HomeMy WebLinkAbout20221556.tiffMEMORANDUM
TO: Angela Snyder, Planning Services
FROM: Melissa J King, PE, Development Review
DATE: March 11, 2022
SUBJECT: USR22-0007 Owens/Picadilly
The proposal has been reviewed on behalf of the Weld County Department of Public Works. 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: A Site Specific Development Plan and Use by Special Review for a Solar Energy Facility
in the A (Agricultural) Zone District (Picadilly)
This project is south of Highway 392 and is east of CR 23.
Parcel number 080723100002 Lot A RECX15-0100, 080723100057 Lot B RE -3479.
Access is from CR 23 (AP14-00092 (Agricultural), AP15-00368 (Residential)).
ACCESS
Development Review has reviewed the application materials related to access.
The applicant has proposed to access onto CR 23 at the existing permitted access point. An industrial
access permit shall be obtained for this location.
Per the plat for RE -3479 (Rec. No. 3056939), Lot B (Parcel 080723100057) has access onto Stagecoach
Road, a privately maintained roadway with publicly dedicated right-of-way. Use of this access is not
proposed for this land use case. Stagecoach Road accesses onto Highway 392. This access point shall
NOT be used for this use by special review.
Per Reception Number 3318944, the Lot B has a 30 foot wide access easement along of the entire length
of the easter property boundary.
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 Public Works prior to laying out your site plan.
All "preliminarily approved" accesses are subject to change during the access permitting process. Per Sec.
24-8-40, when feasible, there shall be no net increase in the number of accesses to a public road. Minimum
access spacing widths are shown in Weld County Code Sec. 8-14-30. For shared, Public Works strongly
recommends the property owner establish an access road maintenance agreement so future owner of the
properties will be aware of their requirements for shared maintenance of the access road. This is not a
requirement for the recorded exemption but is recommended to avoid property owner conflicts in the future.
Please refer to Chapter 8 of the Weld County Code for more information regarding access.
ROADS AND RIGHTS -OF -WAY
County Road 23 is a paved road and is designated on the Weld County Functional Classification Map (Code
Ordinance 2017-01) as a collector road, which requires 80 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. 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
Latest ADT (2021) on this portion of CR 23 counted 2,125 vpd with 34% trucks. The 85th percentile speed
is 51 mph.
The traffic information submitted with the application materials indicated that during operation there will be
approximately quarterly roundtrips.
However, during the 5 -month construction timeframe there will be a total of 70 vehicles (not more than 4
roundtrips per day). 100% of the traffic will be going to the north to access onto Highway 392.
No additional traffic information is needed.
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 Public Works for review and consideration.
The site is required to have double cattle guards with 100 ft. of asphalt or 300 ft of asphalt.
ROAD MAINTENANCE AGREEMENT (Construction)
Public Works is requesting a Road Maintenance Agreement 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:
https://www.weldciov.com/Government/Departments/Planninci-and-Zoning/Development-Review .
DRAINAGE REQUIREMENTS
This area IS within a Non -Urbanizing Drainage Area Non -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, 10 -year storm falling on the undeveloped site for NON -
URBANIZING areas.
Detention pond waived and a simple drainage narrative:
The applicant has submitted an acceptable drainage narrative stating that the site is 90% Class A soils and
that the imperviousness will not increase other than the base of the solar panels.
No additional stormwater information is needed.
Historic Flows
The applicants will be required to maintain the historic drainage flows and run-off amounts that exist from
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 (plan recorded). An Early Release Request Form may
be entertained only after the applicant, Public Works and 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 an Engineering
representative from the Public Works for more information.
A Construction Stormwater Permit is also required with the State for disturbing more than 1 acre. Contact:
Colorado Department of Public Health and Environment, Water Quality Control Division, 303-692-3575.
CONDITIONS OF APPROVAL
A. A Road Maintenance Agreement is required at this location. Road maintenance includes, but is not
limited to, dust control and damage repair to specified haul routes during construction. (Development
Review)
B. The plan shall be amended to delineate the following:
1. County Road 23 is a paved road and is designated on the Weld County Functional Classification
Map as an collector road which requires 80 feet of right-of-way at full buildout. 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. All setbacks
shall be measured from the edge of right-of-way. This road is maintained by Weld County.
(Development Review)
2. Show and label the approved access location onto CR 23, approved access width and the
appropriate turning radii on the site plan. The applicant must obtain an access permit in the
approved location prior to construction. (Development Review)
3. Show and label the existing 30 -foot minimum access and utility easement along the eastern
border of Lot B RE -3479. (Development Review)
4. Show and label the 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. The approved access tracking control shall be constructed prior to on -site construction. (Development
Review)
B. If more than one (1) acre is to be disturbed, a Weld County Grading Permit will be required.
(Development Review)
C. Obtain an access permit, specific to the type of activity, for the access location onto CR 23.
(Development Review)
DEVELOPMENT STANDARDS (NOTES ON THE SITE PLAN)
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. The Property Owner shall comply with all requirements provided in the executed Road Maintenance
Agreement. (Development Review)
4. The Road Maintenance Agreement for this site may be reviewed on an annual basis, including a site
visit and possible updates. (Development Review)
5. Access will be along unmaintained County right-of-way and maintenance of the right-of-way will not be
the responsibility of Weld County. (Development Review)
6. The historical flow patterns and runoff amounts on the site will be maintained. (Development Review)
cauN`TY =,
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Weld County
Department of Public Health and Environment
Memorandum
To: Angela Snyder
From: Lauren Light, Environmental Health Services
Date: March 14, 2022
Re: USR22-0007 Applicant: Willard and Linda Owens, USS Picadilly Solar, LLC
Environmental Health Services has reviewed this Site -Specific Development Plan and Use by
Special Review Permit for a Solar Energy Facility 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.
