Hardesty Federal Complex

Hardesty Federal Complex
2025
Former names	National Cloak & Suit Company Building Kansas City Quartermaster Depot
General information
Type	Military industrial, turned residential apartments
Architectural style	Modern Industrial
Location	601 Hardesty Avenue, Lykins, Kansas City, Missouri
Coordinates	39°06′11″N 94°31′29″W / 39.10306°N 94.52472°W / 39.10306; -94.52472
Construction started	1919
Completed	1920 (1920)
Design and construction
Architect(s)	N. Max Dunning

The Hardesty Federal Complex is a 22-acre (8.9 ha) site in the Lykins neighborhood of Kansas City, Missouri. The complex is a significant Kansas City example of a Modern Industrial architectural style. Its history reflects one century of major shifts in American commerce, military logistics, and environmental and fair housing policy.

It was constructed in 1919–1920 as a massive mail-order house for the National Cloak & Suit Company, and was acquired by the U.S. Army in 1941 and became the Kansas City Quartermaster Depot during World War II.^[1] The military's chemical treatment operations created severe and persistent soil and groundwater pollution that migrated up to one half mile into the surrounding neighborhood, posing possible public health risks for decades through a process known as vapor intrusion into homes.^[2][3]

After the war, the General Services Administration (GSA) used the site for federal offices until it was vacated in the early 2000s.^[2] The GSA's cleanup of the brownfield site under the CERCLA pollution disaster framework was delayed for several years.^[4]

In 2023, Arnold Development Group began a large-scale, publicly subsidized revitalization project to convert the complex into a mixed-use residential and commercial district.^[5]

The main 12-story building and its powerhouse were designed by the prominent Chicago architect N. Max Dunning, a Fellow of the American Institute of Architects, and a veteran of designing public housing for the federal government. The main building is a significant Kansas City example of the Commercial Style, also described as Modern Industrial, within the broad category of Late 19th and Early 20th Century American Movements. The 600,000-square-foot (56,000 m²) facility is a monolithic, reinforced concrete structure built in just six months using a flat-slab construction method with distinctive "mushroom" columns. These flared concrete columns support the floor slabs directly without the need for beams, an innovative system at the time that allowed for vast, open floor plans ideal for manufacturing and warehousing.^[1]

The building's interior structure is expressed on its exterior, which presents a rectilinear grid of wide concrete piers and spandrel bands framing large industrial steel-sash windows designed to provide maximum natural light and ventilation. For its architectural significance and role in American commerce, the building was nominated for inclusion in the National Register of Historic Places.^[1]

During World War II, the military bought the whole site and added the rest of the buildings.^[1]

The century of American history at the Hardesty complex spans from having been designed by a veteran architect of public housing for the federal government, to becoming a hub of national commerce, to a critical node in the military-industrial complex, to a vast bureaucratic center, to a derelict and hazardous brownfield,^[1] and finally rehabilitated into affordable housing.^[5][6]

In 1888, the National Cloak & Suit Company was founded in New York City and became a national leader in women's high-style fashions by mail order. Due to a lack of major cities west of the Mississippi River, mail order was popular and the company wanted to expand its warehousing closer to the rest of the nation. For 15 months, it scouted locations such as St. Louis and Chicago, and selected an undeveloped lot in the Lykins neighborhood, a streetcar suburb of Kansas City, Missouri.^[1] Decisive factors included Kansas City's position as central railroad hub of the nation,^[7] with a freight railroad line at the lot's southern border and an electric streetcar line bordering its north on Independence Avenue for commuters. The main building was constructed in 1919–1921 for $2.5 million as the company's second mail-order fulfillment center.^[1] It opened with 1,500 employees and peaked in the 1920s with around 2,000 employees, as the distribution center for all 22 states west of the Mississippi River, drastically reducing delivery times for customers.^[7] By comparison, Union Station had recently been completed in 1914 for approximately US$6 million.^[8]

In 1927, responding to competitors Sears and Montgomery Ward, National Cloak & Suit merged with its next competitor Bellas Hess & Co. to form the National Bellas Hess Company and expanded into physical retail.^[1] In 1927, the company expanded by opening a new, dedicated retail store on Armour Road in North Kansas City.^[9][1] In 1928, it converted 28,000 square feet (2,600 m²) on the first floor of the Hardesty building into a department store, while the upper floors continued mail-order fulfillment.^[1] It continued shipping out of the Hardesty facility until 1941, when the property was acquired by the U.S. government to become a quartermaster's depot during World War II.^[7][10]

With the United States mobilizing for World War II, the U.S. Army acquired the complex in 1941 and repurposed it as the Kansas City Quartermaster Depot. It was used to store and distribute supplies, including clothing and chemicals, to U.S. Army installations in eight states (Kansas, Missouri, Arkansas, Nebraska, Oklahoma, Wyoming, South Dakota, and Utah), and became a critical logistics hub.^[11][2] The most consequential operations for the site's future took place in Building 6, designated as a clothing treatment plant for the Army's Chemical Warfare Service. In this building, uniforms were laundered, dry-cleaned, and treated with chemical impregnates to make them resistant to chemical warfare agents like mustard gas.^[2]

