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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. Lastly, 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 ofthe SuperAmerica site as an off-sale liquor store will not have an 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 value lost and all were growing at the same rate (see attachment). e. Impact on the general public health, safety and welfare: Use ofthe SuperAmerica site as an off-sale liquor store will not have an impact on the general health, safety, and welfare of neighboring residents and land owners. The Community Development Department has concluded that the impression that this liquor store will create added crime, public drunkenness, and pedestrian conflict with impaired drivers cannot be reasonably validated. There are no reports or existing crime statistics from this site or other off-sale liquor sites. Based on this, staff concludes that this added new use will not impact the general public health, safety and welfare of the surrounding neighborhood, nor the City ofRoseville. f. Compatibility with the City's Comprehensive Plan: Use of the SuperAmerica site as an off-sale liquor store is compatible with the Roseville Comprehensive Plan. Specifically, the Roseville Comprehensive Land Use Plan identifies this site as "Business" use which an off-sale liquor store is an appropriate use. Further, the Comprehensive Plan does not specifically limit this site to limited types of business, commercial, or retail uses. PF3524 - RPCA 0 I 0704 - Page 4 of 5 ~".