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Showing posts with label historic preservation. Show all posts
Showing posts with label historic preservation. Show all posts

Tuesday, July 27, 2010

A Bright (Green) Future for McRee Town?

Unlike Dotage, the 17th Ward has a fairly regularly updated blog keeping St. Louisans abreast of developments in that section of the city (Central West End, Forest Park Southeast, McRee Town, et cetera).

One of the most exciting bits of news covered by Blog 17 is a newly announced redevelopment plan for the old section of McRee Town not razed for the Botanical Heights development.

On the 4200 block of McRee, Urban Improvement Construction (UIC) has proposed a green redevelopment of nearly the entire block -- 16 historic renovations along with 12 new LEED-certified homes.


Blue buildings are existing, to be rehabilitated; yellow are proposed new construction. Image is courtesy of Blog 17.

Brent Crittenden of UIC and the Central Design Office (CDO) also spoke of UIC/CDO's plans for the corner building at McRee and Tower Grove, located diagonally from their main offices.


While this building has been allowed to degrade over the past years, under the plaster finish that now covers the façade is a glazed brick former Standard Oil station, with white glazed brick and a bright red cornice. We intend to restore this vintage filling station and outfit it as a small corner café. Our hope is that this café will provide some vibrancy to the neighborhood and become a long term icon and meeting place.

To me, this is a great step in the right direction towards revitalizing McRee Town. While I'm quite sure Botanical Heights has stabilized its surrounding neighborhoods, I do wonder if a more sensitive infill-based project like that proposed for the 4200 block of McRee would have been even better. I even like the design philosophy suggested by UIC/CDO:

Maintaining and restoring as much of the historic character of the neighborhood is important to us for many reasons, both culturally and architecturally. Our firm has developed an expertise in the restoration of difficult rehabs and we hope to showcase that ability in this project. On the new units, we plan to build homes that match the proportions and materials of the existing homes, but in a more contemporary design that appeals to a design conscious buyer.

We need more infill housing across the city that walks the fine line between homage and challenge to our architectural heritage.

Below is one of the homes slated for renovation, including facade improvements:

Image courtesy of the City of St. Louis

I have always thought McRee Town to be a sadly and unnecessarily overlooked part of St. Louis; having I-44 and heavy industry as a neighbor on nearly all sides doesn't help too much. That said, this is actually part of the neighborhood's history, having sprung up around the looming Liggett and Myers Tobacco Factory on Park Avenue. Thankfully, the remaining portion of McRee Town is now a historic district under the Liggett & Myers name. I am glad to see it may not be too late to appreciate what's left of this small, but classic south St. Louis neighborhood.

Please check out Blog 17's item on the redevelopment here, which includes the full interview with Brent Crittenden,

Thursday, May 13, 2010

Preliminary May Preservation Board Agenda Includes Demolitions, New Bike Rack

On the latest temporary Preservation Board agenda, BJC Healthcare is seeking the demolition of two buildings for a new patient care center. The addresses are 4948 Parkview Place and 329 S. Kingshighway. These are the old Jewish Hospital buildings.

Vanishing St. Louis warned us of these proposed demolitions back in February of 2008. Here is a picture that author Paul Hohmann snapped then:


I am against a proposal that calls for the demolition of fine old buildings just to create new buildings that are blandly deferential to the monochromatic "campus" aesthetic. For Washington University's Medical Campus, this means a beige building with blue glass. No thanks, if that's the plan.

Also on the agenda is a proposal to install a five-foot tall Eiffel Tower sculpture doubling as a bike rack outside of new Lafayette Square cafe Rue Lafayette.

Also in Lafayette Square, there is a proposal to construct a home on the vacant lot at 1117 Dolman. My old block of Dolman appears to being doing well. Just south of here, the Preservation Board has granted approval to single-family home construction on another grassy lot. By a Google Streetview survey, yet another large empty lot on Dolman has a sign with some model homes on it further down the street. Maybe Dolman can soon mirror the success of the rest of the neighborhood with sensitive infill consuming its unfortunate gaps.

A new single-family home will join this row soon, if approved by the Preservation Board in May.

See the temporary agenda here.

As always, I encourage readers to attend Preservation Board meetings and testify for the items for which they are passionate:

The St. Louis Preservation Board will meet on May 24th, 2010 at 4:00 P.M. in the Cultural Resources Office of the Planning and Urban Design Agency, 1015 Locust Street, Suite 1200.

Saturday, March 20, 2010

Full March Preservation Board Agenda Online

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

Monday, March 22, 2010
1015 Locust, Suite 1200
4:00pm

Friday, March 5, 2010

A Second Stunning North Side Transformation is Now Underway

If you're like me and have to pinch yourself every time you see the glistening, newly renovated 14th Street Mall in Old North St. Louis, prepare yourself for a similar reaction.

