HomeMy WebLinkAboutKYLE AVENUE SOLAR ARRAY - PDP / FDP - FDP180026 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW10/9/2018
CONCEPTUAL DESIGN REVIEW COMMENTS/RESPONSES
Below are Namaste Solar’s responses (in Blue) to the comments received after the Conceptual Design
Review meeting.
Regards,
Heath Mackay
Director of Project Development
Namaste Solar
CDR Comment Summary:
Department: Water-Wastewater Engineering
Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com
1. Other service district (site specific comment):
This project site is located within the Fort Collins Loveland Water District and the South
Fort Collins Sanitation District for water and sewer service. Please contact them at
(970) 226-3104 for development requirements.
N/A – we are not bringing water or sewer to the site
2. Water conservation (standard comment):
The water conservation standards for landscape and irrigation will apply. Information on
these requirements can be found at: http://www.fcgov.com/standards
Acknowledged – please see landscaping plan
Department: Traffic Operations
Contact: Tim Tuttle, 970-221-6820, TTUTTLE@fcgov.com
1. Work with the engineering department on any required adjacent street improvements,
including curb, gutter and sidewalks.
Acknowledged – Namaste Solar has engaged the Engineering Department
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
1. As of January 1, 2015 all development plans are required to be on the NAVD88 vertical
datum. Please make your consultants aware of this, prior to any survey and/or design
work. Please contact our office for up to date Benchmark Statement format and City
Vertical Control Network information.
Acknowledged – we are in compliance
2. This property is not platted. If submitting a Subdivision Plat for this property/project,
addresses are not acceptable in the Plat title/name.
N/A – we are not submitting a Subdivision Plat
Department: Stormwater Engineering
Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com
1. Master plan and criteria compliance (site specific comment):
The design of this site must conform to the drainage basin design of the Fossil Creek
Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual.
Acknowledged – please see Utility Plan Set
2. Documentation requirements (site specific comment):
If there is an increase in imperviousness greater than 1,000 square feet a drainage
report, erosion control report and construction plans are required and they must be
prepared by a Professional Engineer registered in the State of Colorado. The drainage
report must address the four-step process for selecting structural BMPs. If the increase
in impervious area is greater than 350 square feet and less than 1,000 square feet, a
drainage letter along with a grading and erosion control plan should be sufficient to
document the existing and proposed drainage patterns. A grading plan is required if the
increase in imperviousness is less than 350 square feet.
Acknowledged – please see Utility Plan Set
3. Stormwater outfall (site specific comment):
The stormwater outfall options for this site appear to be the Natural Area to the NE.
Acknowledged – please see Utility Plan Set
4. Imperviousness documentation (standard comment):
It is important to document the existing impervious area since drainage requirements
and fees are based on new impervious area. An exhibit showing the existing and
proposed impervious areas with a table summarizing the areas is required prior to the
time fees are calculated for each building permit.
Acknowledged – please see Utility Plan Set. There are no existing impervious areas at the site
5. Detention requirements (standard comment):
When improvements are proposed to an existing developed site and there is an
increase in impervious area greater than 1000 square feet, onsite detention is required
with a 2-year historic release rate for water quantity. In the Fossil Creek basin, the
2-year historic release rate is 0.2 cfs/acre. If there is less than 1000 but more than 350
square feet of new impervious area, a site grading plan is required along with the
impervious area documentation.
Acknowledged – please see Utility Plan Set
6. Detention drain times (standard comment):
Per Colorado Revised Statute §37-92-602 (8) that became effective August 5, 2015,
criteria regarding detention drain time will apply to this project. As part of the drainage
design, the engineer will be required to show compliance with this statute using a
standard spreadsheet (available on request) that will need to be included in the
drainage report. Upon completion of the project, the engineer will also be required to
upload the approved spreadsheet onto the Statewide Compliance Portal. This will
apply to any volume based stormwater storage, including extended detention basins.
Acknowledged – please see Utility Plan Set
7. Standard water quality requirements (standard comment):
If there is an increase of more than 1000 square feet of new impervious area, 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-gui
delines-regulations/stormwater-criteria) Extended detention is the usual method
selected for water quality treatment; however the use of any of the BMPs is encouraged.
