HomeMy WebLinkAbout20181036.tiffMEMORANDUM
TO: Angela Snyder, Planning Services
DATE: February 21, 2018
FROM: Hayley Balzano, Public Works
SUBJECT: USR18-0004 Anderson
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: Solar Farm
This project is north of and adjacent to CR 34 and is west of CR 31.
Parcel number 121109400016.
Access is from CR 36.
ACCESS
An Access Permit application was not submitted with the application materials. Public Works has reviewed
the submitted materials and provides the following recommendation for access locations based on County
code and safety criteria in accordance with the Weld County Engineering and Construction Criteria. The
proposed access point appears to be a ditch road for the adjacent irrigation ditch. The applicant will need
to provide evidence that the Platte Valley Irrigation Company has no major concerns with the use of this
road. The applicant will also have to work with the property owner and bring the access points into
compliance with the safety spacing criteria. Questions concerning access requirements can be directed to
Public Works access permit division.
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 corn/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 31 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 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 34 is a section line road. Section line right-of-way does not exist in all sections in Weld County
and should be verified before a decision to utilize it is made. Weld County commonly refers to these
locations as "Non -Maintained Section Line Right -of -Way." The existence of a physical road does not imply
public right-of-way and the road may be located on private property. All right-of-way should be verified and
physical roads located in relationship to the public right-of-way to ensure trespassing does not occur. The
applicant shall verify the existing right-of-way and the documents creating the right-of-way and this
information shall be noted on the site plan or plat. The applicant shall delineate on the site map or plat the
existing right-of-way and physical location of existing or proposed roads. If the right-of-way cannot be
verified it shall be dedicated or an adequate easement between property owners shall be provided.
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 the physical roadway(s) may not
be centered in the right-of-way. This road is NOT maintained by Weld County.
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 counted 179 vpd with 26% trucks.
The traffic information submitted with the application materials indicated that during site preparation and
construction, there will be a maximum of 38 daily roundtrips (30 semis and 8 passenger vehicles). When
the site becomes operational, the site will be unmanned with a maximum of 2 vehicle trips per day.
TRACKING CONTROL POLICY
Tracking control will be required for the preparation and construction phase of the project. This will be
addressed with the improvements agreement and/or grading permit.
IMPROVEMENTS AND ROAD MAINTENANCE AGREEMENT
Public Works may require an Improvements Agreement for one or all the following reasons:
• Off -Site Public Improvements
• Road Maintenance Agreement
• Construction Maintenance Agreement
• Access Improvements Agreement
An Improvements Agreement is required for sites with required off -site improvements per Chapter 12,
Article 5, Section 12-5-60. Collateral is required to ensure the improvements are completed, and
maintained.
Improvements/Road Maintenance Agreement: An example agreement is available at:
https://www.weldclov com/UserFiles/Servers/Server 6/File/Degartments/Public%20Works/DevelopmentR
eview/sprusr.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:
This site meets exception 23-12-30.F.1.a.8 for sites where the development of the site does not change 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, 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.
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. An Improvements and Road Maintenance Agreement is required for off -site improvements at this
location. Road maintenance including, but not limited to dust control, tracking control, damage repair,
specified haul routes and future traffic triggers for improvements will be included. (Department of Public
Works)
B. 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)
C. The applicant shall submit an Erosion Control Plan and a Vegetation Plan prior to recording the USR
Map. (Department of Public Works)
D. The plan shall be amended to delineate the following:
1. County Road 31 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 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)
3. County Road 34 Section Line is shown to have 60 feet of unmaintained section line right-of-way
per the Weld County GIS right-of-way map. The applicant shall delineate the existing right-of-way
on the site plan. All setbacks shall be measured from the edge of right-of-way. (Department of
Public Works)
4. 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)
5. Show and label the section line Right -of -Way as "CR 34 Section Line Right -Of -Way, not County
maintained." (Department of Public Works)
6. The applicant shall show the drainage flow arrows. (Department of Public Works)
Prior to Recording the Plat:
A. An Improvements and Road Maintenance Agreement is required for off -site improvements at this
location. Road maintenance includes, but is not limited to, dust control and damage repair to specified
haul routes. The Agreement shall include provisions addressing engineering requirements,
submission of collateral, and testing and approval of completed improvements. (Department of Public
Works)
Prior to Construction:
A. 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 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)
5. The Property Owner shall comply with all requirements provided in the executed Improvements
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: Angela Snyder
From: Lauren Light, Environmental Health Services
Date: February 12, 2018
Re: USR18-0004 Oak Leaf Solar
Environmental Health Services has reviewed this proposal for a Site -Specific
Development Plan and Use by Special Review Permit for a small scale solar facility
(2MW) 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
lot: 9/0 304 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
'•-
741
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Weld County Referral
January 22, 2018
The Weld County Department of Planning Services has received the following item for review:
Applicant: Charles Anderson, cJo Oak Leaf Solar XWlli Case Number. USR18-0004
LLC Para\ ILIAD'S
Please Reply By: Febniarylar20414- Planner Angela Snyder
Project: A Site Specific Development Plan and Use by Special Review Permit for Small Scale Solar
Facility (2 W) in the A (Agricultural) Zone District.
