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The majority of the proposed dealership is located in the City of Vadnais Heights. Auto <br />dealerships are no longer permitted in the City of Gem. Lake.. Recently the City of Gem <br />Lake adopted an amendment to the Consolidated Land Use Ordinance which states: <br />"When an approved use..in an abutting community is proposed to expand into Gem Lake, <br />that use shall be. considered a Conditional Use in Gem Lake. Use is limited to: automotive <br />dealerships. Abutting property shall not be separated by a railroad or a public right-of- <br />way„ <br />With this Consolidated Land Use Ordinance amendment, the proposed dealership <br />becomes allowed by Conditional Use Permit, as the use is permitted in Vadnais Heights. <br />Vadnais Heights is also reviewing the. proposed dealership. On April 23rd, the Vadnais <br />Heights Planning Commission recommended approval of the permits for the Luther <br />dealership. The Vadnais Heights City Council is scheduled to review the permits on. May <br />7fh <br />In order to approve the Luther Cadillac dealership in Gem Lake, the following <br />action/permits must be approved: <br />• ..A ten foot side yard setback variance <br />• Platting of the property <br />• A Conditional Use Permit <br />Variance <br />A variance from Section 17.4 of the Consolidated Land Use Ordinance is requested in. <br />order to permit a 0' side yard setback. Luther is proposing to develop 3 properties, one of <br />which is in Gem Lake. The parking lot is proposed to straddle the common .property lines, <br />creating one large lot. The property is split by two communities so the proposed layout <br />ignores the current lot lines, creating one large development. Gem Lake requires. a 1 d' <br />setback from a side lot. line. A ten foot variance must be .approved by the City of Gem <br />Lake to permit the 0' lot line development as proposed. <br />When reviewing a variance, the Planning Commission and. City Council must consider <br />the following criteria: <br />1. Adjacent Uses; and <br />2. Air and Water Quality; and <br />3.. Traffic Generations; and <br />4. Public Safety and Health;. and <br />5. Area Aesthetics; and <br />6. Economic Impact on the Entire Area; and <br />7.. Consistency with the Comprehensive Plan. <br />2 <br />