urbanSTL

thank you Michael B!!

Recent reader, first time poster. If you're a Lux tenant, St. Louis Public Radio wants to hear from you. Noon today. Post reporter Jacob Barker is the guest. "Lux Living developer faces criticism for business practices"

https://news.stlpublicradio.org/show/st ... -practices

Michael B wrote: ↑

Apr 07, 2022

jshank83 wrote: ↑

Apr 02, 2022

I appreciate Lux is investing so much and I am fine overlooking the past if they actually get it together and improve. People/companies can make mistakes but they need to learn from them and start doing better.  They have enough developments under their belt now that things should be figured out. But it seems like that hasn’t happened yet. Hopefully it happens soon

I understand the desire to give developers the benefit of the doubt, especially when they seem to be pouring money into the city, but it's past time that we recognize bad actors when we see them. Vic Alston likes to claim that Asprient is a thing of the past and that they have improved, but there is absolutely no evidence of that. CityWide and Lux Living are simply a rebrand, not an improvement. There is no difference between Lux Living, CityWide, and Asprient, other than what they charge. Vic Alston and his brother run all of them. The same employees manage the properties, no matter which company it falls under. 

So when we see constant issues like poor maintenance, shoddy construction, wrongful evictions, faking reviews, bullying/ignoring tenants, unsecured buildings, abuse of tax incentives, etc., we can see that these are features, not bugs of the Alston/Chakraverty portfolio. This is how they run their business. They are not learning lessons, except maybe how to lie better. And then you remember that Vic Alston was fired from his company in California because he lied about his age, previous employment, and education. He misled investors by falsifying financial records, and hid his activity from auditors. The SEC banned him from working with securities for five years. This is a long track record of lies.

The latest renderings are impressive, but they are just pictures. They are building so many buildings so fast that we haven't had time to see if they are as good as they claim, but we have evidence to the contrary. The negative reviews that appear and mysteriously disappear, the tenants who say they were offered monetary compensation to remove bad reviews or post positive reviews. The recent complaint by local labor that they are using the equivalent of scab labor, paying below standard wages and using substandard materials. This is who they are.

Indeed, swindlers and bad actors.

I figured that everyone's favorite sh*t disturber would like for me to feature these photos. I've walked through the entire building, available units, and amenity spaces to see what could be struck from future properties, improved, or revisited for improvement. All of those comments are kept internal, but there's about 22 things I took notes on here. All are meant to help make things more sophisticated and better in a move to turn a page on the past. Believe what you want from that, but quality, management, and public image go hand in hand. Can't have one without the others.

Personally, I like the views from the sky lounge the most along with the beer bottle wall. It's a warm little feature. 

FYI: the 3-story building across Pershing is quietly for sale for $1.2 million. Make it yours and give it the love it needs to complete the transformation of this intersection!

Thanks Chris for the imagery. Overall I do appreciate the building but now that it’s done I think posting concerns to add to your list would be good. As somebody that walks by it daily sometimes multiple times I don’t experience some of these glamour shots which are quite lovely. The things I do experience do discourage me on the attention to detail and longevity of the work.

1:


The downspouts and maybe it was just this one but when it rains they aren’t functioning properly. The water flairs out from the transition zone where it bumped out and I’m not talking just a little I’m talking shooting a couple feet from the “knuckle”. I am guessing either the detail was bad, they were constructed incorrectly, or they may be plugged already.

2:

The egress gate next to the “dog” area is somewhat comical to me in design. Like might as well have put a step there to step down into the sidewalk but nope let’s put plants that may potentially block it. Nothing wrong just somewhat comical to me. Curious how this passes ADA though. Also the irrigation is already showing typically hints at careless installation.

3:


Next ,and something that disappoints me almost the most, is the state at which they left the ROW in after “finishing” construction. Curbs cracked, rocks in plant bed where plants where alive at one point even during construction, stop sign which was left and is unnecessary (this is comical to me as well), cones, plywood, broken concrete, and severely disturbed grading of the planting area next to the trolley; all of this just … I don’t know screams “we don’t care about anything but our building” and or means notes to general contractor were either ignored or there were no notes to “repair public spaces to new I’d disturbed” I know that gets written in all of my projects. This just bothers me and leaves the building unfinished in my opinion. Would be very grateful if at minimum this was adjusted and repaired.

