HomeMy WebLinkAbout20194217.tiff ` 863
LAND USE APPLICATION
SUMMARY SHEET
Y
Planner: Angela Snyder Hearing Date: September 17, 2019
Case Number: USR19-0050
Applicant: Michael McCabe, do Oak Leaf Solar 40, LLC
Owner: G. Todd McCormick
Request: A Site-Specific Development Plan and Use by Special Review Permit for Small Scale
Solar Facility(2MW) in the A(Agricultural)Zone District.
Legal Lot A of RECX19-0104, being a part the E2SW4 of Section 1,Township 3, Range 67
Description: West of the 6th P.M., Weld County, Colorado
Location: North of and adjacent to County Road 36, approximately 0.5 miles west of County
Road 25
Size of Parcel: ±13.481 acres Parcel No. 1209-01-0-00-040
The criteria for review of this Special Review Permit are listed in Weld County Code Section 23-2-220.
The Department of Planning Services staff has received referral responses with comments from the
following agencies:
Weld County Department of Public Health and Environment, referral dated July 29, 2019
Y Weld County Department of Public Works, referral dated August 19, 2019
The Department of Planning Services staff has received referral responses without comments from the
following agencies:
Y Town of Milliken, notice of inquiry response dated July 3, 2019
Y Platteville-Gilcrest Fire Protection District, referral dated July 23, 2019
Central Weld County Water District, referral dated July 24, 2019
Y Weld County Sheriff's Office, referral dated July 26, 2019
Weld County Zoning Compliance, referral dated July 26, 2019
Town of Gilcrest, referral dated August 9, 2019
Y Town of Platteville, referral dated August 13, 2019
The Department of Planning Services staff received no referral response from the following agencies:
Y Department of Labor and Employment
Y Platte Valley Conservation District
Xcel Energy
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:MIT
ADMINISTRATIVE REVIEW
�L- G C_lJ N T�
Planner: Angela Snyder Hearing Date: September 17, 2019
Case Number: USR19-0050
Applicant: Michael McCabe, do Oak Leaf Solar 40, LLC
Owner: G. Todd McCormick
Request: A Site-Specific Development Plan and Use by Special Review Permit for Small Scale
Solar Facility(2MW) in the A(Agricultural)Zone District.
Legal Lot A of RECX19-0104, being a part the E2SW4 of Section 1, Township 3, Range 67
Description: West of the 6'h P.M., Weld County, Colorado
Location: North of and adjacent to County Road 36, approximately 0.5 miles west of County Road
25
Size of Parcel: ±13.481 acres Parcel No. 1209-01-0-00-040
Case Summary:
The applicant is proposing a 2 MW DC solar facility on a conditionally approved, 13.481 acre Recorded
Exemption Lot (Lot A of RECX19-0104). Sixty percent (60%) of the site will be covered with solar arrays.
This is a distribution-level system that will not connect to a transmission line. The generated electricity,
through Xcel Energy's Solar Rewards Community program, will be able to provide power for up to four
hundred (400) homes in the vicinity and will not be transmitted to other counties.
USR18-0047 for a Small-Scale Solar Facility has already been approved and a partial vacation from Lot A
has been .The Planning Department views the adjacent USR solar facility and the combined Use by Special
Review area not to exceed twenty(20) acres, the maximum size of a small-scale solar facility.
Native low-growth, drought resistant grasses are planted under the panels. The site will be surrounded by
a Colorado Parks and Wildlife approved fence and will be maintained at least twice annually.
Electrical coops have been historically limited to 5%percent limit to energy coming from alternative sources.
DEPARTMENT OF PLANNING SERVICES STAFF RECOMMENDS THAT THIS REQUEST 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 Department of Planning Services staff that the applicant has shown
compliance with Section 23-2-220 of the Weld County Code as follows:
A. Section 23-2-220.A.1 -- The proposed use is consistent with Chapter 22 and any other
applicable code provisions or ordinance in effect.
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The proposed use is in an area that can support this development and the Development
Standards, and the Conditions of Approval will assist in mitigating the impacts of the facility
on the adjacent properties and ensure compatibility with surrounding land uses and the
region. This facility produces alternative fuel from solar energy, a renewable resource
which is encouraged by the following sections of the Comprehensive Plan.
Sections 22-4-40.A.3 and 4. of the Weld County Code states,
AIR.Policy 1.3. The County encourages the use and development of alternative fuels,
alternatively fueled vehicles and modes of transportation that reduce pollutants.
A solar facility develops alternative fuel through a process that will not create any air
emissions nor cause dust or odors.
