Grain Valley Comprehensive Plan

chapter
ONE
introduction
2 chapter one | introduction Draft 7.10.23

OVERVIEW
Chapter Overview
This chapter provides the foundation for how to navigate
and utilize the 2050 Grain Valley Comprehensive Plan.
The components of this chapter are listed in Figure 2.1
and include the and explanation of the importance of
the comprehensive planning process, a summary of Why We Plan + How We Use This Plan
the planning timeline, a review of previously adopted
planning studies in Grain Valley, a list of guiding
principles that help form the goals of the plan.
In addition to those elements, this chapter also describes

the KC Community for All Pages program which this
plan aligns many goals and policies towards and the ETC Plan Process + Schedule
Survey; a statistically valid survey that was administered
as a part of the public input process.
Plan Components + Outline
Previous Plan Overview
Guiding Principles
KC for all ages
ETC Survey
Figure 2.1 Introduction Chapter Outline
3
Draft 7.10.23 GRAIN VALLEY COMPREHENSIVE PLAN
WHY WE PLAN + HOW TO USE THIS PLAN
Comprehensive Plan Purpose How to use this plan
Comprehensive Plans guide decisions and policy for The Grain Valley Comprehensive Plan outlines a vision
growth and development in a community, typically for the community through the year 2050 and beyond.
with a long-range outlook of 10 to 20 years. As the This plan is designed to be a living document that can be
name suggests, comprehensive plans cover a wide regularly referenced, reviewed, and updated if necessary
range of issues including land use, natural resources, to keep the information relevant. Each year, the City
public facilities, housing, community character, and of Grain Valley should review the implementation
infrastructure. recommendations to assess progress and remove tasks
that are completed, as well as to highlight areas lacking
After a thorough review of existing conditions and in resources or energy that need specific attention. Every
data analysis of the community, along with a robust five years, the Comprehensive Plan can be thoroughly
public input process, comprehensive plans outline reviewed to identify larger sections of existing conditions
recommendations for each topic area. The act of creating that might need modification due to changing
a comprehensive plan is a chance to look at where a circumstances or growth.
community is now, where it would like to be in the future,
and how to get there collectively. Decision-Making Tool
In addition, this Comprehensive Plan can serve as
Previous Comprehensive Plan justification for decision-making by city leadership.
Grain Valley completed a comprehensive plan in 2014 Due to the extensive analysis and public input process
after experiencing rapid population growth around 2010. involved with the creation of this plan, city leaders should
Since 2014, the population has continued to steadily be able to ascertain next steps appropriate for the city
increase, and the potential for growth opportunities led regarding policy and planning alternatives.
the City to develop an updated plan that would outline
vision, goals, objectives, and polices to guide the city’s Future Land Use Plan
development and redevelopment in the next 20 years. The Future Land Use Plan in Chapter 2 should be
used when making decisions regarding proposed
Creative Combined Planning Effort development, annexation, and rezoning requests. It is
The Grain Valley Parks Master Plan process happened also common for recommendations in Comprehensive
concurrently with the Comprehensive Plan. The City Plans to lead into additional projects or programs in the
wished to take a creative and innovative approach to city. Overall, this document can be a point of reference
developing a comprehensive vision for the City’s parks and guidance for routine functioning of city government
and recreation system. The Parks Master Plan evaluates in Grain Valley.
current conditions of parks, trails, and recreation facilities,
along with identifying areas for future park development
and open space based on future projections of the City.

WHY WE PLAN + HOW TO USE THIS PLAN
Why A Plan for Grain Valley? visually appealing, and unique to the community of Grain
Valley. The phrase “Planning Outside the Lines” comes
During the kick-off meeting with City leadership, staff, from the City’s motto of Life Outside the Lines, and the
and the Comprehensive Plan Steering Committee colors follow the marketing scheme from the recent
(CPSC), there was discussion of an overall brand to rebrand. The logo represents the City’s grid pattern and
associate with the plan. As public input was such a key features.
valuable component of the process, it was important for
the outward-facing image of the plan to be compelling,
Figure 1.1 Grain Valley Comprehensive Plan Logo
Figure 1.2 Grain Valley Parks Master Plan Logo
5
PLAN PROCESS
Four Phased Approach The planning process had four individual phases:
• Phase 1: Project Kick-Off, Research + Analysis
The Grain Valley Comprehensive Plan came to • Phase 2: Vision, Input + Direction
fruition over a four-phase period of meetings, public • Phase 3: Draft Plan + Evaluation
engagement, data and existing conditions analysis, and • Phase 4: Final Draft Plan + Adoption
draft creation and review.

PLAN SCHEDULE
Timeline
The Grain Valley Comprehensive and Parks Plan process
was completed over a period of one year beginning
in October of 2022 with the Kick-Off Meeting. The
community engagement phase took place from
December of 2022 to March of 2023, and the plan was
drafted from April to July of 2023. Figure 1.3 delineates
the timeline of the entire plan in detail.
Figure 1.3 Plan Schedule
7
MAJOR PLAN COMPONENTS
Plan Horizon Year Planning Boundary
The Horizon Year of a plan is the last year in the future Comprehensive Plans typically look beyond the existing
for which projections and planning proposals end. boundaries of a city to plan for what comes next. The
Comprehensive Plans are long-range by nature, and plan boundary outlined in Figure 1.4 identifies the areas
the Grain Valley Comprehensive Plan looks to the year surrounding Grain Valley in which the city anticipates
2050 as its horizon. This 30-year window allows for growth within the horizon year, or the areas to plan for in
future projections to have some degree of predictability order to retain the City borders.
while also allowing proposals to be aspirational and far-
reaching. The Grain Valley Comprehensive Plan can be described
as approximately:
While the horizon year for this plan is decades away, the • West to the Sewer Service Agreement Boundary
plan should be reviewed annually to ensure that goals, • North to E Truman Rd
policies, and action items within the Implementation • East to Outer Belt Rd and the Oak Grove City Limits
Chapter are being accomplished in a timely manner. • South to E Major Rd, S Fristoe Rd, & E Nebgen Rd
The planning boundary is most likely broader than

where Grain Valley may grow or develop by 2050, but
this allows for flexibility in the exact location of different
land uses. The boundary is based upon the current sewer
agreement with Blue Springs along with the planning
boundaries of the nearby communities of Blue Springs
and Independence, Missouri.

MAP LEGEND
Planning Boundary
Grain Valley City Limits
NORTH
Figure 1.4 Planning Boundary

9
PLAN OUTLINE
Plan Outline Planning for Housing, Transportation,
Economic Development, and Inf rastructure +
The Grain Valley Comprehensive Plan outline is shown Utilities
below. There are seven main chapters with two external The following sections dive into the recommendations
appendix reports. of the plan regarding housing, transportation, economic
development, infrastructure and utilities.
Introduction
The first chapter describes the comprehensive plan Implementation
process, scope of this plan and corresponding schedule, The implementation chapter summarizes all
guiding principles, and vision statement. recommended goals, policies, and action items included
in the previous chapters. This section helps the City to
Planning Outside the Lines prioritize resources and time allocation as it works to
The second chapter gets into current land use analysis, carry out the vision of the plan.
population projections, strategic opportunities, and the
future land use plan.
Figure 1.5 Plan Process

PREVIOUS PLANS OVERVIEW
Grain Valley has completed several plans in recent years Comprehensive Plan
in various areas. The City’s previous Comprehensive Plan was developed
in 2014 when the City became one of the fastest growing
Capital Improvements Plan suburban communities in Jackson County and the
The 2023-2027 Capital Improvements Plan looks Kansas City Metropolitan Area. City leaders chose to
at proposals such as parks and trails, downtown prepare a new comprehensive plan in 2022 to meet the
revitalization, road extensions, pavement maintenance, new challenges of this decade. This plan seeks to build
and public service vehicle replacement. on the goals of the 2014 plan while applying a new vision
and strategies relevant to the conditions of today.
Grain Valley Stormwater Management Plan
The Grain Valley Stormwater Management Plan looks
at the sewage system along with the City’s five major
creeks, and outlines recommendations for public
education and outreach, illicit discharge detection and
elimination, runoff control, and best management
practices (BMPs.)
Figure 1.6-8 Previous Plans
11
GUIDING PRINCIPLES
Guiding Principles The principles of Connections, Central Core, and
Community help to focus the overall planning effort and
The Comprehensive Plan Steering Committee (CPSC) ensure that the different plan components are cohesive.
and planning team developed a set of guiding principles
for the Grain Valley Comprehensive Plan. These principles Housing
are intentionally broad in order to encompass a wide Recommendations for housing in Grain Valley
range of ideas that apply to all the general categories incorporate all three principles, seeking to enhance the
of the plan: housing, transportation, economic community through dwelling units that are accessible
development, and infrastructure + utilities. for any economic range and feature characteristics that
foster connections.
The principles are:
Transportation
Connections: The transportation strategies build on existing links and
Bridge gaps to connect people and places create new connections that unify disparate areas of
the City. By improving paths through neighborhoods
Central Core and increasing mode options to get downtown, the
Establish a vibrant center of the community recommendations strive to nurture a connected
community and strengthen the central core of the City.
Community
Build spaces for interaction and activity Economic Development
Strategies for economic development focus on central
nodes of activity, such as downtown and the areas
around I-70, striving to encourage more activity and
create places for interaction.
Figure 1.9 Guiding Principles

KC FOR ALL AGES
Overview Strategies
KC Communities for All Ages is an initiative through The KC Communities for All Ages initiative employs
the Mid-America Regional Council (MARC) that helps the following strategies which we will include in our
jurisdictions make choices to meet the needs of the recommendations for the Grain Valley Comprehensive
very old, the very young, and everyone in between. and Parks Master Plans:
This initiative helps raise awareness of how the aging
population will impact the region, and offers tools to help • Engage the experience and expertise of older adults
meet the needs of older adults. KC Communities for All and promote them as a valuable resource
Ages provides workshops, resources, and information • Convene community members to determine the
related to the issues of older adults, tools to help address opportunities and challenges of an older community
those concerns, and a recognition program that helps • Facilitate the integration of these opportunities
shape policies, practices, and infrastructure. and challenges into all aspects of community life,
including design, infrastructure, programs and
services, workforce development and community
engagement
• Provide technical assistance to communities within
the nine-county metropolitan area to support efforts
to create and sustain an age-friendly region
• Track regional demographic and environmental
trends and adapt to them proactively
13
ETC SURVEY
Overview
In addition to community engagement through
events, meetings, and the interactive website, the ETC
Institute administered a statistically-valid survey to
residents throughout the community to understand
their preferences for enhancements and prioritization
of improvements to the community. This survey was
mailed to a random sample of households in Grain Valley,
with 432 completed surveys returned for tabulation. The
overall survey results show a 95% level of confidence.
Participants were asked questions related to

transportation, biking, investments, and parks and
recreation. The results will be further detailed in the
Planning for Housing, Transportation, Economic
Development, and Infrastructure + Utilities chapters of
the Comprehensive Plan, and in the Parks Master Plan as
well. There is a full supplemental report of all ETC Survey
Figure 1.10-12 ETC Survey Question Results
findings available as well.

This page is intentionally left blank.
15
chapter
TWO
planning
outside the lines
16 chapter two | planning outside the lines Draft 7.10.23

OVERVIEW
Chapter Overview Figure 2.1 Planning Outside the Lines Chapter
Outline
Chapter 2 - planning outside the lines refers to the need
for Grain Valley to be focused not only within the city
limits but also outside it with an eye towards the future.
Grain Valley needs to be intentional in its growth and
development strategy. The main component of this
chapter is the Future Land Use Plan, which lays out a
physical vision for the preferred, ideal future layout in
Grain Valley. The Future Land Use Plan was created based
Existing Land Use
on a reviewing of exiting conditions such as the existing
land use, floodplain, key roadway corridors, and the need
to strategically diversify the housing stock. Public input
on the desired community amenities, housing, and
business types was also considered.
Relationship to Guiding Principles Related Public Input

Three main guiding principles were identified for
the Grain Valley Comprehensive Plan: connections,
central core, and community. Each guiding principle is
supported in this chapter.
Connections
The Future Land Use Plan identifies a consistent
development pattern for the City to consider that Future Land Use Considerations
discourages leapfrog development in favor of organic
growth that connects residents new and old to all
sections of Grain Valley.
Central Core
The Future Land Use Plan lays out a vision for a strong
and enhanced Downtown area with defined boundaries
and room for added mixed-use and commercial near the Future Land Use Categories
Interstate 70 interchange. This centrally located hub of
activity will help provide services and entertainment to
residents from either side of I-70 as well as the traveling
public from the motorway.
Community
The Future Land Use Plan identifies a series of
commercial and mixed-use areas throughout Future Land Use Plan
the community to provide opportunity areas for
interaction, activity, and entertainment. The growth
proposed on the Future Land Use Plan builds upon the
existing community character while also adding new
opportunities for different housing choice.
Goals, Policies, and Action Items
17
EXISTING LAND USE IN GRAIN VALLEY
Existing Land Use Residential Land
Residential land in Grain Valley is dominated by low-
Commercial + Industrial Land density residential, mainly detached single-family
Currently, Grain Valley’s commercial and industrial residential dwellings. There are some areas with some
land is located primarily along major roadways such additional density through duplexes, townhomes, or
as Interstate 70, US-40, Main Street, and SW Eagles fourplexes. Very limited high-density residential such as
Parkway. There is potential to fill in development gaps apartments or condominiums.
along Main Street and establish a strong commercial
core at key intersections. The industrial areas are located Figure 2.2 shows the existing land use breakdown by
away from residential uses, mainly in the periphery of the total acres. Nearly half of all Grain Valley land uses are
community. low-density residential. Industrial and open space take up
the second and third most common land uses. Around
Public/Semi-Public, Open Space + Parkland 1% of land use today is planned for a mix of residential or
Grain Valley has open space scattered throughout commercial uses. Figure 2.3 shows a map of the existing
the community along stream paths. Parkland is also land uses in Grain Valley.
scattered throughout the community, providing
adequate access to residential areas. There is limited
public land in Grain Valley.
Figure 2.2 Existing Use Breakdown
60%
60%
Low-Density Residential is the most

48.8% dominant land use category today in
50%
50%
Grain Valley. As a suburban community
this is not surprising.
40%
40%
30%
30% Medium-Density and high-density
residential make up a combined 6.3% of
existing land use in Grain Valley.
20%
20%
12.5%
11.3%
10%
10%
6.1% 5.8%
5.1% 4.% 4.1%
1.2% 0.7%
0.1%
0%
0%
Low-Density Residential
Industrial
Open Space
Commercial
Public/Institutional
Medium-Density Residential
Downtown Commercial
Parks and Recreation
High-Density Residential
Planned Residential
Planned Commercial

MAP LEGEND
Planned Residential
Public/Semi-Public
Parks & Recreation
Open Space
Light Industrial
Commercial
Downtown Commercial
Planned Commercial
NORTH
Figure 2.3 Existing Land Use

19
PUBLIC INPUT ON LAND USE PLANNING
Land Use Related Public Input
While it is difficult to ask people directly about a Future Figure 2.4 Quality of Life Average Response
Land Use Plan, several engagement activities completed
during the Comprehensive and Park Comprehensive How would you rank quality of life in Grain
Plans planning process included useful information to Valley from 1 (very low) to 10 (very high)?
guide the Future Land Use process. Several key summary
figures are included below and on the following page.
Quality of Life
People view the quality of life in Grain Valley today as
high — the Future Land Use Plan should maintain a
consistent character to preserve the high quality of life.
Housing Diversity
Different housing types are needed in Grain Valley —
while the preference is still for low-density residential or
single-family homes, rentals and other housing choices Figure 2.5 Prioritization Responses - Housing
are needed to provide flexibility to residents.
Commercial & Retail Growth

Prioritization: what should Grain
Restaurants, lively downtown/entertainment, and Valley focus on?
shopping/clothes stores are the most desired commercial
amenities — the Future Land Use Plan should identify Housing
locations for each of these activities and support a strong
Downtown Core.
Growth - Opportunity & Challenge

The biggest challenge and opportunity facing Grain
Valley was consistently listed as growth — residents seem
to know that growth is coming and want to make sure
it’s done right - the Future Land Use Plan identifies a
vision to make a future Grain Valley that enhances the
existing community character.
Entry- and mid-level family homes

PUBLIC INPUT ON LAND USE PLANNING
Figure 2.6 Prioritization Responses - Commercial & Retail Development
Prioritization: what should Grain Valley focus on?