Just as the old 14th Street Mall, once in ruins, is being miraculously and meticulously resurrected, so too is Dick Gregory Place in the Greater Ville. Work has begun on several of the 15 historic buildings on a street that Paul Hohmann of Vanishing St. Louis once declared to be "on the brink of devastation". That link contains several photographs of a gorgeous but suffering group of homes that seemed as if its ultimate fate could be nothing other than widespread collapse or demolition. Thanks to the work of the Regional Housing and Community Development Alliance and others, Dick Gregory will now shine as brightly as 14th Street. Two new homes will be added to the mix, as will the renovation of a mixed use building at the corner of Martin Luther King Jr. and Aldine. In total, 40 units will be put (back) on the market.

Matt Fernandez, now Old North St. Louis Restoration Group's Community Development Specialist, provided Urban St. Louis forumers with the following two photos of the commencement of the work. Fernandez assures us the work will be high quality--they're the same contractors that worked to bring back North 14th Street in Old North. Check them out:




Seeing these wonderful North Side preservation successes gives me hope that other forlorn, forgotten neighborhoods and commercial districts of a completely under-appreciated part of our city can return to greatness as well.

UPDATE (3/5/10 @ 10:00am): Rick Bonasch, of RHCDA, dropped a comment on this post with a few corrections and clarifications. Thanks Rick! Check out his blog, St. Louis Rising.

Just for clarification, RHCDA is the development consultant. EM Harris Construction is the General Contractor.

Dick Gregory Associates, LP is the owner. General partners are affilates of Northside Community Housing, Inc and Greater Ville Neighborhood Preservation Commission, both based in the Ville.

The project includes historic rehab of 15 buildings listed on the National Register and 2 new two-unit buildings to be built on Aldine in the District. The new buildings will be at a scale to mesh with the historic buildings.

Monday, March 1, 2010

Rex Sinquefield Aims to Kill Taxes in Missouri: Will He Take Preservation Down with Them?

In yesterday's Post-Dispatch article "Big changes proposed for taxes," Rex Sinquefield defended his proposal to eliminate the state income tax and replace it with an expanded sales tax. Proponents of this method call it the "Fair Tax," as everyone pays the same tax rate on the same goods.

The provision, SJR29, would do all of the following (from the Post-Dispatch):

— Repeal state's 6 percent individual income tax, 6.25 percent corporate income tax and franchise tax beginning Jan. 1, 2012.

— Replace lost revenue with a greatly expanded and higher sales tax.

— Tax items and services that are currently exempt, including groceries, prescription drugs, medical care and K-12 private schooling.

— Eliminate all tax credits, such as those for historic preservation and maternity homes.

— Exempt business-to-business transactions, used goods and college tuition.

— Give all households a "prebate" to cover higher sales taxes on spending up to the poverty level.

— Require two-thirds vote by Legislature to enact more tax exemptions



At this juncture, I am most interested in the fate of historic preservation, one of Missouri's top economic development tools via the state tax credit for historic rehabilitations. Ridding of income tax means rendering tax credits useless.

Sinquefield notes that he actually supports historic preservation efforts and believes the tax credits should be replaced with "direct subsidies". I would like to ask him, how would this work? The state of Missouri's legislators have already attempted multiple times to eliminate the historic preservation tax credit altogether without the assistance of the Fair Tax proposal. Indeed, they have already placed restrictions on it, capping tax credits for larger projects. If the Fair Tax takes out those tax credits that were alleged to only benefit wealthy, connected developers, largely in St. Louis, who will be the unlucky one to try to introduce "direct" historic preservation subsidies?

I worry they would disappear forever--and with them, a city like St. Louis's chances for seeing large swaths of its aging built environment renovated as we saw in the 2000s under the current tax credit program.

I worry about other aspects of this proposal as well, including the effects on higher sales taxes on small, local, independent businesses and the possibility of people crossing state lines to avoid such higher taxes on goods.

The measure is headed for floor debate, possibly as soon as this week. If approved, voters would decide the ultimate fate of the bill in November.

Wednesday, February 3, 2010

St. Louis: We're a Distinctive Destination!

Last year I posted about St. Louis's not being listed on the National Trust for Historic Preservation's annual listing of the nation's "Dozen Distinctive Places". By my review of their archives, the city had never been selected,  although St. Genevieve, Missouri had. A USAToday article describes the Dozen Distinctive Destinations as "highlighting 'cultural and recreational experiences different from those found at the typical vacation destination.'"

Well, 2010 is your year, St. Louis! We're now distinctive!

Here's the link and here's the list:


2010 DISTINCTIVE DESTINATIONS

What was said of St. Louis?

Meet Me In St. Louis

Famous for its beer, legendary baseball teams, and the modernist Gateway Arch that has loomed over the cityscape since 1947, St. Louis, Missouri is one of America's great cities. But visitors who look beyond St. Louis' hallmark offerings will find a vibrant, ethnically diverse city full of unexpected treasures and one-of-a-kind attractions.

Gateway to the West

Immigrants determined to pursue their version of the American dream made tracks to this city on the banks of the mighty Mississippi River in the early nineteenth century, resulting in what is now a regional patchwork of architectural styles and distinctive neighborhoods. Architecture buffs and curious visitors will not be disappointed with the collection of red brick buildings, cobblestone streets and terra cotta friezes designed by some of America's most notable architects: from Louis Sullivan's Wainwright Building, lauded as the nation's first skyscraper, to the area's only Frank Lloyd Wright-designed building, Ebsworth House, St. Louis has preserved excellent examples of America's major architectural trends throughout history.

