##VIDEO ID:LU9FPynT7yc## e e e I gotta be quiet watch yourself lose 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 moved second motion and a second all those in favor I oppos motion carries our next order of business is to adopt the minutes from our August 7th 2024 Planning Commission meeting Commissioners is there a motion to approve the minutes no moved second have motion and second all those in favor I I opposed motion carries we'll now move on to our discussion items our first item tonight is item 3.1 discuss ordinance for conditional uses I will now turn over to city planner Brian McCain for staff presentation thank you chair and Commissioners as you know we're working on a potential zoning code overhaul but some of our current standards need immediate attention at our our last meeting we discussed fences signs and Commercial districts and tonight we'll take a look at our conditional use permit ordinance so our current language was last modified uh over 25 years ago in 1998 it consists of 13 sections it also has Provisions to provide for bonding and agreement for dumping um it does not address any specific Amendment procedures for conditional use permits it also has Sunset dates and annual review criteria with are not which are non-conforming with State Statute and uh denials for conditional use permits cannot be reviewed for a year after denial that is also non-conforming with the current conditional use uh statute language so for the proposed language we're uh showing clear definitions and intent and applicability and durations of conditional use permits formalizing the process uh which we enact today with public hearings ordinances and recording them uh creating a process for amendments and then addressing non-conformities and also providing a link to our Shoreland district for conditional use permits uh that are required within Shoreland areas as well so next steps for an ordinance uh tonight we are looking for feedback and discussion from the plan commission then we would move on to the city council's review after that we'll have a public hearing again with you guys uh with a formal draft ordinance similar to the one attached to the case and then city council would adopt the ordinance and we would be able to implement the new standards with any new proposed conditional uses in the future with that staff can stand for any questions you may have but really just looking for any initial feedback that the plan commission will have thank you Brian Commissioners any questions or comments I guess just what's your timeline on that one coming back to us so we are hoping that this could just be combined with the other ordinances that we've been working on as one Collective ordinance to make things easy instead of doing multiple public hearings with different timelines uh So within the next month or two hopefully yeah and so the updates I think reading were in reference to another example um so again similar to last time we talked about this are there any things you think that it's not going to address that you know we should talk about or in its totality is it improving on the things that are necessary the nonconformance with the state statute as well as address the clarifications in intent so there's nothing that we need to discuss Beyond those and Commissioners I don't see anything immediately that needs attention in this draft but when zoning code overhauls are done things tend to pop up and need revisions over time that just tends to happen sure yeah what's the uh I guess when you change an ordinance is there what's the window of for developers like is there a 30-day window you know as far as what's in the works or coming or how soon do they take effect as far as down the road yeah um depends on the ordinance and the city back in uh my former position in Ramsay I know it was 30 days after adoption of the ordinance um I I think the same standard applies here but we've been implementing them directly into the code after adoption and after they're published in the local newspaper so that could take an additional week or two for notification that an ordinance has been adopted uh so I would say between 14 and 30 days no I think the ordinance is well done and since we're not in Conformity with state law currently uh my only input would be to accelerate adoption of this change as soon as we can uh I think the developers would welcome the changes they're more flexible they provide Sunset provisions and it it makes a lot of sense so the sooner we can get it done from my standpoint the better are there any projects going through that are directly impacted by this to that point even not at the moment so so we have some applications were reviewing a sketch plat this evening they will likely need a conditional use permit if they move forward with a preliminary plat submitt uh based on their proposal uh and the requirements of our proposed commercial districts that we have right now this is all speculation we haven't adopted these ordinances yet so um that's a potential current application that would have to abide by these new conditional use permit standards any other comments discussion Commissioners hearing no more discussion this request does not require a formal motion tonight so we'll move on our second item tonight is item 3.2 developmental development updates I will now turn it over to city planner Brian McCain for a staff presentation thank you chair yes at the last meeting uh you had asked for updates on some of our recent projects and staff suggested that might just be easier to bring forward a map to bring our new Commissioners up to speed as well as reminder for