urbanSTL

yes if any negotiation is going to take place with G.A., Phyllis Young needs to be on board. It's sad that she seems to be choosing the developer's interests over those of a seemingly significant number of her constituents.

My point is that you never go it alone. No man is an island and neither is real estate.



Here's some interesting information about the neighbors I got from the web:

1703 Tucker is vacant land owned by Youth Education and Health in Soulard (YEHS), a nonprofit

1717 Tucker was purchased in '02 for $99K by a person who lives in a condo in the CWE. It has had 14 code violations.

1719 Tucker was purchased by Rothchild for $60K shell value in '06.

1721, 1723 are owner-occupied purchased in '03 and '04.

1725 Tucker is owned by LCRA



1729 Tucker (in my view, the most blighted in the area) was purchased by two investors from Lake St. Louis and O'Fallon who organized Apollo Investments. What's interesting is the sales history of the property: $49K in 2002, $39K in 2004 and then $85K in 2005. Smells a little of mortgage fraud.



Then over on 13th, an organizer in St. Paul, MN formed three separate companies in 2004 to purchase 1800 S. 13th, 1802 S. 13th, and 1804 S. 13th. His three companies are Devy Dreams LLC, Pot of Gold Properties and Holschbach LLC.



The only community-based nonprofit developer working in the area, representing the interest of citizens has been YEHS. Maybe the owner-occupied homeowners would work with them?

In 2002, a whole lot of property associated with Bohemian Hill was transferred from the City to LCRA. I'm not suggesting anything sinister, just noting the ordinance:



http://previous.slpl.org/cco/ords/data/ord5449.htm

Only 50-60% intact? Maybe in building coverage of the total land area, but if you look at the pictures on Built St. Louis, it's clear to see you have rows of contiguous buildings. And if you look at the maps on Built St. Louis, you can also see the solid "U" of 13 buildings on this block southwest of Tucker and Lafayette. It's only along Lafayette where this block has vacant land, hence a "U" instead of an "O" of buildings on this block. But along Lafayette is exactly where the infill potential is strongest. And even if that land along Lafayette is 40% of the total block (I doubt it, and it's definitely not 50% of the land), it's only two parcels. Granted, the largest two parcels on this mostly intact block, but just two parcels nevertheless. In other words, build a corner storefront with condos above along Lafayette, but dont' tear down a "U" of 13 contiguous buildings, including 3 new on 13th and multiple rehabs on Tucker.



And I've walked this area several times. Crazy urbanite I am, I most recently walked from Mansion House to Franco in the Soulard Market Apartments then over to Chocolate Bar via Lafayette, then back to Union Station MetroLink via Gast Haus, all in one evening after dark. As much of a walker as I am, I would continue to walk Lafayette Avenue whether another Southtown Center were built here or something more urban. But I doubt many others will ever walk Lafayette Avenue between Soulard Market and Lafayette Park unless this key site is designed with a pedestrian-friendly site plan, some density and a healthy mix of uses. And that's ultimately why the "CAVE-men" are fighting this. You don't get another shot of connecting Lafayette Square with Soulard. Since this is it, we're fighting for something better.

I'd walk it if they don't make it more of an island. I live just 3 blocks away but it is difficult to reach.



A related downside is that the pedestrian bridge connecting Soulard to LaSalle Park is being torn down. This was mentioned in the Renaissance newspaper by Phyllis Young. There wasn't a mention of the reason or if it would be replaced.

Matt wrote:I'd walk it if they don't make it more of an island. I live just 3 blocks away but it is difficult to reach.



A related downside is that the pedestrian bridge connecting Soulard to LaSalle Park is being torn down. This was mentioned in the Renaissance newspaper by Phyllis Young. There wasn't a mention of the reason or if it would be replaced.

