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• • Oppidan Concept Plan page 3 comp plan clearly requires that development must be consistent with the 49/J Plan. If the proposed development is to occur, several specifics of the 49/J Plan would need to be formally amended. If such changes are desirable by the community, the 49/J Plan amendments would occur concurrent with the review and ultimate approval of the development project. The discussion below includes general issues as well as some of the specific design requirements from the 49/J Plan. The intent is to ensure that everyone understands that the bulleted items are indeed requirements of the Comprehensive Plan and the 49/J Plan, not just desires or general discussion points. The full list is attached. Of course, relevant ordinance requirements will apply as with any development project. Site, Layout, Buildings Oppidan plans to acquire the southern 8 acres of the 17 -acres owned by the Jensen family. This 8 acres is hatched on the attached aerial photo and outlined with a bold line on the attached Concept Plan Sheet CP -07: it includes the "proposed buildings ", the larger of which is the grocery store. This report and the review process has focused on the 8 acres proposed for development by Oppidan. The 8 acres does not include the area showing the "future bank ", which is the site of the existing 49 Club restaurant building on the corner and the existing commercial buildings just north of the corner. Nor does it include the remaining Jensen property to the north where the "future assisted living ", "future retail ", and "future restaurant" are shown. According to the narrative letter, these are potential uses. The larger area is not controlled by any one owner or entity and the other potential uses are entirely imaginary. Any discussion of them would be purely hypothetical and it is impossible to establish a timeline or staging plan for the larger area. There should be no assumption that those uses are part of the Oppidan proposal or that they would meet requirements of the City or other agencies. Oppidan discussed several previous layout options of their site with staff and the city council recent months. The grocery store would be centrally located on the 8 acres and would face Hodgson Road. The large parking area would be between the building and the road. The truck dock is on the north side of the grocery store. The previous layout had the dock on back (west side) as shown on Sheet CP -02. A liquor store would be attached to the grocery store. The site is mostly wooded. There is little in the way of noteworthy environmental resources on the site based on general information available. We are aware of a wetland in the extreme northwest corner of the larger parcel, outside of the 8 -acre area. • Commercial and industrial buildings must comply with architectural design standards of the Zoning Ordinance as well as the height maximum for the GB zone. Preliminary P29