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PUD Amendment Report July 6, 2005 Page 2 Amendment Process: An amendment to a Planned Unit Developments 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 City review the request, taking into consideration any and all potential adverse effects of the proposed amendment. 1. Relationship to Municipal Comprehensive Plan. Mounds View’s adopted Comprehensive Plan identifies the Walgreens PUD site as a Community Commercial PUD. All of the approved uses are consistent within this future land use designation. The proposed office use on the undeveloped parcel would be just as consistent with the Comp Plan as would the PUD approved restaurant use. 2. The geographical area involved. The parcel is a five-sided polygon with minimal street frontage on Edgewood Drive. To the north of the parcel is the Community Center, to the west is City Hall, to the east is the wetland and open space area, and to the south is the Walgreens store. The site is adjacent to County Road 10, the City’s primary commercial corridor, and has a County Road 10 address. Rice Creek Watershed District approved the development and stormwater ponds were constructed to handle full site build out, which includes the subject parcel. 3. Neighborhood Impact. As mentioned earlier in this report, the original planned use for this particular parcel was a restaurant. A restaurant would generate more traffic and would have a greater demand for parking than would an office use. While there’s no denial that a restaurant would be preferred, an office use would have less of an impact to the Edgewood Drive / County Road 10 intersection and would be less likely to generate later evening disturbances. 4. The character of the surrounding area. The proposed office building would not be out of place and would bring development and tax base to the site. 5. The demonstrated need for such use. Residents continually comment that it would be nice to have another sit-down type of restaurant in the City. (There are many restaurant options in Mounds View, however most are of the “Fast food” variety.) The other most wanted uses residents tend to identify are grocery, hardware and medical. While the primary tenant would be Silverview Chiropractic Center, already a Mounds View business, perhaps other medical office type uses would lease the extra space. It appears that amending the PUD to allow for an office use would have no adverse impacts and would be consistent with the Comprehensive Plan. Staff supports the amendment and the potential development of an 8,000 square foot office building on the site.