Monday, September 12, 2016

A Funding Initiative for Stabilizing Vacant LRA Buildings!

A coalition of neighborhood leaders across the City of St. Louis is proposing new funding to stabilize and secure vacant buildings owned by the City's Land Reutilization Authority (LRA), making them ready for rehabilitation. Neighbors for a Stable St. Louis is currently gathering signatures for a bond issue that would go to St. Louis voters in 2017. If passed, up to 200 vacant buildings would be stabilized and secured each year with up to $30,000 each.

This would huge both in terms of preserving St. Louis' irreplaceable architecture and stabilizing neighborhoods. Currently we lose hundreds of vacant buildings every year because they have deteriorated beyond feasibility of rehabilitation. Each demolition costs the City an average of $12,000 for houses and more for larger buildings. 

This historic Italianate home on West Belle Place could have been stabilized when it was owned by LRA if the proposed stabilization funding had existed two years ago. Instead, LRA did nothing to his house prior to selling it to the current owner who had planned to rehab it. 

While having a National Register nomination prepared, so the rehab could qualify for Historic Tax Credits, the leaking roof collapsed and destroyed much of the homes interior. The home will soon be demolished. 

The proposed new funding would help bridge the gap between building condition and developers budgets, making it more financially feasible for them to rehabilitate more houses. As with the case above, currently if LRA gets a house and the roof is already leaking, the home simply continues to deteriorate. Every year this makes these house more difficult and expensive to rehabilitate to the point where it becomes financially infeasible to rehab or the building starts to collapse and become a public safety hazard. At this point, the City is forced to demolish the house and we end up with yet another vacant unproductive lot.


Many houses are unnecessarily demolished because they are not secured on a regular basis and are seen by some as a hazard. Often when people complain loud enough, the local alderman may be persuaded to put a building on the City's demolition list. LRA's method of securing buildings with plywood and screws (often only on the first floor) is largely ineffective. This house at 5709 Vernon in the West End neighborhood had an intact roof, but the upper windows were left wide open allowing rain to infiltrate on a regular basis.


Unsecured vacant houses often end up burned by arson fires or homeless people trying to keep warm or cook food. The rear of the home at 5709 Vernon was unsecured and in September 2011 it was gutted by fire leaving only the front and side walls standing.

The shell was demolished about a month later. (2 photos above from Geo St. Louis)


The home on the right was partially damaged by the neighboring fire. While damage did not appear significant, apparently it was enough that the owner demolished the house in 2012.

Many homes in the West End neighborhood have been rehabilitated in the last few years and if 5709 Vernon had been stabilized and secured, it likely would have joined the ongoing revival. Instead, we are left with two vacant lots today.

Neighbors for a Stable St. Louis needs additional volunteers to help gather the 11,000 signatures required to put this initiative to a public vote. If you would like to assist with this, please visit their website, where you can sign up to volunteer. One of the initiative organizers will arrange to get petition forms to you and will also arrange to collect completed forms. Signatures must be collected and turned in to the St. Louis Board of Elections by October 10th. All signatures must be City of St. Louis registered voters. Here is a list of talking points, frequently asked questions and basic petition rules to help with your signature gathering.

Sunday, August 21, 2016

4171 West Belle Place Is Too Important To Lose!


If your reaction was like mine the first time you saw 4171 West Belle Place, you stopped cold in the middle of the street, stared in awe and thought "How did this incredible house end up in the middle of this block?" The answer is quite simple: It was there before anything else was around. Hopkin's Atlas of St. Louis from 1883 shows the home (presumed to have been built in 1882) as the only building in the area, surrounded by open countryside. The area however would not remain country for very long.

The ornate high style Italianate home was built by Philip Green, who speculated with nearby real estate as development crept westward from Vandeventer Avenue, constructing 12 homes on West Belle Place by 1894. For whatever reason Green chose to build his home in a highly ornate manner compared to the homes he and others would build on the rest of West Belle Place. The National Register nomination for the home couldn't have stated better the caliber of this home:

The Philip and Louisa Green Home at 4171 West Belle Place is an exceptionally rare example of an Italianate country home in St. Louis.

