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Developing Vandeventer & Forest Park: IKEA — Exception Or New Rule?

October 5, 2015 Big Box, Central West End, Featured, Midtown, Planning & Design, Retail, Walkability, Zoning 5 Comments

Big box stores with surface parking lots don’t fit in urban contexts — they’re sub-urban. For example, the Menard’s in O’Fallon IL I drove past on Saturday, a MetroBus stop is right out front but there’s no accessible pedestrian route to get to the entrance. See it on Google Street View here.

Decades ago the big boxes were the downtown department stores, but those days are long gone. However, a few big box retailers have taken over some of the vacant space left behind by shuttered department stores.

Taget in Chicago's former Carson Pirie Scott department store designed by Louis Sullivan. February 2014. Click image to view the Wikipedia entry on the building — Taget in Chicago’s former Carson Pirie Scott department store designed by Louis Sullivan. February 2014. Click image to view the Wikipedia entry on the building

More often, big boxes have been trying to fit into walkable urban neighborhoods; they’ve been concealed by smaller liner storefronts, stacked, etc. The Target at Hampton & Chippewa is built over parking, but it still has surface parking facing Hampton & Bancroft, with docks & garage facing Chippewa. Inevitably someone says “it’s better than what was there” or “It’s better than the location in [insert any suburban municipality.” Sorry, but new development will be around for 20+ years, so standards should be higher than simply doing marginally better than awful suburban development or old derelict properties. Which brings me to IKEA St. Louis, located on the SW corner of Forest Park Ave & Vandeventer Ave.

IKEA's blue & yellow big box set behind a surface parking lot at Forest Park & Vandeventer. View from the point where the two public sidewalks meet. — IKEA’s blue & yellow big box set behind a surface parking lot at Forest Park & Vandeventer. View from the point where the two public sidewalks meet.

Opening day I ran into an acquaintance at IKEA — she also arrived via MetroBus — she hadn’t yet seen my post on the pedestrian access points. Upon arriving at the corner pictured above how would a pedestrian know where to find accessible routes to the entry? By big box standards, IKEA St. Louis did an excellent job providing pedestrian access routes from each go the three adjacent streets, but the massive setback from the sidewalks

The big question now is what will happen at development sites around IKEA St. Louis? Other buildings, old & new, within a block of the intersection are all urban — built up to the public sidewalk.

Two other corners contain urban buildings a historic firehouse and a new apartment complex built around a parking garage

The 3-story building on the NW corner was razed 4+ years ago. At right you can see the South end of the historic Gerhart Block that I posted about on Friday.

In July 2011 I posted about the building on this very same corner being razed. The Southeast corner, except for the firehouse, is to be retail.

The firehouse is supposed to remain, will help "hold" the corner. But how will everything else relate to the street & sidewalk? — The firehouse is supposed to remain, will help “hold” the corner. But how will everything else relate to the street & sidewalk?

Behind the firehouse is largely an old industrial site

But even the old industrial office is urban in form

The urban form continues across Spring Ave

nnn — And across Forest Park Ave more urban form. Will the new retail to the South respect the urban pattern?

One of the most critical development parcels is immediately to the West of IKEA, at 4052 Forest Park Ave.

Looking West from the IKEA property line. The other three sides are bounded by Forest Park Ave, Sarah Ave, and Duncan Ave. The former Ford plant in the background is now lofts

Looking South across Forest Park. IKEA is to the left, just out of view. The development parcel straight ahead will ideally be of similar massing as the lofts on the right, with storefronts at sidewalk level.

Looking East on Duncan Ave, from Sarah Ave. The CORTEX master plan wants Duncan to be a pedestrian-friendly spine through the district. The form of new building(s) on the parcel on the left will matter greatly.

This site could be developed similar to new apartments at Forest Park & Vandeventer — a parking garage concealed on all sides by habitable buildings. The difference here is it should have storefront spaces on the ground floor. A boutique hotel, like one of these chains, should occupy part of the upper floors.

Hopefully IKEA St. Louis will be the exception, not the rule.

