Odds and Ends

MCPHEETERS WAREHOUSES NEARLY GONE: The McPheeters Warehouses on Leonor K. Sullivan Boulevard, subject of a Vital Voice column of mine published in June, are nearly gone. Demolition started two weeks ago, and now the one-story cold storage warehouse and most of the center building are gone.

SHANK SONS HONOR ISADORE: Peter and Stephen Shank have published Firbeams, a lovely website featuring the residential architecture of father Isadore Shank.

KIEL PROGRESS: In the St. Louis Beacon, Charlene Prost reports on progress in the plan by SCP Worldwide and McEagle Properties to re-open the Kiel Opera House.

VACANT BUILDING INITIATIVE: As featured in a story on KSDK TV this week, Alderman Kacie Starr Triplett (D-6th) has introduced Board Bill 174, which would require owners of vacant buildings to pay an annual registration fee, carry liability insurance and secure all openings, among other requirements. Church and nonprofit property is exempt, but Land Reutilization Authority property is not. More later.

STATEWIDE PRESERVATION CONFERENCE SEPTEMBER 10-13 IN ST. CHARLES: The 2008 Annual Statewide Preservation Conference begins on Wednesday, September 10 in St. Charles. I am co-presenting a workshop with Jan Cameron of the St. Louis Cultural Resources Office entitled "Vernacular Architecture from the Stone Age to the Space Age." Details here.

DRURY WANTS TO DO WHAT?: At Vanishing STL, Paul Hohmann reports on a bizarre plan by Drury Hotels to demolish the northwest corner of the Forest Park Southeast neighborhood for a new hotel. The plan threatens the Lambskin Temple and many historic homes. Drury will present the plans tonight at the Gibson Heights Neighborhood Association meeting, 7:00 p.m. at 1034 S. Kingshighway.

Your Building Here?

When the two old stucco-covered buildings at the southwest corner of Washington Avenue and 14th Street fell late last fall, few would have guessed that the site created would be an empty, open pit this summer. The buildings fell for the proposed SkyHouse project (see "SkyHouse Raising Issues," April 29, 2007). That project seemed like a sure thing. Now, the project is dead in the water, and the site is the subject of rumors of foreclosure. We may not see a new proposal for a 22-story building on the site, but hopefully this site doesn't become the Bottle District of Washington Avenue -- just the Ballpark Village.

Post-Dispatch Editorializes on Arch Grounds

The St. Louis Post-Dispatch today editorializes on the discussion about the Arch grounds in an oddly-named article entitled "Top Shelf." What's most interesting is that alongside the Danforth plans the editorial discusses the merit of Rick Bonasch's plan for remaking Memorial Drive, with nods to Steve Patterson and myself (at least in the online version). Once more, grassroots urbanism trickles up. Usually, the ideas get the nod without their source named.

The best part about the editorial is that while welcoming Danforth's leadership it also calls for inclusion of different vision: "In short, there’s still time for sharp thinkers and innovative ideas. But they must get into the process. And they should be welcomed."

We must be doing something right.

Time to Revise Memorial Drive

In my latest commentary for KWMU, I join what is becoming a bandwagon call: "Time to Revise Memorial Drive".

Kudos to Rick Bonasch, whose STL Rising blog post "The Case for a New Memorial Drive" served as my inspiration.

Gill Building Gets Its Due

The fate of the diminutive Gill Building at the southeast corner of Seventh and Olive streets downtown has been in question in the past few years. Originally built in 1910 and designed by Kansas City architect Louis Curtiss, the building was part of a grouping of white Winkle terra cotta-faced building on the 600 block of Olive Street. Across the street remains the massive Railway Exchange Building, but gone are the Tower Building, the Erker's Building and one other commercial building that comprised the district. In 1978, these buildings were included in the National register of Historic Places as the Olive Street Terra Cotta Historic District. At that point, the massive Famous-Barr parking garage already dwarfed the Gill Building.


Jack Randall owned the Gill Building for years, maintaining an apartment on the upper floors. In 2002, May Department Stores abruptly closed Randall's access to the fire escape in the parking garage (the only fire escape for the building, since the footprint doesn't allow for an internal one) and started a protracted legal battle. Randall abandoned the building and put it up for sale. When May sold its assets to Federated Department Stores, I expected a new deal for the building -- and that's what came.

Mark Pitliangas, who has developed a specialty in rehabbing the narrow buildings of Olive Street (including the Eastman-Kodak Building), purchased the Gill Building earlier this year and has just completed a full exterior renovation. The white terra cotta glistens, the window sash and casements are painted and the first two floors (long since altered) are attractive. Interior work continues, with the lower floors slated for retail and the upper floors for offices. (Office and retail projects seem stable downtown amid fluctuating financing.)

