A Survivor in St. Louis's "German Quarter" Hangs On 8:06 PM

Even in a city with a lot of German heritage to speak of, St. Louis's Patch and Carondelet neighborhoods stand out. A separate city until annexation by St. Louis in 1870, the city of Carondelet indeed has its own storied past. It is so important to the city that absorbed it due to its unique architectural cache. The oldest parts of the Carondelet and Patch neighborhoods show contemporary St. Louis what its oldest neighborhoods once looked like prior to demolition in the post-war period. Small colonial homes by new German arrivals in 1840s Carondelet closely matched their French counterparts in portions of St. Louis closest to downtown. There is one major exception, though, which is the use of limestone as a building material. German Carondeletters preferred this striking material for their building facades:

This home, at Vulcan and East Marceau in the Patch, is known as the Schlichtig House, constructed in 1852. As you can see from this Google Streetview capture, its environs today are less than urban. This was not always so.

This 1945 capture shows the Schlichtig House at left with a fine row of neighbors, including another couple stone houses that may have been built by the Schlichtig family as well. (You may see more photographs of this area in the National Register of Historic Places "Carondelet - East of Broadway" Multiple Resource Area nomination).

Industrial expansion in this historic area of St. Louis (nee Carondelet) has claimed a lot of architectural lives. The Schlichtig House holds on, as do dozens of other homes dating to the same era in this battered part of the neighborhood. What can be done to preserve them?

The city of St. Louis asked this question twice, once in 1967 and again in 1973. The former was a St. Louis Riverfront Plan, while the latter was a St. Louis Development Program planning document. Both called for the majority of historic buildings to be moved to a protected site north of industrial territories. Their notion was to recreate the old village of Carondelet. While this might even today sound inauthentic and misguided--and certainly historic homes lose a part of their historic significance when removed from their context--I now wish it had happened then.

Far too many of these simple stone houses have been lost; few would be appreciated anyway without a self-consciously didactic arrangement of such homes as proposed in 1967 and 1973.

Now, with the nearby River City Casino complex up and running across the River des Peres in Lemay, Carondelet is seeing some development attention. Is now the time to buy up historic Carondelet stone homes and move them to safety in a series of protected blocks? History buffs will recall that Carondelet developed the nickname "Vide Poche", meaning empty pockets, due to its gambling houses that sent St. Louisans home empty-handed. Since River City has restored this historic function to the neighborhood by its very proximity, can we bring back Vide Poche as well? Is it time to dust off plans long ignored?

Why not, especially if such a plan would save this beauty in the 7700 block of Vulcan?

I wouldn't want to live in this splendid c. 1850s row house where it sits today. Were it moved, I'd love to snap it up. Moving historic buildings can be a touchy subject, but if our options are slow decay-in-place or success in mobility, I choose the latter.

A Patch Neighborhood Landmark to See New Life? 12:23 PM

The former Coca-Cola Syrup Plant at 8125 Michigan in the Far South City's Patch neighborhood may soon see new life as lofts and, potentially, the Lemp Brewery as a ground floor tenant. (Link to an April 2009 UrbanSTL discussion on the redevelopment).

A building permit in the amount of $11 million was just applied for yesterday--does this mean work will commence shortly?

Google Streetview Capture

At any rate, I will be a cheerleader of Pinnacle Entertainment's new River City Casino complex if it proves to be a catalyst for development in two of St. Louis's most historic but overlooked neighborhoods--Carondelet and the Patch.

(In semi-related news, building permits are WAY up in 2010 in the City of St. Louis compared to last year. I'll provide figures as soon as I get them).

Preservation Board Updates 8:44 PM

Quickfire update! (Click here if you have no idea what this post is referring to...).

-6169R Pershing, owned by Washington University Quadrangle Housing, was denied its retroactive demolition permit and will be going to housing court.

-4269 Westminster (AKA 414-18 Boyle); Board upheld staff denial of demolition permit.

-6102 Michigan; Board upheld staff denial of demolition permit.

Great news! But will they be back on the agenda next month?

Information Source: Michael Allen

Full March Preservation Board Agenda Online 12:29 PM

You may access it here.

As reported earlier, the agenda contains three demolition-related items. All photographs used within this post are courtesy of the Cultural Resources Office.

6169R Pershing in Skinker-DeBaliviere is a rear structure that has already been demolished. Applicant Washington University Quadrangle Housing is applying for a retrograde demolition permit to approve work that is already completed. The structure was built in 1910. Cultural Resources staff recommend denial of the permit application and referral of the owner to Housing Court.

