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City advances gas-station zoning changes near Tower Terrace Road; limits access, size and number near key intersections
Summary
The Marion City Council approved initial consideration of ordinance 25-24 on Aug. 7, a zoning-text amendment that would require conditional-use permits for gas stations within 600 feet of Tower Terrace Road and establish location- and size-based limits at certain intersections.
The Marion City Council gave initial approval on Aug. 7 to an amendment to Chapter 340 of the Marion Code of Ordinances that changes how gas stations are permitted within 600 feet of Tower Terrace Road. The ordinance (25-24) advances to additional readings; council took the initial vote after a staff presentation and a public hearing with no in-person or written opposition noted for the record.
Charlie, planning staff, summarized the proposed text amendment as a targeted change for parcels within 600 feet of Tower Terrace Road. Under the proposal, a gas station in that 600-foot zone would require a conditional-use permit and only one such gas station would be allowed per the listed intersections (Albernet Road, Winslow Road, 30 Fifth Street and the Highway 13 intersections; a portion of one site within the Indian Creek PUD was also included in the list). The proposal would prohibit direct access to Tower Terrace Road (access would have to come from a side street), cap simultaneous fueling capacity at a maximum of 16 vehicles (maximum not a requirement) and require an associated building up to 10,000 square feet selling convenience goods.
Charlie told council that most existing citywide gas-station standards (conditional-use permits, pump setbacks, materials and canopy design, buffering next to residences) would remain in force and that the amendment applies only to locations within the 600-foot Tower Terrace buffer. He said the planning commission recommended approval.
Council discussion focused on the practical effect of the maximum fueling capacity, whether certain major intersections (Highway 13) might warrant different treatment, and the ability for council to amend the ordinance on later readings if needed. Councilmember Sarah said she liked an alternate option discussed earlier but did not block the initial consideration; other councilmembers pointed out that the three-reading ordinance process allows further amendments prior to final adoption.
No members of the public spoke during the hearing, and staff reported no written comments had been received for the record. The council approved the initial consideration on a voice vote and the ordinance will return for further readings and possible amendments before final adoption.
If passed in final form, the amendment would add location-based controls intended to limit the size and placement of new gas stations near Tower Terrace Road while preserving existing design standards elsewhere in the city. Staff and council noted that the ordinance can be amended before final adoption, and staff said they would work with council if developers bring larger proposals for major intersections.
