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HomeMy WebLinkAboutWATERGLEN SOLAR ARRAY - PDP190010 - SUBMITTAL DOCUMENTS - ROUND 3 - RESPONSE TO STAFF REVIEW COMMENTSCommunity Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6689 970.224.6134 fax tcgov.com/developmentreview November 08, 2019 Ian Skor Sandbox Solar 430 N College Ave #441 Fort Collins, CO 80524 RE: Waterglen Solar Array, PDP190010, Round Number 2 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Waterglen Solar Array. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Brandy Bethurem Harras via phone at 970 416 2744 or via email at bbethuremharras@fcgov.com. Comment Summary: Department: Development Review Coordinator Contact: Brandy Bethurem Harras, 970 416 2744, bbethuremharras@fcgov.com Topic: General Comment Number: 1 08/21/2019: INFORMATION ONLY: I will be your primary point of contact throughout the development review and permitting process. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can assist your team. Please include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! Response: Thank you, as always, for your help! Comment Number: 2 08/21/2019: INFORMATION ONLY: Submittals are accepted any day of the week, with Wednesday at noon being the cut off for routing the same week. Round 3 is also a three week round of review. Meetings to review comments with City staff are held on Wednesday mornings after the three week review. Comment Number: 3 LOCAL AGENCIES. IF FINAL STABILIZATION IS NOT ACHIEVED TO THE SATISFACTION OF THE AGENCY, THE DEVELOPER AND/OR LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR ADDITIONAL CORRECTIVE MEASURES TO SATISFY FINAL VEGETATIVE REQUIREMENTS FOR CLOSEOUT. RMS Response: The landscape plan has been updated to provide the notes. Comment Number: 5 11/04/2019: FOR HEARING: The grass, Critesion Pusillum, is not recommended as it is not available locally and it is an annual. Staff would also like to see greater diversity in the seed mix to increase the probability for success. Staff will provide a recommended species list. Response: The landscape plan has been updated to provide a more native/adaptive plant list, and has identified the preferred seed mix. Comment Number: 6 11/04/2019: FOR HEARING: The City contacted the ditch company regarding approval for use of the ditch rider road. The ditch company indicated the board twice denied permission access from the ditch road in any capacity. The email will be forwarded to the applicant for clarity. Without permission from the ditch company, this application cannot be approved as designed. Response: The project has been redesigned to take access from Elgin Court. Comment Number: 7 -ITT 11/04/2019: FOR HEARING: Please add the Natural Habitat Buffer Zone label for the 50' ditch buffer on all plan sheets RMS Response: The landscape plan has been updated to provide label the ditch buffer. Department: Forestry Contact: Nils Saha, nsaha@fcqov.com Topic: Landscape Plans Comment Number: 1 08/19/2019: FOR HEARING UNRESOLVED (UPDATED) Please include the tree inventory information, preferably in a box format, on the site plans. Change the status column for tree #23 and #24 to "Remove" (sheet 3). Response: The tree inventory plan has been updated. The plans show for One cottonwood to be removed as it is in conflict with the solar array. 10 Comment Number: 3 08/19/2019: FOR HEARING PLEASE SEE COMMENT #7 The tree removal feasibility letter indicates that there are two cottonwoods proposed for removal, each with 1.5 mitigation trees. The total should be three mitigation trees, not 4.5. Please revise the letter to reflect the correct total. Response: The mitigation number has been updated, the design team is proposing to use 2 narrowleaf cottonwood trees. The trees will be planted near the wetland, east of the arrays. Comment Number: 4 08/19/2019: FOR HEARING: PLEASE SEE COMMENT #9 Please provide a landscape plan that meets the Land Use Code 3.2.1 requirements and provides a detailed plant list for mitigation trees. This should include species, quantity, size, method of transplant and species percentage. The plans should also show the proposed locations of the mitigation trees, any current and/or proposed utility lines and meet proper tree separation requirements. 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 Response: The landscape plan has been updated. Comment Number: 7 11/04/2019: FOR HEARING: Tree #22 is outside of the "limits of development," and approximately 20 feet from the nearest solar panels, as depicted on the plans. Forestry understands that shading is a concern. However, this cottonwood is still relatively small. If shading is currently not a concern, forestry is hesitant to permit its removal. As the tree canopy grows, if shading becomes an issue, we can explore the option of pruning or removal. Please update the Tree Removal Feasibility Letter accordingly. Response: The tree inventory plan has been updated. The plans show for One cottonwood to be removed as it is in conflict with the solar array. Comment Number: 8 11/04/2019: FOR FINAL PLAN: Please fix the auger distance chart under the Tree Protection Notes on sheet 2 of the Construction Documents. Response: The notes have been updated and located on the landscape plans. 