6169R Pershing prior to demolition.

4269 Westminster (414-418 Boyle) in the Central West End is a one-story, brick commercial building in a largely residential section of the neighborhood. Core Holdings, LLC is seeking the demolition permit for public safety reasons. However, the building has not been condemned by the Department of Public Safety and is considered sound under the historic district ordinance. The Cultural Resources Office staff recommends   upholding staff denial of the demolition permit.

A front profile of the commercial building facing Boyle.

A detail of the parapet.

6102 Michigan in Carondelet is a two-story residential building. Owner James B. Fritz is seeking a demolition permit to create a garden and planted area. The Cultural Resources Staff notes that this building is a High Merit and structurally sound contributor to the third extension of the Central Carondelet National Register Historic District. Cultural Resources speculates that, due to the pitch of the roof and the rear flounder-style construction, this is likely a mid-19th century building that was later altered to fit its decidedly Arts and Crafts surroundings. The blockface of 61xx Michigan is entirely intact. Cultural Resoures recommends upholding staff denial of the demolition permit, as the building is an important structure and rehabilitation is likely feasible.

Front detail of building proposed for demolition.

Rear detail. Note the historic flounder-style roof pitch.

As always, I encourage readers to show up to Preservation Board meetings and testify!

Without the voice of the public present, the case for demolition is stronger. You really could be the difference in saving some of St. Louis's unique architecture! If you absolutely can't show up in person, at least make sure to email the Board. Contact information and meeting information is below!

Contact: Adonna Buford

BufordA@stlouiscity.com

Monday, March 22, 2010

1015 Locust, Suite 1200

4:00pm

Demolition Watch: Preliminary March Preservation Board Agenda is Available 10:23 AM

It may be accessed here.

On the agenda are demolitions in Skinker-DeBaliviere (a brick garage); Central West End (commercial building); and Carondelet (a two-story brick house).

6169R Pershing in Skinker-DeBaliviere is a six-car, brick garage. You can see it (albeit at a nondescript angle) here on Bing Maps. The demolition work was begun without a permit.

414-18 North Boyle in the Central West End is a one-story, brick commercial building. Below is a screen cap from Google Streetview. The owner requesting demolition is listed as "Core Holdings, LLC".

6102 Michigan in Carondelet would be a tragic demolition. With its strangely pitched, almost flounder-like roof, this structure is likely very old. It's also very attractive, adding quite the visual punch to an already architecturally diverse block. Given that there is a residential building immediately to the south, I cannot see this as a parking lot. It's more than likely a pitch for new construction or simply an owner wanting to reduce maintenance costs. Below is the Google Streetview capture. Note that the home is located inside a second extension of the now very large Central Carondelet National Register Historic District. I previously reported that 6102 Michigan fell outside the boundaries, but this was incorrect. That means 6102 Michigan is eligible for the state historic rehabilitation tax credit.

As always, I will report further information as I receive it.

The Patch Neighborhood and its Hidden Heritage 6:07 PM

The independent city of Carondelet was a French Creole city upon its establishment in 1767. Like its larger sister city upriver, its French customs, language, and building traditions continued even despite a transfer of the land to Spanish rule. A lot of the early architecture that survives in today's Carondelet and Patch neighborhoods is influenced by the Creole building conventions. In other words, these neighborhoods are probably St. Louis's best representation of the city's French and Spanish Creole heritage. The two neighborhoods, and especially the Patch, are also unique in their later German influence, with limestone being their material of choice.

While Soulard is another great example, the Patch has some truly stunning examples of Creole architecture. Yet the Patch has suffered a worse fate than Soulard. The neighborhood has long been a graying residential area, most of its business district dispersed and abandoned. Along with slow decline or stagnation comes on-the-cheap renovations and alterations to historic buildings.

Many of the Patch's diminutive Creole cottages have been altered beyond recognition. Usually, because the structures were relatively small and simple, the replacement of the dormer alone confuses the building's style and history.

The Patch and Carondelet neighborhoods together represent one of St. Louis's most historic neighborhoods. To me, they should be tourist attractions in their own right. There should be a lovely row of businesses--antiques, groceries, clothing, etc.--along South Broadway. There should be red brick streets, gas lamps, historic markers, and all the trappings of a self-consciously historic neighborhood. The Patch/Carondelet could arguably be called St. Louis's "French Quarter"--or its "German Quarter". Yet a lot of the physical markers of this heritage have been hidden behind insensitive alterations.

