A $28 million mixed-use development that will add 222 market-rate apartments and retail space to downtown Gladstone is in the works.
The project is to be developed and managed by Flaherty & Collins Properties of Indianapolis and will include 10,000 square-feet of retail space and an interior surface parking lot with 272 spaces, according to a release today from Gladstone officials.
$28 million apt project for downtown Gladstone
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$28 million apt project for downtown Gladstone
Gladstone announces $28 million upscale apartment project plan for downtown
Re: $28 million apt project for downtown Gladstone
1. Gladstone doesn't have a downtown
2. The people they are targeting will have to drive anyplace they want to go, that's worth going to, because Gladstone has allowed a buttload of unattractive businesses to set up shop around that area. 3-4 blocks easy, to N. Oak, where nothing happens after 9pm.
3. That's area is dead center of the Gladstone PD/City Hall and if you chose to walk 3-6 hilly blocks to N.Oak to quench your thirst, it's not a stretch of the imagination to say that their cops will sit and wait for inebriated citizens to walk by so they can bust them for public intoxication.
4. I don't see why any of the folks they are trying to attract will have any reason to live in that development over living downtown or in Joco, especially if you are a person of color. DWB is alive and well up there.
5. Gladstone is just a bigger version of Northmoor.
2. The people they are targeting will have to drive anyplace they want to go, that's worth going to, because Gladstone has allowed a buttload of unattractive businesses to set up shop around that area. 3-4 blocks easy, to N. Oak, where nothing happens after 9pm.
3. That's area is dead center of the Gladstone PD/City Hall and if you chose to walk 3-6 hilly blocks to N.Oak to quench your thirst, it's not a stretch of the imagination to say that their cops will sit and wait for inebriated citizens to walk by so they can bust them for public intoxication.
4. I don't see why any of the folks they are trying to attract will have any reason to live in that development over living downtown or in Joco, especially if you are a person of color. DWB is alive and well up there.
5. Gladstone is just a bigger version of Northmoor.
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Re: $28 million apt project for downtown Gladstone
Yeah, there's no such thing as "Downtown Gladstone." They're just trying to build SOMETHING to make it appear that they kind of do.
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Re: $28 million apt project for downtown Gladstone
it does, it just is mostly empty lots these days1. Gladstone doesn't have a downtown
funny you say that, there's 7 days bus service a block away and nearly every need can be reached by it.2. The people they are targeting will have to drive anyplace they want to go, that's worth going to, because Gladstone has allowed a buttload of unattractive businesses to set up shop around that area. 3-4 blocks easy, to N. Oak, where nothing happens after 9pm.
3. That's area is dead center of the Gladstone PD/City Hall and if you chose to walk 3-6 hilly blocks to N.Oak to quench your thirst, it's not a stretch of the imagination to say that their cops will sit and wait for inebriated citizens to walk by so they can bust them for public intoxication.
that's an insulting assumption. funny you just said everyone will need to drive everywhere. you also failed to look at a map since N. Oak is exactly 1 block away from the intersection mentioned in the article. no hills
you haven't been north of the river much i'm guessing. because the older parts of the northland is more racially mixed than downtown. NKC high school ended up where the courts tried to get KC schools, racially diverse.4. I don't see why any of the folks they are trying to attract will have any reason to live in that development over living downtown or in Joco, especially if you are a person of color. DWB is alive and well up there.
and your ignorance of the northland is complete5. Gladstone is just a bigger version of Northmoor.
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Re: $28 million apt project for downtown Gladstone
Gladstone is contained by their city limits. They have to start getting denser if they are to maintain their population. Houses that once were full of families are now occupied by senior parents, or widows/widowers. If they are going to maintain their retail base, they have to maintain their population. Apartments and condos are one way of doing that.
