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HomeMy WebLinkAboutRIVERSIDE COMMUNITY SOLAR GARDEN - PDP - PDP140013 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWClean Energy Collective, LLC - Riverside Solar Project - Response to Conceptual Review Comments (e) Response Letter Original comments are italicized and responses are in ALL CAPS AND BOLD. The request is from Clean Energy Collective to construct a solar energy collection facility at 500 Riverside Avenue (Parcel # 97124-00-907). The facility would consist of ground-mounted solar panels generating 333 kW with an additional potential phase of 192 kW for a 525 kW size array. The site is located in the River Downtown Redevelopment (R-D-R) Zone District. Comment Summary: Department: Zoning Contact: Gary Lopez, 970-416-2338, glopez@fcgov.com 1. Planning is presently writing and proposing regs. for solar fields which should address Zoning concerns. See Ryan Mounce's Planning comments. WE HAVE BEEN UPDATED ON SOLAR REGS AND ALL NECESSARY REQUIREMENTS WILL BE MET. Department: Water-Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com Department: Water-Wastewater Engineering 1. There is an existing 4-inch water main between the points where Magnolia and Cowan intersect with Riverside. In addition, there is a 10-inch sanitary sewer in Riverside southeast of the intersection with Magnolia. 2. The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards 3. If water or sewer service is needed, there may be credits available from the time the pickle factory was located at this site. NO WATER OR SEWER SERVICE IS NEEDED AND OTHER COMMENTS HAVE BEEN ADDRESSED. Department: Stormwater Engineering Contact: Glen Schlueter, 970-224-6065, gschlueter@fcgov.com 1. Floodplain Comments: A small portion of this lot is located in the FEMA-regulatory Poudre River 100- year floodplain, and the proposed project must satisfy all safety requirement of Chapter 10 of City Code. A FEMA Flood Risk Map is attached. THE PROPOSED ARRAY IS NOT IN THE FLOODPLAIN. 2. The majority of this property is elevated 30 - 40 feet above the Poudre River, and is not located in any portion of the floodplain. The proposal submitted for this review indicates that all development will take place on the elevated part of the lot and not in the floodplain. As long as all development is confined to that elevated portion of the lot that is not in the floodplain, there will be no floodplain construction standards for development. 3. The Floodplain Administrator for the Poudre River Floodplain is Marsha Hilmes-Robinson; 970.224.6036, mhilmesrobinson@fcgov.com. Please contact her with any questions. 4. Development Review comments: The existing impervious area should be documented including the area of the building recently removed from the site. This impervious area is grandfathered so can be used to reduce or eliminate drainage fees should the project cause an increase in impervious area. CEC MET ON SITE WITH MR. SCHLUETER TO DISCUSS STORMWATER CONCERNS REGARDING INSTALLATION OF THE RACKING AND THE ACCESS ROAD AND ALL CONCERNS ARE BEING ADDRESSED. ADDITIONAL IMPERVIOUS AREA WILL CONSIST OF A SHELTERED CONCRETE Clean Energy Collective, LLC - Riverside Solar Project - Response to Conceptual Review Comments EQUIPMENT PAD AND WILL NOT IMPACT DRAINAGE OR STORMWATER ON THE SITE. THE ACCESS DRIVE WILL BE GRAVEL OR UNPAVED AND LESS THAN 150’. 5. A drainage letter should be sufficient to document the existing and proposed drainage patterns. The drainage letter needs to address the four-step process for selecting structural BMPs. Also if water quality features are being built onsite standard operating procedures (SOPs) must be prepared for each of the BMPs being used. They must be prepared by a Professional Engineer registered in Colorado. DRAINAGE AND EROSION CONTROL LETTER IS ATTACHED SEPARATELY. 6. There is no indication that the land will be disturbed but if it will be there will need to be a grading plan prepared by a PE. There isn't an indication of the proposed surface treatment of the land. Is it to be reseeded? THERE IS NOT A GRADING PLAN FOR THE SITE. MINIMAL TRENCHING WILL OCCUR BY UTILITIES TO THEIR TRANSFORMER AND BETWEEN ROWS AND TO THE EQUIPMENT PAD FOR THE SOLAR ARRAY; ALL SPOILS WILL BE RETURNED AFTER WIRE IS BURRIED. SURFACE TREATMENT WILL BE AGREED UPON WITH THE ENVIRONMENTAL PLANNING DEPARTMENT AND WILL CONSIST OF REVEGETATION. MOWING OR MECHANICAL CUTTING WILL OCCUR ON THE SITE AS NEEDED TO AVOID SHADING FROM TALL GRASSES. 