Tower Grove CDC

April 9, 2024, St. Louis, Missouri – More older adults will have access to affordable housing and services in the heart of South St. Louis City, thanks to a collaborative effort between Lutheran Senior Services (LSS), Tower Grove Community Development Corporation (TGCDC), and several partner organizations. The group broke ground yesterday on Crossroads Senior Living, a new mixed-income senior housing community in the Bevo Mill neighborhood.

The $21 million dollar project will create 64 affordable and market-rate apartments for older adults and will enable residents who have spent their lives in Bevo Mill to stay in Bevo Mill. It also serves to address the City of St. Louis’ goal of increasing availability of affordable housing and reducing cost burdens for residents. Estimated completion of construction on Crossroads is late summer 2025, and LSS will manage the community.

"Building Crossroads at this pivotal intersection demonstrates the neighborhood's strength and progress, which will attract more capital and energize revitalization," said Sean Spencer, TGCDC Executive Director. "Our partnership with LSS is the future for making affordable housing available and will continue to grow to meet the great needs of our community."

This community endeavor involves multiple organizations coming together to combine efforts and further the project's impact, helping to turn “what could be” into “reality”. Funding for Crossroads came from local and state government sources, including the Missouri Housing Development Commission (MHDC), the St. Louis Equity Fund, and a multi-million dollar award from the Federal Department of Housing and Urban Development (HUD). Midwest BankCentre donated the nearly 2-acre property.

Other organizations involved in the project include The Community Development Administration of St. Louis (CDA), Gateway, EM Harris Construction, the City of St. Louis Affordable Housing Commission, Rosemann & Associates, Inc., Bevo Community Improvement District, Spellman Brady & Company, and the St. Louis Development Corporation (SLDC).

"It’s the people who make this project impactful," said LSS President and CEO Adam Marles. "Our mission at LSS is older adults living life to the fullest. It’s my promise that when we gather again for the grand opening right here and in the years that follow, LSS will be invested in each life at Crossroads to bring opportunities to age well with purpose and fulfillment."

To view photos from the event, visit https://lsslife.org/CrossroadsGroundbreaking About Lutheran Senior Services Lutheran Senior Services (LSS) is a mission-driven, nonprofit network that specializes in housing, care, and supportive services for older adults 62+. With 18 locations in Missouri and Illinois, LSS serves more than 13,000 seniors a year through options that include Senior Living Communities offering all levels of living, Affordable Housing for those with limited incomes, and Home & Community Based Services. LSS builds upon more than 160 years of excellence in living out its Christian mission of Older Adults Living Life to the Fullest. About Tower Grove Community Development Corporation (TGCDC) The Tower Grove Neighborhoods Community Development Corporation (TGCDC) is a consolidation of Grand Oak Hill Community Corporation, Southwest Garden Housing Corporation and Shaw Neighborhood Housing Corporation. The three organizations have served the community for more than 40 years. As a combined entity, TGCDC continues the tradition and supports the area’s growth as a real estate-related community development corporation by promoting responsible development, Tenant Screening, Housing placement, affordable housing development, and diverse character and vibrancy in Saint Louis City and beyond. Through local development and community progress expertise, TGCDC serves as a resource to neighborhood residents, buyers/renters, developers, real estate agents and business owners.

Please download and enjoy our 2023 Annual Report here

Thanks to the over 135 people who attended our Sustaining Housing Dreams fundraiser on October 26th!  A huge THANKS to Midwest Bank Centre and Draper-Kramer for their Presenting Sponsorships. 

$96,245 was raised to help with property acquisition along the South Grand Corridor, South of Utah Street.  We're excited to start making investments to remove blight and to build affordable housing on one of the most frequently used mass transit routes in the region.  Congrats to former 14th ward alderwomen, Carol Howard who received a resolution on behalf of St. Louis City from Ald. Schweitzer, Congrats to Joe Ambrose, from First Bank, for his TGCDC Community Impact Award and Congrats to Better Bevo Now Neighborhood Association President, David Tallent, for his TGCDC Community Service award.  Thanks to the owners and staff @dasbevo for hosting!   In addition to the fundraising, the event was an incredible night of food, drinks, recognition and connecting. 

Tower Grove Community Development Corporation (TGCDC) has completed the conversion of a two-townhouse dilapidated nuisance property into four new renovated affordable homes! The building located at 3804 Gravois became a target for TGCDC several years ago. As the owner and developer of 3800 Gravois (https://www.towergrovecdc.org/news/2019/7/8/tgncdc-makes-a-splash-at-3800-gravois-with-mixed-use-development), the adjoining four families are the front door to the southern part of Tower Grove South neighborhood. We know the importance of properly maintained and visually pleasing properties to help attract more investment. As you can see from the photos, the new tenants in the building will enjoy a fully updated and spacious home with professional in-house property management and maintenance. Rents will range from $775 per month for 1,000 sq. ft. 1-bedroom units.