our our previous and current Commissioners to understand where these projects are and what the uses are so looking at our Central business district we have five projects in this area uh on the starting from the West there's the Amira project for 147 senior living units and two single family units they did have their preliminary plat approved last July uh final plat is anticipated soon but they did just receive another extension from Council a few months ago on their preliminary plat approvals uh so I would expect possibly sometime in the spring we might see them come back uh downtown west uh that has also Reed final plat approval for the 145 unit apartment building then moving on to the Roars project a little further down Highway 5 as you all are aware they're under construction right now they're working on the third story of four if you haven't seen it yet uh the vet clinic is also underway with their project along stiger Lake Lane uh and they've got their site plan and building material application and their conditional use permit approved and then Hometown Bank uh they are working on a revised preliminary plat application based on the last review that was seen by you all uh what I'm calling the Victoria East area we have meline Trail which in the 2024 areial you can see is almost entirely developed I think they only have another house or two under construction out there uh brookmore the Lenard development is moving along all of their final plats have been approved so they're under construction as well and then recently we saw the fire station proposal uh they got their site plan and building material application approved as well moving on to Hunters Glenn along Marsh Lake Road they received their final plat approval for 21 single family homes and then the shores of Marsh Lake development had 42 single family homes approved uh both of those are also under construction at the moment and then moving on to our South growth area there is the hunters Brook development in red for 155 single family lots along with that there's the huntersbook Creekside development for 81 single family homes they are currently still waiting for an approval on the conservation residential district we talked about a few meetings ago uh but both of their plats have been approved contingent on that compl plain Amendment so once that amendment is approved they'll be able to move forward with construction uh the marsh Hollow development uh also has all of their plat approvals they've finished the single family rental homes and are constructing the town homes on the North side uh Victoria South had their preliminary plot approved back in May for 137 town homes and a 144 unit apartment building they have submitted the first edition plat application so that will come forward at our meeting on September 3rd uh Victoria commercial is a sketch plat that we will be reviewing this evening and the West Creek Village was a sketch plat uh that you saw at our last meeting or the meeting prior to that I think our July 16th meeting for the town homes and single family development from lenar so that's that's just a general update for you all and give you some area context with some maps so if you have any specific questions about that or any update that I forgot feel free to reach out and I can give you the updates thank you Brian um Commissioners any questions or comments super helpful thank you just a lot of activity going on definitely hearing no more discussion this request does not require a formal motion so we will move on tonight if IAL item for discussion and action tonight is item 3.3 consider a sketch plat and annexation for the Victoria commercial this item does include a public hearing I will now turn it over to city planner Brian McCain for our staff presentation then I will open a public hearing for those in the chambers this evening that wish to speak thank you chair and Commissioners we have received a sketch plat application for Victoria commercial which will be a commercial development uh the sketch plat process is to receive initial feedback from the Planning Commission city council so uh no approvals or actions should be taken tonight regarding the sketch plat but we will need a recommendation from the Planning Commission on the annexation piece which is the public hearing component uh the sketch plat process though is to provide guidance and assist them with any subsequent preliminary plats site plan or conditional use permit applications for the location and existing conditions the parcel itself outlined in blue here is approximately 78 acres in size they're looking at just about 48 acres for annexation with the remaining 30 uh acres for the West Creek Village Development which we reviewed last month the property is generally flat vacant Farmland uh there are are some overhead power lines which I've highlighted in the image on the right that run through the site it's also north of County roow 10 angler Boulevard and west of County Road 11 Victoria Drive so here's the sketch plat that was submitted uh we want to focus mainly on the green parcel here consisting of 4.26 Acres this would be a our first South growth commercial user proposing a convenience store uh with gas pumps and then the yellow parcel just to the South is another potential user that might be coming back to you soon they are considering a five-story mixed use building with some commercial and approximately 200 apartment units uh the sketch plat also shows a road network with the collector Road extending from the Victoria South development to the north to come down and connect to this road B uh which extends from County Road 11 and