Acknowledged – please see Utility Plan Set
8. LID requirements (standard comment):
Low Impact Development (LID) is 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 with one of the two following options:
1. 50% of the newly added or modified impervious area must be treated by LID
techniques and 25% of new paved areas must be pervious.
2. 75% of all newly added or modified impervious area must be treated by LID
techniques.
Acknowledged – please see Utility Plan Set
9. Erosion control requirements (standard comment):
The erosion control report requirements are in Section 1.3.3, Volume 3, Chapter 7 of the
Fort Collins Stormwater Criteria Manual. If you need clarification concerning this section,
please contact the Erosion Control Inspector, Jesse Schlam at 224-6015 or
jschlam@fcgov.com.
Acknowledged – please see Utility Plan Set
10. Inspection and maintenance (standard comment):
There will be a final site inspection of the stormwater facilities when the project is
complete and the maintenance is handed over to an HOA or another maintenance
organization. Standard operating procedures (SOPs) for on-going maintenance of all
onsite drainage facilities will be included as part of the Development Agreement. More
information and links can be found at:
http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-impact-dev
elopement
Acknowledged
11. Fees (standard comment):
The 2017 city wide Stormwater development fee (PIF) is $8,217/acre for new
impervious area over 350 square feet and there is a $1,045/acre of site 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 at:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo
pment-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 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.
Acknowledged
12. The site disturbs more than 10,000 sq. ft. and therefore Erosion and Sediment Control
Materials need to be submitted. The erosion control requirements can be located in the
Stormwater Design Criteria under the Amendments of Volume 3 Chapter 7 Section
1.3.3. a copy of the erosion control requirements can be found at
www.fcgov.com/eroison. The Erosion Control Materials will need to be submitted at time
of the first round of FDP. Based upon the area of disturbance, State permits for
stormwater will be required since the site is over an acre and should be pulled before
Construction Activities begin. If you need clarification concerning the Erosion Control
Material Requirements or Comments presented above please contact myself. Jesse
Schlam (970) 224-6015 jschlam@fcgov.com
Acknowledged – please see Utility Plan Set
Department: Forestry
Contact: Molly Roche, 224-616-1992, mroche@fcgov.com
1. There appears to be existing trees on-site. Will they be impacted? Please schedule an
on-site meeting with City Forestry to obtain tree inventory and mitigation information.
Existing significant trees should be retained to the extent reasonably feasible. This
meeting should occur prior to first-round PDP.
Namaste Solar met with Forestry on site. Please see Tree Removal Feasibility/Mitigation letter and
Landscaping Plan
2. Please provide a landscape plan that meets the Land Use Code and 3.2.1
requirements. This should include, but is not limited to, including the City of Fort Collins
General Landscape Notes, Tree Protection Notes, and Street Tree Permit Note,
providing a detailed Plant List – species, quantity, size, method of transplant, and
species percentage, and including current and proposed utility lines as well as proper
tree separation requirements. Please contact Molly Roche (mroche@fcgov.com) if you
have any questions. Required tree sizes and method of transplant:
Canopy Shade Tree: 2.0” caliper balled and burlapped
Evergreen tree: 6.0’ height balled and burlapped
Ornamental tree: 1.5” caliper balled and burlapped
If any mitigation is required, trees must be upsized to the following dimensions:
Canopy Shade Trees: 3.0" caliper balled and burlap or equivalent.
Evergreen Trees: 8' height balled and burlap or equivalent.
Ornamental Trees: 2.5" caliper balled and burlap or equivalent.
Acknowledged – please see Mitigation Letter and Landscaping Plan. Per discussions with Environmental
Planning, Planning Servies, and Forestry, Namaste Solar is proposing an Alternative Compliance request
for landscaping that includes native shrubs and other species in lieu of new trees that will shade the
array and decrease solar electricity production.
3. Include locations of any water or sewer lines on the landscape plan. Please adjust street
tree locations to provide for proper tree/utility separation.
NA – Namaste Solar is not bringing water/sewer lines to the site or proposing street trees.