— Steve Patterson

Historic Buildings West of Saint Louis University Renovated Into Lofts

October 2, 2015 Central West End, Featured, Midtown, Real Estate 2 Comments

For many years, two buildings on Laclede Ave., faced uncertain futures. Both personal favorites, their futures as residential buildings are now secure. They’re located at 3900 & 3965 Laclede.

Beautiful proportions, great mix of brick colors, industrial windows, glass block

The S. Pfeiffer Manufacturing Company Headquarters is located at 3965 Laclede Avenue in St. Louis (Independent City), Missouri. The brick, three-story office, lab and factory building was constructed in 1946 from a Modern Movement design by St. Louis architect Bert Luer. The buff-colored, asymmetrical primary (south) elevation features bands of hopper windows that wrap around the southwest corner, emphasizing horizontality while an elaborated, slightly projecting entrance bay on the southeast corner is a strong vertical element. The recessed entrance consists of double wood and glass doors below a grooved, streamlined overhang. Above the entrance, a shaft is embellished by a two-story glass block window with sidelights and three small terra cotta panels accent the parapet. Many of the building’s windows are tinted blue. The side and rear elevations are functional in design, feature red brick instead of buff brick, and utilize a concrete structural system with metal industrial hopper windows and overhead vehicle doors. The interior has an open plan with concrete, mushroom- shaped supports, concrete floors and ceilings, and glazed brick walls. The third level retains the original laboratory sinks and counters. Currently used as storage for automotive parts, the S. Pfeiffer Manufacturing Company Headquarters is in excellent condition. Relatively unchanged since its construction, the building easily retains integrity of location, design, setting, materials, workmanship, feeling and association from its period of significance. (2010 National Register nomination)

From February 2014:

Capstone Development has the building under contract and is planning an $8 million restoration and rehab.

Bill Luchini, Capstone’s president, said today he plans to renovate the 11,000 square feet of ground-floor commercial space and build 17 loft-style apartments on the second floor. Construction will take about a year and begin after he completes the building’s purchase in about 60 days. (Post-Dispatch)

Some background:

The Gerhart Block, located at 3900-3908 Laclede Avenue/1-17 Vandeventer in St.Louis. Missouri, is locally significant under National Register Criterion C in the area of Architecture. The period of significance is 1896. the date of construction. Local architect August Beinke who was known for designing a number ofprominent buildings and fine houses, earned the commission from the Gerhart Realty Company to design this substantial corner retail and residentialbuilding.ThepicturesqueVandeventerfacadeisenlivenedbyaseriesofstorefront display windows, oval-paned entrances, and round arched openings. A pyramidal roofanchoring the corner, a turret on the south end. as well as stepped gables and hipped roofs over projecting bays animate the roofline. This application of the French Renaissance or “Chateauesque” style to a commercial block is skillfully handled, resulting in one of the city’s most picturesque neighborhood commercial buildings. Exterior integrity is extremely good. (2002 National Register nomination)

I’ve never been in the first building, but the second housed various gay bars for years so I’ve been in it many times over the lsat 25 years. I can’t wait to see both inside, the Gerhart work is finishing up now.

Official information:

Accessing The New IKEA St. Louis by Foot, Bike, Wheelchair, or Car

September 28, 2015 Accessibility, Big Box, Central West End, Featured, Planning & Design, Retail, Walkability 5 Comments

Last week I looked at Duncan Ave and how it ends at IKEA, from a visit on the 11th. Today we’ll look at the access points to IKEA from Duncan Ave., Forest Park Ave., and Vandeventer Ave., from a visit on the 23rd.

Ended last week's post on Duncan Ave. looking back West from the IKEA property line — Ended last week’s post on Duncan Ave. looking back West from the IKEA property line

I’d arrived at this point by coming East on Duncan. Today let’s travel the way many pedestrians will, from Sarah & Forest Park. I got off the #10 MetroBus on Lindell at Sarah, then headed South., about a third of a mile

Looking back North after crossing, Hopefully the crosswalk striping will be done soon. Note that it's a straight shot from side to center to opposite side. — Looking back North after crossing, Hopefully the crosswalk striping will be done soon. Note that it’s a straight shot from side to center to opposite side.

