HomeMy WebLinkAbout20194773.tiffUSE BY SPECIAL REVIEW (USR)APPLICATION,
. -r �. ui-s ice..•.. vv . i • ..i vi. .�.�•
DEPARTMENT OF PLANNING SERVI E * 1555 NY 17TH AVENUE * GREELEY, CO 80631
www. weld gov.com * 970-400-6100 * FAX 970-304-6498
FOR PLANNING DEPARTMENT USE:
AMOUNT
APPLICATION RECEIVED BY
DATE RECEIVED:
CASE # ASSIGNED:
PLANNER ASSIGNED:
Parcel Number*:
Address of site:
1 2 1 1 0 6 2 o 0 0 1 5
a.
INN
17778 County Road 25, Platteville, CO 80651
l
(*A 12 digit number on Tax I,a
information, obtainable at
www.weidgay.corn).
Legal Description: PT N' 4 6-3-€6 LOT B SEC EXEMPT RE XI Section:08 Township: 03 N Range: 66
Zone District: AG Acreage: 10-12
FEE OWNEWS) OF THE PROPERTY:
Name: Gary McCormick
Company:
Floodplain: Y N Geological Hazard: Y N
Airport Overlay: V
N
Phone #: 303-427-6050 Email:
Street Address: 3380 W 72nd Ave
City/State/Zip Code: Westminster, CO 80030-5332
Name:
Company:
Phone #:
Street Address:
City/State/Zip Code:
Name:
Email:
Company:
Phone #:
Street Address:
City/State/Zip Code:
APPLICANT OR AUTHORIZED AGENT: (See below: Authorization must accompany all applications signed by Authorized Agents)
Name: Michael McCabe
Company: Oak Leaf Solar 42 LLC
Email:
-_...4 . .
Phone #: 303-893-6945 Email:
Street Address: 2645 E 2nd Ave, Suite 206
City/State/Zip Code: Denver, CO 80205
PROPOSED USE: _
mike@oakieafep.com
Small Scale Solar Garden
I (We) hereby depose and state under penalties of perjury that all statements, proposals, and/or plans submitted with or
contained within the application are true and correct to the best of my (our)knowledge. Signatures of all fee owners of property
must sign this application. If an Authorized Agent signs, a letter of authorization from ail fee owners must be included with the
application. If a corporation the fee owner, notarized evidence must be included indicating that the signatory has to legal
ority to f i f n for co ration.
Aug. 9, 2019
Si ur er or Authorized Agent Date Signature: Owner or Authorized Agent Date
Michael McCabe
Print Name
Print Name
Rev 412016
Michael McCabe
N E 3 r PARTNEFS
Mr. Michael McCahe
Oak Leaf Solar 42 LLC
2645 E 2nd Avenue, Suite 2:06
Denver, CO 80206
August 9, 2019
Ms. Angela Snyder
Planner 1
Weld County Department of Planning Services
1555 N 17th Ave
Greeley, CO 80631
Transmitted via electronic FIP site, Onefub.corn
Re: Application for Oak Leaf Solar 42 LLC, also known as Gary McCormick Solar Garden
(PreApp 19-U 17O) Use by Special Review and Subdivision Exemption Applications
eiP
Dear Ms.. Snyder,
Oak Leaf Solar 42 LLC appreciates your ongoing support in readying these application
submittals for the Use by Special Review and Subdivision Exemption.,
Attached you will find all relevant documents based on the application form, the Procedural
Guide Checklist and the surrounding correspondence between the Planning Services
Department and Oak Leaf Solar 42 LLC.
Our organization recognizes the next step in this process is a 7 -day completeness review
and look forward to what will hope will be positive feedback.
Should you I lave any questions, please do not hesitate to contact me (303-893-6945 I
mike@oakleafep.com) or my colleague, Taylor Henderson (303-815-6080
thenderson@outsh ine.ener ).
Oak Leaf Energy Partners
2645 E12ru Avenue, Suite 206
Denver, CO 80206
DEPARTMENT OF PLANNING AND BUILDING
DEPARTMENT OF PUBLIC HEALTH AND EN' IRONN TENT
1555 NORTH 17Th AVENUE
GREELEY; Co 80831
AUTHORIZATION FORM
I, (we), Gary McCormick , give permission to Oak Leaf Solar 42 ALL .....
(Owner --- please print)
(Authorized Agent a please print)
to apply for any Planning, Building or Septic permits on our behalf, for the property located at (address or
parcel number) below:
Up:to acres of the parc x,12110620001
PT NVV4 6-3-66 LOT B REC
Legal Description: EXEMPT RE I -0124 of Section 06 ! Township 03 N, Range 66
Subdivision Name: /A
Property Owners Information:
Lot NiA Block NIA
Address: 3380 W 72nd Ave, Westminster, CO 80030-5332
Phone: E-mail:
Authorized Agent Contact Information:
Address: Michael McCabe
Phone: 303-893-6945 E -Mail: mike@oakleafep.com
Correspondente to be sent to: Owner Authorized Agent - Both X I by Mail X Email X... .
Additional Info:
Owner Signature: 46 -
gate: at
Owner Signature: .. Date:
Oak Leaf solar 42 LIC - Gary McCormick Solar Garden
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1 Planning Questions
1 I Explain, in detail, the proposed use of the property4
• Oak Leaf Solar 42 LLC proposes to construct a 2 MWDG solar facility on
approximate& 12 acres of land near the -own of Platteville. on a site which
currentlylies dormant. The solar facility will generate c pproxirnately 3,9500000 kWh
annually, about the equivalent of 400 homes,
• The oar array will deliver electricity to Xcel Energy y for 20-30 years through the
company's 'Solar Kowardst nnmunity" program and will be interconnected by
June 36, 2020.
