HomeMy WebLinkAbout20210230.tiffRESOLUTION
RE: APPROVE PARTIAL VACATION OF USE BY SPECIAL REVIEW PERMIT,
USR15-0076 - STATE OF COLORADO, BOARD OF LAND COMMISSIONERS,
C/O PIVOT SOLAR 4 LLC
WHEREAS, the Board of County Commissioners of Weld County, Colorado, pursuant to
Colorado statute and the Weld County Home Rule Charter, is vested with the authority of
administering the affairs of Weld County, Colorado, and
WHEREAS, by Resolution dated March 16, 2016, the Board did approve the request of
State of Colorado, Board of Land Commissioners, c/o Clean Energy Collective, LLC, for a Site
Specific Development Plan and Use by Special Review Permit, USR15-0076, for any Use
permitted as a Use by Right, Accessory Use, or Use by Special Review in the Commercial or
Industrial Zone Districts (two (2) mega -watt Community Owned Solar Power Generation Facility),
provided that the property is not a lot in an approved or recorded subdivision plat or part of a map
or plan filed prior to adoption of any regulations controlling subdivisions in the A (Agricultural)
Zone District, on the following described real estate, to -wit:
N1/2, SE1/4, E1/2 SW1/4 of Section 16, Township 3
North, Range 66 West of the 6th P.M., Weld County,
Colorado
WHEREAS, the Board has received a request from the current property owner, State of
Colorado, Board of Land Commissioners, 1127 Sherman Street, Suite 300, Denver,
Colorado 80203, c/o Pivot Solar 4 LLC, 1750 15th Street, Suite 400, Denver, Colorado 80202, to
partially vacate Use by Special Review Permit, USR15-0076, and
WHEREAS, the Board of County Commissioners heard all of the testimony and
statements of those present, studied the request of the applicant and the recommendations of the
Department of Planning Services staff and all of the exhibits and evidence presented in this matter
and, having been fully informed, deems it advisable to approve said partial vacation, conditional
upon the following:
1. Pursuant to Section 23-2-280.B of the Weld County Code, the applicant
shall submit a revised USR map, titled "Partial Vacation of Use by Special
Review Permit, USR15-0076", conforming to Section 23-2-260.D of the
Weld County Code.
NOW, THEREFORE, BE IT RESOLVED by the Board of County Commissioners of Weld
County, Colorado, that Use by Special Review Permit, USR15-0076, be, and hereby is, partially
vacated, with the abovementioned condition, with said map to be titled and recorded as "Partial
Vacation of Use by Special Review Permit, USR15-0076".
eat. P LAA)A (rPi : AWL) APL g4.2
12a /2.01.1
4724933 Pages: 1 of 2
08/11/2021 10:53 AM R Fee:$0.00
Carly Koppeo, Clerk and Recorder, Weld County , CO
Ell !VAR MAll'���N.Q14�Ti���iYrrh VIII
2021-0230
PL2415
PARTIAL VACATION OF USE BY SPECIAL REVIEW PERMIT, USR15-0076 - STATE OF
COLORADO, BOARD OF LAND COMMISSIONERS, C/O PIVOT SOLAR 4 LLC
PAGE 2
The above and foregoing Resolution was, on motion duly made and seconded, adopted
by the following vote on the 20th day of January, A.D., 2021.
BOARD OF COUNTY COMMISSIONERS
WELD COUNTY, COLORADO
ATTEST: ddavti
Weld County Clerk to the Board
BY:
AP
Count ttorney
Date of signature:
4724933 Pages: 2 of 2
08/11/2021 10:53 AM R Fee:$0.00
Bill
Carly Koppel, Clerk and Reoorder, Weld County CO
Steve, oreno, Ch.'
