St. Louis CRE Activity Picks Up Steam

It's in the spring air!

The St. Louis commercial real estate market is experiencing a significant upswing, with over $22 billion in major projects currently underway. These developments span various sectors, including airport upgrades, mixed-use complexes, and industrial facilities, signaling robust investor confidence in the region's economic trajectory.

A notable contributor to this growth is the industrial sector, which has seen a 42.3% increase in net absorption year-over-year. Vacancy rates have declined to 4.3%, outpacing national averages, and leasing activity reached 3.67 million square feet in Q4 2024 alone. Key leases include Armstrong Logistics' 487,521-square-foot space in Metro East and Marson Food's 211,269-square-foot lease in North County.

While the industrial market thrives, the office sector is showing signs of stabilization. Vacancy rates dipped to 16.9% in Q3 2024, marking the first year-over-year decrease since 2020. Submarkets like Clayton are driving demand for high-quality office spaces, with average asking rents across the region standing at $22.88 per square foot.

In the retail domain, resilience is evident with a 5.2% vacancy rate as of Q3 2024, a record low for the region. Net absorption reached 231,000 square feet year-to-date, driven by stable tenant demand and limited new construction. Asking rents have climbed to $14.58 per square foot, reflecting strong market fundamentals.

These developments underscore St. Louis' position as a dynamic hub for commercial real estate investment, with diverse opportunities across industrial, office, and retail sectors.

Mercy Breaks Ground: $650M Wentzville Hospital Campus

Mercy Hospital St. Louis has officially begun construction on its new $650 million hospital campus in Wentzville, marking Missouri's first ground-up acute care hospital in nearly a decade.

Situated on a 60-acre site at the intersection of Interstates 64 and 70, the 425,000-square-foot facility is designed to meet the needs of the region’s fast-growing tri-county area: St. Charles, Lincoln, and Warren counties.

The five-story hospital will include 75 inpatient beds, a 28-bay emergency department with two trauma bays and 18 observation beds, and specialized services for cardiovascular, cancer, and orthopedic care.

Outpatient imaging, diagnostics, and treatment services are also planned. Mercy has reserved adjacent land for future growth and medical campus expansion.

McCarthy Building Companies is leading construction, with CannonDesign providing architecture and planning. The team is committed to using 100% union labor from within the region.

The project is expected to be complete by 2029 and will create more than 1,000 healthcare jobs. Local leaders have praised the development for its economic and social impact.

SLDC Seeks Proposals for Downtown St. Louis Digital Twin Project

The St. Louis Development Corporation (SLDC) has issued a Request for Proposals (RFP) seeking qualified vendors to create a digital twin of Downtown St. Louis. This forward-looking initiative will generate a dynamic virtual model of the downtown area to support improved urban planning, infrastructure management, sustainability, and public engagement.

The digital twin is intended to serve as a real-time, data-driven platform that enables city leaders, stakeholders and developers to better visualize and analyze downtown’s built environment. It will support initiatives ranging from transportation planning and infrastructure monitoring to economic development and climate resiliency.

Interested vendors must submit questions regarding the RFP in writing to Janet Harris, agency administrative assistant, at harrisjan@stlouis-mo.gov by May 27, 2025. All questions must reference the page and section of the RFP they relate to and should follow the order of the document. Answers to all submitted questions will be distributed to interested firms and posted on SLDC’s procurement page:
stlouis-mo.gov/sldc/procurement.

Respondents are advised that contact with any SLDC employee or Selection Committee member outside of the designated contact may result in disqualification.

The digital twin effort aligns with SLDC’s broader vision to make Downtown St. Louis more resilient, data-informed and responsive to future development opportunities. The selected firm will work closely with SLDC and community stakeholders to shape a virtual model that can evolve with the city’s needs.

This project signals a major step forward in how the city leverages technology to enhance long-term urban development and smart city innovation.

Could a $500 Million Development Come to Swansea?

A major mixed-use development proposed in Swansea could bring up to $500 million in new investment to the Metro East. The 306-acre project, led by Triple Lakes Farm LLC, would transform vacant land at the northwest corner of Frank Scott Parkway and Union Hill Road/Sullivan Drive into a mix of retail, restaurants, apartments, villas, duplexes and single-family homes.

The Swansea Village Board recently approved a pre-annexation agreement and a redevelopment plan that includes up to $58.47 million in tax incentives. Those incentives include a proposed tax increment financing district, a business district with a 1% sales tax, and a sewer recapture agreement. PGAV Planners has been retained to conduct a feasibility study.

The first phase of development is expected to focus on retail, with future phases introducing residential components over the next 10 to 15 years. Village officials estimate the site could generate up to $1 million in annual tax revenue when fully developed.

Sewer infrastructure work is expected to begin following formal annexation. The village emphasizes that incentives will only be awarded as revenue is generated, helping ensure accountability while funding infrastructure improvements.

Located near major transportation corridors and adjacent to other growing communities, the Triple Lakes project positions Swansea for long-term economic expansion. With flexible land use plans and significant regional interest, the site is expected to attract both national tenants and local developers looking to capitalize on one of the largest planned developments in village history.

St. Louis Rises Up

It’s been about a year since a certain national newspaper published an article we won’t name (but all remember) that painted downtown St. Louis as a “real estate nightmare.” While the headline ruffled feathers across the region, it may have also served as the jolt needed to accelerate meaningful progress.

