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Charless Home To Close, Future Uncertain

A longtime St. Louis institution won’t reach its 160th anniversary:

The Charless Home, which opened in 1853 as the “Home of the Friendless,” will soon be the home of no one.

Bethesda Health Group, which bought the facility in 2006, said Monday [3/19/2012] it will close the home by June 30. Low occupancy and financial losses are the culprits, said Ken Bass, Bethesda’s senior vice president of senior living. (STLtoday.com)

If you’ve been a longtime reader here you might recall my post from June 6, 2006:

Despite the spin in the Post-Dispatch back in April the Charless Home, founded in 1853, is not “merging” with or being “acquired” by Bethesda Health Group. The folks I talked to tell me Charless’ Board is essentially paying Bethesda to take the south side landmark. The Charless Home has prime real estate at I-55 and South Broadway (map) yet the board has voted to give the real estate and millions of dollars to Bethesda in exchange for… well, nothing.

The board, comprised mainly of Clayton & Ladue socialites, is making a huge mistake. I’m told the Charless Home has nearly $17 million in the bank, hardly a distressed non-profit. A few board members voted against giving Charless to Bethesda and instead suggested they take on medicaid patients and consider constructing independent living housing on their grounds. (Full post)

Monday’s article says ”ownership will revert to the non-profit Charless Foundation.” The Foundation does have active registration with the Secretary of State (view) but it’s unclear what will become of the property. The property, located in the 9th ward, is in a “preservation review” area so any proposed demolition would be reviewed by the Cultural Resources Office.

ABOVE: Entrance to the Charless Home at 4431 S. Broadway, click image to view aerial in Google Maps

I sent an inquiry to the official board contact and received a reply indicating committees have been set up to gather information to help them asses their options.

- Steve Patterson

One Less Urban Building on South Jefferson (Updated)

Driving home recently I spotted the demolition of the storefront building on the NW corner of Jefferson & Ann (map), I stopped to snap a picture and went on. ?

ABOVE: Feb 2012

It’s just another old vacant building, what’s the problem?

ABOVE: Former storefront at Jefferson & Ann. Source: City of St. Louis

The problem I have is we have absolutely nothing in place to require any new construction to continue to be urban in form — built up to the sidewalk and at least two stories in height with windows and doors. The only other building on this block of south Jefferson Ave is a former Taco Bell, built in 1994.

ABOVE: Former Taco Bell built in 1994 was out of place on Jefferson

The Taco Bell was an affront to good urbanity and it didn’t stay open long. The last use of the building was a credit union but it closed in 2010.

ABOVE: The intersection of Russel & Jefferson is becomes less and less urban with each demolition, reducing the number of pedestrians

One by one urban buildings are razed and replaced with non-urban buildings, creating a place not worth caring about much less walking through.

ABOVE: Like so many suburban fast food places, this former Taco Bell didn't include an ADA access route.

Non-urban buildings are designed to be approached only by car, even making access by pedestrians difficult.

ABOVE: The NE corner of Jefferson & Russel is still very urban in form

We must change our zoning to require new construction to have an urban form so we don’t erode our commercial streets with non-urban structures that end up vacant and useless.

- Steve Patterson

Update 3/6/2012 @ 9:20am:

Thanks to @icsesq for a link to a story on what’s planned for the site — a new facility for the Southside Early Childhood Center:

To get a conditional use permit, the new building had to meet Fox Park’s historical building standards, which require a brick facade and alignment similar to buildings along the block. Demolition is expected to start fairly soon, after a plan for asbestos abatement is approved. (full story)

The drawings in the article illustrate how inadequate Fox Park’s standards are. An entire block of a one-story building? Sure, it will be up to the sidewalk and wrapped in red brick.

Hartford Now Two-Way…Briefly

The other day I was driving westbound on Hartford heading to Grand (map) and I noticed the street changed from being one-way westbound to two-way for a short distance east of Grand.

ABOVE: Hartford looking west toward Grand

This probably changed months ago but I drive so rarely I hadn’t noticed. But why change such a short distance and not the entire street? Most likely the city didn’t want motorists to be able to avoid the light on Grand at Arsenal to go eastbound on Arsenal. You know, use the street grid as designed.   All over the city we’ve destroyed the grid, forcing drivers to use the main roads, not allowing  the use of the grid. Cars sit and idle at long traffic lights that all traffic must flow through. Hopefully someday we will allow the grid to be opened so traffic isn’t concentrated.

