Readers: New CWE Apartment Project Isn’t Too Much Density

In the non-scientific Sunday Poll, an overwhelming majority of those who voted felt a new project wasn’t adding too much density. I agree. Much greater density would’ve been good too, but the number of units was limited by the amount of parking that could fit into the former 1-story warehouse. I applaud the developers for leaving a small storefront space along the street.

The Milton is located at 4534 Olive.

Here are the poll results, the response was slightly higher than in recent weeks.

Q: Agree or disagree: Adding a 4-story tower w/30 apts to a 1-story warehouse is just too much density.

• Strongly agree 2 [4.08%]
• Agree 1 [2.04%]
• Somewhat agree 0 [0%]
• Neither agree or disagree 1 [2.04%]
• Somewhat disagree 3 [6.12%]
• Disagree 10 [20.41%]
• Strongly disagree 30 [61.22%]
• Unsure/No Answer 2 [4.08%]

I’m curious about the few that do think it’s too much density.

While I’m glad the front faced was reused, and I like modern contrasting with old — there’s something just not quite right about the new tower. It’s not displeasing, just not outstanding. Proportions and detailing — or lack of perhaps?

There were two interior details that were a miss — thresholds at each unit and out to each balcony.

So it’s not a perfect project, but it is a good example of how to retain a nice old facade while adding living space. In the next 5-20 years as fewer people own cars hopefully we’ll see less space & expense to accommodate car storage in new projects.

— Steve Patterson

Preparing For The Solar Eclipse, August 21. 2017

Solar Eclipse fervor is increasing as August 21, 2017 approaches.

What’s all the fuss?

For the first time since August 7, 1869 (That’s 148 years!) a total solar eclipse will come to Missouri, and, weather permitting, the next one will be even better than the last one. The 1869 eclipse only clipped the northeast corner of our state. The 2017 eclipse will begin its sweep from the northwest corner to Cape Girardeau (see eclipse map). Depending upon where you are in the state, the eclipse will begin between 11:30 am and noon. It will continue until between 2:30 pm and 3:00 pm.

The path of totality will go over 42 of our state parks and historic sites and 22 of the KATY Trailheads. Of all of our sites, Felix Valle wil have the longest totality of more than 2 min 40 seconds. Even the parts of Missouri farthest from the path will experience a partail eclipse in which over 92% of the sun is covered and even that will be spectacular! (Missouri Dept of Natural Resources)

It’ll pass near and through major cities:

It’s an interesting fact that this eclipse path cuts right through the middle of several very large cities. If you’re in St. Louis or Kansas City, you need to be in a certain part of town to see totality. Nashville is partially in totality. Portland OR misses it, as does Atlanta and Chattanooga. Bowling Green is barely in the path. Greenville SC is, but Spartanburg isn’t! And Charlotte misses as well. Omaha is not in the path, but Lincoln is – just barely. And the great national Parks of Yellowstone/Grand Teton, and the Great Smoky Mountains are cut in half by the path. But Craters of the Moon misses the show! The Land Between the Lakes in Kentucky will be perfect, weather permitting! But if you want to be there to see it, then you need to be in the right spot! Check out the maps to make sure you’re there! (Eclipse2017.org)

Confused? The image below illustrates the path, with the center blue line being total darkness.

If you’re in the City of St. Louis on August 21st you won’t experience the eclipse — except those on the South side will experience a partial eclipse.

Those South & West of the city will experience it. The closer you are to the blue line the the darker it’ll be and the longer it’ll last.

On August 21st we plan to drive about an hour to be on the blue line to experience the full total eclipse  — nearly 3 minutes long! Yes, a 2-hour round trip for just under 3 minutes of the solar eclipse. Our eclipse glasses arrived Friday.

Use the links above, search for more, or look at Wikipedia for additional information. Don’t wait until the last minute to prepare.

— Steve Patterson

Sunday Poll: Is New CWE Project Too Much Density?

The 1-story storefront/warehouse at 4534 Olive St has stood for nearly a century. From March 2015:

Every resident will get a balcony or a deck at a four-story apartment building to be constructed on piers over an 89-year-old Central West End warehouse.

Planned are 22 one-bedroom and 11 two-bedroom apartments in the new building at 4534 Olive Street and an adjoining structure built in 1900. The warehouse will provide garage parking for residents. (Post-Dispatch)

City records show both buildings were built in 1926, the adjacent building has 2-floors.

The warehouse occupies the entire lot — 100 foot of street frontage and all the way to the alley. The 1-story street facade was retained but a new tower contains 29-30 apartments.

Today’s poll is about the resulting density of this project. Is it too much?

This poll will close at 8pm tonight, The results and my thoughts & photos of the finished project on Wednesday.

