Category: Northside Regeneration

Categories
JeffVanderLou North St. Louis Northside Regeneration Public Policy

Vacant McEagle Houses Next to New Habitat for Humanity Homes

by Michael R. Allen

What’s wrong with this picture of Bacon Street in JeffVanderLou?

I think that the problem is obvious: There are brand-new houses next door to vacant buildings. However, in this strange case, the new houses were built before the houses next door went vacant.

There are three vacant houses at 2731, 2733 and 2735 Bacon Street adjacent to the three new houses built lovingly by Habitat for Humanity. Across the street are more new homes by Habitat. This block has turned around from a drug-infested, vacant-lot-strewn area into a stable place.

However, in the midst of this uplift came a company called Sheridan Place LC, controlled by McEagle Properties. In 2006 and 2007, Sheridan Place bought up dozens of houses like these, making sure the residents moved out before closing the sales. That’s right — all three of the houses on Bacon were occupied before being purchased by McEagle.

Why did McEagle need to buy these houses at all? By the time the purchases happened, the Habitat for Humanity development was completed, and new residents had moved in. The three well-kept homes next door were a sign of stability to newcomers on Bacon, but not for long.

On the other side of the new houses on this side of Bacon is another Sheridan Place special at 2745 Bacon Street, missing its windows and wearing the red boards put on it by the Building Division. The Habitat for Humanity homes are book-ended by vacant buildings that were purchased for a large-scale project that has little to do with this block. Because of Habitat’s fine work, which should be honored and not insulted by crass speculation, this block can’t be subsumed by development. But its vacant homes can be held hostage in a phased development where JeffVanderLou is the last phase scheduled to be completed. These houses still could be vacant in 2025 or later.

McEagle has no business owning these houses. The city should not follow good money with bad by letting the developer hoard houses around areas that have been successfully redeveloped. The city’s redevelopment agreement with McEagle should require the sale of houses like these on Bacon. If McEagle receives 50% of the purchase prices back in Distressed Areas Land Assemblage Tax Credits, as is expected, then the developer should be able to quickly sell off houses like these at affordable prices. After all, the NorthSide project is supposed to fill in the gaps, not create more.

Categories
North St. Louis Northside Regeneration

Community Benefits

by Michael R. Allen

This video from last week’s Tax Increment Finance Commission meeting on the NorthSide project comes from Douglas Duckworth. The best part is first, when Sheila Rendon, President of the Northside Community Benefits Alliance, speaks. Sheila delivers a list of reasonable, clear suggestions for improving the NorthSide redevelopment agreement.


Categories
JeffVanderLou North St. Louis Northside Regeneration Old North St. Louis Place

McEagle Picks Up Seventeen Parcels Including Six Historic Buildings

by Michael R. Allen

On September 25, the St. Louis Recorder of Deeds recorded the purchase of 17 parcels at Sheriff’s land tax auction by McEagle Properties shell holding company Union Martin LLC. McEagle’s companies had been dormant for several months.

Among the purchase are seven residential buildings, of which six are historic. Here they are, with purchase price in parentheses if reported:

2823 University Street, brick house at left

2625 Palm Street in St. Louis Place

2212 Howard Street in St. Louis Place ($1,103.00)

2718 Stoddard Avenue in JeffVanderLou ($1,666.00)
2834 Thomas Street in JeffVanderLou, shown at right
2571 Hebert Street ($1,561.00)

Why do I mention the purchase prices? I want to impress upon readers how easy it would be for other buyers to compete at the Sheriff’s auctions for these properties. Community development corporations, neighborhood associations and other that want to keep out large-scale acquisition would do well to get some money together and head to the Sheriff’s auction. Every month, dozens of north side parcels — and historic buildings — sell to speculators for low, low prices.

These acquisitions illustrate the thorniness of preservation planning in the NorthSide project. A week ago, preservationists thought they knew the pool from which the list of buildings to be rehabilitated would be drawn. In one day, that pool expanded. However, these buildings are in good shape and will be around for awhile. McEagle need not fear that preservationists have immediate demands beyond simply keeping these buildings from falling until there is a solid plan.

The remaining parcels recently purchased by Union Martin are located at 2516, 2518-20 and 2526 Slattery Avenue, 2930 James Cool Papa Bell (nee Dickson) Avenue, 2524 Coleman Street and 2832 Cass Avenue in JeffVanderLou; 3244 Knapp Street in Old North St. Louis; 2561 Hebert Street, 2231 and 2236 Benton Street and 1947-51 Wright Street in St. Louis Place.

Categories
North St. Louis Northside Regeneration

Eagle Realty’s Other Clients Continue Buying

by Michael R. Allen

A real estate transaction whose warranty deed was recorded September 8 by the Recorder of Deeds may shed some light on the identity of the “mini McKee” buying property across the rest of north city.

