CITY OF BLUE SPRINGS, MISSOURI - COMPREHENSIVE PLAN
Chapter Six
CHAPTER SIX
Table of Contents
CHAPTER SIX – FUTURE LAND USE AND GROWTH STRATEGIES ...................... 6-1
INTRODUCTION................................................................................................................................... 6-1
FUTURE LAND USE PROJECTIONS .................................................................................................... 6-1
Population Projections .................................................................................................................. 6-1
Housing Demand Analysis and Residential Land Area Needs ..................................................... 6-3
Non-Residential Land Area Needs ............................................................................................... 6-4
Future Land Absorption Summary ............................................................................................... 6-6
Residential Land Absorption .................................................................................................. 6-6
Non-Residential Absorption (Retail Uses). ............................................................................ 6-7
Other Non-Residential Absorption (Non-Retail Uses). .......................................................... 6-7
FUTURE LAND USE MAP .................................................................................................................... 6-8
MAJOR THOROUGHFARE PLAN ...................................................................................................... 6-10
Blue Springs Functional Street Classification ............................................................................ 6-11
Expressways ......................................................................................................................... 6-11
Arterials ................................................................................................................................ 6-11
Major Collectors .................................................................................................................. 6-11
Minor Collectors .................................................................................................................. 6-12
Local Streets ......................................................................................................................... 6-12
Future Transportation Network and Design Standards ............................................................... 6-12
Access Control ............................................................................................................................ 6-17
GROWTH PHASE AREAS—FUTURE DEVELOPMENT AND EXTENSION OF INFRASTRUCTURE .... 6-18
Growth Phase Area A ................................................................................................................. 6-19
Growth Phase Area B.................................................................................................................. 6-20
Growth Phase Area C.................................................................................................................. 6-21
Growth Phase Area D ................................................................................................................. 6-22
Growth Phase Area E .................................................................................................................. 6-23
Growth Phase Area F .................................................................................................................. 6-24
Growth Phase Area G ................................................................................................................. 6-25
Growth Phase Area H ................................................................................................................. 6-25
Growth Phase Area I ................................................................................................................... 6-26
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TABLES
Table 6.1: Population Projections—City of Blue Springs ......................................................................... 6-2
Table 6.2: Housing Demand for Blue Springs, 1990-2020 ........................................................................ 6-3
Table 6.3: Characteristics of Shopping Centers ......................................................................................... 6-6
Table 6.4: Typical Suburban Cluster Retail Development ........................................................................ 6-6
Table 6.5: Future Land Use Projections to 2010 and 2020 ........................................................................ 6-7
Table 6.6: Future Land Use Areas for which to Plan*............................................................................... 6-8
Table 6.7: Future Land Use Categories ..................................................................................................... 6-9
Table 6.8: Correlation between the Future Land Use Map and the Unified Development Code ........... 6-10
Table 6.9: Arterial Improvements and Extensions................................................................................... 6-13
Table 6.10: Major Collector Street Improvements and Extensions ......................................................... 6-14
Table 6.11: Existing Minor Collector Streets .......................................................................................... 6-15
Table 6.12: Summary of Functional Street Classification and Design Standards ................................... 6-17
Table 6.13: Sewer Service Potential by Growth Phase Area ................................................................... 6-18
GRAPHICS
Graphic 6.1: Growth Phase Area A ......................................................................................................... 6-19
Graphic 6.2: Growth Phase Area B.......................................................................................................... 6-20
Graphic 6.3: Growth Phase Area C.......................................................................................................... 6-21
Graphic 6.4: Growth Phase Area D ......................................................................................................... 6-22
Graphic 6.5: Growth Phase Area E .......................................................................................................... 6-23
Graphic 6.6: Growth Phase Area F .......................................................................................................... 6-24
Graphic 6.7: Growth Phase Area G ......................................................................................................... 6-25
Graphic 6.8: Growth Phase Area H ......................................................................................................... 6-25
Graphic 6.9: Growth Phase Area I ........................................................................................................... 6-26
FIGURES
Figure 6.1: Population Trends and Projections .......................................................................................... 6-2
Figure 6.2: Typical Cross Section for Arterial Streets ............................................................................. 6-12
Figure 6.3: Typical Cross Section for Major Collector Streets................................................................ 6-14
Figure 6.4: Typical Cross Section for Minor Collector Streets ............................................................... 6-15
Figure 6.5: Typical Cross Section for Local Streets ................................................................................ 6-16
Figure 6.6: Growth Phase Area Matrix .................................................................................................... 6-27
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CITY OF BLUE SPRINGS, MISSOURI - COMPREHENSIVE PLAN
Chapter Six
CHAPTER SIX – FUTURE LAND USE AND GROWTH STRATEGIES
INTRODUCTION
The growth strategies and future land use plan are based on the goals, objectives, and policies of the Plan,
which in turn were guided by public input during the planning process. During the issues workshop and
policy planning charrette, planning participants stressed the need for creating and maintaining quality
neighborhoods in Blue Springs. This Chapter, then, builds on the goals of Chapter 5, and prepares the
way for Chapter 7, which presents recommendations for “Creating Quality Places.”
Residential and non-residential development projections of this Chapter are made based on analysis of a
variety of factors including, but not limited to, existing and projected population projections, real estate
trends, existing development patterns, availability of land, utilities, infrastructure, housing and local
workforce, local market, location, geography, history, and local preference. Analysis of these factors
allows development projections, preferred land use alternatives, policy and regulation development to
guide future growth in the City.
The “Future Land Use Map” (Ref. Map Gallery, Map 15) shows the future development patterns for the
City of Blue Springs both within the current city limits and in the City’s “Growth Phase Areas” (Ref.
Map Gallery, Map 11). These are based on the land use projections, market trends and demands, land
use planning principles and land serviceability.
The Chapter presents the Major Thoroughfare Plan element of the Plan, including an expanded Major
Thoroughfare Plan Map (Ref. Map Gallery, Map 12) that extends arterial and collector streets into the
“Growth Phase Areas” (Ref. Map Gallery, Map 11).
The Chapter concludes with a presentation of the Growth Phase Areas. Each phase area is discussed in
detail regarding available land, the sub-basin within the larger drainage basin where the area lays, the
existing and future plans for extension of infrastructure and public services. The discussion is summarized
in Figure 6.2: Growth Phase Area Matrix.
FUTURE LAND USE PROJECTIONS
Population Projections
Future land use projections are based—among other things—on the future population projections for the
City of Blue Springs. The projected Blue Springs growth through 2020 is based on several demographic
trends and existing conditions outlined in Chapter Two—Existing Conditions and Demographics. The
Plan considered three population growth scenarios. The latter two of these projections come from data
prepared by the Mid-America Regional Council (MARC).
§ Simply growing at the average rate of the past (linear regression) could put population in Blue
Springs at over 75,200 by 2020.
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§
§
Growing at a pace that is the average of all of Eastern Jackson County would increase the City’s
population to over 66,100. This “middle range” projection is illustrated in Figure 6.1.
Growing at a pace that is the average of all of Jackson County would be the slowest rate of growth for
Blue Springs where the 2020 population would only be approximately 51,500.
Table 6.1: Population Projections—City of Blue Springs
Year
2000
2010
2020
I. Linear
Regression
48,080
62,824
75,233
II. MARC: Growth like
Eastern Jackson Co.
48,080
56,935
66,149
III. MARC: Growth
Like Jackson County
48,080
50,295
51,562
While the first scenario is more reflective of the past and current trends in the area and in Blue Springs,
the growth is more likely to slow down in the future. This is partly due to the fact that other areas of the
metro, particularly those farther from the core, are now attracting most new residents, and, partly because
Blue Springs, within its current city limits, has less land and fewer development options to offer. The
third scenario, on the other hand, assumes very slow growth, much slower than the rate Blue Springs is
likely to experience. This is due to the fact that the population in Jackson County, as a whole, has not
grown much in the last decade. Most of the growth in eastern Jackson County has been a result of the
thinning of population in the urban core. Therefore, while it is unlikely that Blue Springs will experience
the slow growth of Jackson County, or the suburban development surge of the last three decades, it will
most likely follow scenario II. Therefore, for all planning purposes, the Plan assumes that by 2020, Blue
Springs will have a population of 66,149 people, still one of the highest growth rates in the eastern Metro
area.
