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4.0 BACKGROUND: 4.1 tarbuck }s Corporation holds a lease agreement for property at 2305 Fairview Avenue North. The property is owned by Fairdale Shoppes LL (St. Louis) and is part of a 4.46 acre multiple structure retail strip development. 4.2 The .5 7 acre parcel is located in a B- Limited Retail Districts District, and the Comprehensive Plan designates the property as Business. Adjacent land uses include retail to the north and west, residential to the south, across Highway 36, and commercial/retail Shopping Center (Rosedale) to the east across Fairview Avenue. 4.3 The property is currently occupied by a 1,600 square foot coffee shop /caf6. The recently amended City Code identified this type of use as a Class II Restaurant or Fast Food Convenience. The existing structure has 30 seats, approximately 45 off- street parking spaces are allotted to this area, and there is room for a drive -thru with a stacking capacity of 6 vehicles. 4.4 This building was built in 1995 as the existing coffee shop /caf6, which design did indicate a give -thru, but the window and other 'improvements were not included in the original approval. 5.0 REVIEW OF PROPOSAL: 5.1 hnprovements for the drive -thru will include the constriction of a new 56"" wide by 38"' tall window on the east wall of the store. No new indoor seating is proposed. 5.2 Vehicles will enter the site from Perimeter Drive (same as today) and be directed to the drive -thru lane, which will curve along the south side of the stricture and site. An order hoard and speaker will be located at the southwest corner of the building pad, adjacent the patio area. The service window will be located on the portion of the structure which extends south from the main structure. 5.3 The drive lane and parking stalls located adjacent to (directly south) of the drive -thru lane will be difficult to maneuver within and difficult to control vehicle direction. Currently this area acts as a two way drive and parking area. However, once the drive -thru lane is created, the drive lane must become one way to eliminate conflict. Staff has reviewed the site plan and concluded that the south stalls should be angled to promote a one moray exist and better facilitation of stall parking, and an island constructed adjacent the structure to the east its the existing parking lot to properly direct/prohibit traffic (see attachment). 5.4 Staff has also reviewed existing site conditions and concluded that the overall site maintenance should be improved and upgraded, including Additional landscaping installed along the south and west sides of the parcel. Additional parking lot lights installed in the drive -thru area and the roof top PF3467 - RCA 06/02/03 - Page 2 of 5