we're going to call tonight's uh corporan Planning Commission meeting March 6 2025 to order I'm going to take attendance so I'm going to start uh commissioner Lind here commissioner kazaki here commissioner harres here and brummond is here and I invite you to stand and say the Pledge of Allegiance with me I pledge aliance to the flag of the United States of America and to the for which it stands one nation under God indivisible with liy and justice for all okay and then the first order of business is to ask any of the Commissioners or staff if they would like to make any amendments to tonight's agenda sta does not have any changes Madam chair okay and then I will make a motion to approve tonight's agenda oh second all those in favor say I I anyone opposed okay so now we're going to move on to the open Forum portion of the meeting and because we have a lot of people here tonight I'm just going to explain what the open forum is open forum is the opportunity for anyone in the public to address the members of the commission for items not on the agenda it's an opportunity to be heard but not debated an issue um so if there's anyone who is here who would like to speak on an item that is not on the agenda uh I'll ask if we have any cards for items not on the agenda mam chair we do not have any cards not on the agenda okay uh we would invite those to uh to who want to make a comment to come up to the podium uh it's not really an opportunity for a conversation or a back and forth but it is an opportunity to be heard so if there's anyone who came here tonight who is speaking to an item not on the agenda I'm going to give you a second to stand up and approach the podium okay and at this point in time we are going to move on then to our new business and each of the new business items tonight is a public comment opportunity so I'm just going to go over the rules of uh sorry M oh meeting okay y thank you all right first we're going to approve our meeting minutes from February 6th 2025 asking any of the Commissioners if there are any changes or things that you need to note no okay someone want to make a motion I'll make a motion to approve the minutes second all those in favor all right anyone opposed no thank you very much okay now we're moving on to new business we're all just eager to get there uh but we have four items tonight and each one of them is a public hearing so I'm just going to go over the basic rules of decorum just so that we can uh be respectful be heard and uh also sort of be respectful of the time and the clock so public comments are limited to in-person comments however if you submitted comments prior to the meeting those have been turned over to the commission they were included in the staff report so if you sent an email or sent a letter we have received those uh comments uh speakers who have filled out a card are going to be given priority to speak at the podium first uh we'll call them up one by one if you did not fill out a comment card you will have an opportunity to approach the podium after all of the comment cards have been gone through we are going to try to keep everybody to a strict five minute timeline and that's just because even if we have 10 people on one issue we're looking at an hour of comments before we can get through the discussion um and again there's four items on the agenda tonight um so if you have like if you hear someone approach the podium and they go through and their reasons are things that you agree with you're welcome to come to the podium and say I agree with all of those comments um you don't have to repeat them if you have something new feel free to shed light on that new um issue or idea but we do assure you that we take um all of the comments um real seriously so with that being said and if I haven't forgotten anything we're going to begin the public hearing for the quick trip preliminary PL site plan conditional use permit and variance and we begin with a staff report so there's a TV back here one here and I believe one in the Overflow as well thank you thanie thank you madam chair so the first item tonight is Quick Trip the applicant itself is quick trip and they're requesting approval of a land use application that involves three existing properties at the northwest corner of County Road 30 and County Road 101 it includes the Mama G's restaurant site here at 9705 County Road 101 one currently all three properties are owned by mam G's properties uh and then the land use application has several components including a preliminary plat to consolidate a platted lot which is the northernmost lot I'm sorry and unplatted lot which is the northernmost lot with a platted lot which is the middle lot so this will be Consolidated and then there's going to be a fairly significant access change to mam GES because they will close these two existing accesses a new Public Road will be constructed as part of the project which would wrap around and provide access to Mama G's on their North West corner and then there will be a shared access on the shared property line that'll be right in right out on County Road 101 so additionally there'll be a conditional use permit for a motor fuel station and a car wash site plan approval which includes parking changes to Mama G's and then three variance request that would be for the Mama G's restaurant site including a reduced building setback from County Road 101 A reduced parking setback from County Road 101 and a request to defer connecting to corkran Municipal sewer and water so um just for a little bit of context Mama GES was established in 1968 according to their website the mama G plat was approved in 1992 there was a variance granted in 1994 which reduced the required front yard setback at 60 ft down to 52 ft to allow an expansion at that time um and additionally the city of corkran entered into an agreement with Maple Grove in 1998 which allowed mam GES to be served by the Maple Grove Municipal Utilities uh corkran did not have or really contemplate Municipal Utilities at that time as far as the Zoning for the properties all three properties are currently zoned Community commercial C2 this district is intended to provide for a variety of retail and service businesses serving the region which are oriented towards Mists and require High volumes of traffic and visibility from major roads it's also within our Northeast District area subject to our Northeast District plan which has design guidelines as well the properties are within the phase one of the 2040 staging plan and our within our Musa our Metropolitan urban service area which means utilities are contemplated for the site um the Southern Property again is where the restaurant is and the two existing la Nots will be Consolidated for where C trips proposed to go it's also worth noting that these properties are surrounded by a commercial District so the C2 commercial District boundary um is right here so these three properties are kind of hugged by the C2 district and then we also have a uh a neighborhood commercial property to the north of Val before we get into Bell weather and then to immediately west of the C2 district is a mixed use District so it's uh anticipated to have residential as well as other commercial uses and then across the street across 101 is a residential area in meele Grove so again there's several components and the city's level of discretion does vary for each component the preliminary plat is limited our discretionary is limited to whether the proposed plat meets the standards outlined in our subdivision and zoning ordinances if the plat meets these standards the city must approve the preliminary PL then for the site plan again it is limited to whether the proposal meets the performance standards outlined in the city code if the proposal meets these standards the city must approve the site plan for the cup it is based on whether the proposal meets the standards outlined in the city code which includes any spe use specific performance standards as well well as the general criteria that we have for reviewing cups uh if it meets these standards the city must approve the cup the city has a relatively high level of discretion in in approving or denying a variance the burden of proof is on the applicant to show the variant standards are satisfied there are again there are a couple variances and we'll walk through some of that but for the preliminary plat I'll give you an image right here this um results in two conforming Lots the only area of discretion really on the preliminary plat is the variance required for the building setback because that will be reduced the preliminary plot is showing a Zep back of 19.8 ft uh where 60 is typically required with enhanced Landscaping without Landscaping 100 ft is required currently it's again it's 52 feet setb from where the property line is but additional right of way will be required as part of the plat the hennipen county did submit a letter that said that they would be open to a 55t half right away with a 10ft trail easement uh staff is uh requiring that kipin County sorry Quick Trip revise their plat so that we take advantage of that flexibility which means the building setback proposed would be 29.8 ft just to give that a little bit more space um I think a trail allows for a bit of separation from the street whereas having that be right of way could potentially U have less flexibility in the future because that becomes Count's right of way you mean Mama G's right correct well it would be for both quick trip and Mama we're proposing that but yes the setback would be Mama G yes that there would not be no setback variance granted to Quick Trip as currently proposed um that is really the biggest area of um discretion with the preliminary plot so staff is recommending approval of the preliminary plot if the variants were to not be approved then they would have to revise the plat to essentially relocate the restaurant so that it complies with the setback um the variance of a 52 setback would still be applicable there was no time limit or condition granted to that so they could theoretically move the it'd be a lot but they could move the building to 52 ft to comply with the variance they were granted previously uh uh conditional use permit the that's really the bulk of our discussion tonight and how that fits so there's two conditional use permits we have the car wash and we have the motor fuel station for the conditional use permit it's important to understand that conditional uses are allowed uses within the district when the city developed the district standards they said that motor fuel stations and car washes could be allowed uses but they want it to have an additional level of review for cup which allows for additional performance standards to be added as outlined in our code and it also allows for the city to add stipulations and order to ensure that the site where the use is proposed can fit within the context of the surrounding area for the motor fuel station there are use specific standards that are outlined in the C2 district one of them being that the application has to identify the non-automotive merchandise sales area as compared to Automotive merchandise sales they did do this in their application most of the area is for the convenience store really only 270 square fet of that space is proposed for automotive merchandise the rest which is about 3,700 Square F feet is for non Automotive merchandise additionally they are proposing some exterior sales including two ice chests right about here one propane cage in the um on the east side of the building and then um um additional merchandising under the main canopy we do need quick trip to clarify a bit more what would be sold Under The Canopy so we can add some more specific language to the resolution that go in front of city council but that's a detail that we can work out with them over the next couple coming weeks um the second standard is that the off Street loading spaces and building access for delivery of goods shall be separate from customer parking and entrances and shall not conflict with customer vehicles and pedestrian movements the loading zone is down here on the south side of the building and then there is a car wash Lane uh looking at the um the circulation plan we do think that there needs to be a additional Lane added to allow for two-way traffic um and then the the um car wash that would should still allow for um I'm sorry the the loading zone as proposed it would be fine as long as we can make sure that the high queuing of the car wash um they consider that into their practices so as long as if they're saying that the schedule deliveries will be at a certain time of day where it really wouldn't conflict with the car wash it should be okay even if there is a slight uh conflict with the car wash Pew the whoever's waiting in the loading zone would just have to wait until there's a break in there really doesn't create a conflict it is separate from the parking it's separate from The Pedestrian movements on the site anticip and it is SE has a separate entrance so it does comply with that but there is some revisions that need to be made on the southern end of the site uh the motor fuel facility shall be installed in accordance with state and city standards additional adequate space