Friday, December 30, 2016

4101 Manchester, Mixed-Use Building in Forest Park Southeast - 2016 St. Louis City Talk Favorite

Continuing with my favorite development proposals and under-construction projects in 2016, the Forest Park Southeast Neighborhood just seemed on fire. Five separate projects from FPSE made my top twenty list.

This one is at a wedge-shaped property between Manchester Ave. Chouteau Ave. and South Sarah St.

This was a city-owned surface parking lot that was not very well maintained over the years.



The city's Land Clearance for Redevelopment department chose to market this property to private developers. Per Park Central Development, the local community development corporation:
The east end of the Grove is getting a makeover. The Land Clearance for Redevelopment Authority received three proposals for the parking lot at 4101 Manchester. Each one was a multi-story building, but in the end, the LCRA chose Spencer Development’s seven story, mixed-use building. 
The $6.25 million plan includes ground level stores, second story parking, third-floor offices with an outdoor terrace and the upper floors will feature apartments. This building will be an anchor at the eastern end of the Grove neighborhood, welcoming visitors and residents.


Second floor parking? Now we're talking higher use of city space. The suburbs can have their vast expanses of surface parking, St. Louis should set itself apart and rebuild for density. This new way of thinking is one of the main appeals of this project.

The design proposes 12,500sf of street level retail, 45 parking spaces, 8,000sf of office space, and approximately 30 residential units across seven stories. A third floor terrace would serve the office tenant and a rooftop deck would be a residential amenity.
When I visited the site for this blog, I saw drilling equipment on site, indicating that some progress on the site in already underway.

If plans proceed as planned, this former dead zone surface parking lot at the entrance to a great residential neighborhood and entertainment area will have a sleek, modern, activity-generating building in 2017.

4400 Manchester Avenue, Mixed-Use Building in Forest Park Southeast - 2016 St. Louis City Talk Favorite

Continuing with my favorite development proposals and under-construction projects in 2016, the Forest Park Southeast Neighborhood just seemed lit. The next five blogs will be focused on this single neighborhood which was recently rebranded the Grove (and I accept that).
There are three major projects announced along Manchester Avenue, the important commercial/entertainment district between Kingshighway and Vandeventer.

This proposal from Restoration St. Louis is exciting because it takes a large vacant lot (since the 1970s) along a very important commercial/entertainment area and replaces weeds with a five-story market-rate apartment building with 3,680 square feet of commercial space on the ground level.

The design proposed by Maplewood, MO firm V3 Studios are modern and impressive:








The location is high profile as many people come from all around to visit this section of Manchester in part due to one of our greatest breweries: Urban Chestnut Brewing Company, right across the street. If you haven't tried their German pilsner "Stammtisch" you are missing out on life. Back to the building...

I first became aware of potential development on this site back in 2013 via a NextSTL story:
A five-story, 55-unit mixed use building has been proposed by Forest Park Southeast developers Amy and Amrit Gill for 4400 Manchester in the Grove. 
[the structure], which would subsume two adjacent parcels at 4400-08 and 4410-12 Manchester. Both are presently vacant lots, though it is unclear if nearby buildings to the south (on Swan Avenue) will remain or will be replaced with parking.
The parking plot thickened and in February, 2014, the St. Louis Post-Dispatch reported that the plan was delayed due to parking concerns:
Restoration St. Louis owns the vacant lot where it had proposed the apartment building. It also owns some vacant houses on Swan Avenue, a block south of Manchester. 
Tearing down those houses to provide parking for the apartment building ruffled the Forest Park Southeast Development Committee, a neighborhood panel administered by Park Central Development. 
Brooks Goedeker, Park Central's executive director, says the Gills signaled they would suggest parking alternatives but then asked that the apartment building proposal be removed from the development committee's consideration at its meeting Jan. 27.

Here's what the the apartments and houses on Swan Avenue near Newstead Avenue look like as of publishing:

 boarded up homes along Swan Avenue directly behind the Manchester lot

Upon my visit, there was interior demolition taking place at the handsome apartment building that faces Newstead at the corner of Swan:

Nobody wants a surface parking lot where there is viable housing, right?