Commercial & Retail Development
Restaurants
Lively downtown/ entertainment/ things
to do
Shopping/clothes stores
Figure 2.7 Biggest Opportunities & Challenges Response Summary
What are the biggest opportunities in Grain What are the biggest challenges in Grain
Valley? Valley?
Growth Barriers / North & South Division

Downtown Growth
21
PLANNING BOUNDARY & LEGAL BASIS
Planning Boundary Legal Basis for Future Land Use Plans
Figure 2.8 shows the planning boundary for the Grain Comprehensive Plans and Future Land Use Plans are
Valley Comprehensive Plan. The boundaries are roughly authorized in the State of Missouri, under certain sections
as follows: of Chapter 89 of the Missouri Revised Statutes.
• West to the Sewer Service Agreement Boundary
• North to E Truman Rd Section 89.340: This section outlines the need for a
• East to S Kirby Rd and the Oak Grove City Limits community to make and adopt a comprehensive plan for
• South to E Stony Point School Rd and E Oak Hill School Rd the physical development of the municipality. The plan
and accompanying maps, charts and descriptive and
Comprehensive Plans typically look beyond the existing explanatory matter, should show recommendations for
boundaries of a city to plan for what comes next. several items including the physical development and
The plan boundary in this plan identifies the areas uses of land.
surrounding Grain Valley in which the city anticipates
growth within the horizon year, or the areas to plan for in Section 89.040: The Missouri Revised Statutes in Section
order to retain the City borders. 89.040 require that zoning regulations be based on a
comprehensive plan that lessens congestion in streets,
The planning boundary may be larger than where Grain enhances safety, promote health and general welfare,
Valley may grow or develop by 2050. However, this can and provide adequate light and air, prevent overcrowding
allow for flexibility in the exact location of different land of population, preserve features of historical significance,
uses. This topic is further explored in the discussion of and adequate provision of public services such as roads,
household demand estimates later in this chapter and in parks, and schools.
the housing chapter.
Inf rastructure Capacity

Infrastructure capacity was considered when laying out
the Future Land Use Plan and its planning boundary.
Grain Valley has a sewer agreement with Blue Springs
that was considered when creating the western edge
of the plan boundary. This positive working relationship
with neighbors as it relates to infrastructure planning
and agreements should continue to be encouraged,
including exploring potential partnership opportunities.
Nearby City Planning Boundaries

The planning boundary respects the identified planning
boundaries of the nearby cities of Blue Springs and
Independence, Missouri.

MAP LEGEND
Planning Boundary
Planning
Grain Valley Boundary
City Limits
Parks
100-Year Floodplain
NORTH
Figure 2.8 Planning Boundary Map

23
FUTURE LAND USE CONSIDERATIONS
Several key factors impact Grain Valley’s Future Land
Use Plan. Each is discussed below and shown on the
following page.
Floodplain
Grain Valley has a considerable amount of floodplain
within the planning boundary as shown in Figure 2.9. The
Sni-A-Bar Creek and Blue Branch Creek both contribute
to the large swath of floodplain that runs through the
eastern edge of the city limits and plan boundary as well
as through several in-town neighborhoods. This area of
the planning boundary should remain undeveloped and
is predominantly shown as Agriculture/Open Space on the
Future Land Use Plan.
Interstate 70 and Buckner Tarsney Road

Interstate 70 bisects Grain Valley and the plan boundary
creating a natural northern and southern sections of the
community. The most intense development areas will
logically fall along either side of the interstate corridor.
The interstate corridor is the prime location for large-
scale commercial and business park development that
can take advantage of the accessibility and connectivity
provided by the high-speed roadway.
Buckner Tarsney Road is the main north-south arterial

roadway that serves Grain Valley today and will connect
new development areas to the north and south of the
existing city limits. Collectively, these two corridors
will contain most of the multi-family, mixed-use and
commercial areas proposed for Grain Valley.
Parkland
In addition to the large floodplain, Grain Valley has two
large park areas that are key features within or near the
planning boundary: Monkey Mountain to the east and
the William Landahl Park Reserve to the far north (Figure
2.11). These two areas provide important opportunities for
recreation and are attractive community assets for Grain
Valley of today and tomorrow.
Rural Subdivisions
The Grain Valley planning boundary outside of the Grain MAPS LEGEND
Valley city limits contains many rural subdivisions and
agriculture homesteads as shown in Figure 2.12. The large Planning Boundary
number and varied locations of homes in the planning Grain Valley City Limits
boundary create obstacles to some of the proposed 100-Year Floodplain
development. To utilize the planning boundary to the
Main Roadways
highest and best use possible, some of these single-
Parks and Open Space
family homes scattered throughout the northern half of
the planning boundary are shown as other land uses in Low-Density Residential
the Future Land Use Plan.

Figure 2.9 100-Year Floodplain Map Figure 2.10 Main Roadways Map
NORTH
Figure 2.11 Parks and Open Space Map Figure 2.12 Existing Residential Areas Map
25
POPULATION GROWTH & DEMAND
Population Growth Table 2.1 Population Projection Estimates
Average Growth Scenario
The Future Land Use Plan is also guided by expected
growth in Grain Valley. Figure 2.13 shows the population
Year Population
projections completed for the Grain Valley 2050
Comprehensive Plan. Several population growth
scenarios were identified based on past growth 2021 16,002
and building permit activity. The average estimated
population growth by 2050 for Grain Valley was
2030 22,264
determined to be 42,263 residents. This population
projection was used to determine household demand
estimates for Grain Valley to ensure the Future Land Use 2035 26,388
Plan is provides enough land for various household types.
2040 30,393
Household Projections
Today, Grain Valley has an estimated population of 16,002 2045 36,392
residents. The 2050 average growth rate indicates that
there will be 42,263 residents, resulting in the addition of
26,261 residents. The current average household size in 2050 42,263
Grain Valley is 2.7 persons. Pairing the added population
with the current average household size, it is estimated
that there will be an additional 9,726 households in Grain
Valley by 2050, or 360 units annually.
Figure 2.13 Population Projections 2021-2050
109,102
42,263
19,711
Source: Confluence

HOUSEHOLD GROWTH & DEMAND
Target Mix
Figure 2.14 below shows the number of household ASSUMPTIONS UTILIZED FOR ACRE ESTIMATIONS
units by type and acres needed to achieve the target
Multi-
housing mix for future developments. The current mix Detached Attached
Family
is predominantly comprised of detached, single-family
residential uses (89%). The target mix follows public input Dwelling
and community preferences for greater variety and price Units Per Acre 3 8 16
points in housing options and encourages a greater mix
of attached and multi-family dwellings. This is discussed
in greater detail in Chapter 3.
The Future Land Use Plan meets and exceeds these

estimates to accommodate the projected population
and household growth within the community. More
land than is needed is shown to allow for flexibility in the
location of different housing types.
Figure 2.14 Current and Target Mix Estimations
Detached Single-Family Attached Single-Family Multi-Family
CURRENT MIX 89% 9% 2%
TARGET MIX 75% 15% 10%
NEEDED 7,295 1,459 973

UNITS
Detached Attached Multi-Family
Single-Family Units Single-Family Units Units
NEEDED 2,432 182 61

ACRES Detached Attached Multi-Family
Single-Family Acres Single-Family Acres Acres
27
FUTURE LAND USE CATEGORIES
There are several future land use categories used in
the creation of the Future Land Use Plan. The following
pages describe the categories and provide precedent
imagery. The land use categories provide a mix of
agriculture/parkland, residential land, commercial/
industrial land, and mixed-use areas. The list includes:
• Agriculture/Open Space
• Low-Density Residential
• Medium-Density Residential
• High-Density Residential
• Downtown Mixed-Use
• Mixed-Use
• Neighborhood Commercial
• Regional Commercial
• Business Park
• Public/Semi-Public
• Parks and Recreation
Each category has a definition and precedent imagery.

Additionally, a simple plan graphic depicting the typical
density and layout of each category is also provided.
Agriculture/Open Space
Includes agricultural land, undeveloped land, floodplain, stream corridors, and areas with significant tree cover. Grain
Valley and its planning area has existing farmland and areas with significant natural features, including floodplain,
wetlands, and areas with steep topography, that limit development. It is expected that this land will remain in this
category as the rest of the city continues to grow to ensure safe and sustainable development. Some of the land in this
category, outside of the floodplain, may be suitable for future development and the Future Land Use Plan should be
amended to accurately reflect these changes.

Designed for areas with traditional low-density, single-family with lot sizes ranging from 1 to 6 dwelling units per acre. This
land use will be predominantly single-family detached homes with some duplexes and single-family homes with accessory
dwelling units. Developments within this category may also include religious, educational, institutional uses, child daycare
centers, and public and private recreational areas.
Includes townhomes, rowhouses, and cottage home developments. Occasionally, single-family detached homes will be
included in this land use category. Medium-Density Residential experiences a variety of densities from 7 to 12 dwelling
units per acre. Development within this category may also include religious, educational, institutional uses, child daycare
centers, and public and private recreational areas. This land use can serve as a transitional land use from low-density
residential to more intense uses such as high-density residential and commercial.
29
Set aside for areas with densities of 12 or more dwelling units per acre. The category will likely see apartments and
condominiums as the primary development, with some townhomes or rowhouses where appropriate. This housing
type provides alternatives to residents of all ages and life stages. Development within the category may also include
religious, educational, institutional uses, manufactured housing developments, child daycare centers, and public
and private recreational areas.
Downtown Mixed-Use
Set aside for mixed-use buildings in and around Main Street/S. Buckner Tarsney Road. The uses should consist of
multi-story buildings and be exclusively first-floor retail or restaurant with a limited number of other commercial or
office uses to encourage all-day activity. The upper floors of these buildings should be reserved for residential or office
uses. Buildings may be three stories in height with shared on and off-street including surface or structured parking
and a focus on creating a pedestrian level, walkable environment.

Mixed-Use
Designed for areas to be developed with a pedestrian-friendly mix of housing, office, and retail uses at medium
densities in either a multi-story building (vertical mixed-use) or in a cohesive development of separate or attached
buildings (horizontal mixed-use). Retail and office uses are generally located on the first floor (street level) with
multi-family residential dwelling units located on the upper floors. The number of dwelling units per acre is
generally over 12. Buildings should be between 2 to 4 stories in height with shared parking that is either on-street or
structure located within, under, or rear to the building. Surface parking may be allowed at the rear of the building.
Neighborhood Commercial
Includes combination of small retail, office spaces, and medical uses for readily accessible services to residents and
the traveling public. This category is located at major nodes throughout the planning boundary. Typical land uses
include daycares, assisted living facilities, small office, convenience stores, small grocery and hardware stores, and other
neighborhood-serving uses. Building Design Standards should be included to ensure this type of development does not
interfere with the adjacent neighborhood, is built at a suitable scale, and does not unnecessarily increase noise, light, or
vehicular pollution. Sites are generally 1 to 10 acres and should accommodate pedestrian and bicycle circulation.
31
Regional Commercial
Designed for larger scale commercial activity that occurs along and near major roadways and the interstate
highway to provide commercial services to local residents and the traveling public. Typical uses include large-box
retail, gas stations and convenience stores, car washes, car dealerships, fast food and sit-down restaurants, hotels,
banks, and auto repairs stores.
Business Park
Set aside to include office complexes, corporate campuses, warehouse and distribution facilities, and limited light
industrial activities such as testing, manufacturing and assembly that does not create smoke, odor, dust vibrations,
soot, or other noxious elements. All activities associated with manufacturing, assembling, packaging, etc. are
contained within the building.

Public/Semi-Public
Includes land owned or operated by a public or semi-public entity. This could include city-owned properties such as
city hall, library, or public works storage. It also includes similarly held land from the county. This land use category
also covers any land owned by the school district. Lastly, the land uses include airports, colleges/universities, schools,
libraries, communication and utility facilities, transit centers, police and fire facilities, cemeteries, post offices,
hospitals, government offices and civic centers. This definition does not include parks and recreation land.

Set aside for public, private, and semi-private recreational land such as parks, trails, golf courses, greenways, and
recreational fields.
33
FUTURE LAND USE PLAN
Future Land Use Plan
Future Land Use Plan Breakdown
Figure 2.15 below summarizes the percentage of future
land use category by acre for Grain Valley’s Future Land
Use Plan. Low-Density Residential is the dominant land
use type within the plan, this is consistent with the
look and feel of Grain Valley today. There are significant
areas of Medium-Density Residential, High-Density
Residential, and Business Park, which represent an
expansion of diversity within the community’s land use
profile. Several areas of Regional Commercial are shown
along the Interstate 70 corridor. Additionally, more
diversity in land use is shown through the addition of
mixed-use areas scattered throughout the community,
much of which is found along the Buckner Tarsney
corridor. The Future Land Use Plan is shown in Figure
2.16 on the following page.
Figure 2.15 Future Land Use Full Breakdown by Total Acres
While the Future Land Use Plan expands

the diversity of land use and housing
45%
45% types, low-density residential remains a
40.2% defining land use type in Grain Valley
40%
40%
35%
35%
30%
30%
24.8% The plan also adds several new ares of

25%
25%
commercial, business park, and mixed-
20%
20% use areas to provide retail, entertainment,
and employment options.
15%
15%
11.0%
10%
10% 7.8%
4.4% 3.4%
5%
5% 3.3% 2.7%
1.7% 0.6% 0.2%
0%
0%
Low-Density Open Space Medium-Density Parks and Public High-Density Regional Business Park Mixed-Use Neighborhood Downtown Mixed-
Open Space / Agriculture
Parks & Recreation
Public/Semi-Pubilc
Business Park
Regional Commercial
Mixed-Use
Downtown Mixed-Use
Residential Residential Recreation Residential Commercial Commercial Use

MAPS LEGEND
Planning Boundary
Agriculture/Open Space
Regional Commercial
Mixed-Use
Downtown Mixed-Use
Public/Semi-Public
Business Park
NORTH
Figure 2.16 Future Land Use Map

35
ANNEXATION AREAS
Priority Annexation Areas
An annexation priority map has been prepared to identify
short- and long-term plans for annexation into Grain
Valley city limits. Figure 2.17 highlights the two main
priority areas.
Priority 1 - Interstate Annexation

The highest priority annexation area for Grain Valley is the
remaining non-floodplain land north of Interstate 70 to
the east of the existing city limits. This prime interstate
frontage land is ripe for development. The future land
use plan identifies a mix of regional commercial and
medium- and high-density residential in the proposed
annexation area. Additionally, a new interchange is
proposed for the area near Stillhouse Road to help
provide access and activate this development area.
Priority 2 - Northern Buckner-Tarsney

Extension
Buckner-Tarsney Road runs north-south through the
entire length of the Grain Valley planning boundary. The
Buckner Tarsney Road corridor north of the existing city
limits is a natural progression of city development. The
area offers easy access to the Prairie Branch Elementary
School and the William Landahl Park Preserve. Within
the Future Land Use Plan, a mix of low-, medium-, and
high-density residential is shown alongside a node of
mixed-use near the intersection of Buckner Tarsney Road
and E. Duncan Road.
Annexations are intricate and sensitive topics to both

the City and residents outside of the city limits. To help
ensure all parties are fairly treated Grain Valley should
keep annexation practices consistent and predictable.

