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Automobile Driveway Replaced With Pedestrian Access Route

Every so often I get back to a once-familiar place and I’m pleasantly surprised by positive changes. Recently I drove through the strip mall on Ladue Road that formerly contained a Wild Oats store, in a space previously occupied by a Schnucks. Wild Oats was bought out by Whole Foods in 2007, leaving the dated center largely vacant. The strip center underwent renovations in 2012.

A pedestrian route leads to a space formerly occupied by Lammert's Furniture
A pedestrian route leads to a space formerly occupied by Lammert’s Furniture

A decade ago I visited the Wild Oats every morning before work, but I’d forgotten the exact layout of the parking lot. So I turned to Google Maps and it still showed the old pattern, with a wide auto driveway where the dedicated pedestrian path is now.

The before view from Google streetview. Click image to view in Google Maps
The before view from Google streetview. Click image to view in Google Maps

Most of the center, including the pedestrian access, is located in Ladue, while the east end is located in Clayton. St. Louis County records indicate this strip mall was built in 1960, a time when wide auto driveways were valued but more and more developers & retailers know walkability and a more pleasant arrival sells, especially to those with disposable incomes.

Kudos to those responsible.

— Steve Patterson

 

This Building Not Approved For Occupancy

November 1, 2013 Accessibility, Featured, Planning & Design, Retail, St. Louis County, Suburban Sprawl, Walkability Comments Off on This Building Not Approved For Occupancy

I’d never heard of Tee’s Golf Grill until Monday when I was driving around the Chesterfield Valley, it closed in July 2012:

The 10,400-square-foot golf center opened in early 2011 at 103 Chesterfield Valley Drive. “We’re doing a full-service sports bar and grill,” Ben Rassieur IV, Tee’s owner with Phil Harris, told Sauce magazine at the time. In addition to the bar and grill, Tee’s had 330-square-foot golf simulators that visitors used to practice their swings. (St. Louis Business Journal)

I’m not sure if the building was constructed new for this tenant, or a previous tenant. I also don’t know why this business closed so soon, but I found a number of issues that should be addressed by the owner before the next tenant leases the space.

Paper over the windows, only car is my rental
Paper over the windows, only car is my rental. But look, no ramp to access the front door! Click image to view on Google Maps. 
The ramp is off to the side, requiring the disabled to go into the driveway to access it. I prefer ramps when walking with my cane, so do folks who use walkers.
The ramp is off to the side, requiring the disabled to go into the driveway to access it. I prefer ramps when walking with my cane, so do folks who use walkers.
There's a ramp & crosswalk out to the sidewalk that connects to other development, but no ramp to access it.
There’s a ramp & crosswalk out to the sidewalk that connects to other development, but no ramp to access it.
We can see the walk to the entry is minimal width.
We can see the walk to the entry is minimal width.
This sticker was affixed to both entrances to this building. I wonder if the City of St. Louis uses something like this to improve compliance?
This sticker was affixed to both entrances to this building. I wonder if the City of St. Louis uses something like this to improve compliance?

This building shares the same site with a multi-tenant building to the south, yet there isn’t an ADA-compliant accessible route connecting them, as required.

I will attempt to share the above issues with the owner and St. Louis County.

— Steve Patterson

 

Better Big Box Development

Recently I was critical of a proposed big box development along Forest Park Ave, adjacent to the main Saint Louis University campus. My issue isn’t with big box retail stores themselves, my issue is with how big box developments are typically laid out: massive surface parking lots, large blank walls facing public sidewalks, too few pedestrian connections to the outside & internally.

From page 12 of a 2010 Brookings report:

Considering the economic benefits, walkability should be a critical part of all strategic growth plans. The implications of this study cut across the federal and state, metropolitan, and place levels.

Public policy should become more favorable toward walkable placemaking. Currently, many federal and state subsidies substantially favor low-density development and tip the scales against walkable development. Further, many local zoning codes make walkable development illegal, necessitating costly and time-consuming zoning changes with no guarantee of success. Federal, state, and local policy makers should conduct a systematic review of existing public policies that are biased against walkable development, and adopt new measures aimed at facilitating (or at least removing roadblocks to) this type of development.

