Preservation Square’s New Chapter - Reimagining Quality Affordable Housing on the Near North Side

By Sophia Black, Washington University Gephardt Institute for Civic and Community Engagement 2025 St. Louis Fellow

Just north of downtown and a few blocks from the Mississippi River, in the Near North Side neighborhoods of St. Louis, an exciting neighborhood transformation is happening. Preservation Square, a housing development in the Carr Square neighborhood, is reimagining what a community can look like. Through the Choice Neighborhoods Initiative (CNI), residents and CDA partners are developing affordable, quality housing in once distressed nine blocks of homes inside Cass Ave., 14th, O’Fallon St., and Hogan streets.

Back in 2016, the City of Saint Louis was one of a few cities in the country to be selected, for the prestigious Choice Neighborhoods Implementation Grant by the U.S. Department of Housing and Urban Development (HUD), along with Boston, MA; Camden, NJ, Denver, CO; and Louisville, KY.

The Choice Neighborhoods Initiative (CNI) awarded $29.5 million to the Near Northside funding the kickstart and revitalization of five neighborhoods: Carr Square, Columbus Square, Downtown West, Old North St. Louis, and St. Louis Place.

The grant is administered by the City of St. Louis Community Development Administration (CDA) in partnership with McCormack Baron Salazar (MBS), and Urban Strategies, Inc. (USI). Through the Choice Neighborhoods framework of three core pillars: housing, people, and neighborhoods, these partners are reimagining the five Near North Side communities by addressing housing, neighborhood revitalization (parks, public art, and amenities), and people-centered investments like education or health. 

CDA’s partnership with developer MBS has allowed for the exciting rehabilitation of Preservation Square, which acts as a keystone example of the Choice Neighborhoods housing pillar. 
This nearly $30 million federal Choice Neighborhoods grant is leveraging over $250 million in total development, transforming the area with high-quality, affordable housing, improved neighborhood amenities, and expanded opportunities for residents.

USI leads the people-focused work of the Choice Neighborhoods partnership, providing case management, education support, and wraparound services to help families thrive.

Phase 2b finished apartments in Preservations Square

Once the site of two Section 8 Housing Choice Voucher homes, the buildings became worn down over time and in need of significant repairs and modernization. Today, Preservation Square is a success story for neighborhood revitalization in St. Louis and for the CNI as a whole according to residents and the developer. 

“Preservation Square ensures that residents of all backgrounds can access quality housing that fits their needs,” said Sharon Poole, property manager of Preservation Square for MBS. “Units range from one to three bedroom apartment style housing, to townhomes, allowing for a mix of diverse resident lifestyles.” 

With a mix of market-rate homes and affordable housing options for low-income individuals and families, there will be a total of 575 units of mixed-income housing, throughout the entirety of the project.

With five total phases of development, and phases 1, 2a and 2b complete, phase 4 is officially under construction and expected to be completed in early 2026. Demotion will soon be underway on phase 5, the final phase, and construction is starting soon.

The new apartments are in high demand, according to Poole. 96% of homes in phase 1, 95% of homes in phase 2a, and 97% of homes in phase 2b have been filled since their completion.
Demand for these apartments is especially high because they are a model of how affordability can be balanced with high-quality amenities, as all apartments and townhomes are equipped with in-unit washers and dryers, full kitchens, and plenty of space to grow as the neighborhood does. 

Moreover, as part of the Choice Neighborhoods Initiative, residents who lived in Preservation Square before redevelopment were given the first right of return, ensuring they could move into the new apartments and continue to call their neighborhood home.

“It’s a challenge to balance affordability and our amenities, but our programs ensure that our low-income and tax credit residents are able to afford and enjoy living here,” Poole said. “Despite our challenges, Preservation staff strives to ensure that all of our residents are comfortable here and have the resources to afford their homes… and return to their neighborhood.”

Phase 4 construction underway.

Preservation Square homes. Photos from Google Streetview.

Looking towards the future, Preservation Square is positioned to be a live-where-you-work area where the community presence is strong with easy access to downtown, the riverfront, and nearby job opportunities. Community is central to their goals, and a community that is affordable, healthy, and strong is what sets the neighborhood apart, according to Poole. In addition, programs like the Justine Petersen Microloan initiative, funded by Choice Neighborhoods via CDA, further support residents in building stability and launching small businesses.

Up next for Choice Neighborhoods, the Brewery Apartments at 1700 North 20th Street are getting a major renovation to preserve their historic charm while transforming them into affordable senior housing. Through federal and City funds, including support from CDA, the 139-unit complex will be updated with modern amenities and safety features while keeping rents affordable for older adults in north St. Louis. 

The Brewery Apartments include three historic Columbia Brewery buildings (built in 1892 and later acquired by Falstaff) and ten rowhouses across 20th Street. In 1985, McCormack Baron Salazar rehabilitated and adapted these thirteen buildings into 140 apartments, adding two new infill buildings to preserve the site’s historic character while providing affordable housing in north St. Louis. The much-needed renovation of this apartment complex is the phase of the Choice Neighborhoods grants.

The Brewery Apartments and townhomes on 20th Street are being renovated as part of the Choice Neighborhoods Initiative. 

Preservation Square is setting the standard for affordable, yet modern housing, and they hope to be an example for other community developers in the area to show that a diverse community is possible.

“My hope for Preservation Square is for the people that live here to come together as a community and take care of one another and really be a big family,” Poole said.

Phase 1 finished apartments.

About the Community Development Administration (CDA): The CDA serves as the City of St. Louis' hub for federal, state, and local funds, implementing the Mayor's economic justice agenda. By funding public and nonprofit entities, the CDA supports a wide range of initiatives, including public services, affordable housing development, blight eradication, and other community development activities.