 - Steve Patterson

Saturday in Fox Park

November 12, 2011 Featured, Parks, South City 12 Comments

A week ago I took the bus to Fox Park — the neighborhood and city park — to check out a community project in the park. Mark Groth (St. Louis City Talk) told me he and others on the Fox Park park committee would be planting 40 trees so I had to stop by.

The city website for the park says: “Fox Park and Playground began to be used for recreational purposes in 1917 under a permit from the Fox Brothers and was purchased in 1931.” In 1909 the land that is now the park was the lumberyard for the Fox Brother’s millwork and wagon businesses.

ABOVE: The Fox Park pavilion faces Shenandoah Ave (click image to view in Google Maps)

ABOVE: An auger made digging relatively easy

ABOVE: Placing the trees in the holes created by the auger

ABOVE: New playground equipment was recently added when the park was in the 7th ward

ABOVE: Next on the wish list is a new basketball court to replace the tired existing court

ABOVE: Only one of two rims remains but it's in sad condition

ABOVE: The west end of the park had buildings facing California Ave until recent years

ABOVE: Much work remains to address years of neglect

ABOVE: The east end of the park is leased to the Police Athletic League for a ball diamond

I really like this little neighborhood park, such a great asset  for the residents. I applaud them for putting sweat equity into the park.

- Steve Patterson

What’s Next for 4217 Beck Ave?

Back in June 2006 I was on my Honda Metropolitan heading back home in south St. Louis when I decided to head down Beck Ave. I’d seen the buildings at 4217 Beck Ave before but had never stopped to photograph them.

ABOVE:

I found these two structures very appealing, even in their vacant condition. I imagined office or residential spaces within.

ABOVE:

The materials and proportions were quite nice.

ABOVE: 4217 Beck on June 20, 2006

The juxtaposition of the two buildings on the slope created a potentially interesting courtyard space. But it wasn’t meant to be.

ABOVE: 4217 Beck on July 26, 2006

A little over a month later I went by again and I noticed both had been destroyed in what must have been a huge fire.

The now vacant, 2.7 acre site is zoned industrial but is mostly surrounded by residential.  The owner, Obradovic Trucking, Inc., owns two adjacent parcels for a total of 4.7 acres.

Would a new industrial user be welcomed by area property owners? Perhaps, especially if it had jobs. Is the site contaminated?

After the building went up in an inferno on July 13, 2006, the city immediately condemned it for demolition. But nothing happened for nine months, until the owner obtained a demolition permit on April 27. (Suburban Journal May 2007)

Based on this article the property has changed ownership since 2007. It’s also changed wards — it was in the 10th but is now in the 15th.

- Steve Patterson

Vacant Fast Food Structure at Chippewa & Morgan Ford Razed

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ABOVE: Former Steak & Shake at 4298 Chippewa St. Image: Google Street View (click to view)

Since 1964 the building shown above has sat on the SE corner of Chippewa & Morgan Ford (4298 Chippewa) in South St. Louis.  The first 40 years it was a Steak & Shake location, until a larger location to the west at 4644 Chippewa opened in 2004. The old location has been vacant the last six years.

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ABOVE: The 1964 building has been razed, photo date 1/3/2011

The old building was 2,098 square feet on a 22,1887sf lot whereas the 2004 location is 3,840sf on a 38,246sf parcel, substantially larger in both the building size and total land area.

Curious about future plans for the site I contacted the property owner, Ryann Spencer Group, in High Ridge MO, but my calls were not returned.

- Steve Patterson

Follow-up On Halliday

ABOVE: Halliday @ Grand in June 2007 with parking where lawn had been

In June 2007 a huge controversy began in the Tower Grove East neighborhood, on Halliday at Grand.  A developer paved a front yard for condo parking (see Developer paves front yard for condo parking, hearing on the 6th).

April 2008

ABOVE: By April 2008 the lawn was gravel rather than concrete

The Parking Nightmare on Halliday Continues! was a headline in April 2008 when the concrete paving had been removed, leaving only gravel.

