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These site modifications have greatly improved traffic circulation within the site. It is staff's opinion that this is a workable site plan with regards to traffic. Impact on Parks. Streets. and Other Public Utilities: Long tenn 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 Conti2uouS 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 Roselawn 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 Conti2uouS 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 tenn impacts on "growth" in adjacent residential property value is less certain, especially when compared to residential structures completely surrounded by equally valued residential uses. 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 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 to create a transition lot of B-1 zoning by down zoning the portion ofthe B-2 zoning adjacent to the residential to the east. 7