HomeMy WebLinkAbout20240349.tiffBefore the Weld County, Colorado, Planning Commission
Resolution of Recommendation to the Board of County Commissioners
Moved by Michael Palizzi, that the following resolution be introduced for passage by the Weld County
Planning Commission. Be it resolved by the Weld County Planning Commission that the application for:
Case Number
Applicant:
Planner:
Request:
Legal Description:
Location
USR23-0024
Lee and Ruby Linblad and M.A. Linblad, LLC, c/o CBEP Solar 22. LLC and CBEP
Solar 23, LLC
Molly Wright
A Site Specific Development Plan and Use by Special Review Permit for a Solar
Energy Facility (SEF) outside of subdivisions and historic townsites in the A
(Agricultural) Zone District.
Lot B Recorded Exemption, RE -391, and another parcel, both being part of the
SE1/4 SW1/4 of Section 17, Township 6 North. Range 66 West of the 6th P.M., Weld
County, Colorado.
North of and adjacent to Highway 392; 0.30 miles east of County Road 27.
be recommended favorably to the Board of County Commissioners for the following reasons:
1 The submitted materials are compliant with the application requirements of Section 23-2-260 of the Weld
County Code.
It is the opinion of the Planning Commission 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 [Weld County
Comprehensive Plan] and any other applicable code provisions or ordinance in effect.
Section 22-2-10. C of the Weld County Code states: "Promoting Economic Growth and Stability. Land
use policies have a significant impact economic conditions in the County and should be structured to
encourage economic prosperity. To ensure the continued strength of Weld County's economy, land
use processes and decisions based on the [Comprehensive Plan] shall be consistent and promote
financially responsible growth."
This Solar Energy Facility will initially provide construction jobs and future energy production to Weld
County. These functions directly support economic prosperity. This Solar Energy Facility, being a
power -generating facility, will add variety, stability, and redundancy to the existing electrical grid.
Traditional energy resources are tied to commodity markets and can vary in demand and output. This
facility can complement and support the economy during times of fluctuating oil and gas activity.
Section 22-2-30. C. - Harmonize development with surrounding land uses.
The adjacent land will experience minimal nuisance from the SEF, which is an unmanned energy
development facility. There are no residences that are less than five hundred (500) feet from the
facility. Once operational. the proposed SEF creates no noise, odor, light or flickering. vibration.
vermin, dust, or other nuisances. The operation of the SEF is it will not impact surrounding property's
right to quiet enjoyment. The current and future oil and gas activity on the property will not be
impacted.
B. Section 23-2-220.A.2. -- The proposed use is consistent with the intent of the A (Agricultural) Zone
District.
Section 23-3-10. — Intent, of the Weld County Code states, "Agriculture in the County is considered a
valuable resource which must be protected from adverse impacts resulting from uncontrolled and
undirected business, industrial and residential land uses. The A (Agricultural) Zone District is
established to maintain and promote agriculture as an essential feature of the County. The A
(Agricultural) Zone District is intended to provide areas for the conduct of agricultural activities and
activities related to agriculture and agricultural production, and for areas for natural resource
extraction and energy development, without the interference of other. incompatible land uses.
