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I’m your host, Brian Adler. This Week in Urbanism is designed to bring you up to speed on the latest in urban developments, infrastructure, policy, politics, rumors, and more that influence the urban experience in St. Louis. So, stick around and subscribe so you don’t miss the Friday morning shows as we take you on a journey showing how St. Louis is moving forward. If you want to listen a little early, check out our Patreon supporter page at patreon.com/brianadler to support this podcast.
Today is March 11th, 2022, and today, we’re going to talk about the many new high-rise towers that are going to change up the skyline and the St. Louis urban experience in the next few years.
Over the last few years, we’ve been on a building boom here in St. Louis. Our urban core has seen extensive investment ranging from Downtown St. Louis to Downtown Clayton, forming an ever-denser Central Corridor. We’ve discussed in the past how there is a large disparity in development based on race and location here in St. Louis, like in many other cities, but today we’re going to talk primarily about how this central corridor itself is really booming.
So why am I talking about towers? Well, I think they’re pretty cool for one! I like a good skyline. And you regular listeners know that I love some good density. One of the great things about high rise towers is that they’re efficient in land and utility usage, and when placed optimally, can really encourage walking, transit usage, and contribute to a 15-minute city and a more pleasant built environment.
Sometimes a tower isn’t what you want. Putting one in rural Missouri probably wouldn’t make sense, because you need enough demand to fill the many units and a location that serves the density. Without restaurants, transit, institutions, or other interesting things nearby, there’s little reason for people to live or work in one. Still, in an urban environment, they can be a great tool in city building. Of course, something awkward in STL is that we have an empty tower downtown – the AT&T tower. It’s actually under contract, and I’m hoping that the sale completes, but it’s important to note that sometimes when towers are built so large and with inefficient layouts, their reuse can be challenging because of the sheer cost.
Right, so let’s talk about some of what we’re going to see go up in the St. Louis area over the next few years. The first one that I want to talk about is really the one that I’m the most excited about. The Koplar family, a rather prolific developer in the region, announced a high-rise residential building to fill one of the vacant parking lots in the Central West End at Lindell and Kingshighway. I mean, you’ve got to go to the physical story I post on the website to check out the rendering. It looks incredibly. The building fronts Forest Park in one of the city’s best urban neighborhoods and will be directly adjacent to the impressive 100 on The Park building just next-door that keeps winning architectural awards. Anyway, this building will be just a smidgeon shorter and will have a curved, glass façade with rooftop amenities and balconies on some floors. It was designed to compliment both the 100 and the Chase Park Plaza next-door, a building designed by the grandfather of the Koplar family member who proposed this project.
The building is going to rise 30 stories above the park and have a total of 293 apartment units, with two ground-floor retail spaces and lots of amenities. So, to be clear, we’re talking about replacing a simple surface parking lot that was barely utilized with a gorgeous tower, retail, and density adjacent to one of the best urban parks in the country, tons of restaurants, and light-rail nearby. That’s phenomenal. The Central West End skyline is growing quickly, and the nearby 100 on the Park tower is leasing quickly and reliably as well even considering the high rents. It seems that demand within the city, at least within this neighborhood, is driving some incredible growth.
Speaking of the city, there are multiple other towers to speak of in varying stages of the proposal-to-construction process. Already underway at the massively successful City Foundry development, where a Fresh Thyme grocery store, future Alamo Drafthouse, mini-putting, retail, food hall, and office-space are located, the next phase of the project is already underway. Just along Vandeventer Ave., the developer (The Lawrence Group) is already moving dirt and beginning construction on a 14-story residential apartment tower and a 5-story office building. These will be connected to the City Foundry site that is already in place. We’re looking at about 270 apartments, many with balconies, a large amenity deck with a pool, 83,000 square feet of office space, and 25,000 square feet of ground-floor retail space. According to CityScene-STL, the project will be the first in the region to utilize mass timber construction, a much more sustainable material.
Also interestingly, in part of the tax incentive process, a deal was arranged with the city that provides almost $2 million for the city’s Affordable Housing Trust Fund. I’m hoping that we’ll see similar deals agreed upon in the region in the future. While subsidies might sometimes still be required for a project to actually be completed, it seems reasonable to arrange a win-win scenario for each party.
