PGAV presents Bear East Campus findings; planners urge protecting forested area and balancing housing, retail and connectivity

PGAV planners presented early findings from a natural‑site assessment and market analysis for the Bear East (Bayer) Campus at the Aug. 18 Planning & Zoning Commission meeting, recommending the city prioritize open space and preserve concentrations of mature forest canopy while allowing for phased redevelopment that responds to market demand.

Catherine (PGAV) summarized the flora and fauna assessment, saying the undeveloped forested portion of the site includes more than 30 native tree species, canopy largely 60–80 feet tall and several trees that exceed 100 years. She said the arborist observed more than 15 bird species, wild turkeys, deer and other mammals, and noted invasive honeysuckle is widespread in parts of the site. "The undeveloped forested zone of the site is a valuable asset to the community," Catherine said, and recommended additional ecological surveys be performed by whoever acquires the property to check for special‑status species.

Andy (PGAV) presented market findings: Creve Coeur supports diverse housing types and is seeing growth in smaller households and older residents; the site could absorb for‑sale housing, townhomes and senior‑friendly units. Retail along Olive Boulevard performs well, and PGAV estimated a village housing buildout would create demand for retail but might outpace local absorption. The office market remains weak post‑pandemic (about 85% occupancy regionally in the study) and hotel demand depends on proximity to activity generators. "Thinking about the site, residential will likely perform well; office is harder given current absorption," Andy said.

PGAV offered initial plan principles: (1) prioritize open space while preserving concentrated forest canopy; (2) retain a suitable buffer between the undeveloped zone and residences to the south; (3) improve connectivity (greenways and crosswalks); (4) focus retail on Olive Boulevard; and (5) coordinate reuse of R&D facilities with 39 North or future developers. Commissioners repeatedly raised the Tealwood Access Drive and asked that access and maintenance be addressed; staff said the old maintenance agreement is unclear and that Bayer has indicated it will not continue maintenance, so the plan should document access expectations.

Commissioners asked that draft recommendations be shared with the commission before the Sept. 29 open house so members can provide input and ensure materials are polished for public presentation. Several commissioners expressed a desire to retain significant portions of the roughly 25 acres of forested land while recognizing that preserving the entire tract may reduce the pool of interested developers. PGAV recommended options such as partial retention, invasive‑species removal (honeysuckle), trails and limited public amenities to balance ecological value with development viability.

Staff noted the process will include more detailed development scenarios, continued public engagement and additional studies (ecological surveys, traffic and market updates) as the plan advances.

The city will host an open house on Sept. 29; commissioners asked staff and PGAV to circulate draft recommendations to the commission ahead of that meeting for review.