CORTEX: St. Louis' Life Sciences and Technology District

chriss752 · PostApr 18, 2020#19012020-04-18T07:42+00:00

Even though the plans have been downsized from the original vision (attached), I'm happy to see this project's real vision come into focus. The website provided says January 2022 as the completion. They would have to start in a few months then but maybe they will.

Some specifics on the new plan...
- 160 Apartments
- 120,000SF of office
- 40,000Sf of retail
- 600+ parking spaces in garage

Old master plan rendering...

dredger · PostApr 18, 2020#19022020-04-18T21:20+00:00

chriss752 wrote: ↑
Apr 18, 2020
Even though the plans have been downsized from the original vision (attached), I'm happy to see this project's real vision come into focus. The website provided says January 2022 as the completion. They would have to start in a few months then but maybe they will.

- 600+ parking spaces in garage

Old master plan rendering...
CortexK Aerial Old.png

Look at the new plan versus the old renderings that Chriss and once again you wish the that someone anyone would take the speculative approach of building the garage to support vertical construction in the future, CORTEX developement seems like the one place that it might make a lot of sense. However, I can only assume the new plan is to build a tilt up parking structure.

chriss752 · PostApr 19, 2020#19032020-04-19T05:01+00:00

Apartment building at Duncan and Boyle put on the back burner per Joe Roddy.

chaifetz10 · PostApr 19, 2020#19042020-04-19T05:29+00:00

Not completely surprising giving the recent economic reality.

urban_dilettante · PostApr 19, 2020#19052020-04-19T07:04+00:00

thank god they didn't scrap the massive parking garage and surface lot.

bwcrow1s · PostApr 20, 2020#19062020-04-20T14:03+00:00

Two blocks from a MetroLink stop, yes? I guess the garage seems diminished in scale to the project. Just, a little bit unnerving.

dredger · PostApr 21, 2020#19072020-04-21T00:10+00:00

bwcrow1s wrote: ↑
Apr 20, 2020
Two blocks from a MetroLink stop, yes? I guess the garage seems diminished in scale to the project. Just, a little bit unnerving.

I think the unnerving part is what get built as a parking structure, low cost tilt up or something that looks ahead. From the renderings it looks like the literally took the tower off the previous garage structure and built only of the parking structure itself. Undoubtly it would cost more built you could realistically build the garage to accommodate a future garage and then expand to the west with a tilt structure not requiring nearly the expense in foundation work.

framer · PostApr 28, 2020#19082020-04-28T17:01+00:00

chaifetz10 · PostApr 28, 2020#19092020-04-28T18:35+00:00

This is a very minor piece, but there's been some two trapezoid rebar forms at the crosswalk across Duncan (between 4240 and 4220) for at least a month now. I'm positive it's to make that crosswalk safer for pedestrians and to have a better access point to the parking lot, but curious if the rebar will be part of some decorative piece or even short landscaping retaining walls. Can't find any permits or even listing of it as a project anywhere... Anyone know the plan?

PostMay 01, 2020#19102020-05-01T16:08+00:00

Also - did we ever find out what exactly the restaurant next to Aloft will be? If not... The hotel site dining options lists only 3 places - the WXYZ bar, The Chocolate Pig, and Wasabi Sushi - as being the nearby dining options. And with Wasabi Sushi not having any distance listed (The Chocolate Pig shows 0.1 miles), I'm thinking we may have the answer. Unless it was already released and I just can't search UrbanSTL effectively.

https://www.marriott.com/hotels/hotel-i ... is-cortex/

PostMay 01, 2020#19112020-05-01T19:31+00:00

Construction camera is up and running for the new WashU Neuroscience building:

https://app.oxblue.com/open/TSI/WUNeuroscience

Washington_University_Neuroscience_Research_Building-20200501-141617.jpg (686.52KiB)

NateM___ · PostMay 01, 2020#19122020-05-01T22:11+00:00

I drove by earlier this afternoon. The three drills on the east side of the job site working in unison is impressive.

sc4mayor · PostMay 04, 2020#19132020-05-04T17:37+00:00

Anyone know if there is a webcam for the Sandcrawler?

