ULI St. Louis Technical Assistance Panel Funding for this TAP was made possible through an Urban Innovation Grant from the ULI Foundation
Welcome message from author
This document is posted to help you gain knowledge. Please leave a comment to let me know what you think about it! Share it to your friends and learn new things together.
Transcript
ULI St. Louis Technical Assistance Panel
Funding for this TAP was made possible through an Urban Innovation Grant from the ULI Foundation
The mission of the ULI St. Louis is to provide leadership in the responsible use of land and in creating and sustaining, thriving communities worldwide.
ULI St. Louis Mission
Technical Assistance Panel
Objective, multidisciplinary advice on land use and real estate issues developed over the course of one and a half days ULI St. Louis members from across the region volunteer their time to participate as panelists
Purpose
TAP Members
Panel Chair • Chip Crawford, Forum Studio Panel Members • Andy Trivers, Trivers Associates • John Shreve, Populous • Tyler Meyr, Forum Studio • Wendy Timm, Enhanced Value Strategies, Inc. • Larry James, Faegre Baker Daniels LLP • Hank Webber, Washington University Technical Writer & ULI St. Louis District Coordinator: Kelly Annis Panel Work Day: May 7, 2015
The Railway Exchange
• TAP was commissioned by Downtown STL, Inc. in partnership with ULI St. Louis to study the Railway Exchange Building, 1.2 million square feet
• The Developer has market studies supporting certain uses within the building, yet significant space remains
• The developer, contemplating the above studies and draft plans, asked the Panel to determine the best possible use or mix of uses – and related capacities – to transform the building into a healthy place and destination for St. Louis
Transportation & Transit: • Washington Ave Streetscape
Phase 3 • 7th & 8th Streets Streetscape • With the CityArchRiver project in
Kiener Plaza, a dedicated bike lane along Chestnut is being designed
• Downtown Trolley Bus • Arch Circulator • St. Louis Streetcar • Metro – Convention Center, 8th &
Pine renovations
Within two blocks of the Railway Exchange Building 1. US Bank Plaza – no new developments 2. MX Building & 600 Washington – new restaurants being added: Crazy Bowl Wraps, Taze, and Porano Pasta & Gelato 3. S fel Financial – no new developments 4. City Garage – no new developments 5. Mercan le Library buildings – empty, needs to be redeveloped, 250,000 square feet 6. Gallery at 515 – former Millennium Center, 102 recently new apartments added in former office space 7. LaSalle building– empty, needs to be redeveloped, 37,000 square feet 8. Metropolitan Square building – office occupancy doing well, needs first floor retail 9. Surface parking lot – owned by the owners of the Railway Exchange 10. Macy’s Garage – owned by the owners of the Railway Exchange 11. Treasurer’s Garage – no new developments 12. 720 Olive Building (former Laclede Gas Building) – Laclede Gas has moved out. 111 new apartments planned 13. 705 Olive Building (Union Trust) – recently sold with with plan to convert the office building into a bou que Hotel Blackhawk 14. Chemical Building (Alexa) – empty (minus one jeweler), planned market rate residen al, but stalled, 135,000 square feet 15. Former Hamilton Jeweler’s building – new Mediterranean restaurant under construc on 16. America’s Center / Conven on and Visitors Commission – plans include a new coffee shop at the corner of 7th & Washington Ave. 17. Laurel Building/Embassy Suites – site of new Na onal Blues Museum (opening this fall/winter), new Sugarfire Smoke House 18. 555 Washington – new Kitchen Sink restaurant opening this fall/winter 19. 505 Washington building (former Employment Security bldg.) – empty, needs to be redeveloped, 45,000 square feet 20. Missouri Athle c Club – no new developments 21. 