then also comes down and connects to this road C which connects to County Road 10 uh the remaining uses that you're seeing here are just speculative we're not asking for feedback from the Planning Commission on these uses or Parcels uh since all of these are unknown this we really want to try to focus this evening on the road Network and the two potential uses uh that are coming now looking at the comprehensive plan this property uh the northern portion of the site the two areas that I just mentioned are guided for Flex employment in our comp plan our commercial District does allow for 30% of commercial areas for high density residential between 24 and 50 units per acre and our Flex employment areas should really be for high paying uh high quality Jobs business park setting so think data center or manufact facturing typee uses uh there's also a small area of open space on this parcel on the south end so with that a comprehensive plan Amendment would be required to align a commercial type uses such as these uh with our commercial district and here I've highlighted so that you can see better uh here would be the site of the convenience store and then the high density residential product uh so these are the two pieces that would need to be changed from Flex employment to commercial looking at the annexation request this evening it's currently within lown Township after it is annexed it would receive agricultural zoning classification automatically so the public hearing this evening is specific towards the annexation requests the our sketch plat does not require a public hearing so any comments on the public hearing should be related directly to the annexation uh the C2 commercial District based on the draft ordinance that staff has prepared would also be the best classification for these types of uses uh regarding retail establishments and gas pumps as an accessory conditional use so as we talked about earlier this evening conditional use means conditional use permit so those gas pumps are what would trigger the cup requirement looking at the bulk standards for the site uh based on the draft that staff has prepared they would meet all of the minimum requirements I highlighted two things that have changed from the staff report uh we've raised the maximum Building height to 50 ft for this District uh that piece is still unknown for this proposal so that will have to be evaluated but then the uh staff report only indicated 10% impervious it's closer to actually 40% which is still well below the 80% requirement that we're proposing so when we're looking at signage or architectural renderings those should be provided with the preliminary plat to give you some more context for the area and how the building will look moving on to the parking so automobile service stations require eight parking stalls with an additional four spaces for every service stall a gas pump essentially so with the 48 parking stalls that they're showing essentially they could have 10 gas pumps and meet our parking requirements uh they can have more and obviously exceed those standards but that will be evaluated with a preliminary platum midle more closely moving on to Landscaping these are just some general standards that would be applicable at preliminary platum midle uh they would need Boulevard trees along the public roads uh they would need 30% minimum for open space areas based on our commercial District draft that we're working on they would need to plant one tree and one shrub for every th000 ft of that 30% open space excuse me which would result in about 56 strees 56 shrubs they would need Foundation plantings Along The Pedestrian walk ways and to the main entrance of the building they would also need to have landscape islands and 4ft Tall plantings to Shield headlights from the parking areas and also a 30ft landscape buffer on the north side of the site adjacent to the R4 residential area to the north for that Victoria South proposal there aren't any trees on this site so they do not have to go through a tree preservation evaluation and then moving on to Parkland dedic ation as staff calculated it for the 4.26 acre parcel would come out to uh about a fifth of an acre for land dedication or just over $22,000 if they were to go for cash in Li of land uh so no land was shown on the sketch plat we're anticipating cash and that's uh the Parks and Recreation committee has not reviewed this yet but they will review it once a preliminary plat application is submitted and then I will pass it over to Cara for the city engineer review hello good evening what do I have in what order okay grading and storm water management um this this parcel is located within Carver County wo so um they need to meet Carver County wo rules um Wetlands including buffers need to be placed on Outlaw deeded to the city what um we have what we anticipate being a little bit different as we start to talk about these commercial properties unless a regional storm water management approach is taken if the land owner and the developer and the subsequent users of the property opt to do storm Roder Management on a parcel by parcel basis that would be required to be maintained by the individual land owner um instead of in residential developments we put those in out lots that are deeded to the city but when we're dealing with commercial and institutional uses it tends to be a little bit different so um that would be worked through as part of a preliminary plat application and then um just a reminder to everyone that um storm water facilities need to have access provided to them and can not encroach onto private Lots in lot situation um can