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Rethinking Chariton Square

In May of last year I posted about a drive-in theater that replaced a quarry, itself soon replaced by I-55 (see May 26, 1954: South Broadway Drive-In Theater Opened).

The blue lines mark the approximate outline of the 1964 theater site.
The blue lines mark the approximate outline of the 1964 theater site. Click image for map to area.

In that post I indicated I would do a followup on ideas for the tired auto-centric Chariton Square strip shopping center:

In the coming weeks I’ll take a look at the commercial development along this stretch of Broadway and share my concept for an urban redevelopment.

But I got married a week later and never got to it. Recently a friend inquired about my ideas so here they are…finally. Before I get into my solution I want to show you some of the problems I hope to solve.

THE PROBLEM

As you head sSouth on Broadway it is bounded by handsome 2-3 story brick urban buildings, but this changes after passing Gasconade St one block further South 
As you head sSouth on Broadway it is bounded by handsome 2-3 story brick urban buildings, but this changes after passing Gasconade St one block further South. The large 3-story building is owned by Ameren.
South of Gasconade the pattern changes from from the established urban pattern
South of Gasconade the pattern changes from from the established urban pattern
Chariton Square was built on the 1960s when walkability & accessibility weren't considered
Chariton Square was built on the 1960s when walkability & accessibility weren’t considered
Even once inside the site getting from building to building is difficult.
Even once inside the site getting from building to building is difficult.
More disconnect from one building to the next
More disconnect from one building to the next
Lots of hardscape creates water runoff and separates pedestrians from storefronts
Lots of hardscape creates water runoff and separates pedestrians from storefronts
The old street grid was cut off.
The old street grid was cut off.

ONE SOLUTION

Let me preface this by saying this is a rough digital napkin sketch about what I think could physically be built to replace the existing strip shopping center. The intent is to trigger people’s imagination to see this as potentially being redeveloped in a different manner than it has been for the last half century. The only other vision I’ve seen put forward was as a park-n-ride lot for a light rail line, see Northside-Southside Light Rail Wouldn’t Be Good For St. Louis Neighborhoods.

KEY:  Lt Green: existing park space Gray: new buildings  Purple: existing green space to consider developing  BLUE LINE: New public  street, extensions of existing street grid  DK GREN LINE: New common plaza
KEY:
Lt Green: existing park space
Gray: new buildings
Purple: existing green space to consider developing
BLUE LINE: New public street, extensions of existing street grid
DK GREN LINE: New common plaza
Click image to view in Google Maps

NOTES:

  1. The best streets have a similar building type across the street, which is hard to accomplish in this narrow site. The extensions of Chariton & Meramec would help create quality urban faces on opposite sides of s street.
  2. Building on the open areas (purple) would help with changing the feel of Broadway.
  3. Broadway and all newly extended streets would have parking on both sides — angled on Broadway and Piedmont Ave parallel to I-55.
  4. Narrow drive lanes and curb bulbs would allow vehicular traffic to move but also be pedestrian-friendly. Protected bike lanes are possible on Broadway.
  5. The proposed buildings wouldn’t be monolithic masses, these might be several buildings within that newly created block.   They might be separated by  pedestrian-only street parallel to Broadway & I-55, depending upon the depth of the property. They might have structured parking in the middle surrounded by habitable building on all sides.
  6. The natural slope down to the highway would help facilitate a level of parking under some/most of the new buildings.
  7. A streetcar/BRT line could loop around this project. A light rail stop could be in the center of Broadway.
  8. The site has excellent highway visibility. Some taller buildings might have good views of the Mississippi River.
Minnie Wood Park at Meramec & Broadway is a great asset to the future development potential of the area
Minnie Wood Park at Meramec & Broadway is a great asset to the future development potential of the area
This 1920 property on Broadway & Chariton could be a part of the bigger project
This 1920 property on Broadway & Chariton could be a part of the bigger project
Two gas stations where Broadway & Osceola meet might become one urban station with building in front, pumps behind.
Two gas stations where Broadway & Osceola meet might become one urban station with building in front, pumps behind.

