HomeMy WebLinkAbout20230336.tiffEXHIBIT INVENTORY CONTROL SHEET
CASE ZPSF22-0004 - JANSSEN FARMS, LLC, C/O SUNSHARE LLC,
DBA GRIZZLY SOLAR, LLC
Tyler
Exhibit Submitted BY Page # Description
A. Planning Services PowerPoint Presentation
Authorization form for Beau Scott, SunShare, LLC
B. Planning Services (received 2/7/2023)
Memo regarding request for continuance
C. Planning Services (received 2/8/2023)
D. Applicant PowerPoint Presentation (received 2/28/2023)
E.
F.
G.
H.
J.
K.
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2023-0336
WELD COUNTY, CO
APPLICANT: JANSSEN FARMS, LLC 0/0 WILLIS JANSSEN 0/0 GLOBAL
SUN HOLDINGS, INC., CO LAND ACQUISITIONS, LLC & SUNSHARE, LLC
DBA GRIZZLY SOLAR, LLC 0/0 CORRINA KUMPE
PLANNER: MAXWELL NADER
REQUEST: ZONING PERMIT FOR SOLAR ENERGY FACILITY (3.51 ACRES) IN THE
A (AGRICULTURAL) ZONE DISTRICT.
LEGAL DESCRIPTION: PART NW4 SECTION 8, T6N, R65W OF THE 6TH P.M.,
WELD COUNTY, COLORADO.
LOCATION: SOUTH OF AND ADJACENT TO CR 72; EAST OF AND
ADJACENT TO CR 39.
Denia
The Weld County Department of Planning Services has determined
through an administrative review that the following requirement of
Section 23-4-470.B of the Weld County Code has not been met and
the ZPSF request is hereby denied.
1.The Department of Planning Services has sent notice and has not
received signed notification from at least thirty percent (30%Lof
surrounding property owners within five hundred (500) feet of the
subject property in opposition to the location of the 5 acre SEF
within twenty-eight (28) days.
Appeal Process
Per Section 23-4-475.C of the Weld County Code:
If the Department of Planning Services receives objections from the owners of at
least thirty (30) percent of those notified within twenty-one (21) days, or if the
Department of Planning Services determines the application does not meet all
applicable criteria and requirements, the zoning permit shall be denied by the
Department of Planning Services.
1. The Department of Planning Services shall notify the applicant of the objections
and the denial of the zoning permit. The Department of Planning Services shall
also provide the applicant comments received from referral agencies. The
applicant may appeal in writing to the Department of Planning Services within
ten (1 0) days of receipt of the denial notice.
• ZPSF22-0004 officially denied on November 28, 2022
Appea
Process
Per Section 23-4-475.C of the Weld County Code:
2. If appealed, a public hearing shall be scheduled before the Board of
County Commissioners and the Clerk to the Board shall send notice,
mailed first-class, to the applicant and owners of LOTS within five
hundred (500) feet of the subject property at least ten (10) days prior to
the hearing. ..."
• Applicant appealed decision on December 1, 2022
Surrounding Property Owners
General Concerns
• Screening
• Wildlife habitat
• Future expansion
• Weed management
• General wear and tear of increased traffic on CR 72
• Industrial feel of the proposed use
ZONING PERMIT SOLAR ENERGY FACILITY (ZPSF) - GRIZZLY SOLAR LLC
480 kW -AC (578.3 kW -DC) SOLAR ARRAY PROJECT
Part of the Northwest Quarter of Section 8, Township 6, North, Range 65 West
of the 6th P.M., County of Weld, State of Colorado
232.0'
•
85-6'
VERI0=AD
'UTILITY
LINE
-
302.4`
R30D'
32.0' m1L
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165
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0.0'
25.0'
131.0'
300'
- • -8.4,.
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: TOTAL FENCED
: AREA : 3.51 ACRES
:KX:M.N.
