Mixed Use Redevelopment Coming to 429 N. Euclid

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Jassen Johnson of Renaissance Development Associates is redeveloping 429 N. Euclid in the Central West End as mixed use residential and gallery space. Plans by Central Design Office Architects for the property include first floor gallery and studio space for artist Alexandra Fisher, a native of Argentina now based in St. Louis. Alex trained at the Escuela Panamericana de Arte in Buenos Aires and will work and exhibit in the space. Also on the first floor will be the building’s residential lobby. 

The second level and basement will contain a high-end residential component. The residential unit’s living areas will open onto a back courtyard with rooftop swimming pool atop the one story section at the rear of the building. The design adds a third floor penthouse level partially sunken into the building’s roof.

With three levels of decks and an outdoor dining area, the roof will afford views across the heart of the Central West End. The basement will house additional bedroom suites, storage and a wine cellar. Elevator service will connect the residential areas.

The property most recently housed Frontenac Cleaners. A non-historic permastone facade has been removed from the building’s first floor facade. The developer has applied for a $1.5 million building permit. Unlimited Builders is the contractor.

One challenge the developer faced is the issue of parking. The project is completely landlocked with no alley access. The solution, Johnson explains, was to recreate the historic four bay storefront, with one of the storefront bays retrofitted to allow it to lift for garage access. The city’s Cultural Resources Office is recommending approval of the plan, including a curb cut to allow garage access. Because the property is located in the Central West End Historic District, the design requires approval by the city’s Preservation Board.

 

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  • Dahmen Piotraschke

    wow that’s a great location, Euclid has too many commercial realty. Restaurants on the verge of closing shop…and numerous small little niche shops that sell enough few expensive crap to stay open. Or just a front for a property holdings corporation. I cannot think of any residential Euclid curbside properties, except old guided houses off Euclid and the newer high rise condos. I’d love that spot to live.

  • STLEnginerd

    I don’t like it. It’s not so much the curb cuts but the missed opportunity for more retail bays. IMHO if this site is so difficult for high end residential then stop trying to make if high end residential. The upper floor could be a myriad of commercial office uses or services like a dentist, etc.
    easing spaces for such uses i in the neighboring lot should be simpl. That intersection does need a parking solution though for patrons. Not sure how to shoe horn in a three story garage without some demolition though… 🙁

  • Daniel Schmidt

    “There is a gigantic public parking lot directly north/west of this building on Euclid. I think it wraps around this building in the back ( hence no alley access). At the very least why not try for a creative solution to maybe access the back of this property through that parking lot? ”

    Would work if there wasn’t that Ameren/Union Electric parcel abutting to the West.

    https://tinyurl.com/ydf79z4d

    • imran

      Alrighty then, could have created garage access to the parking lot through the north wall of the building…. moot point probably.

  • Framer

    Interesting project.

  • David Hoffman

    Not sure I understand people’s aversion to curb cuts.

    • Matthew W. Hall

      They encourage drivers to cross sidewalks and interfere with pedestrians walking on sidewalks.

      • Imran

        …. and they usually indicate a low value use of prime street frontage for a driveway, garage or parking lot.

        ….. and they eliminate premium on-street parking.

        ( can u tell I don’t like curb cuts?)

      • JCougar

        But in this case, it’s just a private garage for 1-2 families. There’s only going to be drivers “interfering” with those pedestrians 2-3 times per day–with one of those times probably being in the morning when there are few pedestrians there to begin with.

        • Whipple

          The morning, that’s when people go to work…

    • Nick

      I don’t really think they’re a big deal. In fact, they are extremely common in some of the most urban areas of the country, particularly out west (San Francisco, Seattle, etc.)

  • Presbyterian

    No one like curb cuts. But I tend to think that high end residential buyers expect parking, and this project has presented a relatively intelligent solution. For a project this size, they have limited parking to just two spots, made those spots structured parking, and made the parking all but invisible from the outside. Cultural Resources is recommending approval because the site offered few good parking options, and this developer has worked with them to find a way around the limitation in a way that has the least impact.

