City Council - Regular Meetings

Exhibit 1 Conditional Use Permit 24-PC-09 (8045 Watson Rd.) City staff presentation Tuesday, February 4th, 2025 Exhibit 1 Presentation Overview • Application Summary • Land Use and Zoning • Various Comments • CUP Conditions • Action Summary City of WEBSTER GROVES 2  Exhibit 1 Application Summary City of WEBSTER GROVES 3  Exhibit 1 Application Summary • Applicant: • Desirra McFadden (Certified 20 Event Center) • Event space/banquet facility • Address: • 8045 Watson Rd. • 5108 Sqft within Yorkshire Shopping Center • Plan Commission: • Approved with Conditions City of WEBSTER GROVES 4 Exhibit 1 Land Use and Zoning City of WEBSTER GROVES 5 Exhibit 1 Land Use and Zoning Current Zoning: “C” Commercial District Surrounding Zoning: “A4” Residential District City of Marlborough City of WEBSTER GROVES 6 Exhibit 1 Current Request • The applicant is seeking to have a space that can be used for various events such as but not limited to: • weddings, • receptions, • showers, • intimate parties, • repasses, proposals, and • holiday family gatherings • Such a use would fall under Banquet Facility which is defined as a facility for hire, providing food service and/or entertainment. • The current zoning for the property is Commercial “C” and the uses are governed by Section 53.111 and subsequently by Section 53.159. Under those sections of city code the banquet facility is a permitted use with a conditional use permit. • The property was previously occupied in the past by other retail uses (most recently an MMA dojo). City of WEBSTER GROVES 7 Exhibit 1 Various Comments City of WEBSTER GROVES 8  Exhibit 1 Police 1.Parking: With only 175 parking spots available and several businesses operating simultaneously, we foresee significant strain on parking availability. This could adversely affect existing businesses and create logistical challenges for patrons. 2.Uses: While the paperwork specifies the venue will host weddings and similar events, there is no guarantee it will not also be used for concerts or other high-impact events. Such uses could escalate public safety demands and strain community resources. 3.Proximity to Hotshots: Hotshots Bar and Grill, located opposite the proposed facility, has historically presented challenges. Adding another high-traffic venue in close proximity could compound these issues, increasing the likelihood of disturbances. 4.Noise: Weddings and similar events typically involve amplified music and alcohol, which may lead to increased noise levels and disrupt the peace for nearby residents. City of WEBSTER GROVES 9 Exhibit 1 Fire 1.Parking: We agree with the police department, with only 175 parking spots available and several businesses operating simultaneously, we foresee significant strain on parking availability. This could adversely affect emergency vehicle access to the building and or complex in emergency situations. 2.Uses: This will be a change in occupancy from a business occupancy to a assembly occupancy. The International Existing Building Code (IEBC) will require that it meet different areas of the respective codes (i.e number of exits, number of restrooms, sprinkler requirements, etc.) than currently. City of WEBSTER GROVES 10  Exhibit 1 Plan Commission 1.Parking: The Plan Commission was concerned about parking. However, there are plenty of spaces on the lot as demonstrated by the parking memo listed in the exhibits. The building operates on a shared parking agreement across the whole plaza 2.Traffic: There is some concern about potential traffic impacting the surrounding residential properties. However, it was determined that this would not compound any issues, but if it did (upon complaint) The Traffic Commission would be able to respond and outline next best steps. 