Scor - es, Pro-Tem
Pe "ry L. B k
ike Freeman
Lori Saine
2021-0230
PL2415
MEMORANDUM
To: Board of County Commissioners
From: Diana Aungst, Planner II
Subject: Vacation of USR15-0076 - Solar Facility
Date: January 20, 2021
The Department of Planning Services received a request, dated December 17, 2020, to partially
vacate USR15-0076. The applicant has received approval for Use by Special Review USR20-
0012 which is defined by the Subdivision Exemption boundary approved by SUBX20-0006.
USR20-0012 is located on a parcel that is approximately 560 acres in size and this parcel contains
two small-scale solar facilities. These other two small-scale solar facilities are not part of this
partial vacation request.
The USR20-0012 Resolution Condition of Approval #1.6., states, "There is a Use by Special
Review Permit, USR15-0076, Reception #4254189, for a Small Scale Solar Facility on the parent
parcel. The applicant shall submit a letter requesting a partial vacation of USR15 0076 and the
partial vacation USR map shall be recorded prior to recording USR20-0012. Prior to such vacation
being approved, USR15 0076, the applicant shall identify additional buffering for the area around
the proposed property."
The additional buffering for the area is included in the application materials and shows a 500 -foot
buffer around the three small-scale solar facilities.
The Department of Planning Services is recommending approval of this partial vacation.
Background information:
Legal Description: N2/SE4/E2SW4 of Section 16, T3N, R66W of the 6th P.M., Weld County,
CO
Location: East of and adjacent to County Road 29 and south of County Road 34
section line.
November 16, 2016: USR15-0076 was approved on March 16, 2016 and recorded with the Weld
County Clerk and Recorded on November 16, 2016. The USR approved
for: A Site Specific Development Plan and Use by Special Review Permit
for any use permitted as a Use by Right, an Accessory Use, or a Use by
Special Review in the Commercial or industrial zone districts (two (2) Mega
Watt Community owned solar power generation facility), provided that the
property is not a Lot in an approved or recorded subdivision plat or lots
parts of a map or plan filed prior to adoption of any regulations controlling
subdivisions.
2021-0230
O 1/raO
f����e
Pivot
Energy
December 17, 2020
Diana Aungst, Planner
Weld County Dept. of Planning Services
1555 N. 17th Ave
Greeley, CO 80631
RE: Request for partial vacation of USR 15-0076
Parcel I D#: 121116000001
Dear Ms. Aungst:
On behalf of the Colorado State Land Board of Commissioners and Pivot Solar 4 LLC, we hereby request
a Partial Vacation of the Use by Special Review Permit 15-0076. The basis for this request is detailed
below.
When approved, USR 15-0076 included the entire parcel of land owned by the State Land Board being
described as:
The N2, SE4, E2SW4 of Section 16, Township 3 North, Range 66 West of the 6th Principal Meridian
Inclusion of the entire parcel into the USR limits opportunities for additional development of the parcel.
We are requesting a Partial Vacation of the USR such that its limits be reduced to be outside of the
boundary of the approved SUBX 20-0006. In addition, this Partial Vacation will create a buffer zone as
described in the attached Exhibit A. This buffer zone will restrict placement of additional solar energy
facilities on the subject parcel within the buffer zone only. A revised USR plat illustrating the vacated
portion of the property is attached.
Should you have any questions, or require additional information, please do not hesitate to contact Luke
Rickard at 970.819.2252.
Acknowledged and submitted as of the date first written above:
Luke Rickard
Director, Project Development
Pivot Energy
David Rodenberg
Renewable Energy Manager
State of Colorado
State Land Board of Land Commissioners
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THE COLORADO STATE BOARD OF
LAND COMMISSIONERS
DIANA AIJNGST
LEGAL DESCRIPTION: BEING A PORTION OF SECTION 16,
T3N, R613W OF THE 6TH P.M., WELD
C toy U N TY, CO
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The location of the solar facility that was constructed
under USR15-0076 is outlined in yellow.
