Are Gas Stations in the Wrong Places in Troy?
Let's follow up on a story covered earlier this month.
On July 19th, this publication talked about the number of gas stations in our community, and it created some lively discussions both in the comment thread here and on some other social media channels. You can read that article here:
One of the interesting things about putting out ideas on big questions, such as “Are There Are Too Many Questions in Troy?”, it leads to other questions and other angles to investigate. One of the items worth investigating is where exactly are these gas stations located and do these gas stations meet the needs of the community?
Where Gas Stations Can Go
In Troy, these stations are called “Automobile Fuel Dispensing Stations” in the zoning code, and they are allowed in four conventional zoning districts, the B-1, Local Retail District., the B-2, General Business District, the B-4, Highway Business District, and M-2 Light Industrial District.
For a little context, it might be helpful to help define these districts a little more. These districts are defined in the city’s zoning code and the definitions from the zoning code are as follows
The "B-1" Local Retail District is intended to permit the development of retail sales and personal services required to meet the day-to-day needs of an adjacent residential neighborhood. Stores, businesses and offices in this zone should be useful to the majority of the neighborhood residents, should be economically supportable by nearby population, and should not draw community-wide patronage. A grocery store or grocery store/drugstore combination is favored as the principal tenant in a local retail district. In general, the "B-1" Local Retail District is intended for the grouping of a grocery store and small retail businesses and office uses which are relatively nuisance-free to surrounding residences and which do not detract from the residential purpose and character of the surrounding neighborhood. Residential uses may be permitted on the second story or above when located in a building in which the first floor is devoted to a permitted use. Section 1143.13 of the Zoning Code.
The "B-2" (General Business) District is intended to provide for the development of major retail shopping areas and centers outside the downtown area. These districts include much of the strip commercial property existing along the major streets of the City. The uses permitted are intended to accommodate the general retail consumer. Section 1143.14 of the Zoning Code.
The "B-4" Highway Service Business District is intended to provide for the development of highway service and retail shopping areas and centers outside the downtown area. The uses permitted are intended to accommodate both the general retail consumer and the needs and services of the automobile traveling public. Section 1143.16 of the Zoning Code.
The "M-2" Light Industrial District is designed to provide for industrial uses, which can be operated in such a manner as to conform to the applicable performance standards specified in the district. These performance standards regulate such uses in order to prohibit congestion and for the protection of adjacent residential and business activities. Section 1143.18 of the Zoning Code.
Using these basic zoning designations, one might expect to see the most of the city’s gas stations in the B-4, Highway Service Business District, a few in the B-2, General Business District and not so many in the other districts.
The Current Zoning of Gas Stations
Well, it doesn’t quite work that way for our community. A review of the zoning designations for the gas stations in our community show the following:
The B-4, Highway Service District has the least number of gas stations, which might be surprising, but there isn’t a lot of land zoned B-4 in the community. One could reasonably argue that every B-4 district in town has a gas station. The B-4 gas stations are at 1798 West Main and 1298 West Market.
The B-2, General Business District, is probably the largest commercial zoning district in town. The south side of West Main Street between Troy Towne Drive and Kings Chapel is in this zoning designation. Sherwood, Trojan Village, West Market Street between Dorset and Kroger are all in this zoning district. This district has 10 gas stations throughout the community. These gas stations are at 1314 East Main, 818 North Market, 959 North Market, 1580 West Main, 1998 West Main, 751 West Market, 1333 Archer, 1415 West Market, 1475 West Market and 801 West Main.
The B-1, Local Retail District has two gas stations and they are both on Staunton Road, at 503 Staunton and 201 Staunton. The M-2, Light Industrial District also has two gas station; one at 1901 West Main and one at 809 South Market.
Protecting the Public’s Water Supply
Also of note, the community has three gas station’s in the city’s “Well Field Protection Overlay District”. From the city’s zoning code: “The "WP" Well Field Protection Overlay District is designed to safeguard the public health, safety, and welfare of citizens and institutions that are customers of the City water system by regulating the land use and the storage, handling, use, and production of regulated substances. The land within the overlay district is described as the land area within the City which lies within the one-year capture area and accompanying buffer surrounding the existing and proposed municipal water well fields. The intent of this designation is to protect the community's potable water supply against contamination.” (Section 1143.21 of the Zoning Code). The stations are at 201 Staunton, 503 Staunton and 1314 East Main. Of note, the gas station at 801 West Main is not in the district, however, it is adjacent to the district.