3.Uses: With sound, operational times, and occupancy requirements there should not be any issues with this use. City of WEBSTER GROVES 11 Exhibit 1 Conditional Use Permit City of WEBSTER GROVES 12 Exhibit 1 CUP Conditions 1. All provisions of the City Code shall apply except as expressly modified in this Ordinance No. ______ 2. The approved use shall be a Banquet Facility. 3. Hours of operation shall be limited to 10 AM to 12 AM (midnight) daily. City of WEBSTER GROVES 13 Exhibit 1 CUP Conditions 4. The maximum volume of sound or noise generated cannot exceed 60 dB(A) at any point on the lot line of the lot on which the use is located on Mondays through Fridays between the hours of 7:00 a.m. to 8:00 p.m. local time; on Saturdays between the hours of 7:00 a.m. to 7:00 p.m. local time; and on Sundays between the hours of 9:00 a.m. to 7:00 p.m. local time. The maximum volume of sounds or noise generated cannot exceed 55 dB(A) at any point on the lot line of the lot on which the use is located for all other hours not listed above. 5. The building needs to conform to all international building code for the assembly use before occupancy can be granted. City of WEBSTER GROVES 14 Exhibit 1 CUP Conditions 6. Section 53.114 “C” Performance Standards shall be followed. 7. The business owners shall be responsible for all pick-up of litter and Banquet Facility related trash on Banquet Facility property, and neighboring properties, on a daily basis. The area immediately around the Banquet Facility dumpster(s) shall at all times be free of trash, debris, and oil waste, with all trash and waste being placed inside the appropriate dumpsters in appropriate containers. 8. The “C” Commercial District Dimensional Regulations shall apply to all uses. 9. This conditional use permit shall be personal to the applicant and shall not run with the land. City of WEBSTER GROVES 15  Exhibit 1 City Council Action Summary City of WEBSTER GROVES 16 Exhibit1 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 17 Exhibit 1 Action Summary 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 18 Exhibit 1 Conditional Use Permit 24-PC-09 (8045 Watson Rd.) City staff presentation Tuesday, February 4th, 2025 Exhibit 2 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; Alpaslan, Sinan; Boyd, James; Ellis, Brett; Bainter, Gary; Acevez, Vincent; Weimer, Erich; Hannah Bader; Josh Bloom; Scott Freres Cc: Jaime Mowers; Kevin Murphy; Brandi Schubert; stlintune@gmail.com; Ree Hamlin; rebeccanow@sbcglobal.net; Allen Todd; John Simpson; Jana Parker; Kita Quinn; Sandy Wiley Skinner; Shane Williamson; scott.tina@wgmail.org; Jennifer Davis; duncan.derek@wgmail.org; wendybruner@peaceuccstl.org; Kevin Prange - SBC; farrellcarfield@gmail.com; dkimball@umsl.edu; Bob Powers; Rev. David Denoon; Shop Descendant; tdelanty@att.net; hello@maypopshop.com; Pincus, Michael J.; betty@bettysbooksstl.com; Jerry Rosen; Tamera Clair; Ed Johnson; siebe.kara@wgmail.org; Lara Teeter; sswederska@gmail.com; Warner Properties; Pmurphystl; Scott Kerr; Gerry Welch; Kathy Hart; Toni Hunt; Jeanne Kirkton; Sebastian Bellomo; Bill Newhouse; Jeff Smith; Steve Hunkins; Annie T; Kelvin Cunningham; Amy Cunningham Subject: Corrected Typos: Dave Buck"s "Remarks from the Community & Visitors" at 2/4/25 WG City Council Meeting (with a few post-remark embellishments) Date: Wednesday, February 5, 2025 8:31:06 AM Caution: This is an External Message - Please be cautious when opening links or attachments To Webster Groves City Council, City Staff and The Lakota Group (and all my friends on the copy list), (Please note: in the earlier City Council work session yesterday evening, The Lakota Group shared their latest progress, thinking and ideas on the major & massive Comprehensive Plan). “The Comprehensive Plan does not have a short-term 1, 3 or 5-year time horizon. It has a strategic & intentional long- term 20-year time horizon, to the year 2045!   