1555 N. 17th Avenue
Greeley, CO 80631
Phone: (970) 304-6410
weldhealth.org
Public Health
cauN`TY =,
ji:47/VV-1-:A}."\
Weld County
Department of Public Health and Environment
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
Submit by Email
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' FF March 7, 2022
Weld County Referral
The Weld County Department of Planning Services has received the following item for review:
Applicant: Willard and Linda Owens,
USS Picadilly Solar, LLC
Please Reply By: April 4, 2022
Case Number: USR22-0007
Planner: Angela Snyder
Project: A Site Specific Development Plan and Use by Special Review for a Solar Energy Facility in the
A (Agricultural) Zone District.
Parcel Number: 080723100002-R8943945 Legal: LOT A REC EXEMPT RECX15-0100; PART NE4
SECTION 23, T6N, R67W of the 6th P.M., Weld County, Colorado.
Parcel Number: 080723100057-R2526303 Legal: LOT B REC EXEMPT RE -3479; PART E2NE4
SECTION 23, T6N, R67W of the 6th P.M., Weld County, Colorado.
Location: South of and adjacent to State Highway 392; east of and adjacent to CR 23.
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.
We have reviewed the request and find that does/ does not comply with our
Comprehensive Plan because:
We have reviewed the request and find no conflicts with our interests.
See att hed letter.
Signature
,
Agency, �3Fie_
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Weld County Planning Dept. 1555 N. 17th Ave, Greeley, CO 80631 (970)-400-6100 (970)-304-6498 fax
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From: Dillon dhrt
To: Angela Snyder
Subject: RE: Referral Agency Email
Date: Monday, March 7, 2022 2:04:31 PM
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 afternoon Angela,
Thank you for sending this out. The project in question is greater than 2 miles west of our pipeline
assets (we parallel WCR 27 north of Greeley; as such we have no objection to the project.
Glad to see this come through though. Thanks and have a good week.
Regards,
Ova; 5K( -7,0a
Right of Way and Public Awareness Coordinator
Suncor Energy (U.S.A.) Pipeline Company
C:303-549-8002
From: noreply@weldgov.com <noreply@weldgov.com>
Sent: Monday, March 7, 2022 1:45 PM
To: Dillon Ohrt <dohrt@suncor.com>
Subject: Referral Agency Email
EXTERNAL EMAIL: Always be cautious. COURRIEL EXTERNE : II faut toujours etre prudent.
The Weld County Planning Department has received a Planning Use By Special Review application,
case # USR22-0007, in which your agency may have an interest. Planning staff requests you review
the application materials, and return the Referral Form to Angela Snyder by the date specified on the
Referral Form attached in the online permitting center. To view application materials, visit
https://accela-aca.co.weld.co.us/CitizenAccess/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# USR22-0007, 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: Angela Snyder at 970-400-6100
Thank you,
Angela Snyder
1555 N 17th Ave
Greeley, CO 80631
970-400-6100
asnyder@weldgov.com
From: William Welch
To: Angela Snyder
Cc: swelch; Josh Welch
Subject: PROPOSED USS Picadilly Solar LLC Project, Weld County, Co: Revised Comments and Objections
Date: Monday, April 25, 2022 2:48:01 PM
Attachments: imageOOl.png
drawings Westwood USR Site Plan 20220225 C201Site Hydrology only . pdf
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.
Angela , Will Welch here . This email is to correct a typo in the first sentence . The property owner is
" HCW" as revised below not "CWH" as originally sent.
Good afternoon Angela , Will Welch here . I am working with HCW Investments, LLC who own
property located east of, and adjacent to , WCR23; approximately 2 , 600 feet south of State Hwy 392;
and directly south of the proposed project location . HCW' s property information is: Account#:
R0898501 and Parcel #080723000053 . HCW has an historic irrigation water diversion off the
Greeley Canal No . 2 and conveyance that traverses the proposed project site that appears to be
impacted and obstructed by the proposed development of the property.
We attended the public meeting held on April 18, 2O22 and discussed our concerns with the USS
Solar development project manager. We have also communicated by email with them about our
concerns. The developer has been very pleasant and responsive to our communications but we
have as of this date not received a proposed solution . As this irrigation lateral is essential to the
continued farming of the HCW property, a solution needs to be found . For your information and use
is USS Picadilly Solar LLC project Sheet C2 .01 dated 2/25/2022 prepared by Westwood Professional
Services, Inc. titled Site Hydrology with annotations showing the approximate locations of the
irrigation headgate, irrigation lateral alignment and conflict/impact area .
We are assuming that this email meets Weld County' s requirements for written comments and
objections to project applications under review. If we need to provide this information to Weld
County by letter please advise .
Thanks for your attention to this matter.
If I may be of service please let me know .
Sincerely, Will Welch
40% William T. Welch
11P 41 Program Manager
970/215-4099
7785 Highland Meadows Pkwy, Ste. 202
Wm T. Welch Company Windsor, CO 80528
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