By. Chris Stritzel
New renderings, and drawings, found on a landscape architecture firm's website, detail the streetscape changes coming to Ballpark Village along with potential tenants. First and foremost, the One Life Fitness building has been redesigned slightly. The cantilevered roof is still in place, but a support beam, present in earlier versions, is missing. The height has also been slightly reduced, but that may also be the perspective of the rendering. The base of the 3 floor building now inlcudes signage for an "Organic Market". As stated in a post from mid last month, the market will not be a convenience store but also not quite a grocery store. It will be a mini grocery store that holds you over till you can make it over to Culinaria or Fields Foods.
The rendering above also includes some Easter eggs that give us potential hints at other tenants. Included above is the addition of a Starbucks sign just behind the "6 Cardinal Way" sign. 6 Cardinal Way is also the official address of the Office building itself as previous iterations have called it anywhere from 4, 6 or 9 Cardinal Way. 6 makes sense as it stays in the general address flow of the district, but that could still change. Another interesting observation here is the inclusion of Howl at the Moon as a tenant of Phase 1. As we all know, Shark Bar is moving into the Howl at the Moon space ending it's short run at Ballpark Village but the company hasn't ruled out opening up elsewhere.
Now it's onto the other side of the One Life Building and into the Clark Street side of things.
This side of the rendering includes some new things previously not seen in other renderings. Two of the more notable changes is the addition of "Leinenkugel's" to the stage. The addition of another brewery company to the Ballpark Village development is shocking since Anheuser Busch has made their presence known at Phase 1. This also raises suspicions that maybe Leinenkugel's will open a restaurant at the base of the Live! By Loews Hotel in the space flanked by "One Hop Brewing". It's not so far fetched of an idea as some may think as Cordish has developed a partnership with Leinenkugel's to move into their districts. Close to home, Kansas City's Power and Light district has one.
This rendering also shows a odd addition to the One Life Building and that is the addition of a sign that reads" Tacos & Tequila". Whether or not another café/restaurant thing is planned for part of the market apace is unclear but, as you'll see later, the site plan doesn't show the market space being subdivided for another business. This perspective shows a different view of Clark Street as well. Currently, we have seen the viewed form Clark and 8th and not from within the district itself since last year. In my opinion, Clark looks really good, and the different types of architecture designs along the avenue will really blend with Busch Stadium well. The urban feel of the street is also known with open store front windows and a public gathering ground, the Busch 2 Infield (Field of Dreams). You can already feel the size of the development when strolling along Clark or Walnut.
The feel Ballpark Village will bring to this end of Downtown will be extraordinary especially once Ballpark Village is fully built out. On that note, let's head back into the district and onto Cardinal Way.
While the ugly parking lots will remain, they will receive a facelift when viewed from Walnut or any of the other streets in Ballpark Village. The layout of the lots themselves will be completely redone to be simpler and pack more cars into the lots. On top of all of this, slight landscaping will be done to "hide" the lots behind a hedge wall. The hiding of the lot and extensive overhaul of them could symbolize that the Cardinals and Cordish Companies will hold off on future development for sometime.
The extensive landscaping job continues throughout the district with the addition of red and dark gray bricks set into the ground. These will replace the asphalt streets and simple, concrete sidewalks for something more unique. The multicolored bricks have been seen in renderings all over up until not but these renderings, and drawings, give us our best look yet at them. They even include a different perspective for the street intersection marquee. The marquees will form two unique "town square" like settings along Cardinal Way in Ballpark Village. Each will have a fountain and will be surrounded by street level retail once the project is fully built out.
Overall, the addition of these town square style elements and pedestrian friendly enhancements will enhance the Ballpark Village experience and will be made even better once the entire site is built on. You can see diagrams of the planned brick installation pattern below.
I stated just a few paragraphs ago that maybe the landscaping around the parking lots, "could symbolize that the Cardinals and Cordish Companies will hold off on future development for sometime". That most likely holds truth to it, but I don't believe it inside. Shortly after the One Cardinal Way Leasing Center opened, another website domain was purchased for a "Two Cardinal Way" (twocardinalway.com). The naming continues the pattern started in Kansas City with the "Light" towers (ex: One Light, Two Light, Three Light and so on). In KC, the domains were purchased around the same time that One Light was rising. While this doesn't surprise me, it shouldn't surprise you either. Leasing has been doing really well for One Cardinal Way and it was at 20% pre-leased shortly after opening day. With that said, who knows where it could be at now.
