urbanSTL

It's too bad they can't save the front part of the Southern at least like the Moonrise. I just can't spend somebody else's money fast enough.

Here's an "upon high view."

So how's things at the ol' Bull Tadpole, or is it MJ's?

KerrytheKonstructor wrote:It's too bad they can't save the front part of the Southern at least like the Moonrise. I just can't spend somebody else's money fast enough.

Here's an "upon high view."

So how's things at the ol' Bull Tadpole, or is it MJ's?

wow… so there are already massive parking lots behind both the apartment building AND the funeral home but they need to demolish the funeral home in order to provide a total of, what, 75 parking spaces for 50 units? that doesn't even make sense, so i'm sure it'll fly through with approval.

From the agenda:

• The addition has been designed to be of a compatible scale with the historic building and is
compatible in architectural design and materials.

• The quality of the new construction, coupled with the rehabilitation of the Parkside
Apartment Building, and the continued provision of off-street parking are considered to
compensate for the loss of the Southern Funeral Home building.

• The applicant owns the adjacent parcel on which the Parkside Apartment building stands
and it is part of the project, thereby having commonly controlled property and proposes to
begin the project within two years.

• Ordinance #64689 states that the demolition of sound, High-Merit buildings shall not be
approved except in unusual circumstances that shall be expressly noted. The unusual
circumstance in this instance is the challenge in converting a funeral home, which has
stood vacant for several years, to other uses.

RECOMMENDATION:

Based on these preliminary findings, the Cultural Resources Office recommends that the
Preservation Board grant Preliminary Approval for the project if the unusual circumstances and
subsequent new construction meet the standards for the demolition of the Southern Funeral
Home, a High-Merit property.

^ Bolds mine. So yeah, they're conditionally approving demolition. This is what the CRO believes is an appropriate replacement for a building of high architectural merit:





The quality of the renders included in the PDF aren't great, so it's not really possible from those to tell the quality of the materials used in the new construction. But I don't see any scenario in which a fenced-off parking lot constitutes new construction of sufficient merit to destroy a sound, architecturally significant building on a major thoroughfare.

The funeral home has been "vacant for years"; namely five of them. I understand that it can be difficult to repurpose a building, but out of its 86-year existence, is five years - at least part of which it's been owned by the folks who want to tear the thing down (sale info isn't recorded on the city's site that I saw) sufficient to say that it's unlikely that any new purpose can be found?

As currently proposed, the new construction barely overlaps with the funeral home. The building is not in the way of new construction. Perhaps an accommodation could be made to construct the addition to the apartment building without demolishing the funeral home?

Finally, if it's absolutely not possible to save the funeral home, then what about spinning the new construction 90 degrees so the majority of it faces Grand? That would still leave sufficient room for a controlled-entrance driveway to an expanded parking lot, which could be located out of site behind the addition.

This is a terrible, quick-and-dirty modification of the site plan in the PDF doc. This would present a unified street wall along Grand and would allow for 79 parking spots. Access to the rear parking lot from Grand would be via a driveway on the north end of the property:



-RBB

Preservation board voted in favor 3-2 of demo if owner has financing and construction permit in hand for apartment addition as reported by Post Dispatch

http://www.stltoday.com/business/local/ ... 308b1.html

After hearing people voice support or opposition to the funeral home's demolition, the St. Louis Preservation Board voted 3-2 at its meeting Monday to approve Vecino's plan. Approval is conditioned on Vecino showing it has financing and a city building permit for the housing portion of its project.

Callow the Destroyer strikes again.

roger wyoming II wrote:^ did I hear something about it being a youth facility?

Yes it will be a residential facility for those that are transitioning from foster care (due to age) to on their own.

That corridor represents the only real dense walkable commercial area that could serve Holly Hills. I live very close to this and I always dreamed of a stop on the N-S Metrolink with a mixed use development right there. This is disappointing.

Here is additional some information copied from Nextdoor regarding the Southern Funeral Home proposal:

"Thanks for taking the time to speak with me this week. I’m attaching a project synopsis of Intrada, our proposed development.

In regards to concern about the 10 units that will be set-aside for youth aging out of foster care: Epworth Children & Family Services will serve as lead referral agency and on-site service provider. Epworth has a track record spanning 150 years. They have maintained a group home in Webster Groves for decades housing at-risk youth; young adults with far greater issues than the young adults who will be matched with housing at Intrada. Despite this, they have experienced no neighborhood opposition in Webster. Epworth has always been an unobtrusive neighbor and an asset to the community. Their full-time support onsite presence at Intrada will prevent issues. In their role as lead referral agency, Epworth will work to identify young adults who will thrive in a permanent supportive housing environment. Roughly 150 kids age out of foster care in St. Louis every year. 10 will live at Intrada. The ability to make a positive match will be part of the responsibilities of the lead referral agency.

