Wanted; Director of St. Louis’ Very-Limited Planning Agency
Largely ineffective at changing the local scene since arriving in 2001, St. Louis’ planning director Rollin Stanley is heading to greener pastures, literally: suburban D.C. The news was announced on the Mayor’s campaign website Monday.
So, to help out the city I thought I’d write a help wanted ad for Stanley’s replacement. Here is what I’ve got so far:
Requirements:
- Must act busy and give appearance that actual planning takes place in the city.
- Write reports about all the wonderful things that are happening because of the Mayor.
- Manage handful of bureaucrats.
- Accept that planning is not a requirement for subsidies or the threat of eminent domain.
- Report directly to Mayor’s director of development, ask her permission to speak to an alderman about planning.
Benefits:
- Really low pay.
- Get walked on by the best.
- Annual free trip to London.
- Very little actual planning involved.
The major project during Stanley’s tenure was the “Strategic Land Use Plan” that was adopted by the city in January 2005 but basically kept on a shelf since.
This new Strategic Land Use Plan is intended to improve the quality of life for those who live and work in St. Louis by encouraging appropriate types of development and preservation in clearly defined locations. Within this overall intent, this Plan has two main purposes.
• To provide direction for those who wish to make new investments in our City, and;
• To provide stability and opportunities for those who already live, work and build
their businesses here.
This plan has failed to meet both stated purposes. While seemingly providing limited direction, with statements such as, “Mixed use buildings with commercial at grade and a mix of uses on upper floors are an ideal type within these areas.” However, the land use plan has zero teeth, the zoning remains as it has been for decades which means you can talk all you want to about mixed uses and street level retail but nobody is required to do so. Meanwhile, the zoning we have pretty much mandates the opposite unless you purchase a variance from your alderman. Thus, this plan fails to meet the second purpose because it basically continues business as usual, using zoning variances as leverage. Alderman April Ford-Griffin explains:
…at the Board of Aldermen we always have the power to change zoning. So when this happens is…as you see the development boards and you see the different things that have happened, most of those had to have some type of zoning changes, street changes, name changes, just you go down the list of changes. Also, that is the only thing that makes most of the developers come and talk to us. If we did everything that it took for the development they wouldn’t have any reason to come and talk to us. Once we talk about a development, once they have shown us what they do, once they talk about minority participation, once they talk about inclusion, once they talk about jobs, and all the other things that I make sure I am committed to asking them.
When the new plan was adopted I was very encouraged. As a starting point, it was excellent. From the introduction:
Equally important, this Plan identifies areas where new directions are possible and encouraged. These directions will allow portions of the City to offer amenities and lifestyles that are now found only in the suburbs. The Plan also sets the stage for City initiatives to raise development standards throughout the region with new and innovative development approaches.
This Plan, like the City itself, is not a static object. Rather, it is intended to provide a foundation and a roadmap for positive change. It is expected the Plan itself will continue to evolve as historic preservation and new development initiatives evolve. This Plan is the beginning of a more thoughtful and cohesive approach to a bright future for the City of St. Louis.
Oh man, “thoughtful and cohesive approach” to planning in St. Louis! If anyone was going to break through the 28 obstacles in the way of doing so I thought it would be Stanley. But he needed their cooperation, at that of Room 200, to go to the next levels:
Adopted by the City’s Planning Commission on January 5th, 2005, this straightforward Land Use Plan will become the basis for additional planning and development initiatives involving collaboration between elected officials, City departments, neighborhood residents and developers, to overlay more fine-grained visions of the broader framework presented by this Plan. These future initiatives are expected to include public improvement plans, detailed neighborhood level plans, and tailored rezonings.
So here we are just a month shy of two three years later. We are left with an unfinished vision of new planning and Rollin has ducked out the back door. Really, who can blame him. Talented guy wants to bring St. Louis out of the 1940s but our parochial systme didn’t allow it. This mindset has driven out numerous other people, what is one more?
More than likely, his new suburban county gig will prove to be more urban than here in St. Louis. However, he has been an outspoken critic of greenfield projects, including New Urbanist projects such as New Town at St. Charles. Not sure how that will all play out in Montgomery Co Maryland. Actually Montgomery County is not rolling farm fields, it is a wealthy county just outside of DC proper and is served by their red Metro transit line. But, back to St. Louis.
All I can say it good luck to the next planner, you’ve got your work cut out for you. The city needs help to recover from planning disasters from the last half century or so yet the establishment seems continent with their current power structure that prevents that from happening. In pockets, we have some great places. The trick now will be to expand and connect these together in a positive manner.
