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E.

DATE: FROM: SUBJECT: ADDRESS: JURISDICTION:

August27,2012 BetsyBradley,Director,CulturalResourcesOffice AppealofDirectorsdenialofdemolitionoffrontbuilding 4180Manchester ForestParkSoutheastNationalRegisterDistrict,PreservationReview DistrictWard17

4180MANCHESTER

OWNER: DanielHayesandSharonFrey APPLICANT:BellonWrecking

RECOMMENDATION: ThatthePreservationBoardupholdthe CulturalResourcesOfficeDirectorsdenialof thedemolitionofaMeritbuildingina NationalRegisterhistoricdistrict.

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BACKGROUND:

Thecurrentownersrecentlyacquiredthispropertywhichisaroundthecornerfromabuilding theyownonKentuckyAvenue.Twobuildingsoccupythislot:arearbuilding,theWolffHouse (4182Manchester)builtin1892;andthefrontLshapedKuhnertCommercialBuilding(4180 Manchester)builtin1927.Bothbuildingsareconsideredtobecontributingresourcestothe NationalRegisterDistrict.ThispropertywasincludedinBoundaryIncreaseItotheForestPark SoutheastHistoricDistrictin2005,whichaddedthecommercialbuildingsonthesouthsideof ManchesterfromNewsteadtoKentuckyandsomepropertiesonthenorthsideofManchester aswell. TheconditionoftheWolffHouseat4182hasbecomeaconcernasitswestwallissignificantly bowed.ThepropertywascondemnedinearlyJuly2012andtheownersfollowedimmediately withademolitionpermitapplicationfiledonJuly10,2012.TheCulturalResourcesOffice Directordeniedthecondemnation,indicatingthattherehabilitationofthebuildingswouldbe thepreferredcourseofaction.Afterfurtherreviewoftheconditionof4182,theCultural ResourcesOfficeDirectorapprovedthedemolitionofthebuildingduetoitsincreasingly unsoundconditionand,withitssetbackposition,areducedimpactonthehistoricdistrictand itsurbandesign.TheownersareappealingtheDirectorsdenialofthedemolitionofthefront building,4180,atthistime. RELEVANTLEGISLATION:

St.LouisCityOrdinance#64689 PARTXDEMOLITIONREVIEWS SECTIONFIFTYEIGHT. WheneveranapplicationismadeforapermittodemolishaStructurewhichisi)individually listedontheNationalRegister,ii)withinaNationalRegisterDistrict,iii)forwhichNational RegisterDesignationispendingoriv)whichiswithinaPreservationReviewDistrictestablished pursuanttoSectionsFiftyFivetoFiftySixofthisordinance,thebuildingcommissionershall submitacopyofsuchapplicationtotheCulturalResourcesOfficewithinthreedaysaftersaid applicationisreceivedbyhisOffice. Thebuildingat4180ManchesterislocatedinaNationalRegisterDistrictanda PreservationReviewDistrict. St.LouisCityOrdinance#64832 SECTIONONE.PreservationReviewDistrictsareherebyestablishedfortheareasoftheCityof St.LouisdescribedinExhibitA. SECTIONFIVE.DemolitionpermitBoarddecision. AlldemolitionpermitapplicationreviewspursuanttothischaptershallbemadebytheDirector oftheOfficewhoshalleitherapproveordisapproveofallsuchapplicationsbaseduponthe 28

criteriaofthisordinance.AllappealsfromthedecisionoftheDirectorshallbemadetothe PreservationBoard.DecisionsoftheBoardorOfficeshallbeinwriting,shallbemailedtothe applicantimmediatelyuponcompletionandshallindicatetheapplicationbytheBoardorOffice ofthefollowingcriteria,whicharelistedinorderofimportance,asthebasisforthedecision: A. RedevelopmentPlans.Demolitionswhichwouldcomplywitharedevelopmentplan previouslyapprovedbyordinanceoradoptedbythePlanningandUrbanDesignCommission shallbeapprovedexceptinunusualcircumstanceswhichshallbeexpresslynoted. Notapplicable. B. ArchitecturalQuality.Structure'sarchitecturalmerit,uniqueness,and/orhistoricvalueshall beevaluatedandthestructureclassifiedashighmerit,merit,qualifying,ornoncontributing basedupon:Overallstyle,era,buildingtype,materials,ornamentation,craftsmanship,site planning,andwhetheritistheworkofasignificantarchitect,engineer,orcraftsman;and contributiontothestreetscapeandneighborhood.Demolitionofsoundhighmeritstructures shallnotbeapprovedbytheOffice.Demolitionofmeritorqualifyingstructuresshallnotbe approvedexceptinunusualcircumstanceswhichshallbeexpresslynoted. AsacontributingbuildingintheForestParkSoutheastHistoricDistrict,4180 ManchesterisaMeritbuilding.Thefrontportionofthebuildingwasoccupiedbya mensclothingstoresoonafteritwasbuilt.Thecombinationofresidentialand commercialusewastypicalalongtheManchestercommercialareawhichdeveloped alongastreetcarline.