The solvents used in these processes, particularly trichloroethylene (TCE), were spilled and leaked over years of operation, leading to the severe and persistent contamination of the soil and groundwater that would become the site's defining legacy.^[2] The depot also housed the Army Effects Bureau, which processed the personal effects of soldiers killed in action.^[12] The Quartermaster Depot officially closed in 1953, after the end of the war and its demobilization.^[2]

In case of a foreign attack upon Kansas City, President Harry S Truman ordered the military to install upon lofty rooftops, an extremely loud civil defense siren. This building received the world's loudest, a Chrysler Air-Raid Siren powered by a Hemi V8 engine.^{[13][14][15][16]}

On October 1, 1960, the Department of Defense formally transferred the site to the General Services Administration (GSA), which officially named it the Hardesty Federal Complex. It housed the Kansas City Records Center and offices for numerous federal agencies, including the Department of Commerce and the Environmental Protection Agency (EPA).^[2] The GSA began to downsize operations in the late 1970s, and by 2002, the site was completely empty.^[4] For nearly a decade, the massive buildings sat vacant and fell into severe disrepair, suffering from neglect and extensive vandalism, including the stripping of copper piping.^[17]

In August 2011, the GSA sold its 18-acre (7.3 ha) portion of the site at auction for approximately $500,000 to the Hardesty Renaissance Economic Development Corporation (HREDC), a non-profit established by Asian Americans for Equality.^[18][19] HREDC envisioned a "food hub" with a farmers market and commercial kitchens, but the project failed to gain traction and the complex remained largely undeveloped.^[20]

In 2023, Kansas City-based Arnold Development Group took control of the property and launched an approximately $400 million redevelopment branded as the Historic Northeast Market District.^[5] As of mid-2025, the project was underway to transform the site into a mixed-use, transit-oriented development. Its major components include the adaptive reuse of the main 12-story building into 395 mixed-income apartments, with 83% of the units deed-restricted as affordable housing.^[6]

The plan also includes transforming warehouse structures into a 29,500-square-foot (2,740 m²) public market, a commercial kitchen, and public gathering areas.^[21] A planned central feature is a large solar array and a system of 228 geothermal wells, an on-site renewable energy infrastructure designed to meet all the energy needs of the development, with the stated goal of eliminating utility bills for the residential tenants.^[22] The redevelopment is made financially viable through a complex stack of public subsidies, including federal and state Low-Income Housing Tax Credits, historic preservation tax credits, a local Tax Increment Financing (TIF) plan, and over $7.5 million in EPA Brownfields Program grants.^[5]

The legacy of the complex is dominated by its pollution of Kansas City by many hazardous materials from different operational eras, creating a multi-faceted environmental challenge.^[11] The most significant contaminants are volatile organic compounds (VOCs), primarily tetrachloroethylene (PCE) and trichloroethylene (TCE), from the WWII-era clothing treatment operations.^[23] Other pollutants included petroleum products from leaking underground storage tanks,^[24] asbestos used as pipe insulation,^[17] lead-based paint,^[4] and polychlorinated biphenyls (PCBs) from leaking fluorescent light ballasts.^[25]

Years of spills and leaks created a significant zone of contaminated soil to depths of 5 to 60 feet (1.5 to 18.3 m), which served as an ongoing source for a much larger problem in the groundwater. The pollution leached into both a shallow aquifer at 15 to 60 feet (4.6 to 18.3 m) deep and a deeper aquifer at 60 to 120 feet (18 to 37 m) deep.^[26] This formed a plume of dissolved chemicals that migrated up to 0.5 miles (0.80 km) north and east, flowing directly beneath the adjacent Lykins neighborhood.^[27]

The most direct threat to the community arose from vapor intrusion, where volatile chemicals in the shallow groundwater turned into a gas and seeped through foundation cracks into nearby homes. In a July 2016 health consultation, the federal Agency for Toxic Substances and Disease Registry (ATSDR) evaluated air samples from two affected residences and concluded that past exposure to TCE "may have posed increased health risks" to the occupants. The report highlighted that exposure could increase the risk of a congenital heart defect in a developing fetus during the first trimester and that long-term exposure is linked to an increased lifetime risk of developing kidney cancer, liver cancer, and non-Hodgkin's lymphoma.^[3]

The cleanup was conducted under the CERCLA with the GSA as the lead responsible agency.^[2] The process was plagued by significant delays; a 2014 GSA Inspector General report found that from 2006 to 2010 "little or no action" was taken to advance the cleanup, which fell about one decade behind its original schedule.^[4][28] In response to the health findings, the GSA installed vapor mitigation systems in the affected homes and demolished the primary source building, Building 6, in 2021, to be able to excavate the severely contaminated soil beneath it.^[3][29] The total cost for the remediation is projected to exceed $30 million.^[30]

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