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HomeMy WebLinkAbout2019 05-07 PC PACKETCITY OF GEM LAKE, MN 4240 Otter Lake Road. Gem Lake, MN 55110- 227 Planning Commission Meeting Agenda Tuesday, May 7, 20.19; 7100 P.M. — Heritage Hall 1. Call to Order & Rol]'Call Z. . Approval of Agenda 3. Public Hearings A. Review a req u est. f ro m. the Luther Group to construct a (adiI[ac Dealership on the property located at 3516 Highway 61. Approval of a Conditional Use Permit and Property subdivision (plat) are being requested by Luther. Request pertains to the property at 3516 Highway 61 in .Gem. Lake. It includes properties at`3494 & 3500 Highway 61, Vadna.is. Heights MN. 4. discussion items Old Business New Business None S. Public Comments Members of the public may. bring items of interest or concern to the members of the Planning Commission. Please limit comments to 2-3 minutes. 6. Adjourn NEXT SCHEDULED MEETING: Tuesday, June 4, 2019 — 7,00 PM City of Gem Lake Telephone: 651-747-2790 4200 Otter Lake Road E-mail: CityaV?emIakWN.org Gem. Lake, LIMN 551.10-3227 Website: gemlakemn.org City of .Gem Lake Planning. Commission Meeting .Minutes Tuesday; May 7, 2019, 7:00 p:m., Heritage. Hall,:4200 Otter Lake. Road Call to order and Roll Call Commissioner Wippich called the meeting to order at 7.:05 p..m. Commissioner Pratt, Wipp. t h and. City Planner Tom Riedesel were present. Also attending: Laurel.Amlee, Don: Cummings and Steve Sabraski, Landform, representing The Luther Company, LLLP. Approval. of .Agenda Commissioner Pratt made a motion to approve, seconded by Commissioner Wippich, motion passed. Approval of Minutes Corrniissioner. Pratt.made. a motion to approve the minutes from March.5, 2019;. seconded by Commissioner Mppich, rn.otionpassesr minutes approved. Public Hearing- Reauest from The Luther Grouv. LLLP. to construct a Cadillac Dealership on the property located at 3515 Highway 61, Gem Lake. Public hearing was opened at 7:1.0 p.m. Steve Sabraski, Landform, gave an overview of the proposed project. 2/3's of the project. will be in Vadnais Heights, 1/3 in Gem Lake.. 149 Cars would be parked .on. the Gen Lake property, The Luther.. Group; LLLP, closed on the Oswald. property within the last two weeks and the proposal for the Vadnais. Heights piece of this. project is being proposed at Vadnais Heights this evening. The Luther Group is requesting a ten foot side yard setback variance, platting of t11e property acid a conditional use permit. Most of the underwater water rendition project is located with Vadnais Heights. The public water main would be coming from Vad.nais Heights, site lighting will be LED, will check with Cadillac about their lighting..specs. Would like to remove the storm. water maintenance condition of approval, most of the storm water is located. Vvi:thin Va.dnais .Heights. Temporary access/ should be: part .of.a. larger study, and. not part of this project.. Noted that no parking will be allowed in front of the building, parking for customers will be. on the. side. City Planner, Tom I2iedesel. The City of Gem Lake recently made a change to their lard use. ordinance to allow a car dealership within Gem Lake,. abutting property shall not be separated by a. railroad. or a public right-of-way. The cul-de-sac proposed would. be temporary; 116 proposal until the adjacent properties.rtre sold. Approval. the ten. foot. side yard setback variance; approval a plat su.bdividing.th.e property and approve. the CUP. Don Cummings, XX Summit Farm Lane, municipalities are zlow looking at lighting and..how. .it affects light pollution, the city.has`an.opp.ortunity. to set an example of good lighting, modify the na ture of the bul..bs and use a warn-i LED, a loco temp LED. City of Gem Lake PIan«izig Corn Missioii Meeting Minutes May7, 20.19 Laurel Amlee, XXXX Hoffman Road, lives adjacent to the -Property, agrees with the lighting. aspect, and. has span t over $5,000 on room darkening blinds to block Lighting .froix� adjacent car dealership, .f ilces plan,. only concerned with lighting. Gloria Tessier, XXXX .5cheuiieman Road,. agrees, lighting is an 'issue. Derrick Wippich, lighting a concern, Art Pratt, l.ighting.a concern, certainly a. shielding of sorts, lower profile lights, temporary roadway, more thought needs to happen on that. The public hearijig.closed at.7 37 p.m Commissioner Wippich made a motion :to approve theCUP w.iththe. easement noted. as part of the. conditions, .additional landscaping and lighting comments to shield property to the north, approve the variance and approval of splitting the two parcels fordedication of public right-of- way. Commissioner.Pralt made a motion to approve. Vote, .all yes, motion: passes.. Adjourn Commissioner Wippich made a: motion, seconded by Commissioner Pratt to. adjourn the ineeting. Motion passed, meeting adjourned at 7.50 p.m.. City of Gem Lake Pianiiiiig Commission Meeting Minutes May 7, 20i 9 MEMORANDUM TO: PLANNING COMMISSION FROM: TOM RIEDESEL DATE: APRIL 20, 2019 SUBJECT: REQUESTS: LOCATION: PROPERTY OWNERS: AUTOMOTIVE DEALERSHIP DEVELOPMENT APPLICANTS: ZONING: SUBDIVISION,. SETBACK VARIANCE & CONDITIONAL USE PERMIT 3516 HIGHWAY fit, GEM LAKE 3494 & 350.0 HIGHWAY 61, VADNAIS HEIGHTS PETER & DEEBORAH OSWAL❑ & LUTHER COMPANY LUTHER COMPANY, LINDA MCGINTY NEIGHBORHOOD CENTER, GATEWAY ZONE The Luther Company is requesting City of Gem Lake and Vadnais Heights approval to locate a Cadillac dealership at 3494., 3500 and 3516 Highway 61. The properties at 3494 and 3.500 Highway. 