Well, later in the year, updated proposals surfaced. In July and August, NextSTL and St. Louis Post-Dispatch, respectively, published stories on updated renderings and project details. The PD article reported:
The Gills, whose Restoration St. Louis owns the vacant lot, are proposing a nearly $11 million project of 55 market-rate apartments. A similar plan put forward in 2013 didn't get far, in part, because of parking concerns. The Gills had wanted apartment parking on the site of some vacant houses nearby. 
In their new plan, parking is tucked inside the apartment building behind street-level storefronts. 
A swimming pool, an outdoor deck and bike racks are included in the design. V Three's plan is for "universal design" apartments, which would be new to the Grove. "Universal design" characteristics include apartments without steps and doors wide enough to accommodate wheelchairs. The intent is to provide market-rate housing for people aging out of multistory homes.
Congrats on the new design, hopefully the apartments along Newstead are being saved and the neighborhood will be vastly improved by this project.

As of publishing, there are signs of fencing off the property and the familiar project billboards are on site.



Forest Park Southeast if becoming a whole neighborhood once again with vacant lots turning into viable housing and commercial space.

A great, evolving story in 2016.

Thursday, December 29, 2016

River des Peres Greenway Extension - Lansdowne/Shrewsbury Metrolink Station to Slay Park

Continuing on my top twenty projects announced or under construction in 2016, we have the Great Rivers Greenway (GRG) River des Peres Greenway Extension that was announced early in the year.

This 1.5 mile extension is part of the larger 7.3 mile River des Peres Greenway that will eventually connect to Forest Park and the Mississippi River in South County. 

I first learned of this project at a community feedback session held in October. This was the last of three public meetings designed to get community feedback, so the project details were fairly refined. As I was browsing the posters and renderings, one thing really stuck out, an important precedent for St. Louis. I'll get to that in a minute.

To make sure I interpreted the design correctly, I sat down with Elizabeth Simon, Great Rivers Greenway Community Program Manager to learn a little bit more about the project. Ms. Simon has lived in St. Louis for 11 years and has worked at GRG for 3.5 years. She has a wealth of information on this project and others and it's the tireless efforts of people like her that help me have solid hope for the future of our city and region.
One of my favorite things about living here is the willingness of people to sit down and give the average citizens the time of day to explain the work they are doing to move our city and in this case, region, forward.

Ms. Simon helped me get the facts straight and answer some of my questions. One of her main roles is soliciting and evaluating feedback from the community before, during and after GRG projects; so her perspective on this project goes back to the very beginning stages of planning.

Why does this < 2 mile extension make my best of 2016 list and not larger, higher dollar projects like NGA or the Armory? Well, this one has a personal connection and there is a big-picture win that makes me hopeful for the future of the entire city and region.

First of all, this entire Greenway project is a testament to the various electorates voting for the future with the region in mind. Sharing and pooling our tax dollars to connect us all, vs. walling off suburban towns from the city is a step in the right direction. This brings us together in the best and healthiest of ways. It is evidence that we would have a better community if we chose to work together instead of fighting and hoarding our assets.

Back in 2000, St. Louis, St. Louis County and St. Charles County voted for a tax increase for Proposition C to raise the funds for the greenway. Then again in 2013 St. Louis and St. Louis County (no St. Charles this time) voted for Proposition P to raise additional funds for the greenways among other items.

Secondly, I have a personal connection to this part of town having lived in the Boulevard Heights Neighborhood for several years.  We owned a house right along a stretch of park ground that would eventually become the Christy Greenway. GRG built an extension going through here that connected Christy Park, Joseph Leisure Park and St. Marcus Commemorative Park to the River des Peres Greenway. We watched every tree get planted and every brick and paverstone laid. We walked the path while under construction and dreamed of where trees should go and it was like they read our minds, planting diverse, native species in threes, planting at the correct depth, excellent placement, and respecting the trees that were already there.  It was perfectly designed and perfectly executed.

