McKinley Heights Code Made New Family Dollar Better Than Their Boilerplate, Still Has Room For Improvement

In case you haven’t noticed, Family Dollar stores are popping up all over St. Louis. From November 2012:

Family Dollar Stores Inc. will expand its store base by 500 this fiscal year as it looks to capture a bigger share of the dollar-store market. (Charlotte Business Journal)

A good number of those 500 new stores seem to be in St. Louis, I’ve spotted new locations next to Jefferson Commons, Grand @ Magnolia and now Jefferson near Gravois.

So what does their typical new construction look like? Not much architecturally, with little to no connection to the sidewalk.

When building these two stores in 2006 & 2007 they used a pretty auto-centric approach and the cheapest materials. Now let’s take a look at the south Jefferson location where they built their newest location, starting with the Burger King that occupied the site for years.

The Burger King was a typical suburban design in what was previously an urban location. Years of chipping away at the urban fabric devalued the urban experience, but money was made. That is, until it got old, then the money stopped flowing. Uses for former fast food restaurants are limited, often to check cashing places or other businesses that could care less about the city where they are located.  Okay, back to the site on Jefferson.

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The McKinley Heights Historic District Design Standards is to thank for the fact this store isn’t awful like the prior examples. The follow section, in particular:

ARTICLE 5: COMMERCIAL DEVELOPMENT CORRIDORS DESIGN STANDARDS

501 NEW CONSTRUCTION AND EXISTING NON?HISTORIC COMMERCIAL BUILDINGS

All new construction within the designated Commercial Development Corridor (the Corridor) must be reviewed and approved by the Preservation Board taking into account the following considerations:

501.1 Height

New buildings must be constructed within 15 percent of the average height of existing buildings on the block. Any additions must be compatible with both the existing building and the surrounding structures.

501.2 Scale

The scale of all proposed new construction in the Corridor must respect the existing scale of any surrounding historic structures by seeking to minimize the difference in height, mass, fenestration and location. Any additions must be compatible with both the existing building and the surrounding structures.

501.3 Location

New or moved commercial structures shall be positioned on the lot to not only enhance the character of the commercial location but also to be compatible with the surrounding streetscape. Any additions must be compatible with both the existing building and the surrounding structures.

501.4 Exterior Materials

All new building materials shall be compatible in type and texture with the dominant materials of adjacent buildings. While artificial masonry such as “Permastone” is not permitted, introduction of new materials for new construction will be considered. A submission of all building material samples shall be required prior to approval. Any additions must be compatible with both the existing building and the surrounding structures.

501.5 Details

Details on new structures should be compatible with the surrounding built environment. Any additions must be compatible with both the existing building and the surrounding structures.

I have numerous problems with the code:

1. The code is 41 pages of text! Not a single diagram to illustrate what is desired, or what is discouraged. Lawyers might like to read written code, but those trying to design to codes are often visual learners.  The general public can benefit greatly from diagrams, increasing understanding.
2. If someone wanted to build a 5-story urban/mixed-use building on this site, it wouldn’t be allowed because it would be greater than 15% above the few 1-2 story buildings on the block. Never mind that we have 2 story buildings next to 5+ story buildings in many historic neighborhoods. Increased density, if allowed, not required, would be good for area businesses.
3. The code is too general: compatible, respect, and enhance are all subjective terms.
4. Form-based codes, for example, deal with issues such as width of the building facing the primary street, more building should’ve faced Jefferson.

I’m very glad this code is in place, but I’d like to see it and others improved.

— Steve Patterson

Potential Development Sites Along Proposed Streetcar Line, Part 5: Jefferson to Compton

This is the fifth post in a series looking at potential development sites along the proposed initial route of the St. Louis Streetcar.  The first four parts were:

1. Olive 15th-16th
2. Olive 16th-18th
3. 14th & Olive To North Florissant & St. Louis Ave.
4. Olive 18th to Jefferson

This post will cover the 0.6 mile stretch of Olive from Jefferson to Compton (map). Let’s start with the North side of Olive at Jefferson:

Some existing buildings aren’t as tall as would be nice but their age/height will be a nice contrast to the new construction we should see go up over the twenty years. In short, lots of opportunities for new construction on vacant land.

OK, let’s cross Olive at Compton and return east to Jefferson. It would be impossible to look at this section of the proposed route without discussing the urban renewal clearance of Mill Creek Valley:

By World War II, Mill Creek’s tenements and faded town houses were home to nearly 20,000 people, many of them poor blacks who had migrated north from the cotton fields. More than half the dwellings lacked running water, and 80 percent didn’t have interior bathrooms.

Tucker proposed knocking over nearly everything and starting over. In 1955, city voters overwhelmingly approved a $10 million bond issue for demolition, on the promise that the federal government would reimburse most of it. The local NAACP endorsed the idea. Work began on Feb. 16, 1959, at 3518 Laclede Avenue, where a headache ball smashed a house that dated to the 1870s.