shall be provided to access gas pumps into allow maneuverability around the pumps underground fuel storage tanks are in positioned to allow adequate access by motor fuel transports and unloading operations which do not conflict the circulation access and fuel pumps shall be installed on pump Islands so the the plans do comply with this staff is concerned about the 21 1/2 foot of width that's shown between the fuel pumps and is recommending this be increased to 24 ft and the plant be revised to accommodate that so you can see here's 21 and a half theoretically that should work is just going to be really tight fit and we know in corkran that most people drive big cars so uh we do want to see that increase to at least 24 ft there does seem to be space on the site to accommodate that um and then there is plenty of sight plenty of leeway around the fuel canopy and drive a with to accommodate two-way traffic we requireed uh dry vials of 26 fet and they uh right now it's showing spaces of at least 37 and a2t to allow for maneuver maneuverability around the canopy and the plan does show the fuel pumps will be installed on raise concrete Islands so again some revisions required but we do believe that they will be able to comply the and again this it kind of goes back to what I was trying to say before the fuel storage tanks are uh probably a little too far north probably need to shift those a bit South so we're not conflicting with the circulation plan and for car wash uh the circulation plan had trucks coming in um basically on this road to the north and Swinging down here to access these storage Fields before they utilize the right in right out and again there's a car wash that they will need to add another Lane to be able to comply with that standard but there is space to do so all buildings canopies and pump Island shall be located to comply with the minimum setback requirements of the zoning District they do comply with the standard there will be enhanced landscaping for the canopy which has a step back of 90 ft so 100 ft would be required it can be reduced to 60 ft with additional Landscaping so that is shown on the Landscaping plan and they do comply the canopy lighting for motor fuel station pumps shall be recessed or shielded to provide a 90° cut off and the illumination levels for pump Islands shall not exceed 30 foot candles so the lighting plan does seem to comply the however there is a a conflicting lighting standard later on in our code that says it must be recessed it doesn't allow for shielded lights for motor fuel stations so they we just need more information to confirm that it'll be recess lights on the canopy uh they do have a note saying that the canopy lights are dimmed I believe 60% in order to meet the 30ft candle so that would be an ongoing condition of approval that they would have to meet that they can't be in excess of that and they have to be if we were to take a a measuring luminance measuring at the property line they have to be meeting these candle requirements um but it is noted that as a condition of approval uh and they do have a plan that does comply finally litter control they are responsible for litter control within 300 ft of the premises and it's litter control is to occur on a daily basis trass receptacles must be provided at convenient locations on site to facilitate litter control they did not include on the site plan specific locations we're including a condition of approval that the site plan be revised to show the proposed locations and we recommend locating a trash receptacle at each entrance and near the outdoor tables that are shown on the plan they're on the northeast I'm sorry Northwest side of the building so as far as the conditional use permit the in summary for the Planning Commission the biggest items of discretion uh was the proposed requirement to increase the width between fuel pumps from 21 1/2 ft to 24 feet um thoughts on the location of the trash receptacles would also be helpful um and then we'll get there's a little bit more too but the carwash uh also had two standards for the cup the site shall provide stacking space for the car wash um and they do have enough space to fit 7 to 10 cars depending on the size the mix of the vehicles um and then again the area also appears to conflict with the shown pathway for semi- TRS to access the fuel St fuel tanks so they will need to add that additional Lan to allow for two-way traffic and then they will be able to comply with that standard and then the exit from the car wash shall have a drainage system which is subject subject to City approval and gives special consider ation to the prevention of ice buildup during winter months a drain is not identified at the exit in the site or floor plans provided for the car wash a condition of approval is for the site plan and floor plan to be revised to reflect the drain in that area and for additional details to be provided to explain how the ice buildup will be managed so that is handled as a condition of approval they are expected to comply with the standard and then we get into the general evaluation criteria for cups in general they must comply with their comprehensive plan our 2040 comprehensive plan does uh it does support this use and the C people support and established business at a viable location to meet the needs of the community and a larger region as envisioned in the C2 District additionally we have our Northeast District plan which envisions this northeast area to be a job creation Zone and the cup has anticipated to create 35 to 40 new permanent jobs to the area and it is uh in compliant with specifically goal number three of our 2040 comprehensive plan to create new land use opportunities to expand and diversify the city's tax base by encouraging new commercial development The Establishment maintenance or operation of the conditionals will promote and enhance the general public welfare and will not be detrimental to endanger the public health safety morals or comfort so the proposed up will promote enhance the welfare of the general public and that the surrounding public will have convenient access to F fuel food and other basic necessities uh even though it is a Motors focused use the business will be accessible to those who choose to walk or use their bicycle including there is a bicycle rack and they do anticipate that as part of the narrative that people would be able to come to the site that aren't motorists um and they try to appeal to that in granting the cup does not appear to be detrimental to endanger the public health safety morals or Comfort motor fuel stations are subject to strict state and federal regulations to ensure safety and environmental health the building design proposed is Prim nearly brick cladding providing a high quality aesthetic the proposed lighting plan in conditions of approval confirmed downward facing LED lighting is proposed to reduce light pollution at the fuel canopy um and also that the uh overall lighting of the site does not exceed one foot candle as measured from the center lines of the public streets or the shared property line the nearest residential home from the proposed Car Wash is approximately 400 to 450 ft away uh the study completed by the applicant based on car washes at other Quick Trip locations provide data to support that the noise levels from the car wash will be within the allowable range uh at per Minnesota Pollution Control standards and the applicant's narrative explains they can install Burns and fences to minimize noise from the car wash exit as well as limit the time of day The Car Wash Dyers are able to run within a wash cycle and so a condition of approval is for these strategies to be implemented to ensure compliance with nighttime deciel levels and to minimize any uh external impacts the narrative also explains outdoor speakers that the fuel pumps are no longer utilized each fuel pump has a built-in speaker that is only activated once the dispenser is in use this allows noise to only be present present at the dispenser that is in use to minimize what can be heard offsite it also allows the volume to be regulated by the store controls and guests can choose to mute the sound themselves if they don't choose if they don't want to be listening to it so um and additionally there are all the setbacks are met as required and there is focus on Landscaping at the perimeter of the site to further mitigate sound and noise I'm sorry sound and light the conditional use permit will not be injuri injurious to the use and enjoyment of other property in the mediate vicinity uh for the purposes already permitted nor substantially diminish and impaired property values within the neighborhood um so it found that the standard can be met the proposed use will provide a convenient option for surrounding properties to meet daily needs it's very similar to the previous standard the proposed architectural design is of high quality and the light levels meet all requirements as well as the noise and as discussed above the site design and business model provide a number of strategies to mitigate noise from the site uh the establishment of the conditional use will not impede the normal and orderly development Improvement of surrounding properties for uses permitted in the district uh the conditions will not impede the normal and orderly development the development result result in a new roadway and bring utilities to the site that will allow for uh normal and orderly development to occur with the surrounding properties adequate public facilities and services are available or can be reasonbly provided to accommodate the proposed use the applicant is responsible for completing improvements that were identified in the feasibility study completed by the city engineering team and so that includes a number of Street improvements um and the applicant proactively worked with surrounding Property Owners to OB necessary easements to make those feasible for the site so again that's that new local roadway that's being added um and then they will also be responsible for other facilities such as storm water improvements to manage the site the conditional use shall in all the respects conform to the applicable regulations of the district in which it is located so they uh will conform to the applicable regulations in the C2 and the Northeast District several conditions of approval were added to the site plan and cup resolution that goes over additional changes that need to be made they will be expected to comply if a variance was not specifically granted and then finally the conditional use in site conforms to Performance standards as specified by this chapter again uh with the proposed conditions of approval they would comply so we get into the site plan I think the biggest things with the site plan uh for oh and I'm sorry for the summary discussion items for the conditional years permit for the Planning Commission um in addition to some discussion on the increased width of the fuel pumps and the trash receptacles are there additional mitigation strategies that weren't contemplated in the staff report uh that could be included to ensure the useful fit within the C2 district and the surrounding area for the site plan uh the a lot of the areas a lot of the areas will comply or will comply with reasonable conditions more information's needed on some of the screening and that's again handled as a condition of approval uh the lighting also complies for the building standards just so we can get a picture here we have uh brick cladding shown they do need to provide some information to confirm it meets our um our 58 inch standard or 58 inch thick standard but that does look to comply the metal roof would also comply uh we just need a little bit more information regarding really the concealed Fasteners and then should be able to comply with that standard um and that's also includes the standards for our Northeast District plan uh for parking is probably one of the bigger issues right now their proposed plan here they have 52 parking stalls we the closest use in our code was for a uh really for a car repair shop but that was the closest use and that resulted in a formula of of coming back at 42 spaces I did look at other uses according to the American Planning Association other formulas for car washes and that did seem to line up with other car washes as I'm sorry car washes motor fuel stations convenience stores that seem to line up so they are showing 50 they need at least 42 actually they're showing 52 uh really the biggest change here is they were missing the Landscaping islands that are required in our Northeast District so there will have to be some adjustments made to meet those minimum dimensions and planting areas um and so there might be that additional parking spaces are needed here um and it might be that and it will be likely that this area will have to shift just a couple feet to the left in order to meet all the parking requirements so that is a condition of approval for the mama G site right now they have 236 parking stalls between um on their parking lot and the parking lot does expand over the shared property line um and so they will have to bring that back and comply with setbacks and the there was confusion between the preliminary plat and the