HomeMy Public PortalAboutHighway 45 Corridor Plan 2016
H IGHWAY 45 C ORRIDOR P LAN
Platte County and Parkville, Missouri
8 March, 2016
Page Intentionally Left Blank
i | T a b l e o f C o n t e n t s
TABLE OF CONTENTS
Introduction 1
Background 2
Corridor Design 8
Design Elements 8
Implementation Challenges 11
Corridor Plan 13
Vision 14
Corridor 15
o Natural 17
o Active 22
o Transition 26
Places 28
o Crossroads 29
o Gateways 32
Implementation 33
Corridor Improvements 34
Design Tools 35
ii | H i g h w a y 4 5 C o r r i d o r P l a n
LIST OF FIGURES
1: Highway 45 Corridor Study Area 1
2: Future Land Use Plan, Parkville 2
3: Future Land Use Plan, Platte City 3
4: Public Realm / Private Property 8
5: Existing Roadway Section & Plan 10
6: Corridor Segments 15
7: Design Character 16
8: Natural Segments 17
9: Design Character – Natural 18
10: Corridor / Development Concept – Natural 19
11: Buffer Types – Natural Segments 20
12: Roadway Section & Plan – Natural 21
13: Active Segments 22
14: Design Character – Active 23
15: Corridor / Development Concept – Active 24
16: Roadway Section & Plan – Active 25
17: Transition Segment 26
18: Corridor / Development Concept – Transition 27
19: Crossroad Segment 29
20: Design Character – Crossroads 30
21: Corridor / Development Concept – Transition 31
22: Gateway Locations 32
23: Design Overlay Framework 35
iii | T a b l e o f C o n t e n t s
ADVISORY COMMITTEE:
Parkville, MO
David Jones, Board of Aldermen
Hilary Murray, Property Owner
Mike Carney, Resident / Realtor
Tony Borchers, The National
Bob Lock, Planning and Zoning Commission
Platte County, MO
Beverlee Roper, District Commissioner
Nancy Pate, Planning & Zoning Commission
Tom Fotovich, County Resident
John Grothaus, County Resident
Alan Hoambrecker, Business Owner
Missouri Department of Transportation
Joni Roeseler
STAFF:
Stephen Lachky, City of Parkville, MO
Sean Ackerson, City of Parkville, MO
Daniel Erickson, Platte County, MO
Zach Tusinger, Parkville, MO
PREPARED BY:
iv | H i g h w a y 4 5 C o r r i d o r P l a n
Page Intentionally Left Blank
1 | I n t r o d u c t i o n
INTRODUCTION
INTENT
The Highway 45 Corridor represents a significant
travel corridor and primary gateway to southern
Platte County and Parkville, Missouri. The
corridor is also a local and regional retail
destination and economic generator. The
corridor has seen significant investment recently,
in both public and private investment, through
roadway improvements and adjacent
development within the corridor. The Highway
45 Corridor Plan represents an opportunity to
capitalize on those recent investments, by guiding
the design of future improvements, and
strengthen the role of the corridor in the region.
The plan will define the future design of the
corridor amenities in conjunction with the recent
and planned roadway improvements. Similarly
the plan will address development design in a
manner that respects the value and character of
the corridor created by the roadway design. The
design guidance will provide the city, county,
developers and landowners with the necessary
tools to create a corridor that continues to define
the region, as a connector, economic engine and
gateway in southern Platte County and Parkville.
PROCESS
The Highway 45 Corridor Plan process focused
on the length of corridor between Interstate 435
on the west and Highway 9 on the east, reaching
just outside each of those extents, and to those
properties adjacent to the highway frontage
(Figure #1).
The planning process was defined by four
primary tasks:
Corridor Assessment – an analysis of the
previous improvements and studies
addressing the roadway, public
improvements and development design to
create initial corridor concepts.
Development Framework – defines the
development pattern and character for the
corridor based on development scenarios.
Corridor Plan – defines the corridor vision
and plan components, both public and
private, that will create the future corridor.
Strategic Implementation – defines the
actions and tools necessary, for public
improvements and private development, to
implement the vision stated.
The process was led by a citizen’s advisory
committee that helped to frame issues, identify
potential solutions and define implementation
measures. Additionally a public meeting was held
to define the vision for the corridor and review
the public improvements and development
concepts prepared. The plan has been adopted
by the City of Parkville, MO and Platte County as
the design policy for Highway 45.
