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Home My WebLink AboutSCHMIDTBERGER REPLAT LAPORTE SOLAR ARRAY - Filed CS-COMMENT SHEETS - 2016-06-01February 03, 2015 Ernest Schmidtberger 1900 LAPORTE AVE Fort Collins, CO 805212342 RE: Laporte Solar Array, PDP150003, Round Number 1 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of the above referenced project. If you have questions about any comments, you may contact the individual commenter or direct your questions through the Project Planner, Ryan Mounce, at 970-224-6186 or rmounce@fcgov.com. Department: Planning Services Contact: Ryan Mounce, 970-224-6186, rmounce(Mcgov.com Topic: General Comment Number: 1 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov. com/developmentreview Comment Originated: 01/27/2015 01/27/2015: Further information and details are needed on the following elements prior to the public hearing: Landscaping Plan: Determine the specific location, type, and number of landscape plantings & screening. The landscape plan should include a plant list detail and general landscaping plan notes (see handout). We will also need to to incorporate plan -specific notes pertaining to any off -site landscaping. In addition, close coordination with the Western Area Power Administration will be needed to ensure their requirements for landscaping in the power line easement is met. Landscape plan now included. Access: Determine appropriate emergency access to the solar array and ensure it meets Poudre Fire Authority's requirements for width, weight load, and turnarounds. If the access is crossing other properties and/or the ditch, ensure appropriate easements and ditch -crossing approval. If the access is from off -site, and outside of the City Limits and improvements are needed, we will need to have Ladmer County review such improvements. We are using a pre -approved access off of Taft Hill Rd. The access route meets all requirements for width, weight load and coordinate with the Water Utilities Engineering Department at 970-221-6700. Correct, no water or sewer service will be required. 2. Please show all sewer lines and easements adjacent to the site on the construction plans. We have called in located for the subject parcel and the results from this and our ALTA survey will be included on final site plans Department: Traffic Operations Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com 1. The anticipated change in traffic volume is not expected to rise to the threshold of needing a TIS. Based on section 4.2.3.D of LCUASS, the Traffic Impact Study requirement can be waived. No response required 2. Where will the access road for the farm be located? The access for the solar facility will originate at W. Vine Dr. and will pass through the City of Fort Collins owned parcel number 9710200943 entering the 1912 Laporte site on the North side of the parcel. The access road will remain east of the irrigation ditch. Department: Stormwater Engineering Contact: Mark Taylor, 970-416-2494, mtaylor@fcgov.com 1. A large portion of this parcel is located in the City -regulatory West Vine Basin 100-year flood fringe and must satisfy all safety requirements of Chapter 10 of City Municipal Code. A City Flood Risk Map will be distributed at the Conceptual Review meeting. No response required 2. Any construction in the 100-year flood fringe (e.g. solar modules, transformers, driveways, fences and gates, utility work, landscaping, etc.) must be preceded by an approved floodplain use permit, the appropriate permit application fees, and approved plans. The permit form can be obtained at bM V/www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents. Bella Energy is actively pursuing the appropriate floodplain use permit and has designed the system to meet the requirements of the permit as noted on the design. Bella Energy understands the floodplain use permit is required prior to "boots on the ground," but is not part of the PDP. 3. At this time, critical facilities and essential services are not allowed in the 100-year floodplain. City Staff are proposing to amend City code language to change the classification of solar arrays from an essential service critical facility to a non -essential service. Hopefully, these changes will be finalized in late February or March. Bella Energy has been following the reclassification efforts from a critical facility to a non -essential service. Based on the Unapproved Water Board Minutes of December 18, 2014, the Water Board unanimously passed a motion to recommend City Council to approve the ordinance. 4. Non-residential structures/equipment are allowed in the 100-year flood fringe, provided that the lowest finished floor of any structure, as well as all duct work, heating, ventilation, electrical systems, etc. are elevated ---or floodproofed---l8-inches above the Base Flood Elevation (BFE) This elevation is known as the Regulatory Flood Protection Elevation (RFPE = BFE + 18" for non-residential structures). All structures/equipment must be anchored to prevent floatation. The system will comply with these requirements. 