There will not be a gas station going in at Pillsbury Road and Woodward Avenue.

The proposed ARCO AM/PM that prompted Mayor Gary Singh to push for a 45-day temporary gas station moratorium now in place has cued up new restrictions on new gas station applications going forward that will eliminate the possibility.

The developer completely withdrew the original application meaning the new rules that would ban gas stations in neighborhood commercial zones including the Pillsbury site.

Keep in mind, that just prohibits gas pumps from being put in place. The developer can still propose a convenience store or small neighborhood “corner-style” market that caused apprehensive comments from some nearby residents during public meetings.

The condition that gas pump canopies for future fueling station applications in Manteca be located 300 feet away from the nearest residential property is arguably the most restrictive requirement that will drive the siting of future fueling stations.

It essentially double downs on the banning of gas stations in neighborhood commercial zones where such parcels are significantly smaller meaning it would be virtually impossible to place a gas station on such parcels.

New rules also put a further squeeze on where they can be located on general commercial parcels such as a requirement that fueling stations must have a minimum of six double-sided fuel dispensers.

As such, the area needed for a gas station is significant enough that it will make them more difficult to place.

Among other future restrictions for gas station site development in the process of being approved are:
*Fueling stations must be 500 feet apart, however, two fueling stations would be allowed at the same intersection.

*Gas stations will only be along arterial and major collector roadways at signalized intersections designed to accommodate high traffic volumes, or at intersections determined by the City Engineer to safely accommodate projected traffic volumes.

*Parcels where gas stations are located must be at least 0.5 acres.

*Access points for gas stations must be a minimum of 150 feet from intersections and a minimum of 300 feet from the property line of any parcels zoned for residential use.

*Where a fueling station is located adjacent to residential zoning, a masonry wall with a minimum height of seven feet shall be constructed.

*A minimum of 20% of the lot area shall be landscaped. Of that, a minimum of 70% of the landscaped area will be covered with a combination of live landscaping, such as lawn, ground cover, trees, or shrubs, and not more than 30% can be covered with impervious materials.

*Primary buildings will utilize high-quality architectural materials, including brick, stone, decorative concrete, architectural metal, glass, and stucco.

*Building will incorporate projections and recesses, changes in wall plane, parapets of varying heights, gables, canopies, awnings, recessed entrances, tower elements, decorative trim, cornices, pilasters, columns, changes in exterior materials or colors, public art, decorative lighting, and other architectural features that provide visual interest and avoid long, uninterrupted building facades. Blank wall lengths exceeding 40 feet are prohibited.

*Fuel dispensers, fueling canopies, underground storage tanks, and associated fueling equipment shall not be located within 300 feet of any adjoining property zoned for a single-family residential use.

The majority of fueling stations in Manteca are located less than 300 feet from residential uses.

To contact Dennis Wyatt, email dwyatt@mantecabulletin.com