Pyramid’s Sullivan Place Senior Housing An Anti-Urban Monstrosity

Pyramid, the company proposing a highly suburban McDonald’s for South Grand, has dumped an atrocious housing project on the city’s north side (map). Forget the high-profile loft projects downtown, Pyramid is making a name for themselves with suburban rubbish throughout our once urban neighborhoods.

Sullivan Place, named for Sullivan Street closed for this project, will be a 190-unit 55+ affordable housing project when completed. Half the project has been open for a few months yet lots of units remain available. No wonder, these “affordable” apartments run $511/month for a one-bedroom and $631/month for a two-bedroom. The income limit for a single person is $27,660 and $31,620 for a couple. Still, $511/month isn’t too bad depending upon what you get.

Well, the six one-bedroom floor plans range in size from 461 sq. ft. to 515 sq. ft. Both two-bedroom layouts are 634 sq. ft. Laundry facilities are down the hall — two per floor. Units have very basic finishes and do not include a dishwasher. The only luxury are two call for help devices — one in the bedroom and one in the bathroom. Residents are treated to a fortress-like security setup designed either to keep others out or the them inside.

These units range from $0.99 per square foot per month to $1.10 per square foot per month. The only thing making these even remotely affordable is the fact they are so miniscule in size. Not that everyone needs massive places to live but I have to wonder about the total project costs and how much we, as tax payers, underwrote this project.

Aside from the question of affordability is the suitability of the design for the neighborhood. In fact, I question the design for any location, even the most sprawling of suburbs. I will say, however, I have no objections to the material choices. I actually like that they didn’t try to make this some trumped up retro project (like Pyramid’s own King Louis Square at Tucker & Lafayette). No, the material selection and detailing is actually quite nice. It is the overall massing and site planning where this project goes into the unacceptable territory.

The project is massive, occupying a block and a half. Based on dimensions from Google Maps I estimated the site to be roughly 5.4 acres. With 190 units that works out to a low density of less than 36 units per acre. I might be willing to accept a low density if much of the parcel was some sort of monumental park or other community asset. But that didn’t happen here. Instead we have an X-plan with the east & west triangles for parking and the north & south triangles as sort of left over green.

The building is not an asset to the neighborhood. With its street setback, high fence, security gates and surveillance cameras it is clear Pyramid’s designers didn’t want to engage the area. Instead, the building retreats from having anything to do with the adjacent residences. Add some barb wire across the top of the fence and one might mistake this for a minimum security prison.

In other parts of the city developers are creating new housing which makes connections with the public sidewalk, thereby contributing to a sense of connectedness. Not here. Clearly, the folks at Pyramid simply don’t understand what a city and urban neighborhood are about. And based on the rents vs. size, they have a warped view of affordability.

The sad part is Pyramid wants to move the McDonald’s at Grand & Chippewa to the old Sears so they can build an 87-unit senior housing project on the current location. Where is the demand for those 55+ that earn less than $28K and want to pay $511 for a tiny place? I fail to see the logic here.

The Sullivan Place project is one of the most horrific projects in recent memory. In my mind, thought not even complete, this project will need to be razed if we hope to rebuild the neighborhood. I can’t imagine someone wanting to build or live adjacent to this generic geriatric penitentiary.

One can only assume that 5th Ward Alderwoman April Ford-Griffin approved of the plan. Perhaps she is having a contest with 15th Ward Alderwoman Jennifer Florida to see who can get away with the most suburban sprawl before getting recalled by voters? If so, Ford-Griffin will get lots of points for this one. Of course, Florida already has a rebuilt White Castle, a new Walgreens with excessive parking and the Gravois Plaza strip center under her belt without the proposed McDonald’s. They better watch out because 11th Ward Alderman Matt Villa’s Loughborough Commons project may trump them both. And they’re off…

But it is not the Aldermen that are designing and building these projects. For Sullivan Place the blame lies solely with John Steffen’s Pyramid Companies. I know many talented people that work at Pyramid but they are not the ones calling the shots. It seems Pyramid has a complete lack of leadership where it counts. I couldn’t sleep at night if I was the decision maker that determined this was what St. Louis needed.

Matt O’Leary, whom I’ve know for a number of years, is a Senior VP for Development but his territory is confined to downtown’s loft projects. Desiree Knapp, presumably another VP, is the person in charge of Pyramid’s neighborhood projects such as the nearly abandoned Keystone Place, the ugly King Louis Square, the proposed Grand McDonald’s and now Sullivan Place. In May of 2004 I met with O’Leary to see about working for Pyramid (taking Knapp’s place) but I don’t think he wanted to get involved in that side of the company so I never got a meeting with John Steffen. From the look of the resulting projects, O’Leary has kept a hands off approach. Too bad because I would have enjoyed doing some nice urban neighborhood projects with Pyramid. If by chance this post should make its way in front of Pyramid’s President, John Steffen: I’m available as an hourly consultant to help your staff evaluate future projects. Trust me, you need my help!

Pyramid enjoys a favored position with the Mayor and others. But their track record leaves much to be desired. Now is the time to unite and fight Pyramid’s anti-urban sprawl projects. Additional photos of Sullivan Place can be seen on Flickr.

– Steve