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There is a small restaurant in the new Courtyard Hotel. The restaurant failure rate is high, especially in areas not close to the malls or other restaurants. A failed restaurant would impact the Business Park. A restaurant could be located at County Road C and Cleveland. Mr. Kuula said the project funding is ready and he is ready for construction in 2002. There are a number of businesses in the Park that are Solutia customers. This will be a national headquarters. It will be a $3 million project and top quality. Mr. Kuula presented two letters from the City stating that an office of 6,600 s.f. would be a permitted use. The 21 ,000 s.f. office will have underground parking. A mix of uses would create parking problems. The building will be used for office and staff training as well as consulting staff. Solutia will occupy one floor, and initially lease the second floor. Chair Rhody asked what the foot print size would be (10,120 s.f.). Member Traynor asked for reasons that a restaurant did not begin. He also asked if Mr. Kuula understood that an EAW would be required for a size larger than 6,600 s.f. (yes). Solutia plans eventually required a bigger, more functional building. Member Cunningham asked for clarification of original planning by Ryan and CSM for restaurants. Dennis Welsch explained the history. Brian Sullivan explained the 25% green space requirements and that the office had 89 spaces, 20 of which are below the building. Member Wilke asked for detail of the Veritas EAW. Chair Rhody closed the hearing (No residents were present). Chair Rhody agreed that the site plan and the PUD must be amended. No restaurant demand has been shown. The Centre Pointe Business Park has been dynamic and represents the market trends. a. Motion: Member Rhody moved, seconded by Member Wilke, to advise that the Planning Commission finds the Concept PUD Amendment for land uses and master site plan proposed by Solutia, consisting of a 21,500 s.f. of additional office space to the existing Planned Unit Development, to be consistent with the comprehensive plan and the intent of the 1997 Centre Pointe PUD, noting that the city policy is market driven development and office space is now needed in the market, and the proposal meets/exceeds the City's goals for head of household living wages. Further, the Planning Commission review of the draft EAW has found no significant environmental impacts requiring further review in an Environmental Impact Statement. The Commission therefore recommends approval of the Concept PUD amendment for the Solutia office building subject to the following conditions (and staff/developer resolution) from the project report of October 10, 2001 : A. The trash enclosure must be located adjacent to the existing trash enclosure on the Fairfield Inn site. The enclosure must be setback a minimum of five feet from the north property line and there should be adequate separation between the enclosure and the pedestrian path to allow for landscaping. This modification is necessary unless another appropriate location is sited. B. The shared access with Marriott Residence Inn should be eliminated. C. Screening of the parking lot from Centre Pointe Drive must be 80% opaque screening to a height of 30 inches (Section 7, # 10 PUD). A revised landscape plan must be submitted for review and approval prior to final City Council approval. D. The utility and landscape plan must be combined on one sheet and submitted with the other development plans. An irrigation plan is also required and must be included in the final plan set. E. The landscape plan must be revised to include all perennials species noted on the plan. F. Rice Creek Watershed review and approval is necessary. Ayes: 5 Nays: 0 Motion carried. 7. Presentations and Other Actions All study items and staff presentations within Section 7 (a through d) were continued to the next available meeting including: a. Land Use Application process and timing requirements for development review. (by Thomas Paschke) b. Before and After... past case studies (by Thomas Paschke)