Belton Comprehensive Plan - Analysis Review Meeting - August 28, 2023

Belton
Comprehensive Plan
Steering Committee
Analysis Review Meeting
August 28th, 2023
Meeting Agenda
01. Project Scope + Schedule Overview
02. Logo + Website Reveal
03. Physical Profile
04. Infrastructure + Transportation Overview
05. Market Analysis
06. What’s Next?

05. Market Analysis
06. What’s Next?
01 Project Scope & Schedule

Project Scope
« Five phase process
WE ARE HERE BRAINSTORMING
Phase One Phase Two Phase Three Phase Four Phase Five
Existing Public and Establishment of Draft Plan + Final Plan +
Conditions Stakeholder Vision, Goals, + Key Evaluation Adoption
Assessment Engagement Recommendations
Project Scope
Phase One – Existing Conditions Assessment
« Pre-Kick-Off Meeting with City Staff / June 20, 2023
« Communications and Public Outreach Plans
« Kick-Off Meeting with Steering Committee / July 31, 2023
« Data Gathering and Existing Conditions Analysis
« Project Branding
« Project Website Launch
« Analysis Review Meeting with Steering Committee / August 28, 2023
« Analysis Review Joint Workshop with Planning Commission + City Council /

August 31, 2023
Project Schedule
Big Picture Schedule
WE ARE HERE
05. Market Analysis
06. What’s Next?
02 Logo + Website Reveal

Logo Reveal
Website Launch
https://engage.thinkconfluence.com/belton-comprehensive-plan
05. Market Analysis
06. What’s Next?
03 Physical Profile
Physical Profile
Base Map Kansas City Grandview
« 14.25 square miles
« Incorporated in 1872
« Located in the
southern portion of the
KC Metro
« Loch Lloyd, Grandview, Loch Lloyd Raymore

and Raymore are
immediate neighbors
Physical Profile
Existing Land Use Map Kansas City Grandview
« Predominantly a
residential-based
community
« Commercial uses located

along main corridors in
town
« Several public/semi- Loch Lloyd Raymore

public uses
Physical Profile
Existing Land Use Map
Low-Density Residential 35.4%
Ag + Open Space 31.2%
Commercial 8.2%
Public/Semi-Public 7.6%
High-Density Residential 4.6%
Parks and Recreation 5.2%
Medium-Density Residential 2.6%
Business Park 2.2%
Planned Residential 1.7%
Industrial 1.4%
0% 5% 10% 15% 20% 25% 30% 35% 40%
Land Use Fun Fact: Of Belton’s estimated

618 acres, 13% of it is occupied by churches
Physical Profile
Existing Residential Kansas City Grandview
Land Use Map
Loch Lloyd Raymore

Physical Profile
Residential Total Values Kansas City Grandview
« Average: $155,643
« Historic homes in the

core of Belton have lower
values
Loch Lloyd Raymore

Physical Profile
Streams + Waterbodies Kansas City Grandview
« Only Type 2 Intermittent

Streams present in the
community
« Waterbodies: lake/ponds
Loch Lloyd Raymore

Physical Profile
Parks and Recreation Kansas City Grandview
« Recommended Level of
Services – 10.5 acres/ 1,000
residents
« Belton’s existing LOS: 9.8 Markey Park Wallace Park
« Incorporation of trails at
existing parks Somerset Park
Cimarron Trails Park

Loch Lloyd Raymore
Country View Park

Smoot Peace Park
Memorial Park
Cleveland Lake +
Dryden Arboretum
05. Market Analysis
06. What’s Next?
04 Infrastructure + Transportation
Infrastructure Overview
Water Infrastructure
« Water is currently
purchased from KCMO-
sourced from the Missouri
River
« Currently 150 miles of

water lines
« Service trunks include N

Scott Ave, 58 Highway, and
branches out with
significant capacity to
Markey Business Park.
Stormwater
Infrastructure
« Currently 60 miles of storm
sewer lines
« City has been investing in

curb and gutter to better
handle storm waters.
« Can build on this with
more storm sewers,
especially in older
parts of town (Old
Towne Belton, West
Belton, and Hardee
Meadows areas)
Sanitary Sewer
Infrastructure
« Currently 136 miles of
sanitary sewer lines
« Divided into two basins

« Roughly half flows to
Belton’s wastewater
treatment facility
« The other half flows to
the Little Blue Valley
Sewer District
treatment facility
Transportation
Infrastructure
« Currently more than 122
linear roadway miles within
city limits
« I-49 AADT (between 155th

and 163rd) = 86,689
« North Scott Ave AADT

(between 155th and 58
Highway) = 9,939
« 58 Highway AADT
(Between N Scott and
163rd) = 17,537
05. Market Analysis
06. What’s Next?
05 Market Analysis
Market Analysis
Today’s Topics
« Demographics
« Housing Market & Demand
« Employment & Commercial Markets
« Next Steps
Market Analysis
Key Questions for Belton
« How has Belton changed over the years? In
terms of population, age, household
composition, income, etc.?
« How much growth can Belton expect by 2050?

