Cochran Tower

1228 N. 9th Street

St. Louis (Independent City)
Architectural and Historical
Documentation
Prepared for the Saint Louis Housing Authority
3520 Page Blvd.
Saint Louis, Missouri, 63106
by
Lynn Josse and Michael Allen
Preservation Research Office
3517 Connecticut Street
St. Louis, Missouri 63118
(314) 229-0793
lynn@preservationresearch.com

April 12, 2011

Contents
Table of Contents
Introduction ....................................................................................................................... 1
Information Summary ....................................................................................................... 1
Cochran Towers: Background and early history .............................................................. 2
Later History and Cochran Towers ................................................................................. 4
Cochran Tower narrative description................................................................................ 6
Bibliography ............... .................................................................................................... 9
List of Photographs ......................................................................................................... 10
Figures............................................................................................................................. 12
Figures
Figure 1. Site in 1938 ...................................................................................................... 12
Figure 2. Site in 1950 ..................................................................................................... 12
Figure 3. Cochran Garden site plan ............................................................................... 13
Figure 4. Site in 2007 ..................................................................................................... 14
Figure 5. typical floor plan, 1954................................................................................... 15
Figure 6. First floor plan ................................................................................................ 16
Figure 7. floor plan/reflected ceiling plan floors 2-12 ................................................... 17
Figure 8. Cochran Gardens under construction .................................................................. 18
Figure 9. Cochran Gardens shortly after completion .......................................................... 18
Figure 10. Play yard ....................................................................................................... 19
Figure 11. Interior of unidentified unit .......................................................................... 20

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Introduction
The Cochran Tower Building at 1228 N. Ninth Street in St. Louis (Independent City),
Missouri, has been determined eligible for listing in the National Register of Historic
Places. The tower, originally designated A-6, 1 is the only survivor of the 12-building
John J. Cochran Garden Apartment public housing project, completed in 1952-53.
Eleven of the twelve towers were demolished between 2002-2008. The rest of the site
has been built out with a new mixed income neighborhood called Cambridge Heights,
funded with a Hope VI award. The new Senior Living at Cambridge Heights facility,
with 117 units reserved for the elderly, is located just southeast of the tower. Cochran
Tower is nearly vacant, with only four units occupied at the time of this report. This
document provides historical and architectural documentation for the building to mitigate
its demolition.

Information Summary
Historic Name:
John J. Cochran Garden Apartments, Building A-6
Current name:
Cochran Tower or Cochran Towers
Date of construction: 1951-1953
Original owner:
Saint Louis Housing Authority
Architect:
Hellmuth, Yamasaki & Leinweber (St. Louis and Detroit)
General Contractor: I. E. Millstone Construction, Inc.
Mechanical & Electrical Engineer: John D. Falvey
Structural Engineer: William C. E. Becker
Utility Engineer:
Horner & Shifrin
Landscape Architect: Harland Bartholomew & Associates2

The building designated number six of the 12 towers; A indicates that it is 12 stories.
Engineers and landscape architect are listed in St. Louis: High Rise Buildings and Balconies,
Architectural Record, June 1954. p. 185.
2

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Cochran Gardens: Background and early history