5. If floodproofing is chosen as an option rather than elevating structures, all the requirements of Section 10-38 of City Code must be met. Floodproofing Guidelines can be obtained at http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents. FEMA Technical Bulletin 3, "Non -Residential Floodproofing - Requirements and Certification" can be found at httu://www.fema.gov/media-library data/20130726-1511-20490-5294/'ob6.0df. No response required In process 6. Development review checklists for floodplain requirements can be obtained at http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents. Please utilize these documents when preparing your plans for submittal. You can contact Beck Anderson of Stormwater Master Planning at banderson@fcgov.com for floodplain CAD line work as required per the floodplain development review check list. 7. Please contact Mark Taylor, 970.416.2494, mtaylor@fcgov.com with any questions or comments. No response required 8. There are no detention or water quality requirements for the solar farm itself. However, any new access roads will require mitigation. We are working with a civil contractor to design the road. The road plan will be included with our plan set and we will integrate any necessary water quality requirements based on the design of the road. 9. If there is an increase in imperviousness greater than 1000 square feet a drainage report, erosion control report and construction plans are required and they must be prepared by a Professional Engineer registered in Colorado. The drainage report must address the four -step process for selecting structural BMPs. Standard operating procedures (SOPs) for all onsite drainage facilities need to be prepared by the drainage engineer. If there is less than 1,000 square feet of new impervious area on an existing development, a drainage letter along with a grading plan should be sufficient to document the existing and proposed drainage patterns. If there is less than 1,000 but more than 350 square feet of new impervious area; a site grading and erosion control plan is required instead of a complete construction plan set. No grading plan is anticipated for this project. Road plans will be included for consideration of additional drainage mitigation. 10. Onsite detention is required for the runoff volume difference between the 100 year developed inflow rate and the 2 year historic release rate. No response required. 11. Fifty percent of the site runoff is required to be treated using the standard water quality treatment as described in the Fort Collins Stormwater Manual, Volume 3-Best Management Practices (BMPs). (http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-regulati ons/stormwater-criteria) Extended detention is the usual method selected for water quality treatment; however the use of any of the BMPs is encouraged. No response required. 12. Low Impact Development (LID) requirements are required on all new or redeveloping property which includes sites required to be brought into compliance with the Land Use Code. These require a higher degree of water quality treatment for 50% of the new impervious area and 25% of new paved areas must be pervious. For more information please refer to the City's website where additional information and links can be found at: http://www.fcgov.com/utilities/what-we-do/stormwaterlstormwater-quality/low-impact-development. If the new access road is gravel or some other unpaved surfacing, this comment will not apply. No response required, low impact development does not apply. 13. The city wide Stormwater development fee (PIF) is $7,817/acre ($0.1795 sq.-ft.) for new impervious area over 350 sq.-ft., and there is a $1,045.00/acre ($0.024/sq.-ft.) review fee. No fee is charged for existing impervious area. These fees are to be paid at the time each building permit is issued. Information on fees can be found on the City's web site at http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees or contact Jean Pakech at 221-6375 for questions on fees. There is also an erosion control escrow required before the Development Construction permit is issued. The amount of the escrow is determined by the design engineer, and is based on the site disturbance area, cost of the measures, or a minimum amount in accordance with the Fort Collins Stormwater Manual. We have been in contact with Jean about the PIF and have established the fee rates for this project. Department: Fire Authority Contact: Jim Lynxwiler, 970-416-2869, ilynxwiler@Doudre-fire org 1. FIRE LANES 2012 IFC 503.1.1: Approved fire Lanes shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. Fire lane standards shall apply. The design incorporates the requirements of this section. FIRE LANE SPECIFICATIONS A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria already contained in relevant standards and policies, any new fire lane must meet the following general requirements: > Shall be designated on the plat as an Emergency Access Easement. > Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead clearance. > Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons. > Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved area for turning around fire apparatus. > The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans. > Be visible by painting and/or signage, and maintained unobstructed at all times. > Additional access requirements exist for buildings greater than 30' in height. Refer to Appendix D of the 2012 IFC or contact PFA for details. International Fire Code 503.2.3, 503.2.4, 503.2.5, 503.3, 503.4 and Appendix D; FCLUC 3.6.2(B)2006 and Local Amendments. The design complies with the requirements outlined in this section with one request for amendment. Based on discussions with Jim Lynxwiler, we are requesting the road be maintained at 18 feet, given the road is in a natural area owned by the city and it is servicing gn uninhabited and non -critical facility. SECURITY GATES IFC 503.6: The installation of security gates across a fire apparatus access road shall be approved by the fire chief. Where security gates are installed, they shall have an approved means of emergency operation. The security gates and the emergency operation shall be maintained operational at all times. Gates securing fire apparatus access roads shall comply with all of the following criteria: 1. The minimum gate width for vehicle access shall be 20 feet. 2. Gates shall be of the swinging or sliding type. 3. Construction of gates shall be of materials that allow manual operation by one person. 