TRADITIONAL NEIGHBORHOOD

CITY OF OLATHE, KANSAS

 CITY OF OLATHE, KANSAS

TRADITIONAL NEIGHBORHOOD DESIGN MANUAL

ACKNOWLEDGEMENTS

GOVERNING BODY OF OLATHE PLANNING COMMISSION

Larry L. Campbell, Mayor Richmond M. Enochs, Chairman
Michael Copeland, At Large & Mayor Pro Tem Larry Beaver, Vice-Chairman
Bob Montgomery, At Large Bennie L. Smith
Beverly Wittenborn, Ward 1 Jim Randall
Bill Trout, Ward 2 Steve Byram
John Bacon, Ward 3 Herb Shuey
Marge Vogt, Ward 4 Harry Mullins
Pamela Wilkinson
Al Cerne

UNIFIED DEVELOPMENT ORDINANCE ADMENDMENT TASK FORCE

Transitional Buffer Committee Site Design/Technical Committee
Mike Curry, Chairman Bob Tully, Chairman
Roger Mason Paul Burger
Tom Hutchenson Larry Lisbona
Rick Crawford Harold Phelps
Char MacCallum Chip Corcoran
Frank Taylor Randy Meyer
Tom Davies Eric Hughes

SUPPORTING STAFF
Arthur D. Chambers, A.I.C.P., Director of Planning
Mark Coyne, Assistant City Planner
Kevin Kokes, Senior Planner (Project Manager)
Dale Crawford, Landscape Architect
Pam Hayhow, Planning Consultant

GRAPHICS
A special “Thank You” to Brian B. Hamilton for providing the graphics found on pages 8, 9,
12, 13, 32 - 34, 38 (top 2 illustrations), 40 - 43, and the bottom illustrations found on pages
45 – 50. The illustration found on page 35 was drawn by Dale Crawford. The remainder
of the graphics were copied with permission from “Visions For A New American Dream,”
Copyright 1994, Anton Clarence Nelessen.

This Traditional Neighborhood Design Manual was approved by the Planning Commission
on June 8, 1998 (Resolution Number 02-98) and adopted by the Governing Body on
July 21, 1998 (Resolution Number 98-1126).

ACKNOW LEDGEM ENTS

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TABLE OF CONTENTS

CHAPTER 1 – INTRODUCTION .…………………………………………………………… 1

1.1 Purpose of TN Design Manual ………………………………………….……. 1

CHAPTER 2 - DEVELOPMENT GUIDELINES ………………………………………….... 2

2.1 Summary ………………………………………………………………….……… 2
2.2 TN Development Characteristics ……………………………………………. 2
Objective 2.2(A) Neighborhood Size
Objective 2.2(B) Mixed Land Uses and Diverse Housing Types
Objective 2.2(C) Multi-Modal Transportation System and Street Pattern
Objective 2.2(D) Public Open Space
Objective 2.2(E) Private or Semi-Private Space
Objective 2.2(F) Relationship between Buildings and Landmarks
2.3 TN Development Patterns …………………………………………………….. 8
Objective 2.3(A) Traditional Neighborhood Design
Objective 2.3(B) Group of Traditional Neighborhoods
Objective 2.3(C) MRA, Mixed Residential Area
Objective 2.3(D) NCA, Neighborhood Center Area
Objective 2.3(E) NTA, Neighborhood Transition Area
Objective 2.3(F) Workshop and Employment Center Areas

CHAPTER 3 - ARCHITECTURAL DESIGN GUIDELINES ……………………………. 14

3.1 Summary ……………………………………………………………………….. 14
3.2 TN Architectural Guidelines ………………………………………………... 14
Objective 3.2(A) Architectural Compatibility
Objective 3.2(B) Human Scale Design
Objective 3.2(C) Encouraging Pedestrian Activity
Objective 3.2(D) Buildings Related Toward the Street
Objective 3.2(E) NCA, Neighborhood Center Area

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TABLE OF CONTENTS

CHAPTER 4 – OPEN SPACE & LANDSCAPE DESIGN GUIDELINES ……….…….. 31

4.1 Summary ………………………………………………………………………... 31
4.2 TN Open Space Characteristics …………………………………………..... 32
Objective 4.2(A) Neighborhood Park
Objective 4.2(B) Squares
Objective 4.2(C) Plazas
Objective 4.2(D) Greenways
Objective 4.2(E) The Parkway
Objective 4.2(F) Street Trees
Objective 4.2(G) Sidewalks

