Category: Historic Preservation

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Historic Preservation Housing Preservation Board South St. Louis

Dutchtown Center Hall House on December 22 Preservation Board Agenda

by Michael R. Allen

On Monday, December 22 the St. Louis Preservation Board will again consider demolition of the frame center-hall house at 4722 Tennessee Avenue in Dutchtown. New Life Evangelistic Center (NLEC) applied for a demolition permit in the fall that the city’s Cultural Resources Office denied. NLEC appealed the denial to the board, which was set to consider the matter at its November 2008 meeting. (See “NLEC Seeks Demolition of Frame Center Hall House on Tennessee,” November 23.) NLEC obtained a deferral, and the item was moved to the current agenda.

The Preservation Board previously denied an appeal of a staff denial in 2007. NLEC purchased the house after this denial. Alderwoman Dorothy Kirner (D-25th) is opposed to demolition, and many neighbors are opposed to NLEC’s presence in Dutchtown. Seems like the smart path would be for NLEC to act on Kirner’s opposition to find assistance in rehabilitating the historic house.

At the last Preservation Board meeting, the NLEC representative who attended testified that NLEC might want to explore rehabilitation of the house. I have no knowledge if NLEC has decided to suspend plans for demolition or not. As far as I know, the Board will be considering the appeal on Monday, and citizens need to be prepared to testify on behalf of preservation then.

The Preservation Board meets Monday, December 22 at 4:00 p.m. in the 12th floor conference room at 1015 Locust Street downtown. Written testimony can be sent to the board via Adonna Buford, BufordA@stlouiscity.com.

Categories
Adaptive Reuse City Hospital Historic Preservation Hospitals South St. Louis

City Hospital Laundry Building Rehabilitation Moving to Completion

by Michael R. Allen

One encouraging recent turn in local development is nearing completion: the start of the second phase of rehabilitation of the remaining buildings at City Hospital. Gilded Age, the developer, has embarked on a $27 million project that involves rehabilitation of the Laundry Building as an event space operated by Butler’s Pantry, construction of a new headquarters for Butler’s Pantry on Park Avenue and renovation of the Power Plant as a restaurant and office building. The Laundry Building is nearing completion, with the exterior sporting a cupola for the first time in decades.

Built in 1939 and designed by Albert Osburg, chief architect for the city’s Board of Public Service, the Laundry Building was once a hub of activity at the municipal hospital. The spacious, tile-walled interior housed a bustling laundry operation that kept thousands of linens used for bedding as well as staff uniforms clean and suitable for a medical environment. This efficient interior was artfully concealed behind a Georgian Revival exterior that referenced the earlier buildings of the hospital.

The large multi-paned windows, now replicated in aluminum, have always given away the building’s use. Those are industrial windows, made to light a work space. The town homes of Georgian London did not have such prosaic glazing. Here the modern meets the classical, and the Laundry Building melds the two with style. The dormers and cupola on the hipped roof add a welcome note of whimsy. While the hospital complex lost some fine buildings as part of the redevelopment, luckily the utilitarian Laundry and Power Plant buildings were spared. Buildings such as these can be hard to adapt, but when the right use comes along preservation seems completely logical. The Laundry Building will be a wonderful event space, and watching it regain its beauty is very satisfying.

Categories
Architecture Central West End Demolition Historic Preservation Midtown

SLU Purchases Mansion on Washington Boulevard, Plans Demolition

by Michael R. Allen

The house at 4056 Washington in 2007.

In October, St. Louis University paid $150,000 for the mansion at 4056 Washington Boulevard. The house was in foreclosure. Underneath layers of paint are the lines of idiosyncratic gilded age St. Louis architecture. Built in 1891, the house was clearly influenced by the popular Romanesque Revival style, evinced here through rusticated stone lintels and window surrounds. However, the wooden cornice has qualities of the Italianate style and the mansard roof and turreted bow evokes the French Renaissance Revival style seen in the design of St. Louis City Hall, the Frederick Judson House to the east and other buildings from the period. What a delight!

