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Mid-70s Downtown Office Tower Getting Needed 21st Century Update

August 12, 2021 Downtown, Featured, Planning & Design, Real Estate, Walkability Comments Off on Mid-70s Downtown Office Tower Getting Needed 21st Century Update

Office vacancy rates are high now, especially in downtown St. Louis.

Office vacancy is up across the metro area, averaging 16.9% in the second quarter of 2021 compared with 11.8% in 2020. Rents for offices outside of downtown declined nearly 4% from the end of 2020 through the second quarter of 2021, according to commercial real estate firm Cushman & Wakefield.

Vacancy downtown has risen more than 1 percentage point in the past year, to 20.8% from 19.3% in the second quarter of 2020. And rents have fallen by more than 1% to $19.48 per square foot. (Post-Dispatch)

One downtown office tower, recently acquired by a local fund, is taking steps to reverse years of increased vacancy.

The 4th & Chestnut corner of 100 North Broadway. The former bank pavilion is getting a long-needed update.

Readers might recall my December 2015 blog post on this building. In that post I suggested connecting the low pavilion portion to the adjacent sidewalks, orienting the interior space to take advantage of the location and views.

To refresh your memory, here’s a view of what the exterior looked like for the first 45 years. Awful, right? Zero connection to the sidewalks. The east & west plazas weren’t inviting.  December 2015

I sent the then building owner, a San Diego-based capital firm, my post at the end of 2015. They responded the next month, I met a local property manager on site. They sent me a nice fruit basket from Harry & David.  They didn’t do anything.

Looking at the building from the NW corner of the Luther Ely Smith Square. December 2015. This is the same corner as the first corner, above.

According to KSDK more tenants left, the California owner defaulted, and by February 2019 the lender had taken over the property.  A new local owner purchased the tower and apparently recognized the need for major updates to the prominent pavilion, inside & out.

The SW corner of the property, at Broadway & Chestnut. This is diagonally across from Kiener Plaza, which reopened in 2017 after a major redesign.

The new owners logically hired one of the remaining tenants to update the interior & exterior:

Larson Capital Management has engaged Trivers to make both interior and exterior building improvements to the 2-story atrium structure and surrounding plazas and streetscape to comprehensively update and reposition the Broadway Tower as a premier office building destination in downtown Saint Louis.

Exterior improvements include removing the “greenhouses” and reimagining the Atrium façade materiality and line of enclosure, updated entrances and entry canopies, surrounding site improvements and landscaping, and public art and placemaking components creating public outdoor destinations.

Interior improvements are geared toward creating an abundance of tenant amenities including a best-in-class conferencing center, co-working lounges with hospitality support, a walking track, and access to outdoor work spaces. The Atrium will also include a new café with indoor/outdoor seating connected to the west plaza along Broadway, a new monumental stair, a large greenwall, building management offices, new security desk and updated elevator lobbies, restrooms to support the proposed uses, and comprehensive lighting, casework, and finishes upgrades. (Trivers Architects)

In 2015 I imagined a few restaurants to fill the space, but tenant amenity space will be critical to filling vacancies. There will be one cafe, on the corner shown above.

This is a crop of the previous photo, you can see how the ground floor is set back so the upper level provides shade, room for cafe tables.
The artist rendering shows this corner. The exterior cladding on the pavilion will offer more texture than the tower portion.

I’m looking forward to seeing the finished product, experiencing the revised plazas, eating at the cafe. The upper level features a covered outdoor space on the opposite corner, facing the Arch. Not sure if that will be public or tenant-only. Either way, to pedestrians at 4th & Chestnut it’ll be perceived as inviting.

— Steve Patterson

 

Jamestown Mall Site Part 2: Laying Groundwork For New Development Over The Coming 10+ Years

July 22, 2021 Featured, Planning & Design, Retail, St. Louis County, Walkability Comments Off on Jamestown Mall Site Part 2: Laying Groundwork For New Development Over The Coming 10+ Years
Aerial view of the site and immediate surroundings. Source: Apple Maps. Click image to view aerial in Google Maps.

Last week I outlined the problems with the vacant Jamestown Mall, its massive 144.51 acre site, and the surroundings. See Jamestown Mall Site Part 1: Analyzing the Site, Problems, and Options. When you look at the problems the solution becomes obvious.

Problems > solutions include:

  • Vacant 422,533 square feet enclosed mall > tear down mall.
  • Lack of a major grocery store > include site for ALDI-sized grocery store on edge of master plan. Building should be easily connected to new sidewalk network.
  • MetroBus stops along both sides of Lindbergh Blvd adjacent to the site are just shoulder on a state highway, discouraging pedestrian use. No pedestrian infrastructure or access to site > reroute MetroBus through the redesigned site and/or add pedestrian infrastructure along this stretch of Lindbergh Blvd.
  • The Fox Manor subdivision is immediately south of the site, downhill. It only has one way in/out — onto Lindbergh Blvd for cars only > connect the two dead end subdivision streets to new public streets on the site.

