Categories
Carondelet Historic Preservation Industrial Buildings South St. Louis

Preserving a Sense of Site History at Carondelet Coke

by Michael R. Allen

Today Mayor Francis Slay and Governor Jay Nixon will hold a join press conference announcing a new plan to convert the 41-acre, city-owned Carondelet Coke Plant into an industrial park. Summit Development announced a similar plan in 2006, but the plan stalled after some initial work was done on the site — including bringing in a giant mound of containment soil.

I have published a basic history of the site and documented the buildings over the years. However, I never expected the buildings to be preserved. The site is contaminated widely with many substances related to the coke production process, which began at the site in 1915.

Still, there are two resources on the site whose preservation would require minimal loss of usable site and whose presence would provide the new industrial park with readily-identified icons. Given that the coke plant was one of the largest employers in the Patch section of Carondelet for over 60 years, some tangible link with the industrial past is fitting. Thousands of area residents worked at the plant, enduring the emission-laden landscape to support their families. Why not allow future generations the chance to see something when they visit the site where a grandfather or great-grandfather once worked?

The most obvious resources to preserve is the remaining brick smokestack, which stands at the south end of the coke oven battery. This was one of two stacks that relieved the smoke from the ovens. This stack dates to the ownership period of Great Lakes Carbon Company, which owned the plant from 1950 through 1980. Being constructed of modern brick within the past 60 years, it is in sound condition and requires minimal tuckpointing to survive another 100 years. Perhaps the stack could sit in a small public area with interpretive signage and photographs so that people can interact with the site history.

The other structure is visible only from the Mississippi River and also dates to the Great Lakes ownership period. This mighty steel coal loader dates to 1953 and was used to unload barge loads of coal arriving at the plant as well as to load outgoing barges with coke. The loader connects to the coke plant by an underground conveyor system. The basic structure is sound, although years of abandonment have led to rust and some deterioration of deck plating. There are few extant 20th century river side coal loaders in St. Louis.

I have marked the locations of each structure on this circa-1950 aerial view of the coke plant. Most of the remaining plant has been wrecked. The buildings literally are now ruins after being slowly and possible illegally demolished in the past two years.


Tying the new industrial life of the site to its past would preserve the tie of this site to the Carondelet community through a physical link. Our industrial past too often disappears through alteration and demolition, and in many cases active industrial sites leave behind few photographs of their historic life. Here we can leave some key parts of the past behind for future generations to contemplate.

Additionally, the Great Rivers Greenway District is discussing building a south trail system that would include Sugar Loaf Mound and run along the riverfront. Could the trail pass south to an industrial heritage site at Carondelet Coke? Joliet, Illinois has a lovely trail system that connects to Joliet Iron Works Park, an interpretive and recreational site that incorporates the ruins of the Joliet Iron and Steel Works. That site is a destination. Imagine if one could travel on a river side trail that linked a Native American mound with a river side coal loader, right here in St. Louis.

Categories
Brick Theft Historic Preservation JeffVanderLou Northside Regeneration

Building Losses Continue to Accumulate in NorthSide Project Area

by Michael R. Allen

The sad end of the McEagle-owned four-family flats at 2621 Sullivan Avenue in JeffVanderLou is complete. Brick thieves have taken down the sturdy historic building, leaving a pile of rubble. Last year, a small fire struck the building (see “Fire Strikes House in JeffVanderLou”, October 30, 2008). The photograph above commemorates an only slightly better day for the building.

Mark this as yet another historic building to be lost under the ownership of McEagle and its subsidiaries. Two years ago, this building was occupied and had minimal code citations. Then, it went vacant and soon after was visited by fire. The owner, Sheridan Place LLC, did little to address the fire. According to city records, the Building Division had to board up the building in the wake of the fire and then sent notice to the owner.

Now, the building is gone. Would this building have contributed to a new historic district? Could it have been rehabilitated using state and federal historic rehabilitation tax credits? (McEagle listed a whopping $149.7 million in historic tax credits as revenue on its first-draft tax increment financing application.) Was this one of planner Mark Johnson’s “legacy properties” identified for preservation? We’ll never know, because McEagle has not divulged any of its preservation plans. We do know that this building sits in one of the projected “employment centers,” so it could very well have been doomed anyway. Yet that’s just a guess.

Citizens and their elected representatives contemplating a redevelopment agreement for McEagle’s NorthSide project need facts that demonstrate commitment on the part of the developer to back up all of its promises about historic preservation. Meanwhile, the facts that speak loudest about commitment to saving historic buildings don’t match the developer’s promises.