For some New Orleans (the center of Creole culture in the U.S.) examples of Creole Cottages and their variations, click here. It's a series from 1984, but it might as well be from 1884, since not much has changed since with most of these buildings. There is more information about Creole structures in New Orleans' Bywater neighborhood here.

In the Patch, there are some examples from the St. Louis Community Information Network's Geo St. Louis site. It's important to note that Creole influence bled into other styles that were developed in the early to mid 1800s. That means you'll see some Creole buildings with Federal detailing (tooth-like dentils on the cornice line) and Greek Revival (temple-like entrances, with columns).

From Patch Neighborhood

This little cottage on Water Street likely had a skinnier dormer at one point. The owners probably wanted a bit of extra space with this Craftsman-esque dormer.

From Patch Neighborhood

That previous house is actually right next door to a relatively intact example of a simple Creole cottage. Typically, these are built right up to the street and are symmetrical. This one defies that convention.

From Patch Neighborhood

I'm willing to bet that this 7700 block of Michigan house also once had a skinny dormer and no side porch. While Creoles almost always preferred front entries rather than side, I could see this little structure being a Creole-structure with a German twist.



View Larger Map
Here's another, on the 7900 block of Minnesota. Almost surely the original dormer was boxed in on this otherwise lovely Creole building.


The 7700 through 7900 blocks of Michigan, Minnesota, and Pennsylvania have a huge concentration of old Creole buildings that probably date to the 1850s or earlier. If they are later examples, they obviously referenced this era during their construction. Unfortunately, the Creole character is obscured by decades of alterations, such as vinyl siding, replaced dormers, and the addition of porches or Craftsman elements (which is confusing, because Craftsman structures are fairly common in the Patch and Carondelet as well).


UPDATE: Apparently, per the National Register nomination for the area, most of these homes were built in the 1880s or 1890s, with some dating back to the 1860s.


That said, if you Google StreetView those aforementioned blocks of Minnesota and Pennsylvania (Streetview didn't go through the Patch very extensively, so you're relegated to these two streets only), you'll see about as many intact examples.

From Patch Neighborhood

This is a lovely little house that seems directly inspired by its New Orleanian roots, save for the side entry.

From Patch Neighborhood

Many New Orleans Creole cottages are stucco over masonry. This one seems to have taken its inspiration from New Orleans as well.


UPDATE: Reading the St. Boniface Neighborhood National Register District Nomination, this structure is listed as non-contributing since its entry was removed from the front facade and its arched windows were replaced with rectangular ones. Fooled me! I still think it's attractive house, but could also be a candidate for rehabilitation given its history.

From Patch Neighborhood

This is a very well preserved example on the 7700 block of Michigan. It could definitely pass in the French Quarter if its windows were full-length to allow for better air circulation in the steamy Gulf Coast climate.


For those who regret the loss of St. Louis's French and Spanish Creole heritage, a lot of which was concentrated in the neighborhoods close-in to downtown...

From Patch Neighborhood

(CREDIT: HABS)

...such as this example, formerly located on Poplar Street, at least take comfort in the fact that the Patch and Carondelet neighborhoods (along with Soulard, Benton Park, Old North St. Louis, and Hyde Park) do retain a good number of them.


With a facade improvement program, some of these structures could see their original Creole character revived. St. Louis could really market this area as another historic showpiece, as it does with Soulard. With a new casino rising blocks away in Lemay, the Lemp Brewing Company proposed to anchor the old Coca Cola Syrup Building, and several historic renovations and new home construction by Rothschild in the area--new residents, tourist inflow, and newfound vitality don't seem so far off.


UPDATE:

From Patch Neighborhood

This image comes to you from 1989's A Guide to the Architecture of St. Louis.

You can see here how the two smaller Creole houses on either side of the two-story structure have seen alterations since the 20 year old photo.

Old vs. New on the River Bluffs 10:24 PM

Check out the St. Louis Altenheim building, pre-demolition in the 1970s (Source: KETC's Living St. Louis Series). It was located on the 5400 block of South Broadway in the River Bluff area fronting the Mississippi River.

From Miscellaneous Items

From Miscellaneous Items

From Miscellaneous Items

And you're likely familiar with its modernistic replacement, which is not terrible, but is a far cry from the original. Can you image witnessing the demolition of that landmark as recent as 1970?

From Miscellaneous Items

Preservation Board Meeting, January 26, 2009 - Outcome 2:45 PM

First of all, does anyone know where, besides Landmarks Association, that I can find Board meeting minutes online? The results of these meetings seem like information that should be more public--meaning, put online.

