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HISTORIC PRESERVATION COM1tiIISSION
CITY OF JEFFERSON, MISSOURI
A RESOLUTION CONCERNING OPTIONS
- RELATED TO THE `BASSMAN HOUSE", 207 W. McCARTY STREET
AND THE RECOMMENDATION OF THE HISTORIC PRESERVATION
COMMISSION TO THE CITY COUNCIL REGARDING THE
- PRESERVATION OF THAT PROPERTY
WHEREAS, the City Council has called a special work session for Tuesday, June 18, 2002,
for the purpose of considering options for the disposition of property owned by it at 207 W.McCarty
Street, also known as the`Gassman House";
WHEREAS, the Historic Preservation Commission ("the Commission") is the board of the
City charged with overseeing historic preservation actions in the City;
WHEREAS, among the enumerated powers and duties of the Historic Preservation
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Commission set out in Article III, Section 7-55 of the City Code are the following:
B. To effect and accomplish the protection, enhancement, perpetuation and use
of districts, sites, buildings, structures, and objects which reflect elements of
the city's historic, cultural, aesthetic and architectural heritage.
C. To safeguard the city's historic, cultural, aesthetic, and architectural heritage
as embodied and reflected in such districts, sites, buildings, structures and
objects;to enhance and stabilize neighborhood property values;to encourage
neighborhood conservation; to foster civic pride in the beauty and noble
accomplishments of the past; to protect and enhance the city's attraction to
tourists and visitors and the support and stimulus to business and industry
thereby provided; to strengthen the economy of the city.
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D. To promote the use of historic landmarks and historic districts for the
education,enjoyment and welfare of the city;to determine whether a building,
structure,site,object or district has historic,cultural,aesthetic or architectural
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significance; and to promote the safety, health, morals and general welfare of
the city as a whole.
WHEREAS, consistent with the duties enumerated above, the Commission has the
responsibility and the obligation to advise the City Council on matters related to historic preservation
" in the City, and should endeavor to give such advice voluntarily, if not otherwise requested by the
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{ City, especially in matters related to property owned and maintained by the City or City agencies and
boards which may have historical significance.
WHEREAS, as a property owner of properties with historic significance, the City should
conduct its activities relative to those properties in a manner which recognizes its special stewardship
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- of the City's past, the leadership role it should play in furthering the historic preservation goals it has
set out in its Code, the effect its actions can have as examples to others in the community and the
need for it to encourage opportunities for creative partnerships in preservation activities.
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WHEREAS,the Bassman House exhibits the historically and architecturally significant Queen
Ann-style of architecture;was constructed by Henry Kolkmeyer, a prominent stone contractor in the
City's history; and is part of a distinct district and geographical area that represents the development
of the Capitol complex during the formative years of the modern state government.
WHEREAS, in response to a nomination form for amendment of the boundaries of the
Missouri State Capitol Historic District,the Missouri Advisory Council on Historic Preservation has
recognized that the Bassman House makes a historical contribution to the existing district and
- recommended that the property be placed on the National Register of Historic Places as a
contributing property to that district.
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WHEREAS,there are both individuals and business entities that are interested in, and willing
and able to purchase the Bassman House and the houses at 211-221 West McCarty owned by the
Housing Authority and to restore them in a manner that preserves their historical contribution to the
community and which also makes an economic contribution to the City.
WHEREAS, neither the City nor the Housing Authority have any existing, defined or definite
plans or prospects for the development of the land on which the Bassman House and the houses at
211 - 221 West McCarty sit, and what indeterminate plans they do have involve the demolition of
- these structures without regard to their historic significance or whether the property could be
developed in a manner to incorporate these structures in a restored form.
WHEREAS,the choice for the City in respect to the Bassman House is one between turning
it over to private individuals or firms who will preserve the house in a manner which retains its
historical significance and puts it to an economical use versus destroying the house without any
defined, definite or near- or long-term plan for development of the property.
NOW, THEREFORE, be it resolved by the Historic Preservation Commission of the City of
Jefferson, as follows:
1. The Commission finds that the Bassman House is a historic building and that it reflects
elements of the city's historic, cultural, aesthetic and architectural heritage.
- 2. The Conunission further finds that preservation of the Bassman House by private
enterprises is consistent with:
a. the City's special position as steward of the City's past, particularly as it relates
to properties controlled by it.
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b. the importance for the City to lead the community and set the example for the
community in matters of responsible historic preservation.
C. the desirability of the City to encourage creative partnerships with private
developers for the preservation of historically significant properties in the City.
3. The Commission further finds that demolition of the building will serve none of these
interests and will be contrary to the general public interest.
4. The Commission strongly recommends that the City Council vote to take the steps
-- necessary to preserve the Bassman House by transferring ownership of it to one of the private entities
who are ready and willing to restore it and the Council reject any proposal to go forward with
demolition of the property.
5._ The Commission further strongly recommends that the City Council take affirmative
steps to encourage the Housing Authority to take similar preservation actions with respect to the
properties at 211 - 221 West McCarty and that the City work with the Housing Authority to bring
about that result.
v Adopted this 11' day of June, 2002.
Sandy Hopkin hairman
Jo Kramer, Secretary
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Missouri State Historic District (Boundary Increase I)
Presentation to the Missouri Advisory Council on Historic Preservation
Almost 30 years ago, in 1976, the Missouri State Capitol Historic District
was placed on the National Register. That district, like the area we are
trying to add to that district, does not represent a photograph in time but
rather a photograph of time. The common denominator of the district as
originally designated was the relationship of the historic resources in the
district to the establishment and development of Jefferson City as Missouri's
seat of government. As Gary Kramer, a historian of Central Missouri's past
has pointed out, Jefferson City is one of those few instances in the US in
which the capitol was sited first followed by the town, rather than locating
the state capitol in an existing city. As a result, the history of the city is
inextricably tied to the development of the city as the capital.
In this respect, the boundary increase doesn't just complement the original
district. It completes the story of how the Missouri State Capitol Historic
District developed to support the operation of the State government and the
downtown businesses. The piece that the boundary increase adds is the
residential piece. The State government was not just a collection of
government buildings and commercial/retail establishments. It also included
the homes of those who ran the government, who worked in its offices and
who ran the stores and establishments of the downtown area.
The boundary increase seeks to add nine properties to the district. One of
them is already individually listed on the Register; seven others are
contributing properties and one is non-contributing. All were residential
buildings. Not coincidentally, the period of construction of these structures
— 1898 to 1939 — coincides with the early stages of the modern state
government.. Also not coincidentally, the people living in these buildings
were largely government officials or employees. Finally, note should be
made of the architectural mix of properties in the boundary increase as
illustrative of the changing styles over the 40 year period of development.
Slide 1 — 221 West McCarty (the Spanish Mission-style house)
We are going to look at the houses in the chronological'order in which they
were built. The first house on the block — 221 West McCarty — was in place
as early as 1898. As the slide shows, this house reflects the Spanish Mission
architectural style. This was a style that was popular nationally from about
1890 to 1920. The house probably did not look this way when it was first
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built. The Spanish Mission-type fagade is believed to have been added in
the 1910s or 1920s. The style is not common in Jefferson City and this
- property may be only one of a few examples of the style in Cole County.
Another interesting thing about this house is its residents. The house was
built as and maintained as a boarding house from its initial occupancy. Its
principal occupants in the early years were blue collar workers. By 1938, its
residents are all state employees.
Slide 2 — the Kolkmeyer houses.
This slide shows the three houses that were built for members of the
Kolkmeyer family. Henry W. Kolkmeyer, the family patriarch, was a noted
stone contractor and railroad builder in the state. While he did not live in
-- any of these residences, he was the original owner of the properties and
transferred title to the two sons and two daughters who came to live in them.
In terms of stone work, Henry Kolkmeyer constructed the marble pillars on
the present Governor's Mansion; did the stone work on the stone walls
surrounding the State Capitol which burned in 1911; and was credited in his
obituary with being responsible for much of the significant stonework
located throughout the city. His son, William H., who lived in the red brick
building in the middle, was also prominent in the business.
Slide 3 — the Joseph G. & Susie A. Kolkmeyer House
-This Queen Anne style, Free Classic sub-type house was completed at least
as early as 1907 when we are told by the Cole County Democrat that Mrs.
Kolkmeyer had taken a tumble on the stairs and would be laid up at home
for a short period of time. It has long been a part of local folklore that this
house was built with stone from the former Thomas Lawson Price mansion
which had been demolished to make way for the present Supreme Court
building.. The likelihood of the folklore being truth is made more probable
when it is considered that Henry Kolkmeyer had the contract for demolition
of the Price Mansion and the mansion was taken down not long before this
stone house was constructed.
Slide 4 — Portrait of Joseph Kolkmeyer
The house was built for Joseph Kolkmeyer & his wife Susie Kolkmeyer.
Joseph was the one son of Henry W. that did not join in the Kolkmeyer
construction business. Beginning as a clerk in the local post office, he rose
to the position of Assistant Postmaster, and was a prominent member of
Jefferson City and its social circles. He was also the secretary of the local
federal Civil Service Commission and was responsible- for traveling
throughout central Missouri giving civil service examinations to hopeful
federal employees at the tum-of-the-century.
Slide 5 — Original photo of the Jos. Kolkmeyer house
This is how the Joseph & Susie Kolkmeyer house looked shortly after being
constructed. As seen from this picture, with the exception of the railing on
top of the porch, the present structure maintains considerable integrity and
form from the original.
Slide 6 —William H. Kolkmeyer house
William Kolkmeyer, another son of Henry, moved into this American
Foursquare-type residence with classical detailing sometime -between 1908
and 1911. This style of house was popular in urban and rural areas from the
late 1890s to the 1920s. This house exhibits all of the characteristics of this
style: a two-story cube-shaped building with a hipped roof and central front
-" dormer; a one-story front porch; an interior open floor plan with four rooms
on the main floor separated by large arched openings or sliding doors and a
staircase to one side. The picture of this building shows some of the
classically-inspired details that were added to -the exterior of the building:
modillions at the cornice line and front porch roofline; the wide front porch;
- large paired dormers on the front; evenly spaced windows on the second
level and the rounded hanging one-story bay on the west side of the
building.
Most striking of this house, but not shown in the slide, is its interior. The
house has beautifully constructed original woodwork and mantelpieces. The
staircase has the original wood paneled walls, turned balusters, newel post
and handrail. Similar paneling -surrounds the bay window. The
mantelpieces have ceramic tile surrounding highly ornamented inserts, with
wooden mantels and ornamentals above. The house also retains many of the
original brass light fixtures. Both this house and the Joseph Kolkmeyer
house we looked at previously, because of their architectural style and
_ detailing, would probably be eligible for individual listing on the National
Register.
Slide 7 — the Kolkmeyer sisters houses
The last of the three Kolkmeyer houses was also built between 1908 and
1911. The two daughters of Henry Kolkmeyer who came to live in this
house did not actually move into it until sometime after Henry's death in
1921. Prior to that time, it was a rental property. Its original resident was
James W. and Grace M. Walsh. James Walsh was a prominent St. Louis
attorney specializing in corporate and antitrust law who had moved to
Jefferson City to take the post of State Corporation Attorney with the
Secretary of State.
