Arlington Grove Apartments: An Urban Project In An Unplanned Context

In yesterday’s post, my 9th annual look at Dr. Martin Luther King Drive, I briefly mentioned the now-complete Arlington Grove Apartments. Today is a closer look at this project by McCormack Baron Salazar, the folks behind the North Sarah Apartments.

The biggest problems with Arlington Grove is the context: crossing Martin Luther King Drive on foot and recent non-urban developments.

ABOVE: The urban Arlington Grove Apts as seen from the auto-centric gas station across the street

The gas station across the street is a 4,300 square foot building on a 52,087 square foot lot, built in 2007.  It is massive and destroys urban potential of the three-story buildings facing MLK Dr.

ABOVE: Aerial view of the site before construction began. Image: Google Maps

ABOVE: Aerial after construction completed, note the solar panels. Image: Google Maps

Arlington Grove contains 112 1, 2 & 3-bedroom apartments in 22 new buildings and a renovated 3-story school on two parcels totaling 213,800 square feet. At the scale of the gas station, this large site would contain just 17,650 square feet of interior space. Each floor of the renovated school contains nearly 15,000 square feet!  The school, without the 22 new buildings, was already far denser than the gas station.

In other words, these two are radically different visions for the community. The 112 new apartments doesn’t detract from the gas station, but the gas station is a major detractor from the new residential neighborhood.  An urban gas station like this one in Milwaukee would’ve been ideal to create a 3-story front to MLK while also providing a place for people to fuel their cars. Update 1/122 @ 9:25am: See this example of an urban gas station on Google maps here.

ABOVE: Artist rendering of people easily crossing MLK

ABOVE: The actual street is missing places to safely cross.

ABOVE: The nearest place to cross MLK is the west side of Clara Ave that runs next to the gas station. Arlington Grove can be seen in the far right.

The next place to cross is Arlington Ave four blocks to the east! Someone needs to look at this area and make it easier/safer to cross the street.

Ok, back to the development itself. Like I said, the Arlington School, built in 1900, is the centerpiece.

ABOVE: In 2011 work had begun on adapting the Arlington School to apartments

ABOVE: The renovated school building now full of apartments

ABOVE: The old Arlington School is the centerpiece of the development

The one flaw I found with Arlington Grove is wheelchair access to the school building. A wheelchair ramp is provided in back — very convenient for anyone driving a $45,000 van.

ABOVE: Pedestrians entering from the pedestrian entry off Cote Brilliante Ave don’t have a direct path, a curb is a barrier (foreground).

ABOVE: From the opposite view, what could’ve been an excellent pedestrian route is easily fixed. I had a leasing person come out to see the problem.

ABOVE: The blue line shows how the current ramps force wheelchair users to go out of their way and into the auto drive rather than just crossing it at a less busy point.

ABOVE: I like that one of the two 3-story buildings facing MLK has storefront spaces

The 22 new buildings have similar materials but unique designs.

I realize the entire 5+ mile stretch of Dr. Martin Luther King Drive can’t be lined with 3-story buildings, some with storefronts. But with some advanced planning the Arlington Grove development could’ve been anticipated prior to the construction of the gas station in 2007. That would’ve allowed for the plans to create similar building scales on both sides of MLK with either an urban gas station or with the gas station located a little further away.

But we don’t plan, we do piecemeal.

– Steve Patterson

Little Change on Dr. Martin Luther King Drive

This is my ninth look at St. Louis’ Martin Luther King Jr. Drive on Martin Luther King Day.  As before, the street doesn’t do the man justice. For the previous eight years I started downtown, west to the city limits and returned. That was done by car or motor scooter, but I longer have a car.  Recently returning to St. Louis in a rented car I had the foresight to exit I-44 at Jamison, making my way over to McCausland and Skinker to the west end of MLK Dr.

The following are sixteen images from my drive east to downtown.

ABOVE: Commercial district continues west off the city limits line

ABOVE: Just inside the city limits is the old Wellston Loop streetcar building

ABOVE: Across the street the once bustling district is largely vacsant

ABOVE: The former JC Penny store continues to deteriorate

ABOVE: But businesses do exist today, still serving the needs of area residents

ABOVE: Just east of Goodfellow is one of my personal favorites

ABOVE: Housing development Arlington Grove is now open — the residential units are fully occupied. More on this tomorrow.

ABOVE: Surprised to see this building still standing, even more surprised to see the front being tuck pointed.

ABOVE: Two of the four corners of Union & MLK have former gas stations, a third is currently a gas station.

ABOVE: A new tenant is in the retail space at MLK & Kingshighway, but it wasn’t even built with a connection to the public sidewalk just a couple of feet away

ABOVE: Boards over former windows is a too common sight, auto-related businesses dominate the area east of Kingshighway

ABOVE: Across from the renovated buildings of Dick Gregory Place is a nice looking restaurant, Arkansas Fried Chicken. Click image for Yelp listing

ABOVE: The corner of one building is collapsing

ABOVE: Another favorite building waiting for a new use.