I happened to call the Board yesterday to find out about the fate of three buildings proposed for demolition.

1108-10 Mallinckrodt was not given consideration since the owner did not show up.

Apparently, the rear of the structure has collapsed. Despite this, the other walls remain solid. Adjacent propert owners complain of continual debris on account of this building and would like to see it come down. Concerned for the demolition of historic properties in his Ward, Third Ward Alderman Freeman Bosley, Sr. would like to see the building remain standing.

I applaud the alderman's commitment to see this 1892 building be preserved. I hope that he can work with the nearby residents to assuage their concerns. I believe that the city should eminent domain the property, secure it, and auction it off at a later date. The Hyde Park Historic District cannot afford another gap, especially so close to Interstate 70.

Luckily, 5214-16 Kensington in Academy was denied a demolition permit.

Finally, 7001-03 S. Broadway in Carondelet was approved a demolition permit.

This is a shame, particularly due to the age and size of the building. St. Louis has very few structures remaining from the antebellum period. This one was constructed in 1857. By virtue of that fact, it should likely be left alone. Yet, its inobtrusive size makes this demolition even more puzzling. It rests at the edge of the lot, actually facing Quincy and not Broadway--the city demolished the main structure in 2000 under an emergency demo permit.

The CRO staff report notes that the owner wishes to "clear the lot for future development". Considering that, fairly recently, a building used to be on this lot in front of the tiny structure in question, why is it that the original footprint of this already demolished building cannot be used for this unclear "future" development?

The New Orleans preservation agency, called the Historic Districts and Landmarks Commission (HDLC), does not allow demolition without a redevelopment plan having been submitted first. Further, if the plan is for a parking lot, it is usually denied. If the parking or other lesser use happens to be approved, it is reassessed each year to determine if parking is needed and if there are no other development plans. Urbanistically speaking, this just makes sense. The St. Louis Preservation Board should not approve any demolition without a submitted statement of purpose and redevelopment plan.

From a preservationist standpoint, it pains me to see the loss of an early Carondelet structure--even if it has been altered with permastone.

Recall that Steins Row, another one-story rowhouse from the 1850s, was almost knocked down for a service station.

I already emailed Matt Villa, 11th Ward Alderman, urging him to deny this demo, but received no word back. The application notes that he supported the destrution of 7001 S. Broadway.

Really Old St. Louis, Part Two: 6633 Minnesota 11:54 AM

View Larger Map

6633 Minnesota is located in the city's Carondelet neighborhood. The city says it was constructed in 1823--the same year as the landmark Bissell Mansion in the Hyde Park neighborhood.

Clearly, it's been altered over time--to the point where a passer-by would assume it an unimportant, later frame structure, perhaps.

But, according to the city, it's been on that hill at Minnesota and Haven Streets for 186 years.

As with the last post, I very much doubt that this building is that old. But it is true that Carondelet houses some of the city's earliest remaining construction.

Michael Allen, of Ecology of Absence, confirmed my suspicions of the City's unreliability as far as building construction dates, noting that you should always view the structure's building permit to get an accurate read.

With that caveat aside, I'm going to continue to cover what the Assessor says are the oldest buildings of St. Louis.

On this month's Preservation Board agenda: 11:14 PM

The chopping block (translation: requested demo's):

5412-14 Kensington, in the Academy Neighborhood

View Larger Map

Sigh. Academy is one of the North Side's shining stars for preservation. There are troubled blocks, however, and this demo certainly looks unnecessary from this circa 2007 Google Streetview. Has anything changed since then?

7001 S. Broadway, in Carondelet

View Larger Map

I can't get a good view of this one, but the city says it was constructed in 1856. Really...? I don't care how unattractive it is. It should not be touched.

The last demolition proposed, at 1108-10 Mallinckrodt, is perhaps the most egregious. It's that two-story, four family building so typical of the Near North Side. It could provide affordable housing or expensive condo units, depending on the pace of improvement of the surrounding Hyde Park neighborhood. One thing is for certain though--with demolition, this block, and this very historic neighborhood will suffer greatly with this incremental, yet tremendous loss.

When will the residents of St. Louis recognize the value of historic structures--their embedded energy and future value? Why does St. Louis--almost barring any others--have some of the most vacant lots in the entire country? Surely, other cities have experienced struggles to maintain a built environment nearly sacked by depopulation and disinvestment. Why does St. Louis always offer the same solution? Has it ever worked?