Because demand seems to be high for a second residential tower, I see one being built. The location becomes tricky to determine as it seems a different development pattern is being followed for Ballpark Village now than the one from 2006. In the 2006 plan, it showed that the tallest tower would be located in the Northeastern lot at Walnut and Broadway. Some thought that plan held through to today in someway, but it doesn't appear to be happening. In 2016, shortly after Phase 2 was announced, other renderings were found that showed a 24 Floor tower on the Northwestern lot of Ballpark Village at Walnut and 8th. For me, I see the development outline being turned around with the tallest structure at Walnut and 8th while a mid size structure (Between 18 and 24 floors) would rise at Walnut and Broadway. In the case of Two Cardinal Way, I see it going in at Walnut and Broadway.
Doing so follows an apparent new development strategy. Building a tower on tis lot that wouldn't be taller than the Hilton at the Ballpark is also a win for the 360 bar. It preserves the view of the stadium from the bar while enhancing it. If anything, when Two Cardinal Way is announced, it should be on this corner of Ballpark Village. As far as other future towers go, it's a gray area. Web domains haven't been purchased for future "Cardinal Way" towers and office leasing hasn't hinted at another office tower being warranted yet. For now, I know that another tower is planned for Ballpark Village and could potentially follow Phase 2 up as "Phase 3". I guess we'll have to wait and see. And if something isn't planned, it goes to certify my allegation that the Cardinals and Cordish Companies will hold off on future development for sometime due to the fact that they are investing many dollars into hiding their parking lots behind landscaping.
The Tenant List: Ballpark Village Phase 2
- OneLife Fitness
- Power and Life Yoga
- The Gashouse Lounge
- A Market
Office and Hotel
- Live! By Loews
- Pricewaterhouse Coopers (PwC)
- Shake Shack
- Leinenkugel's Stage and Restaurant
*- Based on reports from sources with knowledge of the project and renderings
By. Chris Stritzel
It was 2014, CityArchRiver was picking up steam, and beginning construction, and the demolition of the former Arch Garage was announced. This sent the city to issue an RFP for a new parking garage on Laclede's Landing. The most notable developer was Drury whose modest proposal for a 7 floor parking garage, at 3rd and Morgan, was supported by the City. It ultimately won approval. Among the talk of a parking garage was another parking garage, of 6 floors, topped by a 24 floor residential tower that offered views of the Arch grounds and the skyline. The tower plan was contingent on the 7 floor garage being built, and the success it would have. Yet, here we are over 4 1/2 years later and nothing has happened on these key parking lots in Laclede's Landing. The sites where much change could happen have been left behind with all of the development taking place just West of I-70.
The residential tower was originally envisioned in 2012 by the Lawrence Group and Drury. The two firms wanted to design and build an iconic tower to bookend the East end of Washington Avenue and give travelers coming across the river on the Eads Bridge, a new entrance into the City. The 30 floor tower would've been an instant landmark and would've been included in many skyline shots of St. Louis and would've been visible from Washington Avenue's MX District. But once again, here we are 4 1/2 years later and nothing has been done. Drury still owns the parking lots that I am talking about but not even the chosen parking garage has moved forward. Drury does have it's hand in other projects on the Landing, of which they are involved in two projects directly.
Drury's Witte Hardware building renovation was meant to take the nearly half vacant building and restore it into new office space for technology based firms. So far, those plans are working and while the interior of the building is being modified, the exterior also got a facelift in the form of the restoration of the Witte logo on the South side of the building. The restoration project is the biggest investment made into Laclede's Landing by Drury since 2014 but it's peanuts compared to the Peper Lofts project, but that's another story. Drury's second project is the dividing of their large parking lot (from the Eads Bridge to Morgan on 3rd Street) for the construction of the Lucas Street Extension. Lucas Street will connect to 2nd (within Laclede's Landing) and open up a easier way to get into the Landing from Washington. The extension allows both cars and pedestrians to enter the Landing earlier rather than walking to Morgan or driving to Laclede's Landing Boulevard.
You can see the Witte Hardware logo restoration and future Lucas Street Extension in the images below. The Lucas Street Extension will be along the parking lot's main drive way.
Drury's involvement in the two projects mentioned above does give me hope that they are still looking into building something new here. They could build a parking garage to replace the ageing garage along the riverfront and build the actual residential tower without a garage. In order to do that, they would have to cut the parking element out of it and build a 25 floor residential tower in it's place. A garage could be built at 3rd and Morgan and that would also serve the residential building. The parking lot closest to 2nd Street (see above photo) could be home to a Drury Hotel or something along those lines. Basically, Drury has a lot of options here but I'm starting to think that the idea of building something large here is going away completely.