— Steve Patterson

St. Louis Board of Aldermen: Board Bills 95-98

There are 4 new bills to be introduced at the St. Louis Board of Aldermen today.

ON AGENDA FOR INTRODUCTION TODAY 7/7/17:

Note that just because a bill is on the agenda doesn’t mean it’ll be introduced, similarly, bills not on the agenda might be introduced if they suspend the rules to do so. As of 9:15pm last nigh the pages containing the full PDF of each bill were not yet public. Note: Links added below on 7/14/17 @ 1:15am.

• B.B.#95 – Davis – An Ordinance recommended and approved by the Board of Estimate and Apportionment authorizing and directing the Director of Airports and the Comptroller of the City owner and operator of St. Louis Lambert International Airport to enter into and execute the “Hunter Engineering Lease Agreement AL-004” between the City and Hunter Engineering, granting to the Lessee, subject to and in accordance with the terms, covenants, and conditions of the Agreement, certain rights and privileges in connection with the occupancy and use of the Premises, which is defined and more fully described in Section 201 of the Lease Agreement that was approved by the Airport Commission and is attached hereto as ATTACHMENT “1” and made a part hereof, and its terms are more fully described in Section One of this Ordinance; containing a severability clause; and containing an emergency clause.
• B.B.#96 – Coatar – An ordinance authorizing and directing the Mayor and Comptroller to execute, upon receipt of an in consideration of the sum of five thousand dollars ($5,000.00) and other good and valuable consideration, a Quit Claim Deed to remise, release and forever quit-claim unto Midtown Locust Properties, LLC certain City-owned property located in City Block 74, which property is known as 910 South 4th Street.
• B.B.#97 – Vaccaro – An ordinance amending Ordinance 68536, permitting the seamless transfer of a liquor license between a company selling their business and the company purchasing the business.
• B.B.#98 – Green – An ordinance amending the City of St. Louis Revised Code to add certain protections for the homeless.

The meeting begins at 10am, it can be watched online here. See list of all board bills for the 2017-2018 session. Next week’s meeting will be the last prior to their Summer break.

— Steve Patterson

Opinion: Grand Blvd & Forest Park Ave One Of Many Intersections That Should Be Redesigned

A slim majority (52,75%) of those who voted in Sunday’s poll agree with St. Louis Magazine’s Chris Naffziger that the intersection of Grand Blvd & Forest Park Ave — continuing East to Market/I-64 — should be replaced:

The solution to the morass of broken asphalt, crumbling overpasses and roaring traffic requires St. Louis to look to the past design of the neighborhood. I am not claiming that every aspect of St. Louis’s past is worth emulating, but I do know that the built environment was much more equitable for pedestrians. The interstate-like entrance ramps from Forest Park Avenue to Highway 40 should be replaced, removing the huge swaths of dead space, and allowing for a safer pedestrian environment. I feel bad for the residents of the Council Plaza apartment buildings; most are elderly, and they are forced to cross wide streets, with speeding cars threatening them, and sidewalks that are shattered to pieces from wear and tear. Redesigning this area is more than just reviving historic urban planning; it is about providing an equitable built environment for all people, pedestrian and motorist, young and old. (St. Louis Magazine)

I agree. Over six years ago I talked about this area in the context of the then Del Taco “flying saucer” at Grand & Forest Park. In that post I included a 1958 aerial image I’d purchased from HistoricAerials.com. In 1958 Forest Park Ave ended at Grand on the East — the land was being cleared to connect it to Market Street. The Danial Boone Expressway, later highway 40/I-64. hadn’t been built this far East yet either.

The tight street grid has been repeatedly screwed up over the years…in the name of progress. Meanwhile, the population has continued to drop. Decades ago St. Louisans willfully followed Harland Bartholomew as he forcefully reshaped the city, and by extension, the region. into an auto-centric mess at the expense of the pedestrian, cyclist, and transit user.

The area around Grand Blvd & Forest Park Ave has been decimated on purpose. Crime rose as a result. Saint Louis University made matters worse by fencing the campus off from the city.

If St. Louis wants to recover it must remake itself for humans — not just those driving.

b

Q: Agree or disagree: St. Louis should replace Forest Park Ave going under Grand Blvd with a conventional at-grade intersection.

• Strongly agree 15 [37.5%]
• Agree [10 25%]
• Somewhat agree 2 [5%]
• Neither agree or disagree 2 [5%]
• Somewhat disagree 2 [5%]
• Disagree 4 [10%]
• Strongly disagree 5 [12.5%]
• Unsure/No Answer 0 [0%]

b

b

I don’t think the city/region has the political will to reverse Bartholomew’s lasting legacy.

— Steve Patterson