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The proposed dedicated public right-of-way will serve as a frontage road and will conned with a future extension of Hoffman Road south to the site. New traffic signals will also be installed as a component of this project to help control the flow of traffic. Architecture The Luther Cadillac building will feature h':gh-quality materials and design that will be an excellent aesthetic addition to the streetscape of Highway 61. The transparent front facade of the building will.showcase the new vehicles on the showroom floor inside and all sides of the building will consist of high -quality materials that meet the architectural requirements as.specified in Section 38- 601(C) of the.Zoning Ordinance. Landscaping Landscaping complies with all requirements as specified in Section 38-601 (b). Vadnals Heights - Variances Front Setback Variance We are requesting approval from Vadnais Heights for a variance from the front setback standards as required in section 38-344 (C-3 setback and height standards) of the zoning ordinance. The required front setback is 50 feet, while we are proposing a front setback that is approximately 22 feet from the lot line at the smallest point and approximately 34 feet at the largest point. We have reviewed the request in accordance with MN law, City ordinance standards in Section 38-38 and the Variance application requirements and find that the ordinance standards have been met. Specifically: 1. The variance. must meet the pracdca1.difficutt'ies test. which consists of the follomng three factors: • Reasonableness: The proposed Luther Cadillac dealership is a. reasonable request on this property. Auto.dealerships are a by -right use in the C-3 district. and there are several auto dealerships adjacent to the property. • Uniqueness: This is a unique case where public right-of-way is. being dedicated and creates the non -conforming Condition. The dedication. will provide a public benefit when Hoffman Road is extended: south but will cause the Luther Cadillac building to encroach on the required 50400t front setback: if not for this dedication of right of --way, the proposed building would comply with the setback standards and no variance would be needed. • Essential Character.The variance will not change the essential character of the locality or cause the resulting structure to be out of character with the surrounding area. The building will be compatible in scale. and architecture. with the surrounding properties;. which include several other auto dealerships. LUT18040 L A N D F 0 R M ApHIM 2019 4 Project Narrative