While the crumbling building in downtown Jefferson City has finally been demolished after almost two years, that doesn't end the story for the space. Now it's time for the next chapter: deciding what community resource could occupy the empty lot in the heart of the downtown area.
From a new building to a staging area to a park, Mid-Missouri residents and Jefferson City Council members have a wide range of ideas to use the lot at 200 E. High St.
"It's one of those deals where we have to decide if we want something that's practical or functional that people could use, or do we want something that we can get back on the tax roll and serve maybe more people," Ward 1 Councilman David Kemna said.
New construction
Jefferson City demolished the building 200 E. High St. earlier this month, almost 22 months after its west wall partially collapsed in June 2018.
With the intersection of East High and Madison streets being one of the busiest in the downtown area, several council members and Mid-Missouri residents said they want a developer to construct a new building at 200 E. High St.
"I think that if someone were to work to build something new there, it would generate some excitement in the downtown area and maybe spur some reinvestment," Linn resident Mark Baker said.
Kemna and Ward 3 Councilman Ken Hussey said the best use for the lot would be constructing something - most likely a building - that could be added back to the tax rolls.
"It's a high-traffic, high-profile lot, so for me, if there was somebody who wanted to buy the lot and construct a building of some sort and put the lot back on the tax rolls and generate some action and activity downtown, that might be priority No. 1," Hussey said. "I wouldn't want to see it be an empty lot that serves no purpose, generates no activity or revenue."
Ward 2 Councilman Rick Mihalevich agreed, adding his first priority for the lot is to "get it back into productive use."
"In my opinion, right now, we have tools we could put toward that development in our toolbox," he said.
One example is the Chapter 353 program, Mihalevich said, which allows cities or counties to approve redevelopment plans that provide tax abatements for up to 25 years, encouraging developers to redevelop blighted areas.
Council members had varying thoughts on whether that new building would be used for retail, offices or apartments.
"We really need to take a look at what the market would bear," Ward 5 Councilman Jon Hensley said. "I think specific uses is probably a few decisions down the road."
For Ward 1 Councilman Rick Prather, a retail business makes the most sense for the space.
"You see more and more retail businesses moving away from the center of towns and we have such a beautiful downtown, I would like to see another retail business that would attract people to the downtown area," said Prather, who is resigning from the council effective Monday.
Other council members suggested a mixture of retail, offices and apartments.
"I think someone could be really creative and put something that would fit the community very nicely in the downtown area and be a functional building on multiple levels," Ward 4 Councilman Ron Fitzwater said.
Kemna suggested a portion of the space possibly be used as a tourist center that could include public restrooms.
Law firms Berry Wilson LLC and Turnbull & Stark LLC were previously housed in 200 E. High St.
Along with several other council members, Mayor Carrie Tergin said she thinks constructing a building at 200 E. High St. makes the most sense for the space.
"It's rare to have a property come available right in the heart of downtown, especially on the corner of such a visible intersection and with so much history," she said. "Now you have the opportunity to take the story of what was once there and being able to tell that story for the future."
Community gathering area
If a developer isn't interested in constructing a building on the lot, though, many council members and residents said they would be open to turning it into a community gathering space.
Holts Summit resident Trisha Barnes suggested the area be a combination of green space, an entertainment venue and a spot for food trucks.
The area could have greenery along the edges of the property and possibly some dotting the open space. The main floor would be concrete and could include outdoor seating, along with a stage that is semi-permanent.
The community area could attract more events, encourage residents and visitors to enjoy the outdoors and allow local food trucks to have more exposure, which could encourage city officials and business owners to expand the downtown area, Barnes said.
"I know there is a need for more seating so more people can enjoy the downtown area at the same time," she said. "So why not combine the green area, entertainment stage, local art and the opportunity for potential new business owners to be exposed to the downtown area more often?"
Jefferson City resident Doug Otto also recommended using the lot as an open space for food trucks and concerts.
"I think it would bring something that is kind of missing from a standpoint of being able to have something downtown," Otto said. "You have Thursday Night Live, but you can have another area that could be year-round and allow people to gather."
Downtown businesses could benefit from this option since it would bring more foot traffic to the area, Otto said.
To add some artistic flare to the space, Otto and Barnes suggested a local mural on the now exposed wall at 202 E. High St., similar to those in large metropolitan areas like Austin, Texas, and Nashville, Tennessee.
Ward 5 Councilman Mark Schreiber agreed with Barnes and Otto that an having an attractive backdrop or venue in that space would be a community asset, as long as it blends in with the architectural elements of the downtown area.
The area, including any landscaping or artwork, would need to be well-maintained, he added.
"You don't want something that starts off attractive to become unattractive," Schreiber said.
Since the lot is not large, Kemna said, he is worried about having a permanent stage there.
"They would have to work out a way to move the people to where they're standing at that intersection to view it," he said. "You're not really going to have the crowds that are going to be lined up down the street. So I don't know if a stage would be the best route - my personal opinion - because it would be an awkward setup."
