HomeMy WebLinkAboutDepartment Report 05-18-213
CARMEL PLAN COMMISSION
DEPARTMENT REPORT
MAY 18, 2021
2. Docket No. PZ-2021-00062 OA: Gas Station Setback & Standards Amendment
The applicant seeks to amend the Unified Development Ordinance in order to amend the standards for
Automobile Service Stations and associated definitions. Filed by the Department of Community Services on
behalf of the Carmel Plan Commission.
Project Overview:
The purpose of this proposal is to increase the setback distance of new gas pumps and vent pipes from
underground storage tanks from residentially zoned or used property. Please view the informational packet
for the proposed ordinance.
Background:
The Department was approached by the Carmel Healthy Neighborhood Alliance about establishing a public
health safety zone around new gas stations at a minimum of 500 feet from residentially zoned properties,
schools, and other locations where people regularly spend extended periods of time. The Alliance cites several
scientific studies on the public health impact of gas station emissions from benzene and other compounds
released to the air from underground storage tank vents and during refueling at the pump. A cover letter and
research compiled by the Carmel Healthy Neighborhood Alliance are available on Laserfiche.
Since the UDO already has a specific 80-foot setback requirement for pump and pump islands, this ordinance
proposes to increase the setback to 500 feet and apply it to vent pipes for underground storage tanks, as well.
Additional Notes about the Ordinance:
• Applicable Zoning Districts: The proposed standards apply to the B1, B2, B3, B6, B8 and I1 Districts
because those are the only zoning districts in the UDO in which Automobile Service Stations are
permitted uses. If a new station is proposed in another district, then review by the Plan Commission,
Council or Board of Zoning Appeals would be required in the form of Rezoning or Use Variance
approval. Under a Rezoning scenario, this ordinance would apply. In the case of a Use Variance, the
Board of Zoning Appeals could consider the 500’ setback in the review, or as a condition of approval.
• PUDs: Note that amending the UDO does not amend an existing PUD. However, these standards
could be incorporated into any new PUD that proposes to include Automobile Service Stations as a
permitted use.
• Definitions: The drafting of this proposal revealed that many definitions in the UDO involve
automobile filling, servicing and repair. The revisions to these definitions are intended to bring
consistency across each. The addition of a definition of Fossil Fuel is intended to encompass several
petroleum-based fuels.
Letters from Citizens:
At the time of publishing, the Department has received more than 40 letters from citizens supporting an
increased setback for gas pumps from residential properties.
Recommendation:
The Department of Community Services recommends the Plan Commission sends this item to the Commercial
Committee for further review and discussion.