2003 Planning Commission Packets

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PUD Amendment Report Apri1 16, 2003 Page 2 Based upon its review of fihe adverse eff�cts and analysis fo determine consistency with the Comprehensive Plan, the Planning Commission is to prepare a Finding of �act and recommend such actions or condifions refatir►g to the req�est as it deems necessary to carry out the intent and purpose of the Zoning Code. Such recommendation sha!! be forwarded to the City Council along with fhe recommendation of City staff. Potentiaf Adverse Effects: 1. Relatianship to Munici�al Comprehensive Plan. Mounds View's adopted Comprehe�sive Plan identifies the Theater PUD site as a Regional Cammerciaf PUD. All of the idenfiified and approvec� uses withir� wi#h #he PUD woufd fall infio fhis future land use designation. The proposed office use on the corn�r of Long Lake Road and County Highway would be just as consis#ent wifih the Comp Plan as wauld the PUD approved resfiaurant use. 2. The q�oqraphical area invofved. The site is Eocated on County Highway 1O, the City's primary and most irr�portant commerciaE corridor. The parcel is a corner lot bounded to fihe west by Long Lake Road, a higher vofume traffic arterial. A wefiland and woods separates the parcef from the other parcels associated with the Theater PUD. Rice Creek Wafiershed District approved the devefopment and stormwater ponds were eonsiructed to handle fuEl site build out. 3. Neiqhborhood Impact. As menfiioned eariier in this report, the original planned use for this particular parcel was a restaurant. A resfaurant however would generate more trafFic and �, would have a greater demand for parking fihan would an office use. While there's no der�ial `_ " that a restaurant would be preferred, an affice use would have fess impact to the neighborhood and would be less fikely to generafie fater evening disturbances, 4. The character af ihe surrounding area. As indicated above, fhe parcel is separated from #he other Theafier PUD parcels by the intervening woods and wetlands. Across fhe streef to west is Wildwood Manor, a 40-unit multi-family senior residential complex. Beyond Wildwood Manor is the Silver Lake Woods Townhomes. North of the parcel, across County Highway 10, higher density commerciai has beer� developed. Thus, the proposed office building would no# be out of place and may even have less of an impac# to fihe neighbors ciosest to the parcel, Wildwood Manor. 5. The demonstrated need for such use. Resid�nts continually comment that it would be nice to have anoiher sit-down type of restaurant in the City. (There are many restaurant optians in Mounds View, however mosfi are of fhe "Fast food" variety.) The other most wanted uses residenfis �end �o idenfify are grocery, hardware ar�d medical. It is my understanding fhat the proposed office building on Outparcel A would be marketed to medical practitioners. Onfy one such use exists in the City currenfiiy—Sifverview Chiropractic in Silverview Plaza. A specialized office developmeni on this site could fill a niche nof currentfy met in the Ciiy. � Based upon the above review ofi potenfiial adverse effects, it appears fhat there is sufFicienf _ basis to accept an amendrner�t to the Theater PUD ta allow fo� an office use on Outparce� A as an accepfiable alterr�ative fo a restaurant.