10 stories for parking? Waddell & Reed’s planned tower not a good look for downtown KC

The current design of the planned concrete-and-glass Waddell & Reed office tower falls short of the “iconic” addition to downtown Kansas City that the company had promised.

The structure, as currently envisioned, has too much parking and far too little connection to the street. Kansas City’s City Plan Commission, which will hear testimony Tuesday about the project, should insist on changes to the design before sending it to the City Council.

Taxpayers are subsidizing 70% of the cost of the tower at 14th Street and Baltimore Avenue. That includes $35 million in local incentives, which were poured on top of $62 million in state subsidies.

For that kind of money, the people of Kansas City deserve a building that addresses their needs, as well as those of the wealthy investment counselors who will work there. Unfortunately, based on current drawings, the people’s concerns have largely been ignored.

That’s apparent when you read the City Plan Commission’s staff report. The Waddell & Reed building lacks any ground-level public space, it says, and needs enhanced lighting and public art.

“Overall, the addition of jobs to the Central Business District is positive for downtown,” the report says. “However, due to the public investment in this building ... more public space amenities must be included in this development.”

That’s correct. And there’s more.

The staff report says the structure includes 10 stories for parking. Under the current plan, the Waddell & Reed office would have nearly 1,000 parking spaces, twice as many as might normally be required.

“There is not enough justification for the vast over-parking of this site when more space could be dedicated to active uses,” city staff says. “The number of spaces, combined with the garage’s layout ... create a perception that the intent is simply to get employees in and out by car.”

That can’t be the message the building sends, or Waddell & Reed. The company and its offices should be integrated into a lively, growing downtown, not hidden away in a glittering cocoon.

The city should ensure that the space devoted to parking in the new structure is the minimum needed for the location.

City staff is also worried the parking garage could not be converted to office space if necessary. That issue must be addressed.

Landscaping is planned around the structure, but it won’t be enough. High-quality lighting will be essential. If shops can’t be built inside the structure, street vendors and weekend events should enliven the area.

Sidewalk-level benches and tables would also be helpful. The Waddell & Reed building is on a street that connects Bartle Hall and the new Lowe’s hotel with the Power & Light District.

“Making this corridor safe, inviting, vital and useful is of the utmost importance,” city staff says.

The exterior designer for the new building is Burns & McDonnell.

Design drawings for the building suggest interesting architecture above ground level. But the office tower must be more than interesting to the eye — it should meet the needs of people who live or work downtown and those who visit.

The current design does not meet that standard, and it should be improved upon before the city approves the project.