Resolution USR23-0024
Lee and Ruby Linblad and M A Linblad, LLC, c/o CBEP Solar 22, LLC and CBEP Solar 23, LLC
Page 2
Section 23-3-40 FF — Uses by special review, of the Weld County Code includes, "Solar Energy
Facilities (SEFs), being more than five (5) acres in size but less than one -hundred sixty (160) acres in
the Near/Urban Area as shown on Appendix 21-B, or being more than five (5) acres but less than
three -hundred twenty (320) acres in the Ag/Rural Area as shown on Appendix 21-B "
This code section allows the applicant to apply for the subject Solar Energy Facility, being located in
the Near/Urban Area as shown by map in Appendix 21-B Per Section 23-1-90 of the Weld County
Code the SEF will encumber approximately fifty-six (56) acres and qualifies as a SEF USR
This SEF may also include two (2) 40 -foot conex (cargo) containers per parcel during construction
Cargo containers are allowed as an Accessory Use, per Section 23-3-30 B of the Weld County Code
The Cargo containers will be removed after construction is completed
C Section 23-2-220 A 3 -- The uses which will be permitted will be compatible with the existing
surrounding land uses
The surrounding properties are zoned A (Agricultural) The land uses include residences, agricultural
uses, and vacant land The closest residence is approximately 530 feet from the solar facility
There are eleven (11) USRs within one (1) mile of the site To the east are USR-1417 for an
excavation equipment shop, USR-842 for feed sales and farm equipment repair, 3MUSR1985-685
for a kennel up to 140 dogs and 20 cats, USR-1698 for a child daycare center To the north there is
SUP -22 fora feed lot To the west are USR-591 fora crude oil facility, USR-1182 fora gas line, USR-
1212 for an airstrip, USR-1144AM fora dairy for up to 3000 cows, and USR-1428 for repair of trucks
and farm equipment
Weld County Department of Planning Services staff sent notice to seventeen (17) surrounding
property owners within 500 feet of the proposed USR boundary No written correspondence or
telephone calls were received
The proposed use is in an area that can support this development and the Development Standards,
and the Conditions of Approval will assist in mitigating the impacts of the facility on the adjacent
properties and ensure compatibility with surrounding land uses and the region
D Section 23-2-220 A 4 -- That the uses which would 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 this Code or master plans of affected municipalities
The site is located within the Coordinated Planning Agreement Areas (CPA) for the Town of Windsor
and the Town of Severance As part of the pre -application process the municipalities were sent a
Notice of Inquiry (NOI) The Town of Windsor submitted a Notice of Inquiry dated June 12, 2023,
which indicated that they have no concerns with the SEF proposal The Town of Severance did not
submit a Notice of Inquiry (NOI) response
The site is located within the three (3) mile referral area of the City of Greeley, and the towns of
Windsor and Severance The Town of Windsor and the City of Greeley submitted referral agency
responses with no concerns dated October 16, 2023 According to the City of Greeley's
Comprehensive Master Plan (February 2018) and corresponding future land use map the 1 site is
located outside the City's Urban Growth Boundary According to the Town of Windsor's
Comprehensive Master Plan (March 2016) and corresponding future land use map the site is located
outside the Town's Urban Growth Boundary According to the Town of Severance's Comprehensive
Master Plan (January 2020) and corresponding future land use map the site is located within the rural
residential conservation or agricultural area The Town of Severance did not submit referral agency
comments
Resolution USR23-0024
Lee and Ruby Linblad and M.A.Linblad, LLC, c/o CBEP Solar 22, LLC and CBEP Solar 23, LLC
Page 3
E. Section 23-2-220.A.5 -- That the application complies with Articles V and XI of this Chapter if the
proposal is located within an overlay zoning district or a special flood hazard area identified by maps
officially adopted by the county.
The property is not located within any overlay district officially adopted by the County. including the A-
P (Airport) Overlay District, 1-25 Overlay District, Geologic Hazard Overlay District, MS4 - Municipal
Separate Storm Sewer System area. Special Flood Hazard Area. Historic Townsites Overlay District.
Agricultural Heritage Overlay District. or part of a Disproportionally Impacted Community.
Building Permits issued on the lot will be required to adhere to the fee structure of the County -Wide
Road Impact Fee Program, 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 proposed facility is located on approximately 7.8 acres of soils designated as `Prime farmland if
drained and either protected from flooding or not frequently flooded during the growing season'
Aquolls and Aquepts, flooded, approximately 26.5 acres of soils designated as "Prime farmland if
irrigated" low slope (1-3%) Kim loam and approximately 22.8 acres of soils designated as "Prime
farmland if irrigated and the product of I (soil erodibility) x C (climate factor) does not exceed 60" with
low slope (1-3%) Olney fine sandy loam, per the USDA Natural Resources Conservation Service
(NRCS) Custom Soil Report.
The proposed use of the property for an SEF will not remove topsoil from the property. After the life of
the SEF the land may be returned to historic uses. The landowner of CBEP Solar 22 LLC will use the
existing ditch rights to support their remaining agricultural land, the sheep grazing underneath the
SEP, and to maintain the native seed mixture. The landowner of CBEP Solar 23 LLC does not have
any water rights on the property and the property is currently used for oil and gas facilities.
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.
The Design Standards (Section 23-2-240, Weld County Code), Operation Standards (Section 23-2-
250, Weld County Code), Conditions of Approval and Development Standards can ensure that there
are adequate provisions for the protection of health. safety, and welfare of the inhabitants of the
neighborhood and County.
