Low Enrollment at Webster University’s Old Post Office Campus

Webster University’s main campus is in the St. Louis suburb of Webster Groves, but they’ve had a downtown campus for years.  For a long time they had classeroom space in the Lammert Building at 911 Washington Ave.

Webster was a driving force behind the latest renovation of the Old Post Office and the razing of the historic Century Building across 9th Street for a parking garage.  Back in 2003 the predictions were big & bold:

Webster plans to duplicate the programs offered on its Webster Groves campus when it opens in the Old Post Office building in 2005. Initially, about 1,200 students will attend classes at the Old Post Office, a number university President Richard Meyers expects to mushroom to 1,700 by 2007 or 2008.

That could create enough demand to justify building dormitories downtown — especially since the university’s latest dormitory project on its 47-acre Webster Groves campus will leave no space to develop more student housing. (St. Louis Business Journal)

Current enrollment? Only about 600, far from 1,700!  Don’t look for any new downtown dormitories anytime soon, unless they can convince the state to pay for the construction and lease them to the university below market. Webster’s Old Post Office website.

I visited the Webster University space in the Old Post Office last week.  Despite being a block from the 8th & Pine MetroLink light rail station, driving & parking is what is encouraged.  I found two versions of a “campus parking” guide.  These similar flyers give detailed driving & parking directions and barely mention taking transit.

And as you can see above, the map doesn’t show where the MetroLink station is located.  A tri-fold brochure on the downtown campus did have a small map indicating the station.  The state of Missouri owns both the Old Post Office and the 9th Street Garage — I think we need to be concerned about the financial liabilities here.

– Steve Patterson

Readers Will Shop the Updated Downtown Macy’s More Than Before

Last week the poll was about the recently reopened downtown Macy’s store:

Q:  Will you shop at the downtown Macy’s more than you used to?

1. I didn’t shop there before and still won’t 26 [24.07%]
2. I’ve shopped there before, will continue to do so 24 [22.22%]
3. I didn’t shop there before, will check it out though 19 [17.59%]
4. I’ve shopped there before, will do more thanks to improved selection 19 [[17.59%]
5. I’ve shopped there before, will do less now that it is smaller 5 [4.63%]
6. I don’t live in the St. Louis region 5 [4.63%]
7. Other answer… 5 4.63%]
8. I didn’t shop there before but will start now 3 [2.78%]
9. Unsure/no opinion 2 [1.85%]

Some indicated they will shop less because the store is small, a good number indicated they will shop more or will at least check out the store. The five other answers were:

1. Will certainly give it a look, as it is closer than other dept. stores
2. Yes. But I won’t eat there more. Ba dum bump!
3. Ate there often, shopped a little. Less reason to go now.
4. Didn’t know there is a Macy’s downtown.
5. I won’t shop at any Macy’s. Famous-Barr 4-eva!

I will probably shop there less often because I won’t be there once per month for a lunch meeting anymore.

– Steve Patterson

Tornado Brings Opportunity To Make Joplin More Pedestrian-Friendly

As we all know, the City of Joplin was hit hard by an EF-5 tornado on May 22, 2011, making this the deadliest year on record. I know the historic & walkable downtown barely escaped the destruction. Much of Joplin, like most US cities, was a big ugly mess of auto-centric sprawl before the tornado.

I stayed a night in Joplin in September last year and posted about having to drive to the restaurant next door to the hotel to have dinner. This area wasn’t damaged so making it walkable will have to wait but the areas where every building was leveled is a perfect opportunity to make slight improvements as they rebuild.

Wikipedia has the most detailed account of the path of destruction I’ve found:

The tornado initially touched down just east of the Kansas state boundary near the end of 32nd Street (37.056958°N 94.588423°W) between 5:35 and 5:41 p.m. CDT (2235 and 2241 UTC) and tracked just north of due east. Surveys remain incomplete there so it is possible it may have started in Kansas and crossed the state line into Missouri.

Damage became very widespread and catastrophic as it entered residential subdivisions in southwest Joplin. In addition, St. John’s Regional Medical Center (37.060554°N 94.530938°W) in the same area was heavily damaged with many windows and the exterior walls damaged and the upper floors destroyed. Several fatalities were reported there. Virtually every house in that area near McClelland Boulevard and 26th Street was flattened, and some were blown away in the area as well. Trees sustained severe debarking, a nursing home and a church school in southwest Joplin were also flattened and several other schools were heavily damaged. Damage in this area was rated as a low-end EF4.

