Opinion: Downtown Needs a Form-Based Code, Not An Old Height Restriction

The building at 620 Market, like most, has had numerous uses since it was first built, I recall attending a meeting at East-West Gateway when they were on the 2nd floor — back in the 90s. The most recent occupant was Mike Shannon’s restaurant, which closed January 30, 2016.

When St. Louis’ Chinatown, known as Hop Alley, was razed in the 1960s for Busch Stadium (1966-2006), a 35 ft height restriction was placed on the 620 Market deed. A taller building could have allowed occupants to look down into the new stadium. For a decade now the replacement Busch Stadium has been to the South and the old site a slowly developing mixed-use project between the Cardinals & developer Cordish, called Ballpark Village. Ironically, Phase 2 of Ballpark Village will include a tall building where occupants can look down into the current stadium.

Meanwhile, Mike Shannon has been trying to sell 620 Market. I’m sure, for the right price, he could find buyers willing to accept the 35 ft height restriction. Like anyone who owns real estate, he correctly views the substantial public & private investment in Ballpark Village as increasing the value of his property. Shannon’s former employer, the Cardinals, don’t want to agree to lifting the height restriction unless they get a say in what may replace the current building.  See Messenger: Mike Shannon takes on the Cardinals in battle to sell his building.

Results from the recent Sunday Poll:

Q: Agree or disagree? Cardinals/Cordish should get to approve/reject proposals for Shannon’s site in exchange for releasing 35ft height restriction.

• Strongly agree 1 [4%]
• Agree 0 [0%]
• Somewhat agree 3 [12%]
• Neither agree or disagree 4 [16%]
• Somewhat disagree 1 [4%]
• Disagree 6 [24%]
• Strongly disagree 9 [36%]
• Unsure/No Answer 1 [4%]

I’d forgotten to uncheck the option allowing user-entered answers, I turned it off after the first, which read: “no subsidy for Cordish unless restriction lifted” Agreed, but that should read ‘no ADDITIONAL subsidy for Cordish unless restriction lifted’.

This is another demonstration of failed urban design policy in St. Louis. Within the central business district the only regulation on height of new construction should be minimum height — not maximum.  Issues such as heights and design could easily be addressed within a form-based code, replacing our 1940s use-based code. Even a form-based overlay for Ballpark Village and surrounding a decade ago would’ve been a good idea.

St. Louis would rather battle parcel by parcel rather than determine a larger vision through a public process. Great for those in control, bad for creating a healthy city.

— Steve Patterson

Sunday Poll: Should Height Restriction at 620 Market Remain?

Local news stories are great sources for weekly poll topics. The November 30th story ‘Messenger: Mike Shannon takes on the Cardinals in battle to sell his building‘ is the basis for today’s Sunday Poll. Here’s a summary off the issue:

• Any development at the location of the now-closed Shannon’s site is legally limited to 35 feet in height.
• This 35′ height restriction dates back to 1997 or 1966 — depending upon who you believe.
• The property is just North of the Ballpark Village site — where Busch Memorial Stadium was located 1966-2006.
• If a new owner could build a new structure higher than 35 feet the property is worth more money.
• Mike Shannon was a player and then announcer for the Cardinals.

The Cardinals offered to lift the height restriction but only if they  get a say in the site’s development.

Lots of great issues with this one, this poll will remain open until 8pm.

— Steve Patterson

Readers OK With Ballpark Village Dress Code

Slightly more than half the readers who voted in the poll last week selected answers supportive on the dress codes at Ballpark Village venues, conversely just under half selected answers unsupportive.

Here are the results:

Q: The Dress Code at Ballpark Village Is…

1. a good thing 45 [28.85%]
2. no big deal 37 [23.72%]
3. a way to say “whites only” 27 [17.31%]
4. par for the Cordish course 15 [9.62%]
5. pointless 8 [5.13%]
6. offensive 7 [4.49%]
7. confusing 7 [4.49%]
8. Other: 7 [4.49%]
   1. lame
   2. A dress code is needed, but this one goes too far, after all it is called ballpa
   3. a way to filter who is allowed in
   4. The same as most clubs on Wash Ave.
   5. The dress code at Ballpark village is a clear example sexism.
   6. necessary evil
   7. all the dress codes seem to apply to men.
9. Unsure/no opinion 3 [1.92%]

The various dress codes are outlined in the original post. In short, TV’s Daisy Duke would be admitted, but St. Louis native Nelly, dressed as he was in the Hot in Herre video, would be turned away.  On Washington Ave I’ve seen young women wearing skirts so short any shorter they’d be flashing everyone. Presumably, that’s ok. We’ll probably check out a few of the venues but I don’t see any becoming a regular hangout.

— Steve Patterson

Poll: The Dress Code at Ballpark Village Is…

Officially, Ballpark Village (BPV) doesn’t have a dress code, but venues within BPV do. When announced last week it caused a uproar, and was revised to allow team jerseys even on non-game days. The poll this week wants to know your thoughts, here is the relevant information pulled from stlballparkvillage.com on Friday March 28, 2014:

 Ballpark Village:

No backpacks, loitering; no weapons; no panhandling; no solicitation; no disorderly conduct; no bicycles or skateboards; no professional photography cameras.

7 days per week anyone under the age of 18 is allowed admittance into Ballpark Village but must be accompanied by a legal guardian. After 9pm all guests must be 21 years old or older to gain admittance into Ballpark Village and its venues.

