City Council - Regular Meetings

EXHIBIT 1 KVC Mental Wellness Campus (330 N. Gore Ave.) City staff presentation Tuesday, January 7, 2025  EXHIBIT 1 Presentation Overview • Application Summary • Background • Land Use Entitlements • City Plan Commission and Public Hearings • City Council Considerations • City Council Action Summary City of WEBSTER GROVES 2  EXHIBIT 1 Application Summary City of WEBSTER GROVES 3  EXHIBIT 1 Application Summary • Zoning Map Amendment o Current: Major Educational Campus District o Proposed: A3, 10,000 Square Foot Residence District • Conditional Use Permit 1: Institution • Conditional Use Permit 2: Hospital • Applicant: St. Louis Children’s Hospital • Contract Purchaser: KVC Missouri City of WEBSTER GROVES 4  EXHIBIT 1 Locational Context City of WEBSTER GROVES 5  EXHIBIT 1 Application Summary Concept Plan (Revised) City of WEBSTER GROVES 6  EXHIBIT 1 Application Summary Concept Plan (Revised) City of WEBSTER GROVES 7  EXHIBIT 1 Hospital Conditional Use Proposed: a one-story inpatient hospital treating youth with intensive behavior health disorders. (77 beds. Staff of 196) Not Proposed: no emergency room, surgical procedures, diagnostic clinics, parking garages, or helicopter transport. City of WEBSTER GROVES 8  EXHIBIT 1 Institution Conditional Use Proposed: • private school (130 students & 137 staff); and • Partial hospitalization program and intensive out-patient services for youth with behavior health disorders (48 patients. Staff of 25). Not Proposed: no student parking, parking garages, sports stadiums, outdoor public address systems. City of WEBSTER GROVES 9  EXHIBIT 1 Background City of WEBSTER GROVES 10  EXHIBIT 1 Historic Context • 1834: St. Louis Protestant Orphan Asylum founded • 1850: Webster College established on site. • Civil War orphanage • 1869: St. Louis Orphan Asylum relocated to the campus. National Register of Historic Places (1981) City of WEBSTER GROVES 11  EXHIBIT 1 Historic Context 1943: Reorganized as Edgewood Children’s Center for foster care. 1956: Edgewood merged with the Forest Park Children’s Center, one of the earliest residential psychiatric treatment centers for children in the United States. 1960 St. Louis Post-Dispatch City of WEBSTER GROVES 12  EXHIBIT 1 Recent Context • 2009: Edgewood Children’s Center merged with Boys and Girls Town of Missouri to form Great Circle • 2021: residential treatment program closed but the school and foster care support and other services continue • 2023: Great Circle integrated with KVC Missouri City of WEBSTER GROVES 13  EXHIBIT 1 2024 KVC Campus City of WEBSTER GROVES 14  EXHIBIT 1 Land Use Entitlements City of WEBSTER GROVES 15  EXHIBIT 1 Planning & Zoning Context Current Zoning MEC, Major Educational Campus for subject property A3, 10,000 Square Foot Residence District for adjacent neighborhood City of WEBSTER GROVES 16  EXHIBIT 1 Planning & Zoning Context 2013: Great Circle sought and received City approval of rezoning to MEC, Major Educational Campus City of WEBSTER GROVES 17  EXHIBIT 1 Planning & Zoning Context 2013 zoning and 2014 Campus Master Plan for: • 9 buildings • 240 students (maximum) • 68 residents initial; 72 residents conditional (maximum) • 195 parking spaces (minimum) City of WEBSTER GROVES 18 EXHIBIT 1 Planning & Zoning Context 2016: City zoning approval to construct Administration Bldg City of WEBSTER GROVES 19 EXHIBIT 1 Planning & Zoning Context The City’s 2017 Future Land Use Map recommends use of the subject property as “Public, Institutional, Community”. City of WEBSTER GROVES 20 EXHIBIT 1 Comparison: Approved and Proposed Approved by Current Proposed City in 2013 Number of Buildings 9 6 7 Number of Students 240 max 90 130 max Outpatient clinic (individuals) Not limited* - 48 max Residential Treatment/Hospital (beds) 72 max 0 77 max Parking Spaces 195 310 346 Street entrances 4 3 3 *10 in S.A.F.E. Program clients in 2013. City of WEBSTER GROVES 21 EXHIBIT 1 Building Plan City of WEBSTER GROVES 22 EXHIBIT 1 City Plan Commission and Public Hearings City of WEBSTER GROVES 23 EXHIBIT 1 Public Participation The Plan Commission held a public hearing on all three applications and received testimony on: • July 1, 2024 • August 5, 2024; and • November 4, 2024 Speakers: • 33 spoke in favor • 29 spoke against • 14 expressed concerns or made neutral comments Written public comments received City of WEBSTER GROVES 24 EXHIBIT 1 City Staff Recommendations • Traffic Study: the Public Works Director and Planning and Development Director concurred with the revised Traffic Study. • Security Plan: the Police Chief and Fire Chief determined that the Security Plan adequately addresses security concerns. • Zoning Applications: The Planning and Development Director recommended approval as complying with the 2017 Future Land Use Map and the Conditional Use Permit criteria of Section 53.173 of the City