SUSTAINABLE DEVELOPMENT PLAN & CODE

CENTRAL WEST END / MIDTOWN DEVELOPMENT

CITY OF ST. LOUIS, MISSOURI

PUBLIC MEETING #1

JUNE 27, 2009

Public Meeting #1
Agenda

Purpose of Meeting
Study Objective & Area
Study Process & Structure
Analysis of Existing Regulations
Case Studies of Alternate Approaches
Development Principles & Options
Worksession & Report-Out

Next Meeting:
Fall 2009 – to be scheduled
Public Meeting #1
Meeting Purpose
•To inform the residents of the
neighborhood
i hb h d off the
th following:
f ll i

•the objective of & area under study

•how the studyy pprocess is structured &

who is involved

•to discuss the current regulatory

framework for infill development

•to review how other cities have adapted

their regulatory framework

•to discuss Options to the regulatory

framework for infill development

•to comment & discuss the merits of all

the approaches & provide collective
feedback
Public Meeting #1
Study Objective

The objective of the Sustainable

Development Plan & Code is to
develop a plan that guides the
future growth of the study
aarea
ea in aan eenvironmentally,
o e ta y,
socially and economically
sustainable manner and is
supported by the residents of the area
and the City of Saint Louis.
Public Meeting #1
Study Objective

The objective of the Sustainable

Development Plan & Code is to
develop a plan that guides the
future growth of the study
aarea
ea in aan eenvironmentally,
o e ta y,
socially and economically
sustainable manner and is
supported by the residents of the area
and the City of Saint Louis.

It is the intention of the client to have

the recommended Sustainable
Development Plan and Code adopted
(in part or in ffull)
ll) by
b the Cit
City of St
St.
Louis through its formal planning
approval process. The exact
regulatory method by which these
recommendations are adopted p will be
determined through this study process
and in consultation with the City of St.
Louis.
Public Meeting #1
Study Objective

The Sustainable Development

Plan & Code is to address the
following planning, design &
development regulations:

Building Envelope Regulations:

Height Regulations; Front , Side and Rear
Yard areas; Building Line; & FAR

Use Regulations:
Allowable & Conditional

Lot & Building Type Standards:

Platting; Sub-division; Frontage; Access,
Service & Parking; Open Space &
Landscape; Building Performance
Requirements (energy, stormwater, etc.)

Architectural Standards:
Building Massing, Façade Composition,
Elements & Materials

Public Space Requirements:

Any ROW Requirements
Public Meeting #1
Study Objective

If consensus can be achieved, then:

•residents, developers and the City of
St. Louis would have established
“ahead of time” a clear set of agreed
upon design & development principles
for the continued long-term
revitalization of the neighborhood

•removes the “risk & uncertainty” for

both residents and developers

•encourages development that

contributes to the character of the
community (height & design)

•development that meets the vision of

the study can be proactively supported
and encouraged
Public Meeting #1
Study Area
•The study area is 1.33 miles across (East | West) and .4 miles across (North | South); with a total area of about
.55 square miles
il (320 acres))
•The study area is roughly bound by the alley just north of Lindell Boulevard on the north, Vandeventer Avenue &
Saint Louis University on the East, Forest Park Aveune on the South, and Kingshighway Boulevard & Forest Park
on the West
Public Meeting #1
Study Area
North View

East View

F O R E S T P A R K
Public Meeting #1
StudyArea
South View

KINGSHIGHWAY BOULEVARD

West View
Public Meeting #1
Planning Process &
Structure
Client: Central West End Midtown
Development

The mission of Central West End

Midtown Development is to fulfill
the vision of the Central West
End and Midtown as the
premier full-service
neighborhood in St.
St Louis,
Louis
Missouri.

Central West End Midtown

Development is committed to
promoting quality residential and
commercial development,
implementing infrastructure and
beautification projects, improving
security marketing the area to
security,
new residents and visitors, and finding
funding sources for neighborhood
improvement projects.
Public Meeting #1
Planning Process &
Structure
Client: Central West End Midtown
Development

The community development

corporation now has a seven-member
Board of Directors made up of
neighborhood residents and
representatives of community
institutions, five active committees, an
Executive Director and a Project
Manager.