- This house is also an example of the American Foursquare style, although
not as ornamental either on its exterior or in its interior as the red brick
house to its east.
Slide 8 — 229 West McCarty
Another example of an American Foursquare style property, this house is the
only non-contributing property among those within the boundary increase.
Also built between 1908 and 1913 as a single family residence, the addition
of the stucco covering obscuring the original brick exterior makes it non-
contributing. It is included in the boundary increase as a residential building
that is a continuation of this block.
Slide 9 — 225 West McCarty
This building, in its final form as shown in this picture, has the appearance
of a typical apartment building built in the 1930s. While it came to have this
final form b 1939 it did not start out this way. Ori
Y � y ginally built between
1898 and 1908 in an irregular shape as a one story, two unit residence,
alterations were made between 1923 and 1939 to make it into a true
apartment building. A close look at the picture shows these alterations in the
different color of the brick on the building's west side. As with the Tergin
Apartment building, which will be the last building we look at, the owner of
the building lived in the apartment along with a number of tenants, most of
them government employees.
Slide 10 — the Craftsman Bungalow at 408 Washington Street
This house and the next one represent Craftsman bungalow style houses
built in the early 1920s. The Craftsman bungalow was a dominant style for
smaller houses built throughout the country between 1905 and the 1920s.
The two Craftsman bungalows included in the boundary increase exhibit the
- side-hipped roofs that were common to this type of house built in the
- midwest.
Slide 11 — the Craftsman Bungalow at 406 Washington Street
This is the second Craftsman bungalow included in the boundary increase.
This was the last house filling out the 400 block of Washington Street, and
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was most likely built in 1923. The house was originally owned by an
employee of the State Highway Department but was soon sold to Samuel
Cantley, an early Commissioner of the Department of Finance. As
Commissioner of Finance, Cantley would have been the top regulator of
state banks in the state.
Slide 12 — the Tergin Apartment Building
The Tergin Apartments were originally built in 1939, completely
rehabilitated in 1998 in accordance with the Secretary of the Interior's
Standards for Rehabilitation, and listed on the National Register in 1999.
-- The building is one of the few, if not the only, example of the Art Deco/Art
Moderne style in Jefferson City. This style is evident in the building's cubic-
shape and flat roof, brick chevron detailing, metal casement windows and
use of glass block. This building is beautifully restored and maintained both
inside and out. The building is significantly complemented by the existence
of the residential buildings to both its south and east and would be
negatively impacted if those buildings were removed.
Slide 13 — George Tergin portrait
George Tergin, pictured here, lived the classic immigrant success story.
-- Born in Greece in 1902, he came to the United States in 1916 with his uncle.
Two years later he had saved $5,000, which he used to buy a cleaning
business from a friend he was visiting in Jefferson City. This business was
principally a dry cleaning business but also provided shoe repair and a shoe
shine service. After marrying in 1937, he hired the architectural firm of
- Besecke and Swanson the next year to begin design of the apartment
building. He raise his family in this building, living there for almost 60
years.
Slides 14, 155 & 16
The final three slides return us to the theme we started off with; the theme
that explains and justifies the addition of Boundary Increase 1 to the
Missouri State Capitol Historic District. As I explained at the outset, this set
of buildings is significant because of their relationship to the development of
Jefferson City as the seat of state government. As these last three photos
show, the buildings to be added not only adjoin the existing district
boundaries; they sit in the shadow of both the Capitol and the Missouri
Supreme Court building. The direct connection of these buildings to the
Capitol and State government is not only illustrated by the occupations of
the numerous state employees and officials listed as residents of these
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buildings in the city directories through the years. It is also visually shown
by the physical relationship of the boundary increase to the two most
prominent buildings of state government existing during the time these
properties were coming into existence.
The boundary increase completes the picture and the story of the Missouri
State Capitol Historic District that was begun when the district was added to
_ the National Register in 1976. It tells us not only something of the
individuals — usually nameless — who made the growth of state government
possible, but also shows the varied architectural styles of the residential
structures that were going up on the fringe of the govemmental/commercial
district during this period. It is unclear why these properties were not
included in the original district, but it seems abundantly clear to us now that
that omission should be rectified. The original district should be amended to
include these properties.
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�� �` �� '- Many older downtowns have been largely forgotten as a
ctivity destina-
:ts £ro Historic Preservation - tion points.
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(0,haptev 9 By Donovan D . R y p k e m a = What caused the deterioration of downtown vitality? Much of it
• slowly bled out by misdirected planning policies.New office complexes
Downtown 10cevitalmation �.
• � with high-rise structures were overemphasized, and not enough atten-
tion was paid to existing smaller businesses and downtown re'side'ntial
�. . uses.The goal was-to increase the tax base and generate revenues.But
recent studies show the emphasis on the big project versus the small may
1' x be wrong.
''{ a There is,growing disenchantment with the proposition that down-
' town office buildings provide a municipal government with more taxes
and jobs than the selective retention of smaller buildings and promotion
of urban housing.We know for sure that downtown high-rise concen-
`he Role of 'The goals of city planners and preservationists sometimes are at odds. i'.? trations bring with them increased air pollution, clogged freeways and
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Preservation Planners look for ways tb encourage growth in their community,while bridges,loss of light and air,destruction of smaller historic buildings,and
j preservationists are out in front of bulldozers trying to stop new devel-
'�' soaring housing in Downtown ti g g costs. Now experts such as MIT econoinist David
opment.Or so it seems.. .. Burch question whether high-rises actually account for as much job
Planning Not surprisingly, it can be difficult for city officials to resolve this °r .'`
dilemma.Growth is good.It leads to a larger tax base which is always a development as we previously had thought, in contrast to the known
1 g g Y growth of jobs in the small-business sector. Often, this sector cannot
priority. Although preservation of existing historic structures may be `�.:�. �t
I ,•' ! afford the rents charged by the new high-rise office buildings,and the
considered important,it is typically seen as a secondary goal.
j i!`JOi result is net job losses downtown—not gains.2
But what is growth,and how is it most beneficial?Of course there are "Other economic studies have shown that residential housing in
several views.As E.F Schumacher wrote in Small Is Beautiful:Economics
downtown areas actuallybenefit a city more than new o
ffice con-
As If People Mattered,"In a sense,everyone believes in growth,and right- may
struction.This was the conclusion of the Washington,D.C.,zoning com-
1 ly so,because growth is an essential feature oflife.The whole point,how-
„t3ys� �i• mission when it rezoned the city's downtown to include residential
ever,is to give to the idea of growth a qualitative determination ... '
development. We for example, that downtown residents contribute
If cities are to rely on growth as a yardstick of health,growth must be � ';
_-• twice as much in retail purchases and sales taxes as daytime office work-
seen in terms of the quality of life rather than simply physical and eco- }e :. Yn
}�1 ,• ers.For cities such as Washington that collect personal income taxes,new
' noetic growth.And isn't quality-of--life growth.directly tied to a com- ,; -, downtown permanent residences should account for man more overall
munity's image of itself?And isn't that image,to a large.degree,a recog-
nition of and respect for its heritage? Growth,is is good, and historic S. tart dollars than an equivalent amount of commercial office space.More-
over, additional residents should help create a lively twenty-four-hour
preservation should be seen as an important component of it. downtown area, with more shoppers, theatergoers, and "eyes on the
i = street"—and that means a lot less crime:13
WHY RBVITALIZS DOWNTOWNS? � The health of downtowns cannot be ignored.The revitalization of
Preservationists must consider what to do with older downtowns. �r}„„'' city centers can serve many purposes, giving them a prominent and
1
ti�nl e T Should they be saved?Maybe they have served their purpose and are no important role in their communities.The main considerations are the
longer tieeded.Why try to prolong the life of these urban dinosaurs? following:
Existing infrastructure:Downtowns have streets, sewer and water lines
These are valid questions. ,�,,-�.� g
Where should growth in our cities be encouraged—in the center city , ;. and other utilities, and a central location. It is wasteful for American
or on the urban fringe? In the past decades,as a society we have direct- u �; cities to discard this built-u -infrastructure and a to duplicate it at the
i � p pay p .
ed our attention to the suburbs and away from traditional urban cores. :a> s city's perimeter. From both an economic and an environmental stand-
�Y, e n •we.
Greater diversity: Downtowns have greater functional diversity than
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many of the newer centers built on the city fringe.They still serve as
centers for retail stores, financial institutions,public agencies and local
government offices,public transportation,historic areas,and cultural and
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educational institutions. This diversity comes in varying degrees but
., y,, ''. always gives downtowns an inherent,long-lasting strength.By contrast,
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i c many newer developments are unifunctional, devoted only to specialty
retailing, quick-stop shopping, or single-size residential developments.
�iq yy:gip•, „+�:`",f,j.
They are therefore more vulnerable to changing times,and indeed may
become obsolete much sooner than downtowns.Many suburban devel-
g ,,.•, opments from the 1950s and 1960s have already been abandoned,to be
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- ( ;p:;''- ';`' i• 4:' replaced with more recently built fringe developments.
Emto menta StatisticallY,downtowns are still the greatest employment
sectors within cities with many people coming to the downtown district
daily to work.This provides the potential for a regular and continuing
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user base for functions located in the area.
IDowntowns also serve as incubators for new businesses, allowing a
�a lW.
' "s "' supportive environment for small entrepreneurs. Studies show that the
highest proportion of new jobs comes from small,start-up businesses,the
%-_ •. - s; kind that flourish in the supportive environment of a downtown.A stud
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° ` 0 ;'i`_ r`},>'' conducted at the Massachusetts Institute ofTechnology revealed that 50
percent of all new fobs are generated from expansion of existing small
businesses.The retention and prosperity of such businesses is vital to the
economic stability and grown of any community•4
Quincy Market,do"town
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r Centers o trade:Downtowns continue to be the center of distribution
Boston,Massachusetts f
of goods and services.Although for many decades there has been a pat-
tern of dispersion of businesses to other sections of cities, downtowns
retain a substantial share of these functions and therefore the potential for
point,throwing away downtowns rather than recycling them is a poor `. �?N?3, ;::K%;Ie k: many other activities to consolidate around them.Most downtowns have
decision for our society. a high proportion of locally owned businesses. Revitalization of these
Community focus:Downtowns traditionally provided a focus for local k''J.4 ., >".. cores PP s support ort them and keepsP consumer within the local
4.. sr t;. ;,„
communities, giving a sense of identity to their residents.Downtown, l;.:uiis •.;,?
economy.
they could associate a place with the concept of community,and this did b'jajt;ty ?; Sprawl reduction: Keeping retail functions in a centralized location
much to create a common sense of purpose.Without this focus on local
lk. lessens the tendency toward suburban sprawl.Centralization allows bet-
culture,residents do not feel they belong to a community,and it becomes ,a:4 .a:; ter utilization of public transportation systems and reduces the need for
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difficult
difficult to raise support for local projects and activities.The need for a 1"_,,;;w .. tsa; resources devoted to automobiles.
place with which to Iden is increasingly important in a mobile soci- = ' fr " Historic character.When the inherent historic character of older down-
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ety.With the loss of downtown comes the loss of the community's cen-
towns is preserved,they become tourist attractions,enhancing both the
ter.To borrow Gertrude Stein's words describing Oakland, California, local economy and the sense of community pride. Over time it has
"There is no there there.” 1 ' i, become obvious that historic preservation is good for business.