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 and will address and mitigate impacts on the surrounding area with the operation of this
facility
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 Planning Commission recommendation for approval is conditional upon the following:
1. Prior to recording the map:
from the
Colorado Department of Transportation, for access onto Highway 392. (Development Review)
B. The applicant shall acknowledge the advisory referral comments of the Weld County Oil and Gas
Energy Department as stated in their referral response dated November 30. 2023. Evidence of
such shall be submitted in writing to the Weld County Department of Planning Services. (Oil and
Gas Energy Department)
Resolution USR23-0024
Lee and Ruby Linblad and M.A.Linblad, LLC, c/o CBEP Solar 22, LLC and CBEP Solar 23, LLC
Page 4
C. The map shall be amended to delineate the following:
1) All sheets of the map shall be labeled USR23-0024. (Department of Planning Services)
2) The attached Development Standards. (Department of Planning Services)
3) The map shall be prepared per Section 23-2-260.D and Section 23-4-1030 of the Weld
County Code. (Department of Planning Services)
4) Show and label the required setbacks, in accordance with Section 23-4-1030.C.3 of the
Weld County Code. (Department of Planning Services)
5) Show and label any existing and proposed solar facility installations and electrical
equipment, power lines, structures, temporary work trailers, storage containers (limited to
two (2) per Section 23-3-30.B of the Weld County Code). storage areas and miscellaneous
improvements, as applicable. Clearly indicate which equipment and structures are
temporary for use during construction and which items are permanent. (Department of
Planning Services)
6) Show and label the required fencing, gates and any emergency and site identification
signage, in accordance with Section 23-2-240.A.12 and Section 23-4-1030.C.6 of the Weld
County Code. Include fence and sign specification details on the map. Refer to the Weld
County Sign Code, as amended. (Department of Planning Services)
7) Show and label the location of the temporary trash collection areas, if applicable. Include
specification details on the USR map. Refer to Section 23-2-240.A.13. of the Weld County
Code for design criteria. (Department of Planning Services)
8) Show and label any on -site lighting, if applicable. All lighting shall be downcast and
shielded so that light rays will not shine directly onto adjacent properties. Include lighting
specification details on the USR map. Refer to Section 23-2-250.D. of the Weld County
Code for design criteria. (Department of Planning Services)
9) Show and label any planned oil and gas surface development areas, corridors, access
roadways. for example, part of any executed Surface Use Agreement. (Department of
Planning Services)
10) Show and label all recorded easements and rights -of -way on the map by book and page
number or reception number and recording date. (Department of Planning Services)
11) Show the Colorado Department of Transportation (CDOT) right-of-way on the plan along
with the documents creating the right-of-way. (Development Review)
12) Show the approved Colorado Department of Transportation (CDOT) access point on the
plan s permit number. if applicable. Label the access
points to be closed as "Close and Reclaim." (Development Review)
13) Show and label the drainage flow arrows. (Development Review)
Resolution USR23-0024
Lee and Ruby Linblad and M A Linblad, LLC, c/o CBEP Solar 22, LLC and CBEP Solar 23, LLC
Page 5
2 Upon completion of Condition of Approval #1 above, the applicant shall submit one (1) electronic
copy ( pdf) of the map for preliminary approval to the Weld County Department of Planning Services
Upon approval of the map the applicant shall submit a Mylar map along with all other documentation
required as Conditions of Approval The Mylar map shall be recorded in the office of the Weld County
Clerk and Recorder by the Department of Planning Services The map shall be prepared in
accordance with the requirements of Section 23-2-260 D of the Weld County Code The Mylar map
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 Appendix 5-J of the Weld County Code, should the map 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 be added for each additional three (3)
month period (Department of Planning Services)
4 The Use by Special Review is not perfected until the Conditions of Approval are completed and the
map is recorded Activity shall not occur, nor shall any building or electrical permits be issued on the
property, until the Use by Special Review map is ready to be recorded in the office of the Weld
County Clerk and Recorder or the applicant has been approved for an early release agreement
(Department of Planning Services)
5 Prior to Construction
A If more than one (1) acre is to be disturbed, a Weld County Grading Permit will be required
(Development Review)
B The applicant shall submit an irrevocable standby letter of credit, bond, or alternate form of
security in an amount sufficient to fund the estimated decommissioning/reclamation costs
required by Section 23-4-1030 B 4 of the Weld County Code, for acceptance and approval by the
