IS THE MAPLEWOOD BUSINESS DISTRICT’S GLASS HALF EMPTY OR HALF FULL?
By Rob Birenbaum
Is the proverbial glass that represents downtown Maplewood’s business climate half empty or half full? It would be disingenuous to say that there haven’t been some spills lately, but we had avoided issues like these for a long time while they beset other areas of St. Louis City and County. We’ve been kind of like Cardinals’ fans who have been spoiled by so many trips to the post-season over the last 25 years that the team’s recent challenges are foreign to them.
Understandably, residents and patrons are disappointed when local restaurants and stores close, something that occurs everywhere. Usually, such consternation is rooted in genuine concern for the well-being of the business owners and the neighborhood. Issues that lead to businesses closing are often multiple, nuanced and almost always are not as black and white as those who post about such occurrences on the internet might think (or wish).
It is human nature to want an easy explanation for undesirable outcomes and some folks get satisfaction from pointing a finger at an “evil doer” (which is routinely imagined) or believing that something nefarious is going on in the background. However, as alluded to above, it is usually a lot more complex. Also, and unfortunately, regardless of the issue or platform, people often post comments on social media about matters they aren’t involved in and of which they have no first-hand knowledge; in other words, as we all know, rampant speculation (frequently without much basis) populates the internet.
Because of the above, I feel compelled to offer my thoughts. I have decades of experience as a business owner (1981-2005) and commercial property owner in downtown Maplewood (1993-present). Plus, I have served on a number of City of Maplewood and Chamber of Commerce boards, commissions and committees since the mid-1980s, including 21 years as Chair of the Maplewood Special Business District Commission (1997-2018). So, I am uniquely qualified to speak about these matters.
BUSINESS TURNOVER IS NOT UNCOMMON
First of all, business turnover occurs all over the world. Granted, downtown Maplewood is experiencing a cluster of closures lately, but there have been times in the past several years when Maplewood had near full occupancy in the core downtown district, while downtown Kirkwood, Old Orchard (Webster Groves) and Old Webster suffered with vacancies. I mention those three neighborhoods because they are near Maplewood and are most comparable, but the same has happened in areas like the Loop (County and City sides), South Grand, the Central West End, etc.
Also, restaurant closures are way more common than long-term successes. It is indisputable that restaurants are the most difficult retail business to operate, bar none: the products have a short shelf life; employee turnover is excessive; the cost of equipment, furniture and fixtures that are necessary to operate a food service business vastly exceeds that of any retail operation; profit margins are historically low; and the public is fickle, regularly trying new places and forgetting about more established ones. “A restaurant’s success rate is estimated at 20% by the National Restaurant Association. According to a study published by Ohio State University, ~60% of restaurants fail in their first year, and within five years, 80% of those remaining do not survive.” So, restaurant turnover is the norm.
RECENT BUSINESS CLOSINGS
Recent business closings in downtown Maplewood caused great dismay among citizens and patrons and occurred for a variety of reasons. Here are four examples:
• Boogaloo: After operating for 19 years (an eon in the restaurant industry), the father-son ownership team (one experienced in business and the other a talented chef, respectively) decided to close. They were not located in one of my buildings, so I don’t know the specifics of their situation and I won’t speculate; but, the fact that they existed for almost two decades is worth acknowledging. If all businesses on the strip lasted that long, no one would be grumbling. So, kudos to Tom and Dan Powers for making it so long in a very tough industry.
• Burger Champ: Chris Kelling, the owner of Burger Champ and Pizza Champ, is an experienced restaurateur, who understands all elements of operating a food service business. Chris has stated that he had a lease for the space going back to Elmwood (which couldn’t recover after the pandemic) and, as St. Louis Magazine reported, he had “an idea for the Burger Champ brand, so it made sense to put it there and see how things went.” As Chris said in the same article, “We knew the odds were against us going in.” What Chris stated in his official press release about the closing is the ultimate reason for Burger Champ’s demise: at 3500 square feet, “the space is too big for the concept.” My experience (and I assume Chis would agree) is that an operation like Burger Champ, with its quality food and service, could flourish in a space half that size. Fans will be happy to learn that Chris has now incorporated some Burger Champ items into the Pizza Champ menu.
