St. Louis Redevelopment says “No” to Tattoos & Pizza by the Slice
Today I was shocked to find 285 St. Louis City Ordinances containing the word “Tattoo.” One ordinance regulates Tattoo & Body piercing establishments. The remaining 284 are redevelopment ordinances where an area is blighted for redeveloped. Tattoo parlors are one of the uses prohibited from the redevelopment areas:
Pawn shops, adult bookstores, x-rated movie houses, massage parlors or free-standing health spas, auto and truck dealers (new or used) pinball arcades, pool halls, secondhand or junk shops, tattoo parlors, truck or other equipment rentals requiring outside storage, blood donor facilities, free standing package liquor stores, check cashing centers, any use (except financial institutions or pharmacies) that utilize a sales or service window or facility for customers who are in cars or restaurants that sell products to customers who are in cars or who consume the sold products in cars parked on the restaurant premises, or sell products through a sales window to customers who are in cars or to pedestrians outside the building for immediate consumption by the customer either on or off the premises, automobile or service stations.
The above language seems to be a standard paragraph that is placed in all legislation pertaining to redevelopment areas. I don’t know yet if this is a requirement from some other ordinance or if city staff simply cuts & pastes this language without any thought. Either way, I have issues with the language and its implications to the vibrancy of the city.
What a mix of prohibited uses, all lumped together as undesirable. Presumably all are thought to be counter productive to redeveloping a blighted area. For the most part I agree. Some tend to prey on the poor – pawn shops, blood donor facilities, and check cashing centers. Adult bookstores, x-rated movie houses, massage parlors and free-standing health spas appeal to certain segment of society – men. Auto & truck dealerships, outdoor truck & equipment rental places, and auto service stations are generally anti-urban.
But secondhand or junk shops can go either way – even Ladue has a resale shop! Who is to say what constitutes junk? Pinball arcades and pool halls sound like a fun place to hang out. We’ve got trendy new bowling alleys, maybe the dawn of trendy arcades & pool halls is just around the corner? Before I get to tattoo establishments let me repeat one section:
Any use (except financial institutions or pharmacies) that utilize a sales or service window or facility for customers who are in cars or restaurants that sell products to customers who are in cars or who consume the sold products in cars parked on the restaurant premises, or sell products through a sales window to customers who are in cars or to pedestrians outside the building for immediate consumption by the customer either on or off the premises.
Based on my reading of this basically a drive-thru restaurant is banned. No McDonald’s or Taco Bell with drive-thru. No Sonic either. No big loss to me. In fact, ridding the City of all these excessive drive-thru lanes will make our city more urban. The Applebee’s at Kingshighway & Chippewa “sell products to customers who are in cars” with their to-go spaces. Do they intent to ban this type of establishment? I found that 265 ordinances contained this language. The ordinances relating to the Southtown site at Kingshighway & Chippewa did not include the language. Perhaps they knew in advance that Starbucks wanted a drive-thru?
But other urban uses are prohibited. Don’t look for a Ted Drewes in these areas because they sell to pedestrians from a window. When I travel to other cities what I find very appealing is buying a slice of pizza from a sidewalk window. The first time I bought a slice of pizza from a sidewalk window was in the late 80s in Austin Tx. Sixth street was hopping. I’ve enjoyed pizza by the slice from a window in Chicago, NYC, Philly, DC, Seattle, and Vancouver. All exciting cities that we should be learning from. We can encourage pedestrian-friendly establishments while continuing to ban auto-oriented drive-thru lanes.
OK, Tattoo parlors. First, I prefer the more modern ‘Tattoo Studio.’ Today’s tattoo places, for the most part, are artists studios. The canvass for the work of the artist is the client’s skin. But people still seem to have a notion of tattoo places as attracting the wrong element such as bikers. Maybe they are right, I’m a biker and have tattoos. Granted, my bikes have pedals…
Anyone that says tattoo studios attracts the “wrong” element is saying I’m the wrong element. I have four tattoos. My first was done at Iron Age in the loop, a nifty design interpreted from a tattoo design by internationally famous NYC industrial designer Karim Rashid. My next tattoo was a barbed wire design on my ankle at Edgewater Tattoo in San Diego. In December 2003 I got my third tattoo, a tribal sun on my right calf. I’m proud to say mine was the first paid tattoo at Cheap Trx on South Grand. Terina was the artist – she did a great job. My most recent tattoo I got last year the day before my 37th birthday. I was in San Francisco visiting my brother and sister-in-law. I planned this one ahead of time because getting a tattoo as a walk-in is difficult. A week prior I had talked with the artist and paid a deposit to schedule my appointment. The place was Ed Hardy’s Tattoo City at 700 Lombard. For those that don’t know, Ed Hardy is a bit of a celebrity in the tattoo world and his studio well known and respected. Dalton was the artist that branded me with the Apple Computer logo of my dreams. As you can tell, I like my tattoos.
Two of my four tattoos were done here in the St. Louis area – one at Iron Age in the Delmar Loop and the other at Cheap Trx on South Grand. By all accounts, both are among the most lively areas in St. Louis. Our city, through our redevelopment ordinances, is suggesting that Iron Age and Cheap Trx are detrimental elements. In fact the opposite is true, these are key elements in the positive mix of businesses in their respective areas. Trader Bob’s also adds, in my view, a positive element to that stretch of Jefferson Avenue. A couple of tattoo places on South Broadway in Carondelet neither add or subtract from the area.