• The Ganels wi be supported by a racking systerr rr attached to piers that will be
driven at least " into the ground, The soar modules and the frames supoorting
them have been designed to withstand a 120 -mile per hour wind load and a 25
pound per square foot snow load. Inverters will be provided to transform the
direct current (''DC") power to alternating current (IAC!), The solar facility will be
connected to i he Xcel Energy's distribution network!
• The solar facility wild oe enclosed in a wildlife -friendly ly fenced area and will not
create any noise disturoances to surrounding neighbors, The panes wiU sit
approximately feet off the ground and will be mounted on a single axis tracker.,
The solar panels will not reflect sunlight as the panels, by definition, absorb the
sunlight to create electricity, Our project team has bui t four soar projects at
Denver Internctional Airport and one at the Greeley-Welc County Airport and to
Federal Aviation Administration fFAA"J has concluded reflectivity is not an issue,
We would like to construct the facility becinning in O4 2019.. The construction
should take no more than 4 months. The facility would be in place for 30 years.
• The construction and operation & maintenance {O&M) crews will access the site
from the west via Weld County Road 36.We anticipate as many as 10 semi -truck
oads o equipment 9 r week will be eh were urin , tJ e hroe-month
construction period, In cce +tic- n, crews in passenger vehicles and bobcat skid
steer loaders on tracks MI be on -site a most every day during construction,
crews will access the site twice a year using pickup trucks,
• The facility will be maintained twice per year by qualified solar O&M crews. In
audition to maintaining the solar system components, maintenance activities will
include visually inspecting the fence to unsure it is free form obstructions and
remains firmly planted in the around. Crews, on an as needed basis, will cut or
trim the native grasses. 0 he solar facility facility is monitored remotely through a
sophisticated data acquisition system (DAS) so if there ore any problems a
technician ician wi be dispatched to investigate and rosolve the prob m.
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1.2 Explain how this pro
County Code, Cha.
nasal is consistent with the intent of the Weld
Ater 22 of the Comprehensive Plan1.
• Section 22-2-70 of the Weld County Code describes the intent of the
industrial goals is to establish industrial areas wenNere a balance. diversifie
economy can be encouraged in an effort to maintain and enhance -he
quality of life of Weld CounTy citizens. These Goo s and Policies intent to
assure desirable local emp oyment nt opportunities and to strengthen and
sit oilize the economy
• Section 22-4-4C of the Weld County Code describes allowing development that
e ncourago clean air and omissions of hazardous pollutants. This development uses
solar power and converts it to electrical power. This development will not
discharge any air emissions into the atmosphere or cause any dust or odor.
• Section 22-4-60 of the Weld County Code describes how noise shall be
considered. This development will not generate any perceivable noise and
therefore complies with this development requirement.
• Section 22-4-80 f the Weld County Code describes how waste shall be
considered. This development will not generate regular waste from the production
of electrical energy and therefore complies with this development requirement.
• Section -5-110 and 22-5-120 NIR Goal 5 of the Weld County Code describes that
o ther natural resources snail be utilized. The proposed solar array is a rene ° ole
n atural resource that woulc be suopartedd by these sections and code
requirements.
Section 22-5-130 of the Weld County Code specifically describes that Weld County
supports and encourages the use of Alternative Energy Resources. Weld county
does not intend to replace traditional sources of energy, but supports the
andin of the "New Enemy Economy" to support ond enhcnce traditional
s urc s of energy. This development is considered an Ntemativo Enar y Resource
and shall be supported by Weld County.
1.3 Explain how this proposc is consistent with the infant of the Welc
County Code, Chapter 23 (Zoning) and the zone district in which
t is Iocatcd.
• The Agricultural zone is intended to protect the valuable resource (farmland) from
adverse impacts resulting from uncontrolled, and undirected business, and retains
the discretion to be used for Use by pecial Reviews, should the proposed
development have a potentially greater impact than allowed by Use by Right.
Small scale solar is a non -permanent, controlled and directed use of this land
consistent with Section 3•-3-40N N as a Use by Special Review for a Banal- Scale
Solar Facility.
Page 3ofl4
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1.4 Describe wnat type of land users surround the site. Explain how
the 3roposed use is consis-ant and compatible with surrounding
land uses.
• The property is currently used for agriculture. The owner of the and on which we
arc constructing this soar facility was encouraged by the possibi U -y of generating
more income on his and than he currently is by cultivating a _.Sao. This is a
temporary use and we have requested a letter from our andlord confirming that
he is interested in taking this land "out of production". When our lease is up, the
land will be returned d to the same condition as it is curr nt y ono can once again
be used for agriculture if so desired by the owner.
1.5 What are the hours and days of operation? (c.g. Monday thru
Friday 8:00 a.m. to 5:00 p.m.)
• Du -Inc construction. crews will be on -site from Tan -&am. After construction, the
site wit] not be manned but the solar -facility i generate electricity during daylight
hours, Operations and maintenance crews will be on -site twice annua ly for about
4 hours per clay.
1.6 List the number of ful
to work at this site.
rn e anc
c
/or part tirno employees pro
CSI i.f S e '►1
• During the construction phase, there will be up to 20 people per day on site. After
the system is built, no employees will DO or -site with the exception of 1-2 operations
and maintenance personnel who wi I be on -site Twice annually,
1 .7 If shift work is proposed include the number of employees per
shift.
• Not applicable - this is an un-manned facility.
1.8 List the cumber of people who wi I use this site. Indude
contractors, truck drivers, customers, volunteers, etc.
• During the four -month construction period, there will be up to 20 oeople on site at
any one time, This construction crew consists of ?roject managers. laborers,
electricians, civil contractors, etc, After construction, there will only be personnel
on -site twice annually for approximately four hours per day in a light pickup truck.
• The site is monitored remotely for security, and a fence will enclose the facility.
1.9 If this is a dairy, livestock confinement a
the number and type of animals.
