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Impact on the General Health, Safety. and Welfare: The issues to consider here deal with the intensity ofthe 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 BV 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 to create a transition lot of B-1 zoning by down zoning the portion of the B-2 zoning adjacent to the residential to the east. Proposed Comprehensive Land Use Guide Plan Amendment: The applicants are requesting an amendment to the Comprehensive Guide Plan for a .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 a B-1 zoned transition lot. 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. 7