HomeMy WebLinkAboutWATERGLEN SOLAR ARRAY - PDP190010 - CORRESPONDENCE - CORRESPONDENCE-CONCEPTUAL REVIEWCommunity Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
fcgov.com
June 15, 2018
Ian Skor
Sandbox Solar
430 N College Ave
#441
Fort Collins, CO 80524
Re: Sandbox Solar
Description of project: This is a request to install .5-1 acre of solar panels near Vine Dr and I-25 (parcel
#8704106001). The solar panels would be arranged in smaller clusters near the edges of the parcel outside of floodways.
The proposed project is within the Low-Density Mixed-Use zone district and is subject to Planning and Zoning Board
(Type 2) review.
Please see the following summary of comments regarding your Cooperative Solar Garden proposal. 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, please contact
your development review coordinator, Brandy Bethurem Harras at 970-416-2744 or bbethuremharras@fcgov.com.
Comment Summary:
Department: Water-Wastewater Engineering
Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com
1. Other service district (site specific comment):
This project site is located within the East Larimer County (ELCO) Water District and
the Boxelder Sanitation District for water and sewer service. Please contact them for
development requirements.
Department: Traffic Operations
Contact: Tim Tuttle, TTUTTLE@fcgov.com
1. Please provide information on where the access will be for construction, maintenance,
and emergency access. Work with PFA on construction requirements for the
emergency access.
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 surveying and/or design
work.
2. If submitting a replat for this property/project, addresses are not acceptable in the
Subdivision Plat title/name.
Department: Stormwater Engineering
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
1. 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. Also, please provide a detail on the plan's detail page
including the erosion prevention media directly below the lead edge of the panels as the
water run off from the array will cause erosion directly below the lead edge until a healthy
vegetation has grown back. 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
2. Master plan and criteria compliance (site specific comment):
This site is located within the Waterglen development and must conform to the drainage
design of the approved development plans.
3. Documentation requirements (site specific comment):
A drainage addendum to the originally approved drainage report for Waterglen
Subdivision will be required to document the existing drainage patterns and discuss and
analyze any impacts to the existing drainage system. The drainage addendum must be
prepared by a Professional Engineer registered in the State of Colorado.
The site application shows some of the solar array location options to be located within
the existing stormwater detention basin and/or within the existing drainage conveyance
channel located along the east side of the parcel. There is also a spill path from the
Larimer and Weld Canal into the detention basin that needs to be identified and located
on the plans. Please note that solar arrays cannot be located within the extents of the
detention basin 100-yr waterline or within the drainage conveyance channels. We are
open to having the solar arrays located adjacent to the drainage improvements and
within the same parcel as long as the placement/arrangement of the solar arrays and
any access roads to the solar arrays do not interfere with proper drainage functionality
and proper maintenance of the drainage facilities (i.e. access, mowing, vegetation and
debris management still need to be able to be fully performed for the drainage facilities)
4. 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
elopment
5. Fees (standard comment):
Stormwater Development Fees include two components: Plant Investment Fees (PIFs)
and Review Fees.
1. PIFs (2017) are $8,217/acre of new impervious area over 350 square feet ($8,217 x
% imperviousness x site acreage)
2. Review Fees are $1,045/acre of new impervious area and based on the impervious
area rate factor (i.e. $1,045 x rate factor (based on % imperviousness) x site acreage)
Fees are to be paid at the time of the issuance of the first building permit. There are no
fees charged for existing impervious areas. Stormwater Development Fees for parking
lots or other projects that do not require a building permit are due prior to project
approval. The fees are calculated the same as for project sites with buildings. More
information on stormwater 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.
6. This property is located in the FEMA regulated, 100-year Cooper Slough floodplain and
floodway. Any development within the floodplain or floodway must obtain a floodplain
use permit and comply with the safety regulations of Chapter 10 of City Municipal Code.
The permit form can be obtained at
http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents. A
FEMA Flood Risk Map is attached.
7. It appears from the conceptual review materials that the applicant is attempting to stay
outside of the floodway. Please add floodplain and floodway linework to the site layouts
so that it is clear what flood zones the project will impact. If the project is in the floodplain
but not the floodway, a floodplain use permit is required but a no-rise certification is not
necessary.
8. All electrical equipment would either need to be elevated 12 inches above the Base
Flood Elevation or be watertight to protect it from damage in a flood.
9. The Boxelder Authority is currently remapping the floodplain/floodway through this
property. The Letter of Map Revision which will change the regulatory mapping is in the
final stages of review at FEMA and will likely be regulatory prior to construction of this
project. Please plan for the revised floodplain/floodway with the design of this project.
The revised mapping can be viewed online at bit.ly/boxelder-creek. The floodplain that is
regulatory at the time of building or construction permit issuance is the floodplain the
project must comply with.
10. 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.
11. The boundaries of the floodplain and floodway should be included on any plans. 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.
12. Please contact Heidi Hansen with any questions about development in the floodplain.
hhansen@fcgov.com 970-221-6854.
Department: Forestry
Contact: Molly Roche, mroche@fcgov.com
1. There appears to be existing trees on-site. 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.
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.
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.
10’ between trees and public water, sanitary, and storm sewer main lines
6’ between trees and public water, sanitary, and storm sewer service lines
4’ between trees and gas lines
Department: Fire Authority
Contact: Andrew Rosen, arosen@fcgov.com
1. SOLAR ARRAYS
Ground mounted solar arrays require a separate plan review and permit from the
Poudre Fire Authority. Refer to IFC 605.11.1 for access and pathway details.
2. 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.
