How To Address North St. Louis’ Shrinking Population

 

 The 2020 Census results results for St. Louis showed what I had predicted, the bulk of our population loss came from northside wards.  This was also true in 2010 and in 2020. No reason to think 2030 won’t be more of the same. We can sit back and do nothing, …

St. Louis’ Dr Martin Luther King Drive 2022

 

 Today’s post is a look at Martin Luther King Jr  Drive in the City of St. Louis — my 18th annual such post. As in the 17 times prior, I traveled the length in both directions looking for changes from the previous year. Not much has changed since MLK Day …

Loop Trolley and the Story of Joey Pennywise & Uncle Samuel Moneybags

 

 Joey Pennywise sold widgets and wanted to increase sales. To do this Pennywise thought to buy 5 smart outfits to standout from generic & common widget salespersons. But Pennywise didn’t have the funds to buy the desired outfits.  Pennywise likes all things vintage and knows used outfits can be purchased …

Some Highlights of 2021 in Saint Louis

 

 It’s the last day of twenty twenty-one, so here’s a look back at the year in St. Louis. This isn’t a complete list, just some highlights — not in chronological order. Many things from 2020 continued into 2021. The most obvious is the COVID-19 pandemic.  Hospitals were often operating beyond …

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Jamestown Mall Site Part 1: Analyzing the Site, Problems, and Options

July 15, 2021 Featured, Retail, St. Louis County, Suburban Sprawl Comments Off on Jamestown Mall Site Part 1: Analyzing the Site, Problems, and Options
 

My blog posts about Jamestown Mall are few. In 2011 a poll followed by the poll results with a few thoughts. In 2016 I posted that it had been two years sine the mall permanently closed. My 2011 visit was done while the mall was open, I arrived via MetroBus using my power wheelchair.   As it had been over a decade since my last visit, we recently drove up to the dead mall to reacquaint and get current photos.  Driving allowed me to take in more of the overall area.

The first site entrance going clockwise is the southern entrance off of Old Jamestown Road. Designed for vehicles pedestrians from the areas to the south have also used this entrance despite lacking an accessible route into the site.

Some things have changed in the last decade, others have not. Today I want to share with you my approach to analyzing the site, its surroundings, listing the various problems I see, and what options exist for moving forward. The 2nd part will be my conclusion, offering a solution.

Aerial view of the site and immediate surroundings. Source: Apple Maps. Click image to view aerial in Google Maps.

First, a little history courtesy of Wikipedia:

Construction began on the mall in 1972. Its anchor stores at the time were Sears and Stix Baer & Fuller, a local chain based in nearby St. Louis. The Stix store was converted to Dillard’s in 1984 after Dillard’s acquired the chain. Famous-Barr (now Macy’s) was added as a third anchor in 1994, and two years later, JCPenney relocated to the mall from an existing store in Florissant. A movie theater was also added in the 1990s.

Jacobs Group sold the mall to Carlyle Development Group in 2003. At the time, the complex was approximately 30 percent vacant. In April 2006, Dillard’s Inc. announced the closure of the Jamestown Mall store, and Sears closed two years later.

Carlyle announced redevelopment plans in 2008. Under these plans, the former Dillard’s would be converted to offices, and its wing would be closed to retail. A year later, St. Louis County hired researchers from the Urban Land Institute to analyze the mall’s viability as a retail center. The study found that the center was no longer viable as a shopping mall because it overlapped with existing retailers in the area. These plans were canceled in 2009 when the mall developers lost financial support from the county following an attempt to auction the former Dillard’s store. Further plans in 2010 called for the demolition of everything except the JCPenney and Macy’s stores, with the rest of the complex to be re-developed as a mixed-use center. In June 2011, a furniture store called Central States Liquidation opened in the former Dillard’s. The JCPenney Outlet store, which was renamed JC’s 5 Star Outlet, csed in late 2013.

In late 2012, gas service to the mall was shut off but later restored. The mall’s closure was announced in November 2013 due to the heat being shut off. The closure of the Macy’s store was announced in January 2014, leaving the mall with no anchors. Jamestown Mall finally closed it doors on July 1, 2014.

For a long time one or more anchor stores had different owners than the remainder of the mall, but in 2017 the St. Louis County Port Authority acquired ownership of the mall and parking to make redevelopment easier. The exception is a small outparcel strip between the two driveways connections to Old Jamestown Rd., on the west side of the site. Appropriately, this is owned by a funeral home.