337'6'
31.2
s
0'
125
250'
443.4'
4
UIPMENT PAD
AND TRANSFORMER
OCC
NOTE
DIMENSIONS ARE APPROXIMATE.
x
: - A
51
X
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SOILS MAP
N-T-S-
IIMPORT DATA FROM U.S.D.A. NATURAL RESOURCES
CONSERVATION SERVICE. WELD CO. COLORADO. SOUTHERN PART
TIv16 e H
SOIL TYPES
OTERO SANDY LOAM, 1 TO 3 PERCENT SLOPES
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LEGEND
PROPOSED UNDERGROUND DISTRIBUTION LINE
EXISTING GRAVEL ROAD
EXISTING UTILITY OVERHEAD LINE
f I EXISTING UTILITY POLE
as E
PROPOSED SECURITY FENCE
SOLAR ARRAY
FENCED AREA
ENTRANCE/SERVICE ROAD
UTILITY XFMR
SHEET LIST TABLE
SHEET NUMBER
=.HEE TITLE
1.100
COVER
E10O
DEVELOPMENT STANDARDS
C.101
SECTION PLAN
0.102
SEEDING AND LANDSCAPING PLAN
E.101
SIGNS
C0.1
LEGEND NOTES, & ABRREV.
C1.0
CIVIL SETE PLAN
CE I.0
GRADING & EROSION CONTROL PLAN
CD1.0
SWMP AND SIT DETAILS
C01.1
SITE DETAILS
BOARD OF COUNTY COMMISSIONERS CERTIFICAT/ON
THIS IS TO CERTIFY THAT THE BOARD OF COUNTY COMMISSIONERS. WELD
COUNTY, COLORADO, DOES HEREBY AND CONFIRM AND ADOPT THIS ZONING
PERMIT FOR A SOLAR ENERGY FACILITY OF LESS THAN THIRTY (30) ACRES (ZPSF)
AND DEVELOPMENT STANDARDS A SHOWN AND DESCRIBED HERE ON THIS
DAY OF , 20
CHAIR. BOARD OF COUNTY COMMISSIONERS
ATTEST
WELD COUNTY CLERK TO THE BOARD
BY: DATED:
DEPUTY CLERK TO THE BOARD
PLANNING COMMISSION CERTIFICATION
THIS IS TO CERTIFY THAT THE WELD COUNTY PLANNING COMMISSION HAS
CERTIFIED AND DOES HEREBY RECOMMEND TO THE BOARD OF COUNTY
COMMISSIONERS OF WELD COUNTY COLORADO. FOR ITS CONFIRMATION.
APPROVAL AND ADOPTION THIS SITE SPECIFIC DEVELOPMENT PLAN AND
ZONING PERMIT SOLAR ENERGY FACILITY AS SHOWN AND DESCRIBED HEREON
THIS DAY OF .20 -
CHAIR. WELD COUNTY PLANNING COMMISSION
PROPERTY OWNERS CERTIFICATION
1. DO HEREBY AGREE TO THE SITE SPECIFIC
DEVELOPMENT PLAN AND ZONING PERMIT SOLAR ENERGY FACILITY AS
DESCRIBED HEREON
THIS DAY OF . 20
SIGNATURE
PRINTED NAME
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GRIZZLY SOLAR LLC
34770 COUNTY ROAD 39, EATON, CO 80615
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ANDREW HUMPHREY ENGINEER'NG
JOB NO. SCALE
2021.047 1 AS SHOWN
T.100
Proposed Screening — Application
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TYPICAL
WOOD FENCE SCREENING OR LIIIfIifiT'LITE
lity
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(TYP_)
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NOTE:
ili
T. FENCING SUPPLIER SHALL PROVIDE FIF, AL AND SEALED FENCING DRAWINGS WITH
2. A KNOX PAD LOCK WILL BE PLACED ON CHAINED GATE OR KNOX BOX WITH GATE
FIRE PEPlTM ENr ACC,
3. WILDLIFE AND SCREENING :PENCE INY.EGRM ION WILL ADD A Post El E TINEEN 1 H
MATERIAL FOUNDATION,
ACCESS KEN'S WILL BE MOUNTED
L 20 F001 WILDLIFE LDLIFE FENCE
AND SPECIFICATION REQUIREMENTS.
AT THE MA N ENTRANCE FOR
FOR I H PICKL I SCREENING. FENCE
' I aid
I t enT PF!'1 EG;
WILD LIFE FENCE WITH SCREENING FENCE DETAIL
su,ElaN:
Public hearings concerning this property will be heard before the
County Planning Commission and
Board of County Commissioners.
