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March 25, 1998 Plan Commission Minutes Page 2 location will contribute to and promote the community welfare or convenience; c) will not cause substantial injury to the value of neighboring property; and d) is consistent with the Comprehensive Plan, neighborhood development plan (if applicable), and any other official planning and development policies of the City; and e) will provide off-street parking and loading areas in accordance with the standards contained in Article 7 of the Zoning Code. The Chairperson called upon the applicant. Mr. Gold stated that he will be represented by Dan Ryan, Sales Supervisor, Sinclair Auto, P.O. Box 220309, Kirkwood, MO 63122. Mr. Ryan gave an overview of the proposed expansion of the use. Mr. Gold asked that the staff’s suggested condition #3 be changed from 4 to 6 cars overnight to read: Outdoor overnight parking shall be limited to six vehicles, operable with current licenses. Chairperson Solodar called on Frank B. Hill, Zoning Administrator to provide the staff report. Mr. Hill stated that this site is an existing Sinclair gasoline station and has been operated as such for many years. The applicant has applied for a conditional use permit to add the vehicle repair service to the operation. The use and operation of the facility will not appear to change much from its current use with the exception of the additional parking requirements. The proposed parking meets the requirements of the zoning code. However, it would be suggested that the parking spaces numbered 3, 4, 14 and 15 be eliminated due to their close proximity to the entrances. Two of the spaces could be replaced with parallel spaces in front of the building. Thirteen spaces should be sufficient for this type of operation if vehicle storage is limited. The applicant does not show any proposed landscaping changes but some may be added under this permit application by requiring that a landscaping plan be submitted and approved by the Director of Planning at a later date. The staff recommends that the conditional use permit 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. A revised site plan shall be submitted showing the elimination of parking spaces 3, 4, 14 and 15. Two parallel parking spaces should be added along the front of the building. 2) A detailed landscaping plan shall be submitted to the Director of Planning for review. The landscape material shall be installed and shall be maintained in accordance with the plan. Said plan shall be submitted and approved prior to the operation being used for vehicle repair. 3) Outdoor overnight parking shall be limited to four vehicles, operable with current licenses. 4) Service and repair operations shall be limited to the hours between 7:30 a.m. and 8 p.m. 5) All paving on the site shall be repaired or replaced to bring the surface into good repair. The parking lot shall be re-striped to conform with the site plan. 6) Service and repair operations shall take place inside the building, other than brief servicing such as battery or tire changes. Chairperson Solodar opened the public hearing and asked for testimony from the public. No members of the public wished to speak and the Chairperson closed the public hearing. Mr. Self asked how many bays there would be at the site. Mr. Gold replied that there will be 3. Mr. Walsh asked this was a reopening of what used to be a service station in the past. Mr. Ryan wpoffice\wpdata\m-3-25.plc