Location: NORTH OF AND ADJACENT TO CR 34 SECTION LINE, APPROXIMATELY 300 FT WEST
OF CR 31
Parcel Number 121109400016a7763099 Legal: SE4 SECTION 9, I N, R66W OF THE 6TH P.M.,
WELD COUNTY, COLORADO.
The application is submitted to you for review and recommendation. My 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.
■
Cil
We have reviewed the request and find that it does / does not comply with our Comprehensive
.Plan because:
We have reviewed the ,equest and find no conflicts with our interests.
See attached letter.
Signature
Agency
Farmers Reservoir & irrigation Company
Date •SI a,, U
Weld County Planning Dept. 1555 N 17th Ave, Greeley. CO. 80631 (970) 353-6100 ext3540 (910) 304-6498 fax
The Farmers Reservoir and Irrigation Company
80 South 27th Avenue
Brighton, CO 80601
PH: 303-659-73731 FX: 303-659-6077
TO Weld County
DATE: March 21, 2018
FRICO Project# Referrals Weld County
EMAILED: March 21, 2018.
EMAILED TO!
asnvdera,co.weld.co.us
FAXED/MAILED:
APPLICANT: Charles Anderson do Oak Leaf Solar )00/III
RE: Development Plan, Use by Special Review Permit
CASE #: USR18-0004
DEAR Ms. Snyder:
I wish to submit the following information regarding the above referenced project.
X The concerns of Farmers Reservoir and Irrigation Company are in the area of
encroachment to the Right of Way of the canal. FRICO requires a minimum of 25' on
each side of the canal for a maintenance road plus the distance to the toe of the ditch
embankment. The boundaries of the Right of Way must be agreed upon.
Drainage is another concern that must be addressed as FRICO does not allow any
developed storm flow into our canals. This will apply if any development happens.
Property concerns need to be resolved.
X No construction of any structure can be put on our ROW. No use of any sort
including pedestrian or vehicle on our ROW is approved.
Please send additional information regarding your project so that we may
complete our review and that review criteria can be sent to you, if applicable.
FRICO will require a license agreement
X FRICO will require a permanent access agreement
X We request to comment again.
The applicant X has or has not completed a Project Review Application and
submitted a deposit for review fees with the Ditch Company. In addition to the above
comments, FRICO's comments are limited to this set of plans.
Please email Scott Edgar, FRICO General Manager or Eve Craven should you have any
questions.
Sincerely,
Scott Edgar
Scott(a�farmersres.com
FRICO, General Manager
ve Craven
Eve(a,farmersres. com
FRICO, Project Coordinator
ubmit by Email
Weld County Referral
January 22, 2018
The Weld County Department of Planning Services has received the following Item for review:
Applicant: Charles Anderson, cto Oak Leaf Solar XXVIII Case Number, USRI 0004
LLC
Please Reply By: February 19, 2016 Planner Angela Snyder
Project A Site Specific Development Plan and Use by Special Review Permit for Small Scale Solar
Facility (211 1) in the A (Agricultural) Zone District.
Location: NORTH OF AND ADJACENT TO CR 34 SECTION LINE, APPROXIMATELY 300 FT WEST
OF CR 31
Parcel Number 121109400016-R7763099 Legal: SE4 SECTION 9, T3N, 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. My 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
Eil Plan because:
SIMilr
We have reviewed the request and find no conflicts with our interests. —
See attached letter.
Signature
Agency WEST REELEY CON ERVA ! DISTRICT
Date
4,3b3,zais_
Weld County Planning Dept. 1555 N 17th Ave, Greeley, CO. 80631 (970) 353-6100 04.3540 (970) 304-6498 fax
tinz,ft5avit% E-jata
GM CAW 0
West Greeley Conservation District
(970) 356-8097
Map
Symbol
Soil Na
Below is a list of the soils and their limitations accordin
;halloo we ',rigs Dwellings with Small Septic Tank Prime Farm
xca_vations without basements Commercial Absorption Lined (if
me
Soil Texture
to the USDA, Weld County Soil Survey..
Additional Comments.
44_OIney
5 Iney
69 Valent
70 'Valent
72 Vona
Loamy Sand
Loamy Sand
Sand
Sand
Loamy Sands
Slight
S light
S evere
S evere
Slight
S light
S light
Slight
S light
S light
S light
Slight
Slight
S light
Slight
i
Slight Slight I` o
Slight No
light light No
MOUr„i chic Slight No
Slight Slight No
a
a I
i
The West Greeley Conservation District recommends that the applicant does an on site soils test prior to any construction_ For a more complete soils description consult the Weld County Soil Survey or
contact our office at (970) 356-8097. If you or the appincant have any questions please feel free to call our office.
WEST GREELEY
CONSERVATI N
DISTRICT
Produced by the West Greeley Conservation District
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