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4.2 The City's Comprehensive Plan map designates portions of the Lexington Avenue and Roselawn area for Business. The zoning of the site is Business" B-1". Directly to the east of the proposed site is the northwest corner of the Planned Unit Development (PUD), Rose Villa Townhome Project. The northwest portion of the intersection, across Lexington, is also a "Business" and "B-3" site and has a quick-lube station. On the southeast corner, the Kath Oil sites are a mix of single family and business uses. To the southwest, an office building and a veterinary clinic are the uses. Maps are attached. 4.3 The City's Comprehensive Plan policies within the plan provide direction to eliminate blight, upgrade neighborhoods with a mix of compatible uses, and diversify and solidify the tax base. 4.4 The site will be subject to utility easements and storm water or ponding requirements for all additional impervious or paved surface is being created. A release of storm sewer easements will be required prior to the issuance of a building permit and review and approval by City Engineering of site drainage will be required. 4.5 A complete utility service, paving, grading, and drainage plan must be submitted to and approved by the City prior to consideration of the final development plan. Provision of an easement for an additional 16.6 feet of right-of-way along Lexington Avenue are required. Completion of the sidewalk (Lexington) and landscaping details are also required. 4.6 Based on the proposed use of the building for limited office uses, the off-street parking spaces for employee and customer parking are sufficient. The site will be required to provide off-street parking at 1/200 square feet of office/antique shop; 1/500 square feet of laboratory; and 1/2,000 square feet of warehouse/storage. 4.7 The project, as proposed, is in harmony with the general purpose and intent of the City's Comprehensive Plan and Title 10 of the City Code (Zoning). 4.8 The proposed project will not adversely affect the public health, safety, or general welfare. 4.9 The project will have minimal traffic impacts on the surrounding roadways. The Institute of Traffic Engineers (ITE) estimates that the national range for standard office/retail uses is from 250 to 400 trips per day, for a 9,500 s.f. building. However, this being a neighborhood commercial site with a medical laboratory and storage area, it is anticipated that these particular office/retail uses will generate significantly fewer vehicle trips per day. The applicant has found that currently there are fewer than 80 trips per day to or from the site. Staff is working with the applicant on establishing local counts. Lexington currently has approximately 15,500 to 16,500 trips per day in this area, while Roselawn has approximately 2,100 to 2,900 trips per day. PF3077 - RCA (05-10-99) - Page 4 of 6