HomeMy WebLinkAboutPC Packet 07.26.18AGENDA
HUGO PLANNING COMMISSION
THURSDAY, JULY 26, 2018
HUGO CITY HALL
7:00 p.m.
A. ROLL CALL (Arcand, Derr, Kleissler, Lessard, Luchsinger, Tjernlund)
B. PLEDGE OF ALLEGIANCE
C. APPROVAL OF MINUTES
1. June 28, 2018
D. PUBLIC HEARING
1. FastSun 4, LLC. — Interim Use Permit (IUP) Application for a Solar Farm
E. NEW BUSINESS
1. MWF Properties — Frenchman Lofts Apartment Project Sketch Plan
F. OLD BUSINESS
G. ADJOURNMENT
If you need accommodations for the Planning Commission meeting please contact
Rachel Juba at (651) 762-6304 or riuba(&ci.hugo.mn.us, thank you.
Minutes for the Planning Commission Meeting of Thursday, June 28, 2018
Chair Kleissler called the meeting to order at 7:00 p.m.
PRESENT: Arcand, Derr, Kleissler, Luchsinger, Tjernlund.
ABSENT: Lessard.
STAFF: Rachel Juba, Planner
Rachel Leitz, Community Development Assistant
Approval of Minutes for the Planning Commission Meeting of May 10, 2018
Commissioner Arcand made a motion, seconded by Commissioner Derr, to approve minutes for the meeting of
May 10, 2018.
All Ayes. Motion carried.
TGK Automotive and Premier Bank Property Rezoning & TGK Automotive —13891 Forest Blvd. N. —
Site Plan
Juba described that the applicant is requesting approval of a rezoning. The parcel in question is currently zoned
as Neighborhood Service (NS). The applicant is requesting to rezone the parcel to General Business (C-2) in
order to allow more intense commercial usages. Juba concluded by stating that the proposed rezoning would be
in compliance with the land use plan in relation to the City's Comprehensive Plan. It was in staff's opinion that
the applicant meets all requirements necessary to approve the rezoning from neighborhood commercial to
general business. Juba then stated that staff recommends approval, subject to the conditions in the resolution.
Juba also recommended that the Planning Commission open the public hearing to take public comments.
Arcand asked if any adjacent property owners have had comments so far, specifically those living to the south
of the TGK Automotive site.
Juba stated that although people living to the south of the site have not called with comments, other individuals
have called and requested general information and a description of the planned project.
Chair Kleissler then invited the applicants to the podium.
Applicants Joe Houle and Troy Kaplan approached the podium. Representing Premier Bank, Houle mentions
that the properties have been under Premier Bank ownership for a long period of time. He also mentions the fact
that rezoning the properties would help continue the consistency with land use which exists within the area.
Houle then states that an action made to open up the possibilities for sale and marketing of the property would
be beneficial to them and the City. Rezoning the property will make it more marketable and he expresses his
desire to go through with the rezoning. Representing TGK Automotive, Kaplan mentions that TGK will do a
good job with creating buffers to minimize and sounds that may result from shop operations.
Chair Kleissler opened the public hearing at 7:23 pm.
Melissan Heller, located at 13850 Flay Avenue North, approached the podium. Heller stated that she was a
current board member of the Town Home Association. Her main concern was the business hours of operation as
well as the direction of lighting that would be coming from the shop. Heller mentions that some residents are
concerned with the possibility of disruptive lights shining into their homes and requests that shop lights be
down casted. Heller also states the need for a northbound turn lane that had been previously proposed by
MNDOT but is unsure if that turn lane will actually be implemented.
Planning Commission
June 28, 2018
Page 2
Juba responds to Heller stating that all lighting is required to be downcast lighting with recessed bulbs. Juba
also mentions that the proposed turn lane is required by MNDOT and therefore will be installed.
Juba allows applicants to answer remaining question referring to operating hours.
Kaplan states that planned hours are 7am-6pm Monday through Friday and possibly Saturdays from 8am-12pm
but this is still pending.
Chair Kleissler closed the public hearing at 7:27 pm.
Chair Kleissler asks if the planning commission has any comments to add about the site building and planned
rezoning.
Commissioner Derr states that he likes the planned architecture and design details of the building and that many
improvements have been made since the initial concept phase of the project. Derr emphasizes the importance of
having a building that doesn't look like a simple concrete block and that the design architects have done an
exceptional job.
Commissioner Tjernlund states that the planned development is accommodating to the City's requirements and
should be pushed forward.
Commissioner Luchsinger states that the landscaping plan looks great and the transition and buffer to the
residential area is good.
Commissioner Arcand states that he likes all aspects of the planned project.
Commissioner Kleissle also states that she likes the plan. The only concern she had was how the mechanical
equipment on the rooftop would be screened from all sides.
Juba responds, stating that there will be rooftop mechanical equipment present. The building's parapet walls
will be raised to address the screening of the mechanical units. She then states that City staff is comfortable with
the screening measures they are taking.
Commissioner Tjernlund motioned, Commissioner Luchsinger seconded to approve the rezoning from
Neighborhood Service (NS) to General Business (C-2), subject to the conditions listed in the resolutions.
All ayes, Motion is carried.
Commissioner Derr motioned, Commissioner Tjernlund seconded to approve the site plan for TGK
Automotive., subject to the conditions listed in the resolution.
All ayes, Motion is carried.
Shlayba Inc. (Cheldon Frank) — The Preserve on Sunset Lake — Sketch Plan
Juba described that the applicant is requesting the review and informal comments for the subdivision of a 135
acre site. The site will contain a development of 13 single family homes with the remaining 23 acres to be used
Planning Commission
June 28, 2018
Page 3
as open space to be owned and maintained by the Homeowners Association. Juba goes on to explain the
requirements and details for the proposed development.
Commissioner Tjernlund mentioned that he was unsure what the land in the southeast corner of the site was
going to be used for.
Juba responds, stating that since the land does not possess desirable building characteristics, the applicant will
either dedicate the portion of land as ROW for CR7 or approach the adjacent property owner and offer the land
at no cost. Juba also stated that the applicant did provide some architectural design guidelines that talked about
the home orientation on the site and the types of homes they foresee as being on these lots. These guidelines
will encourage relatable outbuildings as well as porches.
Chair Kleisller asked the applicant to approach the podium.
Cheldon Frank, located at 8335 136th Street Circle N, and Civil Engineer Todd Erickson approached the
podium. Frank highlights that the minimum acres for the proposed lots will be 5 acres and a maximum of up to
almost 12 acres. Erickson mentions that most of the road design will be minimally graded to preserve the
existing conditions of the rural area. Only portions of the storm water pond and road will be graded. The
planned open space would also work to preserve the area's existing wetland.
Commissioner Arcand mentioned a question in relation to the PUD. He states that the preservation of the
existing wetland is already expected with the development. He asked if there was room for more creativity as a
tradeoff for preserving the wetland.
Frank mentions that creativity will be added by offering higher quality architectural design to the neighborhood.
This will include landscaping requirements that will create nice curb appeal. The concept is much more
appealing than slicing into thirteen 10 acre lots.
Juba states that the ordinance is written so this area can do smaller lots with a PUD. Instead of lots that go into
the wetlands, where impacts are more likely to happen, with a PUD, this is putting the wetlands in an outlot
with a management plan.
Erickson goes on to mention that the existing wetlands will be protected and enhanced by the development.
Nutrients will not be spread into the existing farm field that provides the wetland with water. In addition, there
will be no direct run-off into the wetland. A buffer plan can also be drawn up and maintained to further protect
the wetlands. Protection and enhancement is a main focus.
Commissioner Arcand asks if it would make sense to realign the lots and leave the wetlands out of it.
Erickson mentions that they are providing extra value to the lots as is, but can draw up something to provide a
buffer.
Commissioner Arcand requested that the buffer be better clarified.
Commissioner Tjernlund goes on to explain that he likes the overall plan and that the isolated lots can be
beneficial in terms of enhanced privacy and that the two planned isolated lots are acceptable in this instance.