Here are some basics for analysis:

  • Municipality: None, unincorporated St. Louis County
  • School District: Hazelwood
  • Fire Protection District: Black Jack
  • Mall building: 422,533 square feet
  • Main site: 142.42 acres
  • Outlot building: 2,509 square feet
  • Outlot site: 2.09 acres
  • Total area of combined site: 144.51 acres (0.2258 square miles)
  • Site access points: seven total from public streets, five mall drives plus two dead end streets in Fox Manor subdivision. One of the five mall drives includes a signalized intersection. Photos of each below.
  • Surrounding areas include older & newer suburban housing, largely stable middle class. Part of the surroundings become rural very quickly. The area is lacking a major grocery, the nearest is 3.6 miles from the site.
  • Vehicular access is excellent, but pedestrian access is poor. The only pedestrian access is the public sidewalk on the east side of Old Jamestown Rd., this connects to the south. There are numerous MetroBus stops in both directions along Highway 67 (aka Lindbergh Blvd) but no pedestrian infrastructure exists to get to/from the stops.  Photos of some orphaned bus stops below.
  • Topography: Mostly flat where mall sits, otherwise gently sloping downhill to the south. Prior to the mall the area was rural, with ponds and nothing altering the natural flow of rainwater to Coldwater Creek on the south, just beyond the site boundaries. The topography isn’t what it was before the mall, it was changed to create a mostly level spot for the building a parking lots.

By comparison the mixed-use Streets of St. Charles project is 27 acres.  Again, the Jamestown Mall site is 144.51 acres — more than 5 times larger!

The most recent proposal was for the mall site a massive warehouse operation, which was met with local opposition.

The St. Louis County Port Authority, which owns the 145-acre site near Missouri highways 67 and 367, will issue a request for proposals next month for a contractor to abate the property, Chairman John Maupin said, calling it the first step to tearing down the former mall building.

Demolition would be a “very expensive process,” Maupin said, but it is necessary to attract potential buyers, as the building is blighted “beyond any sort of redemption. Pressed for a cost estimate, Maupin said clearing the entire site could cost up to $10 million.

The announcement comes a week after a Kansas City-based developer’s plans to turn the mall into a large warehouse site were scrapped amid opposition by Councilwoman Shalonda Webb, who represents the area. Webb said residents overwhelmingly prefer a mixed retail site or community center. (Post-Dispatch)

I’m very happy the awful warehouse proposal is dead, and glad the old mall will be razed and the site cleaned up. It’s excellent area residents didn’t give into the tired notions that “anything is better than nothing” and “anything is better than what it there now.”

So what are the options:

One option is do nothing after demolition, let nature take over the land again. Another is to reopen it up to bidders for whatever they propose.  A variation is reopen for bidders with some limitations, such as including a mixed-use component. It’s very clear the area residents prefer a mix-use project, not a single use. They also would like a grocery store, which is necessary given how far away the nearest is.

In the meantime, below are recent photo of the 7 site access points. Also below are examples of bus stops just on a highway shoulder.

The northern mall entrance off Old Jamestown Rd
Looking north toward Lindbergh Blvd
Bus stop on eastbound Lindbergh Blvd, just east of Old Jamestown Rd. This bus stop wouldn’t work for those of us who use a mobility device.
Contining east on Lindbergh Blvd another auto drive
Next entrance is a signalized intersection
Followed by another bus stop of limited use. As this is a state-controlled highway they should be the ones to install pedestrian infrastructure.
And the final mall entrance…for vehicles
Up next is the Fox Manor subdivision. The only vehicular entrance is this onto four fast lanes of Lindbergh Blvd.
Brown Fox Dr has nice mature trees, but only 9 houses before dead ending at the mall site. The original developer planned to expand this direction.
Fox Chase Dr also has nice mature trees and 10 houses.
It also dead ends at the mall site. The Fox Manor has numerous cultural-de-sac streets that back up to the mall site, but two streets were planned for expansion.
Houses on the cul-de-sac of Silver Fox Dr are the closest to the existing mall structure.

In part 2 I’ll explore my preferred option.

— Steve Patterson

Times Beach Summer Resort Fascinates Me From Beginning To End

July 8, 2021 Environment, Featured, History/Preservation, St. Louis County Comments Off on Times Beach Summer Resort Fascinates Me From Beginning To End
 

To escape the heat & smell of city life  wealthy St. Louisans in the 19th century would take a train out to various resorts along the Meramec River.