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ABOVE: The lawn has now been restored

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ABOVE: Condo owners now have angled reserved spaces on the street

While I don’t object to angled parking on this street I hope the city didn’t give away part of the right-of-way to help this developer save face. Alderman Conway (D-8), who  supported the developer in having parking between the sidewalk and building, is up for re-election next Spring.

- Steve Patterson

Pedestrian Improvements At Utah Place & Gustine Ave

I recently noticed some pedestrian improvements at Utah Place & Gustine Ave.  To note the changes we need to look at a similar intersection, Utah Place & Spring Ave:

utahspring

ABOVE: Utah Pl & Spring, pedestrians are exposed when crossing Utah Pl

utahgustine

ABOVE: Utah Pl & Spring, pedestrians now have a refuge when crossing Utah Pl

img_0544

ABOVE: Looking north across Utah Pl

img_0543

ABOVE: Looking west across Gustine Ave, note the detectable warnings point in the direction a blind person should walk

img_0542

ABOVE: SE corner of Gustine & Utah with ramps/detectable warnings pointing in the right direction.

Scroll up and look at the aerial again, the ramps on west side of Gustine crossing Utah point into the center of the intersection, not at the crosswalk.  These new improvements are a step in the right direction, but not without flaws.

- Steve Patterson

St. Elizabeth Academy Raising Funds To Raze Historic Structures

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ABOVE: Original 1894 structure with 1914 north wing (left) and 1922 south wing (right)

St. Elizabeth Academy, located at 3401 Arsenal in the Tower Grove East neighborhood, is planning to raze some or all of their original structures. Which historic buildings is unclear, an email request to administrators for a response have gone unanswered.

From their 2010 Annual Report (emphasis added):

In addition to strengthening our academic program this year, we gathered a group of volunteers to join us in strategic planning for the future of SEA‟s facilities. The result of that study is a 10-year plan that includes renovation of the 1957 building and eventually replacing some of the buildings that no longer serve SEA‟s mission with a new facility. In order to implement this plan, we are beginning a capital campaign to raise the necessary funds.

While the funds for upgrading SEA‟s facilities are crucial for SEA‟s mission, even more important is creating an endowment to provide tuition assistance for the young women God asks us to empower. Therefore, the first phase of the capital campaign will raise funds to establish an endowment in addition to raising funds for the renovation of SEA‟s 1957 building. The second phase of the capital campaign will raise funds for a new facility.

The original structure with the two wing additions is what is I assume they want to replace. The only other structure on the site is the 1927 gymnasium, apparently in good condition.

img_02451

ABOVE: The 1957 structure faces south toward Arsenal St rather than west as before.

img_0249

ABOVE: view looking east down Crittenden St. toward the 1894 St. Elizabeth buiding

The original building with the two wings is a central part of the Crittenden Historic District listed on the National Register of Historic Places in 1983:

ST. ELIZABETH ACADEMY COMPLEX (City Block 1458)
Establishing an impressive visual focus for the District is the building constructed in 1894 for St. Elizabeth Academy with its projecting entrance tower facing west on Crittenden.1 Designed for the Precious Blood Sisters by Joseph Stauder & Son and built at a cost of $18,900 by contractor George Bothe, the three-story red brick building is 64 feet by 53 feet. Typical of much Catholic institutional architecture of the last decades of the nineteenth century in St. Louis, the building is a High Victorian amalgam. The central entrance tower with steeply pitched pyramidal roof is enriched by panels of ornamental pressed brick and by stone sill courses, key stones and skew backs at the second and third stories. Tower windows are paired below broad,slightly pointed arches. The heavily carved,double entrance doors with paneled wood reveals are set beneath a stone-trimmed arch and framed by stone-capped piers. Decorated copper-clad crosses crown the entrance tower and north and south gables of
the slate mansard roof. A strongly defined pointed arched corbel table is at the cornice onallelevations;slightlypointedarchesheadthewindows.
The architectural firm of Joseph Stauder & Son was one of several specializing in Catholic institutional design at the turn of the century in St. Louis and was responsible for numerous churches, parsonages, convents and schools in Missouri and southern Illinois. Their work included the complex of St.Agatha’s parish, one of the schools where the Precious Blood Sisters taught, and the order’s Mother House in O’Fallon,
Missouri. The firm’s founder,a second generation German,began work as a carpenter in St. Louis in the 1870s and was joined by his son Joseph, Jr. in the early 1890s.’ Later generations of Stauders designed the 1957 addition to the school.

