HomeMy WebLinkAbout20133000.tiffLAND USE APPLICATION
SUMMARY SHEET
Planner: Kim Ogle
Case Number: USR13-0045 Hearing Date: October 15, 2013
Applicant: Robert & Phylis Brown do Clean Energy Collective
Site Address: 7360 County Road 54, Johnstown, CO 80534
Request: A Site Specific Development Plan and Use by Special Review Permit for any use
permitted as a Use by Right, an Accessory Use, or a Use by Special Review in
the Commercial or Industrial Zone Districts, (577kW Community Solar Garden)
provided that the property is not a Lot in an approved or recorded subdivision plat
or lots parts of a map or plan filed prior to adoption of any regulations controlling
subdivisions in the A (Agricultural) Zone District
Legal Description: Lot B of Recorded Exemption No. RE -2496 being part of the West one-half of
Section 29, Township 5 North, Range 67 West of the 6th P.M., Weld County, CO
Location: South of and adjacent to County Road 54; West of and adjacent to County Road
15.5
Size of Parcel:
Parcel Number:
16.24 acres +/-
0957-29-0-00-048
POSSIBLE ISSUES SUMMARIZED FROM APPLICATION MATERIALS
The criteria for review of this Special Review Permit is listed in Section 23-2-220 of the Weld County
Code.
The Department of Planning Services' staff has received responses from the following agencies:
Without Comments:
Weld County Zoning Compliance referral dated August 15, 2013
West Greeley Soil Conservation District referral dated August 15, 2013
Little Thompson Water District referral dated August 15, 2013
State of Colorado, Department of Parks and Wildlife referral dated August 18, 2013
Town of Milliken referral dated August 21, 2013
City of Greeley referral dated September 9, 2013
With Comments:
Weld County Sheriff's Office referral dated August 19, 2013
Weld County Department of Public Works referral dated August 27, 2013
Weld County Department of Building Inspection referral date September 3, 2013
Weld County Department of Public Health and Environment referral dated September 4, 2013
The following agencies have not responded:
Town of Johnstown
Town of Windsor
Larimer County Planning
Johnstown Fire Protection District
Union Pacific Railroad
Great Western Railroad
USR13-0045, Clean Energy Collective, Page 1
SPECIAL REVIEW PERMIT
ADMINISTRATIVE REVIEW
Planner: Kim Ogle
Case Number: USR13-0045 Hearing Date: October 15, 2013
Applicant: Robert & Phylis Brown do Clean Energy Collective
Site Address: 7360 County Road 54, Johnstown, CO 80534
Request: A Site Specific Development Plan and Use by Special Review Permit for any use
permitted as a Use by Right, an Accessory Use, or a Use by Special Review in
the Commercial or Industrial Zone Districts, (577kW Community Solar Garden)
provided that the property is not a Lot in an approved or recorded subdivision plat
or lots parts of a map or plan filed prior to adoption of any regulations controlling
subdivisions in the A (Agricultural) Zone District
Legal Description: Lot B of Recorded Exemption No. RE -2496 being part of the West one-half of
Section 29, Township 5 North, Range 67 West of the 6th P.M., Weld County, CO
Location: South of and adjacent to County Road 54; West of and adjacent to County Road
15.5
Size of Parcel:
Parcel Number:
16.24 acres +/-
0957-29-0-00-048
Narrative:
Clean Energy Collective of Boulder, is proposing to build, operate, and maintain a 577 kW community -
owned solar garden in the northwest portion of a 16 acre parcel. The 577 kW will consist of 2,455
individual panels which will be owned by the citizens and businesses of Weld County and
members of the Poudre Valley Rural Electric Association. The facility will be unmanned, with the
exception of site visits approximately two times per year for routine maintenance and inspection of the
facility. The panel arrays will be supported by a metal racking system which will be driven into
the ground. There will be minimal disturbance of the existing grade. The panel arrays will be
connected to an inverter which converts the direct current produced by the panels into alternate
current, which is then tied into the Poudre Valley Rural Electric Association's grid. The inverter is
housed in a wood frame structure that is open on the sides with a roof to protect the electrical
components. The projected life of this installation is fifty years.
THE DEPARTMENT OF PLANNING SERVICES' STAFF RECOMMENDS THAT THIS REQUEST BE
APPROVED FOR THE FOLLOWING REASONS:
1. The submitted materials are in compliance with the application requirements of Section 23-2-260
of the Weld County Code.
