New Images Present Refined Design for 10-Acre Infill for The Hill

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A new rendering and detailed site plan show a refined design for the proposed infill for The Hill neighborhood. The first details of the long-rumored development were revealed in May of this year. Revisions to the plan have rolled out regularly since the first presentation.

While the rendering of the large apartment building appears only slightly changed from prior images, the site plan is a first detailed look at how the the project would lay out. The plan shows 20 single family lots facing Bischoff Avenue, Hereford Street, and Daggett Avenue. A three-story condo building would face Daggett at the east end of the site.

Nine townhome buildings with a total of what appears to be 49 units, front an interior driveway. The smaller buildings would hide the four-story apartment building at the center of the site. The building wraps a courtyard with a pool and a 300-space parking garage.

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From our previous reporting: New Images Presented for 10-Acre Infill Proposal for The Hill

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New images of the evolving plan for a vacant 10-acre site in The Hill neighborhood were presented to the public last night. Images show three-story apartment buildings facing Daggett and replacing the existing warehouse (above). A taller apartment building sits behind, while single-family homes are shown fronting Hereford Street across from St. Ambrose school (below). It also appears that the project continues to shrink, now at 293 total units, though a total number and unit mix has not been confirmed.

From comments shared by Andrew Arkills on Twitter from the presentation, the developer offered to sign a binding document that rental units would never be made available as Section 8 housing, a fear expressed more than once by residents of The Hill. While in Missouri it is not legal to deny a potential tenant solely on the basis of them having a Section 8 voucher, requirements such as monthly income, large security deposit, and credit score requirement can have the same outcome. Whether it’s legal to pledge that the property will never be made available to Section 8 tenants is unclear. While no plans for incentives such as tax abatement have been offered, 10th Ward Alderman Joe Vollmer seemed to indicate that a request would be forthcoming.

Our previous report Revised Plan for $40M, 10-Acre Development on The Hill Moves Forward is below:

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From: Revised Plan for $40M, 10-Acre Development on The Hill Moves Forward

In May of this year, a $45M residential infill project proposed for a long vacant, and partially burnt, warehouse in The Hill neighborhood was met with opposition. Its 450 residential units and height of the main apartment building were said by some residents to be out of character for the area largely filled with pint-sized single-family homes.

Now developer Sansone Group in partnership with Draper & Kramer (the same developer as the nearby Southwest Bank/BMO Harris site) is back with a revised vision for the 10-acre site. The revised plan envisions a $35-40M development comprised of 292 apartments, 58 townhomes, and 15 single-family homes.

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Press Release on development progress added 3/6/2017

Sansone Group’s Long Awaited Development on The Hill
Clears Approval – Deal Closes on 11 Acre Site

$40M Residential Complex Scheduled to Break Ground This May

FOR IMMEDIATE RELEASE

St. Louis, MO [ March 6, 2017 ]

Sansone Group and Draper & Kramer have received approval from the city for their planned development on The Hill and has closed on the former warehouse/industrial complex. The site spans almost 11 Acres on the east side of the neighborhood, on which the developers will build a high-end, residential development. Ground breaking is scheduled to begin as early as this May.

“This project would not have been possible without the collaborative effort of Alderman Joe Vollmer, Msgr. Vince Bommarito, The Hill 2000 Board, and the entire Hill community. We are delighted to be part of this landmark location and the proud Hill neighborhood.” said Doug Sansone, Principal of Sansone Group.

The new multi-family property, located at 4932 Daggett Avenue, will be comprised of a 225 unit apartment complex as well as 49 townhomes, approximately 45 condos and 20 single-family homes that will be listed for sale. The apartment building will consist of 1 bedroom/1 bath and 2 bedroom / 2 bath apartments ranging from 572 SF to 1,230 SF. Amenities will include a salt water pool with cabanas, spa, outdoor kitchen, community space, catering kitchen, business center & breakout rooms, yoga studio, sky deck, and garage parking.

The vacant warehouse, set for demolition, currently consists of 540,000 square feet and is located across from St. Ambrose Catholic School. It was formerly known as the Owens-Illinois Glass Co. industrial complex but has sat vacant for over a decade.

