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2. The variance must be. in harmony with the general purposes and intent ofthe. zoning ordinance The intent of the. C-3 district is to provide for the establishment of businesses with need for great amounts of outdoor storage of vehicles like the proposed Luther Cadillac auto dealership.. The variance will not affect the health, safety or general welfare. of the. City or its people. 3. The variance must he consistent with the Comprehensive plan The variance is consistent with the Comprehensive plan in several ways. Thep r0jectfulfills the land use goals of the City which guide this property as Highway Commercial: Vehicle sales is listed under the Highway Commercial designation. The proposed: plan will also meet the economic competitiveness goal of enhancing commercial property value by redeveloping vacant and underutilized land into a productive economic use that will increase the tax base and provide local. jobs, Parking lot or circulation drive setback variance from a local street Weare requesting approval from Vadnais Heights for a variance from the parking lot or circulation drive setback standards as required in section 38-344 (C-3 setback and height standards) of the zoning ordinance. The required parking lot or circulation drive setback is 25 feet from a local street, while our plans show a setback of approximately two feet. 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 practical difficulties test, which Consists of the following 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 setback of the parking and circulation drive to encroach on the required 25-foot front setback. If not for this dedication of right-of-way, the proposed parking and. circulation would comply with the 25400t setback standard and no Va ria nce. would be needed. The variance also would. allow the accessible parking to be placed closer to the showroom entrance. 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; 2. The variance must be in harmony with the general purposes and intent of the zoning ordinance The intent of the C"3 district is to provide for the establishment of businesses with need for great amounts of outdoor storage of vehicles Like the proposed Luther Cadillac auto LUT18040 L A N D F O R M .April, I6; 2010 �rojeet.Narrative �