11 Comment Number: 9 11/05/2019: FOR HEARING When trees are removed from a site due to development, it is preferable that tree replacements occur on the same site to ensure that the benefits those trees provide remain localized. If space is limited or other conflicts prevent tree replacement on the same site, then offsite replacement nearby is explored. Payment in lieu is considered the last option for the mitigation. Forestry recognizes that the lack of irrigation is a concern at this site. However, prior to permitting the payment in lieu option for this site, we would like to be sure that all other options have been explored. Response: The design team is proposing 2 mitigation trees to be planted within the basin to the east of the site, near the wetland. Department: PFA Contact: Jim Lynxwiler, 970 416 2869, jynxwiler@poudre fire.org Topic: General Comment Number: 6 11/05/2019: ADDRESSING If not already discussed, the solar array requires separate addressing and address posting. Response: The applicant will work with staff on how to provide for this requirement. Department: Building Services Contact: Katy Hand, khand@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 -IJS 11/04/2019: BUILDING PERMIT: A separate building permit will be required for electrical, & structural attachments. Response: Thank you for the information. Department: Technical Services Contact: Jeff County, 970 221 6588, icounty@fcgov.com Topic: General Comment Number: 1 10/30/2019: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. Response: n/a 12 Department: Burlington Northern Santa Fe Contact: Allan Breden, 303.480.6547, allan.breden@BNSF.com Topic: General Comment Number: 3 -IJS 10/23/2019: INFORMATION ONLY: BNSF takes no exceptions to the design. Response: n/a 13 08/21/2019: INFORMATION ONLY: As part of your submittal for round 3 you will provide responses to the comments the reviewers have provided in this letter. This letter is provided to you in Microsoft Word format. Please use this document to provide written responses to each comment for submittal, using a different font color. When replying to the comment letter please be detailed in your responses, as all comments should be thoroughly addressed. Provide reference to specific project plans or explanations of why comments have not been addressed, when applicable. Comment Number: 4 08/21/2019: INFORMATION ONLY: The proposed development project is subject to a Type 2 Review. The decision maker for your project will be the Planning & Zoning Board at a public hearing. For the hearing, we will formally notify surrounding property owners within 800 feet (excluding public right of way and publicly owned open space). Comment Number: 5 08/21/2019: INFORMATION ONLY: Staff would need to be in agreement the project is ready for Hearing approximately 3 5 weeks prior to the hearing. Everyone is able to prepare their presentations for the hearing during this time, and we do send out notices as it is a public hearing. Department: Planning Services Contact: Kai Kleer, 970 416 4284, kkleer@fcpov.com Topic: General Comment Number: 5 11/01/2019 FOR HEARING: There is conflicting information and corrections that need to be made to the glare analysis. See redlines. Response: Rev1 has corrected and clarified analysis of glare also see spec sheet showing that AR coating is going to be used. -IJS Topic: Landscape Plans Comment Number: 2 11/01/2019 FOR HEARING UNRESOLVED: The landscape plan within the 'Construction Documents' sheet set is largely incomplete with information scattered on a few different sheets. The landscaping plan needs the following: The plan is showing the removal of three plum trees which will also need to be replaced. Please show location of both removal and replacement. I% There is concern over the request to remove three Cottonwood trees. Has the applicant team done a shadow analysis? Please provide this information at next round of review. A shadow analysis will not be needed if these trees can be transplanted to a different location within the close vicinity of this site. All proposed shrubs and ground cover must be separated from turf grass with edging and must have open surface areas covered with mulch (5 foot landscape bed is a required minimum). Additional landscaping is required on the east and south side of the solar array. Shrubs such as Amelanchier Alnifolia Artemisia Frigida, Artemisia