61 are in the City of Vadnais Heights. Th.e:property at 3516 Highway 61 is in the City of Gem Lake and is owned by Peter and Deborah Oswald. The Luther Dealership is proposed to .be 37,375 square feet in area with 613 parking stalls. Of the 613 parking stalls, 1.49 are proposed in the City of Gem Lake, The remaining parking stalls and the building are proposed in Vadnais Heights. A future road is proposed with a temporary cul-de-sac at the north end of the site (in. Gem .Lake). The frontage road will access Highway 61 of the intersection of Willow Lake Boulevard. The frontage road will serve the proposed Cadillac dealership. Right-of-way is proposed to be provided up to the north. lot line allowing for future extension of the road to connect up with Hoffman Road. The long range plan is to eliminate the access to Highway 61 from Hoffman Road, and tie Hoffman Road to the proposed frontage road. There are no plans to connect the .roads at thin time, There is an existing home at 3524 Highway 61 which is currently located where the road extension would be. The properties at 3524, 3540, 3542 and 3555 Highway 61 and 355.0, 3590 Hoffman Road are in. one ownership.. 1600 County Road E is also i.n the same ownership. All of these properties abut with the exception of 3555 Highway 61. Connection of the proposed road and cu.l-de-sac and Hoffman Road is anticipated if/when the above properties redevelop... The majority of the proposed dealership is located in the City of Vadnais Heights. Auto dealerships are no longer permitted in the City of Gem. Lake.. Recently the City of Gem Lake adopted an amendment to the Consolidated Land Use Ordinance which states: "When an approved use..in an abutting community is proposed to expand into Gem Lake, that use shall be. considered a Conditional Use in Gem Lake. Use is limited to: automotive dealerships. Abutting property shall not be separated by a railroad or a public right-of- way„ With this Consolidated Land Use Ordinance amendment, the proposed dealership becomes allowed by Conditional Use Permit, as the use is permitted in Vadnais Heights. Vadnais Heights is also reviewing the. proposed dealership. On April 23rd, the Vadnais Heights Planning Commission recommended approval of the permits for the Luther dealership. The Vadnais Heights City Council is scheduled to review the permits on. May 7fh In order to approve the Luther Cadillac dealership in Gem Lake, the following action/permits must be approved: • ..A ten foot side yard setback variance • Platting of the property • A Conditional Use Permit Variance A variance from Section 17.4 of the Consolidated Land Use Ordinance is requested in. order to permit a 0' side yard setback. Luther is proposing to develop 3 properties, one of which is in Gem Lake. The parking lot is proposed to straddle the common .property lines, creating one large lot. The property is split by two communities so the proposed layout ignores the current lot lines, creating one large development. Gem Lake requires. a 1 d' setback from a side lot. line. A ten foot variance must be .approved by the City of Gem Lake to permit the 0' lot line development as proposed. When reviewing a variance, the Planning Commission and. City Council must consider the following criteria: 1. Adjacent Uses; and 2. Air and Water Quality; and 3.. Traffic Generations; and 4. Public Safety and Health;. and 5. Area Aesthetics; and 6. Economic Impact on the Entire Area; and 7.. Consistency with the Comprehensive Plan. 2 • Easement - must be. proposed. to the City which allows the City to clean and maintain the underground. stormwater system if it is neglected by the property owner ■ Additional landscaping between the development and home at 3524. Highway 61, as identified by the City Engineer —coniferous trees are recommended Downcast wall pack 111ghting shall. be provided on the north side of the building, in order to avoid glare onto neighboring property • Meeting requirements of the Watershed District ■ Meeting requirements of MnDCT ■ Meeting Engineer requirements note: The Planning Commission and City Council must discuss the