A ‘Rural Renewal’ Program Would Provide Habitat for Deer and other Wildlife

The tony collection of McMansion subdivisions known as Town & Country, MO is back on the issue of Deer overpopulation. It seems their 1-3 acre lots amongst the natural woods are overrun with deer. The reality is that our natural environment is overrun with low-density and often tacky housing that requires an SUV to go anywhere. From a KSDK report:

“Deer like the suburbs that we build,” said Erin Shank, a Missouri Department of Conservation urban wildlife biologist. “They like that broken forest interspersed with meadow-like lawns. That’s really ideal for them, so their populations have really grown over the last several decades.”

Wow, it seems they have managed to design an environment ideally suited to the main deer population but only a small segment of the human population. A number of years ago Town & Country engaged in a horrible plan to relocate the deer but many perished due to shock (see Grim Harvest). Some municipalities allow hunting using bows to avoid shooting some VP from shooting a lawyer friend in the face. Town & Country, however, does not yet permit hunting. Some are advocating traps where they are instantly killed via a bolt to the brain. Ick. Others say the deer are fine and simply plant other vegetation that deer don’t like, a logical solution in my view.

But I have some other ideas as well. We could start by banning vegetation all together. These people with their 4-bedroom/4-car garage houses on an acre of land like the illusion of country living but we know they really are not. So I say we prohibit them from growing any sort of plants outdoors — at least the ones known to attract deer. Hey, if they don’t like it they can always move much easier than the deer. I don’t think this is going far enough though. Those brick front houses look bad enough as it is but without vegetation it would be a horrible sight. The kids there already suffer from not being able to walk or bike anywhere so they really shouldn’t have to live without hostas and ferns.

I say we hire PGAV or Development Strategies to do a blighting study on the area. We argue that all of Town & Country and everything else in St. Louis County outside of the I-270 highway loop is Ecologically Obsolete. With places like Creve Coeur, Chesterfield and Dardenne Prairie all working on town centers to create walkable destinations we can justify that others are old fashioned and obsolete forms of development. New Urbanism represented by New Town at Charles or even old urbanism represented by original city development as well as the older ring of suburban development such as downtown Ferguson, Maplewood, Webster Groves and such is more ecologically sustainable.

So much like the maps of the 40s & 50s that justified razing entire sections of the city because a percentage of the structures lacked indoor plumbing, we can create maps of the region where the obsolete development pattern is too low to sustain a walk-to town center & transit. Everything below a certain threshold would be targeted. I call it Rural Renewal. St. Louis County would identify areas for land clearance, returning the land to nature with wildlife and vegetation taking over former manicured lawns. The deer population would once again be controlled with bobcats and other natural predators. Of course we’d need to use eminent domain to take all the homes, strip shopping centers and fast food joints. We’d need to clear thousands of acres at a time.

This could all be justified, of course, based economic development for the region. By returning an area to nature we’d force residents into existing areas, assuming we also limited fringe development. People living in an $800K house in Town and Country could do wonders with a $500 house owned by the LRA! Think of the economic benefits of such a renewal plan — one that could easily past muster after the Kelo decision on eminent domain. We’d see a surge in new construction within the I-270 highway loop giving new vitality to both the city and older areas of St. Louis County. Low density areas in the county, but within the I-270 loop, would be targeted for redevelopment to accommodate those displaced for the new rural areas. Rail transit (commuter, light rail) and quality localized service via bus and/or streetcar would be far more feasible than currently. We’d naturally eliminate some of the 91 municipalities in St. Louis County as well as excessive school districts, fire districts and so on. These new large ‘rural renewal’ areas would become wonderful natural areas again — attracting tourists to our area. This could become a model program for other regions to follow.

It would, of course, be difficult on those being displaced but they really shouldn’t stand in the way of progress and that which is beneficial to the larger region. The environment and the economy both outweigh their private land interests. We’ve been through large scale land clearance projects before and the suburbanites always seemed supportive of such efforts.

Excise Division to Hold Hearing on Qdoba’s ‘Summer Garden’ & ‘Full Drink’ Request

The Qdoba chain’s latest store in the St. Louis region is open at Loughborough Commons. This afternoon the Excise Division will hold a hearing to determine if they should get a “full drink” liquor license and an outdoor “summer garden” permit. While the poor planning at Loughborough Commons disgusts me and I’m not fond of formula chain places I can’t imagine anyone telling them no at this point.

