Nestled near the northeast corner of Kansas City’s vibrant Crossroads District, the Royal Building stands as a 145-year-old testament to the city’s industrial past. Originally home to a long-standing local glass company, this modest two-story brick warehouse, with its unassuming façade and minimal windows, offers the perfect canvas for creative revitalization. 

Acquired by Glacier Properties of Portland, Oregon, as their entry into the Kansas City market, the building is set to become a dynamic mixed-use development. Working closely with Glacier, we devised a cost-effective plan that breathes new life into the structure while maintaining its industrial charm. 

The renovation includes two retail spaces on the first floor, creating opportunities for small businesses to thrive. Above, six market-rate apartment units are included, each designed to maximize light and functionality within the constraints of the historic structure. An existing overhead door on the street is transformed into a tenant lobby, complete with an open steel stringer staircase leading to the residential units. 

Given the mid-block location and the potential for future developments to block side windows on the south wall, the design embraces a “shotgun” layout for the apartments. These north-south-oriented units feature a shared corridor on the south side, with additional natural light introduced via 3’x8′ skylights positioned above the kitchen islands in window-limited units. 

Preserving the building’s character, apartments showcase exposed, sandblasted brick walls and an exposed wooden roof structure, adding warmth and authenticity. At the west end of the second floor, a single three-bedroom unit is designed to function as a dedicated AirBNB, providing flexibility and additional income potential for the owner. 

This thoughtful transformation honors the Royal Building’s industrial history while positioning it as a modern, functional space that contributes to the ongoing revitalization of the Crossroads District.