Talk about an unnecessary gas station! Wasn't there a proposal earlier to build a Bread Co., Commerce Bank, etc.? Maybe that was the St. Louis Marketplace expansion that the article mentions.



The saga continues...



Offers too low, property owners say: QuikTrip seeks store at McCausland and Manchester

South City Journal

03/16/2005



A disagreement over prices is causing many property owners at the northeast corner of McCausland and Manchester avenues to hold out against offers by a convenience store to buy their land.



QuikTrip Corp. is seeking to buy 13 pieces of property bounded by Manchester, McCausland, Forest Avenue and an alley. In letters to property owners, QuikTrip is saying that the city's Land Clearance for Redevelopment Authority would initiate eminent domain action against owners who don't reach an agreement to sell.



So far, though, property owners say the offers are too low.



Advertisement"I think they have a problem with the valuation because there are comparables in the neighborhood, both for the houses and the commercial property," said Robert J. Horan, an attorney whose office is in the redevelopment area. "That mean that their offers are about 50 percent of what they should be and that's a problem."



This is the third time somebody's tried to buy the block, Horan said. "I've pretty much ignored ?em. I don't really care. They're just like everybody else, trying to buy your property for no money."



Alderman Thomas Bauer, D-24th Ward, said QuikTrip is acting under legislation passed in the Board of Aldermen about five years ago.



The legislation was originally done as part of the possible westward expansion of the St. Louis Marketplace, a shopping center located east of Manchester and McCausland. Jim Duff, a partner in the St. Louis Marketplace, was appointed as redeveloper.



"Duff didn't exercise his rights," Bauer said. "His rights ran out and then QuikTrip made application to become the developer. So that's how QuikTrip got in, because Duff was unable to develop it. He tried and he couldn't find anybody who was interested in it."



The QuikTrip is crucial for development, Bauer said.



"As a part of the plan, they will be widening Manchester by one lane and that's a traffic bottleneck now and that will relieve the traffic bottleneck," Bauer said.



There will be eminent domain action for the properties that don't sell voluntarily, Bauer said. No eminent domain action has been filed, he said.



"Everything is very preliminary on that project. They're in the process now of making offers to purchase," Bauer said.



Asked why QuikTrip was chosen, Bauer said, "Probably because they saw it as a way to clean out junk property and widen Manchester at the same time and create sales tax revenue."



The block consists largely of houses on McCausland and commercial property on Manchester.



Mike Thornbrugh, a spokesman for QuikTrip Corp. out of its Tulsa corporate office, wouldn't comment on the deal. He said the company doesn't comment on any potential locations until permitting is completed and construction begins.



But Bauer hinted the deal isn't a certainty.



"QuikTrip has been appointed developer and they have the power of eminent domain, but if they're not getting voluntary acceptance on their offers to purchase, they could very well leave," Bauer said. "Generally they like to go in and enter into contracts with people to purchase. They don't like to use the eminent domain power."



Some potential competitors of QuikTrip would like it if the company did leave. There are two gasoline retailers already at McCausland and Manchester and two farther south on McCausland.



"We don't like the idea because that'll be five gasoline stations in a one-block area," said Dave Waters, owner of McCausland Auto Center at the northwest corner of McCausland and Manchester. "It's just an abuse of eminent domain."



Randy Munton, owner of the 7-Eleven franchise at Southwest Avenue and McCausland, said it's unfair to use eminent domain to put up another service station when four already exist nearby.



Horan, meanwhile, is ready to fight over the value of his property. Rather than selling, he is willing to go to a trial where the value of his property would be determined.



David Schmitt, a homeowner on McCausland, said he was offered $75,000 for his house. He wants $200,000.



"Look at the comparables," Horan said. "Those houses are worth $150,000, $125,000, easily."



Jim Fozzy, owner of Perkins Heating on Manchester and a used car lot on the corner of Manchester and McCausland, also said he was offered too little for his property.



"If I took their deal, I would have lost lots of money," Fozzy said.



"They're pushing their numbers at about 50 percent market value," Fozzy said. He said he would have been willing to sell if he got a fair market value offer.



"If they didn't have eminent domain, they'd have to negotiate," Fozzy said.



Looking at the deal, Fozzy said he hopes a recall petition drive against Bauer is successful. "I'd really like to see someone who actually listens to the people."

Don't get me wrong - Who doesn't enjoy a good QT Steamer every once in a while??! BUT, there is another QT about a mile away. This is similar to what Walgreens is doing - a store on each corner.



I'd much rather continue going to the private-owned Sinclair at the corner of Hampton/Watson.



By the way, they give you get a free car wash if they don't ask you about it at the checkout.

