EXISTING CONDITIONS IN SPANISH LAKE
This section of the plan is a description of demographic trends and characteristics of Spanish
Lake. As Map 2-1 below shows, Spanish Lake is comprised of three census tracts labeled
2101.00, 2107.01, and 2107.02. The U.S. Census data collected in the following sections refer to
these three census tracts. This plan focuses on the stretch of Bellefontaine Road that runs
through census tracts 2107.01 and 2107.02.
Map 2-1: Spanish Lake Area 2000 US Census Tracts
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Spanish Lake-Bellefontaine Road Commercial improvement Plan
2-1
Population
In 2000, the Spanish Lake population totaled 21,872 people; the 2005 estimated population was
22,195. This change is an increase of 1.5 percent between 2000 and 2005. As of 2000, Spanish
Lake made up 6.8 percent of St. Louis County’s unincorporated population. As the table below
shows, the population growth in Spanish Lake outpaced the population growth in St. Louis
County between 1990 and 2000.
Population Change 1990-2000
1990
2000
20,801
21,872
993,508
1,016,300
Spanish Lake
St. Louis County
% Change, 1990-2000
+5.1
+2.3%
SOURCE: 1990 & 2000 U.S. Census, Summary File 1
Age
As the graph below shows, between 1990 and 2000, there were significant increases in the
number of people under 19 years of age. In 2000, 33 percent (7,248) of people living in Spanish
Lake were under 19.
Comparison of Age Ranges in Spanish Lake, 1990-2000
2500
2036
1920
2000
1729
1563
1597 1560
1432
1341
Population
1500
1447
1329
1990
2000
1000
500
0
Under 5 years
5-9 years
10-14 years
15-19 years
20-24 Years
Age
SOURCE: 1990 and 2000 U.S. Census, STF 1
2-2
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Spanish Lake-Bellefontaine Road Commercial Improvement Plan
Race
Between 1990 and 2000, diversity increased across St. Louis County, but Spanish Lake has far
outpaced the County in growth of non-white populations. In 1990, the Spanish Lake population
was 81 percent white and 17 percent African-American. By 2000, only 43 percent of the
population was white and 54 percent was African-American. This represents a 230 percent
increase in the African-American population in Spanish Lake. The African-American population
increased by 39 percent in St. Louis County between 1990 and 2000.
White
Population by Race in Spanish Lake
1990
2000
% of Total
% of Total
Population
Population
Population
Population
16,943
81%
9,448
43%
African-American
3,574
Asian
172
Two or more
112
races/other
SOURCE: 1990 and 2000 U.S. Census, STF 1
% Change, 1990-2000
-44%
17%
1%
11,776
148
54%
1%
+229.5%
-14%
.5%
351
2%
+213.4%
Household Type
In 2000, there were 8,559 households in Spanish Lake and nearly 40 percent of the households
had children under 18 years of age. As the chart below shows, this share represents a 30 percent
increase from the number of households with children under 18 in 1990.
Total Households
Households with
children under 18
Households in Spanish Lake
1990
2000
Total
% of
Total
% of
Households
Households
Households
Households
8,232
8,559
2,678
33%
3,574
% Change,
1990-2000
+4%
42%
Single parent
711
26.5%
1,851
51.8%
households with
children under 18
SOURCE: 1990 and 2000 Census, STF 1, and Census data summarized on http://www.Dataplace.org
+33%
160%
Between 1990 and 2000, there was a 20 percent decrease in married-couple households with
children under 18. In 2000, of households with children, half were single-parent headed
households. Of the recent increase in households with children, most appear to be single-parent
headed. Female-headed households increased in number by 143 percent from 1990 to 2000.
Income
In 2000, the median household income for the three census tracts ranged from $33,246 to
$39,394. This range is significantly lower than the St. Louis County median household income of
Existing Conditions
Spanish Lake-Bellefontaine Road Commercial improvement Plan
2-3
$50,532. There was a tremendous increase in the percentage of people in families living in
poverty, from 5.3 percent in 1989 to 11.6 percent in 1999. The St. Louis County rate of poverty
also increased from 5.6 percent in 1989 to 6.9 percent in 1999. Despite the growing rates of
poverty, the following chart shows that 46 percent of households earn more than $40,000.