The deed involves properties at 4631-33 St. Ferdinand Avenue and 2734 Arlington Avenue (both containing historic buildings) in the Greater Ville, conveyed from SCD Investments LLC to Diligent Property LLC. Those names mean little until one looks at the signatures on the deed:


Signing for SCD Investments LLC is developer Steven Roberts, and signing for Diligent Property LLC is Harvey Noble, vice president of Eagle Realty and incorporator of the company. Noble here is listed as “manager.” Eagle Realty also represents McEagle Properties in its transactions related to the NorthSide project.

Last year, a buyer represented by Noble began buying property under the name Urban Assets LLC. Roberts denies being that buyer. So does McKee.

In February, Noble incorporated six additional companies, only two of which — Diligent and Prudent Investor LLC — have purchased any real estate. All three companies are limiting their purchases to north St. Louis outside of McKee’s NorthSide footprint. Urban Assets owns roughly 225 parcels, while Prudent Investor has one and Diligent has three. Over one-third of these parcels contain buildings.

Noble’s other new companies are Feasible Projects LLC, Incentive Properties LLC, Marketable Property LLC and Premises Property LLC. Who the owners of the companies are remains a mystery.

Categories
Historic Preservation North St. Louis Northside Regeneration Old North

Old North Still Part of NorthSide Project Until Holdings Are Sold

by Michael R. Allen

Despite removing over half of the Old North St. Louis neighborhood from the NorthSide project boundary, McEagle Properties retains a strong presence in the neighborhood. In a future article, I will write about McEagle’s plans for the portion of the neighborhood that is included in the project. For now, here is a catalog of the 27 historic buildings owned by McEagle’s holding companies in that part of Old North for which the developer has no plans.

McEagle and elected officials repeat the line that “Old North is no longer a part of the project.” That’s not true. Over one-third of the neighborhood remains within the project boundary and the developer has yet to commit to a definite plan to either developing or selling properties that it owns in Old North. Maintenance is abysmal, and many buildings in need of structural repairs.

All of the twenty-seven buildings shown here are contributing resources to the Murphy-Blair Historic District, the National Register of Historic Places listing for most of Old North. All qualify for use of the historic rehabilitation tax credits at the state and federal level. Some are adjacent to rehabilitation projects ranging from owner-occupant work to the $35 million Crown Square redevelopment project.

The efforts of good people in Old North will rise the property values of McEagle’s holdings. However, long-term speculation is not fair to Old North. If old North is “out,” then McEagle needs to sell. The NorthSide redevelopment agreement must include binding language to compel McEagle to sell its holdings in Old North outside of the project boundary.

Publicly and privately, Paul J. McKee, Jr. complains about his reception in Old North (exemplified by the feisty meeting there last Monday). There is good reason for that reception, as the condition of these buildings and McEagle’s vague plans for the future show. Old North is hardly different from any neighborhood in resenting the presence and impact of a large-scale nuisance owner. I’m sure that WingHaven residents would be up in arms if a speculator started buying up residential foreclosures and left the houses vacant and untended for five years.

Last November, I offered free advice to McKee: “In preservation-minded Old North, there is a clear way to gain respect and built support: save buildings.” Not interested? Then it’s time to sell.

2900 N. 14th Street
Owner: Dodier Investors LLC

3115 N. 14th Street
Owner: Blairmont Associates LC

3236 and 3238 N. 20th Street
Owner: Sheridan Place LC

3237 N. 20th Street
Owner: Sheridan Place LC
Had been largely rehabbed by owner who sold to McEagle.

1415 Benton Street
Owner: Dodier Investors LLC

2701 Blair Avenue
Owner: Dodier Investors LLC
Located at the intersection of Blair and Montgomery — Blairmont!

2710 Blair Avenue
Owner: VHS Partners LLC
Located adjacent to Crown square redevelopment. Photo shows a fence now removed and replaced by tenant parking for a rehabilitated building.

1500 Branch Street
Owner: Blairmont Associates LC
The entire two-part commercial row is included.

1449 Clinton Street
Owner: Noble Development Company LLC
Shown at right above.

1913 Dodier Street
Owner: MLK 3000 LLC

3211 Blair Street
Owner: Blairmont Associates LC
At left next door to owner-occupied home.

1420 and 1424 Hebert Street
Owner: Dodier Investors LLC
Two cool small houses. The house at 1422 Hebert (left) is a flounder house.

1420 Hebert Street, Rear
Owner: Dodier Investors LLC
Two-and-a-half story alley house next door to fully-rehabilitated alley house.