Department: Fire Authority
Contact: Andrew Rosen, 970-416-2599, arosen@poudre-fire.org
1. PFA is expecting to adopt the 2018 IFC in January 2019
Ground mounted solar arrays require a separate plan review and permit from the
Poudre Fire Authority.
Acknowledged
2. ACCESS
Access is required to within 150ft of all points of this facility. This can be achieved by
establishing a Fire Lane (please refer to specifications below) on the property and
shown on the Plat as an Emergency Access Easement or dedicated by separate legal
document.
Namaste Solar met with PFA to discuss an appropriate access plan for this project. The site plan in the
submittal package reflects the agreed upon design/location for the access road. We are not submitting a
Plat for this project but will provide an Emergency Access Easement through a separate document.
3. 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 dedicated by plat or separate document as an Emergency Access
Easement.
> Maintain the required 20-foot minimum unobstructed width & 14 foot minimum
overhead clearance. Where road widths exceed 20ft in width, the full width shall be
dedicated unless otherwise approved by the AHJ.
> 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 red curb and/or signage and maintained unobstructed at all times. Sign
locations or red curbing should be labeled and detailed on final plans. Refer to LCUASS
detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional
arrows required on all signs.
> In remote rural applications, fire lane standards may be modified with the approval of
the fire marshal; examples would be a reduction in road width or road surface.
Acknowledged. Namaste Solar met with PFA to discuss an appropriate access plan for this project. The
site plan in the submittal package reflects the agreed upon design/location for the access road. We are
not submitting a Plat for this project but will provide an Emergency Access Easement through a separate
document.
4. GATES
The provided narrative states that the Solar facility will be fully fenced. No gates are
allowed across a required Fire Lane without an approved means of emergency access
gate. Code language follows:
> IFC D103.5: 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. Gates must have a Knox Gate Key Switch that fits the Knox Key
system for Poudre Fire Authority.
6. Gate design and locking device specifications shall be submitted for approval by the
fire code official prior to installation.
7. Electric gate operators, where provided, shall be listed in accordance with UL 325
and have a means of emergency, manual operation during power
loss.
8. Gates intended for automatic operation shall be designed, constructed and installed
to comply with the requirements of ASTM F 2200.
Acknowledged. The proposed access gate will be 20 feet with and have a Knox Gate Key Switch that fits
the Knox Key system for Poudre Fire Authority
5. ADDRESSING/WAYFINDING
To assist with prompt emergency response, the Solar Facility shall be allocated its own
unique address and shall be clearly visible on the gateway entrance to the facility.
Acknowledged.
6. GROUND-MOUNTED PHOTOVOLTAIC ARRAYS
> 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. Vegetation height under or
adjacent to arrays shall be maintained at or below 18".
Acknowledged.
Department: Environmental Planning
Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com
1. 1. This site is surrounded by public open land: Prairie Dog Meadow Natural Area.
Acknowledged.
2. 2. An Ecological Characterization Study (ECS) is required by City of Fort Collins Land
Use Code (LUC) Section 3.4.1 (D)(1) as the site is within 500 feet of known natural
habitat and features as defined by LUC (wetlands, wet meadow, grasslands, Prairie
Dog Meadow Natural Area). Please note the buffer zone standards range from 50 to
100 ft for these features, as identified in Section 3.4.1(E) of the Land Use Code, as you
proceed with your site design process. Buffers are measured from “top of bank” and/or
edge of wetlands and these should be delineated as part of the ECS. Please contact
me to discuss the scope and requirements of the ECS further [and to arrange an on-site
meeting if necessary]. The ECS is due a minimum of 10 days prior to the PDP
submittal.
Acknowledged. The ECS was sent to the City on 9/17/2018
3. 3. Presence or absence of active black-tailed prairie dogs and/or burrows should be
noted including estimates of number of burrows and prairie dog population size within
and adjacent to the site.