In May 2023, Mayor Tishaura Jones challenged the St. Louis Development Corporation (SLDC) and Greater St. Louis Inc. to present a plan for two of the city’s most prominent vacant properties: the Millennium Hotel and the Railway Exchange Building. One year later, both sites are on a path toward transformation.

In September, the Gateway Arch Park Foundation entered into a contract to purchase the Millennium Hotel and later selected The Cordish Companies to lead a $670 million mixed-use redevelopment of the property—an ambitious plan that promises to reinvigorate the riverfront corridor.

In March, the city finalized the acquisition of 10 of 11 parcels adjacent to the Railway Exchange Building and filed suit to seize the final property. Emergency demolition of the deteriorating parking structure is underway, with redevelopment proposals expected soon.

Mayor Cara Spencer has voiced strong support for downtown investment, signaling that St. Louis’ central business district is entering a new chapter—one that CRE professionals will want to watch closely.

April 21–25: Community Development Week Returns to St. Louis

After a five-year hiatus, the City of St. Louis is bringing back Community Development Week from April 21–25, a move aimed at highlighting recent public investments and revitalization efforts across the city.

Organized by the city’s Community Development Administration (CDA), the event will showcase key development initiatives and celebrate partnerships driving change in St. Louis neighborhoods. For the CRE industry, the week presents an opportunity to engage with city leaders, explore redevelopment zones, and better understand the pipeline of projects supported by federal, state and local funding.

The week kicks off Monday, April 21, with a Choice Neighborhood walking tour near Loretta Hall Park from 1 to 3 p.m., followed by a speed networking event at UMSL at Grand Center at 4 p.m. An open house will be held Tuesday morning at the CDA’s downtown offices, and additional walking tours, panels, and trainings will take place throughout the week.

In tandem with the event, the CDA will release its 2020–2024 Impact Report, which highlights the city’s increased production of affordable housing, home repair program expansion, and historic investment of American Rescue Plan Act (ARPA) funds into neighborhood development.

“This is a moment to not only reflect on what we’ve accomplished, but also to look ahead,” said CDA Executive Director Nahuel Fefer. “Developers, community leaders and stakeholders have a role to play in sustaining this momentum.”

The event is free and open to the public, but CRE professionals are encouraged to attend sessions relevant to neighborhood planning, development incentives and housing investment.

Gambling Regulation Opens Doors for CRE

The Missouri House narrowly voted to legalize and regulate video gambling machines, a move that could have ripple effects across the state’s commercial real estate landscape.

Supporters of the bill said they were not eager to expand gambling, but argued that leaving the machines unregulated would be more harmful. Many of these devices currently operate in a legal gray area, often appearing in convenience stores, truck stops and other retail locations.

For property owners and landlords, the proposed regulation presents both opportunities and challenges. Legalization could increase tenant demand and drive foot traffic in retail and hospitality corridors. At the same time, it would impose a formal licensing structure through the Missouri Lottery Commission and require compliance within 18 months.

Revenue from the machines would be directed toward education, aligning with constitutional mandates. Businesses that fail to meet the new standards would be required to remove unlicensed machines.

As lawmakers debate the future of video gambling in Missouri, real estate professionals should prepare for potential shifts in tenant strategy and leasing dynamics. Regulated gaming may offer upside, but with it comes oversight—and a new layer of due diligence for CRE stakeholders.

St. Louis Industrial Market: Significant Improvements in 2024

The industrial market in St. Louis has shown remarkable progress in 2024, particularly in the fourth quarter, according to a recent report from Colliers. This positive trend is a testament to the city's growing appeal as a hub for industrial activities and investments.

One of the most notable highlights from the report is the surge in leasing activity. In the fourth quarter alone, leasing activity reached an impressive 1.96 million square feet. This figure represents a substantial increase of over a million square feet compared to the previous three months. It also marks the highest quarterly activity since 2021, when 3.42 million square feet of space was leased.

Several significant deals contributed to this leasing boom. Armstrong Logistics secured a lease for 487,521 square feet, while Circle K leased 211,269 square feet. These large-scale transactions underscore the confidence that major players have in the St. Louis industrial market.

The increase in leasing activity is a positive indicator of the market's resilience and potential for growth. It reflects the strong demand for industrial space in St. Louis, driven by factors such as strategic location, robust infrastructure, and a favorable business environment.

As we move forward, the St. Louis industrial market is poised for continued success. The recent improvements and high leasing activity suggest that the city will remain an attractive destination for industrial investments. Stakeholders in the commercial real estate industry can look forward to a promising future, with ample opportunities for growth and development.

8 Ways to Harness the Power of AI in CRE

We all know that Artificial Intelligence (AI) is revolutionizing the commercial real estate (CRE) industry, offering innovative solutions that enhance efficiency, accuracy, and decision-making. But why? Here are eight ways ways professionals can utilize AI to transform their operations:

1. Property Valuation and Investment Analysis AI-powered tools can analyze vast amounts of data to provide accurate property valuations and investment analysis. By considering factors such as market trends, property conditions, and economic indicators, AI can help investors make informed decisions and identify lucrative opportunities.

2. Predictive Maintenance AI can predict when building systems and equipment are likely to fail, allowing property managers to perform maintenance proactively. This not only reduces downtime and repair costs but also extends the lifespan of assets and improves tenant satisfaction.

