HomeMy Public PortalAbout2040 Parkville Master Plan - Section 4 Our Plan Focus Area 4176 Parkville 2040 Master Plan
Strategic Development will meet the demands for housing and services in the community while also enhancing
the overall character of Parkville.
As Parkville continues to grow, new developments will be proposed to fill the continuing demand for new residential, commercial and
industrial land uses. Development should be intentional, harmonize with the character of Parkville and fill a demand for the services and
amenities it provides. Focus Area 4 will highlight the importance of housing diversity, resilient commercial and retail area, high-quality
mixed-use developments, as well as the importance of intentional public open spaces that assist in creating a high quality of life for
Parkville residents. Also discussed in this chapter will be the existing land use of Parkville and infill development opportunities.
STRATEGIC DEVELOPMENT
FOCUS
AREA 4
Parkville, Missouri 177
RELATIONSHIP TO THE GUIDING
PRINCIPLES
Focus Area 4 - Strategic Development relates to
many of the 2040 Guiding Principles. Most directly,
it relates to Community Character because
strategic development will ensure that future
projects of all different scales will add to the
community character based on the community’s
priorities and preferences. Indirectly, Strategic
Development also relates to Integrated Land
Uses as it will be the Future Land Use Plan that
helps guide which types of development are
appropriate in particular areas of the community.
Strategic Development is particularly important
in the Downtown Old-District as that area of the
city is cherished because of its existing character.
Therefore, any new development must harmonize
with the existing built environment.
Community
Sustainability
Community
Character
Environmental
Stewardship
Civic and
Open Spaces
Integrated
Land Uses
Transportation Housing
2040
GUIDING
PRINCIPLES
Downtown
Old-Town
District
178 Parkville 2040 Master Plan
STRATEGIC DEVELOPMENT
45
152
29
435 Downtown
Parkville
Parkville
Commons
45 Highway /
NW Graden Road
45 Highway /
NW Crooked Road
45
STRATEGIC DEVELOPMENTSTRATEGIC OPPORTUNITIES
Specific areas throughout the city of
Parkville were a focus for strategic
infill development opportunities. The
areas indicated on the map to the
right represent existing important
commercial and residential nodes
within the community or areas with
future development potential along key
corridors. Redevelopment areas include:
• Downtown Parkville
• Parkville Commons
• 45 Highway / NW Graden Road
• 45 Highway / NW Crooked Road
4.0
Encourage and support developments
that provide diverse housing options,
resilient retail, mixed-use development
and quality public land
Figure 4.38 Infill Development Strategic Opportunities
Parkville, Missouri 179
Housing Choice
Parkville’s housing stock today is primarily
composed of single-family detached residential
homes and neighborhoods. There are some multi-
family housing options available near the Parkville
Commons area and more planned in the Creekside
development. The updated master plan has
identified strategic locations for new housing types
through new or redevelopment. By diversifying
the housing stock in Parkville, the community
will be able to welcome more residents, young
and old, who may not desire or be ready for
home ownership. It will increase the availability
of housing for Park University students. New
families or households moving to Parkville will be
able to find temporary transitional housing while
they search for their permanent home. Likewise,
housing choice will provide realistic options for
lower-income households.
Housing choice helps build resiliency, especially
in suburban communities. Typically, multifamily
housing is a tax positive for communities
compared to the service cost to benefit ratio
of single-family, low density housing alone. It
provides options for people from all backgrounds,
ages, and income levels. The quality of multifamily
housing can be managed through the use of
design standards that call for high quality building
materials, durability and quality site design.
The market analysis suggests Parkville could
capture approximately 650-700 units of multifamily
housing by 2030.
STRATEGIC DEVELOPMENT CONSIDERATIONSSTRATEGIC OPPORTUNITY 4.1
• Allow for multi-family housing choice in
strategically placed locations and mixed-use
developments.
• Review multi-family design standards to
ensure high quality materials, design and
durability.
• Add new housing within walking distance
of retail, including Downtown, Parkville
Commons, and Creekside.
