Go west! St. Charles County continues to experience a westward expansion
By: Brian Flinchpaugh, Mid Rivers NewsMagzine, October 30, 2017
The siren’s call of the Wentzville School District, with its tentacles reaching into O’Fallon, Dardenne Prairie and Lake Saint Louis, is luring homebuilders and home buyers into western St. Charles County.
One developer leads the charge
In the last few weeks, major residential developments have been announced or received significant approvals that will allow them to move forward in Dardenne Prairie, O’Fallon and Lake Saint Louis. All are by one major homebuilder, Payne Family Homes. The company also has other developments under review, being built or about to be submitted to those municipalities and others in St. Charles County. But Payne is not alone; other homebuilders also are active in the area.
In Dardenne Prairie, the city’s Board of Aldermen voted 4-1 on Oct. 18 to approve adjustment of the single-family residential zoning and a planned unit development [PUD] plan to guide the development of 16.7 acres north of the Route 364 roundabout exit at Bryan Road. Aldermen Blake Nay [Ward 2] voted against the rezoning.
Fifty-one single-family homes would be developed on the tract, according to plans submitted by Payne. Mayor David Zucker said the company must submit a final plan for the site. The property was one of two tracts voluntarily annexed into the city in March.
Meanwhile, in Lake Saint Louis, a public hearing was held Oct. 16 on a zoning amendment and PUD sought by Payne for a proposed single-family home development on 131 lots to be known as Port Calais subdivision. The hearing was continued to the next regular board meeting scheduled for Nov. 6. Payne wants to develop the subdivision on a 43.8-acre tract at 4009 Intersttate 64/Hwy. 61 between Oak Bluff Drive and Freymuth Road.
City Administrator Paul Markworth said city staff has met with Payne officials to review plans that feature single-family villa homes along with amenities such as a trail and small lake with a fountain. A public meeting is planned for Nov. 9 at the Cuivre Electric Cooperative offices at 8357 Hwy. N. At that time, Payne officials will discuss the new subdivision with residents of Hawk Ridge on the Green, the Estates at Hawk Ridge and Heritage at Hawks Ridge subdivisions.
Earlier this month, Payne announced plans for a mixed-use development on 260 acres in O’Fallon, with plans for retail and office space developments, along with 400 single-family homes. The $400 million development, known as The Streets of Caledonia, is to be built on largely undeveloped property at the northwest corner of Interstate 64 and Route DD, just across the interstate from Winghaven. THF 40 DD Development LLC, a company associated with developers Michael Staenberg and Stan Kroenke, largely owns the property. However, the men have been involved in litigation that has delayed development of the property for more than a decade.
Initial plans call for 80-acres of office space and 25-acres of retail development in addition to the single-family homes. Included is a grocery store, pharmacy, urgent care center and other retail space. A Payne news release indicated that construction could begin next year with the project taking as long as five years to finish. But O’Fallon officials say Payne and other entities involved with the project have not yet submitted development plans as part of the city’s review process.
Tom Drabelle, the city’s communications director, said Oct. 13 that the site is one of the largest undeveloped tracts in the southern part of the city. It is across I-64 from MasterCard and Citigroup and east of the city’s new 55-acre O’Day Park, on which is set to begin construction soon.
The all-encompassing Wentzville School District
Common denominators for builders and buyers alike include the Wentzville School District and the area’s proximity to Route 364, which extends from Lake Saint Louis to Maryland Heights in St. Louis County.
Even before the final phases of the route’s extension, from I-64 to Mid Rivers Mall Drive, opened in 2014, local officials and residents speculated on the economic and other impacts it would have on central and western St. Charles County. One impact is home buyers who are drawn to the area by its new roads and a growing school district, whose enrollment shows no signs of slowing.
Since 2001, the Wentzville School District has grown by 600 or more students a year, making it the fastest growing school district in Missouri. Today, it’s the 11th largest school district in the state.
Mary LaPak, the district’s chief communications officer, said the district could be in the top five for size in the next three or four years. By 2026, district officials are projecting enrollment reaching as high as 23,180 students. The district’s current enrollment is about 16,382 students.
Cyndie Roche, vice president of sales and marketing for Payne Family Homes, described the Wentzville School District as “a huge draw” and “a huge piece of land.” The district takes in portions of four municipalities – Dardenne Prairie, Lake Saint Louis, Foristell and O’Fallon – and all of Wentzville.
Roche said the school district is “probably the No. 1 thing we talk about with potential buyers.” Many of those buyers have young families; others are retired but looking to stay close to their children, Roche said.
