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HomeMy Public PortalAbout2040 Parkville Master Plan - Section 4 Our Plan Focus Area 5190 Parkville 2040 Master Plan Growing with a Purpose covers the Future Land Use and Annexation Strategy for Parkville. Growing with a Purpose means that Parkville has been intentional in its growth and development strategy. The two main components of this chapter are the Future Land Use Plan and a phasing strategy for future annexation. The Future Land Use Plan considers many factors including protecting Downtown Parkville, promoting infill redevelopment in key areas of the community, preserving important open space, providing for housing choice and strategically planning for the future development of the intersections along Interstate 435. The annexation strategy provides a phased approach to future annexation with Parkville. GROWING WITH A PURPOSEFOCUS AREAS FOCUS AREA 5 Parkville, Missouri 191 The Growing with Purpose focus area chapter reflects many of the guiding principles of the 2040 master plan. Community Sustainability was considered when planning for a healthy mix of land uses. Community Character was used to guide decision-making about where and how to grow without losing the character of Parkville. Environmental Stewardship guided the Future Land Use Plan by avoiding areas within the floodplain or with other sensitive environmental land. Integrated Land Uses was directly related to the forming of the land use plan. Housing, specifically the expansion of housing choice, led to the strategic location of higher density housing throughout Parkville. The Downtown Old-District’s boundaries were protected within the Future Land Use Plan. Finally, Civic and Open Spaces were identified and protected as part of the land use planning. RELATIONSHIP TO THE GUIDING PRINCIPLES Community Sustainability Community Character Environmental Stewardship Civic and Open Spaces Integrated Land Uses Transportation Housing 2040 GUIDING PRINCIPLES Downtown Old-Town District 192 Parkville 2040 Master Plan EXISTING LAND USE IN PARKVILLE Land Use Total Acres Share Open Space 5,658.2 65.1% Low-Density Residential 1,204.3 13.8% Parks & Recreation 1,048.3 12.1% Developing 273.4 3.1% Commercial 236.1 2.7% Industrial 142.9 1.6% Multi-Family Residential 96.6 1.1% Downtown 23.7 0.3% TOTAL 12.8 0.1% Source: Confluence, with inputs from Parkville and Platte County Figure 4.41 Existing Land Use, Parkville (2020) Figure 4.41 shows the existing land use breakdown for Parkville in 2020. Within Parkville’s city limits, the most dominant land use category is open space / agriculture. One reason this area is so significant is because of the floodplain land south of NW River Road. The second most dominant land use category is Low Density Residential, which includes most of Parkville’s currently available housing. As a smaller community in a suburban location this land use category is often significant. Figure 4.42 Existing Land Use Map Parkville City Limits Nearby City Limits Single-Family Residential Multi-Family Residential Downtown Open Space Parks & Recreation Public / Semi-Public Commercial Industrial NW R i v e r R d 435 NW River Rd Eas t S t 435 9 9 45 45 Tom Watson Pkwy GROWING WITH A PURPOSE Parkville, Missouri 193 The Future Land Use Plan should serve as guide to future development and be used as the basis for determining the appropriate zoning for property being developed, redeveloped or annexed into the City. It is typical for a city’s future land use plan to consider the future land uses for property located outside of its municipal boundary in order to properly plan for growth and allow for flexibility to address requests for annexation. The Future Land Use Map (Figure 4.43) should be consulted when reviewing rezoning requests and development proposals to determine if they are consistent with the Comprehensive Plan. If the zoning desired for a given property is inconsistent with its land use designation, the designation on future land use map should be first amended accordingly prior to approving such a rezoning. PURPOSE AND USE OF THE FUTURE LAND USE PLAN 194 Parkville 2040 Master Plan Many factors were considered in the construction of the Future Land Use Plan for Parkville. Downtown Protecting