The mansion stands just west of the University’s Manresa Center, an interesting complex that originally was the site of the stately McPherson Mansion and later the Marydale convent before becoming the St. Bonaventure Franciscan friary. Since 2000, the University has owned the complex and maintained it as a retreat space. Since acquisition, the university marked the entrance with an inappropriate version of its signature gate. SLU has also purchased all lots between the Manresa Center and the mansion at 4056 Washington.

Demolition of the Saaman-owned houses underway in April 2007.

This block was once an elite street in the emerging Central West End, but the glory days have long since passed. Most of the block’s parcels are now devoid of buildings. In 2007, Saaman Corporation infamously wrecked three houses on the north face of the block to deal a huge blow to the historic character of the street. Hopefully SLU will not make a similar move with its newly-acquired building. Perhaps the university could incorporate the house into the Manresa Center, adding extra space and helping to retain some of the center’s dwindling historic context.

UPDATE: As Vanishing STL discovered, the university applied for a demolition permit on December 4. Alas.

Categories
Historic Preservation Media SLPS

Historic Schools Given Short Shrift in Facilities Management Planning

by Michael R. Allen

Over at the Post-Dispatch Eddie Roth has posted a blog entry on the short shrift that historic schools are getting in the current St. Louis Public Schools facilities management planning process. Roth quotes at length an e-mail that I sent him outlining what’s wrong with the approach being taken by the district and its consultants, MGT of America.

Categories
Century Building Downtown Historic Preservation

Richard Moe on Obama’s List for Secretary of Interior

by Michael R. Allen

National Trust for Historic Preservation President Richard Moe is reported to be on a short list of candidates for the position of Secretary of the Interior in Barack Obama’s administration.

St. Louisans best remember Moe for his role in directing the National Trust to allocate New Market tax credits to the Old Post Office rehabilitation project while supporting demolition of the historic Century Building. This unprecedented move — having the National Trust actively support demolition of a historic building against the stance of a local preservation organization — cost the Trust hundreds of members around the nation. The National Trust has not condemned a pending lawsuit filed by the Old Post Office developers against citizen preservation activists Marcia Behrendt and Roger Plackemeier, whose own lawsuit to halt the Old Post Office project was rejected in 2004.

Last month, Moe pleased St. Louis preservationists by sending a strongly-worded letter to Missouri Senator Claire McCaskill calling for preservation of the intregrity of the Jefferson National Expansion Memorial grounds and opposing HR 7252, a bill that would have leased the Memorial grounds to a private group.

Categories
Historic Preservation Illinois

Illinois Hires 89 Prison Guards One Week After Closing Historic Sites

by Michael R. Allen

UPDATE: The governor himself is now in jail!

If the administration of Illinois’ Democratic Governor Rod Blagojevich is aiming to be the most confusing one in state history, it is doing well. Just one week after closing 12 historic sites and laying off 100 employees of those sites, the state has hired 89 prison guards for a prison transfer that may not take place. While the prison guard hiring had long been planned, the operation of the 12 state historic sites had been in the state budget as far back as 1913, when Illinois acquired Fort de Chartres. If Blagojevich seriously wanted to tighten the state’s fiscal belt, he could have deferred the guard hiring to save money until the Pontiac Prison transfer lawsuit is resolved.

In January, expect the state legislature to again find funding for the shuttered historic sites. Also expect the governor to continue to cling to the ludicrous assertion that the closures have helped balance the state budget. Meanwhile, 100 workers whose work skills are hard to place in Illinois face uncertain futures. The twelve sites face doubtful prospects of reopening. Many communities will lose tourism dollars, and many tourism-boosted businesses will face failure. Meanwhile, other states that fully invest in their historic sites will capture a healthy number of visitors and their spending dollars.

If Blagojevich thinks the future he’s setting into motion makes sense for Illinois, he has a lot of explaining to do.

