4520 Forest Park Avenue Demolition
4520 Forest Park Avenue Demolition
4520 Forest Park Avenue Demolition
4520 FOREST PARK FROM FOREST PARK 4520 FOREST PARK FROM DUNCAN LOOKING
LOOKING SOUTH EAST NORTH EAST
Owner:
St. Louis College Of Pharmacy
Applicant:
Spirtus Wrecking
District:
Preservation Review District - 17th Ward
Background:
The building at 4520 Forest Park was constructed in 1965 as a student dormitory of students of
the St. Louis College of Pharmacy. It contains 58 apartments. The College has constructed a new
campus just south of the building and no longer needs the building, which, according to the
College, needs increasing maintenance.
The College has contracted with the adjacent Washington University School of Medicine to sell
part of the vacant land resulting from demolition of the building for a surface parking lot,
reserving the rear portion of the lot for its own use. The four adjacent lots have a complex
ownership pattern.
LOOKING WEST ON FORST PARK AT THE BJH LOOKING SOUTH AT THE BJH PARKING LOT
PARKING LOT, GARAGE ANND COMPLEX AND AND STRUCTURE WITH THE COLLEGE OF
THE LONG TERM MARIOTT HOTEL , SITE IS PHARMACY TO THE REAR
ADJACENT TO THE LEFT (EAST)
LOOKING NORTH WEST ACROSS THE BJH LOOKING EAST ACROSS THE WASHINGTON
PARKING LOT TO FOREST PARK BLVD. UNIVERSITY PARKING LOT
Community Consultation:
Staff has received no communication from Alderman Roddy or any neighborhood organization
concerning the proposed demolition or re-use of the site.
Governing Legislation:
St. Louis City Ordinance 64689
PART IX - PRESERVATION REVIEW DISTRICTS SECTION FIFTY-FIVE.
Decisions of the Preservation Board or Cultural Resources Office shall be in writing, shall be
mailed to the Applicant immediately upon completion and shall indicate the application by the
Preservation Board or Cultural Resources Office of the following criteria, which are listed in
order of importance, as the basis for the decision:
1. Neighborhood
Potential: Vacant and
vandalized buildings on the
block face, the present
condition of surrounding
buildings, and the current
level of repair and
maintenance of
2. Reuse Potential: The potential of the Structure for renovation and reuse,
based on similar cases within the City, and the cost and extent of possible
renovation shall be evaluated. Structures located within currently well maintained
blocks or blocks undergoing upgrading renovation will generally not be approved
for demolition.
The building contains aproximately 35,000 square feet. According to the owner, it is in poor
condition and in constant need of maintenance. The surrounding area is undergoing development
with new construction of commercial and institutional buildings.
E. Urban Design. The Office shall evaluate the following urban design factors:
1. The effect of a proposed partial demolition on attached or row buildings.
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2. The integrity of the existing block face and whether the proposed
demolition will significantly impact the continuity and rhythm of Structures
within the block.
Because of prior demolitions the east end of this block has only one building, the one proposed
for demolition. Because of the mixed ownership of the parcels on the block, the current and
prospective owners have collaborated to submit a landscaping plan to screen the parking lots
created by the demolition and sale of the vacant lots.
Comments
Given the rapid redevelopment occurring in the blocks south and east of Forest Park Blvd. it is clear
that this surface parking lot will be used for other purposes in the foreseeable future. Staff is
concerned that the lot, as currently proposed, contains enough screening to mitigate the appearance
of all the automobiles currently using the lot plus the additional parked cars using the newly created
parking surface.
Contact:
Kate Shea Planning and Urban Design, Cultural Resources Office
Telephone: 314-259-3463 Fax: 314-622-3413
E-Mail: [email protected]
St. Louis City Ordinance 64689
PART IX - PRESERVATION REVIEW DISTRICTS SECTION FIFTY-FIVE.
