Kansas City's vision for South Loop Park becomes reality

Work on a transformative project that's been envisioned for Kansas City for 30 years or more will begin early next year.

"The South Loop Project is building a cap over I-670, which has long been the disdain of many leaders in the region, from the federal and state highway system, city leaders, and even to business owners and residents in the area. So, we are going to create a tunnel that will create a cap, and we are going to put a park on top of that cap," said Ann Holliday, VP of strategic initiatives at Downtown Council of Kansas City.

Panelists Tirzah Gregory, VP and group director at HNTB Corporation; Mark Neibling, AIA, associate principal, architecture at BNIM; and Mario Vasquez, assistant city manager and city planning director at City of Kansas City, Missouri, joined Holliday at a lunch event last week hosted by CREW KC. Meredith Hoenes, director of communications at Port KC, moderated.

Port KC, the Downtown Council, and the City of Kansas City are partners in the project.

"This is the biggest reclamation project that we have going on in the city. We're creating something out of nothing. Something that's been sort of a chasm Downtown. We're putting something there," said Vasquez.

Vasquez addressed why it has taken so long to start this project since it was first proposed in the 1990s. Back then, he said, not much was happening Downtown, and it was a struggle to put things together.

"Today, Downtown is dynamic. It makes sense now to build this amenity that can continue the momentum that we have Downtown," Vasquez said.

The first phase of the project involves constructing a tunnel through which traffic will flow. This project presents many challenges.

"At the end of the day, we are dealing with an infrastructure that is almost 60 years old and all that has to be replaced," said Vasquez.

According to Gregory, constructing a structure over a highway is like remodeling or adding onto an old house.

"You've got existing infrastructure to deal with, including some of the bridges that cross over the highway . . . so you can imagine the complexity of having some of

the old systems work with the new systems. . . . The structure is going to be carrying some heavy loads. . . .  We have to build these foundations without impeding the right of way, making sure the highway stays at the same capacity that it is now," said Gregory.

One of the issues to solve is utilities. The Downtown area is riddled with utilities crossing every which direction, Gregory said.

"We are working with 15 different utility companies right now to coordinate. Some of them cross along Truman Road. Some of them cross over the highway. Some of them go under the highway, so that adds a lot complexity. They don't want any interruptions, of course, to the service that they provide," she said.

Another issue is drainage. The Downtown area slopes toward the planned park.

"A lot of the water coming across from Downtown goes at a low point across our park at Walnut Street. We have to make sure that we don't make anything worse," Gregory said.

There is a proposed rain garden to help collect some of the drainage, Hoenes said.

Above: Moderator Meredith Hoenes of Port KC next to the panelists at last week's CREW KC lunch event from left to right: Meredith Hoenes; Mario Vasquez; Ann Holliday, Tirzah Gregory; and Mark Neibling. Photo credit: Elizabeth (Liz) Wampler

The KC Streetcar is a consideration as well. The project must proceed with minimal impact on the streetcar service.

With respect to the tunnel itself, life safety systems will be crucial, including fire suppression, lighting, egress, ADA compliance and signage.

"That was kind of a new thing because we don't have tunnels around here," Gregory said.

Once the tunnel is complete, a park will be installed on top of it. OJB has been retained as the landscape architect.

Neibling said the park will feature a series of terraces "that are moments of art, areas of respite with this kind of welcoming approach from the west," and the buildings within the park will be responsive to the landscape.

According to Neibling, the design of buildings in the park will be focused on zero carbon. Plans include a food hall, a performance pavilion, a dog park and play areas.

"I look forward to when that space is so inviting and the whole community is down and enjoying it. They're sitting under these large trees. They're rolling in the grass. They're enjoying the environment in Downtown Kansas City," said Holliday.

The project will be a public-private partnership. According to Holliday, public monies to date include approximately $30 million in federal funds and $50 million in state funds. In addition, the City of Kansas City has committed $10 million and also is investigating a $65 million loan under the Transportation Infrastructure Finance and Innovation Act (TIFIA) and may apply for additional federal funds via grant projects. Approximately half of private sector funds' $50 million goal has been raised.

"We're talking to some other government entities in the area and working on some cost share arrangements with the Missouri Department of Transportation (MoDOT). . . . That's for funding for how we build it," Holliday said.

She said the city will own the park and plans to contract with a private, non-profit-based organization to manage it, similar to arrangements with the Kansas City Zoo & Aquarium and Starlight Theater.

"The goal then would be sponsorships, other philanthropy, revenue-generating opportunities within the park so that it would be self-funded for now and then capital endowments and things for maintenance in the future," Holliday said.

A general contractor has been selected, with details being finalized, and an announcement forthcoming next month, Vasquez said. Hoenes said the name of the project could be announced in January.

Vasquez said activity on the project will begin in the first quarter of 2025, and he expects to shut down I-670 mid-summer of 2025. He said the tunnel may be complete in 2027, but the contractor ultimately will address the timing issue. In addition, all construction activity in the public rights of way will cease on May 1, 2026, in preparation for the FIFA World Cup activities.

"So whatever work we can get done by that time is what's going to be done. Keep things open; diminish the disruption," Vasquez said.

"We're not going to hold a groundbreaking ceremony. We're going to hold a ground making ceremony, because that's what we're doing. We're making a whole new space," said Holliday.

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Header image: A rendering of South Loop Park that will cap a four-block stretch of Interstate I-670 between downtown Kansas City and the Crossroads Arts District. Image credit: BNIM

Downtown Kansas City's inspiring comeback story

In 2002, only 60,000 employees worked in Downtown Kansas City, Missouri.

