Loading...
HomeMy WebLinkAboutResolution 785 - Conditional Use Permit for LNGPLANNING COMMISSION RESOLUTION NO. ~'T ~~ A RESOLUTION GRANTING APPROVAL OF A CONDITIONAL USE PERMIT FOR THE CONSTRUCTION OF VEHICLE FUELING STATION FOR THE SALE OF LIQUEFIED NATURAL GAS (LNG). Applicant: Monica Ultreras, Clean Energy; Agent: Edward Paek, Permit Place. (37S 2W 02D, Tax Lot 2901 1600 East Pine Street) File No. 12007 WHEREAS, the Applicant submitted an application for a Conditional Use Permit to allow for the construction of a vehicle fueling station for the sale of liquefied natural gas (LNG) and related storage and distribution system on 1.49 acres of undeveloped land located in the C-4, Tourist and Office Professional zoning district and identified on Jackson County Assessor's map as 37S 2W 02D, Tax Lot 2901; and WHEREAS, on Apri13, 2012, the Central Point Planning Commission conducted a duly-noticed public hearing on the application, at which time it reviewed the City staff report and heard testimony and comments on the application; and WHEREAS, the Planning Commission's consideration of the application is based on the standards and criteria applicable to the Conditional Use Permit section 17.76 of the Central Point Municipal code; and WHEREAS, the Planning Commission, as part of the Conditional Use Permit application, has considered and finds per the Staff Report dated April 3, 2012, that adequate findings have been made demonstrating that issuance of the conditional use permit is consistent with the intent of the C-4, Tourist and Office Professional zoning district. NOW, THEREFORE, BE IT RESOLVED, that the City of Central Point Planning Commission, by this Resolution No. '1'$S does hereby approve the application based on the findings and conclusions of approval as set forth on Exhibit "A", the Planning Commission Report dated April 3, 2012 which includes attachments, attached hereto by reference and incorporated herein. Planning Commission Resolution No. ~ ~5 (04032012) PASSED by the Planning Commission and signed by me in authentication of its passage this 3rd day of April, 2012. ~ ~ ~- -~ Planning Commission Chair ATTEST: ~~ l City Representative Approved by me this 3 /a day of April, 2012 Planning Commission Chair Planning Conunission Resolution No. ~ $S (04032012) City of Central Point, Oregon -i4u~-~ 3rci-~treet-Central-Point, IJKyISU2 541.664.3321 Fax 541.664.6384 www.central po i ntoregon.gov r.~i- _s`~ ~- CENTRAL. POINT ~:'s-::r ~ : ~i Community Development Tom Humphrey; AICP Community Development Director Planning Commission Report April 3, 2012 AGENDA ITEM: File No. 12007 Considerafiion of a Conditional Use Permit for the construction of a vehicle fueling station for the sale of liquefied natural gas (LNG) for long-haul trucks or other heavy-duty vehicles located in conjunction with Pilot Travel Center located in the C-4, Tourist and Office Professional zoning district. The physical address is 1600 East Pine and is identified on the Jackson County Assessor's map as 37S 2W 02D, Tax Lot 2901. Applicant: Monica Ultreras, Clean Energy; Agent: Edward Paek, Permit Place. STAFF SOURCE: Connie Clune, Community Planner BACKGROUND: Fuel alternatives to gasoline and diesel include liquefied natural gas (LNG) and compressed natural gas (CNG). The interest in natural gas as an alternative transportation fuel stems mainly from its domestic resource base and its growing commercial viability. Currently, LNG is mainly used as a fuel for long-haul trucks or other heavy-duty vehicles. Clean Energy is the largest provider of transportation natural gas. The company operates and is building alternative vehicle fueling stations (AVFS) along, what the company refers to as, America's Natural Gas Highway. This is a network of LNG fueling stations along the interstates. This station is the first of three planned for Oregon. Zoning: As noted above, the project site is in a C-4, Tourist and Office Professional zoning district and recognized as such on the City of Central Point Comprehensive Plan. As defined by CPMC, a gas station or automobile service station means a building or lot having pumps and storage tanks where. fuels, oils, or accessories for motor vehicles are dispensed, sold or offered .for sale, and where repair service is secondary (CPMC Section 17.08.010). Based on the use definitions, alternative vehicle fueling stations, although classified as a permitted use in the C-4, exhibit potentially adverse or hazardous characteristics in the form of very large above ground storage tanks. The presence of such storage tanks is not normally found in uses of a similar type, i.e. automobiie service stations. As such, the alternative vehicle fuel station will be processed as a conditional use subject to the standards provided by Section17.44.050 (A). Page 1 of 4 Project Description: The Applicant is requesting a Conditional Use Permit to allow for the construction of a liquefied natural gas (LNG) fueling station on 1.49 acres of undeveloped land south of the Pilot Travel Center and truck parking area. The project is designed with two (2) vertical natural gas storage tanks 41.66 foot in height (see Figure 1). The project also includes nine (9) parking spaces, four (4) canopy covered dispensers and the necessary machinery and infrastructure to store and deliver the fuel. An eight (8) foot security fence is designed around the containment area and will require a building permit (see Condition No. 4). 'The issue of safety is regulated through the building code and in conjunction with Fire District 3 (see Condition No. 6). Commercial actives are adjacent to the project site as Figure 2 illustrates. ,, Exit 33 E3at Pine ~ T-~ ~ I i ~ _ ~ ~ ~ l~ _i_1~~ `~ - ---, 1 ~ Sher1's ,~~ ~ ~ Figure 2 February \. -- - 1(FC \\ PII~ r~,Bl center - E~x : _.._ . ~__ .~ PbAhe -_ '_ I - ~» - LNG FUe1 r ties I ~~ The remaining half-street improvements (sidewalk, landscape row and travel surface) to Good Fortune Road are required and are included with this proposal. Good Fortune is a collector street and identified in the City's 2008 Transportation System Plan as the east/west Hamrick Road extension (project reference number 234). This future road project will extend Hamrick Road westerly to intersect with Peninger Road. Primary access for the fueling station is Peninger Road and the existing ingress/egress driveway access. The project proposes a second access driveway located on Good Fortune Road. _ ` ` ISSUES ~~.,r - GooO Fortune Rd 1 }The primary issue with LNG fueling ~'~ --~- ~' facilities is the potential visual impact to ~~ HoFdey Inn ~ abutting commercial businesses. On 16, 2012 representatives of Clean Energy met with the adjacent property/business Page 2 of 4 owners to discuss the project. The attendees expressed no site development or aesthetics concerns. 2} On the Applicant's site plan, sheet A-1, signage is shown on the tank (see Exhibit A). The Applicant states in submitted findings that the project will comply with the signage requirements of Chapter 15.24 Sign Code and the `Clean Energy Logo' has been removed from the tank. The signage as illustrated is not compliant and is not considered as a part of this application (see Condition No. 2). CONDITIONS OF APPRO`'AL: 1. Applicant shall provide a revised landscape plan to include the required number of trees and shrubs as provided in CPMC Table 17.75.03. Said plan shall be submitted prior to the building permit application. 2. All signs, to include logos, shall comply with CPMC § 15.24.600, Signs along arterials, collectors and freeway. The sign as shown in Applicant's Exhibit A, sheet A-1 is not authorized by this application. 