I often hear from people who don’t know St. Louis very well say: “nothing is happening in St. Louis, it is dying”.
These opinions usually come from suburbanites making observations from the Interstate views as they drive by or people living in their small circle of places and spots who don’t dig in a bit and get off their beaten path and routine.
But, explore just a bit and you’ll find incredible change and transformation going on.
Look no further than the Gate District Neighborhood around Cardinal Glennon Children’s Hospital, St. Louis University’s Medical Campus and SSM Hospital.
A visit to the 3300 - 3500 blocks of Vista and Park Avenue show just how much is going on. And how much density and new quality housing is being built for the next generations.
This part of the city had many, many gaps and razed homes. It had that out of the way, disconnected feel, largely due to St. Louis University’s land banking practices.
3300 - 3500 blocks of VIsta and Park Avenue between Compton and Carr Lane Avenue.
But they finally opened up the area just south of their Medical Campus to development. Via the St. Louis Midtown Redevelopment Corporation who are contracting out the addition of over 40 homes.
As time marches on, you can really see the effects of infill and more people. It is starting to have a neighborhood vibe, even if it is just a few streets of dense housing.
And who wouldn’t want to live just south of SLU? It is a great, peaceful place to walk and relax. And if you are not being a no-dignity idiot, you are more than welcome to walk and chill on SLU’s campus as a non-student/employee.
So the point of this post is to share how this place looks today and how the gaps and empty lots are filling in with homes.
The investment is welcomed by most, but the tax break haterz and gentrification hawks likely hate it. I see both sides of expensive houses and lower property taxes/subsidized development, but I am all for this even if the homes will be well over what my home is worth or what I am willing to sink into a mortgage.
But it’s not all high end/market rate stuff, Habitat for Humanity has built several homes along Park Avenue, filling in the gaps with affordable homes which I’m sure most of those reading this are in favor of.
These are handsome, prideful homes that fit in, even if the setbacks and massing are a bit incongruous with their neighbors. The original housing was undoubtedly “affordable” when it was built, but our definition of affordable today means something very different, so the Habitat homes stand out a bit. Know, I’m for it though.
The Habitat for Humanity home on a corner certainly fits is well as massing is varied for corner buildings when America built beautiful buildings/neighborhoods. I welcome this wholly.
Other builders including UIC are erecting new homes.
My point on setbacks and blending is that when the old and new are complemented with care and design, you can achiever near perfection. Some examples of perfect infill:
Other examples include perfect setbacks, new sidewalks and dormers to break up the monotony of modern buildings but with decidedly lower density and unnecessary spaces between your neighbors. Vinyl siding is mitigated and lessened by tight spaces on the sides and gangways. If it is low density, you see it.
Then, again, there are perfect examples of setback, density and blending with the gorgeous old homes.
I’m picking nits here, but I’ve learned to pay attention to these details and want STL to have the best.
The future of an even better “neighborhood” experience hinges on the massive vacant lots that SLU owns along Compton Avenue, one of which, highlighted below:
The St. Louis Midtown Redevelopment Corporation has some big wins here, including the renovation of the gorgeous building at Grand and Park.
But, they are advocating for a suburban QT junk food/gas station at Lafayette and Grand.
I will judge them on what they do with the QT and the massive expanses of field/weeds at Compton and Vista.
And of course, if they plant street trees or leave it barren once construction is complete. It’s the least we should expect from the massive tax breaks these new residents and the development corp benefits from.
BTW, I am all about paying less taxes, especially when the city services are so grossly lacking and ineffective. If someone wants to forgive my loans, or cut my taxes, I wouldn’t turn them down. I’m no idealist here.
Hoping for the best and the rebirth of a city vs. blank and generic suburban ideals.