For the purposes of this project

the Board of Directors has
established an Advisory
Committee and a Technical
Committee to advise and guide
the planning process and final
product.
Public Meeting #1
Advisory Committee:

Anthony Kirk (Resident)

Barbara Enneking (CET)
Barbara Featherston (Cortex)
Brian Phillips (WUMC)
Bruce Mills (Developer)
Con Christeson (Resident)
Daniel Hellmuth (Resident)
Ellen Livingston (Resident)
Gurpreet Padda (Developer)
Harold Karabell (Developer / Owner)
Jim Dwyer (Resident
( / Developer))
John McElwain (Developer)
Peter Pierotti (SLU)
Peter Rothschild (Developer)
Ralph Wafer (Resident)
Teri Pesapane (Owner)
Todd Britt (Owner)
Virvus Jones (Developer)

*Created
Created to advise and recommend to the Board of the
CWEMD on the adoption of the Sustainable
Development Plan & Code
Public Meeting #1
Technical Committee:

PDA Executives:
Don Roe(Executive Director)

Planning & Urban Design Agency:

Roman Kordal (Citywide Planning)

Cultural Resources:
Kate Shea (Director)

Commercial Development:
Dale Ruthsatz (Director)
( )

Zoning:
Mary Hart Burton (Zoning Administrator)
*Created to advise the planning consultant & CWEMD on a multiplicity
of technical issues relating to the existing regulatory framework
conditions.
Public Meeting #1
Planning Process
Phase I: Base Information, Block by
Bl k A
Block Analysis
l i andd C
Case St
Studies
di
•Basemap of Existing Conditions
•3D Model of Existing Conditions
•Committee Meeting
•3D Model of Current Maximum Bldg Form
•Analysis of Existing & Plans | Principles

Phase 2: Design & Development of

District & Building Form Options
•(2) District | Building Form Options
•3D
3D Animations of Existing & Two Options
•Committee Meeting
•General Public Presentation

Phase 3: Draft Development Plan &

Preliminar Form-Based
Preliminary Form Based Code
•Draft Dvpmt. Plan & Form Based Code
•3D Animation of Preliminary Code
•Committee Meeting
•General Public Presentation

Phase 4: Regulating Development

Plan & Code
•Final Dvpmt. Plan & Code
Public Meeting #1
Meetings to Date

Advisory Committee #1 (02.26.09)

Technical Committee #1 (03.31.09)
Technical Committee #2 (04.07.09)
Advisory Committee #2 (04.09.09)
Technical Committee #3 (05.07.09)
Technical Committee #4 (06.11.09)
Advisory Committee #3 (06.11.09)
Public Meeting #1 (TODAY)
Technical Committee #6 (T.B.D.)
Advisory Committee #4 (T.B.D.)
Public Meeting #2 (T.B.D.)
Final Plan & Code (T.B.D.)
Public Meeting #1
Public Meeting #1
Analysis: Existing Regulatory Framework

LAND USE & ZONING (LU+Z)

modified by

COMMUNITY UNIT PLANS & PLANNED UNIT DEVELOPMENTS (CUP & PUD)

modified by

HISTORIC DISTRICTS, PROPERTIES & PRESERVATION REVIEW

DISTRICTS (HD&P)

modified byy

REDEVELOPMENT DISTRICTS & PROJECTS

[353, 100, 99] (RD&P)
Public Meeting #1
Analysis: Existing Regulatory Framework

LAND USE & ZONING (LU+Z)

modified by
COMMUNITY UNIT PLANS & PLANNED UNIT DEVELOPMENTS
modified by
HISTORIC DISTRICTS, PROPERTIES & PRESERVATION REVIEW DISTRICTS (HD&P)
modified by
REDEVELOPMENT DISTRICTS & PROJECTS [353, 100, 99] (RD&P)
Public Meeting #1
Land Use (LU)
Strategic Land Use Plan – Adopted in 2005, “to provide direction for those who wish to make new investments in
our city.”
it ” “The
“Th plan
l clearly
l l identifies
id tifi the
th established
t bli h d neighborhoods,
i hb h d historic
hi t i districts
di t i t andd business
b i areas the
th city
it
is committed to maintaining and enhancing.” “Equally important, this plan identifies where new directions are
possible and encouraged.” All land areas are typically broken down into Preservation Areas and Development
Areas, or a hybrid of the two. Typically preservation areas seek to preserve the character of existing
g
neighborhoods with infill development;
p ; while development
p areas typically
yp y seek to define new neighborhoods
g and
districts over time.
Public Meeting #1
Land Use (LU) – Preservation Areas
Preservation Areas – includes two areas within the district: the Neighborhood Preservation Areas (NPA) and
th Business
the B i | Industrial
I d t i l Preservation
P ti Areas
A (BIPA)

