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PUD Amendment Report April 16, 2003 Page 2 Based upon its review of the adverse effects and analysis to determine consistency with the Comprehensive Plan, the Planning Commission is to prepare a Finding of Fact and recommend such actions or conditions relating to the request as it deems necessary to carry out the intent and purpose of the Zoning Code. Such recommendation shall be forwarded to the City Council along with the recommendation of City staff. Potential Adverse Effects: 1. Relationship to Municipal Comprehensive Plan. Mounds View’s adopted Comprehensive Plan identifies the Theater PUD site as a Regional Commercial PUD. All of the identified and approved uses within with the PUD would fall into this future land use designation. The proposed office use on the corner of Long Lake Road and County Highway would be just as consistent with the Comp Plan as would the PUD approved restaurant use. 2. The geographical area involved. The site is located on County Highway 10, the City’s primary and most important commercial corridor. The parcel is a corner lot bounded to the west by Long Lake Road, a higher volume traffic arterial. A wetland and woods separates the parcel from the other parcels associated with the Theater PUD. Rice Creek Watershed District approved the development and stormwater ponds were constructed to handle full site build out. 3. Neighborhood Impact. As mentioned earlier in this report, the original planned use for this particular parcel was a restaurant. A restaurant however 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 impact to the neighborhood and would be less likely to generate later evening disturbances. 4. The character of the surrounding area. As indicated above, the parcel is separated from the other Theater PUD parcels by the intervening woods and wetlands. Across the street 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 commercial has been developed. Thus, the proposed office building would not be out of place and may even have less of an impact to the neighbors closest to the parcel, Wildwood Manor. 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. It is my understanding that the proposed office building on Outparcel A would be marketed to medical practitioners. Only one such use exists in the City currently—Silverview Chiropractic in Silverview Plaza. A specialized office development on this site could fill a niche not currently met in the City. Summary: Based upon the above review of potential adverse effects, it appears that there is sufficient basis to accept an amendment to the Theater PUD to allow for an office use on Outparcel A as an acceptable alternative to a restaurant.