<>Highlights of 2007 Meetings 

My favorite meeting of the year is in January when Aldermen, Matt Villa and Fred Wessels visit to give us their observation on the neighborhood.  This year was no exception.

  <>Previous to the meeting I had expressed my personal opinion that city neighborhoods were losing amenities such as Operation Safe Street, Neighborhood Night Out and the Landlord Conference in favor of so many resources being used to promote the new downtown living experience.  I was especially perturbed about a downtown developer with a well-known last name getting a last minute city guarantee for his financing.  Well, they straightened me out in a hurry. 

Matt pointed out that downtown is the economic engine for the metro area.   Downtown has a lot of projects and the board of aldermen tries to insure that all money is leveraged as much as possible.

<>Fred Wessels, who is chairman of the Aldermanic Housing, Urban Development and Zoning Committee added that the development in question consists of One City Center, St Louis Centre, the Dillard’s building, and Jefferson Arms, a two hundred million dollar project.  The city gave a fourteen million dollar note guarantee with a contract for six months.  Should there be a default the city could sell One City Center to pay off the note.

Fred further explained that the powers that be do look at all the angles, do lots of research, consult with lawyers and endeavor to do what is best for the city.  He asked rhetorically, what would the public prefer, that we not do any development?

  <>Additionally the decrease in population in the city allows us to offer a better selection of housing.   The market downtown is different, people are moving in from the county and other parts of the country. 

Money continues to be spent on traditional neighborhoods.  Each ward receives a set amount each year so we have more streets paved, more trees and more sidewalks.  Carondelet Park gets $300,000 a year which has financed a $500,000 pathway, painting pavilions, upgraded restrooms and work on the lake.

<>A fifteen million dollar rec plex will be constructed in the park which will raise property values.  The complex will not be managed by the city, a private entity with experience, maybe the YMCA will operate thefacility which will charge for memberships. <>Membership will also be open to non city residents.

“Twenty years ago no money went into south side wards,” commented Fred.  Money from block grant funds goes into the wards for home repair programs.  But the city does not have cash for development projects, tax abatement is used for the city’s share of financing when necessary.  Fred again emphasized that the city drives the hardest bargain possible.

Next we wanted to know the status of the premier townhouse undertaking on the Mississippi River bluff at 5200 South Broadway.  Matt said construction would start in March for a total of thirty–four units instead of the originally proposed fifty-six.   The City Building Division caught a design flaw in the first engineering plan.  Mike Curran, the developer, has deposits on fifty percent of the units, which now have a starting price of $400.

<>A proposed casino in Lemay is estimated to bring 700-800 jobs.  The casino will be built south of River des Peres.  The Carondelet Coke property east of Broadway and north of River des Peres will have its contamination issues addressed.

 

<>There is a lot of investor interest in the area.  Matt said he gets so many calls from people inquiring about property to buy.  While   interest is good, the callers do not want to do anything  with the purchase, they just want to sit on it until prices go higher, so Matt can’t be very encouraging.

As with every other discussion of city living, the problem of our public schools came up.

No one had a definitive answer, but we could all agree that the system is not going to turn around quickly.

<>Our next topic was the building at Grand and Holly Hills.  The absentee landlord has sent all the income from the building to the middle east.  There is a $20,000 sewer lien on the property.  The parking lot has been sold, but the current owner may consider selling.  A developer is trying to negotiate a price and eminent domain may be needed.  The value of this property will also go up when the rec plex is built.  Matt commented that five years ago there were thirty LRA lots in the 11^th Ward, now there are less than five.  He added that he does sometimes offer a small, short tax abatement to get some brick on new buildings to make them blend better with our traditional red brick.  The lots at 6100 and 6109 Michigan Avenue are going into a tax sale.  Matt would like new homes built there.  <>The particular project I had mentioned had been negotiated to the satisfaction of all parties, then Anheuser-Busch, a major tenant gave notice that they would be vacating. With out the A-B offices the occupancy rate fell below the income amount necessary, thereby putting the entire project in jeopardy with a financing deadline approaching.  The city agreed  to a liability limited to the amount of the project’s tax bill.  Should there be a default the city can start foreclosure after six months.  <>Matt also discussed two businesses new to the city, Pogue Label & Screening which was recruited from the county with $ incentives to move here and Commercial Woodworking which employs union carpenters for total remodeling projects.   There are some discretionary funds and low interest loans to help businesses.

