN ROOM
WELL DEVELOPEDHIGH DENSITYHOUSING
BENTON INTERSECTIONIMPROVEMENT PLAN
S
REDEVELOP ICONIC SCHOOL BUILDING INTO NEIGHBORHOOD CATALYST WITH ENVIABLE COMMUNITY DEVELOPMENT FUNCTIONS
ACTIVITY HUB WITH MONUMENT, PUBLIC ENTRANCE TO KESSLER PARK
ADVERTISE HISTORIC DISTRICT THROUGH CREATIVE STRATEGY
REVITALIZE PROSPECTAND INDEPENDENCE COMMERCIAL DISTRICT
TRANSIT STATION BRIDGING GAP BETWEEN CHESTNUT AND WESTGATEWAY
URBAN AGRICULTURE PUBLIC ENTRANCE AT AVENUE HIGH POINTWITH MONUMENT
BRING FRESH, HEALTHY FOOD TO APPLE MARKET WITH TEMPORARY ACTIVITY NODE
DENSIFY APPLE MARKET NEIGHBORS
GIVE PROGRAM TO SIGNIFICANT-URBAN ROOM SPACE
REDEVELOP ON-STREET PARKING AREA TO DENSIFY KEY DISTRICT
REPURPOSE SITES TORESTAURANT ROW
REPURPOSE SITES TO RESTAURANT ROW
TRANSIT STATION BRIDGING GAP BETWEENVAN BRUNT AND EASTGATEWAY
0 100 200 400 800Scale 1= 175
DESTINATION: PARKS AND BOULEVARDS PUBLIC ENTRANCE, HIGH POINT, MONUMENT
DESTINATION: FOOD JUNCTURE,MARKET, COMMON GATHERINGPOINT
DESTINATION: PUBLIC ENTRANCE TO URBAN AGRICULTURE PATHS,HIGH POINT, MONUMENT
DESTINATION: COMMUNITY CENTER, PUBLIC QUAD SPACE
MOBILITY: REDESIGN NEIGHBORHOODSAVENUE PRESENCE
MOBILITY: POTENTIALMIDPOINT TRANSITSTATION BEFORE WEST GATEWAY
MOBILITY: POTENTIAL MIDPOINT TRANSITSTATION MOBILITY: POTENTIAL MID-
POINT TRANSIT STATION
MOBILITY: REPURPOSE TO RESTAURANT ROW
MOBILITY: REPURPOSE TO-RESTAURANT ROW
MOBILITY: REDESIGN NEIGHBORHOODSAVENUE PRESENCE
MOBILITY: REDESIGN NEIGHBORHOODS AVENUE PRESENCE
MOBILITY: POTENTIALMIDPOINT TRANSIT STATION BEFOREEAST GATEWAY
EXPANSION: VISUAL ENTRY TOKESSLER PARK FACILITIES
EXPANSION: HYBRIDIZEDUSE OF SETBACK
EXPANSION: PUBLIC ENTRANCE TO URBAN AGRICULTURE
EXPANSION: EXISTING VACANT GREEN SPACE
Voids in the fragmented fabric of Independence Avenue overwhelm the object in such a way that it becomes a new reality of urban design. A non-porous street wall is no longer a feasible aspiration, nor would it properly acknowledge the origins of the place, so spaces among buildings must be made meaningful by strategies other than infill. At points of destination, conventional infill is used to make a dense street wall and at areas of mobility, a porous street wall is accepted, while larger voids on the avenue are maintained as ur-the avenue are maintained as ur-the avenue are maintained as urban rooms. Meaningful expansion occurs at the Chestnut connec-tion to Kessler Park, the setback of the Apple Market parking lot, the Productive Infill intersection at Spruce, and the setback of the Northeast Junior High School.
NORTHEAST MIDDLE SCHOOL
CHESTNUT INTERSECTIONKESSLER PARKHIGH POINT
GLADSTONE INTERSECTIONHISTORIC AREA
PROSPECT INTERSECTIONCOMMERCIAL CENTER
INDEPENDENCEPLAZA PARKHIGH DENSITYHOUSING
URBAN AGRICULTURE PUBLIC ENTRANCE AT AVENUE HIGH POINT
APPLE MARKETLOW POINT
RESIDENTIAL IMPACTON AVENUE
RESIDENTIAL IMPACTON AVENUE
COMMERCIAL CHARACTERWITHOUT STREETSCAPE
SIGNIFICANT EXISTINGURBAN ROOM
WELL DEVELOPEDHIGH DENSITYHOUSING
BENTON INTERSECTIONIMPROVEMENT PLAN
S
REDEVELOP ICONIC SCHOOL BUILDING INTO NEIGHBORHOOD CATALYST WITH ENVIABLE COMMUNITY DEVELOPMENT FUNCTIONS
ACTIVITY HUB WITH MONUMENT, PUBLIC ENTRANCE TO KESSLER PARK
ADVERTISE HISTORIC DISTRICT THROUGH CREATIVE STRATEGY
REVITALIZE PROSPECTAND INDEPENDENCE COMMERCIAL DISTRICT
TRANSIT STATION BRIDGING GAP BETWEEN CHESTNUT AND WESTGATEWAY
URBAN AGRICULTURE PUBLIC ENTRANCE AT AVENUE HIGH POINTWITH MONUMENT
BRING FRESH, HEALTHY FOOD TO APPLE MARKET WITH TEMPORARY ACTIVITY NODE
DENSIFY APPLE MARKET NEIGHBORS
GIVE PROGRAM TO SIGNIFICANT-URBAN ROOM SPACE
REDEVELOP ON-STREET PARKING AREA TO DENSIFY KEY DISTRICT
REPURPOSE SITES TORESTAURANT ROW
REPURPOSE SITES TO RESTAURANT ROW
TRANSIT STATION BRIDGING GAP BETWEENVAN BRUNT AND EASTGATEWAY
0 100 200 400 800Scale 1= 175
DESTINATION: PARKS AND BOULEVARDS PUBLIC ENTRANCE, HIGH POINT, MONUMENT
DESTINATION: FOOD JUNCTURE,MARKET, COMMON GATHERINGPOINT
DESTINATION: PUBLIC ENTRANCE TO URBAN AGRICULTURE PATHS,HIGH POINT, MONUMENT
DESTINATION: COMMUNITY CENTER, PUBLIC QUAD SPACE
MOBILITY: REDESIGN NEIGHBORHOODSAVENUE PRESENCE
MOBILITY: POTENTIALMIDPOINT TRANSITSTATION BEFORE WEST GATEWAY
MOBILITY: POTENTIAL MIDPOINT TRANSITSTATION MOBILITY: POTENTIAL MID-
POINT TRANSIT STATION
MOBILITY: REPURPOSE TO RESTAURANT ROW
MOBILITY: REPURPOSE TO-RESTAURANT ROW
MOBILITY: REDESIGN NEIGHBORHOODSAVENUE PRESENCE
MOBILITY: REDESIGN NEIGHBORHOODS AVENUE PRESENCE
MOBILITY: POTENTIALMIDPOINT TRANSIT STATION BEFOREEAST GATEWAY
EXPANSION: VISUAL ENTRY TOKESSLER PARK FACILITIES
EXPANSION: HYBRIDIZEDUSE OF SETBACK
EXPANSION: PUBLIC ENTRANCE TO URBAN AGRICULTURE
