The K-96 Corridor is poised for growth. The manner in which that growth occurs is important to the future viability of the corridor and its communities. The previous section of this plan set forth the policies to guide development of the K-96 corridor in the future. This section of the plan will define where and how development should occur. A goal of the plan is to promote orderly and efficient growth -- essentially, where growth should occur to maximize the investment and minimize the impact on the corridor. Another goal of the plan is to maintain and enhance the beauty of the corridor -- essentially, to protect the visual and physical aspects that make the corridor scenic. This section will provide guidance for the placement and design of development within the corridor and the design of amenities so they enhance the corridor.

Future Development

Each of the municipalities along the corridor has identified appropriate areas within its boundaries for the development of commercial and industrial land uses. In general, the utilities needed to serve future development are in proximity to proposed sites. An order-of-magnitude cost estimate has been created to allow the estimating of future utility extensions to serve specific buildings. It should be noted that these estimates are conceptual in nature and do not take into account potential unforeseen circumstances.

Figure 6-1 shows an average estimated cost per linear foot of extension for various utilities. It should be noted that the numbers shown do not include costs for utility extras like manholes, fire hydrants, and storm inlets that are necessary with the identified utilities.

Figure 6-1: Conceptual Utility Extension

Cost Estimates, 2004

Source: McCownGordon Construction, Kansas City, MO

Maize

Maize has seen significant growth in population over the past several years. With the improvements to K-96 the city has become more easily accessible and visible to the populations of the Wichita and Hutchinson metropolitan area. Increased development pressures from Wichita have caused the City of Maize to examine its future development patterns. Currently the city has identified areas along K-96 and bisecting corridors for commercial and industrial development. However, recently the city has targeted its original downtown district for commercial development. It has also identified an existing industrial area in the northwest quadrant of town for future industrial expansion.

It is projected that, based on the anticipated population growth, Maize should expect between 230,000 to 250,000 square feet of commercial development timeframe. Similarly, based on the anticipated population growth, 80,000 to 90,000 square feet of industrial development should be planned for Maize. The current land use plan for Maize provides sufficient land area to accommodate anticipated future commercial and industrial development.

A commitment to the commercial development of downtown Maize will cause the majority of future commercial development to take place away from K-96. The presence of big-box service oriented retail along 21^st Street in Wichita provides a sufficient market catchment area to include Maize. However, some of the commercial that will be developed in Maize is expected to be small service oriented commercial that is suitable for a highway location.

The location of industrial development within the city of Maize is targeted for the northwest section of the city, generally north of West 53^rd Street and west of the railroad tracks, on each side of North 119^th Street. The area provides sufficient land to accommodate the 80,000 to 90,000 square feet of anticipated industrial development. The proposed location currently is home to the Coleman Plant, and city services including water, sewer, and electricity are on site serving the existing development. As development moves north towards K-96 an extension of services will be required.

The presence of utilities in the area proposed for development reduces the cost associated with future development. The fact that utilities are in place should be perceived by and marketed as a benefit for potential developers and end users. The cost ranges in Figure 6-1 represent the average cost range per linear foot associated with such extensions. The primary factor that drives of the cost of any utility extension is the presence of rock. Generally, utility extension should not incur many difficulties given the soil types in the area, however, those unforeseen circumstances are what make costs rise.

Sufficient land exists south of K-96 to accommodate the anticipated future industrial development. Currently, the Maize future land use plan calls for industrial development south and north of K-96 Highway. It is the policy of the City of Maize that development of land south of K-96 should be exhausted prior to moving north of K-96. To promote the efficient extension of infrastructure, this development should occur in a contiguous manner. Contiguous development will provide the City of Maize with a more cost efficient pattern of development. Development north of K-96 should be reserved for industrial development greater than that anticipated in this plan.

Mt. Hope

Mt.Hope

Mt. Hope, of all the corridor municipalities, provides the best opportunity to create a true “bedroom community”. In terms of combined population and employment numbers, Mt. Hope is the smallest of the corridor communities. That status is not anticipated to change during the life of this plan. Therefore, it follows that commercial and industrial development will have a minimal impact and/or benefit to Mt. Hope with the future development of the corridor.