When compared with other examples of Italianate buildings in St. Louis, the home is unique. It is far less formal than the designs executed for Henry Shaw or the Lemp Mansion, and much more elaborate than other rural examples like Einstmann House, or extant urban townhouses such as the William Cuthbert Jones House. The home’s elaborate cornice and use of heavy projecting hood molds and quoins, its multiple projecting octagonal bays and alternating use of both segmental and round arch window openings set the Philip and Louisa Green home apart as a high quality and unusual expression of the Italianate style in St. Louis.


134 years later, this highly ornate "exceptionally rare" and "unique" Italianate country home is threatened with demolition! After may years of abandonment under several owners, 4171 West Belle Place was in the hands of LRA. In 2014 what seemed like the homes savior purchased the home with intentions of rehabilitation. To assist with financing the rehabilitation, the new owner had the home listed on the National Register in order to qualify for Missouri Historic Tax Credits. While the nomination was being prepared, the roof collapsed and the home was condemned by City Building Division. 4171 West Belle Place was successfully listed on the National Register on November 2, 2015, yet the owner now claims the rehabilitation as planned is not feasible and applied for a demolition permit on July 18, 2016.

This Monday afternoon, at 4:00 the St. Louis Preservation Board will decide if the demolition should be allowed. Surprisingly, the Cultural Resources Office staff recommendation is to allow demolition due to the circumstances. This is exceptionally short sighted and I would argue that the demolition should not be allowed due to the importance of this historic home. As the National Register nomination states, this home is "exceptionally rare" and "unique", which are not terms used in most nominations. There simply is not another surviving comparably ornate Italianate home in the St. Louis region. 

While the owner of 4171 West Belle Place cannot be blamed for the current condition of the home, the argument that rehabilitation "feasibility" has drastically changed seems flawed. If the roof was to the point of collapse, it would very likely have needed to be completely rebuilt even if it had not collapsed. Roofs don't go from structurally sound to rotten to the point of collapse in one year.

The Preservation Board should deny this demolition and order the owner to use the estimated $5,000 cost for the demolition to construct a temporary roof over the home. If the cost of the rehabilitation minus the Missouri HTC is too much for the owner, they should consider rehabbing the home as a rental property for 5 years, which would allow the addition of the 20% Federal Historic Tax Credit. Otherwise, the LRA should take back the property and put out an RFP to find a new owner willing and able to rehabilitate the home.

The Cultural Resources Office describes 4171 West Belle Place as "High Merit", which it indeed is. The reality is, that 4171 West Belle Place is irreplaceable! 

If you agree that this exceptional home should NOT be demolished, please email Dan Krasnoff, Director of the Cultural Resources Office at: krasnoffd@stlouis-mo.gov and copy Adonna Buford at: buforda@stlouis-mo.gov or if you can, attend the meeting and tell the Preservation Board in person. The meeting location is 1520 Market Street, suite 2000.

Friday, July 22, 2016

STL & Preservation Board Should Demand Better @ SW Bank


Monday evening BMO Harris held an open house in the historic Southwest Bank Building to reveal details about the rumored redevelopment of the bank building that stretches from Southwest Avenue to Botanical through five connected structures built between 1905 and 1973. The site plan above has made two major positive change since it was first shown to neighborhood groups and preservationists in separate meetings in early June.

At that time, the plan showed preservation of the original building at the corner of Southwest and Kingshighway only. The Walgreens was about 20 feet south of what is shown above and the corner building at Botanical would be demolished. The plan has been changed so the corner building is preserved. Since the developer, Draper & Kramer of Chicago does not see any value in rehabilitating the building, they will be donating it to the Tower Grove Community Development Corporation. Also, the Walgreens had been shown with its ass end facing Kingshighway and the entrance facing what they called the "town center", a small area of pavers in the middle of the asphalt (don't get me stated on that one). This has now been reversed so Walgreens face Kingshighway.

The proposed plan still calls for demolition of two contributing buildings in the Reber Place National Register Historic District. The proposal will go before the Preservation Board next Monday afternoon at 4:00 pm in the 2nd floor hearing room at 1520 Market Street. The final agenda for the meeting was posted yesterday and as it should be, the Cultural Resources Office recommendation is "That the Preservation Board withholds approval of the demolition of the Merit Buildings unless it finds that the use of the structures proposed for demolition are not economically feasible and/or that approval of the proposed redevelopment will equal or exceed the contribution of the structures to be demolished". If you cannot attend the meeting in person, public testimony may be submitted by emailing Dan Krasnoff at krasnoffd@stlouis-mo.gov and Adona Buford at buforda@stlouis-mo.gov

The proposed design of the Walgreens was also revealed Monday, and there were rightly several comments of disapproval from members of the audience. I tweeted that I thought it loos like a suburban Schmucks.

