Lee’s Summit M-150 Sustainable Corridor Vision and Framework Plan MARCH 2012 Acknowledgements TASK FORCE MEMBERS CITY STAFF Kevin Enyeart Robert McKay, AICP, Director of Planning and James Hallam Development Jeff Kaestner Linda Tyrrel, AICP, Deputy Director of Planning Mick Mithelavage and Development Emmet Pierson Jr. Heping Zhan, AICP, Manager of Long Range Division John Reece Chris Hughey, Planner Kathy Smith Brian West CONSULTANT TEAM Brian Whitley Clarion Associates MAYOR Benjamin Herman, FAICP Randall L. Rhoads Darcie White, AICP Elizabeth Garvin, AICP CITY COUNCIL Shelby Sommer, AICP, LEED‐AP Ed Cockrell Shay Ives Allan S. Gray II James Hallam Development Strategies Kathy Hofmann Robert M. Lewis, AICP, CEcD Bob Johnson Matthew Wetli Dave Mosby K2 Urban Design Joseph Spallo Kevin Klinkenberg Brian Whitley HDR/Archer Aaron Bresette, P.E. PLANNING COMMISSION Fred Delibero Christopher Kinzel, P.E. Fred DeMoro Daren Fristoe Steven Hilger Jason Norbury Kurt Pycior John Reece Colene Roberts Kathy Smith M-150 Sustainable Corridor Vision and Framework Plan i ii Sustainable Corridor Vision and Framework Plan Contents 1—Introduction ..................................................................................................................... 1 Planning Area.................................................................................................................................................. 1 Issues and Opportunities ................................................................................................................................ 2 Market Context ............................................................................................................................................... 3 Planning Process ............................................................................................................................................. 7 2—Vision, Goals, and Guiding Principles ................................................................................ 9 Goal #1: A Strong, Stable Economy ................................................................................................................. 9 Goal #2: A Healthy Environment ................................................................................................................... 10 Goal #3: A Livable Community ...................................................................................................................... 10 3—Corridor Framework ....................................................................................................... 13 Overview ...................................................................................................................................................... 13 Land Use and Transportation Framework ..................................................................................................... 13 Transportation and Access Framework ......................................................................................................... 17 Greenways Framework ................................................................................................................................. 21 4—Activity Center Schematics ............................................................................................. 25 Location and Intent ....................................................................................................................................... 25 Example 1: M‐150 and M‐291 ...................................................................................................................... 26 Example 2: M‐150 and Ward Road ............................................................................................................... 28 Example 3: M‐150 and Pryor Road ............................................................................................................... 30 5—Design Principles ............................................................................................................ 33 Site Planning ................................................................................................................................................. 33 Building Design and Character ...................................................................................................................... 34 Sustainable Development ............................................................................................................................. 34 6—Plan Implementation ...................................................................................................... 35 Recommended Actions ................................................................................................................................. 35 Appendix A: Issues and Opportunities ................................................................................. 39 Development Patterns and Land Use Mix ..................................................................................................... 39 Infrastructure ................................................................................................................................................ 40 Development Character ................................................................................................................................ 42 Development Capacity .................................................................................................................................. 44 Market/Fiscal ................................................................................................................................................ 45 Circulation .................................................................................................................................................... 45 Regulatory Framework ................................................................................................................................. 46 Appendix B: Market Opportunities Summary—Analysis of Market Demand by Land Use ..... 47 M-150 Sustainable Corridor Vision and Framework Plan iii iv Sustainable Corridor Vision and Framework Plan 1—Introduction The M-150 Corridor is well-positioned for the future. Abundant land for development, regional access, and projected growth within the city and region are all significant factors. This Plan is intended to establish a guiding vision and policy framework for the M-150 Corridor that will encourage high- quality, well-coordinated, and more sustainable development within the planning area over time. The recommendations contained in this plan build upon previously adopted policies—proposing refinements and adding a level of detail to support the corridor vision beyond that established at a citywide level through the Comprehensive Plan, Thoroughfare Plan, and Greenway Plan. This Plan is being developed in conjunction with zoning updates and design standards to reinforce key concepts and help implement the plan over time. Planning Area Planning Area Context The M‐150 Sustainable Development Corridor encompasses a 3.8 mile stretch of the M‐150 Corridor between Kansas City and Greenwood–serving as a gateway to Lee’s Summit from the west, south, and east. The planning area extends approximately one mile north and south of M‐150 and includes approximately 4,300 acres. M-150 Sustainable Corridor Vision and Framework Plan 1 Issues and Opportunities Key issues and opportunities identified for the M‐150 Sustainable Development Corridor that helped shape the recommendations in this plan are listed below. A more detailed discussion is provided in Appendix A. Development Patterns and Land Use Mix . Integrating new and existing development . Underutilized commercial areas . Scale/amount of future commercial . Limited housing options . Interface and transitions between urban and rural areas Development Character . Parking location and design . Lighting . Building design and character . Landscaping . Building heights . Utility placement . Signage . Gateways Development Capacity . Planning Area Land Uses . Future Development Market/Fiscal . Market Demand . City Services . Balancing Services and Revenues Infrastructure . Stormwater Management . Wastewater Capacity Circulation . Connectivity . Multi‐modal considerations . Access Management 2 M-150 Sustainable Corridor Vision and Framework Plan . Long‐term capacity considerations Regulatory Framework . Clear, but flexible standards . Sustainable development approaches Market Context This section briefly summarizes key findings from a detailed analysis of Market Demand by Land Use and Fiscal Benefit Projections prepared by Development Strategies to provide a market context for this planning effort. The entirety of this report is provided in Appendix B. Corridor Strengths, Opportunities, and Constraints The strengths of the M‐150 corridor are obvious. Located in a growing, relatively affluent community, the corridor is poised for growth, and significant commercial opportunities are likely to emerge at the interchange as closer‐in sites become more scarce, and existing shopping and employment centers become dated. STRENGTHS . Interchange access at M‐291 . M‐150 and M‐291 frontage . Available land for development . Growing, relatively affluent community OPPORTUNITIES . Community Retail Center . Future Employment Center . Quality Residential Development CONSTRAINTS Current constraints relate either to the remoteness of the corridor today and, in the case of retail, existing