De Tonty Commons - St. Louis City Cultural Resources Office Submittal - July 10, 2013
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Transcript of De Tonty Commons - St. Louis City Cultural Resources Office Submittal - July 10, 2013
7/27/2019 De Tonty Commons - St. Louis City Cultural Resources Office Submittal - July 10, 2013
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U I C
DETONTY COMMONS
SAINT LOUIS CITY
CULTURAL RESOURCES OFFICE SUBMITTAL
JULY 10, 2013
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U I CAREA PLAN
Botanical Grove
Thurman
Underpass
Project Site
Shaw Blvd.
The DeTonty Commons project is proposed by St. Louis based
developer UIC. The project site is located on the southern
side of the 4100 block of DeTonty Street, facing Interstate
Highway 44. DeTonty is the current northern boundary of the
Shaw Neighborhood and its Certified Local District. UIC has
spearheaded efforts in the Botanical Heights neighborhood
(Leggitt and Myers HD) to the north, which has or will include
the rehabilitation of approximately 50 contributing structures
over a 5 year period. UIC has also spearheaded efforts torevitalize the barricaded highway underpass on Thurman
Avenue, and has provided discounted design services for the
Shaw Neighborhood’s efforts toward the beatification of the
Shaw Boulevard streetscape.
The proposed 16 home development that is described in the
following pages has been endorsed by Alderman Stephen
Conway and the Board of the Shaw Neighborhood Housing
Corporation, following a 6 month review and discussion
period. UIC has been awarded development rights to the site
by the City’s Community Development Administration.
N
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U I CSITE ANALYSIS
The site for the proposed DeTonty Commons is on the northern
boundary of Shaw Neighborhood, which is now unfortunately
defined by a raised portion of I-44. The highway was constructed
on the historic boundary between what was McRee Town
(now Botanical Heights) and Shaw, which would historically
have been contiguous zones of same sized city blocks, withdistinction coming in the age and design of homes. The result
of the highway insertion is that the northern side of DeTonty
is a lightly landscaped highway embankment with no physical
or acoustic separation. This peripheral condition and highway
adjacency, significantly reduced the viability of the existing
residential structures and eventually the structures located on
the proposed site were abandoned and deteriorated enough
that the City and Neighborhood elected to demolish them.
Some redevelopment has recently occurred, particularly in
the home on the southwest corner of DeTonty and Thurman,which was rehabilitated in 2011. However, two proposed
developments that sought to build new homes with front
elevations facing onto DeTonty have failed in the past several
years, due to lack of demand.N
PHOTO 1 PHOTO 2 PHOTO 3
1
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U I CSITE PLAN
The proposed site plan for DeTonty Commons, calls for the existing 14 lots to be replatted to created 16 lots that are oriented east to
west, thus perpendicular to DeTonty Street. The lots are configured to create two landscaped courtyards or ‘commons’ with eight homes
facing onto each commons. The homes facing DeTonty will be all brick units, with internal units clad in cement fiber lap siding in four and six
inch exposures. The homes will have garages located to the rear of the lots, with three new private alleys constructed to access the alleys.
In order to maintain the historic density of the site and make the project financially viable, with 16 homes, the northern most lots do extend
beyond the historic setbacks. However, as the proposed site represents approximately two-thirds of the block, the new development will
set a new precedent. Additionally, the proposed garages have been placed to match the historic setbacks, given their adjacency to existing
structures on the east and west ends of the site.
The public walks, tree lawn, and northern extents of the site will be replaced and landscaped, including new street trees and a hedgerow
with a low fence. The developer is also coordinating efforts with the neighborhood and MODOT to plant the highway embankment with high
density plantings that will help to buffer the connection to the highway.
N
New Embankment Landscaping
I-44
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U I C
Shaw Neighborhood and the adjacent Southwest Garden Neighborhood
have several precedents for property alignments that alter the traditional
block configuration, such as Shaw Place, which pre-dates much of the
development in Shaw. These deviations often form a distinct identity and
foster a heightened sense of a local community. Other examples include
Heger Court and Hortus Court. The later bears the most similarities to
the two proposed courts in DeTonty Commons, in that front doors are
accessed by a pedestrian walk only. The slightly diminished scale, in terms
of mass and articulation, of these homes helped guide the selection of thestory-and-a-half homes in the proposed DeTonty Commons.
