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Planning Commission Minutes May 8, 1996 can make up for the businesses by buffering the site. Ace (last name unknown) owner of Ace's 66, stated that in 1997, the tanks must be removed from the site because of federal and state regulations, but that Lexington Avenue used to be State Highway 10 which was a mix of businesses and residences. It will be difficult to change the uses. He noted that the existing store needs to be tom down and rebuilt on the site. Chairman Wietecki closed the hearing. Chairman Wietecki stated that the rights of property owners are the issue here. Comments on gas stations have been received before. The Commission has noted that very few people recommend the placement of gas stations anywhere. However, all of the residence use the gas stations as a necessary convenience. He stated there are concerns regarding the placement and size of the building and the uniformity with the Lexington A venue plans. There are concerns with the conformance with land owners' rights in the area. There are concerns with left-turning movements. There are also concerns with illumination off site, the amount of green space, the amount of space maintained properly, and whether a canopy should be allowed. He asked if the station was too large for the neighborhood. Member Harms recounted that the Comprehensive Plan process allowed for testimony regarding this comer and noted that the residential property was designated in the Comprehensive Plan as a buffer for new businesses. She noted that the proposed buffer along the east side of the property is better than what was adopted in the Comprehensive Plan. Member Harms acknowledge the impact of business on the homes west of Lexington, but noted that Lexington is a large street and there will be headlights and traffic on the street regardless of what is placed on the site. She expressed concern with the canopy lighting and noted that the hours of operation are better than a 24-hour convenience store. She said the changes made by Kath in recent weeks have been beneficial in updating the site plan. She expressed concern about the traffic, noise from the car wash, and need for fencing adjacent to the car wash. She stated she was not opposed to the project but asked for more detailed guidelines regarding the canopies and lighting. Ed Cunningham, stated he would agree with the remarks by Member Harms regarding plantings and the need to work with a forester, but noted that a canopy is a necessity for such gas stations. In concept, he stated the most recent Kath proposal was an improvement, but he was not in favor of the size. Member Rhody stated that the intersection of Roselawn at Lexington is a part of the Lexington corridor and a gateway into the community. He would prefer a store on the comer with the pumps placed behind the store and a car wash behind the pumps. A store at the comer could be used as a walk-in store, more convenient and consistent with the neighborhood design. Member Wilke stated that the new proposal submitted by Kath is a much better proposal