HomeMy WebLinkAbout20230332.tiffMEMORANDUM
TO: Michael Hall, Planning Services
FROM: Melissa J King, PE, Development Review Engineer
DATE: July 12, 2022
SUBJECT: ZPSF22-0004 Janssen Farms LLC
This proposal has been reviewed this proposal regarding the requirements of the Weld County Department
of Public Works and 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: Zoning Permit for Solar Energy Facility (3.51 acres) in the (A) Agricultural Zone District.
This project is on a parcel that is south of and adjacent to CR 72 and is east of and adjacent to CR 39.
Parcel numbers: 080308000005.
Access is proposed onto CR 72.
ACCESS
Development Review has reviewed the application materials related to access.
The proposed access is onto County Highway 72 at an existing unpermitted access location that is
approximately 2,075 feet east of the intersection of County Highway 72 and CR 39.
The applicant shall obtain an access permit for a location that meets the Minimum Access Spacing Criteria
located in Section 8-14-30 of the Code.
Per Sec. 8-14-30, an Access Permit is required for access to Weld County maintained roadways. We
strongly encourage you to discuss your access location with Development Review prior to laying out your
site plan. All "preliminarily approved" accesses are subject to change during the access permitting process
Minimum access spacing widths are shown in Weld County Code Sec. 8-14-30. Please refer to Chapter 8
of the Weld County Code for more information regarding access.
ROADS AND RIGHTS -OF -WAY
This portion of CR 72 is a gravel road and is designated on the Weld County Functional Classification Map
(Code Ordinance 2017-01) as a local road, which requires 60 feet of right-of-way. The applicant shall
delineate and label on the site map or plat the future and existing right-of-way (along with the documents
creating the existing right-of-way) and the physical location of the road. If the right-of-way cannot be verified
it shall be dedicated or reserved per Weld County Code. Pursuant to the definition of setback in the Weld
County Code, Sec. 23-1- 90, the required setback is measured from the future right-of-way line. Be aware
that physical roadways may not be centered in the right-of-way. This road is maintained by Weld County.
This portion of CR 39 is a paved road and is designated on the Weld County Functional Classification Map
(Code Ordinance 2017-01) as a local road, which requires 60 feet of right-of-way. The applicant shall
delineate and label on the site map or plat the future and existing right-of-way (along with the documents
creating the existing right-of-way) and the physical location of the road. If the right-of-way cannot be verified
it shall be dedicated or reserved per Weld County Code. Pursuant to the definition of setback in the Weld
County Code, Sec. 23-1- 90, the required setback is measured from the future right-of-way line. Be aware
that physical roadways may not be centered in the right-of-way. This road is maintained by Weld County.
Per, Sec. 8-13-30.B, a Weld County Right -of -Way Use Permit is required for any project that will be
occupying, constructing or excavating facilities within, and/or encroaching upon, any County rights -of -way
or easement. Right -of -Way Use Permit instructions and application can be found at
https://www.weldgov.com/departments/publicworks/permits/.
Weld County will not replace overlapping easements located within existing right-of-way or pay to relocate
existing utilities within the County right-of-way.
TRAFFIC
This portion of County Highway 72 has a traffic count of 86 vehicles per day with 20% trucks. The 85th
percentile speed for this portion of County Highway 72 is 39 miles per hour.
The project is expected to generate up to 24 vehicle trips per day during material and equipment delivery
(anticipated to be one week at the beginning of the project and one week at the end of the project), up to
24 vehicle trips per day during solar garden installation (2 months) and up to 2 vehicle trips per month
during solar garden operation.
No additional traffic information is needed at this time.
TRACKING CONTROL
Tracking control is required to prevent tracking from the site onto public roadways. For access to paved
roads, tracking control devices can be double cattle guards with 100 ft. of asphalt or 300 ft of asphalt. For
access to gravel roads, tracking control devices must be either double cattle guards with 100 ft. of road
base, or road base on all driving surfaces. Temporary Tracking Control shall be used during construction
unless permanent tracking control is installed ahead of construction activities. Recycled concrete is not
allowed in County right-of-way. Tracking control for unmaintained public right-of-way is required just prior
to entering publicly maintained roadways. A variance request for alternatives to the tracking control
requirement can be submitted to Development Review for review and consideration.
This site requires approved tracking control during construction.
ROAD MAINTENANCE AGREEMENT
Development Review is requesting a Road Maintenance Agreement (Construction) including, but not
limited to, dust control and damage repair to specified haul routes during construction.
Improvements/Road Maintenance Agreement: An example agreement is available at the Weld County
webpage:
https://www.weldgov.com/Government/Departments/Planning-and-Zoning/Development-Review .
