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July 23, 1997 Plan Commission Minutes Page 5 Heartland Automotive represented by Joe Welsch of Klitsching Welsch Architects for a conditional use permit amendment to construct a 325.56 square foot addition to the existing building. The Chairperson noted the Commission's procedures and criteria for reviewing conditional use permits and amendments to them. He specifically stated that the Plan Commission must consider whether the use: a) complies with all applicable provisions of the Zoning Code; b) at the specific location will contribute to and promote the community welfare or convenience; c) will not cause substantial injury to the value of neighboring property; d) complies with the overall neighborhood development plan and existing zoning district provisions; and e) will provide, if applicable, off-street parking and loading areas in accordance with the standards contained in the Zoning Code. The Chairperson called upon the applicant. Joe Welsch, 3100 S. Grand, Ste. 200, St. Louis, MO 63118 gave an overview of the proposal to construct the addition and stated that a Jiffy Lube shop will be operating from the location. Chairperson Solodar called on Zoning Administrator, Frank Hill to provide the staff report. Mr. Hill stated that this site is currently approved for an automotive repair facility. The issue at hand is the appropriateness of the proposed construction. The addition complies with the use regulations and setback requirements of §34-37.6 of the Zoning Code. Therefore, the construction of the addition is proper. The proposed landscaping could use improvement according to the Director of Planning, however that issue can be remedied by requiring that a revised landscaping plan be approved by him at a later date. A Jiffy Lube operation will generate a higher volume customers than the previous automotive repair uses thereby increasing the amount of in and out traffic. Therefore, the two curb cuts closest to the corner should be eliminated in order to maximize safety at the heavily traveled intersection of Hanley and Delmar. The applicants indicate that they will have an opaque awning with only the letters stating "Jiffy Lube" internally illuminated. That configuration complies with the regulations of the sign code. It is recommended that the conditional use amendment be approved if the permit contains the following conditions: 1) Construction and development shall be in substantial conformance with the site plan, floor plans and elevations submitted with this application. 2) A detailed landscaping plan shall be submitted to the Director of Planning for review by September 15, 1997. The landscape material shall be installed by November 15, 1997 and shall be maintained in accordance with the plan. 3) Overnight parking of motor vehicles shall be limited to the area south of the building, specifically excluding overnight parking between the east building wall and Hanley Road for the length of the property. 4) With the exception of the storage of motor vehicles in accordance with Condition #3, all business, service, storage and display shall be conducted within the building. 5) Service and repair operations shall be limited to the hours between 7:30 a.m. and 8 p.m. 6) The two driveway entrances closest to the intersection shall be removed and replaced with curbing and sidewalks. 7) Before a building permit is issued, permits shall be obtained from St. Louis County Department of Highways and Traffic for modifications to driveway entrances, street curbs and sidewalks. 8) All paving on the site shall be repaired or replaced to bring the surface into good repair. 9) Signage shall strictly comply with the University City Sign Code. m-7-23.plc