EXPANSION: EXISTING VACANT GREEN SPACE
NORTHEAST MIDDLE SCHOOL
CHESTNUT INTERSECTIONKESSLER PARKHIGH POINT
GLADSTONE INTERSECTIONHISTORIC AREA
PROSPECT INTERSECTIONCOMMERCIAL CENTER
INDEPENDENCEPLAZA PARKHIGH DENSITYHOUSING
URBAN AGRICULTURE PUBLIC ENTRANCE AT AVENUE HIGH POINT
APPLE MARKETLOW POINT
RESIDENTIAL IMPACTON AVENUE
RESIDENTIAL IMPACTON AVENUE
COMMERCIAL CHARACTERWITHOUT STREETSCAPE
SIGNIFICANT EXISTINGURBAN ROOM
WELL DEVELOPEDHIGH DENSITYHOUSING
BENTON INTERSECTIONIMPROVEMENT PLAN
S
REDEVELOP ICONIC SCHOOL BUILDING INTO NEIGHBORHOOD CATALYST WITH ENVIABLE COMMUNITY DEVELOPMENT FUNCTIONS
ACTIVITY HUB WITH MONUMENT, PUBLIC ENTRANCE TO KESSLER PARK
ADVERTISE HISTORIC DISTRICT THROUGH CREATIVE STRATEGY
REVITALIZE PROSPECTAND INDEPENDENCE COMMERCIAL DISTRICT
TRANSIT STATION BRIDGING GAP BETWEEN CHESTNUT AND WESTGATEWAY
URBAN AGRICULTURE PUBLIC ENTRANCE AT AVENUE HIGH POINTWITH MONUMENT
BRING FRESH, HEALTHY FOOD TO APPLE MARKET WITH TEMPORARY ACTIVITY NODE
DENSIFY APPLE MARKET NEIGHBORS
GIVE PROGRAM TO SIGNIFICANT-URBAN ROOM SPACE
REDEVELOP ON-STREET PARKING AREA TO DENSIFY KEY DISTRICT
REPURPOSE SITES TORESTAURANT ROW
REPURPOSE SITES TO RESTAURANT ROW
TRANSIT STATION BRIDGING GAP BETWEENVAN BRUNT AND EASTGATEWAY
0 100 200 400 800Scale 1= 175
DESTINATION: PARKS AND BOULEVARDS PUBLIC ENTRANCE, HIGH POINT, MONUMENT
DESTINATION: FOOD JUNCTURE,MARKET, COMMON GATHERINGPOINT
DESTINATION: PUBLIC ENTRANCE TO URBAN AGRICULTURE PATHS,HIGH POINT, MONUMENT
DESTINATION: COMMUNITY CENTER, PUBLIC QUAD SPACE
MOBILITY: REDESIGN NEIGHBORHOODSAVENUE PRESENCE
MOBILITY: POTENTIALMIDPOINT TRANSITSTATION BEFORE WEST GATEWAY
MOBILITY: POTENTIAL MIDPOINT TRANSITSTATION MOBILITY: POTENTIAL MID-
POINT TRANSIT STATION
MOBILITY: REPURPOSE TO RESTAURANT ROW
MOBILITY: REPURPOSE TO-RESTAURANT ROW
MOBILITY: REDESIGN NEIGHBORHOODSAVENUE PRESENCE
MOBILITY: REDESIGN NEIGHBORHOODS AVENUE PRESENCE
MOBILITY: POTENTIALMIDPOINT TRANSIT STATION BEFOREEAST GATEWAY
EXPANSION: VISUAL ENTRY TOKESSLER PARK FACILITIES
EXPANSION: HYBRIDIZEDUSE OF SETBACK
EXPANSION: PUBLIC ENTRANCE TO URBAN AGRICULTURE
EXPANSION: EXISTING VACANT GREEN SPACE
NORTHEAST MIDDLE SCHOOL
CHESTNUT INTERSECTIONKESSLER PARKHIGH POINT
GLADSTONE INTERSECTIONHISTORIC AREA
PROSPECT INTERSECTIONCOMMERCIAL CENTER
INDEPENDENCEPLAZA PARKHIGH DENSITYHOUSING
URBAN AGRICULTURE PUBLIC ENTRANCE AT AVENUE HIGH POINT
APPLE MARKETLOW POINT
RESIDENTIAL IMPACTON AVENUE
RESIDENTIAL IMPACTON AVENUE
COMMERCIAL CHARACTERWITHOUT STREETSCAPE
SIGNIFICANT EXISTINGURBAN ROOM
WELL DEVELOPEDHIGH DENSITYHOUSING
BENTON INTERSECTIONIMPROVEMENT PLAN
S
REDEVELOP ICONIC SCHOOL BUILDING INTO NEIGHBORHOOD CATALYST WITH ENVIABLE COMMUNITY DEVELOPMENT FUNCTIONS
ACTIVITY HUB WITH MONUMENT, PUBLIC ENTRANCE TO KESSLER PARK
ADVERTISE HISTORIC DISTRICT THROUGH CREATIVE STRATEGY
REVITALIZE PROSPECTAND INDEPENDENCE COMMERCIAL DISTRICT
TRANSIT STATION BRIDGING GAP BETWEEN CHESTNUT AND WESTGATEWAY
URBAN AGRICULTURE PUBLIC ENTRANCE AT AVENUE HIGH POINTWITH MONUMENT
BRING FRESH, HEALTHY FOOD TO APPLE MARKET WITH TEMPORARY ACTIVITY NODE
DENSIFY APPLE MARKET NEIGHBORS
GIVE PROGRAM TO SIGNIFICANT-URBAN ROOM SPACE
REDEVELOP ON-STREET PARKING AREA TO DENSIFY KEY DISTRICT
REPURPOSE SITES TORESTAURANT ROW
REPURPOSE SITES TO RESTAURANT ROW
TRANSIT STATION BRIDGING GAP BETWEENVAN BRUNT AND EASTGATEWAY
0 100 200 400 800Scale 1= 175
DESTINATION: PARKS AND BOULEVARDS PUBLIC ENTRANCE, HIGH POINT, MONUMENT
DESTINATION: FOOD JUNCTURE,MARKET, COMMON GATHERINGPOINT
DESTINATION: PUBLIC ENTRANCE TO URBAN AGRICULTURE PATHS,HIGH POINT, MONUMENT
DESTINATION: COMMUNITY CENTER, PUBLIC QUAD SPACE
MOBILITY: REDESIGN NEIGHBORHOODSAVENUE PRESENCE
MOBILITY: POTENTIALMIDPOINT TRANSITSTATION BEFORE WEST GATEWAY
MOBILITY: POTENTIAL MIDPOINT TRANSITSTATION MOBILITY: POTENTIAL MID-
POINT TRANSIT STATION
MOBILITY: REPURPOSE TO RESTAURANT ROW
MOBILITY: REPURPOSE TO-RESTAURANT ROW
MOBILITY: REDESIGN NEIGHBORHOODSAVENUE PRESENCE
MOBILITY: REDESIGN NEIGHBORHOODS AVENUE PRESENCE
MOBILITY: POTENTIALMIDPOINT TRANSIT STATION BEFOREEAST GATEWAY
EXPANSION: VISUAL ENTRY TOKESSLER PARK FACILITIES
EXPANSION: HYBRIDIZEDUSE OF SETBACK
EXPANSION: PUBLIC ENTRANCE TO URBAN AGRICULTURE
EXPANSION: EXISTING VACANT GREEN SPACE
DESTINATION & MOBILITY
COMPRESSION-RELEASE STRATEGY
188 Focus Areas
NORTHEAST MIDDLE SCHOOL
CHESTNUT INTERSECTIONKESSLER PARKHIGH POINT
GLADSTONE INTERSECTIONHISTORIC AREA
PROSPECT INTERSECTIONCOMMERCIAL CENTER
INDEPENDENCEPLAZA PARKHIGH DENSITYHOUSING
URBAN AGRICULTURE PUBLIC ENTRANCE AT AVENUE HIGH POINT
APPLE MARKETLOW POINT
RESIDENTIAL IMPACTON AVENUE
RESIDENTIAL IMPACTON AVENUE