DRAINAGE REQUIREMENTS
This area IS within an Urbanizing Drainage Area: Urbanizing Drainage Areas typically require detention of
runoff from the 1 -hour, 100 -year, storm falling on the developed site and release of the detained water at
the historic runoff rate of the 1 -hour, 5 -year storm falling on the undeveloped site for URBANIZING areas.
The application did not include a drainage narrative. Therefore, the applicant shall submit an acceptable
drainage narrative that meets Chapter 8 of the Code standards.
Historic Flows:
The applicants will be required to maintain the historic drainage flows and run-off amounts that exist from
the property.
CONDITIONS OF APPROVAL
1. An acceptable Final Drainage Report shall be submitted. (Development Review)
2. A Road Maintenance Agreement for Construction activities is required at this location. Road
maintenance includes, but is not limited to, dust control and damage repair to specified haul
routes. (Development Review)
Prior to Construction:
The approved access and tracking control shall be constructed prior to on -site construction.
(Development Review)
DEVELOPMENT STANDARDS
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. Any work that may occupy and or encroach upon any County rights -of -way or easement shall acquire
an approved Right -of -Way Use Permit prior to commencement. (Development Review)
5. The Property Owner shall comply with all requirements provided in the executed Road Maintenance
Agreement for Construction. (Development Review)
6. Weld County is not responsible for the maintenance of onsite drainage related features. (Development
Review)
7. The historical flow patterns and runoff amounts on the site will be maintained. (Development Review)
Weld County
Department of Public Health and Environment
Memorandum
To: Michael Hall
From: Lauren Light, Environmental Health Services
Date: July 7, 2022
Re: ZPSF22-0004 Applicant: Janssen Farms, LLC, c/o SunShare LLC d/b/a
Grizzly Solar LLC
Environmental Health Services has reviewed this Zoning Permit for a Solar Energy Facility
(3.51 acres) 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.
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
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.
1555 N. 17th Avenue
Greeley, CO 80631
Phone: (970) 304-6410
weldhealth.org
Public Health
Weld County
Department of Public Health and Environment
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
MEMORANDUM
TO: Michael Hall DATE: July 10, 2022
FROM: Diana Aungst
SUBJECT: ZPSF22-0004, Janssen Farms LLC
PROJECT:
Zoning Permit for Solar Energy Facility (3.51 acres) in the (A) Agricultural Zone District.
PARCEL: 080308000005
PRIOR TO CONSTRUCTION:
1. Any development in the floodplain requires a floodplain permit.
NOTES:
1. A Flood Hazard Development Permit is required for all construction or development occurring in the
floodplain or floodway as delineated on Federal Emergency Management Agency (FEMA) Preliminary
FIRM Community Panel Map #08123C -1239E effective date January 20, 2016 (Eaton Draw
Floodplain). Any development shall comply with all applicable Weld County requirements, Colorado
Water Conservation Board requirements as described in Rules and Regulations for Regulatory
Floodplains in Colorado, and FEMA regulations and requirements as described in 44 CFR parts 59, 60,
and 65. The FEMA definition of development is any man-made change to improved or unimproved
real estate, including but not limited to buildings or other structures, mining, dredging, filling, grading,
paving, excavation, drilling operations, or storage of equipment and materials.
2. FEMA's floodplain boundaries may be updated at any time by FEMA. Prior to the start of any
development activities, the owner should contact Weld County to determine if the floodplain boundaries
have been modified.
XcelEnergysM
PUBLIC SERVICE COMPANY
July 7, 2022
Weld County Planning Services
1555 North 17th Avenue
Greeley, CO 80631
Attn: Michael Hall
Re: Grizzly Solar Energy Facility, Case # ZPSF22-0004
Right of Way & Permits
1123 West 3rd Avenue
Denver, Colorado 80223
Telephone: 303.571.3306
Facsimile: 303. 571. 3284
donna.l.george@xcelenergy.com
Public Service Company of Colorado's (PSCo) Right of Way & Permits Referral Desk
has reviewed the documentation for Grizzly Solar Energy Facility. Please be aware
PSCo has existing electric transmission facilities along the west property line. Any
activity including grading, proposed landscaping, erosion control or similar activities
involving our existing right-of-way will require Public Service Company approval. PSCo
is requesting that, prior to any final approval of the permit, it is the responsibility of the
property owner/developer/contractor to have this project assigned to a Land Rights
Agent for development plan review and execution of a License Agreement (via website
www.xcelenergy.com/rightofway or email coloradorightofway@xcelenergy.com).
PSCo also owns and operates existing overhead electric distribution facilities along
the west and northerly property lines. The property owner/developer/contractor must
complete the application process for any modification to existing facilities via
xcelenergy.com/InstallAndConnect. It is then the responsibility of the developer to
contact the Designer assigned to the project for approval of design details.
Donna George
Right of Way and Permits
Public Service Company of Colorado dba Xcel Energy
Office: 303-571-3306 — Email: donna.l.george@xcelenergy.com
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