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Agenda Number: G.22 <br /> <br /> <br />CITY OF HUGO <br /> <br />PLANNING AND ZONING <br />APPLICATION STAFF REPORT <br /> <br /> <br />TO: Bryan Bear, City Administrator <br /> <br />FROM: Max Gort, Associate Planner <br /> <br />SUBJECT: Kwik Trip, Inc. – Comprehensive plan amendment, zoning amendment, <br />preliminary plat, final plat, conditional use permit, and site plan for a gas station <br />and convenience store with attached carwash on two parcels located north of 159th <br />Street North and east of Forest Boulevard North. <br /> <br />DATE: December 8, 2025, for the Planning Commission meeting of December 11, 2025. <br /> <br />ZONING: General Business (C-2) and Planned Unit Development (PUD) <br /> <br />COMPREHENSIVE PLAN: Commercial (COM) and Low Density Residential (LD) <br /> <br />120-DAY REVIEW DEADLINE: February 3, 2026 <br /> <br />1. PLANNING COMMISSION MEETING UPDATE: <br /> <br />The Planning Commission will hold a public hearing and review the request at their December 11, <br />2025 meeting. An update will be provided to the City Council prior to the council meeting <br />regarding the Planning Commission’s discussion and recommendation. <br /> <br />2. DESCRIPTION OF REQUEST: <br /> <br />The applicant is requesting site plan and associated approvals that would allow for the construction <br />of a gas station and convenience store with attached carwash. There are two parcels of interest, the <br />easterly of which (Parcel 1) is zoned and guided for single-family residential use, and the westerly <br />of which (Parcel 2) is zoned and guided for commercial use. The parcels are located northeast of <br />the roundabout intersection with 159th Street North and Forest Boulevard North (Highway 61). <br />The comprehensive plan amendment request is to change the land use designation for Parcel 1 in <br />the 2040 Land Use Plan from Low Density Residential (LD) to Commercial (COM). The zoning <br />amendment request is to change the zoning of Parcel 1 from Planned Unit Development (PUD) to <br />General Business (C-2). The preliminary and final plat requests are to adjust the property line <br />shared by the two parcels. The conditional use permit request is to allow for the attached carwash, <br />and to allow the convenience store to operate 24 hours. The overall site plan includes a 9,126 <br />square foot convenience store, 1,931 square foot one-bay attached car wash, and fuel canopy with <br />ten fuel dispensers. The entirety of the Kwik Trip development would be located on Parcel 2, with