It is anticipated that the industrial impact on Mt. Hope will be between 15,000 and 25,000 square feet of development over the next 15 to 20 years. Similarly, Mt. Hope can expect a minimal amount of commercial development as its population shows a small increase during that time span. Mt. Hope can expect up to an additional 20,000 square feet or commercial development, most likely highway transient oriented services. Services like fast food and other restaurants, gas stations, truck stops provide goods and services to those traveling through the area. Currently the primary location for commercial development is downtown at Main Street and Ohio Street. However, with most of the commercial space in downtown Mt. Hope full, new commercial land must be identified. Currently, commercially zoned property exists across K-96 to the north. The land designated for future commercial development is in excess of what is required, and

Mt. Hope Development Area

it has water and sewer running through the site. The land also has excellent visibility and access via Ohio Street.

Land west of Howard’s Implements, west of Ohio Street, is currently zoned for industrial development. The industrial land represents approximately 64 acres of developable land. The proposed area is well in excess of the amount of land required to accommodate future industrial projections. Access to the industrial land will be an issue and, given the restricted access and egress on K-96, access from Ohio Street to the site should be encouraged. Development of the site should be attractive to potential users because of the infrastructure, including water and sewer, adjacent to the site.

It should be noted that active rail service exists on the south side of Mt. Hope. While the other communities are also served by rail, Mt. Hope does not necessarily have a competitive advantage for industrial development. However, the presence of rail does make the surrounding land, currently agricultural to the south, more attractive for future industrial development within Mt. Hope. As previously stated, Mt. Hope has decided to focus its development efforts adjacent to K-96 and not on the south end of town.

Haven

The City of Haven is in a similar position to Mt. Hope, literally and figuratively. Its location towards the center of the corridor has both advantages and disadvantages for development. The distance of Haven from Wichita and Hutchinson make it less desirable for industrial development. However, that same distance is what protects the small town character and atmosphere that people value in Haven.

The commercial and industrial demand analysis completed for the K-96 corridor shows a limited amount of development potential in Haven. Based on growth of the region and the corridor, Haven can expect between 20,000 and 35,000 and 25,000 and 35,000 square feet of commercial and industrial development, respectively. The development anticipated for Haven represents a small portion of the overall development anticipated for the corridor.

The future land use plan and map for Haven identified suitable lands for the development of commercial and industrial uses adjacent to K-96. In both cases, there is existing development along the corridor. The commercial development is congregated around the K-96 and Haven-Buhler Road intersection, and the industrial development is primarily west of Reno Avenue north of K-96. Additional land is available south of K-96 for industrial and commercial development. Although this land is currently in agricultural production, landowners have indicated their willingness to make this land available, if necessary. At the time of construction of K-96 four lane highway, conduits for the extension of utilities to the south of the highway were installed. The land that is delineated for future commercial and industrial land is sufficient to accommodate the expected growth.

HavenEntrance Monument

Water and sewer already serve the industrial property at the southwest end of town. Extension of the utilities to serve existing development south of the railroad tracks has been made. Extension to serve new development should be the primary utility costs incurred to develop the remaining ground.

In addition to development in Haven, the unincorporated area of Yoder to the west can expect additional development. The history and heritage that are present in Yoder draw tourists to the corridor and area. In response to travel and tourism within the corridor, specifically to Yoder, it is anticipated that an additional 20,000 square feet of commercial development is possible. No additional industrial development is anticipated outside of the incorporated municipalities.

South Hutchinson

South Hutchinson, at the northwest end of the corridor, benefits from it adjacency to Hutchinson, a larger urbanized area. Similar to Maize and its location next to Wichita, South Hutchinson is the beneficiary of the population and jobs created in Hutchinson. South Hutchinson is also different from the other municipalities in the corridor, because it has the highest industrial employment percentage of any of the corridor communities. South Hutchinson also benefits from being at the intersection of two State Highways K-96 and K-61 (which is also U.S. Highway 50). The accessibility of South Hutchinson will be a positive influence on future commercial and industrial development.