170 • historic Vreservatton 1'k,V Downtown Revitalization • 171
3''
Mid-Missouri Business Journal•Feb.11-24,2002• 11
..cL®r1C restoration has impact on economy
A Recent study shows tel located at 409 E. High Street in Rutgers study shows expenditures of ervation of Missouri's historic resources
Boonville. Missouri's"heritage travelers"amount to has a significant economic impact,"said
p--servation gave state $1 These efforts only serve to increase the $660 million annually. This equals to Claire Blackwell, deputy state historic
L Ion boost revenue generated 20,077 jobs; $325 preservation officer. "Now the Rutgers
as a result of pres- Missouri's tourism Industry million in income; study provides comprehensive docu-
BY SONDRA WHRMER in one of the states top
e r v a t i o n $574 million in mentation to support such assump-
Mahfood said. gross state product; tions."
TFERSON CITY—Historic preserva- Missouri's tour- three revenue producers. $147 million in Proponents of restoration say preserv-
d boosts Missouri's economy by more ism industryto taxes,including$79 in the state's histo builds on the future.
t] $1 billion annually,a Rutgers Uni- Missour/ S rich historic Sites g S history
one of the state's million in state and `We're fortunate to have so much his-
versity study shows. top three revenue are often core motivators local taxes and an- tory here,"Hill said."Preserving our down-
The Missouri Department of Natural producers. nual in-state income town and city histo makes us that much
R urces'State Historic Preservation Of- p for travel to and across the history
R and the Missouri Downtown Associa- Missouri's rich wealth creation of stronger."
historic sites are State. about $506 million
ti___funded the two-year study,and it was often core motiva- annually. Send comments m Sondra Whitener at
conducted by Rutgers University's Center tors for travel to and across the state.The "We have always believed that pres- Sondra mbi.com
for r irban Policy Research.
ccording to the economic impact
51 y,more than$346 million was spent
on rehabilitating historic build-
ings irr Missouri in 2000.
That resulted in 8,060 jobs;
$249 million in income;
$332 million in gross state
product;$70 million in taxes,$30 million
)f that in state and,local taxes and$292
rr on in in-state wealth. •
Missouri offers one of the nation's
r NIN
successful programs to foster historic
rehabilitation through the state's Historic
Prp%ervation Tax Credit Program," said • •
it . Mahfood; Department of Natural
N.
Ri urces director.
...ahfood said the tax credits have done VALUE.
Nhat they were meant to do—encourage
.r---.tment of private capital.
id-Missouri businesses, especially in
:1 lowntown districts,often restore old
)uildings and homes to use as their pri-
mary business location.
it restoration can be a detail-laden
!ss that calls for time and expertise.
ost Builders of Jefferson City has
'ound a"niche"in historic restoration,said
:ombany president Troy Hake.
t takes a different type of craftsman
c those historic preservation projects,"
3_.: said. "Restorations are a lot more
:hallenging. We are fortunate to have
I—e resources,but not every contractor
i .
ake said the'Department of Natural
1—urces offers guidelines for restoration
)rojects,especially if a building is on the
V ")nal Register of Historic Places.
)NR has exact standards,but they are
i ridiculously impossible," Hake said. At Professional • • • Engineers, our
'Standards are tough,but DNR is realistic
about what they expect.
here's a little more leeway on the in- i ability to develop •• • • solutions
e r restoration to allow the building to
)i ore modern and livable."
Another part of the study was Missouri's
vfafn Street program,which was developed reflectionis a of • • professional relati• •
c alp revitalize the state's downtowns.
n average annual Missouri Main Street
n.,.,;tment is about$5.4 million of con- and teamwork, Fromplanning through
tinction plus retail jobs.
"-cording to the Rutgers study,this re-
t in in-state wealth creation of $10 completion, PCE provides the visi
n on.
come cities tackle restoration as a city
)roject. and innovation
ionville city officials are planning to
v with local banks to create revolving Professional Contractors
L s for historic preservation projects inPCE & Engineers Incorporated • you.
he city's downtown area.
The city,founded in 1813,has 400 sites 573-442-1113 \Fax 573-875-4478
it a National Register. Drive %P.O. • • 65205
iry Hill,Boonville's economic devel-
i1,...lnt director,said Prost Builders have
,xpressed interest in restoring the old ho-
.$e�vation_lsaa4..quc jiMe
"Consider why state and local governments have econom- $4,750 in bank deposits lost
is development programs at all: to increase tax base, to $13,400 in non-real estate loan demand lost
increase loan demand and deposits in local financial insti- $58,500 in property value lost
• $70,125 in sales elsewhere in community lost
tutions, to enhance property values, to generate additional . $585 in property management fees lost
sales of goods and services, and— most importantly— to 0 $3,400 in utilities charges lost
create jobs. What does historic preservation do for a com- 0 $2,000 in advertising revenues lost
munity? Increases the tax base, increases loan demand,
enhances property values, generates sales of goods and LONG TERM BENEFITS OF HISTORIC
services, and— most importantly— creates jobs." PRESERVATION
• increases the tax base (property, sales and income
Donovan Rypkema
taxes)
• increases loan demands and deposits in local finan-
EACH $1,000,000 SPENT IN HISTORIC tial institutions
REHABILITATION ADDS NEARLY $2,300,000 raises property value and enhances values in sur-
TO THE ECONOMY OF MISSOURI AND CRE- rounding area
ATES 36.5 )OBS (17 IN THE CONSTRUCTION covetabilize neighborhoods and dilute pockets of
INDUSTRY AND 19 ELSEWHERE IN THE p y
• generates additional sales of goods and services
ECONOMY). creates jobs
• 5 to 9 more construction jobs than in new construc- a reduces demolition debris taken to landfills
tion • offers an effective alternative to sprawl
• 4.7 more jobs created elsewhere in the community . enhances quality of life by providing a sense of place
than in new construction
• 7 more jobs than in manufacturing electronic equip-
ment
• 11 more jobs than in fabricated metal production
• 19 more jobs than in building automobiles
• $34,000 more retail sales than in new construction
• $120,000 more stays in the community than in new
construction
EACH $1,000,000 SPENT IN REHABILITATION '
INCREASES HOUSEHOLD INCOME IN MISSOURI r..f
• $86,000 more than in new construction
• $293,000 more than in furniture manufacture
• $127,000 more than in wholesale trade = ��
• $149,000 more than in restaurant sales
COST TO LOCAL ECONOMY OF A SINGLE :
VACANT COMMERCIAL BUILDING 1;
• $125,000 in sales lost _
• $15,000 in salaries lost (2 entry-level jobs) -
• $6,000 in rents lost - rA=--
• $5,600 in business profit lost
• $875 in property taxes lost
Town Square, Lexington, MO
PRESERVATION PROMOTES TOURISM PRESERVATION REVITALIZES...
/ Tourism is Missouri's second largest industry. Studies Missouri Cities
show that historic resources are among the strongest "The State Historic Tax Credit is driving the revitalization
/ community assets for attracting visitors. Preservationists in the city. The tax credit is the single most important tool
stay longer, visit twice the number of sites, and spend in the past 10 years. Not many people know that St. Louis
two to five times more than non-preservation visitors.
led the nation in historic rehabs per capita in the '80s. All
During 1998, Hannibal received more than 500,000 visi- that fell apart when the federal government[put limits on]
tors. Revenue generated exceeded $35,000,000—an the federal tax credit in 1986. Most developers at that
expenditure of $66.00 per person per day. State and time went out of business—went bankrupt. The Missouri
local revenue from tourism is significant and derives from State Tax Credit has put us on the path of recovery. It is
a variety of sources such as: gasoline tax, airport board-
ing fees, hotel tax, sales tax, liquor and cigarette taxes, the most progressive and useful historic tax credit in the
food and beverage taxes, entertainment tax, and park nation. We are envied across the country because of this
admission fees. tax credit."
Matt O'Leary Development Coordinator for Tax Credit Projects
Pyramid Construction
Missouri Neighborhoods
"This Chase Park Plaza project has had a significant and
visible impact on the surrounding neighborhood. A park-
ing garage was built by the city. Several restaurants have
expanded with additional tables and more employees. Two
other large buildings– the former Saks Fifth Avenue store
and the former Forest Park Hotel are being rehabilitated. A
Starbucks has opened....Value of near-by residential prop-
Mark Twain erty has almost doubled....The Chase Park Plaza renova-
tion has served as a catalyst for the entire area.
! TT Jim Smith, Developer
m f f C
Missouri's Small Towns
"The buildings in downtown Lexington are side by side. If
a building on the block is lost because of a leaky roof, a
fire from old wiring or because it's falling down, the prop-
Mark Twain House, Hannibal, MO erty value of the whole block is affected and the historic
streetscape is lost. The tax credits have motivated this
town to take action to maintain these buildings.... State
tax credits have energized the entire town of Lexington....
"During the past few years we have had an influx of Because of the credits, there is now incredible interest in
families with children. More and more parents preserving Lexington's historic buildings."
bring their children to places like Hannibal Mary Langdon, Restaurant owner, Lexington, MO.
because they want to instill in them an appreciation
for America's history and culture."
Faye Bleigb, Director
Hannibal Convention and Visitors bureau
Mr. and Mrs. Thomas R. Meeks
400.Woodlawn Ave.
Jefferson City, MO 65101
April 16, 2001
i
Tom Rackers, Mayor
City Hall Building
L; 320 E. McCarty St.
Jefferson City, MO 65101
Allen Pollack, Director
Housing Authority
1040 Myrtle St.
Jefferson City, MO 65109
Dear Sirs:
IJ
This letter is being sent to inform you of our interest in the Bassman home at 207 W.
L�. McCarty Street. We committed to preserving historic_structures and would like to
purchase the Bassman home. As members of the Old Munichburg Association and
owners of Rosewood Music, we have seen first hand what a difference rehabilitated
buildings can make in a depressed area.
222 West Dunklin, home of Rosewood Music, is not the first renovation that we have
undertaken successfully. We have also renovated residential dwellings on Cliff
L i Street and Cedar Bend Road in Jefferson City, as well as, a 140 year old farm house
in Osage County and a 140+ year old home in St. Charles County. In addition, we
are in the process of restoring the Oberman Mansion at 400 Woodlawn Avenue.
It is our experienced opinion that the home at 207 W. McCarty can be restored to its
former grandeur, adding to the revitalization of downtown Jefferson City. Our intent is
to refurbish-the property for our daughters residence, incorporating space for her in-
home business. Please consider our offer to purchase the property at 207 W.
�- McCarty Street an alternative to demolition, an alternative that enhances Jefferson
_! City in accordance with the strategic plan for the city.
Sincerely,
f .
Tom and Nina Meeks
t
' I
VE
PROP ERTiEs LL.C.
April 13, 2001
Mayor Tom Rackers
City Hall Building
320 East McCarty Street
Jefferson City MO 65 101
Allen Pollack
Housing Authority Director
1040 Myrtle Street
Jefferson City MO 65109
Gentlemen:
It has come to our attention the.City of Jefferson is planning the demolition of four vacant
buildings located in the 200 block of West McCarty Street. We toured these buildings
this week and even though they are in need of significant renovation,the structures
-appear to be sound.
