re: comolli solar pre-application - proposed 3.46± mw

December 18, 2020 Mr. Jim Lamphere, Town Planner Planning Department 482 Main St, 2nd Floor Hopkinton, RI 02833 Re: Comolli Solar Pre-Application - Proposed 3.46± MW Solar Array 0 Chase Hill Road #2 Assessor’s Plat 2 Lot 73 ESS Project No. C640-000 Dear Mr. Lamphere,

Please find the pre-application meeting package on behalf of Comolli Granite for the proposed Comolli Solar project enclosed. A brief narrative of the existing conditions and proposed project is provided below. The application includes:

1. Pre-Application Checklist;

2. Certificates of Authorization and Proof of Current Registration;

3. Soils Map- Ten (10) copies;

4. Proposed concept plan- Ten (10) full size copies and ten (10) 11”x17” copies;

5. Aerial photograph- Ten (10) full size copies and ten (10) 11”x17” copies;

6. Vicinity map- Ten (10) full size copies and ten (10) 11”x17” copies; and

7. Presentation Plans P-1, P-2, and P-3 - Ten (10) full size copies and ten (10) 11”x17” copies.

The Application for Land Development, application fee, zoning certificate, and Proof of paid up-to-date property taxes from the Hopkinton Tax Collector will be provided under separate cover.

Background

The proposed project was initially presented to the Planning Board on September 2, 2020 for an advisory opinion to the Town Council regarding a request for comprehensive plan/zoning map amendments. On November 2, 2020, the Town Council adopted an amendment to the zoning ordinance changing the zoning of land condominium unit 2 from Residential RFR-80 to Commercial, with several restrictions and conditions. In addition, the amendment permits the applicant to expand lot coverage beyond 3% or 3 acres with the condition that the fenced area does not exceed 9.07 acres.

Existing Conditions

The proposed project will be located on Land Condominium Unit 2 of Assessor Plat 2 Lot 73. The 38.9± acre Site is located on the southern side of Chase Hill Road and is accessed by an existing gravel road

Mr. Jim Lamphere December 18, 2020

2 c640-000 comolli solar- hopkinton pre app narrative

that passes through Unit 1. The Site was historically used as an automobile junkyard for approximately 50 years and is currently operated as a granite quarry.

There are numerous areas of jurisdictional freshwater wetlands located on the Property. The largest area of wetlands is located on the western side of the Property and extends to the southern side adjacent to Pawcatuck River. There is a smaller portion of wetlands located in the center of the Property that extends to the east. These wetlands include a swamp, associated 50-food perimeter wetland, a special aquatic site, an intermittent stream, and 100-foot riverbank wetland. The property is located within flood zone “X” per FIRM Map 44009C0144J. Flood zone “X” refers to areas of minimal flood hazard above the 500-year flood level. The Site is mapped by Natural Resources Conservation Service (NRCS) as Canton- Charlton Rock Outcrop Complex, Canton and Charlton fine sandy loams, Paxton fine sandy loam, Ridgebury, Leicester, and Whitman soils, Sutton fine sandy loams, and Swansea Muck. Refer to the enclosed soils map.

The Site is not located within a mapped Natural Heritage Area (NHA) or Wellhead Protection Area according to the Rhode Island Department of Environmental Management (RIDEM) Environmental Resource Map. It is located within a Primary Protection Zone per Hopkinton GIS “Map 3 Groundwater and Wellhead Protection Areas, Hopkinton, RI.”

Conceptual Project

The Applicant proposes to construct a 3.4± MW direct current (DC) ground-mounted Photovoltaic Solar Energy System (PSES) occupying 7.83± acres, associated electrical equipment and 9 new utility poles. A 7-foot high chain link fence encompassing 9.07± acres will surround the solar array and one proposed stormwater detention basin. The array will be accessed via an existing gravel road to be widened and improved as necessary. The area within the fence will be cleared, grubbed, loamed and seeded. Shade trees outside the fence will be cut in the area shown on the enclosed plans. Stumps and existing ground cover will remain in this area.

