All Entries in the "Revitalization" Category
Neighborhood Stabilization revives NoCo homes
Real estate agent Hayley Tomazic stands in front of 46 Mayme, a Ferguson home that was recently renovated through St. Louis County's Neighborhood Stabilization Program and is now for sale at a bargain price.
As you may have noticed, NOCO fans, my posting schedule has been a bit sporadic lately. I’ve had a lot going on both personally and professionally, so that’s one reason, but more than anything….let’s just say I’ve been suffering from a little North County fatigue.
I don’t know if it’s the tornado damage and the general frustration in the air, or the recent stream of negative stories in the news (like this front-page bummer), or the fact that every other house in my neighborhood seems to be selling for pennies on the dollar. All I know is that sometimes even I need to step back and take a breather.
Thankfully, while I’ve been enjoying a break, local real estate agent Hayley Tomazic has been busy drumming up interest in a fantastic North County project. Formally known as the Neighborhood Stabilization Program (NSP), this $9.3 million effort by St. Louis County is part of a nationwide plan to counteract foreclosures in heavily impacted communities. It’s funded by $3.9 billion in federal stimulus money and, so far, it has enabled the purchase of 130 foreclosed or abandoned homes, a good number of which have been fully rehabbed and sold to new buyers.
Tomazic specializes in selling these rescued properties, and she says the completed homes have had so much work done to them that they’re almost brand new. “They fix everything, top to bottom,” she says. And yet the sale prices are incredibly reasonable, often less than the county has invested in the rehab.
Here’s one of Tomazic’s current listings, a small but perfectly charming house on the west side of Ferguson. Built in 1948, this 800-square-foot brick bungalow got a clean slate of upgrades through NSP: roof, windows, flooring, HVAC, concrete walkways, fencing, you name it. Even so, the price is just $55,000.
So what’s the catch? Well, there are two.
For one, NSP homes are in neighborhoods heavily impacted by foreclosure, so by definition, they’re generally in distressed areas. Parts of Lemay, Overland, Wellston and University City were identified as “high need” for the program, but since North County zip codes are among the hardest hit by foreclosure in all of Missouri, it should be no surprise that we have the bulk of local NSP properties right here.
When choosing where to purchase NSP homes, reps from St. Louis County looked for relatively stable neighborhoods with a significant percentage of homeowners, specifically targeting streets where rehabbing one to two houses could make a big difference. “They definitely went for the worst house on the block,” Tomazic says, noting that the county ultimately honed in on 15 areas, including parts of Dellwood, Jennings, Ferguson, Spanish Lake, Northwoods and Bellefontaine Neighbors.
As this presentation from St. Louis County explains, they focused on “neighborhoods where intense, focused coordination of services and resources will result in noticeable benefits” and where they could capitalize on existing community resources, like neighborhood associations and neighborhood watch groups. Then the rehabbers and developers were sent in to work their magic.
So who can buy these fixed-up homes? That’s the other catch. To be eligible, you have to meet specific income limits, have a credit score above 620, and agree to receive pre-purchase counseling on homeownership. But then there’s this…. Depending on your income, you can also receive between $5,000 and $18,000 in FORGIVABLE down payment assistance!
In other words, you get a fully rehabbed house for a great price AND cash for down payment. All you have to do is live in North County….
For many folks, that’s probably a deal-breaker. But for countless single moms, divorcees and other people with a modest income, the Neighborhood Stabilization Program can offer an amazing opportunity for a fresh start. It also plays a very important role in shoring up our NoCo neighborhoods and maintaining the integrity of our aging housing stock.
Not all of the NSP-purchased homes have been rehabbed yet, and only a few finished properties are currently for sale, but if you have any interest in this program, I highly recommend you do one (or all) of the following:
1) Contact Hayley Tomazic at (314) 229-2009 or meyerhae@mac.com. She can help you understand all the income requirements and other details.
2) Attend the NSP Education Seminar on June 25, 10am-3pm, at Black Jack City Hall, 12500 Old Jamestown Road, 63033.
3) Tour all of the available NSP homes on July 9 from 10am to 3pm. You can get a listing and map at the seminar above or by calling Adam Roberts at (314) 615-4427.