In my own business career, versus taking small steps & leveraging short-term “micro-trends”, we paid great attention to understanding and applying our knowledge of big & powerful MEGA-TRENDS that are predicted to dramatically change and transform current life and landscape as we know it. Exhibit 2 Thus, I am only one resident but, in my humble and imperfect opinion, here are THREE MEGA-TRENDS that Webster Groves should be paying very close attention to as we to look forward to the future and develop our Comprehensive Plan. MUNICIPAL ECONOMIC MEGA-TREND In my mind and experience, the single most important element in any strategic or comprehensive plan is the VISION, simply and profoundly defined as “a picture of a desired future state”. In strategic planning, the first challenge is to determine your VISION that defines where you are going and your desired future destination, then you develop the plans, actions, priorities, budgets and timetables to get you there. Currently, St. Louis County has 91 different municipalities, one of which is Webster Groves. Based on economic mega-trends, I can make a very strong argument that not all of these municipalities will survive, thrive and be in existence in 20 years in 2045. Out of economic necessity, there will be mergers and consolidation of different municipalities into larger, sharing & more regionalized hubs or cities, where “the whole is greater than the sum of its parts.” Exhibit 2 As such, a VISION that I have for Webster Groves on or before 2045 is that it will merge with other surrounding cities. For example, I can see the consolidation of Webster Groves, Kirkwood & Glendale (our Webster- Kirkwood Times Newspaper is already an example of such synergy and consolidation). Or, perhaps, it is a merger of the St. Louis “inner ring” suburbs that include Maplewood, University City, Affton, Lemay, St. John and Jennings. Personally, I think such consolidation of St. Louis County cities is inevitable and we should define, direct and control our own destiny in this regard. DEMOGRAPHIC MEGA-TREND First, our American population is aging. By 2030 or 2035, older/senior adults in America will outnumber kids/youth for the first time in US history!!!! There is evidence that this is already starting to happen in Webster Groves. For example, for the first time in a very long, long time, student enrollment in our public Webster Groves School District is declining, and it is not all due to the impact of COVID. According to Forbes Magazine, Webster Groves, the acknowledged “Queen of the Suburbs” many years ago, is a very rich, wealthy and affluent city comparatively Exhibit 2 speaking, as it ranks #36 in terms of affluence among 935 cities in the state of Missouri. A great deal of our affluence has been generated by our older/senior residents who love and have lived in Webster Groves for most of their lives, maintained beautiful homes, raised their families, paid their taxes every year and supported all facets of our city. But, as our seniors (like my wife and me at age 71) become empty nesters and wish to stay in Webster but downsize to a smaller, more convenient living space, there is a dire shortage of such options in our city. Basically, there is the Ashford, Jefferson and Hawken Place, each with limited availability and long waiting lists to get in. It is NOT an issue of AFFORDABILITY, but of AVAILABILITY!!!!! Other surrounding cities – from Kirkwood, Shrewsbury, Clayton, etc. - looked and planned ahead, predicted this trend, got prepared and constructed such down-sized