Planning Commission
June 28, 2018
Page 4
Commissioner Luchsinger agrees that the planned site provides a good family feel and that the development
will be an interesting process
Adiournment
Commissioner Arcand made a motion, Commissioner Luchsinger seconded, to adjourn at 8:14 pm.
All Ayes. Motion carried.
Respectfully Submitted,
Pierre Giguere
Agenda Number D.1
CITY OF HUGO COMMUNITY DEVELOPMENT
DEPARTMENT
PLANNING AND ZONING APPLICATION
STAFF REPORT
TO: Planning Commission
FROM: Rachel Leitz, Community Development Assistant
SUBJECT: FastSun 4, LLC. Interim Use Permit for a Solar Farm located north of
165th Street North and west of Henna Avenue North.
DATE: July 16, 2018 for the Planning Commission Meeting of July 26, 2018
ZONING: Future Urban Service (FUS)
LAND USE: Low Density Residential (LD)
REVIEW DEADLINE: October 4, 2018 (Extended)
1. DESCRIPTION OF REQUEST:
The applicant is requesting approval of an interim use permit for a solar farm located north of 165th
Street North and west of Henna Avenue North.
2. BACKGROUND:
On January 4, 2016 the City Council adopted an ordinance regulating the use of solar energy
systems. This ordinance was created through the City's Ordinance Review Committee and went
through the process of approval for an ordinance, including publication/notice, a public hearing at
the Planning Commission, and City Council approval.
The vacant property is 30 acres and is located within the Future Urban Service zoning district. The
applicant has stated that they will be leasing the western 19.8 acres of the property. The applicant
is proposing to install a solar farm consisting of approximately 5 acres of used land in the northwest
corner for the use of a solar energy system and installation of solar panels. This request requires
approval of an interim use permit (IUP).
The applicant has indicated that this solar farm will produce approximately one (1) megawatt
(MW) of power. Although solar capacity is dependent on average sunshine, average household
electricity consumption, and temperature and wind; one megawatt of solar capacity can power
approximately 164 homes on average. The applicant has stated that Xcel Energy will be
purchasing the power generated by the panels to assist them in meeting the State's mandate for use
of renewable energy. The applicant has also indicated that Xcel customers may be able to
FastSun 4, LLC. Solar Farm IUP
Page 2
subscribe to a share of the electrical output from the project, as well. Because Xcel is the only
utility currently offering incentives for solar energy systems, the project will only be within Xcel's
territory. The line between Xcel and Conexus territory intersects this property, which is why the
applicant is renting only the western 19.8 acres of the 30 acre property.
3. LEVEL OF CITY DISCRETION IN DECISION-MAKING:
The City's discretion in approving or denying an Interim Use Permit use permit is limited to
whether or not the permit meets the standards outlined in the Comprehensive Land Use
Regulations. If it meets these standards, the City must approve the interim use permit.
4. CONTEXT:
A. Surrounding Land Use and Zoning
The property is currently zoned Future Urban Service (FUS) and guided for Low Density
Residential (LD) in the 2030 Land Use Plan. Currently, the surrounding properties are generally
large acreages occupied by single family homes with agricultural uses occurring on the remaining
land. This property is within the Municipal Sewer Service Area (MUSA), however is right on the
border with the properties to the south guided as Agricultural (outside of the service area) and
properties to the north guided as Low Density Residential (inside of the service area).
B. Natural Characteristics of Site
The property is approximately 30 acres, however the applicant has indicated they will be leasing
the western 19.8 acres of the property and are proposing to install a solar farm on 5 acres in the
northwest corner of the property. The property is relatively flat and has been historically used for
row crops.
Wetlands make up a large majority of this property and occupy 13.3 acres of the 19.8 acre leased
area. There are 16.3 acres of wetlands on the entire 30 acre property. The applicant has completed
and received approval of a wetland delineation of the entire 30 acre site from the Technical
Evaluation Panel (TEP). They are currently in the process of receiving approval on their wetland
replacement application. It shall be a condition of approval that the applicant receives all approvals
necessary from the TEP as well as abides by any conditions the TEP recommends in their Notice
of Decision (NOD).
5. ANALYSIS OF A SOLAR FARM INTERIM USE PERMIT:
The zoning code outlines a number of general standards for the operation of all solar energy
systems, whether it's a solar farm or accessory solar energy system. These include the requirement
for a building permit, evidence of an agreement with the local utility, responsibility of the applicant
to secure any solar energy easements, all solar energy components labeled in accordance with City
code, all exterior electrical or service lines be buried, and all solar energy systems be in compliance
with adopted city and state building codes. In addition to the general standards for all solar energy
systems, there are performance standards for solar farms, which are described below:
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FastSun 4, LLC. Solar Farm IUP
Page 3
(a) Solar farms shall be located on a minimum lot size of ten acres within the Long Term
Agricultural (LA), Agricultural (AG), Rural Residential (RR), and Future Urban Service (FUS)
zoning districts. Solar farms may also be located in any other zoning district only in the
floodplain, as long as all other conditions are met.
The applicant is proposing to lease 19.8 acres of a 30 acre parcel located in the Future Urban
Service zoning district.
(b) Solar farms shall be 50 feet from all property lines and public road rights-of-way.
The applicant has proposed a fence surrounding the solar farm to be located on the 50 foot setback
line from the north and west property line. The fence is approximately 650 feet from the east
property line and 350 feet from the right-of-way on 165th Street to the south. The actual solar
panels would be setback approximately 15 feet from the fenced area.
(c) Ground mounted solar energy systems shall not exceed 15 feet in height at any point when
oriented at maximum tilt.
The applicant has indicated that the solar energy system will be approximately 12 feet tall. The
applicant has stated that the solar energy panels will be one of two systems: A single -axis tracker,
that tilts up and down to follow the sun during the year, but not during the day or a fixed tilt system
that faces south and does not move. The panels will be mounted on a steel and aluminum racking
structure and installed with pilings that are driven approximately 6-8 feet in the ground. The
applicant has indicated that the panels will visually look to be at the same height, therefore, may
be driven into the ground at different depths. The TEP has also recommended that the system
should be as close to the City's 15 foot maximum height allowance as possible to allow for more
natural conditions (sunlight, rain, wind) for vegetative growth within the wetland areas. Because
of this condition, the City would expect the height of the system to be approximately 15 feet from
the grade of the ground.
(d) Solar farms shall be enclosed by approved perimeter fencing or adequate vegetative buffer for
screening. Exception may be granted if the natural landscape provides screening from all public
right of ways and neighboring properties.
The applicant has indicated that they will be installing a 6 -foot galvanized chain link perimeter
fence for safety and security. This type of fence will not provide any screening, therefore, the
applicant has submitted a landscape plan.
The intent of the landscaping portion of the solar energy system section of the code is to provide
a buffer between surrounding properties and a solar farm. The applicant has shown the installation
of 45 shrubs along the west side and 15 shrubs along the south side of the solar farm. The applicant
has stated that there are existing trees that screen the solar farm to the north and the existing
vegetation and large setback from the east property line meet the intent of the ordinance. City staff
agrees that the north and east portion of the property lines have an adequate buffer with the existing
landscape and setback. The applicant has proposed to install Cardinal Dogwood, which is a
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FastSun 4, LLC. Solar Farm IUP
Page 4
deciduous shrub. The leaves will fall off in the winter, therefore, staff recommends the applicant
install coniferous trees to meet ordinance standards. The TEP has also made it a requirement that
plantings selected for installation within the wetlands must be native in Minnesota. Staff will
continue to work with the applicant on the landscape plan.
All landscaping will be required to meet section 90-181 — Landscaping. in regards to sizes of
plantings and minimum installation requirements.
(e) The owner/ operator of the solar farm shall provide the city with evidence that the solar energy
system is functioning properly. This shall be provided at any time deemed necessary by the city.
