Archive for the ‘Real Estate’ Category

One of North County's many historic homes: the Bockrath-Weise house in St. Ferdinand Park, as depicted by local artist Daniel Fishback*

Owning an older home can be a great adventure and a rich learning experience. But as I’ve discovered with my own 108-year-old dwelling, it can also be quite a challenge, both to your time and to your bank account. That’s why I’m pleased to let all the historic house owners out there know: Help is on the way!

This Saturday, the Ferguson Landmarks Commission is hosting Renovate Ferguson: Spring Home Design Workshop, where experts will be on hand to answer all kinds of questions: What’s the architectural style of my home? What are the dos and don’ts to retain my home’s value? How do I conserve energy in my older home? Where can I find renovation resources?

You can ask all this and more at this free workshop, and be sure to bring a photo of your house for one-on-one advice! Anyone with a vested interest in preserving North County’s historic real estate is invited to attend – Saturday, March 6, from 9:30am-noon at Ferguson Middle School, 701 January Ave, 63135. For more info, call Ferguson City Hall at (314) 521-7721.

(*Artist Daniel Fishback, whose painting is featured above, can create a one-of-a-kind painting of your home too. Read more about his work here.)

As reported live by FOX 2 and KPLR 11, dozens attend the CVS developer forum in Ferguson last night, taking the opportunity to view proposed site plans.

In case you missed the CVS developer’s public forum last night at the Savoy, both FOX 2 and KPLR 11 reported live from the event, interviewing residents Ann Chisholm, Susan Donnell and Nick Kasoff. The video is pretty similar from both (since they run out of the same station), but here’s the FOX 2 segment and here’s the one from KPLR:

I know some might consider this bad publicity, but to me, a large room full of people actively engaged in shaping the future of their community is nothing but positive. It shows that people really care about Ferguson.

This 1920s house on Royal Avenue in Ferguson is one of eight vintage homes being proposed for demolition to make way for a CVS Pharmacy.

I created NOCO as a forum for positive news and information, never intending to delve into controversy. But the proposed development of a CVS Pharmacy in Ferguson and the confusion and angst it has created in the community have led me to try and present a balanced view of the issue, weighing all sides of the debate.

In full disclosure, I am a member of the steering committee of Preserve Our Ferguson Neighborhoods, the citizen group organized in opposition of rezoning the proposed CVS site, though I have never officially participated in the group’s activities. After meeting independently with the developer and speaking with city officials and numerous residents, I remain personally opposed to rezoning of the proposed site primarily because I believe that Ferguson’s historic homes are its greatest asset, but I also feel it is vitally important that residents have the opportunity to know the facts and to form their own conclusion. So, here is the information I’ve gathered…

In spring 2009, representatives from the Clayton-based real estate firm The DESCO Group quietly began approaching Ferguson homeowners in the first block of Hereford and Royal Avenue, aiming to purchase their residential properties for an unidentified commercial development. Around the same time, DESCO also placed a contract on the half-acre commercial property at 200 N. Florissant, the site of the former Sinclair gas station that had been on the market for $270,000.

12 Royal, circa 1900

Ann Chisholm of the Royal Avenue Neighborhood Association learned of DESCO’s plans in May, and in mid-July (the same time that Ferguson city officials first started hearing rumors of the potential development), she met with most of the targeted homeowners, learning that some were eager to sell, some weren’t, and nearly all were contractually barred from publicly discussing their deals or speaking out against the development. They didn’t have to support the project, they just couldn’t publicly oppose it.

Of the eight houses currently under contract, two are vacant, one is eligible to be a Century Home, and all are quality vintage structures built between 1900 and 1930. DESCO initiated the contracts on behalf of Ohio-based real estate developer Cedarwood Development, Inc., which was in turn representing the national retailer CVS Pharmacy – a fact that Chisholm and city officials didn’t learn until late September.

By then, Chisholm had formed Preserve Our Ferguson Neighborhoods, meeting with a handful of other residents to object to the rezoning required in order for the development to move forward. “Our primary issue is changing the zoning from residential to commercial, and what the lasting impact of that will be on the community,” she says.

30 Royal, circa 1928

“We’re concerned that once you start demolishing houses and scraping land and removing trees, the Royal neighborhood will be changed forever,” adds Blue Tapp Scheffer, who serves on the group’s steering committee. “If we start losing houses on Hereford, will it set a precedent for more commercial development? Will it keep moving further down the street, taking more nice older homes, until Hereford looks like Lindbergh?”

Chisholm and her group raised these concerns when they launched a petition drive in November, collecting 200+ signatures in opposition to rezoning. She and 22 others then attended the December 8 Ferguson city council meeting, stating their position and submitting their petitions as public record during the meeting’s public forum.

