HomeMy WebLinkAbout20180236.tiffMEMORANDUM
TO: Chris Gathman, Planning Services
DATE: December 12, 2017
FROM: Hayley Balzano, E.I., Development Engineer
SUBJECT: 1MJUSR17-15-0019 Backstrom
The Weld County Department of Planning Services -Engineering 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: Amend USR15-0019 to include a solar facility
This project is south of and adjacent to County Road 36 and is east of County Road 29.
Parcel number: 121109200024
Drainage Requirements:
Please contact Department of Planning Services/Engineering Development Review for questions or
assistance for drainage requirements at 970-353-6100.
URBANIZING VS NON -URBANIZING DRAINAGE AREA:
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 exception 1.a.8 for sites where
the development of the site does not increase the imperviousness of the site.
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 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
Planning Department 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, Rik Gay, 303-692-
3575.
Solar Facilities:
An Erosion Control Plan and a Vegetation Plan are required prior to recording the final map.
Geologic Hazard Area:
This area IS NOT in a Geologic Hazard Area.
Floodplain:
This area IS NOT in a FEMA regulatory floodplain.
CONDITIONS OF APPROVAL:
A. The applicant shall submit an Erosion Control Plan and a Vegetation Plan prior to recording the USR
Map. (Department of Planning Services -Engineer)
B. The plan shall be amended to delineate the following:
1. The applicant shall show the drainage flow arrows. (Department of Planning Services -Engineer)
Prior to Construction:
A. If more than one (1) acre is to be disturbed, a Weld County Grading Permit will be required.
(Department of Planning Services -Engineer)
DEVELOPMENT STANDARDS (NOTES ON THE SITE PLAN)
1. The historical flow patterns and runoff amounts on the site will be maintained. (Department of Planning
Services -Engineer)
MEMORANDUM
TO: Chris Gathman, Planning Services DATE: December 13, 2017
FROM: Evan Pinkham, Public Works
SUBJECT: 1MJUSR17-15-0019 Backstrom
The Weld County Department of Public Works has reviewed this Use by Special Review 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 Major Amendment to a Site Specific Development Plan and Use by Special Review
Permit No. USR15-0019 (a Kennel up to 35 dogs) to include a Small -Scale Solar Facility in the
A(Agricultural) Zone District.
This project is south of and adjacent to CR 36 and is east of CR 29. Parcel number 121109200024.
Access is from CR 36.
ACCESS
Access to the site has been preliminarily approved at the following locations:
On CR 36 located approximately 1330 feet east of CR 29
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.
For new accesses and/or change of use of an existing access, the fee and photos are required (photo
looking left and right along roadway from the access point and looking in to and out of the access point).
These photos are used to evaluate the safety of the access location. Access permit instructions and
application can be found at https://www.weldgov.com/departments/publIc works/permits/. Chapter 6,
Sections 6.3, 6.4 and 6.5 of the Weld County Engineering and Construction Criteria offer access design
guidance, which can be accessed at: https://www weldgov com/departments/public works/engineering/.
Per Chapter 12, Appendix 12A.4.1 of the Weld County Code, 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.
For shared accesses, Public Works strongly recommends the property owner establish an access road
maintenance agreement so future owners of the properties will be aware of their requirements for shared
maintenance of the access road. This is not a requirement, but is recommended to avoid property owner
conflicts in the future.
ROADS AND RIGHTS -OF -WAY
County Road 36 is a gravel road and is designated on the Weld County Functional Classification Map (Code
Ordinance 2017-01) as a(n) local road, which requires 60 feet of right-of-way. The applicant shall delineate
on the site map or plat the future and existing right-of-way and the physical location of the road. If the right-
of-way cannot be verified it shall be dedicated. Pursuant to the definition of setback in the Weld County
Code, 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 29 is a gravel road and is designated on the Weld County Functional Classification Map (Code
Ordinance 2017-01) as a(n) local road, which requires 60 feet of right-of-way. The applicant shall delineate
on the site map or plat the future and existing right-of-way and the physical location of the road. If the right-
of-way cannot be verified it shall be dedicated. Pursuant to the definition of setback in the Weld County
Code, 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:Ilwww,weldgov.comldepartmentslpublicworks/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 36 was taken on 1/24/2013 which counted 67 vpd with 26% trucks.
