More Sprawl Planned Adjacent to Soulard Neighborhood in 7th Ward

A Walgreen’s and attached strip center next to Bohemian Hill and across from City Hospital is not enough. Nor is the under construction strip center at 7th and Russell. The latest in Phyllis Young’s plan to surround Soulard with all the beauty of O’Fallon (Missouri or Illinois — they look the same) is on the former parking lot of Nooter, at Broadway and Park (map). Mere blocks from The Lasalle Park neighborhood, the rebirth of the Chouteau’s Landing area, Soulard Farmers’ Market and other establishments between this site and downtown.

Site is located to the right in the above image. On another day I’ll have to deal with the bike lane suddenly ending at Park with the Bike St. Louis sign pointing you to the left — like somehow you are supposed to get into the left turn lane, across two lanes of traffic, from the bike lane at the intersection.

Closer up you see the nearly four and a half acre parking lot which is to become this:

Is this the future of St. Louis? Filling in every vacant area with generic strip malls fronted by a sea of asphalt parking lots? While I hope not I am afraid this is the best we can hope for given our politically crippled planning department and inept leadership at city hall. Of course the sketches are pretty honest, they never show an ADA-compliant access route for pedestrians from the main public sidewalk. Bike racks, who needs those? Plenty of “free” auto parking? You bet!!! While the above image is from the sign posted in front of the property it could be anywhere in the region. There is nothing about this that says it is blocks from the river in one of the oldest areas of town.

For years cities had massive change forced upon them in the way of urban renewal — interstate highways ripped through established neighborhoods and high-rise public housing projects wiped out more neighborhoods. These areas really stood no chance of survival with such a large scale approach. Today we cannot afford to come in and reconnect areas on such an equally large scale — nor would we want to. The bigger the scale the more watered down the solution. What we need is to methodically and incrementally piece our city back together again.

While this incremental construction would take place over many years, on many parcels and via many different builders/developers the planning must be done upfront and on the bigger scale. This does not mean we design every building. No, what is means is that we set out a community vision — what will we expect of the building types once built. Will they be multi-story and built up to the street with any parking below or behind the structure? Cities such as Seattle, Portland and Denver are seeing great success through the use of districts-scaled plans with the power of zoning. The goal is not to control uses but forms of new buildings, relationships to the street and the disposition of parking. Slowly but surly the vision will come together — getting increasingly urban and dense with each passing project. Biking and walking from place to place will become better and friendlier over time. This approach takes the long view on rebuilding a walkable city that also happens to accommodate motorists along the way.

I have no problems with generic chain stores in this location. What I do have a problem with is the form in which they are proposed. Even smart suburban areas in the US aren’t allowing this sort of lowest common denominator of development anymore. Yes, this is probably better than a vacant parking lot but when we have no standards at all we get development that is a reflection of that lack of vision.

If you share my perspective on this the people you need to talk to are long-time 7th Ward Alderman Phyllis Young, “Planning” and [Sub]Urban Design Director Rollin Stanley and Deputy Mayor Barb Geisman via Mayor Slay.

Tune Into KDHX (88.1FM) Tonight at 7pm

I’ll be a guest on tonight’s Collateral Damage program with hosts DJ Wilson and Fred Hessel. Discussion topics will include Larry Rice’s Energy Center and yesterday’s rally at City Hall. No radio? No problem — you can tune in online.

Preservation Board to Consider Plans for 2-Block “Urban Garden”

Today at 4pm the city’s Preservation Board, chaired by Slay’s PR man Richard Callow, will consider the plans for the Gateway Foundation’s gift of funding a sculpture park. The rubber stamps are being cleaned and distributed. Issues I have are larger issues for the entire Gateway Mall area.

First, I’m opposed to the removal of off-street [on-street] parking from both Market Street, Chestnut and cross streets such as 8th, 9th and 10th. These spaces provide convenient parking for the space — meters should be set for 90 minutes to 2 hours maximum and actually be enforced. Chalk the tires and ticket those that simply run out of their glass office to feed the meter. If they don’t like it they can use transit or car pool with a co-worker. On-street parking also provides a nice barrier between pedestrians and passing cars. People parking and getting in and our of their vehicles creates urban activity. And finally, these on-street spaces lessen the need for more massive and costly parking garages. I know that if I were to bring my elderly father here we’d need very close parking as he is physically unable to walk too far. On-street scooter/motorcycle parking would be nice as well.

The other thing I’d like to see are numerous bike racks. Not one rack that holds 20 bikes off in some hidden corner but the perimeter dotted with simple inverted-U racks. This would give cyclists safe and secure places to lock up their bikes so they can then enjoy walking around the various planned paths of the new sculpture garden without having to leave their bike unattended or push it around. I’d like to see 2 of these racks, each capable of holding two bikes, per side. Two blocks means eight sides so a total of 16 racks that can hold 32 bikes. Really this should be the standard throughout downtown. On either side of 9th, between the two garden blocks, you could probably have only one per side for a total of 14 racks and 28 spaces. Given the budget in the millions paying for and installing 14 racks might cost all of $5,000-$7,000 total. Given the extent and budget of this project good bicycle parking should not be overlooked.
I’m disappointed the block between 10th and 11th, containing “Twain” by Richard Serra, isn’t included in this project. It will remain, for now, disconnected from the surroundings. It will continue to serve as an unofficial dog park.

