Eleven Most Enhanced Buildings Awards, May 1998

Landmarks initiated the 11 Most Enhanced Awards in 1996 to recognize the city's best examples of quality rehabilitation, adaptive reuse and outstanding new construction in historic contexts. To be considered for our 1998 citations, a project must have been completed between January 1, 1997 and May 1, 1998. The jury also looks for geographical balance, for different building types exhibiting various styles and dates of construction along with a range of ownership and financial collaborations. 
 

Froebel School

This is the third year in a row we have presented an award to the Board of Education for outstanding new construction or rehabilitation. This year's project combines both. Froebel Elementary School, named after the man responsible for the kindergarten movement and the children's blocks that inspired Frank Lloyd Wright, was designed in 1895 by School Board architect August H. Kirchner. A third floor was added in the early 20th century to the original Romanesque Revival structure by Kirchner's successor, William B. Ittner.

Several years ago the Board of Education debated razing Froebel and replacing it with a new building. Thanks in large part to the Landmarks/AIA School Committee, the decision was made to rehabilitate the historic building and link it to a new addition. The result, designed by Trivers Associates, is a masterful blend of new and old exhibiting admirable attention to detail. Completed in August of 1997, the total project, built by HBD Contractors, cost $5.6 million. 
 

5550-56 Natural Bridge

The next project demonstrates the degree of collaboration necessary to transform two vacant buildings into housing. The Missouri Housing Development Corporation, the Community Development Agency (one of the sponsors of Preservation Week), the St. Louis Equity Fund, the Hamilton Heights Neighborhood Association and Boatmen's Bank were all essential. Built in 1928 as twelve-unit apartments for $50,000 by the Mars Realty Company, the three-story buildings were adapted to six units each with two and three bedrooms from plans by Grice Group Architects. R.G. Ross Construction was in charge of the $1.2 million project, part of an ongoing effort initiated by the late Alderwoman Jo Ann Wayne to revitalize vacant buildings in the 1st Ward. 
 

Pablo's at 2001 Locust

One former History major at Washington University exemplifies the youthful verve heating up downtown St. Louis. Paul "Pablo" Weiss elected to return to St. Louis after restaurant experience in hometown Chicago. Convinced that we had an unmet market for creative cuisine served in a novel setting, Weiss built the Hot Locust Cantina in 1995 with a lot of time and little money. After success brought waits of an hour or more for a Friday or Saturday night table, Weiss leased the vacant first floor space next door and hired architect Paul Fendler, interior designer Lisa Kincaid and contractor Chip Dunahugh to fashion a high style cocktail lounge. 

Limited to a budget of $175,000, the team added a curved glass block wall, installed new floors, repaired walls, renovated the tin ceiling, introduced all new systems and fixtures in the 1913 space first occupied by the Detroit Electric Car Company. Four months after work began, Pablo's opened on June 13, 1997.
 

Palm House at Tower Grove Park

In 1990, the Friends of Tower Grove Park began an arduous task: raise enough money to restore the park's 1878 palm house designed by George I. Barnett for Henry Shaw. Graced by tall, arched windows and skylights, the structure was built to store and display potted palm trees and tropical plants during the winter. Some hundred and twenty years later, the deteriorated red brick structure had been relegated to storage and garage use. Determined to return the handsome building to a more appropriate function, the Friends volunteered endless hours to produce an annual benefit dinner and auction. (The nymphs of Tower Grove Park must have been pleased with their efforts. No rain has fallen in eight years of outdoor parties!)

After two years of fundraisers and some grant money, enough money was in hand to restore the Palm House exterior. In late 1996, the park's Board of Commissioners authorized a $1 million fund drive to augment money raised by special events. In February of this year, the goal was met. The refurbished interior complete with new bathroom and kitchen is now ready for use as an educational center and special event venue. Credit for the restoration plans goes to architects Gerhardt Kramer and Ron Edwards; Peter Benoist was the contractor. Applause for the project's success belongs with the undauntable Friends, the park's Director John Karel and his Board of Commissioners plus Crosby Kemper, who took on the fund drive.
 

Raeder Place

Raeder Place, the most significant extant cast iron front building in St. Louis, was built in 1873-74 by German-born architect Frederick W. Raeder. Originally designed as a tobacco processing and sales warehouse for the Christian Peper Tobacco Company, the structure was adapted to office/commercial space in 1976-77 by Cohn/Thomson Associates of St. Louis in a much heralded pioneer tax project. A decade later, the property passed from local into out-of-town hands and eventual neglect and foreclosure. When the current owners acquired the building in 1994, it was only about 35% occupied. 