COMMERCIAL CHARACTERWITHOUT STREETSCAPE
SIGNIFICANT EXISTINGURBAN ROOM
WELL DEVELOPEDHIGH DENSITYHOUSING
BENTON INTERSECTIONIMPROVEMENT PLAN
S
REDEVELOP ICONIC SCHOOL BUILDING INTO NEIGHBORHOOD CATALYST WITH ENVIABLE COMMUNITY DEVELOPMENT FUNCTIONS
ACTIVITY HUB WITH MONUMENT, PUBLIC ENTRANCE TO KESSLER PARK
ADVERTISE HISTORIC DISTRICT THROUGH CREATIVE STRATEGY
REVITALIZE PROSPECTAND INDEPENDENCE COMMERCIAL DISTRICT
TRANSIT STATION BRIDGING GAP BETWEEN CHESTNUT AND WESTGATEWAY
URBAN AGRICULTURE PUBLIC ENTRANCE AT AVENUE HIGH POINTWITH MONUMENT
BRING FRESH, HEALTHY FOOD TO APPLE MARKET WITH TEMPORARY ACTIVITY NODE
DENSIFY APPLE MARKET NEIGHBORS
GIVE PROGRAM TO SIGNIFICANT-URBAN ROOM SPACE
REDEVELOP ON-STREET PARKING AREA TO DENSIFY KEY DISTRICT
REPURPOSE SITES TORESTAURANT ROW
REPURPOSE SITES TO RESTAURANT ROW
TRANSIT STATION BRIDGING GAP BETWEENVAN BRUNT AND EASTGATEWAY
0 100 200 400 800Scale 1= 175
DESTINATION: PARKS AND BOULEVARDS PUBLIC ENTRANCE, HIGH POINT, MONUMENT
DESTINATION: FOOD JUNCTURE,MARKET, COMMON GATHERINGPOINT
DESTINATION: PUBLIC ENTRANCE TO URBAN AGRICULTURE PATHS,HIGH POINT, MONUMENT
DESTINATION: COMMUNITY CENTER, PUBLIC QUAD SPACE
MOBILITY: REDESIGN NEIGHBORHOODSAVENUE PRESENCE
MOBILITY: POTENTIALMIDPOINT TRANSITSTATION BEFORE WEST GATEWAY
MOBILITY: POTENTIAL MIDPOINT TRANSITSTATION MOBILITY: POTENTIAL MID-
POINT TRANSIT STATION
MOBILITY: REPURPOSE TO RESTAURANT ROW
MOBILITY: REPURPOSE TO-RESTAURANT ROW
MOBILITY: REDESIGN NEIGHBORHOODSAVENUE PRESENCE
MOBILITY: REDESIGN NEIGHBORHOODS AVENUE PRESENCE
MOBILITY: POTENTIALMIDPOINT TRANSIT STATION BEFOREEAST GATEWAY
EXPANSION: VISUAL ENTRY TOKESSLER PARK FACILITIES
EXPANSION: HYBRIDIZEDUSE OF SETBACK
EXPANSION: PUBLIC ENTRANCE TO URBAN AGRICULTURE
EXPANSION: EXISTING VACANT GREEN SPACE
NORTHEAST MIDDLE SCHOOL
CHESTNUT INTERSECTIONKESSLER PARKHIGH POINT
GLADSTONE INTERSECTIONHISTORIC AREA
PROSPECT INTERSECTIONCOMMERCIAL CENTER
INDEPENDENCEPLAZA PARKHIGH DENSITYHOUSING
URBAN AGRICULTURE PUBLIC ENTRANCE AT AVENUE HIGH POINT
APPLE MARKETLOW POINT
RESIDENTIAL IMPACTON AVENUE
RESIDENTIAL IMPACTON AVENUE
COMMERCIAL CHARACTERWITHOUT STREETSCAPE
SIGNIFICANT EXISTINGURBAN ROOM
WELL DEVELOPEDHIGH DENSITYHOUSING
BENTON INTERSECTIONIMPROVEMENT PLAN
S
REDEVELOP ICONIC SCHOOL BUILDING INTO NEIGHBORHOOD CATALYST WITH ENVIABLE COMMUNITY DEVELOPMENT FUNCTIONS
ACTIVITY HUB WITH MONUMENT, PUBLIC ENTRANCE TO KESSLER PARK
ADVERTISE HISTORIC DISTRICT THROUGH CREATIVE STRATEGY
REVITALIZE PROSPECTAND INDEPENDENCE COMMERCIAL DISTRICT
TRANSIT STATION BRIDGING GAP BETWEEN CHESTNUT AND WESTGATEWAY
URBAN AGRICULTURE PUBLIC ENTRANCE AT AVENUE HIGH POINTWITH MONUMENT
BRING FRESH, HEALTHY FOOD TO APPLE MARKET WITH TEMPORARY ACTIVITY NODE
DENSIFY APPLE MARKET NEIGHBORS
GIVE PROGRAM TO SIGNIFICANT-URBAN ROOM SPACE
REDEVELOP ON-STREET PARKING AREA TO DENSIFY KEY DISTRICT
REPURPOSE SITES TORESTAURANT ROW
REPURPOSE SITES TO RESTAURANT ROW
TRANSIT STATION BRIDGING GAP BETWEENVAN BRUNT AND EASTGATEWAY
0 100 200 400 800Scale 1= 175
DESTINATION: PARKS AND BOULEVARDS PUBLIC ENTRANCE, HIGH POINT, MONUMENT
DESTINATION: FOOD JUNCTURE,MARKET, COMMON GATHERINGPOINT
DESTINATION: PUBLIC ENTRANCE TO URBAN AGRICULTURE PATHS,HIGH POINT, MONUMENT
DESTINATION: COMMUNITY CENTER, PUBLIC QUAD SPACE
MOBILITY: REDESIGN NEIGHBORHOODSAVENUE PRESENCE
MOBILITY: POTENTIALMIDPOINT TRANSITSTATION BEFORE WEST GATEWAY
MOBILITY: POTENTIAL MIDPOINT TRANSITSTATION MOBILITY: POTENTIAL MID-
POINT TRANSIT STATION
MOBILITY: REPURPOSE TO RESTAURANT ROW
MOBILITY: REPURPOSE TO-RESTAURANT ROW
MOBILITY: REDESIGN NEIGHBORHOODSAVENUE PRESENCE
MOBILITY: REDESIGN NEIGHBORHOODS AVENUE PRESENCE
MOBILITY: POTENTIALMIDPOINT TRANSIT STATION BEFOREEAST GATEWAY
EXPANSION: VISUAL ENTRY TOKESSLER PARK FACILITIES
EXPANSION: HYBRIDIZEDUSE OF SETBACK
EXPANSION: PUBLIC ENTRANCE TO URBAN AGRICULTURE
EXPANSION: EXISTING VACANT GREEN SPACE
Accumulation of these urban de-sign strategies and site selection criteria allow a hierarchy of inter-criteria allow a hierarchy of inter-criteria allow a hierarchy of intervention to be established. Primary sites nodes at Chestnut Avenue, Cleveland Avenue, Spruce Avenue, and Northeast Junior High will be the first points of impact, driving development of secondary sites including transit stations, parking lot re-purposing, developing res-taurant rows and programming of major urban rooms. Intervention at the primary sites and support-ing development of the secondary sites are catalysts for improvement of the remainder of buildings and voids along Independence Av-enue, unified by streetscape and transit implemented along the full length of the avenue.