Finding a single developer to build out the nearly 145 acre site is proving difficult. Of course, it’s massive. It’s way too much for one entity to take on. Yet most people think if one developer won’t build the mixed-use neighborhood that area residents want then one developer should be allowed to development an awful warehouse complex. Wrong!

The best places in the St. Louis region weren’t built at one moment, by one developer. No, land owners subdivided their land and created building lots, putting in streets & utilities to support those who would eventually buy a lot and build on it.  This is how downtown St. Louis was developed, as well as Kirkwood MO, Florissant MO, Belleville IL. Nearly every pre-WWII downtown or commercial district developed in this manner, over time. New Town at St. Charles was planned by one developer, who also built some buildings. But not all.

St. Louis County needs to master plan the entire site, put in connecting streets & utilities, rezone the site and adopt a form-based code to guide the build out over the next 10-15-20 years. Subdivide the land so a grocery store could own their parcel.  An insurance agent might build their housing unit over their office space. A multi-family housing company might build a few buildings with apartments. A home builder might build on some single family lots.

“There is only one way to eat an elephant: a bite at a time” — Desmond Tutu

Ok. don’t eat an elephant…or even kill one. And don’t expect developers to bite off more than they can chew.

For comparison most of downtown’s central business district would fit in the same 145 acre site: From the Arch grounds to 8th, from Market to Washington Ave.

Ballpark Village is 10 acres and the Cardinals had to split that up into multiple phases because they learned they couldn’t do it all at once.  The Streets of St. Charles project is a 27 acre suburban mixed-use project and it is being phased in.

The Streets of St. Charles, 2016

Below is my crude schematic showing new streets (blue) connecting to all 7 existing site access points, including 2 dead end streets in the residential subdivision to the south. The pink is commercial and/or mixed use, the orange is residential without commercial. The green around the perimeter is a green buffer around the perimeter with a walking path, water, fruit trees, etc.

Click image to see larger version.

My roads shown above in blue would be initial roads. Maybe. At a minimum three of the seven site access points should be connected: one off Lindbergh Blvd, one off Old Jamestown Rd, and one of the two dead end streets in the Fox Manor subdivision. My idea the initial streets 1) have an intersection in the commercial area and 2) connect to the residential subdivision.

Eventually there would potentially be many more streets given the size of the site, but that can happen over time as demand warrants.

A concept from a decade ago with more of the site built out than what I envision.

My main point is the St. Louis County Port Authority, as property owner, should plan it out, put in some streets and utilities and begin to sell the land lot by lot. I think most everyone would agree a well-connected mixed-use neighborhood with a grocery store is the best possible outcome. I just don’t see it happening all at once, but incrementally over time.

— Steve Patterson

 

Few Exposed Brick Pavers Covered With Asphalt

June 10, 2021 Featured, North City, Transportation, Walkability Comments Off on Few Exposed Brick Pavers Covered With Asphalt

Most older streets in St. Louis were paved in cobblestones or paver bricks, few exist anymore.  Asphalt paving is significantly smoother, just far less attractive. In 1953 the Cochran Gardens high rise public housing complex opened, but construction closed off 8th Street between O’Fallon Street and the alley south of Cass Avenue. Eighth Street was reopened when the high rise towers were replaced with the mixed-income Cambridge Heights townhouses & apartments, except 8th wasn’t connected through to the little stub of a street to Cass.

This October 2, 2019 view is looking south on 8th from Cass. You can see the land just after the alley, Cambridge Heights, and the downtown skyline on the horizon. In the foreground you can see brick pavers. It looked like it had been paved over decades ago, but most was long gone so the old bricks were exposed.
On May 5th I returned home tfrom a press conference at the Chain of Rocks water treatment plant to see city crews paving over the small amount of bricks.
Closer view
A couple of days later I went back to see the finished results.The concrete in the foreground was part of the new river bridge project, when Cass was raised in height over the interstate.

This half block of 8th Street gets very little traffic, the uniformity of the asphalt paving does look better than it did with patches of old asphalt and broken bricks. This is better, but I still miss seeing the bricks.

— Steve Patterson

 

Eleven New Trees Replaced Along Broadway at Baer Plaza

June 7, 2021 Downtown, Environment, Featured, Walkability Comments Off on Eleven New Trees Replaced Along Broadway at Baer Plaza

Early last month I saw landscapers planting new trees along Broadway next to Baer Plaza, across from the dome.

On May 3. 2021 I saw workers busy planting new trees on the east side of Broadway.

I frequently take Broadway to/from the central business district. Living north of the convention center & dome, Broadway (5th)& 9th are the only options to get around the massive facility that closed 8th, 7th, and 6th streets. Sometimes to make things interesting I roll on the east side of Broadway, so I knew exactly where they were planting.