St. Louis City, especially Downtown, has seen or is seeing tons of new construction apartment wise. Old buildings are being converted in apartments and there is even some new construction. The flood of apartments is putting a damper on Drury's plans for a tower on Laclede's Landing. Downtown itself is seeing upwards of over a thousand new apartments coming online by 2021. Laclede's Landing itself will have about 49 on it following the completion of the Peper Lofts. Depending on how these go, more apartment projects could spring up. In this June 13th blog post, I stated that two other apartment projects were planned on the Landing, but since then, one folded and the other remains in limbo.
Laclede's Landing can use more residential. It will do good for that part of Downtown but Drury isn't realizing it yet, or if they have, they certainly aren't acting in this hot real estate market. If the tower is even being thought about anymore, I wonder where it is in the planning process. Is it still in design? Is it shelved? Is it cancelled? Or is Drury waiting till the remaining buildings on Laclede's Landing are redeveloped? I don't know the answers to these but I do know that Drury is missing it's chance on this round of development in St. Louis. As far as I know, the concept is fading away, or has completely disappeared and while I have faith that Laclede's Landing will continue to evolve, I don't see Drury being part of that future as far as building new things go, but that's my opinion.
I want to hear your opinion. Do you think Drury is still planning the tower or have they scrapped it?
By. Chris Stritzel
The ever changing plans of Centene's corporate Campus in Clayton continue to change with a new pedestrian bridge connecting a parking garage to a parking garage. The Subdistrict 1 (SD1) parking garage will have residential units surrounding it but the Subdistrict 2 (SD2) garage will not. The reason for the new pedestrian bridge is as follows according to architect HOK, "The pedestrian bridge linking the new Centene Subdistrict 1 vehicle garage and with the new Centene Subdistrict 2A is a creative response to an important functional and safety-enhancing element.
To enhance the connectivity of the Centene campus and provide an integrated safe crossing over Lyle Ave for Centene employees, the bridge provides a weather protected enclosure connecting level 3 of each garage. A secure vestibule at each of the garage entrances to the bridge allows a controlled cross-campus link for employees between the SD1 office tower and civic auditorium functions. This connection will benefit Centene employees moving between SD1 and SD2 buildings while enhancing safety by reducing Centene pedestrian traffic at the Lyle intersection. Since only Centene employees will use this bridge, all other parkers will ultimately exit each garage to the Forsyth or Carondelet sidewalks as they move further east and west activating the urban realm".
To me, this sounds like an excuse to put less pedestrians on the ground. What I really don't get here is the quote, "safety-enhancing element". Lyle isn't that busy of a street so the fact that this quote is being used as a reason is more of an excuse than a definite reason. For Centene to spend upwards of nearly $800 Million on a new "urban" campus, it sure sucks to keep your employees off of the street and in a protected environment. However, I do understand that as a corporate campus, Centene wants to keep all of their buildings interconnected somehow. It's for simplicity. That means that we could potentially see a bridge connecting Subdistrict 2 to Subdistrict 3
The pedestrian bridge will connect floor 3 in each garage and will be controlled access. This prevents the wandering public from infiltrating the corporate campus building without a registered employee. The design of the bridge is also "meh". It doesn't have glass on it and is a simple concrete and steel design. This makes sense as it doesn't cross a busy street but it is just depressing to look at. There will also be a slant in the design and that is to accommodate the change in height between the floors of the SD1 and SD2 garage. While the bridge is a disappointment, it doesn't bug me much at all. What I like about the Centene project is the fact that Forsyth will become significantly more urban.
There will be street level retail spaces, an auditorium and a new street wall from Carondelet to Hanley. That's a drastic improvement what is currently there (the old Wellbridge building). The entire SD1 and SD2A development should be finished by the Fall of 2019 which by then, SD2B or SD3 should be under construction in someway. SD2B includes a 15 floor residential tower on Carondelet and SD3 includes a new skyscraper, potentially reaching 500ft, at Forsyth and Carondelet. a hotel will be part of that. Both of those phases could include surprises not yet known yet, but we'll keep you updated.
By. Chris Stritzel
Where “Modern Kitchens and Baths” stands right now will soon be home to a new retail building. The design appears to similar to the one currently under construction on Chippewa near the AT&T store and Qdoba. In this case, the new building will require the demolition of existing structures and potentially cause a headache for the well known bar next door, the Royale. The headache will come in the form of construction and demolition. While the noise won’t be for long, it may cause problems down the road by potentially allowing a competing business to move next door. On top of that, it also poses the risk of the Royale losing its brick wall on the business' patio.
