It’s not often that a tenant comes to the rescue of a shopping center, but that’s exactly what’s happening at West Ridge Mall in Topeka, Kan. The third-largest enclosed mall in the state will be revitalized into a mixed-use project thanks to the connections of Staci Williams, who was first a shopper, then a tenant and now is an investor.
The center was built by what is now Simon Property Group in 1988.
“I was a kid, and watched them put the mall in,” Williams recalled. “When it first opened, it was the place to be.”
But, as Williams observed, the 992,000-square- foot center was probably too large for the trade area. Over time, and through various ownership changes, market shifts in Topeka and COVID-19, what had been a premier center saw occupancy drop to as low as 40%. Anchors Sears and Macy’s had closed in 2012 and 2018, respectively. By then, she was a tenant at the center, owning a Petland store at the center since 2013.
“It was just a different atmosphere,” Williams said. “At that point, there were two options: the tenants had to move, or we had to find someone to purchase it.”
Williams took matters into her own hands, and began reaching out, including to acquaintance Cody Foster, a local businessman and co- founder of Advisors Excel, a Topeka-based financial and investment services firm. The firm had previously looked at acquiring the center.
“At that time, I’d contacted Mike Kohan (owner of Kohan Retail Investment Group, the then-owner) said, ‘I’ll find a buyer. What will you sell it for?’” she said.
Foster and Advisors Excel Co-founder David Callanan acquired the mall in 2023 and quickly decided to convert some of the vacant space into office for its own headquarters, housing over 500 employees. Approximately 400,000 square feet of the south wing (formerly Burlington Coat Factory and the top floor of a former JCPenney) will be converted to the office space.
The rest will be converted into 600,000 square feet of restaurants, retail, dining and entertainment, in both enclosed and open- air formats. Dillard’s and Furniture Mall of Kansas remain as retail anchors.
“Contrary to popular belief, the American mall is not dead,” Foster said in the renovation announcement. “It simply needs a facelift, which is our exact mission with this project. Developers are looking to shift shopping centers to a multi-purpose lifestyle hub, incorporating leisure offerings and getting people in the door again, whether they are consumers, tenants or professionals.”
The new center will incorporate non-traditional mall uses such as co-working spaces, theaters, fitness spaces, spas, breweries and cafes, with Williams at the helm as leasing manager.
“To tell you how much Advisors cares, I offered to talk to anyone about the mall,” she said.
The community has been exceptionally supportive, Williams said.
“As retail and workspace expectations evolve, the 21st-century mall holds the potential to offer dynamic mixed-use spaces that include lifestyle amenities and office space options sought after by young professionals,” said Molly Howey, president of GO Topeka, the economic development group for Kansas’ capital city. “This project represents a crucial step for Topeka to further cultivate a multifaceted lifestyle experience catering to diverse demographics. Moreover, local ownership ensures a customized approach tailored to our community’s unique needs.”
Topeka, the state capital, is working to incubate and retain small businesses.
“Topeka is an interesting city,” Williams said. “It’s been very aggressive in creating jobs, and it’s very spread out.”
The new owners are focusing first on infrastructure repair. Advisors Excel has partnered with Russell Glen, a Dallas-based real estate development firm, to guide the redevelopment’s master plan and attract new tenants. Architectural firms RDC and Hufft are behind the creative vision for the mall’s renovation, which will feature a storyline focused on wheat and Kansas prairies in a fresh, urban design and layout.
The center will remain open through the construction, a bit of a logistical challenge that the team is still working through. Construction will begin late this year, with the first phase focusing on the office space. The retail will be redone in the second phase to minimize disruption for shoppers this year.
Leasing to national retail tenants has not yet begun, Williams reported, but should include boutiques, food court tenants and restaurants — and, likely, some new and different uses. Trader Joe’s is on the wish list.
“We are not normal mall owners; we are business people. We don’t know our limitations,” said Williams, who also has a small ownership stake in the center and serves as the general manager and leasing manager. “We started thinking outside the box, to make this a destination for all types of people, from tattoo studios to luxury wellness.”
Meanwhile, Williams continues to expand her own businesses, purchasing the center’s convenience store.
“I now have two businesses because I believed in the mall,” she said. “I know what’s coming.”
