The building at 100 North Tucker was built by a developer in 1964, opening for office tenants in 1965. Typical for that era, the 11-story structure had low ceilings and small windows. It was plain, a dog. It’s been “functionally obsolete” for decades now. Occupancy dwindled to the point the last owner donated it to his alma mater, Saint Louis University.
100 North Tucker in September 2012, before renovations
Turns out the structure was designed to have two more floors to be added later. So one tall floor was added. Two previously unused elevator shafts got new elevators to the 12th, the originals stop at 11The library occupies the 5th & 6th floors with views of the St. Louis courts to the southThe south end of the new top floor is an event space, wheelchair access is provided by a ramp out of viewThe glass wall of the 12th floor offers great views downtown. A mock courtroom occupies the north end of the floor.A small class was having a mock trial inside the courtroom during our tourView looking east
I’ve not been happy with the direction former SLU President Larry Biondi took the main campus (fenced fortress) but his last project looks to be a winner. I’ve not tried The Docket restaurant on the ground floor yet, but at lunch on the day of the tour I saw a SLU law student at Empire Deli on Washington. An ugly building was given new life while adding many more people downtown.
Congrats and thank you to everyone that made this happen!
Forest Park Ave from Kingshighway to Grand (map) is 1.6 miles long with the potential to be a dense urban corridor. Developers, however, would like to make it a typical low-density big box chain retail corridor. I’d like to show you why I believe two big box retail developments at Forest Park Avenue & Vandeventer are out of character, why these will undo the work others have done recently.
I had enough photos of various buildings along Forest Park Ave to write this post, but Saturday I spent about 90 minutes taking around 150 photos as I traveled the entire length in my wheelchair. Why go to such trouble? I believe cities can’t be properly understood driving through in a car, or worse, relying on Google street view. You’ve got to hit the pavement to really get what an area is about.
I got off the bus on Forest Park Ave at the first stop east of Kingshighway and returned downtown from the Grand MetroLink station, about 2 miles of travel. Don’t worry, I’m only going to show you a small percentage of the images I took.
Looking east toward Euclid Ave we see numerous multi-story buildings, including medical, hotel, & apartments, all recent structuresOne low-rise strip center exists on the NE corner at Taylor Ave. If the St. Louis Streetcar gets built expect this 1985 building to be replaced with something more denseThe 1972 Parkview Apts next door contain 192 units on a lot just 65% bigger than the strip center.This 3-story apt building was built in 1930, it contains 24 units. The building next door was built in 1908Across Forest Park is the Rehab Institute, I had some outpatient physical therapy here.Back on the north side of Forest Park we have a 242 unit building built in 1977This block contains older buildings as well, all 2-3 storiesSame is true on the south side of Forest Park AveThis is a very pleasant place to be a pedestrian even with many cars passing byThe 3-story Cortex building from 2006 faces Forest Park AveUnfortunately this 2-story structure at S. Boyle, built in 1919, will be razed for a wide pedestrian mall leading to a new MetroLink station to be built 2 blocks southAcross the street a similar building was successfully renovated for an independence center and upscale resale store. This was built in 1931.One of the few 1-story buildings, this one dates to 1912 and has many windows on the street-facing facade. Currently used as a dialysis center.The general rule, however, is 2-levels up to 6 or more at times. All front Forest Park AveFormer Ford plant is now apartments with street-level retailTwo of the four storefronts are still available.The 3-story warehouse from 1901 is now part of the Center for Emerging TechnologiesA long-time Salvation Army facility, 3-stories facing Forest Park AveA 2-story Laclede Gas buildingThe 2-story firehouse at Vandeventer was built in 1965A former warehouse facing Forest Park, and another facing Laclede, are apartments geared toward SLU students. The parking garage was set back enough to permit a shallow liner building.At Spring Ave millions have been invested in existing urban buildingsMicrobrewer Six Row is in the urban building on the SE corner at Spring AveFinally at Grand we have one of SLU’s residence halls, though not oriented to Forest Park Ave
As you can see each block for the last 1.5 miles from Kingshighway has buildings fronting Forest Park Ave, nearly all 2 or more floors. Seems like every decade since the early 20th century new buildings have followed this pattern. But now Pace wants to change the pattern drastically, a new vision.
Pace Properties wants to build a retail center, called Midtown Station, on Forest Park Ave. between Vandeventer and Spring.
