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Luther Cadillac Project Staff. Report April 12, 2= Gem Lake Planning Commission Page 8 Section 17.4..2(B) notes that- when reviewing variances; that the .city shall also consider the following: • Adjacent Uses Development nearby is characterized by auto -centric. parking lots. The use, while primarily in Vadnais Heights, will have some. parking within Gem Lake. The normally required setback. from the property line would impact the ability to use the parcel: for the proposed. use (parking), and mould create a layout that could stand -out from adjacent developments. Air and Water Quality The' proposed development should not impact air or water quality. The site would. have to adhere:to applicable requirements for drainage from the city and watershed district. • Traffic Generation The proposed use would generate traffic, though most traffic would hot -be located .within the Gem Lake portion of the site. The site would have access to Highway 61 through a. new frontage roast that would. run.south through Vadnais Heights. if the adjacent lots to this site in Gem .Lake are redeveloped, :the frontage. road could be extended north. • Public Safety and. Health The proposed project .should not have. impacts .on the safety or health of the public, provided the development is built: to code and adheres to any conditions placed on this .variance. • Area Aesthetics The site is unique in that a majority of the site. is notwithin the city.limits; there are no buildings or structures within the Gem Lake side. that would :add or subtract from the aestheticsof the area. Since the site is within the gateway zone, thecommission could request additional landscaping or screeningif there is concerns with the aesthetics of the parking lot. Economic Impact on the Entire Area Development of a currently .vacant site would result in new tax base for the city. Development of the. site could potentially spur additional development within the gateway area. Consistency with the Comprehensive Plan The Comprehensive Plan identifies the gateway zone as permitting a. wide variety of uses, most of which -are more mixed -use in.nature. Provided that.zoning requirements and other municipal ordinances are met,. the proposed project would be consistent with the Comprehensive Plan, as .the proposed use. of the site by the applicant would not prevent adjacent sites from being developed in accordance with the Comprehensive Plan and the Consolidated Land .Use Ordinance. Minor Subdivision Plat The applicant has submitted a plat for review and approval by the city, and appears to meet requirements for approval.