At 4000 Square Feet of space, and 28 parking spaces, it opens the door for new businesses near Tower Grove Park. L3 Corporation is aiming to get a drive through restaurant in here as the plans include a drive through along the Royale façade of the building. This could probably be a smoothie shop or something along those lines as that type of business is what’s going into other developments of similar size. The two retail spaces both are 2000 Square Feet but could be combined under one space of 4000 Square Feet. Of course this allows for a business to have more room. A major issue with the design is the lack of access via the Kingshighway façade. All entrances will be from the parking lot leaving Kingshighway pedestrians out of luck.
L3 Corporation plans to start construction this winter and to have the building available for lease next winter. Most likely we will know of the tenants before the building opens next winter.
I know Kingshighway is a busy street but we need to get more urban designs going for something like this. The fact that numerous retail buildings, like this, will be built with the same design in the city and along major thoroughfares is quite shocking. These aren’t chain buildings and should fit into their neighborhoods better. For this particular building, its a shame to lose the existing structure as it adds character rather than just a cookie cutter development. For me to support this, I would like to see the design changed to reflect the neighborhood directly behind it or go the extra mile and make a modern building that isn't cookie cutter. I guess that L3 is in it to make money and not fit into the neighborhood aesthetic. I guess we'll see what happens.
L3 is not the developer but rather the broker for the actual leasing process. This is still on tract for an opening next year. According to sources, Modern Kitchens and Baths had their roof redone recently and the property is still for sale.
By. Chris Stritzel
New renderings have been discovered that show Phase 2 of the Boulevard, in Richmond Heights, from different angles and potentially give us hints at a retail tenant. The new renderings show different perspectives and really give you a sense of the size of the new development located directly east of the Galleria Mall. According to sources close to Condor Partners (the developers), 3 floors of the office building have been pre-leased. One is a bank and the other two floors are by a medical firm. While specific names haven't been shared, we can assume that First Bank will be the bank tenant as it previously appeared in renderings last year. Also planned for the base of the building, is a fitness center that will be open to the public. No word on that brand either.
Elsewhere, refinements in design can be seen from the way the 7 floor building looks and the way the skybridge is designed. As seen in the photo gallery below, the 7 floor building has received slightly lighter colored materials and the skybridge also includes "BLVD" on it. You can swap between the two renderings and compare and contrast. Either way, it appears the 5 floor office building, at the beginning of this story from July 2018, is out of the picture as the office building design. If it still is, the 3 floors (or 90,000 square feet of office space) have been reserved and reduces available space to a single floor.
On the residential side of things, stucco materials have seemed to have disappeared for real brick. The move complements the office building really well and gives a "luxury" flare to the district whose first phase has a lot of stucco panels. The stucco vibe just seems cheap and gets dirty easily in a development like this which makes curb appeal look subpar and I know for a fact that this is not what Condor is going for. For the record, more stucco is used near Phase 1, likely to bridge Phase 1 into Phase 2. The parking garage itself isn't going to be concealed in some sort of classing, leaving a rather ugly design that defeats the purpose of the "urban living" aspect of the project. Overall, the residential building will have an industrial flare to it on the Southern end while still being "The Boulevard" with it's slightly curved rooflines and Juliet balconies.
Retail space in the residential portion will be two floors in parts (as seen in the rendering below). The rendering below also shows the changes presented in the paragraph above and they are welcome in my opinion.
Finally, the Northern end of the Phase 2 site, at Darst Court, could be home to one of the more coveted retail stores across the nation. It is no secret that developers have been trying to court Apple to move to the Boulevard. An Apple store was even part of the original Phase 2 plans from way back in 2007. Of course, at that time, Apple was operating out of a small retail space in the Galleria and opened a expanded store in 2011. That store is what they current operate out of. But if their track record is a sign of anything, Apple has been renovating and/or moving their stores out of malls into more public places. In St. Louis, West County's Apple Store was expanded and renovated to include the new design. Elsewhere, places like Chicago have seen the Apple Store move from it's famous location near the Hancock Center to the Chicago Riverwalk at Michigan Avenue in a store with sweeping glass views of the river. Kansas City's recently moved from one part of County Club plaza to the old Hall's Building and has become a landmark there.
