Bill Would Make Plaza Square Apartments A Housing Conservation District
Plaza Square, the urban renewal era apartment complex listing on the National Register of Historic Places, has been having some issues of late. Elevators not working properly and so on. The city seems to have an answer, make the complex a “housing conservation district” as exists in much of the city. Such a district requires inspections each and every time a tenant changes apartments unless that change happened within the 12 months since the last inspection. This would be the first such district in downtown St. Louis.
While I support efforts to ensure the overall public safety, this measure, Board Bill 328, seems to target a single property with two owners of record. The Blu condo project, part of the original Plaza Square complex but under separate ownership for many years, is excluded from the proposed district. In fact, the proposed district is an island all to itself — not an extension of an adjacent district.
My guess here is that this is a legal move to force the property owner into selling out the property to someone else.  Maybe that is best in the long term but in the short term such targeted use of our laws seems punitive. BB328 was introduced in October by Ald Young (D-7th) but it hasn’t gotten far. Next Thursday (1/24) at 1pm the Public Safety Committee of the Board of Alderman will take up this bill. This meeting is open to the public.
Conservation districts have always rubbed me the wrong way – it seems way too intrusive for government to be sniffing around private property every time a tenant moves in or someone buys a home. I’m a big believer in caveat emptor and buying (or renting) wisely. I’d rather hire my own inspector (when buying) or vote with my feet (when renting). Sure, some owners and some landlords have no respect for the community and/or no money to maintain their property, and they should be “encouraged” to do so. But to have a city inspector collecting a fee to “approve” property that’s already in good shape is a waste of my time and money and does little, if anything, to make the world safer – it just guarantees a steady stream of “work” for some city employees . . .
and to specify one piece of property as a district … sorry, this does smell to high heaven of a deal ….
But what do you do when the owner refuses to take proper maint. of the property? Yes, it is easy to say, “well just don’t rent there” but unfortunatly those that do rent there are many seniors limited by either income or mobility so they are in a way trapped. Do they not deserve elevators that work? (among other things)
Is this a way to open tax credits for the rehab of the property?
My personal opinion is that if you can’t afford to maint it, then sell it.
I think a back issue may be relatively prime real estate not being utilized for maximum gain. Sad, classic (if theoretically discredited) MCM high-rise.
The City has an obligation to protect the property values of its citizens. When owners threaten the safety, morals, and welfare of surrounding residents by being negligent or absentee landlords, the City should step in. As most of the City is a Housing Conservation District, clearly enforcement isn’t happening. Explanations could be that enforcement would fine people who can’t afford repairs meanwhile the City can’t afford to help out either. They can’t help because they are busy issuing TIF’s like candy on Halloween while also handing out the full faith and credit of our City to developers like John Steffen. I would prefer to see this property taken through Eminent Domain. The owner is insane and won’t actually pay firms to repair the elevator. I happen to know a former firm which was refused payment numerous times after repairs were completed. Living in such a hostile environment is detrimental to those who live there. We do not need such an individual owning property Downtown. If he does not invest and maintain properly then he should no longer own the property since his negligence has negative spillover effects on property values and society. It is a negative economic externailty, like pollution. But if we can’t take the Avalon Theater through Eminent Domain you can be assured not this building. Yet we manage to oust homeowners for Loughbourough Commons. Ironic how things are done in St. Louis when they are political priorities!
Doug, Isn’t this, in a twisted sick way, the same reasoning that was used for the Commons? The Sunset Hills screw up? What is going on in Arnold now?
Your building is taking down the economic welfare of the neighborhood, yada, yada, yada.
Now I know the next thing is that someone is going to say the difference is that this guy didn’t maintain his building….but, Doug’s first sentence…the city has an obligation to protect the property values…etc.
Don’t get me wrong, I’m against ED, but isn’t this what the cities are using as their defense?
It is just a slippery slope to say someone’s property should be taken over.