The applicant has provided the City with an operation and maintenance plan. This plan states that
the system will have real-time monitoring using the facility's meteorological station, energy meter,
and SCADA system. Within this plan it also indicates that there will be routine maintenance of
the facility including road maintenance, fence and gate inspection, and lighting system checks. It
shall be noted within the IUP that the owner/operator of the solar farm shall provide the City with
evidence that the system is functioning properly at any time deemed necessary by the City.
(f) The owner/operator shall submit a decommissioning plan for the solar farm to ensure that the
owner/operator properly removes the equipment and facilities upon the end of the project life,
abandonment, expiration, or termination of the interim use permit. This decommissioning plan
must meet requirements outlined in the City code.
The applicant has provided the City with a decommissioning plan for the solar farm. The City's
ordinance states that the owner/operator of the solar farm shall provide a current -day
decommissioning cost estimate and shall post financial security in a form acceptable by the city.
The City is requiring the owner operator to submit this required information as well as a cash
escrow prior to the issuance of a building permit. The applicant's decommissioning plan meets
City requirements outlined in the code, including the removal of all equipment and structures
within 90 days after the system has been inoperative for 12 months as well as the restoration of the
site. The decommissioning plan requirements will be noted in the applicant's IUP.
5. CRITERIA FOR APPROVAL OF A SOLAR FARM INTERIM USE PERMIT:
An application for a home occupation interim use permit may only be granted upon a finding that
all the following criteria have been met:
(a) The applicant owns the property or has secured a proper lease agreement on the property,
unless the city council determines that unique conditions or circumstances warrant special
arrangement.
The applicant has a lease agreement with the property owner of the property in question.
(b) The proposed solar farm is allowed as a principle use in the respective zoning district and
conforms to this chapter.
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FastSun 4, LLC. Solar Farm IUP
Page 5
The proposed solar farm is an allowed permitted use within the Future Urban Service (FUS) zoning
district.
(c) The proposed solar farm is keeping with the spirit and intent of this chapter.
The spirit and intent of the ordinance is to allow for the generation of renewable energy within the
City of Hugo. Promoting the safe, effective, and efficient use of solar energy, may reduce the
onsite consumption of fossil fuels and utility -supplied electric energy while avoiding adverse
impacts on the community at large. The applicant's proposed solar farm meets the purpose,
permitted uses, and performance standards outlined in the City code.
It's in staff's opinion that the request for an ATP for a solar farm meets the spirit and intent of the
ordinance.
(d) The construction of a solar farm shall not impede the city's ability to implement its
comprehensive plan.
The intent of the FUS zoning district is to promote the preservation of large parcels that are eligible
for city services/utilities. In this particular area, it is unlikely that city services will be extended in
the near future. At the time of development, it is likely that this property will be developed along
with the surrounding area and the City's Comprehensive Plan will be evaluated with the request
at that time.
(e) The proposed solar farm is compatible with the present character of the surrounding area.
As stated previously, the intent of the FUS zoning district is to promote the preservation of large
parcels that are eligible for city services. Because of this, this area is generally treated as a
rural/agricultural area of the City. Many of the uses in this zoning district are single family homes
with the remaining land used for agricultural activities. These uses generally translate into having
a low impact on adjacent properties with limited noise, traffic, etc. The applicant has indicated
that there will be routine maintenance on the property, which will generally consist of a truck using
the access drive at various times and will not be intrusive. The applicant has also indicated that
the solar farm will not generate any carbon or other harmful emissions and will not create any
noise, dust, fumes, or glare.
It's in staff's opinion that the request for an ATP for a solar farm will not adversely affect the
surrounding area and is compatible with the present character of the surrounding area.
()9 The proposed solar farm shall have a set date in which the permit shall be reviewed or
terminated.
The applicant has requested the permit to be approved for a period of 25 years, which is the life of
the applicant's agreement with Xcel Energy in purchasing the power generated by the solar farm.
City staff is comfortable with approving the IUP for a 25 year period from the date of the issuance
of the final building permit with the allowance, required by City code, that the owner/operator of
the solar farm provide the City with evidence that the solar energy system is functioning properly
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FastSun 4, LLC. Solar Farm IUP
Page 6
at any time deemed necessary by the City. The solar farm shall be reviewed in five (5) years
(August 6, 2023).
(g) The proposed solar farm shall be subject to any conditions that the city council deems
appropriate for the permission of the use.
City staff have reviewed the application for a solar farm interim use permit and have outlined
conditions of the permit within the IUP document. City staff can update the permit with any
conditions deemed necessary for this use.
6. CONCLUSION/RECOMMENDATION:
In conclusion, staff have discussed the solar farm at length with the applicant and believes the
applicant has generally done a good job planning the site and has abided by all City standards for
a solar energy system outlined in the City code. It is in staff's opinion that the requested for a solar
farm IUP is reasonable.
Staff recommends approval of the solar farm interim use permit application with the conditions
listed in the attached resolution.
ATTACHMENTS:
1. Site Map
2. Applicant's Narrative (Exhibit A)
2. Site Plan (Exhibit B)
3. Applicant's Decommissioning Plan (Exhibit C)
4. Landscape Plan
3. Resolution
4. Solar Farm Interim Use Permit
2
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Exhibit "A"
June 8, 2018
City Council
City of Hugo
Re: Interim Use Permit Application to Develop a Community Solar Garden
Dear Members of the Staff, Planning Commission and City Council:
FastSun, LLC, is pleased to present this application to the City of Hugo to develop and
operate a community solar garden.
This 1 megawatt array of photovoltaic panels will generate electricity that will be
purchased by Xcel Energy under a 25 -year contract.
The solar garden will not generate any carbon or other harmful emissions, will be created
from an inexhaustible source, the sun, will help Xcel Energy meet the State's mandate for
use of renewable energy sources, and will align with the City's goals for sustainability. In
addition, Xcel customers may subscribe to a share of the electrical output from the project,
thus supporting this clean source of energy.
It is important to us to be a good corporate citizen and work cooperatively with each local
community. This helps us respond to any concerns with conditions that create a
successful energy development while supporting the City's community development
objectives.
Please give our application your approval so that we can all benefit from this wise new
source of electricity for our homes and businesses.
Sincerely,
�Z
Dean Leischow
Chief Executive Officer
315 Manitoba Avenue, Suite 200, Wayzata, MN 55391
Project Description
Site Location
The community solar garden is proposed to be located on a parcel along the north side of 165'h
Street northeast of the intersection of 165th and Harrow Harrow Avenue, as shown by
Figure 1.
Property Description
The property identification number is 100-3121-23-0003. Figure 1 shows the parcel
boundaries according to Washington County.
The property owners are Henry J. and Linda M. Gregoire.
The property legal description is:
PT Si/2-NWI/4 BEING THE W 30 A OF SDI/2 1/4 SECTION 10 TOWNSHIP 031 RANGE 021
165th Ave.
Figure 1:
Location and Parcel Map
315 Manitoba Avenue, Suite 200, Wayzata, MN 55391
Site Zoning
The site is zoned Long -Term Agriculture.
Lang -Term
-1Aoriculture
Figure 2: Site Zoning
On -Site and Nearby Land Use
The site is presently used for row crops. Nearby land use include agriculture and large -lot
semi -rural housing.
Vegetation
The existing vegetation consists of row crops and wetland vegetation.
Floodplain
There is no floodplain mapped on the site by the Federal Emergency Management
Administration.
Site Plan
The site development plan for the community solar garden is shown by Figure 5.
315 Manitoba Avenue, Suite 200, Wayzata, MN 55391
Setbacks
The site development, including the security fence, will conform to the City's setback
requirements for the zoning district. Front: 40 feet. Side: 20 feet. Rear: 50 feet.
Connection to the Xcel System
The proposed community solar garden will connect to the local utility grid at an existing
distribution line that runs along 165th Avenue. Two diagrams of this interconnection are
included on the Site Development Plan, above. A signed agreement with the local utility
company will be submitted with the application for a Building Permit.
Site Access
Access to the site of the community solar garden will be from 1651 Avenue. The internal
service drive will be grass -covered.
