Home » Planning & Design » Recent Articles:

Follow-up On Halliday

ABOVE: Halliday @ Grand in June 2007 with parking where lawn had been

In June 2007 a huge controversy began in the Tower Grove East neighborhood, on Halliday at Grand.  A developer paved a front yard for condo parking (see Developer paves front yard for condo parking, hearing on the 6th).

April 2008
ABOVE: By April 2008 the lawn was gravel rather than concrete

The Parking Nightmare on Halliday Continues! was a headline in April 2008 when the concrete paving had been removed, leaving only gravel.

img_0256
ABOVE: The lawn has now been restored
img_0253
ABOVE: Condo owners now have angled reserved spaces on the street

While I don’t object to angled parking on this street I hope the city didn’t give away part of the right-of-way to help this developer save face. Alderman Conway (D-8), who  supported the developer in having parking between the sidewalk and building, is up for re-election next Spring.

– Steve Patterson

 

Readers Like St. Louis’ Gateway Transportation Center

img_1712
ABOVE: Street-side view of the Gateway Transportation Center

In the poll last week readers liked our combined Amtrak & Greyhound station but were not impressed with the surroundings.

Q: St. Louis’ combined Amtrak & Greyhound station opened on 11/21/2008. Your thoughts on the station?

  1. Can’t compete with the heyday of Union Station but it is a vast improvement over facilities for the decades prior. 84 [58.74%]
  2. The station is OK but the immediate area needs attention. 33 [23.08%]
  3. Other answer… 11 [7.69%]
  4. James Howard Kunstler was right, it is an embarrassing eyesore. 8 [5.59%]
  5. Unsure/no opinion 5 [3.5%]
  6. I didn’t like it at first but I’ve warmed to it. 1 [0.7%]
  7. I liked it at first but I’m less and less impressed as times goes on. 1 [0.7%]

img_1713The following are the “other” answers:

  1. I LOVE IT !
  2. Needs to be near the Metro, needs multilevel parking garage.
  3. nice. but money should be invested in union station
  4. Should of used Union Station
  5. Why not re-use Union Station? It works, and would make it seem less empty
  6. Where is the option for like?
  7. It is an eyesore, and embarrassing that the original is so under-utilized.
  8. functional, but architecturally weak
  9. I like it, plain and simple
  10. It’s not terrible, but an under utilized Union Station is criminal!
  11. I have liked it all along.

Amtrak pulled out of Union Station in the early 70s, switching to a shack under the large train shed and finally to a “temporary” along the rail lines.  Union Station, a massive structure, was sold to private developers.  Additional structures have been constructed between the former station and the rail lines.  Amtrak doesn’t like to back into stations.  Need more reasons why not Union Station?

img_1706
ABOVE: Mother, daughter & grandson walking to station from MetroLink

I don’t get the comment above, “Needs to be near the Metro.”  They could not be any closer together!

img_1708ABOVE: View of Civic Center MetroLink & bus transfer center as seen from the east entrance

img_1716
ABOVE: View of Civic Center MetroLink & bus transfer center as seen looking east from the north end of the station

For me the transit connection (bus & rail) makes this site a big winner over Union Station.

– Steve Patterson

 

Zoning Hearing on Leather Trades Building

img_1635The Leather Trades building at 16th & Locust is a handsome building in need of considerable work.  In January 2007 Pyramid Construction applied for a permit to build a display unit on the 2nd floor. On 9/6/07 I attended a party, hosted by Pyramid, in the completed display unit. At the time I lived in south St. Louis but in less than three months later I was moving into a loft across Locust St.  The following April Pyramid ceased operations.

ABOVE: Artist rendering from 2007
ABOVE: Artist rendering from 2007

Pyramid’s real estate holdings were eventually all turned over to other parties for development.  In July, after talking with Desiree Knapp of the team I tweeted that work would begin in September. But it didn’t.

img_1634However, on October 29th Paric Construction applied for a building permit with estimated costs of $10.5 million.  The permit was denied because of our antiquated zoning.  The property is zoned “I-Central Business District” which requires:

26.52.050 Area regulations.

There shall be a lot area of not less than two hundred and fifty (250) square feet for each dwelling unit up to and including eight (8) stories or one hundred (100) feet in height; thereafter there shall be provided a lot area of not less than one hundred (100) square feet for each additional dwelling unit above eight (8) stories or one hundred (100) feet in height. Sleeping rooms without cooking facilities shall have a lot area of not less than one hundred (100) square feet each. (Ord. 59979 § 14 (part), 1986.)

