Neighborhood Vision
During the May 2000 workshop, the following vision statement for the Delano Neighborhood was finalized by the steering committee:

"Re-creating a quality city center neighborhood desirable for quality living and working based on the preservation and enhancement of existing character."

This vision reflects the view that the Delano Neighborhood should be a unique destination. Delano should present an identity that is uniquely its own. The neighborhood should be clean and well maintained. Interesting historical homes and buildings, shops, restaurants, public attractions, and events…these are all elements that attract people to work and live in the neighborhood. This is character. This is charm.

Neighborhood Character
The Delano Neighborhood has a wealth of resources, as identified in the SWOT analysis. In this case, character and identity are easy to create by revealing the heritage and history of the area. Preserving the character of homes and removing false facades from commercial structures to expose the original historical architecture not only celebrates the area’s architectural heritage but establishes the neighborhood as "timeless". Many of the most pleasant tourist destinations in the world are those that have timeless qualities - old Paris, Rome, colonial Bermuda... or closer to home- historic Charleston, Austin, New Orleans, or San Francisco. They also contain the most sought after real-estate.

Delano is a unique area of the City, and has the resources to establish itself as a high quality, people oriented, multi-faceted urban community. Ultimately, the average daily needs for a resident will be found within walking distance, thus fostering a greater sense of community through pedestrian interaction. The challenge is preserving that character once it is uncovered. This plan identifies the specific objectives that will ultimately preserve and enhance the character and quality of the neighborhood.

Objectives
Critical to the fulfillment of the vision statement is the identification of specific objectives that can be achieved in both the short and long term. These objectives outlined below, were identified by members of the Steering Committee during the last workshop held for this purpose:

1. Introduce a special zoning district to preserve the character and charm of designated historic homes and other significant buildings in the area. Architectural and site design guidelines to be introduced for existing and new construction in specific areas

2. Down zoning should be considered with special focus on eliminating future incompatible land uses within existing established residential areas.

3. Create a community development corporation - 501 c3 to maintain a neighborhood vision and carry out the necessary functions.

4. Create a world-class multi-use neighborhood village, taking strategic advantage of proximity to Exploration Place, the Arkansas River, Downtown and the Museum District. This will serve as a catalyst for additional in-fill and renovation.

5. Improve business opportunities along Douglas and Seneca by enhancing building storefronts/ facades and completing all street improvements proposed for this area.

6. Improve housing conditions by better enforcement of housing codes, appropriate zoning, and assistance for improvements.

7. Convert vacated railroad right-of-way into a linear park with small plazas, water features and activity nodes; thus connecting neighborhood parks and expanded recreation opportunities in the neighborhood and the waterfront.

8. Design and develop a series of neighborhood gate-ways to identify the area and celebrate its history.

These objectives are based upon a three-point approach to realizing fulfillment of the vision. They involve three different perspectives of the neighborhood: a resource oriented perspective; an organizational/relationship oriented perspective; and a community/people oriented perspective.

Perspective #1) Development of underutilized resources, including:

• vacated railroad rights-of-way

• abandoned or underutilized buildings for use as housing, commercial and office space

• promote historic and cultural significance of the Delano Neighborhood

Perspective #2) Recognition of the neighborhood’s major current, historic and economic organizing elements:

• commercial activities on Douglas, around which the neighborhood is organized

• through streets which follow the typical square mile grid pattern

• the river

• the railroad

Perspective #3) Creation of unique opportunities for self-help and community involvement to add to the vitality of the neighborhood:

• provide a means for residents to initiate smaller projects

• provide additional living alternatives and circulation enhancements

• identify neighborhood enhancements to add to the sense of place and the distinctiveness of the community

• create a not-for-profit community development corporation as a vehicle to coordinate fund-raising at plan implementation.

Neighborhood Plan Elements

1. The Delano Traditional Neighborhood District/Overlay Zone
   The strength of the neighborhood lies in the presence of extensive historic resources and rich cultural heritage. There are numerous homes that have some special architectural or historical significance. These not only enhance the appearance of the neighborhood and give it a place in our City’s history, but they are also of considerable economic value in that they are unique commodities, which are not reproducible or replaceable.

   Until 1975, there was no way of protecting landmarks within the City of Wichita and many were razed in the name of progress. Because of an awakening of public interest in preserving landmark buildings, whether residential or commercial, a Historic District and Landmark Ordinance has been adopted. Although the Landmark Preservation Ordinance is important to neighborhoods, most significant results may come from the recognition of an area as an historic district. Such areas may range in size from one or two blocks, up to a whole neighborhood, which has some consistency in its architectural or historical character.