3. A building permit is required for fences over six (6) feet in height in the C-4 zone as provided by CPMC § 17.57.020(B). 4. Conditions as listed by the Central Point Public Works Staff Report (Attachmezrt B) dated March 20, 2012. 5. Condition added by the Planning Commission as follows: The Applicant is required to meet City standards for driveway access onto Good Fortune Road unless they can provide an engineering explanation and demonstrate, to the satisfaction of the Public Works Director, the need fora 70 foot driveway apron. Said justification shall be produced prior to approval of the construction drawings for the facility. 6. Rogue Valley International-Medford Airport (Attachment C) requests an avigation, noise and hazard easement for the project site as required by Jackson County LUDO Section 7.2(E). Said easement shall be recorded and a copy submitted prior to the building permit application. 7. Conditions as listed by Fire District 3 (Attachment D), and Rogue Valley Sewer Services (Attachment E). FINDINGS: Refer to Attachment "H" ATTACHMENTS: Attachment "A" -Applicant's Exhibits Exhibit A -Site Plan Exhibit B -Landscape Plan (see Condition No. 1) Page 3 of 4 Exhibit C- Applicant Findings Attachment "B" -Public Works Staff Report Attachment "C" -Rogue Valley International -Medford Airport Comments Attachment "D" -Fire District 3 Comments Attachment "E" -Rogue Valley Sewer Service Attachment "F" -Oregon Department of Transportation Comments Attachment "G" -Jackson County Roads Comments Attachment "H" -Findings of Fact Attachment "I" - Resolution ACTION: Consideration of Resolution No. _, approving the proposed Conditional Use Permit. RECOMMENDATION: Approval of Resolution No. , granting a Conditional Use Permit. Page 4 of 4 ATTACHMENT q ~ EXHIBIT A " ~ r ~ ~`~~ ~~~~ ~~~~~ ~~~~ ~~>~ ~~~w ~- ~• 4 ~ ~ o ~~ ~~ ~~ z I ~ ~ ~ o ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ . ~ ~ 6 «[[~ ~Op mm~ ~ ~ y ~ sag g ~ ~'~. ~ D 3~E~m ~~~' py~~ ~ m ~ y 0 ,, ~ti~ ~ ~.pq} ~ ~ 'L F a~R Fa. a~~ ~p 'j~~ ~ F CYYS ~yq~ f QF plp~ ~F~G E ~'4n` F ~S .p f~°' n n ~ 0 ®b ~ ~ M }y Q °w ~~ ;;~~ ~~ ~ ~ ~~ ~~~~~ ~' ~ ~. r b~ LNG FUELING STATION PILOT TRAVEL CENTER 11391 9600 EAST PINE STREET CENTRAL POINT, OR 87502 COVER SHEET ~- .~,..a ~,~ ~a s8~~ ~ ~~~~ ~ ~~F~~~e~ p ~~ Z ~ ~^ ~~_~~ m ~~a Z ~ ~~F~~~A~~ }~i~~~~8 ~~~~ I~~~~~~~ o ~~~ ~ ~f~~~~~~ Z ~~ m >~~ s~~ A ~~~~~~~ ~ ~~I~~ t o 6 qq L ~ ~~ ~~~~ f~F~~gB~~~~g$~~9~78 {~~~~~ m ~ ~ ~ `o A ~ A ~ ~. ~, ~~~a~ -~ RRRR~ C~~ p ~ A F F s ~~ ~' =Ei28 C ~~~~ ~i~~ td ~~ k ~tlLgE~~~ 9r ~ ~ ~ ~ ~ A ~ ~ ~ ~~ 9 a ~ ~ ~ ~~~ Z S~ ~~~~ ~~~~~~~~~ ~~° ~? ~~1~~~~~~ p s~g~m~~~°~~e~~~~ ~~ tl~ ~~~ ~ 9 ~A~~~~~~~a~~ap~~~~~ ,~~ ttl ~gp~~~~`~~9~d9A~~aa ~~ iq wt cpav[ rou ac ~~A~B.~~~~ ~~ ~~ C/~Ac3i~1 o. o. ~~ ~~ 3< m ~ y L'B ~ ~S~ . ~ j-.'. b .6 ~ _~ ,n y z~' I^is. •"~ w S. PENINGER ROAD o[uunni [[x we. xo, n-ooevl 1 s ----- -- ~'~._ - -~ - -- - - - . _ - - _ ~ _ I a I ^~ti V ~~-~ - - ` ~ e I \ N 'I II I I I ,I ~ I ~ ~ ' _ II I I ~ I I i I I~i -_ ; ~~ I! GRY[MI YG _ i p~, ~ I i_ g$+j~F_~~_I I I I I I I l I 1 iii it ____ __~.xo.~.4evaw -- I. ~~ ~ i ~ I ~ u _~ ~_~_I I I I; 1 ;hl '`~-~ , 11 I . I ~~_~ I i ~~~I ~ n~ .?, r I~ _` c~~ I I~ I I I ~ I I I` i~~ Imo! _,,-'~ i iili~ ZZ Iu I Ixq~ 8 ~ _ ~ II I J~~ r~ mif 1=99 i I ,ttNj'~1r_____ I2 nz t ~ ~ 11 66 -l ~ ~ _~~~ - I II' I I yyyy vl { ~ ~ ~ I II &14`I ~~ > I ! ~ a Sy i~l~CO ~I ~ i ,'I, ~~I I I I I I I ~"~I ~ I 1_ ly~' a~ A~ I T II ~-- ~ I II ;' y I I + I ~ I N ng l i I:~ J ........ 1 I I~ 1 ~I I S .~ , ~ QI bS I II I II ~ I ~ li I' -- ~ J-': I I Ii Ili l I ~ Ilttin'L.; ~~~~ rY ~. u I I I I I I I I I ~ II CI 11 ~ b I J I ~- .I m ~ P 350 I ~i I~i !'s m .b 2 1: n 1 Q I a^; I I. ~ II I II I o ~ .Ji ymq ~~~ I S' I~ \ I ~~ ~ I ° 53' a 31'-10' 37.8' 15' ' j I I I I I a i I I III ( I ~~ °' -- B II I ~~I P i ~~ ~ I I I I 1 I I I I I i I I ( 'L-~`_1,_~_ J I I i;l' ~ ~ iii I I~ II I~ ~ I ~ - Y ~ - ~ ~ I ~ I I I I ~ I I I+~ 1 I, I ~ I I I ~ - - - < ~ ~ 183-9-~ ~ ~,[-~-- ~--~-- [ ._. ~, ,,~ • }- Vl w z +~~ r~ s9 " i~ o~ ~~ ~~~~ ~~ ~~ ~~ ~,t ~~~ (A m D 1 A r ' S I I i~~# ~C SSSS ~ Pr ff~1 SS ' ~ 9 ~ ~tI R ~I~~~11 '~~~9.~ q~ I a,'B~d n~ ~~ Q Le bb b , LNG FUELING STATION ~:" ~ ~~> : n ~ - PILOT TRAVEL CENTER #391 1600 EAST PINE STREET CENTRAL POINT, OR 97502 aLL Y[lo[[ [a~ my i< '4 D1Aa:.~.'~.' z~ "• a ~~ ~~ ~ SITE PLAN ...,. ...[,~.,.m„„ ,~. .~,~ ~ ° ,~ ~,. --- -ate _- n f`./CYi ~~ ;m bpi r O C~ Y Z ~~ ~ z ~~~ ~ o a ~~ £~ ~ro ° ~~o ~BA~A to ~~ fl L ~n~ ~o ~_ ~ ~. ~•~• f, nC~ ii $ ~ o $ ~~ ~ ' ~~~ `` ~m~ - ~~ ~, ~r ~~ ~ ~ A ~ / i ~~~ ~ .~~ ~ o~ 0 m ~ ~ y ~ 7$ at m i / ~ B,-0, ~~ ~ o a o ~ m >m ~ ~ ~ ~ ~- rU~ p ~ ~ ~1~ _ q y ~ Zr o ~ ~ g~4 ~~ S ~ yo Gt ~ / ~i s ~. O , ~ W D ~y ~ ` ~ \ \ o u ~~ o _, ~~*; ~~ ~o o ~ m )- o o o i~~ I ~a -~~ - ~ o o q o 0 0 0 ~ ~ ~tj \ o O >~~I \ ~ ~O ~ s~ n "~ 7~ > ~ rnmg ~~ P ~~ m ~~ ~ 6j_fjji=~~k` rye' ~ Es'II ~g~ ud i .a '~ 'd F~ §~ ~m =F 3 ~ l ~~ m ~~~~ ~~~~~ a3~~~~ °n~m e~~ A€~~ ---I = i~ 30 o~~~ ~t~ 0 m ~_ D ~ ~+•~ ~ ~~ a ~ ~~ ~~ ~ F~~ a o ~ ~ ~~ rn~ r Me~im~n ~ LNG FUELING STATION ...~.~.__~~..,~' PILOT TRAVEL CENTER #391 ~~ ~~~~ ~~~ : 1600 EAST PINE STREET ' "~ `"""°""°" °` CENTRAL POINT, OR 97502 ~ ~ r# PROJECT LAYOUT PLAN a ~.-~ N O n ~~ ~~'e w 0 A » x~ ~~ ~=o ~o ~~ ~~~ z ~~' ~m 9 r Z *~~ D ~ ~~ ~ m~~ Z ~ ~~ p a Y O $Y Q ~~P C ^F. ~~~~ LNG FUELING STATION %~`'~"--""=,;=: PILOT TRAVEL CENTER N391 " ~ ~„~ ,~a,~ ,~„ o~ i60D EAST PINE STREET ou~e-,-, CENTRAL POINT, OR 97502 """°' °' GENERAL SITE ELEVATIONS < . ^••~ T m ~1 ;m r D O z ulm z 0 ~~ , _ 4~ a , Z i ~~~ ~~ Can EXHIBIT"~ " ,;:% .. ~_.~ _~ -_ ,' I I II it I l ~I it I i , I . ;. .I , , :,, I f; , ii~:,;~ d'.I ' , o-~:~ ~,. ~- O 6 ~,~. ~' i;a~Y~l~ -''~-. m ~ o I~ `~~- PER IM, MG. - ~;i?~ Iz i , ' '~~ .i ~ ' I ~ 1 I ~ ~ , ,q ~- I ~J' m I I i i is I I I ~ I ~ ~ ~~ i I I' i ~I i''' ` " ~,I: P ~~ it ,. ~ ~~ I) ,~I;'; ;' ~~ ~r'll" I ~ ~ ;- ~; j; iii ~;~I, ii~~l ~i:;~~r'~',1 ~l ~ ~ i I ~ ~,. ~ ~~,, - ~• ~I ~~- ~~/vim' ~...4\!~1\ /~.~k~~ /~~'~ • ~I .i l~~ I I ':~ ~/1 ~Iv ~ I; ~ ~ I ~ ~ ~~ ~~~ € ~ F~ ~ ~~o " F ~ ~ L I ~~ 9j ~~ ~~ ~ ~ 6 a p 'rr ~ ~ 6 ~ ~~ ~ tEp~ ~~ ` rrg ~I!, I~ f a ~~ ~ 3~~+~~11 ~ ~~ ,~ l' ~ I ~ a ~ a s ~~ ~~ L°,rr~ C7eanEnergy• ~ ~+~ FLYING J TRAVEL CENTERS LLC, 4 p ~~ a LNG FUELING STATION 9 ~ ° 16DD EAST PINE STREET j CEMRAL POINT, OREGON 97502 S. PENINGER ROAD ~`"` -__ . __- _ __ _ n _j~_'. __~ __` _______~_- STS--~1ly\+-r.> "' .- _~`--_ _"_~ _I _ I _ ~ I i ''"~`~" ~ ~ ~iSC SCTa,1CX LYE 1 ~l `` ` _ - •11 I ~~I ~~ ~ _ R a i~~Fl ~~~ ~ 6EAA CREEK GREENWAV WVDSCAPE 70 REFNM PROTECT IN MALE. i / / . i ~.~ "'' - _' ~_ r --- r._ ...------_... ~~~ i ~ i i ii ~~~f I I i~ ~ I I I I' ~ i ~ y,f ,11 i i 1 ,;III i ~ ; I . __ __ L. _. i I ~ - - - --- / I m ~-- 5. PENINGER ROAD srnEE~u2weuhri a~e ins, no. ---- ---------- ~ ti .; _ -------LOS---~--~------ --i,~----~-~.-_- I ~~ ~ BC"C SE'f~ncitTiFE~'- I. - T ~ T .~;~~'k~F~ L I ~ j, ~'~ I I I I , . I . ~ ! :. l i III ! I I ~`~ ~~~_I_I_ I ~,~~~ L... ~ <'i -. --`.y~_ ii ~~- -.; I ., _ ,, I ', i' I u. I I; ~ I I I , I I i I ~ _ I ~ ,: ~ ~r ~, '~ ! I ~ I ~ I I ~ ~ . '~~ ~ I I Ij ~ ~(, I~ ~ i_~e~ I I i I I ~~ ~( i I I II; l . I I1 -_ ~~ ~ I I I I I I I I I=1 I I I ! I ~ I I I;. ~I i ' I ~ ~ ?~ I I ` ~ i~..i ,i I '~ ' I I ~~' ~_ `~'~ ~ y I ~ ' ' III I j I ~~ i i Iv I I iI I I I j-/ I ~~ ~ ; I ~ i ;; ~I j , I I' ~ I I i I I ~ I ~ ' I I l j I i I I I I I I I i I j! I ~f .. ' ; ~ l.! ._. ~ i i ~ ! ~ I i , ~ . _ i = _ '~,~ ~, x= ; i. . ~ III I i i- € q i ~ =Iz ~R~ g~ ~ ~~ gE~ ~~ ~ ~ ~ ~ ~~ ~ I ~ ~~~~~ I! v ~ ~~~~ ~: ~ ,,,,~ ~_ ~ FLYING J TRAVEL~C~~E~N~JTERS LLC, LNG FUELING STATION ~~ I '~ 1600 EAST PINE STREET CENTRAL POINT, OREGON 97502 __.