7. If the solar panels are to be pole mounted with no concrete pad below them the site drainage should be similar to the existing condition. There may be a slight increase in impervious area with the control or electric transformer boxes. Also some of the drawings submitted show additional buildings on the site. The "Looking West" rendering more clearly shows an additional structure that the others. The panels may produce a possible erosion concern below the bottom edge similar to a roof line without gutters. This should be addressed in some way. I believe there is at least one concentrated drainage outfall draining toward the river that flows through the sewage treatment plant. That outfall and any others will need stabilization and if any new ones are proposed as part of the grading plan, an offsite drainage easement would be required. DISCUSSED DURING SITE VISIT AND ALLEVIATED CONCERNS WITH PANEL EDGE RUNOFF. 8. 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. 9. The design of this site must conform to the drainage basin design of the Cache la Poudre River Master 9. Drainageway Plan as well the Fort Collins Stormwater Manual. Department: Historical Preservation Contact: Josh Weinberg, 970-221-6206, jweinberg@fcgov.com The remaining building on the site was determined not individually eligible for designation as a Fort Collins Landmark per the process outlined in Municipal Code Section 14-72. Therefore, there is no further Historic Preservation review of its demolition. Department: Fire Authority Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org 1. FIRE LANES Clean Energy Collective, LLC - Riverside Solar Project - Response to Conceptual Review Comments The fire code requires a fire lane be provided to within 150' of the remaining portion of the old pickle plant building. Should the building remain as part of the final site plan, its intended use and/or contents would influence how the code would be applied to this site. Further discussion is recommended. FIRE LANE DISTANCE, TURNING RADII, AND OTHER REQUIREMENTS WERE DISCUSSED IN A MEETING WITH CEC AND MR. LYNXWILER AND ARE BEING MET. 06IFC 503.1.1: Fire Lanes shall be provided to within 150' of all portions of the building, as measured by an approved route around the exterior of the building. When fire lanes cannot be provided, the fire code official is authorized to increase the dimension of 150 feet if the building is equipped throughout with an approved, automatic fire-sprinkler system. 2. 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. A turnaround within the Solar Energy Facility would be needed. > When a turnaround is required, 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 signage, and maintained unobstructed at all times. 2006 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. ADDRESSED. 3. SOLAR PHOTOVOLTAIC POWER SYSTEMS The Poudre Fire Authority is poised to adopt the 2012 IFC and as such, the installation of SPV systems shall be required to comply with the 2012 edition. 12IFC 605.11: Solar photovoltaic power systems shall be installed in accordance with Sections 605.11.1 through 605.11.4, the International Building Code and NFPA 70. A clear brush-free area of 10 feet shall be required for ground-mounted photovoltaic arrays. IFC AND OTHER CODE REQUIREMENTS WILL BE ADDRESSED AND MET. 4. PREMISE IDENTIFICATION While the preliminary address is shown as 500 Riverside Ave., the point of access to the site suggests the property should be addressed off of Mulberry. Further discussion will determine address details including how and where the address is posted. ADDRESS MAY NEED TO CHANGE TO MULBERRY IF ACCESS FOR FIRE IS OFF MULBERRY. ADDRESS NUMBERS WILL BE POSTED AT THE ACCESS DRIVE. 06IFC 505.1: New and existing buildings shall be plainly identified. Address numbers shall be visible from the street fronting the property, plainly visible, and posted with a minimum of six-inch numerals on a contrasting background. Department: Environmental Planning Contact: Kate Rentschlar, 970-224-6086, krentschlar@fcgov.com 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 (Poudre River). COMPLETED BY CEDAR CREEK ASSOCIATED, INC. AND SUBMITTED ON 6/27/2014. 