I certainly hope the Board will deny these unnecessary demolitions. After the tremendously wasteful demo of the castle-like multi-family on Shenandoah mentioned in the previous post, the City of St. Louis simply cannot afford even one more vacant lot. They add up, and they chip away at the image of St. Louis so many need to see more clearly--the urban one, with a scarcity of gaping vacant holes and a density of buildings and people.

Please, if you're like me and are out of town and cannot make it to the meeting, be sure to email the Preservation Board and express your concerns: BufordA@stlouiscity.com.

If you're in town and available, please attend the meeting on Monday, January 26, 2009 at 4:00 p.m. The location of the meeting is 1015 Locust, Suite 1200.

Preservation Board Agenda for October 6:17 PM

It's that time again--Preservation Board agenda time. Typically, I navigate to the website and almost immediately cringe. Usually, there's an item or two in a stable neighborhood (Lafayette Square or Soulard, to name two instances), which, before opening their individual reports, I assume that they're either new construction or rehabilitations--not demolitions.

Then I see the various North Side neighborhoods and fear the worst. Is it another church sacking historic resources for a parking lot? Is it a non-profit who wants to tear down a block face to provide new affordable housing? Is it an alderman weary of complaints about a particularly troublesome vacant house in a rundown neighborhood? Regardless, I figure another tooth will be punched out, and the overall smile will suffer.

So I opened this latest agenda, and, shockingly, no demolitions were immediately apparent. (For some reason, this month's agenda does not allow you to click each property and see a PDF file. Maybe they just haven't put the reports up yet?).

In fact, there seems to be some good news.

National Register nominations make me very happy. Sure, they don't protect a neighborhood from demolitions directly, but they do offer tax incentives and a(n often) coveted "historic" label that can be used to market a neighborhood to buyers. This month, there appear to be two districts being considered: Marine Villa and the Sts. Mary and Joseph Parish Historic District" at 6304 Minnesota.

Streetview of Marine Villa - 20xx Chippewa Streetscape:


View Larger Map


Streetview of Sts. Mary and Joseph:


View Larger Map


There are also two single-structure nominations: the Cheshire Inn and Lodge (partly in Clayton) and the Railway Exchange Building, a.k.a. Famous Barr Building a.k.a. Macy's.

That's all excellent.

But some major demolitions did slip in there: sneakily, they're hiding underneath the item on the "Restoration of the Board of Education Building...".

Downtown St. Louis Business blog has already covered the impending demolition of two handsome, historic, human scale buildings that are increasingly rare in downtown St. Louis (they're on Locust Street). And he hit all the points I was going to, including this gratingly obvious one: these buildings should not be felled for a turnabout. Remember the Ambassador Building anyone? It is unconscionable to allow such a needless autocentric use to take out two usable, rehab-friendly historic structures that could actually be incorporated into the proposed hotel anyway. DTSTL Biz also points out that no one's sure how much another downtown hotel is even needed.

Should we really be tearing down anything historic in a downtown whose resurgence has been almost solely based on its remaining historic stock of buildings? I say no, and so does Brian at the DTSTL Business blog.

This one's worthy of an email/call combo to Alderperson Phyllis Young of the Seventh Ward. Please contact her to express your disapproval of the needless demolition of two historic buildings downtown for a turnaround/cab stand.

National Register nominations = good.

Demolition of National Register eligible buildings = bad.

Simple as that. Right?

Beautiful Greek Revival in Carondelet - for sale! 2:41 PM

Click here to view the listing.

Remember my post about the threat to St. Louis's Greek Revivals? Well, you better snap this one up before the city finds an excuse to tear this down!

What a great building!

The St. Louis new/proposed construction report and questionnaire 11:09 AM

SI'll start this post off by commenting on a recently completed new building that I have come to really enjoy--Park East Tower in the Central West End. I finally "get" this building now. It's not as if its contemporary take on Art Deco truly escaped me. It's just that I saw it as cheesy before. Viewed from one of the skybridges at the Washington University Medical Center, the building was striking to me. The southern approach looks great. The street level, though, could use some reconfiguring.

Along with the Park East Tower, the Park East Lofts seem to me an excellent addition to the streetscape (and might resolve some of the issues with the Tower's street level presence). It's hard to assess how the actual build-out will look, since they've only got the steel beams up right now, but renderings are promising (see below).



