Breaking News…there is no shortage of gas stations in our community. It has become painfully obvious to everyone in our community as each year brings more and more of these gas station/convenience stores to our community. All of these new retail establishments makes one think, “How many gas stations should a community of Troy’s size really have?”
Generally, urban planning guidelines suggest one gas station per 2,500 to 4,000 residents. For a city like Troy, this would translate to an optimal range of 6 to 10 gas stations. However, a quick survey of the city reveals a significantly higher number, raising the question whether this density is truly necessary or sustainable.
Some of the gas stations in Troy include three Shell stations, three Speedway stations, three Sunoco gas stations, two BP stations, two Marathon stations, a relatively new Casey’s, a Kroger station, a Meijer station, and a Circle K gas station — that adds up to 17 stations in our town (and it is entirely possible I have missed one or two). Additionally, there have been plans for one at South Market Street/South County Road 25A and Dye Mill Road.
What is perhaps more notable, is the names of gas stations aren’t on the list. Gas station companies such as Sheetz and Wawa both have massive plans for expansion throughout the Midwest. Perhaps it is just a matter of time before those companies make a home in our town with multiple gas stations of their own.
As a community with a population of approximately 26,000, our gas station density appears excessive, raising concerns about urban aesthetics, environmental impacts, and economic viability. This concern echoes a broader regional sentiment, as evidenced by Centerville's recent one-year freeze on new gas stations and discount stores, as reported by the Dayton Daily News earlier this week. Residents in Fairfield, a Cincinnati suburb, are expressing disapproval over a fourth Wawa gas station in their community.
The saturation of gas stations in our community could lead to several economic and environmental issues. From an economic standpoint, an oversupply of gas stations can lead to reduced profitability for each establishment, potentially resulting in business closures and abandoned properties. These abandoned properties can become eyesores and environmental and safety hazards if not properly managed and repurposed.
Environmentally, gas stations pose risks of soil and groundwater contamination due to fuel leaks and spills. The environmental footprint of these stations, including the paved surfaces and impervious areas, contributes to increased stormwater runoff. More stations mean more potential sources of pollution and higher cumulative environmental impacts.
The sentiment in our community may mirror broader concerns seen in nearby communities. For instance, Centerville’s decision to impose a one-year moratorium on new gas stations and discount stores reflects a proactive approach to urban planning. Centerville officials cited concerns about overdevelopment, community character, and the need to carefully consider the types of businesses being added to their city.
Similarly, Troy’s residents might benefit from a more strategic approach to future development. Considering the current number of gas stations, any further additions should be carefully evaluated for their necessity and impact on the community.
Strategic urban planning involves making decisions that balance growth with sustainability. For our community, this could mean implementing measures similar to Centerville's freeze. This would provide time to assess the current situation, understand the community's needs, and plan accordingly. City bureaucrats could explore alternative uses for proposed gas station sites, such as green spaces, community centers, or businesses that cater to unmet local needs. The city is undergoing a process to create a new comprehensive plan, to be followed by a new zoning code; it’s not clear how these gas stations are treated in this work.
What Could Our Community Do?
The current proliferation of gas stations in our community, exceeds typical urban planning guidelines and raises several economic and environmental concerns.
Implement a Temporary Moratorium: Like Centerville, Troy should consider a temporary freeze on the construction of new gas stations. This moratorium would provide city officials the necessary time to evaluate the current supply of gas stations and determine the actual need for additional ones.
Conduct a Comprehensive Needs Assessment: The city should conduct a detailed assessment to understand the demand for gas stations, taking into account factors such as population growth, car ownership rates, and traffic patterns. This assessment should involve community input to ensure it reflects residents' needs and concerns.
Promote Alternative Uses for Vacant Lots: Instead of approving new gas stations, the city could encourage the development of green spaces, community centers, or other amenities that serve the broader community's needs. This approach can enhance the city's livability and aesthetic appeal.
Revise Zoning Regulations: Updating zoning regulations to limit the number of gas stations in certain areas or requiring more stringent environmental reviews for new gas station proposals can help manage growth more effectively.
By taking these steps, our hometown can address the current oversaturation of gas stations, ensuring that future development aligns with the community's long-term sustainability and quality of life objectives.
What do you think? Are there too many gas stations in our town? Should our community be more proactive in preventing more gas stations in our community? Our paid subscribers are welcome to leave their ideas in the comment thread.
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A. M. E. N.
Thank you for writing this. I hope it gets broadly read and referenced frequently to every council member by their constituents. We have more than enough gas stations by any metric, and permitting more of them would be clearly detrimental.
I would like to “Like” CW’s comment but having access issues with Civic Capacity. Yes too many gas stations and again a city administration that does not have the vision for an overall appealing look to our city.