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We have reviewed the request in accordance with MH law and City ordinance standards in Section 17.4'and find that the ordinance standards have been met,. Speclfi.ca€ly:. 1, Adjacent Uses: The proposed development is adjacent to several other auto dealerships and will not have any. significant negative impact on those uses:. 2. Air and. Wafer Quality The proposed development will not have any significant impacts an air quality and Is addressing any impacts on. water.quality as required by City and Watershed standards and regulations. 3. Traffic Generation: The proposed LutherdealersIII p will not generate enough traffic to overburden or exceed the. capabilities of streets. The proposed dedicated public right-of-way will serve as a frontage road and will provide access to the property, Nevin traffic signals wlII also be irisfalled. as a component of this. project to.heIp ccntrol the flow of traffic. Qtherpublic. services will not be significantly impacted. 4. Public. Safety and Health. The proposed development wigI not have any negative impacts of public safety and health 5. Area Aesthetics: The Luther Cadillac building will feature high -quality materials and design that will be an excellent aesthetic addition to the streetscape of Highway 61. 6. Economic Impact on the Entire Area: The proposed deveIopment-wi11 have a positive economic impact an the. City by. turning underutilized land into a productive economic use that will increase -the. tax base and provide local .jobs, 7: Consistency with the Comprehensive Plan; 'the proposed development is consistent with the goals and`.policies of the Comprehensive Plana Preliminary and Final Flat Luther Bast Addition We are requesting approval of a preliminary and final plat to combine the two Vadnais Heights parcels info one. lot and keeping the Gem Lake parcel as a separate.lot. Both lots will be owned by The Luther Company, LLLP. The properties will be replatted as shown in.the Preliminary Plat for Luther East Addition resulting in the following: One lot. in Vadnais Heights. and one. lot in Gem Lake for the Luther Cadillac building and associated parking and sales lot. A public right-of-way dedication along the western boundaryof he site. .3; A temporary right -of --way easement for the cul-de-sac turnaround that will be vacated when the road is extended. The publicright-of-way dedication of Willow Lake Boulevard will allow access to Luther Cadillac off Highway 81 and provide a connection for a future road extension. The proposed plat meets all standards.and requirements as specified in the Subdivision Ordinances of bath municipalities.. Summary We respectfully request approval of the Conditional Use Permit, Varlance; Preliminary Plat and Final Plat to allow construction of Luther Cadillac on the site. The project was previously approved by the both the City of Gene Lake and the City of Vadnais Heights and some site work was stated before the .project went on hold in 2020, The City of Vadnais Heights has approved an amendment to the Development Agreement, which. will allow the. project to Luther Gkiilac, Gem Lake, MN March 11, 2M2 WT18040 3