March 2016

www.epa.gov/smartgrowth

Old North St. Louis

Sustainably Developing a Historic District
Sustainably Developing a Historic District - Old North St. Louis | Acknowledgements | i

Acknowledgments | Old North St. Louis

Federal Partners

Melissa Kramer........................ U.S. Environmental Protection Agency, Office of Sustainable Communities

David Doyle ............................. U.S. Environmental Protection Agency, Region 7

Charlie Foley ........................... White House Strong Cities, Strong Communities Initiative

City of St. Louis

Don Roe .................................. St. Louis Planning and Urban Design Agency

Roman Kordal.......................... St. Louis Planning and Urban Design Agency

Connie Tomasula..................... St. Louis Planning and Urban Design Agency

Neighborhood Partners

Sean Thomas .......................... Old North St. Louis Restoration Group

Matt Fernandez ....................... Old North St. Louis Restoration Group

Doug Rasmussen.................... Old North St. Louis Restoration Group

Consultant Team

SWT Design

Williams Creek Consulting

Cohen Architecture
Sustainably Developing a Historic District - Old North St. Louis | Table of Contents | ii

Table of Contents | Old North St. Louis

Executive Summary.......................................iii

I. Introduction ................................................1

II. Neighborhood Workshop ..........................4

III. Project Area Assessment..........................5

IV. Design Options.........................................18

V. Implementation Strategies.........................44
Old North St. Louis is a neighborhood in St. 

Louis, Missouri, less than 1 mile north of 

downtown. Beginning in the 1950s, this oncethriving neighborhood experienced decades of 

disinvestment and abandonment, resulting in a 

landscape of both vacant and occupied buildings 

interspersed among vacant lots. With the 

neighborhood’s ideal location and abundance of 

potential, the city of St. Louis hopes to develop 

a vision for the neighborhood that would guide 

new growth and development in a manner that 

protects, preserves, and rehabilitates its historic 

character while incorporating environmentally 

sustainable features that enhance the quality of 

life for residents and visitors.

In 2015, the city Planning and Urban Design 

Agency asked the U.S. Environmental Protection 

Agency (EPA) for technical assistance to 

develop this vision and create an implementable 

plan. EPA assembled a team of consultants to 

help develop overall neighborhood strategies 

and design options based on city, resident, and 

stakeholder goals.

This report provides a comprehensive vision 

for sustainably redeveloping Old North St. 

Louis. The vision is the outcome of a threeday workshop hosted by Old North St. Louis 

Restoration Group, the neighborhood’s nonprofit 

revitalization organization. The workshop 

Executive Summary | Old North St. Louis

SWT Design

engaged residents, stakeholders, city officials, business owners, 

and community members to refine goals and explore options for 

redevelopment.

An assessment of the neighborhood’s existing conditions and 

guiding land use and strategic plans revealed valuable insight 

into Old North’s opportunities and constraints. Based on this 

assessment and community input, the report offers overall 

neighborhood strategies to help meet the community’s goal to 

foster environmentally friendly redevelopment while preserving 

the area’s historic assets and improving quality of life. These 

strategies are:

A) Improve connectivity to enable people walking, biking, or 

taking public transit to easily get to and from the neighborhood.

B) Enhance environmental performance to help the 

community reach its sustainability goals and provide valueadded benefits to the neighborhood.

C) Encourage more productive land use to make the most of 

vacant and underutilized properties and promote increased density.

Five study areas in the neighborhood illustrate design options 

for implementing these strategies. The design options show 

how changes could enhance Old North’s appearance and 

functionality and make it more attractive for private investment 

to both preserve vacant, historic buildings and build new infill 

development.

The report concludes with implementation strategies, potential 

funding sources, and key partnerships that will be critical in 

bringing this vision for a sustainable historic district to a reality.
Sustainably Developing a Historic District - Old North St. Louis | Introduction | 1

I. Introduction | Old North St. Louis

Old North St. Louis, originally settled as an 

independent village in 1816 and later annexed 

by the city of St. Louis in 1841, is less than a 

mile north of downtown. Within the boundaries 

of this historic neighborhood are three historic 

districts on the National Register of Historic 

Places, a recently renovated and flourishing 

mixed-use development at its main core, and 

roughly 1,900 residents.

Old North was once a dense, low-rise, and 

vibrant residential neighborhood that was 

home to blue-collar immigrants, primarily 

from Germany, Ireland, and Poland. However, 

beginning in the 1950s, the neighborhood 

experienced substantial disinvestment and 

depopulation over several decades, which 

resulted in property abandonment and 

widespread vacancy. These issues in turn 

created negative outside perceptions of the 

neighborhood that made it difficult to attract 

new development, financial hardships for 

residents, and limited access for those without 

vehicles to basic services such as grocery 

stores or medical facilities.

Beginning in the 1980s, however, residents, 

organizations such as the Old North St. Louis 

Restoration Group, and city officials worked to 

preserve the neighborhood’s historic character, 

foster community involvement, and catalyze 

neighborhood investment. Recent and ongoing 

planning efforts to revitalize neighborhoods 

adjacent to Old North, including the NorthSide 

Regeneration Plan, Choice Neighborhoods 

Initiative, and North Riverfront Open Space 

and Redevelopment Plan (Figure 1), have the 

potential to substantially increase the well-being 

for all residents in the area. The city is also 

studying major transit-oriented improvements 

along the neighborhood’s western boundary that will benefit 

the community. In addition, many of the neighborhood’s 

historic qualities, such as its small-scale housing mixed with 

small commercial buildings and its cohesive, village feel, are 

once again desirable. The renewed focus on areas north 

of downtown and Old North’s desirable qualities give the 

neighborhood an opportunity to leverage this momentum to 

support environmental sustainability and a better quality of life 

for current and future residents.

The city of St. Louis envisions the redevelopment of Old 

North as a model for revitalizing a historic neighborhood 

in an environmentally sustainable way. In 2015, the city 

asked EPA for technical assistance to turn that vision into an 

implementable plan. EPA assembled a consultant team to help 

develop overall neighborhood strategies and design options 

based on city, resident, and stakeholder goals.

The design process began with site visits by EPA, the 

consultant team, city officials, and neighborhood stakeholders 

to analyze existing conditions and select five study areas to 

illustrate design strategies for the neighborhood. The consultant 

team facilitated a three-day public workshop on August 25-27, 

2015, at which participants discussed various options. The 

consultant team incorporated this input into a design option for 

each of the five study areas.

In addition to strategies to improve the physical condition of 

the neighborhood, this report identifies options to improve 

residents’ social conditions, including general well-being, 

health, and economic opportunity. These options include new 

bike paths, community spaces, and job training programs. The 

options also include green infrastructure to manage stormwater 

near where it falls using the natural processes of soils and 

vegetation to capture, slow down, and filter runoff.

The neighborhood’s overall vision is one of revitalization, 

historic preservation, and environmental sustainability. This 

report illustrates strategies and design options that are the first 

steps towards creating a toolkit of improvements to capitalize 

on the grassroots efforts that have positioned the neighborhood 

for revitalization.
Sustainably Developing a Historic District - Old North St. Louis | Introduction | 2

Figure 1

Less than a mile from downtown, Old North St. Louis connects to the heart of the city. The neighborhood’s proximity to two major interstate 

highways and plans for future transit links can help make Old North easier for people in the larger metropolitan area to reach.

0 .5 mile 1 mile 
Sustainably Developing a Historic District - Old North St. Louis | Introduction | 3

Figure 2

The neighborhood derives its historic character from the mid- to late 19th century, when it was a dense, low-rise residential neighborhood. 

In addition to the two- and three-story residential buildings, the neighborhood has a central commercial district and small industrial 

areas at its north and south ends. A) New infill housing sits adjacent to crumbling, vacant buildings. B) A portion of Sullivan Avenue in 

the northern half of the neighborhood is one of the most intact and inhabited residential blocks in the neighborhood. C) New Habitat for 

Humanity homes sit adjacent to renovated historic buildings. D) Crown Square, a commercial area in the heart of the neighborhood, 

was recently renovated in 2010 to include mixed-use commercial and residential buildings. E) Many abandoned structures are present 

throughout the neighborhood. F) The Mullanphy Emigrant Home, a 150-year old vacant landmark building, sits on the southern edge of 

neighborhood at the corner of Mullanphy Street and North 14th Street, less than a mile from Downtown St. Louis.

SWT Design Cohen Architecture

Cohen Architecture Cohen Architecture

SWT Design

SWT Design

Remnants of this once-dense, vibrant 

neighborhood are still very much present 

throughout the historic district. Two- and threestory residential brick buildings line many of the 

neighborhood streets. Further, the community 

has retained the historic aspects of the 

residential portions through the preservation of 

tree lawns, narrow building setbacks, and front 

door stoops. These characteristics contribute to 

the homey, village feel of the neighborhood.

Commercial and industrial-zoned parcels line the perimeter of 

the neighborhood to the east, south, and west. Clustering of 

commercial uses on the perimeter and bordering streets that are 

uncomfortable for pedestrians and bicyclists somewhat isolate 

Old North from its surrounding neighborhoods. Much as in the 

past, the neighborhood’s major activity center is a commercial 

core in the heart of the district, Crown Square (Figure 2, D). This 

two-block, mixed-use development was renovated in 2010 and 

consists of two- and three-story buildings housing artisan shops, 

dining options, and homes.

A

B

D

C E F
Sustainably Developing a Historic District - Old North St. Louis | Neighborhood Workshop | 4

On August 25-27, 2015, Old North St. Louis 

Restoration Group and the city of St. Louis hosted 

a neighborhood workshop to present preliminary 

design options, gather community input, and 

refine neighborhood design strategies. This 

three-day workshop gathered local stakeholders 

and design experts to discuss the future of Old 

North St. Louis. Attendees included neighborhood 

residents and business owners; local developers; 

and representatives from the city, local nonprofit 

organizations, utility districts, regional transit 

planning agencies, and federal agencies. Five 

focus groups enabled workshop attendees to 

provide input on topics including:

Housing and historic preservation

vacancy, character, land use, infill, policies 

and codes, affordability, and sustainable 

materials

Environment and energy

renewable energy, hydrology, air quality, food 

production, biodiversity, and conservation

Growth

economic development, marketing, 

neighborhood perception, and branding

Transportation

multimodal transportation, connectivity, traffic 

calming, and street systems

Implementation

funding sources, potential partnerships, 

community engagement strategies, city 

policies, zoning, and barriers to achieving 

community’s goals

Figure 3

Project stakeholders discussed neighborhood assets and challenges 

during the workshop.

II. Neighborhood Workshop | Old North St. Louis

Participants identified several priority issues and goals for the 

neighborhood that the consultant team used to further develop 

the overall design strategies and study area design options 

illustrated in this report:

• Prioritize pedestrian infrastructure and connect the 

fragmented sidewalks.

• Consider potential safety issues on local streets used as 

truck routes to and from the interstate.

• Promote maker-spaces that provide training in trades 

needed for historic renovation, offer shared resources, and 

provide temporary housing for workers.

• Buffer traffic noise by increasing tree canopy along 

Interstate 70.

• Strengthen connections across Interstate 70 to the 

Mississippi River and future North Riverfront development.

• Examine the potential for increased market demand should 

the National Geospatial-Intelligence Agency relocate to the 

adjacent neighborhood.

• Improve utility infrastructure, including advanced fiber optics.

• Make neighborhood identity and branding easily 

recognizable.

• Improve lighting and nighttime safety.

• Make the neighborhood look cared for by cleaning up 

overgrown lots and replacing missing signs and street lights.

• Create job opportunities to keep money in the neighborhood.

SWT Design
Sustainably Developing a Historic District - Old North St. Louis | Project Area Assessment | 5

The design team assessed multiple facets 

of the neighborhood’s existing conditions, 

assets, opportunities, and constraints (listed at 

right). The team gathered information through 

collaboration with the city of St. Louis Planning 

and Urban Design Agency, Old North St. Louis 

Restoration Group, and other local utility, 

transportation, and planning organizations. The 

team conducted numerous site visits to field 

verify the data, document existing conditions, 

and gather an overall feel for the general 

character and livelihood of the neighborhood.

A. Prior Neighborhood Plans

City of St. Louis Strategic Land Use Plan (2005) and

A Plan for the Neighborhoods of the 5th Ward (2002).

B. Sewer System

Configuration of the existing sanitary sewer, storm sewer, and 

combined sewer system.

C. Topography

Current elevations with high and low points.

D. Tree Canopy and Surface Permeability

Existing tree canopy cover and permeable and impermeable 

surfaces.

E. Streets Most Suitable for Green Infrastructure

Streets that are most suitable for green infrastructure based on 

multiple weighted variables.

F. Destinations and Landmarks

Establishments that routinely attract residents and visitors.

G. Vacancy and Ownership

Current state of land and building vacancy categorized by 

ownership.

H. Current Land Use

Current land use as designated by the city of St. Louis.

I. Built Density and Zoning

Current zoning and building density on a block-by-block basis.

J. Demographic Data

Median age, ethnicity, and median home sale price.

K. Connectivity

All transit-related infrastructure including sidewalks, bus routes 

and stops, bicycle routes, and major access points to and from 

the neighborhood.

L. Street System

Functional classification of streets, speed limits, and traffic 

calming measures.

III. Project Area Assessment | Old North St. Louis

Existing Conditions Analysis

Figure 4

The consultant team and city of St. Louis department leaders 

examine a Metropolitan Sewer District demonstration rain 

garden that is one block north of the neighborhood.