    • rgbose

      Certainly can’t expect high-end residential buyers to park next door.

      • Imran

        The Roberts tower downtown is not low end. They have managed to work out off site parking. Surely the sought-after CWE would be more successful at it if only we could shed our conventional convictions regarding parking….

        • tpekren

          I can see you point but comparing this development with the scale of a high rise residential development is a stretch.

          Not sure if RG is being sarcastic or not. But yes, Personally I would expect some private parking beyond a reserved number in a large parking garage if I was going to buy at a higher price point and think it is pretty good solution for this structure and scale of development. The fact that someone thinks they can convert basement into parking, install a lift, add small penthouse/roof top amenities and their is a market for the premium kinda surprises me a bit. Not really a lot of units and believe commercial space even in CWE is still relatively cheap. So I’m assuming the return is on second floors units and parking

          I will also state that curb cuts not as big a deal to me and maybe because I was in San Fran the other weekend & it is a curb cut after curb cut in many of the dense residential neighborhoods.

          • Imran

            Fair point. Let me find a more apples to apples comparison.
            There are pricy apartments above coffee cartel that add life and vitality to that intersection without taking away from the economic potential of the ground floor retail spaces.
            This project on the other hand may benefit a handful of families but will do so at the expense of street parking and place making for thousands of others.
            And Euclid is not a residential street in SFO. It thrives as a mixed use district and if someone wants to live in the middle of it all, they should be ready to compromise on having parking at your finger tips ( like the residents of apartments above cc)
            We give in too easily.

          • Daniel Schmidt

            “the expense of street parking and place making for thousands of others”

            I get it, but in this case it appears that the expense would be just one on-street parking space. Hardly a “place making” experience lost for thousands.

            Edit: Agree with your point below regarding parking garage.

          • Imran

            If I read the proposal correctly, there are TWO curb cuts being proposed. So half the retail bays of this building will be de-valued into garage doors for car entry and exit.
            These are the only on street parking spots left on this stretch of buildings ( none in front of ex-Herbies and Dressel’s took up their parking spots to create a patio.

          • Imran

            And the place making opportunity I am referring to is the energy, safety and interest that would be created if the garage door was, instead,a coffee shop, bakery heck even a dry cleaners. A place for people rather than a pass-through for automobiles.

          • Daniel Schmidt

            True. All things considered though I think this is a really positive development for that building. Removal of the “non-historic permastone facade” in itself is worth celebrating IMHO.

          • Daniel Schmidt

            Read again (and look at images) – just the one curb cut.

            “The city’s Cultural Resources Office is recommending approval of the plan, including a curb cut to allow garage access.”

          • Imran

            I hope you are right. I wonder though why the north most retail bay also has a lift-up grarage type door. (See the dotted ‘V’ in the first pair of images in this article).

          • Imran

            Make that the south most retail bay *

          • Adam

            If you use your browser to zoom in on the drawing you’ll see that the text describing the hydraulic garage doors has arrows pointing to BOTH the northernmost and southernmost retail bays. This would seem to confirm that there will indeed be 2 garage doors and 2 curb cuts along this very short stretch of sidewalk.

            While it’s nice to see the facade restored (sort-of) I’m gonna have to agree with Imran that this is a poor use of the building. Commercial/apartments makes more sense. I just don’t see how these are going to be appealing as high-end residential with a massive substation 10 feet away.

          • Dahmen Piotraschke

            I believe there is a manned valet and private parking lot directly adjacent to this property…which I am sure the old ass curb cutting restaurant next door uses and could surely sell some parking spaces.

      • Nick

        Is there even such a thing as high-end residential in St. Louis that doesn’t include on-site covered parking? Seriously asking because I am unaware of any.

  • Luftmentsch

    Ditto Imran. No more curb cuts on Euclid.