“The neighborhood preservation areas that already exist and will be improved an augmented in a manner that
preserves the existing character”
“the locations of these ((strongg and established businesses)) are designated g as “Business/Industrial
Preservation” areas so they can plan their futures in the City with confidence”
Public Meeting #1
Land Use (LU) – Development Areas
Development Areas – includes four areas within the district: Neighborhood Commerce Areas (NCA), Business
| Industrial
I d t i l Development
D l t Areas
A (BIDA) Institutional
(BIDA), I tit ti l Preservation
P ti and
d Development
D l t Areas
A (IPDA)
(IPDA),
Specialty Mixed Use Areas (SMUA)

NCA – “Areas where the development of new and the rehabilitation of existing should be encouraged”
BIDA – “Areas where new business / industrial uses or campuses will be encouraged.”
IPDA – “ Areas
A where
h significant
i ifi t nodes
d off educational,
d ti l medical,
di l religious
li i andd other
th institutional
i tit ti l uses exist,
i t andd areas for
f expansion
i
of such institutional uses.”
SMUA – “Areas like downtown St. Louis where it is intended that a unique mix of uses be preserved and developed.”
Public Meeting #1
Zoning (Z) – Title 26 St. Louis Revised Code
Within the study area there are seven zoning districts, these being:
B Two-Family
•B: T F il D Dwelling
lli District
Di t i t (res
( = max. 45ft
45ft. | no-res = max. 85 ftft.))
•C: Multiple Family Dwelling District (res = max. 45ft. – are exceptions | no-res = max. 85 ft.)
•E: Multiple Family Dwelling District (unlimited with setbacks)
•F: Neighborhood Commercial District (not to exceed 50ft. unless public buildings then can be above 85 ft.)
•G: Local Commercial and Office District ((not to exceed 50ft. unless public
p buildings
g then can be above 85 ft.))
•H: Area Commercial District (Amended by St. Louis City Ordinance #67607) (unlimited with setbacks)
•J: Industrial District (unlimited with setbacks)
Public Meeting #1
E: Multiple Family Dwelling
Use: See Below
Height:
•Max > 8 stories (or 100’) if side yards increased 1’ for each 5’
above 8 stories (or 100’). (150’ shown)
•Setback may occur at base or above.
Front Yard:
•If 25% frontage is improved dwellings and majority has observed
var. in depth not > than 6’, then not > avg. to a max. of 50’.
•If < 25% is developed, it should be the same as any other
frontage within 2 blocks; designated by house numbers in any
direction from site. If N/A then it shall be a min of 10’; but may not
be required to > 25’ from the front of the lot.
•Notwithstanding the above, no front yard is required to be > avg.
depth of yard line in either abutting lot, or be > than 50’.
Side Yard:
•All attached dwellings < 45’ in height shall provide a side yard of 4’
on one side and no side yard on the other side. All attached
dwelling units less than 45’ in height shall provide a side yard of 4’
for 1 end unit. The other end may provide no side yard. If a side
yard is provided on both sides of a detached dwelling unit or both
ends of attached units, then neither such yard should be < 4’.
•All non-residential structures and related accessory structures not
greater than 3 stories or 35’ shall have a minimum side yard of 4’.
•All other main buildings shall have side yards of not less than 5’
and an additional 6” of side yard for every 10’ in height above 45’ in
the case of residential and 35’ in the case of non-residential.
•All accessory structures need not have a side yard except as
provided according to rear yard below.
•If a side yard of 4’ is not provided, as permitted above, a
maintenance easement must be granted by the owner of the
property abutting that side of the lot prior to zoning approval.
Rear Yard:
For all structures less than 45’ in height, there shall be a minimum
rear yard of 15’ unless a side yard of 12’ is provided, in which case
no rear yard shall be required.
All structures > 45’ in height shall have a min. rear yard of 20’ and
there shall be an additional 6” of yard for every 10’ in height > 45’.
If no rear yard is provided, as permitted above, a maintenance
easement must be granted by the owner of the rear abutting
property prior to zoning approval.
Public Meeting #1
E: Multiple Family Dwelling
Use: See Below
Height:
•Max > 8 stories (or 100’) if side yards increased 1’ for each 5’
above 8 stories (or 100’). (150’ shown)
•Setback may occur at base or above.
Front Yard:
•If 25% frontage is improved dwellings and majority has observed
var. in depth not > than 6’, then not > avg. to a max. of 50’.
•If < 25% is developed, it should be the same as any other
frontage within 2 blocks; designated by house numbers in any
direction from site. If N/A then it shall be a min of 10’; but may not
be required to > 25’ from the front of the lot.
•Notwithstanding the above, no front yard is required to be > avg.
depth of yard line in either abutting lot, or be > than 50’.
Side Yard:
•All attached dwellings < 45’ in height shall provide a side yard of 4’
on one side and no side yard on the other side. All attached
dwelling units less than 45’ in height shall provide a side yard of 4’
for 1 end unit. The other end may provide no side yard. If a side
yard is provided on both sides of a detached dwelling unit or both
ends of attached units, then neither such yard should be < 4’.
•All non-residential structures and related accessory structures not
greater than 3 stories or 35’ shall have a minimum side yard of 4’.
•All other main buildings shall have side yards of not less than 5’
and an additional 6” of side yard for every 10’ in height above 45’ in
the case of residential and 35’ in the case of non-residential.
•All accessory structures need not have a side yard except as
provided according to rear yard below.
•If a side yard of 4’ is not provided, as permitted above, a
maintenance easement must be granted by the owner of the
property abutting that side of the lot prior to zoning approval.
Rear Yard:
min. rear yard of 20’ and there sFor all structures less than 45’ in
height, there shall be a minimum rear yard of 15’ unless a side yard
of 12’ is provided, in which case no rear yard shall be required.
All structures > 45’ in height shall have a hall be an additional 6” of
yard for every 10’ in height > 45’.
If no rear yard is provided, as permitted above, a maintenance
easement must be granted by the owner of the rear abutting
property prior to zoning approval.
Public Meeting #1
E: Multiple Family Dwelling
Use: See Below
Height:
•Max > 8 stories (or 100’) if side yards increased 1’ for each 5’
above 8 stories (or 100’). (150’ shown)
•Setback may occur at base or above.
Front Yard:
•If 25% frontage is improved dwellings and majority has observed
var. in depth not > than 6’, then not > avg. to a max. of 50’.
•If < 25% is developed, it should be the same as any other
frontage within 2 blocks; designated by house numbers in any
direction from site. If N/A then it shall be a min of 10’; but may not
be required to > 25’ from the front of the lot.
•Notwithstanding the above, no front yard is required to be > avg.
depth of yard line in either abutting lot, or be > than 50’.
Side Yard:
•All attached dwellings < 45’ in height shall provide a side yard of 4’
on one side and no side yard on the other side. All attached
dwelling units less than 45’ in height shall provide a side yard of 4’
for 1 end unit. The other end may provide no side yard. If a side
yard is provided on both sides of a detached dwelling unit or both
ends of attached units, then neither such yard should be < 4’.
•All non-residential structures and related accessory structures not
greater than 3 stories or 35’ shall have a minimum side yard of 4’.
•All other main buildings shall have side yards of not less than 5’
and an additional 6” of side yard for every 10’ in height above 45’ in
the case of residential and 35’ in the case of non-residential.
•All accessory structures need not have a side yard except as
provided according to rear yard below.
•If a side yard of 4’ is not provided, as permitted above, a
maintenance easement must be granted by the owner of the
property abutting that side of the lot prior to zoning approval.
Rear Yard:
For all structures less than 45’ in height, there shall be a minimum
rear yard of 15’ unless a side yard of 12’ is provided, in which case
no rear yard shall be required.
All structures > 45’ in height shall have a min. rear yard of 20’ and
there shall be an additional 6” of yard for every 10’ in height > 45’.
If no rear yard is provided, as permitted above, a maintenance
easement must be granted by the owner of the rear abutting
property prior to zoning approval.
Public Meeting #1
E: Multiple Family Dwelling
Use: See Below
Height:
•Max > 8 stories (or 100’) if side yards increased 1’ for each 5’
above 8 stories (or 100’). (150’ shown)
•Setback may occur at base or above.
Front Yard:
