City of St. Louis Preservation Board - Preliminary Review to Demolish Existing AAA and Construct a New CVS Pharmacy

7/31/2019 City of St. Louis Preservation Board - Preliminary Review to Demolish Existing AAA and Construct a New CVS Phar

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B.

DATE: June25,2012

FROM: BetsyBradley,Director,CulturalResourcesOffice

SUBJECT: PreliminaryReviewtodemolishexistingAAAbuildingandgarageto

constructanewAAAFacilityandCVSPharmacy

ADDRESS: 3917Lindelland3930McPherson

JURISDICTION: PendingPreservationReviewDistrictWard18

AAABUILDINGANDGARAGE

OWNER: AutomobileClubofMissouri

APPLICANT:AutomobileClubofMissouri

(AAA)andMissouriCVSPharmacy,L.L.C.RECOMMENDATION: ThattheBoardnotgrant

preliminary

approval

of

the

proposed

demolitionoftheAAAbuildingbutgrant

preliminaryapprovalforthedemolitionof

thediagnosticgaragebuilding.


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BACKGROUND:

TheAutoClubofMissouri(AAA)seekstodemolishitsMidtownMemberServiceCenter(known

astheAAABuilding)builtin1976andtodemolishagaragebuiltin1967thathousedan

automobilediagnosticservice.Thesitewillberedevelopedwithtwonewbuildings:oneto

house

the

AAA

and

a

second

to

be

occupied

by

a

CVS

Pharmacy.

AAA,

which

has

a

contract

for

saletoCVSforpartoftheproperty,isapplyingjointlywithCVSforthisPreliminaryReviewof

thedemolitionoftheexistingbuildingswhich,asrequiredbyordinance,considersthe

subsequentnewconstruction.

In2011theAAAandCVSenteredintonegotiationsfortheredevelopmentoftheAAAproperty

onLindell.Oneofthefirststepstowardsthisgoalwastheapplicationtorezonetheparcelon

whichthegaragestandsfromCMultipleFamilyResidentialtoHAreaCommercialDistrict.

ThePlanningCommissionrecommendedthatthischangebemadeatitsJuly5,2011meeting.

Todate,theBoardofAldermenhasnotpassedaBoardBillthatwouldmakethischangein

zoning.

Lastsummer,

Alderman

Kennedy

facilitated

aconsultation

process

between

AAA

and

CVS

representativesandan18th

WardAdvisoryGrouptoreviewtheproposedredevelopment

project.Thesubsequentdevelopmentdiscussedinthisreviewpresentstheresultsofthis

consultationwiththeneighborhoodresidents.

InFebruary,2012,thePreservationBoardreviewedestablishmentofanewPreservation

ReviewDistrict(PRD)inWard18,PRD24,whichincludesthisproperty.ThePreservation

ReviewDistrictisincludedwithtwoothersinBoardBill35,whichwasintroducedonApril27,

2012andasnowCityOrdinance#69164.

AAABUILDINGLOOKINGNORTHWESTWITHGARAGEBUILDINGINBACKGROUND


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RELEVANTLEGISLATION:

St.LouisCityOrdinance#64689

PARTX DEMOLITIONREVIEWS

SECTIONFIFTY

EIGHT.

WheneveranapplicationismadeforapermittodemolishaStructurewhichisi)individually

listedontheNationalRegister,ii)withinaNationalRegisterDistrict,iii)forwhichNationalRegisterDesignationispendingoriv)whichiswithinaPreservationReviewDistrictestablished

pursuanttoSectionsFiftyFivetoFiftySixofthisordinance,thebuildingcommissionershall

submitacopyofsuchapplicationtotheCulturalResourcesOfficewithinthreedaysaftersaid

applicationisreceivedbyhisOffice.

TheAAApropertyunderconsiderationislocatedinapendingPreservationReview

District(CityOrdinance#69164).