Provide a well-rounded mix of housing
choices for current and future Parkville
residents
180 Parkville 2040 Master Plan
Resilient Commercial / Retail Areas
A healthy, resilient community should have a mix of land use types including
commercial and industrial areas. Pre-COVID, retail was already experiencing
changes that were expedited by COVID and the rise of online shopping. The
future of big box and standalone retail will look different in the future. One way
to combat these market changes is by remaining flexible in the commercial
areas and making them a destination for residents and visitors.
The long-term need for drive-thru retail and restaurant facilities and outdoor
seating may be a permanent fixture in commercial areas and Parkville should
be ready to work with their commercial property owners to allow for these
ebbs and flows.
Another way to increase flexibility into retail and other commercial businesses
is through the expansion of mixed-use developments. Figure 4.39 shows the
commercial building locations within Parkville.
STRATEGIC DEVELOPMENT CONSIDERATIONS
STRATEGIC DEVELOPMENT
Figure 4.39 Commercial Building Locations
Multifamily
Retail
Office
Industrial
CoStar (2020)
STRATEGIC OPPORTUNITY 4.2
• Continue to be flexible with retail
establishments as it relates to evolving
consumer expectations.
• Promote existing and add office space near
Parkville restaurants.
• Add housing, especially multi-family
housing, within walking distance of retail.
Work to ensure Parkville’s retail areas
remain resilient and viable
Parkville, Missouri 181
STRATEGIC DEVELOPMENT CONSIDERATIONS
Mixed-Use Development
Mixed-Use development is a strategic way to
add a variety of different land uses within one
development and also add density to your
community in a thoughtful and intentional way.
Increasing density has several positive benefits
ranging from environmental and sustainable
implications as well as offering the ability to
meet the demands for certain types of housing
or commercial / office offerings. Parkville has
ample land for future development and with
future annexation possibilities, encouraging and
approving mixed-use walkable developments will
have to be a matter of values on behalf of the city
and public feedback.
Mixed-Use developments are generally multi-story
buildings with commercial or office uses on the
first one or two floors with residential typically
the best use for the upper stories. Depending on
the context of the mixed-use development, the
buildings should relate to a pedestrian-oriented
streetscape environment with some on-street
parking provided and the majority of parking
screened from the main ROW either in a rear
surface or structured parking situation. Some
examples of mixed-use developments can be seen
in the images to the right.
Mixed-use developments should also be
encouraged to incorporate privatized public
space as a part of the project to add to the public
amenities already within the community. This will
also help to make the developments unique and
sustain foot traffic.
STRATEGIC OPPORTUNITY 4.3
• Adopt a mixed-use zoning district to allow
for developments with a flexible mix of
retail, office and multi-family residential
uses.
• Work closely with developers to navigate
the more complex nature of mixed-use
developments.
• Require any new mixed-use developments
to provide public or semi-public open space.
Promote and support the addition of
mixed-use developments in Parkville
182 Parkville 2040 Master Plan
Quality Public Land
Just as important as residential, commercial
and industrial land uses that generate revenue,
is high quality public land. This land can include
everything from city facilities such as city hall,
libraries and public safety, to parks and trails.
Parkville has in a place a robust collection of
public lands in the form of destination parks,
neighborhood parks, pocket parks and nature
preserves as well as city facilities.
Long-term investments in these types of public
land is an investment in the quality of life for
Parkville residents, both current and future. It
is important that to the extent possible, public
facilities and park land should be accessible to all
residents and also be connected via multi-purpose
trails, sidewalks, paths, roadways and future
transit. Having well connected spaces and facilities
will help increase the equity of these spaces.
For example, not all neighborhoods in Parkville
can have amenities such as a nature preserve
or a community center, but if those amenities
are adequately connected with multi-modal
considerations, then the actual physical location
is less inaccessible to a broader swath of the
community. Parkville should continue to invest in
their public spaces and facilities through increased
maintenance and the implementation of modern
aesthetic and functional improvements.
STRATEGIC DEVELOPMENT CONSIDERATIONS
STRATEGIC DEVELOPMENT
STRATEGIC OPPORTUNITY 4.4
• Leverage Platte Landing Park, English
Landing Park and other high quality outdoor
spaces to bring in visitors and foot traffic.