{~~ ~_ Js !I u ,g ~~ i4' i ~ IN I it+-._.. s ,` +1 ~l\ 1`, `1 ~..~ ~ ~- ~. ~ :, ~~i kpp~~ ~ g ~ s ~~~ ~~~~ ~~~ ~ °A 5~ " g~~iY Ila ~ FJCHIBIT" C " Project: Clean Energy LNG Fueling Station at Pilot Travel Center 1600 East Pine St. Central Point, OR 37502 Re: Application for a new Conditional Use Permit (CUP) and Site Plan review for Clean Energy LNG Fueling Station Project Narrative Clean Energy is requesting approval to construct a Liquefied Natural Gas {LNG) fueling facility as an accessory use to the existing Pilot Travel Center located at 1600 East Pine Street, Central Point, OR 37502. Clean Energy is the largest supplier of natural gas fuel for municipalities, transit districts, and private fleets in the country. The project will be built on an undeveloped portion of the Pilot property at the south end of the parcel. The project will include the following components: • (1) 43.83-foot, 18,000 gallon capacity above ground storage tank (an additional tank to be added in the future} • Fueling island with (2) dispensers (2 additional dispensers to be added in the future) • 900 square foot, 19-feet tall canopy. • Associated controls, signage, card readers, equipment pads, interconnecting piping, electrical, light standards and safety systems. • The project will also include the construction of the north half-street improvements to Good Fortune Road and associated landscaping. This project is an integral component of a larger program being undertaken by a partnership between Clean Energy and Pilot/Flying J in creating "America's Natural Gas Highway" - a nationwide network of natural gas fueling stations that will create the infrastructure necessary to promulgate the adoption of LNG as a viable alternative fuel source for the interstate trucking industry. LNG has been used as a motor fuel for fleets since about 1992. Its primary benefit is greatly reduced tailpipe emissions compared to diesel engines. LNG vehicles emit up to 30% less greenhouse gas emissions than gasoline or diesel vehicles. The emissions impact of replacing a single diesel truck with a LNG truck is equivalent to removing 30p cars from the road. Other benefits of LNG are that engine noise is reduced, the fuel can be less expensive than conventional fuels, and it is produced domestically. A pre-application conference was held on January 9, 2012 with various City departments in attendance to provide an overview of the project and get initial feedback (File No. 12007). Based on the proposed scope of work, it was determined by staff that a Type III Conditional Use Permit and supplemental Site Plan review would be required. It was also determined that the Applicant and land owner would be responsible for constructing the north half-street improvements to Good Fortune Road. This condition was originally imposed on Pilot as part of the approval for the travel center, but was never completed. The following is in response to the findings and conditions required by Section 17.76.040 of the Zoning Ordinance for considering approvals of Conditional Use Permit Applications: Findins~s and Conditions A. That the site for the proposed use is adequate in size and shape to accommodate the use and to meet all other development and lot requirements of the subject zoning district and all other provisions of this code. The site is an existing Pilot Travel Center and is zoned C-4 (Tourist and Office Professional District). The proposed use is consistent with purpose of the C-4 district, which is to: `provide for the development of concentrated tourist commercial and entertainment facilities to serve both local residents and traveling public, and also for the development of compatible professional office facilities. C-4 development should occur at locations that will maximize ease of access and visibility from the Interstate 5 freeway and major arterial streets and to be convenient to the users of Expo Park, the airport, and downtown." The proposed use is categorized by the Zoning Ordinance as a "gas station or automobile service station", defined as "a building orlof having pumps and storage tanks where fuels, oils, or accessories far motor vehicles are dispensed, sold or offered for sale, and where repair service is secondary (Section 17.08.010), Based on the current use definitions, alternative vehicle fueling stations (AVFS) are listed as a permitted use in the C-4; however, uses that are not normally found in uses of a similar type and referred to the Planning Commission will be processed according to the conditional use standards as provided by Section 17.44.060(A), The addition of the Clean Energy LNG fueling station at the existing Pilot Travel Center is a logical location as it represents an additional service to the trucking industry. The project will be built on an undeveloped portion of the Pilot property at the south end of the parcel. The project will create approximately 1 acre of new paved area. The large area will be adequate in size and shape to allow for the necessary turning movements and internal circulation for trucks to navigate to the fueling dispensers. The project will comply with the commercial site design and development standards listed in Section 17.75.035 of the Zoning Ordinance (Table 17.71.01). The C-4 district does not have any development or lot requirements except for a height maximum of 60 feet, which would not be exceeded. However, the project would be subject to the requirements of NFPA 52, which requires the following minimum separation distances: • Building, line of adjoining property that can be built on, any source of ignition (only pertains to dispersing equipment) - 10-foot setback ® Nearest public street or public sidewalk (only pertains to dispersing equipment) -10-foot setback • Storage containers (only pertains to dispersing equipment) - 3-foot setback While the vertical tanks will be well under the 60 foot height limit, staff has expressed an interest in horizontal tanks. The standard natural gas vent stack for a horizontal tank is approximately 13' tall per applicable national code. In a vertical tank design, the vent extends the full length of the tank. Although both approaches are considered acceptable by industry standards and NFPA code, venting at a considerably higher elevation reduces the hazardous location radius at ground level, which in general terms would be considered a safer approach. Horizontal tanks are considered anon-standard design for LNG storage. Furthermore, unlike the square footprint of a vertical tank, a horizontal tank requires 50' of uninterrupted space for the shear length of the vessel. By installing a horizontal tank on the proposed location, the project could not achieve the minimum separation distances required by NFPA, The off-site location of the project means that no loss of parking spaces will be required and the off-street parking requirements of Section 17.64 of the Zoning Ordinance will be maintained. B. That the site has adequate access to a public street or highway and that the street or highway is adequate in size and condition to effectively accommogate the traffic that is expected to be generated by the proposed use. The site has adequate access to a public street. Primary ingress/egress to the LNG fueling stations will be via the existing driveway on Penninger Road and a new driveway approach on the completed Good Fortune Road. The project is ideally located at an existing Pilot Travel Center. Its proximity to the Interstate-5 Pine St. on/off-ramps makes it easily accessible for truckers. The project will not generate an increase in traffic. This program represents the gradual transition