Several council members later privately admitted to feeling blind-sided that night, acknowledging that Chisholm’s group seemed to have more information about the proposed development than city officials did, despite the fact that council members met with the developer in a closed session in October. That sense of surprise was compounded even further when the Ferguson Times published a front-page story on the proposed development two weeks later, authored by Chisholm but presumed by many to be wholly endorsed by the newspaper’s owners, Bud and Dorothy Seiter.

27 Hereford, circa 1930

“The fact that it was on the top of the front page…everyone knows what that means,” said one resident who asked to remain anonymous. “It means that Bud and Dorothy agree with it. And if they agree with it, along with other influential people in Ferguson, chances are slim that the council will disagree.”

Some in the community, wrongly assuming that the Times is owned by the city, believed that the article indicated the council’s stance on the proposed development, when in fact, council members didn’t see the revised (and informal) preliminary proposal, incorporating their own suggestions from the October meeting with the developer, until January 13 – three weeks after the article was published.

At that time, citing concerns about dividing the community, Mayor Brian Fletcher asked the council to pull its support of the proposed development and a majority of the members obliged, essentially halting the developer’s plan to submit a formal development proposal. “I believe the required time and energy being spent, and the opposition being generated by the proposed site outweigh the benefits,” Fletcher wrote in the February Ferguson Times.

25 Hereford, circa 1927

At least one council person, Ward 3 representative Kynan Crecelius, disagrees with the mayor, not because he’s specifically in favor of bringing a CVS to Ferguson or necessarily enthused about tearing down eight homes, but because he’s worried about the city’s long-term financial outlook.

“Every year I’ve been on the council, we’ve looked at projections showing expenditures increasing and revenues decreasing,” he says. “In the interest of achieving balance on this issue, I have to wonder if preserving these homes will help to preserve the city in the long run, particularly if our infrastructure continues to decline.”

Crecelius pointed to Ferguson’s parks budget – one of several funds the city manages – and noted that it’s projected to operate at a deficit starting in 2017. He also cited the substantial sales tax revenue that was lost when Walgreens and Circuit City recently closed locations in Ferguson.

21 Hereford, circa 1920

“We all want the community to succeed. I’m just focused on doing what we need in order to maintain the services that make Ferguson a great place to live,” he says.

And how could a new CVS contribute to that goal? According to Joe Flaherty, Cedarwood Development’s director of site acquisition, the proposed Ferguson CVS would likely generate $5 million in annual revenue after five years, with Ferguson collecting 7.825% in sales tax. It’s also expected to create 30-35 permanent jobs and 75-100 temporary construction jobs.

During the first year, Flaherty estimates that the Walgreens directly across the street at 190 N. Florissant would see a 5-8% decrease in business, though he claims the store would be back up to or possibly even ahead of its usual revenue levels in the second year. “The mass brings in more people and the pool expands,” he says.

Flaherty is helping CVS open 50-55 new stores in the St. Louis area, including at least two in Florissant. Locations in Ellisville, Olivette, Mehlville and south St. Louis were successfully opened in January, but community opposition helped to kill the proposed development at Lindell and Sarah in the Central West End.

17 Hereford, circa 1917

Residents there opposed the site location, the store’s possible liquor sales and the impact of noise and traffic from a 24-hour retailer. Like some here, they also questioned whether CVS was needed with a Walgreens already nearby. “There are 29 pharmacies within five miles of that corner, including three within short walking distance,” Chisholm says of the proposed site in Ferguson.

Flaherty acknowledges the duplication of services but says that CVS offers the community something a little different. Shelves are lower, giving the store a more open feel. Plus, CVS caters more to female shoppers.

In terms of similarities, CVS and Walgreens both have around 7,000 stores nationwide. Both draw significant revenue from drive-through pharmacies and have numerous locations on highly visible corners that are open 24 hours. In January, the Ferguson Walgreens applied for a liquor license; Flaherty admits that CVS would pursue the same.

He also says that if the Ferguson development moves forward, CVS will abate environmental issues at the former Sinclair site, seeking several hundred thousand dollars in tax increment financing (TIF) to deal with “leaking underground storage tanks.”

15 Hereford, circa 1929

Chisholm disputes the need for this, as well as the public financing, citing a letter she received from the director’s office of the Missouri Department of Natural Resources. “According to the DNR, there is no immediate danger at the site,” she says. “Sinclair is responsible for dealing with any problems, and so far they’ve done everything that has been required.”

