Eagan Advisory Planning Commission Meeting Summary - January 28, 2025
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Eagan Advisory Planning Commission Meeting - January 28, 2025
The Eagan Advisory Planning Commission met on January 28, 2025, at 6:30 p.m. at the Eagan Municipal Center. The primary agenda item was a public hearing and recommendation vote on a Planned Development (PD) amendment for a new Kwik Trip convenience store, motor fuel station, and car wash at 4198 Pilot Knob Road. The commission also approved the 2025 meeting calendar and received a notice that the February 25 meeting may be cancelled.
Consent Calendar
- The commission unanimously approved the agenda (motion by Vice Chair Whisnant, seconded by Secretary Whitfield) and the meeting minutes (motion by Secretary Whitfield, seconded by Member Schwanke) without discussion.
Public Comments & Testimony
- Rob and Julie Chapman (owners of MGM Eagan, the current tenant on the site) spoke to express their interest in the project timeline. They noted their lease runs through December 1, 2025, and asked when the redevelopment would occur. In response, Lisa Watson (Kwik Trip Real Estate Manager) stated that the project is planned for a 2026 build, and the tenant would not be asked to leave before the lease ends.
Discussion Items
- Staff Presentation: Pam Duziak (Planning Staff) presented the Kwik Trip proposal. Key details:
- Site: 3.53 acres at 4160, 4168, and 4198 Pilot Knob Road (Lots 1, 2, and part of Lot 3, Hilltop Plaza).
- Proposal: Demolish two existing retail buildings and construct a 9,125 sq. ft. convenience store with an integrated 3,065 sq. ft. double-bay car wash and a fuel canopy.
- Zoning/Deviations: The site is zoned Planned Development (PD) – Neighborhood Business. Proposed deviations include parking stall widths (northern row at 9.5 ft instead of 10 ft), two freestanding signs (pylon and monument), a detached trash enclosure, and building signage on three elevations (code allows two). The fuel canopy and store exceed the 200-ft special use setback from residential, but the northeastern parking row is approximately 180 ft from the residential property line across Hilltop Lane.
- Operations: Applicant initially requested 24-hour operation for all uses. Staff recommended limiting car wash hours to 7 a.m. – 10 p.m. (with the condition that car wash doors may remain open during operation, but close when temperature is 40°F or below) in exchange for not requiring closed doors at all times.
- Other: The project is expected to create 25–30 permanent jobs; highway access improvements (right-turn lane on Pilot Knob Road) are included; stormwater will be handled on-site; and all existing trees will be removed, with a required tree inventory and preservation plan.
- Commission Questions:
- Member Block asked about the 200-ft special use setback and its relation to 24-hour operation. Staff clarified the measurement and that the deficit is only at the parking row.
- Secretary Whitfield asked whether a similar Kwik Trip car wash existed elsewhere in Eagan and whether the current proposal could have retained the existing MGM business. Staff noted the other site is in an industrial district and did not involve a PD.
- Member Schwanke sought confirmation that the lighting plan meets city standards (downcast fixtures, no off-site glare). Staff confirmed the photometric plan is acceptable.
- Applicant Statement: Steven Lowe (Kwik Trip Project Manager) reiterated the request to allow open car wash doors when operating (with the 7 a.m.–10 p.m. hour limit) and expressed satisfaction with the staff report.
Key Outcomes
- Motion to Recommend Approval: Member Block moved to recommend approval of the PD amendment for the convenience store, fuel station, car wash, and pylon sign on the described site, with all staff conditions including the amendment to Condition #7 (car wash hours 7 a.m.–10 p.m. and doors may remain open during operation). The motion was seconded by Vice Chair Whisnant and passed unanimously (6–0).
- Next Step: The item is scheduled for the City Council meeting on February 4, 2025.
