2023-10-04 PC Packet - Laserfiche WebLink

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Planning Commission Staff Report 10/04/2023 — Apple Tree Dental, PUD Amendment, Parking Lot Expansion Page 2 Discussion: Parking The Apple Tree Dental building is short of parking — the applicants note that the parking lot is typically full most of the time during business hours. Some staff park on Mounds View Drive; a crosswalk across Long Lake Road is being considered. The lot is full even with some vacant second floor space. The dental clinic is expanding into that second floor space, so the need for patient and visitor parking will increase. It is in the city's interest to have commercial properties succeed and parking is an essential part of a successful office development — it prevents spillover onto other properties and prevent pedestrian safety issues. This parcel sat vacant as a restaurant site for many years after approval of the original PUD, which was amended to allow an office building instead. It is reasonable and appropriate to amend the PUD again to allow needed parking on site. Wetland/Woodland The original PUD noted the wetland and mature oak woodland on site and sought to preserve the trees as much as possible. The location of the proposed parking lot is currently wooded with volunteer vegetation at the north edge of the wetland. There is a delineated wetland boundary that encroaches 25-30 ft into the south side of the site. The new parking lot would maintain a 25- ft buffer to the edge of the delineated wetland. Some trees would be removed with the construction of the new parking lot, but there would be many more replaced — see Landscaping section below. Setback The required front setback to Long Lake Road is 30 ft. Within a PUD, the zoning standards can be modified within an integrated plan. The proposed parking lot maintains a 21-ft setback to Long Lake Road, 1 ft more than approved on the north side of the property. The boulevard will be replanted with a generous and varied landscape plan. Landscaping The parking lot would remove trees and other vegetation but would be landscaped on all sides with new overstory and understory trees, plus juniper shrubs along Long Lake Road that would grow to 5-6 ft high at maturity, adequate to screen headlights. The Zoning Code has standards for removal and replacement of trees in Section 160.418. The applicant will need to provide details on the number, size, and type of trees to be removed and compare to the trees being proposed on the landscape plan. Lighting There is an existing light pole on the south side of the existing parking lot, which is the north edge of the proposed parking lot. That pole and fixture would be removed and replaced on the east side of the new parking lot. The light will be farther from Long Lake Road than the existing pole and fixture. The proposed plan is illustrated on the next page. The Mounds View Vision A Thriving Desirable Community