Again, this is a rough sketch of an idea that’s been bouncing around in my head. I wouldn’t expect anything to get built exactly as I’ve indicated. I would like to see residers of the 9th & 20th Wards to work on planning for the future of this area — coming up with a form-based overlay to guide what they’d like to see this become over the next 20-50 years.

— Steve Patterson

 

Second Downtown Dog Park: Land Between Federal Courthouse & Stadium West Parking Garage

June 9, 2015 Downtown, Featured, Parks, Planning & Design Comments Off on Second Downtown Dog Park: Land Between Federal Courthouse & Stadium West Parking Garage

Today’s post continues a series on a 2nd dog park for downtown:

Today’s site is close to residents in the Cupples district and is also a good site for new construction. Unlike the others, this site is privately owned.

The NW corner of 9th & Clark is owned by Digital Realty as part of their 900 Walnut data center (right) The background park with patterned walkways is owned by the federal government, related to the federal courthouse across the street.
The NW corner of 9th & Clark is owned by Digital Realty as part of their 900 Walnut data center (right) The background park with patterned walkways is owned by the federal government, related to the federal courthouse across the street.
Another view showing the close proximity to the Cupples Station warehouses
Another view showing the close proximity to the Cupples Station warehouses

Fencing this square would better define the federally-owned public park and provide much-needed activity.  The owner might get a tax credit if it leased the land to a non-profit dog park. As you can see there are numerous locations downtown for a 2nd dog park.

— Steve Patterson

 

The Public Sidewalk Is Not Your Private Driveway

Over the years St. Louis has vacated both streets & alleys, this means land previously part of the public right-of-way (PROW) is now private. Usually the phrase “vacate public surface rights for vehicle, equestrian and pedestrian travel” is used in the ordinance (from a block west), typically splitting the surface rights between the adjacent properties. The description of the vacated surface rights are very precise, also from the block to the West:

Beginning at the point of intersection of the western line of 11th Street, 60 feet wide, with the northern line of said alley; thence south 14 degrees 58 minutes 30 seconds west 15.00 feet along the western line of said 11th Street, to the southern line of said alley; thence north 75 degrees 05 minutes west 176.75 feet along the southern line of said alley; thence north 14 degrees 58 minutes 30 seconds east 15.00 feet to the northern line of said alley; thence south 75 degrees 05 minutes east 176.75 feet along the northern line of said alley, to the western line of said 11th street and the point of beginning, and containing 2651 square feet. are, upon the conditions hereinafter set out, vacated. 

The alley that is the subject today must have been vacated prior to the library putting ordinances online.

February 1909 Sunburn map shows city block 280 bounded by Olive, 10th, 11th & Locust. I've circled the vacated alley that is the subject of this post. Click image to view full page.
February 1909 Sunburn map shows city block 280 bounded by Olive, 10th, 11th & Locust. I’ve circled the vacated alley that is the subject of this post. Click image to view full page.

This section of alley was extra, the vacation still allowed access to all buildings and 10th & 11th Street — note that the number & configuration of buildings has changed since 1909.

Looking south from the Locust St sidewalk into the vacated alley
Looking south from the Locust St sidewalk into the vacated alley

Ok, so we’ve established the surface rights are now private — but this changes where? The building line — not the curb. From the 1909 Sunburn map we know the Locust PROW is 60 feet wide — from building face to the opposite building face. The roadway and sidewalks on both sides are within this 60 foot wide PROW. Unfortunately, one tenant/owner thinks the alley surface rights extend past the building line to the curb line.  Ever since the former Bride’s House building  at 1008-10 Locust was renovated people have  been partially parking in the PROW. I finally began photographing to document the ongoing problem.

November 28, 2014
November 28, 2014
December 19, 2014
December 19, 2014

Finally last month, on May 7th, I went into the adjacent business, asking if the SUV belonged to them. When they said yes I told them they can’t park blocking the public sidewalk. We had a big argument outside which continued via text after I left my business card.

