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Impact on Traffic: The 1995 traffic volume on Lexington Avenue was 14,800 ADT. The Comprehensive Plan forecasts the traffic volume for 2010 to be 16,800 ADT. The traffic volume on RoselaWll is currently 2,350 ADT east of Lexington 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 RoselaWll. 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). The proposed station store will not create a high volume of traffic on any adjacent streets. The site plan has created a significant number of conflicts on the site. It is likely that there will be congestion at the entrances to both Lexington Ave. and RoselaWll Ave. This could cause problems for vehicles exiting the site as well as vehicles attempting to enter the site. Vehicles attempting to enter the site may cause a traffic backup. In this case a considerable amount of maneuvering will be required for vehicles attempting to reach on-site destinations. This is especially true for fuel tankers and other delivery vehicles. 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 RoselaWll 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 adjacent to 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 proposed B-1 zoned transition lot providing 207 feet of setback to the convenience store. A six foot screen fence will also be provided. Additional screening along RoselaWll Avenue has previously been suggested by staff. Further refinements to other design features such as lighting levels, signage, the architectural design of the building, and noise levels, will help maintain a more human scale and help make 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. This can devalue neighboring property. A new building would update the value of the comer 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 have a positive 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. 6