SWT Design
Sustainably Developing a Historic District - Old North St. Louis | Project Area Assessment | 6

This 2005 update to the city’s Strategic Land 

Use Plan provides direction for people who 

want to make new investments in the city and 

identifies opportunities to preserve and develop 

established neighborhoods, historic districts, 

and business areas. Given Old North’s historic 

character and its national historic districts, the 

city designated much of the neighborhood as a 

neighborhood preservation area where the existing 

housing and corner commercial building stock 

will be preserved and augmented with new infill 

residential and corner commercial development 

physically integrated with, and primarily serving the 

immediate neighborhood. Along the western and 

southern boundaries are neighborhood commercial 

areas where the plan encourages the development 

of new and the rehabilitation of existing commercial 

uses that primarily serve adjacent neighborhoods. 

To the north and south are business/industrial 

preservation areas where stable businesses 

currently exist and the plan encourages them to 

remain. This plan provides guidance for the design 

options presented in Section IV of this report.

The 2002 5th Ward plan developed a 

comprehensive vision for four neighborhoods in 

the ward. When the plan was adopted, all of Old 

North was within the 5th Ward. After redistricting 

in 2011, approximately one quarter of the 

neighborhood on the northern end is now in the 

3rd Ward. The plan calls for predominately singlefamily homes in the central and northern parts of 

the neighborhood, with mixed-use development 

lining North Florissant Avenue to the west and 

south, institutional uses and parks to the east, and 

retail concentrated near Crown Square. Design 

options in Section IV are consistent with this 

5th Ward Plan.

City of St. Louis 

Strategic Land Use 

Plan of the St. Louis 

Comprehensive Plan

Adopted January 2005

A Plan for the 

Neighborhoods of the 

5th Ward

Adopted March 2002

Neighborhood Preservation Area

Neighborhood Development Area

Neighborhood Commercial Area

Regional Commercial Area

Recreational Open Space Preservation 

and Development Area

Business/Industrial Preservation Area

Business/Industrial Development Area

Institutional Preservation and Development Area

Specialty Mixed Use Area

Opportunity Area

Legend

Single Family

Mixed Use

Heavy Industrial

2 Family

Retail Trade (Multiple, Various) 

Transportation / Utilities or Communications

3-4 Family

Offices

Institutional / Community Facilities

Multi-Family

Light Industrial

Parks and Recreation

Vacant Land / Buildings

Legend

Figure 5

The City of St. Louis Strategic Land Use Plan, adopted in 2005, designates much 

of the neighborhood for preservation of existing uses.

Figure 6

A Plan for the Neighborhoods of the 5th Ward, adopted in 2002, identified 

opportunities for new housing, retail and mixed-use development, and park 

improvements.

A. Prior Neighborhood Plans
Sustainably Developing a Historic District - Old North St. Louis | Project Area Assessment | 7

In the city of St. Louis, homes 

and businesses are served by 

a combined stormwater and 

wastewater sewer system. The 

combined network of pipes 

serving Old North ranges in 

size from 6 to 216 inches in 

diameter, although a majority 

of the neighborhood is served 

by 6- to 24-inch pipes. These 

smaller pipes converge into 

larger pipes along North 

Market Street, Palm Street, 

and Branch Street.

In 2013, as part of a $3 million 

pilot program involving six 

neighborhood-scale green 

infrastructure projects in the 

Bissell Point watershed, the 

Metropolitan St. Louis Sewer 

District (MSD) constructed 

two rain gardens in the area 

to help manage stormwater 

runoff and lessen the burden 

on the combined sewer 

system. One rain garden is 

at the intersection of North 

14th Street and Clinton Street. 

The other is one block north 

of the neighborhood, at the 

intersection of Branch Street 

and 19th Street.

With climate change 

increasing the likelihood of 

more intense storm events and 

greater annual precipitation, 

more stormwater management 

techniques like these will 

become crucial to address 

water quality and volume 

concerns associated with an 

aging combined sewer system.

B. Sewer System

Figure 7

Sewer system.

Data sources:

Raw data provided by Metropolitan Sewer District. Jun. 2014.

Of the approximate 

3.2 miles of 

sewer in Old North, 

roughly.....

3% is sanitary sewer

1% is storm sewer

96% is combined
Sustainably Developing a Historic District - Old North St. Louis | Project Area Assessment | 8

Figure 8

Topography.

Data source:

Map created from 3-meter LIDAR data obtained from U.S. Department of Agriculture (USDA). 

“GeoSpatial Data Gateway.” https://gdg.sc.egov.usda.gov/GDGOrder.aspx. Accessed July 13, 2015.

1 EPA. Addressing Green Infrastructure Design Challenges in the Pittsburgh Region. 2014. 

epa.gov/sites/production/files/2015-10/documents/pittsburgh-united-steep-slopes-508.pdf.

Topography influences how 

stormwater flows, impacts 

wind patterns, and affects 

the amount of light received 

on a surface. Old North 

St. Louis is a relatively 

flat neighborhood, free 

of extreme slopes, with 

most areas having slopes 

between 0 and 6 percent. 

The neighborhood generally 

drains from west to east 

toward the Mississippi River. 

The high point of the 

neighborhood is in the 

northwestern portion near 

North Florissant Avenue and 

Sullivan Avenue. The lowest 

point is at the northeast 

corner of the neighborhood 

at Palm Street and North 

11th Street. A minor ridge 

runs in a northwestsouthwest direction 

through the center of the 

neighborhood. A secondary 

low point is in the southwest 

corner near the intersection 

of Cass Avenue and North 

13th Street.

C. Topography

The recommended 

maximum slope 

for a vegetated 

bioretention swale is

6%1. Most of the 

neighborhood meets 

this requirement.
Sustainably Developing a Historic District - Old North St. Louis | Project Area Assessment | 9

The existing tree canopy 

cover for the neighborhood 

is approximately 12 percent, 

with the highest concentration 

of canopy in the north. A 

higher percentage of tree 

canopy can greatly affect a 

neighborhood’s long-term 

environmental sustainability 

and quality of life. Mature 

trees can help reduce energy 

demand, air and water 

pollution, noise pollution, 

greenhouse gas emissions, 

ambient air temperatures, and 

heat-related illness. Given 

the large number of vacant 

parcels, the opportunity exists 

to dramatically increase tree 

canopy.

Roughly 57 percent of the 

neighborhood consists 

of impervious surfaces, 

including roofs, sidewalks, 

streets, and parking lots. The 

design options described 

in this report show how the 

paved or built surfaces in 

future development could 

infiltrate stormwater, which 

can lessen the strain on local 

infrastructure and improve 

water quality.

D. Tree Canopy and 

Surface Permeability

Figure 9

Tree canopy and surface permeability.

Data sources:

Tree canopy – Raw data provided by City of St. Louis Planning and Urban Design Agency. Jun. 2015.

Impervious surfaces – Raw data provided by Metropolitan Sewer District. 2013.

2 Cotrone, Vincent. “The Role of Trees and Forests in Healthy Watersheds.” Penn State Extension. 2015

extension.psu.edu/plants/green-industry/landscaping/culture/the-role-of-trees-and-forests-in-healthy-watersheds

A single small tree 

(9 years old) can 

intercept 58 gallons 

of stormwater from 

a 1/2-inch storm, 

while a mature 

evergreen can 

intercept 4,000 

gallons per year.2
Sustainably Developing a Historic District - Old North St. Louis | Project Area Assessment | 10

This green infrastructure 

suitability analysis 

considered constructability 

and hydrological benefits. 

Constructability is based 

on street lawn width, the 

presence of bus stops, and 

the presence of street trees. 

Hydrological benefits are 

based on street slopes, a 

street’s location within the 

watershed, and a street’s 

proximity to sewer backup 

and flooding complaints from 

residents.

The design team excluded 

streets with slopes greater 

than 2 percent from the 

suitability analysis because 

green infrastructure is more 

difficult to construct when 

slopes are greater, and the 

water quality benefits tend to 

be lower.

The relatively flat nature of the 

neighborhood makes it easier 

to efficiently treat precipitation 

where it falls. The current 

absence of trees along a 

majority of neighborhood 

streets facilitates construction 

of green infrastructure 

projects within the public 

right-of-way because it will not 

disturb existing roots.

E. Streets Most

Suitable for

Green Infrastructure

Figure 10

Streets most suitable for green infrastructure.

Data sources:

Street slopes, canopy cover, streets – Raw data provided by the City of St. Louis Planning and Urban Design 

Agency. Jun. 2015.

Watersheds – Raw data provided by Metropolitan Sewer District. Jun. 2014.

Sewer backup and flooding complaints – Raw data provided by City of St. Louis. Mar. 2014.

Rain gardens on both 

sides of the most

suitable streets could 

potentially infiltrate 

approximately 

583,000 gallons 

of water during a 

single storm event.
Sustainably Developing a Historic District - Old North St. Louis | Project Area Assessment | 11

Old North St. Louis is home 

to many popular cultural 

attractions, none more 

iconic than Crown Candy 

Kitchen. This old-fashioned 

restaurant, which specializes 

in homemade candy and 

fountain sodas, has been a 

St. Louis treasure in Old North 

since 1913.

The neighborhood also 

houses many churches, 

schools, Jackson Place Park, 

and the North City Farmer’s 

Market. The market is a 

weekly street market featuring 

a variety of foods and crafts 

located in the Crown Square 

area of Old North St. Louis, 

which was renovated in 2010. 

The market takes place every 

Saturday from the beginning 

of June through mid-October.

At the southern portion of 

the neighborhood sits the 

historic Mullanphy Emigrant 

Home. Listed on the National 

Register, this structure was 

built in 1867 to provide 

housing assistance to the 

thousands of immigrants that 

arrived from Europe after 

the Civil War. The currently 

vacant building is for sale 

and could be renovated into 

the bustling neighborhood 

attraction it once was.

F. Destinations 

and Landmarks

Crown Candy Kitchen 

was recently ranked 

number 4 on the list of 

America’s Best Diners 

for 2015 by Foursquare, 

a popular real-time 

location-sharing app.

Figure 11

Destinations and landmarks.

3

3

3

3

3

4

Data sources:

Schools, churches, and parks – Raw data provided by the City of St. Louis Planning and Urban Design Agency. 

Jun. 2015.

Image sources:

3 SWT Design. 2015. 4 North City Farmers’ Market Facebook Page. Jul. 2013.
Sustainably Developing a Historic District - Old North St. Louis | Project Area Assessment | 12

Old North St. Louis has 

experienced substantial 

depopulation since the 1950s, 

resulting in widespread 

property abandonment and 

vacancy. Over one-third of 

all neighborhood parcels are 

currently vacant, 70 percent 

of which are privately owned. 

The remaining 30 percent of 

vacant parcels are owned 

by the Land Reutilization 

Authority of St. Louis, a cityrun land bank that receives 

the title to all tax-delinquent 

properties not sold at the 

sheriff’s sale. The properties 

are maintained, marketed, 

and sold by the St. Louis 

Development Corporation’s 

Real Estate Department, the 

arm of city government that 

acquires property in the name 

of the Land Reutilization 

Authority.

The large number of vacant 

parcels and buildings means 

the design options could 

consider infill development 

at a block scale rather than 

parcel by parcel.

G. Vacancy 

and Ownership

Figure 12

Vacancy and ownership.

Data sources:

Vacancy and ownership – Raw data provided by the City of St. Louis Planning and Urban Design Agency. Jun. 2015.

37% 

of neighborhood 

parcels are vacant.

70% 

of the vacancies 

are privately owned.
Sustainably Developing a Historic District - Old North St. Louis | Project Area Assessment | 13

Commercial and retail activities 

are concentrated in two areas:

Crown Square and adjacent 

blocks west of North 14th Street 

between Wright Street and 

North Market Street. 

The southern portion of the 

neighborhood, within the 

NorthSide Regeneration taxincrement financing (TIF) district 

bounded by Chambers Street to 

the north and Hadley Street to 

the east.

Industrial and manufacturing 

uses are in the southeastern 

corner of the neighborhood, 

flanking commercial and retail 

uses to the west.

Institutional and park uses are 

primarily along the eastern edge 

of the neighborhood, adjacent to 

Interstate 70.

Residential uses, including 

single-, two-, and multi-family 

housing, are concentrated in 

the northern quarter of the 

neighborhood, north of Wright 

Street, and in the southern half 

between North Market Street 

and Chambers Street.

The large number of vacant lots 

in the neighborhood creates an 

opportunity for infill development 

that can strengthen existing 

concentrations of commercial 

and industrial properties while 

providing new housing in 

adjacent areas to support these 

businesses.

H. Current Land Use

At full build-out, Old 

North could potentially 

house nearly 5 times 

the current population, 

totaling 9,245 

residents.

Figure 13

Current land use.

Data sources:

Land use and TIF district – Raw data provided by the City of St. Louis Planning and Urban Design Agency. Jun. 2015.

Wards – Raw data provided by the City of St. Louis. 2015.
Sustainably Developing a Historic District - Old North St. Louis | Project Area Assessment | 14

Dividing the building footprint 

area in a block by the total 

area of the block shows 

that lot coverage in the 

neighborhood ranges from 1 

to 75 percent.

The highest built densities 

in the neighborhood occur 

in the northeast corner, 

southwest corner, and central 

portion along North 14th 

Street. These high densities 

correspond to non-residential 

uses.

The built density of most 

residential blocks is less than 

30 percent, with the upper end 

of the density corresponding 

with multifamily housing.

Residential makes up a 

majority of the zoning, with 

local commercial occurring at 

the western edge along North 

Florissant Avenue, industrial 

occurring in the southern 

portion south of Chambers 

Street, and neighborhood 

commercial along North 

Market Street and North 14th 

Street between Wright Street 

and Clinton Street.

I. Built Density

and Zoning

As of the 2010 census, 

the 250-acre 

neighborhood had 

approximately 995 

housing units, 78% of 

which were occupied.5

Figure 14

Built density and zoning.

