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Home My WebLink About20250297.tiffMEMORANDUM TO: Molly Wright, Planning Services FROM: Mike McRoberts, P.E., Development Review DATE: November 7, 2024 SUBJECT: USR24-0023 Parkview SEF The proposal has been reviewed by Development Review on behalf of the Weld County Department of Public Works and the Department of Planning and Zoning. Staff comments made during this phase of the application process may not be all-inclusive, as other issues may arise during the remaining application process. COMMENTS GENERAL PROJECT INFORMATION/LOCATION Project description: Site Specific Development Plan and Use by Special Review for a Solar Energy Facility (SEF) outside of subdivisions and historic townsites in the A (Agricultural) Zone District. This project is north of and adjacent to State Highway 14 and is west of County Road 31. Parcel number: 070709400013. Access is from State Highway 14. ACCESS Development Review has reviewed the application materials related to access. The proposed access for the SEF is onto State Highway 14. The Colorado Department of Transportation (CDOT) has jurisdiction over all accesses to state highways. Please contact Tim Bilobran at the CDOT Greeley office (970-350- 2163) to obtain an access permit if required. ROADS AND RIGHTS -OF -WAY The property is bounded to the south by State Highway 14. Contact Tim Bilobran at the number provided above to determine what right-of-way (and reference for its creating documents) shall be shown on the USR map and to learn about additional requirements they may need. DRAINAGE REQUIREMENTS This area is within a Non -urbanizing Drainage Area. Non -urbanizing Drainage Areas typically require detention of stormwater runoff from the 1 -hour, 100 -year storm event falling on the developed site and release of the detained water at the historic runoff rate of the 1 -hour, 10 -year storm event falling on the undeveloped site having a 2% impervious value. The applicant has submitted an acceptable drainage narrative with supporting documents that demonstrates the site consists entirely of Natural Resources Conservation Service Hydrologic Soil Groups A and B. Thus, the site is exempted from stormwater detention per Section 23-4-1030.B., of the Weld County Code. No additional stormwater management information is needed. Historic Flows: The applicants will be required to maintain the historic drainage flows and run-off amounts that exist on the property. GRADING PERMIT A Weld County Grading Permit will be required if disturbing more than 1 acre. Grading Permit applications are accepted after the planning process is complete (USR map recorded). An Early Release Request Form may be entertained only after the applicant, Public Works and the Planning Department have reviewed the referral and surrounding property owner comments. The Early Release Request may or may not be granted depending on referral comments and surrounding property owner concerns. Contact Development Review for more information. COLORADO STORMWATER DISCHARGE PERMIT A Colorado Construction Stormwater Permit is required for disturbing more than 1 acre. Contact: Colorado Department of Public Health and Environment, Water Quality Control Division, 303-692-3575. CONDITIONS OF APPROVAL The USR map shall be amended to: 1. Delineate and label the State Highway 14 right-of-way along with the documents creating the right-of- way. (Development Review) 2. Delineate and label the CDOT approved access with the access permit number if applicable. (Development Review) 3. Show and label the entrance gate. The gate shall be designed such that the longest vehicle (including trailers) using the access can completely clear the traveled way when the gate is closed (35 foot minimum distance from the northern edge of State Highway 14) or as specified by CDOT. (Development Review) 4. Show and label drainage flow arrows. (Development Review) 5. Show and label the parking and traffic circulation flow arrows showing how the traffic moves around the property. (Development Review) Prior to Construction: A Weld County Grading Permit shall be acquired if disturbing more than one (1) acre of land. (Development Review) DEVELOPMENT STANDARDS (NOTES ON THE USR MAP) 1. 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) 2. 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) 3. There shall be no parking or staging of vehicles on public roads. On -site parking shall be utilized. (Development Review) 4. The historical flow patterns and runoff amounts on the site will be maintained. (Development Review) 5. Weld County is not responsible for the maintenance of onsite drainage related features. (Development Review) Weld County Department of Public Health and Environment Memorandum To: Molly Wright, Planning Services From: Lauren Light, Environmental Health Services Date: October 28, 2024 Re: USR24-0023 Applicant: Parkview Apartments, LLC, c/o Longspur Solar, LLC, Periwinkle Solar, LLC and 1876 Solar, LLC Environmental Health Services has reviewed this Site -Specific Development Plan and Use by Special Review Permit for a Solar Energy Facility outside of subdivisions and historic townsites in the A (Agricultural) Zone District. As no employees will be located at the site, permanent water and sewer is not required. Screened portable toilets, hand washing units and bottled water can be utilized during construction. A dust mitigation plan was submitted which indicates water will be used for dust control during construction. Sheep grazing may be used under the panels and water would be supplied by the sheep herder. We recommend the following requirements are incorporated into the permit as development standards: 1. 