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Commissioner Ritter inquired if beer and wine would include hard liquor as well. Ms. Stern replied that she does not know what every license allows but that staff can get that information for the Commission. Chair Pearce reminded the audience that this is a Work Session to provide feedback to staff and the applicant, and the Commission will not be making a decision on this project tonight. She then indicated that the Commission will now go through the Discussion Points. Discussion Points No. 1 and No. 2 were considered together. 1. Would it be appropriate to rezone the site from the current C -N District to a PUD -C (Planned Unit Development— Commercial) District in order to allow a 24 -hour convenience market with the sale of alcoholic beverages and a drive - through carwash in conjunction with the existing gas station? 2. Would a 24 -hour operation for the convenience market and a 7:00 a.m. — 10:00 p.m. operation for the drive - through carwash be appropriate for this location? Commissioner Ritter stated that when he looks at the existing building, he sees that something has to change with it. He indicated that he is not sure what it is, and that is the reason why he was asking what other uses are for a C -N District. He noted that this is a prime location, and a convenience market is all about convenience nowadays and it makes good sense. He indicated that his concern is more with alcohol being sold after 11:00 p.m. and agreed that nothing good comes from somebody buying alcohol after 11:00 p.m. With regard to the carwash, he noted that the applicant is thinking of having the dryer on the south side with the nearest neighbor being 200 feet away. He agreed with the comments that the dryer is pretty loud and it might be of concern as long as it is on the residential side. Ms. Stern stated that she was not sure if the nearest neighbor on the south side was 200 feet away. She indicated that she believes the applicant was saying that they were looking at Weymouth Court, but she does not know if it is closer across the other side of the street. She stated that staff can certainly calculate that. Commissioner O'Connor disclosed that he also met with Mr. Hirst and went over the property. He stated that when he first looked at the property, located at a major commercial intersection with as many cars as go through there today, his first take was that he really did think this was appropriate. He indicated that he did not expect to see so much opposition in the way of letters and showing up here tonight. He added that he was not aware at the time that he visited the site that there was actually residential close to the site. He noted that he realized there is a little bit in the back and then it opens up beyond the school; and on the opposite side of the street were apartment buildings and maybe condominiums and townhomes. PLANNING COMMISSION MINUTES, September 25, 2013 Page 12 of 45