##VIDEO ID:2nkjhssfwe4## e good evening I will now call this meeting to order first order of business is to adopt the agenda for tonight's meeting Commissioners is there a motion to adopt the final agenda so move yeah motion you get a second second motion and a second all those in favor I OPP thank thank you the motion carries our next order of business is to adopt the minutes from our December 17th 2024 Planning Commission meeting Commissioners is there a motion to adopt to approve the minutes sh mov yeah motion second yeah second all those in favor I thank you the motion carries we'll now move on to our discussion items our first item tonight is item 3.1 consider a preliminary plat conditional use permits rezoning and comprehensive plan Amendment for quick trip this item does include a public hearing I will now turn it over to city planner Brian McCain for staff presentation and then I will open the public hearing for those in the chamber this evening that wish to speak on the request thank you chair and Commissioners as you noted we do have a preliminary plaque conditional use permits resoning and comprehensive plan Amendment request for Quick Trip you're all aware of our platting process as part of the first step they required to have a sketch plat which occurred back in August of 2024 uh and then now they have submitted for the preliminary plat where the major entitlements are granted like the cups or any variances that would be required and then they will move on to final plat after preliminary approval as I mentioned it the sketch plat was reviewed back in August the plan commission noted some concerns about traffic for the area with development of the Quick Trip site as well as water availability uh with the completion of well number six and as well as annexation procedures the city council also reviewed this back in August and they had questions regarding the convenience store amenities they also Express support for comp plan Amendment and the rezoning requests uh they also had questions about the approval process and construction timelines so for the location and area it's one parcel west of County Road 11 North of County Road 10 and and south of the railroad and Victoria Ridge Development the total parcel is about 48 acres in size but the project area that we're looking at this evening is really secluded to this about 4 and2 Acres on the northeast corner within that area they're proposing an 11,000 square ft convenience store with gas pumps and a car wash the existing conditions of those four and a half acres consist of vacant Farms with some fields uh there aren't any trees in this area so they aren't required to go through any tree preservation requirements during this phase um and there is a 125 ft wide power line easement with some transmission lines running uh somewhat parallel to the site just to the south of it looking at the land use review we'll be looking at all the applications that I mentioned at the beginning of the meeting the resoning request includes resoning from agricultural to our C2 Community commercial district and the cups are for the accessory Car Wash and gas pumps so here is the preliminary plat that was submitted they have a single lot and block for the quick trip site with the remaining area ploted as an outlot uh the majority of the site and the project area is outside of the power line easement they have a slight portion of the future Road Extension shown within that easement um but they also are proposing private storm water facilities and those would typically belong on a separate Outlaw if they were publicly owned and maintained but since they're part of the private development they'll remain within the site on the lot and block then looking at the site plan that was submitted they're proposing 10 gas pumps located here with a car wash on the North side you would come in from the left and then turn into it heading east and then exit back through the site from there they're also proposing 64 parking spaces uh with two full entry access points one along Ridge View Boulevard and then one along what they're temporarily calling Road a which connects to County Road 11 Victoria Drive just north of those transmission lines the comprehensive plan amendment that they submitted would be to change the guidance from Flex employment this purple area that you see to our commercial which is the red our Flex employment area is more typical of like a business park setting where commercial designation is more fitting for a a gas station or convenience store and then just to note surrounding areas they have the Victoria Ridge Development to the north with the high density um and then other areas of future commercial Flex employment and open space in the light green and then for the rezoning as I mentioned they are proposing to change it from agricultural to C2 the annexation request occurred with the sketch plat back in August so it was automatically established that agricultural zoning and they're proposing to change it to the C2 District when evaluating the bulk standards for this uh you can see in the table below they are meeting all of our minimum requirements or exceeding them by a significant amount and then also just to note this is the first commercial development in our South growth area and also the first to utilize our new C2 District that we approved late last year looking at the conditional use permits that I mentioned they're required per our code for accessory car washes and gas pumps uh they appear to be compliant with all of our general conditional use standards as well as our specific conditional use standards for gas pumps in our code and then here are those General conditional use standards that we've talked about previously uh such as consistency with the comp plan uh health and safety concerns traffic concerns public infrastructure screening Landscaping all the things that we took typically look for in a development they seem to meet all these standards then we'll move on to the site plan we'll look at parking as well as access streets pedestrian connections Park dedication Landscaping one thing that we will not be reviewing tonight any architectural lighting or signage plants that will come with a final plat and building material application uh which was not part of this midle this evening so looking at the parking section 20 of our zoning code regulates um minimum parking requirements so for retail stores and service establishments they're required to do 3.6 spaces per thousand square fet of retail area that comes out to about 41 parking spaces for them they're providing 64 uh spaces shown within the red rectangle here they're also compliant with our minimum Drive aisle and minimum parking stall dimensions they also did provide a truck turning radius uh exhibit so that you can see site circulation for a large vehicle coming through the site off of 11 and working its way through uh the area so there is sufficient length for a vehicle to make those truck radius turn movements looking at the access and streets as I mentioned they're showing a full access on the Ridge View Boulevard intersection on the on the west side as well as full access uh with Road a on the south side we do have some general concerns about that regarding incoming traffic from Victoria Drive uh into that site staff's preference would be a right in only similar to the Waconia site off of County Road 10 if you've been in that area and then they also have a full access intersection at County Road 11 here with one entry Lane and