It would be unfair and inaccurate to say Cass County is largely a land of potential.

Metropolitan Kansas City’s southern-most Missouri county can already point to large stretches of residential development. And while the number of homes here has exploded over the past decade, several growing retail corridors and a surprisingly diverse industrial base have also developed.

But for all of these recent accomplishments, Cass County appears to be on the verge of a more significant period of economic expansion. Because of factors ranging from regional transportation improvements to the critical mass achieved in local markets, this region appears headed for a period of growth that will make headlines.

Location and transportation are among the most significant factors. Bisected by the north-south artery of U.S. 71 Highway, Cass County gains considerably from its position as the southern gateway to metropolitan Kansas City. This location will be enhanced if a proposal is approved to upgrade 71 to interstate status, as I-49, solidifying the area’s strategic connection between the Gulf of Mexico and Canada, almost precisely in the center of the United States.

Even without that change, Cass County’s position is enviable. The biggest geographic factor in the area’s future is almost certainly the former Richards-Gebaur Air Force Base. This 1,200-acre site is slowly being converted into a major multi-modal transportation hub that will exploit the area’s proximity to Highway 71, the “NAFTA Superhighway” I-35 to the west, I-70 to the North, and an existing rail connection that stretches from a proposed Kansas City SmartPort to deepwater ports in Mexico.

Although the massive project has been almost a decade in the making, its steady progress is beginning to make visible headway and some components of the plan could begin operation in 2007. Significantly, the area’s master plan and private proposals both call for a ring of light industrial, distribution and other development that would be on Cass County’s doorstep. With some of the area’s most active residential and retail development already underway in nearby Belton and Raymore, Cass County is well positioned to benefit from such growth.

Other area development is more immediate. The northern-most section of Cass County nearest the Richards-Gebaur site has already experienced some of the metropolitan area’s most dramatic growth. Belton and Raymore are already developing one of the most dynamic retail and residential growth areas in the southern metro area. With a combined population of nearly 35,000, Belton and Raymore have seen a major housing explosion over the past 10 years. That in turn is attracting retail development that is beginning to achieve a notable level.

Even without the possible spin-off from Richards-Gebaur, Cass County’s affordable home prices and attractive open spaces are luring many from areas to the north. With completion of “Grandview Triangle” improvements and resurfacing of U.S. 71, commuters and others now find rapid access to virtually any part of metropolitan Kansas City. In the other direction, Cass County is a short distance from Truman Lake, Lake of the Ozarks and other mid-Missouri and area recreation centers. Even without leaving the area, the county’s own rolling green hills offer diverse recreational opportunities, from several golf courses to hunting, fishing and horseback riding. Cass County’s “best of both worlds” claim is not an exaggeration.

These and other amenities help explain why Cass was one of only three metro Kansas City counties to continue significant residential growth through early 2006. As other areas locally and nationally experienced declines in housing starts, Cass County saw a 12 percent increase in residential building permits.

Translation of these rooftops into commercial development is well underway. The east-west corridor Highway 58 has steadily grown into a significant commercial area, especially with several recent big-box developments along the improved section between the two community’s central districts. Now, that linear strip is becoming more three-dimensional, with upscale development along Route Y in Belton. Renamed Markey Parkway, the new five-lane route will form a triangle with U.S. 71 and Missouri 58. Not surprisingly, significant commercial development is al-ready under way on three of the four corners at Route Y/Markey Parkway’s strategic intersection with U.S. 71.

The connection with Markey Parkways and Highway 58 takes on additional significance with work recently completed on 58 west of Belton. Effectively opening Belton’s back door, this work provides motorists a smooth ride to Holmes Road (Route D). This in turn provides the area’s first major western route to southern Leawood and Overland Park, Ks. via Missouri Highway 150.

All of this may pale in comparison to work planned on the southern sections of Belton and Raymore. Design is underway for a new interchange with U.S. 71 that could be the first section of a planned North Cass Parkway, a major thoroughfare that would provide a connection between Pleasant Hill and Johnson County, Ks.

Located at approximately 185th Street, the new U.S. 71 interchange will provide immediate opportunity for a new wave of development in southern Raymore and Belton, areas that are now essentially open farmland. Belton officials are planning for mixed-use development of residential, commercial and retail. East of 71, Raymore has already received plans for a massive, 2,000-acre project that would include homes, multi-family residential, manufacturing, retail and business parks. Depending on funding by the Missouri Department of Transportation, work on the new interchange could begin as early as 2008.

The southern side of the county is seeing development as well. Especially in Harrisonville, the former “one exit” community is experiencing significant growth on two of its three U.S. 71 interchanges. Harrisonville also continues to see light industrial and commercial development of its own. Located just north of 71 Highway’s connection with the Highway 7 route to Missouri’s largest lakes, the Cass County seat has an independent identity that includes one of the region’s most attractive, historic downtowns.

Like Harrisonville, Pleasant Hill can boast an independent identity, although the area is seeing significant growth on its north side that clearly relates to northern neighbors such as Lee’s Summit and Blue Springs. But for most residents, the real lure of Pleasant Hill is that of a historic, self-contained community with its own school district, surrounded by rolling farmland—all close to KC.

These historic and lifestyle components may be the most overlooked of the Cass County saga. Most residents chose the area more for its quiet, open areas and recreation—not for its increasingly strategic location in metropolitan Kansas City, or even the nation.

A big part of this lifestyle attraction includes relatively small local school districts that are the perfect size for their community roles. Although it’s situated just minutes from national league sports teams and world-class arts, Cass Countians still place a high priority on Friday night football games and their county fair. Even residents who live in some of the area’s many luxury “ranches” and estate homes are drawn by the small town, rural atmosphere that still pervades most of this growing county.

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graphic content without permission is prohibited. | Destination Cass County is a supplement to Ingram's Magazine