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d. The pump islands are well in excess of 25 feet from a property line. e. The driveways proposed on the site plan exceed the 50 foot setback from a street intersection. (County permits will be necessary). f The sign package is subject to the sign code and the zoning code and reviewed as part of a separate sign permit application. g. The sale of other retail products will be conducted in compliance with the requirements and conditions for sales in B-3 districts. In addition to the design standards relating specifically to automobile service stations, Chapter 1013.0 I of the City Code lists six criteria to be reviewed when considering an application for a conditional use permit. These criteria include: a. The impact on traffic. b. The impact on parks, streets, and other public utilities. c. Compatibility of the site plan and internal traffic circulation, landscaping, and structures with contiguous properties. d. Impact of the use on the market values of contiguous properties. e. Impact on the general health, safety, and welfare. f Compatibility with the City's Comprehensive Plan. It is City staff's opinion that the proposal would not meet the criteria for issuing a conditional use permit because the proposal would not be consistent with the City's Comprehensive Plan. The Comprehensive Plan indicates that the site should be developed as a business use and for low density residential. The proposed service station store with a car wash would a consistent land use in the business district but would not be compatible with the low density residential designation on the eastern portion of the site. The car wash may not meet noise standards adjacent to a residential area. 3. Emdneerine Considerations The City has asked its traffic consultant, Short, Elliott, and Hendrickson to analyze this proposed use at this location to determine the traffic impact on adjacent streets. The study is attached to this planning report. SEH found that the site will generate relatively small volumes of traffic onto Roselawn Avenue. It will be distributed adequately to the driveway and not cause a traffic problem. On-site circulation is generally adequate with little conflict. Parking for the current proposal is plentiful but may be located on the far side of the site from the area of parking demand. Future expansion and parking may be questioned, especially if a restaurant was established on this site. In addition to comments discussed above concerning parking setback, trash enclosure, lack of a lighting plan, the following additional concerns were expressed by the Engineering Department. a. The outdoor air compressor and vacuum, as well as the car wash, could create a noise problem, especially for the single family home directly to the east of the site. b. The existing sanitary sewer easement should be shown on the site plan. c. Because Lexington Avenue is a major thoroughfare, the Engineering Dept. recommends that the number of accesses to Lexington Avenue be limited to one. Engineering staff suggests that the north entrance should be eliminated. 3