community vision and development framework for the tower grove neighborhoods - st. louis, mo

8/21/2019 Community Vision and Development Framework for the Tower Grove Neighborhoods - St. Louis, MO

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Prepared by Studio

for the

TOWER GROVE NEIGHBORHOODSCOMMUNITY DEVELOPMENT CORPORATION

Community Vision & Development Framework

T O W E R G R O V E

NEIGHBORHOODS Approved by the BoardJune 8, 2015


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Acknowledgements

CLIENT GROUPSTAFFSean Spencer | Executive Director Kristan Nickels | Community Development Activities Coordinator Dana Gray | Community Development Outreach Coordinator Ella Gross | Community Development Activities Assistant

BOARD

Thomas L. Sweeney | PresidentJason Kempf | Real Estate Committee Chair Jillian Guenther | CDBG Committee Chair Russell CummingsJim Schriefer Jim Zirngibl | Treasurer and Tenant Screening Committee Chair Janice Drake | Vice PresidentSharon Oatis | Fundraising Committee Chair Colleen Hafner | Secretary and Governance Committee Chair Kim ColeRaymond FlojoFloyd WrightKaren Rogers

STAKEHOLDER COMMITTEESteve ConwayRaymond FlojoJennifer FloridaBob HerlethLaurent JavoisLaura Keller Cheryl McNeilMark PattersonGerald RamseyPamela Raymond

T. RodenbaughThomas L. Sweeney Anneliese Stoever Fred WhiteRachel Witt

PROJECT TEAMJohn Hoal PhD, AICP, CNU-A, NCI | Founding Partner Timothy Breihan A.AIA | Principal & Project Manager Bryan Robinson AICP, CNU-A | Principal & Senior Urban Designer Courtney Cushard LEED AP | Associate & Urban Designer


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Table of Contents

01 Introduction & Process..........................5

02 Neighborhood Analysis........................15

03 Vision & Goals....................................25

04 Development Framework....................37

05 Next Steps...........................................45


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The Community Vision and Development Framework for the Tower Grove Neighborhoods

is a community-based plan for the three South Side neighborhoods served by theTower Grove Neighborhoods Community Development Corporation (TGNCDC). This

plan represents the rst time in their history that these three neighborhoods—Shaw,

Southwest Garden, and Tower Grove South—have collaborated to develop a common,

cooperative plan for future community development and neighborhood revitalization. As the

rst planning initiative of the TGNCDC, this Community Vision and Development Framework

sets forth the goals and aspirations that the Tower Grove Neighborhoods will work to achieve

over the next 25 to 30 years.

01INTRODUCTION & PROCESS


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T h e To w e r G r o v e N e i g h b o r h o o d s C o m m u n i t y D e v e l o p m e n t C o r p o r a t i o n

Te ObjectiveEstablished in 2013, the TGNCDC is a consolida-tion of the former Grand Oak Hill Community Cor-poration, Southwest Garden Housing Corporation,and Shaw Neighborhood Housing Corporation.The three organizations served the Tower GroveSouth, Southwest Garden, and Shaw neighbor-hoods, respectively, for over 30 years. Recentchanges in community development funding al-locations from the City of St. Louis and a renewed

focus on outcome-based community developmentinitiatives necessitated that these three organiza-tions combine resources and service areas tomore effectively serve the community and lever-age existing resources.

The TGNCDC embarked upon this planning pro-cess to establish a long-term vision and coopera-tive framework for community revitalization that allthree individual neighborhoods will operate within,while preserving their individual identities andcelebrating their character. This framework articu-lates a consensus, community-supported develop-ment and investment strategy and ensures thatall ongoing and future reinvestment is effectivelytargeted toward the priority issues and opportuni-ties identied by residents and stakeholders. In

addition, this Development Framework and itssupporting Goals and Development Principleshave be created to serve as a foundation forfuture planning efforts, including the creation of anadopted City of St. Louis Neighborhood Plan.

In addition, this plan supports, coordinates with,and builds upon other existing plans, implementa-tion efforts, and development initiatives that areoperating within the Tower Grove Neighborhoods.These include:• City of St. Louis 2015-2019 Consolidated Plan

and 2015 Annual Action Plan

• Grand Grove Corridor Strategic Development

Plan• Gateway Bike Plan

• Urban Education Alliance• City of St. Louis Sustainability Plan

• Cortex Transit-Oriented Development Study• OneSTL: The Regional Plan for Sustainable

Development

Te First StepThis Community Vision and Development Frame-work has been created as the rst step in devel-oping a Neighborhood Plan for the Tower GroveNeighborhoods that is adopted by the City of St.

Louis. From the outset, the TGNCDC realized thebenet that a Neighborhood Plan provides. When

adopted by the Planning Commission, a Neigh-borhood Plan becomes an ofcial amendment tothe City’s Strategic Land Use Plan (SLUP). Citystaff and commissioners are require to consultand conform to the SLUP in matters of planningand zoning. Therefore, an adopted NeighborhoodPlan constitutes a legally-binding plan that canboth direct future development while protectingexisting community character and resources.

THE JOURNEY CHURCHST. LOUIS PSYCH REHAB CENTER FRAMEWORK PLAN CHARRETTESHAW NEIGHBORHOOD

SOUTHWEST AVENUEFRAMEWORK PLAN CHARRETTE FRAMEWORK PLAN CHARRETTE4175 SHAW BOULEVARD


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FRAMEWORK PLAN CHARRETTE

C O M M U N I T Y V I S I O N & D E V E L O P M E N T F R A M E W O R K

ENGAGEMENT

Focus Group Interviews

June 16, 2014Tower Grove Neighborhoods Community

Development Corporation

Community Visioning Charrette

June 28, 2014The Journey Church

CDBG Committee Meeting

July 7, 2014Tower Grove Neighborhoods CommunityDevelopment Corporation

Stakeholder Committee Meeting #1

July 29, 2014Tower Grove Neighborhoods CommunityDevelopment Corporation

Stakeholder Committee Meeting #1

September 23, 2014Tower Grove Neighborhoods CommunityDevelopment Corporation

Community Framework Plan Charrette

January 28, 2015

Grand Oak Hill Community Corporation

While, the TGNCDC did not have the time or thebudget to complete a Neighborhood Plan, it wascritical to provide a unied development frame-work for the service area to be utilized in ongo-ing funding grant applications. As a result, theTGNCDC wisely proceeded with this Visioningand Development Framework plan as a rst step

in the development of a Neighborhood Plan.

Te Planning ProcessIn order to ensure the maximum input from stake-holders and members of the public, the 9-monthplanning process for the Tower Grove Neighbor-hoods Visioning and Development Frameworkwas structured around a Stakeholder Committeeand Public Charrette process. The key engage-ment conducted as part of this project is shown tothe right and a brief description of each activity isprovided below:

FOCUS GROUP INTERVIEWS

H3 Studio began by conducted three focus groupmeetings with 34 community stakeholders. Eachmeeting corresponded to one of the three neighbor-hoods: Shaw (12 participants); Southwest Garden (8participants); and Tower Grove South (10 participants).Participants consisted of residents, property owners,business owners, and institutional representatives.

