01-23-2018 Regular MeetingHOPKINS PLANNING & ZONING COMMISSION
AGENDA
Tuesday, January 23, 2018
6:30 pm
THIS AGENDA IS SUBJECT TO CHANGE UNTIL THE START OF
PLANNING & ZONING COMMISSION MEETING
I. CALL TO ORDER
II. ADOPT AGENDA
III. OPEN AGENDA – PUBLIC COMMENTS/CONCERNS
IV. CONSENT AGENDA
1. Minutes of the November 28, 2017, Planning & Zoning Commission meeting
V. PUBLIC HEARING
1. None
VI. OLD BUSINESS
1. Application 2017-08-TA - Alternative Energy Ordinance
VII. NEW BUSINESS
1. Application 2018-01-CON – Central Park Improvements Concept Plan Review
VIII. ANNOUNCEMENTS
1. Previous items before the Planning & Zoning Commission
2. 2040 Comprehensive Plan Update – Cultivate Hopkins
IX. ADJOURN
Minutes of the Planning & Zoning Commission, November 28, 2017 - Page 1
PLANNING & ZONING COMMISSION MINUTES
November 28, 2017
A regular meeting of the Hopkins Planning & Zoning Commission was held on November 28,
2017, at 6:30 p.m. in the Council Chambers of Hopkins City Hall.
Present were Commission Members Laura L. Daly, Kristin Hanneman, Brian Hunke, Matthew
McNeil, Emily Wallace-Jackson and James Warden. Commission Member Libby Goeman was
absent. Also present was City Planner Jason Lindahl.
CALL TO ORDER
Chair Hunke called the meeting to order at 6:30 p.m.
ADOPT AGENDA
Commissioner McNeil moved, Commissioner Warden seconded, to adopt the agenda. The motion
was approved unanimously.
OPEN AGENDA- PUBLIC COMMENTS/CONCERNS - none
CONSENT AGENDA
Commissioner Daly moved, Commissioner Hanneman seconded, to approve the minutes of the
October 24, 2017, regular meeting minutes. The motion was approved unanimously.
PUBLIC HEARINGS –
Planning Application 2017-12-SUB, Hopkins Doran Subdivision – City Planner Jason Lindahl
presented the application from Doran 810, LLC, requesting preliminary and final registered land
survey approvals to separate part of the existing Moline apartment building. According to the
applicant, this request is necessary to separate the 189-stall, grade-level garage and the pedestrian and
bicycle lobby from the rest of the building so it can be transferred to Metro Transit. The Metro Transit
will then own this section of the Moline building to serve the Downtown Hopkins light rail station.
This application has no impact on the 241-unit apartment building or the below-grade parking garage
that is intended to provide parking to its residents. This transfer is consistent with the original plans
detailed in the development agreement. Staff finds the proposed preliminary and final registered land
surveys in conformance with the City’s Comprehensive Plan, Zoning regulations and Subdivision
standards, and recommends the City approve these requests.
Chairperson Hunke opened the public hearing at 6:45. Hearing no comments Commission Warden
moved and Commissioner Hanneman seconded a motion to close the public hearing at 7:47. The
motion was approved unanimously.
After some general discussion of the proposal, Chairperson Hunke called for a motion. Commissioner
McNeil moved and Commissioner Warden seconded to adopt Planning & Zoning resolution 2017-07,
recommending the City Council approve the Preliminary Registered Land Survey for Hopkins Doran.
The motion was approved unanimously.
Minutes of the Planning & Zoning Commission, November 28, 2017 - Page 2
Commissioner McNeil moved and Commissioner Hanneman seconded to adopt Planning & Zoning
resolution 2017-08, recommending the City Council approve the Final Registered Land Survey for
Hopkins Doran. The motion was approved unanimously.
City Planner Jason Lindahl noted this item will go before the City Council on December 5, 2017.
OLD BUSINESS - None
NEW BUSINESS - None
ANNOUNCEMENTS
During the announcements, Mr. Lindahl updated the Planning & Zoning Commission on the
following items:
1. Previous items before the Planning & Zoning Commission: City Planner Jason Lindahl noted
the following items previously before the Planning & Zoning Commission were approved by
the City Council during their November 21st meeting.
• 2017-05-TA Pawnshops, Coin & Currency Exchanges
• 2017-14-TA Day Nursery & Adult Day Care Facilities
• 2017-15-TA Off-Street Parking
2. Cultivate Hopkins - 2040 Comprehensive Plan Update
City Planner Jason Lindahl informed the Commission that the Cultivate Hopkins advisory
committee continues its work to update Comprehensive Plan. The committee met on
November 8th to review the Natural Environment section of the plan. During that meeting the
committee identified alternative energy, natural resources and open space and sustainable
construction as the 3 highest priorities for the natural environment. The committee’s next
meeting will be January 10th to review the Economic Environment section of the plan.
ADJOURN
Commissioner Hanneman moved and Commissioner Warden seconded to adjourn the
meeting. The motion was approved unanimously. The meeting adjourned at 7:01 p.m.
Respectfully submitted,
Jason Lindahl, AICP
City Planner
January 23, 2018 Planning Application 2017-08-TA
Alternative Energy Systems Text Amendment
Proposed Action: Staff requests the Planning & Zoning Commission evaluate the attached
existing energy use information and model solar regulations and provide feedback.
Overview
In July and August of 2017, staff presented information from the SolSmart program, a national
designation program designed to recognize communities that have taken key steps to address
local barriers to the implementation of solar energy systems. During that review, staff identified
several steps for Hopkins to achieve SolSmart designation. Chief among them was approval of a
zoning text amendment to allow solar energy systems and other forms of alternative energy
production. Since that time, staff has been researching both existing energy conditions in
Hopkins and regulations in other communities. During the meeting, staff will review this
information with the Commission and ask for feedback on drafting alternative energy zoning
regulations for Hopkins.
Primary Issues to Consider
• Legal Authority
• City Goals Related to Renewable Energy
• Potential Zoning Changes
Supporting Information
• Report from the Great Plains Institute - Existing Energy Conditions in Hopkins
• State of Minnesota Model Solar Ordinance
________________________________________
Jason Lindahl, AICP
City Planner
Financial Impact: $ N/A Budgeted: Y/N ____ Source: _____________
Related Documents (CIP, ERP, etc.): _________________________________________
Notes:
Planning Report 17-08-TA
Page 2
Legal Authority. Zoning Code amendments are legislative actions in that the City is creating
new standards to regulate the development of certain types of uses and/or structures. Under the
law, the City has wide flexibility to create standards that will ensure the type of development it
desires. However, zoning regulations must be reasonable and supported by a rational basis
relating to promoting the public health, safety and welfare.
City Goals Related to Renewable Energy. Hopkins has outlined goals related to
sustainability and renewable energy in a number of ways. These include in the Comprehensive
Plan, annual City Council Goals and by its continued participation in the GreenSteps Cities
program. These various goals are detailed below.
City of Hopkins Comprehensive Plan
Goal: Encourage the use of solar energy systems for the purpose of space heating and cooling
and hot water heating in new residential developments.
Policies:
• The City will review its Zoning Ordinance and consider appropriate amendments to exempt
active solar energy systems from lot coverage and setback provisions.
• The City will review its Code and consider appropriate amendments to require swimming
pools be heated using solar or some other form of renewable energy resource, where
possible.
• Within Planned Unit Developments, the City will consider varying setback
requirements in residential zoning districts as a means of protecting solar access.
These goals and policies are in accordance with the Metropolitan Land Planning Act MN Statute
473.859 Subd.2, which states that “land use plans shall contain a protection element, as
appropriate, […], and an element of protection and development of access to direct sunlight for
solar energy systems.”
2017 City Council Goals
• Practice environmental responsibility.
GreenSteps Cities
• Remove barriers to and encourage installation of renewable energy generation capacity.
Existing Energy Conditions in Hopkins. The Existing Energy Conditions report provides a
detailed profile of energy use in Hopkins and the renewable energy resources available in the
community. Overall, this information suggests that increased use of renewable energy would
help reduce greenhouse gas emissions (GHG) in Hopkins. More specifically, the report suggests
the use of solar energy by commercial buildings, would have the largest impact on GHG
emissions. The report finds the vast majority of energy used and emissions produced in
Hopkins come from buildings, with 75 percent of all greenhouse gas emissions coming from
residential and commercial buildings. Transportation makes up the remaining 25 percent of
energy use and GHS emissions. Of the GHG emissions from building, the commercial sector
makes up 72 percent of GHG emission from buildings. In addition, most of the GHG
emissions from buildings come from the use of electricity (57%) compared to natural gas (43%).
It is also important to note that while commercial buildings consume a majority of the energy,
Planning Report 17-08-TA
Page 3
they comprise only 20 percent of the square footage and represent little over 10 percent of the
number of buildings in the community. From this information the report concludes, “focusing
on commercial and industrial building energy use a potentially high-impact strategy city
efficiency resources…”
The report goes on to calculate Hopkins’ “solar reserve” or how much solar energy is
reasonability economically available for development (similar to how oil or gas reserves are
measured). The total capacity of only the commercial rooftop solar resource in Hopkins is 86
MW, equal to approximately 55 percent of all electricity consumed in the City. The report also
notes that if buildings undergo high levels of energy efficiency investment, the solar resource
could meet a higher percentage of electric needs. A closer look at the Gross Solar Potential map
for Hopkins suggests several high impact sites including SUPERVALU, the City’s landfill as well
as other large industrial sites. The report also examines Hopkins’ wind and biomass resources
and finds they would likely have less of an impact than solar.