Median Income Ranges for Households in Spanish Lake, 2000
4%
2%
Less than $10,000
9%
$10,000-20,000
8%
11%
$20,000-30,000
$30,000-40,000
10%
$40,000-50,000
$50-60,000
10%
19%
$60,000-75,000
$75,000-100,000
$100,000-150,000
12%
15%
SOURCE: U.S. Census, 2000
2-4
Existing Conditions
Spanish Lake-Bellefontaine Road Commercial Improvement Plan
More than $150,000
Education
The chart below shows the maximum educational attainment for persons over 25 years of age in
Spanish Lake. Thirty-one percent have a high school diploma as compared to 24 percent in the
County. On the other hand, 22 percent of those in the County have a bachelor’s degree, compared
to only 12 percent in Spanish Lake. The census data also show a decrease in enrollment in
private schools from 1990 to 2000 in Spanish Lake. This decrease is likely due to the closing of
several Catholic parishes in the area.
Educational Attainment for Population Age 25 and Older, 2000
35%
31.0%
30%
27.5%
24%
Percentage of Population
25%
22.70%
22%
20%
15%
12.6%
10%
5%
13%
12.2%
8%
5.1%
3.9%
6.9%
6%
4.8%
0%
2000 Spanish Lake
2000 St. Louis County
SOURCE: U.S. Census, 2000
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Spanish Lake-Bellefontaine Road Commercial improvement Plan
2-5
Employment
Over 6 percent of the people in the labor force in Spanish Lake were unemployed in 2000. In
1990, there were just over 11,000 people in the labor force and 5 percent unemployment.
Comparatively, the St. Louis County unemployment rate for 1990 was 4.5 percent and 4.6
percent in 2000.
Employment for residents 16 years and over
1990
Percent of
2000
Percent of
total
total
In Labor force
11,368
10,838
In Armed Services
83
1%
23
.2%
Employed
10,708
94%
10,131
93.5%
Unemployed
577
5%
684
6.3%
SOURCE: 1990 & 2000 U.S. Census, Summary File 3 sample data
Percent
Change
-4.6%
-72%
-5.4%
18.5%
Housing
As of 2000, there were 8,559 occupied housing units, 56 percent of them were owner occupied.
This percentage includes multi-family units as well as single family homes that are rented.
Median values for owner-occupied units in the three tracts ranged from $69,000 to $80,000 in
2000. Of the 5,238 single family homes in Spanish Lake in 2007, 87 percent were owneroccupied.
Number of Housing Units
Occupied Housing Units
Owner-Occupied
1990
8,832
8,251
4,839
Housing Characteristics
Percent of total
Range for Median Housing
$63,000-$77,000
Value
SOURCE: 1990 & 2000 U.S. Census, STF 3
2000
9,035
8,559
4,778
93.4%
58.6% (of occupied
units)
Percent of total
94.7%
55.8% (of occupied
units)
$69,000-$80,000
Transportation
Access to transportation is important for Spanish Lake households to meet basic service needs.
Nearly 8 percent of occupied housing units (rental and owner) do not have access to a vehicle.
This is compared with 6.4 percent of households in St. Louis County. The majority of renteroccupied units in Spanish Lake have one car available, while just over 40 percent of owneroccupied units have access to two cars.
Vehicles Available to Occupied Housing Units (2000)
No Vehicle Available
1 Vehicle
2 Vehicles
Owner- Occupied Units 122
1,594
1,968
Rental Units
523
2,224
899
Total
645 units (7.8%)
3,818 units (46%)
2,867 units (35%)
SOURCE: 1990 & 2000 U.S. Census, Summary File 3
2-6
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Spanish Lake-Bellefontaine Road Commercial Improvement Plan
3-5 Vehicles
1,094
135
1,229 units (15%)
BELLEFONTAINE ROAD IN SPANISH LAKE
Street Maintenance and Traffic
The St. Louis County Department of Highways and Traffic maintains the 1.68 mile stretch of
Bellefontaine Road between I-270 and Parker Road. In 2007, Highways and Traffic completed a
$7.3 million improvement project that created a new center turn lane, curbs, gutters and
sidewalks from Larimore Parkway to Horizon Village Drive. The project helped relieve
congestion for turning lanes and created a safer environment for pedestrians.
