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A'� A The proposed. dedicated public right-of-way will serve: as a frontage road and will connect with a future extension of Hoffman Road south to the site. New traffic signals will also be installed as a component of this project to help control the flow of, traffic. Architecture The Luther Cadillac building will feature high -quality materials and design that will be an excellent aesthetic addition to the streetscape of Highway 61. The transparent front facade of the building will showcase the new vehicles on the showroom floor inside and. all sides of the building will. consist of high-gualitymatedals that meet the architectural requirements as specified in Section 38- 601(C) of the Zoning Ordinance. Landscaping landscaping complies With all. requirements as specified. in Section 38-601 (b). Vadnais. Heights - Variances Front Setback Variance We are requesting approval from Vadnais Heights for a variance from the. front setback standards as. required in section. 38-344.(C-3 setback and height standards) of the zoning ordinance. The required front setback is 50 feet, while we are proposing a front setback that is approximately zz feet. from the. lot line: at the smallest paint and approximately 34 feet at the largest point. 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 folloMng 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. This is a unique case where public.right-of�way is being dedicated and creates the nori-conforrning condition. The dedication will provide a public benefit when Hoffman Road is extended south. but will cause.the Luther Cadillac building to encroach on the. required 50-foot front setback. if not for this dedication of right -of --way, the proposed building would comply with the.setback standards and no variance would. be needed. • 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 cornpatible in stale and architecture with the surrounding. properties; which indude several. other auto dealerships. LUT1804.0 A N D F 0 R M April 16, 2M 4 Prajact. Narrative.