The proposed array is located at least 989± feet south of Chase Hill Road, is no closer than 666± feet to the nearest residence, and is surrounded by substantial woods and wetlands. As demonstrated on Drawing P-2 and P-3, the existing topography will obstruct view of the array from Chase Hill Road and the Polly Coon Bridge, respectively.

The project is allowed by the Town of Hopkinton Non-Residential Photovoltaic Solar Energy Systems Ordinance (PSES) (Code of Ordinances-chapter 246). The conceptual layout has been designed in accordance with the requirements of the PSES Ordinance including:

1. All electrical connection and distribution lines within the system will be underground;

2. All height and minimum yard setbacks will be met;

3. A seven-foot-high security fence surrounding the perimeter of each array is proposed;

4. Exterior lighting is not proposed;

5. A vegetated buffer will be maintained within the yard setbacks.

Mr. Jim Lamphere December 18, 2020

3 c640-000 comolli solar- hopkinton pre app narrative

6. Emergency access will be provided via an existing gravel driveway with a vehicle gate.

Please feel free to call me at 781-419-7726 or email me at [email protected] with any questions or comments.

Sincerely, ESS GROUP, INC. Jason M. Gold, P.E. Manager, Civil/Site Engineering Services

Enc.

CC: Colleen DeBenedetto, Centrica Solar Joelle C. Rocha, Duffy & Sweeney, Ltd. George Comolli

39

Hopkinton _ Planning Board RHODE ISLAND

5.2 PRE-APPLICATION / CONCEPTUAL REVIEW CHECKLIST

Name of Subdivision _________________________________________ Plat(s) ________ Lot(s) ____________

This is the initial stage of Land Development and Subdivision Review in which proposals are discussed

informally and receive comments and direction from municipal officials.

The Applicant shall submit to the Town Planner, ten 24 inch by 36 inch black or blueline copies, and ten, 11 inch

by 17 inch reduced copies, of Pre-application maps in a scale that shall be sufficient to clearly show all of the

information required below and shall be subject to the approval of the Town Planner. Sheets shall be numbered

sequentially (e.g., sheet 1 of 3, 2 of 3, etc.). The plans must illustrate all parcels involved in the proposed

subdivision or land development, in their entirety. Plans shall include a certification that all plans and proposed

improvements conform to all existing and amended standards of the State of Rhode Island and Providence

Plantations, Board of Registration of Land Surveyors.

A. PRE-APPLICATION SUBMISSION - PRE-APPLICATION DRAWING(S)

A map or plan of the proposed subdivision parcel showing the principal existing features of the site,

including parcel boundaries, roads, structures, water bodies and vegetation. It should be drawn at a scale

sufficient to clearly show all of the information required, depending on the size and complexity of the

property. Much of this information could be shown based on USGS maps and/or orthophotos available

from RIGIS. Applicants seeking a pre-application meeting or an informal concept plan review shall submit

general, conceptual materials, in advance of the meeting(s), as requested by the Town Planner and which

may include any of the following:

___ 1. Name of proposed development

___ 2. Name and address of property owner and applicant

___ 3. Name, address and telephone number of person or firm preparing the Pre-application plan

___ 4. Date of plan preparation, with revision date(s) if any

___ 5. Graphic scale and North arrow

___ 6. Assessor’s plat and lot number(s) of the land being subdivided

___ 7. Zoning district(s) of the land being subdivided. If more than one district, zoning boundary lines must

be shown

___ 8. Zoning certificate from the Building/Zoning Official

2 730 Chase Hill Road #2

40

ARTICLE V – PRE-APPLICATION / CONCEPTUAL REVIEW CHECKLIST, Con’t.