I do okay site utilities so um sanitary sewer and water are proposed to be stubbed to the property boundary through the Victoria South development that's um going to be in font in front of you for final plaid approval here in the next month um so that will include a trunk water line and a trunk sewer line um the trunk sanitary sewer line will be extended through the parcel to serve areas both to the south and west of the parcel that is the subject of the sketch plat that you're reviewing tonight um and we are working on the sizing and routing for that trunk sanitary sewer right now with both this developer and the developer for the parcel to the north um the bigger item of note and you've probably seen this a couple of times now as we've had different applications come in this area um well number six needs to be completed and permitted by the DNR for pumping before we can extend water outside of the current city limits um well number six is nearly complete we thought it would be complete um I think it was July or June was the last date that I had but we are waiting for control panel materials that are delayed so uh our current completion timeline is September um so we're on track to get that completed but we are continuing to work through the DNR process to actually have permission to pump the well so um the folks in this room who are looking at this parcel we've talked about this at length they're well aware of the status of that so that's not new and we will continue to work through those steps as the project moves through the city's process um so of um unique interest I would say for this area is um planned improvements to the Carver County highway system in the area so what you're seeing here on this map is actually kindy Road 10 so this is the intersection of 11 and this is Highway 10 so 212 would be to the right the railroad tracks are to the left um what I wanted to note is that the city the county sorry applied for funding to do intersection improvements at the intersection of 11 and 10 um that funding mainly targets the needed improvements on 11 if any folks drive that intersection regularly there's quite a bit of challenges with stacking the stop lights that were put up were temporary a whole lot of years ago so um the planned project is to get that converted to a um appropriately sized intersection for the traffic planned planned existing and planned on 11 um there also are planned improvements to County Road 10 so from 212 all the way to the railroad tracks um a corridor study was completed a number of years ago that took a look at this whole area and figured out what the transportation plans were for it with one exception so um what you're seeing on the screen right here is a uh four-lane divided roadway with a median down the middle um that wouldn't provide full access to the site so if you take a look at the sketch plat that they provided they're showing access on the south end out to County Road 10 I bring this up now even though the focus of the conversation today is really those two uses at the North part of their parcel um this is going to be an issue that the city and the county are going to continue to need to work through um we identified at the time the corridor study was adopted that we did not concur with the vision for the corridor through here um but development was so far out that it didn't really make a lot of sense to spend a lot of time and effort talking about what that access looks like until we had an actual land owner that was at the the table for development so um the area related to 10 will continue to work through um with the with the developer and any land owners in the area and the county and the city as now that we have development actually in the area um that Corridor study also looked at County Road 11 so essentially County Road 11 um will need to be improved to where the improvements that we completed a couple years ago with the hunters Brook and Mar Hollow project stops so there's a divided concrete median that runs down that road um those improvements essentially need to be extended to County Road 10 as development starts to come forward in the corridor that Corridor study is what the developer is using um both the uh Victoria South property and then the developer in front of you tonight to plan for access to the site um and for um really RightWay needs that the county is going to be seeking through any plat um so that Corridor study information's been provided to the developer along with the cad files so you know they're working with that information in real time um so that uh work is continuing on but the subsequent question that the city council is going to have to work through is related to the timing of improvements to County Road 11 um so this very fun map shows all of the transportation projects that are occurring and planned around the area between 2024 and 2029 um the intersection we are talking about today is here where there's 212 it's funny when I scanned it in we lost that's Marsh Lake Road yeah here's the railroad tracks right there that one this the improvements in this area were originally scheduled for 2027 those have been delayed to 2028 now um if you attend the arum area transportation plan Highway 5 project openhouse tomorrow night you'll see that the improvements to five for the big five job are staged for 2027 we want to make sure that Highway 10 isn't under construction when Highway 5 is closed because that would create even more headaches so what we need to do is work then with the city and the county and the development team on probably looking at improving Cony Road 11 through their proposed access back