Figure 1: Highway 45 Corridor Plan Study Area
2 | H i g h w a y 4 5 C o r r i d o r P l a n
BACKGROUND
EXISTING PLANS
City of Parkville Comprehensive Plan
Highway 45 is a specific sub-area for study
identified by the Parkville Comprehensive Plan.
The plan sets the development policies for the
corridor and identifies three development nodes
for the corridor. The land use identified for the
corridor is a mix of commercial, office,
office/business park, parks and open space,
moderate density residential, mixed-use
residential and mixed-use, from Highway 9 west
to approximately Crooked Road. The plan also
identifies mixed-use, office/business park, mixed-
use residential, moderate density residential and
parks and open space at the interchange of
Highway 45 with Interstate 435.
The development nodes on Highway 45
identified by the plan include:
Crooked Road – mixed-use node
surrounded by a variety of housing options;
Interstate 435 – opportunities for higher-
density, larger scale development including
a blend of mixed-use, office/business park,
mixed-use residential and moderate density
residential uses clustered around the
interchanges
The policies for future improvements and
development within the corridor include:
Preservation of the roadway capacity and
safety;
Annexation of land for future urban
development patterns;
A nodal development pattern for higher
intensity commercial and residential
development;
Adopt design standards for the roadway and
development;
Integrate local and regional trail systems;
Retain the natural character of the
community; and
Improve connectivity between Parkville and
regional employment centers and services.
Figure 2: Future Land Use Plan, Parkville
3 | I n t r o d u c t i o n
Platte County Comprehensive Plan
The plan for Platte County recognizes the
importance of the Highway 45 Corridor to the
future growth of the County. Future growth of the
county and the Highway 45 Corridor will
leverage several unique assets that are present in
the county or are planned for the future. As a
fast-growing county on the urban fringe of the
Kansas City metropolitan area, Platte County has
identified several issues that will guide the
continued growth and development of the
county. Those issues include the preservation of
the natural character, provision of adequate
infrastructure and the stewardship of limited
natural resources.
The county has identified the connectivity and
accessibility, trail connections, residential and
agricultural land uses and the topography as
elements that will shape the future of the corridor.
To ensure that future development of the corridor
enhances the character of the corridor and the
county goals have been prepared. Several of
those goals are applicable to the Highway 45
Corridor and include:
balancing the protection of property rights
and protecting the health, safety and
welfare of residents;
minimizing the impact of development to
environmentally sensitive areas;
conservation of distinct natural features that
contribute to the character of the
community;
maintenance of the architectural and
natural character of the county;
conserve distinctive man-made features
that contribute to the character of the
county;
protect and reuse valuable historic
resources;
Figure 3: Future Land Use, Platte County
4 | H i g h w a y 4 5 C o r r i d o r P l a n
ensure that development improvements are
sensitive to the historic context of
communities;
acknowledge that an efficient and
balanced transportation system supports a
healthy economy and access;
Additional guidance for the corridor is found in
the County’s Comprehensive Plan through
defined policy areas. The policy areas defines
specifics regarding future development within the
county. Three specific policy areas help to define
the future development of the Highway 45
Corridor, including
Neighborhoods – intended to protect
established areas of development through
context sensitive infill development, through:
o Compatibility of density and scale,
o Integration of existing development and
natural features, and
o Transitions between development
densities through buffering and use of
topography.
Corridor Preservation - intended to protect
and enhance the natural setting along
roadways, through:
o Preservation of natural topography,
major tree stands and existing
vegetation,
o practical design and engineering to
address current and future needs,
o incorporation of green solutions for
stormwater management,
o incorporation of hiking / biking trails,
o development of architectural standards,
and
o improved roadway function and safety.
Mixed Use Centers – intended to guide
development of a Neighborhood Mixed Use
node at Highway K and Highway 45.
Policies include:
o residential in character,
o low-scale monument signage,
o transitions between different densities,
and
o trail and sidewalk connections,
Finally the plan makes recommendations for
implementation of the goals and policies as
applied to future development. Those actions
that would influence the development of the
Highway 45 Corridor include:
adoption of countywide design guidelines,
identification of natural resources in areas
proposed to be developed,
development of specific corridor
preservation guidelines, and
consideration of intergovernmental
agreements to coordinate land use and
infrastructure agreements
The Comprehensive Plans for Parkville and Platte
County provide the foundation for the
preparation of this plan for Highway 45. The
direction provided by this plan will provide
additional guidance for future development
along the corridor in pursuit of the City and
County vision for the corridor and communities.
