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St. Louis Board of Adjustment approves meeting hall at 4304 Manchester with occupancy, hours and nuisance conditions
Summary
The Board of Adjustment approved an appeal to operate a meeting hall at 4304 Manchester Ave, imposing conditions including a maximum of 24 occupants, a prohibition on operations after 10 p.m., access to a commercial dumpster, and nuisance controls. Planning staff had noted the site lacked required on‑site parking and labeled the use a conditional one in zone G.
The St. Louis Board of Adjustment on May 6 approved an appeal allowing Damn Good People to operate a second‑floor meeting hall at 4304 Manchester Ave, conditioned on limits the board said address parking and neighborhood impacts.
Andy Powers, zoning plan examiner for the City of St. Louis, told the board the parcel is zoned G (local commercial) and that places of assembly in that zone are conditional uses requiring parking based on maximum seating. Citing city code language for assembly parking, Powers said the property had no demonstrated on‑site parking sufficient for a place of public assembly and that the applicant therefore required an area variance and a conditional use permit.
The petitioner, identified in testimony as Mr. McGee of the nonprofit Damn Good People, described the organization as “a 501(c)(3) charitable foundation dedicated to education, advocacy, and community building” and said the upstairs space primarily serves five members for workshops and healing sessions. McGee told the board the space “fits comfortably 12 upstairs” for mat‑based activities and could seat about 24 for speaking events; he said a paved rear area provides about four parking spaces used for handicapped parking.
Board member Mona Parsley moved to approve the appeal with conditions that the site have access to a commercial dumpster, incorporate nuisance‑control conditions the board typically imposes, limit gatherings to no more than 24 people as testified, and not operate after 10 p.m.; George Hit seconded the motion and the board carried it. The chair read into the record exhibits including the city zoning ordinance, photographs, planning and urban design memoranda, Sanborn maps and a letter of support from Alderman Michael Browning.
Planning staff had noted the site lies within a medium‑intensity corridor in the city’s 2025 strategic land‑use plan and that the designation supports pedestrian‑oriented uses; staff nevertheless flagged that assembly uses in zone G require parking (typically one space per three seats) and that evidence of lawful nonconformity had not been presented.
The board said staff and the applicant’s testimony about available rear‑lot parking and the applicant’s stated occupancy supported approval with the conditions imposed. The board voted to notify applicants of decisions by mail in about two weeks; staff provided a city contact number (314‑622‑3666) for immediate follow‑up.