Needless to say, it is no wonder that Apple may be seeing their 7 year old store at the Galleria as "outdated". While the departure from the Galleria will be a serious blow to the mall operator, it does fit into Apple's move into being more of a neighborhood gathering place instead of a mall fixture. Apple is connecting their stores to the community in more ways than ever while also connecting to nature. Large windows, and even plants in some of their stores, showcase Apple's commitment to the environment and community. But enough geeking out, while an Apple store seems possible here, I must stress that the rendering of the store may also be just a gimmick to lure potential tenants to this corner. The design is also clearly just a concept as the design takes cues from the Michigan Avenue Store and Apple's corporate auditorium, the Steve Jobs Theater. Plus, Apple is in it to make money and a new store seems unlikely.
I guess we will have to wait till the ground breaking, which is set for around the Christmas season, to hear who the tenants are.
Finally, to wrap up the story, enjoy this new aerial rendering of the overall Boulevard development as well as a rendering I failed to include in the story from July 2018.
Uses: Retail, Office and Residential
Size: Office Building will be 7 floors at 200,000 Square Feet. Residential will be 6 floors at 75 units (2 floor will be retail). No full square footage account for retail space but it's over 50,000 Square Feet.
Cost: $130 Million+
Developer: Condor Partners of Chicago
By. Chris Stritzel
It’s time for another Ballpark Village update on Phase 2. I don’t mean project update photos detailing what has changed but rather what will be in the district upon Phase 2’s completion. Using trustworthy sources, that have been used before, and by having the assurance of people directly involved in the planning process, it’s safe to say that what is said here is happening. So let’s dive right in.
Interesting Materials Indeed...
On September 19th, a firm announced that it will produce thin terra cotta weatherscreens for the Ballpark Village Phase 2 development. Now, this isn’t your typical terra cotta that is glazed or of a brownish tint. This is modern terra cotta meant to look like stone. It will be used on One Cardinal Way and the OneLife Fitness Building. The colors will be along the lines of darker hues. Think dark gray and slate. The colors will be used to add decoration to the buildings and break the all glass facades.
In additon to terra cotta being used, plaster will be used at the Live! By Loews Hotel on an outline of the former Busch Stadium and current Stadium. It is the drawing of how the two overlap. The “mural’ will be 50ft by 30ft and will be on the western facade (as seen in the rendering above). It will be illuminated via a spot light to accentuate the outline of the two stadiums that had called and do call the site home. This is more of less art to improve the building’s over all look. Even the hotel rooms will include a version of this on the walls. The hotel room version will be paint rather than plaster that’s molded.
Elsewhere, the entire site will receive a facelift as well. The asphalt streets in the Ballpark Village development will be removed for red and black pavers. Those pavers will carry over to the sidewalks within the district. These will provide color to the streets and offer something different in an urban development. In addition to this, street and sidewalk lighting will be included in the form of light poles that do not hang over the street. These poles will have a large light bar on them in a vertical position. Over the streets, however, will be two unique signs that are large circles detailing the names “Cardinal Way”, “7th” and “6th”. Other smaller features on the streetscape include the landscaping current parking lots and small water features. It’s also planned that lights will be strung between buildings for a effect reminiscent of Washington Avenue. You can see these changes in the last two renderings if you look close.
A Grocery Store or Convenience Store?
Great news! The OneLife Fitness Building has officially began construction! This is the last building, of Phase 2, to begin construction despite the overall phase starting in December 2017. And while it’s rather small (3 floors and 30,000 square feet), it brings a beautiful design to the district. It’s distinct high ceilings and floor to ceiling glass is iconic while the dark “terra cotta” material is a nice touch to connect the eastern end of the site to the western end. At the base of this building will be a grocery store/market concept. However, it won’t be a full grocery store like Culinaria at 9th and Olive or the recently announced Fields Foods in the Monogram Building. It will be more of a mini-grocery store hence the “market” name.
The market will include fresh foods and basic things such as milk and juice. Other things will include toiletries, cleaning supplies and premade sandwiches that people can purchase and then go sit out on the patio, by the Busch 2 infield, and eat. In all, it will be a store to serve office tenants, hotel guests, gym users and the residents of One Cardinal Way. The market will be a place where people can get small things before they can actually make their way over to Culinaria or Fields Foods. While this concept is still being worked on, it’s expected to make it to the opening of Phase 2. For a development like Ballpark Village, a grocery store of some kind must be included for the sake of convenience especially if future phases are expected.
The OneLife Fitness/Market Building should be open by next June/July (2019).
