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Home My WebLink About20152803.tiff MEMORANDUM IMt,I r, I/ rr --I I TO: Chris Gathman, Planning Services DATE: 07/14/15 mei L ' FROM: Wayne Howard, P.E., Development Engineer CO - N—Y SUBJECT: USR15-0030, Silicon Ranch Mead 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 This project is south of and adjacent to CR 34 and is west of CR 5. Parcel number 120717200009. Access is from CR 34. Roads: County Road 34 is a paved road and is designated on the Weld County Road Classification Plan as a collector road, which requires 80 feet of right-of-way at full buildout. The applicant shall delineate on the site map the future and existing right-of-way. If the existing right of way cannot be verified it shall be dedicated. All setbacks shall be measured from the edge of future right-of-way. This road is maintained by Weld County. The applicant has completed this requirement. Traffic: Latest ADT on CR 34 was taken on 6/18/2015 which counted 1764 vpd with 7% trucks. A traffic narrative was submitted with the application materials and indicated that there will be approximately 8 trips/year post construction. During construction they anticipate 20 truck round trips/day and 100 pickup round trips/day. Construction is expected to last up to 3 months. Access: An Access Permit application was submitted with the application materials. Public Works will review the application and provide an access permit and permit number if approved. Questions concerning access requirements can be directed to Public Works access permit division. Entrance gates (if applicable) must be set back a minimum of 100 feet from edge of shoulder to allow a truck with trailer or RV to pull completely off of the roadway and open the gate. In no case shall any vehicle(s)stopped to open a gate be allowed to create a safety issue for roadway users. Tracking Control: Tracking control is required to prevent tracking from the site onto public roadways. Minimal standards are listed below. Temporary Tracking Control shall be used during construction unless permanent tracking control is installed ahead of construction activities. Minimum requirement for all projects include 300ft of road base or recycled asphalt. *Recycled concrete is not allowed in County ROW **Tracking control devices can be double cattle guards or other specialized device *** Tracking control for unmaintained public ROW is required just prior to entering publically maintained roadways. ****Surface improvements less than 300 ft may be allowed if site constraints would prohibit meeting condition. Improvements and Road Maintenance Agreement: No improvements agreement will be required as the anticipated traffic is less than 11 round truck trips/day or 50 round passenger vehicle trips/day. A development standard will be applied to the recorded map indicating any impacts to the road must be mitigated by the owner. There shall be no tracking from the site onto publically maintained roads. The applicant is responsible for mitigation of any damage or offsite tracking and upgrading and/or maintaining onsite tracking control. Drainage Requirements: Detention or Water Quality: Storm Drainage Guidance and related documents (COC, WQCV Calc., WCECC, etc.) for the information described below can be found on the County Website at http://www.co.weld.co.us/Departments/PlanningZoninq/Engineerinq.html. Please contact Department of Planning Services/Development Review Engineering for questions or assistance 970-353-6100. The applicant has provided a signed and stamped letter from a Professional Engineer analyzing the change in imperviousness for the entire property and the full drainage report with detention might be waived if the impacts on adjacent properties and roadways can be shown to be insignificant (rule of thumb is 10% or less overall site imperviousness with no increased downstream impacts). A water quality narrative and depression could be considered instead of a drainage report and detention pond. Based upon the current proposed drainage code changes that will become effective 8/17/2015, water quality ponds will no longer be a requirement for sites granted a drainage report and detention pond waiver. The applicant may continue using the water quality ponds as designed or they may consider removing them from their site plan. 