Figure 6.1: Population Trends and Projections
Blue Springs: Population History and Estimates,
1970 - 2020
70,000
60,000
50,000
40,000
30,000
20,000
10,000
0
1970
1980
1990
2000
2010
2020
Source: Bucher, Willis & Ratliff using Mid America Regional Council "Growth Like
Eastern Jackson County" Series
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CITY OF BLUE SPRINGS, MISSOURI - COMPREHENSIVE PLAN
Chapter Six
Housing Demand Analysis and Residential Land Area Needs
The housing vacancy rate in Blue Springs has fallen from 5.5 percent in 1990 to just 2.5 percent in
2000—a very low rate reflecting either a very high proportion of single family homes (which have low
vacancy rates) or an increasingly tight housing market that will encourage more development. This rate is
lower than the 2000 vacancy rate for Independence (5.6 percent) and Lee’s Summit (3.5 percent), both of
which have higher proportions of multifamily housing.
The average household size in Blue Springs has fallen from 2.92 in 1990 to 2.77 in 2000, which increases
the demand for new housing units relative to the population as a whole. That is, it takes more housing to
shelter the same size population as the average number of persons per household declines. An increasing
population probably will lead to even more rapidly increasing demands on the housing supply.
Table 6.2 projects the demand for new housing units in Blue Springs based on population changes and
assuming either no change in the average household size by 2010 (remaining at 2.77) or with household
size decreasing at the same rate it did between 1990 and 2000 (reducing to 2.63). Future demand is
estimated using the same numbers as used for the graph above.
§ No change in household size scenario suggests that about 360 housing units would have to be built in
Blue Springs each year over the next decade in order to keep pace with potential demand, up slightly
from an average of about 330 during the 1990s.
§ If household size continues to decrease (which is expected if a broader range of household types is
attracted to the community, and the City becomes more like Jackson County, which has an average
size of 2.4 persons per household), the average annual need for construction in the City would
increase, in this case to a projected 477 housing units per year.
Table 6.2: Housing Demand for Blue Springs, 1990-2020
Population
Household population
Average persons per household
Household demand
Vacancy rate
Unit needs at end of period
Cumulative replacement need
Cumulative need during period
Average annual need
1990
40,223
39,922
2.92
13,672
5.5%
14,468
-
2000
48,080
47,834
2.77
17,269
2.5%
17,733
75
3,340
334
2010
2010
2020
Same HH Size New HH Size New HH Size
56,935
66,149
56,935
56,630
56,630
65,795
2.77
2.63
2.60*
20,444
21,530
25,306
4.0%
4.0%
3.0%**
21,296
22,430
26,065
75
75
75
3,638
4,770
3,710
364
477
371
Source: Development Strategies/BWR
* Household size assumed to continue to decline more and more to the county and national average.
** Vacancy rate to decline further as land is more competitive.
Blue Springs is projected to add 8,480 housing units in 20 years: 4,770 during the next ten years, and
3,710 during the decade 2010-2020. If Blue Springs were to absorb all of the housing construction
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Future Land Use and Growth Strategies
projected, it would require more than 1,696 additional acres of land in 20 years for residential
development under the “new household size” scenarios:
§ an average of five units per gross acre is assumed, for planning purposes to accommodate higher
density development; and given that about 27 percent of acreage is devoted to streets, easements, and
other public facilities.
Ensuring that prospective developers have ample land from which to choose in planning for Blue Springs’
housing growth suggests that even more land should be anticipated for residential development than the
desired average density would yield. For long-range planning purposes, the land area is multiplied by a
factor of 2.0 which indicates a projected need for a total of 3,392 acres to plan for residential purposes.
Non-Residential Land Area Needs
A strategy leading to a more diversified land use pattern and employment structure can also lead to a
more diversified tax base. Again, Blue Springs is on the outer edge of the geographical trends that
eventually yield increasing numbers of jobs and economic development but it is important that Blue
Springs plan for—and perhaps try to induce—much more such development.
Non-Retail Land Area Projections. A target for planning might be to assume that the City can achieve a
jobs-per-capita ratio similar to the current average in Eastern Jackson County, at 0.37. This would be
almost a 50 percent increase from the current ratio of 0.25. If there are 12,500 jobs in the City today, an
increase in the ratio by 50 percent would add some 6,000 or more jobs, assuming population remains
constant.
But population is projected to grow by around 8,900 more residents by 2010 (using the middle-range
projections). A jobs-per-capita ratio of 0.37 applied to this new population would yield about 3,300 more
jobs in the City—assuming such a ratio can be reached that quickly (not likely, but it makes for an outside
planning target). Combining both growth assumptions, 9,300 additional jobs are projected to be created
in the City over the next decade. How does this translate to planning and land needs?
The ratio of jobs to floor area of employment spaces varies widely by economic sector. For instance,
prevailing suburban ratios for office space per office worker range from about 180 to 250 square feet. A
recent study by King Sturge and Company on Industrial Employment Densities (April 1997) shows that
factories average about 383 square feet per employee, factory/warehouse businesses average 461 square
feet per employee, warehouses alone 631, long-term storage buildings 1,283, and workshops 374. All of
these might be appropriate uses in Blue Springs. Moreover, retailing averages about 250 to 300 square
feet per employee, again depending on the type of store.
If it is assumed that the retail analysis could lead to the creation of about 470,000 square feet of space
(about the midpoint of the range that was identified), and the number of square feet per employee
averages 300, then the retail development alone would absorb as much as 1,600 of the projected
employment potential. This means another 7,700 workers would have to be employed in other kinds of
economic centers.
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Chapter Six
In light of the wide range of ratios but considering that the office market is the dominant form of
suburban, non-retail employment, assuming that the overall average of non-retail square feet per worker
in Blue Springs is 400, if there are 7,700 more non-retail workers, then there would be a need for some
3.1 million square feet of non-retail commercial space by 2010.
Assuming a blended floor-area-ratio of 0.20 for such development (office space can be higher; industrial
and warehouse space lower), then 3.1 million square feet would require as much as 350 acres of land to
be readily absorbed by 2010. In 20 years, for planning purposes, the Plan projects a need for 700 acres
for office, industrial and warehouse space.
Retail Uses. The City is projected to absorb an additional 42-54 acres of retail development by 2010,
based on the assumption that the City will be able to reach retail square feet/capita ratios of the
neighboring cities and the average for eastern Jackson County. To 2020 the Plan assumes a similar trend,
or about 100 acres of land for retail-commercial planning purposes. This also assumes a Floor Area Ratio
of 0.25. The Plan projects future, long-term retail development based upon an Urban Land Institute analysis
of retail commercial patterns, summarized as follows:
§ The neighborhood center provides for the sale of convenience goods (food, drugs, and sundries) and
personal services, those that meet the daily needs of an immediate neighborhood trade area. A
supermarket is the principal tenant in the neighborhood center. Consumer shopping patterns show
that geographical convenience is the most important factor in the shopper's choice of supermarkets.
The customer usually chooses such stores from among those most conveniently located, usually those
nearest the shopper's home. Only as a secondary consideration does wide selection of merchandise or
service come into play. The neighborhood center has a typical gross leasable area of about 50,000
square feet but may range from 30,000 to 100,000 square feet. For its site area, the neighborhood
center needs from 3 to 10 acres. It normally serves a trade area population of 2,500 to 40,000 people
within a 6-minute drive.
§ The community center is built around a junior department store or variety store as the major tenant,
in addition to the supermarket. Such a center does not have a full-line department store, although it
may have a strong specialty or discount store as an anchor tenant. The community center has a typical
gross leasable area of about 150,000 square feet but may range from 100,000 to 300,000 square feet.
For its site area, the community center needs from 10 to 30 acres and, normally serves a trade area
population of 40,000 to 150,000 people.
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Table 6.3: Characteristics of Shopping Centers
Center
Type
Leading Tenant
(Basis for
Classification)
Neighborhood
Center
Supermarket or
drug store
Community
Center
Variety, discount, or junior
department store
Mall
development
Regional
Center
Typical
Gross
Leasable
Area
50,000100,000 sq.
ft.