STAKEHOLDER COMMITTEE MEETINGS

H3 Studio met three (3) times with the project’s repre-sentative Stakeholder Committee to discuss the vari-ous aspects of the project and conduct work-sessionson the plan components prior to review by the public.

PUBLIC CHARRETTES

H3 Studio conducted two (2) public planning charretteswith community residents and the public at key pointsin the planning process. The rst meeting, held in Juneof 2014 at the Journey Church on Kingshighway, wasan opportunity for residents to review the neighborhoodanalysis and provide input on community issues andideas. The second meeting, held in January of 2015 atthe old Grand Oak Hill Community Corporation ofce,

was an opportunity for residents to review the draft Vi-sion and Development Framework and provide spe-cic input on the plan’s initiatives. Over 80 residentsparticipated in the Charrette process, with 30 residentsattending the rst and over 50 attending the second.

COMMUNITY SURVEY

H3 Studio also worked with the TGNCDC to developand conduct a community survey between July 2014and January 2015. Using both web-based and papersurveys, H3 Studio collected feedback from 438community residents.


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SHAW NEIGHBORHOODDETAILS & STATISTICS:

Total Population: 6,811Total Households: 4,362Household Mean Earnings: $62,168Total Housing Units: 3,633Vacant Housing Units: 694 (19.1%)

SOUTHWEST GARDENNEIGHBORHOODDETAILS & STATISTICS:

Total Population: 4,885Total Households: 2,571Household Mean Earnings: $61,173Total Housing Units: 2,970Vacant Housing Units: 399 (13.4%)

TOWER GROVE SOUTH

NEIGHBORHOODDETAILS & STATISTICS:

Total Population: 13,333Total Households: 7,889Household Mean Earnings: $45,210Total Housing Units: 7,129Vacant Housing Units: 1,038 (7.7%)

All data is taken from 2010 Census.

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TO WER GRO VE A VENU

E

39 TH S TREE T

GUS TINE A VENUE

SOU TH GRAND BO

ULE VARD

U T A H

P L A C E

SOU TH KINGSHIGH WA Y BOULE VARD

A R S E N A L S T

R E E T

I N T E R S T A T E 4 4

TOWER GROVE PARK

MISSOURI BOTANICAL

GARDEN

Te Project Boundary The Tower Grove Neighborhoods are comprisedof three neighborhoods—the Shaw neighborhood,Southwest Garden, and Tower Grove South—thatsurround Tower Grove Park. These neighbor-hoods encompass nearly 1,900 acres in SouthSt. Louis and are home to over 25,000 residents(2010 Census).

The Community Visioning and Development

Framework project boundary is bordered by thefollowing streets:

• Grand Boulevard north to Interstate 44;• Interstate 44 west to Kingshighway

Boulevard;• Kingshighway Boulevard south the

Vandeventer/Southwest Avenue;• Southwest Avenue west to Columbia Avenue;• Columbia Avenue west to Hampton Avenue;• Hampton Avenue south to Fyler Avenue:• Fyler Avenue east to Kingshighway

Boulevard:• Kingshighway Boulevard sough to

Chippewa Avenue; and• Chippewa Avenue east to Grand Boulevard.

The Tower Grove Neighborhoods include a num-ber of regional attractions and destination, includ-ing Tower Grove Park, the Missouri BotanicalGarden, and the South Grand Business District.

AERIAL PHOTOGRAPH OF THE TOWER GROVE NEIGHBORHOODS


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BASE MAP OF STUDY AREA

AERIAL PHOTOGRAPH OF CONTEXT AREA

KING’S OAK

TOWER GROVE PARK

SLUFOREST PARK SOUTHEAST

SHAW NEIGHBORHOOD

CHIPPEWA AVENUE

G RA V O I

S A V E N U

E

INTERSTATE 44

Shaw Neig h borho od Histori c Distri c t

T ower G roveHei g hts

H i storic D istrict

Tiffany Nei g hborh o od Histor ic Distr ic t

Shaw Avenu e P lace

S h aw’s G arden H istoric Distric t

K I N G S H

I G H W A Y B O U L E V A R D

G R A N D

B O U L E V A R

D

FYLER AVENUE

S O U T H W

E S T A V E N

U E

H A M

P T O N

A V E N U E

V A N D E V E N T E R

A V E N U E

COLUMBIA AVENUE

DUTCHTOWN BEVO MILL

TOWER GROVE SOUTH

SOUTHWEST GARDEN

NORTH HAMPTON

SOUTH HAMPTON

THE HILL

BOTANICAL HEIGHTS

Planning Area Boundary

Grand Grove Corridor StrategicDevelopment Plan

Urban Education Alliance Boundary

National Register Historic Districts

Certied Local Historic District

South Grand Business DistrictMorganford Business District

Cortex Transit OrientedDevelopment Study

Grand Boulevard Target Corridor(2015 City of St. Louis ConsolidatedPlan)

These maps represent the existing conditions,

context, plans, and jurisdictional boundaries

in an around the Tower Grove Neighborhoods.


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Te NeighborhoodsThe Tower Grove Neighborhoods—Shaw, South-west Garden, and Tower Grove South—covernearly 1900 acres (2.9 square miles) and arehome to over 25,000 residents. This enormousarea includes Tower Grove Park, one of the oldestof St. Louis’ parks, and Missouri Botanical Garden,the oldest and top-ranked botanical garden in theUnited States and ranked third of all botanicalgardens worldwide. These neighborhood name-

sakes are renowned cultural institutions that drawvisitors from throughout the region.

The east side of the neighborhoods are borderedby Grand Boulevard and the South Grand com-mercial district. South Grand has experienced aremarkable transformation under the leadershipof its business improvement district and is one ofthe City’s most vibrant commercial, dining, andentertainment destinations. To the west, the neigh-borhoods are bordered by Hampton Avenue andthey are bisected north-south by KingshighwayBoulevard. These three key streets are among themost travelled arterials in the City of St. Louis andprovide the neighborhoods with excellent accessto and from the region.

ShawThe Shaw neighborhood is the oldest of the threeTower Neighborhoods, and is fully within a Certi-ed Local Historic District. Bordered by GrandBoulevard to the east, I-44 to the north, Tower

Grove Avenue to the west, and Magnolia Avenueto the south, this neighborhood also has the mostidentiable physical boundaries. Shaw is almost

entirely residential, with small pockets of neigh-borhood commercial development along Grand,39th Street, and Thurman Avenue.

Shaw is home to 6,811 residents (2010 Census)and possesses the greatest mix of housing types,with large numbers of duplexes and apartmentbuildings in addition to single-family housing. Itis also the most racially diverse, with 51% white,

42% black, 2% Asian, and 5% other or two ormore races. St. Margaret of Scotland parish andschool has long been a Shaw anchor and a majorpositive force in the neighborhood’s revitalization.