site plan the site plan showed about 160 parking stalls the preliminary plat showed 102 and when we do the formula for Mama G's again we have to kind of go based off of the most similar use in our table first um and that came back at a use of 10 and go to 15 140 I think it was like 142 thank you 142 stalls are needed for um Mama G's and that was using probably one of the no it was using a very generous formula I would say the more common formula was used was based off of 300 Square F feet of uh basically it's that volleyball space that's driving it um and if we were to use that formula the required parking would be 227 parking stalls so right now staff's proposing 142 stalls based off of the 1,000 foot square feet of recreational space or one parking space for every 1,000 ft I would say that that is an area of discretion that should be discussed if you believe that's enough parking for the site ultimately it is the business owner's responsibility to manage their site so that they're not relying on overflow parking there will be no parking allowed on the commercial Street leading into the site um and another option would be that they reduce the um volleyball I also know that this is a very this is an existing build an existing business and everybody loves the volleyball so I don't want to be on record saying that way they need to reduce it but they do need to know that they are responsible for managing the site and that parking is something they need to work through um proposed so as far as the rest of the parking plan there is some concern with the shown own Drive aisle with and espe they're not going to be able to rely on parking in the right of way so that's an area that needs to get uh revised to match with how the preliminary plat has the new parking so there are a number of conditions for the Mama G's parking plan including um the demo plan must reflect removing the parking lot from what will be RightWay a 5ft separation from the trail easement is required for a 15ft setback from the Eastern property line which is subject to the variance approval that we'll go over in a second and uh portions of the parking lot that are in the right of way and and Trail easement or any other required setbacks must be demoed and restored with vegetation which is to be reflected on the plans accordingly again a minimum minimum of 142 stalls must be provided which will likely mean that they will have to expand their parking lot to the West um and any expansion of the parking lot would need to meet all the required minimum stall U dimensions and other development standards such as the landscape islands in the northe District plan the um so I would say that is like one of the really the biggest issues with the parking plan everything else um did look fairly decent it's just that there are conditions to work through some details including the for the proposed plantings uh need to be consistent with our Northeast District plan which does have a preferred tree list there were a few species on there that were not identified on our preferred tree list that would need to get replaced um and then there's some additional screening that's required uh for the parking for the signage that is another area that again they'll be expected to comply um there the it's normal at this point to have very minimal um signage details that does typically get handled as part of our sign permit but I did go over in the staff report that they will have to comply with our pylon standards and there's some Dimensions there um and that there is some logos shown on the canopy that would not be allowed per current ordinance they would have to remove that um and then another area is they have not identified three resiliency options for quick trip that are required for a Northeast District plan so that would be part of the conditions they have to identify and update plans to choose three as outlined that could be an electrical vehicle station um it could be Zer escaping which is plantings that require minimal water um and something of those legs so they will have to identify three and update accordingly for the three variances again these are all for Mama G site there will be uh a variance to allow reduced building setback from the front property line adjacent to a county road so at this point that would be 29.8 ft with the condition that they revise their plans to allow for that 55 fot RightWay with a 10ft trail [Applause] easement um overall city has been fairly lenient with existing structures trying to work with them we find that it's part of the really the character of the area that these structures remain if they're in good condition so uh the variance recommendation from staff is to recommend approval with the condition that uh the parking area between the building and the property line must be converted back to Green Space right now it's pavement and the applicant must revise the Landscaping plan to provide uh Landscaping per our we have a flexibility Clause that allows for a reduced setback so they would need to uh abide by that to the extent that's possible it is a kind of a small area so maybe that has to be a little reduced but let's get some over story under story and some shrubs and then Redevelopment of the site would be expected to comply with all setbacks for the applicable zoning District as a condition of approval the second variance is to allow reduced parking set parking and drive a setb so this I'm sorry this is the existing building so this area right here would need to be converted to Green Space and then we have the reduced parking and drive AIS St it came right now is showing from the new property line as small as 13 ft which does not allow for two-way traffic and it's a it isn't a one-way parking lot so that is concerning and we would prefer to have that be a 26t drive a um and uh so that's part of the conditions of approval for the parking plan and as far as the setback we're staying a 15t setback from the revised property line with a 55 ft half right of way um and that would allow for a 5ot separation from the boundary of the trail keep in mind the trail would not necessarily go all the way up to that boundary it would be more uh centrally located partly in the right of way as well so there would be more separation than 5 ft but that would allow for about 10 ft of Separation um and so as far as the conditions of approval for that variance the applicant um has to really is that 15 foot and then Reed again Redevelopment of the site will be expected to comply with the parking and drive aisle setback at that time um and it does need to be converted back to Green Space we are not proposing additional Landscaping like we would for the building because there really is no additional room for that Landscaping in that area the Vari to defer a mandatory utility connection is recommended for denial by staff um the applicant did submit a narrative that explains their reasoning as why they think it's granted and it's all logically sound the reason why we as staff do not recommend approval is because of the Practical difficulty component we have had other businesses uh and entities within the city ask for a deferment um and that was not granted and so there really isn't a a um there isn't a condition of the lot that says that they should be granted that deferment um and then um I'd also say it's not consistent with our comprehensive plan because the site is projected for Utilities in stage one so those are the two main components for recommending denial so those are the components again staff recommends approval of the plat approval of the conditional use permit and site plan approval of the two setback variances and recommends the denial of the momy of the uh deferment so you have a lot in front of you and you're able just keep in mind that you are um able to defer from the staff recommendation but there are a lot of things that are intertwined so depending on what is proposed we'd have to keep in mind that youd either have to add some conditions to the preliminary plat um or um if we recommend denial of one component we might not be able to recommend approval of another component so it it depends on where the conversation goes and I'll be happy to help you through that thank you Natalie uh so at this time um at following the staff report we will open the floor for the public hearing portion um so we are going to have Dwight or Natalie will let us know who has filled out comment cards related to this and again just a reminder that we are going to hold to a five minute time um limit and then if you you have new comments please make sure like additional items um additional light you want to shut on the issue make sure you um take the opportunity to come up to the podium but if someone has already shared your thoughts and feelings um you are welcome to just agree uh so at this point in time who do we have for the public hearing the agenda item number isn't filled out but just call Kim Heiden is that do you want to speak on this item okay and then if you could come up to the podium and state your name and address um and that's just for the record so well good evening everyone my name is Kim Heiden I live at 10182 Ironwood Court which is in um the Bell weather uh area so I know that Natalie went over this uh 19.8 foot variance or the 29.8 can you bring that a pict picture of that whole um intersection up to show where the the new path is going to go along with that street because the thing that I want to bring up is if we're going to make it if we're going to take space to use that we only have right turn Lanes on the Maple Grove side of that intersection we don't have right turn Lanes on the corkran side and I think that's almost a must if you're going to if you're going to grab space anyway you should have a right turn line can you bring that up that intersection at all here's the yeah it doesn't show the intersection there it is see there's only right turn Lanes on the Maple Grove side too high from yeah from 32 going north or going south okay we're all going to just uh re refocus for one minute so really um Kim has the opportunity to have the floor and so it's really not a discussion so we just want to make sure that you have the opportunity there won't be a lot of back and forth but we definitely are listening okay so my my concern is that as long as we're making modifications to that we a to in incorporate the right turn Lanes both on the North side and the south side of 30 okay okay in your uh in your packet for the meeting um uh quick trip is requesting on page nine of your packet that the operational hours will be 24 hours a day will they consider 6 to 10 that's a question on page 13 uh Natalie you discussed the uh canopy lighting uh to to a certain extent uh and the uh 30t candles is what's allowable my question is what is the illumination levels at the Quick Trip which is on 81 just north of here because my opinion is that is way too high of Illumination to be across the street from a residential area or in back of a residential area starting on page 27 you discussed the uh landscaping and the mitigation for uh for noise and lighting that the Landscaping uh could provide and it's a recommendation that the Landscaping is there my opinion is that the rec that the Landscaping is a requirement for this area not a recommendation and that the trees are full not full grown trees but at least four to six in uh trunks on the on the trees because quite honestly most uh most people in Bel weather wouldn't live long enough to see uh see any benefit uh to those if they're just um wait a minute just uh small trees animal uh uh and then I did review the locations of the current quick trips in the North Metro all the locations that I found are uh either on an interstate or on a four lane Highway this proposal is on on a two-lane Highway with no plans for future expansion Per hopan County so the proposal this proposal which is you know 700 plus cars e extra cars a day plus the extra traffic from the 610 is is uh going to create some issues with I which I do not think were addressed in this report okay that's that's it for me thank you I appreciate I forgot as well before we went to the cards typically we do allow the applicant to have an opportunity um is the applicant here tonight I'm here here you keep going I can keep going awesome okay thank you so much appreciate it uh we don't have any other cards it's apprach the all right so at this point in time if you uh want to speak on the Quick Trip um I will you're welcome to come up to the podium just make sure you state your name and address into the microphone and that you be respectful of the five minute time frame but we don't have any more cards F out go ahead my name is uh Sandy Robinson I live at 98 48 Alvarado Lane and the Delani which is one block off of 101 and tonight I've got a letter from you've received but I would like to read it from one of our other neighbors who just could not be here she lives at 9841 which is right across the street from me and her backyard is there and my I can see right between the buildings 2 101 and her name is Susan Olen and she asked if I could read this tonight so that people could just hear her thoughts is that okay okay she said thanks for the opportunity to express my concerns to the