The crosswalk at the East end of Duncan Ave wasn't painted when I visited on the 11th, but it had a basic upon return. This is within the public-right-of-way. — The crosswalk & stop line at the East end of Duncan Ave weren’t painted when I visited on the 11th, but it had a basic upon return. This is within the public-right-of-way.

Now we start into the West entry to IKEA's site. Once the new MetroLink light rail station opens this may see a lot of foot traffic. IKEA uses the more visible 'continental' crosswalk on site. This auto drive leads out to Forest Park Ave. — Now we start into the West entry to IKEA’s site. Once the new MetroLink light rail station opens this may see a lot of foot traffic. IKEA uses the more visible ‘continental’ crosswalk on site. This auto drive leads out to Forest Park Ave.

Looking East toward the store, a construction truck is blocking the view & crosswalk, but they were trying to finish up.

On the 11th I was horrified to see four of these awful bike racks placed too close together. Upon inquiry I was told they were temporary, the permanent racks to be installed soon.

Less than 2 weeks later excellent inverted-U racks had arrived & were installed. The employees using the racks need to be shown how to use them so their bikes are supported.

Next let’s assume that after crossing Forest Park Ave I’d headed East to enter IKEA. These photos are all from my visit on the 11th.

At the edge of the property is the only auto entrance on Forest Park

We continue East, after crossing this major in/out vehicular drive

After crossing the drive we can clearly see IKEA beyond the storm water runoff collector

The first of two pedestrian routes from the Forest Park public sidewalk to the IKEA. Let's continue East toward Vandeventer Ave and enter on the other accessible route — The first of two pedestrian routes from the Forest Park public sidewalk to the IKEA. Let’s continue East toward Vandeventer Ave and enter on the other accessible route

Looking back we see the walkway crosses over the drainage area.

At the other pedestrian entry we can look bak West toward Sarah. The parking lane along Forest Park remains, it would be nice if the city striped it with a solid white line to separate it from the outside drive lane.

From the walkway looking back North toward Forest Park Ave

Almost to the entrance, disabled parking is on both sides of this walkway and under the building

In front of the entry looking North. Pedestrians have two ADA-compliant options for getting through the front parking lot. Every big box store needs to do this!

From the 3rd floor restaurant looking North we can see the path we just used to get inside from the public sidewalk.

Now let’s go out to the intersection of Forest Park Ave & Vandeventer Ave, the city has been busy trying to make it better for pedestrians.

Like we saw at Sarah, crosswalks aren't yet marked. — Like we saw at Sarah, crosswalks aren’t yet marked, so vehicles stop where they block the crossing point.

Looking North after crossing Vandeventer. Unlike at Sarah, the route here isn't a straight shot — Looking North after crossing Vandeventer. Unlike at Sarah, the route here isn’t a straight shot.

From the pedestrian refuge in the median I see the curb ramp on the other side aren't finished. At this point I notice the pedestrian signals speaking for the visually impaired say "Forest Park Parkway" instead of "forest Park Avenue" The visual signs on the street lights are correct though — From the pedestrian refuge in the median I see the curb ramp on the other side aren’t finished. At this point I notice the pedestrian signals speaking for the visually impaired say “Forest Park Parkway” instead of “forest Park Avenue” The visual signs on the street lights are correct though

Looking back South we see this side has a zig zag pattern too. This will become more apparent once the crosswalk stripes are done.

And last let’s look at access points from Vandeventer Ave. With Saint Louis University nearby and a retail development coming across the street pedestrian volume in this area will rise sharply. These photos were taken on the 11th, 23rd, and 26th.

A new signalized intersection on Vandeventer Ave for IKEA Way, which is located about where the non-signalized Duncan Ave was. A new crosswalk was added to the South side of the intersection. Eventually the site to the East will be a retail development. Sept 23rd

Looking North we can see the primary vehicular entry from Vandeventer, IKEA Way. Sept 11th

Turning again we see a pedestrian entrance up the hill. This is an ADA ramp, due to the grade it has periodic flat rest points, the side handrails weren't yet installed on the 11th — Turning again we see a pedestrian entrance up the hill. This is an ADA ramp, due to the grade it has periodic flat rest points, the side handrails weren’t yet installed on the 11th

At the top we see a clear path the entry, only having to cross traffic at one point. Ahead is the exit from the parking level below the building.