I think this project has a whole lot of potential, too. The residents will have access to an incredible list of amenities. They’ll be able to head downstairs to tons of entertainment, food, and even a grocery store. It’s also my favorite grocery store. It’s also part of Midtown, which has plenty of its own entertainment – not to mention the campus of Saint Louis University. It’s also close to the Cortex and Grand MetroLink stops, not to mention the #70 Grand bus route, which is the busiest in the state. In terms of reducing car dependence, this development, despite its large garage, has a whole lot of potential. It’s also going to truly change the skyline for Midtown, while also fostering a connection to the nearby Central West End.
So, speaking of Midtown, there’s quite a lot more to speak of. While not a tower specifically, just adjacent to the second Foundry phase is a 7-story residential apartment proposal that will actually wrap around the fire station and connect to the Foundry. This whole area is getting denser and denser, and there’s nothing better than that in an area that can truly support that density.
But, of course, there are more towers to speak of too. Green Street, another large developer in the region who actually has another project that I’ll discuss on this podcast episode, has two towers planned in Midtown just along Grand Ave in the middle of the SLU medical and main campuses. These towers will be dubbed “40 Grand”, and each 14-story tower will have 266 apartments. They’ll be connected to Grand as well as the soon-to-be RecHall at the Armory building nearby. They are one of the largest transit-oriented developments in the region when combined, comparable to the projects going up on DeBaliviere Ave – but simply larger and taller.
It’s significant to see any towers going up in the city, but to have so many at the same time is really almost unprecedented save for the last few years. These two will also contribute to the great transit network along Grand and allow their residents to enjoy the plethora of jobs and amenities nearby, while also allowing for car-free life to be a real, tangible option. Hopefully the project will break ground soon. Demolition is already underway for the warehouses that previously sat on the site, and Green Street is hoping to get started on the actual construction soon and has submitted the required zoning changes.
Just a little West, back in the Central West End, Barnes Jewish Hospital has its own skyline-changing projects well underway. The most significant of which is the replacement for the Queeny Tower that previously sat alongside Kingshighway at the southern edge of the complex. Now demolished, BJC is already working on the replacement with multiple tower cranes currently moving materials. The new patient tower will look a bit like the Siteman Cancer Center, with the cool, rounded portion extending from bottom to top and likely to have some pretty cool lighting elements. The goal is to really modernize the patient experience and increase what they’re able to offer. BJC states that they’ll be able to offer 224 private impatient rooms, 56 ICU units, surgery, prep, recovery, imaging, and cafeteria areas. The building isn’t slated to open until 2025, but we’ll probably start seeing it rising up in the near future. It’ll be a full 18 stories, so its presence will be huge coming from the highway, park, or Metro.
BJC isn’t done there. At Taylor and Forest Park Parkway, they’re already building a new Ambulatory Cancer Center, connected to Siteman. Set to open in 2024, the building will consolidate their outpatient cancer treatment and 7 or 8 floors of usable space. It will actually be dwarfed a little bit by another project, which you’ve probably already seen, just a couple blocks down on Duncan in the Cortex. The Neuroscience research building will be one of the largest in the world with over 600,000 square feet and 11 stories in the already growing innovation community. Together, these BJC and WashU buildings are going to go a long way in connecting the CWE to the Cortex to Midtown, and their presence will really feel substantial in just a couple of years.
Now, there’s one more I want to mention before I let you go on to your day. Green Street has a huge tower they just announced for Downtown Clayton at the intersection of Central and Forysth. They’ve announced a 25-story, all glass, mixed-use building with some great angles and lines that look like they’ll add a lot of dramatic flare to a skyline that could really use it. Unlike a lot of the other high rises going up, this one is actually going to primarily be for hotel and condo usage. We don’t know the hotel brand just yet, but we should expect about 180 hotel rooms, in addition to 75 condos – which is great such that more people can live and own in Downtown Clayton, where there are really few options for doing so.
The building will have a rooftop bar, ground-floor retail, and supposedly have one of Hilton’s newer brands to fill out the $100 million dollar project.
Anyway, when people might suggest that St. Louis is stagnant, I just encourage you to shout, “look up!”, because the region is going to look a whole heck of a lot different soon, and hopefully for the better.
So, This Week in Urbanism, keep an eye on the sky! Hopefully we’ll have even more of this to talk about soon, and I can’t wait to keep you updated.
