Celebrating Blog’s 19th Anniversary

 

  Nineteen year ago I started this blog as a distraction from my father’s heart attack and slow recovery. It was late 2004 and social media & video streaming apps didn’t exist yet — or at least not widely available to the general public. Blogs were the newest means of …

Thoughts on NGA West’s Upcoming $10 Million Dollar Landscaping Project

 

  The new NGA West campus , Jefferson & Cass, has been under construction for a few years now. Next NGA West is a large-scale construction project that will build a new facility for the National Geospatial-Intelligence Agency in St. Louis, Missouri.This $1.7B project is managed by the U.S. Army …

Four Recent Books From Island Press

 

  Book publisher Island Press always impresses me with thoughtful new books written by people working to solve current problems — the subjects are important ones for urbanists and policy makers to be familiar and actively discussing. These four books are presented in the order I received them. ‘Justice and …

New Siteman Cancer Center, Update on my Cancer

 

  This post is about two indirectly related topics: the new Siteman Cancer Center building under construction on the Washington University School of Medicine/BJC campus and an update on my stage 4 kidney cancer. Let’s deal with the latter first. You may have noticed I’ve not posted in three months, …

Recent Articles:

Forget A Football Stadium, North Riverfront Neighborhood Needs A Plan For Redevelopment

 

The Rams are retuning to Los Angeles. I think many forgot how we got them here in the first place. Without an NFL team since 1988 we attempted to get an expansion team, but that effort ended in December 1993 when Jacksonville FL got the 2nd expansion team. With a new dome underway political leaders had to find a way to pay for what was going to be a career-ending white elephant.

In January 1995 the Los Angeles Rams were negotiating a relocation to St. Louis, but NFL owners rejected the relocation in March ’95. Following legal threats against the NFL, the owners approved the relocation the following month:

St. Louis has has been without an NFL team since 1988, when Cardinal owner Bill Bidwill, tired of being a secondary tenant to the baseball Cardinals in outdated Busch Stadium, moved his team to Phoenix.

St. Louis was considered a lock for an NFL expansion team in 1993, but conflicting ownership groups and financial problems doomed that bid, and Charlotte, N.C., and Jacksonville, Fla., were awarded franchises.

Fans thought New England Patriots owner James Orthwein, a St. Louis native, would move his team to St. Louis in early 1994, but New England businessman Robert Kraft purchased the team at the last minute and kept it in the Boston area.

And St. Louis city and county officials nearly blew their chance at luring the Rams last summer because, until September, they couldn’t wrest control of the new stadium lease from a stubborn beer distributor who had the desire, but not the money, to buy an NFL team.

But the city finally cleaned up its act when, after Shaw broke off talks with St. Louis in August, former U.S. Sen. Thomas Eagleton stepped in and convinced aspiring owner Jerry Clinton to turn over his 30% share of the stadium lease for $8 million and the use of a luxury suite for 20 years.

The new stadium, under construction downtown, is scheduled to be completed in late October, meaning Ram home games for the first half of their first season in St. Louis might be played in Busch Stadium.

The Rams weren’t here permanently —  they were just on loan. Our desperation to fill the Dome we were building resulted in a too good to pass up deal for the Rams. We borrowed them for 21 seasons and one Super Bowl. Hell, they would’ve left a decade earlier if Georgia Frontiere wouldn’t have waived the right to go year to year after the Dome failed to be in the top tier after the first check in 2005.

Despite his claims otherwise, Kroenke likely planned to move the Rams when he purchased a majority stake. To think otherwise is foolish, he owned sports teams all over the country — it’s no big deal to fly to Los Angeles in your private jet. The writing on the wall was obvious to everyone but football nuts and elected officials worried about getting reelected if they didn’t show an effort to keep the Rams from doing the inevitable.

So $16+ million public dollars were spent so elected officials could say “see, we tried.” In doing so, a large swath of the Near North Riverfront was targeted for demolition. This left property owners uncertain about the future. The William A. Kerr Foundation posted the following on Facebook:

Perhaps enough dust has settled that we can breathe a sigh of relief that our little green building no longer faces immanent demolition. During this past year’s great folly to build an NFL worthy stadium in this area, we received many words of support and admiration for what the WAKF has accomplished here and hopes that it would continue to exist. We are very touched and grateful for this outpouring of support and are pleased that many people and organizations will continue to be able to use and enjoy this space. Now we hope that you and the powers that be will put some focused energy and money into revitalizing this whole north riverfront area. Thank you for all your good wishes and support!!

