The last area to see annexation by Kansas City, the Northland has been slow to see major residential construction and other growth. Now that widespread, significant development is a reality, this late timing has become a positive factor in molding the Northland's character. Although the area contains some of the most historic communities in the metropolitan area, a high percentage of the Northland's growth is comprised of new development in areas still largely surrounded by open space.
The blank slate offered by the area's rolling hills is one of the most important characteristics of the Northland. From Shoal Creek on the east to the National Golf Club and executive housing on the west, the area's largest residential and multi-use developments are able to take advantage of undeveloped land served by utilities and an excellent transpor-tation network.
Unlike southern Johnson County, Kan., eastern Jackson or Cass County, the Northland's open land is only a short drive from downtown and other key facilities. The best example of this close-in advantage is probably visible in a comparison of I-435 in Johnson County with I-435 in Clay and Platte County. While the southern freeway is essentially built out, with little room for new construction, the boom has only started up North.
Other factors besides proximity ensure the viability of Northland development. One of the biggest is the region's growing job demand, especially along the I-29 corridor and the Missouri River. Although Northlanders commute almost anywhere within the metropolitan area within minutes, a growing local economic base ensures that Clay and Platte counties are more than bedroom communities.
Not all of the Northland is new. From the North Kansas City industrial district to residential areas south of I-35, Clay and Platte counties have their share of developed and even aging neighborhoods. Yet even here there are some surprises, from the continued viability of older industrial properties to recent housing rehabilitation for some of the city's earliest post-World War II subdivisions.
The most dramatic examples of redevelopment are easily in the private sector. Three projects are unique in the area and even the nation for turning old ground into viable and highly valuable developments: SubTropolis continues to convert former limestone mines into millions of square feet of quality office and light industrial space; the Briarcliff West development took a former rock quarry and created one of the area's premiere residential and commercial developments; and the Northgate Village in North Kansas City is bringing luxury town homes and neighborhood retail to one of the more established communities in the Northland.
Many of these and other efforts benefit from a high level of cooperation. Although Clay and Platte counties compete on many levels, they also exhibit a high degree of cooperation on key projects that range from the region's trail plan to marketing their top-ranked public school districts. Part of this is due to the historic need by formerly rural areas to cooperate in order to be heard by their more populous neighbors. It's also a result of a conscious effort by community leaders who continue to value the success brought by such early efforts.
Even during the recent economic downturn, Northlanders have illustrated unique strengths. Although they generally exhibit Midwestern conservatism, taxpayers are also willing to step forward in order to ensure that their communities prosper. In three recent examples, voters approved significant increases for road construction in order to augment stumbling state funds needed for local road improvements.
For long-time residents, one of the most appreciated byproducts of this growth are the growing range of amenities. From restaurants to fine arts, the growing population and development have brought an increase in cultural and entertainment highlights. Although it remains a work in progress, the Northland is no longer playing catch-up with the metropolitan area.
