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Luther Cadillac Project Staff Report. April 12, 2022 Gem Lake Planning Commission Page 8 Section 17.4.2(B) notes that when reviewing variances, that the city shall also consider the following` • Adjacent Uses Development nearby is characterized by auto -.centric parking. lots. The use, while primarily in Vadnais Heights, will have some parking within -G.em Lake. Thenormally required setback: from the property fMe 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 Wafer.Qualify The proposed .development should not impact air or water quality, The site wouldhave to .adhere to applicab..le requirements for drainage from the city and..watershed district: • Traffid .Generation The.prapased use Would generatetraffic, though most traffic. would not be locatedwithin the Gem Lake portion of the site,.The site would.have access to Highway fit 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. • Public Safety and Health The proposed project should not.have impacts on the safety or health of the public, provided the development is built to code and. adheres to any. condiitions placed on this variance. • Area.Aesthefics The: site.is unique iri that a majority of the site is.not within the city limits; there are no buildings or structures within the Gem Lake side that would add or subtract from the If aesthetics of the area.. Since the site is within the gateway zone, the commission could request: additionaE landscaping 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 Corprehensive 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 Land 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. 7