two exit Lanes so left turn out and a right turn out they also did provide a traffic study with this application which looked at um the development to the north this buy other section here as well as the Quick Trip site and the total daily trips generated so uh looking at about 4350 trips generated daily from the the Quick Trip project now with all these other uses that they're showing here they're all speculative but if all of these were to build be built out in the remaining areas in that commercial area um it would generate about 185,000 daily trips with the traffic study that was provided they recommended a right turn lane into the Quick Trip site along County Road a or not County Road a road a my apologies um so that right in only that I mentioned they're they are also recommending a right turn lane for that and then no recommendations were provided on the road a and County Road 11 intersection looking at The Pedestrian connections and park dedication so they do have sidewalks shown along Road a and Ridge View Boulevard highlighted in blue as well as a sidewalk connection into the site from Ridge viw Boulevard highlighted in red and then a future Trail along County Road 11 highlight and green and then our Park dedication requirements they're required to do 5% of the total area in dedication so that comes out to a little over a fifth of an acre or about $23,000 uh the parks and rec depart or Recreation committee did review this during their meetings back in August and they suggested cash for the site but also consider a park within the South growth commercial area as a whole then finally for me Landscapes and buffering um so they did meet the minimum requirements for 30% open space as well as plantings for every thousand feet of open space consisting of One Tree and one shrub um and then Boulevard trees with correct spacing requirements between 35 and 45 ft all also note that during the future site plan and building materials review we'll need to see some Foundation plantings as required by our code they also did have one Island uh within the parking lot that does not have a terminal landscape tree and the 30ft buffer is shown on the North side between the R3 use and the commercial use but uh there's a possibility that this could be reduced in the future with Council approval because the fire department has requested a full turnaround for the building so they want some additional pavement on the North side for a fir trck to be able to access all points of the building with that I'll pass it off to Cara for a bit good evening chair members of the Planning Commission okay so um I'm going to move back here a minute so um Brian already covered um sight and traffic and access within the site specific to um the Quick Trip site but I want to cover just take a couple of slides to speak a little bit more broadly about how the Quick Trip site fits into the overall Corridor of the area just to provide a little bit of context because we're dealing with um the first real commercial development within the South growth area um so the Quick Trip site is located here so we some of these slides are going to orient Us in different directions so the railroad tracks are to the left on this picture to the right is County Road 10 and Cony Road 11 is um running left to right on the page above up um so this is the um really just a ghost plan that you saw at the sketch plat review that the developer had put together not necessarily to show specific uses for this property but really to help give an idea of what potential uses could be on the property um and I I did want to just show this here again to really let the Planning Commission and then ultimately the city council also know that um as the city's been planning for this area we've been anticipating what potential traffic uses would be for this area south of the railroad tracks really all the way through various comprehensive plan updates and that information has been utilized by both the city and Carver County as we've been planning for improvements to both County Road 11 and County Road 10 so a corridor study was completed back in early County early 2020 for both County Road 11 and County Road 10 that planned improvements for both corridors um and specifically what you're seeing on this graic here in red um the developer was provided the line work from the County Road 11 Corridor study for what the plann improvements um ultimately are going to be on 11 which essentially if you take a look at what was constructed by the hunterbrook development that you see out in the field today where you have a concrete median um running down the length of the road and a trail on the hunterbrook side of the um Street those improvements are planned to continue all the way down to the intersection with County Road 11 um so those are the planned improvements for the um Corridor um I am not going to spend a lot of time on this graphic some of you have seen versions of this through various presentations that I've given but there are this is a graphic that's showing a big portion of Carver County and all of the very many Transportation projects that are planned within Carver County over the next five years um the project that I just described um that also includes improvements on County Road 10 is currently planned for 2028 um so the county recognizes the need for improvements to both County Road 11 and County Road 10 to accommodate the growth that's happening in chasa Victoria Carver and Waconia um and has programmed those improvements for 2020 8 and a big reason that they're not scheduled until 2028 is because we can't have improvements happening on County Road 10 and 11 when Highway 5 is closed in 2027 um so these roads are all going to get upgraded to accommodate the planned development that is happening but can't happen when we are having Highway 5 under construction so um the Developers for both the Victoria Ridge project that the city has already approved and the developer for this project and specifically the quick trip quick trip project have been working with Carver County to determine um what would be the appropriate level of interim improvements to occur to County Road 11 to accommodate um their development in the interim until the improvements to to County Road 11 are completed with the median and so specifically for Quick Trip they will be required to construct a right turn lane into the site and a full left turn lane into the site so they won't have to build the median that you see um north of the railroad tracks but they will be required to construct left and right turn Lanes um to safely allow people to get in and out of the site um we are not going going to have them build the trail that they will be required to include in their project because if we had them build the trail today we would have to um essentially rip that trail up and rebuild it um so similar to what we did with the Victoria Ridge property to the north um they will have to provide us funds um to pay for that trail when we come along and have to pay to build it in 2028 um when we get to the final plat stage um so the other thing that I just wanted to then continue to say is that the access location that you're seeing on their plans is consistent with what was shown in the corridor study um so that Corridor study did go through a full process with Carver County to determine the appropriate location for Access spacing on County Road 10 um the access by quick trip is is considered to be the planned full access intersection on County Road 11 where the