Jackson County is the region's core. Cass County has almost unlimited space. Wyandotte is experiencing a real renaissance to match its annual Renaissance Festival. And Johnson County? What else can you say? It's Johnson County.
But the Northland may have finally drawn an inside straight in the area's economic development poker game. After years of underdevelopment, Clay and Platte counties are now seeing some of the most dynamic expansion in metropolitan Kansas City. Even during recent economic pessimism, new construction, plans and permits scarcely slowed in virtually every category.
One reason is a variation on the "location, location, location" theme. Because of its historic status as something of a metropolitan step-child, the Northland has huge tracts of land served by utilities and open for development--and only minutes from both downtown and KCI. It's a combination that is unique to the region and one that promises to make most developers' hearts skip.
Actually, several developers have already taken advantage of the situation. One of the most imaginative involved not open land but a former rock quarry where Charles Garney built Briarcliff West, now one of the city's finest collections of luxury homes and upscale commercial development. What is instructive about this still ongoing development is that Garney was able to find essentially unused space literally overlooking downtown Kansas City.
Similarly open tracts are owned by diverse organizations such as Hunt Midwest, the Church of Jesus Christ of Latter-day Saints and the city of Riverside. Already under construction are major developments such as Shoal Creek and Zona Rosa, mixed use projects that promise impact well beyond even Clay and Platte counties.
The Northland's progress involves more than just empty space. Enough development is now underway to create a momentum that in turn is generating more development. Projects that had been on hold are being taken off the shelf and updated because the growing population and commercial traffic now make them feasible.
Highway 152 from I-35 to I-29 appears largely empty except for recent housing growth and the dynamic commercial area near I-29. That will change rapidly as a cascade of projects take shape: retail centers, a major theater complex and upscale offices are currently under construction or have broken ground.
Near 152 and I-435 Hunt Midwest and others are building several mixed- use developments. Other significant projects include an upscale retail, office and residential project near Maple Woods Community College.
Some Northland development is hard to see. Many of the area's finest developments are tucked into green hills and out of sight. Riss Lake in Parkville, for example, is a nice residential areas but is virtually invisible from nearby I-29.
Far more visible is retail develop-ment along the I-29 corridor with Boardwalk Square, the Shops at Boardwalk and BarryWoods. Across I-29 to the west, Zona Rosa is expected to begin opening in 2004 and quickly become a premier regional shopping destination.
Commercial and industrial growth are equally dramatic, but less easy to categorize. The area's heaviest concentration of industrial develop-ment remains in North Kansas City. The original, 1929 district and the newer, Paseo Industrial District remain vital, with expansions and new tenants announced every year.
Another area is overlooked because it is not very visible: Hunt Midwest's SubTropolis is the world's largest underground business complex with more than 4.5 million square feet of leased space. It holds more than 50 local, national and inter- national businesses, including a foreign trade zone. Northland "recycling" may see its most elaborate chapter in Riverside where that city has used funds from one of the
Northland's three riverboat casinos for a dramatic, city-wide rebirth. The latest and largest project is a massive levee to protect 1,200 acres of potentially prime development. The city is designing an upscale mixed-use project designed to be a regional showcase.