Potential Zoning Changes. The Minnesota Local Government Solar Toolkit provide resources
to assist communities in addressing barriers to solar energy installations in a manner tailored to
each community’s needs. These resources include a summary of state policy, model goals and
policies for comprehensive plans, model zoning regulations and best practices for solar
permitting. The City is using the model ordinance as the starting point for creating customized
solar regulations for Hopkins.
Incorporating solar land uses and development in the ordinances recognizes that the
community’s solar resources are a valuable asset with economic and environmental value that
property owners will want to capture.
While reviewing the model zoning language, it is important to keep in mind it was drafted for
both urban and rural areas and not all the provisions will be appropriate for Hopkins. For
example, the Toolkit states issues of solar access and nuisances associated with solar energy
systems are of less consequence outside urban areas where lot sizes are almost always greater
than one acre. Solar farms and gardens (principal solar land uses) are much more likely to be
proposed in rural areas rather than developed cities. However, urban areas should consider
where solar farms or gardens can add value to the community and enable economic
development of a valuable local resource. Rural communities should address rooftop and
accessory ground-mount development, although the standards used in this model are designed
more for the urban circumstances.
The Solar Toolkit outlines important issues for the City to consider when drafting solar
regulations. Local governments in Minnesota are seeing increasing interest by property owners
in solar energy installations, and are having to address solar land uses in their development
regulation. Given the continuing cost reductions, and growing value of clean energy, solar
development will increasingly be a local development opportunity, from the rooftop to the large
scale solar farm. Three primary issues tie solar energy to development regulations:
1. Land Use Conflicts and Nuisance Considerations. Solar energy systems have few nuisances,
but some types of solar development can compete for land with other development options,
and visual impacts and perceived safety concerns by neighbors sometimes create opposition
to solar installations. Good design and attention to aesthetics can answer most nuisance or
visual concerns for rooftop or accessory use systems. But large scale development (solar
Planning Report 17-08-TA
Page 4
farms or gardens) are becoming more common and, like other types of development, raise
the issue about whether and where such land uses are appropriate.
2. Protecting Access to Solar Resources. Development regulations can inadvertently limit a
property owner’s ability to access their solar resource. Solar access can also be limited by
buildings or vegetation on adjacent lots. Communities should consider how to protect and
develop solar resources in zoning and subdivision processes.
3. Encouraging Appropriate Solar Development. Local governments can encourage solar
development for economic development, energy independence, or to meet sustainability or
climate protection goals. Communities can both remove regulatory barriers to solar energy
and incorporate low or no-cost incentives in development regulations or economic
development programs to spur appropriate solar investment.
The Solar Toolkit also include several important zoning issues for local governments to consider
when drafting solar energy standards. These recommendation include:
1. Create an as-of-right solar installation path for property-owners. Create a clear regulatory
path (an as-of-right installation) to solar development for both accessory and (if appropriate)
principal uses such as solar farms and ground-mount community shared solar installations.
2. Limit regulatory barriers to developing solar resources. Ensure that access to solar resources
is not unduly limited by height, setback, or coverage standards, recognizing the distinct
design and function of solar technologies and land uses.
3. Define appropriate aesthetic standards. Retain an as-of-right installation while balancing
design concerns in urban neighborhoods, historic districts, and new subdivisions.
4. Address cross-property solar access issues. Consider options for protecting access across
property lines in the subdivision process and in zoning districts that allow taller buildings on
smaller (urban density) lots.
5. Address principal solar uses. Define where in the community solar energy land uses are
appropriate as a principal or primary use, and set development standards and procedures to
guide such development.
6. Consider “solar-ready” design. Encourage developers and builders to use solar-ready
subdivision and building design.
7. Consider regulatory incentives. Incorporate regulatory incentives such as density bonuses
that can spur private-sector solar investment.
EXISTING ENERGY CONDITIONS
CITY OF HOPKINS
OCTOBER 2017
Prepared by:
Great Plains Institute
The development of this guide is supported by the Department of Energy, Office of Energy
Efficiency and Renewable Energy (EERE), under Award Number DE- DE-EE0007229. This project
was made possible by a grant from the U.S. Department of Energy and the Minnesota
Department of Commerce. The team includes LHB, Great Plains Institute, and the University of Minnesota’s Energy Transition Lab and
Center for Science, Technology, and Environmental Policy.
Hopkins Existing Energy Conditions 2
EXISTING ENERGY CONDITIONS: HOPKINS
Hopkins is a Step 3 GreenStep City and is committed to building a sustainable community. The city is interested
in better understanding how energy is consumed in its community so it can implement strategies to reduce
energy consumption and increase clean energy production, and to reduce greenhouse gas (GHG) emissions from
buildings and transportation. The information for this report includes data from the Regional Indicators Initiative
(2013) and Xcel Energy’s Community Energy Reports (2016).
Energy Use Profile
Businesses and residents in Hopkins are served by Xcel
Energy for electricity and CenterPoint Energy for natural
gas. The types of energy used in Hopkins for buildings
and industrial processes are primarily electricity and
natural gas. Few residents may use heating fuel, biomass,
or propane as their primary heating source, but that is
not captured in this report. Figure 1 demonstrates that
consumers use more natural gas than electricity, with
60% of the energy consumed in buildings coming from
natural gas. Natural gas is primarily used for space and
water heating, cooking, and various industrial processes.
Electricity is used for appliances, water and space heating,
space cooling, lighting, commercial and industrial
processes, as well as other electronic devices. Figure 2
illustrates that commercial consumers use a greater
share of total energy than residential consumers. The
commercial sector makes up 71% of total commercial
energy use (natural gas and electricity).
According to the Community Energy Report from Xcel
Energy, Hopkins residents and businesses spent $20.8
million on electricity in 2016; an average of $771 per
household, $4,975 per commercial customer, and
$43,830 per industrial customer. This information is not
available for natural gas use at this time. According to the
Energy Information Administration, Minnesota households
spent $1,108 on electricity in 2015, and Minnesota
businesses spent $7,585, on average.
Figure 2 Data Source: 2013 Regional Indicators Initiative Report,
2016 Community Energy Report from Xcel Energy
29%
71%
Energy Use by Sector (MMBtu)
Total Residential Total Commercial
Figure 1 Data Source: 2013 Regional Indicators Initiative Report,
2016 Community Energy Report from Xcel Energy
Total
Electricity
40%
Total
Natural Gas
60%
Energy Use by Type (MMBtu)
Total Electricity Total Natural Gas
Hopkins Existing Energy Conditions 3
There are 8,290 residential customers and 1,152 commercial customers in Hopkins. Consumption of natural gas
has largely remained steady between 2007 and
2013. As mentioned, natural gas is the primary fuel
for space heating. In Minnesota, it is especially
important to have reliable and affordable heating
systems. Inefficient homes and high energy costs
have a greater impact on low- and moderate-income
residents who are less able to respond to such
changes and bear a greater energy burden (energy
costs as a percentage of total income) than higher
income residents.
Greenhouse gases (GHG) are emitted from burning
conventional fuels like coal and natural gas, which
are both inputs in the production of electricity. GHGs
are also emitted from burning natural gas, propane, or
fuel oil for the purpose of space and water
heating, as well as cooking and other uses.
Figure 4 indicates that the greatest source of
GHG emissions from all buildings (commercial
and residential) in Hopkins (57%) come from
consumption of electricity as compared to
heating fuels.
Using carbon free (wind and solar) or carbon-
neutral (biomass) energy sources and
investing in energy efficiency can significantly
reduce the amount of greenhouse gases that
are attributable to building energy use.
Hopkins’ electric energy supply is getting
cleaner as Xcel Energy adds more clean energy
each year. Developing local clean energy capacity for
homes and businesses, or through mechanisms such
as community shared solar systems, is an alternative to a supply-side effort.
The commercial sector makes up 72% of the of the GHGs emitted from building energy use. Because there are
fewer business customers, there is greater opportunity to reduce GHG emissions among fewer large commercial
customers than there is residential. Much of those emissions are from industrial processes.
Figure 4 Data Source: 2013 Regional Indicators Initiative Report
-
2,000,000
4,000,000
6,000,000
8,000,000
10,000,000
12,000,000
2007 2008 2009 2010 2011 2012 2013
Natural Gas Usage
Residential Service Gas Commercial/Industrial Gas
Total
Electricity,
72,809 , 57%
Total Natural
Gas, 54,938 ,
43%
Greenhouse Gas Emissions by Energy Type
Total Electricity Total Natural Gas
Figure 3 Source: CenterPoint Energy
Hopkins Existing Energy Conditions 4
Transportation Energy Use Profile
Transportation energy is almost exclusively attributable to car and truck travel, and is estimated by the vehicle
miles traveled (VMT) within the city boundaries (regardless of through traffic or with an origin or destination in
the city).
