Cool little project - like the idea of adding density but still keeps everything on a neighborhood scaledebaliviere wrote:More new housing coming soon...
http://nextstl.com/2015/07/contemporary ... the-grove/
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Monocle, the place that replaced Meyer's Grove down on the west end of the Grove, looks sharp from the street at night and has some pretty cool signage.
Some infill by UIC proposed on a lot on Boyle south of Manchester: Development Committee Packet
Another development was proposed and approved for the same lot a few years ago but I guess it fell through. The design is similar to some UIC homes currently being built as the Avant Grove development north of Manchester, but at a lower price point. Interesting use of the lot, I think the new curb cut is reasonable since there's no good way to access the alley. I'm less thrilled with the fiber cement siding exposed along the Norfolk facade.
Another development was proposed and approved for the same lot a few years ago but I guess it fell through. The design is similar to some UIC homes currently being built as the Avant Grove development north of Manchester, but at a lower price point. Interesting use of the lot, I think the new curb cut is reasonable since there's no good way to access the alley. I'm less thrilled with the fiber cement siding exposed along the Norfolk facade.
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While I love what UIC has been doing for the neighborhood, I'm not convinced that it's a good idea to neglect the building line along Norfolk. This is a lot that was intended for one unit.
If you look on a map, you'll notice that every house on Norfolk is set back 20 feet from the curb. If built as proposed, UIC's northern unit will be built with no setback... basically, in the front yards of the Norfolk homes. While the Boyle view will be fine, that siting is going to look really bizarre from Norfolk.
If you look on a map, you'll notice that every house on Norfolk is set back 20 feet from the curb. If built as proposed, UIC's northern unit will be built with no setback... basically, in the front yards of the Norfolk homes. While the Boyle view will be fine, that siting is going to look really bizarre from Norfolk.
That part doesn't bother me as much. Most of the houses in FPSE are oriented to face the east-west streets, but at Boyle south of Manchester there is a transition from east-west street oriented houses on the west side, to north-south street oriented houses on the east side. Taylor north of Manchester has an alley that separates the north-south oriented houses from the east-west ones, but there is no similar alley on this stretch of Boyle, and no way to build one without demolition or taking away backyards.
There are so many vacant lots right now there is no consistent way this is handled, but on the northwest corner of Vista and Boyle there is a similar arrangement to that proposed for Norfolk and Boyle. It looks strange from the air, but when walking along the block it doesn't feel that noticeable. I think that is at least in part due to the garage separating the house along Boyle from the house along Vista. There is also a tradition of building closer to the street on the corner than on other frontages in some parts of the neighborhood (e.g. Newstead and Vista, Tower Grove and Arco, Tower Grove and Chouteau, Newstead and Chouteau), though historically that was for mixed use/commercial/multifamily rather than single family, and many similar buildings have been lost to demolition.
I do agree that a single unit that preserved both the Norfolk and Boyle building lines would be preferable even though that would leave a pretty sizeable gap/greenspace along Boyle, but I don't think the Norfolk frontage will feel noticeably strange from a pedestrian perspective when all is said and done.
There are so many vacant lots right now there is no consistent way this is handled, but on the northwest corner of Vista and Boyle there is a similar arrangement to that proposed for Norfolk and Boyle. It looks strange from the air, but when walking along the block it doesn't feel that noticeable. I think that is at least in part due to the garage separating the house along Boyle from the house along Vista. There is also a tradition of building closer to the street on the corner than on other frontages in some parts of the neighborhood (e.g. Newstead and Vista, Tower Grove and Arco, Tower Grove and Chouteau, Newstead and Chouteau), though historically that was for mixed use/commercial/multifamily rather than single family, and many similar buildings have been lost to demolition.
I do agree that a single unit that preserved both the Norfolk and Boyle building lines would be preferable even though that would leave a pretty sizeable gap/greenspace along Boyle, but I don't think the Norfolk frontage will feel noticeably strange from a pedestrian perspective when all is said and done.
I think they found a good solution given the house orientation of the two streets. I don't see what kind of facade the garage will have but that would be my biggest issue as a neighbor. It looks like these were 2 lots anyway at 6000 sq ft so I would rather that they fill up more of the space with two houses than one smaller unit with a lot of green space around it. I don't think one large house that costs 400k would sell at that location.
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^ No pics, but the row of rehabs on the soufh side of the 4200 block of Manchester is getting some major work as well at the moment.
While in an ideal world, I'd love to see more towers everywhere downtown, I'd be in favor of seeing infill like this throughout the CBD and city overall.
^ I agree, a recent visit to DC has solidified my opinion that a high density of midrise buildings with an urban form can create an overwhelmingly urban environment. If downtown was filled all of its vacant lots and parking garages with mixed use buildings in the 5-10 story range, you would be surprised how urban downtown would feel.
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^ you'd also be surprised how urban downtown would feel if we just maxed out what's already there... an amazing amount of square footage is just sitting there hoping for re-use.
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I just moved to DC. I absolutely love the urban feel here... a city doesn't need to have skyscrapers to have good urban density. Plus a lot of the new construction is modern and not cookie cutter with what else is on either side of it. Leads to a lot of different types of design and aesthetic/architectural interest.goat314 wrote:^ I agree, a recent visit to DC has solidified my opinion that a high density of midrise buildings with an urban form can create an overwhelmingly urban environment. If downtown was filled all of its vacant lots and parking garages with mixed use buildings in the 5-10 story range, you would be surprised how urban downtown would feel.
Hell, DC is almost done building out what we might consider their Ballpark Village. The SE Waterfront is INSANE with what has been built, what's kicking off, and what has been announced with renderings. St. Louis really screwed up by handing Cordish the keys. I think if the city/Cardinals had opened it up to developers to bid out blocks, we'd have an insane district of residential and office space. Even if it would all be 12 stories.
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I'm from DC originally. The main industry is government, and that industry has never seen a downturn. I don't remember ever seeing the effects of national economic troubles hit the DC area.
That said, I could never afford to live in any good part of DC.
That said, I could never afford to live in any good part of DC.
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Used to live in SW on N Street in a complex of post-modern condos straight out of A Clockwork Orange....it's been a decade or so since I've been down that way; probably wouldn't recognize it anymore with all the development.
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That part of SW DC still has that creepy 1960s Soviet "model city of the future" feel about it.
It just costs a lot more now.
It just costs a lot more now.
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There is fencing around the key corner building at Manchester and Tower Grove Ave.... looks like rehab is finally on its way for realsies!
I had to drive by today to see for myself!
This intersections will soon have all 4 corners activated--strong corners make for a good city!
This intersections will soon have all 4 corners activated--strong corners make for a good city!
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^ Amen! It's amazing how much work is going on in the Grove, and that isn't even counting the planned Green Street project, which would be the largest of all. There's going to be a lot of retail space to fill on Manchester. too... it'll be interesting to see how that develops. Better be a donut shop somewhere.
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100% agree. I feel so much more "surrounded" in DC than I do in Chicago or NYC when walking the streets. I used to hate the idea of high density midrise because it's perceived as a lack of ambition (why didn't they just build up?!!). Now I love it!goat314 wrote:^ I agree, a recent visit to DC has solidified my opinion that a high density of midrise buildings with an urban form can create an overwhelmingly urban environment. If downtown was filled all of its vacant lots and parking garages with mixed use buildings in the 5-10 story range, you would be surprised how urban downtown would feel.