Office Bet is Paying Off (So Far)
We all know that Pricewaterhouse Coopers (PwC) is the main office tenant in the Pennant Building at Ballpark Village but since the announcement last October, when it was confirmed to Building St. Louis, Office tenants have been kept under the wraps. Now, according to someone close to the Ballpark Village Leasing Team for the office building, another prominent company is looking at space in Downtown’s newest office building. That company? Rawlings. The Chesterfield based company is looking to leave the county and move into the city in a planned move that will bring one of the most recognizable names in Baseball to the heart of Cardinal Nation. This is not a surprise to some since Rawlings has been looking on and off at the Office Building at Ballpark Village, known as the Pennant Building, since last fall.
While nothing has been made official yet, an announcement could be coming in October following the playoffs. Currently, Rawlings is negotiating their space at Ballpark Village and according to the source, “are close to signing a lease”. The Pennant Building itself is a 11 Floor building made up of 1 floor of retail and lobby space, 6 floors of parking and 4 floors of office space. The office space will be the first new Class A space in Downtown since Metropolitan Square opened in 1989. Because it is new space, it is expected to attract new tenants to the city that have been looking into expanding their offices but have focused on Clayton rather than Downtown (mostly due to the "Class" of the buildings). With Pricewaterhouse Coopers (PwC) and Rawlings already being anchor tenants, the possibility of other known companies moving here is brighter than what it was back when Phase 2 was announced in October 2016.
In October 2017, it was said that the plan by Rawlings was to have a “fan experience” but that never seemed to have gotten anywhere. In fact, Rawlings wasn’t even looking into putting an office in the development at the time. It’s amazing how much things have changed since then for them to make the move.
The Pennant Building is on track to be open by June 2019 to tenants. While no tenants for the retail spaces in this building have been announced, previous plans from last year have showed a Shake Shack in one of the retail spaces. The rendering below also shows a Shake Shack (Green wording at base), but that's hard to see. At least you can see the faint green. A Shake Shack here wouldn’t be out of the park as it has been rumored that Danny Meyer has been scouting a second location for the famous burger stand in his hometown since opening the first St. Louis location in Central West End. Shake Shack could have competition if rumors of a Wahlburger opening here follow through but we won’t know officially until an announcement is made by the Cardinals.
The Tenant List: Ballpark Village Phase 2
- OneLife Fitness
- Power and Life Yoga
- A Market
- Shake Shack*
- The Gashouse Lounge
- Live! by Loews
- Pricewaterhouse Coopers (PwC)
*- Partially Confirmed Tenants. Waiting on official word.
By. Chris Stritzel
What is currently a dead corner in Downtown should be one that is vibrant. On one corner you have the hulking Jefferson Arms Building, which is waiting for funding to be secured for redevelopment. On another corner is a parking lot for a US Bank branch. On another is a medical testing building and on the final corner is a large parking garage being held up by wood with no retail. It is really a dismal site. The old Parking Garage has been this way for the past 3 years. The former retail tenant, Papa John's Pizza, has moved a block and a half South to the Park Pacific Garage leaving the garage to rot. The garage has been stabilized by wood support beams inside because it is collapsing and poses a public safety threat.
The owner has neglected the parking garage and should've demolished it but instead, he called in the city to help stabilize the structure and now owes the city tons of money for a fix that does nothing to make money. Its a garage rotting away and one that should've been demolished a decade ago. The eyesore is clearly first and adds no value to Locust Street. It's a cancer attached to the beautiful Board of Election Commissioners Building. It's ugly all the way around. Downtown St. Louis is well over abundant with Parking Garages (both visible and hidden) and losing this garage wouldn't hurt. Its a place to waste money but it possess a great redevelopment oppurtunity.
As other large cities are demolishing parking garages for hotels and residential, St. Louis is building Parking Garages for what reason? None. Downtown is not going to thrive when you have a Parking Garage every other block. What Downtown needs is smart infill that is useful to the surrounding area. In this case, this corner deserves a building that adds value and character and not more cars. I could see a mixed use building being built here along the lines (design ands size wise) of this under construction Hyatt Centric Hotel in Downtown Philadelphia.
That hotel replaces a parking garage of similar size of the one that is the main subject of this story. Notice how the Hyatt has open store fronts with glass and a pretty classy design. This would do wonders to the corner of Locust and Tucker (if this was in our city) especially if the Jefferson Arms gets underway with it's redevelopment. That hotel is 15 floors and for Tucker in St. Louis, It would look nice considering that every single building on Tucker is of an era gone by or is just plain ugly. This corner doesn't deserve a parking garage or a pocket park, it deserves a nice sized building.