May 7, 2015 -- this owner of this SUV had received "7 tickets this year and between 40-50 tickets in the last two years at that same address."
May 7, 2015 — this owner of this SUV had received “7 tickets this year and between 40-50 tickets in the last two years at that same address.”
On May 29, 2015 at 10:01am it was back, I emailed the Director of Streets Steve Runde, a patient of the business, and the city parking enforcement dept that keeps ticketing vehicles that park here. I also texted the business.
On May 29, 2015 at 10:01am it was back, I emailed the Director of Streets Steve Runde, a patient of the business, and the city parking enforcement dept that keeps ticketing vehicles that park here. I also texted the business.
May 29, 2015 at 10:58am: An hour later the SUV had moved to a metered parking space (circled in red), but a white sedan took its place
May 29, 2015 at 10:58am: An hour later the SUV had moved to a metered parking space (circled in red), but a white sedan took its place

I don’t know the total number of tickets the city has issued for vehicles here, likely in the hundreds. The business even got another patient involved — an elected official. I returned her phone call explaining where the line is between private property and the PROW, I also emailed her the pictures through May 7th. Hopefully she got back to more important business in Jefferson City.

In the future I’m not going to text the business, I’m just going to email Streets & Parking Enforcement and hope the vehicle’s owner must negotiate with a tow truck operator. I don’t know the total number of tickets the city has issued for vehicles here, likely in the hundreds.

Parking is allowed in the PROW — we have meters placed to know where it is ok to do so.

— Steve Patterson

 

 

 

Good News Friday: Better Bike Parking at Culinaria

May 29, 2015 Bicycling, Downtown, Featured, Parking, Planning & Design, Transportation Comments Off on Good News Friday: Better Bike Parking at Culinaria

The best urban bike racks:

  1. Allow the cyclist to secure both wheels & frame to the rack
  2. Support bikes that don’t have kickstands
  3. Position the bike so as not block the public sidewalk
  4. Are located near the entrance

When downtown’s grocery store, Culinaria, opened in August 2009 they had bike parking but missed on all four of the above points.

When Culinaria opened in August 2009 I was disappointed by the four "dish drainer"  bike racks along 9th Street
When Culinaria opened in August 2009 I was disappointed by the four “dish drainer” bike racks along 9th Street

The “dish drainer” is the worst urban bike rack.

Over a year ago when I was working with Culinaria’s new manager, Adam Scheer, on reducing the number of cafe tables blocking the public sidewalk (see Balancing Sidewalk Seating & Walkability at Culinaria) I also discussed bike parking with him. A few weeks later he told me they were working on new bike parking — which was just completed.

May 26th I posted this image to Twitter & Facebook of the new rack being installed on 9th Street
May 26th I posted this image to Twitter & Facebook of the new rack being installed on 9th Street
When I returned Yesterday installation was complete
When I returned yesterday installation was complete
Closer view of the rack using previously wasted right-of-way
Closer view of the rack using previously wasted right-of-way

High visibility is a boost for cycling — everyone coming/going at Culinaria will see the bike parking — hopefully cyclists will begin using it in large numbers.

Yesterday morning only one bike was parked in front of the store, narrowing the sidewalk.
Yesterday morning only one bike was parked in front of the store, narrowing the sidewalk.

I’m not sure if they plan to remove the four dish drainer racks, I mentioned that when I emailed them sharing my pleasure at the new rack on 9th near the entry.

— Steve Patterson

 

‘Bridge Bash’ To Start Removal Of St. Louis Centre Bridge Was 5 Years Ago Today

Five years ago today work began on reversing a mistake that had been in place for 25 years. The “Bridge Bash” event started with comments from numerous white men, followed by Mayor Slay operation the wrecking ball, pyrotechnics made breaking glass a little more exciting.  Here’s the video I uploaded from the scene — the action starts at 8:45.

St. Louis Centre was part of the ‘bring the suburbs to the city’ movement. The inwardly focused mall was a killer to the sidewalks downtown — especially under the Washington & Locust wide bridges connecting to Dillard’s & Famous-Barr, respectively.

Looking west from 6th Street on May 22, 2010
Looking west from 6th Street May 2010
Looking east along Washington Ave from 7th, February 2006
Looking east along Washington Ave from 7th, February 2006
Same view yesterday
Same view after the bridge was removed

Removal of this oppressive bridge and facing the ground level retail of the MX (formerly St. Louis Centre) has done wonders for this part of downtown. If only we hadn’t wasted decades trying to be like the burbs.

— Steve Patterson

 

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