MAPS LEGEND
Planning Boundary
Priority Annexation Area #1
Priority Annexation Area #1
Priority Annexation
Area #2
Priority Annexation
Area #1
NORTH
Figure 2.17 Priority Annexation Map

37
ZONING COMPATIBILITY TABLE
Relationship to Zoning (“C”) or partially compatible (“PC”) within each of the
corresponding land use categories.
A Future Land Use Map should be used to help determine
the appropriate zoning for property being developed or The table should be used as the basis for determining the
annexed within the planning boundary. Each Future Land appropriate zoning district(s) for land that is annexed into
Use category has one or a series of zoning districts that are the City or as a property rezoning is being considered. If
consistent or partially consistent with the category. the zoning desired for a given property is incompatible
with its land use designation, the designation on future
The zoning compatibility table below shows the land use map should be ﬁrst amended accordingly. In
relationship between the future land use categories certain situations, an update or amendment to this matrix
and the City of Grain Valley’s existing zoning districts. may be warranted to address changes in development
Zoning districts have been listed as either compatible patterns or revisions to the City’s zoning code regulations.
Table 2.3 Zoning Compatibility Table
Land Use and Zoning Compatibility Table

Future Land Use Categories
Open Space / Agriculture
Downtown Mixed-use
Regional Commercial

C Compatible
Public/Semi-Public
PC Partially Compatible
Business Park
Mixed-use
A (Agricultural) C C PC PC C C
R-1 (Single-Family Residential) C C PC
R-1A (Single-Family Residential) C C PC
R-1B (Single-Family Residential) C C PC
R-1C (Single-Family Residential) C C PC
R-2 (Duplex Residential) PC C C
R-3 (Multi-Family Residential) PC C C C
R-4 (Manufactured Home Residential) C
Zoning Districts
R-O (Non-Retail Business) PC C C C PC C

CB (Controlled Business) C C C C PC C
C-1 (Central Business) C C C C PC
C-2 (General Business) C C
C-3 (Highway Commercial) C C
R-P (Research Park) C
M-1 (Light Industrial) C
M-2 (Heavy Industrial)
I-P (Industrial Park)
P (Planned Overlay) C C C C C C C C C C C
PUD C C C C C C C C C C C

This page intentionally left blank.
39
GOALS, POLICIES, AND ACTION ITEMS
To help implement the Future Land Use Plan and further promote the guiding principles, a series of goals, policies, and
action items have been created.
Goal
Goals are objectives or aims which may be broad or specific.
Example: Grain Valley will attract high-quality development for housing, commercial, and business park uses.
Policies
Policies represent on-going principles which the City should adhere to when approving new development or planning
future investments.
Example: New development in Grain Valley should adhere to the land uses identified in the Future Land Use Plan.
Action Items
Action items are specific steps and activities the City should take.
Example: Update the zoning regulations to allow for smaller minimum lot size.
In Chapter 7 - Planning for Implementation, a series of matrices will be provided that include each chapter’s goals,
policies, and action items. The guiding principle(s) being supported by each goal, policy, or action item will be
highlighted. Additional items such as priority or potential partners will also be added.
Guiding Principles

GOA L 2 .1 Promote a balanced mix of land uses that supports

growth and development
Policies Action Items

2.1.1 Preserve sensitive environmental areas such as 2.1.1 Identify necessary infrastructure improvements
floodplain, wetlands, areas adjacent to streams, to support development.
and areas with significant tree cover.
2.1.2 Update the zoning and subdivision regulations
2.1.2 Support a variety of residential typologies and to support the Future Land Use Plan and any
densities to achieve the target mix. goals, policies, or action items included in the
plan.
2.1.3 Continue to locate commercial and business
park uses along key corridors. 2.1.3 Utilize previous planning efforts in conjunction
with the Future Land Use Plan to identify
long-range transportation and infrastructure
investments.
2.1.4 Promote flexibility in zoning to encourage a mix

of development.
2.1.5 Update the comprehensive plan periodically

and perform an annual review to present to
the Planning and Zoning Commission and the
Board of Aldermen.
41
GOA L 2 . 2
Follow best practices for growth and development

2.2.1 Require all new developments to be fully 2.2.1 Prioritize higher densities of residential
served by public infrastructure, including paved developments to minimize impact on City
streets, sidewalks, trails, and municipal water infrastructure.
and sewer services.
2.2.2 Actively pursue infill development opportunities
2.2.2 Discourage island annexation and to increase efficiency of land development.
development.
2.2.3 Continue to coordinate with neighboring
2.2.3 Require buffers between incompatible land communities to avoid duplication of
uses, such as business park and residential land. infrastructure expansion and improvements.
2.2.4 Utilize transition zones, as identified in the 2.2.4 Require any proposed development that
Future Land Use Plan, to gradually change cannot connect to City infrastructure to
densities and intensities of uses. provide dry sewer mains, easements, plans, and
agreements to connect to services in the future.
2.2.5 Discourage rural subdivisions.
2.2.6 Limit the use of culs-de-sacs and dead-end

streets to promote thru connections.
2.2.7 Preserve the right-of-way and easement

corridors for utilities and future streets.
2.2.8 Require sidewalks on both sides of the street

and identify connections into the trail network.

GOA L 2 . 3 Promote quality new development and inf ill

redevelopment to ensure all areas of Grain Valley thrive

2.3.1 Encourage infill development and contiguous 2.3.1 Consider creating a flexible package of
growth to help preserve Grain Valley’s historic financial incentives to assist in attracting infill
core. development around key commercial corridors
and mixed-use development sites as identified
2.3.2 Within proposed commercial and mixed-use on the Future Land use Plan.
districts, ensure that zoning designations
support, maintain, and encourage walkable, 2.3.2 Review the zoning code for requirements that
mixed-use infill development. may be discouraging new development and
redevelopment for infill projects.
2.3.3 As the community attracts more density
in residential or mixed-use developments,
ensure greenspace is incorporated to provide
community open space and gathering places.
2.3.4 Promote infill and housing rehabilitation of

existing properties and vacant lots.
2.3.5 Consider opportunities for alternative routing

and connections through Downtown.
2.3.6 Preserve street facing parcels along major

streets for commercial and mixed-use
development in Downtown to support the
viability of in-town retail.
43
chapter
THREE
planning for
housing
44 chapter three | planning for housing Draft 7.10.23

OVERVIEW
Chapter Intent Figure 3.1 Planning for Housing Chapter Outline
The Planning for Housing Chapter provides a robust

snapshot of existing residential development schemes,
household characteristics, and current needs within the
community. A summary of related public input helps to
identify the public’s desires for future development types,
aesthetics, and price points.
The population projections completed as part of the

Existing Conditions and Analysis
planning process assist in forecasting the added number
of residents and households to the community by 2050.
These estimates help to identify an ideal target mix for
residential typologies and ensure the Future Land Use
Plan outlines a variety of housing types for current and
prospective residents.
Related Public Input
The chapter then concludes with goals, policies, and
action items to outline next steps to achieve the
community’s vision.
Target Mix and Estimated Need
Proposed Residential Development Nodes
Best Management Practices
45
EXISTING CONDITIONS AND ANALYSIS
Existing Residential Development
Figure 3.2 presents a map that identifies the existing locations for low-, medium-, and high-density residential uses
in Grain Valley today. The light yellow represents detached, single-family homes. Orange represents attached homes,
typically duplex or townhomes housing types. Brown represents multi-family homes, such as apartments or condos.
Gold represents planned residential developments. As shown in the map, Grain Valley is predominantly occupied by
low-density housing. Table 3.1 helps to further define the share of housing land uses today.
Figure 3.2 Existing Residential Land Uses
Table 3.1 Housing Types by Acres
Residential Type Acres Share
Low-Density
1,620 89%
Residential
Medium-Density
168 9%
Residential
High-Density
40 2%
Residential
MAP LEGEND
City Limits
Parcels
100-Year Floodplain
500-Year Floodplain
Blue Springs City Limits
Source: City of Grain Valley with inputs f rom Confluence Planned Residential

EXISTING CONDITIONS AND ANALYSIS CONT’D
Household Characteristics
There are approximately 5,712 occupied units in Grain Valley today. Further examination of the housing tenure shows
that Grain Valley is majority owner-occupied (69.5%) with fewer residents renting (30.5%). This housing tenure mix
is slightly more owner-occupied-leaning compared to the national trends of 60% owner-occupied and 40% renter-
occupied. U.S. Census ACS 2021 5-year estimates identify an average household size of 2.70 persons. This is higher than
the average household size of Jackson County (2.36) and indicates that there are larger, family-centric households in the
community.
Figure 3.3 highlights these summary points.

Figure 3.3 Existing Household Characteristics Summary
5,712 units 2.70 persons

total number of occupied units average household size
69.5%
owner-occupied
30.5%
renter-occupied
Source: U.S. Census ACS 2021 5-Year Estimates
47
What does it Owner-Occupied Units

Owner-occupied households are the predominant
cost to be a tenants in Grain Valley’s existing housing stock.

Of the roughly 3,970 owner-occupied households,
homeowner in 85% of them have a mortgage. The median

monthly mortgage cost is approximately $1,481.
Grain Valley?
For households without a mortgage, they have a
significantly lower estimated monthly housing cost
of $579.
$1,481
median monthly housing costs for units
$579
median monthly housing costs for units
with a mortgage in Grain Valley without a mortgage in Grain Valley
What does it Renter-Occupied Units

Renter-occupied units account for 30.5% or 1,742
cost to be a households in Grain Valley’s current housing

composition. These households have a median
renter in Grain gross rent of $1,146 per month. This is relatively

higher than the county median gross rent of $993
Valley?
per month. Most households in Grain Valley pay
between $1,000 and $1,499 per month.
$1,146
median monthly gross
$993
median monthly gross
rent in Grain Valley rent in Jackson County

Cost-Burdened Analysis Approximately 18.0% of owner-occupied households are

cost-burdened, spending 30% or more on their monthly
The Department of Housing and Urban Development housing costs. Whereas 30.3% of renter-occupied
(HUD) defines cost-burdened as those spending more households are estimated to be cost-burdened. It is
than 30% of their income on housing expenses, including important to strive for the lowest possible percentages in
rent and utilities. This guideline was used as the these datasets to maximize the number of residents who
benchmark to perform a cost-burdened analysis for Grain can obtain affordable housing.
Valley. Figure 3.4 and 3.5 present the analyses for both
owner-occupied and renter-occupied households.
18.0%
owner-occupied cost-burdened households
30.3%
renter-occupied cost-burdened households
Figure 3.4 Owner-Occupied Cost-Burdened Figure 3.5 Renter-Occupied Cost-Burdened

Households in Grain Valley Households in Grain Valley
49
Housing Attainability Figure 3.7 presents the results of the attainability analysis
with supportive summaries below. The intent of this
A housing attainability analysis identifies the current analysis is to help identify current gaps and surpluses
gaps and surpluses of homes based on household in the housing stock to better understand where
income and what is affordable in those ranges following demand lies in the community. These results will then
HUD’s 30% rule. This rule states that to have affordable be translated into the Future Land Use Plan and goals,
housing, a household must be spending less than 30% policies, and action items.
of their income on housing expenses. The graphic below
helps to explain how to read the graph in Figure 3.7.
Figure 3.6 Housing Affordability in Grain Valley
Household Income Gap in Housing

Each category is broken into The number of available
ranges to understand the homes within the given price
availability of homes and range do not meet demand.
rentals within their respective
price range.
Homes + Rentals Surplus in Housing

The price ranges for housing The number of available
that are affordable for the homes within the given price
household income range. range exceeds demand.

Figure 3.7 Housing Attainability Analysis in Grain Valley
Household
Household Income RangeRange
Income Homes Rentals Gap
Homes Rentals Gap Surplus
Housing Attainability Summary this category. However, due to pressures and lack of
availability in other categories, this cohort of housing
The following bullets help to summarize the findings faces the greatest amount of competition from others.
from above. • There is a significant gap in housing for households
earning more than $75K in Grain Valley. The lack of
• There is a shortage of housing for households
availability reduces opportunity for moving up in the
earning less than $50K. This cohort includes low-
housing market and may result in stagnant housing
income households, those on fixed incomes, such as
mobility or cause residents to move outside of the
seniors, and others. It is important to include housing
community to obtain desired housing.
options in these ranges to provide affordable housing
and allow residents to age in place.
• The only surplus of housing is for units valued
$125K-$199K and rental that are $1,000-$1,499.
This is not atypical given the median home value
($198,400) and median gross rent ($1,146) fall within
51
Year Built • Homes developed around Sni-A-Bar Boulevard and
Cross Creek Drive were primarily built from the early
Figure 3.8 helps to highlight year built data in Grain 1980s to early 2000s.
Valley for the existing residential stock. The darker the • Rosewood and Woodbury subdivisions are the most
color, the older the home. Some trends become evident recent development.
from examining the map: Table 3.2 presents a detailed summary of this data.
• Historic homes are concentrated around Downtown.
Figure 3.8. Residential Year Built Map

Table 3.2 Year Built Summary
Year Built Count Share
Before 1940 75 1.4%
1941-1960 44 0.8%
1961-1980 234 4.4%
1981-2000 1,679 31.4%
2001-2023 3,308 61.9%
TOTAL 5,340 100.0%
MAP LEGEND
City Limits
Parcels
Before 1940
1941-1960
1961-1980
1981-2000
Source: Jackson County with inputs f rom Confluence
2001-2023

Total Market Value Table 3.3 below. Most homes in Grain Valley have a total
appraised value of $150K-$250K. The darker the color
Jackson County Assessor Data was utilized to complete in Figure 3.9, the higher the value of the home. Higher
a parcel-by-parcel analysis of total market value for concentrations of darker parcels align with the locations
residential land uses in Grain Valley. Under Missouri of the Rosewood and Woodbury subdivisions, which are
law, total market value and appraised value are the newest areas of residential development.
interchangeable. This data is detailed in Figure 3.8 and
Figure 3.9 Residential Total Market Value Map

Table 3.3 Total Market Values
Total Market
Count Share
Value
Less than $100K 481 9.2%
$100K-$150K 988 18.9%
$150K-$200K 1,895 36.3%
$200K-$250K 875 16.8%
$250K-$300K 578 11.1%
$300K-$350K 321 6.1%
$350K-$400K 118 2.2%
$400K or more 84 1.6%
TOTAL 5,340 100.0%
MAP LEGEND
City Limits
Parcels
Less than $100K
$100K-$150K
$150K-$200K
$200K-$250K
$250K-$300K
$300K-$350K
$350K-$400K
Source: Jackson County with inputs f rom Confluence $400K or more
53
PUBLIC INPUT - HOUSING
Community Input Priority Ranking Results
Summary
Through different public engagement avenues, Grain
Housing
• Mid-Level Single-Family Homes (4)
Valley community members shared their opinions on
• Entry-Level Single-Family Homes (3)
housing needs and priorities. The main concerns to
• Senior Housing (1)
address included:
• Townhomes or Rowhouses (1)
• A lack of entry- and mid-level housing types.
• Affordable options at all sizes and scales.
• A need for duplex and triplex with prominent garages. Figure 3.10 Priority Ranking Results from the
• A lack of tree coverage in neighborhoods. Public Workshop
Housing issues and opportunities What should Grain Valley focus on?
Housing
Lot sizes – too small?
High cost of housing
Running out of
real estate for
new housing
Tree coverage in
neighborhoods
is lacking
Quality of
subdivision design
Multi-family development
– positive and negative
(price is still high)
Figure 3.11 Steering Committee Meeting #1 Results Figure 3.12 Prioritization for Housing Stock Improvements

PUBLIC INPUT - HOUSING
Most Preferred - Low Density Residential Most Preferred - Multi-Family Residential
Small lot Duplex
Triplex
Apartments
Medium Lot
Figure 3.13 Image Voting Results
55
TARGET MIX AND ESTIMATED NEED
Figure 3.14 Population Projections 2021-2050
109,102
42,263
19,711
Source: Confluence
Population Projections Table 3.4 Population Projection Estimates

Average Growth Scenario
Figure 3.14 presents the population projections
completed for the Grain Valley 2050 Comprehensive
Year Population
Plan to better prepare for the next three decades of
growth. Due to the higher growth rate from 2010 and
on, historic population growth was paired with building 2021 16,002
permit activity to better portray potential growth in the
community moving forward. A series of formulas were
2030 22,264
used to estimate the population by 2050. The estimated
average population by 2050 in Grain Valley is 42,263. This
average population forms the basis for household and 2035 26,388
target mix projections throughout the rest of the plan.
2040 30,393
Household Projections
Today, Grain Valley has an estimated population of 16,002 2045 36,392
residents. The 2050 average growth rate indicates that
there will be 42,263 residents, resulting in the addition of
26,261 residents. The current average household size in 2050 42,263
Grain Valley is 2.7 persons. Pairing the added population
with the current average household size, is it estimated
that there will be an additional 9,726 households in Grain
Valley by 2050, or 360 units annually.