the boundary of downtown Parkville is important to Parkville’s community character. This historic district serves as the heart of Parkville and is a major connector to the riverfront parks. Infill Development There are key areas suitable for infill development or redevelopment within Parkville’s existing city limits. These areas were designated with future land uses that better allow for mixed-use development opportunities that can enhance the character of Parkville. Open Space & Natural Areas Much of the planning boundary remains open space / agriculture in the future land use plan. This land use category includes areas within the floodplain, which should remain undeveloped. Housing Diversity The Future Land Use Plan identifies several areas suitable for expanded housing opportunities such as townhomes, rowhouses or apartments. These areas have been strategically located to help diversify the housing stock available in Parkville. Interstate Adjacent Development Areas adjacent to the Interstate 435 intersections within Parkville’s city limits have been shown as a mixture of regional commercial, residential and business park development to take advantage of these key areas. FUTURE LAND USE PLAN CONSIDERATIONS GROWING WITH A PURPOSE Parkville, Missouri 195 FUTURE LAND USE CATEGORIES The Parkville Future Land Use Plan is composed of colors representing different land uses. The desired uses, density ranges of each category and representative imagery of each category are below. Low-Density Residential Uses - single-family residential detached, single-family residential bi-attached, single- family residential +1 accessory dwelling unit, civic uses, schools, and churches. Medium-Density Residential Uses - single-family residential horizontally attached (townhomes / rowhouses) and single-family residential detached. Density - 1 to 5 dwelling units per acre with an average density of 3 dwelling units per acre. Density - 6 to 12 dwelling units / acre with an average density of 8 dwelling units per acre. 196 Parkville 2040 Master Plan High-Density Residential Uses - vertically attached residential (apartments or condominiums) and single-family residential horizontally attached (townhomes / rowhouses). City Uses - public / semi-publicly owned land including city and county properties as well as schools and other institutions. GROWING WITH A PURPOSE FUTURE LAND USE CATEGORIES Density - 12 to 24 dwelling units per acre with an average density of 18 dwelling units per acre. Parkville, Missouri 197 Density - less than 1 dwelling units per 10 acres with an average density of 0.1 dwelling units per acre. Density - less than 1 dwelling units per 10 acres with an average density of 0.1 dwelling units per acre. Open Space / Agriculture Uses - agriculture, open space, floodplain and single-family detached residential. Parks & Recreation Uses - parks, recreation land and golf courses. FUTURE LAND USE CATEGORIES 198 Parkville 2040 Master Plan Business Park Uses - typically large-scale office and light industrial uses. Neighborhood Commercial Uses - smaller scale retail and office uses. GROWING WITH A PURPOSE FUTURE LAND USE CATEGORIES Density - a floor to area ratio (FAR) of 0.25. Density - a floor to area ratio (FAR) of 0.30. Parkville, Missouri 199 Density - a floor to area ratio (FAR) of 0.25. Density - a floor to area ratio (FAR) of 0.25.Support Commercial Uses - typically medium scale retail, office and auto-oriented uses. Regional Commercial Uses - typical large-scale retail, office, and intensive auto oriented uses. FUTURE LAND USE CATEGORIES 200 Parkville 2040 Master Plan FUTURE LAND USE CATEGORIES Downtown Mixed-Use Uses - Special mixed-use district for Downtown Parkville. Typical uses include retail and office on first-floor and residential uses on the second or third stories. Mixed-Use Uses - typical retail, office, and multi-family uses. GROWING WITH A PURPOSE Density - a floor to area ratio (FAR) of 0.75 for retail / office and 8 dwelling units per acre. Density - a floor to area ratio (FAR) of 0.50 for retail / office and 18 dwelling units per acre. Parkville, Missouri 201 Park University Mixed-Use Uses - Special mixed-use district for Park University Typical uses include education, retail or office as well as residential