HomeMy WebLinkAbout11-24-14-RAPPROVAL OF AGENDA
PUBLIC INQUIRIES/INFORMATIONAL
Public inquiries/informational is an opportunity for citizens to bring to the Council ’s
attention any items not currently on the agenda. In addressing the Council, please state
your name and address for the record, and a brief summary of the specific item being
addressed to the Council. To allow adequate time for each person wishing to address the
Council, we ask that individuals limit their comments to three (3) minutes. Written
documents may be distributed to the Council prior to the meeting, or as bench copies, to
allow a more timely presentation.
STAFF COMMENTS
TCAAP Update
Jill Hutmacher, Community Development Director
MEMO.PDF
APPROVAL OF MINUTES
Approval Of Draft Minutes
October 13, 2014, Regular City Council
October 20, 2014, City Council Work Session
10 -13 -14 -R.PDF, 10 -20 -14 -WS.PDF
CONSENT CALENDAR
Those items listed under the Consent Calendar are considered to be routine by the City
Council and will be enacted by one motion under a Consent Calendar format. There will
be no separate discussion of these items, unless a Councilmember so requests, in which
event, the item will be removed from the general order of business and considered
separately in its normal sequence on the agenda.
Claims And Payroll
Sue Iverson, Director of Finance and Administrative Services
Ashley Bertrand, Accounting Analyst
MEMO.PDF
Acknowledgment For Catholic United Financial To Hold A Raffle
Amy Dietl, City Clerk
MEMO.PDF, ATTACHMENT A.PDF, ATTACHMENT B.PDF,
ATTACHMENT C.PDF
Nextel Lease Termination
Terry Maurer, Public Works Director
MEMO.PDF, ATTACHMENT A.PDF
Resolution 2014 -060 Accepting The Liability Coverage Limits From The LMCIT For
2015
Sue Iverson, Director of Finance and Administrative Services
MEMO.PDF, ATTACHMENT A.PDF
Resolution Authorizing The Application For Recycling SCORE Grant Funds From
Ramsey County
Ryan Streff, City Planner
MEMO.PDF, ATTACHMENT A.PDF
PULLED CONSENT ITEMS
Those items that are pulled from the Consent Calendar will be removed from the general
order of business and considered separately in its normal sequence on the agenda.
PUBLIC HEARINGS
Public Hearing -County Road E (B -2 District) Improvements
A.County Road E (B -2 District) Improvements –Public Hearing/Assessment
Hearing (Continued from November 10, 2014, City Council Meeting)
Resolution 2014 -055 Ordering the Improvement
Resolution 2014 -056 Adopting the Assessment Roll (may be adopted with
any reductions the Council deems appropriate)
Resolution 2014 -057 Approving the Plans and Specifications and Ordering
the Advertisement for Bids
Terry Maurer, Public Works Director
MEMO.PDF, ATTACHMENT A.PDF, ATTACHMENT B.PDF,
ATTACHMENT C.PDF
NEW BUSINESS
TCAAP Energy Integration And Resiliency Framework -Policy White Paper Review
Ryan Streff, City Planner
ERAB (Energy Resilience Advisory Board)/Greg Mack
MEMO.PDF, ATTACHMENT A.PDF, ATTACHMENT B.PDF,
ATTACHMENT C.PDF, ATTACHMENT D.PDF
Planning Case 14 -027 - Variance - Transwestern, 1160 Grey Fox Road
Ryan Streff, City Planner
MEMO.PDF, ATTACHMENT A.PDF, ATTACHMENT B.PDF,
ATTACHMENT C.PDF, ATTACHMENT D.PDF, ATTACHMENT E.PDF,
ATTACHMENT F.PDF, ATTACHMENT G.PDF, ATTACHMENT H.PDF,
ATTACHMENT I.PDF
Planning Case 14 -028 - Variance - Transwestern, 3728 Dunlap Street North
Ryan Streff, City Planner
MEMO.PDF, ATTACHMENT I.PDF, ATTACHMENT A.PDF,
ATTACHMENT B.PDF, ATTACHMENT C.PDF, ATTACHMENT D.PDF,
ATTACHMENT E.PDF, ATTACHMENT F.PDF, ATTACHMENT G.PDF,
ATTACHMENT H.PDF
UNFINISHED BUSINESS
COUNCIL COMMENTS
ADJOURN
Mayor:
David Grant
Councilmembers:
Brenda Holden
Fran Holmes
Dave McClung
Ed Werner
Regular City Council
Agenda
November 24, 2014
7:00 p.m.
City Hall
Address:
1245 W Highway 96
Arden Hills MN 55112
Phone:
651 -792 -7800
Website :
www.cityofardenhills.org
City Vision
Arden Hills is a strong community that values its unique environmental setting, strong residential
neighborhoods, vital business community, well -maintained infrastructure, fiscal soundness, and our
long -standing tradition as a desirable City in which to live, work, and play.
CALL TO ORDER
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3.A.
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4.A.
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APPROVAL OF AGENDAPUBLIC INQUIRIES/INFORMATIONALPublic inquiries/informational is an opportunity for citizens to bring to the Council ’s attention any items not currently on the agenda. In addressing the Council, please state your name and address for the record, and a brief summary of the specific item being addressed to the Council. To allow adequate time for each person wishing to address the Council, we ask that individuals limit their comments to three (3) minutes. Written documents may be distributed to the Council prior to the meeting, or as bench copies, to allow a more timely presentation.STAFF COMMENTSTCAAP UpdateJill Hutmacher, Community Development DirectorMEMO.PDFAPPROVAL OF MINUTESApproval Of Draft MinutesOctober 13, 2014, Regular City CouncilOctober 20, 2014, City Council Work Session10-13 -14 -R.PDF, 10 -20 -14 -WS.PDFCONSENT CALENDARThose items listed under the Consent Calendar are considered to be routine by the City Council and will be enacted by one motion under a Consent Calendar format. There will be no separate discussion of these items, unless a Councilmember so requests, in which
event, the item will be removed from the general order of business and considered
separately in its normal sequence on the agenda.
Claims And Payroll
Sue Iverson, Director of Finance and Administrative Services
Ashley Bertrand, Accounting Analyst
MEMO.PDF
Acknowledgment For Catholic United Financial To Hold A Raffle
Amy Dietl, City Clerk
MEMO.PDF, ATTACHMENT A.PDF, ATTACHMENT B.PDF,
ATTACHMENT C.PDF
Nextel Lease Termination
Terry Maurer, Public Works Director
MEMO.PDF, ATTACHMENT A.PDF
Resolution 2014 -060 Accepting The Liability Coverage Limits From The LMCIT For
2015
Sue Iverson, Director of Finance and Administrative Services
MEMO.PDF, ATTACHMENT A.PDF
Resolution Authorizing The Application For Recycling SCORE Grant Funds From
Ramsey County
Ryan Streff, City Planner
MEMO.PDF, ATTACHMENT A.PDF
PULLED CONSENT ITEMS
Those items that are pulled from the Consent Calendar will be removed from the general
order of business and considered separately in its normal sequence on the agenda.
PUBLIC HEARINGS
Public Hearing -County Road E (B -2 District) Improvements
A.County Road E (B -2 District) Improvements –Public Hearing/Assessment
Hearing (Continued from November 10, 2014, City Council Meeting)
Resolution 2014 -055 Ordering the Improvement
Resolution 2014 -056 Adopting the Assessment Roll (may be adopted with
any reductions the Council deems appropriate)
Resolution 2014 -057 Approving the Plans and Specifications and Ordering
the Advertisement for Bids
Terry Maurer, Public Works Director
MEMO.PDF, ATTACHMENT A.PDF, ATTACHMENT B.PDF,
ATTACHMENT C.PDF
NEW BUSINESS
TCAAP Energy Integration And Resiliency Framework -Policy White Paper Review
Ryan Streff, City Planner
ERAB (Energy Resilience Advisory Board)/Greg Mack
MEMO.PDF, ATTACHMENT A.PDF, ATTACHMENT B.PDF,
ATTACHMENT C.PDF, ATTACHMENT D.PDF
Planning Case 14 -027 - Variance - Transwestern, 1160 Grey Fox Road
Ryan Streff, City Planner
MEMO.PDF, ATTACHMENT A.PDF, ATTACHMENT B.PDF,
ATTACHMENT C.PDF, ATTACHMENT D.PDF, ATTACHMENT E.PDF,
ATTACHMENT F.PDF, ATTACHMENT G.PDF, ATTACHMENT H.PDF,
ATTACHMENT I.PDF
Planning Case 14 -028 - Variance - Transwestern, 3728 Dunlap Street North
Ryan Streff, City Planner
MEMO.PDF, ATTACHMENT I.PDF, ATTACHMENT A.PDF,
ATTACHMENT B.PDF, ATTACHMENT C.PDF, ATTACHMENT D.PDF,
ATTACHMENT E.PDF, ATTACHMENT F.PDF, ATTACHMENT G.PDF,
ATTACHMENT H.PDF
UNFINISHED BUSINESS
COUNCIL COMMENTS
ADJOURN
Mayor:David Grant Councilmembers:Brenda Holden Fran HolmesDave McClungEd Werner Regular City Council Agenda November 24, 2014 7:00 p.m. City Hall Address:1245 W Highway 96 Arden Hills MN 55112 Phone:651 -792 -7800 Website : www.cityofardenhills.org City VisionArden Hills is a strong community that values its unique environmental setting, strong residential neighborhoods, vital business community, well -maintained infrastructure, fiscal soundness, and our long -standing tradition as a desirable City in which to live, work, and play.CALL TO ORDER1.2.3.3.A.Documents:4.4.A.Documents:5.
5.A.
Documents:
5.B.
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5.C.
Documents:
5.D.
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5.E.
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APPROVAL OF AGENDAPUBLIC INQUIRIES/INFORMATIONALPublic inquiries/informational is an opportunity for citizens to bring to the Council ’s attention any items not currently on the agenda. In addressing the Council, please state your name and address for the record, and a brief summary of the specific item being addressed to the Council. To allow adequate time for each person wishing to address the Council, we ask that individuals limit their comments to three (3) minutes. Written documents may be distributed to the Council prior to the meeting, or as bench copies, to allow a more timely presentation.STAFF COMMENTSTCAAP UpdateJill Hutmacher, Community Development DirectorMEMO.PDFAPPROVAL OF MINUTESApproval Of Draft MinutesOctober 13, 2014, Regular City CouncilOctober 20, 2014, City Council Work Session10-13 -14 -R.PDF, 10 -20 -14 -WS.PDFCONSENT CALENDARThose items listed under the Consent Calendar are considered to be routine by the City Council and will be enacted by one motion under a Consent Calendar format. There will be no separate discussion of these items, unless a Councilmember so requests, in which event, the item will be removed from the general order of business and considered separately in its normal sequence on the agenda.Claims And PayrollSue Iverson, Director of Finance and Administrative ServicesAshley Bertrand, Accounting AnalystMEMO.PDFAcknowledgment For Catholic United Financial To Hold A RaffleAmy Dietl, City ClerkMEMO.PDF, ATTACHMENT A.PDF, ATTACHMENT B.PDF, ATTACHMENT C.PDFNextel Lease TerminationTerry Maurer, Public Works DirectorMEMO.PDF, ATTACHMENT A.PDFResolution 2014 -060 Accepting The Liability Coverage Limits From The LMCIT For 2015Sue Iverson, Director of Finance and Administrative ServicesMEMO.PDF, ATTACHMENT A.PDFResolution Authorizing The Application For Recycling SCORE Grant Funds From Ramsey CountyRyan Streff, City PlannerMEMO.PDF, ATTACHMENT A.PDFPULLED CONSENT ITEMSThose items that are pulled from the Consent Calendar will be removed from the general order of business and considered separately in its normal sequence on the agenda.PUBLIC HEARINGSPublic Hearing -County Road E (B -2 District) ImprovementsA.County Road E (B -2 District) Improvements –Public Hearing/Assessment Hearing (Continued from November 10, 2014, City Council Meeting)Resolution 2014 -055 Ordering the ImprovementResolution 2014 -056 Adopting the Assessment Roll (may be adopted with any reductions the Council deems appropriate)Resolution 2014 -057 Approving the Plans and Specifications and Ordering the Advertisement for BidsTerry Maurer, Public Works Director
MEMO.PDF, ATTACHMENT A.PDF, ATTACHMENT B.PDF,
ATTACHMENT C.PDF
NEW BUSINESS
TCAAP Energy Integration And Resiliency Framework -Policy White Paper Review
Ryan Streff, City Planner
ERAB (Energy Resilience Advisory Board)/Greg Mack
MEMO.PDF, ATTACHMENT A.PDF, ATTACHMENT B.PDF,
ATTACHMENT C.PDF, ATTACHMENT D.PDF
Planning Case 14 -027 - Variance - Transwestern, 1160 Grey Fox Road
Ryan Streff, City Planner
MEMO.PDF, ATTACHMENT A.PDF, ATTACHMENT B.PDF,
ATTACHMENT C.PDF, ATTACHMENT D.PDF, ATTACHMENT E.PDF,
ATTACHMENT F.PDF, ATTACHMENT G.PDF, ATTACHMENT H.PDF,
ATTACHMENT I.PDF
Planning Case 14 -028 - Variance - Transwestern, 3728 Dunlap Street North
Ryan Streff, City Planner
MEMO.PDF, ATTACHMENT I.PDF, ATTACHMENT A.PDF,
ATTACHMENT B.PDF, ATTACHMENT C.PDF, ATTACHMENT D.PDF,
ATTACHMENT E.PDF, ATTACHMENT F.PDF, ATTACHMENT G.PDF,
ATTACHMENT H.PDF
UNFINISHED BUSINESS
COUNCIL COMMENTS
ADJOURN
Mayor:David Grant Councilmembers:Brenda Holden Fran HolmesDave McClungEd Werner Regular City Council Agenda November 24, 2014 7:00 p.m. City Hall Address:1245 W Highway 96 Arden Hills MN 55112 Phone:651 -792 -7800 Website : www.cityofardenhills.org City VisionArden Hills is a strong community that values its unique environmental setting, strong residential neighborhoods, vital business community, well -maintained infrastructure, fiscal soundness, and our long -standing tradition as a desirable City in which to live, work, and play.CALL TO ORDER1.2.3.3.A.Documents:4.4.A.Documents:5.5.A.Documents:5.B.Documents:5.C.Documents:5.D.Documents:5.E.Documents:6.7.7.A.
Documents:
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8.A.
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8.B.
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8.C.
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Page 1 of 2
DATE: November 24, 2014
TO: Honorable Mayor and City Councilmembers
Patrick Klaers, City Administrator
FROM: Jill Hutmacher, Community Development Director
SUBJECT: TCAAP Update
Upcoming Meetings
Staff and consultants are scheduling work for the regulations and policies component of the
master planning process. The following schedule allows City Council adoption of the TCAAP
Redevelopment Code (TRC) by the end of February. Approval of the Comprehensive Plan
Amendment could occur either on February 23, 2015, or shortly thereafter.
November 24, 2014, Special Work Session at 5:30 pm, Community Room
Review Single Family Zoning and Design Standards
December 1, 2014, Special Work Session at 5:30 pm, Council Chambers
County Road H intersection (Infrastructure)
Spine Road/County Road I/Thumb Road Update (Infrastructure)
Stormwater Update (Infrastructure)
Final Review Chapter 11 (Signage)
December 8, 2014, Special Work Session at 5:30 pm, Community Room
Preview of Infrastructure Open House scheduled for December 9, 2014
Master Plan Document
December 15, 2014, Regular Work Session at 5:00 pm, Council Chambers
Panel Discussion with Multi-Family Developers
Town Center and Neighborhood Transition Zoning
Multi-Family Design Standards
January 5, 2015, Special Work Session at 6:30 pm (following JDA meeting), Council Chambers
Design Standards for Retail, Office, Flex Office and Gateway Districts
STAFF COMMENTS - 3A
MEMORANDUM
Page 2 of 2
Exterior Materials
January 12, 2015, Special Work Session at 5:30 pm, Community Room
Preliminary Plat Review (Infrastructure)
Final Review Chapters 6-7 (Building Site Development Standards, Building
Design Standards)
January 20, 2015, Regular Work Session at 5:00 pm, Council Chambers
JDA Approval Process
Final Review Chapters 1-3 (Introduction, Components of the Code,
Administration)
Ramsey County Response to Draft TRC and Future Land Use Map
January 26, 2015, Special Work Session at 5:30 pm, Community Room
Final Review Future Land Use Map
Final Review Chapters 4-5 (Definitions, Permitted Uses)
February 2, 2015, Special Work Session at 6:30 pm (following JDA meeting), Council Chambers
Final Gateway Planning Workshop
o Presentation of Final Draft of TCAAP Redevelopment Code (TRC)
o Final Comments and Revisions
February 17, 2015, Regular Work Session at 5:00 pm, Council Chambers
Comprehensive Plan Amendment Discussion
February 18, 2015, Special Planning Commission meeting at 6:30 pm, Council Chambers
Public Hearings
o Final Master Plan document
o TCAAP Redevelopment Code
o Future Land Use Map
February 23, 2015, Regular Meeting at 7:00 pm, Council Chambers
Approval of Master Plan
Adoption of TRC
Additional regular and special work session meetings will be scheduled to discuss regulations
and policies, the infrastructure study, and other TCAAP issues. Topics for future meetings will
be identified as those dates draw nearer.