Tridentata, Chrysothamnus Viscidiflorus And Chrysothamnus Nauseosus are part of our approved plant list, low in height and can provide excellent visual screening for the site. Landscaping on the north side of site may be better suited for relocation or mitigation cottonwood trees. Response: In response to the comments above, a Landscape Architect, Russell Mills Studios, has been hired to complete the landscape plan. They are providing an updated document for your review that seeks to address the comments noted and bring the landscape plan into conformance with what the City is more accustomed to City. We look forward to hearing your comments (or the lack of them!) on the new plan. RMS Response: The landscape plan has been updated to provide landscaping and seed within the limits of the site. A shadow analysis has been done to study the effects of the existing trees to the solar array. It has been determined that one cottonwood tree will need to be removed, as it is directly in conflict with the solar array. 08/20/2019 FOR HEARING: The landscape plan must show quantity and location of each plant. The proposed removal of two cottonwood trees will also need to be shown on the landscape plan and their respective mitigation values and installation locations. RMS Response: The landscape plan has been updated to provide landscaping and seed within the limits of the site. It has been determined that one cottonwood tree will need to be removed, as it is directly in conflict with the solar array. The design team has identified 2 narrowleaf cottonwood trees as mitigation trees within the existing detention basin near the wetland. Topic: Site Plan Comment Number: 1 11/01/2019: FOR HEARING UNRESOLVED: There needs to be two distinctly different plan sets a utility package and a planning package. The planning package should include a title sheet, site plan, landscape plan and elevation details. Some of these elements exist and are scattered through out the utility plan and other documents within the submittal package and are largely incomplete. Please make sure that the utility and site plan convey the same information. In regard to the applicants comment, "Plan set sheet sizes have been updated to 24"06" (Note that the engineer would prefer 11"x17" or 22"04" plan sets to 3 have scaled plans on 11 "xl7" and save on paper)." All plans must be twenty four x thirty six (24" x 36") inches for recording purposes. Please review the Submittal Requirements Checklist for more information that was provided to the applicant prior to application submittal. This document details the content and size requirements of both the utility and planning package. Response: As noted above, a separate Landscape Plan is now provided with this application, along with a distinct Site Plan. All plans are 2406 per City Standards. 08/20/2019 FOR HEARING: The fence elevation set is incorrectly sized @ 11 "x17" and must be 24"x36". It also appears that the site plan is merged with the utility plan to be two distinctly different plan sets. Planning Services requires the following: Title Sheet Site Plan Landscape Plan Elevation Details (fence and solar array). Staff will provide an example site plan for you reference and please refer to the 'Submittal Requirement Resources' for what information should be contained on each sheet. -Fencing Plan has been corrected to 24x36 "REV2 - Fencing - 2406 - Waterglen Solar Array" IJS -Elevation Plan has been corrected to 24x36 "REV2 - Elevations - 2436 - Waterglen Solar Array" IJS Department: Engineering Development Review Contact: Morgan Uhlman, 9704164344, muhlman@fcgov.com Topic: General Comment Number: 3 11/1/2019: FOR HEARING UPDATEDAJS/ITT Please detail on the utility plan visually how this roadway/path connects to Greenfields Drive and if any modifications to the existing conditions will occur. Response: The layout for the access road has been modified to take access from a different location. This access now comes from the Elgin cul-de-sac due south of the solar installation, between two lots. This access has been reviewed by PFA in advance of this resubmittal. 08/16/2019: FOR HEARING: Please detail how this roadway/path connects to Greenfields Drive. Comment Number: 5 11/01/2019: FOR HEARING: Please see my comments in my redlines to help address the issues with the utility plan set and for minor comments. Response: Redlines have been reviewed and the plan set composition and content has been updated. 