Wetland Delineation
Emmons and Olivier Resources, Inc., will conduct a "desktop" review of hydrology, soils,
topography and historic aerial photography of the site and submit it to the Rice Creek
Watershed District for review. The Watershed District will provide a written opinion whether
any apparent wetlands exist in the cultivated fields, and that will be verified by field
investigation and reviewed by the Watershed District.
Prior to the start of construction, the Watershed District will issue a Wetland Conservation Act
Notice of Decision on behalf of itself acting as the WCA Local Governing Unit. The wetland
permitting process will be coordinated with the Army Corps of Engineers , which has
regulatory authority for Section 404 of the Clean Water Act. The Minnesota Department of
Natural Resources may require permits through the Minnesota Public Waters program that
they administer. Avoidance and minimization of all impacts to wetlands (if any) and public
waters is being incorporated into the site design and implemented.
Grading, Drainage and Erosion Control
Grading for the community solar garden limited to the extent practical. It may include (1)
creating grass -covered service roads among the blocks of arrays (2) creating pads for the
electrical inverters, (3) stabilizing the construction entrances and exits and access road and (4)
establishing the parking and staging areas for vehicle and equipment storage / laydown and
maintenance. The solar arrays can conform to the slopes and do not require that terraces be
created because each solar array is installed by simply drilling posts into the ground.
Disturbed soils will be returned closely to their original contours. The final site will be seeded
with fast-growing grasses and mowed as necessary to prevent woody species from establishing.
Consequently, the rate, volume and quality of the surface water runoff is expected to be
improved from the present values generated by a plowed field of row crops.
The existing drainage from the site is not expected to be changed.
315 Manitoba Avenue, Suite 200, Wayzata, MN 55391
It is unlikely that water running from the face of the panels will create erosion under the
bottom edge of the lower panels. The panels are set one-half inch apart to allow some of the
runoff to drip to the sides. Water dripping from the bottom edge tends to disperse somewhat
by wind action. Solar operators do not want erosion under the panels, as that could create
minor problems.
Solar Energy Conversion Panels
The solar energy conversion panels will be single -axis trackers, which tilt up and down to
follow the sun during the year but not during the day or a fixed tilt system that faces south and
does not move. They will be approximately 12 feet tall and arranged in arrays as illustrated
below. There would be approximately 4,000 individual solar panels.
Figure 6: Typical Solar Arrays
Figure 7: Appearance of Typical Solar Panel Arrays in a Field
The panels will be mounted on a steel and aluminum racking structure and average
approximately 12 feet above grade when in their most upright position.
The racking system is installed in the ground with pilings (I -beams) that are driven directly
into the group at a depth usually between 6 feet and 8 feet depending on soil conditions.
315 Manitoba Avenue, Suite 200, Wayzata, MN 55391
The racking system manufacturer's engineer will provide certification that the design of the
foundations and panels are within accepted professional standards, given local soil and climate
controls . The equipment is designed to withstand wind up to 90 miles per hour and fifty
pounds per square foot of snow.
Each of the gardens will have one concrete equipment pad, typically less than 320 square feet,
to support interconnection and metering equipment.
The panels will be arranged into rows. Each row of solar panels will connect to an inverter.
The inverters will be connected by directionally bored underground conduit that is housed
inside of housing that will be installed 2 feet below the surface. The conduit will lead to the
concrete equipment pad for each garden. The inverters transform the direct current power
generated by the photovoltaic system to alternating current power, which is then connected to
the existing Xcel Energy three phase power distribution line at the point of common coupling.
The solar array will be contained within an area protected by a six-foot chain link fence. It will
not create any noise, dust, fumes, glare, or other.
Ground Cover
Native plantings will be used as ground cover. These grasses and forbs will enhance local
biodiversity, consistent with the Pollinator Protection Pledge of the local solar power industry.
They will be especially helpful to pollinator species such as bees and butterflies. The ground
cover will be kept mowed to a workable height, and noxious weeds will not be allowed to
flourish and spread into nearby farm fields.
Tree Protection
No trees will be removed from this site for the community solar garden.
Perimeter Fence
A 6 -foot, galvanized chain-link perimeter fence will be installed for safety and security. The
fence will meet the setback requirement.
Sign
A small freestanding sign will be erected near the entrance to the site. The sign will include
the site address in 6 -inch letters, emergency contact information, and emergency procedures.
315 Manitoba Avenue, Suite 200, Wayzata, MN 55391
Operations and Maintenance
Monitoring
The solar garden site will operate and be monitored 24 hours a day, 365 days a
year after construction has been completed.
Equipment Inspection
Equipment inspection will occur at regular intervals, including:
■ PV modules: visual check of the PV modules, tracking system and surrounding grounds to
verify the integrity of the PV modules and racking structure, or the presence of animals
and nests, etc.;
■ Inverters, transformer and electrical panels: visual check of the devices including the
connection equipment and the grounding network.
■ Check for presence of water and dust;
■ Electrical check: measurement of the insulation level and dispersion.
■ Check of the main switches and safety devices (fuses);
■ Noise: check of abnormal sounds;
■ Cabling and wiring: visual check of electrical lines (where visible) and connection box to
verify its status.
Performance Monitoring
Performance monitoring will consist of a real-time and continuous assimilation of the data
acquired by the facility meteorological station, energy meter and SCADA system. Operators
and or maintenance personnel will be immediately notified of abnormalities so timely
corrective action such as repair or replacement on: modules, racking, the collection system,
and etc., can occur.
Facility Maintenance
Routine maintenance of the Project will include road maintenance, fence and gate inspection,
and lighting system checks. Module washing is not needed on a scheduled basis. Rain keeps
the modules sufficiently clean and the site is vegetated to keep dust down so that washing
modules would occur infrequently and only as determined by maintenance technicians. Snow
and ice removal is not needed. The system is designed to shed rain, snow and ice. Vegetation
maintenance will include scheduled mowing and spot spraying weeds using registered
herbicides.
Maintenance Frequency
The electrical and mechanical components of the community solar garden would be checked
on a regular basis to ensure safety and reliability. The maintenance schedule would range from
weekly to yearly depending on the component.
315 Manitoba Avenue, Suite 200, Wayzata, MN 55391
P Lk lk lk L&
Exhibit "B"
PCS SKID
2x500kW INVERTERS - 1000kW
1000kVA TRANSFORMER
SEE DETAIL B
t* UG MV HOME RUN 34.5kV
900 FT
#T I
PV ARRAY FEN
451
0 :• 160
\ UNDERGROUND MEDIUM VOLTAGE
\\ AC CIRCUIT FROM INVERTER
STATION TO CUSTOMER
DISCONNECT. CIRCUIT DISTANCES
VARY BY CSG PROJECT.
900 FT. APPROX.
VISIBLE, LOCKABLE
DISCONNECT SWITCH.
LACARD'UTI LITY AC
DISCONNECT
AND FUSED GP SWITCH
RE -CLOSER WITH MULTI
FUNCTION SEL351 RELAY.
