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01 C. Compatibility of the site plan, internal traffic circulation, landscaping, and 8 7' structures with contiguous properties; 88 d. Impact of the use on the market value of contiguous properties; 89 e. Impact on the general public health, safety, and welfare; and 90 L Compatility with the City's Comprehensive Plan. 91 6.2 Impact on traffic: The current Institute of Transportation Engineers (ITE Manual, 7th 92, Addition) indicates that specialty retail — which would characterize the entire retail 93 building — generates about 45 vehicle trips per 1,000 square feet of floor area on the 94 average weekday, whereas a new car dealer generates about 25% fewer vehicle trips. The 95 Planning and Engineering Divisions have thus determined that the proposed use would 96 not have any greater impact on traffic than other permitted uses. 9 7, 6.3 Impact on parks, streets and other public facilities: The Tower Place Master Plan 98 called for the City "to resolve the safety and access issues at the Oakcrest/Fairview 99 intersection-"' these traffic issues have been repeatedly and thoroughly researched but no 100 feasible solution has been found. Because the proposed scooter sales are predicted to 101 generate less traffic than other permitted retail uses, however, the use will not exacerbate 102, these existing issues and will not have an adverse impact on the City's parks,, streets,, 103 and/or other facilities. 104 6.4 Compatibility ... with contiguous properties: No site modifications are proposed and 105 the display of a handful of motorbikes in the parking area as a land use would be 106 indistinguishable from parking customer vehicles in the parking area; thus the proposed 10 7' use would not affect contiguous properties differently than the site currently does. 108 6.5 Impact of the use on the market value of contiguous properties: When a property i