Weld County Board of County Commissioners Once approved, the Decommissioning and
Reclamation Plan shall be updated to include the approved security information (Department of
Planning Services)
Motion seconded by Butch White
VOTE
For Passage
Elijah Hatch
Skip Holland
Butch White
Pamela Edens
Michael Wailes
Michael Palizzi
Virginia Guderjahn
Barney Hammond
Against Passage Absent
Shana Morgan
The Chair declared the resolution passed and ordered that a certified copy be forwarded with the file of this
case to the Board of County Commissioners for further proceedings
Resolution USR23-0024
Lee and Ruby Linblad and M A Linblad, LLC, c/o CBEP Solar 22, LLC and CBEP Solar 23, LLC
Page 6
Certification of Copy
I, Michelle Wall, Recording Secretary for the Weld County Planning Commission, do hereby certify, that the
above and foregoing resolution is a true copy of the resolution of the Planning Commission of Weld1County,
Colorado, adopted on February 6, 2024
Dated the 6'h day of February 2024
inccGulLe, /,c,1,�.L
Michelle Wall
Secretary
Resolution USR23-0024
Lee and Ruby Linblad and M A Linblad, LLC, c/o CBEP Solar 22, LLC and CBEP Solar 23, LLC
Page 7
SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Ruby and Lee Lindblad and M A Lindblad LLC
USR23-0024
A Site -Specific Development Plan and Use by Special Review Permit, USR23-0024 for a Solar
Energy Facility (SEF) outside of subdivisions and historic townsites in the A (Agricultural) Zone
District, subject to the Development Standards stated hereon (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 Use by Special Review Permit shall be valid for three (3) years from the date of approval If the
site is not selected for being a participant in any community solar program the permit shall expire on
the anniversary date of Board of County Commissioners approval (Department of Planning
Services)
4 Any future structures or uses on site must obtain the appropriate zoning and building permits
(Department of Planning Services)
5 The facility is unmanned and will operate year-round, according to the application materials Limited
maintenance personnel may visit the site once operational (Department of Planning Services)
6 Height limitation Ground -mounted solar collectors shall not exceed twenty-five (25) feet in height,
measured from the highest grade below each solar panel to the highest extent of the solar panel
rotation per Section 23-4-1030 C 1 of the Weld County Code, as amended (Department of Planning
Services)
7 Glare A SEF shall be designed, located, or placed so that concentrated solar glare from its solar
collectors will not be directed toward or onto nearby properties or roadways at any time of the day per
Section 23-4-1030 C 2 of the Weld County Code, as amended (Department of Planning Services)
8 Setbacks The Improved Area of the SEF shall conform to the setback requirements of the underlying
zone Additionally, the improved area must be -at least five hundred (500) feet from existing
residential buildings and residential lots of a platted subdivision or planned unit development The
residential setback requirement may be reduced if appropriate screening through landscape or an
opaque fence is installed, or upon submittal to Weld County of a waiver or informed consent signed
by the residence owner agreeing to the lesser setback If landscaping or opaque fencing is
substituted for setback, a landscaping plan or fencing plan shall first be submitted to and approved by
the Department of Planning Services per Section 23-4-1030 C 3 of the Weld County Code, as
amended (Department of Planning Services)
9 Dust mitigation The operators of the SEF shall continuously employ the practices for control of
fugitive dust detailed in their accepted Dust Mitigation Plan per Section 23-4-1030 C 4 of the Weld
County Code, as amended (Department of Planning Services)
10 Underground cables All electrical cables on the improved area shall be buried, except for direct
current string wires that connect between solar collectors, direct current collection circuits between
rows of solar arrays that are no more than four (4) feet above grade crossings, substations,
switchyards, and circuit voltages greater than 34 5 kilovolts (where necessary) per Section 23-4-
1030 C 5 of the Weld County Code, as amended (Department of Planning Services)
11 Fencing The SEF shall be enclosed with a security fence as approved pursuant to the Fencing Plan
shown heron Appropriate signage shall be placed upon such fencing that warns the public of the
high voltage therein per Section 23-4-1030 C 6 of the Weld County Code All signs shall adhere to
Resolution USR23-0024
Lee and Ruby Linblad and M A Linblad, LLC, c/o CBEP Solar 22, LLC and CBEP Solar 23, `LLC
Page 8
the adopted Weld County Sign Code, as amended (Department of Planning Services)
12 Stormwater management The Operator of the SEF shall comply with the approved Final Drainage
Report and the required Storm Drainage Criteria pursuant to Chapter 8, Article XI of this Code
Ground -mounted solar collector systems shall be exempt from impervious surface calculations if the
soil under the collectors is designated hydrologic A or B soil groups by the Natural Resources
