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Variance – 1201 County Rd E <br />Gem Lake City Council 9/17/24 <br />September 11, 2024 <br />Page 2 <br /> <br /> <br />would be triggered. The current site plan incorporates 9884 SF of new and reconstructed impervious, only <br />116 SF less than the threshold. Triggering the management threshold would have required enlarging the <br />existing rain garden in the southwest corner of the site which has the lowest topography for rainwater <br />retention. However, the existing rain garden is at its largest possible size and depth. Therefore, existing <br />pavement and parking stalls would need to be removed and relocated elsewhere, thus requiring more <br />reconstructed impervious, and, therefore, yet more retention volume. Furthermore, enlargement of the <br />rain garden would require additional tree removals which aid in screening the parking lot from the street. <br /> <br />Variances are reviewed by the Planning Commission and approved or denied by the City Council. The Planning <br />Commission reviewed the request at a public hearing at their September 10 th meeting, and recommended <br />approval of the request; their recommendation and findings are found later in this report. <br /> <br />PROPERTY INFORMATION <br /> <br />Description: The subject property is located at the northeast corner of the intersection of County Road E/CSAH 15 <br />and CSAH 108/Labore Road. The west lot line is the ‘front’ lot line for zoning purposes. The site is fairly flat, with <br />trees and vegetation along the perimeter of the lot. The development surrounding the subject property consist s of <br />large lot, single-family residences to the north and east. Land south and west of the property is within the city of <br />Vadnais Heights; this land is primarily commercial in use. <br /> <br />Land Use: Institutional – ‘private childcare and education facilities.’ <br /> <br /> <br />Figure 1: Aerial of the site, dated 2022, from Ramsey County GIS. <br /> <br />