Housing, Urban Development and Zoning Committee Meeting - February 3, 2026

The Housing, Urban Development and Zoning (HUDZ) Committee of the St. Louis Board of Aldermen met on February 3, 2026, at approximately 10:00 AM. Chair Clark Hubbard presided. A quorum was present with four members in attendance. The committee considered five board bills: approval of a planned unit development (PUD) for townhomes in the Hill neighborhood, a redevelopment plan and tax abatement for the Engineers Club property, a redevelopment plan for an event center in Baden, dissolution of six TIF districts, and the annual TIF update. Public testimony was heard on several items.

Minutes

• The committee approved the minutes from January 27, 2026, by a vote of 4-0.

Board Bill 129 – Planned Unit Development for 78 Townhomes in The Hill

• Proposal: Alderman Devotee presented Board Bill 129, which approves a sketch plan for a planned unit development (PUD) at 5701 Wilson Avenue, replacing the former Hubert Wheeler State School. The project includes 78 single-family attached townhomes in 20 buildings, 120 parking spaces, and open space amenities including a dog park.
• Presentation: James Fister from the Planning and Urban Design Agency explained that the parcel is currently zoned K (unrestricted), which prohibits residential use. The PUD tool provides flexibility not available under the existing zoning code. The Planning Commission approved the sketch plan on November 12, 2025, by a 9-2 vote, with three conditions: a sidewalk along Wilson Avenue, accessible routes to amenities, and landscaping screening for neighboring residences.
• Developer: Jay Kylerman, CEO of McBride Homes, stated the company has worked on the project since 2023, addressing site challenges including soil remediation and demolition of hazardous buildings. He noted 25% of the site is common ground and an HOA will maintain landscaping.
• Public Testimony: Jennifer Giannino, president of the Hill Neighborhood Association, expressed support, noting transparent community engagement and adjustments based on feedback.
• Committee Discussion: Alderman Browning asked about flexibility if soil conditions require changes; Mr. Fister noted amendments would need to go back to the Planning Commission. Alderman Lither questioned the parking ratio (128 spaces for 78 units) and site orientation; staff explained that no parking is permitted between structures and the public right-of-way on Wilson Avenue, and the number of spaces came from community input.
• Vote: Motion to pass with a do-pass recommendation carried 4-0 (Aldermen Sweitzer, Sany, Browning, Clark Hubbard in favor).

Board Bill 123 – Redevelopment Plan for the Engineers Club at 4359 Lindell Boulevard

• Proposal: Alderman Browning presented Board Bill 123, a redevelopment plan and blighting study for the former Engineers Club building, vacant for over a decade. The bill authorizes a 10-year, 90% tax abatement for market-rate development, with an additional five years at 50% if affordable housing is included. No specific developer is named.
• Presentation: The building, built in 1959, has structural issues, mold, and environmental concerns (underground gasoline tank). Multiple sale contracts since 2019 have failed. Paul Weatherford from SLDC stated the incentives are necessary to attract private investment.
• Public Testimony: Supporters included Rebecca Losley (president of Engineers Club), Nicole Young (past president), Curtis Amber, and Melissa Hoffmeister. They stressed the building is a liability and the club can no longer afford carrying costs. Dan Pate opposed, arguing pre-approving incentives bypasses Ordinance 71620 and gives SLPS no opportunity to weigh in, and criticized LCRA’s role.
• Committee Discussion: Alderman Sweitzer asked about the abatement structure. Alderman Lither inquired about sidewalk repairs and enforceability; SLDC confirmed developer responsibility. Alderman Lither also asked about the 11-15 year abatement; staff clarified it is only if affordable housing is included. Alderman Browning noted the property currently generates zero tax revenue.
• Vote: Motion to pass with a do-pass recommendation carried 4-0 (Aldermen Sweitzer, Sany, Browning, Clark Hubbard in favor).

