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HomeMy WebLinkAboutReg 2011-10-03 Item 6A - Blue Star - Attachment C - Applicant's Response to Unclassified Use CritieraCRITERIA FOR UNCLASSIFIED USES (TMC 18.66. 060) 1. "Where appropriate and feasible, all facilities shall be undergrounded. The facilities on site can be discussed in three categories, utilities, buildings and fueling facilities. Utilities A majority of the utilities exist on site already with the exception of the new water line to supply water for safety reasons discussed below, which will be underground. The only utility above ground is the existing overhead power. Buildings There is an existing 1,500 square foot office building that will remain as part of the proposal. A new 18' X 26' canopy is being proposed to cover the 2 dispenser fueling station. A 30' by 20' maintenance /storage shed is being proposed to be located in the northeast corner of the property. Also, a small 8' by 8' storage shed is being proposed in the southwest portion of the property to house the water control valve for the fire suppression monitor. None of the new structures or uses requires the approval of an Unclassified Use Permit. The 30,000 above ground storage tank described below requires the approval of an Unclassified Use Permit. Fueling Facilities The proposal includes the installation of one 30,000 gallon storage tank and one 1,150 gallon tank to supply two fueling pumps for public use. In light of the fact that the card lock dispensing station is publicly accessed, and, consequently, to increase safety and to better mitigate risk, Blue Star Gas is supplying the dispensing station by a 1,150 gallon tank rather than supplying it from the 30,000 gallon tank. The 30,000 gallon tank will be located behind a security fence, prohibiting public access, which reduces the potential for emergency incidents from happening. Access to the 30,000 tank will be restricted to employees and drivers. Both tank facilities have many different safety measures put in place, such as relief valves, automatic shut off equipment, and low emission transfer equipment. These measures and equipment are put in place to provide the highest level of protection needed to exceed those standards set by the National Fire Protection Association. To allow for continuous inspection of these parts and to replace when faulty, it is appropriate for these facilities to be located above ground for easy access and inspection. Putting these facilities underground limits the ability to continuously inspect the facilities. 2. "The proposed use will not be materially detrimental to the public welfare or injurious to the property or intproventents in the vicinity" The proposed project will increase the public welfare as it is a significant publicly accessible alternative energy refueling location. This privately funded infrastructure is important to expand the use of alternative fueled vehicles in the Puget Sound area and accomplish reductions in greenhouse gas emissions. There is not only, not a detriment to public welfare, there is a DIRECT benefit to public welfare from this project. The owners are proposing to implement numerous additional safety measures beyond what is required by the National Fire Protection Association. The following safety measures are being installed to assist in providing protection to the public. Internal Valves The NFPA code stipulates that excess flow valves or check valves should be the first element of piping inserted into the vessel openings. The 0427 and 0407 internal valves provide the requisite excess flow function, but also are listed as a primary shut off valve. The excess flow and sealing media portions of these valves are positioned up in the threaded couplings that are a structural element of the storage vessel. These valves also have a shear point designed into them which protect the core functional section of the valves. This will protect them from vehicular or mechanical damage and will further reduce the chance for any thermal denigration should direct flame impingement ever occur. These valves are opened by pneumatic operators equipped with 212- degree (F) melt solder plugs. If subjected to thermal involvement, the pneumatic operators will vent the motive pressure and allow the internal valves to return to their normally closed position. Plumbing: All piping used for the plumbing of liquid lines is 3 inch diameter schedule 80 ASTM A 106 seamless. All piping used for the plumbing of vapor is 2" 1 -1/4" schedule 80 ASTM A 106 seamless. Seamless carbon steel Grades A B pipe for high pressure and high temperature service. All fittings will be 2000 4 or 3000 4 forged steel. Relief Valves: The relief valves that are used are UL listed and retain the spring mechanism down inside the vessel shell. This is to protect them from physical impact and environmentally induced corrosion. We also provide special scored, "break- away" couplings for the discharge end of the relief valves. These special couplings retain more than sufficient structural rigidity, but will prevent relief valve discharge thread damage, should the relief stack receive severe mechanical damage. Code calls for the discharge point of the relief stack to be seven feet above the shell of the vessel. We also provide rain caps to cover the relief stacks. As a point of reference, NFPA 458 2008 edition section 5.2.5.6 5.72.9 states that the relief valve ports are the only vessel opening that shall not have an excess flow, back check valve or shut off valve, and it must communicate directly with the vapor space. Bulkhead: A substantial welded bulkhead provides the structural base for the point of transfer piping and valve equipment. Inbound transfer of liquid propane is protected via one way, soft seat back check valve, as well as the N550 -10 "Snappy Joe" Valve. This check valve will allow un- impeded ingress of product. Such check valves are always backed up by a ball, globe or angle valve. The vapor return line connecting the storage vessel and the delivery transport is protected with an N550 -1 0 "Snappy Joe" Valve. These valves are located in the hard piping behind the safety bulkhead. The N550 -10 will have bi- directional flow and is equipped with a fusible release element as well as being pneumatically controlled for remote