Category: North St. Louis

Categories
North St. Louis Northside Regeneration St. Louis Board of Aldermen

Aldermanic Hearing on NorthSide Project Tomorrow

by Michael R. Allen

The St. Louis Board of Aldermen’s Housing, Urban Development and Zoning Committee will hold a hearing tomorrow on the two board bills — 218 and 219 — that would enact a redevelopment agreement for the McEagle NorthSide project and allocate Tax increment financing to the project’s first two phases.

The meeting will take place at 10:00 a.m. in the Kennedy Room, formerly the City Council chamber when the city had a bicameral legislature (Room 208).

Word is buzzing about lawsuits against the project and a recall effort against Alderwoman April Ford-Griffin (D-5th), but the legislation that will give McEagle development power marches along. Does the haste to pass the bill and the fervor to kill it create a situation where smart changes will have little political support? No doubt that McEagle has the votes it needs to pass these ordinances as they have been introduced. The only part of the deal that would probably fail at the Board is public guarantee of the TIF, and that proposal has not been introduced as a bill. Many aldermen have stated total opposition to public guarantee but support for the project itself with the TIF currently proposed.

Thus, there is only a small amount of time in which real changes to these bills can be crafted and proposed. Let’s get those changes on the table quickly. What should they be? Post them here and bring them tomorrow morning.

Categories
Media North St. Louis Northside Regeneration

Topic A Tonight

by Michael R. Allen

Tonight, I will be a guest on KDHX’s Topic A program. Host Amanda Doyle will interview me on a range of topics, including new federal preservation legislation, a St. Louis museum project located in Illinois and, of course, the status of the NorthSide project.

Readers should already be tuned into to Topic A this month because it’s Built Environment Month on the program. Last week’s guest was Sarah Susanka, author of the Not So Big House series of books; listen online here.

Topic A broadcasts each Monday at 7:30 p.m. on KDHX, 88.1 FM.

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
College Hill Housing JeffVanderLou North St. Louis

Bay Front Houses in North City

by Michael R. Allen

The single-family house at 2441 Laflin Street in JeffVanderLou (1893) bears a resemblance to a house that I wrote about recently (see “Architectural Creativity on Prairie Avenue”, August 18). That duplex at 2111 East Prairie Avenue in College Hill (1884) appears below.

Both have a projecting trapezoidal bay and a brick cornice as defining architectural features. However, the house on Laflin is a single house of only 660 square feet with the entrance to the left of the bay. There may be more houses like this across the city — post their addresses in the comments section.

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 LRA North St. Louis Old North

Old North Moving Foward on Stabilizing Historic Buildings

by Michael R. Allen

While people are debating larger projects, the Old North St. Louis Restoration Group started a small but very important one: stabilization of several vacant historic buildings in the neighborhood formerly owned by the city’s Land Reutilization Authority (LRA). This comes after the group issued a request for proposals that led to two vacant houses finding owners who plan full rehabs.

Above is the house at 1300 Monroe Street, a very stunning corner house that has seen some rough days. The Restoration Group has already secured all of the openings with boards. The next steps are major masonry repairs and new roofing, on the flat roof as well as the projecting bay. When work concludes, what started as a hard-to-handle city-owned vacant building will be a rehab-ready, structurally-sound shell. The Restoration Group will place the home on the market.

No matter how long the buildings take to sell, they will stand safe and secure. Meanwhile, the Restoration Group will have demonstrated how a community development corporation can act to safeguard vacant historic buildings and get those buildings out of the LRA inventory and into a more sale-ready situation.

Support these remarkable efforts this Friday evening at a silent auction from 7 – 9:30 p.m. at 1331 North Market. The auction benefits the Restoration Group’s plans to fully rehab one of the vacant buildings. A mere $5 is the suggested cover, but of course you can be more generous! Details are here.