Approved:
CITY OF ARDEN HILLS, MINNESOTA
REGULAR CITY COUNCIL MEETING
OCTOBER 13, 2014
7:00 P.M. - ARDEN HILLS CITY COUNCIL CHAMBERS
CALL TO ORDER/ROLL CALL
Pursuant to due call and notice thereof, Mayor David Grant called to order the regular City
Council meeting at 7:00 p.m. Mayor Grant declared October 13, 2014, to be a non-holiday
and therefore the Council could conduct City business.
Present: Mayor David Grant, Councilmembers Brenda Holden, Fran Holmes, and
Dave McClung
Absent: Councilmember Ed Werner (excused)
Also present: City Administrator Patrick Klaers; Director of Finance and Administrative
Services Sue Iverson; Assistant City Engineer John Anderson; Community Development
Director Jill Hutmacher; and City Clerk Amy Dietl
PLEDGE OF ALLEGIANCE
1. APPROVAL OF AGENDA
MOTION: Councilmember Holmes moved and Councilmember Holden seconded a
motion to approve the meeting agenda as presented. The motion carried
unanimously (4-0).
2. PUBLIC INQUIRIES/INFORMATIONAL
None.
3. STAFF COMMENTS
A. TCAAP Update
Community Development Director Hutmacher stated that the City Council has held two
meetings with Gateway Planning, the zoning consultant. Drafts of the TCAAP zoning ordinance
are being discussed by the City Council, and further revisions are anticipated. Additional meetings
with Gateway Planning are scheduled for November 3 and 17, 2014.
ARDEN HILLS CITY COUNCIL – OCTOBER 13, 2014 2
Community Development Director Hutmacher stated that staff and consultants are scheduling
work for the regulations and policies component of the master planning process. The current
schedule for TCAAP meetings is as follows:
October 13, 2014, Special Work Session at 5:30 pm, Community Room
JDA Governance and Approval Process
Park Dedication Ordinance Discussion
Discuss Chapters 1-5
October 20, 2014, Regular Work Session at 5:00 pm, Council Chambers
Discuss Chapter 11 (Sign Standards)
County Road H
Spine Road Alignment
October 27, 2014, Special Work Session at 5:30 pm, Community Room (Note: EDA meeting at
6:00 pm – work session may be continued after regular meeting)
Water and Sewer System Update (Infrastructure)
Discuss Chapters 9-10 (Open Space Standards, Streetscape and Landscape Standards)
November 3, 2014, Special Work Session at 6:00 pm, Council Chambers
Workshop with Gateway Planning
o Discuss Chapter 8 (Street Design Standards) and Attachments
o Discuss Cumulative Comments on TCAAP Zoning
o Discuss Comprehensive Plan Future Land Use Map
November 10, 2014, Special Work Session at 5:30 pm, Community Room
Stormwater System Update (Infrastructure Team)
November 17, 2014, Regular Work Session at 5:00 pm, Council Chambers
Final Workshop with Gateway Planning
o Review entire document
o Provide direction on remaining comments
o Review complete Master Plan
November 24, 2014, Special Work Session at 5:30 pm, Community Room
Final review of draft zoning document, future land use map, and Comprehensive Plan
amendment in preparation for public hearings at December 3, 2014 Planning Commission
Meeting
December 1, 2014, Special Work Session at 6:30 pm, Community Room
Spine Road/County Road I/Thumb Road Update (Infrastructure)
December 8, 2014, Special Work Session at 5:30 pm, Community Room
December Open House Meeting Preview (Infrastructure)
ARDEN HILLS CITY COUNCIL – OCTOBER 13, 2014 3
December 15, 2014, Special Regular Meeting at 7:00 pm, Council Chambers
Approve Final Master Plan
Approve TCAAP Zoning
Approve Future Land Use Map
Approve Comprehensive Plan Amendment
December 22, 2014, Special Work Session at 5:30 pm, Council Chambers
If necessary to review TCAAP zoning
December 29, 2014, Regular Meeting at 7:00 pm, Council Chambers
If necessary to approve TCAAP zoning
January 11, 2015, Special Work Session at 5:30 pm, Community Room
Preliminary Plat Review (Infrastructure Team)
January 25, 2015, Regular Meeting at 7:00 pm, Council Chambers
Receive Infrastructure Feasibility Report (Infrastructure Team)
Staff anticipated that additional regular and special work session meetings will be scheduled to
discuss regulations and policies, the infrastructure study, and other TCAAP issues. Future meeting
topics will be defined as those dates draw nearer.
4. APPROVAL OF MINUTES
A. August 25, 2014, Special City Council Work Session
B. August 25, 2014, Regular City Council
MOTION: Councilmember Holmes moved and Councilmember Holden seconded a
motion to approve the August 25, 2014, special City Council work session
minutes; and the August 25, 2014, regular City Council meeting minutes as
presented. The motion carried unanimously (4-0).
5. CONSENT CALENDAR
A. Motion to Approve Consent Agenda Item - Claims and Payroll
B. Motion to Approve Round Lake Road Area Improvement – Payment #4
MOTION: Councilmember Holmes moved and Councilmember Holden seconded a
motion to approve the Consent Calendar as presented and to authorize
execution of all necessary documents contained therein. The motion carried
unanimously (4-0).
6. PULLED CONSENT ITEMS
None.
ARDEN HILLS CITY COUNCIL – OCTOBER 13, 2014 4
7. PUBLIC HEARINGS
A. TCAAP Development Discussion Opportunity for Residents
Mayor Grant stated that under the Public Hearing section, citizens would have an opportunity to
discuss ideas regarding the TCAAP development.
Mayor Grant opened the public hearing at 7:05 p.m.
With no one coming forward to speak, Mayor Grant closed the public hearing at 7:06 p.m.
8. NEW BUSINESS
None.
9. UNFINISHED BUSINESS
A. Gateway Sign – Cleveland/County Road D
Assistant City Engineer Anderson stated that as directed by the Council, staff has obtained a
quote from Fourth Dimension for a Gateway sign to be located at the northeast corner of
Cleveland and County Road D. This sign would be placed in a small easement on the property
adjacent to bituminous trails on each side. This location makes it impractical to light the sign from
an external source as the light would likely be damaged or at least covered by plowing operations.
Therefore, the recommendation is for an internally lighted sign.
Assistant City Engineer Anderson indicated that internally lighting the sign would require that it
have a slightly different appearance from the two existing signs, although it would be constructed
of generally the same materials. The difference in the signs is the area where the City logo and the
name appear. That area would be made from green colored aluminum so the logo and name can
be cut out and the Plexiglas placed to allow the light to shine through.
Assistant City Engineer Anderson stated that the easement document restricts the sign height to
4 ½ feet and its length to 20 feet. However, using the 4 ½ foot height, the general sign shape and
proportion that is recommended is approximately 7.3 feet long.
Assistant City Engineer Anderson commented that the quote for the manufacture and placement
of the sign is $10,030.00. Staff reviewed a graphic prepared by Fourth Dimension showing the
proposed sign and a photo of the existing City sign for comparison purposes. Other costs for the
full installation of the sign would be the curbing around the sign and the Public Works staff’s time
for extending electrical service for the LED lighting, preparing the site, and placing landscape
rock inside the curbing.
Mayor Grant asked if the green portion of the sign could be made tan and the white portion be
made green as this would more closely align with the Arden Hills’ city colors.
ARDEN HILLS CITY COUNCIL – OCTOBER 13, 2014 5
Tim Witz, Fourth Dimension, explained that he had provided staff with eight different sign
renderings with varying background colors. He noted that he could do any combination of the
colors as determined by the Council. He indicated that he could match the City’s colors to keep
the branding consistent.
Discussion ensued regarding the sign colors and building material options.
Mayor Grant stated that it would be his preference to keep the background of the sign tan with
the lettering green, as this would be consistent with the Arden Hills’ logo.
Councilmember Holden noted that the proposed sign more closely matched the existing gateway
signs. She stated that if tan were selected for the background, this would create a new color
scheme that would be inconsistent. She also questioned if the City paid sales tax on this project.
Councilmember Holmes supported the background being a beige or tan instead of white.
Councilmember McClung explained that he did not like the sign at County Road E2 and
Cleveland Avenue. He suggested that the tan and green color scheme be selected to improve
visibility. He reported that he would not be supporting the gateway sign.
MOTION: Councilmember Holden moved and Councilmember Holmes seconded a
motion to recommend staff proceed with the installation of a 4 ½ foot high, 7
foot wide, internally lit gateway sign at the northeast corner of Cleveland
Avenue and County Road D with a cost not to exceed $10,300 with a tan and
green color scheme. The motion carried 3-1 (McClung opposed).
B. County Road E Improvements – Public/Assessment Hearings
Assistant City Engineer Anderson explained that the County Road E (B-2 District)
improvements have a long history of studies, task forces and guide plans. After approving the
Guide Plan Implementation Report on December 17, 2012, the Council adopted Resolution 2012-
054 ordering the Feasibility Report for the Country Road E (B-2 District) project. On March 31,
2014, Resolution 2014-019 was adopted which accepted the Feasibility Report and authorized the
preparation of plans and specifications for the improvements.
Assistant City Engineer Anderson stated that as was discussed at a work session on July 28,
2014, due to the long history with this project and the number of contacts with the property
owners, the Public Hearing and the Assessment Hearing are planned to be held the same evening.
Both are being held after final plans are completed but before the project is bid. The main reason
for this is due to the fact that the largest component of the assessment calculation is the Xcel
Energy installed street lighting and a firm quote has been received for that work. The other
assessment items included in the design have been quantified and staff and the consultant are
comfortable that the estimated costs are accurate. The City Attorney has concurred with this
approach to the project.
Assistant City Engineer Anderson noted some important items about this project:
ARDEN HILLS CITY COUNCIL – OCTOBER 13, 2014 6
1. Major components of the project are:
A mill and overlay of the street surface (this is a change from the County’s original plan to
seal coat the road).
Restriping to narrow the center turn lane and expand the shoulder area for bicyclists.
New medians with colored concrete.
Dual left turn lanes from eastbound CR E to northbound Lexington.
New signals at Lexington and Connelly and retrofitting of the Pine Tree signal for ADA
pedestrian facilities.
New Xcel Energy lighting (changed by the Council from 200 foot spacing to 150 foot
spacing so there is a light approximately every 75 feet on one side or the other).
Boulevard trees (approximately 55 trees of 5 different varieties).
Curb, driveways and sidewalk repair and construction of new sidewalk where none exists.
New sidewalk down Pine Tree to the Bethel facility.
2. The total cost of the project has risen to an estimated $2,067,046 (including overhead) mostly
due to the County’s change from seal coat to mill and overlay of the street surface and the
decreased spacing of the lights. The County’s share of the total project cost is estimated at
$1,409,209 (68%). The City’s share is estimated at $657,838 (32%).
3. The proposed assessment amount is $272,139.61 (approximately 41% of the City’s share)
4. Assessment items generally include the following:
No assessment for boulevard trees.
Lighting assessment is 50% of the cost above $86,678.80 which has been determined to be
the cost to replace the current lights with a basic Xcel Energy system on a 200 foot
spacing.
No assessment for the sidewalk in front of E Street Flats as the developer has escrowed
monies for the construction of this sidewalk with the redevelopment of that property.
Connelly Street improvements are still in the project with 50% assessment ($21,146.76) to
the two Flaherty parking lots and Pot O Gold. Mr. Flaherty has asked previously for this to
be removed from the project. In response to Mr. Flaherty’s request, Public Works had the
curve striped and a check with Ramsey County Sheriff’s office did not reveal any
significant accident history.
The remaining “City Share” of the project is 50% assessed to benefitted properties.
5. The Hunter Park Condominiums located at 4 Pine Tree Drive contain 72 individually owned
units. The assessment was calculated based on the area of the property and then divided equally
among the 72 unit owners. Each condominiums assessment will be less than $100.00.
Assistant City Engineer Anderson recommended that the Council adopt three resolutions. One
ordering the public hearing; one declaring the cost to be assessed; and one setting the public
hearing date.
Mayor Grant asked which light fixtures and poles the estimated expenses were based on.
ARDEN HILLS CITY COUNCIL – OCTOBER 13, 2014 7
Assistant City Engineer Anderson explained that the expenses were based on the Vernon style
light fixture with a fluted shaft and base. He indicated that the total lighting expense for these
fixtures would be $323,000. After deducting $86,678, half of the expense for the lights would be
assessed and the other half would be paid by the City.
Councilmember McClung questioned the spacing for the new light fixtures.
Assistant City Engineer Anderson stated that the lights along the corridor would be 150 feet
apart.
Councilmember Holmes expressed concern that staff selected the Vernon style light fixture when
Council had not made a final determination. For this reason, she was not comfortable bringing
this matter to a Public Hearing.
City Administrator Klaers commented that based on the July 28th Council work session, the
majority of the Council directed staff to include these lighting costs in the assessments. The
minutes reflected that the consensus of Council was to preliminarily proceed with the Vernon
style light fixture.
Councilmember Holmes proposed that the Council make a final decision on the light fixture this
evening. She did not approve of the extra expense for the lighting when the fixtures virtually
looked the same. She did not believe that the local businesses would want to assume the extra
expense for the Vernon style light fixtures.
Mayor Grant asked what the previous lighting expense was from Xcel Energy.
Assistant City Engineer Anderson stated that the engineer’s original estimate was $575,000. He
reported that staff had reduced this lighting budget to $445,250 in the March Feasibility Report
and the lighting was reduced again to the current amount of $323,000 after receiving a bid from
Xcel Energy.
Councilmember Holden questioned the expense of the cobra-head light fixtures.
Assistant City Engineer Anderson stated that the basic cobra-head fixtures would cost the City
$86,678. He reported that the Colonial lighting would cost the City $147,352.
Councilmember McClung discussed the differences between the various lighting options.
Councilmember Holmes requested further clarification on the lighting expense.
City Administrator Klaers provided comment on the lighting expense and the spacing that was
agreed upon by the Council along the corridor. He discussed how these elements impacted the
amount that would be assessed for the project. He reported that during the recent corridor walking
tour, the business owners were presented with the Vernon light fixture.
Councilmember McClung asked if staff received any feedback on the Vernon light fixture.
ARDEN HILLS CITY COUNCIL – OCTOBER 13, 2014 8
Assistant City Engineer Anderson indicated that a number of business owners thought the
Vernon light fixture was nice.
Councilmember Holden suggested that staff present both lighting options (Vernon and Colonial)
at the public hearing for the business owners to review and discuss.
MOTION: Councilmember McClung moved and Councilmember Holden seconded a
motion to adopt Resolution #2014-049, ordering the Public Hearing for the
County Road E improvements to be held on November 10, 2014. The motion
carried (4-0).
MOTION: Councilmember McClung moved and Mayor Grant seconded a motion to
adopt Resolution #2014-050, declaring the cost to be assessed and ordering
preparation of the Assessment Roll.
Councilmember Holmes asked if the amount to be assessed was set in stone.
Director of Finance and Administrative Services Iverson reported that the amount to be
assessed was a not to exceed amount and if changes were made to the selected fixtures, the
numbers could be adjusted downward.
Councilmember Holden requested an unbiased opinion from staff on the proposed Connelly
Avenue improvement and to have this information presented at the public hearing. She asked if
any of the medians would be red in color.
Assistant City Engineer Anderson stated that the median color will be coordinated with Ramsey
County.
The motion carried (4-0).
MOTION: Councilmember McClung moved and Councilmember Holden seconded a
motion to adopt Resolution #2014-051, setting the date of the Assessment
Hearing as November 10, 2014. The motion carried (4-0).
10. COUNCIL COMMENTS
Councilmember Holden reported that the Northeast Youth and Family Services Taste of
Northeast Gala would be held on October 22nd. She encouraged the community to participate in
this event.
Councilmember Holden stated that she served on the Energy Resiliency Committee and
recommended that the public bring energy conservation questions or comments to her prior to
construction beginning on the TCAAP site.
Councilmember Holden requested a current copy of the TCAAP Zoning Code Chapters 1
through 11 to review prior to the next work session. She asked that a topography map from
Kimley-Horn be included.
ARDEN HILLS CITY COUNCIL – OCTOBER 13, 2014 9
Mayor Grant stated that he attended a meeting with Representative McCullum last Friday. An
update was provided on TCAAP and a tour of the B-2 District was conducted.
ADJOURN
MOTION: Councilmember Holmes moved and Mayor Grant seconded a motion to
adjourn. The motion carried unanimously (4-0).
Mayor Grant adjourned the regular City Council meeting at 8:09 p.m.
__________________________ __________________________
Amy Dietl David Grant
City Clerk Mayor
Approved:
CITY OF ARDEN HILLS, MINNESOTA
CITY COUNCIL WORK SESSION
OCTOBER 20, 2014
5:00 P.M. - ARDEN HILLS CITY HALL
CALL TO ORDER/ROLL CALL
Pursuant to due call and notice thereof, Mayor Grant called to order the City Council work
session at 5:02 p.m.