In terms of population, housing and
employment?
« Where should this growth be concentrated?

Infill vs greenfield
« What are the regional and local trends in the

housing market? In terms of supply, cost, and
competition?
« What is the potential for new commercial

development in Belton? For retail and
otherwise?
Market Analysis
Belton in the Kansas City Region
Belton is situated at the southern
edge of Kansas City’s urbanized area.
It sits at the northern edge of Cass
County alongside growing suburbs
Raymore and Peculiar, while the
southern part of the county is more
rural.
Data for regional peer communities
Raymore, Peculiar, Grandview, Blue
Springs, and Parkville (highlighted in
left) are included throughout the
following analysis.
BELTON
CASS COUNTY
Demographics
Market Analysis - Demographics
Population Growth
BELTON POPULATION, 1960-2020 ANNUAL POPULATION CHANGE 2010 – 2022 (EST.)

US DECENNIAL CENSUS, 1960-2020 US DECENNIAL CENSUS, 2022 CENSUS POPULATION ESTIMATES
30,000 12.0%
3.7%
25,420
Average Annual Growth Rate

25,000 23,953 10.0%
23,116
21,730
20,000 8.0%
Population
2.2%
15,000 6.0%
1.9%
10,000 4.0%
1.0%
5,000 2.0% 0.8%
0.7%
0.4%
- 0.0%
1960 1970 1980 1990 2000 2010 2020 2022
Population Average Annual Growth Rate BELTON PECULIAR PARKVILLE RAYMORE GRANDVIEW BLUE KANSAS
SPRINGS CITY MSA
Growth was modest through the Belton has grown at a similar rate to the Kansas
2000s, but has seen an annual growth City metro, but at a slower rate than nearby
rate of 3% since 2020 Peculiar and Raymore since the 2010 U.S. Census
ESTIMATED BELTON POPULATION GROWTH, 1990-2050
Population Growth
35,000 HIGH: Population
Growth at 2010-2022
If Belton maintains Rate
its annual 2010-2022 30,375
growth rate of 0.8%,
it will grow by nearly 30,000
5,000 people by 2050 29,756 MEDIUM:

2023 Population: Linear
25,420
27,839
25,000 LOW: Share of
County Growth
20,000
15,000
1990 2000 2010 2020 2030 2040 2050
Source: Decennial Census, 2022 Census Population Estimates, Missouri Office of Administration 2030 County
Population Projection, LCG
Populations by Age
ESTIMATED POPULATION BY AGE BRACKET MEDIAN AGE
AMERICAN COMMUNITY SURVEY, 2021 5-YEAR ESTIMATES, TABLE DP5 AMERICAN COMMUNITY SURVEY, 2021 5-YEAR ESTIMATES, TABLE DP5
BELTON 28% 20% 25% 21% 6%

40.8 40.8
PECULIAR 28% 20% 26% 20% 5% 39.9
PARKVILLE 29% 15% 28% 24% 5%
37.6
RAYMORE 28% 15% 27% 22% 8%
36.8
36.3 36.4
GRANDVIEW 26% 23% 24% 21% 5%
35.4
BLUE SPRINGS 29% 19% 26% 21% 5%
CASS COUNTY 27% 17% 25% 24% 7%
KANSAS CITY MSA 26% 20% 26% 22% 6%
Children & Teens (Under 20) Young Adults (20-34) Middle Age (35-54)
Older Adults (55-74) Seniors (75+)
Belton is slightly younger than the County, Belton has aged slightly since 2010, though
Metro, and most surrounding communities. it is still younger than most of the KC Metro.
Populations by Race & Ethnicity
ESTIMATED POPULATION BY RACE & ETHNICITY
AMERICAN COMMUNITY SURVEY, 2021 5-YEAR ESTIMATES, TABLE DP5
8.9% 7.7% 6.8% 6.1% 7.2% 4.7% Hispanic or Latino

3.2% 9.4%
4.0% 4.3% 14.2% 3.0%
3.9% 4.0% 4.1% 3.5%
2.8% 2.3% 7.9%
4.3% 10.3% 5.0% Two or more races
11.9%
Some other race alone
34.0%
Native Hawaiian and Other
Pacific Islander alone
Asian alone
85.5% 82.5% 86.5%
81.1% 77.4% 80.2%
71.5%
American Indian and Alaska
Native alone
44.2% Black or African American
alone
White alone
BELTON PECULIAR PARKVILLE RAYMORE GRANDVIEW BLUE SPRINGS CASS COUNTY KC METRO
The city is less racially diverse than the metro and peer communities such as
Grandview but is more racially diverse than the county overall.
Belton Comprehensive Plan Update | Existing Conditions DRAFT 31
Market Analysis
EDUCATIONAL ATTAINMENT IN BELTON WITH REGIONAL COMPARISONS
AMERICAN COMMUNITY SURVEY, 2021 5-YEAR ESTIMATES, TABLE DP2
6% 4% 7% 9%
Educational Attainment 12% 11%
14%
15%
18% 30% 14%
19%
• Belton has somewhat lower 22% 22%
10%
rates of formal education 9%
9% 24%
attainment than the regional: 9%