St. Louis County’s I-270/Hwy. 367 Corridor Study (2003) made several recommendations for
Bellefontaine Road based on a 2002 study of North County arterial roads conducted by Parsons,
Brinckerhoff, Quade and Douglas. The following is an excerpt from the I-270/Hwy. 367 Corridor
Study.
Future projections to the year 2020 show traffic increases on Bellefontaine Road
north of I-270 as well as New Jamestown, Parker and Redman Roads, with the
greatest increases projected for Redman Road east of Highway 367 and Parker Road
west of Highway 367. The St. Louis County Arterial Study suggests three potential
improvement options for Bellefontaine Road near I-270, including: development of
one-way outer roads along I-270; realignment of Dunn Road to the north and
conversion of the signalized Larimore Parkway intersection to a right-in, right-out
configuration; and installation of adaptive signal controls to allow for real-time
adjusted signal timing and optimization. The study also recommends monitoring
Bellefontaine Road at Belgrove Drive and Parker Road, with possible signalization of
Belgrove Drive and intersection improvements at Parker Road. The St. Louis County
Department of Highways and Traffic will continuously monitor Bellefontaine and
Parker Roads before, during and after construction of the Highway 367
improvements.
Map 2-2 shows average weekday traffic counts for several intersections. June 2005 traffic counts
for Bellefontaine Road show that the intersection of Larimore Road and Bellefontaine Road has
the highest average weekday traffic and the average count decreases traveling north. Friday
between 5pm and 7pm are the peak hours for all of the intersections except those just south of
Parker Road.
Segment
A
B
C
Average Weekday Traffic Exiting Bellefontaine Road
Larimore Road to Larimore Parkway
Larimore Parkway to Redman Road
Redman Road to Trampe Ave.
D
Trampe Ave. to Parker Road
E
Parker Road to Spanish Pond Road
SOURCE: St. Louis County Dept. of Highways and Traffic
5,970
1,660
5,420
3,470
1,920
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Spanish Lake-Bellefontaine Road Commercial improvement Plan
2-7
The previous table illustrates how many cars exit Bellefontaine Road along each segment based
on the average weekday counts shown in Map 4-2. A significant number of cars are exiting near
the Sierra Vista Plaza and between Redman Road and Trampe Ave.
Map 2-2: Bellefontaine Road Traffic Counts
SOURCE: St. Louis County Highways and Traffic
2-8
Existing Conditions
Spanish Lake-Bellefontaine Road Commercial Improvement Plan
Public Transportation
Map 2-3 shows the Spanish Lake bus line (Number 36) that connects points along Bellefontaine
Road with Jamestown Mall, Paddock Forest Shopping Center, the Mayfair Shopping Center and
Christian Northeast Hospital. The #36 Spanish Lake bus line connects to 8 other bus lines not
shown on the map. As shown on Map 4-4, the bus makes several stops along Bellefontaine Road
including near the shopping areas. The bus runs once an hour in this area.
Map 2-3: #36 Spanish Lake Bus Route
SOURCE: MetroBus St. Louis, http://www.metrostlouis.org/
Existing Conditions
Spanish Lake-Bellefontaine Road Commercial improvement Plan
2-9
Map 2-4: Bus Stops
SOURCE: St. Louis County Planning Department
2-10
Existing Conditions
Spanish Lake-Bellefontaine Road Commercial Improvement Plan
SPANISH LAKE BELLEFONTAINE ROAD COMMERCIAL DISTRICTS
The study focuses on two nodes: one area is around the intersection of Bellefontaine Road and
Parker Road (north node), and the other area surrounds the intersection of Dunn Road and
Bellefontaine Road (south node). There are several similarities between the two study areas:
they each have a multi-tenant retail strip center, are adjacent to large apartment complexes, and
include approximately 60 parcels.
