Planning commission backs Kwik Trip final plat and rezoning for County Road 11 site, with traffic study condition

The City of Victoria Planning Commission recommended the City Council approve the final plat and rezoning for a Kwik Trip convenience store, gas pumps and an automatic car wash on a parcel adjacent to the Victoria Ridge development, subject to staff conditions including a traffic‑monitoring requirement if congestion develops at the site’s south entrance.

City planner Brian McCann presented the applicant’s final plat and rezoning request, noting the site is a roughly 4‑acre lot in the northeast corner of a 48‑acre parcel, currently vacant farm fields, and that the applicant proposes a 9,100‑square‑foot convenience store with canopy fuel pumps and an automatic car wash. McCann said the property was annexed earlier with agricultural zoning and would be rezoned to C‑2 (Community Commercial) if the council accepts the commission’s recommendation.

McCann outlined site changes since the preliminary plat: relocation of vacuums/air pumps to reduce congestion near the car wash exit; addition of a fire lane north of the car wash; and a new right‑turn lane into the site from Ridgeview Boulevard/Crossings Parkway. He noted the applicant provided a traffic study approved by Carver County and that the county’s planned improvements for County Road 11 are not expected until 2027 or later.

Engineering consultant Dave Nash (The Line Engineering) said the traffic study incorporated full build‑out assumptions for the surrounding commercial area and that the county and the city had approved the analysis; Nash indicated the study did not warrant immediate intersection upgrades such as a signal or roundabout for the County Road 11 intersection.

Commissioners pressed the applicant and engineers on traffic concerns for the County Road 11/Crossings Parkway area. Commissioner Croft said the intersection already experiences heavy morning congestion and urged the county and city to plan proactively rather than waiting for accidents. McCann said the county has planned corridor improvements and had requested additional right‑of‑way from the adjacent developments to accommodate future upgrades.

Lisa Watson, representing Kwik Trip, said the company accepts staff’s condition that it conduct a follow‑up traffic study and work with the city and county if backups at the site entrance create safety problems: "We accept that condition," she said. The applicant also confirmed signage plans (building wall signs facing County Road 11 and the main entrance, canopy signage and a price pylon), that diesel fuel will be available at the end pumps, and that 63 parking spaces will be provided (city requires 41 for this use). The site plan includes sidewalks and pedestrian connections to nearby housing and future trails along County Road 11.

Staff noted a parkland dedication fee will apply (about $21,000 under the city formula) and that the site’s stormwater design must comply with CCWMO rules; there is also a 125‑foot‑wide electric transmission easement crossing adjacent land just south of the site. The applicant confirmed they are working with the utility owner on any encroachment agreement for road crossing and pond location and that the utility owner has provided comments.

The commission closed the public hearing (no members of the public spoke) and voted to recommend City Council approval with staff conditions. The motion carried (tally not specified in the transcript).