3. Tenant Screening and Management AI can streamline the tenant screening process by analyzing applicants' financial histories, credit scores, and rental histories. Additionally, AI-driven platforms can automate lease management, rent collection, and communication with tenants, making property management more efficient.

4. Market Analysis and Forecasting AI can analyze market data to identify trends and forecast future market conditions. This helps real estate professionals make strategic decisions about property acquisitions, developments, and sales, ensuring they stay ahead of the competition.

5. Space Optimization and Utilization AI can analyze how spaces are used within a building and suggest ways to optimize layouts for better efficiency and productivity. This is particularly useful for office buildings and co-working spaces, where maximizing space utilization is crucial.

6. Enhanced Marketing and Sales AI can enhance marketing efforts by analyzing customer data to create targeted campaigns. AI-driven chatbots can engage with potential clients, answer their queries, and schedule property viewings, improving the overall customer experience.

7. Risk Management AI can assess risks associated with property investments by analyzing factors such as environmental hazards, market volatility, and regulatory changes. This enables professionals to mitigate risks and make more informed investment decisions.

8. Sustainability and Energy Management AI can monitor and optimize energy usage in buildings, reducing operational costs and environmental impact. By analyzing data from sensors and smart meters, AI can suggest energy-saving measures and ensure compliance with sustainability standards.

Conclusion The integration of AI in the commercial real estate industry is not just a trend but a necessity for staying competitive in today's market. By leveraging AI, professionals can enhance their operations, make data-driven decisions, and ultimately achieve better outcomes for their businesses and clients.

City of St. Louis begins Workhouse demolition, opening doors to future site plans

Demolition has commenced on St. Louis' Medium Security Institution, commonly known as the Workhouse, marking a pivotal step in the city's criminal justice reform efforts. The facility, operational since 1966, had been criticized due to substandard conditions and allegations of human rights violations. 

Mayor Tishaura O. Jones, who prioritized the closure of the Workhouse upon taking office in 2021, emphasized the significance of this development. The facility ceased operations in June 2021, with detainees transferred to the St. Louis City Justice Center. 

In September 2024, the city announced plans for the demolition, initially slated for December 16, 2024. However, environmental assessments revealed the presence of lead and asbestos, necessitating remediation and delaying the process. 

The demolition contract, valued at approximately $2.24 million, is funded through the city's building repair budget. 

Concurrently, the city is seeking community input for a memorial at the site to acknowledge those affected by the facility's history. Submissions for the memorial are being accepted until May 13, 2025. 

Looking ahead, the city is evaluating proposals for the site's redevelopment. Preliminary plans include constructing an animal shelter, conducting further environmental evaluations, and potentially relocating aspects of the city's tow lot to the area. These initiatives align with the city's commitment to repurposing the site to benefit the community and address past shortcomings.

The demolition of the Workhouse signifies a transformative period for St. Louis, reflecting a broader commitment to enhancing the criminal justice system and ensuring that past challenges are addressed constructively.

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Header image: The Workhouse, a medium security jailhouse, is being demolished and prepped for redevelopment. Photo credit: Spectrum News | Elizabeth Barmeier

The challenges and opportunities behind St. Louis' mega developments

According to Christopher Fox, CEO ⎜managing principal at Gershman Commercial Real Estate, mega developments, in many cases, take mega years, and are driven by the three C’s:  carry, capital and construction.

“All are, at various levels, a real challenge,” said Fox, who served as the facilitator at MetroWire Media’s recent St. Louis Mega Developments Summit 2025.

Panelists Nicholas Cook, development manager at Panattoni Development Company, Inc.; Evan Glantz, partnerships & development manager at Steadfast City Economic & Community Partners; Tim Lowe, SVP of development at The Staenberg Group; and Adnan Omeragic, president at Fox Architects, joined Fox to showcase their companies’ projects and to discuss some of the challenges they face in today’s economic and political climate.

The Staenberg Group (TSG) commenced work on the Downtown Chesterfield redevelopment project in 2017, when it began assembling the land.  The project encompasses approximately 120 acres at the site of the former Chesterfield Mall, most of which now has been demolished.  Demolition began in October, 2024, and will be complete next month.   The buildings housing Macy’s and Dillard’s will remain.  The Macy’s store will be redeveloped and repurposed, Lowe said.

Lowe said TSG plans to start infrastructure in April, 2025, and complete it in the summer or fall of 2026.

“When I say infrastructure, what that means is we’re going to go in and we’re going to build all of the horizontal public infrastructure, all of the roads, sidewalks, medians, streets, landscaping, bike path, pedestrian path, park,” said Lowe.

Once infrastructure is installed, including utilities, TSG plans to sell dirt lots to residential developers. Lowe estimates there will be approximately 12 lots. The property is zoned for approximately five million SF of total density, which allows for approximately 2500 residential units.  

Above: Over 80 attendees listen in at MetroWire Media’s Mega Development Summit 2025 panel discussions. Photo credit: Drew Edelstein

“In today’s market, residential is the opportunity. . . . This is an urban downtown.  It’s really important to bring residential in first because residential is what creates the community,” Lowe said.

According to Lowe, approximately 200,000 SF of retail space can be included in the development, and most of the retail will be located on the first floor of the residential buildings to create more of a downtown feel.  Lowe said TSG will control the retail space and plans to buy back all of the first-floor condos of the residential buildings.

