HomeMy WebLinkAboutA044 - Request from Kwik Star to amend the Convenience General Service zoning district related to maximum number of fueling pointsITEM #:45
DEPT:P&H
June 9, 2026
Staff Report
REQUEST FROM KWIK STAR REGARDING NUMBER OF ALLOWED FUELING POINTS
BACKGROUND:
On April 28, City Council prioritized delivery of a background memo regarding a request from
Kwik Star to modify the cap on fueling points at convenience stores in the “CGS” Convenience
General Service zone. The request seeks to modify the number of fueling points allowed for
cars at convenience stores in the CGS zone. Electric vehicle charging stations are exempt
from the fueling point limitation as a separate type of use.
Under current standards in the CGS zone, a maximum of 10 vehicles can be filled at a given
time at a convenience store (see Section 29.810(3) CGS zoning table development
standards). The specific request is to raise the maximum limit from 10 to 20 fueling
points, or effectively increasing from five double-sided pumps to 10 double-sided
pumps.
The CGS standards were implemented in 2010. The zoning district was established for a
commercial node at corner of Stange Road and Bloomington Road, which includes the
Fareway store, a bank, a carwash, and a Casey's General Store, which was the only
convenience store/gas station in a CGS zoning district. CGS was created to address
commercial compatibility adjacent residential development, which may differ from other areas
of the City where HOC zoning applies to larger areas of commercial lands along arterial
roadways.
Kwik Star intends to construct a store in a newly zoned CGS area at the corner of GW Carver
and Cameron School Road. Its typical model for a facility in this type of context is for a
maximum of 20 vehicle fueling points. Staff explored the use of the 20% alternative design
rule for the project, which would allow one additional pump for a total of six pumps and 12
vehicles. Kwik Star prefers the option for additional pumps.
Staff has reviewed recent convenience store construction across Ames and the number of
fueling points varies based on location and design. Many stores range from 5-10 fueling points
with 10 being the maximum number in Ames identified by staff.
OPTIONS:
Option 1 - Initiate changes to CGS zoning standards for maximum Fueling Points (Kwik
Star request)
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This option would grant Kwik Star's request, allowing an application for text amendment to
increase the maximum to serve 20 vehicles or delete the limitation in its entirety. No outreach
would be part of this process due to its minor nature. The process includes consideration by
the Planning and Zoning Commission and approval by City Council of a zoning text
amendment ordinance.
Option 2 - Eliminate the maximum limit of fueling points at convenience stores in CGS
and create a Special Use Permit for review of convenience stores in CGS.
This would eliminate the cap on the number of fueling points in the CGS zone and require that
a convenience store go through a review for a Special Use Permit with Site Plan review at the
Zoning Board of Adjustment. The review process would determine that any proposed
convenience store development be harmonious with the neighborhood and would consider the
size and context of the use to determine its compatibility. If this option is selected by the City
Council, the applicant would need to apply for this text amendment.
Option 3 - Take No Action
This option would keep the current standards in place. Kwik Star could pursue a 20%
adjustment through Alternative Design Review which could allow Kwik Star to include one
additional fuel point that could serve up to two additional vehicles at a time, bringing the
allowed number of vehicles served at one time to 12 with six fueling points. No text
amendment would be needed.
STAFF COMMENTS:
Staff notes that with all recent new convenience store sites Kwik Star has constructed in
Ames, 10 fueling points for 20 vehicles were approved/constructed. Two of the recent sites
where in the Highway Oriented-Commercial (HOC) zoning district along South Grand Avenue
and Southeast 16th and Dayton Avenue and one was in the Community Commercial
Residential (CCR) zone at South Dakota and Mortensen.
Staff believes that in this case at Cameron School Road and GW Carver Avenue , changing
the allowed number of fuel points will not affect the size of the site design for Kwik Star based
on the approved Preliminary Plat. The proposed extra pump area would be about 2,500
square feet of additional canopy area on a 2+ acre site. The property size has already been
set by the platting of the lot.
The key issues relate to whether Council believes the extra vehicle service capacity could be
detrimental to surrounding residential uses due to additional, noise, traffic, etc. In that case,
Council would either consider the Special Use Permit process or make no changes. Option 1
would be selected if Council does not have concerns about compatibility and that CGS design
standards would mitigate issues with landscaping, lighting controls, and other design
requirements.
ATTACHMENT(S):
Attachment A- Kwik Star Request.pdf
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