operation. With all these safety measures located behind the steel bulkhead, a "Drive- away" while connected will not affect any of the hard pipe system. To further enhance safety, extra long pipe nipples are inserted into the truck- connection side of the bulkheads. These vertical nipples act as "low moment load" release devices that will not allow any tangent force to be transferred into the system piping in the event of a drive away incident. In such an incident the only product that would be released is that product in the plumbing of the system. The system has incorporated the use of high strength aircraft cable, which is attached to the liquid and vapor hoses at the hose end valves. This cable nuns the length of the hose to a break -away fitting that is attached to the pneumatic safety system. In the event of a drive away the cable would pull on the break -away, facilitating the loss of air pressure and closing all of the pneumatically operated valves in the system. Physical Protection and Miscellaneous Measures: Approved lighting will be installed for nighttime operations to illuminate storage containers, containers being loaded, control valves, and all other equipment in the loading area. Protection against vehicular (traffic) impacts on containers, transfer piping and other appurtenances is designed and provided commensurate with the size of vehicles and type of traffic in the facility. (Example protection systems include but are not limited to (I) Guard rails, (2) Steel bollards or crash posts, (3) Raised sidewalks, (4) Concrete "h" Rail type barriers. Industrial type or chain link fence of at least 6 ft high with barbed wire is provided to enclose the facility to prevent illegal entrance. Numerous portable, dry chemical fire extinguishers of a minimum capacity of 18 Lbs. and having a B:C rating will be provided in the facility. In addition, 20 lb. Dry chemical fire extinguishers with the B:C rating are provided on each truck or trailer used to transport product. Industrial type or chain link fence of at least 6 ft high will be located between the public operation of the fuel dispensing stations and the employee only filling operations of the 30,000 gallon storage tank. In coordination with Sound Transit multiple safety measures have been put in place to minimize travel under or near the overhead light rail guideway. These measures include, visible markings on the asphalt identifying the easement area of the guideway, limiting the duration that tricks can maneuver under the guideway, and prohibiting the filling or unloading of propane tricks directly under the guideway. Automatic Shutoff Equipment: NFPA 58 section 6.26.4 Manually actuated emergency shutoff valves (ESV's) will be installed within 20 feet from the nearest end of each hose or swivel -type connections. Thermally actuated shutoff equipment consisting of 1/8" poly tubing will be attached to all pneumatically controlled valves which will automatically shut down the entire system in temperatures greater than 212 OF. A breakaway stanchion will be installed in such a way that any pull -away break with a delivery vehicle will shut down and contain the system while retaining intact the valves and piping on the plant side. Hazardous Material Business Plan: A Hazard Material Business Plan can be coordinated with local emergency services if found to be needed during the review process. Low Emission Transfer Equipment: NFPA 58 section 6.26.5 Product transfer equipment will be installed to minimize product released to the atmosphere during all transfer operations. With the proposed equipment, liquid product volume released to the atmosphere does not exceed 4 cc (024 in 3 from a hose of 1 inch or smaller and does not exceed 15 cc (0.91 in 3 from a hose of 125 inch or larger during product transfers. This equipment is state of the art and far exceeds any mandated requirements, these are our company standards on all new installations and we are also retrofitting existing installations to these standards. Staff Training Blue Star Gas is in its 74 year of providing propane services to its customers while maintaining an extreme focus on safety. We accomplish this by, not only utilizing state -of —art safety equipment, but also by investing heavily in training of our employees. Every month our employees review the Company's safety and emergency policy and procedures. Further, each of our operators, drivers, has extensive on-the-job experience handling propane in a safe manner. Site Design The design and location of the tanks also contributes to the safety quality of our operation since it satisfies NFPA 58 requirements and the Tukwila Fire Department's review. Alternative site designs were considered in conjunction with the Fire Department and Sound Transit but consensus was reached that the alternative site designs were less optimal for safety issues related to the light rail route and the potential for accidents. As a result of discussions with Sound Transit, Blue Star Gas purchased an alternate 30,000 gallon storage tank, which has a shorter horizontal length and a larger diameter in comparison to the originally proposed 30,000 gallon tank. Additional operation measures, mentioned before, will limit the duration of vehicle movement under the light rail guideway and will also prohibit the filling or unloading of propane tanks directly under the guideway. Blue Star Gas, with confirmation from the Tukwila Fire Department and Sound Transit believes that the final site plan has been designed with the public welfare in mind. 3. "The proposed use shall ineet or exceed the same standards for parking, landscaping, yards and other development regulations that are required in the district it will occupy. The proposed project is within the Manufacturing Industrial Center /Heavy Industrial zoning district and shall comply with the regulations of Chapters 1834, 18.52, and 18.56 of the Tukwila Municipal Code. Parking Parking within this district is subject to Chapter 1834 and Chapter 18.56 of the Tukwila Municipal Code. The following is the number of parking stalls needed and the number that is provided based on the proposed uses. Proposed Use Required Provided Office (3 stalls per 1,000 square feet of usable floor area) 2 stalls 3 Fueling Station Not listed in TMC 4 Distribution