Six New Townhouses Coming to Bohemian Hill? (1703 S. Tucker)

Tweet about this on TwitterShare on Facebook0Share on Reddit0Share on LinkedIn0Print this pageEmail this to someone

The St. Louis Redevelopment Company, LLC has applied for a building permit to construct six new townhouses at 1703 S. Tucker (at the corner of Lafayette) in the Bohemian Hill section of the City (technically within the Peabody Darst Webbe neighborhood). The permit is labeled as “zoning only”, which means the city’s Zoning Section must approve the land use for the site prior to any further work or permit issuance.

The architect on the project may be Anthony Duncan, who has been tasked with designing several outside-of-the-box projects in St. Louis.

One such project is a shipping container structure in the Grove, a project that seems to be stalled. Below is the rendering for that project found on Mr. Duncan’s website:

TB 11x17_CS2

 

In this early stage of the Bohemian Hill project, there are no known renderings or sketches of the proposed Bohemian Hill infill. If we discover such images, we will be sure to post them on this blog.

Nevertheless, it is significant that there is a residential proposal for this large and highly visibly vacant lot. For years the entirety of Bohemian Hill seemed to be threatened with demolition by the encroaching Gilded Age development to the west that now includes a Walgreen’s and local grocer Fields Foods. In fact, in the mid-2000s, Gilded Age even produced a rendering that showed the remaining blocks of Bohemian Hill replaced with a combination of new housing and shops.

If approved, this project could solidify the Bohemian Hill remnant’s preservation. Other early 2000s-era infill exists at 13th and Soulard, shown below:

 

Photo Credit: Built St. Louis

The six townhouses would be constructed on the vacant lot visible in this photograph. The Old City Hospital, now a residential building known as the Georgian, looms in the background:

Photo Credit: Built St. Louis

Click here to read more on Bohemian Hill, including some photographs of the buildings that were demolished to create the Gilded Age development in the now-gone western portion of the neighborhood, at the Built St. Louis website.

Click here for a map of the area.

Tweet about this on TwitterShare on Facebook0Share on Reddit0Share on LinkedIn0Print this pageEmail this to someone
  • John

    I heard this project was back on and they are suppose to break ground in January 2016. Does anyone have any further information regarding this project? I’m really curious to see the plans for this development.

    • John R

      Don’t know if this is still alive but city website doesn’t list any recent permit activity.

  • Guest

    Any new developments with this project? Giro, what are your plans for the your other properties on the same block?

  • Presbyterian

    I hope Duncan is the architect. That would give me some peace about this project.

    The property owner appears to be Giro Katsimbrakis of DPW Properties of Irvine, CA. Katsimbrakis buys distressed properties, does a quick renovation, lines up tenants (often Section 8), then sells the properties to buyers looking for steady cashflow. He’s done some pretty bad renovations in Tower Grove East, but he also appears to have some decent historic stuff in his portfolio. He owns scores of properties in St. Louis under the name St. Louis Redevelopment Corp, LLC.

    I haven’t seen him do new construction. I hope he hires an architect. Duncan would be a good choice.

    • John R

      I see there hasn’t been any movement on the permit front but hopefully something nice comes to this appealing corner.

    • Giro

      Hi Presbyterian, im curious why you think our renovations are pretty bad and where you received your information from? We do extensive rehabs to properties that are falling apart putting new electrical, plumbing, hvac , kitchens baths and so much more. Its true we place tenants and sell to investors for cash flow as we are bringing millions of dollars into the community to fix these houses and employ alot of people. Most of our tenants are not section 8 but market rate tenants so again not sure where your getting your information from. Our Tucker project is going to move forward and Anthony Duncan is the architect, they will be high end town-homes to be sold to owner occupants. I am sure the Neighborhood is going to be dramatically improved by our project and once our renderings are completed they will be released and construction should start early summer. Giro K

      • Presbyterian

        I’m glad to hear you do mostly market rate. Thank you for correcting me on that. But I’m even more glad to hear of the architect you’ve selected for the Bohemian Hill project. I look forward to hearing more!

        As to your question about what constitutes good renovation, you are right that new plumbing, electrical and HVAC are huge investments. Some of these properties were in really bad shape, and you are putting them back into use.

        My perspective is this. For a renovation to be classified as truly good — especially in the historic areas of our city — I think a lot of us look for renovations that also respect the period details and architectural design of a historic property. This is particularly true on the exterior. Let me pick one detail that I think can communicate quality renovation of a historic building: the front door.

        I’ve attached three of the projects you list on your website, and I think each one could be enhanced greatly by a larger investment in the front door. It saddens some of us to see a beautifully detailed historic building with a stock factory door that doesn’t correspond in size or shape to its original opening. Instead of white doors, I’d like to see the original varnished wood doors. Or reproductions. I’d like them sized properly to the opening. I’d like to see the original glass sidelights. I’d like to see the original door inset. I think the sense of quality renovation would greatly be improved if these details were given consideration. That’s not a small expense. But restoring our city is worth the sacrifice. Ironically, those neighborhoods that have made such investments are among our most rapidly appreciating.

        In a legal historic district, a developer has no choice to make these decisions; it’s the law. And if you use Historic Tax Credits, it’s also the law. But for those historic buildings not in legal historic districts — and if you don’t use HTCs — the front door is still the kind of design choice (and expense) that I look for in a good renovation.

        Anyway, that explains where I’m coming from.

        I am eager to know more about the Bohemian Hill project. Anthony Duncan is a fantastic designer.

        I remember touring the contemporary new homes that were built nearby about 15 years ago and loving them. Those plans stalled. But now I’m excited to see more construction in this part of our city!

        • Brian

          When I see doors like this, all sorts of images of the horrors behind those doors leap to my mind: dropped ceilings, Masonite paneling, Home Depot bath vanities, surface wire molding, self-adhesive vinyl tiles in the kitchen and bathroom, and white paint on the walls & trim.

          • Tristan Walker

            Bang on Giro work. I haven’t seen any drop ceilings yet, but the peel and stick tile and crap cabinets are a signature. He also doesn’t seem to pay for his crappy cabinets judging by the lawsuits on CaseNet.

      • John

        Giro,
        Summer is near and I was wondering if any new developments have been made on this project? Are the plans available yet and is there a date set to break ground on this project?
        Thanks

        • moorlander

          I thought I read the applications were cancelled/recalled on this project.

          • John

            Any idea where you read that and do you know what happened with the project?