Advisory Planning Commission recommends approval for Kwik Trip development at Pilot Knob Road

The Eagan Advisory Planning Commission voted 6-0 on Jan. 28 to recommend approval of a planned development amendment that would allow Kwik Trip to combine three parcels and build a new convenience store, motor fuel station and attached two-bay car wash at 4160, 4168 and 4198 Pilot Knob Road.

Pam Dutziak, planning staff, told the commission the project would consolidate three parcels (Lots 12 and part of Lot 3, Hilltop Plaza) into a single 3.53-acre lot. The proposed building is roughly 9,000 square feet with an attached 3,000-square-foot car wash. The applicant estimates the project would create 25 to 30 permanent jobs.

The plan includes several deviations from city standards that staff recommended be approved with conditions. Deviations include a narrower stall width (the northernmost row proposed at 9.5 feet), additional freestanding signage for a now-single lot (a monument and a pylon sign), three elevations of building signage where code allows two, a detached trash enclosure that does not meet the city standard for attachment to the principal building, and a back/east elevation of the building that lacks windows. The preliminary landscape plan requires revisions and a tree inventory and preservation/mitigation plan before final platting, Dutziak said.

Staff said the site uses existing access points from Pilot Knob Road, Hilltop Lane and a frontage road to the north. The proposal includes constructing a right-turn lane on Pilot Knob Road and shifting one driveway slightly north; Dakota County permits will be required for work in the county right of way. Utilities within the consolidated lot will be private, except for a water main that will remain public, and new cross-access easements and private maintenance agreements will be required prior to platting.

Stormwater will be handled by a newly constructed infiltration/filtration basin in the northeast corner that outlets to public storm sewer and an existing public pond east of the site, staff said. The submitted photometric plan meets city standards for contained lighting; staff emphasized that fixtures must be downcast so sources are not visible off site.

Hours and setbacks were a focal point. Dutziak explained that city code allows 24-hour operation for certain retail uses if performance standards are met, including a 200-foot special-use setback from residential property. She said the measurement from the outer edge of the northeast parking row to the adjacent residential property fell short of 200 feet (about 180 feet), but measurements from the fuel canopy and driving lanes do meet the 200-foot requirement under the ordinance definition. The applicant proposed 24-hour operation for the convenience store and fueling station while seeking to limit car-wash hours.

Stephen Lowe, project manager for Kwik Trip, said the company was requesting that the car wash operate from "7 a.m. to 10 p.m." and that the car-wash doors be allowed to be open during those hours for functional operation; he added that entry doors will automatically close below certain temperatures. Lisa Watson, Kwik Trip real estate manager, said the company aims to proceed through approvals on a timeline that would allow construction in 2026 and that "we would not be asking the tenant to leave prior to the end of their lease," referring to current occupants on the site.

Rob and Julie Chapman identified themselves in public comment as the current operators of MGM Egan on the property and asked about timing; staff and the applicant said the tenant's lease runs through Dec. 1, 2025, and the developer plans a 2026 build so the tenant would not be asked to vacate before lease expiration.

The commission’s motion, made by Member Block and seconded by Vice Chair Wissnett, recommended approval of the planned development amendment with the staff conditions and an amendment to condition number 7 limiting car-wash hours to 7 a.m.–10 p.m. The motion passed 6-0. The matter will be scheduled for City Council review on Feb. 4.

Details the commission required before final platting include a revised landscape plan and tree inventory/preservation/mitigation plan, recorded cross-access easements and private maintenance agreements, and any required permits from Dakota County for the planned right-turn lane. Staff also noted that a cash trail dedication will be required at building permit given earlier phases predated trail-dedication rules.

Votes at a glance: Member Block moved to recommend approval of the planned development amendment for Kwik Trip at 4160, 4168 and 4198 Pilot Knob Road, with car-wash hours limited to 7 a.m.–10 p.m.; Vice Chair Wissnett seconded; vote 6-0 to recommend approval. The recommendation advances to City Council on Feb. 4.