New Casey’s Near Lebanon School Sparks Concerns Over Kids, Traffic and Alcohol Sales - Planning And Zoning Recap

Casey’s Plans New Lebanon Store at Harwood and Lynn; Planning and Zoning Approves Replat

LEBANON, Mo. — Plans for a new Casey’s General Store at the intersection of Harwood Avenue and Lynn Street moved forward Thursday night after the Lebanon Zoning and Planning Commission unanimously approved a replat of the property.

The proposed development drew the most discussion of the September 10 meeting, with two nearby pastors raising concerns about traffic, student safety, alcohol sales and activity around the property. Representatives of Casey’s responded to those concerns and outlined the company’s safety and alcohol-sale procedures.

One important distinction was emphasized during the meeting: the commission was not being asked to approve whether Casey’s could build a store at the location. The property is already commercially zoned. The matter before the commission was a request to replat the property from one lot to two lots, a step required under city code for new construction. The city’s agenda packet specifically identifies the purpose of the replat as construction of a new Casey’s General Store.

Nearby Churches Raise Safety and Traffic Concerns

Pastor Jason Reddick of Heritage Baptist Church, who also oversees Cross Christian School, spoke in opposition to the proposal.

Reddick said more than 150 students are on the school campus each day and raised concerns about additional vehicles near the school, particularly during drop-off and pickup times. He also pointed to bus traffic from Esther Elementary and Lebanon High School and students using the crosswalk at the intersection.

Reddick said another concern is drivers already cutting through church property to avoid the traffic light, something he fears could increase with a Casey’s nearby.

He also questioned the proximity of alcohol sales to the church and school.

City staff said Lebanon follows the 100-foot requirement for the sale of intoxicating liquor near a church or school. According to measurements discussed during the meeting, the proposed Casey’s property line is approximately 101 feet from Heritage Baptist Church’s property line.

Reddick later asked whether the distance could be measured again because of how close it is to the 100-foot threshold. Staff responded that the distance had been measured by the department and building inspector three or four times.

The city’s written staff report also states that the property line is more than 100 feet from church and school property and therefore does not require consent for alcohol sales under the applicable requirements.

Zoning and Planning Commission Meeting Agenda Packet 09-10-2026 (1).pdf

Pastor Kelly Ripley of Grace Calvary Full Gospel also spoke against the location.

Ripley echoed concerns about children and traffic, including students and the cross-country team traveling through the area. He also discussed problems he said the church has experienced involving homelessness and suspected drug activity in the area around Walter Street and a nearby sinkhole.

Ripley said he was concerned that a convenience store selling alcohol and tobacco could draw additional activity into the area and closer to children traveling between nearby schools and neighborhoods.

City staff said Grace Calvary is approximately 355 feet from the proposed Casey’s property.

Casey’s Responds to Concerns

Brittany Andreasen, a Site Development Manager with Casey’s, attended the meeting along with Mike Clotfelter, Senior Project Manager with Halff Engineering.

Andreasen said Casey’s understands the concerns expressed by neighboring churches and that operating responsibly in the communities it serves is important to the company.

She said Casey’s uses extensive security systems and employee training at its stores. Addressing traffic, Andreasen said convenience stores often serve motorists who are already traveling to another destination rather than functioning solely as a destination themselves.

She also addressed concerns about alcohol and other age-restricted products.

According to Andreasen, Casey’s employees complete two trainings each year regarding age-restricted sales. She said the company also uses third-party sting operations to test compliance and requires identification to be scanned at the register. She said the local operations manager reported no issues during those compliance checks in the past two years.

Andreasen also said the existing tree line near the property would remain as a landscape buffer.

Greg Maples, the owner of the property, also addressed the commission.

Maples said he had invested his own money in purchasing, maintaining and clearing the property, including removing transient activity from the site.

“I’m not asking for special treatment,” Maples told the commission. “I’m just asking for fair treatment.”

The proposed Casey’s building was described during the meeting as approximately 4,173 square feet, with roughly one-third of the building dedicated to kitchen space.

Commission members also asked whether the Missouri Department of Transportation had approved the proposed driveway entrance and whether it would be positioned away from the intersection because of traffic concerns. The response was yes.

Commission Explains Limits of Its Decision

During the discussion, the commission made clear to those speaking against the project that the property is already appropriately zoned for the proposed commercial use.

The commission explained that Casey’s was not requesting permission to operate a convenience store at the site. Instead, commissioners were being asked to determine whether the proposed plat met the requirements necessary to be recorded.

Staff also noted that an access easement had been added to the plat for one of the proposed driveways.