South Hutchinson Development Area

The South Hutchinson Comprehensive Plan identifies the city’s primary growth path moving south along the K-96 Corridor. The area along the corridor immediately south of U.S. 50/K-61 is proposed for commercial and industrial development, with future residential development farther to the south. The areas identified for commercial and industrial development are in excess of what is required to accommodate this estimated demand. The future development pattern of the area includes commercial development adjacent to the highway corridors with industrial development removed from the corridor. Industrial development east of K-96 will be located south of existing industrial development in South Hutchinson, north of U.S. 50/K-61 and west of McNew Road. However, access to development from K-96 and U.S. 50/K-61 will be restricted. Commercial and industrial development west of K-96 will be served by an access road 700 feet south, extending one mile west, parallel to U.S. 50/K-96. There will also be an access road to the north of U.S. 50/K-96 extending a mile to the west, to serve areas north. Commercial development east of K-96 will have limited access from the highway, and industrial development will be accessed from McNew Road, east of the proposed industrial development.

The market demand analysis anticipates that commercial and industrial development in the corridor will have a significant impact on South Hutchinson. The analysis recommends that South Hutchinson prepare for 85,000 to 100,000 square feet of commercial development and 255,000 to 300,000 square feet of industrial development over the next 15 to 20 years. As the population grows in the area, a higher percentage of the commercial services will be met through development or redevelopment in Hutchinson. Conversely, recognizing that industrial jobs will be created in the area, a significant portion will be in South Hutchinson. This is the opposite of the future development expectations of the City of Maize based on the market demand analysis.

Similar to the other municipalities, utilities are adjacent to or on site of the proposed development areas. The area west of K-96 is currently served by a loop water system that goes two mile south of the U.S. 50/K-96 intersection, one mile west to Valley Pride Road, two mile north, then east returning to the water tower. An additional loop system that extends north on Valley Pride Road to Blanchard. The water tower is also present, immediately west of the U.S. 50/K-61/K-96 interchange. Similarly sewer is present in the area and aligns along K-96 to the new Outdoor Adventure Center. East of K-96, utilities exist to serve existing manufacturing operations. Using the numbers in Figure 6-1, an estimate can be made regarding the extension of utilities to serve new development.

Summary

The projected demand for future commercial and residential development within the K-96 Corridor is significant. Based on the nodal development framework established, it is foreseen that development should occur within or adjacent to the existing municipalities of Maize, Mt. Hope, Haven, and South Hutchinson. It is anticipated that between 375,000 and 425,000 square feet of commercial development and redevelopment is possible in the K-96 Corridor over the next 15 to 20 years. Similarly, is 375,000 to 450,000 of industrial development and redevelopment is anticipated. This projected development is based on a combination of active recruitment of new business and industry, as well as the replacement of older or marginal commercial and industrial uses. Industries that seem to be a natural fit for the area are those included in or related to the agricultural industry.

Maize and South Hutchinson hold a distinct locational advantage over Mt. Hope and Haven due to their proximity to larger urbanized areas. It is expected that Maize will continue to grow in population, which necessitates the need for commercial services. Similarly, as Hutchinson and South Hutchinson continue to grow, the industrial base that is established in South Hutchinson will also expand. Mt. Hope and Haven will benefit from the growth of the corridor, but in a smaller way. Smaller amounts of industrial and commercial development will serve the populations of those towns, while protecting the small town character and quality of life that is desired by residents. In its entirety, the K-96 corridor will benefit from its location, its desire to grow, and continued protection of its assets.

In addition to anticipating growth the corridor and its municipalities are also prepared for growth. Each of the municipalities has excess land capacity to accommodate anticipated commercial and industrial growth. Additionally, the areas within each municipality planned for growth generally have utilities present or immediately adjacent. Thus, requiring extension of utilities only to serve new facilities is a benefit to developers and businesses that should be recognized and marketed.

As the corridor continues to grow development should happen in an organized and planned fashion. The presence of six different jurisdictional entities could make this difficult. However, to truly achieve the potential of the K-96 Corridor, a cooperative effort is needed for implementation. The design of the corridor is the final piece to guide the growth of the K-96 Corridor, and it should be considered in every development proposal. The design of development within the corridor will provide protection and enhance the natural beauty of the corridor.
Corridor Design

“Corridor design” refers to the relationship of different buildings to each other, the relationship of buildings and the spaces between buildings, and the relationship of different areas within the corridor. Ultimately, these relationships impact much more than aesthetics - they impact patterns of movement and activity within the corridor. Although corridor design reflects visual and aesthetic principles, the essence of corridor design is the form and function of the corridor’s various components.

This section of the plan provides policy guidance on design principles that can help bring about the K-96 Corridor vision. The corridor exhibits different characteristics at different locations. Therefore, different urban design policies should reflect these character differences. This section is organized by overall general design objectives that apply corridor-wide and design objectives that are specific to the corridor and municipalities along the corridor.

