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(»04>2974 Stontbay Marketplace <br />April IS, 2004 <br />Page 9 <br />4. <br />areasonablc assumption that construction of the level of retail square footage proposed <br />will slam the door shut on any future restaurant opportunities should demographics <br />become more favorable as the Orono-Long Lake-Medina area reaches build-out. <br />Because the retail is split between two buildings separated by a drive-thru, Planning <br />Commission should carefully review whether tire 20'-40 ’ separation of the buildmgs, and/or <br />the building design detail, is adequate to break up what migltt be seen from certain angles <br />as a single 250' wide strip mall. From staffs perspective, this is a critical factor in tire visual <br />impacts of this site. <br />Preliminary Plat <br />Plat approval will include the establishment of drainage and utility easements, as well as payment <br />of park fees and stormwater & drainage trunk fees (both established as part of the previous <br />Stonebay PUD approvals), etc. Preliminary plat approval will be concurrent with site plan <br />approval. Tlie two-lot layout and separate ownerships do not pose any formidable considerations. <br />Shared parking, site maintenance responsibility and similar agreements will be established as a <br />matter of course. <br />5. Rgzoning <br />As noted at your February meeting, the rezoning goes hand in hand with the Comp Plan <br />Amendment, and will provide for a greater level of detail than the Plan. Planning Commission <br />identified a specific list of allowable or unacceptable uses for the site in February, and refined that <br />list in March. The list of uses will be incorporated into the PUD rezoning for this site, as will a fairly <br />detailed set of conditions related to the specific site plan approval for Outlot A. Staff would intend <br />to incorporate into the rezoning ordinance conditions of approval that clearly document the <br />approved site layout, building design and materials, signage ligjtting, etc. The PUD approval for this <br />site becomes the governing ordinance for the property. <br />Summary of Issues to Address <br />1.Planning Commission should again review the list of allowable uses to ensure it reflects your intent <br />for this site. <br />2. Address approval of the lot area and widths as proposed, as well as the lot coverage issue. <br />3.Discuss whether the 20 ’west side setback for the westerly building should be accepted instead of <br />35'. The alternative would be to reduce the overall length ofbuildings on Lot 1. Also review <br />whether the pedestrian terrace amenity is acceptable at its proposed location in Outlot B, assuming <br />MnDOT has no problem with it.