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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 PIan's designation of Highway Commercial which. includes vehicles sales as a use under the land use descriptian, 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 local jabs. Parking Lot or Circulation Drive Variance for Vadnais 1Hfeights/Gem Lake Boundary 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 20 feet from an interior lot line, while our plans show a zero -foot setback along the north lot line of the Vadnals Heights lot. 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: 9.. The variancemust 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 are a by -right use in the C-3 district and there are several auto dealerships adjacent to the property. Uniqueness The property being developed straddles the municipal boundaries of two different cities which necessitates platting the site as two lots, one in Vadnais Heights and one. in Gem Lake. Because of the unique circumstances that are presented by the project's location, the north lot line of the Vadnals Heights lot runs through the middle of the parking lot and requires a 20-foot setback. if not for the unique location straddling municipal boundaries, the variance would not. be needed as the.required 20=foot setback is. provided along the north lot line.. Essential Character. • Thevar'iance 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 dealership, The variance will not affect the health, safety or general welfare of the city or its people. LUT18446 L A N © IF Q R M April 16, 2a19 Project N..arrauw 6