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landscaping. The applicant has also modified the construction/interim site plan in response to staff concerns. 2.9 Franchise Associates proposes to retain the existing non-conforming pylon sign, which has an area of approximately 165 square feet and an overall height of 27 feet. The face of the reader board portion of the sign will be replaced with a sign for Sbarro. In addition, the signage package submitted includes approximately 70 square feet of wall signage on the north wall and 85 square feet of wall signage on the east wall. With a front wall area of 640 square feet, the amount of wall signage would be limited to 90 square feet for the entire building. 2.10 The existing access from County Road B across the western edge of the properties to the north will be retained. Since the 1980s, Franchise Associates has entered into various license agreements with fee owners of property to the north to provide access for employees and customers from County Road B to the Arby's parcel. Under these agreements, the applicant is responsible for repair and maintenance of the drive area. During the review of this request and discussion of the upcoming McDonald's rebuild project, the concept of extending this access from County Road B south to the McDonald's property (two properties south of Arby's) has been discussed by City staff. Having this access formalized through a City easement would be beneficial in that it would improve traffic circulation in this area and alleviate congestion on the frontage road. Because of existing agreements and other factors, it appears that the only way to acquire such an easement at this time would be through condemnation; however, the City should continue to discuss the concept of acquiring such an easement voluntarily with the owners of the properties as they redevelop. 2.11 Section 1005.05 of the City Code identifies food take out or self-service restaurants as a conditional use in a B3 zoning district. A food take out or self-service restaurant is defined as a restaurant where a majority of the customers order food and are served food at a counter and the food is thereafter taken to a table, counter, or off the premises for consumption. Section 1005.01 D requires one space per 15 square feet of gross floor area for a fast food and/or drive-in restaurant; however, City staff has traditionally allowed a ratio of one space per 2.5 seats for similar uses within the community. Chapter 1010 outlines design standards regulations for commercial and industrial development within the community. These standards are applied to new construction as well as enlargements or alterations of existing buildings and/or uses. Section 1013.01 outlines the process and standards for issuance of a conditional use permit. 3.0 STAFF COMMENT 3.1 In reviewing this request, staff has made the following findings: PF#2977 - RCA (01/26/98) - Page 3 of 6