No land or property in the City of Sunset Valley shall be developed, used or operated as a retail service station, fuel outlet or other facility at which hazardous materials regulated by this Code are stored in underground storage tanks, and no such station, outlet or facility shall be constructed or substantially modified or repaired within the city, except in exact compliance with the provisions of this Code and all other applicable local, state and federal laws and regulations, or before all necessary approvals and permits have been granted or issued by the City Council and any other regulatory body from which an approval or permit must be obtained pursuant to any applicable law or regulation.