Manteca Municipal Code Ch. 17.98 Fueling Stations Development and Performance Standards

A. Purpose. The purpose of this Chapter is to establish location, design, operational, and development standards for fueling stations that promote high-quality commercial development, protect adjacent neighborhoods, enhance public safety, improve traffic circulation, minimize environmental impacts, and ensure compatibility with surrounding land uses.

B. Intent. The intent is to ensure balance and compatibility between fueling stations and any surrounding sensitive land uses. Fueling stations shall be designed as high-quality commercial developments that contribute positively to the visual character of the City and major commercial corridors.

(Ord. O2026-16, 9/15/2026)

This Chapter shall apply to all new fueling stations and to expansions, alterations, or modifications of existing fueling stations as provided herein. Existing fueling stations lawfully established prior to the effective date of this Chapter shall be considered legal nonconforming sites except as otherwise required by this Chapter. Where a conflict between the provisions of this Chapter and any other section, chapter, or title of this Code exists, the stricter provisions shall govern.

(Ord. O2026-16, 9/15/2026)

A. A development application for a new fueling station shall be subject to the permit requirements established under Table 17.22.020-1 of Section 17.22.020 (Allowed Uses and Required Entitlements).

B. A development application for an expansion or improvement equal to or greater than 25 percent of an existing fueling station or its accessory structures shall be subject to the permit requirements established under Table 17.22.020-1 of Section 17.22.020 (Allowed Uses and Required Entitlements).

(Ord. O2026-16, 9/15/2026)

Fueling stations shall be separated by a minimum of 500 feet, except that a maximum of two fueling stations are permitted at any single intersection. Separation distance shall be measured in a straight line from the property line of said fueling stations. Where two fueling stations are located at a single intersection, the fueling stations shall be designed in such a manner as to serve different flows of traffic. The spacing requirement may be waived when the approving authority determines that unusual site characteristics, roadway geometry, or redevelopment opportunity justify a reduced separation.

(Ord. O2026-16, 9/15/2026)

A. The following site and development standards shall apply to all fueling stations.

1. Location. Fueling stations shall only be permitted along arterial and major collector roadways as identified by the Circulation Element of the General Plan, at signalized intersections or intersections designed to accommodate high traffic volumes, or at intersections determined by the City Engineer to safely accommodate projected traffic volumes.

2. Site Area. A fueling station parcel shall be located on a parcel with a gross area of at least 0.5 acres.

3. Street Frontage. The site shall have at least one street frontage of a minimum of 300 linear feet.

4. Access. Access points from a public street shall be located at a minimum distance of 150 feet from an intersection and a minimum distance of 300 feet from any adjoining property zoned for single-family residential use. Distance measurement shall be from the center line of an access point to the curb return and the nearest property line. A shorter distance may be allowed, subject to recommendation by City Engineer.

5. Ingress-Egress Dimensions. When a site has an access point, access shall have a minimum driveway throat depth of 25 feet and a minimum driveway width of 40 feet.

6. Ingress-Egress Limitations. There shall be no more than one ingress-egress for every street frontage per frontage under 300 feet.

7. Landscaping. A minimum of 20 percent of the lot area shall be landscaped. A minimum of 70 percent of the landscaped area shall be covered with a combination of live landscaping, such as lawn, ground cover, trees, or shrubs, and not more than 30 percent of the landscaped area shall be covered with hard surfaces, such as landscaping rock, concrete, artificial materials, or other impervious materials.

8. Architectural Design. Primary buildings shall utilize high-quality architectural materials, including brick, stone, decorative concrete, architectural metal, glass, and stucco. Building elevations visible from a public right-of-way shall limit the use of Exterior Insulation and Finish Systems (EIFS) to no more than 30 percent of the elevation area. Buildings shall incorporate architectural offsets, varied rooflines, enhanced entries, and decorative detailing. Such features may include, but are not limited to, 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.

9. Accessory Structures. Accessory structures, including but not limited to freestanding signage, trash enclosures, shade structures, kiosks, public art, utility structures, and similar site amenities, shall be integrated into the overall site design and shall reflect the architectural character of the primary building through complementary materials, colors, roof forms, and architectural detailing.