“My personal opinion is that when we get opportunities in that corridor, we do everything we can to make those opportunities work out for everyone involved,” Roche said. The Wentzville School District and the O’Fallon zip code is “a magical combination,” she added.
The proposed The Streets of Caledonia subdivision may bear out that description, offering the best of all worlds.
“You look at all the press that O’Fallon gets and how well respected it is as a municipality and then you add that the Wentzville schools are all pretty new and they’re growing, and they have a great reputation whether it be academics, sports or special schooling,” Roche said.
It’s a siren’s song that’s hard to ignore.
Easy access on new roads
I-64 and Route 364, with its possible further extension west, along with commerce already in western St. Charles and with more coming, add to the attractiveness of the area, Roche said. She said Route 364 often is used more by commuters and less by the heavy over-the-road tractor trailers that clog Interstate 70.
“So when you think about where you want your family driving, where you want to live, what kind of traffic you want to be near, Route 364, in and of itself, is made for residents where I-70 is really geared toward cross-the-state traffic.
“Route 364 has a much different traffic pattern. People recognize that and accommodate their living arrangement around that.”
In a previous job, Roche worked for an international bank and with clients in a number of states who were looking at growth areas. The best growth, she said, was in markets where there were good roads and transportation.
“Those people wanted amenities, they wanted schools, they wanted a nightlife, they wanted arts and culture, and they wanted easy access to their shopping.
“If you just take a quick snapshot of Wentzville, Lake Saint Louis and that Route 364 corridor and Hwy. N, its check, check, check,” Roche said.
A ‘beautiful, little oasis’
Payne and other developers have been, and continue to be, drawn to the city of Wentzville.
Doug Forbeck, the city’s community development director, said the city may not have a lot of residential growth potential in the I-64 and Route 364 areas because parts of those areas are outside city limits. The city also has a growth boundary agreement with Lake Saint Louis near Duello and Prospect roads that limits annexations of unincorporated land there. But Forbeck said more single-family housing permits are issued in Wentzville than in any other municipality in St. Charles County.
“We’re looking at 650 to 700 homes [being added] to the city on a yearly basis, which generates about 1,900 new residents to the community,” Forbeck said.
That pattern is holding true so far this year. Forbeck said that the city had issued 576 housing permits as of Oct. 23 – 512 permits for single-family units and 64 multi-family permits.
“There’s also a lot of roadway construction activity that will feed into the growth of the community,” he said, particularly along Hwy. 61, where new interchanges are planned.
Roche said the Wentzville area may see its population double with land still available, businesses moving in and highway work continuing.
At first glance, Payne seems to have a lock on the area, but Roche said that competition among homebuilders remains high in the area.
“It is really about who can get to the landowner first or who the landowners contact first,” she said.
Roche said homebuilders still remember what happened during the recession, starting in 2007, and that “nobody wants to put too much land in their land bank and not be prepared.”
“But I do see everybody recognizing that there is this little microcosm of a submarket called Wentzville that reaches its tentacles into other submarkets like O’Fallon and Lake Saint Louis and together they are creating a beautiful, little oasis just right outside the city of St. Louis,” she said. “I think we’re going to be here a while.”
Payne Family Homes plans a $400 million commercial development along Highway 40 in O'Fallon, Mo. (Site plan via engineering firm Cochran)
For residential developer Payne Family Homes, the project marks its first foray into commercial development. The company is launching a commercial real estate division to lead the project.
“Payne has built beautiful neighborhoods for 10 years now, full of people who want convenient access to work, grocery, shopping, and other amenities,” Ken Kruse, Payne’s president, said in a statement. “Bringing commercial into our portfolio makes sense as commercial and homes go hand-in-hand.”
The project would be just east of O’Fallon’s planned 55-acre O’Day Park, which the city expects to begin construction on next month. Plans for the park include trails, a ropes course and a bird-watcher’s garden.
Payne plans to break ground next year on the commercial development and build it out over about five years.
Kroenke is the owner of the Los Angeles Rams.
Payne is listing 25 acres of retail space with commercial real estate broker NAI DESCO, and 60 acres of mixed use space along the highway is listed with Gershman Commercial.
Payne Family Homes behind $400 million mixed-use project in St. Charles
St. Louis Business Journal | Wednesday, October 12, 2017, Brian Feldt
“You go west from Highway 141 on I-64 and there aren’t many sites for this type of development,” he said. “It’s a high-profile location.” Kruse said Payne Family Homes is exploring the possibility of requesting public subsidies to help fund the retail and office portion of the development.
St. Jude Dream home contest winners announced
COTTLEVILLE, MO - The time has come to give someone their dream home. Because of your ticket purchases for this giveaway, more than a million dollars was raised for St. Jude Children's Hospital. Tickets for the contest are sold out.