5 | I n t r o d u c t i o n
CURRENT CONDITIONS
Roadway Design
Currently Highway 45 has been improved, within
the study area from east of Highway 9 to a
realigned Missouri K, on the west. The improved
section has been constructed with two travel
lanes in each direction with protected (by a
median) left turn lanes at primary intersections
with cross-streets, as well as anticipated future
access points. Limited aesthetic or character
improvements have been made to the corridor.
Where a median is present, to divide the east and
west bound travel lanes, it is planted with grass.
Similarly, the two roundabouts in the corridor, at
South National Drive and at Missouri K, are
landscaped. The National Drive Roundabout is
planted with a variety of soft and hardscape and
is maintained by the National Golf Club. The
Highway K roundabout is planted with grass. The
improved section of roadway also includes a 10
foot wide, asphalt multi-use path along the south
side, within the right-of-way. The right-of way of
the improvements varies throughout the corridor
to accommodate the roadway and other
improvements and respond to the topography of
the area. An illustration of the current improved
roadway section can be found in Figure 7 on
Page 12 of this plan.
Access
Currently ingress and egress from Highway 45 to
adjacent property is limited throughout most of
the corridor. Access in the eastern portion of the
corridor between Crooked Road on the west and
Highway 9 on the east, has been reestablished
as development has occurred from side streets
and streets internal to development. The central
portion of the corridor that remains primarily
single-family residential has many individual
drive ways reaming to serve adjacent homes.
The western end of the corridor, also primarily
residential has fewer access points as residential
neighborhoods are accessed from single
entryways.
Access to the corridor itself is good as it is served
by I-435 on the west and I-29 on the east. The
corridor is also served by several state and local
routes including State Highways 9 and K.
Roadway Character
Recent transportation improvements have been
made with limited design enhancements to
improve the character of the corridor. A grass
median, boulevards strips adjacent to the
roadway and a multi-use trail has improved the
corridor. However, the corridor still lacks
streetscape and pedestrian / bicycle amenities.
Current Corridor Conditions
6 | H i g h w a y 4 5 C o r r i d o r P l a n
Currently the roadway west of K Highway to I-
435, at west end of the corridor, remains an
unimproved two-lane section. Improvements are
planned similar to recent improves, through this
section of the corridor, completing the roadway
upgrades from 9 Highway of the east to I-435 on
the west.
Development Character
The current development character of the
corridor changes across its length. The eastern
portion of the corridor, generally between
Highway 9 and Lakecrest Lane, is an active
development character developed with
commercial uses that provides services. Moving
west through the corridor a more green
development character exists between the
Lakecrest Lane and NW Crooked Road. This
section of the Highway 45 Corridor, through the
presence of the golf course provides a
manicured, green development character
through its open spaces. West of Crooked Road
a natural, un-manicured development character
exists, preserving much of the original character
of the land. The natural setting takes precedence
over that of development with the preservation of
the trees, topography and viewsheds with less
intensive development along the corridor.
The visual quality of much of the corridor is
defined by its visual clutter including utility poles,
inconsistent signage and varied building quality.
This if certainly true in the portions of the corridor
east of Crooked Road in the more active section
of the roadway.
ANTICIPATED CHANGES
The remainder of the unimproved corridor, from
Highway K on the east to west of 435 on the west,
is being designed for a cross-section similar to
that of the improved Highway 45. Because of the
topography within this section of the corridor the
right-of way will be varied to accommodate the
roadway and other necessary improvements.
The multi-use trail constructed with the previous
improvements will continue throughout these
improvements. Like the previous widening project
this portion of the roadway will contain a
roundabout, at Highway 45 and NW Brink Meyer
Road. The section is currently in preliminary
design and the widening should be under
construction in 2016.
Currently limited commercial development has
occurred at the Highway 45 and Interstate 435
interchange, it is anticipated in the future that
additional commercial development will occur.
Much of the land around the intersection lies
within the City of Parkville City Limits and the
Comprehensive Plan for the community identifies
Current Corridor Conditions – Near Highway 9
7 | I n t r o d u c t i o n
the northwest and southeast corners of the
interchange for future commercial development.