Facility Not listed in TMC 3 The proposed use exceeds the parking standards for the applicable district. Landscaping Landscaping within this district is subject to Chapter 1834 and Chapter 18.52 of the Tukwila Municipal Code. A 12.5 foot wide Type II landscape buffer is required along the front of the property on East Marginal Way S. No landscaping is required along the rear and side yards because the property is not within 50 feet of a residential district. Two separate landscape strips, one on each side of the sidewalk meets the landscaping requirements for the proposal. Yards Yard setbacks within this district are subject to Chapter 1834 of the Tukwila Municipal Code. The following is the required yard setbacks and the distance the proposed or existing building is away from the property lines. For all setbacks to all buildings, please see the attached site plan Sheet 1). Yard Reanired Provided Front 20 Feet 20 Feet (existing office building) Rear 0 Feet 11 Feet (proposed storage building) Sides 0 Feet 15 Feet North Property Line (proposed storage building) 26 Feet South Property Line (proposed storage shed) The existing building and proposed buildings meet the front yard setback and exceed the rear and side yard setbacks. Other Development Regulations The height of the proposed strictures is lower than the maximum allowed 115 feet in the applicable district. Any new lighting proposed will be in compliance with the lighting standards of TMC 18.50.100. All new signs will comply with the required regulations of Title 19 of the Tukwila Municipal Code 4. "The proposed development shall be compatible generalty with the surrounding land uses. Generally, the proposed development consists with the surrounding land uses. The site is presently an industrial site, with a small office building and vehicle storage area. There is also a link light rail overhead rail line through the property. Adjacent properties include an industrial warehouse and storage yard to the north, warehouse and business park to the south, adjacent public right of way to the west, and utility right of way to the east. The proposal meets the development standards applicable to the zone in which this property and the surrounding property are in. The other uses in the area are generally of an industrial nature which meets the intent of the MIC/H zone. By meeting the purpose of the zone and complying with all the development standards, we conclude that the proposal is generally compatible with the surrounding land uses which comply with the same standards. S. "The proposed development shall to the nuLvinuint extent feasible be consistent with and promote the goals, objectives, and policies of the Comprehensive Land Use Policy Plan and applicable adopted area plans. The following analysis details how the proposal complies with the applicable goals, objectives, and policies of each element of the Comprehensive Plan. To reduce redundant text only the numbers of each goal and policy have been provided, not the entire Comprehensive Plan text. Community Image Transaortation Corridors Goal 1.7 -Policy 1.7.2 and 1.7.3 Analysis: The proposal includes sidewalks along East Marginal Way S and provides landscaping and parking as required by the applicable zone. Goal 1.8 Policies 1.83, 1.8.4, 1.8.6, Analysis: The proposal includes sidewalks, curb, and gutters along East Marginal Way S and provides landscaping as required by the applicable zone. The number of signs will be limited to those allowed by the zoning code and will be smaller in size than is allowed by the zoning code. Transportation Corridors Goal 8.1 Policies 8.1.1, 8.1.3, and 8.1.14 Analysis: The proposal includes sidewalks, curb, and gutters along East Marginal Way S and provides landscaping as required by the applicable zone. The number of signs will be limited to those allowed by the zoning code and will be smaller in size than is allowed by the zoning code. Manufacturing Industrial Center Goal 11.1 Policies 11.1.1 Analysis: This is a new industry being developed in the MIC and should be supported by the city. 6. The proposed unclassified use shall, to the nuLvinzunt extent feasible, nutigate all significant adverse environmental impacts on public and private properties. Full consideration shall be given to: a. alternative locations and /or routes that reduce or eliminate adverse impacts; and b. alternative designs that reduce or eliminate adverse impacts. The proposed unclassified use is the storage of propane gas on site. By implementing the previously mentioned safety measures, there shouldn't be any significant adverse environmental impacts associated with this use. If any are identified during the SEPA review process, the owner will comply with reasonable mitigation required for the identified impacts. Additionally, the MIC /H zone is more appropriate for this use than other zones. The intent of the MIC /H zone is to allow uses that are industrial and manufacturing in nature. These uses are typical located away from more dense commercial and residential zones for the main purpose of safety and general welfare of the public. Since the MIC/H zone does not allow for residential uses, residences or offices will not be impacted by the proposed use. 7. "In the event that a proposed essential public frccilitI7 of rc count ynvirle or statewide nature creates an unavoidable significant adverse environmental or econonuc impact on the community, compensatory nutigation shall be required Compensatory mitigation shall include public amenities, incentives or other public benef is which offset otherwise unmitigated adverse impacts of the essential public facility. Where appropriate, compensatory nutigation shall be provided as close to the affected area as possible. The proposed project is not an essential public facility of a countywide or statewide nature, this criterion is not applicable. 8. For uses in residential areas, applicants shall demonstrate that there is no reasonable nonresidential alternative site for the use. The proposed project is not within a residential area, this criterion is not applicable. 9. "For uses in residential areas, applicants shall demonstrate that the use provides some tangible benefit for the neighborhood". The proposed project is not within a residential area, this criterion is not applicable.