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LESS PERMIT
016-00004
CEC PLATTEVILLE
SMALL SCALE SOLAR
FACILITY FOOTPRINT-'
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CONTAINING
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USR BOUNDARY
PLATTEVILLE SOLAR CSG
SMALL SCALE SOLAR
FACILITY FOOTPRINT
USR18-0041
USR BOUNDARY
The Buffer Zone is shown as the hatched area and encompasses
the three solar facilities The Buffer Zone is an area that will restnct
the placement of additional solar facilities on the subject property
S ECTI O N
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CEC PLATTEVILLE SOLAR POWER GENERATION FACILITY
USE BY SPECIAL REVIEW
CASE NUMBER USR15-0O76
LOCATED IN SECTION 16 TOWNSHIP 3 NORTH RANGE 66 NEST OF THE 6TH PRINCIPAL MERIDIAN COUNTY OF WELD STATE OF CCLORAOO
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PAGE 1 OF 2
PARCEL DESCRIPTION
A PARCEL OF LAND EXISTING OVER AND ACROSS A PORTION OF THE NORTH HALF OF SECTION 16,
TOWNSHIP 3 NORTH, RANGE 66 WEST OF THE 6TH P M , COUNTY OF WELD, STATE OF COLORADO, BEING
MORE PARTICULARLY DESCRIBED AS FOLLOWS
COMMENCING AT THE NORTHEAST CORNER OF THE NORTHEAST QUARTER OF SECTION 16, BEING A
FOUND 3 1/4" ALUMINUM CAP LS 25367, AS SHOWN AND DESCRIBED HEREON, AND CONSIDERING THE
EAST LINE OF SAID NORTHEAST QUARTER TO BEAR SOUTH 00°09'09" EAST, TO A FOUND MONUMENT AT
THE SOUTHEAST CORNER OF SAID NORTHEAST QUARTER, BEING A 3 1/4" ALUMINUM CAP LS 10855, AS
SHOWN AND DESCRIBED HEREON, THENCE SOUTH 44°12'40" WEST, A DISTANCE OF 42 91 FEET, MORE OR
LESS TO THE INTERSECTION OF THE SOUTHERLY WELD COUNTY ROAD 34 AND THE WESTERLY WELD
COUNTY ROAD 31 RIGHT OF WAY, AND THE POINT OF BEGINNING, THENCE SOUTH 00°09'09" EAST ALONG
SAID WESTERLY RIGHT, A DISTANCE OF 2292 78 FEET, THENCE NORTH 90°00'00" WEST, A DISTANCE OF
2178 99 FEET, THENCE NORTH 90°00'00" EAST, A DISTANCE OF 1194 56 FEET, THENCE NORTH 90°00'00"
WEST, A DISTANCE OF 3051 58 FEET MORE OR LESS TO THE EASTERLY RIGHT OF WAY FOR WELD COUNTY
ROAD 29, THENCE NORTH 00°58'05" WEST ALONG SAID EASTERLY RIGHT OF WAY, A DISTANCE OF 984 71
FEET MORE OR LESS TO THE INTERSECTION OF THE SOUTHERLY RIGHT OF LINE FOR WELD COUNTY ROAD
34, THENCE NORTH 88°56'26" EAST ALONG SAID SOUTHERLY RIGHT OF WAY, A DISTANCE OF 2623 08 FEET,
THENCE CONTINUING ALONG SAID SOUTHERLY RIGHT OF WAY, A DISTANCE OF 2619 29 FEET MORE OR
LESS TO THE POINT OF BEGINNING SAID DESCRIBED PARCEL CONTAINING 8,030,556 SQ FT OR 184356
ACRES MORE OR LESS
GREEN MOUNTAIN SURVEYING
SAMUEL A KNIGHT
CO PLS4 38,127
PROJECT LOCATION
THE NORTH HALF
OF SECTION 16,
TOWNSHIP 3 NORTH,
RANGE 66 WEST, 6TH P M
COUNTY OF WELD,
STATE OF COLORADO
FOUND 3 1/4'
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GREEN MOUNTAIN SURVEYING
SAMUEL A KNIGHT
CO PLS# 38,127
N 88'56'26" E
2652 93' AM
WELD COUNTY
ROAD 34
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"EXHIBIT A"
PAGE 2 OF 2
N (3-8 $6'26 E 2623 08' /o
PART OF THE NORTHWEST QUARTER
SECTION 16, TOWNSHIP 3 NORTH,
RANGE 66 WEST, OF THE 6TH PM
/N 90'00'00" W 3051 58'
PART OF THE NORTHWEST QUARTER
SECTION 16, TOWNSHIP 3 NORTH,
RANGE 66 WEST, OF THE 6TH PM
FOUND 3 1/4'
ALUMINUM CAP
LS 2671
NOTES
1) THIS IS NOT A LAND SURVEY PLAT NOR
AN IMPROVEMENT SURVEY PLAT AND IS NOT
INTENDED FOR THE SUBDIVISION NOR SALE
OF LAND
2) THE PURPOSE OF THIS EXHIBIT IS TO