EASTELEVATION WESTELEVATION

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REAROF4180MANCHESTERONRIGHT

C. Condition.TheOfficeshallmakeexteriorinspectionstodeterminewhetherastructureis sound.Ifastructureorportionthereofproposedtobedemolishedisobviouslynotsound, theapplicationfordemolitionshallbeapprovedexceptinunusualcircumstanceswhich shallbeexpresslynoted.Theremainingorsalvageableportion(s)ofthestructureshallbe evaluatedtodeterminetheextentofreconstruction,rehabilitationorrestorationrequired toobtainaviablestructure. 1. Soundstructureswithapparentpotentialforadaptivereuse,reuseandorresale shallgenerallynotbeapprovedfordemolitionunlessapplicationofcriteriain subsectionsA,D,FandG,four,sixandsevenindicatesdemolitionisappropriate. Intermsoftheordinancedefinition,4180Manchesterissound. 2. Structurallyattachedorgroupsofbuildings.Theimpactoftheproposeddemolition onanyremainingportion(s)ofthebuildingwillbeevaluated.Viabilityofwallswhich wouldbeexposedbydemolitionandthepossibilityofdiminishedvalueresulting fromthepartialdemolitionofabuilding,orofoneormorebuildingsinagroupof buildings,willbeconsidered. Notapplicable. D.NeighborhoodEffectandReusePotential. 1. NeighborhoodPotential:Vacantandvandalizedbuildingsontheblockface,the presentconditionofsurroundingbuildings,andthecurrentlevelofrepairand maintenanceofneighboringbuildingsshallbeconsidered. ThecommercialbuildingsonManchesterintheForestParkSoutheast neighborhoodareexperiencingahighrateofrehabilitationandreuse.The largebuildingatthewestendoftheblockfrontatS.Boyleisoccupiedbythe Sanctuariarestaurant.Theresidenceat4184Manchesterisbeingrehabilitated atthistime.Theconditionoftheblockfrontandencouragingeconomic

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developmentalongManchesterdonotindicatethatanewusefor4180would notbefoundinthenearfuture.

NORTHSIDEMANCHESTERTOWEST NORTHSIDEMANCHESTEROPPOSITE

EASTONMANCHESTER WESTONMANCHESTER

2. ReusePotential:Thepotentialofthestructureforrenovationandreuse,basedon similarcaseswithintheCity,andthecostandextentofpossiblerenovationshallbe evaluated.Structureslocatedwithincurrentlywellmaintainedblocksorblocks undergoingupgradingrenovationwillgenerallynotbeapprovedfordemolition. 4180ManchesterisarelativelysmallLshapedbuildingthathasastorefronton Manchester.Asnotedabove,theblockandareaarebeingupgradedas buildingsareputbackintouseanditislikelythatstorefrontsofvarioussizes willbeindemand. 3. EconomicHardship:TheOfficeshallconsidertheeconomichardshipwhichmaybe experiencedbythepresentowneriftheapplicationisdenied.Suchconsideration mayinclude,amongotherthings,theestimatedcostofdemolition,theestimated costofrehabilitationorreuse,thefeasibilityofpublicorprivatefinancing,theeffect oftaxabatement,ifapplicable,andthepotentialforeconomicgrowthand developmentnthearea. Theownershaveprovidednoinformationonthecostoftherehabilitationof thebuildingortheirinabilitytoundertakesuchaproject.Historictaxcredits wouldbeavailable.

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E.UrbanDesign.TheOfficeshallevaluatethefollowingurbandesignfactors: 1. Theeffectofaproposedpartialdemolitiononattachedorrowbuildings. Notapplicable. 2. Theintegrityoftheexistingblockfaceandwhethertheproposeddemolitionwill significantlyimpactthecontinuityandrhythmofstructureswithintheblock. TheblockfrontonManchesterbetweenS.BoyleandKentuckyhasarelatively intactsetofbuildingsandnomodern,noncontributingones.Thelossof4180 Manchesterwouldhaveanoticeableeffectonthisblockfront.Thethree propertiesinthemiddleoftheblock418082,andtworesidences,4184and 4188areflankedbyvacantlots.Whiletheloteastof4180isnarrow,onthe westsidethegapisquitewidewhereabuildingwasdemolishedin2004. Converting418082toavacantlotwouldnoticeablyincreasetheisolationof thetworesidencesatmidblock.Theexistinghistoriccontinuity,rhythmand densityofthebuildingsinthemiddleoftheblockwouldbesignificantly impacted.

