HomeMy WebLinkAbout2.0 Staff Report DD 10.9.2017Di rector's Determ i nation
Pro Gas LLC
Amended Final Plat (File FPAA-06-17-8561)
October 9,2017
Exhibit
Number
Exhibit Description
1 Public Hearing Notice lnformation
2 Receipts from Mailing Notice
3 Garfield County Land Use and Development Code of 2013, as
Amended
4 Garfield County Comprehensive Plan
5 Application
6 Referral Comments from Scott Aibner, Garfield County Surveyor,
Dated August 8,2017
7 Staff Report
I Public Comment from Anders Rasmussen, Dated September 6, 2017
I Travelers Highlands Subdivision Plat - Reception Number 218477
10
11
12
13
14
15
16
17
18
19
20
TYPE OF REVIEW
APPLTCANT (OWNER)
REPRESENTATIVE
LEGAL DESGR¡PT¡ON
PRACTICAL DESCRIPTION
LOT SIZE
ZONING
File No. FPAA-06- 17 -8561
Director's Determination - October 9,2017
PW
Amended Final Plat Lots 1 ,2,3,18, 19,
20 Block 12 Travelers Highlands
Subdivision
Pro Gas, LLC
Jim Joslyn, Austin Civil Group
Lots 1, 2, 3, 18, 19, 20, Block 12,
Travelers Highlands Subdivision,
According to the Plat thereof recorded
August 15, 1962 as Reception No.
218477.
The property is located approximately 2
miles south west of the Town of
Parachute off of Highway 6 & 24 on
private streets within the Travelers
Highlands Subdivision. The site is
located in Section 28, T7S, R96W of the
6tn p.m. and is known by Assessor Parcel
No.'s 2409-284-01-009, 2409-284-01-
007, 2409-284-01-005, 2409-284-01-
008.
0.689 acres total. lndividual parcels are
0.344 acres, 0.115 acres, 0.115 acres,
and 0.1 15 acres
lndustrial (l)
PROJEGT INFORMATION AND STAFF COMMENTS
I. DESCRIPTION OF PROPOSAL . REQUEST
The Applicant is requesting an amendment to a Final Plat to combine Lots 1-3 and 18-
20, Bfock 12inTravelers Highlands Subdivision into a single lot. The purpose is to allow
the new lot to be developed as a single parcel for the construction of a propane storage
and distribution facility. A Land Use Change Permit application has been filed for the
propane use. The combined lot will be approximately .689 acres in size. The subdivision
plat was filed in 1962, predating the County's review process for subdivisions and the
original plat reflects only basic platting information.
The property is zoned lndustrial and all new construction will be required to comply with
all zoning standards and provisions including setbacks, building heights, floor area ratios,
and maximum lot coverage. No changes to the plat are proposed other than the
comb¡nation of the lots. No new lots will be created and no changes to roadways or
existing easements are proposed. Infrastructure improvements are being addressed as
part of the Limited lmpact Review Land Use Change Permit application. The combined
lot will be served by existing power, and the applicant has represented that the site will
be unmanned.
II. AUTHORITY - APPLICABLE REGULATIONS
The Amended Final Plat Application is being processed in accordance with Section 5-
305, Amended Final Plat and 4-103, Administrative Review of the Land Use and
Development Code, as amended. Public notice is required in accordance with Sections
4-103 and 4-101 and the Applicant has provided documentation that all required public
notice has been completed. One public comment was received on the application. lt is
attached in its entirety as Exhibit L Mostly, the comment discusses the application for the
Land Use Change Permit for the Propane Storage use. With regards to the Amended
Final Plat application, ¡t did express concerns that it would not allow the northern neighbor
access to their property. An excerpt from the Land Use and Development code listing the
Review Criteria for an amended final plat is shown below.
G. Review Criteria
An application for an Amended Final Plat shall meet the following criteria:
1. Does not increase the number of lots; and
2. Does not result in a major relocation of a road or add any new roads;
or
3. Will correct technical errors such as surveying or drafting errors.
III. STAFF ANALYSIS
1. The applicant's proposal was reviewed against the Amended Final Plat Criteria
contained in Section 5-305 (C), as follows:
a. Does not increase the number of lots; and
The proposed Amended Final Plat does not increase fhe number of lots,
rather, it merges multiple lots.
b. Does not result in the major relocation of a road or add any new roads; or
The proposed Amended Final Plat will not result in a major relocation of a
road or add new roads.
2
c. Will correct technical errors such as surveying or drafting errors.
The Amended Final Plat has not been proposed to correct technicalerrors.
