KC officials say plan to change midtown Costco goes against goal of walkability

As rumors swirl about the possibility of a business model switch at the midtown Costco, two Kansas City City Council members say plans for the store would violate the pedestrian-friendly vision for the corridor.

Officials have raised concerns in recent weeks over the possibility that the Linwood Boulevard location, which opened in 2001, could be converted into a “business center” and reduce or eliminate certain services and offerings.

Costco itself has not confirmed or denied any potential changes at the location, and it remains unclear exactly what would be added or removed if the store switched to a different model. The City Council has passed a resolution calling on Costco to maintain the store in its current form or increase offerings and services.

In a Friday statement, Councilmembers Eric Bunch and Crispin Rea, both of the Fourth District, said the Costco is an “essential resource for thousands of Kansas Citians, particularly residents of the Fourth District, and serves as a vital hub for access to healthy foods and services our neighbors rely on.”

But, they said, the “proposed conversion to a Business Center format, however, raises serious concerns about access to services and urban design.”

Bunch and Rea’s statement says a plan submitted to the city’s planning department includes significant exterior changes at the store, including an expansion and reorienting of the loading deck alongside an increase in outdoor storage.

“These changes intensify the site’s industrial character at a time when our development standards and communities call for greater pedestrian integration and boulevard-facing design,” they said.

The Star has requested a copy of the plan, which was not immediately available.

“City staff has not received updates from the applicant since the pre-application meeting on January 15th. At this meeting we discussed what entitlement the proposed changes would require,” city spokesperson Jordan Berger told The Star.

The property is currently zoned “UR” for “urban redevelopment” with a use as a Costco retail store. Berger said one of the proposed changes would add a new use, which would be a major amendment to the UR.

A major amendment would require public engagement, a recommendation by the plan commission and the neighborhoods committee and a final vote by the City Council.

City rules call for certain design standards at the site given its location off two boulevards, Linwood and Gillham. Bunch and Rea said the city’s current rules for development prioritize minimal setback from the property line, entrances by the sidewalk, restrictions on heavy truck traffic and more.

“Under today’s standards, a layout centered on expanded loading and storage infrastructure would not reflect that spirit or meet the expectations of those requirements,” they said.

Bunch and Rea said the plan requires rigorous review by the plan commission and the City Council.

“Approving this proposal would effectively codify a site design and plan that moves Midtown further away from the city’s vision for walkable, pedestrian-friendly corridors — a vision developed in collaboration with our community members,” they said.

Bunch and Rea said Costco moving away from its current level of service is not in the best interest of the community and that they cannot support a change that does not align with the community’s needs while diminishing access, walkability and quality of life.

Costco petition reaches more than 2,700 signatures

A Jan. 28 online petition to stop the rumored conversion had more than 1,000 signatures by Feb. 13. As of Feb. 20, that number was more than 2,700.

“If you do this, I will cancel my membership and go to Sam’s Club,” one recent petitioner wrote.

The City Council’s resolution directed the city manager to work with the city’s economic development agencies to negotiate with Costco.

While the company has not confirmed any changes, The Star and other local media have reported that employees have spoken about the switch.

The Costco was built under a plan that dates back to the 1990s, which sought to transform a blighted area with new suburban-style retail development that would benefit local residents. Other new retail at the time included the Home Depot.

The plan called for redirecting increased tax revenues from new development into both helping cover development costs and supporting housing rehabs in the midtown area.

Since then, city officials have sought denser, more walkable development in the city’s urban core, especially with the opening of the Main Street streetcar extension.

The council’s Costco resolution also called for officials to look into further development in the shopping center, including on vacant parcels.

“We hear your concerns and anxieties. For decades, tax payers have supported the business through the original subsidies that made the project possible and by directly shopping and using its services,” Rea said Friday on Facebook. “I am hopeful that Costco will work with us to keep providing great service to all of Kansas City - let’s find a win-win!”