TARGET MIX AND ESTIMATED NEED CONT’D
Figure 3.15 Current and Target Mix Estimations
Detached Single-Family Attached Single-Family Multi-Family
CURRENT MIX 89% 9% 2%
TARGET MIX 75% 15% 10%
NEEDED 7,295 1,459 973

UNITS
Single-Family Units Single-Family Units Units
NEEDED 2,432 182 61

ACRES
Single-Family Acres Single-Family Acres Acres
Target Mix
The estimations shown in Figure 3.15 present the needed ASSUMPTIONS UTILIZED FOR ACRE ESTIMATIONS
units and acres in order to achieve the target mix for
Multi-
future developments. The current mix is predominantly Detached Attached
Family
comprised of detached, single-family residential
uses (89%). The target mix follows public input and Dwelling
community preferences for greater variety and price Units Per Acre 3 8 16
points in housing options and encourages a greater mix
of attached and multi-family dwellings.
The Future Land Use Plan should meet and/or exceed
these estimates to accommodate the projected
population and household growth within the
community.
57
PROPOSED RESIDENTIAL LAND USES
Planned Residential Land Uses in the
Future Land Use Plan
The map illustrated in Figure 3.16 identifies the proposed
locations of residential land uses based on the Future
Land Use Plan. There is a great variety in housing
presented in the Plan in accordance with the target mix
identified by the Steering Committee.
The decision to locate specific types of residential

development, such as medium-to-high-density or
mixed-use developments, is directly correlated to the
adjacent land uses. Where there are greater densities
and intensities of commercial users, residential land uses
reflect this. In areas that are less developed, and the land
is not as supportive to density, rural-to-low and low-to-
medium-density residential is likely to be located here.
The images presented to the right highlight the most

preferred residential housing types and characteristics
from the public input. These should be referenced as
developments are proposed in Grain Valley.
Table 3.5 Proposed Residential Land Use Types
Land Use Type Acres Share
Low-Density Residential 4,667.3 74%
Medium-Density Residential 1,275.7 20%
High-Density Residential 393.5 6%
TOTAL 6,336.5 100.0%

MAPS LEGEND
Planning Boundary
City Limits
Parks and Open Space
Waterbody
NORTH
Figure 3.16 Proposed Residential Land Uses

59
BEST MANAGEMENT PRACTICES
Missing Middle Housing
Much of the preferred multi-family housing from
the public input process identified one- or two-story,
attached housing to be the most desirable housing types.
This can be achieved through a variety of development
schemes, especially those following the Missing Middle
trends. Missing Middle Housing encompasses everything
on the housing spectrum that is not a detached, single-
family home or mid-rise complex. Housing types, such
as townhomes, cottage courts, tri-plexes, and live-work
developments fall under the Missing Middle umbrella.
The Future Land Use Plan and its proposed land use
categories take these mid-density development schemes
into consideration and are most likely to be supported in
the medium-density residential category.

BEST MANAGEMENT PRACTICES CONT’D
Single-Family Residential Design Guidelines
Design guidelines are another form of best practice to help establish well-connected and visually pleasing
neighborhoods throughout Grain Valley. Components such as scale of development, limiting culs-de-sac, and
neighborhood edging are a few of the items that can be included in the guidelines. Grain Valley is already practicing
many of these BMPs, and it is encouraged that they continue to do so and explore other opportunities identified within
this section.
Integrating Open Space Appropriate Scale of Development

Access to open areas including parks is a key component Residential developments should be built at an
to neighborhood design. When possible and feasible, appropriate scale based on the surrounding area.
natural amenities should be preserved and built into the Neighborhoods should be walkable with access to
open space design. The location of such spaces should amenities, such as parks or the trail network.
provide maximum visibility to ensure the area feels
accessible to all.
Today, many pools are taking the place of parks in

newer subdivisions. This should be monitored and
considered for park service areas to ensure all areas of the
community have access to open space or parkland.
Neighborhood Edging Pedestrian Orientation

The entrances to new neighborhoods or subdivisions Streets and neighborhood design should enhance
should be welcoming. Gated communities are not pedestrian connectivity through the integration of
encouraged. Neighborhood signage should be sidewalks ad bicycle access. Neighborhood parks should
welcoming and not promote exclusivity. be walkable to all residents.
61
Block Length Culs-de-sac
Within subdivisions, the length of each block should be Culs-de-sac should be avoided whenever possible. When
as short as possible to promote connectivity and enhance the use of a culs-de-sac is unavoidable, a pedestrian
the pedestrian experience. The shorter the blocks, the connection should be added to connect residents to the
more supportive of walkability. adjacent culs-de-sac or street.
Street Width Design Exterior Finish Materials

Residential street should not be wider than needed to Exterior finish materials should be durable and low
accommodate parking and two low-speed travel lanes of maintenance. Ideally, homes should combine multiple
25 mph or lower. material types as well as use the same materials on all sides.
Parkway/Planting Strips
Sidewalks should be separated from the curb with
planting strips. Street trees be located in the front yard,
and not between the sidewalk and back of curb, to
provide continuous shade and promote pedestrian safety.

Variation of Styles Primary Entrances
Subdivisions should provide variety in architectural Primary entrances to home should face and be
styles, home size, and massing of houses to discourage visible from the street. Additionally, front porches are
monotonous design. This decreases the feeling of encouraged to create a sense of place.
“cookie-cutter” neighborhoods.
63
Multi-Family Residential Design Guidelines
Multi-family housing presents several challenges when poorly designed. The inherent density of multi-family
development can lead to larger parking lots and open space that is just left over and not part of a cohesive design
strategy. Multi-family residential areas should be pleasant, comfortable, and safe. With proper design, siting, and
placement, these developments can become an asset to the community and not an eye sore. Recommendations for
building material quality and durability in single-family described in the previous section should similarly apply for
multi-family.
Matching Setbacks/Scales Pedestrian Orientation

The placement of multi-family should consider the Multi-family residential should not ‘turn its back’ on
existing character of any surrounding residential surrounding neighborhoods. Multi-family residential
area. Appropriate height and scale should be used to should be designed with ground floor units having
ensure privacy. For example, setbacks should match individual sidewalk entrances or with a courtyard with
nearby residential areas. Larger heights may require one significant pedestrian entrance from the sidewalk/
more setbacks to not shade or visually dominate the street. Any individual units with direct access to a public
neighborhood. Larger projects should also be broken street should include a front yard outdoor space with a
into groups of structures than one large structure. small porch or a small yard with a short fence. Higher-
Density multi-family units as well as any activity areas
associated with the development should be accessible
via pedestrian path or walkways from the street.

Multi-Family Residential Design Guidelines
Parking and Driveways Internal Street Design
Whenever possible, multi-family units should provide Larger multi-family developments, such as those with
individual closeable garages. If this is not possible, more than 20 units with internal streets, should be
then dispersed small or medium-sized parking lots designed as if they were public streets with various
are acceptable. Large, undivided parking lots should streetscape elements. This includes sidewalks, planting
be avoided. Protected bicycle parking should be strips, and street trees.
conveniently located nearby. The driveways to any
parking lots should not be overly long and monotonous.
Any main entrance for vehicles should be attractive with
colored or textured pavement.
Aesthetic Value
To enhance the aesthetics of multi-family, steps should
be taken to break up large wall masses. For example,
balconies, porches, and patios are encouraged for both
the practical and aesthetic benefits they provide. Other
methods include offset floor setbacks and ensuring there
are human scale design elements. Accessory structures
should match the style of the site.
65
action items have been created.
Goal
Policies
Policies represent on-going principles which the City should adhere to when approving new development or planning
future investments.
Action Items
Guiding Principles

GOA L 3.1 Attract quality residential developments to meet the

needs of current and future residents

3.1.1 Follow the Future Land Use Plan for all 3.1.1 Update the City’s website to showcase
proposed residential developments. projected population growth and housing
demand.
3.1.2 Support move-up housing options within the
community to increase housing mobility. 3.1.2 Review and update any zoning districts that are
not in alignment with the Future Land Use Plan
3.1.3 Support alternative residential developments, categories.
such as accessory dwelling units (ADUs)
and cluster homes to increase housing 3.1.3 Conduct a housing windshield survey of the
opportunities in Grain Valley. historic residential core to monitor condition
and preserve the existing housing stock.
3.1.4 Explore partnerships to incentivize prospective
residents to move to Grain Valley.
67
GOA L 3 . 2 Utilize best management practices (BMPs) to create

connected, well-designed neighborhoods

3.2.1 Promote organic growth and limit leapfrog 3.2.1 Adopt a tree preservation ordinance.
development.
3.2.2 Update the City’s tree planting standards to
3.2.2 Limit culs-de-sac to allow for greater thru better specify species, quantity, and caliper of
connection in the roadway network. trees throughout the community.
3.2.3 Ensure there is ample City-operated 3.2.3 Adopt residential design guidelines for multi-
infrastructure to support proposed residential family developments.
developments.
3.2.4 Create a plan to have an interconnected
3.2.4 Utilize code enforcement to maintain quality network of sidewalks and trails to optimize
and clean neighborhoods in Grain Valley. mobility between neighborhoods and the
greater regional area.
3.2.5 Promote pedestrian-focused design in
residential blocks via appropriate street widths,
short block lengths, and planting strips large
enough to accommodate street trees.
3.2.6 Development within the floodplain should be

discouraged and any development that does
occur within the floodplain that must comply
with the City’s floodplain regulations.
3.2.7 Preserve and expand the tree canopy.
3.2.8 Require greenscaping and/or trees in all new

residential developments.
3.2.9 Require sidewalks on both sides of the street to

improve walkability and connectivity to nearby
amenities and schools.

GOA L 3 . 3 Support a variety of densities for residential

development

3.3.1 Allow for medium- and high-density 3.3.1 Review and update the zoning code as needed
developments based on the locations identified to ensure it is supportive of the desired densities
in the Future Land Use Plan. and typologies.
3.3.2 Support and encourage multi-family 3.3.2 Establish a long-term plan to adopt a Rental
developments to achieve the target mix. Housing Inspection Program to ensure the
quality of rentals remain high and renters are
3.3.3 Ensure multi-family areas are connected to able to obtain safe and quality housing.
amenities, such as parks and trails.
3.3.4 Maintain high design standards for multi-

family developments, especially those with an
affordability component.
3.3.5 Discourage the location of manufactured

housing in or near the floodplain.
69
PROPERTY TAXES AND IMPACTS ON THE CITY
Property Taxes 101 Figure 3.16 Assessor Values Explained
If you are a property owner, you pay property taxes MARKET VALUE
each year to help fund a number of governmental The amount the County Assessor has determined you
departments and civic operations. Property taxes are property to be worth on the market.
a lien in which the property incurs a levy or mill rate to
help fund supportive services at a local and State level.
This process can be quite daunting, but in simple terms,
values are placed on each property and taxed at a State
ASSESSED VALUE
specified rate based on whether they are residential, A percentage of the market value. Calculated by
commercial, or agricultural uses. multiplying the market value and assessment rate based
on the property type.
How is Property Assessed? Residential: 19% // Commercial: 32% // Agriculture: 12%
The Jackson County Assessor’s Office assesses each
property within its jurisdiction. These assessments
determine Market Values, Assessed Values, and Taxable TAXABLE VALUE
Values for each property. Figure 3.16 helps explain what
Includes the assessed value minus any exempt value on
each of these valuations include. Some properties, such
the property.
as religious, educational, or charitable, are exempt from
taxes.
The amount of taxes due is calculated using: EQUATIONS

• The taxable value of the real property; Market Value x Classification Rate = Assessed Value -
• Applicable levy rates; and Exempted Value = Taxable Value
• Any exempt value on the property.
Taxable Value/100 = _____ x Tax Rate = Tax Bill
The State of Missouri has laws that state what percentage
of the property’s value it should be taxed at. These
percentages vary by property type and are as follows: EXAMPLE
• Residential Property: 19%
• Commercial Property: 32% HOW TO FIND TAXABLE VALUE:
• Agricultural Property: 12% Your home is valued at $150,000.
Residential property has a 19% classification rate.
Impacts on Residents and the City
The above mentioned percentages are of significance Your property has $11,400 in exempted value.
for the impact they have on the City’s budget. There Solution: $150,000 x 19% = $28,500 - $11,400
is a 13% difference between the tax rate of residential = $17,100 in Taxable Value
properties and commercial properties. If a community
is predominantly residential development, property
taxes are likely to be higher to help ensure the City has HOW TO FIND TAX BILL TOTAL:
adequate funding to maintain its services and operations. Grain Valley has a tax rate of $8.8623.
The higher the value of the property, the higher the tax
The City of Grain Valley’s levy is $1.4494.
rate; however, residential land use can only contribute
so much before land runs out and commercial tax rates Solution: $17,100/100 = $171 x 8.8623 = $1,515.45 Tax Bill
far outpace it. The greater the diversity in land uses and The City of Grain Valley would receive $247.85
presence of commercial users, the less of a burden tax
rate are likely to be on residential landowners.

PROPERTY TAXES AND IMPACTS ON THE CITY CONT’D
What to know
about property
taxes
The Jackson County Assessor determines the value
1 of your property.
The State of Missouri has laws that set the tax

2 rates your property should be assessed based on
property type.
Agricultural Property: 12%
Residential Property: 19%
Commercial Property: 32%
A property’s tax bill is calculated using the taxable

3 value, State tax rates, and the City’s levy rate.
Grain Valley’s total levy rate is $8.8623. In
the breakdown of the levy rate, the City
receives $1.4494 of that total.
Property taxes are due annually and may increase

4 as your property value increases. In Jackson County,
property is re-assessed every other year.
71
ALL TAXABLE VALUES
Grain Valley’s Taxable Values
Figure 3.17 illustrates the taxable value by parcel in Grain Valley using 2022 Jackson County Assessor data. This map
helps in identifying the key areas in the community that contribute a larger amount of tax dollars to the City’s budget.
The commercial areas along I-70 and Buckner Tarsney represent parcels with taxable values greater than $100,000.
Commercial property in Grain Valley has an average taxable value of $159,999. This is approximately $30,000 more than
the average taxable value of residential property in the city.
Figure 3.17 Grain Valley Citywide Taxable Values
AVERAGE
TOTAL TAXABLE
VALUE FOR
COMMERCIAL
LAND
$159,999
AVERAGE
SQUARE
FOOT FOR
COMMERCIAL
LAND
99,091
AVERAGE
PRICE PER
SQUARE FOOT
COMMERCIAL
LAND
$1.91
MAP LEGEND
City Limits
Nearby Cities
$0-$25,000
$25,001-$100,000
$100,001-$500,000
$500,001-$1,000,000
More than $1,000,000

RESIDENTIAL TAXABLE VALUES
Grain Valley’s Residential Taxable Values
Residential land uses come in a variety of shapes and sizes but are all taxed at a flat rate, no matter if it is single-
family residential or multi-family residential. The State of Missouri taxes residential land at 19%, which is significantly
less than the 32% commercial land is taxed at. The average total taxable value for residential land in Grain Valley is
$120,490 (includes all residential land). The average total taxable value and square footage for residential land excluding
fourplexes is $31,305 and 1,612 respectively. This shifts the price per square foot from $50.80, when including fourplexes,
down to $19.42.
Figure 3.18 Grain Valley Residential Taxable Values
AVERAGE
TOTAL TAXABLE
VALUE FOR
RESIDENTIAL
LAND
$120,490
AVERAGE
TOTAL TAXABLE
VALUE FOR
RESIDENTIAL
LAND
2,372
AVERAGE
PRICE PER
SQUARE FOOT
RESIDENTIAL
LAND
$50.80
MAP LEGEND
City Limits
Nearby Cities
$0-$25,000
$25,001-$50,000
$50,001-$75,000
$75,001-$100,000
More than $100,000
73
chapter
FOUR
planning for
transportation
74 chapter four | planning for transportation Draft 7.10.23

OVERVIEW
Chapter Intent Figure 4.1 Planning for Transportation Outline
The Grain Valley transportation network includes

infrastructure from historic beginnings to growing
developments. Many of the features that provide
opportunities for the Grain Valley community – quality
schools and parks, interstate access, and a rural-urban
balance – also present challenges for multimodal
Related Public Input
transportation connectivity. Chapter 4 outlines existing
transportation conditions, multimodal plans to meet
current mobility needs as well as potential growth, and
policies to guide the overall vision.
Relationship to Guiding Principles