Gladstone's tax base is going to shrink otherwise. Fewer people living in its' single family houses. There aren't major employers and companies based in Gladstone office buildings. No major stores with high volume retail. Part of their major retail tax base is from auto dealers. Many auto dealers have been moving out along the interstate near the airport. The lots that remain in Gladstone are older and have smaller footprints. Auto dealers are moving to bigger parcels with bigger showrooms. Auto dealers add significant tax revenue. At some point, I'm guessing all the major car dealerships along N. Oak will move out along I-29 and I-35.
Yes, it's true there isn't much there now, but Gladstone has to start somewhere. There are a variety of retail lots along N. Oak that could have residential apartments built on them. Some are the former car lots that I mentioned already.
There are many examples in the Metro of former retail strips like N. Oak going downhill. One is already seeing tattoo places and an adult-oriented store on N. Oak as well as payday loan places, pawn, and thrift shops.
Gladstone's tax base is going to shrink otherwise. Fewer people living in its' single family houses. There aren't major employers and companies based in Gladstone office buildings. No major stores with high volume retail. Part of their major retail tax base is from auto dealers. Many auto dealers have been moving out along the interstate near the airport. The lots that remain in Gladstone are older and have smaller footprints. Auto dealers are moving to bigger parcels with bigger showrooms. Auto dealers add significant tax revenue. At some point, I'm guessing all the major car dealerships along N. Oak will move out along I-29 and I-35.
Yes, it's true there isn't much there now, but Gladstone has to start somewhere. There are a variety of retail lots along N. Oak that could have residential apartments built on them. Some are the former car lots that I mentioned already.
There are many examples in the Metro of former retail strips like N. Oak going downhill. One is already seeing tattoo places and an adult-oriented store on N. Oak as well as payday loan places, pawn, and thrift shops.
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Re: $28 million apt project for downtown Gladstone
The adult oriented stores aren't new. Some of them have been there for years. There's empty lots that have always been empty from my experience.
Gladstone also has one benefit going for them is they do have a lot of retail which isn't worth keeping.
I'm not for tear outs, but this is a corridor is a prime area to do retail tear outs without there being any real loss.
Starting at 32nd with KC there's:
the pair of lots north of Cerner. combined this would make a good lot for something with a long skinny footprint like apartments with parking below
there's a whole row north of Cascone's in poor shape
The large lot in the 4000 block that would be a wonderful place for town houses to back up to the neighborhood
at 42nd there's the low-end stores south of the CVS, and the row on the other side of the street
the large lot next Sam's would make a good retail strip
There's the Gladstone Dodge spot. they waste a lot of prime space with huge parking lots
nearly everything from it to Northtown Mazda is under occupied, with a few exceptions
the old shopping center NE of 64th is a prime development to replace with a more modern look. this is so big I'm thinking a Zona Rosa style with living above retail, central garages and lots of green space
the area around 70th to 72nd, especially behind the Sonic
behind the Aldi's has huge potential
around 79th has empty lots
around 82nd
Gladstone also has one benefit going for them is they do have a lot of retail which isn't worth keeping.
I'm not for tear outs, but this is a corridor is a prime area to do retail tear outs without there being any real loss.
Starting at 32nd with KC there's:
the pair of lots north of Cerner. combined this would make a good lot for something with a long skinny footprint like apartments with parking below
there's a whole row north of Cascone's in poor shape
The large lot in the 4000 block that would be a wonderful place for town houses to back up to the neighborhood
at 42nd there's the low-end stores south of the CVS, and the row on the other side of the street
the large lot next Sam's would make a good retail strip
There's the Gladstone Dodge spot. they waste a lot of prime space with huge parking lots
nearly everything from it to Northtown Mazda is under occupied, with a few exceptions
the old shopping center NE of 64th is a prime development to replace with a more modern look. this is so big I'm thinking a Zona Rosa style with living above retail, central garages and lots of green space
the area around 70th to 72nd, especially behind the Sonic
behind the Aldi's has huge potential
around 79th has empty lots
around 82nd
Re: $28 million apt project for downtown Gladstone
I beg to differ. Gladstone is good at not being pricks like K.C. and also pretty good at not wasting your tax dollars like K.C., and they are very good at taking care of their infrastructure and plowing their streets, but just because you add your opinion does not make it truthy.flyingember wrote:it does, it just is mostly empty lots these days1. Gladstone doesn't have a downtown
funny you say that, there's 7 days bus service a block away and nearly every need can be reached by it.2. The people they are targeting will have to drive anyplace they want to go, that's worth going to, because Gladstone has allowed a buttload of unattractive businesses to set up shop around that area. 3-4 blocks easy, to N. Oak, where nothing happens after 9pm.