We listened closely as the local NIMBYs changed their minds on the trail once they saw the positive activity it brought to these parks. A true community asset came to this part of the city. People walking grocery carts to the Sav-A-Lot on Loughborough, kids learning how to ride bikes or skate, serious cyclists, dog walkers, etc. It was a great vibe.

It'll be great to see the same level of positivity and potential being built in another part of town.

The second reason I like this is while living in Boulevard Heights, I worked in West County and commuted to and from I-64 daily along this stretch of road that the greenway extension will grace. The commute was stressful. I drive small four cylinder cars and this stretch of four lanes is a raceway. When you drive this street in rush hour, it is an unspoken race to get home. People are in their daily commute and racing like NASCAR drivers. It was crazy, but it is what it is...a when in Rome type of thing. When I would drive River des Peres and McCausland at times other than rush hour, I'd still drive it at top speeds as I was conditioned. A friend of mine said "I attacked that street". My wife asked me if everything was alright. It is an overly wide street that is built for speeding and getting the heck out of town and quickly.

This project will bring a road diet, new landscaping, hardscaping and infrastructure to a stretch of road (Lansdowne, Ellendale and Wabash Avenues) that desperately needs it. A road diet is something we need very badly in this city and this location is undeniably established as needing a reduction in lanes. This road diet will set precedent for future traffic calming measures that are greatly needed in other parts of the city (think Jefferson Avenue from Cherokee to I-44). Here's an example of the lane reduction:



Per Ms. Simon's summary of community feedback, the lane reduction NIMBYs were the most vocal, but clearly not the majority. The fear was that lane reduction would cause traffic congestion. These fears were somewhat allayed following a presentation of a thorough traffic study conducted prior to the community sessions.  The data generated were clearly in favor of a road diet and some folks were more receptive after hearing the data-based recommendation.

Others indicated that speeding was one of the main concerns on this stretch. The data showed that the road was overbuilt for the number of cars that were traveling it. The north bound direction was more condensed in the morning rush hour, so that was how they decided to recommend the southbound lane reduction when traffic is less. Makes sense. For a summary of the traffic study click HERE and go to Slide # 25.

But the lane reduction is not the only thing to be excited about. 

This will be the sixth phase of the River des Peres Greenway which is a small part of the massive St. Louis, St. Louis County and St. Charles County masterplan to connect our region with 600 miles of bike/pedestrian trails. This overall plan has the opportunity to set us apart from other cities and regions...and I feel so lucky to live during the time when the construction is happening all over the region.


Per GRG:
The River des Peres Greenway currently has direct connections to the Lansdowne Shrewsbury MetroLink Station, the Holly Hills neighborhood and Carondelet Park. In the fall of 2016, it will connect to Lemay Park, the River City Casino, Jefferson Barracks Park and the Pavilion in Lemay. In the future, the River des Peres Greenway will also connect to Forest Park, Downtown Maplewood and Webster Groves and Grant’s Trail. (source)
This 1.5 mile extension will connect the existing path that terminates at the Shrewsbury Metrolink station at Lansdowne Avenue in the Lindenwood Park Neighborhood and runs all the way north and east to Francis R. Slay Park in the city's Ellendale Neighborhood on the southwestern edge of St. Louis.

The trail will eventual extend north to one of the jewels of the Midwest: Forest Park. It will also extend west through the inner ring suburb of Maplewood, MO along Canterbury Avenue to connect with the Deer Creek Greenway. The latter is further along in the planning stages than the former...so we'll have to wait to ride all the way to Forest Park. Once construction is completed further south near the city/county line near Lemay Road, you'll be able to connect from Slay Park to the Gravois Greenway (Grant's Trail) and the southern stretch of the Mississippi Greenway.

Another route was considered that would have routed this extension along the easement of the River des Peres itself; but there were engineering, utility and safety concerns due primarily to the steep slope as well as overhead wiring, complicated property ownership landscapes, etc.