MANCHESTERBLOCKFACE

3. Proposeddemolitionofbuildingswithuniqueorsignificantcharacterimportanttoa district,street,blockorintersectionwillbeevaluatedforimpactonthepresent integrity,rhythm,balanceanddensityonthesite,block,intersectionordistrict. Notapplicable.

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4. Theeliminationofuseswillbeconsidered;however,thefactthatapresentand originalorhistoricuseofasitedoesnotconformtopresentzoningorlanduse requirementsinnowayshallrequirethatsuchanonconformingusetobe eliminated. Notapplicable. F. ProposedSubsequentConstruction.Notwithstandingtheprovisionsofanyordinancetothe contrary,theOfficeshallevaluateproposedsubsequentconstructiononthesiteofproposed demolitionbaseduponwhether: 1. Theapplicanthasdemonstratedsitecontrolbyownershiporanoptioncontract; Yes. 2. Theproposedconstructionwouldequalorexceedthecontributionofthestructureto theintegrityoftheexistingstreetscapeandblockface.Proposalforcreationof vacantlandbydemolition(s)inquestionwillbeevaluatedastoappropriatenesson thatparticularsite,withinthatspecificblock.Parkinglotswillbegivenfavorable considerationwhendirectlyadjoining/abuttingfacilitiesrequireadditionaloffstreet parking; Theownerisproposingtoconstructaparkinglot. 3. Theproposedconstructionwillbearchitecturallycompatiblewiththeexistingblock faceastobuildingsetbacks,scale,articulationandrhythm,overallarchitectural characterandgeneraluseofexteriormaterialsorcolors; Notapplicable. 4. Theproposedusecomplieswithcurrentzoningrequirements; ThepropertyiszonedG,LocalCommercialandOffice. 5. Theproposednewconstructionwouldcommencewithintwelve(12)monthsfrom theapplicationdate. Undetermined. G. CommonlyControlledProperty.Ifademolitionapplicationconcernspropertyadjoining occupiedpropertyandifcommoncontrolofbothpropertiesisdocumented,favorable considerationwillgenerallybegiventoappropriatereuseproposals.Appropriateusesshall includethoseallowedunderthecurrentzoningclassification,reuseforexpansionofan existingconforming,commercialorindustrialuseorauseconsistentwithapresently conforming,adjoiningusegroup.Potentialforsubstantialexpansionofanexistingadjacent commercialusewillbegivendueconsideration. Notapplicable. H. AccessoryStructures.Accessorystructures(garages,sheds,etc.)andancillarystructureswill beprocessedforimmediateresolution.Proposeddemolitionofframegaragesoraccessory structuresinternaltocommercialorindustrialsiteswill,inmostcases,beapprovedunless thatstructuredemonstrateshighsignificanceundertheothercriterialistedherein,which shallbeexpresslynoted. Notapplicable.

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COMMENTS:

TheForestParkSoutheastHistoricDistrictwasestablishedin2001andhasbeenincreasedfour timesandafifthadditionisunderreview.Theavailabilityofhistorictaxcreditshascoincided withthesignificantredevelopmentthathastakenplaceonthisstretchofManchester.Now knownasTheGrove,itisanareaofrestaurants,entertainmentvenuesandboutiquestores. Businessesandvisitorsareattractedtotheareabecauseofitsbuildingsandtheiroccupants. COMMUNITYCONSULTATION:


Twodevelopmententitiesactiveinthearea,ParkCentralDevelopmentCorporationandthe WashingtonUniversityMedicalCenterRedevelopmentCorporation,havebeenaddressing parkingconcernsasthecommercialareaexperiencesarevival.Theseentitiesadvisethe CulturalResourcesOfficethattheydonotendorsethedemolitionofbuildingsonManchester fortheprovisionofparkingandthatthisopinionissharedbymanypeopleinvolvedinthe recentrevitalizationofTheGrove. CONCLUSION:


As4180Manchesterisasound,MeritbuildingintheForestParkSoutheastHistoricDistrict,its lossthroughdemolitionwouldnotmeetthecriteriainOrdinance#64832. CONTACT:


BetsyBradley Telephone: EMail:

PlanningandUrbanDesign,CulturalResourcesOffice 3146573850 bradleyb@stlouismo.gov

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