3644 Bamberger Ave.

For over 60 years, the Norath family occupied both floors of the well-kept two family building located at 3644 Bamberger Avenue in Tower Grove South. As we sat around the the dining room table, the Norath family remembered when The House of The Good Shepard was demolished at the top of the street back in the early 1970s. Read more about this fascinating building at https://theclio.com/entry/149142. The site is now an Aldi grocery store and shopping center. A close family, the matriarch, Ann Marie Norath, recently passed away and the family had the difficult decision about what to do with the beloved home. Over the years, the 3600-3700 Bamberger Avenue has had challenges. In 2014, TGCDC set out to stabilize the area as a result of our research for the TGCDC framework and vision plan Download Here. Calls for service decreased from 397 in 2014 to 115 in 2019. This equates to a 71% drop in calls for service over a five-year period. The Norath family recognized the positive changes TGCDC brought to their block and offered the property to us. TGCDC completed the purchase in August 2023 and we will add the two spacious units to our affordable housing portfolio (60% of AMI or lower).

The most attractive part of the building is the untouched and beautiful interior woodwork! In addition, we’ve painted the units, added a new furnace, condenser, and water heater, replaced the electric panel to the second floor, replaced the sewer inside and out, demolished the structurally compromised garage, and added new sidewalks. The Norath family also refurbished the swing set for future families who may occupy the units. More improvements are forthcoming as we get the units ready to lease in October.

Thanks to the Norath family for presenting the opportunity to continue the maintenance and functionality of the home.  Thanks to @PNC bank for the grant to help with the additional and unplanned expenses. TGCDC has spent around $35,000 to date.

TGCDC now owns and operates 44 affordable rental units in 14 buildings, south of Gravois in Tower Grove South. The average rent is around $525 for a one-bedroom apartment. TGCDC takes pride in professionally managing and maintaining homes in safe and attractive neighborhoods. One home and one block at a time.

Tower Grove Community Development Corporation is thrilled to announce the creation of a small office coworking space on the second floor of our headquarters located at 2337 S Kingshighway, Saint Louis, Mo 63110. The recent departure of our former tenant, Prosperity Connection, to a larger space downtown opened the opportunity to reimagine the existing 2500 sq. ft. Currently about 40% of the space is leased and TGCDC is offering the remaining space for $1500 a month or $800 per office. The coworking space offers a kitchen, lobby, 2 bathrooms, and easy access from all highways and South City neighborhoods. TGCDC hopes to find small businesses and not for profits looking to grow, share ideas and build community without a major investment. The coworking space rent includes internet, all utilities, property taxes, and onsite management. For inquiries, please contact Jay Rios at 314 486 0231 or Jay@KRASTL.com.

Tower Grove Community Development Corporation looks forward to hosting it’s annual fundraiser, Sustaining Housing Dreams on October 26, 2023 from 5:30PM to 8PM at Das Bevo in the Bevo Mill neighborhood. Thanks to Midwest Bank Centre for their Presenting Sponsorship!

The fundraiser is free ot attend with registration- https://www.eventbrite.com/e/sustaining-housing-dreams-fundraiser-tickets-676097835827

Come out and join us as we raise money to help acquire vacant and abandoned properties along the South Grand Blvd Corridor, South of Gravois Rd. TGCDC, from it’s 2022-2026 business plan, identified this part of South Grand Blvd as a concentrated geography for future investments. This approach worked extremely well for the 3600-2700 blocks of Bamberger Ave and Hydraulic Ave where TGCDC owns and manages about 50 units of affordable housing and has reclaimed and renovated about a dozen vacant properties.

At the event, we will celebrate David Tallent for his Communuity Service through the Better Bevo Now Neighborhood Association , Carol Howard for her civil service as Alderwoman of the former 14th Ward, and Joe Ambrose, First Bank, for his Community Impact through banking. The short awards ceremony starts at 6:30PM.

Sponsorships are available as presented below:

Level 1 Presenting Sponsor- Midwest Bank Centre

Level 2 Dream Builder Sponsor $10,000

Level 3 Excellence Award Sponsor- $5000

Level 4 Supporting Sponsor $2500

Level 5 Brick By Brick Sponsor $1000

Level 6 Event Sponsor $500

Please contact Sean Spencer for sponsorship opportunities at Sean@towergroveCDC.org

All Levels receive: *Logo/Name identified as a Sponsor on TGCDC website *Logo/Name on Poster prominently displayed in the venue *Logo/Name mentions on TGCDC Facebook, Instagram, and Twitter feeds

Sponsorhips and general donations are accepted at https://www.paypal.com/donate/?cmd=_s-xclick&hosted_button_id=N3WXDGPBH8QJN&source=url&ssrt=1691434852654

We recognize that businesses are a critical part of our communities. When businesses in Tower Grove South/South Grand expressed concern about public safety issues affecting their operations and safety of their patrons and employees a meeting was set to address these issues..