They are about to bid out construction, so the actual project cost is yet to be determined; but, GRG successfully received a $1.5M federal Congestion Mitigation and Air Quality grant to help fund the extension. Along with the lane reduction which has obvious benefits, there are other environmental benefits as well:
  • Concrete trail will provide cost‐effective long‐term maintenance
  • New storm water management features are designed to be low maintenance
  • Strategic drainage design minimizes the number of sewer structures
  • Existing sewage pipes and planters will be recycled
  • New trees, native plants and grasses will be planted along the greenway that require minimal maintenance, reduce storm water runoff and prevent erosion.

Some trees will be removed, but overall, a net gain will be observed as more trees will be planted:


Species selection will be determined by the landscape contractor. It will be vetted with the entity that will be responsible for maintenance, in this case the City of St. Louis. Therefore, design will be rudimentary with simple trees and grass that can be mowed.

Now let's take a look at the various sections of the 1.5 mile extension with a couple details on each.
The southern most section of the extension will begin at the Shrewsbury Metro Station.  
A bike counter will be installed near the entrance to the Metro station. These use electromagnetic and infrared sensors to count trail users and whether they are walking or biking. These data are used to determine uses and calculate community benefits of the greenways. A second bike counter will be installed on the northern section of the extension near Esplanade Street.

The Lansdowne bridge section of the trail will the same width as the rest of he trail (~10 feet), so the existing pedestrian section will be widened.



The section of Wabash Avenue from Lansdowne to I-44 will have several interesting elements:

One of three "nodes" will be constructed at the southeastern section of Lansdowne and Wabash. These will include a resting area with trees, trash receptacles and possible interpretive signage and public art. Information could include historic facts of the area, the significance of the River des Peres as a watershed, bird migratory patterns, etc. The installation of public artwork is part of the plan for the future and would be a unique element for the River des Peres Greenway.

Parking along Wabash will remain in both directions along Wabash Avenue, and will be freshly striped to clearly designate the parking lanes.

Bump outs on the corners will be constructed to calm traffic, protect the parking lanes and pedestrians using the trails. The bump outs will be planted with grass and trees to avoid runoff and provide a green buffer. These light green areas in the maps indicate storm water mitigation "best management practices" (BMPs) as defined by the sewer district, MSD.  BMPs including rain gardens, bioswales, etc to minimize ground water runoff into the sewers and are mandated by MSD when new pavement is being added. In this case, grass channels with trees will allow for absorption via amended soil and grass.

Driveway restoration will take place to make the ten foot trail seamlessly intersect with the many driveways along the route.

The only designated pedestrian crossing on this extension will be placed between Lindenwood Place and Mardel Avenue. It will have solar-powered flashing signals, signs, and striping on the roadway to alert drivers that they are approaching a crossing. There is a refuge in the median for people to pause when they are crossing so that they are only watching for cars traveling in one direction at a time. There are no signalized intersections on Wabash/Ellendale between Lansdowne and Canterbury, so the mid-block crossing is an opportunity to cross where there are fewer points of conflict (no cars turning – the cars on each side of the crossing are only traveling in one direction). Another benefit of this location is that the width of Wabash Avenue is the most narrow at this location. Pedestrians are only crossing three travel lanes (two northbound, one southbound, and no parking lanes).


The first of several raised pedestrian crossings will be constructed at Tholozan Avenue. These crossings will feature slight ramps with an elevation change of only four inches over six feet in each direction from the ten foot trail allowing a very slow decline in each direction. It'll be a unique surface that will be a visual queue to drivers to inform them that they are coming to a greenway passage. 
The other raised pedestrian crossings will be located at Manhattan Avenue, Piccadilly Avenue and Esplanade Street.

The I-44 underpass will feature a stained concrete surface. The walls and interstate deck piers will be painted to define the area and provide interest. The north and southbound trail lanes will be split around the piers. The underpass will be lit for safety, think of the Macklind tunnel going to Forest Park.
While the section along Wabash Avenue has sidewalks, much of the 1.5 mile section along Ellendale Avenue does not. Some sections have steep slopes, so significant grading will be necessary. This will be one of the most aesthetically pleasing elements of the plan as the current views are less than ideal:



St. James Square, Leamington Avenue and Tremont Avenue will be closed to vehicle traffic to Ellendale/Wabash. Cul-de-sacs will be installed; while emergency vehicle and pedestrian access will remain. These are dangerous access points, neighbors were mixed but overall in favor due to the traffic calming elements and play spaces that cul-de-sacs bring. Folks not in favor feared it would add to their drive time to go around to the other streets.