4. Gate components shall be maintained in an operative condition at all times and replaced or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with an unapproved padlock, or chain and padlock, unless they are capable of being opened by means of forcible entry tools or when a key box containing the key(s) to the lock is installed at the gate location. 7. Gate design and locking device specifications shall be submitted for approval by the fire code official prior to installation. All gates will be manual and are designed in accordance with these requirements. 2. GROUND -MOUNTED PHOTOVOLTAIC ARRAYS Commercial structures and ground mounted solar arrays require a separate plan review and permit from the Poudre Fire Authority. Commercial structures and ground mounted solar arrays require a separate plan review and permit from the Poudre Fire Authority. 2012 IFC 605.11.4: Ground -mounted photovoltaic arrays shall comply with Sections 605.11 through 605.11.2 and this section. Setback requirements shall not apply to ground -mounted, free-standing photovoltaic arrays. A clear, brush -free area of 10 feet shall be required for ground -mounted photovoltaic arrays. Bella spoke with Jim at PFA and he indicated that a 10' brush -free perimeter around the solar field would be sufficient. Vegetation beneath the array is acceptable. 3. PREMISE IDENTIFICATION 2012 IFC 505.1: Buildings and facilities shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible, visible from the street or road fronting the property, and posted with a minimum of six-inch numerals on a contrasting background. Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure. No response required. Department: Environmental Planning Contact: Stephanie Blochowiak, 970-416-2401, sblochowiak@fcgov.com 1. 1.An Ecological Characterization Study is required by Section 3.4.1 (D)(1) as the site is within 500 feet of a known natural habitat (riparian forest, irrigation ditch, native grassland). Please note the buffer zone 1 , standard is 50 feet for these features, as identified in Section 3.4.1(E) of the Land Use Code, as you proceed with your site design process. Please note that the Ecological Characterization Study is due a minimum of 10 days prior to the PDP submittal. The required ECS was submitted on 12/31/14. 2. 2.Within the buffer zone, according to Article 3.4.1(E)(1)(g), the City has the ability to determine if the existing landscaping within the buffer zone is incompatible with the purposes of the buffer zone. Please ensure that your ECS discusses the existing vegetation and identifies potential restoration options. If it is determined to be insufficient, then restoration and mitigation measures will be required. Please refer to the ECS, which discusses the existing vegetation and restoration options. 3. 3.With respect to lighting, the City of Fort Collins Land Use Code, in Article 3.2.4(D)(6) requires that "natural areas and natural features shall be protected from light spillage from off site sources." Thus, lighting from the parking areas or other site amenities shall not spill over to the buffer areas. This project does not contain any lighting features. 4. 4.With respect to landscaping and design, the City of Fort Collins Land Use Code, in Article 3.2.1 (E)(2) (3), requires that you use native plants and grasses in your landscaping or re landscaping and reduce bluegrass lawns as much as possible. It shall be noted that a low grow native grass mix will be used for any revegetation and native plants will be used for screening as required. 5. 5.The applicant should make note of Article 3.2.1(C) that requires developments to submit plans that "... (4) protects significant trees, natural systems, and habitat". Note that a significant tree is defined as a tree having DBH (Diameter at Breast Height) of six inches or more. If any of the trees within this site have a DBH of greater than six inches, a review of the trees shall be conducted with Tim Buchanan, City Forester (221 6361) to determine the status of the existing trees and any mitigation requirements that could result from the proposed development. No significant trees have been identified on the site. Department: Engineering Development Review Contact: Sheri Langenberger, 970-221-6573, slanggnberger@fcgov.com 1. Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of building permit. Please contact Matt Baker at 224-6108 if you have any questions. As per a conversation with Mark Lyons (1/8/15) of Larimer County Access Dept, no fees, permits or applications are required to utilize the City of Fort Collins pre-existing improved drive off of W. Vine Dr. . 2. The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional information on these fees, please see: http://www.fcgov.com/engineering/dev-review.php No response required. 3. Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced or restored to City of Fort Collins standards at the Developer's expense prior to the acceptance of completed improvements and/or prior to the issuance of the first Certificate of Occupancy. Noted, however Bella does not anticipate this given the rural/semi rural nature of the project location. 4. All public sidewalk, driveways and ramps existing or proposed adjacent or within the site need to meet ADA standards, if they currently do not, they will need to be reconstructed so that they do meet current ADA standards as a part of this project. The existing driveway will need to be evaluated to determine if the slopes and width will meet ADA requirements or if they need to be reconstructed so that they do. Bella Energy does not believe this is applicable to this project. 5. Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: httpJ/www.larimer.org/engineering/GMARdStds/UrbanSt.htm No public improv ments are anticipated. OC6)This project is responsible for dedicating any right-of-way and easements that are necessary for this project. Right-of-way along Laporte Avenue will need to be dedicated as well as the --*a,, ar utility ►►!!�� easement behind the right-of-way. 60' Q°v Noted I 7. The property is responsible for the design and construction of the projects street frontage. Since according to the map this parcel only has approximately 20 feet of frontage it will make more sense for the project to provide a payment in lieu for these costs rather then design and construct them now. But the project does have the option to design and construct these improvements. Bella Energy anticipates a payment in lieu for these costs at this point. 8. Utility plans will be required and a Development Agreement will be recorded once the project is finalized. Noted 9. A Development Construction Permit (DCP) may need to be obtained prior to starting, any work on the site. Noted 10. Land Use Code requires a project to plan for and provide public street stubs from the development to the adjacent developable property. It may make sense to do an ODP for this site to identify what else this land might contain in the future. That way the access/ street connections can be identified, but may not need to be built at this time. Bella Energy in discussions with Sheri Langenburger does not believe this to be relevant to this project. 11. How will access to the back area where the solar panels are shown going to occur? If access will be across the ditch(es). You will need to work with the ditch c*anies, they will need to sign the plans, and you will need to provide the City with copies of any ditch crossing agreements that are entered into. If access is across other property then you will need to obtain access easements and provide a copy of the recorded easement to show that you have permission to c� struct an across the property and use it. If you are looking at obtaining an easement for access or utilities across City property then you will need to work with the City's Real Estate Services department. The access for the solar facility will originate at W. Vine Dr. and will pass through the City of Fort Collins owned parcel number 9710200943 entering the 1912 Laporte site on the North side of the parcel. Bella Energy is currently working with Larimer County Ditch Company and Real Estate Services to obtain the proper easements as noted in other areas of this response. 12. The northwest subarea plan shows a trail connection from this property to the Soldier Creek Trail and the Solider Creek Trail along the north side of the property. See response to point 14. 13. Any access location taken from Vine Drive will need to be approved by the County since Vine Drive is a county roadway. r. ' Bella Energy has submitted for County approval to access the site from Vine Drive. 14. The northwest subarea plan shows a trail connection from this property to the Soldier Creek Trail and the Solider Creek Trail along the north side of the property. Bella Energy believes this is in reference to the City of Fort Collins owned parcel directly to the north of 1912 Laporte. With this understanding Bella Energy is working closely with Real Estate services to secure an easement on this parcel and anticipate any issues related to this will be addressed in this process. Department: Electric Engineering Contact: Justin Fields, 970-224-6150, jfields@fcgov.com 1. Electric development fees and system modification charges will apply. Contact Light and Power Engineering, 970-221-6700, for an estimate of these charges. Bella Energy has obtained fees and charges for system modifications for interconnection on this site. 2. The applicant will be responsible for acquiring any offsite easements or ditch crossing permits required to bring service to the site. Bella Energy is in the process of obtaining a ditch crossing permit from the Larimer County Ditch Company and has submitted the required application. 3. Contact Norm Weaver, 970-416-2312, for the interconnection requirements. Bella Energy has worked with Todd Vedder and Norm Weaver to identify interconnection requirements. Planning Services Contact: Ryan Mounce, 970-224-6186, rmounce@fcgov.com 1. The location of inverters or other equipment should be designed to be out of public view (interior to the array), or to utilize a combination of walls, fences and landscaping to screen or mitigate visual impacts. As noted on the site plan the inverters have been located within the array and out of the view of the general public. Bella Energy is attempting to engage with any concerned neighbors to develop a screening plan which is acceptable to the city and neighbors and is considered commercially viable. 