On Friday, March 19, the Board of Aldermen passed the 353 incentive bill which, in part, calls for redevelopment of the DeBaliviere-Delmar-DeGiverville triangle area. Private developers are encouraged to invest in the neighborhood’s rehabilitation through the granting of special tax privileges and the right of eminent domain.
Now that the bill has been approved, the procedure is as follows:
1. first, a six month waiting period during which developers may submit plans to the City Plan Commision,
2. followed by approximately 30 days in which the Commission considers the plans,
3. then a specific plan is recommended to the Board of Aldermen for approval
4. finally, acceptance or rejection by the Board of Aldermen.
During this process, changes in the original plan may be suggested by the Commission and by the Board of Aldermen.
According to John Roach, 28th Ward Alderman, once the plan has been approved by the Board of Aldermen, it is still subject to the periodic review through public hearings, and the bill may be repealed at any time if just cause can be shown.
The Skinker-DeBaliviere Community Council hopes to act as a developer in the project. Executive Director, Cal Stuart, emphasized that no plans would be submitted to the City Plan Commission by the Council without first meeting with neighborhood approval. Stuart said it was the Council’s wish to “encourage a high level of neighborhood involvement in developing plans for the area.” If the Council is not named as developer, it will still take steps to assure neighborhood participation in approving final plans.’
To sample neighborhood opinion on the 353 program, a meeting was held at St. Roch’s Church on February 27. In addition, the Council, in association with Washington University School of Architecture, conducted a survey (every third house on each block was contacted) to determine the recreational and commercial needs of the area. Such items as family make-up (size, age), residence type, condition, and cost; use of commercial and recreational facilities; and an optional question on general income were included. Stuart says the information is being used by the design team to formulate redevelopment plans to meet the needs and desires of the community.
The 353 program has caused Skinker-DeBaliviere residents concern in three area: (1) relocation, (2) fate of owner occupied buildings, (3) financing. Roach explained that viable relocation procedures must be included in the redevelopment scheme. Some relocation would probably be made in rehabilitated buildings in the area. According to Stuart, the Council is pledged to minimal relocation even if it is not named as developer.
For those concerned about owner occupied property, it should be understood that the incentive is offered to a general area, not to specific structures. Roach says that multi-family structures will be most affected by the bill. He also indicates that property owners can reap the benefits by improvements made on surrounding and adjoining property as well as by using’ the tax incentive to improve their own property.
Financing for the program is the problem of the developer, and estimated amounts and sources must be included in the plan submitted to the City Plan Commission. Possible sources of revenue might come from the Federal Housing Act of 1968, the F.H.A. insurance program or private mortgages.
Stuart indicated that the Council will have a three-fold aim in formulating plans for rehabilitating the area. They are first of all to encourage neighborhood participation in the planning and to obtain neighborhood approval of the plan. The plan will also attempt to maintain the present economic mixture of the area by providing low, moderate and middle-income housing. Last, redevelopment plans will take into consideration the commercial and recreational needs of the neighborhood.
Originally published in The Paper, April 1971.
Read this article in the original newspaper issue.
Original source: SD_Times1971_04.pdf, printed page 3.