In 1937, the United States Housing Act created a mechanism to fund local development
of low-income housing. An enabling state statute was passed in 1939, and the Saint Louis
Housing Authority (SLHA) was created later the same year. The citys first two housing
developments, Carr Square Village (MO-1-1)3 on the north side of downtown and
Clinton-Peabody Terrace (MO-1-2) on the south side, were initiated almost immediately.
Construction of new public housing accomplished the dual goal of building decent,
affordable housing for the poor while eliminating entire districts that were considered
slums. By the end of 1941, construction on these two developments was underway and
site clearance had begun for a third (MO-1-3). With the United States entry into World
War II, emergency funding completed the first two projects, which were then used as
temporary war worker housing.4 These townhouse developments still exist, with
alterations. Funding for the third development was terminated.
With the Public Housing Act of 1949, monies for public housing became available again.
But by this time, the federal Public Housing Administration (PHA) actively discouraged
low-rise projects and encouraged denser high-rise buildings.5
Months before the new Housing Act was signed into law, the City engaged architect
George Hellmuth and set him on a tour of public housing programs in other cities.6
Hellmuth was a St. Louis native from a well-known architectural family. During the
1930s, he had designed a number of buildings for the City of St. Louis. In 1940 he
moved to Detroit and worked for the firm of Smith, Hinchman and Grylls, where he met
his future partner Minoru Yamasaki. In 1949 the two partnered with architect Joseph
Leinweber to form a practice with offices in Detroit and St. Louis.7 Cochran Gardens
was the firms first major commission.
The first plans on file at the SLHA are dated 1950. The complex was designed in
accordance with the Modernist principle of siting tall buildings in park-like settings; the
building footprints took up only 11.5% of the total project area.8 A total of twelve towers
were constructed. Six were six stories each, two were seven stories, and four were twelve
stories. The buildings were arranged across a shallow U-shaped site around the earlier
3

MO-1 indicates SLHA, the first housing authority in the state (Kansas Citys followed in 1941); after
that, projects were numbered in order. Cochran was its third development (after Carr Square Village and
Clinton-Peabody Terrace).
4
Joseph Heathcott, The City Remade: Public Housing and the Urban Landscape in St. Louis, 1900-1960.
Diss. St. Louis University, 2002.
5
Heathcott, 369.
6
Heathcott, 367.
7
The firm was known in St. Louis as Hellmuth, Yamasaki, and Leinweber; in Detroit, the names were
reversed. In 1955 the two offices separated; Hellmuth remained in St. Louis and began a partnership with
his associates Gyo Obata and George Kassabaum. HOK is now one of the worlds largest architectural
firms.
8
Mo-1-3 Fact Sheet, on file at Saint Louis Housing Authority

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Neighborhood Gardens complex, itself an experiment in affordable housing which was

financed by the PWA in the 1930s (see Figure 3).
Recognizing the potentially dehumanizing effect that could occur as part of such a
development, the architects stated:
we tried to eliminate the stigma often attached to such projects, and it
was imperative to avoid a feeling of regimentation. To help accomplish
this, the spaces between the units were as carefully studied as the units,
building heights were varied, design details such as entrances were
individually considered, and primary colors were used on balcony doors.
The emphasis on residential quality seems to help eliminate some of the
institutional aspects common to such projects and appears to justify a
design approach rather than a statistical approach as a basis for planning.9
Hellmuth, Yamasaki & Leinweber also designed the Captain Wendell Oliver Pruitt
Homes (MO-1-4) and William L. Igoe Apartments (MO-1-5) in 1950. This complex of
33 high-rise buildings was constructed between 1953 1955. It is best known for its
catastrophic failure and subsequent demolition. The firms St. Louis successor,
Hellmuth, Obata & Kassabaum, designed the George L. Vaughn Apartments (MO-1-6),
Joseph M. Darst Apartments (MO-1-7), and Anthony M. Webbe Apartments (MO-1-7a).
These later projects opened between 1957 1960.
I. E. Millstone Construction was the general contractor for both Cochran and Pruitt-Igoe.
The Stephen Gorman Bricklaying Company oversaw masonry work at both. For
Cochran Gardens, the company reported the use of 2.8 million face bricks, 191,000
Spectra Glaze Haydite blocks, and 39,000 glazed tiles.10
The first buildings at Cochran Gardens were ready for occupation in May, 1952. The
public was invited to a three-day open house. On the first afternoon, thousands of
visitors inspected two furnished display units, offering high marks for general
arrangement. The St. Louis Globe-Democrat reported that the laundries and clothes
drying yards came in for frequent favorable comment among the women.11
On May 25, the Globe-Democrat ran a photograph of the Rice family, which had been
selected to move in first. Father, mother, and four children were posed in a display living
room reading and doing homework together. The photo was contrasted with a shot of the
children on the back stairs of their tenement on Cass Avenue, which would shortly be
razed during site clearance for Pruitt-Igoe.12
9

St. Louis: High Rise Buildings and Balconies, p. 185.

