A quick analysis can be a vital tool to have in the planning profession. Last week my studio had the chance practice this type of study on different sections on the Kansas City Parks and Boulevard system. We had three sessions of quick analysis over different topics each time. I am going to talk a bit about one  or maybe two.

Now it is pretty well documented that Kansas City, Missouri has lost over half of it’s total population since the early nineteen hundreds. There are many different reasons why that is depending on who you ask, but after analyzing the intersection of Armour and Broadway Boulevard, it became clear that new commercial development was also a leading cause in the population loss.

Along a few block stretch of Broadway, to the north and south of Amour, all of the intersections are offset. (Also referred to as a “knuckle” in our studio). The intersection of Armour and Broadway is a great example of a “knuckle” intersection, which can be found throughout the Parks and Boulevard system. Broadway is the west end-point for Armour, though W 35th street, which is slightly north of Amour does continue further west.

When looking at Figure 1, if you were going west along Armour Blvd toward Broadway, The Kansas City Life Insurance Company building uses the tree lined boulevard to create a terminated view, which is still beautiful today. The real takeaway from the 1925 Atlas maps is the vast amount of single and multifamily housing units surrounding the intersection. Fast forward 25 years to the 1950 Sanborns maps in Image 2 and the housing stock is almost unchanged.

Referring back to my statement about new commercial development being a leading cause to the fall in population, all you have to do is look at the 2015 aerial in Image 3. Intire blocks  of housing along Broadway have been replaced with commercial buildings and vast amounts of parking lots. Just within the few block radious, there had to of been over a hundred housing units removed. It is without question that the Commercial development along Broadway has considerably weakened the community aspect of the neighborhoods along the corridor, which can have a negative effect on the housing stock.

Even though Broadway Boulevard is considered a commercial district, the surprising fact is that parking lots were allowed to abut the parcel lines along Broadway Boulevard, even on the most recent development today. Now, I know not every road can be a boulevard, and they do not have to be. Some boulevards are better positioned to support a strong economical commercial district, but shouldn’t the passion to preserve a piece of history such as Broadway take priority over a cheap little shopping center? Hopefully the new Parks and Boulevard development regulations that are to be voted on soon solve these issues. Because the city sure needs them.

Sources

Google Earth. 2015

Tuttle-Ayers 1925 Atlas of Kansas City, Missouri. [map] 1925. Plate 52,53,62,63

Sanborn Map Co. Insurance Maps of Kansas City, Missouri. [map] 1950. Sheet 456,475,476