CHAPTER 5 – STREET & STREETSCAPE DESIGN GUIDELINES …………..…….. 39

5.1 Summary ……………………………………………….……………………..... 39
5.2 TN Street Characteristics ………………………….………..……………..... 39
Objective 5.2(A) Dense Network of Streets
Objective 5.2(B) Alleys
Objective 5.2(C) Narrower Streets
Objective 5.2(D) Reduced Curb Radius
Objective 5.2(E) On-Street Parking
5.3 TN Street Forms ………………………….………..………………………..... 44
Objective 5.2(A) The Curved Street Form
Objective 5.2(B) The “T” Street Form
Objective 5.2(C) The Crossroads Street Form
Objective 5.2(D) The Common Street Form
Objective 5.2(E) The Modified Grid Street Form
Objective 5.2(F) The Composite Street Form

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CHAPTER 1 – INTRODUCTION

1.1 PURPOSE OF TN CRITERIA MANUAL

The Traditional Neighborhood (TN) is intended to encourage innovative mixed-use

developments as an alternative to conventional, modern, use-segregated developments.
Its design adopts the urban conventions that were the norm in the United States from
colonial times until the 1940’s. A TN is a planned residential zoning district that diversifies
and integrates land uses within close proximity to each other and offers a greater variety
in type, design, and layout of residential and nonresidential uses. The purpose of this
district seeks to connect people to places by combining alternative housing types with
limited office, retail, and civic uses into a pedestrian-friendly walkable cluster.

This criteria manual contains design guidelines, illustrations, and standards for a
TN district. This information is intended to be used for planning, architectural design,
streets and streetscapes, open space and landscaping, as well as the locations of utilities
and drainage. While these standards are not absolute, they are intended to guide the
review and approval of a TN development plan, subdivision plats, and infrastructure
construction plans.

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CHAPTER 2 – DEVELOPMENT GUIDELINES

2.1 SUMMARY

A Traditional Neighborhood (TN) is designed to result in a compact, mixed-use,

pedestrian-oriented community. This chapter describes and illustrates the characteristics
of such a design.

2.2 TN DEVELOPMENT CHARACTERISTICS

Objective 2.2(A) Neighborhood Size

TN residential districts are limited in size and oriented toward pedestrian

activity. The majority of the population is within a 5-minute walking distance
(approximately 1/4 mile) of the neighborhood center. Residents should be able to
walk from housing to schools and recreation, to a community center and retail
center, to places of employment, and to some form of a linked transit. If
destinations are located more than 1,500 feet apart, people will drive.

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Objective 2.2(B) Mixed Land Uses and Diverse Housing Types

A Traditional Neighborhood (TN) includes a mixture of housing choices

(large and small), outbuildings, small apartment buildings, shops, offices, public
services and civic buildings, and other nearby employment opportunities
interwoven within the neighborhood, all within close proximity. Buildings are
diverse in function, but compatible in size and character. A variety of housing
types, including single-family residential, duplex, townhomes, condominiums, and
apartments, are mixed throughout the neighborhood to meet the needs of diverse
residents with varied ages and incomes.

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Objective 2.2(C) Multi-Modal Transportation System and Street Pattern

The transportation network is equitable for both pedestrians and vehicles,

and is designed to accommodate all modes of transportation. A Traditional
Neighborhood (TN) consists of a network of interconnecting streets and blocks
with respect for the natural landscape. A variety of street designs are laid out in a
grid-like network with smaller blocks to provide alternate routes to every
destination. This layout diffuses automobile traffic and shortens walking
distances. This permits most streets to be narrower with slower traffic, as well as
having on-street parking, trees, sidewalks and buildings close by with increased
pedestrian activity.

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Objective 2.2(D) Public Open Space

Well-configured public spaces such as squares, plazas, greens,

landscaped streets, greenways, and parks are woven into the pattern of the
Traditional Neighborhood (TN) and dedicated to the social activity, recreation, and
visual enjoyment of the residents. The neighborhood design creates a hierarchy
of useful open spaces: a formal square in the Neighborhood Center Area (NCA);
parks and playgrounds throughout the neighborhood; and street environments
designed to promote walking and casual meetings between residents.

