Planning commission gives mixed feedback on Kwik Trip concept at 9800 Minnetonka Boulevard

The Minnetonka Planning Commission on May 28 reviewed a concept proposal from Kwik Trip to redevelop five combined parcels (just under two acres) at 9800 Minnetonka Boulevard into a convenience store with fueling stations.

Staff presented the concept as an early, non‑voting review and framed three questions for the commission: whether the concept merits formal development review, why, and what would make it better. Staff noted the site combines parcels in two commercial (B2) and three R‑1 residential zones, meaning any project that proceeds would require rezoning of the R‑1 parcels to B2, site and building plan review, neighborhood re‑notice, and county coordination on traffic at later project stages.

Kwik Trip representative Lisa Watson described a ‘gen‑2’ store roughly 7,000 square feet with 16 fueling positions, 31 parking stalls and a typical 24‑hour operation that can be adjusted by location. Watson said the company staffs stores to maintain upkeep, uses double‑walled tanks and annual inspections for fuel safety, designs downlighting to reduce spillover, and can add berms, fences and landscaping to buffer neighboring homes. “We staff significantly to maintain our property,” Watson said, adding that deliveries for groceries come daily but fuel deliveries are typically weekly.

Neighbors who signed comment cards urged caution. Michael Cavus, whose home sits adjacent to the proposed west exit, said the latest plan differed substantially from prior neighborhood outreach and warned the layout would push significant traffic onto narrow F Street. “This plan realistically sends 50% of the traffic onto a very narrow F Street,” Cavus said, adding the road has no centerline and dead‑ends into wooded area.

Jason Mekel, another nearby resident, told commissioners he reviewed five years of police records for seven gas/convenience sites in Minnetonka and found 543 calls; he singled out about 101 calls related to disturbance, theft, narcotics and assaults at the station closest to the proposal. Mekel said those data points made the site inappropriate for this neighborhood.

Commissioners were split. Several said the present concept did not merit moving to formal review without changes, citing traffic, pedestrian and bicycle safety on Minnetonka Boulevard, potential impacts to housing capacity and loss of a residential footprint. Commissioner Johnson said the concept could generate backups on the two‑lane Minnetonka Boulevard and on Oak Ridge Drive. Commissioner Banks concluded there is not sufficient public need for another fuel‑centric grocery site at this location and worried it would reduce future housing opportunities.

Other commissioners said the site’s mixed‑use guidance and existing gas station on one parcel give the concept some merit if the applicant significantly reduces scale and addresses neighborhood impacts. Commissioner Minyon and others urged added physical buffering, a smaller footprint, a focused traffic study and design changes that would protect adjacent residents. Staff confirmed the concept will go to City Council for concept plan review on June 8.

Because this hearing was a concept review, commissioners offered feedback rather than a vote. Staff said future phases would involve formal applications, engineering review (including stormwater and lighting plans), county coordination on traffic, and renewed neighborhood notice. The commission closed feedback with direction to consider smaller building footprints, stronger buffering and careful traffic mitigation in future submittals.