Have a great day, St. Louis. To the rest of the country, we’re here in the middle, finding our place in the 21st century. Get ready.
Downtown West has been picking up significant momentum over the last couple years. The most well-known project will bring a brand-new Soccer Stadium for St. Louis City SC, and advocates have long argued that it would contribute to positive growth in the corridor. It appears, not even two full years later, that those advocates may be pleased with their predictions.
Although there is lots of academic debate surrounding whether incentivized professional stadiums positively improve a city’s economy, the St. Louis MLS Stadium is unique in that it received no tax-incremented-financing (TIFs) from the city. Unlike many other Central Corridor investments, this one in particular is mostly privately financed without taking from future local tax revenues. Rather, the only incentives received by the stadium were granted by State lawmakers and still mostly a drop in the bucket.
The Butler Brothers building is one of the largest vacant buildings within Downtown St. Louis with 8 floors of usable space and a presence that takes up an entire city block. In Downtown West, just East of Jefferson, there has been much less investment in recent years than neighboring areas. The stadium seems to have kicked off a recent spate of investments all seeking to capitalize on the anticipated success of the MLS site, with residential redevelopments like 1800 Washington, 1801 Washington Ave, and even a few more along the way totaling hundreds of new units.
With the sheer size of the Butler Brothers building, it will activate a significant portion of Downtown West. Better yet, in addition to its anticipated 384 residential units (greater in number than recent towers like One Hundred on the Park), Development Services Group plans on adding 2 retail spaces with a total of around 15,000 square feet. Mixed-use could be something of a gamechanger for this part of Downtown and contribute to a growing neighborhood feel that St. Louis City SC hoped on achieving with their new stadium and adjacent developments. The retail spots add additional reasons for residents and tourists alike to stay in the area and spend their money locally.
The building will likely have similar amenities to other recent large developments. According to CitySceneSTL, the plans call for an “amenity lounge, fitness center, juice bar, bike storage, dog spa, game room, and screen room.”. Of the 384 apartments, 295 will be one-bedrooms units, 24 studio, and 65 two-bedroom. Some developers have found their one-bedroom units to be the most in demand, which likely explains the composition of units in this building.
The developer hopes to begin construction in Q4 2021 and to wrap up construction in Q2 2023. This is a very ambitious construction and approval timeline, but there certainly is cause to shoot for wrapping up around the start of the new St. Louis City SC team at the neighboring stadium. In just a few years, Downtown West may well feel more like a natural extension of Downtown rather than a missing link in the Central Corridor.
It might come as a surprise that in 2020, a year that has been defined by a global pandemic, deeply negative and often anti-democratic politics, and unprecedented and unequal economic hardship, that St. Louis has been host to an absurdly productive and healthy year of economic development. As December comes to a close, there is a good chance that the city will surpass $1 billion in building permits. Second only to 2018, this year represents a continued growth of the St. Louis real estate market and a renewed sense of confidence for investors and locals alike.
2020 may also be remembered as the year in which St. Louis finally began making real progress in communities that have traditionally seen far less investment or attention. The region’s policy towards majority Black and Brown neighborhoods North of Delmar Blvd. could for decades be summarized by intentional neglect. Through redlining, restrictive covenants, urban renewal, predatory lending, and aggressive policing, populous neighborhoods declined significantly throughout the latter half of the 20th century and then some.
The results of institutional and cultural oppression don’t just disappear overnight, or for that matter, after decades. It takes real effort to support and uplift communities that were deliberately denied access to wealth, education, safety, and equality. A recent study of U.S. metro areas and their demographics and geography gives us a frightening glimpse of how far St. Louis still has to go. In 2017, St. Louis was determined to be the 10th most segregated metropolitan area in the United States, with 39.3% of its Black residents living in majority Black neighborhoods with 3.5x the poverty rate of white neighborhoods.
In a remarkable and unusual turn for St. Louis, some developers appeared interested in proposing real developments in the region’s North side. Many of these, like the Delmar Divine, Kingsway Development’s plans at Delmar & Euclid, Jefferson + Gamble, and the NGA expansion bring much needed infrastructure improvements, affordable housing, community spaces, and jobs. There is a school of thought in St. Louis that the recent announcements are a result of North St. Louis “bottoming out”, something that regional leaders have historically seemed to exacerbate, and whether that is true or not, it seems apparent that the momentum is certainly shifting.