St.LouisCityOrdinance#64832

SECTIONONE.PreservationReviewDistrictsareherebyestablishedfortheareasoftheCityofSt.LouisdescribedinExhibitA.SECTIONFIVE.Demolitionpermit Boarddecision.

AlldemolitionpermitapplicationreviewspursuanttothischaptershallbemadebytheDirector

oftheOfficewhoshalleitherapproveordisapproveofallsuchapplicationsbaseduponthe

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

shall

not

be

approved

by

the

Office.

Demolition

of

merit

or

qualifying

structures

shall

not

be

approvedexceptinunusualcircumstanceswhichshallbeexpresslynoted.

ThisPreliminaryReviewapplicationpromptedtheCulturalResourcesOfficeto

evaluatethearchitecturalandhistoricalsignificanceoftheproperties.

TheAAABuildingTheperfectovalfootprintoftheAAAbuilding,sitedatanangleto

facesouthwestandLindell,hasadistinctivepresenceonthismajorthoroughfare.The

doubleheightsinglestorybuildinghasacarefullydetailedyetrelativelyaustere


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exteriorfaadethatenclosesthevolume.Narrow,elegantfinlikepiersrisefromthe

concretesidewalkencirclingthebuildingtosupportthesmooth,curvedroof

overhang.Theglazedcurtainwallofthesourthernportionofthebuildingissetback

fromtheinteriorplaneofthepiersandextendsfromalowbulkheadtotheroof

fascia.

DRIVEUPWINDOWONMcPHERSONSIDEOFBUILDING

DETAILOFPIERSANDGLAZEDWALL ENTRANCE


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TheinterioroftheAAAbuildingisprimarilyoneopendoubleheightspace.Two

interiorpiersplacedonthelengthwiseaxisoftheovalaredetailedtobetheovertly

decorativeaspectsoftheinterior.Metalrodsencirclingtheplainconcretecolumns

flareoutatthetoptoapproachtheedgesofthecircularcovedportionoftheceiling.

Theothernotableaspectoftheinteriorisamuralthatdepictsthehistoryof

automobilerelated

development

by

Washington

University

Associate

Professor

WilliamR.Kohn,whowona1978competitionforthecommission;Kohns55foot

longmuralgracesaninteriorwall.

TheAAABuildingislittlealteredfromitsoriginalappearance.Theminorchanges

includetheclosure ofthedriveupwindow.

TheAAABuildingSignificance.TheAAABuildingonLindellBoulevardisan

architecturallysignificantpropertyduetothedesignofthebuilding,theprominenceof

itsarchitectanditslocationontheportionofLindelldominatedbymidcentury

moderndesign.TheoneofakindbuildingisclearlyaHighMeritone,aproperty

eligibleto

be

aCity

Landmark.

It

meets

three

criteria:

the

work

of

amaster

whose

individualworkhassignificantlyinfluencedthedevelopmentoftheCity;aproperty

thathassignificantcharacterorvalueaspartofthedevelopment,heritageorcultural

characteristicsoftheCity;andowingtoitsuniquelocationorsingularphysical

characteristic,onethatrepresentsanestablishedandfamiliarvisualfeatureofa

neighborhoodandtheCity.ItisalsoeligibleforlistingintheNationalRegisteronceitis

50yearsofage.

TheAAABuildingisanotableexampleof1970sarchitecturethatexpresseshigh

modernisminitspureovalformandclearexpressionofstructure.Stylisticallyrelated

tothesculpturalformsofNeoExpressionism,thebuildingalsosharesNew

Formalismsemphasis

on

volume.

