HomeMy WebLinkAbout20152824.tiff HEARING CERTIFICATION
DOCKET NO. 2015-81
RE: A SITE SPECIFIC DEVELOPMENT PLAN AND USE BY SPECIAL REVIEW PERMIT,
USR15-0032, FOR ANY USE PERMITTED AS A USE BY RIGHT, ACCESSORY USE,
OR USE BY SPECIAL REVIEW IN THE COMMERCIAL OR INDUSTRIAL ZONE
DISTRICTS (SOLAR ARRAY FARM), PROVIDED THAT THE PROPERTY IS NOT A
LOT IN AN APPROVED OR RECORDED SUBDIVISION PLAT OR PART OF A MAP
OR PLAN FILED PRIOR TO ADOPTION OF ANY REGULATIONS CONTROLLING
SUBDIVISIONS IN THE A (AGRICULTURAL) ZONE DISTRICT - SILICON RANCH
CORPORATION
A public hearing was conducted on August 26, 2015, at 10:00 a.m., with the following present:
Commissioner Barbara Kirkmeyer, Chair
Commissioner Mike Freeman, Pro-Tern - EXCUSED
Commissioner Sean P. Conway
Commissioner Julie A. Cozad
Commissioner Steve Moreno
Also present:
Acting Clerk to the Board, Tisa Juanicorena
County Attorney, Bruce Barker
Planning Services Department representative, Chris Gathman
Planning Services Engineer representative, Wayne Howard
Health Department representative, Lauren Light
The following business was transacted:
I hereby certify that pursuant to a notice dated July 17, 2015, and duly published July 22,
2015, in the Greeley Tribune, a public hearing was conducted to consider the request of Silicon
Ranch Corporation, for a Site Specific Development Plan and Use by Special Review Permit,
USR15-0032, for any Use permitted as a Use by Right, Accessory Use, or Use by Special
Review in the Commercial or Industrial Zone Districts (solar array farm), provided that the
property is not a lot in an approved or recorded subdivision plat or part of a map or plan filed
prior to adoption of any regulations controlling subdivisions in the A (Agricultural) Zone District.
Bruce Barker, County Attorney, made this a matter of record.
El Chair Kirkmeyer advised Pete Candelaria, representing the applicant, that, since
Commissioner Freeman was not able to be present, he had the option of continuing this matter
to a date with the full Board present. However, if he decides to proceed today, it will require
three affirmative votes, or in the case of a tie vote, Commissioner Freeman will listen to the
record and make the determining vote. Mr. Candelaria indicated he would like to proceed.
Chris Gathman, Department of Planning Services, presented a brief summary of the
proposal for a Solar facility for Poudre Valley REA located on a 74-acre parcel that will utilize
24 acres. He reviewed the surrounding property uses and nearest residences. He also stated
there is a platted subdivision within the boundaries of the Town of Severance and located
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across the street on U.S. Highway 14. He reported the comments received from a surrounding
property owner, Nels Nelson of Cactus Hill, and the Water Supply Ditch Company regarding the
easement width of the ditch. He stated the site is within the three (3) mile refereal area of the
Towns of Severance and Windsor. Mr. Gathman reported the Town of Severance indicated in
the referral response that this site is within the development node on the Comprehensive Plan
and may be compatible with adjacent uses and would encourage and welcome annexation and
development within the Town of Severance. The Town of Windsor had no concerns. He entered
the favorable recommendation of the Planning Commission into the record as written and
displayed images of the site, surrounding views and property uses. In response to
Commissioner Conway, Mr. Gathman pointed out the adjacent property of Cactus Hill.
U. Wayne Howard, Department of Public Works, provided a brief overview of the
transportation plans and requirements stating the access is off of County Road (CR) 80.5 and
the approved Access Permit Number is AP#15-00331. He further stated there were no average
daily traffic counts available and clarified the traffic narrative indicated 20 truck trips per day and
100 pickup trips per day during construction and once construction is completed the number of
truck or pickup trips indicated will be eight per year for general maintenance. Mr. Howard stated
there were no drainage requirements and a Weld County Grading Permit will be required if
distrubing more than one acre.
Lauren Light, Department of Public Health and Environment, reviewed the hazardous
chemicals used during the manufacturing process, clarifying the public health risk is minimal
during processing and decommissioning. She stated what they do not reuse, they must recycle
and/or dispose of properly.
• Mr. Candelaria stated the distribution of the energy is going to the substation and,
thereafter, distributed to the Poudre Valley REA customers. He further stated the energy being
produced in Weld County is being consumed in Weld County.
• Troy Spraker, Planning Consultant, represented the applicant and stated all vehicles will
use the access off of CR 80.5. He reported the applicant has spoken to Mr. Nelson and talked
through his concerns and will continue to work with him and the Water Supply Ditch Company.
In response to Commissioner Conway, Mr. Spraker reviewed Mr. Nelson's concerns regarding
ditch maintenance and they assured him the ditch would be maintained. Mr. Spraker referred to
the discussion on the previous application (Docket #2015-80 for USR15-0030) and stated the
applicant is agreeable to the same requirements and additional Conditions and Development
Standards.
• No public testimony was offered concerning this matter.
In response to Chair Kirkmeyer, Mr. Candelaria and Mr. Spraker indicated they have
reviewed, and agree to abide by, the Conditions of Approval and Development Standards, as
amended.
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• Chair Kirkmeyer recommended adding the same additional Conditions and Development
Standards regarding the landscaping and screening, a Decommissioning Plan, and Emergency
Action Plan as mentioned in the prior application (docket#2015-80 for USR15-0030). The Board
agreed.
• Mr. Gathman referenced the easement in relation to the Water Supply and Storage
Company. The Board declined to add a Condition.
U. In response to Chair Kirkmeyer, Mr. Candelaria clarified the elevation is higher and that
Silicon Ranch Corporation will work with staff regarding the landscaping and screening
requirements to be acceptable to the Board. Mr. Candelaria indicated they have reviewed, and
agree to abide by, the Conditions of Approval and Development Standards, as amended.
• Commissioner Cozad moved to approve the request of Silicon Ranch Corporation for a
Site Specific Development Plan and Use by Special Review Permit, USR15-0032, for any Use
permitted as a Use by Right, Accessory Use, or Use by Special Review in the Commercial or
Industrial Zone Districts (solar array farm), provided that the property is not a lot in an approved
or recorded subdivision plat or part of a map or plan filed prior to adoption of any regulations
controlling subdivisions 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 entered into the record. The motion was seconded by Commissioner Moreno.
Commissioner Conway thanked Poudre Valley REA for being present. The motion carried
unanimously. There being no further discussion, the hearing was completed at 12:01 p.m.
This Certification was approved on the 31st day of August, 2015.
BOARD OF COUNTY COMMISSIONERS
WELD COUNTY, COLORADO
ATTE ST:ddravo C ( ;( arbara Kirkmeyer, Chair
Weld County Clerk to the Board
EXCUSED
Mike Freeman, Pro-Tem
D=• y Clerk tot e Beard Ypc.
way
MI 1!
i A. Cozad
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Steve Moreno
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