HomeMy WebLinkAboutLAPORTE SOLAR ARRAY - PDP - PDP150003 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWDevelopment and Neighborhood Services at (970)221-6750.
No response required
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:
hftp://www.fcqov.com/developmentreview/applications.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
county roadway.
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, ifields@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 7' 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.
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.
S. Any public improvements must be designed and built in accordance with the Larimer County Urban Area
Street Standards (LCUASS). They are available online at:
http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm
No public improvements are anticipated.
6. 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 standard utility
easement behind the right-of-way.
Noted
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 companies, 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 construct 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
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, slangenberger@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
servicing an 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
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, Iynxwiler@poudre-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
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
http://www.fema.ciov/media-library-data/20130726-1511-20490-5294/iob6. pdf.
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/bu ilders-and-develope rs/develop ment-forms-gu ideIines-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:
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, 970416-2494, 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
http://www.fcgov. com/utilities/what-we-do/stormwater/flood ing/forms-documents.
Sella 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.
oella 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 --- 18-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.
Fort 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, glopez@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, sbovle@fcgov.com
1. It is anticipated no water or sewer service will be required for this project. If this changes, please