Town Planning Commission Agenda - 71718

AGENDA
PLANNING COMMISSION
TOWN OF WARRENTON
July 17, 2018

7:00 PM
1. CALL TO ORDER AND ESTABLISHMENT OF A QUORUM
a. Approval of Minutes
a. DRAFT Minutes-June 19, 2018
2. PUBLIC HEARING
a. SUP 2018-03 763 James Madison Highway
A public hearing on the SUP 2018-03 application for the purposes of propane
fuel distribution and storage facility on a 1.34 acre of a nine acre parcel located
at 763 James Madison Highway.
3. NEW BUSINESS
4. WORK SESSION
5. COMMENTS FROM THE COMMISSION
6. COMMENTS FROM THE STAFF
7. ADJOURN
TOWN OF WARRENTON
18 Court Street, Warrenton, Virginia
20186 PLANNING AND COMMUNITY
(540) 347-2405 - DEVELOPMENT DEPARTMENT
Planning@warrentonva.gov
Internet www.warrentonva.gov
July 17, 2018
TO: Planning Commission
FROM:
RE: DRAFT Minutes-June 19, 2018
ATTACHMENTS:
Description
DRAFT Minutes-June 19, 2018
PLANNING
COMMISSION TOWN
OF WARRENTON
MINUTES
AN ADJOURNED MEETING OF THE TOWN OF WARRENTON PLANNING

COMMISSION WAS HELD JUNE 19, 2018 AT 7:00 P.M. IN THE MUNICIPAL
BUILDING IN WARRENTON, VIRGINIA
PRESENT Ms. Susan Helander, Chair; Mr. Ali Zarabi, Vice Chair; Ms. Anna Maas;
Mr.Ryan Stewart; Ms. Brandie Schaeffer, Director of Planning and
Community Development
A B S E N T Mr. Brett Hamby, Town Council Liaison; Whitson Robinson, Town
Attorney.
CALL TO ORDER AND ESTABLISHMENT OF QUORUM

Ms. Susan Helander called the meeting to order at 7:00 P.M.
APPROVAL OF MINUTES
Mr. Zarabi made a motion to approve the minutes as presented and Mr. Moore
seconded. All were in favor.
Ayes: Ms. Susan Helander, Chair; Mr. Ali Zarabi, Vice Chair;
Ms.
Anna Maas; Mr. Ryan Stewart; Mr. Mark Moore
Nays: None
Absent During Vote: None
Abstention: None
PUBLIC HEARING
ZMA 2018-01/SUP 2018-04 340 Hospital Drive
Ms. Schaeffer briefed the Commission on the ZMA/SUP and included the Staff recommended
conditions. Commission invited the applicant up. Katie Heritage, Deputy County Administrator
on behalf of the Applicant, Fauquier County, addressed the Commission and gave accolades to
Town staff. Ms. Heritage noted that there is a need for this type of facility in the County. She
stated the County is amendable to the all provisions and conditions Town staff has brought to
them.
Mr. Zarabi noted at this time there is no end user and the Commission is taking a leap of faith
considering this application. He asked Ms. Heritage if there was a time table in place to find a
new service provider that will move into the building should the approval be granted. Ms.
Heritage explained that the County has been working with many other agencies and there are
several potential providers available.
Public Hearing was opened.
Powell Dugan, 188 Reston Drive, addressed the Commission and noted Town and
County have been working together closely and site visits of the proposed location have been
conducted. He also noted Councilman Wood has been very active in this project. Mr. Duggan
voiced his hopes for a solution to this opioid crisis to include a 30 day ‘in house’ program as well
as an outpatient program. Mr. Duggan voiced his support and noted the local area needs this
type of service as this is an epidemic. He stated “addressing the opioid risks need to be addressed
at each town and county throughout the state.
Mr. Chris Granger, 111 Winchester Street, also addressed the Commission to speak in
support of the application approval. He noted after the Council action of McShin several
members of the Fauquier County Board of Supervisors, Town Council, Public Safety and other
outside agencies all dealing with opioid crisis collaborated to find the right location. He gave
accolades to the County Administrator, Paul McCulla and the Deputy County Administrator,
Katie Heritage for their efforts and collaboration efforts with the Town. He went on to say
approval of this application will allow the Community Services Board a larger space to expand
mental health services in general. This will start as a day treatment facility and move to a 30 day
treatment center. The community not only supports the program but the location as well. He asks
for Commission support.
Ms. Sunny Reynolds addressed the Commission and voiced her support for approval of
the rezoning and the SUP. She notes it is a great location and thanked the County for making this
location available to the town.
No one else spoke, the Public Hearing was closed. Ms. Helander noted that she has heard
nothing but good things in regards to this application. Stewart said he fully supports as it
provides a needed benefit to the comminuted. He stated the Commission did have some concerns
over some of the conditions but is confident that they can be sorted out once an end user is
found. Specifically, #9 Occupancy Permit for the residential use. Signage would need to be
brought into compliance with the current zoning ordinance. They would also need to see
evidence of a shared access point. Ms. Heritage responded by saying the County is amendable
and willing to comply with those stated provisions.
Mr. Zarabi questioned the applicant by asking what the difficulty was in finding a service
provider. Ms. Heritage stated the County is trying to find someone with a similar model since
McShin was not able to move forward.
Mr. Zarabi addressed the applicant and spoke AFTER the public hearing was closed.
Mr. Stewart made a motion to approve the application for both the rezoning and the
special use permit with the staff recommended conditions. Mr. Zarabi seconded. All were in
favor.
Owner/Applicant: Fauquier County Board of Supervisors
Special Use Permit: SUP #2018-04
Address: 340 Hospital Drive
GPIN 6974-94-8073-000 (the “Property”)
Special Use Permit Area: +/- 1.0 acres
Zoning: Central Business District
Date: June 19, 2018
In approving a Special Use Permit, the Town Council may impose such conditions, safeguards
and restrictions as may be necessary to avoid, minimize or mitigate any potentially adverse or
injurious effect of such special uses upon other properties in the neighborhood, and to carry out
the general purpose and intent of this Ordinance. The Council may require a guarantee or bond to
ensure that compliance with the imposed conditions. All required conditions shall be set out in
the documentation approving the Special Use Permit (SUP).
In order to commence this use, the Applicant shall file a site plan within five (5) years of SUP
approval to the Town Council unless waived and/or exempted under Article 10-2, and shall have
up to five (5) years from the date of final site plan approval to commence the proposed use.
Issuance of an occupancy permit constitutes commencement of the use. If a site plan is not filed
within five (5) years, the applicant may request an extension.
1. All necessary permits shall be obtained for all interior and/or exterior changes to the
structure.
2. The Occupant Load, as determined by the Building Official and State Codes, will not be
exceeded for all activities, including meetings open to the public.
3. If required by Public Works/Public Utilities, the meter shall be increased to meet the
demand. All associated required upgrades and fees for service shall be paid prior to
Occupancy Permit and commencement of the use.
4. Any refuse storage areas shall be screened with a solid enclosure constructed of materials
that are compatible with the building on the property.
5. A lighting plan is required at time of site plan submission to ensure the security of
residents. All lighting shall be full cut-off, to minimize glare, sky glow, and light
trespass.
6. A landscaping plan shall be required to show proof of compliance with the Zoning
Ordinance as part of the site plan submission.
7. All outdoor programs and activities shall be identified on the site plan and screened as
appropriate.
8. The use shall be staffed and supervised by employees who maintain all required
professional licenses, meet all State and Health permits and approvals, and a house
coordinator must reside on the premises at all times. Evidence of compliance will be
presented to the Town annually.
9. The building will be supplied with a sprinkler system for residential use, Supra boxes will
be installed at the main and rear access and the operator of the use shall submit to
Community Development a Health and Safety Plan and a Security Plan to be distributed
to public safety and emergency services prior to Occupancy Permit for the residential use.
10. At time of site plan, a shared access agreement for Hospital Drive shall be provided for
the site.
11. The signage will be brought into conformance with the adopted Zoning Ordinance.
Ayes: Ms. Susan Helander, Chair; Mr. Ali Zarabi, Vice Chair;
Ms. Anna Maas; Mr. Ryan Stewart; Mr. Mark Moore
Nays: None
Absent During Vote: Ms. Diane Roteman
Abstention: None
COMMENTS FROM THE COMMISSION
Mr. Zarabi noted that the Planning Commission will be discussing and putting forth a
recommendation on the Complete Streets.
COMMENTS FROM STAFF
Ms. Schaeffer thanked the Commission for allowing staff to fast track this application
jointly with no work session even though it was out of the norm. Ms. Helander inquired about
the Cheswick Motel. Ms. Schaeffer explained the Cheswick property owner has hired an attorney
to help them navigate what they will need to do to in order to comply with the instructions given
to them from Community Development. At this point they intend to board the building up and
tear it down. Hopefully there will be a redevelopment plan soon.
Currently, there is nothing in writing in terms of plans for the location. As for the
wellbeing of the residents of the Cheswick: Community Development has met with Social
Services who are working to assist with moving the residents.
Mr. Zarabi questioned the integrity of all the hotels on Broadview and inquired if any
other establishments were in this same condition. Ms. Schaeffer stated all hotels were inspected
and while all had minor issues none were at the level of the Cheswick and no others were
rendered uninhabitable.
There will be a Work Session on June 26, 2018.
ADJOURN
With no further business this meeting was adjourned at 7:24 P.M
TOWN OF WARRENTON
18 Court Street, Warrenton, Virginia
20186 PLANNING AND COMMUNITY
(540) 347-2405 - DEVELOPMENT DEPARTMENT
Planning@warrentonva.gov
Internet www.warrentonva.gov
July 17, 2018
FROM: Brandie Schaeffer, Director Community Development
RE: SUP 2018-03 763 James Madison Highway
I. Summary
A. Applicant
Blossman Gas
B. Property Owner
Big Time, LLC
C. Request
The applicant is proposing to lease the rear 1.34 acre portion of a nine acre parcel that fronts on
James Madison Hwy. The property presently is owned by Big Time, LLC and currently used for
the business use of Cecil’s Tractors. The 1.34 acre portion that is the subject of the Special Use
Permit application will be leased to Blossman Gas for the purposes of a propane fuel distribution
and storage facility. Blossman Gas currently operates a retail store with a small storage area at the
rear of the property at 259 Broadview Avenue in Warrenton. If this application is approved, the
storage at 259 Broadview will be relocated to this parcel. The retail store will remain at 259
Broadview. The property is zoned Industrial, which allows for fuel, coal, oil distribution storage
yards with the granting of a Special Use Permit by Town Council.
D. Site Location/Surrounding Land Uses

The proposed use is located at 763 James Madison Highway and is surrounded by other industrial
uses. The site is in proximity of the Warrenton Branch Greenway Trail and U.S. 29.
E. Comprehensive Plan
Light Industrial
F. Zoning
Industrial
II. Proposal
III. Planning Commission Review

Planning Commission to hold a public hearing.
VI. Staff Recommendation
The Planning Commission may choose to explore three options. One is to recommend denial of the
SUP application due to the outstanding issues; two is to allow the applicant to request postponement
of Planning Commission action until the outstanding issues are addressed; or three, recommend
approval to the Town Council based on the applicant updating the SUP Plan to be correct with the
accompanying Conditions of Approval.
V. Suggested Motions
1. I move that the Planning Commission recommend approval of SUP 2018-03 subject to the SUP Plan being
corrected prior to the Town Council legal ad deadline and the Conditions of Approval dated July 19, 2018.
OR
2. {If the applicant requests a deferral of action] I move that the Planning Commission accept the applicant’s
request to defer the action on SUP 2018-03 until the applicant has addressed the issue of access, the fire
hydrant, and an updated SUP Plan.
OR
3. I move that the Planning Commission recommend denial of SUP 2018-03 for the following reasons:
a. The applicant has failed to demonstrate access to the site both internally and from the public right-of-way.
b. The applicant has failed to address adequate fire protection per the Town’s adopted Public Facilities
Manual and the requests of emergency services.
c. [Insert]
OR
4. I move an alternative motion.