W.A.(Wenceslaus)Sarmiento,architectoftheAAABuilding,hasrecentlybeen

appreciatedasgreatlyinfluentialinthedesignofcommercialarchitecturethroughout

theUnitedStatesfromthe1950sthroughthe1970s.Sarmientoheadedthe

architecturalsectionoftheBankBuilding&EquipmentCorporation(BBEC),whichwas

headquarteredinSt.Louis.Hisworkthereearnedhimthereputationasthedriving

forcebehindrevolutionizingthelookandfeelofbankinginpostwarAmericabetween

1952and1964.ArchitecturalHistorianKirkHuffakerstatesthatSarmientos

innovativedesignstrategiesanduseofcuttingedgebuildingtechnologiesbroughtthe

bestofmidcenturymodernarchitecturetoMainStreet,USASarmientodeveloped

Hshaped

concrete

structures,

joined

with

abeam,

to

support

the

dome

roof

of

the

ChanceryBuilding,erectedonLindellBoulevardin1962.Hedesignedthesecond

buildingeverconstructedwithatruecurtainwallskin,theFirstSecurityBankBuilding

inSaltLakeCity,whichhasbeenlistedintheNationalRegisterofHistoricPlaces.

SarmientocollaboratedwithCupples(nowtheEnclosCorporation)inSt.Louisinthe

useofthatfirmscurtainwallsystemsforprojectsthroughouttheUnitedStates,

includingtheWorldTradeCenter(1977).


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AfterleavingtheBBECduringthe1960s,SarmientoestablishedSarmientoArchitects

whichreacheditspeakofproductionandinfluenceduringthemid1970swhenithad

officesinSt.Louis,PhoenixandSanFranciscoandwasresponsibleforprojects

throughoutthewesternportionoftheUnitedStates.TheAAABuildingwasdesigned

duringthisperiodofSarmientoscareer.SarmientosothermajorworksinSt.Louis

includethe

Jefferson

Bank

&

Trust

Co.

Building,

2600

Washington

Avenue

(1956),

the

BBECHeadquartersOfficeBuilding(nowtheSalvationArmysInternational

Headquarters)at1130HamptonAvenue(1956),theCarpentersDistrictCouncil

Buildingat1406HamptonAvenue(1958),andtheInternationalBrotherhoodof

ElectricalWorkers,Local1,5866ElizabethAvenue(1960).Consequently,theAAA

Buildingisanotableworkofamasterwhoseworkhassignificantlyinfluencedthe

developmentoftheCityofSt.Louisandcitiesinthewesternregionofthenation.

TheAAABuildingisanestablishedandfamiliarvisualfeatureinaneighborhoodofthe

CityduetoitslocationonLindell.ThecontrastofSarmientosovalfootprintoftheAAA

buildinganditssimplicityandthecircularplanandornamentationoftheChancery

reinforceeachothersdistinctivepresenceonthesectionofLindellmarkedbyitsmid

centuryarchitecture.Bothbuildingsalsoarepartofthegroupofdistinctiveproperties

inSt.Louismetroareathathavenonrectilinearfootprints,animportantsetofthe

cityslargerportfoliofromthemodernmovementdecades.Thesebuildingsreflectthe

sophisticationofclientsinSt.Louiswhoacceptedarchitectsinnovativedesign

solutions.

TheAutoClubsdecisionin1975toremainatthesiteithadoccupiedonLindellinthe

CentralWestEndalsorepresentsanimportantcommunitydevelopmentdecisionat

thetimewhensuburbanlocationswereoftenselectedforautomobilerelated

facilities.TheAAABuildingculminatedaperiodofdevleopmentduringthepreceding

decadesthatestablishedLindellasalocationofarchitecturallyprogressivefacilities

andcompletedsomeimportantredevelopmentinthecityscentralcorridor.Atthe

timetheAAABuildingwascompleted,MayorPoelkercommentedthatthedecisionof

theAutoClubtodevelopamidtowncomplextoserviceitsmemberswillbolsterjoint

effortsunderwaytopreservetheheartofthecityasabusiness,educational,and

medicalcentersecondtononeinthemetropolitanarea.Bythe1970s,Lindellwasa

strategicspineofthemetropolitancommunitybutalsoonethatneededsome

revitalizationastheeffectsofsurburbanizationwerefeltinthecity.

