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Luther Cadillac.Project Staff Report April 12, 2022 Gem Lake Planning Commission Page 5 • The plight of the landowner is due to circumstances unique to the property not created by.the landowner • The variance, if granted, will not alter the essential character of the locality • Economic.. considerations alone do not constitute practical difficulties ■ Practical difficulties include, but are not limited to, inad.equate. access to direct. sunlight for solar .energy systems Section 17.4.2(B) notes that when reviewing variances, that the. city shall :also consider the following: ■ Adjacent Uses • Air and Water Quality ■ Traffic Generations Public Safety and Health ■ Area Aesthetics • Economic Impact on the Entire. Area. • Consistency with the Comprehensive Plan Subdivision Criteria Due to the request,only involving splitting land off an existing lot and. creating new right-of-way, the request..is able to. be reviewed as a Minor Subdivision. The M€nor Subdivision allows a..niore streamlined process than a Major Subdivision, clue to the scope of a Minor Subdivision being smaller. Included in the. submittal is a plat for the subdivision, A Minor Subdivision must: be recorded with the County Register of. Deeds with in. 60 days of approval by the. City 'Counci1, or the. approval would be void. EVALUATION OF REQUEST Below is the PIan ner'tfind ings in regards to the criteria for this request, with the criteria in italics. The Planning Commission should discuss whether the findings are met for approval, or if there are criteria that are not met, CUP criteria. Section 17.5,2(A) 1) Adjacent Uses The proposed use would be for parking as part of an automotive dealership use, which is. a. permitted. use in this. zoning district due. to the use being permitted in the adjacent municipality.. The proposed parking lot should .not impact the use of neighboring properties. A condition could be to include additional screening. and landscape plantings along the north side of the site, if there is concern with a parking. lot being adjacent to a currently existing. house. 2} Air and Water Quality The proposed development should not impact. air or water quality. The site would have toadhere to applicable requirements for drainage.from the city and watershed district,. 3) Traffic Generations The proposed use would generate traffic, though most traffic would not be located within the Gem Lake portion of the site. The site would have. access to Highway61 through a new frontage road that would run south through Vadnais Heights. If the adjacent lots to this site. in Gem Lake are redeveloped, the frontage road could be extended north, 7