Chapter Two Community Profile

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Chapter Two: Community Profile
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      Chapter Two: Community Profile
      Understanding Gladstone

Historic Street’s Store at N. 69th & Campbell   Historic Acme Spring Store in 1886              Historic AO Thompson Lumber Co.

Understanding Gladstone                                                 Historical records indicate the government issued the first
                                                                        land patents in this immediate area to William Brown in
In order to plan for the future it is important to
                                                                        1823, Lazarus Wilcox in 1824, Simon Hudson in 1825, Peter
understand the community’s past, as well as issues
                                                                        Woods in 1827, and George S. Goode in 1829, and John
facing the community today. During the initial phase
                                                                        Jefferies in 1834. While it is yet unknown how long these
of the planning process existing economic conditions
                                                                        men owned this land the records show that an S. Hudson
and demographic information was summarized, and this
                                                                        sold land to Willard Winner in 1880.
information was provided at the community meetings
and throughout the planning process. This information                   Jonathon Q. Atkins came to Missouri and established his
was gathered from a variety of sources: U.S. Census                     home in the present day eastern city limits of Gladstone
Bureau, City of Gladstone, Clay County, Home Builders                   in the vicinity of N. Jackson and Pleasant Valley Road.
Association of Greater Kansas City, Kansas City Area                    The Atkins family made their home in a two-room log
Transportation Authority, and the Mid-America Regional                  cabin that was built circa 1826. The original logs can still
Council (MARC). Whenever relevant, the local Gladstone                  be seen inside the remodeled structure. As it was first
census information is compared to Clay County, other                    constructed, the house was typical frontier architecture.
similar “first suburb” communities in the Kansas City area,             Remnants of the early construction are visible through
or the Kansas City Metropolitan Statistical Area (MSA).                 hand-hewn oak laths that cover the logs that still exist to
                                                                        day. Hand-hewn wide walnut planks formed the flooring
A community survey was also conducted to help
                                                                        and five fireplaces served the family’s needs. A portion
determine priorities for the community. This Chapter of
                                                                        of the original Atkins farmstead, house, and outbuildings
the Comprehensive Plan provides a summary of these
                                                                        remain intact today and are preserved as the Historic
                                                                        Atkins-Johnson property.
Gladstone History At A Glance
                                                                        Following the Civil War Jonathon Q. Atkins and his son
Clay County has a rich history, even before the arrival of              Robert made and repaired wagons and wagon wheels.
European settlers. Prior to 1800 the area was inhabited                 Many of these wagons were used for hauling wood for
by Mississippian Native Americans and among them were                   sale as fuel. The sale of wood became a principal source of
traveling tribes of Sauk, Fox and Osage Indians. In 1804                income for former well to do Clay County citizens.
the Lewis and Clark expedition brought settlers to this
area of Missouri for the first time. Among the first settlers           In the 1880’s Willard E. Winner purchased more than
were William Brown, Lazarus Wilcox, Simon Hudson, Peter                 10,000 acres of land in Clay County including three 80
Woods, George Goode, and John Jefferies. Permanent                      acres parcels from the Hudson Family in the general area
Euro-American and African American settlers who relied                  of today’s Gladstone. Mr. Winner used 240 acres of that
solely on farming arrived after 1820. Established in                    land to found the town of Linden.
1822, Clay County originally contained trading posts that
                                                                        Linden originally encompassed an area of 44 square
outfitted pioneers and travelers heading west.
                                                                        blocks, including what today is known as Central Park,

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       Chapter Two: Community Profile
       Gladstone History At A Glance

