The Future of 18th & Washington Ave

Last week I went to the MetroBus stop on the NE corner of 18th & Washington Ave to catch the #97 Delmar bus westbound. The normally full parking lot behind the bus shelter was empty except for a for lease/sale sign.

ABOVE: Lot is listed by L3 Corporation but it's not listed on their website (click to view)

The lot is owned by a couple in Glencoe Missouri but had been leased by Consumers Program Inc, aka CPI, located across the street.

ABOVE: CPI is located at 1706 Washington Ave in a structure built in 1912

Presumably CPI didn’t renew the lease to save money, having employees use one of the three parking lots they own. One is city block #831 bounded by Washington, 16th, St. Charles St and 17th — this is the block directly east of their building. This block once was occupied fully by a building that was part of Brown Shoe.

ABOVE: Entire block of surface parking east of CPI's building shown in the background

CPI’s other two lots occupy two more corners at 18th & Washington — the SE & NW.

ABOVE: The SE corner held the 10-story Marquette Hotel until it was razed in 1988

ABOVE: CPI's largest lot occupies city block 2002 bounded by Washington, 19th, Lucas and 18th

Three of the four corners are surface parking, the fourth corner (SW) is occupied by Mulligan Printing.

ABOVE: SW corner of 18th & Washington is the only one left with a building, occupied by Mulligan Printing

Mulligan Printing’s 5-story building was built in 1928. The closed up windows at the street level are unfortunate but at least the building massing is good — far better than a surface parking lot.

What is the future of this intersection? Will it always be mostly surface parking lots? The planner in me would like to see form based codes to replace our old use-based codes. Instead of detailed regulations depending upon the original intended use of any new construction, a form-based code would require a minimum height, the building pushed out to the property line, windows and doors at sidewalk level, etc. The architectural style, just like the use inside, of any new construction is of little concern me.

In the future I’d like to see the current situation reversed with buildings on three corners and only one corner with surface parking. It might take 40 years to happen but it’ll never happen under our current zoning.

- Steve Patterson

Got Parking Tickets?

If you have outstanding parking tickets you might want to get those paid.

ABOVE: Boots placed on the wheels of a pickup on Washington Ave

With municipal budgets tighter and tighter cities are looking to collect unpaid tickets. In North Carolina the city of Raleigh will be “intercepting” future state tax refunds to reduce the $1.6 million in unpaid parking tickets (story). In St. Louis other methods are usedL

A parking scofflaw is any violator who accumulates at least four outstanding parking tickets (i.e., tickets that are unpaid at least 16 days after the ticket issuance date). The Parking Division’s boot crews are authorized to immobilize (apply a booting device to) any vehicle that is on the current Parking Scofflaw File. Once a vehicle has been immobilized, it is subject to immediate tow. The City uses City-owned and contracted tow trucks to tow tow-eligible vehicles. Possible boot removal: After a vehicle has been immobilized, and until it has been towed, a motorist may have the boot removed once the Parking Division has received adequate proof that the parking scofflaw has paid all outstanding fines and fees for the booted vehicle. For the purpose of boot removal, a Payment Receipt from PVB or a Dismissal Form from PVB shall constitute proof of payment. This option is not available once the vehicle has been towed. Any motorist whose vehicle has been booted must pay the required booting fee, as approved by the Parking Commission. The booting fee of $50.00 must be paid at Parking Violations Bureau before a person can reclaim his or her vehicle. (source)

The penalty is similar in Clayton:

Vehicle will be subject to tow upon accumulation of six (6) or more unpaid tickets or over $150.00 in unpaid fines. Additional fees for towing, storage and impoundment will be imposed. (source)

Really people? Every time I’ve received a parking ticket I think of the 10-12 times I could have gotten a ticket but didn’t, then I pay the fine.

- Steve Patterson

SLU Garage Keeps Sidewalk at Olive & Compton Dead

One hundred years ago the block at SW corner of Olive & Compton contained about a hundred buildings — flats and houses mostly. But also a very large indoor skating rink, complete with electric lights!  Those buildings, and the life they gave to the sidewalks, are long gone.

In 1998 Saint Louis University constructed a massive parking garage on this corner — over 180,000 square feet on the ground floor. It’s impossible to have a vibrant (and safe) street life with such a lifeless structure consuming so much length of the sidewalk.