In the late 19th century, several popular summer resorts were founded southwest of St. Louis, Missouri on the Meramec River, including Meramec Highlands, Valley Park, Fenton, and Castle Park. As the Frisco Railroad trains started running on a regular basis to the Meramec Highlands and Valley Park train stations, Meramec River attractions became popular for wealthy St Louis families. Unfortunately, for the masses of St. Louisans, the cost of the train ride prohibited frequent visits for the common folk of St Louis.

The Meramec Highlands “Frisco” Railroad Station was constructed in 1891 by the Meramec Highlands Company, the developers of a summer getaway for wealthy Midwesterners. Located on the bluffs overlooking the Meramec River, two miles west of present-day Kirkwood, the station was built in the Romanesque Revival architecture. Once completed, it was deeded to St Louis and San Francisco Railroad for $1 in exchange for regularly scheduled service. (Source)

By 1896 streetcars had reached the area, allowing the masses to afford the trip to cool off in the water for the day.  The area was no longer exclusive, so the wealthy went elsewhere.

This had to be in mind when the owners of the St. Louis Times newspaper decided to sell off lots on property they owned along the Meramec, but further west.

1920s advertisement for lots in a new resort located too far west for streetcars. The Ford Model T had been on sale since 1908, but many households didn’t own cars. The wealthy did have cars.
Much later aerial photo shows the streets followed the curve of the river.

Decades earlier the wealthy could stay in impressive 2-story cottages in the Meramec Highlands area, but now simpler wood structures were built on the tiny lots. By the mid/late 1020s the wealthy were building impressive homes further from downtown, a bunch of frame shacks doesn’t sound very exclusive.  I think the Times target audience wasn’t wealthy folks, but those much better off than they had been. They’ve got a car and want to drive it somewhere to get away from the heat. Newly middle class.

Along Route 66 at the eastern edge of the Meramec a roadhouse opened in 1935 that catered to elegant dining, appropriately named the Bridgehead Inn.  This was after the start of the Great Depression, so perhaps the truly wealthy were among the first to have summer places here.

Lobby of the Route 66 State Park visitor’s center inside the former roadhouse. Click image for state park website.
By 1946 the Bridgehead Inn was closed, the property sold. The wealthy either lost everything in the depression and had to move out to their summer shack or they moved elsewhere.
Until very recently this old Route 66 bridge over the Meramec was still open to traffic, Times Beach was on the right on the west bank of the river.

For decades Times Beach was home to poor whites, in a flood zone. Municipal tax revenue was limited. Roads went unpaved, which created a lot of dust. The solution to the dust is why no structure from Times Beach survives today. A man was hired to spray used oil on the ground to control dust, but that oil had been mixed with toxic dioxin. In 1983 the EPA shut the town down, becoming a large superfund cleanup site. In 1997 it reopened as Missouri’s Route 66 State Park.

The bridge landing on the Times Beach side
This mound is where some material is buried.
This treeless field is there the large incinerator stood for years.
Much of the 419 acre park is covered with trees.
It’s actually quite picturesque.

So much went wrong with Times Beach, from the initial planning to the later tragic poisoning of the entire town. It was already closed by the first time I drove to St. Louis along I-44 in August 1990. I’d love to go back in time to see it in the first 5-10 years.

Further Reading:

I’m glad we made the trip out there recently to see the visitors center, route 66 bridge (remains), and park.

— Steve Patterson

Smart Meter Installed, On A Time Of Use (TOU) Electric Plan

June 30, 2021 Environment, Featured Comments Off on Smart Meter Installed, On A Time Of Use (TOU) Electric Plan
 

In late April I posted about new electric meters, see Smart Electric Meters & Time Of Use (TOU) Rate Plans Coming To Ameren Missouri Customers. To summarize the new meters show energy use in 15 minute increments, allowing for different rates depending upon the time of the day, summer or winter.

Our new smart electric meter

At the start of this month, while I was traveling, our electric meter was changed.  I login to our Ameren account upon return and can see detailed reports on our use — hour by hour, and one every 15 minutes. I’m a data geek so I was loving it.

Our hour by hour report for Monday June 28, 2021. Looks like I forgot to adjust the a/c and turn off our dehumidifier before starting the dryer in the morning. Click image to see larger version.

I also saw I could change my rate plan, but only one other plan was available — so I picked it. The Evening/Morning Savers plan is only a slight variation from the Anytime plan, but half the day (9am-9pm) is considered peak. This plan began at the start of our current billing cycle, June 23rd.

