Category: Old North

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Demolition National Register Old North

Haven of Grace Expansion Moving Forward

by Michael R. Allen

By March 22, Haven of Grace had demolished the house at 2605 Hadley Street in Old North St. Louis — a building counted as a contributing resource to the Murphy-Blair Historic District. Last month, the Preservation Board approved the demolition permit for the house at its February meeting. (Read more here.)

Haven of Grace originally had applied to demolish that house and another one at 2619-21 Hadley Street that is also a contributing resource to the district. At the Preservation Board meeting, Haven of Grace announced its withdrawal of that application and its intention to rehabilitate the building for use as offices.

The demolition of 2605 Hadley makes way for a three-story addition designed by architect Tom Cohen, who is also preparing plans for the rehabilitation of the remaining historic house. The addition will create apartments that will allow Haven of Grace to expand its social services to homeless pregnant women and their children by offering more substantial transitional housing. Haven of Grace is a part of the Grace Hill Settlement House.

The expansion plan increases building density on the block, even though it entailed demolition of a historic house that was not beyond repair. On the whole, this is a good project for an important institution that does difficult work. Many neighborhoods would likely turn Haven of Grace away.

However, Old North St. Louis cannot afford to lose another historic building. This is an exception brought about through compromise — not a precedent.

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JeffVanderLou North St. Louis Northside Regeneration Old North St. Louis Place

McKee’s Acquisitions Slowed in March

by Michael R. Allen

In March, companies controlled by developer Paul J. McKee, Jr. slowed their acquisitions of north St. Louis real estate, spending $716,850 to acquire 13 parcels in the Old North St. Louis, St. Louis Place and JeffVanderLou neighborhoods.

Among the properties are owner-occupied houses in the Old North St. Louis neighborhood on 20th Street as well as three buildings counted as contributing resources in the Murphy-Blair national historic district. While a public statement by McKee issued in February claimed that his assembly activity had stopped due to backlash from critics, and several of the properties closed in March had earlier contract dates, several had contract dates as recently as March 20.

The companies buying property are Dodier Investors LLC, MLK 3000 LLC and Sheridan Place LC. Sale prices ranged from $5,000 for a sheriff’s sale to $149,500 for the houses on 20th Street.

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Mullanphy Emigrant Home Old North Severe Weather

Mullanphy Emigrant Home Hit Again

by Michael R. Allen

The Mullanphy Emigrant Home in Old North St. Louis sustained more damage during today’s severe storm and accompanying gust. The biggest damage fell on the south section of the primary (east) elevation, adjacent to the south elevation that collapsed last year; that section collapsed from roof to foundation. (See photograph above.) The north elevation also partly collapsed. (See photograph below.)

The collapse of the east elevation is most damaging because the building’s joists run perpendicular and are tied into the wall. Without temporary bracing between floors recently, the joists would have had no support and would have failed completely.

Categories
Documentation LRA North St. Louis Northside Regeneration Old North St. Louis Place

New Blairmont Map Online

by Michael R. Allen

We have a new Google Earth map of north St. Louis properties owned by companies controlled by developer Paul J. McKee, Jr. See the map here.

The map, created on March 13 and sent by a concerned resident of the St. Louis Place neighborhood, shows 637 properties owned by McKee’s companies.

For reference, this map includes pinpoints on adjacent properties owned by city-owned corporations like the Land Reutilization Authority, Land Clearance for Redevelopment Authority and the Planned Industrial Expansion Authority. Also included are properties owned by Pyramid Construction and the partnership between the Regional Housing and Community Development Alliance and the Old North St. Louis Restoration Group.

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Brecht Butcher Buildings North St. Louis Old North

Losing It

by Michael R. Allen

My goodness, I hate passing the corner of Cass and Florissant and seeing a strange mess of masonry rubble where before the Brecht Butcher Supply Company buildings stood. It’s getting harder to know when I’m back home. I hate to engage in outbursts of emotion, but I feel that this problem is pretty logical: the loss of tangible landmarks erodes a living environment to the point of unfamiliarity.

