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Luther Cadillac.Project Staff Report April 12, 2022 Gem Lake.Pl.an.ning.Commission Page 8 Section 17.4.2(8) notes.that when reviewing variances, that the city shall also consider the following: 41 Adjacent Uses Development nearby is charactedzedb.y auto -centric parking Iots. The use, while primarily .in Vadnais Heights, will Have some parking within. Germ Lake. Thenormally required setback. from the property line would impact the ability to use the..parcel for the proposed use (parking), and would create a layout that could stand=out from adjacent developments. Air and Water Duality The proposers development should not impact air or water quality. The site would have to adhere to applicable requirements for drainage.from the city and watershedAistrict, • Traffic Generation The proposed use would generate traffic, though most traffic would not he located within the Gem Lake: portion of the site. The site would have access to Highway E1 through a. new frontage roadthat would.run south through Vadnais Heights. Ifthe adjacent lots. to this site in Gen? Lake areredeveloped, the .frontage road could be extended north. • P.ublic:Safefy and Health The proposed project. should not have impacts on the safety or health.of the public, provided the development is.built to code a.nd adheres to any conditions placed on this variance. • Area Aesthetics The site is unique: in that a majority of the site is not within the city limits; there are no buildings or structures within the. Gem Lakeside that would add or subtract from the aesthetics of the. area. Since the site is within the gateway zone, the commission. could request additionallandscaping or screening if there is concerns. with the aesthetics of the parking lot. Economic Impact on the Entire Area Development of a currently vacant site would result in new tax base for the city. Development. of.the site:could potentially spur additional development within the gateway area. Consistency with the Comprehensive Plan The Comprehensive Plan identifies the gateway zone as permitting a wide variety of uses, most of which are more mixed -use in nature. Provided that zoning.requirements. and other municipal ordinances are met, the proposed project would. be consistent with the Comprehensive Plan, as the proposed use of the:site by the :applicant would.not:prevent adjacent sites from being developed in accordance with the Comprehensive Plan and the Consolidated Ladd Use. Ordinance. Minor Subdivision Plat The applicant has.submitted a Plat for review and approval. by the city, and appears to meet requirements for approval.