City Engineers comments regarding closing the.Hoffman Road access to Highway 61 and providing a temporary roadway between the. dealership and Hoffman Road. If this is desired by the City, a recommendation to. add this connection to. the: plan must.he.mad e or in the alternative, if the City feels. it is ngt:necessary, can be recommended not to pursue this connection at this time.. .Plat (Subdivision of Property) The Plat is requested to join the three properties and to split a :portion of the properties for dedication as public right-of-way. This right-of-way is for the proposed frontage road. A temporary right-of-way easement is also proposed for construction of a temporary cul- de-sac. This cul-de-sac would be.removed when the Hoffman Road connection is made. TRlpsw madminladd.fle b:luthergemlake S Zoning Re uest Application _ City of Gem Lake, Minnesota S - 4200 Otter Lake Road, Gem.Lake, MN 55110 ?: ` 651 747=2790192 _ fax 651747-2795 cit � emTaIcemn,or Applicant: `Linda McGinty on behalf of The Luther Company Address: 3701 Alabama Avenue S St. Louis Park MN 5S416 Phonelcell: 952.258.8914 email: Linda Mc iri @Iutherautox Property Gwner- -Luther Corn an LLLP Address: 3701 Alabama Avenue S City/State/zip: St. Louis Park,:MN 55416 Legal Description or PIN #: 3402212E1005,.34022120006 343022I200D7 Street address; 3516 Highway 61, Gem Lake, MN55110 Current Zoning: G-NC Current Use: Residential Proposed. Use,. Auto Dealership Type of.Re st: !� Application for Rezoning F......1 Application for .Zoning Amendment Application for Conditional Use PermitXI Application for Variance O Planned United. Development (PUD) Application for Preliminary Plat Des ri tion of Request, Requesting variance to allow a zero -foot setback along the south lot line of the. Gem Lake Parcel., Platting the two Vadnais Heights arcels as one lot and latting the Gern Lake Parcel as a separate. lot. Reason for Request- e a variance -is required to locate the arkin .Iot as ro used. Previous Requests To be filled out by the Cily of Gem Lake Has a request for. zoning consid.eration.for this property been previous considered? 0 Yes D No ifyes, what date: Was the. request for zoning consideration for this property approved? Yes 0 No if yes, what date: H_as U: any request for zoning consideration for this. property owner been previously considered? Yes [ No If yes, what date: Was the regquest.for zoning consideration of this property owner approved? Yes No if yes, wha..t. date: . A practical difficulty most also be established by the Planning Commission and City Council. Section 17.4.1 of the Consolidated Land. Use Ordinance states: The City Council, sitting as the Board of .Appeal and Adjustment, may grant Variances from the strict applications of the provision of this Zoning 0rd1nartce and impose conditions and safeguards in the Variances so granted. These Variances shall be considered in cases where by reason of narrowness, shallowness, or shape of a lot or where by reason of exceptional topographic or water conditions or where other extraordinary and exceptional conditions of such lot exis#, the strict %application of the terms of the Zoning Ordinance would .result in practical difficulties upon the owner of such lot in complying with the regulations of the zoning district in which said lot is located. ``Practical difficulties," as used in connection with the grant of a variance, means that the property owner proposes to use the property in a. reasonable manner not permitted by the zoning ordinance; the plight of the landowner is due to circumstances unique to the property not created by the. landowner; and the variance, if granted, will not alter the essential character of the locality. Economic consideration alone do not constitute practical difficulties. Practical difficulties include, but are not limited to, inadequate access to direct sunlight for solar energy systems..A variance may not granted to allow any use. that is not allowed in the zoning district in which the property is located. Conditional Use Permit Any use which is permitted in the City of Vadnais Heights, bordering Gem Lake, is considered a Conditional Use in Gem fake when the use is proposed to overlap into the City. This is the case with the Luther proposal. The same criteria for approving a variance is used to approve a Conditional. Use Permit. There is one additional criteria to consider: anticipated duration of the Conditional Use Permit. If the proposed use meets these criteria, a Conditional Use Permit may be approved by the City. A Conditional Use Permit allows the City to adopt reasonable conditions when approving. the permit. The following staff requirements are recommended for adoption: Conditional Use Permit— Recommended Reg uirements: 3 Note: This application may require. additional documentation to. be considered complete. once all documentation has been.received, the City will decide on this matter within sixty (60) days. In the event the: matter is very complicated and will.require:substantial discussion and evaluation.. by more than one person or body, the city may request. that you waive the sixty (60) day decision period -to avoid unnecessary denial of your application. Applicant Signature tia� Date .For gffice use only: Lj fee paid I__j Zoning Administrator Approval: 11 Yes- Signature and date. [: ] No: Signature and date Comments: Date Application Complete: (60 day rule compliance) Zoning Request Application 6 2016 Conditional Use Permit Avolication City of Gem Lake, Minnesota 651 747-2790192.