GRAPHICALLY DEPICT THE LOCATION OF THE
DESCRIBED PARCEL AS SHOWN HEREON
3) SAID DESCRIBED PARCEL CONTAINING
8,030,556 SQ FT OR 184 356 ACRES MORE I
OR LESS
N 88`34'29' E 2649 86' AM
POINT OFO
COMMENCEMENT t,,
FOUND 3 1/4' N. N.
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LS 25367 c�
N 88'34'29" E 2619 29POINT OFP
BEGINNING
PART OF THE NORTHEAST QUARTER
SECTION 16, TOWNSHIP 3 NORTH,
RANGE 66 WEST, OF THE 6TH PM
/N 90 00'00" W 2178 99'
PART OF THE NORTHEAST QUARTER
SECTION 16, TOWNSHIP 3 NORTH,
RANGE 66 WEST, OF THE 6TH PM
THE CENTER QUARTER
CALCULATED POSITION
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RANGE 66 WEST 6TH P M ,
COUNTY OF WELD,
STATE OF COLORADO
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USR15 0076
USE BY SPECIAL REVIEW
BUFFER ZONE DETAIL
SECTION 16 TOWNSHIP 3 NORTH RANGE 66 WEST OF THE 6TH P M
COUNTY OF WELD STATE OF COLORADO
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CASE NUMBER USR15-0076
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CASE NUMBER USR15-0076
LOCATED IN SECTION 16 TOWNSHIP 3 NORTH RANGE 66 WEST OF THE 6TH PRINCIPAL MERIDIAN COUNTY OF WELD STATE OF COLORADO
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RESOLUTION
RE: APPROVE SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW
PERMIT, USR15-0076, FOR ANY USE PERMITTED AS A USE BY RIGHT,
ACCESSORY USE, OR USE BY SPECIAL REVIEW IN THE COMMERCIAL OR
INDUSTRIAL ZONE DISTRICTS (TWO (2) MEGA -WATT COMMUNITY OWNED
SOLAR POWER GENERATION FACILITY), PROVIDED THAT THE PROPERTY IS
NOT A LOT IN AN APPROVED OR RECORDED SUBDIVISION PLAT OR PART OF A
MAP OR PLAN FILED PRIOR TO ADOPTION OF ANY REGULATIONS
CONTROLLING SUBDIVISIONS IN THE A (AGRICULTURAL) ZONE DISTRICT -
STATE OF COLORADO, BOARD OF LAND COMMISSIONERS, C/O CLEAN ENERGY
COLLECTIVE
WHEREAS, the Board of County Commissioners of Weld County, Colorado, pursuant to
Colorado statute and the Weld County Home Rule Charter, is vested with the authority of
administering the affairs of Weld County, Colorado, and
WHEREAS, the Board of County Commissioners held a public hearing on the 16th day of
March, 2016, at the hour of 10:00 a.m., in the Chambers of the Board, for the purpose of hearing
the application of State of Colorado, Board of Land Commissioner, 1127 Sherman Street, Suite
300, Denver, CO 80203, c/o Clean Energy Collective, 361 Centennial Parkway, Third Floor,
Louisville, CO 80027, for a Site Specific Development Plan and Use by Special Review Permit,
USR15-0076, for any Use permitted as a Use by Right, Accessory Use, or Use by Special Review
in the Commercial or Industrial Zone Districts (two (2) mega -watt Community Owned Solar Power
Generation Facility), provided that the property is not a lot in an approved or recorded subdivision
plat or part of a map or plan filed prior to adoption of any regulations controlling subdivisions in
the A (Agricultural) Zone District, on the following described real estate, being more particularly
described as follows:
N1/2, SE 1/4, E1/2 SW1/4 of Section 16, Township
3 North, Range 66 West of the 6th P.M., Weld
County, Colorado
WHEREAS, at said hearing, the applicant was present, and
WHEREAS, Section 23-2-230 of the Weld County Code provides standards for review of
said Use by Special Review Permit, and
WHEREAS, the Board of County Commissioners heard all of the testimony and
