By. Chris Stritzel
Over the past week, Downtown Saint Louis has seen a ton of development news come out of it. The most prominent being Ballpark Village Phase 2 and the Cupples 10 Building. But, over the course of the year so far, we have seen a load of development of projects dumped on to the Downtown area. Whether they are Historic Rehabs or new Construction ideas, a lot has been announced or in planning. But the question has begun to emerge, Why all of a sudden is Downtown coming back? The answer can be found in our neighboring City, Kansas City.
Kansas City was once a desolate land with very few developments in their Downtown being announced or built at any given time. That was until they hit a spark which started a fire. A fire in ideas and building that is. That spark is a combination of 2 factors. The main one is the Power and Light District. A Cordish Companies development that is larger than Ballpark Village and is full of shops and other attractions. This along with the Kauffman Center for Performing Arts led to the explosion in ideas and constriction which is building up their Downtown and Changing their skyline rapidly. These 2 projects renewed momentum in their Downtown and initiated their Downtown Renaissance worth now close to $3 Billion.
Back home, here in Saint Louis, we are approaching the Spark that will light the fire. Downtown currently has a redevelopment boom going on. The spark that was discovered and went up in flames is the Rehab and reopening of the Arcade Building. This initiated the rebirth of Downtown in a way and has lead to developers purchasing abandoned buildings and submitting their visions for the buildings. That is all taking place North of Chestnut Street. But what about South of there. A Spark has been discovered, and this time it comes in the form of 2 projects currently under construction. The CityArchRiver project and the Kiener Plaza Renovations. I know for some it is odd to believe that these 2 are the spark, but they are.
These 2 projects are the spark in a way because The Park over the Highway connects Downtown to the Arch Grounds and Kiener plaza opens up the Downtown Saint louis Gateway Mall into a living room for the region. These 2 things are great for commerce and tourism which is what is going to launch the next Building Boom in Downtown. The biggest point here is the impending fire ready to be set when the Spark is uncovered. 2 Dueling projects could initiate this. These are Ballpark Village Phase 2 and Cupples 10. These 2 projects once they get under way could lite that fire which will transform Downtown South into a hub of new projects and cranes that will build up the area.
Not only could it build up Downtown South but it will also build up the parking lots and vacant lots South of Interstate 64. This development would rake in Chouteaus landing as well and would become one mega redevelopment zone. Upon the fire being lit, well over $4 Billion in projects could come roaring in to the area around the stadium which would then expand in to areas around those developments and so on. The map below shows the Spark (Yellow), The Rehabs and Preservation (Green) the fire starter and other new projects that come with the fire (Blue)
So this means that finally, projects like Chouteau's lake and others can finally become a reality with this fire. And with this comes the continual building of Downtown Saint Louis into the Hub of the region again and the hub of the Eastern Side of Missouri.
Now is the time for Saint Louis to begin rolling development wise and for developers to begin to realize that Saint Louis is ready for new things and that they are the ones who can deliver it. Because I believe the time is ripe for a new Saint Louis.
By. Chris Stritzel
So I pointed out on UrbanSTL that the site plan shows a building outline in the Northwest corner of the site (directly behind the Office Building). Others on the Forum pointed out the shadow that the unannounced building makes. And then sure enough today, and for a limited time only, the plans and renderings for that building were released on the Architects website. Yes, the architect who pledged secrecy on the project leaked the possible next Phase or a building that never made it into the Phase 2 Master Plan.
According to the website before it was taken down, this new building brings along an additional 100,000 Square feet of office space (which from the renderings appears to be Fox Sports Midwest as the anchor) along with a 220 key hotel. This is all in a 24 floor, 290-300ft tall building. Not as much space though in this building compared to the other tower on the Southeastern end of the site.
If this building were to be built out like the images show, both Clark and 8th Streets would be completely built out only leaving Broadway and Walnut not fully developed. There could be numerous reasons as to why this building hasn't been announced or its intentions made. Here is a list that I could think of.
- The design is not ready yet. Meaning that the building could be redesigned to add more space and grow taller.
- The Cordish Companies and the Cardinals want to wait to see how the Office Building and Residential Tower fill up. If they fill up before construction is complete, this building could immediately follow.
- They haven't gotten a hotel brand to sign on to the project. But this is probably the least possible since Cordish doesn't need a hotel company, they have their own brand which is called Live! Hotels.
- And the last idea is that money could not be widely available as Phase 2. And if it the money is available, then construction contracts could be an issue.
Those are my ideas. If this building were to be constructed it could cost $120 Million upping the Phase 2 Price to $340 Million. The reasoning is the design of the building and how it looks.
The architects website is down but NextSTL Grabbed a screenshot of the Architects website of what it looked like and the caption underneath the images. Below is a before and after of the site from 2 angles and the screenshot courtesy of NextSTL.
The UrbanSTL page is linked below in the button below. This is where I have predicted right numerous.
Yesterday, we got our first look at what the future of Ballpark Village will be. The most stricking thing out of the project that really sticks out is the 330ft, 29 floor Residential building on the corner of Broadway and Clark. This is the first high rise built in Downtown in 7 years. The last high-rise to climb right at 300ft is the Tower at ŌPOP (Formerly Roberts Tower at Mayfair Plaza). The building began construction in 2007 and wasn't topped out until 2009/2010 because of the recession. There is another notable 300ft High-Rise that also rose but in CWE. But High-Rises such as these could lead to much more.
Right now, Saint Louis doesn't seem that we will surpass the 400ft mark on any new building built for a while. That gives the 300ft buildings a chance to Make a impact on the skyline. But not the skyline North of Market, rather South around the stadium. That area of downtown lacks taller buildings compared to the northern end of Downtown. So when the next 300ft high rise to be, the BPV 2 tower comes along, it will bring not only a change from the stadium but also a change from across the river.