ATTACHMENTS:
Description
SUP 2018-03 Cover Memo
SUP 2018-03 Attachment A Maps
SUP 2018-03 Attachment B Staff Analysis
SUP 2018-03 Attachment C Conditions of Approval
SUP 2018-03 Application
SUP 2018-03 Statement of Justification
SUP 2018-03 SUP Plan
SUP 2018-03 Fire Safety Analysis
TOWN OF WARRENTON
18 Court Street, Warrenton, Virginia 20186 PLANNING & COMMUNITY
(540) 347-2405 - Planning@warrentonva.gov DEVELOPMENT DEPARTMENT
www.warrentonva.gov
Brandie M. Schaeffer
July 17, 2018
FROM: Brandie M. Schaeffer

Director of Community Development
RE: Special Use Permit #2018-03, 763 James Madison Highway
I. Summary:
A. Owner: Big Time, LLC

B. Applicant: Blossman Gas, LLC
C. Request - The request is for a Special Use Permit (SUP) per Article 3-4.12.3 Permissible Uses in
the Zoning Ordinance for a Fuel Distribution Storage Yard on approximately 1.34 acre of a nine
acre parcel.
Existing Proposed
Site area Industrial Fuel Distribution Storage Yard
Parking None Designated 8
None based on site, except during
Employees None Designated
transfer and distribution of fuel.
Hours of Operation None Designated None Designated
D. Site Location - The site is located at 763 James Madison Highway (see maps in Attachment A).
The SUP site is identified as GPIN 6983-67-5171-000.
E. Comprehensive Plan - The site is designated Light Industrial on the Future Land Use Map.
F. Zoning - The site is zoned Industrial.
G. Surrounding Land Uses from the SUP Site
Direction Zoning Current Land Use
North Industrial Warrenton Industrial Park
South Industrial Drew Corp – Vacant
East Industrial Drew Corp - Vacant
West Industrial Cecil’s Tractors & Groundscapes
763 James Madison Highway
July 17, 2018
Page 2
II. Outstanding Issues:
There are several outstanding issues with this application. First and foremost, access to the site. Staff
requested the applicant to 1) illustrate on the SUP Plan the existing gate on the road, and 2) indicate the
internal access across the nine acre parcel. Staff spoke to the project engineer who indicated they did not
perform a survey and are not able to confirm the proposed access to the site is outside of the current gate.
Staff has reason to believe the proposed access point is inside the gate owned by The Drew Corporation;
however, without a survey or an SUP Plan with the existing gate, staff cannot confirm with certainty its
location.
Second, the adopted Public Facilities Manual of the Town indicates fire hydrants shall be spaced 250’
maximum in commercial areas. The existing fire hydrant located on James Madison Highway, and
approximately 1,160’ from the proposed use, is able to serve the front of the nine acre parcel. The
Warrenton Volunteer Fire Company (WVFC) has indicated it is possible to serve the rear of the site by
laying all of its 1,200’ of line. However, time and safety are compromised without a hydrant located
closer. WVFC requested a fire hydrant be installed closer to the use, as well as the Town Fire Marshall
requested a fire hydrant be located closer to the site. Finally, Public Works and Utilities have
recommended a fire hydrant be installed closer to the proposed use and that the applicant demonstrate
adequate water flow as a looped system may be needed.
III. Staff Recommendation:
Staff has drafted Conditions of Approval that require the applicant to demonstrate access to the site and
750 gallons per minute (gpm) of water flow from the exiting hydrant or an installed one closer to the use
prior to commencement of use. The Planning Commission may choose to explore three options. One is to
recommend denial of the SUP application due to the outstanding issues; two is to allow the applicant to
request postponement of Planning Commission action until the outstanding issues are addressed; or three,
recommend approval to the Town Council based on the applicant updating the SUP Plan to be correct
with the accompanying Conditions of Approval.
IV. Suggested Motions:
1. I move that the Planning Commission recommend approval of SUP 2018-03 subject to the SUP Plan
being corrected prior to the Town Council legal ad deadline and the Conditions of Approval dated
July 19, 2018.
OR
2. {If the applicant requests a deferral of action] I move that the Planning Commission accept the
applicant’s request to defer the action on SUP 2018-03 until the applicant has addressed the issue of
access, the fire hydrant, and an updated SUP Plan.
OR
SUP 2018-03
763 James Madison Highway
July 17, 2018
Page 3
3. I move that the Planning Commission recommend denial of SUP 2018-03 for the following reasons:
a. The applicant has failed to demonstrate access to the site both internally and from the public
right-of-way.
b. The applicant has failed to address adequate fire protection per the Town’s adopted Public
Facilities Manual and the requests of emergency services.
c. [Insert]
OR
4. I move an alternative motion.
Attachments:
A. Area Maps
B. Staff Analysis
C. Draft Conditions of Approval
D. Exhibit of Recorded Public Right-of-Way
E. Application
SUP 2018-03
Attachment A - Map
VICINITY MAP
SUP #2018-03, 763 James Madison Hwy

Page A-1
Attachment A - Map
AERIAL MAP

Page A-2
Attachment A - Map
EXISTING ZONING MAP

Page A-3
Attachment A - Map
FUTURE LAND USE MAP

Page A-4
Attachment B – Staff Analysis
Staff Analysis
Application Background
The Special Use Permit (SUP) applicant, Blossman Gas, LLC, is proposing to operate a propane fuel distribution
and storage facility on a 1.34 acre eastern portion of a nine acre parcel that fronts on 763 James Madison Highway
(see maps in Attachment A). The property owned is by Big Time, LLC with Cecil’s Tractors and Groundscapes
utilizing the western portion of the property. Blossman Gas currently operates a retail store with a small storage
area at the rear of the property at 259 Broadview Avenue in Warrenton. If this SUP application is approved, the
storage at 259 Broadview will be relocated to this parcel. The retail store will remain at 259 Broadview. The
subject parcel is zoned Industrial, which allows for fuel, coal, oil distribution storage yards with the granting of a
SUP by Town Council.
The application contains a Statement of Justification, SUP Plan, and technical data, diagrams, and exhibits
detailing the operations at a typical Blossman Gas fuel storage facility, referred to as “bulk plant” by the industry.
The applicant is proposing two 30,000 gallon propane storage tanks and a new tank storage area with eight parking
spaces on a gravel acre. The SUP site area would be surrounded by a six foot high chained link fence with three
strand barbed wire and existing mature trees. Two access points are proposed, one off the existing road and one
internal to the site to allow emergency services two entrance gates. The fuel distribution trucks would access the
site off a 60’ public right-of-way. Employees would be on-site only during fuel delivery. Each tank is about 47.6’
long and is equipped with manual, thermal, and remote cutoff valves and other required safety equipment. Each
bulk plant is required to have an emergency system that immediately stops the flow of propane.
On June 26, 2018, the Planning Commission held a work session on the proposal. During this time the applicant
explained their safety and security business plans, as well as the regulations they are required to follow by the
federal government. The Planning Commission expressed interest in learning about emergency service needs, how
leaks and/or explosions are handled, fencing and security, access to the site, maintenance, failure rates,
transportation impacts, employee training, and economic impact.
The following is a more detailed analysis of the application.
Comprehensive Plan Future Land Use Analysis
The 2002 Comprehensive Plan designates this parcel as Light Industrial on the Future Land Use Map. The goal
for Light Industrial states “To encourage and plan for clean and light industrial activities that are economically
beneficial and compatible with the needs, character, and environment of the Town.” Light Industrial areas are
envisioned to “include light manufacturing, flex industrial uses and wholesale commercial uses, with limited
office uses. Industrial land uses should be limited to uses that do not generate inordinate amounts of noise, smoke,
dust, odors, heat, or electrical disturbances. Industrial sites should be co-located or located near one another.
Scattered or strip sites are strongly discouraged. Uses should be limited to those that will provide a variety of
light industrial uses that will contribute to the creation of new businesses and retention and expansion of existing
businesses, with very limited support for commercial uses allowed as integrated elements of the industrial
development for the purpose of reducing traffic generation from the site.”
Staff Findings: The application is in conformance with the Comprehensive Plan’s Light Industrial designation.
SUP 2018-03
Page B-1
Transportation and Circulation Analysis
The primary transportation and circulation goal for the Town of Warrenton is “To encourage the development of
a safe, efficient and multi-modal transportation system for the movement of people, goods and services, in and
around the Town that is consistent with the historic fabric, land use pattern and expected future fiscal needs of the
Town.”
The applicant is proposing to utilize the existing public right-of-way to access the site with a new entrance. The
SUP Plan dated June 4th and viewed at the Planning Commission work session showed a paved entrance. The
resubmission on June 29th modified the entrance to gravel. No transportation improvements are proposed.
Staff Findings: The applicant would access the proposed use area through an existing 60’ public right-of-way off
of James Madison Highway. Staff has several concerns regarding access to the site that the proposed Conditions
of Approval work to address. First, staff is proposing the entrance to the site be paved as originally presented to
help prevent fugitive particulate matter and gravel. The applicant will need to build a commercial entrance to
accommodate the truck traffic. Next, staff asked the applicant to indicate the location of the existing gate across
the road on the SUP Plan. However, the final submission failed to do so. Staff has reason to suspect that the gate
may be on an adjacent parcel, after the public right-of-way terminates, and the proposed entrance to the SUP use
is beyond the gate.
Water and Sewer Analysis
Blossman Gas states the use does not require any water or sewer hook ups. There are no water or fire lines
extending to the SUP site.
Staff Findings: The proposed use is for storage only. The Department of Public Works and Utilities have stated
water capacity is available. Ideally, lines would be extended from either James Madison Highway or the Eastern
Bypass. If a water or fire line is required at site plan, a designer will need to confirm adequate water flows exist
without looping the line.
Stormwater Management
The site will be planned and designed as required under Virginia’s Runoff Reduction Requirements for
Stormwater Management (SWM). The new SWM regulations for “redevelopment” will be applicable.
Staff Findings: All stormwater management will be addressed at site plan.
Emergency Services
Blossman Gas is required to submit to state inspections and audits, as well as follow federal regulations for
transport and storage. In addition, the company shall have an Emergency Response Plan. Companies that operate
these types of uses follow emergency shut off procedures that are on-site and remote. There is a fire hydrant
located on James Madison Highway, approximately 1160’ from the use. The Warrenton Volunteer Fire Company
has equipment that allows for up to 1200 of extended line.
Staff Findings: The Conditions of Approval call for the operator to keep an Emergency Response Plan on file
with Community Development and make all inspection and audit reports available upon request. In addition, there
is a condition limiting the storage to liquid propane gas (LPG) and no other types of fuels shall be present. The
Fire Marshall, Warrenton Volunteer Fire Company, and Public Works/Utilities have all requested a fire hydrant
be located closer to the proposed use. Staff is recommending a condition of approval that demonstrates 750
SUP 2018-03
Page B-2
gallons per minute is available to serve the site either from the existing fire hydrant on James Madison Highway
or a new hydrant located closer to the use.
Lighting
Lighting is noted on the SUP Plan as conceptual. The area is industrial; limitations to address impacts on
residences are set forth in the Zoning Ordinance. Full cutoff lighting is required above certain illumination
criteria, and all fixtures, including security lighting, shall be shown on a photometric plan.
Staff Findings: The Conditions of Approval reference all requirements of Article 10 Site Development Plan,
including lighting, shall apply and no waivers are allowed.
Zoning Analysis
The legislative intent of the Industrial District is “to implement the Town’s Comprehensive Plan by providing for a
variety of light manufacturing, fabricating, processing, wholesale distributing, and warehousing uses appropriately
located for access by highways and providing a controlled environment within which signing is limited, uses are to
be conducted generally within completely enclosed buildings, and a moderate amount of, landscaping is required. In
order to preserve the land for industry, to reduce extraneous traffic, and avoid future conflicts between industry and
other uses, business and service uses are limited primarily to those which will be useful to employees in the district
and future residential uses are restricted.”
The SUP use will be subject to site plan requirements under Article 10 Site Development Plan. Below is a review of
specific sections of the Zoning Ordinance that apply to this use and will be required to be demonstrated at site plan.
Article 2-19 – Fences and Walls

