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65 f. Compatility with the City's Comprehensive Plan. 66 6.2 Impact on traffic: Because Pawn America proposes to expand into an adjacent tenant 67 space in an existing shopping center, Planning Division has determined that the use 68 would have no more impact on traffic than other permitted uses that could occupy the 69 same space. 7o 6.3 Impact on parks, streets and other public facilities: The proposal represents a retail 71 use in an existing retail space, and so would not have additional impacts on parks, streets, 72 and other public facilities. 73 6.4 Compatibility ... with contiguous properties: No changes are proposed to the site plan, 74 internal traffic circulation, or landscaping, and the proposed internal structural 75 modifications would not affect the site's compatibility with contiguous properties. 76 6.5 Impact of the use on the market value of contiguous properties: People tend to have 77 negative feelings about pawn stores and their perceived effect on residential property 78 values, but when a property is assigned Zoning and Comprehensive Plan land use 79 designations, careful consideration is given to protecting the value of surrounding 80 properties. In light of this, and because a pawn store is among the uses that are allowed 81 (conditionally or otherwise) in the B -3 District and is consistent with the "business" 82 designation of the Comprehensive Plan, the Planning Division has determined that the 83 expanded pawn store use will not affect the market value of contiguous properties. 84 6.6 Impact on the general public health, safety, and welfare: Police Department staff has 85 indicated that pawn shops are no more likely to have illegal activity or police calls than a 86 general retail business and that Roseville police enjoy a very cooperative relationship 87 with the existing Pawn America store; the Planning Division therefore believes that the 88 proposed expansion of the existing store will have no discernable impact on the general 89 public health, safety, and welfare. City licensing requirements for pawn shops are also 90 geared toward protecting the health, safety, and welfare of Roseville's residents, and if 91 Pawn America fails to satisfy those requirements, the company risks revocation of its 92 license. Even if Pawn America operates in compliance with its license but the use is later 93 determined to have a negative impact on the general public health, safety, and welfare, 94 the CONDITIONAL USE approval can be invalidated. 95 6.7 Compatility with the City's Comprehensive Plan: A pawn store is a conditionally 96 permitted use in the B -3 General Business District and is compatible with the 97 Comprehensive Plan land use designation of Business. 98 7.0 PLANNING COMMISSION ACTION 99 7.1 On May 6, 2009, the Roseville Planning Commission held the duly noticed public 100 hearing regarding the Pawn America request. At the hearing no citizens were present 101 to address the Commission, however that applicant was present to answer questions 102 and provide additional clarification regarding the request. 103 7.2 The Commission was unclear (as was the Planning Staff) on the condition for 104 surveillance of the parking lot and whether or to what extent the existing cameras 105 would suffice. They requested staff clarify prior to Council approval. 106 7.3 The Commission was also concerned with the site adding a drive -thru window 107 without amending the approval Conditional Use so that included this as a condition. PF09 -011 RCA 051809.doc Page 3 of 4