The following sections look at each
node separately. The nodes are
different in many ways. While both
areas have the same number of
parcels, the south node is significantly
larger in area compared to the north
node. The northern node is composed
of characteristically neighborhoodscale retail uses, while the southern
node has larger lots with more
exposure to Interstate 270 traffic. As a
result, the North Node has smaller,
locally-owned businesses, while the
South Node has more national chains.
Map 2-5: Age of Structure (for all structures with data)
SOURCE: St. Louis County Planning Department
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Spanish Lake-Bellefontaine Road Commercial improvement Plan
2-11
Map 2-6: Parcel Land Use for North and South Nodes
SOURCE: St. Louis County Planning Department
2-12
Existing Conditions
Spanish Lake-Bellefontaine Road Commercial Improvement Plan
NORTH NODE
Parcel Inventory: North and South Nodes
North Node
South Node
Parcels
59 (60 acres)
60 (95 acres)
Commercial Parcels (current or potential use)
28 (33 acres)
34 (68 acres)
Vacant Commercial Parcels
4 (8 acres)
10 (40 acres)
Vacant Commercial Structures
7 (on 10 acres)
3 (on 2.8 acres)
Land Use
Residential
14
Institution
9
Industrial/Utility
4
SOURCE: Field Study, May 2007 and St. Louis County Revenue Data
4
0
4
As the table above shows, of the 59 parcels in the node, 28 are currently used commercially or
have the potential for commercial use. Potential commercial uses include parcels currently
zoned commercial but are vacant or have a vacant structure. Eleven parcels (18 acres) are either
vacant or have a vacant structure. While this is a significant portion of the study area, it should
be noted that 5 acres of this vacant land is an undeveloped greenfield.
The median year built for the 28 commercial structures is 1972. Building dates of structures
range from 1917 to as recently as 2000. The median appraised value for the commercial parcels
is $194,000.
According to the St. Louis County Department of Revenue data, there are 2,546 residences within
a quarter-mile radius of the north node.
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Spanish Lake-Bellefontaine Road Commercial improvement Plan
2-13
Map 2-7: North Node Land Use
SOURCE: St. Louis County Planning Department
2-14
Existing Conditions
Spanish Lake-Bellefontaine Road Commercial Improvement Plan
Map 2-8: North Node Aerial with Commercial Parcels
SOURCE: St. Louis County Department of Planning
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Spanish Lake-Bellefontaine Road Commercial improvement Plan
2-15
Zoning
Most of the north node is zoned C-2 or C-3 Shopping District that allow for stores and facilities
that provide goods and services usually used, consumed, or needed in the home or by
individuals. In addition, some parcels are zoned C-8 Planned Commercial District, a designation
that permits a site-specific commercial
use. According to the St. Louis County
Zoning Ordinance (1003.145), a Planned
Commercial District “facilitate[s] the
establishment of combinations of
developments and uses for which no
provision is made in any other single “C”
Commercial District…. Such approved
plans and conditions shall be consistent
with good planning practice and
compatible with permitted developments
and uses in adjoining districts, so as to
protect the general welfare.” In this node,
C-8 zoning includes a storage facility, a
Taco Bell, an insurance agency, a dentist, a
day care and a vacant parcel.
Since 1994, there have been ten petitions
requesting a zoning change filed with the
Planning Department. Three petitions to
change from a residential to commercial
use were approved. Several were changes
to an existing commercial designation and
two were conditional use permits. A list
of recent petitions is included in the
appendix.
Map 2-9: North Node Zoning
SOURCE: St. Louis County Planning Department
2-16
Existing Conditions
Spanish Lake-Bellefontaine Road Commercial Improvement Plan
Businesses
As previously mentioned, the north node is home to several
locally-owned businesses. Built in 1963, Belle-Parke Plaza is
a multi-tenant retail shopping center, centrally located with
the node. Belle-Parke Plaza (12103 and 12145 Bellefontaine
Rd.) has over 70,000 square feet of leasable space,
approximately 30 percent of which is vacant. Available
spaces include retail, medical office, and administrative office.