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 (map 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 a 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. CONDITIONS OF APPROVAL: A. The map shall be amended to delineate the following: 1. Show and label the approved access(es), turning radii, and access permit number(s) on the map. (Department of Public Works) 2. Show and label a tracking control device and a minimum of 300ft of recycled asphalt or road base on the map. (Planning-Engineering) Prior to Construction: A. The approved access and tracking control shall be constructed prior to on-site construction. (Planning- Engineering) B. If more than one (1)acre is to be disturbed, a Weld County Grading Permit will be required. (Planning- Engineering) DEVELOPMENT STANDARDS (NOTES ON THE SITE MAP) 1. Should noxious weeds exist on the property or become established as a result of the proposed development, the applicant/landowner shall be responsible for controlling the noxious weeds, pursuant to Chapter 15, Articles I and II, of the Weld County Code. (Planning-Engineering) 2. The owner is responsible for mitigation of any impacts to the road including damages and/or offsite tracking. The owner is responsible for upgrading and/or maintaining onsite tracking control. (Planning and Engineering) 3. There shall be no parking or staging of vehicles on public roads. On-site parking shall be utilized. (Department of Public Works) 4. The historical flow patterns and runoff amounts will be maintained on the site. (Planning-Engineering) 5. Weld County is not responsible for the maintenance of onsite drainage related features. (Planning- Engineering) Abe MEMORANDUM litT��■r2e> TO: CHRIS GATHMAN, PLANNING SERVICES va c _. FROM: LAUREN LIGHT, ENVIRONMENTAL HEALTH G_0_U i— SUBJECT: USR15-0030 DATE: JULY 6, 2015 Environmental Health Services has reviewed this proposal for a Site Specific Development Plan and Use by Special Review Permit for any Use permitted as a Use by Right, an Accessory Use, or a 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 lots parts of a map or plan filed prior to adoption of any regulations controlling subdivisions 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. We have no objections to the proposal; however, we do recommend 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. J®J 11 III LLit II HIGHLAND DITCH COMPANY Weld County Referral P.O. Box 649,Mead CO 80542-0649 970.535.4531-e-mail Highlandditch(daol.com Case Number: USR-15-0030 July 15,2015 RE: Applicant: J 0 Farm Partnership,c/o Silicon Ranch-Case# USR-15-0030 Notification of this referral was received on July 15,2015. Highland Ditch Company reserves its rights as a separate entity and to maintain its ditch & reservoir(s)even for extreme emergencies! Listed below are some of Highland Ditch Company's requirements: I) Reimbursement Letter to contract with an engineer,attorney and etc.... as needed for reviewing 2) Drainage plans 3) Engineering Plans and Specifications 4) Ditch Crossing Agreement 5) Review of all referrals submitted 6) Access 7) Access without interference on both sides of the ditch 8) Increased storm flow(s) 9) Private,Local,state and federal permits and requirements 10) Agreement(s) 11) Address Strom Flow issue(s) 12) Debris 13) Vegetation,trees and extra 14) Utility locations 15) Locates 16) 811 17) Maintenance 18) Specific requirements per area do apply! Highland Ditch Company does have a sixty-foot historical prescriptive easement on either side of the ditch and from the edge of the ditch bank;however, more than sixty-foot maybe needed to maintain the ditch for any reason. Thank you, Jill A.Baty Office Manager and Secretary of the Board 06-29-15;02; 17PM;Line-1 ;22 # 2/ 2 MOONTAIN VlEw MOUNTAIN VIEW FIRE RESCUE - c- 3561 N. Stagecoach Road, Unit 200 • Longmont, CO 80504 R.$SCUE (303) 772-0710 • FAX (303) 651-7702 p gnnVP June 29, 2015 Chris Gathman Weld County Planning Dept. 1555 N. 1711'Ave. Greeley, CO 80631 RE: Case Number: USR 15-0030 JO Farm Partnership Silicon Ranch Dear Mr. Gathman: I have reviewed the submitted materials for compliance with the adopted codes and standards of the Fire District, Based on my review, l have the following comments: 1. International Fire Code Section 605.11.4 specifically applies to Ground Mounted Photovoltaic Arrays. This section references other section of the PA standard for roof-mounted arrays. It also requires that a "clear, brush-free, area of 10 feet" be maintained for ground-mounted PA arrays. This area must be maintained, Whether a biannual maintenance trip to the site can maintain this area is subject to question. 