Edit: Speaking of the Sandcrawler...I found this today on HOK's site. Apologies if it's been shared here, but I don't think I've seen it. A rendering of 4210 within Cortex. You can see the shadow of Washington University's Neuroscience building. And the shadow of something replacing some of the goodwill buildings they bought along FPA.

https://www.hok.com/projects/view/corte ... community/

gone corporate · PostMay 04, 2020#19142020-05-04T18:48+00:00

sc4mayor wrote: ↑
May 04, 2020
Anyone know if there is a webcam for the Sandcrawler?

Edit: Speaking of the Sandcrawler...I found this today on HOK's site. Apologies if it's been shared here, but I don't think I've seen it. A rendering of 4210 within Cortex. You can see the shadow of Washington University's Neuroscience building. And the shadow of something replacing some of the goodwill buildings they bought along FPA.

https://www.hok.com/projects/view/corte ... community/

That image is really telling. Looking at it on the link you posted, I can see a whole lot shadowed:
- Wash U Neuroscience
- Goodwill's smaller building
- Shadows over the two other building footprints on FPP west of Goodwill: the old brick storage building and Legal Services of Eastern MO (which isn't really depicted here)
- A twin for the Sandcrawler along Sarah
- The apartment building behind Cortex One
- And maybe something behind DuPont?

We can't say there are plans ready for all these sites, but they apparently are all in play.

Timmy · PostMay 04, 2020#19152020-05-04T18:53+00:00

^ I was going to say, there is a lot going on in those ghost buildings. WashU and the Sandcrawler twin being the ones that jumped out first.

^^ Thanks for posting that link. There is an awesome fly by of the Sandcrawler building both interior and exterior. I like the look of the building a lot more in that video.

framer · PostMay 05, 2020#19162020-05-05T16:38+00:00

The HOK site says the Sandcrawler will have a metal skin. I've been wondering all this time whether it would be metal, terra cotta, hardy board, or what. Now we know.

symphonicpoet · PostMay 06, 2020#19172020-05-06T02:30+00:00

Well, sandcrawlers are so metal!

chaifetz10 · PostMay 06, 2020#19182020-05-06T03:12+00:00

The HOK site has a pretty kick-@ss 4210 virtual fly through video if you scroll almost to the bottom of that page.

Also, they included an image of One Discovery Square (Rochester, MA

) in the images of Cortex.

aprice · PostMay 06, 2020#19192020-05-06T14:05+00:00

chaifetz10 wrote: ↑
May 06, 2020
The HOK site has a pretty kick-@ss 4210 virtual fly through video if you scroll almost to the bottom of that page.

Also, they included an image of One Discovery Square (Rochester, MA ) in the images of Cortex.

The two story lab space photo, is that 4240 or Crescent?

And the One Discovery Square photo inclusion doesn't seem odd to me. Contrary to how your comment reads, the inclusion was intentional. You have to keep in mind that architect's websites are nothing more than saying "look what we can do". If they're pouring a lot of work into one page such as Cortex, might as well show that they've done more than one project of this type.

BellaVilla · PostMay 08, 2020#19202020-05-08T15:04+00:00

The headlines I've read about the new Neuroscience building call it "One of the largest in the Country." But from what I can see, it will be the largest in the country.

The largest Neuroscience research facility is the new NIH building in Bethesda, MD which is described as "over 500,000 square feet." Here is a picture

The new WashU building could as much as 20% larger. This is such an amazing investment and that its in an urban setting and not a suburb like Bethesda is equally satisfying.

sc4mayor · PostMay 17, 2020#19212020-05-17T15:51+00:00

BJ had an interview with Cortex’s new CEO. Not much we don’t already know, but he had this tidbit about ongoing projects in the district:

Cortex has a lot in its development pipeline. What’s the status with those projects? The next building we’re looking at building is with Wexford/Ventas, the 4210 building, we’re still working hard and talking to folks. I’m optimistic that by the end of the summer, we’ll have a couple of significant anchor tenants lined up and start to get that thing out of the ground. Some things, honestly, I think are going to be put on hold. But some major things like that next building are ongoing. We’re in discussions with two possible tenants that would be really fantastic. They are both from out of state. They are national. They would be net new jobs here. I think we can get those done.