In the mean time, here’s a quick peek at one of Hayley’s current NSP listings, #46 Mayme in Ferguson. Love that brand new kitchen and the big, private yard backing to woods!
Maline Greenway plans to be unveiled 3/24 & 29
Suburban Avenue in Ferguson will eventually rest at the heart of the Maline Greenway, a proposed trail network spanning all across North County.
As I first mentioned back in October, the planning process is officially underway for the new Maline Greenway, an interconnected trail system that will run from the city of St. Louis all the way to Berkeley. Following the length of the historic Maline Creek, it will travel through Kinloch, Ferguson, Cool Valley, Jennings, Moline Acres, Riverview and unincorporated North County, ultimately linking the existing St. Vincent and Confluence Greenways and adding to the 600+ miles of trails that the local nonprofit Great Rivers Greenway has already completed.
Consultants from GRG have been busy soliciting citizen input and hammering out the details on the Maline project, and now they’re ready to share their results. During public open houses that start next week, they’ll lay out conceptual plans for the new trail and offer a glimpse at what each of the participating communities can expect.
“Our plan for Maline Greenway is intended to inspire citizens, developers, community organizations and local governments to work together to form an interconnected trail system along Maline Creek, providing children and families with a safe option for exercise, commuting and outdoor activities,” said Susan Trautman, executive director of Great Rivers Greenway.
The first open house will be held March 24, from 6-8 pm at the Bellefontaine Recreational Center, 9669 Bellefontaine Road, 63137. The second open house will be held on March 29 from 6-8 pm, at Ferguson Middle School, 701 January Ave., 63135. All are welcome. Free snacks and children’s crafts will be available during the event.
If you can’t make it, you may want to check out this video from Great Rivers Greenway. It follows a bus tour of the proposed Maline route, with commentary provided by GRG staff. The sound kicks in around :49.
By the way, the photo at the top of this post shows last year’s Live Well Ferguson 5K. Just wait until this year’s event, when my colorful new Ferguson banners will line Suburban Avenue… Have you registered for the race yet? It’s May 14th.
Jamestown Penney’s closing: sad ending or fresh start?
Open since 1999, the JC Penney Outlet Store at Jamestown Mall will likely be shuttered by 2012. Photo: flickr/DanH63
Faced with sagging profits in an uncertain retail landscape, JC Penney announced last week that it will be closing a handful of stores and ceasing catalog operations. On the chopping block locally: its catalog outlet store at Jamestown Mall in unincorporated North County.
Of course, some will use this as a “nail in the coffin” opportunity, citing the long string of changes and closures that have left Jamestown Mall a shadow of its former self. They’ll declare Jamestown dead…again. And you know what? A part of me is perfectly ok with that.
As I’ve mentioned before, I grew up right next door to Jamestown Mall, within walking distance. My first job was there. I spent countless weekends hanging out there. Literally, there is no stage of my grade school and high school years that did not involve this place in some way. But even then I wondered, why the hell is there a shopping mall in the middle of nowhere?
In 1973, when Jamestown Mall was built and North County was experiencing a population boom, I’m sure the developers thought it made perfect sense, especially after MoDOT started kicking around the idea of making 367 a legitimate highway. Back then, I suspect they noticed “executive homes” going up along Old Jamestown and saw new subdivisions and Catholic parishes blossoming with young families, and they figured a big modern shopping mall was a great fit. And for 25 years or so, I guess it was.
But today, malls nationwide are in decline. Big-box stores, online shopping, over-development and changing consumer tastes have led to the demise of many indoor shopping malls across the country, leaving some, like Jamestown, to limp along half vacant with lesser-known retailers, while others, like Northwest Plaza, simply run out of gas.
In many ways, Jamestown Mall was almost destined to fail at some point. Its remote location, in an area better known for natural wonders than great shopping, has always made it a tough sell. But now that Penney’s is closing (within the next year) and Macy’s will likely follow, perhaps the time has finally come to put some new ideas into action. Ideas like this…
Back in 2009, the St. Louis County Economic Council teamed with experts from the Urban Land Institute to start developing new possibilities for the Jamestown Mall site, and what emerged was the outline for a revitalized “town center.” Nine months later, in July 2010, a Florida-based urban design firm took the process one step further, coming up with a general plan that was presented to area residents during a “design charrette” in September. (Wish I could’ve been there, but I didn’t learn about it until afterward.)
