Charles Jaco on Ballpark Village

Fox 2 News reporter Charles Jaco will be doing a piece on Ballpark Village during their 6pm news tonight. I was asked to give my urban perspective on the project. At issue is the developer seeking a TIF (Tax Increment Financing) for the project and the city saying no.

On a side note, the cameraman was a neighbor of mine back in the early 90’s when I lived on Sullivan in Old North St. Louis. It was nice to reminisce at bit.

[UPDATE 5/24/06 @ 5pm – I got a call a bit ago letting me know that due to some developing stories his time for this piece was cut — and so was I. It happens, I’ll live. In fact, he said the story may get bumped altogether for tonight’s 6pm broadcast.]

– Steve

Patterson & Florida Duke it out in St. Louis Magazine

If you haven’t seen the June 2006 of St. Louis Magazine be sure to find a copy. They did a short piece on the McDonald’s issue going through various issues with a point-counterpoint format with quotes from myself and Ald. Jennifer Florida. In “Round Five: The Opponent” here is what Ald. Jennifer Florida has to say about me:

“He’s a minister of disinformation. A zealot, the take-no-prisoners no compromise type.”

I consulted the Merriam-Webster Dictionary for the term ‘disinformation’ and here is what I found.

Function: noun
: false information deliberately and often covertly spread (as by the planting of rumors) in order to influence public opinion or obscure the truth

If I am a “minister of disinformation” I’m doing a lousy job. All those Sunshine Law requests for documents and audio recordings does not look good on the resume of a MoD. Then, to top if off, actually publishing the letters, statements and actual audio to allow people to review the facts themselves. Not to mention publishing a well-read website with my name appearing prominently, not exactly covert. What was I thinking?

Ald. Florida, on the other hand, seems to be making an outstanding run for MoD. For example, deliberately telling Gravois Park they’d not be getting the McDonald’s in their neighborhood while working behind the scenes to do just that. That my friends is disinformation done right (well, wrong… you get the point).

Now ‘zealot’ is a different issue. Typically you see the word religious as a preface and we mostly acknowledge zealot as a derogatory term. I’m quite certain Ald. Florida did not intend to offer a compliment by labeling me a zealot.

Again, from Merriam-Webster:

Zealot:

2 : a zealous person; especially : a fanatical partisan

Zealous:

: filled with or characterized by zeal (zealous missionaries)

Zeal:

: eagerness and ardent interest in pursuit of something :

Ardent:

: characterized by warmth of feeling typically expressed in eager zealous support or activity. synonym: see impassioned.

Impassioned:

implies warmth and intensity without violence and suggests fluent verbal expression (an impassioned plea for justice)

You know, I kinda like the progression above. Perhaps zealot isn’t so bad? An urban zealot, arden urbanist, or impassioned urbanist. What I am about is pretty clear in over 600 postings on this site. Few, if any, agree with me 100% — that is to be expected from thinking individuals. But I have to ask what is it that Ald, Florida is about? What is she impassioned about?

But I am supposedly the “take-no-prisonors no compromise type” of zealot. So my pursuit of this issue is an indication of being excessively ardent. I suppose if I were in Ald. Florida’s awkward position I might agree. From day one people have said the McDonald’s should not be relocated and she has continually said that is not an option — that it will indeed happen and she is just trying to make the best deal. If anyone in all of this is excessive in their position it would be Ald. Florida. She is refusing to even entertain the notion of looking at rebuilding the McDonald’s on its current site. Through many postings here I have continued to illustrate various viewpoints, explain the logic behind them and show viable alternates. To a degree I think Ald. Florida could be willing to seek a compromise but politically she doesn’t want to appear weak. She may well be getting bad advise from higher ups that view her as expendable — better for her to take the fall than themselves.

I do want to end with one more quote from St. Louis Magazine (you’ll need to get a copy to read the rest). From Ald. Jennifer Florida as quoted in St. Louis Magazine:

“This strip has been commercial for 30 years, and, looking at it, it’s all messed up anyway.”