Let's stay within the Central West End. The new mixed-use building on Lindell between Sarah and Vandeventer (dubbed Villas of St. Louis) is the perfect scale for the street. I don't think it's any paragon of design in and of itself. But it's not offensive, in my opinion. And it might set a proper, urban precedent for massing along that de-urbanized stretch of Lindell Boulevard. Here's a picture from Steve Patterson's flickr page:



Moving out of the CWE, what's that huge, LEED-certified warehouse along Chouteau just east of Compton? I'm glad that it's billed itself as energy-efficient, but did it have to offer its window-less face to such a huge swath of Chouteau? It's so bulky and lifeless. I guess I'm disappointed because this was a great opportunity to spruce up Chouteau and maybe, someday see it as a true, urban boulevard.

Also, there's a sign up for new construction in the Gate District--near Compton and Eads. I couldn't stop (grandparents were driving at the time), but it looked like there was a name and rendering for the development. This seems significant because it's on the west side of Compton--the side that St. Louis University's medical campus has systematically dismantled. Even if the rest of Gate District construction isn't top notch by any measure, I would breathe a sigh of relief to see houses constructed on this unlikely urban prairie. Anyone have any more information on this development?

Okay. South Grand now. The new building at S. Grand and Winnebago (formerly Pyramid's senior homes, now Dominion's) is progressing nicely. While this is a much less appealing building than Villas of St. Louis, I do have to once again admire the scale and the mixed-use nature of the project in a city that practically mandates suburban design through its outdated zoning code.

Here is an earlier view of the building from the St. Louis Business Journal:



I think Vivienne on Lafayette is a great development--a wonderful adaptation of a St. Louis vernacular style. I hope they shake up the formula a bit and build more.

The down-the-street-neighbor Union Club, though, is disappointing. The inability to imitate the (oxymoronic) graceful ruddiness of Richardsonian Romanesque in the angles of the bay curvature and the brick color renders this building as odd-looking in my book.

Let's shoot up to Grand Center. Last night, I went to the reception for the Light Project. The Light Project is four installments, but, of course, the one that will grab the most attention is the burnt out church on N. Spring--its onetime roof now bedecked in lamps and lampshades of every color. It's truly a magnificent sight. It was also amazing to see people strolling casually around Grand Center in such numbers. All of this temporary urbanism made me long for some permanence. The large signs advertising the ArtHouse development made me feel a little more confident that St. Louis's "arts district" may truly materialize someday.

One last site to discuss: the new recreation center in Carondelet Park.

Here is a rendering:




I had no idea they were going to completely isolate this suburban-style building in the middle of Carondelet Park. Why not add to street life? Why remove the old-growth trees? Why take up park space? Why does this center need to be within a park? I can think of dozens of other sensible places. Why not fill in a gap along the Patch's South Broadway stretch? Or somewhere along Gravois (the overly large parking lot behind the Bevo Mill, for example)?

I am disappointed that I voted for the proposition to allow for this construction. Shouldn't residents of south St. Louis have been consulted with the placement and design of this facility?

Your thoughts?

Neighborhood Banners and Logos: Part I 12:48 PM

Since when is the Chain of Rocks Bridge in Baden? If you follow its city-defined boundaries, Baden has no coast line at all--it ends at Hall Street on the east.



The old Bevo 2001 symbol. Bevo actually has other neighborhood banners, most of which are now tattered. But those green banners are nice because they display the block numbers and run the entire length of the neighborhood along Gravois and Morganford. Still, some new ones are in order. The Mill and German symbolism should share space with the Bosnian immigrants that have so changed the neighborhood.



This logo is all part of the "re-branding" of McRee Town. It's shameful when we as citizens and when our policy makers can't overcome stigma to assist a downtrodden neighborhood in reshaping itself, rather than forcefully from the outside. At the very least, the overhauled neighborhood should have still sported the historical name McRee Town, in my opinion. But I know why they opted for "Botanical Heights"--free advertising for the Garden that helped take the neighborhood down. Plus, and excuse the pun, it's much more flowery.



To my knowledge, this sign was either vandalized or lost in one of the 2006 summer storms. It was a nice little entry marker to a little known neighborhood (though, with the mayor moving here, it may just be on the St. Louis City map soon!).



I really like these crests that hang on banners all over Carondelet. They memorialize that this was once an independent city, a little French and Spanish Creole settlement that retains its uniqueness despite its absorption by the city.

Mini-Tour of Historic Carondelet 12:22 AM

Thanks to a combination of Norbury Wayman's History of St. Louis Neighborhoods and improvements in online mapping technology (maps.live.com; Google's StreetView), we can now take an online, no-calories-burnt tour of St. Louis neighborhoods!