Southwest GardenThe Southwest Garden neighborhood extendsfrom the Missouri Botanical Garden west toHampton Avenue, and from Southwest and Co-lumbia Avenue south to Fyler. This area covers avariety of smaller sub-neighborhoods, each with

their own physical character. Like The Hill, to thenorth, much of Southwest Garden was originallydeveloped as worker housing supporting the fac-tories in the Manchester/River Des Peres corridor.

Southwest Garden is the smallest of the threeneighborhoods, with 4,885 residents (2010 Cen-sus). The population is predominantly white (76%),with 16% black, 3% Asian, and 5% other or two ormore races. Southwest Garden’s housing is pri-marily single-family, with several large apartment

BOTANICAL HEIGHTSMISSOURI BOTANICAL GARDEN

BARNES-JEWISH HOSPITAL CORTEX INNOVATION COMMUNITY

SHAW NEIGHBORHOOD


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developments along Hampton Avenue. An excep-tion is the portion of neighborhood between Alfred

Avenue and Vandeventer, which is four-familywith larger 6- and 8-at walk-up apartment build-ings. Southwest Garden also contains some majorcommercial, light industrial, and institutional devel-opment, including the Hill Schnuck’s supermarketand St. Louis Psychiatric Rehabilitation Center.

Tower Grove SouthTower Grove South is physically the largest ofthe three neighborhoods, extending from Grand

Boulevard west to Kingshighway and from Arse-nal Street south to Chippewa Avenue. This areais characterized by rolling hills and key regionalfreight rail corridor. While the neighborhood is pri-marily residential, Tower Grove South is containsthe highest concentrations of commercial, retail,and industrial development, including two super-markets and three full-service pharmacies. TheSouth Grand business district is a key economicdriver in the area’s ongoing revitalization. Existingindustrial development, however, is under-utilized

and nearing obsolescence.

Tower Grove South is the most populous of thethree neighborhoods, home to 13,333 residents(2010 Census). Tower Grove South’s populationis 54% white and 30% black. The neighborhoodhas a signicant Asian population (9%), and 7%are other or two or more races. Housing types inTower Grove South vary based on location. Northof McDonald Avenue and east of Morganford, thehousing type mix is similar to Shaw, with large

SOUTHWEST GARDEN TOWER GROVE SOUTH

numbers of duplexes, four-plexes, and smallapartment buildings interspersed with detachedsingle-family housing. South of McDonald Avenueand west of Gustine Avenue, the neighborhoodis predominantly single-family, with small brickbungalow and foursquare style homes. East ofGustine and south of Gravois, the neighborhood ischaracterized by duplexes and four-plexes.

Surrounding ContextTo the north of the Tower Grove Neighborhoods,the Botanical Heights Neighborhood (formerly

McRee Town) has quickly become a local rede-velopment success story. The area, which wasthe epicenter of one of the largest wholesale landclearance projects in the City’s history, is nowhome to a number of boutique businesses.

Further north along Tower Grove Avenue in theCentral Corridor, Barnes-Jewish Hospital, theCortex Innovation Community, and Saint LouisUniversity comprise the region’s fastest-growingeconomic development and employment center.

The Tower Grove Neighborhoods will provide asignicant resource of housing and retailing tothe Central Corridor workforce. Additionally, theCortex district is bisected by the MetroLink lightrail transportation system and the future CortexStation, which will be the rst new station added

to the original alignment since 1990. Adding addi-tional strength to the area, the long-awaited IKEAstore will be nishing construction in the fall of

2015. This will position the Central Corridor as akey retail and mixed-use center in the region.


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City of St. Louis Context The Tower Grove Neighborhoods Community Vi-sion and Development Framework have been de-veloped in coordination with the City of St. Louis2015 – 2019 Consolidated Plan. The Consolidat-ed Plan establishes city-wide community develop-ment priorities and dictates the city’s allocation offederal entitlement grant funds, including Commu-nity Development Block Grant (CDBG) and HOMEfunding. Community development organizations

like the TGNCDC must align development priori-ties with the Consolidated Plan to be eligible forCDBG and HOME grant funding.

Geographic Target AreasConsolidated Plan objectives and priorities arestructure around a city-wide geographic targetareas. These are locally-designated areas wheretargeted investments and revitalization effortsare carried out through multiple activities andprograms in a concentrated, coordinated man-ner. Geographic target areas have been identied

by existing market conditions based on the City’sResidential Market Analysis (described on thefacing page) to build from strength and leverageprivate investment throughout the City of St. Louis.

• Target Area 1 (market clusters A, B, & C)

• Target Area 2 (market clusters D, E, F & G)

• Target Area 3 (market clusters H & I)

In addition to the Geographic Target Areas, theConsolidated Plan includes six (6) Target Corri-dors for focused commercial development activi-ties. These corridors of the properties directlyadjacent to the street:

1. Dr. Martin Luther King Jr. Corridor : Dr. MartinLuther King Jr. Boulevard from Union Boulevardwest to the City Limits.

2. Grand Corridor: South Grand Boulevard fromPotomac Street south to Meramec Avenue.

3. North Broadway/Baden Corridor: North Broad-way from Switzer Avenue north to the City Limits.

4. Cass Corridor : Cass Avenue from North 12thStreet (Stan Musial Memorial Bridge approachramp west to North Jefferson Avenue (including theentirety of the former Pruitt-Igoe site).

5. Jefferson Corridor: North Jefferson Avenue/Par-nell Street from Cole Street north to Natural Bridge

Avenue (including the entirety of the former Pruitt-Igoe site).

The general outcomes of the Residential Market Analysis coincide with the detailed neighbor-hood analysis and consensus issues developedfor the Tower Grove Neighborhoods. As a result,the recommendations of the this plan align withthe objectives and priorities of the ConsolidatedPlan. This plan will assist the City in achievingits city-wide community development goals, andtherefore competitively-positions the TGNCDC toaccess future community development funding.

TOWER GROVE NEIGHBORHOODS MARKET CLUSTERS(CITY OF ST. LOUIS RESIDENTIAL MARKET ANALYSIS)

TOWER GROVE NEIGHBORHOODS LOW-MOD BLOCK GROUPS (80% AMI)


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TARGET AREA 1 Market Cluster AMarket Cluster BMarket Cluster C

TARGET AREA 2

Market Cluster DMarket Cluster EMarket Cluster FMarket Cluster G

TARGET AREA 3 Market Cluster HMarket Cluster I

CITY OF ST. LOUISRESIDENTIAL MARKET

ANALYSIS

The City of St. Louis ResidentialMarket Analysis is a toolcreated by The ReinvestmentFund and provided to theCity of St. Louis by HUD in2013. It is a Census BlockGroup level cluster analysisof nine (9) housing marketcharacteristics—includingsales price, foreclosure rates,owner-occupancy, vacancy,rental housing subsidies, andconstruction activity—that

sorts market characteristics bysimilarities and difference intonine clusters.