TheAAAClubwascontinuingitspresenceonLindellwiththe1975decisiontorebuild

there.In1938,theorganizationhadacquiredforitsheadquartersthebuildingknown

astheColumbiaClubat391517Lindell.AfterthebuildingburnedinMarch1975,theAAAmovedintotemporaryquarterswhileitdeterminedthelocationofitsnew

memberservicecenter.TheAAAannouncedthatitwoulderectanewbuildingonits

midtownsiteinJune1975andpresentedSarmientoArchitectsmodelforthenew

facilitiyinMarch1976.The7500squarefootMidtownMembershipServiceComplex

wastoprovidetravelservicesbothfordomesticandinternationaltravelaswellas

driverslicensesandcarlicenseplates.Adriveupwindowenabledmemberstoeasily


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pickuptravelmaterials.Approximately40employees,inludingthoseinthediagnostic

center,servedAAAmembersatthefacility.

TheGarage.Thegarage(1967)usedasadiagonsticcarclinicpredatestheAAABuilding

andwasconstructedasancillarytotheAAAoperationintheColumbiaClubbuilding.

TheonestorygaragepresentsaseriesofvehicularbaystoLindell;theeasternthreeof

thesehave

been

infilled

with

aluminum

storefront

framing.

A

long

expanse

of

industrialsteelsashfillsmuchoftheMcPhersonelevation.Thisbuilding,unifiedbya

whitepaintscheme,hasarelativelyundistinguishedutilitarian/commercial

appearanceandisnotconsideredtobeaMeritorHighMeritbuilding.

GARAGE,LINDELLELEVATION

GARAGE,McPHERSONELEVATION

C. Condition.TheOfficeshallmakeexteriorinspectionstodeterminewhetherastructureis

sound.Ifastructureorportionthereofproposedtobedemolishedisobviouslynotsound,

theapplication

for

demolition

shall

be

approved

except

in

unusual

circumstances

which

shallbeexpresslynoted.Theremainingorsalvageableportion(s)ofthestructureshallbe

evaluatedtodeterminetheextentofreconstruction,rehabilitationorrestorationrequired

toobtainaviablestructure.

1. Soundstructureswithapparentpotentialforadaptivereuse,reuseandorresale

shallgenerallynotbeapprovedfordemolitionunlessapplicationofcriteriain

subsectionsA,D,FandG,four,sixandsevenindicatesdemolitionisappropriate.


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TheAAABuildingandgarageareconsideredtobesoundinthetermsofthis

ordinance.

2. Structurallyattachedorgroupsofbuildings.Theimpactoftheproposeddemolition

onanyremainingportion(s)ofthebuildingwillbeevaluated.Viabilityofwallswhich

wouldbeexposedbydemolitionandthepossibilityofdiminishedvalueresulting

fromthe

partial

demolition

of

abuilding,

or

of

one

or

more

buildings

in

agroup

of

buildings,willbeconsidered.

Notapplicable.

D.NeighborhoodEffectandReusePotential.

1. NeighborhoodPotential:Vacantandvandalizedbuildingsontheblockface,the

presentconditionofsurroundingbuildings,andthecurrentlevelofrepairand

maintenanceofneighboringbuildingsshallbeconsidered.

ThevicinityoftheLindellandVandeventerintersectionhasaquitevaried

character. EastofVandeventer,St.LouisUniversitydominatesthesouthside

ofLindell

and

large

institutional

buildings

stand

on

the

north

side.

West

of

Vandeventer,thesouthsideofLindellislinedwithavarietyofbuildings,some

ofwhicharefromthemidcenturymodernperiodandsomeofwhichare

vacant.TheformerPlayboyClubstandsnearlyoppositetheAAAproperty. A

largenewresidentialcomplexstandsbetweentheAAAbuildinganda

commercialcenteronthenorthsideoftheAAA.Ingeneral,business,

commercial,institutionalandresidentialusesareallpresentinthisarea.

