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Luther Cadillac. Project Staff Report April 19, 2M Gem Lake City Council Page 9 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 would 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 not be located within the Gem Lake portion of the: site. The site would have access to Highway 61 through a. new frontage road 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 not within the city limits; there are no buildings or structures within the. Gem Lake side that would add or subtract from the aesthetics of the area. Since the site is within the gateway zone, the commission could request additional landscaping or screening if there is concerns with the aesthetics of the parking lat: Economic Impact on the Entire Area bevelopment.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 perrnitting 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 lase Ordinance. Minor Subdivision Plat The applicant has submitted a final plat for review and approval by the city,.and is meeting requirements for approval. if approved, the plat can be recorded with the Register of Deeds. Parkland Dedication The city's Consolidated Land. Use Ordinance requires a land dedication for parks, or cash in lieu, as part of subdivision requests. Given the .use:of the.site; a cash payment in lieu of land is recommended. ■®