The VMT includes commercial and freight vehicles, personal cars, and mass transit vehicles. VMT does not
capture energy attributable to rail and airplanes, but those are generally a very small portion of transportation
energy. Regional Indicators Initiative data shows that 93,604,485 vehicle miles were traveled within Hopkins in
2014. The greenhouse gas emissions associated with this travel is approximately 41,794 tonnes of CO2e, or
about 25% the city’s total GHG emissions. The U.S. Department of Energy reports that there are 15,500 light
duty vehicles in the Hopkins market with an average fuel economy 23.4 miles per gallon. 90% of these vehicles
use gasoline as the primary fuel; flex fuel (e85) makes up the next highest fuel source.
Figure 5 Data Source: https://apps1.eere.energy.gov/sled/#/
90%
Unknown
Hybrid
Diesel/Biodiesel
Flex Fuel
10%
Hopkins Light Duty Passenger Vehicle Fuel Type
Gasoline Unknown Hybrid Diesel/Biodiesel Flex Fuel
Hopkins Existing Energy Conditions 5
Greenhouse Gas Emissions Summary
The energy use data gathered for building energy consumption and transportation illustrate a clear picture of
the major sources of GHG emissions in the community, as seen in Figure 6. The largest share of emissions come
from residential and commercial (buildings) energy consumption, making up 75% of total emissions. Broken
down by sector, residential energy use accounts for 21% of emissions, while the commercial sector emits 54% of
all emissions. Transportation makes up 25% of total emissions.
Additional sources of emissions not included in this graph are those associated with regional facilities such as air
travel, solid waste, and wastewater treatment. While these sources are significantly smaller than those
evaluated in this report, a GHG inventory that meets the U.S. community protocol or the Global Protocol would
consider these emissions. The city can determine whether to conduct the additional analysis to be compliant
with the protocol as part of a deeper GHG inventory.
Transportation,
41,794 , 25%
Residential,
35,238 , 21%
Commercial,
92,509 , 54%
GHG Breakdown (Tons of CO2)
Transportation Residential Commercial
Figure 6 Data Source: 2013 Regional Indicators Initiative Report
Hopkins Existing Energy Conditions 6
Efficiency Resource
The city’s efficiency resource is measured by looking at current energy use. The greater the energy consumption,
the greater resource available for Hopkins to be more efficient. As noted in the energy use profile, the energy
use - and therefore the efficiency resource - is largest in businesses as compared to households. Energy use in
the commercial and industrial sector is 55% of the city’s total building energy use. Further, electricity is a greater
use among businesses, while heating fuels dominant residential energy use. It is also important to note that
while commercial buildings consume a majority of the energy, they comprise only 20% of the square footage,
and represent little over 10% of the number of buildings in the community.
Focusing on commercial and industrial building energy use is a potentially high-impact strategy for capturing the
city’s efficiency resource; a single successful efficiency investment could reap the efficiency benefits of dozens of
residential successes. Residential building efficiency opportunities tend to be more standardized than
commercial use, even if the efficiency resource is distributed across many buildings rather than being
concentrated in relatively few. Residential efficiency opportunities are in building envelopes, heating and cooling
equipment, lighting, appliances, and plug loads. These uses have efficiency solutions that do not need to be
customized, and can reduce typical residential household use by 20-25%.
Xcel Energy offers incentives to residential and business customers to help increase energy efficiency action.
Participation rates for these programs can be found in the Community Energy Reports. For Hopkins, 2016
participation rates by businesses and residents were:
Table 1 Participants in Xcel Energy’s rebate program
Sector Rebates Given Electricity Savings (kWh)
Business 46 2,688,030
Residential 139 93,763
Table 1 Xcel Energy's rebate program summary
Fuel (MMBtu)
Fuel (MMBtu)
Fuel (MMBtu)
Electricity
(MMBtu)
Electricity
(MMBtu)
-
200,000
400,000
600,000
800,000
1,000,000
1,200,000
1,400,000
Residential Commercial Transportation
Energy Efficiency Potential
Figure 7 Source: RII 2013, and Xcel CER 2016
Hopkins Existing Energy Conditions 7
Transportation efficiency is another significant resource, as travel comprises 25% of the city’s GHG emissions.
GHG emissions can be reduced with three distinct strategies:
1) fuel switching to a low-carbon or carbon-free fuel;
2) improved efficiency (miles per gallon) or right-sizing vehicles to the vehicle use;
3) mode shifting, or increased use of non-motorized or transit options.
Electric vehicle markets are poised for rapid expansion over the next decade and the city has opportunities to
accelerate market transformation and reduce GHG emissions associated with transportation fuels and vehicle
use. For example, including EVs in city fleets, investing in public charging stations, and promoting EV benefits can
help drive consumers to choose electric vehicles.
Improved efficiency in vehicles is likely to occur via increased use of hybrid models. These still burn gasoline, but
have long-ranges and now come in a variety of vehicle types used by residents and businesses.
Hopkins is already well attuned to creating opportunities for mode-shifting, particularly related to creating
pedestrian and bicycle friendly transportation infrastructure and urban design. There will be additional
opportunities for the city to expand transit-oriented development as Metro Transit expands light rail service
through the community.
Hopkins Existing Energy Conditions 8
Solar Resource
The University of Minnesota developed a high-resolution statewide solar resource map that allows cities to
calculate how much electricity they could potentially receive from locally installed solar energy systems. These
data (see map, next page) were used to calculate Hopkins’ solar resource, or the city’s “solar reserves.” The solar
reserves are how much solar energy is reasonably economically available for development, similar to how oil or
gas reserves are measured. The solar map shows the good sites for solar installations and helps identify where
there may be land use conflicts with solar development. Table 2, below, shows the amount of solar energy
reasonably available for development in Hopkins. The gross potential includes the total available resource,
regardless of location; rooftop capacity and generation include only the resource available on the rooftops of
commercial buildings located in the city.
Table 2. Hopkins Rooftop Solar Resource
The total capacity of the commercial rooftop solar resource in Hopkins is 86 MW, equal to approximately 55% of
all the electricity consumed in the city. This means that if the city wanted to maximize its entire commercial
rooftop solar resource, it could set a solar generation goal of up to 55% on-site solar generation (this is an upper
limit, and does not consider individual site
limitations due to roof structure,
ownership, or local regulations that might
limit solar installations). If buildings
undergo high levels of energy efficiency
investment, the solar resource could meet
a higher percentage of electric needs. The
efficiency and solar resources are, in this
analysis, calculated independently of each
other.
Solar installations are not limited to
rooftop applications. This analysis does not
include ground-mount systems, but the city
will want to develop criteria for where they
would and would not allow solar installations. For instance, commercial parking lots may make good solar
resources, or public right of ways; while areas planned for future development or park space may not. These
criteria can be used to recalculate potential solar generation and redefine future solar goals for local
development.
Community Total Generation
Potential
Rooftop Generation
Potential Rooftop Capacity Top 10 Rooftop
Potential
Hopkins 5,402,574 MWh/year 111,590 MWh/year 86 MW 30,195 MWh/year
Figure 6 Example of Solar Potential and Community Goal
1.5%
10%
25%
0
20,000
40,000
60,000
80,000
100,000
120,000
Total Rooftop Top 10 buildings Local
Government
Goal
Solar Generation Potential (MWh/yr)
Figure 8 City of Hopkins solar generation potential
Hopkins Existing Energy Conditions 9
Hopkins Existing Energy Conditions 10
Wind Resource
Hopkins is a suburban community with small town characteristics and varying suitability for towers above a
certain height. The Minnesota Department of Commerce developed wind speed maps at a 500-meter resolution
to give a general sense of the wind resource at various tower heights, these are not adequate for a specific site
assessment (Figure 8).
Figure 10 Wind speeds at different tower heights, 30 meters, 80 meters, and 100 meters from left to right. Source: MN Department of
Commerce
A good rule of thumb is that 12 mph is typically the minimum average annual wind speed for a good wind
resource. At 30 meters, much of Hopkins has an average wind speed of less than 9 miles per hour, below the
optimal speed needed for a productive wind energy system, suggesting that taller towers would be necessary
from a production standpoint. At 80 meters, wind speeds are between 11 and 13 mph, and at 100 meters, wind
speeds are up to 13-15 mph. While there may be some opportunity to capture the resource at taller tower
heights, it may not be feasible in Hopkins. The taller towers would require deeper foundation, which may not
work in areas where the water table is too high. Additionally, the community may run into resistance if residents
do not agree that tall wind turbines fit the community’s character.
While the city does not have many opportunities for wind energy development, residents and businesses can
participate in Xcel Energy’s Windsource® or Renewable*Connect programs. These programs provide the clean
Wind Resource
A good wind energy site needs to meet a number of characteristics, the most important of which is a good
wind resource. Other characteristics include soils that can support the weight of the turbine; a site large
enough to accommodate safety setbacks from neighboring properties, structures, or other uses; and
surrounding land uses for which the visual impact and potential nuisances will not create a conflict.
Regarding the wind resource, the height the rotor needs to be above any disturbance within an ideal radius
of 500 feet. The Distributed Wind Energy Association offers this guidance:
The industry guidance on minimum wind turbine height states that the lowest extension of a wind turbine
rotor must be 60 feet above the ground, assuming no surrounding obstacles. Where obstacles are present, the
wind turbine rotor should be at least 30 feet above the tallest obstacle within a 500 -foot radius. If trees are not
fully grown, then the tower height must be adjusted for the growth over the next two or so decade s, the life of
the wind turbine.