ABOVE: Nearby is yet another favorite, in very original condition.

ABOVE: Skipping ahead from Vandeventer to Tucker we have the ongoing project to fill in the former railroad tunnel.

A few bright spots exist along this 5.7 mile stretch (map), but a more comprehensive approach is needed to address the myriad of problems that exist. The piecemeal approach isn’t going to do much beyond the immediate areas that have seen reinvestment.

We must find ways to get sources of good employment in the area again. It’s easy for you tell tell me the reasons why reality is that won’t happen, why jobs left and won’t return. I know why.  I want to know ideas for bringing new jobs in the future.

Tomorrow I’ll take a closer look at the Arlington Heights Apartments.

– Steve Patterson

Clemens Mansion Was To Kickoff McKee’s NorthSide Regeneration Project

It was three years ago today that many gathered on the lawn in front of one of the most historic properties in St. Louis: The Clemens Mansion, located at 1849 Cass Ave.

ABOVE: Blueprints for the adoption of the Clemens Mansion to senior apartments was on display on November 17, 2009

ABOVE: St. Louis Mayor Francis Slay signs a bill for Paul McKee’s NorthSide Regeneration project

From The Beacon:

Mayor Francis Slay put his ceremonial seal of approval Tuesday on the first step of the $8.1 billion plan to redevelop a large portion of north St. Louis, but he remained noncommittal on what developer Paul McKee considers a key part of the project.

The signing ceremony for two bills passed by the Board of Aldermen — the bills were actually signed into law by the mayor on Friday — took place under a tent on the front lawn of the Clemens House, one of the most visible properties in the McKee project area. (St. Louis Beacon)

Initial work had begun on the renovation but work stopped when part of the financing fell through, I believe a low-income housing tax credit. Soon much of McKee’s project will have a final airing in court.

The state Supreme Court has set Nov. 28 as the date for oral arguments in the lawsuit that has blocked McKee’s massive NorthSide Regeneration project for more than two years. There’s no telling how long after that a ruling might come down, but that ruling will help the project advance, McKee said. (stltoday.com)

Disclosure: I was a very minor consultant on the Clemen’s Mansion project, assisting with accessibility and starting to look at traffic calming and walkability along a larger stretch of Cass Ave. Hopefully the project can be completed in the future.

– Steve Patterson

Positive Signs Along St. Louis’ Dr. Martin Luther King Drive, Room For More

This is my eighth annual look at St. Louis’ Dr. Martin Luther King Drive on the holiday that celebrates the civil rights leader. Let’s begin at Tucker and head west.

ABOVE: Looking east toward Tucker Blvd that's closed for rebuilding

ABOVE: Just west of 14th a warehouse is getting a large expansion. Hopefully some jobs will be added.

ABOVE: At the end of 2011 a new downtown community garden was built. Click image for more info.

ABOVE: 3047 Dr. ML King was condemned in May 2011. The building was built in 1880. Click for Google Maps

ABOVE: The gas station & convenience store at 1300-1310 N Grand @ Page & @ Dr. ML King built a new building but didn't address pedestrian access

ABOVE: Same property as seen from Page.

ABOVE: Wheelchair user heading eastbound on Dr. ML King sidewalk just east of N Sarah. Click image to view area in Google Maps and see lots of empty land.

ABOVE: This beautiful building at 4635-37 Dr ML King was close to being razed a few years ago and was under rehab last year. It has 3,375sf and was built in 1899.

ABOVE: And just a few doors to the west at Dr. King & Marcus Ave this 1894 building was in sad shape. Both are part of the Dick Gregory Place Apartments project (click for info)

ABOVE: New construction as part of the Arlington Grove project at Dr. ML King Dr & Burd Ave. Click image for project info

ABOVE: More of Arlington Grove at Dr. ML King Dr & Clara Ave. Click image to see Google Maps

ABOVE: The historic Arlington school was the only structure retained on the block. Click for history.

ABOVE: I used this photo of 5955 Dr ML King a year ago, this building was razed in September & October 2011. Click to read last year's post.

ABOVE: In the Wellston Loop area a building is getting some needed maintenance and new streetlights can be seen.

So some progress is being made but so much work remains to be done. The potential exists but I don’t know that we have the ability to realize it.

- Steve Patterson

Post Offices Named After Two Prominent St. Louis African Americans on Closure List

Financial trouble at the Postal Service will soon hit the St. Louis area:

A number of St. Louis-area post offices have landed on a list of 3,700 retail offices the U.S. Postal Service is studying for possible closure to help cut its budget deficit.

