The tragedy in Ellison Bay that devastated a family and caused untold suffering presents an opportunity to discuss the ramifications of unregulated development in Door County north of Sturgeon Bay. Virtually all of this area is exclusively dependent upon liquid petroleum gas (LPG) otherwise known as propane. Natural gas (methane) provides the heating fuel for most residences and multiple dwelling complexes in Sturgeon Bay, unlike northern Door. Both propane and methane are flammable and explosive under specific conditions and , therefore. utmost caution must be used to avoid disastrous accidents. The properties and distribution systems for propane differ substantially from methane, and these differences create a need for very specific codes and regulations regarding residential propane use in Door County as well as the rest of Wisconsin that are currently insufficient or lacking.
LPG is stored as liquid at elevated pressures and very low temperatures in pressure vessels (tanks) that are either above ground or buried. The tanks, typically constructed from welded steel plate (newer designs also use fiberglass) are designed to operate safely under these conditions. Liquid propane is discharged upon demand from the tanks as pressure regulated gas, and it is then piped into your home to the appliances that require the fuel. The storage tanks are typically 500 to 1,000 gallon capacity and are filled up to 80% to allow for expansion as a safety factor. Tanks are sited according to the contractors discretion, and and are stand-alone placements on individual properties. The tanks are either buried or above ground. The piping is generally buried up to the building it serves.
Unlike regulations for siting of heating oil and gasoline tanks for gas stations and individual farm use, the residential propane regulations in Wisconsin, and Door County, are very lax. Individual building contractors and their subcontractors are responsible for siting and installation. The piping from the tank or tanks is also the contractor's decision. We depend upon the contractor's skill and training to ensure a safe installation. Fortunately most are qualified and licensed for the work. Nonetheless, independent regulatory oversight is lacking and record keeping pertaining to the installations are not adequately documented in most cases.
Natural gas is piped from central distribution centers as a gas (not liquid as for propane), and distributed to homes and businesses through a network of underground piping that is controlled by the operating utility company in the area. Federal and state safety regulations are strictly enforced and monitored. The gas pressure in typical pipelines is regulated so that operating pressures are held well within safe limits. The local gas company is responsible for certifying the installation and usually does the necessary work under strict regulations and worker training requirements. Thorough documentation of municipal installations is mandated and utility companies are responsible for continuous monitoring and safety inspections.
Some states impose strict siting requirements and documentation for all propane installations. Wisconsin does not.In Wisconsin, propane systems which utilize tanks smaller than 1,100 gallons are typically exempt from any regulations or code oversight. This means that virtually all residential propane installations in northern Door County are not subjected to regulatory codes. This is also the situation in the remainder of Wisconsin unless the local community imposes specific codes and zoning requirements. Commercial propane installations such as the storage facilities in Sister Bay and Green Bay are subjected to state and federal oversight and regulation, as are transport trucks and railroads that are governed by strict federal safety regulations.
In summation, residential and resort usage of propane in Door County are essentially unregulated and subjected only to the independent discretion of the property owner and the contractors responsible for the installation. Is this practice capable of ensuring the necessary level of safety?
Door County, especially northern Door, has grown from a small cottage and farming community to a prime resort area during the last 50 years. Originally, the cottages and residences were spread apart, and usually occupied several acres of land. Condo and resort developments during the last 20 to 30 years have increased the density of residences. High density developments now are the rule in Door County, especially where resort condominiums are located. In virtually every community in northern Door, multiple occupancy developments (MODs) are now commonplace. The higher density dwellings creates a need for regulations governing the placement and installation of LPG systems that were less necessary when the dwelling desity was much low. The rocky terrain in Door County also creates special situations since blasting for constuction can accidently damage or rupture underground propane pipes in close proximity. This requires limitations on the location of propane installations if blasting is required.
Most of the MODs utilize propane to provide heat and amenities such as artificial fireplaces. The propane installations usually employ buried tanks that are not governed by any state or federal regulations, and are totally dependent upon the developers choice of construction materials and installation practices. This must be rectified if we expect to avoid catastrophes in the future. The state and county must take action to regulate the design and installation of ALL propane installations, especially buried tank installations serving MODs.
The state of Oregon can be used as a model for regulation and documentation of propane installations for all residential use. Oregon recognized the potential danger of unregulated installations of buried and above ground LPG tank installations. There,under the auspices of the Office of State Fire Marshall permits and documentation are required for the istallation of all propane systems. Admisistrative codes are enforced by Oregon for public safety. Relevant information can be accessed at: http://www.oregon.gov/OOHS/SFM/LPG_Program.shtml Specific siting requirements and materials are mandated including a tracer wire that permanently marks the locations of underground tanks and pipes so that accidental fires and explosions caused by the inadvertent severing of a line can be avoided. Relevant documents can be accessed from the above website.
The surviving victims of the Ellison Bay tragedy will never totally recover from their personal losses. However, we in Door County can recognize them by enacting suitable regulations and documentation of all future propane installations. Grandfathered systems should also be subjected to mandatory inspections and site maps depicting installation details insofar as they are possible. Our state would be wise to enact the Oregon practice for all new underground LPG installations.
The aftermath of the Ellison Bay tragedy can be constructive if our state and community moves forward with effective regulatory actions. We owe this to the victims of this tragedy.
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Zeep
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