I’ve been making sure I get our laundry into the dryer in time so it’ll be finished before 9am. I also reduced from 4 loads per week to 3, as the old 2 loads on Friday wasn’t going to happen before 9am.

We run our dishwasher without the heat dry feature because that’s a huge user of energy, we run it after 9pm. Also after 9pm we turn on our dehumidifier to run overnight.

Five days into our new rate plan I see we’re now eligible to sign up for any of the three “advanced” plans, including the one I wanted all along — Ultimate Savers. On July 26th we move to this plan.

The trick with this plan is the demand charge, the highest amount of energy used 6am-10pm daily is multiplied by a number. The demand charge is higher during the four summer months. So the peak period is only 3pm-7pm M-F (summer) but I can’t do two things at once or the demand charge will be higher.

If the demand charge gets too high our bill could be higher than if we had no savings plan at all. But I like a challenge.

Before the new plan begins late next month I’m going to take notes on when we use 1 and 2 burners on the stove, our countertop oven, dishwasher, etc. I want to see now much those consume versus air conditioning, clothes dryer, etc.  I think when I’m cooking or drying clothes I can have Siri set our smart thermostat to “away” mode so the air won’t come on. Regardless, I think I’ll end up with a number between 3-4 each month, just based on reports I’ve seen during our Saturday breakfasts (2 burners + countertop oven). I’d love a more energy efficient induction range, but that’s not going to happen.

Ameren is right, the advanced plans require more effort…at least more planning, scheduling. We may not save any money, but we’re certainly thinking about reducing our energy consumption during high-demand times.

— Steve Patterson

New Nature Playscape In Forest Park Is Great For Unstructured Play, Nature Lovers

June 24, 2021 Environment, Featured, Parks Comments Off on New Nature Playscape In Forest Park Is Great For Unstructured Play, Nature Lovers
 

One hundred forty-five years ago (6/24/1876) Forest Park opened to the public, a very large natural area at the time. The Louisiana Purchase Exposition (aka World’s Fair) opened a little less than 28 years later on April 30, 1904.

As a result, Forest Park was no longer natural, with a few exceptions like Kennedy Forest. Still when it was announced a few years ago that a “nature playscape” was to be built in a park I kinda laughed. Uh, a park outdoors is in nature. Like I said, the park no longer resembled nature.

This free new attraction opened June 2, 2021

This isn’t a playground as we know them, with swings, slides, etc. Instead it is a natural landscape designed for unstructured play.

Unstructured play is a category of play (as opposed to a type of play) in which children engage in open-ended play that has no specific learning objective. Unlike structured play, unstructured play is not instructor-led, so parents, teachers, and other adults do not give directions. It also does not have a particular strategy behind it.

Unstructured play is often informally referred to as simply “letting kids be kids” or “just play.” At times, you may also hear it called “free play” or self-play.”

As a kid I spent hours playing outdoors with my friends, but that was the 1970s when parents didn’t hover. Today’s kids are kept on a very short leash.

This new space, one of only a few nationally, is worth a visit.

The Anne O’C. Albrecht Nature Playscape is a 17-acre experiential play space with natural landscapes that include native and diverse species. Featuring nine distinct activity distinct activity areas, the free destination includes sand play areas, willow tunnels, stump steppers, boulders and rocks, hand water pumps and much more. The goal: Encourage visitors — especially kids — to connect with nature as they engage their senses as they explore, discover and learn. (Forest Park Forever)

Before I begin to explain why it’s worth a visit, let’s talk about where it is and now to get there. This new space is just southeast of the World’s Fair Pavilion, see PDF map. Photo of the site with the activity areas labeled here.

Ideally you’d take the #90 (Hampton) MetroBus like I did. There are bus stops for both northbound and southbound #90 buses very close on Concourse Drive (the street on the east side of the Zoo). Biking, walking, jogging, etc are also excellent ways to enter the park.
If you drive there is a variety of parking around the three entrances. Some is parallel on the road, others are diagonal on pervious surfaces. There is accessible parking at each entrance.

It’s 17 acres so it’s huge, but don’t expect to see big fancy entrance gates. There are no fences or gates, it’s just a free part of the park open for everyone during park hours.

The biggest of the 3 entrances is near the traffic circle near the Zoo & World’s Fair Pavilion. All 3 entrances have the wood post with a map of the layout.
Another entrance is close to the east side of the World’s Fair Pavilion.
The 3rd entrance is down the hillside on Carr Lane Drive.