If QT wanted to replace a gas station, I wouldn't have a problem with it.

Manchester between McCausland and Kingshighway, give or take, is an eyesore, as is McCausland between Manchester and the railyards down south. I don't think a QT will make much difference either way -- except that maybe they'll drive out one or two of the four stations already there, for better or worse.



I don't know. The area could use some sprucing up, and I don't think that's really the way to start.

And now there's talk on Steve Patterson's blog about a QT going in at Hampton and Columbia where the Wash U. Laundromat and old Zito's restaurant stand - you gotta be kidding me. These guys are as bad as Walgreen's.

In my earlier post I was thinking of the Hampton/Columbia QT...

They (QT) is pretty serious about buying. Local shops sent out a letter to residents about the possible purchase..



How will it fit on those lots?

I live on the same block on Columbia where QT proposes to build. There was a neighborhood association meeting last Monday with QT representatives present to discuss this plan. They have the first two houses under contract (behind the old Zito's), and have a deal to purchase Wash U should this go through. Reaction was about 100% negative to the plan. There is a vote this Monday (26th) at Mason School in which the association will formally oppose this plan. Our alderman (Waterhouse) directly stated if as a neighborhood we say no, there will not be a QT on that corner.



I must say, this plan is a joke. They did not even come having done a traffic study, the plan is to put a left turn lane from Hampton to WB Columbia in and reconfigure the intersection so there will be points of access on Hampton and off Columbia. The alley that splits the site next to Wash U will be closed. Anybody that goes through the intersection on a weekday morning can attest its pretty crazy as is, a QT will not help. The owner of Sinclair at Hampton/Watson was present, and as a resident of the area he has a lot at stake in this. With 7 gas stations/convenience stores within less than a mile radius, this is just a poor use for the site. At one time, Crazy Bowls wanted to open with Wash U to remain. A much better idea, but CB decided not to go through.



First post on the site, just discovered this a few weeks ago and I am impressed, look forward to being a part of the discussions.

Welcome, and thanks for the info. Good to hear that Waterhouse will oppose this.

Thanks for the info, #51. Fight the power!



I'll keep supporting the Sinclair - it's a great little gas station.

I thought Willie McGee lived in the Bay Area with his family. Not on the Hill.

Just what South St. Louis needs- another freaking QuikTrip.



It's bad enough that they easily dominate the market (I'm no conspiracy theorist, but I sometimes wonder what effect that has on already high gas prices). Now they plan to close their location on Gravois Avenue near Bevo Mill and build new at Gravois and Chippewa, leaving yet another vacant shell that will likely be abandoned for years. At least they'll probably dig up the underground tanks as they did in a similar move in Affton, although I doubt that site will see redevelopment anytime soon either.



I will give QuikTrip credit for making their stations as appealing as a massive gas station could possibly be- their stores are usually very clean, well-organized, etc. I'm not sure the South Side needs so many, though. Like others here, I'm a fan of the Sinclair station at Hampton and Watson, and Sinclair stations in general.



There are more than enough gas stations on Hampton Avenue- and in the South Side in general. I'm glad to hear that the neighborhood and Ald. Waterhouse are strongly opposed to this idea.



And, to the great #51, welcome to the forum!!!

My faith in the neighbors must have been a little too high. Apparently a petition signed with 250 signatures IN FAVOR of the QT, supposedly by residents of the area was presented to Alderman Waterhouse just before the association vote. And only 110 people voted in the association (about all against). Dissapointing, the attitude overall seemed to be against this but enough people of the area didn't care to make the opinion known. Our alderman sounds partial now, that made some at the meeting angry however that is his job, to look at the wishes of all citizens of the neighborhood. Lets hope this still never makes it to the Planning and Zoning hearing.

^ Oh, great. Sometimes I think my faith in Saint Louis in general is too high.



Many Saint Louisans (and most of our civic leaders) are still too eager to accept any new development and call it progress, and I'm beginning to wonder when (if ever) this attitude will change.

Sounds fishy to me...

^ I was thinking the same thing! I guess the shenanigans in the 24th ward must go on...

^ That's good news. I only wish Jennifer Florida would learn from this example.

Oh, man, did any one else attend those neighborhood association meetings. The people of that neighborhood were definitely riled up. Acrimonious debate indeed.

ThreeOneFour wrote:^ That's good news. I only wish Jennifer Florida would learn from this example.

Hahahahahahahahahahahahahahaha....



Bwahahahahahahahahahahahahahhahahahah...



That was hilarious, 314.

^ Eh, I could've done better. I don't recall any use of puns when I mentioned Ald. Florida previously.



(Yes, I know that one was terrible!)