150,000300,000 sq.
ft.
800,000 + sq.
ft.
General Range
in Gross
Leasable Area
30,000-100,000
sq. ft.
100,000300,000
sq. ft.
-
Usual
Minimum
Required Site
Area
3-5 acres
10-20 acres
or more
50 acres
or more
Minimum
Support
2,50040,000
people
40,000150,000
people
150,000 +
people
SOURCE: Urban Land Institute; Updated by BWR
§
The regional center is a mall development with multiple retail vendors and enclosed shops, serving a
trade population in excess of 150,000 persons.
Table 6.4: Typical Suburban Cluster Retail Development
Neighborhood
Cluster
Community Cluster
Regional Cluster
Clusters Per
Population
1:10,000
1:35,000
1:150,000
Land Area
6 acres
Gross Leasable
Area (GLA)
50,000
Employment
1.8/500 GLA
20 acres
60 acres
150,000
800,000
1.8/500 GLA
1.8/500 GLA
SOURCE: Urban Land Institute
Future Land Absorption Summary
Between 2000 and 2010, the City of Blue Springs is projected to add up to 8,855 people, under the
growth scenario that reflects Eastern Jackson County growth trends (Ref. Table 6.1). Projections by Mid
America Regional Council (MARC) have been the guidelines for projecting the population of Blue
Springs. MARC projections for Jackson County assume a growth rate of 4.6%, while for Eastern Jackson
County a rate of 18.4%. Jackson County as a whole is, therefore, not projected to grow much between
2000 and 2010, and most of its growth will be natural, with very little migration. Blue Springs will also
grow like the County, if it does not grow beyond its current boundaries. Therefore, it cannot be expected
to add more than 2,215 people within its current City limits. If, on the other hand, the City annexes land
and grows like Eastern Jackson County, it is more likely to follow the current suburban growth trends and
add about 8,855 people between 2000 and 2010.
Residential Land Absorption. Based on housing and economic market projections, the City can
absorb 1,696 gross acres of residential land, for a population growth of up to 18,069 people in the next 20
years. This range is derived from different assumptions of development density (4 units/acre and 5
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CITY OF BLUE SPRINGS, MISSOURI - COMPREHENSIVE PLAN
Chapter Six
units/gross acre), and reduction in Average Household Size from 2.77 to 2.60 (as this has been a
nationwide trend).
Non-Residential Absorption (Retail Uses). The City is projected to absorb an additional 42-54 acres
of retail developmentby 2010, based on the assumption that the City will be able to reach retail square
feet/capita ratios of the neighboring cities and the average for eastern Jackson County. This also assumes
a Floor Area Ratio of 0.25.
Other Non-Residential Absorption (Non-Retail Uses). The City is projected to absorb an additional
350 acres of non-retail commercial development by 2010, based on the assumption that the City will be
able to add 7,700 non-retail jobs in the City for the existing and additional population. The City is also
projected to increase its jobs/capita ratio of 0.37 from the current 0.25. The high acreage is due to the fact
that most non-retail development will be in warehousing and larger industrial uses. This also assumes a
Floor Area Ratio of 0.20.
Table 6.5: Future Land Use Projections to 2010 and 2020
Land Use Type
Residential
Low-density
Moderate-density*
High-density*
Sub-total
Non-residential
Retail – Commercial
Other***
Sub-total
TOTALS
Gross Acres
Projected to 2010**
Gross Acres
Projected to 2020**
Percentage
746
51
51
484
1,492
102
102
1,696
59.8%
4.1
4.1
68.0%
50
350
400
1,248
100
700
800
2,496
4.0
28.0
32.0
100.0%
*
Ratio increased from current split of low- and higher-density residential based on Zoning/Land Use Analysis of
the Plan (Ref Table 2.1).
** Gross acres projected, to include R-of-W/easements, to 2020; one half that amount shown for 2010.
*** Other land uses include industrial and other non-retail commercial.
Total Land Absorption. In summation, the City is projected to absorb 2,496 acres between 2000 and
2020. For planning purposes, the Plan multiplies these projections by a factor of 2.0 to give the
development market a choice of land areas, and to account for inefficient use of developable land due to
parcels left vacant, difficult terrain, unwilling sellers, etc. Therefore, total required land area for longterm planning purposes is 4,992 acres. In the 20-year period, the Plan presents growth policies and
strategies for up to 7.8 square miles of land, of which about one half would be absorbed in the near-term
planning period of ten years. The City should plan for growth—depicted on the Future Land Use Plan
map—as development is spread across both the Growth Phase Areas and inside the existing corporate
limits as infill development (Ref. Map Gallery, Map 11: Growth Phase Areas and Map 15: Future
Land Use Map).
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Table 6.6: Future Land Use Areas for which to Plan*
Land Use Type
Extension to
2010*
Square Miles to
2010
Extension to
2020*
Square Miles to
2020
1,492
102
102
1,696
2.33
0.16
0.16
2.65
2,984
204
204
3,392
4.66
0.32
0.32
5.30
100
700
800
2,496
0.15
1.1
1.25
3.9
200
1,400
1,600
4,992
0.3
2.21
2.51
7.81
Residential
Low-density
Moderate-density
High-density
Sub-total
Non-residential
Retail
Other
Sub-total
TOTALS
*Based on multiplier of 2.0 for vacant land, unwilling sellers, difficult terrain, etc.
FUTURE LAND USE MAP
The “Future Land Use” Map (Ref. Map Gallery, Map 15) shows development patterns for the City of
Blue Springs. These projections are based upon the population projections, land use planning principles
and development patterns identified in the study. The “Land Use Categories” of the map legend
correspond generally to zoning district classifications of the City of Blue Springs UDC. However, new land
use categories, such as Multi-Use Transition District and other mixed-use categories, have been introduced
to reflect the proposed pattern of development in the City’s future growth areas.
Mixed-use categories have been introduced to encourage development compatibility and opportunities for
integration of multiple uses into single well designed non-residential developments. The intent of this
concentration of uses is to build critical mass necessary to support non-residential development nodes. This
approach allows higher intensity uses to concentrate or cluster at key intersections, strengthening the
collective draw, increasing visibility, improving efficiency of land use, reducing the impact on the
transportation network, and providing feasible alternatives to strip-commercial development. This
clustering of high-density development supports retail and other types of non-residential development,
which in turn brings in additional revenue to the City in the form of sales tax and new jobs.
The Multi-Use Transition District provides opportunities for mixing higher-intensity uses as a transition
between the non-residential development nodes and low-density residential uses. This mixed-use
designation allows for a “stepping down” of intensity, emphasizing compatibility between multiple uses
through the application of design standards and site planning processes.
In regard to residential development, the Future Land Use Map reflects the projection for a predominant
pattern of low-density residential development beyond the mixed-use patterns. However, it is important to
note that the Comprehensive Plan emphasizes the importance of density and its relation to the provision of
cost-effective services. Clearly, there is a market for large-lot development (one-acre lots), such as at
Willow Tree Subdivision (served by municipal sewer). However, to pay for extension of sanitary sewers,
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the housing study (Ref. Chapter 3) indicates that there is only a limited market for that rural-density (oneacre lots and larger) development. Rather, the Comprehensive Plan identifies the need to target higher-end
housing at densities of 1 to 4 units per acre or greater. This approach, in conjunction with targeted mixeduse development, helps to make sewer extensions and related public improvements affordable.
The "Future Land Use" map is developed based on the land use categories defined in Table 6.7:
Table 6.7: Future Land Use Categories
Land Use Category
Residential
Residential Estate
Description
Development of densities of less than 1.0 unit per acre.
Low-Density Residential
Development at densities of 1.0 to 4.0 units per acre; neighborhood
compatible institutional uses.
Moderate-Density Residential
More than 4.0 units and up to 8.0 units per acre.
High-Density Residential
More than 8.0 units per acre; including multifamily and manufactured
home parks subject to conditional use permit approval.
Multi-Use
Central Business District
Downtown Blue Springs and commercial infill development in existing
business districts.
Business Park
Larger tracts or parcels that combine to support a mixed-use commercial
and/or office land use.
