Destination Northland

A combination of good timing and excellent opportunity is creating one of the Midwest’s most dynamic growth markets in the Kansas City Northland.

Comprising Clay and Platte counties, the region’s story has involved development that sets new records almost every year. Strong population growth and a long-awaited economic surge have surprised even some close observers.

Tim Kristl, an attorney long active in regional development, recalled a meeting in 1992 when key water and sewer extensions were being considered for Clay County’s Shoal Creek Valley, a large expanse of farmland west of Liberty. Even those involved have been surprised at the results.

“One projection had Shoal Creek with 3,800 people by 2020,” he recalled. “Then they upped that to 20,000. I suspect we’re already nearing 15,000 in 2005.”

Shoal Creek Valley contains some of the metro area’s hottest residential development. Only 10 years after those utilities were in-stalled, several of the area’s largest subdivisions are built-out or entering phases originally planned for 2010 or later. Half a dozen other projects began construction in 2005 or late in 2004. Development like this helps explain why Clay County has seen population growth averaging nearly 20 percent for every year since 2000.

“There was all of this pent-up growth demand,” Kristl concluded, “more than we even realized. But once those utilities were in, it just exploded. Even the developers have been surprised.”

The picture isn’t likely to change soon. Within four miles of Highway 152, from Liberty to I-29, and up to Platte City, there are 29,000 houses platted, noted Pete Fullerton, executive director of the Platte County Economic Development Council. “That’s a lot of action that’s not set for ‘some day’ in the future,” Fullerton said. “It’s coming soon. Developers don’t sit on plats that long.”

All of the Northland’s new rooftops are a key reason for the area’s second type of growth—its surge in retail construction. In Platte County, new or expanding retail areas include Tuilleries Plaza, Parkville Commons, the Shops at Boardwalk and Platte Valley Plaza.

Still more retail growth is evident across Highway 152, the area’s major east-west corridor. As in Platte County, Clay County’s historically steady retail development has accelerated. This is especially evident near 152’s intersections, and along I-35 to the south.

The biggest Northland retail story may involve other issues as well. Located near Highway 152 and I-29, the upscale retail center Zona Rosa is on a par with any in metropolitan Kansas City. Designed as a “new urbanism” city center, the area also includes office and residential uses above its thriving street-level businesses.

All of this might be questionable were it not for a strong, basic economy underlying the Northland. Throughout the region, job-producing growth has been steady, and in some cases dramatic. Clay County in 2004 saw the arrival or development of more than 400 new businesses, with announcements that ranged from a new FedEx center expected to employ more than 1,000 workers to dozens of smaller entrepreneurial efforts.

Platte County saw major acceleration of development around Kansas City International Airport and along the I-29 corridor.

One reason for the Northland’s economic strength is the relative diversity of its economic base. While the area always has hosted several of the largest employers in the region, what also is significant is the startling range of industry: Cerner Corp. (medical software), the Ford Motor Company (auto assembly), Hallmark Cards (greeting card distribution) and the Kansas City International Airport (transportation).

Statistically, Clay County provided a significant example. In an examination of the state’s economy by the Missouri Economic Research and Information Center, Clay County ranked sixth in the state, generating nearly four percent of Missouri’s entire economy. Only major urban centers such as St. Louis and Jackson counties ranked higher. Significantly, none have seen even close to the growth rate (20 percent population per year) of Clay County, indicating this powerhouse is on a course to join the top three.

MERIC’s recent measurement of economic momentum revealed similar surprises for the entire Northland. Based on composite growth in employment, population and income, the Northland stood out among metro Kansas City areas. The highest was Platte County, followed closely by Clay and Clinton counties. All were well above the negative scores for Jackson, Ray and Lafayette counties. Reflecting the overall health climate, employment rates are also higher for Clay and Platte, while poverty levels are lower.

The Northland’s rosy picture was not always evident. Despite several excellent features and a nearness to central Kansas City, large and strategic segments for years remained undeveloped or underdeveloped. In both areas, empty property lay within sight of downtown Kansas City and adjacent to major interstate highways.

Although market forces were a factor, one major reason for Northland growth patterns involved infrastructure—and its absence. Although highway access was generally excellent, several key areas lacked water or sewer services. As in the Shoal Creek Valley, the arrival of basic infrastructure was a major turning point that set the stage for accelerated residential growth and nearby retail development.

“You have a combination of amenities that is rare,” noted Tammy Henderson, residential marketing director for Hunt Midwest, who noted that when the sewers came in and Highway 152 was extended, business started booming. “To have that much open land so close in was rare.”

In some ways, the area’s relative lack of development was also an advantage. In Kansas City’s Northland areas, the open spaces provided significant opportunity for a quality of development than otherwise might not have been possible. Plans for continuation of Kansas City’s renowned boulevard system faced few obstacles in Clay or Platte counties. Today, thoroughfares such as Shoal Creek Parkway or Tiffany Springs Parkway also provide the kind of arteries that proved such an important factor in Johnson County growth.

Other factors include the area’s relative access to downtown Kansas City, Kansas City International Airport and other major regional amenities. Although frequently touted by North-land supporters, this geographic ad-vantage has been increasingly evident in the area’s residential and industrial success. As other regions of metro Kansas City expanded further from the area’s core, the Northland’s position adjacent to downtown and KCI is increasingly a strong point. And with the dramatic revival of downtown Kansas City, the Northland’s advantages are even more significant.

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.

Briarcliff took a former rock quarry and created one of the Kansas City area's premiere urban developments.

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.