urbanSTL

chriss752 wrote: This is either aluminum or steel. It has to be one of the two. And yes, this is One Hundred.

OK, this is from the rendering. Any shots from real life? 

framer wrote:

chriss752 wrote: This is either aluminum or steel. It has to be one of the two. And yes, this is One Hundred.

OK, this is from the rendering. Any shots from real life? 

Rendering. They haven’t put any up yet. When they do, I’ll let you all know.

^With that view and that architecture I'm dead certain they'll get jaw dropping. That's jet-setting CEO grade stuff.

chriss752 wrote: This is either aluminum or steel. It has to be one of the two. And yes, this is One Hundred.

...or zinc.  The panels are probably aluminum though, or some zinc-aluminum alloy.  From the rendering and the sketch of the entrance on Studio Gang's site they looked like standing seam panels.  But in this rendering, it looks like corrugated metal.

You can't really tell from this perspective, but the panels in each corner between the windows are bent around the corner instead of having two separate flat panels butt up against each other with a joint and a vertical trim piece in between them.  The interplay of different types of light with the bends, metallic sheen, and corrugated pattern of the panels, is going to make these panels look very different in each combination of viewing angle, distance, time of day, and weather, similar to the way the Arch has a thousand different "looks".  You can see a bit of that effect on the panels in the rendering of the pool deck, but I think it will be much more than that.

And then when you combine the metal panel effect with that of all of the angled glass, and the leaf pattern of the floor plan, you could get some really interesting effects.

If you got 365 people to put up $280 a piece to stay one night each year.....

chriss752 wrote: I expect a two bedroom unit on the 36th floor facing forest park to go for over $8500 per month.

Why do you "expect" it to go over $8,500 per month? Do you know the square footage?

stlien wrote:

chriss752 wrote:I expect a two bedroom unit on the 36th floor facing forest park to go for over $8500 per month.

Why do you "expect" it to go over $8,500 per month? Do you know the square footage?

A number of reasons...

1. When comparing to the other high rise to go up in St. Louis right now, One Cardinal Way, a penthouse there goes for over $7000 with views of Downtown and the Stadium. A few 8 Floors higher of Forest Park will almost certainly be higher.
2. Cost per square foot is to be $5 PSF+. It will go up depending on what floor and view you get.
3. Central West End already is among the highest, if not the highest, cost in rent in the area at this point. Maybe comparable to Clayton.
4. Amenities here will be top notch, as expected, so the more amenities, the higher the rent.
5. Iconic architecture and address.
6. Proximity to the park and things to do.

I'm sure there are others but I do think that the price point will range above $7500 for a two bedroom. $8500 seems like a better guestimate for me than being in the 7000s. But you never know. Just guessing. 

Do you think we'll ever see a tall building rise on the lot just east of 100? 

Would 100 residents complain? 

KansasCitian wrote: Do you think we'll ever see a tall building rise on the lot just east of 100? 
Would 100 residents complain? 

Fortunately, 100 is just renters. Usually complaints only come from condo owners. And I'd love to do a concept design for that lot, being mindful of 100 and St Regis. 

^ & ^^ Those lots have no height restriction as per the form-based code. But it’s hard to imagine the St. Regis giving up their only parking anytime soon. They could broker a deal to include parking in the garage of any new development, but are unlikely to tolerate no parking for the 2+ years of construction.

It could happen. Just seems that land values would have to go up considerably to make that kind of headache worth their while.

I don't think it's imminent, but I'd love to see a pencil tower rise on that lot. I think they could do something special, and I think the highest floors could still have views of Forest Park if they built it up high enough. 

The #1 lot on my Central West End wish list, outside of the obvious (Kingshighway & Lindell), is still Euclid & Lindell. Something truly epic should go there.

I personally think we're nearing apartment saturation. We have to remember that we're a slow/no growth region. Yes, City Living is all the rage right now, but where are all the new well-heeled renters going to come from?    

I think this is a classic case of you've got to spend money to make money. 

I'm hoping that apartment construction will attract residents, which will attract more construction and more residents, and hopefully we'll just see more of that cycle. 