Victoria Ridge access is planned to be a right in write out only um in the County Road 10 Corridor study um that access was shown to be a write in and write out only the city of Victoria did not um pass a resolution of support for the corridor study on County Road 10 the city did not agree with the findings for access on County Road 10 um but at the time development was so far into the future that everybody decided that we would wait to resolve that disagreement until such time as development was more imminent um development is becoming more imminent so we are going to have to start working with Carver County to resolve that um disagreement with the improvements plan for 20128 the county will be initiating preliminary design on this project in the next six months probably and that'll be the point that we will have to start resolving um access on County Road 10 um as we work through the process so um the plans and the preliminary plat package have been submitted to Carver County for review it has also been submitted to the city of chasa for review um because the uh while the other side of the street um is uh not in the city of Victoria it will be the city of chasa so Brian will cover that on a future slide so um the last thing I wanted to say about this intersection is that at some point when this um area becomes fully built out it's possible that this intersection could meet warrants to become signalized um at a future date once it's fully developed moving on from traffic then um Brian did already cover St water management but I'm just going to highlight a couple of things um this is in Carver County wmo so the storm water management for the site will need to meet their rules um Brian did touch on something that's a little bit different because we're moving into a commercial area um so this um storm Water Management Facility shown here within the Quick Trip site is collecting all the drainage from this yellow area so all of the site runoff from the quick trip site is Flowing to this Basin and that Basin will be maintained by quick trip typically in the city of Victoria in residential neighborhoods the city maintains the facilities but when we're talking about commercial or institutional sites um the the property owner is responsible for maintaining those facilities they are required to have a maintenance agreement and they are required to maintain those facilities consistent with um the requirements that we have for maintaining them um but they are separated um the second facility that you see located uh under my mouse here um will take the runoff from the street um but they are locating it in this location um today but it may end up getting relocated as the developer plans the balance of the site so it may um get relocated once they determine um plans for the balance of the development which is not an issue for us um sanitary sewer and water will come from the north so um utilities are being extended through the Victoria Ridge site both a trunk sanitary water M will come through um Ridge viw Boulevard and will be extended to serve the entire development as well as the properties south of County Road Ted there you go thank you then lastly as you all know we do run this through a bunch of other City departments and external reviewers so we had our fire department engineering with Cara public works as well as Community Development we on the comments that were submitted to the developer on this project and then Additionally the DNR is not required to review it so they did not have to do it one of the few instances since about 75% of the city is covered in Shoreland area uh and then Carver County reviewed it because of the two adjacent County Roads and the Carver County W head man management organization that Cara mentioned and then this does require a public hearing so it was published in the um not Chan Hassen villager wakona Patriot on December 26th it was also mailed to Property Owners within 350 ft posted online and at City Hall we did receive one phone call with some general request or general questions about future development of this entire area and how that would work out and then an additional comment uh requesting consideration of an alternative access point on County Road 11 to lessen impacts on the chasa side of County Road 11 so as Cara mentioned uh there are some adjacent owners across County Road 11 on the chasa side they have concerns about the location of the access for the quick trip and how it may impact their properties so with that I do have some suggested conditions of approval they're all pretty standard boiler plate what you see with our preliminary plat submittals uh the only one that really stands out still until we get our permit for pumping from the DNR is well number six um Cara looks like she wants to say more sorry I forgot to mention that when I was on the Utility side well number six is complete now so we've made great progress since we talked about that last time so we're just working through permitting so it's still on here as a condition because that condition hasn't been met yet but we're not concerned about it anymore like we had been previously when I've been in front of the Planning Commission what is the time care time I can't answer that but I we're not concerned about it relative to this plat so so as a condition of that just in case it isn't they can't have installation of landscaping or use of the car wash because of water appropriation and then lastly as always any other conditions that the planing Commission or city council would wish to include with this requests that are reasonable for the site uh since they are requesting conditional use permits as part of their request with that I have some sample motions for you on the screen uh I will just note if you are recommending to approve that you specify if you're agreeing with staff's conditions or if you'd like to include any additional conditions or if you're denying you need to clearly State why you are denying it and how does how it does not meet the zoning code requirements with that I'll stand for questions and we do have representatives of the application in the audience this evening thank you Brian uh does the applicant wish to speak tonight at this time good evening Commissioners Pat Rossy with tradition development I think staff did a a nice job of our uh development plan here and we're excited to get the first leg in out on our site so um happy to answer any questions that you have and quick trip is here as well so thank you okay thanks uh I will now open the public hearing is there anyone in the chambers this evening who would wish to comment on this item hearing no public input Commissioners may I have a motion to close the public hearing make a motion to close the public hearing second motion I second all those in favor I opposed thank you the motion carries the public hearing is closed I will now open the floor for the Planning Commission to discuss Commissioners any questions or comments I got a question probably for the quick trip um good evening commission my name is Lisa Watson and I'm the Quick Trip real estate manager for this project okay thank you um water is always an issue in this city um and car wash is how much water does Car Wash use on a I know it depends on demand or whatever but is are your stores like recycling any of the water or re doing anything or does it all go into the storm system so good question on amount I would like to be able to get a correct answer for you on uh what that amount looks like just from a