The comments must were obviously taken to heart because the design shown in the Preservation Board Agenda is quite different. It went from boring & suburban looking to basically a bland box. Also, what appeared to be a dual entrance facing Kingshighway and the parking to the north is now shown just opening to the parking.


If the developer wants to go contemporary, maybe they could do something that has some style like this example the Lincoln Park neighborhood of Chicago.

You may be thinking this looks too small for a Walgreens, and you would normally be correct. This store however has a mezzanine level inserted into the double-height interior volume. Photos from dna info Chicago.
In New Orleans, developer Stirling Properties took an old American Legion hall and retrofitted it for Walgreens. After many meetings with area residents and retailers, they transformed the front elevation on Magazine Street with a design that fits well with the historic character of the neighborhood. More info on this project here.
In many cities examples can be found where Walgreens has gone into an existing historic building. In Downtown Atlanta, Walgreens is re-using the former Woolworths space in the historic Olympia Building. The new signage even mimics the Art-Deco style of the original Woolworths, which required extensive restoration work. Rendering from Atlanta Tomorrow's News Today.

On State Street in Ann Arbor, Walgreens went into this historic building that was once a Kresge store.


Not surprisingly, just down the street is a CVS located in another historic building. Photos from The Ann Arbor News.

In Downtown Baltimore, Walgreens went into this colonial revival, which at least on the exterior seems less suitable than the former Woolworths or Kresge spaces. The did manage to block out the windows though. Photo from Colorodo Traveling Ducks.

In Oak Park, an inner ring suburb of Chicago, Walgreens preserved two street facades of a historic two-story corner building. The contemporary entrance, which also fronts on the street is set back several feet and uses a contrasting brick color to highlight the historic facade. This project was designed by the architectural firm of Camburas & Theodore, Ltd., who also restored a historic bank in the Bucktown/Wicker Park neighborhood for a 30,000 square foot flagship Walgreens Store. 


An interior view of the Oak Park store, which features fresh fruit!

The Oak Park example of saving a historic facade could easily be done for the proposed new Walgreens fronting Kingshighway. The 2-story circa 1928 store building in the middle of the block aligns with the new Walgreens, and keeping this Mediterranean revival facade would go a long way toward preserving the integrity of this historic block. 

Between the two story 1928 building and the 1905 bank at the corner is this 1923 one story structure. While much simpler in design, keeping the facade of this building as well would further preserve the integrity of the block. This facade should be incorporated into the one-story addition planned for the bank and the remainder used to screen the parking between the bank and the Walgreens with landscaping behind the openings where storefront windows are removed. While avoiding a curb cut here would be preferable, using 2 of the storefront openings could allow the right-in, right-out configuration currently proposed.

Walgreens has shown its willingness to either go into existing buildings or at least preserve historic facades of buildings in other cities and we should demand no less for the proposed new store on Kingshighway.






Monday, July 18, 2016

Southwest Bank is Much More than One Corner Building

Tonight BMO Harris Bank in coordination with the Southwest Garden Neighborhood Association is hosting an open house at 7:00 pm to reveal its plans for a new Walgreens on the property of Southwest Bank at the intersection of Southwest Avenue and Kingshighway Boulevard. The event will be held at the bank building and due to space constraints, attendance is limited to 100 people. Please go to Eventbrite to register for a ticket. There will be a presentation followed by questions and an opportunity to express your opinions about the proposed plan.

Most St. Louisans are familiar with the historic bank building at the corner made famous by the movie The Great St. Louis Bank RobberyBMO has already stated that they plan to keep the corner bank building and restore the structure. What remains to be seen is how much of the rest of the block face of historic structures along Kingshighway they plan to bulldoze for the new Walgreens. 