Agreed — we should keep focusing on the North Riverfront — revitalizing — not razing the area.  Unlike in the early 90s, it doesn’t appear targeted properties were bought out. Nothing was razed.  But owners are likely leery about investing out of fear of being targeted again.

The Laclede Power building, just North of the Ashley Street Power House, is a contributing building in a small historic district.
The Laclede Power building, just North of the Ashley Street Power House, is a contributing building in a small historic district.

Warehouses in the along Ashley between 2nd and Lewis.
Warehouses in the along Ashley between 2nd and Lewis.

After a $10 million dollar investment, the Stamping Lofts opened in April 2013. Also part of a historic district.
After a $10 million dollar investment, the Stamping Lofts opened in April 2013. Also part of a historic district.

As a region we need to:

  1. Accept we will not have another NFL team.
  2. Be content with existing sports: MLB, NHL, MASL, USL, NCAA.
  3. Consider attracting other sports, but not with a publicly-owned facility.
  4. Build on the investment in planning a stadium by planning how to be life, investment, jobs, etc to the North Riverfront.

Schlafly Beer is looking for a location for a third brewery, perhaps the North Riverfront? Let’s put together a plan for the area, find a way to begin updating streets, sidewalks, lighting, etc. Market the hell out of the area to tun vacant properties into occupied buildings.

In the non-scientific Sunday Poll just over 20% said we should continue with the stadium plan — really folks!?!  Thankfully more than 3/4 don’t think we should.

Q: Agree or disagree? We should continue the North Riverfront stadium plan

  • Strongly agree 3 [5.08%]
  • Agree 5 [8.47%]
  • Somewhat agree 4 [6.78%]
  • Neither agree or disagree 1 [1.69%]
  • Somewhat disagree 1 [1.69%]
  • Disagree 6 [10.17%]
  • Strongly disagree 38 [64.41%]
  • Unsure/No Answer 1 [1.69%]

The first step is to remove the target from the North Riverfront.

— Steve Patterson

New Parking Payment Stations Finally Added To South Side of 11xx Block of Locust Street

 

Scaffolding next to the condemned parking garage at Tucker & Locust prevented the adjacent parking meters on the South side of Locust Street from being upgraded with the rest of downtown. Until last week, the old meters remained on the South side of Locust between 11th & Tucker (12th). The North side got new individual meters last year.

New multi-space pay stations were installed on January 12th
New multi-space pay stations were installed on January 12th

The meters just before Tucker had long been blocked by scaffolding for the condemned parking garage, but the scaffolding came down in November
The meters just before Tucker had long been blocked by scaffolding for the condemned parking garage, but the scaffolding came down in November

A few days later the old meters were gone, the new pay stations unwrapped. Locking a bike here may be a challenge given the proximity to the new pay station.
A few days later the old meters were gone, the new pay stations unwrapped. Locking a bike here may be a challenge given the proximity to the new pay station.

The other side of the street has new individual meters, not the multi-space pay stations added to the South. This is far from the only block that has both individual meters and multi-space pay stations. I guess having lots of one-way streets and streets that are closed for a block wasn’t confusing enough — now we have two different types of electronic payment machines to understand.

— Steve Patterson

Annual Look at Dr. Martin Luther King Drive

 

Today is Dr. Martin Luther King Jr. Day so, like the previous 11, I’m taking at look at his namesake road in St. Louis. Unlike some previous years, very little appears to have changed since last year.

I started downtown, drove out to the Wellston Loop at the city limits, and drove back.

The corners of MLK & 14th are getting new curb cuts -- was needed.
The corners of MLK & 14th are getting new curb cuts — was needed.

Imo's new headquarters
Imo’s new headquarters

This modest structure being rehabbed was once a boarding house, in 1891 Henry Miller founded what is today the International Brotherhood of Electrical Workers (IBEW). Once finished it'll be a museum will open to honor him. Click image for more information.
This modest structure being rehabbed was once a boarding house, in 1891 Henry Miller founded what is today the International Brotherhood of Electrical Workers (IBEW). Once finished it’ll be a museum will open to honor him. Click image for more information.