On October 1, 2020 I snapped a few pics of the empty spots where trees had once been:

Looking north you could see the numerous empty squares where the allee vanished.
Some were just bare dirt.
Others still had some liriope (aka monkey grass)

There were 11 trees missing, very obvious sign of neglect. Not sure why, but I didn’t post the pictures to social media. So last month I was very happy to see workers busy planting eleven new trees. I retuned on May 7th to get these pics.

The new trees are small compared to the more mature trees further north, but they’re quite big for new trees.
Another view.

I don’t know trees to tell you the variety or how fast they’ll grow. Hopefully within a few years they’ll fill out nicely.  I’m going to take the east side of Broadway more often, especially when going to Laclede’s Landing, Eads Bridge, Arch grounds, etc.

— Steve Patterson

 

New Book — ‘Right of Way: Race, Class, and the Silent Epidemic of Pedestrian Deaths in America’ by Angie Schmitt

December 11, 2020 Books, Featured, Walkability Comments Off on New Book — ‘Right of Way: Race, Class, and the Silent Epidemic of Pedestrian Deaths in America’ by Angie Schmitt

For months now we’ve all been living through the COVID-19 pandemic, but a silent epidemic has been going on for years: pedestrian deaths. Every week we hear about a pedestrian being hit & killed by a car. Often these are seniors just trying to cross a busy street — like 87- year old Phyllis Powers — she was hit & killed trying to cross MacKenzie Road to vote a month ago.

A recent book looks into the issue:

The face of the pedestrian safety crisis looks a lot like Ignacio Duarte-Rodriguez. The 77-year old grandfather was struck in a hit-and-run crash while trying to cross a high-speed, six-lane road without crosswalks near his son’s home in Phoenix, Arizona. He was one of the more than 6,000 people killed while walking in America in 2018. In the last ten years, there has been a 50 percent increase in pedestrian deaths.

The tragedy of traffic violence has barely registered with the media and wider culture. Disproportionately the victims are like Duarte-Rodriguez—immigrants, the poor, and people of color. They have largely been blamed and forgotten.

In Right of Way, journalist Angie Schmitt shows us that deaths like Duarte-Rodriguez’s are not unavoidable “accidents.” They don’t happen because of jaywalking or distracted walking. They are predictable, occurring in stark geographic patterns that tell a story about systemic inequality. These deaths are the forgotten faces of an increasingly urgent public-health crisis that we have the tools, but not the will, to solve. 

Schmitt examines the possible causes of the increase in pedestrian deaths as well as programs and movements that are beginning to respond to the epidemic. Her investigation unveils why pedestrians are dying—and she demands action.  Right of Way is a call to reframe the problem, acknowledge the role of racism and classism in the public response to these deaths, and energize advocacy around road safety. Ultimately, Schmitt argues that we need improvements in infrastructure and changes to policy to save lives.

Right of Way unveils a crisis that is rooted in both inequality and the undeterred reign of the automobile in our cities. It challenges us to imagine and demand safer and more equitable cities, where no one is expendable. (Island Press)

I want to talk about some issues addressed in this book, but first, here are the contents:

Introduction: Outline of an Epidemic
Chapter 1. The Geography of Risk
Chapter 2. The Profile of a Victim
Chapter 3. Blaming the Victim
Chapter 4. The Criminalization of Walking
Chapter 5. Killer Cars
Chapter 6. The Ideology of Flow
Chapter 7. A Hard Right Turn
Chapter 8. Pedestrian Safety on the Technological Frontier
Chapter 9. The International Context
Chapter 10. Families for Safe Streets

Yes, pedestrian deaths are an epidemic. A pandemic, like COVID-19, is worldwide. An epidemic, like pedestrian deaths, is largely a problem in one area such as the U.S.

Increasingly older adults are unable to continue driving, finding themselves in suburbs not designed for pedestrians. Timing of infrequent crosswalk lights are too fast for slow walkers. For many it’s too far to reach a designated point to cross an arterial so people attempt to cross where they can because they can’t do the extra distance.

The alarming rise in pedestrian deaths coincides with the switch from passenger cars to larger and larger pickups & SUVs. Why? A primary reason is the higher mass on the front of these vehicles — hitting people in their torso rather than legs.

These problems are worse in low-income & minority neighborhoods. The population that needs better pedestrian facilities often don’t get them.

The book details the problems and offers solutions.

Pedestrian safety expert Dan Burden (right) leads a “walking audit” on Delmar just west of Union in 2011 — that’s me in the wheelchair. Photo credit: Lou /AARP

This book is for anyone interested in addressing pedestrian safety and removing inequalities in our rights of way. The author and others discuss the epidemic of pedestrian deaths in a video here.

You can order from the publisher.

— Steve Patterson

 

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