Both hearings will be held at:
WELD COUNTY ADMINISTRATION BUILDING
1150 "O" Street • Greeley, CO 80631
Planning Commission Hearing will be held on
20 • at _
Board of County Commissioner Hearing will be held on
Applicant:
dc Q 20 23; at /O:OO gnu-%
7«vssa Fps e,b &Ja u :3 r h:s•M
insitrttS'Ai , Use es C ov , (4%-t—,04
Request:
Zoning Permit for Solar Energy
Facility (3.51 acres) in the A
(Agricultural) Zone District.
T �s�
Pent I tete .�
r: CrPSF - Acres: sat s
3.�
Case Number:
FOR FURTHER INFORMATION PLEASE CONTACT
� tk-Lcit,r AT TH
E WELD CUNT' DEPARTMENT OF
NING SERVICES, AT 970-400-M
PLAN cases.org
weldcountyplanning
al
vAtrm�tnr0uesrrr.[g
For Additional Information visit P1onCrndlfsebY�P�1°!�''"�`
Specific Developmentni ae by Sm cialer Review
Permit
ono In � �" `r
Proposed Conditions related to this Site Spradon, scree ofCauntyC^'J�' "rings
no pmi Prnp ,, hours of OPe
but not Prated to, the ,o cnumber nr allowable atbot
mission and Board taps we subject fa change or rernpvo! at both the Planning Commission
Naas
Mir
Public hearings concerning this property will be heard before the
County Planning Commission and
Board of County Commissioners.
Both hearings will be held at:
WELD COUNTY ADMINISTRATION BUILDING
1150 "O" Street • Greeley, CO 80631
Planning Commission Hearing will be held on
siammmaineassa 20"" ; at
Board of County Commissioner Hearing will be held on
Feb rvaFeb i'Vateti etla 2023; at /tat' am"
�`a1 �.
ass‘ -•t,e: � tN a tt s: , diM a•1
Applicant:1,,,iiinAt
Sa how ,C.LC 46 Owsa (L.npac
Request:
Zoning Permit for Solar Energy
Facility (3.51 acres) in the A
(Agricultural) Zone District.
Avert site S is,
Case Number: a P S FZ Z -90W Acres: taw s''te -t-:3•S/
FOR FURTHER INFORMATION PLEASE CONTACT
Masa AL ei
Jet AT THE WELD COUNTY DEPARTMENT OF
PLANNING SERVICES, AT 970-400- 3c27
For Additional Information visit www.weldcountyplanningcases.org
ATTENTION. Proposed Conditions related to this Site Specific Development Plan and Use by Special Review Annut request including
but not limited to the number atalloWebleerrrphiyeek hours of operation, screening. and number ofallowable vehicles and vehicle
trips ore subject to change or removal at both the -Planning Commission and Board of County Commissioners hearings
WELD COUNTY, CO
WELD COUNTY, CO
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WELD COUNTY, CO
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CiElcitire
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Updated Landscape
Plan
Grizzly Solar
Vegetative
Screening
References: Google (2023), SunShare LLC (2023)
Shrub (Sand Cherry Plum
or simillar)
r —I Existing I rcc/ Veg .
—� Screening Area
SUNSHARE LLC
1724 GILPIN E.T.
DENVER. CO 00210
(000) 793-0706
Project: SRC:083119
Dato: 2/23/2023
End of ZPSF22 0004
AUTHORIZATION FORM
SunShare LLC d/b/a Grizzly Solar LLC
I, (We),
(Owner — please print)
DEPARTMENTS OF PLANNING
BUILDING, DEVELOPMENT REVIEW
AND ENVIRONMENTAL HEALTH
1555 NORTH 17TH AVENUE
GREELEY, CO 80631
Beau Scott, Development Associate
give permission to
(Authorized Agent/Applicant-please pnnt)
to apply for any Planning, Building, Access, Grading or OWTS permits on our behalf, for the property located
at (address or parcel number) below:
080308000005
Legal Description: 13600 NW4 8 65 of Section 08
Subdivision Name: nia
Township 06 N, Range 65
Property Owners Information:
Address:
Phone:
Lot n/a Block nia
E-mail:
Authorized Agent/Applicant Contact Information:
Address: 1724 Gilpin St, Denver, CO 80218
Phone: 303-728-4112
E -Mail: BSCOTT a@MYSUNSHARE.COM
Correspondence to be sent to Owner Authorized Agent/Applicant by: Mail Email ✓
Additional Info:
I (We) hereby certify, under penalty of perjury and after carefully reading the entire contents of this
document, that the information stated above is true and correct to the best of my (our) knowledge.