from diesel fuel to natural gas fuel. The same trucks that utilize this travel center to purchase diesel fuel will now purchase LNG fuel. It was also determined by the Director of Public Works that sufficient traffic planning has been done for this site as part of a larger City- wide traffic study and that a site specific traffic impact analysis will not be required. C. That the proposed use will have no significant adverse effect on abutting property or the permitted use thereof. In making this determination, the commission shall consider the proposed location of improvements on the site; vehicular ingress, egress and internal circulation; setbacks; height of buildings and structures; walls and fences; landscaping; outdoor lighting; and signs. The proposed LNG fueling station will not have a significant adverse effect on abutting properties. The uses and zoning of adjacent properties surrounding the subject parcel are as follows: + North: Pine St. Across the street is an unpaved parking lot, located outside the Urban Growth Boundary. • East: Undeveloped green space, located in the Bear Creek Greenway. • South: Holiday Inn Express hotel, zoned C-4. • West: Penninger Rd. Across the street is a KFC restaurant, zoned C-4. As the site is already developed with an existing Pilot Travel Center, the proposed use will not alter the commercial character of the neighborhood. Primary ingress/egress to the LNG fueling stations will be via the existing driveway on Penninger Road and a new driveway approach on the completed Good Fortune Road. The large area will be adequate in size and shape to allow for the necessary turning movements and internal circulation for trucks to navigate to the fueling dispensers. The project will comply with the commercial site design and development standards set forth in Section 17.75.035 of the Zoning Ordinance (Table 17.71.01). The C-4 district does not have any development or lot requirements except for a height maximum of 60 feet, which would not be exceeded. However, the project would be subject #o the requirements of NFPA 52, which requires the following minimum separation distances: • Building, line of adjoining property that can be built on, any source of ignition (only pertains to dispersing equipment) - 10-foot setback • Nearest public street or public sidewalk (only pertains to dispersing equipment) - 10-foot setback • Storage containers (only pertains to dispersing equipment) - 3-foot setback The project will comply with the landscaping requirements set forth in Section 17.75.039 of the Zoning Ordinance (Table 17.75.03). A landscape plan that meets the minimum planting area requirements for site landscaping as well as roadway landscaping has been included as part of the site plan submittal. The project will comply with the lighting standards required by the City. Photometric plans and lighting details will be included as part of the building plans. The project will comply with the signage requirements set forth in Chapter 15.24 Sign Code. Section 15.24.600 states that no more than one sign per lot is permitted and is limited to 100 square feet of advertising surtace. Since a sign advertising the Pilot center is already located on the project site, the proposed `Clean Energy' logo has been removed. However, the Applicant is in discussions with the City to possibly incorporate signage as part of a mural that would go on the tanks. To further verify that there will be no adverse impacts on abutting properties, the Applicant's representatives have diligently been working with staff and neighboring property owners to respond to any questions and resolve any issues. Here is a brief summary of the outreach that has taken place: January 9, 2012 -Pre-application conference call with City staff. Included representatives from Clean Energy and staff from City Planning, Building, Public Works, Fire, and Engineering Departments. February 15, 2012 - In-person meeting with staff to discuss the procedural requirements for the CUP/Site Plan review and respond to questions on the project. February 16, 2012 - In-person meeting with neighboring property owners (Frank Pulver, Bill Leever, Jim Wright) and Planning staff (Tom Humphries, Connie Clune, Don Burgy) to present the proposed project, respond to any questions, and get feedback. The owners expressed their support and seemed very excited to be a part of the project. D. That tF~e establishment, maintenance or operation of the use applied for will comply with local, state and federal health and safety regulations and therefore will not be detrimental to the health, safety or general welfare of persons residing or working in the surrounding neighborhoods and will not be detrimental or injurious to the property and improvements in the neighborhood or to the general welfare of the community based on the review of those factors listed in subsection C of this section. The project will comply with local, state and federal health and safety regulations and therefore will not be detrimental to the health, safety or general welfare of persons residing or working in the surrounding neighborhoods. LNG is colorless, odorless, and non-toxic. It consists primarily of methane (CH4) that has been converted into liquid form for ease of transport and storage. Most simply put, it is the liquid form of the natural gas used in domestic cooking and heating. In its liquid state, LNG is neither flammable nor explosive. For LNG to burn, it must first vaporize, mix with air in the proper proportions and then be ignited. The project will adhere to all local building and safety codes and the requirements stipulated by the NFPA specifically for LNG. This includes minimum separation distances from buildings, as well as provision of necessary safety systems. The station will be equipped with an emergency shut down (ESD) system that halts all operations by closing valves and disconnecting power to high-voltage devices. It can be triggered by: • Methane detection • Flame detection • Manual stop buttons • Control system limits Further, the introduction of LNG fueling will have a significant beneficial impact on surrounding properties. LNG vehicles emit up to 30 /° less greenhouse gas emissions than gasoline or diesel vehicles, thereby improving local air quality. LNG itself is odorless. In addition, LNG engines can reduce noise by as much as 50% compared to diesel engines. E. That any conditions required for approval of the permit are deemed necessary to protect the public health, safety and general welfare and may include: 1. Adjustments to lot size or yard areas as needed to best accommodate the proposed use; provided the lots or yard areas conform to the stated minimum dimensions for the subject zoning district, unless a variance is also granted as provided for in Chapter 17.13, 2. Increasing street widths, modifications in street designs or addition of street signs or traffic signals to accommodate the traffic generated by the proposed use, 3. Adjustments to off-street parking requirements in accordance with any unique characteristics of the proposed use, 4. Regulation of points of vehicular ingress and egress, 5. Requiring landscaping, irrigation systems, lighting and a property maintenance program, 6. Regulation of signs and their locations, 7. Requiring fences, berms, walls, landscaping or other devices of organic or artificial composition to eliminate or reduce the effects of noise, vibrations, odors, visual incompatibility or other undesirable effects on surrounding properties, 8. Regulation of time of operations for certain types of uses if their operations may adversely affect privacy of