statements of those present, studied the request of the applicant and the recommendation of the
Weld County Planning Commission and all of the exhibits and evidence presented in this matter
and, having been fully informed, finds that this request shall be approved for the following reasons:
1. The submitted materials are in compliance with the application requirements of
Section 23-2-260 of the Weld County Code.
2. It is the opinion of the Board of County Commissioners that the applicant has
shown compliance with Section 23-2-230.B of the Weld County Code as follows:
6c: Ca, R., Pi,), ift , ARA. 3(so
2016-0847
PL2415
SPECIAL REVIEW PERMIT (USR15-0076) - STATE OF COLORADO, BOARD OF LAND
COMMISSIONERS, C/O CLEAN ENERGY COLLECTIVE
PAGE 2
A. Section 23-2-230.6.1 -- The proposed use is consistent with Chapter 22
and any other applicable code provisions or ordinance in effect.
1) Section 22-2-20.G.2 (A.Policy 7.2) states: "Conversion of
agricultural land to nonurban residential, commercial and industrial
uses should be accommodated when the subject site is in an area
that can support such development, and should attempt to be
compatible with the region." The proposed facility will generate
minimal noise and traffic.
2) Section 22-5-140.A.5 (AE.Policy 1.5) states: "Support the
development and use of solar energy." The proposed solar facility
will provide power for Xcel Energy.
B. Section 23-2-230.B.2 -- The proposed use is consistent with the intent of
the A (Agricultural) Zone District. Section 23-3-40.S of the Weld County
Code allows any use permitted as a Use by Right, Accessory Use, or Use
by Special Review in the Commercial or Industrial Zone Districts (solar
power generation facility), provided that the property is not a lot in an
approved or recorded subdivision plat or part of a map or plan filed prior to
adoption of any regulations controlling subdivisions as a Use by Special
Review in the A (Agricultural) Zone District.
C. Section 23-2-230.6.3 — The uses which will be permitted will be compatible
with the existing surrounding land uses. The site is located on agricultural
land. The nearest single family residence is located approximately 1/4 mile
to the north of the site and approximately 750 feet from an existing oil and
gas production facility (approved under AMUSR-1038). The proposed
facility will be located on approximately 12.5 acres of a 551 -acre parcel.
The facility will generate minimal impacts in regards to traffic and noise. A
screening plan is required as a Condition of Approval for this facility.
D. Section 23-2-230.B.4 -- The uses which will be permitted will be compatible
with future development of the surrounding area, as permitted by the
existing zoning, and with the future development as projected by
Chapter 22 of the Weld County Code and any other applicable code
provisions or ordinances in effect, or the adopted Master Plans of affected
municipalities. The site is located within the three (3) mile referral areas of
the Towns of Gilcrest and Platteville. The Towns of Gilcrest and Platteville,
in the referral responses dated January 13, 2016, indicated no concerns.
E. Section 23-2-230.B.5 -- The application complies with Chapter 23,
Articles V and XI, of the Weld County Code. The site is not in a floodplain.