2. Projects in the River Downtown Redevelopment District are required to "establish, preserve or improve a continuous landscape buffer along the River as an integral part of a transition between development and the River" as per Section 4.17(D)(1)(a) of the Land Use Code. On this site we would like to see the removal of the pavement that runs along the trees on the river and native plantings between the river and the northern fence line. PLANTINGS WILL BE AGREED UPON BY CEC AND ENVIRONMENTAL PLANNING AS A DEVELOPMENT AGREEMENT. REMOVAL OF ASPHALT MAY OR Clean Energy Collective, LLC - Riverside Solar Project - Response to Conceptual Review Comments MAY NOT BE ADVISABLE DUE TO BANK STABILIZATION CONCERNS AS WELL AS DISTANCE OF LEASED PREMISE FROM NORTH END OF SITE. 3. If the new solar regulations are approved, and landscaping is required to screen the facility from major roads, glare or heat build-up, then the landscaping should consist of native plantings in accordance with Section 3.4.1(I)(1) which requires projects within the vicinity of the Poudre River to "be designed to complement the visual context of the natural habitat." ANY LANDSCAPING WILL BE APPROVED AND AGREED UPON WITH ENVIRONMENTAL PLANNING DEPARTMENT. 4. The Land Use Code requires that whenever a project abuts a Natural Area, then compatibility with and reasonable public access to that Natural Area is required. Please ensure your ECS addresses this code requirement, see Section 3.4.1(L) and (M) for more information. SEE ECS. 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. A review of the trees shall be conducted with Tim Buchanan, City Forester (221-6361) to determine the status of the significant existing trees and any preservation or mitigation requirements as the result of the proposed development impacts. CEC MET WITH THE CITY FORESTER AND WE HAVE ATTACHED A TREE INVENTORY TABLE AND MAP INDICATING REMOVAL OF ONE TREE FOR SITE ACCESS AND CANOPY ELEVATION (PRUNING OR LIMING). MITIGATION TREES ALONG THE EXISTING SHORT WOODEN FENCE IS INDICATED ON THE LANDSCAPE PLAN AS WELL. ALL PRUNING OR REMOVAL SHALL BE PERFORMED BY A LICENSED ARBORIST WITH THE CITY OF FORT COLLINS. Department: Engineering Contact: Sheri Langenberger, 970-221-6573, slangenberger@fcgov.com Development Review 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. FEES WILL BE DISCUSSED AND COORDINATED THROUGH RYAN MOUNCE IN PLANNING. 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 SEE NOTE ABOVE 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 AND WILL BE ADDRESSED IF NECESSARY. 4. Please contact the City's Traffic Engineer, Joe Olson (224-6062) to schedule a scoping meeting and determine if a traffic study is needed for this project. In addition, please contact Transportation Planning for their requirements as well. MARTINA WILKINSON WAS CONTACTED AND SENT AN EMAIL SAYING NO TRAFFIC IMPACT STUDY WAS NEEDED FOR 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: http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm 6. This project is responsible for dedicating any right-of-way and easements that are necessary for this project. WORK IS UNDERWAY WITH REAL ESTATE AND WATER RECLAMATION FACILITY TO OBTAIN AN AGREED UPON ACCESS EASEMENT AT THE SOUTH END OF THE PROJECT. 7. Utility plans will be required and a Development Agreement will be recorded once the project is finalized. CEC IS WORKING WITH DOUG MARTINE ON UTILITY NEEDS AND INTERCONNECTION. Clean Energy Collective, LLC - Riverside Solar Project - Response to Conceptual Review Comments 8. This site is adjacent to CDOT roadway and all access to the site is governed by an access control plan. The access control plan doesn’t show where access to the site will occur, but per prior discussions with CDOT access would likely be allowed off of the Mulberry Frontage since it is unlikely that an agreement with the Railroad for a crossing out to Riverside would occur. Plans will be routed to CDOT for review and approval and the applicant may need to obtain access. CDOT HAS BEEN CONTACTED AND THEY HAVE INDICATED WE DO NOT NEED TO SUBMIT. 9. In accordance with the approved access control plan, a 10 foot bike and pedestrian trail is to be installed on the north side of the railroad tracks on this property. This is will serve as the sidewalk along this portion of Riverside since a sidewalk cannot be placed between the back of the curb and the railroad tracks due to the close proximity of the tracks to the street. This trail will need to be constructed with the property and an access easement provided for this sidewalk. THE SIDEWALK PROJECT WILL BE TAKEN ON AS A FUTURE PROJECT BY FORT COLLINS UTILITIES. A TRAIL ALIGNMENT HAS BEEN ALLOCATED ON THE SITE PLAN FOR THE PROJECT. 