The Residential Market Analysisprovides a snapshot in time ofthe existing residential market,using data form 2010 through2012. It does not assign valueto specic area or predict of

future conditions.

In identifying geographic target

areas, it is important to notethat the cut-off points betweenthese three categories are notand cannot be exact, especiallyas the Residential Market

Analysis measures differencesin markets across Census BlockGroups and does not addressthe block-by-block differencesor “micro-markets” that arecommon in the City of St. Louis.In addition, these categoriesdo not, in and of themselves,

identify areas prime for revitali-zation due to strong communityassets, social capital, transpor-tation networks, or adjacencyto stronger markets. Therefore,although activities under thisConsolidated Plan will beassigned to these market types,the matching of activities is onlya guide.


CITY OF ST. LOUIS RESIDENTIAL MARKET ANALYSIS


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02NEIGHBORHOOD ANALYSIS

As part of the Community Visioning and Development Framework planning

process, H3 Studio conducted an existing conditions analysis of the Tower GroveNeighborhoods. The purpose of this analysis is to identify the major challenges

impacting the ongoing reinvestment in and revitalization of the neighborhoods.

First, the team performed eld surveys and on-site verications of on-the-ground physical

condi tions. H3 Studio then prepared an urban analysis to identify communi ty issues, assets,

and the areas of the neighborhoods that are most likely to experience change over time.

In conjunction with feedback from community residents and stakeholders, this analysis

provides guidance for considering new development or redevelopment of key sites.


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Consensus IssuesOver the course of engaging the community ofthe Tower Grove Neighborhoods, H3 Studiocompiled a list of Consensus Issues facing oneor more of the neighborhoods. Draft issues wererst identied through the three neighborhoodstakeholder focus groups. These issues werethen reviewed and revised by the community-at-large during the Visioning Charrette, the rst

public event of the planning process. Finally, the

TGNCDC conducted an ongoing, online survey tocontinue to collect resident feedback throughoutthe remainder of the Community Visioning andDevelopment Framework project.

A comprehensive list of consensus issues thatechoed throughout conversations with communityresidents is presented on the facing page. Theseissues, in conjunction with Project Area analysis,form the basis of the Vision and DevelopmentFramework recommendations. They primarily de-scribe the physical conditions and challenges forthe neighborhood. However, several major issueswere focused on neighborhood programmingand policy, including crime and safety, access tosocial services, and neighborhood perception,communication, and marketing.

These issues are addressed by the CommunityVision, Goals, and Development Framework pre-sented in this document.

There were over

500 residents and

stakeholders of

the Tower Grove

Neighborhoods

engaged in this

planning process.

FRAMEWORK PLAN CHARRETTE


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1. Perimeter streets, including Kingshighway, Shaw

Boulevard, Arsenal Street, and Tower Grove Avenue, feel

unsafe due to the volume and speed of trafc.

2. Speeding trafc on neighborhood streets, including

39th Street, Roger Place, and Oak Hill Avenue.

3. There is a need for more multi-generational recreational

programming and facilities in neighborhood parks.

4. Tower Grove Park and Arsenal Street is perceived as a

barrier to north-south connectivity.

5. There is confusion as to whether green medians on Flo-

ra Place, Reber Place, and Utah Place are public parks.

6. Access to bus service is difcult from the interiors of the

neighborhoods, particularly Tower Grove South.

7. Housing repair, stabilization, and redevelopment

is needed south of McDonald Avenue, along Shaw

Boulevard and DeTonty Avenue, and in the 4100- and

4200-blocks of Russell Avenue and Castleman Avenue.

8. Redevelopment opportunities along Grand Boulevard

north of Magnolia Avenue need to be effectively utilized.

9. There is a need and opportunity for more neighborhood

services and businesses in neighborhood commercial

districts, especially along Southwest Avenue and Mor-

ganford Road.

10. The Gravois Plaza development is perceived as a hot-

spot for crime.

11. What is the identity of Gravois Avenue?

12. Industrial properties along the Union Pacic railroad

corridor are incompatible with surrounding residential

neighborhoods.

13. Existing industrial sites are under-utilized and facing

economic obsolescence.

14. Access from Kingshighway is restricted due to large

commercial and industrial parcels.

15. Crime and negative perceptions of safety coincide with

areas needing housing repair and stabilization.

16. There is a need for improved communication between

the three neighborhoods.

17. Existing residents need to be effectively connected to

neighborhood social services.

18. Improve neighborhood marketing and identity.

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BLOCKS & STREET NETWORKBlocks in the Shaw and Tower Grove South neigh-

borhoods are generally oriented east-west, withdevelopment fronting onto east-west streets (“Astreets”). In Shaw, blocks average 725 feet long by280 feet deep. In Tower Grove South, blocks aver-age 800 feet long by 300 feet deep. Southwest Gar-den has a greater mix of block shapes, orientations,and sizes, with an average block size of 600 feetby 450 feet. The street grid is interrupted along theUnion Pacic railroad corridor on the west of TowerGrove South, limited access from the west.

PHYSICAL BARRIERSThere are a variety of physical barriers, particularlyassociated with the Union Pacic railroad corridorand surrounding industrial parcels in the TowerGrove South and Southwest Gardens neighbor-hoods. These barriers are characterized by limitedvehicular and pedestrian connectivity; large, privateparcels; and topographic barriers. In addition, I-44,the Missouri Botanical Garden, and the Vandeventer

Avenue corridor provide physical barriers.

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Neighborhood AnalysisIn order to catalogue the existing conditionsof the Tower Grove Neighborhoods today andunderstand the major physical issues withinthe planning area, H3 Studio conducted on-sitesurveys and eld verications of existing building,site, and street conditions across the threeneighborhoods. These surveys included:

• Municipal, Neighborhood & Ward Boundaries

• Zoning Districts (Title 26: Zoning Code)• Strategic Land Use Plan Categories (SLUP)

• Access, Circulation & Parking

• Open Space, Green Space & Civic Spaces• Pedestrian Network & Connectivity• Transportation Network (MetroLink, MetroBus

& Bike)• Street & Sidewalk Confgurations & Conditions

• Neighborhood Amenities

The surveys were conducted “windshield style”and compiled into a series of maps and analysis

diagrams that were utilized throughout theplanning process. Graphic Information Systems(GIS) data, provided by the Client, was alsoutilized in this process to evaluate proximity andaccess to transit service, schools, commercialdistricts, and other neighborhood amenities. Keyanalysis maps and summaries are presented onthe following pages.

NEW COMMERCIAL TENANT IN THE SHAW NEIGHBORHOOD


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STREET DIRECTIONOne-way streets have been implemented through-

out the Shaw and Tower Grove South neighbor-hoods as a means to control trafc ow. In the Shawneighborhood, north-south streets are generallypaired as one-way couplets; in the Tower GroveSouth Neighborhood, east-west streets are gener-ally paired as one-way couplets. Southwest Gardenhas a limited number of one-way streets, mostlylocated in the section west of the Missouri BotanicalGarden and east of Vandeventer Avenue.