• Not Applicable
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1 .1 0 Describe the tyre of lot surface and the square footage of each
tyoe. (c.g. a oh lt, gravel, lancscapinq, dirt, grass, buUdFngs)
• 12 acres is approximately 520,000 square feet, 60% of which will be covered by
solar panels residing on driven piers. We will seed the ground after construction
with a native, low growth grass. Negiicaib e impervious area will be added to the
site..
1.1 1 How many parking spaces are proposed? I low many
hcindicapped (ADA) harking spaces are proposed?
• Not Applicable. The site Is un-manned
Li2Expiain 2 the existing and proposed Hncscapina for the site.
• The existing landscape for the site is agriculture.
• Oak Leaf Proposes using a decorafivc wildlife friendly fence to enclose the area
as well as low growth decorative native grasses in between all the panels and
around the side of the crray4 There are existing large trees to the South which
oostruct the view of thecevelopment from the adjacent home.
• Our firm has conducted rigorous, aeronautical grade studies of the glare these
types of panels micht generate In relation to drivers and passersby, and the results
showed the effect was negligible, (Of note, the referenced study was for a high
trafficked road with an array immediate y adjacent to an intersection, the
explanation for this rc_ s U t is that solar Panels Produce energy by way of the
absorption of Fa lit, so it stands to reason that any reflection is essentially wasted
energy, For this reason, the panels are specifically engineered to reflect as little as
possible.
• Grass will be mowea on an "as needed" basis. Landscaping will be minimal and
will be kept in c suitable concit on for the area and to support the operation of
the solar facility.
1.13Describe the type of fend proposcd for the site (e.q. 6 -foot
chain link with earth tone slats)
• The proposed fence is Colorado Parks and Wildlife's preferred, decorative "wildlife
friendly" fence, 8' till with a smooth top wire.
li4Describe the proposed screening for all parking and outdoor
storage
• As detailed above, there is no anoscFaping promos d due to the isolated nature
of this site. Furthermore, there is no nnir<inci (Jr outdoor storage proposed for this
site thus this screening is not applicable.
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1 .15 Explain any proposed rec
amation procedures when termrnation
of the Use by Specic l Review activity occurs.
• Upon termination of the lease (30 years tram Commercial Operation Date) , Oak
Leaf or the owner of the facility will romovo aII inprovernonis and Dither rocy,cI f
reuse or repurpose the materials No initial grading of the site is proposed, so the
contours wall be left as is. Any disturbed Lana will De reseeded itin a native dryly
seed and allowed to re-establish into the surrounding andsc_ ape,
1.1 6 Who it provide fire prof ection to the site?
• Fire protection will be provided by Platte ille-Gi crest Fire Rescuer located at 303
Main St, Platteville, CO 80651 (Plaftevhle Station 41) and 14679 WCR 42, Platteville
CO 80651 (GIcrest Station #2)
l .17 List all proposed on -site and off -site improvements associated
with the use (e.g.
a
ndscapin _ f foncing, bui
arcs, etc.) and a timeline of when you wi
tmproimprovements completed.
• Driveway installation and site area grading December 1r 2019 - Jcnuary 15, 2020
• Seeding/Mulching and Site Stabilization January 16, 202 - February 1' 2070
• Solar Facility Component Delivery February 2, 2020 March 2,. 2020
• I' en meter Fence installation February 2. 2020 - March 2, 2020
• So or Panel r� e
} Foundation Installation March 3, 2320 - April 14 2020
• Transformer cnd neater Installation April 2, 2020 -- May 1, 2020
• Solar Panel n stallation April 15 2020 - June 1,. 2020
icings, drainage, turn
2 Engineering Questions
I have each one of the
2.1 Describe how many roundtrips/days are expected for each
vehicle type: Passenger Cary/Pickups, Tandem Trucks, Scmi-
Truck/Tra'Ier/RV lRoundtrip 1 Hp in and 1 trip out of site)
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Table 1 Vehicle Trip Golertaion
Project
(Time
Phase
Period)
Vehicle Type
Estimated
Vehicle
Gross
Weight.
Number of
Per
Vehicles
Day
Average
Maximum
Trips
Vehicle
Per
and
Day
(approx.
Site
Preparation
4-6
weeks)
Equipment
Trucks
Hauling
30,000-65,000
lbs
0-2
0-4
Passenger Vehicles
0-10,000
lbs
2-5
4-10
Fuel
Delivery
20,000-30,000 lbs
1
2
Max- 16/Ave -
Equipment
(approx.
Material
4
and
Delivery
weeks.))
Conex
Delivery
Container
Trucks
and
30,000-50,000 lbs
5-15
10-30'
Equipment
Trucks
Hauling
20.000-40,000
Its
0-4
0-S
Max — 38/Aver
10
Solar
Installation
(4-5
months)
Garden
Passenger Vehicles
2.300 to
10,000
lbs
10-15
20-30
Fuel
Truck
20.000
to 30.000
lbs
1
Material
Truck.
Delivery
20,000
to 30 000 lbs
'1
2
Max — 34/Ave -24
Operations
(ongoing
operational)
once
f Utility
'Vehicle
2.000
to 10,000
lbs
1
per month
or less
Max -21Ave-0
2.2 Describe the expected travel routes for site traffic.
site access is from the North off WC R 36, and. thus is expected to come tram HWY
85e then ors'NCR L6., arriving at the site.
2.3 Describe the trove cisTrioution along the routes (e.g.. 50% of
traffic will core from the north, 20% from the south, 30% from the
east. etc.)
• Traffic distribution is expected to be 95% from HiChway 85 as described above
and less than 5% from anyony other route.
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2.4 Describe the time of day that you expect the highest traffic
volumes from above,
• During construction, it is anticipated that the delivery traffic will access the site
throughout the cay between 7: Dam and 7:00pm.
■ Past construction. it is anticipated site visits will be performed during business
hours.
2.5 describe where the access to the site is ply
nrred.
Et is expected that the main site access wi I be via a County Rd. 31,
approximately 0.15 miles forth at the Intersection of WCR 36 and C R 3l .