Mark Kornfeld and Grant Mechlin of Sansone Group were the only brokers present in the transaction with the seller, Berry Grant Company

According to Kornfeld, construction on the new development could be underway by the end of the year. The apartment building is projected to be complete in two years and the homes should be delivered around the second quarter of 2018. The project will create approximately 800 construction jobs.

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  • mc

    This is actually good news for the Hill and good density. It is not perfect, I know… but there will be homes, condos, and apartments. That’s a good mix.

    Also there will be a piazza built in front of St Ambrose with fountain and the works. More info on that at a later date.

  • Presbyterian

    This design looks worse every time they release a new set of renderings. Now we have fake shutters bolted into cement panels.

    This project will not age well.

    Honestly, I hope it doesn’t get built. This is absolutely horrible design work.

  • What I’d like to see: the existing Daggett stretch converted to commercial stalls, creating a contiguous preserved streetwall of publicly-accessible activity — restaurant, wine bar, Italian-American Cultural Center, light industrial, etc. — in this cool little piece of the City. Set back 15ft. or so from these preserved facades is where a new 6-8 story apartment building makes sense (which would only look 4-6 stories from Kingshighway), with single-family homes or three-flats filling out the remainder of the space on Hereford.

    If Alfa eventually moves, then their space could get the same treatment.

    • STLEnginerd

      I can’t see six stories being built here. The proposed 3 stories is plenty IMHO.

      My thought would be to reconfigure the apartments so that the garage is adjacent to the railroad tracks. This creates a buffer to any noise instead of a pocket park no one I’ll use and a single family lot that will be very tough to fill. The apartment building would fill the southern half of the site roughly thou red by Bischoff, Hereford, and Wilson.

      Then ditch the single family lots in favor of lofts built into warehouses on the northern half of the site. The narrow access roads become narrow streets reminiscent of old world streets of Italy with commercial stalls and creative spaces.

      Any open space on Hereford would become slotted for either town homes or condo buildings.

  • PD

    Where is the assisted living nurses shack going to be on this retirement vil,,, oh wait.

  • Jakeb

    “the developer offered to sign a binding document that rental units would never be made available as Section 8 housing”

    What happens to that promise when the developer sells the apartment complex? Or has he/they also committed to owning it for eternity?

    • rgbose

      That promise would violate city ordinance.

      • The Happy Mother

        And federal law.

        • Mary Q.

          It is illegal to deny prospective apartment renters occupancy based on whether they have a Section 8 voucher or not. And ~ Sansone Group DOES OWN and operate and manage about 5 Section 8 apartment buildings throughout the St. Louis area. All are low income and subsidized by HUD.
          These buildings are NOT well kept or properly managed by Sansone either. Go on line and view this,
          if interested. See the LOW inspection scores HUD has given these Sansone apartment buildings.
          IF people need to rent a Section 8 apartment (whether project based OR voucher based )
          a decent and honest and pro active management company is crucial to the success of such a
          building. Sansone’s record in this particular area STINKS ~ just like the inside of their Section 8 apartments.

  • Jakeb

    It’s not the site plan that bothers me. It could be better with an urban grid, but I like the mix and the lack of surface parking. The breathtakingly horrible design is an esthetic crime against humanity. Sorry, but not every old warehouse is a treasure and I would happily trade these old warehouses for a new urban development with a mix of apartments, townhomes and single family lots with restrictions for appropriately urban single family homes. This is such a great opportunity for something special for this neighborhood and doing a contemporary urban design would be so easy. This is tragic.

  • SnakePlissken

    This is what you get with a predominantly county, suburban box retail developer.

  • Will the public have an opportunity to provide input to publicly shame the developer?

    • Mary Q.

      NO ! Only paying members of THE HILL 2000 business organization. Possibly not even they can.
      It’s a very select group that gets to ” decide” things on THE HILL … Very
      Clique – ish and PRO whatever Vollmer & Bommarito & Sansone decide …

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  • Benjamin Aronov

    St. Louis’ newest sub neighborhood: The Hill- Boca Raton.