Missouri Innovation Park
Low-rise to mid-rise buildings in a corporate campus environment.
Multi-Use Transition District
A mix of compatible assembly/warehousing, commercial, office and
moderate to high-density residential uses designed to serve as a buffer
between non-residential and residential uses. The intent of this district is
to create a buffer between residential and non-residential uses through the
site planning process and application of the City’s design standards and
development guidelines.
Commercial
General Commercial
Retail business uses, including small-scale strip shopping centers and
isolated retail establishments.
Neighborhood Commercial
Retail-commercial, service businesses and moderate-scale shopping
centers servicing adjacent residential districts.
Regional Commercial
Highway service commercial and regional retail-commercial business
uses, including larger-scale shopping centers and motels.
Industrial
Industrial assembly and warehousing, with limited manufacturing uses as
defined in the Unified Development Code regulations.
Other Land Uses
Public/Semi-Public
Office and institutional uses for government, educational purposes and
semi-public institutional uses, such as medical office complex.
Parks/Open Space
Public parkland; semi-public and private.
Conservation Areas
Public open space, such as Burr Oaks.
Water Bodies/Riparian Areas
Public and private lakes and floodplains.
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Overlay Districts
Development areas where site plan review standards may be imposed as a
condition of regulatory approval, such as in the R-O, H-O, ADP-O
districts.
(Amended 10/12/09 - CPAT-9-09-2335)
Table 6.8: Correlation between the Future Land Use Map and
the Unified Development Code
Future Land Use Category
Zoning Districts
Residential
Residential Estate
RE
Low-Density Residential
RE, SF-12, SF-7
Moderate-Density Residential
SF-7, TF
High-Density Residential
MF-10, MF-14, MF-18
Multi-Use
Central Business District
T-zones
Business Park
S-O, GB
Multi-Use Transition District
n/a
Commercial
General Commercial
NB, GB
Neighborhood Commercial
NB
Regional Commercial
R-C
Industrial
L-I, H-I
Other Land Uses
Public/Semi-Public
S-O
Parks/Open Space
n/a
Conservation Areas
n/a
Water Bodies/Riparian Areas
FW-O and FF-O.
Overlay Districts
R-O, H-O, ADP-O
Missouri Innovation Park
ADP-O, SO
(Amended 10/12/09 - CPAT-9-09-2335)
MAJOR THOROUGHFARE PLAN
The Major Thoroughfare Plan identifies the projected major street network including various highways
and major roadways within the City. The completion of local and regional connections within and
throughout the City is critical to the future success of Blue Springs. Individual roads and streets do not
serve trips independently; rather, most trips involve movement through a network of roadways. A
functional classification system of roadways provides a method for channeling traffic in a logical,
efficient and safe manner.
The Major Thoroughfare Plan represents the existing and recommended transportation system in Blue
Springs by street classification (Ref. Map Gallery, Map 12). In order to help ensure that the City’s road
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CITY OF BLUE SPRINGS, MISSOURI - COMPREHENSIVE PLAN
Chapter Six
network is complete and adequate to serve the community, the City has enforced a policy of requiring
road construction in conjunction with approved development. The City's current policy is to require
development to construct the required local roads. In regard to collectors and arterials, development
beyond improved roads must include construction of the road extension or contribute to an escrow fund
for future road construction by the City.
Like the need for roadways to serve vehicular traffic, the City has made substantial investments in
infrastructure to serve pedestrian traffic. As with most cities, Blue Springs’ sidewalk network is
incomplete. In an effort to complete the sidewalk network, the City requires approved development to
include construction of sidewalks on one side of local streets and both sides of collector and arterials
since 1996. In existing areas, the City has made efforts to "fill-in" those sections of sidewalks that were
not constructed prior to 1996.
Blue Springs Functional Street Classification
The existing road and highway network is classified by function. Roads and highways are grouped into
classes or systems according to the service they provide. Streets are considered local, as distinct from
regional roadways and highways. The factors that identify roadway classifications include:
§ the level of through-traffic movement; and
§ access to adjacent land or individual properties.
A functional street classification system is adopted for the City of Blue Springs to help different levels of
the City government, planning professionals, engineers, and the street department in their planning,
design, management and maintenance of the transportation facilities. The system identifies four major
categories of roadways: Expressways, Arterial Streets, Collector Streets, and Local Streets. Collector
Streets are further classified into major collectors with bikeway, major collectors without bikeway and
minor collectors.
Expressways
Expressways are divided, multi-lane facilities that serve large volumes of through traffic at high speed
and are primarily intended to serve long trips. Access to these facilities is strictly limited and intersections
are normally not allowed at grade.
Arterials
The main function of an arterial street is to move large volumes of traffic from one place to another at a
high speed, provide continuous linkages between major traffic generators, and serve as a transition
roadway between major collector streets and expressways. Planned access is its secondary function. Due
to its nature, an arterial street should be planned to have no residential lots fronting on it. Non-residential
uses may access an arterial street through frontage road or strictly controlled entrance.
Major Collectors
The primary function of a major collector street is to move moderate volumes of traffic it' "collects" from
local streets or other collectors at a slower speed than arterials to arterial streets or expressways at
controlled intersections. A major collector street should be more than one mile long and have a minimum
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CITY OF BLUE SPRINGS, MISSOURI - COMPREHENSIVE PLAN
Future Land Use and Growth Strategies
number of residential lots fronting on it. It is ideal to limit frontage development along collectors
wherever possible to ensure safe and uninterrupted traffic flow on these streets. Major collectors may be
designed and constructed with different standards depending on whether they are intended to include
bikeways.
Minor Collectors
The main function of a minor collector is to provide a transition between local streets and major
collectors. It is normally about a mile or less in length and carries small volumes of traffic at low speeds.
Direct access to abutting residential properties should be limited.
Local Streets
The main function of a local street is to provide direct access to abutting properties and low speed
circulation within the immediate neighborhood.
Future Transportation Network and Design Standards
In addition to the existing transportation network described in detail in Chapter Two, the City plans to
serve the growth areas by a network of arterial, collector and local streets. The future transportation
network is outlined in Map Gallery, Map 12: Major Thoroughfare Plan. Improvements to the existing
transportation network, design standards and extensions of the major arterial, major and minor collector
streets are described below and summarized in Tables 6.9, 6.10 and 6.11 respectively. Table 6.12
summarizes the Functional Street Classification and Design Standards. Class II bike lanes could be
designed as marked routes on arterial or collector streets, as specified in the Parks and Recreation Plan
(Ref. Chapter 4 and Map Gallery, Map 14: Bike and Walking Trail System).
Arterials
In addition to U .S. 40 Highway, AA Highway and MO 7 Highway, which are important links between
Blue Springs and the neighboring communities, the Plan calls for additional east-west and north-south
arterial roads. Duncan Road west of MO 7 Highway and Adams Dairy Parkway between Duncan and
Wyatt Road are planned future arterials. The City of Independence has plans to improve Strode Road and
Duncan Road west of Woods Chapel to arterial standards. Strode Road will provide connections to Little
Blue Parkway and areas further west.
Figure 6.2: Typical Cross Section for Arterial Streets
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1’
5’
11’
2’
10’
12’
24’
12’
10’
24’
2’
11’
5’
1’
CITY OF BLUE SPRINGS, MISSOURI - COMPREHENSIVE PLAN
Chapter Six
Table 6.9: Arterial Improvements and Extensions
Name
Direction
Duncan Road
Adams Dairy
Parkway
East/West
North/South
From
Highway 7
Duncan Road
To
West City Limit
Wyatt Road
Length
(Mile)
3.5
11
The City of Blue Springs in cooperation with the Missouri Department of Transportation (MoDOT) will
be constructing improvements to accomplish Access Control Management goals within the Highway 7
Corridor Study area which was adopted May 2000. As part of this implementation, raised medians in the
center of 7 Highway will be constructed first between I-70 and Duncan Road as a demonstration project.
Generally, the minimum right-of-way requirement for arterials is 80-100 feet. The minimum pavement
width is 48 feet from back to back of curbs which allows two moving lanes of 12 feet each in each
direction (curb and gutter width included). Turning lanes may be used at major intersections. A 14-16foot
median or center lane may be used for some arterial streets. Parking is not allowed on either side of an
arterial. A sidewalk of at least five feet wide should be furnished on both sides of the roadway.