General Requirements for Marking:
> 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 clearly 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.
3. ACCESS
>Access is required to within 150ft of all portions of this facility. This may be measured
from Elgin Ct, Celtic Ln and Waterglen Pl because they are classified as collector
streets. The primary location for the solar panels appears to be in compliance for this
required measurement.
>Should this or the other locations not be in compliance with this 150ft access
requirement, then a Fire Lane (please see specifications below) will be established on
the property to enable this required access. This Fire Lane will be shown on the Plat or
dedicated as an Emergency Access Easement (EAE) by separate legal document.
4. 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.
> 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.
5. HYDRANT
There are hydrants at the ends of each of the three streets adjacent to this property
which will satisfy the hydrant requirement for this project at this location
6. ADDRESSING/WAYFINDING
Addresses shall be posted on each separate structure and where otherwise needed to
aid in wayfinding. Should the other locations be developed on this property, the address
and appropriate unit identifiers will be clearly visible at each site. Code language
provided below:
> IFC 505.1: New and existing buildings 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
eight-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.
7. FENCES AND GATING
>No gates are allowed across required Fire Lanes or Accessways unless fitted with an
approved locking mechanism. The gating plan shall be provided to PFA for approval at
FDP. Code language follows:
>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.
> 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.
Department: Environmental Planning
Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com
1. 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 (Larimer and Weld Canal, wetlands). 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.
2. The ECS informs design of a Natural Habitat Buffer Zone “NHBZ”.
3. 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.
4. 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 parking areas or other site amenities shall
not spill over into any natural features or natural habitat buffer areas.
5. 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. 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 Ralph
Zentz, Senior Urban Forester (970-221-6302 or rzentz@fcgov.com) to determine the
status of the existing trees and any mitigation requirements that could result from the
proposed development.
6. 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.
7. 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/
8. 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
Department: Engineering Development Review
Contact: Morgan Uhlman, 970-416-4344, muhlman@fcgov.com
1. There are existing easements on the parcel that the solar panels are being proposed on
that should be considering when choosing a location. The entire tract is a blanket utility
and drainage easement. There is a 100' Larimer and Weld Canal Easement along the
northern property lines, a 75' Cheyenne-Poudre Transmission line easement that runs
through Waterglen Place, an approximately 20' wide Boxelder Sanitation easement that
runs through the end of Elgin Ct to the western property line, and 6'-10' utility easements
along the single-family lots adjacent to this property.
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.
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
*I have attached a TDR Fee Sheet for you
4. 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.
5. 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.
6. Any public improvements must be designed and built in accordance with the Larimer
County Urban Area Street Standards (LCUASS). Payment in lieu for the construction of
Prospect Road may be accepted for the required public street improvements. The
Larimer County Urban Area Street Standards are available online at:
https://www.larimer.org/engineering/standards-and-guides/urban-area-street-standards
7. This project is responsible for dedicating any right-of-way and easements that are
necessary or required by the City for this project. 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). No easements could
be found on this property in the country recorders files. The following easements will
need to be dedicated on the plat or separate document. Information on the dedication
process can be found at: http://www.fcgov.com/engineering/devrev.php
8. Utility plans will be required and if needed a Development Agreement will be recorded
once the project is finalized.
9. 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 surveying and/or design
work.
10. All fences, barriers, posts or other encroachments within the public right-of-way are only
permitted upon approval of an encroachment permit. Applications for encroachment
permits shall be made to Engineering Department for review and approval prior to
installation. Encroachment items shall not be shown on the site plan as they may not be
approved, need to be modified or moved, or if the permit is revoked then the site/
landscape plan is in non-compliance.
11. The development/ site cannot use the right-of-way for any rain gardens to treat the storm
runoff. We can look at the use of rain gardens to treat street flows – the design
standards for these are still in development.
12. Doors are not allowed to open out into the right-of-way.
13. In regards to 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.
Department: Electric Engineering
Contact: Luke Unruh, 9704162724, lunruh@fcgov.com
1. Please call Kent Coldsnow at 970-416-4308 for any interconnection questions.
Planning Services
Contact: Kai Kleer, 970-416-4284, kkleer@fcgov.com
1. Several solar arrays are in dedicated easements. Signed letters of intent will be required
indicating that all easements can be negotiated in time for final development plan
submittal. One letter for each of the following will be required as part of a complete
submittal.
1. Western Power Administration, PO BOX 3700, Loveland, CO 80539-3003
2. Boxelder Sanitation District
2. Landscape Plan will be needed at time of project submittal.
A perimeter fence with a minimum height of five (5) feet and a maximum height of seven
(7) feet will be required to enclose each solar site (chain-link prohibited). In addition to the
fence landscaping should include evergreen material, shrubs, trees to screen the solar
array from public and residential view.Please provide a detail view of fence and landscaping.
3. Will any accessory structures be built to support the solar arrays? If so, make sure that
they are architecturally compatible with the existing neighborhood. Elevation views will be required.
4. Is there any lighting associated with the solar installation?
5. It must be demonstrated that the height, location, setback or base elevation of a solar
energy system minimizes potential glare and visual impacts of the system on adjacent
properties. Please provide an analysis of how your project achieves the beforementioned
requirements.
6. 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.
7. 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.
8. 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.
9. 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.
10. Please see the Submittal Requirements and Checklist at:
http://www.fcgov.com/developmentreview/applications.php.
11. 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.
*A copy has been attached
12. When you are ready to submit your formal plans, please contact your development review
coordinator, Brandy Bethurem Harras at 970-416-2744 or bbethuremharras@fcgov.com