LIHTC housing, or Section 42 housing, is not the same as Section 8 housing. It is a different program created to serve people at a different income level. Individuals earning 60% of the median income are not a scary group of outsiders. They can be people who already live within the community; the guy making lattes at the coffee shop, the checker at the grocery store, the receptionist at the Dr’s. office, the kid who had the bad luck of being born to negligent parents and ended up a ward of the foster care system. In order to qualify for LIHTC housing, a renter must qualify according to State and Federal guidelines. Some of the screening criteria—no felonies, steady source of income—provide more screening than a standard rental landlord delivers.

The compliance period for a LIHTC property is 30 years. If at any point during the 30 year period the developer is found to not be properly maintaining the property or complying with LIHTC guidelines and regulations, tax credit funding can be revoked. This system was created to ensure LIHTC properties are a positive addition to the communities in which they are developed.

I’m happy to talk with any resident about the proposed development at Grand and Holly Hills. Please feel free to share my contact information listed below. Also, I would encourage people to visit Freedom Place at 4011 Delmar Blvd. This is a Vecino Group LIHTC development; a 100% special needs project. It has been nothing but a positive asset to the neighborhood. Like our current proposal, Freedom Place gave new life to a blighted and abandoned building, improving life circumstances for residents in the process. We’re really proud of it and would not develop a project where we couldn’t say the same. Again, please pass on my info. I would welcome the opportunity to answer questions.

With thanks,
Stacy

Stacy Jurado-Miller
Developer, Special Needs and Supportive Housing
The Vecino Group
417-862-8324
stacy@vecinogroup.com
http://www.vecinogroup.com

Contents of the Word doc attached to her response:

Intrada

Multi-generational housing is an award-winning model that has proven effective on the West Coast. Intrada would be the first community of its kind in the Midwest; delivering permanency, caring relationships, and affordable housing for young adults aging out of the foster care system as well as family and senior residents.

Every year, an average of 150 St. Louis area teenagers age out of foster care. Epworth Children and Family Services provides case management and aftercare, however, placing the youth in safe, affordable housing is a constant challenge. The Vecino Group, and Epworth Children & Family Services seek to work together to fill that void at Intrada.

20% of total units will be set aside for youth aging out of foster care, with the lower rents and supportive services needed to effectively serve their needs. Epworth would serve as both a referral agency and a service provider for the young adults.

The remaining 80% of the units at Intrada will be general affordable housing, with a unit mix that might also appeal to seniors, a priority within the community. Carondelet Community Betterment Federation(CCBF) will provide on-site services to all residents, with a program offering including food pantry, SNAP services, literacy programs, tutoring, and social events. The needs and wants of the residents will guide CCBF in their service offerings.

Intrada is being submitted to the Missouri Housing and Development Commission as a 9% LIHTC deal.

Here are some of the specifics that make Intrada Lofts a development worth supporting--

¥ The project will serve individuals at or below 50% of the area median income
¥ 20% of the units will be reserved for youth aging out of foster care. These units will be furnished with rents under $200 a month. Case management and supportive services provided by Epworth would ensure the youth are thriving and maintaining the ability to live independently.
¥ The remaining 80% of the units will serve the broader affordable housing community offering quality affordable housing, services, safety, and close proximity to area resources.
¥ Intrada will provide a comprehensive approach to serving youth aging out of foster care. Beginning with the foundation of safe and affordable housing, the development will also work to provide the other resources this population needs in order to thrive: counseling and emotional support, work partnerships, educational opportunities, and mentoring opportunities. In their role as lead referral agency, Epworth will select potential tenants they feel have the ability to live independently and succeed.
¥ Full accordance with provisions set forth in House Bill 1737, the Universal Design in Affordable Housing Act, in addition to the FHA Act and ANSA A117.1 and UFAS; these design considerations will create the accessible housing for seniors
¥ Location at 6322 and 6326 S. Grand offers the safe and stable neighborhood that young adults, families, and seniors require, while also developing affordable housing in a way that marries with the existing housing styles and neighborhood feel.
¥ Built in accordance with Energy Star and NAHB green standards
¥ Location, amenities, and affordable rents provide a marketable point of difference and ensure consistent lease-up
¥ The Vecino Group, LLC has developed over 1,500,000 square feet of projects totaling $200,000,000.00 in construction. Owners Matt Miller, Stacy Jurado-Miller, and Kim Buche believe that the combination of experience and idealism can result in housing for the greater good and are committed to pursuing projects that fill a void for the underrepresented"

4301 and 4309 MARYLAND - 345 N. BOYLE AVENUE

Is that address correct? I see a vacant lot and a condo building.

I think so. I think 345 Boyle is the empty lot. 4309 Maryland is a house. 4301 is a small apartment building.

^ the commercial building is on Boyle according to the agenda. Gotta be one of the buildings directly across from where Maryland dead-ends.

^Thanks for clarifying.

^ Seems like a fair share of infills for the next meeting or at least more than typical.