2. Depending on the ultimate configuration and location of the panels, landscaping may be required to assist in screening the solar energy system from nearby residences or the public right-of-way. Bella Energy is attempting to engage with any concerned neighbors to develop a screening plan which is acceptable to the city and neighbors and is considered commercially viable. This is currently noted on the site plan as To Be Determined (TBD), until feedback is received on the screening plan. 3. The solar energy system must be fenced. The fencing should be a minimum of 5' tall but no more than 7' tall and the fencing design should be complementary to the surrounding context to the area. The Northwest subarea plan and existing conditions call for a fence design complementary to a semi -rural area. The fencing may not utilize razor or barbed wire. The current plan is for a T tall fence, which is required by code. The design is not yet determined and we are awaiting neighborhood and city input to determine the fence type. No razor or barbed wire will be used. 4. At strategic locations along the fencing, knox boxes and signage may be required for emergency personnel access. Knox boxes and signage will be positioned to facilitate emergency personnel access. . 5. When the formal project submittal is made, a brief narrative or exhibits demonstrating how glare/heat are minimized or mitigated should be provided. This could include documentation of anti -glare coatings for the panels, or utilizing software/web tools that demonstrate glare will not affect adjacent property owners. A technical specifications sheet for glass used in the proposed solar modules has been included. 6. Given the close proximity of natural areas and features, careful consideration of the location and placement of the solar array will be important to comply with LUC 3.4.1 as further detailed in the Environmental Planning comments. See site plan for array location. 7. Access to and from the City -owned properties to the north will need to be negotiated with the City's Real Estate Services Department. Please contact Helen Matson, Real Estate Services Manager, at hmatson@fcgov.com or 970-221-6276. Bella Energy is working with Real Estate Services on this process. 8. The proposed development project is subject to a Type 2 (Planning and Zoning Board) review and public hearing. The applicant for this development request is required to hold a neighborhood information meeting prior to formal submittal of the proposal. Neighborhood meetings offer an informal way to get feedback from your surrounding neighbors and discover any potential hiccups prior to the formal hearing. Please contact me, at 221-6750, to assist you in setting a date, time, and location. I and possibly other City staff, would be present to facilitate the meeting. The neighborhood meeting was conducted on 1/5/15. 9. Please see the Development Review Guide at www.fcgov.com/drg. This online guide features a color coded flowchart with comprehensive, easy to read information on each step in the process. This guide includes links to just about every resource you need during development review. No response required 10. This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code (LUC), including Article 3 General Development Standards. The entire LUC is available for your review on the web at http://www.colocode.com/ftcollins/landuse/begin.htm. No response required 11. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modification of Standard Request will need to be submitted with your formal development proposal. Please see Section 2.8.2 of the LUC for more information on criteria to apply for a Modification of Standard. No response required 12. Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview/apglications.php. No response required 13. The request will be subject to the Development Review Fee Schedule that is available in the Community Development and Neighborhood Services office. The fees are due at the time of submittal of the required documents for the appropriate development review process by City staff and affected outside reviewing agencies. Also, the required Transportation Development Review Fee must be paid at time of submittal. No response required 14. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750. No response required turnarounds. Now included. This has been added. Fencing: Please provide a sample fencing detail on the elevation sheet or site plan that shows the visual character. Please label fence height and material(s). Comment Number: 2 Comment Originated: 01/27/2015 01/27/2015: The site plan requires the following additional information or formatting changes: Consider providing a cover sheet for the planning documents. The site plan should be a black and white line drawing. If access is no longer anticipated through the City -owned properties to the north, reduce the scale to the subject property and immediate vicinity. Updated to reflect these requests. On the site plan or cover sheet, add a vicinity map showing the project location within the neighborhood. Updated to reflect this request. Add a legal description of the property to the site plan or cover sheet. Added Added Provided Provided Provided Add an owner's certification block, a planning approval signature block and utility signature block for the utility plan (see example). A signature block may also be required for the