The traffic information submitted with the application materials indicated that there will be a low volume of
daily roundtrips.
TRACKING CONTROL POLICY
Per Chapter 12, Appendix 12A.10.1, traffic volumes to the proposed facility may require the installation of
a tracking control device and/or a minimum of four inches of compacted recycled asphalt or aggregate road
base. Tracking control is required to prevent tracking from the site onto public roadways. 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 devices
can be double cattle guards or rip rap (6" washed rock). 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.
CONDITIONS OF APPROVAL
A. The plan shall be amended to delineate the following:
1. 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)
2. County Road 29 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)
3. Show and label the approved access locations, 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 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)
DEVELOPMENT STANDARDS (NOTES ON THE SITE PLAN)
1. The property owner shall control noxious weeds on the site. (Department of Public Works)
2. The access on 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)
WELD COUNTY DEPARTMENT OF PUBLIC HEALTH AND ENVIRONMENT
1555 North 17th Avenue, Greeley, CO 80631 www.weldhealth.org
Memorandum
To: Chris Gathman
From: Lauren Light, Environmental Health Services
Date: November 27, 2017
Re: 1MJUSR17-15-0019 Anne Backstrom, c/o Community Power
Environmental Health Services has reviewed this proposal for a Site Specific
Development Plan and Use by Special Review for a kennel (up to 35 dogs) to include a
Small -Scale Solar Facility (100 KW Solar Facility on approximately 1 acre) in the A
(Agricultural) Zone District.
Water is provided by Central Weld County Water District. The facility is served by a
septic system permitted fora 2 bedroom house and a dog kennel (SP -1500073).
The waste handling plan specified that animal waste is picked up and placed in a
dumpster that is emptied by B and C Refuse. The dust abatement plan indicated dog
runs would be covered with pea gravel and water would be used if necessary. Dogs
would be kept indoors at night to minimize noise.
As no employees will be located at the site for the solar facility, permanent water and
sewer is not required. Portable toilets, hand washing units and bottled water can be
utilized during construction.
We recommend that the following requirements be 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.
Health Administration
Vital Records
lot: 9/U 304 6410
Fax: 9/0-301-64 I'2
Public Health &
Clinical Services
Icic: 9/0 304 6420
Fax: 9,10-304-64 16
Environmental Health
Services
Tele: 970-304-6415
Fux: 970-304-6411
Communication,
Education & Planning
Tele: 970-.304-6470
Fox: 970-304-6452
Emergency Preparedness
8 Response
Te le: 970-304-6470
Fax: 970-304-6452
Public Health
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 applicant shall operate in
accordance with the accepted Waste Handling Plan and with Chapter
14, Article I of the Weld County Code.
4. Animal and feed wastes, bedding, debris and other organic wastes
shall be disposed of so that vermin infestation, odors, disease hazards,
and nuisances are minimized. Such wastes shall be removed at least
weekly from the facility and disposed of by a commercial hauler.
5. 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.
6. The facility shall adhere to the maximum permissible noise levels
allowed in the Residential Zone as delineated in 25-12-103 C.R.S.
7. Sewage disposal for the facility shall be by septic system. Any septic
system located on the property must comply with all provisions of the
Weld County Code, pertaining to On -site Wastewater Treatment
Systems.
8. Adequate drinking, handwashing and toilet facilities shall be provided
for employees and patrons of the facility, at all times. The facility shall
utilize the existing public water supply.
9. Adequate drinking (bottled water), toilet facilities (portable toilets) and
hand washing units shall be provided during construction of the solar
facility.
10. The facility shall comply with the Colorado Department of
Agriculture (CDA), Division of Animal Industry regulations.
11.The operation shall comply with all applicable rules and regulations of
State and Federal agencies and the Weld County Code.
Submit by Email
Weld County Referral
November 13, 2017
The Weld County Department of Planning Services has received the following item for review:
Applicant: Anne Backstrom, clo Community Power Case Number: 1MJUSR17-15-0019
Group, LLC
Please Reply By: December 11, 2017 Planner: Chris Gathman
Project: A Major Amendment to a Site Specific Development Plan and Use by Special Review Permit for
a Kennel (up to 35 dogs) in the A (Agricultural) Zone District to include a Small -Scale Solar Facility (100
KW Solar Facility on approximately 1 acre) in the A(Agricultural) Zone District.
