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HomeMy WebLinkAbout1.22 Article 78) Sections addressing Article 7, Divisions 1, 2 and 3 as applicable ARTICLE 7 Pro -Gas is requesting a Limited Impact Review for Bulk Sales of LPG for a 0.69 acre parcel located in Travelers Highlands Subdivision an industrial subdivision, located south and west of the town of Parachute along Interstate 70. Pro -Gas desires to install a propane (Liquid Petroleum Gas) storage and distribution facility, known in the industry as a "Bulk Plant" at the tax parcel 2409-284-01-009. The location is shown on the air photo below. PROPOSED SITE CONDITIONS: Pro Gas LLC is a company that provides propane to commercial and residential customers. Their main operations are located in Loma, Colorado and with a growing demand for propane delivery services in Garfield County, purchased the 0.69 -acre property in the Travelers Highland Subdivision to install a 30,000 -gallon propane and tank storage area for their residential and commercial propane customers. The facility would not be open to the public and there are no sales of propane that would occur at this location. Pro -Gas employees will access the site to fill their local service delivery trucks and are routed out to FII propane tanks for their customers. The site will not be manned and will not have any type of office. A copy of the proposed site plan for the facility has been included as Attachment C to this report. Pro Gas LLC indicates propane sales run seasonally with peak operations taking place from December thru March. During this peak period, Pro Gas anticipated bulk tank will be filled on a biweekly basis using a semi -truck and trailer (WB -50). Local deliveries by Pro Gas to residential and commercial customers will occur on a daily basis using one (1) bobtail type delivery truck accessing the site in morning hours to fill their service truck. TRAFFIC IMPACT ANALYSIS Pro Gas LLC, estimates they would have a total of one (1) vehicle trips per day to the facility. The trip will generally occur in the morning hours between 7:00 — 8:00 AM as delivery trucks enter the facility to fill their delivery service truck then head out for deliveries. The hourly traffic volumes on Highway 6 & 24, according to the CDOT data, indicates the peak hour traffic volume during the 7:00 — 8:00 period at 29 vehicles. Adding 1 additional trip to this state highway will have no impact on traffic operations. A two-lane roadway with left turn lanes has a capacity of approximately 16,000 vehicles per day. The CDOT 2016 ADT for State Highway 6 & 24 is 580 vehicles per day with 19% of the volume being heavy trucks. The 2037, the ADT increases to 1,366 vehicles. Therefore, adding and additional one trip on this roadway will have an insignificant increase in traffic volume and capacity. The intersection of State Highway 6 & 24 and 4th Street/Stone Quarry Road was upgraded in 2011 to include auxiliary lane and access radius improvements, all of which meet current CDOT design standards, including provisions for heavy truck traffic trips. A WB -50 vehicle turning template for the site has been modelled using AutoTURN v 7.0 software for the project site access locations on 4th Street and Scarrow Avenue. The existing roadways can adequately accommodate the anticipated vehicles. Pro Gas, LLC anticipates adding 2 ADT to Highway 6 & 24, which will have negligible impact to the overall traffic operations and capacity. The existing access at Highway 6 & 24 meets current CDOT requirements for turning and axillary lane needs and no modifications or changes are needed as a result of the proposed project. Pro -Gas has received a letter of approval and support from the Parachute Rural Fire District for this use at the site. The site has been previously been utilized as a storage yard with a mixture of gravel and asphalt millings for a driving and parking surface as shown in the air photo below. The addition of the Pro Gas Bulk Propane facility will have little effect on the property or the existing drainage of the property. 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 an Industrial zone as defined by the Comprehensive Plan. The proposed use is compatible with the 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 uses of this area. 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. Personnel will be spending minimal time at the site filling the transports. 7-106 Public Utilities. The subject property has adequate existing public utilities to serve the proposed use. The Owner of the subject property will install a utility pole near the bulk tank for electrical service. A transformer is located at the site. 7-107 Access and Roadways. The subject property has legal, physical and safe access to the subdivisions interior roads. No additional road 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. The Parachute & 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 within a developed industrial subdivision . There will be no further wildlife disturbance. 7-203 Protection of Waterbodies. There are no water bodies near the subject property. 7-204 Drainage and Erosion. The subject will be graded to provide a site for the propane tank and a driveway. All weeds and debris will be removed. Erosion protection will be in place. 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 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 site design includes off load and access areas within the property for receiving and distributing propane by truck. The site does not have any buildings or full time employees on the site and the site is not open to the public. 7-303 Landscaping Standards. Not applicable. The proposed use is industrial. 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 has adequate room for snow storage on the property should it be necessary. 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 or near any residential subdivision. B. Setbacks. The subject property will follow the Operations and Maintenance Handbook for LP -Gas Bulk Storage Facilities, which is 50 feet for a Bulk plant and 20 feet for the empty smaller tanks. C. Concealing and Screening. Applicant shall comply with any required concealing or screening. Not proposing any as the property is zoned industrial and surrounded by industrial uses. 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 buck 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 tuck 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. 1. 