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

They will also hold a public hearing about a possible amendment to the city’s comprehensive plan.

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 into the comprehensive plan approved in 2014.

Vice President of Finance Brian Johnson tells KNIA/KRLS News the new location would replace three others in town if it’s built.

“We have the [Highway 163] corridor well served with up-to-date stores, but we felt like the inner town of Pella was underserved by the three small, older stores that we have in place,” Johnson says.

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 in February. 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.

The meeting begins at 7 p.m. in the Public Safety Complex.