The bulldozers swiftly transformed the city’s “No. 1 Eyesore” into an area derided as “Hiroshima Flats.” Among the few buildings spared was the old Vashon High School, now part of Harris-Stowe State University. When work began in 1961 on University Heights Village apartments, only 20 original families still called Mill Creek home. (stltoday.com – A look back • Clearing of Mill Creek Valley changed the face of the city)

The area from Union Station to Grand was cleared. This area got new construction like the A.G. Edwards HQ, now Wells Fargo Advisors, LaClede Town (razed), Heritage House senior apartments, and the “flying saucer” gas station on Grand at Forest Park, now a Starbucks. n

I’m excited about the possibly having a modern streetcar line a block away from my loft, but the redevelopment potential in midtown is phenomenal. I’ve been losing sleep for the past week as I picture what this could look like at full build out.  The vision must come before the bricks and mortar.

— Steve Patterson

Poll: New Construction Should…

I’m not a preservationist, though I often favor saving old buildings. I do so because they frequently exhibit the urban qualities I think creates a desirable built environment, while new construction rarely has any qualities I find redeeming.  Still, new construction is a must. But what should it look like?

[Reporter Tracy] Smith asked Paul Goldberger, architecture critic for Vanity Fair, how we decide what to save: “We want to save the best of every period, ideally,” he replied. “We also want to protect certain kinds of neighborhoods — like Beacon Hill in Boston, or Georgetown in Washington. That’s really important.

The dark underside of historic preservation is that we often preserve not so much because we love what we’re protecting; it’s because we fear what will replace it,” he continued. “And, unfortunately, we’ve been right a lot of the time.” (CBS News)

True, replacements for old urban buildings have often been urban disasters, turning their back on the sidewalk or placing vast surface parking lots between the sidewalk and entrance. In St. Louis if new construction is wrapped in red brick it often gets approved, regardless of form, proportion, etc.

The CBS story showed new buildings that looked old, well enough to fool many. Some buildings around Lafayette Park are this detailed. Do you think that is good, bad or do you even care?

The poll this week is a rather philosophical one, a question of your aesthetic viewpoint. How do you think new construction should look? The poll is in the right sidebar, you can create your own answer if you don’t like the ones I’ve provided. I’ll present the results on Wednesday June 12th, along with my thoughts on the topic.

— Steve Patterson

Donated Boeing 727 To Help Train First Responders

As many of you know, Metro, formerly know as the Bi-State Development Agency, operates our MetroBus and MetroLink light rail service. Metro also runs the trams inside the Arch and operates the Saint Louis Downtown Airport (map). Although MetroBus service does reach the airport, my boyfriend drove me on April 19th to view Metro accepting a Boeing 727 from FedEx Express.

Here is the donated plane will be used:

Although the aircraft’s primary purpose will be to train firefighters and other emergency response force personnel, it will also serve as a classroom and a ground trainer for future pilots and aircraft maintenance technicians, and be made available to researchers and educators for use in their air safety and educational programs.

The pilots’ cockpit will remain intact, just as it is when the pilots stepped out of it, however, changes will be made throughout the rest of the aircraft. The front half of the fuselage will be configured as a standard passenger airliner, complete with a pull-down screen and overhead projector for use in classroom-style presentations to tour groups visiting the airport and the Greater St. Louis Air and Space Museum, and to youth flying with Experimental Aircraft Association (EAA) Chapter 64 in their Young Eagles program. Jet Aviation, which has a history of doing maintenance and repair work for the FedEx corporate fleet at its facilities at St. Louis Downtown Airport, will assist in preparing the aircraft for its new mission.

The rear half of the fuselage will be outfitted to contain a maze of hanging hoses, wires, and other obstructions with cargo containers, boxes, and jumbled seats. During training sessions, non-toxic smoke generators will fill the aircraft with smoke as if the aircraft had made a crash landing. Area firefighters will be able to don their gear and enter the aircraft to search for survivors and complete a myriad of real-world training scenarios. (source)

Firefighters in the region currently get trained in simulated spaces, not with actual aircraft.  Once ready for training, firefighters from the region will be able to come practice maneuvers in a more realistic setting.

This plane has a brief St. Louis history:

The aircraft was delivered on October 25, 1979, in full Ozark Airlines’ colors, however, it was transferred to Pan American World Airways that same day. Pan Am operated it as “Clipper Frankfurt” from Oct. 25, 1979, until they ceased operations on Dec. 4, 1991. The aircraft was placed in storage from Dec. 5, 1991, until it was acquired by FedEx Express on April 22, 1993. 

Ozark Airlines operated from Lambert until merging with TWA.

— Steve Patterson

New Books From Reedy Press: Black Missourians, Eckert Summer Cookbook, Do Before You Die, St. Lou-isms

I’ve received a number of books recently, this post is about four from St. Louis-based publisher Reedy Press.

#1

The first fills in a gap in my knowledge about some names I’ve heard in my nearly 23 years as a resident of St. Louis.

