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Luther Cadillac :Project Staff Report Gem Lake City Council Page 3 April.19, 2022. proposing. As a 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. Se fba& requirements.. The applicant has a unique situation in that. their proposed use will .be extending over a property line. Typically, if two lotsare. being use fora 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 fine is. also a municipal boundary, and a lot cannot be located In two different. endnicipalities. 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 along the south propertyiinelmunicipal boundary is necessary. Vari ances. are. to meet the. criteria found in Section 1.7.2 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 18.20.. 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% 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 land value. The Commission can require land, cash in lieu of land, or a cornbination.of:the two. Given the use of the.site,. and existing adjacent land uses, cash.1..n lieu of park land may be ideal. Parking Requirements Section 20 of the ordinance covers off-street parking. The site, due toits unique design, is all off. -street parking, as the principal structure for the use will. be located on the parcel within Vadnais Heights. Given th.e. building is within Vadnais Heights, the.minimum number of stallsrequired 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 results in the parking located within Gem Lake as,parking that is not required by code, but is still permitted, Subdivision Requirements The plat for this project is able to be reviewed as a 'Minor.Subdivision'. If approved :bythe City Council, the final plat shall, per -Section 25.6.5 of the Consolidated Land Use Ordinance, be recorded at the .Register of Deeds for Ramsey County within 6..0 days of Council approval. if not recorded within the 60 day timeframe, the approval of the subdivision would become void. Staff Comments & Review As part of the review of the request, comments were collected from staff and other agencies involved or interested with the project,