4 Comment Number: 6 11/01/2019: FOR FINAL PLAN: Please continue to work with myself and Technical Services on finalizing the easement dedications for this project. Once the legal descriptions are approved we can work on finalizing the deeds of dedication and figuring out recording fees. For more information about the easement dedications or the deed of dedication template please follow this link: https://www.fcgov.com/engineering/devrev.php Response: A Minor Subdivision is now being supplied with this project to create a parcel for the solar array and dedicate the Access/Emergency Access easement. Comment Number: 7 11/01/2019: FOR FINAL PLAN: I believe that the access easements that were provided this round should also include "emergency access" because this is the way PFA will be accessing the site. Please adjust this on the documents that were submitted. If I am incorrect in my thoughts, please let me know. Response: Your understanding is correct and the plat reflects emergency access now. Comment Number: 8 11/01/2019: FOR HEARING: Please clarify what the intent is behind the document labeled ""Project Area Replat Exhibit"". If it is the intention of this project to replat, this document is not in the correct format. If this document is not intended to be a plat please describe that it is for. Response: A plat is now included for your review. Department: Traffic Operation Contact: Steve Gilchrist, 970 224 6175, sgilchrist@fcqov.com Topic: General Comment Number: 3 11/05/2019: FOR HEARING: -IJS/ITT I did not see any specific plans on how you plan to delineate the end of Greenfields Drive and provide access to your site. Please provide those details in your plans. Response: The connection to Greenfields has been removed and is now proposed from the Elgin cul-de-sac. At this time, the desire is to keep the access discreet, so no signage is proposed. 5 Department: Stormwater Engineering Contact: Wes Lamarque, 970 416 2418, wlamargue@fcgov.com Topic: General Comment Number: 7 11/04/2019: FOR HEARING UNRESOLVED: 08/20/2019:The hydrology calculations are using percent impervious assumptions that are inconsistent with the City of Fort Collins. The existing pond is landscape, not native dirt as well. Please contact the City regarding these calculations. Due to the obvious increase in gravel, which results in an increase in impervious area larger than 1,000 sf, discussion needs to take place on mitigation. Response: The applicant has worked with staff to develop a stormwater approach that meets City requirements. To this end, we are supplying a drainage memo clarifying the impacts (or lack thereof) that result from the project. Contact: Jesse Schlam, 970 218 2932, �schlam@fcgov.com Topic: Erosion Control Comment Number: 11 10/31/2019: FOR FINAL PLAN: Erosion Control Escrow Calculation was never provided. Please include in next submittal. Response: Erosion Escrow will be provided with Final Design. Comment Number: 12 10/31/2019: FOR FINAL PLAN: Erosion Control Plan Sheets have comments/criteria that need to be included please see returned redlines. Response: Redlines have been addressed as applicable. Please note the significant change in layout and provide feedback as appropriate on the new plan. Department: Light And Power Contact: Luke Unruh, 9704162724, lunruh@fcgov.com Topic: General Comment Number: 1 08/20/2019: INFORMATION ONLY: It is my understanding that all electric / solar integration to L&P existing facilities have been worked out and that the solar array will be tying into the existing transformer that is on site. Please contact Luke Unruh if this plan changes. Response: You understanding is correct - the plan is to connect the system into the transformer at the pump house as depicted on the Utility Plan. 9 Comment Number: 2 08/20/2019: FOR FINAL PLAN: A commercial service information form (C 1 form) and a one line diagram for all commercial meters will need to be completed and submitted to Light & Power Engineering for review prior to Final Plan. A link to the C 1 form is below: http://zeus.fcgov.com/utils procedures/files/EngWiki/WikiPdfs/C/C 1 Form.pdf Response: A C1 form is attached with a one line diagram. Comment Number: 3 08/20/2019: FOR FINAL PLAN: Meter location will need to be coordinated with Light and Power. Please show proposed meter location on the Utility Plan. The current location seems to conflict with the proposed entrance. Response: An updated location is shown with the new layout. We look forward to hearing your thoughts. Comment Number: 4 08/20/2019: FOR INFORMATION: If any existing electric infrastructure needs to be relocated or underground as part of this project, it will be at the expense of the developer and will need to be relocated within a dedicated easement. Please coordinate relocations with Light and Power Engineering Response: Acknowledged. At this time, no existing facilities are expected to be modified or relocated. Comment Number: 5 08/20/2019: FOR FINAL PLAN: Electric capacity fees, development fees, building site charges and any system modification charges necessary to feed the site will apply to this development. Please contact me or visit the following website for an estimate of charges and fees related to this project: http://www.fcgov.com/utilities/business/builders and developers/plant investment development fees Response: Thank you for the information. Comment Number: 6 08/20/2019: INFORMATION ONLY: Please contact Luke Unruh with Light & Power Engineering if you have any auestions at (970) 416 2724. Please reference our policies, construction practices, development charge processes, electric services standards, and fee estimator at http://www.fcgov.com/utilities/business/builders and developers. Response: Thank you for the info. We will certainly be coordinating with you as needed! 