Lease rates are $12.00-$14.00 per square foot. Current
businesses include a laundromat, a pharmacy, a few
restaurants, a discount store, an investment and tax
Belle-Parke Plaza has prominent
preparation services and a St. Louis County Police substation.
signage along Bellefontaine Road
As shown in the aerial map, all of the businesses have ample
parking; there are approximately 150 parking spaces
available in Belle-Parke Plaza.
At 12100 Bellefontaine Road is a smaller retail strip that
includes a clothing retailer, a bait & tackle shop, barber,
tattoo parlor and a former bar. There is no prominent
roadside signage. Farther north on Bellefontaine Road is
another small retail strip (pictured below) with tax
preparation services and a convenience store. Next to this
strip center is a former banquet hall, and to the south is an
automotive repair shop.
Rinderer’s Pharmacy is one of the
oldest tenants of theBelle-Parke Plaza
Pattern Drive connects Parker and Bellefontaine Roads.
A local bank, a self-serve car wash, an automotive repair
shop, a vacant ice cream shop and a vending machine
company are all along this road.
Strip center at 12100 Bellefontaine Rd.
Local bank at the corner of Bellefontaine and
Parker Roads. (1626 Pattern Dr.)
Businesses at 12310 Bellefontaine Road. There is no longer a
florist at this location.
Existing Conditions
Spanish Lake-Bellefontaine Road Commercial improvement Plan
2-17
Crime
The St. Louis County Police Department
categorizes crime into two types: Part I
crimes and Part II crimes. Part I crimes are
serious crimes , including criminal homicide,
forcible rape, robbery, aggravated assault,
burglary, larceny-theft, motor vehicle theft
and arson. Most other crimes are classified
as Part II. They are less severe and include
disorderly conduct, fraud, littering,
trespassing and vandalism. The County
Police also collect data involving incidents
that are often not considered criminal such
as vehicle accidents, suicide and accidental
injury.
The crime statistics below show trends for
the areas surrounding the north node
pictured in the map to the right. Note that
the geography is much larger than the focus
area. The important issue is that Part I and
Part II crimes in this north area have
increased between 2004 and 2006.
Map 2-10: North Node with COGIS areas
SOURCE: St. Louis County Department of Planning
SOURCE: St. Louis
County Police
Department
Part I and Part II Crimes in the Northern Node
2004-2007
800
Number
590
586
600
500
400
702
687
700
374
403
384
408
Part II
300
200
100
0
2004
2005
2006
Year
2-18
Part I
Existing Conditions
Spanish Lake-Bellefontaine Road Commercial Improvement Plan
2007
SOUTH NODE
The southern study area extends .4 miles east, .3 miles north and .5 miles west of the intersection
of Bellefontaine and Dunn Roads. The study area includes 59 parcels totaling 95 acres of land.
There are 34 parcels currently used as commercial or have the potential to be commercial. Nine
of these parcels are vacant and five are parcels with vacant structures. The median year built for
these commercial properties is 1977. The most recent structure is the McDonald’s Restaurant at
11111 Bellefontaine Road. The median appraised value for the commercial properties is
$290,000. According to St. Louis County Revenue Department data, there are 1,232 residences
within a quarter mile radius of the south node.
Parcel Inventory: North and South Nodes
North Node
Parcels
59 (60 acres)
Commercial Parcels (current or potential use)
28 (33 acres)
Vacant Commercial Parcels
4 (8 acres)
Vacant Commercial Structures
7 (on 10 acres)
South Node
60 (95 acres)
34 (68 acres)
10 (40 acres)
Land Use
Residential
14
Institution
9
Industrial/Utility
4
SOURCE: Field Study, May 2007 and St. Louis County Revenue Data
4
0
4
3 (on 2.8 acres)
Map 2-11:
South Node
Land Use
SOURCE: St.