NORTHEAST MIDDLE SCHOOL
CHESTNUT INTERSECTIONKESSLER PARKHIGH POINT
GLADSTONE INTERSECTIONHISTORIC AREA
PROSPECT INTERSECTIONCOMMERCIAL CENTER
INDEPENDENCEPLAZA PARKHIGH DENSITYHOUSING
URBAN AGRICULTURE PUBLIC ENTRANCE AT AVENUE HIGH POINT
APPLE MARKETLOW POINT
RESIDENTIAL IMPACTON AVENUE
RESIDENTIAL IMPACTON AVENUE
COMMERCIAL CHARACTERWITHOUT STREETSCAPE
SIGNIFICANT EXISTINGURBAN ROOM
WELL DEVELOPEDHIGH DENSITYHOUSING
BENTON INTERSECTIONIMPROVEMENT PLAN
S
REDEVELOP ICONIC SCHOOL BUILDING INTO NEIGHBORHOOD CATALYST WITH ENVIABLE COMMUNITY DEVELOPMENT FUNCTIONS
ACTIVITY HUB WITH MONUMENT, PUBLIC ENTRANCE TO KESSLER PARK
ADVERTISE HISTORIC DISTRICT THROUGH CREATIVE STRATEGY
REVITALIZE PROSPECTAND INDEPENDENCE COMMERCIAL DISTRICT
TRANSIT STATION BRIDGING GAP BETWEEN CHESTNUT AND WESTGATEWAY
URBAN AGRICULTURE PUBLIC ENTRANCE AT AVENUE HIGH POINTWITH MONUMENT
BRING FRESH, HEALTHY FOOD TO APPLE MARKET WITH TEMPORARY ACTIVITY NODE
DENSIFY APPLE MARKET NEIGHBORS
GIVE PROGRAM TO SIGNIFICANT-URBAN ROOM SPACE
REDEVELOP ON-STREET PARKING AREA TO DENSIFY KEY DISTRICT
REPURPOSE SITES TORESTAURANT ROW
REPURPOSE SITES TO RESTAURANT ROW
TRANSIT STATION BRIDGING GAP BETWEENVAN BRUNT AND EASTGATEWAY
0 100 200 400 800Scale 1= 175
DESTINATION: PARKS AND BOULEVARDS PUBLIC ENTRANCE, HIGH POINT, MONUMENT
DESTINATION: FOOD JUNCTURE,MARKET, COMMON GATHERINGPOINT
DESTINATION: PUBLIC ENTRANCE TO URBAN AGRICULTURE PATHS,HIGH POINT, MONUMENT
DESTINATION: COMMUNITY CENTER, PUBLIC QUAD SPACE
MOBILITY: REDESIGN NEIGHBORHOODSAVENUE PRESENCE
MOBILITY: POTENTIALMIDPOINT TRANSITSTATION BEFORE WEST GATEWAY
MOBILITY: POTENTIAL MIDPOINT TRANSITSTATION MOBILITY: POTENTIAL MID-
POINT TRANSIT STATION
MOBILITY: REPURPOSE TO RESTAURANT ROW
MOBILITY: REPURPOSE TO-RESTAURANT ROW
MOBILITY: REDESIGN NEIGHBORHOODSAVENUE PRESENCE
MOBILITY: REDESIGN NEIGHBORHOODS AVENUE PRESENCE
MOBILITY: POTENTIALMIDPOINT TRANSIT STATION BEFOREEAST GATEWAY
EXPANSION: VISUAL ENTRY TOKESSLER PARK FACILITIES
EXPANSION: HYBRIDIZEDUSE OF SETBACK
EXPANSION: PUBLIC ENTRANCE TO URBAN AGRICULTURE
EXPANSION: EXISTING VACANT GREEN SPACE
NORTHEAST MIDDLE SCHOOL
CHESTNUT INTERSECTIONKESSLER PARKHIGH POINT
GLADSTONE INTERSECTIONHISTORIC AREA
PROSPECT INTERSECTIONCOMMERCIAL CENTER
INDEPENDENCEPLAZA PARKHIGH DENSITYHOUSING
URBAN AGRICULTURE PUBLIC ENTRANCE AT AVENUE HIGH POINT
APPLE MARKETLOW POINT
RESIDENTIAL IMPACTON AVENUE
RESIDENTIAL IMPACTON AVENUE
COMMERCIAL CHARACTERWITHOUT STREETSCAPE
SIGNIFICANT EXISTINGURBAN ROOM
WELL DEVELOPEDHIGH DENSITYHOUSING
BENTON INTERSECTIONIMPROVEMENT PLAN
S
REDEVELOP ICONIC SCHOOL BUILDING INTO NEIGHBORHOOD CATALYST WITH ENVIABLE COMMUNITY DEVELOPMENT FUNCTIONS
ACTIVITY HUB WITH MONUMENT, PUBLIC ENTRANCE TO KESSLER PARK
ADVERTISE HISTORIC DISTRICT THROUGH CREATIVE STRATEGY
REVITALIZE PROSPECTAND INDEPENDENCE COMMERCIAL DISTRICT
TRANSIT STATION BRIDGING GAP BETWEEN CHESTNUT AND WESTGATEWAY
URBAN AGRICULTURE PUBLIC ENTRANCE AT AVENUE HIGH POINTWITH MONUMENT
BRING FRESH, HEALTHY FOOD TO APPLE MARKET WITH TEMPORARY ACTIVITY NODE
DENSIFY APPLE MARKET NEIGHBORS
GIVE PROGRAM TO SIGNIFICANT-URBAN ROOM SPACE
REDEVELOP ON-STREET PARKING AREA TO DENSIFY KEY DISTRICT
REPURPOSE SITES TORESTAURANT ROW
REPURPOSE SITES TO RESTAURANT ROW
TRANSIT STATION BRIDGING GAP BETWEENVAN BRUNT AND EASTGATEWAY
0 100 200 400 800Scale 1= 175
DESTINATION: PARKS AND BOULEVARDS PUBLIC ENTRANCE, HIGH POINT, MONUMENT
DESTINATION: FOOD JUNCTURE,MARKET, COMMON GATHERINGPOINT
DESTINATION: PUBLIC ENTRANCE TO URBAN AGRICULTURE PATHS,HIGH POINT, MONUMENT
DESTINATION: COMMUNITY CENTER, PUBLIC QUAD SPACE
MOBILITY: REDESIGN NEIGHBORHOODSAVENUE PRESENCE
MOBILITY: POTENTIALMIDPOINT TRANSITSTATION BEFORE WEST GATEWAY
MOBILITY: POTENTIAL MIDPOINT TRANSITSTATION MOBILITY: POTENTIAL MID-
POINT TRANSIT STATION
MOBILITY: REPURPOSE TO RESTAURANT ROW
MOBILITY: REPURPOSE TO-RESTAURANT ROW
MOBILITY: REDESIGN NEIGHBORHOODSAVENUE PRESENCE
MOBILITY: REDESIGN NEIGHBORHOODS AVENUE PRESENCE
MOBILITY: POTENTIALMIDPOINT TRANSIT STATION BEFOREEAST GATEWAY
EXPANSION: VISUAL ENTRY TOKESSLER PARK FACILITIES
EXPANSION: HYBRIDIZEDUSE OF SETBACK
EXPANSION: PUBLIC ENTRANCE TO URBAN AGRICULTURE
EXPANSION: EXISTING VACANT GREEN SPACE
NORTHEAST MIDDLE SCHOOL
CHESTNUT INTERSECTIONKESSLER PARKHIGH POINT
GLADSTONE INTERSECTIONHISTORIC AREA
PROSPECT INTERSECTIONCOMMERCIAL CENTER
INDEPENDENCEPLAZA PARKHIGH DENSITYHOUSING
URBAN AGRICULTURE PUBLIC ENTRANCE AT AVENUE HIGH POINT
APPLE MARKETLOW POINT
RESIDENTIAL IMPACTON AVENUE
RESIDENTIAL IMPACTON AVENUE
COMMERCIAL CHARACTERWITHOUT STREETSCAPE
