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P30 Oppidan Concept Plan page 4 discussions have indicated that the grocery building and other buildings will meet the standards. Details will need to be reviewed in the next stage of an application. As required by the 49/J Plan, design guidelines must be prepared for any new development project in the area. After being refined during the review process, design requirements must be incorporated into approval of a project. Building setbacks in the General Business zoning district include a 30' setback from a rear property line. The concept plan shows about 90'. The height maximum is 45'. Previous discussions have indicated the grocery store would be less than 30' in height. 49 /JPlan Requirements: Site Design, Urban Form • The intent is to create an urban form for the area. • Development layouts are to include buildings at intersection corners to establish the cornerstones" of the area's urban form. • As another means of pursuing an urban form, development is to avoid lining Hodgson with large parking lots. This could include the following elements. o Buildings fronting along Hodgson in addition to the cornerstone buildings o Extensive landscaping and screening of parking lots will be required along Hodgson and CR J, including boulevard trees and decorative fencing or walls. Landscaping must be included on the street side of fences or walls along parking lots. One future building is shown along Hodgson Road within the 8 -acre development area controlled by Oppidan. Other potential buildings are shown outside of that area. Extensive landscaping of parking will be required. • Sidewalks are to be constructed on both sides of Hodgson Road and on the north side of Co. Rd. J to form connections to the trails to the development areas and contribute to the urban form of the area. This needs to be considered with the road improvement planning. Funding is a question. Roads, Access, Circulation Improvements to Hodgson Road are necessary to support development of the area. The existing road is inadequate, which presents financial challenges. A large development for the entire area might be able to meet the challenges. However, the current and projected future economic situation tells us that a development project that large is not likely. Therefore, we need to rethink how to meet road infrastructure needs. Access to Hodgson Road and Co. Rd. J are among the major design factors for development in the area and on this site. The concept plan envisions a signalized • •