The block is part of the Reber Place National Register Historic District. The map above is from the district nomination and shows the dates of construction of the five connected buildings along Kingshighway. The last portion, built in 1973 is considered non-contributing to the district due to its date of construction. The four contributing buildings would be eligible for both Missouri &  Federal Historic Rehabilitation Tax Credits if rehabbed.

In the middle of the block stands this two story store building featuring decorative terra cotta in a Mediterranean style built in 1928 as a separate structure and later incorporated into the bank. The buildings 2nd floor windows have been bricked-in, but this facade is still an attractive composition. If the new Walgreens was to be located here, it would be an opportunity to incorporate this historic facade with windows and an entrance along Kingshighway.

At the corner of Botanical and Kingshighway, this Arts & Crafts style building was built in 1920 as a corner store likely with apartments above. While the beauty of this building has been muted by bad white paint, monotone grey trim, bad windows and garish blue awnings, this building is arguably as significant from a design standpoint as the corner building at Southwest. This building could easily be repurposed with commercial space for a restaurant or retail on the first floor and office space or apartments on the 2nd floor.

From an urban design perspective, the buildings presence at the corner is crucial to the historic nature of the intersection. Across Botanical is another corner mixed used building. While it has also had some unfortunate remuddling at the parapet, the composition of the intersection is fully intact. Losing the corner building on the Bank property would be highly detrimental to what is a very intact neighborhood and historic district. Hopefully BMO and the their architect will agree.

Sunday, July 3, 2016

Huntleigh Maritz & Young Marketed as Potential Tear-Down!


A Vanishing STL reader informed me that this beautiful 5,000 s.f. home designed by the esteemed firm of Maritz & Young is currently for sale as a potential tear-down. The home at #2 Dunlora Lane, which was constructed in 1935 in Huntleigh, features 4 bedrooms including a 1st floor master suite, 3 full baths and 2 half baths. There are two separate real estate listings: One that includes information about the house and one that describes the property as a building site which happens to have an existing house "which can be deleted"! Maritz & Young designed over 150 homes for the who's who of St. Louis between WWI and WWII. For more about the Maritz & Young, read this story about a monograph of the firms work.


The spacious main rooms of the first floor feature beautiful polished terrazzo floors, something almost never found in newly constructed homes. A home of these quality materials would cost $250-$300 a square foot to construct today, meaning that if someone does demolish this home they would be flushing upwards of $1,500,000.00 down the toilet! Unfortunately this kind of blatant waste is not unprecedented. In 2006 another colonial revival home by Maritz & Young at 35 Brentmoor in Clayton was demolished to build a Mediterranean style McMansion.


A view of the dining room shows off the homes plaster crown molding, arched doorways and large windows. Photographs above from the first listing.


An aerial view of the property which also features an large pool and a separate 2-bedroom cottage with kitchen and living area. People seem to forget all too often that if a home (or any other building for that matter) doesn't suit your present needs, it can be renovated, remodeled, added onto or reconfigured to your liking. Clearing the site and starting over is not always the best option.

Also, if you have a horse or two, you are in luck. The area is zoned for equestrian use, so you can add a barn to the property of you want.

In an estate auction was held at the house. The video from the auction gives a broader overview of the house. Ignore the frumpy stuff that was sold and focus on the house. Note the coffered ceiling in the basement. Typical of homes of this size and time of construction, the entire first floor of the house is a cast in place concrete slab, which goes hand in hand with the wall to wall terrazzo floors.

Friday, April 1, 2016

New MLS Stadium To Be Built West Of Busch Stadium




A new ownership group has been formed to bring Major League Soccer to St. Louis! They have chosen a site directly west of Busch Stadium for a new 20,000 seat soccer stadium to be the home of the first MLS expansion team, the St. Louis Steamrollers.

When asked for comment about the plan, a spokesman said they really liked they concept and planning process that went into the failed riverfront stadium for the now departed Rams, but preferred a more central Downtown location. What sold them was the idea of having the existing parking infrastructure for Busch Stadium and Scottrade Center as bookends for the new soccer stadium.

A real estate broker has secured options on all of the remaining buildings at Cupples Station, which will be demolished for the new stadium and additional surface parking lots. MODOT has agreed to re-locate two ramps to maintain the present access to highway 40/64. The ownership group hoes to have the stadium ready for the 2018 season.