If we were to take the Hyatt Centric idea and apply it here, it would be a great investment. It fills the void for a hotel between the Marriott Grand and Courtyard Hotel on Washington and 9th Street to the Last Hotel at 14th and Washington. When the AC by Marriott at the Jefferson Arms comes into play, it offers a more upscale brand for those travelers who want luxury in a prime location. Nice small shops or restaurants could fill the retail spaces and draw people down Locust to other small businesses that line the street to the Old Post Office District. Or, if this building were to be mixed use, I could see apartments and a hotel being built here.
Apartments are a great investment Downtown especially near, or along, Washington Avenue. Retail would still be included in the mix. But for those who just need the parking, I give to you the block just North of here. The entire block is made up of about 75% surface parking with just a spattering of buildings. Find a place to park there and call it a day. This is a Downtown and not your suburban shopping mall (although this corner sure feels suburban).
This site is just to prime for a crumbling parking garage especially if the Jefferson arms is to eb redeveloped. If the company who owns the garage can't maintain it anymore or afford to keep it up, they should put out requests for demolition or hand it off to the city to demolish it. There is no need for the garage and but there is a need for other uses besides a garage. The ideas mentioned fit in perfectly here but until the site is put up for sale, this garage will continue to be an eyesore. I can picture developer wanting to build here for the reasons mentioned above but the garage has to go or be put up for sale.
Another thing that ahs to be fixed is Tucker itself. The street is way to wide for Downtown and could lose a lane in each direction for widened sidewalks and other pedestrian changes. The median could also be expanded for a place to reduce time to walk across the street. No matter what happens, with the Jefferson Arms redevelopment being the most likely project to happen at this corner, measures have to be taken to beautify it and not make the corner look so desolate. I don't care how it's done, just take the garage down and fix Tucker. It will spur new development along the way, I guarantee it.
By. Chris Stritzel
Earlier today, St. Louis Community College Chancellor Jeff Pittman, sent out an email detailing the current status of the Cosand Center's (300 South Broadway) sale. He said, "For the past year, STLCC has been under contract for the sale of the Cosand Center at 300 South Broadway.
This time period allowed the purchasers to pursue due diligence pertaining to their financing and intended use of the property. Recently, the purchase and sale agreement with the College was terminated without a final sale. Accordingly, the Board of Trustees has authorized that we place the property for sale with a broker.
While the result of the sale agreement is not what we hoped, the diligence process in advance of a sale of this magnitude is a normal function of such transactions and included an end date for the benefit of both parties.
This led to many people being either happy the new 300 South Broadway project was cancelled or disappointed. Shortly after the news broke, Brian Feldt tweeted that Patrick Holleran, one of the developers an the Vice President at HDA architects, said that "the project isn't dead" but didn't specify anything beyond that. With the St. Louis Business Journal then following with a story stating "Chesterfield-based HDA Architects and Chicago-based White Oak Realty Partners and CA Ventures — had elected to terminate the agreement to acquire the 300 S. Broadway property". It lead to much confusion and ultimately led me down a path to figure out what is going on.
I began openly guessing what some of the reasons are as to why the project could be cancelled and arrived at the conclusion that maybe lenders are more hesitant to finance large residential projects, like this one, due to the fact that we could be reaching overbuilt status. We have hundreds if not thousands of residential units under construction in St. Louis right now so that idea isn't far fetched. In order to fully understand and comprehend what is going on, I contacted HDA Vice President Patrick Holleran to get answers. His response was quick and says...
"The magnitude of a $100 million dollar transaction takes considerable time with a multitude of shareholders. We are continuing to work on the deal structure with the goal to start construction in the fourth quarter of 2019".
If that quote is a sign of anything, financing appears to be the main problem right now for 300 South Broadway. I have no doubts that the project will happen but the fact that the building is being put up for sale by Cushman and Wakefield could mean trouble for the project in this particular location. Referring back to the email sent out by Chancellor Pittman, he says, "Given the location of the property and interest from outside parties, we are confident the building will be successfully sold once it's publicly listed". This could mean that other developers are wanting to purchase the building, which will be listed for a little over $7 Million.
It will be interesting to see how this plays out as one party, the architects and developers, are saying that they are still working on the project while the other party, building owners, are saying they are listing it for sale with many interested parties. Whether or not the claims of both parties comes to life remains to be seen but ultimately, money wins and talks. If HDA, CA Ventures and Whiter Oak Realty Partners can't acquire 300 South Broadway, I recommend they build at the Mike Shannon's site. And if a different developer does acquire 300 South Broadway, I would hope to see a renovation into lofts.