2. The Application was referred to the County Attorney's Office. Their referral
comments stated that the final plat should show the old lots that will be merged.
There were no other comments.
3. The Application was also referred to the County Surveyor, Scott Aibner and he
indicated that he had no comments or corrections prior to approval for survey
content and form.
4. The draft amended plat and all plat certificates shall be subject to final review and
approval by the County Attorney's Office and the County Surveyor. Any required
changes or edits shall be made to the plat prior to submittal to the County for
execution. Corrections to the title of the plat will be required as part of the final
review.
5. The Applicant has initiated a Limited lmpact Review Land Use Change Permit
process for the intended future use on the parcel.
6. The proposed Amended Final Plat does not increase the number of lots or result
in the major relocation of a road.
7. The proposed Amended Final Plat creates a lot that meets the minimum lot size
for the lndustrial zone district in which it is located. As currently platted, the existing
lots do not meet the minimum lot size standard for the Industrial zone district.
8. The public comment (Exhibit 8), expressed concerns with access to an adjacent
lot. The Amended Final Plat does not alter this access and only combines existing
lots. The original plat shows the existing access for the Travelers Highlands
Subdivision (Exhibit 9) as does the proposed Amended Final Plat.
IV. SUGGESTED FINDINGS AND RECOMMENDATION
Staff supports a finding that the Amended Final Plat Application for Lots 1, 2, 3, 18, 19,
20 Block 12 of the Travelers Highlands Subdivision meets the requirements and
standards of the Garfield County Land Use and Development Code as amended including
the Review Criteria contained in Section 5-305 (C) and is recommended for
Administrative Approval by the Director of the Community Development Department
subject to the following conditions of approval.
1. That all representations of the Applicant contained in the Application submittals
shall be conditions of approval unless specifically amended or modified by the
conditions contained herein.
J
2. The Plat shall be subject to final review and approval by the County. Prior to
submittal of the Mylar plat for final execution, the applicant shall submit an
electronic copy to Garfield County Community Development. All standard plat
certificates and signature blocks shall be included on the final plat. The Plat shall
be modified in the following manner:
a. The plat shall include the address of the property owner and the name and
address of mineral owners of record.
b. All color shall be removed from the plat.
c. The plat shall show in light gray, the boundaries of the lots that are being
merged.
d. The title of the plat shall state: "Pro Gas LLC Amended Final Plat of Lots 1,
2,3,18, 19, and 20, Block l2,Travelers Highlands Subdivision, Section 28,
T7 South, R 96 West of the 6th P.M., Town of Parachute, Garfield County,
Colorado."
e. The Surveyor's Certification block shall match the standard Surveyor's
Certificate for Amended Final Plats as described in the Garfield County
Resource Guide.
f. The Book and Page of the recorded covenants shall be shown on the plat.
3. The Applicant has g0 days within which to satisfy conditions of approval and
provide the following documentation for BOCC signature and recordation:
a. A plat mylarwith signed Certificates that include Dedication and Ownership,
Title, Taxes, Applicant's Surveyor, and any mortgagees;
b. Recording Fees.
4