-fax 651 747-2795. city@aemlakemn.mrg A Conditional Use Permit maybe granted or denied by the City Council. after recommendation by the Planning Commission in accordance with Ordinance No.131 {zoning), Section 17.5. Conditional and Interim Use .Permits. Applicant: _Linda. McGinty on behalf of The Luther CamPan Owner .phone./cell/Business: 952•258.8814 email; Linda.McGin' @lutherauto.com Pro er Owrier1�LLuther Company, LLLP P ty Site address: 35.16 Hi hwa .61, Gem.Lake, NIN 55110 Property is zoned as:. G-NC. Existing use of the site: Residential Description of Conditional Use being requested: aip is expanding into abutting communi Vadnais Heights). Fee. Conditional t[se.Permit {other than a (PUD) $75.00 plus $204.00 escrow for review Check list ._......... _ .._.__ ❑ Site Plan ❑ Building Iocatiens (dwellings, garage, accessory buildings) ❑ Site improvements (parking areas, drives, sidewalks; fences, decks, lighting, etc.) ❑ Yard. (front,;side, rear setbacks) ❑ Wetlands (delineation of streams; water. bodies, wetlands. & 100 year storm elevation). ❑ Existing trees (6 inch in dianeter or mare), large shrubs & proposed. landscaping 0 Location of site, with adjacent land use. ❑ Topography, grading. ❑ Schedule (when application intends to construct) ❑ Additional information, if required ❑ Permitsor written comments from other. agencies (17.NR, RCWD, VLAW-MO, Ramsey County; MNDot,.US Army Corps of Engineers, ❑ Certificate of. Survey or full legal description ❑ Building.plans (size; intended use of structures, exterior finishes, floor plans and elevations Review Process: 1. Submit 15.copies of application and all -supporting information to City Zoning Administrator (rninirnum of four Weeks prior to Planning Commiss on meeting. 2. PlanningCommission: (15t:Tuesday of the month at 7:00 p.m. at Heritage Hall. Zoning. Administrator schedules public hearing date :and provides information to the: White Bear Press for time and place of hearing). (Date of Planning Commission meeting) 3. City Council: {3,d Tuesday ofthe nionth at 7:00 p.m., Heritage Hau, 4200,Otter Lake Road. (Date of the City Council meeting) Standards: The. City Council will approve a .Conditional Use Permit oniy.if the following facts are established: L There will be no detraction from the appearance: of adjacent properties, or. Town as a whole. 2. These will not be aesthetic incompatibility. 3. There willnot be aural incompatibility {noise}. .4: There will not:be damage fo vegetation. 5. Traffic patterns will not be negatively affected. &. 'There is no unnecessary loss of existing natural features. 7. Will not cause soil erosion. 8. Will not increase flood potential. 9.: The. proposal is: consistent with Comprehensive Plan and complies with other Ordinances. It. is the policy of the City of Gein Lake that ail identifiable costs associated with :Conditional Use Permits within the City shall be the sole responsibility of the owner of said property. The costs shalt include, but are not limited to the following: Y City planning review costs (reports; meetings) site review}; 0 Engineering review costs; a Legal costs (preparation of hearing notices, .legal. research, certification costs); ■ Publication costs. {notice of. hearing}; Reapportionment of. assessments (engineers report) ■ Ma.ilings and 0wnership.Ieportw; s (Ownership/encumbrance). brance). Prior to the final hearing or determination by the CityCouncil, all City expenses shall be paid by the owner. Subserluent expenses not paid at the ..time. of final hearing or determination by the City (due to billings. by consultants; etc.Yshall be paid within.30..days. upon receipt of a billing from the City. The application will be considered incomplete until all costs are paid to the City. •_ Signature of Applicant (s) ;w Date o he completed by the City: r.:.f Date. request received: Conditional Use permit (other than a PUD $75.00 plus $200 escrow for review) paid; Date Application Complete: r 11MIS conditional use.permit Narrative Luther Cadillac Gem Lake and Vadnais Heights, MN L A N D F 0 R M April 16, 2019 LUT18.M L A N D F ❑ R M