A. EXISTING CONDITIONS AND FINDING OF BLIGHT 1
1. DELINEATION OF BOUNDARIES 1
2. GENERAL CONDITION OF THE AREA 1
3. PRESENT LAND USE OF THE AREA 1
4. PRESENT LAND USE AND DENSITY OF SURROUNDING
5. CURRENT ZONING 2
6. FINDING OF BLIGHT 2
B. PROPOSED DEVELOPMENT AND REGULATIONS
1. DEVELOPMENT OBJECTIVES 2
2. PROPOSED LAND USE OF THE AREA 2
3. PROPOSED ZONING 3
4. RELATIONSHIP TO LOCAL OBJECTIVES 3
5. PROPOSED EMPLOYMENT FOR THIS AREA 3
6. CIRCULATION 3
7. BUILDING AND SITE REGULATIONS 3
8. URBAN DESIGN 3
9. PARKING REGULATIONS 4
10. SIGN REGULATIONS 4
11. BUILDING, CONDITIONAL USE AND SIGN PERMITS 5
12. PUBLIC IMPROVEMENTS 5
C. PROPOSED SCHEDULE OF DEVELOPMENT 6
D. EXECUTION OF PROJECT 6
1. ADMINISTRATION AND FINANCING 6
2. PROPERTY ACQUISITION 6
3. PROPERTY DISPOSITION 6
4. RELOCATION ASSISTANCE 6
E. COOPERATION OF THE CITY 6
F. TAX ABATEMENT 7
G. COMPLIANCE WITH AFFIRMATIVE ACTION AND
NONDISCRIMINATION LAWS AND REGULATIONS 8
1. LAND USE 8
2. CONSTRUCTION AND OPERATIONS 8
3. LAWS AND REGULATIONS 8
4. ENFORCEMENT 8
H. MODIFICATIONS OF THIS PLAN 8
I. DURATION OF REGULATIONS AND CONTROLS 9
J. EXHIBITS 9
K. SEVERABILITY 9
E X H I B I T S
"A" LEGAL DESCRIPTION
"B" PROJECT AREA PLAN
"C" PROPOSED LAND USE
"D" ACQUISITION MAP
"E" EQUAL OPPORTUNITY AND NON-
- A. EXISTING CONDITIONS AND FINDINGS OF BLIGHT
- 1. DELINEATION OF BOUNDARIES
- The 4411 S. Grand Boulevard & 4140 Nebraska Avenue Redevelopment Area (“Area”) consists of one single-family building and one rowhouse building totalling .15 acre. in the Dutchtown neighborhood of the City of St. Louis ("City"). The Grand Boulevard property is in the block bounded by S. Grand Boulevard on the east, Grace Avenue on the west, Osceola Street on the north, and Taft Avenue on the south; the Nebraska Avenue property is in the block bounded by Gasconade Street on the north, Meramec Street on the south, Oregon Avenue on the east and Nebraska Avenue on the west.
- The legal description for the area is attached and labeled Exhibit "A". The boundaries of the Area are delineated on Exhibit "B" ("Project Area Plan").
- 2. GENERAL CONDITION OF THE AREA
- The Area comprises part of City Blocks 2626 and 2731 and is in poor condition. The physical conditions within the Area are shown on Exhibit "B" (Project Area Plan). For the purpose of this Plan, "Fair Condition" means (1) property that is generally structurally sound but suffers from inadequate maintenance and upkeep, or (2) vacant unimproved property that is under-utilized. "Poor Condition" means (1) buildings that are structurally unsound and/or substantially deteriorated, requiring major improvements such as new roofs, windows, systems, etc., in order to be used productively, or (2) property without buildings which is poorly maintained, has crumbling pavement, and/or is used for open storage.
- Unemployment figures, computed by the Missouri State Employment Service, indicate a 6.8% unemployment rate for the City as of April, 1998. It is estimated that this rate is prevalent for residents of the neighborhoods surrounding the Area. There are currently no jobs within the Area.
- 3. PRESENT LAND USE OF THE AREA
- Existing land uses within the area include one unoccupied single-family house and one partly occupied rowhouse building in poor condition.
- The land use, including the location of public and private uses, streets and other rights-of-way is shown on Exhibit "B".
- 4.PRESENT LAND USE AND DENSITY OF SURROUNDING PROPERTIES
- The properties surrounding the Area are residential. Residential density for the surrounding neighborhoods is approximately 22.69 persons per acre.
- 5. CURRENT ZONING
- The Area is zoned "B" Two-Family Dwelling and “F” Neighborhood Commercial Districts pursuant to the Zoning Code of the City, which is incorporated in this Plan by reference.