The sites that closed on November 30 are the following:

  • Apple River Fort, Elizabeth
  • Black Hawk Site, Rock Island (Hauberg Indian Museum to be half-closed)
  • Bishop Hill Museum, Bishop Hill (Colony Church and Bjorklund Hotel)
  • Cahokia Courthouse, Cahokia
  • Dana Thomas House, Springfield
  • Fort de Chartres, Prairie du Rocher
  • Fort Kaskaskia, Ellis Grove
  • Jubilee College, near Brimfield
  • Lincoln Log Cabin, near Charleston
  • Pierre Menard Home, Ellis Grove
  • Old Statehouse, Vandalia
  • Carl Sandburg Home, Galesburg
    • Categories
    Historic Preservation North St. Louis SLPS

    SLPS Facilities Plan Can Avoid Mistakes of Past

    by Michael R. Allen

    After twenty-five years of vacancy, Carr School at 1421 Carr Street north of downtown is severely deteriorated. Much of the central roof has collapsed, pulling ornamental dormers out of shape. Windows and doorways are unboarded, affording access to a sea of collapsed ceilings and wooden roof members. A quarter-century has left the building in need of serious repair, and the surrounding Carr Square Village with a massive burden. The school was once a showy centerpiece and now has become a symbol of north side decline.

    The plight of Carr School is relevant now as the St. Louis Public Schools implements a Facilities Management Plan via consultants MGIT of America, Inc. The district hosting a rapid-fire series of evening meetings for public input on the plan. The schedule is online here. The meetings started last night at Carr Lane VPA and run through December 17 at schools across the city. Why the meetings are crammed into a short period during the busy holiday season is not certain. Obviously, the district is seriously seeking input to avoid prior school closing pratfalls. Hopefully the schedule and geographic range do not make the meetings difficult to attend for parents and concerned neighbors.

    The schedule lists several possible concerns that may be expressed. An encouraging sign is that “historic preservation” is prominently listed. To take that concern from the flier to the meetings, though, citizens should select a meeting or two and attend to discuss preservation issues with SLPS staff and consultants.

    While no other closed public school has sat empty as long as Carr School, others from the 1994 and 2003 rounds of closings still await certain futures. Carr School is a magnificent work of architecture, and one of architect William B. Ittner’s most idiosyncratic school designs for the St. Louis district. Its plan, style and mosaic murals are unique among the schools built. Of course, all of Ittner’s works are singular, as are those of other district architects like Frederick Raeder and Rockwell Milligan. St. Louis never had “cookie cutter” schools.

    While the district cannot be expected to keep all schools open or within its inventory, the district should work hard to ensure that none of the fine historic school buildings sits empty for years like Carr School. The facilities plan needs a strong, detailed preservation component. The district needs to examine alternatives to current real estate policy, including allowing charter schools to purchase or lease decommissioned public schools. Schools are the anchors of many city neighborhoods, and while they may not all be schools forever they should remain anchors through reuse. In 25 years, we should be celebrating successful preservation planning for the district and its beneficial impact on neighborhoods. To that end, city residents need to participate in the current facilities management plan.

    Categories
    Central West End DeVille Motor Hotel Historic Preservation Mid-Century Modern

    Time for the DeVille

    by Michael R. Allen

    With the St. Louis Archdiocese awaiting a new archbishop, and archdiocese revenue down to $160 million in 2008 (compare to $252 million in 2007), hope for the DeVille Motor Hotel at 4483 Lindell Boulevard is growing. After all, with a major leadership transition in the works and revenue down, there is a great chance to convince the archdiocese to reconsider demolition of the mid-century modern motel. The Archdiocese may find it more financially prudent to place the building up for sale to raise revenue. The land alone remains very valuable.

    Sale of the land would probably not occur until after a new archbishop is installed and after prices rise again. For as imprudent and wasteful demolition and parking lot construction is, getting a low sale price is just as bad. The Archdiocese can wait out market conditions and a change in leadership.

    Thus, preservationists have some time to thoroughly explore options that would retain architect Charles Colbert’s curvaceous modern landmark. Serious thought should be given to use, conditions, cost and landmark eligibility. With creative thinking, a solid preservation plan could be on the table in time for the next archbishop to consider. Even then, the Archdiocese might not be ready to make a move — but advocates for saving the fine building would be ready for the time when it is.

    Categories
    Historic Preservation Housing North St. Louis Northside Regeneration Old North

    The "Mini Mansion" on Palm Street Needs Urgent Assistance

    by Michael R. Allen

    The house at 1501 Palm Street in April 2005.

    The house at 1501 Palm Street in November 2008.

