Planning commission recommends rezoning for Kwik Trip site amid neighborhood objections

The Fergus Falls Planning Commission voted to recommend rezoning 1397 South Tower Road from RA (residential/agricultural) to B2 (business service), sending the proposal to the City Council for final action.

Planning staff presented the request and recommended approval, saying the parcel is near Interstate 94 and recent infrastructure improvements make it suitable for commercial use. Clara, staff, said the property was annexed in 2017 into RA as a holding designation and noted previous land-use studies had identified the site for commercial use.

James Lemon, an economic development consultant for the city, told the commission his conservative model anticipates roughly 20 permanent jobs, $0.5 million to $1.1 million in annual payroll, about $3.8 million to $4.5 million in new property value and roughly $155,000 a year in new property taxes (about $50,000 to the city). Lemon also estimated $4 million in construction activity and said the project could generate $60,000–$80,000 in local sales taxes.

Several nearby residents urged denial. Ramona Heitman, who owns the adjacent property at 1261 South Tower Road, said she expected lowered property values, increased noise from truck and auto traffic, greater diesel and PM2.5 exposure near homes, and the loss of about eight acres of pollinator habitat. “This project does not fit with the current neighborhood,” Heitman said, and she asked that, if the commission moves forward, a conditional use permit be required with explicit mitigation measures for light, noise and dust.

Eric Uggerud of 1028 Ridgeview Court asked the commission to delay action until the city completes a truck-stop ordinance. He and others said the site appears designed to attract trucks because it includes diesel pumps and truck-friendly features. The Kwik Trip representative, Dean George, said the applicant scaled back an earlier travel-center concept: building size was reduced, amenities such as showers and lounges were removed, and overnight truck stalls were reduced to nine or 10. “While it is still trucker friendly, it’s not one of our larger travel centers,” George said.

Staff also reported they had contacted the county assessor for input on property values. Clara summarized the assessor’s response: there is no way to predict with certainty that a nearby gas station will change market values and valuations are adjusted only when market sales indicate a change. The assessor did not expect dramatic value changes based solely on adding a station adjacent to an area that already experiences heavy equipment and tractor traffic.

Commissioners debated whether B2 zoning would allow a larger travel plaza in the future and whether travel-center or truck-stop uses should instead be limited to I1 industrial zoning. Staff noted that the application on the table is for a convenience store and gas filling; however, the number of fueling positions in the current plan remained the same as the earlier, larger proposal.

Wayne Schute moved to recommend rezoning from RA to B2; the motion was seconded (second not named on the record) and the commission voted by voice. The chair said the recommendation will be forwarded to the City Council for final decision.

Next steps: the City Council will consider the Planning Commission’s recommendation. If Council approves the rezoning, the applicant will still need to complete permitting steps including building permits, state plumbing approvals, and permits overseen by state agencies such as the MPCA for stormwater and underground storage tank rules.