Despite parking concerns, the former Auto Beauty Specialists building in Old Webster is moving closer to reuse as a microbrewery, brewpub and rooftop restaurant, retail stores and offices.
The Webster Groves City Council on Oct. 3 introduced measures for three conditional use permits to allow for the microbrewery, brewpub and rooftop restaurant. Final votes on the three permits is set for Oct. 17.
The three-story development, called 216 West Lockwood, would be located in the existing 20,000-square-foot building. Director of Planning and Development Mara Perry must approve a parking plan before final approval can come from the council. She also must review the plan's effectiveness every six months for two years.
Jenny Gossow, of JG Design Studio, came before the council on behalf of Kings Oak 2, LLC; Old Webster Brewing, LLC; and Old Webster Rooftop, LLC, requesting three conditional use permits:
• One for an 11,570-square-foot Modern Brewery microbrewery for the rear of the building's first floor;
• Another for a 3,731-square-foot brewpub with up to 120 seats, including some outdoor sidewalk seating, in the first floor front western corner of the building;
• And a third for a 5,900-square-foot rooftop restaurant and event space. The restaurant/event space would be affiliated with the nearby Olive + Oak restaurant at 102 W. Lockwood Ave. It would have indoor and outdoor seating for up to 300. Two event spaces would be on the south end, with a restaurant and outdoor dining area to the north.
In addition, two retail stores are proposed on the lower level totaling 1,900-square feet, with office space totaling 3,200-square feet on a mezzanine. These uses are already permitted uses so city approval is not required.
Perry said parking in Old Webster is typically shared, with use of a combination of on-street spaces, the city parking garage, city-owned lots and other small private lots. But many of these have limitations on availability due to parking permits or time restrictions.
Developers said they are in negotiations with the Webster Groves School District to use up to 120 parking spaces at the nearby Ambrose Family Center on West Cedar Avenue, and Bristol Elementary School on Gray Avenue, for valet parking on evenings and weekends.
Perry has said that, should attendance at the restaurant/event space exceed 250 for any event, additional valet parking agreements at other locations will be mandated.
Greg Ortyl and Mark Hinkle, Webster Groves residents and co-owners of Olive + Oak, said they hope to take a historic property in the district and enhance it, while addressing concerns of neighbors.
"We want a good relationship with the neighbors," Hinkle said.
Ortyl said that if the project doesn't work out, other major developers will no doubt come forward with plans for apartments or condominiums.
"There have been major developers after this property for years, to do something big," said Ortyl.
Hinkle and Ortyl hope to have 216 West Lockwood open by late 2019 or early 2020.
Philip "Beamer" Eisele, CEO of Modern Brewery, 5231 Manchester Ave. in St. Louis, said the microbrewery would be his main operation site. He plans to brew up to 7,500 barrels a year, promising not to "flood Webster Groves with the aroma of brewing. It'll smell like making oatmeal, a sweet aroma.
"My business is now next door to a coffee roaster, and people can smell that more than beer," Eisele said.
Neighbors Respond
Chris Hite of South Gore Avenue said the plan would enhance the district's property values. Andrea Sullivan, who lives on West Cedar Avenue behind the site, had concerns about parking, as well as valets getting to and from the business.
"Also, my bedroom faces the building, and I don't want to hear noise or see people drinking at 1 a.m. (on the rooftop restaurant), when I'm trying to sleep," she said.
Christian Wessling, also of West Cedar, said the microbrewery and brewpub would be good uses for the building, though he was concerned about the rooftop dining.
"I'm afraid the noise and lights will disturb the residential character of the neighborhood, especially if (activities) go on until 1 a.m.," Wessling said.
He asked the council to consider an earlier closing time for the restaurant and suggested rooftop dining be moved indoors.
Louise Kopsky, West Cedar, was concerned about parking, saying the city needs to have a parking plan in place before the development is approved.
Should parking be proposed for school district property, the council would have to approve a conditional use permit to allow for that, according to City Attorney Helmut Starr.
"While this is an exciting proposal, I'm disappointed on how parking is being treated. A final parking plan, with more definitive information, is needed before we vote," said Council Member Ken Burns.