Data sources:

Zoning – Raw data provided by City of St. Louis Planning and Urban Design Agency. Jun. 2015.

5 The City of St. Louis. “Census Results (2010).” dynamic.stlouis-mo.gov/census/neighborhood.cfm.

Accessed Nov. 18, 2015.
Sustainably Developing a Historic District - Old North St. Louis | Project Area Assessment | 15

As of the 2010 census, 

Old North St. Louis had a 

population of 1,916 residents. 

Seventy-eight percent of 

residents were AfricanAmerican, 19 percent were 

Caucasian, and 3 percent 

were Hispanic or Latino.

A majority of Caucasian and 

Hispanic or Latino residents 

live north of St. Louis Avenue. 

A majority of African-American 

residents live south of Wright 

Street. Each dot on the map 

represents one person, 

however, the dots have been 

dispersed per block, and 

each dot does not necessarily 

reflect the person’s actual 

location within the block.

The map divides median 

home sale price into three 

segments based on the 2014 

City of St. Louis Residential 

Market Analysis. Median 

home sale prices are much 

higher in the northern third of 

the neighborhood, coming in 

at $48,766 versus $27,940 

and $8,036 in other areas.

J. Demographic Data

Figure 15

Demographic data.

Data sources:

Age and race – Map created from TIGER 2010 Census Blocks data obtained from USDA. “GeoSpatial Data 

Gateway”. gdg.sc.egov.usda.gov/GDGOrder.aspx. Accessed Jul. 13, 2015.

Median home sale price – Data obtained from the City of St. Louis. Residential Market Analysis (RMA). 2014.

www.stlouis-mo.gov/government/departments/planning/documents/upload/MVA_Final_Large_4-18-14.pdf. 

6 The City of St. Louis Planning and Urban Design Agency. ACS Profile Report, 2009-2013.

The median age in 

the neighborhood 

is approximately 

27 years old.6

The 5 largest age 

groups are6:

25-34........18.6%

45-54........13.1%

35-44........12.1%

10-14........10.5%

60+............5.5%
Sustainably Developing a Historic District - Old North St. Louis | Project Area Assessment | 16

Although many households in Old 

North have no car, most of Old 

North is most easily accessed 

by motor vehicle. While at least 

a portion of sidewalk exists on 

almost every block, much of 

the overall sidewalk network 

is in disrepair or non-existent, 

making walking challenging and 

sometimes dangerous.

There are established MetroBus 

routes in the neighborhood 

and along the perimeter, with 

many stops along the way. The 

route along North 13th Street 

is the most heavily used in the 

neighborhood. Most locations 

within Old North are within two 

blocks of bus routes along North 

13th Street, St. Louis Avenue, or 

North Florissant Avenue.

Current Bike St. Louis routes are 

along North Florissant Avenue and 

along Blair Avenue. These routes 

are shared lanes with vehicular 

traffic and can be dangerous at 

times. Future greenway trails 

are planned in the area, with 

the most relevant being the 

Great Rivers Greenway Iron 

Horse Trestle project, a 1.5-mile 

elevated, multi-use trail that would 

terminate at the southern edge of 

the Old North neighborhood and 

provide a connection to the larger 

surrounding regional trail network.

Interstate 70 creates the eastern 

boundary of the neighborhood, 

and currently three crossing 

points exist: at St. Louis Avenue, 

Madison Street, and Cass Avenue.

K. Connectivity

Figure 16

Connectivity.

Data sources:

Streets, sidewalks, and proposed MetroLink – Raw data provided by City of St. Louis Planning and Urban 

Design Agency. Jun. 2015.

Transit – Raw data provided by the Bi-State Development Agency. Apr. 2013.

Bike infrastructure – Raw data provided by Great Rivers Greenway. Feb. 2013.

7 The City of St. Louis Planning and Urban Design Agency. ACS Profile Report, 2009-2013.

Residents’ commute 

to work (age 16+)7:

drive alone ........ 57%

public transit ..... 16%

carpool.............. 11%

other................... 7%

work at home......6%

walk .................... 3%
Sustainably Developing a Historic District - Old North St. Louis | Project Area Assessment | 17

Most of Old North is made 

up of local streets with a 

speed limit of 25 miles per 

hour. North Florissant Avenue 

creates the western boundary 

of the neighborhood and is 

considered a principal arterial 

with a posted speed limit of 35 

miles per hour, though many 

drivers exceed the speed 

limit. Interstate 70 forms the 

western boundary and has 

a posted speed limit of 60 

miles per hour. Cass Avenue 

flanks the neighborhood to 

the south and is considered a 

minor arterial with a 30 miles 

per hour speed limit. North 

13th Street and a portion of 

St. Louis Avenue and Palm 

Street are classified as urban 

collectors with speed limits of 

25, 30, and 30 miles per hour, 

respectively.

Three-foot-tall, painted 

concrete sewer pipe sections, 

some filled with plantings and 

locally known as “Schoemehl 

pots,” function as small traffic 

circles to help slow vehicles 

at the intersections of Blair 

Avenue and Hebert Street, 

19th Street and Sullivan 

Avenue, 19th Street and Palm 

Street, and 20th Street and 

Palm Street.

L. Street System

Figure 17

Street system.

Data sources:

Street functional classification – Raw data provided by City of St. Louis Planning and Urban Design 

Agency. Jun. 2015.

Speed limits – Raw data provided by the City of St. Louis. Apr. 2015.

8 AAA Foundation for Traffic Safety. Impact Speed and a Pedestrian’s Risk of Severe Injury or Death. 2011

www.aaafoundation.org/sites/default/files/2011PedestrianRiskVsSpeed.pdf.

The average risk of 

severe injury for a 

pedestrian struck by 

a vehicle goes from 

75% to 50%

when the speed of 

impact is reduced 

from 39 to 31 mph.8
Sustainably Developing a Historic District - Old North St. Louis | Design Options | 18

IV. Design Options | Old North St. Louis

Overall Neighborhood Strategies and Specific Study Area Design Options

After considering input received at the 

neighborhood workshop and the existing 

conditions assessment, the design team 

developed three overarching, neighborhood-wide 

strategies for meeting the community’s goals:

A) Improve connectivity to enable people 

walking, biking, or taking public transit to easily 

get to and from the neighborhood.

B) Enhance environmental performance

to help the community reach its sustainability 

goals and provide value-added benefits to the 

neighborhood.

C) Encourage more productive land use

to make the most of vacant and underutilized 

properties and promote increased density.

These three strategies provided the framework 

for the design options the team developed 

for the five study areas. The strategies 

support the neighborhood’s main goals of 

revitalization; historic preservation; encouraging 

environmentally sustainable practices; increased 

density; and improving economic, social, and environmental 

conditions for residents, business owners, and visitors. All three 

overarching strategies are interwoven, and the design options 

for each study area strive to accomplish multiple strategies. For 

example, improving connectivity to adjacent neighborhoods 

and the greater region makes Old North more attractive for 

downtown workers, creating more housing demand in the 

neighborhood. As demand for housing grows, more of the 

vacant housing stock and historic assets will be revitalized. 

This revitalization helps preserve the district’s historic character 

while incorporating environmentally sustainable practices 

like stormwater harvesting and local energy production, thus 

improving environmental performance. Increasing housing 

density creates more demand for goods and services and 

attracts public and private investment into the neighborhood. 

Putting vacant land to more productive use through outside 

investment and smart strategic planning will improve the 

neighborhood’s economic base and boost residents’ well-being. 

With implementation of these strategies, the neighborhood 

could become known locally as the city’s “eco village” where 

residents strive to become more socially, economically, and 

ecologically sustainable.
Sustainably Developing a Historic District - Old North St. Louis | Design Options | 19

A. Connectivity | Neighborhood Strategy

Since the neighborhood is just north of 

downtown, many residents could get to 

jobs, services, and amenities downtown 

on foot, by bike, or by public transit. 

However, many residents who have 

personal vehicles consider driving to be 

the only viable option because of poor 

sidewalk conditions and the lack of safe 

bicycle facilities. Figure 18 illustrates 

a district-wide approach to meeting 

the community’s goal of improving 

neighborhood access.

A key strategy to improve connectivity 

along North Florissant Avenue is 

improved transit, such as bus rapid 

transit, a streetcar, or expansion of the 

city’s light rail system. New transit stops 

with bikeshare stations would add more 

transportation options. A carshare option 

could be strategically located in the 

Crown Square area.

Additional strategies include connecting 

the neighborhood to the existing city-wide 

bicycle and pedestrian network. Great 

Rivers Greenway plans to transform 

the Iron Horse Trestle, an abandoned 

elevated rail line, into a multi-use trail. A 

planned Great Rivers Greenway trailhead 

node in the neighborhood, with signs 

showing the regional trail system and 

nearby amenities, would let pedestrians 

and bicyclists get to Old North from the 

south and east. The greenway trail could 

connect to new cycle tracks on both sides 

of North Florissant Avenue. Cycle tracks 

are bicycle-only lanes separated from 

sidewalks and protected from vehicular 

traffic by parking spaces. On designated 

bike routes through the neighborhood, 

curb extensions and route markings 

could help calm vehicular traffic and 

make biking and walking safer. A case 

study of the Cultural Trail in Indianapolis 

(page 21) shows how a multi-use trail 

can link destinations and help revitalize 

neighborhoods along the way.

Residents identified the fragmented 

sidewalk network as a major challenge. 

Reconnecting the sidewalk grid 

would help meet the community’s 

goal of restoring and maintaining the 

neighborhood’s walkable, historic 

character.

Figure 18

Potential improvements to neighborhood transportation infrastructure and amenities.

Data references:

Trails – Raw data provided by Great Rivers Greenway. 2015.

Streetcar, bus rapid transit route, and sidewalks – Raw data provided by the City of St. Louis 

Planning and Urban Design Agency. Jun. 2015.

Reconnecting former through-streets and creating several new alleys would 

make navigating through the neighborhood more intuitive and let residents 

reach their destinations more efficiently. Even streets that are currently cut off 

by large multifamily developments could be reopened, as no housing units 

currently block potential street reopenings. However, any reopening would 

depend on the parcel owner’s consent.
Sustainably Developing a Historic District - Old North St. Louis | Design Options | 20

A

Flickr User James Willamor, 2012.

D

E

B

C

Wikimedia Commons User Ben Schumin, 2010 

SWT Design Williams Creek Consulting

Williams Creek Consulting

Figure 19

A) Passenger transit systems, such as streetcars, bus rapid transit, or light rail, offer affordable transportation options that make getting around easier 

for people who cannot or prefer not to drive and can increase private investment along the route. B) Regional Trails - St. Louis is home to an extensive 

pedestrian and bicycle trail network. The Iron Horse Trestle, an abandoned elevated rail line envisioned as a multi-use trail undisturbed by roads or 

highways, would connect Old North St. Louis with this network, giving residents and visitors a healthy, fun, and environmentally friendly way to get 

around town. C) Bicyclist safety - Protected bicycle lanes offer safe routes for the increasing number of cyclists in the St. Louis region. These lanes 

can make people feel more comfortable and encourage them to get exercise by biking. D) Dual Paths - Multi-use trails revitalize struggling communities 

by helping to support the growth and development of new local business corridors, while providing safe recreational routes for residents and visitors. 

Separate areas for walkers and bikers improve the comfort and safety of all users. E) Bike- and Carshare - Bikeshare programs offer a convenient, 

healthy, and economical way to commute, and the 2014 St. Louis Bike Share Study identified Old North as a viable station location. Another option is 

carsharing, where users can rent a car for short time periods, providing an affordable option for people who only occasionally need a vehicle.
Sustainably Developing a Historic District - Old North St. Louis | Design Options | 21

Figure 21

People walking and biking have easy access to cafes and shops along 

various segments of the trail.

9 Majors, Jessica and Sue Burow. Assessment of the 

Impact of the Indianapolis Cultural Trail: A Legacy of 

Gene and Marilyn Glick. Indiana Public Policy Institute. 

2015.indyculturaltrail.org.s3.amazonaws.com/wp-content/

uploads/2015/07/15-C02-CulturalTrail-Assessment.pdf

Figure 20

Stormwater planters are located along the 8-mile, multi-use Cultural Trail.

A. Connectivity | Case Study

 Indianapolis Cultural Trail | Indianapolis, Indiana

The Indianapolis Cultural Trail is an 8-mile, 

multi-use trail connecting six cultural districts in 

downtown Indianapolis, Indiana. The trail was 

funded through a public-private partnership with 

an initial gift from local philanthropists Gene and 

Marilyn Glick in 2007 and a U.S. Department 

of Transportation Transportation Investment 

Generating Economic Recovery (TIGER) Grant 

in 2010.

Originally conceived as a way to promote the 

city’s cultural assets, the trail features 19 public 

art projects. Landscaping and stormwater 

planters reduce the volume and rate of 

stormwater flow to the combined sewer system. 

The trail’s 26 stormwater planters divert more 

than 4 million gallons of stormwater annually 

from the combined system and feature native, 

drought-resistant species. Indianapolis Cultural 

Trail Inc., a local nonprofit funded through 

philanthropic donations, maintains, manages, 

and promotes the trail.

Trail users enjoy protected bike and pedestrian 

facilities, which make them feel safer and more 

comfortable. The trail connects to 40 miles of 

the larger Indianapolis Parks Greenway Trail 

System and a growing regional trail network 

in the counties surrounding the Indianapolis 

metropolitan area. A survey by the Indiana 

University Public Policy Institute showed that 

41.1 percent of users use the trail for exercise 

and recreational purposes, while 17 percent use 

the trail for their commute to work.9

The trail has revitalized downtown 

neighborhoods since its completion in 2013. The 

same Indiana University Public Policy Institute 

study found that property values within one block 

of the trail increased 148 percent between 2008 

and 2014 as businesses expanded or relocated 

along the trail, anticipating the increased 

pedestrian activity.9 In 2014, Indianapolis Cultural 

Trail Inc. added 26 bikeshare stations with 250 

bikes, providing a convenient option for residents 

and visitors to enjoy the trail.

