Lakota Group presents draft comprehensive-plan goals; councilors and planners focus on housing, walkable green space and two opportunity sites

Lakota Group consultants Joshua Bloom and Hannah Bader presented an update to the Webster Groves City Council on Feb. 4, reviewing draft goals and strategies for the city's comprehensive plan and illustrations for two "opportunity sites" on Pacific Avenue and the Watson Road corridor.

The presentation summarized public engagement to date and a framework of seven pillars '—resilient neighborhoods, economic vitality, quality of life/parks and green space, complete streets, operational excellence, essential systems, and city of the arts'—and tested illustrative development concepts for two sites to show how mixed-use, retail and new housing might fit the city's character. "We are currently at the end of phase 2, which is the envisioning phase," Bloom said during the presentation.

Why it matters: the comprehensive plan will guide zoning updates, development guidance, capital priorities and implementation steps for 10 to 20 years. Council members pressed consultants on feasibility, parking, topography, and ways to preserve neighborhood character while allowing new housing types and commercial vitality.

Key details: Bloom and Bader said the planning process reached residents through workshops, pop-ups and online surveys and that the draft organizes policies from community pillars to measurable strategies and potential actions. The consultants emphasized the difference between the plan's guidance and actual development approvals: the concepts are illustrative tools rather than final entitlement maps.

Two "opportunity sites" were showcased. The Pacific Avenue concept sketches showed 4-story mixed-use buildings within existing zoning and optional massing studies illustrating 5- and 6-story scenarios to show tradeoffs in density, parking needs and corridor character. The Watson Road concept (Elm Avenue and Watson Road, including the former Walgreens/Big Lots area) illustrated a 4-story baseline, a public plaza/green space and alternative 5- and 6-story massings. Consultants said the Watson site was chosen because it is separated from adjacent residential by Old Watson Road and can absorb more density with reduced immediate neighborhood impact.

Council questions focused on next steps and implementation. Consultants said the next work is to convert the envisioning materials into a written draft that expands the narrative, includes case studies, and a matrix that lists timelines, responsibilities and potential funding sources. The schedule described in the presentation: consultants will prepare a draft, work with the steering committee and city staff, return to the Planning Commission for review, hold public comment, and then bring a recommendation to the City Council for adoption.

Officials and staff stressed realism about costs and staffing. Bloom and Bader said the plan is a 10- to 20-year document that will include quick wins and long-term priorities; staff and council discussed market feasibility studies, targeted RFPs and the need to revisit parking minimums and zoning as follow-up work.

Direct quotes in the presentation included Bloom's summary of the process and a comment that the plan's implementation section will include a matrix showing timeline, responsibilities and funding. Council members recommended that consultants test parking minimums, feasibility for proposed massings, and phased implementation tools such as RFPs and developer incentives.

Next steps and public engagement: consultants requested written comments be submitted to Dr. Peoples for incorporation into the draft. Consultants said they will return with a written draft that includes an implementation matrix; Planning Commission review and formal public comment periods will follow prior to Council consideration for adoption.

Ending: The consultants asked the council and public to send written comments to Dr. Peoples and said they will incorporate feedback for the first draft. The planning team noted that some issues flagged in discussion ' notably parking minimums, zoning changes, feasibility testing and the design of upper-story setbacks on slopes ' will be addressed in the implementation chapter of the draft plan.