    • Mary Q.

      EXACTLY !!!

  • brickhugger

    Looking at D&K’s website, it is clear that they don’t do much better in Chicago either. So we really need to put some pressure on them to do better. Especially after the ‘Standard’ apartments fiasco (which isn’t their project). The last thing we need is more particleboard crap like that.

    • AJ

      This is the same developer who is proposing to relocate Walgreens on the SW Bank property.

  • stlnative

    Holy shit this is terrible. I can’t believe they’re going to trash those awesome warehouses for horrible cheap design and construction. This is a complex for the county, not city.

    • Riggle

      Its all one st louis bruh

      /s

  • Mike

    This looks like a mashup of a La Quinta Inn and an Olive Garden.

  • Guest

    Would someone come up with a plan like this that really loves city living? No. Would someone come up with a plan like this that doesn’t know or doesn’t care about city living and cares only about profit? Yes. The only other reason I can think of that someone would build crap like this because they really hate the city and want to destroy it…but I can’t imagine someone would go through the expense and trouble to build this hideous project if that were true.

  • Adam

    I love the arbitrary shutters adorning only some of the windows on only the 3rd floor. That’s a nice touch. Very classy.

    • Jakeb

      This reflects cutting edge contemporary design sensibilities. ‘Eclectic’ is out. 2017 is all about ‘Arbitrary’.

      • Mary Q.

        It’s arbitrary crap and this Draper & Kramer guy, Mr. Di Vito, boasts that he has built
        ” thousands and thousands of these very same apartments in Chicago and people just deal with the traffic issues ” …. He said this at one of the last 4 Hill 2000 meetings.
        Well ~ The Hill is NOT Chicago… And he can go back there at any time.

        • Adam

          well, the unwarranted fear of TRAFFIC! is one of the big reasons why we get so many shit suburban developments—like this one—in the city.

        • Riggle

          The Hill is exactly like tons of the boring white ethnic neighborhoods on the northwest and south/southwest sides of Chicago. A little slice of New Jersey in the midwest.

  • Alex Ihnen

    The thing is, the rendering seems to be from a perspective that wouldn’t exist in reality. This image (below) shows the single family homes in front of the apartment building, and is perhaps closer to an actual view. The townhomes would greatly obscure the building as well. I’m not sure why this context isn’t shown – perhaps they should have hired Future Great City consulting! But honestly, they’re not putting their best foot foward on this.
    .
    https://uploads.disquscdn.com/images/50f1a60c4494b1957ae49f65c14c1c0f802113cbaac2cf41ff98e91dac3befd3.jpg

    • Jakeb

      They are not putting their best foot forward and it is as disappointing as it is perplexing. It would not be hard to do this right.

    • Rio Vitale

      For nearly the past twenty years at the corner of Daggett and Hereford in the Italian Neighborhood “The Hill”, sits more than ten acres of empty warehouses. While political leadership points the finger at the owner of the property “Flynn Associates” this writer feels both entities are to blame. Every owner wants to receive a fair profit for his investment and every neighborhood wants to preserve its history and protect its residents.

      The Alderman Joe Vollmer has wanted to keep this property zoned as commercial and felt that is was the best way to preserve its buildings and protect the area surrounding it. The problem with that is that America no longer manufactures things in the United States. I would love to see residents walking to work each morning and returning in the evening to enjoy time with their families like the old days. In today’s world a factory is controlled by large machinery with few operators if you could find someone to locate there.

      I have toured the inside and outside of these building with Mr. Bob Flynn and could tell you that this site has been a danger to the neighborhood. It is impossible to police the inside or outside of this large complex. So there lies the failure on both parties to agree to a common ground over numerous proposals over the past twenty years.

      Even today there are many contradicting reports about number of units. From the most current report that I feel is the most accurate on the Hill 2000 web site. There will be 225 apartments, 20 single family homes and 49 (owner occupied) Town-homes. Sansone Group has found a way to incorporate some condos but upon the Alderman request they will be located inside the apartment building, (which I think is a poor decision).

