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U 3 have low traffic volumes due to the nature of the niche market business. The current 641 Institute of Transportation Engineers (ITS Manual, 7th Addition) indicates that 64 specialty 65 retail" stores will generate between 22 and 65 vehicle trips per 1,000 square feet of floor 66 area. In the case of the subject use, this translates into approximately 3,500 sq. ft. being 67 utilized for retail space or 154 vehicle trips per day. By contrast, other uses permitted 68 witbout a CUP could generate average daily vehicle trips ranging from 252 (for a walk-in e g bank) up to 1,400 (for a fast food restaurant without a drive -through). Th Plannin 7(), Division has thus determined that the proposed use would have a significantly smaller 7 1 impact on traffic than other permitted uses. 72 6.3 Impact on parks, streets and other public facilities: Because the proposed pawn shop 73 is more than half a mile from the nearest park and would increase the traffic on County T4 Road B (on which nearly all of the automobile traffic would travel) by less than I% the 75 Planning Division has determined that the proposed pawn shop will not have an adverse 76 impact on the City's parks, streets, and/or other facilities. 77 6.4 Compatibility ... with contiguous properties: There are no proposed or required 78 changes to the structures, parking area, or landscaping for the pawn shop use that would 7 affect contiguous properties differently than the site currently does. 6.5 Impact of the use on the market value of contiguous properties: When a property is assigned Zoning and Comprehensive Plan land use designations, careful consideration is 2 given to protecting the value of surrounding properties. In light of this, and because the 3 proposed pawn shop is among the uses that are allowed in the B-3 District and is consistent with the "business" designation of the Comprehensive Plan, the Planning 5 Division has determined that the proposed pawn shop will not have an adverse impact on 6 the market value of contiguous properties. 87 6.6 Impact on the general public health, safety, and welfare: Police Department staff has indicated that a pawn shop is no more likely to have illegal activity or police calls than a general retail business; the Planning Division therefore believes that the proposed pawn shop will have no discernable impact on the general public health, safety, and welfare. However, a substantial increase in police calls due to illegal activities or loitering in the parking lot would be be a concern and potentially impact the areas general health, safety and welfare, and could be grounds for invalidating an approved CUP. i, 6.7 Compatility with the City's Comprehensive Plan: Pawn shops in certain buildings are conditionally p ermitt u in the -3 General Business District and are compatible with ed se B the Comprehensive Plan designation of Business. 17 700 PUBLIC HEARING 7.1 Prior to the public hearing, Community Development staff received two emalls from neighboring homeowners in opposition to the proposed use. Other residents asked several questions about the proposed pawn shop over the phone or while attending the recent Open House for the Comprehensive Plan update. 1 2 7.2 Several members of the community attended the public hearing. Of the people who 1� ("-y commented on the proposal, all were opposed to the pawn shop by varying degrees, citing concerns of increased crime and traffic - especially in light of the recent approvals 1� 5 of a CUP for an off-sale liquor store and a General Concept PUD for the renovation and 1� 6 expansion of the Har Mar Apartments on nearby properties. ["F08-014—RCA-042808 Page 3 of 4