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`� � • Compatibility of the site plan, internal traffic circulation, landscaping, and structures with contiguous properties; • Impact of the use on the market value of contiguous properties; • Impact on the general public health, safety, and welfare; and � Compatibility with the City's Comprehensive Plan. 5.4 Impact on traffic: Public Works staff has determined that utilization of the parking areas unnecessarily increases the potential for traffic conflicts because of the close proximity with the high traffic volume of Lexington Avenue. 5.5 Impact on parks, streets and other public facilities: Aside from the above potential for conflict, Planning Division staff does not believe that the request to utilize the existing parking areas would have additional impacts on parks, streets, and other public facilities. 5.6 Compatibility ... with contiguous properties: If the parking areas remained, the site plan and internal traffic circulation would not adversely affect nearby private property, but the size and location of these parking areas makes it necessary for motorists to back in from the street or back out onto the street because there is no space for vehicles to enter in a forward direction, turn around within the property boundaries, and exit in a forward direction. It is predominantly this need to back into or out of the parking areas that has the greatest potential to create traffic hazards in the area. 5.7 Impact of the use on the market value of contiguous properties: Planning Division staff believes that leaving the parking areas in place would not impact the market value of surrounding properties. 5.8 Impact on the general public health, safety, and welfare: City staff has determined that the potential traffic conflicts related to the continued use of the existing parking areas needlessly compromise the public safety. 5.9 Compatibility with the City's Comprehensive Plan: Business uses and the attendant parking facilities are compatible with the City's Comprehensive Plan. C.O STAFF RECOMMENDATION Based on comments and findings outlined in Sections 4-5 of this report, the Planning Division recommends denial of the proposed CONDITIONAL USE PERMIT AMENDMENT. 7.0 SUGGESTED ACTION 7.1 By motion, recommend denial of the proposed CONDITIONAL USE PERMIT AMENDMENT, based on the comments and findings of Sections 4-5 and the recommendation of Section 6 of this report. 7.2 By motion, recommend ordering compliance with Resolution 9414, requiring the removal of the subject parking areas by June 1, 2010 based on the determination of the Public Works Director that the use of these parking areas would adversely affect the flow of traffic in the area. Prepared by: Associate Planner Bryan Lloyd (651-792-7073) Attachments: A: Area map D: Applicant narrative B: Aerial photo E: Excerpt of 5/14/97 Planning Commission minutes C: Site illustration F: Resolution 9414 PF 10-002 RPCA 020310 Page 3 of 3