A dramatic 5th and 6th floor interior overhaul has just been completed by architects HOK, Inc. (5th floor) and Amato/Reed (6th floor). The $450,000 owner financed project, built by Hulser Construction, was designed for Healthcare Interchange. According to owner First Morgan, L.L.C., the space provides "a business environment conducive to attracting creative and hi-tech businesses." Spectacular river views, convenient rapid transit access and the opportunity to work in a unique and dynamic architectural environment have combined to attract tenants from outlying areas into St. Louis' downtown core. 
 

2001 Russell Boulevard

After the church and the school, corner stores were the most important buildings in our historic neighborhoods - important both architecturally and socially. But most of their original first floor uses have vanished. The two-story brick building at the northwest corner of Russell and Mississippi in the McKinley-Fox Historic District was built in 1904 at a cost of $8,000 with housing upstairs and a grocery store below. For decades, that grocery, with a brief interlude as a tavern, continued in use under a series of proprietors.

The 1969 City Directory first listed the property as "vacant," but another tenant appeared to reopen the store. Finally, in about 1990, the doors were locked for good. Last year photographer Scott Lokitz spotted the forlorn building during a search for a new home for his gallery. Lokitz and partner Grace McCammond acquired the vacant building and hired architect Ray Simon to prepare plans for its renovation. Just completed with financing by the Central West End Bank and construction by Signature Arts, the $85,000 adaptive reuse features a gift shop in addition to Lokitz's gallery and studio. This project demonstrates that a model exterior restoration can combine effectively with a contemporary use.
 

Russell Florist
5001 Gravois

Our next project is located at one of the most familiar intersections in St. Louis where Morganford, Gravois and Delor collide to form a six-spoke wheel with Bevo Mill at its hub. In 1927, J.C. Penney picked this prominent site to build an up-to-date department store. Customers could walk from the prosperous nearby neighborhoods, catch a trolley or hop in the car. The Gravois Voice Publishing Company and Hagen Conservatory of Music anchored the corner at Delor with the new Penney's flanked by Morris Spector Shoes to the north and a beauty parlor in the little trapezoidal building to the south.

This choice location helped Penney's survive the Depression, but it ultimately could not compete with the rise of shopping centers outside the city. By the end of the 1960s, Goodwill occupied the site. In 1989, over neighborhood objections, the two buildings to the north were demolished for a proposed strip shopping center. That project did not go forward. Instead, the former Penney's (now True-Value Hardware) stood next to a surface parking lot, its ragged brick wall exposed to view from the Bevo Mill Restaurant. In 1992, community groups raised enough money to camouflage the wall with a "Greetings from Bevo, U.S.A." mural; but in 1995, True-Value moved out. 

The Russell family (with decades of experience in the floral business) purchased the property in 1996 and hired Raimist Architecture, Inc. Raimist developed a master plan that combined the much-altered Penney's and the next door trapezoidal building into a very appealing florist shop. Syvbyo Construction, Inc. was the contractor for the $150,000 makeover.
 

John & Dee Seline House

The John and Dee Seline house was designed in 1896 by Canadian-born, European-trained architect Albert Knell who drew the plans for neighboring 5232 Waterman the same year. Originally an impressive single-family dwelling with carriage house, the property was converted to an 11 room boarding house in the 1950s during a low point in the Central West End neighborhood. The Selines, with help from Ed Heine of Heine & Croghan Architects, began the monumental task of rehab in 1993. Clothed in salmon-colored brick with copper and limestone trim, the once-handsome Gothic Revival residence looked like the set for The Addams Family," according to Dee Seline.

The first chore was the removal of 11 make-shift kitchens and baths from the main house and the carriage house. Next, the Selines cleaned and tuckpointed the exterior walls and added new custom-made windows to fit the unique openings. Other improvements included a kitchen with cabinets by craftsman Robert Singer (he also redid the carriage house), the replacement of the roof, new hardwood floors, new electrical and plumbing systems and the repair or replacement of mantles, doors and other interior finishes. Now home to an extended family including grandmother, mom, dad, 3 kids, 2 dogs and 3 cats, the Selines will not admit the project is finished. "No one who has owned an old home would ever admit the house was complete." This labor of love was assisted by financing from the Central West End Bank.
 