Do you want to pass by daily a pile of rubble that may stay a vacant lot for years?  Do you want to look through that rubble and see intact and recognizable parts of the building?  Do you want to deal with the failure of any legal authority to protect the sanctity of place?

This was no mere run of the mill (method) building. The Brecht buildings were among the finest of the near north side’s industrial buildings, and completely worth the loss of reputation I risked to defend them. Additionally, they defined the southern portal of my neighborhood, Old North St. Louis. Without them, I have a vacant lot as a grave and — perhaps surprising — more energy to resist the next assault on my neighborhood. I’m not angry, I’m agitated — and that leads to action.

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Old North Rehabbing

A Strange Marriage

by Michael R. Allen

I could be doing anything right now. I could be writing a book, watching a movie, talking to a friend, taking a walk or be traveling.

Instead, I am scrubbing up after hours of work around the house. I have not had a moment to myself in weeks, and may not get the chance for weeks more. However, I am watching a building reverse a 120-year span of decay under my own direction, largely alone although experienced craftspeople have aided with masonry, carpentry and roofing.

What we can take into our own hands is where we build the most change in the world. Obviously, few people choose to take much into their hands — and many of us end up with far too much in our hands. Yet hesitate to think of what would become of the world if I did not assume this momentary burden. I hope that others do the same, but I know that I can’t make them. Not everyone could take up the task of rehabbing a large building with no supervision and little assistance, even if he or she wanted to do so. I’m not sure if the cororllary is that those who can should do so, but I note that those who can most often must do so.

When my neck starts to ache beyond the limits of medicinal Schlafly, I try to think about how each gesture composes the larger plot of one house renwed and revitalized in a neighborhood that is renewing itself in a great city that is seeing a multitude of actions like my own add up to a resurgence of energy…

(Cynically, I could note that these hundreds of hours of labor are punishment for that one moment when I realized that I wanted to live in this house. To want something is always an arrogant proposition.)

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North St. Louis Old North Rehabbing

Smokestack Lighting

by Michael R. Allen

One of my most favorite moments of any long day of rehab work on this house is when dusk arrives and the floodlights on the Columbia Brewery smokestack come on. This is a perk of having a flat roof with a great view — I can go out, beer in hand and wait for the sudden moment when the dark smokestack is almost silver bathed in light. I rarely check the time, because I like the full surprise. (I never guess right when I think I’m moments away.)

Usually, I can see the Continental Building beacon in the far distance blinking as if to wink at my wonder at what is actually a pretty mundane event.

Sometimes, the mundane is magical.

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Mullanphy Emigrant Home North St. Louis Old North

Mullanphy Effort Accepting Online Contributions

The Old North St. Louis Restoration Group has launched a PayPal account through which donations for the effort to rebuild the Mullanphy Emigrant Home‘s collapsed southern wall.

While some temporary structural stabilization work has been completed, the effort is still over $100,000 away from reaching the money needed to rebuild the masonry wall.

We are a generous city with much wealth and love for our history. Can we not rebuild that wall? It seems like a reasonable goal with no ambiguity — every dollar collected will literally go to the needed bricks, mortar and labor.

The result will be that a neighborhood in the midst of renewal will retain one of its most significant buildings as an anchor for continued development.

Tax-deductible contributions now can be made here.

(PS: For candidates seeking to do good with leftover campaign funds, this is a great cause.)

Categories
Old North Preservation Board

Preservation Board Meeting in Review

by Michael R. Allen

The Preservation Board meeting yesterday was short and pretty sweet. Credit is due to the current board members, who are a very thoughtful group on the whole who take their decisions seriously. The new members — David Richardson and Mike Killeen — are good fits for the board, and frequently make excellent points. Chairman Richard Callow continues to enrage haters by running the meetings effectively and efficiently while respecting the input of community members and applicants who testify. This is a good mix and creates the city’s only regular forum for the public discussion of urban design policy. Attendance from bloggers, architects and activists is steady. Now, if only the board could increase the scope of its powers and solidify its decisions against the trump card of aldermanic blighting ordinances!