Traffic volumes on an arterial should be more than 9,000 vehicles per day or average daily trip (ADT).
Arterials should be able to accommodate speeds up to (but not limited to) 35-45 mph depending on
adjacent land uses. Arterials are usually spaced at approximately one mile intervals. However, there is no
absolute spacing requirement since spacing should be the function of adjacent land use type and density.
Major Collector Streets
In addition to a network of major collector streets within the City limits, the Plan calls for additional
major collectors in the Growth Areas summarized in Table 6.6. Extensions north of Interstate 70 include
Pink Hill Road, Roanoke Drive and Duncan Road from the eastern city limits to Dillingham Road. Tyer
and Dillingham Roads are also to be improved to major collector standards. An overpass over Interstate
70 will tie Tyer road on either side of the interstate, providing north/south access.
South of Interstate 70, Moreland School, Wyatt and Colbern Roads extensions provide east-west
connections in the growth area, while Arnette, Minter and Adams Dairy Parkway (south to Wyatt and
continues to Colbern as Shroud Road) provide north-south connections.
The design standards vary slightly for major collector streets depending on whether bikeways are
included. The right-of-way requirement for a major collector street with a separated bikeway is 70 feet
with a pavement width of 36 feet back to back of curbs. The pavement includes two moving lanes of 12
feet in each direction (a two-foot curb and gutter is included in each lane) and a turning lane of 12 feet.
Parking is prohibited on either side of the roadway. A five-foot sidewalk should be furnished on one side
and a ten-foot bikeway on the other side of the street. The traffic volumes for a major collector should be
more than 8,000 ADT and the speed should be between 30 and 45 mph. (See Chapter 4, Parks and
Recreation, for bikeways standards.)
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CITY OF BLUE SPRINGS, MISSOURI - COMPREHENSIVE PLAN
Future Land Use and Growth Strategies
Table 6.10: Major Collector Street Improvements and Extensions
Name
Direction
State Hwy FF/
E. Truman Road
Argo Road
Pink Hill Road
Duncan Road
Roanoke Drive
Mock Road
Moreland Schl Road
Moreland Schl Road
Wyatt Road
Colbern Road
Dillingham Road
Tyer Road*
Minter/Arnette Road
Adams Dairy Pkwy
From
To
East/West
MO Hwy 7
East/West
East/West
East/West
East/West
East/West
East/West
East/West
East/West
East/West
North/South
North/South
North/South
North/South
MO Hwy 7
Dillingham Road
MO Hwy 7
East City Limit
Sunnyside School Road
East City Limit
19th Street
Fleming Park
Fleming Park
Duncan Road
Duncan Road
State Hwy AA
Wyatt Road
Eastern edge of
Landahl Park
Dillingham Road
Woods Chapel Road
Dillingham Road
Dillingham Road
Adam’s Dairy Pkwy
Arnette Road
Liggett Road
Arnette
Arnette
Argo Road
State Hwy AA
Mason School Road
Colbern Road
Length
(Mile)
5.5
6
11
1.5
2
1
4
0.75
6.5
6.5
4
4
8
3
* Includes a future overpass over Interstate 70
A major collector street without bikeway requires less right-of-way width than a major collector with
bikeway. The commended right-of-way width for this type of street is 60 feet. The pavement width is 36
feet and accommodates two moving lanes of 12 feet each (a two-foot curb and gutter is included) in each
direction with a 12-foot turning lane. A four-foot sidewalk should be furnished on both sides of the
roadway. The traffic volumes for a major collector should be more than 8,000 ADT and the speed should
be between 30 and 45 mph.
Figure 6.3: Typical Cross Section for Major Collector Streets
1’
5’
7’
2’
10’
12’
36’ Back to Back of Curbs
60’ R.O.W.
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10’
2’
11’
5’
1’
CITY OF BLUE SPRINGS, MISSOURI - COMPREHENSIVE PLAN
Chapter Six
Minor Collector Streets
Table 6.11 lists the future minor collector street improvements and extensions in Blue Springs as shown
on the Major Thoroughfare Plan Map (Ref. Map Gallery, Map 12).
Table 6.11: Existing Minor Collector Streets
Name
Direction
From
To
Length
(Mile)
Flynn Road
Ryan Road
Major Road
Cowherd Road
Mason School Road
Owens School Road
Slaughter Road
15th Street
Cook Road
East/West
East/West
East/West
East/West
East/West
North/South
North/South
North/South
North/South
MO Hwy 7
Adams Dairy Pkwy
15th Street
Fleming Park
15th Street
North City Limit
Duncan Road
South City Limits
Ryan Road
Owens School Road
Minter Road
Arnette Road
Arnette Road
Arnette Road
Truman Road
Argo Road
Mason School Road
Cowherd Road
2.5
3
6
6.5
6
4
4
3
6
The following new minor collector streets have also been proposed:
§ North-south street between MO Highway 7 and Owens School Road connecting Roanoke Road and
Truman Road.
§ East-west street between Pink Hill Road and Argo Road connecting Slaughter and Dillingham Roads.
§ Jefferson Street realignment connecting the north frontage road to Duncan Road.
§ East-west street one-half mile north of Moreland School connecting Cook Road and Moreland School
Road.
Figure 6.4: Typical Cross Section for Minor Collector Streets
1’
2’
5’
14’
14’
14’
32’ Back to Back of Curbs
2’
5’
1’
14’
60’ R.O.W.
The right-of-way width for minor collectors is 60 feet with a pavement width of 32 feet back to back of
curbs. The pavement includes a 14-foot lane (plus a two-foot curb and gutter) in each direction. Sidewalks
of four feet should also be constructed on both sides. The traffic volumes for minor collectors should
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CITY OF BLUE SPRINGS, MISSOURI - COMPREHENSIVE PLAN
Future Land Use and Growth Strategies
range between 1,500 to 3,000 ADT and should carry traffic at 25 to 35 mph. Commercial collectors and
industrial collectors that primarily serve the function of channeling commercial and industrial traffic for a
short distance between commercial or industrial uses and major collectors, arterials or expressways
should be designed slightly differently. A commercial collector requires a right-of-way width of 60 feet
with a pavement of 36 feet. The pavement provides for one 16-foot moving lane in each direction plus a
two-foot wide curb and gutter. Sidewalks four feet wide should be provided on both sides. Industrial
collectors have the same design standards as commercial collectors except that no sidewalk is required.
Local Residential Streets
All streets in Blue Springs and its growth areas not designated as arterials and collectors are considered
local residential streets or neighborhood streets. Most of these streets are generally adequate to serve
access needs and are not discussed in detail in this section. In the growth areas local streets will be built
on an as-needed basis.
Figure 6.5: Typical Cross Section for Local Streets
1’
5’
2’
12’
12’
2’
28’ Back to Back of Curbs
50’ R.O.W.
The right-of-way requirement for local streets is 50 feet. The pavement width should be 28 feet back to
back of curbs that provides one lane of 12 feet in each direction (plus a two-foot curb and gutter on each
side of the road). A sidewalk pavement of four feet should be furnished on one side of the street. Parking
is normally allowed on one side of the street pavement. The traffic volumes for local streets should be less
than 600 ADT. The speed on local streets should be 25 mph or less (Table 6.12). The Functional Street
Classification and Design Standards that follows provide a summary of the street classification system
and design standards. It should be pointed out that the classification system and design standards
presented in this section of the Plan are intended to provide basic guidelines for evaluations of the City’s
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CITY OF BLUE SPRINGS, MISSOURI - COMPREHENSIVE PLAN
Chapter Six
current transportation system, for future street design and construction, and for future improvements of
public streets.
They are not intended to cover every segment of the city streets. In many cases, detailed engineering
studies are necessary to identify and evaluate every significant factor involved and to determine if these
design standards apply. For example, in an already developed area, it may not be possible to acquire
additional right-of-way necessary to meet the standards as specified for that street type.