SEE SINGLE LINE DIAGRAM
UTILITY AC DISCONNECT SWITCH
BLOCK
NUMBER
PLACARD'UTILITY AC DISCONNECT'
NUMBER OF
STRINGS
XCEL EXISTING POLE (POI)
NUMBER OF
MODULES
I -DIRECTIONAL MAIN BILLING
kWac
REVENUE METER
NUMBER
SEE SINGLE LINE DIAGRAM
014E�0H1—
XISTING OH LINE
500
DETAIL
A
FF FF�Y_IFE Flt
I
SITE PLAN
1000kVA STEP-UP TRANSFORMER
WITH 600A INTEGRATED DISCONNECT PLACARD
'UTILITY AC DISCONNECT'
2x500kW
XCEL ENERGY APPROVED
PRIMARY METERING CABINET
DETAIL B
UTILITY PV PRODUCTION METER
UNDERGROUND MEDIUM
VOLTAGE AC CIRCUIT TO
UTILITY AC DISCONNECT 34.5kV
POWER CONVERTING
STATION (PCS)
. t . t 1111: + _
VICINITY MAP
FASTS U N 4
1206KWdc / 893.33KWac
SYSTEM VOLTAGE: 1000V
MODULES: TRINA TALLMAX PLUS 335W
QTY: 3600
TOTAL STRINGS: 200 (18 MODULE STRINGS)
INVERTERS:
SOLECTRIA 50OXTM - 500kW - QTY: 2
INVERTER SKID:
2x500kW INVERTERS
1000kVA TRANSFORMER
FIXED TILT GROUND MOUNT
2X18 RACKS AND, 2X9 RACKS
DRIVEN PIER FOUNDATION
FASTSUN 4
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LEGEND:
PARCEL BOUNDARY LINE
PROPOSED LEASE AREA - 19.8 AC
PROPERTY LINE SETBACK AS NOTED
FENCE LINE - 4.9 ACRES
UNDERGROUND MV HOME RUN
PROPOSED NEW ACCESS ROAD
EXISTING OVERHEAD LINE
WETLANDS
PV SYSTEM CONFIGURATION:
AZIMUTH: TRUE SOUTH (1800)
TILT ANGLE 350
EDGE TO EDGE ROW DISTANCE: 25ft
DISTANCE BETWEEN ROWS: 14.5ft
MODULE WIDTH: 6.42ft
GROUND COVERAGE RATIO: 0.42
GROUND CLEARANCE: MIN 24"
PV SYSTEM DETAILS
BLOCK
NUMBER
INVERTER
NUMBER OF
STRINGS
MODULES
PER STRING
NUMBER OF
MODULES
MODULE
WATTAGE
kWac
kWdc
NUMBER
kW
A
500
112
18
2,016
335
500
675.360
BLOCK 1
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1 112
1 18
1 2,016
1 335
1 500
1 675.360
Total
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1
1,001
1,350.720
GENERAL SITE DETAILS
Tax Parcel ID Number 1003121230003
Interconnection Address from XCEL's SRC N 45°11'20.23" W 92°57'24.70"
Capacity Screen Form
Township N/A
County Washington County, MN
NOTES:
1. MAIN SERVICE METER AND XCEL DISCONNECT. POINT OF COMMON COUPLING WITH XCEL
ENERGY. PER XCEL ENERGY DRAWING PM -10 COMPANY
OWNED PRIMARY METER INSTALLATION. MOUNT ON METER POLE. PROVIDE PLACARD STATING
"GENERATION SYSTEM CONNECTED".
2. TRANSFORMERS. PROVIDE 1000KVA STEP-UP TRANSFORMER, 34.5kV:380V. PROVIDE NEUTRAL
GROUNDING REACTOR.
3. PV PRODUCTION METER. PROVIDE POTENTIAL TRANSFORMERS AND CURRENT TRANSFORMERS
AS REQUIRED TO MEET XCEL ENERGY METERING, VOLTAGE AND CURRENT STANDARDS.
4. PV PRODUCTION METER DISCONNECT. PROVIDE ACCESSIBLE, VISIBLE, AND LOCKABLE
DISCONNECT.
5. INSTALLATION TO COMPLY WITH NEC 2014 ARTICLE 690 AND ALL APPLICABLE LOCAL, STATE, AND
NATIONAL CODES OR REGULATIONS.
6. EQUIPMENT SHALL BE LABELED PER NEC 690 AND XCEL ENERGY REGULATIONS.
7. ACCESS ROADS SHALL BE DESIGNED TO ACCOMMODATE ALL CONSTRUCTION, OPERATIONS,
AND MAINTENANCE TRAFFIC THROUGHOUT THE SITE.
SHIFTED ALL THE PANELS
5 03.14.2018 TO THE WEST MD
REMOVED ALL ARRAY
5 02.23.2018 FROM WETLANDS MD
4 08.08.2017 CHANGED TO FIXED TILT MD
FIXED TYPOS/FORMATTING
3 06.0212017 (ADJUSTED SCALE
1
03.09.2017 ADDED DIMENSIONS AP JC
REV. DATE REVISION DRAWN CHKD.
DESCRIPTION BY BY
NOTES
1. Fence overall height - T ft. chain
link type with 2 inch mesh and three
strands of barb wire, accommodating
restricted access
2. Fence shall meet the required
setbacks. See drawing for details.
3. Site access for construction and
for the permanent facility will be located
off of 165th Ave.
4. Signage and emergency contact
numbers posted at entrance.
5. The proposed solar PV system is
1000VDC.
6. The inverter proposed here is
UL1741 listed .
7. The utility interconnection
medium voltage is not known at the
stage of interconnection application.
8. Inverter re -combiner
configuration is TBD.
9. The proposed system is
designed as per applicable codes of
NEC 2014.
FASTS U N LLC
601 Carlson Parkway, Suite 1050
Minnetonka, MN 55305
Tel: (704) 975-6529
PROJECT NAME, COORDINATES, SITE ADDRESS:
PROJECT No:
TBD
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P.01
Exhibit "C"
De -Commissioning, Restoration and Repowering
At the end of commercial operation, FastSun or its successors will be responsible for
decommissioning by removing all of the arrays and equipment. We have contractual
obligations to the landowners regarding decommissioning
Financial Surety
FastSun will post a financial surety for the County that covers the cost of de -commissioning
the site. This surety will conform to the County's requirements in the Code.
De -Commissioning Procedures
All equipment and structures will be removed within 90 days from either of the following: (a)
the end of the system's serviceable life or (b) the day the system is discontinued. A system
shall be considered to be discontinued after one year without energy production unless a plan
is submitted to the Zoning Administrator outlining the steps and schedule for returning the
system to service.
Decommissioning at the end of the project's useful life, which is estimated to be
approximately 25 to 30 years, would include removing the arrays, inverters, transformers,
above -ground portions of the electrical collection system, fencing, lighting, and supply
structure from the Project.
Standard decommissioning and restoration practices will be used, including dismantling and
repurposing, salvaging, recycling or disposing of the solar energy improvements, and
restoration. Land returned to agricultural production will be reclaimed to restore topsoil that
may have been scraped and stockpiled from areas that are designated in the final design plan.
Table 2
De -Commissioning Plan Summary
Phase
Timeline
Financial
Resource Plan
Removal and
Disposal of
Project
Components
i
Facility
Decommissioning is estimated to take approximately 90 days to
complete. The decommissioning crew will ensure that all equipment is
recycled or disposed of properly.
_-------------- -
The project developer will be responsible for all costs to decommission
the Project. Because of the uncertainty in predicting future
decommissioning costs and salvage values, we will review and update
the original decommissioning plan that was approved by the City closer
to the end of the Project's life. We will abide by the applicable
condition(s) and ensure the Project is decommissioned in accordance
with the Conditional Use Permit.
The removal and disposal of the Project components are found below.
Photovoltaic
Modules
--- . ..................
PV modules will be inspected for physical damage,
tested for functionality, and removed from racking.
Functioning PV modules will be packed and stored
for reuse.
PV modules will be sent
315 Manitoba Avenue, Suite 200, Wayzata, MN 55391
Phase Facility
............
to the manufacturer or a third party for recycling or
other appropriate disposal method.
Racking, Poles
Racking, utility poles, and fencing will be
and Fencing
dismantled/removed and will be sent to a metal
recycling facility. Holes will be backfilled with soil
from the Project facility.
Wire
Above-ground wire will be sent to a facility for
proper disposal and/or recycling. Below-ground wire
will be cut back to a depth of two to three feet below
grade and abandoned in place.
Conduit
Above-ground conduit will be disassembled at the
Project and sent to a recycling facility.
Junction Boxes,
The boxes will be sent to an electronics recycler.
Combiner
Boxes, External
Disconnect
Boxes, etc.
Inverters
Functioning inverter parts will be re-used. Non-
functioning inverters will be sent to the
manufacturer or an electronics recycler as
applicable.