AIR.Policy 1.4. The County encourages innovative and creative approaches to alternative
energy sources.
A solar facility develops alternative fuel which strengthens the grid strategically in the
places where it is most needed.
Section 22-5-120.E of the Weld County Code states,
NR.Goal 5. Encourage the development and responsible use of other natural resources as
means of energy, food or materials production.
A solar facility uses the natural resource of the sun to create energy.
Section 22-5-130 of the Weld County Code states,
Due to the volatility of traditional energy resources, the County supports and encourages
development and use of alternative energy resources. Alternative energy sources do not
replace the traditional sources of energy; rather, expanding global energy demands
require a "new energy economy" that supports and enhances traditional sources of
energy.
Solar energy is an alternative energy source, adding stability to and enhancing the
existing electrical grid.
Section 22-5-140.A.5 of the Weld County Code states,
AE.Policy 1.5. Support the development and use of solar energy.
a. Recommended Strategy AE.1.5.a. Review County regulations to ensure
support of small-scale and personal solar energy collectors.
The Comprehensive Plan supports the development and use of solar energy specifically.
Section 22-5-160.A.1 of the Weld County Code states,
A. UR.Goal 1. Support and encourage the use of natural and other resources available in
the County by the residents of the County.
1. UR.Policy 1.1. Support the development of power-generating facilities in the
County that benefit the residents of the County and employ the resources
extracted, developed or available in the County.
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The request is for a power-generating facility that benefits the residents of Weld County
and powers the vicinity in which it is located on a distribution system that does not leave
the County.
B. Section 23-2-220.A.2 -- The proposed use is consistent with the intent of the A
(Agricultural)Zone District.
The A(Agricultural)Zone District is intended to provide areas for the conduct of agricultural
activities and activities related to agriculture and agricultural production, and for areas for
natural resource extraction and energy development, without the interference of other,
incompatible land USES.
A small scale solar facility is permitted as a Use by Special Review under Section 23-3-
40.GG. Small scale solar is a non-permanent and controlled use of land which develops
energy for the immediate vicinity.
C. Section 23-2-220.A.3 -- The uses which will be permitted will be compatible with the
existing surrounding land uses.
The proposed use is in an area that can support this development and the Development
Standards, and the Conditions of Approval will assist in mitigating the impacts of the facility
on the adjacent properties and ensure compatibility with surrounding land uses and the
region. Adjacent land is predominantly used for agriculture. There are three residences
located within 0.25 miles of the proposed facility location and no letters were received from
surrounding property owners. Natural screening exists onsite which enhances
compatibility.
D. Section 23-2-220.A.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 area of the Towns of Milliken, Gilcrest
and Platteville and within the Intergovernmental Agreement Areas of the Towns of Milliken
and Platteville. All three towns indicated they have no concerns. There are eight (8) Use
by Special Review Permits within one (1) mile of the site: USR18-0047 Small Scale Solar
Facility, USR14-0027 Mineral Resource Development Facility, USR-798 Wood Mulching,
USR-1136 Telecom Tower(120-foot), SUP-129 Dairy(105 Cows), USR-1095 Gravel Mine,
USR-1063 Power Plant, and USR-1236 Power Lines (230-345 kV).
E. Section 23-2-220.A.5--The application complies with Chapter 23, Articles V and XI, of the
Weld County Code.
The site is not in a floodplain, geohazard area, or airport overlay area. Building Permits
issued on the lot will be required to adhere to the fee structure of the County-Wide Road
Impact Fee Program. Building Permits issued on the lot will be required to adhere to the
fee structure of the County Facility Fee and Drainage Impact Fee Programs.
F. Section 23-2-220.A.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 thirteen (13) acres. Approximately four
(4)acres of the site have soils designated Prime if Irrigated and approximately six(6)acres
of the site have soils designated Prime per the 1979 Soil Conservation Service Important
Farmlands of Weld County Map.
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The soils are clay loam, according to the NRCS Soils Report included with the application.
The proposed use is temporary and soils will not be unduly disturbed or removed from the
property. 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 and there will be no impact to downstream drainage patterns and
will not cause additional health or safety concerns to adjacent properties. After the lease
period, the land can be returned to agricultural production.
G. Section 23-2-220.A.7—There is adequate provisions for the protection of the health, safety,
and welfare of the inhabitants of the neighborhood and County.
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 health,
safety, and welfare of the inhabitants of the neighborhood and County.
This recommendation is based, in part, upon a review of the application materials submitted by the
applicant, other relevant information regarding the request, and responses from referral entities.