• Looking Meadow Café: This newer coffee/food outlet closed solely for personal reasons. As owner Jamie Herman posted on the café’s Facebook page, “I have unfortunately gotten to the point in my divorce where I have signed an agreement to close Looking Meadow to resume my previous career.”
• Maven: Like my point above about Boogaloo, Maven operated for 17 years, all in downtown Maplewood, something that should be celebrated. While that run might not be as rare as with restaurants, it is still a long time for a small, specialized retail business. Kate Bethel is redefining her business model, so it made sense to find a space about half the size of what she was renting; unfortunately, she was unable to secure such a spot in Maplewood, her first choice.
THE CYCLE OF BUSINESS CLOSINGS AND OPENINGS
If you follow the monthly tally of restaurant closings and openings on stltoday.com or stlmag.com, you will see a regular flow of both, which is the standard dynamic in the food service industry (see the statistics cited above). And retail store closings have been reported in a variety of City and County neighborhoods for the past number of years, too, though not at the same clip as restaurants. So, take into account that these nine businesses have opened in our downtown area in the past year (and two more, not listed below, are coming soon):
• BLK MKT Eats
• Far Out
• Locoz Tacos
• Mellow Disc Golf
• Prioritized Pastries
• Revel Kitchen
• Sabroso Cocina
• Sugar Fix
• Vintage Gold
Also, consider that I had many inquiries about the space that became BLK MKT Eats. Seven were viable prospects and three of them I considered to be excellent options. I chose BME because I felt they would stand out since their offerings are something Maplewood did not have and I clicked with the owners. But, if I had three modest-sized spaces available instead of one, we would have two more new restaurants in the neighborhood. A similar dynamic has occurred in all of my restaurant vacancies over the past 15 years. So, yes, restaurants want to be in Maplewood.
DON’T FORGET ALL OF MAPLEWOOD’S SUCCESSES
It is troubling to me that people often overlook the number of long-term, stable businesses in our downtown area and focus, instead, on the losses. Don’t lose sight of the fact that we have many operators that have survived all kinds of challenges and remain standing, not to mention that some of them have recently made significant investments in their facilities and/or signed long-term lease extensions.
Here is a list of 44 of our successes in downtown Maplewood that have been in business for four or more years (apologies if I missed any).
50 or More Years in Downtown Maplewood
• True Value Hardware (119 years)
• Saratoga Lanes (108 years)
• Empire Supply (93 years)
• Paramount Jewelers (78 years)
• Tiffany’s Diner (50 years as a consistently running diner under several different names)
20-35 Years in Downtown Maplewood
• Cheryl’s Herbs (33 years)
• Fantasy Shop (30 years)
• Rich’s Hair Salon (28 years)
• Eddie’s Guitars (24 years)
• Focal Point (24 years)
• Penzeys (23 years)
• Schlafly Bottleworks (21 years)
10-19 Years in Downtown Maplewood
• Acero (17 years)
• The Healthy Pet House/Airedale Antics (17 years)
• Maplewood Deli (15 years as a consistently running coffee shop under two different names)
• The Post (15 years)
• Kakao Chocolate (14 years)
• Nova Salon (14 years)
• Vom Fass (14 years)
• Crow’s Nest (13 years)
• Mystic Valley (12 years)
• Bee Naturals (11 years)
• Bouffant Daddy (11 years)
• Great Harvest/La Cosecha (11 years)
• Strange Donuts (11 years)
• Traveling Tea (11 years)
• Bolyard’s (10 years)
• The Book House (10 years)
• Living Room (10 years)
• Side Project Cellar & Brewery (10 years)
4-9 Years in Downtown Maplewood
• Escape From St. Louis (9 years)
• Gus’s Fried Chicken (9 years)
• Planet Score Records (9 years)
• Robata (9 years)
• Sole Survivor (9 years)
• Complex Studios (8 years)
• Blue Duck (7 years)
• Shock City School of Music (7 years)
• Tapped (7 years)
• Thai Table (6 years)
• Zee Bee Market (6 years)
• STL Herbs and Aromatics (5 years)
• Asador Del Sur (4 years)
• Tale to Table (4 years)
SO, IS THE GLASS HALF EMPTY OR HALF FULL?