Present: Mayor David Grant; Councilmembers Brenda Holden (arrived at 5:10
p.m.), Fran Holmes, Dave McClung (arrived at 5:04 p.m.), and Ed Werner
Absent: None
Also present: City Administrator Patrick Klaers; Assistant City Engineer John Anderson;
Associate Planner Matthew Bachler; City Planner Ryan Streff; and City Clerk Amy Dietl
Mayor Grant requested the Council have a TCAAP density discussion this evening.
1. AGENDA ITEMS
A. TCAAP
1. County Road H Discussion
Assistant City Engineer Anderson indicated that Ramsey County is taking the lead on the
County Road H/Interstate 35W Interchange Design. The County has assembled a project
management team (PMT) and is moving ahead with preliminary design of the interchange. He
explained that Beth Engum with Ramsey County Public Works was in attendance to give a short
presentation regarding the project design, and to collect feedback from the Council.
Beth Engum, Ramsey County, reviewed the preliminary design for the County Road H
intersection in detail with the Council. She discussed how traffic would flow through the
intersection and into the thumb parcel.
Councilmember Holden asked if the roundabout would have an inner and outer lane.
Ms. Engum reported that this was the case.
ARDEN HILLS CITY COUNCIL WORK SESSION – OCTOBER 20, 2014 2
Further discussion ensued regarding the proposed intersection and trail system.
Mayor Grant questioned if the Rice Creek Watershed District (RCWD) supported the proposed
intersection.
Ms. Engum indicated that the RCWD has been supportive of the proposed plans for the County
Road H intersection.
Councilmember McClung asked if the City and County had enough funding to complete the
intersection in one phase.
Ms. Engum explained that the County was proposing to complete the project in one phase in
2016. She stated that she would be back in December to further discuss the plans for this
intersection with the Council. She noted that the County would be holding a TCAAP open house
on Tuesday, December 9, 2014, from 4:00 to 6:00 p.m. in the Marsden Room.
Councilmember Holden inquired how the cost sharing for this intersection would work.
Ms. Engum reported that the cost sharing for County Road H would be similar to the County
Road 96 intersection.
Heather Worthington, Ramsey County, advised that the County would be requesting additional
funding from the legislature in 2015. An additional $6.5 million would be requested.
2. Spine Road Discussion
City Administrator Klaers stated that at the September 8th work session, Kent Carlson from
Anderson Companies, indicated that a depth of 664 feet would be needed for double loading
buildings in the flex zone. If this was what the City desired, then part of the Spine Road would
need to be moved to the east. At that time, most of the Council felt that this idea was worth
investigating.
City Administrator Klaers explained that at the September 29th work session, Jon Horn from
Kimley Horn, gave a verbal update on their analysis and the pros and cons for relocation of the
Spine Road. Based on a number of site constraints and impacts to the wetlands on the site and
future land uses, it was the recommendation of the City staff, the County staff, and the consultants
to not move the Spine Road. At that work session, the Council asked if a smaller section of the
Spine Road could be moved to the east to accommodate a limited amount of double loading in the
flex zone.
Heather Worthington, Ramsey County, reported that City and County representatives and the
consulting team met with the Port Authority to discuss commercial lot depth requirements. She
indicated that the County does not see a need to double load the lots, as single loaded lots would
be marketable. She explained that the County was in favor of keeping the Spine Road alignment
as proposed.
Councilmember Holden asked how the County came to this decision.
ARDEN HILLS CITY COUNCIL WORK SESSION – OCTOBER 20, 2014 3
Ms. Worthington indicated that the site already has some areas where double loading can be
accommodated and after much discussion on how moving the road would impact the wetlands and
the planned land uses on the east side, the County, City and consulting group had come to a
consensus not to realign the Spine Road.
Councilmember Holmes recalled that the City was in favor of double loaded lots for aesthetic
purposes. She was concerned over how this area of TCAAP would develop, the overall
appearance of this area, and how visible the loading docks and the trailers would be from the
Spine Road and the highways.
Ms. Worthington commented that this appearance issue was discussed by the Port Authority. She
explained that the buildings could be oriented in a U shape to allow them to have frontage along
Highway 10 and the Spine Road. This would allow for the docks to be placed in the center.
Mayor Grant was interested in seeing a Class A office building in this area with high quality
jobs.
Councilmember McClung stated his concerns over the appearance of the office/flex space
developments and reported that a Class A office building may still require a loading dock.
Mayor Grant thanked Ms. Worthington for her report and the Council for their comments on this
topic.
3. Initial Density Discussion
Mayor Grant requested that the Council hold an initial discussion on density for the TCAAP site.
He questioned what the Council’s vision was for the Hill, Creek and Town neighborhoods.
Councilmember McClung commented that he did not want high density multi-family in the
Creek. He suggested that the Council consider how much flexibility developers should be
allowed to have within the three neighborhoods.
Councilmember Holden suggested that the Council add density language to the Code to address
the Council’s concerns.
Mayor Grant agreed stating that more than just setbacks had to be addressed in the Code in order
to achieve the type of neighborhoods the Council had in mind.
City Planner Streff explained that developers would be allowed to develop cottages or
townhomes if their plans aligned with the TCAAP Redevelopment Code (TRC). He indicated
that staff could review the Code further to incorporate more language on design, style and types of
homes.
Mayor Grant wanted to ensure that the City’s vision for the housing mix is considered within the
TRC.
ARDEN HILLS CITY COUNCIL WORK SESSION – OCTOBER 20, 2014 4
Councilmember McClung commented that a housing overlay district could be considered for the
Creek and Hill neighborhoods.
Mike Norton, JDA Legal Counsel, did not believe that the Council could control density by zone.
Rather, this could be addressed by building mix, height, and setbacks.
Councilmember McClung commented that the City could set a number of units per
neighborhood in order to create an agreeable density range.
City Administrator Klaers stated that the land use map and master plan was proposing to have
predominantly single family homes in the Creek and the Hill with some townhomes or cottages
along the side. Staff is evaluating how many large and small lots can be platted to see how this
impacts density. At this time, the Creek neighborhood was proposed to have about 200 lots and
the Hill would have about 400 lots. He noted that Town Center would have roughly 600
apartment units and 300 townhome units. He noted that none of these numbers have been
finalized.
Councilmember Holden wanted to see the zoning and mix of homes on TCAAP match the
findings within the recent Maxfield study.
Mayor Grant stated that it would be difficult for staff to not recommend future developments if
the developer met all TRC requirements.
City Planner Streff indicated that the density on TCAAP would also have to meet the City’s
Comprehensive Plan.
Councilmember McClung commented that the Council was concerned with having too many
similar looking units within each of the neighborhoods. He explained that the Council wanted to
see some diversity between the neighborhoods, while also having different units mixed within
each neighborhood.
Mayor Grant expressed concern that none of the planning documents for TCAAP prohibited the
site from having 2,500 residential units. He suggested that the City more clearly define its vision
and what this means for density and draft language to support this vision.
City Administrator Klaers appreciated the comments and direction provided by the Council. He
stated that he would report back with density ranges.
4. Discuss Sign Standards (Chapter 11)
City Planner Streff stated that the City Council previously discussed Chapter 11 (Sign
Standards) of the TRC at their work session on September 15, 2014. Staff is requesting additional
feedback from the Council specifically on the proposed dimensional standards and prohibited sign
types.
City Planner Streff explained that one of the principal differences between the sign standards
included in the Arden Hills City Code and the TRC is the formula used for allotting signage per
ARDEN HILLS CITY COUNCIL WORK SESSION – OCTOBER 20, 2014 5
property. The existing Sign Code divides the City into nine separate Sign Districts based on land
use classification and type of frontages. Generally, properties in commercial districts with
frontage on major arterials are permitted more signage than similar commercial properties on
collector streets or properties in industrial and residential areas. In comparison, the TRC bases
permitted signage on the size of the building and length of property frontage, as well as on land
use classification. Permitted wall signage is determined by calculating the linear feet of the
building’s frontage multiplied by a certain ratio. Similarly, the allowed sign copy area on
freestanding signs is determined by applying a ratio to the linear feet of property frontage along a
street.
City Planner Streff stated that as proposed, the TRC sign standards would permit certain sign
types currently prohibited under the Arden Hills Sign Code. The TRC allows for the use of
building projecting signs, roof signs, and tenant blade signs. The existing Sign Code prohibits
both projecting signs and roof signs. Once adopted, for development in TCAAP, the TRC will
supersede any regulations found in the Arden Hills Code, including restrictions on certain sign
types.
Staff reviewed the comments received from the Council to date regarding sign standards.
Councilmember Holden expressed concern with the fact that I-35W and Highway 10 were being
viewed the same as Highway 96 with regard to sign standards. She indicated that the speed limit
was different between these roadways, along with the volume of traffic. She recommended that
the Highway 96 signs be reduced to 70% of what would be allowed along I-35W and Highway 10.
City Planner Streff reported that staff had flagged this portion of Code and would be reviewing
the highway monument signs for Highway 96 in further detail. He reviewed the sign sizes that
would be allowed along the Spine Road and Highway 96.
Councilmember Holmes did not want to see sign standards vary too greatly from the current City
sign standard.
Mayor Grant stated that he was not in favor of allowing tenant canopy signs.
Councilmember McClung commented that he would not support building projecting signs in the
neighborhood transition, retail mixed use, neighborhood or the overlay district.
Councilmember Holden recommended that the sign code address proper and appropriate sign
building materials.
City Planner Streff commented that staff would review this matter further.
Councilmember Holden indicated that the Council may have to review the current City sign
standard after decisions were made on the TCAAP Sign Code in order to keep requirements
consistent.
Councilmember Holmes recommended that roof signs not be allowed. She suggested that
monument signs not be too large.
ARDEN HILLS CITY COUNCIL WORK SESSION – OCTOBER 20, 2014 6
Further discussion ensued regarding the items prohibited within the current Sign Code.
Councilmember Holden discussed the use of sandwich board signs. She asked if the City would
allow “H” signs (political style signs).
City Planner Streff reviewed the temporary sign language in further detail with the Council.
Councilmember Holden expressed concern with clear plastic signs noting that these often
became cloudy in a short period of time and require maintenance. She suggested that the signs
remain upscale with no marquees.
Councilmember McClung supported theater as a permitted use in the Town Center.
Councilmember Holden did not recommend private banners be hung on TCAAP properties.
Councilmember Holmes suggested that the language be amended to read that banner signs may
not be hung from utility poles.
Associate Planner Bachler stated that the existing sign code does not allow banner signs to be
attached to utility poles.
Councilmember McClung suggested that the language regarding banner signs on TCAAP mirror
current City Code.
The Council asked for more information on wall signs and the 12% maximum recommendation.
The Council agreed to not allow marquee signs in the CC and OMC zoning districts. The Council
agreed to not allow banners to be hung from catenaries or utility poles. The Council asked staff to
further investigate what other cities do with menu signs.
There was Council consensus to restrict the height of the base of corridor monument signs. Staff
would discuss this matter with neighboring communities and would report back to the Council.
There was Council consensus to prohibit streaming and video (dynamic display) signs.
Mayor Grant suggested that the use of LED lights be limited within the sign code.
2. COUNCIL COMMENTS AND STAFF UPDATES
Councilmember Holmes commented that she finally understood how the JDA and the City
Council would work together to develop TCAAP. She stated that she didn’t fully support the
governance and the fact that the JDA could go 10% above or below the TRC standards without
seeking City approval. She thought that the variance procedure should remain in place due to the
fact this was the way the City has been operating for the past 50 years. She did not believe that
Council review of all TCAAP developments would slow down the approval process.
Mr. Norton stated that he did not believe that the 10% rule would be used all that often. He
understood that there was a dynamic tension between the City and the JDA, which was the reason
ARDEN HILLS CITY COUNCIL WORK SESSION – OCTOBER 20, 2014 7
why Brad Lonberger (Gateway Planning Group) had proposed that the Special Project District
required a 4/5’s vote from the JDA. He discussed the 60-day rule and reiterated that the current
governance documents do not provide for the City to review each development request.
Councilmember Holmes recommended that all setbacks in the Town Center and shopping areas
be 5-5-5 or 15 foot setbacks in total. This proposed setback would allow for pedestrian traffic,
trees, lighting, sandwich signs, planters, and outdoor seating.
ADJOURN
Mayor Grant adjourned the City Council work session at 8:12 p.m.
__________________________ __________________________
Amy Dietl David Grant
City Clerk Mayor
Page 1 of 1
DATE: November 24, 2014
TO: Honorable Mayor and City Council Members
Patrick Klaers, City Administrator
FROM: Sue Iverson, Director of Finance and Administrative Services,
Ashley Bertrand, Accounting Analyst
SUBJECT: Claims & Payroll
Requested Action:
1. Motion to Approve Consent Agenda Item – Claims and Payroll
Supporting Documents:
Payroll
2014 Payroll #24 ............................................................................... $ 80,316.24
Total Payroll $ 80,316.24
Accounts Payable Claims Through 11/21/2014
Paid Claims (Check No 0 Sales Tax) ..................................................... $ 14,144.00
Paid Claims (Check No 44135-Check No 44191) ................................. $ 241,543.00
Paid Claims (Check No 44192-Check No 44193) ................................. $ 317,077.58
Total Accounts Payable $ 572,764.58
Total Claims $ 653,080.82
CONSENT ITEM - 5A
MEMORANDUM
CITY OF ARDEN HILLS
PAYROLL # 24
CHECKS DATED: 11/21/14
Biweekly: 11/01/14 - 11/14/14
EMPLOYEE DEDUCTIONS AMT.Payment Method
FIT 7,271.60 EFT
SIT 2,958.45 EFT
FICA Oasdi 3,941.97 EFT
FICA Medicare 972.34 EFT
TOTAL TAXES 15,144.36
Health Premium 1,768.45 A/P Check*
Dental Premium A/P Check*
FSA Health Care Reimb. 238.33 A/P Check*
FSA Dependent Care Reimb. 442.66 A/P Check*
TOTAL FLEXIBLE SPENDING 2,449.44
HSA Health Saving 657.68
Health Care Savings Plan EFT
Health Care Savings Plan-2% 313.91 EFT
Health Care Savings Plan-4% 107.00 EFT
TOTAL HEALTH SAVINGS 1,078.59
PERA 4,010.02 EFT
ICMA 3,280.40 EFT
Central Pension Fund-Union 537.60 A/P Check*
MN State Retirement System 337.79 EFT
TOTAL RETIREMENT 8,165.81
IUOE 49 Dues (Union) 132.00 A/P Check*
LTD/STD Insurance 0.00 A/P Check*
PERA Life Insurance 32.00 A/P Check*
Life/Addl/Dep Life 124.45 A/P Check*
Public Employee Long Term Care 93.72 A/P Check*
UNUM 42.55 A/P Check*
AFLAC 163.96 EFT
Avesis-Vision Care 5.22 A/P Check*
TOTAL VOLUNTARY 593.90
Total Employee Deductions 27,432.10
Net Payroll 0.00
Direct Deposit 42,977.15 EFT
Gross Payroll Tie-Out 70,409.25
STD/LTD Gross - Up 0.00
Plus City Paid Benefit 9,906.99
ICMA Benefit Held 0.00
TOTAL PAYROLL COST 80,316.24
FICA TIE-OUT
Gross Payroll 70,409.25
Less Total FSA 2,449.44
Plus Employer Match ICMA 0.00
Plus ICMA Benefit Held 0.00
Net P/R Subject to FICA 67,959.81
FICA Oasdi @ 6.20% 3,941.97
FICA Medicare @ 1.45% 972.34
Note: Federal and State Payroll Tax obligations are satisfied by means
of utilizing the "Taxtel" Electronic Tax Deposit Service. Trans-
fers are typically made two business days after the payroll date.
* A/P Checks can be found on the ACCOUNTS PAYABLE Check Approval report.
Checks may be paid this week or the following week.
CITY BENEFIT
3,941.97
972.34
4,914.31
0.00
0.00
0.00
0.00
0.00
0.00
0.00
4,651.64
341.04
4,992.68
0.00
1
Ashley Bertrand
From:MN Revenue e-Services [eservices.mdor@state.mn.us]
Sent:Wednesday, November 19, 2014 3:50 PM
To:Ashley Bertrand
Subject:Your Recent Return Request
This email is an automated notification and is unable to receive replies.
Sales and Use Tax - Return Submitted
Thank you, your request has been submitted. Please allow 3 business days for your return to appear online.
Please allow 3 business days from 19-Nov-2014 for your payment to appear online. You can change or cancel
this request until 5:00 p.m. Central time.
Confirmation Summary
Submitted Date and Time: 19-Nov-2014 3:49:58 PM
Legal Name: ARDEN HILLS CITY OF
Federal Employer ID: 41-6008992
User Who Submitted: Accounting Analyst
Type of Request
Submitted: Return for 10/31/2014
Account Name: ARDEN HILLS CITY OF
Minnesota ID: 9047998
Return Summary
Return Confirmation
Number: 1-494-761-856
Account Type: Sales & Use Tax
Filing Period: 31-Oct-2014
Projected Amount/Credit
Due: $14,144.00
Payment Summary
Payment Confirmation
Number: 0-957-890-944
Account Type: Sales & Use Tax
Filing Period: 31-Oct-2014
Payment Amount: $14,144.00
Payment Type: Return
Payment Date: 19-Nov-2014
Bank Name: US BANK NA
Bank Account Number: ********9377
2
Contact Us
If you need further assistance, contact our Sales and Use Tax Division at (Metro Area) 651-296-6181, (Greater
Minnesota) 800-657-3777, (TTY Users) Call 711 for Minnesota Relay, or (email) SalesUse.Tax@state.mn.us.
