The Planning and Zoning Commission in Pella may reconsider a site plan for a proposed Casey’s General Store at the corner of Main and Union at a special meeting next week.

Before any reconsideration is done, they will hold a public hearing about a possible amendment to the city’s comprehensive plan on Wednesday, March 30th at 7 p.m. in the Public Safety Complex.

City Administrator Mike Nardini tells KNIA/KRLS News the discussion as to whether Casey’s can build on the site surrounds a provision in city code that requires buildings to fit both the city zoning ordinances–which a gas station currently conforms to, and the city’s comprehensive plan–which it currently does not, as the parcel of land in question is planned for residential use in the 2014 future use map.

According to city code, Chapter 165.36 (3) (F) requires the Planning and Zoning Commission to make the following findings before approval of the site plan:
A. The proposed development is in accordance with the criteria established in Table 165.36/37-1. For
B. Any modifications to the site plan are reasonable and the minimum necessary to minimize potential
C. The site plan conforms to the Zoning Ordinance and the Comprehensive Plan.

If approved, a proposed amendment to the future land use map in the comprehensive plan would go to the city council before Casey’s could begin construction on a new store.

At the commission’s last meeting regarding Casey’s, a revised site plan failed on a 4-6 yes-to-no vote on February 22nd. Before that vote was held, city staff’s proposal to the Planning and Zoning Commission was that they either conditionally approve the site plan until the proposed development is consistent with the city’s comprehensive plan, or table the action item until the commission and Pella City Council address any necessary changes.

During numerous meetings over the past three months, many neighbors adjacent to or in the neighborhood of the proposed site have come out mostly in opposition to a new store at the location. Many are worried about safety, proximity to a residential zone, the location in a possible historic district, the impact on property values, how a gas station would fit into the current gateway corridor ordinance, and it not fitting in to the comprehensive plan approved in 2014.

Casey’s representatives have argued the building fits zoning regulations, and have attempted to gain approval with various boards and commissions in the city. The organization plans to close three of their locations — both downtown and the Oskaloosa Street store, if a new store is built at Main and Union.