Location: South of and adjacent to County Road 36 and East of and adjacent to County Road 29.
Parcel Number: 121109200024-R6780547 Legal: PART NW4 SECTION 9, T3N, R66W LOT C REC
EXEMPT RECX11-0014 OF THE 6TH P.M., WELD COUNTY, COLORADO.
The application is submitted to you for review and recommendation. Any comments or
recommendation you consider relevant to this request would be appreciated. Please reply by the
above listed date so that we may give full consideration to your recommendation. Any response not
received before or on this date may be deemed to be a positive response to the Department of Planning
Services. If you have any further questions regarding the application, please call the Planner
associated with the request. Please note that new information may be added to applications
under review during the review process. If you desire to examine or obtain this additional
information, please call the Department of Planning Services.
We have reviewed the request and find that it does / does not comply with our Comprehensive
Plan because:
We have reviewed the request and find no conflicts with our interests.
See attached letter.
Mike Grooms
Signature Date
Agency
Colorado Parks and Wildlife
12/10/2017
Weld County Planning Dept. 1555 N 17th Ave, Greeley, CO. 80631 (970) 353-6100 ext,3540 (970) 304-6498 fax
COLORADO
Parks and Wildlife
Department of Natural Resources
Fort Collins - Area 4
317 West Prospect Road
Fort Collins, CO 80526-2003
P 970.472.4300 I F 970.472.4458
November 15, 2017
Community Power Group LLC
Attn: Michael Borkowski
4849 Rugby Ave, Suite 1000
Bethesda, MD 20814
mborkowski@communitypowergroup.com
RE: Project proposal USR 1MJUSR17-15-0019 100kW solar farm Platteville, Colorado.
Dear Mr. Borkowski,
Thank you for the opportunity to comment on the Community Power Group solar site near Platteville,
Colorado. Colorado Parks and Wildlife (CPW) is familiar with the site, and have reviewed the proposed
project documents submitted by Community Power Group LLC. and the Weld County Assessor, dated
November 13, 2017. After reviewing the proposed project documents, we see that the proposed solar
site is located in an area which could have a potential impact on an active Red-tailed hawk nests within
close proximity of the proposed site.
If the project proceeds as described in the proposed project documents, CPW recommends that:
• No surface occupancy within a 1/3 mile radius of active Red-tailed hawk nests. Establish a
seasonal restriction to human encroachment within a 1/3 mile radius of active nests from
February 15 through July 15.
• Noxious weed and re -vegetation management plans are developed and implemented in areas
where there will be ground disturbance due to construction activities.
Weed Management. Noxious weeds reduce property value and wildlife habitat. With new construction
taking place and machinery being transported from one site to another, it is important to help prevent
the spread of noxious weeds. Equipment should be cleaned periodically to remove weed seeds even if no
weeds are recognized. It is recommended that noxious weeds are actively eradicated. A working weed
management and disturbed area reclamation plan should be developed and implemented throughout
construction and until all disturbed areas are properly re -vegetated to prevent erosion and invasions by
weeds. The applicant may want to contact the Weld County Weed Inspector to facilitate development
of reclamation and weed management plans for the development.
We appreciate being given the opportunity to comment. Please feel free to contact District Wildlife
Manager Mike Grooms at 970.692.4028 or via email at michael.grooms@state.co.us should you have any
questions or require additional information.
Sincerely,
Ty Petersburg
Area Wildlife Manager- Area 4
CC: M. Grooms, A. Curtis, M. Sherman, J. George, file
Bob D. Broscheid, Director, Colorado Parks and Wildlife • Parks and Wildlife Commission: Robert W. Bray • Chris Castilian, Chair • Jeanne Home, Vice -Chair
John Howard • Bill Kane • Dale Pizel • James Pribyl, Secretary • James Vigil • Dean Wingfield • Michelle Zimmerman • Alex Zipp
Red-tailed Hawk Nest WCR 36 and WCR 29
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