Extraordinary Black Missourians: Pioneers, Leaders, Performers, Athletes, and Other Notables Who’ve Made History by John A. Wright Sr. and Sylvia A. Wright, $19.95.  ISBN: 9781935806479

African Americans have been a part of Missouri from its territorial days to the present, and Extraordinary Black Missourians describes more than 100 pioneers, educators, civil rights activists, scientists, entertainers, athletes, journalists, authors, soldiers, and attorneys who have lived in the state for part or all of their lives. Josephine Baker, Lloyd Gaines, Langston Hughes, Annie Malone, Dred Scott, Roy Wilkins, and others featured in the book are representative of individuals who have contributed to the African American legacy of Missouri. They set records, made discoveries, received international acclaim and awards, as well as led in the civil rights movement by breaking down racial barriers. These accomplishments, and others, have played a major role in shaping the history and culture of the state and nation. Extraordinary Black Missourians attempts to put a face on these individuals and tells of their joys, failures, hardships, and triumphs over sometimes insurmountable odds.

With a look at blacks from all over the state, there are names in the contents I’ve never heard before. Glad to have this indexed book for future reference.

 #2

Everyone that has lived in St. Louis knows the name Eckert. Last year I posted about The Eckert Family Fall Cookbook and now they’re out with a summer volume:

The Eckert Family Summer Cookbook: Peach, Tomato, Blackberry Recipes and More compiled by Jill Eckert-Tantillo and Angie Eckert, $12.00. ISBN: 9781935806462

The second installment of the Eckert Family Cookbook Series features delectable, time-tested recipes from their famous summer harvest. From roasted tomato gratin to peach cobbler, The Eckert Family Summer Cookbook covers every category from soups and salads through desserts. Recipes emphasize ingredients pulled straight from the fields during summer months, when tender fruits flourish alongside root vegetables, sturdy greens, and woody herbs. Highlights include corn saute, peach tomato mozzarella salad, pork tenderloin with balsamic peaches, and fresh blackberry tart, among other delights. Tips and techniques for preparation and storage also fill The Eckert Family Summer Cookbook-the latest example that eating locally grown foods is a family tradition for the Eckerts! Jill Eckert-Tantillo is vice president of Marketing and Food Services for Eckert’s. Angie Eckert is vice president of Retail Operations for both the Country Store and the Garden Center for Eckert’s. Both Jill and Angie love to prepare meals for family and friends using the freshest ingredients of the season. They believe the best family memories are made around the dinner table.

#3

Bored? Here’s a book with 100 suggestions on things to do here in St. Louis. Scanning the list I’d say I’ve only done about 20-25 of them, so I’d better get busy.

100 Things to Do in St. Louis Before You Die by Amanda E. Doyle, $15.00. ISBN: 9781935806509

Let’s face it: St. Louis is a big city, and life is short. Whether it’s moving some musts to the “done” column of your bucket list or finding fresh ways to spend your summer in the city, this handy compendium will make the most of your minutes. Bike the Riverfront Trail to the Chain of Rocks Bridge, sip a chocolate malt at Crown Candy Kitchen, hold your breath during the high-wire act at Circus Flora, or admire the architectural and design splendor of Frank Lloyd Wright’s Ebsworth Park home: you just gotta do it! One hundred ways to connect with your town await. Special features include insider tips on getting the most from your stops and themed itineraries for the truly adventurous. As the associate editor of Where Magazine for the past 13 years, and as mom to a curious preschooler, Amanda E. Doyle enjoys seeking out the city’s singular charms, including those documented in her two previous books, Finally! A Locally Produced Guidebook to St. Louis, By and For St. Louisans, Neighborhood by Neighborhood and To the Top! A Gateway Arch Story.

#4

Every region has lingo that is unfamiliar to newcomers, St. Louis is no exception.

St. Lou-isms: Lingo, Lore, and the Lighter Side of Life in the Gateway City by John L. Oldani, PhD, $19.95. ISBN: 9781935806448

Do you warsh your dishes and rinsh them in the zink? Do you eat mustgo for dinner? Heard about zombies in Wildwood or St. Louis Hills? Ghostly hitchhikers in Florissant? What or who is a St. Louis Hoosier? In St. Lou-isms, John “Dr. Jack” Oldani documents wholly new St. Louis folklore related to senior citizens, baby boomers, lawyers, nurses, new St. Louis vocabulary, Irish and Bosnian folklore, and even urban belief tales. Dogtown, St. Louis Hills, Valley Park, Wildwood, Ellisville, and other communities are connected through jokes, beliefs, tales, speech, lingo, graffiti, games, and other lore. St. Lou-isms decodes the lingo and traces the stories, shared by all St. Louisans. This book will keep you from being St. Louis “stupid,” or a few clowns short of a circus! You can live, laugh, and learn to leave a legacy! For more than 30 years, Dr. John L. Oldani, a St. Louis native, has been a professor of American Studies and folklore at American and international universities. From his fieldwork, he has collected more than 150,000 folklore texts from the St. Louis area. He is the author of four other books on American folklore, one highlighting the American quilter.

Look for these at local bookstores like Left Bank, AIA, Missouri Botanical Garden, etc., or click the title link to order direct from the publisher.

— Steve Patterson