Activities

The size of the city and breadth of cultural influences have combined to provide sites and attractions for every visitor to enjoy. Art lovers will revel in evening gallery walks through revitalized historic districts, the world's largest collection of interior mosaics at the 1908 Byzantine and Romanesque Cathedral Basilica of St. Louis, and the exquisite details of Theodore Link's stained glass windows at St. Louis Union Station. The station, which was once the largest and busiest passenger rail terminal in the world, now serves the public as a festival marketplace of shops and restaurants. In a Preserve America community located just south of downtown, the Anheuser Busch Brewery offers tours of the historic Brew House and Clydesdale stables and is in close proximity to the longstanding Soulard Farmer's Market.

St. Louis Going Green

According to the U.S. Green Building Council, St. Louis ranks ninth among U.S. metropolitan areas for the number of buildings certified under the Leadership in Energy and Environmental Design (LEED) program. The region features 11 LEED-certified construction projects that have been completed, with another 36 in the process of attaining LEED certification. Seasonal markets are interspersed throughout the city to promote a Buy Local campaign, and St. Louis lays claim to an abundance of sprawling parks and green spaces including the nation's oldest public garden, the Missouri Botanical Garden. 

Congrats, St. Louis!

Friday, December 18, 2009

Final December Preservation Board Agenda Now Online

You may access it here.

You might notice that two proposed demolitions in the Visitation Park Historic District have been removed. I am unsure as to why. See Vanishing St. Louis for more information on these buildings.

Sadly, the St. Louis Carnival Supply building at 3930 South Broadway, in Marine Villa, is still proposed for demolition. The intended use? Parking lot expansion for the adjacent strip mall.

I can't repeat enough how much St. Louis needs comprehensive, citywide urban design guidelines that ban the above types of requests outright. It's almost ludicrous to suggest that a couple extra parking spaces for a strip mall benefits the neighborhood--or the city--in even the most remote way. At the expense of a sound, urban building, it of course actually harms the city. More traffic, noise, pollution, curb cuts, lower property values, a loss of a potential investment opportunity, and a compromised pedestrian realm sums up what we "get" from such transactions. Read more about the history of the St. Louis Carnival Supply building(s) at Ecology of Absence.

Thursday, December 17, 2009

Buffalo, New York: Preservation by Neglect

Case in point from the last post. If you don't demolish historic buildings en masse, your city can eventually reap the benefits.

This take on the matter, from a USA Today article entitled "Buffalo charges ahead into the past", I found interesting:

Because there's no reason to tear down a building if there's nothing to replace it, Buffalo has benefited from "preservation by neglect." As Harvey Garrett, a neighborhood preservation activist here, sees it, "Buffalo was rich at just the right time" — 1870-1914, when great architecture was still relatively inexpensive — "and poor at just the right time" — after 1950, when many older buildings in cities with better economies were demolished.

While St. Louis was not "rich" in the modern period (1945-1975), federal monies were flowing in and the city was at its boldest and most progressive peak during this period. This does, of course, explain the part of St. Louis's culture that is so willing to part with old neighborhoods and housing. But countless cities, including ones often considered down-and-out like Buffalo, have done better by taking advantage of being more intact, having fewer interstates and other obstructions in their urban built environment.

My previous post was not meant to condemn St. Louis outright as a place with no hope to improve itself. My point is we have farther to go so we have to push even harder. The neighborhoods that remain preserved in St. Louis are outstanding, but those that are some of the most threatened today (Hyde Park, St. Louis Place) should be some of St. Louis's greatest. We can make this happen with sound urban planning and a refusal to accept mediocrity in urban design in the whole of our city.

Tuesday, December 15, 2009

Random Thoughts on the Cult of Destruction in St. Louis

In anticipation of a temporary move to Baltimore (more on that later), I was using Google Streetview to surf the city—extensively so.

After an hour or so of clicking and zooming and dropping the yellow Streetview man all over the city, several emotions came over me: shock, admiration, depression, and hope. 

Shock, primarily, because I cannot believe how intact the city of Baltimore is. I found a fairly large area on the northern periphery of downtown that seemed to have been cleared and replaced with a series of modern housing developments. Yet, for the most part, Baltimore’s signature (and unrelenting) row houses are e-v-e-r-y-w-h-e-r-e. The density and population capacity the city must have had at its height are simply astounding! Even knowing something of Baltimore’s history and architectural vernacular, I was still caught off guard. This was where the admiration came in; at the power of cities working at their best to produce a better quality of life simply by being cities. By being walkable. By having services located nearby. By offering opportunities for a tight-knit community to form. While Baltimore’s rows seem more monotonous than, say, St. Louis’s more architecturally diverse vintage 1880s streetscapes, even they offer a level of democratic individuality.

(I know I’m romanticizing a lot, but keep in mind I’m speaking of cities at their utmost ideal; the fulfillment of their potential).