Table 6.12: Summary of Functional Street Classification and Design Standards
Arterial
Collector
Local
# of lanes
(lane width)
4 & UP (12')
Major w/
Bikeway
3 (12')
Major w/o
Bikeway
3 (12')
2 (16')
2 (14')
ROW width
Pavement width
Sidewalk
Separated
Bikeway
Parking
ADT
Speed (MPH)
80 or +
48 or +
Both
Not Required*
70 or +
36 or +
One
One*
60
36
Both
Not Required*
60
32
Both
Not Required*
50
28
One
Not
Required*
One
<600
25
No
>9,000
35 & 45+
No
>8,000
30 to 45
One
> 8,000
30 to 45
One
1,500 to 3,000
25 to 35
Minor
Source: City of Blue Springs, Public Works Department
*Refer to Parks and Recreation Chapter 4, Blue Springs Trails Master Plan
Access Control
Just as the design of a roadway helps to move traffic efficiently, controlling access to the roadway system
can help do the same. The Highway 7 Corridor Study (May 2000) showed how inadequate access control
increases the probability of having traffic hazards and increased traffic congestion. Traffic hazards and
traffic congestion reduce the capacity of the roadway to accommodate the traffic volumes for which it is
designed. Traffic congestion and traffic hazards increase the pressure to widen roadways, which requires
additional public funds.
Roadway capacity can be increased or decreased in a number of ways. The method utilized most
frequently to increase capacity is to widen a road to provide additional travel lanes. In some instances,
however, it is not feasible to add additional travel lanes due to land uses on either side of existing
roadways. In these instances, other methods of increasing roadway capacity may be more appropriate.
Other methods include constructing intersection improvements, turn bays, medians, restricting road and
driveway access or providing traffic signal timing improvements. Conversely, road capacity can be
decreased by adding cross roads, driveways, traffic signals, or other traffic control devices.
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CITY OF BLUE SPRINGS, MISSOURI - COMPREHENSIVE PLAN
Future Land Use and Growth Strategies
By developing an access control policy, road capacity can be maintained to efficiently accommodate
future development. Specific design characteristics associated with each functional classification depend
on factors such as projected traffic volumes and local access control policies. Chapter 7 recommends
access control standards to be applied to arterial, major collector, and minor collector roads throughout
the City and not just along Highway 7 and the ADP corridor. Unique circumstances may allow for
narrower local streets if subdivision layout and other design standards are met.
GROWTH PHASE AREAS—FUTURE DEVELOPMENT AND EXTENSION OF INFRASTRUCTURE
The Blue Springs current city limits and future growth area is divided into nine “Growth Phase Areas”
representing the sub-basins in the Sni-A-Bar and Little Blue River Drainage Basins. Map Gallery, Map
11: Growth Phase Areas depicts the nine growth phase areas in the existing city corporate limits and the
designated growth areas.
In the Growth Phase Areas north of Interstate 70 (Phase Areas A, B and parts of C), total available area is
3,634 acres, of which only 223 acres are un-annexed pockets surrounded by the City. Landahl Park
comprises 245 acres and is, therefore, undevelopable. Total available land remaining north of I-70 is
3,166 acres.
In the Growth Phase Areas south of Interstate 70 Areas (Phase Areas D, E, F and parts of C), total
available land area is 9,255 acres, of which 844 acres are pockets of un-annexed land surrounded by the
City, most of which is already developed.
The potential for extension of sewer service into the presently undeveloped areas surrounding the City of
Blue Springs are summarized in Table 6.13.
Table 6.13: Sewer Service Potential by Growth Phase Area
Growth Phase Area
B
C
A, I
F
D, E
G, H
Serviceability
Ready to serve
Ready to serve
No
No
Problematic
Mostly already served
Best Provided By
City of Blue Springs
City of Blue Springs
Little Blue Valley Sewer District
Little Blue Valley Sewer District
Future Sni-A-Bar Watershed District
Independence or Little Blue Valley Sewer District
The following section describes available land and plans of infrastructure extensions in each Growth
Phase Area. These are also summarized in Figure 6.6: Growth Phase Area Matrix.
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CITY OF BLUE SPRINGS, MISSOURI - COMPREHENSIVE PLAN
Chapter Six
Growth Phase Area A
This 2,815.7 acre planning phase area lies entirely east of Highway 7, north of Roanoke Road, to just
south of State Highway FF/E, Truman Road. The majority of the planning phase area, 84.5% is located
north of the existing city limits.
Graphic 6.1: Growth Phase Area A
Potential Extension of Sewer Service Toward the
North
Undeveloped land to the north generally lies
within the West Fire Prairie Creek Drainage Basin
that is best served by the City of Independence.
However, the Lake City Army Ammunition Plant
(discontinued) and Landahl Park lie in the path of
the natural down stream watershed area.
Therefore, a sewer trunk main may be constructed
only as part of a much larger regional
development to the north of these two major
development impediments.
A potential option is for the City of Blue Springs to extend force main sewers along Slaughter and Pink
Hill Roads to pump effluent south to the Sni-A-Bar basin in the Blue Branch North Sub-basin (in Growth
Phase Area B), given that sewer extensions north into the West Fire Prairie Creek basin are unlikely in the
foreseeable future.
Water Service
Public Water Supply District (PWSD) 16 serves Area A. Upon annexation, the City exercises its
purchase of detachment rights and serves new development through the Blue Springs Water Utility.
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CITY OF BLUE SPRINGS, MISSOURI - COMPREHENSIVE PLAN
Future Land Use and Growth Strategies
Growth Phase Area B
This 1,054.4 acre area lies almost entirely east of the existing city boundaries, with 93% of the planning
phase area outside of city limits. The smallest of all planning phase areas, it is located south of Landahl
Park to just past Duncan Road. Dillingham and Tyer Road form the eastern edge of the planning phase
area. Pink Hill Road and Duncan Road provide east-west access to the area. The planning phase area is
in the upper reaches of the Sni-A-Bar Drainage Basin.
Graphic 6.2: Growth Phase Area B
Potential Extension of Sewer Service Toward the
Northeast
The planning phase area is in the upper reaches of
the Sni-A-Bar Drainage Basin, and can be served
by the existing Grain Valley sewer interceptor
(Ref. Map Gallery, Map 9: Sanitary Sewer
Map). To serve the area, a branch interceptor line
would need to be extend one mile northwest up
the drainage basin inside the City of Grain Valley.
Therefore, the City will need to coordinate and
cooperate with its neighbor to the east in order to
extend sanitary sewers to this Planning Area.
Water Service
Public Water Supply District (PWSD) 16 serves Area B. Upon annexation, the City exercises its
purchase of detachment rights and serves new development through the Blue Springs Water Utility.
Future water mains would need to be extended (Ref. Map Gallery, Map 10: Water Supply), including
looped lines east on Pink Hill Road to as far as Dillingham Road and south on Tyer Road.
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CITY OF BLUE SPRINGS, MISSOURI - COMPREHENSIVE PLAN
Chapter Six
Growth Phase Area C
This is the largest planning phase area comprising almost one half of the City’s eastern existing city limit
boundaries covering 6,297.6 acres. The area lies to the east of 10th Street, south of Pink Hill Road and
extends south to just past Moreland School Road. The future Adams Dairy Lake will lie within the area.
Highway 40 and Highway 70 provides good east-west access to the area while Adams Dairy Parkway
provides good access north and south. Most of the area sewer and water systems are in place.
Graphic 6.3: Growth Phase Area C
Potential Extension of Sewer Service within the
Blue Branch Central Drainage Area
Area C is served by an existing interceptor sewer
that conveys wastewater flows toward the east to
the treatment plant. The capacity of the existing
interceptor sewer was designed to serve a fully
developed drainage area. However, excess inflow
and infiltration (I&I) into the collection system
during wet weather creates maximum flows higher
than anticipated by the design of the sewer. The
primary interceptor serving the Area may not have
sufficient capacity to handle the entire existing
watershed when fully developed. Inflow and
infiltration (I&I) loads—which are worst in the south reaches of the basin—reach levels as high as 10:1
(ratio of wet weather flow to dry weather flow).
If further analysis of the sewer system concludes that additional interceptor sewer capacity needs to be
provided in the form of a relief sewer parallel to the existing interceptor sewer, it may be possible to
include additional capacity to accept wastewater flows pumped into the system from neighboring
drainage areas. At present there is no excess interceptor sewer capacity to justify new pumped flows into
the system.
