HomeMy WebLinkAbout20194916.tiffMEMORANDUM
TO: Maxwell Nader, Planning Services
FROM: Evan Pinkham, Public Works
DATE: August 29, 2019
SUBJECT: USR19-0054 Western Equipment
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: A Site -Specific Development Plan and Use by Special Review Permit for Medium Scale
Solar Facility (12MW) in the A (Agricultural) Zone District.
This project is south of and adjacent to CR 46 and is east of and adjacent to CR 31.
Parcel number 105715000038.
Access is from CR 46.
ACCESS
Weld County Public Works has reviewed the application materials related to access, and it appears that
the access will be lined up with the existing access on the north side of CR 46. This location meets County
code criteria.
Per Chapter 12, Article 5, Section 12-5-30, an Access Permit is required for access to Weld County
maintained roadways. We strongly encourage you to discuss your access with Public Works prior to laying
out your site plan to ensure the approved accesses are compatible with your layout. Per Chapter 12, Article
V, Section 12-5-30. F, when feasible, there shall be no net increase in the number of accesses to a public
road. Minimum access spacing widths are shown in Weld County Code Appendix Table 12A-2. Please refer
to Chapter 12 of the Weld County Code for more information regarding access.
ROADS AND RIGHTS -OF -WAY
County Road 46 is a paved road and is designated on the Weld County Functional Classification Map (Code
Ordinance 2017-01) as a collector road, which requires 80 feet of right-of-way. The applicant shall delineate
and label on the site map or plat the future and existing right-of-way (along with the documents creating the
existing right-of-way) and the physical location of the road. If the right-of-way cannot be verified it shall be
dedicated. Pursuant to the definition of setback in the Weld County Code, Chapter 23, Article III, Section
23-3-50, 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.
County Road 31 is a paved road and is designated on the Weld County Functional Classification Map (Code
Ordinance 2017-01) as a collector road, which requires 80 feet of right-of-way. The applicant shall delineate
and label on the site map or plat the future and existing right-of-way (along with the documents creating the
existing right-of-way) and the physical location of the road. If the right-of-way cannot be verified it shall be
dedicated. Pursuant to the definition of setback in the Weld County Code, Chapter 23, Article III, Section
23-3-50, 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 Chapter 12, Article 4, Section 12-4-30.B, a Weld County Right -of -Way Use Permit is required for any
project that will be occupying, constructing or excavating facilities within, and/or encroaching upon, any
County rights -of -way or easement. Right -of -Way Use Permit instructions and application can be found at
https://www.weldgov.com/departments/publicworks/permits/.
Weld County will not replace overlapping easements located within existing right-of-way or pay to relocate
existing utilities within the County right-of-way.
TRAFFIC
Latest ADT on CR 46 counted 1537 vpd with 36% trucks. The 85th percentile speed is 64 mph.
Traffic Narrative:
Material and Equipment Delivery (1 -week) 5-24/ day
Solar Facility Installation (3-4 months) 7-28/day
Operations 1 or fewer per month
TRACKING CONTROL
Tracking control is required to prevent tracking from the site onto public roadways. For access to paved
roads, tracking control devices can be double cattle guards with 100 ft. of asphalt or 300 ft of asphalt. For
access to gravel roads, tracking control devices must be either double cattle guards with 100 ft. of road
base, or road base on all driving surfaces. Temporary Tracking Control shall be used during construction
unless permanent tracking control is installed ahead of construction activities. Recycled concrete is not
allowed in County right-of-way. Tracking control for unmaintained public right-of-way is required just prior
to entering publicly maintained roadways. A variance request for alternatives to the tracking control
requirement can be submitted to Public Works for review and consideration.
This site requires approved tracking control during construction.
ROAD MAINTENANCE AGREEMENT (CONSTRUCTION
Public Works is requiring Road Maintenance Agreement including, 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.weldcaov.com/UserFiles/Servers/Server 6/File/Departments/Public%20Works/DevelopmentR
eview/USR-SPR-Permits°/020Improvements°/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.
Detention pond waived and a simple drainage narrative:
The applicant has submitted a drainage narrative stating that the site meets drainage exception 23-12-
30.F.1.a.10 for NON -URBANIZING areas where the total project stormwater runoff does not exceed 10
cubic feet per second (cfs) for the 1 -hour, 100 -year storm event.
Historic Flows:
The applicants will be required to maintain the historic drainage flows and run-off amounts that exist from
the property.
MS4
This site is not in a defined Municipal Separate Storm Sewer System (MS4) area which is a more urbanized
area with state mandated, higher water quality requirements
GRADING PERMIT
A Weld County Grading Permit will be required if disturbing more than 1 acre. Grading Permit applications
are accepted after the planning process is complete (plan recorded). An Early Release Request Form may
be entertained only after the applicant, Public Works and Planning Department have reviewed the referral
and surrounding property owner comments. The Early Release Request may or may not be granted
depending on referral comments and surrounding property owner concerns. Contact an Engineering
representative from the Public Works for more information.