On July 17th over 50 area business representatives came together to meet with our new 6th Ward Alderwoman, Daniela Velázquez, our TGS Neighborhood Improvement Specialist, Christian Saller, representatives from Tower Grove Community Development Corporation, St Louis Metropolitan Police representatives and other vested partners to start a discussion on how these public safety issues are impacting local businesses and how, working together, we can create change.  We hope to facilitate more meetings with local businesses over the following year as they lend a perspective vital to continued growth and safety of our neighborhoods.

“If not us, who?” This is a question we frequently ask ourselves when looking at potential redevelopment opportunities. One goal is to strengthen markets to a point when outside developers are incentivized to make investments in renovating properties. However, in some cases and in already strong markets, we take on long vacant properties with complicated pasts and uncertain futures. We understand what it means to live next to or on a block with a blighted property where grass is tall, break-ins are common, and the nuisance is real. 4063 Potomac Ave sat vacant and boarded up on a quiet Tower Grove South neighborhood street for over a decade. The home went to tax sale multiple times, each time the buyer walked away from the property due to a tangled web of title issues due to a bankruptcy and unengaged mortgage holder. TGCDC identified the problem property and contacted Legal Services of Eastern Mo (LSEM). We filed a lawsuit in City court and obtained the right to make improvements to the property to address years of building code violations. Once we completed the exterior repairs, and additional court proceedings were held, TGCDC was given title to the property to complete the full renovation. The property was recently finished and sold to new homeowners. Without TGCDC’s intervention and our partnership with LSEM, 4063 Potomac would continue as a neighborhood nuisance and eventually lost. Now we have a tax generating, renovated home and new stakeholders in our community.

3629 Hydraulic Before

3629 Hydraulic After

3629 Hydraulic was a long vacant / nuisance property with an out of state owner in Tower Grove South.  TGCDC’s goal was to purchase the property and restore it to affordable rate housing.  The property was horribly damaged due to time, weather, and squatters over the years.  TGCDC cleaned out and demoed the interior, masonry was completed to rebuild failing walls, a new roof was installed, new sewer and water lines were completed, new electric and plumbing services were added, and new HVAC services were installed.  All of this work left us with basically a brand new building in which we created 2 beautiful, 2 bedroom rental apartments. 

During construction a new partnership was created with a local not for profit organization, Opportunity House. Opportunity House uses a community based approach towards supporting unhoused young adults by providing housing, creating stability, encouraging growth, and building community.  We are proud to be partnering with Opportunity House by transforming 3629 Hydraulic into their first housing site.  3629 Hydraulic will become home to 4 unhoused young adults who identify under the LGBTQIA+ umbrella.Opportunity House will provide counseling, life skills training, and financial support to these young adults to create stability and opportunities for education and employment.

An open house was held on May 13th to show off the building to Opportunity House staff, board members and donors.  The projected move in date for the young adults is June 1st, 2023.  For more information on Opportunity Housing , please visit their website: https://opportunityhousestl.org/lgbtqia-youth-housing/

3629 Hydraulic Before

3629 Hydraulic After Opportunity House Open House

3629 Hydraulic After

3629 Hydraulic After

3629 Hydraulic After

Opportunity House Services

The State of Missiouri created the State Assistance for Housing Relief (SAFHR ) to help renters throughout the state stay housed during the Covid-19 pandemic. Over the past 2+ years, they have:

- Distributed nearly $600 million in emergency rental assistance

- Provided funding for 130,000 individual applications

- Prevented 75,000 evictions

Tower Grove Community Development Corporation manages 84 affordable housing units with rents between 30% to 60% of Area Median Income. Many of TGCDC’s tenants work in the service industry and were some of the hardest hit by small business shutdowns. TGCDC’s Asset Manager, Kristan Nickels, led a proactive approach to work with our tenants to ensure they remained in their homes during the pandemic. Over the past 2+ years, Tower Grove CDC has:

-Filed 52 applications to SAFHR on behalf of our tenants

-Was awarded $126,248.00 in rental assistance for our tenants

-Prevented 52 evictions.