up across the tracks to where the project ended just north of the railroad tracks so um we've started some conversations with the developer in the county um to try to figure out how we would facilitate getting that completed to meet the developer schedule so that that will land in the council's purview to work through but did um want to note it for you all that as you're dealing with applications in this area the transportation system is important obviously to serve these areas and I think that's my last slide so as I said at the beginning there is a public hearing required for the annexation request this evening sketch pla comments should be addressed outside of the public hearing uh we did publish the public hearing notice in The wakon Patriot on August 8th and mailings were sent to Property Owners within 350 ft of the proposed annexation boundaries it was also posted on the city website and at City Hall uh so with that staff is prepared for any questions you may have we just recommend that you hold the public hearing first before moving on to any discussion related to the sketch plat thank you Brian um does the applicant wish to speak or yeah yeah okay good evening Commissioners Pat Rossy with tradition development and just some history on our involvement with this site we we purchased uh the parcel here that we're discussing tonight um as part of a larger purchase back in 2021 and I believe overall it was just over 90 acres and we were primarily interested in it because the northern portions of the property are adjacent to our huntersbook development and um we as you know we've been here several times discussing those projects they've been a little bit difficult but we've gotten through them and um also working uh have been in discussions with lenar about an incorporation into their project to the West so the piece that's commercial south of the railroad tracks um you know we' we've held on to it we knew that eventually the day would would come where a uh appropriate user would would um be interested in developing that site but we hadn't been marketing it um so just to let you know we we were contacted by a user and and have a a portion of that parcel under contract have been contacted by one other potential user and you know up until that point we hadn't really done any planning on the site so the planning that we've done and I think was shown on one of the slides here we we did that in consultation with our commercial real estate partners and um you know they indicated to us where they saw the demands for different types of of uses here so we we don't have any um I guess interest in that right now but they thought it would be best for us to to show that as potential users and open the discussion here tonight so uh with that I'm I'm uh here for any further questions too and uh look forward to your action right thank you uh I want now open the public hearing is there anyone in the chambers this evening that wish to comment on this item my name is John White I live at 5655 County Road 10 chasa um I have two questions one is the lenar property uh that you showed tonight it's at the new piece on the west end of all this development north of the wind City and Western at the railroad crossing how are they going to only have access to that property from County Road 11 because the only access to that property off of 10 is on the west side of the railroad track and there's only about 150 ft there so are they going to have access to that property from coming all the way off of 11 U chair and Commissioners I if you want to talk sep separately about the the West Creek Village Development I'd be happy to do so yeah I didn't show on the map that they were going to County Road 10 yeah so that is a different development separate from discussion this evening I would be happy to meet with you after this meeting and I thought there was two pieces the commercial and the residential no so the the residential component that I highlighted in the development Map update the last report that we had that's a separate discussion from the request this evening and can talk to you after the meeting tonight the other issue um obviously there's an issue with Carver County with County Road 11 and County Road 10 because um I've been to public hearings I live on 10 so I'm kind of right focused on that and T tonight we're I guess just not to cut you short but tonight we're talking about just annexing this into the city you're on top of the annexation that's all we're really talking about okay the sketch plat will come back and later date when that we finalize and then there'll be a public hearing on that to talk about access okay to County Road 10 and 11 um as Cara said it's all in the works and the city's you know trying to work with the county on it but tonight we're just talking about bringing this piece of property into the city of Victoria okay all right thank you and just for a clarification for the Commissioners and anyone in the audience uh there will be two more public hearings in the future regarding this request we'll have to have another one at preliminary plat and then they will also have to do another one at final plat when the property is officially rezoned so you should be getting two more notifications in the future if you did receive one this evening and those would be the times to comment on the request this evening thank you um anyone else that wants to talk about the annexation of this piece of property hearing no additional public input Commissioners can I have a motion to close the public hearing move to close the public hearing got motion and a second all those in favor I oppose