“We don’t see that happening on a building-by-building basis.  We see it happening more cohesively with one big retail program that we would control and that we would own,” he said. 

The development also will include a public parking garage with an estimated 1300 spaces and street parking for 400 vehicles.  

“We’ll be able to accommodate not just those that live there or work there, but we’ll be accommodating people in the region who want to go to the project,” Lowe said.

According to Omeragic, the story of the Advanced Manufacturing Innovation Center St. Louis (AMICSTL) started in 2014, and really took take shape when AMICSTL received funding through the federal government’s Build Back Better program.  The building’s physical space has been designed, and it will support a diverse range of activities focusing on eight key industry sectors—aerospace and defense; agricultural technology and plant sciences; automotive; biomedical and life sciences; construction; energy; geospatial and location sciences; and transportation and logistics.  

The project is out for bid with general contractors, and Omeragic said he expects that process to be complete within four or five weeks.  The project is located adjacent to the campus of Ranken Technical College and will consist of three main components—high bay manufacturing, lab testing spaces and workplace community engagement.  

“One special component that was placed inside of the building is this community engagement space where we’re allowing the local youth to actually come inside of the building and experience 3-D printing and the modeling and experience what advanced manufacturing really is,” Omeragic said.

Describing the project as “catalystic,” Omeragic said AMICSTL is focusing on creating a community project that benefits the community and the region as a whole.  

He said educating the community about how the facility will function has been crucial to dispel the misperception that these types of facilities have big smokestacks and big trucks constantly accessing them.

Above: Nicholas Cook discusses Panattoni’s mixed-use development beginning later this year in Maryland Heights, Mo. Photo credit: Drew Edelstein

Although Panattoni is known as a developer whose projects are mostly industrial spec, Cook said his company has plans to create a 300-acre master planned mixed-use development in Maryland Heights, Missouri, along Missouri Route 141 and adjacent to Creve Coeur Park.  Approximately 75 acres has been allocated to multifamily, which will be developed in multiple phases.  Panattoni expects to break ground on the first phase within the next year and deliver 275 residential units.  Approximately 42 acres will be developed for retail use, with the remainder to be industrial.  

Funding is crucial to make the mega developments work.  Cook said what has made this project possible, particularly on the industrial side, is the incentives.  The developer has secured Chapter 100 tax abatement from the state.  He said another key driver for the project is a public private partnership.  The property is located within the Howard Bend Levee District.

“They just installed this new pump that helps to make all the ground that’s within that sub district of the Howard Bend Levee District more developable,” said Cook.

Developers often rely on firms like Steadfast City to help them secure economic incentives and tax credits by negotiating with the various jurisdictions.  

“We work with clients from the very beginning of their project, and make sure that the numbers pencil out.  A lot of it is capital stack development and advising on what incentives, what programs might be available and then again, helping negotiate incentives with respective parties.  Truthfully, a lot of it is education, . . . We help with incentive strategy and then it’s about pitching the project,” Glantz said.

On each phase of the Chesterfield project, Lowe said TSG goes back into the market to look for new capital.  Interest rates currently present the biggest challenge to getting the project financed.  

Cook said that the notion of tariffs and some of the resulting pricing uncertainty is a concern as Panattoni starts phase two of its project.

“An increase of 10 cents a foot of steel doesn’t sound like much, but with the amount of steel that goes into some of our buildings, that can crush a pro forma.  We’re really hoping to find more certainty there,” said Cook.

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Header image: MetroWire Media’s St. Louis Mega Developments Summit 2025 panelists. From L to R: Christopher Fox (moderator), Nicholas Cook, Evan Glantz, Adnan Omeragic, and Tim Lowe. Photo credit: Drew Edelstein

Optimizing federal space in St. Louis opens doors for economic expansion and community investment

The U.S. General Services Administration (GSA) has identified multiple federal properties in the St. Louis metropolitan area as "non-core," placing them on a list for potential closure and sale as part of a nationwide initiative to optimize government operations and enhance efficiency. While the move is part of a broader effort targeting more than 440 federal buildings across the country, it also presents opportunities for redevelopment and economic growth in the region.

Among the properties affected is the Robert A. Young Federal Building, located at 1222 Spruce St. in downtown St. Louis. The 20-story, nearly 1 million SF facility is home to multiple federal agencies, including U.S. Citizenship and Immigration Services, the Internal Revenue Service Taxpayer Assistance Center, and the U.S. Army Corps of Engineers' St. Louis District. Its designation as "non-core" suggests a potential closure and sale, creating the possibility for repurposing the space to serve the community better. Similarly, the Charles F. Prevedel Federal Building at 9700 Page Ave. in Overland, which houses the St. Louis Veterans Affairs Regional Office and the National Agricultural Statistics Service, is under review for potential transition, opening the door for innovative reuse or private sector investment. Additionally, the Federal Mediation and Conciliation Service office, located in the University Tower at 1034 S. Brentwood Blvd. in Richmond Heights, is slated for lease termination.

Above: Inside the Robert A. Young Federal Building could soon be vacant. Image courtesy of Etegra

The federal government's push to optimize its real estate portfolio is part of a larger strategy led by the Department of Government Efficiency. The GSA plans to repurpose or sell more than 500 federal buildings nationwide, including high-profile properties such as the FBI and Department of Justice headquarters. According to the department, lease terminations at 22 underutilized federal properties have already resulted in an estimated $44.6 million in cost savings. While some lease cancellations have led to legal disputes, these transitions will require communities to reimagine how these spaces can be revitalized for commercial, residential, or mixed-use purposes.