INSPIRATION: URBAN DESIGN
CLEVELAND PLACE
HEGER COURT HORTUS COURT
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U I C
Bungalows built in a Craftsman style with a story-and-a-half configuration have
various precedents in Shaw and surrounding neighborhoods, including homes
that were demolished on Lafeyette to clear room for I-44. The basic structure
of a full ground floor, with slightly reduced second floor, compromised slightly
by the roofline, is a very flexible Bungalow configuration with numerous
variations on roof lines, front porches, fenestration and dormers. The homes
proposed in DeTonty Commons draw their width, height, and roof slopes from
precedents such as these.
INSPIRATION: BUILDING STYLE
4200 BLOCK OF SHENANDOAH AVE.
4300 BLOCK OF SHAW BLVD.
4400 BLOCK OF SHAW BLVD.
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U I C
The majority of residential structures in Shaw are 2-story brick buildings. The
basic massing is articulated by various secondary design elements, such
as porch configurations, cornices, and window location and configuration.
Another predominant theme is use of honed or glazed bricks used in bands
and at key locations in primary elevations. The proposed homes in DeTonty
Commons will draw from the lessons in variations to secondary elements,
particularly the porch locations. The all brick homes facing onto DeTonty
Street will also incorporate the use of glazed brick banding and windows will
have stone sills.
INSPIRATION: DETAILS
SHENANDOAH & KLEMM4140 SHAW BLVD.
BOTANICAL & LAWRENCE
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U I CDESIGN
The proposed homes in DeTonty Commons are an intentionally contemporary variation on the bungalow style.
In this, they match the urban scale precedents of other bungalows in the neighborhood in terms of width, floor
to floor heights, and roof slopes. These basic proportions are contrasted with aluminum clad wood windows of
atypical configurations and more modest porch structures and eaves. The 4 homes facing DeTonty Street will
be all brick, with the interior 12 units being clad in four and six inch exposure cement fiber lap siding. Roofs
will be clad in asphalt shingles, with the ability to add solar panels to the southern (non-public) face.
UIC believes that these designs meet the spirit of the design standards of this historic district. Street facing
units will be in all brick, with painted aluminum clad windows and asphalt shingle roofs, as required. Variousother requirements are conditioned by adjacent structures, with the intent to maintain an urban continuity.
Given that only six of the approximately twenty-four original structures remain, and the opposite side of the
street is now a highway embankment, there is not sufficient context to require a strict coherence to. With
this, we submit that it is preferable to seek a solution to the site design that will overcome the proximity to
the highway and return this portion of the neighborhood to a density similar to its originally developed con-
figuration. We also believe that given the size of the proposed development, a design that is a variation on a
traditional type is appropriate in that it will differentiate the buildings from their much earlier predecessors.
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U I CDETONTY ELEVATIONS
SIDE ELEVATION (facing DeTonty)
BACK ELEVATIONSIDE ELEVATION
FRONT ELEVATION
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U I CINTERIOR UNIT ELEVATIONS
SIDE ELEVATION
BACK ELEVATIONSIDE ELEVATION
FRONT ELEVATION
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U I C VIEW OF COMMONS from DeTonty
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U I C
DT2
2 BR, 1.5 BA
1650 sf
$192,000
DT3
3 BR, 2.5 BA
2000 sf
$232,000
DT2+
2 BR, 1.5 BA
2000 sf
$215,000
DT4
4 BR, 3.5 BA
$2300 sf
$262,000
DT3+
3 BR, 2.5 BA
2300 sf
$254,000
PLAN CONCEPTS
The homes will be built to suit, from standard floor plans, which follow.
Homes start with a basic 2 bedroom home, with the ability add third and
fourth bedrooms and additional living space. These enlargements are added
to the rear of the home, thus preserving the proportions of the courtyard
elevations. All homes will seek Energy Star Certification and built to UIC’s
green building practices.
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U I CDT2 2 br | 1.5 bath
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U I CDT2+ 2 br | 1.5 bath | extended living
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U I CDT3 3 br | 2.5 bath | ground floor master
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U I CDT3+ 3 br | 2.5 bath | extended living
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U I CDT4 4 br | 3.5 bath | ground floor master
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U I CALTERNATE UNITS attached garage | modified porch
DT2 PLAN
atttached garage units
DT2+/DT3+ PLAN
attached garage units
DT3/DT4 PLAN
attached garage units
WRAP-AROUND PORCH
Units on Detonty