sleep of persons residing nearby or otherwise conflict with other community or neighborhood functions, 9. Establish a time period within which the subject land use must be developed, 10. Requirement of a bond or other adequate assurance within a specified period of time, 11. Such other conditions that are found to be necessary to protect the public health, safety and general welfare, 12. In considering an appeal of an application for a conditional use permit for a home occupation, the planning commission shall review the criteria listed in Section 17.60.190. {Ord. 1823 §5, 2001; Ord. 1684 §72, 1993; Ord. 1615 §55, 1989; Ord. 1533 §1, 1984; Ord. 1436 §2(part}, 1981). ATTACH)yENT "~~ Public Works Department ~~~°a -- - - --- - CENTRAL_ POINT ~re,;on PUBLIC WORKSSTAFFREPORT March 20, 2012 Matf Samitore, Director AGENDA ITEM: Liquified Natural Gas Fueling Station Applicant: Clean Energy Zoning: C-4 Traffic: Sufficient traffic planning has previously been completed by the City in the form of the Interchange Area Management Plan Exit 33 (IAMP). The recommendations of this Plan have been incorporated in the City's standards and applied to the proposed development. Issues: 1. Good Fortune Drive -. Good Fortune Drive is a collector street that is currently only half constructed. It will eventually go over Bear Creek and tie into Hamrick Road. The street will need to be built to a full width as part of the proposed project. 2. Driveway Entrance -The proposed driveway off of Good Fortune Drive is designed to be seventy feet (70') wide. The maximum allowed is fifty feet. 3. Storm Water Quality -The site plan does not discuss how the applicant will address their storm water quality requirements. Infrastructure: Water: There is a twelve inch waterline in Good Fortune Drive. Streets: Penninger Road is a local commercial street. Good Fortune is a Collector. Stone Water: There is an 18" storm drain in Good Fortune Drive. Conditions of 1. Good Fortune Drive Improvements -The applicant will be required to construct the northerly half of Good 940 South 3`d Street a Central Point, OR 97502 ~ 541.664.3321 ~ Fax 541.664.6384 Fortune Dxive to collector standards including, curb, gutter and sidewalk, landscape row and street trees. 2. Good Fortune Driveway Access - The Public Works Standards and Specifications allow for a maximum width commercial driveway of fifty feet (SO'). Applicant will need to redesign the proposed driveway to be in compliance. 3. Storm Water Quantity -Applicant must detain water on their site to handle a typica124-hour rain event. 4. Storm Water Ouality -Applicant must design their storm water system to be in full compliance with Rogue Valley Sanitary Services Stonn Water Quality Design Manual. 140 South 3r°` Street e Central Pornt, OR 97502 •541.664.3321 {Fax 541.664.6384 Connie ~: ATTACHM~~VT"_ C ,~~ From: Marcy Black [BlackMA@jacksoncounty.orgj Sent: Thursday, March 22, 2012 8:39 AM To: Connie Clune Subject: Re: CUP application File No. 12007 Clean Energy LNG fueling station Connie: I'm sorry, I looked in the files, and don't see any info on the proposed project. Yes, the airport does request an avigation easement be required for the project. Thanks for checking! Marcy »> Connie Clune <Connie.CluneCa~centralpointoregon oov> 03/21/2012 4:07 PM »> Marcy I have not received a response related to the request for comments for the LNG fueling station in conjunction with Pilot Travel Center. I am wondering if an Avigation Easement should be required for this project. The LNG storage tanks will be 41.6 ft in height. Thank you in advance for your assistance, Connie Clune, Community Planner Community Development Department City of Central Point 140 South Third Street Central Point, OR 97502 Desk: 541-423-1048 Fax: 541-664-2598 www.centralpoi ntoreeon.>?ov ~~ CENTRAL POINT -i his electronic communication including any attached documents, may contain confidential and/or legally privileged information that is intended only for use by the recipient(s) named above. If you have received this communication in error, please notify the sender immediately and delete the communication and any attachments. Connie Clune From: Hugh Holden [Hughes@jcfd3.comJ Sent: Wednesday, March 14, 20121:53 PM To: Connie Clune Cc: Todd Meador Subject: Request for Comments: File 12007 Clean Energy-LNG Refueling Station-Pilot Hi Connie, My comments to the applicant are: 1. Ensure the installation plans address requirements in the Oregon Fire Code {pFC) Chapters 22 & 35 and NFPA Standard 55; 2. Ensure there is adequate firefighting water supply per OFC Section 507 and; 3. Ensure there is adequate access for firefighting apparatus per OFC Section 503, Thank you Hugh Hugh flelden Deputy Chief/Fire I~CShai Jackson County Fire Dist 3 8383 Agate Rd White qty, OR 97503 (541) 831.2752 Todd Meador From: Hugh Holden ~HughH@jcfd3.comj Sent: Friday, March 16, 2012 2:29 PM To: Todd Meador Subject: FW: LNG Installation at Pilot Station Todd, I've been chatting with John Caul in the State Fire Marshals Office/Salem and he's given me some more guidance related to the LNG installation at the Pilot Station. If it's not too late I'd like to add two more NFPA Standards (i.e. 30A and 52) that will be used to ensure code compliance.lohn has done a couple of these installations recently and is on top of the requirements. /' Thank You ,v/ Hugh Hugh Hoiden Deputy Chiei/Fire Marshal Jackson Caunly Fire Dist 3 8383 Agate Rd while City, OR 97503 (541) $31.2752 ~: i R r ~~sretioK ~~ ~~~ ~~ March 14, 2012 ~-7`TA~NI~E~1T ~-.. ROGUE V/~LLEY SEWE R SERVICES_ _ Location: 13 S West Viler Road, Central Point, OR -Mailing Address: P.O, Box 3130. Central Point, OR 7502-0005 Tel. (541) 664-6300, Fax (541) 664-7171 ~ti'vwv.RVSS.us Connie Clune City of Central Point Planning Department 155 South Second Street Central Paint, Oregon 97502 Re: Conditional Use Permit for LNG Fueling Station, File # 12007 The subject property is currently served by a connection to the 42 inch sewer main flowing through the property. If sewer service is required at this fueling station, a service line would need to be extended from the 42 inch main. If sewer service is required for the fueling station, additional System Development Charges would be due to RVSS. The applicant should contact Rogue Valley Sewer Services so that these charges can be calculated and paid prior to the change in use. Feel free to call me if you have any questions. Sincerely, i~ i~~ .,~ 0 Wade Denny, .E. District Engineer K:IDATA\AGENCTESICENTPTIPLANNG\CUP12012112007 LNG FUELIhJG STATION.DOC ~. .. ~~ ^^ ggJ~ a 4" .,~ ~^~j o ~~ '~ A l ~f'1V~4Y1~~~ "..,.