2. It is the opinion of the Department of Planning Services' staff that the applicant has shown
compliance with Section 23-2-220 of the Weld County Code as follows:
A. Section 23-2-220.A.1 -- The proposed use is consistent with Chapter 22 and any other
applicable code provisions or ordinance in effect. Section 22-2-20.1 A.Goal 9 states
USR13-0045, Clean Energy Collective, Page 2
"Reduce potential conflicts between varying land uses in the conversion of traditional
agricultural land to other uses." The parcel in review is a Lot of a Recorded Exemption
that was created without water rights and has historically been utilized as pastureland
and separation from the residence to other properties in the area. Section 22-2-20.1
A.Goal 9.5 (A.Policy 9.5) states "Applications for a change of land use in the agricultural
areas should be reviewed in accordance with all potential impacts to surrounding
properties and referral agencies." Further, Section 22-5-140.A AE.Goal 1. states "Support
and encourage research, development and use of alternative energy resources." Section
22-5-140. AE.Goal 1. (AE.Policy 1.5) states "Support the development and use of solar
energy." The Comprehensive Plan states that: "Alternative energy sources do not
replace the traditional sources of energy, rather, expanding global energy demands
require a "new energy economy" that supports and enhances traditional sources of
energy. This proposal has been reviewed by the appropriate referral agencies and it has
been determined that the attached Conditions of Approval and Development Standards
ensure that there are adequate provisions for the protection of the health, safety and
welfare of the inhabitants of the neighborhood and county.
B. Section 23-2-220.A.2 -- The proposed use is consistent with the intent of the A
(Agricultural) Zone District. Section 23-3-40.S of the Weld County Code provides for any
use permitted as a Use by Right, an Accessory Use, or a Use by Special Review in the
Commercial or Industrial Zone Districts, (577kW Community Solar Garden) provided that
the property is not a Lot in an approved or recorded subdivision plat or lots parts of a map
or plan filed prior to adoption of any regulations controlling subdivisions in the A
(Agricultural) Zone District.
C. Section 23-2-220.A.3 -- The uses which will be permitted will be compatible with the
existing surrounding land uses. The site is bordered by agricultural uses, To the north is
a farm and center pivot, to the east and south are residences on large tracts of land and
to the west is the Lakota Lakes Ranch PUD. From the approximate center of the solar
garden, residences to the north, east and south are located approximately 700 feet from
the facility, with the nearest residence to the west approximately nine hundred feet. Two
railroad corridors are adjacent to the property, the Union Pacific RR is located north of
the property and the Great Western RR is adjacent to the south. Staff has received no
letters, telephone calls, electronic mail from adjacent or surrounding property owners or
interested persons. Development Standards and Conditions of Approval will ensure that
this use will be compatible with surrounding land uses.
D. Section 23-2-220.A.4 -- The uses which will be permitted will be compatible with future
development of the surrounding area as permitted by the existing zoning and with the
future development as projected by Chapter 22 of the Weld County Code and any other
applicable code provisions or ordinances in effect, or the adopted Master Plans of
affected municipalities.
The site is located within the three (3) mile referral area of the City of Greeley, Town of
Johnstown, Town of Milliken, Town of Windsor and Larimer County. Staff received a
referral dated September 9, 2013 from the City of Greeley on August 21, 2013 from the
Town of Milliken who indicated no conflict with their interests, The Town of Johnstown,
Town of Windsor and Larimer County did not return a referral from any agency indicating
a conflict with their interests.
E. Section 23-2-220.A.5 -- The application complies with Chapter 23, Article V, of the Weld
County Code. The existing site is within the County -Wide Road Impact Fee Area and the
Capital Expansion Impact Fee area. Building Permits issued on the lot will be required to
adhere to the fee structure of the County -Wide Road Impact Fee and County Facility Fee
and Drainage Impact Fee Programs.
F. Section 23-2-220.A.6 -- The applicant has demonstrated a diligent effort to conserve
prime agricultural land in the locational decision for the proposed use. The applicant has
USR13-0045, Clean Energy Collective, Page 3
demonstrated a diligent effort to conserve prime agricultural land in the locational
decision for the proposed use. The U.S.D.A. Soils Maps of Prime Farmlands of Weld
County dated 1979 designated the soils as "Other Lands."
G. Section 23-2-220.A.7 — There is adequate provisions for the protection of the health,
safety, and welfare of the inhabitants of the neighborhood and County.