Stephen Gorman Bricklaying Company promotional brochure, c. 1955, p. 39. Collection of the St.
Louis Building Arts Foundation, St. Louis, Mo.
11
Cochran Apartment Visitors Impressed by Conveniences, St. Louis Globe-Democrat, 26 May 1952,
10A.
12
Untitled photographs, St. Louis Globe-Democrat, 25 May 1952, 6A.
10

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Like all of the other original tenants at Cochran Gardens, the Rice family was white.
SLHAs first developments were designed to be segregated by race: Clinton-Peabody,
Cochran, and Igoe for white families and Carr Square and Pruitt for black families. This
policy was struck down in federal district court in the 1954 landmark case Davis et al v.
St. Louis Public Housing Authority. In 1955, SLHA began the process of
desegregation.13
Later History and Cochran Towers
By the end of the 1960s, SLHA had completed all of the high-rise housing projects that
would be constructed in St. Louis: Cochran Gardens, Pruitt and Igoe, Vaughn, DarstWebbe, and Arthur A. Blumeyer Apartments (MO-1-9). Blumeyer also included
townhouse-like buildings alongside its four towers.
In 1969, after a series of rent increases, residents of the citys major public housing
projects organized a rent strike that lasted for nine months. One of the tenant demands
was a more substantial stake in the management of the citys public housing. Two
tenants were appointed to a reconstituted Housing Authority board. In 1973 and 1974,
tenants took over management at Carr Square Village, Darst, Webbe, and ClintonPeabody. In 1976, the SLHA turned over management of Cochran Gardens to the
Cochran Tenant Management Corporation. Under the leadership of charismatic activist
Bertha Gilkey, the Cochran Gardens model received national attention.
By this time, plans were underway to convert A-6 into a facility with housing for the
elderly and office space. A five-story brick-faced addition was planned at the west
elevation. The project was partially funded with a grant from HUDs Target Projects
Program. Plans dated December, 1976 still show the addition; by 1977, the addition had
been removed from drawings.14
Plans for the conversion were drawn up by St. Louis architect Eugene J. Mackey &
Associates. The final design included 22 efficiency units and 110 one-bedroom
apartments. Twenty-two of these were designed with accessible features such as wide
passages and adjusted outlet height. Amenities included first floor spaces for laundry,
crafts, games, television and vending.15
The most significant of the exterior alterations involved enclosing the balconies, one of
the original character-defining features of the building. These open-air extensions of the
original living rooms were encased in copper, creating prominent vertical bays projecting
13

The attorney who won the case, Frankie Muse Freeman, is considered a civil rights pioneer. In 1955,
SLHA hired her to implement its desegregation program.
14
Plans on file with SLHA; Cochran Gardens Comprehensive Modernization undated typescript, n.p.,
from files of SLHA.
15
Saint Louis Housing Authority, The St. Louis Housing Authority Welcomes You to Cochran
Towersn.p. c. 1979.

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from all four elevations. A promotional brochure stated that this feature embellishes the
exterior design and also increases apartment floor and window space. 16 The newly
rehabilitated Cochran Towers opened in 1980 as senior citizen housing.
In June 1998, the SLHA terminated its contract with the Cochran Gardens Tenant
Management Corporation. A year later, consultants announced that the eleven family
housing buildings of Cochran Gardens had failed a federally mandated viability test.17
The City later reported that
Unit designs were obsolete, the building design and site layout fostered
criminal activity, extreme levels of environmental hazards such as mold
and asbestos were present, roofs chronically leaked, and building systems
fire safety, elevators, mechanical and heating systems were breaking
down.18
Cochran Towers, the subject building, was considered a separate project.19 The northern
five buildings of Cochran Gardens were demolished in 2002-2003; demolition of the
remaining six was completed in 2008. With the completion of the Senior Living at
Cambridge Heights development on the site of two of the Cochran Gardens towers, the
Cochran Towers building has been almost completely emptied and awaits demolition.