• Promote outdoor recreation based
economic development in Parkville.
• Enhance the outdoor parks and recreation
land in Parkville through improved
amenities.
Maintain a robust stock of quality
public land
Parkville, Missouri 183
Figure 4.40 Infill Development Area Map, Parkville, Missouri
INFILL DEVELOPMENT OPPORTUNITY AREAS
What is Infill Development?
Infill Development is defined as the development of
vacant or under-used parcels within an existing urban
area that are already largely developed or served by
public infrastructure. Infill development can be the most
sustainable form of development because it does not
typically require the destruction of a greenspace site
for entrance into the built environment. Costs are also
reduced because of existing utility connections.
One downside can be the risk of brownfields.
Brownfields are often former industrial or commercial
sites where future use may be affected by real
or perceived environmental contamination. The
environmental contamination threat can take several
forms but is often associated with soil contamination
because of hazardous waste used by occupants of the
sites previous use.
Three main potential infill development areas have
been identified within Parkville’s existing city limits. The
existing and proposed future uses are described on the
following pages. The three infill sites include:
• Downtown Parkville
• Parkville Commons
• Highway 45 & NW Graden Road Area
• Highway 45 & NW Crooked Road Area
These proposed uses are just possible examples of what
could be developed at the sites should the property owner
wish to redevelop according to the highest and best use
of the land. Figure 4.40 shows the approximate location of
each area within Parkville.
Downtown Parkville
Parkville Commons
Highway 45 & NW Graden Road
Highway 45 & NW Crooked Road
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184 Parkville 2040 Master Plan
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Downtown Parkville
There are locations within the area known as Parkville Commons, shown below,
that could benefit from infill redevelopment based on the location, neighboring
land uses and site dimensions.
1. Protecting the Downtown Parkville Boundary The boundaries of Downtown
Parkville should be protected to help enhance the corridor’s healthy and vibrancy.
2. Expanding Downtown Mixed-Use The parcels located along East Street
should ideally be preserved as part of the downtown mixed-use district. Any
redevelopment of parcels in this corridor should be within the downtown mixed-use
characteristics.
1
1
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22
2
PROPOSED LAND USE
Low Density Residential
Downtown Mixed-Use
Open Space
City / Public Proposed[]
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Low Density Residential
Downtown Mixed-Use
Open Space
City / Public
Commercial
INFILL DEVELOPMENT OPPORTUNITY AREAS
STRATEGIC DEVELOPMENT
EXISTING LAND USESTRATEGIC OPPORTUNITY 4.5
• Promote the expansion of Downtown Mixed-Use development and
redevelopment downtown as identified on the Future Land Use Plan
Downtown - Pursue infill development and redevelopment to
achieve the best land use in Parkville
Parkville, Missouri 185
Parkville Commons
Shown below are potential infill developments for the Parkville Commons area.
1. Southwest Corner of NW Bell Rd & Tom Watson Pkwy This area is
undeveloped today and could be a suitable location for a mixed-use development
with a commercial and residential mix.
2. Bus Barn at NW 63rd & NW Bell Rd This area, long-term, could be a suitable
location for a high-density residential redevelopment given its proximity to
commercial areas and other multi-family development.
3. North of Parkville City Hall The open space north of Parkville’s city hall is a
suitable location for a mixed-use development given its location, access to nearby
commercial and its site dimensions.
4. Area West of East Street The land located on the west side of East Street is a
suitable location for mixed-use redevelopment. The area is conveniently located
between Parkville Commons and Downtown Parkville, which makes it an attractive
option for a residential and commercial mix.
5. Area East of NW Bell Rd and West of East Street This area could be, long-term,
a suitable location for medium-density residential redevelopment. This could serve
as a transition buffer area to the single-family residential to the south and west.
