Deutsch Family Has Profited From Public Right-Of-Way For Nearly Two Decades

Some take big all at once, but others take just a little over a long period — the latter can continue with few noticing and nobody able to stop it. Seven years ago I posted about theft of public property, see Stealing a Sidewalk (images since lost). Since then nothing has changed.

In the late 1990s, Larry Deutsch was finally allowed to raze the historic 4-story building at 1101 Locust St. that housed Miss Hullings Cafeteria for decades. After the demolition crew left, new sidewalks were poured and the lot was covered in asphalt for surface parking. That’s when the line dividing private from public property was moved more than 3 feet. Legally the lot is 121 feet x 102 feet 6 inches. But by narrowing the public sidewalk, they made their lot 124.33′ x 105.83′ — a gain of 6%! This is roughly 750 square feet of public space that has been used privately for years.

This allowed them to have 5 additional parking spaces. The current daily rate is often $10, but let’s say $5/day. With about 300 revenue days a year, that’s $7,500 in additional revenue per year. Over 18 years the total estimate is $135,000. Serious money made by taking from the public right-of-way.

It’s very obvious in person and pictures. You might be thinking the legal property lines are different than the adjacent properties to the North & West. Typically the Public Right-Of-Way (PROW) doesn’t narrow suddenly by more than 3 feet. I know from a Sanborn Fire Insurance map the line was straight in February 1909 (see for yourself).

As we know, the city has been vacating streets & alleys for decades — perhaps this was changed when nobody was looking? So last week I went down to city hall to look at the official plat records.

The owner is Double Delta Arizona LLC. This Missouri LLC was created in July 2009 by Larry Deutsch, 14 Wydown Terrace in Clayton, MO. It is to register a foreign (non-Missouri) entity of the same name, but located in Arizona and created on October 27, 1993.  A search of the Arizona Corporation Commission confirms that Double Delta Arizona LLC was formed on that date. The current agent is Michael Benjamin Deutsch, 33 Oakwood Hills, Chandler AZ. Maricopa County Assessor’s records show the owners as Michael & Jill Deutsch.   Double Delta Arizona LLC is a property management company located at 2130 West Chandler Boulevard, Chandler, AZ. Chandler is a suburb of Phoenix.

Back in our city hall, I stopped by the Recorder of Deeds office to look up public records on 1101 Locust. The most recent was from April 2006, a Quit Claim Deed (Wikipedia) to transfer ownership.

The 1101 Locust Street Corporation was created in June 1993, dissolved in November 2007.  What I don’t know is if the PROW was reduced deliberately or accidentally.

Here’s what I’d like to see happen:

1. The Deutsch family acknowledge they’ve been using part of the PROW for years.
2. The Deutsch family pay the city for the cost to a) remove asphalt and pour additional concrete or b) pour new sidewalks up to the legal property line.
3. The Deutsch family update the surface parking lot to the city’s current parking lot standards. including physical separation (fencing, landscaping) between private & public property.
4. The city remove/reduce the existing curb cuts, requiring access via the alley on the North side of the property.

Some of you might be thinking this is not big deal — a sidewalk still exists. Yes and no. At the drives there is basically zero ADA-compliant sidewalk width. Zero.  This is a pain for many besides myself — families with a baby stroller, for example.

This is yet another example of the awful pedestrian experience in St. Louis. The problem has been identified, now it should be corrected!

— Steve Patterson

Olive & Tucker Designed for Pedestrian-Vehicle Conflict

The intersection of two major downtown streets — Olive St & Tucker Blvd — is poorly designed for pedestrians. The are a number of problems, but this post is about poor communication to pedestrians that puts them in harms way. Specifically, vehicles that get a left-turn arrow from Tucker to Olive are on a collision course with pedestrians that don’t realize cars will be turning left into their path.

Vehicles traveling Northbound & Southbound on Tucker each get a dedicated left-turn lane onto Olive, Westbound & Eastbound. respectively.  Each gets a left arrow, so drivers assume they have the right-of-way. “What’s the problem?” you ask. Pedestrians can also think,due to a lack of pedestrian signals, they have the right-of-way.