9%
11%
• Bachelor’s Degree or higher: 25%
26%
8%
27%
• Belton: 24% 25%
43%
27%
• Peculiar: 19% 27% 22%
• Parkville: 73%
• Raymore: 34% 35%
34%
34% 5%
32%
• Grandview: 21% 27%
25%
24%
14%
• Blue Springs: 33%
• Cass County: 28% 6%
11% 7% 10%
7% 7%
5% 5%
1%
• KC Metro: 38% BELTON PECULIAR PARKVILLE RAYMORE GRANDVIEW BLUE SPRINGS CASS COUNTY KC METRO
Less than High School High School/GED Equivalent Some College

Associate's Degree Bachelor's Degree Graduate or Professional Degree
Household Composition HOUSEHOLDS BY COMPOSITION
US DECENNIAL CENSUS 2020, TABLE DP1
• Belton’s Household Size: 2.53

5,012
• Cass County: 2.58
• Missouri: 2.46 4,159
• One or more Children: 30%
• Cass County: 30%
• KC Metro: 28%
• One-Person Head of Households: 45%
With Children,
2,046
• 65 living alone: 11% Over 65,
1,048
• Single-Parent households: 8%
• Cass County: 6% With Children,
732
• Missouri: 7% Couple Households One-Person Households

Household Size
BELTON HOUSEHOLD SIZE NUMBER OF BEDROOMS IN BELTON HOUSING UNITS

AMERICAN COMMUNITY SURVEY 2021 5-YEAR ESTIMATES, TABLE S2501 AMERICAN COMMUNITY SURVEY 2021 5-YEAR ESTIMATES, TABLE DP04
Studio/1
Bedroom, 6%
4+ People, 1 Person, 4+ Bedrooms,

23% 25% 22%
2 Bedrooms,
17%
3
People,
17%
2 People,
35% 3 Bedrooms,
56%
Over half of Belton’s households are made up There is potential demand of smaller units shown by
of one or two people the comparatively small proportion of one and two
bedrooms relative to household size
Household Tenure
TENURE IN BELTON WITH REGIONAL COMPARISONS, 2020 CHANGE IN THE NUMBER OF HOUSEHOLDS BY TENURE
US DECENNIAL CENSUS, TABLE DP1 2000 – 2020
US DECENNIAL CENSUS
58.4%
19% 22%
27% 24%
31%
37% 36%
52%
41.4%
81% 78% 25.0%

73% 76%
69%
64% 64%
17.3%
48% 15.4%
-0.1%
BELTON PECULIAR PARKVILLE RAYMORE GRANDVIEW BLUE CASS KC METRO
SPRINGS COUNTY ALL HOUSING OWNER RENTER ALL HOUSING OWNER RENTER
Owner-occupied Renter-occupied BELTON KC METRO
Belton’s has a higher proportion of renters Renter-occupied housing has grown faster
(37%) compared to most peer communities than the metro average.
Ownership has remained flat.
Household Income
BELTON MEDIAN HOUSEHOLD INCOME WITH REGIONAL COMPARISONS, BELTON AND CASS COUNTY INCOME DISTRIBUTION, 2021
2010-2021 AMERICAN COMMUNITY SURVEY 2021 5-YEAR ESTIMATES, TABLE B19001
AMERICAN COMMUNITY SURVEY 5-YEAR ESTIMATES, TABLE S2503
18%
$80,000
16%
$75,000 Belton
14%
Cass County
$70,000 12% Belton
Missouri
$65,000
10% Cass County
8%
$60,000
6%
$55,000 4%
2%
$50,000
0%
$45,000
< $10,000
$10k - $15k
$15k - $20k
$20k - $25k
$25k - $30k
$30k - $35k
$35k - $40k
$40k - $45k
$45k - $50k
$50k - $60k
$60k - $75k
$75k - $100k
$100k - $125k
$125k - $150k
$150k - $200k
$200k +
$40,000
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021
Belton incomes have increased over the past Belton is mostly a middle-income city — with
decade (with a slight dip in 2019) at similar fewer very low-income residents or residents
rates to the state and county making over $100,000 than the county
Household Income
PER CAPITA INCOMES IN BELTON WITH REGIONAL COMPARISONS, 2021 MEDIAN HOUSEHOLD INCOME BY TENURE IN BELTON, 2010-2021
AMERICAN COMMUNITY SURVEY 2021 5-YEAR ESTIMATES, TABLE DP03 AMERICAN COMMUNITY SURVEY 2021 5-YEAR ESTIMATES, TABLE S2503
$36,072
$74,610 $76,924
$67,213
$60,097 $61,043
$56,387 $54,814
$33,770 $50,422
$46,262
$37,188
$32,300
Belton (All Belton (Ownership Belton (Renter Cass County Missouri