3240 and 3242 Knapp Street
Owner: Dodier Investors LLC

3248 Knapp Street
Owner: N & G Ventures LC

3261 Knapp Street
Owner: Dodier Investors LLC
Alley house. Adjacent neighbor demolished.

1445 Monroe Street
Owner: Noble Development Company LC
Permastone covers brick. Great vergeboard!

1119 Montgomery Street
Owner: Union Martin LC
Just the left side of the first building in the row of houses. Purchased by agent Harvey Noble at a tax sale in 2008 apparently “by mistake.”

1416 Montgomery Street
Owner: Noble Development Company LLC
Located between occupied business and the Crown Square redevelopment project, in which it could have been included.

1501 Palm Street
Owner: Blairmont Associates LC
More coverage here and here.

1523 Palm Street
Owner: Blairmont Associates LC
Just the left side of the left building is owned by McEagle. Building at right being fully rehabilitated.

1311 St. Louis Avenue
Owner: Blairmont Associates LC
Photograph taken before McEagle purchase; second floor now boarded most of the time. Directly across the street from the Crown Square redevelopment.

1437 Warren Street
Owner: Dodier Investors LLC
Building adjacent to a church.

1215 Wright Street
Owner: Blairmont Associates LC.
At right. Shown here before McEagle boarded the second floor windows.

Categories
Fire North St. Louis Northside Regeneration St. Louis Place

Another McEagle Building Lost to Fire

by Michael R. Allen

Sure, the house at 1925-27 Madison Street in St. Louis Place had its front wall rebuilt in a 1950s brick that clashes with its 19th century slate mansard. Yes, its immediate neighbors were gone when I took the above photograph in 2006. Still the old house was solid as one of its wall bricks and close to the dense cluster of redeveloped property around the Falstaff Brewery at 20th and Madison. To boot, the house was included as a contributing resource to the Clemens House-Columbia Brewery Historic District, so rehabbing this building could land someone — like its owner, McEagle Properties — historic tax credits.

The happy ending never came. On early Monday morning, September 21, a blaze consumed the building causing severe damage. Strangely, the city’s Building Division had recently boarded all of the building’s first floor doors and windows with the red composite boards now being used.

On the night of the Tax Increment Financing (TIF) Commission advisory vote on the first part of McEagle’s NorthSide TIF, I left the meeting early after not being able to get inside. I drove up to check out the damage, which had been reported on KTVI. I came across a man picking intact bricks out of the rubble. At the curb was a car without plates or a dealer’s sticker. I called 911.

Categories
Historic Preservation North St. Louis Northside Regeneration

Next Step for NorthSide

by Michael R. Allen

I have a column in today’s St. Louis American: “Holding McKee to his preservation promises”.

After last night’s TIF Commission vote to recommend approval of tax increment financing for the first two phases of the NorthSide, we’re moving on to legislation at the Board of Aldermen. Last night provided a show of the discontent that remains, as well as the uncertainty of financing a project as vast as NorthSide. I would say those with serious ideas for the redevelopment ordinances ahead have a great chance at being heard and making change. These are not just ordinances for Paul J. McKee, Jr. — these are ordinances for citizens of the north side, the affected neighborhoods, and for our entire city. They must reflect all of the associated aspirations for transformation.

Categories
North St. Louis Northside Regeneration Old North

More From McKee on Historic Preservation

by Michael R. Allen

At a public meeting at Ames Elementary School last night in Old North St. Louis, Paul J. McKee, Jr. again discussed historic preservation for the NorthSide project.

Notable was a new figure for the number of legacy properties McEagle plans to rehabilitate. In a YouTube video on the developer’s website, McKee stated that 60 historic buildings would be preserved. Last night, he said that number could be as high as 85. He also stated that the Landmarks Association of St. Louis (my former employer) would receive a copy of that list. Will Landmarks, city preservation officials and neighborhood leaders also be able to shape that list?

McKee had told the St. Post-Dispatch that he planned to rehabilitate the Mullanphy Emigrant Home, which is owned by the Old North St. Louis Restoration Group and targeted to be converted into a hostel by the Gateway Chapter of Hosteling International. Last night, he said simply that he would help the Restoration Group with the project if possible.

Another major concern for Old North was addressed: the fate of over 60 properties in that neighborhood owned by McKee’s companies but excluded from the boundaries of the NorthSide project. Board members of the Restoration Group asked what plans the developer has to sell those properties and prevent further deterioration to buildings.

McKee’s answer was vague: “Once we get through the development process with the city we get the [Distressed Areas Land Assemblage tax] credits approved by the state…I’ll be happy in the first quarter to sit down and dialogue about that with you.”

What if McKee does not get the credits? “You’ll be dealing with somebody other than me,” he said.