As the tornado tracked eastward, it intensified even more as it crossed Main Street between 20th and 26th Streets. Virtually every business along that stretch was heavily damaged or destroyed and several institutional buildings were destroyed. It tracked just south of downtown, narrowly missing it. More houses were flattened or blown away and trees continued to be debarked. Two large apartment buildings were destroyed, as well as Franklin Technology Center and Joplin High School. Fortunately, no one was in the high school at the time. It approached Range Line Road, the main commercial strip in the eastern part of Joplin, near 20th Street. Damage in this area was rated as a high-end EF4.

The tornado peaked in intensity as it crossed Range Line Road. In that corridor between about 13th and 32nd Streets (37.05528°N 94.478452°W), the damage continued to be very intense and the tornado was at its widest at this point, being nearly 1 mile (1.6 km) wide. Some of the many destroyed buildings include a Cummins warehouse, Walmart Supercenter #59, a Home Depot store, and numerous restaurants, all of which were flattened. Heavy objects, including concrete bumpers and large trucks, were tossed a significant distance, as far as 1/8 mile (200 m) away from the parking lots along Range Line. Numerous other commercial and industrial buildings, as well as more houses, were destroyed with some flattened or blown away as the tornado tracked through southeast Joplin. Many fatalities occurred in this area. Damage in this area was rated as an EF5.

The Red Lobster I’ve been to at 32nd & Range Line is still there, although much of that area was heavily hit.  It has been estimated that anywhere from 10-25% of Joplin’s structures were leveled or damaged.  Joplin now has an opportunity to rebuild in a more connected manner, to take walkability as seriously drivability.

Here are my suggestions for Joplin as they begin:

1. Speed up implementation of ideas from your Long Range Transportation Plan, with particular attention to bicycle & pedestrian & public transit planning.
2. Make sure every public street has a sidewalk on both sides. Do quick corridor plans for the commercial streets where damaged occurred, look for simple changes to rebuild the buildings
3. Require a private sidewalk from the front door of each business to each public sidewalk, this will help create a connected sidewalk network just as roads connect places for cars. Roads provide door to door connectivity, so should the sidewalk network.
4. Eliminate minimum parking requirements for businesses. This will allow businesses to spend less money on parking lots and to possibly locate their buildings closer to the public sidewalk.
5. Build to the sidewalk.  Many destroyed buildings were built up to the sidewalk and should be rebuilt that way. Neighboring buildings that had been allowed to push back from the sidewalk should be rebuilt up to the sidewalk.

My heart goes out to everyone in Joplin.

– Steve Patterson

Groups Raising Money for Memorial Honoring Soldiers Killed During Recent Wars

Memorial Day is a somber day for many who’ve lost loved ones to war:

Memorial Day was originally known as Decoration Day because it was a time set aside to honor the nation’s Civil War dead by decorating their graves. It was first widely observed on May 30, 1868, to honor the sacrifices of Civil War soldiers, by proclamation of General John A. Logan of the Grand Army of the Republic, an organization of former sailors and soldiers. (History.com)

St. Louis’ war memorials stop at the Vietnam war but we’ve clearly been involved in more wars since so we have more men & women to honor.  The Missouri Military Memorial Foundation is working to raise money for  a memorial to honor Missouri soldiers who have lost their lives during recent wars:

We consist of a group of dedicated volunteers (family & friends of fallen military personnel) raising money to build a memorial for our fallen heroes of Missouri. This will be in downtown St. Louis, Missouri in front of Soldiers Memorial (location has been approved). Join us in creating something beautiful to remember our fallen soldiers, of Missouri, who were Killed in Action or a casualty of War during Operation Iraqi Freedom, Operation Enduring Freedom or the Desert Storm/Desert Shield Wars.

The MMMF is working in conjunction with the American Gold Star Mothers to raise the funds for the memorial.  Veteren’s Day is November 11th.

– Steve Patterson

Poll: Thoughts on the Plan to Raze Jamestown Mall and build a New Urbanist Village?