Business hours are 8:00 a.m. - 4:30 p.m. Monday - Friday.
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This message and any attachments are solely for the intended recipient and may contain nonpublic / private
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please notify us and immediately and permanently delete this message and any attachments. Thank you.
Accounts Payable
User:
Printed:
ashley.bertrand
11/20/2014 12:54 PM
Checks by Date - Detail by Check Date
Check No Check DateVendor NameVendor No Check Amount
Invoice No ReferenceDescription
7505 River Valley Ford, Inc.11/12/201444135
11102014-RVF 2013 Ford Escape: Inspection Vehicle 2013 Ford Escape: Inspection Vehicle 18,779.34
18,779.34Total for Check Number 44135:
18,779.34Total for 11/12/2014:
0192 Grainger, Inc 11/14/2014ACH
9574837226 PW Parts PW Parts 31.27
31.27Total for this ACH Check for Vendor 0192:
1125 Bolton & Menk, Inc.11/14/2014ACH
0171176 September 2014 County Road E Charges September 2014 County Road E Charges 6,515.00
0171177 October 2014 MS4 Compliance September 2014 County Road E Charges 1,066.50
0171177 October 2014 MS4 Compliance September 2014 County Road E Charges 1,066.50
8,648.00Total for this ACH Check for Vendor 1125:
4889 Community Footworks 11/14/2014ACH
11052014-CF November 2014 Foot Clinic November 2014 Foot Clinic 353.60
353.60Total for this ACH Check for Vendor 4889:
5587 CES Imaging 11/14/2014ACH
INV010940 October 2014 Plotter Rental Charges October 2014 Plotter Rental Charges 60.00
60.00Total for this ACH Check for Vendor 5587:
TOII Tokle Inspections, Inc 11/14/2014ACH
10012014-Tokle September 2014 Inspections September 2014 Inspections 3,336.60
11012014-Tokle October 2014 Inspections October 2014 Inspections 2,163.20
5,499.80Total for this ACH Check for Vendor TOII:
0600 315800-NCPERS Minnesota 11/14/201444136
31581114 October 2014 Payroll Deductions October 2014 Payroll Deductions 64.00
64.00Total for Check Number 44136:
7504 Clarice Auluck-Wilson 11/14/201444137
11132014-CAW 2014 Music Together Program Refund Property Tax payment made to the City of Arden Hills 1,782.40
1,782.40Total for Check Number 44137:
CANON Canon Financial Services 11/14/201444138
14295011 November 2014 Copier Lease November 2014 Copier Lease 145.20
14295011 November 2014 Copier Lease November 2014 Copier Lease 822.80
Page 1AP Checks by Date - Detail by Check Date (11/20/2014 12:54 PM)
Check No Check DateVendor NameVendor No Check Amount
Invoice No ReferenceDescription
968.00Total for Check Number 44138:
7502 Julie Chattopadhyay 11/14/201444139
11032014-JC Lego Engineering Class Refund Lego Engineering Class Refund 130.00
130.00Total for Check Number 44139:
1785 EcoEnvelopes 11/14/201444140
1380 October 2014 Billing October 2014 Billing 514.11
1380 October 2014 Billing October 2014 Billing 514.11
1380 October 2014 Billing October 2014 Billing 183.90
1380 October 2014 Billing October 2014 Billing 514.11
1,726.23Total for Check Number 44140:
5649 Galles Painting & Drywall, LLC. 11/14/201444141
11062014-GPD City Hall Repairs City Hall Repairs 440.00
440.00Total for Check Number 44141:
6694 Gopher Sport 11/14/201444142
8878997 Rec Supplies Rec Supplies 481.99
481.99Total for Check Number 44142:
GFOA Government Finance Officers Association 11/14/201444143
0188635S-2015 2015 GFOA Dues 2015 GFOA Dues 800.00
800.00Total for Check Number 44143:
0447 I.U.O.E Local 49 Benefit Fund-Insurance 11/14/201444144
11.15.2014 December 2014 PW Benefits December 2014 PW Benefits 1,157.00
11152014 December 2014 PW Benefits December 2014 PW Benefits 8,096.00
9,253.00Total for Check Number 44144:
0497 ICMA Membership Renewals 11/14/201444145
11132014-ICMA 2015 Membership Renewal 2015 Membership Renewal 978.42
978.42Total for Check Number 44145:
IDAI Ideal Advertising, Inc 11/14/201444146
36948 Fall Adult Softball Champ Shirts Fall Adult Softball Champ Shirts 186.00
186.00Total for Check Number 44146:
KEGC Kennedy & Graven 11/14/201444147
122526 Pres Homes Escrow-September 2014 Charges Pres Homes Escrow-September 2014 Charges 129.50
129.50Total for Check Number 44147:
5665 Metering & Technology Solution 11/14/201444148
2064 PW Water Supplies PW Water Supplies 209.07
209.07Total for Check Number 44148:
1302 Meyer Contract Inc.11/14/201444149
11102014-MC Round Lake Road Payment #5 Round Lake Road Payment #5 53,635.51
11102014-MC Round Lake Road Payment #5 Round Lake Road Payment #5 12,353.36
11102014-MC Round Lake Road Payment #5 Round Lake Road Payment #5 12,197.00
Page 2AP Checks by Date - Detail by Check Date (11/20/2014 12:54 PM)
Check No Check DateVendor NameVendor No Check Amount
Invoice No ReferenceDescription
78,185.87Total for Check Number 44149:
8075 Minnesota Mulch & Soil 11/14/201444150
d11707 Parks Projects 10/96 Parts 260.00
260.00Total for Check Number 44150:
MUSKA Muska Lighting, Inc.11/14/201444151
187040 PW Supplies PW Supplies 286.32
286.32Total for Check Number 44151:
0922 North Suburban Access Corporation 11/14/201444152
14-674 October 2014 Council Cable Services October 2014 Council Cable Services 257.40
257.40Total for Check Number 44152:
7025 On Site Sanitation 11/14/201444153
A-565958 Cummings Park Credit Cummings Park Credit -26.00
A-569379 Nov/Dec 2014 Rental: Hazelnut Park Nov/Dec 2014 Rental: Hazelnut Park 52.00
26.00Total for Check Number 44153:
8032 Pace Analytical Field Svc 11/14/201444154
12141184 September 2014 Water Testing September 2014 Water Testing 716.75
716.75Total for Check Number 44154:
1074 Precision Landscape & Tree 11/14/201444155
1568 2015 PMP Tree/Shrub Consulting 2015 PMP Tree/Shrub Consulting 2,000.00
2,000.00Total for Check Number 44155:
7506 Presbyterian Homes of Arden Hills, LLC 11/14/201444156
11142014-TIF 1st Half 2014 Tax Settlement TIF Payment 1st Half 2014 Tax Settlement TIF Payment 44,337.95
44,337.95Total for Check Number 44156:
3100 Provident Life and Accident Ins Co 11/14/201444157
9672443-1014 October 2014 UNUM Payment October 2014 UNUM Payment 85.10
85.10Total for Check Number 44157:
0414 Quick Silver 11/14/201444158
6506740 2014 Winter Rec Guide Delivery 2014 Winter Rec Guide Delivery 25.24
25.24Total for Check Number 44158:
2151 Ramsey Conservation District 11/14/201444159
100714AE Q3 2014 GE Inspections-2014-00140 Q3 2014 GE Inspections 91.40
100714AE Q3 2014 GE Inspections-2013-01153 Q3 2014 GE Inspections 182.80
100714AE Q3 2014 GE Inspections-Round Lake Road Q3 2014 GE Inspections 54.86
100714AE Q3 2014 GE Inspections-2014-00214 Q3 2014 GE Inspections 73.12
100714AE Q3 2014 GE Inspections-2013-00473 Q3 2014 GE Inspections 54.84
100714AE Q3 2014 GE Inspections-2011-01294 Q3 2014 GE Inspections 109.68
100714AE Q3 2014 GE Inspections-2013-01014 Q3 2014 GE Inspections 91.40
100714AE Q3 2014 GE Inspections-2013-00270 Q3 2014 GE Inspections 201.08
100714AE Q3 2014 GE Inspections-2014-00385 Q3 2014 GE Inspections 109.68
100714AE Q3 2014 GE Inspections-2011-01198 Q3 2014 GE Inspections 36.56
100714AE Q3 2014 GE Inspections-2014-00676 Q3 2014 GE Inspections 36.56
100714AE Q3 2014 GE Inspections-2013-00813 Q3 2014 GE Inspections 73.12
Page 3AP Checks by Date - Detail by Check Date (11/20/2014 12:54 PM)
Check No Check DateVendor NameVendor No Check Amount
Invoice No ReferenceDescription
1,115.10Total for Check Number 44159:
7064 Rotary Club of Arden Hills/Shoreview 11/14/201444160
1288 Streff Club Dues Streff Club Dues 178.10
178.10Total for Check Number 44160:
5606 Darien Schifsky 11/14/201444161
11132014-DS Uniform Expense Reimbursement Uniform Expense Reimbursement 41.44
41.44Total for Check Number 44161:
1193 SelectAccount 11/14/201444162
1056975 November 2014 Participant Fees November 2014 Participant Fees 42.20
42.20Total for Check Number 44162:
1054 SHI International Corp.11/14/201444163
B02618071 Admin Technology Supplies Admin Technology Supplies 176.00
176.00Total for Check Number 44163:
0751 Short Elliott Hendrickson, Inc.11/14/201444164
288176 September 2014 Escrow Charges: T-Mobile @ Red FoxSeptember 2014Escrow Charges: AT&T @ Cummings 619.53
288177 September 2014 Escrow Charges: Sprint September 2014Escrow Charges: AT&T @ Cummings 2,241.21
288178 September 2014Escrow Charges: AT&T @ CummingsSeptember 2014Escrow Charges: AT&T @ Cummings 2,587.18
288179 September 2014 Escrow Charges: T-Mobile @ Red FoxSeptember 2014Escrow Charges: AT&T @ Cummings 1,084.92
288179 September 2014 Escrow Charges: AT&T @ CummingsSeptember 2014Escrow Charges: AT&T @ Cummings 1,914.20
8,447.04Total for Check Number 44164:
7503 Sprint 11/14/201444165
11032014-Sprint Refund Preperty Tax Payment Made To City of Arden HillsRefund Preperty Tax Payment Made To City of Arden Hills 26,756.50
26,756.50Total for Check Number 44165:
0327 Staples Business Advantage 11/14/201444166
3245677144 Office Supplies Office Supplies 104.61
104.61Total for Check Number 44166:
STII Strategic Insights, Inc 11/14/201444167
14Plan-It-171 2015 License Renewal 2015 License Renewal 1,012.50
1,012.50Total for Check Number 44167:
UOFM University of Minnesota 11/14/201444168
11122014-JA 2015 Engineer Dues 2015 Engineer Conference 60.00
11122014-JA 2015 Engineer Conference 2015 Engineer Conference 295.00
11122014-TM 2015 Engineer Dues 2015 Engineer Conference 60.00
11122014-TM 2015 Engineer COnference 2015 Engineer Conference 295.00
710.00Total for Check Number 44168:
196,505.40Total for 11/14/2014:
0192 Grainger, Inc 11/21/2014ACH
9579023616 PW Parts PW Parts 155.44
Page 4AP Checks by Date - Detail by Check Date (11/20/2014 12:54 PM)
Check No Check DateVendor NameVendor No Check Amount
Invoice No ReferenceDescription
155.44Total for this ACH Check for Vendor 0192:
0285 Xcel Energy 11/21/2014ACH
432841599 October 2014 Utility Bill October 2014 Utility Bill 1,319.83
432841599 October 2014 Utility Bill October 2014 Utility Bill 391.08
432841599 October 2014 Utility Bill October 2014 Utility Bill 869.77
432841599 October 2014 Utility Bill October 2014 Utility Bill 1,440.60
432841599 October 2014 Utility Bill October 2014 Utility Bill 775.06
4,796.34Total for this ACH Check for Vendor 0285:
0382 ICMA Retirement Trust - 106944 11/21/2014ACH
PR Batch 00200.11.2014 ICMA Employer Percent 401PR Batch 00200.11.2014 ICMA Employer Percent 401 341.04
PR Batch 00200.11.2014 ICMA Employee Percent 401PR Batch 00200.11.2014 ICMA Employee Percent 401 294.00
635.04Total for this ACH Check for Vendor 0382:
0387 ICMA Retirement Trust- #302482 11/21/2014ACH
PR Batch 00200.11.2014 ICMA Employee DeductionPR Batch 00200.11.2014 ICMA Employee Deduction 2,447.70
PR Batch 00200.11.2014 ICMA Employee PercentPR Batch 00200.11.2014 ICMA Employee Percent 538.70
2,986.40Total for this ACH Check for Vendor 0387:
1223 Adam's Pest Control, Inc.11/21/2014ACH
936254 November 2014 Pest Control November 2014 Pest Control 62.54
62.54Total for this ACH Check for Vendor 1223:
2129 Elfering & Associates 11/21/2014ACH
2031 2013 PMP-October 2014 Charges 2013 PMP-October 2014 Charges 385.00
2032 10/96-October 2014 Charges 2013 PMP-October 2014 Charges 210.00
2034 AHATS Water Inspections-October 2014 Charges 2013 PMP-October 2014 Charges 1,120.00
1,715.00Total for this ACH Check for Vendor 2129:
ANDEJ John Anderson 11/21/2014ACH
11032014-JA2 October 2014 Mileage Reimbursement-2015 PMP October 2014 Mileage Reimbursement 10.08
11032014-JA2 October 2014 Mileage Reimbursement-TAT MediationOctober 2014 Mileage Reimbursement 15.68
11032014-JA2 October 2014 Mileage Reimbursement-Round Lake RoadOctober 2014 Mileage Reimbursement 24.64
11032014-JA2 October 2014 Mileage Reimbursement-Co Rd E/51October 2014 Mileage Reimbursement 5.60
56.00Total for this ACH Check for Vendor ANDEJ:
0243 Metropolitan Council-Waste Water 11/21/2014ACH
0001038847 December 2014 Wastewater Service Chargea December 2014 Wastewater Service Chargea 54,070.48
54,070.48Total for this ACH Check for Vendor 0243:
0285 Xcel Energy 11/21/2014ACH
435191877 Round Lake Road Charges Round Lake Road Charges 120,481.40
120,481.40Total for this ACH Check for Vendor 0285:
2129 Elfering & Associates 11/21/2014ACH
2033 Round Lake Road-October 2014 Charges Round Lake Road-October 2014 Charges 26,860.00
2035 2015 PMP-October 2014 Charges 2015 PMP-October 2014 Charges 10,910.00
2036 2015 PMP Grant/Noble -October 2014 Charges 2015 PMP Grant/Noble -October 2014 Charges 7,965.00
45,735.00Total for this ACH Check for Vendor 2129:
2597 AARP 11/21/201444169
Page 5AP Checks by Date - Detail by Check Date (11/20/2014 12:54 PM)
Check No Check DateVendor NameVendor No Check Amount
Invoice No ReferenceDescription
11172014-AARP November 2014 AARP Class November 2014 AARP Class 340.00
340.00Total for Check Number 44169:
AMFI American Fire & Safety 11/21/201444170
12857 Fire Extinguisher Inspection 2013-City Hall Fire Extinguisher Inspection 2014 281.60
13375 Fire Extinguisher Inspection 2014 Fire Extinguisher Inspection 2014 579.25
13376 Fire Extinguisher Inspection 2014-City Hall Fire Extinguisher Inspection 2014 425.70
1,286.55Total for Check Number 44170:
AMPL American Planning Association 11/21/201444171
259232-141017 Bachler 2014 APA Membership Bachler 2014 APA Membership 240.00
240.00Total for Check Number 44171:
0131 Beisswenger's How-To Store 11/21/201444172
518881 PW Supplies PW Supplies 27.18
519002 PW Supplies PW Supplies 0.69
519089 PW Supplies PW Supplies 61.46
519346 PW Supplies PW Supplies 74.47
163.80Total for Check Number 44172:
CANO Canon Solutions America 11/21/201444173
4014248630 August-October 2014 Copy Charges August-October 2014 Copy Charges 1,297.89
1,297.89Total for Check Number 44173:
CPF1 Central Pension Fund 11/21/201444174
10312014-CPF October 2014 Contributions October 2014 Contributions 1,228.80
1,228.80Total for Check Number 44174:
0296 City of Arden Hills 11/21/201444175
11152014-CAH October 2014 Petty Cash Reimbursement October 2014 Petty Cash Reimbursement 44.83
44.83Total for Check Number 44175:
0319 City of Roseville 11/21/201444176
11182014-COR 2013 Escape: Inspection Vehicle Registration 2013 Escape: Inspection Vehicle Registration 1,261.40
1,261.40Total for Check Number 44176:
1032 Commercial Asphalt Co.11/21/201444177
141115 November 2014 Asphalt Expense November 2014 Asphalt Expense 57.65
57.65Total for Check Number 44177:
5684 Curb Designs 11/21/201444178
10292014-CD Gateway Sign @ Co Rd D & Cleveland Gateway Sign @ Co Rd D & Cleveland 550.00
550.00Total for Check Number 44178:
4456 Hennepin County Treasurer 11/21/201444179
11202014-SI Iverson Notary Renewal Iverson Notary Renewal 20.00
20.00Total for Check Number 44179:
0916 Lakes Country Service Coop 11/21/201444180
CI073HA9-1214 December 2014 Health Insurance December 2014 Health Insurance 2,157.50
CI073HB7-1214 December 2014 Health Insurance December 2014 Health Insurance 1,851.00
CI073HE1-1214 December 2014 Health Insurance December 2014 Health Insurance 3,028.00
Page 6AP Checks by Date - Detail by Check Date (11/20/2014 12:54 PM)
Check No Check DateVendor NameVendor No Check Amount
Invoice No ReferenceDescription
7,036.50Total for Check Number 44180:
1450 League of MN Cities Inc. Trust (SP) 11/21/201444181
11192014-LMC Claim # 11053070 Q3 2014 Payment Claim # 11053070 Q3 2014 Payment 676.80
676.80Total for Check Number 44181:
0266 Minnesota Recreation & Park Assn. 11/21/201444182
11172014-SG 2015 Membership Renewal 2015 Membership Renewal 277.00
277.00Total for Check Number 44182:
8044 Minnesota State Auditor 11/21/201444183
761 Finance Training-Iverson Finance Training-Iverson 125.00
125.00Total for Check Number 44183:
6252 Office Depot 11/21/201444184
1728276460 TCAAP Supplies TCAAP Supplies 200.30
200.30Total for Check Number 44184:
5708 Deanna Parriott 11/21/201444185
11072014-DP Freezer Meal Workshop Freezer Meal Workshop 60.00
60.00Total for Check Number 44185:
0383 Pitney Bowes Inc 11/21/201444186
359609 Postage Supplies Postage Supplies 78.18
78.18Total for Check Number 44186:
0811 Ramsey County 11/21/201444187
11202014-PS Sweeney Notary Renewal Sweeney Notary Renewal 20.00
20.00Total for Check Number 44187:
1303 Shafer Contracting Co, Inc 11/21/201444188
14:818-30 10/96 Parts 10/96 Parts 222.74
222.74Total for Check Number 44188:
8135 Society for Human Resource Mngt 11/21/201444189
01441832-2015 2015 Membership Dues 2015 Membership Dues 185.00
185.00Total for Check Number 44189:
0327 Staples Business Advantage 11/21/201444190
3246191026 Office Supplies Office Supplies 200.06
3246191027 Office Supplies Office Supplies 141.38
3246660876 Office Supplies Office Supplies -222.29
119.15Total for Check Number 44190:
0925 T-Mobile 11/21/201444191
11222014-TMobil October 2014 Tablet Charges October 2014 Tablet Charges 359.91
359.91Total for Check Number 44191:
7507 Egan, Field & Nowak, Inc.11/21/201444192
12493 Round Lake Road Plat Expenses Round Lake Road Plat Expenses 10,370.46
Page 7AP Checks by Date - Detail by Check Date (11/20/2014 12:54 PM)
Check No Check DateVendor NameVendor No Check Amount
Invoice No ReferenceDescription
10,370.46Total for Check Number 44192:
0811 Ramsey County 11/21/201444193
SHRFL-001358 November 2014 RC Sheriff November 2014 RC Sheriff 86,420.24
86,420.24Total for Check Number 44193:
343,335.84Total for 11/21/2014:
Report Total (74 checks): 558,620.58
Page 8AP Checks by Date - Detail by Check Date (11/20/2014 12:54 PM)
CONSENT ITEM – 5B
MEMORANDUM
DATE:November 24, 2014
TO:Mayor and Councilmembers
Patrick Klaers, City Administrator
FROM:Amy Dietl, City Clerk
SUBJECT:Acknowledgment for Catholic United Financial to Hold a Raffle
Background:
The City has received a reque st from Catholic United Financial for authorization to hold a raffle
to benefit Catholic education in Minnesota, North Dakota and South Dakota. According to
Minnesota’s Lawful Gambling regulations, they are required to obtain acknowledgment from the
City they are located in. This does not require a permit or license from the City as it is not a
premise permit.
