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Coming Soon to Kingshighway & Delmar: More Low-Density Sprawl

The site of the former National/Schnucks at Kingshighway & Delmar, long vacant, has now been cleared for new development. I’ve viewed the site as an opportunity to build a dense urban project, ideally connected with a Delmar extension of the future Loop Trolley. But current plans may delay dense development of the 4+ acre site for at least the next 20-30 years.

Former grocery store building has now been razed.
Former grocery store building sat back at the east end of the site
The long-vacant building was recently razed.
The long-vacant building was recently razed.
Discount grocer Aldi has announced a new location here.
Discount grocer ALDI has announced a new location here.

But ALDI doesn’t need over 4 acres! Looking at city records online I see The Roberts Brothers has divided the site into three parcels, with ALDI buying one of the three.

Outline of the parcel Aldi purchased.
Outline of the parcel ALDI purchased with Kingshighway on the left, Delmar on the bottom.

The boundaries of the three parcels is intriguing, my guess is so all three can have automobile  entrances facing Kingshighway, or at least a Kingshighway address.  This new store will be part of three recently announced locations also including Creve Coeur & Des Peres (source).

My assumption is this Kingshighway & Delmar location will replace the ALDI less than a mile to the north at Kingshighway & Page (1315 Aubert).

The Aldi at 1315 Aubert (Page & Kingshighway) was built in 1991.
The Aldi at 1315 Aubert (Page & Kingshighway) was built in 1991.

Below is a look at a few ALDI locations in the area, showing size of parcel, year built, and the building size:

Comparison of a few select Aldi locations
Comparison of a few select ALDI locations

The most recently completed ALDI on the list above is the 7701 Olive location. I visited that ALDI in May 2006, shortly after it opened.

View from the Olive auto entrance
View from the Olive auto entrance
A route is provided from Olive but it is not ADA-compliant.
A route is provided from Olive but it is not ADA-compliant.
An ADA-compliant route is provided off North and South
An ADA-compliant route is provided off North and South

This is how ALDI builds US locations from coast to coast. For example, in late 2010 a blogger noted the design for a dense Washington DC neighborhood (see Terrible Aldi design shows need for new parking zoning). As with so many retailers, they’ll do the cheapest design they can, barely meeting minimum standards. If we want/expect better we must demand better — raising the minimum. Retailers will meet the improved standard as long as they can get sales & profit growth.     ALDI does have a few urban locations, but only in super-dense places like Queens, NY.

And before anyone says ALDI and Trader Joe’s are part of the same company let me clarify their relationship.

The [ALDI] chain is made up of two separate groups, Aldi Nord (North – operating as Aldi Markt), with its headquarters in Essen, and Aldi Süd (South – operating as Aldi Süd), with its headquarters in Mülheim an der Ruhr, which operate independently from each other within specific areas.

[snip]

Both Aldi Nord and Aldi Süd also operate in the United States; Aldi Nord is owner of the Trader Joe’s chain while Aldi Süd operates as Aldi. (Wikipedia)

Thus the ALDI we see in the US is NOT related to our Trader Joe’s stores. Another difference between our ALDI stores and our Trader Joe’s is the latter is willing to go compact in dense, walkable areas. For example, the Trader Joe’s I visited in 2009 located at 1700 E Madison St, Seattle, WA.  The store is located on the ground floor with sidewalk entrance, a level of structured parking over the store and four levels of housing over that.

Garage of the Trader Joe's in the Capital Hill neighborhood of Seattle
Garage of the Trader Joe’s in the Capital Hill neighborhood of Seattle

Madison St. in Seattle still has low-density development, like the gas station across from the Trader Joe’s, but one property at a time it is getting more urban. As it gets more urban it attracts more people, increasing the need to be more urban.

Back in St. Louis, we do the opposite. We continue to build low-density sprawl, then scratch our heads wondering why more people don’t walk, use transit, or why our population declines. I’m not suggesting development patterns are the reason for our population decline in the past, but it is a factor today.

A single story ALDI surrounded by surface parking on this corner is totally inappropriate given the context to the east and south.

— Steve Patterson

 

 

 

 

Readers Split On Proposed Streetcar Route

Readers in the poll last week didn’t select any one option by a majority. The three routes presented as options, two being considered and another I’ve been advocating for years, each received a similar number of votes.