Visit Indy Williams Creek Consulting
Sustainably Developing a Historic District - Old North St. Louis | Design Options | 22

Figure 22

Potential neighborhood-wide environmental performance improvements.

B. Environmental Performance | Neighborhood Strategy

The 2013 City of St. Louis Sustainability 

Plan set goals for the city’s future 

environmental performance, including 

increased tree canopy, reduced 

stormwater runoff, and reduced energy 

consumption.

Figure 22 illustrates a districtwide approach to improving the 

neighborhood’s environmental 

performance that could help meet the 

city’s goals.

Techniques to improve stormwater 

management include curb extensions 

with rain gardens and permeable 

parking bays on major streets, 

permeable pavement in alleys, and 

larger bioretention rain gardens that can 

manage stormwater runoff from multiple 

blocks. Bioretention for each block is 

located in areas of adjacent vacant 

parcels and spread evenly throughout 

the neighborhood.

Shared renewable energy sources 

could reduce utility costs for existing 

and new buildings. Alleys are underlaid 

with geothermal wells for residential 

and commercial heating and cooling. 

Solar collection fields can help the 

neighborhood become less reliant on 

outside energy sources. These fields are 

spaced out on vacant parcels throughout 

the neighborhood to maximize access 

to the greatest number of homes 

and businesses. A wind farm on the 

south end of the neighborhood could 

create additional energy and become 

a landmark visible from downtown and 

across the Mississippi River, helping to 

brand the neighborhood as sustainable. 

Large industrially zoned properties in 

the south end of the neighborhood could 

accommodate wind farm activities, and 

stronger winds in the open southwestern 

corner could maximize energy 

production.

Doubling the tree canopy cover in the 

neighborhood would create shade, 

improve air quality, enhance aesthetics, 

reduce runoff, and give residents a 

much-desired buffer from the interstate 

to the east.

Data references:

Vacancy and existing tree canopy – Raw data provided by the City of St. Louis Planning and Urban 

Design Agency. Jun. 2015.

As new development is built and existing buildings are renovated, green 

building techniques can help reduce energy consumption, water use, and 

construction waste. 
Sustainably Developing a Historic District - Old North St. Louis | Design Options | 23 Wikimedia Commons User Labraun90, 2009 Williams Creek Consulting Wikimedia Commons User Harryzilber, 2009 

SWT Design SWT Design

A

C

B D E

Figure 23

A) Solar energy - Solar panels on roofs of homes, garages, and carports can provide renewable energy for residents and businesses. Tax credits 

are available to help absorb initial costs, and local utility companies offer rebates for customers with solar installations. B) Green streets incorporate 

elements such as trees, plantings along the street that capture and absorb rainfall, and permeable pavement to manage stormwater. They make 

the street more attractive and help keep pedestrians safer by buffering sidewalks from traffic. They can also help reduce ambient air temperature, 

making walking and bicycling more appealing in hot weather. C) Green roofs - Rooftop plantings intercept, absorb, and store rainfall. This stormwater 

management tactic helps reduce strain on sewer systems and can remove pollutants before stormwater runoff enters waterways. Green roofs can also 

help insulate a building, reducing heating and cooling costs. D) Wind energy - Wind turbines provide a clean, renewable energy source and can be 

eligible for federal income tax credits for energy efficiency. E) Permeable pavements let water infiltrate through the surface material into the soil below 

and eventually into ground water. These pavements relieve stress on local sewer systems, help reduce local flooding, reduce polluted runoff into water 

bodies, and can add character and aesthetic appeal.
Sustainably Developing a Historic District - Old North St. Louis | Design Options | 24

Figure 26

Broadway Street improvements included safer crosswalks and new street 

trees.

Figure 24

Pedestrian crossings, permeable paving, and curb extensions with native 

plants are located along Broadway Street.

Figure 25

Stamped concrete resembling a wooden boardwalk reflects the city’s history.

SWT Design SWT Design SWT Design

B. Environmental Performance | Case Study

 Broadway Street Improvements | Cape Girardeau, Missouri

The Broadway corridor in the heart of historic 

downtown Cape Girardeau, Missouri, consists 

of nine blocks of Broadway Street leading down 

to the Mississippi River. The city wanted to 

revitalize the area, reduce stormwater runoff, 

and make downtown safer and more walkable 

by adding environmental improvements to the 

streetscape, which were completed in 2012.

The reconfigured street incorporates permeable 

paving in parking areas to delineate the space 

and infiltrate stormwater. The natural slope 

of the street toward the Mississippi River had 

previously caused major flooding along the 

street. Permeable pavers help alleviate on-street 

flooding, reduce stormwater flow, and remove 

pollutants before runoff enters the river. Curb 

extensions shorten pedestrian crossings and 

integrate rain gardens to further filter stormwater 

runoff. Durable, low-maintenance native plants 

provide seasonal color while softening the 

aesthetic of the corridor.

To protect pedestrians and encourage walking, 

raised, mid-block pedestrian crossings calm 

traffic, draw attention to the crosswalk, reduce 

the distance pedestrians have to cross, and 

create more frequent crossing points. Stamped 

concrete on the sidewalk mimics the historical 

boardwalk that once provided pedestrian 

connections when the city was first established.

Permeable parking, curb extensions with rain 

gardens, and highly visible pedestrian crossings 

could be used in the street network of Old 

North St. Louis to tie in with the neighborhood’s 

historic character while helping to mitigate 

localized flooding and improve pedestrian safety, 

two issues voiced by the residents of Old North.
Sustainably Developing a Historic District - Old North St. Louis | Design Options | 25

With nearly half of its parcels sitting 

vacant, Old North struggles to reach the 

density needed to become the vibrant and 

sustainable neighborhood it once was and 

would like to be again. 

Figure 27 illustrates how currently vacant 

lots could be filled consistent with the 

neighborhood’s goals for economic 

development and improved environmental 

performance. The strategy includes a mixture 

of new residential and commercial infill to 

increase density but recognizes that filling all 

of the vacant parcels with new development 

might not be possible or necessary to meet 

the community’s goals. Specific uses shown 

in this strategy are based on current zoning, 

suggestions in the city’s Strategic Land Use 

Plan, and the consultant team’s site inventory 

and analysis.

Narrow, mid-block, vacant parcels that 

might have the most difficulty attracting infill 

development could become part of a “side 

lot opportunity” program that lets neighboring 

residents temporarily extend their property. In 

this potential new city program, residents could 

rent adjacent lots for a minimal fee to extend 

their yard in exchange for maintaining them. 

Vacant lots in the program would be maintained 

by a private owner until future development 

occurs. The program could be an interim 

step towards achieving the neighborhood’s 

vision for greater density by improving the 

neighborhood’s overall aesthetics, which would 

help attract new residents.

Parcels that could support urban agriculture, 

renewable energy generation, or bioretention 

could help achieve the neighborhood’s 

goals of creating opportunities for shared 

neighborhood resources and improving the 

neighborhood’s environmental performance.

For the southern end of the neighborhood, 

residents embraced the idea of maintaining 

the current industrial zoning to support 

cottage industries, small businesses, or 

manufacturers that typically operate out of 

homes or offices. These cottage industries 

could help meet the neighborhood’s 

immediate needs for restoration services, 

while also providing jobs and training for 

current and future residents.

C. Productive Land Use | Neighborhood Strategy

Figure 27

Potential uses for vacant parcels.

Data references:

Parcels and land use – Raw data provided by the City of St. Louis Planning and Urban Design 

Agency. Jun. 2015.

Single- and multi-family housing uses fill in the gaps in existing residential 

development. Mixed-use infill is primarily concentrated around Crown Square 

and acts as a buffer between residential and other uses. New commercial uses 

line North Florissant Avenue to the west and Interstate 70 to the east. Parks are 

located around residential development and at the landing of the planned Great 

Rivers Greenway Iron Horse Trestle in the southern portion of the neighborhood.
Sustainably Developing a Historic District - Old North St. Louis | Design Options | 26

Wikimedia Commons User Victorgrigas, 2013 Cohen Architecture 

Wikimedia Commons User DoxTxob, 2013 SWT Design

SWT Design

Figure 28

A) Neighborhood energy production - Creating and using renewable energy within a neighborhood can reduce greenhouse gas emissions and lower 

energy costs. Community solar facilities can also allow multifamily building residents, renters, and homeowners with shaded or unsuitable roofs to get 

clean, reliable energy. B) Education - Community spaces such as local gardens or monuments can offer more than a relaxing oasis. They can share 

facts, anecdotes, or lessons about the neighborhood, its history, environmental protection, and other topics. C) Infill development sites are generally 

close to job centers, already served by public infrastructure, and can help struggling historic communities regain the density of people and amenities that 

once let them thrive. D) Alternative land use - Reimagining vacant lots with alternative uses, such as dog parks or gathering venues, gives residents 

more recreational opportunities. Communities offering a broader range of activities are generally more attractive to prospective residents. E) Urban 

agriculture - Transforming underused parcels into urban farms can have a profound impact on a neighborhood’s success. These farms make healthy, 

local food easier for residents to get, create jobs, develop skills, remediate brownfields, and encourage residents to meet and work together to improve 

the neighborhood.

A

C

D E B
Sustainably Developing a Historic District - Old North St. Louis | Design Options | 27

Figure 29

A new home in the Lower 9th Ward.

Figure 30

Solar panels on new, affordable housing units reduce energy costs for residents.

C. Productive Land Use | Case Study

 Make it Right | New Orleans, LA

The Make It Right organization has worked 

in the Lower Ninth Ward of New Orleans 

since 2007 to provide new, environmentally 

sustainable infill housing in areas affected by 

Hurricane Katrina. As of 2015, its roughly 100 

houses have all achieved Leadership in Energy 

and Environmental Design (LEED) Platinum 

ratings and are home to more than 350 people. 

The organization also educates neighborhood 

residents about environmentally sustainable 

building practices and provides hands-on 

training, particularly in installing solar panels. 

While Make It Right mainly provides housing, it 

also is helping to create neighborhood gardens 

and a playground.

The technologies and design strategies the 

houses use include alternative energy sources, 

innovative indoor lighting techniques, and 

new approaches to improve indoor air quality. 

Project planners and designers conduct indepth analyses of the materials’ environmental 

impacts and life cycles to select the most 

environmentally sustainable.

Residents provided many ideas during public 

meetings to engage the community and identify 

residents’ needs. For example, the houses were 

designed to include many traditional features 

such as front porches, natural ventilation, and 

usable outdoor green space. 

The Make It Right model shows a way 

to develop clusters of environmentally 

sustainable, community-focused, single-family 

housing in blocks that are predominantly 

vacant. This model gives broad strategies 

for community engagement while developing 

contemporary housing that reflects the 

neighborhood’s historic character.

Flickr user Mark Gstohl, 2008. Flickr user Mark Gstohl, 2008. 
Sustainably Developing a Historic District - Old North St. Louis | Design Options | 28

The study areas in the Old North 

St. Louis neighborhood illustrate 

how the overall strategies might 

be implemented on individual sites 

to improve connectivity, enhance 

environmental performance, and 

encourage more productive land 

use. The study areas encapsulate 

a wide range of conditions, which 

can make it easier for other places 

with similar conditions in Old North 

and throughout St. Louis to use the 

design options as a model.

The study areas are:

1. Gateway, at the southern edge 

of the neighborhood, could become 

a gateway between downtown St. 

Louis and Old North. 

2. Corridor, along a portion of 

North Florissant Avenue, illustrates 

how an oversized street could be 

transformed to include multimodal 

transportation options and 

mixed-use development on the 

neighborhood’s periphery.

3. Green Blocks, in a part of the 

neighborhood with a significant 

number of contiguous vacant parcels, 

provides the opportunity to increase 

density by developing sustainable 

infill residential development.

4. Connector, on St. Louis Avenue, 

provides the opportunity to extend 

the success of Crown Square to 

North Florissant Avenue.

5. Strengthened Residential, 

in one of the most intact and 

inhabited residential blocks in the 

neighborhood, offers an opportunity 

to build on the area’s success 

by showing how environmental 

performance and pedestrian safety 

can be improved while enhancing the 

desirable historic qualities.

D. Study Areas | Design Options

Figure 31

Study areas for the site-scale design options.
Figure 32

Existing condition, looking northwest.

Figure 33

Design option.

The southern portion of the neighborhood is positioned 

as the gateway to and from downtown St. Louis. It is 

the first part of the neighborhood people encounter 

when traveling north from downtown. Significant 

redevelopment potential exists with numerous large, 

vacant lots and abandoned structures. 

The design option enhances the neighborhood’s 

identity and strengthens connections to downtown by 

transforming the southern edge of the neighborhood 

into a gateway. At the heart is a new, activated 

community gathering space that tells visitors they 

have arrived in Old North. This space centers on the 

Mullanphy Emigrant Home, a 150-year-old, vacant 

landmark building that residents would like restored as 

a community anchor. Potential uses include a hostel or 

community event space and visitor center.

Reconfigured streetscapes encourage walking and 

biking by improving safety. Rain gardens and tree 

plantings treat stormwater, create habitat, and soften 

the edge of the neighborhood while meeting the goals 

of improving air quality and increasing tree canopy. The 

newly created gathering spaces can be used to show 

how the neighborhood is integrating environmentally 

sustainable best practices with historic character.

New space for cottage industries meets the community’s 

goal of providing employment and job training opportunities 

to residents, while offering historic building renovation 

services to support neighborhood rejuvenation.

