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Commercial zone, but the developer is getting some benefit in coverage, etc. by rezoning. The issue of connectivity is a big concern. Mr. Hallan stated the water main easement should not be an issue. Easements and water mains can be moved. Mr. Marohn stated the Comprehensive Plan talks about Baxter type development. The Grow Zone ordinance amendment is on the agenda later. The Grow Zone type of development creates a sense of place. It will create a public environment saying "downtown ". We think we can take most applications requiring Conditional Use Permits now and grow this area. Moving the building up to the road creates that urban environment. Connectivity adds to that. Physical location helps establish the downtown or urban feel. Mr. Barrett stated they plan to place a monument sign and create their storefront to welcome people. Mr. Marohn stated he would move the building to the front, next to the road. Mr. Hallan stated the developers are using a commercial layout with Downtown Mixed Use requirements. They could obtain more property and do a Commercial layout or expand the downtown use. N1.1 Mr. Pederson explained his comments were based on growth of the Downtown Mixed Use zone, not what currently sets on the site or this project. As far as competition goes, that needs to be put aside. We need to determine if it makes sense to extend the zoning classification; the layout comes after. When asked, Mr. Marohn explained that the Planning Commission has final approval on Variances and Conditional Use Permits. Those decisions can be appealed to the City Council. If the Planning Commission recommends the Rezone tonight, they could act on the other two applications. A recommendation to deny the Rezone would also go to the City Council. Council Member Nagel asked how committed the prospective owner was to the size of the store and the inclusion of gas pumps. Mr. Tucci stated that the operator is committed to the size. There could potentially be a liquor store although the license has not been applied for and would require Council approval. If that space is not liquor, it would be another type of retail space. The gas pumps are an integral space. Council Member Nagel was concerned what this would do to existing businesses. He stated we are not here to dictate private enterprise, but he wanted to know if the operator was committed to size. Chairman Woog stated that a written response had been received in regard to the public hearing, a letter from Don Babinski. Staff was directed to make it part of the record. Minutes 10 Pequot Lakes Planning Commission August 20, 2009