Rural Comprehensive Plan

A Plan for the Unincorporated Area of Johnson County

Part 5

Section B. BLUE VALLEY PLAN Urban Fringe Area

5. Recommendations

Indexed, Cross-referenced, and Linked for NeighborhoodNet(TM)

Copyright 1996 Bob Phillips

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B5a. The Blue Valley Plan, Urban Fringe Area Future Land Use Plan includes the following proposed land uses:

1). Rural Policy Area

Definition: One dwelling unit per 10 acres. More intense development is not appropriate at this time.

• Locate on the west side of U.S. 69 Highway, south of the ridge line between the Coffee Creek and the Wolf Creek basins.
• Locate in Section 15-14-25 west of Camp Branch Creek, east of the Blue River and north of the conservation easement area. (The south boundary of this area would be 167th Street if that street were extended between Nall Avenue and Mission Road)
• Locate along both sides of Nall Avenue, north of 175th Street, east of the Bayer (formerly Miles, Inc.), property, south of the Blue River floodplain and south the conservation easement area. (Nearby, located in Overland Park in Section 16-14-25 there is a Rural Policy Area north of what would be 167th Street between the Blue River floodplain and the Camp Branch Creek floodplain.)
• Prohibit more intense development at this time.

2). Growth Policy Area - Planned Residential Areas and Agricultural/Residential Areas

Definition: One dwelling unit per 10 acres is the standard density in Growth Policy Areas. Planned residential developments with two-acre, three-acre or larger residential lots may be appropriate as an option in the Growth Policy Area.
Growth Policy Area - Planned Residential Areas are for infill developoment of low-density residential uses that complement existing residential development and promote compatibility of existing and future uses.
Growth Policy Area - Agricultural/Residential Areas may be appropriate for orderly, reasonable expansions of existing residential development areas if there is adequate infrastructure to serve the development.

• Locate Growth Policy Area - Planned Residential Areas as infill residential development areas among the existing residential areas in the area west of Camp Branch Creek.
• Locate Growth Policy Area - Agricultural/Residential Areas around the existing residential development areas in the area east of Camp Branch Creek.

3). Parks, Recreation and Open Space (modified to include other types of uses generally not found in a more urbanized setting.)

Definition: The location of future park sites is based upon the following criteria:
a). Maximum use by surrounding residents.
b). Continued development of the neighborhood park concept.
c). Where possible, park sites will be located adjacent to proposed school sites to ensure maximum usage and to avoid duplication of services.
d). For optimum management and conservation of natural waterway, floodplains and open space areas of unique environmental or historic value.

• Locate neighborhood parks west of U.S. 69 Highway where residential development at urban densities is proposed.
• Locate one neighborhood park in each square mile section with ties to the floodplains of Coffee and Wolf Creeks to provide greenway ties to the Overland Park Arboretum and other parkland in the area.
• Locate neighborhood parks adjacent to future schools wherever possible.
• Provide greenway linkages along U.S. 69 Highway to tie into the Overland Park Arboretum and the Blue River for eventual connection with the Blue River Parkway in Missouri.
• Provide a greenway linkage in the Coffee Creek floodplain for a tie to Heritage Park.
• Provide ties to the greenway linkages already proposed in the Stanley and Morse neighborhoods and into the greenway system inthe city of Leawood.
• Redevelop the quarry at 167th Street and Switzer Road as a park, recreation or open space when extraction operations are complete. [Editor: There is another quarry, which is now an Asphalt Factory east of U.S. 69 Highway on W 167th Street]
• Recognize and appropriately reflect the nature conservation easement area established in 1994 in Section 21-14-25 southeast of 167th Street and Nall Avenue. [Editor: See Neighborhood Topic W 167th Street Development and Nall Ave Development]
• Consider the guidelines included in the City of Overland Park Master Plan's Parks, Recreation and Open Space Land Use Goals.
• Augment the greenway linkages along U.S. 69 Highway with park and open space areas north of 167th Street on the west side of the highway.

4). Very-Low-Density Residential

Definition: Less than or equal to one unit per acre

• Locate east of U.S. 69 Highway in areas with topographic limitations.
• Allow in areas having no public sanitary or storm sewer systems.
• Do not allow in the Transition Area west of U.S. Highway, south of Coffee Creek, and north of the ridge line between the basins of Coffee Creek and Wolf Creek unless it is determined that there is not a strong potential for subdivisions with improved roadways, sanitary sewer and storm drainage systems developed to urban standards in this Transition Area. Discourage in the Transition Area east of U.S. 69, south of 167th Street. [Editor: See Neighborhood Topic W 167th Street Development]

5). Transition Areas

Definition: These are areas where the pressures for development and the factors that would affect the nature of development are evolving. However, there are reasons to not commit to specific plans for these areas for now. For example:
The evolving direction and pace of the change are not clear in some ways.
There may be existing development that would obstruct or conflict with reasonable, appropriate future development options for the area in general, or the existing development has a long enough remaining useful, appropriate life that the pressures to development should be weak in the near-term even though the appropriate long-term development and use of the area will not be the same as it is today.
Some of the key factors that would affect the nature of future development are subject to as yet unpredictable responses to very important questions. For example, sanitary sewers may be expanding into the general area, but there is still an important distance between the Transition Area and the areas that will be served by sanitary sewers in the near future.