2. ReusePotential:Thepotentialofthestructureforrenovationandreuse,basedon

similarcaseswithintheCity,andthecostandextentofpossiblerenovationshallbe

evaluated.Structureslocatedwithincurrentlywellmaintainedblocksorblocks

undergoingupgrading

renovation

will

generally

not

be

approved

for

demolition.

NoparticulardeterrenttothecontinueduseoftheAAABuildinghasbeen

identified.Theunusualsitingofthebuilding,quiteclosetotheeastern

boundaryofthepropertyandsetbackfromLindell,makethebuildingdifficult

toseparatefromtherestofthepropertythatprovidesaccessandparking.The

shapeandinteriorconfigurationofthebuildingaredistinctive,anditseems

likelythatabuyerortenantwouldfinditanexcitingspaceforaofficeor

commercialoperationshouldtheAAAvacatetheproperty.

3. EconomicHardship:TheOfficeshallconsidertheeconomichardshipwhichmaybe

experiencedbythepresentowneriftheapplicationisdenied.Suchconsideration

mayinclude,

among

other

things,

the

estimated

cost

of

demolition,

the

estimated

costofrehabilitationorreuse,thefeasibilityofpublicorprivatefinancing,theeffect

oftaxabatement,ifapplicable,andthepotentialforeconomicgrowthand

developmentnthearea.

Theapplicanthasmadenoclaimofeconomichardshipfortherehabilitationof

thisproperty,asdemolitionandredevelopmentareproposed.

E.UrbanDesign.TheOfficeshallevaluatethefollowingurbandesignfactors:


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1. Theeffectofaproposedpartialdemolitiononattachedorrowbuildings.

Notapplicable.

2. Theintegrityoftheexistingblockfaceandwhethertheproposeddemolitionwill

significantlyimpactthecontinuityandrhythmofstructureswithintheblock.

ThisblockfrontofLindellbetweenVandeventerandSarahhasaquitevaried

composition,as

is

often

the

case

on

amajor

thoroughfare.

Parcel

size

varies

significantly,andtheAAApropertyisamidsizedone,largeenoughtoaffect

thecharacteroftheblock.

3. Proposeddemolitionofbuildingswithuniqueorsignificantcharacterimportanttoa

district,street,blockorintersectionwillbeevaluatedforimpactonthepresent

integrity,rhythm,balanceanddensityonthesite,block,intersectionordistrict.

Lindellhasresidencesfromitsinitialdevelopmentperiod,buildingserected

duringthe1950sthroughthe1970s,andsomequiterecentbuildings.This

evidenceofchangeovertimeiscommonforamajorthoroughfare.Lindells

variedcharacterisnotconsideredtodetractfromitsappealorthequalityof

itsurban

design.

TheAAABuildinghasaveryunusualandsignificantcharacter,bothasan

individualpropertyandaspartoftheensembleofMidCenturyModern

buildingsonLindell.Itslosswouldeliminateoneofthemostdistinctivebuildings

inSt.LouisandanotableaspectoftheurbandesignofLindell.

Thelossofthegaragewouldbeacceptableinaplantoredeveloptheproperty

asitsarchitectureismoreutilitariananditslocationadjacenttoMcPherson

meansthatithaslessofanimpactontheurbandesignoftheLindellcorridor.

4. Theeliminationofuseswillbeconsidered;however,thefactthatapresentand

originalor

historic

use

of

asite

does

not

conform

to

present

zoning

or

land

use

requirementsinnowayshallrequirethatsuchanonconformingusetobe

eliminated.

Notapplicable.

F. ProposedSubsequentConstruction.Notwithstandingtheprovisionsofanyordinancetothe

contrary,theOfficeshallevaluateproposedsubsequentconstructiononthesiteofproposed

demolitionbaseduponwhether:

1. Theapplicanthasdemonstratedsitecontrolbyownershiporanoptioncontract;

Theapplicantsarethecurrentpropertyowner,theAutomobileClubof

Missouri,andMissouriCVSPharmacy,Inc.,whichhasacontracttopurchase

theproperty.

