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The downtown planning process takes its lead from the Comprehensive Plan, which it is designed to supplement,not supplant. • Who produced the cost estimates in the back of the report? Right now they just hang out there. We need some clarity on their source. Staff, in consultation with the City Engineer's office, developed the cost estimates. As a visioning process and not a technical report, the detailed calculations that went in to creating the estimate are not included in the report. While the cost estimates themselves reflect a general estimate of the effort needed, an engineering feasibility study is going to be needed for preparation of cost estimates necessary to authorize a specific project to begin. The City is currently considering improvements to Government Drive and the City Engineer has presented a proposal to do a feasibility study, accommodating the concepts developed in the downtown visioning process. • The whole report needs harder analysis. The Commission seemed to feel the document was too high in generalities and not enough in terms of specifics. While we are happy to provide any reasonable and relevant specific information requested by the Planning Commission, it is important to remember that the plan is a visioning document that builds on the Comprehensive Plan,not a technical engineering report. There is need for more funding options. Your report states 4 but what other options exist. Laying off 50% of the funding on the directly affected businesses seemed a bit stiff. For instance, if we sell some land to MNDOT for a bypass couldn't those dollars be used to offset downtown infrastructure costs?? The direct assessments approach is critical for the projects success, and those reasons are explained in detail on page 22 of the text report. It is important to understand that the project encompassed an area much larger than the property occupied by the existing businesses in town. Most of this area is undeveloped or underdeveloped. A direct assessment is important to ensuring the future and timely development of those properties. It also states on page 22 that it would not make practical sense to assess the existing businesses (reference is made to Government Drive specifically, but the same principles apply to most of the existing businesses)both for economic and legal reasons. While there may be more funding options, these were the ones that were discussed amongst project participants and, in the opinion of Staff, these are the strategies that present the most realistic scenario for moving forward. • What is the % of vacant businesses in the downtown area and how does that compare to other towns of somewhat similar size. For example, if we have a 20% vacancy rate that may or may not be bad. If it compares to a 30% vacancy rate elsewhere maybe we are doing okay. Right now we don't know. While this is interesting information,it is not part of the study or really relevant to the outcomes presented. The vacancy rate in downtown Pequot Lakes is a constantly changing and evolving thing. That will be true in even the most successful and vibrant downtown area. The concepts City of Pequot Lakes Staff Report 13_2 December i4,2oo6