      I have spoken to a number of potential developers over the past six years. Generally speaking, every developer begin negotiations with 42 units per acre, which would maximize profit potential. The lowest profit potential would be 32 units per acre (again in general). This looks to be a good deal for both the residents and the developer, in this writer’s opinion. I have to give credit to Monsignor Bommarito for getting the number of units this low along with another that does not wish to be mentioned. With that said if the leadership of the Hill and the property owner had worked together for the good of the neighborhood years ago, we would not be faced with this decision today. I believe there were better deals on the table that were rejected by the Alderman.

      • Riggle

        Why is density your greatest enemy? You live in a city, if you don’t want to live in a city why do you live there?

        • Rio Vitale

          I don’t give any weight to the above. But safety would be first followed by preservation. Density addresses traffic concerns, shared services, and price per unit. All of which are important to the good of any neighborhood

  • Brian

    What a turd of a building! Why are tax incentives needed to build here? If you can’t build a building without incentives on the Hill, were can you?

  • Guest

    Looks great. It’s a start for more to come. We definitely need more apartments, townhomes, condos, etc. in many areas.

  • Michael C.

    Where are the palm trees in the rendition? I want palm trees.

  • Chicagoan

    Is the cheap Italianate design intended to appease the residents?

    • Jakeb

      Honestly, I think this reflects Sansone.

      • Mary Q.

        CHEAP is right on !!!
        Go take a tour of their Section 8 HUD apartment buildings they own and operate and MIS manage in our St. Louis area. Namely :
        Ollie W. Langhorst
        ( 5800 Arsenal )
        Maryville Gardens
        ( Nebraska & Chippewa)
        St. Raymond’s Apts.
        ( 44 & Park Ave. )
        Council Plaza Apts.
        ( S. Grand – mid town)
        ALL are filthy inside and are equipped with the cheapest materials out there… Bed bug infestations and NO proper security system of ANY kind . Horrible and un educated employees staffed by Sansone whose negligence and disrespectful attitudes are repulsive.
        Just like their current proposal to build these gaudy, faux – fake Italian looking buildings on THE HILL.
        I hope the residents of THE HILL get a court order , if necessary, to keep Sansone & Draper & Kramer OUT !

  • rgbose

    Not even one space for a neighborhood business

    • T-Leb

      It will be full of Uber drivers I’m sure.

    • Jakeb

      It seems to me that the Hill has plenty of retail space. What is lacking is modern residential living space to attract new residents. I wouldn’t object to some retail, but if I were the developing, I wouldn’t include any either.

  • rgbose

    How wide are the single-fam lots?

  • Ihanaf

    Can’t argue with the site plan, but man….. if they could only see the immense value of the historic buildings that are about to be wasted in favor of cardboard architecture.

  • David

    Looks like a retirement complex in Florida. Perhaps Del Boca Vista Phase III.

    • Adam

      Fits the Hill’s demographics and attitude perfectly.

      • johnny1421

        The neighborhood association sent out a survey when this redesign was revealed. It currently has a 76% approval rate lol

      • Jakeb

        I suspect this is also more true than many of us like admitting.

    • John

      Exactly what I was thinking…looks like a Florida senior community!

      The Seinfeld reference is funny, but neighboring residents wont be laughing if this ugly design concept gets built. This is another developer afraid to use all brick and stone, preferring to cheap out on stucco. This exterior, as shown, won’t be easy to maintain over time. It will weather and show its age fast, and it already looks dated. Why cant they build something that blends old and new tastefully? Fail.

      • The Happy Mother

        Developers use stucco and not brick or stone to avoid dealing with union bricklayers.

        • Jakeb

          I suspect this is more true the many of us like admitting.

      • Adam

        I doubt it’ll be stucco. Probably some sort of crappy-looking panels.

      • Mary Q.

        Because Sansone Group does everything on THE CHEAP ! See comments above regarding their Section 8 Apartments that they DO currently own, operate, and MIS manage. It’s shameful…