I have noticed a food vendor that sets up his shop on the corner of 10th & Chestnut to sell BBQ to AT&T employees and any others in the area (jurors?). Most likely he will get the boot which is unfortunate. He picks a spot in the shade of the existing trees so even if AT&T were agreeable to having him on their side of the street it might be too unbearable. Hopefully he can use a corner of the block containing twain or be allowed to use a tiny bit of the real estate on the north edge of the urban garden. Like bike racks, I want to see food & beverage vendors all over downtown (hopefully with some selling vegetarian hot dogs).

Another thing I’d like to see all over downtown are rickshaws — old fashioned bike taxis (aka pedicabs). Even if subsidized through say the Downtown Partnership this would be a great way to ferry people throughout downtown — from Union Station, to Washington Ave, to the Old Post Office Square, to Ballpark Village, to the Convention Center to the riverfront — there are a lot of places and often the distances are farther than people are willing to walk. One of my favorite memories of New York City is taking a bike taxi. The Partnership could purchase the pedicabs and lease them at nearly nothing to those that want the work or exercise. Advertising could be sold to offset the purchase and maintenance of the pedicabs. Let the drivers set their own fee and collect the tips — and not require a business license. This might even prove a good vocation for the homeless or near homeless. Furthermore, a downtown loft dweller might just enjoy a saturday shift as a pedicab driver as a way to contribute to the city and meet new people. A portion of the street around the urban garden could provide space for people to catch a pedicab, auto taxi or a horse drawn carriage.

With the Danforth Foundation calling for local control of the riverfront area, the new open space north of the Old Post Office and the linear Gateway Mall I still don’t think we have the population or the surrounding urban fabric to make all these spaces useful. Even after this urban garden opens in 2009 the surrounding buildings will continue to be the dreadful anonymous boxes they are today.

Citizens Rallied in Favor of Sherman George, Called for Recall of St. Louis Mayor Francis Slay

On a windy but beautiful Sunday afternoon citizens gathered on the main steps of St. Louis’ city hall to express support for demoted/retired Fire Chief Sherman George while calling for the ouster of Mayor Francis Slay before the end of his 2nd term in the spring of 2009.

The diverse crowd included various religious leaders from Metropolitan Churches United, members of the Green Party, anti-eminent domain advocates and even a few Black Panthers. I think most were your average everyday citizen that felt compelled to come out and be counted.

State Rep Jamilah Nasheed (D-60th), above left, was one of the first speakers. Following her speech the crowd began chanting “Slay must go.” Nasheed indicated that Slay took away one of the black leaders in St. Louis.

Numerous flyers were being passed around including one with a cartoon of Slay as a “fat cat” vampire. Common themes were the take over of schools, Slay being soft on crime, development activity focused on downtown, and Slay’s support of charter schools. One flyer included the domain name firefrancis.com which was not working on the times I tried it (clever name though).

Bright yellow t-shirts were being sold for $10. Some said “Injustice to One is Injustice to All” while others had to do with a recall. On the front of these they had a number like 43,xxx (I forgot the number) to go (alluding to the number of signatures needed for a recall vote) and on the back asking “What Number Are You?”

Interestingly, one of the flyers asked in support of recalling Francis, “Did you know that for the past 10 years, you have been paying for the redevelopment of downtown instead of improvements in your own neighborhoods?” Given that Slay was elected Mayor in the Spring of 2001 he has only been in office shortly more than 6 years. However, the city’s 2nd African-American Mayor Clarence Harmon was in office the preceding four years. So I’m a little confused — did the flyer intend to blame Harmon as well or was the implication that from the Board of Aldermen’s office Slay was responsible for downtown development?

If you actually get past the sound bites over the last couple of months you’ll get from George that this was strictly about testing standards to determine the best candidates. He expressed disapproval over two out of something like 10 tests offered to him — before the final test was administered. The city’s Personnel Department used one of the two tests that George had objected to. Remember that George became Fire Chief under the aforementioned prior administration of Clarence Harmon. I personally take George at his word that this was about proper testing and it boiled down to a power play between him and the Mayor’s office. I don’t believe that race was a motivating factor on either side — power and control was the trump card here. Slay has been seizing power anywhere he can — regardless of race. Those appointed by a prior mayor are not necessarily seen as a supporter and someone that outright challenges the authority of the mayor gets in the way — again regardless of race. Now, I could be wrong. Perhaps this is about both power and race?

Regular readers know that I am hardly a Slay supporter and I couldn’t help but grin as I heard the crowd chatting that Slay must go. Still, I’m not overly optimistic they’ll be able to muster the signatures required. I believe that signatures must represent 20% of registered voters at the time of Slay’s 2005 re-election in at least 18 out of 28 wards. While blacks represent a majority of the population, black aldermen represent only 12 wards. Speaking of aldermen, I didn’t see a single one present at the rally. Nor did I see prominent African-American officials such as President of the Board of Aldermen Lewis Reed, Comptroller Darlene Green or sidelined as License Collector, Michael McMillan. No white elected official was anywhere in sight. Slay PR guru Richard Callow briefly stopped by on his bike, I asked him if I should get him a t-shirt to wear.