Figure 9 Solar Resource Map, Metropolitan Council Community Page
Hopkins Existing Energy Conditions 11
energy benefit of having local wind (and solar) energy, although the economic benefits of clean energy
development are realized elsewhere. According to Xcel Energy, two businesses are subscribed to a total of
16,207 kWh of wind energy, 296 residences are subscribed to a total of 609,390 kWh of wind energy.
Hopkins Existing Energy Conditions 12
Biomass Resource
Fuel derived from biomass can be used in several processes as a source of renewable energy, including
electricity, waste heat, and renewable gas. Minnesota has several facilities that use biomass to generate
electricity and/or heat. Biomass resources include municipal solid waste, landfill gas, wood waste, and
agricultural byproducts, food processing residue and other organic waste. Much of the biomass resource can
come from the metropolitan area, particularly for solid waste and landfill gas, as well as yard and urban forest
waste.
Information about the type of biomass resources at the community level is difficult to acquire; there is little
standardized assessment of potential biomass resources, and the types of resources vary across communities.
All of the refuse that is not recycled or composted in Hopkins goes to one of two waste-to-energy facilities:
Hennepin Energy Resource Company or NRG Elk River (NSP) Resource Recovery. In its draft master solid waste
management plan, Hennepin County seeks to expand organics recycling by adding capacity to receive, transfer,
and process organics close to where the materials are generated and collected. Organic materials are the largest
portion of trash, making up approximately 25% of the waste stream. As part of its strategies, the County will
release a request for proposals for an anaerobic digestion project to be in operation no later than the end of
2022. The County is looking at technologies to create renewable, bio-based energy and green chemicals.
Biomass as Renewable Energy
Anaerobic digestion is a process that uses captured biogas (methane and carbon dioxide) from the
decomposition of organic material to generate heat and/or electricity. Biogas generated from this process
can also be cleaned to remove carbon dioxide and other impurities to produce a renewable product
equivalent to conventional natural gas, referred to as renewable natural gas. Renewable natural gas (or
biogas) can serve as a replacement for any natural gas application and can also be compressed to provide a
source of transportation fuel in place of conventional natural gas.
Biogas can be used to generate electricity in a process called combined heat and power. Combined heat and
power (CHP) systems simultaneously generate electricity and thermal energy within a single system. By
using the thermal energy, CHP systems efficiency is much greater than conventional power generating
systems. While this system is well established in Minnesota, there is still great potential to harness this
resource. Benefits CHP application include:
• Power is produced at a cost below retail electricity
• Enhance local power reliability
• Produces more useful energy than biogas that is used solely for thermal loads
• Reduces greenhouse gas emissions and other air pollutants
Model Solar Ordinance—Page 1
Model Solar Ordinance – Minnesota
Introduction
Minnesota has good solar energy potential—as good as Houston, Texas,
and many parts of Florida. As solar energy system components have
become more efficient and less costly an increasing number of solar
energy systems have been installed in Minnesota. Market opportunities
for solar development have dramatically increased in Minnesota over
the last five years, such that most communities now must address solar
installations as land use and development issues. Solar energy
components continue to improve in efficiency and decline in price; solar
energy has reached retail cost parity for many customers, and is now
approaching cost competitive status at the wholesale level.
But solar energy is much more than a supplement (or alternative) to utility power. Solar energy has
become a symbol of energy self-sufficiency and environmental sustainability. The growth in solar
installations is attributable as much to the non-economic benefits as to solar being an economic
substitute for electric utility power. Households and businesses wanting to reduce their carbon footprint
see solar energy as a strong complement to energy efficiency. Volatility in natural gas prices and retail
electric rate increases make free solar fuel an attractive price hedge.
Solar Energy Issues
Local governments in Minnesota are seeing increasing interest by property owners in solar energy
installations, and are having to address solar land uses in their development regulation. Given the
continuing cost reductions, and growing value of clean energy, solar development will increasingly be a
local development opportunity, from the rooftop to the large scale solar farm. Three primary issues tie
solar energy to development regulations:
1. 40TLand use conflicts and nuisance considerations.40T Solar energy systems have few nuisances,
but some types of solar development can compete for land with other development
options, and visual impacts and perceived safety concerns by neighbors sometimes create
opposition to solar installations. Good design and attention to aesthetics can answer most
nuisance or visual concerns for rooftop or accessory use systems. But large scale
development (solar farms or gardens) are becoming more common and raise the issue
about whether and where such land uses are appropriate, just like other types of
development.
2. 40TProtecting access to solar resources.40T Development regulations can inadvertently limit a
property owner’s ability to access their solar resource. Solar access can also be limited by
buildings or vegetation on adjacent lots. Communities should consider how to protect and
develop solar resources in zoning and subdivision processes.
3. 40TEncouraging appropriate solar development. 40TLocal governments can encourage solar
development for economic development, energy independence, or to meet sustainability or
climate protection goals. Communities can meet both remove regulatory barriers to solar
energy and incorporate low or no-cost incentives in development regulations or economic
development programs to spur appropriate solar investment.
Model Solar Energy Standards
This ordinance is based on the model solar
energy ordinance originally created for
Solar Minnesota, under a Million Solar
Roofs grant from the U.S. Department of
Energy. It has been substantially updated
several times to reflect different needs of
Minnesota communities and the evolving
solar industry, last updated April, 2017
Model Solar Ordinance—Page 2
Components of a Solar Standards Ordinance
Solar energy standards should:
1. Create an as-of-right solar installation path for property-owners. Create a clear regulatory path
(an as-of-right installation) to solar development for both accessory and (if appropriate)
principal uses such as solar farms and ground-mount community shared solar installations.
2. Limit regulatory barriers to developing solar resources. Ensure that access to solar resources is
not unduly limited by height, setback, or coverage standards, recognizing the distinct design and
function of solar technologies and land uses.
3. Define appropriate aesthetic standards. Retain an as-of-right installation while balancing design
concerns in urban neighborhoods, historic districts, and new subdivisions.
4. Address cross-property solar access issues. Consider options for protecting access across
property lines in the subdivision process and in zoning districts that allow taller buildings on
smaller (urban density) lots.
5. Address principal solar uses. Define where in the community solar energy land uses are
appropriate as a principal or primary use, and set development standards and procedures to
guide such development.
6. Consider “solar-ready” design. Encourage developers and builders to use solar-ready
subdivision and building design.
7. Consider regulatory incentives. Incorporate regulatory incentives such as density bonuses that
can spur private-sector solar investment.
Different Community Types and Settings
The model ordinance language addresses land use concerns for both urban and rural areas, and thus not
all the provisions may be appropriate for every community. Issues of solar access and nuisances
associated with solar energy systems are of less consequence outside urban areas, where lot sizes are
almost always greater than one acre. Solar farms and gardens (principal solar land uses) are much more
likely to be proposed in rural areas rather than developed cities. However, urban areas should consider
where solar farms or gardens can add value to the community and enable economic development of a
valuable local resource. Rural communities should address rooftop and accessory ground-mount
development, although the standards used in this model are designed more for the urban
circumstances.
This ordinance includes language addressing solar energy as
an accessory use to the primary residential or commercial
use in an urban area, and language for principal solar uses
as typically seen in rural communities. The accessory and
principal land uses have different issues and need to be
addressed in a substantially different manner from each
other. Communities should address both types of solar
development.
Solar Development is not one thing
Communities would not apply the same development
and land use standards to an industrial facility and a
single family home, merely because both are
buildings. Solar farm/garden development is a
completely different land use than rooftop or
backyard solar. Standards that are appropriate for
solar farms may well be wholly inappropriate for
rooftop solar, and may unnecessarily restrict or
stymie solar development opportunities of homes
and business owners.
Model Solar Ordinance—Page 3
Model Ordinance
I. Scope - This article applies to all solar energy installations in Model Community.
II. Purpose - Model Community has adopted this
regulation for the following purposes:
A. Comprehensive Plan Goals - To meet the goals of the
Comprehensive Plan and preserve the health, safety
and welfare of the Community’s citizens by promoting
the safe, effective and efficient use of solar energy
systems installed to reduce the on-site consumption of
fossil fuels or utility-supplied electric energy. The solar
energy standards specifically implement the following
goals from the Comprehensive Plan:
1. Goal – Encourage the use of local renewable
energy resources, including appropriate
applications for wind, solar, and biomass energy.
2. Goal – Promote sustainable building design and
management practices to serve current and future
generations.
3. Goal – Assist local businesses to lower financial
and regulatory risks and improve their economic,
community, and environmental sustainability.
4. Goal – Improve the functioning of public energy
infrastructure systems to support development
and growth.
5. Goal – Implement the solar resource protection
element required under the Metropolitan Land
Planning Act.
B. Climate Change Goals - As a signatory of the Cool
Cities program, Model Community has committed to
reducing carbon and other greenhouse gas emissions.
Solar energy is an abundant, renewable, and
nonpolluting energy resource and that its conversion
to electricity or heat will reduce our dependence on nonrenewable energy resources and
decrease the air and water pollution that results from the use of conventional energy sources.