Conservation Service (NRCS) per Section 23-4-1030 C 7 of the Weld County Code, as amended
(Department of Planning Services)
13 Access permit Prior to construction of the SEF, the applicant shall apply for and obtain an approved
Access Permit from the Weld County Department of Planning Services, pursuant to the provisions of
Article XIV of Chapter 8 of this Code per Section 23-4-1030 C 8 of the Weld County Code, as
amended (Department of Planning Services)
14 Existing irrigation systems The nature and location or expansion of the SEF must not unreasonably
interfere with any irrigation systems on or adjacent to the solar facility per Section 23-4-1030 C 9 of
the Weld County Code, as amended (Department of Planning Services)
15 The site shall adhere to the accepted Decommissioning and Reclamation Plan Per Section 23-4-
1030 B 4 h of the Weld County Code, as amended Weld County shall have the right to draw upon
the irrevocable standby letter of credit, or other form of financial security, to pay for decommissioning
in the event that the holder has not commenced decommissioning/reclamation activities within ninety
(90) days of the Board of County Commissioners' order or resolution directing
decommissioning/reclamation (Department of Planning Services)
16 The site shall be maintained in accordance with the accepted Property Maintenance Plan
(Department of Planning Services)
17 All signs shall adhere to Chapter 23, Article IV, Division 2 of the Weld County Code (Department of
Planning Services)
18 Sources of light shall be shielded so that light rays will not shine directly onto adjacent properties
where such would cause a nuisance or interfere with the use on the adjacent properties in
accordance with the plan Neither the direct, nor reflected, light from any light source may create a
traffic hazard to operators of motor vehicles on public or private streets No colored lights may be
used which may be confused with, or construed as, traffic control devices (Department of Planning
Services)
19 The property owner or operator shall be responsible for controlling noxious weeds on the site,
pursuant to Chapter 15, Article I and II, of the Weld County Code (Development Review)
20 The access to the site shall be maintained to mitigate any impacts to the public road, including
damages and/or off -site tracking (Development Review)
21 Weld County is not responsible for the maintenance of onsite drainage related features
(Development Review)
22 The historical flow patterns and runoff amounts on the site will be maintained (Development Review)
23 During construction, all liquid and solid wastes (as defined in the Solid Wastes Disposal Sites and
Facilities Act, 30-20-100 5, C R S ) shall be stored and removed for final disposal in a manner that
protects against surface and groundwater contamination (Department of Public Health and
Environment)
24 During construction, 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 (Department of Public Health and
Resolution USR23-0024
Lee and Ruby Linblad and M A Linblad, LLC, c/o CBEP Solar 22, LLC and CBEP Solar 23, LLC
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Environment)
25 During construction, 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
The facility shall operate in accordance with Chapter 14, Article 1 of the Weld County Code
(Department of Public Health and Environment)
26 Fugitive dust and fugitive particulate emissions shall be controlled throughout the duration of
construction of the facility (Department of Public Health and Environment)
27 During construction, adequate toilet facilities and handwashing units shall be provided Portable
toilets shall be serviced by a cleaner licensed in Weld County, contain hand sanitizers, be screened
from public view, and removed when construction is completed (Department of Public Health and
Environment)
28 The facility shall comply with the Air Pollution Emission Notice (A P E N ) permit requirements as
stipulated by the Air Pollution Control Division, Colorado Department of Public Health and
Environment, as applicable (Department of Public Health and Environment)
29 The facility shall adhere to the maximum permissible noise levels allowed in the Residential Zone as
delineated in 25-12-103 C R S (Department of Public Health and Environment)
30 The operation shall comply with all applicable rules and regulations of State and Federal agencies
and the Weld County Code (Department of Public Health and Environment)
31 Building permits may be required, for any new construction, set up of manufactured structures, or
change of use of existing buildings per Section 29-3-10 of the Weld County Code Buildings and
structures shall conform to the requirements of the various codes adopted at the time of permit
application Currently the following has been adopted by Weld County 2018 International Building
Codes, 2018 International Energy Code, 2020 National Electrical Code, and Chapter 29 of the Weld
County Code A Building Permit Application must be completed and two (2) 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 Colorado registered
engineer, shall be required or an Open Hole Inspection A building permit must be issued prior to the
start of construction (Department of Building Inspection)