Seriously? that really stinks. My family uses that bridge 2-3 times a week. We live just north of St. Vincent DePaul Church and that ped bridge is terrificly convenient. Was there any comment as to why it was being torn down, and whether some sort of replacement was in the works? I have noticed that they've added a brick veneer along the I-55 overpass, just in front of our church. Maybe there is a newer, more aesthetically pleasing ped bridge coming in the future. One can dream I suppose.

Matt wrote:I'd walk it if they don't make it more of an island. I live just 3 blocks away but it is difficult to reach.



A related downside is that the pedestrian bridge connecting Soulard to LaSalle Park is being torn down. This was mentioned in the Renaissance newspaper by Phyllis Young. There wasn't a mention of the reason or if it would be replaced.

I'm not aware of the pedestrian bridge being torn down there. Mississippi Ave over I-44 will be closed later this year for a rehab.



edit: I read that story and I knew there will be some bridge rehabs and replacements planned in the area in 2010, but I haven't heard about tearing down the ped bridge.

There's a story on this home in the NY Times:







http://www.nytimes.com/2007/03/26/world ... ref=slogin

I should rethink two statements in light of this pic (no real estate should act as an island and this couldn't happen here due to easements).



I walked by that building on the corner of Olive and 7th (across from Macy's). It may not be literally cut off like this but it may be figuratively.

Rally/barbeque scheduled for this Saturday, 3-31-07 on Bohemian Hill. The idea is to demonstrate that people actually do live there and want to stay by congregating and having a neighborly barbecue. Also to show off the houses and create awareness. All are welcome.



Where: 1806 S. 13th St, St. Louis City, 2 blocks east of where I-44 and I-55 exit onto

Lafayette Ave. It is S/E of City Hospital Condos or S/W of the corner of

Tucker and Lafayette.



What/When

11:30 Picnic (Hot dogs, chips, soda and music)

12:15 Rally/press conference

1:00 Bohemian Hill Home tour

Maybe the 2002 property transfer also was caused by lack of activity. Although YEHS is neighborhood-based, the reputation is they move slower than dead turtles. There are houses in Soulard in the renovation process for more than 10 years. They may have held redevelopment rights in this Peabody, Darst-Webbe area. I think they actually were the contractors on the three new houses on 13th.

I saw a rather large sign being painted on the side of a house today. It's visible from the southside of the interchange. At this point it just says 'domain abuse'. I imagine it will be finished today to say 'stop eminent domain abuse'. If anyone is in the area, could you snap a photo. Thanks.

They got some money and are painting a giant STOP EMINENT DOMAIN ABUSE sign on one of the buildings. Should be pretty effective. I'm sure it will come down (one way or another) though so don't worry. It will make a pretty ironic picture if they do end up taking those buildings. Can you imagine a wrecking crew working on a building with that sign on it? I think this was a nice little bit of what George Bush would call "Strategery."

^ The sign is complete- drive northbound where Gravois Avenue becomes Tucker Boulevard and you can't miss it. Cool.

This is hugely ironic. The sign is painted on the same building where a bank had a huge sign several years ago. The sign promoted the HUD 203(k) mortgage product for the area. I wonder if any loans were made (my guess is there were not). The 203(k) is a purchase-rehab in one loan.

From the April Marquis:



Residents prepare to fight Georgian Square Plan

by Laura McCarthy

Fearful of losing their homes to eminent domain for Phase Two of Gilded Age's $80 million Georgian Square development, residents of Bohemian Hill are preparing to protect their homes any way they can even if it means organizing a recall of7th Ward Alderman Phyllis Young.

In conjunction with the Missouri Eminent Domain Abuse Coalition (MEDAC), residents and concerned citizens held a public meeting March 15 at Trinity Lutheran Church in Soulard to raise aware-ness and gain support for what they called a blatant disregard for private homeowners.

Aside from a handful of restored, occupied homes, several other structures in this small 7th Ward neighborhood wedged between Lafayette Square and Soulard are either unoccupied or in various stages of disrepair, leading the neighborhood to be blighted. While blighting doesn't necessarily ensure the future use of eminent domain, blighting is often referred to as the first step toward the controversial development tool.