2-19.1 states that “walls or fences encompassing swimming pools or other uses, which are required by
law,” are “excluded” from the normal height restrictions of six (6) feet, or four (4) feet in “areas bounded
by the front setback and the side lot lines.”
Staff Findings: The facility shall be enclosed with a permissible six foot chain link fence with three strand barbed
wire security fence. Existing fencing is shown on the SUP Plan will be removed.
Article 3-4.12.4 – I District Lot Minimum Requirements

Use Minimum Lot Maximum Lot Minimum Setbacks
Frontage Coverage
Other uses (Storage) 100’ 75% 40’ front, 0’ side, 0’ rear
Staff Findings: Lot coverage appears to be under the maximum 75%.
Article 7 – Parking
The Parking standards in Article 7-7 do not list a type of use that could be said to include this type of facility. The
closest type of use appears to be Utility Facility, based on the description and anticipated traffic impacts.
Utility Facility:
SUP 2018-03
Page B-3
 One (1) space per employee calculated for the work period containing the largest number
of employees, plus one (1) space per company vehicle domiciled on-site.
 Adequate parking for the emergency maintenance of the utility facility, minimum of two
(2) spaces.
Staff Findings: Eight parking spaces are shown on the SUP Plan. In addition, employees are not slated to be on
site other than to perform regular maintenance and deliveries. There will be no office or other facility. The facility
will be unmanned and locked at all times when employees or delivery personnel are not there.
Truck turnaround is shown on the SUP Plan for the large fuel trucks that will access the site.
Article 8 – Landscaping and Article 9-2 Additional Regulations where a Grouping or More than One Use is
Planned for a Tract
This use will require screening of service areas from view and abutting roadway, from within the parking area and
adjacent properties, and for safe and efficient access to be provided.
Staff Findings: No proposed landscaping is illustrated. The existing tree area shown on the SUP Plan will
remain, which includes buffering of exiting mature trees along the property line. Buffering and screening from the
public right-of-way is required for this use. All Article 9 requirements will be addressed at site plan. The property
owner specifically included the mature trees in the SUP site area; however, the area leased to Blossman Gas
excludes the trees to provide the property owner assurance a lease will not impact them.
Article 9-14 Performance Standards for all Non-Residential Uses
Article 9-14.4 requires that all dust, dirt, fly ash and fumes, vapors and gases meet emission requirements as
stated in this section.
Staff Findings: The proposed Conditions of Approval include a paved entrance to mitigate dust, dirt and gravel
from leaving the site.
Evaluation Criteria
Below is the applicable criterion the governing body must consider when reviewing a Special Use Permit request
to uphold the public health, safety, and welfare of the Town and minimize impacts of the proposed use.
Standard Analysis
Whether the proposed Special Use Permit is The use is consistent with the Comprehensive
consistent with the Comprehensive Plan. Plan.
The Fire Marshall, Warrenton Volunteer Fire
Whether the proposed Special Use Permit will
Company, and Public Works/Utilities have
adequately provide for safety from fire hazards and
requested a fire hydrant be located closer to
have effective measures of fire control.
the use.
The level and impact of any noise emanating from the Applicant states no loud work activities to be
site, including that generated by the proposed use, in performed on site (inside or outside). Article
relation to the uses in the immediate area. 9-14.2 requirements shall be met.
SUP 2018-03
Page B-4
Standard Analysis
The glare or light that may be generated by the Proposed lighting is shown conceptually on
proposed use in relation to uses in the immediate the SUP Plan. Lighting to be in accordance
area. with Article 9.8 and full cut off.
No proposed signs shown. Signage shall meet
the adopted Article 6, Sign Regulations, in
The proposed location, lighting and type of signs in
place at time of permit. Staff recommends a
relation to the proposed use, uses in the area, and the
condition of approval that all signs related to
sign requirements of this Ordinance.
the nine acre site be co-located on one
monument sign to prevent sign clutter.
The use is adjacent to other industrial lands.
The compatibility of the proposed use with other
There is natural vegetation that can be
existing or proposed uses in the neighborhood, and
incorporated into a buffer along the rear and
adjacent parcels.
side yard.
The location and area footprint with dimensions (all Proposed fence to be six feet chain link with
drawn to scale), nature and height of existing or three strand barbed wire for required security.
proposed buildings, structures, walls, and fences on All fencing shall meet Article 2-19 – Fences
the site and in the neighborhood. and Walls.
The nature and extent of existing or proposed
Existing landscaping/screening area shown on
landscaping, screening and buffering on the site and
SUP Plan; site plan shall meet Article 8.
in the neighborhood.
The timing and phasing of the proposed development
No timing/phasing indicated.
and the duration of the proposed use.
Whether the proposed Special Use Permit will result
No significant topographic, physical, historic
in the preservation or destruction, loss or damage of
or other features have been identified on this
any significant topographic or physical, natural,
site.
scenic, archaeological or historic feature.
The proposed use is for a storage yard in an
Whether the proposed Special Use Permit at the industrial area. This will enable the use to be
specified location will contribute to or promote the away from residential and commercial uses
welfare or convenience of the public. that could be at risk from the storage of LPG
fuels in bulk.
The traffic expected to be generated by the proposed
The use is located off an existing, paved 60’
use, the adequacy of access roads and the vehicular
public right-of-way at the edge of Town. The
and pedestrian circulation elements (on and off-site)
location is in close vicinity to a major
of the proposed use, all in relation to the public's
north/south corridor of statewide significance,
interest in pedestrian and vehicular safety, efficient
where a future interchange is currently under
traffic movement and access in case of fire or
design.
catastrophe.
This use will enable truck traffic access in an
Whether the proposed use will facilitate orderly and industrial area, away from residential and
safe road development and transportation. commercial uses that could otherwise be
impacted.
SUP 2018-03
Page B-5
Standard Analysis
Whether, in the case of existing structures proposed
to be converted to uses requiring a Special Use No existing structures on this portion of the
Permit, the structures meet all code requirements of property.
the Town of Warrenton.
Whether the proposed Special Use Permit will be
Public Works stated there is adequate water
served adequately by essential public facilities,
supply to the site.
services and utilities.
The SUP proposes using an existing graded
and cleared site. Existing vegetation is
minimal, except on edges of the site. The site
The effect of the proposed Special Use Permit on slopes upward toward the rear of the property
environmentally sensitive land or natural features, and no known sensitive features, habitats, or
wildlife habitat and vegetation, water quality and air vegetation exists. There are no air quality
quality. discharges proposed from the site, and the site
is required to meet current erosion and
sediment control as well as stormwater
regulations.
The proposed use is for a fuel storage yard. It
Whether the proposed Special Use Permit use will
will enable a current retail business located in
provide desirable employment and enlarge the tax
the commercial area to remain and expand its
base by encouraging economic development activities
operations to another area within the Town,
consistent with the Comprehensive Plan.
rather than having to relocate.
Outdoor storage of empty propane tanks shall
be enclosed by fencing and shall meet
The location, character, and size of any outdoor industry separation requirements from the
storage. bulk storage tanks. A small storage shed to
contain fittings, hoses, and the like shall be
relocated on the site.
No changes to the current open space are
The proposed use of open space.
proposed.
The nearest mapped Flood Hazard Area is the
eastern tributary of Turkey Creek drainage
system, with the closest 100-year floodplain
The location of any major floodplain and steep
approximately 250 feet south of the site. No
slopes.
steep slopes are located on the site, but there
are some areas of steep slope on directly
adjacent properties.
The location and use of any existing non-conforming
None.
uses and structures.
Two bulk storage tanks are to be located on
The location and type of any fuel and fuel storage. the site, and would be required to meet Article
9-14.9.
SUP 2018-03
Page B-6
Standard Analysis
The location and use of any anticipated accessory
uses and structures. This proposal would relocate existing storage
from Broadview Avenue.
The area of each proposed use.
The proposed days/hours of operation. Exact hours unknown.
The location and screening of parking and loading Parking shown. Screening will apply at time
spaces and/or areas. of site plan.
A security fence is proposed to surround the
The location and nature of any proposed security
site with a sliding locked gate in accordance
features and provisions.
with industry standards.
The number of employees. No permanent employees on site.
The location of any existing and/or proposed On site infrastructure shown. Article 9-14.10
adequate on and off-site infrastructure. shall apply.
Any anticipated odors which may be generated by the
Article 9-14.5 shall apply.
uses on site.
Refuse and service areas. Trash enclosure shown on SUP Plan.
Agency Comments
The following agencies have reviewed the proposal.
Community Development Department

