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Commission backs zoning change sending convenience-store fueling proposals in CGS zones to ZBA
Summary
The commission recommended eliminating a numeric cap on fueling positions in the CGS zone and requiring any convenience-store site in CGS to obtain a special-use permit from the Zoning Board of Adjustment to assess neighborhood compatibility; Kwik Trip representatives said modern sites commonly need 16–20 fueling positions.
The Planning and Zoning Commission voted to recommend a zoning text amendment that would remove a numeric cap on fueling positions in the Commercial General Services (CGS) district and require any convenience-store site in CGS to proceed through a special-use-permit review by the Zoning Board of Adjustment.
City staff framed the proposal as a trade-off: removing the numeric cap but requiring a public special-use review so ZBA can assess compatibility, landscaping, lighting, hours and access on a case-by-case basis. Staff said Council directed exploration of the more conservative path to ensure neighborhood compatibility in growth-area CGS nodes. Commissioners questioned whether the change would overburden ZBA or make some projects harder to approve; staff said the special-use permit process includes explicit criteria and a public-hearing record that administrative site review lacks.
Travis Small, representing Kwik Trip, said the company typically builds stores with 16–20 fueling positions (10 pumps commonly serving 20 fueling positions) and that modern fueling infrastructure, circulation and safety needs justify the change. Commissioners expressed concern the added public-review layer might sometimes restrict larger sites but several members said guardrails and public scrutiny could be appropriate in residential-adjacent CGS locations.
The commission moved to recommend the text amendment (alternative one); the motion was seconded and passed by voice vote. The change, if approved by council, would make convenience-store proposals in CGS subject to ZBA special-use review instead of administrative minor-site-plan review.
