Poll: Should the AAA Building on Lindell Be Saved, Razed or ??

Tomorrow evening, Monday June 25th, the Preservation Board will consider giving preliminary approval for a new CVS pharmacy on Lindell just west of Vandeventer Ave. This would involve the demolition of the two existing structures on the site, the very unique round AAA building from 1976 and a nondescript garage. The city’s Cultural Resources staff recommends:

That the Board not grant preliminary approval of the proposed demolition of the AAA building but grant preliminary approval for the demolition of the diagnostic garage building.

It’s not uncommon for the Preservation Board to vote against the staff recommendation.

Architect Paul Hohmann recently blogged about the proposed site plan:

The site plan completely disregards the planned Central West End-Midtown Sustainable Form Based Zoning overlay district that has been in development for two years and is scheduled to be adopted as an ordinance this fall. Board Bill #79, which is enabling legislation that will allow the adoption of form based zoning overlay districts throughout the City of St. Louis was introduced by 17th Ward Alderman Joe Roddy on June 1st. (Vanishing St. Louis)

Hohmann points to the recent structure next door built in keeping with the form-based code which isn’t yet law.

There are many ways to view this situation.

• No mid-1970s building is a cultural asset worthy of protection.
• Can the area support another pharmacy? A Walgreen’s is just a short distance to the west.
• While the building may be unique its uses are limited.
• If we raze AAA the site should get considerably denser like the 3949 Lindell Apartments next door.

The latter is where I’m at. I like the AAA building but for a dense development I think it could be sacrificed. It’s not like CVS is opposed to locating in new dense mixed-use buildings:

I’d be fine with a CVS on the site as part of a building like the one in Normal IL.  Acquire the Rally’s and fill out the site to Lindell, Vandeventer and McPherson. But not a one story pharmacy surrounded by surface parking. Being so close to Saint Louis University this site can support higher density.

This is the subject for the poll this week, vote in the right sidebar. For a great look at the AAA building read The Auto Club of Missouri’s Proud New Building.

The Preservation Board meets at 4pm in a new location: 1520 Market Street Suite 2000.

UPDATE 6/25/2012 6:45pm: The Preservation Board voted unanimously to reject the demolition of both structures on the site. This was just a preliminary review.

– Steve Patterson

Olive/Lindell Becoming More Accessible

Some streets are more accessible than others, Olive Street was kinda in the middle of the pack based on my experience. But   lately the city has been working hard to replace poorly designed ADA ramps and install ramps where none existed. On a recent trip on the #10 bus I photographed some of the improvements.

North Beaumont St. was a point where no ramp existed on the west side of the street. When I used to vote at the Heritage House across Olive I had to find mid-block points to cross from east to west.  Crews have worked very fast too.

I went to the optical place in Lindell Marketplace at Lindell & Sarah recently, when I arrived equipment was ready to bust out the old. By the time I left my eye exam the old was gone, presenting a bit of s challenge  for me. A week later when I returned to get my new glasses I had a contingency plan on hoe to reach my destination but it wasn’t needed, the new ramps were finished.

– Steve Patterson

Excellent Urban Infill: North Sarah Apartments By McCormack Baron Salazar

It was by chance that I discovered the North Sarah Apartments under construction on May 11, 2012.   Photographing the Hodiamont ROW for a post last month (link) I saw new construction a block north and had to check it out.

Developer McCormack Baron Salazar describes the project:

North Sarah, a multi-family, mixed-use development, consists of 120 mixed-income rental units in garden apartments, townhouses, three mixed-use buildings (approx. 7,000 SF of commercial/retail space) and a fourth mixed-use building that includes management/community space (approx. 4,900 SF). This development represents a critical component of the North Central Redevelopment Plan that was developed over several years and completed in 2000 by the City of St. Louis, community stakeholders and residents.

Located in the North Central area of North St. Louis City, North Sarah is anchored by key St. Louis neighborhood assets on its edges, including Grand Center to the east, the Central West End to the west, and nearby Saint Louis University to the south and east. In the community’s core, a number of new civic, educational, commercial and residential developments have created nodes of reinvestment. However, despite this progress and potential, a number of blocks in the North Central district, including those targeted for the North Sarah development, remain heavily disinvested, preventing the neighborhood fabric from being “knit” back together as desired under the North Central Plan. The North Sarah development is a key connector in bridging current gaps in revitalization and catalyzing further reinvestment in the area.

The architecture of North Sarah celebrates the historic character of the community while featuring modern amenities and sustainable (“green” technology) to improve both the marketability and energy efficiency of the units. Specifically, the development is designed in accordance with Enterprise Green Communities criteria.

North Sarah also benefits from a creatively structured and capitalized Human Capital Planning and Implementation Program lead by Urban Strategies in collaboration with key community stake holders. The development will staff a community liaison that will assist with the coordination of supportive services and implementation of resident activities. (McCormack Baron Salazar)

Here are some of the pictures I took that day:

The development isn’t perfect, someone thought it’d be a good idea to use the impervious concrete on some of the sidewalks on North Sarah even though it’s a rough surface. Time will tell how the project does but from a design perspective this is one of the best infill projects I’ve seen in the city. The inclusion of storefronts along North Sarah sets this apart from so many others that force residents to leave their neighborhood for goods & services.

Kudos to McCormack Baron Salazar and everyone involved for making this a reality!

– Steve Patterson

Bill Would Require A Pedestrian Access Route Separate From Vehicular Route

A bill was introduced to the Board of Aldermen on Friday that I’m very glad to finally see:

BOARD BILL NO. 92 INTRODUCED BY ALDERMAN SCOTT OGILVIE An ordinance pertaining to pedestrian access to buildings; establishing regulations for pedestrian access that primarily serves users of the subject property and for which dedication of public access rights is not required. (Board Bill 92)

Basically the bill makes it a requirement that buildings with public access have a pedestrian connection between the sidewalk and primary entrance. The route will be required to be separate from the vehicular route, the days of building new buildings and making pedestrians come/go through parking lots would be over.

Those businesses that don’t have a pedestrian path are basically saying pedestrians aren’t welcome, if you want to spend money here you’ll have to take your chances walking in the driveways. If approved, this would be required of new construction and presumably major renovations.Board Bill 92 has been assigned to the Public Safety committee.

Thanks to Ald Scott Ogilvie for listening to me and taking steps to make St. Louis a better place for pedestrians.

– Steve Patterson

Pedestrian Signal Activation Button Beyond Reach

Last week I was at Kingshighway Blvd at Devonshire Ave but I wanted to be on the other side of Kingshighway.

Most signals in the city don’t require activating the pedestrian signal but after I didn’t get the walk symbol I began looking for a button.

Oh there it is. Unfortunately, I can’t reach it because 1) it’s too high and 2) it’s at the one place on the poll I can’t reach because no sidewalk exists. After dinner I crossed Kingshighway at the other crosswalk, pressed the button but still no walk symbol. Complete pedestrian failure.

– Steve Patterson

UPDATE: Monday June 11, 2012 @ 9:15am – Just received an email from a city traffic engineer that this button was moved on Friday June 8th.