“Besides, if this site is supposedly so ‘dirty’ and has so many other challenges, why not consider another one?” Tapp Scheffer asks, raising a question that many residents have posed.

The property now occupied by Aaron Rents at the southwest corner of Airport and N. Florissant, catty-corner to the proposed CVS site, seems like an obvious choice. Once home to Walgreens, it enjoys the same traffic volume as the intersection’s other corners – around 40,000 cars per day. It’s also zoned commercial already and would require far less demolition.

But Flaherty says it’s just not workable. Noting the time and money already invested in the proposed site, he also claims there might be a lease restriction on the Aaron’s site, prohibiting CVS from doing business there. “We want to work with the community on [the Sinclair] site,” he says flatly.

Indeed, he and CVS have tried to compromise, proposing increased green space to buffer the adjacent neighborhood at the request of the city council. Current plans call for a 13,225-square-foot store with 65 feet of green space on the east side of the site and a minimum of 87 feet on the north side. Flaherty has also floated the idea of saving two homes on Royal, including the 110-year-old house at #12, and giving both to the city for some civic use. CVS may even agree to allow the remaining homes to be sold for a nominal fee and moved, if logistics and timing will allow.

“We really are trying to be a responsible developer, open to ideas,” he says. “We just want the opportunity to present our plan so the community can decide.”

That’s all that Old Ferguson West resident Susan Donnell wants as well. So incensed was she by the lack of open dialogue on this issue that she launched her own petition drive in front of Shop N’ Save, collecting signatures of those who simply wanted more information.

“It’s not that I actively support CVS. My basic objection is to the process and procedure of this whole thing, and how it feels like this decision was ramrodded by a select few,” she says. “Those who oppose the development have had a great advantage in disseminating information, while the rest of us have been deprived of the opportunity to even develop an opinion.”

Built in 1962, this former Sinclair service station would be torn down for CVS, but the commercial building housing Little Caesars next door would remain.

This Thursday, Donnell and everyone else will have that opportunity, as Flaherty and other CVS reps will host a public forum to present their side of the debate and listen to input from the community. The event is not sponsored or endorsed by the city but council members say they will be interested to hear residents’ feedback afterward.

They’ve already heard from Susan Schilligo, whose family has owned the house at 12 Royal since 1966. She recently submitted a lengthy letter in support of the proposed development, stating that her mother has unsuccessfully tried to sell her historic home for two years.

In 2009, 12 Royal was listed for $109,900. Chisholm says that homeowners in the proposed development area, including Schilligo’s mother, have been offered between $150,000 and $250,000, a number that Flaherty confirms. His company is prepared to spend upwards of $2 million just on property acquisition.

Chisholm and Tapp Scheffer sympathize with homeowners like Schilligo but insist that the needs of the entire community need to be considered. “I realize this development may seem like a God-send for people who are eager to sell, especially in this depressed market,” Tapp Scheffer says. “But for the most part, these are people who want to leave Ferguson, and to me, this is an issue that should be decided by those who are invested in the community for the long term.

“Those of us who oppose this plan want new development in Ferguson, and we would gladly welcome CVS. We just don’t think we should have to ruin a neighborhood and lose eight nice houses to do that.”

To hear more from Tapp Scheffer and others opposed to the proposed CVS development, visit the Preserve Our Ferguson Neighborhoods website.

To learn more about the development proposal, attend Cedarwood’s public forum: Thursday, February 4, from 6-8pm at the Savoy, 119 S. Florissant.

A secret driveway leads to this 1.2-acre, two-house haven on Lookaway Drive, on the edge of the bluffs near Riverview and Glasgow Village.

In most cities, a house with a hilltop location and a beautiful water view would be considered real estate gold. But as we all know, St. Louis is…special. That’s why one of the area’s best-kept secrets remains just that, and why, if you told someone you were moving to Riverview, they would probably think you’re nuts. But ah, what treasures await in this gorgeous little corner of North County.

Perched high on a bluff overlooking the mighty Mississippi, the vintage homes on and around Lookaway Drive are truly architectural gems. Most date from the 1920s and 30s, coinciding with the growth of the Riverview Gardens and Glasgow Woods subdivisions, but some – like 11152 Lookaway, which is currently for sale – date back to the 1800s.

Resting on more than an acre of lush, very private property that was originally deeded to one Isabella Chitwood before the Louisiana Purchase, the house is like a place lost in time. Built just prior to the opening of the Chain of Rocks Water Works (those cute little buildings in the river), it’s surrounded by land once owned by Dr. William Carr, the first mayor of St. Louis, and Amadee Valle, a Missouri legislator and close friend of Abraham Lincoln.