Name of Subdivision _______________________________________ Plat(s) ________ Lot(s) ____________

___ 9. Location of perimeter boundary lines and dimensions of existing and proposed property lines of the

subdivision, drawn so as to distinguish them from other boundaries and all other existing property

lines within or immediately adjacent to the parcel(s) being developed, including existing easements and

rights-of-way.

___10. Area of the subdivision parcel and proposed number of buildable lots, dwellings or other

proposed improvements

___11. Location and names of existing streets within and immediately adjacent to the subdivision parcel

___12. Location of wooded areas and notation of existing ground cover

___13. Estimated location of land unsuitable for development, including wetlands, ponds, watercourses and/or

wetland buffers including rivers, streams, lakes, ditches, drains, special aquatic sites and vernal pools,

present on or within 200 feet of the property being subdivided, as available from existing information

___14. Size and approximate location of public or private water lines

___15. Location of electrical, telephone, and cable service

___16. Existing utility easements and power line right-of-ways

___17. Width and surfacing material of existing road(s) at access points

___18. Table stating minimum area and building setback dimensions required for the zoning district

___19. Areas of agricultural use

___20. Existing site analysis map including topography with approximated contour intervals of two feet,

locations of significant existing natural and manmade environmental features including wooded areas,

wetlands, steep slopes, rock out crops, easements, on or immediately adjacent to the subdivision

___21. Location and approximate size of existing buildings, proposed buildings and/or significant above-

ground structures on or immediately adjacent to the subdivision

___22. Proposals, if any, for connection with existing water supply and sanitary sewer systems or a

notation that wells and OWTS are proposed

___23. Location of historic cemeteries on or immediately adjacent to the subdivision, if any

___24. General location of any unique natural, cultural and/or archeological and historic features or sites,

including stone walls, trails, and landscapes

___25. Scenic road corridors and state-designated scenic areas

___26. Applicant has referred to the Town of Hopkinton Design Review Standards for this application

NA

NA

NA

NA

X

NA

X

NA


41


Name of Subdivision _______________________________________ Plat (s) ________ Lot(s) ____________

___27. Conceptual layouts including streets, lots, lot lines, approximate lot areas and dimensions, and showing

approximate areas of alteration. Proposed lot lines shall be drawn so as to distinguish them from

existing property lines, on a separate drawing, if necessary, to clearly portray

___28. Base flood elevation data from FEMA maps

___29. Proposed open space areas (Residential Cluster Developments and Residential Compounds)

___30. Record of any proceedings or decisions of the Zoning Board of Review that pertain to the

application or the subject land

___31. Street index box

___32. Proof of paid up-to-date property taxes from the Hopkinton Tax Collector

___33. Copy of a Certificate of Authorization issued by the Board of Design Professionals of the State of Rhode

Island

___34. Proof of current registration with the State Board of Registration for Professional Land Surveyors of the

State of Rhode Island

___35. Notation on plan if the subdivision parcel(s) is (are) located within any of the following areas:

___ Natural Heritage Areas (RIDEM)

___ Prime farmland soils

___ Groundwater Protection Overlay District (Town)

___ State, regional or community greenways and greenspace priorities

___ 100-year floodplains as shown of federal flood protection maps

___ Unfragmented forest tracts

___ Land in active agricultural use

___36. An estimate of the approximate population of the proposed subdivision

___37. An estimate of the number of school-aged children to be housed in the proposed subdivision

___38. Existing hiking, biking and bridle trails within and adjacent to the site

___39. Boat launches, lake and stream access points, beaches and water trails

___40. Existing playfields, playgrounds and recreational resource areas adjacent to the site

___41. Any other information or data which is relevant to good planning and design

NA

NA

NA

X

NA

NA

NA

NA

NA

NA

NA

NA

NA


42


Name of Subdivision _______________________________________ Plat(s) ________ Lot(s) ____________

B. PRE-APPLICATION SUBMISSION - SUPPORTING MATERIALS

The applicant shall submit to the Town Planner copies of a narrative report (actual number of copies to be

determined by the Planner) providing a general description of the existing physical environment and

existing use(s) of the property along with a general description of the uses and type of development

proposed by the applicant. The narrative report shall include reduced copies of all plans required in A

above plus the following:

