Downtown’s New Entrance

Downtown St. Louis can be reached via car from all directions. None is particularly a nice drive, although I do like entering from Illinois via the Eads Bridge. When the New Mississippi River Bridgeopens in 2014 motorists on I-70 from Illinois and west of St. Louis will have a new option, an exit that takes them to Cass Ave and directly onto a new alignment of Tucker Blvd into downtown.

A short stretch of the rebuilt Tucker recently opened to traffic. I’ve had a chance to drive it twice and walk part of the sidewalk. It’s too early to do a review of the design of the road & sidewalks but so far it looks good with only a few problems I’ll note in a later post once more is opened.

The good is the road is only two lanes in each direction. Rather than have three per direction with the outside used for parking or buses, the third lane isn’t a through lane. Space is provided for buses and parking but the road doesn’t feel excessively wide the way say Jefferson does between Olive & Natural Bridge. New new road, median, planted areas at the edges and street trees will make a great first impression. But when motorists look past the new sidewalks they will likely be disappointed by what they see. Great buildings like the one above, instead of housing retail storefronts, has the city’s Mosquito & Rat control division, aka Vector Control. Welcome to St. Louis!

Most of the land is vacant — empty or surface parking lots as you near Washington Ave. Right now the only planning that’s been done is via Paul McKee’s Northside Regenerationplan:

The Missouri and Illinois Departments of Transportation are working together to construct a new bridge that spans the Mississippi River just north of downtown St. Louis. The new bridge has the potential to become both a catalyst for the revitalization of the area in the immediate vicinity of the “landing” and a new entrance into downtown St. Louis. For the catalytic effects of the new bridge to be fully realized, transportation improvements are needed in the area around the bridge ramps beyond what MoDOT has planned for their 2011 construction. McEagle has been working with the City of St. Louis and MoDOT to create a more efficient flow of traffic into the downtown and NorthSide areas from the new bridge. Along with the new N. Tucker Boulevard alignment planned to begin construction in spring 2010, McEagle has proposed two additional off ramps to the MRB interchange and a new Mullanphy Street realignment and bridge over the MRB Landing (MRB Extension). This Extension will provide a direct connection for west-bound traffic to the NorthSide as well as provide an alternative route for eastbound traffic to access the MRB interchange. The development yields for this area have been projected as follows:

• Office/Business space: 860,000 sq ft
• Retail: 173,000 sq ft
• Residential: 2019 units
• Hotel: 120 rooms

Regardless of your views on Paul McKee’s project you have to give him credit for recognizing the opportunity to develop new housing, offices and retail.

I’m still concerned the new buildings will lack connections to adjacent sidewalks. St. Louis now has a “Complete Streets” policy, but no requirement for adjacent properties to connect. The ADA requires minimal connection but a building can be built and occupied without it, leaving enforcement up to those who complain. If we take McKee, and his consultants, at their word the area will be pedestrian-friendly. My preference, of course, would be a requirement by ordinance. Former 5th Ward Alderman April Ford-Griffin never would initiate such a requirement and I don’t expect any of the three woman running to fill the vacant seat to do so either. The election is December 20th. Good or bad, McKee has the Tucker & Cass area under control. But what about south of Biddle St? The 1986 McDonald’s was just razed and replaced. The new one does have an ADA access route from one of the four streets bordering the property, but it’s still a prototype  best suited for a suburban/rural highway exit.

The west side of Tucker needs urban buildings up to the sidewalk, like they are on the east side.

This is one of those opportunities that doesn’t come along often. Will we step up and take the necessary actions to ensure Tucker develops right over the next 20-30 years?

– Steve Patterson

Thoughts on Cupples #7

A week ago the St. Louis Preservation Board unanimously upheld the staff denial of a demolition permit for the Cupples 7 building. Had Mary “One” Johnson still been on the board there would have been one vote in favor of demolition.  But enough about her…

Demolition was a moot point, owners Kevin McGowan & Nat Walsh couldn’t afford to demolish the building even if they were given the permit to do so. This was about liability, specifically the transfer of liability. Should the building collapse, damaging adjacent properties, they can say they tried to remove the hazard but were denied the right to do so. A clever move to absolve themselves of responsibility.

