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r t 3. The variance must be consistent with the Comprehensive plan The variance is consistent with the Comprehensive PlaWs designation of Highway Commercial which includes vehicles sales as a use under the land use description. The proposed plait 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. jobs, Gem La ce - Conditional Use Permit It is anticipated Gem Lake will take formal action on a zoning ordinance textamendment that may impact this proposed development. The exact language of the text amendment has not yet been formally adopted, but it is our understanding the text amendment will be substantially similar to the fallowing: Add to Page #131 — 9.65 - Consolidated Land Use Ordinance. Qther When a use in an abutting community is proposed to expand into Gem Lake; that use shall be considered a Conditional Use in Gem Lake.. Use is limited to: automotive dealerships. Abutting property shall not be separated. by a railroad or public right-of=way. Following the approval of the proposed text amendment, we are applying for a Conditional. Use Permit`to allow the development of Luther Cadillac as specified in the text arnendMont. If the text. amendm ent is not approved, we will be requesting City approval from Gem Lake of a conditional. use permit to.allow outdoor display and sales of vehicles,. as. allowed in Section 18.3.2 of the zoning ordinance. In either scenario, the request Complies. 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 Highway 61. 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 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: LUT18W L A N D F Q R M April 16, 2019 Project Narrative 7