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Discussion followed regarding the impervious coverage issue. It was the consensus of the Commission to try to reduce the impervious coverage in whatever capacity, preferably in the Shore Impact Zone. A motion was made by Dean Williams, seconded by Bill Habein, to table this request. The applicant agreed with the table. All members voted "aye ". Motion carried. APPLICANT: Paul Tucci, Oppidan, Inc. Applicant requests to Rezone from Commercial to Downtown Mixed Use. Chairman Woog stated there are three public hearings tonight that all relate. He explained that the applicant will present the project and the Planning Commission will take comments and questions from the audience. Paul Tucci and Pat Barrett, Oppidan, Inc., are present representing applicant. Mr. Tucci explained the site and proposed grocery store with additional space for potential liquor and gas. Although they have looked for several months, this is the preferred site of the operator. Mr. Tucci pointed out where the Downtown Mixed Use ends on the east side of the highway. He explained the once proposed street to the south did not have the connectivity to the downtown. They are proposing a connection to the north with a walking path. They will provide the trail easement. Mr. Tucci stated further that they reduced the amount of parking space and reduced impervious coverage. MN/DOT's preference for access is to the south with a common entry with the former DNR building. Turning the building was also discussed but backing the building up to the highway is the least desirable. Facing south defeats the connectivity with the downtown. Facing it north is the most desirable. The City watermain easement runs through the property. Parking was an issue with turning the building. A sign could be added distinguishing the downtown from the south commercial area. They have increased the amount of green space and lowered the impervious coverage more than the Downtown Mixed Use requires. Once mature, the trees will be very nice looking. Mr. Marohn stated there are a number of items on the agenda. In a very broad sense, we are looking at the Commercial zone and a Conditional Use Permit for that zone. The Variances are required for the impervious coverage and buffering in the Commercial zone. Mr. Marohn explained the differences in the downtown zone and the commercial zone. Downtown Mixed Use is an urban classification of traditional development with a high degree of flexibility to generate as much development as possible in the area. There is a significant investment in the infrastructure. The Commercial zone begins at the church just north of this proposed development which acknowledges a different type of commercial development. It is not set in a traditional grid pattern; it is a highway style of development. If rezoned to Downtown Mixed Use, a Conditional Use Permit would still be required for a grocery store but the Variances go away. If the parcels are not rezoned they are looking Minutes Pequot Lakes Planning Commission August 20, 2009