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HomeMy WebLinkAboutWATERGLEN SOLAR ARRAY - PDP190010 - SUBMITTAL DOCUMENTS - ROUND 4 - RESPONSE TO STAFF REVIEW COMMENTS1 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6689 970.224.6134 - fax fcgov.com/developmentreview May 01, 2020 Ian Skor Sandbox Solar 430 N College Ave #441 Fort Collins, CO 80524 RE: Waterglen Solar Array, PDP190010, Round Number 3 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 04/28/2020: 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! Comment Number: 2 04/28/2020: INFORMATION ONLY: Resubmittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. When you are ready to submit your formal plans, please make an appointment with me at least 24 hours in advance. Everything would be electronic. 2 Comment Number: 3 04/28/2020: INFORMATION ONLY: As part of your resubmittal you will respond to the comments provided in this letter. This letter is provided to you in Microsoft Word format. Please use this document to insert responses to each comment for your 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 04/28/2020: FOR HEARING: "FOR HEARING" comments will need to be addressed and resolved prior to moving forward with scheduling the hearing. Staff would need to be in agreement the project is ready for hearing approximately 3-5 weeks prior to the hearing. There are key material due dates in order to be scheduled on the Planning and Zoning Board Agenda. Department: Planning Services Contact: Kai Kleer, 970-416-4284, kkleer@fcgov.com Topic: General Comment Number: 6 04/28/2020: FOR HEARING: On the Site Plan please provide the array size (this information is already in a callout) and the land use, "Small Scale Solar Energy System". Response: The solar array size was added to the Land Use Breakdown table. Comment Number: 7 04/28/2020: FOR HEARING: There is some concern over the mitigation trees not having irrigation. Please work with forestry to find an appropriate location to give these trees the best chance of survival. Response: Russell Mills has coordinated with Forestry Staff to determine appropriate location and species at Rabbit Brush Park. Comment Number: 8 04/29/2020 FOR HEARING: Please provide a narrative clearly describing the details of the anticipated construction process for the site. Staff would like to ensure that no impacts occur on any private property not contained within the limits of development of this site. Response: See attached narrative from subcontractor indicating strategy and construction process to maintain on work site and not impede on neighboring properties. 3 Department: Engineering Development Review Contact: Morgan Stroud, 970-416-4344, mstroud@fcgov.com Topic: General Comment Number: 9 04/27/2020: FOR HEARING: Is construction of the access road only going to take place on the Boxelder Sanitation easement? If not, additional easements will be needed prior to final approval and letters of intent from the properties affected will be needed prior to hearing. Response: Construction will take place on Boxelder easement and Front Range Water LLC property only. No additional easements will be needed. See attached construction plan letter from Temple. Comment Number: 10 04/27/2020: FOR HEARING: Please see and address my redlines for minor comments. Response: In the typical section on Sheet U1, the excavated ground will be removed to the depth of the road base, and the walls of the excavation will act as a form for the emergency access road. It is intended for the top of the access road to be flush with existing ground, and any movement in the gravel will be minimal. Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General Comment Number: 7 04/28/2020: GENERAL FIRE ACCESS PFA met with Ian Skor on February 13, 2020 to discuss alternative options for providing acceptable fire access to the array via a possible connection at the end of Elgin Court, between Lots 45 & 46. PFA agreed to explore this option so long as minimum access requirements could be achieved to the site. At that time, it was discussed that approval of any revised plan will be based upon the project's ability to successfully meet the following criteria: > Provide a fire lane dedicated to 20 feet in width, constructed to a minimum of 14 feet in width, and allowing for a one time only reduction in width to 11 feet at the Elgin Court connection. > Ensure no vertical obstructions will be installed at the connection to reduce the ability of a fire engine to access the fire lane (eg. light pole, tree, fence, sign post). > Provide a code compliant turnaround. > Provide a code compliant gate. > Provide code compliant