Of course we must stop building in such a way that kills sidewalks. But what do we do here? What we aren’t going to do is recreate the structures that existed 100 years ago, time marches on.  The massive garage isn’t going anywhere due to remaining debt and need.

But rarely is anyone parked on Olive. Why would they? There are no businesses or residences  to visit.

That’s the solution — squeezing in occupied structures between the garage and sidewalk. The garage would likely require mechanical ventilation since a structure(s) would cut off natural cross-ventilation. Small storefront spaces would occupy the sidewalk level, excellent incubator spaces. Apartments on the 2nd & 3rd floors, an elevator & stair would be in the middle.

Yes, you can point out all sorts of issues but I challenge you to instead think of how to make it work because I’m not satisfied this sidewalk will remain lifeless.

- Steve Patterson

Parking Needed for Restoration and Occupancy of the Municipal Courts Building?

On April Fool’s Day Paul Hohmann had an excellent post suggesting the city was going to raze the vacant Municipal Courts Building and replace it with a parking garage.

ABOVE: Hohmann's mock-up of the joke (bottom)

The city isn’t going to raze the building but what are we going to do with the structure? There have been numerous ideas over the last decade but it seems the lack of a large source of dedicated parking is problematic.  Downtown has an excess of parking but the oversupply isn’t where it is needed.  I’ve got an idea.

ABOVE: View of the south side of the Municipal Courts as seen from 14th & Clark.

I still miss the old city jail that occupied the NE corner of Clark Ave & 14th Street, why not build a mostly underground parking structure with street-level storefronts facing both 14th & Clark Ave? The parking could serve the need of tenant(s) in the Municipal Courts, City Hall, Scottrade Center, Busch Stadium and the Peabody Opera House (formerly Kiel).  Retail & restaurants could serve all the above as well as the Sheraton Hotel located one block south and the many daily transit riders at the Civic Center bus & light rail station, also a block south.

ABOVE: Satellite view from Google Maps

Activating the sidewalks along both 14th and Clark Ave would do wonders for improving the walkability of the area.  I’m thinking 3-4 floors of occupied floors about grade. If parking was above grade it should be fully enclosed.  Ideally the bulk of the parking would be below sidewalk level, not above.

The big picture would be to evaluate all 10 blocks of Clark Ave from Busch (8th) to Union Station (18th), finding opportunities to improve the many people who currently walk all or part of this stretch.  Way back in July 2006 I posted about building over the existing MetroLink lines between 15th-18th, also facing Clark Ave.

The Municipal Courts Building would be a premier location for one or more law firms.  Treasurer Larry Williams has the ability to fund the structure, leasing some space to future firns in the Municipal Courts.

- Steve Patterson

Giving Away Parking at City Hall

Saturday April 2nd I noticed the main portion of the parking lot south of city hall was full while the part closer to 14th St was empty.  The Cardinals had an away game this day so I’m not sure why all the cars.  I thought it was good to see the parking lot bringing in revenue on a Saturday rather than just sit vacant.

But wait, the gates are wide open! Of course on a Saturday there probably isn’t enough turnover to staff the booth.  The Treasurer’s Office needs to enter the 21st century and get technology to automate the process to collect the parking fee. Of course the Treasurer also has downtown parking meters at no charge on weekends but some [refer lots and would pay.

- Steve Patterson

Follow-up On Halliday

ABOVE: Halliday @ Grand in June 2007 with parking where lawn had been

In June 2007 a huge controversy began in the Tower Grove East neighborhood, on Halliday at Grand.  A developer paved a front yard for condo parking (see Developer paves front yard for condo parking, hearing on the 6th).

ABOVE: By April 2008 the lawn was gravel rather than concrete

The Parking Nightmare on Halliday Continues! was a headline in April 2008 when the concrete paving had been removed, leaving only gravel.

ABOVE: The lawn has now been restored

ABOVE: Condo owners now have angled reserved spaces on the street

While I don’t object to angled parking on this street I hope the city didn’t give away part of the right-of-way to help this developer save face. Alderman Conway (D-8), who  supported the developer in having parking between the sidewalk and building, is up for re-election next Spring.

- Steve Patterson

City Employee Parks City Vehicle Next To Fire Hydrant

ABOVE: City vehicle parked in no-parking area in front of fire hydrant on 11/10/2010

If you or I parked blocking a fire hydrant it wouldn’t be long before our car was ticketed and towed away, resulting in big fees.  But a city employee driving a city-owned vehicle, it seems, can get away with doing what we can’t.