This recommendation is based, in part, upon a review of the application materials submitted by the
applicant, other relevant information regarding the request, and responses from referral entities.
The Department of Planning Services' staff recommendation for approval is conditional upon the
following:
1. Prior to recording the plat:
A. The applicant shall address the requirements of the Weld County Sheriff's Office, as
stated in the referral response dated August 19, 2013. Written evidence of such shall be
submitted to the Weld County Department of Planning Services. (Department of
Planning Services)
B. The plat shall be amended to delineate the following:
1. All sheets of the plat shall be labeled USR13-0045 (Department of Planning
Services)
2. The attached Development Standards. (Department of Planning Services)
3. The plat shall be prepared in accordance with Section 23-2-260.D of the Weld
County Code. (Department of Planning Services)
4. The applicant shall delineate the trash collection areas. Section 23-3-350.H of
the Weld County Code addresses the issue of trash collection areas. Areas used
for storage or trash collection shall be screened from adjacent properties and
public rights -of -way. These areas shall be designed and used in a manner that
will prevent trash from being scattered by wind or animals. (Department of
Planning Services)
5. County Road 54 is designated on the Weld County Road Classification Plan as
an arterial road, which requires 140 feet of right-of-way at full buildout. The
applicant shall verify and delineate on the plat the existing right-of-way and the
documents creating the right-of-way. All setbacks shall be measured from the
edge of future right-of-way. This road is maintained by Weld County.
(Department of Public Works)
6. County Road 15.5 is designated on the Weld County Road Classification Plan as
a local gravel road, which requires 60 feet of right-of-way at full buildout. The
applicant shall verify and delineate on the plat the existing right-of-way and the
documents creating the right-of-way. All setbacks shall be measured from the
edge of future right-of-way. This road is maintained by Weld County.
(Department of Public Works)
7. Show the approved access(es) on the plat and label with the approved access
permit number (will be provided). (Department of Public Works)
2. Upon completion of Condition of Approval #1 above, the applicant shall submit three (3) paper
copies or one (1) electronic copy (.pdf) of the plat for preliminary approval to the Weld County
Department of Planning Services. Upon approval of the plat the applicant shall submit a Mylar
plat along with all other documentation required as Conditions of Approval. The Mylar plat shall
USR13-0045, Clean Energy Collective, Page 4
be recorded in the office of the Weld County Clerk and Recorder by the Department of Planning
Services. The plat shall be prepared in accordance with the requirements of Section 23-2-260.D
of the Weld County Code. The Mylar plat and additional requirements shall be submitted within
one hundred twenty (120) days from the date of the Board of County Commissioners Resolution.
The applicant shall be responsible for paying the recording fee. (Department of Planning
Services)
3. In accordance with Weld County Code Ordinance #2012-3, approved April 30, 2012, should the
plat not be recorded within the required one hundred twenty (120) days from the date of the
Board of County Commissioners Resolution, a $50.00 recording continuance charge shall added
for each additional three (3) month period. (Department of Planning Services)
4. The Department of Planning Services respectfully requests a digital copy of this Use by Special
Review, as appropriate. Acceptable CAD formats are .dwg, .dxf, and .dgn (Microstation);
acceptable GIS formats are ArcView shapefiles or ArcGIS Personal GeoDataBase (MDB).. The
preferred format for Images is .tif (Group 4). (Group 6 is not acceptable). This digital file may be
senttomaps@co.weld.co.us. (Department of Planning Services)
5. Prior to Construction
A. If more than 1 acre is to be disturbed, a Weld County grading permit will be required prior
to the start of construction. (Department of Public Works)
6. The Use by Special Review activity shall not occur, nor shall any building or electrical permits be
issued on the property, until the Use by Special Review plat is ready to be recorded in the office
of the Weld County Clerk and Recorder. (Department of Planning Services)
USR13-0045, Clean Energy Collective, Page 5
SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Clean Energy Collective
USR-13-0045
1. A Site Specific Development Plan and Use by Special Review Permit, USR13-0045, for any use
permitted as a Use by Right, an Accessory Use, or a Use by Special Review in the Commercial
or Industrial Zone Districts, (577kW Community Solar Garden) provided that the property is not a
Lot in an approved or recorded subdivision plat or lots parts of a map or plan filed prior to
adoption of any regulations controlling subdivisions in the A (Agricultural) Zone District.