All entrances have nearby car parking, bike racks, a map on the post, etc. Don’t look for any printed maps because they didn’t want the waste/trash. Year-round restrooms are in the World’s Fair Comfort Station, just south of the World’s Fair Pavilion — close to the first two entrances. Seasonal restrooms are also inside the 17 acre space, near the 3rd entrance. There is potable water for refilling water bottles as well as non-drinkable water near some activity zones to help clean the kids up, to wash off all the nature.

Ok, let’s go inside.

The main path, more than a mile long, is crushed stone. It was a good solid surface for my power wheelchair. Side paths are wood bark, which my chair also handled fine.
All the plants are native perennials, those new to the paths from containers (40k). Further away areas were seeded. The little sign asks that you not step onto the tender plants. Plants aren’t identified, this isn’t a botanical garden. However, my guide showed me a free app that will identify plants, animals, insects, fungi, etc. — click image for app info.
For the most part the topography of the 17-acre site wasn’t changed, so your view changes with every turn of the path.
At the top of a hill is a spring. OK, it’s not natural — a mechanical pump keeps the water flowing.
The water, naturally, flows downhill.
The wetlands area is apparently very popular.
The spring/wetlands becomes a dry stream at the bottom of the hill.
Play spaces vary in size. Seating on stones or logs for parents is around the perimeter. One pic I have with two kids playing had the dad right in there with them. I know it’s hard, but parents need to let their kids figure stuff out on their own. Just sit back and watch.

As a huge fan of native perennials I love the space, so much more rewarding than a formal space. Reminded me of hiking at Shaw Nature Reserve years ago, except accessible by public transit and wheelchair friendly. Seating is frequent and varied, with space for strollers and/or wheelchairs out of the path.

I want to return with my husband, and meet friends and their kids here. On my one recent visit those using the space didn’t appear to represent the wide ethnic diversity 0f the region, hopefully that’ll change.

I saw couples without kids using this for their walk/exercise, so don’t think you need kids to show up. If you’ve got young kids, nieces/nephews, cousins, etc please bring them here for a visit. Happy 145th birthday to Forest Park!

— Steve Patterson

Mid-Century Modern vs. 21st Century Density

June 17, 2021 Central West End, Featured, History/Preservation, Planning & Design, Real Estate Comments Off on Mid-Century Modern vs. 21st Century Density
 

A developer has proposed a new apartment building that was require the demolition of a mid-century modern (MCM) building. I’ve been watching the debate of preservation of MCM verses increased density on Twitter & Facebook. I want to weight in, but first some background.

The non-profit service group Optimist International was founded elsewhere more than a century ago. In 1924 St. Louis was selected as the location for its worldwide headquarters. Decades later their 2-story building at 4494 Lindell (@ Taylor) was designed by local architects Schwartz & Van Hoefen.

Optimists International’s headquarters at 4494 Lindell was dedicated at 3pm on Sunday June 17, 1962 — 59 years ago today. Previously they were located in the Railway Exchange building, Image from May 2014

Schwartz & Van Hoefen is also known for:

  • Marchetti Towers I & II, SLU campus.
  • Mansion House, 4th Street downtown.
  • Council Plaza, which included a “flying saucer” gas station (later various places like Naugles & Del Taco, now a Starbucks & Chipotle)
  • Northland Cinema (demolished)
  • Busch Stadium II (local architect, demolished)
Optimist International has formally listed their property for sale a number of years ago, it includes the slightly taller building next door. Photo from May 2021.

There have been numerous proposals for the property, including one for renovated and updated office space. The most recent, announced last week, calls for demolition of the original 2-story building and late 70s 4-story addition. In their place a new 7-story apartment building.

This recent proposal is what got people fiercely debating, falling roughly into 3 camps: we need to preserve our few remaining mid-century modern buildings, more density is good, and preservation focus should be on saving 19th century buildings. This is a generalization of their points so let’s get into some specifics.

This view shows the Taylor side of the proposal.

Many see an artist’s rendering of a proposed project from a bird’s eye and get all excited. From this vantage point artists can make anything look good — they could make the workhouse look like a lush resort.  Humans, however, don’t experience the built environment from a bird’s viewpoint.

Those on the side of preservation of Optimist International are correct that increasingly we’re seeing MCM buildings being razed, especially in the Central West End. Last century these MCM buildings were seen as important symbols of reinvestment as the wealthy began to flee the city, as Gaslight Square began to fade.