“Really, who can blame him. Talented guy wants to bring St. Louis out of the 1940s but our parochial systme didn’t allow it. This mindset has driven out numerous other people, what is one more?”
Amen. Do I get points for predicting his departure, or was it so obvious to everyone?
Sadly, St. Louis having Rollin as its planner is like a gay man having a gorgeous girlfriend. He couldn’t help but give the wrong idea about the City if you didn’t know better. But it had to be frustrating on his side of the bed. And it’s not like he could go around SAYING that the mayor wasn’t … willing to perform.
Run, Rollin, Run!
On the other hand, Rollin can point to major progress made during his tenure as Director of Planning. St. Louis is making national news for its revitalization activities, and Rollin was one of the main go-to guys for a quote. He should be able to build on his years here and write his own ticket. Heck, anyone who can help turn St. Louis around has got to be a miracle worker, right? Or do we want to give all the credit to the Mayor’s office and the Board of Aldermen?
Additional Requirements:
Appreciates the value of parking lots;
Realizes that sidewalks are unnecessary;and
Valet services are paramount.
– –
Stanley is smart and recognizes that additional tax revenues are needed to support future city services. Is densification a dream or reality when a planning director asks “if we can’t build a high rise here, where can we build a high rise?â€, then decides to leave? Cars R Us!
Steve, why do you tie Wash Avenue resurgence to Harmon and the year 1999? ArtLoft hit years before 1999, as well as the original redevelopment plans for the area. If you’re linking it to the state historic tax credit, isn’t that a chicken and egg sort of thing? The vision of Washington Ave as a gentrified, loft housing/retail/restaurant area came years before the state historic tax credit and way before Harmon. If anything, the state RTC was a tool created to implement the working vision for our downtown. Seriously, for what big things should Harmon be given credit? Wash Ave? Pshhhhaw. Referring to the Board of Aldermen as “that bunch”? That’s effective.
The public part of public/private gets WAY too much credit for downtown revitalization. Developers like Craig Heller (who went out on a limb to sell the first loft condos in downtown STL) have succeeded in spite of the City, not because of it.
Having spent a summer of college working in Silver Spring, MD, I’ll say he has his work cut out for him there. It’s the essence of suburbia. While the Metro runs out there, it’s the last 2 stops and just peeks into the county. The beltway (like I-270) runs right through there as well.
It got me thinking, what cities in the US really have a good urban environment. Obviously, places like New York, Chicago and Boston stand out. But, where else is there?
Even worse Steve, the plan will actually be three years old in two weeks.
Steve – that job description fits you to a “T”. Go for it!
And, the downtown part of “city revitalization” gets way too much of the attention regarding the city’s revitalization. Let’s make 2008 the year of the traditional city neighborhood. Downtown has made it. Let’s move the momentum to our neighborhoods.
A few factors explain the departure:
Stanley wants to hit the big time. He needs to show that he can direct a larger planning office — be an administrator as well as a visionary.
Planners like new challenges. They typically don’t stick around too long except in very large cities who can offer them big money. My guess is that Stanley wants more money, too.
Of course the Hate-Everything crowd will spin his departure as an indictment of St. Louis, but Stanley himself has more grace and sense than that.
The reality is that politics is the art of compromise, not the means by which a self-appointed elite dictate what public policy should be. Stanley was progressive without being dictatorial; he knew that St. Louis is a diverse place where urbanism isn’t common currency among residents. He knew that, for better or worse, Slay is mayor and Slay appointed him. He knew that the Board of Aldermen runs a lot of the real game in town. These were his limits, and he did pretty well with them. He never whined about not getting his way; for all of his arrogance as a person, he was pretty modest in public statements.
We will be challenged to find a replacement as nimble and shrewd — someone who is neither an uncritical toady nor an urbanist bully.
Response to Curtis:
“It got me thinking, what cities in the US really have a good urban environment. Obviously, places like New York, Chicago and Boston stand out. But, where else is there?”
Portland, OR
Parts of Denver, CO
Seattle, WA
I visited Burlington, VT a few months ago, and while it’s considerably smaller than any big city, it was very urban feeling and had so much going on.
Curtis: don’t forget SF, also DC has made HUGE strides in the last 7 years. I don’t know when you were here, but if it was more than 4 years ago, you won’t recognize Penn Quarter/Chinatown when you return – although that success has largely wiped out the family-run places in C-town.