~,,,-fie ~" ~ - partment of Transportation John A. Kitzhaber, MD, Governor Rogue Valley Office 100 Antelope Rd White City, OR 97503-1674 (541) 774-6299 FAX (541) 774-6349 March 15, 2012 City of Central Point, OR Community Development Department Attn: Connie Clune 140 3`~ Street Central Point, OR 97502 Re: CUP for alternative vehicle fueling station (File# 12107). Dear Ms. Clune, Thank you for the opportunity to comment on the consideration of an application for a Conditional Use Permit for an alternative fueling station for the sale of liquefied natural gas (LNG) fuel to long-haul trucks or other heavy duty vehicles. The project is located 1600 E. Pine (Pilot Travel Center site) and will have two (2), 18,000 gallon cryogenic tanks 41.66 ft. in height for the storage of the LNG and four fuel dispensers. ODOT has reviewed the land use request and has determined this proposal will not adversely impact the state's transportation facility; therefore, the proposed sand use action does not trigger ODOT's review under the Transportation Planning Rule {OAR 660-012-0000) or under the current Access Management Rule (OAR 734-051-0045). We have no further comment on this (and use action. Please enter this record into the public record for the proposed project and send me a copy of the City's final decision. Please feel free to contact me at (541) 774-6399 if you have additional comments or concerns. Respectfully, Ian K. Horlacher Development Review Planner Cc: RV~RT ~~ mnni 1 ~i gut ~imv)u un: ~u J~i~IiJUIV I,UUIVl Y KUHll~ rAX No, 541 ~~~. g29~ P. 001/001 ~~Y~~+~~~~~ ~~ I1R.oads . ' Eng1a'eerln'g" - JACKSON COUNTY Ra~a3 March 13, 2012 Attention: Connie Clune City of Central Point Planning 140 South Thlyd Street Central Point, OR 97502 RE: Development off 8, Peninger Rvad - achy-maintained road. Planning Flle: 12007. Dear Connie: Russ Logue Canrnucrian Ma»age~ 200 Antelope Road wrrt, crti, oa a~so~ Phone: (5~1) 77d-6255 b9~eret~Jaoks°ncaunh'-ur9 'A'wwJacksoncounry,~ Thank you for the opportunity to comment on the Conditional Use P altematlve vehicle fueling station for the sale of liquefied natural gas (LNG ermlt request for an other heavy-duty vehicles. The project is located at 1900 E. Pine (Pilot T-sveleGe ter site) and w l~ or have two 18,000 gallon cryogenic tanks 41.56 ft. in height for the storag® of the LNG end four fuel dispensers. Jackson County Roads hss no comments. If you have any questions or Head further information feel free to call me at 7746255. Si r ly, uss uo ' Construction Hager 1;1EnglneeringlDevelopm enflClTl ES 1CNTRLP'T} 1200 7.do cx ATTACHMENT H FINDINGS OF FACT AND CONCLUSIONS OF LAW File No: 12007 INTRODUCTION In the matter of a conditional use permit for the proposed construction of a vehicle fueling station for the sale of liquefied natural gas (LNG) located in conjunction with Pilot Travel Center in a C- 4, Tourist and Office Professional zoning district. The project is designed with two (2) vertical LNG storage tanks 41.6b foot in height, four (4) canopy covered dispensers and the necessary infrastructure to store and deliver the fuel. These findings will be presented in two (2) parts. Part 1 is the site design standards associated with the C-4 zoning district and Fart 2 is the conditional use permit criteria. Part I Chapter 17.44 - C-4, Tourist and Oj~ce Professional District 17.44.030 Conditional uses. A. The following uses are permitted in the C-4 district N~hen authorized in accordance with Chapter 17.76, Conditional Use Permits: 19. Permitted uses that are referred to the planning commission by city staff because they were found to exhibit potentially adverse or hazardous characteristics not normally found in uses of a similar type and size. Finding: The proposed project is an alternative vehicle fueling station for the sale of LNG for long-haul trucks or other heavy-duty vehicles. The fueling station is designed with two (2) 41.66 foot vertical natural gas storage tanks, saturation vaporizer, four (4) canopy covered dispensers and the necessary infrastructure to store and deliver the fuel. Finding: The U.S. Department of Energy defines alternative fuels to include natural gas and liquid fuels domestically produced from natural gas. Based on the use definitions, alternative vehicle fueling stations, although classified as a permitted use in the C-4, exhibit potentially adverse or hazardous characteristics in the forrri of very large above ground storage tanks. The presence of such storage tanks is not normally found in uses of a similar type, i.e. automoblie service stations. As such, the alternative vehicle fuel station will be processed as a conditional use subject to the standards provided by Section17.44.OS0 (A). Conclusion: The proposed use is required to secure a conditional use permit per Section 17.76, Conditional Use Permits. 17.44.040 Site plan and architectural development standards. Development within the C-4 district shall be subject to the site and architectural standards set _ forth in Chapter 17.75, Design and Development Standards. Finding: The proposed project is subject to Chapter 17.75, Design and Development Standards as substantiated in the findings below and submitted site plan, Applicant's Exhibit A, sheets CO-A 1. Page 1 of 8 Conclusion: The proposed project complies. 17.44,050 General use requirements. A. Uses that are normally permitted in the C-4 district but that are referred to the planning commission for further review, per Section 17, 44.030(A)(19), Conditional uses, will be processed according to application procedures for conditional use permits. No use shall be permitted and no process, equipment or materials shall be used which are found by the planning commission to be harmful to persons livi~zg or working in the vicinity by reason of odor; fumes, dust, smoke, cinders, dirt, refuse, water-carried waste, noise, vibration, illumination or glare, or are found to involve any hazard of fire or explosion. Finding: An application for a Conditional Use Permit has been submitted. Conclusion: The proposed use is required to secure a conditional use permit per Section 17.76, Conditional Use Permits. Chapter I7.75 Design and DevelopmentStandards I7.75.03I General connectivity, circulation and access standards The purpose of this section is to assure that the connectivity and transportation policies of the city's Transportation System Plan are implemented. Finding: The project site has ingress and egress via Peninger Road. All access approaches, drive lanes and off-street parking spaces are paved as illustrated in Appl'icant's exhibit, sheet C 1. The half-street completion of Good Fortune Road is a condition of approval. Finding: Good Fortune is a collector street and identified in the City of Central Point Transportation System Plan, 2008 as the eastlwest Hamrick Road extension project (reference number 234). This future road project will extend Hamrick Road westerly to intersect with Peninger Road. Conclusion: The project complies. 17.75.035 Commercial site design and development standards. A. Commercial Site Design Standards. Tlie lot area, dimension, set back, and coverage requirements for development within commercial districts shall be subject to the standards set .forth in Table 17.75.01. Finding: The commercial site development standard, Table 17.75.01 provides a maximum building height of sixty (60) feet and yard setback standards when the commercial zone abuts parcels in a residential district. The project site is adjacent to C-4 zoning and is designed with two (2) vertical storage tanks 41.66 foot in height. Conclusion: The proposed project complies. Page 2 of 8 17.75.039 Off-street parking design and development standards. A. Connectivity. Parking lots for new development shall be designed to provide vehicular and pedestrian connections to adjacent sites, B. Parking Stall Minimum Dimensions. Standard parking spaces shall conform to the following standards and the dimensions in Figure I7.75.03 and Table 17.75.02, C. Access. There shall be adequate provision for ingress and egress to all parking spaces. D. Driveways. Driveway width shall be measured at the driveway's narrowestpoint, including the curb cut. The design and construction of driveways shall be as set forth in the Standard Specifications and Public Works Department Standards and Specifications. E. Improvement of Parking Spaces. Finding: The project proposes a new driveway approach on Good Fortune Road and shall be designed in compliance with Public Works Department Standards and Specifications for a commercial driveway access. Finding: The project is designed to provide connection to the adjacent truck