Planning Commission regarding the proposed project I write in strong opposition of the proposed development of a quick trip motor fuel station and convenience store near the northwest corner of County Road 101 and County Road 30 actually it's mid block but it's my understanding the project consists of a large convenience store motor fuel station with with 10 gas pumps and two diesel pumps an attached car wash this facility would be a 7-Day a week 24 hours a day operation placing said commercial property at the proposed site is totally inappropriate and poses several disruptions and creates a huge negative impact on the homes nearby and the current traffic on 101 there already exists two established communities of residential homes very near the site delgani and Maple Grove across 101 from the site and bellweather Del Web community directly adjacent to the site to build a commercial property in the midst of homes is completely inappropriate the 7 day a week 24 hours a day operation of a quick trip would be a huge disruption to said communities this 24/7 level of ongoing activity noise of vehicles and diesel trucks added traffic in and out and bright lights shining all day and night into our homes would be Beyond disruptive I respectfully ask you members of the Planning Commission our likely homeowners as well in communities such as ours please ask yourself is this something you would like in your backyard traffic on 101 Brockton is already at an all-time high adding this 24/7 commercial property with another access in and out on County Road 101 would add to an already higher than ever level of traffic making all access points more vulnerable to accidents from the corner of County roow 30 going north on 101 to 101st Avenue which is a very small stretch there were already inout access points as follows Mama G's to the West Bell weather to the West Inn out at 100th Avenue and Mama G has two Inn outs and uh and Delani to the east on 100th Avenue and in and out on 101st Avenue to the east adding yet another inout access on County Road 101 to the proposed development directly between these areas will not only add to the congestion impede traffic but lightly make the areas much more vulnerable to accidents as Vehicles maneuver in and out into County Road 101 I like Quick Trip as much as the next but simply cannot support placing such facility at the proposed site surely there are much better suited land options for building a quick trip and cork run likely not far from the proposed site there are appropriate for commercial property do not create multiple hardships for existing communities homeowners or have a negative impact on communities and on the traffic I appreciate the opportunity to express my concerns and strongly encourage the Planning Commission and City Council of corkman to give very serious thoughtful and respectful consideration to the concerns expressed and those of others in opposition to the proposal to not approve the request by quick trip at this site and seek out a more appropriate site for such property thank you so much for your consideration and like the Kim said on 101 it's only a two-lane it's not really a highway but on shoulders are barely there but uh it's only a two-lane road and right now it's sometimes extremely hard to get out at one of our only exits out of Delani and then 30 is supposed to have been the straight through Corridor for Wright County the way they're going to be doing it and yet they've not put in the roundabout they've put in a stoplight just up from 101 to the east which is going to really congest traffic and whatever before it gets to 610 so what happens when they decide to expand 101 widen it then what happens to their front of their property to back of ours there's going to be a huge mess there I mean there are some other areas they just a mile over 116 has got three open corners for commercial use and better access in and out so it's just the thought thank thank you for allowing me to read I appreciate it and I do want you to know that she did actually submit it so we did get that as well so just really want to verify with all of you that if you submitted letters want to make sure that wasn't either but y they haven heard appreciate it thank you MH okay is there anyone else okay state your name and address for the record please and um and I don't want to be rude to interrupt but we are keeping track of the time because this is still just our first agenda item so I'll just if we get to that time five minute I'll kind of try to look at you or maybe I'll give you a wave or something okay thank you so I'm Craig Matson I live at 10174 Ironwood Court in the bill other community and I heard that the U applicant Quick Trip has met presumably most of the requirements uh that corkran has put out in front of them to build uh a quick trip and um that's all well and good but I think there's many of the aesthetic things that really need to be considered a couple of which have been already brought up with the traffic the noise and the light as well as putting a a fuel stop in a neighborhood that already exists we've already heard from the two adjoining neighborhoods that this is a major concern when in fact corkran has opportunities to put commercial fuel stations in other areas major intersections that don't have adjoining uh residential areas so that's my comments thank you thank you is there anyone else who wants to uh mention something that hasn't already been mentioned related to the Quick Trip project please remember to just state your name and address for the record thank you my name is CIS debol I'm with MES um and uh some of the history that we had up there Natalie was 1964 mamaes was uh founded quick version of that we took over in 1998 immediately met a big fire uh in 1999 2000 was the fire uh demolished the building um we've been operating under conditional use permit the city at that time granted us a conditional use permit to bring back a much smaller building that building was originally 14,700 Square ft in 19 when we bought it in 1998 um and a couple things to address some of the the neighbors concerns is I and one of them is the traffic and I believe uh we had a long many long meetings with the county on and we did a traffic uh traffic study that I believe I don't really know the technical outcome of that but I believe if some of that was maybe shared with with uh some of the the local community that's in the neighborhood I also as the first gentleman said I also am a quick trip fan and uh utilize one often um I see them all the time on two lane highways um those are the ones I frequent I very rarely see them on forland highway I frequent the one in Blaine that's in a neighborhood so I think where quick trip is going and I understand some of the concerns and I also wanted to to point out to Natalie's point about the Water Hookup in denying that uh that request for a variance for the water utility hook up in 1998 when I was approached by the then owner um to purchase the property he came to me and he said hey we buy this property at that time we went all in but I came to the city of cork first and I before I agreed to buy it and I asked when is city sewer and water coming to the property do you have any idea and at that time I was told it was going to be 2 years till the the hookup came and possibly five years to get the or the in the Interceptor the big Interceptor and then possibly five years to get it to the property and that was 25 years ago so we've waited 25 years to hook up we want to hook up to sewer and water the only problem is I also want to take down the building that we were issued a conditional use permit for in the year 2000 that needs to be revamped that whole Corner needs to be revamped you've got a commitment for Mom G's quick trip was the first step of that getting quick trip on the north side of that so we could conform around quick trips and uh you know the the ins and the outs and and uh I think we've worked with City staff and with the county which was the first step to get rid of the the egresses in and out because it's a it's a problem it's a problem now where they are so we've succumbed to the fact that we're going to go up to utilize our spot whatever our spot does become because it won't be six volleyball courts and and Mama G's as we know it now once uh once Quick Trip gets done with there so I I would ask for some patience and a promise from us that we'll work closely with City staff and uh pnz Department in developing what's right there um and there was one other point uh the parking so where the parking overlays I think that aerial view you have of that because when when and I wasn't sure I understood so I may be speaking on the school but the two the two lots that total five acres the big one's three the most North one the middle one's two and then Mama Jesus is five there's a total of 10 acres there so on 5 acres of land with a 3,000 ft building I would sure think we could make you guys and the neighbors happy with a parking requirement whatever that might be we have plenty of land to park cars and the last point was that those lights for Mama and G's would you know we shut ours off at 10 11:00 when volleyball's over but sometimes we get a neighbor calling saying hey your lights are you know it's a volleyball court and I see quick trips lights being much less than the volleyball lights and when we do develop set property understand there's going to be some conforming some things we're going to have to change in our course of business and that's kind of it and thank you guys for coming and thank you guys for listening thank you okay at this point in time um I think that uh we will close the public hearing for the agenda item uh quick trip and then we'll begin the commission discussion and recommendation applicant wants to oh do you yeah okay AB as the applicant you actually do not have to speak during the public you can speak after the public y so if you don't mind if we close and then you can go okay perfect so does somebody want to make a motion to close the public hearing I'll make a motion okay I'll second all those in favor I anyone opposed no okay all right go ahead sir okay so name address name is George address is 1626 Oak Street Lacrosse Wisconsin 54602 thanks for having us here um little background on how we got to this point in time I first met an and the midnight group we entered into a contract in May of 2021 to try and purchase this land so we were met at that time with a moratorium and then a feasibility study that needed to be conducted so the city could figure out what's happening with utilities what's happening with access what's happening with adjacent land uses so we sat through the feasibility period and the moratorium period um the results of the feasibility study we provided uh trip generation numbers to henin County so they could see the impact of a potential Quick Drip convenience store at this location um they did make or provide a comment letter asking us to provide some turn lanes and some Road improvements on 101 so the access I think is going to be deemed an upgrade we're pushing the and is volunteer to close both access points that currently service the bar and they're both being to live farther from the intersection which is deemed by henan County to be a safety Improvement to the area so I think the access as they see it will be better in the future than now um this kind of this notion that we should locate our store on a different intersection um doesn't really work for our business we have to capitalize on passer by trip it's the nature of convenience stores um it's a convenient run business that's why we picked this area we like the growth we like the population we like the fact that the zoning is proper to aot use like ours um there's just a lot of factors being at this location that we find very appealing there's a lot of work to be done on this site um there's ultimate water lines there's ultimate sewer lines there's ultimate road infrastructure quick trip is volunteering to perform um which we think will help spur the development for the rest of the land in the area and creating a much greater sense of community in this particular area um if we can kind of talk about some of the elements that were discussed um I mean Natalie's planning report Natalie nice job on the planning report I know we've had a lot of back and forth on almost all of that um I don't know where you guys want to start on kind of what was discussed we can figure out what we want to do on this 55 and 10 or 65t right away if you want us to go to 55 and 10 we can do that um so we can revise that plan we agree there's space on the south of those tanks to create two-way traffic flow um we can even look at Shifting the entire building back to kind of hit some of that setback out front for each parking so there is a possibility we can accommodate most of those requests what we don't want to do is separate the fuel pump violence out any further um 21 and A2 ft is our standard we've built probably 550 or 600 stores at 21 1/2 ft we Haven complaints it works the water you get the more cars you get keep thinking they can drive through the middle which is why it's 21/2 ft um that is our standard pump configuration we would appreciate it if we could keep it like