Melissa Moore from Marine Illinois won the 2017 Buick Encore Courtesy of Gateway Buick/GMC.
Andre Grass from Florissant Missouri wins the 2017 St. Jude Dream home valued at approximately $480,000. The house, Built by Payne Family Homes, has five bedrooms, 5.5 bathrooms, 5,200 square feet of living space.
The St. Jude Dream Home Giveaway house, built by Payne Family Homes, with an estimated value of $480,000 - Andre Grass of Florissant, MO
Tickets on Sale Prize
A foursome with golf carts at the private Lewis & Clark Course at The Country Club of St. Albans - Eugene Bauza of Imperial, MO
Early Bird Prize
A suite for 40 at a home baseball game during the 2018 season, including food and beverage - Christine Eldarrat of Chesterfield, MO
A 2017 Buick Encore, courtesy of Gateway Buick GMC - Melissa Moore of Marine, IL
Open House Prize
A $10,000 shopping spree, courtesy of Ashley® HomeStore and Stash Home - Drew Landherr of St. Peters, MO
Other prizes include:
- $1,000 gift certificate to Woodard Residential Cleaning and Restoration - Gerard Koeller of St. Louis, MO
- Brizo® Artesso® Articulating Kitchen Faucet with SmartTouch® Technology in stainless steel finish - Mark Thompson of Wentzville, MO
- $1,000 VISA gift card, courtesy of The Boehmer Team - Berkshire Hathaway - Melanie Wise of Saint Charles, MO
- 18 piece luxury knife set, courtesy of Cutco - Raymond Whitman of Saint Peters, MO
- $1,000 in custom blinds, shutters or shades, courtesy of Blind Ambition - Beth Haas of O'Fallon, MO
- Two season tickets, a private backstage tour and VIP parking pass during the 2018 season, courtesy of the Muny -Joe Cooper of Florrisant, MO
Payne Family Homes launches four new-home communities
Main Street Crossing
“We are excited to launch a new, urban collection of homes that will appeal to an entirely new audience of home buyers,” said Cyndie Roche, Payne’s vice president of sales and marketing. “This is Payne’s first development in Wildwood since our 2014 Vintage Grove community and we’re thrilled to be back – and in such a big and fresh way.”
The ranch, 1.5-story and two-story open-plan homes at Main Street Crossing will start at $328,900 and be served by three of the Rockwood School District’s top schools: Pond Elementary, Wildwood Middle and Eureka High. Community Manager Linda McCarthy is available at (314) 565-8465.
Sales began Nov. 12 at Ashford Knoll in St. Charles County, featuring tree-lined lots large enough for three-car garages on the planned ranch, 1.5-story and two-story homes from 1,600 to nearly 3,400 square feet. Featuring 76 home sites starting at $276,900, the community is seven minutes from I-70 and less than a half mile from significant shopping, dining and other amenities on Hwy. K. Community Manager Debbie Terwilliger is available at (314) 220-2861.
In north St. Charles County, Riverdale offers those wanting a more rural home setting the location they desire while still only three minutes away from Hwy. M and seven minutes from I-70. With 53 acres of common ground, three lakes and three parks, Riverdale features 42 larger homesites able to accommodate a three-car garage and many lots that back to common ground and farmland. Payne plans to build its Vision series at Riverdale, with layouts well-suited to young professionals, first-time homebuyers and empty nesters and prices starting at $203,900. Community Manager Tina Bock is available at (314) 477-1158.
In the popular O’Fallon area, Payne is opening Shady Creek near Lake Saint Louis Boulevard and Hwy. N. Shady Creek will feature the Lifestyle series, with homes ranging from 1,600 to nearly 3,400 square feet. Designed for functionality, these homes will feature open, expandable floor plans with standard features uncommon in this price range. The community includes a pool with a “lazy river,” fountains, lap lanes and pool house; walking trails and children’s play center. With homes starting at $275,900, pre-sales for Shady Creek are underway.
Established as one of the Payne Family of companies in 2009, Payne Family Homes is one of the St. Louis region’s fastest-growing home builders. For more information, visit www.paynefamilyhomes.com or call (314) 477-1218.
St. Louis' Best Places to Work for 2017
St. Louis Business Journal | Monday, February 6, 2017
Taken from a pool of nearly 150 nominations for the St. Louis Business Journal Best Places to Work Awards, these local finalists come from all areas and industries.
The 47 companies and their employees completed surveys administered by Quantum Workplace, which used its own algorithm to measure communication, management structure, benefits, teamwork and several other factors at each local firm. The companies were grouped by size and ranked by Quantum to determine the most employee-friendly workplaces in St. Louis.