1. At the start of the cycle SB vehicles on Tucker get a green light, left onto EB Olive get an arrow.
2. After a bit the arrow goes away and NB traffic gets a green.
3. Later the SB traffic gets a red and those going NB get a left arrow onto WB Olive.

Pedestrians & vehicles can’t both have the right to be in the same place at the same time!

You might be thinking “pedestrians should just look at the vehicle signals to know when it’s OK to cross Olive.” For SB pedestrians on the East side of Tucker & NB pedestrians on the West side of Tucker the vehicle signals don’t indicate vehicles have a left-turn arrow.

So the first should be a relatively easy to get to achieve minimally acceptable communications — turn the signal head so pedestrians can see the green & left arrow. But the second isn’t as simple.

If possible, the bare minimum would be to change the signal head so it includes an arrow. The problem with this is the arrow might suddenly appear as a person is halfway across Olive. This really needs a pedestrian signal with a countdown timer. Another option is to redo the signal configuration — allow both left turns to happen simultaneously — then give them a red while NB/SB vehicles get a green.

Ok, so one intersection — fix it and move on, right? If the woman in blue in the 2nd image keeps waking North she’ll encounter the same conflict one block up at Locust St!

These are just a few examples of the dangers designed into our auto-centric system. I’ve been through these intersections many times, but had never noticed the conflict — because I’m familiar with the vehicle flow. A downtown visitor, however, might not be confused, or worse, became a pedestrian death statistic. If a pedestrian is hit by a left-turning car in these examples it’s no “accident” — it’s by design! Sadly, these conflicts have likely existed for years — perhaps even decades!

Every intersection in the city/region needs to be critically evaluated to catch conflict by design. Prioritize then and then set about correcting them. I pointed out the conflicts at Olive to St. Louis’ new Bike/Pedestrian Coordinator, Jamie Wilson, last week as we walked/rolled to lunch.

I’ve volunteered to:

• Start a custom Google map where I can catalog problems I encounter.
• Go out with him and other, upon request, to demonstrate the problems with out pedestrian infrastructure

Below is time-lapse video looking South and then North

— Steve Patterson

Downtown>Hampton>IKEA>Downtown Part 2

Yesterday, in Part 1, I talked about the two different transit I’d taken (MetroLink, #90 & #32 MetroBus) and issues faced as a pedestrian trying to navigate in between.  I’d made it to IKEA for shopping, followed by lunch.

I checked the transit options, it would be a while before a MetroBus stopped out front. Plus, that would only get me to Lindell where I’d have to wait in the rain for the #10. The Grand MetroLink is closer than the CWE MetroLink, but Forest Park is the most direct route and I recall some access issues the last time. Plus, my transfer from earlier was now long expired.

No matter what I’d be in the rain, so I decided to just roll home — 2.9 miles. I’ve done it a few times before, though not in the rain. I’m still wearing a poncho to keep me and the controller on my chair dry. My shoes, however, get soaked.  North on Vandeventer to Lindell. I stayed on the West side of Vandeventer because I’m bot sure if the city ever got around to the huge gaps in front of the curb ramps on the NE corner of Vandeventer & Forest Park. At Lindell, I checked the schedule again — I can get home before the next bus would arrive.

Because of the rain I only took a few pictures. The following week I took the bus to Lindell & Spring to backtrack and take pictures of things I saw in the rain.

Used to be — but no curb ramp is missing for the nearly 3 mile trip. If I tried to use Locust there are many missing curb ramps.

I still fail to understand why all the cost of the buttons when they don’t need to be pushed in the East-West direction. And why have to press a button to get a walk signal when vehicles from side streets get a green light?  This is how we’ve spent money — building infrastructure that frustrates this pedestrian!

— Steve Patterson

Downtown>Hampton>IKEA>Downtown Part 1

The morning of April 6th I had a 9am appointment on Hampton Ave, between Columbia & Elizabeth. It was raining off and on that day. Today’s post is about the journey there & back.