2. Theproposedconstructionwouldequalorexceedthecontributionofthestructuretotheintegrityoftheexistingstreetscapeandblockface.Proposalforcreationof

vacantlandbydemolition(s)inquestionwillbeevaluatedastoappropriatenesson

thatparticularsite,withinthatspecificblock.Parkinglotswillbegivenfavorable


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considerationwhendirectlyadjoining/abuttingfacilitiesrequireadditionaloffstreet

parking;

ThepropertyextendsfromLindelltoMcPhersonandthereisaccesstothesite

frombothstreets. Thesitingoftheproposednewbuildingswasconsidered

jointlytomeeteachentitysneeds. Thearchitecturaldesignwasmore

individualas

it

reflects

the

program

of

each

building

and

was

not

intended

to

becoordinated.

TheprojectproponentsstatethattheproposedCVSbuildingissetbackfrom

LindellBoulevardtoaffordvisibilityfortheproposedAutoClubBuildingandto

provideparkingandaccess.Tworowsofparkedcarswouldbelocated

betweenthepharmacyandLindell.

PROPOSEDSITEPLAN,SHOWINGFOOTPRINTOFTHEAAABUILDING

PROPOSEDSITEPLAN


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TheproposedAutomobileClubofMissouribuildingwillbesituatednear

LindellBoulevardonthewesternportionoftheproperty. Theentranceofthe

onestorybuildingwouldfaceaparkingareaeastofthebuilding.Thebuilding

wouldhaveabrickandglassexteriorwithstoneveneerrisingtotheheightof

thewindowsills.Ashallowhiproofwouldemphasizethecentralthirdofthe

buildingwhere

the

entrance

is

located.

PROPOSEDAAABUILDING

TheproposedonestoryCVSpharmacywouldhaveatoweratitssoutheast

cornerwhere

the

entrance

is

located.

Two

bays

of

windows

would

flank

the

cornerentrance. Aboveabaseofstoneveneerredbrickpiersandyellowbrick

panelswouldcomprisethewallsbelowawidesignpanelandcorniceofEIFS.

ThesiteplanindicateslandscapingalongLindellandMcPhersonanda

monumentsignadjacenttoLindell.Adriveupwindowwouldbelocatedatthe

northwestcornerofthebuildingnearMcPherson.

PROPOSEDCVSPHARMACY,LINDELLELEVATION


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PROPOSEDCVSPHARMACY,VANDEVENTERELEVATION

TheproposedAAAbuildingwouldbewithintheacceptablerangeof

architecturalexpressionforanurbancommercialbuilding.TheCVSbuilding

wouldbeperceivedasthefirmsstandarddesigndespitesomemodest

upgrades.Neitheroftheproposedbuildingsexhibitsthespecialqualitiesofa

designedforthelocationandfunctionthattheAAABuildingconveysso

clearly;instead,thetwoproposeddesignsappearasvariantsofstandard

designs.

EXISTINGBUILDINGS,FACINGNORTHWESTONLINDELL

RENDERINGOFPROPOSEDBUILDINGSINVIEWOFPROPERTYFACINGNORTHWESTONLINDELL


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3. Theproposedconstructionwillbearchitecturallycompatiblewiththeexistingblockfaceastobuildingsetbacks,scale,articulationandrhythm,overallarchitectural

characterandgeneraluseofexteriormaterialsorcolors;

TheblockfrontofLindellbetweenVandeventerandSarahisquitevariedin

buildingtypes,scale,andsetbacks.Theresidentialcomplextothewestis

adjacentto

the

sidewalk

and

the

parking

garage

that

serves

the

complex

is

northofthebuildingadjacenttoMcPherson.TheRallysfastfootrestaurantto

theeastissetbackfrombothLindellandVandeventerassuchestablishments

generallyare.Thesitingoftheproposedbuildingswithparkingadjacenttothe

streetwouldnotfollowtheprecedentofplacingparkingbehindthebuilding,

awayfromLindell.Instead,theproposedbuildingswouldhaveamore

suburbansitingorientedtotheautomobileratherthanthepedestrian.