Changing the way we look is good for our city. It shows we are moving a head. So high rises are good for a city like ours just beginning to finally emerge out of the whole that was created during the recession. And when we do finally and fully pull ourselves out of that whole once and for good, the high rises will have and be paving the way for skyscrapers.
Ballpark Village Phase 2 was announced today and it brings along a list of new projects that make the current project expand in square footage 5 times. It also brings along the return of high rises in Downtown with the Residential tower being 330 feet tall and 29 floors. This project also brings along a 10 floor office building. It will be the first in 30 years in Downtown if it rises before the Cupples 10 Building. In all, Ballpark Village Phase 2 and Cupples 10 could spark development around the stadium and move Downtown South into the Future. Construction could begin in June and wrap up in Summer/Fall 2019.
But lets dive into more about the project. I predicted about a month or so ago that the announcement should and could happen in October regardless if the Cardinals make it into the Post Season. I believe that doing to will give time to present more plans with the City and State and apply for permits as well as hold project meetings. This seems to be the case. The $220 Million price tag is a interesting price considering that the Cardinals Said that the whole project would be close to $750 Million when fully built out. That means at this moment in time, Phase 3. Which could built out the project and be possibly announced in 2020 will have a price tag of close to $430 Million. This means that Phase 3 will have much larger buildings that will fill in the remaining lots and improvements to the area that the Cardinals take pride in.
The Architecture firm for the project is Hord Coplan Macht based in Baltimore. Baltimore is where the Cordish Companies come from. This group has designed Two Light in Kansas City which carries a very similar design to the residential building being build here but shorter and wider.
We will see what happens but there will be more development in the region as I said earlier in this post.
Get ready for the projects stories and page begin to explode. The research map where the projects are currently taking place is small compared to the area, and soon, the whole of Saint Louis City and Saint Louis County and the city of St. Charles will be included in the development research zone.
The picture below is the current research area (highlighted in blue)
Then this picture below is the extended research area. Once again, the blue is the current area and the yellow is the newly extended research area.
By. Jeff Kaine (Numbers By. Chris Stritzel)
Yes, you read that headline right. There will be a new office building in Downtown, the first in 30 years possibly. The Cupples 10 Building would be a significant addition to Downtown. Though not tall enough to Make a impact on the skyline, it does make a impact on 8th Street heading North. This also pushes the limit for a new building being built so close to the mostly undeveloped and under utilized area South of I64 sine 2006 (New Busch Stadium). But it could bring new benefits to the Downtown area such as...
- 120k of new Office Space that will be 100% occupied by a attractive company that is expanding in the region.
- A significant amount of money ($50 Million) for a new Office Building which could help other developers decide on building costs for competition.
- Could help remarket Downtown as a influential place to have your company.
- Could help propel development of the area around the stadium and South of I64.
In my opinion, this could be big for Downtown. The developer, The Koman Group, has other ideas for the region. The Group owns this site and the one directly across the way from the Stadium where rumors of as tall Residential/Hotel building could rise in the near future. I also believe that with all of this competition, The Cornish Company and the Cardinals will announce their next Phase of Ballpark Village. All together, this development has lots of potential to fill up Downtown South of Market with new real estate and construction which will push us in to the 2020's construction boom.
By. Chris Stritzel (Information Courtesy of STL Post Dispatch)
There is yet another new stadium proposal for Saint Louis and let me just say that this is the most unlikely one to ever been proposed. The new stadium will possibly sit on the Northwest Corner of Chouteau and Grand in the City (Across the Street from the old Pevely Building). But there is a issue here, The MLS Committee said that they REALLY want a Downtown STL Stadium. This is outside of Downtown, and in a more rundown area of the City. The region where the stadium has been proposed is more industrial and not to pedestrian friendly. Why? Because there are no shops, bars or hotels along Chouteau or Grand until you get further into South Grand or Grand Center. All of those amenities are across the Grand and I44 Bridges, but even then, those are minimal.
But not all is bad for this possible stadium, it could grow the Chouteau Corridor and make the area grow up with new things. But this development would really have to be Minimal encase of active businesses who have invested in Chouteau. Another perk is that in the renderings, the stadium connects to the MetroLink Station and the new redevelopments of the City Foundry and the Old Armory Building. But even though it is a good urban planning idea, It could be a waste. A waste in the sense that the 20,000 stadium may never get filled or close to it because of poor planning.
But then there is my idea. That idea is to build on the massive parking lot directly South of the Cupples District. The lot is large enough to hold a stadium the size of Busch Stadium. But because of how the shape would be like the Scottrade Center, it would fit perfectly. Combined with the existing Parking Structure in the Cupples District would make this a very great area for proposal. The Stadium would finally expand Downtown development South of I64. This new Stadium location would also build up Downtown in every way, shape and form. The Conversion of Railroad Tracks where my idea takes place could be capped as the Hudson Yards project in NYC is doing. There is also a MetroLink station existing less than a block away. In my opinion, the lot between Gratiot and I64 and Tucker and 8th Street would be the best location for a new Stadium.
MLS Couldn't resist this location because, It is Downtown, It is close to Hotels and Entertainment, can start up development in Downtown and increase visitor flow. Both MLS and Saint Louis would benefit from this moneywise and development wise. But we will have to see what will happen.
After several months of being away, I am returning the Architecture Page. It is not fully ready yet but will be by October 30th.
By: Chris Stritzel
Today, Police Cheif Sam Dotson announced that he is running for Mayor of the City of Saint Louis. He joins the growing list of Candiafes that Include Lyda Krewson and Lewis Reed. Possible others are Gregory Daly, Antonio French, Jason Hall and Tishaura Jones. We will have to see who comes out on top but whoever does will end up having competition by me in 2021.