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. . 5-25-94 Plan Commission Meeting Minutes Page 3 redevelopment of the property with a new building and outdoor dining with a revised driveway layout and parking arrangement. The overall project will result in upgrading the appearance of the comer, however there are several concerns that should be addressed. The building will be larger than the present building and will be located further back from the intersection. While this will improve the appearance it will place the entire building in the floodway. The architect has noted on his site plan that development as shown on the site plan will have a negligible impact on the 100 year flood level. If this can be documented to the satisfaction of the Director of Public Works, who administers the city's flood plain management ordinance, he will issue a flood plain development permit. He is opposed to constructing buildings in the floodway and he will not recommend approval of a project that includes such construction. Since the subject property is located on a St. Louis County arterial road (Midland), the current development was reviewed by the St. Louis County Department of Highways and Traffic for conformance with their criteria for fast food restaurant traffic design. The proposed development does not meet county criteria for stacking of vehicles at pickup windows. It provides 5 spaces for the west window and 8 spaces for the east window, however there is a potential for 7 more spaces if cars are stacked in the parking lot access lane. At the time the current development was reviewed the county required a minimum of 16 vehicles for each pickup window stacked in an exclusive drive through lane. The county standards also required an escape lane to permit motorists to exit the drive through long after viewing the menu board. A traffic engineering study should be submitted to address questions as to the adequacy of traffic arrangement. An alternative to such a study would be a review and approval from the St. Louis County Department of Highways and Traffic. The proposed development includes a number of signs as well as the use of strips of lights to outline architectural features of the building, which is prohibited by Section 34-1oo.8,c of the Zoning Code. The general appearance of the building can be preserved if the neon strips are replaced with brightly colored accent strips. I know of no reason to grant any special exceptions to the sign code for this project. The building is a small single use building that is not readily adaptable for other uses. If the use is discontinued the building should be removed. In addition there are a number of concerns that are typical of restaurants with drive through and carry out facilities such as landscaping, litter removal, trash containers, cooking odors, glare from parking lot lighting and permanent curbing material. He recommends against approval because the new building is proposed in the floodway. However if approval is considered he suggests the following conditions be considered: 1) No building permit shall be issued for the construction of the new building until a development permit is issued by the local administrator of the city flood plain management ordinance. 2) A traffic engineering study shall be submitted to the Director of Planning for review and approval or the approval of the St. Louis Department of Highways and Traffic shall be obtained for the traffic layout. The project shall be constructed and maintained in conformance with such approved plans. 3) If the business is closed for a period of 12 months, the building, trash enclosure, sign supports, lighting standards and outdoor furniture shall be removed from the premises. 4) Signs shall comply with the University City Sign Code in every respect; and strips of neon lighting shall not be used to outline architectural elements such as the canopy edges. 5) If vehicular access to the site can be arranged from the adjoining property on the south, the driveways and parking lot layout can be m-5-25.plc