   The Historic District and Landmark Ordinance has been established in Wichita as a part of the Zoning Ordinance. Upon establishment of an historical overlay district, controls are imposed on alterations, demolition, and reconstruction, as well as destruction of buildings. While these controls limit an individual’s freedom to change the character of his property, they can also aid a neighborhood in preserving the economic value inherent in the historical and architectural character of the area.

   According to the City of Wichita historic preservation planner, the Delano neighborhood is within the 1919 Wichita historic boundaries. It is anticipated that two thirds of the neighborhood will be mapped and surveyed by the end of 2000. The remaining areas will be completed by year 2003 in an effort to compile a historic resource base for the area. Certainly the colorful and rich history of the Delano Neighborhood including historic homes and structures, Friends University and the Kansas Masonic Home provide recognition and protection to its historic and important resources.

   With this in mind, it is recommended that a neighborhood overlay district be mapped in combination with underlying historic district language. Many of the older buildings in the Delano Neighborhood, although altered over the years, retain much of their original character. These structures offer opportunities for preservation, which would enhance not only their own character, but the character of the neighborhood as well.

   This overlay district, in terms of structure, could be like that which already exists in Old Town. It would best serve the community, however, if the City were to establish a standard Traditional Neighborhood District Overlay Zone (TND), with controls and design guidelines. There are several urban neighborhoods that would benefit from such an overlay zone, that could be modified to meet the specific needs of each neighborhood. This zone would be in lieu of a Protective Overlay District (P-O) or a Historic Landmark Overlay District (H-O) This TND zone would include:

   • guidelines for how this overlay zone impacts and/or alters other zoning classifications;

   • guidelines for historic preservation, conservation, and adaptive re-use;

   • in-fill/redevelopment development guidelines, based on preserving neighborhood character, or, in some cases, developing character and sense of community;

   • streetscape standards, setback requirements, and requirements and/or standards for pedestrian amenities;

   • stronger landscape, screening and buffer requirements;

   • signage guidelines;

   • public and semi-public open space requirements for new development.

   The Delano Neighborhood Design Guidelines and the specifics of the Delano Traditional Neighborhood District Overlay Zone are another project in itself, beyond the scope of this neighborhood plan. However, we have included, in a separate section of this document, those general guidelines that we believe are crucial to the overall success of this neighborhood plan (see Appendix A). With the adoption of this plan, the Delano Neighborhood Interim Guidelines shall be enforced until such time as the overlay district is in place and the actual design guidelines are finalized (with additional neighborhood input and acceptance by area residents, business owners and the local governing body).

2. Down-zoning
   The City of Wichita needs to pursue down-zoning efforts immediately to be in keeping with the plan as much as possible. This should be a collaboration between land owners and the City. This will involve a petition by a substantial majority of property owners. This process needs to be sensitive to the needs of the individual property owners, while fostering the desired long term results.

   The down-zoning of single and two family residential properties to a residential zoning designation more reflective of this existing (and future) development pattern will require support and initiative from the affected property owners.

   Most of the commercial and retail properties would also benefit from down-zoning because many are inappropriately zoned industrial. Some of the industrial uses could be accommodated under another classification, and those that can’t will have to be addressed on a case by case basis over time, and attrition and redevelopment will ultimately weed out the incompatible uses. Industrial zoned properties should be down-zoned immediately. Active industrial properties would be grand-fathered until such time as that use no longer exists.

   This assumes that redevelopment occurs as in-fill and small redevelopment projects. If a major developer could be lured to the area, particularly in the area designated as the Urban Village, this could all occur much more quickly.

3. Delano Community Development Corporation - 501c3
   An active organization is needed in order to maintain the vision of a viable neighborhood, as well as to carry out the necessary functions and activities to keep it strong. It is recommended that a neighborhood community development corporation be created with its own director. This new organization will become the advocate for the Delano Neighborhood and be as unencumbered as possible from other organizations. This organization would be charged with the following tasks:

   • To fairly represent interests of the neighborhood;

   • To be the single, unified voice of all concerned citizens and various neighborhood organizations;

   • To handle marketing and public relations, including marketing, fund-raising campaigns, promotions, creating and implementing events, publications, advertising, and collateral materials;

   • To advocate for neighborhood issues with local governing bodies;

   • To maintain regular communications with existing businesses;

   • To recruit businesses to the area;

   • To recruit members and to build and maintain a strong volunteer and support base;

   • To assist in the establishment of appropriate land use, zoning and architectural standards in the neighborhood area.