Restoration
and
Reclamation of
the Site
Concrete Pads Material from concrete pads will be removed and
sent to a concrete recycler.
Computers, Computer components will be sent to an electronics
Monitors, Hard recycler and functioning parts will be reused.
Drives and
Similar
After all equipment is removed, the Project site will be restored to a
condition similar to its pre -construction use if the Project site will once
again be used for agricultural. If holes are created when infrastructure
is removed, they will be back-filled and covered with topsoil. Concrete
pads and all other equipment will be removed and disposed of as
described above. Unless requested otherwise, permanent access roads
constructed on the Project will be removed. Topsoil that was stripped
and relocated to designated areas on the site during construction will
be re -worked to cover exposed subsoils.
315 Manitoba Avenue, Suite 200, Wayzata, MN 55391
1/
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■ ■ ■ ■ ■M I9M
■ ■ ■ ■ ■
PCS SKID
2x500kW INVERTERS - 1000kW
1000kVA TRANSFORMER
SEE DETAIL B
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UNDERGROUND MEDIUM VOLTAGE
AC CIRCUIT FROM INVERTER
STATION TO CUSTOMER
DISCONNECT. CIRCUIT DISTANCES
VARY BY CSG PROJECT.
900 FT. APPROX.
VISIBLE, LOCKABLE
DISCONNECT SWITCH.
LACARD'UTILITY AC
DISCONNECT
AND FUSED GP SWITCH
RE -CLOSER WITH MULTI
FUNCTION SEL351 RELAY.
SEE SINGLE LINE DIAGRAM
UTILITY AC DISCONNECT SWITCH
PLACARD'UTILITY AC DISCONNECT'
XCEL EXISTING POLE (POI)
I -DIRECTIONAL MAIN BILLING
REVENUE METER
SEE SINGLE LINE DIAGRAM
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NUMBER OF
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NUMBER OF
MODULES
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'UTILITY AC DISCONNECT'
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XCEL ENERGY AND CONNEXUS ENERGY
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UTILITY PV PRODUCTION METER
UNDERGROUND MEDIUM
VOLTAGE AC CIRCUIT TO
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POWER CONVERTING
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SITE
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VICINITY MAP
FASTS U N 4
1206KWdc / 893.33KWac
SYSTEM VOLTAGE: 1000V
MODULES: TRINA TALLMAX PLUS 335W
QTY: 3600
TOTAL STRINGS: 200 (18 MODULE STRINGS)
INVERTERS:
SOLECTRIA 50OXTM - 500kW - QTY: 2
INVERTER SKID:
2x500kW INVERTERS
1000kVA TRANSFORMER
FIXED TILT GROUND MOUNT
2X18 RACKS AND, 2X9 RACKS
DRIVEN PIER FOUNDATION
FASTSUN 4
LEGEND:
PARCEL BOUNDARY LINE
PROPOSED LEASE AREA - 19.8 AC
PROPERTY LINE SETBACK AS NOTED
FENCE LINE - 4.9 ACRES
UNDERGROUND MV HOME RUN
PROPOSED NEW ACCESS ROAD
EXISTING OVERHEAD LINE
WETLANDS
PV SYSTEM CONFIGURATION:
AZIMUTH: TRUE SOUTH (1800)
TILT ANGLE 350
EDGE TO EDGE ROW DISTANCE: 25ft
DISTANCE BETWEEN ROWS: 14.5ft
MODULE WIDTH: 6.42ft
GROUND COVERAGE RATIO: 0.42
GROUND CLEARANCE: MIN 24"
PV SYSTEM DETAILS
BLOCK
NUMBER
INVERTER
NUMBER OF
STRINGS
MODULES
PER STRING
NUMBER OF
MODULES
MODULE
WATTAGE
kWac
kWdc
NUMBER
kW
A
500
112
18
2,016
335
500
675.360
BLOCK 1
B
500
1 112
1 18
1 2,016
1 335
1 500
1 675.360
Total
�
1000
224
1
1 4,032
1
1,001
1,350.720
GENERAL SITE DETAILS
Tax Parcel ID Number 1003121230003
Interconnection Address from XCEL's SRC N 45°11'20.23" W 92°57'24.70"
Capacity Screen Form
Township N/A
County Washington County, MN
NOTES:
1. MAIN SERVICE METER AND XCEL DISCONNECT. POINT OF COMMON COUPLING WITH XCEL
ENERGY. PER XCEL ENERGY DRAWING PM -10 COMPANY
OWNED PRIMARY METER INSTALLATION. MOUNT ON METER POLE. PROVIDE PLACARD STATING
"GENERATION SYSTEM CONNECTED".
2. TRANSFORMERS. PROVIDE 1000KVA STEP-UP TRANSFORMER, 34.5kV:380V. PROVIDE NEUTRAL
GROUNDING REACTOR.
3. PV PRODUCTION METER. PROVIDE POTENTIAL TRANSFORMERS AND CURRENT TRANSFORMERS
AS REQUIRED TO MEET XCEL ENERGY METERING, VOLTAGE AND CURRENT STANDARDS.
4. PV PRODUCTION METER DISCONNECT. PROVIDE ACCESSIBLE, VISIBLE, AND LOCKABLE
DISCONNECT.
5. INSTALLATION TO COMPLY WITH NEC 2014 ARTICLE 690 AND ALL APPLICABLE LOCAL, STATE, AND
NATIONAL CODES OR REGULATIONS.
6. EQUIPMENT SHALL BE LABELED PER NEC 690 AND XCEL ENERGY REGULATIONS.
7. ACCESS ROADS SHALL BE DESIGNED TO ACCOMMODATE ALL CONSTRUCTION, OPERATIONS,
AND MAINTENANCE TRAFFIC THROUGHOUT THE SITE.
ADDED TREES TO THE WEST
] 0].13.2018 MD
SHIFTED ALL THE PANELS
6 03.14.2018 TO THE WEST MD
REMOVED ALL ARRAY
02.23.2018 MO
5 FROM WETLANDS
4 08.08.2017 CHANGED TO FIXED TILT MO
FIXED TYPOS/FORMATTING
3 06.0212017 (ADJUSTED SCALE
1
03.09.2017 ADDED DIMENSIONS AP JC
REV. DATE REVISION DRAWN CHKD.
DESCRIPTION BY BY
NOTES
1. Fence overall height - T ft. chain
link type with 2 inch mesh and three
strands of barb wire, accommodating
restricted access
2. Fence shall meet the required
setbacks. See drawing for details.
3. Site access for construction and
for the permanent facility will be located
off of 165th Ave.
4. Signage and emergency contact
numbers posted at entrance.
5. The proposed solar PV system is
1000VDC.
6. The inverter proposed here is
UL1741 listed .
7. The utility interconnection
medium voltage is not known at the
stage of interconnection application.
8. Inverter re -combiner
configuration is TBD.
9. The proposed system is
designed as per applicable codes of
NEC 2014.
FASTS U N LLC
601 Carlson Parkway, Suite 1050
Minnetonka, MN 55305
Tel: (704) 975-6529
PROJECT NAME, COORDINATES, SITE ADDRESS:
PROJECT No:
TBD
DRAWING TITLE
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LAYOUT
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AP AP 03.09.2017
P.01
RESOLUTION 2018 -
APPROVING AN INTERIM USE PERMIT TO ALLOW FOR A SOLAR FARM
ON PROPERTY LOCATED NORTH OF 165TH STREET NORTH AND WEST
OF HENNA AVENUE NORTH
WHEREAS, FastSun 4, LLC. has requested approval of an Interim Use Permit (IUP) to
allow for a solar farm on the property legally described as follows:
(See Attached)
WHEREAS, the Planning Commission has reviewed the request at a duly called public
hearing and recommends approval, and;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF
THE CITY OF HUGO, MINNESOTA, that it should and hereby does approve the
request by FastSun 4, LLC. for an Interim Use Permit (IUP) to allow a solar farm, subject
to the following findings of fact:
The applicant has a lease agreement with the property owner of the
property in question.