- 6. FINDING OF BLIGHT
- The property at 4411 S.Grand Boulevard is unoccupied; the property at 4140 Nebraska Avenue is partly occupied. Both are in poor condition (as defined in Section A(2) above). The existence of deteriorated property constitutes both an economic liability to the City of St. Louis and presents a hazard to the health and well-being of its citizens. These conditions, therefore, qualify the Area as blighted within the meaning of Section 99.300 et seq. of the Revised Statutes of Missouri (the Land Clearance for Redevelopment Authority Law).
- B. PROPOSED DEVELOPMENT AND REGULATIONS
- 1. DEVELOPMENT OBJECTIVES
The primary objective of this Plan is to facilitate the rehabilitation of these debilitated, residential buildings.
- 2. PROPOSED LAND USE OF THE AREA
- The proposed land uses for the Area are residential uses permitted in Areas designated "B" Two-Family Dwelling and “F” Neighborhood Commercial by the City of St. Louis Zoning Code. Redevelopers contracting with the Land Clearance for Redevelopment Authority of the City of St. Louis ("LCRA") to develop property in the Area (hereafter referred to as "Redeveloper") shall not be permitted to use said property for any use not allowed in the “B” Two-Family Dwelling District. Exhibit “C” (Proposed Land Use) shows the proposed uses for the Area.
- 3. PROPOSED ZONING
- The zoning for the Area can remain "B" Two-Family Dwelling and “F” Neighborhood Commercial Districts. All land coverage and building intensities shall be governed thereby.
- 4. RELATIONSHIP TO LOCAL OBJECTIVES
- The proposed land uses, zoning, public facilities and utility plans are appropriate and consistent with local objectives as defined by the General Plan of the City of St. Louis which includes the "Comprehensive City Plan" (1947), the "St. Louis Development Program" (1973), and the "Economic Development Strategy" (1978). Any specific proposal to the LCRA for development of the Area or any portion of the Area shall contain, among other things, adequate provisions for traffic, vehicular parking, safety from fire, adequate provisions for light and air, sound design and arrangement and improved employment opportunities.
- 5. PROPOSED EMPLOYMENT FOR THIS AREA
- No permanent new jobs will be created if the Area is developed in accordance with this Plan.
- 6. CIRCULATION
- The Proposed Land Use Plan (Exhibit "C") indicates the proposed circulation system for the Area. The layouts, levels and grades of all public rights-of-way may remain unchanged.
- Rights-of-way changes will be subject to the review and approval of the City Department of Streets, and all vacations of rights-of-way are subject to approval by ordinance.
- 7. BUILDING AND SITE REGULATIONS
- The Area shall be subject to all applicable federal, state and local laws, ordinances, regulations and codes, including but not limited to, the City Building Code, Zoning District Regulations, and stipulations of the Heritage and Urban Design Commission of redevelopment shall be governed by the Zoning Code. No changes in the building codes or ordinances are required.
- 8. URBAN DESIGN
- a. Urban Design Objectives
- The properties shall be rehabilitated so they are attractive residential structures within the surrounding neighborhood. The property at 4140 Nebraska Avenue may be demolished to permit new residential development of the site.
- b. Urban Design Regulations
- Rehabilitation of the existing structures shall respect the original exteriors in terms of design and materials. Window and door shapes and detailing shall be compatible with the original design of the buildings. Any new housing developed in the Area shall complement surrounding structures in terms of design and materials.
- c. Landscaping
- The properties shall be well landscaped. Perimeter street trees of a minimum caliper of 2-1/2 inches and generally 30-35 feet on center, depending upon tree type, utilities, curb cuts, etc., shall be provided along all public or private streets - preferably in tree lawns along the curb. If necessary, sidewalks shall be notched to accommodate the trees. Ornamental or shade trees should be provided in the front lawns along with evergreen accent shrubs. Existing, non-scrub trees shall be retained.
- 9. PARKING REGULATIONS
- Parking shall be provided in accordance with the applicable zoning and building code requirements of the City, including HUDC standards. This will provide adequate vehicular parking for the Area.
- Parking shall be limited to the rear of the property off the alley, and at least one space shall be provided for each residential unit. In addition, surface parking shall not extend beyond the established building line. Surface parking along public streets shall be buffered by a continuous evergreen hedge at least two and one-half (2-1/2) feet high on planting and maintained at three and one-half (3-1/2) feet high at maturity.
- 10. SIGN REGULATIONS
- All new signs shall be limited as set out in the City Code, HUDC stipulations, this Plan and contracts between the LCRA and the Redeveloper. All new signs shall be restricted to standard sale/lease signs.
- 11. BUILDING, CONDITIONAL USE AND SIGN PERMITS
- No building, conditional use, or sign permits shall be issued by the City without the prior
written approval of the LCRA.