Building Permits issued on the lot will be required to adhere to the fee
structure of the County -Wide Road Impact Fee, County Facility Fee and
Drainage Impact Fee Programs.
2016-0847
PL2415
SPECIAL REVIEW PERMIT (USR15-0076) - STATE OF COLORADO, BOARD OF LAND
COMMISSIONERS, C/O CLEAN ENERGY COLLECTIVE
PAGE 3
F. Section 23-2-230.6.6 -- The applicant has demonstrated a diligent effort to
conserve prime agricultural land in the locational decision for the proposed
use. The proposed facility is located on approximately 551 acres indicated
as `Prime if Irrigated" and "Other," per the 1979 Soil Conservation Service
Important Farmlands of Weld County Map. The amount of land
encumbered by the solar facility will be a small portion of the parcel. The
solar generation facility will be located on approximately 12.5 acres
identified as "Prime if Irrigated."
G. Section 23-2-230.6.7 — The Design Standards (Section 23-2-240, Weld
County Code), Operation Standards (Section 23-2-250, Weld County
Code), Conditions of Approval and Development Standards can ensure
that there are adequate provisions for the protection of the health, safety,
and welfare of the inhabitants of the neighborhood and County.
NOW, THEREFORE, BE IT RESOLVED by the Board of County Commissioners of Weld
County, Colorado, that the application of State of Colorado, Board of Land Commissioners, c/o
Clean Energy Collective, for a Site Specific Development Plan and Use by Special Review Permit,
USR15-0076, for any Use permitted as a Use by Right, Accessory Use, or Use by Special Review
in the Commercial or Industrial Zone Districts (two (2) mega -watt Community Owned Solar Power
Generation Facility), provided that the property is not a lot in an approved or recorded subdivision
plat or part of a map or plan filed prior to adoption of any regulations controlling subdivisions in
the A (Agricultural) Zone District, on the parcel of land described above be, and hereby is, granted
subject to the following conditions:
1. Prior to recording the map:
A. The applicant shall submit a Decommissioning Plan to the Department of
Planning Services, for review and approval. The Decommissioning Plan
shall include a detailed plan with timeframes or milestones after termination
of operations for restoring the property to its condition which existed prior
to commencement of operations.
B. The map shall be amended to delineate the following:
1) All sheets of the map shall be labeled USR15-0076
2) The attached Development Standards.
3) The map shall be prepared in accordance with Section 23-2-260.D
of the Weld County Code.
4) Delineate the approved landscaping/screening.
Landscaping/screening shall include, at a minimum, decorative
fencing, berming, and/or vegetation such that the facility is
aesthetically pleasing as viewed from adjacent properties and
rights -of -way.
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SPECIAL REVIEW PERMIT (USR15-0076) - STATE OF COLORADO, BOARD OF LAND
COMMISSIONERS, C/O CLEAN ENERGY COLLECTIVE
PAGE 4
5) County Road (CR) 29 is a gravel road and is designated on the
Weld County Road Classification Plan as a local road, which
requires 60 feet of right-of-way at full buildout. The applicant shall
delineate the existing right-of-way. All setbacks shall be measured
from the edge of right-of-way. This road is maintained by Weld
County.
6) CR 34 Section Line is shown to have 60 feet of unmaintained
section line right-of-way per the Weld County GIS right-of-way map.
The applicant shall delineate the existing right-of-way on the site
plan. All setbacks shall be measured from the edge of right-of-way.
7) Show and label the approved Access Permit Number (AP16-00004)
and the appropriate turning radii on the site plan.
8) Show and label the section line right-of-way as "CR 34 Section Line
Right -of -Way, not County maintained".