For their part, local and regional planning agencies should incorporate assessments of walkability into their strategic economic development plans. Planning entities should identify where regional- serving and local-serving walkable urban places exist within a metropolitan area, seek out those places that are positioned to become more walkable, and determine potential locations of future walkable places. This type of assessment will help determine where infrastructure and other built environment improvements are needed. Since high-density walkable urban places seem to account for a small amount of a metropolitan area’s existing land mass, it is probable that the infrastructure cost per dwelling unit or commercial square foot will be a fraction of that of existing low-density drivable suburban infrastructure costs.

At the same time, the apparent supply-demand mismatch for walkable places may be contributing significantly to the price premium these places demand. To the extent that this is the case, the short- and medium-term shortage of walkable places makes them inaccessible (unaffordable) to many people who desire to live in such places. As such, it is important to have an affordable housing strategy in place while those improvements are being implemented. (Walk this Way: The Economic Promise of Walkable Places in Metropolitan Washington, D.C. Christopher B. Leinberger and Mariela Alfonzo)

The proposed “Midtown Station” project would turn its back on both Vandeventer & Forest Park Avenues, which is only marginally acceptable pattern out in suburbia, but unacceptable in an urban context — especially adjacent to a major university.

In searching for alternatives I remembered a project I visited about a decade ago and blogged about in 2005. This development has multiple big box stores including a 2-level Target, a Best Buy, a Sport’s Authority, and a Ross. Smaller size spaces front the sidewalk.

Urban big box development on Northgate in Seattle
Urban big box development on Northgate in Seattle
A Quiznos faces Northgate Way
A Quizno’s fronts onto the Northgate Way sidewalk

This project isn’t located in downtown Seattle either, it’s nearly 8 miles up I-5 (map). The main mode in this part of Seattle is private automobile, but thankfully newer development isn’t geared solely to motorists.

The best local example of rethinking big box development the Market at McKnight in Rock Hill, with a 36,000sf Stein Mart that opened in October 2007.  Ok, not exactly a big box, but a big portion of the 130,000sf development.

The Market at McKnight project in Rock Hill is the best local example of providing a more pleasant front along the roadway with big box behind
The Market at McKnight project in Rock Hill is the best local example of providing a more pleasant front along the roadway with big box behind
One story buildings along Manchester Rd give a more urban feel, windows give something for pedestrians to look into as they walk by
One story buildings along Manchester Rd give a more urban feel, windows give something for pedestrians to look into as they walk by
No business has a door onto the Manchester sidewalk, but it is pleasant as a pedestrian and motorists can see businesses as they drive by.
No business has a door onto the Manchester sidewalk, but it is pleasant as a pedestrian and motorists can see businesses as they drive by.
The businesses front the surface parking lot
The businesses actually front the surface parking lot
Pedestrians have a clear path to reach the Stein Mart on the far side of the development.
Pedestrians have a clear path to reach the Stein Mart on the far side of the development.
My window view from The Original Mongolian Grill
My window view from The Original Mongolian Grill

The view isn’t great, but the point is there’s a relationship with the sidewalk & street. From inside I could see others going by and they could see me. Instead of creating something active along Forest Park Ave. Midtown Station wants to create something like this:

Back side of the Hampton & Chippewa Target location.
Back (Clifton Ave) side of the Hampton & Chippewa Target location.

Dreadful anywhere, but especially so close to a college campus and near public transit. Developers have shown there are alternatives to the standard big box project of the last 15-20 years.

— Steve Patterson

 

St. Louis Galleria To Improve Pedestrian Access, Adding ADA Access Routes From Public Transit Stops

I’m very pleased to announce The Galleria Saint Louis & General Growth Properties, Inc. (GGP) will make substantial site modifications to better accommodate pedestrian visitors to the mall.

Thankfully GGP was very cooperative from day one, they willingly recognized the access issues I raised and quickly agreed to address them.  For the last 18+ months we’ve been working together on a mutually agreeable resolution. GGP and I share a desire to increase accessibility for persons with disabilities.

For those pedestrians arriving at The Galleria via the Richmond Heights MetroLink light rail station, a new pedestrian access route will be completed.

This sidewalk that goes no where will be removed, a sidewalk safely leading pedestrians to the SE corner of Dillard's will be built
This sidewalk that goes no where will be removed, a sidewalk safely leading pedestrians to the SE corner of Dillard’s will be built. See drawing below.
New access route from Brentwood & Galleria Parkway, click image to view full 10-page PDF of construction drawings
New access route from Brentwood & Galleria Parkway, click image to view full 10-page PDF of construction drawings

Additional pedestrian access routes will be constructed as well.

