Plan commission approves conditional use permit for banquet facility at 8045 Watson Road

The Webster Groves Plan Commission voted to recommend approval of a conditional use permit for a banquet/event facility at 8045 Watson Road (Yorkshire Plaza), concluding a public hearing and approving the application with conditions by roll call vote.

The commission approved the permit for a roughly 5,108-square-foot tenant space proposed by applicant Desiree McFadden, with hours limited to 10 a.m. to midnight, adherence to the city noise limits in the zoning code, and a requirement that the building conform to the International Building Code (IBC) for assembly occupancy before an occupancy certificate will be issued.

Staff presented the proposal as a conditional use in the C Commercial District and said the request is governed by multiple sections of the Webster Groves zoning code, noting specifically that the commission must find the use will not substantially increase traffic hazard or congestion, fire hazard, negatively affect neighborhood character, or overtax public utilities. The property is located in Yorkshire Plaza and was described in staff materials as a tenant space within an approximately 3.28-acre shopping center; the applicant plans to occupy about 5,108 square feet.

Staff estimated roughly 175 off-street parking spaces in front of the western building (a shared parking arrangement across the center) and observed the applicant’s expected occupancy at about 225 standing / 250 seated for typical events. Using the city parking table and a conservative seats-based calculation, staff estimated the facility could require roughly 75–85 spaces depending on layout; the final required parking will be tied to the occupancy determined during the building / occupancy inspection.

Police and fire reviewers flagged potential strain on parking and emergency access if multiple businesses and a large event operate simultaneously. The police comments noted that the venue’s eventual programming could include higher-impact events and referenced an existing nearby business (Hotshots bar and grill) as a local hotspot that has presented challenges in the past. The fire marshal and building official reminded the commission that a change to assembly occupancy will trigger different building-code requirements (sprinklers, egress, etc.) and that those changes could be costly and must be completed before occupancy.

Neighbors told the commission they are concerned about overflow parking and a known cut-through from the shopping center into adjacent residential streets. Pauline Duchild, a resident who spoke at public comment, said the cut-through already brings people into the neighborhood and that “with that, that many more people coming through, [it’s] not gonna be good because they’re gonna end up…park[ing] in front of all of our houses.” Another resident, Molly Thomas, made similar remarks about safety and long-term parking in front of homes.

Applicant Desiree McFadden responded at the public hearing that the lot immediately adjacent to her leased space “is pretty big,” that her preliminary observation is that daytime businesses generate little in‑lot demand, and that most events she envisions would be evenings or weekend events. McFadden stated she is not applying for a liquor license for the site, would not install a commercial kitchen (she described a kitchenette with sink, microwave and refrigerator only), and said, “I don’t think parking would be an issue,” adding that she expects many events to occur when neighboring daytime businesses are closed.

Commission members pressed staff on the parking calculation and asked for a fuller inventory of parking allocations for all businesses in the center. Staff agreed to follow up and verify the shared-parking numbers during subsequent business-licensing and building-permit review so the occupancy / parking relationship is resolved before final occupancy is granted.

On the motion to recommend approval, the commission approved the CUP with the conditions read into the record: hours of operation limited to 10 a.m.–12 a.m.; compliance with the city’s sound/noise performance standards per section 53.114 (60 dB within specified daytime windows, 55 dB outside those windows); site maintenance requirements (daily pickup of litter and waste and keeping dumpster areas clear); and IBC compliance and any building improvements required for assembly occupancy prior to occupancy certification. The commission also specified that the CUP is personal to the applicant and does not run with the land.

The recommendation will be forwarded to the City Council; staff said a public hearing before the council was tentatively scheduled for Feb. 4, 2024. Building permits and an occupancy inspection remain required steps before the venue may operate, and staff emphasized that fire- and building-code changes could require significant upgrades (including sprinklers) that must be completed by the applicant as determined by the inspection process.

The record shows commissioners were split in focus: several said the absence of an on-site liquor license reduced their concern about late-night, alcohol-related disturbances but acknowledged caterers can bring alcohol under event-permit rules. The commission asked staff to verify parking allocations and confirmed the traffic advisory/Police Department and Public Works are the appropriate channels if neighbors seek street-level mitigation (temporary closures, parking restrictions) later.

Votes at a glance: plan commission roll call recorded unanimous approval by the members present; the commission will forward its recommendation and the conditions to city council for final action.

Next steps: staff will verify parking allocations and continue plan-review and building-permit inspections; the matter goes to City Council for a final ordinance on the CUP.