HomeMy WebLinkAboutLegislative Version Ordinance - 5/23/2024Project Title: Gas Stations Located Near Water Sources
And Sensitive Lands Text Amendment
Petition No.: PLNPCM2023-00260
Version: 1
Date Prepared: May 4, 2024
Planning Commission Action: Recommended 4/10/2024
APPROVED AS TO FORM
Salt Lake City Attorney's Office
Date: May 4, 2024
By:
Katherine D. Pasker, Senior City Attorney
This proposed ordinance makes the following amendments to Title 21A. Zoning:
• Deletes the current gas station standards (Section 21A.40.070);
• Adopts new gas station standards to impose a distance requirement between gas stations
and bodies of water as well as new standards related to lot size, vehicle stacking, electric
vehicle parking, screening, and the location of aboveground and underground storage
tanks.
Underlined text is new; text with strikethrough is proposed to be deleted. Modifications made as
part of the Planning Commission recommendation are highlighted in yellow. All other text is
existing with no proposed change.
1 1. Adopts a new Section 21A.36.120 as follows:
2 21A.36.120: RESERVED: REGULATIONS FOR GAS STATIONS AND FUEL
3 DISPENSING FACILITIES WITH UNDERGROUND AND/OR ABOVE -GROUND
4 FUELD STORAGE TANKS
5 Gas Stations and Accessory Uses that have fuel tanks on -site, such as Truck Stops, Fuel
6 Distributors, and Storage uses, as defined in Chapter 21A.62 of this title, shall be allowed in
7 zoning districts provided in Chapter 21A.33 "Land Use Tables", and are subject to the
8 provisions of this section.
9 A. General Standards:
10 1. All fuel dispensers and fuel storage tanks (above or underground) shall comply
11 with the requirements of this section and all other applicable regulations, including
12 the applicable reference standards and any other applicable regulations of the State of
13 Utah and Federal regulators. In case of conflicting provisions in any of the above-
14 listed rules, the strictest restrictions shall apply.
15 2. Distance from water bodies: All underground and above -ground fuel storage tanks
16 and gas vents shall be a minimum of 350 feet from any existing water bodies (pond,
17 river, stream, canal, etc.), water resources, public parks or open space -that are one
18 acre and greater in size.
19 3. Distance from property lines: All underground and above -ground fuel storage
20 tanks and gas vents shall be a minimum of 30 feet from any grope . line.
21 4. Associated pump islands shall be a minimum of 25 feet from any_property line
22 and adjacent buildings.
23 5. Fuel vents: When a canopy is provided, ,gas vents shall be located at the top of the
24 gas pump canoe
25 6. New underground fuel storage tanks: All new and replacement fuel storage tanks
26 put underground shall be constructed of non -corrodible material or designed to
27 prevent the release or threatened release of any stored fuel to ensure greater durability
28 and lifespan.
29 7. Leak or surface -runoff contamination: If contamination occurs, the property
30 owner shall be accountable for any cleanup and remediation of the subject property,
31 any Cityproperty, and any downstream water or soil contamination.
32 8. Nonconforming status: Fuel tanks and pumps that are unused or out of service for
33 one year or more shall be considered willfully abandoned and will not be eligible
34 nonconforming status. The use shall not be restored unless it is restored to comply
35 with the standards of this section and all other applicable sections in this title.
36 B. Additional Standards for Gas Stations:
37 1. Minimum Lot size: 30,000 square feet. A gas station may be located on a lot with
38 another principal use when the lot complies with the minimum lot size. For the
39 purposes of this regulation, a lot shall include a site that consists of multiple lots or
40 parcels within a single development when the parking lot and circulation elements are
41 shared across the boundaries of the lots or parcels
42 2. Minimum Lot Frontage: 150 feet along all public streets. For sites described in
43 21A.36.120.C.1. the lot frontaize shall be measured for all lots or parcels involved.
44 3. Stacking Lane Standards: These standards ensure adequate on -site maneuvering
45 and circulation areas, ensure that stacking vehicles do not impede traffic on abutting
46 streets, and that stacking lanes will not have nuisance impacts on abutting residential
47 lots.
48 a. Stacking lanes shall be arranged to avoid conflicts with site access points,
49 access to parking or loading spaces, and internal circulation routes to the
50 maximum extent practicable.
51 b. A minimum of 36 feet of stacking lane is required between a curb cut and the
52 nearest gasoline pump.
53 4. Fuel Pump Standards:
OA
54 a. Fuel pumps shall be located on the site in a manner that does not interfere
55 with easy access into or egress from the site at established driveway entrances.