Ravaged brick buildings, constant fires, collapsing walls, missing boards and dozens of sound historic buildings now forever lost seem like the antithesis of the carefully-planned preservation of “legacy” buildings described by McEagle’s executives and NorthSide master plan author Johnson (of Civitas, Inc.). Certainly, this slipshod management belies Johnson’s immense professional reputation and commitment to progressive, community-oriented planning ideals. It’s hard for seasoned preservationists to believe that McEagle really wants to save historic buildings in the project area — but that is what the company and its planner keep saying they want to do.

Categories
Historic Preservation Preservation Board

Window Business

by Michael R. Allen

People who attended Monday’s St. Louis Preservation Board meeting might have expected a proposed demolition opposed by two aldermen to be the most contentious issue. Wrong. That status went to a case where homeowners on Maryland Avenue in the Central West End proposed installing insert-style replacement windows on their homes. Such window replacement is not allowed under the standards of the Central West End Local Historic District, because the installation changes architectural detailing and does not address the structural failure of wood that is then covered up by a new window unit. (If the wood is rotten, broken or damaged, it will be the same when it gets covered up.)

The owners and their window salesman (the same guy had both customers) made earnest arguments for allowing their use, but none of the arguments addressed the local historic district standards. Clearly, the salesman was not familiar with the ordinance, and he was the one who is trying to sell the windows to the homeowners over types that might have complied. He is one of many salesman or installers who have appeared before the Preservation Board. What distinguishes him is that he came to the Board before attempting to install the wrong windows.

The Board denied the application, but the matter raised a question in my mind: What if one of the requirements for obtaining a business license for window sales and/or installation was passing a written test demonstrating knowledge of the city’s design and historic preservation ordinances?

Categories
Central West End Events Historic Preservation Mid-Century Modern

Wreck Out!

This Thursday, Off Broadway hosts the Anti-Wrecking Ball, a joyous evening of entertainment for a worthy cause. Great bands and burlesque performers have contributed their talents to help raise money for legal fees needed for the Friends of the San Luis to appeal a circuit court judge’s ruling that citizens have no standing to appeal the actions of the St. Louis Preservation Board.

We seek to overturn that ruling for future benefit. While the San Luis Apartments is lost, there will be future battles and citizens deserve full rights in each one of them. Join us Thursday to have great fun while building necessary financial resources.

Categories
Historic Preservation Metro East Salvage

Behind the Scenes Tour at the Conservatory

by Michael R. Allen

St. Louis Building Arts Foundation president Larry Giles welcomes guests to the Conservatory.

Amid unusually pleasant weather, over 100 people attended yesterday’s happy hour and tour at the St. Louis Building Arts Foundation Conservatory in Sauget, Illinois. The event was a joint fundraiser for the Foundation and the Chatillon-DeMenil House Foundation. Guests enjoyed food and drink while exploring the 15-acre, 13-building historic steel foundry that serves as the Conservatory. The site is home to some 300,000 architectural artifacts and eventually a research library of rare literature related to architecture and allied arts.

The last time that the Conservatory was open for a public tour was nearly one year ago. While more events are planned for the future, including a fall party, the chance to get an all-access tour of the Conservatory was a rare one.

Thanks go to Lynn Josse, board member of both organizations, bon vivant Ray Brewer, grill masters Mike Rodgers and Jeff DeTie, Building Arts Foundation President Larry Giles, Chatillon-DeMenil House Foundation President Ted Atwood and many others who worked to pull the event together.

Photo by Beth Florsek.
This is one of two events for the Chatillon-DeMenil House this weekend: On Sunday, August 23rd, Doug Harding will give a talk entitled “Shadows of Immortality: 19th Century Photography.” Using examples from the DeMenil collection, Mr. Harding will delve into the history of photography and actually demonstrate how photographs were made. The public is invited to bring in their own photographs for dating. This free talk begins at 2pm at the house, 3352 DeMenil Place at Cherokee.

Categories
Historic Preservation South St. Louis Southampton Theaters

Avalon Theater Now Sports For Sale Sign

by Michael R. Allen

The Avalon Theater at 4225 S. Kingshighway is sporting a for-sale sign for the first time since it closed in 1998. Why didn’t this sign go up years ago, before much of the deterioration started? Well, the City of St. Louis was not trying to gain trusteeship over the defunct Sopo Corporation that owns the Avalon. On May 11, the City Counselor’s Office filed suit against the corporation seeking to have the city appointed trustee to dissolve the corporation’s assets — namely, the Avalon Theater. The next hearing is scheduled for September 14 before Judge Robert Dierker, Jr.

For years, Greg Tsevis has acted as owner of the theater, and has told people that the historic neighborhood theater is for sale at prices ranging from $1 million to $2 million. The trouble is that Tsevis’ parents never appointed successor trustees to their corporation before passing away, meaning that Tsevis technically not the owner.