The Department of Planning Services' staff recommendation for approval is conditional upon the following:
1. Prior to recording the map:
A. The plat of Recorded Exemption RECX19-0104 shall be recorded.
B. The partial vacation of USR18-0047 shall be recorded.
C. A Road Maintenance Agreement is required at this location. Road maintenance includes, but
is not limited to, dust control and damage repair to specified haul routes. (Department of
Public Works)
D. A Final Drainage Report and Certification of Compliance stamped and signed by a
Professional Engineer registered in the State of Colorado is required. (Department of Public
Works)
E. The applicant shall submit a recorded copy of any agreement signed by all of the owners of
the property crossed by the access.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)
F. The plat shall be amended to delineate the following:
1. All sheets of the map shall be labeled USR19-0050 (Department of Planning Services)
2. The attached Development Standards. (Department of Planning Services)
3. The map shall be prepared in accordance with Section 23-2-260.D and Section 23-4-
1030 of the Weld County Code. (Department of Planning Services)
4. All signs shall be shown on the map and shall adhere to Chapter 23,Article IV, Division
2 and Appendices 23-C, 23-D and 23-E of the Weld County Code. (Department of
Planning Services)
5. No equipment shall be located nearer than thirty(30) feet to the boundary of adjacent
properties, irrigation ditches, and rights-of-way.
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6. Show and label all recorded easements on the map by book and page number or
reception number and date on the site plan. (Department of Planning Services)
7. County Road 36 is a gravel road and is designated on the Weld County Functional
Classification Map as a local road which requires 60 feet of right-of-way at full buildout.
The applicant shall delineate on the site plan the existing right-of-way. All setbacks
shall be measured from the edge of right-of-way. This road is maintained by Weld
County. (Department of Public Works)
8. Show and label the approved tracking control on the site plan. (Department of Public
Works)
9. 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)
10. Show and label a minimum 30-foot wide access and utility easement to provide legal
access to the project site on the site plan. (Department of Public Works)
11. The map shall show the drainage flow arrows. (Department of Public Works)
12. Show and label the parking and traffic circulation flow arrows showing how the traffic
moves around the property. (Department of Public Works)
2. Upon completion of Condition of Approval #1 above, the applicant shall submit 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. (Department of Planning Services)
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. (Department of Planning Services)
4. 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 1 acre is to be disturbed, a Weld County grading permit will be required prior to
the start of construction. (Department of Public Works)
5. 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. (Department of Planning Services)
6. The Use by Special Review is not perfected until the Conditions of Approval are completed and the
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map is recorded. Activity shall not occur, nor shall any building or electrical permits be issued on
the property, until the Use by Special Review map 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.
(Department of Planning Services)
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SITE SPECIFIC DEVELOPMENT PLAN
USE BY SPECIAL REVIEW PERMIT
DEVELOPMENT STANDARDS
Oak Leaf Solar 40 LLC
USR18-0050
1. A Site-Specific Development Plan and Use by Special Review Permit, USR19-0050, for a small scale
solar facility in the A(Agricultural) Zone District, subject to the Development Standards stated hereon.
(Department of Planning Services)
2. Approval of this plan may create a vested property right pursuant to Section 23-8-10 of the Weld County
Code. (Department of Planning Services)
3. This is an unmanned facility. (Department of Planning Services)
4. 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. (Department of Planning Services)
5. No outdoor storage of any materials and equipment including, but not limited to, solar panels and
support structures not in operation will be allowed. (Department of Planning Services)
6. No equipment associated with the solar facility shall be located nearer than thirty (30) feet to the
boundary of adjacent properties, irrigation ditches and/or rights-of-way. (Department of Planning
Services)
7. 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. (Department of Public Health and Environment)
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, 30-20-100.5, C.R.S. (Department of Public Health and Environment)
9. 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. (Department of Public Health and
Environment)
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. (Department of Public Health and
Environment)
11. The operation shall comply with all applicable rules and regulations of State and Federal agencies and
the Weld County Code. (Department of Public Health and Environment)
12. 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)
13. The access to the site shall be maintained to mitigate any impacts to the public road including damages
and/or offsite tracking. (Department of Public Works)