Ingeneral,thearchitecturalcharacteriscompatibleinuseofmaterials,colors,

orarticulationwithnearbybuildings.

AERIALVIEWOFAAAPROPERTYANDVICINITY

4. Theproposedusecomplieswithcurrentzoningrequirements;

Theprojectrequiresthefinalstepofchangingthezoningoftheparcelon

whichthegaragestands.

5. Theproposednewconstructionwouldcommencewithintwelve(12)monthsfrom

theapplicationdate.

TheAAA

and

CVS

propose

to

move

forward

with

the

project

as

soon

as

possibleafterreceiptofallCitypermitsandpermissions.

G. CommonlyControlledProperty.Ifademolitionapplicationconcernspropertyadjoining

occupiedpropertyandifcommoncontrolofbothpropertiesisdocumented,favorable

considerationwillgenerallybegiventoappropriatereuseproposals.Appropriateusesshall

includethoseallowedunderthecurrentzoningclassification,reuseforexpansionofan

existingconforming,commercialorindustrialuseorauseconsistentwithapresently


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conforming,adjoiningusegroup.Potentialforsubstantialexpansionofanexistingadjacent

commercialusewillbegivendueconsideration.

Notapplicable.

H. AccessoryStructures.Accessorystructures(garages,sheds,etc.)andancillarystructureswill

beprocessed

for

immediate

resolution.

Proposed

demolition

of

frame

garages

or

accessory

structuresinternaltocommercialorindustrialsiteswill,inmostcases,beapprovedunless

thatstructuredemonstrateshighsignificanceundertheothercriterialistedherein,which

shallbeexpresslynoted.

Thebuildingsdonotincludeanyaccessorystructures.

COMMENTS:

TheCulturalResourcesOfficeconcludesthattheAAABuildingisaparticularlyfineexampleof

1970sarchitectureandaHighMeritproperty.ItiseligibleforlistingasaCityLandmark,

meetingthreecriteria,andonceitreaches50yearsofage,thepropertywouldbeeligibletobe

listedintheNationalRegisterofHistoricPlaces.Furtherstudycouldconcludethatithas

exceptionalarchitecturalsignificanceandwouldbeeligibleforlistingintheNationalRegister

withthat

status.

In

addition,

the

building,

though

distinctive

in

shape

and

interior

arrangements,hashighreusepotential.Asthemeritofthebuildingissoevident,and

ArchitecturalQualityrankssecondonlytoalegislatedredevelopmentplan,itishardto

concludethatanyothercriteriaaresignificantinthiscaseorthatthequalityoftheproposed

subsequentconstructionwouldequalorexceedthecontributionoftheAAABuildingtothe

integrityoftheexistingstreetscapeandblockface,theensembleofhighqualitymidcentury

ModerndesignonLindell,andthebuiltenvironmentoftheCity.


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COMMUNITYCONSULTATION:

TheCulturalResourcesOfficehasreceivedover35emailsexpressingthatthedemolitionofthe

AAABuildingshouldbedenied,includingstatementsfromMichelleSwatekonbehalfofAIASt.

LouisandtheLandmarksAssociation.

RECOMMENDATION:

TheCulturalResourcesOfficerecommendsthatthePreservationBoarddenythepreliminary

reviewofthedemolitionoftheAAABuildingduetoitshigharchitecturalmeritandreuse

potential.TheCulturalResourcesOfficealsorecommendsthattheBoardapprovethe

preliminaryreviewofthedemolitionofthegarageat3930McPhersonasithasless

architecturalmeritandurbandesignpresence.

CONTACT:

BetsyBradley PlanningandUrbanDesign,CulturalResourcesOffice

Telephone: 3146573850

EMail: [email protected]

Documents

City of St. Louis Preservation Board - Preliminary Review to Demolish Existing AAA and Construct a New CVS Pharmacy