- 12. PUBLIC IMPROVEMENTS
- No additional schools, parks, recreational and community facilities or other public facilities will be required. Additional water, sewage or other public utilities may be required depending on development. The cost of such utility improvements will be borne by the Redeveloper.
- If funds are available to the LCRA, it may provide public improvements including, but not limited to, measures for the control of traffic, improvements to street lighting, street trees, and any other improvements which may further the objectives of this Plan.
- When developed in accordance with this Plan, the Area will comprise a coordinated, adjusted and harmonious development that promotes the health, safety, morals, order, convenience, prosperity, the general welfare, efficiency and economy of the City.
- C. PROPOSED SCHEDULE OF DEVELOPMENT
- The implementation of this Plan shall take place in a single phase initiated within approximately one (1) year of approval of this plan by ordinance and completed within approximately two (2) years of approval of this Plan by
- The LCRA may alter the above schedule as economic conditions warrant.
- D. EXECUTION OF PROJECT
- 1. ADMINISTRATION AND FINANCING
- The LCRA is empowered by Missouri law to administer development of all types pursuant to this Plan and can do so to the extent and in the manner prescribed by the Land Clearance for Redevelopment Authority Law of Missouri.
- All costs associated with the development of the Area will be borne by the Redeveloper.
- Implementation of this Plan may be financed by funds obtained from private and/or public sources, including, without limitation, revenue bonds, bank loans, and equity funds provided by the Redeveloper.
- 2. PROPERTY ACQUISITION
- The Property Acquisition Map, Exhibit "D" attached, identifies all the property located in the Area. The LCRA may not acquire any property in the Area by the exercise of eminent domain.
- 3. PROPERTY DISPOSITION
- If the LCRA acquires property in the Area, it may sell or lease the property to a Redeveloper who shall agree to develop such property in accordance with this Plan and the contract between such Redeveloper and the LCRA. Any property acquired by the LCRA and sold to a Redeveloper will be sold at not less than its fair value, taking into account and giving consideration to those factors enumerated in Section 99.450, R.S.Mo. (1986) as amended, for uses in accordance with this Plan.
- 4. RELOCATION ASSISTANCE
- The properties within the area are currently partially occupied. All eligible occupants displaced as a result of the implementation of the Plan shall be given relocation assistance in accordance with all applicable federal, state and local laws, ordinances, regulations and policies.
- E. COOPERATION OF THE CITY
- The City and its Board of Aldermen, by enacting an ordinance approving this Plan, pledges its cooperation to enable the project to be carried out in a timely manner and in accordance with this Plan.
- F. TAX ABATEMENT
- A Redeveloper shall hereby be entitled to ad valorem tax abatement benefits for a period not to exceed ten (10) years from the commencement of such tax abatement. A Redeveloper may seek such tax abatement pursuant only to Sections 99.700 - 99.715, Revised Statutes of Missouri, upon application as provided therein.
- G. COMPLIANCE WITH AFFIRMATIVE ACTION AND NONDISCRIMINATION LAWS AND REGULATIONS
- 1. LAND USE
- The Redeveloper shall not discriminate on the basis of race, color, creed, national origin, marital status, sex, age, sexual orientation or physical handicap in the lease, sale or occupancy of the Area.
- 2. CONSTRUCTION AND OPERATIONS
- A Redeveloper shall not discriminate on the basis of race, color, creed, national origin, marital status, sex, age, sexual orientation or physical handicap in the construction and operation of any project in the Area and shall take such affirmative action as may be appropriate to afford opportunities to everyone in all activities of the project, including enforcement, contracting, operating and purchasing.
- 3. LAWS AND REGULATIONS
- A Redeveloper shall comply with all applicable federal, state and local laws, ordinances, executive orders and regulations regarding nondiscrimination and affirmative action, including the Community Development Agency Guidelines for Maximum Utilization of Minority Enterprises dated January 1, 1981, as may be amended, and the "Equal Opportunity and Nondiscrimination Guidelines" in Exhibit "E", attached.
- 4. ENFORCEMENT
- All of the provisions of this Section G shall be incorporated in a Contract between the LCRA and a Redeveloper, which agreement shall be recorded in the office of the Recorder of Deeds. The provisions of G (1) and G (3) shall be covenants running with the land, without limitation as to time, and the provisions of G (2) shall be for the duration of this Plan and any extension thereof. All of the provisions of Section G shall be enforceable against the Redeveloper, its heirs, successors or assigns, by the LCRA, the City, any state having jurisdiction or the United States of America.