Code. City of WEBSTER GROVES 25 EXHIBIT 1 Plan Commission Recommendation At its November 4, 2024 meeting, the Plan Commission closed the public hearing, and following deliberation, voted to recommend approval of all three applications with specific conditions for each conditional use. The vote was 8 in favor, 0 against, and 0 abstentions. City of WEBSTER GROVES 26 EXHIBIT 1 City Council Considerations City of WEBSTER GROVES 27  EXHIBIT 1 Rezoning Considerations Master Plan’s 2017 Future Land Use Map: • Designates subject property as “Public, Institutional, Community” Zoning compatibility: • The proposed A3 District zoning aligns perfectly with all aspects of the current A3 District zoning of the adjoining neighborhoods. Approval of this bill would create no zoning nonconformities. City of WEBSTER GROVES 28 EXHIBIT 1 CUP Considerations The City Council may approve a Conditional Use Permit should the applicant prove, by a preponderance of the competent evidence, that the proposed use: 1. Will not substantially increase traffic hazards or congestion. 2. Will not substantially increase fire hazard. 3. Will not adversely affect the character of the neighborhood. 4. Will not adversely affect the general welfare of the community. 5. Will not overtax public utilities. The application for a conditional use permit shall be denied if the Council finds that the applicant has failed to carry its burden of proof with regard to any of the factors set forth above (Section 53.173 of the City Code) City of WEBSTER GROVES 29 EXHIB1T 1 CUP Considerations “Will not substantially increase traffic hazards or congestion.” • The detailed traffic study submitted demonstrates that the proposed uses will not change the level of service for vehicles at any intersection in Webster Groves. • Vehicular and pedestrian hazards are currently very low with no projected increases. City of WEBSTER GROVES 30  EXHIBIT 1 CUP Considerations “Will not substantially increase fire hazard.” • Not an inherently hazardous use, 30% campus open space Will not adversely affect the character of the neighborhood. • One-story building design with no perimeter security fencing. No stadiums, auditoriums, public address systems, student parking, parking garages, emergency rooms, or helicopter transport Will not adversely affect the general welfare of the community. • Security plan Will not overtax public utilities. • Sufficient utilities already serve the campus or are available City of WEBSTER GROVES 31  EXHIBIT 1 City Council Action Summary City of WEBSTER GROVES 32 EXHIBIT 1 Action Summary One bill which includes three interrelated elements: 1. Zoning Map Amendment (A3 District); 2. Conditional Use (Institution); and 3. Conditional Use (Hospital). Possible Actions: 1. Approve Bill; 2. Approve bill as amended; or 3. Deny Bill. (Sections 53.802 and 53.803 of the City Code) City of WEBSTER GROVES 33 EXHIBIT 1 KVC Mental Wellness Campus (330 N. Gore Ave.) City staff presentation Tuesday, January 7, 2025  EXHIBIT 2 St. Louis Children’s Hospital & KVC Missouri Mental Wellness Campus Proposal Webster Groves City Council: 1/7/25 Request: St. Louis Children’s Hospital and KVC proposal requests to repeal current ordinance #881 – Major Educational District and revert to the underlying A3 and E districts. The underlying A3 zoning allows hospitals and institutions via conditional use permit. Plan Commission unanimously approved this request on 11/4/24. 1 EXHIBIT 2 St. Louis Children’s Hospital & KVC • Demand for behavioral health services continues to outpace capacity in the St. Louis region. Suicide is the second leading cause of death for 10- to 14-year-olds in Missouri. Many of our children are facing unprecedented anxiety and depression • The need for pediatric and adolescent care significantly outweighs available care delivery locations. St. Louis Children’s Hospital (SLCH) consistently experiences high census in their 14-bed pediatric behavioral health unit with patients frequently boarded in the emergency department for an extended period of time. • SLCH’s behavioral health beds cannot adequately meet community needs and fulfill the mission of improving health within the St. Louis region and behavioral health expansion opportunities on the SLCH campus are extremely limited. • While studying options for pediatric behavioral health platform optimization and expansion, BJC determined a joint venture with a party experienced in behavioral health would produce the best outcome for both SLCH and the community. • BJC distributed a request for proposal (RFP) to multiple behavioral health organizations, seeking a party with which to form a joint venture (JV) in the St. Louis region. Upon completion of a comprehensive vetting process, SLCH chose KVC Health Systems as the selected party. 