The depression took me upon seeing whole blocks of these rows boarded, vacant. No cars, no trees, no pedestrians lining the streets. Just walls of row houses sitting vacant. I could “hear” the eerie silence even behind the computer screen, hundreds and hundreds of miles away. I got to thinking: how has Baltimore not torn out more of these rows and created park space or built new housing or just left them fallow, waiting for a time when investment would bring something new? Do whole abandoned blocks not cause issues with surrounding occupied blocks? Do they not pull the image of the city down? This, mind you, was my gut reaction, even as an avowed preservationist. Of course, I was happy to see them remain—thus the hope that later kicked in—but even I was wondering how they could have been spared the wrecking ball.

Then I remembered that I’m a St. Louisan; an automatic member of the cult of destruction. 

My leaders have, time and time again, supported the removal of a sturdy built environment and its replacement with something much less, something much worse. Often the replacement is meant to serve the purpose of moving or storing automobiles. This is the city’s greatest power because it is the simplest task at its disposal. Vacant buildings and lots provide convenient opportunities for combining narrow urban lots to form parking lots and garages. A 1920s-era bond issue already widened most roads to an extent likely even then excessive; certainly this was so by the time the region’s vast interstate network was introduced. So a declined city that wants to better move automobiles through itself need only maintain its roads and ensure every new development has ample parking.

The more and more I experience cities, the less and less I am willing to accept St. Louis's exceptional status as a destroyer of its most unique asset, its built environment.

Check out this recent thread on Skyscraper Page, but especially this 1950s-era photo of a recently-constructed Pruitt-Igoe complex at Jefferson and Cass:



You might see where this is going: I’m going to rail on the brand of urban renewal represented by Pruitt-Igoe. It’s out of scale, tore down a dozen blocks in the making, and apparently was not very well-built to serve the population it intended to serve. Sure.
 
But look around! Pruitt-Igoe’s decline certainly had a strong influence on its surroundings, but no one at the St. Louis Housing Authority held a gun to the city’s head and demanded they do this to the surrounding neighborhoods!  Of the hundreds and hundreds of structures shown in the photo, nearly all have been demolished, including the 33 11-story Pruitt-Igoe towers themselves.

Look to the south of the site (bottom and bottom-left in the photo). We see, in order, Cole, Carr, then Easton, today’s Martin Luther King Jr. Blvd. Row after row of cast iron storefronts—gone, no matter how irreplaceable they might have been! Look to the west (far left in the photo), today’s Jeff Vanderlou with apparently beautiful rows of mid- to late-19th Century houses, shops, and churches.

North (top and top right of the photo) shows the portion of St. Louis Place that’s now an “urban prairie”. This site was already tattered when plans circulated in the early 1990s to place a golf course and gated community on the site. Of course, since there was a plan, even an unfunded and ill-conceived one, the buildings came down. Now, naturally, Paul McKee, Jr., of the North Side development, is picking and choosing which of these structures represent “salvageable” “legacy properties”. In other words, we can reasonably expect yet more clearance of a good number of properties in this photo that have clung to life over decades of turbulent change.


New Orleans has endured decades of decline, like St. Louis, and, recently, one of the nation's worst natural disasters ever recorded, unlike St. Louis. It is said that 33 percent of New Orleans' structures are officially "blighted" circa 2009. Certainly blight in either city is formidable and a problem that needs to be addressed sensitively. The answer, however, is not to simply tear out buildings right as they become vacant. No New Orleans neighborhood--not even the most-storm damaged--is as empty as St. Louis Place. New Orleans did replace old neighborhoods with a series of low-rise public housing complexes, but their surroundings did not become the urban blank slates witnessed in St. Louis.


We must look to our peer cities and realize that our history and heritage, but moreover our urban built environment are our greatest assets. We need a comprehensive plan, backed by the force of law, to protect our remaining assets and to encourage the growth of new ones bound for their own protection oneday. We need to make sure we no longer take lightly the piecemeal (or wholesale) destruction of our built environment for something less or worse than what was there.


We need to recognize that our autocentric infrastructure not only destroyed neighborhoods upon its introduction. Our interstates and oversize roads continue to provide barriers to pedestrians and still lower adjacent property values and, of course, are still ugly and disrespectful of their urban context.


We need to be bold and comprehensive with regard to stabilizing and strengthening our built environment. Planners and designers of Pruitt-Igoe had the wrong idea--the superblock, the identical hulking towers, the clearance projects--but they had the optimism, the sense of direction, and the boldness and comprehensiveness nailed. Today's stock of leaders in our city are diffident, conservative, fearful or unwilling to change anything for the better.


We need new zoning and urban design guidelines to ensure that neighborhoods such as those pictured surrounding the Pruitt-Igoe complex can repopulate and spawn a new, bold identity. While Paul McKee has apparently stepped up to the plate to do so, this blog has communicated before its lack of faith in the city to assure something bold and truly beneficial to the area, aesthetically or socially speaking.


