Categories
Mayor Slay Missouri Legislature Northside Regeneration

Mayor’s Campaign Website Polling on Landbanking Tax Credit

by Michael R. Allen

The Mayor Francis Slay’s campaign website now features a “mini poll” on the current session of the Missouri legislature. One of the questions is interesting:

A bill being considered in the Missouri legislature would establish a tax credit to assemble large tracts of land for new development in low-income City neighborhoods. Is this a good idea?

Here are the choices for answers:

_ Yes, spurring large-scale development in City neighborhoods that have seen years of disinvestment is a good idea
_ No, the tax credit idea is fine, but the scale of the new development worries me
_ No, it’s just wrong to use public incentives to encourage private development

See it for yourself here. Perhaps the mayor’s stance will be influenced by the result of the mini poll.

Categories
Missouri Legislature Northside Regeneration

Another Bill Containing Landbanking Tax Credit Now In Joint Conference

Meet HB 327, which “modifies provisions of certain Department of Economic Development programs.”

This is yet another Missouri legislature bill in which one finds the Distressed Areas Land Assemblage Tax Credit. When in doubt, place your language in as many bills as possible — especially those that other people want for less controversial reasons. The difference is that this bill has proceeded to joint conference today, and has seen a lot of action in the Senate and House, making it the most likely avenue of passage for the large-scale landbanking tax credit.

St. Louisans on the joint committee are Sen. Harry Kennedy and Rep. Fred Kratky.

More later.

Categories
Historic Preservation Mid-Century Modern

Duffy on the Lambert Terminal Renovations

Robert Duffy, former art and architecture critic for the St. Louis Post-Dispatch, has a commentary on the proposed Lambert Terminal renovations in the March-April issue of the Landmarks Letter, the newsletter of the Landmarks Association of St. Louis.  Read the commentary here (in PDF format).

Categories
Missouri Legislature North St. Louis Northside Regeneration

Bill With Landbanking Credit Provision Moves Forward in State Senate

by Michael R. Allen

Today in the Missouri Senate, SB 282 (Now described as “Modifies provisions of certain Department of Economic Development Programs”; formerly the Quality Jobs Act) was placed on the informal calendar for perfection. The bill includes the Distressed Areas Land Assemblage Tax Credit Act, the program backed by Lt. Gov. Peter Kinder and reportedly sought by developer Paul J. McKee, Jr. that would provide tax credits for land assembly projects of 75 acres or greater.

Proponents of the land assemblage credits have cited north St. Louis as a good place for its use. Residents of north St. Louis and urban design critics have voiced opposition based on the effect that large-scale programs would have on disruption of architectural fabric and displacement of residential populations as well as the secrecy associated with the bill and its support from the office of Mayor Francis Slay. Through chief of staff Jeff Rainford, Slay has indicated support for the bill although he refuses to make public statements on the controversial “Blairmont” acquisition project Paul J. McKee began in 2003 in north St. Louis — and publicly denied until this year — long before the tax credits were proposed. Residents of Old North St. Louis, St. Louis Place and JeffVanderLou have long complained about the neglect of property, questionable tactics of real estate agents and negative impact on revitalization the “Blairmont” project has created. Furthermore, the City Counselor’s office is currently investigating the code violations associated with the over 637 properties acquired by McKee’s companies in north St. Louis.

While McKee created and implemented the “Blairmont” project, the tax credit law could encourage similar attempts to amass property in north St. Louis. As McKee’s project shows, such attempts are messy and potentially could discourage people from wanting to live in targeted areas during long acquisition phases.

The Senate could consider making the bill more appropriate for use in urban areas by
– limiting the size of eligible projects to a maximum of forty acres
– inserting stricter limits on acquisition of owner-occupied units
– reducing the amount of credits that can be applied to occupied housing units purchased for projects
– requiring that eligible parcels are up to local codes
– prohibiting use of the credits on liens and bills for maintenance from local government
– requiring projects pursue historic preservation planning

You can contact the St. Louis senators and offer your views on the Distressed Areas Land Assemblage Tax Credit Act. (Senator Maida Coleman represents the area where McKee’s companies have acquired property.) When the bill is on the floor of the full senate, any senator can offer an amendment — and vote against the bill. Senator Smith’s commentary on the bill, “How to Turn a Bill Into a Christmas Tree,” suggests that he might oppose the final version.