The end result will be a consolation to those who have admired the graceful building. Curtiss' delicate modernism -- the curtain wall, the abstract ornament that avoids classicism -- and the striking color create a building whose architectural power is greatly out of proportion with its small size. The Railway Exchange Building holds the eye, surely, but when you some upon this block the Gill Building gets the first glance.

Opportunity on Locust Street

The building at 1008 Locust street that most recently housed Blustein's Bridal Shop is for sale. Owned by Alverne Associates LC, which owns the beleaguered Alverne Building to the west, the building has been empty since 2004 when the bridal shop relocated to St. Charles. The commercial building is one of the last buildings in this part of downtown unclaimed by a serious developer. With its striking arcades, finely detailed terra cotta spandrels between the second and third floor and elegant contrasting stonework, the building is an outstanding composition in the Romanesque Revival style. The building dates to 1886, making it earlier than almost all of its neighbors and a virtual contemporary of the Old Post Office. Unfortunately, the building has never been listed in the National Register of Historic Places although it would have contributed to a downtown historic district axed in 1978.

Fortune has turned favorable for this block since 2004: Craig Heller's LoftWorks completed rehabilitation of the Delany Building at 10th and Locust, and has just announced that Left Bank Books may soon occupy its ground floor; LoftWorks is wrapping up work at the Syndicate Trust Building, which will create retail activity one block east; the long-suffering Farm and Home Building across the street is slated to be rehabbed for office space by LoftWorks; the Roberts Brothers are mulling over plans for a Hotel Indigo one block east at 917 Locust. This building won't sit on the market too long. Perhaps reuse of this building will spur a creative solution for the Alverne...

View of the Fireworks

From where will you be watching the downtown fireworks tonight?

Jefferson National Expansion Memorial Trust Incorporated

In their May 8 statement on their conclusions about what should be done to improve the Arch grounds, Memorial Drive and the downtown riverfront, Walter Metcalfe, Peter Raven and Robert Archibald laid out an agenda for year-round attractions and a new museum on the grounds, a lid over I-70, increased number of visitors to the Arch grounds, an international design competition and a 2015 deadline for the goals. Some of those goals are laudable and consensus-builders, like improving access and attendance. Others, like the museum plan and the semantics of "attractions," are quite controversial.

To this end, the trio of mayoral-appointed advisers suggested establishing "a regional not-for-profit trust should be organized to raise funds for, operate
and maintain the new destination attraction."

Although the National Park Service's public comment period on the Arch grounds had not yet commenced, on June 11, Metcalfe, Archibald and Raven incorporated the Jefferson National Expansion Memorial Trust. Incorporation documents (available here) state the goals of the corporation as those stated in the May 8 letter. The corporation's directors are exclusively the three advisers; the Danforth Foundation has no representation.

Public Meetings Announced for Memorial Planning Effort

From the National Park Service:

Two open house style meetings will be held in St. Louis on June 25 and July 1 to give interested individuals and organizations an opportunity to learn about and comment on preliminary alternatives for the future management of the Gateway Arch and Old Courthouse (Jefferson National Expansion Memorial). The existing management plan has been in place since 1964 and is in need of updating; therefore, a General Management Plan (GMP) to help guide National Park Service (NPS) management of the memorial for the next 15-20 years will be developed from the preliminary alternatives over the course of the next 18-24 months. The two public meetings are scheduled for Wednesday, June 25, 5-8 p.m., in the Trolley Room of the Dennis and Judith Jones Visitor and Education Center (the historic Lindell Pavilion) in Forest Park; and Tuesday, July 1, 3-6:30 p.m., in the Old Courthouse, 11 North Fourth Street.

Preliminary alternatives have been developed by the NPS planning team, taking into consideration previous studies and plans developed by the NPS, the City of St. Louis, and other private and public organizations. These preliminary alternatives have their foundation in the purpose and significance of the Memorial as stated in the executive order that established the Memorial. The five alternatives identified to date are: Alternative 1, no action (provided as a baseline against which the other alternatives are assessed); Alternative 2, Connections; Alternative 3, Expanded Programming; Alternative 4, Portals; and Alternative 5, Park into the City.

“These preliminary alternatives will be refined and modified as the planning process continues,” said Tom Bradley, Superintendent of the Memorial, "then a preferred alternative will be identified. It may be an existing alternative, it may be a combination of alternatives, or it may incorporate new ideas brought to light during the open house meetings. The preferred alternative, then, will form the basis of the GMP for the Memorial."

Requests to be added to the project mailing list should be sent by mail to Superintendent, Jefferson National Expansion Memorial, 11 North 4th Street, St. Louis, Missouri 63102; by telephone to 314-655-1600; or by e-mail. A newsletter will be issued within the next 30 days which will outline in greater detail the identified potential management options for public review and comment. Notification of subsequent public meetings will be made through local, regional, and national media; newsletters and public meeting schedules will also be published online at www.nps.gov/JEFF.