10. Proximity to Residential Zones. Distances required by this paragraph shall be measured in a straight line from the nearest point of the regulated feature to the nearest property line of the residentially zoned parcel unless otherwise specified.

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

b. Accessory buildings, structures, and dumpster enclosures shall be located no less than 50 feet from any residential property.

c. Where a fueling station is located adjacent to residential zoning, a masonry wall with a minimum height of seven feet shall be constructed pursuant to Section 17.46.070E of this Title.

11. Fueling Dispenser Limitations. A fueling station shall provide no less than six double-sided fuel dispensers.

12. Outdoor Storage. Outdoor storage shall be prohibited except within approved screened enclosures.

(Ord. O2026-16, 9/15/2026)

A. Unless expressly provided by the provisions of this section, building and site use shall be designed to ensure activities occurring on the site comply with applicable performance standards set forth in Chapter 17.58 (Performance Standards) to include, but not limited to, hazardous material storage, noise, odor, and vibrations.

B. All existing fuel dispensers located within 300 feet of a parcel zoned for residential use that are equipped with speakers or other sound-producing devices shall not emit sound exceeding 55 decibels, measured at the property line of the residentially zoned parcel, between the hours of 10:00 p.m. and 7:00 a.m.

C. All new fuel dispensers located 300 feet or more from a parcel zoned for residential use that are equipped with speakers or other sound-producing devices shall not emit sound exceeding 60 decibels, measured at the property line of the residentially zoned parcel, between the hours of 10:00 p.m. and 7:00 a.m.

(Ord. O2026-16, 9/15/2026)

A. A fueling station lawfully established and constructed prior to the effective date of this Chapter shall be deemed a legal nonconforming use and site.

B. Any modification to a legal nonconforming fueling station shall comply with Chapter 17.12 (Nonconforming Uses and Structures).

(Ord. O2026-16, 9/15/2026)

A. Expansions, alterations, or modifications shall not result in further nonconformance with this Chapter.

B. Expansions, alterations, or modifications to a nonconforming fueling station, its structures, or the site shall be subject to the following development requirements.

1. Expansions or modifications shall be limited to 25 percent of an existing fueling station.

2. As part of any approved expansion or modification, the approving authority may require improvements necessary to bring the site into greater compliance with this Chapter, including, but not limited to:

a. Accessibility;

b. Ingress and egress;

c. Lighting;

d. Landscaping;

e. Fences and walls; and

f. Signage.

(Ord. O2026-16, 9/15/2026)

Any entitlement for a fueling station approved prior to the effective date of this Chapter for which a building permit has not been issued and remains valid shall not be eligible for an extension of time. Upon expiration of the entitlement, any subsequent application for a fueling station shall be processed in accordance with the provisions of this Title in effect at the time a complete application is submitted.

(Ord. O2026-16, 9/15/2026)

A. The terms in this Chapter shall be defined as follows:

1. Development Application. An application submitted for a land use permit or entitlement for formal review and action by the City pursuant to the general application processing procedures established by Chapter 17.08.

2. Expansion. An increase in the size, area, or intensity of a fueling station or any of its principal structures or facilities, including, but not limited to, increases in building floor area, fueling canopy area, the number of fuel dispensers, or other site improvements that expand the operational capacity of the fueling station. Routine maintenance, repair, or replacement of existing improvements with improvements of substantially the same size and function shall not constitute an expansion.

3. Fueling Dispenser. A device used to dispense motor vehicle fuel into a vehicle or approved container, including the dispensing unit, hoses, nozzles, meter, controls, payment equipment, and associated safety devices. Fuel dispensers include equipment designed to dispense liquid or gaseous motor vehicle fuels.

4. Fueling Station. A commercial use engaged in the retail sale or dispensing of gasoline, diesel, alternative motor vehicle fuels, or electric vehicle charging services for use in motor vehicles. The use may include convenience retail sales and accessory equipment and services customarily incidental to the dispensing of motor vehicle fuels, such as air, water, vacuum, and windshield cleaning stations.

(Ord. O2026-16, 9/15/2026)