After the public hearing closed, the commission voted unanimously to approve the replat.

Later in the meeting, commissioners again addressed those who had expressed concerns, explaining that they understood the objections but were required to follow the existing zoning and ordinances.

Short-Term Rental on Jessie Street Denied

The commission also unanimously rejected a conditional-use request that would have allowed a home at 154 Jessie Street to operate as a short-term rental.

The property is located in an RS-1 residential district, requiring a conditional use for operation as a short-term rental. City staff reported that the property had completed its pre-inspection and met the applicable requirements.

Zoning and Planning Commission Meeting Agenda Packet 09-10-2026 (1).pdf

Brian Reed, who lives at 136 Bethany Street, spoke on behalf of residents and property owners surrounding the home.

Brian said neighbors were concerned about the continual turnover of temporary guests, additional traffic, parking, noise, late-night activity, safety, difficulty addressing complaints and the potential impact on the residential character and property values of the neighborhood.

He also presented the commission with a petition opposing the request that he said had signatures from nearly every home on the block.

Lisa, who identified herself as the property manager, spoke in favor of the request.

She told commissioners the property owner previously lived in Lebanon and purchased the Jessie Street home last year. Lisa said the owner eventually intends to move into the house, potentially next spring, making its use as a short-term rental temporary.

Lisa said she would be at the house when it was not being rented and that the property would have strict rules in an effort to prevent problems for neighbors.

Another resident, who identified herself as living on Jessie Street, also opposed the request. And was concerned about raising a family next door to a short-term rental, particularly because the houses are close together.

Following the public hearing, a motion was made to approve the conditional use. Every commissioner voting on the motion voted no, defeating the request.

The discussion continued later in the meeting when City Administrator Troy Schulte said he intends to work on potential code amendments dealing specifically with short-term rentals.

Schulte said the city does not currently have extensive code language specifically governing short-term rentals and discussed possible provisions addressing issues including consent requirements and payment of local taxes.

Commission members also discussed Lebanon’s housing supply and concerns about homes being removed from long-term residential use when converted into short-term rentals.

Trinity Lutheran Church Expansion Moves Forward

The commission unanimously approved a final plat for Trinity Lutheran Church Subdivision at 1300 Kent Drive.

According to the city, the church plans to construct an additional multi-use building along with a playground east of the new building.

The church currently operates Blessing Babies and Beyond, a program that receives donated items and allows families to obtain needed items once a month at no charge.

Zoning and Planning Commission Meeting Agenda Packet 09-10-2026 (1).pdf

City building and code officials will work with the church when construction drawings are submitted.

North Jefferson Replat Tabled

A request involving 1551 and 1553 North Jefferson Avenue was tabled after commissioners identified setback concerns.

The owner had requested splitting two existing lots into four. According to the agenda packet, part of the plan was to give current renters the opportunity to purchase the homes they currently rent. Another proposed lot contains a billboard the owner intends to retain, while a fourth lot would be available for future development.

During the meeting, commissioners noticed that existing structures did not appear to meet required side setbacks.

Rather than approve the replat, the commission unanimously voted to table the matter until the Board of Adjustment can consider a setback variance. The matter is expected to return to Planning and Zoning afterward.

Beck Lane Property Approved

Commissioners unanimously approved a final plat creating the Judy L. Green Subdivision at 2001 Beck Lane, dividing the property into two lots.

The owner indicated plans to potentially develop the second lot in the future.

The city’s Public Works Director approved the plat and requested a 20-foot utility easement along the east side of the property facing Beck Lane.

Yellowjacket Acres Approved

The commission also unanimously approved a final plat combining four lots at 777 Brice Street into one lot known as Yellowjacket Acres.

The property is part of the Lebanon High School campus.

The issue had previously come before the commission with questions surrounding Jacket Junction. During Thursday’s meeting, it was clarified that documentation from the surveyor showed the school owns the lot containing the roadway despite the city GIS map appearing to show it as public right-of-way.

The new plat combines the existing high school property with recently acquired lots.

City Looking at Additional Cleanup Near Walter Street

Before adjournment, commissioners returned to concerns raised during the Casey’s discussion about the area near the sinkhole and Walter Street.

City officials discussed potentially examining the area once leaves are off the trees and possibly cleaning it out. Officials also referenced a house the city previously removed on Walter Street and another structure that may need attention.

The commission then adjourned.

Thursday’s meeting included six separate Planning and Zoning matters: the Jessie Street short-term rental, Trinity Lutheran Church subdivision, North Jefferson replat, Judy L. Green Subdivision, Yellowjacket Acres and the Harwood and Lynn replat associated with the proposed Casey’s development.

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