Finally something out of the mouth of Jennifer Florida that I can think is her genuine feeling, “it’s all messed up anyway.”

– Steve

St. Louis’ $30,000 Geo?

No, not Geo the car but Geo St. Louis — a helpful GIS database. Through this database one can find out lots of information about a property, such as sales data, when it was built, building permits issued and finally, if the house falls within a local historic district or a Preservation Review District.

So, if you are buying that expensive old house on a very grand street and you are just not quite sure if you can rip out those great old windows full of character and pop in some tacky vinyl windows with interior muntins you need to check this database, because as Elliot Davis would say, you paid for it.

In Ways & Means hearings last week on the new city budget it was noted the licensing for the software used to power this information is now at $30,000 a year. This of course does not include staff time to update the database and add new information. It is money well spent? I think so. Through no other source could I easily verify if a property fell inside or outside a historic district but this database makes it easy. As a REALTOR® I often direct my clients to this site to help guide them in the due diligence in making a home purchase.

I can imagine that various city staff spend less time calling other departments looking for data now that this system brings that all together. It does help to know what you are looking at. For example, the “assessed value” of property is not the same as “market value.” Assessed value is a fixed percentage of what the assessor determines is the market value. I can never remember the percentage which is why I like the St. Louis County assessor site — they show both the assessed and market values.

So if you are a homeowner, real estate professional, contractor or architect — you need to book market this site. If you are unsure about the meaning of the information contained inquire to the appropriate department. Do not assume you do not need a building permit.

– Steve

Rundown of May ’06 Preservation Board

Here is a quick look at all the items from last night’s Preservation Board meeting in the order in which there were considered. For the agenda click here.

F: 3524 Victor/Compton Hill Historic District

New property owner buys house for $220K. Proceeds to rip out windows and cornice and replace with poor substitutes —- all without a permit. Staff denies request to keep non-conforming items. At March 2006 meeting he is told he must replace the front windows with appropriate windows as well as redo the cornice differently.

Window issue appears on the April 2006 — even though the board has taken final action and cannot legally take up issue again. Applicant is a no show at meeting but board votes to reaffirm prior month’s decision to require windows to be replaced with some having an appropriate profile.

May 2006 and the window issue is back. Why? The aldermen asked that it be reconsidered even though the law does not provide for such requests. Staff, Board and Board’s legal counsel give in to the request of Alderman to reconsider. Thankfully, board once again rejects the appeal and requires owner to replace windows. Alderman Stephen Conway is up for re-election in March 2007.

A – 1213-21 Dolman Street/Lafayette Square Historic District

Propsal is to build new townhoues with one attached to a very sold single room structure. Everyone, myself included, thinks this is an outstanding and well designed infill project. Board grants preliminary approval.

B: 2736-38 Geyer Ave/Fox Park Historic District

Proposal is to construct a new two unit building and one single unit building. Staff is seeking additional brick return on the sides of the proposed buildings although the ordinance does not require any brick return. A citizen that lives on the block in question raised concerns about the use of brick vs. stone window sills and the detailing on the cornice. Board granted preliminary approval.

C: 1418 Mississippi Ave/Lafayette Square Historic District

Proposal is very complicated. The stunning 2-story house facing Lafayette Square at one time had a third floor. That floor was destroyed in the big 1896 tornado. The owner is seeking to rebuild the original third floor. That much was pretty easy. Where it gets more complicated is the issue of a side porch, fencing and a pool. The owner has a very large side yard that happens to abut a little park located at Mississippi & Park (across from Ricardo’s). Since the side of the house technically faces a park and street the question of this being a public vs. intermediate vs. private facade was raised. The Board voted to defer the matter for now so that staff & the architects could continue working out details before coming back to the Board.