So when I use this blog to harp on a business needlessly taking down two buildings for outdoor dining, or a gas station in Hyde Park demolishing a vacant but beautiful historic commercial row for expansion, or yet another church ruthlessly ripping out mixed use buildings for a parking lot...I'm thinking of the photograph above. If only we had pro-urban rather than anti-urban planning! None of this would happen. There would not need to be so many individual battles; prospective parking lot pavers would encounter difficulties, roadblocks in making our city less walkable, less enjoyable, more ugly, less human. The photograph shows we have suffered too much, too long, too deeply.


We can solidify St. Louis as an urban environment. We must!


Thursday, June 4, 2009

Paul McKee, Urban Assets Both on List of May Demolition Permits

Of 10 completed emergency demolition permits in May, 9 were North Side addresses and 1 was a Central Corridor address.

More interestingly, a company controlled by Paul McKee, Jr. of "NorthSide" fame saw the demolition of at least one more property. The firm Urban Assets that has been covered by Michael Allen as another potential Distressed Areas Land Assemblage Tax Credit Act recipient demolished two in May.

Here's the list:

5031 Claxton - Mark Twain Neighborhood
Emergency Demolition of a One-Story Single-Family House
Owner: Bryce Peters Financial Corporation

5052 Kensington - Academy Neighborhood
From Montly Demo Permits

Owner: Urban Assets

Urban Assets owned this lovely St. Louis foursquare that the city says was built in 1896. Located within the Mount Cabanne-Raymond Place National Register District, this demolition should have gone before the Preservation Board, which has jurisdiction over demolition permits in National Register districts. Emergency demo permits bypass this review. This is yet another demonstration that emergency demolition permits should be reviewed by the Preservation Board. Not processing these emergency permits undermines the process of preservation. This block of Kensington has suffered an unusually high level of demolition for its relatively intact host neighborhood. Urban Assets is hopefully not starting the same process of real estate speculation and expedited decline that has earned McKee so much distrust.

4643 San Francisco - Penrose Neighborhood
Owner: Frances May

2507 Slattery - JeffVanderLou Neighborhood
Owner: Babcock Resources, LLC, linked to Paul McKee, Jr.

If you recall one of my earlier posts, McKee's companies have now demolished several buildings on this same block. This site sits several blocks west of one of McKee's proposed job centers (at Jefferson and Cass). Still, could they be clearing anything adjacent to the proposed job center site early on? It's possible.

4335 Evans - Vandeventer Neighborhood
From Montly Demo Permits

In the Bing Maps capture provided above, 4335 Evans is the house just to the left (west) of the multi-family property.

Owner: DHP Investments

Con artist Doug Hartmann incorporated DHP with the stated intention of renovating hundreds of properties across the city. These renovations never materialized for most properties. One high profile DHP holding was the now mostly destroyed Nord St. Louis Turnverein in Hyde Park. For more reading, click here. The future of their current holdings remains up in the air. This one received an emergency demolition permit.

1456 Hamilton - Hamilton Heights Neighborhood

Photograph provided by the City of St. Louis.

Owner: LRA


5900 Kennerly - Wells Goodfellow Neighborhood
Owner: John A. Davis


5858 Lotus - Wells Goodfellow Neighborhood

Photograph provided by the City of St. Louis

Owner: Urban Assets

Yet another Urban Assets property. Hmm...

528-34 North Newstead - Central West End Neighborhood

Photograph provided by the City of St. Louis

It tooks like this spare but attractive CWE multi-family building has been felled for a potential new townhouse development, as seen in the picture below (also from the City):


4216 N. 20th Street in Hyde Park is also on my list, but Michael Allen has already lamented this senseless loss.

I will be tracking demolition permits monthly to see if there is an uptick or a pattern in McKee- or Urban Assets-related demolitions.

Monday, April 27, 2009

Hip Hop and Preservation in Detroit

Watch these videos and tell me you're not the least bit interested in packing up and moving to Detroit. The suffering is palpable, but so are the outcries against the continued downward spiral that the city's leadership has failed to stem. The city continues to rip the city's history and heritage down, but the economy isn't looking any better.





Thanks to my friend Karen Gadbois of the excellent New Orleans preservation-and-activism site Squandered Heritage. for alerting me to the presence of this thoughtful and intriguing duo.

Sunday, April 26, 2009

Cultural Resources Recommends Approval of New Shaw Development; Denial of Demolition Permit

The Cultural Resources Office has put the full April Preservation Board agenda online.

To read more about this agenda, please see my earlier post.

The main item is the proposal to construct 11 single family and 4 two family buildings on the 4100 block of DeTonty. Contained within the proposal is a proposed demolition of an existing corner structure at 4100 DeTonty. (Read the full agenda item PDF here.)

The CRO has stated that they support the new construction in Shaw, but oppose the demolition, calling 4100 DeTonty an "excellent candidate" for rehabilitation and inclusion as part of the project. I agree.

That said, what of Millennium Restoration? Why have they been booted from their original proposal for the block? The new renderings don't look quite as good as Millennium's...

NEW

From Preservation Board


OLD
From Preservation Board


I'm happy that the CRO has decided not to approve of the demolition of a sound and reusable Garden District classic home. Yet I'm wondering why Millennium was stiffed. Anyone have the answers?