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Objective 2.2(E) Private or Semi-Private Space

It is important to maintain some form of outdoor private or semi-private

space for all households. These spaces should be partially enclosed with a low
fence, hedge, or wall to form a space where residents can relax and have a
feeling of being in their private domain, such as a courtyard or backyard. A
building can form a distinct edge between the public space (streets and alleys)
and the private space of each individual lot.

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Objective 2.2(F) Relationship Between Buildings and Landmarks

The compatibility of buildings in the Traditional Neighborhood (TN) is

determined by their arrangement, bulk, form, character, and landscaping with
common architectural elements. Streets should be visually terminated with
important buildings, vistas of open space, water, or other distinct topographic
features. Civic buildings (schools, churches, museums, government offices,
theaters, meeting halls, etc.) should be located on prominent sites within the
neighborhood, such as on squares or at the termination of street vistas.

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2.3 TN DEVELOPMENT PATTERNS

Objective 2.3(A) Traditional Neighborhood Design

A Traditional Neighborhood (TN) is divided into at least two types of areas

and each type has different land use and site development regulations. A TN
district must have one Neighborhood Center Area (NCA) and at least one Mixed
Residential Area (MRA). A TN district may also have a Neighborhood Edge Area
(NEA), a Workshop Area, or an Employment Center Area.

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Objective 2.3(B) Group of Traditional Neighborhoods

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Objective 2.3(C) MRA, Mixed Residential Area

A Mixed Residential Area (MRA) includes a variety of intermixed residential

uses including single-family residential, two-family residential, condominium,
townhouse, and multiple-family residences. A limited amount of commercial uses
with strict architectural and land use controls are also permitted. Such uses blend
into the residential character of the neighborhood and may include offices,
restaurants, neighborhood scale retail, and civic uses. The entire residential area
is arranged in a manner to encourage pedestrian activity through well-designed
and varied streetscapes that also provide for safe and efficient movement of
vehicular traffic. In addition, convenient access is provided to public open spaces
including small squares, pocket parks, community parks, and greenways.

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Objective 2.3(D) NCA, Neighborhood Center Area

A Neighborhood Center Area (NCA) serves as the focal point of a

Traditional Neighborhood (TN) containing retail, commercial, civic, and public
services to meet the daily needs of community residents. A NCA is pedestrian-
oriented and is designed to encourage pedestrian movement between a Mixed
Residential Area (MRA) and a NCA. Retail and commercial uses should generally
be located adjacent to a square. NCA uses include small-scale retail shops,
restaurants, offices, banks, hotels, post office, governmental offices, churches,
community centers, and attached residential dwellings.

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Objective 2.3(E) NTA, Neighborhood Transition Area

A Neighborhood Transition Area (NTA) is the least dense portion of a

Traditional Neighborhood (TN) with larger lots and greater setbacks than the rest
of the district. A NTA is required along the perimeter of the neighborhood where it
abuts an existing or platted conventional residential development.

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Objective 2.3(F) Workshop and Employment Center Areas

A Traditional Neighborhood (TN) may have a Workshop Area or

Employment Center Area, or both. A Workshop Area includes commercial and
light industrial uses which serve the local residents, but which are not appropriate
for a Neighborhood Center Area (NCA) or a Mixed Residential Area (MRA). An
Employment Center Area includes large office and low impact manufacturing
uses. The size, scale and architectural conventions of a TN district apply to both a
Workshop Area and an Employment Center Area.

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CHAPTER 3 – ARCHITECTURAL DESIGN GUIDELINES

3.1 SUMMARY

A Traditional Neighborhood (TN) is required to have covenants, conditions, and

restrictions that include architectural standards. Such standards must be in conformance
with the objectives stated in Section 18.29.120, Architectural Standards of the Unified
Development Ordinance (UDO).

This chapter describes and illustrates the architectural design objectives of a TN

district. These guidelines are intended for purposes of drafting the architectural
standards required as part of zoning and development plan approval of the TN district.

3.2 TN ARCHITECTURAL GUIDELINES

Objective 3.2(A): Architectural Compatibility

Guideline 3.2(A1): As a general rule, buildings must reflect a continuity

between building scale and front yard setbacks at the building line.

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Guideline 3.2(A2) A building must incorporate architectural styles and

design features, building materials, and colors complimentary to those
used in surrounding buildings. Buildings should maintain base courses,
incorporate the continuous use of front porches on residential buildings,
maintain cornice lines in buildings of the same height, and extend
horizontal lines of windows.

