BILLIONS OF DOLLARS HAVE BEEN INVESTED TO ELEVATE KANSAS CITY'S DOWNTOWN INTO A REGIONAL JEWEL. NOW, PERHAPS, COMES THE HARDEST PART: FINISHING IT.

 

Kansas Citians have always been a self-deprecating lot. Longstanding refusals to compare themselves to their counterparts on the coasts, particularly those in the big cites in the east, have shaped a community that too often undervalues itself, and its achievements.

And that, perhaps, is why criticism of the developmental renaissance in Downtown Kansas City remains as plentiful as it is these days.

Whether suspicions of critics involve public incentives used to jump-start nearly $5.5 billion in investment, or the economic feasibility of the Power & Light entertainment district, many continue to doubt the region’s potential for success. The more extreme look to eliminate altogether what they consider a bad bet.

Unlike suburban areas, which receive “subsidies” in the form of highway or other construction almost as a matter of course, it seems that Downtown Kansas City must justify itself at almost every turn. Which makes the current debates about Downtown’s fate especially notable, because they involve projects that are already in the works, or soon will be.

 

RAW NUMBERS

In several real ways, the area does have a lot going against it right now. Vacancy rates for both commercial and residential properties are some of the highest in metropolitan KC. Empty offices are double what they are in parts of Johnson County. Condo sales have reached a virtual standstill, reflecting a negative that is even worse than the region’s overall residential market.

Several points go beyond numbers and strike emotions. The Cordish Co., operator of the entertainment district, has reported a shortfall of more than $7 million from district revenues to pay off construction debt—a deficit the city must cover. Combined with controversies such as dress codes or Sprint Arena’s lack of a major-league tenant, and the result is that Downtown can appear fundamentally flawed.

 

APPLES AND APPLES

A large amount of the negative percep-tion may be grounded in the lingering funk from the nation’s economy, and some rather inconsistent comparisons between Downtown and other areas. Yes, the Power & Light District is not generating as much traffic or revenue as had been anticipated—but neither are most retail and entertainment hubs in the suburbs.

This perception gap by a region still largely attuned to suburban sprawl and strip-center development has other results—although there are signs that that it is changing. Some suburban drivers are realizing they don’t walk any farther to a Sprint Center event than they do from the far reaches of Arrowhead or a Wal-Mart. But even this maturation may miss some of Downtown’s most important trends.

One of the most notable is relocation of businesses to the area. Although hardly a stampede, the steady influx of small and medium firms complements earlier developments such as the H&R Block headquarters building. Although major public or private projects are critical—and more are definitely needed—the location of businesses with between 15 and 150 employees fills important needs Downtown. These firms provide the backbone of job creation, as well as critical “infill.” Independent restaurants, advertising or other service businesses are a cornerstone of success Downtown, and KC is seeing them come.

The Crossroads District illustrated this trend fairly early because of affordability. Galleries, clubs and other relatively small operations created an environment that was both economically viable and regionally significant. The River Market also achieved success this way, while more recent examples include developments throughout most of Greater Downtown. Empty or under-utilized buildings remain, but they are becoming the exception rather than the rule. This important evolution is easy to miss despite its underlying significance.

 

CULTURE CORNER

Although Crossroads galleries might have hinted at this, one of the most significant successes in this mosaic involves culture and the arts. The topic usually recalls images of eclectic galleries or the Kaufman Center now under construction, but the biggest story may be the growing range of theaters and other entertainment venues now scattered throughout the Downtown area.

The size of this newfound cultural life is visible in “What’s Happening Downtown” by the Downtown Council. A recent issue cited the monthly First Fridays in Crossroads, Linda Ronstadt’s performance at the Midland and Palomino on the Copaken Stage. Still other events were at Crown Center, the Sprint Center, the World War I Museum and at Music Hall. Almost all of these and other activities involve locations that were recently built or renovated as part of the Downtown renaissance.

Nor is this the final act of Downtown’s cultural growth. The biggest development of all involves completion of the $400 million Kauffman Center for the Performing Arts in 2011. Virtually guaranteed to transform both the Downtown skyline and the national perception of Kansas City, the performing arts center is liable to impact the area in ways that are hard to imagine now. One small example will be the symbolic and physical link it creates between two key Downtown districts, The Loop and Crossroads.

Most of all, Kauffman and the other arts and cultural developments are creating something of an arts mecca in Kansas City. Along with the upcoming new home of the Kansas City Ballet near Union Station and dozens of other museums, galleries, stages and more, Downtown Kansas City is becoming a major Midwestern arts center.

Though less evolved, an equally important trend in greater Downtown concerns the continued development of centers for higher education and research. From the Kansas City University of Medicine and Bioscience on the east side to Hospital Hill on the south, then on to Midtown anchors in the University of Missouri-Kansas City and the University of Kansas Medical Center, the area has a notable base in education and research. Recent developments at Children’s Mercy Hospitals and Clinics are but the most recent examples of how this important trend continues—and continues to create important economic impact as well.

 

GLASS HALF FULL

None of this is to say that Downtown has arrived or that the work is complete.

Even if a federal complex becomes a cornerstone to a viable East Village, or transportation developments better link potential jewels such as the Jazz District, KC’s Downtown will remain a work in progress. Yet a realistic assessment indicates some things that should not be overlooked: It is working, and it is progress.