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Lindell & Euclid: Worth the Wait

December 16, 2013 Central West End, Featured, Planning & Design, Zoning 10 Comments

In April 2006 it looked like Opus Development would be moving forward on a high-rise condo tower at the NE corner of Lindell & Euclid. They’d revised the base and been granted a variance to permit the height. However, the project was abandoned even before the economy crashed.

Now Opus is back with a new proposal for the corner, Ald. Lyda Krewson tweeted on December 6th “Lindell Residences proposed for Lindell/Euclid – 217 first class apts.” with this pic attached:

Artist rendering of proposed building at Lindell & Euclid.
Artist rendering of proposed 12-story building at Lindell & Euclid. A later tweet in response to questions Ald. Krewson says they propose 240 parking spaces on three levels –two below grade, one above.
NextSTL then tweeted this image of the retail base.
NextSTL then tweeted this image of the retail base.
Revised proposal in April 2006
April 2006: Opus’ proposal for 26-story building, with a revised base from the Feb/March 2006 proposal.

Back in 2006 the historic code required heights to be relative to other buildings. The language, like many of our historic codes, was poorly written. Today the Central West End’s form-based code isn’t wishy-washy: maximum of 12 stories at this location.

The new form-based code and the mixed-use project one block south with apartments over a Whole Foods likely renewed interest in this conner. Ok, it is apartments instead of $300k condos. No big deal, when I rented an efficiency in The President 2 doors to the east in 1990 an A.G. Edwards VP rented the large apartment next door! Rental apartments aren’t a bad thing at all.

The NE corner of Lindell & Euclid was built in 1968. A high-rise was planned for this site when the economy crashed.
The NE corner of Lindell & Euclid was built in 1968.
The SW corner of Lindell & Euclid has been a parking lot for 20+ years
The SW corner of Lindell & Euclid has been a parking lot for 20+ years, will hopefully draw interest from developers for retail & residential.

While a tall tower makes the skyline more interesting, the latest proposal will have a bigger positive impact. The decision to go underground with most of the parking makes the base more appropriate.

I’m glad the 26-story building proposed in 2006 didn’t happen, the new proposal was worth the wait.

— Steve Patterson


Currently there are "10 comments" on this Article:

  1. guest says:

    The Central West End is the premier neighborhood in St. Louis and the Central Corridor is the hottest real estate market in the region. Leadership in this town and all St. Louis city residents have a lot to be proud of. The early prognostications of this town’s ultimate demise were way off the mark. Now we need to build on these successes and spread growth out from the Central Corridor.

  2. Scott Jones says:

    The proposed 12-story building looks great and I look forward to seeing it built. The 2006 26-story rendering looks almost identical to what was built on the NW corner or Euclid & Laclede.

  3. moe says:

    1) I would have wished the 26 tower over the 12 but 12 is good.
    2) It DOES matter apartments vs condos. That’s 217 apartments that are going to need City services that a occupancy permit will not cover. At least 10 years down the road, the city will have gotten real estate taxes.

    • JZ71 says:

      There is a perception that owners are more invested in their homes and neighborhoods than renters are. And while I understand the current financial dynamics behind why we’re seeing more new apartments than condos, I’m not sure what the long term implications for the city may be (having less per capita home ownership), especially for “the long haul”, but it will undoubtedly have an impact. More singles? Fewer families? Less concern about the need for good schools? More demand for public transit? More concentration of political power? A more transient population?

      • guest says:

        It’s St. Louis.

      • Eric5434 says:

        Also… how immutable is this status? Can an apartment owner decide to sell? Can a condo be rented out?

        • JZ71 says:

          Part of it is perception, part of it is “the rules”. Some condo HOA’s explicitly prohibit rentals, and yes, any real estate can be sold. What may be confusing is terminology – technically, an apartment is a part of a larger structure (usually rented, not individually owned, but not always), but so is a loft. A condo is a form of partial ownership, and can apply to apartments, lofts, offices and even single family homes. My point was that, in St. Louis, if you have a lease you’re likely viewed as more transient and less invested in the neighborhood. In reality, there are good owners and bad owners, just like there are good tenants and bad tenants. There’s also a tendency among many young parents to seek out suburban options because the suburbs are perceived to be safer and to have better public schools. For them, urban form is secondary to quality of life issues. In contrast, both single/childless people and empty nesters have different priorities and will likely be more attracted to a project like this one.

          • moe says:

            Usually in condo projects, a set number of units can be rented out, usually only 5% or some low amount because condo owners realize that renters are not the best occupants for the exact reasons JZ points out. Not only in St. Louis City, but in any town. Not that they are bad people or bums or rent skippers, but because they aren’t invested in the long-term interest of the building….and again….condos at least bring in real estate taxes…revenue the city will need to pay for the roads and the police and the fire, etc. that building will use. I wish all cities would stop giving away Tiffs and such and level the playing field for all.

          • JZ71 says:

            Apartment complexes, unless they’re run by non-profits, also pay property taxes. Mr./Ms. Landlord writes one check for all the units and includes his/her cost in the rent he/she charges. Tax abatements and TIF’s should be used sparingly, but, unfortunately, developers have gotten pretty adept at milking the political process, mostly at the expense of existing residents and businesses . . . .

          • moe says:

            They do JZ….but they pay at a lower rate…business rate over what you or I would pay. THEN add in (or subtract in this case) TIFF’s and the rest of the crap…..


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