    Sixteen years means a lot in the life of a vacant building. To the house at 1501 Palm Street, owned now by by Blaimont Associates LC, the past three years have been rough. The beautiful mansard-roofed “mini mansion” dates to 1883, and is a great example of the small scale use of the Second Empire style. The house is singular for the Old North St. Louis neighborhood, and it has marked the corner of 14th and Palm streets for 125 years. In the vast scheme of its life, the past 16 years are a small part of the history. If they prove fatal, however, those years will be the most definitive.

    The house sat vacant for a long time before Blairmont purchased it, and the previous owner is to blame for some of its current woes. In 2005 that owner, George Roberts, began demolition halted by the city’s Cultural Resources Office, which had not yet reviewed the demolition permit. That work left a large hole on the west wall. Three years later, the hole is agape, and the roof structure above in terrible disrepair. Thank goodness for partition walls — without them, the roof would have collapsed by now.

    The roof sheathing is missing on over half of the house, and the joists collapsed in many places. The amount of water that entered the house in 2008 is frightening to contemplate.

    One of the finest details of the house was the repeat of its slate-clad mansard roof on the rear elevation, replete with tin-framed dormers. That roof collapsed in 2007, and is now almost completely gone.

    As the photographs show, the masonry walls remain sound, and that condition has prevented a catastrophic collapse. However, the south chimney has lost its top courses in the past three years.

    Recently, Blairmont maintenance contractor Urban Solutions cleared the yard of debris and erected a temporary fence around the house. What’s next? The house is in imminent danger of a roof collapse and requires serious structural work. As far as I can tell, under the Distressed Areas Land Assemblage Tax Credit, repairs to prevent this house from collapsing are eligible for 100% reimbursement just like the fencing, trash hauling and lawn work. If a developer were applying for that credit, the cost of such work would only be carried until the issuance of the credits. The issuance, of course, requires a redevelopment ordinance and political support. In preservation-minded Old North, there is a clear way to gain respect and built support: save buildings like the house at 1501 Palm Street.

    Categories
    Academy Neighborhood Historic Preservation North St. Louis Preservation Board South St. Louis

    No Bad News from Monday’s Preservation Board Meeting

    by Michael R. Allen

    On Monday, the St. Louis Preservation Board meeting yielded no bad news:

  • Washington University withdrew from preliminary consideration plans to demolish a one-story commercial building at 622 N. Skinker in order to build parking for the “Corner Building” at Skinker and Delmar, which the university is rehabbing. The Board granted preliminary approval for a variance that allows for wind turbines to be built atop the Corner Building. The university is exploring other options for parking, including building a new multi-story building that would extend along Skinker from the corner building to Enright Avenue.
  • The board denied preliminary applications for demolition for houses at 1826 Warren Street in St. Louis Place and 5155 Cates Avenue in the Mount Cabanne-Raymond Place Historic District. Neither owner bothered to attend the meeting!
  • At the request of a representative of the New Life Evangelistic Center, the Board will defer consideration of an appeal of staff denial of a demolition permit for the house at 4722 Tennessee Avenue in Dutchtown. The matter will likely be placed on the January board agenda since the December meetings are traditionally short and free of review or appeal items.
  • The board approved on preliminary review a plan to demolish a two-story brick garage at 1106 Dolman Avenue in Lafayette Square. The garage has a split foundation and is beginning to collapse. Owner Mike Drinen plans to reconstruct the building, which likely dates to the 1920s.
  • The board voted to deny a permit to retain seven windows installed without a permit at 2003 Senate Street in Benton Park. The owner installed a total of 18 windows on the house between 2004 and 2008, and wrapped the sides with aluminum. In 2006, Benton Park became a local historic district and wrapping was prohibited by district standards. Although the seven windows are not exclusively on the front elevation and not all front windows are in the seven now denied, all denied windows were installed since the local district standards went into effect. The board’s vote is an endorsement of honoring local district standards, and sets a good precedent. Work at 2003 Senate had stopped for two years before the last seven windows went in. While the old work was legal, the new work was not. Some projects evolve for years or decades and the start date of local standards should be enforced, not the start date of slow-moving projects. Ambiguity there would undermine citizen efforts to establish local district standards.