Naturally, regardless of the issue (in or out of Maplewood), some people often (or always) view the glass as half empty. I fall under the half full mind set, but not in a blanket or blind faith manner. I welcome challenges and am motivated to put in the work to fill up the glass.
I am encouraged by the efforts put forth by the Mid County Chamber of Commerce and the City of Maplewood. Under Executive Director Jeannine Beck’s leadership, the Chamber’s board and committees are focused on the health of the business community. Laura Miller, Maplewood’s Community Development Director, puts a high priority on the well-being of our businesses and works to attract new shops and restaurants. Plus, aided by the Special Business District (which Laura manages) and other department heads, Laura and the City are exploring ways to enhance our commercial environment through additional special events, programs and policies. Also, there are commercial property owners who do everything possible to attract and maintain businesses. It’s a team effort; no one is on the field alone; and interested parties aren’t sitting back, waiting for good things to happen. Therefore, I am a firm believer that the glass is half full.
WHAT CAN WE DO?
It’s a simple and obvious list: First and foremost, patronize our local businesses! Tell your friends and relatives about our unique restaurants and shops. Post on social media about businesses you especially like. Get to know the business owners and managers and tell them how much you appreciate them being here.
As with any challenge in life, if we keep a positive attitude, don’t dwell on setbacks or exaggerate them, roll up our sleeves and keep pushing, we will come out the other side.
Congratulations Revel Kitchen
Welcome, owners of Revel Kitchen Simon and Angelica Lusky, and expanding a healthy restaurant concept. Perfect way to take a Jack in the Box building and transform it, brilliant. And no alcohol. Love it, Love it. Beautiful! I will bring my family.
Maplewood MO Special Business District is a walkable community featuring a variety of storefronts to explore and enjoy. Not on Sutton Blvd.
You’ll find many passionate business owners busy making and creating on Manchester Road. Storefronts on Sutton Blvd. Walking on Sutton Blvd. Boring. Storefronts that do not have signage or people working in the buildings, a strange environment. Is this a Coen Brothers (Joel & Ethan) movie set. One business has props in the windows. My grandchildren asked can we go now, Grandpa I’m scared.
“Walkable Window Shopping” not with my family! What is this business, no advertising? What can I explore? Not a thing! Should I stop walking in this direction? Turn around and run, kids. Are any of the businesses open? Are they Out of Business? They all asked. I was so embarrassed to bring friends from Chicago. Later that night, my friends Mary and Steve asked me are those buildings cheap to purchase. I replied, by Chicago standards, they have given them away.
I just returned from Chicago, while visiting we drove to and explored suburban Geneva, Batavia and St. Charles, IL. very sophisticated. The historic renovations of the buildings are first-class. Not just a cheap quick fix-up with bland colors of white paint that looks like a primer coat. But artistically painted multicolored buildings show off the details and their pride of the Victorian era. Shops are high-end hand-crafted products, art, clothing, one-off products involving some degree of customization, and cannot be mass-produced. When walking the Grounds are beautifully landscaped, and full of flowers, something we got to enjoy by getting out of the car and walking the neighborhood and getting up close, smelling the flowers. These neighborhoods are seamed together like fine tailoring, complimenting one another, not becoming a competitor. Upscale dining, not beer bars and bar food. It’s the pride of Chicago suburbs. Much different than the feel here in St. Louis. Chicago is a Big City with many working in high-rise buildings and living in high-rise buildings, so many Chicagoans buy houses in the suburbs like Geneva, Batavia and St. Charles as weekend getaways that become a house to retire. I think Maplewood MO was desperate to clean up the Special Business District, the players lost sight of what it could have become and are competing with the college atmosphere Bars and Restaurants. U City Loop, The Grove. Too Edgy for my taste. What first drew me to Downtown Maplewood was the Monarch, when that closed. They lost me. Give me a business or establishment that is small and sophisticated or fashionable: Retail shops that deal in high-end fashionable clothing or accessories and Fine Art. Not Bar/Restaurants competing for drinkers. I want to see Golfers, not Pickle Ball Players.
