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HomeMy WebLinkAbout1.21 Article 7ARTICLE 7 DIVISION 1 7-101 Zone District Use Regulations. The proposed use shall comply with Article 3, Zoning. 7-102 Comprehensive Plan and Intergovernmental Agreements. The proposed use is in general conformance with the Garfield County Comprehensive Plan and there are no applicable intergovernmental agreements. The subject property is located in a Rural Employment Center as defined by the Comprehensive Plan. These include small areas adjacent to major roadways, including Highway 82, that allow for light industrial, manufacturing, equipment storage, business park and incidental retail sales. The proposed use is compatible with the light industrial and storage uses anticipated within this area. 7-103 Compatibility. The nature, scale, and intensity of the proposed use is compatible with the adjacent industrial and commercial uses and the proposed use was previously present on the subject property. Please see attached pictures showing previous historical use. 7-104 Source of Water. The proposed use does not require water. Drivers shall have access to bottled water. There is no current access to water at the site and there is no need for any water at the site for the proposed use. Personnel will be spending minimal time at the site filling the transports and drivers will have access to bottled water. Any water required for fire safety is covered in the Fire Safety Analysis. 7-105 Central Water Distribution and Wastewater Systems. A central water distribution and a wastewater system are not required for the proposed use. If necessary and required, Applicant agrees that it could install temporary sanitation facilities. There is no current wastewater system at the site and there is no need for any wastewater treatment for the proposed use. Personnel will be spending minimal time at the site filling the transports. If necessary and a condition of approval, Applicant agrees that it could install temporary sanitation facilities. 7-106 Public Utilities. The subject property has adequate existing public utilities to serve the proposed use. The Landlord/Owner of the subject property is required under the Lease to install adequate electric service and a separate meter to the subject property for which Applicant shall pay its pro rata share. 7-107 Access and Roadways. The subject property has legal, physical and safe access to County Road 113. No additional roadways shall be required as there will be minimal daily traffic to the subject site. Please see Traffic Study submitted. 7-108 Use of Land Subject to Natural Hazards. Applicant knows of no natural or geologic hazards on the subject property that would hinder the proposed use. 7-109 Fire Protection. Adequate fire protection shall be provided pursuant to the Fire Safety Analysis Manual for LP-Gas Storage Facilities and all State and Federal laws and regulations applicable to the proposed use. State and Federal regulations require that there be no combustible materials within 50 feet of the tank so there will be nothing within that area that could be a fire hazard. A hydrant is located on the frontage road leading to the subject property and the Carbondale & Rural Fire Protection District has approved this site for propane storage. The First Safety Analysis Manual for LP-Gas Storage Facilities is included herein. DIVISION 2 7-201 Agricultural Lands. Not applicable. 7-202 Wildlife Habitat Areas. The subject property is developed and has been used as a propane storage site in the past. There will be no wildlife disturbance and the proposed fencing will not prevent animal migration along the Cattle Creek corridor. 7-203 Protection of Waterbodies. The proposed use will comply with the minimum setbacks from Cattle Creek and there will be no structures within the setbacks. The proposed use shall comply with all State and Federal laws and regulations applicable to the proposed use. 7-204 Drainage and Erosion. The subject property is already developed and graded and no further development affecting drainage and erosion is proposed. Please see Grading and Drainage Plan submitted with the Impact Analysis. 7-205 Environmental Quality. Air and water quality will be maintained pursuant to the Operations and Maintenance Handbook for LP-Gas Bulk Storage Facilities, Pamphlet 58 and all State and Federal laws and regulations applicable to the proposed use. If propane was to leak, it disseminates and evaporates quickly in to the air. There would be no impact on air or water quality. The Operations and Maintenance Handbook for LP-Gas Bulk Storage Facilities is attached. One hard copy of Pamphlet 58 is included in this application. 