Historic Hughes home on Antioch Road                           Historic Atkins-Johnson House, ca. 1925

which land was deeded to the town by Mr. Winner. The           Linden community leaders formed a group for their
post office was located at present-day NE 69th Street and      incorporation. Among these early leaders were Lynn Allen,
N. Campbell. Mark W. Thompson was appointed depot              Chalky Woods, “Doc” Gould, Joe Berry and others. In 1952
agent and postmaster in 1889. Area businesses included         these men beat the City of Kansas City and incorporated
a hotel, grocery and drug store, lumberyard, livery stable,    the City of Gladstone six hours before Kansas City was to
and blacksmith shop. By 1895 the town had 400 people.          annex the town of Linden.
The boundaries of Linden were Fair Ground Boulevard (N.        The original incorporated area of Gladstone encompassed
Oak Tfwy) on the west, Van Buren Avenue (N. Troost) on         eight square miles and was bounded by present day
the east, Thirteenth Street (NE 72nd Street) on the north,     Englewood Road, N. Broadway, NE 76th Street, and N.
and Fourth Street (NE 67th Street) on the south.               Jackson Avenue. The city boundaries have changed only
                                                               slightly since the 1952 incorporation. In 1959 the City of
The Quincy, Omaha, and Kansas Railroad (OK Railroad)           Kansas City annexed entirely around Gladstone to the
conducted four stops through Linden daily. The Linden          east, west, and north. As a result, Gladstone was limited
Depot was physically located in the area that is now           from future outward expansion of its city limits.
Central Park, and the town’s commercial area contained
several businesses. At one point the train ran through         In 1953 the City of Gladstone elected its first City Council
Linden four times a day. Also running through this area in     and Jack Riggs served as the first mayor. The City Manager
early 1900s was the Jefferson Highway. Marked only by a        form of government was adopted in 1961. Cole Hendrix
blue band on a white background painted on trees and           served as the first City Manager and Paul Degenhardt was
posts along the road, this “highway” traversed the land        the first mayor under the new form of government.
from New Orleans, Louisiana to Winnipeg, Canada.
                                                               Growth in Gladstone was greatly stimulated in the 1960’s
In 1950, the City of Kansas City annexed land north of         by construction of water and sanitary sewer facilities. In
the City of North Kansas City to present day Englewood         the 1970’s major roadway improvements also promoted
Road. It was in 1951 the people of Linden began to meet        new development in the community. In 1987, Oakwood
and discuss the future of the community. Not wanting           Manor consolidated into the City of Gladstone.
to be a part of Kansas City and fearing annexation,

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    Chapter Two: Community Profile
    Population Trends and Characteristics

Population Trends and Characteristics                       Key Planning Issues
Since its incorporation the city has never experienced       •	   The average household size in Gladstone decreased
a population decline, unlike other “first suburbs” in the         substantially over the past 50 years, and the projected
Kansas City area. The 2000 Census reported the city’s             average by 2030 is about 2 persons per household.
population grew 0.5 percent from 1990, reaching 26,365       •	   New housing units will be needed in Gladstone to
residents. Since 2000, the Census Bureau estimates                accommodate the existing population with smaller
                                                                  household sizes, as well as new population growth.
growth has been a strong 4.5 percent resulting in a 2006
population of 27,542 (Table 2.1). Population projections     •	   Population losses have been experienced in various
                                                                  neighborhoods dispersed throughout the city, most
by the Mid-America Regional Council anticipate continued          likely due to smaller household sizes.
population growth in Gladstone through 2030, when
                                                             •	   Population growth in Gladstone has occurred
the city’s population is expected to reach nearly 29,000.         primarily in the eastern portions of the city, where new
While Gladstone has maintained a stable and growing               neighborhoods are still being constructed.
population, Census information indicates the community       •	   A relatively stable housing stock and newly developing
has also experienced a change in the composition of               subdivisions in Gladstone have helped offset
community residents similar to other “first suburbs” – an         population losses in other areas of the city.
aging population and smaller household sizes.                •	   Gladstone has an older population. In 2000 the city’s
                                                                  median age was 40 years, while the national average
Table 2.1 Gladstone Population                                    was 35.3.
                                              Persons per    •	   Gladstone has a larger number of residents between
Year            Population Households          Household          the ages of 35 and 54, nearly one-third of the city’s
1952 est.           2,500          n/a                n/a
1960               14,502       3,783               3.83     •	   The community’s 2000 median household income of
                                                                  $46,333 was similar to the median for the Kansas City
1970               23,128       6,869               3.36          metropolitan area, but slightly lower than Clay County
1980               24,990       9,234               2.69          as a whole. From 2000 to 2007, the median household
1990               26,243      10,535               2.46          income in Gladstone is estimated to have increased by
                                                                  about 12 percent to approximately $52,000.
2000               26,365      11,484               2.27
                                                             •	   Gladstone’s average household size of 2.27 persons
2006 est.^         27,542      12,220               2.23          is also noticeably smaller than the county and
2010 proj.*        27,775      12,528               2.19          metropolitan area, as well as the US average of 2.59
2020 proj.*        28,359      13,299               2.11          persons per household. The smaller household
2030 proj.*        28,942      14,070               2.04          size may be largely attributed to the city’s higher
                                                                  population of older residents.
Source: U.S. Census Bureau                                   •	   According to the 2000 Census, residents of Gladstone
^ Population is 2006 Census estimate; households is BWR           are somewhat more likely to have graduated from
   estimate based on persons per household trends                 high school or to have attended some college
* Derived from RCA 2030 projection                                than residents of Clay County and the Kansas City
                                                                  metropolitan area as a whole.

