Adler Lofts Will Close Part of Street Grid

Just a few short years ago this area on the West edge of downtown St. Louis saw little construction activity. When Pyramid began lofts in the Sporting News Building at 2020 Washington some thought they were crazy. But in the year or so the Sporting News has been completed we are seeing lots of activity in the immediate area, including the Adler Frame Building across the street and the Majestic Stove complex to the North of that.

At right is the Washington Avenue face of the Adler Lofts. While I think their floor plans are quite creative and prices reasonable, their site plan sucks.

The one story section in the foreground should be some sort of retail space such as a market, deli, coffee house or other space serving local residents. Instead, it will be covered parking. What is the likelihood that once the area is booming that residents will give up these spaces so a needed retail space can move in? Highly unlikely. We will forever be stuck with a huge section of dead sidewalk for indoor parking.

This view is the SW corner of the building at Washington & 21st. Street (map). Well, I should say the former 21st Street.

The site plan for the Adler Lofts indicates the street will be vacated and combined with a small parcel to the West of the building (shown to the left in the picture). Big deal right? Just one short block? Well, yes and no.

The distance from Washington Avenue to Lucas Avenue to the North is very short. And it is true this street has not seen much traffic in recent years. But, once 21st is missing the length of this block will be substantial as the distance from 20th to 22nd is quite long on foot.

In the coming five years this area will be rebuilt with all existing buildings becoming lofts with lots of street-level retail and restaurants. However, if start chipping away at the street grid we will compromise future walkability in this area. We must look ahead and not be so short sided.

At right is the view looking South on 21st street from Delmar. If I rented one of the new lofts in the Majestic (at left in picture) and wanted to walk to the Tap Room at Locust & 21st I’d have to either go over to 20th or to 22nd to do so. It just doesn’t seem right to be starting off an area with such clear compromises. Would it be so bad if residents had to cross 21st street to get to their secured parking? My friend in Seattle has secured parking across the street from his condo and it seems like no big deal. In fact, having his car across the street we will often just keep walking rather than rely on his car to get around.

If you go back to the site plan and look closer you’ll see that not only is 21st Street closed but the folks to the North get to look at fenced in services. When we do close streets we need to make sure we do it with some style and class. Terminating 21st street into a service gate is not a good idea.

As upset as I am about the closing of 21st Street I am even more concerned about Lucas Avenue. Looking closely at the Adler site plan it looks like the interestingly narrow Lucas Avenue will be closed from 20th to 21st as part of the Majestic Lofts project. This is as bad as closing 21st unless the general public can continue to cross this area by foot & bike. I’ve had no luck securing any documentation on the site plan for the Majestic Lofts. Anyone know what is going on with Lucas?

Our street grid is just as important as the buildings. They work together. Destroying the street grid is damaging the area’s potential. Sure, it will still be interesting and exciting just not as functional as it could or should be.

– Steve

Daycare Center Appeal Hearing Rescheduled to May 25th

The proposed daycare center on Virginia at Itaska was supposed to have a hearing on May 4th. However, at that hearing the applicant appealing the denial of the occupancy permit asked for an extension which was granted. The new hearing date is May 25th.

For more information (and pictures) read my posts from March 16th and May 2nd:

PUBLIC NOTICE-A public hearing will be held by the Board of Adjustment at 1:30 p.m. on Wednesday, May 25, 2005, in Room 208 City Hall to consider the following:

APPEAL #8441-Appeal filed by Montrice Lewis, from the determination of the Board of Public Service in the denial of an occupancy permit authorizing the Appellant to operate a day care center for 20 children at 4657 Virginia. Ward 25 #AO328491-05 Zone: “F” Neighborhood Commercial District.

A Brief Look at St. Louis’ Kiener Plaza

This morning I attended a presentation by Fred Kent and Kathy Madden of the Project for Public Spaces. Great folks doing great work. They are about creating places, not “projects.” Afterwards I was taking a guest downtown to the media conference in town so I thought I’d stop by Kiener Plaza to check my email (the park is a free wi-fi zone).

First, crossing the street into Kiener plaza was interesting. Check out the photo at right. See anything wrong? Note the location of the pedestrian crosswalk and the location of the pedestrian signal. Standing at the crosswalk I was unable to make out the cross signal. Instead, I crossed based on traffic.

Kiener Plaza is so full of mistakes there is not way I could cover them all in one post. Much of the lack of use can also be contributed to the dreadful buildings, mostly parking garages, facing the space.

But, I was there to check my email. Coincidentally I ran into PPS’ Fred Kent and Kathy Madden while I was there. They had just been interviewed by Charlie Brennan on KMOX. We had a nice conversation. We agreed that St. Louis has the potential to be a great place.

I settle down to check my email and glare is a problem so I move to a shady area near the amphitheater. No wi-fi signal detected. I head back toward the middle of the park and I get a signal. Great. One problem, no internet. The folks at the tourist information office seemed clueless about the wi-fi.

Originally Kiener Plaza was only a block in size. Bounded by Broadway, Market, 6th and Chestnut. During the 80s make over the block to the West was cleared if its historic buildings and given an amphitheater. In the process 6th street was closed.

Map of Kiener Plaza

… Continue Reading

Talk of Barricades & One-Way Streets

From 20th Ward Alderman Craig Schmid:

These proposed changes are in a number of wards, including the 25th. I am personally opposed to the idea of these barricades and one-way streets. Below is an email I sent to Craig today:

Craig,
I just got a copy of an email you sent out about considering changes to streets to control crime. As you might expect, I have some opinions on the subject. The short version is blockades and one-way streets are bad news overall. Here is the long version:

Barricades and one-way streets do work to control outside criminals because it reduces accessibility. However, it does the same for residents. Nothing screams “ghetto” more than those big ugly concrete barriers. These send the message to developers and buyers the area is unsafe and a ghetto.

Initially you will see a quick drop in the outside criminals but will also see a drop in interest from outsiders looking for a place to live. Insiders will begin to feel trapped by the barricades. Still others will cling to the barricades and fight any efforts to eventually remove them. In the West End they were effective in helping houses on one side of the barricades while the other side continued to rot. Now it is a challenge to remove the barricades to let development continue.

One-way streets have a similar effect. They are mostly to move traffic at higher speeds. This makes them less friendly streets to live on. The criminals will adjust but residents won’t. One-way streets are also not pedestrian or bicycle friendly as they encourage motor traffic to go by at higher rates. When bicycling you don’t want to have to go to the next block to ride with traffic. This may encourage more wrong-way cycling which could lead to increased accidents and deaths.

Barricades and one-way streets would, in the long term, be highly destructive to the area. I personally will not invest in any area that contains them. Many young people feel the same way. These measures would be a huge mistake. We need to look at alternative solutions.

– Steve

I do want to say that I applaud Craig for bringing issues like this to the people and asking for their opinion. The easy thing for Craig to do in his ward would just be to have it done and deal with the complaints after the fact. I like that he is bringing up a potentially controversial issue so they public can discuss the proposal, make alternative suggestions and in general be heard by those they are serving. Democracy in action.

– Steve

Patterson Discusses Recent Aldermanic Election

In late March I wrote a piece for The Commonspace about my experiences running for alderman. It was intended for release in April but it just same out today. Funny, the election was two months ago but it seems like longer.

Click here for the May 2005 issue of The Commonspace. My article is the first one in the “Church and State” section.

– Steve