Public Works and Utilities Department
Warrenton Volunteer Fire Company
Town of Warrenton Police
Fauquier County Emergency Services
Fauquier County Sheriff
SUP 2018-03
Page B-7
Attachment C – Special Use Permit Conditions
Dated July 17, 2018
PROPOSED CONDITIONS
Applicant: Blossman Gas, LLC
Owner: Big Time, LLC
Special Use Permit: SUP #2018-03
Address: 763 James Madison Hwy
GPIN 6983-67-5171-000 (the “Property”)
Special Use Permit Area: +/- 1.34 acre portion of nine acre parcel
Zoning: Industrial
Date: July 17, 2018
In approving a Special Use Permit, the Town Council may impose such conditions, safeguards and restrictions as
may be necessary to avoid, minimize or mitigate any potentially adverse or injurious effect of such special uses
upon other properties in the neighborhood, and to carry out the general purpose and intent of this Ordinance. The
Council may require a guarantee or bond to ensure compliance with the imposed conditions. All required
conditions shall be set out in the documentation approving the Special Use Permit.
The Applicant shall file a site plan within one (1) year of approval of this Special Use Permit by the Town
Council unless waived and/or exempted under Article 10-2, and shall have up to five (5) years from the date of
final site plan approval to commence the proposed use. Issuance of an occupancy permit constitutes
commencement of the use.
1. The Applicant shall file a site plan within one (1) year of approval and is in substantial conformance of
this Special Use Permit by the Town Council. All requirements of Article 10, Site Development Plan,
shall apply. No waivers from the requirements of Article 10 shall be granted.
2. The Special Use Permit is for a specific 1.34 acre portion of a nine acre parcel. The Special Use Permit
does not grant permission for the use of fuel distribution and storage yard over the entire parcel.
3. Prior to commencement of the use, access to the site shall be established and proven per the SUP Plan. A
slight deviation of the access off the public right-of-way to the west will be accommodated as long as
there is no increase in the SUP use acreage and all other conditions are still met.
4. The entrance to the 1.34 acre SUP site shall be paved and meet commercial design standard. There shall
be no fugitive particulate matter or debris from the site on to the right-of-way.
5. Prior to commencement of use, a water flow rate of 750 gpm shall be demonstrated either by the existing
fire hydrant located on James Madison Highway or installation of a new fire hydrant on the public right-
of-way leading to the 1.34 acre SUP site.
6. The site shall maintain the existing mature landscaping as screening and buffering per Article 8 of the
Zoning Ordinance.
7. Storage on site shall be restricted to liquid propane gas (LPG) and items/vehicles related to the installation
and servicing of LPG. This will be limited to two (2) tanks and a maximum of 60,000 gallons total
storage.
8. There shall be no on site sales or customers without additional permitting approval from the Community
Development Department.
9. An Emergency Response Plan shall be submitted at time of site plan and all updates will be submitted to
Community Development to keep on file. This plan shall include an internal dedicated path to be kept
cleared at all times on the nine acre parcel to the internal gate.
Attachment C – Special Use Permit Conditions
Dated July 17, 2018
10. All inspections and audit reports shall be made available upon request by the Town.
11. The security fencing shall connect on all boundaries of the use and will be maintained in good working
order at all times.
12. The Warrenton Volunteer Fire Company, Town of Warrenton Police, County Sheriff, and County
Emergency Services shall be provided some form of access to the site, either by Supra box, gate codes, or
keys to be able to access the site in times of emergencies. The address will be predominately posted for
emergency services to find the site.
13. There shall be monitored video security on the 1.34 acre SUP site.
14. All federal, state, and local regulations and requirements for site development and the approved use shall
be followed.
15. The owner/operator shall provide annual training to emergency services in an on-going effort to ensure
the safety of the public.
16. The owner/operator shall notify emergency communications and the Town during any “off-gassing”.
17. In the event signage for the use is desired, it shall require a zoning permit under the adopted Signage
Code in Article 6 of the Zoning Ordinance in place at time of permit application. All businesses related to
the nine acre site shall be co-located on one monument sign.
STATEMENT OF JUSTIFICATION
FOR
SPECIAL USE PERMIT
BLOSSMAN GAS & APPLIANCE
763 JAMES MADISON HIGHWAY, WARRENTON VA 20186
Project Description:
This project consists of the division of a one-acre parcel of the existing approx. nine-acre parcel of Cecil’s
Tractors. The site was previously utilized by Cecil’s Tractor as a storage lot. Blossman Gas will replace the
existing fencing with a new 6’ tall fence, with three strands of barbwire on top, add screening to the 3
exterior sides of the fencing, and include two gates for entry into the property. This leased one-acre
parcel would become the Blossman Gas Bulk and Tank Storage Plant. The storage plant will consist of 2-
30,000 gallon aboveground storage tanks and associated piping, pumps, and loading risers. Blossman
Gas will receive transport loads of product which consist of approx. 9,000 gallons of propane
periodically. The product will be stored in the 30,000 gallon tanks and then used to load the 3,000-gallon
bobtail delivery trucks. These smaller bobtail trucks are then used to deliver the product to the
customer’s residence or facility. Blossman Gas will also store and repair propane tanks at this site.
The proposed use is compatible with the surrounding uses, as well as the corresponding zoning which is
industrial.
Site Data:
Zoning: Industrial (I)

Existing Building Size: N/A
Current Owner: Big Time, LLC
Contract Lease Hold: Blossman Gas & Appliance
259 Broadview Avenue
Warrenton VA 20186
540-905-7758
Parcel ID: 6983-67-5171-000

Acreage: 1 acre
Setbacks: As shown on plan
Existing Use: Tractor dealership storage lot
Proposed Use: Blossman Gas Bulk and Tank Storage Plant
Site Access: Road across from Alwington Blvd off of James Madison Highway
Potential Impacts:
• An analysis of the impact on the Town’s transportation network and the ability of adjacent
streets and intersections to efficiently and safely move the volume of traffic generated by the
development, along with estimates of cost and means of providing improvements required to
service the proposed special use.
Expected vehicle trips per day is 1 transport and 4 bobtail delivery trucks. The intersection
at James Madison Highway is currently served by a traffic light; therefore, no additional
improvements are needed for the proposed special use.
• An analysis of the impact on the Town’s community facilities including estimates of costs and
means of providing the additional community facilities which will be needed to serve the
proposed special use. Community facilities include, but shall not be limited to, sewage disposal
facilities and systems, solid waste disposal facilities and systems, water supply facilities and
systems, storm drainage facilities and systems, and electrical utility facilities and systems.
No water/sewer are needed for the proposed special use site. Electric is provided by an
existing service provided by Dominion Power and will be extended to the proposed site.
• An analysis of the ability of the Town to provide police and fire protection to the proposed
special use.
The Town currently provides police and fire protection to this site. There should be no
increased demand beyond what currently exists. The site meets the codes for necessary
water in case of an emergency, however, the fire chief and town would like to have a fire
hydrant closer to the property. Blossman gas would assist the town in its future endeavors
to make that happen. Blossman gas will install a security system with cameras for the
property. Supra boxes will be installed at each fence gate to allow emergency responder
access. Street address, as well as 24-hour emergency contact information will be posted
prominently near the front gate.
• The proposed configuration and intensity of lighting facilities to be arranged in such a manner to
protect the streets and neighboring properties from direct glare or hazardous interference.
The site new lighting will be provided by pole lighting and the fixtures are full cut-off as
required by Town ordinance. The lighting patterns will conform to the Town of Warrenton
standards.
• Noise impact and abatement studies to determine potential impact on adjoining properties and
neighborhoods.
There are no noise impacts anticipated with this use.
• Economic Impact.
Blossman Gas, Inc. expects approximately 2000 walk in customers to their
showroom each year with sales of approximately $500,000 and associated tax
revenue. These customers will shop at other Warrenton area businesses while
in town. Blossman Gas also holds several community open houses per year and
involves area charities with these events. Blossman Gas will employ, in the next
five years, approximately 20 Warrenton area employees.
Maps/Plans:
• A vicinity map depicting the adjacent and nearby (within 1,000 feet) land uses, streets and other
data customarily incidental to a vicinity map. SEE BELOW.
• A proposed site development plan indicating the location of the anticipated structures, setback
lines, street pattern, parking provisions, a screening plan, and common open space if applicable.
Such plans shall be contained on streets measuring a minimum of 18” x 24” and a maximum of
36” x 24”. SEE SITE PLAN AS SUBMITTED.
• The delineation of any necessary screening for any uses or structural features deemed to be
incompatible with the objectives of this Article, the remainder of this Zoning Ordinance, or the
Comprehensive Plan including walls, fences, plantings, and/or other enclosures. Other
landscaping to enhance the effectiveness of the screening and to insure the compatibility of use
may also be required. The existing property is currently all gravel without any landscaping
inside the fence property. The fenced in area of the property would remain all gravel.
Blossman Gas would add a storage shed and carport to the property.
• The delineation of screening and buffering of all parking areas will be required in accordance
with a landscaping plan. Parking areas forward of the established building setback line will be
prohibited. No Landscaping plan is needed or proposed.
• The delineation of major trees on the site. Except to protect the public safety, avoid property
loss, or provide for required parking, all major trees forward of the building setback line may be
required for preservation if their removal would diminish the character of the neighborhood.
THERE ARE NO TREES ON THE PROPOSED SITE.
THE INFORMATION, DESIGN AND CONTENT OF THIS PLAN ARE PROPRIETARY AND SHALL NOT BE COPIED OR USED FOR ANY PURPOSE WITHOUT PRIOR WRITTEN AUTHORIZATION
TM
FROM BOHLER ENGINEERING. ONLY APPROVED, SIGNED AND SEALED PLANS SHALL BE UTILIZED FOR CONSTRUCTION PURPOSES
SITE CIVIL AND CONSULTING ENGINEERING
TRANSPORTATION SERVICES
LANDSCAPE ARCHITECTURE
PROGRAM MANAGEMENT
PERMITTING SERVICES
SUSTAINABLE DESIGN
LAND SURVEYING
© 2018 BOHLER ENGINEERING

© 2018 Microsoft Corporation © 2018 HERE
LOCATION MAP
COPYRIGHT 2016
MICROSOFT CORPORATION REVISIONS
SCALE: 1" = 2,000'
REV DATE COMMENT BY
7 & 29
E. 15, 1
PROP 6' CHAIN LINK FENCE

WITH 3 STRAND BARBED WIRE
-VA RT
110'
KNOW WHAT'S BELOW
ALWAYS CALL 811
48'
NEW TANK STORAGE AREA BEFORE YOU DIG
HWAY
15' PROP 15'X15' It's fast. It's free. It's the law.
STORAGE SHED
PROP EMERGENCY AND CARPORT
15'
ENTRANCE GATE
NOT APPROVED FOR
CONSTRUCTION
G
24'
ON HI
AREA OF SPECIAL USE PROJECT No.: V182038

PERMIT 1.34 ACRES ± DRAWN BY: DSH
(1.00 ACRE OF USABLE AREA)
CHECKED BY: JCW
DATE: 6/29/2018
SCALE: AS NOTED
CAD I.D.:
MADIS
PROP 30,000 GALLON TANK SU0
PROP LEASE LINE

PROP SITE LIGHT PROJECT:
SPECIAL USE
PIN 6983-67-5171-000
9.0001 ACRES
11'
PROP 6' CHAIN LINK FENCE PERMIT
JAMES
8 WITH 3 STRAND BARBED WIRE
47.6'
5' 10' 15' 24'
FOR
18'
PROP 6' CHAIN LINK FENCE
BLOSSMAN GAS
AASHTO 2004 (US)

WB-67
(c) 2018 Transoft Solutions, Inc. All rights reserved.
9'
Fuel Truck
Fuel Truck
TRANSOFTS
TRANSOFTS
PROP 4'X4' FUELING PAD
.5'