The Business Journal will announce the winners of each category at an awards breakfast on Thursday, March 2 at the Frontenac Hilton. See the March 3 edition of the Business Journal, which will also showcase the winners of each category.
Payne Family Homes hiring for improved local homebuilding market
BBB CELEBRATES TORCH AWARD WINNERS
St. Louis Business Journal | Friday, October 17, 2014.
The Better Business Bureau (BBB), Serving Eastern Missouri and Southern Illinois presented Torch Awards to 10 businesses and two charities and Student of Ethics awards to three students at a luncheon at the Chase Park Plaza in St. Louis.
Mark Whitacre, a once-rising star at Archer Daniels Midland who became an internationally known informant on the company’s price-fixing practices in the 1980s, gave the keynote speech. Whitacre said much of the credit for his actions should go to his wife, who encouraged him to report the price-fixing to the government and stood by him through his years working undercover with the FBI and later when he spent eight years in prison.
His experience taught him to become a business leader who serves his employees and his customers rather than simply serving himself, he said.
Robert Hoffmann, president of Hoffmann Brothers Heating, Air Conditioning and Plumbing, summed up many of BBB’s accomplishments over the last year. Hoffmann said the support of more than 6,000 businesses helps BBB build trust in the marketplace through services ranging from BBB Business Reviews to dispute resolution.
The companies and nonprofits recognized at the event include:
BSR Services Inc., Center For Hearing & Speech, Chesterfield Fence & Deck, Classic Carpet & Flooring, Empirse Comfort Systems, HDIS Inc., Jim Butler Chevrolet, Riggs Construction & Design, Safe Connections, St. Louis County Cab Co., StorageMart, and Payne Family Homes.
Businesses are evaluated for their commitment to customer service through exceptional standards for ethical business practices. The awards committee, made up of previous winners, looks at how the company benefits customers, employees and the larger community. They also must meet BBB ethical, advertising and selling standards.
McKelvey, Payne & Consort team up for $60 million residential development
St. Louis Business Journal - August 15th, 2014. Payne Family Homes, McKelvey Homes, and Consort Homes — the third, fourth, and fifth largest homebuilders in St. Louis, respectively — are coming together to acquire 58 acres in Creve Coeur from the Jewish Community Center to build a new residential community.
Officials are claiming the community, called The Villages of WillowBrooke near the intersection of Lindbergh Boulevard and Schuetz Road, will be the largest new home community in West County. When completed, officials say the value of the 148-home community will be more than $60 million. Officials closed on the deal today and did not release the land acquisition cost.
Plans call for three neighborhoods in the community, each with their own entrance. Payne will construct 56 homes in The Groves at WillowBrooke with prices starting in the mid-$200s. Consort will build 54 homes in The Manors at WillowBrooke with a starting price at $280,000. McKelvey will build the highest priced homes in the development, 38 at homes starting at high $300s. The size of the homes will range from 1,627 square feet to 4,015 square feet and individuals who purchase a home in the development will receive a free one-year Jewish Community Center family membership.
Payne Family Homes to Revitalize Inactive Wentzville Development
Local Builder to Create $37 Million Neighborhood Perfect for the First-Time Buyer
St. Louis (Oct. 29, 2014) – Payne Family Homes has just closed on the acquisition of 308 acres of land with developed lots in Huntleigh Ridge, an existing neighborhood north of highway 70 in Wentzville, MO, just 45 minutes from downtown St. Louis. Partially developed in 2007, new construction stopped at Huntleigh Ridge and the neighborhood has lain dormant since 2012. Payne Family Homes will now breathe new life into the project, finishing this new community with 168 homes perfect for young families and other first-time home buyers. Payne plans to break ground in October 2014.
Wentzville is known as the Crossroads of the Nation because of its convenient location in western St. Charles County, situated at the intersection of Interstates 70 and 64. According to the 2010 U.S. census, this once-sleepy suburb is now the fastest-growing city in the state of Missouri, with total population growing more than 300% since the 2000 census to just over 29,000. Payne will entice even more families to Wentzville by building their popular Vision series at Huntleigh Ridge, a collection of floor plans designed for the first-time homebuyer.
“We’re excited to be building north of Interstate 70, a first for Payne Family Homes,” said Cyndie Roche, vice president of sales and marketing. “Payne is happy to be bringing homes to families in the Wentzville school district who care about quality as much as price.”