2020 also brings an exciting new era for Downtown St. Louis with multiple high-density residential proposals that would fill vacant land and surface-level parking lots. Even more surprising, we saw a new residential tower completed at Ballpark Village, new Class A office space, residential conversions for historical buildings, and companies moving from the county back into the city. After decades of stagnant Downtown STL development, even as our peer cities like Kansas City and Indianapolis saw impressive proposals and infill, St. Louis finally seems to be making headway in improving its Downtown core.
As we all embrace the hope that comes with a new year, something to save us from some of the most tumultuous times in recent history, we can hopefully look forward to real progress in our region as we may finally be turning some important corners. Much work remains – activists must hold regional leaders accountable, medical personnel must keep working to curb the spread of a deadly virus, and Americans and St. Louisans must continue supporting one another and act responsibly to keep our neighbors safe. We will get through this. We have a better year on the horizon.
Until then, continue reading to see some of the most promising developments of 2020 that are poised to substantially change our region.
ONE | 100 Above the Park
100 Above the Park is the first tower designed by renowned architect Jeanne Gang in St. Louis, named the World’s Most Influential Architect of 2019 by Time Magazine. Rising 36 stories above Kingshighway and sporting direct, sprawling views of Forest Park and Downtown, 100 Above the Park brings perhaps the most luxurious residential units yet to the city and a unique geometric design. It also is one of the first new residential skyscrapers in the region, following the recent completion of Two Twelve Clayton just a few miles West in the County.
With studio, one, two, and three bedroom units ranging from $1,975 for a studio and over $7,000 for some three bedroom units, the building introduces a new price range for a city known for inexpensive housing prices. That said, the amenities, views, technology, design, location, and finishes go a long way toward justifying the high cost.
All units sport quartz countertops, 9″ ceilings, floor-to-ceiling windows, in-unit laundry, porcelain tile backsplashes, stainless steel appliances, custom solar shades, LED lighting, soft-close drawers, etc. Some units host humongous balconies overlooking the city and/or park, with the rest simply taking claim to some of the finest views in the city. Moreover, residents will have access to world-class amenities from a pool deck on the 7th floor to a secured parking garage, pet spa, electric car charging stations, secured bike stations, an onsite retail location (could be a café), covered dog run, and more. The building also is Green Globes certified for Sustainable and Energy Efficient Design.
100 Above the Park Under Construction – Brian Adler
St. Louis has long been known for some incredibly gorgeous and historical brick architecture, but we won’t complain one bit about a world-renowned architect completing a residential skyscraper on one of St. Louis’ most dense and active neighborhoods. 100 Above the Park definitely serves just a small subset of the population that can afford its units and lifestyle, but it is a good sign for a the city as it works to rebuild its economy and attract individuals and families to a region with a stagnant population. It is perhaps a sign of hope for an old city that hasn’t seen, until recent years, a sign of confidence that we are now beginning to get used to this year. We hope that incredible architecture and dense developments keep gracing St. Louis for years to come.
TWO | Kingsway Development & Bridging the Delmar Divide
Kevin Bryant, President of Kingsway Development, recently unveiled a massive, $84 million development at the intersection of Euclid and Delmar Blvd. Looking to leverage the strength and momentum of the Central West End neighborhood and bring its success due North where investment abruptly ends, Bryant is taking aim at reducing vacancy, providing affordable housing, and creating a community of mixed income levels.
The project is predominantly located within the Fountain Park neighborhood, lying just North of the Central West End. In 2015, 84.4% of Fountain Park residents were Black, whereas just south of Delmar in the Central West End, only 29% of residents are Black. Despite its proximality to the CWE, it has seen its fortunes decline over the past several decades. Even as rents rise consistently just South of Delmar Blvd., the buildings in which Kingsway Development hope to redevelop mostly sit vacant.
The first phase will include a mix of rehabs and new construction for affordable housing, capitalizing on historic, vacant housing stock and filling in vacant lots. The first phase will include 22 affordable homes, below market-rate, aimed at creating a more “mixed”, dense neighborhood that residents of different incomes can enjoy. Bryant hopes to “set the precedent” with these homes, creating a model for other developers and investors to follow as he opens up later phases to other developers who go through their community approval process.