condos and townhomes. I have had a number of older Webster friends who have had to move to other cities out of necessity. As such, I understand the desire among some for Webster to be a “community for all” and focus on affordable housing for lower income families and individuals. I get it in an ideal world. But, in our real world, there is no contest to me: the FIRST and BIGGEST PRIORITY is providing Exhibit 2 desired housing options for Webster’s long-term, proud, loyal tax paying senior residents who love Webster and want to stay here!!!!! Correspondingly, The Lakota Group’s proposed two “opportunity area” developments look great on the surface and include 4-6 story residential units in mixed retail buildings. But to me, they are immediately reminiscent of The Mills Project and Douglass Hill, which both went down in flames, given resident opposition based on their height, density, parking and traffic. Importantly, as a senior, I live in a convenient and easy TWO-story senior living community apartment building. The Ashford and the Jefferson are no taller than three stories, while Hawken Place is two-stories. Besthesda is 5 stories but I personally do not see Webster ever building a housing structure that tall again. Second, 15% of Webster’s current population is NON- WHITE. According to the Brookings Institute, new Census population projections confirm the importance of racial minorities as a key demographic engine that will fuel of nation’s growth. New statistics project that the country will become “minority white” by 2045! Is our Comprehensive Plan assuming this projection as it looks ahead over the next 20 years?   What implications do this Exhibit 2 mega-trend hold for Webster Groves? EMOTIONAL MEGA-TREND We are all familiar with Maslow’s Hierarchy of Needs, the famous pyramid with 5 need state levels. The base of the pyramid is comprised of the two rational, tangible, physical and measurable needs of 1) Physiological, and 2) Safety & Security. These needs are the first priority to be met and fulfilled. But, as you move up the pyramid, there are the three higher level emotional, intangible and immeasurable needs of 3) Love & Belonging, 4) Esteem, and 5) Self-Actualization. In my opinion, The Lakota Group’s current Comprehensive Plan work does a great job at focusing on Webster’s rational needs. But what is missing, to me, is the VISION and plans for the city to better meet the emotional, intangible and immeasurable needs of its people. In my mind, this has to do with defining, teaching and leading by example the desired future content of the overall personal character of our community, as reflected in our daily interactions with one another. You cannot quantifiably measure them, but I am talking core moral values in our collective hearts such as honesty, kindness, acceptance, generosity, fairness, empathy, Exhibit 2 diversity, unity, equality, respect, trust, peace and happiness via good human relationships, connections and friendships that are not dependent on or driven by technology, like social media and cell phones.   The word “comprehensive” means “complete” or “total”. And in my opinion, this emotional piece is missing in The Lakota Group’s current work to date – but can definitely change! Thank YOU.” That’s it. Hope something above makes at least a little sense. PEACE. Dave 314-952-0910 Exhibit 3 Exhibit 4 Exhibit 4 Outdoor Water Park $ 12,000,000 $ 11,556,665 $ 5,778,921 - $ (6,221,079) Water Park Owner Rep $ - $ 125,326 $ 53,727 - $ (71,599) Blackburn Restroom/Pavilions $ 95,000 $ 9,090 $ 9,090 - $ - Court Repairs-Blackburn $ 25,000 $ 24,500 $ 7,420 - - Rec Roof $ 200,000 - - $ - Ice Rink Concrete Slab $ 1,500,000 $ 173,000 $ 25 - $ - Ice Rink Cooling Tower $ 60,000 - - $ - Ice