Acknowledged. Please see ECS
4. 4. Regarding black-tailed prairie dogs please note the following:
a. The City Municipal Code and the City Land Use Code require that any prairie dogs
inhabiting a project site shall be relocated or eradicated by the developer prior to any
site grading or construction activities. If prairie dogs are to be eradicated, this must be
done humanely using City of Fort Collins and Colorado Division of Wildlife approved
methods [see LUC Section 3.4.1(N)(6)].
b. A prairie dog removal plan will need to be provided at the time of Final Plans, and
documentation of the removal activities provided prior to the issuance of a Development
Construction Permit. If prairie dogs are to be eradicated rather than relocated, City Staff
recommend use of carbon monoxide fumigation as opposed to other eradication
methods.
c. Should this project gain approval and proceed to construction, a burrowing owl
survey, in accordance with the Colorado Division of Parks and Wildlife standards, shall
be conducted prior to construction by a professional, qualified wildlife biologist and prior
to prairie dog relocation or eradication. Documentation can be in the form of a letter or
memo from the wildlife biologist (in the case of the burrowing owl survey) and contractor
(in the case of prairie dog removal).
Please see ECS. No active prairie dog burrows were present and thus, no removal or eradication of
prairie dogs is planned.
5. This project must also comply with the following standard, as it is adjacent to the
Prairie Dog Meadow Natural Area: Section3.4.1(L) Compatibility with Public Natural
Areas or Conserved Land. If the project contains or abuts a publicly owned natural area
or conserved land, the development plan shall be designed so that it will be compatible
with the management of such natural area or conserved land. In order to achieve this,
the development plan shall include measures such as barriers or landscaping measures
to minimize wildlife conflicts, setbacks or open space tracts to provide a transition
between the development and the publicly owned natural area or conserved land, and
educational signage or printed information regarding the natural values, management
needs and potential conflicts associated with living in close proximity to such natural
area or conserved land. The setback of array equipment should be minimum 50ft from
the natural area property.
Acknowledged. Please see project narrative in the submittal package. Based on the type of development
proposed for this site, Environmental Planning and Natural Areas reduced the minimum setback to 35ft
from the natural area property.
6. 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)(M) for more
information. The setback of array equipment should be minimum 50ft from the natural
area property. Fencing design should be coordinated with City Natural Areas
Department staff.
Acknowledged. Please see the ECS. Based on the type of development proposed for this site,
Environmental Planning and Natural Areas reduced the minimum setback to 35ft from the natural area
property. The fencing design in the submittal package was reviewed by Natural Areas Department staff
prior to the submittal of our PDF/FDF application.
7. The ECS informs design of a Natural Habitat Buffer Zone or “NHBZ”. The NHBZ can
be determined through quantitative or qualitative (performance) standards. See LUC
3.4.1(E) for details.
Acknowledged. Based on the type of development proposed for this site, Environmental Planning and
Natural Areas reduced the minimum setback to 35ft from the natural area property.
8. Note that within any Natural Habitat Buffer Zones that may be designated on this site,
the City has the ability to determine if the existing landscaping within the zone is
incompatible with the purposes and intent of the buffer zone [Section 3.4.1(E)(1)(g)].
Please ensure the ECS discusses existing vegetation on-site and identifies potential
restoration options. If existing vegetation is determined to be insufficient, then
restoration and mitigation measures may be required.
Acknowledged. Please see the ECS and Landscaping Plan.
9. There may be opportunity here to collaborate with City Natural Areas to provide
enhancements through restoration and/or landscape additions in Prairie Dog Meadow
Natural Area adjacent to the proposed project site. Please contact Natural Areas staff to
discuss, in addition to any construction easements that may be necessary. Please be
advised that if this is the case, then this project needs to be presented by City staff to
City Land Conservation and Stewardship Board. Ultimately, any easements on natural
area property will need to be approved by City Council. This process from start to finish
generally takes MINIMUM 90 days. This would need to occur prior to scheduling a City
Planning and Zoning Board Hearing for this project. Contact NAD staff for further
information.
Mark Sears, Senior Manager, City of Fort Collins Natural Areas Department,
970-416-2096, msears@fcgov.com
No collaboration with City Natural Areas is planned at this time.
10. With respect to lighting, the City of Fort Collins Land Use Code, Section 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 project shall not spill over into any natural
features or natural habitat buffer areas. In addition, consider potential noise impacts to
natural areas and provide noise buffering strategies perhaps through addition of
evergreen trees such as southwest white pines and Rocky Mountain junipers.