- H. MODIFICATIONS OF THIS PLAN
- Any proposed modification which will substantially change this Plan shall be approved by the St. Louis Board of Aldermen in the same manner as this Plan was first approved. Modifications which will substantially change this Plan include, but are not necessarily limited to, modifications on the use of eminent domain, to the length of tax abatement , to the boundaries of the area, or other items which alter the nature or intent of this plan.
- This Plan may be otherwise modified (e.g. urban design regulations, development schedule) by the LCRA, provided that such revisions shall be effective only upon the consent of the Community Development Commission of the City. Changes which are not substantial are those that do not go to the crux of this Plan.
- I. DURATION OF REGULATION AND CONTROLS
- The regulation and controls set forth in this Plan shall be in full force and effect for twenty-five years commencing with the effective date of approval of this Plan by ordinance, and for additional ten (10) year periods unless before the commencement of any such ten (10) year period the Board of Aldermen shall terminate this Plan as of the end of the term then in effect, except as provided in Section G (4) of this Plan.
- J. EXHIBITS
- All attached exhibits are hereby incorporated by reference into this Plan and made a part hereof.
- K. SEVERABILITY
- The elements of this Plan satisfy all requirements of state and local laws. Should any provisions of this Plan be held invalid by a final determination of a court of law, the remainder of the provisions hereof shall not be affected thereby, and shall remain in full force and effect.
THE 4411 S. GRAND BOULEVARD & 4140 NEBRASKA AVENUE AREA
1.) 4411 S. Grand Blvd.: C.B 2731 Grand Blvd., 30 ft. 10-1/2 in by 150 ft., Lucas & Hunt Add’n., lot 45 (2731-00-0240).
2.) 4140 Nebraska Avenue: C.B 2626 Nebraska Ave., 18 ft. 11 in. by 123 ft. 2-5/8 in. by 123 ft. 2-3/8 in. Chas. F. Woodson Add’n., lot N-12. (2626-00-0020)
EQUAL OPPORTUNITY AND NONDISCRIMINATION GUIDELINES
The Redeveloper and its contractor will not contract or subcontract with any party known to have been found in violation of any such laws, ordinances, regulations or these guidelines.
In the redevelopment of the Area, there shall be maximum utilization of bona fide minority business enterprises ("MBE's") and women business enterprises ("WBE's" and, together with MBE's, "disadvantaged business enterprises" or "DBE's"). The Redeveloper will set a minimum goal of twenty-five percent (25%) MBE participation and five percent (5%) WBE participation under these guidelines. In the event the Redeveloper fails to attain that goal, the Redeveloper may be required to show good cause therefor; provided however, that this requirement will be deemed to have been met when documentation evidences that all available resources (i.e. DBE suppliers, contractors, and subcontractors) willing to perform the work or provide the supplies--at a price which (i) is within the range requested by non-DBE's; or (ii) if higher than that requested by non-DBE's, is attributable to the effects of past discrimination--have been exhausted.
The term MBE shall mean a sole proprietorship, partnership, corporation, profit or non-profit organization owned, operated and controlled by minority group members who have at least fifty-one percent (51%) ownership. The minority group member(s) must have operational and management control and interest in capital and earnings commensurate with their percentage of ownership. The term Minority Group Member(s) shall mean persons legally residing in the United States who are Black, Hispanic, Native American (American Indian, Eskimo, Aleut or Native Hawaiian), Asian Pacific American (persons with origins from Japan, China, the Philippines, Vietnam, Korea, Samoa, Guam, U.S. Trust Territory of the Pacific Islands, Laos, Cambodia or Taiwan) or Asian Indian American (persons with origins from India, Pakistan or Bangladesh). The term WBE shall mean a sole proprietorship, partnership, corporation, profit or non-profit organization owned, operated and controlled by a woman or women who have at least fifty-one percent (51%) ownership. The woman or women must have operational and managerial control and interest in capital and earnings commensurate with their percentage of ownership.
The Redeveloper agrees for itself and its successors and assigns, that there shall be covenants to ensure that there shall be no discrimination on the part of the Redeveloper, its successors or assigns upon the basis of race, color, creed, national origin, sex, marital status, age, sexual orientation or physical handicap in the sale, lease, rental, use or occupancy of any property, or any Improvements erected or to be erected in the Area or any part thereof, and those covenants shall run with the land and shall be enforceable by the LCRA, the City, and the United States of America, as their interests may appear in the project.
The Redeveloper agrees that if the redevelopment of the Area creates permanent jobs, it shall enter into an Employment Plan with the Saint Louis Agency on Training and Employment and the LCRA for referral of Jobs Training Partnership Act eligible individuals. Said plan shall specify the number of jobs to be covered by the Employment Plan, the target date for referrals to begin, and the procedure for referral.
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