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February 25, 1998 Plan Commission Minutes Page 8 Manager and staff. At the previously scheduled public hearing there was only one member of the pubic who appeared and that person did not object to the proposal. The proposed Jack In the Box restaurant is to be located at the west out-parcel of the new Schnuck’s University City Square shopping complex. Except for the concerns mentioned below, the proposed use complies with the standards of the zoning code. The City Manager pointed out, during the last submittal’s review, that the City Council has indicated that drive-in/drive-thru fast food restaurants were to be discouraged as not being of the highest and best use of the two out-lots. He further indicated that the previously submitted design was not acceptable because the site was not oriented toward the Schnuck complex parking lot and away from the neighborhood entrance across Olive on Bartmer. The applicants have submitted this design to try to overcome those obstacles. Although the new plan does not orient the site away from Olive, it is more acceptable. The site plan and floor plan show dining space for 50 patrons in a floor area of 669 square feet, exclusive of kitchen, restrooms and storage areas. 14 parking spaces are required under the provisions of the zoning code. The site plan shows 40 parking spaces to be provided. The drive-through service requires that there be five stacking spaces provided, which is met. Therefore, the applicants have met the minimum parking requirements. The curbs required at the edges of the paving must be portland cement concrete curbs and should be noted as such on the site plan. The previous site plan was discouraged because 1) the proposed ingress /egress onto Olive is in close proximity to the Pennsylvania intersection and the Schnuck complex entrance and 2) because it was located directly across the street from the access to Bartmer Avenue. City staff requested that traffic be required to enter and exit from the main lot of the Schnuck complex. The applicants claim that would be economically infeasible. The applicants claim that the proximity to the intersections and to the Schnuck complex entrance will not harm traffic flow. The applicants have received approval from the Missouri State Highway Department for their proposed location. They have moved the entrance 80' to the east from its original location, along the east side property line. It is now out of the direct path of the Olive/Bartmer entrance. That placement does violate the provisions of §34-132.3(c)(2) of the newly adopted Zoning Code which requires an entrance be located at least 24' from a side property line. However, as stated above, this application was originally filed prior to that code’s adoption. In this case, it may be preferable to have the entrance as far from Bartmer as possible. The newly proposed configuration is far better than the previous submittal but is still not as desirable as an entrance through the Schnuck complex parking lot. The University City Sign Code only permits 40 square feet of primary signage for a building of this width with one building frontage facing a street. The applicants have shown primary signage totaling 139 square feet. Signs should strictly comply with the provisions of the University City sign code. The landscaping shown on the site plan appears to meet the requirements of §34-92.6 of the Zoning Code. The final landscaping plan should be submitted to the Director of Planning at a later date for her/his review and approval. In order to lessen the visual impact of the store on those entering Olive from Bartmer, the City Manager had requested a 10' high earth berm be constructed along the northern frontage of the property along Olive. The applicants have proposed a 3' earth berm instead. The earth berm can reasonably be raised to 4' in order to be closer to the City Manager’s request and to lessen said visual impact. However, the higher the berm, the less space there will be for parking. Even with the proposed 3' berm the planting strip will have to be expanded to maintain a 3:1 slope. Also, there is currently a black metal fence running along the and west property lines. It flows into the fence along the Schnuck complex and if it was to remain, would also wpoffice\wpdata\m-2-25.plc