   • To participate in the design review approval process for new development in the neighborhood. The nature of this review process would be determined during the implementation of this plan, as the overlay district (City role) and Delano Community Development Corporation (Neighborhood role) are developed and established.

   • Initiate redevelopment projects, assembling land, and seeking alternative sources of funding.

   The 501(c)3 CDC is discussed further in the community development section. Although the establishment of the 501(c)3 CDC is not the responsibility of the City, it is mentioned here as a plan element to emphasize the importance of this grass-roots element to implement neighborhood growth and enhancement. Rebirth and redevelopment is not something that is "done" by the City, but rather it is an outward manifestation of the passion residents and other key stakeholders have for their neighborhood when they have direction; and then assisted by the City in their efforts.

4. Urban Village Re-Development
   An urban village redevelopment is proposed in the north east portion of the neighborhood . Boundaries of this urban village include: McLean Blvd. on the north and east, Douglas on the south and Seneca to the west. The intent of this concept is to identify major redevelopment opportunities for the creation of an urban mixed-use neighborhood with a unique character and broad mix of uses. A separate section within the Design Guidelines shall be devoted to this section of the neighborhood.

   The design elements for this section of the neighborhood should be created to both enhance the perception of history and timelessness, and provide transition to the contemporary form and landscape of Exploration Place. The Design Guidelines section for the Urban Village should cover the following to assure a world-class, high-quality redevelopment: materials; setbacks and street-wall; signage; site design; public amenities; pedestrian circulation; public transportation transfer points; lighting; building elements; building heights; maintenance; service areas; utilities; public art; and desired uses. The final product will consist of a vibrant architecture and a street life.

   The uses listed below will be mixed to add to the vitality of the area, with residential and perhaps some office space on upper floors, retail and service commercial on the ground floor. Some structures may support limited industrial or manufacturing type uses (see list below) in conjunction with loft apartments and\or artists’ studios.

   • Commercial/Retail

   • Office

   • Apartments, condominiums, and town-homes across the income spectrum, with some subsidized housing mixed in. The latter would be inter-mixed in such a manner that subsidized and non-subsidized units would be indistinguishable from each other. These could be designated for area elderly residents on fixed incomes. Ownership opportunities should exceed rental units.

   • Limited industrial uses that do not create frequent heavy truck traffic, do not involve hazardous materials, do not require outdoor storage, and can limit noise levels to specific acceptable levels within given hours of operation - i.e. custom cabinetry & furniture, artists studios (i.e. sculptors, glass blowers & blacksmith); some manufacturing - all of them on a conditional use basis.

   Members of the steering committee expressed the fact that both the neighborhood and the City would benefit tremendously from this development. The area benefits from, and impacts, the following features/events, thus emphasizing the need for collaboration between the City and the Neighborhood:

   • Close proximity to Exploration Place

   • Proposed Arkansas River corridor improvements

   • Wichita River Festival

   • The presence of the museum district in the area

   • Spill-over of commercial and cultural activities on the east side of the Arkansas river.

   Diversity of opportunities ensures the evolution of a complete and integrated neighborhood where people have the opportunity to interact locally and form social and economic relationships. Development of such a village would serve both as a civic and informal place of gathering for residents. It not only contains places of housing, work, shopping and commercial services, but also provides spaces for ceremonies, fairs, band concerts and casual meetings among neighbors.

5. West Douglas Streetscape Enhancements
   West Douglas is currently being improved between Seneca and McLean. This plan proposes the continuation of the proposed streetscape improvements through the commercial areas of west Douglas Avenue, from Seneca to approximately one block west of the railroad tracks at Vine. A one block transition is proposed between Vine and Glenn, in front of the church, to a divided two-lane boulevard landscaped with trees, shrubs and groundcover in the median (8' min. width). Widening the pavement area between existing large trees may be an option for residents wishing to parallel park in this westerly section, pending verification of existing right-of-way.

6. Seneca Boulevard Enhancements
   Seneca Street, although currently undergoing street enhancements, lacks the necessary first impression impact desired for a major gateway to this city. Seneca is the most direct link between Kellogg and the Museum District, as well as serving as a gateway to the city as a whole. It also feeds Central Avenue, the major east-west arterial connecting the north side of downtown to both east and west Wichita.

