Victoria planning commission tables recommendation on Belle Maple Farm preliminary plat after safety, access and process concerns

The Victoria Planning Commission on a meeting night opened a public hearing on the Belle Maple Farm preliminary plat — a proposal for 15 single-family homes at 7050 Kings Road — then heard residents’ objections about access, wetlands and alleged process problems before concluding it would not forward an approval recommendation at this time.

City Planner Brian McCann told commissioners the applicant is seeking a preliminary plat, a comprehensive plan amendment to reduce density, and several easement and right-of-way vacations. McCann said the parcel abuts Chanhassen, sits within 1,000 feet of nearby lakes and the Lake Minnetonka Regional Trail, and would include an onsite stormwater pond and a lift station; he added the development meets bulk standards and that single-family dwellings are a permitted use when platted in conformance with code. “It’s a by-right use,” McCann said.

The public hearing drew multiple speakers, including neighbors and legal counsel. Resident James Cardwell asked the commission “not to approve this application at this time due to unresolved public safety, environmental, access, [and] public facility concerns,” arguing the project would rely entirely on Kings Road and Chanhassen as the sole point of access and that single-access neighborhoods raise emergency-response risks. Ayesha Khan, an attorney representing Kings Road neighbors, told the commission there are “four critical reasons to deny this plat,” citing alleged violations of city cul-de-sac length limits, Chanhassen’s denial of water and sewer extensions, incompatibility with Victoria’s comprehensive plan, and alleged misrepresentation that she said warrants investigation.

Nick Cardino, president of the Kings Road Neighbor Association, said documents obtained through data-practice requests show coordination among the appraiser, the city engineer and the developer in 2024 and argued that evidence raises questions about whether information was timely disclosed to the appraiser and governing bodies. The public record forwarded to the commission included a single written comment previously received that flagged density, access and infrastructure capacity concerns.

Developer Pat Hiller (partner, Norton Homes) replied that the team had held neighborhood meetings, adjusted the lift station location away from Kings Road for screening, and followed city application processes. “We followed the process,” Hiller said, noting that fire officials reviewed the proposal and did not request plan revisions for access. Staff advised commissioners that the Minnehaha Creek Watershed District and the DNR area hydrologist had reviewed wetland and stormwater measures and did not express specific objections to the mitigation strategies described.

After questions from commissioners about secondary access, easement history and technical details, the commission considered a motion to recommend approval to city council but the motion failed for lack of majority. Commissioners then moved to table the item to the next available meeting so members and the public could digest newly raised information; the chair said the result was effectively a tabling and that the commission will take the matter up at the next opportunity. McCann reminded the public that the planning commission is advisory and that the City Council is scheduled to take up related applications at its Jan. 26 meeting.

Next steps: the commission will revisit Belle Maple Farm at the next available meeting and may request additional information; the City Council will be the formal decision maker on the applications that move forward.