One disputed point is “architectural merit”, I’m not qualified to argue for or against on this particular building. However, from the Mansion House nomination to the National Register of Historic Places I can learn about the firm responsible:

The firm of Schwarz & Van Hoefen was a midcentury incarnation of one of the longest-running continuously operating firms in St. Louis. It began in 1900 as Mauran, Russell & Garden when three architects broke away from the St. Louis office of Shepley, Rutan & Coolidge (which was set up locally as Shepley, Rutan, Coolidge, and Mauran). John Lawrence Mauran brought along two younger colleagues, Ernest Russell and Edward Garden, and the firm almost immediately received several important commissions. Ned Garden left the firm in 1909, to be replaced by William Crowell in 1911. After Mauran’s death in 1933, Russell & Crowell added W.Oscar Mullgardt.

By the mid-20 century, more than half a century into its existence, the partnership remained one of the leading architectural firms in St. Louis. Esley Hamilton wrote that in the 1950s and 60s, the firm “was unusual in maintaining its design flare while working on large commercial projects. The firm completed many architecturally significant works during this period. In addition to the Mansion House, four of their other projects were recommended for National Register listing in the City of St. Louis’ Modern Movements survey of 2013.

This means that 1/5 of the 25 properties on the list were by the various iterations of this single partnership, more than any on other firm on the list.

The four other buildings on the list are as follows. The Wohl Recreation Center (1959) at 1515 N. Kingshighway Boulevard is a glass-skinned neighborhood recreation center commissioned by the City of St. Louis. The Engineers Club of St. Louis (1959) at 4359 Lindell Boulevard is a low-rise addition to the emerging Modernist corridor; its use of traditional masonry and playful forms is very striking. The original two-story section of the Optimist Building (1961, 4490-94 Lindell Boulevard), a block to the west of the Engineers Club, has an exposed concrete frame.[Emphasis added] Finally, the Steinberg Art Gallery Building at Washington University was a collaboration between the partnership and architect Fumihiko Maki, who is credited with the design (1960, 6201-53 Forsyth Blvd.)

In addition to the buildings recommended for listing in the City’s Modernism survey, the partnership of Schwarz & Van Hoefen designed many other important buildings in St. Louis. Among the most visible is Council Plaza, which consists of two towers and two smaller buildings located at 212 – 310 S. Grand Boulevard (NRHP 3/02/2007).

So the architectural firm is an important part of our history. The city’s modern architecture page includes the survey mentioned above, which lists the Optimist International property as significant and worthy of individual listing. The list only contains 25 properties. So one of the two buildings is architecturally significant. Saying otherwise ignores the established record.

I love density, but it’s also correct that the Central West End isn’t where we need to be building more density. That said, I do like that the proposed apartment building includes small studio apartments. If only new CWE residential projects included some affordable and low-income units — they are not the same thing. An alternative is paying into a fund the help building units elsewhere in the city. Elsewhere means cheaper, less desirable neighborhoods…like where I’ve lived for before and for the last 2+ years.

One pro-preservation argument I saw said the Optimist International building was urban, in line with adjacent properties. Well, yes and no. It’s not set back behind a surface parking lot and the entrance clearly fronts onto the primary street.   The Lindell facade respects the established building line, the Taylor side is a set further back than the slightly older Grant Medical Clinic at 114 N. Taylor, designed by Harris Armstrong. In addition to being set back further than other buildings a low stone wall & raised lawn separates the building from the Taylor facade.  As a result of the design, the Taylor side has zero activity/openings/entrances. This is not urban form.

Looking south you can see the substantial setback behind the raised lawn. The low wall is the established building line along Taylor.

The proposed 7-story apartment building would be built out to the building line, not set back. It would have have a few retail storefront spaces right off the Taylor sidewalk. Balconies would also face Taylor, the common pool area also faces Taylor. I believe Taylor Ave would be more active and interesting with the proposed building, compared with the existing.

I do think we need to save our architectural history from all centuries. Both 19th & 20th century buildings are threatened, often for different reasons. While I love clean 20th century modernism it often is a negative to the urban experience. Claiming MCM buildings are urban is just as disingenuous as those who say the Optimist International building has no architectural merit.

In the event the current proposal falls through, I could see a reuse project where the 1979 4-story addition is replaced by a taller tower with west-facing balconies. A few storefronts or entrances are carefully cut into the Taylor facade. with a section of lawn & wall removed to create an entrance to each. Cafe tables with umbrellas would look great. Maybe the main building has storefronts, residential lobby on the ground floor and structured parking on the upper floor? New residential units would all be in the new tower to the east. The roof of the old building could be a green roof with outdoor seating, activities.

— Steve Patterson

 

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