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City of Gem Lake Planning Commission Meeting Minutes September 10, 2024 3 | Page At 3610 Highway 61, Barnett Companies is looking to remove their existing building (31,865 SF) and build a new one (34,060 SF) on the north side of their property. The building would be an upgraded version of their existing one, including spaces for a carwash, service garage, sales floor, vehicle delivery, and administration. The existing building is proposed to remain until the new building is constructed, and then would be removed. Phasing and sequencing plans would be put in place to remain operational during construction. The property to the north, 3700, is also owned by Barnett Properties. Both properties are within the City’s Gateway District and are within the Neighborhood Center Sub-Zone. The applicant’s proposed building type would not be consistent with the building types currently in the Gateway District, while the proposed use is currently listed as a nonconforming use in the zone. This request requires three separate applications for review and approval: 1. A lot line adjustment application. Barnett Properties owns both subject properties and is requesting a lot line adjustment to the north, to align with the parking lot entrances. The city has reviewed lot line adjustments through the ‘Minor Subdivision’ process. 2. A zoning ordinance amendment application. The Gateway District does not currently permit Automotive Dealerships, the applicant is requesting to allow Automotive Dealerships as a permitted use. The applicant is also proposing a new building type. 3. A zoning compliance permit application. This permit is required for redevelopment projects within the Gateway District. Lot Line Adjustment The applicant is requesting to adjust the lot line to accommodate the entrance from Highway 61. The subject lot (south/on the right) is currently 5.16 acres, and the abutting lot (north/on the left) is 4.17 acres. The proposed lot line would result in the subject lot being 5.56 acres and the abutting lot being 3.96 acres. The requested lot line adjustment is consistent with the requirements listed in Ord. No. 131. Zoning Ordinance Amendment The applicant is proposing a new building type template as “Figure 15a Automotive Dealership” within Section 9.6 of Ord. No. 131. Proposed language was submitted for the new building type template to determine if the proposed language is appropriate. The proposed building type template can be used for new or redevelopment of other sites in the Gateway District, such as the Ford dealership across Highway 61 or the 3700 Highway 61 property also owned by the applicant. The proposed designs from the applicant show a decrease in impervious surface coverage, an increase in landscaping, new lighting, and a modern building compared to the current site; the proposed building template would require other automotive dealerships to adhere to the same standards. Zoning Compliance Request Contingent on the approval of the lot line adjustment and ordinance amendment, the applicant is requesting a Zoning Compliance Permit to allow for construction of a new automotive dealership building. This request for a Zoning Compliance Permit is consistent with the requirements in Ord. No. 131. The applicant must submit a complete development plan prior to the receipt of any building permits. Staff Comments The project plans were forwarded to staff and other agencies for comments prior to the August Planning Commission meeting. • Ramsey County o Applicant shall keep the intersection signal timing and ingress onto Scheuneman Road in mind as it relates to construction activities. • Department of Transportation (MnDOT) o MnDOT staff have not submitted comments at the time of drafting this report. • Vadnais Heights Watershed Management Organization (VLAWMO)