ABOVE: City vehicle parked in no-parking area between disabled space and fire hydrant on 11/10/2010

I’m sure it was just for a few minutes but anyone could use the same excuse.  The fact is the city isn’t going to ticket or tow away it’s own vehicle.  This employee likely didn’t face any disciplinary action for how they parked.  As a matter of policy, city employees operating city vehicles need to be held to the same standard as anyone else.

Some vehicles mention the department on the door but this one didn’t so I assume it is a pool vehicle that can be checked out as needed.  This makes me wonder, who manages the vehicles? What does the employee agree to when they check out a car?

- Steve Patterson

Readers: Use Cards To Educate Rather Than Shame

ABOVE: While the poll was ongoing I encountered the above SUV trying to cross a street connecting to Demun.

The poll last week got lots of diverse responses but the biggest group thinks I should use a bit of guilt (“I’m disabled…”) but should otherwise educate those who park in disabled spaces, block crosswalks, etc:

Q: How should I phrase cards to leave on cars blocking disabled parking spaces, pedestrian crosswalks, curb ramps, etc?

1. I’m disabled, how you’ve parked can make things difficult for me and others. 74 [43.53%]
2. I’m disabled, I don’t like how you’ve parked, the authorities have been notified, pic posted on Twitter & Facebook 36 [21.18%]
3. Don’t leave anything, just let it go 14 [8.24%]
4. Other answer… 13 [7.65%]
5. Forget a card, key their car 11 [6.47%]
6. I’m disabled, I don’t like how you’ve parked, the authorities have been notified 10 [5.88%]
7. You insensitive jerk, I hope you end up disabled like me someday 7 [4.12%]
8. Unsure/no opinion 3 [1.76%]
9. I’m disabled, I don’t like how you’ve parked 2 [1.18%]

All of the answers I provided in the poll were things I thought at times I encounter a poorly parked car.  I’d never damage anyone else’s property but for a brief moment just the thought of keying an offending car brings satisfaction.  Mostly I do nothing other than take a picture but I want to have a pre-written card with me to cover those times I don’t want to let it go.

The 13 other answers were:

1. attach a chain to the axle “American Graffiti” style
2. Choice 4 with the Facebook and Twitter part added.
3. kiss or kill me. you pick.
4. Collective Action: No
5. I like the car you’ve got – but recommend posting it with tenacious adhesive
6. I’m disabled, how you’ve parked can make things difficult for me and o Monday,
7. If you have the balls to leave a card, you better put your conact info on it too
8. Grow up
9. move your piece of crap
10. the first option with an image of you in your wheel chair giving them the finger
11. just call the cops, be(come) the squeaky wheel
12. Good idea, but it also sounds really whiny.
13. I would print out the MO code for this and leave it on their car

ABOVE: As if the driver wanted to block the curb ramp I needed to keep from traveling in the street.

ABOVE: Revised card

The following are just some of the other examples where a card would have been nice to leave behind:

I’ll be ordering the revised card soon so I will have them with me when I run into more examples.

- Steve Patterson

Poll: Help Me Determine The Message To Leave On Some Cars

For the poll this week I’m asking what should be printed on the cards I’m going to get to leave on cars parked like this:

ABOVE: This car is parked in the loading zone next to a disabled parking space on Washington Ave.

I see things like this often and I want to do something about it but 1) the police are too busy, 2) parking violations is closed, 3) I can’t wait for the person to come back, 4) and if I had paper & pen I can’t write legibly.

Here is one example of what I was thinking:

To harsh or not enough?  I have listed several ideas in the poll, all have come to mind.  The poll is at the top of the right sidebar.

- Steve Patterson

The Design of Parking Garages Has Changed Over The Years

I find myself touring our many parking garages — to check how they are used, their condition and so on.

Our older garages are not space efficient at all.  The buildings they replaced were considered “obsolete” for modern use but we know how to adapt old buildings to new uses. Old garages just languish.

The old spirals for ramps gave way to sloping parking decks to get you from level to level, this is what we still have today.  I hope to see much more efficient parking systems here one day.

httpv://www.youtube.com/watch?v=d0iUPtjfByU

Parking like this would allow us to replace our above ground garages with…buildings occupied by humans.  Some might say we have cheap land so there is no incentive to build more compactly. To that I’d say we have policies that have encouraged poor use of land. We need to change our policies so we use our core urban area more efficiently.

- Steve Patterson