- Approval of 2025 Meeting Dates: The commission approved the following meeting dates (motion by Secretary Whitfield, seconded by Vice Chair Whisnant, 6–0): Feb 25, Mar 25, Apr 22, May 27, Jun 24, Jul 22, Aug 26, Sep 23, Oct 28, Nov 25, and Thursday, Dec 18 (corrected from the agenda’s erroneous Dec 18 to the correct Thursday, Dec 18), and Jan 27, 2026.
- February 25 Meeting: Staff noted that a pending application submitted in December is incomplete and likely will be pushed to March, so the February 25 APC meeting will probably be cancelled (subject to City Council action).
Meeting Transcript
Uh welcome. Uh call into order the advisory planning commission meeting for January twenty-eighth, twenty twenty-five. At this point, we stand for the Pledge of Allegiance. Um Mr. Schultz, at this point, are there any changes to the agenda or any updates? Uh Mr. Chair, there are no changes to the agenda. Uh I do want to point out, uh just uh so we don't forget, but there is other business to vote on the meeting dates for the twenty twenty-five calendar, so um make sure we do that before we adjourn tonight. Uh thank you, Mr. Schultz. Um with that, uh do I have a motion to approve the agenda? Second. Okay, I have a motion from Vice Chair Wisnant and a second from Secretary of Whitfield. All in favor, please say I and raise your hand. Um with regard to the minutes, are there any changes or updates to the minutes? Uh Mr. Schultz. Not that I'm aware of. Okay. Um, I will entertain a motion. Uh unless uh anybody has any concerns about the minutes, I will entertain a motion to approve the minutes. Okay, I have a motion from Secretary Whitfield and a second for Member Schwanke. Um all in favor, please raise your hand and say I. Um, we will then move on to the first new business, and this is uh applicant quick trip for approval of a plan development amendment. I believe uh Ms. Duziak may be presenting on that. Thank you, Mr. Chair. Microphone's picking me up. Uh Quick Trip is proposing a planned development amendment to allow construction of a new motor fuel station, convenience store, and car wash on this three and a half acres, consisting of lots one, two, and part of lot three on Hilltop Plaza, 4160, 4168, and 4198 Pilot Knob Road. Uh, this property was initially platted in 1978 and developed under the neighborhood business zoning. Uh, the subject site consists of three parcels. Uh, the fourth parcel in the development is a daycare, uh, and that is not part of the redevelopment site. In 2020, High V proposed to redevelop these three parcels and rezone them to plan development, uh amending the plan development in 2021. Uh, the existing plan development agreement retains the two existing retail buildings, um, eliminated a proposed car wash HIV had intended, and uh would have placed a new convenience store and fuel station on the southwest part of the site. Uh access to the site is currently from Pilot Knob Road at the northwest corner and hill hilltop lane to the east, uh as well as Berry Ridge Road to the north via a frontage road. Uh the site contains a monument sign and a pond and pylon sign and was landscaped with the initial site development. Uh commercial and church uses are located north, south, and west of the site with residential uses to the east across Hilltop Lane. Quick trips proposal combines the three parcels into one and removes the two retail buildings. The new development utilizes the existing access points, adds a turn lane to Pilot Knob Road at the uh northwest corner of the site for that access, and proposes new signs in the same locations as they are currently. The submitted narrative indicates that the store will sell a variety of food and grocery products in addition to motor fuel. An attached car wash is also proposed on the south end of the convenience store building. The proposed uses are consistent with the retail commercial land use designation and are considered conditional uses within the zoning ordinance. The planned development zoning provides flexibility for mutual benefit and serves in lieu of separate conditional use permits. The applicant states the project is a multi-million dollar investment and will bring 25 to 30 new permanent jobs to the community. The proposed deviations with this development include parking style sizes, signage, uh special use setback, and detached trash enclosure. The site plan shows an approximately 9,000 square foot store on the southwest part of the site. A 3,000 square foot car wash is attached to the building at the south end. Movement through the car wash is from east to west with queuing to the north, coming down from the north, then moving east to west, and then back north to exit the site. The motor fuel camopy is located north of the store, uh, and stormwater ponding is on the northeast part of the property.
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