C. Infrastructure - Distributed solar photovoltaic systems will enhance the reliability and power
quality of the power grid and make more efficient use of Model Community’s electric
distribution infrastructure.
D. Local Resource - Solar energy is an under used local energy resource and encouraging the use of
solar energy will diversify the community’s energy supply portfolio and exposure to fiscal risks
associated with fossil fuels.
E. Improve Competitive Markets - Solar energy systems offer additional energy choice to
consumers and will improve competition in the electricity and natural gas supply market.
Comprehensive Plan Goals
Tying the solar energy ordinance to Comprehensive
Plan goals is particularly important for helping users
(both Planning Commission and community
members) understand why the community is
developing and administering regulation.
The language here provides examples of different
types of Comprehensive Plan goals, and other policy
goals that the community may have that are served
by enabling and encouraging solar development.
The community should substitute its policy goals for
these examples.
If the Comprehensive Plan does not include goals
that supporting local solar development), the
community should consider creating a local energy
plan or similar policy document to provide a policy
foundation for solar development regulation.
Climate Protection Strategies
Local governments that are participating in the Cities
for Climate Protection program, Mayor’s Climate
Protection signatories, the Cool Cities/Cool Counties
program, or have adopted climate protection or
energy independence policies or plans can use
private solar investment to meet those goals.
Metropolitan Land Planning Act
Local governments subject to the Metropolitan Land
Planning Act are required in their comprehensive
plans to plan for the protection and development of
solar resources. This ordinance implements that
required Comprehensive Plan element.
Model Solar Ordinance—Page 4
III. Definitions
Solar Energy System - A solar energy system whose primary
purpose is to harvest energy by transforming solar energy
into another form of energy or transferring heat from a
collector to another medium using mechanical, electrical, or
chemical means.
Building-integrated Solar Energy Systems – A solar energy
system that is an integral part of a principal or accessory
building, rather than a separate mechanical device, replacing
or substituting for an architectural or structural component
of the building. Building-integrated systems include but are
not limited to photovoltaic or hot water solar energy
systems that are contained within roofing materials, windows, skylights, and awnings.
Community Solar Garden (solar garden) - a solar-electric (photovoltaic) array that provides retail
electric power (or a financial proxy for retail power) to multiple community members or businesses
residing or located off-site from the location of the solar energy system, consistent with Minn.
Statutes 216B.1641 or successor statute. A community solar garden may be either an accessory or a
principal use.
Grid-intertie Solar Energy System - A photovoltaic solar energy system that is connected to an
electric circuit served by an electric utility company.
Ground-mount – a solar energy system mounted on a rack or pole that rests or is attached to the
ground. Ground-mount systems can be either accessory or principal uses.
Off-grid Solar Energy System - A photovoltaic solar energy system in which the circuits energized by
the solar energy system are not electrically connected in any way to electric circuits that are served
by an electric utility company.
Passive Solar Energy System - A solar energy system that captures solar light or heat without
transforming it to another form of energy or transferring the energy via a heat exchanger.
Photovoltaic System - A solar energy system that converts solar energy directly into electricity.
Renewable Energy Easement, Solar Energy Easement - An easement that limits the height or
location, or both, of permissible development on the burdened land in terms of a structure or
vegetation, or both, for the purpose of providing access for the benefited land to wind or sunlight
passing over the burdened land, as defined in Minn. Stat. 500.30 Subd. 3 or most recent version.
Renewable Energy System - A solar energy or wind energy system. Renewable energy systems do
not include passive systems that serve a dual function, such as a greenhouse or window.
Roof-mount – a solar energy system mounted on a rack that is fastened to or ballasted on a building
roof. Roof-mount systems are accessory to the principal use.
Roof Pitch - The final exterior slope of a building roof calculated by the rise over the run, typically
but not exclusively expressed in twelfths such as 3/12, 9/12, 12/12.
Solar Access - Unobstructed access to direct sunlight on a lot or building through the entire year,
including access across adjacent parcel air rights, for the purpose of capturing direct sunlight to
operate a solar energy system.
Solar Definitions
Not all these terms are used in this model
ordinance, nor is this a complete list of solar
definitions. As a community develops its own
development standards for solar technology, many
of the concepts defined here may be helpful in
meeting local goals. For instance, solar daylighting
devices may change the exterior appearance of the
building, and the community may choose to
distinguish between these devices and other
architectural changes.
Model Solar Ordinance—Page 5
Solar Collector - A device, structure or a part of a device or structure for which the primary purpose
is to transform solar radiant energy into thermal, mechanical, chemical, or electrical energy.
Solar Collector Surface - Any part of a solar collector that absorbs solar energy for use in the
collector’s energy transformation process. Collector surface does not include frames, supports and
mounting hardware.
Solar Daylighting - A device specifically designed to capture and redirect the visible portion of the
solar spectrum, while controlling the infrared portion, for use in illuminating interior building spaces
in lieu of artificial lighting.
Solar Energy - Radiant energy received from the sun that can be collected in the form of heat or
light by a solar collector.
Solar Energy System - A device, array of devices, or structural design feature, the purpose of which
is to provide for generation of electricity, the collection, storage and distribution of solar energy for
space heating or cooling, daylight for interior lighting, or water heating.
Solar Heat Exchanger - A component of a solar energy device that is used to transfer heat from one
substance to another, either liquid or gas.
Solar Farm - A commercial facility that converts sunlight into electricity, whether by photovoltaics
(PV), concentrating solar thermal devices (CST), or other conversion technology, for the primary
purpose of wholesale sales of generated electricity. A solar farm is the principal land use for the
parcel on which it is located.
Solar Hot Air System - (also referred to as Solar Air Heat or Solar Furnace) – A solar energy system
that includes a solar collector to provide direct supplemental space heating by heating and re-
circulating conditioned building air. The most efficient performance typically uses a vertically
mounted collector on a south-facing wall.
Solar Hot Water System - A system that includes a solar
collector and a heat exchanger that heats or preheats water
for building heating systems or other hot water needs,
including residential domestic hot water and hot water for
commercial processes.
Solar Mounting Devices - Racking, frames, or other devices
that allow the mounting of a solar collector onto a roof
surface or the ground.
Solar Resource - A view of the sun from a specific point on a
lot or building that is not obscured by any vegetation,
building, or object for a minimum of four hours between
the hours of 9:00 AM and 3:00 PM Standard time on all days
of the year.
Solar Resource
Understanding what defines a “solar resource” is
foundational to how land use regulation affects
solar development. Solar energy resources are not
simply where sunlight falls. A solar resource has
minimum spatial and temporal characteristics, and
needs to be considered not only today but also into
the future. Solar energy equipment cannot function
as designed if installed in partial shade, with too
few hours of daily or annual direct sunlight, or
without southern or near-southern exposure. Many
provisions of the model ordinance are predicated
on the concept that a solar resource has definable
characteristics that are affected by local land use
decisions and regulation.
Model Solar Ordinance—Page 6
IV. Permitted Accessory Use - Solar energy systems shall be allowed as an accessory use in all
zoning classifications where structures of any sort are allowed, subject to certain requirements
as set forth below. Solar energy systems that do not meet the visibility standards in C. below will
require a conditional use permit, except as provided in Section V. (Conditional Accessory Uses).
A. Height - Solar energy systems must meet the following
height requirements:
1. Building- or roof- mounted solar energy systems
shall not exceed the maximum allowed height in any
zoning district. For purposes for height
measurement, solar energy systems other than
building-integrated systems shall be given an
equivalent exception to height standards as building-
mounted mechanical devices or equipment.
2. Ground- or pole-mounted solar energy systems shall
not exceed 20 feet in height when oriented at
maximum tilt.
B. Set-back - Solar energy systems must meet the
accessory structure setback for the zoning district and
primary land use associated with the lot on which the
system is located.
1. Roof- or Building-mounted Solar Energy Systems -
In addition to the building setback, the collector surface and mounting devices for roof-
mounted solar energy systems shall not extend beyond the exterior perimeter of the
building on which the system is mounted or built, unless the collector and mounting system
has been explicitly engineered to safely extend beyond the edge, and setback standards are
not violated. Exterior piping for solar hot water systems shall be allowed to extend beyond
the perimeter of the building on a side yard exposure. Solar collectors mounted on the
sides of buildings and serving as awnings are considered to be building-integrated systems
and are regulated as awnings.
2. Ground-mounted Solar Energy Systems - Ground-mounted solar energy systems may not
extend into the side-yard or rear setback when oriented at minimum design tilt, except as
otherwise allowed for building mechanical systems.
C. Visibility - Solar energy systems shall be designed to
blend into the architecture of the building as described
in C.2., or otherwise be screened from routine view
from public right-of-ways other than alleys. The color of
the solar collector is not required to be consistent with
other roofing materials.
Height - Ground or Pole Mounted
This ordinance sets a 20-foot height limit, assuming
a standard that is higher than typical height limits
for accessory structures, but lower than the
principal structure. An alternative is to balance
height with setback, allowing taller systems if set
back farther, for instance, an extra foot of height
for every additional two feet of setback. In rural (or
large lot) areas solar resources are unlikely to be
constrained by trees or buildings on adjacent lots,
and the lot is likely to have adequate solar resource
for a lower (10-15 foot) ground-mount application.