Households) Households) Households)
Belton Cass County Missouri 2010 2021
Per capita (per person) incomes are lower Median household incomes have risen 33%
in Belton than regional and state since 2010 compared to 28% in the county.
averages.
• Owner-occupied: 32% increase
• Renter-occupied: 47% increase
Household Income/Wages REGIONAL INCOME, 2020
US CENSUS LEHD ON THE MAP, BUREAU OF LABOR STATISTICS
• This map shows both residential

density and wage levels across
the metro.
• Higher wages are skewed
towards the suburban edges,
especially to the west, north, and
southeast.
• Though wages are higher in
southern suburbs compared to
central city, density is far lower

Housing Market & Demand
Market Analysis – Housing Market
Housing Production
TYPES OF HOUSING PERMITTED BY JURISDICTION 1992 - 2021

US DEPT OF HOUSING AND URBAN DEVELOPMENT, 2021
BELTON RAYMORE GRANDVIEW CASS COUNTY
4,310 8,196 1,749

TOTAL TOTAL TOTAL 22,840
UNITS UNITS UNITS TOTAL
UNITS
Single family units

2-4 units
5+ units

TYPES OF HOUSING PERMITTED IN BELTON 1992 - 2021
Housing Production US DEPT OF HOUSING AND URBAN DEVELOPMENT, 2021
800
700
600
500
400
300
200
Single family units
2 units
3-4 units 100
5+ units

Housing Cost
HOME SALES PRICE AND MULTIFAMILY RENT IN BELTON, 2012-2022 CHANGE IN RENT, HOME VALUE, AND INCOME IN BELTON, 2010-2021
REDFIN (SALES DATA), COSTAR (RENT DATA) AMERICAN COMMUNITY SURVEY 2021 5-YEAR ESTIMATES, TABLES S2503, DP04, ZILLOW
$300,000 $1,200 20%

Average Multifamily
Rent Per Unit $974 15%
$250,000 $1,000
Average Multifamily Rent Per Unit

10%
Average Home Sale Price
$200,000 $800
$242,719 5%
$150,000 $600
Average 0%
Home Sale
Price
$100,000 $400 -5%
-10%
$50,000 $200
-15%
$0 $0 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021
2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022
Median Gross Rent Zillow Home Value Index Median Household Income
Home sale prices have more than In recent years, home values and rents have
doubled since 2012, with rents showing a both outstripped household income growth.
more moderate increase.
Housing Affordability
MEDIAN HOUSING AFFORDABILITY IN BELTON, 2021 HOUSING AFFORDABILITY AT DIFFERENT INCOME LEVELS, BELTON 2021
AMERICAN COMMUNITY SURVEY 2021 5-YEAR ESTIMATES, TABLE S2503, REDFIN, FREDDIE MAC, LCG AMERICAN COMMUNITY SURVEY 2021 5-YEAR ESTIMATES, TABLE S2503, REDFIN, FREDDIE MAC, LCG
$300,000 $400
Household Income ($1,000s) House Price ($1,000s) $361
$250,000 $242,331 $350

$215,713
$300
$200,000 $270
Median Sales
$250
Price ($215K)
$150,000
Average $200 $180
Home Sale
$100,000 Price Median
$150 Household
$67,213
$59,830 Income ($67K)
$100
$50,000 $100 $90
$75
$50
$50
$- $25
Median Household Income Needed To Median Sales Price Maximum Home Price
Income (2021) Afford Median Home (2021) Affordable to Median $-
Household
In 2021, the average Belton household ($67,213 MHI) The average household can afford a more expensive
could afford the average home ($215,713 sales price). home than what’s currently available in Belton.

% HOUSEHOLDS BY
Cost Burdened Households INCOME BRACKET:
A majority of households with

COST BURDENED HOUSEHOLDS BY INCOME BRACKET
incomes under $35,000, 20% of AMERICAN COMMUNITY SURVEY 2021 5-YEAR ESTIMATES, TABLE S2503, B19001
City households, are estimated

44%
to be cost-burdened in Belton,
$75,000 or more
or to spend more than 30% of
income on rent and utilities.
Belton
Levels of cost burden are slightly $50,000 to $74,999

KC Metro
higher among lower-income
households compared to the 22%
$35,000 to $49,999
metro.
$20,000 to $34,999
15%
12% Less than $20,000
8% 0% 20% 40% 60% 80% 100%

Single Family Housing Production
• Belton has seen fewer new single-family
homes built compared to its neighbors.
• 20 homes built and sold in the last two
years.
SALES OF RECENTLY-BUILT (2021 - 2022)

