HomeMy WebLinkAbout1676 Special Use Permit to Thompson Gas for Operation of a Liquid Propane Product Fuel Storage BILL NO. 2019-039 AMENDED ORDINANCE NO.
AN ORDINANCE GRANTING A SPECIAL USE PERMIT SUBJECT TO
CERTAIN CONDITIONS TO THOMPSON GAS FOR OPERATION OF A
LIQUID PROPANE PRODUCT FUEL STORAGE AND BULK DISTRIBUTION
BUSINESS IN THE INDUSTRIAL (1) DISTRICT ON PROPERTY LOCATED AT
3001 NW PLATTE ROAD.
WHEREAS, pursuant to City Code Chapter 400, Section 400.230 of the Unified
Development Ordinance, application no. PC19-05, submitted by Thompson Gas.
requesting a Special Use Permit to operate a liquid propane product fuel storage and bulk
distribution business in the Industrial (1) District on land located at 3001 NW Platte Road
was referred to the Planning Commission to hold a public hearing; and
WHEREAS, after due public notice in the manner prescribed by law, the Planning
Commission held a public hearing on August 8, 2019 and rendered a report to the Board of
Aldermen containing findings of fact and a recommendation that the Special Use Permit be
approved; and
WHEREAS, after due public notice in the manner prescribed by law, the Board of
Aldermen held a public hearing on August 20, 2019 and, based upon all of the information
presented, find it is in the best interest of the citizens of the City of Riverside to grant said
Special Use Permit subject to certain terms and conditions as set forth herein;
NOW THEREFORE, BE IT ORDAINED BY THE BOARD OF ALDERMEN OF
THE CITY OF RIVERSIDE, MISSOURI, AS FOLLOWS:
SECTION 1 —GRANT OF SPECIAL USE PERMIT. That a Special Use Permit
is hereby granted to Thompson Gas to allow operation of a liquid propane product fuel
storage and bulk distribution business on property located at 3001 NW Platt Road in the
Industrial (1) District, subject to the conditions set forth in Section 2.
SECTION 2—CONDITIONS OF APPROVAL AND OPERATION. That the
following conditions of approval shall apply and be followed during the operation of the
business allowed by this Special Use Permit.
a. The Special Use Permit is issued to Thompson Gas with the provision that the
business shall be owned and operated by Thompson Gas, who shall be
responsible for its operation. The Special Use Permit granted herein is not
transferable and any change in ownership or control of the business requires
issuance of a new Special Use Permit.
b. The business shall be operated 3001 NW Platte Road and may not moved to a
different location or expanded without first obtaining approval in accordance with
the provisions for special use permits as specified in City Code.
c. The operation of the liquid propane product fuel storage and bulk distribution
business shall comply with all applicable laws, regulations, and standards of the
City of Riverside, State of Missouri and federal government, including but not
limited to, all adopted building and fire codes. Inspectors of the City, County or
FABOA Meetings\BOA Packets\2019\2019-08-20\2019-039 Ord.SUP Thompson Gas.doc
BILL NO. 2019-039 AMENDED ORDINANCE NO.
State shall be allowed to inspect the premises at any time during normal
business hours for compliance with all such laws and regulations.
d. The facility must pass an initial fire safety inspection and shall be subject to
annual inspections.
e. The applicant shall install a Knox box and lock system to allow emergency
access to the property as requested by the Riverside Fire Department.
f. The applicant shall provide a contact name, address and telephone information
for a 24 hour Hazardous Materials Emergency Response Company located in
the Kansas City Metropolitan area under contract for immediate response in the
event of any environmental emergency.
g. The applicant shall submit an operations plan for the facility prior to commencing
any distribution operations at the site.
h. The applicant shall submit a description of all environmental reporting
requirements and furnish a copy of all inspection reports to the City of Riverside
within fifteen (15) days of receipt of any such reports or inspections.
i. The applicant shall provide documentation that the facility is in compliance with
all State and Federal regulations governing the storage and distribution of liquid
propane fuel.
j. The applicant shall comply with all reporting requirements of the Missouri State
Emergency Management Association (SEMA), including but not limited to a Tier
II Report. All such reports shall be filed prior to commencing operation of the
business and shall be updated and maintained annually, or otherwise, as
required by SEMA.
k. The applicant shall not allow the storage of equipment that is not in use and is
past its service life (old propane cylinders, trucks, tanks, and equipment). This
equipment shall be removed from the property within thirty (30) days of being
placed out of service.
I. The property shall be compliant with latest Fire codes prior to commencement of
any business operations.
m. No noise, smoke, radiation, vibration, concussion, heat, glare, dust, fly ash, gas
or other substances that are toxic, caustic, or injurious to humans or property to
be produced at this site.
n. The issuance of the Special Use Permit does not relieve the applicant from
following all other applicable codes and laws of the City of Riverside or other
governmental agency. This permit does not relieve the applicant from submitting
necessary site plans or applying for all necessary building permits, electrical
permits, sign permits, or occupation license required by City Code. The
conditions set forth in this permit shall have precedence where such conditions
are more restrictive than those set forth in City Code.
