Contemporary Mid-Rise Proposal Chosen by City for Prominent Site in The Grove

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4101 Manchester by Trivers rendering

nextSTL has confirmed a proposal by Spencer Development and designed by Trivers Associates has been selected by the St. Louis Development Corporation to build on the prominent wedge lot at Manchester and Chouteau in The Grove.

The contemporary proposal was the second of three nextSTL became aware of, submitted in response to the city’s RFP. The site is currently a surface parking lot. The design proposes 12,500sf of street level retail, 45 parking spaces, 8,000sf of office space, and approximately 30 residential units across seven stories. A third floor terrace would serve the office tenant and a rooftop deck would be a residential amenity.

The design presents a clean, mostly glass, facade as contemporary infill amidst the brick vernacular architecture of The Grove, a design explicitly favored in the RFP. Spencer Development was a partner on the 4321 Manchester mixed-use building completed recently several blocks to the west. The only other RFP response for which details were available was from King Realty Advisors-Simpson Closser.

“Its irregular shape is difficult to work with, but like the flatiron in NYC, it’s a great opportunity to welcome folks into the Grove with a gorgeous and meaningful structure,” Matt Spencer of Spencer Development told nextSTL in September. “We feel that is what we’ve got: thoughtful design to elevate the environment for all surrounding residents both physically and emotionally.”

In August, we wrote about the city’s Request for Proposals (RFP) on the wedge lot bounded by Manchester Avenue, Sarah Street, and Chouteau Avenue. Given the size and shape of the lot, it would be a challenge for any developer to fulfill all requirements.

{Spencer Development was a partner on the 4321 Manchester project}

The city made it clear that it was looking for a number of specifics for the site: at least 15,000sf of retail space, access to a total of at least 77 parking spaces (to replace the existing 37 and add 40 for anticipated retail), and loading access from Chouteau only. The RFP stated that an “emphasis will be placed on proposals that seek to foster…eclectic architecture design”. The city’s minimum sale price for the lot is set at $120,000.

The “Urban Design and Redevelopment Requirements” of the RFP are promising and the community should be able to require good design given the popularity of The Grove. Any proposal should be “a mixed-use, main street character that enhances and densifies the walkable commercial corridor” and it’s clearly stated proposals “should treat all three adjacent public rights-of-way, including Manchester, Sarah, and Chouteau with equal importance and equivalent sensitivity”.

In 2014, Green Street proposed development of the wedge site as part of its Chouteau’s Grove plan. The current 37-space parking lot (shown in orange) would have been replaced with a three-story mixed use building. Retail space was planned to occupy 15,603sf on the first level, with six two-bedroom and 22 one-bedroom apartments above. No on-site parking was planned as parking would have been accommodated across Chouteau in a 150-space garage.

The Green Street plan for approximately 270 apartments and retail on the large lot bounded by Papin, Sarah, Vandeventer and Manchester, is close to breaking ground. A $3.8M permit for the project’s parking structure was issued earlier this month. Final design work for that project is ongoing.

Chouteau’s Grove:


Rendering added 5/24/17


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  • marca stewart

    Why doesn’t this site talk about who is really paying for most of these projects in Saint Louis City. Surely it’s not the private “DEVELOPERS”. But I guess as long as small people get smoke and mirrors they are content.

    • rgbose

      We talk about the incentives and subsidies plenty here. Sorry it’s not enough for you.

    • Alex Ihnen

      Pertaining to this story specifically, how can the cost of this development be best described, in your opinion?

  • Eddie in NorCal

    Clearly the best choice among the 3 proposals submitted in response to the City’s RFP. Roughly 40% less retail and parking compared to the King Realty plan and an incremental 8,000 sq. feet of office space — good thinking for such a high visibility location. Also, the competitive aspect of having 3 strong developers active in the Grove (Spencer, UIC and Green Street) is not to be dismissed. A clean, modern design that fits the unusual dimensions of the lot, and avoids gimmicks and quirkiness.

  • Timm

    The work on the Green Street lot started yesterday. There was a fleet of dump trucks hauling off the pavement of old Commerce lot

  • Jakeb

    How refreshing to see such a modern design. Now let’s get it built.


    Interesting that it got approved when it didn’t meet the parking requirements the city set, which generally seem to very one of the bigger hurdles developers go through. This did seem to be the best development for the area though. Hopefully the neighborhood continues to become more and more walkable so those parking spots are not missed. Exciting times.

  • Riggle

    Great QT access there

  • Tim E

    I think it is a good choice just on the fact that you don’t extend Green Street’s development giving you essentially three new mixed used proposal. From Gil’s having ceremonial ground breaking on one end, to Green Street supposedly going forward from my understanding and hopefully this project gets off the ground. Three distinct developments with three distinct developers.
    On a different note, talk about the rush of proposals coming out of the woodwork this week

    • Alex Ihnen

      And more coming in The Grove soon – perhaps before the end of the year.