Q: My preferred route for a streetcar line is…

  1. Option 2: Olive/Lindell>Euclid>Forest Park Blvd>Taylor>Lindell 35 [29.66%]
  2. Option 1: Olive/Lindell>Taylor>Children’s Place/CWE MetroLink 31 [26.27%]
  3. New option: Olive/Lindell to Vandeventer to Delmar to Loop Trolley 29 [24.58%]
  4. None, don’t built a streetcar line 12 [10.17%]
  5. Other: 10 [8.47%
  6. Unsure/No Opinion 1 [0.85%]

The ten other answers were:

  1. Use the old Hodiamont Streetcar right of way
  2. grand blvd
  3. Olive/Lindell>Euclid>Forest Park Blvd>Vanderventerr>Lindell/Olive
  4. Street cars are a joke. They are a waste. Busses offer far more flexibility.
  5. Use the old Hodiamont street car right of way.
  6. Continue on Lindell to Debaliviere/Loop Trolley connection.
  7. Middle-upper income routes to replace cars.
  8. Link “downtown” only by s.cars: riverfrt. to Jeff Ave,, Delmar to Soulard.
  9. free, downtown loop, between Tucker & Broadway
  10. Option 1 but utilize Market and Forest park instead of Olive/Lindell

When streetcars were first installed it was a private effort by real estate developers to make it easier for buyers to reach new development:

The Gravois-Jefferson Streetcar Suburb Historic District is located within the boundaries of the City of St. Louis, Missouri. The -715-acre District is a triangular area generally bounded by the intersection of Gravois and South Jefferson Avenues at the north, South Jefferson Avenue and South Broadway Street (south of Chippewa Street) on the east, Meramec Street on the south, South Grand Boulevard on the west, and Gravois Avenue on the northwest.’ Gravois Avenue is a major arterial street and historically served as a wagon, streetcar, and vehicular transit corridor. South Jefferson Avenue also was and is a major transportation corridor. Meramec Street is a major collector street. Mixed commercial, institutional, and residential use along these major city thoroughfares visually and historically defines the survey area. (National Register nomination PDF)

Today funding streetcars in developed urban areas takes more than available right-of-way, it takes enough demand to justify the investment in infrastructure. Often this means connecting some big dots, the in between will fill in over time with proper land use controls. The problem in St. Louis is our big dots are generally east-west between downtown and Clayton.  What big dots exist north & south to guarantee ridership on a daily basis?

Grand has a few dots:

  • VA Hospital
  • Grand Center/SLU
  • Grand MetroLink
  • SLU Hospital

Okay, suppose you connect these via streetcar — that’s a mile and a half length. Not bad, but you’d still have to run the #70 (Grand) MetroBus to reach areas north and south — an additional 7.5 miles. Even my longtime preferred route of Olive/Lindell to Vandeventer to Delmar doesn’t have enough dots to get funding.

But between the Option 1 & 2 being considered I have a strong preference for #1 —  the double track on Taylor Ave option rather than the Euclid/Forest Park/Taylor loop.Establishing a double track on Taylor Ave sets up a perfect scenario for north-south expansion. Below is one concept:

Teal = Loop Trolley Blue = Proposed Streetcar Red = Possible Future Lines
Purple = Loop Trolley, Teal = #70 Grand BRT, Blue = Proposed Streetcar, Red = Possible Future Lines.  Click image to view map in Google Maps

The dots aren’t there for an initial north-south line but extending a couple of miles here and there every few years would eventually build a system. The current proposal calls for a north-south piece at 14th Street, going up to St. Louis Avenue. The double track on Taylor of Option 1 provides an ideal spot for a second north-south line further west. Expansion could happen to reach new development projects.

Yes, what I’ve shown above would take decades to construct. That’s how long-term planning works. For further reading on streetcars please see a 65-page literature review of Relationships Between Streetcars and the Built Environment.

— Steve Patterson

 

Poll: What is Your Preferred Route For Streetcar Line West Out of Downtown St. Louis?

Plans were presented to the public last week to built a 7-mile modern streetcar line in St. Louis that would:

  • Circulate in the downtown central business district.
  • Head west on Olive/Lindell past Midtown to the Central West End.
  • A north-south segment would connect at 14th Street & Olive, initially going north Florissant Rd to St. Louis Ave. and south to the Civic Center MetroBus Center/MetroLink light rail.
  • Open in 2016/17.
ABOVE: Artist rendering of streetcar in downtown St. Louis
Artist rendering of streetcar in downtown St. Louis

Metro is part of the planning process and this would become part of our transit system. But I know some of you still question the effectiveness of the streetcar over the bus. To be fair, here is a skeptical view that I happen to agree with.

