Based on the context of the transcript and the names provided, here is the formatted transcript with speaker names. Please note: While the Mayor and City Council were provided in the context, this is a **Planning Commission** meeting. Therefore, the meeting is led by the **Chair** (identified in the text as Chair Bradach by staff at the end) and includes **Commissioners** rather than the City Council members. [00:00] **Chair:** Good evening. I'm calling the Monday, March 9th, 2026 Planning Commission meeting to order at 6:30. Tonight's meeting is being conducted both in person and online. Members of the public may attend in person or the public may watch the meeting online at burnsville.gov/meetings or to view on Comcast channel 16 or 859. The public may also join us on Zoom by going to the zoom.us/join. For more information is available on our meetings website and in the agenda. First item is the adoption of the agenda. Are there any changes, adjustments? Is there a motion to approve the agenda? [00:45] **Commissioner:** So moved. [00:46] **Chair:** Commissioner Second the motion. [00:47] **Commissioner:** Second. [00:48] **Chair:** Any further discussion? Very good. All those in favor say I. [00:51] **Commissioners:** I. [00:52] **Chair:** Opposed? Motion carried. All right. Next item is the approval of the minutes from February 23rd. Is there a motion? [01:00] **Commissioner:** I'll make a motion to approve. [01:02] **Chair:** Motion. Is there a second? [01:03] **Commissioner Low:** Second. [01:04] **Chair:** Commissioner Low. Any further discussion by staff or anything? Very good. All those in favor say I. [01:08] **Commissioners:** I. [01:09] **Chair:** Opposed? Very good. The next item is a public hearing application for Cannabis Connoisseur Company LLC for a conditional use permit to allow cannabis microbusiness at 3200 Highway 13 West. Presenting Cara Chapman, associate planner. [01:25] **Cara Chapman:** Thank you for that introduction. Uh yes, today I'm going to briefly talk about the application for a conditional use permit to allow a cannabis microbusiness at 3200 Highway 13 West by Cannabis Connoisseur Company. These two images are images of the subject property... [Detailed presentation on zoning and project specs] ...With that, I will stand for any questions that the planning commission may have for me. [09:20] **Chair:** Questions? [09:21] **Commissioner:** Yeah. So any external like the HVAC and security fencing, is that the responsibility of the applicant or the property owner? [09:32] **Cara Chapman:** In terms of like screening for like the HVAC unit? Since this is a condition for the conditional use permit, it would be the responsibility of the applicant... it will be reviewed by our building department as well. [09:50] **Commissioner:** Thank you. [09:52] **Commissioner:** In the previous application with a different proposed owner it talked about cleanup of the site. Is that still in place? [10:00] **Cara Chapman:** They would still need to meet local ordinances, specifically nuisance ordinances as well. That is something that we would still need to address. [10:10] **Commissioner:** Just to confirm, no signage permitting or anything being asked at this time? [10:15] **Cara Chapman:** Nothing is being asked at this time. [10:25] **Commissioner:** I'm just trying to get a picture in my head of what this building is going to look like. So essentially there'll be no signage on their section of the building, just blacked out windows. [10:35] **Cara Chapman:** They can submit signage. They just haven't submitted any plans for that. [10:45] **Commissioner:** Are there particular standards regarding the type of windows are that are being in place to avoid to reduce breaking possibilities? [10:55] **Cara Chapman:** The city code doesn't have specific regulations... the Office of Cannabis Management may have something. [11:15] **Chair:** Any other questions? Okay. Going to open up the public hearing. Would the applicant like to come forward? [11:20] **Nick Hussein:** Hello, my name is Nick Hussein with Cannabis Connoisseur Company. I want to thank all of you for spending the time with us... I just want to come up and introduce myself, let you know who I am and the person behind all this. Thank you very much. [11:45] **Chris Penick:** Hi, my name is Chris Penick and I'm outside compliance director for Cannabis Connoisseur... I just wanted to address a couple of the questions that were asked specifically about the glass... This property will actually have anti-break glass alarms... I jokingly tell people that these facilities are probably more secure than the banks in the community. [12:35] **Chair:** Any questions