Here is the thing. The St. Louis area can only support a given number of tattoo studios. This fear of tattoo studios around every corner are completely unjustified. The fear other places won’t open near a tattoo studio is also without merit. Banning tattoo studios as a matter of practice is backward thinking that is part of a bigger issue. I sometimes wonder if those in charge at City Hall understand what makes a city exciting and if they do I further wonder if they don’t want St. Louis to be more exciting. I think many would rather maintain a boring but familiar city than take a chance on pushing the envelope.
– Steve
Steve,
I think part of the problem you are identifying is the difference between a redevelopment plan with a known end user, and one that is undefined.
The ordinances you cite are done to control redevelopment projects that are provided the incentive of tax abatement.
In order to receive the benefit of tax abatement, the projects must conform to the redevelopment plan.
The tax abatement is the carrot, the plan is the leverage to produce the desired outcome.
The city’s zoning ordinance also sets out restrictions in land use. Note the recent debate over the proposed marquis over the Roberts Brothers Orpheum Theater.
I think you will find that when a developer is working with the city, and they together are working to attract a desired certain business or development type, be it residential or commercial, the parties work together to craft language in the redevelopment plan that is amenable to both the developer, and the city.
To become effective, the developer must sign the redevelopment agreement with the city/LCRA.
These things don’t happen in a vacuum.
Let me give you an example.
Consider the Avalon Theater on South Kingshighway.
If a developer were to work with the neighborhood association, the alderman, the MCIC, and SLDC, presenting a feasible plan to turn the Avalon into a night club or some other entertainment venue…earning support from the parties above, and then had the deal reduced into terms of a redevelopment agreement for purposes of setting development standards and providing tax abatement, the deal would get done.
RB
[These redevelopment plans also cover areas such as the Southtown site where pinball arcades, pool halls and tattoo parlors are specifically prohibited. Not that anyone would but what would be wrong with a pool hall in one of the vacant storefronts?
The point which I guess I failed to make is that an anti-tattoo bais seems to exist in our legislation. An assumption that tattoo places are inherinetly a bad idea and not worthy of consideration in a redevelopment project receiving tax abatement. – Steve]
Rick is right. 99/100/353 redevelopment areas do not ban such uses, but prohibit such uses from receiving redevelopment incentives, namely tax abatement.
As for theatre marquees, the restrictions permit the Board of Adjustment hearing an appeal to serve as a defacto Architectural Review Board or in this case, Signage Committee.
This is a similiar practice for having drive-thrus as a conditional use, instead of an enumerated zoned permitted use as of right. Thus, the Conditional Use Hearing can serve as a special review board.
[I totally agree on signate and drive-thrus. I don’t agree with banning pedestrian window service – that is a basic urban element. – Steve
Hey…
If we’re not careful, we’ll soon be hearing from the Zoellner about the city’s antiquated zoning ordinance…
You know, the one that makes you pay a permit application fee, knowing in advance that it will be denied, so that you can then appeal and get approved…
Regardless of remaining vestiges of past anachronisms, slowly but surely, we are making steady progress to improve the way we do things.
Witness the brand new, city-wide, comprehensive land use plan. That is a huge step in the right direction.
RB
I will second your call for a walk-up pizza-by-the-slice joint: we’ve been to that same one in Austin, and usually had to stand in a small line because it’s part of such a vibrant streetscape! I’ll just add that yesterday, my husband, cousin and I — all visiting from various out-of-town places — enjoyed a rousing half-hour or so of vigorous video game play at (gasp!) what I guess you’d consider a “pinball arcade.” Fun! No one could remember the last time they’d been in an honest-to-God arcade.
I’ve noticed that anti-tattoo bias, too. It seems pretty pervasive.
On a vibrant, pleasantly urban (if sadly gentrified) stretch of Taylor Street near where I went to school in Chicago, a man wanted to open a tattoo studio, but there was great protest against it. I don’t remember the details of the fight very specifically, but I do remember that a number of neighborhood businesses turned against the proposal, while others posted signs in their windows saying “LET HIM WORK.” Ultimately, the good guys won and the studio opened. I still don’t understand why people opposed it. In that neighborhood, housing projects are being torn down, rents are skyrocketing, they kicked out the famous Maxwell Street market, and not too far away Cook County Hospital has recently been closed. Pretty much everyone not related to UIC’s vision of its future (read: $$$$$$) has already been forced out, or soon will be. There are not many scary or even harmless but marginalized people around there to worry about. So why the big ordeal?
Also, at a recent meeting of the Forest Park Southeast Community Council, a group that visited to talk to us about its micro loan program was trying to come up with an example of a business that we might not want in our neighborhood, and they only thing that the loan folks could come up with was a tattoo parlor. Obviously, all the abandoned store fronts along Manchester are better than having a tattoo parlor. Or a walk-up pizza place.
Oh yeah, on that stretch of Taylor Street, you know what one of the most successful businesses was? A walk-up Italian ice stand. It was so successful and famous that the city honorarily renamed that stretch of street after it.
Yep.
It doesn’t make sense to ban walk-up food windows at all. So much of the city needs more sidewalk traffic desperately, and I know that I always appreciated having the hot dog carts around when I interned downtown – how would this much different?
Also, the St. Louis Centre’s arcade was one of the main reasons I’d visit the mall during that period, for what it’s worth.