CITIZENS             MAK ING             A    DIFFERENCE                                                                  2- 3
       Chapter Two: Community Profile
       Existing Land Use
                                     Gladstone Existing Land Use

                                 Other, 3.2%               Two Family, 1.3%
                    Multifamily, 5.9%

                Vacant, 6.6%

           Public, 7.4%

                                                          Single Family, 51.7%

  Commercial, 7.5%

          Right-of-Way, 16.4%

                                        Existing Land Use                                  There are 29 different neighborhoods
                                                                                           in Gladstone to choose from with a
                                        Over half of the land area in Gladstone consists   wide range of housing options. The
                                        of single-family residential development,          community has housing styles including
                                        with an additional 7 percent developed with        cozy ‘California Bungalow’ or a gabled
                                        two-family and other multifamily uses. Public      English Tudor, newly constructed
                                                                                           homes, and charming 50’s classics.
                                        right-of-way is the second largest existing land
                                        use category in the city. Public facilities such
                                        as parks and other city owned properties, and
The Gladstone park system contains      commercial uses account for much smaller
over 333 acres throughout the           overall land area. The Existing Land Use map
community.                              identifies existing land use in Gladstone.

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 Chapter Two: Community Profile
 Existing Land Use

       Chapter Two: Community Profile
       Key Planning Issues

  Housing Construction                                                           Key Planning Issues
  The annual average number of housing units constructed                          •	   Approximately 25 percent of the city’s housing stock
  in Gladstone has steadily decreased since the 1970s,                                 was constructed prior to 1960.
  which reflects the smaller amount of vacant land available                      •	   Slightly over 50 percent of Gladstone’s overall
  for development in the city.                                                         housing stock was constructed in the twenty year
                                                                                       period between 1960 and 1980.
                Annual Average Housing Construction                               •	   Neighborhoods with the oldest housing stock are
                            (by Decade)                                                located on both sides of the North Oak corridor, as
          350                                                                          well as south of NE 67th Street. Many of these older
                  316    306                                                           neighborhood areas have experienced little or no
          300                                                                          new housing construction since the 1970’s.
                                                                                  •	   The eastern portion of the city includes a majority of
                                                                                       the newer residential developments in the city.
          200                                                                     •	   The 2000 Census reported Gladstone had stable
                                          174                                          housing occupancy of the overall housing units in the
          150                                                                          city, with the lowest percentage of vacant housing
                                                                                       units in the county.
          100                                                                     •	   The City had a smaller average household size in both
                                                                                       owner-occupied and renter-occupied housing units
           50                                                                          than did the county and metropolitan area.
                                                                                  •	   The 2007 estimated median value of owner-occupied
                                                                                       units is approximately $133,000. The neighborhoods
                  1960's         1970's   1980's   1990's   Since 2000
                                                                                       with the newer housing stock in the eastern portion
           Source: City of Gladstone
                                                                                       of the city generally have higher residential property
                                                                                       values than the older areas of the city.
  Since 1991, Gladstone has issued building permits for the
  construction of 1,153 new housing units, approximately
  one-third of which were multifamily dwelling units.
  Multifamily housing includes a variety of rental or owner-
  occupied attached housing types. Since 2000, Gladstone
  has averaged almost 70 housing units constructed
  annually. However, there have been wide variations in
  the number of housing units constructed from year to
  year. In 2002, there was a significant one-year increase
  in multifamily dwelling units due to the construction of
  the Englewood Vista-Senior housing development (154
  units) and North Haven Condos (18 units). In 2005, only 7
  dwelling units were constructed citywide.