The first batch of construction will also include a $6.3 rehab of the building at 4731 Delmar Blvd. into office and commercial space, creating a more mixed-use neighborhood once each phase is built out. Late next year, perhaps the biggest portion of the project is slated to begin – a $43 million apartment complex, “The Bridge”, with 156 residential units. These units will add significant density to the Fountain Park neighborhood and fill out the vacant Northern section of the Euclid and Delmar intersection.
Rebuilding the North Side and responsibly tackling vacancy, affordable housing, and the lingering affects of segregation and oppression is vital to St. Louis and its future. This development will hopefully be a model for others to create diverse, mixed-income, and dense communities in neighborhoods that have seen little to no positive investment.
When St. Louis lost the Rams a few years ago in a bitter dispute still playing out in the courts today, there was a common sentiment that a passionate sports town was losing its steam. Thankfully, St. Louisans won’t have to wait long for a new sports team to remake its professional trifecta alongside the Cardinals and the Blues. A little over a year ago in August of 2019, the MLS announced that St. Louis would become the league’s 28th franchise. On August 13, 2020, the St. Louis MLS Expansion Team announced the team name and crest, officially introducing the St. Louis City SC to the city.
The project is moving very quickly, with a brand new stadium slated to be ready in time for the 2023 debut of the St. Louis City SC. Construction began in February on the site that will eventually seat up to 22.5 thousand guests and completely reshape Downtown West along Market St. The development will activate a less travelled section of Downtown, adding commercial retail space, infrastructure improvements, restaurants, and thousands of people to the neighborhood.
As can be seen in the rendering above, the project is more than the stadium itself. The proposal includes other new infill, including the corner building with a large terrace and commercial space on the left side of the photo. There will also be practice fields nearby that will host community soccer clinics and youth sports activities. The grand vision is to create a district comprising of bars, restaurants, concessions, retail, and open community spaces that will lead to street activation even on days without a game.
MLS Stadium with Union Station Wheel in the Background – St. Louis City SC
Located just west of the newly revitalized Union Station and at the end of the Mall that leads straight down market to the Courthouse and the Arch, the new MLS stadium will help create a unique attraction corridor built for walkability and activity. Combined with other recent developments like two residential proposals included in this article and new hotels sprouting up in Downtown West and Midtown, it appears the stadium is capping off a huge year for Downtown.
The Skinker-DeBaliviere and DeBaliviere Place neighborhoods are an excellent example of a dense, urban mix of residents across the income scale. Bordering Washington University, Forest Park, the Central West End, and Delmar Boulevard, the neighborhoods are home to those with extraordinary wealth to those with very little. The rapid growth of the Central West End and Washington University, however, have certainly been skewing the neighborhoods toward the wealthy end of that spectrum.
Three massive developments are underway right now, which will bring hundreds of expensive units and replace existing infrastructure. The three developments include The Chelseaon Pershing, the Expo at Forest Park on DeBaliviere, and The Hudson, also on DeBaliviere.
The Chelsea will rise seven stories above ground, add 152 apartments to the street, and several other impressive amenities. Some noteworthy additions include a two-story fitness center, “lobby bistro”, arcade bar, golf lounge, and even a rock-climbing wall. Lux Living hopes to open the Chelsea in late 2020, introducing some of the most unique apartments in St. Louis at one of the most uncertain times in recent history. Such a bet is supported, at least, by one of the most dense neighborhoods in St. Louis, rivaling even parts of New York City.
The Hudson is set to bring added density and more options for residents in the city looking for a car-free lifestyle. With 150 units proposed and direct access to the Metrolink, residents will not need a car if they work within the central corridor or otherwise near a station. This is an amenity that, while growing in popularity in St. Louis, is still rather difficult to find given the limited size of the light-rail Metrolink. TOD is critical for good urban landscapes, helping people achieve healthier lifestyles, avoid traffic-filled commutes, and interact more with local businesses and their neighbors.
The Expo at Forest Park will be directly adjacent to the Metrolink platform as well, but will stretch down DeBaliviere all the way to Waterman as well as down De Giverville. This development is a behemoth, bringing 471,000 square feet of new construction and 287 new units, nearing the number of new apartments at the new One Hundred skyscraper in the Central West End. Current plans also call for 30,000 square feet of retail space across the two buildings (separated by De Giverville).