N/A – no lighting is proposed, nor with this development have any potential noise impacts.
11. Please note LUC Section 3.2.1(C) requiring developments to submit a landscape
and tree protection plan, and if receiving water service from the City, an irrigation plan,
that: "...(4) protects significant trees, natural systems, and habitat, and (5) enhances the
pedestrian environment.” Note that a significant tree is defined as a tree having DBH
(Diameter at Breast Height) of six inches or more. Please schedule a review of the
trees with Ralph Zentz, Senior Urban Forester (970-221-6302 or rzentz@fcgov.com) to
determine the status of existing trees or tree groves and any mitigation requirements
that could result from the proposed development.
Acknowledged. Please see landscaping plan. Namaste Solar coordinated with Molly Roche with Forestry
for the Tree inventory and mitigation plan. Per discussions with Environmental Planning and Forestry,
Namaste Solar is proposing an Alternative Compliance request for landscaping that includes native
shrubs and other species in lieu of new trees that will shade the array and decrease solar electricity
production. The site will not receive water from the City.
12. City of Fort Collins Land Use Code [Section 3.2.1 (E)(3)], requires that to the extent
reasonably feasible, all plans be designed to incorporate water conservation materials
and techniques. This includes use of low-water-use plants and grasses in landscaping
or re-landscaping and reducing bluegrass lawns as much as possible. Native plants and
wildlife-friendly (ex: pollinators, butterflies, songbirds) landscaping and maintenance are
also encouraged. Please refer to the Fort Collins Native Plants document available
online and published by the City of Fort Collins Natural Areas Department for guidance
on native plants is: http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf. Also
see the City of Fort Collins Plant List : https://www.fcgov.com/forestry/plant_list.pdf.
Acknowledged. Please see landscaping plan. Namaste Solar’s landscaping plans focuses on native, low
water plants and grasses, as well as a pollinator friendly seed mix for restoring areas disturbed by
construction activities.
13. In regard to lighting, especially LED light fixtures, cooler color temperatures are
harsher at night and cause more disruption to circadian (biological) rhythms for both
humans and wildlife. Warmer color temperature (warm white, 3000K or less) for any
LED light fixtures is preferred. Please also consider fixtures with motion-sensing or
dimming capabilities so that light levels can be adjusted as needed. Site light sources
shall be fully shielded and down-directional to minimize up-light, light spillage and glare
[see LUC 3.2.4(D)(3)]. Thank you in advance for supporting City of Fort Collins Night
Sky Objectives. For further information regarding health effects please see:
http://darksky.org/ama-report-affirms-human-health-impacts-from-leds/
N/A – no lighting is proposed
14. City Environmental Planning staff will reach out to Natural Areas Department staff
regarding process to vacate right of way and clean-up of prior approved plans shown for
the Prairie Dog Meadow Natural Area. Mark Sears, Senior Manager, City of Fort Collins
Natural Areas Department, 970-416-2096, msears@fcgov.com
Acknowledged
15. Our city has an established identity as a forward-thinking community that cares
about the quality of life it offers its citizens now and generations from now. Thus, the
City of Fort Collins has many sustainability programs and goals that may benefit this
project. Of particular interest may be:
1) ClimateWise program: http://fcgov.com/climatewise, contact Heidi Wagner at
970-416-2230 or climatewise@fcgov.com
2) Zero Waste Plan and the Waste Reduction and Recycling Assistance Program
(WRAP): http://fcgov.com/recycling/wrap.php, contact Jonathon Nagel at 970-416-2701
or jnagel@fcgov.com
3) Green Building Program: http://fcgov.com/greenbuilding contact Tony Raeker at
970-416-4238 or traeker@fcgov.com
4) Solar Energy: www.fcgov.com/solar, contact Rhonda Gatzke at 970-416-2312 or
rgatzke@fcgov.com
5) Integrated Design Assistance Program: http://fcgov.com/idap, contact Gary
Schroeder at 970-224-6003 or gschroeder@fcgov.com
6) Nature in the City Program: http://fcgov.com/natureinthecity, contact Justin Scharton
at 970-221-6213 or jscharton@fcgov.com
Acknowledged. Namaste Solar is currently working with Rhonda Gatzke on this project and we are
certainly open to working with other City programs that would provide additional value to the citizens of
Fort Collins.
