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reviewed the request in accordance with MN law and City ordinance standards in Section 17.4 and <br />find that the ordinance standards.have been. met. Specifically: <br />Adjacent Uses: The proposed development is adjacent to several other auto.dealers.hips and will not <br />have any significant negative impact on those uses, <br />Airand Water Quality., The proposed. development will not have: any significant impacts on air <br />quality and is addressing any impacts on water quality as required by City and Watershed standards <br />and regulations. <br />Traffic Generation: The proposed Luther dealership will not generate enough traffic to overburden <br />.or exceed the capabilities of.streets. The proposed dedicated public right-of-way Will serve as a <br />frontage: road and will connect with a future extension of Hoffman Road south to the site: New <br />traffic signals will also be installed as a component. of this project to help control the flow.of traffic. <br />Other public services will not be significantly impacted. <br />Public Safety and Health: The proposed development will not have any negative impacts of public. <br />safety and health <br />Area Aesthetics,- The Luther Cadillac building will feature high -quality materials and design that will <br />be an excellent aesthetic addition to the streetscape of Highway 61. <br />Economic Impact on the Entire Area;. The proposed development will have a positive: economic <br />impact on the City by turning. underutilized land into a productive economic use that will increase <br />the tax base and provide local jobs. <br />Consistency with the Comprehensive Plan The proposed development is consistent. with the goals <br />and policies of the comprehensive plan. <br />Vadnals Heights and Gem .Labe - Preliminary Plat <br />We are also:requesting approval of a preliminary plat from both Gem Lake acid Vadnais Heights to <br />combine the two Vadnais Heights parcels into one lot and keeping the. Gem lake parcel as a <br />separate lot under the ownership of Luther. The properties will be replatted as shown in the <br />PreliminaryPlat for Luther East Addition resulting in the following: <br />One let in Vadnais Hell and one lot in Gerry Lake for the. Luther Cadi€lac and associated <br />parking and sales lot. <br />- A. public right-of-way dedication.along the western boundary of the site: <br />- A temporary right-of-way easement for the cul-de-sac turnaround that will be vacated <br />when Hoffman Road extends south. <br />The pudic right-of-way dedication will allow access to Luther Cadillac off Highway61 and provide <br />a connection to a future Hoffman Road extension. The proposed plat meets all standards and <br />requirements as specified in the Subdivision Ordinances of both municipalities. <br />Summary <br />ary <br />We respectfully request approval of the.Site Plan, Variance and Preliminary Plat in Vadnais. Heights <br />and Conditional Use Permit and Preliminary Plat in Gem Lake to allow for the construction of a new <br />Luther. Cadillac. auto dealership on the site located at 3494 Highway 61. <br />LOT18040 L A N a F 0 R M April 16.2019 <br />Project. NarratN.e 9 <br />