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. 2. 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. 3. 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 1555 N. 17th Avenue Greeley, CO 80631 Phone: (970) 304-6410 weldhealth.org Public Health Weld County Department of Public Health and Environment Chapter 14, Article 1 of the Weld County Code. 4. Fugitive dust and fugitive particulate emissions shall be controlled throughout the duration of construction of the facility. 5. 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. 6. The operation shall comply with all applicable rules and regulations of State and Federal agencies and the Weld County Code. 1555 N. 17th Avenue Greeley, CO 80631 Phone: (970) 304-6410 weldhealth.org Public Health Weld County Referral Y October 9, 2024 The Weld County Department of Planning Services has received the following item for review: Submit by Email Applicant: Parkview Apartments, LLC, c/o Longspur Solar, LLC, Case Number: USR24-0023 Periwinkle Solar, LLC and 1876 Solar, LLC Please Reply By: November 6, 2024 Planner: Molly Wright Project: A Site Specific Development Plan and Use by Special Review for a Solar Energy Facility (SEF) outside of subdivisions and historic townsites in the A (Agricultural) Zone District Parcel Number: 070709400013-R8945228 Legal: LOT B CORR REC EXEMPT RE -4331; PART SE4 SECTION 9, T7N, R66W of the 6th P.M., Weld County, Colorado. Location: NORTH OF AND ADJACENT TO HIGHWAY 14; APPROXIMATELY 0.11 MILES WEST OF COUNTY ROAD 31. The application is submitted to you for review and recommendation. Any comments or recommendation you consider relevant to this request would be appreciated. Please reply by the above listed date so that we may give full consideration to your recommendation. Any response not received before or on this date may be deemed to be a positive response to the Department of Planning Services. If you have any further questions regarding the application, please call the Planner associated with the request. Please note that new information may be added to applications under review during the review process. If you desire to examine or obtain this additional information, please call the Department of Planning Services. r P We have reviewed the request and find that it does / does not comply with our Comprehensive Plan because: We have reviewed the request and find no conflicts with our interests. See attached letter. Signature � Date 10/15/2024 Agency Oil and Gas Energy Dept. Weld County Planning Dept. PO Box 758, Greeley, CO 80632 Tel:(970)-400-6100 Fax:(970)-304-6498 Weld County Oil & Gas Energy Department Referral Comments Referring Agency: Weld County Department of Planning Services Reference Number: USR24-0023 Associated Parcel: 070709400013-R8945228 OGED Reviewer: Tyler Seno Review Date: 10/15/2024 The Staff of the Weld County Oil and Gas Energy Department (OGED) appreciates the opportunity to comment on the captioned planning case. Staff has completed review of the proposal and have no conflicts with the proposed activity. We have included additional comments below: 1. There are no active or proposed 1041 WOGLA Permits on the associated parcel. There are several oil and gas well sites in the area surrounding the parcel, none directly on the associated parcel. 2. The USR lands may include additional oil and gas related infrastructure, such as off -location flowlines or pipeline which are a use by right and not regulated by Weld County. OGED requests that the applicant reviews flowline data available from the COGCC map viewer and utilize Colorado 811 prior to any excavation activities. This determination is based upon the review of the application materials submitted by the applicant and other relevant information available on the E -Permit site. Molly Wright From: Sent: To: Cc: Subject: Follow Up Flag: Flag Status: Valdes - CDOT, Rose <rose.valdes@state.co.us> Tuesday, November 26, 2024 11:19 AM Molly Wright Bilobran - CDOT, Timothy Re: Referral Agency Email Follow up Flagged Caution: This email originated from outside of Weld County Government. Do not click links or open attachments unless you recognize the sender and know the content is safe. Thank you Molly! Thank you for providing CDOT with this Traffic narrative. My apologies for not seeing it attached! Please see CDOT comments below. A CDOT Access Permit will