14. There shall be no parking or staging of vehicles on public roads. On-site parking shall be utilized.
(Department of Public Works)
15. 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)
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16. The Property Owner shall comply with all requirements provided in the executed Road Maintenance
Agreement. (Department of Public Works)
17. The historical flow patterns and runoff amounts on the site shall be maintained. (Department of Public
Works)
18. Weld County is not responsible for the maintenance of onsite drainage related features. (Department
of Public Works)
19. 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. (Department of Planning Services)
20. Building permits may be required, for any new construction or set up manufactured structure, per
Section 29-3-10 of the Weld County Code. A building permit application must be completed and
submitted. Buildings and structures shall conform to the requirements of the various codes adopted at
the time of permit application. Currently the following has been adopted by Weld County: 2018
International Building Codes; 2018 International Residential Code; 2006 International Energy Code;
2017 National Electrical Code; and Chapter 29 of the Weld County Code. A plan review shall be
approved, and a permit must be issued prior to the start of construction. (Department of Building
Inspection)
21. The property owner or operator shall be responsible for complying with the Design and Operation
Standards of Chapter 23 of the Weld County Code.
22. 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.
23. 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.
24. 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.
25. 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.
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26. WELD COUNTY'S RIGHT TO FARM STATEMENT: Weld County is one of the most productive
agricultural counties in the United States, typically ranking in the top ten counties in the country in total
market value of agricultural products sold. The rural areas of Weld County may be open and spacious,
but they are intensively used for agriculture. Persons moving into a rural area must recognize and
accept there are drawbacks, including conflicts with long-standing agricultural practices and a lower
level of services than in town. Along with the drawbacks come the incentives which attract urban
dwellers to relocate to rural areas: open views, spaciousness,wildlife, lack of city noise and congestion,
and the rural atmosphere and way of life. Without neighboring farms,those features which attract urban
dwellers to rural Weld County would quickly be gone forever.
Agricultural users of the land should not be expected to change their long-established agricultural
practices to accommodate the intrusions of urban users into a rural area. Well-run agricultural activities
will generate off-site impacts, including noise from tractors and equipment; slow-moving farm vehicles
on rural roads; dust from animal pens, field work, harvest and gravel roads; odor from animal
confinement, silage and manure; smoke from ditch burning;flies and mosquitoes; hunting and trapping
activities; shooting sports, legal hazing of nuisance wildlife; and the use of pesticides and fertilizers in
the fields, including the use of aerial spraying. It is common practice for agricultural producers to utilize
an accumulation of agricultural machinery and supplies to assist in their agricultural operations. A
concentration of miscellaneous agricultural materials often produces a visual disparity between rural
and urban areas of the County. Section 35-3.5-102, C.R.S., provides that an agricultural operation
shall not be found to be a public or private nuisance if the agricultural operation alleged to be a nuisance
employs methods or practices that are commonly or reasonably associated with agricultural production.
Water has been, and continues to be, the lifeline for the agricultural community. It is unrealistic to
assume that ditches and reservoirs may simply be moved "out of the way" of residential development.
When moving to the County, property owners and residents must realize they cannot take water from
irrigation ditches, lakes, or other structures, unless they have an adjudicated right to the water.
Weld County covers a land area of approximately four thousand (4,000)square miles in size (twice the
size of the State of Delaware)with more than three thousand seven hundred (3,700)miles of state and
county roads outside of municipalities. The sheer magnitude of the area to be served stretches
available resources. Law enforcement is based on responses to complaints more than on patrols of
the County, and the distances which must be traveled may delay all emergency responses, including
law enforcement, ambulance,and fire. Fire protection is usually provided by volunteers who must leave
their jobs and families to respond to emergencies. County gravel roads, no matter how often they are
bladed, will not provide the same kind of surface expected from a paved road. Snow removal priorities
mean that roads from subdivisions to arterials may not be cleared for several days after a major
snowstorm. Services in rural areas, in many cases, will not be equivalent to municipal services. Rural
dwellers must, by necessity, be more self-sufficient than urban dwellers.
People are exposed to different hazards in the County than in an urban or suburban setting. Farm
equipment and oil field equipment, ponds and irrigation ditches, electrical power for pumps and center
pivot operations, high speed traffic, sandburs, puncture vines, territorial farm dogs and livestock, and
open burning present real threats. Controlling children's activities is important, not only for their safety,
but also for the protection of the farmer's livelihood.
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Page 10 of 10
DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.weldgov.com
E-MAIL: asnyder@weldgov.com
PHONE: (970)400-3525
0 r FAX: (970) 304-6498
August 26, 2019
MCCABE MICHAEL
2645 E 2ND STE
DENVER, CO 80206
Subject: USR19-0050-A Site Specific Development Plan and Use by Special Review Permit for a Small
Scale Solar Facility (2MW) in the A(Agricultural)Zone District
On parcel(s)of land described as:
LOT A RECX19-0104, BEING PART N2SE4/E2SW4 SECTION 1, T3N, R67W OF THE 6TH P.M.,
WELD COUNTY, COLORADO.