BICYCLE FACILITIESExisting bicycle facilities have been implemented

as part of the Bike St. Louis and Gateway Bike Planinitiatives. These include dedicated bike lanes onSublette Avenue between Arsenal Street and Fyler

Avenue; on Tower Grove Avenue between Magnolia Avenue and Vandeventer Avenue; on Arsenal Streetbetween Grand Boulevard and Kingshighway, onGrand Boulevard between Arsenal Street and Rus-sell Boulevard, and on Chippewa Avenue betweenBeck Avenue and Grand Boulevard.

DEAD-END STREETSDead-end streets have been implemented in theShaw neighborhood along Grand Boulevard andTower Grove Avenue as a way to limit access to theinterior of the neighborhood from major thorough-fares. In the Tower Grove South and SouthwestGarden neighborhoods, there are a limited numberof dead-end streets as a result of adjacent industrialdevelopment and rail corridors.

METROBUS SERVICEThe Tower Grove Neighborhoods are served by11 MetroBus routes on both perimeter and interiorneighborhood streets. These routes include the #8Bates-Morganford, #10 Gravois-Lindell, #11 Chip-pewa, #14 Botanical Garden, #30 Soulard, #32 M.L.King-Chouteau, #58X Twin Oaks Express, #410XEureka Express, #70 Grand, #73 Carondelet, andthe #90 Hampton.



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METROBUS ACCESSThe eleven MetroBus lines serving the Tower Grove

Neighborhoods have nearly 200 individual stopswithin the neighborhoods, primarily on the keystreets of Arsenal, Grand Boulevard, Chippewa Av-enue, Kingshighway, Hampton Avenue, MorganfordRoad, Tower Grove Avenue, Shaw Boulevard, Gra-vois Avenue, and Vandeventer Avenue. This putsapproximately 85% of neighborhood householdswithin a 5-minute walk (1/4 mile) of a MetroBus stop.

TITLE 26: ZONING CODEThe existing zoning code was completed in 1947.

Much of the core of the neighborhood is classiedtoday as either B: Two-Family Dwelling District or A:Single-Family Zoning District. Grand Boulevard isprimarily classied as H: Area Commercial District,while other major thoroughfares (Kingshighway,Morganford Road, Vandeventer Avenue, Chippewa

Avenue, and Hampton Avenue) are classied as G:Local Commercial and Ofce District. J: Industrialand K: Unrestricted Districts follow the Union Pacicrailroad corridor.

PROXIMITY TO PARKSThe Tower Grove Neighborhoods are served byfour (4) major parks (Tower Grove Park, SublettePark, Tilles Park, and Reservoir Park) and eight (8)neighborhood parks. This puts approximately 50%of neighborhood households within a 5-minute walk(1/4 mile) of a park.

NEIGHBORHOOD LAND USEExisting neighborhood land use largely conforms tothe City’s Zoning Code, with a ner mix of single-family and multi-family housing throughout theneighborhoods. In addition, key neighborhood insti-tutions (schools, churches, etc.) and neighborhoodcommercial districts and corners give the entirety ofthe Tower Grove Neighborhoods—and especiallyShaw and Tower Grove South—a traditional walk-able, mixed-use character.

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PROXIMITY TO ELEMENTARY SCHOOLSThere are 18 schools, including public schools,

parochial schools, and other private schools, provid-ing elementary or K-8 education in the Tower Groveneighborhoods. These include, but are not limitedto: Mullanphy School, Fanning Middle School, MannSchool; Tower Grove Christian School, St. Margaretof Scotland, South City Preparatory Academy, CityGarden Montessori School, and Kennard Classical

Academy. This puts approximately 50% of neighbor-hood households within a 5-minute walk (1/4 mile)of an elementary school.

PROXIMITY TO MAJORCOMMERCIAL DISTRICTS

Major commercial districts are located on mainthoroughfares like Grand Boulevard, Kingshighway,Vandeventer Avenue, Morganford Road, and Hamp-ton Avenue. They include national and regionalretailers, supermarkets, and full-service pharmacies.

Approximately 75% of neighborhood households arewithin a 10-minute walk (1/2 mile) of a major com-mercial district.

PROXIMITY TO HIGH SCHOOLSThe Tower Grove Neighborhoods have excellent ac-cess to high schools, with six (6) public and privatehigh schools located in or immediately adjacent tothe neighborhoods. These include Central VisualPerforming Arts/Cleveland Junior Naval AcademyHigh School, Gateway Science Academy, GatewayHigh School, Roosevelt High School, St. Elizabeth’s

Academy, and St. Louis University High School. Thisputs approximately 30% of neighborhood householdswithin a 10-minute walk (1/2 mile) of a high school.

PROXIMITY TO NEIGHBORHOODCOMMERCIAL DISTRICTSThere are approximately two-dozen neighborhoodcommercial districts throughout the Tower GroveNeighborhoods. These consist primarily of streetcorner mixed-use developments at the intersec-tions of key neighborhood streets that support local,neighborhood businesses. Approximately 75% ofneighborhood households are within a 5-minutewalk (1/4 mile) of a major commercial district.



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NEIGHBORHOOD COMMERCIAL CORNER IN SHAW

GRAVOIS PLAZA SHOPPING CENTER

LACK OF PEDESTRIAN CROSSING AT REBER PLACE AND KINGSHIGHWAY

CONSTRUCTION OF A NEW SCHOOL BUILDING AT ST. MARGARET OF SCOTLAND

EXISTING DEVELOPMENT AND LAND USE ALONG GRAVOIS AVENUE

WEST ENTRANCE TO TOWER GROVE PARK


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EXISTING LAND USE ALONG CHIPPEWA AVENUE

SCHNUCK’S SUPERMARKET ON ARSENAL STREET IN SOUTHWEST GARDEN

EXISTING LAND USE AND CHARACTER OF KINGSHIGHWAY BOULEVARD

CENTRAL VISUAL PERFORMING ARTS HIGH SCHOOL / CLEVELAND JROTC

LARGE-SCALE LIGHT INDUSTRIAL DEVELOPMENT IN SOUTHWEST GARDEN

NEW COMMERCIAL DEVELOPMENT IN SOUTHWEST GARDEN


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03VISION & GOALS

The Vision and Goals for the Tower Grove Neighborhoods sets forth the aspirations

of this community and its residents. Throughout the planning process, H3 Studio

worked closely with neighborhood residents and community stakeholders to articu-

late the neighborhoods’ long-term vision for ongo ing and future community develop-

ment revitalization. This Vision is supported by a series of Community Goals, which identify

the key development, programming, and policy priorities that will work together to achieve

the community’s vision .


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ower Grove Neighborhoods Community Vision

The Tower Grove Neighborhoods are rich in history, inculture & are home to people of all ages, races, incomes,

and backgrounds. Tower Grove Park and the Missouri

Botanical Garden are our neighborhoods’ namesakes & theamenities that we all share.