ra)-go-(úciIîtoE'coEîtott,oCLoLo--t\, )ird, t:.. ùt,-,-, ..,rrl rr¡ lr¡lAUEHDED FII{AL PLAToF LOTS 1 T¡tBOUgt{ g lr{D 18 THFOUSH 20, ELOËK 12, TRIVE¡EB8t{tËHLAt{DS SUBDtVtStOil, SICT|OH 28, T 7 SOUT|{, R Ð6 rUtST, OF TtilTTH P.ilI., TOWII ôF PÀBACHI'TE, ËÀRFIELD COUT{TY, COLOñADO[¡-AE!!EE ,.rI r .T rh Clt{@trlt¡l'rl'.lal¡l¡lr-E l¡-l¡tÍîtffiaf-Ï-W¡ l.rl rr-¡lr ¡;rlñi - drr- ¡- rrr¡r¡. ñtr r- |:.':- ....- EoE" :.;. .arF. ¡¡ l ùrr rl ..t h - llrl l.Irf. lr.¡t.t1 ¡llrlt -lr-m-'-,'''l,l'.r!..ri: 'r. ¡l ?-r l *¡¡t r. tr ¡t r. r'¡,g ".. ., . ,."---.1'-, i:1--: ::alüÊÈErst' ', ' .,. l: ìj -E.ii"8.....-.---*.at¡E-l¡4æ-¿-!¡s4l¡*r¡+Bl la ¡ r.a' .1. I11'rlilitf¡f¡Flr r'üll . - lit r{r+r ,r,.r,¡r'r{ .t . rllñair -l- lr rl !l -lr rl I l lr{r'i¡hl-Ei -¡..¡¡!;LLÍ¡E.aalrt¡ ¡b¡ a¡ilrr r ¡. I ' {r lr r rir Irr'.r -''t'r ¡¡11 rt ¡t lútlrtl |:.!rdù!ìr?{ n d'lt L.lË f,r' rr¡ rka ¡¡ r- ¡l.r r¡¡ ¡ I r.r¡.ln .d ¡ lI'I r tr dt'il -lú rt -rr¡ "a{-,rr.ls-,rl_- r rlr,'rl II ,. | .¡. ,rlr.*l {rlr lr. I ¡ i - F¡ -rl¡ Fa rl-Ìr1r lrul ahrr r l{ rl a -lrdrIìbIo¡IB{.t., - '. -3-wË¡E-t@h F-ßI -r . dr - ¡.rrl rrh.r rhllll'rr t-t't .r r r [ ¡ ¡r{f.lÍat rtr¡ ñ fr.llr .-t l.lrt a¡t.-t:i-rËri--
Site Visit Photos
Site View
4th Avenue Access
6
Subject Site and Adjacent Property - Looking East
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EXHIBIT
þoôd L
Garfield County
PUBLIC HEARING NOTICE INFORMATION
please check the appropriate boxes below based upon the notice that was conducted for your public
hearing. lnaddition,pleaseinitialontheblanklinenexttothestatementsiftheyaccuratelyreflectthe
described action.
W My appllcation required written/malled notice to adjacent property oì,vners and mineral
own€r5.
y' ¡vlailed notice was completed on the q day of rêîTÊrrcA 2a!z
All owners of record within a 200 foot radius of the subJect parcel were identified as
shown in the Clerk and Recorder's office at least 15 calendar days prior to sending
notice.
¿ Al owners of mineral interest in the subject property were identified through records in
the Clerk and Recorder or Assessor, or through other means [list]alâ é
F1
Please attach proof of certified, return receipt requested mailed notice.
-/
E My application required Published notice.
Notice was Published on the daY of
tr My application required Postlng of Notice.
Notice was Posted on the daY of
20_.
Please attach proof of publication in the Rifle Citizen Telegram.
20_.
Notice was posted so that at least one sign faced each adjacent road riSht of way
generally used by the public.
t testify the above is true and accurate.
Na
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Date;
ft Mn/nED t/il41 P¿nT
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EXHIBIT
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EXHIBIT
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Gørfield County
SURWYOR
SCOTT AIBNER, P.L.S
To JefTrey Fletcher - High Desert Surveying, LLC
From: Scott Aibner - Garfield County Surveyor
Subject: Plat Review - Amended Final Plat Lots 1-3 and 18-20 Blk 12 Travelers Highlands
Date:08/3112017
Jeffrey,
Upon review of the Amended Final Plat Lots 1-3 and l8-20 Block 12 Travelers Highlands Subdivision Plat, I
have no comments or corrections to be made prior to approval for survey content and form.
Once all final comments from Community Development have been completed, the Mylar may be prepared for
recording. The Mylar shall be delivered to the Community Development office with all private party signatures
no later than Monday the week prior to the next commissioner meeting day in order to make that meeting.
Sincerely,
Scott Aibner
Garfield County Surveyor
cc Patrick Waller- Community Development Department
109 8 th Street ,Suite l00B , Glenwood Springs, C081601 , (970)945-1377 ' e-mail:saibner@garfield-countycom
Patrick Waller
From:
Sent:
To:
Subiect:
Follow Up Flag:
Flag Status:
Ande Rasmussen <anderasmussen@aol.com>
Wednesday, September 06,2017 4:57 PM
Patrick Waller
Letter
Follow up
Completed
Anders Rasmussen
835 Martindale Falls
Martindale. TX 78655
Garfield County Community Development Departmentme
108 8th Street. Suite 401
Glenwood Springs. CO 81601
9l2lt7
Dear Garfield County Community Development Department,
Regarding: Pro Gas LLC application requesting an Amended Final Plat of lots 1,2,3,18, 19, 20 in Block l2 of
Travelers Highlands Subdivision Section 28,T 7 South, R 96 V/est, of the 6th P.M., town of Parachute, Garfield
County, Colorado.
