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LARKIN, HOFFMAN, DALY & LINDGREN, LTD. Mr. Thomas Paschke February 7, 2000 Page 9 . Property values will not be affected. Based upon a property value survey conducted by a local appraisal firm and previously submitted to the City, the Cub Foods store will not negatively impact neighborhood property values. Spirit and Intent of the Ordinance Cub Foods will: . Provide an attractive, convenient, affordable and locally-owned grocery for neighbors. . Provide a convenient local pharmacy. . Provide the neighborhood with a bank, florist, bakery and prepared foods. . Provide Roseville with over 250 additional well-paying jobs. Granting of the requested variances is consistent with the spirit and intent of the Ordinance to provide relief from the strict letter of provisions of the Zoning Ordinances where there are practical diffkulties or unusual hardships. Granting of the variance enables a project to proceed which is consistent with Comprehensive Plan land use goals and policies. One general land use policy is to "create adequate transitions and buffering between incompatible land uses by strengthening or establishing standards in the Zoning Ordinance." Another policy is to "emphasize quality design, innovative solutions, environmental protection and aesthetic appeal and community development through he adoption and use of site design standards and other appropriate criteria." Har Mar Mall was established in the 1950s. The transition, buffers and screening to adjacent residents have been in place for decades and are well established. One of the implementation strategies of the 1994 Comprehensive Plan was to create additional screening requirements for buffering incompatible uses. In 1996, the City adopted the `Boundaries and Buffers Plan" as an amendment to the Comprehensive Plan. The introduction to this plan concedes, "some land uses naturally produce unsightliness. Commercial areas require parking, delivery and storage and industrial plants often need to store raw materials, finished products and sometimes machinery and equipment outdoors. It is difficult, if not impossible, to make these areas attractive. Therefore these land uses or land areas need to be screened from viewers looking in from off site. This is especially important for land uses adjacent to residential zoning districts." The plan suggests the use of natural materials, where possible, particularly trees, shrubs and evergreens. The plan also states that with a redevelopment, new zoning, planned unit development, conditional use permit or a variance, the City will require screening, berming, fencing and landscaping consistent with the approved buffer. The preceding section of this letter documents the buffering and screening provided by the current Cub proposal. This is consistent with the spirit and intent of the Comprehensive Plan, including the Boundaries and Buffers Plan, and the Zoning Ordinance as amended by Ordinance No. 1234 applicable to twenty-four hour uses in the Shopping Center District. Collectively, the factors set forth in this letter