PROP 4'X4' FUELING PAD
71
WITH SHUT OFF LOCATION OF SITE
47'
PORTION OF
12' BIG TIME, LLC
24'
12' PROPERTY
PROP EMERGENCY
PROP TRASH
ENCLOSURE
TOWN OF WARRENTON
SHUT OFF FAUQUIER COUNTY, VIRGINIA
PROP 6' CHAIN LINK FENCE TM
PROP GATE PROP SITE LIGHT
28 BLACKWELL PARK LANE, SUITE 201

PROP SHUT OFF WARRENTON, VIRGINIA 20186
Phone: (540) 349-4500
24' PROP TREE LINE Fax: (540) 349-0321
VA@ BohlerEng.com
25'R
5 0'R PROP GRAVEL ENTRANCE
WB-67
(c) 2018 Transoft
AASHTO 2004
Solutions, Inc.
All rights reserved.
WB-67
AASHTO 200
(c) 2018 Transoft
Solutions, Inc.
All rights reserved.
PROP TREE LINE
(US) 4 (US)
JOHN C. WRIGHT
Lic. No. 046960
6/29/2018
LEGEND 40 20 10 0 40
SHEET TITLE:
SUP AREA
1"= 40'
SPECIAL USE
GRAVEL PERMIT
SHEET NUMBER:
NOTES:
1.
2.
SECURITY SYSTEM WILL BE PROVIDED AT FINAL SITE PLAN.
MINIMUM 200 AMP ELECTRICAL SERVICE WILL BE PROVIDED TO SITE.
1
3. SITE LIGHTING AS SHOWN IS CONCEPTUAL AND WILL BE FINALIZED WITH FINAL SITE PLAN.
H:\18\V182038\DRAWINGS\PLAN SETS\SPECIAL USE PERMIT\V182038SU0.DWG PRINTED BY: DHALSEY 7.09.18 @ 2:24 PM LAST SAVED BY: DHALSEY
Form 4.1
Initial Data on the LP-Gas Facility
A B C
Item
Information Item Data
#
1
Name of the LP-Gas Facility Owner or Blossman Gas & Appliance Inc.
Operator
2 Contact Name Paul Perkins
3 Contact Telenhone & Fax Numbers Office # (540) 905-7758 NO FAX #
4 Contact Email Address phperkins@blossmangas.com
Street 1: 259 Broadview Ave.
Street 2:
5 Mailing Address
City, State, Zip: Warrenton, Va. 20186
Form 4.2
Fac1Tt ·t 1 '2'as
ltY Storage Capacny '
A B C D
Individual Total
Item Container Water Number of Water Capacity (w.c.)
Capacity (w.c.) containers of each container size
(2allonsl lnaJlons\
500
1,000
2,000
4,000
10,000
18,000
1 30,000 2 60,000
60,000
Other:
Other:
Other:
Other:
Aggregate Water
2 Capacitv4 2 60,000
Notes: (1) Column D - Column Bx Column C.
(2) Parked bobtails, transports and tank cars should not be considered for aggregate
capacity calculations.
(3) Do not consider containers that are not connected for use.
(4) For the purpose of this manual, "Aggregate Water Capacity" means any group of
single ASME storage containers separated from each other by distances less than
those stated in the aboveground containers column of Table 6.3.1.
(5) This form contains formulas that will automatically calculate results based on
the values entered in the related cells. To activate the cakulations, click in
another number field, such as one in Column C.
If the aggregate water capacity (w.c.) of the LP-Gas facility is less than
or equal to 4,000 gallons, no further assessment is required.
YOU CAN STOP HERE.

A-2
✔
Warrenton Bulkplant
✔ Woods
763 James Madison Hwy.

Warrenton, Va. 20186
N 38*41'42.88" W 77*47'03.98"
Located behind Cecil's Tractor
✔ ✔
✔
NONE
( j ) The main access is on the south side close to the end of the cul-de-sac. Another
access has been granted on the northwest corner through Cecil's Tractor porperty.
N/A N/A N/A
N/A N/A N/A
N/A N/A N/A
N/A N/A N/A
N/A N/A N/A
N/A N/A N/A
N/A N/A N/A
#3 2 2
#2 2 2
A #2 4 4
A #1 4 4
#3 2 2
#2 2 2
A #2 4 4
A #1 4 4
N/A N/A N/A
N/A N/A N/A
N/A N/A N/A
N/A N/A N/A
N/A N/A N/A
N/A N/A N/A
N/A N/A N/A
N/A N/A N/A
Form 5.3
Requirements for Transfer Lines of 1½-inch Diameter or Larger,
Liquid-into-Containers
A B C D E F
Installed in NFPAS8
Appurtenance
Item the facilitv? Section
(Either No. 1 or Appurtenance Provided with the Feature
# Reference
No. 2)** Yes No
(2014 edition\
Installed within 20 ft. oflineal pipe from the nearest
end of the hose or swivel-t une connections.
X 6.12.2
Automatic shutoff through thermal (fire) actuation
X 6.12.6
element with maximum meltino noint of250 "F.
Temperature-sensitive element (fusible link)
installed within 5 ft. from the nearest end of the
hose or swivel-type piping connected to liquid X 6.12.6
transfer line.
Emergency Manually operated remote shutoff feature provided
shutoff valve forESV. X 6,12.12.1
1 (ESV) Manual shutoff device provided at a remote
location, not less than 25 ft., and not more than 100 X 6.12.12.2
(Ref§ 6.12) ft. from the ESV in the nath ofe0 •ess.
An ESV is installed on each leg of a multi-leg
piping each of which is connected to a hose or a 6.12.5 and
X
swivel-type connection on one side and to a header 6.19.2.6 (I)
of 1 ½ inch in diameter or larP-er on the other side.
Breakaway protection is provided such that in any
pull-away break will occur on the hose or swivel-
X 6.12.8
type connection side while retaining intact the
valves and nining on the n]ant side.
Installed downstream of the hose or swivel-type
X 6.12.3
connection.
BCK is desi=ed for this snecific annJication. X 6.12.4
A BCK is installed on each leg of a multi-leg piping
Backflow each of which is connected to a hose or a swivel
X 6.12.5
2 check valve type connection on one side and to a header of 1 ½
(BCK)** inch in diameter or lan,er on the other side.
Breakaway protection is provided such that in any
pull-away break will occur on the hose or swivel-
X 6.12.8
type connection side while retaining intact the
valves and nipino on the n!ant side.
Debris Liquid inlet piping is designed or equipped to
3 prevent debris and foreign material from entering X 6.19.2.5
protection ++ the svstem.
Flow-through facility hose used to transfer LP-Gas
Emergency from non-metered cargo tank vehicle into
4 discharge containers will stop within 20 seconds of a X 6.19.2.6 (3)
control complete hose separation without human
intervention.
** In lieu of an emergency shutoff valve, the backflow check valve (BCK) is only permitted when flow is only
into the container and shall have a metal-to-metal seat or a primary resilient seat with metal backup, not
hinged with a combustible material (6.12.3, 6.12.4).
++ Retrofit required for existing facilities by July I, 2011.
A-6
Form 5.4
Requirements for Transfer Lines of 1½-inch Diameter or Larger,
Liquid Withdrawal from Containers
A B C D E F
Installed in the NFPA58
Item facilitv? Section
Appurtenance Appurtenance Provided with the Feature
# Reference
Yes No
12014 Editionl
Installed within 20 ft. oflineal pipe from the
nearest end of the hose or swivel-type X 6.12.2
connections.
Automatic shutoff through thermal (fire)
actuation element with maximum melting point X 6.12.6
of250 'F.
Temperature-sensitive element installed within 5
ft. from the nearest end of the hose or swivel- X 6.12.6
t,me oioin• connected to Jiouid transfer line.
Manually operated remote shutoff feature
Emergency X 6.12.12.1
orovided for ESV.
1
shutoff valve Manual shutoff device provided at a remote
(ESV) location, not less than 25 ft., and not more than X 6.12.12.2
(Ref§ 6.12) 100 ft. from the ESV in the nath of eeress.
An ESV is installed on each leg of a multi-leg
piping each of which is connected to a hose or a
swivel-type connection on one side and to a X 6.12.5 and
header of 1 ½ inch in diameter or larger on the 6.19.2.6 (])
other side.
Breakaway protection is provided such that in
any pull-away break will occur on the hose or
X 6.12.8
swivel-type connection side while retaining intact
the valves and oioin• on the nlant side.
Number of ESV's in liauid withdrawal service 3
..
Note: If more than one ESV 1s mstalled m the fac,hty, use one Form 5.4 for each ESV.
This page requires to be copied once for each ESV. Therefore 3 copies shall be
included into each FSA.
A- 7
Form 5.5
Requirements for Vapor Transfer Lines 1 ¼-inch Diameter or Larger
A B C D E F
Installed in NFPA58
Appurtenance Appurtenance Provided with the Feature
# Reference
Yes No
/2014 edition\
Installed within 20 ft. of lineal pipe from the nearest
X 6.12.2
end of the hose or swivel-tvne connections.
Automatic shutoff through thermal (fire) actuation
X 6.12.6
element with maximum meltino noint of250 °F.
Temperature-sensitive element installed within 5 ft.
from the nearest end of the hose or swivel-type piping X 6.12.6
connected to liauid transfer line.
Manually operated remote shutoff feature provided for
Emergency ESV. X 6.12.12.1
shutoff valve Manual shutoff device provided at a remote location,
1
(ESV) not less than 25 ft., and not more than 100 ft. from the X 6.12.12.2
(Ref§ 6.12) ESV in the oath of eeress.
An ESV is installed on each leg ofa multi-leg piping
each of which is connected to a hose or a swivel-type 6.12.5 and
X
connection on one side and to a header of 1-1/4 inch in 6.19.2.6 (1)
diameter or larn:er on the other side.
Breakaway protection is provided such that in any pull-
away break will occur on the hose or swivel-type
X 6.12.8
connection side while retaining intact the valves and
oioine on the olant side.
Installed downstream of the hose or swivel-type
connection. N/A N/A 6.12.3
BCK is designed for this specific application. N/A N/A 6.12.4
Backflow A BCK is installed on each leg of a multi-leg piping