A $40,000 north wing 51 feet by 97 feet was built in 1914 by contractor F. Kratzer from plans drawn by Brother Leonard Darcheid, who was trained as an archi tect before becoming a Franciscan. The design of the three-story building sustains, with variations, the idiom established for the 1894 structure. The central bay of the west elevation is marked by pilasters rising to a gable. Pointed arched corbel tables appear at the cornice and between the first and second stories of this Day. Window openings are segmentally arched and trimmed with stone key stones. Stone lintels head the second story windows of the five central bays on the east elevation. At the third story on this elevation and at the three eastern bays of the north Stone trim.  Similar arched openings appear on both elevations of the three- story passageway linking the 1894 and 1914 structures; the three bays of the first and second stories are doubled to six bays at the third.

The $51,000 south wing incorporating a chapel on the east was planned by the firm of Ludwig & Dreisoerner and constructed in 1922 by contractor John Grewe. The design of the west elevation matches and balances the north wing. The chapel portion of the building employs crossed gabled roofs and triads of lancet windows flanked by stone-trimmed buttress forms on the second story of the north and south elevations. Window openings at the first story of these elevations are unembellished rectangles set below a stone course. Five bays of similar windows are at the second story of the east elevation. A passageway identical to the earlier one links this building to the 1894 structure. A new entrance and three-story stairwell were added at the east elevation in 1957. (Wooden infill panels have been placed at the heads of all of the arched openings of these three structures and their linking passageways except for those of the lancet windows of the chapel.)

Architect Henry Dreisoerner designed the 1927 gymnasium at the eastern edge of the campus. The interior features one of the first lamella roofs licensed and constructed in the Midwest. (See Section 8.) A building cost of $34,000 was recorded on the permit for construction of the gymnasium which extends 141 feet along Louisiana Avenue and is 60 feet deep. S. W. Schuler was the contractor. On the exterior eccle siastical echoes are evident in the pointed arched roof covering the modern lamella roofing system, the copper-clad gablets above the buttresses of the fourteen-bay side elevations and the corbelled arcading on the north elevation. The basement is random- sized limestone set in dark mortar. Side elevations are articulated with arched bays at the north and south ends. On the south elevations diapering of contrasting dark brick is employed in a large blind arch; diapered brickwork also appears on the north elevation below five rectangular openings and corbelled arcading. Although there is no record: of replacement, the present asphalt, shingles probably replace the original asphalt roof. In the interior, the interlocking transverse arches of the wooden lamella system creates a diamond-shaped grid. It is now almost completed concealed by a dropped ceiling. The new school building of 1957 joins the gymnasium on the south; a one-story addition was built the same year at the north elevation.

A low crenellated wall of random-sized, quarry-faced limestone laid in dark mortar was constructed to extend along three sides of the school camous in 1938.

Very significant structures! I can just hear them at the Preservation Board in 5 years requesting demolition, ‘We’ve been planning this for years, we’ve spent a lot of money on architectural design for our new buildings.’

ABOVE: aerial of the campus.  Image: Google Maps

ABOVE: aerial of the campus. Image: Google Maps

The state mental hospital west on Arsenal comes to mind.  Originally the State of Missouri wanted to raze the original domed structure hidden behind a 1950s building.  Thankfully the state realized it was better to raze the 1950s building and renovate the more stately original structure while building new structures elsewhere on their grounds.

The campus is located within the current boundaries of the 6th ward,  alderwoman Kacie Starr Triplett is alumni of St. Elizabeth Academy.

I’m not suggesting St. Elizabeth raze their 1957 building, just that they find a way to incorporate their historic west-facing structures into their plans for the future.

- Steve Patterson

Broadway Art-A-Fair Saturday in Marine Villa Neighborhood

August 6, 2010 South City No Comments

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ABOVE: Old firehouse on South Broadway

ABOVE: Old firehouse on South Broadway

Tomorrow (8/7/2010) the Marine Villa Neighborhood is hosting an art event called Art-A-Fair.  You may not know where Marine Villa is located but you probably know the old firehouse pictured above.   That firehouse is in Marine Villa and is the site of the 10am-4pm event. The address is 3678 S. Broadway.

- Steve Patterson

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