Categories
Downtown Green Space Preservation Board

Sculpture Garden Plan Underscores Futility of the Gateway Mall

by Michael R. Allen

Last week, the St. Louis Preservation Board unanimously granted preliminary approval to the Gateway Foundation’s plan to convert two blocks of the Gateway Mall into a sculpture garden. These are the two very formal blocks between Eighth and Tenth streets that were completed in 1993. The garden, which would include landscaping coordinated by the Missouri Botanical Gardens, is actually a good plan in itself. In fact, there is a level of thoughtfulness to the plan that I confess comes as surprise to me. The principal architects, Nelson Byrd Woltz Landscape Architects, looked outside of the mall for inspiration.

The architects cast aside the impossible dreams of formal symmetry, civic grandiosity and identity-making that have plagued the mall’s cast of prior architects. Rather than waste half of each block on passive lawn space, as the current design for those blocks does, the architects instead realize the number of intricate details that a city park can have. There are rows of trees along Market Street (for some reason widely viewed as a grand formal drive), and paved “plaza” areas. There is a fountain. But there also are limestone walls (faced in actual limestone on the plans the Board approved), flower beds, smaller lawns and a cafe building at the corner of Chestnut and 8th. Most important to the design are contrasting axes. A central linear axis on the western block abruptly bends on the eastern block, defying the forced sight lines of the mall. A wide arc forms an axis that spans both blocks on the northern side. A meandering curve runs across the southern end of both blocks, suggesting the lines used to demarcate creeks and rivers on state maps.

In fact, the whole concoction has pronounced map-like influences. While the translation of the logical god’s-eye view to actual pedestrian experience may muddle the intent, at least the plans celebrate the often conflicting lines that compose our physical and political geography. One of the architects told the Preservation Board that the linear axis follows the footprint of the actual alley that once existed on the blocks, joined with perpendicular lines drawn from old lot lines. This architect actually stated that his inspiration was an old Sanborn fire insurance map of the blocks.

The parks design succeeds inasmuch as it does not attempt to impose a particular experience on an urban space, but rather presents possibilities for user-directed action. However, there are drawbacks. On the plan, Ninth Street looks too narrow to accommodate its current four lanes. Likewise, Market Street appears to lose its northern lane. These losses eliminate metered parking — a necessity for a healthy downtown block.

The largest problem is not the fault of the designers but of our continued political cowardice: the city won’t will itself to erase the Gateway Mall idea from its mind. We are committing political will and civic endowment to major changes for these two blocks, but once completed they sit amid one of the most unintelligible urban landscapes in the nation. These blocks can counteract all of the problems of the mall, but without visual reinforcement their statement will be lost. They will be surrounded by the mediocrity of anti-urban 1980s buildings, which draw their users inside and away from even the best parks. The blocks will still be segments of a string of parks that are mostly useless and unattractive. With so much open space and inhospitable built surroundings, the sculpture garden will still function more as a self-contained destination than a component of a healthy downtown.

Instead of next turning to renovation plans for the rest of the Gateway Mall, city leaders should work to enclose the sculpture garden with good design. The Gateway Foundation is doing a huge service to the city by financing the construction and upkeep. That service should be matched with a program to enhance the context: renovate the block containing “Twain” (or even move “Twain” and build on that block); build on the block of Market between Ninth and Tenth where the second IBM Plaza tower was intended; rework the base of the first IBM Plaza tower; build a new building or even just shops on Chestnut south of the original Southwestern Bell building; redesign the base of the hideous Data Building. In short, we need to fulfill the premise that $20 million invested in the Gateway Mall will make a functional difference for this part of downtown.

Categories
Architecture Demolition Historic Preservation Midtown

Givens Row Loses Two of Its Three Houses

Read the story on the Landmarks Association of St. Louis website. (Thanks to Paul Hohmann for documenting this travesty.)

Categories
Events North St. Louis Northside Regeneration

MCU Needs to Get McKee to Appear in Public

by Michael R. Allen


Rose Willis speaks at last night’s meeting. Photo by the author.

Developer Paul J. McKee’s plans for north St. Louis were the subject of last night’s packed public meeting of Metropolitan Congregations United (MCU), held at Holy Trinity Church in Hyde Park. Although invited, McKee did not attend.

The tenor of the meeting surprised critics — MCU’s leaders were openly critical of McKee. Although the matter was only discussed for 20 minutes, and no questions from the crowd entertained, MCU laid out their action plan on the issue. Lead speaker Roger Duncan laid out MCU’s four development principles: community input (an item that received thunderous applause), creation of housing at prices all can afford, no displacement of residents, respect for existing character and street grid. Duncan and Father Rich Creason, pastor of Holy Trinity, made clear that MCU was not claiming that McKee had agreed to these principles. They admitted that McKee did not accept their invitation, and that they were unsure of his intent.