NW 64th StreetTom Watson Pkwy
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Medium Density Residential
High Density Residential
Commercial
Business Park
City / Public
Open Space
INFILL DEVELOPMENT OPPORTUNITY AREAS
EXISTING LAND USE
Tom Watson Pkwy
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Riss
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Low Density Residential
Medium Density Residential
High Density Residential
Commercial
Mixed-Use
Business Park
City / Public Proposed[]
PROPOSED LAND USE
STRATEGIC OPPORTUNITY 4.6
• Enhance Parkville Commons through the integration of additional
higher-density residential, commercial and mixed-use developments.
• Replace and/or reduce low visibility retail spaces.
• Create a long-term vision for the bus barn site.
Parkville Commons - Pursue infill development and
redevelopment to achieve the best land use in Parkville
186 Parkville 2040 Master Plan
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45 Highway / NW Graden Rd
There are locations along the north and south side of Tom Watson Pkwy that are
suitable for new development and possible future redevelopment over time.
1. Northwest Corner of NW Graden Rd & Tom Watson Pkwy This commercial
area, long-term, would be a suitable site for a mixed-use redevelopment with
a mixture of residential, commercial and possibly office space. This area has
convenient location and accessibility.
2. Northeast Corner of NW Graden Rd & Tom Watson Pkwy This area could be
better suited as a mixed-use development site given its location and the nearby land
uses (existing and possible future uses).
3. South of Tom Watson Pkwy Commercial This area could take advantage of its
location along Tom Watson Pkwy / 45 Hwy to be a commercial area to help serve
nearby residents / future mixed-use sites.
4. South of Tom Watson Pkwy High-Density Residential This large, undeveloped
site south of Tom Watson Pkwy is a suitable location for high-density residential
given its location and the adjacent land uses. It is surrounded by existing or possible
complementary land uses.
5. South of Tom Watson Pkwy Medium-Density Residential This area is a
suitable location to extend the medium-density residential located to the south.
This land use would be a suitable transition land use based on existing and possible
future development / land uses.
1 2
3 4
5 Medium Density Residential
High Density Residential
Commercial
Business Park
Mixed-Use
City / Public
Proposed[]
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Business Park
City / Public
Utilities
Open Space
INFILL DEVELOPMENT OPPORTUNITY AREAS
STRATEGIC DEVELOPMENT
EXISTING LAND USE
PROPOSED LAND USE
STRATEGIC OPPORTUNITY 4.7
• Support the long-term redevelopment of the area north of 45 Highway
to allow for a mixture of uses
45 Highway / NW Graden Rd - Pursue infill development and
redevelopment to achieve the best land use in Parkville
Parkville, Missouri 187
45 Highway / NW Crooked Rd
The area south of 45 Highway and NW Crooked Road was identified as a potential
infill development site due to its location, existing developed areas and the planned
realignment of NW Crooked Road.
1. Medium Density Residential A mixture of townhomes, rowhouses and single-family
detached homes are a suitable development type for this area adjacent to 45 Highway /
NW 64th Street. Future residents would benefit from the possible future neighborhood
commercial at the intersection of realigned NW Crooked Rd & 45 Highway.
2. Single-Family Residential Single-family detached homes are suitable for this area
as it is set back further from 45 Highway / NW 64th St. Homeowners would also benefit
from the possible future neighborhood commercial at the intersection of realigned
NW Crooked Rd & 45 Highway.
3. Neighborhood Commercial The intersection created through the realignment
of NW Crooked Rd & 45 Highway would create an ideal location for neighborhood
commercial growth to serve the nearby residential populations to the north and south.
4. Medium Density Residential This area already has a medium-density residential
neighborhood and could benefit from an expansion of this land use. These
residents could help to provide demand for the possible future neighborhood
commercial.
5. Realigned NW Crooked Rd This plan shows a future realignment of NW Crooked
Rd at 45 Hwy.
NW 64th
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EXISTING LAND USE
Medium Density Residential
Commercial
City / Public
Open Space
INFILL DEVELOPMENT OPPORTUNITY AREAS
NW 64th
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EXISTING LAND USE
PROPOSED LAND USE
Low Density Residential
Medium Density Residential
Commercial
City / Public
Open Space Proposed[]
1
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4STRATEGIC OPPORTUNITY 4.8
• Allow for neighborhood commercial and expanded multi-family
housing choice around the planned realigned NW Crooked Road area
on 45 Highway.