We will build upon these assets—our parks, our schools, our

churches, our architecture, our small- and large businesses, our

high-quality housing, our continued success & our diverse and

engaged citizens—to make the Tower Grove Neighborhoodsa safe, inclusive, and vibrant community for all people,

now and in the future.

- The residents, business owners, and stakeholdersof the Tower Grove Neighborhoods

SOUTH GRAND BUSINESS DISTRICT AND THE TOWER GROVE NEIGHBORHOODS


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Community GoalsThese Community Goals are established as part of the Tower Grove Neighborhoods Visioning Process &Development Framework. They support the fulllment of the Community Vision and are intended to actas a policy and programming guide for community and stakeholder organizations and institutions. TheCommunity Goals—in no particular order—are presented below and on the following pages:

GOAL #1Improve neighborhood HOUSING QUALITY and enhance the residentialmarket of the Tower Grove Neighborhoods.

GOAL #2Improve neighborhood SAFETY & SECURITY.

GOAL #3Connect to Cortex, BJC, Saint Louis University, and other CENTRAL CORRIDOR INSTITUTIONS.

GOAL #4Create a NEIGHBORHOOD PARK DISTRICT.

GOAL #5Enhance NEIGHBORHOOD ACCESS to Tower Grove Park and the Missouri Botanical Garden.

GOAL #6Support implementation of the GATEWAY BIKE PLAN.

GOAL #7Enhance the QUALITY OF GRAVOIS AVENUE.

GOAL #8Improve the IMAGE & IDENTITY OF CHIPPEWA AVENUE.

GOAL #9Reinvest in the KINGSHIGHWAY CORRIDOR and adjacent industrial areas.

GOAL #10Enhance the QUALITY OF GRAND BOULEVARD.

GOAL #11Invest in small NEIGHBORHOOD COMMERCIAL DISTRICTS.

GOAL #12Enhance north-south BICYCLE & PEDESTRIAN CONNECTIVITY.

GOAL #13

Create an IDENTITY for the Tower Grove Neighborhoods.

GOAL #14Continue improvements to the REVITALIZED RESIDENTIAL CORE.

GOAL #15Connect residents to SUPPORTIVE SERVICES provided in the neighborhood.

GOAL #10COORDINATE with existing and new neighborhood organizations.


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Goal #1I m p r o v e

n e i g h b o r h o o dH O U S I N G Q UA L I T Y ,

p r e s e r v e

a f f o r d a b i l i t y ,a n d e n h a n c e t h e

r e s i d e n t i a l m a r k e t

b y . . .

Investing available housingdevelopment funds into residentialopportunities south of McDonald

Avenue, south Morganford Road,the Gravois Triangle, the northernedge of the Shaw Neighborhood,and along Brannon Avenue.

Goal #2 I m p r o v e

n e i g h b o r h o o dS A F E T Y &

S E C U R I T Y by . . .

Facilitating development of vacantand abandoned buildings, investingin emergency home repair, and

facilitating community developmentactivities in neighborhoodstabilization areas south of Gravois

Avenue (Gravois Triangle), alongBeck Avenue and south MorganfordRoad, and along the northern edgeof the Shaw Neighborhood.


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Goal #4 C r e a t e aN E I G H B O R H O O D

PA R K D I S T R I C T

b y . . .

Connecting city, community,neighborhood, and regional parksand the Missouri Botanical Garden

with a network of designated“green streets,” including FloraPlace, Sublette Avenue, UtahPlace, Shaw Boulevard, Gustine

Avenue, and Reber Place.

Goal #3C o n n e c t t o C o r t e x ,

B J C , S a i n t L o u i s

U n i v e r s i t y &

o t h e r C E N T R A L

C O R R I D O RI N S T I T U T I O N S

b y . . .

Developing bicycle and pedestrianinfrastructure, improving publicspace, facilitating economic

development, and supportingtransit improvements along theTower Grove Avenue corridor.Establish secondary corridorsalong Vandeventer Avenue,Kingshighway Boulevard, 39thStreet, and Grand Boulevard.


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Goal #5 E n h a n c eN E I G H B O R H O O D

A C C E S S t o T o w e r

G r o v e P a r k a n d t h e

M i s s o u r i B o t a n i c a lG a r d e n b y. . .

Improving primary and secondarypedestrian entrances with newcrosswalks, curb cuts, and trafc

signals. Primary entrances toTower Grove Park are at TowerGrove Avenue, Center CrossDrive/Morganford Road, RogerPlace, Spring Street, 39th Street,Thurman Avenue, and ReberPlace. Primary entrances to theMissouri Botanical Garden areat Flora Place and Tower Grove

Avenue/Shaw Boulevard.

Goal #6 S u p p o r t

i m p l e m e n t a t i o n

o f t h e GATEWAY

B I K E P L A N by . . .

Working with the City of St. Louisto implement planned bicyclefacility improvements on TowerGrove Neighborhoods streetsincluding Vandeventer Avenue,Shaw Boulevard, ArsenalStreet, Morganford Road, GrandBoulevard, Chippewa Avenue, andGravois Avenue.


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Goal #8 I m p r o v e t h eI M A G E & I D E N T I T Y

O F C H I P P E W A

A V E N U E w i t h . . .

High-quality streetscapes, streetlighting, pedestrian amenities,infrastructure, the developmentof supportive neighborhoodbusinesses, and support ofexisting businesses with availableincentives. Create and implementstandards for signage, propertymaintenance, and the appearanceof adjacent properties. Considerdeveloping and implementinga form-based districts (FBDs)and/or SBD/CIDs to guide futuredevelopment of Chippewa Avenue.

Goal #7 E n h a n c e t h eQ U A L I T Y O F

G R A VO I S AV E N U E

b y . . .

Supporting the redevelopment andre-occupancy of vacant buildings,development of new and,supporting existing businesseswith available resources, and high-quality streetscapes, street trees,lighting, pedestrian amenities,and infrastructure. Considerdeveloping and implementingone or more form-based districts(FBDs) and/or SBD/CIDs to guidefuture development of the Gravois

Avenue corridor.


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Goal #9 R e i n v e s t i n t h eK I N G S H I G H W A Y

C O R R I D O R and

a d j a c e n t i n d u s t r i a l

a r e a s b y. . .

Improving the border betweenindustrial development andresidential neighborhoods,strategically investing in vacantand/or under-utilized industrialproperties, and developing a long-term plan to redevelop industrial

sites. Consider developing andimplementing one or more form-based districts (FBDs) and/or SBD/CIDs to guide futuredevelopment of Kingshighway.

Goal #10 E n h a n c e t h eQ U A L I T Y

O F G R A N D

B O U L E V A R D by . . .

Expanding the existing SouthGrand Special Business Districtnorth of Magnolia Avenue toInterstate 44 and south of UtahPlace to assist in the continuedrevitalization of Grand Boulevard asa vibrant, mixed-use corridor.

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Goal #12 E n h a n c e n o r t h -

s o u t h B I C Y C L E

& P E D E S T R I A N

C O N N E C T I V I T Y

b y . . .