(Department of Planning Services)
2. Approval of this plan may create a vested property right pursuant to Section 23-8-10 of the Weld
County Code. (Department of Planning Services)
3. The operation shall comply with all applicable rules and regulations of local, state and federal
agencies and the Weld County Code. (Department of Planning Services)
4. All liquid and solid wastes (as defined in the Solid Wastes Disposal Sites and Facilities Act,
30-20-100.5, C.R.S., as amended) shall be stored and removed for final disposal in a manner that
protects against surface and groundwater contamination. (Department of Public Health and
Environment)
5. No permanent disposal of wastes shall be permitted at this site. This is not meant to include
those wastes specifically excluded from the definition of a solid waste in the Solid Wastes
Disposal Sites and Facilities Act, 30-20-100.5, C.R.S., as amended. (Department of Public Health
and Environment)
6. Waste materials shall be handled, stored, and disposed in a manner that controls fugitive dust,
fugitive particulate emissions, blowing debris, and other potential nuisance conditions.
(Department of Public Health and Environment)
7. Fugitive dust and fugitive particulate emissions shall be controlled on this site. (Department of
Public Health and Environment)
8. Adequate drinking (bottled water), toilet facilities (portable toilets) and hand washing units shall be
provided during construction of the facility. (Department of Public Health and Environment)
9. Should noxious weeds exist on the property, or become established as a result of the proposed
development, the applicant/landowner shall be responsible for controlling the noxious weeds,
pursuant to Chapter 15, Articles I and II, of the Weld County Code. (Department of Public Works)
10. The historical flow patterns and runoff amounts will be maintained on the site. (Department of
Public Works)
11. Building permit maybe required, per Section 29-3-10 of the Weld County Code. Currently the
following has been adopted by Weld County: 2012 International Codes; 2006 International
Energy Code; 2011 National Electrical Code; A building permit application must be completed
and two complete sets of engineered plans bearing the wet stamp of a Colorado registered
architect or engineer must be submitted for review. A geotechnical engineering report performed
by a registered State of Colorado engineer shall be required or an open hole inspection.
(Department of Building Inspection)
12. The property owner or operator shall be responsible for complying with the Design and Operation
Standards of Chapter 23 of the Weld County Code.
USR13-0045, Clean Energy Collective, Page 6
13. Necessary personnel from the Weld County Departments of Planning Services, Public Works,
and Public Health and Environment shall be granted access onto the property at any reasonable
time in order to ensure the activities carried out on the property comply with the Conditions of
Approval and Development Standards stated herein and all applicable Weld County regulations.
14. The Use by Special Review area shall be limited to the plans shown hereon and governed by the
foregoing standards and all applicable Weld County regulations. Substantial changes from the
plans or Development Standards, as shown or stated, shall require the approval of an
amendment of the Permit by the Weld County Board of County Commissioners before such
changes from the plans or Development Standards are permitted. Any other changes shall be
filed in the office of the Department of Planning Services.
15. The property owner or operator shall be responsible for complying with all of the foregoing
Development Standards. Noncompliance with any of the foregoing Development Standards may
be reason for revocation of the Permit by the Board of County Commissioners.
16. WELD COUNTY'S RIGHT TO FARM: Weld County is one of the most productive agricultural
counties in the United States, typically ranking in the top ten counties in the country in total
market value of agricultural products sold. The rural areas of Weld County may be open and
spacious, but they are intensively used for agriculture. Persons moving into a rural area must
recognize and accept there are drawbacks, including conflicts with long-standing agricultural
practices and a lower level of services than in town. Along with the drawbacks come the
incentives which attract urban dwellers to relocate to rural areas: open views, spaciousness,
wildlife, lack of city noise and congestion, and the rural atmosphere and way of life. Without
neighboring farms, those features which attract urban dwellers to rural Weld County would quickly
be gone forever.
Agricultural users of the land should not be expected to change their long-established agricultural
practices to accommodate the intrusions of urban users into a rural area. Well -run agricultural
activities will generate off -site impacts, including noise from tractors and equipment; slow -moving
farm vehicles on rural roads; dust from animal pens, field work, harvest and gravel roads; odor
from animal confinement, silage and manure; smoke from ditch burning; flies and mosquitoes;
hunting and trapping activities; shooting sports, legal hazing of nuisance wildlife; and the use of
pesticides and fertilizers in the fields, including the use of aerial spraying. It is common practice
for agricultural producers to utilize an accumulation of agricultural machinery and supplies to
assist in their agricultural operations. A concentration of miscellaneous agricultural materials
often produces a visual disparity between rural and urban areas of the County. Section 35-3.5-
102, C.R.S., provides that an agricultural operation shall not be found to be a public or private
nuisance if the agricultural operation alleged to be a nuisance employs methods or practices that
are commonly or reasonably associated with agricultural production.