The Postal Service, which has 32,000 retail offices nationwide, lost $8.5 billion last year and has already cut its payroll and closed retail locations. (Source)

Two of the St. Louis area post offices are located in depressed neighborhoods in north St. Louis. I had seen one before, but not the other.  I decided to see both up close.

ABOVE: Jordan W. Chambers, 63106 post office

My first question was, who are the people these locations are named after? I had seen the Jordan W. Chambers Post Office (above) in the last few years, although I didn’t know the name at the time.  Here is the answer for this one:

Chambers, Jordan W. — of St. Louis, Mo. Democrat. Delegate to Democratic National Convention from Missouri, 1944, 1952 (alternate), 1956, 1960. Presumed deceased. Burial location unknown. (Political Graveyard)

I checked Find-A-Grave and found more information, Jordan W. Chambers (1896-1962) is buried at Saint Peters Cemetary in Normandy:

Chambers was active in politics for many years. He worked in Ward 19 to organize precinct captains to ensure that all in his ward got out to vote. He organized the Young Democratic Club. Chambers owned the Peoples Undertaking Company in St. Louis–his political headquarters were next door. He was elected Constable and Democratic Committeeman of the 19th Ward in 1963, making the first Black Committeeman in St. Louis. He worked to get the Black vote for Harry S. Truman. Chambers worked tirelessly for better jobs for Blacks & was instrumental in the integration of the Circuit Court & the St. Louis Housing Authority. He owned Club Riviera–a meeting place for many big name stars and prominent politicians. He never retired from politics or civil rights work and when he died, Governor John Dalton gave the eulogy. President Kennedy and Vice-President Johnson sent telegrams of condolence.

Impressive! The 4,000sf post office bearing his name, at 901 N. Garrison Ave, was built in 1959, three years before his death. Was it named for him while still living?  This post office is located in the 19th ward where he was politically active. Chambers Park is located to the west.

ABOVE: The Gwen B. Giles (63112) post office is on the closure list

One of the first things I noticed when I visited the Gwen B. Giles post office located at 1409 Hamilton Ave was the nameplate attached to the building, likely covering the original name. City records online do not indicate the year the building was built, I’d guess sometime in the late 1930s based upon the detailing.

ABOVE: Gwen B. Giles from Missouri State Archives

Gwen B. Giles was born in Georgia in 1932, so the post office was named for at least one person before her:

Gwen B. Giles was the first African American woman to serve in the Missouri Senate. She lived in St. Louis, Missouri, and was elected senator in 1977. Giles was also the first woman and the first African American to be appointed St. Louis city assessor, a position she held from 1981 until her death. Gwen Giles devoted her life to public service. She worked steadfastly to secure civil rights and improve living conditions for the citizens of St. Louis. (Source)

Giles died in 1986:

During her distinguished career in politics served as Missouri’s first African American female senator, representing the Fourth District, where she chaired the Interstate Cooperation Committee and was a member of several other legislative committees. She was also the first woman and the first African American to be appointed St. Louis city assessor, a position she held from 1981 until her death. She devoted her life to public service working steadfastly to secure civil rights and improve living conditions for the citizens of St. Louis. She came to St. Louis in 1935, later graduated from Saint Louis University. Beginning in the 1960s, she promoted involvement of St. Louis religious leaders in the civil rights movement. She was a member of the Archdiocesan Commission on Human Rights. In 1973, St. Louis Mayor John Poelker appointed her commissioner of human relations. In this position, she updated a city ordinance to protect women, the elderly and people with disabilities, and promoted passage of the 1976 Comprehensive Civil Rights Ordinance. Among her accomplishments was the appointment by President Jimmy Carter to a task force to assist in selecting talented women for positions in the federal government. She died in her St. Louis home in 1986 from lung cancer. A park and a U.S. Post office have been named after her to honor her achievements and involvement in the community. She will continue to be a pioneer as well as a role model for women in generations to come. (Find-A-Grave)

Also very impressive! Senator Giles was part of the fight to keep the Homer G. Phillips Hospital open:

On August 17, in a massive display of force, city officials sent 120 policemen in riot gear to Phillips Hospital to deal with approximately one hundred protesters during the final transfer of the remaining forty-seven Phillips acute-care patients to City Hospital. Police arrested seventeen pro- testers under charges of failure to obey a police officer when at least fifty people sat down in the main hospital driveway to prevent transfer vans from leaving. Pearlie Evans, aide to U.S. Repre- sentative William Clay, was present at the protest; her sentiments, quoted in the Post-Dispatch, captured the feeling of that day: “the squad was brought in to overpower poor, helpless people whose only concern was that they have some place to go near their homes when they get sick.” Missouri State Senator Gwen B. Giles, also quoted in the Post-Dispatch, took note: “Conway declared war on black St. Louis today.” (Source: ‘‘To Serve the Community Best”: Reconsidering Black Politics in the Struggle to Save Homer G. Phillips Hospital in St. Louis, 1976-1984)

“[Virvus] Jones was appointed assessor in April 1986, after the death of Gwen B. Giles” per the St. Louis Post-Dispatch November 23, 1988.