The building sits on a lot containing 16,601 square feet which would allow for 66 units under the zoning code.  In 2007 the plan was for 63 lofts.  I don’t know the number of units in the current plans.  The hearing where the developer’s appeal will be heard tomorrow (December 1, 2010) in Room 208 of City Hall at 1:30pm.

– Steve Patterson

 

Eastport Plaza Neither Walkable Nor Accessible

eastportplazaaerial
ABOVE: Aerial view of Eastport Plaza in Collinsville IL. Click image to view in Google Maps.

Sure, you can walk at Collinsville’s Eastport Plaza, but it isn’t easy.  I navigated the area in my wheelchair, but it wasn’t pleasant or even ADA-compliant.  Planned as a Metro East version of Westport Plaza in St. Louis County.

Based on my research, Eastport Plaza was platted in the early 1980s.  This is a decade before the ADA but walkable environments have been built for centuries.  This was an auto-centric development with token sidewalks.  The post is a follow up to my post from a week ago.

img_1530
ABOVE: The main road in/out is Eastport Plaza Dr with sidewalk on one side only

The width of the roads are excessive for two lanes.  This, along with a lack of street trees, diminish the pedestrian experience.

Gateway Center, in the middle of Eastport Plaza, talks about the area:

“The only hospitality district in Collinsville accommodates events at Gateway Center with more than 900 hotel rooms in a variety of hotel properties, and 60 restaurants ranging from casual family dining to fine dining. Another 2,100 hotel rooms are conveniently located within a 20-minute driving radius of the convention center for overflow accommodations.
Most of Collinsville’s lodging is within walking distance of the convention center.”

Walking distance, but not walkable.

img_1505img_1503img_1506

img_1584 img_1523

What I don’t yet know is: the developer, the engineer responsible, or the level of involvement from Collinsville.  I do know the area has boomed since Illinois changed it’s TIF law, from the St. Louis Post-Dispatch Monday, March 28, 1988:

“East St. Louis, Belleville and Collinsville are among cities whose tax increment finance (TIF) districts are criticized in a recent report by the Taxpayers Federation of Illinois. [The ] report shows illustrations of TIF districts under headings of ”The Good, The Bad and The Ugly.”

Collinsville’s TIF district is listed under ”The Ugly. ” The report says a 500-acre tract of mostly undeveloped land at the city’s northwest edge was hooked to its central business district by a strip one block wide and several miles long.

Mayor Brombolich said the federation’s labeling his city’s TIF district ugly because of its shape illustrates what happens when someone tries to generalize without adequate knowledge.  The city’s rapidly developing Eastport Plaza area was linked to its comparatively stagnant downtown area to obtain money to help revive the central business district, Brombolich said.

Collinsville’s TIF ordinance does not allow sale of bonds, but requires a pay-as-you-go policy, he added. ”We have not spent a penny of TIF money up to this date.”
About $100,000 has been accumulated through growth in sales and real estate taxes at Eastport, and three downtown projects are planned, he said.
They are new curbs and sidewalks around a block where Home Federal Savings & Loan Co. plans a new building, a sprinkling system and other improvements to allow the old Miners Theater to reopen its upper level, and re-paving of part of Clay and Church streets
.”

img_1591
ABOVE: An earth berm stands between the public sidewalk and a hotel sidewalk

By February 2007 the area was booming; from the Post-Dispatch:

“City leaders are overseeing development on more than half a million square feet of office and warehouse space on the city’s west side that is expected to create at least 1,000 jobs.
Fourteen businesses are opening in the area known as Eastport Plaza, which is mostly east of Interstate 255 and north of Interstate 55-70. The businesses include Floors Inc., a commercial and residential floor company, and Tetra Tech, an engineering firm. Officials expect more businesses to move there by the end of the year.”

img_1531The vast majority of those who come to Eastport Plaza do so in a private vehicle.  But the area is served by a Madison County bus (#15 Collinsville Shuttle), which was how I arrived on a recent visit.  No matter how someone arrives in the area I have an expectation that within the relatively small area that walking would be encouraged as an alternative to driving short distances.