With SAFHR rental assistance tenants were not displaced during a worldwide pandemic and were able to afford daily necessities such as food, utilities, and transportation. They were given the safety net needed to find new careers/employment to better their lives. We are grateful for the opportunity to help support our tenants. Below are a few stories from our tenants on how SAFHR funding helped them:

4040a DeTonty- “TB”

Having been in the hospitality industry most of my career, I found that a majority of my professional skills didn’t translate to zoom calls when the pandemic hit. It’s hard to pour a glass of wine for someone when you’re not in the same room. I found myself going through my savings and credit cards. I did receive assistance through unemployment, stimulus, and SNAP, but as the months turned into a year and a half, those benefits started drying up pretty quickly. I needed help paying my rent. I was starting to get some work lined up, but it would be months, if not years before I would get back to where I was pre-pandemic. Tower Grove Community Development Corporation really went to bat to help their tenants apply for and navigate the SAFHR program, gather needed documents, and submit an application. Without the help of SAFHR, I would have been forced to leave my home for almost five years. It was crucial in helping me get back on my feet and relieving the pressure that a lot of us found ourselves under during that time. This program is crucial for middle-American and lower-income families in a disaster such as a worldwide pandemic. I got lucky- I met the criteria and had my property manager in my corner. Not all were so fortunate. These programs need to be accessible to the American public who need them most.

4020 A DeTonty- “TJ”

My back is against the wall because everything is coming at me at once. It’s no secret the COVID-19 pandemic came in and life as we knew it was forever changed. To be honest, before the pandemic I lived paycheck to paycheck like most single mothers. When my daughter’s school went from in-person to online what little money I had to make ends meet no longer was enough. Money for utilities and rent had to be spent on groceries. None of the food pantries were open after 5 PM. I needed to feed my child while she is at home all day when previously she received 2 meals at school. Prior to the pandemic, we didn’t have Wi-Fi .The hot spot her school provided rarely worked so Spectrum was a new bill I had to be paid to continue her education. I am an essential worker who didn’t have the option to work from home. As a result, I had to purchase a cellphone for my daughter so she could reach me while I was at work and hire caregivers to ensure she was safe. Not to mention the stress on the job coupled with some health issues resulted in an increase in medical bills and new prescribed medication. Needless to say, I was overwhelmed financially. Basically, I had to choose between food/utilities or my rent. I was homeless for a short time in my youth and I made a promise to myself never to allow that to happen to me or my children again. I was reluctant to apply for SAFHR rental assistance because I am always getting denied for things because of my income. If I brought home what I made before taxes life would be great. The net pay is not enough to meet every need. My landlord kept sending emails with rental assistance resources. I was so far behind in my rent I just knew she was going to evict me. I get emotional thinking about her kindness and her willingness to assist me through the rental assistance process. Not only did I receive 3 months’ rent I also got help with my utility bills. Oh, what a relief it was to get my rent caught up. As a result, I was able to focus on my health issues. The worry of being without utilities and housing was lifted. I was also able to get my car payments current and most important we had money for food.

3612 Bamberger - “MD”

As a single female living away from my family, when I contracted Covid and ended up in the hospital for 2 weeks, I thought I was going to lose everything. Tower Grove CDC was able to coordinate with other tenants in my building to make sure my puppy was fed, walked, and taken care of while I was hospitalized. Luckily one of the tenants worked for an animal rescue organization and was able to continue helping with my pup after I returned home until I regained my strength. When I returned home the other tenants dropped off meals, offered to pick up my medication, they even took out my trash! Kristan submitted an application to SAFHR for me and I received 5 months of rental assistance while I recovered. I honestly do not know what I would have done without Tower Grove CDC, Kristan, and my amazing neighbors.

While funds for the SAFHR program are now exhausted, TGCDC remains committed to helping and working with our tenants to stay housed.

December 15, 2022, St. Louis, Missouri – Tower Grove Community Development Corporation (TGCDC) and Lutheran Senior Services (LSS) have been awarded the final tax credit funding needed to proceed with a new mixed-income senior housing development in the heart of South St. Louis City.

“This project has potential to energize revitalization, capture market support and build buying power in the neighborhood,” said Sean Spencer, TGCDC Executive Director. “As older local residents gain the option of an apartment with support services provided by LSS, the homes they will be selling will attract younger singles and families due to the area’s tremendous stock for first-time buyers.

Funding for this project, known as Crossroads Senior Living at Bevo Mill, will come from local and state government sources as well a multi-million dollar award from the federal Department of Housing and Urban Development. The project will create 64 affordable and market-rate apartments for older adults and will employ four full-time staff members.

“While this project has been in the works for several years, we are pleased to announce that it will be moving forward as it ties directly to our strategic plan and LSS’ commitment to serving more seniors in both economic and demographic diversity,” according to Adam Marles, LSS President and CEO. “As we continue to grow our opportunity to serve seniors, LSS is fulfilling our mission of helping more older adults’ live life to the fullest.”