500 Broadway – no new developments 22. Gallery 400 – no new developments 23. Federal Reserve Bank – no new developments 24. Federal Reserve Garage – no new developments 25. Marque e Building—conver ng remaining apartments to condominiums 26. Security Building – no new developments 27. Security Garage – no new developments 28. St. Louis Place – no new developments 29. Hilton St. Louis – no new developments 30. Bank of America Tower – no new developments 31. Kiener East Garage – looking at new ways to enhance the retail and exterior of the garage 32. Kiener West Garage – looking at new ways to enhance the retail and exterior of the garage 33. Wainwright Building/State of Missouri – no new developments 34. AT&T Data Building – no new developments 35. Arcade - under construc on for 202 ar st apartments and 80 market rate apartments & Webster University on the first two floors. 36. Paul Brown Building – no new developments 37. Old Post Office Building – no new developments 38. Old Post Office Plaza – no new developments 39. Tower at OPOP – new residen al XX apartments with a new restaurant expected on first floor 40. Magnolia Hotel – no new developments 41. Orpheum Theater - empty, needs to be redeveloped, 35,000 square feet 42. Renaissance Hotel – undergoing renova on
Transporta on & Transit projects near the Railway Exchange Building x� Washington Avenue Streetscape Phase 3 (7th St. to Memorial) – Construc on expected to start this fall. x� 7th & 8th Streets Streetscape (Washington to Pine) – Preliminary design work done, hoping for federal funds for
construc on in 2016/2017. x� With the CityArchRiver project in Kiener Plaza, a dedicated bike lane along Chestnut is being designed, which could lead
to another bike lane on Pine. x� Downtown Trolley Bus – Due to Civic Center Sta on expansion, Trolley to be rerouted with opportunity for adjustments. x� Arch Circulator – New project to be er connect the Arch Grounds to downtown. Ini al study just completed by the
Na onal Park Service. This could be a separate service from Metro and the Downtown Trolley Bus. x� St. Louis Streetcar – Poten al Phase 1 routes could have tracks on both Olive and Locust along the Railway Exchange.
Selec on of the Phase 1 routes expected in early 2016, but construc on 3-4 years away. x� Metro is looking to renovate both the Conven on Center MetroLink sta on and the 8th & Pine MetroLink sta on.
1 3
2
38
39
42
33
32
31
30
29 28
27
26
25
24
23
22 21
20
19
18 17
16
15
14 13
12
11 10 9
8
7 6
5
4 37
36 35
34
41 40
Buildings & Projects around the Railway Exchange Building
Context
MX & 600 Washington: new restaurants (2) Mercantile Library bldgs: empty, 250,000 sf (5) Gallery at 515: 102 new apts (6) LaSalle bldg: empty, 37,000 sf (7) Met Square: Office, needs retail (8) Surface parking: RX owner (9) Macy’s Garage: RX owner (10) 720 Olive: 111 apts planned (12) 705 Olive: plans for boutique hotel (13) Chemical Bldg: 1 sm tenant, plans stalled, 135,000 sf (14) Former Hamilton Jeweler’s: restaurant under construction (15) America’s Center: plans for coffee shop (16) Laurel: Nat’l Blues Museum, restaurants (17) 555 Wash: new restaurant (18) 505 Wash: empty, 45,000 sf (19) Marquette Bldg— apartments to condo (25) Kiener East Garage – contemplating improvements (31) Kiener West Garage – contemplating improvements (32) Arcade – under construction, 282 living units, Webster U (35) Tower at OPOP – new residential & restaurant (39) Orpheum Theater – empty, 35,000 sf (41) Renaissance Hotel – renovating (42)
Within two blocks of the Railway Exchange Building 1. US Bank Plaza – no new developments 2. MX Building & 600 Washington – new restaurants being added: Crazy Bowl Wraps, Taze, and Porano Pasta & Gelato 3. S fel Financial – no new developments 4. City Garage – no new developments 5. Mercan le Library buildings – empty, needs to be redeveloped, 250,000 square feet 6. Gallery at 515 – former Millennium Center, 102 recently new apartments added in former office space 7. LaSalle building– empty, needs to be redeveloped, 37,000 square feet 8. Metropolitan Square building – office occupancy doing well, needs first floor retail 9. Surface parking lot – owned by the owners of the Railway Exchange 10. Macy’s Garage – owned by the owners of the Railway Exchange 11. Treasurer’s Garage – no new developments 12. 