We believe, as others do, it is important to capitalize on Jefferson City's heritage in order
to serve the interests of present-day citizens as well as future generations. We also
believe restoration of historical properties will be the catalyst to revitalizing the
downtown district. Today, this transformation is just beginning. For example, in the near
future the Missouri Correctional Center will be vacated and will be available for endless
possibilities for redevelopment of the City's near east side. Due in part to their close
proximity to the Capitol Complex,these four properties also have endless possibilities for
redevelopment.
As professional property managers we believe these properties are worthy of
redevelopment. Dover Properties now owns and manages, among others,4 historic
properties in Jefferson City. We have personally rehabilitated 11 properties in the
Jefferson City area. With one partner a professional Realtor and the other partner a
Banker, we have the background and experience to redevelop properties.
We would like to begin negotiations with you for the purchase of 207 and/or 211 West
McCarty Street. We intend to restore 207 W. McCarty(know as the Bassman home) to a
residence. We intend to restore 211 West McCarty to possibly an office on the main
level with an apartment on the 2nd and P floors. This would provide for a minimum of 2
and possibly 3 residences, which is in keeping with recommendations from experts who
suggest the blending of uses for such properties. Moreover, we intend to keep these
buildings as long-term investments.
POST OFFICE Box 22U 7 JEFFERSON CIV.,", Nllsisom, 65,1102-2-134 T (573) 761-3271
Tom Rackers/Allan Pollack _
April 13, 2001
Page 2 of 2
} We would welcome an opportunity to speak with you about this proposal at your earliest
convenience. We look forward to hearing from you soon.
Respectfully submitted,
Jeff M. Christian,
General Partner/Owner
Randall Z. Wright,
General Partner/Owner
cc: Rich Mays
Melva Fast
, I
l
i �
PIUST 0-zznCE Bo,-,,, 22184 V .bL.1't"F�Sf1N CITY, lY�i�=.V[JRI �e���� �s�� C ` ' ��!3.) 7i?1 �2,�1
Appraisal Associates - Nunn & Young LLC
Ann Carbee Nunn SRA
Stacey A Young
306 Monroe Street
Jefferson City, MO 65101
(573)635-3317ph
(537)635-5026fax
April 9, 2001
Mayor Tom Rackers
City Hall Building
320 East McCarty Street
- Jefferson City, MO 65101
Allen Pollack
Housing Authority Director
1040 Myrtle Street
Jefferson City, Mo 65101
Dear Sirs,
It has come to our attention the City is considering the demolition of four vacant
buildings located in the 200 block of West McCarty Street. We briefly toured these
buildings last week and noted the buildings appeared to be structurally sound though were
in need of considerable renovation.
We had the opportunity to serve on the City/County strategic planning committee and
found it to be a gratifying experience One of the committee goals was to develop a plan
for the revitalization of the downtown area. During these discussions it was stressed that
to be successful, the plan should include a method of restoring residential uses to the
area. Our community is fortunate in having the State Capitol Complex. However, due to
government expansion many of the residential properties have been demolished It is our
- personal belief, as well as the belief of experts, we must develop a place for both uses
As professional real estate appraisers with over twenty years combined experience, we
believe these four buildings offer potential for redevelopment that would benefit both the
city, the revitalization of the area, and the investor. The buildings offer a variety of
possibilities for highest-and.best use that would be legally permissible; physically-possible
and economically feasible. As owners of 306 Monroe Street and 518 East Capitol Avenue
we have personally been involved in the rehabilitation of buildings in the downtown area.
These buildings have been renovated for both commercial and residential uses and were
i
done in keeping with the character of the area.
We wish to begin negotiations with you for the purchase of 221 and 219 West McCarty
Street. Our intent would be to restore 221 W McCarty to a triplex for residential use The
intent for 219 West McCarty would be for a main floor office and an apartment on the
second floor This would provide for four residences and be in keeping with the experts
who support this plan as a method of revitalization. It would also be in line with our own
personal policy of blending both uses It is our intent to keep these buildings as a long-
term investment, and we have arranged for financing for these-projects through a local
lender. We look forward to moving ahead quickly on the project and would be pleased to
- discuss additional information you might require We look forward to hearing from you in
the near future concerning our acquisition of these buildings
Respectfully submitted,
Ann Carbee Nunn
2024 Chickadee Road
�; �- tet...,•� U
S acey A. Young
2008 Wayne Avenue
cc.Rich Mays
Melva Fast
Of tt*
`tel, ifpti
Thomas P. Rackers .
City-. f Jefferson = Mayor'
n
320 East McCarty Phone: 573-634-6304
Jefferson City, MO 65101 = Fax: 573-634-6329
i
s
May 2, 2001
i
Ms. Ann Carbee Nunn
Ms. Stacey A. Young
m Nunn & Young LLC
306 Monroe
Jefferson City, MO 65101
Dear Ms. Nunn and Ms. Young:
Thank you for your proposal of April 9, 2001 .
t
-- The City and Housing Authority officials have met and the City will be convening
another meeting of State, City, County and Housing Authority officials to determine the
I future of this square block and the immediately surrounding area.
We will keep you advised as events transpire.
Sincerely,
Richard A. Mays
City Administrator
bks
Properties gets
clearance to
k seek spot on
U.S. register
8y MICHELLE REAGAN
Mews Tribune
Nine properties along the
200 block of West McCarty
Street and the 400 block of
Washington Street have
received the go ahead to pursue
placement on the National Reg-
ister of Historic Places.
At the regular meeting of the
Missouri Advisory Council on
Historic Preservation today,
0ncerned local citizens
requested the properties be
included in an extension of the
Missouri State Capitol Historic
bistrict,established in 1976.
Steve Veile spoke on behalf
of Tom Rynard, who prepared
the- application. He noted the
Tesidential homes reflect-resi-
¢ential architectural style from
the early 1900s.
More.than that, Veile noted'
the preservation of the histori-
cal residential'flavor of the
block south of the Capitol
reflects the intertwined devel-
opment of the city and state
government.
John Pletz,legal counsel for
the Jefferson City Housing
Authority, voiced the authori-
ty's. concern for the nomina-
tion's timing.The properties are
currently being reviewed through
Section 106,a federal mechanism
to determine the historical signifi
cane of the properties.
Six of the properties are pub-
licly owned;between the authori-
ty and the city government; the
others are privately-owned.Of the
other three property owners, one
is already on the national register,
one objects and one reportedly did
not receive the notification letter.
Another Jefferson City district'
scheduled for council considera-
tion had its application tabled
until the Aug. 15.meeting. .
The Historic Resources of Jef-
ferson City's South. Side offers
nine buildings in the Gelman-her-
itage area of Munichberg to be
considered as an historic district.
The application was tabled due
to an abbreviated timeline,which
did not,allow council members
and staff adequate time to review
the application.
ti
Brush up
red & bl � ` on
l '
. ��
personal
' Vohune 71•Issue 2-November 30, 2001 "�" safety
A Publication of Jefferson City High School p 10-11
609 Union Avenue-Jefferson City, MO 65101
Fate of historic houses remains a mystery
Three out of four houses on the This is a picture
r .�.;. 1of the Bassman
200th block of McCarty Street are '- ^, =` ' home at 207 W.
at risk of demolition after being - McCarty.The
P = Bassman home
taken over b the Jefferson Cit
y fferson y �"<}4�ktp,,r. is just one of the
Housing Authority f c C,, four houses on
by jon medley JI the stretch of the
-,, block that is at
Most of the old homes on West McCarty - y� `; YT -` risk of demolition
Street don't serve much hisioncal significance. by the Housing
But one of them. the Bassman home, 207 Authority.
i ty•
McCany Street,is supposed to hold the most photo by Katie
importance. Bordner
"The Price mansion is where mayor Tho-
mas Lawson Price lived,"Steve Viele,chair- s x r
man of the Jefferson City Historic Preserva-
tion
said. "It's believed that stones from the
Bassman home are from the Pnce mansion."
The Bassman(tome is still owned by the could be attractive to the legislature or lobby- the Housing Authority.
city,but the Jefferson City Housing Authority ists,"Viele said."The homes could be homes, A group of people from the Historic City
plans to own the home soon.As of now,there apartments,offices or offices for associations." of Jefferson wrote to Pollock asking ques-
are no plans on what to use the lots for,but Viele recalls a family that resided in the tions about the houses such as their ap-
they are expected to be torn down. Bassman home a few years ago,but moved out praisal,the prices of the houses and ques-
Allen Pollock, executive director of the because the city was planning to build the con- tions over Section 106.
City of Jefferson Housing Authority,said that vention center. Pollock couldn't answer the questions by
in order for the Housing Authority to tear any- `The plan [for the convention center] fell the deadline that the historic group asked
thing down,they have to go through the His- through,"Viele said."But there could be a plan because he was out of town.
torical Preservation Society under its Section for people to live in the house again." "The appraisals on the property can not
106 review. Viele said there are a few investors interested be made available until [the houses] are
Pollock added that this is the same process in buying the houses.Pollock said people who sold,"Pollock said.
that was used to build the Truman building, sent in proposals might not get to make them Pollock added the files to answer the
the state archives, the health lab, the because the lots might not be sold to them. Historical City of Jefferson's questions
Kirkpatrick Building,the environmental cen- "We have received proposals,"Pollock said. aren't avaliable on computers,so the Hous-
ter,the parking lot on West Main and all down- "There have been a dozen proposals sent to me ing Authority will have to find the files in
town parking.The property was bought,the or the city." order to answer them.
buildings were torn down and then the Hous- Pollock said that if a business were to buy a Pollock doesn't think,with the economy
ing Authority found someone to develop prop- house,one of the factors in considering to sell in a slow down,businesses will be effected
erty on the lots. the house to that business is the ability to in- because he believes businesses won't have
Though the lots'future is shrouded to mys- crease the value of the land. any troubles in Jefferson City.
tery,Viele gives a few ideas on what the houses Pollock added that the demolition of the As of now,there is no plan to use the
could be used for if restored. houses would probably commence sometime af- houses or to use the lots once the houses
`The houses are close to the capitol,so they ter November after the houses are reviewed for are tom down.
I
ICED .AND
BLACK,
4
November i 2001
Housing Authority to rip page
out of Jefferson City history
serve a better fate than the City community have already
empty lots the Housing Author- volunteered to buy the homes
ity plans to make them.The spe- from the Housing Authority and
cificuse for the empty space af- develop them into new husi-
ter the buildings are demolished nesses. One person wants to
has not been determined. tum one of the homes into a bed
Jefferson City,as the capi- The four homes located at and breakfast and another wants
tot of Missouri,has the respon- 207, 211, 215 develop a tour-
sibility to maintain history and 221 West ism information
through documents,traditions, McCarty Streetcenter
Keeping the McCarty
events,government and espe- are all outstand- The Housing
cially buildings. However, if ing examples of Street homes intact Authority does
certain actions are not taken, period architec- Will be a g0od begin- not need to de-
Jefferson City could fail in its ture and provide ning to Jefferson City stroy the homes
duty. charm to theto sell the land
The Jefferson City Housing mostly dreary maintaining its his- to
right now
Authority currently owns three business area of tory and personality. )efferson City
properties in the 200 block of downtown Jef- residents are ol-
West McCarty Street and plans ferson City. Tering to pur-
to purchase a fourth.Once they The house located at 207, chase the property and turn the to visit the Capitol and other draw, another attraction for that historic site,Jefferson City
gain this final piece of land, also know as the Bassman homes into something produc- government buildings.Keeping people see while visiting Jeffer- failed in its duty to maintain
they plan to demolish the home, was built with stones tive the McCarty Street homes in- son City. history for not only the state of
houaew located there.The lots from the Thomas Lawson Price Historic homes and site,;will tact will be a good beginning to Last year,the Cook mansion Missouri,but the future genera-
will then lmavailable for busi- mansion,a former mnyorofJef- bring in extra revrnm, from Jefferson City maintaining its was demolished for the expan- tions of Jefferson City residents.