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BILL NO. 2019-039 AMENDED ORDINANCE NO.
o. The Special Use Permit will be reviewed in five (5) years.
SECTION 3—FAILURE TO COMPLY. That failure to comply with any of the
conditions or provisions contained in this ordinance shall constitute a violation of both this
ordinance and the City's Unified Development Ordinance and shall also be cause for
revocation of the Special Use Permit granted herein in addition to other penalties which
may be contained in the City Code.
SECTION 4—SEVERABILITY CLAUSE. The provisions of this ordinance are
severable and if any provision hereof is declared invalid, unconstitutional or unenforceable,
such determination shall not affect the validity of the remainder of this ordinance.
SECTION 5— EFFECTIVE DATE. This ordinance shall be in full force and effect
from and after the date of its passage and approval.
BE IT REMEMBERED that the above was read two times by heading only,
passed and approved by a majority of the Board of Aldermen and approved by the
Mayor of the City of Riverside, Missouri, this 20th y of August, 2019.
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Fkatal en L. Rose, Mayor
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Rdbjn'Ki'ricaid,'Cit;,y`Clerk
FA30A Meetings\BOA Packets\2019\2019-08-20\2019-039 Ord.SUP Thompson Gas.doc
Cfrr OF City of Riverside
2!! R Staff Analysis Report
MISSOURI
Case Number PC 19-05, Special Use Permit
Upsveam from ordinary.
Thompson Gas, Fuel Storage
General Information
Applicant: Thompson Gas
Location: 3001 NW Platte Road
Requested Action: To consider a Special Use Permit(SUP)to allow liquid propane product fuel storage
and bulk distribution
Zoning: I-Industrial
Existing Land Use: Brace Integrated Services was located on the property since 2014 and recently
consolidated its locations leaving this property vacant. They previously had outdoor storage of
equipment and materials for their scaffolding operation.
Proposed Land Use: Storage of propane fuel and operations of a propane cylinder fill station.
Procedure: In accordance with Section 400.410 of the Unified Development Ordinance(UDO),a
special use permit is required for petroleum products fuel storage. Therefore,the procedure for this
special use permit is a public hearing before the Planning Commission and the Board of Aldermen. At
least 15 days prior to the hearing notification was given in a paper of general circulation and to
property owners within 185 feet of the subject property.
Pro 0ect Description
The applicant,Thompson Gas,has applied for a Special Use Permit pursuant to Chapter 400.410 of the
Riverside Municipal Code. This request is for the storage of propane products at an existing industrial
facility. When the UDO was adopted in 2006 it required all fuel storage facilities to obtain a Special Use
Permit to operate. The property is currently owned by James and Linda Burch, and was previously used
by Brace Integrated Services,but at this time no business is operated at this location.
Analysis
The property is located at 3001 NW Platte Road. This property is approximately 1.17 acres. The
applicant is in negotiations with the property owner to lease the space in order to open the proposed
propane cylinder operation. At this location the applicant will fill propane. The applicant is proposing to
install one 18,000-gallon tank generally centered on the property. The applicant will work with
Riverside Public Safety to ensure all operations and equipment meet or exceed current regulations.
The property is currently enclosed by a chain link fence. The propane tank will be screened from public
view on the east,west, and south side by existing buildings. The property is also located at the end of a
dead end street,so view of the propane tank will be minimal.
Page 1 of 2
Recommendation
In general, staff supports the approval of Special Use Permits as a way to promote business and manage
the intensity of certain uses,therefore staff recommends approval of the Special Use Permit with the
following conditions:
1 The Special Use Permit shall remain valid as long as the property belongs to the applicant and it
complies with all applicable City(Building and Fire)Codes as adopted by the City of Riverside
as well as all State and National Codes.
2 The facility must pass an initial fire safety inspection and will be subject to annual inspections.
3 The applicant shall install a Knox box and lock system to allow emergency access to the property
as required by the Riverside Fire Department.
4 The applicant shall provide information and a contact number for a local 24 hour Hazardous
Materials Emergency Response Company under contract for immediate response for any
environmental emergency.
5 The applicant shall submit an operations plan for the facility.
6 The applicant shall submit a description of all environmental reporting requirements and furnish
a copy of all inspection reports to the City of Riverside.
7 The applicant shall provide documentation that the facility is in compliance with all State and
Federal regulations.
8 The applicant shall file a Tier II report with Missouri State Emergency Management Association
(SEMA)as required by SEMA initially and thereafter.
9 The applicant shall comply with rules and regulations of the Missouri Propane Commission and
provide the Riverside Fire Department with a copy of the inspection report from the
Commission.
10 The applicant shall not allow the storage of equipment that is not in use and is past its service life
(old propane cylinders,trucks,tanks, and equipment). This equipment shall be removed from
the property.
11 The property shall be compliant with latest Fire codes.
Page 2 of 2
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