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7. The sale of other retail products will be conducted in compliance with the requirements and conditions for sales in "B-3" districts. In addition to the design standards relating specifically to automobile service stations, Chapter 1 0 13.0 I of the City Code lists six criteria to be reviewed when considering an application for a conditional use permit. These criteria include: 1. The impact on traffic. 2. The impact on parks, streets, and other public utilities. 3. Compatibility of the site plan and internal traffic circulation, landscaping, and structures with contiguous properties. 4. Impact of the use on the market values of contiguous properties. 5. Impact on the general health, safety, and welfare. 6. Compatibility with the City's Comprehensive Plan. Impact on Traffic: The 1990 traffic volume on Lexington Avenue was 15,500 ADT. The Comprehensive Plan forecasts the traffic volume for 2010 to be 16,800 ADT. The traffic volume on Roselawn is currently 2,600 ADT and is predicted to remain constant into the year 2010. Police records indicate that for the last three years, there have been 14 traffic or accident related calls at the intersection of Lexington and Roselawn. The significant change would be the number of turning movements into the site as proposed (1,000 to 1,200 movements to Kath) by comparison to the past users (approximately 100 movements to Ace's). Impact on Parks. Streets, and Other Public Utilities: Long term plans show pathways along Lexington Avenue. This site plan has incorporated sidewalks along both the Lexington Avenue frontage and the Roselawn A venue frontage. Compatibility of the Site Plan with Contiguous Properties: A convenience store/gas station/car wash is not necessarily compatible with the adjacent single family and multi-family homes but careful consideration of site and building planning, landscaping, and buffers can accommodate the use. With the revised site plan, the green space with the apartments to the south has been reinforced with additional space and Black Hills Spruce. The single family residential neighbors to the east are protected by a 75 foot open space buffer that is landscaped and includes a six foot screen fence. The applicant has indicated a willingness to record restrictions that would maintain this property as open spacelbuffer area in perpetuity. Additional screening along Roselawn Avenue has previously been suggested by staff. By further refining and maintaining a human scale when considering other design features such as lighting levels, signage, the architectural design of the building, and noise levels, the applicant may be making the proposed retail use a part of the neighborhood. Impact on Market Value of Contiguous Properties: The current conditions on the site include dilapidated buildings and vacant land that is subject to debris and clutter, which devalues neighboring property today. A new building would update the value of the corner by effective use of current design standards and practices in the City. It will also bring more activity to the site. Comparing the present conditions to the proposed development, on balance, that the proposed use may positively affect the value of residential properties adjacent to it. Long term impacts on "growth" in adjacent residential property value is less certain, especially when compared to residential structures completely surrounded by equally valued residential uses. 4