Jamestown Mall (map link) isn’t even 40 years old but St. Louis County officials are ready to put it out of it’s misery:

Jamestown Mall opened in 1973 offering regional commercial merchandise on the suburban fringe of St. Louis, in anticipation of residential development moving into the area. The anticipated residential units never materialized and unfortunately, in recent years, new regional shopping destinations that are located closer to larger populations of shoppers have degraded the effective trade area of Jamestown Mall, causing a decline in sales and foot traffic. Over time, the quality of merchandise offered has declined and is now misaligned with the needs of the North County community. Today, although two of the mall’s anchor buildings are occupied, its other two anchor buildings are vacant and portions of the mall have been walled off to reduce the appearance of vacant space. (Executive Summary PDF)

The idea is to raze most of the mall and build a New Urbanist village following one of four concepts: The traditional neighborhood development plan, the garden suburb plan, the central common plan, or the park & village plan:

The Traditional Neighborhood Development Plan features a block and street network creating a complete village. A diverse village center is focused on the northwest parcel and could extend to the plaza at the center of the neighborhood. This scenario develops the site fully including the southern parcel by Coldwater Creek. The operating anchor stores remain as the village center and neighborhoods develop around them. If the existing anchor stores close, the parcels can be redeveloped to create a more complete neighborhood. As with the other scenarios, a diversity of housing is offered including townhomes, live/ work units, duplexes, multi-family buildings and small homes on private lots.

The Garden Suburb Plan features curvilinear streets, center median boulevards, and larger parks and retention areas throughout the village. Neighborhoods are planned around a network of enhanced natural systems that connect throughout the site and to the natural flowways of Coldwater Creek through the open space systems of neighboring subdivisions. Retail is contained within the northwest parcel, resulting in a focused amount of neighborhood retail. The plan identifies a potential location for a sports complex prominently on Lindbergh Boulevard. The southern portion of the site is illustrated with an amphitheater and a large park that would connect to the Great Rivers Greenway trail system.

The Central Common Plan starts with the premise that all of the mall property comes under single ownership of a master developer. This scenario allows the property to be developed in a manner irrespective of the existing property lines, roadways, underlying infrastructure, and buildings. With more freedom to form plan geometries, a larger central gathering space surrounded by shops and townhomes, similar to Lafayette Square in St. Louis, could be possible. It should be stated that any of the four scenarios would benefit from and could be implemented under single ownership and a master developer.

The Park & Village Plan is one in which portions of the site are transformed into a regional park while others are cleared of their existing conditions to reduce blight, but are held until economic conditions are more favorable to development. The northwest parcel could develop with a small village center with a neighborhood serving retail and expand in the future. Farming may continue on the eastern outparcels. This scenario could be considered an interim stage to the other development scenarios.

The St. Louis County Economic Council has detailed information on the proposal here.

Alex Ihnen writing at NextSTL has advocated a “no build” option, taking a hands-off approach:

Reinventing suburbia is sexy somehow. I guess we have a general idea that something’s wrong with it. But this reinvisioning never really touches on roads or cul-de-sac neighborhoods, no, when we talk of a new suburbia we’re speaking of rebuilding retail. Add in a couple apartments and voila, it’s a Live-Work-Play (maybe even Pray) community. It’s also a ridiculous and wasteful idea.

No where is this absurdity highlighted more than with the current effort to build a new development on the 142-acre Jamestown Mall site.  (THE NO BUILD ALTERNATIVE FOR JAMESTOWN MALL)

The Post-Dispatch touching on doubt for the proposal:

Jamestown Mall, after all, is still open. It has a Macy’s and a J.C. Penney outlet, a movie theater and perhaps two dozen stores along its cavernous concourses. County leaders say they want to involve those businesses in whatever comes next. The site itself is owned by five different entities, in nine chunks. Assembling the land under one owner would make redevelopment easier but will cost money. And the development itself could cost $300 million, according to a rough estimate attached to the plan. (STLToday: Makeover for Jamestown Mall is unveiled)

The reality is 142 acres is a very large site and five ownership entities isn’t that many. The land has been developed for nearly 40 years but the five owners couldn’t do anything different with the site without significant changes to the outdated Euclidean zoning in the region, and that site specifically.

The proposed replacement of this dead mall is the topic of the poll this week.  To vote see the upper right of the site.  On June 8th I will post the poll results and give my reasons for supporting the New Urbanist village concept.

– Steve Patterson