Ballpark Village does not have a dress code; however, please note that individual venues within Ballpark Village including Fox Sports Midwest Live! may utilize a dress code. Visit the individual venues’ website pages to familiarize yourself with their dress code policies. – See more at: http://www.stlballparkvillage.com/faqs#sthash.l2DNcs06.dpuf

Budweiser Brew House:

The following is not permitted under our dress code after 9pm: Main Level: sleeveless shirts on men, profanity on clothing, exposed undergarments on men, sweat pants, full sweat suits, excessively long shirts (when standing upright with arms at your side, the bottom of your shirt can not extend below the tip of your fingers), athletic shorts, excessively sagging pants or shorts, and bandanas. Second Level: the above list of prohibited articles of clothing and, in addition: jerseys (sleeved jerseys are permitted in conjunction with a Cardinals game or any other major St. Louis sporting event) and hats. Management reserves the right to deny entry or remove any individual who does not comply with the above dress code or the code of conduct. For any questions or concerns, please ask to speak to a manager. – See more at: http://www.stlballparkvillage.com/dining/dine/budweiser-brew-house#sthash.uFmvm3kE.dpuf

Cardinals Nation:

Cardinals Nation Guest Code of Conduct

The St. Louis Cardinals are committed to creating a safe, comfortable, and family friendly experience when fans visit Cardinals Nation. We expect fans who visit Cardinals Nation to observe the Ground Rules for Fans that we have in place at Busch Stadium. Our attire is baseball casual. No obscene or indecent clothing will be permited. – See more at: http://www.stlballparkvillage.com/dining/dine/cardinals-nation#sthash.D9GAnKr1.dpuf

Fox Sports Live Midwest:

The following is not permitted under our dress code after 9pm: sleeveless shirts on men, profanity on clothing, exposed undergarments on men, sweat pants, full sweat suits, excessively long shirts (when standing upright with arms at your side, the bottom of your shirt can not extendbelow the tip of your fingers), athletic shorts, excessively sagging pants or shorts, and bandanas. Management reserves the right to deny entry or remove any individual who does not comply with the above dress code or the code of conduct. For any questions or concerns, please ask to speak to a manager. – See more at: http://www.stlballparkvillage.com/dining/dine/fox-sports-midwest-live-#sthash.JU1HQKVT.dpuf

PBR St. Louis:

The following is not permitted under our dress code after 9pm: sleeveless shirts on men, profanity on clothing, exposed undergarments on men, sweat pants, full sweat suits, excessively long shirts (when standing upright with arms at your side, the bottom of your shirt can not extend below the tip of your fingers), jerseys (sleeved jerseys are permitted in conjunction with a cardinals game or any other major St. Louis sporting event), athletic shorts, excessively sagging pants or shorts, and bandanas. Management reserves the right to deny entry or remove any individual who does not comply with the above dress code or the code of conduct. For any questions or concerns, please ask to speak to a manager. – See more at: http://www.stlballparkvillage.com/dining/drink/pbr-st-louis#sthash.iCXUdBPH.dpuf

The Barn at PBR:

The following is not permitted under our dress code after 9pm: sleeveless shirts on men, profanity on clothing, exposed undergarments on men, sweat pants, full sweat suits, excessively long shirts (when standing upright with arms at your side, the bottom of your shirt can not extend below the tip of your fingers), jerseys (sleeved jerseys are permitted in conjunction with a cardinals game or any other major St. Louis sporting event), athletic shorts, excessively sagging pants or shorts, and bandanas. Management reserves the right to deny entry or remove any individual who does not comply with the above dress code or the code of conduct. For any questions or concerns, please ask to speak to a manager. – See more at: http://www.stlballparkvillage.com/dining/drink/the-barn-at-pbr#sthash.0DnS9ngX.dpuf

The Lounge:

The following is not permitted under our dress code after 9pm: sleeveless shirts on men, profanity on clothing, exposed undergarments on men, sweat pants, full sweat suits, excessively long shirts (when standing upright with arms at your side, the bottom of your shirt can not extend below the tip of your fingers), athletic shorts, excessively sagging pants or shorts, and bandanas. Management reserves the right to deny entry or remove any individual who does not comply with the above dress code or the code of conduct. For any questions or concerns, please ask to speak to a manager. – See more at: http://www.stlballparkvillage.com/dining/drink/the-lounge#sthash.N37rQy16.dpuf

The Skybox:

The following is not permitted under our dress code after 9pm: sleeveless shirts on men, profanity on clothing, exposed undergarments on men, sweat pants, full sweat suits, excessively long shirts (when standing upright with arms at your side, the bottom of your shirt can not extend below the tip of your fingers), athletic shorts, excessively sagging pants or shorts, and bandanas. Management reserves the right to deny entry or remove any individual who does not comply with the above dress code or the code of conduct. For any questions or concerns, please ask to speak to a manager. – See more at: http://www.stlballparkvillage.com/dining/drink/the-skybox#sthash.CvrSZ0p0.dpuf

The following BPV venues do not list any dress code:

• Busch II – Infield
• Drunken Fish
• Howl at the Moon
• Ted Drewes
• Tengo Hambre
• Tengo Sed

The poll is in the right sidebar, I’ve provided a wide range of answers but you’re able to add your own.

— Steve Patterson

Cordish & Cardinals Correcting ADA Mistakes At Ballpark Village

Last September I wrote how Cordish & Cardinals Failed To Plan for Pedestrians at Ballpark Village. I had immediately informed city officials after I spotted some violations of the Americans with Disabilities Act in July, they were unaware of the issues until I pointed them out.

On January 19th I noticed this corner looks a bit different:

I’m not sure who screwed up originally but the fixes aren’t cheap. This is just another example of pedestrian work done poorly/incorrectly in St. Louis, with almost no oversight.

Eventually I hope the owners, contractors, architects, and engineers on these projects will learn how to do things right, or at least hire someone that does, to make sure they’ve got it right before the concrete is poured.

— Steve Patterson