- Steve Patterson

Signs of Hope Along St. Louis’ Dr. Martin Luther King Drive

This is my seventh year writing on Dr. Martin Luther King Day.  Every year, except 2008 I have looked at the St. Louis road named Dr. Martin Luther King Drive, in 2008 I looked at the issue of race.

Here are links to each of the prior posts:

• 2005
• 2006
• 2007 (1/5, 2/5, 3/5, 4/5, 5/5)
• 2008
• 2009
• 2010 (1/3, 2/3, 3/3)

Today we will start at Tucker (12th) and work our way West.

ABOVE: The infill of the old rail tunnel under Tucker has now reached MLK Dr.

ABOVE: South of MLK Dr Interco Plaza has already been removed.

ABOVE: this handsome glazed brick building is showing recent damage

ABOVE: The fire likely happened in the last year.

ABOVE: Site where a farmers' market was to be built

ABOVE: So glad to see this building being renovated as part of a larger project

ABOVE: This building & others were very close to being razed

ABOVE: A few years ago it looked like one of my favorite buildings in the city might not survive.

The two buildings above are part of the Dick Gregory Place project.  This building is the NE corner of Dr. Martin Luther King Dr. and Marcus Ave.

ABOVE: A former muffler shop at Kingshighway is being converted to a gas station. Progress?

ABOVE: Only the front remains (barely) standing

The back of the above building. located just west of Union, is nearly gone.  I don’t expect to see this building next year, but I’ve thought that the last couple of years.

ABOVE: The adaptive reuse of the Arlington School into housing is a huge step forward for the Wells/Goodfellow neighborhood

ABOVE: These buildings at Dr. Martin Luther King Dr. & Bud Ave were razed to make room for new housing to be built as part of the Arlington Grove project. Image: Google Streetview

ABOVE: The Arlington Grove project will occupy the entire city block. Image: Google Maps (click to view)

From Multi-Family Housing News this past October:

Construction has started on the Arlington Grove residential redevelopment project in north St. Louis. When complete it will include 112 mixed-income rental units in garden apartments, townhouse and semi-detached housing, along with a new mixed-use building and rehabilitation of the historic Arlington Elementary School. All together, the redevelopment will total 162,000 square feet of residential space and 5,000 square feet of commercial space.

The school renovation will include 21 apartments. The rest of the Arlington Grove’s residential space will be 91 new-construction townhomes and garden apartments. All of the units are designed to meet mandatory Enterprise Green Communities (EGC) criteria as required by the Capital Fund Recovery Competition (CFRC) grant, a stimulus-related grant awarded by the U.S. Department of Housing and Urban Development that helped pay for the $41 million development. (full story)

Foundation work on the new construction on the placement looks good from an urban perspective. I will report more on this later this year as well as on Martin Luther King Day 2012.

ABOVE: near the west city limits storefronts in the once bustling Wellston Loop area remain largely vacant

I say it every year but it is going to take a major transportation infrastructure project (modern streetcar or even a BRT line) to make MLK Dr a desirable enough street to bring back the middle class.

Peace!

- Steve Patterson

History bulldozed on this day in 1963

ABOVE: MLK & Leffingwell, Franklin no longer goes through, July 2010

One of my favorite books is St. Louis Day by Day by Frances Hurd Stadler (1989). The entry for July 24th takes us back to 1963, forty-seven years ago today:

Bulldozers moved in to demolish the large cast-iron watering trough at the triangle formed by the intersection of Franklin, Easton and Leffingwell avenues. Made of fourteen sections bolted together, the trough had long served as a refreshment spot for some of the city’s busiest draft horses. Franklin and Easton, now Dr. Martin Luther King Drive, had formed part of the first road to St. Charles. As the nation expanded west, this link became vital, joining with roads beyond St. Charles up the Missouri River, and eventually branching off onto the Santa Fe Trail.

Within the city, Easton was an important business thoroughfare, and the Y formed by the three streets was the logical place for trade wagons to halt and for horses to drink. The only remaining St. Louis example of this once-common feature of equine architecture can be found at Alabama, Virginia, and Ivory avenues, where neighborhood residents have built a small park and planted the old watering through with flowers.

Today the triangle of Franklin, Easton & Leffingwell isn’t a triangle. The Franklin side was removed when Dr. Martin Luther King Drive received new curbs and sidewalks, around 2004.

Since the book was published the flowers have been replaced by a fountain at the Ivory Triangle:

ABOVE: Horse trough used as a fountain in the Ivory Triangle

I wonder if the trough that was removed in 1963 would be an interesting community spot had it remain?

- Steve Patterson