parking lot with all areas of the site paved. Drive aisle, parking and fueling dispensing stations provide vehicular (large truck) maneuvering turning radius. The project is designed with nine (9) additional truck parking spaces as illustrated by Applicant's exhibit, sheet G1. Conclusion: The proposed project complies. G. Parking/Loading Facility Landscaping and Screening. All parking lots shall be landscaped in accordance with the, following standards: 1. Perimeter and Street Frontage Landscaping Requirements. Tlie perimeter and street fro~ztage, for all parking, facilities shall be landscaped according to tJie standards set, forth in Table 17.75.03 Parking/Loading Facility Perimeter and Street Fi•ozztage Landscaping Standards. Finding: As provided by Table 17.75.03, a minimum planting area width often (10) feet and a minimum of four (4) trees and 20 shrubs per l OO lineal feet of street frontage. The perimeter landscaping abutting adjacent property shall provide three (3) trees and 15 shrubs. Conclusion: A revised landscape plan illustrating the required landscaping requirements of Table 17.75.03 shall be submitted prior to the issuance of a building permit. Said required landscape plan is listed as a condition of approval. Page 3 of 8 Part II Chapter 17.76 Conditional use Permits 17.76.020 Information required. An application for a conditional use permit shall include the following information: A. Name and address of the Applicant; B. Statement that the Applicant is the owner of the property or is the authorized agent of the owner; C. Address and legal description or the assessor's parcel number of the property; D. An accurate scale drawing of the site and improvements proposed. The drawing must be adequate to enable the planning commission to determine the compliance of the proposal with the requirements of this title; E. A statement indicating the precise manner of compliance with each of the applicable provisions of this title together with any other data pertinent to the findings prerequisite to the granting of a use permit, Finding: The Applicant has submitted all of the necessary information to proceed with the review of this application. Conclusion: The application submitted meets this criterion. 17.76.040 Findings and conditions. Tlie planning commission, i~z granting a conditional use permit, shall•find as,follows,• A. That the site, for the proposed use is adequate in size and shape to accommodate the use a~zd to meet all other development and lot requirements of the subject zoning district and all other provisions of this code; Finding: Per the Applicant's finding and site plan sheet C1, the existing space is adequate in size and shape to accommodate the proposed use. The l .49 acre project site is the southern portion of the 5.02 acre Tax Lot 2901 of the Pilot Travel Center facility and is currently vacant. Conclusion: The proposed sites and use meet this criterion. B. That the site has adequate access to a public street or highway and that the street or Izighway is adequate in size and condition to effectively accommodate the tra~c that is expected to be generated by the proposed use; ' Finding: Ingress and egress for the proposed fueling station will be provided via the existing driveway access along Peninger Road. The proposal provides a second driveway access on Good Fortune Road, a collector road. Half street improvements to Good Fortune Road will be completed to standards prescribed by Public Works for a collector street. Conclusion: The proposed can meet this criterion. Page 4 of 8 C. That the proposed use will have no significant adverse effect on abutting property or the permitted use thereof. In making this determination, the commission shall consider the proposed location of improvements on the site; vehicular ingress, egress and internal circulation; setbacks; height of buildings and structures; walls and fences; landscaping; outdoor lighting; and signs; Finding: The issue of safety is regulated through the building code and in conjuction with the fire district. The proposed fueling station must be constructed and operated in compliance with all Federal, State and local regulation and shall be reviewed during the building permit process and prior to issuance of a building permit. Finding: The project involves two (2) vertical LNG storage tanks 41.66 foot in height. The question of aesthetics (visual acceptablity of tall exposed tanks) was brought before a February 16, 2012 meeting with the adjacent prpoerty owners with no objection raised, and as such asthetics appeaxs to not be an issue. Conclusion: The project will require a building permit. As designed, the proposed use will not adversely affect abutting properties or the use thereof. D. That the establishment, maintenance or operation of the use applied_for will comply with local, state and fede~°al health and safety regulations and therefore will not be detrimental to the health, safety or general welfare ofpersons residing or working in the surrounding neighborhoods and will not be detrimental or injurious to the property and improvements in the neighborhood or to the general welfare of the community based on the review of ~tl7ose. factors listed in subsection C of this section; ' Finding: Per the Applicant's findings, the project will adhere to all local building and safety codes and the requirements stipulated by the National Fire Protection Association (NFPA) specifically for LNG. Finding: As noted in the above finding, the project is regulated through the building code. The Applicant is aware that a permit is required prior to construction. Conclusion: The Applicant intends to meet this criterion. E. That any conditions required•for approval of the permit are deemed necessary to protect the public health, safety and general welfare and may include: 1. Adjustments to lot size or yard areas as needed to best accommodate the proposed use; provided the lots or yard areas conform to the stated minimum dimensions for the subject zoning district, unless a variance is also granted as provided for in Chapter 17.13; Finding: As stated above, the existing site for the proposed fueling station is adequate in size and shape to accommodate the Applicant's proposed use. Page 5 of S Conclusion: The proposed project complies. 2. Increasing street widths, modifications in street designs or addition ofstreet signs or traf, fic signals to accommodate the traffic generated by the proposes tee; Finding: Peninger Road provides primary access for the fueling station. Half-street improvements to Good Fortune Road are a condition of approval and shall be designed and constructed to Public Works Standards as evidenced by Public Works Staff Report dated March 20, 2012. Conclusion: The Applicant intends to meet this criterion. 3. Adjustments to off-street parking requirements in accordance with crny unique characteristics oftheproposed use; Finding: Nine (9) additional off-street parking spaces will be provided for the fueling station which will be adequate to meet that need. The north portion of the site is currently developed providing large vehicle or truck parking. Conclusion: The proposed use meets this criterion. 4. Regulation of points of vehicular ingress and egress, Finding: Ingress and egress for the proposed fueling station is provided via Peninger Road. A second driveway access is proposed along Good Fortune Road and shall be designed in compliance with the .Public Works Standards. Conclusion: The proposed use meets this criterion as conditioned, S. Requiring landscaping, irrigation systems, lighting and a property maintenance program, Finding: The Applicant shall submit a revised landscape plan compliant with CPMC 17.75 landscape and street tree requirements as well as the street landscape standards of the Public Works Standard Specifications. Conclusion: The Applicant shall submit revised site and landscape plans as a condition of approval. 