5:






Lastly (at least for now till I get more time to inspect the building closely), this doorway has lots of longevity issues imho. To start the pavers drop at a weird sharp angle causing the building floor elevation to be below the ROW which in most cases would be concerning to any architect especially since there is no drain to stop water from moating at the door or entering in the building. Also how did that pass ADA? Waiting for somebody to severely sprain an ankle on it. Next the entire frame of the door still has plywood showing which is A quite tacky and poor construction and B concerning as the plywood gets hit with the elements deteriorates and then in the long term they have water infiltration issues into the building…or mold. Finally, the brick work, while beautiful from a far don’t get to close. Some are already chipped which shows careless construction and then in some areas the mortar is already failing which again worries me for longevity as water infiltrates and speeds the deterioration.

Okay I think that’s enough for now till I notice more. Again I will say I do appreciate the project overall. The added population on the corner has already been noticed and is very welcome. I really hope they get the ground floor space occupied soon.

^Thanks for sharing your concerns and images about those things. Some seem like easy fixes (the planter beds, fence at the dog run, and the door frame). Not sure what can be done about the random elevation change at the stair door, but I'll see if the bricks can be adjusted to allow water to run off or to create a very gradual "ramp" to the door.

UPDATE: I reported the issues and they're being tracked and scheduled for being fixed. 

chriss752 wrote:^Thanks for sharing your concerns and images about those things. Some seem like easy fixes (the planter beds, fence at the dog run, and the door frame). Not sure what can be done about the random elevation change at the stair door, but I'll see if the bricks can be adjusted to allow water to run off or to create a very gradual "ramp" to the door.

UPDATE: I reported the issues and they're being tracked and scheduled for being fixed. 

Good to hear. Thanks for sending!

quite tacky and poor construction and B concerning as the plywood gets hit with the elements deteriorates and then in the long term they have water infiltration issues into the building…or mold. Finally, the brick work, while beautiful from a far don’t get to close. Some are already chipped which shows careless construction and then in some areas the mortar is already failing which again worries me for longevity as water infiltrates and speeds the deterioration.

what will all of that look like in 30yrs or less? Hint It will all be gone for some other stuff
Was just in DC (last week) and this stuff is going up all over
Build it quick call it luxury and keep raising the rent

LArchitecture wrote: ↑

May 12, 2022

chriss752 wrote:^Thanks for sharing your concerns and images about those things. Some seem like easy fixes (the planter beds, fence at the dog run, and the door frame). Not sure what can be done about the random elevation change at the stair door, but I'll see if the bricks can be adjusted to allow water to run off or to create a very gradual "ramp" to the door.

UPDATE: I reported the issues and they're being tracked and scheduled for being fixed. 

Good to hear. Thanks for sending!

Update Number 2...

• Door frame issue on the Debaliviere side was addressed today.
• Some of the downspouts on the north side of the building are clogged and will be cleaned. Any potential leaky areas will also be looked for and addressed.
• Landscaping updates on the Debaliviere side will be done along with GRG to make sure it's done right. I've been told the cones and plywood are there by ADB so that a water main issue can be addressed. All of these things should be dealt with soon but I can't say how soon just yet.
• Dog-run area fence on Debaliviere is always locked and is not meant to be used as a secondary access point to that amenity. It will remain locked and the entrance lock could eventually be removed. This is why there's no step or ramp to Debaliviere.

I have no update on the slight step down from Debaliviere to the stair doorway. 

$250k building permit application submitted for a restaurant.

quincunx wrote:Glad to see they cleaned up the greenway and trolley tracks area. The vestigial trolley crossing sign at the now defunct curb cut is gone!

Ah I laugh every windy day. The fabric on the back of those shade structures was a bad idea. Should have some metal or wood slats.