This East view from the 3rd floor restaurant gives you an overview. Sept 23rd. The parking at the bottom is the “family parking” area

There’s a second entrance off Vandeventer for vehicles, and some pedestrians.

For those coming from the South, such as The Grove, this is the view along Vandeventer before reaching the pedestrian entry & IKEA Way

But navigating this would be a challenge

But they've got a sidewalk for pedestrians and a drive for motorists. — But they’ve got a sidewalk for pedestrians and a drive for motorists.

From the top we turn to the North and we can see the pedestrian route is clearly marked. Onward... — From the top we turn to the North and we can see the pedestrian route is clearly marked. Onward…

But we soon run into a major problem. If you can't see it that's part of the problem. — But we soon run into a major problem. If you can’t see it that’s part of the problem.

Here's a side view so help you see the uncovered drainage channel breaking up what appears to be a pedestrian route. — Here’s a side view so help you see the uncovered drainage channel breaking up what appears to be a pedestrian route.

The opposite view. which I encountered on the 11th when I almost didn't see it ahead — The opposite view. which I encountered on the 11th when I almost didn’t see it ahead

Another side view, this taken on the 11th

Obviously someone screwed up! This is a pity, they were doing so well too. Yes, they have other entries which are ADA-compliant, but this is just stupid — compliance would’ve been so easy had they provided a way to set in a steel plate/grate to cross over the drainage. Someone is going to get hurt here. Despite this mistake, IKEA did more than what is required by the ADA and St. Louis. Pedestrian access turned out better than I’d expected.

Other retailers & developers — please take note they have provided pedestrian access from all three public streets adjacent to their property!

As previously mentioned, the 2-story IKES is elevated over a level of parking

Tomorrow I’ll take you inside the IKEA store, with photos I took last week following the media lunch & during Saturday afternoon’s family & friend’s day.

— Steve Patterson

Duncan Ave From CORTEX Commons To IKEA, Now Less Hostile

September 21, 2015 Accessibility, Central West End, Featured, Planning & Design, Walkability 11 Comments

Last week I showed you the CORTEX Commons in my post CORTEX Commons Attractive, Has Accessibility Issues. That green space, and my post, ended at Duncan Ave. Today I’ll show you changes to Duncan Ave as we head East toward the new IKEA which opens next week. In December 2013 I posted: Cortex District Needs A Pedestrian Circulation Plan Before IKEA Is Built. Below are two images from that 2013 post, along with the original captions:

Current site plan doesn't show pedestrian access from the south side of Duncan Ave., intersection at Sarah needs to be addressed to connect IKEA to MetroLink. — Current site plan doesn’t show pedestrian access from the south side of Duncan Ave., intersection at Sarah needs to be addressed to connect IKEA to MetroLink.

Looking east from in front of the grain silo toward the future IKEA. A sidewalk exists currently.

In 2013 I was focused on the horrible intersection of Duncan & Sarah and getting into the IKEA site. The odd configuration made it horrible for motorists, pedestrians, and cyclists.

May 2012 -- looking East across Sarah from the South side of Duncan. — May 2012 — looking East across Sarah from the South side of Duncan.

Thankfully, this has been addressed, as you’ll see later.

I’ve posted about Duncan before, two times West of Boyle. In May 2013: Duncan Sidewalk Fixed, Crosswalk at Newstead Still A Problem and July 2012: Duncan Ave Sidewalk A Challenge Because Of Solae’s 2008 Construction. After the 2012 post the sidewalk got fixed, but I don’t think Duncan & Newstead has been corrected. In recent months there was utility work going on here, I need to return to see if accessibility has been addressed.

Today let’s start at Boyle and the CORTEX Commons — and head East to IKEA.