While few residents of the near north side actually attended the meeting (out of the few aware of the meeting), one of their biggest concerns was discussed. 19th Ward Block Captain Rose Willis spoke about living next door to a run-down McKee-owned property and the developer’s pattern of negligence.

Creason unveiled a community stakeholders’ table that MCU is assembling to build community consensus on a development agenda for the area McKee is targeting. This group includes organizations like the Old North St. Louis Restoration Group, the JeffVanderLou Initiative and the Third Ward neighborhood Council. the group also includes the St. Louis Development Corporation, the quasi-governmental corporation that encompasses the city’s alphabet soup of development entities. Even stranger was that mayoral Chief of Staff Jeff Rainford was on hand to represent SLDC.

Creason ended the meeting by urging all in attendance to send to McKee a signed copy of a card that MCU distributed urging the developer to meet with the MCU stakeholders’ group. Creason stated that he wanted McKee to receive 2,000 cards in the mail.

MCU has put itself in a difficult spot by trying to forge communication between stakeholders and McKee. I commend MCU for making the attempt. However, I think that the process could be fruitless without real public engagement. McKee has already met with representatives of the stakeholders’ group; as part of city government, SLDC will be involved no matter what. McKee has not met with rank-and-file members of neighborhood groups. These stakeholder groups have not necessarily even communicated to members their involvement in discussions with McKee. Some stakeholder groups are missing, such as those concerned with urban design, green space and mass transit.

Essentially, the stakeholders could end up being a nice compartment for negotiations already underway outside of the public eye. What MCU needs to do is to get McKee to make good on his promise to explain himself in public — to the residents of the area he wants to develop. Anything short of that is not the starting point of a new direction, but one more step down a path without a clear end.

McKee had a great opportunity last night to make a public appearance before a tame crowd. With few affected residents present, vocal antagonism was unlikely. The developer could have cut through the polarization with even a silent appearance, and demonstrated the leadership that defenders attribute to him. He did not make that first move to address the public. If MCU wants to help, it needs to continue to urge him to do so. All residents of the near north side are at the stakeholders’ table by default. Solutions start with them, and with McKee. As long as those parties remain apart, all we have is uncertainty, fear and cynicism. We need hope.

Categories
Abandonment Detroit Green Space land use landbanking

Detroit Park Sale Plan is Hasty

by Michael R. Allen

The administration of Detroit Mayor Kwame Kilpatrick is proposing selling off 92 of the city’s 367 parks. Most of the parks on the sale list are pocket parks and small playgrounds, many of which are surrounded by vacant lots and some of which are in severe disrepair. Kilpatrick seems to think that some of the park sites would be ripe for new development. The plan raises the issue of public space planning in deindustrialized cities. The amount of park space in Detroit reflects peak density that has not existed in decades. Does the city need so much park space when so much of the city itself is green ghetto land?

Maybe not. Detroit is seeing redevelopment right now. Kilpatrick’s interest in selling the parks shows confidence in their having some market value as lots. The city has shrunk, but as it grows it may need the parks. While there are many of the 92 parks that probably will never be useful, there are some that are useful now and would be useful in neighborhoods where infill construction will lead to higher density. Staking out public space now will ensure that neighborhoods don’t lack amenities that belong to all residents.

Detroit might consider holding off on a massive sale, and releasing the parks one by one after further community input and investigation of development activity. Perhaps some parks should just be mothballed — infrastructure demolished and grass planted. One thing we learn from cities like Detroit is the inherent power of a vacant urban lot. From the vacant lots will spring the development of the future — and public space needs to be part of that.

Categories
Media North St. Louis Northside Regeneration

Media Coverage of MCU Meeting

KMOV Channel 4: North St. Louis developer under fire from religious group

From the transcript: A spokesman for Paul McKee told News 4 it would be premature to talk to the public because “we really don’t have any plans.”

Pub Def: VIDEO: McKee a No-Show at Meeting

Categories
North St. Louis Northside Regeneration Old North

McKee Purchases Building on Stable Block in Old North

by Michael R. Allen


Photo by the author.

Defying promises to neighborhood leaders, developer Paul J. McKee, Jr. has purchased another historic building in the Old North St. Louis neighborhood. Last Tuesday at a Sheriff’s auction, McKee’s holding company Babcock Resources LLC purchased the home at 1412 Sullivan Avenue, pictured above. Babcock’s bid was around $8,000 with bidding starting at $900.