gallon standpoint what is typical use um this is probably going to be a very typical use because of the amount of residential um going to and from on these County Roads uh to your community and to the other communities um we have done some reclaim systems um but we typically do not um because of how our systems work but again I can get you more information um in regards to that system from my star engineering project manager on this than my other question I know we talked about they brought up the wakia store on County Road 10 how's this compared to the one in Carver also that's down County Road 11 from a use standpoint commissioner traffic and use use um thinking or anticipating yeah I think it'll actually be more uh than the current Waconia um and Carver store um just because one of how Carver sits off a little bit more off the direct traffic Route um wonio is ronia is just building so we're not even to what we would call a mature state yet for that store so our numbers are still growing so we'll have probably a better idea in the next 6 months uh to a year when we see the volumes at that store but it typically takes us two to three years to ramp to what we call a mature store number um just because people are still figuring out their traffic flow still figuring out like where when did they use it um and so it takes us a while to ramp to what we would consider full usage numbers is this a larger storage this is this is this is what we call a gen 3 store for us it's our newest greatest store of 95 a 9100 Square ft um which has an expanded grocery to it it has an island of produce it has a sitting area in it for people to be able to sit at which actually fares really well with the community that's going directly around this um for people to be able to walk to or bike to um and it also has expanded grocery so like meats and refrigerated items and Grill items and things like that I have a question for you is this um uh the orientation um what's the current proposed orientation I saw a couple of different ones um is this one on the screen the current this is the current proposed um one of the the big reasons why and you guys will start to notice this now and I pointed out when you go to a quick trip our goal is when people pull in there is not a lot of driving around our parking lot to get into the gas pumps it is we want to align driveway with our gas pumps so that people go directly into a spot and aren't creating extra Havoc of driving around and you will notice it on some of our smaller sites where um especially when they 's not a lot of Drive VI that things tend to get congested and we like our our pumps directly in front of our main entrance and then driveways typically on a on a plan like this we would actually prefer two driveways one on the right side of the pump area to line up and one on the left side so that you have two access points in front of the pumps um the width of this does not allow it um it also has to do with the grade of this site um we had to play around a lot with the grades that are at this location and so that is why you see the orientation and the question the question is really because of the curb appeal or non appeal from the main road on Victoria um being up close to the to the side like you know just thinking about dog walking and Avail like the the pond and yard and and green that would be there I don't know how visible it' be and then having the car wash face the development to the other side I'm sure you guys have considered all that but we have the dryers so the dryers right now are towards County Road 11 so I believe the drive lane yeah Brian it's on the left people enter from the left correct and are driving out towards County Road 11 so that the dryers are on that side our goal is never to face the dryers toward potential residential so the dryers are facing County Road 11 so that the noise when the dryer um garage door is up it's coming out that way instead of coming out into the actual development side and with the amount of Trees and Landscaping we have it's going to you're not going to hear it anyway um you're actually going to hear probably County Road 11 traffic more than the drive in regards to the orientation of the store um I will be showing and I can show renderings but both sides of the store are full brick with mostly glass um and because we have an entrance on the County Road 11 side with picnic tables it looks almost identical to the front of the store so the sides really mimic one another and are nice looking because we are providing what we call two vestibules at this location where we basically have two main entrances then one more question do you is there there's diesel fuel in the on these pumps and then EV charging stations there's um diesel on the end Yep they're going to be on the end caps of the two end rows of the pumps and then um I do not know if this one has EV stations yet we are actually in the process our whole company is in the process of adding some significant e Chargers uh first to the main freeway locations and then slowly as we get grants we are adding to the in town um more residential areas sorry last question what size do these gas stations have to be before there's a separate diesel in andout or side what really dictates that for us is traffic and size of lot so for example um a typical lot this is four acres we'd probably need five to six for a side diesel canopy and then what we look at is we look at the total traffic count um we do realize that Highway 212 is very close to this um and then we look at what that traffic count on 10 really the truck traffic potentially is on 10 and 11 um I did not think of it for this site because of how much residential um is going to be in this area and knowing the chasa side is zoned residential on both sides so both corners of this Cony Road 10 and 11 are zoned residential for chasa um so we did not consider side diesel here so we look at it but we feel um based on size of site and what we feel would be the best offering for the community I have a followup question since you mentioned 212 I just thought about this now when you guys did the corridor study or I think Carver County did the corridor study um are you guys planning to add you know you're driving on 212 are you going to add like a hey quick trip sign half mile this way you know what I'm saying like on highways typically you see that and is that factored into the larger traffic volume that we're going to expect in this area I don't know if we'll add a billboard like a billboard sign or on the blue highway signs there might be a quick trip sign on there um but I don't know it depends if there's room on one that's always deter uh a big factoring if there's even room on one of the highway signs for us um and two because where Carver sits and Waconia sits um we know people are already traveling this Corridor so I don't know if we'll need a lot of marketing because I think once people figure out where we're at um we may not do any so just kind of depends on the on what we see I take that angler exit every day and I can't think if there's a blue sign there I I can't recall either now that you say that I don't think there is yeah and it might be something that with the development might get added because of if there's another fast food provider or another whatever provider may say hey we want a highway sign and we're going to make it this big because they might put in a requests later on and this might be more care I don't know that might be more directed towards you guys I don't