HomeMy WebLinkAbout20200162.tiff MEMORANDUM
TO: Maxwell Nader, Planning Services
1861
FROM: Mike McRoberts, P.E., Public Works
DATE: November 25, 2019
O U_N SUBJECT: USR19-0065 McKee Solar Facility
The Weld County Department of Public Works has reviewed this proposal. 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: SUBDIVISION EXEMPTION FOR SMALL SCALE SOLAR FACILITY
This project is south of State Highway 392 and is west of and adjacent to CR 37.
Parcel number 080524000024.
Access is from CR 37.
ACCESS
In a phone conversation with the applicant, Weld County Public Works learned that the applicant is
proposing to use an existing access (to be shared with the land owner) on County road 37 located
approximately 660 south of State Highway 392. Although this location meets the minimum access spacing
requirements with respect to Highway 392, it does not meet the spacing requirements with an existing Oil
and Gas access located approximately 30'to the south on the east side of County Road 37. The applicant
has submitted a hardship letter initiating the variance request process for the proposed access. The
applicant shall obtain and record a minimum 30-foot wide access and utility easement needed to provide
legal access to the subdivision exemption (SUBX19-0023) site. The easement shall be delineated and
labeled on the plat.
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. Please
refer to Chapter 8 of the Weld County Code for more information regarding access.
ROADS AND RIGHTS-OF-WAY
County Road 37 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
on the plat the future and 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.weldqov.com/d epartments/publicworks/perm its/.
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 on CR 37 counted 3,042 vpd with 11%trucks. The 85th percentile speed is 61 mph.
The traffic information submitted with the application materials indicated that post-construction traffic is
expected to be approximately 5-10 annual roundtrips.
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 feet of asphalt or 300 feet of asphalt.
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.A variance request
for alternatives to the tracking control requirement can be submitted to Public Works for review and
consideration.
This site requires double cattle guards and 100 ft. of asphalt or 300 ft. of asphalt.
ROAD MAINTENANCE AGREEMENT
Public Works is requiring a Road Maintenance Agreement during construction only. The agreement shall
include, but is not limited to, dust control and damage repair to specified haul routes.
Improvements/Road Maintenance Agreement: An example agreement is available at:
https://www.weldgov.com/UserFiles/Servers/Server 6/File/Departments/Public%20Works/DevelopmentR
eview/USR-SPR-Permite/020Improvemente/020Agreement°/020Template.pdf. It will detail the approved
haul route(s), outline when off-site improvements will be triggered, and include a maintenance agreement
for the haul routes. Possible mitigations included in the road maintenance agreement may include but are
not limited to: dust control, specified haul routes, damage repairs, and future improvement triggers.
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.
100%of this project site falls within the soils map unit, "Olney Fine Sandy Loam", which is in the Hydrologic
Soil Group B. The applicant has submitted a drainage narrative stating that the site meets Drainage
Exception #8 of Section 8-11-40 of the Weld County Code. The exception reads, "8. Development of sites
where the change of use does not increase the imperviousness of the site." Public Works agrees with the
applicants assessment and waives the requirements for a drainage report and stormwater detention.
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 during construction is required at this location. Road maintenance
includes, but is not limited to, dust control and damage repair to specified haul routes. (Department of
Public Works)
B. The applicant shall obtain and submit a recorded copy of any agreement necessary to access the
project site. The agreement shall be signed by all property owners whose property is crossed to access
the site. The access shall be for ingress, egress, utilities and shall be referenced on the USR map by
the Weld County Clerk and Recorder's Reception number. (Department of Public Works)
C. The plan shall be amended to delineate the following:
1. County Road 37 is a paved road and is designated on the Weld County Functional Classification
Map as a 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.
(Department of Public Works)
2. Show and label the existing and proposed access points and the usage types (Agriculture,
Residential, Commercial/Industrial, or Oil and Gas). Public Works will review access locations as
a part of the plat submittal. (Department of Public Works)
3. Show and label a minimum 30-foot wide access and utility easement to provide legal access to the
parcel on the plat. (Department of Public Works)
4. Show and label the approved tracking control on the site plan. (Department of Public Works)
5. Show and label the entrance gate if applicable.An access approach that is gated shall be designed
so that the longest vehicle (including trailers) using the access can completely clear the traveled
way when the gate is closed. In no event, shall the distance from the gate to the edge of the traveled
surface be less than 35 feet. (Department of Public Works)
6. Show and label the drainage flow arrows. (Department of Public Works)
7. Show and label the parking and traffic circulation flow arrows showing how the traffic moves around
the property. (Department of Public Works)
Prior to Construction:
A. The approved access and tracking control shall be constructed prior to on-site construction.
(Department of Public Works)
B. If more than one (1) acre is to be disturbed, a Weld County Grading Permit will be required.
(Department of Public Works)
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. (Department of Public Works)
2. The access to the site shall be maintained to mitigate any impacts to the public road, including damages
and/or off-site tracking. (Department of Public Works)
