4400 Manchester Mixed-Use Project Detailed: Universal Design, Retail

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4400 Manchester_4

In July we revealed images of updated plans for a mixed-use infill project at 4400 Manchester in The Grove. We’re now able to report additional details and images. The project’s 55 apartments will be of “Universal Design”, with accessible apartments on four floors. Elevator service and amenities such as a swimming pool, outdoor deck, fitness area, and bike racks are planned.

The aim is to provide amenities usually found in larger apartment complexes in a smaller setting and a walkable neighborhood. The units will be market rate and targeted at individuals aging out of multi-story homes or buildings.

4400 Manchester_24400 Manchester before4400 Manchester_1

Approximately 4,000 sf of retail space faces Manchester on the first floor. Parking is planned to be at street level behind the storefronts and below the apartments. Additional parking could be located nearby, with no fewer than 58 total spaces planned. No curb cut is planned on Manchester.

Total project cost is estimated at $11M. The majority of the lots on the site have been vacant since the 1970s. Construction could start as early as this October, with completion in late summer 2017. Raineri Construction would build the project designed by V Three Studios for Restoration St. Louis.

4400 Manchester_34400 Manchester_54400 Manchester_64400 Manchester_74400 Manchester_8

4400 Manchester_94400 Manchester_11

From our previous reporting, Restoration St. Louis Returns with Plan for 4400 Manchester Mixed-Use Infill:

4400 Manchester

nextSTL has learned developer Restoration St. Louis is moving ahead with plans to build a mixed-use building at 4400 Manchester Avenue in the city’s Forest Park Southeast neighborhood. The V3 designed project includes 55 apartments and first floor retail and parking.

More than two and half years ago, an infill proposal for 4400 Manchester Avenue in The Grove was unveiled by Restoration St. Louis (image below). That plan called for 55 apartments, a pizza restaurant and Restoration St. Louis corporate offices. There’s likely more than one reason that project didn’t move forward, but a plan to place a surface parking lot behind the building on Swan was met with opposition from neighbors.

The proposed development site has been vacant since the 1970s according to Restoration St. Louis. While the neighborhood has changed and changed again over the past few decades, many long term vacant lots remain. Big and small developments have continued to increase development pressure along Manchester, with the conversion of the Renard Paper Company building into the popular Urban Chestnut Brewing Company retail and brewing facility, being the most high profile by far.

Since the 2013 proposal, Restoration St. Louis has restored a row of buildings a block and half to the east of 4400 for its corporate offices. Offices occupy the first floor of several buildings, now connected by an added atrium. That project did not utilize any economic development incentives. The investment is just one indication that the firm is returning its attention to St. Louis after completed several high-profile projects in Davenport, IA.

In addition to its new offices, work on the nearly complete rebuild of the corner building at 4261 Manchester is wrapping up. Once completed it will be home to Sauce on the Side and Vincent Van Doughnut locations with apartments above.

2013 proposal for 4400 Manchester by Restoration St. Louis:

Restoration St. Louis infill proposal - FPSE

Continue reading, Restoration St. Louis Returns with Plan for 4400 Manchester Mixed-Use Infill

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  • rgbose
    • Justin

      Maybe if you back into I think it would be easier to get out. Though, Probably a pain no matter what.

  • Mark Leinauer

    I have to say, as a now resident of San Francisco I find the development attitude in St. Louis refreshing. Here that building would be attacked for being “too tall” relative to its neighbors. Despite our insane need for more housing, NIMBYism rules in the Bay area (which is, of course, a large part of the reason that we now have an enormous housing shortage). I miss the go big attitude of St. Louis … Here we seem obsessed with staying small.

    • STLrainbow

      There’s some fascinating housing dynamics going on in your SF… but of course that is in the context of an already dense city; the dynamic with this particular project is one of a return of investment on a street that is on the upswing but still has a lot of vacancy and not a lot of residential neighbors.

      Place this same project in The Hill or in Dogtown and you’d have NIMBYism on full display. (Or likely even the vacant lot on the NW corner of Hunt and Newstead in the same Forest Park SE neighborhood, where a $500,000 single fam home is being built across the street.)