Similarly, it identifies the southwest corner of the
interchange for future office / business park
development. The northeast corner is primarily in
Platte County and identifies large-lot residential
as the future land use policy, consistent with its
current use. Future commercial and office
development will change the character of this
area. As development occurs this area will
become a major gateway to the corridor and the
region.
Development has been occurring throughout the
corridor and continued development is expected.
The impact of future development to the corridor
and its design character will define the corridor
for future generations. The intent of this plan is
to guide improvements to the corridor and
development along the corridor to provide a
quality experience that respects and enhances the
different character of the corridor.
Summary
The current character of the corridor is defined by
the following attributes:
natural, wooded, green setting on the
western end of the corridor (west of Crooked
Road)
manicured green space in the middle section
of the corridor
active development pattern at the eastern
section of the corridor
a lack of beautification & amenities
o the generic roadway design lacks
interest for users
no corridor identity
o lack of cohesive design elements
throughout the corridor
rolling topography adds to the natural
character of the western portions of the
corridor
visual clutter – power lines, signage, fencing,
etc.
These attributes define the user experience for
local, daily users of the corridor and visitors to
the area experiencing the corridor and
communities for the first time.
Current Corridor Conditions – Near Highway K
8 | H i g h w a y 4 5 C o r r i d o r P l a n
CORRIDOR DESIGN
The Highway 45 corridor benefits from a
widened roadway, between Highway 9 and
Highway K, which has increased the capacity of
the roadway and access to the region. Those
improvement are planned to be extended to the
I-435 interchange at the west end of the corridor.
The improvement to the corridor have been
focused almost exclusively on capacity
improvements to accommodate the automobile.
The addition of a multi-use trail adjacent to the
roadway provides a facility for bicyclists and
pedestrians.
The visual quality of the corridor has largely been
ignored with the design and implementation of
the transportation improvements. The design of
the corridor is an important factor in the use of
the corridor, by all modes of transportation –
automobile, pedestrian, cyclists and transit.
Design has many benefits including, improved
safety, improved wayfinding and accessibility,
creates an identity and a more comfortable
experience for users.
This chapter will define those physical
improvements to the corridor that enhance the
visual quality, connectivity and accessibility and
safety of the corridor. Improvements are
intentionally defined for both the public realm,
typically the extents of the right-of-way, and
private development, in particular those
properties immediately adjacent to the Highway
45 corridor. Additionally, this chapter will identify
the challenges with implementing enhancements
to the corridor.
DESIGN ELEMENTS
Urban design is the stitching that holds our
communities and places together. To improve
the character and comfort of the Highway 45
Corridor design elements should be
implemented for both the public portion and the
private development that abuts the corridor.
Applied correctly the design elements proposed
can stitch together the Highway 45 Corridor as a
cohesive route to support different places that
serve the surrounding the communities.
Similarly, design elements can provide a
framework within which future individual actions,
of improvements and development, can
contribute to the character of the corridor over
time.
The design elements strive to create those places
that people enjoy, whether they are active or
passive spaces through further definition of the
public realm and the quality and pattern of
development.
The design elements for the Highway 45 corridor
include:
Public Realm – this can easily be defined as the
space that everyone uses, the public spaces
including the rights-of-way as well as parks,
plazas, civic spaces and other public spaces.
Figure 4: Public Realm / Private Property
9 | C o r r i d o r D e s i g n
Streetscape – includes soft elements like
trees and plantings and hardscapes like
plazas, specialty pavements that can create
a comfortable environment for people use.
Amenities – the elements can include
benches, bike racks, trash receptacles,
lighting and other features the supplement
the streetscape and encourage use of the
area by pedestrians and cyclists.
Connectivity – facilities like the roadways,
sidewalks, trails and crosswalks provide
connectivity for automobiles, pedestrians
and cyclists both locally and regionally.
Access – the public realm provides access to
adjacent property and development through
sidewalks, trails and driveways.
Development Framework – this can be defined as
the private realm or private property and the
intent is to define how the pieces of a site and its
development are designed and relate to the
public realm.
Orientation – defines a developments
relationship to the public realm through its
placement on the land.
Scale – defines the size and mass of the
building and relationship to other
development.
Landscape – provides natural amenities that
support the design of the development site
and the building. Landscape should
complement the streetscape design.
Parking – defines the location, size and
screening of parking within the development
context.