Date 11 Feb ?ors Date
Owner Signature
Owner Signature
th
Subscribed and sworn to before me this I dayof
COrrinA Kul COD iwisharf &L C
mmi expires (1 1 n My commission o
KIRA KUERL
NOTARY PUBUC
STATE OF COLORADO
NOTARY ID 20214021329
MY COMMISSION EXPIRES JUNE 2, 2025
R0601 _, 20
z3
by
MEMORANDUM
TO: Board of County Commissioners
DATE: February 8. 2023
FROM: Maxwell Nader, Planner
SUBJECT: ZPSF22-0004 Continuance Request
The applicant. SunShare. LLC dba Grizzly Solar, LLC c/o Beau Scott, applied for a Zoning Permit
for a Solar Facility (ZPSF22-0004). The zoning permit was denied due to Section 23-4-470.B of the
Weld County Code. The applicant appealed the decision of the Department of Planning Services
per Section 23-4-475.C of the Weld County Code.
The applicant is requesting to continue the hearing for the ZPSF22-0004 denial appeal. The reason
for the request is due to some new information coming to light and the applicant would appreciate
additional time to incorporate this into their appeal.
4,T
Date: February 8, 2023
Maxwell Nader, Planner
Submitted prior to Board of County Commissioners
Enc: Continuance request
Maxwell Nader
From: Beau Scott <bscott@mysunshare.com>
Sent: Tuesday, February 7, 2023 12:58 PM
To: Maxwell Nader
Subject: Continuance Request Grizzly Solar - ZPSF22-0004 Grizzly Solar
Attachments: 11a. Grizzly Solar LLC - Additional Authorization Form.pdf
Follow Up Flag: Follow up
Flag Status: 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.
Hello Max,
Please see the attached authorization form.
We would like to request a continuance on our appeal scheduled for tomorrow, 2/8/23. We have had some new
information come to light and would appreciate additional time to incorporate this into our appeal.
Thanks so much and let me know if you need any additional information.
BEAU SCOTT
DEVELOPMENT ASSOCIATE
C: (303) 728-4112
BSCOTT(a�MYSUNSHARE.COM
MYSUNSHARE.COM
iSunShare
COMNINITY sot a R
1
ABOUT
SUNSHARE
• SunShare was founded in
Colorado in 2011
• Oldest operating community
solar developer in the country
• Projects we build provide
consumer choice to electric rate
payers
sit
-4 41•7311
'r:ter
•
r
WHY WE ARE HERE TODAY
Appeal the denial of a 4 acre SEF
Denial due to Code: over 30% of
surrounding property owners initially
objected
SunShare believes this projects' unique
circumstances warrant further
consideration from the commissioners
SUNSHARE NEIGHBOR MEETING
• SunShare has maintained contact with the
neighboring property owners since lease was
signed with the Janssens
• SunShare held neighbor meeting on Jan 30th
4 neighbors attended Magnuson, Sell,
Kirpatrick, Milne
• Reviewed project specifics
Open ended Q+A
t
P
Confidential
SUNSHARE COMMUNITY SOLAR
How does it work?
Enjoy the benefits of solar with out the hassle of putting it on your roof!
> <
Confidential
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PROPOSEr PROJECT
Project Location within the Janssens Parcel
Project specs
Game fence, Site access, Setbacks, Panel rows
Project location is desirable for SunShare and the Janssen Family
Proximity to Xcel infrastructure, low impact on Ag land
--
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"The project lease area is in a hard -to -reach corner of our field that is
historically flood irrigated. This corner has low productivity meaning this solar
project will allow us to more effectively allocate our limited water to our
productive pivot irrigated field. In addition to the corner's low productivity the
extra labor and pumping costs to this corner has proved to be uneconomical.
lalieretTh
NEIGHBOR
OBJECTIONS
• Outlined Parcels = All neighbors
notified
• Yellow Parcels = Neighbors who have
changed to conditional approval
• Red = Neighbors still in objection
8
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WILDLIFE IMPACT?
• We conduct several levels of wildlife
surveys prior to construction
• SunShare is in contact with CPW, and has
commissioned further nesting studies.
• We install 8' game fences per CPW
recommendation and NEC requirement -
these keep animals safely outside of the
array (and keep sheep in!)
