4001-4067 chouteau: request for tax abatement · 4001-4067 chouteau: request for tax abatement...

4001-4067 Chouteau: Request for Tax Abatement

Site Address: 4001-4067 Chouteau Ave.

Request: Tax Abatement

Company Name: Green Street Development

Contact Person(s): Brian Pratt and Phil Hulse

Mailing Address: 8451 Maryland Ave, Clayton, MO 63105

Project Information

Description and history of site:

The 5.5 acre site was previously the location of a Commerce Bank branch, check processing center, and 300 space surface parking lot.

At one time the check processing center had over 100 employees. Therefore, the large surface parking lot was needed until the check

processing center closed in 2004. In 2014, Commerce Bank divided the lot creating a 1 acre parcel on the eastern end along

Vandeventer Ave. A new bank branch was opened in 2014 on the new eastern parcel. Commerce Bank demolished the old branch

and check processing center building in early 2015.

Proposed Project:

The proposed $60 million project will feature 271 apartment units, 20,000 sq ft of ground floor commercial space, and a 565 space

parking garage. The project will also include a swimming pool, dog run, work out facility, and club house.

The proposed exterior materials are glass, metal accents, brick, and Nichiha fiber-cement.

As part of the project, Green Street will be performing the following public infrastructure upgrades: burying the power lines along

Sarah Street, upgrading the MSD sewers, adding public parking, installing new sidewalks, trees, and pedestrian lighting along Sarah

and Chouteau, and creating a public plaza at Chouteau and Sarah. These upgrades will cost approximately $4 million.

Phase 2 as indicated on the site plan will become a separate parcel that Green Street plans to develop after Phase 1 is completed.


Parking:

The city’s parking requirement for the project is 334 spaces. The project will include 565 structured spaces and 50 on-street parking

spaces

Project Cost:

$60,839,000.00

Real Estate Taxes:

Currently: $56,069.26

After Completion of Project: Approximately $1,031,000.00

_______________________________________________________________________________________________________________

Park Central Recommendation: Support of 10-Year Tax Abatement with the following conditions:

Approval of streetscape plans by Park Central Development.

Guarantee of available public parking spaces in garage facility.

Guarantee that Phase 2 begins construction 24 months after receiving occupancy permit of Phase 1.


Current Condition

Looking Northeast


Property to the East


Site Plan


Elevations


Renderings

Looking Northeast


Looking West From the New Commerce Bank Branch

1470 S. Vandeventer: Request for Tax Abatement

Site Address: 1470 S. Vandeventer Avenue


Company Name: Medi-Plex

Contact Person: Glenda White

Mailing Address: 9374 Olive Blvd, Suite 101, St. Louis, MO 63132

Project Information


The 23,000 sq ft warehouse structure was built in 1898. The building was moderately rehabbed in the 2000’s.

Proposed Project:

Medi-Plex is a certified home health agency that offers comprehensive home health services including skilled nursing care,

physical therapy, and occupational therapy. Medi-Plex proposes the utilization of 1470 S. Vandeventer as its new

headquarters. Medi-Plex has over 450 employees that serve a number of home health service roles. Medi-Plex plans to utilize

1470 S. Vandeventer as its administrative facility and will include a first floor adult day care center. The site will host 30-35

employees. In addition, the site will host daily staff meetings and conference sessions with 60-100 off-site employees.

Parking:

Medi-Plex proposes to repave the parking lot and stripe 25 parking spaces.


Project Costs:

$794,000 (Estimated Construction Costs)

Current Real Estate Taxes:

$10,332.00

Projected Increase in Real Estate Taxes After Completion of Project:

$20,700.00 annually

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Park Central Recommendations: Support 10 year tax abatement with the following conditions:

Add 14 additional parking spaces to the project in the immediate area.


Current Exterior


Previous Interior Condition


Current Interior Conditions

4401-4403 Gibson – Request for Tax Abatement

Site Address: 4401-4403 Gibson


Contact Person: Mike Houlihan, Chris Pagano, and Steve Chodes

Project Information


Each lot once had a 2-story brick residence according to the 1951 Sanborn Map. City records indicate that the homes were demolished

in 1990. The lot has been vacant since the demolitions. In December, 2013 Mike Houlihan and Chris Pagano proposed purchasing the

property from LRA and building 2 universal design townhomes on the lot. Park Central Development and the Forest Park Southeast

Development Committee supported the proposal along with 10 year tax abatement for the project. Since the site plan and design of

the project has been altered, they are required to come back to the development committee for approval for tax abatement.

Proposed Project:

Mike Houlihan and Chris Pagano propose building a single residence for buyer, Steve Chodes at 4401-03 Gibson. The proposed two-

story home would be approximately 2,200 sq ft with a full basement and a 2 story garage. The front and eastern façade of the home

will be full brick and the western and back walls will be Hardie Fiber Cement Siding. The site plan for the project indicates a 22 ft

wide home and a 24 ft wide side yard.

Sale Price:

$405,000

Project Timeline:

Construction Start: Summer 2015

Construction Completion: 4-6 months after project start

Occupancy: Immediately after completion


Relevant Experience:

Mike Houlihan-41 years of construction experience

Chris Pagano-30 years of construction experience

S.J. Pagano-7 years of construction experience

Magnolia Heights Townhomes (located on the corner of Magnolia and Macklind in Southwest Garden Neighborhood)

5224 and 5226 Daggett (Located on the Hill)

800-806 Ann Avenue in Soulard

8820 John McKeever Rd (located in Eureka. 20,000 sq foot LEED Certified Home)

Projected Real Estate Taxes After Completion of Project:

$4,400.00 annually

___________________________________________________________________________

Park Central Recommendation:

Denial of tax abatement due to the change in design and project does not meet the requirement of “at least 80% build to line” along

Gibson.


Current Condition

4401 and 4403 Gibson


Original Site Plans and Renderings


New Site Plans and Renderings


Residences South of the Project

Residences West of the Project

4001-4067 chouteau: request for tax abatement · 4001-4067 chouteau: request for tax abatement...

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