Existing Conditions and Analysis
Connections
Safe and efficient transportation must be integrated
with land use to ensure high-quality, coordinated
development. The Future Streets Plan identifies the long-
term vision for street typology that is consistent with the
growth patterns outlined in the Future Land Use Plan. Future Streets Plan
Central Core
The Future Land Use Plan identifies a central hub of
activity in the downtown area. To maintain and enable
future growth in the central core, the transportation
network utilizes the existing I-70 interchange and
Buckner Tarsney Road (Main Street) as the spine of the
Active Transportation Plan
transportation network, but adds other enhanced north-
south and east-west connectivity to provide an arterial
loop around the community.
Community
Connecting communities also requires planning for
multiple modes of transportation including bicyclists,
pedestrians, and transit users, as well as movement of Strategic Opportunities
people and goods by truck and rail. The Future Streets
Plan and Active Transportation Plan emphasize the
concept of Complete Streets to develop context-sensitive
improvements that enable safe travel and access for
users of all ages and abilities regardless of their mode of
transportation.
75
RELATED PUBLIC INPUT
Public Input Related to Transportation Priority Ranking Results
Grain Valley community members shared feedback
related to transportation needs through a variety of Multi-Modal Transportation
engagement opportunities. The priorities which emerged • Expanded Sidewalk Network
through these conversations and activities included • Bikes Lanes
pedestrian accessibility through an expanded sidewalk • Scooters
network, marked crossings, more multi-use trails and • On-Demand Bus Service
shared-use paths, more bike lanes, sidewalk seating, and
plantings/planters on streets.
Transportation challenges
Traffic patterns
Railroad/airport –
barriers to circulation
and development
Disconnect between
north and south sides
of the city
Interchange is a
focal point for the
entire community
Main Street – railroad

is a chokepoint
Figure 4.2 Steering Committee Meeting #1
Figure 4.3 Priority Ranking from Public

Workshop #1, Feb. 28, 2023
Stakeholder Interview Recommendations Budget Ranking
Pedestrian
Circulation
I-70
Considerations #2 Sidewalks
Safety
+ Pedestrian
Figure 4.4 Stakeholder Interview Feedback

Figure 4.5 Budget Ranking from
Interactive Website: Sidewalk and
Pedestrian Safety #2 out of 7 items

RELATED PUBLIC INPUT
Transportation Prioritization Street improvements needed
Figure 4.6 Priority Ranking from Figure 4.7 Poll from Public Workshop
Community Survey on Interactive Website
Most Preferred - Streetscapes
Marked crossing Decorative crosswalk Sidewalk seating Protected sidewalk

& planters plantings
Figure 4.8 Image Voting on Interactive Website
77
EXISTING CONDITIONS
Roadways Railroads
Grain Valley is served by a network of roadways with the While railroads are an important national asset for freight
east-west I-70 corridor and the north-south Buckner movement and historically spurred growth in small cities,
Tarsney Road (Main Street) representing the spine of rail corridors can also act as a physical barrier within
the transportation network. While I-70 is an asset to communities. The Canadian Pacific Kansas City (CPKC)
spur economic development and residential growth, Railroad corridor traverses east-west through Grain
the interstate can also be a barrier to north-south Valley. While the corridor is typically a single main line
connectivity as it bisects the community. The I-70 and track, a 1.5-mile segment of two tracks is located within
Buckner Tarsney Road (Main Street) interchange is also the city to provide an additional rail siding. Approximately
the only existing interstate access within the city limits 5-10 trains currently travel the rail corridor each day, but
and serves over 25,000 vehicles per day. As the primary train volumes are anticipated to grow due to the recent
gateway into Grain Valley, the sole interchange can create merger of the Canadian Pacific and Kansas City Southern
a bottleneck in the roadway network. railroads in 2023.
As a growing community located between Blue Springs There are three at-grade highway-rail crossings in
to the west and Oak Grove to the east, Grain Valley Grain Valley located at Buckner Tarsney Road (Main
residents also rely on several other east-west corridors Street), Kirby Road, and Sni-A-Bar Drive. There are no
to meet their daily needs. Key roadways include Duncan grade separated crossings of the railroad within the
Road, Highway 40, and Eagles Parkway towards Blue city limits. Although residents do not currently report
Springs, and Old Highway 40 and R D Mize Road significant issues when a train is traveling through the
towards Oak Grove. Grain Valley will need to coordinate community, travel delay and emergency access concerns
transportation improvements with these neighboring may increase in the future due to the lack of available
cities as development gradually fills the gaps between alternate routes.
the three communities.
Figure 4.9 Interchange at I-70 & Buckner Tarsney Rd Figure 4.10 Rail Crossing at Buckner Tarsney Rd

EXISTING CONDITIONS
Bicycle & Pedestrian Transit
The active transportation network in Grain Valley The Kansas City Area Transportation Authority (KCATA)
generally includes on-street bicycle facilities, trails, is the public transportation provider in the Kansas City
shared-use paths, and sidewalks. These bicycle and region via the RideKC bus system. The RideKC network
pedestrian facilities provide important, non-vehicular provides a commuter bus route from downtown Kansas
ways for residents to travel around the community while City to Blue Springs, but services do not currently extend
also increasing quality of life, physical health, and social to Grain Valley. OATS Transit offers a shared-ride, demand
interaction in Grain Valley. response service for eligible residents (seniors, persons
with a disability) for trips within the Grain Valley and Blue
Existing trails including the Blue Branch Trail and Springs area.
Butterfly Trail, and shared-use paths along Eagles
Parkway, Buckner Tarsney Road, Duncan Road, and
Dillingham Road are popular city amenities. Trail
extensions are also currently funded along segments of
Eagles Parkway and Buckner Tarsney Road. However,
many of these existing trails are isolated and may not
connect to other trails or sidewalk throughout the city.
On-street bicycle facilities are also currently limited to

a 0.5-mile segment of bicycle lanes on Duncan Road.
Although not designated bicycle routes, Highway 40,
Sni-A-Bar Boulevard, Kirby Road, Cross Creek Drive, and
Old Highway 40 towards Monkey Mountain Park are
common routes used by bicyclists.
Figure 4.12 OATS Transit
Figure 4.11 Blue Branch Trail
79
STREET TYPES
Functional classification is the process by which the roadway network is categorized according to the type of service
the roadway provides or is intended to provide. It represents the function of a roadway based on factors such as
connectivity, access, traffic volume, and trip type. The functional classification hierarchy includes interstates, freeways/
expressways, principal arterials, minor arterials, major collectors, minor collectors, and local streets.
Interstate
Interstates are designed for high traffic and long-
distance travel between major urban areas with a
physical barrier between directional travel lanes and no
at-grade, direct access to adjacent land uses.
Photo: Interstate 70
Freeway/Expressway
Similar to interstates, a freeway or expressway has a
physical barrier between directional travel lanes but
provides a limited number of at-grade access points.
Photo: Highway 24
Principal Arterial
Principal arterials serve major activity centers in a region
with a high degree of connectivity and may limit direct
access to adjoining land uses.
Photo: Highway 7
Minor Arterial
Minor arterials provide service for trips of moderate
length, serve smaller geographic areas than principal
arterials, and offer intra-community connectivity to the
greater network.

STREET TYPES
Major Collector
Major collectors serve both land access and traffic
circulation by distributing trips to the greater arterial
network.
Photo: Duncan Road
Minor Collector
Similar to major collectors, minor collectors provide both
land access and traffic circulation but generally operate
over shorter distances and lower speeds.
Photo: Sni-A-Bar Boulevard
Local
Local streets provide direct access to adjacent land uses
and are often designed to discourage through traffic.
Photo: Burr Oak Lane
81
FUTURE STREETS PLAN
Overview
The Future Streets Plan, shown in Figure 4.12, represents Roadways with lower functional classification tend
the future, potential roadway network in Grain Valley to provide an environment that is more bicycle and
as the community matures and grows. Roadway pedestrian friendly due to lower traffic volumes, lower
classifications were determined based on alignment speeds, and shorter crossing distances. While the
with the Future Land Use Plan, coordination with plans preferred bicycle and/or pedestrian facility type may
in neighboring cities, and consistent use of terminology vary by roadway, utilizing a Complete Streets approach
used at the regional, state, and federal levels. The use ensures that transportation corridors are not barriers to
of standard terminology also enables the city to be multimodal connectivity in the community.
more competitive when seeking transportation funding
allocated by the Mid-America Regional Council (MARC),
Missouri Department of Transportation (MoDOT), and
Federal Highway Administration (FHWA).

Figure 4.12 Future Streets Plan
MAP LEGEND
Planning Boundary
Nearby Cities
Interstate
Freeway/Expressway
Principal Arterial
Minor Arterial
Proposed/Future Minor Arterial
Major Collector
Proposed/Future Major Collector
Minor Collector
NORTH
83
ACTIVE TRANSPORTATION PLAN
Overview
An interconnected active transportation network
consisting of bicycle and pedestrian facilities allows
users of all ages to walk, run, bike, or roll to destinations
throughout the community. The Multimodal Gap
Analysis provides a summary of existing bicycle and
pedestrian facilities within Grain Valley as well as gaps in
the network.
The existing active transportation network within Grain

Valley features an array of options for essential travel and
recreational activity. More than 40 miles of sidewalks
connect neighborhoods and activity centers throughout
the city. Additionally, more than five miles of shared-use
paths and trails are located throughout Grain Valley.
However, remaining gaps in the active transportation
network reduce walkability and inhibit access to
community destinations. The railroad tracks, interstate,
and floodplain will present challenges to connectivity
and represent physical barriers to address. Other gaps in
the Grain Valley active transportation network primarily
exist at intersections. The network can be greatly
improved by addressing areas where existing sidewalks
almost connect. When sidewalks reach an intersection,
marked crosswalks would improve safety and comfort for
pedestrians while also increasing visibility for drivers.
Intention of Plan
Based on public input and technical analysis, the
Active Transportation Plan connects priority areas
including parks, schools, the downtown area, and other
civic destinations such as the recreation center and
library. Overall, the intention is to provide multimodal
connectivity regardless of facility type (discussed on the
following page). Appropriate facility type(s) should be
further assessed as each active transportation project
advances.
The Active Transportation Plan supports a loop trail

network consisting of major trail spines and connections
to these spines. Priority areas are further discussed in the
Strategic Opportunities section.

Facility Types
To address gaps in the network and continue expanding the active transportation network, the Active Transportation
Plan represents the future, potential bicycle and pedestrian facilities in Grain Valley. The active transportation network
can be composed of a series of on-road and off-road facility types.
Bicycle Lane
An on-road portion of the roadway designated by striping
and signage for the exclusive use of bicyclists.
Shared-Use Path
An off-road paved path that is adjacent to a roadway but
separate from vehicle traffic. Shared-use paths are wider
than sidewalks (typically 8-10 feet wide) to accommodate
both bicyclists and pedestrians.
Shared Lane
An on-road wide travel lane shared with vehicles that
may be identified by pavement markings or signage.
85
Designated Bike Route

An on-road travel lane with directional signage and often
accompanied by supporting bicycle route map.
Trail
An off-road paved or unpaved path separate from vehicle
traffic. Trails for bicyclists and pedestrians are typically
located within greenways, parks, or other non-roadway
right-of-way areas.
Sidewalk
An off-road paved path designed for pedestrians
only (typically 4-5 feet wide). Sidewalks may have a
landscaped buffer or be located adjacent to the curb.

Multimodal Gap Analysis Existing Trail and Sidewalk Network
Grain Valley has a modest sidewalk network, with many
An interconnected active transportation network residential areas and downtown streets partially covered.
consisting of bicycle and pedestrian facilities allows However, there are large gaps as well, notably in the
users of all ages to walk, run, bike, or roll to destinations residential district north of Route AA and south of Hwy
throughout the community. The Multimodal Gap 40 W. Even in residential areas with sidewalks, they
Analysis provides a summary of existing bicycle and often only exist on one side of the street, leaving half the
pedestrian facilities within Grain Valley as well as gaps in network inaccessible to pedestrians.
the network.
Figure 4.13 Multimodal Gap Analysis
MAP LEGEND

Nearby Cities
Existing Bike Lane
Existing Trail
Existing Sidewalk
Trail or Shared Use Path Gap
NORTH
87
Key Strategies
There is great potential for sidewalk expansion within
Grain Valley. Regions that could see the most benefit
from an expanded network include downtown, areas
surrounding schools, and residential streets.
Downtown
A complete sidewalk grid Downtown would bring more
people to the area, helping local businesses attract
customers and providing an incentive to beautify the
pedestrian experience through improved façades,
sidewalk plantings, and outdoor dining options.
School Connections
Bridging pedestrian gaps between neighborhoods and
schools would enable children and parents to safely walk
or bike to school, allowing for an active transportation
option to improve community health and create more
social neighborhood streets.
Gap Fill
Sidewalks would benefit residential areas where they
only exist on one side of the street, or where the only
transportation mode possible is an automobile.
Connecting the City

Many streets in Grain Valley end in cul-de-sacs, or
lack consistent crossings through blocks. Establishing
pedestrian paths to connect these divisions would help
create a cohesive grid of access to active transportation
modes such as pedestrians, bicyclists, wheelchair users,
and scooters.

Proposed Sidewalk Network
There is great potential for sidewalk expansion within Grain Valley. Regions that could see the most benefit from an
expanded network include downtown, areas surrounding schools, and residential streets.
Figure 4.14 Proposed Sidewalk Network

MAP LEGEND

Nearby Cities
Parks
Existing Trails
Planned Trails
Proposed Trails
First Priority:
Downtown
Second Priority:
School Connections
Third Priority:
Gap Fill
Fourth Priority:
Connect to the City
NORTH
89
MAP LEGEND

Nearby Cities
Existing Bike Lane
Existing Trail
Proposed Trail
Existing Shared Use Path
Proposed Shared Use Path
Proposed Sidewalk
Active Transportation Opportunity
NORTH
Figure 5.15 Active Transportation Plan
STRATEGIC OPPORTUNITIES
Key improvement concepts include new roadway connections, corridor upgrades, intersection improvements, and
enhanced multimodal accommodations. Strategic opportunities for the transportation network are summarized in the
Strategic Opportunities Map (see page 94)
Arterial Loop Network West Corridor

To establish an alternate arterial corridor the west, the
Buckner Tarsney Road (Main Street) serves as the central West Corridor concept includes a new north-south
transportation spine of the city and currently provides corridor located midway between existing interchanges
the only access to and across I-70. As the only major in Grain Valley and Blue Springs. While an I-70
north-south corridor, community growth has increased interchange may not be preferred in this area due to
congestion and safety concerns on Buckner Tarsney existing development constraints, an overpass across I-70
Road (Main Street). To relieve the growing bottleneck would provide another critical north-south connection
and provide alternate routes throughout the community, for the community. A future concept study would further
the Future Streets Plan identifies other key corridors to assess potential bridge locations in this area, including
create an arterial loop network throughout the city. the preferred alignment of major roadways such as Sni-A-
Bar Boulevard, Barr Road, and Tyler Road to support the
East Corridor overpass. Consideration should also be given to potential
To establish an alternate arterial corridor to the
changes to the private East Kansas City Airport and
east, the East Corridor concept includes a potential
grade separation opportunities of the railroad. The West
I-70 interchange located midway between existing
Corridor concept would provide another critical access
interchanges in Grain Valley and Oak Grove. A future
point across I-70 and support Priority Annexation Area #2
concept study would further assess potential interchange
as identified in the Future Land Use Plan. Coordination
locations in this area, including the preferred alignment
with MoDOT and Blue Springs would be required.
of major roadways such as Lefholz Road, Old Highway
40, and Stillhouse Road to support the new interchange.
The East Corridor concept would provide another critical Central Corridor
access point to and across I-70 and support Priority Development of the East Corridor and West Corridor
Annexation Area #1 as identified in the Future Land Use concepts would relieve pressure on Buckner Tarsney
Plan. Coordination with MoDOT, Oak Grove, and a major Road (Main Street) by providing additional north-south
property owner in the area would be required. connections in the city with potential grade separations
of the railroad. Due to the anticipated congestion relief,
additional roadway widening on and property impacts
between I-70 and Eagles Parkway could be avoided. This
Central Corridor would then continue to preserve and
support growth in the downtown area and other existing
developed areas as identified in the Future Land Use
Plan.
91
Transportation Corridors
In addition to the concepts outlined in the Arterial Loop Network, other key transportation corridors represent
additional strategic opportunities for the city.
Buckner Tarsney Road Eagles Parkway

Due to floodplain and infrastructure constraints to the Grain Valley has invested in multimodal improvements
south, the majority of growth in the Grain Valley area to Eagles Parkway between Kirby Road and Buckner
is anticipated to occur to the north. As development Tarsney Road. Future phased improvements including
occurs, Buckner Tarsney Road should be improved curb and gutter, a shared-use path, and sidewalk
north of I-70 to meet future, urban multimodal traffic would be extended to other segments of the corridor.
demands. It is likely that recent improvements from Consideration should also be given to safe bicycle and
I-70 to Woodbury Road, including curb and gutter and a pedestrian crossings across Eagles Parkway, including
shared-use path, would be extended to other segments a potential grade separated trail crossing at the
of the corridor. A future traffic study would also assess Blue Branch Trail. Coordination with Blue Springs is
the preferred intersection configuration at the Buckner recommended.
Tarsney Road & Duncan Road intersection to address
growing operational issues. Coordination with MoDOT Kirby Road
would be required. Kirby Road provides one of three existing at-grade
crossings of the railroad and is also a popular connection
Duncan Road between Butterfly Park and Grain Valley High School.
As development occurs, Duncan Road should be With the expanding Blue Branch Trail network to the
improved to meet future, urban multimodal traffic south, bicycle and pedestrian connections also continue
demands. It is likely that recent improvements from further south into residential neighborhoods. Future
Dillingham Road to Rust Road, including curb and improvements would enhance bicycle and pedestrian
gutter, on-street bicycle lanes, and a shared-use path, connectivity along Kirby Road to connect these key
would be extended to other segments of the corridor. destinations, including a designated pedestrian crossing
Consideration should also be given to utility coordination of the railroad. Coordination with the Canadian Pacific
on Duncan Road west of Buckner Tarsney Road as Kansas City (CPKC) Railroad would be required.
transportation improvements are needed. Coordination
with Blue Springs is recommended.
Sni-A-Bar Boulevard & Highway 40

The area near Sni-A-Bar Boulevard, Highway 40, and Barr
Road is experiencing safety and delay concerns. However,
improvement options are currently limited due to the
proximity of the private East Kansas City Airport. A future
traffic study would assess the preferred intersection
configuration in this area to address growing safety
issues. Consideration should be given to a roundabout
concept that would not impact sight distance and
clearance for the airport. Coordination with MoDOT
would be required.

