HomeMy WebLinkAbout20182693.tiffHEARING CERTIFICATION
DOCKET NO. 2018-87
RE: A SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW PERMIT,
USR18-0040, FOR A SMALL SOLAR SCALE FACILITY (2MW) IN THE
A (AGRICULTURAL) ZONE DISTRICT - JANICE CARSON AND DAVID UHRICH, C/O
ALDEN SOLAR CSG, LLC
A public hearing was conducted on September 5, 2018, at 10:13 a.m., with the following present:
Commissioner Steve Moreno, Chair
Commissioner Barbara Kirkmeyer, Pro -Tern
Commissioner Sean P. Conway
Commissioner Julie A. Cozad
Commissioner Mike Freeman
Also present:
Acting Clerk to the Board, Selena Baltierra
Assistant County Attorney, Frank Haug
Planning Services Department representative, Michael Hall
Public Works Engineer representative, Evan Pinkham
Health Department representative, Lauren Light
The following business was transacted:
ti I hereby certify that pursuant to a notice dated July 27, 2018, and duly published August 1,
2018, in the Greeley Tribune, a public hearing was conducted to consider the request of Janice
Carson and David Uhrich, c/o Alden Solar CSG, LLC, for a Site Specific Development Plan and
Use by Special Review Permit, USR18-0040, for a Small Solar Scale Facility (2MW) in the
A (Agricultural) Zone District. Frank Haug, Assistant County Attorney, made this a matter of
record.
El Michael Hall, Department of Planning Services, presented a brief summary of the proposal
and stated the proposed solar facility is located on an approximately 21.97 -acre parcel. He
explained Alden Solar CSG, LLC, will lease the entire parcel from the property owners, Janice
Carson and David Uhrich; however, the proposed facility will only occupy 12 acres of the parent
parcel and the lease period is 30 years. He described the solar facility to include 77 rows of solar
panels and associated equipment. Mr. Hall stated the facility is unmanned and there are no water
or sewage services proposed. He mentioned during the four (4) to five (5) month construction
period, there will be approximately four (4) to six (6) people onsite and portable toilets and bottled
water will be utilized. He indicated the proposed site will produce energy during daylight hours
and once operations begin there will be one (1) to two (2) people onsite once a month for routine
maintenance and inspection. Mr. Hall stated there will be no outdoor storage and a new access
from County Road (CR) 51 is being proposed by the applicant. He described the entrance gate
and fencing that will surround the property. He mentioned there is no lighting or signage proposed
and the site will be reclaimed and returned to agricultural uses once the solar site is
decommissioned. Mr. Hall stated the notice was sent to seven (7) surrounding property owners
(SPO) within 500 feet of the USR boundary and no responses were received. He indicated 12
referrals were sent out and eight (8) responses were received with no concerns or with comments
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2018-2693
PL2576
HEARING CERTIFICATION - JANICE CARSON AND DAVID UHRICH, C/O ALDEN SOLAR
CSG, LLC (USR18-0040)
PAGE 2
that were considered in the staff recommendation. Mr. Hall stated the site is located within the
three (3) mile referral area of the City of Greeley, which responded with no concerns. He displayed
images and stated the proposed site is east of and adjacent to CR 51 and is in the Greeley -Weld
County Airport Overlay District, which expressed no concerns. He stated there are three (3) Use
by Special Reviews (USR) located within one (1) mile of the site and described the surrounding
property uses. He provided images of the existing site and reiterated the applicant is requesting
a new access. He pointed out where that access would be located, provided other images of the
site and surrounding views, and entered the favorable recommendation of the Planning
Commission into the record as written.
El Evan Pinkham, Public Works Engineer representative, provided a brief overview of the
transportation plans and requirements and reiterated the site accesses off CR 51 and asserted
the proposed new access does not meet spacing requirements. He provided the average daily
traffic count to be 134 vehicles per day with 34 percent trucks. Mr. Pinkham stated during
construction there will be approximately 24 daily round trips, including passenger vehicles and
trucks. He indicated during normal operations, there will be approximately one (1) trip per month.