Dear Applicants:
I have scheduled a meeting with the Weld County Planning Commission on September 17, 2019, at
12:30 p.m. A subsequent hearing with the Board of County Commissioners will be held on October 2,
2019 at 10:00 a.m. Both hearings will be held in the Hearing Room, Weld County Administration
Building, 1150 O Street, Greeley, Colorado. It is recommended that you and/or a representative be in
attendance to answer any questions the Planning Commission members or Board of County
Commissioners may have.
Colorado Revised Statute, C.R.S.24-65.5-103 (adopted as part of H.B.01-1088) requires notification of
all mineral estate owners 30 days prior to any public hearing. The applicant needs to provide the Weld
County Planning Department with written certification indicating the above requirement has been met.
A representative from the Department of Planning Services will be out to the property a minimum of ten
days prior to the hearing to post a sign adjacent to and visible from a publicly maintained road
right-of-way which identifies the hearing time, date, and location. In the event the property is not
adjacent to a publicly maintained road right-of-way, one sign will be posted in the most prominent place
on the property and a second sign posted at the point at which the driveway (access drive) intersects a
publicly maintained road right-of-way.
The Department of Planning Services' staff will make a recommendation concerning this application to
the Weld County Planning Commission and will be included in the staff report one week prior to the
scheduled Planning Commission hearing. You may view the staff report at
www.weldcountyplanningcases.org
If you have any questions concerning this matter, please call.
Respectfully,
Angela Snyder
Planner
iQ4Ao. DEPARTMENT OF PLANNING SERVICES
1555 N 17th AVE
GREELEY, CO 80631
WEBSITE: www.weldgov.com
E-MAIL: asnyder@weldgov.com
' PHONE: (970)400-3525
G 0 !N, FAX: (970) 304-6498
July 19, 2019
MCCABE MICHAEL
2645 E 2ND STE
DENVER, CO 80206
Subject: USR19-0050-A Site Specific Development Plan and Use by Special Review Permit for a Small
Scale Solar Facility (2MW) in the A(Agricultural)Zone District
On parcel(s)of land described as:
N2SE4/E2SW4 SECTION 1, T3N, R67W of the 6th P.M., Weld County, Colorado.
Dear Applicants:
Your application and related materials for the request described above are complete and in order at this
time. I will schedule a meeting with you at the end of the review period to discuss the referral
comments received by our office.
It is the policy of Weld County to refer an application of this nature to any town or municipality lying
within three miles of the property in question or if the property under consideration is located within the
comprehensive planning area of a town or municipality. Therefore, our office has forwarded a copy of
the submitted materials to the following Planning Departments for their review and comments:
Gilcrest at Phone Number 970-737-2426
Milliken at Phone Number 970-587-4331
Platteville at Phone Number 970-785-2245
It is recommended that you contact the listed Planning Departments for information regarding their
process and to answer any questions that might arise with respect to your application.
If you have any questions concerning this matter, please call.
Respectfully,
Angela Snyder
Planner
FIELD CHECK Inspection Date: 8/27/2019
Planner: Angela Snyder Hearing Date: 9/17/2019
Case Number: USR19-0050
Owner: G. Todd McCormick
Applicant: Oak Leaf Solar
Request: A Site-Specific Development Plan and Use by Special Review Permit for Small Scale
Solar Facility(2MW) in the A(Agricultural)Zone District.
Legal Lot A of RECX19-0104, being a part the E2SW4 of Section 1, Township 3, Range 67
Description: West of the 6th P.M., Weld County, Colorado
Location: North of and adjacent to County Road 36, approximately 0.5 miles west of County
Road 25
Size of Parcel: +/- 13.481 acres Parcel No. 1209-01-0-00-040
Zoning Land Use
N A (Agricultural) N Agriculture
E A (Agricultural) E Agriculture
S A (Agricultural) S Ag, Rural Residential (100 FT)
W A (Agricultural) W Ag, Rural Residential (600 FT)
COMMENTS:
The site is very well maintained. The neighboring solar facility (1/2 of the small scale facility) was
very difficult to see from the road or from surrounding properties. The house to the south has a
row of tall trees blocking the view. The home to the west has a very different elevation. In order
to see the panels, I had to drive down the road and take a picture from far away.
Angela'Snyder, PlanneF
Hello