I to am glad to see the ROW and trolley track area is cleaned up. I hope GRG comes back and replants their 3 planters instead of just the construction gravel. That or at least remove the clearly visible and I think still functioning irrigation lines.

Lux says it's Taco Love.

LArchitecture wrote: ↑

May 10, 2023

STL1223 wrote:As a resident at the Expo... I am really enjoying both the area and building so far.  The amenities are very nice, and there seems to be a decent amount of people around, at least in the north building.

I did want to ask, does anyone know when some of the other store fronts will fill up?  Are there any potential tenants? or maybe a restaurant for people to eat at?  There aren't a lot of options and I think it would benefit the neighborhood.

A floated rumor is a coffee place is one thing going in a storefront. Unclear how solid that one thing is as I’m just a nearby resident who has asked others.

With the young professional and college crowd I’d say that is a solid idea. I’d certainly prefer more though. A long while back I thought I read somewhere Hudson was to get a Mexican restaurant but that has sit unchanged for months now.

I noticed yesterday that Hudson retail front space was covered with masking paper in its entirety. Any developments on that front? Did anyone hear a peep?

stlurbanist wrote: ↑

Aug 31, 2023

LArchitecture wrote: ↑

May 10, 2023

STL1223 wrote:As a resident at the Expo... I am really enjoying both the area and building so far.  The amenities are very nice, and there seems to be a decent amount of people around, at least in the north building.

I did want to ask, does anyone know when some of the other store fronts will fill up?  Are there any potential tenants? or maybe a restaurant for people to eat at?  There aren't a lot of options and I think it would benefit the neighborhood.

A floated rumor is a coffee place is one thing going in a storefront. Unclear how solid that one thing is as I’m just a nearby resident who has asked others.

With the young professional and college crowd I’d say that is a solid idea. I’d certainly prefer more though. A long while back I thought I read somewhere Hudson was to get a Mexican restaurant but that has sit unchanged for months now.

I noticed yesterday that Hudson retail front space was covered with masking paper in its entirety. Any developments on that front? Did anyone hear a peep?

The Burkhart-Elliot Creative’s website, the architect of Hudson, has renderings on their “work” page for a restaurant at Hudson. Looks like a Mexican concept. https://www.becreative.co/copy-of-home

Chris Stritzel wrote: ↑

Aug 31, 2023

stlurbanist wrote: ↑

Aug 31, 2023

LArchitecture wrote: ↑

May 10, 2023

A floated rumor is a coffee place is one thing going in a storefront. Unclear how solid that one thing is as I’m just a nearby resident who has asked others.

With the young professional and college crowd I’d say that is a solid idea. I’d certainly prefer more though. A long while back I thought I read somewhere Hudson was to get a Mexican restaurant but that has sit unchanged for months now.

I noticed yesterday that Hudson retail front space was covered with masking paper in its entirety. Any developments on that front? Did anyone hear a peep?

The Burkhart-Elliot Creative’s website, the architect of Hudson, has renderings on their “work” page for a restaurant at Hudson. Looks like a Mexican concept. https://www.becreative.co/copy-of-home

that is fantastic! i hope it becomes a reality pretty soon.

Over a year ago we heard it was going to be a place called Taco Love. That may have changed of course.

quincunx wrote: ↑

Aug 31, 2023

Over a year ago we heard it was going to be a place called Taco Love. That may have changed of course.

Am reading your old post about $250k building permit. Do permits usually take over a year to be approved?

$0 zoning-only building permit application submitted for MULTI FAMILY INT ALTS (ZONING ONLY) PER PLANS
I suspect it's or something other than the ground floor commercial space. Otherwise it'd say something beside "Multi Family"

quincunx wrote: ↑

Mar 10, 2024

$0 zoning-only building permit application submitted for MULTI FAMILY INT ALTS (ZONING ONLY) PER PLANS
I suspect it's or something other than the ground floor commercial space. Otherwise it'd say something beside "Multi Family"

false alarm

I see the commercial space listed on Facebook Marketplace. $5k/month.

quincunx wrote: ↑

Apr 09, 2024

I see the commercial space listed on Facebook Marketplace. $5k/month.

high time!