The planned transitions of federal buildings in St. Louis could ultimately contribute to economic revitalization. As federal offices consolidate, there is potential for increased investment in local infrastructure, commercial development, and job creation. The private sector and city officials have an opportunity to collaborate on redevelopment efforts that align with regional needs, whether through new business hubs, affordable housing, or community spaces. As the GSA and the Department of Government Efficiency move forward with their plans, stakeholders across the region are engaging in proactive discussions to ensure these changes lead to long-term benefits for the St. Louis community.

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Above: The Robert A. Young Federal Building in downtown St. Louis, Mo. is one of several metro area to potentially close. Image courtesy of Etegra

Long-vacant Millennium Hotel site slated for major redevelopment in Downtown St. Louis

The long-vacant Millennium Hotel site in downtown St. Louis is set for a $670 million redevelopment led by The Cordish Companies, the developer behind Ballpark Village. The Gateway Arch Park Foundation has selected the firm to transform the property at 200 S. 4th St., adjacent to the Gateway Arch.

The 1.3 million SF project will include a mix of residential, office, retail, and public spaces aimed at revitalizing the area. Plans call for a 41-story residential tower with 600 apartments, a 10-story office building with 250,000 SF of Class A office space, a 35,000 SF food hall, and a 60,000 SF Arch archive. Additional features include an amphitheater and improved streetscapes designed to enhance pedestrian connectivity between key downtown landmarks, including the Gateway Arch grounds, Kiener Plaza, and Busch Stadium.

The site has remained vacant since the Millennium Hotel closed in 2014. Its redevelopment is expected to inject new energy into downtown St. Louis, spurring economic growth and reinforcing the city's position as a business and entertainment hub.

The project has received initial authorization from the Land Clearance for Redevelopment Authority, allowing the Gateway Arch Park Foundation to acquire the property from its current owners. A construction timeline has not yet been determined, but the redevelopment plan is expected to go before the Board of Aldermen in April for review and approval.

Cordish's involvement further solidifies its investment in St. Louis, expanding on its previous work with Ballpark Village. The project is expected to serve as a catalyst for additional development efforts downtown, marking a new chapter in the city's ongoing revitalization.

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LOCAL on Delmar set to transform the Delmar Loop with modern mixed-use living

Subtext, a national real estate company dedicated to enhancing the resident experience, and Brinkmann Contractors, a national design/build construction management company, recently marked the beginning of vertical construction for LOCAL on Delmar, a five-story multifamily development in University City. A groundbreaking event was held at 6650 Delmar Blvd., drawing key community leaders and project stakeholders, including University City Mayor Terry Crow.

Designed to address the growing demand for housing in the area, LOCAL on Delmar will introduce 259 residential units, ranging from studios to three-bedroom apartments, with townhomes that open onto Delmar Blvd. The development spans 398,225 SF and will include a five-story parking garage with 399 spaces, along with 7,100 SF of street-level retail space to enhance the vibrancy of the Delmar Loop.

Construction began in September 2024, with completion expected by summer 2026. The project is positioned to integrate seamlessly with the surrounding community, catering to residents, students, and professionals with its modern design and proximity to Washington University, Downtown Clayton, and Forest Park. The inclusion of preserved art and architectural elements further connects the project to the area's cultural heritage.

Above: A street view rendering of LOCAL on Delmar mixed-use development under construction in University City, Mo. Image courtesy of Subtext

Residents will have access to 12,000 SF of shared amenities designed to support a balanced lifestyle. Features include a club room with entertainment spaces, a work-from-home hub with private and collaborative areas, a wellness suite with meditation and sauna rooms, a gym with indoor and outdoor fitness options, a yoga studio, and a pool terrace with grilling stations, cabanas, and fire pits.

LOCAL on Delmar represents a significant investment in University City, reinforcing efforts to foster sustainable growth and enhance quality of life. With its prime location at the intersection of Delmar Blvd. and Leland Ave., the development is expected to contribute to the ongoing revitalization of the Delmar Loop while providing much-needed housing options for the community.

Brinkmann Constructors is the general contractor, and ESG Architecture & Design is leading the design efforts. Regional financial and engineering firms are additional partners contributing to the project's execution.

LOCAL on Delmar marks Subtext's second major development in St. Louis, following the successful completion of VERVE St. Louis near Saint Louis University in 2021. The company remains committed to delivering thoughtfully designed residential projects that elevate the living experience for their residents.

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Header image: The recent groundbreaking ceremony for the mixed-use development LOCAL on Delmar held at 6650 Delmar Blvd. in University City. Photo Credit: Mark Wiemers 

Rapid growth continues for IMPACT Strategies

IMPACT Strategies, Inc. is experiencing significant growth, nearly doubling its active projects in 2024. The increased workload has driven the firm to expand both its office and field teams, reinforcing its commitment to delivering high-quality construction management and design/build services across healthcare, senior living, multifamily, office, retail, and warehouse/distribution markets. With offices in Missouri, Illinois, and Ohio, the company continues to serve a regional and national client base.

The surge in project opportunities stems from a strong pipeline of repeat clients, along with new partnerships that have fueled additional demand. To support this expansion, IMPACT Strategies has strategically strengthened its workforce by welcoming several new professionals across key departments.

