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Use of the SuperAmerica site as an off-sale liquor store is compatible with the existing site plan, has a minimal impact on internal circulation, requires no additional landscaping, and the structure and use have previously been determined to be compatible with contiguous properties. First, the liquor store component only requires remodeling of the interior of the current structure and the change in use does not require additional on-site parking spaces (both uses require 5/1 ,000 sq. ft. of floor area or 30 on-site spaces for the 6,000 sq. ft. structure). The site has an existing 37 parking spaces, not counting the 21 at the pump islands. Second, the Consultant has reviewed the site's intemal circulation and concluded that there are slight conflicts with delivery vehicles, but not with customer traffic. Patrons typically use the west parking lot, while the east parking lot has limited use. Having the liquor store entrance on the east side will minimize traffic and parking congestion during peak use. The Consultant further concludes that it is not necessary to seek a removal of the two access points nearest the County Road B and Lexington Avenue intersection. These accesses actually assist in properly relieving the site of vehicles during peak use. Third, the off-sale liquor component does not trigger the need for updating or adding landscaping to the site. Currently a solid wood fence buffers and screens the building and more importantly the parking lot from the apartments to the north and single family residential on the east. Fourth, most Roseville commercial uses, including liquor stores, are located on high traffic volume streets or intersections, and are usually adjacent residential uses. The SuperAmerica parcel qualifies as such a site, and given the limited increase in traffic/patrons that would use the off-sale liquor store, the Community Development Department concludes the use (2,200 sq. ft. liquor store) to be a compatible use with contiguous properties, similar to Roseville Liquor at 700 County Road B (B-Dale Center) across for Parkview School; Network Liquor at Lexington Shoppes, adjacent to Veterans Park; Hamline Liquor at Hamline Shopping Center adjacent a former park site and Roseville Covenant Church; MGM Liquor at Lexington Plaza (recently approved); and MGM Liquor in Saint Paul at Larpenteur and Lexington. d. Impact of the use on market value of contiguous properties: Use of the SuperAmerica site as an off-sale liquor store will not have a detrimental impact on the market value of contiguous properties. Specifically, in November 2003, the Community Development Department completed a residential market value study utilizing Ramsey County date from 1998 to 2002 concluding there is no negative impact on surrounding property value. No property lost value and all were growing at the same rate (see attachment). However it is true (as pointed out at the Planning Commission hearing) that PF3524 - ReA 012604 - Page 4 of 14