10. A Development Construction Permit will need to be obtained prior to starting any work on the site. Department: Electric Engineering Contact: Justin Fields, 970-224-6150, jfields@fcgov.com 1. Electric development and system modification will apply. Contact Light and Power Engineering, 970- 221-6700, for an estimate of these charges. CEC IS WORKING WITH DOUG MARTINE IN UTILITIES FOR COORDINATION AND COSTS TO SET THE NECESSARY TRANSFORMER. Current Planning Contact: Ryan Mounce, 970-224-6186, rmounce@fcgov.com 1. Fort Collins is currently crafting new solar energy system Land Use Code standards. These standards are yet to be formally adopted and still require a recommendation from the Planning & Zoning Boad and approval by City Council. The standards listed below are subject to change. NEW SOLAR REGS HAVE BEEN ADOPTED AND COMMUNICATED WITH CEC. 2. At 3.58ac, the solar energy system would be classified as a Medium-Scale Solar Energy System, subject to Administrative (Type 1) review in the River Downtown Redevelopment (R-D-R) Zone Dist. 3. To the extent reasonably feasible, building and accessory structure materials, textures and colors should complement and blend into the nearby area and existing environment. NOTED AND INVERTER/EQUIPMENT SHELTER WILL BE DESIGNED TO MEET THESE REQUIREMENTS. 4. The perimeter fencing should have a maximum height of 7 feet. The fencing should include knox boxes and keys for emergency personnel access and appropriate warning signage should be placed along the perimeter and at the entrance. FENCE DESIGN IS UNDER DISCUSSION WITH PLANNING AND CEC TO MEET DESIRED AESTHETICS, COLOR, ALLOWANCES FOR TRAIL ALIGNMENT, ACCOMDATIONS FOR ART IN PUBLIC PLACES IF NEEDED, ETC. 5. Perimeter fencing along Riverside Avenue and Mulberry Street should also be made visually interesting with additional landscaping, varied alignments or integrating architectural elements. Fencing and landscape screening will also play an important part in reducing potential impacts of glare and heat build-up on adjacent properties. SEE NOTE ABOVE. 6. As the proposal progresses, we can also work with Art in Public Places to incorporate public art and design into aspects of the project given the site's location as a gateway feature to the community and downtown. SPACE WILL BE ALLOCATED FOR ART IN PUBLIC PLACES AS SOON AS FEEDBACK IS OBTAINED FROM ELLEN MARTIN IN THAT OFFICE. Clean Energy Collective, LLC - Riverside Solar Project - Response to Conceptual Review Comments 7. Consider the current environmental quality of the site; high saline soils are likely present given the past use as a pickle plant. SOIL CONDITIONS HAVE BEEN ASSESSED AND ARE ATTACHED SEPARATELY TO THE DEVELOPMENT REVIEW SUBMITTAL. 8. The lot will also need to be platted as part of the development review process. CEC IS WORKING WITH REAL ESTATE FOR A SUBDIVISION PLAN AND ACCESS EASEMENT. 9. TRAFFIC OPERATIONS: Please contact Ward Stanford at 970-221-6820, to discuss traffic aspects of the project. MARTINA WILKINSON IN TRAFFIC HAS BEEN CONTACTED AND DOES NOT HAVE ANY REQUIREMENTS. 10. TRAFFIC OPERATIONS: Applicant should contact Gloria Hice-Idler at 970-350-2198, regarding the access point on Mulberry as it is a state highway. GLORIA SAYS NO ACCESS PERMIT IS NEEDED. 11. The proposed development project is subject to a Type 1 review and public hearing, the decision maker for Type 1 hearings is an Administrative Hearing Officer. The applicant for this development request is not required to hold a neighborhood meeting for a Type 1 hearing, but if you would like to have one to notify your neighbors of the proposal, please let me know and I can help you in setting a date, time and location for a meeting. Neighborhood Meetings are a great way to get public feedback and avoid potential hiccups that may occur later in the review process. NEIGHBORHOOD MEETING WAS HELD ON 7.8.14. CONCERNS WERE DISCUSSED AT THE MEETING AND FOLLOW UP CONCERNS THAT NEED TO BE ADDRESSED THROUGH THE PLANNING DEVELOPMENT PROCESS INCLUDE FENCING DESIGN, TRAIL ALIGNMENT, ART IN PUBLIC PLACES, AND OTHER COMMENTS CAPTURED IN THE MINUTES FROM THE MEETING. 12. 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. 13. 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. 14. 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. 15. Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview/applications.php. 16. 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. THE HOUSE BILL 11-1199 CONCERNING LIMITS ON FEES FOR THE APPROVAL OF INSTALLATION OF SOLAR ENERGY DEVICES. THE BILL STATES THAT A MUNICIPALITY SHALL NOT CHARGE PERMIT, PLAN REVIEW, OR OTHER FEES TO INSTALL AN ACTIVE SOLAR ELECTRIC DEVICE OR SYSTEM THAT ONE THOUSAND DOLLARS FOR A NONRESIDENTIAL APPLICATION. 17. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750. 18. Save the Poudre has requested to be contacted whenever a project is proposed within 800' of the Poudre River. Please add the following address to your APO labels: Save the Poudre, c/o Gary Wockner, PO Box 20, Fort Collins, CO 80522-0020. SAVE THE POUDRE WAS CONTACTED VIA PHONE AND EMAIL AND ANY QUESTIONS OR CONCERNS WERE DISCUSSED.