Rezoning The Pruitt-Igoe Site in Regards To National Geospatial Agency Site
Rezoning The Pruitt-Igoe Site in Regards To National Geospatial Agency Site
Rezoning The Pruitt-Igoe Site in Regards To National Geospatial Agency Site
PDA-103-15-REZ
To:
From:
Subject:
Date:
Summary
Submittal: Proposed amendment of the Zoning
District Map by petition for Planning Commission
review and recommendation.
Site: The 34.6-acre Rezoning Area (commonly
known as the Pruitt-Igoe site) consists of two
vacant parcels at 2300 Cass Ave. & 2311-2431
Carr St. and an electric substation at 1420 N. 24th
St. located on the southeast corner of N. Jefferson
and Cass Aves. in the Carr Square neighborhood.
Proposal: The amendment proposes change of the
zoning from the D Multiple-Family Dwelling
District and dual D Multiple-Family Dwelling
District /G Local Commercial & Office District
to the G Local Commercial & Office District.
Petitioner: The Land Clearance for Redevelopment Authority (LCRA), which owns the two main parcels.
Land Use: The Pruitt-Igoe petitioner/land owner expects redevelopment of the Rezoning Area site to require
consolidation of the 3 parcels which are zoned D District and D District/G District into a single parcel that
would be dual zoned without rezoning. The proposed development project involves subdivision of the site and
construction of an urgent care hospital and future expansion of professional offices and an extended stay hotel.
The rezoning to G District 1) eliminates dual zoning on the site and 2) allows the proposed development project
in compliance with the provisions of the Zoning Code.
Support Letter: Alderwoman Tammika Hubbard (5th Ward) submitted a letter of support for the rezoning.
Recommended Action
That the Planning Commission finds the petition for the proposed Zoning District Map amendment for the three
parcels of the Pruitt-Igoe site located in City Block 6485 (2300 Cass Ave. & 2311-2431 Carr St.) and City Block
6484 (1420 N. 24th St.) to be in conformity with the Citys Strategic Land Use Plan and the adopted A Plan for
the Neighborhoods of the 5th Ward, and recommends approval to the Citys Board of Aldermen.
1.0 Background
Plans Approved by the Commission
At its February 4, 2015 meeting, the
Planning Commission approved three
resolutions related to the proposed
National Geospatial-Intelligence Agency.
1) Amendment #12 of the Strategic Land
Use Plan (SLUP) of the St. Louis
Comprehensive Plan,
2) Amendment #2 of A Plan for the
Neighborhoods of the 5th Ward (an
adopted Neighborhood Plan) and
3) the Chapter 99 Blighting Study and
Redevelopment Plan for Cass Ave.,
Jefferson Ave./Parnell St. Montgomery
St., N. 22nd St. Redevelopment Area
(Ordinance 69977).
The Plan Amendments and Chapter 99
Plan deal with the very large Chapter 99
Redevelopment Area which includes the
NGA site (north of Cass Ave.) and the
Pruitt-Igoe site (South of Cass Ave.).
SLUP Amendment #12 changes proposed
land use for the larger area to
Opportunity Area (OA) similar to the
Pruitt-Igoe site. The Fifth Ward Plan
Amendment #2 changes the Proposed
Land Use to Mixed Use for the larger
area that includes the Pruitt-Igoe site.
Following the plans proposal for mixed-uses on the Pruitt-Igoe site, it is time to rezone the Pruitt-Igoe site to
promote and allow proposed mixed-uses. In February, PDA Staff discussed possible rezoning to the H Area
Commercial District. Since that time, the City decided to not include any of the Pruitt-Igoe site as part of the
NGA site. With NGAs desire that no tall buildings be constructed across form the NGA site, the Zoning
Administrator and PDA Staff are recommending rezoning to G District which has a height limit of 3 stories or
50 feet, rather than rezoning to H District which would have allowed buildings up to 8 stories or 100 feet.
Environmental factors on the Pruitt-Igoe site have resulted in LCRA not including residential development as part
of the mixed-use development. The Missouri Department of Natural Resources has determined that the site meets
risk levels acceptable for non-residential (i.e. commercial and industrial) use of the property with no remediation
required. This site does not pose any unacceptable risks to human health or the environment, assuming that
appropriate land uses are ensured. An environmental covenant provides 1) no domestic use of groundwater, 2)
non-residential use and 3) soil management plan. The Certificate of Completion is contingent upon maintenance
of the agreed-upon Activity and Use Limitations (AULs) now and in the future.