#*-4%41"044f111001, lcrar>rtChy. tourism,Jrflri not ur drrsak hirlory and pernoruility,11w his- pion of the Hcisingcr Nursing Hopefully,the city won't allow
IStatr�fy 1 +tt aak�= dvft+trrl* r i-t�f tl le+flef x+tn dtows nlanti i.onl,tt a,t,,,k ml tfstii, heofriaq will tie poi+thee lloftw With Itho dontravilo"of that to happen again. �f
Downtow%n blo' ck's futur 'inquestibh
By MICHELLE REAGAN
Parkin lots? .
' �
NeDemoibune� 9 Sandy Hopkins,a historic preserva
Demolish or revitalize? OffIC@$12 tion commissioner, questioned the
The owners of property one block city's timing for demolition without an
from the Capitol plan to level the exist= Convention center? intended use.
ing homes without'a planned redevel- "Why now?" Hopkins. asked.•"
opment. Several citizens want to help individual residence. ."There could be offices,apartments or
revitalize ltze t e downtown
by purchasing g The homes,owned by the city, and retail for the time being and get a
and renovating the historichomes for housing authority, are structurally return on an investment until they
immediate use. sound and full of unique,period-reflex- know for sure they'll need (the lot).
The housing authority and city,own 'tive'fe. ures, said Carol Blaney,a city
When (the homes) arc gone, it's too
several properties.in the 200 block of council tnember. late." a
West McCarty. Street, including 207, "It's unfortunate many don't know Evidence of trespassing in the
211,215 and 221. 'the Housing Authority owns(the hous- vacant property has raised safety'and
.Without a definite use for the land, es)," said George Tergin, adjacent: liability concerns, said Allen Pollock;
demolition permits for the four proper- . -
� p p property. owner.."Many drive by and Housing Authority director,.
ties'went into effect June 1, following think the sight is a shame,but it has not "It's really a crying shame if the
the .60-day review period, said Rich been cared for." city and,housmg authority decided to
Mays, city administrator. However, The city's"overriding concern" is use taxpayer money to tear them down `
demolition will yield until November to maintain state government in the when there's no,plan (for) the land
g
Rackers said. y the homes
for salvage- purposes, Mayor Tom downtown, core, -Mays said. Leaving especially when there are people will-on the property is a con- utg to"buy," said Jeff"Christian, an
Redevelopment suggestions for the straint,he said. interested investor. wb • ;s "
property include additional parking, Randy Allen, state construction Anne Nunn, a local appraiser, and
>
new residential, state offices or a con- official;said the,state's,only interest in Christian, whoa has completed renova- `
ven6on center. the block is to maintain current park- tion on many older homes,agreed the k s
Many real estate agents and historic ing. properties have good'•investment and `
restoration specialists recently sent let- Any future, large-scale redevelop, restoration potential.
ters to the city with interest in purchas- ment would have to address the Wears The 'investors and preservationists
ing the property for,private ventures; Creek flood plain, Hopkins noted, concede a convention center "would
including a bed and breakfast,a restau- which does .not affect the street outweigh the properties'historic value, The front porch and entry way to"207 W.McCarty St.
rant, shops; offices, apartments or an frontage but does cover the lower park- See DOWNTOWN, page 5
Deborah caeiNeWS Tribune
6/oOy
Downtown
From page one
but an empty lot would be unattractive.
The block"is the ideal location for a convention
center," said.Kathy Lou Toler,.Jefferson City, Con-
vention and Visitors Bureau executive director.How-
ever, `people are looking for,historic'places to shop
and visit. .Because history is.a primary attraction
here,it always needs to be evaluated.That's definite-
iy our hook.We need to maximize our opportunities
to retain the historical flavor we have."
Hopkins added, "a restored area would bring
vitality with people living downtown.People do visit
areas with revitalized downtowns.In the long-term,it
would be better for the city to preserve its character."
The Missouri Alliance for Historic Preservation "
included 207 W.McCarty St.,the Bassman Home,in
the state's 2001 10 Most Endangered Historic Places. }
The four homes collectively qualify for the National
Register of Historic Places as a small historic district, : !
Tergin' Apartments, built in 1937, at 201 W.
McCarty St. is on the registry.
The Bassman Home was built before 1920 and h,
rumored to include stone from the former Price Man- :
cion,which s:u where the Supreme Court building is t ;:
today. _
"Few properties am left in the downtown area to
enhance it," Blaney said. "Nothing is worse than
driving into Jefferson City and suing parking lots.
We have a Getman heritage we should be proud of."
The housing authority board still could decide to
sell the property to private interests,Pollock said.
"People come to see history,but will they come to The second floor bathroom of 211 r ', .Carty St.
still has the old claw foot tub and or
see flat parking or more state buildings?" Hopkins -i 7riour,
i�a;f►xtures.
asked.
NEWS TRIBUNE, Jefferson City, Missouri Sunr d e nday, January 13, 2002 www.newstrlbune.com
�a�u" �
wAwii
�! � ��� in the
� '`� .��:. ,� .;... _
a ��- �r ; d
Ltti+�Ati -;
r�
t
�F• �' N�� 1�1-rll s-, A111
•� / ,r' - �t"
Above,the old Bassman home on West McCarty Street is the latest focus of local historic preservationists.At left,the Cook ,e
Mansion is razed despite efforts of several local groups to save it.Below,the Cole County Historical Museum occupies a
renovated building on Madison Street,across from the Governor's Mansion. '` W,
Iti re—-.15plip mifflun-j U1 Z:...m luta.--s TO snug.1 bele... Cole f7n..nty Hist—i—i Muse—--cupip--
d bt. )n M Streposs fr Gov Mar
m-A,
As the Capital City progresses
the city's historical nature.
through the 21st century,a grow-
V Currently,the public commission is
*71
ing community voice is reminding pursuing"Certified Local Government'
leaders and property owners to status,which would make the city more
eligible for grants and state money.
remember andpreserve its her-
The commission helped establish a
itage.
conservation district ordinance to allow
Several activists hope topre- J older neighborhoods to protect the origi-
serve the city's heritage and revi- nal style and character of their architec-
ture,similar to new subdivision
talize historic neighborhoods by covenants,said Steve Veile,the commis-
combining forces to educate fellow
sion's past chairman.
citizens and promote awareness of When an older home could potentially
be lost,the commission will research for
history's importance.Here's a look
at some of the local groups and its historical significance,he said.
bThe commission catalogs unsaved,his-
their missions. toric properties before they are removed,
Veile said.The commission also encour-
Cole County ages the recycling of materials from dem-
olition sites into other historic projects.
Historical Society "We don't try to save every old build-
The Cole County Historical Society ing,"Veile said."We've approved numer-
was formed in the 19496 to create and ous demolition applications,even expedit-
ing,"
a museum of local.history,said ed some."
Elizabeth Rozier,past president. The commission reviews demolition
The society now owns two of the three permits before final approval.However,
buildings in the three-row house on Madi- its role is advisory and not authoritative,
son Street across from the Governor's Veile said.
Mansion.A renovation and expansion will The review process has had successftil
provide more room for the museum and prrservation outcomes.The home at 826
archives,she said. Clark Avenue was submitted for demoli-
The museum's first items came from tion by Habitat for Humanity.Commis-
sion members convinced the not-for-profit
prominent Jefferson City families and their homes,Rozier said, for middle and high school students,tours of historic places,special group that the property would be more useful rehabilitated,Veile said.
including the first Price Mansion,which stood where the Supreme exhibits,guest lectures and awards of historic preservation excellence. Habitat benefited from the property's sale into private ownership,
Court Building is today. The group is returning to its activist roots,he said,sparked,in part, Veile said,and the neighborhood benefited when other property:own-
Other specialty displays include the First Ladies'inaugural ball by the possible demolition of four homes on West McCarty Street that ers were inspired to fix up their homes,too.
gowns,a wedding gown collection and a children's room. are eligible for listing on the National Register of Historic Places.
The Lohman Building,now part of the state's Jefferson Landing
Historic Site,probably was the first threatened historic building to Nei hborhood
raise concem for preservation,Rozier recalled. Friends of Jefferson City 9
Reinvestment Foundation
"We decided it was too much for the society to do preservation and Friends of Jefferson City formed primarily out of concern for the
run the museum:"Rozier said."We were interested in preservation, West McCarty Street properties,said chairman Sandy Hopkins. Neighborhood revitalization is the goal of a newly formed,not-for-
but couldn't lead the preservation(movement).HCJ has carried the The group already has collected nearly 500 signatures on a petition profit organization,the Neighborhood Reinvestment Foundation.It
ball since then." to save the homes and has joined with Historic City of Jefferson as a wants to strengthen neighborhood appearance and character by reno-
consulting party in the federally required review process. vating older,unique homes,said President Doug Van Camp.
Historic City of Jefferson The economic benefits of retuming history-rich buildings to private By sprucing up one building in an area,Van Camp said,others
The Historic City of Jefferson began in 1981 after the loss of the ownership is the driving force behind Friends of Jefferson City's-inter- would be inspired to do the same,as proven with 826 Clark Ave.
old city jail at the comer of Monroe and West McCarty streets,Rozier est in the properties,Hopkins said. The foundation wants to"maintain the character and ambiance of a
said. The group has encouraged the entrepreneurs and Realtors who have neighborhood,"Van Camp said,which"you can't bring back later on"
Originally,the group's purpose was to actively preserve the city's expressed interest in acquiring and rehabilitating the homes into shops, However,the structures will be altered appropriately to be remar-
historical,architectural and archaeological heritage and structures said bed and breakfasts,office space or residences,she stressed. ketable,Van Camp said,such as replacing plaster with drywall or
president Greg Stockard.As time went by,it evolved into more of an "We're concerned with the long-term quality of life in Jefferson adding a second bathroom.
educational tool and special interest social group,he said. City,"Hopkins said.Ensuring the historic charm of the West McCarty . "It's still a cool,old house,"Van Camp described,but it would
One mammoth project Historic City of Jefferson has tackled on a Street homes remains in the downtown area would be a benefit to serve today's family needs."