Signage – the method of identifying a
development or business, including any
design elements that identify the corridor.
Design Details – defines the character and
quality of development – topics can include
the general style of architecture and building
materials.
While each of the elements defined, both for the
public realm and private development, contribute
to the character of the corridor and the quality of
the user experience, their application should vary
throughout the corridor to define and enhance
the different characters present.
Current Corridor Development
10 | H i g h w a y 4 5 C o r r i d o r P l a n
Figure 5: Existing Roadway Section & Plan
11 | C o r r i d o r D e s i g n
IMPLEMENTATION CHALLENGES
The vision for the Highway 45 Corridor defines
the fundamental design for future improvements.
While the future design and development of the
corridor address the desires of the community for
connectedness, access and character, the
implementation of that design comes with
challenges. In an age of limited resources,
particularly those federal and state transportation
resources, implementation of the vision for
Highway 45 will take time. It will be important to
focus on the incremental improvements that can
help obtain the greater vision.
Funding
The primary challenge for implementation of the
corridor design is a lack of funding, but that
single issue has larger consequences. Much of
the funding for state and federal roadways, like
Highway 45, comes from the Federal
Government through past transportation bills
and funding. Today resources allocated for
funding roadways, both the maintenance of
existing routes and the construction of new or
expanded routes, are severely limited.
The greatest cost of implementation, is not only
the initial construction cost, but the long-term
maintenance cost of the roadway and
improvements. Maintenance is such an issue,
that the long-term commitment and cost of
upkeep, combined with shrinking local budgets is
enough of a deterrent to keeping cities from
building currently funded and future projects of
all types.
Ownership of Improvements
In addition to the cost of improvement and
maintenance, ownership of the improvements in
the corridor is also an issue. With ownership
comes liability and maintenance costs, as
previously discussed. Although these issues are
factors in deciding to pursue improvements, the
root of these factors is financial, the needed
funding necessary to maintain improvements and
address liability matters.
Corridor Design Improvements
12 | H i g h w a y 4 5 C o r r i d o r P l a n
Safety
In addition to creating a visually appealing
corridor, it must be safe for all users. The design
speeds, expanse of rights-of-way, wide lane
widths, and lack of visual cues within the right-of-
way encourage higher speeds than the posted
speed limits. These design elements increase
risks for automobiles and non-motorized users of
the right-of-way and adjacent trail system. Many
of the design elements proposed will improve the
safety, function and appearance of the corridor.
Implementation of the corridor improvements
will take time. As development within the
corridor continues both public and private
improvements identified in this plan should be
implemented. Additionally, sources of funding
should be sought to support the implementation
and maintenance of the public improvement. To
ensure the completion of the improvements the
following action are necessary.
An overlay district codifying the
development design criteria should be
adopted for the corridor.
Basic public improvements should be
required with development.
Annual CIP budgeting processes should
identify investments in the corridor for
implementation of public improvements.
Funding for future improvements and
maintenance of the public corridor
improvements should be sought from local,
state and federal source as well as other
sources.
Corridor Context
13 | C o r r i d o r P l a n
CORRIDOR PLAN
INTRODUCTION
The future design of the Highway 45 corridor
enhancements are rooted in the continuation and
improvement of the existing character areas in
the corridor. To achieve this the corridor has
been divided into segments (Figure 8) that allow
specific design elements to shape the character
of that segment. The application of the design
elements, previously described will improve the
character and quality of the corridor and its
development.
This chapter of the plan provides the details of
the application of the design elements, defined in
the previous chapter, to the Highway 45
Corridor, in pursuit of the vision for the corridor.
The plan for the corridor is broken into three
sections: vision, corridor and place. The vision
for the corridor defines the future state in which
the corridor design and development are striving
to attain. The corridor section focuses on the
application of the design elements applied across
the corridor the help to create a unified corridor
design, within the different settings defined. The
places section applies specific design elements to
areas within the corridor that deserve special
attention to create unique places for the local
residents and visitors to the corridor.
Highway 45 Corridor
14 | H i g h w a y 4 5 C o r r i d o r P l a n
VISION
Highway 45 is an important feature of southern
Platte County through the connectivity and access
it provides. The corridor also provides a front
door to the region as well as the City of Parkville.
