Marion council debates zoning code amendments; agrees on 16‑pump cap for Tower Terrace gas stations, asks P&Z for more work

Marion — Marion City Council members and staff reviewed a package of zoning code amendments on May 20 that implement recommendations from the city's comprehensive plan and a temporary moratorium on certain uses.

The package, presented by Nicole (planning staff) and Charlie Cowell of RDG Planning and Design, would update use definitions, development and design standards, and targeted corridor rules. The proposed changes would prohibit some uses within 600 feet of selected corridors and add separation or design standards for others; the sign code will be considered separately in June.

Council discussion focused heavily on gas stations along Tower Terrace Road. Cowell said the draft would allow gas stations on that corridor but impose a one‑mile buffer between stations, require a convenience store component, and limit pump counts — the draft initially set a 16‑pump maximum. Planning and Zoning recommended raising the maximum to 24 pumps, citing projected demand; the commission vote on that recommendation was close (4–3).

Council members said 24 pumps would be too large for much of Tower Terrace because residences are close to the corridor. After extensive discussion, council reached consensus to retain a 16‑pump maximum for gas stations along Tower Terrace Road but to exempt highway intersections (for example the Tower Terrace–Highway 13 node) from that size limit so larger stations could locate at major intersections. Council also asked staff and the Planning & Zoning Commission to do additional mapping and analysis and to continue work on a more specific, parcel‑level approach to where gas stations can go.

Councilmembers also asked Planning & Zoning to revisit the city's legal nonconforming rule that allows a discontinued nonconforming use to reestablish within 180 days (six months). Several councilmembers asked staff to prepare options for amending that period to reduce repeat reestablishment of uses not allowed under the new code.

Other proposed changes included: adding a one‑mile separation for liquor/tobacco/vape stores (citywide), a 1,000‑foot separation for pawn shops, permitting multifamily as a conditional use behind a commercial frontage in local business districts, and new architectural, landscaping and buffering standards on key corridors. Cowell said adopted PUDs and master plans (for example the Neighborhood at Indian Creek) would continue to govern parcels covered by those plans and would supersede the new code where applicable.

Next steps: staff will present final ordinance language and accompanying maps at upcoming meetings; the sign code will return as a separate package in June. Council directed staff to return to Planning & Zoning with refined options on the Tower Terrace buffer/distance rule and the six‑month nonconforming provision before final readings.

The council did not adopt ordinance language at the May 20 session; the meeting recorded direction to staff and a consensus on the pump limit and highway‑intersection exception.