…well, then perhaps there should be well-advertised public hearings on issues such as these. If the voice of the attending public, after being apprised of the issue and hearing both sides present arguments, is in favor of the city’s position to assume control, then the owner has a probationary period to remedy concerns and accede to the power of the city and public scrutiny. If the voice of the attending public is in favor of the property owner, then the city will accede to the power of the public and back off. If no resolution can be found in this very public manner, then legal action can result. Though there has unquesionably been senseless ED abuse in the city in recent years, this remains a powerful tool to either apply pressure to absentee owners, or more classicly to bring about the necessary changes to the betterment for the greater good of society. Public hearings require only space, and not legal counsel. Those attending could vote by way of simple referendum, and it doesn’t get more democratic than that. Private property owners should hear the concerns of the public because after all, because the biggest part of being a good neighbor is being responsible to the neighborhood.
…and if I could learn to edit the annoying typos that occur prior to posting, I might not appear to be such an incoherent dolt.
Maurice, you are correct. “Safety, morals, and welfare” are also justifications to tear down historic buildings and for the city to do a lot of things. It depends on how these powers are used. If abused, they become oppressive. For instance Bosley wanted to throw a family on the street because they wouldn’t sell to a church. For one they don’t have to sell as this is capitalism. Moreover, their property wasn’t a hazard, thus the city had no reason to intervene, except that the church put political pressure on Bosley to act. And finally the church in question is located in an area which has a lot of vacant lots, thus they have options to build elsewhere. Eminent Domain, if used properly, has positive benefits. But it can be abused due to ignorance, laziness, or capture by certain interests.
Doug, I totally agree with you but unfortunately there is where too much abuse of ED, and not just in St. Louis, but in every city in every state. All in the drive for the almighty dollar. The same drive that has destroyed the policitcal processes and democratic traditions this country was built on, then add the ever increasing demands for stockholder dividends and you have WalMarts destroying what is left. But I digress, that is another tangent.
John W. posts about public forums to get feedback into the planning….great idea, but in reality (and lets face it)…no one shows up at those unless it is something that concerns their doorstep, not their neighbors. Even if it affects their wallet (like utility rate increases), they don’t care enough to show up. Can you blame a developer for thinking: Why should I waste my time and money holding a meeting?
It’s a lot less hassle to just write a check and get a few votes, get a bill passed, and ram-rod it through approval.
Sadly, we are all screwed, only 99.9% just don’t realize it.
While I agree that there is pathological apathy regarding civic issues when it requires that people peel themselves away from their TVs and mindless tripe they are likely watching, if we only resign ourselves to that seemingly unchangeable condition and declare that “we are all screwed, only 99.9″ just don’t realize it”, then this blog is worth nothing more than complaining. I hope that degree of cynicism doesn’t doom any hope of revitalization in this city.
You all are overreacting about eminent domain. The place is already for sale. Owners started advertising for bids on Jan. 15. I wonder if the pending sale might affect the conservation district designation though?
From the Joe Whittington’s column in the Jan. 17 St. Louis Post-Dispatch:
ON THE SQUARE: An ad in Wednesday’s Wall Street Journal seeks bids in the bankruptcy sale of the troubled Plaza Square Apartments.
It notes that the 936 units in five 13-story buildings come with potential for historic tax credits and bids must be in by March 10 at 5 p.m.
“It will be interesting to see what Plaza Square Apartments brings,” e-mailed John Seravalli, a Florida land investor who along with brother Joseph once owned the ground under Gentry’s Landing.
“Two well-respected apartment house brokers in St. Louis told me Gentry’s is worth $25,000 per unit including the parking, which totals $10,275,000 for the 411 units. I believe that Plaza Square is worth less than $20,000 per unit.”
Coldwell Banker Commercial is handling the sale, and the company’s flier lists estimated renovation costs at $28,080,000, or about $30,000 per apartment. The listing agents are Carl J. Conceller, Stephen Gwinnup and Lynn Richter.
A housing conservation district is exists in much of the city.they have protect the property values of the citizens.The owner is insane and actually pay firms to repair the elevator. it is the part of original plaza square complex under separate ownership for many years and it is excluded from the proposed district. thank you
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