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Home My WebLink About20221556.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 =, ji:47/VV-1-:A}."\ 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 -"V"`:� - r > �. . 1, L� �cLI ' 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_ -- 1\ 6.6\,--e`.,,, ��\,\ \1, Q_,‘ -\-c, v. -De ,, �eP irk� /,. 0cc o� S fed �� °6- r, - - l� 7 e i�� (J), ),�� r'lnt�ls"- 4 - U ; . S I �12i UF2 S 'z',..'' �\,r, a-v__A p -'3 3 _ \\ 6 �-� �.-�,Q- O._ �: trl oc , ct_ [cal c� 1C �'u 'K �c,X S -4. AcZL4.1— iA 04--(\C-K C,(/C,�(,-NC li-s,_ C--.' 1co- --zkvrvv\ vvut,A4Y toe ckier°rQ',&c.1t Weld County Planning Dept. 1555 N. 17th Ave, Greeley, CO 80631 (970)-400-6100 (970)-304-6498 fax �11-c,.Q -'v-,d i ,s3-ytt-. Date oil '� .� coca yL‘frt t- s 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 Hello