The site for the new building, in the Bevo Mill Neighborhood, was made available through a donation from Midwest BankCentre. Once completed, LSS will manage the property. Early estimates are that the new building will be completed in approximately thirty months.

“Midwest BankCentre is pleased to join with the Tower Grove Community Development Corp and Lutheran Senior Services to energize revitalization of an anchor neighborhood within south St. Louis,” said Orvin T. Kimbrough, chairman and CEO of the bank. “We believe local banks can have a multigenerational impact through strong community partnerships in the fashion we have forged for this worthwhile development.”

The Tower Grove Neighborhoods Community Development Corporation (TGCDC) is a consolidation of Grand Oak Hill Community Corporation, Southwest Garden Housing Corporation and Shaw Neighborhood Housing Corporation. The three organizations have served the community for more than 40 years. As a combined entity, TGCDC continues the tradition and supports the area’s growth as a real estate-related community development corporation by promoting responsible development, Tenant Screening, Housing placement, affordable housing development, and diverse character and vibrancy in Saint Louis City and beyond. Through local development and community progress expertise, TGCDC serves as a resource to neighborhood residents, buyers/renters, developers, real estate agents and business owners.

Lutheran Senior Services (LSS) is a mission-driven, not-for-profit network that specializes in housing, care, and supportive services for older adults 62+. With 18 locations in Missouri and Illinois, LSS serves more than 13,000 seniors a year through options that include Senior Living Communities offering all levels of living, Affordable Housing for those with limited incomes, and Home & Community Based Services. LSS builds upon more than 160 years of excellence in living out its Christian mission of Older Adults Living Life to the Fullest.

Tower Grove CDC will host the "Sustaining Housing Dreams" fundraiser on November 1, 2022 at Baileys’ Range at 4175 Shaw Ave. in the Shaw neighborhood. Thanks to PNC Bank for being our Presenting Sponsor. Tickets will not be distributed but registration https://tinyurl.com/3ny9hh3d is required. Suggested donation is $25-$100. Donate at https://tinyurl.com/3ah2va35 The best parking is available on the 4100 block of Shaw, 4000-4100 blocks of De Tonty St. and 1800-1900 Blocks of Klemm St. Wine, beer (thanks Civil Life) and hors d'oeuvres will be provided. All proceeds will go to the renovations of 3623 Hydraulic Ave., two family affordable rental project. There will be a short awards presentation at 6:30PM to celebrate Dave and Kara Bailey for their investment in Baileys’ Range in Shaw and to honor Legal Services of Eastern MO for their work on Nuisance and Abandonment lawsuits to hold vacant property owners accountable.

Check out our latest development projects at https://www.towergrovecdc.org/news/2022/9/19/tower-grove-community-development-corporation-real-estate-development-update

For over 40 years, Tower Grove Community Development Corporation has facilitated development or developed properties to improve neighborhoods, eliminated nuisance/problem properties and provided quality housing. We’ve been busy starting new projects and evaluating/applying for more.

Below is a community update to highlight our current projects.

3629 Hydraulic Ave.

This is a 2 family rental renovation. 3629 Hydraulic was a long vacant property with an out of state owner. TGCDC purchased the property last year and demo, masonry, roof, and the clean out is complete. Sewer and water will be installed in two weeks. Framing has started with mechanicals to follow. March 2023 is the goal for completion. Thanks to RISE CDFI (https://risecdfi.org) for providing the financing. Thanks to TIAA Bank (https://www.tiaabank.com/) for supporting the renovation. And thanks to Alderwoman Green for her support.

3804 -06 Gravois Ave.

This is a 4 family rental conversion from a functionally obsolete 2 family. It was a long term problem property. TGCDC bought it from the previous owner, rethought the layouts and has started reconfiguring the property back into 4 one bedroom units. TGCDC will make sure the property is properly managed and visually pleasing from the exterior as a front facing Gravois Avenue asset! Thanks to RISE CDFI for providing the financing. Thanks to US Bank (https://www.usbank.com) for supporting the renovation.

3727 Chippewa Ave.

Years of neglect have taken it’s toll. TGCDC is working with Legal Services of Eastern Mo (https://lsem.org/), Alderwoman Green and the building division to demolish the long vacant problem property. The property had three heirs in multiple states who have no interest in dealing with the issues. Thanks again to LSEM for unraveling the problems and helping find a solution. The plans for the lot will be determined at a later date. One option will be to develop a new affordable single family home on the site.

4063 Potomac Ave.

This is a single family, for sale renovation project and the property has been vacant for over 10 years. TGCDC received the title after a lawsuit in partnership with Legal Services of Eastern MO. Demo, roof, sewer, water, clean up, and framing is complete. Mechanicals start 9/23/22. March 2023 is the completion date. Without TGCDC and LSEM, this property would have remained vacant and untouched due to the complicated title/mortgage issues. Thanks ot RISE CDFI for providing the financing. Thanks to PNC Bank for supporting the renovation.