As the county and communities in the region
continue to develop, the character and image of
the corridor is being impacted. The natural
character of the area, including the natural
vegetation and the rolling topography define this
corridor and area of the metropolitan area. The
development of the corridor provides local living
opportunities as well as goods and services. The
future balance of development and design
character will most benefit the corridor and the
area, physically and economically.
Vision Statement:
The Highway 45 Corridor will
physically, socially and economically
connect southern Platte County
community by balancing the provision
of efficient access, preservation of the
natural, scenic character and
encouraging quality development.
15 | C o r r i d o r P l a n
CORRIDOR
Across the 5 mile section of Missouri Highway 45
corridor, various development patterns and
context exists. These patterns and context define
the experience of the corridor today, and will
provide the basis for the design character in the
future. To adequately address the future design
character of the corridor it has been segmented
by its current character. The segmentation of the
corridor will allow the creation of unique settings
and assist in defining the character of the
corridor.
While each of these segments will focus on a
specific character the design consistency across
the corridor is important. The use of common
design themes, development scales and patterns
and materials will help to create a unified
character across the corridor and allow unique
places within it.
To support the design of the corridor and
development character, three different segments
types have been defined. Each of these segments
is respective of the existing character and of its
location. The segments also define the future
corridor context desired and include, Natural,
Active and Transition.
Figure 6: Corridor Segments
16 | H i g h w a y 4 5 C o r r i d o r P l a n
Figure 7: Design Character
Corridor Elements - Concept
Site Design Elements - Concept
17 | C o r r i d o r P l a n
Natural
The natural segments are defined by their existing
natural character including the topography,
forest, natural systems (watercourses and
drainage ways) and prairie lands. The future of
the natural area will strive to protect the character
and feel of the area defined by nature.
One simple rule guides the development of
natural places; what we build should not disturb
the character of the area.
The natural areas of the corridor area generally
located between NW Brink Myer Road and
Crooked Road and west of I-435. The natural
area defines much of the western portion of the
corridor. In the near future the roadway will be
improved to a 4-lane divided roadway between
MO-K and I-435 which will change the character
of the area. As this section of the corridor
changes it is important that the natural character
of the corridor is retained and where possible
enhanced. Much of the existing development
within this section of the corridor would fit the
recommendations within this chapter for future
development.
Neighborhoods such as Timber Ridge,
Countrywood and Thousand Oaks have limited
impacts to the natural character of the corridor,
including limited access, natural entry signage,
limited visibility from the roadway and a
landscaped highway frontage. Development that
can achieve these limited impacts and address
the design character elements identified in Figure
9 are desired within this place type of the
corridor.
Figure 8: Natural Segments
18 | H i g h w a y 4 5 C o r r i d o r P l a n
Figure 9: Design Character - Natural
Corridor Design - Concept
Corridor Design - Concept
19 | C o r r i d o r P l a n
Figure 10: Corridor/Development Concept - Natural
Green Buffer - Concept
Corridor Design - Concept
20 | H i g h w a y 4 5 C o r r i d o r P l a n
Figure 10 provides an illustrative concept of
development appropriate for the natural segment
of the corridor. Figure 12 provides an illustrative
example of the corridor and development
improvements appropriate within the natural
corridor segment.
This plan recognizes that there numerous ways
that future improvements can meet the intent of
these design standards.
A key element of the natural segment is the
Green Buffer that aligns with the corridor. The
green buffer provides a green / natural setback
from the corridor right-of-way in which
development is restricted. Implementation of the
green buffer is flexible by using a different type
of buffer, depending on the setback provided by
the development. The details and application of
the buffer types can be found in Figure 11.
Figure 11: Buffer Types - Natural Segment
21 | C o r r i d o r P l a n
Figure 12: Roadway Section & Plan - Natural
22 | H i g h w a y 4 5 C o r r i d o r P l a n
Active
Active segments are designed to encourage
activity and building the places that are currently
providing interaction. Active segments will be
developed to encourage human interaction by
providing people scaled development patterns
that provide civic spaces and good and services.
Additionally, the development of the active
segments assists in the preservation of the natural
segments within the corridor.
One simple rule guides the development of
active places; what we build shapes the character
of the area.
The active areas defined within the Highway 45
corridor bookend the study area. The areas
have been identified based on their existing
development pattern and /or their location and
context within the larger area. One existing
active segment is located generally between
Highway 9 and Lakecrest Lane. Much of this
area is developed and serves as a commercial
center for the corridor and the region. The
Parkville Common is a good example of the
type of development pattern and improvements
that the active segments are aspiring to be.