Just a couple of Norbury notables from Carondelet and the Patch:

First, from Steinstown, a Carondelet German sub-neighborhood.

The iconic Steins Row, at Steins and Pennsylvania, built somewhere between the 1840s and 1850s:




Second:

The Jacob Stein House - 7600 Reilly, built sometime pre-Civil War (not a great picture at all)




Third:

Confederate General John S. Bowen's residence at Michigan and Kraus, built 1850(?):


View Larger Map

Fourth:

American Gothic House at 5801 Minnesota. The city claims it was built in 1892; it was likely built much earlier, perhaps 1850s:


View Larger Map

This is a truly rare style for St. Louis. Most Gothic-styled homes were built before the Civil War, and, due to the style's association with religious architecture, it was used sparingly in residential settings. This is unabashedly Gothic, however. And it appears occupied and a splendid contributor to Greater Carondelet's impressivly diverse architectural cache.

Fifth:

John Krauss residence, built 1842, located at 122 E. Davis (just east of Broadway):



The above maps.live.com representation couldn't capture a good front facade shot due to foliage, but you can tell from this perspective that this is one stately home, occupying its own block.

Sixth, and finally:

The Lyle House, inside Carondelet Park, built 1842:



These early structures provide a link to past that not many St. Louisans know to appreciate. While colonial and antebellum St. Louis is largely erased, it is good to know that some of the town of Carondelet (annexed by the City of St. Louis in 1850) has indeed survived.

Carondelet Commons? 12:08 AM

Wow.

I never expected the Steins Broadway developer's proposed rehab-arama in Carondelet and the Patch! 300 Units! I guess that's the best strategy: propose new units during a downturn; investors realize by the the time of construction that the market could be totally different (and better).

One of the best parts of this announcement is this:

The renovation of the former Coca Cola syrup plant at 8125 Michigan Ave. into 78 apartments and about 20,000 square feet of commercial space, along with the construction of 16 new apartments nearby. This would be in partnership with Rothschild Development, which developed the former St. Boniface Catholic Church, 7622 Michigan Ave., into the Ivory Theatre.

That's this building right here. (Sorry, Street View wouldn't go on Michigan, actually. But it does give a sense of the scale we're working with.)


View Larger Map

I see this location as having major potential for a neighborhood grocery store. I know, I know, Loughborough Commons is perilously close by, its newly minted Schnucks underwhelming (but satisfying) shoppers all over the South Side and South County. But at 20,000 sq. ft., a perfectly functional and MUCH more walkable grocery store could serve the venerable and highly urban Patch neighborhood (or, "South Carondelet" as it's referred to in the article).

There's another possible setback, but one which I think is false. This site isn't on a major street. How would anyone know that it's even there?

The beauty of pedestrian-oriented urbanism is that the buildings are not intended for the destination-oriented shopper, those auto-mobile, if you will. It's intended to be used, as an amenity, for neighborhood residents. To be sure, many, if not most, residents would drive anyway. But it's still at a perfectly urban scale that would encourage many to walk. Such a store would be St. Louis's first walkable full-service grocery. For that alone, it would be monumental.

I am reminded of New Orleans' Uptown's Whole Foods store in an old transit depot on the famous seven-mile retail and restaurant-laden Magazine Street.

While this picture (credit goes to Walter Parenteau's flickr page; click the photo to visit the page) does not hint at the incredible number of pedestrians who filter in and out of the shed, nor the seamless blend into a mixed-use neighborhood, take my word for it. This store is a neighborhood amenity. Take a look on New Orleans Craigslist...the Whole Foods is listed on most ads for an Uptown apartment.

Now, I'm not necessarily pushing for a Whole Foods, or a Trader Joe's, being, as they are chains, but suffice it to say that they are far superior to the best Schnucks is going to give us. They emphasize healthy, organic foods as well, often purchasing from local farmers. In short, if a local guy could pull this location off, great! Otherwise, I would welcome a WF or a TJ!

Anyhow, here's to hoping the Patch becomes an even more viable and functional urban neighborhood as all of these rehabs and new constructions become reality. I am crossing my fingers that it will happen. Just to taunt the larger and more suburban neighbor--why not call the Coca-Cola Syrup factory Carondelet Commons? It, after all, would be more truly a commons.

Visit Carondelet Bakery! 2:09 PM

This is the second small business spotlight; the first can be found here.