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. FIRE SAFETY ANALYSIS MANUAL FOR LP — GAS STORAGE FACILITIES http://www.nfpa.org/public-educationiby-topic/safety-in-the-home/gasoline-andpropane/ 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. IMPACT ANALYSIS Pro -Gas is requesting a Limited Impact Review for Bulk Sales of LPG for a 0.69 acre parcel located in Travelers Highlands Subdivision an industrial subdivision, located south and west of the town of Parachute along Interstate 70. Pro -Gas desires to install a propane (Liquid Petroleum Gas) storage and distribution facility, known in the industry as a "Bulk Plant" at the tax parcel 2409-284-01-009. The location is shown on the air photo below. PROPOSED SITE CONDITIONS: Pro Gas LLC is a company that provides propane to commercial and residential customers. Their main operations are located in Loma, Colorado and with a growing demand for propane delivery services in Garfield County, purchased the 0.69 -acre property in the Travelers Highland Subdivision to install a 30,000 -gallon propane and tank storage area for their residential and commercial propane customers. The facility would not be open to the public and there are no sales of propane that would occur at this location. Pro -Gas employees will access the site to fill their local service delivery trucks and are routed out to fill propane tanks for their customers. The site will not be manned and will not have any type of office. A copy of the proposed site plan for the facility has been included as Attachment C to this report. Pro Gas LLC indicates propane sales run seasonally with peak operations taking place from December thru March. During this peak period, Pro Gas anticipated bulk tank will be filled on a biweekly basis using a semi -truck and trailer (WB -50). Local deliveries by Pro Gas to residential and commercial customers will occur on a daily basis using one (1) bobtail type delivery truck accessing the site in morning hours to fill their service truck. TRAFFIC IMPACT ANALYSIS Pro Gas LLC, estimates they would have a total of one (1) vehicle trips per day to the facility. The trip will generally occur in the morning hours between 7:00 — 8:00 AM as delivery trucks enter the facility to fill their delivery service truck then head out for deliveries. The hourly traffic volumes on Highway 6 & 24, according to the CDOT data, indicates the peak hour traffic volume during the 7:00 — 8:00 period at 29 vehicles. Adding 1 additional trip to this state highway will have no impact on traffic operations. A two-lane roadway with left turn lanes has a capacity of approximately 16,000 vehicles per day. The CDOT 2016 ADT for State Highway 6 & 24 is 580 vehicles per day with 19% of the volume being heavy trucks. The 2037, the ADT increases to 1,366 vehicles. Therefore, adding and additional one trip on this roadway will have an insignificant increase in traffic volume and capacity. The intersection of State Highway 6 & 24 and 4th Street/Stone Quarry Road was upgraded in 2011 to include auxiliary lane and access radius improvements, all of which meet current CDOT design standards, including provisions for heavy truck traffic trips. A WB -50 vehicle turning template for the site has been modelled using AutoTURN v 7.0 software for the project site access locations on 4th Street and Scarrow Avenue. The existing roadways can adequately accommodate the anticipated vehicles. Pro Gas, LLC anticipates adding 2 ADT to Highway 6 & 24, which will have negligible impact to the overall traffic operations and capacity. The existing access at Highway 6 & 24 meets current CDOT requirements for turning and axillary lane needs and no modifications or changes are needed as a result of the proposed project. Pro -Gas has received a letter of approval and support from the Parachute Rural Fire District for this use at the site. The site has been previously been utilized as a storage yard with a mixture of gravel and asphalt millings for a driving and parking surface as shown in the air photo below. v The addition of the Pro Gas Bulk Propane facility will have little effect on the property or the existing drainage of the property. The facility installation application is pending by the State of Colorado Department of Oil and Public Safety, the state agency that regulates propane in Colorado. Pro -Gas developed the required Fire Safety Analysis for the site. Pro -Gas has also received a letter of approval and support from the Parachute Rural Fire District which provides fire protection to this industrial subdivision for this use at the site. Adjacent Land Use. Adjacent land use is commercial and industrial with the immediately adjacent to the property to the northeast is vacant. The land to the northwest is Interstate 70. The land to the southeast is industrial welding services LLC. The land to the southwest is vacant. 2. Site Features. The property is currently vacant industrial land with a slight (2%) gradient to the southwest and is above the 100 -year floodplain. Access to the property is from Highway 6 toe Street the entrance to the Travelers Highlands Subdivision and then on Scarrow Avenue, the property is on the northwest corner of 4°i Street and Scarrow Avenue. Soil Characteristics. The land is currently vacant and according to the Hazard Identification and Risk Assessment the property is in zone 3. The property is in an area with low risk. 4. Geology and Hazard. The land is currently developed industrial. Pursuant to the Slope Hazard Map for Study Area 3 in Garfield County, Colorado the subject property has no slope hazard. See Geotechnical Report. 5. Groundwater and Aquifer Recharge Areas. Not applicable to this proposed use. 6. Environmental Impacts. The land is currently industrial land that has been used for industrial use since 1462 and is overgrown with weeds and some debris. The removal of the weeds, debris, minor site grading and the installation of the of the propane tank with a driveway and fencing will not harm the environment. 7. Nuisance. The proposed use will not cause any generation of smoke, glare or other emanations. There may be minimal dust, noise or vibration due to truck traffic. Small amounts of propane are released in normal operations according to standard procedures and compliance with Pamphlet 58 when it is required to bleed the line. The amount released is negligible and will not pass further than the property line. See additional description attached regarding the handling of complaints. 8. 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. HANDLING OF COMPLAINTS Receive a complaint of noise, smoke, dust, vibration, smell, etc: 1. Obtain the name, address and contact information of the complainant. 2. Verify the date, time and place, and a description of the event with the complainant. 3. Investigate the facts of the complaint: time a. Was the company proximate to the complaint? b. Were the personnel and/or equipment of the company or assigns present at the date, and place that the event took place? c. If so, was the activity within the scope of normal business? Were all company policies and procedures followed? Was all equipment in proper operating condition? 4. If all these conditions are met. The complaint is valid and the responsibility of the company. a. What actions or corrections can be implemented to prevent the same from occurring again? b. Different procedures, different scheduling, equipment repair/replacement, etc. c. Institute the corrections and communicate with the complainant of the action taken. 5. If the company or its assigns were NOT responsible for the event, communicate such to the complainant. 6. Retain documentation.