7-206 Wildfire Hazards. The subject property is located in an area designated as “NR” on the Wildland Fire Susceptibility Index Map and therefore these is no wildfire risk. 7-207 Natural and Geologic Hazards. Applicant knows of no natural or geologic hazards on the subject property that would hinder the proposed use. Please see Soils analysis submitted with the Impact Analysis 7-208 Reclamation. Not applicable. Any removal of the propane tank will be in accordance with the Operations and Maintenance Handbook for LP-Gas Bulk Storage Facilities and Pamphlet 58 and the property shall be returned to its original state. DIVISION 3 7-301 Compatible Design. The design of the proposed use is compatible with the adjacent industrial and commercial uses. See description above for 7-102 and 7-103 7-302 Off-Street Parking and Loading Standards. The proposed use is not listed in Table 7- 302.A. The proposed use includes receiving and distributing propane by truck and Applicant shall maintain off-street loading spaces in a sufficient number to meet its need. 7-303 Landscaping Standards. Not applicable. The proposed use is industrial. However, applicant states there will be no landscaping as Pamphlet 58 requires that there be no combustible materials within 50 feet of the propane tank. 7-304 Lighting Standards. Pamphlet 58 requires lighting to be available when necessary for operations to occur. Applicant agrees that any lighting will be in compliance with the lighting standards and will be low impact. 7-305 Snow Storage Standards. The subject property is already developed and the proposed and existing snow storage shall be utilized and can accommodate the proposed use. 7-306 Trail and Walkway Standards. Not applicable. ARTICLE 7 -1001 INDUSTRIAL USE A. Residential Subdivisions. The subject property is not within a platted residential subdivision. B. Setbacks. The subject property is not adjacent to a residential property. C. Concealing and Screening. Applicant shall comply with any required concealing or screening. The topography of the subject site limits visibility. The propane tank will be located lower than any adjoining streets and likely will not be visible from County Road 113 and may be slightly visible from Highway 82. D. Storing. The proposed use shall comply with the Operations and Maintenance Handbook for LP-Gas Bulk Storage Facilities, Pamphlet 58 and all State and Federal laws and regulations applicable to the proposed use. E. Industrial Wastes. The proposed use shall comply with the Operations and Maintenance Handbook for LP-Gas Bulk Storage Facilities and all State and Federal laws and regulations applicable to the proposed use. If propane was to leak, it disseminates and evaporates quickly in to the air and there is no requirement for containment. F. Noise. The proposed use shall not create noise that will exceed the State noise standards. G. Ground Vibration. The proposed use shall not create any ground vibration other than that normally caused by truck traffic. H. Hours of Operation. The proposed use will be utilized seven days a week generally during normal business hours as described in the traffic estimates in the Request for Waiver from Submittal of Traffic Study. It is possible that a truck may be required to enter the site after hours based on their CDL required rest times. It is also possible that Applicant’s staff may be required to access the site after hours to handle occasional delivery traffic or handle any complaints.. I. Interference, Nuisance, or Hazard. The proposed use shall not emit heat, glare, radiation, or fumes that substantially interfere with the existing use of adjoining property or that constitutes a public nuisance or hazard. The proposed use shall comply with the Operations and Maintenance Handbook for LP-Gas Bulk Storage Facilities, Pamphlet 58 and all State and Federal laws and regulations applicable to the proposed use. could be a fire hazard. A hydrant is located on the frontage road leading to the subject property and the Carbondale & Rural Fire Protection District has approved this site for propane storage. The First Safety Analysis Manual for LP-Gas Storage Facilities is included herein. DIVISION 2 7-201 Agricultural Lands. Not applicable. 7-202 Wildlife Habitat Areas. The subject property is developed and has been used as a propane storage site in the past. There will be no wildlife disturbance and the proposed fencing will not prevent animal migration along the Cattle Creek corridor. 7-203 Protection of Waterbodies. The proposed use will comply with the minimum setbacks from Cattle Creek and there will be no structures within the setbacks. The proposed use shall comply with all State and Federal laws and regulations applicable to the proposed use. 7-204 Drainage and Erosion. The subject property is already developed and graded and no further development affecting drainage and erosion is proposed. Please see Grading and Drainage Plan submitted with the Impact Analysis. 