The 1400 block of Sullivan Avenue is one of the most stable and intact blocks in the neighborhood, with only two missing buildings. Since renovation work began on another empty building on the block, the house at 1412 Sullivan is the only vacant building on the block.

McKee also owns three buildings on the 1400 block of Hebert Street, one block to the north, and a building at 2900 N. 14th street, one block east.

Since September 6, 2007, Babcock Resources LLC has been used to purchase at least nine properties with total recorded sales prices of $380,600. Eagle Realty Company owner Harvey Noble as well as Roberta M. Defiore have signed the deeds for the company. Deeds of trust report that Rice Capital Group LLC and Salvador Equity Management LLC have loaned money for the purchases.

Tonight at a public meeting Metropolitan Congregations United will be discussing McKee’s north side land acquisition project. McKee is an invited guest. The meeting begins at 6:30 p.m. at Holy Trinity Church, 3518 N. 14th Street in Hyde Park.

Categories
Events Historic Preservation Missouri

Statewide Preservation Conference Coverage

I have published a summary of the Statewide Preservation Conference held October 18-20 in Jefferson City over on the new website of Landmarks Association of St. Louis.

Read it here.

Categories
Events North St. Louis Northside Regeneration

McKee May Not Attend MCU Meeting

by Michael R. Allen

According to rumors, developer Paul J. McKee will not be appearing in person at Thursday’s public meeting at Holy Trinity Church sponsored by Metropolitan Congregations United.

Categories
Events Urbanism

"What is the City?" Conference at UMSL This Week

Did you know that UMSL is hosting a conference entitled “What is the City?” this Thursday, October 25 and Friday, October 26? The conference examines “urban perspectives in film, fiction, and photography” and is free with advance registration.

Here’s the full description:

The Center for the Humanities invites you to join speakers from around the country and St. Louis in examining urban life in contemporary and historical films, fiction, television, and photography. We will discuss examples from London, Chicago, Sarasota, Paris, Los Angeles, Florence, St. Louis, and small towns. The conference presenters are historians, geographers, photographers, film critics, community activists, literary experts, and writers. Engaging in discussion across many disciplines, they will consider ways artistic images and writings shape how we see our cities and those of others.

The schedule and registration form are here.

Categories
Historic Preservation National Register North St. Louis Preservation Board The Ville

Three Buildings in the Ville Coming Down — For New Houses?

by Michael R. Allen

Today the City of St. Louis Preservation Board voted to approve demolition of three buildings in the Ville at 1820, 1822 and 1826 Annie Malone (see the Cultural Resources Office staff report here). Given the spate of demolition in the Ville since Alderman Sam Moore (D-4th) took office earlier this year, sadly that’s not noteworthy. In fact, the Board already considered and denied permits for two of these buildings just three months ago.

What is interesting is that during testimony Alderman Moore made several puzzling statements. Generally, the alderman was somewhat hostile to Cultural Resources Director Kate Shea, who supported demolition although with a noticeable lack of conviction. Shea recommended approval of the demolition with the stipulation that the alderman and neighborhood groups work with her office to create a preservation plan. In response, Moore said that he would come back every month until all of the derelict buildings in the Ville were demolished. Moore stated that residents of new homes in nearby Ville Phillips Estates demanded the demolition. He went on to say that the cleared lots where the three buildings stood would become part of the subdivision.

The original developers of Ville Phillips Estates were none other than Taylor Morley Homes and Preservation Board Vice Chair Mary “One” Johnson, who did not recuse herself from the consideration of this item. (Johnson is no longer involved with the project.) In fact, Johnson made the motion to accept staff recommendation and demolish the buildings. Her motion was approved with dissenting votes from John Burse and David Richardson.

Shea had recommended including the three buildings in a national historic district centered on the home of Peter Humphries Clark, an African-American educator who helped found one of the first black public school systems in the United States in Cincinnati and successfully fought for the repeal of Ohio’s anti-black laws. Shea and her staff secured listing of the house on the National Register of Historic Places last year. Alderman Moore stated that he did not know who Clark was, but that the new subdivision on the site of the buildings would be named for him.

Citizens Anthony Coffin and Barbara Manzara testified in opposition to the demolition. Manzara recommended abolishing the local historic district ordinance in the Ville if there was no community support for historic preservation in the neighborhood. Notably, aside from the alderman, no residents of the Ville testified or sent letters supporting the demolition.

In July, Steve Patterson wrote about the incomplete state of Ville Phillips Estates. Read more: “Ville Phillips Estates Remains Unfinished Months After New Alderman Takes Office”