If you'd like to weigh in, the meeting is on Monday (April 27) at 4 p.m. It is located at 1015 Locust, Floor 12. It should be interesting, as Terry Kennedy has abruptly shifted his role from Public Safety Chairman to Transportation. This means he's no longer on the Preservation Board. Seventh Ward Alderman Phyllis Young, then, takes his spot.

Wednesday, March 25, 2009

Celebrate Benton Park and Defend the Historic Rehabilitation Tax Credits All at Once!

I received the following from Benton Park resident Lysa Young-Bates. It's tomorrow, so take note! The South Side Consumer Dairy is one of my favorite rehabs in the entire city; it's a great note to start off with defending the value (and the necessity) of Missouri's generous historic tax credit program.


Photo Courtesy of Millennium Restoration


Very short notice, but your [Benton Park neighbors] are hosting an event tomorrow at 2919 & 2921 Salena, celebrating a massive revitalization project that was accomplished with historic tax credits. The event includes a documentary viewing of BP's South Side Consumer Dairy — including historic footage, interviews with individuals who once worked in the dairy, and information on the combined efforts and shared vision of multiple organizations to see the property converted from a neighborhood eyesore to award-winning residential housing.

Thursday, March 26 2009
5:30 to 7:00 pm

- documentary viewing starts at 6:00 at 2919 Salena
- wine reception & light refreshments at 2921 Salena

The event has been organized by the Community Development Administration (CDA), City of St Louis, STL-TV 10, Benton Park Community Housing Corporation, Benton Park Neighborhood Association, and Millennium Restoration.

We'd love to see a strong showing in support of our tax credit program!

Saturday, March 21, 2009

Too Important

Missouri's State Historic Rehabilitation Tax Credit is too important to be capped and eventually phased out. Its availability and liberal application all across the state has allowed the state of Missouri something it doesn't often get to claim: an accolade. Yes, Missouri's historic rehab tax credit has allowed it to brag about being #1 in the country for preservation credits. Missouri is finally #1 for something positive, right?

Well, a bunch of conservative politicans opposed on principle to tax credits has taken to dismantling Missouri's most successful economic development program in decades. These politicians would rather fuel the flames of urban resentment across the state than admit to the fact that dozens of counties and municipalities across the state have benefited from the tax credit. Don't believe me that it's a clear statement against Missouri's often maligned cities?

Read this piece of the proposed legislation:

The department of economic development is required to limit tax credit authorizations for St. Louis and Jackson Counties, and the City of St. Louis to the percentage of each fiscal year's allocation that each such city or county bears to the state's population.


The wording makes clear that outstate politicians are angry that the cities have so benefited from this tax credit. Their proposed legislation would limit the tax credit to 50 million dollars annually, and to phase the credit out by June 30, 2011.



Several urbanists are getting together to protest this proposed amendment to this highly successful tax credit on the steps of the state capitol in Jefferson City. Read more about that event over at Vanishing STL--and please, if you can, attend. This tax credit is too important to the future of St. Louis and the economy of the state as a whole.



If you need some numbers and some evidence of the tax credit's effect on St. Louis specifically, the Post-Dispatch Editorial Board has written an excellent piece on the need to wage an all out war to save the tax credit. Cliche as it may be, St. Louis's future may depend on it.



The P-D is correct; it is definitely time to mobilize.

Sunday, March 15, 2009

Preservation Board will review demolition of Central West End mansion

This month's agenda includes a proposed demolition of a two and half story structure at 4608 Washington Boulevard in the northern portion of the Central West End.

With no Google StreetView on this block, the best I can offer is this Microsoft Live view:

From Preservation Board


The applicant is Bowood Farms, a neighboring business on Olive who is also constructing a greenhouse (at 4610 Olive) that appears on the Board agenda as well. Bowood Farms seems a natural neighborhood anchor and a potential catalyst for redevelopment of a long overlooked area of the Central West End. It is upsetting to think that they'd tear down an attractive mansion. I admit I do not know why they are pressing for demolition of the structure yet since the Cultural Resources Office has not yet put the individual agenda items online as of this time. Still, this important structure on a sensitive block is one to watch as the March 23 meeting draws nearer.



Is it significantly deteriorated? Is it the unhappy victim of parking pressures? Is it the unlikely site of an urban farm?



Whatever the answer, something is not right. Bowood Farms already owns two vacant lots on Washington Boulevard on the opposite side of the street--directly across from the proposed demolition (at 4605 and 4611 Washington Blvd.). In addition, Washington Boulevard, starting from Jefferson all the way down to Euclid, has seen far too much demolition for such a grandly constructed and well located street. This means there already exists a presence of vacant lots that might better serve whatever is the purpose of Bowood Farm's proposed demo at 4608 Washington.



It's also worth noting that the 4600 block of Washington Boulevard is conspicuously absent from the local historic district of the Central West End, falling short by one block.



I will follow up on this proposed demolition (including, with any luck, a better and more current photo of the site). I have already called Bowood Farms and did not receive an answer as to what the plans for the site were. For now, I am upset and dismayed that a welcome neighborhood newcomer like Bowood might demolish yet another wholly fine and reusable mansion in the Central West End. Washington Boulevard has lost too many already (see here and here).