ditch company if there is a ditch crossing, and it may also make sense to provide a signature block for the Western Area Power Administration. Provide a lot coverage table with the following information: parcel size (acres), solar array size, calculated as within the fenced area (acres), and buffer zones (acres). Measure and depict the buffer zones around the ditch. Dimension the distance between the fence and the north and east property lines as well as between the fence and the ditch. Show existing and future easements (e.g. emergency access, ditch, transmission power line, etc.) Provided Show the boundaries for floodplains/floodways. Shown Comment Number: 3 Comment Originated: 01/27/2015 01/27/2015: The landscape plan requires the following information. Provide a plant list table with the following information: species (common and scientific name), quantity, size. Provided Add standard notes and drawings for planting details (examples available, if needed). Provided If there is a ditch crossing, an updated ECS will help inform any mitigation measures. One option could be native shrub/grass plantings to the north of the solar array to provide additional screening and visual interest close to the future trail / natural area. Updated ECS provided Department: Engineering Development Review Contact: Tyler Siegmund, 970-221-6501, tiegmund cgov.com Topic: General Comment Number 1 Comment Originated: 01/30/2015 01/28/2015: 20ft of additional right-of-way will need to be dedicated along the Laporte Ave frontage of the property as part of this project. Laporte Ave is currently classified as a 2 lane arterial road on the master street plan. Please contact me for the process to dedicate right-of-way by separate document or visit http:/Mm.fogov.comiengineedng/devrev.php for additional information. There is an additional TDRFee to dedicate right-of-way by separate document and a legal description and exhibit will need to be submitted. Right of way will be dedicated. Comment Number: 2 Comment Originated: 01/30/2015 01/28/2015: Once access to the site is determined, an emergency access easement will need to be dedicated by separate document. A standard 15ft utility easement is also needed behind the front property line along Laporte Ave. Please contact me for the process to dedicate easements by separate document or visit http:/twww.fcgov.com/engineering/devrev.php for additional information. There is an additional TDRFee to dedicate easements by separate document and a legal description and exhibit will need to be submitted. An emergency access easement will be dedicated. Comment Number. 3 Comment Originated: 01/30/2015 01/28/2015: Once access to the site is determined, a grading plan will be fir_ ,rpry needed for the access road. �', Y Ah � �eF An engineered grading plan will be submitted with building permit application documents. �P Ff 6�1� Comment Number. 4 Comment Originated: 01/30/2015 01/28/2015: In accordance with Section 24-95 of the City Code, with development of the property the project is responsible for constructing the 'local street portion' improvements (curb, gutter, sidewalk, parkway, pavement) on Laporte Ave along the frontage of the property. However, with the frontage along Laporte Ave only being approximately 20ft in length, a payment in lieu of constructing the improvements will meet the intent of this code:provision. Please contact me to discuss the amount of the repay for the 20ft of frontage on Laporte Ave. This will need to be provided prior to project approval and will be documented in the development agreement. Payment in lieu will be provided prior to final project approval. Comment Number: 5 Comment Originated: 01/30/2015 01/28/2015: If access to the site involves crossing a ditch then the ditch company will need to sign off of on the plans. Please provide Engineering with a copy of the executed ditch crossing agreement once finalized. We have applied for the ditch crossing permit with Larimer County Canal #2 Ditch Company and our application is under review. Once it is approved we will provide this to Engineering. Comment Number: 6 Comment Originated: 01/30/2015 01/28/2015: If the solar farm encroaches into any existing utility easemetns on the site the utility owner(s) will need to sign off on the plans. It appears that there is an existing WAPA and COFC sewer easement(s) that the proposed solar farm is encroaching on. Please provide written approval from the utility owners. We have been in contact with Brian Pederson at WAPA regarding the project. WAPA anticipates the project is acceptable based on the site plan and has provided the right of way application documents required to gain access. We are in the process of formally submitting them. Comment Number. 