      • Mark Leinauer

        Yeah I know. I actually moves out here from STL to study urban planning and the difference – while expected – was striking (I did not stay in urban planning). They’re essentially mirror images of one another. Here we squeeze money from developers to the point that they can’t afford to proceed (despite huge demand). STL would throw money at developers in almost any case. Is STL there was too little demand. In SF there’s far too much. STL had vacancies and open plots everywhere. In SF they’re as scarce as winning lottery tickets. .. what I found really interesting was dealing with the “planning community” out here. All of their solutions and proposals were written with coastal markets in mind. None of them even seemed to consider how one would attack a demand challenged mid-western market. I would bring these issues up at Berkeley and I would just get blank stares

        • STLrainbow

          Can’t even imagine what that was like… different worlds for sure. Certainly the central corridor of St. Louis is growing, but even there the comparison is stark… I guess what SanFran is facing is kinda like the Central West End having 35,000 people in the neighborhood instead of 15,000 and thinking about how it possibly can get to 50,000. And then have that duplicated throughout the city.

          I do think though that the small geographic size of Saint Louis, like San Francisco, is a positive as we need less spill-over from the central corridor into the struggling neighborhoods than say Detroit, which is about twice the size of St. Louis City.

          • Mark Leinauer

            The last study I saw from spur (where I used to work) concluded thus. Sf is approx 7 square miles and contains about 900,000 people. To get rents down to 1990 levels they would have to add housing for about 400,000 more people. So essentially a 50% increase. .. Mind you, rents were still very very high I’m the 90’s. But far more manageable… of course housing outside the city could address the problem too, as would better transit. Actually a good chunk of the blame can be placed on the surrounding”suburbs” that simply refuse to develop

          • Mark Leinauer

            It really is a unique experience out here. On the one hand these seem to be problems that most cities would want: booming demand. Booming economy etc. but sf really is in crisis. The people a city needs to function can’t afford to live here, and no one really has a good solution. Honestly fixing st. Louis (whatever that means) would be far easier …imo

          • Riggle

            Dope

  • James

    Fantastic development. Can’t wait to see it built. I just wish the Gill’s had been able to incorporate the empty lot to the west of it, to accommodate that many more apartments and fill in the street wall that much more. Seems like a bit of a missed opportunity.

    • Tim E

      I wonder if a nice 2-3 story multi tenant infills (2-4 units) on that lot as well as the empty lot couple buildings to the west would make a nice transition from the corner/Gils block to the west as well as breakup the street frontage just as you as see to the east.
      ..
      Hopefully you will also see some single residential infill to the south behind all that.

    • John R

      Could be wrong, but it looks like that space is serving as an outdoor amenity for the residents… possibly the swimming pool and outdoor deck that are mentioned in the text.

      • James

        That’d be great, but based on the renderings above it doesn’t look like that’ll be the case. The lot will just be an empty space sandwiched between two blank brick walls. If it was added to the project, that much space might be good for 8-12 more apartments and at least 12 more indoor parking spaces.

        • John R

          Probably right looking at that some more…. don”t know if the proposed building goes right up to the property line, but the Mueller Sign Shop property adjacent to the project includes about a 40′ grassy area presently fenced in (w/ a curb cut on Manchester btw.). Maybe they weren’t willing to sell or the price wasn’t right.

  • brickhugger

    I like it. It overhangs the sidewalk a bit more than I’d like, but I can live with that. If it gets built, it will direct more attention to the blank wall across the street, and hopefully Urban CHestnut can do something about it.

  • Park Central Development
  • Tim E

    Restoration St. Louis must have the financing in place. Have they requested incentives, tax abatements? Construction as early as October sounds like most of the ducks are already in a row
    Any word on Green Streets proposal down the street? or even if Drury is trying to do anything lately with its property off Kingshighway?

  • Framer

    Any word on what the exterior materials are?

    • john w.

      Looks to be all Nichiha rainscreen panels.

      • Alex Ihnen

        Yes, the same material is used on Cortona at Forest Park and other projects. This may be overly optimistic, but I think they’ll wear well, and when needed, could be interchanged with a different color scheme or texture, say in 20yrs. This *could mean these types of facades can be updated and altered rather easily.

        • Meow

          We have the Nichiha “wood” panel system on the exterior of our new office rehab building that we just completed about 7 months ago. They are made from concrete, and are easy-ish to switch out since they are essentially “floating” on the side of the building.

          • john w.

            On Hampton?

          • Meow

            Yep. That’s us.

          • john w.

            That’s a great remodel. We’ve been working with Pernikoff Construction, and they seem very happy with the results.

      • Adam

        First floor appears to be brick veneer. What about the wood texture? Also panels?