45 Highway / NW Crooked Rd - Pursue infill development and
redevelopment to achieve the best land use in Parkville
188 Parkville 2040 Master Plan
Overwhelmingly, the citizens of Parkville take
pride in their downtown core and value its
charm and historic character. However, there
is a common understanding that in order for
downtown Parkville to remain successful, the
area will need to adapt to changing economic
and social forces that are reshaping the built
environment at an accelerating rate.
The thing that separates downtown Parkville
from other existing and future retail locations is
the walkability and pedestrian experience of the
downtown. Expanding opportunities for sidewalk
dining, outdoor music or patio spaces can help
activate the street. This will attract users to the
downtown and ensure it remains a destination for
years to come.
Developing new residential units within the
downtown will bring in new residents and consistent
foot traffic to sustain the commercial activity of
downtown. New residential units constructed in
downtown should meet the demand for housing
currently lacking in the community such as senior,
work force, and middle-income housing. This may
require support from the city through tax incentives
or grants but is important to pursuing the goal of
providing a mix of housing options that meet the
needs of a variety of age and income levels.
Emphasis should be placed on improving the
pedestrian experience of the area but parking is
still critical to bringing in visitors to the district.
Parking downtown should be enhanced through
STRATEGIC DEVELOPMENT
DOWNTOWN ENHANCEMENTS STRATEGIC OPPORTUNITY 4.9
• Use zoning code to allow for tenants
that generate more vitality, such as food
and beverage outlets, apartments, and
hospitality.
• Encourage a relationship between
establishments and the street, for example,
sidewalk dining, patio spaces, outdoor
music, etc.
• Allow for new multi-family residential units
in or near to downtown to help support local
businesses and provide needed expanded
housing options in Parkville.
• Ensure that parking is easy to find, not
necessarily by creating more parking, but
by using signage and wayfinding to guide
people to non-obvious parking locations.
• Manage pedestrian crossings along Highway
9 to ensure crossing locations are abundant,
well-marked, and safe .
• Strengthen the relationship between Park
University and Downtown.
Protect and enhance downtown
Parkville as a destination
proper signage and wayfinding rather than more
parking spaces.
Safety improvements are needed for pedestrians
crossing 9 Highway. This is especially true in regard to
strengthening the relationship between downtown and
Park University. Any physical improvements along 9
Highway should include pedestrian enhancements
and safety improvements.
Parkville, Missouri 189
The design and character of the built environment
greatly impacts the overall impression of a specific
area, district or neighborhood. Zoning ordinances
and planning commissions have the authority
to enforce design elements however, loop-holes
or ambiguity in these policies can cause the
developer’s or property owner’s own intentions
and bottom-lines to arrive at a less -than-desirable
outcome. The City of Parkville has the ability to
impact the aesthetic and massing qualities of the
built environment in a couple different ways. The
city may wish to evaluate their current zoning
code and building design standards to establish
whether or not there is an opportunity to bolster
the current regulations while also not discouraging
further development in the downtown district.
A set of design guidelines are a tool the City of
Parkville can use to ensure that future developments
have the look and feel that is compatible with the
character and charm of the community. These
guidelines can be general in scope and provide
the necessary flexibility to achieve aesthetic results
that are consistent with the community’s quality
expectations.
Another option is to establish overlay districts within
areas such as downtown Parkville, to implement
design guidelines for any new development or
redevelopment. These types of districts could be an
important consideration for the City of Parkville to
look at in the future.
DEVELOPMENT DESIGN GUIDELINES
STRATEGIC OPPORTUNITY 4.10
• Develop downtown design guidelines to
influence the aesthetic quality of the built
environment in order to retain the character
and charm of the district.
Preserve the distinct look and feel
of downtown Parkville alongside
redevelopment opportunities
As the other commercial areas of Parkville nearer
to the interstate continue to develop, this could
create momentum away from downtown Parkville’s
commercial district. The vibrancy and economic health
of Parkville is critical to the quality of life for residents
and small business owners. Programs such as facade
improvement grants can help to even the playing field
between larger big box and smaller businesses.