This is a great article! Much appreciated by this 24 year resident of Maplewood who immediately noticed the eclective, diverse and growing representation of restaurants when we strolled the neighborhood after looking at our house the day we put down an offer many years ago. Maplewood residents have been blessed by a fantastic array of excellent and intriguing food options over the years. I would like to personally thank each entrepreneur who took the risk in providing us these valuable community places to socialize and enjoy some of the best food in St. Louis.
The COVID pandemic and public requirements around that were absolutely overwhelming to most small busineeses. My sympothy and admiration go to any business who had to navigate that. It’s possible some restaurants would have closed regardless. But the events of 2020 certainly drove many restaurants out of business that we would still have today.
Due to it’s location for easy population access as well as it’s location to several wealthy nearby communities, Maplewood has always been and will continue to be fertile ground for those who wish to adventure an exciting restaurant opportunity. Our downtown offers a unique experience including the classic old town feel that makes for a perfect venue for family and friends to gather around food, drink and good conversations. We also have more convenient and safer parking than competative areas like the Grove or the Loop.
I also appreciate the owners of Maplewood commercial real estate who have taken a risk with so many entrepreneur and worked with those business owners when difficult times have resulted in inconsistent rental income (or in some cases just flat out lease violation). And thanks to the Chamber, City of Maplwood and City Council for all your efforts in supporting our wonderful downtown.
Maplewood continues to be unique in St. Louis and even quite unusual to many other cities around the country in which I have traveled. You could not build a Maplewood today, you could not replicate a Maplewood today. Our flare and beauty requires a century of business owners and residents growing together, supporting each other and taking the risks necessary to make our city great!
Maplewood could have been that classic Jaguar XKE, Porsche 356 or an American Buick Roadmaster. Those machines require maintanence money. The college kid would pass by a classic. It takes a CONNOISSEUR to understand. Maplewood Downtown had Monarch Restaurant, which was bringing in the right clientele. Maplewood residence will not spend the kind of money to support Boutique shopping, Fine Art and Up-Scale dinning. The Special Business District went after Bar/Restaurants and Candle Shops. They Just will not work. When The Grove opened up, people went down the street.
Well said Mr Terelmes!
Master Plan is needed in Maplewood MO for long-term interest.
Plan & zoning votes to keep lot on Hazel residential, deny Side Project’s request for more parking.
Doug Miner -September 5, 2024
Side Project owner Cory King has seen success with businesses, he is proven. Cory King with a Maplewood Master Plan, he could look at the future of his businesses in Maplewood Mo but without a plan, he may look at different areas and an alternative direction. Here is one he might consider.
A roughly $2 billion redevelopment of the old Chesterfield Mall is moving forward now that the old mall officially closed its doors over the weekend.
The development by The Staenberg Group dubbed “Downtown Chesterfield” looks to bring around 2,700 new residential units and millions more square feet for office, retail, grocery, restaurant or other uses on the 117-acre site.
“We don’t want to call it a suburban downtown. It’s an urban downtown in a suburban location,” said Tim Lowe, Staenberg’s senior vice president of development. “We’re trying to create something that will appeal to people that are looking for those extra amenities that come with a downtown environment.”
Rob, Thank you for this comprehensive article. It warms my heart to see all the activity over the years we have enjoyed in Maplewood in more recent years! I and at least some of my family have lived in Maplewood since 1952. I truly know the years of business prosperity to it’s near death and then our boom of the much more recent years. The shift has been huge! We went from businesses that served us well from the ‘30s, 40s 50s and into the 60s. The opening of Crestwood mall, more cars per household and interests in moving to western suburbs,etc. caused huge vacancies following that time into the ‘80s and 90s. I know of buildings empty for well over 50 years and now even new business buildings have been built in the same area within the past 10-15 years or so.
Your list of business in the Special Business District are only part of the many, many more in Maplewood, as those who have lived here for a long time know. Such a list with a sentence description…easy to read and handle in a pamphlet..needs to be revised and distributed again? As I strive to highlight and advocate us throughout my own contacts. Let’s make those regularly distributed and available…it would be great!!