•If 25% frontage is improved dwellings and majority has observed
var. in depth not > than 6’, then not > avg. to a max. of 50’.
•If < 25% is developed, it should be the same as any other
frontage within 2 blocks; designated by house numbers in any
direction from site. If N/A then it shall be a min of 10’; but may not
be required to > 25’ from the front of the lot.
•Notwithstanding the above, no front yard is required to be > avg.
depth of yard line in either abutting lot, or be > than 50’.
Side Yard:
•All attached dwellings < 45’ in height shall provide a side yard of 4’
on one side and no side yard on the other side. All attached
dwelling units less than 45’ in height shall provide a side yard of 4’
for 1 end unit. The other end may provide no side yard. If a side
yard is provided on both sides of a detached dwelling unit or both
ends of attached units, then neither such yard should be < 4’.
•All non-residential structures and related accessory structures not
greater than 3 stories or 35’ shall have a minimum side yard of 4’.
•All other main buildings shall have side yards of not less than 5’
and an additional 6” of side yard for every 10’ in height above 45’ in
the case of residential and 35’ in the case of non-residential.
•All accessory structures need not have a side yard except as
provided according to rear yard below.
•If a side yard of 4’ is not provided, as permitted above, a
maintenance easement must be granted by the owner of the
property abutting that side of the lot prior to zoning approval.
Rear Yard:
For all structures less than 45’ in height, there shall be a minimum
rear yard of 15’ unless a side yard of 12’ is provided, in which case
no rear yard shall be required.
All structures > 45’ in height shall have a min. rear yard of 20’ and
there shall be an additional 6” of yard for every 10’ in height > 45’.
If no rear yard is provided, as permitted above, a maintenance
easement must be granted by the owner of the rear abutting
property prior to zoning approval.
Public Meeting #1
E: Multiple Family Dwelling
Use: See Below
Height:
•Max > 8 stories (or 100’) if side yards increased 1’ for each 5’
above 8 stories (or 100’). (150’ shown)
•Setback may occur at base or above.
Front Yard:
•If 25% frontage is improved dwellings and majority has observed
var. in depth not > than 6’, then not > avg. to a max. of 50’.
•If < 25% is developed, it should be the same as any other
frontage within 2 blocks; designated by house numbers in any
direction from site. If N/A then it shall be a min of 10’; but may not
be required to > 25’ from the front of the lot.
•Notwithstanding the above, no front yard is required to be > avg.
depth of yard line in either abutting lot, or be > than 50’.
Side Yard:
•All attached dwellings < 45’ in height shall provide a side yard of 4’
on one side and no side yard on the other side. All attached
dwelling units less than 45’ in height shall provide a side yard of 4’
for 1 end unit. The other end may provide no side yard. If a side
yard is provided on both sides of a detached dwelling unit or both
ends of attached units, then neither such yard should be < 4’.
•All non-residential structures and related accessory structures not
greater than 3 stories or 35’ shall have a minimum side yard of 4’.
•All other main buildings shall have side yards of not less than 5’
and an additional 6” of side yard for every 10’ in height above 45’ in
the case of residential and 35’ in the case of non-residential.
•All accessory structures need not have a side yard except as
provided according to rear yard below.
•If a side yard of 4’ is not provided, as permitted above, a
maintenance easement must be granted by the owner of the
property abutting that side of the lot prior to zoning approval.
Rear Yard:
For all structures less than 45’ in height, there shall be a minimum
rear yard of 15’ unless a side yard of 12’ is provided, in which case
no rear yard shall be required.
All structures > 45’ in height shall have a min. rear yard of 20’ and
there shall be an additional 6” of yard for every 10’ in height > 45’.
If no rear yard is provided, as permitted above, a maintenance
easement must be granted by the owner of the rear abutting
property prior to zoning approval.
Public Meeting #1
E: Multiple Family Dwelling
Use: See Below
Height:
•Max > 8 stories (or 100’) if side yards increased 1’ for each 5’
above 8 stories (or 100’). (200’ shown – 2 CONSOLIDATED)
•Setback may occur at base or above.