Board Bill 119 – Redevelopment Plan for 811 North Broadway (Baden Event Center)

• Proposal: Alderman Highgate (appearing virtually due to foot surgery) presented Board Bill 119, a Chapter 99 redevelopment plan and blighting study for 811 North Broadway in Baden. The project involves a 10-year tax abatement for an event center. The owner, Tiana Broadway, purchased the LRA building for $20,000 and has invested $75,000 of her own money plus sweat equity.
• Public Testimony: None.
• Committee Discussion: Alderman Sweitzer asked about the project timeline; Alderman Highgate noted the owners have been working on it for several years. Alderman Browning voiced support for community investment. Vice Chair Sany noted that an exhibit in the bill references an outdated sustainability plan from the 2000s; Alderman Highgate agreed to amend the bill on the floor to include the 2025 plan. Alderman Aldridge expressed support for the entrepreneurial effort in Baden.
• Vote: Motion to pass with a do-pass recommendation carried 5-0 (Aldermen Sweitzer, Keys, Browning, Aldridge, Clark Hubbard in favor).

Board Bill 121 – Dissolution of Six TIF Districts

• Proposal: Chair Clark Hubbard presented Board Bill 121, which dissolves the special allocation funds and terminates designation of six redevelopment areas: Southtown, Lauderman Building, 1505 Missouri, Tech Electronics, 4200 Locled, and City Hospital RPA 2. These TIFs have either been paid off or reached the end of their 23-year term.
• Presentation: Zach Wilson (SLDC) explained that five TIFs expired due to the 23-year clock, and Southtown was retired early after paying off its note. Tom Ray from the Controller’s Office confirmed that dissolution allows property and sales taxes to flow directly to taxing jurisdictions.
• Public Testimony: None.
• Committee Discussion: Vice Chair Sany asked for context on the TIF termination process. Mr. Wilson noted that the city now uses TIFs more selectively, favoring commercial projects over residential. Alderman Aldridge had no questions.
• Vote: Motion to pass with a do-pass recommendation carried 4-0 (Aldermen Sweitzer, Sany, Aldridge, Browning in favor; note: roll call listed four ayes). Chair Clark Hubbard was added as a co-sponsor.

Board Bill 122 – Annual Tax Increment Financing (TIF) Update

• Proposal: Chair Clark Hubbard presented Board Bill 122, the annual TIF update required by state statute. The report covers all TIF projects celebrating five-year anniversaries and provides status on active, retired, and terminated TIFs.
• Presentation: Madeline Swanstrom (SLDC Incentive Compliance Manager) detailed that of 152 redevelopment plans, 57 have been retired or terminated. She reviewed 25-, 20-, 15-, 10-, and 5-year anniversary projects, including unpaid principal amounts and maturity dates. Notable projects include: Union Station Phase 2 ($18.6 million note, maturing 2038), Forest Park TOD ($14 million note, maturing 2043), and 900 North Tucker ($11 million note, maturing 2042).
• Public Testimony: David Pate raised concerns about oversight, noting that the Marquette Building has three commercial units now owned by the Land Reutilization Authority (LRA) due to tax delinquency, and questioned liability and insurance. Jerry Connolly called for advance disclosure of presentation materials and highlighted that some projects (e.g., 900 North Tucker, Union Station) received multiple incentives (CID, sales tax exemption) and that construction began before TIF approval.
• Committee Discussion: Alderman Browning asked how termination is communicated to the Assessor and Collector; Ms. Swanstrom said the Controller’s Office handles notifications. Alderman Aldrich inquired about progress monitoring; staff explained annual reports to the state, but noted older TIFs lacked clawback provisions. Alderman Aldrich clarified that “unpaid principal” may include interest payments. Chair Clark Hubbard thanked public commenters for their oversight.
• Vote: Motion to pass with a do-pass recommendation carried 5-0 (Aldermen Sweitzer, Keys, Sany, Browning, Aldrich, Clark Hubbard in favor).

Key Outcomes

• Board Bill 129 (PUD for 78 townhomes in The Hill) was passed out of committee with a do-pass recommendation (4-0).
• Board Bill 123 (Engineers Club redevelopment) was passed out of committee with a do-pass recommendation (4-0).
• Board Bill 119 (Baden event center) was passed out of committee with a do-pass recommendation (5-0).
• Board Bill 121 (dissolution of six TIFs) was passed out of committee with a do-pass recommendation (4-0).
• Board Bill 122 (annual TIF update) was passed out of committee with a do-pass recommendation (5-0).
• The committee excused Aldermen Cone and Keys for necessary absence.
• The meeting adjourned after completing all agenda items.