I think St. Louis is going to get hot at some point. 

KC, whether St. Louis gets hot or not (which the CWE/Central Corridor Certainly already are), the CWE form-based code applies a 12 story height maximum to the lots at the southwest and southeast corners of Euclid & Lindell. So while they could be home to some fantastic design, something “truly epic” - at least in scale - wouldn’t fly.

I guess what I meant is that you have a chance to really cement that stretch of Euclid as one of the most premier areas in all of St. Louis to live. 

With proximity to Whole Foods, and with it already being in the scorching hot Central West End, I think you'd easily find residents. And with ground floor retail hopefully spanning the entire base, the development would have a chance to really enhance the neighborhood. 

framer wrote: I personally think we're nearing apartment saturation. We have to remember that we're a slow/no growth region. Yes, City Living is all the rage right now, but where are all the new well-heeled renters going to come from?    

I get what you mean about slow growth regionally, but let's keep in mind that most of the region's growth is suffering because of general flight from North City, the Metro East, and just a stagnant, aging St. Louis County. Those are totally different demographics and have little bearing on what goes on in the amenity rich, highly educated central corridor. Also many of the people growing these neighborhoods are transplants and young people. I expect further growth in Cortex to keep the trend going.

wabash wrote: KC, whether St. Louis gets hot or not (which the CWE/Central Corridor Certainly already are), the CWE form-based code applies a 12 story height maximum to the lots at the southwest and southeast corners of Euclid & Lindell. So while they could be home to some fantastic design, something “truly epic” - at least in scale - wouldn’t fly.

Variances are a dime a dozen.
Zoning says the Everly could only be three stories tall.

goat314 wrote:

framer wrote: I personally think we're nearing apartment saturation. We have to remember that we're a slow/no growth region. Yes, City Living is all the rage right now, but where are all the new well-heeled renters going to come from?    

I get what you mean about slow growth regionally, but let's keep in mind that most of the region's growth is suffering because of general flight from North City, the Metro East, and just a stagnant, aging St. Louis County. Those are totally different demographics and have little bearing on what goes on in the amenity rich, highly educated central corridor. Also many of the people growing these neighborhoods are transplants and young people. I expect further growth in Cortex to keep the trend going.

The Central Corridor can sustain the growth, which is basically what you said. You will see some more projects announced over the summer in the Central Corridor. Some significant, some not so much, but the point is, developers still see demand in the Central Corridor. The One Hundred developers are almost certainly planning something else. They see potential here just as the other guys out there.

For a bit of perspective:

Rent on 2 BR units on the top floors at Solstice on the Park with a view of Hyde Park is $3.5 PSF, and on 2 BR corner units with a view of the lake and the skyline is a bit over $3 PSF.

I believe that the form based code allows buildings on the south side of Lindell to be up to 24 stories, even though the neighborhood zone for Euclid has a height limit of 12. 

chriss752 wrote:

stlien wrote:

chriss752 wrote:I expect a two bedroom unit on the 36th floor facing forest park to go for over $8500 per month.

Why do you "expect" it to go over $8,500 per month? Do you know the square footage?

A number of reasons...

1. When comparing to the other high rise to go up in St. Louis right now, One Cardinal Way, a penthouse there goes for over $7000 with views of Downtown and the Stadium. A few 8 Floors higher of Forest Park will almost certainly be higher.
2. Cost per square foot is to be $5 PSF+. It will go up depending on what floor and view you get.
3. Central West End already is among the highest, if not the highest, cost in rent in the area at this point. Maybe comparable to Clayton.
4. Amenities here will be top notch, as expected, so the more amenities, the higher the rent.
5. Iconic architecture and address.
6. Proximity to the park and things to do.

I'm sure there are others but I do think that the price point will range above $7500 for a two bedroom. $8500 seems like a better guestimate for me than being in the 7000s. But you never know. Just guessing. 

$7,500 per month, at $5 PSF, would be a 1,500 sq ft apartment. That is extremely expensive for this market. Conversely, the Orion (Whole Foods) has a 1,500 sq ft., 3 bedroom and 2 bath apartment that goes for about $5,000 per month.