7-205 Environmental Quality. Air and water quality will be maintained pursuant to the Operations and Maintenance Handbook for LP-Gas Bulk Storage Facilities, Pamphlet 58 and all State and Federal laws and regulations applicable to the proposed use. If propane was to leak, it disseminates and evaporates quickly in to the air. There would be no impact on air or water quality. The Operations and Maintenance Handbook for LP-Gas Bulk Storage Facilities is attached. One hard copy of Pamphlet 58 is included in this application. 7-206 Wildfire Hazards. The subject property is located in an area designated as “NR” on the Wildland Fire Susceptibility Index Map and therefore these is no wildfire risk. 7-207 Natural and Geologic Hazards. Applicant knows of no natural or geologic hazards on the subject property that would hinder the proposed use. Please see Soils analysis submitted with the Impact Analysis 7-208 Reclamation. Not applicable. Any removal of the propane tank will be in accordance with the Operations and Maintenance Handbook for LP-Gas Bulk Storage Facilities and Pamphlet 58 and the property shall be returned to its original state. DIVISION 3 7-301 Compatible Design. The design of the proposed use is compatible with the adjacent industrial and commercial uses. See description above for 7-102 and 7-103 7-302 Off-Street Parking and Loading Standards. The proposed use is not listed in Table 7- 302.A. The proposed use includes receiving and distributing propane by truck and Applicant shall maintain off-street loading spaces in a sufficient number to meet its need. 7-303 Landscaping Standards. Not applicable. The proposed use is industrial. However, applicant states there will be no landscaping as Pamphlet 58 requires that there be no combustible materials within 50 feet of the propane tank. 7-304 Lighting Standards. Pamphlet 58 requires lighting to be available when necessary for operations to occur. Applicant agrees that any lighting will be in compliance with the lighting standards and will be low impact. 7-305 Snow Storage Standards. The subject property is already developed and the proposed and existing snow storage shall be utilized and can accommodate the proposed use. 7-306 Trail and Walkway Standards. Not applicable. ARTICLE 7 -1001 INDUSTRIAL USE A. Residential Subdivisions. The subject property is not within a platted residential subdivision. B. Setbacks. The subject property is not adjacent to a residential property. C. Concealing and Screening. Applicant shall comply with any required concealing or screening. The topography of the subject site limits visibility. The propane tank will be located lower than any adjoining streets and likely will not be visible from County Road 113 and may be slightly visible from Highway 82. D. Storing. The proposed use shall comply with the Operations and Maintenance Handbook for LP-Gas Bulk Storage Facilities, Pamphlet 58 and all State and Federal laws and regulations applicable to the proposed use. E. Industrial Wastes. The proposed use shall comply with the Operations and Maintenance Handbook for LP-Gas Bulk Storage Facilities and all State and Federal laws and regulations applicable to the proposed use. If propane was to leak, it disseminates and evaporates quickly in to the air and there is no requirement for containment. F. Noise. The proposed use shall not create noise that will exceed the State noise standards. G. Ground Vibration. The proposed use shall not create any ground vibration other than that normally caused by truck traffic. H. Hours of Operation. The proposed use will be utilized seven days a week generally during normal business hours as described in the traffic estimates in the Request for Waiver from Submittal of Traffic Study. It is possible that a truck may be required to enter the site after hours based on their CDL required rest times. It is also possible that Applicant’s staff may be required to access the site after hours to handle occasional delivery traffic or handle any complaints.. I. Interference, Nuisance, or Hazard. The proposed use shall not emit heat, glare, radiation, or fumes that substantially interfere with the existing use of adjoining property or that constitutes a public nuisance or hazard. The proposed use shall comply with the Operations and Maintenance Handbook for LP-Gas Bulk Storage Facilities, Pamphlet 58 and all State and Federal laws and regulations applicable to the proposed use. PHOTOS OF PREVIOUS PROPANE USE AT SITE PHOTOS OF PREVIOUS PROPANE USE AT SITE PHOTOS OF PREVIOUS PROPANE USE AT SITE PHOTOS OF PREVIOUS PROPANE USE AT SITE FIRE SAFETY ANALYSIS MANUAL FOR LP – GAS STORAGE FACILITIES http://www.nfpa.org/public-education/by-topic/safety-in-the-home/gasoline-and- propane/propane-safety/fire-safety-analysis-manual-for-lp-gas-storage-facilities Link is to 2011 version. Hard copy of the 2014 version is available upon request. OPERATIONS AND MAINTENANCE HANDBOOK FOR LP-GAS BULK STORAGE FACILITIES http://www.ncpcm.org/pdf/O&M%20HANDBOOK.pdf Hard copy available upon request.