Chronicle Coffee closed "temporarily for renovations and restructuring on 10/13/2014.", it still appears closed.The phone number is no longer in service.
Chronicle Coffee closed “temporarily for renovations and restructuring on 10/13/2014.”, it still appears closed.The phone number is no longer in service.

The SW corner of MLK & Taylor, 4500 MLK, was being razed. Was Taylor & Easton Drug. Click for map.
The SW corner of MLK & Taylor, 4500 MLK, was being razed. Was Taylor & Easton Drug. Click for map.

Same corner in January 2007, was built in 1905.
Same corner in January 2007, was built in 1905.

In 2015 bike lanes were added to part of MLK. Click image for information from Great Rivers Greenway
In 2015 bike lanes were added to part of MLK. Click image for information from Great Rivers Greenway

Last year I didn't think this building would make it to 2016
Last year I didn’t think this building would make it to 2016

Lots of buildings have been razed to provide parking lots for churches.
Lots of buildings have been razed to provide parking lots for churches.

Another building I didn't think would survive is still here is one of my favorites. Located just East of Goodfellow.
Another building I didn’t think would survive is still here is one of my favorites. Located just East of Goodfellow.

With the exception of the IBEW museum, this year was very depressing.

— Steve Patterson

Sunday Poll: Should We Continue With The North Riverfront Stadium Plan?

 

Please vote below
Please vote below

The Rams are returning to Los Angeles, but a lot of effort — and $16 million dollars — has gone into planning a new stadium on the North Riverfront.

Now what?

The poll is open until 8pm.

— Steve Patterson

Arcade-Wright Converted To Affordable & Market-Rate Apartments

 

I’ve toured the Arcade-Wright building three times. The first was pre-renovation and pre-stroke — more than a decade ago. We walked through the building and up the stairs to the roof — I foolishly wore my cowboy boots that day. The building smelled of pigeon crap. My last two tours, December 10, 2015 and January 2, 2016 were of the newly renovated building. It was added to the National Register of Historic Places in March 2003

Before I show you the completed project, let’s review some history. First, the Arcade-Wright is two buildings. The Wright, on the corner of 8th & Pine, was built first — in 1906. More than a decade later the owners of the Wright bought most of the rest of the block and razed the existing brick structures. In 1919 construction began on the Arcade, wrapping around two sides of the Wright and connecting the two.

 The Wright is the bottom right corner of the block in 1909, I added the red dashed lime added to illustrate the area to the right is what became the Arcade. The beige sections are fireproof/resistant construction pink is brick, yellow wood frame. Blue indicates stone.
The Wright is the bottom right corner of the block in 1909, I added the red dashed lime added to illustrate the area to the right is what became the Arcade. The beige sections are fireproof/resistant construction pink is brick, yellow wood frame. Blue indicates stone. Click image to view larger version.

Numerous brick buildings, mostly 3 floors high, were razed to build the Arcade next to the Wright. A similar thing happened in the mid-1920s with the rest of the block — see Paul Brown Building history here. Above you can see a little distance between the buildings, not attached like so many were. This gap remained as the block was rebuilt.

From 9th & Pine we see, L-R, the Paul Brown, Arcade, Wright
From 9th & Pine we see, L-R, the Paul Brown, Arcade, Wright. Click image to view block in Google Maps.

The gap between the Paul Brown & Arcade. Both share the same garage entry on the left. More on this later.
The gap between the Paul Brown & Arcade. Both share the same garage entry on the left. More on this later.

Still on the Pine side (South) we see the Arcade (left) and Wright (right)
Still on the Pine side (South) we see the Arcade (left) and Wright (right)

The 1906 Wright dominates the corner pf 8th & Pine. A coffee shop will be in the corner of the ground floor. The Arcade addition can be seen on the left & right. The cover over the stairs to the North end of the WB MetroLink light rail tunnel can be see.
The 1906 Wright dominates the corner pf 8th & Pine. A coffee shop will be in the corner of the ground floor. The Arcade addition can be seen on the left & right. The cover over the stairs to the North end of the WB MetroLink light rail tunnel can be see.

