Key Communities

One of our greatest assets—room to grow—has fueled a wide range of urban and suburban communities in the Kansas City region.

In the early 19th century, not long after the Louisiana Purchase, most of America west of the Mississippi River was dubbed—inaccurately, as it turned out—The Great American Desert.

But the early settlers found something in abundance here: Land, and lots of it. The ability to grow out, rather than grow vertically, has defined this region ever since. Unlike major cities of the east and south, restricted in their growth by the terrain, by the coasts and by other densely populated cities sitting in their paths, the Kansas City region contains a broad sweep of residential, commercial and industrial assets that offer a diverse range of lifestyle choices and business environments.

In addition to the big-city core—Jackson County is second only to St. Louis County in the number of residents in Missouri—Kansas City ring-ed by a number of communities that exceed 100,000 in
population. On the Kansas side, these include the urban center of Kansas City, Kan., but Overland Park and Olathe, as well, in Johnson County. On the Missouri side, Independence will be joined in that category within a few years by rapidly growing Lee’s Summit, on the southeastern fringe of the metro-
politan area.

The addition of a hugely successful retail district in western Kansas City, Kan., over the past five years means that all of those communities now offer thriving business centers of their own. Residential development, which mirrored the national decline after the housing-market crisis of 2009, is expected to return with a vengeance in those areas first as the economy rebounds.

But there’s much more to the region’s communities than its big-city core and booming suburbs. In southern Johnson County, for example, smaller cities like Gardner are experiencing a growth boom, driven in that city’s case by the move to establish the BNSF intermodal distribution facility on its northern border. To the west, Lawrence has shed its image as a strictly college town to become a residential/commercial magnet.

On the Missouri side, examples of thriving smaller communities include Lexington, Harrisonville and Richmond. As county seats, these cities have developed distinct retail districts, small industrial economies, and have positioned themselves as regional health-care centers.

While recent highway improvements have increased the number of commuters from these cities to KC, they remain important communities with their economies and identities. In fact, these towns retain the “market center” position that has historically been held by county seats. Although the convenience of superhighways has siphoned off some retail and other business to Kansas City, other services from health care to education have consolidated in these communities because of their centrality.

This is also evident further out from Kansas City. Sedalia and Marshall in Missouri or Ottawa and Leavenworth in Kansas are prime examples. Other examples, such as Baldwin City in Kansas and Warrensburg in Missouri, illustrate how these types of communities can gain additional strength from even a single, sizable employer, such as an area university or college.

Special Appeal

This combination of strong local identity enhanced with one or two major economic engines is clearly evident in the region’s larger cities. With nearly 25,000 students from the University of Kansas, Lawrence, again, is perhaps the best example.

The community clearly derives huge benefit from the students and the nearly 15,000 faculty and staff who live, work and shop primarily in Lawrence. This city also serves as a major regional retail and cultural center, and the divided, four-lane K-10 highway has helped make Lawrence a key part of the Kansas City metropolitan area. Its “college town” atmosphere and unique position between Kansas City and Topeka make it attractive for both commuters and increasing numbers of retirees or empty-nesters who appreciate the city’s cosmopolitan lifestyle.

Similar strength characterizes Leavenworth, Kan. With its internationally important U.S. Army presence at Fort Leavenworth and its attached military college, as well as state and federal prisons also in the area, Leavenworth and adjacent Lansing may have the most unique employment base in the region.

Missouri’s Warrensburg, Sedalia and Knob Noster draw similar benefits from nearby Whiteman Air Force Base. The nearly 6,000 staff, including highly trained crews and support for the B-2 Stealth bombers stationed there, add considerably to the local economies of Sedalia and Warrensburg.

Finding Their Niche

The region also boasts smaller communities that may be even more distinctive. Most have enjoyed some degree of industrial development, although retail development is the most significant economic force, often in active downtown areas.

Downtown developments—often, redevelopments aimed at reclaiming an earlier commercial heritage—are a wide-spread and dynamic trend here.

From Lexington to Harrisonville in Missouri, to Ottawa and Tonganoxie in Kansas, the area’s historic downtowns are experiencing a widespread resurgence. This type of development generally involves several categories—retail, primarily, with many small shops focusing on antiques, crafts or services. However, other key elements in the development equation invariably include historical and cultural attractions, arts and entertainment.

Like their larger neighbor Kansas City, what makes such downtown developments important is the way they strengthen the regional community. Though craft and antique shops by themselves are not major retail engines, they often bring traffic that would otherwise not tour these communities.

In the healthiest of communities, strong downtowns are but one aspect of a healthy economy. Harrisonville is a good example. Sitting on the southern edge of metropolitan Kansas City, Harrisonville has an expanding retail and light industrial base. It has a growing population, and attracts retail shoppers from nearby high-growth suburbs of Belton, Pleasant Hill and Peculiar.

Of all these communities, one of the most unique in this region may be St. Joseph. Definitely a smaller big city, it is truly separate from Kansas City, but close enough to capitalize on the metropolitan region’s strengths, including Kansas City International Airport.

It is also home to a strongly rebounding retail and industrial base, St. Joseph hosts Missouri Western State University and one of the nation’s strongest animal-science economies, highlighed by the expansion of Boehringer Ingelheim Vetmedica’s headquarters and facilities.