Not another ‘Taxpayer’! @ Exquisite Struggle

"The demolition of office buildings, even nine-story ones, was nothing new, though never before had so many of them been demolished in so short a time. But hitherto these buildings had been torn down to make room for taller, more up to date buildings, which, it was assumed, would make more money. Now, in the depths of the worst depression in the nation's history, the owners were facing a unique situation, in which, said one real estate appraiser in 1934, ‘there is no demand for tall buildings representing the theoretical highest and best use of the site.’... Hence the demolition of buildings... and their replacement by parking lots or one- and two-story garages, which were commonly referred to as ‘taxpayers’ ".

--Robert M. Fogelson "Downtown: Its Rise and Fall 1880-1950. p. 218

The strategy of replacing a viable building with a surface parking lot evolved in the depression years as a way to reduce tax-burden on an underutilized structure. Since property taxes are figured using the assessed value of the building taxes can be greatly reduced by removing the building. This fundamental flaw in our system of taxation that has haunted cities and spurred decentralization for over half a century. While it was initially believed that such underdeveloped uses would be temporary, one only has to look around any city to see that once urban fabric is lost to surface parking the chances of later redevelopment are tenuous.

Saint Louis is an egregious example of this phenomenon. Even during good economic times the number of truly significant buildings with strong redevelopment potential that have been lost for parking should be shocking to any observer. A relatively brief survey of significant buildings recently demolished for parking and service functions would include the following:

4972 Page
Page and Kingshighway
Demolished for a surface lot
2008
Image © Claire Nowak Boyd

Ambassador Theater
9th and Locust
Demolished for US Bank plaza, now to be replaced with parking garage
2004
Image © Toby Weiss

Bronson Hide Building
N. 1st and Morgan Street
Demolished for Parking Lot
1997
Image © Paul Hohmann

Century Building
Olive Street between 8th and 9th
Demolished for an underused parking garage
2004
Image © Rob Powers

City Hospital Tower
Grattan and Carroll
Demolished for a surface lot
2002
Image © Rob Powers

Doctors Building
Euclid and Pine
Demolished for unrealized speculative redevelopment
2008
Image © Michael Allen

Herkert & Meisel Building
910 Washington Avenue
Demolished for a parking garage
2001
Image © Landmarks St. Louis

Hyde Park Corner Building
N. 20th and Farragut
Demolished for Treasurer's Office Parking Lot Expansion
2009
Image © Michael Allen

Livery Stable
Locust and Josephine Baker
Demolished for parking lot
2007
Image © Steve Patterson

Marquette Building Annex
Broadway and Olive
Demolished for a parking garage
1998
Image © Rob Powers

Malcolm Bliss Psychiatric Ward, City Hospital
Grattan and Carroll
Demolished for a surface lot
2002
Image © Rob Powers

Miss Hullings Building
10th and Locust
Demolished for a surface lot
1997
Image © Lynn Josse

Olympia Apartments
West Pine and Vandeventer
Demolished for Parking Lot
1993
Image © Paul Hohmann

Stix School
Euclid and Forest Park
Demolished for a parking garage
1998
Image © Paul Hohmann

The pedigree of these brief examples should speak for itself and we surely must feel a sense of shame as we look over this record. Regardless of economic or demographic trends such broad spoliation hints at an utter lack of confidence in the future of the city. These buildings were built at a time when optimism in Saint Louis led to larger and more daring development, a first rate public infrastructure, and a reputation we have been spoiling for the past half century. As Matt Mourning so succinctly put it:

"Future generations need to know that St. Louis was born as New Orleans and will die as Youngstown, Ohio if we do not make an effort to plug the bleed."

It does not bode well for our civic confidence that we have systematically erased much of the evidence that Saint Louis was ever a major city. It is no secret that my generation is flocking to urban centers. Among the people I knew in high school and college the vast majority have gone to three cities: New York, San Francisco and Chicago. The talented youth of Saint Louis are leaving as well. Without this generation we simply cannot compete. If we are going to attract the young, professional, and creative people that must sustain the city through the twenty first century we have to be urban and we must cast aside the small-minded, divisive and parochial mindset that has sped our downfall.

This brings me to the latest outrage: the Archdiocese of Saint Louis will be meeting next Monday to garner a demolition permit for a ten story hotel tower on Lindell Boulevard in the heart of the Central West End. That building, built as the De Ville Motor Lodge and now known as the San Luis Apartments is an intriguing mid-century modern composition that incorporates two courtyards and parking within the dense urban context of Lindell and Bookends an exceptional block of MCM and 1920's apartment towers unparalleled in Saint Louis.

For more information on the unfolding saga view Alderman Antonio French's story:

While there were initially overtures toward engagement and discussion early in the process

[San Luis Love-In Protest, February 14th 2009]

and the opposition has been decidedly lighthearted the decision by the diocese to push for preliminary demolition review is not only imperious but disrespectful to CWE residents.
I can only hope that the opposition to demolition next Monday is lively and that this is merely a bluff on the part of the diocese.