know if that's fact into the study if all of a sudden all we're looking at is community but now we've got people just driving to2 and now they're like well quick trip that's my preferred I will tell you this off of it um I'm trying to find another location along your 212 Corridor so that doesn't happen yeah so um I will say because of how I just was explaining coming out here tonight it's bumper to bumper um I'm trying to find another location along the corridor because it warrants it yeah the the other thing I just I and I have I'm not a site plan designer but that exit of the car wash in the back it's not the back it's the back from the entrance point in the corner where you exit the car wash and the this parking all is happening it just seems pinched well if the if the fire department forces them to put yeah they're going to have another we're going to have another we're going to have another um would you then turn around to the car wash and and do a loop to go back out that way probably if I was was if I was washing my car what's your turning radius in that truck we'll look at it if if if for some reason you guys have a recommend that the Our concern always is the constituents and the the drier door being open and that's why we try to face it where there's already noise because our goal is not to force it into what's already uh happening in the development if you're trying to force all the traffic if that entrance off road a is going to be a right in only and not right in right out in order to come back around at some point you're going to be all exiting out to Ridge ridg viw Boulevard I will say that's my thank you for bringing that up Jared actually commissioner because one of the variances I would like to have you consider is the on road a that right in either be a right in right out because of the amount of traffic that is now going to be forced to go up to the north exit um so I think you know the traffic study itself said there was no issue with it being full access down and it will create um some excess traffic if everyone has to go up to the north and can't do a right out of that first driveway I think once it gets developed the whole area gets developed that would be probably something in the future you know with quick trip there by itself it's probably fine it's not yeah yeah um but once the whole area gets developed it may be something we take a look at yeah I think that's my concern with traffic in that area is when the full develop is is there like what proposed now like we really need to get in line with the county on that Highway study because I just I feel like how it is right now is not going to be conducive for the amount of traffic that's there today and we're going to only add more traffic by blowing this area up which it needs I'm not saying the growth should be there but the roads need to be able to to to suit the traffic that's coming I will say that the right turn lane into our store that's requested will help a lot yeah um I don't know again I've done enough stores to know that that right turn lane helps a ton into the store so that will keep that area itself very uncongested because you have people in a right turn lane and not in the flow of traffic going into the development are you taking a right turn lane off of County Road 11 no I'm saying they're actually requesting and correct me if I'm wrong Brian but there's a right turn lane into our store on road a correct correct mhm so there'll be a right turn Lane Brian both places both places yeah to help with that yep just one follow-up question and I'm glad you're thinking about drri noise um given that the U residential development will be directly AB budding to the north um if the fire department requires that the burn be shrunk are there other noise mitigation things that can be done for those people so that the dryer isn't really going to be an issue or are you concerned not concerned about that we're not concerned typically the trees itself on the berm and whatever is there helps a lot with that um I actually again the traffic on 11 itself is going to be louder than what you hear coming out of the dryer um we do a very good job of the dryer's got to work but it's not one of those potential ones you guys might see at Tommy's or crew or where it's super super loud our dryers are not as loud as that um so trees and the amount of trees that are there will help considerably with that buffer and because we sit lower then what's there that's also um part of that noise um control just a single car yes yeah single car no I was just wondering if I mean like Jen Hassen has two car washes or two bays or whatever I was just curious if it's a single or da we show just one right single yeah and I think that's why part of um part of us when we do a site plan we try and leave room for potential expansion potentially um so I think it can be taken under consideration but again we want to see knowing we have Carver and knowing we have Waconia we're already um because we are in the area we don't want to deter people from stopping at Victoria if they can if they're going to stop at wakon or Carver anyway um what is the elevation difference from I mean it's not it's a Farmland so is there a large elevation difference from North Northwest South East D do you want to speak to it's on a hill for sure I think that's like the the only reason I so I that page 81 of our packet I mean I think the reason I I bring it up is I think that that uh that orientation just because you get your two driveways you get access to the pumps you don't have to make an additional turnaround because ABS the road the fire department has access I just to me it looks a lot more logical uh I don't know you have that Brian or not but yeah I'm curious why I was abandoned the previous site plan well I don't know if that was the previous site plan I assume it was if it was in the it was an initial but again part of it is done without really taking grades and what we're dealing with from a grading standpoint and what the natural flow is um and that's really what it came came down with my store engineering designer and civil gets into this they take that all into consideration so we use an outside civil group to design our our sites along with our store engineering project manager um and the VP of development for us has 30 years with us who's done probably I would say 90% of our store development and so they really look at the grades and how this has to lay out and how much grading and the natural flow of the land so Dave I'll let you to good evening I'm Dave Nash with the lion engineering sorry it took me a little while to find my grading plan but so the layout came mainly from fitting the building in but we knew we had to put a pond in does slope from east to west the our intersection is about at a 980 where we tie in cting Road 11 the building's at a 969 so we're 9 ft below the road there and but we meet the city requirements for the grade on road a coming into it and but it does it it's like Lisa said it sits down below just we had to balance the dirt and get dirt to work the other part is we we go off a great elevation between pumps and store front of site and Dave correct me if you remember what Emily said but I want to say it's 5% grade so I don't think it's that two two or 3% ma two or 3% is maximum the grade so when we started to look at the other layout it was significantly more anything else Brian do you have the development to the North picture where that L on top of it almost Victoria Ridge yeah I have