Preservation Review Districts may be established by ordinance for areas of the City in which the
Board of Aldermen finds, by ordinance, reviews of the effects of demolitions on the area are in
the public interest. Prior to adoption of a Preservation Review District ordinance, i) the alderman
for the ward in which the proposed district is located shall have requested the Cultural Resources
Office and the Preservation Board to assess the architectural and/or cultural quality of the
proposed district, and ii) within forty-five (45) days thereafter the Cultural Resources Office and
the Preservation Board shall have reported its findings to the Planning Commission and the
Board of Aldermen. The Cultural Resources Office and the Preservation Board shall assess the
proposed district as having i) high historic district potential; ii) possible historic district potential;
iii) low historic district potential; iv) demolitions within the last two years in excess of the
average for similar areas in the City. Districts which are reported as being in categories i), ii) or
iv) may be designated Preservation Review Districts. Preservation Review District ordinances
may be repealed by ordinance at any time without Cultural Resources Office or Preservation
Board action.
SECTION FIFTY-SIX.
No ordinance designating a Preservation Review District shall be adopted until the aldermanic
committee to which the bill is assigned shall have conducted a public hearing on the bill. Notice
of the hearing shall be given in a newspaper of daily circulation and in the City Journal at least
ten days prior to such committee hearing.
B. Architectural Quality. A Structure's architectural Merit, uniqueness, and/or historic value shall
be evaluated and the Structure classified as High Merit, Merit, Qualifying, or non Contributing
based upon: Overall style, era, building type, materials, ornamentation, craftsmanship, site
planning, and whether it is the work of a significant architect, engineer, or craftsman; and
contribution to the streetscape and neighborhood. Demolition of Sound High Merit Structures
shall not be approved by the Office. Demolition of Merit or Qualifying Structures shall not be
approved except in unusual circumstances which shall be expressly noted.
C. Condition. The Office shall make exterior inspections to determine whether a Structure is
Sound. If a Structure or portion thereof proposed to be demolished is obviously not Sound, the
application for demolition shall be approved except in unusual circumstances which shall be
expressly noted. The remaining or salvageable portion(s) of the Structure shall be evaluated to
determine the extent of reconstruction, rehabilitation or restoration required to obtain a viable
Structure.
1. Sound Structures with apparent potential for adaptive reuse, reuse and or resale shall generally
not be approved for demolition unless application of criteria in subparagraphs A, D, F or G of
this section indicates demolition is appropriate.
2. Structurally attached or groups of buildings. The impact of the proposed demolition on any
remaining portion(s) of the building will be evaluated. Viability of walls which would be
exposed by demolition and the possibility of diminished value resulting from the partial
demolition of a building, or of one or more buildings in a group of buildings, will be considered.
1. Neighborhood Potential: Vacant and vandalized buildings on the block face, the present
condition of surrounding buildings, and the current level of repair and maintenance of
neighboring buildings shall be considered.
2. Reuse Potential: The potential of the Structure for renovation and reuse, based on similar cases
within the City, and the cost and extent of possible renovation shall be evaluated. Structures
located within currently well maintained blocks or blocks undergoing upgrading renovation will
generally not be approved for demolition.
3. Economic Hardship: The Office shall consider the economic hardship which may be
experienced by the present Owner if the application is denied. Such consideration may include,
among other things, the estimated cost of demolition, the estimated cost of rehabilitation or
reuse, the feasibility of public or private financing, the effect of tax abatement, if applicable, and
the potential for economic growth and development in the area.
E. Urban Design. The Office shall evaluate the following urban design factors:
1. The effect of a proposed partial demolition on attached or row buildings.
2. The integrity of the existing block face and whether the proposed demolition will significantly
impact the continuity and rhythm of Structures within the block.
3. Proposed demolition of buildings with unique or significant character important to a district,
street, block or intersection will be evaluated for impact on the present integrity, rhythm, balance
and density on the site, block, intersection or district.
4. The elimination of out of scale or out of character buildings or nonconforming land uses will
be considered; however, the fact that a present and original or historic use of a site does not
conform to present zoning or land use requirements in no way shall require that such a
nonconforming use to be eliminated.
G. Accessory Structures. Accessory Structures (garages, sheds, etc.) and ancillary Structures will
be processed for immediate resolution. Proposed demolition of frame garages or accessory
Structures internal to commercial or industrial sites will, in most cases, be approved unless that
Structure demonstrates high significance under the other criteria listed herein, which shall be
expressly noted.