Additional sewer service capacity can be gained by removing I&I from the collection system. Removal
of I&I may be the most economical way to achieve additional capacity in the system. The City currently
has a program of I&I removal. This removal program may need to be accelerated to provide additional
system capacity for new development.
Water Service
The City currently serves most of Planning Area C. Public Water Supply District (PWSD) 17 serves
some of the eastern portions of Area C. Purchase of detachment rights would be needed upon annexation
of territory. Future water mains would need to be extended (Ref. Map Gallery, Map 10: Water
Supply), including a looped line in the Overlay District areas along I-70 east to Tyer Road and south of I70 along Barr Road and Arnett Road.
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CITY OF BLUE SPRINGS, MISSOURI - COMPREHENSIVE PLAN
Future Land Use and Growth Strategies
Growth Phase Area D
This 1,611.8 acreage planning phase area lays almost entirely out of the Blue Springs city limits, with
only 14.4% of the area within the city boundary. Its northernmost edge is parallel to Ryan Road and
extends south almost to Wyatt Road. The planning phase area extends from just past Highway 7 on the
west to just before Arnette Road. The Willow Tree subdivision is the portion of Area D that is currently
within the City limits. Area D extends south almost to Wyatt Road.
Graphic 6.4: Growth Phase Area D
Potential Extension of Sewer Service within the
Blue Branch Central Sub-Basin
If the area north of the Willow Tree subdivision is
developed, and the area continues to be served by
a pump station, then it will be necessary to move
the station farther north or build a new one north
of the existing facility—a costly reconstruction of
an existing improvement. However, pumping
more effluent north into the Planning Area C is
not recommended because the entire Blue Branch
Central Drainage Area was not built to accept all
of this added effluent.
The preferred way to serve Area D would be through a future “Taylor Road Interceptor,” which would be
built to serve the entire sub-area. However, there are several issues at hand that will need to be addressed
before sewer service can be extended to the area:
• The interceptor would be routed through a region pock marked by 3-acre, 5-acre and 10-acre lot
residences which are already served by private, on-site septic systems.
• Utility easements would be required after the fact of existing development.
• Given the hilly terrain, the Area has many deep sub-basins which will require numerous and long
branch collector lines, adding significantly to normal development costs.
• Consolidation of development would need to be coordinated among numerous land owners to secure
financing approval, such as a Neighborhood Improvement District (NID).
Water Service
The City currently serves the north and west portions of Planning Area D. PWSD 17 serves the
remaining eastern portions of Area D; and PWSD 13 serves the south tip of the Area. Purchase of
detachment rights would be needed upon annexation of territory. Future water mains would need to be
extended (Ref. Map Gallery, Map 10: Water Supply), including a looped line from the water tower east
of Adams Dairy Parkway.
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CITY OF BLUE SPRINGS, MISSOURI - COMPREHENSIVE PLAN
Chapter Six
Growth Phase Area E
This area lies almost entirely out of the existing city limits. Only a small northwest corner comprising
only 1.3% of the total planning phase area parallel to Highway 7 lies within the limits. It is in the lower
reaches of the Sni-A-Bar Drainage Basin. Colbern Road marks the southern boundary of the planning
phase area.
Graphic 6.5: Growth Phase Area E
Potential Extension of Sewer Service within the
Blue Branch South Basin of the South Sni-A-Bar
Watershed
The area would be served best by a stand-alone
waste water treatment plant (WWTP). If a plant is
constructed to serve this large watershed, it would
involve the City's neighbors: Lake Lotawana,
Lee’s Summit and Jackson County. MDNR
support would also be required. If the plant does
not include Lake Lotawana, it would be sized at
about 1 MGD. However, with Lake Lotawana
included, the plant would be about 5 MGD.
The WWTP could serve areas as far south as the City of Lone Jack, and as far east as the City of Grain
Valley. Therefore, plans for a future WWTP for the Blue Branch Central South area of the Sni-A-Bar
basin present numerous and complex issues that need to be resolved at the regional levels, including
multiple political jurisdictions. In terms of land mass, the City’s Growth Area is relatively small
compared to the total land area in the drainage basin.
The Area is fortunate to have mostly large-lot residences of 20 acres and larger. Therefore, it is not as
“cut up” with homes on small-lots as other fringe regions east of the City.
Water Service
PWSD 13 serves Area E. Purchase of detachment rights would be needed upon annexation of territory.
Future water mains would need to be extended (Ref. Map Gallery, Map 10: Water Supply), including a
looped line south to Colburn Road.
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CITY OF BLUE SPRINGS, MISSOURI - COMPREHENSIVE PLAN
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Growth Phase Area F
This 1,508.4 acre planning phase area is in the lower reaches of the Little Blue River Drainage Basin. The
planning phase area is actually divided into two sections with Fleming Park intersecting the two. The
first section includes an area within the existing city limits and lies immediately west of Highway 7 just
south of Moreland School Road to just past Cowherd Road. The second section is located entirely out of
city limits, bordered by Fleming Park to the north, east and west. Colbern Road lies to the south. 85.5%
of the planning phase area lies outside of the city limits.
Graphic 6.6: Growth Phase Area F
Potential Extension of Sewer Service within the
East Fork Drainage Area Watershed
Area F naturally drains to the east toward Lake
Jacomo. Sewer service to this area will require the
use of pump lift station to convey the wastewater
north to discharge into the existing collection
system. The location of Fleming Park will
increase the cost of sewer construction because the
park needs to be crossed but cannot itself be
developed.
Water Service
PWSD 13 presently serves Area F. Purchase of
detachment rights will be needed upon annexation of territory. Future water mains will need to be
extended (Ref. Map Gallery, Map 10: Water Supply), including a looped line south to Colburn Road.
6-24
CITY OF BLUE SPRINGS, MISSOURI - COMPREHENSIVE PLAN
Chapter Six
Growth Phase Area G
This 1,638.5 acre area lies south of Walnut to just past Moreland School Road. Its eastern edge is 10th
Street with the planning phase area bordered to the west by Fleming Park. Most of the planning phase
area is located within the city limits with 87.9% of the planning phase area within Blue Springs.
Graphic 6.7: Growth Phase Area G
Potential Extension of Sewer Service within the
Blue Springs Lake Drainage Area Watershed
Extension of sewer service to the few remaining
unserved areas and Area G can be accomplished
by extension of sewers from the existing
collection network. Since the remaining unserved
areas are generally located at higher elevations
than the existing collection system, some
developments in this area will need to be served
by pumped lift stations.
Water Service
Blue Springs Water Utility presently serves Area
G. Future water lines to serve new developments can be branched from existing water mains.
Growth Phase Area H
This area lies to the west of 10th Street to Fleming Park and the area is bordered almost entirely by I-70 to
the north and Highway 40 to the south. The planning phase area has 80.6% of its area within city limits.
Lake Tapawingo is in the planning phase area.
Graphic 6.8: Growth Phase Area H
Potential Extension of Sewer Service within the
Tapawingo Drainage Area Watershed
Lake Tapawingo and some of the surroundings
developments are presently served by sewer
service that flows to the Little Blue River
Drainage Basin. Extension of sewer service to the
few remaining unserved areas and Area H can be
accomplished by extension of sewers from the
existing collection network. Some pumped lift
stations may be needed to serve some areas.
Water Service
Future water lines to serve new developments can
be branched from existing water mains.
6-25
CITY OF BLUE SPRINGS, MISSOURI - COMPREHENSIVE PLAN
Future Land Use and Growth Strategies
Growth Phase Area I
The 2,415.6 acre planning phase area lies primarily north of I-70 to Pink Hill Road, almost entirely within
the city limits with 94.6% of the planning phase area within Blue Springs. RD Mize Road borders the
planning phase area to the west and the area extends just past Highway 7 to the east. Burr Oak Woods
State Forest is located within the planning phase area.
Graphic 6.9: Growth Phase Area I
Potential Extension of Sewer Service within the
Burr Oak Creek Drainage Area
There is an existing interceptor sewer that is
routed through Area I that flows to the Little Blue
River WWTP. Therefore, providing sewer service
to any new development in this area should be
possible at minimal cost.