St. Louis Senators’ Contact Information

Sen. Maida Coleman (D-5th)
(573) 751-2606
(314) 535-5999
maida_coleman@senate.mo.gov

Sen. Harry Kennedy (D-1st)
(573) 751-2126
(314) 481-5857
harry_kennedy@senate.mo.gov

Sen. Jeff Smith (D-4th)
(573) 751-3599
(314) 361-4333
Jeff.Smith@senate.mo.gov

Categories
Infrastructure

Breaking the Tamm Avenue Bridge

People watching crews breaking up the Tamm Avenue bridge over Highway 40 just minutes after wreckers exploded the bridge piers. Taken Friday, April 20.

Categories
Architects Central West End Preservation Board

Preservation Board Meets Tomorrow to Consider Modern Houses on Westminster, Other Items

by Michael R. Allen

The city’s Preservation Board meets tomorrow. The agenda is available with full reports. The agenda features the usual preliminary review of new construction in historic districts, another case of vinyl windows being installed without a permit and several nominations to the National Register of Historic Places (including two on which I am co-author with Carolyn Toft). There are no demolition permits on this month’s agenda.

Perhaps the most interesting agenda item concerns 4257 and 4263 Westminster in the Central West End, where architect and Preservation Board member Anthony Robinson seeks to build two very modern houses.

The meeting begins at 4:00 p.m. in the offices of the Planning and Urban Design Agency, 1015 Locust Street on the 12th floor.

Categories
Demolition JeffVanderLou North St. Louis

The Cook Avenue Survivor Falls

by Michael R. Allen

The Romanesque Revival house at 3658-60 Cook Avenue, the subject of an article on Ecology of Absence last year, is slated for demolition. The house and a connected house to the east were architecturally similar and jointly made a strong impact on the streetscape. I can think of few interconnected buildings in the city that were so compatible and whose existences seemed so deeply intertwined.

In late August 2006, a fire struck both houses and led to the demolition of the city-owned half of the pair. The other house remained in place, against the odds of reason, time and condition. Brick rustlers made quick work of the rear elevation, leaving gaping holes and revealing whole rooms. That uncertain state is now over.

The Building Division has apparently issued a permit (Geo St. Louis shows a permit application), and a wrecker’s sign now hangs on the front elevation.

While photographing the doomed house this week, I met a neighborhood resident who asked me why I was photographing the building.  I offered that the building was special, and he asked me again why I was there and whether or not I would buy it and fix it up. I told him about the demolition, and he was amazed. A house like this won’t ever be built again, I said and he nodded.

The other, newer ballon-frame houses on the block will blow over in the next tornado, according to this man. Seeing how beautiful and sturdy this house was even after a fire underscored his point well.

Categories
Historic Preservation Mullanphy Emigrant Home North St. Louis Old North

Mullanphy Emigrant Home Effort Unveils Website

The Historic Mullanphy Alliance today unveiled its new website with background in the buidling, information for making donations and updates on the work of the Alliance. The next time someone asks you what happened or why this is important, you can refer them to this wonderfully-designed compendium. (The designer of the site is Old North web whiz Nate Sprehe.)

One of the best features of the site is the graphic used here that shows the progress made in fundraising. Through the site, one can get not only the message but proof that progress is being made.

Here’s the address for the site: SaveMullanphy.org

(Image above from SaveMullanphy.org.)

Categories
Downtown Laclede's Landing Riverfront

When Have You Been to Laclede’s Landing?

by Michael R. Allen

Walking to Laclede’s Landing today on business, I wondered when exactly was the last time that I was there to do anything other than photograph a building or lead a tour group. I was drawing a blank until I remembered an art opening there recently and shows at the shuttered Missisippi Nights, the one venue that seemed to bring any locals not looking for straight-ahead drinking to the Landing.

I’m sure that others have similar difficulty remembering when they have been to Laclede’s Landing. The disconnect between the charming, historic and architecturally splendid district and the rest of downtown is huge, and not simply physical. The longer that disconnect perpetuates, the more missed opportunities for the city to celebrate its waterfront heritage and the related great architecture.

In many cities, this would be a premiere residential district. The proximity to the river and the iconic Gateway Arch create commanding views that — unlike most here — include the Mississippi River. How much more unique character could one find here? Laclede’s Landing is a cultural asset whose fortunes seem lost — for now.

Categories
Central West End Demolition Ordinances

Requiem on Washington

by Michael R. Allen

Demolition of the three houses at 4011-21 Washington Boulevard owned by Saaman Development is well underway. See my April 9 post for details and, better yet, see the destruction in person.

On April 11 Paul Hohmann posted photographs of the demolition and insightful commentary to Vanishing STL: Demolition of 4011-21 Washington Proceeds