16

Ibid. Plans and photographs indicate that this alteration in fact decreased window space.
Section 202 of the 1996 Omnibus Consolidated Reconciliation Act required that public housing
complexes of over 300 units with more than 10% vacancy be evaluated. A test is set forth to compare
monthly operational expenses against the cost of issuing Section 8 vouchers to tenants; retention of such
projects are only allowed under limited circumstances:
PHAs will meet the test for assuring long-term viability of identified housing only if it is probable that,
after reasonable investment, for at least twenty years (or at least 30 years for rehabilitation equivalent to
new construction) the development can sustain structural/system soundness and full occupancy; will not be
excessively densely configured relative to standards for similar (typically family) housing in the
community; will not constitute an excessive concentration of very low-income families; and has no other
site impairments which clearly should disqualify the site from continuation as public housing.
(62 FR 49576 971)
18
City of St. Louis, Missouri. City of Saint Louis Five-Year Consolidated Plan, 2004, chapter 3. p. 42.
19
City of St. Louis, Missouri. City of Saint Louis Five-Year Consolidated Plan, 1999, chapter 3. np.
17

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Description
Cochran Tower is a twelve-story residential building, one of four that were originally
built at the 18-acre John J. Cochran Garden Apartments site.
Site
Originally one of twelve high- and mid-rise buildings on an 18-acre site, Cochran Tower
now stands as the sole survivor amid a setting of two and three story multi-unit housing
to the north, east, and west. Housing to the north and south is new construction, part of
the Hope VI project which has already replaced the other Cochran buildings. Southeast
is the three-story Cambridge Heights building, which has assumed the senior housing
function formerly assigned to Cochran Tower. To the east, the three-story
Neighborhood Gardens complex is recently rehabilitated. Directly across 9th Street to the
west, the row of 19th century housing that stood at the towers construction has been
razed; the site is now a playground for the Patrick Henry School.
The first story of Cochran Tower is elevated above street level. At the front (west)
elevation, a concrete drive enters the site from either side of a concrete retaining wall and
is graded to be level with the front door at the top. To the north, the paths that once ran
between towers have been replaced by an extension of OFallon Street. At the east side
of the building, a curved drive from OFallon Street descends along a curved concrete
wall to access steel basement doors. At the center and south end of the building, the first
floor is at grade. A concrete terrace with permanently installed benches is sheltered from
the grassed remainder of the site by a concrete wall which extends southeast from near
the center of the building and returns partway at a 90 degree angle. This landscaping was
designed as part of the late 1970s project which converted the building from family
housing to senior housing. A concrete path runs along the outside of the wall southeast to
the fenced edge of the site. As the patio runs alongside the east elevation it is punctuated
by small flowering trees. The site is fenced at the east along 8th Street. The southern end
is fenced along the rear of the lot; the fence connects to the tower at its southeast corner.
Exterior
The exterior of the tower is clad in variegated matte red brick. The dumbbell-shaped plan
is asymmetrical: the southern wing is longer than the northern wing. The two wings are
twelve stories; the center connector is thirteen (including a penthouse for elevator and
other mechanicals).
At the long faade which faces west, there are six bays to the left (north) of the recessed
center section, and seven bays to the right (south). Spacing is irregular; the four outer
bays at each side are evenly spaced, with a wider expanse of wall between these and the
bays to the center of the building. Projecting copper bays ascend from the second to the
twelfth floor at the innermost bay of the north and south wings at both the east and west