be required for the proposed Highway 14 access. • Highway 14 Access. o Per State Highway Access Code, one highway access is permitted per contiguously owned parcel for this R -A Regional Highway category. If any other accesses exist for this property, they will be required to be closed in lieu of this single access point. o What other Land Uses exist for the parcel? Single Family Residential? Agricultural field access? o Please confirm the exact location of the proposed access within the access permit application. ■ Is it the existing access located at .27 mile west of WCR 31? • Temporary Permit. CDOT can issue a Temporary permit for the stated 109 -day project. o CDOT will require an approximate start date for the purpose of the permit. o Due to three (3) entities developing three (3) separate portions of the total leased area, each developer will be required to obtain an individual permit. o A copy of the property deed and lease agreement are required components of an access permit application. o The property owner/entity will be the primary Permittee and the Lessee will be the Co-Permittee on each application. Any relevant third parties can be included as the Applicant. o Signing authority for each entity must also be provided. • Auxiliary Lanes. CDOT will not require auxiliary lanes due to the short-term nature of the project. • Decommissioning. CDOT must be notified 1 -year in advance of traffic increases related to decommissioning. • Trip Distribution. Per State Highway access code, CDOT will assume a 40% left turn ingress and 60% right turn ingress at Highway 14 and WCR 31. • • Passenger Car Equivalent (PCE). CDOT will convert the 24 ADT truck numbers provided into SHAC required PCE using a multiple of x3 for each truck for the purpose of the permit. • Employees/Construction Workers. In addition to the truck traffic numbers provided, CDOT requires the number of employees anticipated during the Installation phase of the project. o How many employees/construction workers will there be at Installation? • PEAK Hours. Please provide AM & PM PEAK Hour(s) truck and passenger car estimates for ingress and egress. 1 Should you have any additional questions or concerns, please do not hesitate to ask. Kindest Regards, Rose Valdes Assistant Access Manager 10601 West 10th Street, Greeley, CO 80634 Rose.Valdes@state.co.us I http://codot.gov/ Office Phone (970) 939-2440 www.cotrip.or p. or On Tue, Nov 26, 2024 at 8:28 AM Molly Wright <mrwright@weld.gov>wrote: Good morning, Please see the attached information regarding Traffic. Best Regards, Please note that I will be out of office from late December 2024 to March 2025. wEth WELD COUNTY, CO Molly Wright Planner I Department of Planning Services 970-400-3525 mrwrightoweld.gov 1402 N 17th Ave, Greeley, CO 80631 IMPORTANT: This electronic transmission and any attached documents or other writings are intended only for the person or entity to which it is addressed and may contain information that is privileged, confidential or otherwise protected from disclosure. If you have received this communication in error, please immediately notify sender by return e-mail and destroy the communication. Any disclosure, copying, distribution or the taking of any action concerning the contents of this communication or any attachments by anyone other than the named recipient is strictly prohibited. 2 From: Valdes - CDOT, Rose <rose.valdes@state.co.us> Sent: Tuesday, November 26, 2024 8:21 AM To: Molly Wright <mrwright@weld.gov> Cc: Bilobran - CDOT, Timothy <timothy.bilobran@state.co.us>; Kris Ranslem <kranslem@weld.gov> Subject: Re: Referral Agency Email Caution: This email originated from outside of Weld County Government. Do not click links or open attachments unless you recognize the sender and know the content is safe. Good Morning Molly, This will require a Traffic Impact Study. I did not see a TIS attached. Kindest Regards, Rose Valdes Assistant Access Manager 10601 West 10th Street, Greeley, CO 80634 Rose.Valdes@state.co.us I http://codot.gov/ I www.cotrip.or Office Phone (970) 939-2440 On Thu, Nov 21, 2024 at 1:37 PM Kris Ranslem <kranslem@weld.gov>wrote: The Weld County Planning Department has received a Planning Use By Special Review application, case # USR24-0023, in which your agency may have an interest. Planning staff requests you review the application materials, and return 3 the Referral Form to Molly Wright by December 5, 2024. To view application materials, visit https://aca- prod.accela.com/WELD/Default.aspx or navigate to weldgov.com > departments > planning and zoning > online e - permitting. Then, * Click on "Planning" tab on the menu bar * Under General Search, type case# USR24-0023, into the Record Number box and search * Click on the "Record Info" arrow drop -down menu * Click on "Attachments" to review the application materials If you have any questions, please contact your assigned planner: Molly Wright at 970-400-6100 Thank you, Molly Wright 1402 North 17th Ave Greeley, CO 80631 970-400-6100 mrwright@weld.gov 4 Hello