Obviously 4210 is moving forward...my guess one of the unmentioned projects being put on hold is the recently announced residential portion.

https://www.bizjournals.com/stlouis/new ... e=facebook

dredger · PostMay 19, 2020#19222020-05-19T05:44+00:00

sc4mayor wrote: ↑
May 17, 2020
BJ had an interview with Cortex’s new CEO. Not much we don’t already know, but he had this tidbit about ongoing projects in the district:
Cortex has a lot in its development pipeline. What’s the status with those projects? The next building we’re looking at building is with Wexford/Ventas, the 4210 building, we’re still working hard and talking to folks. I’m optimistic that by the end of the summer, we’ll have a couple of significant anchor tenants lined up and start to get that thing out of the ground. Some things, honestly, I think are going to be put on hold. But some major things like that next building are ongoing. We’re in discussions with two possible tenants that would be really fantastic. They are both from out of state. They are national. They would be net new jobs here. I think we can get those done.
Obviously 4210 is moving forward...my guess one of the unmentioned projects being put on hold is the recently announced residential portion.

https://www.bizjournals.com/stlouis/new ... e=facebook

I don't quite understand his reply, but I assume that the two possible out of state tenants are for 4210 building/Sandcrawler? Or I'm I reading his reply incorrectly and they might possible snag a couple more tenants to kickstart even more space say a Cortex K or Cortex East? Anyone with a good clarification or take on what he is saying.

chriss752 · PostMay 19, 2020#19232020-05-19T05:56+00:00

^ My bets are on the companies going into 4210. The Cortex organization, if you want to call it that, doesn't have true oversight over Cortex K like they do all the other developments. Cortex K is practically independent from Cortex and Wexford even though it's in the district. Any announcement for Cortex K would come from KDG and most likely not Cortex itself. However, I do see more office space being unveiled soon if 4210 fills up quick. The next office building would be built along Sarah Street next door to 4210 and will block the parking garage expansion. That project is dependent on 4210's success and based on how things are going, I say bring it on.

On another note but in regards to 4210, I learned that the height will be about 130' - 6". So this will make a larger impact than I thought. I went up onto the parking garage today and I couldn't really figure out where a tower crane would go. There's no real indication from what I could see but I would assume it will be between the garage and office building or along Duncan.

dredger · PostMay 19, 2020#19242020-05-19T18:37+00:00

^ Thanks Chris, maybe a hopeful way to look at it is the possibility of two additional out state tenants will kick off the next Wexford building along Sarah

Maybe not the best way to look at it but in the new normal world of Covid & pandemics might play into Cortex original life science mission and result in even more development sooner than later. Especially on the lab front. Look at where the big Covid impacts are and you can see that it collided with bio life science centers from Boston/Northeast to Southern Cali in LA/San Diego and to lesser extent in Bay Area. These area are also getting very expensive to afford and life. Wexford might already seeing some opportunity to build out further

gone corporate · PostMay 19, 2020#19252020-05-19T20:03+00:00

dredger wrote: ↑
May 19, 2020
^ Thanks Chris, maybe a hopeful way to look at it is the possibility of two additional out state tenants will kick off the next Wexford building along Sarah

Maybe not the best way to look at it but in the new normal world of Covid & pandemics might play into Cortex original life science mission and result in even more development sooner than later. Especially on the lab front. Look at where the big Covid impacts are and you can see that it collided with bio life science centers from Boston/Northeast to Southern Cali in LA/San Diego and to lesser extent in Bay Area. These area are also getting very expensive to afford and life. Wexford might already seeing some opportunity to build out further

I've been thinking similarly about future office space needs. Quite simply, it's impossible to work from home if you work at a wet lab. I know researchers who have been working at the Doisy throughout this quarantine pursuing treatments and vaccines. For the region, as the life sciences continue to grow, there will continue to be growing needs for lab space and research facilities even if we should see a contraction in regular office space demand. Maybe developers eyeing speculative projects at Cortex should consider making their developments with considerable lab space options.

Concurrently, should STL continue to provide a competitive environment for life science and pharma companies - and at lower costs than Boston, Sandy Eggo, or the Bay Area - then we can definitely grab some new companies for Cortex as it continues to grow out. Perhaps some companies will consider establishing satellite offices here, as opposed to a full relocation, as contingency centers for work amidst localized epidemics and quarantines. California companies are perhaps in the most need to get back to working offices as the state is considering extended quarantines.

CORTEX: St. Louis' Life Sciences and Technology District

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