City's skyward evolution began downtown

The evolution of many cities can be marked to a large extent by the development of their taller buildings. Regional business centers with strong economic activity encourage higher densities of development and land values. These in turn lead to construction economies achieved from building up instead of spreading out.

Based on the look of Springfield’s skyline, probably the most significant decade in the evolution from a town to a city came between 1907 and 1917. Prior to then virtually all of the buildings reached to about six stories and were built with masonry and heavy wood timbers.

In 1907, however, the city’s first steel framed multi-story building was erected – the six-story Colonial Hotel. Located at St. Louis St. and Jefferson Avenue, the building was regarded as the first fireproof hotel in the region. With this introduction of steel framing, developers could now reach new heights.

John T. Woodruff, one of Springfield’s earliest and most prolific developers, led the group responsible for the Colonial. He soon followed with the construction of the 10-story Woodruff Building across the street. Built in 1910, it was one of the first concrete framed buildings in the area. Partly as a reaction to major downtown fires in 1909 and 1913 of the old wood frame buildings, most of the significant new buildings from this time forward would be steel or concrete frame structures.

Woodruff also developed the Frisco (Landmark) Building and the Sansone (Sterling) Hotel in 1911, just to name a few of his many projects. And though these last two buildings were just four-stories tall, they were also of concrete construction. A dramatic new look to downtown was quickly taking shape.

In 1914, the seven-story Heers building, the five-story Holland Building, and the four-story McDaniel Building (later expanded to six floors) were all completed. In 1915 the 10-story Landers Building was erected on the square next to the Heers Building. But then it was 22 years before anything taller than the many four to six story buildings were developed.

McGregor Hardware built a nine-story warehouse on Water Street in 1937 (now the National Audio building). The next year saw the construction of the eight-story Medical Arts Building, until recently known as the Great Southern building.

Then again came a lull of 25 years for the taller buildings, but this time the construction was significantly higher than all of the previous eight to ten story projects. The 18-story Sunvilla Tower was completed in 1963. This building also marked the beginning of the taller buildings being scattered around the city.

Of special community interest was the construction in 1969 of another 10-story structure - the first to be located in the suburbs. Jefferson National Trust Company of St. Louis built what is now known as the Plaza Towers across from the Plaza, Springfield’s first suburban shopping center, at Sunshine and Glenstone. When coupled with the retail market shifting to the new Battlefield Mall that had just opened in 1970, one could say that “suburban sprawl” had officially taken hold.

Cox Hospital then put up a 10-story medical office building at their north side campus in 1975. In the late 70’s and early 80’s the city housing authority constructed three center city apartment buildings, ranging from eight to ten stories.

The development of the Corporate Square project in 1980 was proof of Springfield’s continuing lack of concern for land costs and any serious thought about increased density. Although the project contained nearly 225,000 square feet, the building “campus” spread over a 4.5-acre site and was only four stores high. This was Springfield’s largest office building to that time with twice the area of the 10-story Plaza Towers building across the Glenstone Avenue intersection.

It was three years later when the first of John Q. Hammons’ developments dotted the center city skyline. Like the impact made by John T. Woodruff 73 years earlier, the center city skyline would again see a concentration of new and taller commercial projects. Hammons’ began with the nine-story University Plaza Hotel in 1983, then built a nine-story office building in 1984 and a 16-story residential tower in 1986. The tallest structure yet, however, was the 22-story Hammons Tower, finished in 1987. At the time this was the highest construction above sea level in the state.

The last taller building to be built on the north side of town was a Ramada Inn Hotel, topping out at nine stories in 1985.

Between 1985 and 1995 Cox Hospital built a new south side campus that contained a 10-story main hospital building and two medical office buildings, each being seven stories. St. Johns Hospital recently built a nine-story medical building on their main campus as well.

It is interesting to note that there has been no Springfield construction over the 10-story mark since 1987. At least, not yet.

Two observations, however, suggest that the changing skyline for Springfield has actually just begun. First, the trends - there are several very “hot” areas in this region now that the economic trade area has evolved to a population of nearly 1,000,000 people. Developers see land values rising, and in some areas rather dramatically. Suburban clear land in Springfield has recently sold for over $16/sq. ft. The average high-value land is around $12 to $14/ sq. ft. And as land costs increase so does the viability of taller construction.

For the second observation - in the center city there are still many one to three story buildings and grade level parking lots. With great thanks to the city manager as well as the economic and planning professionals, parking decks are being encouraged and most assuredly the quality and density of development will continue to increase. And that higher density leads directly to enhanced economic activity – all of which suggests taller construction in the not too distant future.

Springfield’s new commercial developments will of course continue to spread further out into the region, but the higher costs for suburban land coupled with the enthusiasm and support for the center city “urban” projects now make economically viable the taller buildings one sees in most American cities.

Architect Allen Casey is owner of The Casey Associates. He can be reached through his Web site at www.caseyarchitects.com or by e-mail at acasey@caseyarchitects.com.