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Downtown Clayton plan calls for more housing
(by Mitch Schneider - July 07, 2010)
Following a study that began last fall, consultants have presented to Clayton officials their final draft of a proposed update to Clayton’s central business district master plan.
Over a two-day period, representatives of Sasaki and AECOM-Economics presented their report to the three Clayton boards that will be examining it before its possible adoption. On June 21, the plan was presented in a joint meeting of the city’s Plan Commission and Economic Development Advisory Committee. The following day, the draft was presented to the Board of Aldermen.
“Going back to the beginning [of when the update process began], there were three things that we were shooting for,” said City Manager Craig Owens. “The first was a guide for land-use decisions, a reference piece that could be used for justifications in zoning issues, something that provided legal reasons for making the decisions. Secondly, it will be used as a guide in making decisions on infrastructure investments, and thirdly, it will be a guide for economic development and strategies. We will have a guide for our goals, and what we are trying to strive for.”
Fred Merrill of Sasaki acknowledged that the plan was something that grew as it evolved since the firm began its work last fall, and that one end result was an envisioning of transforming the “central business district” into “Downtown Clayton.”
“It has come a long way since it began as an update of the 1993 master plan. I think we have done that [update] and then some,” Merrill said. “It is a reflection of the engagement process that took place. “Downtown” connotes a higher quality of urbanism, a look forward. This provides a framework for future development in which housing may be more important than retail than we first thought. It is not just about [having the area busy] 9 to 5, but 18 hours a day or even 24-7. This can be a catalyst for what we anticipate will be future development. Downtown is symbolic of the evolution [of the area].”
As part of their plan, Sasaki broke the CBD into six general areas, and issues and suggestions were made for each. Some of the suggestions had been developed based on ideas collected during several public forums held over the course of the study.
Many of the suggestions in the plan — which can be viewed at the city’s website, www.ci.clayton.mo.us — focused on drawing more people to the area and making the area a more walkable and attractive, pedestrian-friendly environment.
One topic that spread across several of the areas was how to develop more residential space in the area. While there is some existing residential space in the CBD, such as on Carondelet, the amount of residential space is relatively small when compared to the amount of retail and office space.
In the update, the consultants suggest the “most competitive” locations for residential development would be adjoining Shaw Park, near existing retail clusters, and close to the city’s two MetroLink stations.
In relation to residential development, the update reads in part, “Resident households create 24-hour vibrancy downtown. Households demand goods and services and thus support downtown retail and service establishments. A mix of household types in terms of age, income and housing tenure enriches the downtown environment and makes it uniquely urban ... A strong downtown residential base enlivens the streets, supports retail and provides an additional source of tax revenue.”
The update acknowledges recent increases in residential development, such as along Carondelet and Maryland Walk. However, in the update and in the presentations, Sasaki representatives suggested that certain demographics that are lacking in those increased numbers are young professionals and empty nesters.
The consultants acknowledged a number of reasons for this, including the high value of land in Clayton, which contributes to housing prices that are often unaffordable for some younger potential owners. In order to encourage residential growth, Sasaki made several recommendations for ways to improve housing in the downtown area by offering various incentives such as reducing front-end developer costs through property tax incentives; possible subsidies for parking; or identifying in-fill sites and offering incentives for putting housing there. They also offered the possibility of using city planning policies to encourage housing in the area.
While there were other concerns expressed — particularly about pedestrian access to Shaw Park from Brentwood Boulevard — the update did receive a number of favorable comments from city officials, who noted that there is still work to be done and that what was presented is not set in stone.
“It is exciting to revisit the plan from 1993, which has served us well,” First Ward Alderman Judy Goodman told the consultants. “You really challenge us to think in new ways. What it stands for, I endorse. Even if we don’t do all that you have laid out, it still gives us an opportunity to think of possibilities.”
Third Ward Alderman Alex Berger echoed Goodman’s comments, but also questioned a proposal to move the heavily used tennis courts at Shaw Park. Sasaki proposed the move to improve access to the park, and suggested replacing the courts with other features, such as a small restaurant.
“The work produced is excellent and I like how it provides a framework that is incremental. The opportunities are key, but it is not over,” Berger said.
Currently, the city’s Parks and Recreation Department is in the process of reviewing its own master plan, which was updated three years ago, and they are scheduled to have a public meeting on July 15 to discuss Shaw Park.
At this point, the plan will be reviewed further by the various city boards, which may make changes to the update. The EDAC will meet on July 14 and Aug. 16, and the Plan Commission will hold a public hearing on the update before possible adoption. The Board of Aldermen will have a public hearing and may adopt the plan at its Sept. 14 meeting.
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