Bowling Museum Leaving St. Louis

KMOX is reporting that the International Bowling Museum and Hall of Fame is leaving St. Louis by the end of this year for a new home in Arlington, Texas. The attraction was the only part of Ballpark Village that could not be characterized as an eyesore. Its departure out of the development quagmire there is no surprise, but its move out of St. Louis is a stunning blow to a city that once took its bowling seriously. There's something sad about losing any national museum -- especially since we have so few. Meanwhile the only regulation-sized bowling lanes that remain open within the city limits are operated by churches.

Lumiere Celebrates Memorial Day

Dressed up for Memorial Day and viewed through the infrastructure of an electrical transformer station, the hotel tower at Lumiere Place serves its purpose well: to draw as much attention toward itself as possible, away from everything else. Even that shiny arch thing just south. Can that arch do this? Can the American flag glow? Come, moths, and bake in ecstasy!

Building Recycling

My latest KWMU commentary celebrates the conversion of the former Days Inn at Tucker & Washington into the Washington Avenue Apartments. Transcript and audio is online here.

Tomorrow Night: Development Challenges & Rewards Discussion

DEVELOPMENT CHALLENGES AND REWARDS

Tuesday, May 13, 2008
7:00 p.m.
The Laurel Sales Office, 625 Washington Avenue


As part of Historic Preservation Week, ReVitalize St. Louis, the Rehabbers Club and Landmarks Association of St. Louis sponsor a panel including Jay Swoboda of EcoUrban Homes and Brady Capital and Stephen Acree of the the Regional Housing and Community Development Alliance, whose work has included many historic rehabilitation projects. Panelists will discuss their careers in St. Louis, the challenges they have faced and the current state of the city's real estate market. Question and answer session to follow -- bring your questions! Free.

UPDATE: Developer Will Liebermann, a developer who has done several projects on and around Cherokee Street, has joined the panel.

Downtown's Retail Needs

An article in today's Post-Dispatch ("Retailers say downtown area will catch on") includes this puzzling spin:

Although more retail shops are opening their doors, merchants are concerned that most of the businesses currently under construction are not the type of unique specialty stores that would boost downtown's image as an eclectic, artsy shopping area.

That's strange because the biggest complaint I hear from downtown workers and residents alike is that there are not enough regular plain old businesses to meet daily needs. There is no office supply store downtown. No pharmacy. No donut shop. No general new book store.

Not sure what merchants want, but other people using downtown want it to function as a place where necessities can be procured without driving to Hampton Avenue or further west. Most people buy an imported vase once a year, if that. Everyone needs paper clips, a toothbrush or a quick meal more frequently.

I'm glad that downtown is a retail destination, but I'm disappointed that its retail options don't meet the needs of many of its daily users. While workaday shops don't make for the most exciting ribbon cuttings, they make a sustainable neighborhood.

Rehabbers' Club Offers Peeks Inside the Dorsa and Laurel Projects

The Rehabbers' Club meets Saturday morning for a free tour of two of Pyramid's latest downtown projects.

When: Saturday, March 15 from 9:00 a.m. to 12:00 p.m.
Where: Meet at Breve Espresso, 417 North 10th Street
Who: Everyone
Contact: Claralyn Bollinger 314-604-1570


The tour will assemble at Breve Espresso and then at 9:30 a.m. will depart to the first stop, the Dorsa Lofts, located at 1007-1015 Washington Avenue. Paul Hohmann, project architect, will lead the tour. Paul will show the entrance, parts of the original Dorsa Dress Company and Fashion Salon, as well as a loft/condo display (one of 52) and an under-construction penthouse unit (one of 8).

From there, the tour moves east to 625 Washington Avenue to visit The Laurel, presently being developed in the old Stix, Baer & Fuller department store. Here Paul will give people a behind-the-scenes look at this huge mixed-use development that will encompass 72 condos, a mid-size hotel, apartments and first-floor retail.

Time is Right for Making Changes to New Mississippi River Bridge

On February 28, outgoing Missouri Governor Matt Blunt announced that Illinois and Missouri had reached a final agreement for construction of the new Mississippi River Bridge. While actual construction remains a few years away, the agreement brings back to the forefront concerns about the bridge's impact on the urban fabric of north St. Louis.