Front Yard:
•If 25% frontage is improved dwellings and majority has observed
var. in depth not > than 6’, then not > avg. to a max. of 50’.
•If < 25% is developed, it should be the same as any other
frontage within 2 blocks; designated by house numbers in any
direction from site. If N/A then it shall be a min of 10’; but may not
be required to > 25’ from the front of the lot.
•Notwithstanding the above, no front yard is required to be > avg.
depth of yard line in either abutting lot, or be > than 50’.
Side Yard:
•All attached dwellings < 45’ in height shall provide a side yard of 4’
on one side and no side yard on the other side. All attached
dwelling units less than 45’ in height shall provide a side yard of 4’
for 1 end unit. The other end may provide no side yard. If a side
yard is provided on both sides of a detached dwelling unit or both
ends of attached units, then neither such yard should be < 4’.
•All non-residential structures and related accessory structures not
greater than 3 stories or 35’ shall have a minimum side yard of 4’.
•All other main buildings shall have side yards of not less than 5’
and an additional 6” of side yard for every 10’ in height above 45’ in
the case of residential and 35’ in the case of non-residential.
•All accessory structures need not have a side yard except as
provided according to rear yard below.
•If a side yard of 4’ is not provided, as permitted above, a
maintenance easement must be granted by the owner of the
property abutting that side of the lot prior to zoning approval.
Rear Yard:
For all structures less than 45’ in height, there shall be a minimum
rear yard of 15’ unless a side yard of 12’ is provided, in which case
no rear yard shall be required.
All structures > 45’ in height shall have a min. rear yard of 20’ and
there shall be an additional 6” of yard for every 10’ in height > 45’.
If no rear yard is provided, as permitted above, a maintenance
easement must be granted by the owner of the rear abutting
property prior to zoning approval.
Public Meeting #1
E: Multiple Family Dwelling
Use: See Below
Height:
•Max > 8 stories (or 100’) if side yards increased 1’ for each 5’
above 8 stories (or 100’). (300’ shown – 3 CONSOLIDATED)
•Setback may occur at base or above.
Front Yard:
•If 25% frontage is improved dwellings and majority has observed
var. in depth not > than 6’, then not > avg. to a max. of 50’.
•If < 25% is developed, it should be the same as any other
frontage within 2 blocks; designated by house numbers in any
direction from site. If N/A then it shall be a min of 10’; but may not
be required to > 25’ from the front of the lot.
•Notwithstanding the above, no front yard is required to be > avg.
depth of yard line in either abutting lot, or be > than 50’.
Side Yard:
•All attached dwellings < 45’ in height shall provide a side yard of 4’
on one side and no side yard on the other side. All attached
dwelling units less than 45’ in height shall provide a side yard of 4’
for 1 end unit. The other end may provide no side yard. If a side
yard is provided on both sides of a detached dwelling unit or both
ends of attached units, then neither such yard should be < 4’.
•All non-residential structures and related accessory structures not
greater than 3 stories or 35’ shall have a minimum side yard of 4’.
•All other main buildings shall have side yards of not less than 5’
and an additional 6” of side yard for every 10’ in height above 45’ in
the case of residential and 35’ in the case of non-residential.
•All accessory structures need not have a side yard except as
provided according to rear yard below.
•If a side yard of 4’ is not provided, as permitted above, a
maintenance easement must be granted by the owner of the
property abutting that side of the lot prior to zoning approval.
Rear Yard:
For all structures less than 45’ in height, there shall be a minimum
rear yard of 15’ unless a side yard of 12’ is provided, in which case
no rear yard shall be required.
All structures > 45’ in height shall have a min. rear yard of 20’ and
there shall be an additional 6” of yard for every 10’ in height > 45’.
If no rear yard is provided, as permitted above, a maintenance
easement must be granted by the owner of the rear abutting
property prior to zoning approval.
Public Meeting #1
Zoning (Z) – Theoretical Building Envelope
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Zoning (Z) – Theoretical Building Envelope – Existing
North View

