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 that:
1. Residential: Truck stops shall not be permitted on lots that abut residentially zoned property.
2. Area: A minimum lot area of five (5) acres and minimum lot frontage of three hundred feet (300'). 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 within one-fourth (1/4) mile or one thousand three hundred twenty feet (1,320') of 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. Sanitary Dump: A sanitary dump shall be required at all truck stops. The sanitary dump must comply with all requirements of the Minnesota Pollution Control Agency (MPCA).
6. Architectural Standards:
a. As a part of the conditional use permit application, a color illustration of all building elevations must be submitted.
b. 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.
c. All sides of the principal and accessory structures are to have essentially the same or a coordinated harmonious finish treatment pursuant to section 11-17-9 of this title.
d. Exterior wall treatments like brick, stone (natural or artificial), decorative concrete block, stucco or similar materials shall be used.
e. Earth tone colors of exterior materials including the canopy columns shall be required. "Earth tone colors" shall be defined as any various soft colors like those found in nature in soil, vegetation, etc. Such colors are limited to brown, black, grey, tan, beige, soft green, soft blue, or white.
f. Use of contrasting colors not defined as earth tones:
(1) Ten percent (10%) of the principal building facade may contain contrasting colors.
(2) The canopy elevation(s) may have contrasting colors as follows:
(A) The contrasting colors shall be located only on an elevation not facing a residential district and shall not be used on the canopy supports or other elements of the structure.
(B) The area of the contrasting colors and wall sign(s) shall not exceed the seventy five percent (75%) of the area of an individual canopy elevation where it is allowed.
(C) Use of lighting on the canopy elevation shall be limited to LED sources that is to be shielded and complies with the provisions of Section 11-23-15.F of this title.
(D) The use of contrasting colors upon the canopy elevations shall be in lieu of a walls sign(s) mounted upon the principal building.
7. 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 seventy feet (70') 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 eighteen feet (18') in height and must provide fourteen feet (14') of clearance to accommodate a semitrailer truck from passing underneath.
c. The canopy fascia shall not exceed three feet (3') in vertical height.
d. Canopy lighting shall consist of canister spotlights recessed into the canopy with no portion of the light source or fixture extending below the bottom face of the canopy. Total canopy illumination may not exceed the limits established by subsection 11-16-17.A of this title. The fascia of the canopy shall not be illuminated as allowed by Section 11-37-7.B.6.f of this title.
e. The architectural design, colors, and character of the canopy shall be consistent with the principal building on the site.
f. 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 twenty percent (20%) of the canopy facade facing a public right-of-way.
(2) The canopy fascia shall not be illuminated, except for permitted canopy signage.
g. Canopy posts/signposts shall not obstruct traffic or the safe operation of the gas pumps.
8. Pump Islands: Pump islands must be elevated six inches (6") above the traveled surface of the site. Pump islands must be set at least seventy feet (70') back from any property line. Setback between pump island curb face shall be sufficient for the servicing and maneuvering of semitrucks with trailers.
9. 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 four hundred (400) cubic feet of permanent pool storage capacity per acre of drainage area.
b. A minimum pool depth of four feet (4').
c. A minimum oil containment capacity of eight hundred (800) gallons.
d. Minimum maintenance/inspection of two (2) times per year and/or after measurable spill events. A measurable spill shall be defined by the Minnesota Pollution Control Agency (MPCA). A measurable spill must be reported to the MPCA.
10. Landscaping:
a. At least twenty five percent (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 (5') shall be landscaped in compliance with section 11-21-9 of this title.
(2) From all road rights-of-way, an area of not less than fifteen feet (15') shall be landscaped in compliance with section 11-21-9 of this title.
(3) The property owner shall be responsible for maintenance of all landscaping, including within the boulevard. (Ord. 674, sec. 1, 7-17-2000)
11. Exterior Lighting: The lighting shall be accomplished in such 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 section 11-16-17 of this title. (Ord. 996, 5-7-2018)
12. Access: Vehicular access points shall create a minimum of conflict with through traffic movement and shall comply with chapter 19 of this title.
13. Circulation: The site design must accommodate adequate turning radius and vertical clearance for a semitrailer truck. A site plan must be provided to illustrate adequate turning radius, using appropriate engineering templates.
14. 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 such 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 twelve feet (12') wide and seventy feet (70') long, exclusive of drive aisles.
15. Pedestrian Traffic:
a. An internal site pedestrian circulation system shall be defined and appropriate provisions made to protect such areas from encroachments by parked cars or moving vehicles. In front of the principal structure, the pedestrian sidewalk must be a minimum of five feet (5') wide and clear of any obstacle or impediment. (Ord. 674, sec. 1, 7-17-2000)
b. A continuous and permanent concrete curb not less than six inches (6") above grade or bollards a minimum of three feet (3') in height shall separate internal sidewalks for pedestrian traffic from motor vehicle areas, pursuant to the provisions of subsection 11-19-7I of this title. (Ord. 996, 5-7-2018)
16. Noise: Public address system shall not be audible at any property line. Play of music or advertisement from the public address system is prohibited. Noise control shall be required as regulated in subsection 11-16-25 of this title.
17. 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 twenty (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 August 18, 1997, other than those items listed in this subsection B17 shall be removed within a period of five (5) years from the effective date hereof.
18. 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. Signs: A Comprehensive Sign Plan must be submitted as part of a conditional use permit application. All signing and informational or visual communication devices shall be minimized and shall be in compliance with chapter 23 of this title.
20. 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. (Ord. 674, sec. 1, 7-17-2000; amd. Ord. 867, sec. 91, 5-17-2010; Ord. 1049, Secs. 4, 5, 8-2-2021)