___ 1. Filing Fee - $300 + $30 per unit

___ 2. General Application for Subdivision Review (see Article XVIII, Section 8.1)

___ 3. An aerial photograph or a black line copy of an existing aerial photograph of the proposed

subdivision parcel and surrounding area

___ 4. A copy of the soils map of the subdivision parcel and surrounding area, and a general analysis of soil

types and suitability for the development proposed, including information on approximate water table

elevations and flood potential. If any prime agricultural soils are within the subdivision parcel(s), the

soils map shall be marked to show the location of said prime agricultural soils

___ 5. A vicinity map drawn to a scale of 1 inch = 400 feet or as necessary to show the area within one- half

mile of the subdivision parcel showing the locations of all streets, existing lot lines, and zoning district

boundaries. Schools, parks, fire stations and other significant public facilities shall be indicated on the

locus map by shading and labeling the specific use

___ 6. Any other information or data which is relevant to good planning and design

Note: The Planning Board, at its discretion, may vote to combine review stages and to modify and/or waive

requirements as specified in Article XI. Review stages may be combined only after the Planning Board

determines that all necessary requirements have been met by the applicant.


Tel: 401-462-9530 Fax: 401-462-9532 TTY: 711

Web Site: w

ww

.bdp.ri.gov

Registration N

o.: Issued:

Expires:

Chairperson

Secretary

having given satisfactory evidence of having the education, training, and/or qualifications required by law

is hereby authorized to practice as a

State of Rhode Island and Providence Plantations

Board of R

egistration for Professional Engineers

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PE.0007788 7/1/2019

6/30/2021

Civil

Farmland C

lassification—State of R

hode Island: Bristol, Kent, New

port, Providence, and Washington C

ounties(C

OM

OLLI LO

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Natural R

esourcesC

onservation ServiceW

eb Soil SurveyN

ational Cooperative Soil Survey

4/26/2019Page 1 of 6

4586100 4586300 4586500 4586700 4586900 4587100 4587300

4586100 4586300 4586500 4586700 4586900 4587100

267100267300

267500267700

267900268100

268300268500

268700268900

267100267300

267500267700

267900268100

268300268500

268700268900

41° 24' 13'' N71° 47' 10'' W

41° 24' 13'' N

71° 45' 47'' W

41° 23' 32'' N

71° 47' 10'' W

41° 23' 32'' N

71° 45' 47'' W

N

Map projection: W

eb Mercator Corner coordinates: W

GS84 Edge tics: UTM Zone 19N W

GS840

400800

16002400 Feet

0100

200400

600 Meters

Map Scale: 1:8,850 if printed on A landscape (11" x 8.5") sheet.

MA

P LEGEN

DA

rea of Interest (AO

I)Area of Interest (AO

I)