The Neighborhood Reinvestment Foundation's members have
weekly basis since 1985 is the chronicling of historic homes in the downtown revitalization,she said. expertise in the law,finance,public relations,appraisals,grant
community.They currently have 34 three-inch binders showing more However,Friends of Jefferson City intends to continue after a final research,zoning and city government,marketing and real estate,and
than 5,000 homes,with photos and basic information. decision is made on West McCarty Street,taking on one task at a time more than 30 supporters are prepared to volunteer their time and
The survey will provide background history if a structure is sug- to preserve and enhance community life,Hopkins said. expertise as the foundation needs.
gested for demolition,Stockard said. The Neighborhood Reinvestment Foundation hopes to establish a
Education is the key to reviving community awareness and interest Citv of leffersonH ktn ri e revolvinp ffind Within thp npyt fp%vnthc th-f-A-t;^-h-
- --•------- ----- ..••.....b.• I—..0 Vl,�vLacca,spcwai grout)that the t)ronerty would he more useful rehabilitated,Veile said•
in the ce M whii f wh, Supn a gue, es ar ds of ;pre n ex( ;. tat N fron open_ ;into ;owr
Court tsuilding is toaay. The group is returning to its activist roots,he said,sparked,in part, Veile said,and the neighborhood benefited when other property own-
Other specialty displays include the First Ladies'inaugural ball by the possible demolition of four homes on West McCarty Street that ers were inspired to fix up their homes,too.
gowns,a wedding gown collection and a children's room. are eligible for listing on the National Register of Historic Places.
The Lohman Building,now part of the state's Jefferson Landing Neighborhood
Historic Site,probably was the first threatened historic building to Friends of Jefferson Cit
raise concern for preservation,Rozier recalled. y Reinvestment Foundation
"We decided it was too much for the society to do preservation and Friends of Jefferson City formed primarily out of concern for the
run the museum,".Rozier said."We were interested in preservation, West McCarty Street properties,said chairman Sandy Hopkins. Neighborhood revitalization is the goal of a newly formed,not-for-
but couldn't lead the preservation(movement).HCJ has carried the The group already has collected nearly 500 signatures on a petition profit organization,the Neighborhood Reinvestment Foundation.It
ball since then." to save the homes and has joined with Historic City of Jefferson as a wants to strengthen neighborhood appearance and character by reno-
consulting party in the federally required review process. vating older,unique homes,said President Doug Van Camp.
Historic City of Jefferson The economic benefits of returning history-rich buildings to private By sprucing up one building in an area,Van Camp said,others
The Historic City of Jefferson began in 1981 after the loss of the ownership is the driving force behind Friends of Jefferson City's•inter- Would be inspired to do the same,as proven with 826 Clark Ave.
old city jail at the comer of Monroe and West McCarty streets,Rozier est in the properties,Hopkins said. The foundation wants to"maintain the character and ambiance of a
said. The group has encouraged the entrepreneurs and Realtors who have neighborhood,"Van Camp said,which"you can't bring back later on."
Originally, the structures will be altered appropriately to be remar-
Originally,the group's purpose was to actively preserve the city's expressed interest bed and breakfasts, acquiring and rehabilitating the homes into shops, ketHowable,Van Camp said,such as replacing plaster with drywall or
historical,architectural and archaeological heritage and structures,said space or residences,she stressed. adding a second bathroom.
president Greg Stockard.As time went by,it evolved into more of an "We're concerned with the long-term quality of life in Jefferson "It's still a cool,old house;'Van Cam described,but it would
educational tool and special interest social group,he said. City,"Hopkins said.Ensuring the historic charm of the West McCarty "serve today's family needs." p
One mammoth project Historic City of Jefferson has tackled on a Street homes remains in the downtown area would be a benefit to The Neighborhood Reinvestment Foundation's members have
weekly basis since 1985 is the chronicling of historic homes in the downtown revitalization,she said. expertise in the law,finance,public relations,appraisals,grant
community.They currently have 34 three-inch binders showing more However,Friends of Jefferson City intends to continue after a final research,zoning and city government,marketing and real estate,and
than 5,000 homes,with photos and basic information.' decision is made on West McCarty Street,taking on one task at a time more than 30 supporters are prepared to volunteer their time and
The survey will provide background history if a structure is sug- to preserve and enhance community life,Hopkins said. expertise as the foundation needs.
gested for demolition,Stockard said. The Neighborhood Reinvestment Foundation hopes to establish a
Education is the key to reviving community awareness and interest City of Jefferson Historic revolving fund.Within the next few months,the foundation hopes to
in heritage,Stockard said.About every two years,Historic City of Jef- buy its first property and begin enovations,Van Camp said.
ferson hosts an in-depth history class about Jefferson City. Preservation Commission f
Heritage Week,the first week in May,also is a good vehicle for Story by Michelle Reagan
Photos by Julie Smith
education,Stockard said.The week features an art and essay contest City government created the nine-member Historic Preservation
Commission in 1985 with the original purpose to review and protect and Stephen Brooks
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Targeted for the wrecking ball,the house at 826 Clark Avenue is shown before its renovation,left,and after it was sold following a restoration.
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editorOnewstri bune.com
Dear Editor: June 13, 2002
I saw in the newspaper that the City Council has scheduled a work session to
discuss the fate of the properties on West McCarty. I hope that the council will
set a good example to show the people in this community that protecting our
heritage is important. As we work to attract more of the heritage tourism dollar,
we have to "walk the walk" to bring in this business. If we don't demonstrate
through our actions that our heritage (including the structures that give our
community character and hold our stories) is important, why should anyone
concerned about heritage think this is a worthwhile place to visit?
I've heard that some members of the council think the properties are an
eyesore, and in their present condition this is true. How did they get that way?
The current owners (the City of Jefferson and the Housing Authority) have let
them fall into disrepair. No other property owner in the city would be allowed to
let their property go the way the City and Housing Authority have done with
these buildings. It is a classic case of"do as I say, not as I do". They have
been negligent. But there are now people who are willing to purchase these
buildings and rehabilitate them into very attractive properties - and get them
back on the tax rolls. Offers have been made and dismissed without any
j counterproposals. Why won't the city or the Housing Authority take these
proposals seriously and enter into negotiations with the people who are willing
to put up their own money and do the work to turn these properties around? I
just don't understand it. Are they waiting for some "big" development that may
_ 2 never happen (they've waited 20 years, isn't that enough)? Is there some secret
plan that no one is telling us about? What has been offered are concrete
proposals to make these properties something the community can be proud of.
The only alternative to this that we've heard about is vacant lots (with some
nebulous possibility of future "development"). Rehabbing historic buildings IS
development, and provides for more jobs than new construction. Also, will this
u future development threaten the privately owned property in this block that
has been cared for and kept up?
So, let's get serious about redeveloping the properties on West McCarty. Let's
get these building back to being a beautiful part of our downtown and back on
the tax rolls. The Council and the Housing Authority have the opportunity to
provide positive leadership on this. I ask everyone who is concerned about our
community to please encourage them to do so.
Dean Martin
1060 Roseridge Cr.
' Jefferson City,Mo. 65101
L;
634-3644
J
' Page 1 of 1
Maney
From: <Dekeserpps@aol.com>
To: <cblaney@socket.net>
Sent: Wednesday, November 28, 2001 10:18 PM
Subject: Historic Houses
- I've lived in/around Jefferson City since the 80's -unfortunately I'm no
longer in the City. I just wanted to ask(as a local citizen)a question.
Jefferson City is a great city---the capitol of a wonderful city!! Why do we
take a stand and refuse to back off in the everyday world(sometimes?)?? The
beautiful old homes near a building where I worked for 12 years....it would
be such a shame that we refuse to reanalyze a 40+year old city plan and
demolish those lovely old homes.
Sometimes I feel like Jefferson City has to embarrass itself(in the eye of
the state/community)for no sense of purpose. We seem to tie ourselves to a
post by planning something--then hanging our hat on a"convention"
center...when, in fact,there are other opportunities available. I also
don't understand why there appears to be so many"factions" regarding
"historic JC"---why aren't we challenging both the community and groups to
working together and developing the prison site? AND preserving the old
�C homes to add to our historic attractions? Look at the website home pages for
the City, etc. and you will notice few historic sites---mostly government
maintained. The only one that I located easily was "Carnegie Library". That
is a real-shame for a capitol---to be able to point to such a few places
where so many really important things have transpired over the past 150 years.
Thanks for your time-.
-- Linda Jensen Rapps
P.S. I restored an old house one time---it's not as difficult as most claim.
Lois of work,but pretty rewarding. That home,built in 1845 will probably
still be standing in 2199....it would take an act of god or fire to take it
down!
i
' f 11/29/01
Preservation proposal W,,�,v,«nen,aAiuuiu a co11 V V,«.on c,,..-
Dear Editor: ter go?The new center of gravity for Jef-
In a recent.editorial,the News-Tribune ferson City promises to be the tract of
suggested that a compromise might be.in land that now houses the prison. Every-
order in regard to the houses in the 200 'body is expecting-this-area`to-bean eco-
block of West McCarty Street.At the last noetic shot in'the arm for Jefferson City.It
meeting of the Historic Preservation is a natural location for a new convention
Commission, members discussed .that center,if it ever does become a reality.
option and agree that with a little creativ- Steve Veile,chairman
ity a middle ground might be found. On behalf of the Jefferson City
The commission believes that main- Historic Preservation Commission
taining the cityscape along this street is
important in terms of protection of the
historic character of the area.If the homes
are demolished, all is lost. If the homes
are moved, an unlikely scenario, another
unique patch in the fabric of downtown is
removed.An acceptable middle ground in
terms of maintaining the character and
enhancing use of the space would be a
combination of preservation and develop-
ment.We should keep the houses perched
on the high side of that tract of land,
where at least one has stood for nearly
100 years,and make use of the low side
by building a structure that will not be
adversely affected by the flooding that is
sure to occur. A multi-level parking
garage to service employees in the Tru-
man and Broadway buildings would be
ideal for this location.
If the above concept were adopted,the
houses on the high side could be sold to
private developers. These people would
use private funds to refurbish the houses,
make, them livable again and put them
back on the tax rolls for the benefit of all.
The land on the low side could be retained
by the city or the state for a parking
garage or some other compatible function.
"You'll feel the history," is the new
slogan of our city's Convention and Visi-
tor's Bureau.The bureau knows that his-
tory sells. It brings people to towns like
ours and rhakes them want to stay and
spend their money. It's called heritage
tourism. But we keep shooting ourselves
in the foot by tearing down our historic
neighborhoods and architectural treas-
ures.Nobodyvill be able to"feel the his-
tory"when all we have to show them are
a bunch of vacant lots.
brought me where I am today. I own and know how we feel. These buildings restoring their downtown areas historical-
have done historic renovations on three belong to the taxpayers of Jefferson City ly.. We have a few beautifully restored
buildings in the Old Munichburg District and we can determine their fate. The buildings in our downtown area but they
on West Dunklin Street. I have been the elected officials are supposed to be:the all need to be done.People will be attract-
general contractor on all three projects. voice of the people, but they can't repre- ed to the downtown area because of the
I have extensively examined the sent our position on an issue if we don't beautiful old buildings.