Rink Bleachers $ 70,000 - - $ - LED at Memorial $ 190,000 - - $ - LED at Blackburn $ 110,000 - - $ - Oxbend Park with GRG $ 150,000 $ 150,000 - $ - Walking Path-Southwest Park $ 60,000 - - Meeting Room Partitions $ 135,000 - - Skate Park Replacement $ 250,000 - - $ - Solar $ 1,400,000 - - $ - Southwest Restroom/Pavilions $ 60,000 - - $ - Ivory Crockett Splash Pad $ 400,000 - - $ - Ivory Crockett Restroom $ 275,000 - - $ - Court Repairs Ivory Crocket $ 40,000 - - $ - New Walking Path Larson $ 25,000 - - $ - Native Prairie & Sustainability Initiatives $ 25,000 - - Performance Park $ 2,500,000 - - $ - Walking Path Memorial $ 25,000 - - Rec Flooring $ 186,000 - - $ - Upgraded Athletic Field w/ LED $ 300,000 - - $ - ADA Playground Features $ 400,000 - - $ - Native Prairie & Sustainability Initiatives $ 25,000 - - Guest Services Desk $ 150,000 - - $ - Ice & Rec HVAC $ 290,000 - - $ - Native Prairie & Sustainability Initiatives $ 25,000 - - Court Repairs Memorial $ 60,000 - - Contingencies $ 1,000,000 - - $ - Native Prairie & Sustainability Initiatives $ 25,000 - - Exhibit 5 FY2025 Quarter 2 Budget Update Gregory Donovan Director of Finance and Workforce Services 1 Exhibit 5 Q1 Budget Update Agenda www.webstergrovesmo.gov/budget Budget documents, Quarterly Updates 2 Exhibit 5 Q2 Budget Update Agenda 1. FY2025 Q2 Budget Performance Update 2. Quarterly Investment Report 3 Exhibit 5 FY2025 QUARTER 2 BUDGET PERFORMANCE 4 Exhibit 5 BUDGET ACTUAL YTD % YTD THIS POINT FY24 REVENUE $45,440,519 $13,230,555 29% $13,948,617 EXPENDITURES $43,645,336 $13,364,721 33% $12,475,404 NET GRAND $1,795,183 ($134,166) $1,473,213 TOTALS As of 12/31/2024 FY2025 ALL FUNDS 5 Exhibit 5 BUDGET ACTUAL YTD % YTD THIS POINT FY24 REVENUE $22,517,523 $9,834,377 43.6% $9,528,645 EXPENDITURES $22,916,094 $9,410,545 41.1% $9,477,589 NET GRAND ($398,571) $423,832 $51,056 TOTALS As of 12/31/2024 FY2025 GENERAL FUND 6 Exhibit 5CLASSIFICATION BUDGET ACTUAL YTD % YTD THIS POINT FY24 PROPERTY TAX $2,910,883 $1,662,047 57% $955,653 INTERGOVERNMENTAL REVENUE $1,929,642 $870,241 45% $883,037 SALES TAX $8,678,000 $3,142,626 36% $3,222,578 UTILITY TAX $3,080,000 $1,522,026 49% $1,540,561 LICENSES $746,713 $331,418 44% $238,428 INSPECTION FEES & PERMITS $1,045,545 $505,451 48% $561,501 FINES $346,210 $86,608 25% $169,164 CHARGE FOR SERVICES $770,200 $396,950 52% $499,408 RECREATION FEES $2,268,000 $945,766 42% $938,450 OTHER INCOME $742,330 $371,244 50% $365,861 OTHER FINANCING SOURCES -- -- +++ $154,000 TOTALS $22,517,523 $9,834,377 43.6% $9,528,644 FY2025 GENERAL FUND REVENUE BY CLASSIFICATION AS OF 12/31/2024 7 Exhibit 5 FY2025 Q2 EXPENDITURE SPOTLIGHTS 8 Exhibit 5 CLASSIFICATION BUDGET ACTUAL YTD % YTD THIS POINT FY24 PERSONNEL SERVICES $17,290,207 $7,249,586 42% $6,950,157 MATERIALS & SUPPLIES $1,055,657 $325,670 27% $437,694 CONTRACTUAL SERVICES $4,497,830 $1,795,112 51% $1,845,054 CAPITAL OUTLAY -- -- +++ -- OTHER EXPENDITURES $72,400 $40,175 55% $22,304 TOTALS $22,916,094 $9,410,545 43% $9,255,211 FY2025 GENERAL FUND EXPENDITURES BY CLASSIFICATION AS OF 12/31/2024 9 Exhibit 5 THIS POINT DEPARTMENT BUDGET ACTUAL YTD % YTD FY24 Non-Uniform $32,360 $9,462 29% $9,318 Police $150,000 $77,917 88% $101,207 Fire Department $168,000 $93,411 56% $73,682 (Unscheduled) Fire Department $50,000 $30,768 62% $37,369 (Training & Special Events) GENERAL FUND TOTALS $400,360 $211,558 53% $221,576 FY2025 GENERAL FUND OVERTIME AS OF 12/31/2024 10 Exhibit 5 QUARTERLY INVESTMENT REPORT 11 Exhibit 5 INVESTMENT REPORT HIGHLIGHTS Total Investments Total Liquidity Ratio and Cash Investments 65% / 35% $27,744,513 $13,795,448 Liquid / Illiquid Yield Spread Weighted Avg Yield 0.01% - 5.12% 4.39% as of 12/31/2024 12 Exhibit 5 www.webstergrovesmo.gov/budget QUESTIONS? 13