2 check valve each of which is connected to a hose or a swivel-type
N/A N/A 6.12.5
connection on one side and to a header of 1-1/4 inch in
(BCK)** diameter or larsYer on the other side.
Breakaway protection is provided such that in any pull-
away break will occur on the hose or swivel-type
N/A N/A 6.12.8
connection side while retaining intact the valves and
ninino on the n!ant side.
** In lieu of an emergency shutoff valve, the backflow check valve (BCK) is only permitted when flow is only
into the container and it shall have a metal-to-metal seat or a primary resilient seat with metal backup, not
hinged with a combustible material (6.12.3, 6.12.4).
If a check mark is made in the "No" column of any one of Form 5.3, Form 5.4 or
Form 5.5, then these items must be addressed and brought into compliance with
the specific edition of NFPA 58 that the facility was constructed to.
If the LP-Gas facility is designed using ALTERNATE PROVISIONS for the

installation of ASME CONTAINERS, then continue the analysis below.
Otherwise skip Section 5.3 and go to Chapter 6.
A- 8
Form 5.6
Evaluation of Redundant Fail-Safe Design
A B C D E F
I Installed in
t NFPA58
the facilitv?
e Description Section
Features
m Reference
Yes No
# (2014 edition)
Container sizes for which Appurtenances and redundant fail-safe
I the appurtenances are equipment are provided for each container of 6.28.3 and
N/A N/A
nrovided 6.28.4
water canacity 2,00 I val. throu•h 30,000 oal.
Internal valve having internal excess-flow 6.28.3.1 and
Liquid or vapor withdrawal valve X 6.28.3.2
2
(1-1/4 in. or larger) Positive shutoff valve installed as close as
nractical to the internal valve X 6.28.3.4
Internal valve having internal excess-flow
X 6.28.3.5
valve or backflow check valve /BCK1
Liquid or vapor inlet
3 Positive shutoff valve installed as close as
possible to the internal valve or the X 6.28.3.5
backflow check valve (BCK)
Flow into or
Approved emergency shutoff valves installed
out of 6.19.2.6 (1)
in the transfer hose or the swivel-type piping N/A N/A
railroad tank
at the tank car end and 6.28.4
Railcar car
4 transfer Approved emergency shutoffvalve or back-
Flow only
flow check valve (BCK) installed in the 6.19.2.6 (2)
into railroad
transfer hose or the swivel-type piping at the N/A N/A and 6.28.4
tank car
tank car end
5 Cargo tank Protection provided in accordance with 6.12 X 6.28.4.1

transfer
Automatic closure of all By thermal (fire) actuation X 6.28.4.2
6 primary valves (IV & Actuated by a hose pull-away due to vehicle
ESV) in an emergency X 6.28.4.2
motion
Remote shutdown station within 15 ft. of the
X 6.28.4.3 (A)
noint of transfer
Another remote shutdown station between 25
ft. and I 00 ft. of the transfernoint X 6.28.4.3 (B)
Manually operated remote Shutdown stations will shut down electrical
7
shutdown ofIV and ESV power supply to the transfer equipment and
N/A 6.28.4.3
shut down all primary valves (internal & N/A
emeroency valves).
Signs complying with the requirements of
X 6.28.4.3 (C)
6.28.4.3 IC) orovided
..
Note: If the facility does not have a rail termmal, wnte "NA" m both the "Yes" column and the HNo" column m
item 4 of this Form in the railroad tank car row. Similar option is also available if there is no cargo tank
vehicle transfer station.
A-9
If the LP-Gas facility is provided with LOW EMISSION TRANSFER
EQUIPMENT, then continue the analysis below. Otherwise skip
section 5.3.2 and go to Chapter 6.
Form 5.7
Evaluation of Low Emission Transfer Equipment
A B C D E F
I Installed in
t NFPA58
the facilitv?
e Description Section
Features
m Reference
Yes No
# (2014 Edition)
Transfer into Delivery nozzle and
Fixed maximum liquid
pennanently filler valve - Max.
level gauge not used 6.28.5.3
I mounted ASME liquid release after N/A N/A
during transfer (A) and (B)
containers on transfer of 4 cm3
operations
vehicles (0.24 in 3)
Does not exceed 4 cm3
During product
Transfer into (0.24 in3) from a hose
transfer or post N/A N/A 6.28.5.4 (A)
stationary ASME of nominal size 1 inch
transfer uncoupling
containers or smaller
2 of the hose, liquid
delivery valve and Does not exceed 15
product volume
nozzle cm 3 (0.91 in3) from a
released to the N/A N/A 6.28.5.4 (B)
combination hose of nominal size
atmosphere
laroer than 1 inch
Transfer into Do containers ofless than 2,001 gal (w.c.) have
stationary ASME an overfilling prevention device or another N/A N/A 6.28.5.4 (F)
containers annroved device?
maximum filling Do containers 2,001 gal (w.c.) or greater have a
limit N/A N/A 6.28.5.4 (E)
float Paw:re or other non-ventinP" device?
Transfer into
stationary ASME Not used during routine transfer operations but
4 6.28.5.4
containers used to calibrate other non-venting liquid level N/A N/A
fixed maximum gauges in the container
(C) and (D)
linuid level oauoe
Note: 1) If the facility does not have a particular feature described in items 2 or 3, wnte "NA" in both the "Yes"
and "No" columns corresponding to its row.
If separation distance reductions are intended, check

marks made in the "No" column of either Form 5.6 or
Form 5.7 must be addressed and brought into
compliance with the specific edition of NFPA 58 that
the facility was constructed to.
A-10
Form 6.1
Evaluation of Physical Protection and Other Measures
A B C D E F
Installed in the NFPA58
Item facili ? Section
# Features
Reference
Yes No
2014 Edition
Provide lighting for nighttime operations to illuminate storage
Lighting! X 6.19.5
containers, container bein loaded, control valves, and other e ui ment
Protection against vehicular (traffic) impacts on containers, transfer
piping and other appurtenances is designed and provided
Vehicle impact 6.6.1.2 and
2 commensurate with the size of vehicles and type of traffic in the X
protection
facility. Example protection systems include but not limited to 6.9.3.10
(1) Guard rails, (2) Steel bollards or crash osts, (3 Raised sidewalks.
Protection against
Provide protection against corrosion where piping is in contact with 6.9.3.11,
3 supports or corrosion-causing substances. X 6.9.3.14
corrosion
Is an industrial type or chain link fence of at least 6 ft. high or

equivalent protection provided to enclose (all around) container
X 6.19.4.2
appurtenances, pumping equipment, loading and unloading and
container fillin facilities?
Are at least two means of emergency accesses (gates) from the
enclosure provided?
Perimeter Fence
NOTE: Write "NA" (not applicable) if: X
4A 6.19.4.2 (A)
(i) The area enclosed is less than 100 ft2 , or
(ii) The point of transfer is within 3 ft. of the gate, or
containers are not filled within the enclosure
Is a clearance of at least 3 ft. all around to allow emergency access to X
the re uired means of e ress rovided?
6.19.4.2(B)
If a guard service is provided, does this service cover the LP-Gas plant
and are the guard personnel provided with appropriate LP-Gas related 6.19.4.3
Guard Service N/A N/A
trainin , er section 4.4 ofNFPA 58?
Are Lock-in-Place devices provided to prevent unauthorized use or

Lock-in-Place
4B operation of any container appurtenance, system valves, or equipment N/A N/A 6.19.4.2 (C)
devices
in lieu of the fence re uirements above?
Note: Fill only items 1, 2, 3, and 4A or 4B. Indicate with "NA" when not filling the "Yes" or "No" column.
t Indicate with "NA" if the facility is not operated at night.
A - 11
Form 6.2
Assessment of Sources of Ignition and Adjacent Combustible Materials
A B C D E
Is the Facility NFPA58
Sources of Ignition and Requirements
com• liant? Section
# Pertaining to Adjacent Combustible
Reference
Materials Yes No
12014 Edition)
Are combustible materials not closer than
I X 6.4.4.3
IO ft. from each container?
Is a distance at least 20 ft. provided between
containers and tanks containing flammable
2 X
liquids with flash point less than 200 °F 6.4.4.6
(e.e:., _gasoline. diesel)?
Are electrical equipment and wiring installed per
3
Code reauirements? X 6.23.2
Is open flame equipment located and used
4
according: to Code? X 6.23.3.1
Are ignition control procedures and requirements
5 during liouid transfer onerations complied with? X 7.2.3.2
Is an approved, portable, dry chemical fire
6 extinguisher of minimum capacity 18 lbs. and X 6.27.4.2
havinP a B:C rating nrovided in the facility?
Is an approved, portable, dry chemical fire
extinguisher of minimum capacity 18 lbs. and 9.3.5 and
7 X
having a B:C rating provided on each truck or 9.4.7
trailer used to trancnort nortable containers?
Is the prohibition on smoking within the facility 7.2.3.2 (B) and
8 X
premises strictly enforced? 9.4.10
Note: Insert 'tNA" m both "Yes" and "No" columns of any items that are not apphcable.
A- 12
Form 6.3
Separation Distances from Containers to Buildings, Property Lines that can be
Built upon, Inter-container Distances, and Aboveground Flammable or
Combustible Storage Tanks
A B C D E F G
Container Is the
Separation between
Size Minimum Facility NFPA 58 Section
a property line, important building or
# Range in Distance com liant? Reference
other property and the nearest
gal (ft.) (2014 Edition)
/W.C.) container which is Yes No
501 Above Ground 25 X

I
through Underground or Mounded 10 N/A N/A
2,000 Between containers 3 X
2,001 Above Ground 50 X
2 through Underground or Mounded 50 N/A N/A
30,000 Between containers 5 X
Above Ground 75 N/A N/A
6.3.1,
30,001 Underground or Mounded 50 N/A N/A 6.3.2
3 through ¼ sum of and
70,000 Between containers
diameters Table 6.3.1.1
of adjacent N/A N/A
containers
Above Ground 100 N/A N/A
70,001 Underground or Mounded 50 N/A N/A
4 through ¼ sum of
90,000 Between containers diameters
of adjacent N/A N/A
containers
Separation distance between a LP-Gas
All sizes
greater
container and an above ground storage
5 tank containing flammable or 6.4.4.6 and
than 125 20 X
combustible liquids of flash points below 6.4.4.7
gal
200 °F.
Note:
..
If any of the contamer sizes md1cated m the above form are not present m the fac1hty,
enter "NA" in both Yes and No columns.
If the LP-Gas plant is provided with every one of the redundant and fail
safe product control-design equipment indicated in Form 5.6, then the
minimum distance in column D of Form 6.3 can be reduced to 10 feet for
underground and mounded containers of water capacity 2,001 gal to 30,000
gal.
A-13
Form 6.4
Separation Distances between Points of Transfer and other Exposures
A B C D E F G
Check if Minimum
Type of Exposure within or outside the facility com11iant? Section
# exposure Distance
boundary Reference
is present (ft) Yes No
(2014 Edition\
Buildings, mobile homes, recreational vehicles,
I and modular homes with at least I-hour fire-rated IO X
walls
Buildings with other than at least I-hour fire-rated
2 25 X
walls
Building wall openings or pits at or below the
3 25 X
level of the noint of transfer
4 Line of ad;oining nronertv that can be built upon 25 X
Outdoor places of public assembly, including
5 50 X
school vards, athletic fields, and n]awrounds
From points of transfer
Public ways, including
in LP-Gas dispensing
public streets, IO X
6 highways,
stations and at vehicle Table 6.5.2.1
fuel disnensers
thoroughfares, and
From other points of
sidewalks 25 X
transfer
7 Drivewavs 5 X
8 Mainline railroad track centerlines 25 X
9 Containers other than those bein• filled 10 X
Flammable and Class II combustible liquid
10 dispensers and the fill connections of non- 10 X
stationary containers
Flammable and Class II combustible liquid
II aboveground containers and filling connections of 20 X
underP-round containers
LP-Gas dispensing device located close to a
12 10 X
Class I liouid disnensin• device
..
NOTE: Place a check mark m column C agamst an exposure that 1s present m or around the fac1hty. Ftll columns
E or F for only those rows for which there is a check mark in column C.
If the facility contains low emission transfer equipment (i.e., all equipment identified in
Form 5.7 are installed and are in working order), then the minimum separation distances
in column D of Form 6.4 can be reduced to one half of the indicated values.
If the containers in the LP-Gas facility are provided with SPECIAL