Construction for Phase One, which will feature a City Market grocery store and a Walgreens, is expected to start later this spring. Phase One will be bordered by, Lafayette Avenue to the north, 14th Street to the east and the I-55 on/off ramp to the' southwest. After publication of the site plan and artist rendering of Phase One, developers said that the construction of Phase Two - a mixed-use development with residential and retail space currently planned to extend to the block east of 14th Street to Tucker Boulevard - is not set in stone,

But Bohemian Hill property and homeowners have reason to believe otherwise. In January, they received letters from the Land Clearance for Redevelopment Authority stating its interest in acquiring their property. They were given a March 20 deadline to contact the LCRA's appraiser; after the deadline, they would have to settle for the value set by the LCRA.

Rather than concede to the demands of the city, many homeowners have chosen to fight.

"I moved to the city to be part of the development, not to get booted out by it," said Joe Blair, a Bohemian Hill resident, at the March 15 meeting.

"We want to be part of the process," said Joe Larson, spokesman of the Bohemian Hill neighborhood. "Right now we're part of the problem" since they now occupy the land . that developers want, he added.

Jim Roos, coordinator for MEDAC and a property owner in Bohemian Hill, explained .that under current legislation, eminent domain is legal when an area has been labeled blighted. Even though the city of St. Louis has not given blight a concrete defini¬tion, It is often used to describe an area that is subpar with its surroundings. Roos further explained that a big problem with eminent domain abuse is that the alderman is the one who determines blighted areas.

"Young has said she's not removing the blight; I've gotten emails to that effect," Roos said in an interview after ~he meeting.

Members of MEDAC, along with several residents of Bohemian Hill, held a picnic and a rally March 31 to raise awareness of the possibility of eminent domain in the neighborhood.

Roos said about 40 people attended the picnic and rally, most of whom were MEDAC members, and several residents helped prepare food.

"Make no mistake, the alderman and developers intend to take the properties they cannot afford to buy” Jim Roos said after the rally. "In short, a good offense is the best defense."

Patricia Verde, a Dogtown resident in the 24th Ward who "organized the recall. effort of former Alderman Thomas Bauer, urged those in attendance at the March 15 meeting to recall 7th Ward Alderman Phyllis Young, rather than "waste time" trying to work something out with her and the developers. "[Bauer is] gone, and our homes are safe," she said.

"Don't piddle. Go for Phyllis," Verde said, adding that a recall would be the only. thing that would grab enough attention to save their homes. "She'll try to keep you pacified."

But eminent domain isn't the only basis for criticism of the 90,000 square foot devel­opment. MEDAC member Andrew Weil said he thinks the focus ought to be on responsible urban design, which would natu­rally preserve existing• salvageable structures.

"Just because it's blighted doesn't mean it's hopeless," Weil said. He explained that almost 70 years ago, the entire Soulard neighborhood was considered blighted and plans were drawn to level the neighborhood and build a 1940's suburban-looking neigh­borhood.

Seventh Ward Democratic Commit­teeman Brian Wahby also attended the March 15 meeting and offered to help coordinate and mediate meetings among residents, the developers and Young.

Young was out of town at that time, but Wahby was able to get Joe Larson and Joe Blair together March 28 with developer Chris Goodson of the Gilded Age.

Beyond keeping their homes, Larson said, "We don't want loading docks outside our front doors," and Goodson seemed open to alternatives. He added that he was encouraged by their meeting and wants to see efforts made to accommodate the needs of both the residents and the developers. "We'll do whatever it takes to save our homes."

Goodson said, "It was a good meeting. I think we were able to build a foundation for trust and partnership." And although changes to the design have not been final­ized, Goodson said that ultimately he hopes to "bring a distressed area back to life."