7 Comment Originated: 01/30/2015 01/28/2015: A development agreement will need to be signed by all parties prior to project approval. Please contact me or visit http:/twww.fcgov.com/engineedng/devrev.php for additional information about the development agreement process. Once finalized, this agreement will need to be recorded at the Larimer County Clerk and Recorder with the recording fees paid by the developer. Acknowledged Department: Environmental Planning Contact: Stephanie Blochowtak, 970-416-2401, sblochowlakofcoov.com Topic: General Comment Number: 1 Comment Originated: 01/27/2015 01/27/2015: 1 spoke with Dana from Bella Energy yesterday,1/26/15, and related that if there was a change to the proposed access road, and the road would cross the ditch on the site, we would need an update to the ECS about the impacts of that road. An updated ECS was submitted to Stephanie Blochowiak on Wed 2/4/15, which reflects the current proposed access road and the impacts of the road. Department: Forestry Contact: Tim Buchanan, 970-221-6361, tbuchananbkgov.com Topic: Landscape Plans Comment Number: 1 Comment Originated: 01/28/2015 01/28/2015: Contact the City Forester for an on -site meeting to inventory and evaluate any existing trees on this site. The LUC subsection 3.2.1 F and G should be followed for Tree Protection and Replacement and for the Tree Protection Specifications found in subsection G. Current routing of the access road and other improvements do not impact any of the existing trees. Department: Outside Agencies Contact: Ryan Mounce, 970-224-6186, rmounce(fcgov.com Topic: General Comment Number: 1 Comment Originated: 01/28/2015 01/28/2015: The Western Area Power Administration (WAPA) is the owner of the easement underneath the transmission power lines. The agency is requesting a license agreement for any work completed within the easement and that any trees or landscaping within the easement should be no higher than 10 feet in height at full maturity. Fencing is also not permitted within the easement, and an area 50' in radius should be kept clear around the power line poles. Feedback from Brian Pederson at WAPA has indicated that the current location of the fence is acceptable. The landscaping plans reflect that no trees or landscaping elements exceed 10 feet in height at full maturity. Contacted Please contact Brian Pederson for more information. bpederson@wapa.gov or 970-461-7220. Department: PFA Contact: Jim Lynxwller, 970416-2869, jlynxwiier Qoudre-fire.org Topic: General Comment Number: 1 Comment Originated: 01/24/2015 01/24/2015: FIRE ACCESS In corresponding with Jon Fitzpatrick of Bella Energy, it appears there are access issues both in the short-term and long-term which still need to be resolved. Further discussion will be needed before PFA can approve of the site plan. Meeting scheduled on 2/6/15 to discuss this in greater detail. Acknowledged Acknowledged Acknowledged Comment Number. 2 Comment Originated: 01/24/2015 01/24/2015: SPV MARKING Commercial structures and ground mounted solar arrays require a separate plan review and permit from the Poudre Fire Authority. General Requirements (see 2012 IFC 605.11.1 for details): > Direct Current conduits, enclosures, raceways, junction boxes, cable assemblies, combiner boxes and disconnects must be marked. > Markings must be reflective and weather resistant. > Must be at least 3/8th of an inch and white on red background. > Contain the words in capital letters "Warning: Photovoltaic Power Source". > Main Service Disconnect must be dearly marked. > Markings must be placed every 10 feet and within 1 foot of turns or bends. Within 1 foot of penetrations and on both sides of the penetration if accessible. Comment Number: 3 Comment Originated: 01/24/2015 01/24/2015: PREMISE IDENTIFICATION The facility shall have an address assigned and prior comments relative to addressing shall apply. Comment Number: 4 Comment Originated: 01/24/2015 01/24/2015: GROUND VEGETATION Ground vegetation is allowed with the provision it shall be maintained, mowed or otherwise to comply with the intent of the code requirement. Acknowledged Department: Stormwater Engineering Contact: Jesse Schlam, 970-218-2932, Ischlam cgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 01/20/2015 01/20/2015: The site disturbs more than 10,000 sq-ft and in a sensitive area, therefore Erosion and Sediment Control Materials need to be submitted for FDP. The erosion control requirements are in the Stormwater Design Criteria under the Amendments of Volume 3 Chapter 7 Section 1.3.3. Current Erosion Control Materials Submitted does not meet requirements. Please submit; Erosion Control Plan, Erosion Control Report, and an Escrow / Security Calculation. If you need clarification concerning this section, or if there are any questions please contact Jesse Schlam 970-218-2932 or email @ An erosion control plan will be submitted before final recording. Contact: Mark Taylor, 970416-2494, mWlo cgov.com Acknowledged Included Acknowledged Topic: Floodplain Comment Number: 2 Comment Originated: 01/27/2015 01/27/2015: Portions of this site and the access road are located within the City -regulatory, West Vine 100-year floodplain. All development must comply with the safety requirements of Chapter 10 of City Municipal Code. Comment Number: 3 Comment Originated: 01/27/2015 01/27/2015: The West Vine Floodplain is in the process of being remapped. Please include and overlay the future proposed floodplain boundaries, as well as the current effective floodplain boundaries on a Grading and Drainage Plan. Comment Number: 4 Comment Originated: 01/27/2015 01 /27/2015: A floodplain use permit must be submitted and approved prior to beginning any work in the floodplain. Comment Number: 5 Comment Originated: 01/27/2015 01/27/2015: A no -rise certification, prepared by an engineered registered within the State of Colorado, must be submitted and approved prior to beginning any work in the floodway. No work will be conducted in the floodway. Comment Number: 6 Comment Originated: 01/27/2015 01/27/2015: The critical facility and essential service comment made at the Conceptual Review stage will soon be resolved so that this development will not be affected by that requirement. Acknowledged Comment Number: 