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       Chapter Two: Community Profile
       Community Survey

Community Meeting attendees                       Small break-out groups                              Open house sessions

Community Survey                                                           The community survey helped guide the planning process
The planning process included a number of community                        and identified issues most important to the citizens
meetings and opportunities for community involvement                       of Gladstone. Overall, the survey found the residents
which served as the guiding force in the decision-making                   were extremely positive when questioned about their
process. To assist in this process an opinion survey was                   perception of life in Gladstone and their satisfaction with
conducted during August 2007 by the ETC Institute with                     the quality of services provided by the City.
residents of Gladstone to obtain opinions and priorities for                 •	   86 percent of Gladstone residents rated the quality of life
community planning issues, as well as levels of satisfaction                      in Gladstone as “excellent” or “good”.
with city services (Ref. Appendix A). The survey results                     •	   The survey found levels of satisfaction with most city
provided an invaluable comparison of citywide opinions                            services were equal to or higher than the levels of
with those obtained during the facilitated community                              satisfaction in most other communities in the Kansas City
                                                                                  metropolitan area surveyed by ETC Institute.
workshops. The seven-page survey:
                                                                             •	   85 percent of residents rated the quality of services offered
  •	   was mailed to a random sample of 1,500 households in                       in Gladstone as “excellent” or “good”.
                                                                             •	   The highest levels of satisfaction were with the quality of
  •	   had a response rate of 33%, with 505 households                            ambulance services, the quality of parks and recreation
       completing the survey (308 by mail and 197 by                              programs and facilities, and the quality of police services.
       phone); and                                                                The city services in which residents were less satisfied were
  •	   had a 95 percent level of confidence with a precision of at                the enforcement of city codes and ordinances, and the
       least +/- 4 percent.                                                       maintenance of streets, buildings, and facilities.
                                                                           A significant benefit of the community survey was
                                                                           the ability to obtain feedback from residents about
                                                                           community planning issues identified through discussion
                                                                           with the Steering Committee, key community stakeholder
                                                                           interviews, and issues identified through previous
                                                                           community initiatives. The survey included specific
                                                                           community planning questions related to:
                                                                             •	   economic development and shopping patterns;
                                                                             •	   transportation;
                                                                             •	   housing and neighborhood assistance revitalization;
                                                                             •	   major corridors revitalization, enhancement, and design
                                                                                  guidelines, and
                                                                             •	   community investment priorities.