motion carries uh I will now open the floor to the Planning Commission to discuss Commissioners any questions or comments um on the annexation or the sketch PL so the annexation we Annex us into the city of Victoria then we have to change the Zoning for it then we got to make sure well number six works then we have to make sure that the parties interested in developing this area with tradition still want to do it based on how the county decides to revamp some of these streets to me I don't know the cost and we're not supposed to be talking about cost but the annexation of this property into the city of Victoria with so many different unknowns how can you make me feel better about it Brian and Cara sure uh we've had lots of discussions with the developer regarding all the components that you just mentioned they they is a plan in place uh for a lot of this some of it is still up in the air but sketch plat is just the initial feedback uh to give them some assurances that um you would be supportive of a projects essentially if they did come forward with a preliminary plat now if those if the concerns regarding the annexation piece are enough to you know deter you from it I mean that's not staff's position to say but I would just note that we do have a plan in place and we're working through those final details and I don't think we're putting the cart before the horse in this scenario we're just working through some of the challenges of the site that would be my concern is putting the cart before the horse at this stage just with all of the different variables that are coming into play so that we don't have a situation where we're sitting on a parcel that we annexed rezoned and now nothing's happening because Highway 11 or County Road 11 is under construction and there's no longer interest to build it build there that would be my concern the only thing that I would add is that the county has a development driven policy that exists for how we move improvements that are needed on a County Highway to meet development so they have a policy in place they expect this to happen and really working through that is really best done with a developer who is at the table ready to do a project it's very difficult to try to work through those things before somebody's at the table um so having them having them here and having them working through the planning process is what's going to allow us to resolve those issues that we wouldn't really work on if we didn't have a developer at the table today um just even with the other work that's on the city's plate so um I'm not concerned certainly relative to the annexation or sketch plat review um you know we we've known this is coming so the good news is we we have a corridor study that was finished and adopted um that's guiding a lot of this these things can be a lot more difficult if you hadn't already worked in collaboration on a vision for a corridor then it then it gets a lot harder can I ask when that Corridor study was done 29 it started before covid and ended during covid okay so we're going to consider it still relevant even though it's five years old yes y definitely if you were talking about along 10 I'd be a little bit more concerned because we need more time to work through the access location on 10 but um 11 we're we're confident with what's needed there I guess I I don't know I drive that every day and that's a busy morning and evening I I know you guys are going through a lot of due diligence but throwing a gas station right there anyone who's coming what is that North on 11 turning into there is going be sitting there for 20 minutes I mean that is a that's a tough nut to crack on how to solve that um that's that's my concern thr on a gas station there seems like you know you go a little bit further up to 11 and what that Marsh Hollow or um is that Marsh what is that Marsh Hollow Lake I can't think of that road the next basically the next intersection that one has the same problem it's busy as all get up and anyone tries to turn left it there's accidents probably every other week if I had to guess um I don't know the right solution but I'm a little weary of throwing a gas station in there personally I think that's going to create a a tough spot for um the rest of the community so there are a number of variables and play as as Christian pointed out what is the downside of any of annexing this parcel to the city of Victoria if development is delayed for three or four years um at the city's expense none at the developers expense that would obviously delay any sort of proposed project which means we on the city as a whole our taxpayers would have to wait for some of these essential services that our residents are asking for I guess that's the the big thing for the city is we want to try to develop these properties in accordance with our comp plan such as these projects where we want to construct Commercial Services for for our residents and if we have to delay that longer that's a downside so other than potential revenue for the county city state and services for residents there's no there's no Financial impact for the city Victoria none that I can think of at the moment if we didn't Annex it what what would it be it would just be Town Toria or what I'm sorry I'm still learning all that the township it would still be within like still be within Lake Town Township uh this has been this whole area we've been talking about for since I've been since I've been on on the commission and there was even a one time there was a task group that was looking at what we want to do down at this corner um and it's always been pretty much I mean it's