3. There shall be no parking or staging of vehicles on public roads. On-site parking shall be utilized.
(Department of Public Works)
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. (Department of Public Works)
5. The Property Owner shall comply with all requirements provided in the executed Road Maintenance
Agreement. (Department of Public Works)
6. The historical flow patterns and runoff amounts on the site will be maintained. (Department of Public
Works)
7. Weld County is not responsible for the maintenance of onsite drainage related features. (Department
of Public Works)
At/ �'' ' WELD COUNTY DEPARTMENT OF PUBLIC HEALTH AND ENVIRONMENT
Nr 1555 North 17th Avenue, Greeley, CO 80631 www,weldhealth,org
couMemorandum
To: Angela Snyder
From: Lauren Light, Environmental Health Services
Date: November 15, 2019
Re: USR19-0059 Oak Leaf Solar 41, LLC
Environmental Health Services has reviewed this proposal for a Site-Specific
Development Plan and Use by Special Review Permit for a small-scale solar facility
(2MW) in the A (Agricultural) Zone District.
As no employees will be located at the site, permanent water and sewer is not required.
Portable toilets, hand washing units and bottled water can be utilized during
construction.
Environmental Health Services recommends that the following requirements are
incorporated into the permit as development standards:
1. 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. 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. 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 and the accepted waste
handling plan.
4. 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.
5. The operation shall comply with all applicable rules and regulations of State and
Federal agencies and the Weld County Code.
Health Administration Public Health& Environmental Health Communication, Emergency Preparedness
Vital Records Clinical Services Services Education&Planning g Response
Icic:9/U 304 6410 Icic:9/0 304 6420 Tele:970-304-6415 Tele:970-304-5470 Tele:970-304-6470
Fax: 9/0-304-64 I2 Fax: 910-304-6416 Fax: 970-304-6411 Fax: 970-304-5452 Fax: 970-304-6452 Public Health
Submit by Email
Weld County Referral
October 22, 2019
The Weld County Department of Planning Services has received the following item for review:
Applicant: Michael and Linda McKee, c/o Oak Leaf Case Number: USR19-0065
Solar 41, LLC
Please Reply By: November 19, 2019 Planner: Maxwell Nader
Project:A Site-Specific Development Plan and Use by Special Review Permit for Small Scale Solar
Facility(2MW) in the A(Agricultural) Zone District.
Location: SOUTH OF AND ADJACENT TO HWY 392; WEST OF AND ADJACENT TO CR 37
Parcel Number: 080524000024-R1341086 Legal: E2NE4 SECTION 24, T6N, R66W of the 6th P.M.,
Weld County, Colorado.
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 it does/does not comply with our Comprehensive
Plan because:
We have reviewed the request and find no conflicts with our interests.
See attached letter.
Signature Za-rAzA, Date 11/19/2019
Agency North Weld County Water District
Weld County Planning Dept. 1555 N 17th Ave, Greeley, CO.80631 (970)400-6100 (970)304-6498 fax
Project Review Comments Date: 10/28/19
Greele Project Name: Weld County Referral for USR-19-0065
Location: Part of the NE4 of S24, T6N, R66W, Weld
County
Reviewed By: Julie Cozad Phone: (970) 350-9861
Department: Engineering Development Review
Submittal: 10/23/19
Case #: REF2019-0072
All code sections are from the Greeley Development Code and from the City of Greeley Design
Criteria and Construction Specifications, Volumes I, II, & III. Sections of the Code or
Construction Specifications are shown in brackets as part of the review comments below.
For additional information on the City Code or the Design Criteria, see the City of Greeley web
site at the following location:
Planning: https:,//wlil .inonicode.corn/libi iT/co/gieeiel/codes/r Onicipal code
Engineering: http:t/greeter goi'.corn/services/design-cr•iter•ia-and-construction-specifications
ORIGIN Map: http://gi'eele1.gm'.corn/go1'eriiinent/gis
General
❑ Advisory. It appears that the access to this site will be from a Weld County managed and
maintained road, therefore an access permit would not be required at this time from the
City of Greeley.
❑ Show all easements and/or rights-of-way for any City of Greeley infrastructure on the
subject property, including water lines, sewer lines, stormwater facilities, roadways or
any other City infrastructure on final maps/plans/plats. The City requires that all Greeley
utilities and pipelines within 100' of the construction site be shown on the USR plat map,
if applicable.
❑ Advisory. The subject property is located within the City of Greeley Long Range Expected
Growth Area (LREGA). If, in the future, water and sanitary sewer service are requested
to serve the property, then annexation into the City of Greeley will be required prior to the
City of Greeley providing utility service. The City of Greeley does not currently provide
utility services to the subject property.
❑ Advisory. The City of Greeley and North Weld County Water District (NWCWD) have
adopted a Water Service Agreement for providing water in this area. Please note that if a
new water service is requested, then the City of Greeley will decide if water will be
provided by the City of Greeley or NWCWD in accordance with the executed Water
Service Agreement.
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