The Six Big Proposals for the Maryland Park Lake District Development Area

MPLD_map

From the City of Maryland Heights: The City has begun the process of studying the proposals and conducting a series of public workshops and other meetings for input leading to a final decision sometime in February on which developments will proceed. The first public workshop is scheduled for July 26 at 5:30 p.m. at the Maryland Heights Government Center.

The City’s Comprehensive Plan calls for the development area to be a mixed use destination featuring 30% open and green space along with regional retail, an office campus, hospitality and entertainment venues, regional sport venues and residential developments. The Federal Emergency Management Agency (FEMA) determined that most of the property in the development area is not flood plain thanks to the 500-year levee protecting the area from the Missouri River and may be developed for commercial, industrial or residential uses.

  • Altus Properties is proposing the development of approximately 400-450 market-rate apartment units, to be constructed in two phases, as well as supporting select service retail on approximately 31 acres;
  • Creve Coeur Airport proposes development options that may include, but would not be limited to, runway extensions, runway construction, apron expansion, corporate and t-hangar development, and enhancements to airfield navigational aids and safety equipment;
  • Hat Trick Consultants proposes a mid-size multipurpose Event Center with approximately 6,200 permanent seats (8,000 seats for non-ice events) designed after the former St. Louis Arena with a “Retro Arena’ feel with the same amenities for standard similar venues of this size across the country;
  • Howard Bend Development proposes the “Little Lake Town Center” of 570 acres that could include regional retail, office campus, health and wellness, entertainment and amusement facilities and residential development, as well as a 1,365 acre area for land conservation and youth sports programs;
  • Pannatoni proposes retail/service retail uses on 134 acres along the Route 141 corridor and office-flex/office-distribution uses further north for a total of nearly of 1.3 million square feet;
  • SLCSW Farms LLC proposes approximately 44 acres of service commercial – service retail (restaurant, convenience stores/service stations, etc.), hotel and other commercial uses designed to complement and support other uses within the entire development area.

_______________________

The six development proposals:

_______________________

MPLD_1aMPLD_1b

Altus Properties
31.64 acres / NW corner of Route 141 and Creve Coeur Airport Road

  • “Altus is proposing the development of approximately 400- 450 market-rate multi-family apartment units, to be constructed in two phases, as well as supporting select service retail.”
  • “Upon completion of both phases, the proposed project will include 15-20 three-story apartment buildings, each with 20-28 units, a clubhouse, community room, and exercise facility, as well as a swimming pool and accompanying outdoor amenities.”
  • “Currently owned free and clear by Cornerstone Land Co. LLC, an affiliate of Altus Properties, LLC.”
  • “The proposed development is also contingent upon the Howard Bend Levee District’s ability to design, finance, and construct the necessary pump station(s), thus providing a holistic storm water management system for the district.”
  • A formal zoning application is included in the proposal.

_______________________

MPLD_2a MPLD_2b

Creve Coeur Airport
Approximately 300 acres / Terminus of Creve Coeur Airport Road, between Routes 364 & 141

  • The Plan “identifies proposed development options related to airside and landside needs. These needs may include but would not be limited to: runway extensions, runway construction, apron expansion, corporate and t-hangar development, and enhancements to airfield navigational aids and safety equipment.”

_______________________

MPLD_3a MPLD_3b

Hat Trick Consultants

  • “Our focus is for the City to consider a mid-size multipurpose Event Center (approximately 6,200 permanent seats and up to 8,000 for non-ice events). The design would be based on the former St. Louis Arena with a “Retro Arena’ feel with the same amenities for standard similar venues of this size across the country.”
  • “The Event Center can be placed virtually any location within the scope of the RFP so that there is accessible road access and near to additional commercial retail and/or hotel property.”
  • “An arena this size would allow Maryland Heights to host more than 125 new events per year. The funding mechanisms could include State, County, or City incentives (bonds, taxes, TIFs, as examples), bank or financial institution, private investors, Local Government Corporation and/or partnership with the developer. In addition, the facility would cover its obligations through ticket sales, sponsorships, naming rights, suites, club seats, concessions, parking, merchandise, and fees.”

_______________________

MPLD_4a

Howard Bend Development, LLC
Approximately 1900 acres / Both sides of Route 141, north of Route 364, and areas along the Missouri River (affiliated with Stan Kroenke)

  • Concept Plan encompasses three areas: Creve Coeur Lake Memorial Park, “Little Lake Town Center,” and “Conservation and Recreation Area (ConRec).”
  • “Master design will emphasize the physical connectivity of the Park, Town Center, and ConRec by water, trails, and roads. In particular the Developer proposes the development of a comprehensive lake plan that dramatically expands and integrates water features throughout the Lake District.”
  • “Little Lake Town Center” (570 acres) “could include regional retail, office campus, health and wellness, entertainment and amusement facilities, and residential development.”
  • The “ConRec” conservation and recreation area (1,365 acres) would be “owned and managed by a new non-profit entity” responsible for land management, conservation, and a comprehensive youth sports program.
  • “The Developer has had limited contact with some but not all of the landowners in the proposed Lake District area.”
  • “It is anticipated that the development of the Concept Plan will require both private and public funding. Sources of public funding could include the use of tax increment financing, a transportation development district, and community improvement district.”

_______________________

MPLD_5a MPLD_5b

Panattoni
Approximately 134 acres / Both sides of Route 141 at Sport Port Road

  • The Preliminary Plan (at right) depicts retail/service retail uses along the Route 141 corridor and officeflex/office-distribution uses further north. A total building area of nearly 1.3 million square feet is shown.
  • “The property was acquired for development on September 7, 2007. Due to a combination of market conditions and the cost of infrastructure requirements, development of the property has not been feasible.”
  • “Developer hereby requests that ad valorem tax abatement be granted to the project via Chapter 353 of the Revised Statutes of Missouri.”
  • A formal zoning application is included in the proposal to amend the site’s current zoning and development plan, approved in 2009.

_______________________

MPLD_6a MPLD_6b

SLCSW Farms, LLC
Approximately 62 acres / Both sides of Route 141 directly north of Route 364

  • The Properties are owned by SLCSW Farms. “SLCSW is in the process of identifying a development partner for the project and is in discussions with several interested developers.”
  • “141 Frontage Property (approximately 42-44 acres): ‘service commercial’ – service retail (restaurant, Cstores/service stations, etc.), hotel and other commercial uses designed to complement and support other uses (such as regional sport venues) within the entire MPLD.”
  • “Non-frontage Property (approximately 20 acres): the portion of the Property that does not front on Highway 141 is expected to be developed as one or more of the listed Expressway Sub-District Uses in the City’s Comprehensive Plan, based on market demand.
  • “SLCSW wishes to redevelop the Property in accordance with the City’s Comprehensive Plan and anticipates that the project will require the assistance of redevelopment incentives due, in part, to the significant site infrastructure requirements to provide adequate vehicular access and circulation, utility service and stormwater facilities, and grading for the property.”

_______________________

[More at Maryland Park Lake District project website]

[A Brief History of Howard Bend – Maryland Heights]