The Soulard Lofts

SS. Peter & Paul parish was organized in 1849 to serve a rapidly growing immigrant neighborhood. Soon, it would grow to become the mother church of all south side German Catholics. This is the third church erected in the city block purchased in whole by the young parish in the early 1850s. The three school buildings immediately to the north that comprise the Soulard Lofts were built between 1859 and 1863. 

In 1897, SS. Peter & Paul became the first parish in St. Louis to offer high school education to its parishioners and enrollment in the complex soon reached over 1400 students. The 1st World War brought conflicts within the German-American population and hostility from without. Although Peter & Paul sent 330 young men to the war, anti- German sentiment was not easily dispelled in a city where street names honoring Germans were hurriedly being replaced. 

Leadership of the parish passed through a bewildering number of priests after the war. By the Depression, the parish was in trouble. The cost to maintain the vast physical plant could not be met by the congregation; the number of children enrolled in the parochial schools was on the decline. Finally, the parish dropped all tuition charges in a vain effort to keep parents from choosing public education. In 1938, the high school building was closed; eight years later it was demolished and the site covered by asphalt.

Happily, the earlier schools did not meet that fate. Though vacant for over thirty years, the beautifully articulated red brick structures survived to see new life. Residents concerned about their future formed Peter & Paul Housing Corporation, enlisted the support of Alderman Young, hired consultant Ken Nuernberger and the Johannes/Cohen Collaborative as architects. The conversion calls for 20 unique apartments with refurbished woodwork, wood floors, and great views seen through beautiful recreations of the original windows -- this last required by the provisions of the federal tax credit law! Funding sources for the $1.9 million project include Jefferson Bank & Trust, the St. Louis Equity Fund, the Community Development Agency plus federal and state tax credits.
 

The Red and White Water Towers

The Grand Avenue Water Tower was completed in 1871 as part of a comprehensive water plant designed for the city by George I. Barnett, one of Missouri's most notable 19th century architects. Allegedly the world's tallest free standing Corinthian column, the stately tower rises 154 feet in the middle of Grand Avenue. Its taller, colorful neighbor to the east was designed by William S. Eames in 1885. Then Deputy Building Commissioner, Eames would go on to found one of St. Louis' most successful architectural firms before his election in 1904 as national President of the American Institute of Architects.

The towers, designed to suppress surges of water pressure, were decommissioned in 1912 when water pumps were converted from steam to electrical power. Threatened with demolition by city officials more than once, the incomparable landmarks were saved by the protests of neighborhood residents and intervention by Landmarks Association. Grant money for restoration from the U.S. Department of the Interior followed listing on the National Register of Historic Places in 1970.

Last year, we recognized the team that designed and financed the illumination of the third of our water towers on Compton Hill. This year thanks goes to the Gateway Foundation, the Street Department and the Water Division for their financial support and to project manager/designer Tom Kasckowski of HOK.
 

Saint Louis Zoo Central Walk

The history of St. Louis' internationally acclaimed zoo in Forest Park can be traced to the World's Fair when the federal government spent over $15,000 to construct a great flight cage. One of the major attractions in 1904, the cage was purchased by the city after the Fair for only $3,550. The thousands of birds were not included; but there were other animals on the grounds. A small collection of mostly American mammals maintained by the park department had grown and become more exotic as animals brought for other exhibits were left behind. In August of 1905, the Globe-Democrat ran this prophetic quote from one of the Park Commissioners: "The astonishing attendance this summer, both on weekdays and on Sunday, leaves no doubt that the bird cage, with a zoo around it, will become the chief feature of the park."

The zoo began to take shape in the teens. Initial planning focused on two dissimilar areas: the naturalist bear pits in the flat land and a grand promenade up the hill to be flanked by set pieces of architecture. The centerpiece of this promenade was a small chain of artificial lakes emptying into the seal basin.

Over the years, trees grew up to form a wonderful canopy for the promenade, but the asphalt underfoot spread too as thousands of visitors per year became millions. Eventually, events and benefits needed part of the site as did food and gift service booths, a Zoo Friends honor roll of giving, a giant UTM and scores of picnic tables. Last year, the Zoo Board of Commissioners embarked on a $1.3 million program to return the green to the historic central promenade and selected landscape architects Moynihan & Associates to develop the concept with Gershenson Construction Co. as contractors. 

Most of the publicity in the next few weeks about the Zoo will probably be centered on the new Children's Zoo. But do not overlook the Central Walkway where enhancement has meant the removal of more than an acre of asphalt, the addition of a boardwalk, new trees and fountains.