McCarty Street properties scheduled for let them know our feelings.In defense of The city is still using,a 1966. Urban
demolition. AlFof the properties are in our municipal goverdment they.,have Renewal Plan which focuses on clearing
better condition than the buildings I reno- been supportive of our efforts to improve land for new construction. Folks, once
vated. I would'like to see the Bassman the Old Munichburg District and we are these lovely old buildings are gone,'they
House and the brick house next doorgrateful. are gone forever.Let's step out of the box
saved. If there is a'convention center in What makes our city so charming is for a change'and,be progressive.Progress
the future for that area a set back for the our unique historic buildings. We have does not always mean tearing down the
Tergin apartments(already on the Nation- many of them left; take a look around. old and building the new. True progress
al Register)and the two above mentioned They were built with skill and pride and for Jefferson City would be maintaining
buildings is feasible and would be aes- have endured years of neglect. the look and feel of history which sur-
thetically pleasing. Tho two buildings. Heritage tourism is big business, look rounds us by restoring.and utilizing our
could be sold for fair market value and at-Herman,Arrow Rock and St. Charles. remaining historic buildings.
listed on the National Register.A historic The architecture is different in each one of Kas Mahfood
renovation would then afford the buyers a these communities as is ours.We havethe Jefferson City
45 percent tax credit. honor of being the Capital City.and we 1��
There are legitimate offers to buy these have some of the most historically signif-
properties. I was one of several 'people icant buildings in the state.We can stimu-
who made offers to.buy;one of the build- late our-economy by developing what we
ings..I don't need the property but I am have in the core of the city. We need a
willing to buy and renovate it if that is the plan to do.just that. If we focus on what
only way to save it. we have,the-river,our history,our historic
There are petitions circulating and buildings and outdoor recreational oppor-
-r there are many people expressing support tunities,not on what we don't have,such
Restore historic h0r1 es for these and all our historic buildings.We as metropolitan entertainment, we can be
Dear Editor: need to express our concerns to the a city many people will want to visit.We
Jefferson City is my hometown. Since mayor, the city manager, our council are the caretakers of our community and
childhood I have been enamored with his- members and the housing authority. We we need to develop responsibly.
toric'buildings'and that fascination has, need to sign the.petitions and let people, Many progressive communities are
ments_on the corner are from the,ArtDeco period,
the Bassman house is•a.Queen Anne style.home.
There are two examples of a foursquare house. Fur-
Ther down the block there is a house that appears to
have been renovated in the Mission style. I see the
opportunity to offer our community some diversity
and flavor. Art and history are all rolled up'in one
unique Block.
The urban renewal plan that appearsto be deter-
mining the fate of these buildings would result in the
'block.being cleared, and -then offered for, sale to
interested developers who would• construct new
buildings(or parking lots)on-the site.I hay.etried to
follow this story in the News Tribune, and I do not
recall that any developers have-expressed interest in
the property. L do recall reading that individuals are
interested in renovating and restoringone or more of
the old buildings.
I don't understand why voices;like mine,and the
many other people in this community who have stat-
ed that these homes should be preserved are ignored,
and the,voices of developers who.may not even exist
are being heard.Those of us who want these build-
ings saved are taxpayers.Our tax dollars paid to pur-
chase the homes.Our tax dollars will pay to demol-
ish them.And we do not approve of our,tax,dollars
Dear Editor: being used'for these purposes.
Old houses on the 200 block of,East McCarty are The old houses on the 200 block of East McCar-
in jeopardy of being demolished: These houses ty should be saved:They are treasures,that this com-
should be saved,restored and made available for the munity should value and protect,whether as art,his-
many opportunities they offer. tory or another perspective. We should be saving
Architecture is an art form. These buildings are these buildings,not tearing them:down.
Works of art. I enjoy the architectural style, unique Cathy Bordner
features and characteristics of.these old buildings. Jefferson City
These houses are in rough condition.However if we ***
look beyond their present poor condition we can see Issue-oriented letters to the editor are welcome.
wonderful examples of craftsmanship. Their.archi- All letters should be limited to about 300 words in
tectural style and the materials used to construct length;,longer letters may be edited to conform to
them can teach us about.our history, the specified length.The author's name must appear
A developer might look at the 20Q block.of East with the letter, and the name, address and phone
McCarty and envision a new hotel, an office com- number provided for verification:Letters that cannot
plex or a three-story parking garage,:built where the be verified by telephone will not be published.Let-
old houses stood in the past.'When I look at'this ters maybe sent to:News Tribune Co.,Attn:Letters
block I envision a unique opportunity to showcase a to the Editor, 210 Monroe SL, Jefferson City, MO
variety of,architectural styles.' The Tergin Apart- 65101 or by e-mail to editor@newstribune.com:
stroum oe ai..,..__w U.., ....;0',1. _
__.__._._._._.. ._ .._....- _. save,not destroy.The°state of,Missouri(L
Preserve historic homes land's availability to prospective busi- believe)
has no interest iri'these proper-
Dear Editor:
nesses or state government. What about -fi6s for.future use and the City of Jeffer-
all'the individuals.already willin to ur- son (after purchasing'' ,the Bassrnan
Q I am writing out of concern of the y g p Home)also:has,char ed their plans for' a
Housing Authority's recent purchase, of chase these properties for restoration and g
one of our historic homes'in Jefferson downtown revitalization? 1966 was a convention center on that site.Therefore;
City from the City of Jefferson for long time ago.We should learn from past what is the reasoni'n'g for,purchasing''.by
approximately $199,000, only to turn in and realize that preserving our the Housing Authority for d'emolitibh?
heritage,even.if its a run-down�buildin I grew up in'a very small town in tTie.
around to demolish this.home along with g g' k.
three other historic homes on the 200 -,is.important. oil.fields'of South Texas.Homes such as
block of West McCarty. Please do hot waste-our tax paying these, even,'in the:state of iisrepair,:ttiat,
Isn't this taxpayers'money being.used dollars by allowing these' homes to they,are in now,would have, een a treas=
for such purchases and demolition costs? become.a pile of ;rubble — not when ;ure. You do not destroy a treasure.His-
And for what?Because this was.n costs? interested citizens are willing'to buy them torical old homes should be loved.and
tial location fora.convention center: ten-
for restoration_ to revitalize our down- cared for—"not_negiecied and,abused:
To the best of my'knowledge,,these' town. To ine, .this would be_'a win-win These homes have_fallen into.sucti,,a state
plans fell through long ago:.And if yod `solution. The City,'of Jefferson and,the of disrepair and,neglect that;it'is shame
were to view this site,you would see that Housing Authority`would make money ful.
these properties are surrounded 6y'per-' instead of :wasting ,our money;'"these At one time; I looked;af these s'trdc-
sonal property on either end and by a homes would create tax money instead:of tures and thought to myself "How'can
flood plain in the rear — making it a wasting,it and the;citizens of Jefferson you let something like this happen to.
questionable.future,location for a conven- City would get to keep'`a;part of their his- such a lovely old'_home:. I 4,n, .hink'I'm'
tion center.anyway. , tory.I firmly believe that America is los- alone in.my thinking.Lrealize that,not-all;'
Even though these 'homes have ing,a part.of its heritage every time one of historic structures.can be;saved..beeaii'se
become run down while under the owner- these wonderful structures falls. Once of unsound stnictural•integrity,but that is
ship of the City of Jefferson and the they're gone;they're gone forever.. not.tfie,case with„these'properties.'sl=have
Housing Authority; they are still unique Thank you for your time and'',co nsid- been through::them.Tl}e'craftsmansh' is
in their architecture. and contain many' eration. - _._._._._._. of high quality. You only-have to look
original interior features. There have Laura,Ward Preserve.historic, omeS beyond the decay and neglect to see,it..,
been many interested people in the com-' Jefferson City Dear.Editor: If we care enough;,we can'do some-
munity who have written to.the Housing. I;am writing to you..today:regarding thing about Jhe� waste .and' destruction
'Authority and the City of Jefferson stat- the properties located.in the.200 block•of planned Jor, these once,1,o' tiful _old
''rig-their interests in purchasing theseW. McCarty presently'owned by,;the 16hies.,,Call'yout,councilmen. Write,-let-
homes for,restoration. Their plans for Housing Authority. These properties are ters:Let the Housing Authority:knoW:that
these properties 'include everything,from slated for demolition'
.by the Housing -you-do.not,approve,of their plans:.df we
making'these properties.into restaurants' ,Authority and for'what purpose?At:press All-work,,together,,hopefully, We.can
to office buildings• and' even private ent, there are,no developers.iriterested,in change the outcome.
homes. All of which would.benefit Jef- the properties'and there.are indipid'uals Joy Schgllmeye,
' ferson,City — bringing life'back to,its who are very .interested .,in'purchasing i :Jefferson City
downtown. Unfortunately, these individ= those homes for preservation and renbva=
uals were rejected. tion.
According to ;a, news article in -the. Itis not clear:to me why the Housing
News Tribune on Nov. 2, the Housing Authority wishes_to :continue to.,draw
Authority, is. following 'a 11966. urban upon an odtdated-1960's Urban Renewal
renewal document that , allows the Plah in the year 2001:We need"to.pre-
Authority to amass]and in the downtown se"rve•these;historic.structures;not'demol
for development. They plan to demolish I,ih,.:them.This is.a waste of ount'ak°dol-'
these' four structures and advertise the lars�00tf
'to mention-the fact that.it is`fa
wasout c]ty.heritage. fid,'destrac-
tion of these homes should not be
allowed to,happen. Whe'n..there.are indi-
viduals who Wish.to purchase these:prop-
ertiesfor a fa]i market value,';then.they
'If the three.,dHour houses in question
,on IVIcCart}�`Street are:preserved;would-
' n't the character-of old`Jefferson:°City be
kept like';the downtown,.High'°Street,N
with:itg quaint„srorefront`,buildings? So
few' streets in'downtown 'are 4efF.Witt
these old`h rises.1VIaybe th'e'ornate:street
lamps.that'are'1•ocated.aloiig',%gh Street
and Capiioi.Avenue conld'be!p'laced In
front of these houses'along Westmccarty•,
Street inane downtown area.
We coul &also'use;a`good restaurant in
the:200'blot;k of•West MdCarty"located in "
a restored house.I�am afraid that-lefferson
City will`make a,teri ble mistake if they
demolish_ these fine buildings.•Like the
" :r;,Preseevi io Fan;d.:tourism-
man.'said: Once•they are gone, they are �.,;., •: ,,.
relcerson Lity, lost forever." pieac Editor:`'' u LL'' "
PeesdrVe.:the..past• If you',as'the public,,are willing to`sde ; I;am oiigii ally 'fr'om'Jcfferson. City
As a.parson,wno.came to,live-in'Jef- endless land area paved over.�foc parking. ;'and;cnnently'-hve in Lake Charles;La.;m.
ferson City in 1960;: the.'first:thing'; I lots with mini,skyscrapers,in,the,down- a-;historic district: n'an old New
noticed as I crossed,the Miss6uri-.RiV6r town Area,_well; then stay silent;in fight= 4ileans.cottage douse:`and;apgreciate the
Bridge was the',layout.of the'city,`along ing.the'cause.fo..save:the older historic character acid:value of the older,liomes:
the river's edge;with the imposing Capi_. structures, but the history will bei lost in Tiiereis,something that is.attractiv.e;about
tol Buildingbeing the tallest structure. their.dust.Wh rry ""
g y,are we in such a hu to :-; tlrem;.as=well!`as,'the''value.in preserving
As I drove through the downtown wipe out the-past*and tieforced to look at ,.the pasf-jfiey;;do make'good tourist
`neighborhoods, there were beautiftil;'old' 'modern glass and steel buildings:all the attractions and'Lake Charles has a tour of
historic houses along the streets;'even in. time? ""' < -•,liomes each year'-on Palm Sunday. The
the'downtown area;:and along the-'side ''. Kenny.Roods .l'a'tter.gives people a chance to go back in
streets.It feally.gave.the city'character': Jefferson City ;trine and marvel at the workmanship only
,...,',
Then starting near the end of the 1960s +• + :found in these'older homes. '
houses started'to be torn down, some to r "
:r,1 hoopthe power`s that be in Jefferson
make room f6modern structures;some City,.will cooperate with those who wish'
because they fell,into disrepair and some
found.the land they wesittion•more to;invest their time and money in restor-
re ng ing ihese older homes. It has been done
expensive than the structures were worth.
many;Man.-PrOes here and to the advan-
It is a shame that.-thembuildings were•in tage.of Lake Charles.
the wrong place at the•right time;for other
persons'tdeas-oin`-how'to..develop the land Jim Lueckenhoff
they were sitting on:.. Limistadmit I.like Lake Charles,La.
old things,buildings'included,Ifyou were
to take a count since the1960s;how many
old houses do you.think were torn down?