   Therefore, this plan includes streetscape enhancements that would eventually turn Seneca into a divided boulevard with a 20' ft. landscape median. The plan proposes that a 10' ft. landscape buffer be required as part of the design guidelines, with a 20' ft. building setback for all new development (with the exception of one block either side of Douglas, which intentionally remains within current confines). This would be put in place so that, after the life of the current project is worn out - approximately 20 years - the additional right-of-way necessary could be acquired by the City without hampering parking lot counts, building obstructions, etc. The setback would allow for the acquisition of 10' ft. on either side of the current right-of-way, and, using the same lane widths that are currently used, would permit the creation of the 20' ft. median.

   The median width would accommodate public art, parallel rows of street trees, possibly fountains and other visual amenities, as well as turn lanes at appropriate intersections. The median would also allow for very strong gateway statements into both the City and the Delano Neighborhood. This processional streetscape requires the highest in design quality, with the healthy juxtaposition of historical sensitivity and the new and unusual.

7. University Avenue Historic Streetscape
   This neighborhood has close historical ties to the university. Majestic Davis Hall is an icon for the neighborhood. University Avenue leads directly to the "front door", of Davis Hall. Just a few years ago, while employed with a different firm, Mr. Skinner was responsible for the design of the "Rose Window Plaza", along with the rose lined mall that ends at Hiram opposite University Avenue. There were discussions at that time about how to tie into the neighborhood better. Obviously, it would be nice to rebuild University as the original brick-paved street it once was. This would be too great a capital expense for the benefits received. However, this plan does make a strong effort to create that link.

   The neighborhood plan calls for the installation of period lighting similar to that which is on the Friends University mall, in order to make a stronger tie to the neighborhood and provide an "entrance" to the University on Seneca. With the numerous historical homes in the area, this will be a strong catalyst for some of the activities the neighborhood would like to undertake such as historic home tours.

   There are two ideas worthy of noting herein because they are consistent with the plan, and because they perpetuate the goals of the neighborhood.

   First of all, the steering committee discussed the possibility of eventually replacing the concrete sidewalks with brick pavers, particularly along University. This would be a project that would be undertaken by the 501(c)3 CDC, but it would require the city’s stamp of approval. This plan would support that effort if and when it took place. The brick paved walks may be of use in the second effort as well.

   The second idea is the establishment of an historic homes tour through the neighborhood. The steering committee would like to create such a self directed tour, complimented with period style markers, plaques or similar way-finding graphics. This should be tied back to the west Douglas streetscape/ business area. The CDC may want to think about the eventual creation of a Delano Museum, somewhere in the business area, and perhaps in the old fire station on Douglas (because it is a historical landmark structure, could be tied to the homes tour, and has great visibility on Seneca). University Avenue would certainly be on the tour route.

8. Park and Recreation Enhancements
   One of the most dominant features of the urban environment of the Delano Neighborhood is the wide swath of railroad tracks cutting diagonally through the neighborhood. When the region’s economic base began to weaken, the railroads started to decline. Today, many railroad rights-of-way are abandoned or under-utilized, and this is true in Delano.

   The Neighborhood plan calls for the use of the abandoned railway and a triangular area at the heart of the neighborhood as a neighborhood park and connector to the world-class Arkansas River Waterfront currently under design. The triangular portion at the western end, called Railway Park for the purpose of this plan, is railway property and would need to be acquired by the City. The tracks have already been pulled, and the area east of here has been abandoned. Although there are discussions regarding reversionary rights for a portion west of Seneca, the area east of Seneca is within a platted street, and therefore remains under City control.

   Railway Park could be developed with a railroad theme to serve as a gathering place (see plan). An extended "Path" system using abandoned railroad rights-of-way would provide opportunities for recreational walking, bike riding, and jogging, not to mentioned the aforementioned connection to the miles of bike path along the river. A narrow access easement along the northwest rail line (to remain) would allow this park to be connected to small proposed parks adjacent to the leased Westside Athletic Park.

   Additional neighborhood and playground parks would provide needed parks within certain areas in the neighborhood presently without parks. These parks could be established utilizing vacant land or areas of incompatible land use. It is recommended that the existing industrial site located immediately south of Westside Athletic be converted, when the opportunity arises, into a small neighborhood park. Since there is a limited use of Westside Park by residents, the new proposed park would provide an opportunity for much needed recreational opportunities in the neighborhood. Obviously there are some circulation conflicts to be resolved at the railway, most of the right-of way is not fenced or protected currently, so any additional separation that would be created as part of any future design would also be beneficial to the neighborhood. These improvements would need to be coordinated with the railroad authority.

   Existing vacant land on the south side of University street from Martinson to Osage would continue to be used as a public green-way buffer to Kellogg. This area may wish to have additional plantings, but improvements must be balanced with maintaining visibility for security purposes.

