There Is A First Time For Everything

Everyone goes through a long list of first times in their lives — walking, going to school, riding a bike, flying, etc. Over the weekend, at age 38, I took my first hit of pot.

The when and where isn’t important. Neither is the how and why.

Marijuana is not an urban drug. Cannabis can be found throughout the world everywhere from the most rural places to the most urban and everywhere in between. Even in the posh suburbs.

Unfortunately our laws don’t seem to distinguish between a simple joint and crack. The dealers, users and social implications in an urban context are radically different.

Drugs — hard drugs — are indeed an urban problem. Not that crack & cocaine don’t exist in other places. It is the open presence of drug dealing in the city that you simply don’t see in other places.

I’ve witnessed, first hand, various drug transactions. In at least two former residences I have had drug dealing across the street from me. Spotting the deal became routine — you can see a lookout on the corner, the person that takes the money and then another person that is radioed to give them their merchandise.

If I wanted any sort of hard drug today I can think of several corners within a mile where I’d find plenty. The police know the same locations but seem helpless to do anything about it. These dealers move from place to place seemingly on a monthly basis yet hang out at the same corners.

I’m not even going to pretend that I have a full understanding of the complexity of the issue. I do not.

What I do know is I have many friends that partake of a hit of pot now and then. They are responsible citizens and far from being pot heads. They do not drive around looking for some dealer on a street corner. Their suppliers likely don’t carry guns or engage in gang warfare to protect turf.

Another first happened last week. Denver, known as the mile high city, became the first U.S. city to decriminalize the possession of a small amount of marijuana. Colorado law, however, still criminalizes the possession regardless of quantity. From USA Today:

I think it is time we differentiate between soft and hard drugs in our laws and enforcement policies.

– Steve

I’m still here

Work has kept me very busy of late…

Real estate sales have been up and down with more of my business focusing on downtown loft sales. It would be great to see the level of interest of downtown lofts in more of our neighborhoods — including those in the 25th ward. The momentum downtown is picking up speed while some areas remain stagnant.

Here are a few thoughts on some things in the 25th Ward:

> Java Joe’s, a locally owned coffeehouse, opened at the corner of Meramec & Virginia. I have a few issues with the design of the space and the products served but I hope they succeed as it is important for the neighborhood. Stop by and check it out on your own.

> The deli that had opened on Virginia at Taft closed. Not surprising, it was over priced and not a good value for the money.

> On the other hand everywhere I go people are raving about our own Iron Barley. This unassuming place is bring lots of people the area that most likely would not visit for any other reason.

> The Stork Inn, also at Virginia & Taft, is still for sale — listed with my good friend Jane Quartuccio. This is a spectacular building and an excellent value.

> Work continues at the old 7-11 at Virginia and Delor but I still don’t know what is going on at the location. Workers had put up some metal frames over the old mansard roof but those have now been removed.

> The former Western Bowl on Bingham remains closed and for sale. The property is now listed with another commercial broker.

> And finally is the Virginia Mansion. It has been sold to a developer looking to turn the property into four condos.

As I said work has kept me busy. In addition to real estate I have a major design project that will occupy much of my time for the next year. The Riverfront Times recently recognized my primary blog, Urban Review – St. Louis, as the “Best Civic-Minded Blog” in their best of issue. I’ve also become certified as a bicycle safety instructor by the League of American Bicyclists.

For over six months I’ve also been writing a monthly column for The Healthy Planet. I will be writing the occasional column for a local weekly publication as well. And finally I will appear as a regular guest each month on KDHX’s Collateral Damage program hosted by DJ Wilson and Fred Hessel.

– Steve

Century Building SLAPP Suit in Court Today

Judge Ohmer today considered two motions in the case alleging two downtown residents of “malicious prosecution.” Marcia Behrendt and Roger Plackemeier were plaintiffs in a number of cases against the players behind the razing of the Century Building and the Old Post Office Project. By coincidence, today is the one-year anniversary of the wrecking ball striking the Century.

After the Century was razed the players: the Missouri Development Finance Board; the Land Clearance Redevelopment Authority of the City of St. Louis; NSG Developers LLC; and St. Louis’ U.S. Custom House and Old Post Office Building Associates, L.P. filed their malicious prosecution case against Behrendt and Plackemeier, seeking over a million dollars in damages.

From the Defendant’s Special Motion for Summary Judgement

“Upon information and belief, the Plaintiffs malicious prosecution suit is nothing more than an attempt by the City of St. Louis, the State of Missouri and two developers, Mark Schnuck and Steve Stogel, to punish and intimidate citizens from exercising their constitutional rights to speech, petition, and access to the courts. This suit against citizens whose speech against a government project at public hearings and meetings resulted in the filings of litigation to challenge the project is a SLAPP suit dressed up as a malicious prosecution cause of action.”

Today Judge Ohmer issued a stay in the plaintiff’s request for discovery. Judge Ohmer also heard arguments in the defendant’s motion for Summary Judgement (a form of dismissal). Matthew Ghio, attorney for the defendants, said he does not expect a ruling until sometime next year. Both sides have indicated they will appeal if they lose the motion for Summary Judgement. Thus, the litigation against Behrendt and Plackemeier could last for another couple of years.

– Steve

St. Louis Likes to Raze Buildings on October 20th

One year ago today developers building the unnecessary parking garage in the Old Post Office District began demolishing the Century Building while a judge was considering a temporary restraining order against demolition. Clearly they wanted to damage the building before a TRO was issued. Ultimately the TRO was not issued. It was a very sad day.