Active Transportation
Both the Future Streets Plan and Active Transportation
Plan emphasize the concept of Complete Streets to
provide multimodal facilities that enable safe travel and
access for all users. In addition to this overall approach
to the transportation network, other key areas represent
priority active transportation opportunities for the city.
Northern Area
The northern area focuses on the future Swine Branch
Trail as a spine in the trail network. Trails and shared-
use paths build off the Swine Branch Trail spine via
corridors such as Buckner Tarsney Road, Duncan Road,
and Dillingham Road. Priority destinations supported
by the northern trail area include Greystone Park, Prairie
Branch Elementary School, the future Grain Valley School
campus, and several neighborhoods as well as Priority
Annexation Area #2.
Southern Area
The southern area focuses on the existing and growing
Blue Branch Trail as a spine in the trail network. Trails and
shared-use paths build off the Blue Branch Trail spine
via corridors such as Kirby Road, Sni-A-Bar Boulevard,
and Cross Creek Drive. Priority destinations supported
by the southern trail area include Butterfly Park, Mid-
Continent Public Library, Grain Valley High School, Sni-A-
Bar Elementary School, Grain Valley South Middle School,
Stony Point Elementary, and several neighborhoods.
Eastern Area
The eastern area focuses on future connections towards
Monkey Mountain Park, either through eastward
expansion of the Blue Branch Trail and/or multimodal
facilities along Old Highway 40. Trails and shared-use
paths build off the spine via corridors such as Sni-A-Bar
Creek. Priority destinations supported by the eastern trail
area include Monkey Mountain Park as well as Priority
Annexation Area #1.
93
Figure 5.15 Transportation Strategic Opportunities Map
MAP LEGEND
Planning Boundary
S. BUCKNER TARSNEY RD.

Interstate/Freeway
Rail
Arterial
Proposed Arterial
Collector
Proposed Collector
Minor Collector
Local Road
Existing Trails
Proposed/Planned Trails
Arterial Loop Network
Transportation Corridor
T Improved Trailhead
T Proposed Trailhead
E. DUNCAN RD.
S. LEFHOLZ RD.
I-70
I-70
40

Y
S. STILLHOUSE RD.
HW
LD
HWY 40 W
O
E.
SW EAGLES PKWY
R.D. MIZE RD.
NORTH

To help implement the Future Streets Plan and Active Transportation Plan, and to further promote the guiding
principles, a series of goals, policies, and action items has been created.
Goal
Policies
Policies represent on-going principles by which the City should adhere to when approving new development or
planning future investments.
Action Items
Guiding Principles
95
GOA L 4 .1 Maintain existing inf rastructure as the city matures and

prioritize improvements to address safety & operational
needs

4.1.1 Maintain safety and acceptable levels of service 4.1.1 Conduct traffic studies to assess crash history,
on major corridors and intersections. safety risks, delay, and queuing issues in
growing areas. Key roadways to monitor
4.1.2 Maintain and repair existing roadways to include: (a) Buckner Tarsney Road, (b) Duncan
preserve good condition. Road, and (c) Eagles Parkway. Key intersections
to monitor include: (a) Buckner Tarsney Road
4.1.3 Support incremental improvements to address & Duncan Road, (b) Tyer Road & Duncan Road,
existing ADA accessibility needs through the (c) Highway 40 & Sni-A-Bar Boulevard, and (d)
city. Highway 40 & Barr Road.
4.1.2 Conduct a routine pavement condition

assessment to objectively prioritize roadway
segments for maintenance. Allocate sufficient
funds to an annual street maintenance
program as a component of the City’s Capital
Improvement Program.
4.1.3 Develop an ADA Transition Plan to identify

access barriers in developed areas and
outline a budget and timeline for accessibility
improvements.

GOA L 4 . 2 Expand roadway network to enhance east-west and north-

south connectivity as City grows

4.2.1 Preserve right-of-way for growth based on the 4.2.1 Develop design standards and preferred right-
Future Streets Plan. of-way needs for street classifications.
4.2.2 Advocate for new corridors to and across I-70 to 4.2.2 Conduct interchange and corridor alignment
connect the northern and southern areas of the studies to explore major, new north-south
Grain Valley community. connections. Key areas to study include: (a) East
Corridor concept including Lefholz Road/Old
4.2.3 Coordinate utility improvements with Highway 40/Stillhouse Road alignment with a
transportation projects to ensure efficient use new interchange at I-70 and (b) West Corridor
of funding and construction timelines. concept including Sni-A-Bar Boulevard/Barr
Road/Tyer Road alignment with connectivity
across I-70 (c) Duncan Road and Dillingham
Road intersection (d) Buckner Tarsney Road and
Sni-A-Bar Boulevard and (e) SW Eagles Parkway
and Kirby Road. Coordinate with MoDOT, CPKC,
and neighboring cities to study these major
concepts.
4.2.3 Focus utility improvements in identified growth

areas based on the Future Land Use Plan,
particularly to support development in priority
annexation areas.
4.2.4 Study options to resolve impacts from trains

blocking major street crossings. Work with
MoDOT and railroad representatives on timing
and funding sources.
97
GOA L 4 . 3 Establish an integrated active transportation network for

both non-motorized travel and recreational use

4.3.1 Support active transportation such as walking, 4.3.1 Conduct a robust active transportation
biking, and rolling as safe and comfortable assessment to create more detailed plans for
modes of transportation throughout the city. on-street bicycle facilities, shared-use paths,
trails, and sidewalk. Consider adopting a
4.3.2 Prioritize multimodal connections to schools, Complete Streets policy to outline how the city
parks, and other community destinations. will plan, design, and maintain streets that are
safe for user of all ages and abilities.
4.3.3 Require new developments and other planned
improvements to include appropriate bicycle 4.3.2 Focus improvements in identified priority
and/or pedestrian facilities. areas based on the Active Transportation Plan,
particularly to support safe routes to schools,
4.3.4 Preserve right-of-way along non-roadway access to parks, and across physical barriers
corridors for future trail connections. such as major roadways and the railroad. Key
areas to consider include: (a) Eagles Parkway, (b)
Kirby Road, (c) Buckner Tarsney Road, and (d)
Duncan Road.
4.3.3 Develop standards for bicycle and pedestrian

facilities based on roadway functional
classification. Potential standards to consider
may include: (a) sidewalk on both sides of the
street in new residential developments and (b)
providing a shared-use path on all arterials and
major collectors.
4.3.4 Utilize the city’s natural assets, including

greenways and streams, to expand the trail
network as identified in Active Transportation
Plan. In areas where a vehicular roadway
connection is not provided, such as between
developments or in areas with multiple cul-
de-sacs, consider providing trail connections
to ensure bicycle and pedestrian connectivity
between these areas.

GOA L 4 .4 Coordinate with local, regional, and state partners to

advance transportation improvements

4.4.1 Ensure regional and statewide planning 4.4.1 Update the regional functional classification
documents outline the city’s transportation system, maintained by the Mid-America
priorities. Regional Council (MARC), to ensure consistency
with the Future Streets Plan. Continue to
4.4.2 Coordinate transportation improvement routinely submit projects for inclusion in
projects and schedules with neighboring regional and state planning documents
jurisdictions. to position the city for future funding
opportunities.
4.4.3 Seek regional, state, and federal funding
opportunities to leverage local funds. 4.4.2 Coordinate with Blue Springs, Oak Grove,
Jackson County, and MoDOT to ensure projects
4.4.4 Monitor other forms of transportation in the support transportation needs within and
city including transit, railroads, and airports to beyond the Grain Valley city limits. Key areas
address and safety and connectivity needs. to monitor for coordination include: (a) I-70
and outer roads, (b) Buckner Tarsney Road,
(c) Highway 40, (d) Eagles Parkway, (e) East
Corridor concept, and (f) West Corridor concept.
4.4.3 Identify eligibility requirements and timelines

for cost-share funding opportunities. Maintain
a list of potential projects and partnerships for
funding applications.
4.4.4 Advocate for safety and connectivity needs

with other transportation agencies including
the Kansas City Area Transportation Authority
(KCATA), Canadian Pacific Kansas City (CPKC)
Railroad, and the private East Kansas City
Airport. Key areas for potential coordination
include: (a) extending the rail siding to reduce
delays at at-grade crossings, (b) extending
commuter bus service or micro-transit service
in eastern Jackson County, and (c) relocation
of the private airport to support mutually
beneficial development needs.
99
GOA L 4 . 5 Enhance local identity and sense of place through

transportation placemaking

4.5.1 Create a sense of place by highlighting distinct 4.5.1 Develop a streetscape plan that incorporates
districts, nodes, and corridors within the city. different hardscape treatments, landscaping,
and other amenities to support public places.
4.5.2 Utilize transportation infrastructure and related
amenities to establish a sense of arrival into the 4.5.2 Develop gateway features and wayfinding
Grain Valley community. elements at key entrance points to Grain Valley.

This page intentionally left blank.
101
chapter
FIVE
planning for
economic
development
102 chapter five | planning for economic development Draft 7.10.23

OVERVIEW
Chapter Intent Figure 5.1 Planning for Economic Development
Chapter Outline
The Planning for Economic Development Chapter
outlines strategies, policies, and action items to build
on the economic momentum that Grain Valley has
experienced over the past several years. Grain Valley is
well-positioned to take advantage of its strategic location
along Interstate-70 by attracting further development
including commercial, residential, and industrial growth. Related Public Input
This chapter will identify nodes for future development
that seek to take advantage of physical assets in
the community while maintaining the small-town
characteristics that are cherished by the residents.
This chapter will also discuss the importance of

Downtown Grain Valley and different strategies that the
city should consider enhancing this district. There are
Existing Industries and Services
both opportunities and constraints to consider regarding
the goal of expanding the Downtown district which
this chapter will discuss and offer recommendations to
address.
Nodes for Growth and Development
Downtown Opportunities
103
PUBLIC INPUT - ECONOMIC DEVELOPMENT
Economic Development Related
Public Input Economic Development Issues &
Economic development was a common topic during
Opportunities
the public engagement process for the Grain Valley
Comprehensive Plan. Several key summary figures are
More restaurants/
included below and on the following page. dining options
Incubator
Commercial Growth
There is a strong desire by residents for expanded
Pharmacy/
commercial opportunities such as restaurants, chain general store
commercial, or specialty stores. Overall, the public seems College campus needed
to want more amenities and things to do in Grain Valley.

Office park
Downtown Improvements Downtown development
development needed
Downtown Grain Valley is another common theme in the
input gathered by residents. The unique character and
charm of Downtown should be retained while enhancing Small businesses Cafes/ Shared workspace
- especially on eateries
elements such as streetscapes and facade improvements
the north side
should take place.
Challenge with
being land-locked
Growth - Opportunity and Challenge community
A pervasive theme throughout the public input process Add chain
commercial
was the idea of growth as both an opportunity and south of I-70 Experiential
a challenge for Grain Valley. Many of the amenities Tech development
they want to see brought to the community require
population or job growth to make viable. The focus Balancing small
Fulfillment
should be on thoughtful growth that retains the identity center type businesses with
development maximizing tax
of Grain Valley. revenue
Figure 5.2 Steering Committee Meeting #1
Priority Ranking Results
Downtown
• Outdoor Seating
• More Festivals/Events
• Business Attraction
• Façade Improvements
• Sidewalk Improvements
• Planters/Hanging Pots
Figure 5.4 Prioritization for Downtown

Figure 5.3 Results from Community Survey on
Interactive Website - Downtown Improvements

PUBLIC INPUT - ECONOMIC DEVELOPMENT
What should the City focus on? Priorities in Grain Valley
Figure 5.6 Results from Community Survey on

Interactive Website - City Priorities
Possible relocation
of City Hall
Update downtown
overlay district More activity
downtown
Community Space
Figures 5.5 Results from Community Survey on

Figure 5.7 Stakeholder Interview Feedback
Interactive Website - City Priorities
Biggest opportunities Biggest challenges

Growth Barriers/
North South
Division
Interesting
Downtown to note that Growth
growth is seen
as both an
Restaurants opportunity Tax Base
and a challenge
Figure 5.8 Public Workshop Poll
105
JOBS AND ECONOMY
Total Employment by Industry
As of 2020, the largest industries for jobs located in Grain Many of the top industries for Grain Valley jobs and Grain
Valley (shown in dark blue) include Construction (17.5%), Valley resident jobs are in different categories which
Educational Services (16.2%), and Finance and Insurance suggests many residents work outside of the community.
(13.1%.) The top industries for jobs that Grain Valley As a suburban community this is not surprising, but may
residents hold include Health Care and Social Assistance suggest a mismatch between the type of employment
(15.5%), Retail Trade (11.8%), and Manufacturing (9.9%.), located in Grain Valley and the cost or type of housing
shown in light blue. available.
Jobs in Grain Valley
Jobs that residents of

Grain Valley hold
Figure 5.9 Jobs in Grain Valley by NAICS Industry

Source: Esri 2022

EXISTING INDUSTRIES AND SERVICES
Businesses + Employees
Figure 5.10 shows the relationship between the number for 17.0% of all jobs in Grain Valley. Likewise, Educational
of businesses in each industry sector compared to the Services represents 2.9% of total businesses and 12.0% of all
number of employees per industry sector in Grain Valley jobs. Factors such as this can help Grain Valley determine
in 2022. The industries with the highest number of which sort of industries to target for the community using
total businesses in Grain Valley are not always the same of incentives etc. Wholesale Trade businesses may bring in
industries with the most employees, which indicates some more total jobs than Professional, Scientific, or Technical
firm types provide a larger number of jobs per business industries. While there are other factors to consider
location. Examples of this include Wholesale Trade and getting the most bang for your buck in terms of incentives
Educational Services. While Wholesale Trade accounts for is one important variable.
only 4.3% of the total number of businesses it accounts
Percentage of Businesses in
Grain Valley
Number of Employees
in Grain Valley
Figure 5.10 Number of Businesses Versus Employees in Grain Valley by NAICS Industry
Source: Esri 2022
107
GRAIN VALLEY RESIDENT JOBS
Location Quotient Grain Valley Resident Labor Force
Location quotient (LQ) analysis is a way to evaluate in Location Quotient Analysis
what industries an area has a competitive advantage or The LQs for Grain Valley’s resident labor force is shown
specialization. In short, the analysis compares the share below in Figure 5.11. This shows what industries Grain
of total jobs in an industry within a smaller geographic Valley residents are specialized, which include:
area to that of the United States’ share as the same • Management of Companies (LQ 6.0)
industry. An LQ higher than 1.0 indicates a competitive • Transportation/Warehousing (LQ 1.84)
advantage or specialization and a number less than 1.0 • Wholesale Trade (LQ 1.48)
indicates the industry may not be as strong in this area. • Finance/Insurance (LQ 1.42)
Industries with high location quotients and employment • Utilities (LQ 1.38)
numbers are what define the local economy.
In attracting industries that would appeal to residents,
these specializations should be considered.
Disadvantage
Neutral
Competitive
Less than 1.0: More than 1.0:

less specialized more specialized
Figure 5.11 Location Quotient for Grain Valley Resident Labor Force, 2022
Source: Esri 2022