D: Forest Park Southeast Demolitions/Preservation Review District

The short version is the staff & applicant (a development arm of Wash U Medical and BJC) agreed to 22 demolitions rather than 32. The board approved those 22 demolitions. I argued before the Board the requirements of the ordinance had not been met by the applicant (financial hardship, verification buildings could not be rehabbed, etc…) and that until such evidence is shown along with something indicating what will replace these houses they should remain standing.

Forest West Properties, the owner, indicated they want to clear the properties for new construction. North of Chouteau they are wanting to do high-density housing. I said I could very well support those demolitions if I could see the alternative but in the absence of such alternative it was hard to support demolishing structures that to the trained eye could be rehabbed.

Mary “One” Johnson, the Board VP, attempted to argue the applicants case for him by saying new housing will help get things going in the area. What they failed to realize is those attempts and level and build new have not been successful in this neighborhood in the past. It was attempted in the 70’s and that new construction didn’t stem the evacuation. New construction in the last five years hasn’t made a huge impact either. Clearing many more houses will only send the message that old modest housing is worthless and the bulldozer will come for your house next.

E: 4961 Penrose St/City Park

This one is a real shame. A very cute house built in 1902 became part of Penrose Park just three years later in 1905. According to the staff report, it was used a park keeper’s house for many decades. The City’s construction administration arm, The Board of Public Service, claims the demolition has been planned since at least 1997. A park road is being re-routed away from Kingshighway to simplify an interchange. But the proposed route for the new road will place it on the East side of the house, not through it. A grass/berm like amphitheater is apparently what is planned for the site of the existing structure. Staff noted the great the condition of the house. Thankfully the Board did not take the staff recommendation and go with the demolition, instead they gave a one month deferral to give time to look at the house more closely.

Personally I’d like to see the house get saved. If they have the funds to raze the structure (a good $20K) they could instead mothball the structure. This would entail boarding the windows from the interior with black plywood to give the appearance of dark windows. Patch the roof as needed to keep water out , some paint and other work along with exterior plantings and you’ve got a viable structure for when a good use & funds become available. Perhaps through a “Friends of Penrose Park” type organization money could be raised to help renovate the structure for use for a kids program such as the one done in Tower Grove Park. It could be used by bicyclists that use the velodrom also located in the park. We’ve got plenty of room for an amphitheater but we’ll never have the funds to rebuild such a great looking structure. Many parks, including Lafayette Square, cherish their old structures. We deserve no less for Penrose Park.

Following this last item they went into “executive session” which is generally only permitted in cases of personnel issues, such as the hiring or firing of someone. I speculate that Kathleen Shea, the Director of the Cultural Resources office, may be ready to retire.

– Steve

Preservation Board Agenda Raises Legal Question

Seldom does the presence of an item on an agenda raise a question of legality but that is exactly the case with 3524 Victor. In March the owner appealed a staff denial to allow him to keep windows he installed, without a building permit, as these windows did not conform with the historic standards for the area. That is pretty much the process: staff denial followed by Preservation Board denial. Next step in the case of historic districts is to appeal to the planning commission.

But the item appeared once again in April. Apparently the Alderman, Stephen Conway, asked the board to reconsider. Gee, I guess those silly little ordinances don’t apply in the 8th Ward. In April some on the Preservation Board didn’t even want to discuss or vote on the issue as it seemed beyond them in where it should be in the process. I agreed. But, they voted once again to uphold the staff denial. The property owner, however, was not present at the meeting in April. For those keeping score, we’ve got one original staff denial and two board denials.

Is the third time a charm?

The enabling ordinances for the Cultural Resources Office and the Preservation Board are pretty clear when it comes to appeals. In some cases they go to the planning commission and in other cases directly to court. The staff and counsel, by placing this item on an agenda once again, are making a mockery of the system and setting a precedent where alderman can simply keep asking to have an item placed on the agenda month after month until they get the answer they are seeking.

Even more troubling is the Washington University Medical Center plan to raze now 32 houses they own in the Forest Park Southeast Neighborhood. For more information on this aspect please check out The Ecology of Absence as they’ve done a great job following these buildings.

– Steve