Only 2 and a half years after Green Street and the Koman Group opened Chroma and its chic 235 residential units to the public, Chroma’s sister property Hue is nearly complete with an additional 111 modern apartments. Together, their combined 346 luxury apartments and 18,000 sq. feet of ground-floor retail will significantly densify and urbanize the Eastern end of The Grove’s commercial corridor on Manchester.
We’ve covered a lot of development in the Forest Park Southeast neighborhood, particularly along Manchester, where hundreds of new residential units are rising quickly alongside new commercial spaces and restaurant expansions. For those who have not visited The Grove this last year, you might be in for a shock. The neighboring Central West End has largely and near exclusively been home to the most dense development and luxury apartment communities, but it seems readily apparent that Manchester might soon host a similar density to that around the BJC Medical Center.
There is no doubt that Hue@Chroma is seemingly poised to offer some gorgeous apartments to St. Louis, but before we get to the photos (some better than others, my apologies – didn’t realize some of my camera settings were off), let’s talk about some of the elephants in the room. With new development, particularly on such a large scale, we have to talk about the community that “was”, before we get to the community that “will be”. I’m specifically referring to that “G Word”, gentrification.
It seems that we talk about that, at least briefly, in many of our articles here at Missouri Metro. Humungous buildings constructed with multimillion dollar budgets ballooned by outside investors who might or might not live in the communities affected may drastically change the physical landscape of the communities they are built in. Not to mention concerns that outside investment adversely impacts current residents.
Before you make up your mind, remember that gentrification is much more complicated than many people attempt to make it seem. Like everything else, there is a good deal of nuance. A 300 unit luxury apartment complex built atop a previously vacant lot is significantly different than the same development constructed upon a street of just occupied homes razed only for newer and wealthier residents. Social scientists have studied vacancy for decades, and not only does it cost the city financially, it makes communities significantly less safe. Replacing vacant land with productive development can be very, very positive. That doesn’t mean that it always will be positive, but that we must keep an open mind and keep digging.
As we have discussed before, the studies on gentrification put forth some mixed messaging. There is a general sort of “Classical Gentrification” that is often examined in some of the U.S.’ largest and wealthiest cities, wherein white, single, and higher income individuals move into a neighborhood and price out a more diverse and lower-income set of individuals who previously occupied that community. Todd Swanstrom, a Professor at the University of Missouri – St. Louis, published a study in 2014 that indicated St. Louis’ rebounding neighborhoods do not generally fit this model. As a recent student of Swanstrom myself in UMSL’s Graduate Public Policy program, we have had the opportunity to speak on this topic together to great lengths. You can read more in Swanstrom’s article he wrote about the study on NextSTL, but I’ll briefly describe it here too.
Even some of the most “gentrified” neighborhoods in St. Louis, like the Central West End, are retaining their diversity. There is a huge difference in the level of displacement found in a legacy city like St. Louis, where the housing market is under much less pressure and demand is slower and markets like D.C., Los Angeles, or New York City.
“In legacy cities housing markets tend to be “loose” and that may mean that displacement pressures are less severe in so-called gentrifying neighborhoods and that economic and racial diversity may be an asset for neighborhoods rather than a problem.”Todd Swanstrom, source: NextSTL
The other studies, which focus on significantly larger metro areas, tend to show a mixed academic consensus, with perhaps still a tilt toward some negative consequences. Even though the most recent studies on gentrification suggest that there was no sign of “large-scale departure of elderly or long-term homeowners” in their Philadelphia experiment, they recognize a higher risk of tax delinquency for those long-term residents. Studies that have now been around a few years show that gentrifying neighborhoods lose their affordable units at five times the rate as non-gentrifying neighborhoods. There are also benefits noted by both studies, including better quality of life and services like education, safety, higher property values, access to groceries, etc. There are many of these benefits to be found in St. Louis neighborhoods, with perhaps fewer of the negative impacts as well.
The dense, urban fabric of the Central West End is something that can have immensely positive impacts for residents and visitors, not to mention the City’s tax base. Multifamily construction tends to not only increase property values of nearby homes, but also hosts significant advantages in city expenses, particularly when compared to single family homes in suburban areas. The city must only extend utilities once to reach hundreds of residents, whereas the street construction, street maintenance, and utility extensions to reach 300+ single family homes would be astronomical. Moreover, Multi-Family Residential apartment units traditionally are occupied by individuals without children, while taxed at an effective rate similar to single-family residential dwellings.