2  EXHIBIT 2 Joint Venture Overview St. Louis Children’s Hospital (SLCH) and KVC have formed a joint venture to own and operate a pediatric mental wellness campus. • SLCH is the majority owner. • The joint venture will honor SLCH’s financial assistance policy. • SLCH and KVC will jointly build & own a new pediatric behavioral health hospital and will renovate an existing building to support outpatient services. Each party will contribute funds to the JV. • SLCH and KVC will jointly govern the JV, making decisions through majority vote. • KVC will manage the day-to-day operations in alignment with agreed-upon SLCH and KVC quality, operational, and security metrics. • SLCH-partnered Washington University Psychiatry team will provide medical coverage. • Both organizations are committed to the long-term success of the joint venture and the services to be provided to children and their families. • There is no set expiration or termination of the agreement between SLCH and KVC. 3  EXHIBIT 2 Proposal St. Louis Children’s Hospital and KVC Missouri are partnering to create a new Mental Wellness Campus that will provide kids and families facing mental health crisis the care they need in world-class facilities, with highly trained staff providing a full range of services to meet the needs of today’s kids. • This proposal has already received unanimous approval from the State of Missouri due to the significant need for pediatric behavioral health services in the St. Louis region. • 77-bed one-story pediatric mental health facility for inpatient and residential care, with full continuum of outpatient mental health services ‒ 65 inpatient beds for shorter stays (5-7 days) ‒ 12 residential beds for longer stays (2+ months) ‒ No Emergency Room Services • The current K-12 school, community buildings, community-based services, and cell tower (which was approved and built in 1992) will continue as they are today. • Changes from current campus: ‒ Replacement Building – Eliminates two antiquated structures that were formerly educational facilities and replaces them with a single-story, inpatient facility with state-of-the-art features built to exacting regulatory and clinical safety standards. ‒ Services - Reduces the number of residential care beds; creates inpatient services. Also adds continuum of outpatient mental health services. • Change from the current master plan (October 2013, Major Educational District): ‒ Capacity - Mental Wellness Campus proposal recommends ~18% reduction in children the campus is zoned and licensed to care for. 4 EXHIBIT 2 July 1, 2024 Webster Groves Staff Memo: ‘Staff’s opinion, proposed request to revert back ‘property’ prior to 2013 Major Educational District is in compliance with existing comprehensive plan.” The residential zoning has been in place Site Selection since the 1920’s. In the July 1, 2024 Staff Memo: The City’s comprehensive plan identifies the subject site as being within an area designated as ‘public, institutional, community’ which allows for hospitals and institutional use. This location will provide a full continuum of care in one location; one that is St. Louis Children’s Hospital conducted a comprehensive national centrally located, is peaceful, and an ideal healing environment for children. search for a partner to help address the pediatric mental health crisis and chose KVC for its expertise. Providing care in a residential neighborhoods allows for patients to: • Experience a quieter, more therapeutic environment that supports healing • Allows for community connection to typical day-to-day life and offers The Mental Wellness Campus builds upon 150 years of providing accessibility to families who visit or who need to return for outpatient care for children on 23.3 acres in Webster Groves as we evolve to follow-up care. provide the care kids need today and into the next 100 years. Kids receiving treatment thrive when they can look outside and see trees, people, pets, and other signs of normal life. 1869 2009 – Edgewood 2013 – Major Educational Campus Established became Great Circle District Zoning Adopted The 23.3 acre campus currently has 60% open/green space. The Mental Wellness Campus will not adversely affect the character of the 2023 – KVC Missouri acquires the 1943 – Name changed to Webster Groves campus. neighborhood. St. Louis Children’s Hospital and KVC will maintain the Edgewood Children’s Center residential, green space, park-like feel which is essential to serving kids receiving care. 5 EXHIBIT 2 SLCH / KVC Site Plan Total campus building footprints total 149,602 Single access drive relocates from GSF; 14.7% of property. Bismark intersection Large buffers with 60% open/green space Maximum height 35 feet. View of exterior courtyard: Existing buildings to remain on campus Secure arrival garage door Interior courtyard; 6-foot fence Secure outdoor space; 12-foot fence 6 EXHIBIT 2 Security St. Louis Children’s Hospital and KVC take ownership for