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Planning Manager Larson replied that people do not always respond to signage, and a physical <br />barrier is required. He stated that the applicant's team will be commissioning a traffic study as <br />part of preliminary plat. <br />Commissioner Musgrove stated that she prefers the right-in/right-out. She stated that currently <br />there are two straight lanes of traffic and asked if that would be reduced to accommodate turn <br />lanes. <br />Planning Manager Larson replied that a lane of traffic would not be removed, and a turn lane would <br />be added. <br />Chairperson Gengler invited the applicant to address the Commission. <br />Bruce Carlson, All Day Retail, provided background information on the company, which is retail - <br />focused. He explained that they are not a speculative developer and instead find sites for their <br />users. He stated that the number one priority for these clients is the right -in from Armstrong, along <br />with a right-in/right-out on 147th. He stated that they have the three lots under contract and <br />explained that All Day Retail would install the infrastructure, and the individual users would then <br />submit their own Conditional Use Permits (CUPs). He recognized that while older retail models <br />used an anchor with smaller users, this proposal would include equal partners. <br />Commissioner Anderson commented that he does not want residents walking on the street and <br />would like to see sidewalks along Armstrong as well as connecting to the retail users. He stated <br />that he would like to see the Pines along Ferret Street remain. <br />Mr. Carlson replied that the pines are on the Kwik Trip property. <br />Commissioner Anderson stated that he would support a right-in/right-out access as it seems to <br />work for the existing retail center on Armstrong. <br />Commissioner Musgrove stated that she likes the right-in/right-out. She was unsure if another <br />daycare would be needed in the area and would prefer to have another retail user. <br />Mr. Carlson stated that they do not have a particular daycare subscribed to this project, but they <br />do have a daycare client that is building in three states. He stated that the daycare providers do <br />their research to determine where there are market demands, as all three locations have full waiting <br />lists while under construction. He stated that there is an incredible need for daycare, and therefore, <br />he would like to remain open to that option and let the user decide if they think there is a market. <br />Chairperson Gengler stated that although this is a commercial node, it is close to The COR, which <br />has a focus on walkability. She recognized that people would not ride bikes to the carwash but <br />would like to see bike racks to encourage clients to walk and ride bikes when appropriate. <br />Mr. Carlson confirmed that their clients would be open to that, and once they get further along, <br />they will find the appropriate locations for those features. He stated that one of the users who was <br />Planning Commission/ October 23, 2025 <br />Page 3 of 7 <br />