The 8th Street transition from Wright (left) to Arcade (right). The 8th St entrance is for the Arcade Apartments.Click image to view website.
The 8th Street transition from Wright (left) to Arcade (right). The 8th St entrance is for the Arcade Apartments.Click image to view website.

At 8th & Olive the big bays of the Arcade dominate. Webster University will have a public museum in the ground floor on this corner.
At 8th & Olive the big bays of the Arcade dominate. Webster University will have a public museum in the ground floor on this corner.

On the Olive St side we can once again see the gap between the Arcade (left) and Paul Brown (right)
On the Olive St side we can once again see the gap between the Arcade (left) and Paul Brown (right)

Just to the right of the Olive St entry into the Arcade is a tiny little storefront with a small window display. Not sure how Webster University will use this.
Just to the right of the Olive St entry into the Arcade is a tiny little storefront with a small window display. Not sure how Webster University will use this.

The 2-level retail arcade is completely restored, will be used by Webster University. These types of market arcades pre-dated the indoor mall by decades.
The 2-level retail arcade is completely restored, will be used by Webster University. These types of market arcades pre-dated the indoor mall by decades.

A former 8th St storefront space is now the most attractive residential mailroom downtown -- accessed via the resident lobby, not exterior.
A former 8th St storefront space is now the most attractive residential mailroom downtown — accessed via the resident lobby, not exterior.

In places, original glass elevator doors were retained on upper floors. However, these are now fixed in place.
In places, original glass elevator doors were retained on upper floors. However, these are now fixed in place.

The first few upper floors were originally used for retail, with offices on the upper floors. Original hallways were retained, behind the glass is a false wall and an apartment.
The first few upper floors were originally used for retail, with offices on the upper floors. Original hallways were retained, behind the glass is a false wall and an apartment.

The apartments with bay windows on 2 & 3 are market rate units.
The apartments with bay windows on 2 & 3 are market rate units.

Before we go up to the roof I want to talk about the basement parking garage. When Pyramid planned to build condos they were going to build larger units — the smallest condos would’ve been about the size of the largest apartments. The resort is more people, more total units. The condo plan had enough parking so each unit got one parking spot with purchase — typical for condos. However, with many more apartments, and Webster University using some of the parking, there isn’t enough for each unit.

The garage is typical except that it includes a car wash area.
The garage is typical except that it includes a car wash area.

The most expensive market rate apartments include one garage space in the rent. For everyone else, market & affordable, the cost for a parking space is an additional $125/mo — first come. As I posted about in July 2014, they secured an agreement with the Treasurer’s Office for additional parking in the garage in the block to the East — at $75/mo.  Thankfully, this parking is “unbundled” — meaning a person can rent a unit without parking. Or a couple might decide to have only one car. The 8th & Pine MetroLink station is right outside and Enterprise CarShare has six cars downtown.

Remember how I said the Paul Brown and Arcade share a street entrance for parking — when Pyramid owned the Paul Brown it created an easement to allow the Arcade to connect in the basement. This was because the Arcade had no logical place to access the basement from any of the three streets it faces.

When many buildings downtown were made into loft condos is was common for the top floor and roof to be occupied by large, expensive units.  With apartments the roof here becomes a great place for all residents — those in a small affordable unit and those in a bay window market rate unit.

The top floor & roof are all wheelchair accessible. Thus us the East side which has a great view of downtown and...
The top floor & roof are all wheelchair accessible. Thus us the East side which has a great view of downtown and…

 the Arch and rooftops.
the Arch and rooftops.

On there West side is a grilling area
On there West side is a grilling area

Looking Northwest from the grilling area you can see the back of the Paul Brown, the bank of the Syndicate, and the edge of the Arcade.
Looking Northwest from the grilling area you can see the back of the Paul Brown, the bank of the Syndicate, and the edge of the Arcade.

Inside the top floor is common party space, originally this held mechanical equipment
Inside the top floor is common party space, originally this floor held mechanical equipment

There developer even included a commercial kitchen to help with catered events.
There developer even included a commercial kitchen to help with catered events.

Big kudos to everyone involved in this project!

— Steve Patterson

Advertisement



[custom-facebook-feed]

Archives

Categories

Advertisement


Subscribe