You and others of our steadfast and loyal business persons are the bed rock many of our successes here. It is hard for me to understand these concerns expressed here as I am aware of the swings in evolving businesses, etc. Only once do I recall learning at City Hall that ALL of our business properties, particularly in the SBD were fully occupied.
SO, I don’t know where all this issue is coming from unless it is just part of rolling change and ongoing growth. For my part, Thank you! We always have hills to climb. Please believe that there are many out here in our city who, while also vigilant and also put our shoulder to these and similar tasks, are more than a little grateful for the ongoing effort and support! It is easier to tear down than it is to build up!! Ongoing change and recovery (e.g. pandemic) is certainly painful at times. Hurray for some steady hands/consistency to be there too! That is how successful teams do it!
Renaissance the social and economic changes of Maplewood, MO
I will be digging into the neighborhood’s cycles of dilapidation and revitalization to understand its social and cultural story better. Maplewood area still, hasn’t quite come full circle and is showing signs in 2023-24 of losing small businesses in the Special Business District.
In the 1960’s and 70’s, the established business model for Maplewood and many older inner-ring suburbs was no longer working. As we embrace the first women of color. Democratic delegates have selected Vice President Kamala Harris to be the party’s presidential nominee. While, Maplewood’s Black population today is the lowest it has been in decades — and perhaps ever.
Maplewood settled two high-profile lawsuits centering around hostile anti-black and anti-poor discriminatory practices. As property owners benefited from rising property values, tenants faced increasingly high rents and housing insecurity. Instead of helping low-income renters, the city used tax dollars to subsidize new luxury apartments and attract still more wealthy residents.
Wealthy speculators Milton “Pete” Rothchild, Marty Simpson and partner Jay Schober, and Rob Birenbaum, just to name a few.
Wealthy speculators will use up the workers, not pay them a wage, promises broken and then spit them on the streets. Wealthy speculators are thumbing their noses and forming shell corporations shielding themselves, using comical names like Bose Tweed, Maple King. Maple Tree, Specialized Counseling, and the best name given The Pied Piper of Maplewood given to Marty Simpson by KETC a PBS member television station in St. Louis, Missouri, United States, owned by St. Louis Regional Public Media. Marty Simpson vanished and sold his properties to Rothchild. (maybe how would we know) its all in a shell game proceeds deposited off-shore accounts?
Buildings never completed, half-finished, under-utilized, second-story empty that could be “mixed-use development and rented to lower-income people”. When we see this, it is almost certain that “Re-Estate Speculation” is in play.
I would not be surprised if Maplewood MO revisited the emanate domain use they had planned raising the whole block of Big Bend to Sutton and Manchester to Ha
Some of these spaces have sat empty for quite some time and they are in prime locations. The word going around is that the rent is going up and up.
Also, many buildings with second stories sit empty or not built out, they could be used as “mixed-use” with the second story becoming residential living space. Too many re-estate wealthy owners speculating. And hiding behind Shell Corporations LLC lists bogus mailing addresses for tax bills. Offshore accounts. I would not be surprised if Maplewood MO Special Business District revisited the emanate domain use, and starts a “we are going to build high-rise buildings” just like they planned once before.
Wealthy speculators can write the losses of rent off on the tax bills.
Rob Birenbaum has decades of experience as a business owner (1981-2005) and commercial property owner in downtown Maplewood (1993-present). Plus, I have served on a number of City of Maplewood and Chamber of Commerce boards, commissions and committees since the mid-1980s, including 21 years as Chair of the Maplewood Special Business District Commission (1997-2018). So, I am uniquely qualified to speak about these matters.
Thomas Thompson August 20, 2024 At 9:19 pm
Rob Birenbaum For transparency would you list what storefront addresses you own in the Special Business District?
Alex August 22, 2024 At 2:52 pm
You can search for owners of properties on https://revenue.stlouisco.com/IAS/ I put Maple King in the Business name. Looks like a list of addresses owned.
Rob Birenbaum August 22, 2024 At 7:52 pm
Alex: I am not Maple King.
Rob Birenbaum, Now that I know you read the post. What are you hiding? Rob Birenbaum For transparency would you list what storefront addresses you own in the Special Business District?
