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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 its consistent with the ComprehensivePlan's designation of Highway Commercial which includes vehicles sales as a use under the land use description. The proposed plan will also meet the economic. competitiveriess goal of enhancing commercial property value by redeveloping vacant and underutilized land into a productive. economi c use that will increase the tax base and provide local jobs. Parking Lot or Circulation Drive Variance far Vadnais Heights./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 3&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. shows zero -foot setback along the north lot line of the Vadnais 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: ]. The.variance roust meet the practical difficulties test; which consists of'the fallowing tthree 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 Vadnais Heights iot.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. The variance will not change the essential character of the localityor 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. riot affect the health, safety -or general welfare of the city or its people.. LUT18040 t: . A N D. F 0. R M - APril 16, 2019 Project Narrative