Louis County
Department of
Planning
Existing Conditions
Spanish Lake-Bellefontaine Road Commercial improvement Plan
2-19
Map 2-12: South Node Aerial with Commercial Parcels
Existing Conditions
SOURCE: St. Louis County Planning Department
Spanish Lake-Bellefontaine Road Commercial improvement Plan
2-20
Zoning
Most of the commercial uses are zoned C-2, C-4 or C-8. As mentioned earlier, C-2 zoning allows
for neighborhood scale commercial uses. The C-8 Planned Commercial District permits a sitespecific commercial use. Highway Service Commercial Districts are zoned C-4. According to the
St. Louis County Zoning Ordinance (1003.137), they are “areas adjacent to major or arterial
highways wherein certain commercial activities are regulated in such a manner that will reduce
conflicts, congestion and other hazards related to high volume and high speed traffic on the
highways. It is the purpose of these regulations to encourage the establishment of certain
highway service commercial activities while prohibiting those uses which provide no important
service to highway users.” In the south node, uses such as fast food restaurants, gas stations and
a hotel are in C-4 zoning. Also of note is the Flood Plain District (FP) that overlays part of the
zoning in the west part of the node due to Watkins Creek. This overlay is meant to protect
human life and health, to minimize damage to public facilities and utilities and to minimize
expenditure of public money for costly flood control projects. Developing property in a Flood
Plain District requires a series of plan approvals that demonstrate, among other things, the
development will not increase flooding problems of other properties.
Map 2-13: South Node Zoning
SOURCE: St. Louis County Department of Planning
Existing Conditions
Spanish Lake-Bellefontaine Road Commercial improvement Plan
2-21
Businesses
Like the north node, the south node also features a
large, multi-tenant, retail shopping center. The
Sierra Vista Plaza is 74,710 square feet, with
approximately 1,200 square feet vacant as of
January 2008. Built in 1993, Sierra Vista includes
a major local grocery store, a neighborhood bar,
several beauty supply shops, a dry cleaner, tax
preparation services, a dentist, and a laundromat.
There is signage along Bellefontaine and ample
parking.
A smaller, older retail strip center just south of
Sierra Vista Plaza includes a liquor store, a former
pizza shop, and a laundromat.
As mentioned previously, the southern node has
businesses that cater to customers exiting or
entering the interstate. The southern node has six fast
food restaurants, several auto-related services, and two
motels.
There are several significant pending developments in the
south node. A former post office has been converted to a
lease-to-own furniture store. There are plans to redevelop
1627 Dunn Road to office space (see appendix for details).
At 1615 Dunn, there are tentative plans for additional
development. The largest new development is at 1829
Dunn Road, just west of the study area. There are plans for
the construction of a military personnel records facility for
the National Archives and Records Administration. The St.
Louis County Assessor’s Office has estimated the
future appraised value of the 500,000 square foot
development to be $50 million. The new facility is
projected to bring 500 employees to the area. To
encourage additional development of adjacent
vacant parcels, the Planning Department proposed
(and the County Council approved) the
establishment of a redevelopment corporation for
1703-1829 Dunn Road. The corporation would
Sierra Vista Plaza
Smaller strip at 11040 Larimore Road
take ownership and begin redeveloping with 100
View along Dunn Road
percent, ten-year property tax abatement under
Chapter 353 of the Missouri Revised Statutes. (See the Appendix for the redevelopment plan
describing blight and the corresponding ordinance.)
2-22
Existing Conditions
Spanish Lake-Bellefontaine Road Commercial Improvement Plan
Crime
The map below shows the southern node around the Sierra Vista Plaza. The following crime
statistics are associated with the geographic area outlined in orange on the map.
The following graph shows very small
increases in Part I crimes between
2004 and 2006. Part II crimes have
fluctuated over the same time period,
increasing nearly 10 percent between
2004 and 2005 and decreasing by 10
percent between 2005 and 2006. If the
crime rate is steady for the remainder
of 2007, there will be fewer Part I and
Part II crimes than the 3 years
previous.
Map 2-14: South Node COGIS Areas
SOURCE: St. Louis County Department of Planning
Number of Reported Crimes
Part I and Part II Crimes, Southern Node
2004- 2007
600
493
500
400
446
349
449
445
385
388
397
Part I
Part II
300
200
100
0
2004
2005
2006
2007
SOURCE: St. Louis County Police Department
Existing Conditions
Spanish Lake-Bellefontaine Road Commercial improvement Plan
2-23
2-24
Existing Conditions
Spanish Lake-Bellefontaine Road Commercial Improvement Plan