The listing price is familiar: $1 million. How valid would a sales contract with Sopo Corporation be? That’s a good question, but the high listing price almost certainly guarantees that question won’t be asked.

Categories
Edwardsville, Illinois Historic Preservation Metro East Planning

Edwardsville Residents Rally for Buildings Housing Small Businesses

by Michael R. Allen

My coverage is a little late, but I wanted to give a shout out to the 50 people who demonstrated against demolition of historic commercial buildings last Friday in downtown Edwardsville. The Belleville News-Democrat (perhaps the region’s best daily paper) has coverage here.

The bottom line: a law firm wants to demolish six small-scale storefront buildings now home to small businesses. These buildings are all historic, with some older than 100 years. However, some of the buildings were reclad or greatly altered over time. Indeed, some of them are barely recognizable as historic buildings.

However, the tenants and others oppose the move not just because these buildings are old. The opposition stems from recognition that downtown Edwardsville needs buildings like these to retain small business and vital street scapes. Giant new office buildings take away not only the low rents that foster commerce, but the differentiation in a block face that makes it a welcoming environment. Preservation here is not essentially about saving something old, or something pretty, but something that encourages a mode of business conducive to building community. Maybe someday someone will restore the facades of these buildings, but even if that never happens the buildings are working just fine.

Downtown Edwardsville’s commercial district has seen a resurgence of small business activity, and retaining storefronts is essential to future growth. Like many downtowns, Edwardsville’s has plenty of surface lots where a new office building could be built. There is no reason why the lawyers seeking their own building and the small businesses cannot coexist.

Categories
Brick Theft Historic Preservation North St. Louis St. Louis Place

Brick Thieves Assail Presumed Legacy Property

by Michael R. Allen

Criminals can work pretty damn fast, as the condition of the McEagle Properties-owned house at 1930-6 St. Louis Avenue shows. Two weeks ago, the vacant house was sound. Last Wednesday, the side wall had started to come down at the hands of the north side vultures (see “The Precarious Condition of Two Houses on St. Louis Avenue,” (August 12, 2009). Today, almost all of the ell of the old house stood destroyed. The bricks no doubt have cycled through Pope’s or one of the other yards around 25th and University, then on to hands more legally clean of fencing stolen goods but no less complicit.

Meanwhile, McEagle has taken no visible step to safeguard the over 150 historic buildings that it owns in north St. Louis, or work with residents to report brick thieves, who prey also on other buildings. Perhaps no one has seen the activity here. After all, thieves picked apart many buildings to the south of this house, McEagle emptied the three houses to the east of this building and two of the three buildings across the street is vacant. Four years ago, the brick thieves would have been afraid to pick on this block, and now they seem to be able to rule the roost.

However, what is done is done. Complaining about the past won’t secure a future for the McEagle-owned historic buildings across north city. What will do the trick is actual preservation planning: architectural survey of St. Louis Place and JeffVanderLou, listing of eligible buildings and districts, placement of the 5th and 19th wards in preservation review (solely the responsibility of the alderwomen) and strict rules about security and stabilization as part of the redevelopment ordinances facing the Board of Aldermen. If McEagle and planner Mark Johns of Civitas are serious about saving “legacy properties,” it’s time to tell us how they will do that.

The facts on one hand: Brick thieves demolishing McEagle buildings. Historic buildings deteriorating and left open to the elements. On the other: A promise. Promises don’t save historic buildings, or we’d all be rehabbers. I don’t mean to condone or chastise McEagle for the past failures, but urge the developer and city leaders to take action now as part of the negotiation. If McEagle lacks the capacity, then it should work openly with the city and other developers who can bring funds for preservation planning, stabilization and rehabilitation. We can’t save everything, and we’ve lost a lot. (We lost more in St. Louis Place and JeffVanderLou before McEagle arrived, in fairness.) Yet we can take the circumstances we have and turn a developer’s promise into action that will reassure residents of north St. Louis that McEagle is as serious about the attempt as it is about the sell.

Categories
Historic Preservation North St. Louis Northside Regeneration

Keep Your Buildings Standing to Keep Your Neighborhoods Strong

by Michael R. Allen

The title of this post is the title of my latest commentary for radio station KWMU, which aired today and can be found online here.

Categories
Events Historic Preservation Metro East Salvage

Behind the Scenes at St. Louis’ Future Architecture Museum This Friday

As a newly-minted member of the Board of Directors of the St. Louis Building Arts Foundation, I am pleased to invite my readers to a special event this week:


Photographs of the Foundation’s amazing facility across the river can be found online here. The former Sterling Steel Casting complex, built between 1923 and 1959, is an attraction in itself.