SWT Design SWT Design

1. Gateway | Study Area 

 Mullanphy Street and 14th Street
Sustainably Developing a Historic District - Old North St. Louis | Design Options | 30 NORTH 13TH ST

1

2

2

2

2

3

12

4

5

6

6

6

7

8

9

14

10

17

15

16

16

15

13 13

13

13 11

11

11

MULLANPHY ST MULLANPHY ST NORTH 14TH ST

NORTH 14TH STEAST 14TH ST

BLAIR AVE

 Design

12

Context map

0’ 20’ 40’ 60’ 80’ 

Figure 34

Design option.

In this design option, closing of the 130-foot segment 

of Mullanphy Street west of North 13th Street makes 

this area safer for pedestrians and frees space to 

create a gateway park at the southern end of the 

neighborhood. This segment currently conveys little 

traffic, and its closure would not require much of 

a detour for vehicles. Rain gardens and gathering 

spaces flank the east-west greenway trail as it 

connects from the North 14th Street transit corridor 

to the Iron Horse Trestle on the east side of the 

neighborhood. Neighborhood branding at North 

14th Street and Mullanphy Street announces one’s 

arrival to the revitalized historic neighborhood. The 

six-lane portion of Mullanphy Street is reconfigured 

by slightly narrowing driving lanes and removing the 

continuous center turn lane to improve pedestrian 

and bike safety, while also designating space for 

permeable parking areas and bioswales. This street 

reconfiguration would not slow the flow of traffic 

given current traffic counts. Highly visible crosswalks 

create safe pedestrian connections between the 

blocks of this enhanced gateway. Infill commercial 

and cottage industrial spaces are developed around 

this central area. New development incorporates 

solar panels, green roofs, and 

rainwater harvesting to reduce its 

environmental impacts. The owner 

of a private parcel between North 

14th and 13th streets adjacent to 

the greenway trail would have an 

opportunity to open a new business 

to serve trail users and residents.

SWT

1. Gateway | Study Area 

 Mullanphy Street and 14th Street 1 Restored Mullanphy 

Emigrant Home

2 Greenway trail

3 Bike depot and cafe

4 Bikeshare station

5 Boulevard median

6 Rain garden

7 Reconfigured intersection

8 Light rail or streetcar station

9 Cottage industrial

10 High-visibility crosswalks

11 Permeable parking

12 Solar panels

13 Community gathering space

14 Green roof

15 Neighborhood branding

16 Permeable alley

17 Bioswale
Sustainably Developing a Historic District - Old North St. Louis | Design Options | 31

Figure 36

Design option.

Figure 35

Existing condition.

DRIVE LANE DRIVE LANE DRIVE LANE

CENTER 

SIDEWALK TURN LANE DRIVE LANE DRIVE LANE DRIVE LANE SIDEWALK

BIOSWALE DRIVE LANE DRIVE LANE

BOULEVARD 

PLANTING DRIVE LANE DRIVE LANE

PERMEABLE 

SIDEWALK PARKING SIDEWALK

RIGHT-OF-WAYRIGHT-OF-WAY

Mullanphy Street east of North 13th Street 

currently has six drive lanes and a center turn 

lane, creating a neighborhood perimeter that 

is a challenge for pedestrians and bicyclists. 

Traffic on the road is currently quite low. As 

one resident pointed out, “You could pitch a 

tent out there, and no one would bother you.” 

Stormwater is conveyed through conventional 

grey infrastructure, while high-pressure sodium 

streetlights dimly light the area, are inefficient, 

and often burn out.

In the design option, the road is reduced to four drive lanes 

with a boulevard median to help calm traffic. The reduced 

road width is adequate for the traffic volume and helps meet 

the neighborhood’s goal of improving safety for walkers and 

bicyclists on their way to and from downtown. Tree plantings in 

the median add canopy coverage while intercepting rainfall. On 

the south side of the street, a bioswale replaces the outer drive 

lane, collecting street runoff and providing planting space for 

street trees. On the north side of the street, a permeable parking 

lane collects runoff and gives drivers access to the gateway 

park and new development. High-efficiency fixtures designed 

to reduce light pollution illuminate the street and sidewalks 

and help meet the goal of reducing the neighborhood’s overall 

energy footprint.

SWT Design SWT Design

1. Gateway | Study Area 

 Mullanphy Street and 14th Street
2. Corridor | Study Area 

 North Florissant Avenue at Benton Street

Figure 37

Existing condition, looking southeast along North Florissant Avenue. At this intersection, 

North Florissant Avenue is an oversized street with little traffic around morning rush 

hour. Though downtown is clearly visible at the end of the street, pavement, vacant 

land, and aging infrastructure dominate the view.

The multiple, vacant, corner lots at North 

Florissant Avenue and Benton Street offer 

opportunities to increase productive land use 

and commercial and residential densities. 

New commercial, mixed-use development on 

the western edge of the neighborhood and a 

reconfigured streetscape shift the focus from 

a car-oriented through-street to a shared 

space incorporating better and safer public 

transit and bicycle and pedestrian connections. 

The streetscape is enhanced with green 

infrastructure and street trees. On-street parking 

for businesses and amenities such as new 

transit stops and bikeshare stations enliven 

the street and promote infill development while 

addressing the neighborhood goal of increasing 

density to support new businesses and services 

and create a market for vacant, historic 

buildings. Multiple landowners and shallow 

parcels could potentially create a short-term 

challenge for development. Over time, a phased 

approach could include public investments in 

streetscape improvements and transit coupled 

with private rehabilitation efforts that would catalyze development 

and ultimately establish a corridor with significantly higher 

residential and commercial densities.

SWT Design SWT Design

Figure 38

Design option (Phase 1).
Sustainably Developing a Historic District - Old North St. Louis | Design Options | 33

Context map

Figure 39

Design option.

1

2 2

3

3

3

3

4

4

5

6

7

8

9

9

12

13

10

11

11

11

11

10

10

10

NORTH FLORISSANT AVE

BENTON ST

NORTH MARKET ST

0’ 20’ 40’ 60’

The reconfigured street features curb 

extensions, high-visibility crosswalks, 

and protected bike lanes to help meet the 

community’s goals of enhancing pedestrian 

and cyclist safety and improving access to the 

neighborhood. A streetcar stop and bikeshare 

station at North Market Street provide new 

transportation options. Permeable paving and 

rain gardens intercept street runoff and reduce 

the strain on the combined sewer system, while 

enhancements to an existing parklet create 

a community gathering space and help treat 

stormwater. New mixed-use infill development is 

phased in along the corridor, framing the street 

to fit the historic character. In the first phases of 

development, infill buildings along this portion of 

the corridor would meet the existing three-story 

scale of adjacent structures. As density increases over time, the 

number of stories in new infill buildings could potentially increase 

with demand and closer proximity to downtown.

SWT Design

2. Corridor | Study Area 

 North Florissant Avenue at Benton Street

1 Shared transit and drive lane

2 Cycletrack

3 Permeable parking

4 Protected bike intersection

5 High visibility crossings

6 Bioswale

7 Increased tree canopy

8 Improved open space

9 Transit platform and shelter

10 Mixed-use infill development

11 Green roof

12 Bikeshare station

13 Community gathering space
Sustainably Developing a Historic District - Old North St. Louis | Design Options | 34

BIKE 

LANE

BIKE 

LANE

STREET

SHOULDER

STREET

SIDEWALK SHOULDER DRIVE LANE DRIVE LANE SIDEWALK

CENTER 

TURN LANE DRIVE LANE DRIVE LANE

Figure 41

Design option.

Figure 40

Existing condition.

SHARED DRIVE LANE/ 

TRANSIT LANE

SHARED DRIVE LANE/ 

TRANSIT LANE

PERMEABLE 

PARKING/ 

TRANSIT STOP

PERMEABLE 

PARKING/ 

CYCLE- TRANSIT STOP

TRACK

CYCLETRACK

BIOSWALE

BIOSWALE

SIDEWALK DRIVE LANE DRIVE LANE SIDEWALK RIGHT-OF-WAY RIGHT-OF-WAY

As currently configured, North Florissant 

Avenue has four drive lanes and a central 

turn lane. In early 2015, the outermost lanes 

were restriped as bike lanes, creating narrow, 

unmarked street shoulders between the bike 

lanes and sidewalks that some motorists 

interpret as a driving or parking lane, resulting 

in potential conflicts for cyclists. The street’s 

width encourages people to drive faster than 

the speed limit. As a result, pedestrians and 

cyclists largely avoid this street.

In the design option, lanes on North Florissant 

Avenue are reconfigured to accommodate a 

shared drive-transit lane and parking lanes on 

each side. The sidewalk realm incorporates a cycle track raised 

to the level of the sidewalk, bioswales, and street trees. The 

focus of the street now shifts from vehicles to a more balanced 

mode share. Raising the cycle track to the pedestrian realm 

and establishing on-street parking creates a buffer between 

people and vehicles while helping to remedy Old North 

residents’ bicycle safety concerns. The parking lanes and cycle 

tracks are permeable, directing runoff from the entire street and 

pedestrian realm to the subterranean stormwater management 

system. Increased tree canopy further captures rainfall, 

provides shade for people walking and biking, and reduces 

ambient air temperatures. Well-lit transit shelters with bikeshare 

stations help the neighborhood achieve its goal of incorporating 

multimodal transportation options for residents and visitors. 

SWT Design SWT Design

2. Corridor | Study Area 

 North Florissant Avenue at Benton Street
3. Green Blocks | Study Area 

 Monroe and Clinton streets at 13th Street

Figure 42

Existing condition, looking east toward the Mississippi River. The buildings with 

white roofs are recently constructed Habitat for Humanity homes.

This study area is in a largely vacant portion 

of the neighborhood. Habitat for Humanity 

constructed new housing units in 2011, and 

the Metropolitan St. Louis Sewer District built 

a demonstration rain garden at the southwest 

corner of the block in 2013.

In the design option, the significant number 

of contiguous vacant parcels provide an 

opportunity to make block-scale changes that 

would be more challenging to implement in 

more densely developed areas. Neighborhood 

residents expressed a clear preference for 

retaining and enhancing the functionality of the 

neighborhood’s historic alleys while encouraging 

the social activity between residents that gives 

the neighborhood its desired village feel.

The alley has been rethought as a space for 

infrastructure to promote development and 

improve access to shared neighborhood 

resources. In this design option, a public 

investment in green infrastructure in the alley 

right-of-way would take the financial burden 

of developing infrastructure off of potential 

developers. Permeable pavement in the alley 

and easy connections to private rain gardens 

help manage and treat stormwater at the 

block scale. Future residents could connect 

to an underground geothermal network that 

would heat and cool their homes relatively 

inexpensively. A community solar installation, 

funded and operated through a neighborhood co-op, lets 

residents share the benefits of solar energy. Additional private 

improvements, such as rain gardens, green roofs, and cisterns, 

could be promoted through neighborhood educational and 

branding campaigns, encouragement among residents, and 

potential financial incentives from public utilities.

The character of existing historic structures surrounding the 

block is reflected in new infill housing that mimics scale, function, 

and materials.

SWT Design SWT Design

Figure 43

Design option
Sustainably Developing a Historic District - Old North St. Louis | Design Options | 36

0’ 10’ 20’ 40’ 60’ 

Context map

1

2 2

3

3

4 4

4 4 5

8

8

8

6

7 7 NORTH 13TH ST

MONROE ST

CLINTON ST

0’ 20’ 40’ 80’ 120’ 

Figure 44

Design option.

This design option incorporates infill residential 

development that builds on recent projects by 

Habitat for Humanity. The design option could 

help achieve a level of density that could sustain 

the services and amenities residents said they 

want to attract. New single-family and multifamily 

infill, along with existing single-family housing, 

helps achieve the neighborhood’s goal of having 

more diverse housing options.

The illustration of the design option (Figure 44) 

depicts two scenarios, one on either side of 

North 13th Street, for how residential infill could 

be developed. The block to the left of North 

13th Street depicts a scenario where parcels 

would be acquired and developed one by one 

by multiple developers or owners. The block to 

the right of North 13th Street, which is currently 

almost entirely vacant, shows a scenario where 

a single developer acquires and develops 

multiple parcels to sell to prospective residents. 

Under this scenario, the block could reach full 

capacity more quickly than if it were developed 

piecemeal by several owners or developers.

Interim strategies on undeveloped parcels could further 

support the goal of putting land to productive use by offering 

opportunities for urban agriculture and a self-sufficient food 

community. The green alley with stormwater and renewable 

energy infrastructure serves as a shared community space 

where neighbors interact. Infill residences feature green 

roofs and solar carports as part of the overall neighborhood 

sustainability strategy. Perimeter street improvements feature 

permeable parking, curb extensions with rain gardens, and highvisibility crosswalks. This set of design improvements could be 

implemented on all new street improvement projects, creating a 

distinctive visual identity for the neighborhood.

SWT Design

3. Green Blocks | Study Area 

 Monroe and Clinton streets at 13th Street

1 Metropolitan Sewer District rain garden 

2 Permeable alley

3 Solar carport

4 Single-family infill

5 Multi-family infill

6 Parking pad

7 Rain garden (private)

8 Green roof
Sustainably Developing a Historic District - Old North St. Louis | Design Options | 37

Figure 46

Design option.

Figure 45

Existing condition.

ESIDENTIAL GEOTHERMAL CONNECTION GEOTHERMAL RESIDENTIAL GEOTHERMAL CONNECTION

WELLS

SOLAR CARPORT SOLAR CARPORT

PERMEABLE ALLEY

RESIDENTIAL INFILL

RAIN GARDEN

R

VACANT LOT ALLEY RESIDENTIAL PARKING PAD RESIDENTIAL LOT RIGHT-OF-WAY RIGHT-OF-WAY

The existing alley section in this area is 

representative of many neighborhoods in St. Louis. 