that so consideration there would be appreciated um outdoor sales of merchandise the one we didn't call out is salt under the pumps so we have the propane chest we have the ice chest we have the salt out Under The Canopy um all the lighting is recessed like we said we submitted a full photometric plan to the city of cork with our civil design package um it doesn't show any light pollution offsite to down to the foot candle so there's not going to be this your light is violating on adjacent land uses um you will probably be able to look out your windows and see our use but it will not be illuminating your property um we don't have an issue with the Northeast design standards we can look into options for retention basins we can look into planting native species and we can look into something else to hit the three resiliency options um we just have as an overarching principle on this entire discussion there's if you guys read through the resolutions there's kind of a lot going on in the resolutions so the resolutions are I think each of them are between 20 and 30 comments that have an additional 20 and 30 sub comments and a lot of it intertwines our site with the mama G site and speaking as a representative quick trip that sometimes is concerning because we don't have control over some of the items in our conditional use permit approval um one of them being they have to maintain this parking requirement the way it's written now if that parking requirement were to fall short on their end it would impact our permit um and that's something we would like to try and detangle if possible and it might be a little bit more work between us and staff but that's there's a lot of elements that are intertwined I think Natalie and Kendra know that um because it's been it's been a long time to get to here I think including Mam's land with our plat kind of co-mingled most of this development so I would be interested to hear your guys' thoughts on just the nature of the use and kind of potential options moving forward because we we love the area we want to be here there's plenty of growth there's plenty of traffic there's there's obviously a need for something like this at this corner um given this traffic flow so we would really like to be here okay so just a revie you because this we do need to just maintain civil respect so uh if you could keep your comments to yourself so that he can have his chance at the podium he is wrapping up and then side conversations too just it's super distracting when we're trying to hear so um just save those for when you are uh not in the the chambers here I'd appreciate that thank you um so what we will typically do next if you have felt like you've kind of gone through your presentation that you'd like to is then we will uh ask um the Comm raise their questions that they have for staff um there's some discussion that goes back and forth and if you could just be available for questions um if there are any specifically pertaining to you that would be great um but feel free to finish up what your um thought was uh if you have anything else I think that was I was just about ready to close before jump in uh like I said I think the resolutions I I don't know if we can accept them as they are I think there needs to be a lot of work done between us and staff to try and just disentangle some of the elements between us and IES that are are going to be listed in the same approval and that's kind of our biggest concern at Tri great thank you so much um okay we are going to begin our discussion so you guys can uh we'll see who wants to begin but as a point of clarification just the cup for the motor fuel and gas station use can be uh recommended because that's what Planning Commission does is we make a recommendation for approval or denial that goes on to city council and then city council has this item show up on their agenda and then they make a formal vote but um the cup for the use of the motor fuel and gas station can be recommended for approval without uh it's not contingent on the variance requests for Mama GS so Madam chair I would say we we could work on detangling the site plan from the cup usually we do it together um but we could work on WE you could recommend that be handled separately if you wanted to but I would say the C the way the cup and site plan in preliminary plat is written right now is if these variances were not approved with the exception of the water because that doesn't necessarily affect the site design as much as the setback variances but if the setback variances were not be to not be approved then the site plans would need to be adjusted but I think that'd be true even whether they're entangled or not I think the parking requirement for Mama G is while I understand that we're trying to separate it um Mama G's parking is impacted by the new site plan and conditional use permit so I don't know exactly how we would disentangle that be something that I have to work with Kendra and the applicant on okay and then so for our purposes as we look at these four things obviously there's a resolution before us that includes all four of them uh is it helpful for us to go through I mean we've done it both ways on this commission over time we've looked at each individual thing but I feel like what I hear you saying is that they are all emed enough that is best to have a discussion and then decide where the discussion lends itself and uh go from there right I yeah I I I agree you may I mean it may even be that the variances might be the easiest place to start start and then we can go from there perfect so okay so if we could begin with the variances because it would give us an idea of where to go with the resolution as a whole but who would like to begin I'll start just generally um the the the lane that wraps around the site what what is why why is that there why do we need that the new roadway is what we're talking about so because that our Northeast District plan we have to first of all we are going to have limited access points to County Road 101 and County Road 30 so we do need a local roadway to be able to serve the rest of the property to the West uh especially once we to that mixed use area so this is the start of that road internal Road Network and then that redu so then that allows for the two accesses on Mama G's to be closed because they will have a full access that accesses the northwest corner of their parking lot um and then so that's why it has to wrap around all the way down to mam G's um but then it's also because it's it's it's kind of the first landing point to serve what is uh gr eberts property that's immediately West and part of it's commercial and part of its mixed juice that makes sense um the uh there's a road that is part of bellweather that begins to head south that road is not going to connect with this road is it eventually it will it won't be a part of this project it would be as uh again that eert piece as that develops that will eventually connect to this road yes that's interesting I didn't know that um I I'll just name my concerns my my my concerns really boiled on and I think Kim Kim did a real good job is um beginning with is the light pollution I mean the ambient light I know we have a zero foot candle at the property line and I know that's requirement but regardless I think the ambient light from that station is going to be significant and it it will affect the neighbors and I was just wondering if there is anything else that we could do to mitigate that and and that is just addressing the people that live uh west of that station I'm also concerned with the people that live east of that station because the landscaping that's going in I don't think is really going to block any of that light and I'm just curious if the city or applicant had any conversations with the people in Maple Grove no no no just just thought that might be a prudent thing to do I guess the Landscaping the the Maple Grove Community is it's the backyard of your town homes correct with with our living rooms and primary bedrooms facing 101 yeah that so there and there's there's privacy fans that wrong everyone your backyards already okay we're just going to like uh just not of kabash the back and forth cuz we just no no you if you want to address it because the commissioner asked you but the the public hearing portion of the um the item agenda item is finished so if you want to answer his question the main point is there's not much we can do the Landscaping the fencing it's aimed to screen headlights car lights as far as building lights there's not much we can do to soften that light to pollute aside from providing the full photometric plan that says it's not poting so I it's impossible to darken the building without just turn lights completely off I don't think I understand that but I think uh Mr heyen made a comment about the caliber of trees you know that for the overstory TR trees that could be increased which I think would help mitigate some of that light pollution um so that so I I just wanted to go through and and list my concern so I I I'll I'll continue with that commissioner harres did you want I do have some like strategies that are used used for ambient lighting reduction did you want me to go over that because there was a question in there as what were you asking or do you want to continue forward with your comments well right now I'm just I'm just making my comments public um so one is is the ambient light issue the other is the noise and I want to really make certain that we're we are understanding the noise impact of that station to the surrounding community and so that's another concern and then a final concern would be so this station is is being opened being placed right around a large Wetland area and it's going to be a gas station what are we doing anything special to prevent any trouble in the future with uh petroleum into the wetlands I'm that's a question you want me to okay I'm sorry so the Wetland uh the nearest Wetland is actually on the um the South West corner of Mama G just touches on that Wetland boundary to the nearest Wetland the Quick Trip site is actually not there is no Wetland On the Border or immediately vicinity it's actually a little further west on the site um I'm sure he's going to speak towards the precautions that they are required by several agen to take to make sure that they aren't leaking petroleum I know there are I I understand that there are but I would say actually this is an interesting site in that most sites have wetlands and they the Quick Trip site has none so um that is actually one of the probably one of the nice things about the natural features on the site is that it doesn't have any Wetland impacts as what for what they're currently proposing go ahead so and to speak to what you kind touched on the mpca governs our fuel operation so we have to have our tanks buried and double lined we have to have the pond clay line so we can be SC do to prevent spillage and fig R water we have to have skimmers on all of our Outlets to prevent oil and gas from separating into the into the waterly so it's it's a very heavily regulated industry and a very heavily regulated component of our operation um and there's a lot of precautions in place to make sure that we don't dump fuel into the ground or to the well okay good I think that's it for me okay did you want to Circle back at some point in time um to the strategies for combating ambient light that Natalie has or do you just want to table that for right now and let other people bring up their thoughts questions could table it I'd like to get all those comments out okay all right who would like to go next do you have questions yes um commissioner I I know sometimes we've done um staff responding to questions that the public forum asks I don't know there are questions I also would ask so maybe I'll ask them um the first one is you know about traffic study not being included in the report what the results of any or maybe it wasn't I missed it it was the visibility study was an attachment to the report so there was was traffic study was evaluated um and recommendations were made so um I I could have made that clear in my staff presentation I was trying to summarize where I could so but yes the the applicant as part of this project uh on the county roads a Northbound turn lane at the North access point would be required so beond County Ro 101 uh the need for southbound turn Lanes will continue to be reviewed henen County the the comment letter that we have the official comment letter we have um said that it could be that they wanted at both accesses into the S it maybe that they just need one they want to just they didn't really give us a straight answer on that but I think it's because they really need to they need to continue their um their review of it I would anticipate worst case scenario for the applicant is that they would need turn Lanes at both accesses it may be that they just need a right turn lane um into where that local new local Street would be um I think that's um there's been some turnover with the counties that's why I think there some of haven't gotten a clear answer on that that but they are required to comply with henan County requirements and they permitting with henan County would also require that