The saga over the future of the Optimist Building in the Central West End continues. The Mid-Century Modern buildings, located to the southeast of the Lindell and Taylor intersection, have been a hotpoint for development proposals over the past several years.
Some proposals involved total demolition of the buildings on site to make way for new apartment towers, another proposal involved redeveloping both buildings but altering the facades to let more light in. The most recent proposal was one I was personally involved with during my time at LuxLiving. That proposal intended to do away with the 70s addition on the east and save the facade of the 60s corner "pavilion" structure and incorporate it into a new development. Like the other residential proposals, the HOK-led redesign of the LuxLiving plan was declined by the preservation board. Only Koman Group's redevelopment of the properties, and associated facade alterations, were approved by the Preservation Board.
Now, a new proposal has emerged that blends the ideas LuxLiving had with those that Koman had into a new usage: a hotel. The proposal, designed by HOK, would see the eastern tower demolished to make way for a new, 7-story building with integrated parking. The corner pavilion structure would see its facade altered to let more light into the building, serving what appear to be hotel rooms and back of house spaces. An addition would be built on the rear and include a rooftop deck.
Despite blending the best of both the Lux and Koman proposals, the Cultural Resources Office is recommending that the Preservation Board withhold approval of the latest proposal.
The basis for the decision was the same given for previous proposals...
The 70s addition (eastern tower) is eligible for listing on the National Register of Historic Places due to being apart of the overall complex, but its loss is likely to not be a net-negative to the overall architectural history of the Central West End.
The "pavilion" structure's alterations would make it ineligible for listing on the National Register because of its "exceptional architectural significance".
The Central West End Historic District Standards make it clear that a building with a design like the Optimist, will only grow in significance overtime.
The applicant did not submit an analysis of the current condition of the building or a study of reuse.
While I understand the need for the Cultural Resources Office to recommend the preservation of structures and neighborhoods in the City, continuing to deny progress at the Optimist site is the wrong move. This project does away with a building that the CRO's own staff determined wouldn't be much of a loss to the Central West End anyways and preserves the pavilion's structure, but alters it like the Koman Group's approved proposal would've in 2015.
In my opinion, it would be hypocritical to deny approving this plan all because of the alterations to the pavilion structure. I understand the concerns of the Lux proposal due to the new building being an "L" shape and only two walls of the pavilion being preserved only to be integrated into a parking garage and amenity space. But if the primary complaint is the alterations to the facade itself, then the basis of denial is hypocritical. The Preservation Board granted approval for significant alterations to the facade 9 years ago. The standards haven't changed since then, so why should the vote?
Additionally, this proposal, like the Lux one, tries to blend Mid-Century design with our modern-day designs. It does this well by having an appropriate brick color, having corner window designs (very clearly attempting to honor the "bent" architectural featured of both current Optimist Buildings), maintaining the setback on Lindell, and maintaining the raised grass yard and black rock retaining wall on Taylor.
While I'm not glad with the new curb cut on Taylor to support a driveway for check-ins/check-outs and drop-offs/pick-ups, I would be happy to see this corner lit up at night thanks to the larger windows on the pavilion structure and likely any other aesthetically pleasing light features that are planned.
For now, the proposal rests in the hands of the Preservation Board, which will review the proposal at their October 28th meeting.
Below is a rendering of the Koman Group proposal followed by the most recent LuxLiving proposal for the site.