6. Regulation of signs and their locations, Finding: The application, sheet A-1, illustration provides the `Clean Energy' logo on the tank. The logo is considered a sign, and as such, must comply with Chapter 15.24 Sign Code. CPMC Section 15.24.600 Signs along arterials, collectors and freeways, states that no more than one sign per lot is permitted and contain not over 100 square feet of advertising surface. A sign advertising the Pilot center is located on the project site. Page 6 of 8 Finding: Per the Applicant's findings, the project will comply with the signage requirements of Chapter 15.24 Sign Code and the `Clean Energy logo has been removed as evidenced by Applicant's Finding C, paragraph 6 (see Exhibits C), Conclusion: Compliance with CPMC Chapter 15.24, Sign Code, and is listed as a condition of approval. 7. Requiring fences, berms, walls, landscaping or other devices of organic or artificial composition to eliminate or reduce the effects of'noise, vibrations, odors, visual incompatibility or other undesirable effects on surrounding properties, Finding: The project is designed with a chain link security fence eight (8) foot in height around the equipment and storage tanks, identified as the containment area (Applicant sheet C-2). A building permit is required for all fence structures over six (6) feet in height as provided by CPMC Section 17.5'7.020(B). Conclusion: The Applicant intends to meet this criterion through the building permit process. 8. Regulation of time of operations, for certain types of uses if their operations may adversely affect pf•ivacy or sleep o f persons residing nearby or otherwise conflict with other community or neighborhood functions, Finding: The 24-hour operation of the fueling station is not expected to be in conflict with the adjacent commercial uses, many of which are open or operate 24-hours a day. Conclusion: The project complies. 9. Establish a time period within which the subject land use must be developed, 10. Requirement of a bond or other adequate assurance within a specified period of time, 11. Such other conditions that are, found to be necessary to protect the public health, safety and general welfare. Finding: Construction of the fueling station on the subject property is expected to begin in the summer of 2012. Conclusion: The project complies. CPMC 17.05.900 ?'raffic impact analysis 17.05.900 (A) (2) When a Traffic Impact Analysis is Required. 2. If the application does not include residential development, a TIA shall be required when a land use application involves one or• more of the following actions: a. A change in zoning or a plan amendment designation; b. Any proposed development or land use action that a road authority, including the cit)~, Jackson County or ODOT, states may have operational or safety concerns along its,facility(ies); Page 7 of 8 c. An increase in site traffic volume generation by two hundred fifty average daily trips (ADT) or more; d. An increase in peak hour volume of a particular movement to and from the State highway by twenty percent or more; e. An increase in use of adjacent streets by vehicles exceeding i'wenty thousand pounds gross vehicle weight by ten vehicles or more per day; f. The location of the access driveway does not meet minimum sight distance requirements, as determined by the city engineer, or is located where vehicles entering or leaving the property are restricted, or such vehicles queue or hesitate on the state highway, creating a safety hazard in the discretion of the community development director; or g. A change in internal traffic patterns that, in the discretion of the community development director, may cause safety problems, such as back-up onto a street or greater potential. fos° traffic accidents. Finding: For commercial properties 17.05.900(A)(2) provide actions that either individually or collectively determine the need for Traffic Impact Analysis (TIA). Of the seven factors only one is present for this project, the generation of more than 250 average daily trips (ADTs) for this proposal. Finding: The Oregon Depamnent of Transportation (ODOT} in a letter dated March 15, 2012, determined that the project will not adversely impact the transportation facility; therefore does not trigger their review under the Transportation Planning Rule (ORA 660- 012-0000) or the Access Management Rule OAR 734-051-0045). Finding: Sufficient traffic planning has previously been completed by the June 2007 City of Central Point Transportation System Plan, the City of Central Point Transportation System Plan, 2008 and the Draft Interchange Area Management Plan Exist 33 (IAMP). The recommendations of these plans have been incorporated in the City's standards and applied to the proposed development as evidenced by Public Works staff report dated March 20, 2012, Attachment B . Conclusion: Sufficient traffic information is available for the project area and a TIA is not warranted. Summary Conclusion The project as conditioned complies with CPMC criteria found in sections 17.44 C-4, Tourist and Office Professional, 17.75 Design and Development Standards and 17.76 Conditional Use Permits. Page 8 of 8 ATTACHMENT I PLANNING COMMISSION RESOLUTION NO. A RESOLUTION GRANTING APPROVAL OF A CONDITION, USE PERMIT FOR THE CONSTRUCTION OF VEHICLE FUELING STATION FOR THE SALE OF LIQUEFIED NATURAL GAS (LNG). Applicant: Monica Ultreras, Clean Energy; Agent: Edward 1?aek, permit Place. (37S 2W 02D, Tax Lot 2901 1600 East Pine Street) File No. 12007 WHEREAS, the Applicant submitted an application for a Conditional Use Permit to allow for the construction of a vehicle fueling station for the sale of liquefied natural gas (LNG) and related storage and distribution system on 1.49 acres of undeveloped land located in the C-4, Tourist and Office Professional zoning district and identified on Jackson County Assessor's map as 37S 2W 02D, Tax Lot 2901; and WHEREAS, on Apri13, 2012, the Central Point Planning Commission conducted a duly-noticed public hearing on the application, at which time it reviewed the City staff report and heard testimony and comments on the application; and WHEREAS, the Planning Commission's consideration of the application is based on the standards and criteria applicable to the Conditional Use Permit section 17.76 of the Central Point Municipal code; and WHEREAS, the Planning Commission, as part of the Conditional Use Permit application, has considered and finds per the Staff Report dated April 3, 2012, that adequate findings have been made demonstrating that issuance of the conditional use permit is consistent with the intent of the C-4, Tourist and Office Professional zoning district. NOW, THEREFORE, BE IT RESOLVED, that the City of Central Point Planning Commission, by this Resolution No. does hereby approve the application based on the findings and conclusions of approval as set forth on Exhibit "A", the Planning Commission Report dated Apri13, 2012 which includes attachments, attached hereto by reference and incorporated herein. Planning Commission Resolution No. (04032012) PASSED by the Planning Commission and signed by me in authentication of its passage this 3rd day of April, 2012. PIanning Commission Chair ATTEST: City Representative Approved by me this day of April, 2012 Planning Commission Chair Planning Commission Resolution No. (04032012)