Water Service
Future water lines to serve new developments can
be branched from existing water mains.
6-26
9.8
Blue Branch
6,298
Central DA
C
2.5
6.4
Blue Branch
Central sub- 1,612
area DA
Blue Branch
4,084
South DA
D
E
Sni-A-Bar
1.6
Blue Branch
1,054
North DA
A
B
Square
Miles
4.4
West Fire
Prairie
Creek DA
Little Blue
River
Acres
Total Area
by Phase
2,816
Sub Basin
Area Description
Drainage
ID
Basin
4,025
1,369
2,650
982
2,566
Acres
6.3
2.1
4.1
1.5
4.0
Square
Miles
2,938
999
1,935
717
1,873
Acres
4.6
1.6
3.0
1.1
2.9
Square
Miles
Area Available for Growth
Gross Area in
Net Area
5+ Acre
(27% ROW)
Sewer
21.7
7.2
4.0
7.7
14.2
Future
Extensions
(Miles)
Water
0.5
0.3
10.2
0.0
0.0
2.3
0.9
2.3
0.0
0.4
0.0
0.0
9.2
0.2
0.5
8.3
1.5
0.4
4.1
4.8
0.0
0.4
8.0
0.0
1.5
8.9
4.0
1.1
1.9
5.5
Facilities Standpoint
Arterials
Major Collector Minor Collector School Police/
(Miles)
Roads (Miles)
Roads (Miles)
District
Fire
In
In
In In Growth
In Growth
Growth
In City
City
City
Area
Area
Area
Figure 6.6: Growth Phase Area Matrix
Growth
Phase***
Predominantly low-density
residential. Business park uses west
of Adam's Dairy Lake and between
Interstate 70 and US Highway 40.
Industrial uses to the east of Adam's Near Term
Dairy Lake and south of US Highway
40. Also, a future community park
and high-density residential uses
along Duncan Road
No parks in area. Landahl
Park nearby.
Brittany Park and James
Walker School Park.
Adams Pointe Golf Club.
There is strong support for
a new community park in
the northwest near the
future Adam's Dairy Lake.
No parks in area but there
is strong support for
developing a community
park in the future.
Predominantly low-density
residential with high-density and
moderate-density residential along
the Highway 7 corridor and a nonresidential regional/general
Long Term
commercial node at the intersection
of Highway 7 and Wyatt Road. Also,
a general commercial node at the
intersection of Wyatt Road and
Adams Dairy Parkway.
Predominantly low-density
residential with moderate-density
residential west of Adams Dairy
Keystone and Wilbur
Parkway and a non-residential
Young Community Park.
general commercial use at the
Near and
There is strong support for
intersection of Moreland School
Long Term
a future community park in
Road and Adam's Dairy Parkway.
the south.
Also, a future community park along
the Parkway between Moreland
School Road and Major Road.
Predominantly low-density
residential with two non-residential
general commercial uses at
Near Term
intersections of Slaughter Road and
Pink Hill Road and at Slaughter Road
and Duncan Road
Predominantly low-density
Landahl Park, No
residential with some industrial uses Long Term
neighborhood park nearby.
along Highway 7
Proposed Land Use and Growth Projection
Reference Map 17
Parks
"Future Land Use"
Chapter Six
6-27
CITY OF BLUE SPRINGS, MISSOURI - COMPREHENSIVE PLAN
2,416
Burr Oak
Creek DA
I
3.8
3.3
372
512
398
1,012
Acres
0.6
0.8
0.6
1.6
Square
Miles
272
374
291
739
Acres
0.4
0.6
0.5
1.2
Square
Miles
Area Available for Growth
Gross Area in
Net Area
5+ Acre
(27% ROW)
6-28
* Net Area (5+ acre parcels) = Gross acreage in 5+ Acre Parcels * 0.73
** See Capital Improvement Programs of the City of Blue Springs for more details
2,094
Tapawingo
DA
Little Blue
River
2.6
Blue Springs
1,639
Lake DA
H
G
Square
Miles
2.4
East Fork
DA
F
Acres
Total Area
by Phase
1,508
Sub Basin
Drainage
ID
Basin
Area Description
Future Land Use and Growth Strategies
CITY OF BLUE SPRINGS, MISSOURI - COMPREHENSIVE PLAN
Sewer
0.0
0.0
0.0
3.0
Future
Extensions
(Miles)
Water
1.4
0.2
3.5
0.0
0.2
0.8
0.7
0.0
2.9
3.7
3.2
0.0
0.1
0.4
0.0
1.0
3.4
4.0
1.5
0.6
0.0
0.2
0.0
3.9
Facilities Standpoint
Arterials
Major Collector Minor Collector School
(Miles)
Roads (Miles)
Roads (Miles)
District
In
In
In In Growth
In Growth
Growth
In City
City
City
Area
Area
Area
Figure 6.6: Growth Phase Area Matrix (Continued)
Police/
Fire
Near and
Long Term
Growth
Phase***
Predominantly low-density
residential with regional commercial
uses along Interstate 70 and US
Near and
Highway 40. Also, general
Long Term
commercial, high-density residential
and regional commercial uses at the
Woods Chapel interchange.
Predominantly low-density
residential with a mix of regional
commercial, high-density residential,
public/semi-public and industrial
uses along Interstate 70 and Highway
7. Also, general commercial, highdensity residential and regional
commercial uses at the Woods
Chapel interchange.
Blue Springs and
Baumgartner Community
Parks, Central Special Use
Park, Burrus Old Mill,
Woods Chapel, Valley
View, and Hidden Valley
Neighborhood Parks.
Sports complex nearby.
Burr Oak Woods State
Forest and Pink Hill
Regional Park
Predominantly low-density
Fleming Park, Ward, Stone
residential with regional commercial
creek, and Franklin Smith
Near and
and industrial uses along US
School Neighborhood
Long Term
Highway 40 and general commercial
Parks
uses along the Highway 7 corridor.
Fleming Park
Predominantly low-density
residential with high-density and
moderate-density residential along
the Highway 7 corridor and a nonresidential regional/general
commercial node at the intersection
of Highway 7 and Wyatt Road.
Proposed Land Use and Growth Projection
Reference Map 17
Parks
"Future Land Use"
CITY OF BLUE SPRINGS, MISSOURI - COMPREHENSIVE PLAN
A
L
Arterial Street ...................................................... 6-11, 6-13
Availability Of Land ....................................................... 6-1
Land Use Alternatives ..................................................... 6-1
Local Street ....................................... 6-11, 6-12, 6-16, 6-18
Low-Density Residential ................................................. 6-8
D
M
Development Patterns .............................................. 6-1, 6-8
Drainage Basin.............................................. 6-1, 6-20, 6-23
E
Expressways ........................................................ 6-11, 6-16
F
Major Collector Street .................................6-11, 6-13, 6-14
Minor Collector ................................. 6-11, 6-12, 6-15, 6-18
MoDOT ......................................................................... 6-13
N
Non-Retail ................................................................ 6-5, 6-7
P
Floor Area ....................................................................... 6-4
Future Growth................................................. 6-1, 6-8, 6-18
Future Land Use .......................................................... i, 6-1
Policy ........................................................... 6-1, 6-10, 6-18
G
R
Goals, Objectives, And Policies...................................... 6-1
Grade ............................................................................ 6-11
Growth Phase Areas ..................................................... 6-18
Growth Strategies ........................................................... 6-1
Real Estate Trends........................................................... 6-1
Regulations...................................................................... 6-9
Retail ........................................... 6-4, 6-5, 6-6, 6-7, 6-8, 6-9
S
H
Sanitary Sewers ...................................................... 6-8, 6-20
High-Density Residential ................................................ 6-9
Household Size ........................................................ 6-3, 6-4
Housing.............................................. 6-1, 6-3, 6-4, 6-6, 6-9
Housing Market .............................................................. 6-3
I
Industrial ......................................................... 6-5, 6-7, 6-16
Infrastructure ................................................ 6-1, 6-11, 6-18
Intent ........................................................................ 6-8, 6-9
U
Utilities ............................................................................ 6-1
W
Workforce ....................................................................... 6-1