Rezoning Petition
The amendment proposes changing the zoning for the parcels from the D Multiple-Family Dwelling District
and dual D Multiple-Family Dwelling District/G Local Commercial and Office District to the G Local
Commercial and Office District. Existing land uses adjacent to the Rezoning Area include a variety of residential,
commercial, industrial and institutional uses, as well as vacant lots. (see Exhibit A) Building conditions
adjacent to the Rezoning Area vary from sound to dilapidated with a significant percentage of vacant buildings.
In its petition LCRA states its grounds for petition is consolidation of all parcels to G District. (see Exhibit B)
LCRA, as the land owner and petitioner, with the support of Ameren via an affidavit encourages consolidation of
the entire Pruitt-Igoe site into a large development site.
Potential developer, Northside Regeneration LLC, is proposing to construct the Northside Urgent Care Hospital
on a site fronting on Jefferson Ave. that is dual zoned D Multiple-Family Dwelling District/G Local
Commercial and Office District. The proposed hospital plans to treat and stabilize patients who have traumatic
injuries and transfer them to a nearby hospital. The approximately 13,110-square foot building will be a 3-bed
urgent care facility that is open 24 hours a day.
2.0 Comments
PDA staff has reviewed the proposed
Petition for Zoning Amendment for the
Pruitt-Igoe sites three (3) parcels located at
2300 Cass Ave., 2311-2431 Carr St. & 1420
N. 24th St. in C.B. 6484 and 6485 of the Carr
Square Neighborhood. The Citys Strategic
Land Use Plan (SLUP) designates the Area as
an Opportunity Area (OA).
Key underutilized locations where the use of
the land is in transition. Location and site
characteristics of these areas offer particular
challenges/opportunities that could be
advantageous to a range of development
activity. This designation is flexible and
specific development proposals will be
entertained as they present themselves.
A Plan for the Neighborhoods of the 5th Ward (an adopted neighborhood plan) in its Carr Square Focus
Area deals with the Pruitt-Igoe site. The plan lists Existing Land Use as vacant land & buildings and
the Proposed Land Use as mixed-use. The proposed rezoning to G District is in conformity with the
5th Ward Plans mixed-use land use.
PDA staff recommends approval of the rezoning to the G Local Commercial and Office District. This
recommendation is based on the proposed rezonings fulfillment of the Chapter 99 Blighting Study and
Redevelopment Plan (approved in February 2015) and conformance with the Citys Strategic Land Use
Plan and adopted Neighborhood Plan.
____________________________________________________________________________________
Requested Recommendation
That the Planning Commission finds the petition for the proposed Zoning District Map amendment for three
parcels located in City Block 6485 (2300 Cass Ave. & 2311-2431 Carr St.) & City Block 6484 (1420 N. 24th St.)
to be in conformity with the Citys Strategic Land Use Plans Opportunity Area and A Plan for the
Neighborhoods of the 5th Wards mixed land use, and recommends approval to the Citys Board of Aldermen.
____________________________________________________________________________________
NOW, THEREFORE, BE IT RESOLVED BY THE CITY OF ST. LOUIS PLANNING COMMISSION
AS FOLLOWS:
1.
The petition for the amendment of the Zoning District Map (to the G Local Commercial and
Office District) for three parcels (known as 2300 Cass Ave. & 2311-2431 Carr St. in City Block
6485 and 1420 N. 24th St. in City Block 6484 is hereby found to be in conformity with the
Citys Strategic Land Use Plan and adopted neighborhood plan.
2.
The petition for the amendment of the Zoning District Map (to the G Local Commercial and
Office District) for three parcels (known as 2300 Cass Ave. & 2311-2431 Carr St. in City Block
6485 and 1420 N. 24th St. in City Block 6484 is hereby recommended for approval.
3.
The Director of the Planning and Urban Design Agency is hereby directed to notify the Citys
Board of Aldermen of this recommendation.
EXHIBIT A
Rezoning Map
EXHIBIT B
Rezoning Petition
EXHIBIT C
Pruitt-Igoe Site Plan Study
EXHIBIT C
North Side - Architectural Design
EXHIBIT C
Cass &Jefferson Street Design
EXHIBIT C
Jefferson Streetscape Design
EXHIBIT C
Cass & 23rd Intersection Streetscape Design
EXHIBIT C
North Side N. 23rd Streetscape Design
EXHIBIT C
North Side N. 23rd Streetscape Design
EXHIBIT D
Exhibit E
Exhibit F
Photos of Pruitt-Igoe Site
3) Northeast Corner of Site & St. Stanislaus Kostka Polish Catholic Church, 1413 N. 20th St