A second active segment is proposed around
the intersection of the I-435 and Highway 45 on
the west end of the corridor. Development has
started in this segment. As development of this
segment continues it should strive to promote
connected, walkable, quality development that
adheres to the design criteria identified in Figure
14.
Figure 13: Active Segments
23 | C o r r i d o r P l a n
Figure 14: Design Character - Active
Development Design - Concept
Development Design - Concept
24 | H i g h w a y 4 5 C o r r i d o r P l a n
Figure 15 provides an illustrative concept of
development appropriate for the active segment
of the corridor. Figure 18 provides an illustrative
example of the corridor and development
improvements appropriate within the active
corridor segment.
This plan recognizes that there numerous ways
that future improvements can meet the intent of
these design standards.
Figure 15: Corridor/Development Concept - Active
25 | C o r r i d o r P l a n
Figure 16: Roadway Section and Plan - Active
26 | H i g h w a y 4 5 C o r r i d o r P l a n
Transition
The transition segment incorporates both
development and nature, including the
topography, forests, natural systems and open
spaces. As development within the transition
place type occurs nature should be a theme of
the development pattern, including both natural
and created green space. The character of the
corridor should remain natural until development
takes place. This area should subtlety define the
change from the natural segments of the corridor
to the west and the active, destination segment at
the east end of the corridor.
One simple rule guides the development of
transition places; the balance of development
and nature will define the character of the area.
The transition segment of the Highway 45
Corridor is generally between Lakecrest Lane and
Crooked Road (north of Highway 45). The area
is currently a mix of developed and undeveloped
properties with the largest development being the
National Two Golf Course. The golf course
introduces a man-made, manicured natural area
to the corridor. The introduction of this type of
green space, in conjunction with the preservation
of natural areas should define the future
character of this segment.
The roadway design for the transition segment
should mirror that of the natural segment, and
the development pattern is similar to that of the
active segments. The connection, both design
and physical, between the streetscape and
improved site landscape is an important
character of the within the transitional section.
Figure 17: Transition Segment
Green Features
27 | C o r r i d o r P l a n
Figure 18 provides an illustrative concept of
development appropriate for the transition
segment of the corridor. The corridor and
improvements appropriate within the transition
are the same as in the natural corridor segment.
The development improvements in the transition
segment of the corridor should evolve to meet
the pattern of development within the active
corridor segments.
Figure 18: Corridor / Development Concept - Transition
28 | H i g h w a y 4 5 C o r r i d o r P l a n
PLACE
Places within the Highway 45 corridor are
defined as those special locations that
represent the design quality of the corridor.
Two types of places have been identified; the
Crossroads and the gateways. Additionally,
two types of gateways have been identified,
community gateways that provide entry and
regional identification for the corridor, and
corridor gateways that provide corridor
identification opportunities within the corridor.
Each of the places contribute to the
identification and design character of the
corridor.
Gateway Feature Civic Space
Icon Feature Themed Development
29 | C o r r i d o r P l a n
Crossroads
The intersection of Highway 45 and Missouri-K
provides an opportunity to create a development
center that serves the surrounding area within a
natural setting. The context and the design
character of development should remain natural,
but the pattern should be similar to that of a
smaller-scale active center. Future development
in this area should seek to limit the impact on the
visual aesthetic of the Highway 45 corridor,
providing only hints of the adjacent development
through breaks in the streetscape and landscape
to reveal the country/small town architecture,
signage and amenities.
One simple rule guides the development of the
crossroads; a village found in nature will serve
the area, and enhance the natural character of
the area.
Figure 19: Crossroads Segment
30 | H i g h w a y 4 5 C o r r i d o r P l a n
Figure 20: Design Character - Crossroads
Limited Development
Adjacent Development Buffered
31 | C o r r i d o r P l a n
Figure 21 provides an illustrative concept of
development appropriate for the crossroads
segment of the corridor. The corridor and
development improvements appropriate within
the crossroads are the same as in the natural
corridor segment.