4600 S Grand Ave.

TGCDC is working as a project manager to assit St. Joseph Housing Initiative (https://www.stjosephhousing.org/) to deliver a renovated affordable for sale home. The project is 80% complete and will be done in the coming weeks. This is the 8th project TGCDC has assisted with over the last 24 months and we’re proud to help another not for profit meet their mission goals. This property was also the result of a lawsuit by Legal Services of Eastern MO and with support from Dutchtown South Community Corporation (https://www.dutchtownsouth.org/)

3623 Hydraulic Ave.

This is a 2 family rental renovation. The roof has been hanging off the front facade for over a year. It is overrun by drug users and has been broken into dozens of times. With help from LSEM, TGCDC has secured possession and has completed the roof, masonry and some carpentry work. We will raise more funds to help leverage a loan for the full renovation. We thank PNC Bank (https://www.pnc.com/), US Bank, Midwest Bank Centre (https://www.midwestbankcentre.com/), St. Louis Community Bank (https://www.stlouiscommunity.com/) for initial sponsorships to help us with the effort.

Here are some projects in the works!

4910 Gravois Ave.

4910 Gravois Ave. Crossroads Senior Living

This is a planned 64 Unit Senior Housing Development. It’s our 5th year applying for a LIHTC award to bring an 18M investment to the Bevo Mill neighborhood. The project will have 52 one bedrooms and 12 two bedroom units. The project will include market rate units. Rents will range from $725 to $950 per month for a one bedroom and $880 to $1200 for a two bedroom unit. TGCDC is partnering with Luthern Senior Services on the project. We have already secured 5.1M from a HUD 202 program and $500,000 awarded from the City of St. Louis (Home/Community Development Block Grant). The LIHTC application will be submiited by 9/23/2022. Thanks to Midwest Bank Centre for the land donation. And to Alderwoman Howard, Alderwoman Schweitzer, the Better Bevo Now neighborhood association, Bevo CID, Newport Heights neighborhood asscoiation for your ongoing support.

4298 Chippewa Street

4298 Chippewa Ave/3822-24 Morgan Ford Rd.

The plan is for 16-24 one bedroom units of affordable/market rate housing. This is one of our most exciting projects to date. We are working to develop the highly visible corner of Morgan Ford Rd. and Chippewa Ave. into a modern housing development called The Ridge. Design Alliance has assembled the site plan, layouts and renderings. We are soliciting construction bids and looking at different ways to finance the project. A final decision will be made on the financial feasibility in the coming months. Based on anticipated construction pricing, some subsidy including tax exemption will be needed. More details will follow.

3506 Morgan Ford Rd.

3506 Morgan Ford Rd.

This site is proposed to be an 11 unit affordable/market rate housing development. The image attached is a test fit-conceptual drawing to show how the site may be developed in the future. TGCDC has an option on the property from LRA (Land Reutilization Authority) and we are waiting for the final tests from the previous site remediation to confirm what we can build on this former gas station site. Once the clean up is confirmed and no further action letter provided, we will continue our efforts to develop the long vacant site. Thanks to LRA (Land Reutilization Authority) and the City of St. Louis for working with us to bring a new development to the area.

As you can see from the above proposed redevelopment projects, TGCDC is keenly aware of the opportunity to connect a thriving Morgan Ford Road in Tower Grove South to the Bevo Mill neighborhood. Morgan Ford Road links Bevo Mill to Tower Grove Park, only a mile away. In all, the three projects could total 23M in housing development activity.

TGCDC is also committed to starting more work on the South Grand cooridor from Utah St. to Chippewa Ave. and further south in partnership with other stakeholders. Please see our business plan for more details.

The near South St. Louis City neighborhoods of Shaw, Tower Grove South and Southwest Garden, after 40 years of strategic redevelopment, have blossomed into some of the most desirable areas to live in the region. Tower Grove Neighborhoods Community Development Corporation (TGNCDC) leads the effort to eliminate vacant and nuisance properties, develop and facilitate development of market rate and affordable housing, and educate investors and property managers. The organization also brings to the marketplace innovative tenant screening and tenant placement services through HomeScreen and ARCH by HomeScreen.

The historic service area of Shaw, Tower Grove South and Southwest Garden neighborhoods has improved, and real estate redevelopment opportunities have dwindled. Due to a strong need to financially support our organization while continuing mission-driven work compatible with our capacity and experience, TGNCDC has started working with real estate services in neighborhoods outside of our historic service area. We continue to produce a citywide Landlord and Rehabber Training Program and have grown HomeScreen and ARCH By HomeScreen(At Risk Connection to Housing) into regional assets to screen tenants for housing and to help not for profit clients find and secure professionally managed housing.

