Commission refers 7 Brew drive-through at Schnucks to site-plan subcommittee after traffic, parking and landscaping concerns

The Planning and Zoning Commission on June 11 sent the conditional-use permit and site-development plan for a proposed 7 Brew drive-through in the Schnucks shopping center (8828 Manchester Road) to its site-plan subcommittee after extensive discussion about traffic circulation, queuing and required landscaping.

Applicant Joe Rafferty said the franchise’s operation uses two drive-through lanes, electronic order pads and staffing levels that the operator said are necessary to reach target service times; Rafferty described the business model as community-focused and said franchise groups typically staff stands to meet quick-service targets.

City consultants presented detailed reviews. Lee Cannon, the city’s on-call traffic engineer, estimated typical tenant-specific trips at a comparable retail location and reported that 7 Brew’s own data and other store observations suggested morning peaks of roughly 90 vehicle trips (45 in/45 out) and lower evening volumes. Cannon concluded the site includes space to store about 22 cars in the drive-through queue before cars would block the internal drive aisle or off-site driveway, and he recommended staff consult MoDOT about the existing right-in/right-out driveway on Manchester because that curb cut does not meet current MoDOT standards and could be a potential conflict point. Cannon said: "they have enough space on the site to accommodate 22 cars before they even impact the driveway."

On parking, Cannon’s code analysis calculated that the Schnucks shopping center and proposed drive-through would require between 267 and 285 stalls depending on methodology; the applicant’s plan would provide 237 stalls by field count—30 stalls short of the shared-parking calculation and 48 short of a strict code application. Cannon noted the city can approve a reduction up to 20% with council approval if justified by a parking study, but he said the current materials did not support a reduction.

City landscape consultant Andrew Franke noted the site lacks a landscape plan meeting current code: required street trees, a five-foot landscape buffer along the east side, interior parking islands and irrigation were missing; Franke also identified an existing dead tree and a nonconforming dumpster enclosure. Staff recommended that the applicant submit a revised landscape plan that brings the entire parking area into compliance, and cautioned that landscaping additions will further reduce available stalls unless a different parking layout is negotiated.

Commissioners expressed safety and circulation concerns tied to the site’s multiple access points, proximity to the Brentwood signal and a child-care facility on Collier, and the competition between tenant visibility and providing landscaping and queuing. Commissioner Carlin called the lot a "Rubik’s cube" of competing demands; Commissioner Foreman and others asked whether the property owner and Schnucks were willing to work on layout alternatives.

The property owner and the applicant told the commission they are willing to work with staff and consultants; the owner said some exterior improvements (roof and painting) have been done and expressed willingness to make more improvements if the project is approved. Commissioners voted to refer the case to the site-plan subcommittee (scheduled June 25) to allow time for on-the-ground parking counts, alternative layout options, and a revised landscape plan. The referral carried on a voice vote.