(A) District application. Truck stop uses may be allowed within the I-1 and I-2 Districts subject to approval of a conditional use permit.
(B) Performance standards. A truck stop may be allowed provided as follows.
(1) Adjacent to residential districts. Truck stops shall not be permitted on lots that abut residentially zoned property.
(2) Area. A minimum lot area of five acres and minimum lot frontage of 300 feet. The City Council may exempt previously developed or previously platted property from this requirement provided that the site is capable of adequately and safely handling all activities and required facilities.
(3) Location. Truck stops shall be located on parcels abutting a principal arterial roadway.
(4) Installation standards. Truck stops shall be installed in accordance with state and city standards. Additionally, adequate space shall be provided to access gas pumps and allow maneuverability around the pumps. Underground fuel storage tanks are to be positioned to allow adequate access by motor fuel transports and unloading operations which do not conflict with circulation, access and other activities on the site. Fuel pumps shall be installed on pump islands.
(5) Architectural standards.
(a) The architectural appearance, scale and functional plan of the building(s) and canopy shall be complementary and compatible with each other and the existing buildings in the neighborhood setting.
(b) All sides of the principal and accessory structures are to have essentially the same or a coordinated harmonious finish treatment in conformance with § 152.208 of this chapter.
(6) Canopy. A protective canopy structure may be located over the pump island(s) as a permitted accessory structure. The canopy shall meet the following performance standards.
(a) The edge of the canopy shall be 70 feet or more from the front and/or side lot line, provided that adequate visibility both on-site and off-site is maintained.
(b) The canopy shall not exceed 18 feet in height and shall provide 14 feet of clearance to accommodate a semitrailer truck from passing underneath.
(c) The canopy fascia shall not exceed three feet in vertical height.
(d) The architectural design, colors and character of the canopy shall be consistent with the principal building on the site.
(e) Signage may be allowed on a detached canopy in lieu of wall signage on the principal structure, provided that:
1. The individual canopy sign does not exceed more than 20% of the canopy facade facing a public right-of-way; and
2. The canopy fascia shall not be illuminated, except for permitted canopy signage.
(f) Canopy posts/sign posts shall not obstruct traffic or the safe operation of the gas pumps.
(7) Pump islands. Pump islands shall be elevated six inches above the traveled surface of the site. Pump islands must be set at least 70 feet back from any property line. Setback between pump island curb face shall be sufficient for the servicing and maneuvering of semi-trucks with trailers.
(8) Dust control and drainage. The entire site other than taken up by a building, structure or plantings shall be surfaced with asphalt, concrete, cobblestone or paving brick. Plans for surfacing and drainage shall be subject to approval of the City Engineer. Drainage from all fueling areas shall be directed to an oil/grit separator. Minimum design standards for the oil/grit separator shall include the following:
(a) A minimum of 400 cubic feet of permanent pool storage capacity per acre of drainage area;
(b) A minimum pool depth of four feet;
(c) A minimum oil containment capacity of 800 gallons; and
(d) Minimum maintenance/inspection of two times per year and/or after measurable spill events. A measurable spill shall be as defined by the State Pollution Control Agency (MPCA). A measurable spill must be reported to the MPCA.
(9) Landscaping.
(a) At least 25% of the lot, parcel or tract of land used exclusively for the gas sales facility shall remain as a grass plot, including trees, shrubbery, plantings or fencing and shall be landscaped. Required minimum green area should be emphasized in the front and side yards abutting streets or residential property.
(b) At the boundaries of the lot, the following landscape area shall be required.
1. From side and rear property lines, an area of not less than five feet shall be landscaped in compliance with § 152.279 of this chapter.
2. From all road rights-of-way, an area of not less than 15 feet shall be landscaped in compliance with § 152.278 of this chapter.
3. The property owner shall be responsible for maintenance of all landscaping, including within the boulevard.
(10) Exterior lighting. The lighting shall be accomplished in a way as to have no direct source of light visible from adjacent land in residential use or from the public right-of-way and shall be in compliance with § 152.187 of this chapter. A comprehensive lighting plan shall be submitted as part of the conditional use permit application, and shall be subject to the following performance standards.
(a) Canopy lighting shall only be permitted under the canopy structure and consist of canister spotlights recessed into the canopy. No portion of the light source or fixture may extend below the bottom face of the canopy. Total canopy illumination below the canopy may not exceed 115 foot candles at ground level.
(b) Lighting at the periphery of the site and building shall be directed downward and individual lights shall not exceed 15 foot candles at ground level.
(c) Maximum site illumination shall not exceed one foot candle at ground level when measured at any boundary line with an adjoining residentially zoned property or public property.
(d) Except for permitted wall signage, the building and/or canopy fascia shall not be illuminated.
(12) Circulation. The site design shall accommodate adequate turning radius and vertical clearance for a semitrailer truck. A site plan shall be provided to illustrate adequate turning radius, using appropriate engineering templates.
(13) Parking.
(a) Parking for motor fuel service shall be in addition to that required for other uses on the site.
(b) Parking spaces shall be determined on an individual basis by the City Council. Factors to be considered in the determination shall include (without limitation) size of building, type of use, number of employees, expected volume and turnover of customer traffic and expected frequency and number of delivery or service vehicles.
(c) Parking stalls for trucks and trailers shall be a minimum of 12 feet wide and 70 feet long, exclusive of drive aisles.
(14) Pedestrian traffic. An internal site pedestrian circulation system shall be defined and appropriate provisions made to protect those areas from encroachments by parked cars or moving vehicles. In front of the principal structure, the pedestrian sidewalk shall be a minimum of five feet wide and clear of any obstacle or impediment.
(15) Noise. Public address system shall not be audible at any property line. Playing of music or advertisement from the public address system is prohibited. Noise control shall be required as regulated in § 91.15 of the city code.
(16) Outside storage, sales and service. No outside storage or sales shall be allowed, except as follows.
(a) Public phones may be located on-site as long as they do not interrupt on-site traffic circulation and may not be located in a yard abutting residentially zoned property.
(b) Propane sales limited to 20-pound capacity tanks may be located outside as long as the propane tanks are secured in a locker and meet all State Uniform Building and Fire Codes.
(c) A compressed air service area may be located on-site as long as it does not interrupt on-site traffic circulation.
(d) Existing outside storage, sales and service of items existing on the effective date of this chapter, other than those items listed in division(B)(17) below shall be removed within a period of five years from the effective date of this chapter.
(17) Litter control. The operation shall be responsible for litter control on the subject property, which is to occur on a daily basis. Trash receptacles must be provided at a convenient location on-site to facilitate litter control.
(19) Additional stipulations. All conditions pertaining to a specific site are subject to change when the Council, upon investigation in relation to a formal request, finds that the general welfare and public betterment can be served as well or better by modifying or expanding the conditions set forth herein.
(Prior Code, § 11-30-3) (Ord. 258, passed 5-4-2006)