SINGLE FAMILY HOMES
REDFIN, 2023
204
157
91
61
20 21
Built 2021
Built 2022 - Present
Belton Peculiar Parkville Raymore Grandview Blue Springs

• Housing in Belton is mostly priced in the

$300,000 to $400,000 range.
• The highest value housing is being built in
Raymore and Parkville.
AVERAGE SALES PRICE

NEW CONSTRUCTION (2021 - 2022) HOMES
REDFIN, 2023
$542,683
$458,176
$397,163
$368,907 $357,940
$300k or less
$298,067
$300k - $400k
$400k - $500k
$500 - $750k
$750k+

Housing Supply
TYPE OF HOUSING UNITS IN BELTON, 2021 AGE OF HOUSING IN BELTON, 2021
AMERICAN COMMUNITY SURVEY 2021 5-YEAR ESTIMATES, TABLE DP04 AMERICAN COMMUNITY SURVEY 2021 5-YEAR ESTIMATES, TABLE DP04
Mobile Homes,
8% 2010 or later, 9% Pre-1950, 4%
5+ Units, 6%
9,847 Total
3-4 Units, 5%
Housing 1950-1969, 21%
Units
2-Unit, 2%
1990-2009, 35%
1-Unit, 79% 1970-1989, 31%
• 80% of Belton’s housing supply is in single- Over half of Belton’s housing was built prior to
unit dwellings 1990.
• Multifamily (5+ units) accounts for only 6% of 9% of housing built since 2010
total housing supply
• The oldest homes are found in Old

Town and the central part of the
city
• Growth in the 1990s and into the
2000s spread east, eventually
across Interstate 49.
• Newest housing construction has
occurred in subdivisions to the
east of Belton’s historic core.
Pre-1950
1950 - 1969
1970 – 1989
1990 – 2009
2010 or Later

• The majority of homes sold in

the last five years have sold for
$300,000 or less.
• Most new construction also
sold for less than $300,000,
with some approaching
$400,000 in the newer Cherry
Hill and Traditions subdivisions
$300k or less
$300k - $400k
$400k - $500k
$500 - $750k
$750k+

Detached Single Family Housing Types
AVERAGE LOT SIZE OF ALL NEW HOMES SOLD, 2018-2022
REDFIN, 2023
The average lot size for new
homes in Belton built in 2023 to
date was about 10 percent less 11,156
than the average size five years
prior, and slightly smaller than 10,493 10,549
10,360
Raymore’s average of 10,677.
9,490
Chart excludes square footages for
homes developed on sizeable
acreages just outside city limits (7
total properties). 8,398
2018 2019 2020 2021 2022 2023 YTD

The dominant housing type in Belton is three or In recent years, lot sizes have started to taper down,
four bedroom homes, many on 0.25 acre or with the average lot size at 10,640 square feet in
larger lots, one or two stories, garage. 2022.
201 Manor Dr 16103 Spring Valley Rd 189 Tanner Dr 740 Connor St

Hargis Gardens Development Georgia Place Development Cherry Hill Villas Development Traditions Development
1958 1993 2020 2023
3 beds / 2.5 baths 4 beds / 2.5 baths 4 beds / 3 baths 4 beds / 3.5 baths
3,808 square feet 1,951 square feet 2,287 square feet 1,816 square feet
0.53 acre lot 0.47 acre lot 0.75 acre lot 6,003 lot sq ft lot
$226,548 $332,279 $425,268 $339,950
Source: Redfin
Attached Single Family Housing Types
• 7% of housing in Belton is 2-4 units, and

considered “middle housing”
4-Plex
• Typical duplex or townhome style is one- 415 Tumbleweed Pl
or two-story duplex with garage Eagles Crest
2019
• Mostly rental product 3 beds / 2.5 baths
Source: Redfin 1,400 square feet
$253,500
Duplex
7609 E 165th St
Summerset Hills 6-Plex
Development 1503 Sycamore Dr
2000 Traditions Senior Villas
2 beds / 2 baths 2023
1,032 square feet 2 beds / 1 baths
Source: Zillow
$205,100 Source: LiveatTraditions.com 1,410 square feet
Multifamily Housing Production
• Above-average for multifamily

construction over the past decade except
for Raymore to the east
MULTIFAMILY HOUSING UNITS BY YEAR BUILT

COSTAR, 2023
2,692
1,907
1,162
949
752
593 608
444 456 463
318 349
181
4 64 20 - 59
pre-2012
Pre-2000
2000-2010
Pre-2000
2000-2010
Pre-2000
2000-2010
Pre-2000
2000-2010
Pre-2000
2000-2010
Pre-2000
2000-2010
Since 2010
Since 2010
Since 2010
Since 2010
Since 2010
Since 2010
post-2012
pipeline

• Zooming in to Belton shows older
pre-2012
apartment supply primarily to the post-2012
west pipeline
• Newer projects nearer to Interstate

49
• Density ranges from 9 to 17 units
per acre, with lower density projects
being townhomes
The Encore Center 301 Traditions 205 Cunningham

