In 1987 the Board of
Directors, mistakenly, believed that the Property Owners Association could
not enforce the screening of propane tank requirement because of a 10 foot
requirement stated in the fire code regarding the use of combustible
material. Consequently, staff members of Pagosa Lakes POA were
instructed to disregard the requirement in the PLPOA Master Declaration of
Restrictions which state:
“Every tank for the
storage of fuel installed outside any building in the Subdivision shall be
either buried below the surface of the ground or screened to the
satisfaction of the Committee by fencing or shrubbery.”
The Association is
required by law to obey the Declaration of Restrictions thus,
homeowners are responsible for adhering to the
Declarations and all applicable laws regarding propane tanks. The
International Fire Code was adopted by the Pagosa Fire Protection
District. The Code mandates and the Colorado State Forest Service suggests
locating propane tanks a minimum of 10’ from any combustible materials,
including shrubbery and ground cover. NFPA Guidelines require a 3’
minimum clearance on all sides of the tank for service access. If a solid
non-combustible wall is constructed around a tank, vents at the low point
of the wall must be provided, to allow for the escape of any fuel vapor
that may have vented from the tank. If a screen constructed from
combustible material is used, it is recommended that a 10’ distance be
maintained away from the tank. Covering the top of the tank is
prohibited!
Homeowners are allowed to adhere to the screening
rule by implementing one of the many suggested methods approved by the
PLPOA:
1. Burial of the tank - The Propane tank must be
owned by the property owner and the containment pit must meet state
standards and be approved by the Environmental Control Committee
(ECC).
2. Placing the tank behind a building, residence or
topographical feature is acceptable as long as the tank is not visible
from the street of the address of the residence.
3. Painting your propane tank- The Propane tank
must be owned by the property owner, the color must be of earth tone color
and approved by the Environmental Control Committee
(ECC).
4. A constructed screen can also be used. However,
please follow the guidelines stated above and an application will need to
be submitted and approved by the Environmental Control Committee
(ECC).
5. Shrubbery may be used, however, it must screen
the tank completely year-round. As stated above, The Fire Code requires a
10’ minimum distance from all combustible
materials.
We are sending this notice to you now, so that you
can give this some thought and have a plan for implementation by the
spring. We respectfully request that the propane tank on your property be
screened or a plan is communicated to us and necessary applications are
submitted to our office by May 24th, 2018. Please be sure the tank and all
improvements are located within your own property boundaries before making
any improvements. If the tank or any improvements are placed within a
utility easement, be aware that if a utility company ever needs access to
that easement you will be responsible for any repairs, rebuilding or
replacement of these improvements if they are in the way of the utility
company doing their work. If, by May 24th, we have
not heard from you or the tank is not screened, we will be initiating the
process for an issue of non-compliance.
If you have any
questions regarding this letter or the requirements, please contact our
office for clarification. Malicia@plpoa.com (970)731-5635 ext.
203
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Wednesday, December 27, 2017
Propane Tanks in PLPOA
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