signage. > Allow compacted road base rather than typical hard surface. Response: Discussion with staff indicates that the current configuration with a 9.76’ opening between lot corners will work. Easement document will be updated to reflect this opening width. A turning analysis has been completed by NE showing a WB-40 can turnaround using the updated configuration, including the shift to avoid the existing tree and changes with the gate location. Comment Number: 8 04/28/2020: FOLLOW-UP CONVERSATIONS 4 > Ian Skor contacted me on February 17 to inform that a 11 foot wide connection at Elgin Court would not be possible; however a 9.5 foot width could be achieved. > I replied that this width would be acceptable so long as no vertical elements would obstruct the entry so as to always maintain a usable 10 foot in width at the connection point. > Subsequent to this conversation, I've seen various documents that have provided successively narrower widths at this connection; first 9.35 feet and most recently 9.25 feet on the Plat. > As our engine widths are 10 feet, PFA cannot approve a 9.25 foot wide connection without assurances that no vertical elements will now or ever be allowed in this area that would prevent access to the array. Response: See response to Comment 7. Comment Number: 9 04/28/2020: IN ORDER TO APPROVE FOR HEARING In reviewing the various documents provided with this submittal as well as those provided via emails, PFA requires correction/clarification on the following items: > Fire lane dedicated as Emergency Access Easement (EAE) and shown consistently on plans as an EAE (not Emergency Access Road or Fire Access). > Provide an Autoturn Exhibit (using a B40 template) to verify that a fire engine can successfully navigate the hammerhead turnaround. This was previously requested but I'm not able to locate. If already submitted, please resubmit. > Provide assurance that no vertical elements will be installed now or at any time in the future that would prevent access by way of a 10 foot wide fire engine. This may require an agreement with the adjoining property owners. City Engineering's input on this is requested. > Detail location of "Emergency Access Only - 40 Ton" signage at entry to the array off Elgin Court. > Detail location of address sign. Response: See response to Comment 7. Comment Number: 10 04/28/2020: SITE PLAN NOTES CORRECTION Solar Array Notes: Please add International Fire Code (IFC) to the section reference for 605.11 through 605.11.2 Response: Note was modified per comment. Comment Number: 11 04/28/2020: GATE DETAIL > Gate detail is approved as shown; however, as the gate obstructs the fire lane, a notation shall be added on the plans to include the requirement to install of a Knox Padlock on the gate. > As an alternative, if the gate can be relocated to the east edge of the hammerhead turnaround and out of the fire lane, the gate need not be 20 feet in width or be secured by a Knox Padlock. Response: Thank you for the comment. We have looked at the configuration and updated it as applicable. Department: Forestry Contact: Nils Saha, , nsaha@fcgov.com Topic: General Comment Number: 10 5 04/28/2020: FOR HEARING: There are inconsistencies between the site plan, utility plan and the landscape plan in terms of existing trees to be retained. Please see redlines and ensure that all existing trees to be retained/protected are accurately shown. Response: The tree inventory has been coordinated. Comment Number: 11 04/28/2020: FOR HEARING: Thank you for showing the mitigation trees. However, Forestry has concerns that the trees will not establish in the proposed location without any irrigation (required, per the General Landscape Notes). Please consider the following options: 1. Whether providing supplemental water would be feasible. If so, please include details for how this may be accomplished. 2. Rabbit Brush Park adjacent to the solar array site currently has two vacant sites that may be suitable. Please coordinate with Forestry on this. The process for planting in the park will be similar to planting in the parkway and will require a permit. 