urbanSTL

wabash wrote:Roddy said that the Covington/Vanguard project didn't adequately "create demand." What that means isn't exactly clear. I assume he meant pushing the envelope in terms of scale rather than design, but it's not clear. Here are his exact words:

"The Optimist project doesn’t create demand by pushing the envelope like the Park East Tower, nor does it create demand by providing neighborhood amenities like Mills or Opus’ 28th ward project which both include parking and retail. It doesn’t remove blight and there is no situational urgency like the Hallmark property."

Good you found the comment.

I think that single statement says a lot, but I don't think scale was the issue with him.

Although I would prefer taller buildings and proposals, the scale of the building was very appropriate for the neighborhood (see image below). It seems his "pushing the envelope" comment was suggesting that the developer make the now-defunct project more awe-inspiring in design and perhaps the total package with added amenities.

Awe-inspiring buildings and designs, believe it or not, do create demand. Ask Trump. A lot of people like marquee addresses. There are people who want to live in a sleek address. Park East's design was awe-inspiring - especially for St. Louis. People were definitely excited (and concerned too) about its design, and the stucture sold units fast. At the time, there was nothing else like it in St. Louis. To-date, it is more sleek and modern than any other new residential tower built in metro St. Louis in recent years - with the exception of Roberts Tower. Design means a lot.

Now-defunct, Optimist proposal scale in reference to other buildings.

wabash wrote:I'm not thrilled with the brown brick, but between the MetLofts, 6 N Euclid, and Opus Lindell Residences, the design actually isn't inconsistent with other major developments along the Euclid corridor.

And that's the problem. St. Louis tends to stay with what is safe and consistent. Look around. From the proposed tombstone-ish Forest Park gates, the BJC expansions, newer boxy and brown buildings in Clayton, the Express Scripts campus, etc. etc. etc. As of late, most major and recent new designs/structures in metro St. Louis have been safe - in my opinion.

wabash wrote:And the scale/density seems appropriate with both the surrounding buildings and what Park Central seems to be going for in their form-based code. Also, while the design might not be perfect, I don't think it looks cheap in anyway (like The Standard or new West Pine proposal). It looks solid, substantial, and like it would be built to last.

Keep in mind my biggest issue is exterior design - not scale. Jane couldn't get any plainer. It's proposed for a showcase street and the street should have complimentary architecture. A WOW factor. It's just my opinion. But I do think there's a missed opportunity if they don't build taller. But my issue is largely exterior design.

wabash wrote:Also, for better or worse, the current form-based code would not allow for either the original Mills proposal (posted above) or the Park East Tower as built. It would allow for 12 stories at this site, but as mentioned before, the setback requirement could be a problem on such a narrow site. In other words, this proposal may come pretty close to the maximum viable density for the site (without replacing commercial office space with residential units).

Yeah, the only reason I posted the old Renaissance on Euclid rendering was to demonstrate the level of project density previously proposed along the street. Let's not forget that The Lindell Residences was originally proposed for about 30-stories too. I even wrote that 30-stories wasn't necessary now, but that a mid-rise (10-12 stories) would demonstrate and feel like better land usage.

I hope the design has changed a bit.

Here's a residential building recently completed in Madison, WI.

Called Seven27, its footprint is larger than the proposed Koman project site, however, just observe the simple asymmetrical touches that allow it to be more visually and architecturally interesting.

I heard last weekend that a major/impressive national restaurant is on deck for this block, however Koman will not divulge the details to the rest of the design crew at this time. I'm at a loss as to what would be a big statement place that is a chain. Perhaps a national steakhouse of some kind? Capital Grille? Any ideas?

^ Good question... I wouldn't doubt Danny Meyer would come in with a Shake Shack or something in the CWE.

^I'd be shocked if Danny Meyer came back home!

^ Haven't heard anything on the approval process, but STL Mag recently had an article that Tip Top will be closing by the end of hte month and Club 34 may have its last dance with it's New Year's Even bash.

I am curious as to heck what retailers Koman and OPUS may be working on with their projects.

on the previous page I said...

roger wyoming II wrote:^ Good question... I wouldn't doubt Danny Meyer would come in with a Shake Shack or something in the CWE.

prior to wabash mentioning Meyer.

^ can you share any rumors about potential tenants scouting the CWE? I'm curious as heck who might be interested in the OPUS Lindell Residences, whether smaller grocers like TraderJoe's are in the mix in the neighborhood, etc.

^Heard the same thing.