Connecting to adjacentneighborhoods and amenitiesthrough designated neighborhoodbicycle boulevards on RogerPlace, Spring Street, 39th Streetand Thurman Avenue. Implementbuffered bike lanes on Magnolia

Avenue from KingshighwayBoulevard to Grand Boulevard.

Goal #11I n v e s t i n s m a l lN E I G H B O R H O O D

C O M M E R C I A L

D I S T R I C T S b y . . .

Facilitating the developmentof neighborhood businesses,sidewalk and public infrastructureimprovements, and buildingrepair and beautication.

Neighborhood commercial districtsare located along Southwest

Avenue, Morganford Road, ShawBoulevard, Thurman Avenue, 39thStreet, Oak Hill Avenue, RogerPlace, and Spring Street. Considerdeveloping and implementingone or more form-based districts(FBDs) and/or SBD/CIDs to guidefuture development.



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Goal #13C r e a t e a nI D E N T I T Y f o r

t h e To w e r G r o v e

N e i g h b o r h o o d s

w i t h . . .

Distinctive gateways at the keyentrances to the neighborhoods.Utilize neighborhood branding,signature streetscapes, streetlighting, signage, and way-nding

elements to make the TowerGrove Neighborhoods a unique

and identiable destination.Primary entrances shall beon Arsenal Street at GrandBoulevard; Tower Grove Avenue atInterstate 44; Southwest Avenueat Kingshighway; Arsenal Street atHampton Avenue; and MorganfordRoad at Chippewa Avenue.

Goal #14 C o n t i n u e

i m p r o v e m e n t s t o

t h e R E V I T A L I Z E D

R E S I D E N T I A L

C O R E w i t h . . .

Ongoing programs and activitiesto improve housing quality,neighborhood safety, residentstakeholdership, and supporthousing affordability. Continueand expand healthy home repairprograms, landlord training,

nuisance abatement of rentalproperties, and neighborhoodownership model policing.

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Goal #16 C O O R D I N A T E w i t h

e x i s t i n g a n d n e w

n e i g h b o r h o o d

o r g a n i z a t i o n s t o . . .

To achieve the consensusVision for the Tower GroveNeighborhoods, leverage fundingand organizational capacity,and position the Tower Grovecommunity for continued andfuture success.

Goal #15 C o n n e c t r e s i d e n t s

t o S U P P O R T I V E

S E R V I C E S

p r o v i d e d i n t h e

n e i g h b o r h o o d b y. . .

Creating a framework forcommunication, awarenessof, and education on serviceproviders and communityresources. Service providers mayinclude: elementary schools, highschools, early childhood education

centers, churches, recreationalfacilities, hospitals, clinics, seniorfacilities, libraries, and nancial

institutions.



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04DEVELOPMENT FRAMEWORK

The Tower Grove Neighborhoods Development Framework is the geographic frame-

work plan to guide ongoing and future revitalization efforts within the neighborhoods.

The Development Framework describes the place-based initiatives—the “where”—

that will work to achieve that Community Vision and Goals—the “what”. The Tower

Grove Neighborhoods Development Framework has been designed to address the priority

issues identied by the community and to ensure that future community development invest-

ments are made in a coordinated way that fullls the Vision of the neighborhoods’ residents.


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Development PrinciplesThe Tower Grove Neighborhoods DevelopmentFramework is consists of seven DevelopmentPrinciples. Each of these principles address oneor more specic community development priori-ties, as identied by residents and community

stakeholders. As a result of the TGNCDC’s focuson physical development issues and supportiveservices, the Development Principles primarilyaddress the physical development of the TowerGrove Neighborhoods. In total, these seven De-

velopment Principles, described on the followingpages, work together to create the Development

Framework for the Tower Grove Neighborhoods.

These Principles represent a long-term prioritiza-tion of community development initiatives that thethree neighborhoods will work cooperatively toachieve. Due to variable nature of funding avail-ability and other opportunities, this Frameworkshould serve as a road map to guide planning anddevelopment efforts and pursue future fundingand implementation resources.

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PRINCIPLE #1

Let’s continue to strengthen the

residential core of the neighborhoods!

PRINCIPLE #2

Let’s connect to economic development

centers in the Central Corridor!

PRINCIPLE #3

Let’s support the development of new

transit access that facilitates community

investment!

PRINCIPLE #7

Let’s create a coherent identity for the

Tower Grove Neighborhoods!

PRINCIPLE #4

Let’s expand the existing residential

core of the neighborhoods!

PRINCIPLE #5

Let’s develop a network of parks and

great streets!

PRINCIPLE #6

Let’s create vibrant retail and mixed-

use edges & neighborhood commercial

districts.



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Principle #1

L E T ’ S C O N T I N U E T OS T R E N G T H E N T H ER E S I D E N T I A L C O R E O FT H E N E I G H B O R H O O D Sb y …

• Focusing housing development inopportunity and stabilization areas,including:• The Gravois/Chippewa Wedge

• South Morganford Road (south of

MacDonald Ave)• Tower Grove South south of

MacDonald Ave

• Shaw Boulevard and DeTonty

Avenue

• Continuing home repair & housingassistance in established residentialcores

• Maintaining housing diversity andsupporting the development of high-quality, affordable housing

• Supporting the continued revitalizationof street corner neighborhoodcommercial nodes

Principle #2

L E T ’ S C O N N E C TT O E C O N O M I CD E V E L O P M E N TC E N T E R S I N T H EC E N T R A L C O R R I D O Rb y …

• Developing Tower Grove Avenue as asignature gateway between the Cortexand the neighborhoods

• Investing in the 39th Street corridoras a link to Saint Louis University andBotanical Heights

• Developing a network of north-southbicycle and pedestrian routes to connectthe interiors of the neighborhoods to the

Central Corridor, community amenities,and existing transit routes

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Principle #4

L E T ’ S E X P A N D T H EE X I S T I N G R E S I D E N T I A LC O R E O F T H EN E I G H B O R H O O D S b y …

• Redeveloping existing industrialsites south of Utah Avenue as newneighborhood housing and transit-oriented development supported byMetroLink

• Creating a transit-oriented developmentbetween Brannon Avenue and Hereford

Avenue at Reber Place

Principle #3

L E T ’ S S U P P O R T T H ED E V E L O P M E N T O FN E W T R A N S I T A C C E S S T H A T F A C I L I T AT E SC O M M U N I T YI N V E S T M E N T b y …

• Supporting and facilitating a bus rapidtransit (BRT) or streetcar line on GrandBoulevard

• Supporting long-term expansion of theMetroLink on the existing Union Pacicrailroad corridor

• Facilitating the development ofneighborhood MetroLink Stations thatsupport transit-oriented development