322 units 306 units Townhomes Industrial Pkwy
2022 2023 92 units 32 senior units
17 units/ac 18 units/ac 2016 2016
10 units/ac 9 units/ac
Potential New Housing Types
NARROW LOT + SMALL FOOTPRINT HOUSING “POCKET NEIGHBORHOOD” COTTAGE STYLE HOUSING

DUPLEX SINGLE-LEVEL PATIO HOMES / VILLAS

TWO-STORY TOWNHOMES THREE-STORY TOWNHOMES

STREET PARKED OR GARAGE IN REAR WITH GROUND FLOOR GARAGE

TWO-STORY MULTIFAMILY HOUSING THREE-STORY MULTIFAMILY HOUSING

SENIOR INDEPENDENT LIVING SKILLED NURSING, ASSISTED LIVING, AND/OR

MEMORY CARE

Future Market Demand
• Projected demand based on 2010-2022
growth trend population projections 4,955 net new residents
about 180 per year
• Shrinking Average Household Size: down
to 2.53 in 2020 from 2.63 in 2010
• Belton estimated household growth of 1.0% 2,916 net new households
annually through 2050 (annual population about 100 per year
growth of 0.8%)
Generating demand for:

3,060 net new housing
units
About 100 per year

Residential Mix
Est. Residential Demand to 2050
• Necessary unit demand
Rental Ownership
is distributed across
Other (attached, Attached
income brackets, Total detached, (TH, condo,
tenure (rent vs. own), Household Income Units Apartments mobile, ADU) plex) Smaller lot Larger Lot
and broad product under $35K 570 280 120 70 80 20
types $35-50K 470 130 60 80 140 60

$50-100K 1,070 170 70 160 330 330
• Total New Units: 3,060
$100-150K 570 40 20 80 210 230
• New Apartments: 640 over $150K 390 10 10 50 150 160
• New SF Homes: 1,700 Total Units 3,060 640 270 450 900 800
• Other (including Middle
Housing): 720 Density, units per
net (parcel) acre 16.0 12.0 10.0 5.0 2.0
Net Acres required 550 40 23 45 181 266
Approx. Gross Acres
required 790 57 33 64 258 380

Employment & Commercial Markets
Market Analysis – Employment
Employment by Sector
• Jobs have increased by

7% since 2010
• Decreased in recent
years - 9% since 2018
• Exception of Health Care

and Social Assistance.

Market Analysis 2.2
BELTON JOB TRENDS, 2002-2020
– Employment
US CENSUS LEHD ON THE MAP,
BUREAU OF LABOR STATISTICS
QUARTERLY CENSUS OF EMPLOYMENT AND WAGES
2
Retail Trade
Industry Change 1.8
Industry Specialization in Belton (Location Quotient)

Health care has had the Transportation
and Accommodation and
strongest job growth since 1.6 Warehousing Food Services
2002, 219 employees in 2002

to 1,202 in 2020.
1.4
Construction
Administration &
Belton’s specialized Support, Waste
industries include retail, 1.2
Management and
Remediation
food services, and
transportation. Health Care and
Social Assistance
1
-100% 0% 100% 200% 300% 400% 500%
0.8 Educational
Services
0.6
Job Growth in Belton 2002-2020
For industries employing 200+ in 2020.

Market Analysis – Employment
Commuting Dynamics
COMMUNITY PATTERNS IN BELTON, 2020
US CENSUS LEHD ON THE MAP
• Belton sees a daily outflow of

commuters
• 1,186 residents both living and

working in the city.
• Work-from-Home 6,214 9,934

• As of Spring 2023, the latest
national research suggests
Commuters Commuters
approximately 25% of into Belton out of
workdays nationally are
currently being worked Belton
from home, a number that
appears to be stabilizing. 1,186
Live and work
in Belton
For industries employing 200+ in 2020.

Market Analysis – Employment COMMUNITY PATTERNS IN BELTON, 2020
US CENSUS LEHD ON THE MAP
Commuting Dynamics 2,000
Health Care and Social

1,800
• A large number of Assistance
healthcare employees 1,600 Retail Trade

commute out of the city
• More professional services 1,400
Administration &
and office workers live in Support, Waste
1,200 Management and
Belton than work in Belton.
LIVE in Belton
Remediation
• Other industries are more 1,000
balanced in commuting Construction

800 Accommodation and Food
patterns. Services
600 Transportation and

Warehousing
Professional, Scientific, and
400 Technical Services
Educational
Services
200
0
0 200 400 600 800 1,000 1,200 1,400 1,600 1,800 2,000
WORK in Belton For industries employing 200+ in 2020.

Market Analysis – Commercial Development
REGIONAL COMMERCIAL DEVELOPMENT
Regional Overview COSTAR, PROPERTIES 50,000+ SF
• Belton has been regional hotspot for

industrial development over the past
ten years, along with portions of
southern Kansas City and the
Riverfront Industrial Area.
• Multifamily development has been
more focused to northern reaches of
Kansas City and
downtown/midtown—which is also
showing significant pipeline
development of all types.