the sketch plat which this that's that's the one I'm talking about right yeah um CU is the build is that corner building by others is that the building right next to it is correct yes so this would be the apartment building for Victoria Ridge and then this is the Quick Trip site they're showing a different layout here because this was what was submitted with the sketch plat so imagine the site that we have been discussing this evening overlaid in this green area uh the apartment building just to the north of it okay I was just trying to figure out where the apartment building located if it was away from it or right next to it just on the north side of the BM but they can't do that pond well I can't doesn't make sense to the pond there because it slopes away yeah that was before we you have to did that lay before we before they asked us before they asked us like what is what do our grades look like what do our slopes look like what do I mean we have to take all that into so that was the initial and I would have loved to have said that's what works but I'm fighting a civil engineer group and all the designers saying Lisa that doesn't work um Brian maybe this Brian does this does signage come at final plat can I ask questions about that or yeah absolutely um you can ask general questions about we don't have any renderings in front of us this evening um so we that's fine I I can I'll save it I'll just save it then okay sure okay any other comments questions now there were um of course one of the things we always want to do is be a good neighbor and what what was some of the um some of the phone calls has there been any feedback you know certainly no one yeah just two general questions uh the first one mostly having to do with what was going out in this area not just quick trip but what could the entire future buildout of that commercial area look like uh they're also pretty knowledgeable about other developments in Victoria so they're asking about housing projects north of the tracks things like that so just general development questions around them they didn't really seem to have any specific stance on the Quick Trip project itself and then the second question didn't seem to have any concerns with the project on the whole they just had concerns about the location of the access point uh in line with the transmission towers I I couldn't gauge exactly what they were hoping for I'm assuming they want it placed further south along County Road 11 uh but I can't be sure excellent yeah because it you know it certainly is up to us to do the preventative so that we keep the neighbors happy at the same time um the um um yeah you know I mean I I I look at um you know car had certainly certainly dealt with the um the uh traffic and a potential signal at on uh on uh Victoria Drive and that would that would seem as though you know not too many years in the future um that that'll be a necessity and I think the parking um there's never there's never a an abundance of parking but I think you're you're way over requirements so um good work on that thank you any other questions I get a motion I would uh go ahead and move that we recommend to the city uh Council that we approve the request for a quick trip 1792 with the staff conditions second motion and a second all those in favor I oppose thank you the motion carries second item tonight is item 3.2 consider a rezoning for Victor Toria commercial this item also includes a public hearing I will now turn it over to city planner Brian McCain for staff presentation then I will open the public hearing for those in the chamber that wish to speak thank you chair and Commissioners somewhat related to the last item we just looked at the remaining area of that parcel is what we're calling Victoria commercial uh so those remaining about 44 Acres on the site uh the request this evening is to rezone the remaining acreage of that parcel from agricultural to C2 commercial as well uh as noted in the last presentation this de potential development with no specific uses attached was reviewed back with the sketch plat in August 2024 uh same area and location so County Road 11 is just to the east it's north of County Road 10 South of the railroad in Victoria Ridge as I mentioned the total parcel area we're talking about is about 48 Acres but they're talking about resoning the remaining 44 Acres that are shown UNH highlighted in this area existing conditions uh for the entire site there vacant farmlands a very small portion of wetlands to the South with that transmission 125 ft easement here going through the site as well as a small cluster of trees towards the southeast corner and some property elevations about 40 ft up and down throughout the site so the resoning request the property itself was annexed in August of 2024 with that sketch plat request uh agricultural zoning was automatically established proposing to rezone the remaining area of that parcel as I mentioned so we're talking about everything outside of the Quick Trip area as noted earlier as well they do not not have any proposed commercial uses with this request they're requesting this without any specific projects attached to it I I just want the planing commission and city council to be aware that rezonings are discretionary so if the city does not like the design or propose use of a project that comes in we do not have to approve a rezoning uh if the area is rezoned any permitted use meeting our zoning code requirements within our C2 District must legally be approved so it's already guided a certain way so we lose the authority to uh rezone projects as they come in if they're already rezoned by the time the project comes forward so if it's approved uh land use applications would still be reviewed by the plan commission such as any future preliminary or final plats that come in any conditional use permits that are necessary uh we just lose a little bit of authority to say no if we don't like a certain product um business use that comes into that District so with that we do have a public hearing this evening for the item as I mentioned earlier it's not the Chanhassen villager that's my fault again it's the wakona Patriot that it was posted in on December 26 mailed to Property Owners as well within 350 feet of the development and posted online and at City Hall and then I do have some sample motions for you on the screen and representatives of the application are in the audience again this evening thank you Brian does the applicant wish to speak on this commissioner Pat Rossy with tradition development the purpose here is just to get the property Z from a to commercial we're marketing the property and you've seen some concepts of potential uses there that uh We've developed with with our colleagues at tradition commercial real estate so we're just we're just hoping to get it prepped and and more marketable and you know as far as the the uses go we're going to work with the city staff to develop acceptable uses so we we don't um we don't think there's any problem there we don't have any intended uses or buyers coming right now but we're just intending to to continue our marketing and then possibly in the months to come to to come in with a with a greater overall grading plan to to again help with our marketing grade the site out to to have it look more buildable to potential end users so just a step in the process here quick question sure uh can I ask a question now go ahead all right um are you guys planning to lease the land or sell off Lots we're planning to sell off