April16.2699 Project Narrative 2 ntroduction On behalf of Luther Company, LLLP ('.'Luther"), Landform is pleased to submit this application for Site Plan Review, Variances and Preliminary Plat in Vadnais Heights: and Conditional Ilse Permit, Variance and Preliminary Plat in Gem Lake. We are seeking these approvals to allow construction of a Cadillac auto dealership on .properties located at 3516 Highway 6 in Gem Lake (PID number 343022120007) and.3500 and. 34.94 Highway 61. in Vadnais Heights (PID numbers 343022120006 and 343022120005). The Gem. Lake property is. located in the Ne.ighborhood Center.sub-district of the City's Gateway District, while the two Vadnais Heights properties are in the Commercial Three (C-3) district. Luther owns all three properties and is proposing to combine the two Vadnais Heights lots into one, while platting the Gem Lake parcel as another lot. Our plan includes a new 37,375 sq. ft. Cadillac dealership that will serve the East Metro Area. we are excited about the improvements proposed for this site. This narrative will describe the applications we are seeking from both municipalities, starting with Vadnais Heights, We believe this will allow a transparent submittal and. review process where each municipality is informed about what exactly. is being reviewed by the other. Vadnais Heights - Site Plan We are requesting Site Plan Approval from Vadnais Heights, The site plan complies with all ordinance requirements including those in Section 3&39 of the Zoning Ordinance. Luther Cadillac is -a new auto dealership that will serve the East Metro Area. The site complies with all requirements of the C-3 district, with the exception of the front and parking and circulation setbacks, for which we seek variances. The building, which is located completely in Vadnais Heights,. will include a striking glass fagade that will showcase 'the vehicles on display in the showroom. Sales offices, auto repair and car wash facilities will all be included in this building. Parking The site plan shows 61.3 parking spaces which complies with parking requirements specified in Section 38-610 of the Zoning Ordinance, which call for 1 space for.every 200 sq. ft, of floor area for retail and service buildings. Six accessible spaces are located. near the north entrance of the showroom. Traffic and Circulation The parking and circulation are designed to maximize efficiency and minimize pedestrian and vehicle interactions. The customer parking is located near the front. entrance: to the showroom on the north side of the building, The auto repair and car wash drop-off are located on the: south. side of the building to allow customers dropping off their vehicles immediate access off Highway. 61 and to minimize traffic interactions with customers and. pedestrians on the north side of the building. LUT18040 L A N D. F 0 R M. April 16, 2419 Project Narrafive 3 A'� A The proposed. dedicated public right-of-way will serve: as a frontage road and will connect 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 high -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-gualitymatedals 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). Vadnais. 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 zz feet. from the. lot line: at the smallest paint 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 practical difficulties 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 nori-conforrning 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 50-foot 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 cornpatible in stale and architecture with the surrounding. properties; which indude several. other auto dealerships. LUT1804.0 A N D F 0 R M April 16, 2M 4 Prajact. Narrative. 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 vehides 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 be consistent with the Comprehensive plan The variance. is consistent with the Comprehensive plan in several ways, The project fulfills the land use goals of the City which. guide this property as Highway Commercial -Vehicle sales is listed under the Highway. Commercia1.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 joins, Parking lot or circulation drive setback variance from a .local< street 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 25 feet from a local street, While our plans shaw 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. com ply with the 25-foot setback standard. and no variance 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 U F 0 R M April 16, 2019.. Pwiect Narrative 5. dealership. The variance will not affect the health, safety or general welfare. of the city or its people.. 