SIGNIFICANT EXISTINGURBAN ROOM
WELL DEVELOPEDHIGH DENSITYHOUSING
BENTON INTERSECTIONIMPROVEMENT PLAN
S
REDEVELOP ICONIC SCHOOL BUILDING INTO NEIGHBORHOOD CATALYST WITH ENVIABLE COMMUNITY DEVELOPMENT FUNCTIONS
ACTIVITY HUB WITH MONUMENT, PUBLIC ENTRANCE TO KESSLER PARK
ADVERTISE HISTORIC DISTRICT THROUGH CREATIVE STRATEGY
REVITALIZE PROSPECTAND INDEPENDENCE COMMERCIAL DISTRICT
TRANSIT STATION BRIDGING GAP BETWEEN CHESTNUT AND WESTGATEWAY
URBAN AGRICULTURE PUBLIC ENTRANCE AT AVENUE HIGH POINTWITH MONUMENT
BRING FRESH, HEALTHY FOOD TO APPLE MARKET WITH TEMPORARY ACTIVITY NODE
DENSIFY APPLE MARKET NEIGHBORS
GIVE PROGRAM TO SIGNIFICANT-URBAN ROOM SPACE
REDEVELOP ON-STREET PARKING AREA TO DENSIFY KEY DISTRICT
REPURPOSE SITES TORESTAURANT ROW
REPURPOSE SITES TO RESTAURANT ROW
TRANSIT STATION BRIDGING GAP BETWEENVAN BRUNT AND EASTGATEWAY
0 100 200 400 800Scale 1= 175
DESTINATION: PARKS AND BOULEVARDS PUBLIC ENTRANCE, HIGH POINT, MONUMENT
DESTINATION: FOOD JUNCTURE,MARKET, COMMON GATHERINGPOINT
DESTINATION: PUBLIC ENTRANCE TO URBAN AGRICULTURE PATHS,HIGH POINT, MONUMENT
DESTINATION: COMMUNITY CENTER, PUBLIC QUAD SPACE
MOBILITY: REDESIGN NEIGHBORHOODSAVENUE PRESENCE
MOBILITY: POTENTIALMIDPOINT TRANSITSTATION BEFORE WEST GATEWAY
MOBILITY: POTENTIAL MIDPOINT TRANSITSTATION MOBILITY: POTENTIAL MID-
POINT TRANSIT STATION
MOBILITY: REPURPOSE TO RESTAURANT ROW
MOBILITY: REPURPOSE TO-RESTAURANT ROW
MOBILITY: REDESIGN NEIGHBORHOODSAVENUE PRESENCE
MOBILITY: REDESIGN NEIGHBORHOODS AVENUE PRESENCE
MOBILITY: POTENTIALMIDPOINT TRANSIT STATION BEFOREEAST GATEWAY
EXPANSION: VISUAL ENTRY TOKESSLER PARK FACILITIES
EXPANSION: HYBRIDIZEDUSE OF SETBACK
EXPANSION: PUBLIC ENTRANCE TO URBAN AGRICULTURE
EXPANSION: EXISTING VACANT GREEN SPACE
NORTHEAST MIDDLE SCHOOL
CHESTNUT INTERSECTIONKESSLER PARKHIGH POINT
GLADSTONE INTERSECTIONHISTORIC AREA
PROSPECT INTERSECTIONCOMMERCIAL CENTER
INDEPENDENCEPLAZA PARKHIGH DENSITYHOUSING
URBAN AGRICULTURE PUBLIC ENTRANCE AT AVENUE HIGH POINT
APPLE MARKETLOW POINT
RESIDENTIAL IMPACTON AVENUE
RESIDENTIAL IMPACTON AVENUE
COMMERCIAL CHARACTERWITHOUT STREETSCAPE
SIGNIFICANT EXISTINGURBAN ROOM
WELL DEVELOPEDHIGH DENSITYHOUSING
BENTON INTERSECTIONIMPROVEMENT PLAN
S
REDEVELOP ICONIC SCHOOL BUILDING INTO NEIGHBORHOOD CATALYST WITH ENVIABLE COMMUNITY DEVELOPMENT FUNCTIONS
ACTIVITY HUB WITH MONUMENT, PUBLIC ENTRANCE TO KESSLER PARK
ADVERTISE HISTORIC DISTRICT THROUGH CREATIVE STRATEGY
REVITALIZE PROSPECTAND INDEPENDENCE COMMERCIAL DISTRICT
TRANSIT STATION BRIDGING GAP BETWEEN CHESTNUT AND WESTGATEWAY
URBAN AGRICULTURE PUBLIC ENTRANCE AT AVENUE HIGH POINTWITH MONUMENT
BRING FRESH, HEALTHY FOOD TO APPLE MARKET WITH TEMPORARY ACTIVITY NODE
DENSIFY APPLE MARKET NEIGHBORS
GIVE PROGRAM TO SIGNIFICANT-URBAN ROOM SPACE
REDEVELOP ON-STREET PARKING AREA TO DENSIFY KEY DISTRICT
REPURPOSE SITES TORESTAURANT ROW
REPURPOSE SITES TO RESTAURANT ROW
TRANSIT STATION BRIDGING GAP BETWEENVAN BRUNT AND EASTGATEWAY
0 100 200 400 800Scale 1= 175
DESTINATION: PARKS AND BOULEVARDS PUBLIC ENTRANCE, HIGH POINT, MONUMENT
DESTINATION: FOOD JUNCTURE,MARKET, COMMON GATHERINGPOINT
DESTINATION: PUBLIC ENTRANCE TO URBAN AGRICULTURE PATHS,HIGH POINT, MONUMENT
DESTINATION: COMMUNITY CENTER, PUBLIC QUAD SPACE
MOBILITY: REDESIGN NEIGHBORHOODSAVENUE PRESENCE
MOBILITY: POTENTIALMIDPOINT TRANSITSTATION BEFORE WEST GATEWAY
MOBILITY: POTENTIAL MIDPOINT TRANSITSTATION MOBILITY: POTENTIAL MID-
POINT TRANSIT STATION
MOBILITY: REPURPOSE TO RESTAURANT ROW
MOBILITY: REPURPOSE TO-RESTAURANT ROW
MOBILITY: REDESIGN NEIGHBORHOODSAVENUE PRESENCE
MOBILITY: REDESIGN NEIGHBORHOODS AVENUE PRESENCE
MOBILITY: POTENTIALMIDPOINT TRANSIT STATION BEFOREEAST GATEWAY
EXPANSION: VISUAL ENTRY TOKESSLER PARK FACILITIES
EXPANSION: HYBRIDIZEDUSE OF SETBACK
EXPANSION: PUBLIC ENTRANCE TO URBAN AGRICULTURE
EXPANSION: EXISTING VACANT GREEN SPACE
SYNTHESIS OF SITE DEVELOPMENT
HIERARCHY OF INTERVENTION SITES
190 Focus Areas
Building uses mapped along the commercial corridor of Independence Avenue reveal a distinct pattern. Break-down of the primary commercial region transitions to a block with residential buildings. This was utilized as the initial basis for developing distinct districts. The three dis-tricts were then named based on character, building use, and future development complementary to character and use.
A study of the building character, size, style, and orienta-tion led to further distinction between the districts. The Historic District features larger, more ornate buildings clad in red brick. In contrast, the Exchange District is warmer and richer in color with small one story buildings that lie perpendicular to the Avenue. Lastly, the Link District be-gins to incorporate warm sand brick with forest green de-tails in addition to roll-out retail structures.