As part of the requirement of LG220 Application for Exempt Permit, the City must acknowledge
the application with no waiting period, with a 30 day waiting period, or deny the application. The
date of the drawing for this raffle is March 19, 2015.
Staff Recommendation:
Staff does not see any reason to impose a 30 day waiting period on this application. Staff
recommends the City Council approve a motion acknowledging the applica tion of Catholic
United Financial for an Exempt Permit to conduct a raffle with a drawing date of March 19, 2015
, with no waiting period.
Attachments:
Attachment A: Letter from Catholic United Financial
Attachment B: Catholic United Financial LG220 permit application
Attachment C: Statement of Nonprofit Status
Catholic United
FinancialLife Insurance +Annuities Fraternal Benefits
Every step, every journey, we're there for life.
November 12, 2014
City of Arden Hills
Attn: Amy Dietl
1245 West Highway 96
Arden Hills, MN 55112
RE: Form LG220: Application for Exempt Permit X-93077
2014 Catholic United Financial Catholic Schools Raffle
Date of Drawing: March 19, 2015
Dear Ms. Dietl:
Catholic United Financial is seeking a charitable gambling permit for its annual raffle to benefit
Catholic education in Minnesota,North Dakota and South Dakota.
Enclosed is Form LG220 as required by the Minnesota Gambling Control Board (MGCB), along
with the $50.00 permit fee. Please place our request on the docket for the Arden Hills City
Council's consideration at its next meeting. I understand that you will forward our application to
the MGCB once it has been approved by the Arden Hills City Council.
Thank you for your consideration. Please let me know if you have additional questions or
concerns.
Sincerely,
Paul A. Lindemann, CLU, FLMI, ACS, AIRC
Compliance Manager
Enclosures
Formerly Catholic Aid Association
3499 Lexington Avenue North, St. Paul MN 55126 • (651) 490-0170 Toll-Free 1-800-568-6670 • www.catholicunitedfinancial.org
MINNESOTA LAWFUL GAMBLING 8/14
LG220 Application for Exempt Permit
Page 1 of 2
An exempt permit may be issued to a nonprofit organization that: Application fee (nonrefundable)
conducts lawful gambling on five or fewer days, and If the application is postmarked or received
awards less than $50,000 in prizes during a calendar year. 30 days or more before the event, the application
If total prize value for the year will be $1,500 or less, contact the Licensing fee is $50; otherwise the fee is $100.
Specialist assigned to your county.
Organization Information
Organization Name: Previous Gambling Permit Number:
Catholic United Financial - St. Jude of the Lake Council X-93077-14-002
Minnesota Tax ID Number, if any: Federal Employer ID Number (FEIN), if any:
4487032 41-0182070
Type of Nonprofit Organization (check one):
IZIFraternal Religious Veterans Other Nonprofit Organization
Mailing Address:City: State and Zip: County:
Catholic United Fin., 3499 Lexington Av. N. Arden Hills MN 55126 Ramsey
Name of Chief Executive Officer (CEO): Daytime Phone: Email:
Bonnie Westberg
Nonprofit Status
Attach a copy of ONE of the following for proof of nonprofit status:
Nonprofit Articles of Incorporation OR a current Certificate of Good Standing.
Don't have a copy? This certificate must be obtained each year from:
Minnesota Secretary of State
Business Services Division
60 Empire Drive, Suite 100
St. Paul, MN 55103
Phone: 651-296-2803
IRS income tax exemption (501(c)) letter in your organization's name.
Don't have a copy? To obtain a copy of your federal income tax exempt letter, have an organization officer contact
the IRS at 877-829-5500.
IRS - Affiliate of national, statewide, or international parent nonprofit organization (charter).
If your organization falls under a parent organization, attach copies of both of the following:
a. an IRS letter showing your parent organization is a nonprofit 501(c) organization with a group ruling, and
b. the charter or letter from your parent organization recognizing your organization as a subordinate.
Gambling Premises Information
Name of premises where the gambling event will be conducted (for raffles, list the site where the drawing will take place):
Catholic United Financial (Home Office)
Address (do not use PO box):City or Township: Zip Code: County:
3499 Lexington Ave. N. Arden Hills 55126 Ramsey
Date(s) of activity (for raffles, indicate the date of the drawing):
March 19 2015
Check each type of gambling activity that your organization will conduct:
Bingo* =Paddlewheels* =Pull-Tabs* =Tipboards*
Raffle (total value of raffle prizes awarded for the year: $49,484.00
Gambling equipment for bingo paper, paddlewheels, pull-tabs, and tipboards must be obtained from a distributor
licensed by the Minnesota Gambling Control Board. EXCEPTION: Bingo hard cards and bingo number selection devices may
be borrowed from another organization authorized to conduct bingo.
To find a licensed distributor, go to www.mn.gov/gcb and click on Distributors under the LIST OF LICENSEES,
or call 651-539-1900.
LG220 Application for Exempt Permit
8/14Page2of2
Local Unit of Government Acknowledgment
CITY APPROVAL COUNTY APPROVAL
for a gambling premises for a gambling premises
located within city limits located in a township
HThe application is acknowledged with no waiting period. ::The application is acknowledged with no waiting period.
The application is acknowledged with a 30-day waiting
u he application is acknowledged with a 30-day waiting
period, and allows the Board to issue a permit after 30 days I period, and allows the Board to issue a permit after
60 days for a 1st class city). 30 days.
The application is denied. he application is denied.
Print City Name: Arden HIIIS Print County Name:
Signature of City Personnel: Signature of County Personnel:
Title: Date:Title: Date:
TOWNSHIP (if required by the county).
On behalf of the township, I acknowledge that the organization
is applying for exempted gambling activity within the township
limits. (A township has no statutory authority to approve or
Local unit of government must sign.
deny an application, per Minn. Statutes, section 349.166.)
Print Township Name:
Signature of Township Officer:
Title: Date:
Chief Executive Officer's Signature
The information provided in this application is complete and accurate to the best of my knowledge. I acknowledge that the financial
report will be completed and returned to t
nL_4
within 30 days of the event date.
JlChiefExecutiveOfficer's Signature: Date:
Print Name: Bonnie Westberg
Requirements
Complete a separate application for: Financial report and recordkeeping required.
all gambling conducted on two or more consecutive days, or A financial report form and instructions will be sent with your
all gambling conducted on one day.permit, or use the online fill-in form available at
Only one application is required if one or more raffle drawings are www.mn.gov/gcb.
conducted on the same day.
Within 30 days of the event date, complete and return the
Send application with: financial report form to the Gambling Control Board. Your
a copy of your proof of nonprofit status, and organization must keep all exempt raffle records and reports for
application fee (nonrefundable). If the application is 3-1/2 years (Minn. Statutes, section 349.166, subd. 2(f)).
postmarked or received 30 days or more before the event,
the application fee is $50; otherwise the fee is $100. Make Questions?
check payable to State of Minnesota. Call the Licensing Section of the Gambling Control Board at
651-539-1900.
To: Gambling Control Board
This form will be made available in alternative format (i.e. large1711WestCountyRoadB, Suite 300 South
print, Braille) upon request.Roseville, MN 55113
Data privacy notice: The information requested application. Your organization's name and ment of Public Safety;Attorney General;
on this form(and any attachments)will be used address will be public information when received Commissioners of Administration, Minnesota
by the Gambling Control Board (Board)to by the Board. All other information provided will Management&Budget,and Revenue; Legislative
determine your organization's qualifications to be private data about your organization until the Auditor, national and international gambling
be involved in lawful gambling activities in Board issues the permit. When the Board issues regulatory agencies; anyone pursuant to court
Minnesota. Your organization has the right to the permit,all information provided will become order; other individuals and agencies specifically
refuse to supply the information; however, if public. If the Board does not issue a permit,all authorized by state or federal law to have access
your organization refuses to supply this information provided remains private,with the to the information; individuals and agencies for
information,the Board may not be able to exception of your organization's name and which law or legal order authorizes a new use or
determine your organization's qualifications and, address which will remain public. Private data sharing of information after this notice was
as a consequence, may refuse to issue a permit. about your organization are available to Board given; and anyone with your written consent.
If your organization supplies the information members, Board staff whose work requires
requested,the Board will be able to process the access to the information; Minnesota's Depart-
RS Department of the TreasuryI1JinternalRevenueService
OGDEN, UT 84201 Page 1 of 1
LTR 11690 E
AUG. 15, 2011
41-0182070
CATHOLIC UNITED FINANCIAL
3499 LEXINGTON AVE N
SAINT PAUL, MN 55126-7055996
00005
Taxpayer Identification Number: 41-0182070
GEN Number: 0263
Name of Organization: CATHOLIC UNITED FINANCIAL
Tax Period Ending: DEC. 31, 2011
Form: sGRI
Dear Taxpayer:
Thank you for sending the annual supplemental information about your subordinate
organizations as required by Revenue Procedure 80-27 to keep the tax exempt status
for your group.
We have made the requested changes to your exemption roster. No futher information
is needed.
If you have any questions, please write to us at the address shown at the top of the this
letter. Or, you may call us atc8ol i 620-6019 . If this number is outside your local calling
area, there will be a long-distance charge to you.
Whenever you write, please include this letter and; in the spaces below, give us your
telephone number with the hours we can reach you. Also, you may want to keep a copy
of this letter for your records.
Telephone Number ( ) Hours
We apologize for any inconvenience we have caused you, and thank you for your cooperation.
Sincerely yours,
Exempt Organizations
Entity Department
Enclosures
Page 1 of 1
DATE: November 24, 2014
TO: Honorable Mayor and City Councilmembers
Patrick Klaers, City Administrator
FROM: Terry Maurer, Public Works Director
SUBJECT: Nextel Lease Termination
Requested Action
Approve the Lease Termination Agreement for the former Nextel Water Tower Lease which is
no longer needed since a new lease was entered into on May 5, 2014.
Background/Discussion
Nextel West Corp. entered into a new lease for facilities on The Red Fox Water Tower on May
5, 2014. However, at that time they did not request the termination of their exist ing agreement
so it “fell through the cracks”. They have now asked that it be formally terminated and have
prepared the attached Termination Agreement. The Termination Agreement has been reviewed
by the City Attorney and he had no comments.
Staff would recommend approval of the Termination Agreement and authorization for the Mayor
to sign the agreement.
Attachments
Attachment A: Lease Termination Agreement
CONSENT ITEM - 5C
MEMORANDUM
City Council Meeting
P:\Admin\Council\Agendas & Packet Information\2014\11-24-14-
R\Sue\2014_Liability_Coverage_Limits.doc
Page 1 of 1
CONSENT ITEM – 5D
MEMORANDUM
DATE: November 24, 2014
TO: Honorable Mayor and City Council Members
Patrick Klaers, City Administrator
FROM: Sue Iverson, Director of Finance and Administrative Services
SUBJECT: Resolution 2014-060: Resolution Accepting the Liability Coverage Limits
from the League of Minnesota Cities Insurance Trust (LMCIT) for 2015
Background
Each year the City Council is required to decide whether or not to waive the statutory tort
liability limits to the extent of the coverage purchased. In past history, the City has not
waived the monetary limits on municipal tort liability established by Minnesota Statutes
466.04. (This would mean that the City accepts liability coverage limits of $2,500,000.)
Council Action
A motion to approve Resolution 2014-060, regarding no-waiver of the statutory liability
limits and accepting the liability coverage limits from the League of Minnesota Cities
Insurance Trust (LMCIT) for 2015.
Attachment
Attachment A: Resolution 2014-060
CITY OF ARDEN HILLS
COUNTY OF RAMSEY
STATE OF MINNESOTA
RESOLUTION No. 2014-060
Accepting the Liability Coverage Limits from the
League of Minnesota Cities Insurance Trust (LMCIT)
WHEREAS, the City of Arden Hills DOES NOT WAIVE the monetary limits on
municipal tort liability established by Minnesota Statutes 466.04,
THEREFORE, BE IT RESOLVED: The City of Arden Hills accepts liability coverage
limits of two million, five hundred thousand dollars and zero cents ($2,500,000.00) from the
League of Minnesota Cities Insurance Trust (LMCIT) for calendar year 2015.
ADOPTED BY THE CITY COUNCIL OF THE CITY OF ARDEN HILLS THIS
24th DAY OF NOVEMBER, 2014.
_________________________________________
David Grant, Mayor
ATTEST:
_______________________________________
Amy Dietl, City Clerk
CONSENT ITEM – 5E
City of Arden Hills
City Council Meeting for November 24, 2014
P:\Planning\Recycling & Garbage\2015\SCORE Grant\SCORE GRANT Application Info\CC Packet_(11-24-14)
Page 1 of 2
MEMORANDUM
DATE: November 24, 2014
TO: Honorable Mayor & City Council
Patrick Klaers, City Administrator
FROM: Ryan Streff, City Planner
SUBJECT: Resolution Authorizing the Application for Recycling SCORE Grant Funds
from Ramsey County
Requested Action
Motion to approve Resolution 2014-059: Authorizing the application for Recycling SCORE
Grant Funds for 2015 in the amount of $24,228.