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Guideline 3.2(A3) Attached buildings within the same block must

contain consistent cornice lines.

Guideline 3.2(A4) Architectural embellishments that add visual interest

to roofs, such as dormers, belveders, masonry chimneys, cupolas, clock
towers, and other similar elements are encouraged.

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Guideline 3.2(A5) Buildings greater than one story should clearly

delineate the boundary between each floor of the structure through belt
courses, cornice lines, or similar architectural detailing. Structures may
vary in height to add variety, with taller buildings placed at corners or
points of visual termination. However, a consistent “build up line” should
be maintained.

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Guideline 3.2(A6) In Mixed Residential Areas (MRA) the height and

massing of a building are not more than twice the height and massing of
structures adjacent to, or across the street from, the building.

Guideline 3.2(A7) A commercial or mixed-use building, such as a

corner store, located in a Mixed Residential Area (MRA) must integrate its
appearance with the area and should not exceed twice the height and
massing of adjacent buildings.

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Guideline 3.2(A8) Signs are limited to wall, awning, hanging signs, or

other similar accessory signs of low scale and low visual impact. The
signs must compliment the building’s architectural style.

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Objective 3.2(B) Human Scale Design

Guideline 3.2(B1) Buildings must be designed to create street level

interest and pedestrian comfort. Doorways, covered walkways, windows,
and other street level ornamentation should be incorporated to create
pedestrian scale and inviting spaces.

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Guideline 3.2(B2) Buildings must avoid long, monotonous,

uninterrupted walls or roof planes. Blank, windowless walls are
discouraged. Where solid walls are required by building codes, the wall
should be articulated by the provision of blank window openings trimmed
with frames, sills, lintels, or, if the building is occupied by a commercial
use, by using recessed or projecting display window cases.

Guideline 3.2(B3) Roofline offsets and building wall offsets, including

projections, recesses, and changes in floor level should be used to add
architectural interest and variety.

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Objective 3.2(C) Encouraging Pedestrian Activity

The proportion between the width of the sidewalk and the height of edges,
walls, and surfaces is important to create a positive walking experience. A ratio of
1:1 to 1:2 (building wall height: street width) is most ideal. Spaces 1:5 and beyond
have little sense of enclosure. In such a case, large trees are needed to correct
proportions.

Guideline 3.2(C1) Pedestrian comfort can be enhanced by careful

attention to building design, location, setbacks, and orientation.

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Guideline 3.2(C2) Commercial structures should provide awnings,

covered walkways, colonnades, or other weather protection.

Guideline 3.2(C3) Ground floor retail, service, restaurant, and other

commercial uses must provide large pane display windows on a minimum
of 50 percent of the front facade to provide views into the interior of
buildings.

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Guideline 3.2(C4) Residential structures with front setbacks must have

a front porch or stoop.

Guideline 3.2(C5) Parking lots must be located behind or along the

side of buildings. When located along the side of a structure, the parking
lot must be screened with landscaping or with streetwalls not to exceed 4
feet in height.

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Objective 3.2(D) Buildings Related Toward The Street

Guideline 3.2(D1) A consistent building line should be maintained at

the setback line along the street. However, projections of porches, bay
windows, stoops, and their minor building masses into the building line are
encouraged to create an interesting streetscape.

Large setbacks to accommodate parking lots in front of a building are

prohibited. The buildings illustrated below do not relate to the street.

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Guideline 3.2(D2) Entrances and storefronts must face the street. All
entrances to a building must be defined and articulated by architectural
elements such as columns, porticoes, porches, overhangs, railings,
balustrades, and other similar elements.

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Guideline 3.2(D3) Doors, windows, balconies, porches, and roof decks

should be oriented toward the street and other public spaces to encourage
social interaction.

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Guideline 3.2(D4) Rear vehicular access from an alley is permitted and

preferred. However, if a garage is oriented toward the street, it must be
located a minimum of 20 feet behind the front facade of the principal
structure. Mixed Residential Areas (MRA) must include a variety of garage
orientations, setbacks, etc., such as a mixture of rear and side loaded
garages, detached garages, carports, and porte cocheres. Freestanding
garages and carport structures for multiple dwelling unit buildings must be
integrated with the building design or sited so as to avoid long monotonous
rows of garage doors and building walls.