Well, at least an attempt to absolve responsibility. However, I’m not quick to forgive and forget. How did we get to this point? In 2000 when Bank of America owned several of the Cupples buildings a tank collapsed causing a hole in the roof of #7. The hole was known five years later when McGowan & Walsh bought three of the warehouses, including #7. They attempted to tarp over the roof, right?

Wrong, they did nothing! Water poured in a small hole in the roof for five years prior to their ownership causing structural damage to get to the point where it is today — which is mostly in the basement. They’ve been irresponsible owners for years and now they are maneuvering to blame the city if this historic structure collapses.

The city certainly has failed, I’ve had to resolve issues like peeling paint or end up in court! Where has the city been? They condemned the structure in 2008 and that then did…nothing. Everyone has been covering their own ass, but nobody has been trying to stabilize the building.

Can we all work together to find a way to support the exterior walls for future use? Not you Kevin and Nat, stay out of the picture — let Montgomery Bank foreclose on the mortgage or the city for back taxes.

– Steve Patterson

Poll: Do You Support St. Louis Selling Bonds To Fund Park Improvements?

St. Louis will be selling bonds to fund improvements to the city’s park system. From STLtoday.com on Friday:

St. Louis aldermen today overwhelmingly approved a plan to issue $64 million in bonds for city parks, with about $30 million to be spent on improvements at Forest Park.

What’s not to like about better parks?

Comptroller Darlene Green isn’t happy about the city taking on more debt:

On Thursday, Green was outvoted when two related bills authorizing the funding plan passed the city’s three-person Board of Estimate and Apportionment, which also includes Mayor Francis Slay and Aldermanic President Lewis Reed. Aldermen today approved the bills by wide margins. (article)

So St. Louis will take on more debt. In a November 30th letter to the Board of Aldermen, Comptroller Green explained her concerns about paying off the debt.

This seems like a perfect subject for a weekly poll question: Do you support St. Louis selling bonds to fund park improvements? The poll is in the right sidebar, results will be posted Wednesday December 14th.

– Steve Patterson

Filling in Midtown

In April 2011 ground was broken on a new building in midtown:

St. Louis broke ground April 15 for a new $12 million building project that will feature the studios and offices of St. Louis Public Radio | 90.7 KWMU and classrooms for the rapidly expanding field of new media. (Source)

The building at 3651 Olive Street was taking shape last month when I passed by.

The building site was a parking lot for many years.

It has been a slow process of filling in the holes in the urban fabric along Olive between Grand & Spring. The opposite side of Olive is unfortunately dominated by a parking garage. Surface parking lots at both ends are opportunities to build bookends to the garage. If we view parking lots as building sites rather than a permanent fixture we can slowly convert our streets to pleasant places.

– Steve Patterson

The Homeless Don’t Drink Bottled Samuel Adams

Last month I noticed two beer bottles on a window sill (Ely Walker bldg) on 16th between Washington Ave & St. Charles Street. It was a Saturday so I figure someone had a nice Friday night.  But who?

Often it is the homeless that are accused of public drinking, and no doubt some do. But they aren’t drinking Samuel Adams Latitude 48 IPA:

Samuel Adams® Latitude 48 IPA is a unique IPA brewed with a select blend of hops from top German, English, and American growing regions all located close to the 48th latitude within the “hop belt” of the Northern Hemisphere. The combination of hops in this beer creates a distinctive but not overpowering hop character. The beer is dry hopped with Ahtanum, Simcoe®*, and East Kent Goldings hops for a powerful citrus and earthy aroma. The hop character is balanced by a slight sweetness and full body from the malt blend.

I’ve not tried this beer or any of the others in their Brewmaster’s Collection, though I’m sure it’s a fine beer. Please don’t blame everything on those without homes.

– Steve Patterson