Thursday, February 12, 2009

Preservation/Urbanism Updates


First and foremost is Saturday's Valentine's Day Love-In for the threatened San Luis Apartments/DeVille Motor Hotel. The event is very important for the future of St. Louis historic preservation, sound planning, general citizen activism, and for modern architecture. A prolonged clash between an institution that has had unchecked power to alter the built environment (see, St. Aloysius in the Hill) and doesn't contribute to the property tax rolls, one the one hand, and the empowered citizens of St. Louis, on the other, will work in favor of the latter group.

For more information, see the No Parking Lot on Lindell! blog, put together by the Friends of the San Luis.

Secondly, an Urban STL forumer has posted the link to yet another attempt to cap the country's most generous historic preservation tax credit--a development incentive that has simply smashed all expectations, spurred thousands development and restorations across the state, and that has created jobs and more money than was invested in the process.

Please, heed the advice at the bottom of the thread and contact every relevant public official, from your alderman and Missouri House rep on up to the Governor!

In the meantime, I am working on getting out of New Orleans for the weekend to come up to St. Louis for the Love-In! Hopefully, I will see you all there.

Thursday, August 14, 2008

I will never get over this photo.

The block of Pine (West Pine) just east of Grand--SLUville, now.



The entire block has been demolished.

Imagine the benefits Midtown might have seen if at least some of its residential blocks remained.

Thanks to the Urban St. Louis forum's SMSPlanstu for this shot.

Friday, August 8, 2008

The poor fate of the St. Louis Greek Revival

Greek Revival architecture in St. Louis is critically endangered. First, what is Greek Revival?

Here is an example from St. Paul, Minnesota. This is the more luxurious and less urban form of Greek Revivals.



Here's a New Orleans style urbanized form:



The uniting features of a Greek Revival are:

> A construction date between 1825 and 1860. In St. Louis, they were probably built until 1870, albeit in a transitional form suggestive of the successor--Italianate.

> An entry porch is typical. These are usually supported by columns (Doric on the first floor, Ionic on the second if multi-story). The columns have no bases--that was a feature added in the revival styles of the early 20th century.

> Sometimes, Greek Revivals have elaborate entries. Transom windows will surround the doors. A pediment (a blocky triangle) is very common and is a good indicator of a Greek Revival.

> Above windows and at the cornice line, a simple horizontal band usually exists. Sometimes, tooth-like "dentils" will be featured on the cornice. This is a holdover from the earlier Federal, or "Adam" style, which faded in most places around 1840. Some Federal townhouses can be difficult to distinguish from Greek Revival.

> Roofs typically have a low pitch or are gabled.

(Partial source: Virginia and Lee McAllester's A Field Guide to American Houses)

Greek Revivals are found all over New Orleans. That makes sense, since that city's major boom period occurred at about 1840, when cotton catapulted the city to heights of wealth unseen for a city its size. Greek Revival was the in-vogue house style at the time.

GR's used to be a common feature of the St. Louis landscape, though St. Louis saw its own zenith later on, past the Civil War. Neighborhoods east of Grand used to feature the occasional GR country home--miniature Greek temples. After all, the then-new republic wanted to amp up its connections with the foundations of democracy--Democratic Greece.

Neighborhoods like Old North St. Louis and Soulard as well as now-demolished Kosciusko, Mill Creek Valley, Lucas Place, and DeSoto-Carr were some of the city's oldest, and so could claim many of this then-popular style of home.



The Campbell House, circa 1851, is a later Greek Revival construction that is starting to resemble its cornice-heavy younger cousin, the Italianate. It is the last remaining structure from Lucas Place. At least it's incredibly well preserved.

Recognize this one? No, it's not New Orleans...



It's the 1848 Chatillon-DeMenil House in the city's Benton Park neighborhood--almost sacrificed (needlessly, obviously) for Interstate 55 right-of-way in the 1960s.

Other Greek Revivals in St. Louis were not so lucky.



Those above were located on the south side of Market Street between Jefferson and Beaumont [Source]. This was Mill Creek Valley, mostly constructed around the Civil War. Mill Creek had many late Greek Revival structures before it was completely demolished in 1959.

Ecology of Absence ran a great post a couple weeks back about a north side Greek Revival in its death throes. Michael Allen's picture of the home is below:



Says Allen:

The poor old house at 1219 Clinton Street in Old North St. Louis may be headed toward the end of a long death cycle. The beautiful side-gabled brick house is one of those Federal or Greek Revival-inspired row houses that lines streets in Old North in the middle 19th century. Prior to the popularity of the Italianate and Second Empire styles in the 1870s, and with materials like tin not widely available for ornamental cornices, builders tended toward a restrained, elegant form. These houses had segmental arches or flat (sometimes arched) stone lintels over doors and windows. They were two stories with an attic in the roof. Cornices were usually simple dentillated rows or wooden boards with beading or other patterns. Mostly tenements, these houses had gallery porches in back with staircases leading to second floor flats. Amid dense blocks, with buildings attached, mouse holes opening to gangways were necessary to allow for the passage of residents to and from the streets.