Even though Phase I of the City Foundry hasn’t yet fully opened to the public, the food hall, retail space, soon-to-be grocery store, and offices are set to bring new life to the corner at Vandeventer and Forest Park Parkway. This stretch has seen significant investment over the past few years, with the city’s first IKEA, the new ELEMENT hotel by Westin, and the Standard St. Louis apartments. This is all part of a larger pattern of investment now reactivating St. Louis’ midtown corridor, bringing tons of new density, retail, and residential to the city.
The office space from the first phase is already 95% leased and open, giving The Lawrence Group confidence that there is real demand for their vision to continue. As CitySceneSTL reported earlier this December, the second phase is set to include two large structures pictured in the rendering above that will host:
Nearly 300 luxury residential units, many with balconies
Around 60,000 square feet of office space, complementing the over 100,000 square feet already built and leased
20,000 additional square feet of retail space, some of which will be located on the ground floor of the parking structure activating Vandeventer and Forest Park Parkway
490 parking spaces
The Lawrence Group hopes to begin construction on the second phase in the middle of 2021, hopefully at a time when guests may be able to safely begin patronizing the businesses like Punch Bowl Social and Alamo Drafthouse that make the first phase so exciting. The 14 story residential building, parking structure, and office space will also help complete the City Foundry, which always was intended to host a large residential component.
It turns out that these were just the tip of the iceberg. Developer Green Street has huge plans for The Grove and Forest Park Southeast, making a hew headquarters for themselves alongside hundreds of new residential and commercial infill. Moving from Clayton, Green Street is hoping to double down on the city and these particular neighborhoods, creating a lively district home to mixed-income families and fun concepts like BarK, a bar and dog park combo that will join the many new developments planned.
The largest singular element of the proposal is Green Street’s ‘Terra at the Grove’, described as “Chroma on Steroids’ by a member of their team. For those unfamiliar with Chroma, it is a large residential building at the East end of The Grove, featuring hundreds of apartments, retail storefronts including Seoul Taco and Sweetwaters Coffee & Tea, and luxury amenities that has consistently been essentially full occupancy.
Terra will contain over 300 residential units and massive amenity spaces. It will have a 50,000 square foot courtyard and pool area, in addition to walking and running paths, a dog park and pet wash station, fitness and yoga studios, club and movie rooms, convenience store, and a playground. The apartment building will have nearly as many units as the humongous One Hundred on the Park skyscraper in the Central West End, all situated in the Southwest corner of The Grove.
However, Green Street also has six other developments planned in the neighborhood, dubbed the Union at the Grove, each with a unique style and size. Together they will completely transform the streetscape, filling empty lots and adding tons of density. The six buildings will be called Booker, Blake, Knox, Ashe, Iva, and Marshall – each pictured in the gallery below.
Together, they will have 163 residential units, in addition to the 300+ at Terra and the 100+ at the just completed Hue. They offer some of the most contemporary and urban architecture to be found in the city, and may well begin to resemble a neighborhood with similar density and walkability to the nearby Central West End.
We talk about gentrification all the time here, something that is a real concern but contextually different in St. Louis than other bigger and higher in demand cities. We believe that there is a lot of nuance to the topic, especially so when we are talking about projects with a massive scale that fundamentally reshape particular neighborhoods like is being proposed here. That being said, we do want to let our readers know that we have spoken to people at Green Street who emphasize a commitment to mixed-income neighborhoods and affordable solutions, something that they are also committing to with a new investment group dedicated to affordable housing and investment in low income communities.
We won’t say what the verdict is on this large and complicated discussion, but this development certainly will add lots of new activity and plenty of new residents to a growing and exciting neighborhood.
SEVEN | Delmar Divine
St. Louis’ Delmar Divide has plagued the region for decades. A miles-long physical manifestation of a racial and economic divide spans the metropolitan area from East to West, separating communities and hindering investment North of the boulevard. 2021 seems to be the first year in a very long time that substantial investment has been aimed at resolving this this pervasive issue. The Delmar Divine will consist of national and local non profits, capacity building and social innovation organizations that improve the lives of children and families in the metropolitan St. Louis area.