going to be commercial right um it's just H you know but we've just never a had the ability to get water and sewer down there um which now we do um the developers you know they purchased the property knowing that this is what it was going to be and and you know and they've you know been holding on to it for however long and um and I guess to me you know what's going to go in there I mean it's just whatever use is I mean if the gas station thinks that that's what they want to do and traffic-wise I mean they would have their traffic study I would guess that you know I mean at some time you know going to the east in t jasa that land will get developed or whatever I don't know I mean that's chesa's plan not our plan so um but there'll probably be an intersection going across and who knows maybe at that time they'll put a stoplight in I don't know you know or fix the intersection if traffic needs to I mean it's all going to change the next 15 years or more it's a tough deal to to try to design something and you're looking at it and it's like well this is what we want down there and we got two places that are interested so I guess I think the annexation should go through and we start the process and the annexation is the whole lot right it's not just those AB or right am I understanding that right correct yeah so we're talking about this whole piece that's what I thought okay yeah the sketch plat is really relative to this site that we're discussing this evening but the fation piece is this whole area to allow some more sketch plats to come forward for any sorts of commercial uses that we could see down this area and Brian there was a comment about the roads again are those the annexation is the one topic but I do do recall the roads that these could theoretically change if the intent of the developer changes okay correct yeah so I mean these sites that are being shown could play out a number of different ways and that could restructure the road alignment that's being shown it's it's all speculation right now so the one kind of concrete question how far back is that proposed Road onto County Road 11 from the intersection approximately uh about Road are you talking about like this intersection in this particular case like let's say there was a gas station on the north side of that that would be how far away from the intersection of 11 and 10 I would guess maybe about 300 ft we haven't evaluated that but that's think he's he's talking from con Road 10 up to Road 10 yeah that kind of Northwest yeah just in terms of kind of to the point of traffic and it seems quite a ways away from that intersection yeah so the full access intersection on 11 to the north of 10 is planned around the overhead power lines that run cross country so if you if you drive that Corridor and you picture where those big overhead power lines are that's what you're seeing this kind of hashed area in the middle of the screen is representing that power line easement so you're seeing we're working through two different possible access locations on either side of those overhead power lines um so quite a distance back from the intersection I should note too that when the corridor study was completed um the team used the city's comprehensive plan to evaluate traffic um so that that that whole area was modeled with assumptions about what traffic generators would be in the area um both the developer to the north and this developer would be required to submit to the county a traffic impact analysis that would take a look at at the things that are being noted today here related to um you know the intersection and how how that'll function in the short term um as well as long-term planning thank you I guess for me focusing on the annexation piece of it does make sense to bring it like your s Jett to the to the city not getting caught up in each Road and if there's a gas station or not hypothetically what happens if we don't Annex it I mean can chasa Annex it or can they no this area is still within our orderly annexation agreement with the township so it would just stay Township until they come back back and or attempt to Annex again really is what it would mean could they build on it as a Township versus part of City Victoria yeah with Carver County zoning standards um yeah all right I no one's ever explained that to me before so thank you um I'm just playing Devil's Advocate and I like to hear myself talk so um I think it's a great idea I think it's a great thing um yeah there's going to be some programming that we're going to have to deal with but putting a some level of commercial in the southern Development Area for the city of Victoria is a great thing well it's part of the overall plan with some tweaks we got to tweak some zoning if we choose to Annex it yeah yeah just to get the alignment um so we don't have to prettyy much if it's not you know and if it's not a cost burden to the city you know and taking it on that that's another kind of factor yeah that I was listening for that like I mean it it just sounds like a question of when not if this area is annex so I don't see any downside to that um and I think for all the reasons we've been discussing it's really premature to be talking particulars of the plan for the property at this point there's just too many variables but annexation makes a lot of sense do we need a motion for annexation yeah correct and then sketch but not on the sketch plat yeah thank you so are we going to discuss the sketch plat now yeah I would do that now and then save the motion for the annex for the end right my only question is if this is programmed and if they're buried gas tanks does