Heard on discussion forums on Wednesday evening, 10/20/2004:

The next day:

I drove downtown at 10:30pm Wednesday night to take a peek at progress, St. Louis style. The southeast corner of the Century’s top floor certainly had Geisman’s signature on it, but the wrecking ball was idle – at least for the half hour I was there. I asked a construction worker what was going on and he said they were just taking a break at that moment, had been delayed while adding another section to the crane, planned on continuing the demo all night long and that it would take about 4 months to complete the job. I wonder if all-nighters, such as this are budgeted for the entire 4 month term or limited to only the wee hours of evenings preceding a judge’s ruling on a petition for a TRO. Does the side opposing the motion for a TRO in this case, gain leverage by rendering the building beyond redemption? Geez, given the issues being heard by a judge concurrently, ! wouldn’t such a blatant and vitriolic action be considered Contempt of Court?

From another on 10/21/2004:

The mood for many in the city was low. In time the “establishment” will realize the error of razing the Century Building.

Fast forward to present…

Last night the St. Louis Cardinals lost to the Houston Astros, ending their 2005 season. Demolition will now begin on the old Busch Stadium. Originally they had planned to implode the 40 year old structure but they will instead use more conventional demolition techniques.

When they were discussing imploding the stadium I began a post I was going to title, “Top Ten Buildings I’d Implode Before Busch Stadium.” I didn’t want my work to go to waste so here is the list:

While I like the arches of the “old” stadium I can live without the rest of it. The building to sidewalk relationship is dismal. The new stadium shows more promise from an urban perspective although the whole red brick retro thing is a predictable.

– Steve

PS @ 10:45am: It was 11 days later, on October 31, 2004, that I started Urban Review – St. Louis.

The Failure of St. Louis’ Gateway Mall

For those that don’t know, the Gateway Mall is not a failed downtown shopping mall. That would be St. Louis Centre. The Gateway Mall is a failed grand outdoor space running from the Arch on the East to Union Station on the West.

Originally envisioned decades ago as a grand green space along the lines of The National Mall in Washington D.C., it has consistently failed to live up to expectations. The reasons for failure are numerous and complicated. As decade after decade past the reason for failure changed.

Keep in mind that clearance for what would become the Arch grounds didn’t commence in earnest until the early 1940s. Yet, in the decades prior to WWII plans were under way to begin creating a grand boulevard in downtown St. Louis. Early plans focused on Market Street from Tucker (then 12th) West to Grand. Yes, plans show concepts clearing a path all the way from 12th to Grand! Thankfully they only found money to raze 10 blocks from 12th to 22nd.

So first came the vacant blocks along the North side of Market Street West of 12th. Then one by one blocks between the Civil Courts building and the Old Courthouse were razed. During the same period the adjacent blocks were also raised for banal buildings and parking garages. One-way streets and other mistakes drove the life out of downtown.

[Gateway Mall in the 1980s. Gateway One office building and the Morton May amphitheater are not yet constructed. Area is dominated by wide streets, surface parking and lifeless parking garages. Photo courtesy of Robin Ringwald]

Gateway One, the 1980s office building that was built on the site of old buildings and in the middle of the greenway has received much deserved criticism. It wasn’t until I was reading through many newspaper columns and proposals did I fully understand what happened and why. The politics was ugly. One property owner had the best plan to restore most of his buildings but the call for open space was overwhelming. He lost, confirming the St. Louis tradition for razing buildings on the National Register of Historic Places. I never thought I’d say this but Gateway One is far better than some proposals on the drawing boards.

At the time the local chapter of the American Institute of Architects did not support the plan that would have preserved the historic buildings. Instead, they supported a plan calling for new buildings along the North half of about 4-5 blocks. The South half of these blocks were to be a walkway. While I would have preferred keeping the historic and no so historic buildings the plan supported by the AIA was not bad. It had the openness and views sought by many while having street level retail in the bases of the new buildings. While people didn’t think so at the time, this plan would have resulted in more pedestrian activity than what we ended up with.

Each generation over the years has developed a new plan to stimulate the area. All sorts of ideas have been suggested including ice staking, world-class museums, fountains and special paving patterns. Each and every time these schemes have failed to understand one important ingredient…

People.

If marketed correctly I could hold a successful event on the ruins of the former Pruitt-Igoe housing complex but that doesn’t mean it will remain active after the event. Same is true downtown. Events draw people for the event. Assuming people will return to a location after the event is the downfall of many schemes to revitalize areas. Pretty plans with decorative paving stones and retro lanterns will continue to fail.

Downtown St. Louis has too much open space.

Decades of razing buildings for surface parking and gratuitous green space has left too little urban activity. The current ratio of active buildings to open space is too low to sustain a lively downtown during non-event times. Washington Avenue is thriving partially because it feels like an urban street should feel.

Successful urban open space has lively edges. That is, the surrounding buildings are a haven of activity with lots of people coming and going at all hours. The best way to achieve this constant level of activity is street-level retail. But take a good look at what surrounds the Gateway Mall — parking garages, low activity office towers, and other buildings not adding to the area. Jurors in the middle of the area must leave to find food and beverage. The City Hall entrance facing Market is closed. The Kiel center remains closed.

The most recent of many plans is the Downtown Now! action plan from 1999. I think it correctly determines the problems the area faces but only offers window dressing for solutions. In some cases I think this plan would worsen things by turning Market Street into one-way Westbound. Thankfully they never found funds to make they recommended changes. To read the Downtown Now! 1.8mb PDF file on the Gateway Mall click here. More information on The Gateway Mall can be found on the St. Louis Parks Department website.

I’ve got some specific thoughts on the area but I’m going to save those for this weekend when the AIA is holding a design charrette to examine the area. The public is invited to participate in one of two ways. First, by serving on a design team for $10. Second is to view the results at a free Sunday afternoon open house. More information including the program and registration forms at AIA St. Louis.

This is your chance to participate in the process — don’t let it slip by.

– Steve