East View
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Zoning (Z) – Theoretical Building Envelope – Unlimited - 8+ Stories
North View

East View
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Zoning (Z) – Theoretical Building Envelope – Existing
South View

West View
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Zoning (Z) – Theoretical Building Envelope – Unlimited - 8+ Stories
South View

West View
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Theoretical Building Envelope
East on Lindell Boulevard
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Theoretical Building Envelope

East on Forest Park Avenue

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Theoretical Building Envelope
North on Euclid Avenue
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Theoretical Building Envelope
Lindell Boulevard Looking West
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Theoretical Building Envelope
Forest Park Parkway Looking West
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Theoretical Regulatory Framework
Euclid Avenue Looking South
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Zoning (Z) – Theoretical Building Envelope
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Form VS Envelope – Example Area
Text describing envelope & form
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Existing Building Envelope – Existing Conditions

North

East

South West
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Existing Building Envelope – Existing Regulatory Envelope

North

East

South West
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Existing Building Envelope – Possible Development Within Envelope

North

East

South West
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Existing Building Envelope – Lower Scale Development

North

East

South West
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Existing Building Envelope – Medium Scale Development

North

East

South West
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Existing Building Envelope – High Scale Development

North

East

South West
Public Meeting #1
Analytical System & Approach

LAND USE & ZONING (LU+Z)

modified by
COMMUNITY UNIT PLANS & PLANNED UNIT DEVELOPMENTS
modified by
HISTORIC DISTRICTS, PROPERTIES & PRESERVATION REVIEW DISTRICTS (HD&P)
modified by
REDEVELOPMENT DISTRICTS & PROJECTS [353, 100, 99] (RD&P)
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Community Unit Plans (CUP) & Planned Unit Development (PUD)
•Washington University Medical Center CUP – Ordinance #67939
4218 West
•4218 W t Pine
Pi PUD – Ordinance
O di #67098
•Catlin Townhomes PUD – Ordinance #66216
•City Walk On Euclid PUD – Ordinance #68187
•Park East Lofts PUD – Ordinance #66983 & #67178
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Analytical System & Approach

LAND USE & ZONING (LU+Z)

modified by
COMMUNITY UNIT PLANS & PLANNED UNIT DEVELOPMENTS
modified by
HISTORIC DISTRICTS, PROPERTIES & PRESERVATION REVIEW DISTRICTS (HD&P)
modified by
REDEVELOPMENT DISTRICTS & PROJECTS [353, 100, 99] (RD&P)
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Landmarks
•Chase Park Plaza Hotel (Ordinance 64689) – Kingshighway Boulevard & Lindell Boulevard (1920)
St LLouis
•St. i CCathedral
th d l (O
(Ordinance
di 64689) – Lindell
Li d ll Boulevard
B l d & Newstead
N t d Avenue
A (1907)

*Dk Brown
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National Register Sites
1907 Dorris Motor Car Company Building (1907); Building at 3910-12 Laclede Ave (2003); Butler House (1982);
Ch t
Chouteau A t
Apartments
t (1983);
(1983) Colchester
C l h t Apartments
A t t (2006);
(2006) Dorris
D i Motor
M t Car
C Company
C B ildi (1986);
Building (1986) Forest
F t
Park Hotel (1984); Gerhart Block (2003); Leonardo (Leonardo Building – 1983); Louis Apartments (Crabapple
Court Apartments – 1984); Luyties Homeopathic Pharmacy Company Building (2003); Measuregraph Company
Building (2005); Melrose Apartments (2007); Pacini, Armando, Restaurant (2005); Sanitol Building (1985).

*Lt Brown
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Certified Local Historic Districts
•Central West End (1988) – Ordinance #56768: Includes Use, Rehabilitation & New Construction Standards; Lt
Orange
•41XX-43XX Lindell (1985) – Ordinance #59442: Includes Use, Rehabilitation & New Construction Standards;
Med Brown

*Colors Varyy
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National Register Historic District
•West Pine | Laclede (2002) – No Ordinance; requires demolition review but has no requirements for or new
C t ti Design
Construction D i Standards
St d d on private
i t property
t owners other
th than
th whath t is
i included
i l d d in
i zoning;
i If the
th private
i t
property owners apply for State and/or National Historic Tax Credits then the project would be reviewed by the
State Historic Preservation Office & NPS for compliance with the Secretary of the Interiors’ Standards for the
Treatment of Historic Property.

*Blk Dotted Line

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Contributing & Non-Contributing Buildings
The Landmarks Association of St. Louis categorized buildings within Local & National Historic Districts according to
whether
h th or nott th
they contribute
t ib t tto th
the Hi
Historic
t i ChCharacter
t off th
the Di
District.
t i t Th
They are ddescribed
ib d as ffollows.
ll

•Contributing (Dark Blue)

•Non-Contributing (Medium Blue)
•No Information Available ((Light
g Blue))

*Information Found In 1) The Architectural Survey of The Central West End – East, December 1987 & 2) The Architectural Survey of West Pine: Laclede Historic
District, November 2001; Both created by the Landmarks Association of St. Louis, Inc. No maps have been found of the 41XX-43XX Lindell Local Historic District.
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Summary
•Landmarks (Dark Grey)
N ti l R
•National Register
i t Sites
Sit (Dark
(D k Grey)
G )
•Certified Local Historic Districts (Blk Dotted Line)
•National Register Historic Districts (Blk Dotted Line)

