OPUS Project advances

At its meeting held Monday afternoon, January 27, the Preservation Board of the City of St. Louis gave preliminary approval of the design of the 12-story mixed-use building proposed by OPUS Development for the former Heart Association site at 4643 Lindell Blvd.

Preliminary approval allows OPUS to proceed with the design process.  Final approval is subject to review of materials and design details by staff of the Cultural Resources Office.

The Planning & Development Committee of the CWEA presented a summary of its efforts to work with OPUS toward an improved design and expressed concern regarding the potential impact of the project on parking and circulation in the CWE.  It requested that action be deferred by the Preservation Board until such time as outstanding concerns regarding design details and parking capacity have been resolved. (See earlier report in January 16th post, or click here. Yesterday's presentation is below.)

The P & D Committee will continue to seek the cooperation of OPUS and city officials in its efforts to address both aesthetic and functional concerns as described in its report.

CENTRAL WEST END ASSOCIATION

PLANNING & DEVELOPMENT COMMITTEE

REPORT AND RECOMMENDATION

TO THE PRESERVATION BOARD

RE: OPUS PROJECT

January 27, 2014

The CWEA Planning & Development Committee has met with representatives of OPUS on numerous occasions over the past several months regarding various design elements of the new structure proposed for 4643 Lindell Blvd. The committee’s concerns include both aesthetic and functional issues, which are described in detail in a report dated January 13, 2014 which is included herewith for reference.

As stated in that report, the fundamental premise is that this important site demands a first-class building, one consistent in quality and character with existing buildings in the immediate vicinity. The CWE Historic District Standards and the recently adopted Form-Based Code require that certain quality standards be met with respect to design details and material selection. The committee has concluded that those standards have not been met in the current design.

Specifically, it is required that:

1. The overall architectural character and general use of exterior materials be architecturally compatible with the existing block face.

2. New construction shall be judged on massing and detail…and careful attention to scale, materials, siting and landscaping that is harmonious with the existing historic structures.

3. Special emphasis shall be given to the design of the building base….as it relates to neighboring buildings.

4. All new building materials shall be the same as the dominant materials of adjacent buildings.

While these are aesthetic concerns, regarding which there can be differing opinions and conclusions, the intent is clear….that new construction must equal existing nearby structures in character and quality. It is the committee’s judgment that the proposed structure fails to satisfy those requirements.

It is arguable that, over time, the community might adapt to aesthetic deficiencies and either learn to live with the building or simply ignore it. However, the same cannot be said of functional deficiencies, the impact of which on the broader public interest is potentially profound. The primary concern of the committee is insufficient on-site parking capacity and inadequate provision for service vehicles for both the residential and commercial components of the building.

The development program provides for 217 rental apartments and 10,000 s.f. of commercial space. The developer has indicated the possibility of as many as three restaurants plus a retail tenant occupying the commercial space, for which it proposes to provide a total of three parking spaces! Given the location and configuration of the proposed loading dock facilities, there are  serious unresolved issues regarding  how those commercial tenants will be serviced by vendors, trash haulers, etc., and the extent to which the public right-of-way will, of necessity, become the default loading zone for the building. Additionally, there is no on-site provision for parking for employees of either businesses or building staff, and very little for visitors.

Further, the developer has acknowledged that conventional tractor-trailer moving vans cannot be accommodated on-site. Given the large number of apartments and that the proposed mix of unit types is heavily weighted toward smaller studio and “alcove” units, there is the potential for frequent turnover and many occasions on which moving vans will be required to park on Euclid Avenue for purposes of loading and unloading. That is not a responsible approach to the redevelopment of this site.          

If this project is permitted to proceed as currently proposed, it seems likely that there will be widespread disappointment in the CWE community and that many will wonder how it occurred that gatekeepers and community leaders failed in their stewardship roles and allowed this to occur.

The CWEA Planning & Development Committee respectfully requests the cooperation of the Preservation Board in ensuring that an improved design, one more consistent with the rich architectural heritage of the community and that contributes to (and does not detract from) the ongoing re-vitalization of the CWE, can be achieved. Accordingly, we request that the Board defer action on this appeal until such time as the important issues outlined above have been resolved satisfactorily and a new design can be presented. Thank you for your consideration.