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Formerly Vacant House Now Occupied

Architecture in St. Louis has grabbed my attention since that first day I drove in on I-44 from Oklahoma, that was in August 1990.  In March 2004 I attended a Rehabber’s Club meeting with a good friend, architect Dustin Bopp, in the Benton Park West neighborhood. Afterwards I walked across the intersection to admire a boarded up house on a large corner lot. It was built in 1887.

2706 Wyoming on March 27, 2004.
27xx Wyoming on March 27, 2004.

Beautiful, I thought. I could see past the boarded up first floor windows and the moss growing on the brick in the corner, imaging it when new and how it might be again someday. Life moved on and I forgot all about this house.

Then a few months ago I stumbled across the above photo on my computer and I wondered what became of this home. Was it torn down? Still vacant & boarded? Occupied?

Same house now
Same house now
Front view
Front view
Front entrance
Front entrance

I found out online that work began less than a month after I saw the house and in 2006 it sold to the current occupants. Last week I finally got by to see it again. Magnificent!

— Steve Patterson

 

 

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.

New Family Dollar entrance doesn't face Jefferson & Victor.
New Family Dollar entrance doesn’t face Jefferson & Victor.

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

Family Dollar at 6000 Natural Bridge has no connection to public sidewalk. Click image to see my post.
Family Dollar at 6000 Natural Bridge, built in 2006, has no connection to public sidewalk. Click image to see my post from March 2011.
In 2007 Family Dollar built this location on Dr. Martin Luther King, just west of Grand
In 2007 Family Dollar built this location on Dr. Martin Luther King, just west of Grand

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.

Closed Burger King December 2011
Closed Burger King December 2011, looking north along Jefferson
North side of the former Burger King facing Victor St.
North side of the former Burger King facing Victor St.

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.

By August 2012 the site was  back to bare earth.
By August 2012 the site was back to bare earth.

b

The north side facing Victor St has a red brick veneer, but no doors or windows.
The north side facing Victor St has a red brick veneer, but no doors or windows.
The Jefferson facade is narrow, with blank walls at the intersection.
The Jefferson facade is narrow, doesn’t come out to the sidewalk, with blank walls at the intersection.

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

 

Gateway Arch Inaugurated By VP Humphrey Forty-Five Years Ago Today

For  a few years now many people have been gearing up for the 50th anniversary of the last piece of the Arch being set into place, that will be on October 28, 2015. I wasn’t born yet so the topping of the Arch isn’t the big deal as it is to those alive at the time, watching it take shape. To many they only knew the Arch grounds as a parking lot.

mage from Jefferson National Expansion Memorial archives.
Demolition of nearly 40 city blocks began in 1939, for decades the area was just parking.
From the Jefferson National Expansion Memorial archives.

This parking lot is the subject of chapter three of a new book: The Gateway Arch: A Biography by Tracy Campbell. If you want a coffee table book on the Arch, this isn’t it. If you want an interesting biography of an iconic object, this is your book. This book will be released on the 28th.

The Gateway Arch was expected to open to the public by 1964, but in 1967 the public relations agency stopped forecasting the opening date. The arch’s visitor center opened on June 10, 1967 and the tram began operating on July 24.

The arch was dedicated by [VP] Humphrey on May 25, 1968. He declared that the arch was “a soaring curve in the sky that links the rich heritage of yesterday with the richer future of tomorrow” and brings a “new purpose” and a “new sense of urgency to wipe out every slum.” “Whatever is shoddy, whatever is ugly, whatever is waste, whatever is false, will be measured and condemned” in comparison to the Gateway Arch. About 250,000 people were expected to attend, but rain canceled the outdoor activities. The ceremony had to be transferred into the visitor center. After the dedication, Humphrey crouched beneath an exit as he waited for the rain to subside so he could walk to his vehicle. (Wikipedia)

Hopefully we’ll have dry weather on October 28, 2015.

— Steve Patterson

 

Two-Thirds of Readers Opposed Decision to Raze Cupples 7 Warehouse

Cupples 2 (left, renovated) and Cupples 7 (right, slated for demolition by the city)
Cupples 2 (left, renovated) and Cupples 7 (right, slated for demolition by the city)

No surprise in the poll last week, readers are opposed to the city razing the Cupples 7 warehouse building, here are the results from the poll last week:

Q: The city plans to raze Cupples 7; support or oppose?

  1. Strongly oppose 65 [44.52%]
  2. Oppose 31 [21.23%]
  3. Support 24 [16.44%]
  4. Unsure/No Answer 10 [6.85%]
  5. Strongly support 9 [6.16%]
  6. Neutral 7 [4.79%]

Nearly half “strongly opposed” to razing the building. If they’re like me, they’d risk collapse while holding out for a developer with deep pockets.

When we simplify the results the contrast becomes even stronger: two-thirds are opposed.

2/3rds of readers were opposed to demolition
2/3rds of readers were opposed to demolition

Yesterday I met with Treasurer Tishaura Jones and Cupples 7 was one of the topics we discussed. Per the previous treasurer, that office must buy the bank note on the property if the city demolishes the building. Jones told me they don’t have any definitive plans for the site once it is cleared. I suggested a transparent process to get the community involved in brainstorming ideas.

I want to see a building, not parking or green space.

— Steve Patterson

 

Poll: Thoughts on Demolition of Cupples 7

South wall of the Cupples 7 warehouse
South wall of the Cupples 7 warehouse

Last week the city announced the Building Commissioner will order the demolition of the  historic Cupples 7 warehouse if a savior doesn’t come foreword.

The city’s building commissioner is expected to file a demolition permit next week.

The seven story building will be demolished at the end of the month if a developer doesn’t purchase it first.(KSDK)

That’s not much time to find someone with deep pockets to save the structure. Interesting information also came out last week about finances.

Unless a new buyer emerges, the city will be out $850,000. That’s because former Treasurer Larry Williams took an option on the property from Montgomery Bank, lender to the development firm that was unable to follow through on its plan to put condos in Cupples 7. (stltoday)

It looks like Cupples 7 will be coming down because just stabilizing the structure is estimated by some to cost millions.

The poll this week seeks to find out if you support the city’s decision, vote in the right sidebar. See Saving Cupples 7: The Importance of Urban Context for more photos.

— Steve Patterson

 

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