SoilsSoil R

ating PolygonsN

ot prime farm

land

All areas are prime

farmland

Prime farm

land if drained

Prime farm

land if protected from

flooding or not frequently flooded during the grow

ing seasonPrim

e farmland if irrigated

Prime farm

land if drained and either protected from


ing seasonPrim


and drainedPrim


and either protected from


ing season

Prime farm

land if subsoiled, com

pletely rem

oving the root inhibiting soil layerPrim


and the product of I (soil erodibility) x C

(climate

factor) does not exceed 60Prim


and reclaimed of excess

salts and sodiumFarm

land of statewide

importance

Farmland of statew

ide im

portance, if drainedFarm

land of statewide

importance, if protected

from flooding or not

frequently flooded during the grow

ing seasonFarm

land of statewide

importance, if irrigated

Farmland of statew

ide im

portance, if drained and either protected from


ing seasonFarm

land of statewide


and drainedFarm

land of statewide




ing seasonFarm

land of statewide

importance, if subsoiled,

completely rem

oving the root inhibiting soil layerFarm

land of statewide



(climate

factor) does not exceed 60

Farmland of statew

ide im

portance, if irrigated and reclaim

ed of excess salts and sodiumFarm

land of statewide

importance, if drained or

either protected from


ing seasonFarm

land of statewide

importance, if w

arm

enough, and either drained or either protected from


ing seasonFarm

land of statewide

importance, if w

arm

enoughFarm

land of statewide

importance, if thaw

edFarm

land of local im

portanceFarm

land of local im

portance, if irrigated

Farmland of unique

importance

Not rated or not

availableSoil R

ating LinesN

ot prime farm

land

All areas are prime

farmland

Prime farm

land if drainedPrim

e farmland if

protected from flooding

or not frequently flooded during the grow

ing seasonPrim

e farmland if

irrigatedPrim

e farmland if

drained and either protected from


ing seasonPrim

e farmland if

irrigated and drainedPrim

e farmland if

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4/26/2019Page 2 of 6

Prime farm


pletely rem




(climate

factor) does not exceed 60Prim


and reclaimed of excess

salts and sodiumFarm

land of statewide

importance

Farmland of statew

ide im


land of statewide




ing seasonFarm

land of statewide


Farmland of statew

ide im



ing seasonFarm

land of statewide


and drainedFarm

land of statewide




ing seasonFarm

land of statewide


completely rem


land of statewide



(climate


Farmland of statew

ide im



land of statewide




ing seasonFarm

land of statewide

importance, if w

arm



ing seasonFarm

land of statewide

importance, if w

arm

enoughFarm

land of statewide

importance, if thaw

edFarm

land of local im

portanceFarm

land of local im


Farmland of unique

importance

Not rated or not available

Soil Rating Points

Not prim

e farmland

All areas are prime

farmland

Prime farm

land if drained

Prime farm

land if protected from


ing seasonPrim


Prime farm

land if drained and either protected from


ing seasonPrim


and drainedPrim




ing season

Prime farm


pletely rem


e farmland if

irrigated and the product of I (soil erodibility) x C

(clim

ate factor) does not exceed 60Prim

e farmland if

irrigated and reclaimed

of excess salts and sodiumFarm

land of statewide

importance

Farmland of statew

ide im


land of statewide




ing seasonFarm

land of statewide


Farmland C




ounties(C

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4/26/2019Page 3 of 6

Farmland of statew

ide im



ing seasonFarm

land of statewide


and drainedFarm

land of statewide




ing seasonFarm

land of statewide


completely rem


land of statewide



(climate


Farmland of statew

ide im



land of statewide




ing seasonFarm

land of statewide

importance, if w

arm



ing seasonFarm

land of statewide

importance, if w

arm

enoughFarm

land of statewide

importance, if thaw

edFarm

land of local im

portanceFarm

land of local im


Farmland of unique

importance

Not rated or not available

Water Features

Streams and C

anals

TransportationRails

Interstate Highw

ays

US R

outes

Major R

oads

Local Roads

BackgroundAerial Photography

The soil surveys that comprise your AO

I were m

apped at 1:12,000.

Please rely on the bar scale on each map sheet for m

ap m

easurements.

Source of Map:

Natural R

esources Conservation Service

Web Soil Survey U

RL:

Coordinate System

: W

eb Mercator (EPSG

:3857)

Maps from

the Web Soil Survey are based on the W

eb Mercator

projection, which preserves direction and shape but distorts

distance and area. A projection that preserves area, such as the Albers equal-area conic projection, should be used if m

ore accurate calculations of distance or area are required.

This product is generated from the U

SDA-N

RC

S certified data as of the version date(s) listed below.

Soil Survey Area: State of R

hode Island: Bristol, Kent, N

ewport, Providence, and W

ashington Counties

Survey Area Data:

Version 18, Dec 6, 2018

Soil map units are labeled (as space allow

s) for map scales

1:50,000 or larger.