10,20,.30,40,'50;etc.
Preserve the:"".properties
Dear Editor`:
Since:Sept%'Pl,,2001,.our-world,coufitry"and even
our community has .undergone:irreversible change..
These,events'we had no control over,-but tocallY7'
can make a difference.
No future plans are waiting in the Wings to fill the
empty lots ihat;willresult:from the de%itolition of the.
cCarty Street.Once gone, these'bomes
homes on M
are!gone forever-.�Isn'•tenough in'our lives gone for-
ever?Why must we accept this destcuction9
Property that can"be,renovated by people willing
to do so should be.'Taxes derived from these proper- down, the old.Railroad:Round House to the Cook. enough. Heritage tourism-is alive and well in other
ties .benefit the city more than stripped lots sitting House,they hear me-growl and grumble about each parts.of our state and country; why.do we have to be
idle. Our:future may seem uncertain in.many'ways, destruction,and cry when I feel that I cahnot do any- so mule-headed here?
but,we can.assure.,a,small.part,of,it by standing thing to help the situation.. So-again Friday I took 'Citizens are always moaning, "Isn't it too bad
against this demolition:,It has been.,suggested that Bryce and Anne with me to share my"passion about , about our uptown, it is dying.'` We have let it die.
there'is no great"ground swell"by,the community to our•beautiful'city and:the destruction of"these totally :Research substantiates that to keep uptowns alive
save these properties—is this correct?';.don't think unique and;basically sound buildings with hopes that "you:need people living in the area and a green grocer
their generation will appreciate"and be kinder to close.We started a'farmer's•market in the summer
JoAnn Steinmetz
so,do you? what is left..of if city. months uptown to address that issue; now we need
• I��
` Jefferson City We have a number of'issues.here, the big I ones more people living uptown. How can -we do that
seem to be money.It is felt that•if these buildings are, when'living quarters are constantly being torn down
destroyed.along with"all the other buildings on the uptown?
block-as they are acquired, the block will be more Nationally research has been done on how much
easily sold to recoup the money put into buying and more money a rehabilitation of a house brings into
destroying what is there.It is my understanding that and stays'm a community.It is a much better deal for
the four houses now scheduled to be torn down all a community to rehab old structures than to build
have potential buyers. When I inquired further I new.It also helps the tax base.Yes;some would con-
learned the other:properties on that block are part of sider the four-house's on McCarty shabby.;They have
the big picture.So we wbuld need to find buyers for been allowed to become shabby by disuse and'lack
two other houses and what is already,parking lots; of caring,owners. There is'much positive potential
Save historic homes before the idea of'possibly,saving the four houses in there,a's well as a"- at deal of history in each home.
Dear Editor; question would even begin,to be entertained. Wake up Jefferson City.Care before itis too late.
AgainP am struck by the urge to get up on a roof. Another concern is that vagrants get into the We have opportudity here. Don't let this too slip
top,( it happens to be the Bassman house roof top) vacant houses.and no one wants.to be responsible for away.
and scream`"Wake tYp Jefferson"City. Your heritage that situation.If the buyers were allowed to purchase+ Dottie Dallmeyer
is being:destroyed.Wake-up before our beautiful city the.properties and restore,them there would not be � V Jefferson City
is gone. >,,;; tHat problem.
Friday.nioining I took,my grandchildren,ages 13 I was also told that orily a.few of'us in the His-
and"11,to tour and:appreciate a row of homes in the toric City of Jefferson care.Most people want them
200'block.of West McCarty Street.,I wanted therrt,to down.Again I say Wake up Jefferson City. Before it
see a:bit.of what:is left`:of tli`e enitural building stock is too late. Do you want your'grandchildren to see
of the city.I"grew up.in''an. my' •father;grew up in: I surface parking and be proud of that when they bring
cannot really say that triy;children grew up in.this college friends home-on a xisit?This city is unique.
environment because,in'the,1970s when.they Were It was known"asa city of brick and stone for our spe-
little.the.`Housing Anthority.was already on.a mis= cial cultural,building stock.We have visitors from all
sion 'to'destroy.My children and.grandchildren are over-the world, we are a capital city we should be
used toi ee"taking out.my-camera as buildings go' proud of our buildings. Shame on us for not caring
tionist•doesn't believe in.saving every old
building, lint:untii jheie'is`concreteevi-
dence of,a,worthy; workable; definitive
plan for-a•gplaceir enf benef cial to-the
H6ei%gd,j" t',,jeo;patdy` community as'a whole, we must be'-care-
Dear.Editor: ful lest our historical heritage'be evident
In,a.recent issue of,this..,paper.I=read only in old photographs.
the account of several,business owners MaryAnn Caplingner "
who!a ppeared`;befoe the•,City Council in, Jefferson City
the hope•of saving.the buildings on;East
McCarty Street.Having been,in;a,.snmiar Dear Editor:
position several tunes'for;the,.same req- Through the years'•Jefferson,City has
son, I 'read on through 'the article: 'A. been thought of as a beautiful Capital
phrase jumped oui at me: "historic'desti- City with a rich heritage that is enjoyed
nation;" by both residents and,visitors.Like many
For many years T was a shopkeeper on residents.-I have a special appreciation for
High•Street, and I was'impressed 'with our city's unique and colorful`histoiy.
many historic structures in that business ',Presently I-am concbmi ed�that inuch'of
'district. I*began to look at other towns., our city's wonderful.cGltpral;legacy is
Viewing 'those towns, which respected being obliterated by the;'dei;ioltion'.=of
their,architectural heritages, gave'me'the historically significant's't'ructures,::Sadly,
feeling that they were desirable places to often tunes there is no,justification'=;for
live with many,citizens who cared about this destruction.
their community •as a,whole. Not-only The city has announced plans-;to,tear
that,I felt that those people-cared.about down structurally sound vintage.homes in
,peQple of the past and how they coped, the 200 block of West'M'6Carty`, Street
.with the;events of their lives and,times. that are 'now owned...by"the Housing
Each of.,those particular towns began'to Authority.In this case demolition`of these
have an identity .purely kits own. It was properties seems 'to beespecially -nap'
interesting-and unique unto,itself. propriate because no plan has been pre-
Many people.come to Jefferson City sented for the use of the vacant lots that
on a daily basis for.couniless.reasons;and would be left.
while'they aie ,here, they. look at•our Since the city's announcement;bona
town..We,can be a historic,destination. fide offbis have'been made by individuals
We•might even becomp,'If we.work atfit, who have a desiie to purchase these prop-
the recipient-of tt a economic benefits of trties,-restore them from,their varying
".`histone touris'ih." states of disrepair and return them to the
Here we. are. The,dust has scarcely city's tax base.,To me, it seems obvious
settled on-the rubble left by the demoli, that the City Codncil would best serve
tion of the Cook House oh Main Street; our community's• interest by allowing
and *we are confrbnted by`the pending 'these homes to be bought by those per-
destruction of a"row of'older homes on ;sons who are interested;in'transforming
East McCarty Street. A good preserva- these 'neglected iproperti'es 'into homes
that would on11ce again add charm-to our
' city. • • ,.o
O G ( �i D Greg Stockard Jr.
Jefferson Cit,
I want to inform as many people as possible of something that will affect our city forever.
I am a native of Jefferson City, Missouri. I can remember numerous historic buildings that no
longer stand today. In the past few years,this city has allowed dozens of buildings to be torn
down. Most disturbing, our history is disappearing one building by one. This must stop;we-are
losing our heritage and our many buildings with so much detail in architecture and character.
The City of Jefferson and the Jefferson City Housing Authority have decided to demolish 4
buildings in the 200 block of West McCarty Street. This is planned to take place November 1,
2001. One building is owned by the City of Jefferson referred to as the`Gassman Home" and
Jefferson City Housing Authority owns the other three. The city is planning to transfer
ownership of the Bassman Home to the Housing Authority sometime before demolition.
After having the opportunity to view these buildings I•must say I was impressed. They have
many original characteristics of their architecture and are structurally sound. I have revitalized
many buildings in the Jefferson City area. These buildings have potential to be valuable assets to
our community. I have given considerable thought into why our city and Housing Authority
would want to tear down such buildings with so much potential, especially since there are no
plans for the land. It has been proven in many other cities that mixed use will revitalize
downtown areas. These buildings have endless possibilities: bed and breakfast,tea house, gift
shops, residences, apartments,restaurants, business offices, or any combination of the above.
The city and Housing Authority originally planned to demolish these buildings for a convention
center. No convention center is in future plans.
In the past the Jefferson City Housing Authority has been very successful with combined efforts
in saving 3 historic structures in our down town area. I am very grateful to them for this and I
would really like to see some more cooperation.from them in helping our community save these
4 buildings by selling them back to our citizens who will revitalize our downtown.
Why demolish without a plan? The City and Housing Authority have no plans for the land
except to rid themselves of vacant rundown buildings. Who let these buildings rundown? The
Housing Authority has owned three of these buildings for years. Once I learned the city and
Housing Authority had plans to demolish for no reason other than ridding themselves of vacant
rundown buildings, I decided to write a letter letting them know that I would purchase one or two
of these buildings and take them off their hands. I would give them fair market value and use my
-" own money to fix them up for everyone to enjoy for years to come. My purchase would put
these buildings back on the tax rolls for our city to collect revenue in addition to giving money
back to the city and Housing Authority. My"offer was rejected. There are other people
interested in purchasing them as well. Their offers were also rejected.
Instead of making money by selling these properties;the°city and Housing Authority want to
spend more taxpayer money to tear them down. I feel that the general public should know about
this. Taxes are too high now. If we keep allowing our city and government to waste taxpayer
money we all will be working two jobs just to pay taxes. Please take action and call your city
Councilmen, Representatives, Senators, Mayor, City Manager, Jefferson City Housing
Authority, and Governor. Please help our community save these buildings!
Jeff Christian
jeffc@midamerica.net
n