No additional road work is proposed at this time.
2.6 Drainage Design: Dctonton pond summarized in a drainage
report is required unless the 'project falls under an exception to
storm water detention requirements per code section 23-12-3Q
F.1
A. Does your.. site qualify for an exception to storm water detention It so, describe
in a drainage narrative the following:
1. Which 'exception is being applied for and include supporting documentation.
2. Where the water originates if it flows onto the property from an offsite source
. Where it flows to as it leaves the propert
4. The direction of flow across the property.
5. It there have been previous drainage problems with the property
a Does your site require a storm water detention pond? if so, the folio ing applies:
1. A drainage report summarizing the detention pond design with construction
drawings and maintenance plan .hail be completed by a Colorado
Licensed Professional Engineer and adhere to the drainage related sections
of the Weld County Code.
2. The drainage report must include a certification of compfiance stamped
and signed by the PE which can be fauns on the engineering ebsite.
a A genera/ drainage report guidancechecklist is available on the
engineering website. More complete checklists are available upon request.
• See attached Drainage Report for answers to the above questions
3 Environmental Health Questions
3.1 What is the d�nkFng water source on the property? If utilizing a
drincing water well inoucc either the well permit or well permit
apolication that was sub'tted to the State -Division of Water
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Resources. If utilizing a public water tap include a etter from the
Water District, a tao or meter number, or a copy of the eater bill.
• Since this is an un-manned facility a domestic water tap is not needed. Bottled
water will 0c Dravided during construction.
3.2 What type of sewage disposal system Is on tine property?
• Since this is an urn-mannoci facility no septic system is proposed, Port -A -Potty's or
other temporary sanitary sewer facilities will be provided during construction.
3.3 f sfaraje or warehousing is proposed, what type of items will be
stored?
• No storage or warehousing is proposed.
3.4 Describe where and how storage and/car stockpile of wastes,
chemicals, and/or
Metro
cure wid occur on this site.
•T ere wi I be no stockpiles of waste, chemicals or petroleum on site. Because this is
_an un-manr ed facility, no trash service is needed. Dl_!rincJ con trucdon,rash will
be collected in approved receptacles and disposed of properly.
3.5 If there will be fuel storade on site indicate The gallons and the
secondary containment. State the nu
per tank.
• There will be no fuel storage on site
ter of Banks and gallons
3.6 If there will be washing of vehicles or equip ent on site indicate
how the wash water will : �e contaanec.
• Not applicable. No vehicle or other washing facililes are proposed.
3.7 Lf there will be floor drains indicate how the fluids will be
contauned.
• Not api_ lic.able. No structures are proposed,
3.8 Undccte if there will be any air emissions. (e.g. painhing, oil
storage, etc.)
• Not apol cable, Since this is an LJn-manned facility, workers iIJ be on site only 1-2
times per yeari and thus only emissions generated by a norm° pickup truck could
be attributed to the site.
Pageof 14
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3.9 Provide a design and operations plan if ap ii abl . (c.g.
composting, landfills, etc.)
• Not opplicab e Since this is an unmanned facility, the only operation" is the
Production of energy via the solar panels.
3.1 a Provide a nuisance management plan if applicable. (e.g.
dirics, feed oft, etc.)
• Not applicable. !Na cows on site, lust solar panel.
3.1 1 Addtional information may be requested
and use requested.
• Understood
4 Building Questions
.t Y
spending on type of
List the type, size (square footago), and number of existing am
propose° structures. Show and abel all existing and Proposed
structures on the USR drawing. Label the use of the buHding and
the square footage,
• Not applicable. No permanent structures are proposed with this development.
4.2 Ex.p lain how the existing structures will ,De usec for
his USR.
• Not aplicabl'.et No existing structures exist on site, and none are proposed for this
development.
4.3 List the proposed use(s) of each structure,
• Not applicable.* No existing structures exist on s
development.
5 Supperenta
Api:IicatTon
Questions for Oa
te, and none are proposed for this
< Leaf Solar 42 LLC. USR
5.1 The FIannng Commission and Boat of County CommTssioncrs
shal consider the following criteria in making their determination
in aoprovinc or Denying a Soccial Review Permit for a Solar
Facility in addition to those criter'a enumeratec in Chapter 23,
Page 11i of 14
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Article II, DMsior 4 and its impact on prime agricultural land
which is defined as soils with agricultural capability c ossifications
of I, II and III as indicated on maps campletec by the U.S.D.A.
Naturcl Resource Service.
• See attached NCRS Sods Report
5.2 A Decommissioning Plan. Adequate financia assurance to cover
the decornrnssioning of the faci'rty may be recuired as a
condition of approval of the Decommksic fling P gar.
• See attached Decommissloning Plan
5.3 Landscapng is extremely important for enhancing the quo Hty of
development in the area. Trees, shrubs and other plantings add
Greatly to the aesthetic appeal while reducing gloro. As no sing a
andscaping plan can be prescribed for all deve Qpments duo to
diffehng and features, topography and sails, these guidelTnes
encourage flexiole and creative landscape designs.
Landscaping/screcring shall Inc ude, at a minimum, decorative
fencinc, bcrm'ng1 and/or vece-baton such that the facility is
aesthetically oIeasinc as viewed from cdjacent properties and
rights -of -way.
• The landscape cesign for this development will match the surrounding industria
areas. The fence shall oe an 8' Colorado Parks and WildEf ("CPW't) preferred;
decorative wire fence with a smooth wire on top, We also propose seeding the
entire property with decorative low growth native grasses whfich heIc-j the site
blend into the landscape. Finally. there are pre-existing large trees to the south
enc which act as a puffer between the adjacent home and the solar array.
It is not an ic: i pated that this land will see substantial development in the next 20
years and during the decommissioning phase the fence wi I be removed. Due to
Page 11 of 14
Oak Leaf solar 42 LLC - Gary McCormick Solar Garden
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the limited future development and removal of facility, the °reposed fence shall
be Malts friendly and galvanized and no trees and stubs will he planted.
