The "Main Street" draft plan for Manchester (June 2002) will be presented on Wednesday, July 10, from 5 to 7 p.m. at the Neighborhood Housing Services, 4156 Manchester. Comments from the public must be submitted by Wednesday, July 31. Contact Marti Hamilton mhamilto@stlouis.missouri.org, or at 533.6704 x 13 with any questions.

   The Manchester Avenue Commercial District in the Forest Park Southeast neighborhood today consists of mixed use, commercial and residential structures. The Master Plan and Design Guidelines have been drafted to address the revitalization of these various types of structures in conjunction with streetscape improvements.

   The streetscape has been designed to reduce the speed of vehicles and promote safety through the use of alternate paving materials and bump-outs that will delineate major intersections of Manchester Avenue. The sidewalks of the south side of Manchester will be expanded to provided café seating and a larger walkway along with ample parallel parking.

   In the area of commercial uses, Manchester Avenue has such properties for entertainment (bars/restaurants) and industrial (welding shop/warehouses) as well as office and retail space. The master plan and design guidelines also support the rehabilitation of the residential structures on Manchester. The vision is to maintain the architectural integrity of existing structures and the mixed-use of the district while providing design sensitive infill/ new construction.

   Recognizing that certain blocks on Manchester Avenue have suffered from substantial decay and consequent demolition, two blocks for large-scale commercial or mixed-use development have been identified. In addition, National Register Historic District boundaries have been identified to protect some of the architecturally significant structures and provide development incentives.

   The Manchester Avenue corridor is symbolic of the decline of business strips not uncommon in the City of St. Louis. Bisecting the Forest Park Southeast neighborhood, however, Manchester Avenue is the “front door” to an ambitious neighborhood revitalization program that is demonstrating many early signs of success. It is imperative, therefore, that sizeable and notable successes be encouraged on Manchester as well as in the residential areas to its north and south.

   In such an environment, public-private partnerships to stimulate positive change are critical. The private economy, alone, will not make necessary investments in the corridor because the perceived and real market risks are far too great. Public sector participation in this endeavor, however, is warranted both to reduce the risks of private improvements and to protect the improvements already undertaken throughout the neighborhood by residents, some businesses, the public school system, and others.

   In short, Manchester Avenue is the most visible and highly traveled corridor in the neighborhood but it does not yet represent the real estate and social improvements underway elsewhere in Forest Park Southeast.

   The Development Strategies report describes the wide array of public-private partnership tools, principally for financing, that might be applicable along Manchester Avenue. These include tools for real estate redevelopment and tools to assist business revitalization. Following a brief summary of such tools, the report focuses on a single, major incentive -- Tax Increment Financing -- to inspire private real estate development. TIF is the major tool of choice in St. Louis, elsewhere in Missouri, and in most major cities today.

   Thus, it is important to demonstrate how TIF might be applied in Forest Park Southeast based on several implementation methods. Ideally, use of TIF, which can be used in conjunction with other tools, will also encourage use of the many business incentives that can promote commercial growth in a stronger real estate environment.

   Another portion of the Master Plan is the integration of the arts on Manchester. On April 27, 2002, twenty-seven local artists and residents participated in the Imagine Art Here workshop. They separated into teams and worked together to address the workshop challenge, to identify places where art can be located on Manchester. The teams were given approximately two hours to explore Manchester Avenue and create a team presentation with specific recommendations. Many of the teams developed themes or ideas for serial works of art that would create an identity for the neighborhood and provide opportunities for many artists at varying stages of their careers. Recommendations ranged from ideas for permanent sculptures, murals and street signage to sites for temporary and evolving works of art. These ideas and themes will be integrated into the master plan in the development of public spaces.