Water has been, and continues to be, the lifeline for the agricultural community. It is unrealistic to
assume that ditches and reservoirs may simply be moved "out of the way" of residential
development. When moving to the County, property owners and residents must realize they
cannot take water from irrigation ditches, lakes, or other structures, unless they have an
adjudicated right to the water.
Weld County covers a land area of approximately four thousand (4,000) square miles in size
(twice the size of the State of Delaware) with more than three thousand seven hundred (3,700)
miles of state and county roads outside of municipalities. The sheer magnitude of the area to be
served stretches available resources. Law enforcement is based on responses to complaints
more than on patrols of the County, and the distances which must be traveled may delay all
emergency responses, including law enforcement, ambulance, and fire. Fire protection is usually
provided by volunteers who must leave their jobs and families to respond to emergencies.
County gravel roads, no matter how often they are bladed, will not provide the same kind of
surface expected from a paved road. Snow removal priorities mean that roads from subdivisions
to arterials may not be cleared for several days after a major snowstorm. Services in rural areas,
USR13-0045, Clean Energy Collective, Page 7
in many cases, will not be equivalent to municipal services. Rural dwellers must, by necessity, be
more self-sufficient than urban dwellers.
People are exposed to different hazards in the County than in an urban or suburban setting.
Farm equipment and oil field equipment, ponds and irrigation ditches, electrical power for pumps
and center pivot operations, high speed traffic, sandburs, puncture vines, territorial farm dogs and
livestock, and open burning present real threats. Controlling children's activities is important, not
only for their safety, but also for the protection of the farmer's livelihood.
USR13-0045, Clean Energy Collective, Page 8
September 11, 2013
DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.co.weld.co.us
E-MAIL: kogle@co.weld.co.us
PHONE: (970) 353-6100, Ext. 3549
FAX: (970) 304-6498
MILLER RICHARD
3005 CENTER GREEN DR #205
BOULDER, CO 80301
Subject: USR13-0045 - A Site Specific Development Plan and Use by Special Review Permit for any
use permitted as a Use by Right, an Accessory Use, or a Use by Special Review in the Commercial or
Industrial Zone Districts, (577kW Community Solar Garden) provided that the property is not a Lot in an
approved or recorded subdivision plat or lots parts of a map or plan filed prior to adoption of any
regulations controlling subdivisions in the A (Agricultural) Zone District
On parcel(s) of land described as:
PT W2 SECTION 29, T5N, R67W LOT B REC EXEMPT RE -2496 of the 6th P.M., Weld County,
Colorado.
Dear Applicants:
I have scheduled a meeting with the Weld County Planning Commission on October 15, 2013, at 1:30
p.m. A subsequent hearing with the Board of County Commissioners will be held on October 30, 2013
at 10:00 a.m. Both hearings will be held in the Hearing Room, Weld County Administration Building,
1150 O Street, Greeley, Colorado. It is recommended that you and/or a representative be in
attendance to answer any questions the Planning Commission members or Board of County
Commissioners may have.
Colorado Revised Statute, C.R.S.24-65.5-103 (adopted as part of H.B.01-1088) requires notification of
all mineral estate owners 30 days prior to any public hearing. The applicant needs to provide the Weld
County Planning Department with written certification indicating the above requirement has been met.
A representative from the Department of Planning Services will be out to the property a minimum of ten
days prior to the hearing to post a sign adjacent to and visible from a publicly maintained road
right-of-way which identifies the hearing time, date, and location. In the event the property is not
adjacent to a publicly maintained road right-of-way, one sign will be posted in the most prominent place
on the property and a second sign posted at the point at which the driveway (access drive) intersects a
publicly maintained road right-of-way.
The Department of Planning Services' staff will make a recommendation concerning this application to
the Weld County Planning Commission and will be included in the staff report one week prior to the
scheduled Planning Commission hearing. You may view the staff report at
www.weldcountyplanningcases-orq
If you have any questions concerning this matter, please call.