Payne’s Vision Series, named after the visionaries that inspired them, offer outstanding design valued for budget-conscious buyers. Customer-designed from the ground up, these ranch, one, one and a half and two story homes offer a spacious owner’s suite and an open concept great room, kitchen and café. These two and three bedroom plans were created to bring quality and craftsmanship to 1300 – 2630 square feet of living area filled with light, thoughtful use of space and features not often found in this price range.
Stake Your Claim at the Villages of Willow Brooke
St. Louis’ Premiere Builders Now Accepting Contracts on
New Homes inside Highway 270
St. Louis, MO – October 31, 2014 – Payne Family Homes, Consort Homes, and McKelvey Homes will accept contracts for its new St. Louis development, The Villages of Willow Brooke, on October 31st. The contracts will be completed and signed on a first come, first served basis at the builder’s sales trailers located at 1309 North Lindbergh in Creve Coeur.
The Villages of Willow Brooke will be 148 homes built on 58 acres of land in the heart of Creve Coeur next to the St. Louis Jewish Community Center at Schuetz and Lindbergh. The neighborhood will be made up of three distinct villages, each with its own entrance. The $60 million Villages of Willow Brooke will offer new homes in west St. Louis County, inside highway 270, an area where buyers traditionally find only older homes.
“Homebuyers have been so enthusiastic about the opportunity to own a brand new home in this area of St. Louis,” said Ken Kruse, president of Payne Family Homes. “The Villages of Willow Brooke are perfectly suited to families looking to live in the heart of St. Louis county – great schools, wonderful amenities in a beautiful neighborhood situated just minutes from the airport, 64/40 and I 70.”
Payne will build 56 homes in The Groves of Willow Brooke from the builder’s Lifestyle Collection, a series of three- and four- bedroom ranch and two-story homes ranging from 1,627 to 3,186 square feet. The Lifestyle Collection features great rooms with vaulted ceilings, spacious kitchens, owner’s suites with full bath and walk-in closets, a flex room, an optional fireplace and an optional screened-in porch. The Lifestyle Collection includes their bestselling Geneva, Meridian, Montego, Bristol, and Breckenridge floorplans.
PAYNE FAMILY HOMES
Although the street pavement is barely dry in Vintage Grove, it’s easy to imagine trick or treat gatherings and Fourth of July block parties just by looking at the new residential development’s plans. The boutique, 11-home community by Payne Family Homes is situated on a single, quaint cul-de-sac off Old State Road in Wildwood. “We’re very excited to be in Wildwood,” says Ken Kruse, company president. “It’s all newly designed based on today’s lifestyle needs.” Payne Family Homes has constructed houses since 2006 and has 23 developments in
St. Louis, St. Charles and Jefferson counties.
Wildwood real estate tends to fall into extreme categories, according to Cyndie Roche, Payne vice president of sales and marketing. “You have very small subdivisions and then estates 3 acres and up,” she says. But Vintage Grove offers a middle option that preserves the rural feel treasured by many Wildwood residents yet is in a more affordable range. “It’s secluded yet not tucked away down winding roads,” Roche says. “It’s your quiet little oasis.” Home models in the new, exclusive Louis Collection are available in ranch, 1.5 and two stories, and prices start right under $500,000.
The collection is intended for a variety of homeowners, from families with children to empty nesters hoping to downsize but not looking for apartment living. “We’re seeing busy families, often two-income, with kids who need lots of places to put things and space for everyone to enjoy the home,” Roche says. “Also, buyers looking for a graceful step down but still wanting something to be proud of.” Positive responses are reported by Kruse, indicating the concept and home designs resonate with potential buyers. “The reception has been wonderful,” he says. “We’ve had more than
100 people signed up initially to learn about the project. We’re very close to inking our first few deals.” Any model can be built on any of the 11 lots, affording buyers significant flexibility.
Attention to detail distinguishes this new community. “Every entry has a statement feature, whether a curved staircase or a balcony,” Roche says. Each home also features an owner’s entry. “When you walk in from the garage, everything you need should be at your fingertips,” Roche says. “There’s a countertop to set down your keys and an exit to the back door if you need to let an animal out.”
Equal care was taken with the outdoor spaces. Each lot is at least half an acre and has a large, flat backyard—atypical for Wildwood—that could accommodate a pool. “From a land development perspective, they’re doing everything they can to maintain the foliage that surrounds the community and save the large trees. That’s unusual,” Roche says. “Everywhere our people have taken down large trees, they’re replacing them. We want our neighboring communities to feel we’re doing a good thing for them.”
By Rebecca Koenig
Pictured: The 11 home lots of Vintage Grove
[Vintage Grove is located at 615 Old State Road. For more information, call 314.565.8465 or visit paynefamilyhomes.com/vintage-grove.]