2. The Fire District requirements for access to the site apply also to this site. This will require a lockbox on the gate keyed to the District key system. 3. Adequate access within the site for Fire dept,vehicles must be provided. Before the Fire District can approve this project, a site plan showing the location of the array and showing that the requirements of the Fire Code can be met, must be provided to the Fire District for review. Until that review is completed,the Fire District requests that the project not be approved by Weld County. Sincerely, Charles E. Boyes Fire Prevention Specialist www.mvfpd.org waito Weld County Referral 461 1 `;June 15,2015 The Weld County Department of Planning Services has received the following item for review: Applicant:J O Farm Partnership,do Silicon Ranch Case Number:USR15-0030 Corporation Please Reply By: July 13,2015 Planner:Chris Getman Project:A Site Specific Development Plan and Use by Special Review Permit for any Use permitted as a Use by Right, an Accessory Use, or a 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 lots parts of a map or plan filed prior to adoption of any regulations controlling subdivisions in the A(Agricultural)Zone District Location:South of and adjacent to CR 34 and immediately southeast of and adjacent to the intersection of CR 3 and CR 34. Parcel Number. 120717200009-R6786076 Legal: PT NW4 17-3-68 LOT D REC EXEMPT RECX13-0049 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. f See attached letter. 11 Jennifer E.Vecchi,Town Planning Consultant 7-25-15 Signature Date Agency Town of Mead,Colorado I• 61,0mand o afft4 vQ- q -2 - * a- �two.) ta 7Z Wn J2 Weld County Planning Dept. 1555 N 17th Ave,Greeley,CO.80631 (970)353-6100 ext.3540 (970)304-6498 fax LG Submit by Email 'IA IV Weld County Referral r r . 1., * RECEIVED - _ JUL 212015 . cO� Yt Weld County Planning Department GREELEY OFFICE /1`/5-- June 15,2015 The Weld County Department of Planning Services has received the following item for review: Applicant: J 0 Farm Partnership, c/o Silicon Ranch Case Number: USR15-0030 Corporation Please Reply By: July 13, 2015 Planner: Chris Gathman Project:A Site Specific Development Plan and Use by Special Review Permit for any Use permitted as a Use by Right, an Accessory Use, or a 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 lots parts of a map or plan filed prior to adoption of any regulations controlling subdivisions in the A(Agricultural)Zone District Location: South of and adjacent to CR 34 and immediately southeast of and adjacent to the intersection of CR 3 and CR 34. Parcel Number: 120717200009-R6786076 Legal: PT NW4 17-3-68 LOT D REC EXEMPT RECX13-0049 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. ElWe have reviewed the request and find that it does/does not comply with our Comprehensive Plan because: H- We have reviewed the request and find no conflicts with our interests. See attached letter. 6' " t Signature o ) Date ff Agency f 7Y10 6rlll'l2', G0, 1 4 Weld County Planning Dept. 1555 N 17th Ave,Greeley,CO.80631 (970)353-6100 ext.3540 (970)304-6498 fax NEW Longmont Conservation District 9595 Nelson Road,Box D—Longmont, Colorado 8050/ Phone(303) 776-4034—Fax(303)684-9893 Site Review Memo To: Longmont CD Board From: Nancy McIntyre Subject: (List site name, location, Permit#, Purpose, etc.) J 0 Farm Partnership/Silicon Ranch Corporation, south of and adjacent to CR 34 and immediately southeast of and adjacent to the intersection of CR 3 and CR 34, Case#USR15- 0030. Use 45 acres of 214 acres for a solar array project which will deliver renewable energy to United Power under a 20 year power purchase agreement. Upon termination of the agreement the solar panels will be removed and the land restored to historic conditions. Prime Farmland: Land is prime if irrigated Water Quality: Protect Highland and Supply Ditches from runoff of site. Noxious Weed Control: Because vegetation will be allowed to grow underneath the solar panels, a weed control plan should be developed with the Weld County Weed Department. Weed seed must not be allowed to enter either the Highland or Supply Ditches. Soils Limitations: N/A Other concerns: Summary comments: CONSERVA TION—DEVELOPMENT—SELF GOVERNMENT Hello