3. That's area is dead center of the Gladstone PD/City Hall and if you chose to walk 3-6 hilly blocks to N.Oak to quench your thirst, it's not a stretch of the imagination to say that their cops will sit and wait for inebriated citizens to walk by so they can bust them for public intoxication.
that's an insulting assumption. funny you just said everyone will need to drive everywhere. you also failed to look at a map since N. Oak is exactly 1 block away from the intersection mentioned in the article. no hills
you haven't been north of the river much i'm guessing. because the older parts of the northland is more racially mixed than downtown. NKC high school ended up where the courts tried to get KC schools, racially diverse.4. I don't see why any of the folks they are trying to attract will have any reason to live in that development over living downtown or in Joco, especially if you are a person of color. DWB is alive and well up there.
and your ignorance of the northland is complete5. Gladstone is just a bigger version of Northmoor.
They don't have a downtown. 69th St. & N. Oak is on a hill and they do practice DWB. They also have way more cops than crime, just like Northmoor.
So there!
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Re: $28 million apt project for downtown Gladstone
the only thing Northmoore is known for is putting speed traps at every entrance into town and Gladstone does not do that.Joe Smith wrote: I beg to differ. Gladstone is good at not being pricks like K.C. and also pretty good at not wasting your tax dollars like K.C., and they are very good at taking care of their infrastructure and plowing their streets, but just because you add your opinion does not make it truthy.
They don't have a downtown. 69th St. & N. Oak is on a hill and they do practice DWB. They also have way more cops than crime, just like Northmoor.
So there!
I actually find it to be uncommon for them to stick cars on Englewood near N Oak, which would work wonderfully for a speed trap.
Re: $28 million apt project for downtown Gladstone
Northmoore? Really? Your Northland cred just took a drop.flyingember wrote:the only thing Northmoore is known for is putting speed traps at every entrance into town and Gladstone does not do that.Joe Smith wrote: I beg to differ. Gladstone is good at not being pricks like K.C. and also pretty good at not wasting your tax dollars like K.C., and they are very good at taking care of their infrastructure and plowing their streets, but just because you add your opinion does not make it truthy.
They don't have a downtown. 69th St. & N. Oak is on a hill and they do practice DWB. They also have way more cops than crime, just like Northmoor.
So there!
I actually find it to be uncommon for them to stick cars on Englewood near N Oak, which would work wonderfully for a speed trap.
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Re: $28 million apt project for downtown Gladstone
You didn't get the joke.Joe Smith wrote:Northmoore? Really? Your Northland cred just took a drop.flyingember wrote:the only thing Northmoore is known for is putting speed traps at every entrance into town and Gladstone does not do that.Joe Smith wrote: I beg to differ. Gladstone is good at not being pricks like K.C. and also pretty good at not wasting your tax dollars like K.C., and they are very good at taking care of their infrastructure and plowing their streets, but just because you add your opinion does not make it truthy.
They don't have a downtown. 69th St. & N. Oak is on a hill and they do practice DWB. They also have way more cops than crime, just like Northmoor.
So there!
I actually find it to be uncommon for them to stick cars on Englewood near N Oak, which would work wonderfully for a speed trap.
Re: $28 million apt project for downtown Gladstone
I did. It's you.
Re: $28 million apt project for downtown Gladstone
Bahua, you don't pull an April's Fool, and the citizens just get surley.
Damn shame.
Damn shame.