720 Olive Building (former Laclede Gas Building) – Laclede Gas has moved out. 111 new apartments planned 13. 705 Olive Building (Union Trust) – recently sold with with plan to convert the office building into a bou que Hotel Blackhawk 14. Chemical Building (Alexa) – empty (minus one jeweler), planned market rate residen al, but stalled, 135,000 square feet 15. Former Hamilton Jeweler’s building – new Mediterranean restaurant under construc on 16. America’s Center / Conven on and Visitors Commission – plans include a new coffee shop at the corner of 7th & Washington Ave. 17. Laurel Building/Embassy Suites – site of new Na onal Blues Museum (opening this fall/winter), new Sugarfire Smoke House 18. 555 Washington – new Kitchen Sink restaurant opening this fall/winter 19. 505 Washington building (former Employment Security bldg.) – empty, needs to be redeveloped, 45,000 square feet 20. Missouri Athle c Club – no new developments 21. 500 Broadway – no new developments 22. Gallery 400 – no new developments 23. Federal Reserve Bank – no new developments 24. Federal Reserve Garage – no new developments 25. Marque e Building—conver ng remaining apartments to condominiums 26. Security Building – no new developments 27. Security Garage – no new developments 28. St. Louis Place – no new developments 29. Hilton St. Louis – no new developments 30. Bank of America Tower – no new developments 31. Kiener East Garage – looking at new ways to enhance the retail and exterior of the garage 32. Kiener West Garage – looking at new ways to enhance the retail and exterior of the garage 33. Wainwright Building/State of Missouri – no new developments 34. AT&T Data Building – no new developments 35. Arcade - under construc on for 202 ar st apartments and 80 market rate apartments & Webster University on the first two floors. 36. Paul Brown Building – no new developments 37. Old Post Office Building – no new developments 38. Old Post Office Plaza – no new developments 39. Tower at OPOP – new residen al XX apartments with a new restaurant expected on first floor 40. Magnolia Hotel – no new developments 41. Orpheum Theater - empty, needs to be redeveloped, 35,000 square feet 42. Renaissance Hotel – undergoing renova on
Transporta on & Transit projects near the Railway Exchange Building x� Washington Avenue Streetscape Phase 3 (7th St. to Memorial) – Construc on expected to start this fall. x� 7th & 8th Streets Streetscape (Washington to Pine) – Preliminary design work done, hoping for federal funds for
construc on in 2016/2017. x� With the CityArchRiver project in Kiener Plaza, a dedicated bike lane along Chestnut is being designed, which could lead
to another bike lane on Pine. x� Downtown Trolley Bus – Due to Civic Center Sta on expansion, Trolley to be rerouted with opportunity for adjustments. x� Arch Circulator – New project to be er connect the Arch Grounds to downtown. Ini al study just completed by the
Na onal Park Service. This could be a separate service from Metro and the Downtown Trolley Bus. x� St. Louis Streetcar – Poten al Phase 1 routes could have tracks on both Olive and Locust along the Railway Exchange.
Selec on of the Phase 1 routes expected in early 2016, but construc on 3-4 years away. x� Metro is looking to renovate both the Conven on Center MetroLink sta on and the 8th & Pine MetroLink sta on.
1 3
2
38
39
42
33
32
31
30
29 28
27
26
25
24
23
22 21
20
19
18 17
16
15
14 13
12
11 10 9
8
7 6
5
4 37
36 35
34
41 40
Buildings & Projects around the Railway Exchange Building
Context
Panel’s Charge
1. With a number of potential uses under consideration for the redevelopment of the Railway Exchange Building, what is the best possible use or mix of uses that should be pursued to transform the building into a healthy place and a destination for downtown St. Louis?