Three "Transition Areas" have been identified for the Blue Valley Plan, Urban Fringe Areas.

• Locate south of Coffee Creek, norht of the ridge line between the Coffee Creek and Wolf Creek basins, and west of U.S. 69 Highway.
• Locate south of 167th Street, east of U.S. 69 Highway, and north of the Blue River floodplain. [Editor: See Neighborhood Topic W 167th Street Development]
• Locate south of 159th Street, east of Metcalf Avenue, to the north and west of the existing residential area. [Editor: See Neighborhood Topic Metcalf Ave Development and W 159th Street Development]

6). Low-Density Residential

Definition:Greater than one and less than or equal to five units per acre

• Locate mostly west of U.S. 69 Highway, north of Coffee Creek where there are few topographic limitations.
• Locate where there is strong potential for subdivisions with improved roadways, sanitary sewer and storm drainage systems developed to urban standards.
• Allow in the Transition Area west of U.S. 69 Highway, south of Coffee Creek, and north of the ridge line between the basins of Coffee Creek and Wolf Creek as sanitary sewer and storm drainage systems are developed to urban standards. Provide for the right-of-way needed for roadway improvements.
• Allow in the Transition Area east of U.S. 69, south of 167th Street. [Editor: See Neighborhood Topic W 167th Street Development]
• Consider the guidelines included in the City of Overland Park Master Plan's Low-Density Residential Land Use Goals.

7). Medium-Density Residential

Definition:Greater than five and less than or equal to 12.5 units per acre.

• Use as a buffer between Low-Density Residential and Light Industrial/Business Park uses.
• Locate on the northwest corner of 159th Street and Mission Road.
• Consider the guidelines included in the City of Overland Park Master Plan's Medium- and Higher Density Residential Land Use Goals.
• Use as a buffer on the west side of U.S. 69 Highway, east of a new north-south collector street located generally along the ridge line that parallels the highway, north of 167th Street for about one-half mile. Locate in the vicinity of the northwest corner of 167th Street and U.S. 69 Highway.

8). Neighborhood Commercial Center

Definition: [Editor's note - definition not provided]

• Locate on the northeast corner of 179th Street and U.S. 69 Highway.
• Locate on the northeast corner of 167th Street and Antioch Road.
• Consider the guidelines included in the City of Overland Park Master Plan's Commercial Land Use Goals.

9). Low-Intensity Office (residential style)

Definition: [Editor's note - definition not provided]

• Locate on the southeast corner of 179th Street and U.S. 69 Highway.
• Consider the guidelines included in the City of Overland Park Master Plan's Office Land Use Goals.

10.) Light Industrial/Business Park

Definition: Business Park is intended to allow a mix of office; light industrial; and limited retail and service uses in a planned setting of 15 acres or more.

• Locate between 159th Street and 167th Street between U.S. 69 Highway and Metcalf Avenue. [Editor: See Neighborhood Topic Metcalf Ave Development and W 159th Street Developmentand W 167th Street Development]
• Locate on the north side of 159th Street west of the Blue River (existing ARCO site).
• Consider the guidelines included in the City of Overland Park Master Plan's Light Industrial/Business Park Land Use Goals.

11.) Research and Development

Definition: [Editor's note - definition not provided]

• Locate along east side of Metcalf Avenue between 179th Street and the Blue River [existing Bayer (Miles, Inc.], research farm facility].
• Consider the guidelines included in the City of Overland Park Master Plan's Light Industrial/Business Park Land Use Goals.

12). Street Designations

Definition: [Editor's note - definition not provided]

• Continue thoroughfares along section lines at one-mile intervals recognizing that at some locations natural features may be too significant to justify the cost of construction.
• Provide for collector streets in the annexation area and the Blue Valley Plan, Urban Fringe Area as shown [Editor's note: map to be added].

13). Public and Semi-public

Definition: [Editor's note - definition not provided]

• Locate on the east side of Antioch Road across from the proposed school district sports activity complex.
• Locate southeast of the intersection of 159th Street and Metcalf Avenue, especially north of the existing fire station. [Editor: See Neighborhood Topic Metcalf Ave Development and W 159th Street Development]
• Locate east of the electrical utility substation on the north side of 167th Street one-half mile east of Switzer Road (especially if a collector street from 167th Street to an educational complex were located there.)

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