The place is done, including the patio. The outdoor area will soon be ideal for watching those folks driving around the new strip center to order their latte at the Starbuck’s drive-thru window.

What would happen if immediate neighbors all showed up at 2pm protesting the idea of people buying a bud light to go with their burrito? And further yet, drinking said bud on the patio.

So who is the excise division? Well, they are part of the Department of Public Safety — you know that department now headed by Charles Bryson. The DPS website doesn’t tell us much:

Excise Division

6 Employees
Robert W. Kraiberg, Commissioner
314-622-4191
The Excise Division is charged by City Charter with the regulation and control of liquor within the City of St. Louis. The Division is responsible for determining licensing in accordance with the City Liquor code, authorizing issuance of all liquor and non-intoxicating beer licenses, enforcement of City Liquor Laws and Ordinances and initiation of civil action to suspend, cancel or revoke licenses when violations to statutes occur.

That cannot be the extent of information about liquor licenses? So I went back to the main city site and used the search field. This is what I got:

The default is to search stlouis.missouri.org — the “CIN Main Site” or I could search stlcin.missouri.org which is a bit more descriptive. The third option is to the search the internet which we all can easily do from our browsers anyway. I picked the default and basically found press release information — even though press releases are found in the second search option according to the search page. So, I selected the second option and there I found a FAQ page on Liquor licenses. Why this is not linked directly from the Excise Division/Department of Public Safety site I don’t know.

So we see a full drink license “cannot be issued if the surrounding neighborhood disapproves.” Gee, define surrounding. It seems they have a “formal procedure” that can only be obtained via a phone call from 8-5 Monday through Friday. I’d say secret procedure is more like it.  You know I think this whole web thing might actually take off so it would be OK to invest in getting more and more information available to the public via the internet.

People want solutions so here we go.  Explain the types of licenses in greater detail, linking to the appropriate ordinance(s).  Make the necessary forms available online as editable-PDF documents.  Explain the formal procedure so that everyone applying for a license, as well as neighbors, know the same rules.  List who makes the decision and what their criteria is.   Are these people appointed, elected or staff?

Back to Qdoba for some final thoughts.  A chain place can afford to build out a full establishment on the assumption that nobody will object to their having a liquor license and a patio permit.  I know I certainly don’t object — a few beers will likely make Loughborough Commons more tolerable.  But the local person seeking to open an establishment can’t afford such a proposition.  Can they get necessary approvals before spending their life savings on a building or lease space?  Without the finished space the neighbors might have concerns about what is planned.  Without the liquor and/or patio license up front a lender might see the proposition as too risky.
I may need to visit City Hall Room 416 today at 2pm to find out more.

I’m Putting My Foot Down on 4-Way Stops

Despite St. Louis have way too many 4-way stops, this post is not about reducing the number of stops.  No, I’m tired of the way 4-ways are treated in this town.

First we have the locally famous rolling stop.  This involves letting off the gas and potentially applying the brakes in a very token effort.  Very common among the locals, including police.

We also have the basically ignore the stop sign types that simply fly right through the intersections as if nobody else existed.  These people are the reason we look left & right before proceeding.

Then we have the folks that think because they are on the bigger road that they have the right of way — regardless of who stopped first and who was to the right of whom.  Conversely, we have the people that are on a smaller side street that have the right of way but refuse to go until the person on the bigger through street go first.

And then we have people that see me on my scooter and they simply freak out — “oh my gosh, a scooter, I don’t know what to do!”  Seriously, it is often like people have never been to a 4-way stop before.

The rules are simple folks, whomever stops first has the next right of way.   Same time?  The person on the right has the right of way.  If someone is turning left, they need to turn behind the car that is going the opposite direction.

But drivers see my scooter and all of a sudden they want to toss out the rules and wave me through.  I appreciate the thought, really I do, but we need to focus on following the time tested rules of 4-way stops — not toss them out because of a really cute scooter.

