Visibility Drives This Groundbreaking

by Dale Garrison

You’ve probably seen it and, ultimately, that’s why it’s there.

The project, Merriam Pointe, represents yet another visible sign of the growing redevelopment in northeast Johnson County, Kan. In order to take advantage of high traffic counts and perceived market openings, this new, upscale retail area southwest of I-35 and 67th Street is tackling a significant construction challenge.

But for many motorists, the highly visible construction may have been a surprise. The work began with the demolition of the former Lucent Technologies building, a solid landmark since the 1950s. Constructed of concrete blocks inside and out, the facility was ultimately doomed by the telecommunications collapse that is only now healing.

Employing nearly 200 people when it closed two years ago, Lucent’s Merriam plant manufactured and repaired telecommunications equipment. The closure was part of Lucent’s overall restructuring that begun in 2002 to stem losses that were then sweeping the industry.

For Merriam, the loss is now beginning to offer a bright side. Originally located near the edge of Johnson County expansion, the 30 acres today are well inside “old” northeastern Johnson County where the trend is increasingly in retail redevelopment, especially for highly visible properties along I-35. But unlike construction on undeveloped land, such redevelopment work often involves challenges. The Lucent building is a good example. Of the project’s $55 million budget, approximately $2 million was set aside for demolition of the Lucent building.

“They built that like a tank,” said Mike Hans of RED Brokerage, marketing agent for the project. “I think they intended it to be there for a while.”

The new Merriam Pointe plans for more than 250,000 square feet of upscale shops. While developer Fishman & Company has yet to announce specific tenants, the center is expected to include three major residents, each with 25,000- to 35,000 square feet. Plans also call for a separate 15,000-square-foot building, 11 pad sites averaging 5,000 square feet and two 25,000-square-foot buildings.

Hans said the area’s underserved retail market is also driving the development. “The traffic counts make it viable,” he said. “This area of Johnson County has been underserved for some time, considering the population.” This site is surrounded by residential areas and its freeway visibility is enhanced by the full interchange at 67th.

Both Hans and Northeast Johnson County Chamber of Commerce Vice President of Economic Development Kate Michaelis see this as just the beginning, however. “There are several projects in this area that involve older properties that are increasingly valuable,” Michaelis said. In Roeland Park, construction recently began on The Fountains retail project, a similar retail redevelopment. South of Johnson Drive, Merriam Village is a proposed $60-million project with 250,000 square feet of retail space and a senior citizens apartment complex.

Michaelis noted that access is often an issue for redevelopment and several current projects will likely offer improvement. “Mission is working with Overland Park for a stoplight at 56th and Metcalf,” she said. “There are seven acres there that developers are looking at, and a traffic light would open that up. There’s also a new bridge that Mission is constructing over Turkey Creek at Lamar and I-35 that will open up land there.”

On-site costs are another factor for redevelopment. “All the easy sites have been done,” Hans noted. “Now you look at what else is available. But as traffic and demand increase, that’s less of a factor. That’s simplistic, but that’s really how it works.”

On the Merriam Pointe project, work will include realignment of West Frontage Road to create a four-way intersection at 67th Street and Carter Avenue. Improvements will also be constructed on 67th Street between I-35 and nearby railroad tracks.

The city of Merriam, already a retail leader in Johnson County, will obviously benefit from the effort, but so will the entire area. “There is a lot of growth throughout Johnson County,” Michaelis concluded. “But we definitely have our share up here. This part of the county is very exciting right now.”