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2. The vadance.must be in harmony with the general purposes and intent of the zoning ordinance The intent of. the C-3 district is to provide for the establishment of businesses with need for great amounts of outdoor storage of vehicles like the proposed.Luther Cadillac auto dealership. The variance will not affect the health, safety or general welfare of the City or its people. 3. The variance must be consistent with the Comprehensive plan The variance is consistent with the. Comprehensive plan in several ways. The project fulfills the land use goals of the City which guide this property as Highway Commercial. Vehicle sales. is listed under the Highway: Commercial designation. The proposed plan will also meet. the economic competitiveness goal of enhancing commercial property value by redeveloping vacant and underutilized land into a productive economic use that will increase the tax base and provide fatal jobs: Parking lot or Circullation drive setback variance from a focal street We are requesting approval from Vadnais Heights for a variance from the parking lot or Circulation drive setback:standards as required in section.38-344. (C-3 setback'and height standards) of the zoning ordinance. The required parking lot or circulation drive setback. is 25 feet.from a local street, while our plans show a setback of approximately two feet: We have reviewed the request in accordance with. MN law, City ordinance standards in Section 38-38 and the variance application requirements and find that the ordinance standards have been met. Specifically: 1. The variance must meet the practical difficulties test; which consists of the following .three factors: ■ Reasonableness: The proposed Luther Cadillac dealership is a. reasonable request on this Property. Auto dealerships area by -right use in the C=3 district and there are several auto dealerships adjacent to the property, Uniqueness.- This is a unique case where public right-of-way is being dedicated and creates the non -conforming condition. The dedication will provide a public benefit when Hoffman Road is extended south but wilt cause the setback of the parking and circulation drive to.. encroach on the required 25-foot front setback. if not for this dedication of right-of-way, the proposed parking and circulation would comply with the 25-foot setback standard and no variance would be needed. The variance also would allow the accessible parking to be placed closer to the showroom entrance. Essential Character.• The variance will not change the essential character of the locality or cause the resulting structure to be out of character with the surrounding area. The building will be compatible in. scale and architecture with the surrounding properties, which include several other auto dealerships. 2. The variance must be in harmony with the general purposes and intent of the zoning ordinance The intent of the C-3 district is to provide for the establishment of businesses with need for great amounts of outdoor storage of vehicles.like the proposed Luther Cadillac auto LUT16040. L A N D F 0 R M Apru 1:61 2Ql9 Prvject.Na.rraiive 5