5.4 All reasonable alternatives to the proposed locallon have peen
adequately assessed, and the proposed action is consistent with
the best interests of the people of the County one represents a
balanced use of resources in the affected area.
• T is project ii provide energy to tree residents and businesses of Weld Count e This
site was selectee following an exhaustive search of property whicH to align the
discreet set of tech- nis a design and geographic criteria and best serve the needs
of these energy consumers. Due to the isolated nature of the site, activity in the
region and on acjacent sites, this site is ideally suited for a project of this scale to
serve I he interests of Weld County residents.
5.5 The nature and ocation n or expansion of the face fry will not
unreasonably interfere with any irrigation systems on or adjacent
to the solar facility.
• The landowner haselected to toe a portion of his land out of production as he
currently needs to lease water rights to irrigate this is area,. On top at thatthe
revenue he is able to gonorato from selling his crop is din inutivc roialive to the
lease revenue he will realize tram Hosting this solar facility, Additionally, this is a
temporary use of this property, and a s stated by the attached decommissioning
p an, Oak Leaf Solar 41 LLC will be responsible for returning the land to its original
state; thus it could be used for agriculture again in the future if determined prudent
by the landowner.
5.6 No outdoor storage of any materials anc equipment, includinc
but not limited to so ar panels and support structures which are
not an use, will oe allowed.
• No permanent outdoor storage will be proposed with this cJevelopment. All
materid or equipment will be brought to the site and removed during each visit.
5.7 A Froperty MHan is r c uircd for the facUlty. The
Property Maintenance Plan sha I address a ust, weeds and
erosion. The property sisal oe maintained in such a manner as to
control dust, weeds ono drainage that could cause erosion.
• A _onaa-term operations arid maintenance plan for The project will bo put in place,
.,,r, ,hic: h inviludes maintenance of the grounds. The standard practice is to seed the
Page 12 of 14
Oak Leaf solar 42 LIC - Gary McCormick Solar Garden
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property with nativef low growth grosses to prevent shading of the array and
minimize maintenance.
• tcy ovinc.0. and trimming operations will occur annually. or as needed to prevent the
s0. t o from loo<ing in unmaintained.
Page 13 of 14
'1eaf
ENERGY PARTNERS
Traffic Generation Analysis
Oak Leaf Solar 42 LLC
Date: August 9, 2019
To: Weld County Engineering Department
To Whom it May Concern,
The facility is a 1.5MW-AC solar array located along Weld County Road 38, which is
maintained by the Town of Platteville. Due to the Project's small size and the nature of its
design, it is intended to be a low -maintenance facility with minimal operational needs, with
the result being a minimal increase in area traffic. The County threshold triggering a more
in-depth traffic impact study is an average of 20 cars per day.. Once operational, we estimate
the average additional traffic to the Project will be significantly less than this, on the order
of 5-10 cars annually. This is based on the design of the Project to operate without
significant regular maintenance - which is common for small solar projects - and barring
any unforeseen circumstances. Therefore, we recommend that the project move forward
with the understanding that no additional traffic impact studies will be required, and that
no additional traffic information will be needed.
Please contact me if you have any questions regarding this Project.
Sincerely,
Michael McCabe
Partner - Oak Leaf Energy Partners
303-893-6945 - Office
mike@oakleafep.com
Oak Leaf Energy Partners
2 645 E. 2nd Avenue, Suite 206
Denver, Co 80206
Oak Leaf Solar 42 LLC - Gary McCormick Solar Facility
1 Introduction
As a condition of approval of the Use by Special Review, Weld County requested Oak Leaf Solar 42 LLC (Oak Leaf)
submit a Decommissioning Plan for the Oak Leaf solar facility to the Department of Planning Services for review
and approval. The Decommissioning Plan includes a detailed plan with time frames or milestones aftertermination
of operations for restoring the property to the conditions that existed prior to the plant construction.
The useful life of the solar plant is expected to be 25 -years or more. At the end of useful life, Oak Leaf will suspend
operations and decommission the plant including necessary demolition and site reclamation.
The purpose of this document is to establish a detailed plan for decommissioning and reclamation activities after
the useful life of the facility has ended. Refinement of these activities will be required to reflect the future best
practices or improvements are discovered by the solar industry during the life of the facility. It will be necessary
to update and finalize this demolition and reclamation plan.
We have assumed that the planning process would be initiated one or two years prior to the anticipated end of
commercial operation. The final plans will be developed in consultation with the Feld County and/or other
applicable agencies that have jurisdiction of activities in the decommissioning process.
2 Decommissioning Facility Elements and Milestones
The key tasks of the facility are divided into related activities that represent milestones in the process. We describe
the activites in each of the tasks in more detail below.
The key facility components to be affected by decommissioning activities are discussed below. In general,
decommissioning would attempt to maximize the recycling of all facility components. Specific opportunities for
recycling are discussed below in the context of various site components. The individual facility components to be
decommissioned will be recycled to the maximum extent practicable or removed from the site and disposed of at
an appropriately licensed disposal facility. The general decommissioning approach would be the same whether a
portion of the facility or the entire facility would be decommissioned.
The activities involved in the facility closure will depend on the expected future use of the site. Certain facility
equipment and features may be left in place for future uses, such as transmission facilities, roads, and drainage
features. At the time of decommissioning, a plan will be submitted to the County proposing the equipment that
will be removed and, if applicable, equipment that will remain, based on expected future use of the site.
Pre -closure activities, include final closure and reclamation planning, that identifies measures to be taken to
restore the site to near pre -construction conditions or compatible with surrounding land and land use that may
have evolved during the period the plant is in service. This includes several activities;
Set up and document a site -specific health and safety plan and determine the specific sequence and
procedures to be followed.