Department: Engineering Development Review
Contact: Katie Andrews, 970-221-6501, kandrews@fcgov.com
1. In accordance with Section 24-95 of the City Code, the project is responsible for the
local portion of its Kyle Avenue and Cherylen Street frontage. Typically, with
development, it is required that the frontage improvements be designed and constructed
to LCUASS standards before the first building permit ¿ this includes the installation of
asphalt, curb, gutter, parkway, and sidewalk. However, we understand that some of
these roads may never be built now that City Natural Areas owns the property. It is
possible that the City collect a payment in lieu of construction for a portion of the
frontage or defer the entire obligation to subsequent development via development
agreement. To give you an estimate of the value of this obligation, the local street
portion estimate for 2018 is $225/linear feet of frontage. Staff realizes this will not be a
small sum, please contact me so we can discuss the options for payment in lieu or
potential deferment and with any questions you have about the frontage obligation.
Acknowledged. Per discussions with Engineering any and all road/curb/gutter/sidewalk upgrades will be
deferred to a future development for this site. Namaste Solar is working with Engineering on the
Development Agreement that codifies this deferment.
2. Larimer County Road Impact Fees and Transportation Expansion Fees are due at the
time of building permit. Please contact Kyle Lambrecht at 221-6566 if you have any
questions.
Namaste Solar spoke with Kyle Lambrecht. Based on the type of development proposed, no Larimer
County Road Impact Fees and Transportation Expansion Fees will be assessed.
3. 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
Per City Staff, this project is exempt from the TDRF
4. Any public improvements must be designed and built in accordance with the Larimer
County Urban Area Street Standards (LCUASS). They are available online at:
https://www.larimer.org/engineering/streets
N/A. Per discussions with Engineering any and all road/curb/gutter/sidewalk upgrades will be deferred
to a future development for this site. Namaste Solar is working with Engineering on the Development
Agreement that codifies this deferment.
5. This project is responsible for dedicating any right-of-way and easements that are
necessary or required by the City for this project. Most easements to be dedicated need
to be public easements dedicated to the City. This shall include the standard utility
easements that are to be provided behind the right-of-way (15 foot along an arterial, 8
foot along an alley, and 9 foot along all other street classifications). Information on the
dedication process can be found at: http://www.fcgov.com/engineering/devrev.php
Acknowledged. Namaste Solar will work engineering to document the Emergency Access Easement and
Utility Easement for Fort Collins Light and Power.
6. Utility plans will be required and a Development Agreement will be recorded once the
project is finalized.
Acknowledged
7. As of January 1, 2015 all development plans are required to be on the NAVD88 vertical
datum. Please make consultants aware of this, prior to any surveying and/or design work.
Acknowledged
8. A Development Construction Permit (DCP) may need to be obtained prior to starting
any work on the site.
Acknowledged
9. Regarding construction of this site, the public right-of-way shall not be used for staging
or storage of materials or equipment associated with the Development, nor shall it be
used for parking by any contractors, subcontractors, or other personnel working for or
hired by the Developer to construct the Development. The Developer will need to find a
location(s) on private property to accommodate any necessary staging and/or parking
needs associated with the completion of the Development. Information on the
location(s) of these areas will be required to be provided to the City as a part of the
Development Construction Permit application.
Acknowledged. Staging/parking for the project will take plan on the project site.
Department: Electric Engineering
Contact: Rob Irish, 970-224-6167, rirish@fcgov.com
1. Light & Power has existing single-phase overhead electric facilities running adjacent to
this site along Kyle Ave. The nearest 3-phase facilities are located at the SE corner of
Kyle Ave. & Trilby Rd. If the applicant anticipates needing 3-phase they would be
responsible for any system modification charges to get it to the site.
Acknowledged. Namaste Solar has received an estimate for this modification from Power and Light.
2. Any relocation or modification to existing electric facilities will be at the expense of the
owner/developer. If there are no existing, usable, easements or room in the ROW for
Light & Power facilities, the owner/developer may be responsible for providing off-site
easements to the proposed site.