GRAIN VALLEY BASED JOBS
Grain Valley Based Jobs Location
Quotient Analysis
When the LQs for jobs based in Grain Valley are • Educational Services (LQ 1.41)
compared to those of Grain Valley resident jobs, some • Finance/Insurance (LQ 1.38)
differences and similarities are observed. Similarly, the
LQ for Management of Companies is very high (9.0). These industries represent areas where Grain Valley could
Wholesale Trade and Transportation/Warehousing also easily focus job growth and expansion to build upon
have higher LQs, 4.36 and 2.27, respectively. the existing jobs and employment base. It can also be
used to identify areas for improvement or expansion in
Unlike Grain Valley residents, local industries are also key industries that may be desired by residents such as
competitive or specialized in the following industries: Arts, Entertainment & Recreation or Accommodation &
• Other Services (LQ 1.90) Food Services — to help attract more commercial and
• Admin/Support/Waste Management (LQ 1.50) amenities.
Disadvantage
Neutral
Competitive
In Grain Valley,
“Other Services”
mainly includes
Automotive Repair
& Maintenance
Less than 1.0: More than 1.0:

less specialized more specialized
Figure 5.12 Location Quotient for Grain Valley Based Jobs, 2022
Source: Esri 2022
109
EXISTING CONDITIONS
Commuter Patterns
The latest commuting data for Grain Valley is from residents of Grain Valley hold. There are around 500
2020. While this is useful for understanding general interior jobs — positions in the city held by residents —
trends, the total job counts will be different in 2023. It is and close to 7,000 outflow jobs, representing work that
also possible these numbers were impacted by social residents of Grain Valley have outside of the city.
distancing occurring in 2020, so their application should
be considered with those factors in mind. As shown in Figure 5.14, outflow jobs experienced a large
increase between 2005-2015, nearly doubling from 3,330
In 2020, Grain Valley was estimated to have around to 6,995. This is likely due to Grain Valley’s population
2,500 inflow jobs, meaning jobs within the city that non- growth exceeding job/employment growth.
Figure 5.13 Inflow & Outflow of Workers in Grain Valley, 2020
Figure 5.14 Inflow & Outflow of Workers in Grain Valley, 2005-2020

Source: U.S. Census Bureau, Center for Economic Studies, LEHD

EXISTING CONDITIONS
Commuter Patterns
In 2020, over half of the workers who come into Grain A third of workers who leave Grain Valley for jobs travel
Valley for jobs travel less than 10 miles, and primarily less than 10 miles away, and nearly half travel 10 to 24
live in Grain Valley or commute from Blue Springs, miles. The primary locations for jobs that Grain Valley
Independence, or Lee’s Summit. Only 7% of workers residents hold outside the city include Kansas City (a
travel from further than 50 miles away. quarter of outflow jobs), Blue Springs, Independence, and
Lee’s Summit.
Figure 5.15 Inflow & Outflow Worker Profile, 2020

Source: U.S. Census Bureau, Center for Economic Studies, LEHD
111
EXISTING INITIATIVES
Existing Resources Incentives
Grain Valley is proactive about economic development, • Tax Increment Financing (TIF)
with resources easily accessible on the City’s website
regarding the development process, applications, zoning, • Community Improvement District (CID)
and future land use compiled into an a short handbook.
The tools contained within this document walk • Transportation Development District (TDD)
developers through the necessary steps and application
requirements for various permits, site plans, rezoning • Neighborhood Improvement District
requests, and easements.
• Chapter 100 Industrial Development
Incentives, policies, and procedures are also available
for review, providing a transparent path for businesses • Chapter 353 Urban Redevelopment
to follow for prospective developers and businesses
to match ideas and plans with corresponding goals • Sales Tax Reimbursement
of the City. This straightforward process ensures that
applicants have equal footing, leading to a more positive
experience for any business seeking incentives. The
Board of Aldermen holds ultimate authority for approval
of granting incentives to applicants.
Figure 5.16 Grain Valley City Website Materials

EXISTING INITIATIVES
Grain Valley Chamber of Commerce
The Grain Valley Chamber of Commerce, which newly
transitioned from the Grain Valley Partnership, serves
the community by supporting local businesses and
promoting Grain Valley. The Chamber is a member
organization of area businesses that provides information
about city workforce and demographic information,
a member directory of all Grain Valley businesses, an
interactive map of available buildings and sites for
development, and local and state incentive programs for
businesses.
Resources for Prospective Businesses

The Chamber also offers useful information to
prospective business owners about life in Grain
Valley, including the current labor market, financial
institutions and the city government, healthcare options,
and housing and education within the community.
Prospective businesses can check out a colorful and brief
“Business Start-Up Guide” that answers questions related
to opening a business in Grain Valley in both a friendly
and approachable way. The Guide has helpful advice,
necessary items for beginning a business, and financing
resources as well.
Figure 5.17 Grain Valley Chamber of Commerce

113
EXISTING CONDITIONS
Commercial & Industrial Nodes
Concentrations of commercial development are located
primarily along arterial corridors including US-40, Main
1 l Price Chopper
Street/Buckner Tarsney Road, and SW Eagles Parkway.
Industrial areas are mainly concentrated along I-70 due
to the high visibility and easy access that the interstate
provides.
The images shown on this page are referenced on the

map in Figure 5.18. These businesses are a few of the
businesses that comprise Grain Valley’s commercial and
industrial services.
2 l Club Car Wash 3 l Captains Sports Lounge
4 l Marketplace 8 Theaters
5 l Trailside RV Center 6 l TLC Professional Grooming

6
1 4
5
2
MAP LEGEND
Nearby Cities
Light Industrial
Commercial
Downtown Commercial
Planned Commercial
NORTH
Figure 5.18 Commercial and Industrial Zones

115
EXISTING CONDITIONS - DOWNTOWN
Downtown Grain Valley
Downtown Grain Valley, located along Buckner Tarsney
Road between the railroad tracks and Walnut Street, has
a smattering of restaurants, bars, health services, and
salons. Some of the favorite local businesses include:
• Iron Kettle Brewing
• Scout Coffee
• Crosetti Health and Wellness
• Slinger’s
• The Hair Room
• Pottery Palace
The architectural style of buildings Downtown,

coupled with sidewalks covered by awnings supported
with beams, displays a distinctly western U.S. feel,
representing a unique identity that could be embraced
and embellished with decorative additions, hanging
flowers, and other thematic elements.

MAP LEGEND
Light Industrial
Commercial
Downtown Commercial
Planned Commercial
NORTH
Figure 5.19 Downtown Existing Conditions

117
DOWNTOWN - STRATEGIC OPPORTUNITIES
Strategic Opportunities - Downtown
MAP LEGEND
Downtown Grain Valley has an authentic downtown Grain Valley City Limits
identity that should be preserved, enhanced, and Parcels
encouraged to grow. Some challenges to this expansion
Existing Residential
include the volume and speed of vehicles on Buckner
Tarsney Road/Main Street, creating an environment not Existing Industrial
conducive to a pleasant pedestrian experience, and the Existing Parkland
railroad tracks to the south that present a physical barrier Proposed Downtown Commercial
to development.
Proposed Commercial
Proposed Mixed-Use
Traff ic Alleviation
A bypass diverting truck traffic from Buckner Tarsney Streetscape Improvements
Road through R.D. Mize Road and Stillhouse Road would Trees
alleviate congestion through Downtown and create
quieter, more pleasant conditions for street life within the Underpass Improvements
main stretch.
Neighborhood Preservation + Infill Redevelopment
Streetscaping and Beautif ication
Public Services
Figure 5.20 highlights the need for trees and streetscape
improvements along Main Street. These enhancements
Key Development Parcels
would improve the pedestrian experience and
aesthetically enhance the Downtown’s street frontage.
Key Intersection Improvements
Regions for Growth

Downtown Extension
Given some of the physical barriers, such as the railroad
and general built-out nature of Downtown, infill
redevelopment and strategic development will be key
to enhance economic opportunities. The Downtown
Strategic Opportunities Map in Figure 5.20 highlights
some of these specific areas. The residential land
adjacent to Downtown is likely going to face greater
pressures for full-scale block redevelopments to increase
densities in such a commercial-focused area. Ensuring
these developments preserve Grain Valley’s character
and preserve the affordable units in this area should be
key considerations.
Vacant Lot + Residential Redevelopment

There are several vacant properties and some
residences along Main Street. While recognizing that
no development would occur without the consent of
the property owners, it is important to acknowledge
the potential of this location for further urban-oriented
commercial development.
Interstate Visibility
An important note about northern expansion of
Downtown is that the transition north would gain
visibility from I-70, a unique feature among communities
along the interstate and a distinctive advantage for
business owners in the city.

Matthews
Elementary School
I-70
I-70
S OUTER ROAD E
US HIGHWAY 40
MAIN STREET
City Hall
Armstrong Park
YENNIE STREET
Key
Development
Parcel Streetscape Improvements
+ Traffic Calming
W WALNUT STREET
Key Development
Neighborhood Preservation Parcel
+ Infill Redevelopment Key Development

Parcel
W FONT STREET
Key Intersection
Improvements
MAIN STREET
BROADWAY STREET BROADWAY STREET
Commercial Activity AY
RKW
Extended South PA
G LES
EA
SW
SW EAGLES PARKWAY
Figure 5.20 Downtown Strategic Opportunities
119
OVERALL STRATEGIC OPPORTUNITIES
I-70 Industrial + Commercial Expansion
The highway offers a logical place for development, MAP LEGEND
and the industrial zone around I-70 should continue Grain Valley City Limits
to expand. North of I-70 on Buckner Tarsney Road has Floodplain
seen an increase in commercial development, a trend
Parks
that should continue with further suburban-oriented
developments. Schools
Downtown Enhancements
New I-70 Interchange Existing Commercial Area
If the proposed I-70 interchange is constructed, there
Proposed Business Park
will be a new opportunity for commercial and industrial
expansion to the east. This development would benefit Proposed Commercial
from the access and visibility which I-70 provides but Proposed Mixed-Use
would need to take into account the location of the flood
Future Civic Campus
plain as well. The region north of the highway and to the
far east of the city would be an especially compelling Underpass Improvements/Roundabout
region for a business park alongside planned residential Gateway Opportunity

and commercial development. T Improved Trailhead
T Proposed Trailhead
Roadway Improvements
The intersection of I-70 and Buckner Tarsney Road is Neighborhood Preservation Zone
a possible location for roadway improvements that Conservation Zone
could improve the pedestrian experience while also
addressing traffic congestion problems. A study looking
into circulation patterns and possible gateway elements
for this intersection could provide the justification for
underpass improvements such as a large roundabout.
The goal of the improvements would be to accomplish
three things: address congestion problems, improve the
pedestrian experience, and create a new gateway.
Floodplain
While there are many regions for expansion within Grain
Valley, the floodplain does pose a constraint on growth
as well. However, this also represents an opportunity
to focus on higher quality developments in the regions
more supportive to growth, such as north of I-70 and to
the western regions of the city.


Upgrade/add
park space
E. DUNCAN RD.
S. LEFHOLZ RD.
Future Interchange
Development
Future Business
Park
I-70

I-70

40
Y
S. STILLHOUSE RD.
HW
Neighborhood
LD
Preservation

HWY 40 W
O
Zone
E.

SW EAGLES PKWY

Conservation Zone

Future

Civic
Campus
R.D. MIZE RD.

NORTH
Figure 5.21 Strategic Opportunities in Grain Valley

121
GOALS, POLICIES, & ACTION ITEMS
action items has been created.
Goal
Policies
Action Items
Guiding Principles

GOA L 5 .1 Enhance Downtown through geographic expansion,

street improvements, and business offerings

5.1.1 Encourage a more vibrant streetscape through 5.1.1 Work with the Grain Valley Chamber of
façade improvements, outdoor seating, and Commerce to create street beautification
sidewalk enhancements to activate Downtown. programs for local businesses.
5.1.2 Support business attraction and retention, 5.1.2 Create design standards for the area south
specifically of restaurants and retail stores. of Downtown on Buckner Tarsney Road to
continue a pleasant pedestrian experience that
5.1.3 Create temporary and permanent spaces for attracts foot traffic from Downtown.
outdoor community interaction.
5.1.3 Create a downtown-specific policy guide for
5.1.4 Encourage Downtown expansion northward prospective businesses that will enhance and
along Buckner Tarsney Road between Walnut contribute to the vitality of Downtown.
Street and Yennie Street.
5.1.4 Develop a program to expand outdoor seating
5.1.5 Divert truck traffic around Downtown to lessen opportunities for businesses in Downtown Grain
large vehicle disturbance through the main Valley.
stretch, creating a more attractive pedestrian
environment. 5.1.5 Collaborate with Grain Valley Parks and
Recreation Department to identify areas in
5.1.6 Create a Wayfinding and Signage Master Plan Downtown Grain Valley for outdoor community
for Downtown Grain Valley. events.
5.1.6 Collaborate with property owners along

Buckner Tarsney Road between Walnut Street
and Yennie Street to discuss the possibility of
mixed-use developments.
5.1.7 Coordinate efforts with MoDOT to create an

alternate route for trucks traveling north-south
on Buckner Tarsney Road, possibly utilizing R.D.
Mize Road and Stillhouse Road as the bypass.
123
GOA L 5 . 2 Encourage industrial growth along key corridors

5.2.1 Support existing businesses and attract 5.2.1 Continue to collaborate with the Grain Valley
prospective businesses along and north of I-70. Chamber of Commerce to ensure existing
and prospective businesses can fully embrace
5.2.2 Pursue development expansion following resources and incentives available to them.
the Future Land Use Plan, acknowledging
opportunities and constraints of the physical 5.2.2 Coordinate with MoDOT to fulfill construction of
features of Grain Valley. the I-70 interchange; a new connection that will
provide key opportunities for highway industrial
5.2.3 Ensure residents and visitors alike have growth.
accessible opportunities to reach retail and
commercial centers through multiple modes of 5.2.3 Pursue high-quality development in the north
transportation. and west regions of the city, while allowing for
more flexible, open spaces within the floodplain.
5.2.4 Collaborate with Blue Springs, Oak Grove,

Jackson County, MoDOT, and OATS Transit to
make sure transportation needs within and
around Grain Valley are accessible to all and can
connect people to opportunities.

GOA L 5 . 3 Expand job opportunities within Grain Valley

5.3.1 Support business growth in key corridors, 5.3.1 Identify target industries to expand and
specifically along I-70 and Downtown. promote the economic vitality of the region.
5.3.2 Encourage suburban-type commercial growth 5.3.2 Expand retail offerings that could provide both
along Buckner Tarsney Road, between the daily needs and quality jobs for residents.
railroad and Highway 40.
5.3.3 Actively seek out industries and businesses
5.3.3 Increase the prominence of the service sector that would positively complement the existing
through supporting business attraction in key industry in Grain Valley.
development nodes.
125
chapter
SIX
planning for
infrastructure +
utilities
126 chapter six | planning for infrastructure + utilities Draft 7.10.23

OVERVIEW
Chapter Overview Figure 6.1 Planning for Infrastructure + Utilities
Chapter Outline
The growth and development of a community depends
on the availability of utilities and public services, such as
water and sewer infrastructure. In Grain Valley, it is crucial
to have well-established infrastructure, including water
and sewer main lines, especially toward the boundaries
of the community, to support the emergence of new
neighborhoods. Essential public services like schools,
healthcare, and emergency services rely on infrastructure
Existing Conditions
and utilities to ensure these services adequately serve
new areas of town. This section provides an overview
of Grain Valley’s existing infrastructure and services,
as well as the potential for expanding these assets to
accommodate new developments.
Relationship to Guiding Principles

Growth Coordination Plan
Connections
Adequate and efficient infrastructure must be integrated
with future land use to ensure high-quality, coordinated
development. The Growth Coordination Plan identifies
long-term improvement areas consistent with the
growth patterns outlined in the Future Land Use Plan.
Central Core
Reliable services in the central core are crucial for
business operations, quality of life for residents, and
long-term sustainability. To maintain and enable future
growth in the central core, the Growth Coordination
Plan highlights opportunities to improve infrastructure.
Community
Connecting communities also requires planning for
various infrastructure and utilities. Coordinating with
neighboring jurisdictions and private utility providers
will ensure Grain Valley community members are well
connected to essential services.
127
EXISTING CONDITIONS
Components of Infrastructure
Figure 6.2 presents the key components to a community’s infrastructure system. Infrastructure impacts many day-to-
day activities for all residents in a community. Everything from heavy rain to brushing your teeth is accounted for in
these necessary city facilities. The primary components to infrastructure include water, sanitary sewer, storm sewer,
and private utilities. This chapter will examine the existing conditions of Grain Valley’s infrastructure and provide
recommendations to ensure the current system is able to meet demand for the projected growth and development in
Grain Valley.
Figure 6.2 Components of Infrastructure
WATER SANITARY SEWER
Water facilities transport and store our water sources Sanitary sewers are an underground system that
throughout the community to all connected households. transports sewage from houses to treatment facilities.
Water towers, water mains, and treatment centers are Following the cleansing process, the treated water is
often affiliated features to water facilities. often returned to waterbodies in the area for reuse.

