Adopt Resolution #25-086, Approving a Conditional Use Permit for a Motor Fuel Station and Car Wash at 8040 Bunker Lake Boulevard NW; Case of Kwik Trip

Kwik Trip (the "Applicant") has submitted a Land Use Application for the development of the eastern portion of the 7.07-acre parcel at the southwest corner of Armstrong Boulevard NW and Bunker Lake Boulevard NW, currently addressed as 14816 Armstrong Boulevard NW but to be re-addressed as 8040 Bunker Lake Boulevard NW (the "Subject Property"). The project will consist of a 9,126 square-foot convenience store building, an attached 1,931 square-foot single-lane car wash, 10 double-sided fuel pumps, 49 parking stalls, and driveways onto both Ferret Street NW and Bunker Lake Boulevard NW. To accommodate the Motor Fuel Station and Car Wash uses, the Applicant is requesting a Conditional Use Permit for a Motor Fuel Station and Car Wash in the B-2, Community Business Zoning District.  A plat will subdivide the property that currently straddles Ferret Street to create a 3.35-acre lot for Kwik Trip. 

Staff attempted to notify property owners within 350 feet of the Subject Property, as reflected in the Anoka County Property Records, of the request and the Public Hearing held by Planning Commission on May 22nd. A notice of the Public Hearing was published in the Anoka County Union Herald, the City's official newspaper. A "proposed development" sign was placed on the property.

Subject Property
The Subject Property is bounded by Bunker Lake Boulevard to the north and Armstrong Boulevard to the east. Ferret Street was recently extended north to Bunker Lake Boulevard and forms the western boundary of the Subject Property. The Subject Property a is zoned B-2, Community Business District and is guided for Mixed Use in the City's 2040 Comprehensive Plan. Surrounding properties are also zoned B-2 and I-1 and are guided for similar land uses.  

Site Plan
The proposed Site Plan includes a 9,126-square foot convenience store building, a 1,931-square-foot single-bay car wash attached to the east side of the convenience store, 10 double-sided fuel pumps, 20 parking stalls at service pumps under the fuel canopy, 49 parking stalls located along the perimeter of the site and adjacent to the convenience store building, and other site improvements. The proposed development has 7 percent building coverage and 48 percent impervious surfacing coverage (which includes the building and all paved surfaces). 

The car wash is a single bay, attached to the east end of the convenience store. Traffic is designed to queue along the south side of the building, enter the car wash in the southeast corner of the building, travel north through the car wash tunnel, and exit out of the northeast corner of the building. The site plan appears to show adequate stacking space for car wash queuing without impacting other traffic patterns for customers using any of the fuel pumps or entering the convenience store.

Fuel tanks are located along the west side of the parking lot, with adequate space between the tanks and fuel canopy to allow for customers to access the fuel pumps during a fuel delivery. There is a loading space for delivery trucks on the south side of the building. Kwik Trip's operations typically include a grocery delivery truck arriving daily at each store. The proposed loading space is designed to access the back-of-house for the convenience store without disrupting or blocking customer traffic.

Site Access
There will be two driveways to access Kwik Trip's parking lot: a full access from Ferret Street and a right-in/right-out access from eastbound Bunker Lake Boulevard. Bunker Lake Boulevard will be reconstructed in 2026 at the same time that the Applicant has noted the store will be constructed.  The reconstruction will require an assessment by adjacent property owners, some of which have already paid a portion.  The assessment amount should be determined in the upcoming weeks and included in the development agreement.  

There are sidewalks proposed along the north and west sides of the property to allow customers to walk from the signalized intersection of Armstrong and Bunker Lake Boulevards. Future development south of the site will be required to extend the sidewalk along Ferret Street to allow for multimodal traffic through the area. The exact location of the proposed Bunker Lake Boulevard sidewalk, as noted on the site plan, may shift due to the design of the reconstructed roadway.  The applicant will work with City Staff and the contracted engineering firm doing the design of the new Bunker Lake Boulevard to get the location set, especially close to the intersection with Armstrong Boulevard.  A sidewalk easement may be required in the event it crosses onto private property.  