2. Upon completion of Condition of Approval #1 above, the applicant shall submit one
(1) paper copy or one (1) electronic copy (.pdf) of the plat for preliminary approval
to the Weld County Department of Planning Services. Upon approval of the plat
the applicant shall submit a Mylar plat along with all other documentation required
as Conditions of Approval. The Mylar plat shall be recorded in the office of the
Weld County Clerk and Recorder by the Department of Planning Services. The
plat shall be prepared in accordance with the requirements of Section 23-2-260.D
of the Weld County Code. The Mylar plat and additional requirements shall be
submitted within one hundred twenty (120) days from the date of the Board of
County Commissioners Resolution. The applicant shall be responsible for paying
the recording fee.
3. In accordance with Weld County Code Ordinance #2012-3, approved April 30,
2012, should the plat not be recorded within the required one hundred twenty (120)
days from the date of the Board of County Commissioners Resolution, a $50.00
recording continuance charge shall added for each additional three (3) month
period.
4. The Department of Planning Services respectfully requests a digital copy of this
Use by Special Review, as appropriate. Acceptable CAD formats are .dwg, .dxf,
and .dgn (Microstation); acceptable GIS formats are ArcView shapefiles or ArcGIS
Personal GeoDataBase (MDB). The preferred format for Images is .tif (Group 4).
(Group 6 is not acceptable). This digital file may be sent to maps@co.weld.co.us.
5. Prior to Construction:
A. If more than one (1) acre is to be disturbed, a Weld County Grading Permit
will be required.
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6. Prior to Operation:
A. The applicant shall develop an Emergency Action and Safety Plan with the
Office of Emergency Management and the Fire District. The plan shall be
reviewed on an annual basis by the Facility operator, the Fire District and
the Weld County Office of Emergency Management. Submit evidence of
acceptance to the Department of Planning Services.
7. The Use by Special Review activity shall not occur, nor shall any building or
electrical permits be issued on the property, until the Use by Special Review plat
is ready to be recorded in the office of the Weld County Clerk and Recorder or the
applicant has been approved for an early release agreement.
The above and foregoing Resolution was, on motion duly made and seconded, adopted
by the following vote on the 16th day of March, A.D., 2016.
BOARD OF COUNTY COMMISSIONERS
WELD COUNTY, COLORADO
ATTEST: dji ..d40;ede
Weld County Clerk to the Board
BY:
D Clerk to th Board
DAST
ttorney��//
Date of signature: `3�a9
Mike Freeman, Chair
EXCUSED
Sean P. Conway, Pro-Tem
Steve Moreno
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SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
STATE OF COLORADO, BOARD OF LAND COMMISSIONERS
C/O CLEAN ENERGY COLLECTIVE
USR15-0076
1. The Site Specific Development Plan and Use by Special Review Permit, USR15-0076, is
for any Use permitted as a Use by Right, Accessory Use, or Use by Special Review in the
Commercial or Industrial Zone Districts (two (2) mega -watt Community Owned Solar
Power Generation Facility), provided that the property is not a lot in an approved or
recorded subdivision plat or part of a map or plan filed prior to adoption of any regulations
controlling subdivisions in the A (Agricultural) Zone District, subject to the Development
Standards stated hereon.
2. Approval of this plan may create a vested property right pursuant to Section 23-8-10 of
the Weld County Code.
3. All signs shall adhere to Chapter 23, Article IV, Division 2 and Appendices 23-C, 23-D and
23-E of the Weld County Code.
4. The landscaping/screening on the site shall be maintained.
5. Upon termination of the use of the solar power generation facility, associated structures
and equipment associated with the solar power generation facility shall be removed and
the premises restored to its original condition in accordance with the approved
decommissioning plan.
6. The property owner or operator shall provide written evidence of an approved Emergency
Action and Safety Plan on or before March 15th of any given year signed by
representatives for the Fire District and the Weld County Office of Emergency
Management to the Department of Planning Services.
7. All liquid and solid wastes (as defined in the Solid Wastes Disposal Sites and Facilities
Act, Section 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.
8. 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, Section 30-20-100.5, C.R.S.
9. Waste materials shall be handled, stored, and disposed of 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 I, of the Weld
County Code.
10. Fugitive dust should attempt to be confined on the property. Uses on the property should
comply with the Colorado Air Quality Commission's Air Quality Regulations.
