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
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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
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9
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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
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Tom Wats
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NW 63rd St
Ris
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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.