Business: Carondelet Bakery
Category: Bakery/Desserts
Neighborhood: The Patch [In the "Ivory Triangle"]
Location: 7726 Virginia Ave., St. Louis, MO 63111
Contact: 314-638-3519
Hours: ???
Amenable to: sweet tooths, brides- and grooms-to-be, other celebrations
Prices: Contact the bakery to get prices!

At 22, with most of my friends at least a little bit older than that, it's prime time to begin the lifelong journey of marital bliss. June is the "wedding-est" month of the year, after all, and it's almost upon us. Several friends will be getting married soon.


I beseech them, and you, to try out the Carondelet Bakery for wedding cake needs. The small storefront is one of St. Louis's oldest commercial establishments, opened in 1875--when the city of St. Louis was still part of St. Louis County. I'm not saying longevity equals quality, but think of Crown Candy. There is a reason these businesses have weathered downturns and "chain-ification" in their respective markets.

Sure, its siding-clad frontage was probably not a feature of the nineteenth century structure. Even so, the rarity of neighborhood bakeries these days renders this business historic and important to St. Louis and Carondelet/The Patch alike.

I have ordered a de-lish coconut cake from the bakery that was probably the best cake I've ever had in my life. The recipient of the cake echoed my sentiments.

Plus, if you're in the neighborhood and don't want or need a whole cake, there is a variety of other baked goods, including cookies, that you can get on the quick and on the cheap.

Another great thing: it's in a quaint business district (called the Ivory Triangle) that's definitely up and coming. The newly refurbished Ivory Theater in the antebellum St. Boniface Catholic Church's old digs is an architectural gem and it's a block away. The recently opened Ivory Coast Bistro is right across the street.

I recommend walking the streets of the historic and once independent town of Carondelet, now called the Patch, for its delightful hodgepodge of housing (including some 1850s German row houses on Stein, not far from cutesy 1960s bungaloid infill). When you do, stop by the Carondelet Bakery to step in the past and to support local--even if it's just a cookie!

The Fools in St. Charles... 11:26 AM

..took the "blight" designation literally. Can you believe it?

A portion of historic downtown St. Charles known as Frenchtown was declared "blighted" a while back in order to encourage redevelopment of one of the last portions of the core to feature some vacant lots and underutilized buildings.



Well, it is blighted no longer thanks to the actions of the St. Charles City Council.

Councilman Richard Veit, Ward 1, sponsored the bill to repeal the designation because he said it unfairly punished the businesses in the area. And in two years, no developer has come forward with a redevelopment plan, he said.Most of the council members agreed with him, voting 9-1 in favor of repealing the blighting ordinance. Councilman Dave Beckering, Ward 7, voted against the move, suggesting that Veit wait longer to discuss the issue with more people.

But why remove a developmental tool just because no one took the bait in two years?


Velt "said he had heard from a real estate agent who was concerned that she might have to disclose that a home she was selling was near a blighted area. [Emphasis mine]"


Will someone please tell this real estate agent that West County is blighted too and that homes around the West County Mall seem to sell just fine amidst the decay at Manchester and 270?


TIFs are abused in this state worse than methamphetamines--and Missouri's just about the capital of that, too. Ideally, the "blight" label would be applied only when truly applicable--that is, when the market in an area has failed and infrastructure needs public/private reinvestment. After all, TIFs are designed with bringing improvements to infrastructure in mind.


A greater point is that a private developer using the blight label for eminent domain should be held more accountable to the public that is indirectly subsidizing the development. An $11 million TIF (someone correct me if I'm wrong) for Loughborough Commons is simply ludicrous--and certainly the blight label could be contested there, in middle class Carondelet and Boulevard Heights as well. And, of course, in Loughborough Commons' case, a whole row of decidedly unblighted homes was demolished for a shopping center that didn't even bother to supply a walkway to the west side of the development of which they, ironically, helped lower the property values.


Someone thank Michael Allen for documenting this hit to the built environment.


Here is a row of homes prepped for demo in 2005--most or all, of course, occupied prior to the autocentric shopping center that your tax dollars helped to construct.




Point is, St. Charles, your lack of understanding how blight works may have saved you some ridiculous megaproject, some big box or importation of chain stores on your quaint historic French section and you didn't even know it. Bravo, St. Charles, for not putting one of the last bastions of human-scale urbanism in your county at risk for "redevelopment".


Maybe I'm just too cynical, but can we start calling big boxes "TIF Queens" the way that public assistance recipients and single mothers are dubbed welfare monarchy?