Planning commission recommends rezoning 1397 South Tower Road to B3, advancing Kwik Trip proposal

The Fergus Falls Planning Commission voted to recommend rezoning 1397 South Tower Road from Residential Agricultural (RA) to B3 (general business), forwarding the application to the Fergus Falls City Council for consideration at its Dec. 1 meeting.

The commission opened a public hearing after a staff report from Clara Beck, who said the land was annexed into the city around 2015 and remains zoned RA. Beck said the staff recommendation favored B3 as a flexible district for potential commercial development near Interstate 94, while noting a B2 district exists across the street and could also be appropriate.

Neighbors speaking during the public-comment period urged the commission to deny the rezoning or limit it to B2. Ramona Heitman of 1261 South Tower Road, who said she is an air-quality engineer by training, read prepared remarks opposing the change and listing health and environmental concerns. “I am opposed to the rezoning of 1397 South Tower Road,” Heitman said, warning of volatile organic compounds from fueling operations, diesel exhaust, and increased particulate pollution from trucks. She also told the commission the proposed travel center would be within about 250 feet of the nearest residence and that landscaping and pollinator habitat on roughly eight acres would be lost.

Doug Davidson, speaking as co-owner of R and D Gardens, presented a written letter from Anna Heitman that described a proposed 24-hour travel center with multiple gasoline pumps and diesel bays and argued the scale would be “materially injurious” to neighboring properties. The letter cited Fergus Falls city code noise and lighting provisions and requested a noise study, traffic analysis, light-pollution assessment and diesel-emissions evaluation before any finding that the project would not endanger public health or welfare.

The applicant’s representative and a property representative answered questions. A Kwik Trip representative said the company’s stores near residential neighborhoods are common but that this site is larger because of interstate adjacency; the representative said company practice includes downcast lighting and that a full photometric plan would show zero off‑site illumination. The representative also described double‑lined underground tanks with overfill and leak alarms and vapor-recovery measures to limit emissions, and offered to consider berms, screening or fencing.

A property representative said past uses included a 24‑hour station and restaurant and that an environmental study commissioned years ago cleared the site; he also said the city had previously discussed rezoning the parcel and that road improvements on Tower Road and proximity to I‑94 make the parcel suitable for commercial use.

Commissioners debated whether B2 or B3 is the more appropriate zoning. One commissioner argued that some B2 categories follow a conditional‑use path that could provide more scrutiny and enforceable conditions; others noted gas‑filling/convenience uses appear under permitted uses in both B2 and B3 in the city code and stressed the parcel’s interstate access. Staff reminded the commission it must take formal action on an application within 60 days or allow the application to proceed by default, and said the commission could request an extension of up to 120 days if more study were needed.

A commissioner moved to recommend rezoning the parcel to B3; the motion was seconded and passed by voice vote. The chair asked that the record reflect a recusal (the transcript records the recusal being entered on the record but does not identify whether the recusal affected the tally). The commission will forward its recommendation and staff report (including written public comments received) to the City Council; rezoning would require ordinance readings and publication before final adoption.

Next steps: the item will appear on the City Council agenda on Dec. 1 for further consideration. If the council adopts the rezoning ordinance, the change will follow the city’s ordinance‑adoption process (multiple readings and a publication period before becoming final).