This would mean the development would subsidize schools and significantly add to the city’s tax revenues, as posited by the Joint Center for Housing Studies at Harvard University. This is complicated to some degree by St. Louis’ taxing subsidies often found, even in strong markets like in the Central Corridor, although these incentives are generally temporary, though usually still for several years. Public financing is very flawed in St. Louis and in need of new standards and transparency, showcased in a recent audit by Auditor Galloway, though that is a conversation for another time.
Of course, there are the human benefits too. Density builds community, and dense communities with large amenity spaces allow for events and informal connections in a world where distance is likely to keep growing between people, at least in the workplace where it appears work from home might become more of a norm. Combined with the ability to walk to restaurants, walk to stores, and potentially live car-free with nearby Metro access, density creates the potential for healthier neighborhoods and healthier people.
That is all to say that gentrification is an incredibly complex issue, one that there might not be a convenient “good” or “bad” answer for in this context. What we can see are real benefits offered in a section of the community that transitions more into industrial activity than residential, leaving little room for displacement as a part of the discussion. It would be different in the context of Drury Hotels and their proposal on Oakland, Gibson, and Arco on the Western edge of The Grove and FPSE, where dozens of homes would be demolished for a surface parking lot and two towers. We covered that here, and we can say that at least right now, that project is stalled, if not cancelled.
We expect that this conversation surrounding gentrification and community impacts will continue for years to come. Research is still developing, and perhaps lacking in markets like St. Louis, where researchers like Swanstrom are shining a light on neighborhoods and developments in looser markets. Expect that Green Street will be a major player in these discussions as well, as the developer is also looking to build 6 new residential communities just South of Manchester. Most of these plans are not yet finalized or public, but expect them to include communities similar to Chroma, but “on steroids” with incredible amenities. There may also be rowhomes and smaller structures to add to the physical diversity of the neighborhood. We can also expect a significant amount of affordable housing to be included, something that is only financially feasible on their part with a massive scale. Missouri Metro will look forward to covering these as soon as we’re able, and we thank Green Street for including us in some of the discussions so far.
On to Hue@Chroma itself, there is much to look forward to. I had the opportunity to see the progress firsthand on a tour of the construction and the amenity spaces its residents will have access to at the finished and fully occupied Chroma. Liz DeBold Austin, Vice President of Marketing at Green Street, granted Missouri Metro access to the quickly progressing construction, allowing photos of every space and unit.
All of Hue’s units will be studios and 1-bedroom apartments, although they are certainly fairly spacious. Even the studios have separate “rooms”, not necessarily closed off with a door, but otherwise sectioned off where a bed would clearly go, separate from the living room and kitchen.
The most impressive thing about the units was the attention to detail and the feel of the materials. The countertops were a high quality material, either Quartz or Granite, and the appliances were all stainless steel and definitely not the cheapest kind. Each kitchen had more than enough space, and the larger 1-bedroom units even had large islands. Many units have large balconies as well, helping create a larger livable space for residents who otherwise don’t have separate bedrooms to lounge in.
Each unit also had a large bathroom with a big shower, storage space, and large mirrors. The attention to the space, making a small unit feel big, was something I kept noticing throughout. Many of the units had walk-in closets, others still hosting large spaces where one could easily store several large suitcases or many, many clothes.
While all Hue residents will be able to share the amenities in Chroma just next-door, they will also have access to a large courtyard in the middle. Residents will have a ton of amenities at their disposal, including an onsite Avenue C convenience store, pool, conference rooms, study spaces, BBQs, and more.
According to Liz, Green Street hopes to open Hue@Chroma to its first residents at the end of the year, an optimistic schedule but one that I assume they will be able to pull off. Many of the units appear just about complete, with just the finishing touches necessary. The only space still far from complete is the outdoor courtyard, which as of the tour, remained a pile of dirt with lots of potential.
Hue@Chroma also represents a joint venture between Green Street and KDG, formerly the Koman Group before a merger with Keeley Development Group. KDG will manage the property from a day to day basis and staff the building, providing exceptional customer service. KDG also manages Clayton on the Park just next to Shaw Park as well as Chroma, just next-door to Hue.
The Grove is in the middle of a development renaissance, and it seems major developers from the St. Louis region are doubling down on the neighborhood, even in the middle of a global pandemic. We look forward to covering all of the changes and their impacts here at Missouri Metro.