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Oak Leaf Solar 42 LLC - Gary McCormick Solar Facility
• Complete an analysis of the facility materials and their composition to identify those specific
components that may be recycled, scrapped, or sent to disposal sites. Identify specific recycling facilities
and disposal sites for materials.
• Coordinate with local officials to develop plans for the transportation of materials and equipment to and
from the site.
* Develop specifications for demolition and reclamation, which will serve as the basis for contractor bids
for the decommissioning facility and establish the scope of demolition and reclamation, including
developing reclamation plans in compliance with local, state, and federal regulations.
• Develop training for the personnel who wi
performance or training.
I manage and perform the actual work. Document the
During the planning process Oak Leaf will brief the County and other applicable agencies on the decommissioning
process and plans. The permits and approvals required for the decommissioning will be identified and permits will
be obtained prior to commencing operations.
The first step in the decommissioning process would be to assess existing site conditions and prepare the site for
demolition. Site decommissioning and equipment removal is expected to take a year. Therefore, access roads,
fencing, some electrical power, and other facilities will temporarily remain in place for use by the decommissioning
workers until no longer needed. Demolition debris will be placed in temporary onsite storage area(s) pending final
transportation and disposal and/or recycling according to the procedures listed below.
A plan for de -energizing portions of the facility to allow safe decommissioning and formal lock out and tag out
procedures will be implemented. This will ensure all electrical components are placed and maintained in a safe
condition for demolition activities prior start of work.
PV Module and Tracker Removal and Recycling
During decommissioning, facility components that are no longer needed would be removed from the site and
recycled or disposed of at an appropriately licensed disposal facility. The first operation is to disconnect and
remove modules from the tracker assemblies. Modules are segregated for transportation to the manufacturers
nearest storage facility.
Next comes the disassembly of the tracker and mounting structures, DC wiring materials, and combiner boxes.
The material will be segregated for disposal or salvage. Steel piles that support the PV racking system will be
removed. Below ground portions of the supports will either be removed or cut off at least two feet below ground
surface and left in place.
The demolition debris and removed equipment may be cut or dismantled into pieces that can be safely lifted or
carried with the onsite equipment being used. The debris and equipment will be processed for transportation and
delivery to an appropriately licensed disposal facility or recycling center. Modules will be recycled or disposed of
in accordance with applicable laws at the time of decommissioning.
Page 3 of 6
Oak Leaf Solar 42 LLC - Gary McCormick Solar Facility
Internal Power Collection System
The combiner boxes that convey DC power generated from the solar arrays will be dismantled. The inverters that
convert the DC power to AC power and the transformers that convert the output of the inverter and convey the
power to the substation will also be dismantled and removed. The underground cable/collection lines that are 4
feet or shallower will be removed from the site. The cast -in -place concrete foundations of the transformer and
inverter skids and switchgear will be broken up, removed and recycled.
Any overhead portions of the collection system will be removed. Overhead conductors will be removed from the
poles, and the poles and pole foundations will be removed. Aluminum from the conductors will be recycled or
removed from the site to an appropriately licensed disposal facility. If not planned for other use, the utility
interconnection will be deactivated and restored to the extent agreed upon with the local utility or to the point
of change of ownership.
Medium voltage collector system electrical components will be electrically disconnected and made safe for
removal. The switches will be disassembled and removed from the site. The underground conduit and metal dead-
end structures will also be disassembled and removed. Concrete foundations for equipment will be broken up and
removed from the site, as will the grounding grid and aggregate rock. Steel, aluminum, copper and other materials
will be temporarily stockpiled at or near a designated processing location pending transport to an appropriate
offsite recycling facility. All metals will be recycled to the extent practical given the recycling options available at
the time of decommissioning.
Roads
Onsite access roads will remain in place to accomplish decommissioning at the end of the facility's life. At the time
of decommissioning, if the roads will be beneficial for future use of the site; those roads may remain after
decommissioning. Roads that will not be used will be restored during contouring operations at the end of the
process.
Fencing
Facility site perimeter fencing will be removed at the end of the decommissioning facility, unless it may be utilized
for future use of the site. Since the facility site was not originally fenced, this includes removal of all posts, fencing
material, gates etc. to return the site to pre -facility condition.
Transportation and Clean up
During the disassembly and demolition process materials are segregated and temporarily place in gathering areas
for transportation. The various materials including concrete, steel, aluminum, copper and other materials will be
temporarily stockpiled at or near a designated processing location pending transport to an appropriate offsite
recycling facility. All such materials will be transported from the site to approved designated facilities for recycling,
scrapping or disposal. All metals will be recycled to the extent practical given the recycling options available at the
time of decommissioning.
Clean-up of soils and site, if identified will be completed to ensure that clean closure is accomplished.
In general, the decommissioning will be undertaken using traditional heavy construction equipment including but
not limited to front end loaders, cranes, track mounted and rubber -tired excavators, bull dozers, and scrapers.
Where excavation is required those areas of removal will be backfilled with natural material and compacted. Any
Page 4ofS
Oak Leaf Solar 42 LLC - Gary McCormick Solar Facility
voids left from the removal of foundations will be backfilled with surrounding subsoil and topsoil and fine graded
to ensure suitable drainage and reclamation of natural grades.
Soil management and re -contouring operations will be conducted so as to minimize the surface area disturbance
and implement the activities in the safest and most efficient manner and in accordance withal applicable local
requirements. Major earthwork is not anticipated as construction of the site will not alter the general grade across
the site.
To provide for post -decommissioning dust control on the site, areas of exposed soils will be revegetated,
d,
consistent with the expected future use of the site. For example, future site use is expected to be agricultural, a
revegetation approach will be implemented that will not conflict with the expect agricultural use. The native dry
grass vegetation will be re-established to prevent the spread of weeds and long-term monitoring will be conducted
to confirm reclamation and weed control are successful. Mulching or palliatives may be used for temporary dust
control until vegetation is established.