2. Based on the findings related to Question 1, what are the most viable capacities for the proposed uses?
Stakeholder Meetings
City of St. Louis • SLDC, Urban Planning Civic Leaders • Regional Chamber, Civic Progress • CVB, CityArchRiver • Economic Development Partnership Real Estate & Business Owners • Developers • Business Owners • Technology Companies • Consultants
T-Rex Interviews
T-Rex started here… Need more of this kind of success… Innovation corridor/district… Shows the art of the possible…
Came from other cities… They love it here… Want more space to grow… Want mixed-use lifestyle…live/work…
TAP Recommendations
Overall Observations Difficult challenge…Incredible scale… No one solution…but solutions of solutions… Multi-dimensional…Phases of phases… Critical for our region’s success… Attract and retain talent… Re-brand the experience… Amazing architecture and opportunity for great design… Need to build-in flexibility to adapt and evolve… Design matters… A destination and a gateway… the Railway Exchange Building …
1] Put People First 2] Recognize The Economic Value 3] Empower Champions For Health 4] Energize Shared Spaces 5] Make Healthy Choices Easy 6] Ensure Equitable Access 7] Mix It Up 8] Embrace Unique Character 9] Provide Access To Healthy Food 10] Make It Active
1] Put People First Integrate health into planning
Consider health impacts over time Walkability
It’s about the full life experience… Bigger than just this building… Recreation and wellness built-in…
2] Recognize The Economic Value Marketability to lifestyle shifts Millennials desire urban settings Age in place
Incredible scale… Multi-dimensional…Phases of phases… Critical for our region’s success… Build community/Drive jobs…
3] Empower Champions For Health Communicate the benefits Forge unlikely partnerships Encourage grassroots action Build a brand
Opportunity to re-brand… Appeal to many champions… Radical partnerships…
4] Energize Shared Spaces Leverage community assets Take back the streets Rethink public spaces Program early and often
Need public and private cooperation… Create a great public realm… Incorporate with-in and take up thru the building…
5] Make Healthy Choices Easy Provide a variety of healthy choices Promote walking, biking, and multiple modes of transit Ensure a safe environment Make the user experience fun and interesting
Well situated for multi-modal options… Promote biking… Overcome/change current crime perception…
6] Ensure Equitable Access Design for all ages and abilities Integrate land-use and transit Focus on schools and education
1.2MSF…something for everyone… Multiple product levels… Encourage diverse mix…
7] Mix It Up Ensure a variety of uses Incentivize the mix Remove regulatory barriers Rethink parking
Optimize compatible mix of uses… Provide missing services for downtown community… Develop serious parking strategy… Incorporate south block…
8] Embrace Unique Character Build on genius of this place Rediscover assets Integrate natural systems Build a brand
Celebrate diversity… Needs to be super cool… Leverage this key location in downtown… Opportunity to do something really different and unique…
9] Provide Access To Healthy Food Rethink the grocery store Make food a destination Incorporate access to healthy food into local land-use and economic policy
It’s about the healthy, full life experience… Need more dining options… Create economy around food destination… Leverage ‘breadbasket of the world’…
10] Make It Active Maximize opportunities for healthy physical activities Begin every trip with a walk Implement active-living guidelines Design for flexibility
Think about rec center as core of DNA… Create as hub of bike-share in StL… Leverage this vertical neighborhood…
Building Programming
21 Floors 1.2 million Square Feet 1000 Parking Spaces
Floor 21 Hotel Ballroom, Pool,
Sky Bar, Restaurant
Floors 14 – 20 Residential 200 – 250 units Shared amenities with hotels (pool, restaurant, fitness facility)
Floor 12 – 13 Hotel – Extended Stay
Shared amenities for all hotels (pool, restaurant, fitness facility)
Floors 9 – 11 4 Star Hotel 100 – 125 rooms
Shared amenities for all hotels (pool, restaurant, fitness facility)
Floor 7 – 8 Boutique Hotel 21C or similar
Shared amenities for all hotels (pool, restaurant, fitness facility)
Floors 3 – 6 Innovation Office Space Cortex2, Gifted Space Studio space, film production, maker space Design center/hub, drone port
Floor 2 Sports zone/fitness
Restaurant Learning Space
Floor 1 Food marketplace Playground Restaurant Retail – Walgreens, CVS, Urban Target Destination Retail – design focused
Atrium Core atrium down and use skylights to bring light down to lower floors
Basement Tenant Storage Studio Space
Surface Lot & Streetscape Convert to Plaza and formal building entrance Bike Share station
Garage Improve and upgrade retail and pedestrian experience, new skin, 7th Street is priority – pull ramp off and add up ramp in the alley, mid-block
Sky Gardens & Rooftop Promenade Convert to Plaza and formal building entrance Bike Share station
Building Programming
21 Floors 1.2 million Square Feet 1000 Parking Spaces
Strategy
• Several uses, phased over time may require separate ownerships to share risk • Total cost will exceed $250m and require significant public monies • Risk can be mitigated with “gray box” condominium ownership • Public spaces = shared building amenities • Sponsorship stacking makes capital stacking of debt, private equity, tax credits and
other incentives more manageable • Sponsorship components can also accelerate velocity of construction and mixed-
use occupancy • Explore other community partnerships (Art Museum, etc.) to provide space for
rotating exhibits • Pocket parks within each use/floor – cutting back interior space to expose to
outside/environment • Play off “Railway Exchange” name in branding of the building – “Idea Exchange” • Vertical circulation becomes exposed and visible to the outside.
Thank You
Related Documents