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Objective 3.2(E) NCA, Neighborhood Center Area

Guideline 3.2(E1) Buildings on corner lots, at the intersection of major

streets, or at the entrance to the Neighborhood Center Area (NCA) shall be
considered significant structures. Such buildings should incorporate
special architectural embellishments, such as corner towers, clock towers,
cupolas, spires, or other similar features to emphasize their location and
importance.

Guideline 3.2(E2) All building structures located around a

Neighborhood Square are required to be a minimum of 2 stories in height.

Guideline 3.2(E3) A building located on the perimeter of a

Neighborhood Center Area (NCA) should not exceed twice the height and
massing of adjacent structures in a Mixed Residential Area (MRA).

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Guideline 3.2(E4) In mixed-use buildings, the difference between

ground floor commercial uses and entrances for upper level commercial or
apartment uses must be reflected by differences in facade treatment.
Storefronts and other ground floor entrances should be accentuated
through cornice lines.

Guideline 3.2(E5) Storefronts should be integrally designed as part of

the entire facade. Buildings with multiple storefronts should be unified
through the use of architecturally compatible materials, colors, and details.
Canvas or other similar waterproofed fabrics are preferred.

Guideline 3.2(E6) Fixed or retractable awnings are permitted at ground

level and on upper levels where appropriate. Awnings should complement
the architectural style, materials, colors, and details. Canvas or other
similar waterproofed fabrics are preferred.

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CHAPTER 4 - OPEN SPACE & LANDSCAPE DESIGN CRITERIA

4.1 SUMMARY

Landscape and open space is one of the most important features in a TN,
Traditional Neighborhood. Open space, both public and private, is distributed throughout
the district and provides not only aesthetic qualities, but recreational and civic functions
as well. A variety of open space should always be conveniently accessible to all residents
and provide physical linkages throughout the neighborhood. It should also provide
gathering places for residents and places for social interaction.

This section defines and illustrates the various types of open spaces and general
location and design guidelines. Open space ranges from public and semi-public areas
such as neighborhood parks, squares, plazas, greenways, parkways, and other
community common areas to private areas such as rear yards and courtyards. In a
neighborhood area with small lot sizes or higher density buildings, public open spaces are
critical components. Open space can be dedicated to the city, dedicated to and
maintained by a homes association, or maintained under private ownership.

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4.2 TN OPEN SPACE CHARACTERISTICS

Objective 4.2(A) Neighborhood Park

The central neighborhood park is the focal point and foundation of the
community. It provides an area for recreation and play, as well as social activities
such as community picnics, bazaars, holiday displays and activities for all ages to
meet and gather
together. The park is
best located where it is
accessible to the
highest possible
number of residents
within walking distance
and adjacent to any
mixed-use core,
elementary school,
greenway or trail.

Freestanding neighborhood parks with street access on all sides are

encouraged. In addition, the parks should be accessible by pedestrians, bicycles
and vehicles. Desirable views into and out of the park should have a unique
character or experience and provide visibility of facilities for security purposes.

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Objective 4.2(B) Squares

A square is a type of open space or neighborhood park that may

encompass an entire block. It is located at the intersection of important streets or
in the Neighborhood Center Area (NCA) and is intended for civic purposes. The
square is typically developed in a formal manner consisting of paved walks, lawns,
trees, fountains, and may include civic buildings. Civic buildings may also be
located across the street from the square.

This area is intended as a central gathering space for the community and
should be designed to accommodate a wide variety of gatherings.

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Objective 4.2(C) Plazas

A plaza is a form of open space that is typically more urban in nature and
occupies a smaller portion of a block than a square. Plazas are typically located
at the intersection of major streets. They are bordered by civic uses, commercial
activities, private buildings, and may include parking. These spaces may range
from highly interactive areas with adjacent commercial uses, such as retail shops
and sidewalk cafes, to quiet passive areas for sitting, reading and relaxation.

Plazas are designed in a formal manner with landscaping, seating and

other amenities such as fountains and public art.