The second "node" will be at the entrance to Slay Park and the third in the median greenspace on McCausland Avenue.
The entire roadway surface will be resurfaced and re-striped. The cyclists who prefer to ride on the road was in favor of this clear striping. This is a much needed upgrade over current conditions:
When both projects are complete, there will be a continuous corridor from Francis R. Slay Park (Intersection of Canterbury & Ellendale) in the City of St. Louis all the way to Jefferson Barracks County Park in St. Louis County!

Aerial views of the full north and south sections of the greenways are available from GRG.

Construction is expected to start in March with completion in late 2017.

Monday, December 26, 2016

Jefferson Arms Building - 2016 St. Louis City Talk Favorite

Continuing on my favorite development proposals and under-construction projects in 2016, this one is a proposal, but seems to be well on its way toward real action bringing another St. Louis classic back to life. 

The massive 13-story Jefferson Arms building at 415 North Tucker, between Locust and St. Charles Streets in the Downtown West Neighborhood is a 1904 classic that has been sitting empty for nearly ten years. But a ~$103.7M plan from a Dallas, TX developer Alterra International will convert the building to 240 apartments, a Marriott Hotel and 1st floor commercial space.

One of the things that appeals to me the most about the project is the bullishness of people investing money from outside the region. Outside investment is one of the things we need most. In fact, add new immigrants, residents and workers from outside the region and you have a nice list of what St. Louis could really use.

"We actually fell in love with this one. It's not a good idea as a developer to fall in love, but we did because it's absolutely beautiful," said Mike Sarimsakcs, president of Alterra International. "The outside is just gorgeous."
The above link has some great photos of the interior, as does a NextSTL story published in November, 2016.

Sure, you're not supposed to show your cards during a negotiation, but it's great to see people come to St. Louis and see what I see:  potential.

Alterra further spoke to this potential in a St. Louis Business Journal story in June, 2016 where Sarimsakcs was quoted as showing interest in the Butler Brothers building just west of here as well. Bring it on!
Alterra is also exploring a partnership with Sovereign Partners to overhaul the giant Butler Brothers building at 1717 Olive St. That building has an appraised value of $2.4 million, according to city records. Sarimsakci said if the partnership agreement goes through, Alterra would invest about $90 million to transform the 718,000-square-foot building into lofts and creative office space.
Here's to hope that the Jefferson Arms will be the first in a long line of buildings Alterra purchases and develops in St. Louis. 


St. Louis is a diamond in the rough and I just don't think the powers that be/old money in the suburbs are enough to get us to the next level; we'll need outside investors with optimism and bullishness instead of the knee jerk grasping for silver bullets when what we really need is block by block investment, new ideas, commitment to the things that will, well...make St. Louis great again (bad, I know). But it's worth pointing out that there was mention of a Trump Hotel in the Jefferson Arms. Yet the St. Louis Post-Dispatch reported there's no truth to that but it didn't stop anti-Trump protestors to make a stop in front of the building to speak their minds.


photo credit: St. Louis Post-Dispatch Staff Photo

In September, 2016 The St. Louis Post-Dispatch reported on some of the details surrounding the project timelines:
Work to turn the dilapidated and vacant Jefferson Arms into offices, apartments, restaurants and a hotel could begin as early as January, the prospective developer said Thursday.

Mike Sarimsakci, whose Dallas-based Alterra International has the 13-story downtown St. Louis building under contract, said he plans to complete the purchase in December. Clearing the Jefferson Arms of debris and beginning the environmental cleanup would then get underway, he said. 
Renovation will begin with construction of shops and restaurants on the first floor and in the basement of the Jefferson Arms, at 415 North Tucker Boulevard, Sarimsakci said in an interview in St. Louis. Opening the retail outlets will occur before completion of market-rate apartments in the original section of the historic building that debuted as the Hotel Jefferson in time for the 1904 World’s Fair. Apartments also would occupy the top two floors of the hotel’s 1920s addition on Locust Street.