Background
For 2015, the City of Arden Hills is eligible to apply for $24,228 in grant money from Ramsey
County’s recycling SCORE grant program. The grant can be used to offset the cost of the City’s
recycling program, including administration, equipment, and collection costs. In the past, the
City has primarily used the grant money to offset collection costs and the annual spring and fall
community Cleanup Day costs. The County requires a resolution from the City Council to
authorize the application for the SCORE grant. The only requirement of the grant is that the
money only be used for the City’s recycling program.
The budget for the City’s recycling program in 2014 was $149,574. The City received $19,611
in SCORE grant money in 2014, which offset approximately 13% of the base cost of the
residential recycling program. Revenue share from the recycling hauler also plays a role in
reducing the base cost of the recycling program. Recycling fees, which are assessed to each
participating residential property, cover the remaining portion of the recycling budget.
CONSENT ITEM – 5E
City of Arden Hills
City Council Meeting for November 24, 2014
P:\Planning\Recycling & Garbage\2015\SCORE Grant\SCORE GRANT Application Info\CC Packet_(11-24-14)
Page 2 of 2
The proposed recycling budget for 2015 is $155,025. The maximum SCORE Grant funds would
be in the amount of $24,228. This would account for approximately 15.50% of the total
recycling budget. The 2015 budget also includes $10,000 in expected revenue sharing for 2015.
Recommendation
Staff recommends approving Resolution 2014-059 authorizing the application for Recycling
SCORE Grant Funds for 2015 in the amount of $24,228.
Requested Action
Motion to approve Resolution 2014-059: Authorizing the application for Recycling SCORE
Grant Funds for 2015 in the amount of $24,228.
Attachment
A. Resolution 2014-059
CITY OF ARDEN HILLS
COUNTY OF RAMSEY
STATE OF MINNESOTA
RESOLUTION NO. 2014-059
RESOLUTION AUTHORIZING APPLICATION FOR
RECYCLING SCORE GRANT FUNDS FOR 2015
WHEREAS, the City of Arden Hills is eligible to apply for $24,228.00 in SCORE
recycling grant funds; and
WHEREAS, such funds would assist in continuing and improving the City’s recycling
program for the year 2015.
NOW THEREFORE, BE IT RESOLVED by the City Council of the City of Arden
Hills, Minnesota:
That the City Administrator be authorized to apply for such grant funds for the
year 2015.
PASSED AND ADOPTED BY THE CITY COUNCIL OF THE CITY OF ARDEN
HILLS THIS 24th DAY OF NOVEMBER, 2014.
______________________________
ATTEST: DAVID GRANT, MAYOR
__________________________________________
AMY DIETL, CITY CLERK
Page 1 of 2
DATE: November 24, 2014
TO: Honorable Mayor and City Councilmembers
Patrick Klaers, City Administrator
FROM: Terry Maurer, Public Works Director
SUBJECT: County Road E (B-2 District) Improvements
Requested Action
Continue the Public Hearing/Assessment Hearing from the November 10th meeting for the
County Road E (B-2 District) Improvements. At the close of the Hearings consider adopting the
following resolutions:
Resolution 2014-055 Ordering the Improvement
Resolution 2014-056 Adopting the Assessment Roll (may be adopted with any reductions
the Council deems appropriate)
Resolution 2014-057 Approving the Plans and Specifications and Ordering the
Advertisement for Bids
Background/Discussion
The Public Hearing/Assessment Hearing for the County Road E (B-2 District) Improvements
were opened at the November 10th Meeting. At that time the Council heard the staff presentation
and took testimony from those in attendance. However, due to the inclement weather that day,
the hearings were continued to tonight’s meeting. A letter informing all property owners in the
B-2 District of this continuation was sent on Wednesday November 12th.
Attached is a copy of the letter that was sent and the entire Council packet from the November
10th Meeting
Also attached is a letter staff received from Dan Flaherty of Flaherty’s Arden Bowl after the
November 10th meeting concerning the Connelly Street improvements.
PUBLIC HEARINGS - 7A
MEMORANDUM
Page 2 of 2
Attachments
Attachment A: November 12, 2014, Letter to Property Owners
Attachment B: Item 7B Packet Items from November 10, 2014, Meeting
Attachment C: Flaherty’s Arden Bowl letter dated November 11, 2014
November 12, 2014
RE: County Road E (B-2 District)
Public Hearing/Assessment Hearing
Dear B-2 District Property Owner:
As a property owner in the B-2 District, you previously were sent notice of a proposed assessment
against your property for a planned County Road E improvement project. The previous notice
informed you of a Public Hearing and Assessment Hearing to be held by the City Council of Arden
Hills on November 10, 2014, at 7:00 p.m.
Due to the inclement weather on November 10th, the Council opened the Public Hearing and
Assessment Hearing, received testimony from those in attendance, and continued the hearings
to Monday, November 24, 2014, at 7:00 p.m. in the Council Chambers located at 1245 West
Highway 96. As a property owner in the B-2 District, you will have the same opportunities
referenced in the previous notice you received, at the continued hearings on November 24th. It is
anticipated the hearings will be closed on November 24th and the Council will consider adopting
the assessment roll and advancing the project.
If you have any questions regarding the project, please contact John Anderson, Assistant City
Engineer, at 651-792-7846 or janderson@cityofardenhills.org.
Sincerely,
John Anderson
Assistant City Engineer
Page 1 of 4
DATE: November 10, 2014
TO: Honorable Mayor and City Councilmembers
Patrick Klaers, City Administrator
FROM: Terry Maurer, Public Works Director
SUBJECT: County Road E (B-2 District) Improvements
Public Hearing/Assessment Hearing
Requested Action
Conduct the Public Hearing/Assessment Hearing (hearings may be conducted together) for the
County Road E (B-2 District) Improvements. At the close of the Hearings consider adopting the
following resolutions:
Resolution 2014-055 Ordering the Improvement
Resolution 2014-056 Adopting the Assessment Roll (may be adopted with any reductions
the Council deems appropriate)
Resolution 2014-057 Approving the Plans and Specifications and Ordering the
Advertisement for Bids
Background/Discussion
This improvement project has a long history. Back in 2008 the Council accepted a Guiding Plan
for the B-2 District. Then in late 2011 the Council hired Bolton and Menk to prepare an
Implementation Plan for the B-2 District starting from the information found in the Guiding
Plan. The Implementation Plan process included a Corridor Advisory Committee (CAC)
comprised of two Councilmembers, property owners, City staff, County staff and Consultants.
The CAC held three formal meetings over the course of the preparation of the Implementation
Plan. In addition, there were approximately 25 one-on-one business meetings. The
Implementation Plan was finalized in December of 2012.
PUBLIC HEARINGS – 7B
MEMORANDUM
Page 2 of 4
In December of 2012 the Council also authorized Bolton and Menk to prepare a Feasibility
Report for the improvements to the B-2 District. The preparation of the Feasibility Report also
included continued discussions with several of the business owners. The Feasibility Report was
accepted by the Council in March 2014. At the same time the Council authorized the preparation
of plans and specifications for the improvements.
The preparation of the plans and specifications continued over the summer and fall months. It
included coordination with MnDOT and Ramsey County along with several of the business
owners. It culminated with a “walk-through” in late September attended by many of the business
owners.
Since there have been numerous opportunities for interaction with the business owners over the
last three years, the Council agreed to hold the Public Hearing and Assessment Hearing together
this evening.
A basic description of the proposed improvements follows:
mill and overlay of the existing road surface and restriping which will narrow the center
left turn lane and widen the shoulder area
reconstruction of all the medians including colored stamped concrete
the addition of a second left turn lane at Lexington Avenue
a new signal system at CR E/Lexington Avenue
reconstruction of the CR E/Pine Tree Drive signal to include new ADA pedestrian
crossing features
repair where necessary of the existing concrete curb and gutter and driveways
construction of concrete sidewalk where none exists on CR E and repair where
necessary of the existing sidewalk (exception is Carroll’s Furniture property)
construction of a concrete sidewalk on the west side of Pine Tree Dr. from CR E to the
Country Financial driveway
installation of an Xcel Energy pedestrian scale lighting system on 150 foot spacing (28
lights)
planting of over 50 boulevard trees
The estimated cost of the improvements and funding is as follows:
Estimated Construction Cost $1,453,192.10
Overhead 20% * 290,638.42
Xcel Energy Lighting** 323,216.40
Estimated Total Project Cost $2,067,046.92
*Overhead has been reduced from 37% to 20% eliminating Contingency since plans are
complete and estimated costs are further advanced
**Based on an actual proposal from Xcel Energy
Page 3 of 4
The estimated split of the cost between Ramsey County and the City is as follows:
Ramsey County $1,409,208.90
City of Arden Hills 657,838.02
A portion of the City cost will be assessed to the properties in the B-2 District. Just as a
reminder, the assessment method laid out in the Feasibility Report has a 50% portion of the costs
associated with improved mobility (both vehicle and pedestrian) in the District assessed to all
properties on a per acre basis. Similarly, City costs associated with the enhancement of the
County Road E corridor are partially assessed to the abutting properties on a front foot basis.
Finally, proposed improvements to vehicular movements on Connelly Avenue are 50% assessed
directly to the three benefitted properties.
Other specific items regarding the assessment include the following:
At a Council Work Session the consensus was that the City would fund the boulevard
trees and there would be no assessment for them.
At the same Work Session it was the Council’s consensus to install Xcel Energy Vernon
lighting on a 150 foot spacing (attached are photos of both the Vernon and Colonial lights
that were considered). The Council agreed with staff’s recommendation that the City
fund $87,000 of the cost of the more expensive lights before the remaining cost is split
50% assessed and 50% City.
The new sidewalk on the E Street Flats property is being paid for by an escrow account
that was a requirement of the development agreement for that project. The sidewalk
would have been built by the developer at the time that E Street Flats was completed but
it was unclear where it could be built and not damaged by the widening of CR E for the
dual left turn lanes, so an escrow account was established. The cost of this section of
new sidewalk will NOT be included in the assessment.
The project includes a concrete sidewalk on the west side of Pine Tree Drive from
County Road E to the Country Financial driveway.
The Connelly Improvements are in the project and proposed to be 50% assessed to the
two Flaherty parking lots and Pot O Gold. Previously, Mr. Flaherty submitted an email
suggesting that these improvements are not needed. A copy of that email is attached.
Staff has checked with the Ramsey County Sherriff’s Department to review accident
records. The Sherriff’s Department reported that there is no history of unusual accident
activity in this area.
Attached is an exhibit that provides the Council a listing of assessed properties with their acreage
and front footage and the three components (area, front footage and Connelly Avenue) that make
up their total assessment. The exhibit also provides the amount of the preliminary assessment
provided in the Feasibility Report and the change from that preliminary amount. In all cases the
actual assessment went down from 20 to 50%.
Marcus Thomas from Bolton and Menk will be in attendance to provide a detailed presentation
of the project and assessments. After the presentation, both Marcus and staff will be available to
answer Council and/or property owner questions.
Page 4 of 4
At the close of the Public Hearing/Assessment Hearing staff would recommend the Council
consider adopting the attached three resolutions. They are as described below:
Resolution 2014-055 Orders the Improvement
Resolution 2014-056 Adopts the Assessment Roll (Council can make any changes it
deems appropriate that reduce the assessment amounts prior to adoption)
Resolution 2014-057 Approves the Plans and Orders the Advertisement for Bids (it is
important to the project schedule to bid and award the project early so the contractor can
order the new traffic signal equipment).
Finally, as of mid-last week there have been no assessment objections filed by any property
owner at City Hall. Assessed property owners have until the close of the Assessment Hearing to
file an objection to the proposed assessment.
Attachments
Attachment A: Resolution 2014-055 Ordering the Improvement
Attachment B: Resolution 2014-056 Adopting the Assessment Roll
Attachment C: Resolution 2014-057 Approving the Plans and Ordering the Advertisement for Bids
Attachment D: Vernon Light Fixture Photo
Attachment E: Colonial Light Fixture Photo
Attachment F: Flaherty E-Mail
Attachment G: Assessment Exhibit
CITY OF ARDEN HILLS
COUNTY OF RAMSEY
STATE OF MINNESOTA
RESOLUTION NO. 2014-055
A RESOLUTION ORDERING IMPROVEMENT FOR THE COUNTY ROAD E (B-2
DISTRICT) IMPROVEMENTS
WHEREAS, a resolution of the City Council adopted October 13, 2014, fixed a date
for a Council hearing on the proposed improvement, and
WHEREAS, ten days mailed notice and two weeks published notice of the hearing
was given, and the hearing was held on November 10, 2014, at which time all persons
desiring to be heard were given an opportunity to be heard thereon,
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF
ARDEN HILLS, MINNESOTA
1. Such improvement is necessary, cost-effective, and feasible as detailed in the
feasibility report.
2. Such improvement is hereby ordered as proposed in the Council resolution
adopted November 13, 2012.
ADOPTED BY THE CITY COUNCIL OF THE CITY OF ARDEN HILLS
THIS 10th DAY OF NOVEMBER, 2014.
____________________________________
David Grant, Mayor
ATTEST:
_______________________________________
Amy Dietl, City Clerk
CITY OF ARDEN HILLS
COUNTY OF RAMSEY
STATE OF MINNESOTA
RESOLUTION NO. 2014-056
RESOLUTION ADOPTING SPECIAL ASSESSMENT ROLL FOR THE COUNTY
ROAD E (B-2 DISTRICT) IMPROVEMENTS
WHEREAS, pursuant to proper notice duly given as required by law, the City
Council has met and heard and passed upon all objections to the proposed assessment for the
improvement of the City of Arden Hills County Road E (B-2 District) Improvements.
THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF ARDEN
HILLS, MINNESOTA:
1. Such proposed assessment roll, a copy of which is attached hereto and made a part
hereof, is hereby accepted and shall constitute the special assessment against the
lands named therein, and each tract of land therein included is hereby found to be
benefited by the proposed improvement in the amount of the assessment levied
against it.
2. Such assessment assessed against each parcel of land shall be payable in equal annual
installments extending over a period of seven (7) years, unless prepaid, the first of the
installments to be payable with general taxes levied in 2014, collectible with such
taxes during the year of 2015. The assessment shall bear interest at the rate of 4.20
percent per annum from the date of the adoption of this assessment resolution. To the
first installment shall be added interest on the entire assessment from the date of this
resolution until December 31, 2014. To each subsequent installment when due shall
be added interest for one year on all unpaid installments.
3. If the adopted assessment differs from the proposed assessment as to any particular
lot, piece, or parcel of land, the City Clerk shall mail to the owner a notice stating the
amount of the adopted assessment. The Clerk must also notify affected owners of
any changes adopted by the Council in interest rates or prepayment requirements
from those contained in the notice of the proposed assessment.
4. The owner of any property so assessed may, at any time prior to certification of the
assessment to the county auditor, pay the whole of the assessment on such property,
with interest accrued to the date of payment, to the City Clerk, except that no interest
shall be charged if the entire assessment is paid by December 10, 2014. The owner
may at any time thereafter, pay to the County Auditor the entire amount of the
assessment remaining unpaid, with interest accrued to December 31 of the year in
which such payment is made. Such payment must be made before November 15 or
interest will be charged through December 31 of the succeeding year.
5. The City Clerk shall forthwith prepare and transmit a certified duplicate of this
assessment to the County Auditor to be extended on the property tax lists of the
county. Such assessments shall be collected and paid over in the same manner as
other municipal taxes.
ADOPTED BY THE CITY COUNCIL OF THE CITY OF ARDEN HILLS
THIS 10th DAY OF NOVEMBER, 2014.
____________________________________
David Grant, Mayor
ATTEST:
_______________________________________
Amy Dietl, City Clerk
CITY OF ARDEN HILLS
COUNTY OF RAMSEY
STATE OF MINNESOTA
RESOLUTION NO. 2014-057
A RESOLUTION APPROVING PLANS AND SPECIFICATIONS AND ORDERING
ADVERTISEMENT FOR BIDS FOR THE COUNTY ROAD E (B-2 DISTRICT)
IMPROVEMENTS
WHEREAS, pursuant to Resolution 2014-019 adopted on March 31, 2014, plans and
specifications have been prepared for the improvement of the County Road E (B-2 District).
And such plans and specifications have been submitted to the City Council for approval.
THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF ARDEN
HILLS, MINNESOTA:
1. Such plans and specifications, a copy of which is attached hereto, and made a
part hereof, are hereby approved.
2. The City Clerk shall prepare and cause to be inserted in a trade journal, the
official newspaper, an advertisement for bids upon the making of such
improvement under such approved plans and specifications. The
advertisement shall be published as required by law, shall specify the work to
be done, shall state the date and time that the bids will be received by the City
Clerk and City Engineer at which time they will be publicly opened in the
Arden Hills City Hall by the City Engineer, will then be tabulated, and will
subsequently be considered by the Council. No bids will be considered unless
sealed and filed with the Administrator and accompanied by a cash deposit,
certified check or bid bond payable to the City of Arden Hills for five percent
(5%) of the amount of such bid.
ADOPTED BY THE CITY COUNCIL OF THE CITY OF ARDEN HILLS
THIS 10th DAY OF NOVEMBER, 2014.