Respectfully,
Kim Ogle
Planner
Digitally signed by Kristine Ranslem
Reason: I am the author of this document
Date: 2013.09.11 08:17:58 -0600'
DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.co.weld.co.us
E-MAIL: kogle@co.weld.co.us
PHONE: (970) 353-6100, Ext. 3549
FAX: (970) 304-6498
August 15, 2013
MILLER RICHARD
3005 CENTER GREEN DR #205
BOULDER, CO 80301
Subject: USR13-0045 - A Site Specific Development Plan and Use by Special Review Permit for any
use permitted as a Use by Right, an Accessory Use, or a Use by Special Review in the Commercial or
Industrial Zone Districts, (577kW Community Solar Garden) provided that the property is not a Lot in an
approved or recorded subdivision plat or lots parts of a map or plan filed prior to adoption of any
regulations controlling subdivisions in the A (Agricultural) Zone District
On parcel(s) of land described as:
PT W2 SECTION 29, T5N, R67W LOT B REC EXEMPT RE -2496 of the 6th P.M., Weld County,
Colorado.
Dear Applicants:
Your application and related materials for the request described above are complete and in order at this
time. I will schedule a meeting with you at the end of the review period to discuss the referral
comments received by our office.
It is the policy of Weld County to refer an application of this nature to any town or municipality lying
within three miles of the property in question or if the property under consideration is located within the
comprehensive planning area of a town or municipality. Therefore, our office has forwarded a copy of
the submitted materials to the following Planning Commission(s) for their review and comments:
Greeley at Phone Number 970-350-9741
Johnstown at Phone Number 970-587-4664
Windsor at Phone Number 970-674-2400
Milliken at Phone Number 970-587-4331
Please call the listed Planning Commissions, for information regarding the date, time and place of the
meeting and the review process. It is recommended that you and/or a representative be in attendance at
each of the meetings described above in order to answer any questions that might arise with respect to
your application.
If you have any questions concerning this matter, please call.
Respectfully,
Digitally signed by Kristine Ranslem
Reason: I am the author of this document
Date: 2013.08.15 07:50:09 -06'00'
Kim Ogle
Planner
FIELD CHECK Inspection Date: 9.5.2013
Case Number: USR13-0045 Hearing Date: October 15, 2013
Applicant: Robert & Phylis Brown c/o Clean Energy Collective
Site Address: 7360 County Road 54, Johnstown, CO 80534
Request: A Site Specific Development Plan and Use by Special Review Permit for any use
permitted as a Use by Right, an Accessory Use, or a Use by Special Review in
the Commercial or Industrial Zone Districts, (577kW Community Solar Garden)
provided that the property is not a Lot in an approved or recorded subdivision plat
or lots parts of a map or plan filed prior to adoption of any regulations controlling
subdivisions in the A (Agricultural) Zone District
Legal Description: Lot B of Recorded Exemption No. RE -2496 being part of the West one-half of
Section 29, Township 5 North, Range 67 West of the 6th P.M., Weld County, CO
Location: South of and adjacent to County Road 54; West of and adjacent to County Road
15.5
Size of Parcel:
16.24 acres +/-
Parcel Number: 0957-29-0-00-048
Zoning
Land Use
AgricultureRanch
with Feedlot and Center Pivot
E
Agriculture
E
Single Track UPRR; and Large Tract Single Family
Residence
S
Agriculture
S
Hill & Brush Ditch and Large Tract Single Family
Residence
W
PUD with Estate uses
W
Single Tract GWRR, Lakota Lakes Ranch PUD
Comments:
The property has existing improvements, one large metal skinned bar and a single family residence.
Access to each is via a through driveway linking County road 15.5 and County road 54 parallel and
south of the single track Union Pacific railroad. To the south of the property is the Hill & Brush Ditch
and a single track rail for Great Western Railroad. The property has a southwestern aspect and
slopes to the west away from the residence. Currently the land is in pasture grasses
County road 15.5 is a local gravel road sloping to the south with several residences located on large
tracts of land. County road 54 is a two lane paved road sloping to the west. Utilities are overhead
and underground and serve the area.
There is a substantial change in elevation to the west, with the Lakota Lakes Ranch PUD in the
floodplain boundary of the Big Thompson River.
GLL-:
Si4(nifitiure
u House(s) [ I Outbuilding(s) o Access to Property n Ditch
Note any commercial business/commercial vehicles that are operating from the site.
❑ Topography
Hello