3. The variance must be consistent with the Comprehensive plan The variance its consistent with the ComprehensivePlan'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. competitiveriess goal of enhancing commercial property value by redeveloping vacant and underutilized land into a productive. economi c use that will increase the tax base and provide local jobs. Parking Lot or Circulation Drive Variance far 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 3&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. shows 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 that the ordinance standards have been met. Specifically: ]. The.variance roust meet the practical difficulties test; which consists of'the fallowing tthree 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 iot.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 20-foot: setback is provided along the north lot line. Essential Character. The variance will not change the essential character of the localityor 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. riot affect the health, safety -or general welfare of the city or its people.. LUT18040 t: . A N D. F 0. R M - APril 16, 2019 Project Narrative 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 vafue.by redeveloping vacant and underutilized land into a productive economic use that will increase the tax. base and provide local. jobs. Gem Lake - Conditional Use Permit It is anticipated Gem Lake will take formal action on a zoning ordinance text amendment that may impact this proposed development. The. exact language' of the text amendment has not yet been formally adapted, but it is our understanding the text. amendment will be substantially similar to the following: Add to Page #131--.9.65 - Consolidated Land Use Ordinance. Q#her. When a use in an abutting community is proposed to expand into Gem Lake, that use shall be considered a Conditional Use in.Ge€n Labe. Use is limited to: automotive dealerships. Abutting property shall not. be separated by a railroad or public right -of way. Following the approval of the proposed text amendment, we are applying for a Conditional Use. Permit; to allow the. development. of Luther Cadillac. as specified in the text amendment. If the text amendment is not approved, we. will be requesting City. approval from Gem Lake of a conditional use. permit to allow outdoor display and sales of 'Vehicles, as allowed in Section 18.3.2 of the zoning ordinance. In .either scenario; the requestcomplies with the applicable standards in Section 17.5.9 (Conditional and Interim Uses). Specifically: 1. Shall maintain harmony and compatibility with surrounding uses and with .the architectural character and design standards of existing uses and development, The proposed use maintains harmony with the surrounding auto dealerships that currently occupy Highway51 directly south and west of the project site. The architectural character and design standa rds wi I I be compatible with the existing. auto dealership uses. The proposed showroom and offices will be located closer to existing auto dealership uses in the southern portion of the project site reducing the potential impacts on the residential property to the north. 2. Shall meet or exceed ail Performance Standards contained elsewhere in this Ordinance;. The plan complies with all performance standards as specified in Section 18 of the zoning ordinance. Specifically: LOT180a0. L A N❑ F O R M April.16.2019 Project Narrative 7 Screening— The site plan indicates a retaining.wall and Landscaping that will screen the open sales lot from the residential property to the north.. This screening complies with all requirements. Landscaping —The site plan complies with applicable standards as specified in Section 18.6 of the Zoning Ordinance. Parking.- The site plan shows. 613 parking spaces which exceeds the parking requirements specified in Section 20.5 of the Zoning Ordinance, which call for three spaces for every 1,000 sq. ft. of floor area,. plus 1. 5. spaces for each employee.on maximum.shift. Six accessible spaces are located near the north entrance of the showroom. Lighting— The site plan complies with all. lighting standards listed under section 18.8 and 18.8.4 (lighting used to illuminate sales lots). Traffic Control —The parking. and circulation are designed to maxi mize.effidency and minimize pedestrian and vehicle interactions. The customer parking is located near the front entrance to the showroom on the north side of the building. The auto repair and car wash drop-off ore located on the south side of the building to allow customers dropping off their vehicles immediate access off Highway 61 and .to minimize traffic interactions with customers and pedestrians on the north side of the building. The proposed dedicated public right-of-way will serve as a frontage road and will connect 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 high -quality materials and design that will be an. excellent aesthetic addition to the streetscape of Highway 61. The transparent front fa4ade 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 88-601(C) of the Zoning Ordinance. 