I continually face drivers at intersections where, due to timing or placement, know that the other person has the right of way.  Often I get drivers that have the right of way try to wave me to go — but I know they have the right of way and that they will be turning right behind me.  Don’t wave me through and then get right behind me — that really steams me.  If it is your turn at the intersection, go.  I’ll be behind you and that is just fine.  Too often I’m working on stopping and balancing when someone already at the intersection is already trying to wave me through.
Now most skilled riders of 2-wheel vehicles can come to a nearly complete full stop without putting a foot on the pavement — balance is an excellent skill to have.   I’m pretty certain that technically a rider is considered to have run a stop sign if they don’t put a foot down but don’t quote me on that.  So from a balance perspective at least I don’t need to put a foot down but I often do a 4-way stops with other drivers simply trying to communicate to them I am coming to a complete stop.  Depending upon the situation, I will use my left or right foot to use body language to tell others drivers that I am still working on stopping.  It helps sometimes.

The other day, near my house, I pull up to a 4-way stop.  A guy in a large passenger van had already stopped at the left of me.  He was on the bigger street while I was on a narrower side street.  I looked at him and he wasn’t going.  Mind you, I don’t just take off through an intersection in front of 3-ton vehicles that have the right of way.  He had the windows down and started yelling something and making hand gestures (more than a single finger).  But I couldn’t tell what he was saying.  Finally, in a stroke of brilliance, the guy figured out a way to communicate what he’d be trying to say — he put on his right turn signal!!  Yes, somehow using the turn signal to signal a turn had escaped him.  Once I saw the signal I knew I could safely go.  I went as soon as another driver that had pulled up to the intersection from the right made a right turn in the same direction I was going.  Had the original driver communicated his intentions by using his turn signal things would have been so much easier.

I also see the people that try to wave me across but forget that it is dark outside and it is nearly impossible to see inside their car from across the intersection.  I’ve also seen people, barely, driving cars with tinted windows trying to do the same.

Of course you have the opposite where people pull up to the stop, wait a few seconds and then go — without looking to see who else is around.  Sometimes drivers simply assume that all intersections are 4-way.  I’ve had people pull out in front of me because they stopped and just assumed I was going to stop as well even though my street didn’t have a stop sign.   Better yet are the ones that stop at the intersection even though they don’t have a stop sign.

What are your favorite 4-way stop observations?

Rehabber’s Club Tour Visits Dutchtown on Saturday

Tomorrow morning, Saturday September 15th, the Rehabber’s Club will hold its monthly tour of rehabbed and yet to be rehabbed properties. Last month was a great look at activities in Forest Park Southeast (aka The Grove). This month it is Dutchtown. Each month the tour and discussions are interesting as you get to see what others have done as well as what typical places look like prior to renovation. Discussion topics that come up can be quite helpful to those considering their own rehab project. The 9:30am starting point is the recently completed Marquette Park Condominiums located at 4056 Minnesota, appropriately across the street from the lovely Marquette Park.

Above, the condos framed by the double row of trees at Marquette Park.

Imagine this as your view!

The building, acquired by the Dutchtown South Community Corporation (DSCC) using federal funds, was in poor condition and has thus been extensively renovated top to bottom. DSCC Executive Director (and SLU Alum) Debbie Irwin will walk us through some of the issues faced during the renovation process. The condos are each one bedroom & one bath. Originally the DSCC was going to attempt to turn this building into two townhouses but as you see it has a single front door with an internal stair serving all four units. When I volunteered on the committee, the plan was changed to retain the four unit configuration. It had been argued there was no market for condos in Dutchtown but I countered that there were zero condos available so that cannot be a justification of the market.

Each of the condos is listed for $100,000 and includes a “write down” program as well as closing cost assistance. Buyer’s must be income qualified meaning they can’t have too high of an income in order to qualify. This, of course, is all based on requirements attached to the funding sources used to renovate the building. Debbie Irwin will explain these programs in more detail at the meeting. The condos are listed with CBG, click here to view the MLS listing for Unit A (all four listings are the same).

Part of the meeting will include a discussion of what is called the “VAL” project — this stands for a triangle of land bounded by Virginia, Alabama, and Liberty streets. There is not much to see in person on site as it is still vacant as environmental cleanup has to be completed before construction can start. I believe the rehabbers club will get a look at the drawings for the proposed project.