Streetcars that replace bus lines are not a mobility improvement. If you replace a bus with a streetcar on the same route, and make no other improvements, nobody will be able to get anywhere any faster than they could before. This makes streetcars quite different from most of the other transit investments being discussed today.

Where a streetcar is faster or more reliable than the bus route it replaced, this is because other improvements were made at the same time — improvements that could just as well have been made for the bus route. These improvements may have been politically packaged as part of the streetcar project, but they were logically independent, so their benefits are not really benefits of the streetcar as compared to the bus. (source – highly recommended)

He’s right that streetscape improvements are just as important as the mode of transit, but funding realities mean a complete makeover of 7 miles for a bus isn’t very likely. Even if it was, a streetcar is a better choice for other reasons:

Streetcar vs. Bus

Buses are excellent local and regional public transportation options, but they will do little to spur redevelopment and economic investment in Downtown LA. This is due to the inherent flexibility of bus service, as routes change regularly to accommodate varying needs; in addition, buses contribute to nerve-racking pedestrian experiences due to heavy street-level emissions and noise pollution that discourages active use of sidewalks. Streetcars do the exact opposite. They provide developers and business owners certainty that the routes will not change, and are considered preferable to buses by residents, visitors, and employees as they offer more amenities, highly reliable routes and timetables, and enhanced urban experiences.

Buses and streetcars do, however, work together to connect access points within regional transportation networks. For example, sidewalks can be designed to specifically accommodate both vehicle configurations; in return, a transit stop effectively doubles its value within a regional transportation network. (LA Streetcar)

And…

While it’s true that streetcars require a much larger initial capital investment than buses, that capital cost is offset by significant operational savings year to year. In the long term, streetcars are more affordable as long as they are used on high ridership routes.

Streetcars have higher passenger capacity than buses (even bendy ones), which means that if there are lots of riders on your route, you can move them with fewer vehicles. Fewer vehicles means more efficient use of fuel and fewer (unionized, pensioned) drivers to pay.

Streetcar vehicles themselves are much more sturdy than buses, and last many decades longer. While buses must generally be retired and replacements purchased about every 10 years, streetcars typically last 40 years or more. For example, Philadelphia’s SEPTA transit system is still using streetcar vehicles built in 1947. (Washington Post — recommended)

Even in Portland the value of streetcars have been debated, critics questioning claims of Mayor Hales:

So that brings us to the ruling. Hales said “streetcars carry more people than buses … you attract more riders who don’t ride transit now, and actually the operating costs are not any greater than the bus.” Whether these arguments make a persuasive case for the necessity and usefulness of a streetcar system is, of course, up for debate. The statement itself remains factual. While, there’s some missing context, it’s nothing significant. We rate this claim True. (PolitiFact Oregon)

For a detailed look at operating costs of streetcars vs bus click here. Labor tends to be a big factor why streetcars are cheaper to operate.

For the poll this week I want you to vote on your preferred route. I’ve included “don’t build” as an option as well as my idea of Olive to Vandeventer to Delmar: described here.

ABOVE: Blue was my original route idea, red is my variation, green is continuing on Lindell, purple is a north-south line on Vandeventer
ABOVE: Blue was my original route idea, red is my variation, green is continuing on Lindell, purple is a north-south line on Vandeventer. Click image to view post. Note: This image added to this post at 10:30am on 3/10/2013.

The poll also has the two options from the study (p17):

Option 1 includes double track on Taylor south to the CWE MetroLink
Option 1 includes double track on Taylor south to Children’s Place/CWE MetroLink
Option 2 continues to Euclid, to Forest Park Blvd to Taylor back to Lindell
Option 2 continues to Euclid, to Forest Park Blvd to Taylor back to Lindell

My views on a St. Louis streetcar are evolving, more on Wednesday March 20. The poll is in the right sidebar (mobile users need to switch to the desktop layout)

— Steve Patterson

 

Five Guys Adds ADA Accessible Route To Reach Former Blockbuster

Back in March I photographed the lack of an ADA accessible route from the public sidewalk to the Lindell Marketplace building that once contained a Blockbuster video rental store. For years pedestrians have had to walk in the auto driveway, risking getting hit.

ABOVE: In March 2012 the only access to the building was through the automobile driveway.
ABOVE: The metal fence prevented pedestrians from accessing the building at other points that would be safer than the auto driveway.

I was pleasantly surprised months later when Five Guys Burgers and Fries opened in the west end of the former Blockbuster — they’d added an ADA accessible route before opening!

