How much difference can a mile make? Fans of the Royals—and more specifically, the return of Major League Baseball to downtown Kansas City—might soon find out.
A plan to bring baseball back downtown with the construction of a ballpark in the East Crossroads area went up in the flames last April when Jackson County voters soundly rejected a $1 billion sales tax initiative meant to fund much of the project. But, like a phoenix rising from those ashes, a new proposal has arisen.
Back in January, four months prior to the ill-fated vote by county taxpayers and independent of the Royals, city and county, Vince Bryant of KC Crossroads developer 3D Development assembled a team of architects, real estate brokers, attorneys, and public relations professionals to conduct a deep investigation to see if Washington Square Park, which sits roughly between Crown Center and Union Station, would be a suitable site for a downtown ballpark. Perhaps that would be a location that could achieve the goals of both the community and the Royals.
“We didn’t believe that the vote was the end of the story,” says Bryant, 3D Development’s CEO. “As Crossroads businesses, we understood the concerns of our neighbors, but we also believed in the Royals’ desire to create something transformational for the city.
“After months of due diligence, which included sharing it quietly with our neighbors, we feel confident that this is a great home for the Royals.”
What Makes Washington Square Park Different?
Washington Square Park sits about one mile south of the former proposed ballpark site. So, how much difference can a mile make? Quite a lot, according to 3D.
Perhaps the biggest difference—and one which was a major sticking point in the previous proposal—is the issue of business displacements. The East Crossroads site would have required major redevelopment which would have included razing some buildings and forcing existing businesses to move. Washington Square Park is surrounded by large office towers and hotels and 17 acres of underdeveloped surface lots, resulting in zero business displacements. There would be one building demolition—the Blue Cross/Blue Shield of Kansas City building at 2301 Main Street—but that building already was scheduled to be vacated next year.
Also, despite being in the city’s urban core, the proposed site appears to have an abundance of access points. There are nine interstate highway connections within a five-minute drive as well as a convergence of eight four-lane roadways surrounding the park. According to 3D Development, there are nearly 19,000 parking spaces within a four-block radius.
The new ballpark also would sit adjacent to the KC Streetcar line, positioned at the midpoint between the River Market and Country Club Plaza, and is capable of delivering up to 2,500 passengers per hour. In addition, the proximity to Union Station allows train commuters or out-of-town travelers an easy walk to the park and other local attractions.
And then there’s the fact that Washington Square Park is surrounded by some of downtown’s prime real estate, including 1,770 hotel rooms and 150 retailers. Many of the city’s greatest attractions—Union Station, Science City, Crown Center, the National WWI Museum and Memorial, Pennway Point and its new Ferris wheel, restaurants, bars and hotels—all are within walking distance. Though it might be a bit more of a hike, fans even could hoof it up to the Power & Light District a mile to the north.
Erik Wullschleger, partner with 3D Development, also is quick to point out that the area recently has successfully hosted huge events like the NFL Draft and Boulevardia, making it an iconic backdrop for downtown.
And there only would be one seller to complete the assembly of land needed for the project.
“We’ve always been giant supporters of downtown baseball,” Wullschleger says. “We knew the site proposed (back in April) had its challenges. So, we thought, what’s the possibility of putting a ballpark down in Washington Square Park? We felt that it could fill in a vacant gap in midtown. It sits in a very centralized area of downtown, near a lot of historical and architectural places of value.
“We already have office towers and hotels right there. And there are great views of downtown.”
Is There Enough Space?
Washington Square Park takes up 4.8 acres in the heart of the city. Once the Blue Cross/Blue Shield building is demolished, that increases the area to 11.6 acres. Kauffman Stadium’s lot currently takes up 18.8 acres, and the proposed stadium site for the East Crossroads was 17.3 acres.
“It is an urban ballpark site, so it’s going to be tighter,” Wullschleger says. “The width from Main to Grand is the same as the width from Main to Oak, which is where the [East Crossroads] site was. So, width is not an issue.”
Wullschleger says, in some ways, the tight quarters of an urban ballpark will add to its charm.
“We think we can still preserve some green space and park space,” he says. “It also gives us opportunities to do some collaborations with neighboring vendors.
“There’s a big difference in fan experience between suburban and urban [ballparks]. That downtown environment where people hang out at businesses or hotels surrounding the park … we have a lot of the coolest places in the city within walking distance.”
3D Development and its partners submitted plans for the project independent from the Royals, Kansas City, or Jackson County. As of now, there have been no decisions made about how the ballpark, which Wullschleger says will seat 35,000, will be paid for.
The East Crossroads development was, like the Truman Sports Complex, to remain in control of the Jackson County Sports Complex Authority. A 40-year, 3/8-cent sales tax was put to the county’s voters to help subsidize purchase of the land and stadium construction as well as providing structural updates to GEHA Field at Arrowhead Stadium, home of the Chiefs. But that tax issue was soundly voted down in April.
There is some talk this time around that funding for the Washington Square Park project can be raised without hitting up taxpayers. The stadium could be municipally owned. Revenue bonds similar to STAR bonds used in Kansas, which are repaid from tax revenue generated by the development, could be just one option.
What’s for certain now is that the Royals are going to have to state their intention of being fully on board with the idea before any serious discussions begin on how to pay for the ballpark. And, as of now, the Royals only comment on Washington Square Park is an official no comment, except to say through a spokesperson that, “the Royals have consistently said they’re open to exploring all options.”
What Neighbors Say
Although it’s early in the process, putting a ballpark in Washington Square Park seems to have more than a few adjacent neighbors excited about the prospects.
“I’ve been a resident and business owner in the neighborhood for 15 years, and I couldn’t be more for the location,” says Nicholas Grünauer, owner of Grünauer restaurant and the incoming president of the Crossroads Community Association. “Obviously, we need to know more about the plans. But I think it would be an excellent shot in the arm for downtown and the urban core. This site addresses concerns the neighborhood had. It seems like a slam dunk to me.”
Grünauer says he’s not concerned about extra congestion caused by pedestrians and street traffic coming into the area 81 evenings or days during an MLB season.
“If you look at the access from all directions … our neighborhood regularly has that number of people,” he says. “It’s just a matter of dispersal. If it is a problem, it’s a problem you like to have.
“I’d love to see this neighborhood become a 365-day neighborhood instead of just weekends.”
Matthew Naylor, president and CEO of the National WWI Museum and Memorial, says, “The proposed stadium development in Washington Square Park is an intriguing possibility. Enhancing economic opportunities in this area would provide benefits to residents and businesses, particularly given that nearly 80 percent of visitors to the National WWI Museum and Memorial come from out of town, often for sporting events.”
Gib Kerr, vice chair of the Downtown Council, points out that, while downtown represents only two percent of the city’s land area, it generates roughly 25 percent of earnings tax revenue, money that flows to all parts of the city.
“If we want a healthy city, we need a strong downtown,” Kerr says. “And nothing—nothing—would strengthen downtown more than a Major League Baseball stadium. This is our generation’s chance to really move the needle on Kansas City’s vitality. I hope we make the most of this incredible opportunity.”
Wullschleger says the site is pretty much shovel ready as soon as the project is green lit from all parties, and a stated target date for playing a game downtown is opening day of the 2028 Major League Baseball season.
“The site’s ready to start construction sooner than any other site,” he says. “Just clean and clear.
“We know this is good for downtown, and there’s a lot of excitement out there. Now, it’s up to investor parties to come together and get this done.
“I mean, if not this, then what?”