District Divisions
HISTORIC DISTRICT EXCHANGE DISTRICT LINK DISTRICT
RESIDENTIAL VS. BUSINESS
IDENTIFYING DISTRICTS
District Divisions
HISTORIC DISTRICT EXCHANGE DISTRICT LINK DISTRICT
District Divisions
HISTORIC DISTRICT EXCHANGE DISTRICT LINK DISTRICT
192 Focus Areas
15.8%
-
9.1% 9.4% 20.4% 12.7% 15.7% 10.4% 0%7.7% 14.7% 12.6% 0% 7.6% 11.9%
7.2% 9.3% 7.1% 5.5% 14.2% 16.0% 12.0% 0%5.2% 6.5% 13.2% 22.3% 9.1% 1.8%
9.6% 3.1% 5.6% 5.1% 9.2% 1.6% 4.2% 0%0% 6.3% 5.4% 2.5% 4.2% 13.4%
PROPOSED NORTH TRANSFORMATION:
SIGNAGE AVERAGE: 8.0%
DOORS AVERAGE: 3.3%
WINDOWS AVERAGE 10.8%
EXISTING CONDITIONS
WINDOWS: 59.8%DOORS: 9.1%
SIGNAGE: 3.4%
commercial corridor
An important component of the overall fabric of the Com-mercial Corridor is the relation of buildings to public space on Independence Avenue. A study of facade po-rosity quantified the current conditions that exist within the street wall. The primary study region was selected because while a shift in building use is suggested, the cur-because while a shift in building use is suggested, the cur-because while a shift in building use is suggested, the current contribution to the street wall is notable and desired. Analyzing the percentage of existing facade dedicated to transparent windows, doors, and signage; allowed for tan-gible percentages to influence the design. As it currently exists, the facades have great opportunity for transforma-tion in improving visually permeable windows, easily ac-cessible doors, and consistent signage.
PROPOSED SOUTH TRANSFORMATION
15.8%
-
9.1% 9.4% 20.4% 12.7% 15.7% 10.4% 0%7.7% 14.7% 12.6% 0% 7.6% 11.9%
7.2% 9.3% 7.1% 5.5% 14.2% 16.0% 12.0% 0%5.2% 6.5% 13.2% 22.3% 9.1% 1.8%
9.6% 3.1% 5.6% 5.1% 9.2% 1.6% 4.2% 0%0% 6.3% 5.4% 2.5% 4.2% 13.4%
PROPOSED SOUTH TRANSFORMATION:
SIGNAGE AVERAGE: 11.3%
DOORS AVERAGE: 5.4%
WINDOWS AVERAGE 10.5%
EXISTING CONDITIONS
WINDOWS: 59.8%DOORS: 9.1%
SIGNAGE: 3.4%
194 Focus Areas
Ter
85 ROW 100 ROW 80 ROW80 ROW80 ROW80 ROW80 ROW80 ROW80 ROW80 ROW80 ROW
85 100 100 80 80 80 80
11 9 56 9 7 9 14 56 7 16 6 13 56 9 8 10 56 4 8 4 7 56 13 5 6 56 6 5 4 56 94
Ter
85 ROW 100 ROW 80 ROW
85 100 100 80 80 80 80
11 9 56 9 7 9 14 56 7 16 6 13 56 9 8 10 56 4 8 4 7 56 13 5 6 56 6 5 4 56 94
PROMOTE EASE OF WALKABILITY
BEFORE AFTER BEFORE AFTER
EMBRACE SPATIAL INTERLOCK CONDITIONS
IMPROVE ARCHITECTURAL INFRASTRUCTURE
CURRENT USE:
VACANT
SUGGESTED USE:
COMMUNITY CENTER HUB
Recreational Facilities
Private Practice Rooms
Fine A rts Studios
Flexible Event Space
Performing A rts Class rooms
Athletic Practice Facilities
BEFORE AFTER
SHIFT PARKING LOTS AWAY FROM AVENUE
BEFORE AFTER
ESTABLISH ARCHITECTURE ON CORNER PARCELS
BEFORE AFTER
RIGHT OF WAY STUDY
PEDESTRIAN ELEMENTS
MODIFICATION HIERARCHY
PROPOSED MODIFICATION
TERTIARY
PRIMARYSECONDARY
QUINCY
MYRTLEELMWOOD
BENTON
BROOKLYNPROSPECT
commercial corridor
Understanding the existing conditions of the pedestrian realm of Independence Avenue is necessary to make well-informed and well-prioritized improvements to street scape. The immediate right of way of the avenue is examined in plan and section to locate all greenery, lighting, street furniture, transit stops, and traffic lanes elements comprising the pedestrian realm. Extracting more positive elements trees, shrubs, street lighting and pedestrian lighting allows the avenue to be seen for what it is, and more importantly what it is not. From Cherry Street to Benton Boulevard, Independence Avenue is designated a boulevard, and the re-sulting trees, signage and lighting associated with that designation are quite visible in the extraction. The boulevard street scape is particularly evident in contrast to the street scape between Benton Boulevard and Norton Avenue, where trees and shrubs are sparse, and lighting occurs minimally as necessary. This stretch is identified as the top priority street scape intervention zone, and is studied in depth for specific needs. From this in depth study, and application of the overall avenue framework, three local typologies of street scape are developed, two accommodating mobility, and one accommodating destination. Mobility street scape serves vehicular and transit traffic, with more lane width dedicated to transportation. Destination street scape serves pedestrian occupation, with reduced transportation lane width and increased bike lane width, lighting and greenery.