Pace says the site is ideal because of its proximity to St. Louis University and Washington University, as well as major employers like Ameren Missouri, BJC and Wells Fargo. (KSDK)
Pace wants to have the backs of big boxes facing Forest Park Ave & Vandeventer AveThis big box development (yellow) coupled with another to the west (purple) will completely undo the hard work and investment of others along the Forest Park Ave corridor
Next to Saint Louis University should be walkable retail shops, not the blank walls of the back of big boxes. I’m not opposed to retail, I’m opposed to the form these developments will likely take. I’m gathering examples of how this could be done much better, look for another post next month.
I don’t want this new suburban big box vision to reverse the urban corridor.
As I’ve done for the last month, this is another post on potential development sites along the proposed initial route of the St. Louis Streetcar. The sections already reviewed are as follows:
This post will cover the section from Olive & Compton to Lindell & Vandeventer (map). For those unfamiliar with the area, Olive splits off to the north but to motorists Olive becomes Lindell (pronounced Lindle). The entire south side of this stretch of Olive/Lindell is the campus of Saint Louis University (SLU). The north is a mix of SLU, private, and institutional properties.
We’ll start at Compton and head west.
Massive SLU parking garage could be fronted with a shallow “liner building” to create a relationship with the sidewalk.
The buildings & land on the other side of Lindell from SLU’s Compton Garage are ripe for development, I’m just lacking images of them.
The intersection where Olive splits off to the right was redone a few years ago.gLooking the opposite directionIt shouldn’t take a streetcar to make it safeHotel Ignacio is just part of the development activity that has taken place here.The Field House Pub & Grill at 510 N. Theresa is an example of positive things already underway in MidtownThe streetcar can help the existing momentum and reduce the need for the excessive amount of surface parking.SLU could reskin this former state office building at 3545 Lindell, adding storefronts and new floors.The SLU campus east of Grand has a prison feel, fences everywhere. SLU could remove the fencing to connect to the street, like the campus west of Grand.With a new building on the right, street trees along Grand would make this a pleasant route to take to reach the streetcarIdeally SLU will build a new building on the SE corner of Lindell @ GrandAs well as the NE corner. I’d love to see a Trader Joe’s on the ground floor, with apartments above.
The corner of Lindell & Grand should get major new buildings. There are already substantial buildings in the area, especially to the north & west. These two corners were land banked by SLU so the streetcar is the perfect time to withdraw them and put them to good use activating the intersection.
I’d love to see the ground floor of Jesuit Hall activated with a cafe or bakeryThe Lindell facade of Jesuit Hall also has opportunities for activity.The Masonic garage on Olive is awful, I can’t see this staying long-termThis section of Lindell has some stunning buildings, this is SLU’s museumThe few gaps can be filled in with massive structures, student housing over retail would be nice at Lindell & SpringMaybe we can widen the sidewalks along SpringEventually the owner of the auto repair shop at 3699 Olive @ Spring will retire and sell.The Coronado was vacant for years until the Gill’s renovated.Hopefully someone will find the right formula for the lower level space, several places have failedA few years ago SLU razed two buildings here to make room for expansion of the law school. With the law school opening downtown this land plus the old law school are availableThe various modifications to the 1914 structure at 3765 Lindell has made it rather odd looking.The Crazy Bows & Wraps location might be developed. This 1961 structure was extensively remodeled in the 90s.In 1978 it was mentioned in the Midtown Historic District nomination as a “unfortunate intrusion which should not have been allowed”, click image to view district nomination.This building, originally built for the Brotherhood of Railway & Airline Clerks, contributes to the 1978 midtown historic district. This building should be saved as it contributes to both Lindell & Vandeventer.
An interesting paragraph from the 1978 midtown nomination:
Unfortunately, Midtown is still perceived by many as a dangerous area riddled with street crime and all manner of urban ills, the most prominent of which is the current “black sploitation” fare served at the Fabulous Fox. In spite of this onus, a 1977 walking tour sponsored by the St. Louis Chapter of the American Institute of Architects and New Town/St. Louis, Inc. drew hundreds of curious and concerned
St. Louisans to Midtown. The solution for the revitalization of existing structures and the continuing education of the general public will not be easy, but to abandon Midtown is to dismiss one of the strongest concentrations of architecturally significant buildings in St. Louis.
There is more developable area north of Lindell and west of Spring, both vacant buildings and vacant land.
Last month (April 2013) the exterior of the new law school was basically complete, with new glass elements and a new top floor.The same building in September 2012
But this post isn’t about the alterations to the building, this post is meant to help faculty, staff & students understand how to use the MetroBus system.