A hotel of about 240 rooms will fill the rest of the addition, said Sarimsakci, adding that the operator might be the Trump, Marriott or Divan Group hotel chain. The entire project could be done by January 2020.

It'll be great to see the windows lighting up along Tucker Boulevard once again. Again, this is a case where tax credits seem justifiable. Not only does the developer benefit, but so do we, the people of St. Louis who can extend one of our turn of the century beauties into the future. We can set ourselves apart from other cities with our architecture and beauty. Remember, not all cities have this wealth.


























Here's a rendering showing the southern view:

How can you not be excited about this one? Maybe with the removal of more of our larger vacant buildings from the market, we'll start to see more of the many smaller buildings start to get new life Downtown.

Saturday, December 24, 2016

The Chemical Building - 2016 St. Louis City Talk Favorite

Continuing on my favorite development proposals and under-construction projects in 2016, this one is not so much a proposal, rather a rekindled glimmer of hope for a St. Louis classic.

It's hard to commit to a favorite building in Downtown St. Louis. But as far as sky scrapers are concerned, the Wainnright Buiding and recently renovated Arcade Building are up there. But, the Chemical building is my personal favorite.


I have a memory of visiting a jewelry and watch repairman with a shop in the Chemical Building when I first moved to St. Louis in the 1990s. It was like a trip back in time, a movie set scene including  nearly all stereotypes of what an early 20th Century city shop would be like. It was piled high with parts and papers and crap. The jeweler had the eye thing on, he was appropriately crabby..."I'll fix it, but I don't make much money on this" type of thing. I was fascinated with St. Louis back then, the old ways were still hanging on in some parts...and this was one of them. Once this guy retired you knew this shop would not go on.

The still visible painted ads on the windows still speak to some of the varied businesses that once were here:

The 17-story red brick Chemical building is a straight up masterpiece right in the heart of Downtown St. Louis at 721 Olive Street. It is right next to the Old Post Office, the Arcade, the sleek Roberts Tower and other STL classics. 

This 1896 beauty is sitting in wait. It is on the National Register of Historic Places. If ever there were a project worthy of tax credits to help nudge this one back to life, it is this one. 
Now that the Arcade on the opposite corner is fully renovated and ready to live another 100 years, the news that the Chemical Building might see another chance gets me excited once again.

So the news of a potential buyer investing in the renovation brought hope that I'll get to see this one again from the inside.

In July, 2016, the St. Louis Post-Dispatch reported a very vague update after two potential plans to purchase and redevelop the building fell through:
A day after local developers Amy and Amrit Gill dropped their plan to renovate the Chemical building in downtown St. Louis, an out-of-town developer expressed interest in the structure. 
Publicly, the Gills never said what they had hoped to do with the 17-story brick building at 721 Olive Street. They put the building under contract in April but on Thursday notified the owner they will not buy the structure. 
Purchase by the out-of-town developer might not be close and the Chemical remains on the market. But the developer said Friday a mixture of apartments and a hotel might make sense for the building. (source)
I've read of many starts and stops over the years for this one. A rebranding of sorts even took place at one time where the Chemical was called the Alexa. That owner fell into bankruptcy and that plan fizzled out.
Then in November, 2016, NextSTL reported another fanning of the flames in November, 2016 adding details on the developer and the possible plans:
TWG Development, the same group proposing the renovation of a row of historic buildings on Locust Street, and the demo of one prominent corner building, has the Chemical Building under contract for a reported $4.25M. Planned is a $20M renovation and the transformation of the space into 120 market-rate apartments. Just more than 8,000sf of retail would be preserved on the first floor. The developer is requesting a 10-year tax abatement on the property. (source) 



I really hope to see this one come back to life. This is a St. Louis, heck National treasure that needs the love and investment more than maybe any other Downtown building.