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Introduction On behalf of Luther Company, LLLP, Landform is pleased to submit this application for conditional use permit,. valiance, preliminary pi at and final plat approval to allow construction of a new Cadillac automobile dealership. The property Includes land in both Gem Lake and Vadnais Heights that would function as a single site. The two parcels in Vadr3as Heights would be platted as a single parcel and the land In Gem Lake would be platted as a separate parcel The:City of Gem Lake approved the conditional use permit, variance and preliminary plat for this site on May 21., 2019 and the final plat on February 18, 2020. Vadnais Heightsranted approval for the portion the project.in their city during the same time period. We.began work in 2g1912020., including demolition of the home in Gem Lake. and stockpiling materials forfinal grading. The project was put on hold lin 2020 and minor changes to the project are now proposed. On lurch 1, 2022, the Vadnais Heights Clty Council approved these minor modifications and extension of the approvals through a Development Agreement Amendment. The City of Gem Lake has indicated that. this will require a new application. Therefore, we are requestingapproval'of the project with minor changes from t he .2019/20 20 approvals. Theupdated plans improve access and circulation for the site. and `reduce project costs with the.. following modifications from the previously approved plan; 1. Increased the.building setback from the proposed Willow Lake Boulevard. to add parking in front of the building, .2. Red Mad the building footprint, .3. Revised the `trash enclosure to attach it to the rear. of the building, 4. Eliminated parking stalls to reduce retaining walls and impervious area and 5. Various updates and refinements associated with the changes above. Conditional Use Permit The City requires a conditional use permit when an automotive dealership in an abutting community is proposed to expand into Gem Lake, Luther. Company; LLLP owns the two parcels in Vadnais Heights and. the parcel in Gem Lake that will be developed to. operate as a Cadillac dealership and the Site crosses the municipal boundary: The request compiles with the applicable standards in Section 17.5.9 (Conditional and interim Uses) .Specifically,. 1. Shall maintain harmony and compatibility with surrounding uses and with the architectural character and design standards. of existing. uses and development; The proposed use maintains harmony with the surrounding auto dealerships that currently occupy Highway61 directly south and west of the project. site. The architectural character and design standards will be compatible with the existing auto dealership uses. The proposed showroom and offices will be. located on the: Vadnais. Heights property closer to existing auto dealership uses .in the southern portion of the project site reducing the potential impacts on the residential. property to the north. 2. Shall meet or exceed all Performance Standards contained elsewhere in this ordinance; The plan complies with all performance standards as specified in Section 18 of the Zoning Ordinance; Specifically: Luther Cadillac, Gem lake, MN March .11, 2022 LUT1$040 1