Part of the reason for the diminution of the Greek Revival stock in the city has to do with its Great Fire in 1849, where a lot of said structures downtown were wiped out. The other main reason is that urban renewal during the late 1950s and early 1960s destroyed most of St. Louis's oldest remaining neighborhoods. Planners of the time wanted to rid of Soulard as well, one of the only remaining areas of the city with any notable concentration of the house style.



Here is a Soulard Greek Revival, located at 1019 Shenandoah.


View Larger Map

Here is an Old North example, on the 2500 block of Blair:


View Larger Map


Unfortunately, the increasingly rare St. Louis Greek Revival is not receiving the level of protection it needs. The city and its mayor sit in the sidelines as McKee systematically destroys the last of them--and so many other styles--all within some of St. Louis's oldest neighborhoods. Just in case you fell out of habit of checking Rob Power's Daily Dose of Blairmont series, we're on Day 155!



Okay. So most of the structures remaining in the neighborhood are either transitional structures with more Italianate (heavy cornices with brackets) or Second Empire (mansard roofs) features. But many date to the end period of Greek Revival fame--and they share its quiet, often subdued urban elegance.



We should be identifying our remaining Greek Revival resources and protect them under an innovative arrangement--a local historic district that is non-contiguous, scatter site. If not, they will nearly all be lost, save for the grandest of them or those protected already by local HD's.

Thursday, July 31, 2008

Okmulgee, OK



Okmulgee, Oklahoma was your typical small town in its state. An oil boom sent a wave of optimism running through the town in the 1970s, and the later oil bust brought it to its knees.

Unlike many small towns, Okmulgee didn't simply fold under the pressure of hard economic times.

It innovated.

Specifically, it became one of the many Oklahoma "Main Streets" via the National Trust for Historic Preservation.

Today, the city can boast of:

  1. 200 historic rehabilitations
  2. 109 new businesses
  3. 144 new jobs
  4. a decline in vacancy rate from 50 percent to 10
  5. and finally, an average commercial space rental rate that has more than doubled on average


Another case study of how preservation pays, Okmulgee can be explored further by clicking here.


The reason I present it to you is that there's a beautiful, concise quote--one that I'd like hearing from St. Louisans' mouths rather soon.


“Gone are the days when we would sit back and react to bad news. Now we go out and make good things happen.”
Linda S. Milligan, board chair, Okmulgee Main Street
If the declining dust bowl can do shape up, so can we!

Monday, July 28, 2008

Redemption vs. Green Space: Churches doubly strike at the built environment this month.

Click here for the latest Preservation Board agenda.

On it are not one, but two attempts by churches to demolish our history.

Why? Inevitably it's for green space. Or a "community center". Or, even if they don't indicate it to the Preservation Board, it's for parking.

One house is at 1244 Temple in the city's once opulent West End neighborhood (not to be confused with the more vague reference to anything west of the Central West End as the "West End").



Luckily, Bob Bettis of the Cultural Resources Office recommended denial of the permit for demolition.

It is just such a home--yes, it's vacant now--that, when demolished, can forever alter a block for the worse. Pretty soon, the creeping notion of an urban prairie descends upon the neighborhood aesthetic, and then you've got the recipe for several more demolition applications.

In the second case, this time in the Old North St. Louis neighborhood (and the Murphy-Blair Historic District), the Cultural Resources Office gave the thumbs up to a faith-based organization (highly respectable as it may be) to proceed with demolition of an 1880s-era Italianate building that was in bad shape.

If there's any neighborhood poised for revitalization, it's ONSL. If there's any neighborhood that needs to preserve absolutely every remaining building to truly revitalize, it's ONSL.

You simply can't convince me that this organization could not find a nearby LRA lot for super cheap on which it could have built its proposed new construction.

The building approved for demolition is located at 2605 Hadley. The one denied, now twice, is on the same block at 2619-21 Hadley.

When the Board reviews demolition, it should consider not only the condition of the building, the likelihood for redevelopment, historical significance, and historic context. It should also consider the viability of proceeding with the proposed development on a different site.

It doesn't make sense to have historic context as criteria for demolition approval/denial when the Board, in piecemeal fashion, allows enough scattered site demolitions across the city to guarantee future approved demolitions on the basis of diminished context!

And churches! I am getting so tired of their "green space" pleas. This city has a wonderful park system, and nearby vacant lots can be handily turned to such green space if need be.

I think that the Board of Alderman should pass a "green space ordinance" that forces any entity that wants to develop green space as part of a development conduct a study for the need for such green space, that they demonstrate beyond a reasonable doubt that this green space will provide more economic, social, and cultural development than would the existing structure(s), AND that they develop a long-term plan for maintenance and landscaping of the site, including signage, fences, and other equipment.

The same stringent review process should be put into place for proposed parking lots as well.

It seems the Board just isn't looking at the big picture ever. All of these individual permit reviews have caused near-sightedness.

Churches--which already receive tax benefits--should have to have a development plan approved by citizens of the Ward when they acquire a certain number of parcels. Their wanton demolitions seem, well, selfish and quite against the future of their home neighborhoods.

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