A Glasgow Village brochure from the 1950s. Credit: Lori Campbell

Of course, from 1927 through 1977, the house shared its lovely bluff view with the Chain of Rocks Amusement Park (later known as Fun Fair Park), a once bustling destination whose rides, roller rink and massive swimming pool many St. Louisans still fondly remember. But during the 1950s, it was nearly swallowed by redevelopment, as William Glasgow’s adjoining “Bienvenue Farm” gradually became the sprawling collection of modest ranch homes known as Glasgow Village.

Much has changed in the area since then. Though most of the houses on the bluff still radiate their unique charm and a handful of Glasgow Village’s original homeowners still remain (and remain active), white flight has opened the door for an increase in poverty and rentals, spurring St. Louis County to identify the community as “changing” – essentially stable but with “emerging signs of trouble in specific areas.”

I hope I’m not alone when I say this, but man, we are crazy to let this happen. The Riverview bluff’s quaint winding streets, tucked with enchanting, one-of-a-kind homes, remind me of the fabulous canyon hillsides in Los Angeles – except that here, you also get a view of one of the grandest rivers in the world.

I think it’s a crime to let this area deteriorate, especially when you consider that exceptional older houses and estate-style properties can be found all around the Bellefontaine/Chambers/Riverview corridor. Talk about an opportunity for some bold, creative redevelopment, building on the area’s existing assets and potential for eco-tourism! (Green homes, anyone? Bob Cassilly’s wondrous recycled Cementland is right next door.)

It was natural beauty that attracted early landowners here in the first place, inspiring them to build such captivating houses. With a little focused effort, particularly from those who claim to love this area so much, why couldn’t it draw a new wave of progress now? Why walk away from a part of town that still has so much to offer?

Click any image for a larger view, and navigate with the arrows beneath it.

Talk about a LOT of house for the money. This 1920s Ferguson charmer on a 1.5-acre private lot is being sold for a steal!

One of the perks of the poor economy (if you choose to look at the bright side) is the opportunity to buy real estate for incredible prices. Sellers are often desperate. Banks are swimming in foreclosed properties. And lo and behold, treasures like this are bound to pop up…

An amazing 1928 brick farmhouse sitting on 1.5 private acres in Ferguson, 714 N. Florissant Rd was listed earlier this year for more than $250,000. Today, following a foreclosure and a string of not-terribly-eager real estate agents, it’s being sold for the unbelievable price of $99,900.

Yep, less than 100 grand for four bedrooms, four bathrooms, a large addition with a two-car garage, and even a separate back house that would make a perfect office or studio. Seriously, folks. When I walked around this property earlier today, I was ready to put my own house up for sale!

From the looks of it, this home has had a number of updates, including newer windows and some decent looking vinyl on the addition. It also sits far enough back from Florissant Road and offers so much potential in the way of gardening and landscaping that the busy street hardly seems an issue.

Besides this super cute back house and shed, 714 N. Florissant also has an additional outbuilding and a beautiful brick barbeque pit and grotto.

If you wanted to grow vegetables here or set up an entire mini farm, you would have more than enough room. Another bonus: the property is almost entirely fenced, and it offers a fabulous view of January Wabash Park. In the winter, you can even see the lake.

I was able to view the inside of the house once, and though I didn’t take photos (darn), I do remember that a lot of the original woodwork was intact and the place still had loads of vintage flavor. With some TLC, it would definitely shine.

So what are you waiting for?! This awesome 2,800-square-foot house is a true score, an unexpected bright spot in an otherwise dismal economy, and it’s within easy walking/biking distance to January Wabash, Jeske Park and the Ferguson Farmers Market. Check it out today before I buy it myself!

Under construction at Evans and Hanley in the NorthPark development, this building will house Express Scripts' new distribution facility.

It has been a very good month for commercial real estate development in North County. First, Express Scripts ended a cross-country battle for its proposed distribution facility by deciding that NoCo, not suburban Philadelphia, would be the site of its new plant. Then today, Lambert Airport announced that it will soon sign a deal with Maryland-based AeroTerm LLC to build 76 acres of new cargo centers just north of the runways.

The new Express Scripts facility will employ 300 workers and process up to 110,000 prescriptions every day. It’s expected to open in the spring. The new cargo buildings will amount to at least $40 million in local investment, and hopefully play a key role in Lambert’s plan to attract Chinese air freight carriers to the airport area.

Paul McKee, whose company McEagle is co-developing NorthPark, the 550-acre business park at Hanley Road and Hwy 70 where the new Express Scripts plant is being built, has said that luring Chinese cargo business to Lambert is vital to the success of his project, as well as the economic future of North County.