Before I review the March meeting I’d like to recognize Jim Magnus and Don Schmidt who do so much to produce our newsletter. Jim’s articles and meeting reports are the real meat that we need to manage our properties.  Don fills the publication with jokes that we need on those days when we have to laugh rather than cry.  Thank-you gentlemen, your endeavors are sincerely appreciated.

<>  <>Mary DeMierre, our Treasurer gave us a detailed report of our finances.  In a nutshell we have enough money to sustain the association, even though membership is lower now.  We ran a deficit of $34 last year. Members did make suggestions to attract more dues payers so a special effort will be made to attract more landlords.  Let me know if you want a copy of Mary’s reports.

I may be reached at 314.869.0447 or 314.566.9104.

  <>Speaking of money…Barbara Cuciureanu

donated a beautiful lap robe that she crotched in the most marvelous colors.

Shall we raffle it among ourselves?  Do we want to use it for a door prize at the Carondelet Expo?   Any other suggestions?

<>Our guest speakers were Detectives Robert Ogilvie and Elfonzo Hayes (314.444.5665/444.5627/Gang Hotline 314.241.COPS) from the Gang Section of St Louis Metropolitan Police Department. 

Det Ogilvie gave us a short history of gangs

mentioning the Cripps and Bloods in Los Angeles and Chicago modeled after the Mafia.  By the late 1980s local gangs began emulating the New York gangs depicted in the movie Colors.

  <>Gangs here in St Louis are so brazen because they know there is no penalty.  Prosecutors may not want to take the case to court, people don’t want to serve on juries.  The FBI is looking at people selling near schools and public housing

Which is good because if convicted the seller will serve at least 80% of his sentence with no early release.

<>“Disorganized crime is much more violent than organized crime,” said Det Ogilvie.  Car theft rings have children as young as nine working for them.  Graffiti is their newspaper, the Gang Section can decipher their messages from their signage.  Another signal is a pair of shoes thrown over a power line, which means drugs are being sold there.  Gangs are everywhere in the city.  The Gang members don’t want to go to the county where there are stricter standards.  <>Specifically for landlords, Det Ogilvie said we could leave our contact number with the police department so we could be notified of any incidents.  He also recommended strong professional background checks. 

Gangs make their money by selling drugs, stealing cars and selling anything of value in the car.  Big tire rims are really popular right now.

  <>We’re in the second and third generation of gangs now.  Police called a kid’s parents and the parents are gang members, too.  They even have their babies dressed in gang garb.  <>Detective Hayes advised that we watch for new people coming into our units___they bring problems.  Call the police and make a complaint. Call the tenants and have them ask people to disperse.  Use NO TRESSPASSING signs.  <>Regarding giving our addresses to the police, landlords must call the station to give their telephone numbers and the addresses of their buildings.  Also ask the NSO for help.
Warren Bodine acknowledged the hard work of the officers and our appreciation for their efforts.

 

The September meeting was called to order about 7 pm.  Treasurer Mary DeMierre reported our bank balance of $1,223.26

<>Our guest speaker was Kristin E S Zapalac, PhD (314.416.2960x270/1.800.334.6946/kristin.zapalac@dnr.mo.gov) from the Missouri Department of Natural Resources, State Historic Preservation Office.  Southern parts of the 11^th Ward are being added to the National Register of Historic Districts which is necessary for getting some of our outstanding brick homes on the national register.  Both designations could be used for state and federal historic rehabilitation tax credits.  The criteria is technical and complicated so please call or email Kris for more information.
I’m not going into specifics here because I was told the session was of limited interest.  <>
Jim Magnus added that Missouri Preservation (www.preservemo.org) produces training conferences historic preservation tax credits.  <>
Next we jumped into a spontaneous discussion of credit reports.  Jim Magnus had an article from the Sep 07 AARP Bulletin, The Law by Emily Sachar, The issue: Can an outdated tenant-screening report block your access to housing?  The article tracked inaccurate information in a credit report that prevented a qualified couple from renting.  The article further stressed that older people are at a greater risk of loss of the ability to live independently due to mistakes made by the tenant-screening  companies.  <>
Don Schmidt commented that he was reviewing a credit report for a family member and found charges from South America, where the cardholder had never been.

We are allowed one free credit report each year, so some security advisors suggest getting your free report from each major credit bureau, (Experian, Equifax and Trans-Union) in successive quarters to correct any errors.