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Objective 4.2(D) Greenways

A greenway is a series of connected natural areas where recreation and

conversation of nature are among the primary values. They are fingers of green
in varying shapes that follow natural features such as ravines, creeks, streams,
and other water courses. Greenways can consist of a combination of natural
vegetation and man-made linkages that provide connections to many areas of the
neighborhood which are not in close proximity to natural linkages. Greenways
should be used to provide access to schools, parks, neighborhood shops and
employment centers, as well as provide connections between neighborhood parks
and other open space areas. Perimeter roads along one or both sides of a
greenway are encouraged to provide easy access; public observation into the
greenway for security; and to provide motorists with an aesthetic contrast to the
built environment. Greenway design standards are detailed in the Trails and
Greenway Plan.

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Objective 4.2(E) The Parkway

The parkway is public open space or a planting strip, located between the
sidewalk and the street. It is important in defining the pedestrian realm by
separating it from the street and creating a feeling of safety and comfort. The
parkway provides a visual link between open space areas and the street network,
as well as, separates and defines roadways and sidewalks. The width of a
parkway varies from four to fifteen feet depending on the type of street and
adjoining land uses. Grass, shrubs, flowers, street trees, and street lighting are
located within the parkway. Utilities will very rarely be located within this area.

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Objective 4.2(F) Street Trees

Street trees are required in a Traditional Neighborhood (TN) to create a

frame around and improve the appearance of the street, as well as, separate
vehicles from pedestrians. The existence of trees on the street side of the
pedestrian sidewalk is critical. Whenever possible, the placement of trees on both
sides of a sidewalk creates an exceptional pedestrian environment. In a Mixed
Residential Area (MRA) street trees shall be located in the parkway within the
street right-of-way and spaced approximately 30 feet on center. However, it may
be necessary to group trees in some locations to avoid obstructions and create
views to retail shops. Preferred species for street trees are listed in Section
18.62.045, Street Trees of the Unified Development Ordinance (UDO).

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Objective 4.2(G) Sidewalks

The sidewalk is a key element in a Traditional Neighborhood (TN) as it

allows and encourages pedestrian movement. The design and layout of the
pedestrian network needs to be considered with the same degree of importance
as the street network. In a TN, sidewalks are required on both sides of all streets
and must connect residential buildings to retail areas, civic buildings, and
recreational areas. The width of a sidewalk changes throughout a neighborhood
depending upon its location and the type of adjacent land uses. Sidewalks in retail
areas require a minimum
width of 6-16 feet to allow for
adequate room for
pedestrians, as well as trees,
lights, outside displays, and
awnings. Sidewalks in Mixed
Residential Areas (MRA),
typically range from 5-6 feet
depending upon the intensity
of pedestrian traffic.
Sidewalks should be placed to
accommodate changes in
topography and existing trees
and vegetation.

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CHAPTER 5 - STREET & STREETSCAPE CRITERIA

5.1 SUMMARY

In a Traditional Neighborhood (TN) there are numerous street types that serve
multiple purposes with a variety of transportation modes, all of which are joined to form an
interconnected street system. Part of the excitement and character of a TN district is the
variation of pavement widths, sidewalk, and building locations that contrast to the rigid
engineering standards imposed upon conventional subdivision development. Instead of
the conventional “one size fits all” standard, street designs within a TN district are
determined by the type of adjacent uses, the location of the street within the community,
the street’s carrying capacity, and the desired vehicular speed.

In addition, street designs always create a balance between the movement of

automobiles and transit vehicles with the needs of pedestrian and bicycle pathways,
areas of public interaction, and areas for placement of street trees and landscaping. The
goal of a TN district street system is to create “traffic calm streets” and to create an
environment where drivers realize that driving too fast or too aggressively is inappropriate.
With appropriate design, drivers will more automatically choose lower speeds and less
aggressive behaviors.

This chapter describes and illustrates the common street and streetscape
standards within a TN district. These standards are not absolute, since there can be a
wide variety of street types created with various land uses of adjoining properties. Streets
should be designed to meet the needs of anticipated land uses, anticipated traffic
volumes, and the desired character of the area. Special consideration must be given to
the street layout in order to minimize the amount of through traffic and the potential for
inappropriate vehicle speeds. Such layouts should include limiting the length of through
streets and incorporating rotary or traffic circles, T-intersections, or other similar
techniques. Innovative street types and designs should always be considered.

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5.2 TN STREET CHARACTERISTICS

Objective 5.2(A) Dense Network of Streets

A dense network of interconnecting, narrow streets laid out in a grid-like

system characterizes a Traditional Neighborhood (TN). The network requires that
every street connect to at least two other streets. Cul-de-sacs and dead-end
streets should be used only in areas where environmental constraints impede
connections to other streets. The dense street network encourages a tighter mix
of land uses and creates a walkable neighborhood with more connections
between uses.