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elevations, and at both bays of the narrow north and south elevations. Windows at the
wings are one-by-one slider pairs. First story windows are bricked in at the north end of
the west elevation; at the south end, the five center first story windows have been
replaced with glass block.
In the 1970s renovation, many other original openings were bricked in. At each story
next to the copper bays, a small bricked-in panel indicates the location of original kitchen
vents. At the center connector sections east (rear) elevation, the original configuration
of two smaller windows flanking the staircase and a larger window to the right in the
public area was changed; only the center window opening is still in place. This window
and the larger window to the right were separated by a panel of stack bond sharing the
sill; these panels are intact.
A long canopy added over the west driveway shelters the main entrance, located at an
atrium-like addition that fills in the recessed center section of the floor plan and serves as
a foyer for the building.
Interior
The glassed-in atrium foyer at the west elevation has a tile floor which extends into the
lobby and hallways at the south wing. The original exterior walls are intact. A glass
door at the south leads from the foyer into the lobby in the original south wing. Major
features of the first floor plan remain as drawn in 1977 for the conversion to senior
housing (see Figure 6). To the left is a U-shaped front desk. Offices line the south wall
and the north end of the east wall; between these are a cafeteria space and mail room.
The elevator lobby in the center section of the building retains its original plan, with
elevators along the west wall and an enclosed concrete staircase mirroring it on the east.
Past them at the north end of the center section, unprogrammed common space has
windows to the east and west. At the north end of the first story, a central hall has doors
to either side leading to a craft room, restrooms, and (at the north end of the building) a
laundry room. There is also an exercise room at the west side of the hall; this room has a
wide opening from the hall instead of a door.
The second through twelfth floors were remodeled in 1978. The north wing of each story
left many divisions of the two one-bedroom units (closest to the elevator) intact, although
the kitchens were moved from the exterior wall to a location along the interior hall. The
two three-bedroom apartments at the north end of the hallways were split into an onebedroom and an efficiency apartment; the one-bedroom retained the original kitchen
location at the north wall and the efficiency kept the original bathroom location at the
south end of the unit. The north and south units (but not the efficiency apartments) have
small bumpouts off the living rooms which are the enclosed former balconies.
The south wings nearly reflect the north. Because the original layout included two twobedroom units instead of two one-bedroom units (the reason that the south wing is a bay
longer than the north), the conversion allowed for three one-bedroom units. The center

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units on both the east and west were designed to meet the needs of the disabled, and later
modified further to meet ADA standards.
Interior walls are generally painted white; hardware and fixtures are not original.
The basement (also considered the ground floor on plans, as opposed to the first floor
above), is the best place to see the concrete structure of the building. The north end of
the basement is divided to contain mechanical, plumbing, and electrical systems. The
south end is used for storage; the large telephone panel is also located at this end of the
building on the wall backing up to the elevators.
The penthouse contains additional mechanical systems, primarily related to the elevators.
A concrete balcony adds additional mechanical and storage space.
The rubberized roof has two large steel ventilators at either wing.
Alterations
SLHAs original fact sheet for the John J. Cochran Garden Apartments indicates that
original windows were casements rather than sliders. The balconies were enclosed with
vertically continuous copper bays in the late 1970s, making them extensions of the living
rooms. At the same time, the original entrance was altered by enclosing the first storys
recessed bay (between the two wings) in glass and adding a large canopy over the
driveway. Most of the bricked windows were also filled at that time. The rear (east)
elevation was originally at grade; only later was the northern end of this elevation
excavated to provide ground-level basement access. Most interior alterations were also
completed at this time, dividing two- and three-bedroom units to become one-bedrooms
and efficiencies.

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Bibliography
Brodt, Bonita. Tenant Management No Public Housing Cure. Chicago Tribune.
December 10, 1986. accessed at www.articles.chicagotribune.com on April 5, 2011.
City of St. Louis, Missouri. City of Saint Louis Five-Year Consolidated Plan, 1999.
City of St. Louis, Missouri. City of Saint Louis Five-Year Consolidated Plan, 2004.
City of St. Louis, Missouri. Saint Louis Consolidated Plan Five-Year Strategy, 2009.
Cochran Apartment Visitors Impressed by Conveniences, St. Louis Globe-Democrat,
26 May 1952, 10A.
Heathcott, Joseph. The City Remade: Public Housing and the Urban Landscape in St.
Louis, 1900-1960. Diss. St. Louis University, 2002.
Kusmer, Kenneth L. and Joe William Trotter. African American Urban History Since
World War II. Chicago: University of Chicago Press, 2009.
Meehan, Eugene J. The Quality of Federal Policymaking: Programmed Failure in
Public Housing. Columbia, Missouri and London: University of Missouri Press, 1979.
St. Louis: High Rise Buildings and Balconies. Architectural Record, June 1954.
Saint Louis Housing Authority, The St. Louis Housing Authority Welcomes You to
Cochran Towersn.p. c. 1979.
Stephen Gorman Bricklaying Company promotional brochure, c. 1955. Collection of
the St. Louis Building Arts Foundation, St. Louis, Missouri.
.