Architecture and Building Elevations
The convenience store will be 24 feet in height, and the attached car wash will measure 14 feet in height. The fuel canopy on the west side of the property will have a maximum height of 15.5 feet. All proposed heights meet the bulk standards in Section 106-530 of Ramsey City Code. The building's facade will consist primarily of face brick, with a small amount of EIFS above each entrance. Both of the proposed building materials meet the business architectural design standards in Section 106-580 of Ramsey City Code. The building will have their signature green standing seam metal roof, which meets the roofing requirements in City Code. This is standard with Kwik Trip's "Gen 3" model that has been built in other cities over the past two years.

Landscape Plan
Per the Staff Report from the Environmental Policy Board (EPB) on April 21, 2025, the Landscape Plan includes a good mix of deciduous and evergreen trees and shrubs.  All species and sizes are acceptable.  The site will be sodded with Kentucky bluegrass, except for the two stormwater basins, where a stormwater seed mix will be used to establish vegetation.

Parking
Regarding the parking, Section 105-560 of Ramsey City Code requires convenience stores, with and without gas sales, to have a minimum of one parking space for each 250 square feet of floor space. Parking at each service pump qualifies as a parking space for calculation purposes. This means the total parking demand, based on the total retail square footage of the convenience store and car wash, results in a minimum parking requirement of 44 spaces and a maximum parking requirement of 53 parking stalls. The total provided on-site, including at the service bays, is 69 parking stalls. Though a detailed parking justification report has not been submitted, the Applicant has stated that the parking supply has been designed based on similar stores to align with anticipated customer traffic. Additionally, Kwik Trip has more staff on-duty at any given time than other gas station convenience store businesses. The layout of the parking lot wraps around the building with the parking on the west and north sides having easy access to either door. The parking spaces along the east side of the lot, east of the car wash, is more removed and should be used by staff during the busiest shifts.  

Lighting Plan
Section 106-310 of City Code provides lighting regulations for all developments in the City. All photometric readings will measure less than 0.5 footcandles at the property line and will measure at least 1.0 footcandle throughout the parking lot in compliance with City Code. The lighting plan includes a mix of freestanding, wall-mounted, and canopy-mounted light fixtures to illuminate the site. All lighting will be downcast and shielded.

Utilities
The building will be connected to municipal water and sewer via stubs along Ferret Street. Stormwater pipes will connect each catch basin to the pond on the east side of the site, which will then connect to an existing stormwater pipe along Armstrong Boulevard.

Signs
The site will have two freestanding signs: one near the intersection of Ferret Street and Bunker Lake Boulevard and another along Armstrong Boulevard. Plans of the signs were not provided, though they must meet City Code requirements and obtain permits for construction. Various wall signs are shown on the architectural plans and appear to meet City Code requirements.  

Subdivision
The approved plat of "Kwik Trip 1782" is considered a minor plat that subdivides an existing platted parcel into two new lots. It re-establishes the right-of-way for Ferret Street that was obtained via easement documents. This request went to City Council for approval on May 13th, alongside an Easement Vacation request from the Applicant. As noted above, upon recording of the Final Plat, Kwik Trip's new legal description will be "Lot 1, Block 2, Kwik Trip 1782, Anoka County, Minnesota".

Alternatives
Alternative 1: Recommend approval of the Conditional Use Permit, as recommended by Staff.
Alternative 2: Recommend approval of the Conditional Use Permit with modification, based on discussion and supporting findings of fact.
Alternative 3: Recommend denial of the Conditional Use Permit, based on supporting findings of fact.

All costs associated with this request are the Applicant's responsibility.

At their regular meeting on May 22, 2025, the Planning Commission voted unanimously to recommend approval of the Conditional Use Permit.

Motion to recommend the City Council approve Resolution #25-086, Approving a Conditional Use Permit for a Motor Fuel Station and Car Wash at 8040 Bunker Lake Boulevard NW.