Again, I’m very pleased to be able to make this announcement.

— Steve Patterson

 

An Infuriatingly Avoidable Accessibility Issue

The former headquarters of the Missouri Pacific Railroad reopened on May 12, 2011 as luxury apartments called Park Pacific. The Lawrence Group was the architect as well as owner/developer, they an impressive job.

ABOVE: Ribbon cutting was held on May 12, 2011
The ribbon cutting was held on May 12, 2011, click image to read my post about the reopening of the building

But I’ve had a few issues, such as rolling dumpsters left blocking the Pine Street sidewalk.

Looking west toward 13th
In April of this year the sidewalk was blocked, not the first time. To my knowledge, it hasn’t been blocked since.

In the 2+ years since the building reopened a number of businesses moved in. KMOX radio moved into some commercial office space, for example. At the street-level there are a number of options: frozen yogurt, fine dinning, smoothies, and most recently, Art Saint Louis + Mississippi Mud coffeehouse.

Earlier this week I had a meeting with someone, she suggested we meet at Art Saint Louis + Mississippi Mud. When Art Saint Louis announced their plans to relocate from 555 Washington Ave to the Park Pacific I was interested, the sidewalk entrance from their Washington Ave location wasn’t wheelchair accessible, but at least they also had a 2nd entrance via the lobby.

I snapped this shot in late April showing the step into the retail space. New door, new step, new sidewalk -- all from 2011.
I snapped this shot in late April showing the step into the retail space. New door, new step, new sidewalk — all from the renovation in 2009-2011.

I just assumed with the $109 million dollar building renovation the accessible entrance to their new space must be through the main lobby as well. I thought nobody would build a tenant space with a brand new non-ADA exterior-only entrance. Turns out I was wrong, The Lawrence Group designed, built, & leased a storefront with one public entrance without required wheelchair access as required by the Americans with Disabilities Act.  The architect can’t say the owner made changes without their knowledge — the owner & architect are the same entity!

The sidewalk should’ve been raised up when poured, but it wasn’t. They had two years to fix it while the space was vacant and for lease, but they didn’t. No, it wasn’t until I arrive that it became an issue to fix. The executive director of Art Saint Louis and owner of Mississippi Mud were both apologetic, they genuinely felt bad.  Two staff from the Park Pacific got involved, guiding me through the lobby to a back service corridor, to a back door to the Art Saint Louis space.

Back hall I had to use, they had wood piled up so I barely fit. Very likely s fire code violation.
Back hall I had to use, they had wood piled up so I barely fit. Very likely a fire code violation.

But it was worth the journey, the new space is very nice. Much better than their previous space, which had become very dated.

Gallery inside Art Saint Louis
Gallery inside Art Saint Louis
Mississippi Mud coffeehouse in the front section of Art St. Louis
Mississippi Mud coffeehouse in the front section of Art Saint Louis
Since April the step got yellow paint so guests don't trip.
Since April the step got yellow paint so guests don’t trip.

One person said they could grind off the step, though it would be steeper than the ADA allows. On Tuesday post some were shocked when I said I was ok with the city using asphalt to deal with a problem where a sidewalk sank, causing a bit of a lip less than this one. It was suggested I have a double standard.

Well, yes and no.

The sidewalk situation I posted about Tuesday has several parties involved, hard to determine who’s at fault for the sidewalk sinking next to a water vault lid that didn’t sink.  Here we know clearly who’s responsible — and they received tax incentives to do the project. The mayor and other elected officials were present at the ribbon cutting.  So yes, I hold this project to a higher standard, but I wouldn’t call it a double standard.

At this point I want the entrance fixed precisely conforming with the ADA — not a fraction of an inch out of compliance. I have a digital level I’ll bring to test the solution. The Lawrence Group should know better, they cannot claim ignorance. They created the problem for themselves during the renovation, they didn’t address it for the 2 years the space was vacant.

Unfortunately the very nice people at Art Saint Louis + Mississippi Mud will be inconvenienced while this is busted out and redone in compliance with the ADA. If you plan to lease space for a business please make sure it is ADA-compliant. You can’t assume just because the owner of the building is an architecture firm that they got it right, bring along an independent 3rd party to verify before you sign the lease.

I emailed Lawrence Group partner Steve Smith that same day, saying I was “angry & disappointed.” Infuriating!!

— Steve Patterson

 

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