for the applicant? Is there anyone online to ask questions? Do not see anyone. Nothing. Okay. This closes the public hearing. Commissioners, any further discussion? [12:55] **Commissioner:** So, one additional question that you can probably answer. We talked about the odor suppression can't go beyond the property line. Maybe I'm reading into this too far, but the property line meaning extending how many ever yards it is from the building? [13:10] **Cara Chapman:** It refers to the property line in front of the building. It’s not to the tenant's space, it's to that property line. [13:25] **Commissioner:** Do we know from any prior facilities that are grow operations... do the odors actually emanate outside the building? [13:45] **Nick Hussein:** Nick Hussein again. Um so these rooms are completely sealed facilities... everything from a smell standpoint is scrubbed. Nothing is exposed to the exterior of the building... extremely secure facility, kind of run like a lab. [15:10] **Chair:** Thank you. Any other questions or comments? Very good. Do I have a motion on this? [15:15] **Commissioner:** I can make a motion. Uh I recommend to the city council the approval of the CUP to allow Cannabis Connoisseur Company LLC to operate a cannabis microbusiness at 3200 Highway 13 West, subject to the 13 conditions of approval. [15:35] **Chair:** Is there a second? [15:37] **Commissioner Anderson:** Second. [15:38] **Chair:** Commissioner Anderson. Okay, well, we have a motion, we have a second. All those in favor say I. [15:42] **Commissioners:** I. [15:43] **Chair:** Opposed? Motion passes. Thank you. All right. The next one is for Carba requesting a CUP for five kilns... Cara, you can also present it. [15:58] **Cara Chapman:** Thank you for that introduction. Yes, uh today we're going to talk about Carba Incorporated... [Detailed presentation on biochar kilns and flood fringe storage] ...With that, I will turn it over to the planning commission for any questions that you may have. [22:45] **Chair:** Thank you very much for a very detailed presentation. All right, commissioners, go ahead. [22:50] **Commissioner Holly:** Uh yeah, excellent presentation. Thank you. Condition number three is that Kramer Mining Materials shall submit a letter of map revision, but they're not the applicant. How do we enforce that since Kramer Mining is not at the table here? [23:15] **Cara Chapman:** That's a good question. We provided this condition because the Watershed District highly encouraged it. We had conversations with Kramer and they did agree to that. [23:45] **Commissioner:** Any discussions or concerns about traffic patterns within the area with the addition of this? [23:50] **Cara Chapman:** Staff has been speaking closely with the applicant... we didn't see any issues with traffic. It’s not that high compared to some of their adjacent industrial neighbors. [24:15] **Staff Member:** The city engineer reviewed these plans as well and did not have any concerns regarding traffic as a result of the operation. [24:25] **Chair:** Any other questions? Okay. Open up the public hearing. Is the applicant here? [24:30] **Rich Baker:** Good evening. My name is Rich Baker. I'm the chief operating officer and the system engineer for this project. Happy to answer any questions. And this is Hannah Giesman. [24:45] **Hannah Giesman:** Hi, I'm Hannah Giesman. I'm the project engineer for this project. Happy to answer any questions you guys have. [24:55] **Commissioner Anderson:** Is this still an experimental process, or is it been proven that it works to mitigate the odor? [25:05] **Rich Baker:** The process of making biochar is pretty well established... we have a completely sealed kiln that's anoxic... it is shown to absorb methane and some other chemicals. [25:35] **Commissioner:** Will there be smoke that can make it to the freeway? [25:40] **Rich Baker:** Uh there should not be. We should be burning all of the gases that come out of the wood... the smell would be like liquid smoke. It would beat the landfill smell. [26:10] **Chair:** Any other questions? Anything on Zoom? Don't see any. That closes the public hearing. Commissioners, any additional conversation? All right. Is there a motion? [26:30] **Commissioner Anderson:** I move that the Planning Commission recommend to the City Council approval of the conditional use permit to allow up to five kilns and allow storage of materials and equipment in the flood fringe at 1020 Cliff Road West subject to the conditions listed. [26:45] **Commissioner:** I'll second that motion. [26:47] **Chair:** Second. All those in favor, say I. [26:49] **Commissioners:** I. [26:50] **Chair:** Opposed? Motion carries. All right. Next