Date(s) aerial im

ages were photographed:

Mar 30, 2011—

May

1, 2011

The orthophoto or other base map on w

hich the soil lines were

compiled and digitized probably differs from

the background im

agery displayed on these maps. As a result, som

e minor

shifting of map unit boundaries m

ay be evident.

Farmland C




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4/26/2019Page 4 of 6

Farmland Classification

Map unit symbol Map unit name Rating Acres in AOI Percent of AOI

AfA Agawam fine sandy loam, 0 to 3 percent slopes

All areas are prime farmland

0.1 0.0%

CaD Canton-Charlton-Rock outcrop complex, 15 to 35 percent slopes, very stony

Not prime farmland 42.6 11.2%

CdB Canton and Charlton fine sandy loams, 3 to 8 percent slopes


17.3 4.5%

CeC Canton and Charlton fine sandy loams, 3 to 15 percent slopes, very rocky


ChB Canton and Charlton fine sandy loams, 0 to 8 percent slopes, very stony


ChC Canton and Charlton fine sandy loams, 8 to 15 percent slopes, very stony


ChD Canton and Charlton very stony fine sandy loams, 15 to 25 percent slopes


HkC Hinckley loamy sand, 8 to 15 percent slopes

Farmland of statewide importance

0.6 0.2%

MmA Merrimac fine sandy loam, 0 to 3 percent slopes


3.1 0.8%

MmB Merrimac fine sandy loam, 3 to 8 percent slopes


1.0 0.3%

Nt Ninigret fine sandy loam, 0 to 3 percent slopes


0.2 0.1%

PaB Paxton fine sandy loam, 3 to 8 percent slopes


18.6 4.9%

Pp Pootatuck fine sandy loam

Prime farmland if protected from flooding or not frequently flooded during the growing season

41.4 10.9%

Farmland Classification—State of Rhode Island: Bristol, Kent, Newport, Providence, and Washington Counties

COMOLLI LOCUS

Natural ResourcesConservation Service

Web Soil SurveyNational Cooperative Soil Survey

4/26/2019Page 5 of 6

Map unit symbol Map unit name Rating Acres in AOI Percent of AOI

Rf Ridgebury, Leicester, and Whitman soils, 0 to 8 percent slopes, extremely stony


Ru Rippowam fine sandy loam


62.1 16.3%

StA Sutton fine sandy loam, 0 to 3 percent slopes


1.7 0.4%

StB Sutton fine sandy loam, 3 to 8 percent slopes


4.5 1.2%

SwA Swansea muck, 0 to 1 percent slopes


W Water Not prime farmland 35.9 9.4%

Wa Walpole sandy loam, 0 to 3 percent slopes


0.2 0.1%

WcB Wapping very stony silt loam, 0 to 8 percent slopes


WgA Windsor loamy sand, 0 to 3 percent slopes


7.0 1.8%

WgB Windsor loamy sand, 3 to 8 percent slopes


18.3 4.8%

WhB Woodbridge fine sandy loam, 3 to 8 percent slopes


7.7 2.0%

Totals for Area of Interest 380.6 100.0%

Description

Farmland classification identifies map units as prime farmland, farmland of statewide importance, farmland of local importance, or unique farmland. It identifies the location and extent of the soils that are best suited to food, feed, fiber, forage, and oilseed crops. NRCS policy and procedures on prime and unique farmlands are published in the "Federal Register," Vol. 43, No. 21, January 31, 1978.

Rating Options

Aggregation Method: No Aggregation Necessary

Tie-break Rule: Lower

Farmland Classification—State of Rhode Island: Bristol, Kent, Newport, Providence, and Washington Counties

COMOLLI LOCUS

Natural ResourcesConservation Service

Web Soil SurveyNational Cooperative Soil Survey

4/26/2019Page 6 of 6

re: comolli solar pre-application - proposed 3.46± mw

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