But you’re right about Montgomery Co. it’s as divisive as STL at it’s worst. unexpected “urban” pockets surrounded by sprawl (think assorted Claytons sprinkled around Creve Coeur/Chesterfield/Ladue with the occasional Berkeley, CA ballot measure).
although now Metro goes a little farther out: http://www.wmata.com/metrorail/systemmap.cfm
which IMHO just encourages ridiculous commutes.
It’s a pity Stanley’s hands were tied during his time there.
Apart from the top 5 or so cities in the US (NYC, Chicago, San Francisco, Boston, Portland, etc) St. Louis is one of the best. Yes we have our problems and deficiencies and there is plenty of room for improvement, but we have it pretty good compared to most places in the US. The problems St. Louis faces are largely a part of the sickness of our country as a whole. It really takes doing things differently from the standard wisdom of our culture if improvement is to happen (which is why Portland, OR has had such success over the past few decades).
Yes! The suburban zoning code makes it harder to do urban because a variance must be purchased. It is literally a way for aldermen to grease their palms.
I wonder how zoning code reform could manifest itself? In Omaha, urban design guidelines were widely supported by elected officials. Too bad we lack such leadership.
No Doug, it’s just the opposite. Our elected officials are true leaders. They don’t need no stinkin’ urban design code! They take it upon themselves to make the decisions about what’s best for their wards. Where’s the lack of leadership in that?
Kara and Citizen: I largely agree with your comments – STL has great stock and the challenge would seem to be to reconnect these neighborhoods. What makes the “great” pedestrian cities is the relative lack of dead zones – imagine walking from downtown to Grand – not a terrible distance, but bleak in my book (thanks AG Edwards!). and yes, why the heck would anyone listen to people who have spent their lives understanding how communities of any scale interact?
I wonder sometimes if STL was in part laid out with the deliberate idea of obstruction. The private streets of course, but did that carry over in a larger way? FoPo and the CWE private streets do create a large E-W and N-S barrier.
and what prevents a more progressive attitude? STL and KC are both very advanced in the region.
ex-stl: yes, you’re exactly right. It’s been written over and over again. STL is fractured by design. And who are you talking about when you say “listen to people who have spent their lives learning how communities interact”? Urban design and architecture students? Like pols and neighborhood leaders are going to take their advice from them. Ain’t gonna happen.
citizen–while I might agree with you that politicians shouldn’t necessarily take advice from urban design and architecture students–the youngsters do tend to be easily swayed by what is trendy–perhaps the pols and neighborhood leaders should at least take the advice of the professionals the City hires, like Rollin Stanley, instead of merely trotting them out as a figurehead when it’s expedient.
I had minimal interaction with Mr. Stanley during his tenure, but I was impressed with his vision and energy – hopefully it serves him well in his future endeavors.
.
Having lived both here and in Denver, I can say, yes, things are different, both politically and economically. I’m also guessing that the two go together more closely than most people realize. A strong and growing economy makes it a lot easier for politicians, city staff, and yes, even citizens, to expect and demand more out of their built environment. Knowing that if you say no and developer A walks away, developers B, C & D are waiting in the wings makes it a lot easier to have higher standards.
.
St. Louis is a city with a lot of great physical infrastructure and potential that’s hamstrung by both outside perceptions (and yes, perception is reality) and a political system that favors narrow, parochial victories over the greater good. Maintaining fiefdoms, doling out favors and the politics of race all serve as disincentives. Unfortunately, a better local economy would go a long way in reducing these tensions, yet these are some of the very reasons why many businesses are finding more attractive opportunities elsewhere.
.
The real challenge at this point is finding a qualified replacement for Mr. Stanley. As with any industry, people talk and are aware of what can and cannot be done here, especially in the next decade. We need someone willing to face the challenges; the question is whether or not the city is willing to hire someone that’s willing to push that hard?
.
And while it’s a cliche and a true long shot, yes Steve, you’d be a great candidate . . .
When I was at community meetings trying to push the idea of a Northside MetroLink, I kept hearing that what I said sounded good, but if the idea were to have any credibility, the study team needed more presence. Both Charlotte and Raleigh have African-American planning directors, and neither city is majority-minority. Neighborhood revitalization in St. Louis would likely have a better salesman if they’d actually hire someone not from Canada.
I don’t think it matters where the planning director is from. It matters if there is actually a significant lobby pushing for what he wants. Stanley didn’t have that.
Doug, you’re right. But I’ll add: a significant lobby in the only place it makes a difference–the Board of Aldermen.
the aldermanic system in st. louis needs a complete overhaul. we need to take a look at systems of representation (aldermanic or not) in cities we widely hold as “well functioning,” and make some serious changes here.
We already did that – and people wanted to keep things the same. Change what you want, but don’t take away my alderman.