Loading...
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 NW R i v e r R d 435 NW River Rd Eas t S t 435 9 9 45 45 Tom Watson Pkwy 184 Parkville 2040 Master Plan E 1st Stree t Hwy 9 NW River Ro a d Ma i n S t r e e t NW C r o o k e d R o a d 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 1 22 2 PROPOSED LAND USE Low Density Residential Downtown Mixed-Use Open Space City / Public Proposed[] E 1st Stree t NW River Roa d Ma i n S t r e e t NW C r o o k e d R o a d Hwy 9 1 1 1 22 2 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 NW B e l l R o a d S N a t i o n a l D r i v e NW 60th Street Lime Stone Rd NW B e l l R o a d Hig h w a y 9 Ea s t S t r e e t 1 2 3 4 5 Low Density Residential Medium Density Residential High Density Residential Commercial Business Park City / Public Open Space INFILL DEVELOPMENT OPPORTUNITY AREAS EXISTING LAND USE Tom Watson Pkwy NW B e l l R o a d Ea s t S t r e e t S N a t i o n a l D r i v e NW 60th Street Lime Stone Rd NW B e l l R o a d Hig h w a y 9 Riss Lake NW 64th Street 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 NW C r o s s R o a d Tom Watson Pkwy NW G r a d e n R d Hig h w a y 9 NW 63rd Street NW B e l l R o a d Le w i s S t r e e t 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[] NW C r o s s R o a d Tom Watson Pkwy NW G r a d e n R d Hig h w a y 9 NW 63rd Street NW B e l l R o a d Le w i s S t r e e t 1 2 3 4 5 Commercial 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 S t r e e t NW C r o o k e d R o a d N Na t i o n a l D r i v e NW C r o o k e d R d 1 2 3 4 4 5 EXISTING LAND USE Medium Density Residential Commercial City / Public Open Space INFILL DEVELOPMENT OPPORTUNITY AREAS NW 64th S t r e e t NW C r o o k e d R o a d N Na t i o n a l D r i v e NW C r o o k e d R d EXISTING LAND USE PROPOSED LAND USE Low Density Residential Medium Density Residential Commercial City / Public Open Space Proposed[] 1 2 3 4 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.