uli st. louis tap powerpoint - railway exchange building

8/17/2019 ULI St. Louis TAP Powerpoint - Railway Exchange Building

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ULI St. LouisTechnical Assistance Panel

Funding for this TAP was made possible through anUrban Innovation Grant from the ULI Foundation


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The mission of the ULI St. Louis is to provide leadershipin the responsible use of land and in creating andsustaining, thriving communities worldwide.

ULI St. Louis Mission


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Technical Assistance Panel

Objective, multidisciplinary advice on land use and real estateissues developed over the course of one and a half days

ULI St. Louis members from across the region volunteer theirtime to participate as panelists

Purpose


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TAP Members

Panel Chair• Chip Crawford, Forum Studio

Panel Members• Andy Trivers, Trivers Associates • John Shreve , Populous• Tyler Meyr , Forum Studio• Wendy Timm, Enhanced Value Strategies, Inc.• Larry James , Faegre Baker Daniels LLP• Hank Webber , Washington University

Technical Writer & ULI St. Louis District Coordinator: Kelly AnnisPanel Work Day: May 7, 2015


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The Railway Exchange

• TAP was commissioned by DowntownSTL, Inc. in partnership with ULI St.Louis to study the Railway ExchangeBuilding, 1.2 million square feet

• The Developer has market studiessupporting certain uses within thebuilding, yet significant space remains

• The developer, contemplating the abovestudies and draft plans, asked the Panelto determine the best possible use or mixof uses – and related capacities – totransform the building into a healthyplace and destination for St. Louis


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Transportation & Transit:

• Washington Ave StreetscapePhase 3

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7th & 8th Streets Streetscape• With the CityArchRiver project in

Kiener Plaza, adedicated bike lanealong Chestnut is being designed

• Downtown Trolley Bus• Arch Circulator• St. Louis Streetcar• Metro – Convention Center,8th &

Pine renovations

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Context


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MX & 600 Washington:new restaurants (2) Mercantile Library bldgs:empty, 250,000 sf (5)Gallery at 515:102 new apts (6) LaSalle bldg:empty, 37,000 sf (7)Met Square: Office,needs retail (8) Surface parking:RX owner (9) Macy’s Garage:RX owner (10) 720 Olive:111 apts planned (12)

705 Olive:plans for boutique hotel (13) Chemical Bldg: 1 sm tenant,plans stalled , 135,000 sf (14)Former Hamilton Jeweler’s:restaurant under construction (15) America’s Center:plans for coffee shop (16) Laurel:Nat’l Blues Museum, restaurants (17) 555 Wash:new restaurant (18) 505 Wash:empty, 45,000 sf (19)

Marquette Bldg— apartments to condo (25)Kiener East Garage – contemplating improvements (31)Kiener West Garage – contemplating improvements (32) Arcade – under construction, 282 living units, Webster U (35)Tower at OPOP – new residential & restaurant (39)Orpheum Theater – empty, 35,000 sf (41)Renaissance Hotel – renovating (42)

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Context


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Panel’s Charge

1. With a number of potential usesunder consideration for theredevelopment of the Railway

Exchange Building,what is the bestpossible use or mix of uses thatshould be pursued totransform thebuilding into a healthy place and adestination for downtown St. Louis?

2. Based on the findings related toQuestion 1,what are the mostviable capacities for the proposeduses?


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Stakeholder Meetings

City of St. Louis• SLDC, Urban Planning

Civic Leaders• Regional Chamber, Civic Progress• CVB, CityArchRiver• Economic Development Partnership

Real Estate & Business Owners• Developers• Business Owners• Technology Companies• Consultants


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T-Rex Interviews

T-Rex started here…Need more of this kind of success…Innovation corridor/district…Shows the art of the possible…

Came from other cities…They love it here…

Want more space to grow…Want mixed-use lifestyle…live/work…


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TAP Recommendations


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Overall ObservationsDifficult challenge…Incredible scale…No one solution…but solutions of solutions…Multi-dimensional…Phases of phases…Critical for our region’s success… Attract and retain talent…Re-brand the experience… Amazing architecture and opportunity for great design…

Need to build-in flexibility to adapt and evolve…Design matters… A destination and a gateway…the Railway Exchange Building …


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1] Put People First2] Recognize The Economic Value3] Empower Champions For Health4] Energize Shared Spaces5] Make Healthy Choices Easy6] Ensure Equitable Access7] Mix It Up8] Embrace Unique Character9] Provide Access To Healthy Food