MOBILITY 1 DESTINATION MOBILITY 2
196 Focus Areas
DETAIL: BENTON TO BATES
commercial corridor
While the top priority street scape intervention zone study results in three typical street types enabling either mobility or destina-tion at a local scale, study of the avenue as a whole results in typical street typologies performing similar function at a larger scale. All of Independence Avenue is developed as a complete street a thoroughfare for multiple modes of transit while also providing ample room and consideration for the safety of pedestrians. To do this, the street scape of Independence Avenue is designed in two distinct but complimentary layers: transportation and pedestrian. The transportation layer of the street scape includes streetcar routes and stops, bus routes and stops, vehicle traffic lanes and on-street parking, and bike lanes. The pedestrian layer of the street scape includes sidewalks, crosswalks, urban furniture, planters and bio swales. Streetscape of Independence Avenue which allows coexistence of pedestrians, vehicle traffic, and public transit ultimately enables commercial development by increasing accessibility to businesses in the Commercial Corridor.
TRANSPORTATION LAYER
PEDESTRIAN LAYER
COMPILATION
198 Focus Areas
13'-8" 12'-3"11'-10" 11'-0" 11'-0" 5'-0" 11'-3 1/2"5'-0" 19'-11" 12'-0"11'-0" 11'-0"9'-0" 5'-0" 15'-0 3/8"5'-0"
Sidewalk SidewalkEastbound Bike Lane
Westbound Bike Lane
Eastbound Lane Eastbound Lane Westbound Lane Westbound Lane Sidewalk SidewalkEastbound Bike Lane
Westbound Bike Lane
Eastbound Lane Eastbound Lane Westbound Lane Westbound LaneEastbound Bike Lane
Parallel Parking
Westbound Bike Lane
Variable Turn Lane Westbound LaneSidewalk SidewalkEastbound LaneEastbound Bike Lane
Parallel Parking
Parallel Parking
Westbound Bike Lane
Westbound LaneSidewalk SidewalkEastbound Lane
11'-0" 11'-0" 9'-0" 11'-0" 11'-0"9'-0" 5'-0"5'-0" 11'-10" 11'-0" 11'-0" 5'-0" 11'-3 1/2"5'-0" 11'-0" 11'-0"
13'-8" 12'-3"11'-10" 11'-0" 11'-0" 5'-0" 11'-3 1/2"5'-0" 19'-11" 12'-0"11'-0" 11'-0"9'-0" 5'-0" 15'-0 3/8"5'-0"
Sidewalk SidewalkEastbound Bike Lane
Westbound Bike Lane
Eastbound Lane Eastbound Lane Westbound Lane Westbound Lane Sidewalk SidewalkEastbound Bike Lane
Westbound Bike Lane
Eastbound Lane Eastbound Lane Westbound Lane Westbound LaneEastbound Bike Lane
Parallel Parking
Westbound Bike Lane
Variable Turn Lane Westbound LaneSidewalk SidewalkEastbound LaneEastbound Bike Lane
Parallel Parking
Parallel Parking
Westbound Bike Lane
Westbound LaneSidewalk SidewalkEastbound Lane
11'-0" 11'-0" 9'-0" 11'-0" 11'-0"9'-0" 5'-0"5'-0" 11'-10" 11'-0" 11'-0" 5'-0" 11'-3 1/2"5'-0" 11'-0" 11'-0"
13'-8" 12'-3"11'-10" 11'-0" 11'-0" 5'-0" 11'-3 1/2"5'-0" 19'-11" 12'-0"11'-0" 11'-0"9'-0" 5'-0" 15'-0 3/8"5'-0"
Sidewalk SidewalkEastbound Bike Lane
Westbound Bike Lane
Eastbound Lane Eastbound Lane Westbound Lane Westbound Lane Sidewalk SidewalkEastbound Bike Lane
Westbound Bike Lane
Eastbound Lane Eastbound Lane Westbound Lane Westbound LaneEastbound Bike Lane
Parallel Parking
Westbound Bike Lane
Variable Turn Lane Westbound LaneSidewalk SidewalkEastbound LaneEastbound Bike Lane
Parallel Parking
Parallel Parking
Westbound Bike Lane
Westbound LaneSidewalk SidewalkEastbound Lane
11'-0" 11'-0" 9'-0" 11'-0" 11'-0"9'-0" 5'-0"5'-0" 11'-10" 11'-0" 11'-0" 5'-0" 11'-3 1/2"5'-0" 11'-0" 11'-0"
13'-8" 12'-3"11'-10" 11'-0" 11'-0" 5'-0" 11'-3 1/2"5'-0" 19'-11" 12'-0"11'-0" 11'-0"9'-0" 5'-0" 15'-0 3/8"5'-0"
Sidewalk SidewalkEastbound Bike Lane
Westbound Bike Lane
Eastbound Lane Eastbound Lane Westbound Lane Westbound Lane Sidewalk SidewalkEastbound Bike Lane
Westbound Bike Lane
Eastbound Lane Eastbound Lane Westbound Lane Westbound LaneEastbound Bike Lane
Parallel Parking
Westbound Bike Lane
Variable Turn Lane Westbound LaneSidewalk SidewalkEastbound LaneEastbound Bike Lane
Parallel Parking
Parallel Parking
Westbound Bike Lane
Westbound LaneSidewalk SidewalkEastbound Lane
11'-0" 11'-0" 9'-0" 11'-0" 11'-0"9'-0" 5'-0"5'-0" 11'-10" 11'-0" 11'-0" 5'-0" 11'-3 1/2"5'-0" 11'-0" 11'-0"
commercial corridor
Street Scape of the entire avenue can be reduced to four typologies, each applicable to the regions identified in the existing street scape analysis west of Benton Boulevard, Benton Boulevard to Norton Avenue, Norton Avenue to Spruce Avenue, and east of Spruce Avenue. The four typologies make street scape transformations based on needs derived from existing pedestrian realm elements, characteristics of the identified avenue district, and transportation promoted in that area. All transformation areas are combinations of lighting, greenery, signage, urban furniture, bike lanes, traffic lanes and transit stops. As the avenue is the unifying element of the Northeast, the urban furniture is the unifying element of the avenue, providing identity and orientation throughout.