Rebecca McCarty has joined as a senior project engineer, bringing valuable expertise to the firm's growing portfolio. Nick Jacquin and Matthew Dickus have been appointed project engineers, while Danielle Powers has taken on the role of project assistant.

Field operations have also expanded with the addition of superintendents Darik Barton, Curt Davidson, Tim Rondeau, and Alan Rose. Jason Langenhorst has been brought on as an assistant superintendent, contributing to the day-to-day management of projects in progress. Additionally, Eric Engelbrecht has been named preconstruction manager, further strengthening the company's preconstruction planning capabilities.

This strategic expansion reflects IMPACT Strategies' ongoing dedication to excellence, reinforcing its ability to manage complex projects while maintaining high standards of quality and efficiency.

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Header image: An aerial view of the third U-Haul project in Champaign, Ill., showcasing its construction progress. The project was awarded to the design-build firm IMPACT Strategies. Image courtesy of IMPACT Strategies

Chesterfield set for transformation as City Council establishes special Business District

The Chesterfield City Council has sanctioned the Downtown Chesterfield Special Business District (SBD), implementing a phased tax plan to fund public infrastructure maintenance within the development area. This district, excluding the Dillard's property, is set to feature over 2,000 residential units, a 300-room hotel, and more than 3 million SF of commercial space, including offices, retail outlets, and restaurants.

An additional tax of up to $0.85 per $100 of assessed property value will be levied within the SBD to support these developments. This tax will apply solely to land assessments until the end of fiscal year 2029, ensuring that existing property owners are not disproportionately taxed during the redevelopment phase. By fiscal year 2030, as phase one concludes, the tax will extend to include property improvements, aligning contributions with the enhanced infrastructure and services.

The SBD's revenue will fund services such as street maintenance, lighting, bike paths, public parking facilities, pedestrian walkways, landscaped medians with irrigation, security measures, and administrative oversight. This approach ensures that property owners within the development contribute equitably to the upkeep of these public amenities.

Above: A rendering of a pedestrian path through the Downtown Chesterfield Special Business District lined with retail shops, restaurants ,and office space. Image courtesy of the Staenberg Group | Credit: Nelsen Partners

The City Council's decision authorizes an election within the district to approve the proposed tax. Ballots will be distributed by March 4, and the election is scheduled for April 15. Additionally, a seven-member advisory board will be appointed to provide recommendations on the district's operations.

Demolition of the existing Chesterfield Mall commenced in October 2024, marking the beginning of this extensive redevelopment project. Core infrastructure construction is slated to start in late 2025, with vertical development anticipated over the following decade. The initial phase aims to establish a vibrant urban center, introducing a mix of residential, commercial, and recreational spaces to the area.

This strategic development is poised to transform Chesterfield, fostering economic growth and enhancing community amenities through thoughtful planning and investment.

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Header Image: A rendering of the proposed Downtown Chesterfield Special Business District mixed-use project that includes multifamily units alongside offices, restaurants, and retail establishments. Image courtesy of the Staenberg Group | Credit: Nelsen Partners

St. Louis advances affordable housing with Clinton-Peabody redevelopment initiative

The Missouri Housing Development Commission (MHDC) has approved nearly $6.5 million in combined state and federal tax credits and funding to launch the redevelopment of the historic Clinton-Peabody public housing complex in St. Louis. This critical financial support includes $3.5 million in Low-Income Housing Tax Credits (LIHTC), Missouri Affordable Housing Assistance Program tax credits, and $3 million in federal funds. Preservation of Affordable Housing (POAH), a Chicago-based nonprofit developer specializing in affordable housing, is leading the initiative.

Constructed in 1942, Clinton-Peabody has long served as a cornerstone of public housing in St. Louis but now requires extensive upgrades to address structural and safety issues. The redevelopment aims to reimagine the complex as a mixed-income community, combining modern housing with comprehensive resident services. Collaborative planning efforts have included input from the St. Louis Housing Authority, Clinton-Peabody residents, and the Tenant Advisory Board.

The first phase of the redevelopment will deliver 89 newly constructed multi-family apartments, offering one-, two-, and three-bedroom units to households earning up to 60% of the area's median income. Long-term plans envision a transformation of the site, with 350 mixed-income apartments, affordable for-sale homes, redesigned streetscapes, an expanded Al Chappelle Community Center, and a central park. Residents will be supported with temporary housing and guaranteed relocation within the redeveloped community.

The total cost of Phase 1 is estimated at $32 million. The project’s funding package includes $1.47 million in federal 9% LIHTCs, $1.03 million in state 9% LIHTCs, $3 million from the National Housing Trust Fund, and $1 million in state Affordable Housing Assistance Program tax credits. These resources mark a significant step toward addressing St. Louis’s affordable housing needs.

Above: An aerial rendering of the Clinton-Peabody redevelopment site that will eventually offer 350 mixed-income affordable housing units. Image courtesy of LJC

St. Louis-based architectural firm Trivers is leading the design process, which integrates sustainability, universal design, and trauma-informed principles to meet residents’ diverse needs. Roanoke Construction, David Mason & Associates, and other local firms will contribute expertise to the construction and engineering phases. POAH Communities, the management arm of POAH, will oversee property operations while partnering with local organizations to provide financial education, youth programs, and housing stability resources.