Market Analysis – Commercial Development
Belton Overview
• Older commercial along N
Scott and W North
• Belton’s newest commercial
activity is concentrated
near Interstate 49 –
Southview Commerce
Center
• The City shows no pipeline
commercial development

Market Analysis – Commercial Market
Regional Office Distribution
• Office development in Belton has been low
throughout the years, with just over 40,000
square feet developed since 2010
pre-2012
post-2012
pipeline

Belton Office Distribution
• Belton lags the region in office
development per person
• Carnegie Village Rehab and Health
Center is the largest office, built
Carnegie Village
2017
pre-2012
post-2012
pipeline

Regional Industrial Distribution
• Since 2010, Belton has more then
doubled its amount of industrial
square footage
pre-2012
post-2012
pipeline

Belton Industrial Distribution
• Over the past 4 years, development of
the Southview Commerce Center has
created 2,000 new jobs, including the
City’s largest employer, Chewy, Inc.
pre-2012
post-2012
pipeline

Regional Retail Distribution
• As in surrounding communities, most retail
was built prior to 2000
• “Right-sizing” retail and attracting desired
businesses are considerations moving forward
pre-2012
post-2012
pipeline

Belton Retail Distribution
• Retail in Belton is was
historically concentrated
along N. Scott Avenue
Corridor, while growth since
the 1980s has focused more
towards the 58 Hwy/North
Avenue Corridor
• Other clusters:
• Historic Old Town, with
recent reinvestment and
further infill opportunities
• New center along N Cedar
in Belton Gateway

Market Analysis – Retail Gap BELTON HY-VEE TRADE AREA
Analysis & Future Demand

Understanding Trade Area Geography
• Foot traffic data from Placer ™ allows
for precise trade area determination.
• This map shows home locations
accounting for 70% of all visits to the
Belton Hy-Vee.
• Roughly prototypical 3-mile suburban
supermarket catchment radius –
serving all of Belton, and surrounding
communities underserved by grocery.
PLACER, LCG 2023

Market Analysis – Retail Gap
• Belton’s Price Chopper draws from a
similar, though smaller, area –also
covering shoppers northward into
Grandview.
• Because Raymore has a Price Chopper,
few Raymore households are drawn
to the Belton location of that chain.

Grocery Store Performance
• The Belton Hy-Vee is the city’s largest
retailer draw in terms of annual foot
traffic with more than 900,000 annual
visits.
• At 12.7 visits per square foot, the Belton
Hy-Vee has lower foot traffic than the
Blue Springs Hy-Vee’s 13.81.
• With smaller store footprints, Price
Chopper groceries generate fewer
visits (but also fewer per square foot
with the exception of Grandview)

Home Centers
• Both Menards and Home Depot in Belton are
patronized by surrounding communities and
have very expansive trade areas, in addition to
the City residents they serve

Market Analysis – Retail Gap Analysis & Future Demand
Understanding the Trade Area Geography
• The Belton Gateway complex on Markey Parkway,

built in 2017 with renovations in 2022, serves a wide
trade area similar to that of its home centers
• Tenants include Marshalls, Ross, Ulta, Petco, Party
City, Five Below
• Attracts 1.4 million annual shoppers—150% that of
its HyVee—but less than a third of the most similar
center in the peer communities, Adams Dairy
Landing in Blue Springs.
• Yet, the two centers do not compete for shoppers,
as shown here.
• This demonstrates Belton’s role as a regional
commercial hub for the south metro, and how a
unique tenant cluster and positioning can generate
strong destination appeal.

• North Scott corridor serves the day-to-day
needs of Belton residents.
• The map shows that trade areas for Dollar
General and Sonic are mostly well within the
three-mile radius of the City’s center.
• Sky Wine and Spirits is an outlier as it serves a
wider market area in Grandview and pockets
to the north of the City, which suggests that
there is potential for capturing untapped
spending for the area if in-demand
businesses are attracted to the corridor.

Leakage and Surplus
• Grocery Stores and Building Material &
Supply Stores show a surplus – indicating
that they are a net spending attractor for
households outside the area.
• Looking at the spending power of
households within a three-mile radius of
Belton, relative to estimated store sales
within the same area, we see substantial
leakage for:
• Health & Personal Care Stores ($16 million)
• Apparel and Accessories ($9 million)
• Fast Food and Fast-Casual Dining ($7
million)
• Department Stores ($6 million)

Demand Estimates
• Combining current trade area leakage with anticipated Belton growth through 2050, we show
total estimated supportable demand for retail space for categories warranting additional
retail stores in the table at right.