the Measures are in place to support the safety of patients, staff, and the surrounding safety of the entire Mental Wellness Campus including the community, including: hospital, outpatient care setting, parking lots and landscaped • Access control spaces. • Facility and outdoor security features • Staffing and staff training Partnership with Webster Groves Police and Fire is a top priority. • Patient transportation St. Louis Children’s and KVC will: Examples of safety measures include: • Provide Police and Fire departments with training manual • Dedicated 24/7 safety and security officers and welcome both departments to attend training programs. • Patient observation technology certification classes, and annual safety drills. • Technology to activate alarms as patients near doorways on patient care units • Secure exterior doorways requiring badge swipe and personalized 4-digit pin • Promote bi-directional communication and partnership with • Secure admitting within an enclosed space with a garage door. quarterly meetings with Police and Fire departments. Police and Fire chiefs concur that this project will not: • Ensure 911 is not called to assist with medically • “Substantially increase fire hazards” stable transfers. St. Louis Children’s Hospital and KVC have • “Adversely affect the general welfare of the community” multiple transport teams. • “Overtax public utilities” • Ensure EMS and transferring hospitals will refrain from using “Concurrence letter executed between St. Louis Children’s Hospital, KVC, and lights or sirens for patient arrival. Webster Groves Police and Fire.” 7  EXHIBIT 2 Traffic Traffic impact evaluation determined that the St. Louis Children’s Results, confirmed by both traffic engineers, show that no Webster Groves Hospital and KVC Mental Wellness Campus project “would not intersections degrade in service. substantially increase traffic hazards or congestion”. • The proposal would marginally affect traffic on Rock Hill Rd by no more than 4 percent, which is within typical variation on any roadway on any given day. • An updated traffic study was submitted to the City in response to questions from the commissioners and the public. • Existing traffic levels of service will be maintained within the City of Webster Groves . • St. Louis Children’s Hospital and KVC brought in a second traffic engineering firm to confirm the traffic study methodology and ensure • Rock Hill Rd and Gore the accuracy of the findings – the updated study reflects the Ave were found to be collaboration of CBB and Lochmueller safer than similar roadways. • The traffic generation was refined based on the anticipated operating program of this facility (number of staff, patients, etc.) • There is no expected o Previous study used acute-care “hospital” data, which overstated impact to roadway the traffic impacts of this children’s mental health facility. A safety or pedestrians standard acute-care hospital includes activities and bicycles. (surgery/ER/imaging/lab) that will not be provided. • A previously planned new driveway on Rock Hill Rd opposite Bismark Ave has been eliminated – the site will retain the existing driveway on Rock Hill Rd, which will be shifted about 150 feet to the north. City staff concurs with applicants’ submittals which demonstrate that property o Plans avoid impacts to Bismark Ave. conditional use permits “would not substantially increase traffic and congestion”. 8 EXHIBIT 2 4 out of 5 in Webster Groves Support the Project Overview: Support for Pediatric Mental Health Facility • A national polling firm asked residents about a proposed pediatric mental health facility on the Initial 63% Edgewood / Great Circle / KVC campus. Support Results: Initial 17% Oppose • Two-thirds support the project based solely on what Initial they have already heard. Unsure 20% • Support jumps to almost 80% when given five facts about the project. • "Hospital" not what you think: one-story; no Informed 77% ambulances or sirens Support • Traffic study says no impact • The kids are "regular" kids Informed 15% Oppose • Specialized tools prevent old problems • St. Louis Children’s Hospital is the majority owner Informed 8% Unsure • Response rate exceeded statistical targets by almost 50%—very robust results. 9 EXHIBIT 2 Webster Groves Resident Verbatim Comments From respondents who support: From respondents who oppose: • …I'm really tired of the not-in-my-neighborhood • Why not put it in the boonies? It doesn't have to be attitude. I lived in Webster for over 40 years. in my backyard. • It is already a facility in Webster. It is important for • More rural settings would be better. the children…There is nothing to be afraid of. • They must turn it into a park... • These programs have to be somewhere. It has a • It is because of the history of the facility before KVC. larger campus. (Problems are) all in the past. • I don't want any mental health facilities where I live. • As long as we lived here, for 45 years, it has always helped children who have mental health issues… It is proven. 