ABOVE: New ADA accessible route to Five Guys Burgers and Fries in part of the former Blockbuster space
ABOVE: Opposite view looking out toward Lindell.

They had to modify the fence, pour concrete in two places and stripe the route. It was the right thing to do, it’s just refreshing to see it done without having to ask.

And yes, I stopped and had lunch there recently.

— Steve Patterson

 

Code Compliance Isn’t The Same As Best Practices

Last week on Tuesday July 17th the 197-unit apartment building at 3949 Lindell was destroyed by fire.

The Lindell Apartments at 3949 Lindell caught fire around 7 p.m. and quickly went to five-alarms.

Around 100 people were inside the building at the time. Everyone was evacuated safely. The 197 unit building housed around 250 people who are now homeless. (KSDK)

Less than an hour after firefighters arrived on the scene of a blaze at a Central West End apartment building Tuesday night, they were forced to evacuate as the top floor of the four-story structure began to collapse.

The flames spread so fast through the attic that firefighters thought something must be wrong with the building. (stltoday.com — see photo gallery)

The building was previously destroyed by arson in June 2007 during construction, but this time it was occupied.

ABOVE: The 3949 Lindell Apartments earlier this year.

Had a fire started in a kitchen, for example, the sprinkler system would have likely put it out.  But the fire is said to have started in an attic space though, above the units and the sprinkler system.  Apparently the building code allows the use of a drywall wall to be used as a firestop within the attic to slow the spread of the fire. But a wood framed wall with drywall can’t hold a fire for long. Between apartments it’s good enough to contain a fire until the sprinklers come on. But in an open attic space with so much wood a big fire can get going and pretty much blast through a drywall firestop.

ABOVE: The massive roof has no masonry walls to divide it. Image from Google Maps, click to view.

So while the building may well have been code-compliant, it wasn’t built with best practices. Such a large building, especially one of wood frame construction, should have had masonry walls to completely section off the building into parts.  A fire may have destroyed or heavily damaged a section of the building but the rest would have been unharmed. Such a wall exists between the parking garage and the building, likely required to keep a car fire from spreading from the garage to the building.

I’ve been photographing this building for years, but I never once visited inside. Here are images from 2007 & 2008:

ABOVE: The building was well underway on June 3, 2007
ABOVE: All wood framing was destroyed by arson on June 13, 2007
ABOVE: The front facade is taking shape again on August 1, 2008
ABOVE: The west end of the front facade not yet covered in brick on August 1, 2008. The old McDonald’s was being razed.

It’s important to note the property owner was not the original developer, from January 6, 2012:

Education Realty Trust, a Memphis-based developer, owner and manager of college housing, has purchased an apartment complex near Saint Louis University for nearly $28.5 million.

The four-story complex at 3949 Lindell Blvd. was bought with cash on hand, the company said. Education Realty Trust recently began doing business as EdR as part of a rebranding effort.

City of St. Louis records show the apartment building’s former owner as GB St. Louis 1 Temp LLC, a Dallas-based affiliate of Frank Howard’s Gulfstream Capital Partners. (St. Louis Business Journal)

The following images are from Thursday July 19, 2012:

ABOVE: Scene on July 19, 2012 passing by on the #10 MetroBus
ABOVE: West side as seen from the Arby’s parking lot
ABOVE: The American Red Cross on the adjacent shopping center parking lot
ABOVE: Residents being allowed back inside a north entrance off McPherson
ABOVE: Looking east along McPherson Ave, this side has no visible damage
ABOVE: Evidence of floor collapses can be seen on the east side near the garage
ABOVE: A sidewalk tribute for pets that died. The listing on forrent.com indicates pets weren’t allowed. Click image for listing.
ABOVE: The building is just west of the endangered AAA building
ABOVE: Lindell facade gives the impression just the roof was burned, but structural damage is clear in numerous areas.
ABOVE: Wall buckling above 2nd floor windows toward the west end of the Lindell facade

The existing frame construction will be razed with only the parking garage remaining. When apartments are built here again it needs to have several masonry firestops from the ground to above the roof. Ideally AAA and CVS will get together with EdR to include the west half of the AAA site into the new construction as well as a CVS pharmacy and renovation of the AAA for a restaurant space.

No doubt that wired smoke alarms helped in alerting all the residents so no human life was loft. But understand that building codes are the very minimum that must be met to obtain an occupancy permit.

— Steve Patterson

 

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