on the list, applicant for QuickTrip. [26:55] **Staff Member:** Yeah, good evening, Mr. Chair, members of the commission. Great to be with you this evening. The application before you is a public hearing for a QuickTrip development... [Detailed presentation on QuickTrip site plan, Eagan parcel, and PUD deviations] ...With that, I'll leave the recommendation on screen available for questions and the applicant is in attendance as well. [35:30] **Chair:** All right. Great presentation. Thank you. Any questions from commissioners? [35:35] **Commissioner Alward:** Thank you. I do have a question. Condition number four... the applicant shall demonstrate full ownership of the parcel that's now part of Eagan. Any idea on what the timing for that is? [36:00] **Staff Member:** The city of Eagan actually had to sue the state to get the language removed and is working through that process, but that's expected to be completed within the next 50 days. [36:20] **Commissioner Alward:** Kind of a traffic flow question. The mall that was there previously... are we adding a new right turn onto 13 that wasn't previously there? And if the car wash stacks overflow, will they interfere with the entrance lane? [36:45] **Staff Member:** Regarding Highway 13, I don't believe there's a right out currently. The new portion would be a right out which is being required by MnDOT. Regarding internal site circulation, because this is a tunnel car wash system, cars are constantly flowing through... we don't necessarily anticipate a huge stacking issue. [37:35] **Commissioner Anderson:** I've used that access both in and out and people could go out today even if it's not set up for that. [37:45] **Commissioner Hamilton:** Has Eagan provided their input on this total project? [37:50] **Staff Member:** We've been working closely with Eagan. The only comment we received was related to ensuring screening for headlights. [38:10] **Commissioner Hamilton:** Another question... is it allowed or is there space for semi parking perhaps just for overnight? [38:15] **Staff Member:** No, that's not the intent of the site. [38:25] **Chair:** All right, I'll open up the public hearing. Is there anyone from QuickTrip who would like to come forward? [38:30] **Dean George:** Dean George here on behalf of QuickTrip. Thank you for having us. This will be our third site... To clear up things on the site design: MnDOT wants us to construct a separate lane coming into the driveway. On the car wash, the tunnel wash is a new system... it can get two times the amount of cars as a single bay wash... we're happy to be back in Burnsville. [39:50] **Chair:** Just out of curiosity, how does this footprint compare to the footprint at 5 and 136? [40:00] **Dean George:** The 5 and 136th store is our Generation 2 model. This one's a Generation 3, 9,100 square feet. It has a little more cooler space and the kitchen is a little bit larger. [40:25] **Chair:** Any other questions? Is there anyone on Zoom? It doesn't look like anyone's trying to speak. All right, with that I'll close the public hearing. Thank you very much. [40:40] **Commissioner:** I just want to say it seems like a great project and it'll be nice to have something developed new at that corner. [40:50] **Commissioner Anderson:** Have they cleaned up the underground tanks from the previous gas station? [40:55] **Staff Member:** Yes, those have been removed in 2023. [41:00] **Commissioner:** I move that we recommend to the city council approval of a conditional use permit to allow a motor fuel facility... [Recites motion details] ...subject to the conditions that were listed. [41:35] **Commissioner:** Second. [41:36] **Chair:** All those in favor say I. [41:38] **Commissioners:** I. [41:39] **Chair:** Opposed? None. Passed. All right. Thank you. All right. Any updates from the city? [41:45] **Staff Member:** Yes, Mr. Vice Chair, Commissioners, I do have three quick updates. Council approved the CUP for the cannabis microbusiness at 14300 Ewing... Council approved the planning commission's 2026 work plan... And I would like to recognize Mr. Connor Jakes, who has been promoted to senior planner. [42:30] **Chair:** I know we talked about setting up a tour of the new facility. [42:35] **Staff Member:** Yes, the administration is organizing a tour for all of our commissions. I want to say it's the 23rd, but I'll provide that information shortly. [42:50] **Chair:** All right. Any other comments from the commission? Next is motion to adjourn. Is there a motion? [43:00] **Commissioner:** So moved. [43:01] **Commissioner:** Second. [43:02] **Chair:** All those in favor say I. [43:03] **Commissioners:** I. [43:04] **Chair:** Meeting adjourned.