While officials long ago shelved a highly destructive initial bridge concept that included a local traffic connector from the bridge to 14th street, the current plan leaves much to be desired. There are many problems

Clearance. The bridge plan still entails clearance of historic buildings and existing business. While the path of the bridge itself is actually one of the least invasive paths possible, the affiliated roadway projects will entail demolition of dozens of buildings. Particularly troubling is the plan to wipe out all of the buildings remaining on the east side of 10th Street north of Hempstead Street. There are many occupied buildings and houses in that stretch. Most important, the part of Old North St. Louis east of I-70 is integral to connecting Old North to the emerging North Broadway corridor.

Bridge planners are more concerned with traffic efficiency than creating infrastructure that respects settlement patterns. While I-70 has some maddening issues related to placing exit ramps in odd spots due to existing buildings, those issues are small concessions to reality. Reality is that cities are what bind people together, and highways are but a means to that bind. Reconfiguring the St. Louis Avenue interchange is economically profligate; the plan entails spending millions on a road project with no economic return. Reconnecting Old North and North Broadway will cost less and maintain an existing building stock with the potential for high real estate values.

A corollary is that the presence of highway noise and pollution lowers real estate values. Why on earth political leaders would want to champion anything that lowers real estate values amid a recession is beyond my comprehension.

Connectivity. The plan still entails closure of north-south streets like 10th Street. Northside residents use these streets to get downtown. Closing the connections will stall pedestrians and add time to drivers' commutes. Closing the connections could isolate Old North from downtown. There is natural synergy between Old North and downtown, but there are physical impediments caused by a belt of vacant land, industrial uses and monolithic public housing complexes. The bridge exploits that belt, and tightens it.

Short-Sightedness. The new bridge does not address the terrible congestion caused by the poor configuration of ramps on the Poplar Street Bridge. Would the bridge even be needed if the Poplar Street's problems were fixed? No.

The bridge plan does not include any allowance for public transit. There is no space on the bridge for a street car line. That's going to seem silly in 25 years when our automobile lifestyle will be in crisis. Oh, well -- at least we can still walk across the bridge then.

Avoidance. The bridge path funnels I-70 traffic out of East St. Louis and away from downtown St. Louis. This path is a boon to people wanting to live in far-off Illinois suburbs like Highland but work in St. Louis or St. Charles counties. Sure, long-distance traffic will be well-served by a new bridge, but so will exurb-to-exurb commuters.

The bridge itself seems every bit a done deal. But are the details cast in concrete? No. There is still space to mitigate the bridge's impact on the urban fabric of the near north side. Since almost every change for the better involves reducing the project cost, changes are not only logical but prudent. In the wake of the agreement, it's time to make the best of the bridge.

Defense of Mark Twain Hotel Begins My Monthly Vital Voice Column

Today the Vital Voice ran the first installment of "Inside the Metropolis," the monthly column I will write for them. The column will cover topical issues in architecture, development and historic preservation. I am excited to be part of Editor Lucas Hudson's effort to expand the coverage -- and audience -- one of our oldest and most important alternative newspapers.

Read my first column here: Mark Twain Hotel Fills Important Niche Downtown

Snow City

I took this photograph yesterday evening looking southeast from the corner of 13th and Mullanphy Streets in St. Louis.

Venturo Capitalism

Rumors are circulating that the Danforth Foundation has arrived at a surprising plan for the Arch grounds: resurrect the 1970s Venturo House by Finnish architect Matti Suuronen by placing a line of one hundred of the houses on the western perimeter of the grounds. Apparently, the Foundation's planners realized that without strong connections to a residential population, any plan to develop the grounds would fail. The Venturo House has appeal due to the shared nationality and similar last name of Suuronen and Arch architect Eero Saarinen. (In this vein, the Foundation could ask band Rilo Kiley to perform on Dan Kiley's historic modernist landscape.)

If successful, city leaders have discussed the potential for building steel frames with elevators on several blocks of the Gateway Mall. Venturo homes could be hooked up to utilities that would run to each level of these towers. When a resident moved, that person could take their home with them and make way for a new resident.

Accompanying zoning and code changes would allow downtown building owners to place Venturo homes or similar modular homes on roofs -- or adjacent surface parking lots. The changes would allow parking garages to be preserved and their historic architectural features left intact should they fall vacant. Venturo homes -- arranged on special steel shims to adjust for the typical garage floor slope -- will allow preservation-minded garage owners to avoid demolition.

If true, exciting news!

Lecture About Gateway Mall on Sunday

I will be giving the opening lecture in this year's Friends of Tower Grove Park lecture series.

What: "Making Parks in the Central City: The Challenges of the Last 100 Years": I will discuss the history of various plans for introducing the Gateway Mall into downtown St. Louis, from the early City Beautiful-era Comprehensive Plan in 1907 to the current Master Plan. There will be many slide illustrations.

When: Sunday, February 3 at 3:00 p.m.

Where: Stupp Center, Tower Grove Park

FREE. Lecture will be around one hour in length.