Alleys are spaces where many back-of-house 

activities take place, such as trash collection. 

Power, cable, and phone lines are located on 

poles in the alleys where they are vulnerable to 

damage by garbage or other large vehicles, and 

the tree canopy requires constant maintenance 

to protect them. Alleys also frequently serve as 

places for impromptu community gatherings. The 

existing asphalt alley is bordered by parking pads 

for some residences or is directly adjacent to back 

yards and vacant lots. 

The design option reconstructs the alley with 

permeable pavers for stormwater infiltration. This 

configuration also promotes the interconnection of private rain 

gardens on the adjacent properties, enabling stormwater to pass 

through a linked filtering system that can cleanse and manage 

stormwater better than rain gardens that are not connected to 

each other. Geothermal wells along the length of the alley serve 

as a local shared utility. Building on these shared resources 

and as an alternative to conventional garages, solar carports 

integrate into a local micro electrical grid. A neighborhood co-op, 

similar to a homeowner’s association, could fund and build each 

solar carport, letting residents of that block tap into the micro 

grid and get lower energy costs. The design option relocates 

overhead lines into shared duct banks constructed in the alley 

right-of-way. Increased tree canopy and private rain gardens, 

which could be funded through city and local utility incentives, 

create a more welcoming space, further promoting the alley as a 

communal gathering area. 

SWT Design SWT Design

3. Green Blocks | Study Area 

 Monroe and Clinton streets at 13th Street
4. Connector | Study Area 

 St. Louis Avenue at Crown Square

Figure 47

Existing condition, looking west toward North Florissant Avenue.

The redevelopment of the Crown Square 

commercial area along the 2600 and 2700 

blocks of North 14th Street, completed in 2010, 

has transformed the heart of the neighborhood 

and attracted new businesses and residents. 

However, this transformation has been largely 

confined to the immediate vicinity. Drawing the 

success of Crown Square westward toward 

North Florissant Avenue would help connect 

the neighborhood with the rest of the city. While 

North 14th Street has been completely rebuilt, 

St. Louis Avenue has aging street infrastructure 

and several vacant parcels. 

The design option includes permeable parking 

lanes, curb extensions with rain gardens, and 

new street trees. These additions improve 

environmental performance and calm traffic to 

safer speeds. They also deter large commercial 

trucks from cutting through the neighborhood 

to get to the highway. Bike route markings 

further calm traffic. Mixed-use infill that fits the 

neighborhood’s historic character extends out 

to North Florissant Avenue. Small wind turbines 

power street lights and become memorable 

neighborhood elements. Bikeshare and carshare 

give residents additional transportation options.

The combination of mixed-use, infill development and 

infrastructure improvements could pull passersby off of North 

Florissant Avenue into the heart of the neighborhood. More 

visitors would bring more revenue to local businesses and would 

educate more people about the lifestyle offered in a sustainable 

historic district, something that no other neighborhood in the city 

currently offers.

SWT Design SWT Design

Figure 48

Design option.
Sustainably Developing a Historic District - Old North St. Louis | Design Options | 39

1

2

3 4

5

10 9

5

6

11

12

12

7

8

ST. LOUIS AVE

BLAIR AVE

ALLEY

 NORTH 14TH ST

0’ 10’ 20’ 40’ 60’ 

Context map

Figure 49

Design option.

In the design option, St. Louis Avenue is reconfigured 

to incorporate permeable parking lanes and curb 

extensions with rain gardens. The alley between 

Blair Avenue and North 14th Street is enhanced with 

permeable paving. High-visibility crosswalks and 

Americans with Disability Act (ADA)-accessible ramps 

make the street and sidewalk safer for pedestrians. 

Additional foot traffic in the neighborhood would help 

support more stores and other businesses.

Mixed-use infill development on vacant parcels extends 

the commercial heart of the district out towards North 

Florissant Avenue. This new development features solar 

panels, green roofs, rainwater harvesting, and other 

environmentally sustainable features. The owners of 

Crown Candy Kitchen, at the corner of St. Louis Avenue 

and North 14th Street, were open to exploring options 

to modify their property to help expand their business 

and attract others to the neighborhood. This design 

option shows how Crown Candy Kitchen could expand 

its business to include outdoor patio dining that helps 

enliven the street.

A bikeshare station in the community gathering space 

across from Crown Candy Kitchen gives visitors new 

options for traveling within the neighborhood and 

larger region.

SWT Design

4. Connector | Study Area 

 St. Louis Avenue at Crown Square

1 Crown Candy Kitchen

2 Permeable parking

3 Curb extension and rain garden

4 Carshare station

5 Mixed-use infill

6 High-visibility crosswalk

7 Bioswale

8 Bikeshare station

9 Solar panels

10 Green roof

11 Permeable alley

12 Community gathering space
Sustainably Developing a Historic District - Old North St. Louis | Design Options | 40

DRIVE LANE DRIVE LANE

PERMEABLE 

PARKING

PERMEABLE 

PARKING

PLAZA /

SIDEWALK

BIOSWALE

PLAZA SIDEWALK

PARKING DRIVE LANE DRIVE LANE PARKING SIDEWALK

PLAZA WITH INTERMITTENT 

TREE LAWN

Figure 50

Existing condition.

Figure 51

Design option. RIGHT-OF-WAY

RIGHT-OF-WAY

The existing St. Louis Avenue has two drive 

lanes with metered parking on either side. The 

street is lined with sidewalks to the north and a 

plaza with intermittent tree lawn to the south. 

The design option reconfigures the street to 

incorporate permeable parking lanes and curb 

extensions with rain gardens for stormwater 

infiltration. These elements also help to slow 

vehicular traffic through the corridor, which helps 

address residents’ concern about fast-moving 

traffic. New infill development and signature wind 

turbine-powered street lights line the street. 

To reduce the burden on the city’s parking management, 

parking kiosks replace individual parking meters. Additional 

street trees increase canopy cover and help reduce cooling 

loads for new businesses along the corridor.

SWT Design SWT Design

4. Connector | Study Area 

 St. Louis Avenue at Crown Square
SWT Design

Figure 53

Design option.

5. Strengthened Residential | Study Area 

 Blair Avenue at Sullivan Avenue

Figure 52

Existing condition, looking east toward the Mississippi River.

Sullivan Avenue between Blair Avenue and 

North 14th Street is one of the most intact 

residential blocks in the neighborhood, 

providing one of the best illustrations of its 

historic character. 

This design option illustrates how the 

neighborhood could improve its environmental 

performance without taking away from its historic 

character. Blair and Sullivan avenues become 

more sustainable with permeable parking lanes 

and alleys, curb extensions with rain gardens, 

and increased tree canopy. Raising the street 

to the sidewalk level at the intersection reduces 

vehicular speeds and makes pedestrians feel 

safer and more comfortable.

Various homes throughout the neighborhood 

already have environmentally sustainable 

elements such as solar panels. In the design 

option, such private investments are promoted 

through neighborhood educational and branding 

campaigns, encouragement among residents, 

and/or financial incentives from public utilities.

SWT Design
Sustainably Developing a Historic District - Old North St. Louis | Design Options | 42

Context map

1

2

3

4 5

5

6

9

10

10

7

8

SULLIVAN AVE

ALLEY

BLAIR AVE

9 10 0’ 10’ 20’ 40’ 60’ 

Figure 54

Design option.

In the design option, permeable parking lanes 

replace existing asphalt along each street and 

along the alleys. Wider tree lawns line the 

sidewalks for a healthier tree canopy. A variety 

of species fill the gaps in the existing tree 

canopy for increased disease resistance and 

biodiversity. At the intersections, curb extensions 

with rain gardens and highly visible crossings 

improve pedestrian safety while slowing 

traffic and intercepting stormwater. The raised 

speed-table intersection could incorporate the 

neighborhood logo for neighborhood branding.

Residential roofs feature a variety of privately 

funded elements including white roofs to 

reflect sunlight and reduce energy for cooling, 

green roofs, and solar panels. These elements 

illustrate how environmentally sustainable 

technologies could be used on older buildings.

SWT Design

5. Strengthened Residential | Study Area 

 Blair Avenue at Sullivan Avenue

1 Speed-table intersection

2 Curb extension and flush crossing

3 High-visibility crosswalk

4 Rain garden

5 Permeable parking

6 Street tree canopy

7 Tree lawn

8 Permeable alley

9 Solar panels

10 Green roof
Sustainably Developing a Historic District - Old North St. Louis | Design Options | 43

Figure 56

Design option.

Figure 55

Existing condition.

PARKING DRIVE LANE DRIVE LANE PARKING

TREE 

LAWN

TREE 

SIDEWALK LAWN SIDEWALK

PERMEABLE 

PARKING DRIVE LANE DRIVE LANE

PERMEABLE 

PARKING

TREE 

LAWN

TREE 

SIDEWALK LAWN SIDEWALK

RIGHT-OF-WAYRIGHT-OF-WAY

Sullivan Avenue is typical of many St. Louis 

neighborhood streets. Parking lanes line both 

sides of the two-lane street, and residents can 

typically park directly in front of their homes. A 

tree lawn follows the concrete sidewalk. Though 

there are several older, large trees, the overall 

tree canopy has many gaps. Stormwater is 

conveyed through conventional underground 

infrastructure.

In the design option, the asphalt parking lanes are replaced 

with permeable paving bricks that reflect the neighborhood’s 

historic character, provide infiltration for stormwater runoff from 

the street, and better define the parking areas. The design 

option reduces slightly overall street width to create a wider 

tree lawn, which makes for a healthier tree canopy. Further, the 

design option retains the tree lawn in lieu of curbside bioswales 

to maintain the historic character and retain the stormwater 

management benefits of a mature tree canopy. This approach 

limits rain gardens to curb extensions at the intersections. 

Additional trees increase canopy cover, promoting stormwater 

capture, reducing ambient air temperatures, and improving the 

look of the street. 

SWT Design SWT Design

5. Strengthened Residential | Study Area 

 Blair Avenue at Sullivan Avenue
Sustainably Developing a Historic District - Old North St. Louis | Implementation Strategies - Next Steps | 44

V. Implementation Strategies | Next Steps

Old North Saint Louis has undergone a 

significant transformation since completion of 

the neighborhood’s first plan 15 years ago. 

Recent housing and commercial revitalization 

initiatives, along with the efforts of supporting 

community-based organizations, have created 

momentum that is helping to stabilize the 

neighborhood. A diverse population of longtime and new residents take pride in the 

neighborhood attributes that give Old North 

its character. The following short-, mid-, and 

long-term implementation strategies could help 

ensure the preservation of these physical and 

cultural neighborhood assets while addressing 

challenges identified during the workshop 

process, leveraging existing partnerships, and 

identifying new collaboration opportunities. 

Although work exploring all of these strategies 

could begin immediately, some are likely to 

require more time and resources than others for 

successful implementation. Beginning on page 

48, this report describes funding sources and 

partnerships to support these strategies.

A. Short-Term Strategies

These strategies are relatively uncomplicated to implement and 

could help create some early successes to build momentum for 

more difficult changes.

• Align existing programs. Old North currently struggles 

with a need to stabilize vacant properties, provide a diverse 

array of housing choices, maintain affordability, and eliminate 

blighted structures. Existing efforts by the Old North St. Louis 

Restoration Group to reduce the number of vacant structures 

by acquiring and stabilizing endangered buildings in the 

neighborhood could help prevent further disinvestment in 

the area and improve non-residents’ perceptions of the area. 

If strategically aligned with historic preservation tax credits 

available for properties within any of the three separate historic 

districts in the neighborhood, these strategies could mitigate 

housing stock deterioration and continue the redevelopment 

success of the North Market Place and Crown Square 

redevelopment projects, co-developed by the Old North St. 

Louis Restoration Group and Rise Community Development. 

The potential alignment of two U.S. Department of Housing 

and Urban Development (HUD) programs administered by 

the city of St. Louis—the Neighborhood Stabilization Program 

(NSP) and Community Development Block Grant Program 

(CDBG)—could provide existing neighborhood organizations 

such as the Old North St. Louis Restoration Group and 

development partners with financial resources to demolish 

collapsed structures, purchase and rehabilitate abandoned 

homes, prevent further demolition of and preserve original 

historic structures, and redevelop abandoned properties. The 

removal and/or improvement of dilapidated structures in the 

area would help attract new residents and promote further 

redevelopment by local developers who can get financing 

from local lenders who use New Market Tax Credits, which are 

federal tax credits for investments in low-income communities. 

Redevelopment activity could also have the residual impact 

of stabilizing property values at the neighborhood scale, thus 

making historic preservation more financially attractive for 

outside investors.

The strategy of aligning NSP and CDBG funds targeting 

redevelopment in Old North is supported by HUD’s designation 

of St. Louis as a “Promise Zone” in spring 2015. The Promise 

Zone designation lasts 10 years and gives the city preference 

for certain federal funding streams and access to technical 

assistance. The city could potentially use this assistance to 

explore how best to align funding for maximum local impact. 

Figure 57

The revitalization of Crown Square, completed in 2010 along 

the 2600 and 2700 blocks of North 14th Street, has created 

momentum for neighborhood rehabilitation efforts.

SWT Design
Sustainably Developing a Historic District - Old North St. Louis | Implementation Strategies - Next Steps | 45

The workshop could also provide guidance for residents on 

leveraging multiple funding sources and highlight sources 

such as historic tax credits for which some residents are 

uniquely qualified. As residents begin making environmentally 

sustainable property improvements, they might consider 

creating a neighborhood tour focusing on how they are 

creating a sustainable historic district, highlighting successes 

and sharing lessons learned to encourage others to undertake 

similar efforts.