Larson said he hopes to meet with Goodson again soon to follow up and hopefully discuss how they will follow through with amendments to the original design. He also said he hopes Young will agree to meet publicly to discuss lifting the blight on the Bohemian Hill neigh­borhood. She has yet to agree to such a meeting and could not be reached for comment on this story.

I just saw this and HAD to post it here. Somebody show this simple illustration to the developers, please.

I have tried to contact Jambo about the article that he/she posted, but he/she has not responded. Does anyone else know how to get in touch with the author??

The entire article is interesting, but I'm posting just the part that has to do with Bohemian Hill:



Jim Roos fights against eminent domain

By Jake Wagman

ST. LOUIS POST-DISPATCH

05/02/2007



...



Bohemian battlefield



Roos has recently focused his activism on Bohemian Hill, south of downtown, where a building he operates is among a collection of homes that have been "blighted," a precursor to eminent domain.



Despite protests organized by Roos, the developer who is building on the land around the area said that using eminent domain "is not even in our thought process. Period."



"That's what's been so frustrating with people like Jim Roos," said Chris Goodson, who is bringing a grocery and a Walgreens to six vacant acres in the area. Goodson, president of the city Police Board, was also on the governor's Eminent Domain Task Force.



"I find it curious," Goodson added, "that where you find blighted areas in the city, you usually find Jim Roos' properties."



Still, it's easy to understand why Bohemian Hill residents are confused.



In January, property owners received a "notice of intent to acquire" from a development firm working for the city. Though the letter emphasized it was only a "preliminary statement of interest," it came with an enclosure titled "When A Public Agency Acquires Your Property."



One of the residents who received the letter was Christie Hutchins, who purchased her home about five years ago. She praised Roos as a "tireless" advocate who "fights for the little man," helping neighbors understand the complex process of eminent domain.



"I can see why the city people hate him so much," Hutchins said.



So can Roos, who has proved a politically savvy adversary. He requires his tenants to register to vote and is helping circulate a petition for a state constitutional amendment limiting eminent domain.



If the past is any indication, Roos will be a tough opponent to shake. He says that many years ago, an angry ex-tenant once riddled Roos' house on Lafayette Avenue with bullets.



"One of the members of our church asked, 'Why are you still there?'" Roos recalled. "Well, they missed."



Link

He is such a slum lord. The P-D has a nice picture of three boarded-up buildings he owns on Oregon (35xx block).

He requires his tenants to register to vote

I'm pretty sure that's not legal!

My experience with the guy is that he can be a little bit overzealous, and he doesn't have much of a budget to work with, but overall I think he means well and tries hard. I think that the Oregon properties are an unfair example. Especially since NE only recently acquired them and they were completely F...ed when they got there. I have had my differences with Roos, but this article is devleloper driven propaganda. The head of the Bohemian Hill neighborhood association told me that Goodson recently said that it was no longer economically feasible for him to take their homes. However, (my understanding) is that at the same meeting, Phyllis Young said that she would not remove the blight essentially until Goodson said that she could. Isn't that just a bit shady? Blight is the pre-requisite for using eminent domain. Period. The Alderman controls the blight designation. If Phyllis Young is taking her orders regarding blight from a developer who wants the property, I think that it is asking a bit much to take Goodson's claim that "eminent domain is not even in our thought process" seriously. If it is not in his thoughts, then why doesn't he call off Young? BULLSH.T. Also, could the comment that "where you find blighted properties in the city you find Jim Roos" possibly be related to the fact that Roos' entire mission is to work with and try to improve blighted areas? Of course he is found near blighted properties! Thats like being surprised to find a fat kid a McDonalds. Give me a break.

As long as the buildings are fixed up/renovated/redeveloped it'll be great for everyone from Soulard to Lafayette Square. Bohemian Hill needs to be brought up to it's surrounding areas one way or another. I'm not sure how much hope I hold out for that happening with a guy who owns 200 rental units and can't fix broken windows.