  <>Jim Magnus, our Legislative Analyst, told us about a new development at Lindenwood and Wabash consisting of eight detached homes retailing for 250K each.  The project also has four two-unit town homes.  Jim specified that the Lindenwood neighborhood used their “all volunteer” housing corporation to demonstrate how much can be done with delegates to city agencies that have to sign off on these ambitious projects.  <>
Jim gave us copies of the 07-08 aldermanic seniority list which comes in so handy for calling our representatives.  You may get a copy by calling the Board of Aldermen at 314.622.3287.

Don Schmidt gave us a review of his experiences with his fourteen unit building.  A friend of a tenant stole the coin operated clothes dryer, not because he needed a dryer, just for the quarters in the machine!  A previous tenant from five or six years ago, a 6’5” dentist, who couldn’t hold a job came back into the building to his previous apartment demanding entrance, telling the current resident, “I used to live here.”  The previous tenant actually broke into the apartment, whence the current resident stabbed and killed him!  Don was able to sell the building under a 1031 exchange and purchased a single family home that he is renting to someone working for the Australian consulate.

  <>Dan Wheeler is selling a four family that had an electrical fire, but the city condemned the whole building, so there are no longer any tenants to generate some income to make repairs.  <>
The meeting adjourned so we could continue talking.

 

Announcements: 

The judges and staff of St Louis Circuit Court are inviting a representative of C/HH to a Meet & Greet  on Thursday, November 29, on the 12^th floor of the Civil Courts Building, 10 N Tucker Blvd at 6pm for refreshments, followed by a brief presentation and open discussion.  RSVP to Matt Murphy at 622-5685 or mmurphy@courts.mo.gov.

  <>Carondelet Christmas Concert, Friday, December 14, 07, 7 pm at St Anthony of Padua Church 3140 Meramec featuring Sister of St Jopheph Singers and the St Louis Wind Symphony, tickets $5.  Information- 752-6339.  <>

Our next meeting is Monday, November 19 at Southern Commercial Bank, 5515 S Grand Blvd.  Doors open at 6:30 and the meeting starts at 7 pm.  Brian Kolde, our Neighborhood Stabilization Officer, (314.613.3164) will be our guest speaker.  If you have questions about specific incidents please call Brian Monday and leave a message about anything on which you would like more detail.  <>

DON’T COMMIT THESE FAIR HOUSING VIOLATIONS

By James E. Magnus

  <>
Remember you cannot discriminate based on a person’s race, color, religion, national origin, gender (sex), disability or familial status (which protects women who are pregnant and families with children).  Also, Missouri prohibits discrimination based on ancestry.  And the City of St. Louis prohibits discrimination on the basis of sexual orientation and source of income. These are protected classes.

The courts have determined that a violation may be proven even if there was no intent to discriminate, as long as there is evidence of a discriminatory effect.

The following are actions that could result in a fair housing violation.

1. Refusing to rent a unit or discouraging a potential tenant because of a person’s protected class status.  (familial status-families with children

Don’t say:  “This two-bedroom apartment is just too small for you and your three children.  Plus, there’s no playground nearby.”

 

2. Providing false information on the availability of a property for rent, based on a person’s protected class.  (race)

Don’t say:  “We cannot rent to Hispanic since this is mainly a Caucasian area.”

 

3. Mentioning that a rental unit is located in a certain parish.  (religion)

Don’t say:  “Most of the people in this area go to Catholic church or an African American church.”

4. Advertising that you only rent to applicants that have a job. (legal source of income)

<>            Don’t say: “Must have a job” or “you do not rent to people on welfare.”
 
      5      Refusing to allow an applicant with a disability to modify the unit at their expense. (disability)  <>
            Don’t say: “You can not change anything in the apartment,” or “you cannot build the entry ramp you need for your wheelchair because of restrictive                             covenants.”

      6       Refusing to rent to families with anyone less than 18 years of age. (familial status)

  <>            Don’t say:  “All people in family must be over 18 year old.”
 

7. Discouraging a “straight” person or a “gay” person from renting a unit. (gender)

<>            Don’t say:  “We accept only straight or we accept only gay persons.”  Don’t use coded words, such as “alternative lifestyle” or “rainbow environment”.

       8      Encouraging single people to apply.  (familial status)

  <>            Don’t say: “single‘s only” or “empty nester only”.

       9      Do not use different provisions in leases, such as those relating to rental charges, security deposits, lease terms and credit requirements.

  <>10        Don’t say:  “Extra charges will be made for any person meeting the requirements for any protected class.”  <>
                Remember, you never know when your fair housing practices are being tested.  Tester from government or private groups can pose as renters. 
                Their evidence is admissible in court.              
        <>The above information is not legal advice.  Please contact your attorney in all legal matters.