um and then the turn lanes and Center median designs so the a raiseed concrete Median on County 101 will be required for that where the right in right out is to make sure that it is truly just a right in right out doesn't turn into someone trying to make a left-and turn there so that should help with some of the traffic as well um so yeah those were the that's the city's feasibility study results and that was conjunction with working with h County and then just to clarify for those who commented on it County Road 30 and County and 101 are County Roads so the city the county gets to decide what road improvements are required or um or necessary so that's not determined by the city but it's helpful to understand that the question about reduction of hours I don't know if there's a business model that exists where it's not a 247 uh I don't know very many gas stations very very R and I would say even the ones that maybe the convenience store is closed the gas pumps are still accessible 24/7 so the lighting is still on and that's true of even Crossroads existing in the city so MH okay um do we want to get into the Mama G's piece or not yet um especially if we're talking about the variances yes because we'd like to start with the variances so please so in The Narrative of the applicant it talks about being a party in the agreement and then in the staff report it says they're not a party in the agreement so can you shed a little light on the agreement between the city of Maple Grove about how the connection will work no end date is Mama g a party in that agreement or not so it's an agreement between the city so we had brought it to me Grove um just to understand their thoughts on it as well um as it's written it's agreement between the city of corkran and the city of Maple Grove City of mle Grove basically said they have no preference on whether or not they continue to serve mes or not they'll leave it up to City of corkran um but technically Mama G is not a party to the agreement it's just an agreement about their site between the two cities and how it would be serviced with M Municipal Services okay um because that I the The Narrative says no changes are happening to Mama G but then there was alluding to there won't beomes is the way I interpreted it but maybe that was wrong um so a little confused on how we make a decision on shortterm when we don't know long term and it seems like I I really don't know how to make a sound decision on that well and before I was actually going to say before we move on to any other thoughts you had on the other variances I was going to chime in with a question um because I understand that the basis for the staff's recommendation is the other business owners and I and I do think it's important that we make maintain consistency my what I hear the uh Mama G saying is that their intent is to remodel and I would imagine that sort of some of the motivation is that it's just going to be cheaper overall to do remodeling all at the same time so my question would be the other businesses that wanted to defer hookup were they facing uh eminent reconstruction plans at the time that they made a request I don't think so okay and so would it be reasonable potentially to land somewhere in the middle where we say because the other piece of that is if you were told 20 years ago that you were going to hook up you should be in a position kind of ready to hook up even though it took us a lot longer to get here so I can see but I can see both sides but uh something that I was considering is can I think we've done this in the past where we put a termination date so we give a like one year and I know that you said in the staff report that if there's some turnaround it is it is entirely possible that something like that gets missed um but is it can it be attached to a permit that's I guess the question do you know what I mean no no no I would say if um so one thing I want to point out too is this is actually the one variance that's really not in your purview we still would like a recommendation but I don't think we need to spend too much time on this because it's not in the zoning and subdivision ordinance it's from our Public Works chapter okay um and and I didn't mention that in my PR which means their recommendation is really going to Trump ours anyway yeah well it's okay well I well well yeah I mean potentially I don't know but I would say if if there's a desire to Grant the variance um then just grant the variance having a time limit we've really struggled enforcing time limits with other projects um and so it ends up getting extended extended extended so it's like if we want to Grant the variance then we Grant the variance and then as but with the timeline that when they redevelop they will be expected to connect so that would be the reom so if that's what you desire that would be the recommendation of the Planning Commission okay cuz I here what you're saying and I do feel like the other piece of that is that if they anticipated that 20 years ago we were they should be ready to hook up then you know they should be ready to hook up so um so I don't know that that helps let me address that CU it'll help both of you understand sure Mama G 20 years ago had to shink yeah sorry they will need it for notes so if you could just be in the microphone that'd be helpful 3730 framp Avenue South Minneapolis um um we we could not we well for the history we have a a service of a 4 in line when the fire happened we couldn't rebuild the building because in order to build a new building you have to sprinkler building and you need a 6 in Line Maple Gro wouldn't give it corkran didn't have it to give hence the reason we are what we are right now now can you speak up more yes now we're 20 years into the project so to be ready to hook up the reason we don't want to hook up is because we know we're going to redevelop we know something new is there so to spend all the money to hook up right now to a building that's going to be torn down and place somewhere else on the site within a few years I can't tie it to a time frame but I can tie it to Redevelopment so it would have to happen Upon A Redevelopment can I say that that's in two years or five years no but I can say right now it's that's the plan I mean that building as much as we love it and it's Rural and it's old and it's fun and you know you got the volleyball it's um it's a lot of work to maintain it so that's the answer to the water issue and why we aren't ready to tr out and one other quick comment I think especially for the question you're asking is that oh sorry can you go up to the podium that's my fault but yeah then it's helpful for notes is that um when when you look at at and and I think Dean touched on a little bit and I'm I'm a little bit confused as as Mama G's owner as why we're we're here and we have a lot of fun nice neighbors here to discuss the Quick Trip why are we talking about Mama G's hooking up to a water line whether it's pre-development or after development it's to why are we're talking about Mama G's parking I'm having a hard time understanding why if quick trip if if the planning and the people and the the the the politicians and the folks and quick trip wants to come here what does that have to do anything to do with Mama G and any of the variances any of the things that are required or going to be required ired for Mama G when said development takes place I understand that I'm in support of that 1,00% but right now for what Ann had mentioned we've been strangled ho for 20 years until corkin had the water corkin has the water has the capability now we want to hook up but why would we go spend 200 Grand hooking up to right now when next week the building next year the building might be down and then we'll hook up everything so that's a problem for me and also the the for me to understand why we're why we're discussing mama and G's when we're here for quick trip because it's two separate things except for it's all part of one site plan so that's the reason why it's being discussed because it is the preliminary plat and the site plan are connected together and that is a planning issue so that's the reason it's coming if they were different would it be um so the process for that to disentangle them would be real different the again the parking is really and then the change in Access it's not not different it's all part of the same project so that's been communicated consistent what if it was if that property was owned by somebody else what would be happening at this meeting if it was owned by Joe and he Joe was trying to sell the quick chip and we own the mama G site what would then be happening I think the same thing would be happening because we had to deal with your parking we had to deal with your access because of that little parking that little sliver that you see on the overhead and the access your access is off of which we've agreed to give up I don't want to give those up but we agreed to give up both those access points with the count so okay so we are going to well I would say if there's if there's continued questions then staff is available for followup um I hear that we shouldn't spend a ton of time on the water variants so if we want to take a look at uh like I don't know if that helps you land one way or the other just in terms of the great big picture but if we could uh quickly touch on the other two variances and then any additional questions that people have this is just reminder item one do you have anything out I have lots of more questions but I don't know okay um if these are two not off off of the specific subject you guide me okay but um C2 commercial District what other type of businesses would we I get the automotive uh gas station conveni store what happened what like what other business types would we envision with that area so uh commissioner Lind I would just add that we want to make sure that we're looking at the application in front of us it's because just because they're not proposing another use that's allowed that's not really a reason to um base the denial of a recommendation for Denial on a cup uh but basically the district is meant to provide a variety of retail and service businesses that of a larger region and they're oriented towards motorists and require High volumes of traffic and visibility for major roads this is one of our only C2 District areas and in the entire city um so I would and so it's um neighborhood commercial or kind of the smaller areas and even in our neighborhood commercial we allow for motor fuel stations and car washes and then the C2 with the idea is it's supposed still allow for the larger region to be served this Corridor was identified because of the improvements coming from 610 um and '94 that this would be the corridor that would serve the larger region and serve the motorists that are anticipated from those improvements so as far as examples of some other uses I include Banks Bakery daycare Civic Buildings Department Stores uh Grocery Stores um there's a there's an entire like Tavern Sporting Goods retail Goods restaurants got it okay so along those lines and then we have other conditional uses uh like automobile retail uh commercial kennels commercial recreation entertainment um so hopefully that gives you an idea but these are larger commercial uses in this District thank you I'll have more but I'll just defer to okay Tom I'll go ahead um I understand Mama jeans is owned by one owner you guys Quick Trip properties about by you okay got to be together because mama has less parts parking now no it's parking goes over the property line goes over the property line and access yep I mean and according to this the site plan provides that there are currently 236 parking stalls at Mama G's page 24 during sporting events in the summer parking lot is predominantly if not fully utilized so there there's a lot of light there's a lot of activity going on all summer long um looks like the parking is diminished quite a bit but again that's that's you guys' issue to deal with just can't park on the street can't park on any of these side streets that are created in the development either um I think the main issue is lighting it's noise it's fumes I didn't hear that brought up but I think I I read it in one of the letters from one of the neighboring people diesel fumes things like this car fumes I guess it is on to as far as corran's concerned these are major roads 30 and 101 are the major roads in our community and it is a use that's allowed there um the cop seems to be in compliance with it and it will make some adjustments to come into full compliance and it seems like you're able to um I I don't know as I would want it in my backyard either but I probably wouldn't want County Road 101 in my backyard either I probably wouldn't want County Road 30 in my front yard but these these are two major roads this is these roads have always been there the development came after that um I think if anything that the developer can do to mitigate that I know you guys have a fence that's probably not as high as would block certain lights certain noise pine trees I guess are the best block because they're going to be there all winter they're going to be there all summer they grow fast um this area here on the landscape plan I don't