32 Building Permits issued on the proposed lots will be required to adhere to the fee structure of the
County Facility Fee, County -Wide Road Impact Fee, and Drainage Impact Fee Programs
(Department of Planning Services)
33 All buildings shall comply with the setback from oil and gas wells per Section 23-4-700, as amended
(Department of Planning Services)
34 The property owner or operator shall be responsible for complying with the Design and Operation
Standards of Chapter 23 of the Weld County Code (Department of Planning Services)
35 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
36 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
Resolution USR23-0024
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37 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
38 Construction or use pursuant to approval of a Use by Special Review Permit shall be commenced
within three (3) years from the date of approval, unless otherwise specified by the Board of County
Commissioners when issuing the original Permit, or the Permit shall be vacated The Director of
Planning Services may grant an extension of time, for good cause shown, upon a written request by
the landowner "
39 A Use by Special Review shall terminate when the use is discontinued for a period of three (3)
consecutive years, the use of the land changes or the time period established by the Board of County
Commissioners through the approval process expires The landowner may notify the Department of
Planning Services of a termination of the use, or Planning Services staff may observe that the use
has been terminated When either the Department of Planning Services is notified by the landowner,
or when the Department of Planning Services observes that the use may have been terminated, the
Planner shall send certified written notice to the landowner asking that the landowner request to
vacate the Use by Special Review Permit
40 In such cases where the Use by Special Review has terminated but the landowner does not agree to
request to vacate the Use by Special Review Permit, a hearing shall be scheduled with the Board of
County Commissioners to provide the landowner an opportunity to request that the Use by Special
Review Permit not be vacated, for good cause shown The landowner shall be notified at least ten
(10) days prior to the hearing If the Board of County Commissioners determines that the Use by
Special Review has terminated and no good cause has been shown for continuing the permit, then
the termination becomes final, and the Use by Special Review Permit is vacated
41 RIGHT TO EXTRACT MINERAL RESOURCES STATEMENT Weld County has some of the most
abundant mineral resources, including, but not limited to, sand and gravel, oil, natural gas, and
coal Under title 34 of the Colorado Revised Statutes, minerals are vital resources because (a) the
state's commercial mineral deposits are essential to the state's economy, (b) the populous counties
of the state face a critical shortage of such deposits, and (c) such deposits should be extracted
according to a rational plan, calculated to avoid waste of such deposits and cause the least
practicable disruption of the ecology and quality of life of the citizens of the populous counties of the
state
Mineral resource locations are widespread throughout the County and people moving into these
areas must recognize the various impacts associated with this development Often times, mineral
resource sites are fixed to their geographical and geophysical locations Moreover, these resources
are protected property rights and mineral owners should be afforded the opportunity to extract the
mineral resource
42 WELD COUNTY'S RIGHT TO FARM STATEMENT 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
Resolution USR23-0024
Lee and Ruby Linblad and M A Linblad, LLC, c/o CBEP Solar 22, LLC and CBEP Solar 23, LLC
Page 11
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, 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, sand burs, 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
Summary of the Weld County Planning Commission Meeting
Tuesday. February 6, 2024
A regular meeting of the Weld County Planning Commission was held in the Weld County Administration
Building, Hearing Room, 1150 O Street, Greeley, Colorado. This meeting was called to order by Chair
Elijah Hatch, at 1:38 p.m.
Roll Call
Present: Elijah Hatch, Skip Holland. Butch White, Michael Wailes, Pamela Edens, Michael Palizzi. Virginia
Guderjahn, Barney Hammond.
Absent: Shana Morgan.
Also Present: Kim Ogle, Chris Gathman, Molly Nelson, and Evan Pinkham, Department of Planning
Services, Lauren Light, Department of Health, Karin McDougal, County Attorney, and Michelle Wall,
Secretary.
Motion: Approve the December 5, 2023, Weld County Planning Commission minutes, Moved by Michael
Wales, Seconded by Butch White. Motion passed unanimously.
Case Number:
Applicant:
Planner:
Request:
Legal Description:
Location:
USR23-0024
Lee and Ruby Linblad and M.A.Linblad, LLC, c/o CBEP Solar 22, LLC and CBEP
Solar 23, LLC
Molly Wright
A Site Specific Development Plan and Use by Special Review Permit for a Solar
Energy Facility (SEF) outside of subdivisions and historic townsites in the A
(Agricultural) Zone District.
