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| Intersections Busy intersection offers something for everyone, with minimal hassle |
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Manchester Road and Interstate 270 by Christine Pesout If sheer volume of traffic indicates an intersection's significance, Manchester Road and Interstate 270 ranks near the top of the list of local lifelines. According to the Missouri Department of Transportation, in 2002, more than 150,000 cars used this area of Interstate 270 on an average day, with another 40,000 traversing this section of Manchester Road. MoDOT ranks the intersection as one of the area’s busiest, comparable to other major intersections such as the junction of Interstates 270 and 70. The unique aspect of Interstate 270 and Manchester Road, though, is its retail, residential and community significance, making it a place to stop rather than just an interchange to pass through. Des Peres mayor Rick Lahr says that as a leader, he prides himself on the diverse mix of businesses in the area. “Each contribute in their own way,” he says. The mix includes international firms as well as small businesses, each adding to the area’s character. Incorporated in 1934, the city of Des Peres came into its essence beginning in the 1960s, when Interstate 270 was built. “That was the single biggest event causing Des Peres to become a retail hub,” explains Lahr. Another milestone occurred when what is now the Edward Jones headquarters build- The new Interstate 270 and Manchester Road interchange moves an astounding amount of traffic. ing was proposed in 1970. “The only building over three stories, it was controversial because is was divergent from any zoning of the time,” says Lahr. “Now it has become one of the identifying features of the community.” A newer landmark of the intersection is The Lodge Des Peres, a community center that opened in November. The facility offers an indoor pool complete with a beach entry, wave-action capabilities and hot tub, an outdoor pool, a fitness center, an elevated track and meeting space. A large banquet room equipped with the latest AV technology may be partitioned for smaller groups but can also accommodate up to 250 for sit-down dinner meetings, receptions and reunions. Multiple caterers have been contracted by The Lodge to provide a variety of food options, from sandwiches to fine dining. “It appeared that we were in copycat mode,” says Lahr of the center’s development. “But we had surveyed the community as early as 1995 and 1996.With a 75 percent ratio indicating the desire for such a facility, we decided to make it a companion project to the mall renovation.” That development, Westfield Shoppingtown West County, opened in 2002. “We feel this is the best location in town for a regional shopping center because it is so centrally situated,” says Westfield associate regional marketing director Sean Phillips. “It’s the same distance from practically anywhere in the city.” The complex provides its neighbors with many convenient services. “Local corporate employees look to us for a quick lunch in the food court or full-service dining in one of our restaurants,” says Phillips. “We also host community events and functions in conjunction with the Kirkwood Chamber of Commerce on the property, including Parties Under the Dove.” Westfield Shoppingtown West County is also a vital asset of the community for the revenue it generates. “The project was intended to work hard to benefit the city and the local school districts,” says Lahr. Des Peres city administrator Douglas Harms says the city will soon officially make two major announcements — that it will call in $1.4 million of the TIF bonds issued for the redevelopment early, and that it will give $425,000 in new tax revenue to the Kirkwood School District. Westfield Shoppingtown West County’s opening was contingent upon the completion of the notoriously snarled intersection’s overhaul. Discussions for changes began with MoDOT in 1985, and the road opened in 2002. Construction took five years, and Lahr says the project has achieved its goal.“It moves a lot of cars very efficiently,” he explains. Des Peres offers 1.5 million square feet of Class A office space, and Lahr says the new layout aids commerce. “I think the business community is comfortable recognizing it is unique, not a detriment.”The area in between eastbound and westbound Manchester on the west side of the intersection offers retail and office space with limited curb cuts to compliment the traffic flow, yet allow for more business. Maryann Vitale, broker owner of Prudential Select Properties, says she wanted to be in Des Peres, and this space provided the hard-to-find store frontage available there. “We have a great relationship with our neighbors,” she adds. “St. Louis Bread Co. and others provide fringe traffic we enjoy.” The new construction of homes south and west of the intersection is also indicative of the area’s appeal. “We have whatever you are looking for,” says Lahr. “Great public schools and lots of private schools, and were not ‘too far’ out. It’s less than 30 to 45 minutes to anywhere. And real estate agents find The Lodge is a selling point.” Those living and working at the intersection of Interstate 270 and Manchester Road aspire to strike a balance between facilitating the volume of traffic naturally flowing through it and maintaining it as an area that people seek out for its retail, commercial and community treasures. With recent construction projects, new corporate development and loyal patronage of established businesses, the intersection is key to the area’s success. “We are responsive to both our commercial partners and residents,” concludes Lahr, “and that is our strength.” |
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