7 Department: Environmental Planning Contact: Kelly Smith, ksmith@fcqov.com Topic: General Comment Number: 1 11/04/2019: FOR HEARING: Please add the following note on all sheets of the site, grading, landscape and utility plans that show the Habitat Buffer: "The Natural Habitat Buffer Zone is intended to be maintained in a native landscape. Please see Section 3.4.1 of the Land Use Code for allowable uses within the Natural Habitat Buffer Zone." This will help preserve the intention behind the buffer zones and the natural features into the future. RMS Response: The landscape plan has been updated to provide the note. Comment Number: 2 11/04/2019: FOR INFORMATION: Without a grading plan it is difficult to tell whether there are impacts to environmental resources. There may be additional comments or mitigation requirements after reviewing the grading plan. Response: The project intends to match existing grades throughout the project site, so no grading plan is included. We hope that the new plans are more clear and allow you to make your evaluation, however, if additional info is needed, please feel free to reach out to us. Comment Number: 3 11/04/2019: FOR INFORMATION: The project will require an escrow of 125% of the cost for vegetation establishment, including irrigation, weed management, materials and labor. This will be a difficult site to establish vegetation and may take 3 years for establishment. Below are BMPs you may want to consider including on the plans or specifications to help ensure a successful project: 1. Do not mow during hot, dry conditions 2. Do not seed during hot, dry conditions (May October) 3. Do not mow more than once or twice per growing season 4. Weed management is important in establishing grasses; hand pull or spot spray weeds with an herbicide. Response: Thank you for the information. Comment Number: 4 11/04/2019: FOR HEARING: Please add the following note on the landscape plan: 11 NATIVE SEED MIX NOTES 1. THE TIME OF YEAR SEEDING IS TO OCCUR SHOULD BE OCTOBER THROUGH EARLY MAY. 2. PREPARE SOIL AS NECESSARY AND APPROPRIATE FOR NATIVE SEED MIX SPECIES THROUGH AERATION AND ADDITION OF AMENDMENTS, THEN SEED IN TWO DIRECTIONS TO DISTRIBUTE SEED EVENLY OVER ENTIRE AREA. DRILL SEED ALL INDICATED AREAS AS SOON AS POSSIBLE AFTER COMPLETION OF GRADING OPERATIONS. 3. IF CHANGES ARE TO BE MADE TO SEED MIX BASED ON SITE CONDITIONS THEN APPROVAL MUST BE PROVIDED BY CITY ENVIRONMENTAL PLANNER. 4. APPROPRIATE NATIVE SEEDING EQUIPMENT WILL BE USED (STANDARD TURF SEEDING EQUIPMENT OR AGRICULTURE EQUIPMENT SHALL NOT BE USED). 5. DRILL SEED APPLICATION RECOMMENDED PER SPECIFIED APPLICATION RATE TO NO MORE THAN Yz INCH DEPTH. FOR BROADCAST SEEDING INSTEAD OF DRILL SEEDING METHOD DOUBLE SPECIFIED APPLICATION RATE. REFER TO NATIVE SEED MIX TABLE FOR SPECIES, PERCENTAGES AND APPLICATION RATES. 6. PREPARE A WEED MANAGEMENT PLAN TO ENSURE THAT WEEDS ARE PROPERLY MANAGED BEFORE, DURING AND AFTER SEEDING ACTIVITIES. 7. AFTER SEEDING THE AREA SHALL BE COVERED WITH CRIMPED STRAW, JUTE MESH, OR OTHER APPROPRIATE METHODS. 8. WHERE NEEDED, TEMPORARY IRRIGATION SHOULD BE PROVIDED UNTIL SEED IS GERMINATED THEN WEEN THE SEED FROM IRRIGATION. IF IRRIGATION IS USED, THE IRRIGATION SYSTEM FOR SEEDED AREAS SHALL BE FULLY OPERATIONAL AT THE TIME OF SEEDING AND SHALL ENSURE 100% HEAD TO HEAD COVERAGE OVER ALL SEEDED AREAS. ALL METHODS AND REQUIREMENTS IN THE APPROVED IRRIGATION PLAN SHALL BE FOLLOWED. 9. CONTRACTOR SHALL MONITOR SEEDED AREA FOR PROPER IRRIGATION, EROSION CONTROL, GERMINATION AND RESEEDING AS NEEDED TO ESTABLISH COVER. 10. THE APPROVED SEED MIX AREA IS INTENDED TO BE MAINTAINED IN A NATURAL LIKE LANDSCAPE AESTHETIC. IF AND WHEN MOWING OCCURS IN NATIVE GRASS SEED MIX AREAS DO NOT MOW LOWER THAN 6 TO 8 INCHES IN HEIGHT TO AVOID INHIBITING NATIVE PLANT GROWTH. 11. NATIVE SEED AREA WILL BE CONSIDERED ESTABLISHED WHEN SEVENTY PERCENT VEGETATIVE COVER IS REACHED WITH NO LARGER THAN ONE FOOT SQUARE BARE SPOTS AND/OR UNTIL DEEMED ESTABLISHED BY CITY PLANNING SERVICES AND EROSION CONTROL. 12. THE DEVELOPER AND/OR LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR ADEQUATE SEEDLING COVERAGE AND GROWTH AT THE TIME OF FINAL STABILIZATION, AS DEFINED BY STATE AND 601