Here are some of the highlights of yesterday’s meeting:

#5 Washington Terrace: Preliminary review of a plan to build a new house on one of the city’s finest private streets. The discussion on design was interesting, although it fell along predictable lines. Many residents turned out to testify because the local district ordinance stipulates that the trustees of Washington Terrace must approve plans before construction. That’s well and good, but not an appropriate covenant for the Preservation Board to uphold. There are courts of law for those fortunate enough to live on streets with restrictive covenants; the Preservation Board’s enabling ordinance does not allow it mediation powers in such instances, as Commissioner John Burse pointed out during the discussion. Deferring decision in this instance would set a bad precedent for future ambiguity. Fortunately, the Board voted 5-1 (with Anthony Robinson abstaining) to approve preliminary review so that the builder can begin to work with staff at the Cultural Resources Office on design details. While more difficult, the trustees will have to enforce their own restrictive covenants without using a design review board to do so. If the approval covenant is important to most residents, they will enforce it. Perhaps the local district ordinance for Washington Terrace should be amended to remove the separately-enforceable covenant clause, since there is no way the Preservation Board should be in the business of upholding anything other than municipal design ordinances.

2352 S. 11th: Your typical already-installed glass block basement window case. However, the appellant got in a good line when told that historically his basement windows would have had bars. “Historically, my house was boarded up,” he said. The Board voted 5-1 to uphold staff denial of his permit for glass block.

6811 and 6815 Magnolia: The owner of these two small frame cottages, contractor Joe Pauk, supposedly purchased them for rehab in December 2006 but quickly decided they were too far deteriorated for repairs. The houses are condemned by the city’s Building Division, but Pauk has not had a structural assessment save his own. The appeal was denied by a unanimous vote.

2605 and 2619-21 Hadley: Haven of Grace took a big step by agreeing to retain 2619-21 Hadley and motball it for future use. Executive Director Diane Berry announced this during her presentation; chairman Callow wisely asked her to state on the record her intention to also rehab the building. Citizen testimony from myself and Claire Nowak-Boyd followed, although the news of the compromise changed the direction. However, along with other residents we are still concerned about the long-term integrity of the Murphy-Blair National Historic District into which much of Old North falls. That district has lost around 60% of contributing resources since listed in January 1984, which comes down to roughly 370 historic buildings lost in less than 25 years. I still think that 2605 Hadley is savable, but I think that the good new design and density that Haven on Grace brings is important for the neighborhood. Under these circumstances, the compromise is fair.

Petition to designate the McKinley Heights neighborhood as a local historic district: Approved unanimously. The “opposition” that turned a previous public meeting on the matter into a circus did not show.

Categories
Brecht Butcher Buildings Demolition Old North

Watching the Brecht Demolition

by Michael R. Allen

Every morning comes one of the many internal negotiations of the day: Do I pass by the Brecht Butcher Supply Company buildings on my way to work?

I have a few choices for routes to work, so passing by the buildings is not necessary. However, as wrecking work progresses, I have to deal with the innate curiosity. How much further have the wreckers progressed? What does the column on that floor of that section look like now that it’s exposed? And so forth. These are questions that I consider not only for my own curiosity but because I’m bound to get a few (and I mean very few in this case, given what side of Delmar these buildings are on) questions.

Most days, I take the hard route and pass by. Sometimes, I linger for awhile. The smiling workers are busy putting bricks up on pallets, knocking wall sections down. I watch, but only once have I photographed the scene. Usually, I am compelled to take a few photographs of demolitions, because the recorded details are useful for later research. This time, I have been slow to record what has to be one of the greatest buildings to be demolished in St. Louis since the Century Building.

Perhaps my lack of urgency comes from my deep personal disgust at this senseless loss — one I haven’t felt much before. Perhaps it comes from the fact that these buildings never received the preservation battle that they deserved. (Has any building in recent years?) Most likely, both. In the face of business as usual, investment in observing great loss alone can seem pointless.  I suppose that I will take the camera with me tomorrow, though.