3. There is an irrigated area north of the Cul de Sac on Waterglen Pl that may be able to accommodate two additional trees. This option will need to be explored in coordination with the HOA. Response: The mitigation trees will be planted at Rabbit Brush Park – species, location, and other requirements have been coordinated with Staff. Comment Number: 12 04/28/2020: FOR HEARING: It appears that the emergency access road is proposed approximately 3 feet from the tree #3 (8” blue spruce). Is excavation anticipated? How much aggregate base course is proposed? Please note the following from the Tree Protection Standards and adjust accordingly: “WITHIN THE DRIP LINE OF ANY PROTECTED EXISTING TREE, THERE SHALL BE NO CUT OR FILL OVER A FOUR-INCH DEPTH UNLESS A QUALIFIED ARBORIST OR FORESTER HAS EVALUATED AND APPROVED THE DISTURBANCE.” Response: The drive configuration has been updated and there is now space between the tree and the road. Comment Number: 13 04/28/2020: FOR FINAL PLAN: Please provide an updated Tree Removal Feasibility Letter. Response: The letter has been updated. Department: Environmental Planning Contact: Kelly Smith, , ksmith@fcgov.com Topic: General Comment Number: 1 4/28/2020: FOR HEARING: Thank you for including more diverse species and habitat supporting vegetation. I would like to see the shrubs wrap around the north side of the development as well, if possible. Otherwise, great job addressing Environmental concerns. Response: Plants have been provided along the north edge of the array. Department: Erosion Control Contact: Basil Hamdan, 970-222-1801, bhamdan@fcgov.com 6 Topic: Erosion Control Comment Number: 9 04/27/2020: FOR FINAL PLAN - UPDATED: Please provide final stabilization for the entire site including the area where the solar arrays are to be installed. Response: Will do. 08/20/2019: FOR HEARING: Please describe how the site will be stabilized during construction and in the ultimate condition. Please specify reseeding that will be done to the disturbed areas. Please use the add the standard Erosion and Sediment Control notes per the City's Criteria. Comment Number: 10 04/27/2020: FOR FINAL PLAN - UNRESOLVED: please discuss whether the project disturbs more than acre and provide report at FDP if so. Please include a security estimate. 08/21/2019: FOR FINAL PLAN: No erosion control escrow was provided. Also it is questionable whether this project will disturb greater than an Acre as it is borderline 1 acre. If the project disturbs greater than an Acre during any of the revisions an erosion control report and state permit will be required as noted in the Conceptual Comments. Also Please review the redlines in the drainage report as the erosion control letter is quite confusing. Response: The plan will disturb 0.87 acres. Final plan submittal will comply with erosion control material requirements. Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control Comment Number: 11 04/27/2020: FOR FINAL PLAN - UNRESOLVED: 10/31/2019: FOR FINAL PLAN: Erosion Control Escrow Calculation was never provided. Please include in next submittal. Response: Escrow calc has been provided with this submittal. Department: Stormwater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 13 04/24/2020: Stormwater Utility is ready for a hearing. Response: Great – thanks! 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. 7 Response: We have discussed and confirmed interconnection with L&P. 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-1Form.pdf Response: C-1 Form and One Line Diagram Sent to Fort Collins Utiilites for Review and Approval. 200A service. 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: Info will be provided at final as requested. 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: Thank you for the information. No new infrastructure from utility is needed. 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-investmen t-development-fees Response: Understood – thank you for the info. Comment Number: 6 08/20/2019: INFORMATION ONLY: Please contact Luke Unruh with Light & Power Engineering if you have any questions 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 making yourself available. Department: Building Services Contact: Katy Hand, , khand@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 11/04/2019: BUILDING PERMIT: A separate building permit will be required for electrical, & structural attachments. Response: Thank you for the info. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: General 8 Comment Number: 1 04/27/2020: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. Response: Understood. Topic: Plat Comment Number: 2 04/27/2020: FOR FINAL PLAN: Please make changes as marked. If changes are not made or you disagree with comments, please provide written response of why corrections were not made. Please provide any responses on redlined sheets and/or in response letter. Response: Redlines have been addressed. Department: BNSF Railway Contact: Allan Breden, , Topic: General Comment Number: 3 04/17/2020: INFORMATION ONLY: BNSF takes no exceptions to the design. No impact was noted to BNSF from review. 10/23/2019: INFORMATION ONLY: BNSF takes no exceptions to the design.