7 Comment Originated: 01/27/2015 Noted on plans 01/27/2015: The solar panels located within the floodplain must be elevated a minimum of 184nches above the Base Flood Elevation (BFE), and a detail drawing showing the elevations of the panels, the BFE, the protection of other components, etc. should be shown on the Grading and Drainage Plan. Comment Number: S Comment Originated: 01/27/2015 01/27/2015: The site plan submitted shows that the structures proposed as part of this development (transformer, inverter, etc.) will not be located in the floodplain, and thus not required to be floodproofed or elevated. We are happy to see that precaution taken, but we recommend they be moved, further away from the floodplain or at a minimum elevated 18-inches above the BFE. The structures will not be located within the floodplain. Comment Number: 9 Comment Originated: 01/27/2015 01/27/2015: The poles supporting the solar panels must be anchored. Calculations should be submitted showing depth of bury of the pole, velocity forces, flotation, debris impact, etc. documenting that the supports will not be affected by flood flows. The poles are calculated to withstand significant forces as a result of the wind loads specified for the project. The posts will be designed to resist a horizontal load of 2.75kips which is expected greatly exceed the loads imparted by water flowing at the specified CFS in the project area. Comment Number: 10 Comment Originated: 01/27/2015 01/27/2015: Fences will not be allowed in either the current effective or future proposed floodway. Fences are not located in either the current or proposed floodway. Comment Number: 11 Comment Originated: 01/27/2015 01/27/2015: The proposed access road must be at grade within the current effective and future proposed floodways, and no -rise certification approved prior to beginning work on the access road. Acknowledged, no elements of the project will be located within the floodway, therefore a no -rise certification is not anticipated. Comment Number: 12 Comment Originated: 01/27/2015 01/27/2015: The trees proposed on the site plan and located within both floodway boundaries must be deciduous trees, rather than junipers, or other shrubs, bushes, etc. that may impede flood flows. No trees are located in the floodway. Topic: General Comment Number: 13 Comment Originated: 01/27/2015 01/27/2015: A Drainage Letter will be required, discussing the current effective and future proposed floodplains, the grading, drainage patterns, detention, impervious areas, water quality, BMP's, LID's, etc. for both the site and the access road. Drainage letter will be submitted prior to public hearing. This is acceptable as per a conversation with Mark Taylor on 2/2/15. Comment Number. 14 Comment Originated: 01/27/2015 01/27/2015: It appears that there will not bean increase in impervious area, so there will not be any detention requirements. The lack of an increase in impervious area will also impact the requirements for water quality, BMP's, LID's, etc. Acknowledged. Added. Department: Technical Services Contact: Jeff County, 970-221-6588, icountfonov,com Topic: General Comment Number: 1 Comment Originated: 01/27/2015 01/27/2015: ELEVATIONS: No comments. Topic: Site Plan Comment Number: 2 Comment Originated: 01/27/2015 01/27/2015: Please add a legal description for the project property. Department: Traffic Operation Contact: Martina Wilkinson, 970-221-61187, mwllkinsonbfccgoy.com Topic: General Acknowledged. Comment Number: 1 Comment Originated: 01/27/2015 01/27/2015: You'll need to work with Larimer County to get an approved access off of Vine Drive. Comment Number: 2 Comment Originated: 01/27/2015 01/27/2015: Traffic Operations and Transportation Planning have no other comments. arof t Collins Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov.com January 05, 2015 Dana Mosman Bella Energy 500 S Arthur Ave #500 Louisville, CO 80027 Re: 1912 Laporte - Solar Farm Description of project: This is a request to construct a solar farm at 1912 Laporte (Parcel #9710211002). The solar array will be approximately 3 acres in size. The remainder of the site will be open space. The site is located in the Low Density Mixed -Use Neighborhood (LMN) zone district. This project will be subject to Planning & Zoning Board (Type II) review. Please see the following summary of comments regarding the project request referenced above. The comments offered informally by staff during the Conceptual Review will assist you in preparing the detailed components of the project application. Modifications and additions to these comments may be made at the time of formal review of this project. If you have any questions regarding these comments or the next steps in the review process, you may contact the individual commenter or direct your questions through the Project Planner, Ryan Mounce, at 970-224-6186 or rmounce@fcgov.com. Comment Summary: Department: Zoning Contact: Gary Lopez, 970-416-2338, gloRgz@fcgov.com 1. The project proposed at 3 acres is considered a Medium -Scale Solar Energy System. Specific requirements to this size are found in LUC 3.8.32(D)(2) though General Design Standards, Maintenance, Use Restrictions, and Allocation of Energy sections apply. System area expected to be approximately 3.83 acres, comments are noted. Department: Water -Wastewater Engineering Contact: Shane Boyle, 970-221.6339, sboyle@fcgov.com 1. It is anticipated no water or sewer service will be required for this project. If this changes, please