1987-09-16 - Laserfiche WebLink

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. . Minutes - Plan Commission Page 2 September 16, 1987 1929. Shell was applying for a new Conditional Use Permit to amend the existing site plan and add a new car wash and food mart. Mr. Michenfelder indicated that Shell planned to demolish all existing improvements on the property to make way for the new plan. He introduced Mr. Jeff Tupper of Polk & Vouga who presented a site plan and rendering of the proposed improvements. These included a single rectangular canopy covering thirty (30) self-serve pumps and an 800 square foot food mart. A car wash, located separately on the eastern portion of the site, would accommodate a convenient traffic flow. Shell proposed to utilize existing entrances off Olive Boulevard and Hanley Road and proposed one pole sign on each street frontage. Mr. Michenfelder explained that the proposed primary signs would exceed the height permitted by the University City Sign Code and was aware that such signs would require a zoning variance approved by the Board of Adjustment. Mr. Tupper circulated a photograph of a similar development to the one proposed for University City while Mr. Michenfelder stated that Shell's proposal consisted of a $1 million investment for improvements in addition to land acquisition costs. Mr. Michenfelder introduced Mr. Steve Polk of Polk & Vouga to review traffic issues pertinent to the Olive/Hanley site. Mr. Polk stated that he conducted no formal traffic study for the site because traffic studies for many area Shell service station proposals did not vary greatly. Mr. Polk stated that the site's current sales volume of 120,000 gallons per month typically attracts 14 cars per hour. Higher volumes occur at peak hours during the morning and evening rush. The proposed 60,000 gallon additional monthly capacity would generate 21 cars per hour with approximately 64 cars during peak hours. Mr. Michenfelder then responded to the Planning Director's report dated September 11, 1987. Mr. Goldman there reported that the Olive Boulevard Shell location was well-established as a full-service station; the proposed change to a filling station with no repair facilities was not consistent with the requirement that the proposed use contribute to community welfare or convenience. Mr. Michenfelder responded that the repair bays had been closed since the Shell Company acquired the property from the dealer. The decision not to provide full-service was a Shell marketing decision. Mr. Michenfelder reiterated that auto repair was not a prerequisite for this Conditional Use; in fact, the "GC"-General Commercial District regulations included a separate category of Conditional Uses for motor vehicle repair facilities. Mr. Goldman reported to the Plan Commission that the addition of retail food and snack sales would add little to community convenience a location directly across the street from a major supermarket which operates from 7 a.m. to 10 p.m. seven days a week. A specific concern was that snack sales encourage child pedestrian activity detracts from the community welfare and creates a direct conflict between vehicular and pedestrian movement. Mr. Michenfelder replied that the 800 square foot food mart included some snack food sales, but that 90 percent of the projected