S Lots yeah correct thanks thanks man uh I will now open the public hearing is there anyone in the chambers this evening who would wish to comment on this item hearing no public comment Commissioners may I have a motion to close the public hearing like to make a motion to close the public hearing motion can I get a second I'll second motion second all those in favor I oppos thank you the motion carries I will now open the floor for the Planning Commission to discuss any questions or comments like a general can you go back to like the site plan what's up with that little sliver in the top Northwest there oh this PC yeah um to be honest with you I'm not quite sure is that just like a bad outline or is that like actually that is how the L and actually goes so if I go to the larger map it it doesn't reflect it because the Count's typically a few weeks behind uh but the entire piece does jog across the railroad and come up here but this northern half has since been split from this lower half and actually interest the legal description for that parcel described it as a cart path okay so I think it was a cart path for them to get across the railroad up to the other piece of property I think could answer for Pat the intent is there'll be an outlot and hopefully when someone develops that property adjacent to it they may have a use for it there's no use for our property yeah right now I figured you guys probably can't develop that I guess Brian does that present a challenge later when that other lot goes to get sold if that doesn't go commercial and that stays residential or whatever are we going to have to like and then someone buys that ladder they going to have to come in and jump through a bunch of Hoops like that's my only concern gotcha uh chair and commissioner none that I can think of I'm I'm guessing the way that this will develop out is they'll probably split it off here and just make this and out lot for uh development for this potential parcel in the future to acquire it's not a significant amount of land so I I would think they would be interested in it to get a little bit more acreage for whatever ever possible projects occur out there in the future I don't think it will be any significant challenge okay thanks I have a question for Brian um one of the renderings showed potential residential uses senior housing or high density residential if we Zone the C2 does that preclude or require a future zoning change that does not those are all speculative uses that they have on there uh they will have to abide by what our zoning code allows I off the top of my head I don't believe rc2 District allows senior living as an outright permitted use it might be conditional I can pull up the code uh in the meantime if any other Commissioners have any other questions I could help answer my only concern is not to foreclose other potential uses like high density housing yeah I know that is either a permitted or conditional use I know for a fact that we do have that listed as an allowed use of some sort in our C2 District high density I just know high density yes correct so yeah so here's our use table um this row this column right here the third one in is our C2 District so looking at that uh retirement housing conditional um multif family condos apartments conditional mixed use conditional so we do allow some sorts of high density product I don't know that Senior Living exclusively would be an outrighted permitted use though so they would just from like uh nuts and bolts they would just have to come back and get a conditional use permit if they decide to do that got correct yep which would go back through you guys and city council for approval um I know going back six years when we were talking about this area and they were trying to focus on what was going to be down there and and it was anticipated you know a lot of more big commercial or industrial commercial or whatever uh not sure if how much of that's still going around or getting built and if that's the plan but um that was when it was again Agriculture and account plan that was created was kind of that way um I just my personal opinion is just the fact that you lose control by resoning it if something else comes in or you don't necessarily agree with what's going in there like um you lose some control over what what can happen and what doesn't happen um in the area by committing to a zoning code at this point but I mean we can always Zone it I mean I I generally would uh to not give up rights that we have as a commission to approve or deny things if we um Zone it and something hits the zoning um we're not able to then say distract or say no to it um so just in in general practice I I I wouldn't want to give up a right or a piece of control that we had as a Planning Commission to steer what goes in that spot there's kind of a clarifying question that there was a a statement made about being able to grade it or would you be able to do that as a property owner now for the marketing purposes which would not again that would you could perhaps do that market it that way but it's getting to the point that you know our board is thinking about or commission is thinking about is not giving up rights of the city could you do those things without this change happening chairing Commissioners I I'll let Pat speak as well but I can jump in on this from a a city standpoint unless there was some sort of conditional use permit process in place to allowed Mass grading we typically don't allow Mass grading of a site for a development until they've received preliminary plat approvals for the site so but let Pat answer if he has anything additional on that well I would defer to your your knowledge there Brian I I think uh we've had basic discussions with City staff on that you know there's a lot of people that drive by it every day but as has been discussed here today it's it's a little bit hard to see the whole site there's a hill up on the County Road 11 side and you can't see down below so it's hard to visualize what could occur out there so we've talked in general terms with trying about potentially grading it doing a doing a um you know an overall grading plan that would create some roadway corridors and flat spots for buildings but I I I I know that we can't grade it unless we have a grading permit and how we get to that point we're going to have to uh defer to Brian and City staff so could they I guess Brian at that point could they apply then for a conditional use to grade the site that is what I'm looking up right now we have a slight discrepancy in our zoning code so I'm going to have to look at that closer and have some further conversations with pad on that I think will this affect the Quick Drip project I'm not sure if I follow without being able to grade the rest of the site oh no we we intend to just grade the the road rways the road beds and the Quick Trip site at this point and you know I better say the pond the secondary Pond to the west of the north south road yeah don't we need to approve a C2 zoning before the can go forward that was part of the that was part of the last item we've already done that yeah so two separate reasonings here for the Commissioners Quick Trip had its own resoning the remaining area here is the resoning we're talking about right now is the Quick Trip fully rezoned or is that conditional use I don't know if I'm saying that right does that make sense yeah sure so what it is right now is what we call a preliminary rezoning um so when they come in with the final plat and get