Figure 21: Corridor / Development Concept - Crossroads
32 | H i g h w a y 4 5 C o r r i d o r P l a n
Gateways
Various places along the corridor provide an
opportunity to identify the corridor and
communities to users. The community gateways
are an opportunity for Parkville and Platte County
to identify themselves and their relationship to the
corridor. These gateways are at the edges and
entry points to the corridor, near Highway 9 and
I-435. The corridor gateways are opportunities
within the corridor to provide a signature gesture
that identifies the corridor. Improvements for
either type of gateway can be in the form of art,
public improvements, signage or the
development pattern and character. Any gateway
feature created should in keeping with the
character of the underlying corridor segment.
Similarly, there should be a consistency in the
design of the gateways throughout the corridor,
through the use of similar materials, shape or
style.
Figure 22: Gateway Locations
33 | I m p l e m e n t a t i o n
IMPLEMENTATION
The Highway 45 corridor is a valuable asset to
Southern Platte County and the communities it
serves, like Parkville. The benefits of the corridor
include physical, social and economic. As the
corridor continues to develop it is important to
remember that all of these aspects are important
and that the corridor will best provide for the area
when they are in balance.
It is also important to remember that the
implementation of the improvements to the
corridor will take time. The challenges to
implementing the corridor vision including,
funding, ownership and safety restrict rapid
change to the corridor. However, it is time to
focus on improvement of the Highway 45
corridor as an undervalued asset in the region.
The physical improvements to the corridor and
adjacent development will provide the platform
to generate community and regional value.
To enhance the implementation potential of the
plan recommendations the following items are
activities to focus the community attention.
Natural Segment Concept
Active Segment Concept
34 | H i g h w a y 4 5 C o r r i d o r P l a n
CORRIDOR IMPROVEMENTS
Improvements to the public portions of the
corridor need to be proactive and collaborative
to be successful. Thus, different sources of
funding and implementation need to be pursued.
Capital Improvements Programming (CIP)
Corridor improvement projects, for
implementation and maintenance, should be an
annual request within the Platte County and City
of Parkville CIP processes. Public funding should
be packaged or leveraged to provide a greater
impact with improvements to the corridor.
Development Improvements
Explore the creation of the Corridor Capital Fund
that would provide necessary capital for the
improvement and maintenance of the corridor.
The necessary steps to create the account
include:
Define a minimum specification for the
capital improvement of the corridor –
sidewalk, streetscape and amenities, etc.
Require development to build to the
minimum standard or make a payment in
lieu of construction that goes in to the capital
fund for future projects.
Street Tree List
Establish a preferred tree list to identify suitable
trees for street tree planting. Use the Great Trees
for the Kansas City Region as a resource. The
resource is available at:
gouldevans.com/treelists/GreatTrees.pdf
Alternative Funding Sources
In additional to traditional funding sources
including local, state and federal government
sources, non-traditional sources should be
pursued for the implementation and long-term
maintenance of improvements. Sources could
include:
Community Improvement / Transportation
Development Districts – The creation of a
taxing jurisdiction to dedicate funding to
improvements and maintenance of the
corridor improvements, should be
investigated.
Public / Private Partnerships – Opportunities
for public and private entities to support an
improvement should be pursued. Either for
implementation or long-term maintenance
of the improvement, relationships should be
forged to make implementation happen.
Grants – Money, in the form of grants or
forgivable loans, from non-profit agencies
that can assist in the implementation of
improvements should be considered. Where
possible grant money should be leveraged to
expand the impact of the money provided.
Pursuit of these different methods of funding and
improvements should not preclude the continued
pursuit of traditional funding measures.
35 | I m p l e m e n t a t i o n
DESIGN TOOLS
Design tools will address future development
adjacent to the corridor to ensure that it supports
the public improvement and provides the quality
and character that this plan prescribes. When
possible the design tools should be coordinated
with the Corridor Improvements to maximize the
impact of changes in the corridor.
Design Overlay
The intent of creating a design overlay is to guide
the character and quality of development with the
Highway 45 corridor. The overlay district would
complement the use, size and site standards in
the Platte County and Parkville zoning ordinances
to implement the design guidance of this plan.
The creation of a design overlay for the entire
corridor would also provide consistent guidance
for future development in both Platte County and
Parkville. The City of Parkville is currently in the
process of updating their zoning ordinance and
the creation of this overlay district is anticipated
as part of that project, and will be provided to
Platte County for their use.
Figure 23 identifies the topics and guidance to
be addressed in the overlay district:
Figure 23: Design Overlay Framework
36 | H i g h w a y 4 5 C o r r i d o r P l a n
Page Intentionally Left Blank