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Impact on the General Health. Safety. and Welfare: The issues to consider here deal with the intensity of the use of this site as a convenience store/gas station. As this site becomes more heavily used, it improves the value of other commercial uses at the intersection by bringing more customers to the comer. Other issues to consider would be lighting levels, noise associated with the car wash, compressors and HV AC, traffic turning movements, tanker truck operations, and the hours of operation proposed with this use (5:00 a.m. to 12:00 midnight). Compatibility with the City's Comprehensive Land Use Guide Plan: The applicants are requesting that the Comprehensive Land Use Guide Plan be amended for that area in the northeast comer of the proposed site. It is currently designated for low density residential uses and they are requesting that it be modified to a business designation. To deal with the transition between business uses and residential uses, the applicants are proposing the 75 foot landscape/buffer area that would provide a stronger, more effective buffer than any other use. They have indicated a willingness to record restrictions against anything but landscape buffer use as a permanent restriction on the deed for this property. (The City attorney should be requested to review this proposal.) Proposed Comprehensive Land Use Guide Plan Amendment: The applicants are requesting an amendment to the Comprehensive Guide Plan for that .40 acre parcel of land in the northeast quadrant of this site from its current designation of LR Low Density Residential to B Business. In so doing, they are offering to provide a transition between the business use in the comer and the residential properties to the east with the 75 foot green space/buffer zone permanently recorded against the property. In considering this request, the City needs to look to the goals and policies contained in the Comprehensive Land Use Guide Plan; such as: Maintain the existing residential areas of the City as designated on the currently adopted Land Use Plan. The VISTA 2000 report and the Comprehensive Plan speaks to no encroachment into residential areas with commercial development. (Page 3, #2) Eliminate blight and prevent deteriorations of buildings and infrastructure. Strive for a high level of aesthetic appeal. (Page 3, #3) Create adequate transitions and buffering between incompatible land uses by strengthening or establishing standards in the zoning ordinance. (Examples of such standards include additional open space or scenic easements, increased setbacks, additional landscaping and earth berms, architectural features, additions to buildings, and fencing. (Page 5, #5) Where feasible or practical, integrate neighborhood oriented retail/service business (within walking distances) into the mixed use project. (Page 7, #IB) Where higher intensity uses are located adjacent to existing residential neighborhoods, create effective land use buffers and physical screening. (Page 8, #6D) Encourage the development of a wide range of retail sales and services in the community. Concentrate these uses in existing retail/service area. (Page 10, #D I) Encourage the development or expansion of existing and future retail shopping centers as a means of achieving maximum efficiency of land use, adequacy of vehicular movements and 5