3. Shall not generate such additional traffic associated with the use: that: would overburden or exceed the capabilities of streets and other public services and facilities including, but not limited to, parks, schools,. and utilities serving the area. The proposed Luther dealership will not generate enough traffic to overburden or exceed. the capabilities of streets. The proposed dedicated public right-of-way will serve as a frontage road and will connect 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. Other public services will not he significantly impacted. Gem Lake -'variance .We.are requesting approval from Gem lake for a variance from the driveway and parking area setback standards as required in the zoning ordinance for auto -oriented uses in the Gateway District. The required setback for structure and.parking areas is 10 feet, while we are. proposing a zero -foot setback along the south lot 'Iine of the Gem Lake. Parcel. The site's unique location straddling the municipal boundaries of two different cities necessitates platting the site as two lots, one in each city: If not for the unique circumstances: presented by the project's location, the parking area setback would not be required, and a variance would not be needed. lWe have LUT18046 L A N D F Q K M April 18; 2019 Project narrative a reviewed the request in accordance with MN law and City ordinance standards in Section 17.4 and find that the ordinance standards have been met. Specifically: Adjacent Uses. The proposed development is. adjacent to several otter auto dealerships and will not have any significant negative impact on those uses. Air and Water Quality: The proposed development will not: have.a,ny significant impacts on air quality and is addressing any impacts on water quality as required by City and. Watershed standards and regulations. Traffic Generation: The proposed Luther dealership wiI] not generate enough traffic to overburden or exceed the capabilities of streets, The proposed dedicated public right-of-way will serve as a. frontage. road and will connect with a future extension of Hoffman. Road south to the site. New traffic signals will also be installed a5 a component of this project to help control the flow of traffic. Other public services will not be significantly impacted, Public Safety and Health: The proposed development will riot have any negative impacts of public safety and health Area Aesthet'its: The Luther Cadillac building will 'feature high -quality materials and design that will be an excellent aesthetic addition to the streetscape of Highway 61, Eronomic.Impact on the Entire Area; The proposed development will have a positive economic impact on the City by turning underutilized land into. a. productive economic use that will increase the tax base and provide local jobs. Consistency with the Comprehensive .Plan: The proposed development is consistent with the; goals and policies of the comprehensive plan. Vadnais Heights and. Gem Lake - Preliminary Nat We are also requesting approvalof a preliminary plat from both. Gem Lake and Vadnais Heights to combine the two Vadnais Heights parcels into one lot and keeping the Gem Lake parcel as a separate lot under the ownership of Luther. The properties will be replatted .as shown in the Preliminary Plat for Luther East.Addition resulting in the following:: One lot in Vadnais Heights and one lot in Gem Lake for the Luther Cadillac and associated parking and sales lot. - A public right-of-way dedication along the western boundary of the site. - A temporary right-of-way easement for the cul-de-sac tumaround that will. be vacated when Hoffman Road extends south. The public right�of-way dedication will allow access to Luther Cadillac off Highway 6.1 and provide a connection to a. future Hoffman Road extension, The proposed plat meets all standards and requirements asspecified in. the Subdivision Ordinances of both municipalities. Summary We respectfully request. approval of the Site Plan,. Variance. and PreliminaryPlat in Vadnais Heights and Conditional Use. Permit and Preliminary Plat in Gem Lake to allow for the construction of:a new Luther Cadillac auto dealership on the site located at 3494 Highway 51. LUT18040 L A N D F A R M April 18: 2019 Project Narrative Contact information This document was prepared by: JP Mansolf Landform 105 Satoh. Fifth Avenue,. Suite 513 Minneapolis, MN 5540.1 Any additional questions regarding this application can be directed to Steve Sabraski at sa a..lciC7landform or 612-638=0243 CLITIBb4© i_ N a F O R M Pmject Narrative April 16. 2019 10 fi V. :1. L twvo F� •'�`1� _ w i 4 a r � w ' • a