Monitoring Site Restoration
Upon completion of the decommissioning process a restoration monitoring period of one year will begin.
Monitoring wilt ensure that grading and drainage implemented is successful in stabilizing water flow patterns and
that the cover vegetation (native dry grass vegetation or other depending on land use) will be reestablished to
prevent the spread of weeds. Corrective actions will be implemented if such monitoring determines adverse
conditions are present as a result of an inadequate restoration.
Facility Quality Control and Documentation
During the entire decommissioning process, from planning to site monitoring, the facility will be subject to quality
control and documentation. Oak Leaf will ensure the effective execution of the decommissioning and reclamation
plan through facility oversight and quality assurance. In addition, we will document implementation of the plan
and compliance with all applicable regulatory and environmental requirement.
Page 5 of S
Gary McCormick Solar Facility - Oak Leaf Solar 42 LLC
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1 Landscape and Screening Plan
This development is being constructed in a rural part of Weld County near Platteville Colorado.
The site is located on the south side of CR 38 east of CR 25. The surrounding land is agriculture
lanc with associated single family farm houses. To help continue the beautiful feel and
aesthetics of Colorado this development will include elements of landscaping and buffering
from the adjacent rid ht_of-ways.
1.1 Landscaping
T►tis development will be constructedapproximately 400 feet south of CR 38 on ,a leased
pieceof lana of approximate y 12 acres is size. The entire site will be revegetatad with a
decorative "low ro th." native seed mix. The native grasses MI provide aesthetic is appea
and provide a natural look that will connect the land to the surrounding natural areas.
Landscape shall remain healthy and maintained to continue to provide vegetative ground
cover.
1.2 Fencing
For security and protection of the public and wild ife0 the solar garden will be fenced with a
wildlife friendly decorative fence. The selected fence will blend with the nature environment
and will prevent wildlife from entering the site causingcausIng damage and therefore providing security
of the improvements.
Fencing shall be maintained as needed to provide the intended security of the proposed
improvements.
1.3 Buffering
The proposed site has been situated approximately 400 feet south of CR 38. 3etween the
southside of the county road and the south :side of the solar garden there eisis several
homes, There homes buffer the visibility of the solar facility.
Buffering will continue to be provided by the homes and these a istinti homes will continue to
provide screening for anticipated future.
Page 2 of 3
McCormick 2 Solar Garden - Oak Leaf Solar 40 LLB
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1 Site Mcintcnoncc and Vegetation Plan
Site maintenance is an r-tmportant part of a successful project and the following list is a guideline
of the necessary steps that will be performed to maintain the site and establish veg,etation.
2 Wood
Management
2. Appy broacleaf herbicide for weed control 2-3 times per grow season and before and
during construction, Repeat as needed..
2.2 Apply an herbicide application for entire project area after construction is completed
and then 6 weeks prior to soed planting, Once vegetation is established, apply herbicide
as needed to control noxious weeds.
2.3 Geri I/plant a drought tolerant native grass seed mix in the early spring or early fall. Fina
seed nix shall be determined by, a qualified professions] kno ledgeab e with re-
veciotation moans and methods.
Mow project areaat least once per year, at a cut height of 6 inches or q_ reator. Mowing
too short reduces the vigor of the grass, which can be significant to cover production and
health in non -irrigated plantings.
Since weed seeds remain viable in the soil for numerous years, site and weed management is a
long-term process. Treated areas should be monitored annually and re -treated it necessary,
using typical wood management practices and procedures.
3 Soi
Nutrients
Prior to seeding, soils shcll be tested for proper nutrients and an-lendeel as recommended by re -
vegetation specia ist.
Basic Nutrient Requirements
fertilizer (nutrient required)
nitrogen
diphosphorus dioxide
4 Planting Method
lbs./acre
40
20
Grass seec shall be planted with a grass seed drill (not a grain dril0) at a cle jth of 1/2" to 3/4'ty
broadcast seeding of grass seed is not acceptable., Straw or hay much shall be spread and
crimped into the soil at the rate of •4,000 lbs/acre.
Paget of 4
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I.�r ��:_1rose din and h dromui ping is acceptab, e in lieu of drilling sped and crimping in straw
mulch. Permanent seeding shall occur betwcen Doc:ember mib r 1 and may 1 or between August 1
and September 10 or as recommended by the vegetation specialist.
5 Temporary Seed Mix
Temporary seeding areas which are ready for seeding after May 1 but before July 1shall be
seeded with millet or sorghum at the rote at 40 pounds per acre with the amount of fertilizer as
specified. The requirement to plant temporary seeding does not eliminate the requirement to
pant the permanent seeding. Straw mulch is not required for temporary seec in ,
6 Permanent Seed M
x
To be determined at the time of p ntirag by a qualified ec_ etadon specialist. Final seed mix
shalli be determined by a qua ified professional no Iedageai:_ e with re -v etation means and
methods..
7 Site Maintenance Check
ist
Mow project area o t least once per year at a cut height of 6 inches or greater.
Walk the site and remove any accumulated debris and properly dispose. No burning of
trash will be allowed.
7 Apply herbicide as needed to control noxious weeds.
Inspect and re -seep; any bare ground with permanent seeding.
Inspect fence and repair as needec;5
Inspect all-weather access road and repair as needed.
7 Inspect site for any visible erosion. Removes transported sediment and construct
erasion control measures to minimize future maintenance issues.