CITIZENS                 MAK ING              A     DIFFERENCE                                                                            2- 7
       Chapter Two: Community Profile
       Key Survey Findings

          How Often Do You Or Members Of Your
   Key Survey Findings
     Household Shop For These Goods In Gladstone?
                                                                                                                                 Why Do You Go Elsewhere for These
                      by percentage of respondents who rated the item as a 1 to 5 on a 5-point scale
                                                                                                                                 Goods and Services?
                                                                                                                                 by percentage of respondents who responded "seldom" or "never" when asked if they shopped
                      Gasoline                                                                     93%                           for these goods and services in Gladstone.
                     Groceries                                                                    93%                          Clothing/accessories                                   83%              6% 11%
              Pharmacy items                                                                     90%                        Other home electronics                                 71%           11%     18%
    Hardware/building supplies                                                                84%                        Hardware/building supplies                               68%          10%      22%
     Plants/gardening supplies                                                              80%                                   Major appliances                               66%          11%      23%
                  Restaurants                                                            73%                                           Restaurants                                  75%          1%    24%
   Automobile parts or services                                                         71%                                        Books/cds/dvds                                 68%          7%      25%
                  Dry cleaning                                                       65%                                                  Furniture                              64%         8%       28%
                      Hair care                                                     64%                                   Plants/gardening supplies                             62%        10%        29%
             Doctor or Dentist                                                    59%                                                    Groceries                32%              32%              35%
         Clothing/accessories                                                    57%                                               Sporting Goods                      53%             7%          40%
              Books/cds/dvds                                                   53%                                                  Office supplies                    54%             6%          40%
                Office supplies                                                52%                                                        Gasoline              21%          32%                 46%
       Other home electronics                                                48%                                                          Hair care                 40%          11%            49%
             Major appliances                                              43%                                          Automobile parts or services                39%         8%             53%
               Sporting Goods                                     33%                                                              Pharmacy items               23%       20%                 58%
                      Furniture                                  31%                                                              Doctor or Dentist                35%      1%              65%
                                     0%             20%             40%           60%           80%         100%                      Dry cleaning            14% 8%                    78%
                                                                                                                                                         0%             20%             40%         60%           80%           100%
                                                                  Always (4)    Sometimes (3)
                                                                                                                                                              Better selection elsewhere        Cheaper elsewhere       Other
 Source: ETC Institute DirectionFinder (August 2007 - Gladstone , MO)
                                                                                                                      Source: ETC Institute DirectionFinder (August 2007 - Gladstone , MO)

   As Part Of the Revitalization Process, Areas That Are Now                                                                    Which Of the City's Corridors Should Be
   Residential Could Be Expanded to "Mixed Use." If the Design and
   Character Of the Neighborhood Was Preserved, How Supportive
                                                                                                                                Considered For Redevelopment First
                                                                                                                                                                 by percentage of respondents
   Would You Be
                                               by percentage of respondents                                                                                         North Oak
                                    Somewhat supportive

                                                                                         Very supportive

                                                                                                                                                                                                          Not provided
                    Not sure                                                                                                       72nd street
                     24%                                                                                                              7%

                                                                                                                                                                            N. Antioch
                                                                                Not supportive                                                                                 31%
                                                                                    32%                              Source: ETC Institute DirectionFinder (August 2007 - Gladstone , MO)
   Source: ETC Institute DirectionFinder (August 2007 - Gladstone , MO)

            Community Investment Areas That Are                                                                             How Supportive Would You Be Of the City
            Most Important For The City to Pursue                                                                           Rezoning Under-Utilized Land In The Community To
                by percentage of respondents who selected the item as one of their top two choices                          Encourage Redevelopment
                                                                                                                                                                  by percentage of respondents

                 Maximize attention to the environment                                 38%
                                                                                                                                                                                              Very supportive
 Development design standards for commercial areas                                34%                                                                                                              28%

                                                                                                                        Somewhat supportive
     Provide assistance to homeowners for repairs                                 34%

            Add attractive elements to major roadways                       21%
                                                                                                                                                                                                      Not supportive
          Pursue additional linkages to regional transit                    20%                                                                                                                            12%

                      Design standards for public areas                   15%
                                                                                                                                                                        Not sure
                                                            0%            20%     40%        60%      80%                                                                 29%
                                                                          1st Choice    2nd Choice
Source: ETC Institute DirectionFinder (August 2007 - Gladstone , MO)                                                Source: ETC Institute DirectionFinder (August 2007 - Gladstone , MO)

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