Overview
• Expansive trade areas for groceries, home supply and other stores show that
Belton serves as a commercial hub for the south Kansas City metro region.
• Many Belton retailers rely on spending from outside the city, including
surrounding communities underserved by retail, including Grandview and
bedroom communities without significant retail development, including
Raymore and Peculiar.
• The expansive markets for Home Depot, Menard’s and the Belton Gateway
shopping center show that Belton retail has the potential to reach a wider
market for the right offering (although demand in categories such as
clothing and department stores may continue to be satisfied in other regional
communities through the planning horizon).

Market Analysis – Tourism in Belton
Tourism in Belton
• Belton’s position as a regional retail destination
means Belton has potential to attract
additional visitation with the right
attractions.
• Largest existing draws are regional/national
retailers – I.e., Belton Gateway tenants, HyVee,
Menards, Home Depot – local retailers in the
downtown or N Scott do not currently draw
these same visitors.
• How can Belton create a differentiating
attraction via recreation and placemaking?

Land Redevelopability
• Citywide, most
“redevelopable”
properties consist of
larger vacant properties
closer to the outskirts of
town as well as infill
opportunities in the
North Scott Corridor
subarea.

Market Analysis –
Commercial Market
N. Scott Redevelopability
• As in seen in other parts of the
City, the properties
considered to have the
highest redevelopment
potential in the North Scott
Corridor are generally limited
to larger vacant properties
• Including the 163rd St. & Givan
project which the City has
recently begun seeking
development proposals for,
intending for mixed use
development.

Market Analysis –
Commercial Market
Study Area Redevelopability
• Potential opportunity sites
are mostly limited to vacant
lots under private or City
ownership.
• How to increase the draw of
Belton’s downtown as an
attractive mixed-use
destination?

05. Market Analysis
06. What’s Next?
06 What’s Next
What’s Next?
Near-Term
« Existing Conditions Analysis
« Economic Development Analysis
« Sub-Area Plan Site Selection
« Project Branding – Be on the lookout for a survey soon!
« Project Website Launch
« Analysis Review Meeting – August 28th, 2023 at 6:00 PM
« Analysis Review Joint Workshop – August 31, 2023 at 6 PM
Mid-Term
« Stakeholder Interviews + Focus Group Meetings
« Special Event Activities
« Public Visioning Workshop – TBD
« Stakeholder + Public Input Review Meeting – TBD

Belton Comprehensive Plan - Analysis Review Meeting - August 28, 2023

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Belton

06. What’s Next?

06. What’s Next?

01 Project Scope & Schedule

« Communications and Public Outreach Plans

« Kick-Off Meeting with Steering Committee / July 31, 2023

« Data Gathering and Existing Conditions Analysis

« Project Website Launch

« Analysis Review Meeting with Steering Committee / August 28, 2023

« Analysis Review Joint Workshop with Planning Commission + City Council /

06. What’s Next?

02 Logo + Website Reveal

06. What’s Next?

« 14.25 square miles

« Loch Lloyd, Grandview, Loch Lloyd Raymore

« Commercial uses located

« Several public/semi- Loch Lloyd Raymore

Low-Density Residential 35.4%

Ag + Open Space 31.2%

High-Density Residential 4.6%

Parks and Recreation 5.2%

Medium-Density Residential 2.6%

Business Park 2.2%

Planned Residential 1.7%

0% 5% 10% 15% 20% 25% 30% 35% 40%

Land Use Fun Fact: Of Belton’s estimated

Loch Lloyd Raymore

« Historic homes in the

Loch Lloyd Raymore

« Only Type 2 Intermittent

Loch Lloyd Raymore

Cimarron Trails Park

Country View Park

06. What’s Next?

« Currently 150 miles of

« Service trunks include N

« City has been investing in

« Divided into two basins

« I-49 AADT (between 155th

« North Scott Ave AADT

06. What’s Next?

« Housing Market & Demand

« Employment & Commercial Markets

« How much growth can Belton expect by 2050?

« Where should this growth be concentrated?

« What are the regional and local trends in the

« What is the potential for new commercial

BELTON POPULATION, 1960-2020 ANNUAL POPULATION CHANGE 2010 – 2022 (EST.)

Average Annual Growth Rate

5,000 people by 2050 29,756 MEDIUM:

BELTON 28% 20% 25% 21% 6%

PARKVILLE 29% 15% 28% 24% 5%

CASS COUNTY 27% 17% 25% 24% 7%

KANSAS CITY MSA 26% 20% 26% 22% 6%

8.9% 7.7% 6.8% 6.1% 7.2% 4.7% Hispanic or Latino

attainment than the regional: 9%

Less than High School High School/GED Equivalent Some College

• Belton’s Household Size: 2.53

• Missouri: 7% Couple Households One-Person Households

Belton Comprehensive Plan Update | Existing Conditions DRAFT 33

BELTON HOUSEHOLD SIZE NUMBER OF BEDROOMS IN BELTON HOUSING UNITS

4+ People, 1 Person, 4+ Bedrooms,

81% 78% 25.0%