Lot B Recorded Exemption. RE -391, and another parcel. both being part of the
SE1/4 SW1/4 of Section 17, Township 6 North. Range 66 West of the 6`'' P.M.,
Weld County. Colorado.
North of and adjacent to Highway 392; 0.30 miles east of County Road 27.
Molly Wright, Planning Services, presented Case USR23-0024, reading the recommendation and
comments into the record. The Planning Department sent notice to 17 surrounding property owners within
500 feet of the property. No written correspondence or telephone calls were received. The Department of
Planning Services recommends approval of this application along with conditions of approval and
development standards.
Lauren Light. Environmental Health, reviewed the public water and sanitary sewer requirements, on -site
dust control, and the Waste Handling Plan.
Bryson Daughton, Cloudbreak Energy, 300 East Cannon Street, Lafayette, Colorado. Mr. Daughton said
that the Antelope Hill 1 project will be approximately a 32 -acre community solar garden and Antelope Hill 2
will be approximately a 6 -acre community solar garden. Both properties have no existing water rights and
will establish a native dryland pasture. Sheep will graze under the panels. The projects will produce the
equivalent of the annual electricity consumption of about 1,650 homes. Mr. Daughton explained that the
landowners can lease a portion of their land to provide a stable income for years to come.
The Chair asked what Cloudbreak is doing to alleviate the issue of climate weather pattern changes that
can happen above the solar garden due to the heat exchange produced from the site. Mr. Daughton
explained that is an issue that can happen when a pasture is not planted underneath the panels. By having
the pasture, it generates a microclimate.
The Chair asked if there was anyone in the audience who wished to speak for or against this application.
Bunny Noland. 13750 Highway 392, Greeley, Colorado. Ms. Noland said that she lives directly across from
this site. She is not opposed to the project; she just would like a couple questions answered. Ms. Noland
would like to know what would happen if a child touched a panel She also would like to know which
direction the panels will be facing Ms Noland said she spoke to the applicants about putting up :a fence,
but wonders if a berm would be possible instead There has been 2 fatal accidents near her home and
wonders if a berm would prevent vehicles from ending up in the field
Wesley Aragon, 13600 Highway 392, Greeley, Colorado Mr Aragon said he is in support of project He
thinks it is better than a bunch of homes being built there
Jeff Thomas, 15251 County Road 86, Pierce, Colorado Mr Thomas said that he is in favor of sblar and
has a signed a solar exploratory lease on his own property He believes we should remember that Weld
County's heritage is agriculture If water is available to a property then use it for agriculture If there are
no water rights, he believes we should explore these options and help the community
Mr Daughton addressed Ms Noland's questions He said he hopes a child would never get past the 8 -
foot fence, as well as the other gates, but the panels are safe to touch The units do have a rapid shut
down in case of fire or other emergencies The panels will be in rows going north/south and the panels will
follow the sun from the east to the west Mr Daughton said the Noland's will be looking down the rows
The fence line is about 85 feet from the road He doesn't think a berm would be an option in this case
because of drainage issues Mr Daughton feels they do support agriculture by having the native'dryland
pasture and grazing sheep
Motion Strike Condition of Approval 1 A and Amend Condition of Approval C 12 to read "Show the
approved Colorado Department of Transportation access permit number Label the access points to be
closed as "Close and Reclaim "" Moved by Michael Wades, Seconded by Michael Palizzi Motion
passed unanimously
The Chair asked the applicant if they have read through the Development Standards and Amended
Conditions of Approval and if they are in agreement with those The applicant replied that they are in
agreement
Motion Forward Case USR23-0024 to the Board of County Commissioners along with the Conditions of
Approval and Development Standards with the Planning Commission's recommendation of approval,
Moved by Michael Palau, Seconded by Butch White
Vote Motion carried by unanimous roll call vote (summary Yes = 8)
Yes Barney Hammond, Butch White, Elijah Hatch, Michael Palizzi, Michael Wailes, Pamela Edens, Skip
Holland, Virginia Guderjahn
The Chair asked the public if there were other items of business that they would like to discuss No one
wished to speak
The Chair asked the Planning Commission members if there was any new business to discuss No one
wished to speak
Meeting adjourned at 4 31 p m
Respectfully submitted,
Michelle Wall
Secretary
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