Last up is the corner storefront property I have listed at the corner of Itaska and Louisiana. Unlike the condos on Minnesota, this building has yet to be rehabbed. Thankfully it is starting out in much better condition than the condo building did.

Large windows create a pleasant front to the street yet it still works in this predominantly residential area.  Three of the four corners at Itaska & Louisiana have storefronts.

Last week the owner had the remains of two apartment finishes removed from the 1st floor area. This leaves a rough but open space ready to be transformed.  This stage is good for future rehabbers to see — to get a sense of what what things they might be dealing with when they purchase a property for rehab.   For many all the old walls, finishes, dropped ceilings and such as a bit overwhelming — so the lesson here with a rehab project is to carefully remove all the undesirable later additions to buildings — getting back to the original bones.  From this point you can get a better sense of what you have to work with.  Additional information (and photos) on this property can be found at 3463itaska.com.
The monthly Rehabber’s Club meetings are pretty punctual so plan to arrive on or just before 9:30am.  However, if you are running late know that you are welcome — you just might miss some good information.  Again the starting point is 4056 Minnesota and we’ll be headed to 3463 Itaska after that (google map/directions).   If you are running behind you can call Claralyn Bollinger at 314-604-1570 to see where we are at that moment.  For those not interested in the full Rehabber’s Club meeting but curious about 3463 Itaska, I will have it open from 10am to 11:30am so feel free to stop by.

Tiny Municipality Better Known After Abusive Cop Video on YouTube

Last month I showed you videos from Jimmy Justice — the New Yorker out to show the world that New York traffic cops, and other officials, park in places where nobody should be paking — such as in front of fire hydrants, bus stops and on public sidewalks. He gets in the face of these officials and screams at them about breaking the law.

Well, by now, most of you have likely heard about the St. Louis area case of a young motorist berated by a cop from the virtually unknown municipality of Saint George (pop. 1,288, google map).

Here is part 1 of the video. Note, the video doesn’t show much but the audio records the entire scenario. The cop uses the f-word often so just make note of that if you are watching at the office, around impressionable ears or just plain offended by the f-word then you may want to skip this one.

[youtube]http://www.youtube.com/watch?v=8033SPavXEc[/youtube]
The National Association of Motorists, with a slogan of “we fight back against unfair traffic law” has the story with a complete transcript here.

Time for me to get a hidden scooter-cam! This cop may have been having a bad day but that is no excuse in my view — he should have asked to be off duty or done something to get help. He should not be allowed to have a badge, billy club and certainly not a gun. He shouldn’t even be permitted to be a mall security guard! The cop’s attorney says the driver, Brett Darrow, taunts police.
Other sources:

• KSDK Channel 5 (w/video of news story)
  
• Officer.com has an earlier Post-Dispatch story.

Today’s Post-Dispatch sheds some light on St. George:

It’s one-fifth of a square mile of small brick homes and condominiums — amid a sea of small brick homes and condominiums — at Interstate 55 and Reavis Barracks Road in south St. Louis County.

Like so many of the county’s 91 municipalities, it’s a subdivision with police power, and no shortage of it. Some who have gotten tickets might have wondered why St. George even exists. They can thank moms in two subdivisions, back in 1948, who wanted their kids bused to school. Bayless schools would not send buses. So the subdivisions incorporated as St. George, which allowed them to join Affton schools.

Yes, this is why we have 91 municipalities in St. Louis County — because it was very easy to incorporate. Decades later we are left with tiny villages and towns trying to find ways to pay for services demanded by residents. Like the City of St. Louis of past, these incorporated areas find themselves losing residents as people move further out for newer digs or, ironically, move back to the city for a more urbane lifestyle. So they try to draw big box stores, strip centers and issue as many tickets to motorists as they can.

Getting the city back into St. Louis County is potentially an impossible task, one that requires a statewide vote to change the Missouri constitution. However, consolidating municipalities, school districts and other governmental jurisdictions within St. Louis County is relatively easy. Two subdivisions, that incorporated nearly sixty years ago, do not need to remain separate with its own police force, six aldermen and a mayor.