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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 otter auto dealerships and will not <br />have any significant negative impact on those uses. <br />Air and Water Quality: The proposed development will not: have.a,ny 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 wiI] 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 a5 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 riot have any negative impacts of public <br />safety and health <br />Area Aesthet'its: 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 />Eronomic.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 />Vadnais Heights and. Gem Lake - Preliminary Nat <br />We are also requesting approvalof a preliminary plat from both. Gem Lake and 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 />Preliminary Plat for Luther East.Addition resulting in the following:: <br />One lot in Vadnais Heights and one lot in Gem Lake for the Luther Cadillac 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 tumaround that will. be vacated <br />when Hoffman Road extends south. <br />The public right�of-way dedication will allow access to Luther Cadillac off Highway 6.1 and provide <br />a connection to a. future Hoffman Road extension, The proposed plat meets all standards and <br />requirements asspecified in. the Subdivision Ordinances of both municipalities. <br />Summary <br />We respectfully request. approval of the Site Plan,. Variance. and PreliminaryPlat 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 51. <br />LUT18040 L A N D F A R M April 18: 2019 <br />Project Narrative <br />