Looking East across Boyle on the North side of Duncan in April 2015

Trees planted in the parking lane on the South side of Duncan in front of the @4240 building, also April 2015

This similar view from Sept 11th shows the plants have matured, the parking paving is permeable. If you look closely you can see the side of IKEA’s big blue box at the end of the sidewalk.

A little further East. In St. Louis this is a very generous sidewalk, in Chicago it would be on the smaller side. Still, I like that it is so open.

Back on the North side we can see how the trees break up the line of parked cars.

Looking back West toward Boyle, the North side didn't get the same treatment with street trees. — Looking back West toward Boyle, the North side didn’t get the same treatment with street trees.

During my visit on the 11th work was still ongoing on the South side of Duncan just before Sarah

Part of the work is on the adjacent site where this massive US Metals building used to be. View from Sarah, May 2012

The former office on Sarah was also razed, which is a shame. May 2012.

Ok, so we're back on Duncan facing East. Because the sidewalk was out on the South we're on the North. — Ok, so we’re back on Duncan facing East. Because the sidewalk was out on the South we’re on the North.

As we approach Sarah we can see it looks different than before

Before we look at Sarah, a look back West on Duncan

Here's the May 2012 photo from before so you can compare them, The tall wall is gone and the traffic flow shifted. — Here’s the May 2012 photo from before so you can compare them, The tall wall is gone and the traffic flow shifted.

Turning South we can now see how Sarah curves

This view looking North from the East side of Sarah shows how Sarah now curves to the right for a conventional intersection at Duncan

The sidewalk on the South side of Duncan ends, but a crosswalk point to the North is provided

Looking North, the crosswalk wasn't marked on my visit but paint crews were working on site. This would've been an excellent spot for a raised crosswalk. — Looking North, the crosswalk wasn’t marked on my visit but paint crews were working on site. This would’ve been an excellent spot for a raised crosswalk.

Monday next week I’ll take a closer look at the various pedestrian access points to IKEA St. Louis, as well as a peak inside!

Duncan Ave is bookended by BJC hospital just West of Taylor, and IKEA just East of Sarah — about a mile total in length — the pedestrian experience is highly inconsistent and doesn’t begin to approach friendly. Yet, this is the mile stretch the CORTEX Master Plan says should be pedestrian-friendly, the primary East-West means for pedestrian circulation. At best it’s less hostile in a few spots than it was a few years ago.

— Steve Patterson

CORTEX Commons Attractive, Has Accessibility Issues

September 15, 2015 Accessibility, Central West End, Featured, Parks, Planning & Design, Walkability 3 Comments

The masterplan for St. Louis’ technology district, called CORTEX, included a significant green space. Originally formed in 2002, the green space is just now being completed. Here is how they describe the CORTEX campus:

The intent of the CORTEX Master Plan is to create well-designed public open spaces that will contribute significantly to the quality of life within the district, community and city. The Master Plan calls for the creation of the CORTEX Commons, a public park that will be accessible to all who work and live in the district and surrounding neighborhoods.

The Commons: right in front of the @4240 entrance you’ll find a beautiful green space with areas for relaxing, meeting, or just enjoying the fresh air.

Restaurants/Cafes: surrounding the @4240 building will be cafes, restaurants and other places to grab lunch, dinner, or have cocktails after work.

Living Space: within walking distance of @4240 are lofts, apartments and other living spaces that allow for a commute that is literally minutes away.

Shops: retail space will be part of the new Phase II expansion, providing convenient shopping and unique boutiques all within a short stroll of the office and laboratory space.

Transportation: getting to and from work will be simplified for those driving as well as those wishing to use public transportation. A new highway interchange at the major east-west Interstate 64 provides convenient access for drivers, plus a new MetroLink light rail station will be within a block of the @4240 building.

Let’s take a look, starting at the South end at S. Boyle Ave. & Clayton Ave., then moving North to Duncan Ave:

The visitor sees lush landscaping, at right is the new BJC @ The Commons building

Turning to the left we see the sidewalk follows the curve of Boyle. The orange circle is the logo for the CORTEX Commons. In a couple of places the sidewalk make a sharp shift.