“They were fleeing as quickly as they could, and I think the access on Main Street was one way south to Johnson County. No one wanted to be here. No one wanted to live here. It was really a very difficult kind of situation,” said Bill Dietrich, president and CEO of the Downtown Council of Kansas City.

Dietrich was the featured speaker at the monthly luncheon hosted by the KC Downtowners last week.

Since 2002, Downtown has seen $11 billion in investment. It now boasts 124,000 employees and 32,000 residents.

“We’re the fastest-growing neighborhood. If we were a city, we’d be the 11th largest in the metroplex. That’s kind of cool. We’re also the fastest-growing neighborhood community. We’re adding more residents,” said Dietrich.

The area that Dietrich said he defines as “Greater Downtown” is approximately 2.5-mile square blocks and includes the Missouri River to 31st Street, 18th and Vine to State Line Road.

Dietrich shared publicly for the first time some new independent research data about Downtown’s post-COVID recovery. Like all major communities across the country, Kansas City suffered some economic losses as a result of the pandemic which struck in 2020. But, recovery has been healthy.

In 2019, Downtown had 5.3 million unique visitors. In 2023, Downtown had 6 million unique visitors, which equates to 133 percent of the pre-COVID levels. In addition, Downtown has recovered 95 percent of the number of visits (the visit frequency of unique visitors) from 2019. Kansas City’s recovery rate is surpassed by only Nashville and San Jose, Dietrich said.

“We need to build on that trend. That’s why these events are so important. Not only the FIFA World Cup, which we all know is coming in 2026, but we now have the Big 12 women’s and men’s for the next seven years. Those are huge plusses for our community, and they feed off of each other. The more of these you do, the more you get,” he said.

The employee base has increased by 11 percent since 2020. Thirty-five percent of all Kansas City, Missouri jobs are Downtown. Dietrich said that the employment base is important to support Downtown restaurants and cultural venues which helps spur the economy.

Dietrich said companies are drawn to Downtown because of its exceptional talent pool, vibrant environment and growing residential options. Downtown has 26.5 million SF of office space, making it the largest business district in the region.

According to Dietrich, approximately 76 percent of the Downtown pre-COVID employees are back in their offices at least three days a week, placing Kansas City fourth in the nation for employee recovery.

Bill Dietrich, president and CEO of Downtown Council of Kansas City presented to KC Downtowners earlier this month. Photo Credit: Marcia Charney | MWM KC

Data shows that where employees reside in the metro drives their use of Downtown. Dietrich said that employees who live within two miles of Downtown are 100 percent back in the office. This percentage drops to 80 percent for employees who live two to five miles away and to 70 percent for employees five to 10 miles away. Farther than 10 miles, the percentage drops even lower.

“What does that tell you about what you should be focusing on as a city as policymakers and at City Hall? You should be focusing on an economic development strategy for the city, in my opinion, which prioritizes and really focuses on multi-family residential in Downtown. . . . You can see it borne out in the data. The closer you are to the center, the more likely you are to go to your office, buy that lunch and go to that theater afterward, go to a game or a concert at T-Mobile Center or the Kauffman Center for the Performing Arts,” he said.

Although the number of Downtown residents has climbed, Dietrich said there is a need for more residential inventory of all types, not just luxury projects. He said the residential population is projected to be 43,000 by 2035.

“Residents are everything. Residents bring vitality. They demand things. They want streetcars. They want more cultural amenities. They want better jobs. And, it makes a huge difference to have them,” he said.

The demographics of Downtown residents show that 50 percent are men and 50 percent are women, and 51 percent are not majority culture.

So we’re a very diverse downtown. And that’s in pockets and areas that are less diverse and more diverse areas. That’s why we say Downtown is a collection of 22 unique neighborhoods, each with its heritage, history, value and culture,” said Dietrich.

Dietrich said there is $3.5 billion of Downtown investment currently underway, including the redevelopment underway by SomaraRoad Inc. in the West Bottoms, mixed-use development at the riverfront, the UMKC Health Sciences Building, streetcar expansion, Barney Allis Plaza and the Buck O’Neil Bridge. There also is the $225 million South Loop project, a four-block park on 5.5 acres which will be built over I-670 and will reconnect Crossroads to the Central Business District. To date, $125 million of the project’s cost has been raised, and Dietrich said construction should begin next spring.

“Downtown baseball is still a conversation we need to have. It’s the right decision to make. It would add three million more visitors to our marketplace, and absolutely you would see $2 to $3 billion of investment around it,” Dietrich said.

Other needs for Downtown include innovation districts, east-west transit connections and more parks, trees and open spaces.

Dietrich recognized that Downtown crime is escalating, and public safety is a huge issue.

“We’re seeing escalations in crime on property or person, and we are mobilizing our energy and our forces. It is a top priority for us to change that trend,” he said.

Dietrich cautioned that Kansas City must work to retain its progress and avoid what happened in downtown St. Louis, which has beautiful monumental structures and roads, but is empty.

“It’s very affordable Downtown. It’s very diverse Downtown. It is a very welcoming Downtown. None of those are a given. We all had to work really hard to make that happen. And, we can’t take our eye off the prize,” Dietrich said.

The header image shows the completed, under development and proposed mixed-use and multifamily Light Towers within the Kansas City Power & Light District’s nine-city block retail, entertainment, office and residential district, located in the heart of Downtown Kansas City directly adjacent to the T-Mobile Center. Image courtesy of The Cordish Companies.