I had originally planned to take MetroBus there, but I didn’t have any two-hour passes so I’d get a transfer for the 2nd bus. So I went to the Union Station MetroLink station, purchased a few passes, validated one, boarded a Westbound train to the Forest Park MetroLink station. Just before a Southbound #90 (Hampton) MetroBus arrived it began to sprinkle. I left home in a poncho to keep  and my wheelchair’s controller dry.

After taking care of business at two places on Hampton, I wanted to visit IKEA to shop and have lunch. The most direct route was a short ride on a Northbound #90 (Hampton) MetroBus, then take a #32 (Chouteau-Manchester) MetroBus to Vandeventer. But when I was ready to leave it was going to be a while before the next #90 arrived, I might as well just roll it.

I’ve gone up to Clayton Ave before, so I knew  I could manage — it was about 3/4 of a mile from my starting point to Lloyd Ave. where I’d go right to make my way down to Manchester (map).   As I turned off Hampton onto Lloyd I was pleasantly surprised a sidewalk existed — I wasn’t sure that would be the case. However, a the bottom of the hill there was no sidewalk along Sulphur. Well, there is along the East side, but because of curbs, I couldn’t get to it.

At this point I had two options:

1. Roll on the Sulphur Ave roadway, or
2. Go back up to Hampton, cross, reach Manchester on the other side.

Looking at the time I thought I’d miss the next #32 if I went with the safer #2 option. So, when there was no traffic I quickly rolled South to Manchester. Whew…

So the #32 MetroBus came right on time, my transfer was still valid, and it had stopped raining. I’d get off at Vandeventer Ave and roll North to IKEA — about a half a mile. So I got off at the last MetroBus stop before Vandeventer Ave., just had to cross one side street first.

Combined with public transit, I can cover miles as a pedestrian in my wheelchair — though our public rights-of-way are far from ideal. Looking at Google Maps it suggests using Sarah to reach IKEA instead of Vandeventer — no matter where you start from: Commerce, QuikTrip, Laclede Cab, even JJs Clubhouse! Yes, if you’re at Vandeventer & Market where you can see IKEA it suggests you cross Vandeventer and go West on Clayton Road to Sarah.

This isn’t a lack of money issue — it’s a lack of concern issue. Money is spent building infrastructure that doesn’t work for actual users. This mentality needs to change!

Tomorrow’s post will be about my trip back downtown from IKEA.

— Steve Patterson

No Pedestrian Signal One Block From Busch Stadium

Monday was the Cardinals home opener, tens of thousands made their way into Busch Stadium III for the afternoon game. The current stadium opened a decade ago, the previous Busch Stadium opened to the North half a century ago, in 1966. So you’d think by now the pedestrian environment to/from the stadium has been refined by now? Sorry, no.

I give you a Clark Street crossing at 9th — a block West of Busch Stadium & Ballpark Village:

This is a common occurrence downtown, here’s why:

• Lack of pedestrian signals at many signalized intersections throughout downtown
• One-way streets mean pedestrians can see traffic light in one direction
• But the opposite the direction they’re clueless, taking a risk when stepping off the curb

The intersection at 9th & Clark St isn’t typical — the interstate exit ramp complicates matters. It would be east for s person to attempt to cross here when vehicles have a green light — such as the highway exit.

Again, people have been walking to/from Cardinals games here for 50 years — the last 10 to the new stadium! The adjacent Westin Hotel in an old Cupples Station warehouse opened in 2001. I can see issues still existing a mile or more away — but this is just one block!

So now what? Someone needs to review every single intersection used by pedestrians on game days to see which are lacking. Then prioritize a list of updates to correct the shortcomings. Same goes for other attractions downtown and throughout the city, like:

• Scottrade Center
• Peabody Opera House
• Kiener Plaza/Old Courthouse/Ely Smith Square/Arch
• Soldiers’ Memorial (Reopening 2018)
• Fox Theater/Powell Hall
• Major transit stops (MetroBus & MetroLink)

This isn’t a lack of money — it’s a lack of priorities. Pedestrians aren’t valued in St. Louis so nobody bothers to think about how to attract/maintain them.

— Steve Patterson