Maxine Clark, Founder of Build-a-Bear Workshop is heading the redevelopment of the former St. Luke’s Hospital closed in 2014 on Delmar Blvd. The large site will see a humongous renovation that will bring over 150 apartments “reasonably” priced and aimed at young, diverse working professionals.
The Delmar Divine tenants will consist of national and local not for profits, capacity building and social innovation organizations that improve the lives of children and families in the metropolitan St. Louis area.
Clark aims to create a space where innovative and social minded professionals and their organizations can gather and build off of one another. It will essentially function as an innovation hub for non-profits and social-good organizations, as well as additional space for retail with easy access to nearby public transportation. At the heart of the proposal is a dedication to removing the racial and economic barriers in St. Louis, helping organizations and individuals reach “solutions faster while being more cost efficient”.
Racial segregation is at the heart of many of St. Louis’ biggest and most pervasive issues, and an effort that combines the talents of our many hardworking, innovative, and social-focused individuals and organizations is one that deserves praise and recognition. We cannot wait to see this come to fruition on 2021.
EIGHT | Blackline Investments 12 Unit Infill in Dutchtown
Blackline Investments is moving toward the first new infill in Gravois Park in several years. Capitalizing off of the vacant land next-door to their original rehab, Blackline is planning a 12-unit, two-story building that with a decidedly modern aesthetic. First reported by Chris Strizel and his CitySceneSTL website, this development manages to introduce new residential units without demolishing historic brick homes. Each unit will be a one bedroom in a shotgun style, with a small parking lot behind the structure.
Coupled with the restoration of “Downtown Dutchtown” along Meramec St., with businesses offering innovative concepts like the Urban Eats food hall or cute clothing boutiques, Dutchtown is building its own unique character and picking up steam. With its very own retail corridor, residential conversions, and affordable housing stock renovations coming from Rise, the stabilization is already well underway. The Dutchtown CID is providing infrastructural support to retail along the street, and the Neighborhood Innovation Center is setting up its own plans to invigorate and support the business community.
That Dutchtown and Gravois Park neighborhoods are seeing positive developments that support current residents, maintain and restore historic architecture, infill vacant lots, and increase density is something of a wonder for the city. With development having catered to predominantly wealthier individuals and staying primarily within the central corridor neighborhoods, many St. Louis communities saw very little outside investment and contributed to tax subsidies for projects that did not benefit their residents directly. This finally seems poised to change.
NINE | 1014 Spruce St.
Opus Group’s proposal at 1014 Spruce St. is poised to bring 146 residential units to the heart of Downtown St. Louis, directly adjacent to the popular Start Bar and just a couple minutes from Busch Stadium. Filling a large, vacant lot with a productive and dense residential development is a remarkable feat for Downtown, which has long struggled to attract significant new infill.
The structure will also host a 3,000 sq. ft. commercial space along Spruce, depicted in the rendering above, that will further activate a busy street already used to large crowds. While one new residential proposal in a Downtown area might not seem like a big deal at first, it has been a long time since St. Louis’ urban core has seen dense infill. The area is still resolving vacancy issues, particularly in the office sector. That being said, Downtown’s residential occupancy has gone up considerably and leaves very few units available – indicating a market need that 1014 Spruce will help fill.
This is a phenomenal indicator for the city, and we can’t sait to see more like it.
Just North of the new MLS Stadium and on a lot currently used as parking for the iconic City Museum is the future site of 1801 Washington, a 184-unit multifamily proposal. First reported by CitySceneSTL, this apartment building will rise 7 stories and consist of over 5,000 sq. ft. of retail space fronting Washington Blvd. Parking will be in a hidden 220 space garage accessible from 19th and Lucas, allowing for a more consistent and activated corridor along Washington. The project is being developed by King Realty Advisors, an investment group that feels Downtown West has real momentum going forward.
There will also be just over 2,000 sq. ft. of retail space constructed on the 3rd floor, slated to become a restaurant or bar with a large outdoor terrace facing the street. This will likely help create a more exciting atmosphere along the already busy street, with activation both on the ground floor and above.
With 184 new residential units consisting of studio and 1 bedroom floorplans, 1801 Washington is poised to introduce some of the first new multifamily infill in Downtown and Downtown West. Moreover, it will replace a low-productivity parking lot with a dense, modern, and street-activating structure more well suited to a city and its urban core. The apartments are also going to be very modern, with granite countertops, in-unit washer and dryer, and individual balconies for each unit. There will also be a dog park and other amenity spaces like a beer tap, pool table, community kitchen, and more.