A Construction Stormwater Permit is also required with the State for disturbing more than 1 acre. Contact:
Colorado Department of Public Health and Environment, Water Quality Control Division, 303-692-3575.
CONDITIONS OF APPROVAL
A. A Road Maintenance Agreement is required at this location for construction. Road maintenance
includes, but is not limited to, dust control and damage repair to specified haul routes. (Department of
Public Works)
B. The plan shall be amended to delineate the following:
1. County Road 46 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. County Road 31 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)
3. Show and label the approved access locations, approved access width and the appropriate turning
radii (60') on the site plan. The applicant must obtain an access permit in the approved location(s)
prior to construction. (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)
WELD COUNTY DEPARTMENT OF PUBLIC HEALTH AND ENVIRONMENT
1555 North 17th Avenue, Greeley, CO 80631 www,weldhealth,org
Memorandum
To: Maxwell Nader
From: Lauren Light, Environmental Health Services
Date: August 16, 2019
Re: USR79-0054 SunShare, LLC
Environmental Health Services has reviewed this proposal for a Site -Specific
Development Plan and Use by Special Review Permit for a Medium Scale Solar
Facility (12MW) 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.
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
Vital Records
laic: 9/0 304 6410
Fax: 9/0-304-64 I'2
Public Health &
Clinical Services
Icic: 9/0 304 6420
Fax: 9 i0 -304-64I6
Environmental Health
Services
Tele:970-304-6415
Fax: 970-304-6411
Communication,
Education & Planning
Tele: 970-304-6470
Fax: 970-304-6452
Emergency Preparedness
8 Response
Te le: 970-304-6470
Fax: 970-304-6462
Public Health
Submit by Email
Agency
Weld County Referral
July 30, 2019
The Weld County Department of Planning Services has received the following item for review:
Applicant: Western Equipment & Truck Inc.,
do SunShare, LLC
Please Reply By: November 12, 2019 Planner: Maxwell Nader
Project: A Site -Specific Development Plan and Use by Special Review Permit for Medium Scale Solar
Facility (12MW) in the A (Agricultural) Zone District.
Location: SOUTH OF AND ADJACENT TO CR 46; EAST OF AND ADJACENT TO CR 31
Parcel Number: 105715000038-R4401186 Legal: LOTS AND B REC EXEMPT RECX19-0140, PART
W2NW4 SECTION 15, T4N, 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.
O
A
Case Number: USR19-0054
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
Central eld County Water District
Date
h 4zlf
Weld County Planning Dept. 1555 N 17th Ave Greeley CO. 80631 (970) 400-6100 (970) 304-6498 fax
CENTRAL WELD COUNTY WATER DISTRICT
November 12, 2019
Maxwell Nader
Weld County
Department of Planning Services
Dear Mr. Nader,
Thank you for referring project USR19-0054 to Central Weld County Water District (CWCWD) for
review. CWCWD does not currently provide service to parcel 105715000038 although it is within
our service area. Upon review of the additional map provided with the staff memo for this project,
we have the following comments:
1. It is unclear what the water source is for the proposed vehicle/equipment wash area, but
because CWCWD has not received a request for service at this site, we are making the
assumption it is a non -potable source. If water service from CWCWD is needed for this
project, we encourage the applicant to submit appropriate fees and documents to our office
to complete a water study.
2. An existing CWCWD water meter in the NW corner of parcel 105715000038 provides
water service to nearby parcel 105715000039. I was unable to determine from the map
whether project plans include fencing near CR 46. The District does requires a 5' radius
around meter pits, where no fencing or landscaping occurs, in order to have access the meter
pit on a 24/7 basis. We ask that the applicant contact our office prior to considering any
fencing in that area that would prohibit us from accessing the meter pit in an emergency
situation.
If you should need anything further, please contact the District.
Thank you,
Kathy Naibauer
Central Weld County Water District
970-352-1284
kathyra cwcwd.com
2235 2nd Avenue • Greeley, Colorado 80631 • Phone (970) 352-1284 • Fax (970) 353-5865
Submit by Email
Weld County Referral
July 30, 2019
The Weld County Department of Planning Services has received the following item for review:
Applicant: Western Equipment & Truck Inc.,
do SunShare, LLC
Please Reply By; November 12, 2019 Planner: Maxwell Nader
Project: A Site -Specific Development Plan and Use by Special Review Permit for Medium Scale Solar
Facility (12MW) in the A (Agricultural) Zone District.