Rob Birenbaum Thank you, Alex August 22, 2024 At 2:52 pm – Posted Alex August 22, 2024, At 2:52 pm
You can search for owners of properties on https://revenue.stlouisco.com/IAS/
I put Maple King in the Business name. Looks like a list of addresses owned.
I don’t understand. Who is Maple King?
I will say once again, It will be of interest to me if Rob Birenbaum replies with the answer to my question. I still question what properties Rob Birenbaum owns in the Maplewood, MO Special Business District.
I want to thank all of Rob Birenbaum agents for the responses, however I still do not have a reply from Mr. Birenbaum listing all the addresses he owns or has a vested interest in with-in Special Business District Maplewood, MO that I am requesting.
You can search for owners of properties on https://revenue.stlouisco.com/IAS/
I put Maple King in the Business name. Looks like a list of addresses owned.
Alex: I am not Maple King.
Search Maple King in the Missouri Secretary of State website and it shows Rothschild as the agent.
Rob Birenbaum For transparency would you list what storefront addresses you own in the Special Business District?
You can learn some of that yourself by searching Birenbaum in 40 South (since it began publication more than 10 years ago) at the top of the homepage.
Commercial property owners, who do everything possible to attract and maintain businesses at any cost?
I didn’t find anything, I am interested primarily in voluntary transparency. Of City of Maplwood MO. leaders. With a focus on Special Business District.
I found a ton of results searching the word “Birenbaum” on the site just as Doug instructed. Bunch of articles that show summaries starting with “000 xyz st. property owner Rob Birenbaum….” in the summaries. Just had to wait a moment for the search results to load.
Thank you for being positive and providing him with the tools to answer his (and our) own questions, Doug!
KD, I’d like you to go ahead and post what you see with your search, it may become useful. Thank you.
No, I think not. Little late for the feigned politeness. I thought your original post was a reasonable question. Then you responded to Doug. I originally responded as I thought your message to Doug was lazy, entitled & rude. You attacked Doug and later others for providing you with the proper tools to find out this information. Doug largely handles this site as a labor of love. He is not able to answer for Rob, as he is not him, so he gave you what information he DID have. I haven’t met Rob nor care one way or the other about him at this point, so not a card-carrying member of any mysterious cabals against you. Your wording and abusive tone shift all of your arguments, regardless of the merit of those arguments, into cringe trolling. I half expected you to start accusing us of using space lasers and being lizard people after you accused everyone here of being an agent of Rob, and later accusing him of “Hiding something”. Especially after 2 people pointed out multiple ways to look this very information up in a public space. Meaning… not hidden. Not exactly the “Gotcha” you seem to be inferring. I can understand why Rob might not want to engage with you on this, don’t feed the trolls. If this topic is this concerning to you, instead of spending half the night attacking people, maybe you could do that very same research you are begging everyone else to do for you and post it here. Maybe then you can post more persuasive arguments once they don’t sound like entitled trolling.
Do you have a legal name? What are you hiding?
Nope, no legal name. Hiding? I’m actually a figment of your imagination, your split personality created after you lost your grip on reality after receiving that bad Jack in the Box drive thru order so long ago. How could she not include the taco sauce on the side?!?! Your own brain is acting against you, hiding the truth of how far you have sunk, as you slowly turn into a human russian trollbot. Who do you think keeps eating the leftovers from the fridge? Or….. maybe I’m not sharing my full name due to how badly you need to take a deep breath and touch some grass. I am concerned you will start doxxing, harassing and stalking me due to whatever psychosis you seem to be suffering from; thinking anybody owes you freely available information when you are too lazy to get it for yourself, then because you are pissy thinking i’ll give you my name, again, like I owe you anything? I must have missed the paycheck you sent for all this work. I don’t need you hiding in my bushes trying to peep through my windows because I would not kowtow to your lazy, entitled requests. Remember your tinfoil hat whenever you do decide to finally emerge into the sunlight from your basement, still adhering to all your protective order restrictions, of course. You don’t want the space lasers to get you, because obviously they are ALL out to get you and only you! Get help.