Design principles for the basic elements that make up these components are:

• · Buildings,

   

  · Site Access and Circulation, and

   

  · Open Space and Natural Features.

   

  Form

   

  The K-96 Corridor consists of the corridor and the municipalities. It is desirable to continue development within the municipalities and protect the corridor’s natural and scenic areas. However, greater attention to more specific design principles is also needed. Improved design will bring about better definition and identification of the corridor and municipalities, and it will allow diverse design techniques to be used that are appropriate to specific sites.

   

  A corridor is linear land area, unified by a central physical element, in this case K-96 Highway. Typically, this physical element creates a travel pattern used by citizens, thus, creating the perception of continuity along the length of the corridor. Although we most often think of corridors as part of a road system for cars, corridors may include rail or transit routes, pedestrian-oriented streets, paths, trails, or bicycle facilities, or natural systems such as streams or floodplains.

   

  Function

   

  Each development site will contribute to the character of the municipality in which it is located. Collectively, these individual developments and municipalities will also contribute to the character of the entire corridor. Therefore, each development site should be designed to support the municipality in which it is located with consideration of its role in the larger corridor. Additionally, each municipality should maintain a unique presence in the corridor.

   

  Because corridors are largely used for travel -- by motor vehicle, bicycle, or on foot -- they often function as one continuous unit, despite the fact that one area of the corridor can be quite remote from another area. Similarly, areas immediately adjacent to a corridor may function quite differently than the corridor itself. In essence, this corridor functions as a connector between municipalities and through south central Kansas.

   

  General Design Principles

   

  Buildings

   

  q Buildings shall be designed with great attention paid toward visibility from K-96 and adjacent public spaces. Architectural features, quality building materials, building openings and entrances shall concentrate toward K-96 and areas with the greatest public exposure. However, all sides of a building shall be designed with comparable materials and architectural styles.

   

  q Buildings shall provide a strong sense of physical definition along the K-96 corridor. Buildings shall provide a consistent front building line along the corridor relative to the municipality in which they are located. The building line may be brought closer to the right-of-way provided sufficient area remains for green space, highway/ streetscape improvements, and amenities – particularly at key corridor intersections.

Industrial Development

To build character and interest within a development, buildings shall incorporate architectural relief. Architectural relief typically consists of a combination of windows, entrances, and structural or decorative deviations along long wall or roof planes.

q Architectural diversity and creativity shall be encouraged to avoid dull or homogeneous buildings. Buildings shall incorporate elements from the vernacular of the municipality in which they reside and/or south central Kansas.

q High-impact building elements, such as loading docks, drive-through facilities, mechanical equipment, storage areas, or vehicle service bays, shall be oriented away from K-96 and public streets wherever possible.

q Any areas between buildings and the right-of-way shall be designed and landscaped consistently within a single municipality. This is most often accomplished with similar or consistent landscape treatments, which can occasionally be complemented by decorative walls or fences.

q Exterior lighting shall be provided at a pedestrian scale and shall coordinate with building architecture and landscape materials.

Site Access and Circulation

q Vehicular access to sites shall be concentrated around and restricted to existing corridor access roads. This minimizes curb cuts and provides a more consistent setting for highway traffic.

q New development shall make pedestrian connections to the existing municipality in which they are located.

q Link adjacent sites physically and perceptually. Design techniques that link sites shall discourage multiple short automobile trips that increase parking needs and increase traffic congestion.

q Parking behind buildings is encouraged. A side parking location is preferable to a front parking location.

Screened Parking

All parking shall be screened from the public right-of-way, including K-96, by a landscape edge or a decorative fence or wall. Buildings should remain oriented towards the corridor in all cases.

q All parking areas shall incorporate landscaping or green space to soften the edges and better integrate to surrounding development.

q Green space shall be incorporated within their interior of parking areas to break up the continuous solid surface.

Open Spaces and Natural Features

q Use natural systems and corridors for common or public open spaces within development sites.

q Use existing natural features on site to create a unique site and development environment.

q Stream and floodplain corridors shall be maintained in their natural state. However, opportunities to provide linear recreation corridors should be explored for these areas.

q Use open space and natural areas within parking lots for the retention and management of stormwater.