13'-8" 12'-3"11'-10" 11'-0" 11'-0" 5'-0" 11'-3 1/2"5'-0" 19'-11" 12'-0"11'-0" 11'-0"9'-0" 5'-0" 15'-0 3/8"5'-0"
Sidewalk SidewalkEastbound Bike Lane
Westbound Bike Lane
Eastbound Lane Eastbound Lane Westbound Lane Westbound Lane Sidewalk SidewalkEastbound Bike Lane
Westbound Bike Lane
Eastbound Lane Eastbound Lane Westbound Lane Westbound LaneEastbound Bike Lane
Parallel Parking
Westbound Bike Lane
Variable Turn Lane Westbound LaneSidewalk SidewalkEastbound LaneEastbound Bike Lane
Parallel Parking
Parallel Parking
Westbound Bike Lane
Westbound LaneSidewalk SidewalkEastbound Lane
11'-0" 11'-0" 9'-0" 11'-0" 11'-0"9'-0" 5'-0"5'-0" 11'-10" 11'-0" 11'-0" 5'-0" 11'-3 1/2"5'-0" 11'-0" 11'-0"
200 Focus Areas
MODULAR STREET FURNITURE
The linear form expresses the primary function of this piece, to provide seating directly off of the Avenue. This simple form also provided opportunities to rotate and merge separate components to establish larger units in social gathering spaces. To estab-lish a consistent and low maintenance aesthetic, modular dimensions and construction techniques were used. This modular unit was based on an 18 x 18 cube and is doubled where appropriate. Recognizing the importance of skateboard deterrents in place, this unit employs a mass vs. void strategy to create an uneven riding surface. Each segment of the module, combines consistently scaled elements with consistent voids for visual balance. In order to address all of the needs of a popular Avenue environment, trash receptacles, a cubic planter, and a bike rack were all designed into the same unit.
FURNITURE BRANDING AND IDENTITY
commercial corridor
The intersection of Chestnut with Independence Avenue is a critical site;
currently devoid of any urban or architectural articulation that would capitalize
on its geographic and contextual prominence. The proposed node will establish
a landmark at the highest point of Independence Avenue and celebrate its
connection with Kessler Park. High points along Independence Avenue serve as
powerful elements of artifact. From these enhanced high points, the topography
of the full Avenue can be read and appreciated. Views of downtown provide order
and orientation to space otherwise convoluted by disjointed fabric. This same
fabric challenges the landmark to formally operate within the grid arrangement of
the neighborhood and increase density in a low density area.
Design of the Chestnut Avenue landmark turns the block inward on itself to create
a pedestrian safe interior plaza between mixed programming of residential, retail,
office, parking, and public event space. By having an inward facing block, the
destination point is emphasized through pedestrian safety. Chestnut Avenue node
block typology recognizes the neighborhoods origins as a low-density residential
area, the current needs to strengthen the street wall at a destination point, and
responds with a form of dense street edge facing Independence Avenue with a
low density block interior removed from the avenue to the north.
commercial corridor:chestnut avenue
202 Focus Areas
203
SITE EXTENTS
REINFORCE BLOCK EDGE
LANDMARK
INTERIOR FACING BLOCK
DEFINE SPACE MIXED PROGRAM
chestnut avenue
CHESTNUT NODE INTERIOR
As it exists today, Apple Market is a social and commercial hub for the Northeast
where people from various ethnic, economic, and educational backgrounds
converge. As an emphasized node of the Avenue, its colloquial use is expanded
upon, transforming the store and its parking lot into a hybrid use public space.
Rethinking parking lots as public space and capitalizing on inherent gathering
habits creates an original urban space prototype that can serve the reintegration
of Independence Avenue as an urban element of Kansas City.
To transform the grocery store into a more open and public space, the faade
facing Independence Avenue is made transparent and an overhang extends over
outdoor dining space. The grocery store function is expanded as an outdoor
market at the perimeter of the existing parking lot. A place for the sale of harvest
from Productive Infill gardens, the outdoor market is an ideological intersection of
commerce on Independence Avenue and nearby urban agriculture.
Use of the parking lot as an outdoor market is seasonally flexible, and informs
the interim use of neighboring parking lots. Parking lots are activated periodically
as public event space, making them purposeful and meaningful while the
development of the area increases to a point at which the space is better used for
new construction.
commercial corridor:cleveland avenue
208 Focus Areas
209
SITE EXTENTS
SPATIAL CHARACTER
EXISTING BUILDING
PEDESTRIAN NETWORK ENTRY
VOLUMETRIC ADJUSTMENT PROPOSED PROGRAM
cleveland avenue
OUTDOOR FARMERS MARKET
commercial corridor:spruce avenueThe intersection of Spruce and Independence Avenue marks the secondary
high point. As with Chestnut, the Spruce Avenue node establishes a landmark,
formally develops the block, increases density in a low density area and creates
a destination on the avenue. Intersection with the Productive Infill pathway and a
direct integration of architecture and topography distinguish the Spruce Avenue
node from others. These additional conceptual parameters produce a unique
urban form and program.
Urban space of the avenue penetrates the street wall creating a pedestrian
flow into the public space of the landmark building. Flow of space is translated
physically to a flow of topography, land flowing up and over the parking garage.
Architecture of the landmark also responds physically to the site, embodying
the topographical significance in exaggerated character of form. Commercial
storefront encloses activity of the street reinforcing the notion of this node as a
pedestrian oriented destination. Opposite the storefronts, multifamily residential
buildings line the avenue, increasing population density of the node.
A convergence of diverse program, public and private space, topography and
architecture, and urban and pedestrian realms, the Spruce Avenue node is
an environment born of hybrid urban concepts. The combinative strategy is
necessary in establishing active nodes reflective of the diversity of the Northeast.
214 Focus Areas
215
SITE EXTENTS
PEDESTRIAN NETWORK ENTRY
LANDMARK
SPATIAL CHARACTER
SEQUENTIAL PUBLIC SPACE PROPOSED PROGRAM
spruce avenue
LANDMARK ARCHITECTURE ACTIVATES THE AVENUE
Selection of the Northeast Junior High School as an area of detailed study and
intervention is based on potential for cultural significance. Prominence of the
school comes inherently from its original purpose, its scale among the residential
neighborhood, and the quality of its architecture. The Northeast Junior High
School is one of the many vacant schools in Kansas City and its restoration of
cultural significance is exemplary of the catalytic changes possible for other
schools. Additionally, the junior high school site is the largest and most defined
moment of expansion within the compression and expansion strategy of the
Independence Avenue design so the function of the space must capitalize on this
role in the urban scheme.
Northeast Junior High School is reintegrated into Independence Avenue as a
fine arts center, for visual and performing arts. As an arts center, the junior high
school is once again a place for learning and cultural exchange, enhanced by and
enhancing the diversity of the neighborhoods. Adjacent to the school, the front
faade of the former multi-cultural center is preserved as the proscenium for an
amphitheater hosting performances in conjunction with the arts center. This open
air theater and the extension of its function to the schoolyard creates a signficant
hybrid public space along the Avenue.
commercial corridor:northeast junior high
220 Focus Areas
221
SITE EXTENTS
STREET EDGE AND RECREATION LOOP
REVITALIZE SCHOOLS
SPATIAL CHARACTER
VOLUMETRIC ADJUSTMENT PROPOSED PROGRAM
northeast junior high
PERFORMANCE AT THE NORTHEAST ARTS CENTER