Location: SOUTH OF AND ADJACENT TO CR 46; EAST OF AND ADJACENT TO CR 31
Parcel Number: 105715000038-R4401186 Legal: LOTS AND B REC EXEMPT RECX19-0140, PART
W2NW4 SECTION 15, T4N, 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.
Case Number: USR19-0054
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 /^co�nflicts with our interests.
See attached!etter. e.-19 )ry rflj rt
Signature
Agency
Date /6 5/20/)
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Weld County Planning Dept. 1555 N 17th Ave, Greeley, CO. 80631 (970) 400-6100 (970) 304-6498 fax
Maxwell Nader
From: City Planning <cityplanning@evanscolorado.gov>
Sent: Tuesday, September 10, 2019 9:00 AM
To: Maxwell Nader
Subject: RE: USR19-0054 (Solar Facility) Referral
Follow Up Flag: Follow up
Flag Status: Completed
Caution: This email originated from outside of Weld County Government. Do not click links or open attachments unless you recognize the
sender and know the content is safe.
Hello.
The City would like to have an Annexation Agreement executed as part of the USR Process as a Condition of Approval.
Can this be considered a formal referral?
Thanks,
Anne
City of Evans Planning Department
Anne Best Johnson, AICP, MBA (970) 475-2228
Savanah Benedick-Welch, AICP (970) 475-1167
Email both at: CityPlanning@evanscolorado.gov
1100 37th Street, Evans, CO 80620-2036
From: Maxwell Nader [mailto:mnader@weldgov.com]
Sent: Friday, September 06, 2019 2:09 PM
To: City Planning <cityplanning@evanscolorado.gov>
Subject: USR19-0054 (Solar Facility) Referral
[EXTERNAL EMAIL]
Anne,
I am aware you have talked with these individuals regarding the following case but I forgot to send you formal referral.
Please let me know if you have any further comments regarding this case!
Best,
Maxwell Nader
Planner I
1555 N 17th Ave
Greeley, CO 80631
mnader@weldgov.com
Phone: (970)-400-3527
1
Maxwell Nader
From: City Planning <cityplanning@evanscolorado.gov>
Sent: Tuesday, September 10, 2019 9:00 AM
To: Maxwell Nader
Subject: RE: USR19-0054 (Solar Facility) Referral
Follow Up Flag: Follow up
Flag Status: Completed
This email originated from outside of Weld County Government. Do not click links or open attachments unless you recognize the
sender and know the content is safe.
Hello.
The City would like to have an Annexation Agreement executed as part of the USR Process as a Condition of Approval.
Can this be considered a formal referral?
Thanks,
Anne
City of Evans Planning Department
Anne Best Johnson, AICP, MBA (970) 475-2228
Savanah Benedick-Welch, AICP (970) 475-1167
Email both at: CityPlanning@evanscolorado.gov
1100 37th Street, Evans, CO 80620-2036
From: Maxwell Nader [mailto:mnader@weldgov.com]
Sent: Friday, September 06, 2019 2:09 PM
To: City Planning <cityplanning@evanscolorado.gov>
Subject: USR19-0054 (Solar Facility) Referral
[EXTERNAL EMAIL]
Anne,
I am aware you have talked with these individuals regarding the following case but I forgot to send you formal referral.
Please let me know if you have any further comments regarding this case!
Best,
Maxwell Nader
Planner I
1555 N 17th Ave
Greeley, CO 80631
mnader@weldgov.com
Phone: (970)-400-3527
1
Notice of Inquiry
Weld County
[Pre -application Case #
PRE19-0160
Date of Inquiry
6/20/2019
Municipality
Evans IGA
Name of Person Inquiring
Robert Hayner
Property Owner
Western Equipment Truck. Inc
Planner
Maxwell Nader
Planner Phone Number
970-400-3527
Planner Email Address
mnader@weldgov.com
Legal Description
Lot B of Recorded Exemption RE -598; being a part of the W2NW4 of Section 15
,T4N, R66W of the 6'" P.M., Weld County, CO
Parcel Number
105715000038
Nearest Intersection
CR 46 and CR 31
Type of Inquiry
2 MW Phase one (1) with three (3) additional Phases Solar Facility
The above person met with County Planning staff about developing a parcel of land inside your designated
Intergovernmental Agreement/Coordinated Planning Agreement Boundary.
ounty Planner's signature
Would you like to pursue annexation of this property? NO
Date of Contact
Comments:
Signature of Municipality
presentative
i
l ri Flair
Title
YES X /4 flirturt VGL
po-ArNektx46>o
Aire Yncrir
7/22/20V
Date
Please sign and date to acknowledge that the applicant has contacted you
and return this signed form to Weld County Department of Planning Services.
Weld County Planning Department
1555 N 17th Ave, Greeley, CO 80631 ^- (970) 400-6100 (970) 304-64.98 Fax
20181107
Hello