uses for students. Density - a floor to area ratio (FAR) of 0.25 for retail / office and 18 dwelling units per acre. FUTURE LAND USE CATEGORIES 202 Parkville 2040 Master Plan GROWING WITH A PURPOSE NW R i v e r R d NW River Rd 45 45 45 9 9 NW C r o o k e d R d NW H a m p t o n R d Tom Watson Pkwy 9 435 435 Planning Boundary City Limits Nearby City Limits Floodplain Open Space / Agriculture Low-Density Residential Medium-Density Residential High-Density Residential Neighborhood Commercial Support Commercial Regional Commercial Business Park Mixed-Use Downtown Mixed-Use Park University Mixed-Use City / Public / Semi-Public Parks & Recreation Figure 4.43 Future Land Use Map, Parkville, Missouri FUTURE LAND USE PLAN Parkville, Missouri 203 Figure 4.44 Future Land Use Map, Parkville, Missouri Tom Watson Pkwy NW C r o o k e d R d NW River R d Tom Wats o n P k w y NW C r o o k e d R d NW B l a i r R d Nationa l D r NW B e l l R d Eas t S t NW E a s t s i d e D r NW G r a d e n R d Natio n a l D r NW 63rd St Ris s L a k e D r NW L a k e v i e w D r 9 9 45 Planning Boundary City Limits Nearby City Limits Floodplain Open Space / Agriculture Low-Density Residential Medium-Density Residential High-Density Residential Neighborhood Commercial Support Commercial Regional Commercial Business Park Mixed-Use Downtown Mixed-Use Park University Mixed-Use City / Public / Semi-Public Parks & Recreation FUTURE LAND USE PLAN 204 Parkville 2040 Master Plan FUTURE LAND USE PLAN Figure 4.45 and Figure 4.46 show the future land use breakdown for the Parkville Future Land Use Plan. Open Space / Agriculture continues to make up the majority of the planning boundary’s projected future land use. Low-Density Residential remains the second most common land use with 37.5% of all land uses. Parks and Recreation and Medium- Density residential account for 4.2% and 3.5%, respectively. The different commercial land uses account for a combined 1.3% and the different mixed-use categories account for a combined 0.9%. These acre totals and percentage breakdowns are far beyond what is needed in Parkville to provide room for projected growth, but shows different development opportunities for the area in the year 2040 and beyond. Future Land Use Category Count Share Open Space / Agriculture 12,636.0 50.7% Low-Density Residential 9,348.0 37.5% Parks & Recreation 1,043.6 4.2% Medium-Density Residential 870.5 3.5% Business Park 308.6 1.2% Regional Commercial 156.4 0.6% Park University Mixed-Use 125.1 0.5% Support Commercial 113.2 0.5% High-Density Residential 107.4 0.4% Mixed-Use 65.5 0.3% Neighborhood Commercial 52.0 0.2% City 46.0 0.2% Downtown Mixed-Use 26.8 0.1% TOTAL 24,898.9 100.0% Source: Confluence Figure 4.45 Future Land Use Breakdown Figure 4.46 Future Land Use Breakdown GROWING WITH A PURPOSE Downtown Mixed-Use City Neighborhood Commercial Mixed-Use High-Density Residential Support Commercial Park University Mixed-Use Business Park Medium-Density Residential Open Space / Agriculture Low-Density Residential Parks & Recreation Regional Commercial Parkville, Missouri 205 FUTURE LAND USESTRATEGIC OPPORTUNITIES 5.0 Reference the Future Land Use Plan when making decisions regarding land use, development and zoning in Parkville • Update the R-4 Mixed-Density Residential zoning district regulations to add standards for building design and exterior materials and considering requiring usable patios and balconies or roof-top amenity decks. • Update the R-5 Multi-Family Residential zoning district regulations to add standards for building design and exterior materials, increase the building height limit to allow for 4-story apartment buildings, increase the density limit to allow for up to 18 to 24 dwelling units per acre, and considering requiring usable patios and balconies or roof-top amenity decks. • Update the B-1 Neighborhood Business District zoning district regulations to add standards for building design and exterior materials and increase the building height limit to allow for 3-story buildings. • Update the B-2 General Business District to allow for 4-story apartment buildings. • Adopt an ordinance to limit construction and grading within areas with very steep topography and require a minimum setback from streams to prevent property damage from flooding and streambank erosion. • Create an ordinance to preserve areas with significant tree cover. 