The city’s zoning code allows for gas stations to be built in this environmentally sensitive district, as long as the tanks comply with the state’s Bureau of Underground Storage Tank Regulations (BUSTR) Program. Existing gas stations may continue as long as tank leak detection and tank maintenance programs meet local and state underground storage tank regulations (Section 1143.21(f)(5) of the City’s Zoning Code).
A Roadmap for the Future
Last week’s work on the number of gas stations in our town definitely showed that the community is not at a loss for gas stations. In fact, one comment on a social media thread relayed that Troy (pop. 26,679) has the same number of gas stations as Fort Wayne, Indiana (pop. 267,927).
Note: After original publication of this story, a reader challenged this publication on the fact that Troy has the same number of gas stations as Fort Wayne, Indiana. A bit of research found that there are in fact, 210 gas stations in Fort Wayne. Apologies for any confusion.
Some commenters also noted that nearly Centerville has recently enacted a one-year moratorium on new gas stations building in the community.
But, even if there are those who believe that there is still room for more gas stations in the community, it’s important to place those gas stations in appropriate places in the community where they can serve both the public and not be a general nuisance to the community — this publication believes both goals are not mutually exclusive. This publication believes that there are smart ways to help ensure that both of those goals are met.
Prohibit New Gas Stations in the B-1, Local Retail District
From the city’s own zoning code, the B-1 district “is intended for the grouping of a grocery store and small retail businesses and office uses which are relatively nuisance-free to surrounding residences and which do not detract from the residential purpose and character of the surrounding neighborhood.” Gas stations, while convenient and even necessary for patrons, tend to bring in more automotive traffic to neighborhoods. Their very existence seems to go against the tone and tenor of the B-1, Local Retail District, which would promote walkable and easily accessible retail or office establishments. Given the large number of gas stations in our community, amending the zoning code to remove gas stations as a permitted use in the B-1, Local Retail District, seems like a logical move.
Prohibit New Gas Stations in the WP, Wellhead Protection Overlay District
Let’s be frank, the City of Troy has environmental issues, especially as it relates to soil and water. The city’s east side is currently a U. S. EPA Superfund site for contaminated groundwater and soils, due largely to elevated levels of Volatile Organic Compounds (VOCs). Considering that the city uses underground water for its water supply source, it makes sense to use every tool possible to protect one of the city’s most important resources.
Even though all underground storage tanks in the Wellhead Protection Overlay District must meet BUSTR requirements, why take the chance? Allowing underground storage tanks in the city’s wellhead protection overlay district puts our citizens at unnecessary risk. By prohibiting new gas stations in the district can help remove that risk.
Institute Buffer Zones for Gas Stations
The City of Vandalia’s zoning code places space regulations on gas stations. In some instances, new gas stations can not be closer than 500 feet to an existing gas station. For example, the distance between the gas stations 818 North Market and 959 North Market is only 315 feet. The distance between the gas stations at 1298 West Market and 1333 Archer is about 375 feet. It is our city’s best interest to look at creating buffer zones or distance requirements for new gas stations in the community.
As our previous work discussed, there are new players in the gas station market, such as Wawa and Sheetz that are aggressively looking at sites throughout the Miami Valley and Southwest Ohio for their growth. Our community should balance the needs of our community and the desires of those businesses that want to make Troy their home. Our city should not shut out all opportunities for new gas stations in the community, however, we shouldn’t allow ourselves to be steamrolled by these business either. Our community can find a balance and protect our city in the process.
What do you think? Do these ideas make sense? Are these ideas too restrictive? Our paid subscribers are more than welcome to leave their ideas and insights in the comment thread!
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Well done analysis of this issue.
I think a few of the recent stations have been in the right places. The Shell by Walgreens and Sheetz new location will work well for me. Not only convenience but quality and safety come into consideration. I don't want to get off track - and forgive me if it has been mentioned - but, are there similar regulations for storage facilities in Troy?