Page 3 of 4
Westwood
Drainage Memo and Erosion
Control Plan for the
Oak Leaf Solar 42 LLC -
Gary McCormick Solar
Facility
Weld County, Colorado
Prepared for:
OAK
ENERGY PARTNERS
Project Number: 0023 16.00
Date: 08/16/2019
Prepared by:
Brendan Miller, PE
Westwood Professional Services
12707 Whitewater Drive, Suite 300
Minnetonka, MN 55343
CONTENTS
PROJECT SITE 2
GENERAL DESCRIPTION OF PROJECT 2
DRAINAGE DESIGN 2
DETENTION POND WAIVER REQUEST 2
SEDIMENT AND EROSION CONTROL PLAN 3
During construction (0 to 3 months) 3
Post construction (3 months to 20+ years) 3
CONCLUSION 4
Drainage Memo and Erosion Control Plan I Oak Leaf Solar 42 LLC - Gary McCormick Solar Facility
PROJECT SITE
This Drainage Memo and Erosion Control Plan has been prepared on behalf of Oak Leaf Solar
42 LLC for the proposed construction of the Gary McCormick Solar Project in Weld County,
Colorado hereinafter referred to as the Project.
The Project is located in the NW 1/4 Quarter of Section 6, Township 3 North, Range 66 West of
the 6th Prime Meridian. More specifically the Project site is approximately 9.78 acres of land
and is located approximately 3 miles north of Platteville and approximately 470 feet south of the
Weld County Road (WCR) 38 and 1,000 feet east of the Weld County Road (WCR) 25, State of
Colorado.
GENERAL DESCRIPTION OF PROJECT
It is proposed to develop approximately 9.78 acres of land for the Project of an approximate
2MW solar array. The solar array will deliver renewable energy to Xcel Energy under a 20 -year
power purchase agreement (PPA). The facility is designed for un-manned operation except for
hi -annual maintenance. Therefore, this facility will not represent any significant traffic impact to
the surrounding county roads.
Upon termination of the PPA, the improvements will be removed and the land will be restored to
historic conditions.
DRAINAGE DESIGN
The solar array footprint will include approximately 2.62 acres of the 10.0 acre Project area
covered with panels, and 0.282 acres of access road, with approximately 60% of solar footprint
area being left as open space and exposed to the sky. The panels will be installed on a post and
mounted above ground, and vegetation will grow underneath the panels with a low growth native
grass. With this development, very little impervious area is added to the existing drainage
system, therefore a waiver is requested to allow the site to surface flow un-detained and exempt
from the requirement of providing stormwater detention ponds, see below.
Stormwater will surface flow west in general historic paths to existing channels. Due to the
limited amount of impervious surface proposed and the conversion of the site from row crops to
a vegetated cover, a decrease in the peak runoff rate is expected to be observed.
There are no known drainage issues to occur in the vicinity of the proposed development.
DETENTION POND WAiVER REQUEST
With the development of this site, vegetation will be allowed to grow underneath the solar panels,
therefore very little imperviousness is added to the site due to the proposed improvements,
therefore a waiver is requested to allow the site to sheet flow in historic flow conditions and no
detention pond required. The waiver being requested is Exception 1.a.8, which states:
1. Exceptions to stormwater detention shall not jeopardize the public health, safety,
and we?fare ("public and private property and shall be limited to thei olloving:
Drainage Memo and Erosion Control Plan 2 Oak Leaf Solar 42 LLC - Gary McCormick Solar Project Solar Facility
a. No stormwater detention will be required, for sites that meet any of the
following conditions. Requirements of the Municipal separate Storm Sewer
System ('MS4,) areas remain applicable.
8. Development of sites where the change of use does not increase the
imperviousness of the site.
Water quality will be provided by the disconnected impervious and the proposed vegetation below
the panels. With the acceptance of this drainage waiver, Weld County will not require stormwater
detention or water quality ponds. Upon future development or re -development of the site, the
drainage design will be required to be investigated to determine future drainage needs. With the
proposed design, stormwater will surface flow south and will be conveyed to the existing irrigation
ditch in historic volumes and rates..
SEDIMENT AND EROSION CONTROL PLAN
Throughout the life of this Project, Oak Leaf Energy Partners will utilize on -site vegetation and
other best management practices to control erosion and sediment from being generated and
transported offsite.
During construction (0 to 3 moths)
The site contractor will utilize water trucks as needed to control fugitive dust from any disturbed
areas and from the access road. Vehicle speeds will be limited to 10 miles per hour or less to
reduce dust being generated by vehicles accessing the site. To minimize water usage, the site
contractor may treat the access roads with approved dust suppression or dust abatement products,
if needed. Water used for dust suppression during the construction phase will be provided by a
local water provider as selected by the site contractor. It is expected that the construction phase
will last 3 months.
BMW's will be installed as needed to control and protect downstream properties. At a minimum,
the contractor shall install silt fence or construct a compacted earthen berm along the downstream
edge to capture and control surface runoff off. Stormwater will be filtered through the silt fence
or allowed to infiltrate in to the soil with the compacted berm. If additional MP's are required,
then they will be installed by the contractor.
Post construction (3 months to 20+ years)
The site contractor will seed all disturbed areas with a native dryland seed mix and will nurture
until the vegetation is considered established, thereby reducing sediment migration and fugitive
dust in the ultimate condition. Once the solar array is constructed, it is anticipated that a
maintenance trucks will only visit the site on a bi-annuat basis to inspect the site or to perform
facility maintenance and repair. Daily traffic will not be generated by this development.
Vegetation within the Project site will be maintained in a quality and health state and mowed
annually. If any vegetated areas are disturbed during facility maintenance activities, these
disturbances will be re -vegetated as soon as practical, but in no case longer than 3 months shall
pass...
Long term erosion control is provided by the established grasses.
Drainage Memo and Erosion Control Plan
3 Oak Leaf Solar 42 LLB - Gary McCormick Solar Facility
CONCLUSION
The proposed site improvements will result in no substantial change to peak runoff rates or
volumes and therefore stormwater runoff is allowed to sheet flow consistent with historic flow
routes. With the development of this site with a solar garden, there will be no impact to
downstream drainage patterns and will not cause additional health or safety concerns to
neighboring properties.
Drainage Memo and Erosion Control Plan
4 Oak Leaf Solar 42 LLC Gary McCormick Solar Facility
Hello