Opus presents revised plans for Euclid/Lindell site

Last evening the Central West End Association invited neighbors to hear a presentation by the Opus Group on a revised plan (the initial presentation to the neighborhood was December 12) for a mixed-use building (apartment & retail) that the Minneapolis-based company has proposed for the corner of Lindell and Euclid. The meeting took place at the Mahler Ballroom.

John McPheeters, Chairman of the CWEA's Planning & Development Committee, explained that the committee is charged with the task of upholding the CWE Historic District Standards. They were adopted by the City of St. Louis 30 years ago and were updated recently. The committee has met with Opus frequently over the last few months to offer feedback on the design based on the Historic District Standards.

Joe Downs (not pictured), who runs Opus's operation in St. Louis (Park East Tower & 12 North on Euclid and Laclede), said that the company prides itself on being a collaborative organization and so invited the large group in attendance to offer feedback on the revised design, above. (The shadows visible on the rendering represent adjoining buildings.)

Dean Newins, head of the design group at Opus, spoke about those revisions, including the addition of 15% more glass, improved balconies and more attention to the design of the plaza at the front of the structure along Lindell Boulevard.

The following comments, presented by committee member Jim Dwyer, explain the committee's position. As Jim said, this was tough to read at the meeting where the lead architect was present, but that the committee feels the building is uninspired. The site at Euclid and Lindell is one of the most prominent corners in the City and deserves a great design.

The plans will be resubmitted to the City’s Cultural Review Board on January 27 at 4 p.m., 1520 Market, second floor. In the meantime, if anyone would like to comment, contact Alderman Lyda Krewson (note corrected email address for Lyda…sorry!) [email protected], or [email protected], or John McPheeters, c/o [email protected].

CWEA Planning & Development Committee

Comments on Revised Opus Design

January 13, 2014

 

Premise

Given the extraordinary vitality of the CWE and encouraging prospects for continued development activity throughout the surrounding area, the prominence of this important corner location on the principal east/west thoroughfare in the central corridor, and the distinguished architectural quality of the existing structures in the immediate vicinity, it is imperative that design standards for any new structure proposed for this site be set high.

Despite recent improvements in material selection and overall design details, the design of the structure as currently proposed remains uninspired. While the building might be considered suitable for a less prominent location, it does not measure up to contextual standards for the subject site.

Concerns and Recommendations

The CWEA Planning & Development Committee is unanimous in its concern that the proposed design, even with recent improvements, reflects an overriding focus on cost rather than quality. By way of illustration, the proposed method of heating and cooling is with through-the-wall systems, often seen in motel construction but not characteristic of high-end residential buildings. There are numerous other examples of design decisions being driven by cost considerations, including selection of building materials (see below), adequacy of parking ratios, inadequate provisions for moving vans (particularly important in a rental building), and the like.  

It is our understanding that the developer’s business plan for this project is to complete construction, rent the units, optimize cash flow and sell the building. While that is a perfectly acceptable business strategy, it is not one that is likely to result in a first-class structure appropriate for this site.   

With that as background, the Committee offers the following recommendations for improvements to the proposed structure.

Materials

While the limited introduction of cast stone (water table and central element of the south elevation) represents an improvement over the earlier design, the proposed use of that material does not go far enough toward establishing a distinctive base for the building. Inspiration may be drawn from the majority of the twelve existing structures located to the east and west of the subject site between Kingshighway and Taylor Ave., almost all of which feature a two-story base of strong character, thus establishing the context for those blocks (see example below). While cast stone is a suitable material as a base, its use should be expanded to include the entire south and west elevations and should wrap the corners for at least one bay at the north and east elevations.

Metal panels are proposed as a feature design element at the second floor level on the south and west elevations. Design details of those panels were not available for review at the time the revised design was presented. Final approval should be subject to future review once details are presented.

Similarly, exterior surface-mounted louvers for heating & cooling are not characteristic of the existing structures in the blockface. Design details should be presented for further review.

Recent modifications to the proposed placement of balconies represent a welcome improvement over the original design but, as above, no details of design or materials have been presented. Balconies will be a prominent feature and should be subject to further review once details are available.

Plaza/Terrace materials, including walking surface and raised planters/retaining walls are critical elements in establishing the character of that prominent space, and should therefore be subject to prior review and approval of samples before being approved.

Parking is a critical concern throughout the CWE. New development projects should be reviewed for adequacy of on-site parking sufficient to accommodate demand generated by the project. The proposed development includes 10,000 s.f. of retail space, but little or no dedicated parking for retail employees or customers.  Further, there is limited provision for parking for building staff or guests. While there has been talk of negotiating arrangements for 20 spaces in the Argyle Garage for use by retail employees, there is no commitment or guarantee that such an arrangement will materialize. This topic is too important to ignore.

Accordingly, an overall parking and transportation strategy should be developed for the project, including parking as described above, as well as  provisions for car sharing and support for transit, biking and pedestrian travel.    

Although the developer has requested a variance from the allowable commercial uses prescribed in the CWE Form-Based District ordinance, proposed commercialuses are not defined. Care must be taken to ensure that occupancy of retail spaces is limited to uses that will contribute positively to the vitality of the neighborhood and are consistent with the image and character of that location and the established character of the blockface from Taylor to Euclid avenues. The committee recommends that proposed commercial uses be considered on an individual basis and variances granted as appropriate. In the interest of efficiency and to minimize the prospect of conflicting views of what is or is not a suitable use for this location, it would be constructive to develop guidelines describing acceptable and prohibited uses in advance.

On a related topic, the adequacy of “back-end” service facilities (trash, recycling, deliveries) for both residential and commercial uses should be examined in greater detail and rules and regulations developed regarding commercial deliveries and trash hauling.