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Apple Tree Dental PUD Amendment Staff Report November 13, 2012 Page 2 Amendment Process: An amendment to a Planned Unit Development is processed as would an amendment to an approved Conditional Use Permit, which is to say that the procedural requirements of Section 1125 of the Zoning Code would be followed. Section 1125 requires that the Planning Commission and City Council review the request, taking into consideration any and all potential adverse effects of the proposed amendment. Relationship to the Comprehensive Plan: Mounds View’s adopted Comprehensive Plan existing and future land use maps identify the O’Neil Property PUD parcels as Regional Commercial which is defined as being land use principally for the provision of goods and services with a primary service area of 10 or more miles. The proposed dental/medical and office use would be consistent with the Comp Plan. The geographical area involved: 2442 County Road 10 is bordered by County Road 10 and Long Lake Road on two sides. The Wynnsong movie theater and adjacent retail center borders on the south side, Wildwood Manor senior housing building is across Long Lake Road to the west, and the now vacant, former Snyder’s store is across County Road 10. The character of the surrounding area: All of the neighboring uses are commercial or multi-family, but no buildings are immediately adjacent to 2442 County Road 10. This building is somewhat isolated in that the immediate surrounding areas are mostly wooded. There is a large distance between this building and the movie theater and retail center, that is wooded and wetland. The Wildwood Manor property across the street is also heavily treed, giving privacy to their building. Neighborhood Impact: The neighborhood should not be impacted by reducing the required setback. The main impact will be to the trail that runs parallel to County Road 10, right next to the building at 2442 County Road 10. The new stair tower would be very close (only a couple of feet) away from the trail. The demonstrated need for such use: The applicant knows that there is a market for dental clinics in Mounds View and the surrounding area. Apple Tree Dental also provides unique dental services (mobile dentistry and surgical options) that are not offered by other dental clinics, and this particular building is a great fit for them because of the climate-controlled attached garage for their trucks and mobile equipment. It appears that amending the PUD to reduce the setback from County Road 10 from 30 feet to 20 feet to allow for an addition to the building should have little to no adverse impacts, and would be consistent with the Comprehensive Plan. Staff supports the amendment to reduce the County Road 10 setback to 20 feet for the property at 2442 County Road 10.