Legislative Version Ordinance - 5/23/20241
Project 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
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. Adopts a new Section 21A.36.120 as follows: 1
21A.36.120: RESERVED: REGULATIONS FOR GAS STATIONS AND FUEL 2
DISPENSING FACILITIES WITH UNDERGROUND AND/OR ABOVE-GROUND 3
FUELD STORAGE TANKS 4
Gas Stations and Accessory Uses that have fuel tanks on-site, such as Truck Stops, Fuel 5
Distributors, and Storage uses, as defined in Chapter 21A.62 of this title, shall be allowed in 6
zoning districts provided in Chapter 21A.33 “Land Use Tables”, and are subject to the 7
provisions of this section. 8
A. General Standards: 9
1. All fuel dispensers and fuel storage tanks (above or underground) shall comply 10
with the requirements of this section and all other applicable regulations, including 11
the applicable reference standards and any other applicable regulations of the State of 12
Utah and Federal regulators. In case of conflicting provisions in any of the above-13
listed rules, the strictest restrictions shall apply. 14
2. Distance from water bodies: All underground and above-ground fuel storage tanks 15
and gas vents shall be a minimum of 350 feet from any existing water bodies (pond, 16
river, stream, canal, etc.), water resources, public parks or open space -that are one 17
acre and greater in size. 18
APPROVED AS TO FORM
Salt Lake City Attorney’s Office
Date: ___________________________
By: ____________________________
Katherine D. Pasker, Senior City Attorney
May 4, 2024
2
3. Distance from property lines: All underground and above-ground fuel storage 19
tanks and gas vents shall be a minimum of 30 feet from any property line. 20
4. Associated pump islands shall be a minimum of 25 feet from any property line 21
and adjacent buildings. 22
5. Fuel vents: When a canopy is provided, gas vents shall be located at the top of the 23
gas pump canopy. 24
6. New underground fuel storage tanks: All new and replacement fuel storage tanks 25
put underground shall be constructed of non-corrodible material or designed to 26
prevent the release or threatened release of any stored fuel to ensure greater durability 27
and lifespan. 28
7. Leak or surface-runoff contamination: If contamination occurs, the property 29
owner shall be accountable for any cleanup and remediation of the subject property, 30
any City property, and any downstream water or soil contamination. 31
8. Nonconforming status: Fuel tanks and pumps that are unused or out of service for 32
one year or more shall be considered willfully abandoned and will not be eligible for 33
nonconforming status. The use shall not be restored unless it is restored to comply 34
with the standards of this section and all other applicable sections in this title. 35
B. Additional Standards for Gas Stations: 36
1. Minimum Lot size: 30,000 square feet. A gas station may be located on a lot with 37
another principal use when the lot complies with the minimum lot size. For the 38
purposes of this regulation, a lot shall include a site that consists of multiple lots or 39
parcels within a single development when the parking lot and circulation elements are 40
shared across the boundaries of the lots or parcels 41
2. Minimum Lot Frontage: 150 feet along all public streets. For sites described in 42
21A.36.120.C.1, the lot frontage shall be measured for all lots or parcels involved. 43
3. Stacking Lane Standards: These standards ensure adequate on-site maneuvering 44
and circulation areas, ensure that stacking vehicles do not impede traffic on abutting 45
streets, and that stacking lanes will not have nuisance impacts on abutting residential 46
lots. 47
a. Stacking lanes shall be arranged to avoid conflicts with site access points, 48
access to parking or loading spaces, and internal circulation routes to the 49
maximum extent practicable. 50
b. A minimum of 36 feet of stacking lane is required between a curb cut and the 51
nearest gasoline pump. 52
4. Fuel Pump Standards: 53
3
a. Fuel pumps shall be located on the site in a manner that does not interfere 54
with easy access into or egress from the site at established driveway entrances. 55
b. Fuel Pumps shall be located and oriented so all cars in line for motor fuel can 56
be accommodated on-site and not block the sidewalk, the street, or any other 57
portion of the public right of way. 58
5. Electric Vehicle Parking: Gas stations shall provide at least one (1) parking space 59
dedicated to electric vehicles for every ten (10) required on-site parking spaces. 60
Electric vehicle parking spaces shall count toward the minimum required number of 61
parking spaces. The electric vehicle parking space shall be: 62
a. Located in the same lot as the principal use. 63
b. Signed clearly and conspicuously, such as special pavement marking or 64