having a pond right next to it have any sort of negative ramifications to it the seepage or well that's Runway that's kind of what the Pond's for to capture that instead of letting it go somewhere in into the system um but all the tanks are regulated through the Minnesota public commission sir Watson and I'm the real estate manager who is working with a developer on this site um we currently don't have a store in your community and so the pond is specifically there to service our tanks um and our runoff um we regulate our building and what we adhere to very strictly um we are known in our communities to go above and beyond what is regulated for tank storage and storm Pond ponding and that's why why you see the 4.26 acres is because we want to have an on-site storm Pond to help with the regulation of runoff and what happens on our site so um we can give you more detail and I can give you more detail during preliminary and final plat um but I can tell you that we take the utmost care um to our sites when it comes to building our stores and our underground tanks so this for just for clarification this is not an existing pond it's a catch Basin it's a catch Basin yes I guess my question is is it in the right spot maybe that's that's are served during the preliminary situation um I would want to defer when my team so my team does the store the store engineering team does this uh layout and what they look at is they look at what the current um elevations of the site are and where it would best be served so that we're going downward um we're also looking at are we a barrier even from a a aesthetic standpoint to the traffic to the community and where it would best be served now can it be moved absolutely um but right now this is where my store engineering team felt it was best served on the location currently but again we look at all that as we go through approvals and can make those changes as needed it slopes down there back to that road thank you any other questions for I mean 30 foot burms are the birming is that all the way around the entire area or is that only required along the county road that BM that I mentioned earlier would only be required to separate uh the R4 apartment building from the commercial use per our buffer section of our landscape code thank you can I answer any other questions that you guys might have um one reason I will answer when some of you asked maybe about timing we for this development we are on almost a two-year buildout um because of our buildout schedule and so we know from a timing a year and a half to two years is what we look at and it can happen sooner or later but this part part of the process is important to us so we know we can keep it on our Gant chart and keep the project moving to ensure that it gets completed for the community that we're going into and so playing the the contrast to that if it wasn't the annex wasn't approved would it pause that schedule or it could um because our concern would be the approvals and what happens if it gets delayed again um so we always look try and get approvals soon sooner than later in the process so we know we can keep the process moving because there's a significant due diligence timeline um that we go through environmental one environmental two um you know going through everything that that Brian and Cara require just looking at the guidelines for the the the site itself making sure we have all that with civil and when we when we go to approval so we just like to be able to keep things moving okay thank you thank you a question for Brian U sorry thank you um is there PL is that trail going to follow all the way through on 11 is that the plan right now correct any more discussion questions any no more discussions can I ask I'd move that the city council Annex the parcel for further development that good enough yeah sorry I didn't have a motion for you on the screen this evening usually I have one but I forgot this yes that's sufficient yes we're just in the annexation I'll second that I got a motion in a second all those in favor I I opposed motion carries thank you this concludes our discussion items for this evening moving on to our miscellaneous section of the agenda staff you have any miscellaneous items tonight yes just two quick things uh so our other alternate planning commissioner uh Matt resigned from the plan commission he's just having too much travel with his work currently so he has to be placed down on our on Deck list and we are reaching out to our two on Deck candidates from the city council uh meeting when they brought up Aon and Matt uh and Joseph to see if either of those two on Deck individuals would like to become our new alternate and then our meeting on September 3rd is still scheduled I know it's the day after Labor Day but we do have two items anticipated for that meeting the first one being the Victoria South first edition that I mentioned in the development Map update presentation and then we will also be looking at some of our cannabis zoning regulations in anticipation of that moratorium ending so that's all I have thank you Brian uh Commissioners you have any miscellaneous items just suggested if you're interested in the arum or the 5way five project and everything that's going on there is a meeting tomorrow night at the arum uh from 4:30 to 6:30 uh it's your chance another chance to give your input on what you or see what's going on and and give your input to if you want to change something so hearing no more items this evening can I ask for a motion to adjourn moved second a motion and a second all those in favor I oppose thank you the motion carries we are adjourned e