Untitled photographs. St. Louis Globe-Democrat. 25 May 1952. 6A.

Wesley, Doris A. and Wiley Price. Jean King Chavis. Lift Every Voice and Sing.
Columbia, Missouri: University of Missouri Press, 1999. 181.
Wilkerson, Isabel. From Squalor to Showcase: How a Group of Tenants Won Out.
The New York Times. www.nytimes.com Published: June 11, 1988. Accessed: April 5,
2011.

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Photographs
The following information applies to all photographs:
1228 N. 9th Street
Cochran Tower
St. Louis (Independent City), MO
March, 2011
digital files: Missouri SHPO
1

Exterior, facing NE
photographer: Michael Allen

Exterior, facing SE
photographer: Michael Allen

Exterior, facing west

photographer: Michael Allen

Exterior, facing NW
photographer: Michael Allen

Entrance, facing SE
photographer: Michael Allen

East elevation, facing west

photographer: Michael Allen

Foyer, facing north

photographer: Lynn Josse

Lobby, facing south

photographer: Lynn Josse

First floor elevators, facing southwest

photographer: Lynn Josse

10

First floor north hall, facing north

photographer: Lynn Josse

11

Staircase, facing south

photographer: Lynn Josse

12

Second floor hallway, facing north

photographer: Lynn Josse

13

Unit 203, facing north

photographer: Lynn Josse

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14

Unit 203, facing east

photographer: Lynn Josse

15

Unit 204, facing northwest

photographer: Lynn Josse

16

Unit 211, facing southwest

photographer: Lynn Josse

17

Unit 211, facing northeast

photographer: Lynn Josse

18

Common space (elevator lobby), seventh floor, facing west

photographer: Lynn Josse

19

Basement, facing south from elevator lobby

photographer: Lynn Josse

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Figure 1 Site in 1938: Neighborhood Gardens block at right is largely cleared for construction.
The site of Cochran Tower, at the left side of the center block, is still occupied by tenements and
alley houses. (Source: Sanborn Map Company, 1938.)

Figure 2 November, 1950: The site of Cochran Tower has been cleared. The building (center
block, top) is sketched in from plans. (Source: Sanborn Map Company, 1950.)

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Figure 3
Original site plan of Cochran Gardens, showing drying yards and play areas.
(Source: SLHA)

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Figure 4
Site survey, 2007 (before OFallon Street was opened along the north side of the
property, right). (Source: SLHA)

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Figure 5
Original typical floor plan for twelve-story buildings at Cochran Garden Apartments. (Source:
Architectural Record, June 1954, p. 186)

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Figure 6

First floor plan (Source: SLHA)

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Figure 7

Floor plan and reflected ceiling plan, floors 2-12 (source: SLHA)

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Figure 8
Cochran Gardens under construction, camera facing SW. Sign reads: "John J.
Cochran Garden Apartments/ MO-1-3 A Project of St. Louis Housing Authority and the City of
St. Louis/ These homes are built with aid under the low-rent program of the Public Housing
Administration Housing and Home Finance Agency" (Source: George McCue Photograph
Collection; State Historical Society of Missouri, Research Center-St. Louis)

Figure 9
Cochran Gardens shortly after completion, camera facing SW. (Source: George
McCue Photograph Collection; State Historical Society of Missouri, Research Center-St. Louis)

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Figure 10
Exterior photo of play area #7 shortly after completion. Cochran Tower is the
tall building in the background to the right of the path. Photo faces south to downtown. Small
sign at bottom right reads Please keep off grass. (Source: George McCue Photograph
Collection; State Historical Society of Missouri, Research Center-St. Louis)

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Figure 11
Interior of unidentified unit just after construction. (Source: George McCue
Photograph Collection; State Historical Society of Missouri, Research Center-St. Louis)