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MEMORANDUM To:Planning Commission From:Mike Gaffron Date:February 17.2004 Subject: Supplementary Comments, #04-2974 - Reliance Dev. Corp. PUD As time was extremely short between last Wednesday evening ’s work session and the Friday deadlinefor getting your packets completed, the staff memo regarding application #04-2974 was somewhat rushed. I would like to offer ^e following additional comments in regards to the Stonebay Marketplace application. Much of this stems directly from comments received today from Phil Carlson and is intended to provide afocus for tonight’s review of the proposal. The Land Use Plan amendment should be handled first and separately. The Planning Commission (and City Council) have not to date objected generally to die land uses proposed (service retail; phamnacy, bank,coffee shop, dry cleaners, etc.) although individuals have expressed reservations about certain uses. But if the Land Use Plan is to be amended to allow Stonebay Marketplace or some similar retail development, these uses must be designed in an exceptional manner and several issues addressed. Since this an amendment to the Comp Plan, there should be some discussion of the overall intentandcharacter to be achieved with this amendment. It doesn't need to be a whole new chapter to the Comp Plan, but it should lay out the issues that are important. If Planning Commission concludes that the Comp Plan amendment is appropriate even if Reliance and Walgreen's go away, the City should establish specific criteria for development of the site, regardless of who the developer is. Regarding the current site plan, Planning Commission member corrunents at the February 11 work session included that the site is 'too intense’, needs to focus more on the pond as an amenity, should have smaller or fewer buildings, needs more connection to the Stonebay residential development, does not have enough gteen space, expressed concerns about parking needs and future uses, and expressed a wish to establish a list of appropriate and inappropriate uses for the site. The focus of the site toward the 12/Willow intersection was seen by some as the development ’turning its back on’ Kelley Parkway. These are all valid issues that need further discussion, and may ultimately be addressed as a set of parameters for reguiding/rezoning of the site. If Planning Commission wishes to take a step toward approval, it is staffs recommendation that an amendment to the Land Use Plan should include the following: Allow service retail uses, such as a pharmacy, bank, coffee shop, dry cleaners, and. similar neighborhood and community scale uses (uses can be further defined if you wish), with the following characteristics: The development plan shall incorporate exceptional design, integrated into the site and surroundings, and featuring high quality building materials and architectural detailing. J Jl