____________________________________
David Grant, Mayor
ATTEST:
_______________________________________
Amy Dietl, City Clerk
City of Arden Hills
City Council Meeting for November 24, 2014
P:\Planning\Community Development\TCAAP\County Acquisition\Master Plan\EARB_Energy Plan\CC 11-24-14
Page 1 of 2
NEW BUSINESS – 8A
MEMORANDUM
DATE: November 24, 2014
TO: Honorable Mayor and City Councilmembers
Patrick Klaers, City Administrator
FROM: Ryan Streff, City Planner
SUBJECT: TCAAP Energy Integration and Resiliency Framework – Policy White Paper
Requested Action
No action required. A presentation will be made by the Energy Resilience Advisory Board
(ERAB) and the project team.
Background
On August 4, 2014, the Joint Development Authority (JDA) appointed an Energy Resilience
Advisory Board (ERAB) for the redevelopment of the TCAAP property. The role of the ERAB
is to assist staff and consultants in the development of an Energy Integration and Resiliency
Framework (EIRF) and Policy White Paper for TCAAP. It is intended that this team will
establish a foundation for cost effective, energy efficient alternatives and opportunities for
TCAAP over the next 50 years. A project team led by Ever-Green Energy, Burns and
McDonnell, Center for Energy and Environment, and Fresh Energy was selected to prepare the
EIRF and Policy White Paper.
Over the past few months, during the first phase, the ERAB has assisted in the preparation of the
Policy White Paper. This document was developed from discussion with the ERAB along with
input from both City and County staff. A presentation of the Policy White Paper was given to
the JDA at their November 3, 2014, meeting. After review and comment the JDA formally
accepted the Policy White Paper and expressed their support for the ERAB as they continue to
work on the EIRF.
City of Arden Hills
City Council Meeting for November 24, 2014
P:\Planning\Community Development\TCAAP\County Acquisition\Master Plan\EARB_Energy Plan\CC 11-24-14
Page 2 of 2
During the second phase, the ERAB along with City and County staff will evaluate the most
relevant energy opportunities for the TCAAP property. It is anticipated that the second phase
will be completed by the end of March 2015.
Attachments
A. Ramsey County Memo – Heather Worthington
B. Policy White Paper – TCAAP Energy Integration Resiliency Framework
C. ERAB Comments
D. ERAB Presentation Slides
MEMORANDUM
DATE: November 24, 2014
TO: Arden Hills City Councilmembers
FROM: Heather Worthington, Administrative Director
SUBJECT: Update on TCAAP Energy Integration and Resiliency Framework, Phase 1 White Paper
In 2014, the Joint Development Authority (“JDA”) has taken several steps to set a foundation for
approaching energy related decisions at the TCAAP site. The intent is to establish a foundation for cost
effective, energy efficient alternatives and opportunities during initial development and for adapting to
new opportunities over the next 50 years. A project team led by Ever-Green Energy is in the process of
preparing the TCAAP Energy Integration and Resiliency Framework (“EIRF”). The first phase, a draft
White Paper, is complete and ready for review and comment. The White Paper includes a vision
statement and initial assessments of energy demand and supply alternatives for their relevance at the
TCAAP. Alternates that are most relevant for TCAAP will be analyzed in more detail during Phase 2.
Exhibit 4, page 81, includes modifications for the City of Arden Hills (“City”) to consider in order to
improve the alignment between the TCAAP Redevelopment Code and the energy vision.
The White Paper is being presented to the City Council in order to provide information on the status of
the work. Phase 2 will be completed in March 2015.
The EIRF and White Paper are the results of a series of JDA and Ramsey County (“County”) actions. In
January, the JDA had an energy discussion that included a presentation by the State Climatologist and
recommendations from a team of Humphrey Institution Fellows. The recommendations included the
development an energy advisory group and an energy framework. In February, the JDA directed staff
to draft a scope of work and a request for proposals (“RFP”) for the energy plan which would be
funded by the County. At the June meeting, the JDA approved issuance of the RFP for the
development of an Energy Integration and Resiliency Framework and directed staff to make a process
for soliciting nominations for an energy advisory board. In July, the process for selecting an advisory
board was approved and the appointments for the Energy Resiliency Advisory Board were reported at
the August meeting. Ramsey County issued the RFP in July 2015. A team including Ever-Green Energy,
Burns and McDonnell, Center for Energy and Environment, and Fresh Energy was selected to prepare
the EIRF. The White Paper was prepared based on discussions with the ERAB and staff from the City
and County.
On November 3, the White Paper was presented to the JDA for review and discussion. The JDA
accepted the White Paper and expressed support for ERAB’s continued work on the EIRF. Comments
from the JDA and City Council meetings will be incorporated into Phase 2 of the project.
Attachments (2)
yooperann CC
Resiliency Framework Phase 1:
Policy White Paper
TCAAP Energy Integration Resiliency Framework
Policy White Paper
2
Acknowledgements
The Project Team would like to thank the City of Arden Hills, Ramsey County, the Energy Resiliency
Advisory Board, and the Joint Development Authority for all of their input and guidance in the
development of this White Paper. Their insights proved invaluable as the Project Team developed the
outline and content for this document. Their continued support will also be critical as the broader
Energy Integration and Resiliency Framework is completed.
About the Project Team
Ever-Green Energy
Ever-Green Energy has transformed decades of experience in engineering, system development, and
utility ownership and management into one of the country’s foremost experts on the advancement of
community energy systems. The Ever-Green team delivers projects from concept to construction to
industry-leading system operations. Ever-Green is a consulting, operation, and management firm with
the experience to help communities, colleges and universities, and government organizations advance
the study, development, and operation of integrated energy systems. Ever-Green is uniquely qualified
to assist communities with finding sustainable solutions for integrating energy needs and securing their
system’s energy future.
Burns & McDonnell
Burns & McDonnell, headquartered in Kansas City, MO, is a full-service engineering, architecture,
construction, environmental and consulting solutions firm. The company’s multidisciplinary staff of
nearly 5,000 employee-owners includes engineers, architects, construction professionals, planners,
estimators, economists, technicians, and scientists, representing virtually all design disciplines. Burns &
McDonnell plans, designs, permits, constructs, and manages facilities all over the world, with one
mission in mind: “Make our clients successful.”
Center for Energy and the Environment
The Center for Energy and Environment is a nonprofit organization that promotes energy efficiency to
strengthen the economy while improving the environment. CEE conducts research and develops
programs so that: businesses operate more efficiently and profitably; government agencies and
nonprofits spend less on facilities and functions; utilities achieve their energy-efficiency goals at least-
cost; and households save money and improve comfort.
TCAAP Energy Integration Resiliency Framework
Policy White Paper
3
Fresh Energy
For more than 20 years, Fresh Energy has transformed widely held economic and environmental ideas
into smart energy policy. Fresh Energy works in the realm of public policy, changing the rules that
govern our energy system. The organization’s efforts focus on energy efficiency, clean energy,
transportation and land use, and carbon reduction.
TCAAP Energy Integration Resiliency Framework
Policy White Paper
4
Contents
Executive Summary ..................................................................................................................................... 5
Policy White Paper ...................................................................................................................................... 9
1. Introduction ........................................................................................................................................ 9
2. Vision Statement and Guiding Principles .......................................................................................... 11
3. Unique Opportunities for the TCAAP Site ......................................................................................... 13
4. Expected TCAAP Development ......................................................................................................... 18
5. Energy Supply Alternatives ............................................................................................................... 20
6. Energy Efficiency Strategies (Demand-Side Management) .............................................................. 28
7. Technology Evaluation ...................................................................................................................... 44
8. Policy and Regulation Opportunities ................................................................................................ 47
9. Conclusions ....................................................................................................................................... 60
Exhibit I – Definitions ................................................................................................................................ 64
Exhibit II – Green Zoning Incentives Adopted by Other Localities ........................................................... 71
Exhibit III – Complete Energy Efficiency Opportunities ............................................................................ 78
Exhibit IV – Recommended Modifications to TCAAP Redevelopment Code ............................................ 81
TCAAP Energy Integration Resiliency Framework
Policy White Paper – Introduction
5
Executive Summary
Located in Arden Hills, Minnesota, the Twin Cities Army Ammunitions Plant (TCAAP) is a 427-acre site
that has recently gone through an extensive demolition and site environmental remediation program,
and stands ready to be redeveloped into an attractive addition to the Arden Hills community. Ramsey
County (County) and Arden Hills (City) have engaged in a partnership through the formation of a Joint
Development Authority (JDA) to craft a bold and deliberate energy framework. This framework will
develop appropriate planning guidelines and policies with careful consideration of local resources,
stakeholder interests, project goals, and the best available technologies for implementation over the
next 50 years.
TCAAP offers an incredible opportunity for the County, the City, and the surrounding community to
build a forward-looking community that is prepared for the energy and environmental issues of the
new generations who will live, work, and recreate there. With efficient buildings, the site can provide
low-cost energy for residents and tenants. Innovative energy supply systems can be designed for
reliability and resiliency. Increased use of local renewable energy systems can reduce the site’s
environmental footprint. With planning and leadership, the JDA can plan its streets with low-carbon
energy sources in mind, request developments that meet energy and environmental standards, and
engage future residents about the community’s energy use and their role as stewards of that vision.
This Policy White Paper serves several purposes. It provides a unifying vision for the site’s energy
future looking out over 50 years, and identifies the most beneficial opportunities for energy efficiency
and efficient energy supply options. It presents policy actions that the JDA, the City, and the County
can consider to support that energy future, including through the TCAAP Redevelopment Code, the
County RFP process, and future City or County ordinances. This paper also outlines immediate-term,
near-term, and long-term actions that can help the JDA, the City, and the County achieve a bold energy
vision for the site.
Developing the White Paper is the first of a two-phase project. Phase two will produce an energy
resiliency framework with more details about how the JDA can technically achieve the vision and
recommendations put forth in this paper. Phase two will be completed in March 2015.
Energy Resiliency Advisory Board
The County and the City recently established the Energy Resiliency Advisory Board (ERAB) and
appointed community stakeholders to help define TCAAP’s energy vision. This vision forms the basis
for the White Paper and the Energy Integration and Resiliency Framework, and also sets a common
language for stakeholders that are engaged in the development of the TCAAP site.
TCAAP Energy Integration Resiliency Framework
Policy White Paper – Introduction
6
The following guiding principles have been established to influence energy supply and energy
efficiency decisions at TCAAP:
Establish TCAAP as a national model for development of integrated energy systems
Develop a resilient community for energy and other utilities
Implement infrastructure solutions that are flexible and scalable over the next 50 years
Deliver a model of efficient energy and water usage that minimizes TCAAP’s impact on the
environment
Create an economically competitive and attractive environment for developers and
businesses
Key Recommendations
While many energy supply and energy efficiency opportunities are possible at TCAAP, our Project Team
recommends immediate-term, near-term, and long-term steps to consider as the JDA advances the
development of TCAAP and pursues the energy vision.
Immediate-Term (2015)
The JDA, City, and County should develop a coordinated plan for the installation of comprehensive
energy infrastructure grids as the Spine Road and other early roads are built. These grids should
include allowances for thermal grids as well as gas and electric grids. This basic infrastructure plan
can also address high efficiency street lighting needs throughout the site.
The City should review and adopt recommended changes to the TCAAP Redevelopment Code for
greater allowance of energy efficiency and renewable energy.
The JDA, City, and County should initiate conversations with the Arden Hills Army Training Site
(AHATS) and Xcel Energy to discover opportunities to partner and develop innovative
infrastructure and available renewable energy sources together while exploring opportunities to
utilize microgrid or other smart grid modernization demonstrations.
The JDA, City, and County should complete an assessment of the potential for on-site solar PV,
solar thermal, and passive solar building design based on street layout and building orientation, as
The ERAB envisions TCAAP as a vibrant development that leverages long-term energy strategies
and infrastructure to attract investment and partnership, and achieves sustainable benefits for the
City and the surrounding community.
TCAAP Energy Integration Resiliency Framework
Policy White Paper – Introduction
7
well as community wind potential. The potential to utilize the existing groundwater being treated
on TCAAP as an energy source should also be investigated.
The JDA, City, and County should initiate conversations with the Minnesota Department of
Commerce and the Minnesota Department of Employment and Economic Development, local
foundations, and the Saint Paul Port Authority to explore funding mechanisms to attract
developers, businesses, and future TCAAP residents. The JDA should also reach out to the US
Department of Energy and the US Department of Commerce's Economic Development Authority
on forthcoming grant opportunities.
The JDA and County should develop specific criteria and standards to reward potential developers
for innovative energy projects in their request for proposal (RFP) criteria. This could include
rewarding developers for agreeing to meet certain energy standards, installing high efficiency
energy systems, utilizing renewable energy supply technologies, or agreeing to receive thermal
energy from a community district energy system.
The JDA, City, and County could identify additional partnerships and funding opportunities to
support innovative and sustainable infrastructure and demonstrations. Partners could include the
University of Minnesota or the US Department of Energy.
The JDA, City, and County should develop energy standards and a process for review that support
the design and construction of energy-efficient and resilient buildings.
Near-Term (2016 – 2020)
The County should create awareness with clean energy businesses of the potential for
collaboration and innovation at TCAAP.
The JDA should consider establishing an advisory committee of regional energy experts that will
provide energy-focused feedback after initial site development. In certain circumstances where
approaches intersect, transportation and housing experts could be included to maximize
synergies.
Long-Term (Beyond 2020)
The City could consider including prioritization of energy efficiency, climate change adaptation, or
energy resilience as part of its comprehensive plan, in order to facilitate strategic use of the
Planned Unit Development process or other tools to allow flexibility for resilient energy uses at the
site.
TCAAP Energy Integration Resiliency Framework
Policy White Paper – Introduction
8
The JDA could establish TCAAP as a clean energy incubator for advanced energy supply and
storage technologies.
To capture long-term energy efficiency on the TCAAP site, the JDA could collaborate with local
utilities and third-party organizations to provide ongoing building energy usage monitoring and
recommissioning services to maintain optimal energy performance.
The JDA might seek collaboration with Xcel Energy and or technology companies seeking a specific
site to demonstrate the value of larger-scale energy storage and electric vehicles.
The JDA could collaborate with Xcel Energy to engage local residents and business in an energy
disclosure program.
As TCAAP development matures, the JDA or City may seek utility partnership in piloting innovative
demand response technologies and strategies to help businesses and homes save money.
Next Steps
While the City and County are working on a number of fronts to differentiate TCAAP as a national
model for site development, some immediate actions should be taken to continue progression toward
TCAAP’s energy vision. The following specific actions are needed to prepare the site for long-term
energy conservation and resilience:
The City and County should begin a comprehensive utility coordination effort with private and
public utilities in preparation for the build-out of early road infrastructure. Thermal energy grids
should be included in this discussion.
The JDA should provide this White Paper to AHATS leadership and begin discussions about
possible collaboration.
The JDA should provide this White Paper to Xcel Energy leadership and begin discussions about
possible collaboration.
Through work on the Energy Integration and Resiliency Framework, the Project Team will begin
developing cost-benefit analyses on those technologies that have the greatest viability in the early
stages of TCAAP development. The Project Team will also provide an implementation plan and
conceptual blueprint for the development of TCAAP’s energy future.
The JDA should develop marketing and promotional material for the TCAAP site that includes
references to the energy vision.
TCAAP Energy Integration Resiliency Framework
Policy White Paper – Introduction
9
Policy White Paper
1. Introduction
Since 1941, the Twin Cities Army Ammunitions Plant (TCAAP) has played a significant role in the
incorporation and development of the City. The 427-acre site, now owned by Ramsey County (County),
has recently gone through an extensive demolition and site environmental remediation program. The
TCAAP site offers an incredible opportunity to the City, County, and the surrounding community. This
area offers the potential to meet the demands of local growth, while setting a framework that balances
economic competitiveness and sustainable development. As such, the development of appropriate
planning guidelines and policies requires careful consideration of local resources, stakeholder interests,
project goals, and the best available technologies for implementation.
In November 2012, the Ramsey County Board and Arden Hills City Council approved a Joint Powers
Agreement (JPA), which establishes a partnership between the County and the City with the goal of the
remediation and productive reuse of the TCAAP site. This agreement included the formation of a JDA
to which will be the governance entity for development decisions at the site. The City and County have
their respective rights and responsibilities, but are closely coordinating their activities through the
authorities given to the JDA. In addition to its governance role as a JDA member, the County is the
owner of the TCAAP site and has the rights and responsibilities of an owner.
Recently, the JDA decided to develop an Energy Integration and Resiliency Framework (framework) in
order to prepare a foundation for effective energy policy for the next 50 years. The framework will be
developed in two phases. Phase one includes development of a vision statement and a White Paper
that provides an overview of relevant energy issues on the site, along with an assessment of what
technologies could be possible at TCAAP. Phase two will provide a detailed analysis of the White Paper
recommendations, with assessment based primarily upon the energy related investment return,
energy supply reliability, energy efficiency, environmental impact, and economic competitiveness for
the TCAAP site. To provide advice during the framework development process, the JDA formed an
Energy Resiliency Advisory Board (ERAB). The County contracted with a team of industry experts led by
Ever-Green Energy to develop the framework.
The Project Team of Ever-Green Energy, Center for Energy and Environment, Fresh Energy, Burns &
McDonnell (Project Team), and TCAAP leadership have worked to establish a common vision for site
development that can help guide the planning efforts of the JDA, and the funding and financing efforts
for developers, while establishing a national model for responsible development. This vision will guide
research, recommendations, policies, and actions throughout development and well into
implementation. The vision is also important to align project goals and long-term potential for the
TCAAP Energy Integration Resiliency Framework
Policy White Paper – Introduction
10
area. Through development, the energy vision will allow for an innovative approach to the role of local
government policy in managing clean energy transition at the “distribution edge,” where utility service
ends and customers have begun adopting new approaches to energy consumption.
