Planning Commission Date: November 13, 2019

Agenda Item Item No: 14.

TO: Planning Commission

FROM: Marc Jordan, Director Land Development & Community Services

Prepared By: Robert Eastman

SUBJECT: UN-77-19 (71917) WEST COAST LH2 (Public Hearing). Applicant: Air
Liquide Hydrogen Energy U.S., LLC. Request: A special use permit in an
M-2 (General Industrial District) to allow Hazardous Materials (475,000
gallons of Liquid Hydrogen). Location: Miners Mesa Industrial Park,
approximately 8,400 feet west-northwest of Las Vegas Boulevard North
and the Interstate 15 interchange. (APN 122-07-010-003). (For possible
action)

RECOMMENDATION: APPROVAL WITH CONDITIONS

PROJECT DESCRIPTION:
The applicant is requesting approval of a special use permit to allow the production and
storage of Hazardous Materials (475,000 gallons of liquid hydrogen). The property is
approximately 14.9 acres in area and is located approximately 8,400 feet west
northwest of the Las Vegas Boulevard North and the Interstate 15 interchange. Per the
letter of intent, the applicant intends to produce liquid hydrogen to supply the fuel cell
electric vehicle (FCEV) market in the western United States.

GENERAL INFORMATION:
Land Use Zoning Existing Use

Subject Heavy Industrial M-2, General Industrial District Undeveloped

Property

North Heavy Industrial M-2, General Industrial District Undeveloped

South Heavy Industrial M-2, General Industrial District Undeveloped

East Heavy Industrial (Clark Industrial (Clark County) Undeveloped

County)

West Open Land (Clark Open Space (Clark County) Undeveloped

County)

№05/117
 BACKGROUND INFORMATION:

Previous Action
On August 6, 2008, City Council approved the annexation No. 142 from Clark County to the
City of North Las Vegas.

RELATED APPLICATIONS:

Application #
Application Request
N/A

DEPARTMENT COMMENTS:
Public Works: See attached memorandum.
Police: No Comment.
Fire: See attached memorandum.

ANALYSIS
The applicant is proposing a large-scale production facility for liquid hydrogen. The
hydrogen from this facility, will be to support fuel cell vehicles and eventually expand
into forklifts and heavy-duty fleet trucks. Apex is a unique area of land, located in North
Las Vegas that was set aside by congress specifically for industrial uses. When
originally created the U.S. Congress recognized the need of industrial development and
the need to locate such development in an appropriate area further from residential
development within the Las Vegas Valley. This area was created to promote the
economic development of the city by accommodating land uses that would be
inappropriate if located closer to residential area. This application for the storage of
hazardous materials (liquid hydrogen) is appropriate for the Apex area which is the
preferred location for this type of use.

The proposed site is located within the Miners Mesa Industrial Park. This is generally
located to the west-northwest of Las Vegas Boulevard and the interstate 15 interchange
or approximately 2.6 miles (13,800 feet) northeast of the Las Vegas Speedway. The site
is surrounded on all four sides by vacant land and is bounded by Clark County to the
east and west with City of North Las Vegas Apex Overlay areas to the north and south.
The proposed site is within the 8,000 foot buffer of the Nellis Air Force Base Jettison Hill
area. Jettison Hill is the area used by the Air Force to dispose of defective ordnance
used during training exercises. The proximity of the two uses is a concern, however,
with proper safeguards the uses can be compatible. The Comprehensive Land Use
designation for the site and surrounding areas is Heavy Industrial. Access to the site
will need to be created by the applicant, a road to the site currently does not exist. The
applicant is proposing to develop a private access road to the site.
The proposed development is a chemical plant with minimal buildings or indoor
facilities. The proposed plant appears similar in design to a fuel refinery or
petrochemical plant, with the addition of the large liquid hydrogen spherical shaped
tank. The plant contains seven individual components of the plant that will exceed 60
feet in height. Including three flares for off-gases at 115 feet in height; a hydrogen
purification tower (PSA drum) at 92 feet in height; a steam methane reformer (SMR) to
create the hydrogen gas at 82 feet in height; a cooling tower for the hydrogen at 78 feet
in the height; and the liquid hydrogen tank at 70 feet in height. The proposed plant
design is conceptual and may change depending on site conditions. Additionally, the
applicant is required to comply with all FAA requirements for the Apex Overlay District in
regards to height requirements for the structures built upon this site.