Schreiber emphasized he would like the lot at 200 E. High St. to have public restrooms. The community has begged for public restrooms in the downtown area for years, he said.
"When you're a state capital, regardless of the size, when you've got thousands of people wanting to come and visit some place, then you have to have the necessary facilities to accommodate them," he said. "I think that public areas and public parks is critical, which Jefferson City is doing a really great job of addressing that for the future."
While most council members suggested selling the lot to a private developer, Schreiber said he could envision the Jefferson City Parks, Recreation and Forestry Department maintaining the area if the council decided to make it a community gathering space.
While Hussey said he enjoys parks, he does not think the lot at 200 E. High St. is the best spot for one. However, if a developer wasn't interested in constructing a building, Hussey said, he would consider turning the space into a community venue for concerts and food trucks.
"It's creating a sense of community and engagement that's drawing folks to that downtown area that could be spending money elsewhere," he said. "For me, a green space park with some benches just doesn't do that. I think we have an adequate supply of that in the near vicinity, especially as you go back toward the Capitol building."
Ward 3 Councilwoman Erin Wiseman said she does not have a specific vision for the now empty lot and is open to suggestions.
"The sky is the limit on this, so I don't have a specific dream or desire," she said. "I'm just ecstatic that we've made it this far, and we're getting to progress on to the next stage, which is hopefully maybe a design stage or idea stage."
Whatever goes in the area, several council members said it needs to match the historic nature of the downtown area.
If a building goes in that lot, Ward 2 Councilwoman Laura Ward said, it should have a similar design, scale, height, setback and roof pitch as the other downtown buildings.
If the lot was a stage development, it could have a front-facing streetscape view with a two-story facade backdrop, Ward said.
"There's all kinds of ways to incorporate effective streetscape elements to different elements within a downtown core," she said.
Due to the ongoing coronavirus pandemic, council members said they are unsure when the council will begin soliciting ideas for the lot.
"Until we can get on the other side of this pandemic, I'm guessing there's not going to be a lot of interested builders, but once things settle down, I think that's going to be an attractive corner," Ward 4 Councilman Ron Fitzwater said. "I think someone will come in, and we can work with them to create something that is very appealing for our community."
Regardless of what goes in at 200 E. High St., Tergin said, the city needs to analyze all of its options before moving forward.
"That's the good thing about the city having some say in what would go there - because we have the opportunity to make sure whatever goes back in place would be a benefit to the downtown and community as a whole," she said.
Neidert Properties LLC previously owned 200 E. High St. but transferred the property to the city earlier this year as part of a settlement agreement between the city, Neidert Properties, and Ruben and Carol Wieberg.
Work at 202 E. High St.
While residents and council members are beginning to envision a new future for the lot at 200 E. High St., Mihalevich and Tergin said, the council's first priority right now should be addressing the west wall of the building at 202 E. High St.
Contractor ARSI Inc. demolished the north, south and west walls of 200 E. High St., leaving the shared wall between the buildings at 200 and 202 E. High St. intact.
As part of the settlement agreement, the Wiebergs must finish repairing the common wall, now the west wall of 202 E. High St., within 90 days after the city finishes demolishing 200 E. High St., weather permitting.
After the Wiebergs repair it, Mihalevich said he would like to see a business move in, adding the type of business that goes into 202 E. High St. could guide the development at 200 E. High St.
The Wiebergs plan to reopen 202 E. High St. and move a business into the location, but Carol Wieberg said she is unsure when that will happen because of COVID-19.
The building at 202 E. High St. has been vacant since fall 2018, when Love2Nourish and Mo Juice had to evacuate after the city ruled the common wall was failing.
Ward 4 Councilman Carlos Graham said he is glad the "eyesore" at 200 E. High St. is gone, but he still disapproves of the city using taxpayer dollars to demolish 200 E. High St.
As part of the settlement agreement, Andrew Neidert, of Neidert Properties, agreed to pay the city $7,300.
While the City Council approved a $186,000 contract with ARSI Inc., the city will not place a tax lien on the property, City Counselor Ryan Moehlman said.
Graham and Fitzwater voted against the demolition contract in January.
"I was totally against it, and even though it's down, I'm still sad that we had to use taxpayers' dollars," Graham said. "But it's down now, so hopefully we can start making some kind of plan and someone will want to do something there that will stay in the same facade as we currently have downtown."
Had the city not taken this action, Mihalevich said, the crumbling building at 200 E. High St. most likely would not have been demolished by this time.
For more than a year and a half, the building at 200 E. High St. continued to crumble as Neidert and the Wiebergs debated who was responsible for repairing and maintaining the common wall, leading to multiple lawsuits. Both property owners missed several city deadlines to repair or demolish their buildings. The civil suits were dismissed as part of the settlement agreement with the city.
"I continuously get a lot of jabbing by friends and let alone my enemies about our decision, but I think it's proven itself already that this building would not be down if it had not been by the action of the council," Mihalevich said.