PROTECTION MEASURES, then continue the analysis below.
Otherwise skip Forms 6.5 and 6.6 and go to Form 6.7. Also see
Chaoter 9.
A- 14
Form 6.5
Special Protection Measures - Passive Systems
A B C D E
comoliant? Section
Special Protection
# Question Reference
Option
Yes No (2014
Edition)
Insulation provided on each of the N/A N/A 6.27.5.1
containers?
1 Container Insulation
Insulation material complies with the 6.27.5.1 and
N/A N/A
requirements ofNFPA 58? 6.27.5.2
Each container in the facility is mounded? N/A N/A 6.27.5.3
Mounding of
2
containers Mounding complies with each requirement 6.6.6.3 and
under section 6.6.6.3 ofNFPA 58? N/A N/A
6.27.5.3
Each container in the facility is buried? N/A N/A 6.27.5.4
Burying of
3 Buried containers comply with each
containers
requirement under section 6.6.6.1 ofNFPA 6.6.6.1 and
N/A N/A 6.27.5.4
58.
Form 6.6
Special Protection Measures - Active Systems

Special
com liant? Section
# Protection Question
Option Reference
Yes No
(2014 Edition)
Are fixed water spray systems, complying with
NFPA 15 1 requirements, used for each N/A N/A 6.27.6.1
container in the facility?
Water spray
1 Do fire responsive devices actuate water spray
systems N/A N/A 6.27.6.2
svstem automaticallv?
Can the water spray systems be actuated
manually also? N/A N/A 6.27.6.2
Are the monitor nozzles located and arranged
so that the water stream can wet the surfaces of N/A N/A 6.27.6.3
all containers exnosed to a fire?
Can the water stream from a monitor nozzle
reach and wet the entire surface of, at least, one
halfof a length from one end of each of the N/A N/A 6.27.6.3
Monitor nozzle
2 containers it is desi,gned to protect?
systems
Do fixed monitor nozzles comply with NFPA 6.27.6.1
15 1 reouirements? N/A N/A
Do fire responsive devices actuate the monitor 6.27.6.2
nozzles? N/A N/A
Can the monitor nozzles be actuated manually 6.27.6.2
also? N/A N/A
1. See discussion in Section 8.2.
2. Refer to Chapter 8 for a discussion on NFPA 15, Standardfor Water Spray Fixed Systems for Fire Protection.
A-15
Form 6.7
Protection Against Vehicular Impact
Is physical NFPA 58 Section

protection Type of physical Reference
# System Protected provided? protection installed (2014 Edition)
Yes No
1 Storage containers X Bollards 6.6.1.2, 6.6.6.l(B),

6.6.6.!(C),
2 Transfer stations X Bulkheads 6.9.3.10 and
6.25.3.13
3 Entryway into plant X Locked gates
Bollards will be filled with concrete.

Bulkheads will be filled with concrete.
Gates will be closed and locked when the facility is unattended.
A- 16
Form 7.1
Types of Occupancies<1l Near or Surrounding the LP-Gas Facility
Is Occupancy
Model# Hazard located within the
Type of Occupancies from Distance<2> hazard distance
Table 7.1 (feet) from the Facilitv?
Yes No
Assembly Occupancies (Places of worship, Libraries,
Theaters and Auditoriums, Food or Drink Bars, Sports
Stadiums, Amusement Parks, Transportation Centers, etc., 2g 284' X
with 50 or more neonle).
Institutional Occupancies (Elderly Persons' Homes or
Nursing Homes, Hospitals, Alcohol & Drug Rehabilitation 2g 284' X
Centers, Prisons).
Educational Occupancies (Elementary Schools, Day Care
facilities, etc.).
2g 284' X
NOTES: (1) Different types of occupancies are defined in NFPA 5000.
(2) Table 7.1 provides a number of scenarios that can result in propane release, and the resulting area
exposed, for different ignition mechanisms. Determine the scenarios that are applicable to the
facility, for the quantities that can be released, and enter the greatest value from Table 7.1. Use the
hose diameters and length that will be used at the facility if they differ from the ones in Table 7.1
and recalculate the hazard distances using a spreadsheet method that is available at npga.org.
Some scenarios may not be applicable to an installation because of other mitigation measures
implemented, such as a hose management procedure to minimize the possibility of hose failure.
A- 18
Form 7.2
Exposure to LP-Gas Facility from External Hazards
A B C D
Hazard exists
Item to the LP-Gas
Type of Neighboring Operation Facilitv
#
Yes No
Petroleum and other hazardous material storage, wholesale
1 X
dispensine:, etc.
2 Metal cuttin,, weldin,, and metal fabrication X
3 Industrial manufacturinf! that can nose external hazards X
Ports, rail yards and trans-shipment terminals handling
4
flammable and exolosive materials X
Other operations that may pose hazards (gasoline and other
5 hazardous material dispensing stations, fertilizer storage, X
etc.)
Note: If a particular activity mdicated in column B does not exist, fiH both "Yes"
and "No" columns with "NA."
Where a "Yes" has been checked in either Form 7.1 or Form 7.2:
1. For an existing facility, communicate this information to local
emergency responders for inclusion in their emergency planning.
2. For a proposed facility, implement the actions indicated in Chapter 9.
A- 19
Warrenton Fire Dept.
William Hayes
Lieutenant
5-25-2018
Gary Sly
5
10 - 15
10 - 15
10 - 15
10 - 15
10 - 15
10 - 15
2
Warrenton Fire Dept. Comp. #1 1.5 2 4 7.5
Warrenton Training Center F.D. 1.5 2 8 11.5
New Baltimore Fire Dept. 1.5 2 15 18.5
Remington Fire Dept. 1.5 2 17 20.5
Form 8.3
Water Flow Rate and Total Water Volume
Required to Cool Containers Exposed to a Fire
A B C D E F G H
Total Surface Surface Area o Water flow Number of

ASME Total Water Total volume of
Area of each each container rate required containers of
Item# Container 1 flow rate water required for
Container to be Cooled per container the size
Size (gallons) required (gpm) JO min (gal)
(ft2) (ft2) (gpm) indicated*
500 86 43 10.8
1.000 172 86 21.5
2.000 290 145 36.3
4,000 374 187 46.8
6,500 570 285 71.3
9,200 790 395 98.8
12,000 990 495 123.8
18,000 1.160 580 145
30.000 1.610 805 201.3 2 402.6
45,000 2,366 1,183 295.8
60,000 3,090 1,545 386.3
90,000 4,600 2,300 575
Other Size 0 0.0
Calculated water flow rate for
2a container protection 402.6
Water flow rate rounded up to

2b nearest multiple of 125 500
Water for firefighter

3 protection, if required ✔ D 250
Total water flow rate and
4 volume 750 7,500
Note: Column D = (112) x Column C Column E = 0.25 (gpm/ft2) x Column D;
Column G = Column F x Column E Column H= IO x Column G
Line 2a, Column G and Column H are the sum of numbers in each row above line 2 of each column.
Line 4, Column G and Column Hare the sum of numbers in rows 2b and 3.
:f Consider only three containers for water supply evaluations even if the number of containers in a group is
more than three. See Section 8.2.
ASME container approximate dimensions.
The total water requirement for the facility is indicated in item 4, column G
(water flow rate) and column H (total water volume or quantity) of Form 8.3. If
multiple groups of containers are present in the facility, repeat the calculations
in Form 8.3 for each group of containers. The total water requirement for the
facility is the largest value for any single group of containers.
A-22
Form 8.4
Evaluation of Water Availability in or Near the LP-Gas Facility
A B C D
Item# Water from... Available? Quantitative information
Distance from
Available
Container( s)
water flow
Hydrant on which
rate from all
data water will be
Public supply or from another hydrants'
applied
piped-in supply through one or (gpm)
1
more fire hydrants in or near the
D✔ Yes ONo (feet)
facility. Hydrant 1 953' 1,971 gpm
Hydrant 2 1160' each.
3,942 gpm
Hydrant 3 total.
Distance to water source = --
2
A nearby static water source
(stream, pond, lake, etc.).
D Yes ONo
✔ Time to set up relay = �- minutes
Rate of deliverv - onm
Only through mobile water tanker
3
shuttle.
D
✔ Yes ONo Time to set up shuttle = __20 minutes
Sustainable flow rate - 400 onm
..
0btam the available flow rate from the local mumc1pal water authonty or the entity that supplies water
to the hydrant or conduct a test to determine total available flow rate.
1. For an existing facility, communicate this information to

local responders for inclusion in their emergency
planning.
2. For a proposed new facility, refer to Chapter 9.
A-23
Form 9.1
Analysis Summary on Product Control and Local Conditions of Hazard
A B C D E
Item Number of
Reference
Chapter Title Section & Title "No"
# Form#
checked
5.1 Product Control in
5.1 or 5.2i 0
Containers
5.3 0
Product Control Measures in
1 5.4 0
Containers & Transfer Piping 5.2 Product Control in
5.5 0
Transfer Piping
5.6 0
5.7 0
6.1Physical Protection
6.1 0
Measures
6.2 Ignition Source
6.2 0
Control
6.3.1 Separation distances;
Analysis of Local Conditions Container and 6.3 0
2
of Hazard outside exposures
6.3.2 Separation distances;
Transfer points and 6.4 0
outside exnosures
6.4 Special Protection 6.5 0
Measures 6.6 0
§ The number of "No" for Fonns from Chapter 5 is the difference between the required number of appurtenances
according to NFPA 58-2011, and a lesser number found to be actually installed on the container or the transfer
piping.
If, in any row of column E ("No") of Form 9.1, the entry number is greater than
zero, the proposed LP-Gas facility is not in compliance with the requirements of
NFPA 58-2014 for product control appurtenances or other safety measures. The
design of the proposed facility must be modified to conform to the code
requirements. In addition, the following items should be noted.
• If there are any "No" checks in Form 6.3, then the separation distance
requirements for containers are not satisfied. An option that may be
considered is the reduction in separation distance to 10 feet for underground
and mounded containers by providing "Redundant and Fail-Safe Product
Control Measures." In this case, complete Form 9.4 below to ensure that each
requirement of "Redundant and Fail-Safe Product Control Measures" is
provided.
• If there are any "No" checks in Form 6.4, then the separation distance
requirements for transfer points are not satisfied. In this case, relocate the
transfer points so that the separation distances conform to the code
requirements or provide the Low Emission Transfer Equipment. Complete
Form 9.5 below and ensure that all requirements for Low Emission Transfer
Equipment are fulfilled.
A-24
Form 9.2
Analysis Summary on Exposure from and to the LP-Gas Facility
A B C D E
Number of
Item Reference
Chapter Title Section & Title
Form#
"Yes"
#
checked
7.1 Exposure to off-site
properties and persons from 7.1 0
Exposure to and from Other in-olant propane releases
I
Properties
7.2 Exposure to propane facility
7.2 0
from external events
If the entry number in column E ("Yes"), Form 9.2 corresponding to Form

7 .1 is greater than zero, consider one or more of the following design
alternatives:
1. Consider moving the container or the transfer point to a different

location, if possible and space exists, so that the property or the person
is beyond the hazard distance.
2. Provide "Redundant and Fail-safe Product Control Measures."
Complete Form 9.4 to ensure compliance.
3. Institute other technical measures such as installing gas and flame
detectors (connected to facility shutdown systems), sounding alarm
outside facility premises, etc.
4. Institute administrative controls such as additional training for
personnel, more frequent inspections of hoses and transfer piping, etc.
If the entry number in column E ("Yes"), Form 9.2 corresponding to Form

7 .2 is greater than zero, consider one or more of the following design
alternatives:
1. Implement procedures to monitor neighboring activity.