Building Integrated PV
Building integrated solar energy systems can
include solar energy systems built into roofing
(existing technology includes both solar shingles
and solar roofing tiles), into awnings, skylights, and
walls. This ordinance only addresses building
integrated PV, but examples of building integrated
solar thermal applications may also be available.
Height - Rooftop System
This ordinance notes exceptions to the height
standard when other exceptions are granted in the
ordinance. Communities should directly reference
the exception language, rather than use the
placeholder language here.
Model Solar Ordinance—Page 7
1. Building Integrated Photovoltaic Systems - Building
integrated photovoltaic solar energy systems shall be
allowed regardless of whether the system is visible
from the public right-of-way, provided the building
component in which the system is integrated meets all
required setback, land use or performance standards
for the district in which the building is located.
2. Roof and Ground Mounted Solar Energy Systems -
Solar energy systems using roof mounting devices or
ground-mount solar energy systems shall not be
restricted for aesthetic reasons if the system is not
visible from the closest edge of any public right-of-way
other than an alley. Roof-mount systems on pitched
roofs that are visible from the nearest edge of the
street frontage right-of-way shall not have a highest
finished pitch steeper than the roof pitch on which the
system is mounted, and shall be no higher than ten
(10) inches above the roof.
3. Reflectors - All solar energy systems using a reflector
to enhance solar production shall minimize glare from
the reflector affecting adjacent or nearby properties.
Measures to minimize glare include selective
placement of the system, screening on the north side
of the solar array, modifying the orientation of the
system, reducing use of the reflector system, or other
remedies that limit glare.
D. Coverage - Roof or building mounted solar energy systems,
excluding building-integrated systems, shall allow for
adequate roof access for fire-fighting purposes to the
south-facing or flat roof upon which the panels are
mounted. Ground-mount systems shall not exceed half the
building footprint of the principal structure, and shall be
exempt from impervious surface calculations if the soil
under the collector is not compacted and maintained in
vegetation. Foundations, gravel, or compacted soils are
considered impervious.
E. Historic Buildings - Solar energy systems on buildings
within designated historic districts or on locally designated
historic buildings (exclusive of State or Federal historic
designation) must receive approval of the community
Heritage Preservation Commission, consistent with the standards for solar energy systems on
historically designated buildings published by the U.S. Department of Interior.
Roof-Mounted Solar Energy Systems
This ordinance sets a threshold for solar panels
that they not be steeper than the finished roof
pitch. Mounted systems steeper than the finished
roof pitch change the appearance of the roof,
and sometimes create additional considerations
in regard to the wind and drift load on structural
roof components. Safety risks can be mitigated
through structural review or roof structure
modification if the aesthetic impacts are not a
concern to the community.
Reflectors
Unlike the solar collector, systems that use a
reflector do create a potential glare situation that
may be greater than building windows.
Reflectors are designed to reflect, not absorb,
light. However, the glare risk is intermittent and
seasonal (usually only in the summer, early
morning or late evening, and only for a limited
amount of time). Communities may want to
include provisions regarding reflector glare in the
event that a glare nuisance situation arises in
order to provide guidance for addressing the
nuisance.
Roof Coverage
Roof coverage limitations are generally not
necessary, as some of the roof is likely to be
shaded or otherwise not suitable for solar energy.
Coverage is an issue of concern in order to ensure
ready roof access in the event of a fire. Coverage
limits can be a percentage limitation, such as 80%
of the total south-facing roof, or a required
setback from one or more edges.
Impervious Surface Coverage
The community should consider an important
distinction between a ground-mount solar array
and other impervious surface, such as the roof of
an accessory building; the uncompacted and
vegetated ground under the array can be used to
infiltrate stormwater. Having the infiltration area
does not eliminate all the impacts of the collector
surface, but should be considered as a significant
mitigating factor.
Model Solar Ordinance—Page 8
F. Plan Approval Required - All solar energy systems shall
require administrative plan approval by Model Community
zoning official.
1. Plan Applications - Plan applications for solar energy
systems shall be accompanied by to-scale horizontal
and vertical (elevation) drawings. The drawings must
show the location of the system on the building or on
the property for a ground-mount system, including
the property lines.
a. Pitched Roof Mounted Solar Energy Systems -
For all roof-mounted systems other than a flat
roof the elevation must show the highest
finished slope of the solar collector and the
slope of the finished roof surface on which it is
mounted.
b. Flat Roof Mounted Solar Energy Systems - For
flat roof applications a drawing shall be
submitted showing the distance to the roof
edge and any parapets on the building and
shall identify the height of the building on the
street frontage side, the shortest distance of
the system from the street frontage edge of the
building, and the highest finished height of the
solar collector above the finished surface of the
roof.
2. Plan Approvals - Applications that meet the design
requirements of this ordinance shall be granted
administrative approval by the zoning official and shall
not require Planning Commission review. Plan approval
does not indicate compliance with Building Code or
Electric Code.
G. Approved Solar Components - Electric solar energy system
components must have a UL or equivalent listing and solar
hot water systems must have an SRCC rating.
H. Compliance with Building Code - All solar energy systems
shall meet approval of local building code officials,
consistent with the State of Minnesota Building Code, and
solar thermal systems shall comply with HVAC-related
requirements of the Energy Code.
I. Compliance with State Electric Code - All photovoltaic
systems shall comply with the Minnesota State Electric
Code.
Plan Approval
This process is generally part of the process for
obtaining a building permit. If the community
does not issue building permits, it can be tied to a
land use permit instead. For rural areas or cities
without standards for rooftop systems, the plan
approval section may be eliminated.
Glare (Accessory Uses)
This ordinance does not include glare standards
for accessory use solar installations. Solar
collectors (the panels) have glass surfaces and
thus will reflect light. However, the glare risk
associated with accessory use solar is generally
lower and less intrusive to nearby land uses than
glare from glass windows, which are ubiquitous
in developed areas. The surface area of a
residential solar array may actually be less than
the window surface area of a typical single
family home. The horizontal orientation of a
window is much more likely to reflect sunlight
into the neighbor’s home or onto a nearby street
than is a solar array (which is tilted toward the
sky). In most cases, a solar panel reflects less
than a window.
For the most part, concerns about glare from
residential systems are misplaced: local
governments do not regulate reflected light
from window glass or other glass building
components. That is not to say that there is not
occasionally glare from a solar panel - if the
angle of the sun and the panel and the viewer
are positioned just right. But, like windows, the
reflection is intermittent and of short duration.
Model Solar Ordinance—Page 9
J. Compliance with State Plumbing Code - Solar thermal systems shall comply with applicable
Minnesota State Plumbing Code requirements.
K. Utility Notification - All grid-intertie solar energy systems shall comply with the interconnection
requirements of the electric utility. Off-grid systems are exempt from this requirement.
V. Principal Uses – Model Community encourages the
development of commercial or utility scale solar energy
systems where such systems present few land use
conflicts with current and future development patterns.
Ground-mounted solar energy systems that are the
principal use on the development lot or lots are
conditional uses in selected districts.
A. Solar gardens – Model Community permits the
development of community solar gardens, subject to the
following standards and requirements:
1. Rooftop gardens permitted - Rooftop community
systems are permitted in all districts where
buildings are permitted.
2. Ground-mount gardens conditional - Ground-mount community solar energy systems
must cover no more than six acres (array location), and are a conditional use in all districts.
Ground-mount solar developments covering more than six acres shall be considered solar
farms.
3. Interconnection - An interconnection agreement must be completed with the electric
utility in whose service territory the system is
located.
4. Dimensional standards - All structures must comply
with setback, height, and coverage limitations for
the district in which the system is located.
5. Other standards - Ground-mount systems must
comply with all required standards for structures in
the district in which the system is located.
B. Solar farms - Ground-mount solar energy arrays that are
the primary use on the lot, designed for providing energy
to off-site uses or export to the wholesale market, are
permitted under the following standards:
1. Conditional use permit – Solar farms are
conditional uses in agricultural districts, industrial
districts, airport safety zones subject to (7) below,
and in the landfill/brownfield overlay district for
sites that have completed remediation.
2. Stormwater and NPDES - Solar farms are subject to
Model Community’s stormwater management and
erosion and sediment control provisions and NPDES
permit requirements.
Community Solar or Solar Gardens
Community solar systems differ from rooftop or
solar farm installations primarily in regards to
system ownership and disposition of the
electricity generated, rather than land use
considerations. There is, however, a somewhat
greater community interest in community solar,
and thus communities should consider creating a
separate land use category.
This language limits the size of the garden to six
acres, which is an installation of no more than
one MW of solar capacity. Communities should
tailor this size limit to community standards,
which may be smaller or larger.
Solar Farm Conditional Uses
The districts listed here are examples. Each
community needs to consider its zoning
districts and evaluate where solar farms are
suitable.
Stormwater Standards
As noted with ground-mount accessory use
installations, the community needs to consider
whether the solar collector is impervious surface
as it pertains to stormwater standards. The
collector surface is impervious, but the
uncompacted and vegetated ground under the
array can be used to infiltrate storm water. A
solar farm will always require an NPDES permit.