• Establish a neighborhood infrastructure assessment 

committee. Workshop participants identified crumbling 

infrastructure as a major obstacle to neighborhood 

revitalization. The city of St. Louis updates its Capital 

Improvement Plan every five years and allocates funds for 

arterial street resurfacing and ward improvement projects 

such as alley, sidewalk, curb, and street repair. In the 

spirit of neighborhood volunteers who call themselves the 

“Macho Action Group,” and work with the Old North St. Louis 

Restoration Group to board up vacant buildings and clean 

up vacant lots, the Old North St. Louis Restoration Group 

could convene a committee to develop its own rating system 

of major infrastructure assets. The committee could conduct 

an inventory of the neighborhood to determine infrastructure 

needs and recommended improvements that will preserve 

the historic street width and character in successful areas 

of the neighborhood. The committee could present its 

recommendations and priorities to city representatives 

to consider as they prepare the next five-year capital 

improvement plan for 2019. The local infrastructure committee 

could also identify additional opportunities for neighborhood 

branding and public art installations to ensure that the city 

consider these as part of future capital improvement projects. 

Only two intersections in the Old North neighborhood have 

documented flooding complaints from residents. Inspections 

of the neighborhood by the local infrastructure committee 

after heavy rain would highlight potential areas for green 

infrastructure for use by the Metropolitan St. Louis Sewer 

District as it plans for future investments.

Figure 58

Artists paint a mural of Jesse Owens in Crown Square. Grassroots revitalization efforts throughout the neighborhood demonstrate how the Old North 

residents’ and local stakeholders’ desire to implement short-term projects can lead to long-term neighborhood stabilization goals.

SWT Design

A public-private partnership committee consisting 

of local community and for-profit developers and 

community development financial institutions could 

engage with the city’s Community Development 

Administration that administers these funds. As 

a starting point, the committee could use the 

design options in this report to target funding 

toward specific geographic areas in Old North. The 

committee could also use the design options to 

further refine the building typologies into defined infill 

development opportunities compatible with existing 

or historical neighborhood development to attract 

outside investment and financing for projects. 

• Increase resident engagement in 

sustainability efforts. Individual property 

owners can also help neighborhood 

stabilization through private property 

improvements, including renewable energy 

and energy efficiency projects, sustainable 

stormwater management, and water 

conservation improvements. A variety of 

traditional funding sources such as rebates 

and tax credits are available for these 

improvements, but access to low-interest 

financing is currently lacking. A possible 

solution is a revolving loan fund administered 

by a local community development financial 

institution or other financial entity with fund 

management capacity that could provide 

capital to improve the environmental 

performance Old North’s existing housing 

stock. Seed money for the loan fund could 

be secured from a foundation or other 

philanthropic grant-making organization 

with an interest in supporting community 

revitalization. As a first step, Old North 

St. Louis Restoration Group could host a 

workshop to distribute information about 

existing funding resources and gauge 

interest in a revolving loan fund structure. 
Sustainably Developing a Historic District - Old North St. Louis | Implementation Strategies - Next Steps | 46

B. Mid-Term Strategies 

Work on these ideas could begin immediately, 

but success is more likely in the mid-term, as 

these approaches would be more challenging to 

implement. 

• Implement green infrastructure 

improvements and workforce training 

programs. MSD is committed to spending 

$100 million on green infrastructure over the 

next 20 years. Of that amount, $3 million 

is dedicated to a pilot program with the 

Land Reutilization Authority, which funded 

a bioretention area in Old North that has 

been well received by residents. Building on 

the success of this pilot program, additional 

pilot projects could be implemented to 

attract future infill development or create 

pocket parks to buffer non-residential 

uses from residential development in the 

southern areas of the neighborhood. The 

findings of the community infrastructure 

committee proposed under “Short-Term 

Strategies” and the green infrastructure 

improvements illustrated in this report 

could inform the location of these projects. 

In addition to neighborhood beautification 

and stormwater management, green 

infrastructure presents an opportunity to 

develop a local, trained green infrastructure 

workforce focused on long-term, local 

asset maintenance. The poverty in Old 

North could be remedied in part through a 

green infrastructure maintenance workforce 

training program targeting local residents who are under- or 

unemployed. Alignment with other social service resources 

inside and outside the neighborhood would maximize longterm employment opportunities for program participants. 

Neighborhood-wide green infrastructure implementation and 

maintenance can also help support formation of local small 

businesses, including plant and material suppliers, and the 

existing local food system that currently exists in Old North. 

• Implement bikeshare program. In 2014, Great Rivers 

Greenway produced a feasibility study of a potential 

bikeshare system for the region that recommends a bikeshare 

station in Old North as part of the project’s second phase.10

The report recommends that a nonprofit be formed to 

establish and manage the program. As the program is rolled 

out, residents of Old North would need to consistently engage 

the managing entity to make sure the station’s location gets 

the most economic and community impact.

• Assess renewable energy production capacity. While the 

neighborhood is already using geothermal and solar energy, a 

partnership with an engineering program at a local university 

to assess the area’s renewable energy production capacity 

would provide valuable insight for residents interested in 

deploying these technologies on their properties. Energy 

efficiency audits and feasibility studies for wind, solar, and 

geothermal applications could also identify potential projects 

for Property Assessed Clean Energy (PACE) financing, 

which if bundled together could qualify for more competitive 

loan rates. PACE programs allow local governments to offer 

investment bonds that pay for energy improvements on 

commercial and residential properties and are paid back over 

time through property tax assessments. Greywater recycling 

and reuse is an additional area to explore via partnerships 

with local research institutions. The city could present the 

results of this research at neighborhood greening workshops 

to educate residents.

Figure 59

A) Volunteers discuss plants in the 13th Street Garden, one of eight community gardens in Old North providing fresh, local produce for the North City 

Farmers’ Market. B) The Macho Action Group, a volunteer group of residents dedicated to providing community betterment activities throughout the 

neighborhood, prepare materials for securing vacant buildings. Residents’ continual commitment would support volunteer committees to assess existing 

infrastructure and help determine needs and improvements to preserve the neighborhood’s historic character. Old North St. Louis Restoration Group, 2009

Old North St. Louis Restoration Group, 2009

10 Great Rivers Greenway. St. Louis Bike Share Study. 2014.

http://3saguo2foe1c2j78571kps4o.wpengine.netdna-cdn.

com/wp-content/uploads/2015/07/Bike-Share-FeasibilityStudy-Final-Report.pdf

A B
Sustainably Developing a Historic District - Old North St. Louis | Implementation Strategies - Next Steps | 47

C. Long-Term Strategies 

In the long term, efforts in Old North could build 

support and momentum for more far-reaching 

changes that would require significant time and 

resources to implement. Many of the strategies 

previously identified rely on partnerships 

with organizations outside of the Old North 

neighborhood.

• Form a community improvement district. 

One long-term strategy that would provide 

a direct funding stream for many of the 

improvements needed in the neighborhood 

is the formation of a Community 

Improvement District (CID). Large property 

owners in the area, and ultimately the city 

of St. Louis, would need to approve the 

CID. It could levy additional taxes that 

would fund infrastructure improvements or 

redevelopment projects to stimulate growth. 

If designed to address the neighborhood’s 

resource needs, a CID could attract new 

businesses, encourage the development 

of senior housing, and provide a reliable 

funding source for infrastructure projects 

that will strengthen the neighborhood’s 

walkable feel. Establishing a CID would 

help the neighborhood capitalize on 

branding efforts and keep reaping the 

benefits of more pedestrian activity as Old 

North becomes one of the area’s premier 

urban destinations.

• Adopt sustainable design guidelines. The workshop 

process raised the notion of Old North as an “eco village” 

— a neighborhood that uses environmentally sustainable 

systems for energy, food, transportation, stormwater, and 

waste management at a district scale. The neighborhood’s 

size and layout create the opportunity to use cutting-edge, 

environmentally sustainable technologies while preserving 

the area’s historic feel. The city could advance development 

compatible with a historic eco village by adopting 

sustainable design guidelines for the area, with special 

requirements for redevelopment such as energy efficiency 

and stormwater management practices that exceed local 

codes. Residents could help develop sustainable design 

principles that aim to eventually make new development 

and redevelopment “net zero” energy, i.e., the development 

generates all its energy on site, or “net zero” water, i.e., 

the building uses only water it captures on site or recycles. 

The process of developing the design principles would 

bring neighbors together as they collectively define the 

eco village. Because each local historic district sets its 

own standards for rehabilitation and new construction, 

these sustainable design principles could be woven into 

the standards to help make the eco village vision a reality. 

These sustainable building standards could also be used 

as a component of a form-based code that regulates land 

development by specifying the physical form that it must 

take rather than the use. A form-based code for Old North 

could also include landscaping standards designed to 

encourage green infrastructure on private property.

The design options in this report provide a springboard for 

pursuing additional planning and implementation dollars from 

local, state, and federal sources. The next section lists possible 

funding sources.

Figure 60

This Metropolitan Sewer District demonstration rain garden on the northeast corner of Clinton Street and North 14th Street manages runoff and educates 

residents and visitors about rain gardens.

SWT Design
Sustainably Developing a Historic District - Old North St. Louis | Implementation Strategies - Funding Sources | 48

D. Funding Sources

To implement the short-term, mid-term, and longterm strategies discussed in sections A-C, funding 

sources must be identified. Potential federal, state, 

and local funding sources are listed below along 

with a link to access additional information.

Federal Sources

HUD’s Neighborhood Stabilization Program

provides grants to every state, certain 

communities, and other organizations to 

purchase foreclosed or abandoned homes and to 

rehabilitate, resell, or redevelop these homes to 

stabilize neighborhoods and stem the decline of 

house values of neighboring homes. This funding 

source could support rehabilitation of historic 

housing structures in the neighborhood. 

More information is available at: 

www.hudexchange.info/programs/nsp

HUD’s Community Development Block Grant 

Program provides funds to municipalities and 

other units of government to develop viable urban 

communities by providing affordable, decent 

housing and a suitable living environment and 

by expanding economic opportunities, principally 

for low- and moderate-income persons. Although 

local units of government develop their own 

programs and funding priorities, all activities must 

be consistent with one or more of the HUD national 

objectives. Street and sidewalk improvements 

and home repair projects in the Old North 

neighborhood could be eligible for this funding.

More information is available at: portal.hud.gov/

hudportal/HUD?src=/program_offices/comm_

planning/communitydevelopment/programs

HUD’s Choice Neighborhood Planning Grant

provides funds to create and implement a plan that 

transforms distressed HUD housing and addresses 

challenges in the surrounding neighborhood. 

The program is designed to catalyze critical 

improvements in neighborhood assets, including 

vacant property, housing, services, and schools. 

This funding source could support creation of a 

transformation plan for the neighborhood based on 

the ideas generated at the workshop.

More information is available at: http://portal.hud.

gov/hudportal/HUD?src=/program_offices/public_

indian_housing/programs/ph/cn

The New Markets Tax Credit Program is incorporated as 

section 45D of the Internal Revenue Code. This code section 

permits individual and corporate taxpayers to receive a credit 

against federal income taxes for making qualified equity 

investments in qualified community development entities. 

New Markets Tax Credits could help finance the various infill 

development strategies presented in the report.

More information is available at: 

www.irs.gov/pub/irs-utl/atgnmtc.pdf

Federal Historic Tax Credits are administered by the National 

Park Service in partnership with the Internal Revenue Service 

and Missouri’s State Historic Preservation Office. An incomeproducing, depreciable property—either a commercial or 

residential rental unit—can claim a federal credit of 20 percent 

of the costs of rehabilitation. Federal Historic Tax Credits could 

help preserve and rehabilitate qualifying historic structures in Old 

North.

More information is available at: 

www.nps.gov/tps/tax-incentives.htm

EPA Brownfields Revolving Loan Fund Grants provide 

funding for a grant recipient to capitalize a revolving loan 

fund and provide subgrants to carry out cleanup activities at 

brownfield sites. This funding could help clean up contaminated 

sites in the neighborhood and support the productive land use 

strategy.

More information is available at: 

www.epa.gov/brownfields/types-brownfields-grant-funding#tab-2

EPA Brownfield Assessment Grants provide funding for a 

grant recipient to inventory, characterize, assess, and conduct 

planning and community involvement related to brownfields 

sites. This funding could help identify contaminated sites in the 

neighborhood for future infill and reuse efforts.

More information is available at: 

www2.epa.gov/brownfields/types-brownfields-grant-funding

EPA’s Targeted Brownfield Assessment Program helps 

minimize the uncertainties of contamination often associated 

with brownfields—especially for those entities without EPA 

Brownfields Assessment grants. It is not a grant program, but a 

service provided through an EPA contract in which EPA directs 

a contractor to conduct environmental assessment activities to 

address the requester’s needs. This funding could help evaluate 

sites for redevelopment suitability and prioritize areas for 

cleanup.

More information is available at: 

www.epa.gov/brownfields/targeted-brownfields-assessments-tba
Sustainably Developing a Historic District - Old North St. Louis | Implementation Strategies - Funding Sources | 49

EPA’s Clean Water State Revolving Fund

provides low-cost loans for projects that address 

states’ highest-priority water quality needs. 

This program is managed by the Missouri 

Department of Natural Resources. Funding 

could support green infrastructure and water 

reuse and conservation projects.

More information is available at: dnr.mo.gov/env/

wpp/srf/wastewater-assistance.htm

EPA’s Urban Water Program funds projects 

that address urban runoff pollution through 

diverse partnerships that produce multiple 

community benefits, with emphasis on 

underserved communities. This funding could 

support the green infrastructure workforce 

training program and tree planting activities 

described in the report.