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11. The property owner or operator shall comply with all applicable rules and regulations of
state and federal agencies and the Weld County Code.
12. Sources of light shall be shielded so that light rays will not shine directly onto adjacent
properties where such would cause a nuisance or interfere with the use on the adjacent
properties in accordance with the plan. Neither the direct, nor reflected, light from any light
source may create a traffic hazard to operators of motor vehicles on public or private
streets. No colored lights may be used which may be confused with, or construed as,
traffic control devices.
13. The property owner or operator shall be responsible for controlling the noxious weeds,
pursuant to Chapter 15, Articles I and II, of the Weld County Code.
14. The access to the site shall be maintained to mitigate any impacts to the public road
including damages and/or off -site tracking.
15. There shall be no parking or staging of vehicles on public roads. On -site parking shall be
utilized.
16. The historical flow patterns and runoff amounts on the site will be maintained.
17. The County Road 34 section line in this location is an unmaintained County right-of-way.
Access will be along this unmaintained County right-of-way and maintenance of the
right-of-way will not be the responsibility of Weld County.
18. A portion of the USR15-0076 property is crossed by a 230/345 Kv transmission line
approved by the Weld County Planning Commission as a Major Facility of a Public Utility
under case number USR-1236. The transmission line is located approximately 3/4 miles
to the east of the solar power generation facility site under this USR. The approved
USR-1236 Plat was recorded September 8, 1999 under Reception No. 2719192.
19. Building permits may be required, per Section 29-3-10 of the Weld County Code.
Currently, the following have been adopted by Weld County: 2012 International Codes,
2006 International Energy Code, and 2014 National Electrical Code. A Building Permit
Application must be completed and two (2) complete sets of engineered plans bearing the
wet stamp of a Colorado registered architect or engineer must be submitted for review. A
Geotechnical Engineering Report performed by a Colorado registered engineer shall be
required or an Open Hole Inspection.
20. The property owner or operator shall be responsible for complying with the Design and
Operation Standards of Chapter 23 of the Weld County Code.
21. Necessary personnel from the Weld County Departments of Planning Services, Public
Works, and Public Health and Environment shall be granted access onto the property at
any reasonable time in order to ensure the activities carried out on the property comply
with the Conditions of Approval and Development Standards stated herein and all
applicable Weld County regulations.
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22. The Use by Special Review area shall be limited to the plans shown hereon and governed
by the foregoing standards and all applicable Weld County regulations. Substantial
changes from the plans or Development Standards, as shown or stated, shall require the
approval of an amendment of the Permit by the Weld County Board of County
Commissioners before such changes from the plans or Development Standards are
permitted. Any other changes shall be filed in the office of the Department of Planning
Services.
23. The property owner or operator shall be responsible for complying with all of the foregoing
Development Standards. Noncompliance with any of the foregoing Development
Standards may be reason for revocation of the Permit by the Board of County
Commissioners.
24. RIGHT TO EXTRACT MINERAL RESOURCES STATEMENT: Weld County has some of
the most abundant mineral resources, including, but not limited to, sand and gravel, oil,
natural gas, and coal. Under title 34 of the Colorado Revised Statutes, minerals are vital
resources because (a) the state's commercial mineral deposits are essential to the state's
economy; (b) the populous counties of the state face a critical shortage of such deposits;
and (c) such deposits should be extracted according to a rational plan, calculated to avoid
waste of such deposits and cause the least practicable disruption of the ecology and
quality of life of the citizens of the populous counties of the state. Mineral resource
locations are widespread throughout the County and person moving into these areas must
recognize the various impacts associated with this development. Often times, mineral
resource sites are fixed to their geographical and geophysical locations. Moreover, these
resources are protected property rights and mineral owners should be afforded the
opportunity to extract the mineral resource.
25. The Weld County Right to Farm Statement, as it appears in Section 22-2-20.J.2 of the
Weld County Code, shall be placed on the map and recognized at all times.
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