Strategically located near downtown St. Louis, the redeveloped Clinton-Peabody community will offer residents proximity to major employers like Ameren and Purina, as well as access to infrastructure projects such as the Brickline Greenway and future MetroLink expansions. This prime location aligns with broader efforts to revitalize the Gateway South and Old Frenchtown neighborhoods.

Community engagement is vital to the project’s success. Organizations such as the Heartland Black Chamber of Commerce and Prosperity Connection are collaborating to support residents through initiatives to promote economic empowerment and housing stability.

POAH brings decades of experience to the redevelopment, with thousands of affordable housing units across the U.S., including over 1,500 units in Missouri. Their proven expertise in transforming urban housing communities in cities like Boston, Chicago, and Miami positions them as a valuable leader for the Clinton-Peabody project, which aims to preserve affordable housing while fostering a vibrant, sustainable neighborhood.

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Header image: A rendering of the Clinton-Peabody redevelopment showcases the start of Phase I, which will bring 89 newly constructed multi-family apartments to the community. Image courtesy of LJC

Top five 2025 residence hall design trends: Sustainability, Flexibility, Community, Technology and Wellbeing

Student housing design has evolved significantly over the years to meet the changing needs and preferences of each generation of students. As Generation Z (born between 1997 and 2012) comes to the forefront, the design trends for 2025 will prioritize flexible spaces, health and wellness, sustainability, community, and digital technology, according to experts in higher education design at KWK Architects, Principals Paul Wuennenberg, AIA, LEED AP and Javier Esteban, AIA, LEED AP.

Gen Z is known for being the most digitally connected generation, having grown up immersed in technology. They are also highly diverse and well-informed, with the ability to access information quickly and efficiently to guide their decisions. Despite their digital engagement, this generation still values face-to-face communication and social interactions, which influences the types of spaces and amenities that should be incorporated into residence halls.

Top Five Residence Hall Design Trends for 2025

1. Sustainability and Eco-Friendly Design

• Energy-Efficient Buildings: Sustainable materials, solar energy systems, and energy-efficient appliances will be central to the design. These efforts aim to minimize the environmental footprint of student housing while keeping operational costs low.

• Green Spaces and Urban Gardens: Features like rooftop gardens, communal courtyards, and vegetable gardens are gaining popularity. These outdoor spaces encourage community engagement and offer students tranquil environments for studying and relaxation.

• Water Conservation: The integration of low-flow fixtures, rainwater harvesting systems, and smart water management technologies will help reduce water usage.

2. Flexible and Multi-Use Spaces

• Modular Room Designs: Flexible room layouts will allow for adaptability throughout the semester. Rooms will be designed to serve multiple purposes, such as studying, socializing, or hosting events, based on the students' evolving needs.

• Shared Workspaces: Collaborative spaces will be prioritized, with co-working areas, study lounges, and meeting rooms designed to facilitate group study and teamwork. These spaces will be equipped with advanced technology to support diverse learning styles.

• Multi-Use Social Spaces: Common areas and social lounges will be designed to serve a variety of functions, including hosting events, group study sessions, movie nights, and informal meetups, fostering a balanced blend of academic and social engagement.

Above: Students gather in a mixed-use space at the University of Minnesota’s Pioneer Hall. Image courtesy of KWK Architects

3. Smart Technology Integration

• Smart Home Features: The use of voice-activated lighting, temperature controls, and smart locks will enhance both comfort and security. With technology integrated into everyday life, students will have the ability to personalize their living environments with ease.

• High-Speed Internet & Connectivity: As hybrid learning and remote work become more prevalent, high-speed internet will be essential. Residence halls will focus on providing robust Wi-Fi coverage throughout the building and in communal areas.

• Security Innovations: The use of smart security systems, such as biometric access, smart cameras, and app-controlled features, will ensure enhanced safety for students.

4. Health and Wellbeing Focus

• Wellness-Focused Amenities: In response to growing awareness around mental health, student housing will incorporate wellness amenities like meditation rooms, fitness centers, and on-site counseling services. The inclusion of nature, natural light, and improved air quality will support students' mental and physical well-being.

• Noise Reduction and Privacy: Acoustic design will play a crucial role in creating quiet spaces for rest and study, with noise-cancelling materials and private study areas becoming more prevalent.

• Healthy Building Materials: The use of non-toxic paints, flooring, and ventilation systems will ensure healthier indoor air quality, contributing to a more supportive living environment for students.

• Bedroom/Restroom Configurations: There will be a greater emphasis on private bedroom units and bathrooms to accommodate student preferences for privacy. The trend toward gender-neutral bathrooms will continue, with private bathroom clusters that can be used by anyone, ensuring full privacy.

Above: A lounge area with snacks and refreshments inside North Hall at Indiana University–Purdue University Indianapolis. Image courtesy of KWK Architects

5. Community and Social Interaction

• Community-Centric Design: The focus will be on creating spaces that foster social interaction and a sense of belonging, such as larger community kitchens, collaborative lounges, and communal dining areas, which will encourage diverse student engagement.

• Student-Led Events and Activities: The design will facilitate events like social mixers, networking opportunities, fitness classes, and academic workshops, with dedicated spaces for student-led clubs and organizations.

• Cultural Integration: Multi-purpose areas will cater to cultural diversity, allowing international students to connect, share meals, and celebrate their heritage.