He stated the Department of Public Works is requiring an Improvements Agreement during the
construction of the facility and there is a Condition of Approval to address this; however, the
construction period is not defined. He reported the applicant has submitted a Drainage Narrative
indicating that the proposed site meets an exception and a Weld County Grading Permit will be
required if they disturb more than an acre. He stated there is a Condition requiring the applicant
submit an Erosion and Revegetation Plan. In response to Commissioner Conway, Mr. Pinkham
clarified the Department of Public Works is asking the applicant to utilize the existing access and
to obtain an easement agreement.
El Lauren Light, Department of Public Health and Environment, reviewed the water and sewer
provisions and stated the use of a portable toilet during construction is acceptable, Development
Standards (DS) 16-20 address Environmental Health items, and there are no outstanding issues
with the proposed request.
El Jonathan Moore, represented the applicant, on behalf of Tyson Taylor, and stated his
familiarity with the proposed site. He described the process from conception to construction and
explained the reasoning for the site selection. Mr. Moore explained the concerns regarding the
existing access and assured the Board they are willing to work with the Department of Public
Works.
El No public testimony was offered concerning this matter.
El Commissioner Kirkmeyer requested a common-sense approach regarding the proposed
access. Mr. Pinkham agreed and stated because of the low traffic volume, the proposed access
is acceptable.
In response to Commissioner Cozad, Mr. Moore stated the construction period is
approximately six (6) to eight (8) weeks. Commissioner Cozad requested input regarding the need
for an Improvements Agreement. Commissioner Kirkmeyer suggested requiring only Dust
Abatement and Tracking Control during construction. After further discussion, the Board agreed
2018-2693
PL2576
HEARING CERTIFICATION - JANICE CARSON AND DAVID UHRICH, C/O ALDEN SOLAR
CSG, LLC (USR18-0040)
PAGE 3
to require Dust Abatement and Tracking Control as needed, and delete COA #1.D requiring an
Improvements Agreement.
fi Commissioner Freeman suggested deleting Development Standard (DS) #13 regarding the
Improvements Agreement, and the Board agreed.
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In response to Chair Moreno, Mr. Moore indicated he agreed with the Conditions of Approval
and Development Standards, as presented. After further discussion regarding the second access
point, staff agreed to change COA #1.E.9 to state: "The applicant shall show and label the
approved access location as requested in the application materials and shown on the USR map,
approved access width and the appropriate turning radii (60 feet) on the site plan. The applicant
must obtain an Access Permit in the approved location prior to construction."
In response to Commissioner Cozad, Mr. Hall clarified there will not be outside storage on
this proposed site.
Commissioner Kirkmeyer suggested adding a new Development Standard (DS) #6 to
require the applicant to maintain the site in accordance with the Erosion Control and Revegetation
Plans. She further recommended deleting DS #11 regarding parking vehicles on public roads.
El In response to Chair Moreno, Mr. Moore indicated he reviewed, and agrees to abide by, the
Conditions of Approval and Development Standards, as amended, and stated he was impressed
by the Board's effiency.
Commissioner Kirkmeyer moved to approve the request of Janice Carson and David Uhrich,
c/o Alden Solar CSG, LLC, for a Site Specific Development Plan and Use by Special Review
Permit, USR18-0040, for a Small Scale Solar Facility (2MW) in the A (Agricultural) Zone District,
based on the recommendations of Planning staff and the Planning Commission, with the
Conditions of Approval and Development Standards as amended and entered into the record.
The motion was seconded by Commissioner Conway, and it carried unanimously. There being
no further discussion, the hearing was completed at 10:42 a.m.
2018-2693
PL2576
HEARING CERTIFICATION - JANICE CARSON AND DAVID UHRICH, C/O ALDEN SOLAR
CSG, LLC (USR18-0040)
PAGE 4
This Certification was approved on the 10th day of September, 2018.
ATTEST: day,44)
Weld County Clerk to the Board
BY:
Deputy Clerk the Board
D AS
ou Attorney
Date of signature:
BOARD OF COUNTY COMMISSIONERS
WELD COUNTY, COLORADO
Steve Moreno, Chair
EXCUSED DATE OF APPROVAL
Barbara Kirkmeyer, Pro -Tern
EXCUSED DATE OF APPROVAL
Sean P. Conway
ike Freeman
2018-2693
PL2576
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