However, greater attention should be given, in
developing the SWPPP, to how the applicant
manages the ground under the panels than to
the panels themselves. The ground cover
standards in Section B.3. will mitigate many
stormwater risks, although soil type and slope
can still affect the need for additional
stormwater mitigation.
Model Solar Ordinance—Page 10
3. Ground cover and buffer areas - The following
provisions shall be met related to the clearing of
existing vegetation and establishment of vegetated
ground cover. Additional requirements may apply as
required by Model Community.
a. Large-scale removal of mature trees on the site
is discouraged. Model Community may set
additional restrictions on tree clearing, or
require mitigation for cleared trees.
b. The project site design shall include the
installation and establishment of ground cover
meeting the beneficial habitat standard
consistent with Minnesota Statutes, section
216B.1642, or successor statutes and guidance
as set by the Minnesota Board of Water and
Soil Resources.
c. Beneficial habitat standards shall be
maintained on the site for the duration of
operation, until the site is decommissioned.
d. The applicant shall submit a financial guarantee
in the form of a letter of credit, cash deposit or
bond in favor of the Community equal to one
hundred twenty-five (125) percent of the costs
to meet the beneficial habitat standard. The
financial guarantee shall remain in effect until
vegetation is sufficiently established.
4. Foundations - A qualified engineer shall certify that
the foundation and design of the solar panels racking
and support is within accepted professional standards, given local soil and climate
conditions.
5. Other standards and codes - All solar farms shall be in compliance with all applicable local,
state and federal regulatory codes, including the State of Minnesota Uniform Building
Code, as amended; and the National Electric Code, as amended.
6. Power and communication lines - Power and communication lines running between banks
of solar panels and to nearby electric substations or interconnections with buildings shall
be buried underground. Exemptions may be granted by Model Community in instances
where shallow bedrock, water courses, or other elements of the natural landscape
interfere with the ability to bury lines, or distance makes undergrounding infeasible, at the
discretion of the zoning administrator.
7. Site Plan Required - A detailed site plan for both
existing and proposed conditions must be submitted,
showing location of all solar arrays, other structures,
property lines, rights-of-way, service roads,
floodplains, wetlands and other protected natural
Site Plan
Solar farm developers should provide a site
plan similar to that required by the community
for any other development. Refer to your
existing ordinance to guide site plan submittal
requirements.
Ground Cover Standards
Minnesota has created a “beneficial habitat”
certification process to enable local
governments and solar developers to certify
solar farm and garden as having achieved the
co-benefits of using the site as pollinator
habitat. Moreover, perennial grasses and
wildflowers planted under the panels, between
arrays, and in setback or buffer areas will
substantially mitigate the stormwater risks
associated with solar arrays, and result in less
runoff than typically seen from many types of
agriculture. Moreover, establishing and
maintaining native ground cover can have
important co-benefits to the community or the
property owner. Native grasses can be
harvested for forage and wildflowers and
blooming plants can create pollinator and bird
habitat, and maintaining the site in native
vegetation will build soils that can be turned
back into agriculture at the end of the solar
farm’s life.
Financial Surety
Communities frequently require bonds or
similar financial guarantees when
infrastructure improvements are required for a
development project. The beneficial habitat
installation can be considered in a similar light.
Establishing a self-sustaining pollinator or
native habitat ground cover requires
maintenance over the first 2-3 years, and some
maintenance over the life of the project.
Model Solar Ordinance—Page 11
resources, topography, electric equipment, and all other characteristics requested by
Model Community. The site plan should show all zoning districts and overlay districts.
8. Aviation Protection - For solar farms located within
500 feet of an airport or within approach zones of an
airport, the applicant must complete and provide the
results of the Solar Glare Hazard Analysis Tool
(SGHAT) for the Airport Traffic Control Tower cab and
final approach paths, consistent with the Interim
Policy, FAA Review of Solar Energy Projects on
Federally Obligated Airports, or most recent version
adopted by the FAA.
9. Agricultural Protection - Solar farms must comply
with site assessment or soil identification standards
that are intended to protect agricultural soils.
10. Decommissioning - A decommissioning plan shall be
required to ensure that facilities are properly
removed after their useful life. Decommissioning of
solar panels must occur in the event they are not in
use for 12 consecutive months. The plan shall include
provisions for removal of all structures and foundations, restoration of soil and vegetation
and a plan ensuring financial resources will be available to fully decommission the site.
Disposal of structures and/or foundations shall meet the provisions of the Model
Community Solid Waste Ordinance. Model Community may require the posting of a bond,
letter of credit or the establishment of an escrow
account to ensure proper decommissioning.
VI. Conditional Accessory Uses - Model Community
encourages the installation of productive solar energy
systems and recognizes that a balance must be achieved
between character and aesthetic considerations and the
reasonable desire of building owners to harvest their
renewable energy resources. Where the applicant
demonstrates that the standards in Section IV. A., B., or C.
cannot be met without diminishing, as defined below, the
minimum reasonable performance of the solar energy
system, the applicant may request a conditional use permit.
A conditional use permit shall be granted if the following
standards are met.
A. Minimum Performance, Defined - The following design
thresholds are necessary for efficient operation of a solar
energy system:
1. Fixed-Mount Solar Energy Systems - Solar energy
systems must be mounted to face within 45 degrees
of south (180 degrees azimuth).
Aviation Standards, Glare
This standard was developed for the FAA for
solar installations on airport grounds. It can
also be used for solar farm and garden
development in areas adjacent to airports. This
standard is not appropriate for areas where
reflected light is not a safety concern.
Agricultural Protection
If the community has ordinances that protect
agricultural soils, this provision applies those
same standards to solar development.
Communities should understand, however, that
solar farms do not pose the same level or type
of risk to agricultural practices as does housing
or commercial development. Solar farms can be
considered an interim use that can be easily
turned back to agriculture at the end of the
solar farm’s life (usually 25 years.)
Accessory Conditional Uses
This section, which may be unnecessary in many
communities, creates a conditional use process
to balance between aesthetic design
considerations and the building owner’s choice
to use the property for generating renewable
energy. If the community sets design standards
for solar energy that are related to aesthetics or
community character (rather than safety) the
conditional use process allows the Planning
Commission to depart from the design
standards when such departures are necessary
in order to allow for efficient harvest of solar
energy. These conditional use standards spell
out the conditions that staff would use to
evaluate if the system genuinely could not be
designed consistently with Section IV. (such as a
lack of solar access except on the front of the
building), and the metrics by which staff would
evaluate screening or visual integration with the
building. Some communities will have other
means to allow this, or will have a conditional
use permit process that does not create
burdensome additional regulation.
Model Solar Ordinance—Page 12
2. Solar Electric (photovoltaic) Systems - Solar collectors must have a pitch of between 20
and 65 degrees.
3. Solar Hot Water Systems - Solar collectors need to be mounted at a pitch between 40 and
60 degrees.
4. System Location - The system is located where the
lot or building has a solar resource.
B. Standards for a CUP - A conditional use shall be granted if
the applicant meets the following safety, performance
and aesthetic conditions:
1. Aesthetic Conditions - The solar energy system
must be designed to blend into the architecture of
the building or be screened from routine view from
public right-of-ways other than alleys to the
maximum extent possible while still allowing the
system to be mounted for efficient performance.
2. Safety Conditions - All applicable health and safety
standards are met.
3. Non-Tracking Ground-Mounted Systems - Pole-
mounted or ground-mounted solar energy systems
must be set back from the property line by one foot.
VII. Restrictions on Solar Energy Systems Limited – As of
(adoption date for this ordinance) new homeowners’
agreements, covenant, common interest community
standards, or other contract between multiple property
owners within a subdivision of Model Community shall
not restrict or limit solar energy systems to a greater
extent than Model Community’ solar energy standards.
VIII. Solar Access - Model Community encourages protection
of solar access in all new subdivisions.
A. Solar Easements Allowed - Model Community allows
solar easements to be filed, consistent with Minnesota
State Code 500. Any property owner can purchase an
easement across neighboring properties to protect access
to sunlight. The easement can apply to buildings, trees, or
other structures that would diminish solar access.
B. Easements within Subdivision Process - Model
Community requires new subdivisions to identify and
create solar easements when solar energy systems are
implemented as a condition of a PUD, subdivision,
conditional use, or other permit, as specified in Section 8
of this ordinance.
Covenants and HOA Design Standards
One of the most common barriers to residential
solar development are restrictive covenants in
new subdivisions, or design review standards for
improvements that do not identify a clear path
to enabling solar installations. The covenants or
design review are intended to maintain the
appearance of homes, property values, and
saleability. If, however, the local government
provides solar design standards that protect
against poor design of solar accessory uses, it is
reasonable to limit the developer or
homeowner’s association from creating
unwarranted restrictions on a sustainable
source of energy. At a minimum, communities
should ensure that covenants requiring design
review of improvements (even though the
design review covenant does not mention solar)
must make reasonable provisions for allowing
solar development by homeowners.