Confidential
)1h(
i-.r
sitk
Ce
Will there be
lighting
disturbances?
J
There will be no
lighting on site
What happens
when the project is
deconstructed?
All solar
equipment will
be removed.
Land is restored
Will the array add
more traffic to the
area?
a
Once
operational, the
array will
contribute
roughly two
visits on a
quarterly basis
for
maintenance
Vegetative Screening Type
VISUAL MITIGATION
Grizzly Solar
Vegetative
Screening
Weld County, CO
Project Area
Proposed Solar Module
Proposed Access Road
a
Shrub (Sand Cherry Plum
or similiar)
Tree (Juniper or similiar)
--� Existing Tree/Veg.
-1 Screening Area
0
50 100
Feet
j sI_<anShare
SUNSHARE LLC
1724 GILPIN ST,
DENVER. CO 80213
(800) 793-0786
References: Google (2023). SunShare LLC (2023)
Project: SRC083119
Date: 2/23/2023
r
Our Request Today
• We are here to request a reconsideration of denial, and
ultimately, approval of this project.
• Denied for failing a single criteria of the ZPSF
requirements, this requirement has since been satisfied
• SunShares' efforts have resulted in meeting both the
letter and intent of the code
Confidential
THANK YOU
Grizzly Solar, LLCC
BOCC Hearing
March 1, 2023
>elSkr4.•...
:§pr
ol5Mcsqi
Cleaners. Brighter. Better
Reserve S
ides
Confidential
WILL THE ARRAY PRODUCE
A GLARE?
• Current solar modules reflect about the same
amount of light as a standard window, soil, or
roof shingles
• The solar photovoltaic (PV) modules we use
have non -reflective glass and are designed to
absorb rather than reflect the light
•
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How Loud is a Solar Array?
• A solar array emits approximately 58 decibels of
noise. A library is, on average, 50 decibels.
vii; the Solar Project Produce
Electro-Magnetic Fields?
Solar facilities generate electro-magnetic fields similar to
household appliances
Letter
• ZPSF was denied in accordance with Section 23-4-
470.B and 23-4-475.C
• 11 property owners originally notified
Less than 30% of surrounding property owners now
object to the project
• Questions listed in objection letters from Milne and
Cozzens have all been addressed
x b
Co
Intent
• SunShare wants to treat these like they are. Built
in our backyard.
War
• SunShare engaged in a continuous outreach
campaign
• SunShare has heard out the neighbors and
shown willingness to incorporate their requests
into our conditional approval
• As evidenced by the screening plan and
raptor nesting concerns
19
COMMON CONCERNS AND QUESTIONS
Confidential
Tree Break/Screening
• (Insert simulated photos)
• Working with local nursery to plant Austrian Pines
• Can also provide options for fencing, and or Fencing + shrubs
Confidential
Fencing Plan
II
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NOTE:
1. FENCING SUPPLIER SHALL PROVIDE FINAL AND SEALED FENCING DRAWINGS WITH MATERIAL, rOLINDATION, AND SPEC fIOATION REQUIREMENTS.
2. A KNOX PAD LOCK WILL BE PLACED ON CHAINED GATE OR KNOX BOX WITH GATE ACCESS KEYS WILL SE' MOUNTED AT THE MAN ENTRANCE FOR
FI RE DEPART! ENT ACCESS,
WILDLIFE AND SCREENING FENCE IN'I'EGRAHON WILL ADD AIPOS r SEIVQLLN IHE 220 FOOI WILDLIFE FENCE 'FOR IHE PICK1I SCREENING F€ Na
Weavvoodl
WILD LIFE FENCE WITH SCREENING FENCE DETAIL
LAST REVISED:
11/1.1117
FENCING AND VEGETATION MANAGEMENT
There will be an 8' tall game
fence installed around the
entire perimeter of the site.
Site will use a three -tiered
approach for vegetation
management. Sheep, Spot
Mowing, and Spraying
FAQ's
• Traffic impact?
• Additional transmission lines?
• Wildlife interruption?
• Will solar farm expand?
• Weed control
• Decommissioning/Reclamation plan?
• Toxicity from solar panels?
• Reduction of surrounding property values?
• Noise generated by solar facility?
• Glare from solar panels
• Lighting at solar facility?
• Who can subscribe?
• What is the cost of participating?
• Where does the energy go?
Confidential
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