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Principle #5

L E T ’ S D E V E L O P AN E T W O R K O F P A R K S

A N D G R E A T S T R E E T S b y …

• Creating neighborhood greenways onmajor divided places

• Connecting Tower Grove Park andSublette Park along Reber Place

• Create a new east-west connectionbetween Fyler Avenue and Utah

Avenue/Utah Place

• Enhancing perimeter streets with new

landscaping, bike, and pedestrianamenities

• Making Shaw Boulevard and Gustine Avenue premier walking and bikingstreets

Principle #6

L E T ’ S C R E A T EV I B R A N T R E T A I L A N DM I X E D - U S E E D G E S & N E I G H B O R H O O DC O M M E R C I A LD I S T R I C T S b y …

• Expanding the South Grand BusinessDistrict north of Arsenal Street

• Continuing mixed-use developmentand reinvestment along Vandeventer,Chippewa, and Gravois Avenues

• Enhancing neighborhood commercialnodes and districts (i.e. 39th Streets,Morganford Road, various neighborhoodcorner commercial districts)

• Expanding the South Grand BusinessDistrict south of McDonald Avenue

• Developing major commercial / retaildevelopment along Kingshighway

• Building upon current investmentinitiatives like the new Gateway Science

Academy charter school to create a newinstitutional / educational district between

Arsenal Street and Fyler Avenue

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Principle#7

L E T ’ S C R E A T E A C O H E R E N TI D E N T I T Y F O R T H ET O W E R G R O V EN E I G H B O R H O O D S b y . . .

• Implementing streetscape and publicrealm enhancement to major streets:• Kingshighway Boulevard• Grand Boulevard

• Chippewa Avenue

• Gravois Avenue• Morganford Road

• Creating signature gateways:• Kingshighway Boulevard @

Vandeventer Avenue

• Tower Grove Avenue, Thurman Avenue, and 39th Street @ I-44

• Arsenal Street and Utah Place @

Grand Boulevard

• Gustine Avenue and Morganford

Road @ Chippewa Street• Sublette Avenue @ Fyler Avenue• Arsenal Street @ Hampton Avenue



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05NEXT STEPS

This Community Vision and Development Framework is the rst step and foundation

of the TGNCDC’s future community development and revitalization efforts for theTower Grove Neighborhoods. In order to make this community vision an reality and

capitalize on the momentum that this Visioning process has established, key next

steps for the TGNCDC have been identied. These next steps will help to leverage existing

opportunities, continue the success of the TGNCDC’s on-going revitalization efforts, and

posit ion the TGNCDC for future capacity and st rength.


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Strategic Planning As a newly-formed organization, the TGNCDChas the opportunity to develop a new missionstatement and strategic plan, redening and

potentially expanding its role in the neighborhoodsas compared to the former constituent commu-nity development corporations. The TGNCDC iscurrently in the process of conducting an orga-nizational strategic planning process, with thestated goals facilitating real estate development,

providing affordable housing, and maximizingoperational revenue from real-estate developmentactivities and other community development-relat-ed services.

It is recommended as an early action item thatother community organizations, including theSouthwest Garden Neighborhood Association andthe Shaw Neighborhood Improvement Association,and the Tower Grove Heights Neighborhood As-sociation, conduct parallel organizational strategicplanning processes. These processes will alloworganizations to identify their role and the servicesthey provide within the consensus Goals and De-velopment Framework of this plan.

Neighborhood PlanThe TGNCDC has expressed the desire to pursuea Neighborhood Plan due to the legal processesand protection that such a plan affords. If adopted

by the City, a Neighborhood Plan becomes an of-cial amendment to the City of St. Louis Strategic

Land Use Plan (the City’s Comprehensive Plan).Therefore, it is required to be referenced by thePlanning Commission, Planning and Urban De-sign Agency (PDA), and Zoning Section in futureplanning and zoning decisions. This considerationprovides and enhanced layer of protection andoversight in neighborhood development matters,effectively enshrining the community’s Vision inthe City’s regulatory structure. As a result, anadopted Neighborhood Plan can both incentivize

future development and investments as well as toprotect existing neighborhood resources.

This Community Visioning and Framework Plan-ning process was formulated as the foundationfor an in-depth planning process to create one ormore Neighborhood Plans for the Tower Neigh-borhoods or their constituent neighborhoods, tobe adopted by the City of St. Louis. Such a neigh-borhood planning process would build upon histhe community Vision, Goals, and Development

Framework, and Development Principles con-tained within this Neighborhood Vision & Develop-ment Framework. The Vision and DevelopmentFramework would be enhanced by additionalneighborhood analysis, public engagement, urbandesign planning, public realm enhancements, de-tailed neighborhood development programs, anda multi-phased implementation strategy for theplan that is supported by programming, partner-ship, and policy recommendations.

NEW BIKE LANES ON ARSENAL STREETPAINTING SIGNATURE NEIGHBORHOOD ENTRANCE CROSS WALKS


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In addition, the Neighborhood Plan would includethe development of several detailed focus areaplans with the neighborhoods. These focus areaplans would articulate detailed urban design plansand development programs for key redevelop-ment opportunities.

It is the recommended of this Vision and Develop-ment Framework that, as the rst implementationitem, the TGNCDC pursue a single Neighbor-hood Plan encompassing the Shaw, SouthwestGardens, and Tower Grove South neighborhoods,

to be adopted by the Planning Commission as aNeighborhood Plan of the City of St. Louis. Theexisting Stakeholder Committee for should transi-tion into project Steering Committee to providerepresentative leadership for the neighborhoodplanning process. In order to maximize the effec-tiveness of this effort and leverage other plan-ning efforts, the Neighborhood planning processshould occur in parallel with the TGNCDC’sStrategic Plan process.

CDBG Funding RFP Under its 5-year Consolidated Plan and Annual

Action Plans, the City of St. Louis issues annualRequest for Proposals (RFPs) for both housing(funded by CDBG and HOME formula grant dol-lars) and non-housing (funded by CDBG formulagrant dollars) community development programs.The goals, principles, and recommendations of

FOOD TRUCK FRIDAY IN TOWER GROVE PARK NEW STARBUCK’S DEVELOPMENT ON SOUTH GRAND AT MAGNOLIA AVENUE

this Vision and Development Framework havebeen created specically to align with the priority

objectives and action items of the current City ofSt. Louis Consolidated Plan and Annual ActionPlan. This alignment will help the City of St. Louisto achieve its stated Consolidated Plan goalswhile at the same time maximize the opportu-nity for CDBG funding opportunities in the TowerGrove Neighborhoods.

Other Funding While CDBG formula grant dollars remains a keysource of funding for community development andneighborhood revitalization activities, annual al-locations of these dollars have steadily decreased.It will be increasingly important, therefore, thatcommunity development corporations leverageother grant opportunities, funding sources, andpartnerships to fund revitalization and communitydevelopment initiatives. By articulating a coor-dinated, consensus Vision for the Tower Grove

Neighborhoods, this Development Frameworkprovides a tangible plan and desired outcomesthat the TGNCDC can use to apply for grants,recruit partners, and leverage interest and oppor-tunities from community stakeholders to continuethe successful revitalization of the neighborhoodsand achieve the community’s Vision.


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community vision and development framework for the tower grove neighborhoods - st. louis, mo

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