Residents fighting a new gas station in Windsor Heights have suffered a loss in their decade-long battle.
Casey’s General Stores aims to put a convenience store and gas station at 6961 University Ave., just east across 70th Street from the suburban city's Hy-Vee store. The city's council chambers were standing room only as the Zoning Board of Adjustment voted 4-1 Wednesday night to approve the chain's request to rezone the property.
The decision came after residents spoke in opposition to the plan, raising concerns about how the store would affect their property values and traffic and the impact another gas station would have on the community. A Kum & Go is located just to the west of Hy-Vee.
"The majority of the residents don't want this," said Coleen Kelleher. "We want something that that will enhance our city, that won't be open from 5 in the morning to 11 at night."
The 1.29-acre lot is currently occupied by a two-story office building that's more than 50 years old. According to the Polk County Assessor's Office, it's owned by the Colby family of Colby Interests, formed in 1947. The family-owned real estate development and management company developed as much as half of the residential property in Windsor Heights and owns the land the city's Walmart Supercenter and Sam's Club occupy.
The proposal would entail demolishing the existing structure and building a 4,283-square-foot convenience store. A report from city staff said the project would cost up to $5 million and that the sale of fuel, prepared foods and other goods would produce "significant" property tax benefits to the city.
"I've seen a lot of changes within Windsor Heights," said Stephen Loew, who's resided for 35 years in a house that backs up to the property. "I just asked you to remember this is not Colby Ville. This is not Casey's Ville. This is Windsor Heights, Iowa."
The city's Planning and Zoning Commission will review Casey's plans in a meeting at 5:30 p.m. Wednesday. After that, it will be up to the City Council in March to determine whether to approve the project.
Windsor Heights residents also fought Fast & Fresh, Aldi
This isn't the first time a company has sought to put a gas station at the corner of 70th Street and University Avenue: Hy-Vee proposed to build a Fast & Fresh there in 2014, but residents beat it back.
The then-director of real estate for Hy-Vee, Rob Wadle, said the plan would have improved traffic by moving the store's access point on 70th Street to the north and adding more parking. Neighbors were not convinced, expressing concerns for pedestrian safety, noise and "fumes."
"I don't want to see a town like some of our suburbs that are mostly strip malls and gas stations," Jen Strate, a resident, told the Des Moines Register at the time.
The city's Planning and Zoning Commission unanimously rejected the plan, and the City Council concurred. Hy-Vee later acquired a former QuickTrip store at 7220 Hickman Road in Windsor Heights and converted it into a Fast & Fresh.
The following year, residents showed up in opposition to the Aldi store that would later be built at 7100 University Ave. across from Hy-Vee, a property also owned by the Colby trust. Though some complained about oversaturating the area with big-box stores, the plan eventually was greenlit in 2021.
Casey's is 'the best fit,' property owners say
Brian Sheriff, president of Colby Interests, told the board that the Colbys have owned the property since it was farmland — long before the construction of the office building in 1972. Since the COVID-19 pandemic struck in 2020, the company has struggled with vacancies at the property.
"In August of '21, we spent $47,000 on refurbishing and redoing the entire parking lot, both front and back, in hopes to retain and attract tenants to this property. Unfortunately, that effort was not rewarded," Sheriff said.
He said the building currently is less than half rented and doesn't generate enough revenue to cover maintenance expenses or the property taxes. The property also has seen a steady decline in its assessed value and is poised to lose even more in years to come, he said.
"Over the last 2 1/2 years, we've been trying to figure out what can we bring to this site to redevelop that is an attractive use for the community and for Windsor Heights," he said, citing discussion with Chick-fil-a, Walgreens and CVS. "Of the options that were available for this location, we're thrilled to bring Casey's to this site."
According to the report from city staff, a convenience store and gas station would also create between 25 and 35 full and part-time jobs.
Justin Williams, owner of A New Look Windows and More and chair of the Windsor Heights Chamber of Commerce, spoke in favor of Casey's proposal. He noted that other options for the property wouldn't provide the same stability or contribute as much to the city's tax base.
"I think redevelopment of the corner is inevitable," Williams said. "So whether you're for or against the Casey's, I think that something will change."
Addison Lathers covers growth and development for the Des Moines metro. Reach her at 608-931-1761 and [email protected], and follow her on Twitter at @addisonlathers.