The protesters called for the removal of Slay before 2009 in order to heal the racial divide in this city. Well, sorry but that just ain’t gunna help. I think white folks are too busy protecting turf and maintaining control while the black folks are doing the same thing. There are plenty of internal struggles within the black community — you can’t expect the majority population to be 100% aligned simply based on race do you? Hardly. These leaders were brought up through the St. Louis political scene the same way the white ones were — learning how to work the system and wrestle some little bit of control. When Craig Schmid & Jennifer Florida, both white, fight over development on Grand it is business as usual. When the 4th ward continues to have power struggles it is business as usual. However, when opponents happen to be of different races it ceases to be business as usual and now it is racism. Slay would have sought to oust George even if he were white — he was appointed by a previous mayor and George challenged Slay’s desire for greater control.

As long as our elected officials, black and white, use their positions to get their piece of the pie we are going to continue to have struggles. I personally want elected officials that don’t see race and/or economic class as dividers but as symbols of our diversity — something to celebrate and embrace. As a white male I can be represented say by a black woman as long as I am not labeled as part of “they.” We will have black people in office and white people may replace them. The reverse is true, blacks will be elected to offices never once held by anyone that was not white. Hopefully too we will see diversity beyond just black and white.

Sadly as we approach the end of the decade that means we’ll see a new census and a fight over redistricting. White and black sides will draw lines to retain control of their respective parts of the city. Ward based control will continue to rule the day rather than seeing the big picture of the city within a region. Today’s rally was not, in my view, a step toward a more unified city.

UPDATE 10/22 – 7:20am — Per PubDef.net Comptroller Darlene Green was present at the rally.

City of St. Louis Says Even Small Landlords Need a Business License

Say you buy that problem house next door to yours so you can do a better job of screening renters. You buy the house in your personal name, just like your own house, and proceed. But wait, even though you’ve got a day job the city license collector’s office says you are operating a business and therefore must obtain a graduated business license — at $200 per year.

At issue is what constitutes a business. Over the last few months this topic is repeatedly raised on the Rehabber’s Club discussion list.

Some argue, presumably in agreement with the city, if you receive money you are operating a business. Others cite the fact they own the property in their personal names, do not have an FIN (Federal Identification Number) and that the IRS considers such income as “passive” as opposed to their “active” income from work in which you typically receive a W-2 or 1099 as reasons why they are not a business.

Here is what I gather from the discussion:

• The license collector makes no distinction between owning the property in your personal name, an LLC (Limited Liability Corporation), a partnership, or a corporation.
• The license collectors office does not distinguish between owning one rental unit or hundreds.
• The city cites ordinances requiring all businesses to have a license unless specifically exempt — a few professionals such as a doctors, engineers, real estate agents, etc. are exempt by state law.
  
• The license collector doesn’t consider it a business if you live in the building, say in the case of a two-family.

I do concur that if you establish some sort of legal structure (LLC, corporation, etc..) in which to own property that may well constitute a business even if the income is passive. That said, I once had a stake in an LLC that owned a piece of rental property and we didn’t have a business license — it never occurred to us as we didn’t think this was a “business.” The business license is that thing you post in your place of business for customers to see, right? And for the record, I no longer have an interest in that property and it is no longer held in an LLC.

Ironically, one person posting on the discussion list indicates he was told that the license collector is basically ignoring those hard to find landlords that have LLC’s but are tracking down individual owners of property where the property tax bill is mailed to an address other than the property address.

For ten years I owned a two-family building — living in the first floor unit and renting the 2nd floor unit. From what I gather, such an arrangement would be exempt — that does not constitute a business they say. However, after 10 years I bought another building and moved from that first 2-family so then it apparently would qualify as a business and require a license. I sold that first 2-family in January 2006.

If we look at the issues and policies being tossed around it would appear that owning a single family house that you rent and thus receive passive rental income (possibly at an annual loss on a cash accounting basis) you are operating a business. However, you can own a 20-unit building in which you live in one unit and rent the remaining but that is not a business.   WTF?
The license collector’s office says you need a business license for each location in the city. If you operate a chain of McDonald’s drive-thrus you must have a business license for each location even if all are operated under the name of one entity. Seems pretty logical.  So if you bought several properties on your block to help stabilize it I wonder if they’d require a license for each address? And if so, is it based on address or the assessor’s parcel number? For example, many corner storefront properties have two tax ID numbers — one for the commercial space and one for the residential space. Does each constitute a separate business from a landlord perspective? If so, each address may require more than one $200 business license.

The ordinances on this are not helpful.  Stating any business, except those that are exempt, requires a business license leaves far too much gray area.  Short of an ordinance clarifying how and when property owners must have a business license, I want to see a written policy.  I plan to talk with our License Collector, Mike McMillan, about this issue as I have many questions.  I’m sure you have plenty as well.  And finally, remember that it may be wise to talk to your attorney if you don’t think you should be required to have a business license.