More information is available at: 

www.epa.gov/urbanwaters

U.S. Department of Agriculture’s Farmers 

Market and Local Food Promotion Program

supports projects that will encourage the 

development, promotion, and expansion of 

various direct-marketing opportunities, such as 

farmers markets, roadside stands, communitysupported agriculture programs, and agritourism. 

This program could provide outreach and 

training for volunteers who work in the eight 

community gardens that provide produce for the 

North City Farmers Market.

More information is available at: 

www.ams.usda.gov/services/grants/fmpp

U.S. Department of Transportation’s TIGER Grant Program

funds capital investments in surface transportation infrastructure 

that will have a significant impact on the nation, a region, or a 

metropolitan area. The neighborhood bike trail system, the city of 

St. Louis’ regional public transportation plans, and the expansion 

of a transit corridor along North Florissant Avenue as described 

in the report could be eligible for this funding.

More information is available at: 

www.transportation.gov/tiger/about

U.S. Department of Transportation, Federal Transit 

Administration Capital Investment Grant (CIG) Program

provides funding for fixed guideway investments including light 

rail, streetcars, and bus rapid transit. This program could provide 

funding for a new transit line along North Florissant Avenue.

More information is available at: www.fta.dot.gov/

documents/5309_Capital_Investment_Grant_Fact_Sheet.pdf

Figure 61

The Murphy Blair Gardens apartment complex, seen in the foreground, houses 114 HUD-managed Section 8 assisted living units. HUD has had 

major contributions to date to provide residents with affordable housing.

SWT Design
Sustainably Developing a Historic District - Old North St. Louis | Implementation Strategies - Funding Sources | 50

State Sources

Missouri State Historic Tax Credit is a 25 

percent income tax credit available for the 

rehabilitation of buildings that are determined 

by the Secretary of the Interior, through the 

National Park Service, to be “certified historic 

structures.” This funding source could support 

rehabilitation of historic housing structures in the 

neighborhood.

More information is available at: 

dnr.mo.gov/shpo/TaxCrdts.htm

Missouri Department of Natural Resources’ 

319 Nonpoint Source Subgrants are 

authorized by Section 319 of the Clean Water 

Act to address nonpoint source water pollution, 

such as polluted runoff from unregulated or 

unpermitted sources and in waters needing 

improvements or protection from further 

degradation. EPA provides funding through the 

Missouri Department of Natural Resources. 

Funding is available for organizations to 

implement best management practices as 

detailed in a watershed management plan. 

If a watershed management plan has been 

completed for any of the three watersheds in 

Old North St. Louis, this funding could help 

implement private property green infrastructure 

improvements.

More information is available at: 

dnr.mo.gov/env/wpp/nps

Local Sources

Metropolitan St. Louis Sewer District Rainscaping Program 

Cost Share offered cost share funding through the MSD Project 

Clear Rainscaping Small Grants Program in 2014 and 2015 

for rainscaping improvements including rain gardens and 

permeable pavement. This funding source could support green 

infrastructure improvements on private property.

More information is available at: www.projectclearstl.org/get-therain-out/rainscaping-small-grants-program

St. Louis County Soil and Water Conservation District Cost 

Share Program provides financial incentives to landowners to 

implement conservation practices that help prevent soil erosion 

and protect water resources, and offers technical support to 

implement best practices. This funding source could support 

green infrastructure improvements on private property.

More information is available at: swcd.mo.gov/stlouis

Set The PACE St. Louis Financing provides low-interest, longterm financing for energy efficiency, renewable energy, and water 

conservation systems for private property owners. This funding 

could support private property energy efficiency and renewable 

energy improvements.

More information is available at: www.setthepacestlouis.com

St. Louis Regional Chamber Contractor Loan Fund is a $10 

million revolving loan fund to help area minority and womenowned construction contractors access construction-related 

loans of up to $1 million. This funding source could provide 

capital for new infill development and rehabilitation of existing 

structures to stabilize properties in the neighborhood. 

More information is available at: clfstl.org

Regional Arts Commission Grant Program provides grants to 

eligible organizations and individual artists for public art through 

a variety of grant types. This funding could help add public art 

throughout the neighborhood. 

More information is available at: 

racstl.org/explore-grants/grant-information
Sustainably Developing a Historic District - Old North St. Louis | Implementation Strategies - Key Partners | 51

E. Key Partners

The implementation strategies described in 

the report can help achieve neighborhood 

revitalization goals by addressing infrastructure 

needs and neighborhood concerns while 

supporting sustainability improvements 

that maintain Old North’s rich cultural and 

architectural history. The strategies will require 

strong long-term partnerships between the 

public, private, and nonprofit sectors. While Old 

North has unique community partners like the 

Old North St. Louis Restoration Group whose 

mission is grounded in the neighborhood, 

additional outside partners will be needed if 

Old North is to thrive. The White House Strong 

Cities, Strong Communities Initiative could 

give the Old North St. Louis Restoration Group 

the capacity to help coordinate the partners 

described in this section of the report. The 

Old North St. Louis Restoration Group and 

representatives of the White House Strong 

Cities, Strong Communities Initiative would 

need to develop a work plan with detailed tasks 

and schedules to align the partners’ efforts 

efficiently. Using the work plan as a roadmap, 

the two entities, functioning as a steering 

committee, could then develop workgroups 

with multiple state and local partners based on 

the study areas presented at the neighborhood 

workshop.

Federal Partners

White House Strong Cities, Strong 

Communities Initiative seeks to strengthen 

neighborhoods, towns, cities, and regions 

around the country by enhancing local 

governments’ capacity to develop and execute 

their economic vision and strategies, providing 

necessary technical assistance and access 

to federal agency expertise, and creating 

new public- and private-sector partnerships. 

Although the initiative is set to end in December 

2016, Old North could use it to help identify 

and coordinate federal resources that will be 

available to help implement the plan in the 

longer term.

State Partners

Missouri Department of Agriculture is dedicated to the 

promotion and protection of the state’s agriculture industry and 

works to connect farmers with consumers. It could provide 

support for local agriculture programming in Old North.

Missouri Department of Transportation works with the public, 

transportation partners, state and federal legislators, and 

other state and local agencies to provide a safe and efficient 

transportation system to the people of Missouri. It could provide 

background on transportation standards and right-of-way issues 

related to neighborhood improvements.

University of Missouri Extension Service is a partnership 

between the University of Missouri campuses, Lincoln University, 

the people of Missouri through county extension councils, 

and the National Institute for Food and Agriculture of the U.S. 

Department of Agriculture that engages people to understand 

change, solve problems, and make informed decisions. The 

Extension Service could provide technical support for local 

agriculture programming in Old North.

Great Rivers Greenway is a regional parks and trails district 

created in 2000 that connects the St. Louis region with 

greenways. It is funded by a special sales tax. It could help with 

coordination of the proposed section of the Iron Horse Trestle 

and with other trail-related design options.
Sustainably Developing a Historic District - Old North St. Louis | Implementation Strategies - Key Partners | 52

Local Partners

Old North St. Louis Restoration Group is 

a community-based nonprofit organization 

established by neighborhood residents in 1981 

to revitalize the physical and social dimensions 

of the community in a manner that respects 

its historic, cultural, and urban character. 

The Old North St. Louis Restoration Group 

could lead the steering committee for future 

implementation efforts with the support of 

neighborhood stakeholders and city of St. Louis 

department leaders.

Rise is a nonprofit organization that connects 

key groups working to revitalize communities 

and neighborhoods in greater St. Louis. 

Rise acts as a resource and partner to the 

community, bringing together nonprofit 

organizations, financial institutions and 

government that make successful neighborhood 

revitalization possible. Rise is a possible 

development partner for Old North St. Louis 

Restoration Group for infill development 

projects and a potential recipient of the HUD 

grant funding sources described in the funding 

sources section.

Metro Transit – St. Louis operates the St. 

Louis metropolitan region’s public transportation 

system whose mission is to meet the region’s 

transit needs by providing safe, reliable, 

accessible, and customer-focused service in 

a fiscally responsible manner. It can provide 

information on the location of future transit 

routes to coordinate with proposed development 

activities.

City of St. Louis Community Development 

Administration promotes neighborhood growth 

and stabilization through the production of 

new and rehabilitated housing, especially for 

low- and moderate-income people. The CDA 

administers the Community Development Block 

Grant funds that could be used for infrastructure 

and housing improvements in the neighborhood.

City of St. Louis Planning and Urban Design 

Agency’s mission is to focus on planning 

for the future of the city of St. Louis through 

effective measures of planning, design review, 

construction plan approval, code compliance, 

and housing assistance. The agency could 

provide guidance on the development of a 

form-based code or eco-village overlay for the 

neighborhood.

City of St. Louis Cultural Resources Office works with 

property owners, neighborhoods, city departments, public 

agencies, and elected officials to preserve the city’s historic 

and cultural heritage. The Cultural Resources Office will review 

demolition of properties in Old North that are classified as 

“contributing structures” within one of Old North’s three National 

Register Historic Districts and can provide technical assistance 

on future historic property designation efforts.

City of St. Louis Land Reutilization Authority receives 

title to all city of St. Louis tax delinquent properties not sold 

at the sheriff’s sale. It also receives title to properties through 

donations. The St. Louis Development Corporation Real Estate 

Department maintains, markets, and sells these properties and 

performs land assemblage for future development. The Land 

Reutilization Authority owns 30 percent of the vacant parcels 

within the neighborhood and can provide property-specific 

information for activities to enhance productive land use.

Community Development Financial Institutions (CDFIs) are 

specialized community-based financial institutions with a primary 

mission to promote economic development by providing financial 

products and services to people and communities underserved 

by traditional financial institutions, particularly in low-income 

communities. CDFIs include community development banks, 

credit unions, and non-regulated institutions such as nonprofit 

loan funds or venture capital funds. CDFIs in St. Louis include 

Choices Federal Credit Union, Electro Savings Credit Union, 

Gateway Community Development Fund, Inc., Great Rivers 

Community Capital, International Institute CDC, St. Louis 

Community Credit Union and Unite Burlington Credit Union. 

CDFIs can provide financing for infill development projects in Old 

North.

Habitat for Humanity Saint Louis builds simple, decent, and 

affordable housing in the city of St. Louis and St. Louis County. 

Since 2008, all new Habitat for Humanity Saint Louis homes 

are built to LEED platinum standards. Building off the success 

of its recent infill housing development activities in Old North, 

Habitat could target additional housing development based on 

neighborhood input received during the workshop and open 

house conducted for the report.

The East-West Gateway Council of Governments provides a 

forum for local governments of the bi-state St. Louis area to work 

together to solve problems that cross jurisdictional boundaries. 

Any transportation project within Old North that will be wholly or 

partially funded with federal dollars must be contained in plans 

that are formally adopted by the council’s board of directors.
Sustainably Developing a Historic District - Old North St. Louis | Implementation Strategies - Key Partners | 53

Metropolitan St. Louis Sewer District’s

service territory includes 525 square miles, 

including all 62 square miles of the city and 

462 square miles (approximately 90 percent) 

of the county. MSD owns and operates the 

sewer system, which consists of wastewater, 

stormwater, and combined collection sewers, 

pumping stations, and wastewater treatment 

facilities in its service area. In addition, MSD 

provides a variety of other services, including 

sanitary sewer maintenance, stormwater sewer 

maintenance, floodwater control, monitoring 

of industrial waste, issuance of pretreatment 

discharge permits, engineering design and 

specification, construction of sewer lines, plan 

review and approvals, issuance of connection 

permits, public education, and customer service. 

MSD can provide information about future 

infrastructure projects planned for the area and 

is a potential funding and maintenance partner 

for implementing green infrastructure in the 

neighborhood.

St. Louis Regional Chamber is one of the 

oldest chambers of commerce in the United 

States. The chamber represents the 15-county 

bi-state metropolitan area that convenes 

stakeholders to solve regional issues, develop 

public policy to enhance the region’s business 

climate, and work in specific economic sectors 

to help companies startup, expand, or move to 

St. Louis. The chamber could provide technical 

assistance for the cottage industries envisioned 

for the southern end of the neighborhood.

City of St. Louis Health Department provides 

essential public health services to ensure 

a healthy St. Louis community. The health 

department could help address the lack of local 

health care resources identified during the 

neighborhood workshop.

Mission: St. Louis is a nonprofit organization 

started in Forest Park Southeast whose 

mission is to empower people to transform their 

neighborhoods through a variety of programs 

and services. This organization could help 

with job training related to green infrastructure 

maintenance.

Grace Hill Settlement House offers early 

childhood education at Head Start centers, 

wrap-around services to families across the 

region, and community-based hubs in North 

and South St. Louis. Grace Hill can support 

neighborhood families with young children 

through its Head Start program and can connect 

unemployed residents with job training.

Energy Equity Funding, LLC is the program administrator 

for the Set the PACE St. Louis program described in the local 

funding section of this report. This organization could provide 

residents and developers with information about energy 

efficiency property upgrades and renewal energy deployment 

opportunities to enhance the neighborhood’s environmental 

performance.

Landmarks Association of St. Louis is the primary advocate 

for the region’s built environment. Its mission is to preserve, 

enhance, and promote St. Louis’ architectural heritage and to 

encourage sound planning and good contemporary design. 

Landmarks could help market Old North as a sustainable historic 

district.

Incarnate Word Foundation is a community partner 

that collaborates with organizations and other community 

stakeholders to achieve shared goals through funding, 

convening, collaborating, representing, and educating. Incarnate 

Word Foundation recently provided a grant to Saint Louis 

University to combat food deserts and could help with urban 

agriculture development and job training efforts in Old North.

St. Louis County Soil and Water Conservation District

provides financial incentives to landowners to implement 

conservation practices that help prevent soil erosion and protect 

water resources. The district could help advise on erosion and 

sediment control measures needed to minimize the impact of 

infill development activities on local water resources.