Objective 5.2(B) Alleys

In a Traditional Neighborhood (TN) alleys are permitted and are highly

encouraged. Alleys eliminate the need for driveways and the visual dominance of
garages from the street. Garage entrances can be perpendicular or parallel to the
alley and should be setback a minimum of three feet from the alley right-of-way.

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Objective 5.2(C) Narrower Streets

In most instances, streets within a Traditional Neighborhood (TN) are

narrower than streets within a conventional subdivision. The street network of
interconnecting streets and alternate routes to every destination allows automobile
traffic to be diffused, thus lowering traffic volumes on many streets. In addition,
alleys further diffuse automobile and service vehicle traffic. Streets in a Mixed
Residential Area (MRA) often have the narrowest amount of pavement width and
often have parking along the street. Streets in Neighborhood Center Areas (NCA)
or other areas with more traffic volumes are somewhat wider than residential
areas. The street width and street profile are dependent upon the types of
adjacent land uses, the anticipated traffic volumes, and the desired character of
the area. A street should be no wider than the minimum width to accommodate
the usual vehicular mix that the street will serve.

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Objective 5.2(D) Reduced Curb Radius

Smaller curb radii are required within a Traditional Neighborhood (TN).

The larger curb radii of a conventional street system encourage turning movement
at higher speeds and increases crossing distances for pedestrians. Smaller radii
result in slower vehicular speeds at intersections and enhances pedestrian
movements by having a shorter street crossing distance.

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Objective 5.2(E) On-Street Parking

Most streets within a Traditional Neighborhood (TN) allow on-street

parking. The existence of on-street parking slows passing vehicular traffic, and
parked vehicles create a buffer between moving vehicles and pedestrians. In
addition, on-street parking reduces the need for and the size of off-street parking
lots in the Neighborhood Center Area (NCA) and for commercial uses in Mixed
Residential Areas (MRA). Parallel parking is the recommended method of on-
street parking. However, other on-street parking methods, including diagonal and
head-in parking may be appropriate under certain circumstances in the NCA.

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5.3 TN STREET FORMS

Traditional Neighborhoods (TN) are designed with a grid like street layout.
However, the street layout does not necessarily result in a strict grid system. Street
layouts must always respond to local conditions such as topography, water courses,
greenways, and the existing street systems of neighboring conventional developments.
This section describes the six basic types in a TN district.

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Objective 5.3(A) The Curved Street Form

A curved street may be necessary in many instances to respond to and

preserve existing natural features. A bend in a curved street can be used to
create a positive street environment with a focus on visually prominent sites for
civic, mixed use, or taller buildings. The placement of buildings along a curved
street can define the street with a sense of enclosure.

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Objective 5.3(B) The “T” Street Form

A “T” street creates a termination of the street and provides a site with
dramatic visibility for prominent buildings. “T” streets can also be used to slow
traffic through neighborhoods by reducing the length of through-streets and
keeping blocks short.

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Objective 5.3(C) The Crossroads Street Form

This street form is typically the intersection of two perpendicular streets.

Such street arrangements result in opportunities for landscaped circles or islands
in low traffic areas, or a traffic circle in areas with higher traffic areas.

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Objective 5.3(D) The Common Street Form

This street form creates a common area or community green as a focus

point. Larger community buildings, civic buildings, mixed-use, or commercial
buildings are often located around these common areas.

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Objective 5.3(E) The Modified Grid Street Form

This street layout uses the combination of “T” streets and the crossroad
intersection to produce an irregular grid with a large amount of variety. The
modified grid system is often used to respond to the natural environment and
preserve existing natural features. In addition, it creates numerous sites with high
visibility that can be used as focal points to terminate a street.

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Objective 5.3(F) The Composite Street Form

The composite street system is a modified grid that incorporates all of the
various street forms in a unified interconnected manner. This street layout
provides for a wide variety of experiences, while maintaining the “connected”
nature of the Traditional Neighborhood (TN) with multiple routes to every
destination.

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Planning Services Department
100 W. Santa Fe
P.O. Box 768
Olathe, KS 66051-0768
Phone (913) 393-6250
Fax (913) 393-6238
www.olatheks.org