In 2011 I wrote two research papers for the Rock Road Reporter, AIRPORT CITY – The Future of the Rock Road and BEYOND AIRPORT CITY – Making the Exurbs Accessible. These were written in response to a meeting with Tim James, then Mayor of St. Ann, concerning the potential redevelopment of Northwest Plaza.
This is the first paper - AIRPORT CITY – The Future of the Rock Road. March 30, 2011
Around the world major airports, serving as regional multi-modal surface-transportation nodes, are shaping the urban environment. They attract businesses that trade goods and services on an international stage. They are becoming major commercial hubs for the cities they serve. Many “airport cities” are rivaling their downtown counterparts as a core of economic development.
Airports represent the latest stage in transportation infrastructure that has fueled the growth of the United States: the first stage was the wooden ships, sailing across the Atlantic from Europe; the second stage included canoes, steam-driven paddle wheelers and now barges, traveling up and down our inland rivers and waterways; the third stage, ushered in by the railroads, cut coast-to-coast travel from 6 months to 6 days; next came the fourth stage, roads and interstate highways connecting every corner of the country, making nearly every city and town accessible by car or truck. Dinah Shore asked us to “See the U.S.A in your Chevrolet.”
The 21st Century is marked by the rise of air transport. About 54% of U.S. exports move by air, up from 42% in 1990. High-tech companies have a 50% higher demand for air transportation than older manufacturing industries. Why? Goods are being purchased from everywhere in the world, and delivered to everywhere in the world . . . and it has to be there overnight. Jumbo, high-speed jets make this possible, and airports that can accommodate these jets rise in importance.
Airport cities include such mixed-uses as office, retail, hotel and entertainment facilities. Residential and recreational uses, are being located around these airports. The new name, as given by John D. Kasarda, director of The Kenan Institute of Private Enterprise in Chapel Hill, N.C., for this airport city is Aerotropolis.
Many of the world’s newest airports and subsequent aerotropoli (plural for aerotropolis) are built on huge tracts of land, often miles from the central cities. They are built where enough land is available for the airport and the businesses that support air travel and air cargo. These locations require that infrastructure be brought to them. Older airports, such as Chicago O’Hare are running out of room to expand. Chicago may have to build a third airport south of the City.
The Rock Road Corridor has an airport capable of being the center of an Aerotropolis. Lambert International Airport has the history and pedigree equal to any airport in the nation. In the late 1990s Lambert was ranked the 8th busiest airport in the US. And with the construction of W1W, Lambert now offers 4 runways from 7,500 feet in length to over 11,000 feet. Lambert is capable of simultaneous runway use, even during bad weather.
Infrastructure? The Metro Link light rail system terminates at Lambert, with a station at both terminals, and 5 major highways: I:70, I:170; I-270; MO-370; and US 61-67, border the airport, as do numerous rail lines.
According to Mr. Kasarda, “some of the businesses locating next to airports are companies specializing in freight forwarding and third-party logistics companies; electronic commerce fulfillment centers; product assembly companies; firms selling perishable items; high-technology industries; and regional headquarters offices.”
It takes lots of land to accommodate the needs of these industries.
We have land . . lots of land. In addition to the numerous existing business parks around Lambert, there are nearly 1,000 acres of newly developed, or under development, land adjoining the airport: North Park - 550 acres and new headquarters for Express Scripts; Hazelwood Logistics Center – 151 acres; Lambert Point Business Center; Lindbergh Distribution Center: and on the site of the former Ford Manufacturing Plant, Aviator Business Park – 155 acres.
“Aerotropoli” are either being built or planned in Dallas-Ft. Worth TX, Ontario, CA; Paris; Campinas, Brazil; Seoul, Korea; and Hong Kong.
Are we ready to join this list?
An airport must have business to sustain its existence. Lambert authorities are continuing to have discussions with major passengers carriers about the prospect of St. Louis becoming one of their hubs. Southwest Airlines is expanding its presence.
The Chinese government recently designated China Eastern (and its freight arm - China Cargo Airlines), one of the country’s three major sate-controlled carriers to negotiate with Lambert to become an international cargo hub. This deal will start the process of building the import-export business for the hub to support. Airport officials are also in talks with South American carriers.
The emergence of an aerotropolis spurns urban growth in the areas surrounding the airport. Along with the businesses tied directly to air cargo, other land uses oriented around airports include office and retail commercial, hotels, restaurants and entertainment venues, parks, golf courses, open space, as well as a variety of residential uses. The concentration of these uses would be in The Town Centre.
Northwest Plaza would be the Town Centre. Only minutes from the main terminal, Northwest Plaza, formerly a world-class shopping mall, is over 100 acres of prime re-developable property. At the time the mall opened, it was the largest mall in the world. Today, Northwest Plaza is primarily shuttered, waiting for this opportunity. A new thoroughfare could be built, offering direct access to Lambert, as well as extending MetroLink. The is would be the first step towards an eventual expansion into St. Charles County, via Westport Plaza.
Northwest Plaza would be re-energized as a vibrant community, surpassing even its previous importance to the Rock Road Corridor. It would again become a destination, with access to the world.
Of course, there is always resistance to progress. However, by virtue of having survived the recent past, the Rock Road Corridor has already conquered the greatest resistance in aerotropolis development - community residents who may oppose a new runway. Been there, done that!
With the recent introduction of an “Aerotropolis Tax Credit” in the Missouri Senate, the state is taking steps to make this a reality and make St. Louis one of the next airport cities.
Ladies and gentlemen, we are cleared for takeoff!
Since I wrote these papers Northwest Plaza has since been redeveloped as The Crossings at Northwest (a mixed-use center incorporating big box retail, offices, outparcel retail and restaurants. It is quite successful.
I mention this because of a recent article in the St. Louis Business Journal. The City of Bridgeton, MO is seeking proposals from developers to create an “industrial front door” to the city on 500 available acres, about 10 minutes from the airport. The “front door” is located at MO 141 (Earth City Expressway) and MO 370, adjacent to the Norfolk Southern Railroad.
Because I can “Imagine Without Constraints” and can have “Ideas Without Boundaries” I ask What If land could be planned for a potential TOD around a possible transit station? Or the location of an "aerotroplis?"
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