Solar Easements
Minnesota allows the purchase and holding of
easements protecting access to solar and wind
energy. The easement must specify the
following information:
Required Contents - Any deed, will, or other
instrument that creates a solar or wind
easement shall include, but the contents are not
limited to:
(a) A description of the real property subject to
the easement and a description of the real
property benefiting from the solar or wind
easement; and
(b) For solar easements, a description of the
vertical and horizontal angles, expressed in
degrees and measured from the site of the solar
energy system, at which the solar easement
extends over the real property subject to the
easement, or any other description which
defines the three dimensional space, or the
place and times of day in which an obstruction
to direct sunlight is prohibited or limited;
(more provisions, see Statute)
Source: Minnesota Stat. 500.30 Subd. 3.
Model Solar Ordinance—Page 13
IX. Renewable Energy Condition for Certain Permits
A. Condition for Planned Unit Development (PUD)
Approval - Model Community may require on-site
renewable energy systems or zero-net-energy (ZNE) or
zero-net-carbon (ZNC) building designs as a condition for
approval of a PUD permit to mitigate for:
1. Risk to the performance of the local electric
distribution system,
2. Increased emissions of greenhouse gases,
3. Other risks or effects inconsistent with Model
Community’s Comprehensive Plan.
B. Condition for Rezoning or Conditional Use Permit -
Model Community may require on-site renewable
energy systems or zero net energy construction as a
condition for a rezoning or a conditional use permit.
1. The renewable energy or zero net energy condition
may only be exercised for new construction or
redevelopment projects.
2. The renewable energy condition may only be
exercised for sites that have sufficient on-site or
district energy access to a local energy source.
Local energy sources include, but are not limited
to, solar energy resources, wind energy resources,
biomass energy resources, and waste heat sources
that can reasonably meet all performance standards and building code requirements.
X. Solar Roof Incentives - Model Community has
identified the following incentives for zoning permits or
subdivisions that will include buildings using solar energy
systems.
A. Density Bonus - Any application for subdivision of land in
the ___ Districts that will allow the development of at
least four new lots of record shall be allowed to increase
the maximum number of lots by 10% or one lot,
whichever is greater, provided all building and
wastewater setbacks can be met with the increased
density, if the applicant enters into a development
agreement guaranteeing at least three (3) kilowatts of PV
for each new residence that has a solar resource.
Solar Roof Incentives
This section of the model ordinance includes a
series of incentives that can be incorporated into
development regulation. Most cities and many
counties use incentives to encourage public
amenities or preferred design. These same tools
and incentives can be used to encourage private
investment in solar energy. Communities should
use incentives that are already offered, and simply
extend that incentive to appropriate solar
development.
Some of the incentives noted here are not zoning
incentives, but fit more readily into incentive
programs offered by the community (such as
financing or incentive-based design standards).
Renewable Energy Conditions, Incentives
The community can use traditional development
tools such as conditional use permits, PUDs, or
other discretionary permits to encourage private
investment in solar energy systems as part of new
development or redevelopment. This model
ordinance notes these opportunities for
consideration by local governments. In most
cases, additional ordinance language would need
to be tailored to the community’s ordinances.
For instance, a provision that PUDs (or other
special district or flexible design standard)
incorporate solar energy should be incorporated
into the community’s PUD ordinance rather than
being a provision of the solar standards.
Conditional use permits generally include
conditions, and those conditions can include
renewable energy or zero net energy design, but
only if the conditions are clearly given preference
in policy or plan. Moreover, the community
should note the desired solar conditions (solar-
ready construction, incorporation of rooftop solar,
zero-net-energy design) in both policy and in the
CUP section of the ordinance. Explicit reference to
climate or energy independence goals in the
ordinance and explicit preference for such
conditions will set a foundation for including such
conditions in the permit.
Model Solar Ordinance—Page 14
B. Financing – Model Community provides low-rate
financing and loan guarantees to development that
provides specific types of amenities preferred by Model
Community. Development that incorporates on-site
solar production or zero-net-energy buildings qualifies
for such incentives.
C. Solar-Ready Buildings – Model Community encourages
builders to use solar-ready design in buildings. Buildings
that submit a completed U.S. EPA Renewable Energy
Ready Home Solar Photovoltaic Checklist (or other
approved solar-ready standard) and associated
documentation will be certified as a Model Community
solar ready home, and are eligible for low-cost financing
through Model Community’s Economic Development
Authority. A designation that will be included in the
permit home’s permit history.
D. Solar Access Variance – When a developer requests a
variance from Model Community’s subdivision solar
access standards, the zoning administrator may grant
an administrative exception from the solar access standards provided the applicant meets the
conditions of 1. and 2. below:
1. Solar Access Lots Identified - At least __% of the
lots, or a minimum of __ lots, are identified as
solar development lots.
2. Covenant Assigned - Solar access lots are
assigned a covenant that homes built upon these
lots must include a solar energy system.
Photovoltaic systems must be at least three (3)
KW in capacity.
3. Additional Fees Waived - Model Community will
waive any additional fees for filing of
the covenant.
Solar Ready Buildings
New buildings can be built “solar-ready” at very
low cost (in some cases the marginal cost is zero).
Solar energy installation costs continue to decline
in both real and absolute terms, and are already
competitive with retail electric costs in many
areas. If new buildings have a rooftop solar
resource, it is likely that someone will want to put
a solar energy system on the building in the
future. A solar ready building greatly reduces the
installation cost, both in terms of reducing labor
costs of retrofits and by “pre-approving” most of
the installation relative to building codes.
A community’s housing and building stock is a
form of infrastructure that, although built by the
private sector, remains in the community when
the homeowner or business leaves the
community. Encouraging solar-ready
construction ensures that current and future
owners can take economic advantage of their
solar resource when doing so makes the most
sense for them.
Solar Access Subdivision Design
Some communities will require solar orientation in
the subdivision ordinance, such as requiring an
east-west street orientation within 20 degrees in
order to maximize lot exposure to solar resources.
However, many such requirements are difficult to
meet due to site constraints or inconsistency with
other requirements (such as connectivity with
surrounding street networks). Rather than simply
grant a variance, the community can add a
condition that lots with good solar access actually
be developed as solar homes.
MEMO
To: Honorable Chair and Commissioners
From: Jason Lindahl, City Planner
Date: January 23, 2017
Subject: Application 2018-01-CON – Central Park Improvements Concept Plan Review
Proposed Action
Hear a presentation from City Staff and representatives from 292 Design Group regarding
improvements to Central Park and the Pavilion Ice Arena and provide comment.
Attachments
• Central Park Plans
• Pavilion Ice Arena Addition Plans
Overview
During 2017, City staff and the Park Board developed plans for improvements to Central Park and
the Pavilion. During the Planning & Zoning Commission meeting, Public Works Director Steve
Stadler and representatives from 292 Design Group will present these plans and take comments
from the Commission.
Central Park improvements are detailed in the table below and attached Preliminary Master Plan.
Key elements of the plans include removal of existing warming house, creation of a central plaza
area, reconfigured drop-off and parking areas and adding new interactive play area, fitness nodes and
pickle ball courts.
Proposed Improvements to Central Park
Relocate ballfields Additional pedestrian connections/plaza area
Pavilion drop-off/expanded parking Expanded general skating rink
North parking/drop-off reconfiguration Interactive art play features (3)
5 pickle ball courts Fitness activity nodes (3)
3 picnic shelters (1 new, 1 relocated, 1 existing) Increase parking from 140 to 155
Improvement to the Pavilion Ice Arena will include a 7,753 square foot addition made of concrete
masonry unit (CMU) and metal stud bearing walls with steel truss and precast concrete plank roof.
Uses in the addition include new and expanded lobby, concessions, warming house, team locker
rooms, restrooms, office, meeting room and refrigeration room and equipment.
Planning & Zoning Review
This information is provided to the Planning & Zoning Commission for review and comment. The
subject property is zoned Institutional. Under the City’s current zoning regulations, no formal
review of this type of project is required by the Commission. However, it should be noted that the
proposed addition to the Pavilion and other improvements to Central Park conform to all applicable
zoning requirements.
Public Works staff and the Park Board have gone through an extensive process to develop the
proposed improvements to Central Park and the Pavilion in the context of the City’s park and
recreation needs. From a boarder community perspective, the Cultivate Hopkins Advisory
Committee working to update the Comprehensive Plan has identified Central Park as an important
gathering place with potential to host a variety community events that could bring new activities,
people and economic activity to Hopkins. As part of this review, Planning & Zoning Commission
may see ways to address broader community needs including economic development and
strengthening the sense of place.
Preliminary Master Plan
High Priority:
A.Flexible Greenspace
B.Pickleball
C.Ballfield (3) -Accommodating
Girls Fastpitch Softball
D.Fitness Stations
E.Entry Features / Plaza
F.Pavilion Expansion Including
Warming Area and Restrooms
G.Play Nodes / Interactive Art
Medium Priority:
A.Larger Picnic Shelter
B.Tennis Courts (4)
C.Playground
D.Restrooms
E.Hockey and General Rinks
F.Picnic Shelters
G.135 Parking Stalls (or more)
H.Trails
I.Educational Opportunities
Program Elements
Low Priority:
A.Dedicated Soccer Field
B.East Playground
C.Sand Volleyball
D.Skate Loop
E.Refrigerated rink
F.Horseshoe Courts
G.Bocce / Lawn Bowling
H.Gaga Ball
I.Skate Park / Skate Features
J.Splash Pad
Program Elements
Interactive Art
New Elements
Fitness Nodes
New Elements