The distance between the current law school on the main SLU campus and the new building is 2.3 miles via Lindell/Olive & Tucker. Driving time is 9 minutes end to end, but no parking is available at the ends, so walking time needs to be added.
Taking the #10 (Gravois Lindell) MetroBus is 16 minutes, per Google Maps, including walking time. Time on the bus is 11 minutes plus 5 for walking, so taking the bus is competitive with driving in this example.
Those going from the main campus can catch the #10 in one of two places: on Lindell east of Spring or Lindell east of Grand. You’ll exit the bus on just after it turns on 14th St., next to the Ford Building.
Riders returning the SLU main campus can catch the #10 at this bus stop at 14th & Pine, the Ford Building at left is the stop for those going to the law school.
In the opposite direction you’ll walk two blocks west along Pine to the stop shown above. You can exit at Grand to Spring for the main campus.
Frequency is every 30 minutes, 40 minutes after 11pm. The #10 line is the bus I use most often, the 30 minute frequency isn’t a problem when you know the schedule. I personally don’t use the printed schedule, I just check the times on the Google Maps iPhone app (or online) as needed.
The bus route number is shown on the front left followed by the the final destination. This example is the #70 (Grand) MetroBus heading NB.The route number & destination is also displayed on the curb side of the bus, just behind the door.
Here are some other things to remember:
Make sure you look for your bus, if you are busy reading the bus driver may not realize you want to board and pass you.
Transfers offer a good value. Say you board the bus at 10:30am and pay $3 ($2 fare + $1 transfer), you’ll get a transfer good until 1pm!
Bus drivers can’t offer change, so having $1 bills is a good idea, a monthly pass is $72. Hopefully a new SLU administration will join the Metro campus programs like St. Louis Community College, Washington University, and University of Missouri-St. Louis (UMSL).
Let others get off the bus before boarding, when you exit use the back door rather than the front door. This reduces delays.
You’ll need to pull the cord to signal you want to stop at the next bus stop.
Don’t be afraid to sit toward the back, the front seats must be given up for elderly & disabled passengers.
Other MetroBus lines within 2 blocks of the law school include: 30, 41, 74, 94, 97, 99. Four blocks away at 14th & Market adds the 4 & 11.
Most likely you’ve already heard the news: Lawrence Biondi has announced he will retire as president of Saint Louis University.
The Rev. Lawrence Biondi surprised supporters and critics alike Saturday evening when he announced plans to retire from the presidency of St. Louis University.
The move follows months of campus strife that included no-confidence votes by faculty and students. (stltoday)
I’ve lived in St. Louis for nearly 23 years, most of Biondi’s 25-year tenure. I’ve witnessed the physical changes to the midtown campus along with everyone else. The public remains sharply divided on these changes. Some of us see the changes during his tenure as highly destructive and anti-urban, others view them as visionary, saving a once-dying campus.
Who’s right? Actually, both views are correct.
Biondi had a vision for the campus and was relentless in making it happen. Unfortunately, his vision was shaped by a perspective shared with many in his generation:
Pedestrians stroll through park-like settings but use cars to actually get from point a to point b, pedestrians should be seperated from roads.
Old urban cities are bad places with bad people, to be safe we must create physical barriers to keep them out of our space and to tell us where we shouldn’t go.
Only poor people use public transit, everyone else has a car. In other words: transit brings troublesome poor folks while parking garages attracts desirable folks.
Open space, with lush green lawns, solves problems.
Residential, office, retail, industrial should all be separate from each other.
These views were formed in their youth, influenced by the General Motors Futurama exhibit at the 1939 World’s Fair.
The 1939 GM “Futurama” exhibit imagined intersection of 1960 with pedestrians separated from autos, click image to view 6 minute YouTube video from the 1939 New York World’s Fair (highly recommended)
My hope is the next president of Saint Louis University will reject the beliefs listed above. That he/she will instead think:
The university should embrace the city, not wall it off.
Supporting public transit will greatly reduce the need to take on debt to build more parking garages
Thriving areas beyond campus will enrich the student experience
SLU is an urban campus, the public rights-of-way (roads/sidewalks) within our boundaries should be highly active
SLU’s anti-urban research building on the SE corner of Grand & Chouteau
What is the likelihood the Board of Trustees will select someone with a viewpoint radically different from Biondi with respect to urban planning? Right, not very high…
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