urbanSTL

This returns to the LCRA on December 15th. Incentives went down from 75% tax abatement for 10 years to 40% tax abatement for 10 years.

sc4mayor wrote: ↑

Dec 12, 2020

Any word on when we might see some clearer renderings?

I've been in communication with some people at OPUS. Nothing to share yet but they hope to share a clear rendering soon with the public and media. For now though, I think they're waiting for the tax abatement to advance from the LCRA to the next step. So, we could have a clear image next week or maybe not until the project is ready to start.

chriss752 wrote: ↑

Dec 12, 2020

My grade on this project. I did something similar on the City Foundry and 1801 Washington threads...

Pros...

• Replaces grass lot that was created by the demolition of Cupples 7.
• Hides the ugly Cupples Parking Garage.
• Adds street level commercial space.
• 146 new apartments to the Cupples District is a bonus to getting more people down there.
• 40% tax abatement for 10 years (down from the original ask of 75% for 10 years).
• Design is simple but adequate. A modern take on the old neighboring buildings. Massing seems to match the other buildings as well.
• Interior parking entrance on 11th Street.
• I'm declaring this a Transit Oriented Development due to the close proximity to the Stadium MetroLink station.

Cons...

• None at this time.

Neutral...

• None at this time

Total Score: +8

I give it an Incomplete.

^Well, sure. It's not built yet. Funny funny ha ha. But giving the plan a grade is not a bad idea. Are you saying the plan is incomplete? What would you want to see changed?

It'd be nice to get a better sense for what it's actually supposed to look like. 

^Ah, yes. Looking back I think I was mistaking the Westley in KC as a render of this project. Just glanced through too quickly, obviously. Some clearer art would be nice, yes.

A clear rendering should be made available soon.

symphonicpoet wrote: ↑

Dec 17, 2020

^Well, sure. It's not built yet. Funny funny ha ha. But giving the plan a grade is not a bad idea. Are you saying the plan is incomplete? What would you want to see changed?

Yes, the plan is incomplete. As wabash alluded, the renderings aren't very informative wrt the quality of facade architectural details, texture, materials, etc. That rendering could be of any one of the 837 plain, brick-encrusted, stick-framed housing boxes that have sprung up in the Midwest in the last couple of decades. This location demands better. Plus, as others have noted, positioning the amenities deck and interior apartments so that their entire view consists of one particularly ugly parking garage, doesn't really seem to be a good idea.

Incomplete, also, because this site really demands another story or two, and a cornice, to match the mass and form of what it will be replacing. 

And again, I'd like some explanation regarding why this building needs 55 interior parking spaces, rather than any one of a half-dozen better uses for that space.

chriss752 wrote: ↑

Dec 18, 2020

A clear rendering should be made available soon.

Here's a better rendering. Facade materials are brick, metal, glass and stone.

Looks like what should be standard infill.  I like that there are balconies.  Not that I'm looking to rent there, but personal outdoor space, even if it's a balcony, would be a big thing for me.  Shared rooftops feel like forced socialization.

bwcrow1s wrote: ↑

Dec 22, 2020

Looks like what should be standard infill.  I like that there are balconies.  Not that I'm looking to rent there, but personal outdoor space, even if it's a balcony, would be a big thing for me.  Shared rooftops feel like forced socialization.

The balcony units were claimed much faster on One Hundred, correct? 

When I used to rent I always paid a premium to have a balcony in my apartments.

LCRA to review this request at the February 23rd meeting.  

Taxable industrial revenue bond request to facilitate a sales tax exemption on construction materials used in the construction of an approximately 147,255 square foot building containing exactly 146 residential apartments, 3000 square feet of retail space, and 55 structured parking spaces.

Mid year start expected.

I bet money the balconies will be cost-engineered into balconettes (i.e. Julietes) before this thing gets built.

urban_dilettante wrote: ↑

Feb 19, 2021

I bet money the balconies will be cost-engineered into balconettes (i.e. Julietes) before this thing gets built.

I'll take that bet. 

God I hate those pointless 'balconies'.  Sad to say it, I'd take that bet too..

I'm not 100% sure that the balcony units on 100 rented first, but they were listed on the website as unavailable much faster than the others. And this was well before completion, I don't think it was a phased moved-in thing. I'm aware that there's a difference between Forest Park and Spruce St but there's some appeal. 

^A nice balcony overlooking a vibrant urban street is a pretty special space. When I first went to Saigon the hotel where I stayed and my wife's apartments both had balconies. It wasn't an especially fancy street. Just a middling sized street with sort of middling traffic in a scruffier part of town away from where the tourists usually go. Her sister's more recent apartments have all been nicer . . . but I miss those balconies. You could sit out on them and have a view down onto the life of the city passing by. Watch the sunset. Sip some coffee. Live the good life. Spruce has a ways to go yet, but I'd guess a good balcony would be a nice amenity.

Space for a hibachi alone makes it worthwhile. 

^ & ^^ Agreed. Also, I think in a post-Covid world, even with a full recovery, their will be an increased appreciation for even a little bit of private outdoor space. Especially if flexible work from home policies remain something of a norm. 

framer wrote: ↑

Feb 20, 2021

Space for a hibachi alone makes it worthwhile. 

Except most of these places don't allow them. Gas grills only, and many not even that. 

Most new buildings like this provide grills now in their common area kitchen or outdoor amenity spaces, but...it's not the same, especially when you have to clean up after the previous users...