You can download the firm’s presentation here.
Essentially, it explains that the market area surrounding Jamestown Mall is already over-saturated with retailers, and that its population simply cannot support a regional mall of that size. On a positive note, the presentation also topples a prevailing stereotype about North County, revealing that the median household income around Jamestown Mall is EQUIVALENT TO that in Chesterfield, Wildwood and St. Charles County. (Take that, naysayers!)
Considering this data, as well as input from citizens, the design firm proposed eventually demolishing most of the mall (save Macy’s and Penney’s) and replacing it with a mixed-use, village-style development featuring shops, restaurants, housing and offices. Think New Town St. Charles. Or Seaside, Florida, without the sea.
Rumor has it that Jamestown Mall is also being considered for a massive flea market. Not sure how I feel about that. Another possibility is senior housing, which I think is a dreadful, depressing idea. Some seniors, yes. But the whole property??
And speaking of the property, Jamestown Mall happens to have five different owners (including Macy’s and JC Penney), which makes redevelopment that much more of a challenge. Add in the sour economy and the remaining mall tenants and there’s no telling when any of these projects might actually get some traction. But with this latest news from JC Penney…well, who knows?
To stay up on the latest progress at Jamestown Mall, check out this page from the St. Louis County Economic Council or follow SLCEC on Facebook.
New bicycle shop coming soon to Ferguson
Anticipated to open March 1, 2011, the Ferguson Bicycle Shop will be located in the Streetcar Lofts building at 429 S. Florissant Road.
Five years ago, Gerry Noll was your typical car commuter, using an automobile even for short trips down the street. Today, he not only rides a bicycle to the grocery store…and Forest Park…and sometimes across entire states, but he’s also getting ready to open his very own bike shop. The aptly named Ferguson Bicycle Shop will be located in downtown Ferguson’s Streetcar Lofts building, three doors down from Cork Wine Bar. The planned opening date is March 1.
A soon-to-be-retired project manager who has worked at Emerson for the past 33 years, Noll is deeply involved in Ferguson’s growing cycling community. He writes the “Ferguson Cyclist” column for the Ferguson Times, serves as chairperson of Live Well Ferguson’s Sunday Parkways events, and is a co-founder of the Ferguson Cycling Club. He thinks the time is right to open a bike shop in Ferguson.
“We have a lot going for us right now, with Live Well Ferguson and the future Maline Creek Greenway and the Ferguson Bikeable/Walkable Community Plan,” he says. “I want to build on that momentum and hopefully become a hub for the entire active/fit community in North County.”
In addition to bike sales and repair, the 1,500-square-foot, full-service Ferguson Bicycle Shop will offer safety classes, sell cycling gear and clothing, and provide cart rentals, bike storage and shower access (!) on a membership basis. Noll chose the shop’s tagline, “everyday bicycles for everyone,” because he’s hoping to introduce cycling to as many newcomers as possible.
“If I can, I’d like to encourage people to start riding just two or three miles, for short trips like the post office,” he says. “When you do it regularly, you’ll see that even 10 miles is not very long.”
His own journey as a bicycle commuter began with inspiration from the book Cycling Over 50 by Joe Friel, when Noll was looking for a way to stay fit as he got older. Today, fitter than ever, he’s quick to tout the myriad health benefits of cycling: “It slows bone loss and loss of muscle mass, and you can do it at almost any age. Plus, it gives you a great sense of accomplishment.”
Originally from New Jersey, Noll came to Ferguson 13 years ago by way of Ava, Missouri, where he and his wife raised three sons. One of them, Michael, who has a master’s degree in electrical engineering from UM-Rolla, will be helping to run the bike shop, a place that his dad hopes will “transform the health, economic, social, and environmental landscape of its community.”
“A bicycle shop can more than just a place to sell and service bicycles,” Noll says in his business plan. “The Ferguson Bicycle Shop will offer its customers innovative programs to encourage healthy lifestyles and provide ways for them to enjoy the economic benefits of bicycling.”
To follow the shop’s progress during construction, head over to Facebook. You can also take a short ride with Gerry Noll in these fun videos he shot while cycling across Pennsylvania with fellow Ferguson residents Blue Tapp Scheffer and Craig Scheffer…
