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Luther Cadillac. Project Staff Report Gem Lake Planning dornmiission Page 3 April 1.2, 422 conditional use, the application must adhere to the criteria for a conditional use,. which is listed in Section 17.5 of the ordinance. These criteria are discussed later in this. staff report. Setback requirements The applicant has a uniqu..e situation in that their. proposed use will be extending. over: a property line, Typically, if two lots are being use for ra.:use and are under the same ownership, they would be combined so that there is not a lot.line running through the site. In this situation, though, the lot line is also a municipal boundary, and'a lot cannot be located in two different. municipalities. In order to allow the parking lot for this site. to be built over the. property line and connect with the. rest of the site. in Vadnais Heights, a. variance to allow: a zero..foot. setback is necessary. Variances .are% to meet the criteria found in Section 17.2 of the ordinance. These criteria are discussed later in this staff report.. Screening.& Landscaping Section 18.5 of the ordinance covers screening requirements for new developments; landscaping is located in Section 18.6. The applicant is proposing to put up both a small retaining.wall and landscape. plantings that Would screen the parking from the: current house to the north. The Commission may require additional screening as a condition onto the CUP (such as a fence or wall of a certain height, or additional landscape plantings) if there is additional need to screen the use from the: neighboring property to the north. Parkland Dedication Section i&20 notes the dedication of.land for parks is required as part of a plat. Cash payments in lieu of land dedication can also be made that are placed in the park fund..If dedicating land, 10°/0 of the total site acreage is to be dedicated to the city; if making a cash contribution in lieu of land, the payment would be 10% of the pre -development [and value. The Commission can requiraland, cash in lieu of land, or a combination of the. two. Given the use. of the site, and existing adjacent [and uses, cash in lieu of parkland may be ideal. This would be included as a condition on the CUP approval. Parking: Requirements Section.20 of the.ordinance covers off-street parking. The site, due to its unique design, is all off-street parking, as the principal structure for the use will be. located on the parcel within Vadnais Heights. Given the building is within Vadnais Heights, the minimum number of stalls required was based off 'of their code requirements,.which Was 187 stalls, The parking on the Vadnais, Heights side of the project satisfies their code requirements, and resultsin the: parking located within Gem Lake as parking that is not, required by code, but is still permitted. Staff Comments As part of the review of the request, comments.were collected from staff and other agencies .involved or interested with the project, Watershed The subject parcel is located within the. Ramsey -Wash ington Metro. Watershed District. The District noted the plans from the applicant Meet their requirements, and that they can issue: their permits upon completion of a stormwater maintenance agreement.with the applicant. MnDOT Due to the proximity with.H ghway 61, the.Department of Transportation was notified. for comments regarding the project.. At time. of this staff report; MnDOT has not provided any comments on the project. il