10] Make It Active


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1] Put People FirstIntegrate health into planningConsider health impacts over timeWalkability

It’s about the full life experience…Bigger than just this building…Recreation and wellness built-in…


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2] Recognize The Economic ValueMarketability to lifestyle shiftsMillennials desire urban settings Age in place

Incredible scale…Multi-dimensional…Phases of phases…Critical for our region’s success…

Build community/Drive jobs…


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3] Empower Champions For HealthCommunicate the benefitsForge unlikely partnershipsEncourage grassroots actionBuild a brand

Opportunity to re-brand… Appeal to many champions…

Radical partnerships…


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4] Energize Shared SpacesLeverage community assetsTake back the streetsRethink public spacesProgram early and often

Need public and private cooperation…Create a great public realm…

Incorporate with-in and take up thru the building…


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5] Make Healthy Choices EasyProvide a variety of healthy choicesPromote walking, biking, and multiple modes of transitEnsure a safe environmentMake the user experience fun and interesting

Well situated for multi-modal options…Promote biking…

Overcome/change current crime perception…


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6] Ensure Equitable AccessDesign for all ages and abilitiesIntegrate land-use and transitFocus on schools and education

1.2MSF…something for everyone…Multiple product levels…

Encourage diverse mix…


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7] Mix It UpEnsure a variety of usesIncentivize the mixRemove regulatory barriersRethink parking

Optimize compatible mix of uses…Provide missing services for downtown community…

Develop serious parking strategy…Incorporate south block…


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8] Embrace Unique CharacterBuild on genius of this placeRediscover assetsIntegrate natural systemsBuild a brand

Celebrate diversity…Needs to be super cool…

Leverage this key location in downtown…Opportunity to do something really different and unique…


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9] Provide Access To Healthy FoodRethink the grocery storeMake food a destinationIncorporate access to healthy food into local land-useand economic policy

It’s about the healthy, full life experience…Need more dining options…

Create economy around food destination…Leverage ‘breadbasket of the world’…


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10] Make It ActiveMaximize opportunities for healthy physical activitiesBegin every trip with a walkImplement active-living guidelinesDesign for flexibility

Think about rec center as core of DNA…Create as hub of bike-share in StL…

Leverage this vertical neighborhood…


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Building Programming

21 Floors

1.2 millionSquare Feet

1000ParkingSpaces


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Floor 21 Hotel Ballroom, Pool,Sky Bar, Restaurant


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Floors 14 – 20Residential200 – 250 units

Shared amenities with hotels(pool, restaurant, fitness facility)


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Floor 12 – 13Hotel – Extended Stay

Shared amenities for all hotels

(pool, restaurant, fitness facility)


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Floors 9 – 114 Star Hotel100 – 125 rooms

Shared amenities for all hotels(pool, restaurant, fitness facility)


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Floor 7 – 8 Boutique Hotel21C or similar

Shared amenities for all hotels(pool, restaurant, fitness facility)


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Floors 3 – 6Innovation Office SpaceCortex2, Gifted SpaceStudio space, film production, maker space

Design center/hub, drone port


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Floor 2 Sports zone/fitnessRestaurantLearning Space


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Floor 1 Food marketplacePlaygroundRestaurant

Retail – Walgreens, CVS, Urban TargetDestination Retail – design focused


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Atrium Core atrium down and use skylights to bringlight down to lower floors


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Basement Tenant StorageStudio Space


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Surface Lot & StreetscapeConvert to Plaza and formal building entranceBike Share station


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Garage Improve and upgrade retail and pedestrianexperience, new skin,7th Street is priority – pull ramp off and add up

ramp in the alley, mid-block


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Sky Gardens & Rooftop PromenadeConvert to Plaza and formal building entranceBike Share station


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Building Programming

21 Floors

1.2 millionSquare Feet

1000ParkingSpaces


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Strategy

• Several uses, phased over time may require separate ownerships to share risk• Total cost will exceed $250m and require significant public monies• Risk can be mitigated with “gray box” condominium ownership• Public spaces = shared building amenities• Sponsorship stacking makes capital stacking of debt, private equity, tax credits and

other incentives more manageable• Sponsorship components can also accelerate velocity of construction and mixed-

use occupancy• Explore other community partnerships (Art Museum, etc.) to provide space for

rotating exhibits• Pocket parks within each use/floor – cutting back interior space to expose to

outside/environment• Play off “Railway Exchange” name in branding of the building – “Idea Exchange”• Vertical circulation becomes exposed and visible to the outside.


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Thank You

uli st. louis tap powerpoint - railway exchange building

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