signage, indicating exclusive availability to electric vehicles; and 65
c. Outfitted with a standard electric vehicle charging station. 66
C. Additional Standards for Fuel Dispensing Facilities: 67
1. Above-ground fuel storage tanks shall: 68
a. Provide a 25-foot clear radius from combustible materials, storage areas, 69
parking/backing areas, and all buildings on the same lot. 70
b. Have a maximum height of 20 feet from the finished grade. 71
2. An obscuring sight fence of six feet in height shall be required surrounding the 72
fuel storage tanks and associated vehicle fueling areas. All required fencing shall be 73
prewoven chain-link with slats, wood, brick, tilt-up concrete, masonry block, stone, 74
metal, composite/recycled materials, or other manufactured materials or combination 75
of materials commonly used for fencing. In addition, the fenced area must be paved 76
with a nonpermeable surface. 77
D. Upgrades to Nonconforming Gas Stations and Fuel Dispensing Facilities: 78
1. Replacing and Updating Tanks and Associated Equipment: An existing gas 79
station may replace existing tanks and associated equipment in substantially the same 80
location without having to comply with the provisions of this section. 81
2. Reconstruction: Existing gas stations that are noncomplying as to lot area, lot 82
frontage, or tank setbacks may be demolished and reconstructed, provided the 83
reconstructed use complies with the other applicable regulations of this section and 84
the tank location is substantially the same. 85
3. The zoning administrator may modify the location of the fuel tanks and associated 86
equipment if federal or state requirements or other legal requirements prevent 87
locating the replacement tanks in a substantially similar location. 88
4
4. The zoning administrator may approve an alternate location for fuel tanks and 89
associated equipment if the applicant can demonstrate that a more efficient and safe 90
location is more appropriate. 91
92
2. Deletes Section 21A.40.070: 93
94
21A.40.070: MOTOR FUEL PUMP REGULATONS RESERVED 95
96
When established pursuant to uses permitted or conditional within the applicable district 97
regulations, all motor fuel pumps shall conform to the requirements below: 98
99
A. Location: No motor fuel pumps or islands shall be erected closer than twelve feet 100
(12') to any lot line, required landscape yard, front or side yard or within any "sight 101
distance triangle" as defined in chapter 21A.62 of this title. 102
103
B. Safety Curbs Required: All uses for which motor fuel pumps or islands shall be 104
made a part, shall erect a safety curb around the perimeter of all paved areas. All such 105
curbs shall be of approved construction. The curbs shall be located so that no vehicle 106
overhangs any public right of way or adjoining property. 107
108
C. Gas Pumps At Convenience Food Stores: In addition to the requirements of 109
subsections A and B of this section, the location of motor fuel pumps at convenience food 110
stores shall be approved by the zoning administrator, where the location of such pumps 111
satisfies the following criteria: 112
113
1. Pumps should be visible to the motorist on the street; 114
2. Pumps should be visible from the store; 115
3. Pumps should be located on the site in a manner which does not interfere with 116
easy access into or egress from the site at established driveway entrances; 117
4. Pumps should be located and oriented so all cars in line for motor fuel can be 118
accommodated on site and not block the sidewalk, the street, or any other portion of 119
the public right of way; 120
5. Pumps should be so located to avoid conflict between cars going to motor fuel 121
pumps and those going to parking spaces. On site circulation should be clearly 122
marked and must reflect established design standards for moving aisles, parking 123
dimensions, and turning radii; 124
6. Pump location, and vehicular access to and exit from pumps, should not conflict 125
with established pedestrian or bicycle approaches to the store; and 126
7. Lighting shall be oriented so as not to cast direct light onto adjacent properties. 127
128
3. Amends the definition of “GAS STATION” in Section 21A.62.040 as follows: 129
130
GAS STATION: A principal building site and structures for selling the sale and dispensing 131
of motor fuels or other petroleum products and the sale of convenience retail. 132
5
133
4. Adopts a new definition “FUEL DISPENSING FACILTY” in Section 21A.62.040, as follows 134
(to be inserted alphabetically into the list of definitions in said section): 135
136
FUEL DISPENSING FACILITY: A stationary facility consisting of one or more fuel storage 137
tanks and associated equipment, which receive, store, and dispense fuel for private use and 138
not for sale to the public. 139
140
141
[END] 142