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--. -•. 6.2 Impact on traffic: The applicant owns 17 stores in three states (Minnesota, Missouri, and Indiana) all of which do very similar business to that expected in Roseville and all have low traffic volumes due to the nature of the niche market business. The current Institute of Transportation Engineers (ITE Manual, 7`� Addition) indicates that specialty retail will generate between 22 and 65 vehicle trips per 1,000 square feet of floor area. In the case of the subject use, this translates into approximately 3,500 sq. ft. being utilized for retail space or 154 vehicle trips per day. By contrast, other uses permitted without a CUP could generate average daily vehicle trips ranging from 252 (far a walk-in bank) up to 1,400 (for a fast food restaurant without a drive-through). The Planning Division has thus determined that the proposed use would have a signifcantly smaller impact on traffic than other permitted uses. 6.3 Impact on parks, streets and other public facilities: Because the proposed pawn shop is more than half a mile from the nearest park and would increase the traffic on County Road B(on which nearly all of the automobile traffic would travel) by less than 1% the Planning Division has determined that the proposed pawn shop will not have an adverse impact on the City's parks, streets, and/or other facilities. 6.4 Compatibility ... with contiguous properties: There are no proposed or required changes to the structures, parking area, or landscaping for the pawn shop use that would 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 given to protecting the value of surrounding properties. In light of this, and because the 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 Division has determined that the proposed pawn shop will not have an adverse impact on the market value of contiguous properties. 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. 6.7 Compatility with the City's Comprehensive Plan: Pawn shops in certain buildings are conditionally permitted use in the B-3 General Business District and are compatible with the Comprehensive Plan designation of Business. 7.0 STAFF RECOMMENDATION: 7.1 Based on the comments and findings outlined in Sections 5 and 6 of this report, the Planning Division recommends approval of the request for a Cot�1vlT�oN,�,L USE PEtuvtlT to allow the proposed pawn shop to operate in compliance with the requirements and regulations established in § 1005.015, 1013.01 and §311 of the Roseville City Code subject to the following conditions: PF08-014 RPCA 040208 Page 3 of 4