Over the last 12 months, TGNCDC evaluated our services and staff experience, identified our skills and acknowledged our limited capacity. We also asked for and received feedback from local stakeholders about the needs of the community, and we accepted that our historic service area is no longer a low income Qualified Census Tract, which is mandatory for place-based federal funding. As we finished our five-year planning process, Tower Grove Neighborhoods Community Development Corporation (TGNCDC), after careful thought, approved changing the name to Tower Grove CDC (TGCDC) to signify our expansion into the St. Louis metropolitan region (15 counties) while acknowledging we will still focus capacity on our traditional activities, including vacant/nuisance property abatement and affordable housing development in Shaw, Tower Grove South and Southwest Garden neighborhoods.

TGCDC Board President Janice Drake said, “We are officially growing our service area, but we are not leaving. Community development is cumulative, and we want to continue to build on the success of our activities to help other communities thrive.”

Every community development corporation in St. Louis City has been challenged by the change in the way City of St. Louis' Community Development Administration Community Development Block Grant (CDA CDBG) funding is allocated. CDA CDBG funding was previously 80% of the TGCDC budget, and it now represents 5%. CDCs must find ways to continue mission-driven work while being financially solvent. Tower Grove CDC has made a successful transition from facilitating development to the actual work of development and growing our other programming/reach through activities such as HomeScreen and ARCH by HomeScreen. To continue to serve our community, we need to keep growing our mission-driven business lines and stay focused on our achievable goals as it relates to our capacity and experience. Please take a moment to review our five-year business plan goals here.

The TGCDC board and staff would like to thank all of the stakeholders and planning experts who assisted us with the important decisions that will help ensure that our organization makes valuable contributions to its mission for years to come.

Our place-based ecosystem of community development corporations brings immense value to residents, businesses and other stakeholders in St. Louis City neighborhoods, and our impact should not be bound by working one side of the street and not the other. Only a comprehensive and collaborative approach will make the change we want and need to see. Tower Grove Community Development Corporation plants the flag every day with one overarching goal to help our city improve, and we are positioning our organization to continue the work across borders for years to come.

The Tower Grove Neighborhoods Community Development Corporation is a not-for-profit organization that promotes responsible development, affordable housing, diverse character and vibrancy.

On June 29th, Baileys’ Range hosted a soft opening event for the community. Hundreds of neighbors and visitors to the neighborhood gathered at 4175 Shaw to enjoy an evening of milkshakes, burgers, and fries. The formerly vacant gas station was on the nuisance property list of Tower Grove Neighborhoods Community Development Corporation (TGNCDC) in 2010 before it came up on the Sheriff’s tax sale in August 2013. Gas stations on prominent corners dotted neighborhoods across St. Louis City and, as an organization, we knew the original building at 4175 Shaw had value and would create a visually interesting development on a highly visible corner. With TGNCDC board support, TGNCDC purchased the property at the tax sale and began the work to remediate the site (removing the gas tanks and any other environmental hazards) for future development.

Through the Department of Natural Resources, TGNCDC, as a not for profit, was able to secure FREE phase 1 and Phase 2 reports to determine the level of clean up needed. Additional remediation was determined to be necessary. TGNCDC applied for and was awarded a $160,000 grant from EIERA (Environmental Improvement and Energy Resources Authority) to complete the cleanup. A no further action letter was delivered which opened the possibility for redevelopment without barriers. This is a key strategy for CDC’s to attract a developer.

In April 2016, after a successful RFP process, Tower Grove Neighborhoods CDC selected David Bailey to redevelop the property. After delays with historic state and federal tax credits, Covid and other barriers, his team pushed forward to complete the development in June 2022. The multimillion-dollar investment into the Shaw neighborhood, which preserved and embraced the original building, is a benefit to the community by creating approximately 75 new jobs, removing a nuisance property and increasing the desirability of the neighborhood as a place to live, work, play and invest. The improvement of 4175 Shaw is a great example how Community Development Corporations identify problems, determine the appropriate solutions, secure grants to help, and patiently work through the process to a successful conclusion. Tower Grove Neighborhoods CDC thanks David Bailey and his team for their persistence and commitment to completing the promised development.

