The City Plan Commision proposal to redevelop the so-called “triangle” area west of DeBaliviere between McPherson and Delmar (see map) passed an important milestone last month when it was approved by the City Plan Commission.
No actual plans have been laid, since the Plan Commissions action simply is a step along the way toward the actual solicitation of concrete proposals.
Under the plan, potential developers would be assisted in assembling land and would be free from paying any increased property taxes on any improvements for a period of ten years.
The plan for the “triangle” area is one of five proposed for various parts of the city.
The next step will be formal hearings before the Land Clearance and Housing Committee of the St. Louis Board of Aldermen. Alderman Joseph Clark, committee chairman, told The Paper that the committee would meet in late January to set up the hearings schedule.
“We may hold hearings on all five areas at once, or we may combine some, or we may have individual hearings,” Clark said. “That is the decision the committee will make in late January and we will start the hearings soon after.”
The triangle area includes the 5600 and 5700 blocks of McPherson, Kingsbury and Washington, and the 5600, 5700 and 5800 blocks of Washington and the south side of Delmar.
It also includes the DeBaliviere business area from the alley west of DeBaliviere to Belt, and from McPherson to the Wabash tracks.
One aspect of the plan will be to revitalize the DeBaliviere business district, according to Robert Birk, deputy director of the City Plan Commission.
The area west of the business district will probably be developed as a residential area. The particular type of residential area will depend on the response of the various developers who may propose plans for the area.
The development of new housing will no doubt stimulate the development of the DeBaliviere business area, since new housing will bring new customers for the DeBaliviere area stores.
Under current plans, nearby streets would be retained as they are (that is, the 5600 and 5700 blocks of Waterman and all of DeGiverville). Each may be closed off to through traffic, making them more attractive for families, particularly those with children.
The assessed value of property in the area is $7,900,000. About 83 per cent of the 387 parcels of land are occupied by buildings over 50 years of age, many of them built in the initial development period following the 1904 World’s Fair.
Development techniques authorized under Chapter 353 of the Missouri law would be authorized if the plan is approved by the Board of Aldermen. These would encourage private development by providing tax incentives and by aiding in the assembling of parcels large enough for modern-day development.
Emphasis is on attracting private development into the area, rather than using federal urban renewal funds.
Following are some questions and answers on the Chapter 353 program provided by the City Plan Commission:
Will this program reduce the property tax base? No! The current policy requires that any developer make payments in lieu of taxes equal to the current tax base.
Why does the City need to provide incentives to developers? High land cost and demolition costs make urban development more costly than development of surburban land. This program brings development of City sites more economically on a par with similar suburban development.
What happens then? Private developers are allowed six months to submit plans to the City Plan Commission and the Commission recommends action to the Board of Aldermen. Once a developer is chosen by the Board, a contract is signed and, after a building permit is obtained, construction can begin.
Who will the developers be? The City Plan Commission is particularly interested in generating development proposals by local bankers, local businessmen and profit or non-profit resident groups in the neighborhood involved.
Will rehabilitation proposals be acceptable? Yes. Proposals which involve substantial rehabilitation as well as new construction are most welcome.
Can development be staged? Yes. Staging the development might be helpful in the relocation of existing tenants into new facilities within the same development area.
How can we be certain that the proposed developments will be properly fitted into the overall neighborhood pattern? The detailed review by the City Plan Commission will insure that the development proposals are related to the neighborhood pattern before recommendation to the Board of Aldermen. Developers who are interested in submitting proposals within Neighborhood Development Incentive Program Areas are encouraged to discuss preliminary ideas with the City Plan Commission staff, and the staff will provide these prospective developers with an information packet which should be helpful in formulating overall proposals.
Will existing property owners be displaced? The development proposals may involve relocation. The development proposal must embody a workable relocation plan to protect all present occupants of the areas involved. No development proposals will be accepted that do not make adequate provision for protection of existing occupants. As noted earlier, development proposals involving the existing property owners and occupants are welcomed and encouraged.
Original photograph caption
Original DeBaliviere–Maryland redevelopment schematic, The Paper, February 1971, page 6.
Originally published in The Paper, February 1971.
Read this article in the original newspaper issue.
Original source: SD_Times1971_02.pdf, printed page 6.