I'm Ande Rasmussen,I've owned lot 4 of Block 12 of Travelers Highlands Subdivision Section2S,T 7 South,
R 96 West, of the 6th P.M., town of Parachute, Garfield County, Colorado for more than 50 years. The lot was
given to me by my godmother, Eve Homeyer who was the first female mayor of Aspen and a big
environmentalist. Pro Gas LLC recently purchased a block of 6 lots (lots 1, 2,3,18,19,20) with the intention of
installing a 30,000 propane gas tank. Lot 3 is immediately adjacent to my lot.
I request that you DENY Pro Gas LLC's application.
To impose real and obvious risks to adjacent neighbors is unfair. If you approve their request, the Community
Development Department of Garfield County is devaluing the property that I've owned and paid taxes on for
over 50 years.
I noticed the distance to both roads is incorrect on the Pro Gas LLC's "LP - Gas Installation Application"
submitted to and approved by the Colorado Department of Labor Division of Oil and Public Safety -
Compliance Division. The application stated the tank would be 100 feet from any roads, but the diagram
showed it would be 70 feet from one road and 90 from the other. ( Is there a 30 foot buffer between his property
line and the road on the west side or a l0 foot buffer on the south side? ) If the tank was located to be 100 feet
from the nearest road like stated in the application, then the tank would only be 40 feet from my property line. I
also noticed that Mr Brach stated the container would be 220 feet from the closest building.
Does Pro Gas LLC have the right to assume that neither of his boarding neighbors would like to do anything
with their land?
Am I allowed to visit my property and park an RV on it?
I spoke to Jimmy Brach, the owner of the Pro Gas LLC to inquire if he would be interested in purchasing my lot
so he could have more of a buffer and so I would not be in the situation of being stuck with an undesirable lot
because it was adjacent to a propane Bulk Plant . Mr. Brach said didn't see a big need for more land, wouldn't
consider it without the lot adjacent to the north of mine. Mr. Brach doesn't see the need to spend the money to
buy the extra land or pay the taxes on the extra land, but he doesn't mind asking Garflreld County to devalue my
land by granting a permit for his tank and then let me continue to pay taxes for property that will be bordered by
a 30,000 gallon combustible gas tank and a welding company. Fuel and a way to ignite it?
I'm concemed about the increased potential for catastrophe and toxic Propane vapors. I researched recent leaks
from 30,000 gallon propane tanks in 2017 . The risk is very real. I found four leaks where areas between ll2 to
1 mile had to be evacuated between the months of March to July of 2017.I listed the 4 cases below. The EPA's..RISK MANAGEMENT PROGRAM GUIDANCE FOR PROPANE STORAGE FACILITIES(40 CFR PART
68)" report from March2009 (EPA 550800001 March 2009 www.epa.gov/emergencies ) Table 2 states that
Distance to a 1 PSI ove{pressure Distance to endpoint could affect a 0.4 mile radius (over 2,000 foot radius.)
(https://www.epa.gov/sites/prochrction/files/2013-1 1/clocuments/storage.pclf )
Pro Gas LLC is planning on having somewhere between a 40 foot (if corrected to make 100 feet to the road) to
70 foot buffer (as stated in his application) which puts his adjacent neighbors at a risk directly caused by his
company.
I protest Pro Gas LLC installing a 30,000 gallon tank and filling station on the land in this proposal for the
reasons stated in this letter:
l. Pro Gas LLC may have incorrectly filed the distance from the road in his application to the state,2. By granting the permit for the Bulk Plant the Community Development Department is devaluing adjacent
property,
3. If the city grants this this permit, it'will limit my ability to exploit my property to its best and highest use.
and
4. It might land lock the lot of my northern neighbor who might need an easement to access their property.
Thank you for considering my request to DENY the Pro Gas request.
Sincerely,
Anders Rasmussen
owner of Lot 4 in section 12 of Travelers Highlands
512217 2728
The 4 leaks in the US between March 2017 to July 2017
L Properties within a one-mile radius of a propane tank leak in Tower, Minnesota were evacuated when the
propane tank leak was reported on March 14,2017.
http://www.wdio.com/news/gas-propane-leak-fortune-ba)'-resort-casino-tower/4425892l
2. A propane leak March 21,2017 in Carroll County in New Hampshire caused a forced an evacuation.
2
1
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3. In March 2017 in1.ake Harmony Pa a hose line ruptured and caused fire under 30,000 propane tank which
shot flames 20 feet into the air.
htto://lakeharmonvfi re .coml t 497'21
4. A propane tank leak located in Steelton Pennsylvania on July 28, 2017 resulted in the mandatory evacuation
of neighboring Steelton and Harrisburg.
3
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