The proposed buildings appear to consist of attached metal modules similar to shipping
containers. The elevations indicate the building height is 12 feet. However, the other
production structures range in height from 70 feet to 115 feet. The building shall be
painted in earth tones or a color indigenous to the Las Vegas valley. The proposed
trash enclosure will be required to utilize the same colors as the primary building. This
will be reviewed during the building permit process.

The proposed site plan does not indicate the required perimeter landscaping. Projects
located in the Apex Overlay are required to have five (5) feet of landscaping adjacent to
public or private rights-of-way including the proposed access road. The required
landscaping should provide 30% ground coverage but is not required to have an
irrigation system. Additionally, the perimeter is fenced in by a six (6) foot chain link
fence which is a permitted material within the Apex Overlay District. This will be
reviewed during the building permit process.

Parking for an industrial use in the Apex Overlay requires one (1) parking space for
every 1,000 gross floor area and one (1) parking space for every 7,000 square feet for
the first 42,000 square feet, then one (1) space for every additional 42,000 square feet
of outdoor storage area. The proposed principal building is 4,000 square feet of floor
area for warehouse and office space with the outdoor storage area containing
approximately ten (10) acres. The site plan shows approximately 19 parking spaces.
The proposed use requires 15 parking spaces. Therefore, the site is in compliance with
the parking requirements.

The Fire Prevention Division has been working with the applicant and is in support of
the proposed special use permit. The applicant will be required to comply with all Fire
Code requirements. As part of the Fire Code is the NFPA Hydrogen Technologies
Code. This is part of the fire code that will directly impact the construction and safety of
the site and surrounding properties. Specifically, to protect neighboring properties, the
applicant is required to identify and demonstrate a blast zone and place the liquid
hydrogen tank within the property to contain any blast on this property specifically. This
will probably result in modifications to the design of the site, which will be reviewed
during the building permit process.
Requirements for Approval of a Special Use Permit

In accordance with the Zoning Ordinance, the Planning Commission may, by motion,
grant a special use permit if the Planning Commission finds, from the evidence
presented, that all of the following facts exist:

1. The proposed use is consistent with the Comprehensive Master Plan and all
applicable provisions of this Code and applicable State and Federal regulations;

2. The proposed use is consistent with the purpose and intent of the zoning district
in which it is located and any applicable use-specific standards and criteria in
Chapter 17.20 of this Code;

3. The proposed use is compatible with adjacent uses in terms of scale, site design,
and operating characteristics (such as, but not limited to, hours of operation,
traffic generation, lighting, noise, odor, dust, and other external impacts);

4. Any significant adverse impacts anticipated to result from the use will be
mitigated or offset to the maximum extent practicable; and
5. Facilities and services (including sewage and waste disposal, water, gas,
electricity, police and fire protection, and roads and transportation, as applicable)
will be available to serve the subject property while maintaining adequate levels
of service for existing development.

Staff has no objections to the proposed use. The proposed use should be compatible
with the surrounding area, and compatible with the City’s zoning classification.
Furthermore, with the correct safety standards and procedures the proposed use should
not have any negative impacts on the surrounding properties.

CONDITIONS:

Planning and Zoning:

1. Unless expressly authorized through a variance, waiver or another approved

method, this development shall comply with all applicable codes and ordinances.

Public Works:

2. All known geologic hazards shall be shown on any preliminary development

plans and civil improvement plans submitted to the City. Subsequent
identification of additional hazards may substantially alter development plans.

3. Approval of a drainage study is required prior to submittal of the civil improvement

plans.
ATTACHMENTS:
Public Works Memorandum
Fire Prevention Memorandum
Letter of Intent
Site Plan
Elevations
Clark County Assessor’s Map
Location and Zoning Map