Until then, the answer to the question in the title is "happening" but with stipulations of course which all revert back to other developers wanting to buy in. There is no doubt something will be done with the existing building but when is up in the air. I guess we'll have to wait to see how marketing goes by Cushman and Wakefield.
By. Chris Stritzel (Liaison Officer for Historic Restorations INC)
The wait is over. We have chosen Killeen Studio Architects as the Architecture firm to design the facade restoration of the Spivey Building project in East St. Louis, Illinois. The tower, at 417 East Missouri Avenue, was constructed in 1927 by Allen Spivey for his East St. Louis Journal. The building was designed by Albert Frankel whose design ideas were inspired by Louis Sullivan. After the building went abandoned in 1980, it sat and rotted until Philip Cohn came along to redevelop the property in 2002. After controversy with him, the building has been met with multiple demolition threats while ultimately set into motion this project.
Historic Restorations INC of Fayette Alabama contacted Building St. Louis to begin the process of issuing RFPs (Request for Proposals) to 5 Architecture firms in the St. Louis area. Three firms responded but only one got their proposal pitch to us in on time and that firm is Killeen Studio architects. The firm, based in a old factory/warehouse building at 3015 Salena in Benton Park, was among the most qualified in the architecture field out of the 5 firms we asked to work on the project with. We are excited to announce that we will be moving forward with them on this Project.
The scope of the project is also known as “Phase 1”. Phase 1 consists of the following...
- Removal of Soot from the main structure.
- New windows.
- Reconstruction of lost cornice.
- Roof resealing.
- Securing of Building from vandals.
- Removal of all graffiti.
- New tuck pointing
At a later date, Phase 2 will be put into motion to complete the interior of the building for habitable uses. Phase 2 is reliant of the execution of Phase 1. The plans submitted by Killeen Studio will be used in negotiations to receive the building from the St. Clair County Board of Trustees. The County took ownership of the building when the previous owner failed to pay taxes on the property. We believe that this project will be a lynchpin to future development in Downtown East St. Louis as this building is the most visible on all of Downtown East St. Louis. The Spivey is just over 65,000 square feet so it is also one of the largest buildings.
We are so excited to be working with Killeen Studio on this project and we can’t wait to see what the future of the Spivey is. As time goes on, we will update you on the progress of the Spivey Building Redevelopment at BuildingSTLNews.com/Spivey.html. We thank you all for your interest in this project and look forward to sharing exciting news soon!
Please Contact Chris Stritzel at THIS PAGE for more Information regarding the Spivey Building project.
By. Chris Stritzel
A planned redevelopment project has appeared in St. Louis City's Planning Commission documents for September 5th's meeting. The largest project is for the redevelopment of the Southampton Presbyterian Church into 18 market rate, loft style apartments within the old church structure itself. The name of the project: Nottingham Lofts. The redevelopment is one of the more unique developments to come out of this development cycle as it reuses a old church as apartment space. The development is situated in the heart of the Macklind Avenue business district which provides a unique environment to live in. Several restaurants, some shops and other special amenities (like an art gallery, ice cream shop and a nearby school) offer current and future residents of Southampton a nice place to hang out.
The development has the support of 14th Ward Alderwoman Carol Howard who says, "I think this use is far more desirable than the potential of a vacant church building in the Southampton neighborhood". The developer is Matt Salviccio whose nearly $2 Million project will reuse both the old church and the old school building. The reason why this project is heading to the Planning Commission is to approve the rezoning of the property from "A"- Single Family to "F"- Neighborhood Commercial District. No retail is part of the project.
No timeline is given to the project but public hearings are in order according to the Planning documents. If this project is carried out, the addition of lofts to the neighborhood would be great considering the growing popularity. I looked at the exterior of the property today and needless to say, the old church needs some work but nothing to much. Window frames need painting and weeds need to be plucked out. Most of the work will be for the Lofts which will be situated in the basement of the Church and the basement and 2nd floors of the old school.
Clementine's Naughty and Nice Creamery
Across the street from the soon-to-be Nottingham Lofts, and next door to the burned out Macklind Avenue Deli, will be a new business to the strip known as Clementine's Naughty and Nice Creamery. Designed by UIC, the building features nice brickwork as well as a modern infill building for Macklind. The Ice Cream shop is a satellite location of the more well known, and main location, in Lafayette Square. I suspect the shop should be open by early November considering how the interior is coming along. Wood framing is mostly in and since the main structure is complete, the project should only take a few months to complete. Either way, Southampton residents will be able to enjoy the ice cream shop soon.
This Clementine's is part of a expansion that will see 4 new locations open up all over the region.