the final plat approvals that's when will record or approve the actual ordinance resoning that piece of proper property once there is actually a legally described approved final plat consisting of the 4.37 Acres that's when we also have the ordinance that says this section of property has also been changed from agricultural to C2 does that make sense yeah I mean I guess like what we're trying to decide is do we want to give up some of what we've been able to do with the quick TR like we've seen quick trp like y this makes sense but rest of it I guess thinking future future not that Quick Drip is going to leave in the next 10 years but I'm going to say this as an example in 10 years if they decide to sell off their site it's already zoned for that and whoever wants to come in and buy it next can buy it so we've already lost that site so all we're really losing is who goes in there for the first time and we know businesses change over and stuff so like if in the end of the end of it we reone the whole thing to C2 and it makes it more marketable and attract Ive for businesses isn't that better for the community than having control over Which business goes in I I don't know that's where like my mind is going to is like all we're doing is delaying the inevit dep depends on the business if it's a business that doesn't fit with the Planning Commission we could we could um deny that rezoning and in this case if we zoned it already that way a business could propose something that checks all the boxes of that zone and we would have no we would have no stop right but again that business we we approve a business comes in and then again that same example 10 years later they go and sell we still don't have any control over that so it's only like a first time we only control that first one yeah that's right so that's exactly right that's my point try to get it right one you got one shot at it to get it right buddy all right that's fair I I don't know I I think I would just reiterate that the Planning Commission is excited to entertain ideas to develop the site in in line with the long-term plan um but my opinion I we'll have to see here is that uh I'd rather table this um than deny it um until we have an idea of what's going to go in there because the objective is marketing the land yeah at the same time and how do we do that and I think by tabling it I think we can we can then proceed with the uh what's presented to us yeah and potentially creates an option for them to still grade it with another Avenue without having to rezone it so if we table it that makes sense cheering Commissioners I'll just note that if you're considering going down the route of tabling usually you have to apply a certain date that you would review it again by with this type of project where we don't really know what's coming next it could be difficult to table it to a certain date um especially with than our 60-day 120-day review requirements I don't think it's likely Pat that you'll have a potential user within the next 60 days here um but always a possibility so I'll just note that tabling might not be the best option in this instance got it any other comments questions questions I have a slightly different view I I have no problem approving the C2 zoning with the understanding that we do have other zoning code Provisions that regulate the types of businesses that can go in there and I'm confident we would get a a view on the types of businesses that would go based on our plat review process so I I have less concern about that but um but I take your point that uh denying it at this point gives a bit more flexibility than not sure just just one comment in regards to the rezone um Quick Trip attracts other businesses and we have deed restrictions around our own business of what those businesses can be and we are very strict on what type of business that is so to help maybe ease a little bit of your mind of something that might not be appropriate for your community we already have that in our deed restriction in our purchase agreement um so and we have relationships with so many other developers and people who want to be near us because they know we create quality customers um so typically when I'm working with a developer as Traditions I'm giving them recommendations of what I feel would be good supplemental businesses for your community along with what's good for our business too and again we're very particular about what that looks like so just to maybe throw that out there thanks Brian can you pull up that ordinance page what is what are the permitted uses sure uh we can just start at the top here's the C2 Community um so looking at animal hospitals Automotive Sales indoor only um single Dealer Automotive Sales uh tobacco alcohol automotive services right yep Community Center convenience store daycare Educational Services entertainment indoor that's less than two 20,000 Square ft financial institution grocery store or Library um so like a lot of public Community Gathering type uses medical clinic for example um Municipal facilities Museum office and administrative Services 10,000 ft or less parking lot Public personal services print shops recording studios restaurants with indoor seating retail not large scale retail I I think it's a 10 or 15,000 foot maximum on that in our definitions uh multi-tenant retail and Specialty repair services so those are the type of permitted businesses that if this was rezoned they could come in and go through the preliminary plat process they wouldn't require any additional land use approvals other than their site plan and building design you you lose control of the permitted use of that site I get a motion can I ask one last question of the developer um P you know were we to approve is it the intent to start to grade that for the marketing you still know in 2025 were this to be approved zoning yeah we've had internal discussions about grading we haven't we haven't done anything other than a basic grid grade that Alliant has done for us to show how the site could balance so we don't we don't have any plans ready at this time we'd be several months out and we need to work with City staff to even see the mechanism to getting to that to do that okay thank you yeah they can go either way Brian last question if we deny this tonight can they come back in a year and ask for us to approve it then with some more clarity on what's going on they could come back tomorrow with a project I'll make a motion to recommend the city council deny the requested resoning for Victoria commercial got a motion second motion second all those in favor I opposed oppos motion uh carries uh six to one y um thank you uh that concludes our discussion items for this evening moving on to our miscellaneous section of our agenda are there any miscellaneous items from staff yeah uh just one thing we have our next meeting in two weeks during that uh we have a potential group home user that is interested in a zoning text Amendment and a additional use permit for a group home uh at the old Emerald Crest site out on Bavaria so that will be the meeting on the 21st and then also we are almost done with our first full draft of our zoning code revision so we're going to start officially talking process and timeline with you guys uh over the year to review that draft so that's all that staff has for you thank you Commissioners any miscellaneous items hearing none can I get a motion to adjourn so moved motion got you a second second it all those in favor I I oppose thank you the motion carries