   Friends University plans to plant the lot(s) on the corner of Hiram and University, mostly in turf, to serve as a park for the students. The proposed CDC should work with the University to plant a heavy buffer of screening plants at the south edge of the lot. This would screen out the multi-family structures to the south that are atypical and lacking the historical charm and charisma of the other period architecture visible from University Avenue.

   Seneca Park, between Texas and Burton on Seneca, lies opposite to Allison Middle School. This park is not suited for the school children, due to the heavy traffic volume on Seneca. The park does open itself up to the neighborhood east of there, and there is a senior center that can utilize it as well. The City should evaluate the users of this park, and if evidence supports it, integrate a little more of the "gardenesque" passive activities of the elderly. This should be a cooperative effort between the neighborhood and the City.

   There are a couple other small existing plots designated as parks that are mere plots of grass. They should be developed as playgrounds. As the population grows with the in-fill development and with young families moving into the neighborhood, additional play lots will be necessary.

   2000 census data is not yet available, and the 1990 census data is too old to reflect the influx of young families in recent years. Once an accurate evaluation of the population demographics can be made, the neighborhood will likely be found to be substantially short of the small tot-lot type playgrounds for the current and anticipated younger populations.

9. Gateways
   Gateways are architectural and physical elements that are designed to create a sense of place and a perception of arrival. These elements could take the form of a simple stone structure or could be designed to be of a more artistic character that reflects the neighborhood’s image and celebrates it history. Gateway design should be in keeping with neighborhood physical features and building materials. Since Seneca and Douglas street represent a major arterial axis to the heart of the neighborhood, it is recommended that a primary gateway be designed at both the south and north ends of Seneca street. Similar gateways should be placed at the intersection of Douglas and McLean and one at Douglas and Meridian. Secondary gateways should be designed at the following intersections:

   • 2nd Street and McLean Boulevard

   • 2nd Street and Meridian

   • Maple Avenue and Meridian

   • Sycamore and Kellogg

   • Athenian and McLean

   Tertiary gateways shall be located at all other streets intersecting the neighborhood boundary streets of Meridian and McLean.

   See Appendix B for illustrations of possible Gateway features.

10. Multi-family Buffer @ Kellogg
    This plan element is a complex solution for a complex issue. The current zoning for single family residential areas east of Friends University is MF29 (multi-family). The plan calls for this type of much of this area to be down-zoned to be consistent with existing uses. Which entails the first issue. The second issue is the noise generated by Kellogg, and the need for the sound buffer. The third issue is the need for additional student housing, as there is a waiting list of students who would like to live "on-campus".

    

    The plan shows multi-family units as they could be developed, limited to an area south of the important historic structures along University. However, it is not the intent of this plan to imply that the City is going to condemn, develop, or in any way be involved in this development. This area should be left with its current zoning status, but with strict development guidelines for anything but single family uses. It was important to see how this development might occur, as the area seemed too narrow to be used for traditional multi-family development.

    The plan does not call for typical multi-family development. Rather, the plan proposes, two to three-story architecture (see Figure 16 below). It is a combination of traditional architectural styles with zero-lot-line development. Figure 16 shows single-story wings, however in this case they would be two-story. This would provide solutions to the issues raised above.

    The concept of a zoning change is no longer an issue, because retention of the zone classification eliminates one hurdle for a potential developer.

    A continuous architectural facade would provide a 35' ft. to 45' ft. high sound buffer for the neighborhood. Furthermore, unlike existing architecture, noise attenuation can be designed into the new structures for their own inhabitants. With the history of the development of Kellogg, and prior battles over obtaining a sound wall, this seems to offer the best and most possible solution to the issue.

    In addition to the multi-family development, however, a sound wall would be an added benefit. (Note: the sound wall solution should also be further evaluated in light of recent advancements in sound abatement technology.) As a possible incentive, should a potential developer ever be found, the City may want to provide a percentage of what a sound wall would have cost in the form of tax breaks, providing some infrastructure changes, or other means of assistance.

    The third issue is the one of housing. Obviously apartments could be utilized by the university students. On the other hand, the developer may look at housing markets and decide single family town-homes, zero-lot-line single family homes, or other mixes are more suitable.

    What this element means to the plan and the neighborhood is that the zoning remains, with single family a permitted use in this area of the overlay district, and with strong design guidelines for any multi-family or like use that is not single family. The purpose of which, already described above, ultimately satisfies the needs of the neighborhood while maintaining neighborhood character and charm.