ABOVE: Main sidewalk leads you east to highway 157
ABOVE: Main sidewalk leads you east to highway 157
ABOVE: Sidewalk ends before crossing Hwy 157
ABOVE: Sidewalk ends before crossing Hwy 157

These 300 acres were flat farm land before being developed.  The developer had a complete blank slate to work with but clearly making a walkable environment wasn’t a priority.  The sidewalk is just there to create a passing appearance of walkability.  Say what you will about New Urbanism but those principles would have created a far more satisfying environment.

– Steve Patterson

– Steve Patterson

 

Collinsville’s Gateway Conference Center & Adjacent Doubletree Hotel

Where do you look to plan an annual conference in the St. Louis region where you will have large & small meeting rooms plus hotel space for 2,000+ attendees.  If your budget is large you go to America’s Center in downtown St. Louis.  But if your budget isn’t so big you go to the Gateway Conference Center in Collinsville IL (aerial).

“Most of Collinsville’s lodging is within walking distance of the convention center.”

That seems very convenient!

The Gateway Convention Center is located adjacent to the Doubletree Collinsville/St. Louis and is an ideal partner for your larger meetings and tradeshows. Gateway Center offers 50,000 square feet of flexible, ground-level space that is sure to suit all your event needsThe convention center is surrounded by more than 40 restaurants and several visitor-friendly attractions. Lambert St. Louis International Airport is a short 30 minute drive away.

Together with Doubletree Collinsville/St. Louis, Gateway Center is “The Great Way to Gather” in the St. Louis MO metropolitan area for large events!

Wow, perfect! Convention center with adjacent hotel and others within walking distance.  Sounds perfect, right? Well almost…

img_1562
ABOVE: Stairs over drainage ditch from Doubletree to Gateway Center (see in background)

If your conference has persons with mobility issues these stairs are a major obstacle. The problem is a flood control channel owned by the U.S. Army Corps of Engineers.

img_1557
ABOVE: Flood control ditch between the Doubletree (left) and Gateway Center (right)

The Doubletree is adjacent to the Gateway Center  and it has the small meeting rooms the other hotels in the area lack but the stairs are a major barrier when 100 or so of your attendees use mobility scooters, wheelchairs or just push baby strollers.

img_1554
ABOVE: Stairs over drainage ditch from the Gateway Center to the Doubletree (see in background)

Part Two of this post will be published next week on the 29th.  That post will look at the walkability & accessibility of the Eastport Plaza area where Collinsville’s Gateway Center is located.  Pushing carts of convention materials from the main hotel to the center is also impossible.  The solution is a “switchback ramp” on each side of the levee. The Doubletree Hotel has new ownership and recently received a $12 million dollar makeover inside & out.

ABOVE: New concrete work around the Doubletree, but no connection to public sidewalk or ramp to Gateway Center
ABOVE: New concrete work around the Doubletree, but no connection to public sidewalk or ramp to Gateway Center

The hotel was built in 1982, construction on the Gateway Center started six years later. In 2007 the hotel, then a Holiday Inn, made the headlines.  This article from July 3, 2008 explains:

“The state auctioned off the hotel Thursday. St. Louis-based Lodging Hospitality Management, which owns 16 hotels in the St. Louis area, submitted the highest bid of six that were submitted, according to [Illinois State Treasurer Alexi] Giannoulias.

Giannoulias said in a statement that installing new owners will put an end to a 25-year “financial debacle.” Giannoulias said former owners B.C. Gitcho and Gary Fears received “an outrageously favorable $13.4 million state-backed loan” and quickly fell behind on payments enough that the outstanding principal and interest totaled $32.2 million.”

What I don’t yet know is when the steps and bridge were built over the flood control ditch.  Was the costs shared by the hotel and Collinsville? Did bonds for the Gateway Center finance the steps & bridge to the existing hotel?  I will keep digging.

In the meantime, next week I will post a look at the area where the Gateway Center is located, called Eastport Plaza.

– Steve Patterson

 

Advertisement



[custom-facebook-feed]

Archives

Categories

Advertisement


Subscribe