The apartment building itself is fairly consistent in terms of amenities with other new structures completed recently in the city and the county, with the exception of being located in a neighborhood that hasn’t seen new large-scale residential development in decades. This will significantly modernize and densify our urban core, and it hopefully represents a change in momentum for our city and its Downtown neighborhoods.
2020 still had way more to offer – check out our runner-ups below! 2020 was a phenomenal year for development, and we cannot wait to see what 2021 brings. Most importantly, we hope it is a year where our readers are safe, healthy, and happy, recovering from a year like we have never seen before. Thank you for reading.
The momentum downtown continues with the recently announced plans for 300 S. Broadway. With the occupancy and leasing at the new One Cardinal Way building inching closer to capacity, it appears the market for more residential units in the heart of downtown is strong, particularly near Ballpark Village.
Chris Strizel and CitySceneSTL first broke the news this week, revealing a historically conscious renovation with 80 new apartments, an extra floor added, and ground-floor retail space that will capitalize on the added commercial activity in the newest BPV phase. The apartments are tentatively called “Ballpark Flats”. It seems that rooftops are all the rage in recent city developments, from The Last Hotel to Form Skybar, and now this rooftop amenity space for residents. Tenants at the new One Cardinal Way will not have a monopoly on views of the game, with the 300 S. Broadway developers including a bleacher setup facing the stadium.
For those who have been following 300 S. Broadway, this development, courtesy of Bamboo Equity Partners and Pier Property Group, should come as a relief. As I covered earlier this month, the location has seen its ups and downs over the past few years. From grandiose skyscraper renderings to potential demolition, this property with so much potential has waited for far to long to see its revival.
St. Louis will now consider what incentives are necessary to help the project prevail, although CitySceneSTL reports a requested 10 year 90% tax abatement. While tax abatements are certainly controversial in a city with sometimes troubled finances, this appears to be a solid, long-term addition to the city poised to contribute to the tax base with increased sales tax activity in the area and the promise of substantial property tax revenue in the future. This, no doubt, is much better than the abandoned building standing today.
300 S. Broadway, located just next to Busch Stadium, is one of the few office buildings still sitting vacant in Downtown St. Louis. Those who have been following development in the city know that the site has seen its fair share of excitement, ups and downs, and proposals. Unfortunately, none of them have been able to revive the storied location. It seems that in the wake of the nearly completed BPV Phase II development, that may finally change.
The last major development proposal for the site left enthusiasts thrilled and historians disappointed, as the proposed apartment tower would not seek to save the historic structure. The project, proposed by HDA Architects and White Oak Realty Partners, would demolish the base for an entirely new structure. The historic structure below would all but disappear, and be replaced by the following renderings.
The proposed tower would rise to 33 stories and have views looking toward the Arch and inside the stadium, much like the nearly completed One Cardinal Way tower. If this project had persisted and been approved, Downtown would have seen two modern residential high rises under construction and completed at approximately the same time, representing an unprecedented level of development in Downtown. While One Cardinal Way and the rest of Ballpark Village Phase II look like wonderful additions to the city, as I covered earlier, this would have been something truly phenomenal.
The good news is that another development is supposedly on the way. There are not any renderings available yet, but Chris Stritzel (author of CityScene STL) has indicated that plans may appear in the next few weeks. Bamboo Equity Partners has completed their $3.6 million acquisition of 300 S. Broadway.
“This was a once in a lifetime deal to be next to one of the most iconic stadiums in the world,” Bamboo founder and Managing Principal Dan Dokovic said. “Cardinals baseball is a religion here and to get the opportunity to be this close … that’s what excites us.”
Notably, Dan continued that the historic structure would remain in the upcoming plans.
“There’s no reason to tear down the building. It’s beautiful,” Dokovic said.
Although not many details have been revealed, Chris has detailed that it is likely there will be enough height in the proposal to look into the stadium, and that the project will be mixed use. That likely means that the building will add several floors, preserving the historic structure, and probably include residential and commercial units. While we don’t know what this will look like, or if it will match the level of excitement seen with the former proposal, this could be a huge step forward for Downtown.