206 Parkville 2040 Master Plan ANNEXATION BASICS GROWING WITH A PURPOSE Voluntary Annexation is the preferred method, where property owners request (petition) to be annexed. The steps in this process include: • Annexation petition received from property owners. • Public hearing held by city. • City adopts ordinance expanding boundaries. Forced Annexation is not preferred, rare undertaken and are typically difficult to complete as it requires court review and a special election. The steps include: • City adopts a resolution to annex. • City holds a public hearing and adopts an ordinance for annexation. • City files an action with the circuit court requesting declaratory judgement. • Upon court authorization, a city-wide election is held (includes the area to be annexed). • Provide services for existing residents. • Support new growth and development. • Protect an area with long-range planning, zoning, and code enforcement. Annexations are regulated by State Law There are several rules put in place by the State of Missouri in relation to annexation including, generally: • Annexations must be contiguous and compact to existing city limits. • Determined reasonable and necessary to the property development of the city. • City must have the ability to furnish municipal services within a reasonable time. There are two main types of annexation Why do cities consider annexation? • Not requested or desired by the property owners. • Cost to provide services exceeds anticipated property tax revenue. • Area is not considered part of the long-term growth or planning boundary. Why do cities choose not to annex? Parkville, Missouri 207 ANNEXATION POLICY RECOMMENDATIONS Figure 4.47 Voluntary Annexation Priority Area 1STRATEGIC OPPORTUNITY 5.1 • Actively pursue voluntary annexation of the in-fill properties identified as Annexation Priority Area 1. Protect Parkville’s borders and preserver its character as it grows 208 Parkville 2040 Master Plan Figure 4.48 Voluntary Annexation Priority Area 2 ANNEXATION POLICY RECOMMENDATIONS GROWING WITH A PURPOSE STRATEGIC OPPORTUNITY 5.2 • Agree to annex any property within Annexation Priority 2 Area when requested by the property owner and work with area property owners on an annexation timing and phasing plan to ensure contiguous, voluntary annexations can occur when needed for development. Protect Parkville’s borders and preserver its character as it grows Parkville, Missouri 209 Figure X.X Voluntary Annexation Priority Area 3A & 3 B ANNEXATION POLICY RECOMMENDATIONS Figure 4.49 Voluntary Annexation Priority Area 3STRATEGIC OPPORTUNITY 5.3 • Voluntary annexation of property within Priority 3A Area should be approved in order to better manage the Hwy 45 corridor and connect to higher value development property located along NW Hampton Road. Voluntary annexation of property within Priority 3B Area should be limited to those properties as may be needed to complete a contiguous annexation of higher value development land in Priority 3A. Protect Parkville’s borders and preserver its character as it grows 210 Parkville 2040 Master Plan Figure 4.50 Voluntary Annexation Priority Area 4 ANNEXATION POLICY RECOMMENDATIONS GROWING WITH A PURPOSE STRATEGIC OPPORTUNITY 5.4 • Annexation of property in the Priority 4 Area should only be approved for an active development project that is of sufficient value to be of a financial benefit to the City. Protect Parkville’s borders and preserver its character as it grows Parkville, Missouri 211 ANNEXATION POLICY RECOMMENDATIONSSTRATEGIC OPPORTUNITY 5.5 Protect Parkville’s borders and preserver its character as it grows • Continue to require new development to fully be served by adequate public infrastructure including paved streets, sidewalks, trails, water and sewer service. • Discourage the development of private roads to serve new single- family subdivisions. • Create an ordinance to preserve areas with significant tree cover. • Support and encourage in-fill, redevelopment that is consistent with the adopted comprehensive master plan. • Only approve rezoning and development proposals that are consistent with the adopted comprehensive master plan and future land use map.