•Non-Contributingg Buildings
g ((Light
g Orange)
g )
•No Information Available (Dark Orange)
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Summary
North View

East View
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Summary
North View

East View
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Summary
North View

East View
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Analytical System & Approach

LAND USE & ZONING (LU+Z)

modified by
COMMUNITY UNIT PLANS & PLANNED UNIT DEVELOPMENTS
modified by
HISTORIC DISTRICTS, PROPERTIES & PRESERVATION REVIEW DISTRICTS (HD&P)
modified by
REDEVELOPMENT DISTRICTS & PROJECTS [353, 100, 99] (RD&P)
Public Meeting #1
Composite – CH 99, 100 & 353

•Zoningg Controlled ((Red))

•Redevelopment Agreement Controlled (Blue)
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Analysis: Existing Regulatory Framework

LAND USE & ZONING (LU+Z)

modified by
COMMUNITY UNIT PLANS & PLANNED UNIT DEVELOPMENTS
modified by
HISTORIC DISTRICTS, PROPERTIES & PRESERVATION REVIEW DISTRICTS (HD&P)
modified by
REDEVELOPMENT DISTRICTS & PROJECTS [353, 100, 99] (RD&P)
Public Meeting #1
Analysis – Ex. Building Height
Composite
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Analysis – Ex. Building Height
Composite
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Existing Heights
North View

East View
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Summary of Analysis: Issues

Th are conflicts
•There fli t between
b t the
th iintent
t t off th
the strategic
t t i lland
d use plan
l (2005) and
d th
the zoning
i code
d (1947)

•Standards for demolition review vary according to regulatory authority (local, State or Federal) has review

•There are different g

guidelines for new construction accordingg to the location of the site within the studyy area

•A fixed building envelope cannot be determined since the code is written as a series of relationships

•The building envelopes (height, mass, bulk) limits depend on uses

•In most areas within the study area the height of the bldg envelope is determined by the amount of land that
can be assembled i.e. height is not necessarily limited and therefore in some cases the sub-division regulation is
critical in determining the overall height and bulk of the building

The “seams” between the various building envelopes and key existing structures are not necessarily contextual
•The

•There is no one agreed upon guiding document and regulatory authority for development

•There is a sense of uncertaintyy from both the development

p communityy and the ppublic as a result of exceptions
p
and variances.

•There is no comprehensive vision …….

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How have other cities
responded to these issues?

Charleston, SC

Savannah, GA

*Imagery retrieved from Google, Picasso, and Flicker

Public Meeting #1
Summary of Analysis: Issues

Th are conflicts
•There fli t between
b t the
th iintent
t t off th
the strategic
t t i lland
d use plan
l (2005) and
d th
the zoning
i code
d (1947)

•Standards for demolition review vary according to regulatory authority (local, State or Federal) has review

•There are different g

guidelines for new construction accordingg to the location of the site within the studyy area

•A fixed building envelope cannot be determined since the code is written as a series of relationships

•The building envelopes (height, mass, bulk) limits depend on uses

•In most areas within the study area the height of the bldg envelope is determined by the amount of land that
can be assembled i.e. height is not necessarily limited and therefore in some cases the sub-division regulation is
critical in determining the overall height and bulk of the building

The “seams” between the various building envelopes and key existing structures are not necessarily contextual
•The

•There is no one agreed upon guiding document and regulatory authority for development

•There is a sense of uncertaintyy from both the development

p communityy and the ppublic as a result of exceptions
p
and variances.

•There is no comprehensive vision …….

Public Meeting #1
Draft Design & Development Principles for the Study Area
•Create an urban community that encourages sustainability, livability, and walkability
P
•Preserve the
th historic
hi t i iintegrity
t it off the
th di
district
t i t while
hil increasing
i i the
th ddensity
it off people,
l activities
ti iti & bbuildings
ildi
•Require new development that contributes to the diversity, urban character & high quality of the architecture.
•Enhance the walkability of the neighborhood by diversity in uses, building types and heights.
•Create active commercial neighborhood streets with continuous street fronts
•Clarifyy the regulatory
g y | development
p p
processes byy creatingg a singular
g document for gguidance
•The plan / vision for the area should be forward thinking & guide development for at least 20 years.
•This process should determine focus zones where development has the most ability to positively impact the
neighborhood