2. The proposed solar farm is an allowed permitted use within the Future
Urban Service (FUS) zoning district.
The solar farm meets the spirit and intent of the ordinance.
4. The solar farm will not impede the City's ability to implement its
Comprehensive Plan.
The solar farm will not adversely affect the surrounding area and is
compatible with the present character of the surrounding area.
6. To construct and operate the solar farm on the property the applicant
agrees to sign the interim use permit and agrees to the conditions outlined
in the permit.
7. The interim use permit shall be reviewed in five years (August 6, 2023).
8. The interim use permit shall expire 25 years from the date of the
issuance/approval of the final building inspection on site.
ADOPTED by the City Council this 6th day of August, 2018
Resolution 2018 -
Page 2
Tom Weidt, Mayor
ATTEST:
Michele Lindau, City Clerk
Exhibit "A"
Legal Description
PID: 10.031.21.23.0003
The West 30 acres of the South Half (S 1/2) of the Northwest Quarter (NW 1/4) of Section Ten
(10), Township Thirty-one (31), Range Twenty-one (21)
DATE OF APPROVAL:
APPLICANT:
PROPERTY OWNER:
INTERIM USE PERMIT
August 6, 2018
FastSun 4, LLC.
601 Carlson Parkway
Minnetonka, MN 55305
Linda M. Gregoire
26420 310th Place
Aitkin, MN 56431
PROPERTY ADDRESS: N/A
PROPERTY ID: 10.031.21.23.0003
DURATION: Expires in 25 years (timeline beginning at the approval of
the final building permit inspection)
ZONING DISTRICT: Future Urban Service (FUS)
LEGAL DESCRIPTION: See attached
THIS INTERIM USE PERMIT ALLOWS FOR THE FOLLOWING:
A solar farm on the property generally located north of 165th Street North and west of
Henna Avenue North.
THIS INTERIM USE PERMIT IS APPROVED SUBJECT TO COMPLIANCE
WITH THE FOLLOWING SPECIAL CONDITIONS:
1. A building permit shall be required for the erection of the solar farm.
2. The solar farm shall operate in a manner that is consistent with applicant's
narrative (Exhibit A) and applicant's site plan (Exhibit B).
3. The solar farm owner/operator shall abide by the decommissioning plan (Exhibit
C) and decommission plan City standards outlined in Section 90-278.
4. The solar farm shall not permit light, glare, noise, odor, smoke, dust, or vibration
that will in any way have an objectionable effect upon adjacent or nearby property
owners.
5. It shall be the responsibility of the property owner to secure any solar energy
easements, if applicable, to protect solar access for the system (as per MN Statute
Section 500.30).
6. A small sign will be allowed at the entrance of the site to display the site address,
emergency contact information, and emergency procedures. A permit for any
sign installed on site will require review and approval of a sign permit application
by the Community Development Director or designee.
Prior to the issuance of a building permit the following must be completed:
7. The solar farm owner/operator shall submit a current -day decommissioning cost
estimate and shall post a cash escrow to the City.
8. The solar farm owner/operator must provide evidence of an agreement with the
local utility.
9. The owner/operator shall work with City staff regarding the landscape plan. The
Community Development Director or designee shall review and approve the
landscape plan prior to installation of any landscaping.
a. Any plantings installed shall be coniferous trees.
b. Any plantings selected to be planted within the wetlands must be native in
Minnesota.
c. The installation of landscaping shall be done as to not result in excessive
disturbance to topsoil or vegetation within the wetland areas.
d. All landscaping shall meet section 90-181 — Landscaping in regards to
sizes of plantings and minimum installation requirements.
10. The owner/operator of the solar farm shall receive approval of all necessary
permits and abide by all requirements indicated in the associated Notice of
Decision (NOD) provided by the Technical Evaluation Panel (TEP). This
includes requirements for time of installation, panel height requests, etc.
Prior to the issuance/approval of a building permit final the following conditions
must be met/completed:
11. All exterior electrical or other service lines shall be buried underground. The
collection system may be placed overhead near substations or points of
interconnection to the electrical grid.
12. All landscaping shall be installed in accordance with the approved landscape plan.
13. The solar energy panels shall be installed as to have the same elevation and be
consistent throughout the site.
14. The solar energy system shall not exceed 15 feet in height when oriented at
maximum tilt.
15. Solar energy system components shall be labeled with the manufacturers name
and address, model number, and serial number.
16. The solar farm shall be in compliance with the adopted city and state building
code, electrical code, and plumbing code, as amended and receive any necessary
permits or approvals from any regulatory agency having jurisdiction.
ADOPTED by the City Council this 15th day of August, 2016.
Tom Weidt, Mayor
STATE OF MINNESOTA )
) ss.
COUNTY OF WASHINGTON)
On this day of , 2018, before me, a Notary
Public, personally appeared Tom Weidt, Mayor of the City of Hugo, a Minnesota
municipality within the State of Minnesota, and that said instrument was signed on behalf of
the City of Hugo by the authority of the City Council of the City of Hugo, and Tom Weidt,
Mayor, acknowledge said instrument to be the free act and deed of said City of Hugo.
Notary Public
(name -printed),
STATE OF MINNESOTA )
) ss.
COUNTY OF WASHINGTON)
(title)
(Individual Notary)
On this day of , 2018, before me, a Notary
Public, personally appeared FastSun 4, LLC., represented by
(name), (title)
who signed the foregoing instrument and acknowledged said instrument to be his free act
and deed.
Notary Public
THIS INSTRUMENT WAS DRAFTED BY: THE CITY OF HUGO
14669 Fitzgerald Avenue North
Hugo, MN 55038
Exhibit "A"
Legal Description
PID: 10.031.21.23.0003
The West 30 acres of the South Half (S 1/2) of the Northwest Quarter (NW 1/4) of Section Ten
(10), Township Thirty-one (31), Range Twenty-one (21)
Agenda Number: E1
CITY OF HUGO
PLANNING AND ZONING APPLICATION
STAFF REPORT
TO: Hugo Planning Commission
FROM: Pierre Giguere, Community Development Intern
SUBJECT: MWF Properties Frenchman Lofts Sketch Plan
DATE: July 9, 2018, for the Planning Commission Meeting of July 26, 2018
ZONING: Medium Density Multifamily Residential (R-5)
60 -DAY REVIEW DEADLINE: July 26, 2018
1. BACKGROUND:
Starting in 2008, the City Council approved a rezoning, preliminary plat and final plat for a
phased development on 54.1 acres known as Frenchman Place. Developments within Frenchman
Place include medical buildings, a daycare, and a church. The proposed Frenchman Lofts
apartment project is proposed to be located on an outlot of Frenchman Place.
2. DESCRIPTION OF REQUEST:
The applicant, MWF Properties, has proposed to develop a three story, 45 -unit multifamily
apartment complex with both surface and underground parking upon an 18 acre parcel. The
footprint of the apartment is approximately 19,000 square feet. The total building square footage
is approximately 75,000 square feet including the below ground garage.
The applicant has stated that approximately 4.5 acres are buildable. The applicant has a purchasing
agreement to buy the property from the owner. The property is located northeast of Festival Foods.
The site contains wetlands, therefor a wetland delineation will be required. Buildable acreage for
the site will then be determined. The project is proposed to provide rental housing to working class
families who earn 60% of the area median income or less. This equates to $40,000 to $65,000
depending on household size. The applicant will be applying for Section 42 Housing Tax Credits
(LIHTC). In return for these credits, MFW Properties is required to rent to households earning
MWF Properties Family Housing — Sketch Plan
Frenchman Place 1" Addition
Page 2
60% of the area median income which is $59,749. The applicant is requesting informal comments
on a sketch plan for the Frenchman Lofts apartment project.
3. SITE CONCEPT
A. Application Process
The applicant is requesting sketch plan comments prior to a formal approval. The next steps for
the application would be to submit a request for approval of the following applications:
1. Site Plan
2. Conditional use permit (CUP)
3. Final plat
B. Comprehensive Plan
Hugo's comprehensive plan includes a focus to promote the development of low to moderate
income housing for city residents. This plan is intended to maximize the city's ability to develop
affordable and life cycle housing to promote efficient and well -integrated development.
