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December 10, 2003 Plan Commission Minutes Page 3 of 4 Mr. Hill gave the staff recommendation that the application be approved per the Staff Report. The Chairperson asked for comments from the members of the Public. Tony Quartuccio 8318 Olive stated several concerns such as drag racing, vehicles with no tags, wrecked cars and unlicensed vehicle parking. Mr. Lee of 8314 Olive responded that they have kept noises form the cars down in the past six months and they do not promote drag racing. It was decided that the matter would be tabled until the January meeting in order to review the situation. Public Hearing: Conditional Use Permit, Addition to the building and adjustment in required parking, 524 Trinity The Chairperson announced that the public hearing was scheduled to hear an application from COCA (Center of Creative Arts) represented by Rebecca Carson, Director of Operations, 524 Trinity. The applicant requests that they be permitted to construct a building addition which requires an adjustment in required parking at 524 Trinity. The Chairperson noted the Commission's procedures and criteria for reviewing conditional use permits and amendments to them. The Chairperson specifically stated that the Plan Commission must consider whether the use: a) Complies with all applicable provisions of the University City 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) 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 University City Zoning Code. Rebecca Carson, Director of Operations for COCA gave an overview of the proposal and asked that it be approved. Mr. Hill gave the staff recommendation that the application be approved per the Staff Report. The Chairperson asked for comments from the members of the public. Tom Baber, 6836 Kingsbury stated concerns about increases in traffic. Kathy Robinson, 6836 Kingsbury stated concerns about the expansion bringing in more members and increases in audience size. Ms. Carson responded that the theater will remain the same size. Bob Wagner, Councilperson, stated that COCA rents some spaces with the nearby Presbyterian Church and that he knows those agreements will remain in place. Mark Shylanski, 6925 Kingsbury, Trustee of University Heights #2 stated that their concerns have been addressed. Dorsey Ellis, 6901 Kingsbury stated since 1987 there has been increased congestion at COCA because of the gates on Big Bend and there were no other outlets. She is pleased to see COCA is addressing the issue and is very supportive. Ruth Decker, 6900 Washington, expressed concerns regarding trash. No other members of the public wished to speak and the public hearing was closed. The Plan Commission determined that the evidence presented to the Plan Commission does support the conclusion that the proposed conditional use amendment: a) Complies with all applicable provisions of the University City 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) Is K:\WPOFFICE\WPDATA\m-12-10-2003.final.plc.wpd