Demolition will move rapidly after city approval of a redevelopment agreement, if McKee’s plans hold true. McKee told the crowd that “within 18 months, anything that’s going to be wrecked is going to be wrecked.” According to the developer, half-destroyed houses like those this blog frequently covers cannot be demolished now due to state brownfield laws.

(I was unable to attend Monday’s meeting, so this report is derived from videos posted by Doug Duckworth on Random Talk.)

Categories
Flounder House Historic Preservation JeffVanderLou North St. Louis Northside Regeneration

Snapshots from JeffVanderLou

by Michael R. Allen

I have been working on an architectural survey in JeffVanderLou (details to come) and wanted to share some images from the area just west of Parnell and north of Cass avenues. This is a neat urban pocket filled with historic buildings dating from 1870 – 1910 that is located in the fourth phase of the proposed NorthSide project. There is the abandonment and building loss typical of this neighborhood, JeffVanderLou, but the level of historic integrity remaining is actually strong. A historic district is certainly possible here.

The image above shows one of the most splendid rows in the area: the 1700-1800 block of Leffingwell Avenue, just south of North Market. This intact street wall faces Yeatman Park (which, by the way, happens to have excellent tennis courts). Of course, this photograph shows that the four of the eight buildings at the left are vacant. However, only one of these buildings is owned by a holding company controlled by McEagle Properties LLC. Three are owned by the city’s Land Reutilization Authority (and likely to be purchased by McEagle) and the corner unit of the corner building is owned by one Hillmon Bonds.

This image cuts against the stereotype that the NorthSide area is an urban prairie with a few decrepit houses here and there. This is a block of historic homes comparable to blocks found across the city, with as many houses occupied as vacant. Every time I am on this block, people are around tending to their yards or cars. While the fates of the four vacant houses concerns this architectural historian, those fates concern the residents and owners of the remaining four buildings even more.

Take away half of this row, and what is left is diminished. The quality of life on this block would be much improved if the vacant houses were again occupied by families. The difference between a fully occupied row of historic homes facing a lovely city park and a group of isolated survivors ringed by vacant lots could not be more stark.

There is a flounder-style house at 2627 Howard Street. Flounders are indigenous to St. Louis, Philadelphia and Alexandria, Virginia, and feature a roof slope (sometimes hipped) that runs from one side of the building to the other. The origin is unknown and the prevalence unaccounted for. All we know is that these are a precious American architectural resource. This one is owned by Dodier Investors LLC, a McEagle holding company.

The rest of this block of Howard is the typical mix of vacant and occupied for the neighborhood. This photographs shows a typical density of remaining historic resources — too dense to ignore. Second from left is a one-story flounder house that is occupied. Once again, we see that historic preservation planning in the NorthSide project is crucial. Preservation here is preservation of the livability of whole city blocks.

Categories
JeffVanderLou North St. Louis Northside Regeneration

McEagle Rubble Piles in JeffVanderLou

by Michael R. Allen

All three of these buildings in the JeffVanderLou neighborhood are owned by McEagle Properties-controlled holding companies and were destroyed by brick thieves this year or last. The rubble piles remain, one almost mockingly surrounded by cheap plastic construction fencing. Those residents of JeffVanderLou considering whether or not the owner’s NorthSide project is a good deal for their neighborhood have this evidence to consider. What else? Residents can learn more at Wednesday’s meeting of the Tax Increment Financing (TIF) Commission, at which the NorthSide project will be considered for a $399 million public TIF subsidy.

The records of these properties show that two were not vacant very long before being destroyed, and that residents had tried to get the vulnerable buildings secured to prevent what happened. The two destroyed houses on Laflin are just a half-block north of Vashon High School. Many students walk this street before and after school, passing unsecured and dangerous rubble in open foundations. The present conditions violate city public safety laws.

Address: 2526 Bacon Street
Owner: VHS Partners LLC
Citizens Service Bureau Calls for Unsecured Vacant Building: 12/18/2006, 9/22/2006
Considered Vacant by Building Division: 2001 – present

Address: 1831 Laflin Street
Owner: MLK 3000 LLC
Citizens Service Bureau Calls for Unsecured Vacant Building: 10/10/2007
Considered Vacant by Building Division: 1989-1996; Since 2009 (re-occupied 1996)

Address: 1909 Laflin Street
Owner: VHS Partners LLC
Citizens Service Bureau Calls for Unsecured Vacant Building: None recorded
Considered Vacant by Building Division: Since 2009

Don’t get the wrong idea — most of JeffVanderLou does not look like this. Most buildings are occupied and there are always children playing in the streets as well as adult pedestrians. That’s why these open foundations are such a big problem. Hopefully we don’t have to wait until the developer has state tax credits in hand to get these nuisances cleaned up.