Acknowledged. There is an existing utility ROW/Easement along Kyle Avenue.
3. Any proposed Light & Power electric facilities or existing electric facilities that will
remain within the limits of the project must be located within a utility easement.
Acknowledged. Namaste Solar will work Engineering to document the utility Easement for Fort Collins
Light and Power facilities within the limits of the project. Per Austin Kreager, Electric Utility Project
Manager, the Light and Power easement to be 10’ wide for the entirety of the proposed primary line
and transformer location.
4. A commercial service information form (C-1 form) and a one line diagram will need to
be submitted to Light & Power Engineering for all proposed commercial buildings and
multi-family (commercial) buildings larger than a duplex or greater than 200amps. A link
to the C-1 form is below:
http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui
delines-regulations
Acknowledged. The C-1 and one-line diagram have already been submitted to Light & Power
Engineering
5. Transformer locations need to be within 10’ of an asphalt surface accessible by a line
truck. A minimum clearance of 8’ must be maintained in front of the transformer doors
and a minimum of 3’ on the sides Transformer and meter locations will need to be
coordinated with Light & Power Engineering. Certain building materials and or building
design may require more clearance. Please adhere to all clearance requirements in the
Electric Service Standards at the following link.
http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui
delines-regulations
Per discussions with Rob Irish, the requirement for the asphalt surface has been waived so long as there
is a gravel access road capable of supporting a 40-ton vehicle. All other minimum clearances will be
provided.
6. Electric Capacity Fee, Building Site charges, and any system modification charges
necessary will apply to this development. Please contact Light & Power Engineering if
you have any questions at 970-221-6700 or ElectricProjectEngineering@fcgov.com.
Please reference our Electric Service Standards, development charges and fee
estimator at the following link:
http://www.fcgov.com/utilities/business/builders-and-developers
Acknowledged. Namaste Solar has coordinated with Light &Power regarding anticipated capacity fee
and system modifications charges. Additionally, Namaste Solar engaged Exponential Engineering for a
System Impact Study (SIS), a copy of which was forward to Kent Coldsnow at Light & Power.
Planning Services
Contact: Kai Kleer, 970-416-4284, kkleer@fcgov.com
1. Project decision maker is the Planning and Zoning Board.
A neighborhood meeting will need to be scheduled prior to the project submittal.
2-week mailed notice prior to meeting is required, please plan submittal accordingly.
Acknowledged. The neighborhood meeting has occurred.
2. Please provide a glare analysis upon submittal of the project. Analysis can be in a
memo format and should elaborate on the panel design, angles and potential for glare
into adjacent properties.
Please see Glare Study included with submittal package.
3. Perimeter fence with a minimum height of five (5) feet and a maximum height of seven
(7) feet. Please choose an appropriate fence design that is sensitive to the existing
natural areas and residential character of the area.
Please see fencing detail in the submittal package, which was previously reviewed and deemed
appropriate by the City.
4. If any lighting is proposed with the installation please provide photometric plans. Ensure
that light fixtures are down directional and full cut off with 3,000K or less temperature.
N/A – no light proposed.
5. Landscape plan will be required. This project will require street trees,
screening/landscaping along the perimeter of the site.
Acknowledged – please see Landscaping Plan. Per discussions with Environmental Planning and Forestry,
Namaste Solar is proposing an Alternative Compliance request for landscaping that includes native
shrubs and other species in lieu of new trees that will shade the array and decrease solar electricity
production.
6. The following setbacks are required in the Urban Estate zone district
30 ft. front yard (from Kyle Ave.)
25 ft. rear yard (from east property line)
20 ft. side yard (from north property line)
Acknowledged. The proposed setbacks for this project exceed the setbacks listed above.
7. 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 took place on August 30, 2018
8. 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.
Acknowledged and reviewed.
9. 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.
Acknowledged and reviewed.
10. 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.
Acknowledged and reviewed.
11. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
Acknowledged and reviewed.
12. 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.
Per City staff, this project is exempt from the Development Review and TDR Fees.
13. When you are ready to submit your formal plans, please make an appointment with
Community Development and Neighborhood Services at (970)221-6750.
Acknowledged