A walk down East Capitol Avenue offers a peek into what the neighborhood looked like during its heyday, but the vision is occluded by the deterioration that pervades much of the area due to neglect and the elements. What's not nearly as obvious to see is the future of that corridor.
Many buildings in East Capitol Avenue still feature styles from another century, though they are blighted and could face demolition. These buildings are not only distinguishable by prominent architecture, however faded or peeling, but by boarded-up windows and entrances, containing two words: No trespassing.
Upon being declared dangerous, the city looks to restore any of the 12 Capitol Avenue properties through redevelopment bids from interested parties.
Getting here has been a long process involving local government entities, the court system and the state Legislature. The buildings' fates could finally come into focus as the City Council decides whether to seek bids from redevelopers.
"The City Council is taking one final fell swoop and trying to get these properties in people's hands, people who will either redevelop them or rehabilitate them," City Attorney Ryan Moehlman said.
Structural assessments pinpointing the buildings' damage are now completed and will be presented to the council at an October meeting. Sometime later, they will vote on whether the buildings should stay or go.
Moehlman said this is an opportunity for the city to take control of the neighborhood. He said for the past 15 years the buildings have faced severe deterioration, and the alternative is demolition by neglect.
Historical significance
Local historians say the East Capitol Avenue corridor is intimately tied to the history of the Missouri State Penitentiary. Elites who profited from the prison's factory labor built elegant homes there, wrote the Historic City of Jefferson in a 2016 publication.
The Bueschers, Victor and Gladys, were in the funeral business. The family held a significant presence on Capitol Avenue beginning in 1933. Upon the success of their business, they expanded ownership to some 30 properties.
The funeral parlor, located at 429 E. Capitol Ave., also served as the family's residence at one point. The HCJ described the structure as an Italianate style home with impressive 12-foot ceilings, once belonging to John C. Gordon.
The Bueschers' first child, Barbara, is said to have lived on Capitol Avenue longer than any other person. She later took ownership of the family business and properties when her parents died.
Efforts to stem deterioration
Around 15 years ago, people began eyeing the corridor with growing concern, fearing its deterioration.
Some 20 of Buescher's buildings were placed on the city's list of abandoned buildings registry.
In 2016, the city attempted to address neglect through a blight study. Some buildings were acquired by the Housing Authority through eminent domain and transferred to the city; others were demolished.
"The Housing Authority has been essentially doing this for the past five, six years," Moehlman said. "What the council is doing now is saying if there's any chance to save these properties, we need to speed up the process."
As steps addressing blight progressed, locals feared total demolition was the fate of the beloved area. Some expressed interest in buying and restoring the buildings, but they didn't know exactly what projects entailed. Structural assessments would allow potential developers to see inside the buildings too dangerous to enter.
"Council will look at the structural assessments and surrounding information and determine which of the properties need to come down, because they are too dangerous," Moehlman said.
Some $575,000 in funds was set aside through a council bill to pay for demolitions or to acquire some of Buescher's properties.
If the council finds properties have restoration potential, Moehlman said, they can list them for bid and "call for interested parties."
Structural assessments
Assessments disclose a building's fair market value and estimates costs for repairs. They do not, however, estimate costs of restoration. The scope of restoration is up to the bidder, Moehlman said.
Only seven structural assessments so far have been released to the public. They can be found at the city's website under the tab Capitol Avenue Plans. These properties, still owned by Buescher, include: 109 Adams St., 113 Adams St., 401 E. Capitol Ave., 407 E. Capitol Ave., 409 E. Capitol Ave., 410 E. Capitol Ave., 415 Commercial Way.
Assessments are not fully comprehensive reports, but are intended for general review. Many buildings face a similar issue: a degraded roof, chimney or exterior bringing severe moisture damage. Some are vandalized, have windows broken or contain a large amount of furniture, making spaces not visible. Many see more than just clutter and wear, but have areas caved-in or exteriors dilapidated.
The house at 410 E. Capitol Ave. so far wears the highest price tag to repair, at about $450,000. With many areas partially collapsed, moisture readily infiltrates through the roof, according to the report.
Costs to repair the other buildings vary, from about $149,000 to $309,000.
Rachel Senzee, neighborhood services supervisor, said five other assessments will likely be available next week. Those properties are 413 E. Capitol Ave., 419 E. Capitol Ave., 114 Jackson St., 429 E. Capitol Ave. and 517 E. Capitol Ave.
Other properties demolished through abatement and are now vacant lots include 111 Adams St., 209 Jackson St., 405 E. Capitol Ave., 417 E. Capitol Ave., 519 E. Capitol Ave and 528 E. Capitol Ave./202 Marshall St.
Next steps
Several decisions lie in the council's hands. After determining whether buildings can be restored, the bidding process between residents and commercial entities will ensue.
"For anyone to qualify for a bid, they have to sign a bid agreement and put down in escrow $5,000 or 1 percent of costs that have been identified with structural assessments," Moehlman said.
If the council doesn't select a certain proposal, the applicant will receive his or her money back. If interested parties do not go through with his or her proposal upon selection, Moehlman said, the money will not be returned.
Moehlman said if no one is willing to sign a bid agreement, or pay the escrow, it will demonstrate no one is interested in rehabbing a building and it will be demolished.
Under a new law, acquiring remaining Buescher property may be cheaper for the city. House Bill 1606, signed by Gov. Mike Parson last June, included a provision permitting circuit court judges overseeing property condemnation cases to block a property owner from receiving heritage value if a city or municipality can prove the property is abandoned, declared a nuisance, contributes to blight or is demolished.
The heritage value added 50 percent to market value for buildings in the hands of the same family for more than 50 years.
Senzee said the entire process is an opportunity for the city.
"You're going to either rehab the properties and it's going to be a part of a thriving neighborhood again or you're going to clear the properties to determine what is going to be new there," she said.
Senzee said when council makes a decision about the historic district's future plans, they can proceed determining how the historic aspects fit the area.
Moehlman said structural assessments are likely to be presented before council during the Oct. 17 meeting.