know if you could bring it up Natalie but it doesn't really show a whole lot right there on that Eastern property line but it looks like there's probably some room there for some larger trees and trying to pull it up again you know there there C certain Evergreens that are pretty good at blocking you know well and the land like justice the Landscaping standard says it has to be at 80% opacity uh correct for anything that is screen for the yeah the drivethru lanes for the drive through Lanes where the headlight the the loading zone I'm sorry where headlights would go and then yeah for the headlights they have to be screened to 3 to four feet for the headlights so um that's a slight actually the parking along 101 right now or nearest 101 is actually showing that pretty well it's really just the northern um parking area that would require um I do think that I believe there may be these might be coniferous trees tring of remember try to recall but we could certainly require coniferous trees I I do think you want to mix yeah I I agree but um I think that that could be something that we formalize that that's what we want to see I think if there's room there the better screening that you can do and I do notice on the side of bell weather too there is quite a nice area there with trees and fence and those are getting larger so that'll that'll help too even if you don't mind no go ahead even if you added additional Landscaping to the north and west of that access road I mean it's that's almost like a double barrier yeah of so we won't be able to require them to put this is going to be developed and we don't know what's going to be developed there and this isn't their property so if they there's an easement that they've secured with Eber till offer part of the road to be um located on the property but I would say as far as requiring plantings they would likely not remain as that continues to develop we don't know what's coming up with that so I would say if we want permanent Landscaping we would want to focus on within the bounds of the Quick Trip site and when that is developed it's very possible that that will require some kind of that as that comes in yeah yeah I think it it looks like there's a fair amount of space there to to give a better screen and and I think that that would be my recommendation just to try to screen that as much as possible because I I mean I can empathize with the neighborhood I mean you you don't want headlights in your bedroom windows at night yeah I mean you may get them anyways yeah I'm not sure how much leeway you have with the building if you know how much you can move it uh east or west but again you know quick trip yeah yeah the building itself but again you know the people who live across 101 they don't I mean it doesn't look like there's a whole lot of landscaping that is blocking the lights from those folks so so we could uh what I'm hearing is of a desire to have a recomend or a condition of approval that um additional Landscaping be provided along the north and east boundaries to have more and to include more um needle trees I'm forgetting which one that is um except for the thing I'm going to say with that you guys is that they are not doing well in the current climate and if they die after their development is done there's not a requirement to put it back in so well the conditional use permit I think we could we could theoretically yeah we could put something in there that would be good trying to get whatever's the heartiest and I don't know if there's any maintenance agreements with any of these types of trees you put on to kind of ensure that they don't die I mean and sometimes with salt salt spray and stuff from the road too I've seen hedge type Evergreens put in and and then the salt just kills them every winter so okay so if that is satisfactory is there anything else that you would want to add um I'm just trying to get us on to yeah I just want to make a comment about the parking I think it's going to come down to timing cuz let's say in two summers Mama G Is Still rocking we have volleyball we have a quick trip there I just don't see any feasible way that there's going to be enough parking and you're going to have people not able to park in the neighborhoods not able to park on the street but probably going to go park in the neighborhoods uh unless I'm wrong in reading these numbers I just do not see how it's going to work momy G might have to do a special deal to get people to car pool so I don't know I I don't know that's where so I just I don't feel comfortable like approving this concept when we know that that is a huge issue I think that is a fair component I'm just all I was trying to say is the business owner will it will be responsible for managing their site so if they're saying that they're confident 160 stalls is something they can work with and technically our formula it is vague enough that that could work but if you think that there should be more stalls as the Planning Commission that is part of what under discussion tonight so that is something that you could put in as a as a condition of approval I do see that the Quick Trip almost seems to have more parking than you would need people running actually I I wondered that and so then I Google search that like the typical number of parking and it's actually that's like 42 to 50 is about the number of stalls that the average Quick Trip has but a lot of parking standards overdo it and you have a lot of empty spaces I will say um Peak a peak PM probably have 14 employees at our store which is they suck up 14 Sals which is why we have you see 42 to 52 um why uh timing you said timing so this is probably another wrinkle we were we're obviously we're going through all these adjustments right now not enough time for us to put it up in 2025 so we are hoping to start construction in July of 2026 six which would trigger not having it open until summer of 2027 so the first summer where the V cour will be rocking will be 2027 so it kind of gives an a two-year window to look at what they want to do on their side y comment Lindsay too on your Park on your parking concern is that as I I stated this earlier too we have five acres of land on that corner we have the wetlands on the on the outside of it and that would be the the south side of the building and I don't know if that how much acreage that accommodates but let's say it's half an acre I I'm not real sure but I can look all you in the eye and give you 100% confidence that with 5 acres of land and the volleyball courts and will we be rocking on a hot summer Thursday night in 2025 there's still not a quick trip there mhm yes we will we have plenty of parking in 5 Acres there will be nobody and we we as Mama G's we can police that to your point on uh car pooling orever said that got a good idea I don't know if we'd go that far but where we would go is no one's going to park in the neighborhoods because if we're they'll have direct access to us and we can we can help with facilitate that but I I get five acres of land I know what the codes or the and it's a hard thing for staff to to put together because there isn't a lot of things to compare to where there's six volleyball courts in a 3,000 ft restaurant and bar so how do you get the parking uh you know numbers so the 146 they're asking for Greg I mean how many can we park out there at a time we use the grass area and you think you're referring and staff referring to just the area so corre basically spots are straight one week per season play I'm sorry oh no it's okay can you go up to the mic is all I was going to say yeah if you address the parking so the the parking gets a little crazy when it comes to uh let's say it's spring playoffs M where we have to retain the teams for hours not just come for one hour and leave and and basically um you know they Park in the grass as it sits right on our property on our property because there's a lot of there's a fair amount of room to the West that is not Wetland right we don't have any they don't have any Wetland the only Wetland is in that Southeast corner but would that grass area ex West well that that's what I'm saying they would have to like make a formal parking lot and expand it probably into that West area where they're having cars park that would to get the number of parking stalls right now I'm sh after the ride of way is removed it's 102 parking stalls between on the the preliminary plat that's shown so to get the additional they're going to have to expand that tart area to the west and and um may I say this that um in the future we were literally planning on reducing it down Four Courts just because of the craziness yep and so and if you were to reduce the if you were to reduce it down to the Four Courts we would need an updated site plan doing that but if that's something that we wanted to factored in now that would certainly help with the parking numbers yes andal we can we can desate more spots in the grass area I am going to let you guys finish this outside of the meeting uh and handle the parking if you feel like it's at least answered your question enough to be able to make a recommendation or uh denial like I guess that's what I'm asking has it satisfied your well I guess I would just say that maybe the recommendation or condition or however we might want to phrase it is that there needs to be a discussion about future remodel and timing with um Quick Trip development so that there's appropriate parking to accommodate both on this proposed site plan does that make sense do you want to add that in as a condition of like in the resolution because that feels just I don't think we can condition the approvals based on the future Redevelopment of the that's true I think that if you feel there should be more parking then that's something that we could adjust on the I also just feel like at this point in time Mama G has been Al around long enough that there's like a good faith they will figure it out at this point in time um and so um so unless does anyone have anything otherwise the things that we were asked specifically to talk about uh were the width between the pumps any additional strategies needed to combat the ambient light and trash receptacles so if we could touch on those three issues and then if you feel like you're at a place where we could make a motion then that would be great I one other thing regarding the light did we are we thinking that we're going to um limit the hours of the car wash I thought I heard that car the carwash dryer can be limited uh they said that they have done that in the past in the S so the that is a currently a condition of approval okay cuz I would I think that would help so I think so too 10m or something yeah um I think that if 21 and A2 ft is your standard between fuel pumps and that works without lots of door dings then I say uh go with it especially if I can understand you don't want people driving between you'd rather have them drive around to find their parking spots um so I don't know if you entered that in as a condition I did but I can remove can remove it uh trash receptacles I would like to see one at the entrance to the car wash so in the drive because people who go in to get their car wash taking all their trash trying to dump it in there um I think having them near the picnic tables Mak sense um I don't know so much about the entrances and exits into the parking lot that feels like maybe that would be more FlyAway trash that is not what I meant by apolog you meant entrances to the quick thank you so much oh no that was probably and I just took it somewhere else um okay so those are thoughts regarding that and then the additional thing would be uh if there were any additional strategies that someone wanted to either make a recommendation for regarding the ambient light I do understand that this is a big change and someone actually in this room once said that they were a uh change facilitator he's sitting right there and I think that that is a part of the the process is that is that we are in a in a city where lots of changes happening and so how can we mitigate that change so that we are ready to accept it but we also feel like it is done in the best way so if anyone has any suggestions that they want to make towards that or if we want to hear what Natalie was able to find and see if we want to uh make a recommendation uh or a condition of approval that would be great otherwise at this point in time as everything stands I would be ready to make a motion didn't mean for my screen to be showing okay so I just want to I I just want to understand it so the the the the concerns that we have will be addressed in some manner or form right brought to the council to the so the council gets all of the notes from this the council representative is sitting right there um they will get letters that they've received so will they be received comments yes can we uh put them as a stipulation that is up to the council to decide um so if there is something that you specifically want for instance I made the was ready to say 21 1/2 ft between fuel pumps is fine so then we're removing the condition of approval if if you want to make a condition of approval then that's something that you need to recommend right now I would like to see added Landscaping wherever