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dealership. The variance will not affect the health, safety or general welfare of the city or its peopie.. 3. The variance must be consistent with the Comprehensive plan The variance is consistent with the Comprehensive Plan's designation of Highway Commercial which includes vehicles sales as a use under the land use description. 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 wil1.increase the tax base. and provide local jobs.. Parking Lot or Circulation Drive Variance for Vadnais Heights/Gem Lake Boundary We are. 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 20 feet from an interior lot line, while our plans show a zero -foot setback along the north lot line of the Vadnais Heights lot. We. have reviewed the request in accordance with MN law, City ordinance standards in Section 38- 38 and the variance application requirements and find thatthe 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: The property being developed straddles the municipal boundaries of two different cities which necessitates platting the site as two lots, one in Vadnais Heights and one in Gem Lake. Because of the unique circumstances that are.presented by the project's location, the north lot line of the Vadnais. Heights.lot runs through the middle of the parking lot and requires a 20-foot setback- If not for the unique location straddling municipal boundaries, the variance would not be needed as the required 20400t setback is provided along the north lot line. 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 dealership. The variance will not affect the health, safety or general welfare of the city gr its people. . .LUTIWO L A N© F Q R M April 16; 2019 Project Narrative 6