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Thank you to STL City Mayor Tashara Jones and the department leaders who participated in two recent Town hall meetings. Thank you to all the concerned citizens who attended, shared thoughts, or submitted comments online as to how our city should allocate the American Rescue Plan Act (ARPA) funds. You can still submit comments online: https://www.stlouis-mo.gov/government/departments/mayor/initiatives/arpa-community-needs-survey.cfm

You are invited to an April 26, 6:30-8:30pm, Landlord & Rehabber Training, Creating a Healthy Home, offered online in a Zoom meeting. Register here: https://umsystem.zoom.us/j/91509703905?pwd=VGxKZkRZaHJDazBIdUE2bWJkK3djZz09

 After registering, you will receive a confirmation email from Zoom. Save that email or copy and paste the information into your calendar. You will need that information to join the April 26 virtual workshop.  This session will feature:

·         Richard Reilly, the Energy Programs Manager at the Missouri Botanical Garden’s Earthways Center, was among the first to be certified by the Building Performance Institute (BPI) as a Healthy Homes Evaluator. Richard will provide an overview of this concept and review the eight primary healthy housing principles: Keep it Clean, Keep it Dry, Keep it Pest-free, Keep it Contaminant-free, Keep it Safe, Keep it Ventilated, Keep it Comfortable, & Keep it Maintained.

Come prepared with questions on how to Create Healthy Housing for your family & tenants.

 The 2022 Landlord & Rehabber Training is a Northside-Southside Collaboration between North Newstead Association, The Vacancy Collaborative, and Tower Grove Neighborhoods CDC. This FREE training is open to all landlords, property managers, rehabbers, developers, and interested parties. Zoom is ADA compliant with exceptions. If you need special accommodations, or have any questions, please contact dana@towergrovecdc.org

 The goal of the Landlord & Rehabber Training Program is to stabilize our communities by building an eco-system of educated landlords, rehabbers, and small developers empowered to reduce vacancy and nuisance.  The program will enlist professionals from real estate, property management, law, accounting, preservation, & finance industries to share their knowledge on acquiring and developing real estate and implementing property management best practices.

 This activity is funded by a HUD Community Development Block Grant via the St. Louis Community Development Administration and coordinated by Tower Grove Neighborhoods CDC, North Newstead Association, and The Vacancy Collaborative.

 COVID-19 RESOURCES: Tower Grove Neighborhoods CDC has compiled resources for tenants, landlords, and property management during the pandemic – including rent & utility assistance. Review those here: 

https://docs.google.com/document/d/17fz2vrAnqJwXWtv_zNIipfNG3uJQylwHDqsk8oTIwlc/edit?usp=sharing

St. Louis, MO – Two recent orders from the Missouri Public Service Commission helped mitigate the impact of Ameren Missouri’s recent rate increase for struggling families. Ameren Missouri, the state’s largest electric utility, filed for a $299 million rate increase that would have added $12 per month to the average electric bill. A coalition of consumer groups and energy efficiency advocates pushed back against the rate increase, lowering it to $220 million and securing a collective set of priorities that will help the most vulnerable families who have experienced severe utility debt and disconnections as a result of the COVID-19 pandemic. 

As a result of a settlement, Ameren Missouri must expand its “Keeping Current” program, which helps lower-income families reduce their utility debt and maintain service, doubling its budget from $2 million to $4 million per year, with Ameren’s shareholders contributing half. Ameren must also add May and September and expand program eligibility to 300% of the Federal Poverty level to reflect greater demand for utility assistance. Additionally, despite large commercial/industrial customers’ stance that residential customers should pay a larger share, the PSC determined that the rate increase will be apportioned equally.

Jackie Hutchinson with the Consumers Council of Missouri was one of the advocates pushing for expansions to the Keeping Current program, along with other priorities. Hutchinson stated: “This increase in Keeping Current/Keeping Cool Funding helps us protect the health and safety of our most vulnerable residents, those over 65 living on limited fixed incomes and low-income families with children 5 and under. It also expands our ability to serve families with higher income who struggle to pay due to high energy burdens.” 

The settlement also commits Ameren to: 1) launching a new “Critical Needs” pilot program to deliver focused assistance to individuals living with certain medical conditions; 2) launching a rehousing pilot program which will use existing bill assistance resources in order to rehouse individuals and families and return their utility service; 3) reducing late fees to 1% per month; 4) maintaining the monthly residential customer charge at $9, rather than a proposed increase; and 5) collecting and sharing aggregated customer usage data with stakeholders for use in a study on energy burdens across Ameren’s territory.

This settlement and the community support it now includes are the direct result of the collaboration of Missouri community advocates, which included: the Missouri Energy Efficiency for All coalition, Consumers Council of Missouri, Legal Services of Eastern Missouri, Homes for All St. Louis, and others. The group’s demands were voiced at local public hearings and in written public comments submitted by renters and advocates who insisted that their pandemic hardships be met with equitable solutions. For more information about how customers can seek assistance through the Keeping Current program and other opportunities, please refer to the Missouri Utility Assistance Guide posted here.