Land Use
The property is guided Medium Density Residential (MD) in the 2030 Land Use Plan. Within the
MD Land Use, the standard density is between six and ten units per acre. The shown buildable
acreage of the site is 4.6 acres. With 45 units planned, there will be 9.78 units per acre. This site
plan meets zoning density requirements and could help fulfill the city's goals of providing
residents with affordable housing options. In addition, 12 units per acre is allowed with a
Planned Unit Development (PUD).
C. Current Zoning
The site is zoned Medium Density Multifamily Residential (R-5). The R-5 zoning district
includes a number of permitted, accessory, and conditional uses. This zoning district is intended
to provide a life -cycle housing by offering an alternative to single-family detached housing.
Apartment buildings are classified as a conditional use under the City's R-5 zoning regulations,
therefore a CUP will be required.
D. Multifamily Building and Site Design Guidelines
In 2005, the City adopted Multi -family Design Guidelines. The intent of the guidelines is to
articulate the vision of the City to ensure high quality multi -family units are constructed. These
guidelines are to be utilized with the existing 2030 Comprehensive Plan and City Zoning Code.
The applicant has only provided the building elevations for the front of the building facing south.
The elevations illustrate the building having windows of various shapes and sizes. Window
shutters are highly encouraged. The elevations show the building having breaks in its fagade and
MWF Properties Family Housing — Sketch Plan
Frenchman Place 1St Addition
Page 3
roof line. The building also has pillars located next its front entrance. It's unclear on the
dimensions of the projections, however the minimum depth shall be two feet. The elevations do
show a wall break with different materials and colors approximately two-thirds up the wall. The
building shall have equal architecture on all sides that consist of high quality materials.
In terms of building materials, multi -family buildings should be designed with a mixed variety of
high-quality materials including brick, stone, stucco, EIFS, cementitious lap siding or related
materials. High quality materials other than lap siding must cover at least 25% of the building
and should be incorporated on all sides. Coloration of the building is also an important factor.
Bold colors are strongly encouraged for building materials.
The building is shown having at least four different materials including shake siding, lap siding,
cast stone, and smooth face and rock face block in various light and dark colors. The base of the
building consists of heavier smooth face and rock face blocks with lighter materials being placed
above. The stone and block materials appear to cover at least 25% of building fagade, but it is
unclear since the applicant only provided the front elevation. The building also has metal roofing
placed above the main entrance. The stone and block shall be on all sides of the building and
wrap around the corners of the building. The colors of the building are various brownish gray
colors.
Focus should also be directed towards the screening of mechanical equipment. Mechanical
equipment must be accessible for maintenance but must also be screened in a manner that is
aesthetically pleasing. Screening methods could include fences and landscaping. The sketch plan
does not illustrate mechanical equipment locations or screening.
The applicant will be required to provide details and elevations for all sides of the building with
a formal application. Although there are some good elements in the architecture of the building,
the applicant does need to work on items in regards to the architecture to meet the City's Multi-
family Design Guidelines. Staff recommends the following to be incorporated into the design:
1. The elevations should be further articulated to break-up the building on all elevations.
2. Additional vertical and horizontal wall and roof line variations.
3. Larger overhangs on the building.
4. Ensure 25% of the building or more includes stone/block. A wainscot around the
building would help the design.
5. Add window shutters to the elevations where appropriate.
E. General Site Layout
The site plan shows the overall layout of the proposed building, site access, drainage, surface
parking as well as the general location of underground parking access. The building positioned
closer to the center of the parcel. A walk-in entrance to the building will be located on the
southern side of the building near its center and in close proximity to the planned parking lot.
Walkways and Amenities
MWF Properties Family Housing — Sketch Plan
Frenchman Place 1" Addition
Page 4
The plan shows a sidewalk being constructed with access to the walkway along Rosemary Way.
Site amenities include secure access, in unit laundry, a community room, a fitness center, an
outdoor children's play area, as well as on-site management and manager's office. A manager
will be present within the building during business hours and will remain on call when not
present on the property. The property will also have a maintenance team for routine internal
repairs while external maintenance including lawn care and snow removal will be contracted out.
Parking and Traffic Circulation
The submitted sketch plan depicts a single access onto the property from Rosemary Way. The
plan also shows 45 parking stalls within its surface parking lot as well as a curved ramp located
on the northwest end of the building leading to an underground parking area containing 55
parking stalls. In total, 99 parking stalls are planned for the site. Each apartment unit will receive
an assigned parking stall within the underground parking lot. Any additional underground stalls
will be provided to tenants on a first come, first serve basis.
Staff has asked that the developer provide a more detailed description of the curved access ramp
and underground parking lot to understand traffic flow and accessibility. As the project
advances, the applicant will be asked to provide turning templates to ensure appropriate
maneuverability with both surface and underground parking lots.
Waste Storage
Dumpsters used to hold waste will be stored in the underground parking lot. On designated pick-
up days, dumpsters will be wheeled up to the surface to be emptied. Dumpsters will then be placed
back into the underground lot.
F. Housing/Rental Rates
Monthly rental rates will differ between units based on the number of rooms per unit. Rental
rates for one bedroom units will be $660-$820 per month. Rates for two-bedroom units will be
$95041,025 per month and rates for three-bedroom units will be $1,200 per month.
G. Grading and Drainage
The site plan depicts a constructed water filtration basin located on the southeast side of the
building. The basin runs almost parallel to the single access road leading to Rosemary Way. The
plan also illustrates a 30 -foot wetland setback which runs along the north and northwestern section
of the site.
The 18.15 acre site contains a substantial amount of wetlands. The site will require a wetland
delineation to identify the location of the wetland boundary. The applicant will also need to work
with the Technical Evaluation Panel (TEP), the City Water Resources Engineer as well as
Environmental Scientist to obtain the necessary permits related to the wetland delineation and
stormwater management. If the applicant proposed to impact the wetlands, they shall obtain the
necessary permits for that as well.
MWF Properties Family Housing — Sketch Plan
Frenchman Place 1St Addition
Page 5
Park Dedication
The applicant will be required in the amount of $2,400 per unit. The total park dedication for the
project will be $108,000.
4. CONCLUSION/RECOMMENDATIONS:
The MWF Properties staff have done a good job providing and representing a basic sketch plan
for the project. There are some items the applicant will need to work on in regards to the
architecture.
Staff recommends that the Planning Commission provide feedback on the sketch plan to MWF
Properties. Below are areas MWF Properties would like feedback on:
1. Site Layout
2. Architecture
Attachments:
1. Location map
2. Applicant narrative
3. Sketch Plan
4. Elevations
MWF Properties - Frenchman Lofts Site Map
Sketch Plan
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Parcel_Boundary
Narrative
Introduction
This application is for a sketch plan review of the property identified by PID: 1903121210013.
Backeround on site
The current use of the property is raw land. The total property consists of 18.15 acres, however
a majority of the site is either wetland or covered by a conservation easement that prohibits
construction. This leaves the total buildable acreage approximately 4.6 acres (excluding any
potential wetland credits). The site is zoned R-5 Medium Density Residential.
Proposed project
MWF Properties is looking to pursue the development of a three-story multifamily housing
project that would consist of 45 housing units in a three-story apartment complex with
underground parking. The anticipated unit mix is 6 1 -bedroom, 24 2 -bedroom, and 15 3 -
bedroom units. The number of units is allowable with a conditional use permit that will be
submitted in the fall of this year.
The project will consist of a mixture of surface and underground parking that will equate to at
least 90 stalls, or two units of parking to every one unit.
In addition to underground parking, on site amenities would include: secure access, in unit
laundry, on site management including a manager's office, a community room, a fitness center,
and an outdoor children's play area. The project would be rented to working class families
("workforce housing") who earn 60% of the area median income or less. This equates to
$40,000 to $65,000 depending on household size.
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