2. Install means in the adjacent plant to shut down the LP-Gas plant in case
of an emergency in that plant.
A-25
Form 9.3
Analysis Summary on Fire Department Evaluations
A B C D E F
Number Number of
"zeros" "Yes',
Item entered in checked in
Reference
Chapter Title Section & Title ColumnC, Column C
# Form#
Lines 6 of Form 8.4
through 8 of
Form8.l
Fire department 8.1 Data on the Fire
8.1 0
capability, adequacy De artment
of water supply and 8.2 Fire response water
2 8.4 2
Emergency Plannin needs and availabilit
If the entry number in row 1, Column E of Form 9.3 is greater than zero,
consider one or more of the following design alternatives:
1. Discuss with the local Fire Department the needs of the LP-Gas facility
and the evaluation results on the capability and training inadequacies of
the Department.
2. Consider developing a cadre of personnel within the LP-Gas facility to
respond to emergencies.
3. Institute container special protection system based on active protection
approaches or passive approaches. Complete Form 9.6 and Form 9.7
below.
If the entry number in row 2, Column F of Form 9.3 is equal to zero, consider
one or more of the following design alternatives:
1. Provide special protection (other than water spray or monitor systems) to

containers, satisfying the requirements of section 6.27.5 of NFPA 58,
2014 edition. Complete Form 9.6 to ensure compliance.
2. Consider implementing the various options indicated in Table 9.1.
A-26
Form 9.4
Redundant and Fail-Safe Design for Containers
A B C D E F
Proposed for the NFPA58
Item facilitv? Section
Description Features
# Reference
Yes No
(2014 Edition)
Appurtenances, redundant fail-safe
Container sizes for which
1 the appurtenances are
equipment and low emission transfer 6.28.3 and
N/A N/A
provided
lines are provided for each container of 6.28.4
water canacity 2,001 val to 30,000 oal.
Liquid or vapor withdrawal
Internal valve with internal excess- 6.28.3.1 and
flow valve. X 6.28.3.2
2 (1-1/4 in. or larger)
Positive shutoff valve installed as
close as oossible to the internal valve. X 6.28.3.4
Internal valve with internal excess
flow valve or backflow check valve X 6.28.3.5
Liquid or vapor inlet (BCK).
3
Positive shutoff valve installed as
close as possible to the internal valve X 6.28.3.5
or the backflow check valve (BCK).
Flow Emergency shutoff valve installed in
into or the transfer hose or the swivel-type
out of piping at the tank car end. N/A N/A 6.19.2.6 (])
railroad
and 6.28.4.1
Railcar transfer tank car
4
Flow
Emergency shutoff valve or backflow
only
check valve (BCK) installed in the 6.19.2.6 (2)
into N/A N/A
transfer hose or the swivel-type piping and 6.28.4.1
railroad
at the tank car end.
tank car
Protection provided in accordance with
5 Cargo tank transfer X 6.28.4.1
6.28.4.1.
Automatic closure of all By thermal (fire) actuation. X 6.28.4.2
6 primary valves (IV & ESV) Actuated by a hose pull-away due to
in an emergency vehicle motion. X 6.28.4.2
Remote shutdown station within 15 ft.
of the ooint of transfer? X 6.28.4.3 (A)
Another remote shutdown station
between 25 ft. and 100 ft. of the X 6.28.4.3 (B)
transfer noint?
Manually operated remote
7 Shutdown stations will shut down
shutdown of!V and ESV
electrical power supply to the s
tran fer
equipment and all primary valves N/A N/A 6.28.4.3
/Internal and Emeroencv Valves).
Signs complying with the requirements
of6.28.4.3 (C) nrovided? DX D 6.28.4.3 (C)
Note: If your facility does not have a rail terminal, write "NA" in both the "Yes" column and the "No" column in
item 4 of the form in the railroad tank car row. Similar option is also available if there is no cargo tank
vehicle transfer station.
A-27
Form 9.5
Evaluation of Low Emission Transfer Equipment
A B C D E F
Proposed for NFPA58
Description Features
# Reference
Yes No
/2014 Edition)
Transfer into Delivery nozzle and
Fixed maximum
pennanently filler valve - Max.
1 liquid level gauge not 6.28.5.3
mounted ASME liquid release after N/A N/A
used during transfer (A) and (BJ
containers on transfer of 4 cm 3
operations
vehicles (0.24 in3)
Does not exceed 4
During product
Transfer into cm 3 (0.24 in3) from a
transfer or post N/A N/A 6.28.5.4 (A)
stationary hose of nominal size 1
transfer uncoupling
ASME containers inch or smaller
2 of the hose, liquid
delivery valve and Does not exceed 15
product volume
nozzle cm3 (0.91 in3) from a
released to the N/A N/A 6.28.5.4 (B)
combination hose of nominal size
atmosphere
lamer than 1 inch
Do containers less than 2,001 gal (w.c.) have
Transfer into
an overfilling prevention device or another N/A N/A 6.28.5.4 (F)
stationary ASME
annroved device?
3 containers
Do containers greater than 2,000 gal (w.c.)
maximum filling
have a float gauge or other non-venting N/A N/A 6.28.5.4 (E)
limit
device?
Transfer into
stationary ASME Not used during routine transfer operations
4 containers but may be used in calibrating other non� 6.28.5.4
N/A N/A (C) and (D)
fixed maximum venting liquid level gauges in the container
liauid level �auoe
Note: lfthe facility does not have a particular feature described in items 2 or 3, wnte "NA" in both the "Yes"
and "No" columns corresponding to its row.
A-28
Form 9.6
Special Protection Measures - Passive Systems
A B C D E
Proposed for NFPA58
Item Special Protection the facilitv? Section
# Qnestion
Option Reference
Yes No
/2014 Edition)
Insulation provided on each of the containers? N/A N/A 6.27.5.1
I Container insulation Insulation material complies with the 6.27.5.1 and
requirements ofNFPA 58? N/A N/A
6.27.5.2
Each container in the facility is mounded? N/A N/A 6.27.5.3
Mounding of
2
containers Mounding complies with each requirement 6.6.6.3 and
under section 6.6.6.3 ofNFPA 58? N/A N/A 6.27.5.3
Each container in the facility is buried? N/A N/A 6.27.5.4
3 Burying of containers
Buried containers comply with each 6.6.6.1 and
requirement under section 6.6.6.! ofNFPA 58. N/A N/A 6.27.5.4
Form 9.7
Special Protection Measures - Active Systems
Special Is the Facility NFPA58

Item com1 Hant? Section
Protection Question
# Reference
Option Yes No
(2014 Edition)
Are fixed water spray systems, complying with
NFPA 15 requirements, used for each container N/A N/A 6.27.6.l
in the facilitv?
Water spray
l Do fire responsive devices actuate water spray
systems N/A N/A 6.27.6.2
svstem automaticallv?
Can the water spray systems be actuated
manuallv also? N/A N/A 6.27.6.2
Are the monitor nozzles located and arranged
so that the water stream can wet the surfaces of N/A N/A 6.27.6.3
all containers exnosed to a fire?
Can the water stream from a monitor nozzle
reach and wet the entire surface of, at least, one
halfofa length from one end of each of the N/A N/A 6.27.6.3
Monitor nozzle
2 containers it is designed to protect?
systems
Do fixed monitor nozzles comply with NFPA
N/A N/A 6.27.6.l
15 fP.t1uirements?
Do fire responsive devices actuate the monitor
nozzles? N/A N/A 6.27.6.2
Can the monitor nozzles be actuated manually
also? N/A N/A 6.27.6.2
A-29

Town Planning Commission Agenda - 71718

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Town Planning Commission Agenda - 71718

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AGENDA

July 17, 2018

July 17, 2018

TO: Planning Commission

RE: DRAFT Minutes-June 19, 2018

AN ADJOURNED MEETING OF THE TOWN OF WARRENTON PLANNING

CALL TO ORDER AND ESTABLISHMENT OF QUORUM

Public Hearing was opened.

COMMENTS FROM THE COMMISSION

July 17, 2018

TO: Planning Commission

FROM: Brandie Schaeffer, Director Community Development

RE: SUP 2018-03 763 James Madison Highway

D. Site Location/Surrounding Land Uses

III. Planning Commission Review

VI. Staff Recommendation

4. I move an alternative motion.

TO: Planning Commission

FROM: Brandie M. Schaeffer

RE: Special Use Permit #2018-03, 763 James Madison Highway

A. Owner: Big Time, LLC

II. Outstanding Issues:

III. Staff Recommendation:

IV. Suggested Motions:

4. I move an alternative motion.

SUP #2018-03, 763 James Madison Hwy

SUP #2018-03, 763 James Madison Hwy

SUP #2018-03, 763 James Madison Hwy

SUP #2018-03, 763 James Madison Hwy

The following is a more detailed analysis of the application.

Comprehensive Plan Future Land Use Analysis

Transportation and Circulation Analysis

Water and Sewer Analysis

Staff Findings: All stormwater management will be addressed at site plan.

Article 2-19 – Fences and Walls

Article 3-4.12.4 – I District Lot Minimum Requirements

Other uses (Storage) 100’ 75% 40’ front, 0’ side, 0’ rear

Staff Findings: Lot coverage appears to be under the maximum 75%.

Article 9-14 Performance Standards for all Non-Residential Uses

The following agencies have reviewed the proposal.

Community Development Department

Zoning: Industrial (I)

Parcel ID: 6983-67-5171-000

© 2018 BOHLER ENGINEERING

PROP 6' CHAIN LINK FENCE

AREA OF SPECIAL USE PROJECT No.: V182038

PROP 30,000 GALLON TANK SU0

PROP LEASE LINE

8 WITH 3 STRAND BARBED WIRE

AASHTO 2004 (US)

(c) 2018 Transoft Solutions, Inc. All rights reserved.

(c) 2018 Transoft Solutions, Inc. All rights reserved.

PROP 6' CHAIN LINK FENCE TM

WITH 3 STRAND BARBED WIRE

PROP GATE PROP SITE LIGHT

28 BLACKWELL PARK LANE, SUITE 201

YOU CAN STOP HERE.

763 James Madison Hwy.

BCK is designed for this specific application. N/A N/A 6.12.4

Backflow A BCK is installed on each leg of a multi-leg piping

If the LP-Gas facility is designed using ALTERNATE PROVISIONS for the

5 Cargo tank Protection provided in accordance with 6.12 X 6.28.4.1

If separation distance reductions are intended, check