10 EXHIBIT 2 Request For Consideration St. Louis Children’s Hospital and KVC proposal requests to repeal current ordinance #881 – Major Educational District and revert to the underlying A3 and E districts. The underlying A3 zoning allows hospitals and institutions via conditional use permit. Plan Commission unanimously approved this request on 11/4/24. 11 EXHIBIT 2 Appendix 12 EXHIBIT 2 13 13 EXHIBIT 2 14 EXHIBIT 2 15 EXHIBIT 3--A Good evening and Happy New Year, My name is Debbie Dinzebach, and I reside at 220 College Ave, Webster Groves, MO, 63119. I am submitting this letter to be included in the public record for tonight's meeting regarding the proposed rezoning of the property at 330 N. Gore for use as a hospital. A hospital use is defined very broadly in Webster's Zoning Code and essentially allows all uses commonly associated with a hospital, including surgery, laboratories, and constant emergency vehicle traffic on our residential streets that are not major thoroughfares. This proposal raises serious concerns that I urge the council to address thoroughly and with fresh eyes. My objections center around three critical areas (all of which are more fully discussed in prior letters that I have submitted for inclusion in the public record): 1. Conflict with the Webster Groves Comprehensive Plan The proposed rezoning directly contradicts the values and guidelines outlined in the Webster Groves Comprehensive Plan, which prioritizes the preservation of residential neighborhoods and historical integrity. Specifically: Residential Standards: The plan emphasizes maintaining high residential standards and minimizing disruptions such as increased traffic. Hospital-related traffic, including emergency vehicles, would negatively impact safety and quality of life, particularly for families and children. Tax Base: The Comprehensive Plan encourages converting institutional properties to taxable uses when possible. Approving this proposal would add another tax­ exempt property, placing a heavier financial burden on residents. Neighborhood Vitality: The plan stresses the importance of protecting neighborhood character and vitality. A hospital in this location would detract from the residential cohesion and historical value. 2. Misalignment with the Comprehensive Planning Team Goals EXHIBIT 3--A EXHIBIT 3--A EXHIBIT 3--B From: Dave Buck To: citycouncil; Arnold, Laura; Bliss, Pam; Alexander, Karen; Hixson Shepherd, Emily; Hasemeier, Jamie; Franklin, David; Smith, Emerson; Peoples, Marie; njbatty@aol.com; Nakazono, Katie; Rangel, Karen; Tyler, Renee; Davis, Scott; Donovan, Gregory; Thomas, Tiara; autoreply_myersr; Alpaslan, Sinan; Acevez, Vincent; Weimer, Erich; Ellis, Brett; Bainter, Gary; gbratcher@bjc.org; WGConcernedNeighbors@gmail.com; webstergrovesresidents@gmail.com; preservewebster@gmail.com; jendunn@swbell.net; Lexie O"Brien; Clark Hotaling Cc: Gerry Welch; Kathy Hart; Toni Hunt; Jeanne Kirkton; Sebastian Bellomo; Bill Newhouse Subject: Dave Buck"s Public "PEACE" Comment on the KVC Missouri Rezoning Proposal at the City Council Public Hearing, January 7, 2025 Date: Wednesday, January 8, 2025 6:32:25 AM Caution: This is an External Message - Please be cautious when opening links or attachments Attention: This email was sent to your @webstergroves.org address. Please inform the sender to use @webstergrovesmo.gov (Note: I was the very last resident to give an in-person public comment at last evening’s long City Council public hearing on the KVC Missouri rezoning proposal) “I’m 71 years old and I have been mentally ill for the past 55 years. But I am here to sing about a word that has not been spoken once tonight – PEACE – thanks to Bob Dylan (sung to the tune of “Blowin’ In The Wind”)……. “How can you choose against the KVC kids And the mental health care that they need? How can you choose against Children’s Hospital And the treatment for kids that they lead? How can you choose against a community That wants compassion to succeed? The choice, my friends, is in your hands, EXHIBIT 3--B The choice is in your hands. But how can you choose against your Northwest neighbors, Proud, loyal, with a strong nerve? How can you choose against their support of the need But seek a different location to serve? How can you choose against their primal need To protect their families and never swerve? The choice, my friends, is in your hands, The choice is in your hands. So, how can you choose to vote win or lose, When there is a far better way? How about choosing to mediate peace Where both sides have an equal say? How about choosing a win-win outcome And restore peaceful and happier days? The choice, my friends, is in your hands, The choice is in your hands.”