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e. Impact on the general public health, safety, and welfare; and f. Compatility with the City's Comprehensive Plan. 6.2 Impact on traffic: The current Institute of Transportation Engineers (ITE Manual, 7tn Addition) indicates that specialty retail — which would characterize the entire retail building — generates about 45 vehicle trips per 1,000 square feet of floor area on the average weekday, whereas a new car dealer generates about 25% fewer vehicle trips. The Planning and Engineering Divisions have thus determined that the proposed use would not have any greater impact on traffic than other permitted uses. 6.3 Impact on parks, streets and other public facilities: The Tower Place Master Plan called for the City "to resolve the safety and access issues at the Oakcrest/Fairview intersection;" these traffic issues have been repeatedly and thoroughly researched but no feasible solution has been found. Because the proposed scooter sales are predicted to generate less traffic than other permitted retail uses, however, the use will not exacerbate these existing issues and will not have an adverse impact on the City's parks, streets, and/or other facilities. 6.4 Compatibility ... with contiguous properties: No site modifications are proposed and the display of a handful of motorbikes in the parking area as a land use would be indistinguishable from parking customer vehicles in the parking area; thus the proposed use would not affect contiguous properties differently than the site currently does. 6.5 Impact of the use on the market value of contiguous properties: When a property is assigned Zoning and Comprehensive Plan land use designations, careful consideration is given to protecting the value of surrounding properties. In light of this, and because the proposed motor vehicle dealership is among the uses that are allowed in the B-3 District and is consistent with the "business" designation of the Comprehensive Plan, the Planning Division has determined that the proposed scooter sales will not have an adverse impact on the market value of contiguous properties. 6.6 Impact on the general public health, safety, and welfare: The Planning Division believes that the proposed motor vehicle sales will function as a typical specialty retail store or new car dealer which would have no discernable impact on the general public health, safety, and welfare. 6.7 Compatility with the City's Comprehensive Plan: A motor vehicle dealership is a conditionally permitted use in the B-3 General Business District and is compatible with the Comprehensive Plan designation of Business. Moreover, the Tower Place Master Plan designated this property and the property adjacent to the north for retail and small, multi-tenant business uses. PF08-031 RPCA 080608 Page 4 of 5 � �