As the next generation of students—Generation Alpha—begins to enter college, institutions will need to prepare their housing facilities for a generation that will likely require advanced technologies such as AI integration, multi-screen capabilities, and faster internet speeds. As current technologies will soon become outdated, it will be vital for student housing to adapt to these evolving needs.

With AI set to revolutionize both the workplace and the academic world, the length of time students spend in college may increase. Colleges and universities will need to adjust to these shifts and consider the competition posed by off-campus housing options.

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Header image: A student residence hall common area at Indiana University–Purdue University Indianapolis. Image courtesy of KWK Architects

St. Louis County Library unveils flagship Clark Family Branch in "Your Library Renewed" initiative

The largest branch in the St. Louis County Library system, the Clark Family Branch Library, has opened its doors in Ladue, Mo., marking a significant milestone in the district's "Your Library Renewed" initiative. The two-story, 78,000 SF facility, designed by Lamar Johnson Collaborative (LJC), replaces a previous building that served the community for over 60 years.

Located on an 8-acre site at 1640 S. Lindbergh Blvd., the branch is a modern hub for learning, collaboration, and community engagement. Its design blends stone, glass, wood, and steel, creating a warm, inviting atmosphere. Natural light, high ceilings, and open, flexible spaces emphasize its connection to both its natural surroundings and the community's needs.

The Clark Family Branch Library serves as the district's flagship facility, offering a wide range of amenities. Highlights include age-specific areas for children and teens, a multipurpose event space, and a history and genealogy center. The Stephany and Richard Kniep Children's Space features interactive exhibits like a magnetic gear wall and touch-screen games, while the Unity Foundation Teen Space includes a creative lab with a 3D printer, recording studios, and collaborative workstations.

Above: Some colorful reading nooks inside the new Clark Branch Family Library . Image credit: Kim Rodgers

For larger gatherings, the branch's 800-seat Post Event Space & Plaza provides flexibility for author events, community meetings, and other programming. The Emerson History & Genealogy Center, one of the largest in the nation, supports family research and digital preservation projects, while the small business center offers educational resources for entrepreneurs.

Outdoor spaces complement the interior design, with a walking path, a reading garden, and a second-level balcony offering opportunities for programming and relaxation. Thoughtful site planning prioritizes accessibility for pedestrians, cyclists, and motorists.

Above: Inside the grand hallway of the Clark Family Branch Library, which offers many spaces, including age-specific areas for children and teens, a multipurpose event space, a creative lab, and a history and genealogy center. Image credit: Kim Rodgers

The project was supported by a $6 million donation from the Bob Clark Family, founder and executive chairman of Clayco, a design-build firm. LJC, a subsidiary of Clayco, integrated architecture, interior, and landscape design to create a cohesive, sustainable, and community-focused facility.

The new branch consolidates library functions, with administrative operations moving to a separate building in Frontenac, which LJC also designed. This operational shift optimizes the library system's resources and enhances service delivery.

The completion of the Clark Family Branch Library, part of a decade-long effort to modernize all branches, exemplifies the evolution of libraries into vibrant civic hubs. By balancing cost-efficiency with aspirational design, the project delivers a community asset that embodies the library's mission to inspire and support lifelong learning.

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Header image: The Clark Family Branch Library recently opened as the largest branch in the St. Louis County Library system at 78,000 SF. Image credit: Kim Rodgers

One Foundry Way brings modern living and historic charm to Midtown

Tenants are now settling into One Foundry Way, a transformative addition to Midtown St. Louis and the first high-rise market-rate apartments in the area in nearly 50 years. The mixed-use development, located at 3835 Foundry Way along Vandeventer Ave., represents Phase 2 of the City Foundry STL redevelopment project.

Lawrence Group led the $96 million initiative, serving as the lead architect and interior designer.

One Foundry Way builds upon the success of City Foundry STL Phase 1, a bustling hub for dining, retail, and entertainment that opened in 2021. The redevelopment revitalized a 15-acre historic foundry, used initially by Century Electric Company for motor and generator manufacturing, into a modern urban destination.

Above: A street-level view of One Foundry Way, a mixed-use redevelopment in Midtown St. Louis. Image credit: Sam Fentress Photography

One Foundry Way's eight-story residential tower rises above a six-level parking structure with 481 spaces. The ground floor features retail spaces designed to blend seamlessly with the dynamic commercial environment of City Foundry STL.

The residential portion includes 270 luxury apartments in studio, two-, and three-bedroom layouts. Interiors emphasize a blend of modern and industrial design, incorporating floor-to-ceiling windows, exposed concrete elements and warm natural materials.

Above: Inside one of the luxury apartments at One Foundry Way. Image credit: Sam Fentress Photography

Residents enjoy premium amenities such as a rooftop pool, zen garden, fitness center, lounges, bike storage, fire pits and a dedicated dog run. The design prioritizes communal and outdoor gathering spaces, fostering social connections and shared experiences. The features complement the vibrant atmosphere of City Foundry STL and contribute to its reputation as a central hub for city life.

ARCO Construction was the project's general contractor, completing the development within a year. New + Found spearheaded the effort, continuing its vision of reinvigorating Midtown St. Louis.

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Header image: The open-air pool deck of One Foundry Way sits atop the enclosed parking garage adjacent to the 8-story luxury apartments in Midtown St. Louis. Image credit: Sam Fentress Photography