56 b. Fuel Pumps shall be located and oriented so all cars in line for motor fuel can
57 be accommodated on -site and not block the sidewalk, the street, or any other
58 portion of the public right of way.
59 5. Electric Vehicle Parking: Gas stations shall provide at least one (1) parking space
60 dedicated to electric vehicles for every ten (10)required on -site parking spaces.
61 Electric vehicle parking spaces shall count toward the minimum required number of
62 parking spaces. The electric vehicle parking space shall be:
63 a. Located in the same lot as the principal use.
64 b. Signed clearly and conspicuously, such as special pavement marking or
65 signage, indicating exclusive availability to electric vehicles; and
66 c. Outfitted with a standard electric vehicle charging station.
67 C. Additional Standards for Fuel Dispensing Facilities:
68 1. Above -ground fuel storage tanks shall:
69 a. Provide a 25-foot clear radius from combustible materials, storage areas,
70 parking/backing areas, and all buildings on the same lot.
71 b. Have a maximum height of 20 feet from the finished grade.
72 2. An obscuring sight fence of six feet in height shall be required surrounding the
73 fuel storage tanks and associated vehicle fueling areas. All required fencing shall be
74 prewoven chain -link with slats, wood, brick, tilt -up concrete, masonry block, stone,
75 metal, composite/recycled materials, or other manufactured materials or combination
76 of materials commonly used for fencing. In addition, the fenced area must be paved
77 with a nonpermeable surface.
78 D. Upgrades to Nonconforming Gas Stations and Fuel Dispensing Facilities:
79 1. Replacin and nd Updating Tanks and Associated Equipment: An existing gas
80 station may replace existing tanks and associated equipment in substantially the same
81 location without having to comply with the provisions of this section.
82 2. Reconstruction: Existing gas stations that are noncomplying as to lot area, lot
83 frontage, or tank setbacks may be demolished and reconstructed, provided the
84 reconstructed use complies with the other applicable regulations of this section and
85 the tank location is substantially the same.
86 3. The zoning administrator maf_y the location of the fuel tanks and associated
87 equipment if federal or state requirements or other legal requirements prevent
88 locating_ t�placement tanks in a substantially similar location.
89 4. The zoning administrator may approve an alternate location for fuel tanks and
90 associated equipment if the applicant can demonstrate that a more efficient and safe
91 location is more appropriate.
92
93 2. Deletes Section 21A.40.070:
94
95 21A.40.070: N40TOR FUEL PUMP nEG TT n rrRESERVED
96
97 When established pursttant to uses pefmitted or conditional vvithin the appheable distriet
98 r-egulations-- all Atel ptimps shall EenfafmrtetheTequir-ements below:
99
1rexquifeud 1-afidseape yaM, front or side yar-d or within any "sight
102 distanee triangle" as defined in ehapter- 21A.62 of this title.
14 B. Safi� Gti�s Reqttir-ed: All uses for- whieh motor- Awl puffi-ps or- islands shall bee
105 made a pai4, shall efeet a safety etifb around the pefifneter of all paved afeas. All sue
1. - leeated so that no vehiel-e
ettfbs shall be
1
108
1` G. Gas Pumps At Convenience Food Stofes:
1 subseetions A and •
112 satisfies the following efitefia.:
113
III stores shall be appfoved by the zoning administratof, whef!e the location of sueh punips
116 3. Ptimps shottid be leeated Em the site in a manner- whieh does not iateff�r-e with
119 aceommodated on site and not blook the sidewalk, the street, of any other poftion of
timps shottid be visible to the motor-ist on the street; the p4lie right of way;
Pumps should be so loeated to avoid confliet between car- 3tof fuel
reflect122 ptimps and those
-
125 6. Pump loeation, and vehicular- aceess to and exit ftom pumps, should not eonflie
• with established pedest6an
127 7. Lighting shall be ofiented se as not to cast difeet light onto adjaeent p
128
129 3. Amends the definition of "GAS STATION" in Section 21A.62.040 as follows:
130
131 GAS STATION: A principal building site and structures for selling tw-s-Me and dispensing
132 4-motor fuels or other petroleum products and the sale of eo,,venieftee retail.
rd
133
134 4. Adopts a new definition "FUEL DISPENSING FACILTY" in Section 21A. 62.040, as follows
135 (to be inserted alphabetically into the list of definitions in said section):
136
137 FUEL DISPENSING FACILITY: A stationary facility consisting of one or more fuel storage
138 tanks and associated equipment, which receive, store, and dispense fuel for private use and
139 not for sale to the public.
140
141
142 [END]
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