EXISTING CONDITIONS
STORM SEWER PRIVATE UTILITIES
Stormwater infrastructure works to remove any excess Private utilities include everything not operated by the
flow from the built environment, including our roads, to City. Utilities such as natural gas, internet or fiber optic,
allow for continued use of the space. Often, stormwater electric, and waste services fall into this category.
detention and retention centers are constructed as both
an infrastructure component and recreational facility.
129
EXISTING CONDITIONS
Water
The Grain Valley Water Department coordinates
operations with two providers to satisfy water demands.
Approximately 60% of the City’s water supply comes from
the City of Independence and 40% from the Tri-County
Water Authority (TCWA). These suppliers extract water
from the Missouri River, treat it, and distribute it across
various water distribution systems in the area. The City of
Independence Water Department serves approximately
250,000 individuals, including residents of Independence
and wholesale customers. Their water is primarily
derived from the Courtney Bend Water Treatment Plant
located in the City of Sugar Creek on the south side of
the Missouri River. TCWA supplies water to a significant
portion of Grain Valley and Blue Springs, as well as 15
other nearby communities that rely on their water
treatment facility. The TCWA facility is located just north
of the City of Atherton on the south side of the Missouri
River.
Figure 6.3 shows the existing water infrastructure in

Grain Valley today by the size of the water main. General
practices for modern water systems recommend water
mains be no smaller than 8 inches in diameter. The map
highlights some specific areas, such as historic Grain
Valley and Monkey Mountain, that do not meet this
recommendation in red. It should be noted that the City
of Grain Valley is scheduled to replace the water mains
along Front Street, in historic Grain Valley, in conjunction
with a street paving project in 2024. The City should
consider additional areas for replacement, especially
when it can be paired with other infrastructure upgrades,
to increase flow and capacity of the water supply system.
Some water mains shown in Figure 6.3 are highlighted in
grey due to these areas still being under development.
The City of Grain Valley is scheduled to begin designing

an additional water tower in 2023, with construction to
begin in 2024. This new water tower will have capacity
to hold 1.25 million gallons of water and will be located
adjacent to the existing water tower along Tyer Road.
Its service area will include everything north of Blue
Branch Creek. As part of the permitting process for the
Department of Natural Resources, a model of capacity
must be conducted to understand serviceability with the
addition of the water tower.

Figure 6.3 Existing Water Mains by Diameter
MAP LEGEND
City Limits
Nearby Cities
Parcels
Undeveloped Line
2”-4” Water Main
6” Water Main
8” Water Main
10” Water Main
NORTH 12” Water Main
131
EXISTING CONDITIONS
Sanitary Sewer
Currently, the entire city is adequately served by sanitary
sewers to convey wastewater, as shown in Figure
6.4. However, both development and infrastructure
expansion to the east is limited by the Sni-A-Bar
floodplain. Sanitary sewers are very restricted in this area
to reduce adverse environmental impacts. Overcoming
technical feasibility hurdles and ensuring the system’s
long-term reliability and functionality is essential.
When expanding the sanitary sewer system, the

City’s overall approach to annexation is to wait for the
voluntary request of property owners. Engaging the
community, including residents and businesses, is crucial
to the expansion process by ensuring transparency
with growth discussions and minimizing potential
conflicts. Expanding the sanitary sewer system requires
meticulous planning to determine the optimal, cost-
efficient routing and capacity needed to serve the
new areas. Assessing the existing infrastructure,
identifying potential connection points, and ensuring
system expansions integrates smoothly into the overall
system will be a critical part of growing into the priority
annexation areas identified in Chapter 2.
The City of Grain Valley contracts use of the wastewater

treatment plant through the City of Blue Springs. The
plant is located north of Grain Valley’s city limits; however,
is majority owned by the City of Blue Springs. The two
cities share capacity within the system to service their
respective jurisdictions.
The City of Blue Springs is currently conducting a

study to examine the future capacity of the facility and
necessary improvements for their own needs. It is likely
that with the projected growth for Grain Valley, additional
capacity will need to be purchased from Blue Springs
to be able to accommodate this. The City of Grain Valley
should also consider conducting a study pending the
results of the Blue Springs study to determine next steps
and potential improvements.
The City of Grain Valley is scheduled to start work on the

Northeast Interceptor in 2023 to examine preliminary
designs and speak with local landowners, with
construction to follow. This project is located north of the
wastewater treatment plant and will assist in directing
sanitary flows to the treatment facility.

Figure 6.4 Existing Sanitary Sewer Infrastructure in Grain Valley
Wastewater
Treatment Plant
LEGEND
City Limits
Nearby Cities
Sanitary Sewer Basin
00 06
01 07
02 08
03 09
04 10
05 11
Sanitary Sewer Mains
8”
10”-12”
15”
18”-24”
NORTH 36”
133
EXISTING CONDITIONS
Storm Sewer
Storm sewers are an integral part of urban infrastructure
– helping to prevent flooding, protect property, and
maintain the safety and functionality of roadways during
rain events. Grain Valley currently has more than 34 miles
of storm sewer lines, as shown Figure 6.5.
The only City-owned facilities for stormwater detention/

retention include Butterfly Park’s Lake and Farmington
Meadows Lake.
As development continues to occur throughout Grain

Valley, the City should ensure there is ample stormwater
infrastructure and enhance the stormwater systems
where necessary. Although there is an extensive storm
sewer system in place, significant amounts of the
community are serviced by surface drain. In areas of
the Future Land Use Plan where there are more intense
uses proposed, such as business park or high-density
residential, there should be additional consideration for
regionalization of stormwater detention facilities.

Figure 6.5 Existing Storm Sewer Infrastructure in Grain Valley
MAP LEGEND
City Limits
Nearby Cities
Streams
Storm Outlets
NORTH Storm Sewer Lines
135
EXISTING CONDITIONS
Private Utilities
Private utilities play a significant role in serving cities
by providing essential services such as electricity
(Evergy), natural gas (Spire), telecommunications
(AT&T/SBC/DIRECTV and Comcast/Xfinity), and waste
management (AAA Disposal, Lies Trash Service, and GFL
Environmental). These privately-owned companies invest
in infrastructure, maintain and operate facilities, and
deliver services to meet the needs of urban communities.
Private utilities often work under regulatory frameworks
that govern pricing, service quality, and safety standards
to ensure fair and equitable access for customers.
Coordinating investments with private utility providers
contributes to meeting growing demands for utilities
while promoting economic growth and enhancing the
quality of life for residents.

EXISTING CONDITIONS
Civic Services in Grain Valley
To further serve the greater Grain Valley community, the
City and its respective organizations and departments
are taking steps to enhance their facilities. The City’s
Police Department began construction in March
2023 after voter approval from the community. The
department currently shares space with many other City
departments in City Hall and this new facility will provide
them with the necessary updates and enhancements to
maintain quality services.
Additionally, the Mid-Continent Public Library Grain

Valley branch is set to open later in Fall 2023. This new
12,500 sq.ft. facility will include a community room,
meeting rooms, children’s area, and outdoor space.
137
GROWTH COORDINATION PLAN
Infrastructure and utilities play a crucial role in Road and a lift station near the intersection of Duncan
influencing the development of cities. Well planned Road and Seymour Road. The lift station would be
and efficiently managed infrastructure, including water designed to use two pumps initially and provide for a
supply systems, sanitary sewer, storm sewer, and private third pump as development occurs. The second project
utilities, provide the backbone for urban growth. Reliable consists of extending the City’s sewer system from South
and accessible utilities such as electricity, natural gas, Middle School westward to vacant property and support
telecommunications, and waste management enable development in the southwest area of the city.
businesses to thrive, attract investments, and create job
opportunities.
Storm Sewer
The Future Land Use Plan and priority annexation As sidewalk and roadway improvements are made
areas identified in Chapter 2 establish priorities for throughout the city, stormwater management should be
infrastructure and utility improvements. The highest coordinated with transportation improvements. Streets
priority annexation area for Grain Valley is the remaining in older neighborhoods, such as west of the downtown
non-floodplain land north of I-70 to the east of the area, should be gradually upgraded to modern curb
existing city limits. The Future Land Use Plan identifies and gutter. For example, Front Street needs sidewalks,
a mix of regional commercial and medium- and high- which could be coordinated with curb and gutter
density residential in the proposed annexation area. The improvements. For streets in growth areas, hydrology
second highest priority annexation area for Grain Valley, and hydraulic analysis should be conducted to ensure
located north of the existing city limits, is identified in streets are improved to meet growth needs. For example,
the Future Land Use Plan as a mix of low- to high-density flooding issues could be addressed across Duncan Road
residential, mixed-use, and industrial developments. east of Buckner Tarsney Road. In addition to specific
Access to quality infrastructure and utilities, such as project improvements, the City should consider a
water supply, sanitation, storm sewer, electricity, and future study to assess stormwater management needs
telecommunications, will be fundamental to successful as wet and dry weather flow gradually increases with
city growth. development.
Water Private Utilities

To accommodate future growth, an additional 2.5 million To support critical, but private utility providers in the
gallons of water storage will be necessary. The expansion community, Grain Valley can encourage investment
of capacity can occur in stages as funding is available by streamlining the permitting and approval process
with the phased installation of two water storage for private utility projects and explore opportunities for
tanks, each capable of holding 1.25 million gallons. The public-private partnerships. For example, to support
location of water storage facilities should be based on the growth of remote work, telecommuting, and online
a comprehensive evaluation of factors like topography, business operations, the city should encourage greater
infrastructure layout, population distribution, and future high-speed internet access. It facilitates seamless
growth projections. Balancing these considerations communication, file sharing, and access to cloud-based
ensures efficient water storage and distribution, meeting platforms which enables individuals to work efficiently,
the water needs of the city while maintaining reliability collaborate worldwide, and engage in e-commerce
and sustainability. activities.
Sanitary Sewer
Expansion of the sanitary sewer should be focused to
support growth in the priority annexation areas. Grain
Valley has already identified two projects to expand
the system: Northeast Sewer Interceptor Phase 1 and
Southwest Grain Valley Sewer System Expansion. The
first project consists of extending sewer service to the
area east of Buckner Tarsney Road and north of Duncan
Road. The project includes gravity sewer along Seymour

Figure 6.6 Growth Coordination Plan Map
MAP LEGEND
City Limits
Planning Boundary
Nearby Cities
Water Opportunities
Sanitary Sewer Opportunities
NORTH Storm Sewer Opportunities
139
To help implement the Growth Coordination Plan and further promote the guiding principles, a series of goals, policies,
and action items have been created.
Goal
Policies
Action Items
Guiding Principles

GOA L 6 .1 Maintain a high level of service for inf rastructure and

utilities as the city grows and matures

6.1.1 Perform regular maintenance and inspections 6.1.1 Assess and inventory existing facilities and
to ensure early detection of issues and identify identify maintenance needs.
preventative repairs.
6.1.2 Establish performance standards and
6.1.2 Replace existing facilities as they become implement a monitoring system to track and
obsolete or fail to meet future service needs. evaluate the quality, reliability, and efficiency of
utility services.
141
GOA L 6 . 2 Expand the network of inf rastructure and utilities as the

city grows in accordance with the Future Land Use Plan

6.2.1 Preserve right-of-way for growth based on 6.2.1 Extend utility services into growth areas
future infrastructure needs. identified in the Future Land Use Plan,
particularly priority annexation areas.
6.2.2 Prioritize sustainable infrastructure
development, incorporating green technologies, 6.2.2 Utilize the City’s natural assets, including
energy efficiency, and resilient design. greenways and streams, to expand green
infrastructure.
6.2.3 Coordinate utility improvements with
transportation projects to ensure efficient use
of funding and construction timelines.
6.2.4 Determine appropriate system extensions to

support growth in identified growth areas
as well as to discourage development in
undesirable locations.

GOA L 6 . 3 Utilize community partnerships to maximize return

on investment

6.3.1 Encourage public-private partnerships to 6.3.1 Re-assess sanitary sewer agreement with Blue
leverage private sector expertise and resources Springs to ensure adequate accommodations
for utility infrastructure expansion. for future growth.
6.3.2 Partner with public service providers to ensure

sustainable development at the regional level.
6.3.3 Work with the Mid-America Regional Council

(MARC) and surrounding jurisdictions upstream
and downstream to address regional water
quality.
6.3.4 Continue to coordinate with neighboring

communities and public service authorities to
deliver essential services.
143

Grain Valley Comprehensive Plan

Uploaded by

Copyright:

Available Formats

Grain Valley Comprehensive Plan

Uploaded by

Document Information

Original Description:

Copyright

Available Formats

Share this document

Share or Embed Document

Sharing Options

Did you find this document useful?

Is this content inappropriate?

Copyright:

Available Formats

Grain Valley Comprehensive Plan

Uploaded by

Copyright:

Available Formats

chapter

2 chapter one | introduction Draft 7.10.23

In addition to those elements, this chapter also describes

Plan Components + Outline

Previous Plan Overview

KC for all ages

Figure 2.1 Introduction Chapter Outline

4 chapter one | introduction Draft 7.10.23

Figure 1.1 Grain Valley Comprehensive Plan Logo

Figure 1.2 Grain Valley Parks Master Plan Logo

6 chapter one | introduction Draft 7.10.23

Figure 1.3 Plan Schedule

The planning boundary is most likely broader than

8 chapter one | introduction Draft 7.10.23

Figure 1.4 Planning Boundary

Figure 1.5 Plan Process

10 chapter one | introduction Draft 7.10.23

Figure 1.6-8 Previous Plans

Figure 1.9 Guiding Principles

12 chapter one | introduction Draft 7.10.23

Participants were asked questions related to

14 chapter one | introduction Draft 7.10.23

16 chapter two | planning outside the lines Draft 7.10.23

Relationship to Guiding Principles Related Public Input

Goals, Policies, and Action Items

Figure 2.2 Existing Use Breakdown

Low-Density Residential is the most

Parks and Recreation

18 chapter two | planning outside the lines Draft 7.10.23

Figure 2.3 Existing Land Use

Commercial & Retail Growth

Growth - Opportunity & Challenge

Entry- and mid-level family homes

Prioritization: what should Grain Valley focus on?

Figure 2.7 Biggest Opportunities & Challenges Response Summary

Growth Barriers / North & South Division

Inf rastructure Capacity

Nearby City Planning Boundaries

22 chapter two | planning outside the lines Draft 7.10.23

Figure 2.8 Planning Boundary Map

Interstate 70 and Buckner Tarsney Road

Buckner Tarsney Road is the main north-south arterial

24 chapter two | planning outside the lines Draft 7.10.23

Figure 2.13 Population Projections 2021-2050

26 chapter two | planning outside the lines Draft 7.10.23

The Future Land Use Plan meets and exceeds these

Figure 2.14 Current and Target Mix Estimations

Detached Single-Family Attached Single-Family Multi-Family

CURRENT MIX 89% 9% 2%

TARGET MIX 75% 15% 10%

NEEDED 7,295 1,459 973

NEEDED 2,432 182 61

Each category has a definition and precedent imagery.

28 chapter two | planning outside the lines Draft 7.10.23

30 chapter two | planning outside the lines Draft 7.10.23

32 chapter two | planning outside the lines Draft 7.10.23

Parks and Recreation

Figure 2.15 Future Land Use Full Breakdown by Total Acres

While the Future Land Use Plan expands