we can to mitigate to screen it so the best thing to do when making it a condition of approval is to be as specific as possible only for location and and I think you got it with regards and we're and we were talking about the west and North correct and the East and the East I'm Sor east and north east north and west reason that I would say West is a little Overkill is that something's going to be be developed well I mean the building Shields like to the east to the west from the lights I mean it is because of where I say East and North okay that's I just want additional Landscaping if you want me to come in and design it I will be glad to come in and design it so on that note it sounds like the commission is ready to make a motion and so I will make that motion to approve the preliminary plan site plan cup and um the two variances we will go ahead and uh follow staff's recommendation regarding the third variance for water hookup knowing that ultimately someone who is more knowledgeable in that area will speak into the situation as well um with the removal of the condition for uh 24t pumps and instead sticking with the 21.5 pump uh width between pumps and then additional Landscaping uh of coniferous trees in particular on the east and north side of the site yes question can we do the Mama G's variant separately vote vote separately or not the thing is is that the variances are tied to the site plan and so if we're not doing the if we're not if if you have a different feeling regarding the variances then that potentially changes the site plan however this is what I'll say there is a motion on the floor so if there is someone who wants to second we can vote but if there is no one who wants to second then the motion dies and somebody has to make a new motion but I made a motion oh so what's your motion will you is it for all three variants to review the motion is to uh recommend approval for the preliminary PL site plan cup the two variances for uh mames and then to follow the recommendation of staff for the third variances which is to deny the delay and Water Hookup because Public Works will speak into that um unless you feel strongly a different way then we're going to remove the requirement to have 24t width between the fuel pumps and we're going to go to 21 and a half and then we're going to add a condition of approval where there's increased Landscaping of coniferous trees on the east side of the property line for quick trip and the North in the car wash recepticle at correct entrance of the car wash trash so that's the motion as it stand and limit the operations of the that's already a condition of yep that staff made okay so again that motion is hanging out there so your motions for everything basically corre one one motion with the additional added landscape um and the change in the fuel with pump I I second okay all those in favor say I I anyone opposed I am for the reason that I think we should approve the variance for mamaes so can she make it friendly sorry I'm sorry I was trying to get ahead of it and that's what so is that the walk you weren't quick enough you weren't quick enough commissioner yeah you're right I wasn't so anyway the question is can she make a friendly I think I I don't think at this point we can make a friendly yeah I don't think we voted I think it's fine so I think it's fine and then then we will just say that the reasoning for the denial was that was specific that you wanted to recommend approval of the third variant correct and so I think that's fine you can forward that okay all right and so then we're moving on to the second uh bus uh item of new business which is the Brockton Business Park preliminary site plat and site plan if you are exiting if you could do so quietly please so that we can go on to the next uh item that would be wonderful thank you all for coming tonight thank you for your time thanks and we're going to begin uh this item with a staff report as well the do you want to you just go ahead I'm yeah and okay mam chair Commissioners uh this next application is also a public hearing but unlike the previous one this is just a preliminary PLA and site plan application uh the city's discretion in both of those applications is limited to whether or not the application meets the standards in the city code this is for Brockton Lane Business Park next slide it's uh to cre create two industrial lots and three out Lots from this 80 acre parcel the two buildings total just over a half a million square fet this is on 101 in the northeast corner of the city uh north of the Nelson Trucking site so just a little bit north of the project we were just talking about next Slide the property is guided in zone light industrial you can see on the rightand side that's the Northeast District map the arrow points to this property the streets fade out a little but you can see our Master Street plan on there it is in the metropolitan urban service area the Musa and it is subject to the Northeast District standards an environmental assessment worksheet was completed for the site as required by Minnesota rules a notice of decision for no need for Eis was adopted by the city council on February 13th there are natural resources in on site uh as identified in our comprehensive plan specifically related to Wetlands and flood planes there are also wooded areas on the site but as you know the city does not have a tree preservation ordinance um next slide this is the site plan 101 is on the bottom of the screen for those watching on the right side that's the north side there's a large Wetland flood plane area the north side uh is a new collector street that will connect 101 uh to the Ste property which is directly to the West the Ste property is a mix of uh mixed use uh zoning as well as residential on the far west side so this will provide a connection uh through the Ste property and ultimately down to Ste Road when that piece develops on the south side is a colle it's a local street that is the current access to Nelson just for contact so that driveway for Nelson will go away uh in the sense that it'll be upgraded to a new public Street and their curb cut onto that new public Street will shift a little bit to the West as part of this project in the center of the site are the that's fine you can go into that thank you uh in the center of the site uh you see a shared truck Court there are two large office warehouse buildings no tenants are identified at this time which is not unusual for a project of this magnitude the lot standards and building setbacks are all met for this project it does comp comply with the site plan standards the architecture for the building is included in the packet um it is a warehouse building so the buildings have a 32t clear inside uh the building's uh maximum height in this zoning district is 45 ft this will comply with that the building has smooth uh finished concrete with metal accents the uh uh um materials do comply with the uh General zoning standards as well as the standards in the North East District we do need some dimensions on the plans I believe the or the buildings do comply with the ordinance standards that require uh breaking up the wall elevations to minimize the mass by using changes in colors building articulation we simply included a condition requiring uh those Dimensions to be added to the architectural drawings before final plat additionally the trash and recycling areas for the two buildings need to be shown on the plans uh to Ure sure compliance um it is my expectation that those are in the truck court but we want to see those next slide uh screen always gets a little bit Goofy on the colors uh these were included in your packets but uh this is the building elevations lots of Glass on the front and side elevations you can see the roof line does have some articulation and there a mix of colors uh and materials to break up the face of the building next slide parking the uh site does meet the minimum parking standards as outlined in our ordinance there are 393 vehicle parking stalls between the two buildings those are screened by the required 3-ft BM uh with Landscaping on top uh so that's additional screening there are 138 trailer parking stalls in the middle of the buildings that Central truck Court um Zone that is screened by an 8ot landscaped BM so it's a BM with Landscaping on top uh the zero setback on the shared lot lines last uh uh council meeting there was some ordinance amendments this does comply with that there's a zero setback and in exchange they must enter into a cross access easement agreement for a maintenance of that shared area and uh requires them to reduce their impervious surface area from the 70% allowed to a maximum of 60% of the site this is well below that um parking bays in interior to the truck parking Zone um they are providing endcap landscaped Islands as required but the we have waved the requirement for the Landscaping Islands inside of that zone in exchange uh Green Space to equal those islands must be added outside um and the trees that would have been in those islands must be added outside of the setbacks and so um the applicants PL show that but what I would like them to do is to provide the the actual calculation and acreage to show that I can on a later slide I can show you where that's happening um the green space is there they do need to add those trees uh back into the plan though that are missing so there's a couple trees that'll be added in that parking area they do have EV charging stations that is one of their resiliency options so this is I think the first site in town that will have those so next slide um Landscaping uh does generally comply the as you know the Northeast district has standards that are different from the rest of the city so we require native landscape materials to be used and the applicants plan does show that there are a couple of shrubs that need to be tweaked um but that does um comply the buffer yard ordinance which is a subsection of the landscape ordinance uh indicates that a buffer yard D is required in the southwest corner we talked about this with Council during the concept plan given the distance between the exist existing residential and the existing vegetation around that Wetland and the new vegetation that will be planted along the new Street uh um we recommend waving that additional buffer requirement uh that will be an action for the council Planning Commission does not um take that is not in the um Planning Commission that's a specifically a council Act ction but I wanted to bring it to your attention next slide so in this landscape Zone um look in here there's green zone behind the street that the uh increases the minimum setback requirement for parking that's the area where they're making up uh some of the landscape Island Green Space uh right at the entry to those uh to that back Truck Zone so right in there so they need to Dimension that but I I feel confident just doing my very low Tech scaling that that's meeting that um they will need to add a couple of more trees I think to meet the um minimum landscape requirements their landscape plan based it on a 500,000 sqt building and in fact it's 530 something so there's a few more trees that'll need to get added into these green spaces but if you look at this site planine you can see there are spaces on uh adjacent to the road where additional Landscaping can be accommodated um if you stay on this slide or uh yeah go to the next slide sorry uh this image was in the packet This Is A View From the Wetland to the South if you look in the upper leftand corner you can see where that view where you're standing in that at the edge of that Wetland looking into the parking lot and with the um uh uh vegetation as proposed and the 8ft burm you cannot see the trucks uh in the truck base so it's an example to show how well that's screened acknowledging that of course uh some of this Landscaping is more mature than it will be on day one but uh that is the uh uh intent of the ordinance uh requirement for the burm so uh next slide shows a little a further view this is a view from the north um lot line at the uh bellweather development looking across that large Wetland and in the very very distant you can see the uh new landscaping and sort of the arrows pointing to where those buildings are so these renderings were provided by the applicant for the planning commission's review next slide um parks and trails Parks Park dedication will be cash in Le of land for this site um there is nothing on our Parks plan that looks for um Park itself there is an onroad County Trail planned on County Road 101 within that R of way no date certain when and it uh 101 is updated that's that's when the county would build that road um there is a Three Rivers Park District the Diamond Lake Regional trail that runs from north to south through corkran is planned on the Ste property to the West not on this site this site will have Trails on one side of each of those two new public streets that will be stubbed to the West property line and will ultimately connect as that se property develops to that Three Rivers uh Park Trail on the west side and to the 101 Trail when that develops on the east side um Additionally the Northeast District does require a sidewalk on the other side of the