St. Louis Board of Public Service Meeting - August 26, 2025
St. Louis Board of Public Service Regular Meeting - August 26, 2025
The Board of Public Service held its regular meeting on August 26, 2025, presided over by President Rich Bradley. The primary agenda item was a public hearing to consider revoking Conditional Use Permit No. 125688 for Grand BP Gasmart at 3182 South Grand Boulevard due to alleged violations. The board also approved routine consent items, including professional service agreements, special event festival zones, and conditional use applications.
Consent Calendar
- Professional Services Agreements: Approved PSA No. 1299 with the Missouri Historical Society to accept artifact donations for Soldiers Memorial Military Museum; PSA No. 1301 for construction management and testing services at St. Louis Lambert International Airport (maximum $4,589,630 with Kwame Green Joint Venture); and PSA No. 1302 for River Des Peres improvement (maximum $2,398,783.29 with Crawford, Murphy & Tilly, Inc.).
- Public Highway Overpass Agreement: Approved an agreement with Union Pacific Railroad for a grade-separated overpass on South Compton Avenue in the amount of $22,644.
- Board Rules: Adopted rules of the Board of Public Service per City Charter and Revised Code Section 3.02.080.
- Special Event Festival Zones: Declared eight festival zones, including Sister Strut (October 4, 7 a.m. to noon), Music at the Intersection (September 12-14), Hank Lewis 2025 (August 29-31), North Side Trap Run (September 6, 5 a.m. to 5 p.m.), Wild Times (September 28, 2 p.m. to 9 p.m.), Jazz and Blues Festival (August 30, 1 p.m. to 7 p.m.), City Sprint 5K (October 19, 6 a.m. to 1 p.m.), and Parking Day Street Skate (September 19, 9 a.m. to 7 p.m.).
- Street Encroachment: Approved request by Paint Lewis, LLC to encroach artwork on the flood wall on South Wharf Street from August 29-30.
- Emergency Action: Declared emergency for Bissell pump 16 blowout actuator motor rewind (estimated cost $119,160).
- Lot Subdivisions and Consolidations: Approved subdivision at 2732 South 59th Street and consolidation at 5949-5953 Dr. Martin Luther King Drive; denied boundary adjustment at 2818-2824 McNair Avenue.
- Conditional Use Applications: Approved with conditions for five applications (4648 Gravois Avenue, 5055 Louisiana Avenue, 2300 Cherokee Street, 2821 Meramec Street, 3606 Isler Street); denied one application at 6301 South Grand.
Public Comments & Testimony
- Zoning Administrator Testimony (Support of Revocation): Sandra Long, zoning plan examiner, testified that as of August 25, 2025, the permit holder remained in violation of Condition No. 1 (windows kept clear of clutter; non-permitted signs still displayed) and Condition No. 3 (no sale of items used for drug paraphernalia; black & mild cigars were still being sold). She noted the permit holder had posted the required no loitering sign, addressing Condition No. 6.
- Conditional Use Permit Holder Testimony (Opposition to Revocation): Omar Jabella, the permit holder, acknowledged the violations but expressed willingness to comply. He explained the window signs had been installed by Anheuser-Busch in 2017 without permits (common practice, he claimed), and he argued that removing them would expose unsightly storage areas and create safety risks (visibility of cash counting and safe drops). He stated he had previously discussed the issue with city officials and was under the impression it was acceptable for safety. Regarding the cigars, he asserted that black & mild cigars are not drug paraphernalia because they are tobacco-filled and not intended for use with controlled substances; he displayed a sign stating he does not sell blunts, papers, cones, or wraps. He offered to immediately stop selling black & milds and to work with the city on compliant window coverings. No other public testimony was offered in support or opposition to the revocation.
Discussion Items
- Hearing on Revocation of Conditional Use Permit No. 125688: The board reviewed evidence including certified mail notices, photographs from July 31 and August 22, 2025, and a memorandum from August 26 documenting ongoing violations. Zoning Administrator Mary Hart Burton clarified that the condition does not prohibit window coverings like blinds or curtains, only unpermitted signage. She also noted that the complaint originated from the South Grand Special Improvement District (chaired by Rachel Whitt), contradicting the permit holder's claim of collaboration.
- Board Deliberation: Directors discussed the permit holder's assurances and past instances where similar promises were not kept. Director Pearson emphasized the importance of compliance. President Bradley recommended the allow time to cure and directed the permit holder to consult with the zoning division on permissible window coverings and signage.
Key Outcomes
- 45-Day Extension to Cure Violations: The board voted unanimously (6-0) to grant the conditional use permit holder 45 days to resolve both violations: (1) remove unpermitted window signs and install compliant window coverings (permissible blinds, curtains, or opaque treatments), and (2) cease sale of black & mild cigars. The board will monitor compliance and warned that failure to comply could lead to revocation.
- Approval of Consent Calendar: All consent items were approved without objection.
- Meeting Adjourned: The meeting concluded with a motion and second, all in favor.
Meeting Transcript
Good afternoon, ladies and gentlemen. This is Rich Bradley, President of the Board of Public Service. This is the regular meeting of the Board of Public Service for Tuesday, August 26, 2025. This is a public meeting and there are no lettings today, but we do have one hearing which we will handle at this time. Hearing number 125688-RH is being conducted pursuant to Section 26.100.030 of the revised code of the city of St. Louis. The purpose of this hearing is to determine whether to revoke the conditional permit numbered as 125688 issued to Grant BP Gasmart to occupy 3182 South Grand Boulevard as a gas station with snack foods and no cooking. The parties have been notified of the violations of the conditions of this conditional use permit in writing by certified mail along with the posted notice of today's hearing date. The hearing has been convened in order to address the issues surrounding conditions number one, three, and six. Condition number one, the windows must be kept clear of clutter with only permitted areas of the windows covered by signs in accordance with city ordinances with these conditions. Application shall be made for all signs and approved by the office of zoning administrator before installation. Condition number three, there should be no sale of items that can be used or intended for use as drug paraphernalia as defined in ordinance 68404 or successor ordinances, including but not limited to food scales, glass tubes, disposable lighters with pop-off tops, seal scrubbing pads and screens, rolling papers, ephedrin or pseudoephedron, diet supplements, sleep aids, bath salts, or other substitutes for illegal drugs. Condition number six, there should be no loaning for which the applicant must post a no loitering sign and enforce it. The office of zoning administrator had the burden approved the conditional use permit conditions have not been complied with. After all evidence of the zoning administrator has been presented, the board will ask for additional testimony, if any in support of the revocation. Then the conditional use holder will be given the opportunity to present evidence. Lastly, the board will hear other testimony in opposition to the revocation if any. As you testify, please direct your comments to the board and not to those in the audience. Members of the audience are asked to remain silent and not coach the witnesses. During your testimony, members of this board may have questions for you. Following the hearing, the board will proceed with its regular agenda. Following the conclusion of the regular agenda, the board will deliberate, discuss, and vote on the hearing. The board will notify the conditional use holder of its decision by mail in about two weeks. The Board of Public Service has in its possession the following documents which are being introduced into evidence. Item number one, a certified copy of the zoning code of the City of St. Louis. Item two, the conditional use permit numbered as 125688, issued on April 17, 2018 for Grand BP Gasmart, COMA July Julya to occupy 3182 South Grand to operate as a gas station with snack foods, no cooking. Item 3 Letters dated August 5th, 2025, sent by mail to DBA Grand BP Gasmart COMAR Jalaya at 3182 South Grand Boulevard. St. Louis, Missouri 63118. And Amar Association LLC CO Amar Jalaya at 3182 South Grand Boulevard, notifying the permit holder and the other named entities of the violations of the permit and providing notice of the public hearing regarding revocation of conditional use permit number 125688 to be held on August 26, 2025. Item 4, photographs dated July 31, 2025 of the indoor and outdoor conditions at 3182 South Grand Boulevard. Item five, a copy of an email from the zoning inspector Sandra Long to the zoning administrator Mary Hart Burton, dated July 15, 2025 regarding complaints about the permit holder's business. Item six, a copy of the public notices of today's hearing in the city journal dated August 12th, 2025, August 19th, 2025, and August 26, 2025. Item seven, a photograph dated August 22nd, 2025 of a sign posted at 3182 South Graham Boulevard, giving notice of today's revocation hearing and of the premise. An item 8, a copy of a memorandum and related photos dated August 26th from the zoning plan examiner, Sandra Long to the zoning administrator Mary Harburton regarding an investigation of permitted property on August 25th, 2025. During which violations of conditions one and three were observed. At this time, the board asked for representative of the office zoning administrator, please come forward and be sworn in. The testimony you're about to give before this board is the truth the whole truth and nothing but the truth. So have you got yes? Please state your name and the address for the board. Thank you. As of my investigation yesterday, there's still all the signs on the windows still have not been permitted. The applicant did state he thought the sign company did it in 2017. And he is still selling black mouth cigars, which he said he thought he could sell them. Okay. So just for clarity, condition number one. Uh the windows kept clear of clutter and only permitted signs and violation number, condition number three, no sale of items used for drug paraphernalia, correct? That's correct. He did post his no watering sign outside.
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