TCAAP Energy Integration Resiliency Framework
Policy White Paper – Vision and Guiding Principles
11
2. Vision Statement and Guiding Principles
In order to establish clearly defined goals for the energy future of the TCAAP site, the ERAB, the City,
the County, and the Project Team participated in a coordinated effort to establish an energy vision
statement for TCAAP. The purpose of this vision is not only to form the basis for the development of
the White Paper and framework, but also set a common language for stakeholders to as they develop
the energy plan for TCAAP.
2.1. Process
The Project Team and the County met with ERAB and the City to discuss various factors, themes, and
concepts for the site that they felt would be important for the development of the TCAAP site as it
relates to energy planning. In September 2014, ERAB brainstormed concepts for the TCAAP site. These
ideas were consolidated into the vision statement and guiding principles, which have been adopted by
ERAB and are listed below.
Vision Statement
TCAAP will be a vibrant development that leverages long-term energy conservation and resilience
to attract investment and partnership, and achieves sustainable benefits for Arden Hills and the
surrounding community.
Guiding Principles
Establish TCAAP as a national model for development of integrated energy systems
— Develop a transparent model that garners national attention and local community pride
— Deliver environmental, economic, and social benefits to the community beyond the
TCAAP site
— Deliver a high-quality model that provides educational opportunities for the greater
community
Develop a resilient community for energy and other utilities
— Endeavor to make investment in renewables economically attractive
— Pursue opportunities that reduce consumption, capture residual energy, and reuse local
resources
— Be self-sufficient to the extent possible and practical using local and renewable sources of
TCAAP Energy Integration Resiliency Framework
Policy White Paper – Vision and Guiding Principles
12
The ERAB has adopted this vision statement and these guiding principles to guide the Project Team as
it evaluates and recommends various alternatives for demand-side management, energy supply
alternatives, and policies that could be implemented to support achievement of the energy goals at the
TCAAP site.
energy
Implement infrastructure solutions that are flexible and scalable over the next 50 years
— Cultivate a platform that enables integration of future technological advances and more
efficient forms of energy
— Develop a smart grid on the TCAAP site
Deliver a model of efficient energy and water usage that minimizes TCAAP’s impact on the
environment
— Introduce a comprehensive policy approach that promotes efficient utilization of all
resources
— Foster the advancement of behaviors and technologies that decrease the consumption of
energy and natural resources
Create an economically competitive and attractive environment for developers and
businesses
— Build a framework that is financeable, high quality, and sellable in private markets
— Prepare TCAAP to become a vibrant community that attracts people, developers,
businesses, and connects to surrounding communities.
TCAAP Energy Integration Resiliency Framework
Policy White Paper – Unique Opportunities for the TCAAP Site
13
3. Unique Opportunities for the TCAAP Site
The TCAAP site is in the unique position of becoming a flagship for site redevelopment in suburban and
urban communities. Beyond being a “greenfield,” TCAAP has a number of characteristics that make it
special. The following opportunities have been identified as having additional influence on realization
of the energy vision for TCAAP.
3.1. Primary Infrastructure Investments
As the County nears completion of demolition activities at TCAAP, the area will be essentially a green-
field site. As such, a number of infrastructure investments will be necessary to prepare the site for
development. Thoughtful and coordinated installation of infrastructure throughout the TCAAP site
prior to development will set the foundation for leveraging future energy source options and
technological advances as they become available and viable. This is an immediate need and these
opportunities should be planned in a coordinated manner to optimize efficiency and reduce overall
cost.
3.1.1. Gas Pipeline
The local gas utility is expected to install gas line infrastructure that will service the expected
development on the TCAAP site. This pipeline could also be utilized in the future to deliver biogas or
hydrogen as fuel sources if they become viable alternatives. A properly sized gas pipeline will also be
important for any gas-fired combined heat and power systems that are implemented on the site.
3.1.2. Electrical Distribution
The local electric utility is expected to install electric distribution infrastructure to meet the
development at TCAAP. Consideration should also be given to the possibility of future on-site
generation from several of the energy supply alternatives described later in this White Paper, even to
the extent that TCAAP is a net exporter of electricity at certain times of the day or periods of the year.
For example, if a large solar farm were installed in partnership with the AHATS, there could be times
when electric generation would exceed the electrical needs of both TCAAP and AHATS. A similar
scenario could occur if large-scale combined heat and power (CHP) was integrated into TCAAP’s energy
plan. Consideration of these export events should be given when designing the electrical infrastructure
on-site and interconnections to the transmission system.
3.1.3. Thermal Heating and Cooling Grids
District hot water and chilled water distribution systems allow for the transfer of thermal energy from
various sources to consumers throughout the district and leverages the diversity of buildings in the
TCAAP Energy Integration Resiliency Framework
Policy White Paper – Unique Opportunities for the TCAAP Site
14
area to increase system efficiency. District heating and cooling also allows the aggregation of thermal
loads that can be used with CHP plants or distributed renewable generation for far greater system
efficiencies than stand-alone heating systems in each building. District heating and cooling networks
are versatile infrastructure systems that can be integrated with various technologies such as thermal
energy storage and on-site power generation for CHP, as well as future energy sources as they become
available. The use of this infrastructure is growing globally and is currently in place in large and small
communities across the United States, including more than 24 systems in the Twin Cities metro area.
3.1.4. Low-Temperature Water Loop
Distinct from district heating and cooling loops, certain less-dense areas of TCAAP may benefit from
the utilization of low-grade energy to meet their heating and cooling needs. For example, in the
residential areas of the Hill and Creek, the homes could leverage energy from the existing treated
ground water or geothermal wells and utilize ground or water-source heat pumps to heat and cool
their homes. To do this, a core water loop would need to be installed in the residential areas prior to
development. To keep the costs of this infrastructure as low as possible, installation could be
coordinated with street construction for the area.
3.1.5. Direct Fiber Broadband
Over the next 50 years, a reliable, state-of-the-art communications infrastructure that supports an
intelligent grid will be a backbone of the energy supply system. This infrastructure would also allow for
“smart” advanced metering, communications, and controls, which will provide end users with greater
information and control over their energy usage. Use of such advanced communication infrastructure
will allow individual technologies and buildings to improve performance as a result of real-time
conditions, and also allow future energy consumers to be more engaged and responsive. Many energy
efficiency innovations rely on the opportunities to connect customers, equipment, utilities, and supply
technologies across an advanced communication infrastructure. As an added benefit, a municipally-
owned system could provide an additional revenue source for the owner. An advanced
communications infrastructure would also offer piloting and demonstration opportunities for the
growing field of intelligent energy technologies. A reliable and advanced communications
infrastructure has co-benefits for attracting businesses that rely on access to high-speed internet and
communications technologies. This infrastructure should be deployed as part of the street utilities,
once again to lower the initial cost of installation.
3.2. AHATS Partnership on Energy Supply Alternatives
The AHATS site has developed a master plan for the buildings on its site that includes the goal of net-
zero energy, water, and waste, and are currently working on implementation plans to achieve this goal.
TCAAP Energy Integration Resiliency Framework
Policy White Paper – Unique Opportunities for the TCAAP Site
15
While AHATS intends to operate on a microgrid itself, its leadership is open to discussing the possibility
of developing a microgrid plan that cooperates with TCAAP’s energy supply plans. The efficiency and
economic competitiveness of both sites’ energy plans should benefit from this cooperation.
Some of the solutions being discussed by AHATS include energy supply alternatives that are similar to
those recommended in this White Paper, including geothermal and solar collection systems. As such,
coordination with AHATS on potential energy supply solutions could provide greater efficiency,
economic competitiveness, and environmental and financial benefits for the community.
While AHATS operates throughout the week, their greatest activities occur on the weekends. This load
profile could complement the loads of many of the commercial areas of TCAAP and the two sites could
leverage this diversity to establish a more efficient energy consumption profile for the greater area.
AHATS has already begun implementing a number of energy conservation measures that distinguish
the site as a leader for energy efficiency within the Army and the state of Minnesota. AHATS will
continue to improve its energy efficiency as technology continues to advance. Many of the demand-
side management opportunities listed in this White Paper could also be utilized on the AHATS site.
Cooperation between AHATS and TCAAP has the potential to be a very dynamic and beneficial
partnership for both sites.
3.3. Electric Vehicles Demonstration Platform
The energy system of the future includes electric vehicle (EV)-friendly streets and buildings that
minimize barriers for users. More users will mean more grid flexibility and resiliency and make our
communities cleaner, quieter, and more financially sustainable. While the benefits for the residents of
Arden Hills would be visible locally, the value of mobile energy storage has broader benefits for the
energy customers of Minnesota.
As utilities more closely examine the benefits and challenges of a growing electric fleet, the City may
have the opportunity to partner with its electricity service provider in a unique way. A demonstration
platform with extensive electrical vehicle charging facilities, decentralized energy storage in homes and
buildings, and the communication infrastructure for advanced demand response would not only be the
first of its kind in Minnesota, but in the country. Such a project could attract other business investors,
foundation support, and government collaborators.
3.4. Public Transit Facility Siting
Located in a growing region of the metropolitan area, TCAAP could benefit from a comprehensive
transit strategy that focuses on access and economic opportunity and includes strong consideration of
biking, pedestrian, and transit connections. An immediate opportunity is the potential siting of a public
TCAAP Energy Integration Resiliency Framework
Policy White Paper – Unique Opportunities for the TCAAP Site
16
transit facility, integrating large fleets of EVs. With no existing loads on site, a facility that may house
dozens of electric hybrid buses at night and EVs during the day could provide a predictable energy
load. Combined with other large-scale energy storage and on-site renewables, the nature of this load
growth could open up opportunities for additional utility innovative technology demonstration.
Engaging potential partners on a comprehensive transit strategy could result in mutually beneficial
development and operational costs, and a model of collaboration between the energy and
transportation sectors.
3.5. Planning Streets for Optimal Building Orientation
In Minnesota, building orientation has a significant impact on heating and cooling needs, and can also
increase the potential for rooftop solar systems. Windows on the south side of a building gain heat
throughout the day, while windows facing north lose heat. The optimal orientation for PV systems is
facing south-southwest to generate solar electricity when it is needed the most – late in the day during
peak demand. For these reasons, there is an opportunity for subdivision plans to consider optimal
building orientation for energy purposes. The first factor to consider is street orientation as it is
common practice to develop a building or home parallel to the street. The second factor is flexible
zoning that allows for buildings to be oriented in different directions within the boundary of a site.
While street-facing entrances will increase site walkability, canted buildings could offer opportunities
for welcoming public outdoor spaces.
Landscaping placement can also play a role in buildings’ energy consumption. Deciduous trees can
provide passive cooling on the west side of a building during the summer, while conifers on the north
side can buffer the wind. Tall trees planted to the south can also hinder access to solar.
3.6. Coordination with Public Works
The infrastructure needs of community energy systems (microgrids, CHP, district heating and cooling,
etc.) can be extensive and expensive. The cost of constructing these facilities can be drastically reduced
when constructed in conjunction with other large-scale utilities (water main, sanitary, storm sewer,
etc.). District energy facilities are the most conducive to shared construction, and typically coordinated
construction can experience cost savings of up to 35% for the installation of a district energy system,
primarily due to the reduction in civil construction and surface restoration.
Another advantage of cooperative construction of municipal utilities and district heating is the
possibility of reduced excavation and cost for the installation of municipal utilities. In Minnesota, water
main lines are typically installed at a minimum depth of seven feet to prevent freezing. To prevent
contamination of the drinking water, the sanitary sewer must be installed deeper than the water main,
typically ten feet deep or more. Because district heating systems have residual heat loss through the
TCAAP Energy Integration Resiliency Framework
Policy White Paper – Unique Opportunities for the TCAAP Site
17
transmission system (minimal, but tangible), there is a heat affected zone around the district heating
pipes. This heat affected zone follows a triangular shape down and away from the district heating
pipes. Locating the water main in the heat affected zone reduces the potential for freezing, allowing
for shallower installation for both the water main and the sanitary sewer.
3.7. Snow and Ice Melt Systems
Snow and ice melting (SIM) systems use low-grade heat from a variety of potential sources (solar
thermal, ground source heat pumps, waste heat recovery, etc.) to provide a safe and reliable way to
keep street and sidewalk surfaces clear of snow and ice, without the need for environmentally
damaging salts or intensive maintenance efforts. SIM systems circulate water mixed with antifreeze at
approximately 100 degrees Fahrenheit through small tubes located under surface of the sidewalk or
pavement to heat the surface, preventing the accumulation of snow or ice. The water then drains
naturally into the storm drain system without the harmful contaminants associated with traditional
snow removal and storage. A SIM system could provide a significant financial benefit to the City due to
the reduced maintenance requirements, as well as a defining feature for the development.
TCAAP Energy Integration Resiliency Framework
Policy White Paper – Expected TCAAP Development
18
4. Expected TCAAP Development
The City, the County, and the JDA have been working to develop the master plan for development of
the TCAAP site. During the master planning process, they have identified five major areas of
development for the site. These areas of the development are the Thumb, Town, Hill, Creek, and Flex.
These areas are classified in the table below based on the current status of the master planning
process.
Development
Area
Zoning
Classification
Estimated Unit
Density
Number of Acres Maximum
Building
Height
Thumb Campus Commercial 1 Story Bldg/4 Acres 46 Ac 45’
Town
Office Mixed Use 20-40 Units/Acre 25 Ac 65’
Retail Mixed Use 20-40 Units/Acre 16 Ac 65’
Mixed Use 8-10 Units/Acre 11 Ac 55’
Neighborhood 3-4 Units/Acre 48 Ac 40’
Hill Neighborhood 3-4 Units/Acre 62 Ac 40’
Creek Neighborhood 3-4 Units/Acre 42 Ac 40’
Flex Flex Office 2 Story Bldg/4 Acres 75 Ac 45’
Using the property density and proposed usage, the Project Team developed an estimate of the energy
usage for each area of the development.
Total Project Energy Consumption by Area
Area Load (Kbtu) Square Feet % of Load
Thumb 264,065,599 3,402,907 26%
Office 188,467,390 2,428,703 18%
Retail 63,852,464 682,184 6%
Mixed Use 32,790,602 350,327 3%
Multi-Family 34,990,409 1,599,240 3%
Town (low-density) 46,614,676 1,178,944 5%
Hill 13,775,509 348,400 1%
Creek 9,252,207 234,000 1%
Flex 366,704,807 3,917,786 36%
TOTAL 1,020,513,663 14,142,492 100%
TCAAP Energy Integration Resiliency Framework
Policy White Paper – Expected TCAAP Development
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Based on the load disparity between the different areas of development, the proposed energy supply
alternatives and demand-side management strategies will be more applicable in some development
areas than in others. For example, community energy systems are most efficient and economical in
areas with higher load density, thus such a system could prove to be more challenging to implement in
the Hill and Creek areas of the development. This White Paper will provide energy supply alternative
(energy supply) and demand-side management (energy efficiency) options that are more applicable for
each of the development scenarios that have been identified for the TCAAP site.
TCAAP Energy Integration Resiliency Framework
Policy White Paper – Energy Supply Alternatives
20
5. Energy Supply Alternatives
While reviewing the energy supply alternatives that are currently available to the TCAAP site or could
become available over the next 50 years, the Project Team evaluated two types of energy supply
options: electric and thermal. The options identified are described in detail below.
5.1. Electric Energy Supply Alternatives
The local electric utility, Xcel Energy, is expected to distribute electricity to all of the development
within the TCAAP site. The following technologies could work in collaboration with the electric grid to
optimize the utilization of local electricity supply and improve the overall efficiency of TCAAP.
5.1.1. Solar Photovoltaic Panels
Through the utilization of solar radiation and photovoltaic technology (PV), renewable electricity can
be generated and provided to a community grid, microgrid, or individual end-user on the TCAAP site.
The National Renewable Energy Laboratory’s (NREL) Renewable Resource Data Center (RReDC)
provides access to renewable energy resource data, maps, and tools. Based on the average annual
solar radiation data, the City receives between 2 to 3 kWh/m2/day, which is slightly below the national
average, yet still considered viable. Even so, according to NREL, solar is Minnesota’s largest energy
resource by technical potential.1 Community solar projects allow residential and commercial customers
1 Lopez, A. July 2012. U.S. Renewable Energy Technical Potentials: A GIS-Based Analysis. National Renewable Energy Laboratory (NREL).
Accessed Jan. 2013. http://www.nrel.gov/gis/re_potential.html
Key Takeaways: Energy Supply Strategies
Development of solar PV and solar thermal systems, in collaboration with AHATS, could meet
a significant portion of the energy needs on -site. Integration with energy storage would
increase the reliability of these energy sources.
Combined heat and power would fit well in the commercial and light industrial areas of TCAAP
such as the Town and the Thumb, where there are coincidental electric and thermal loads.
Ground-source and water-source heat pumps could be an efficient and cost-effective energy
supply solution for the residential areas of TCAAP. This technology could leverage the low-
grade energy available in the ground water currently being treated on-site.
Development of a microgrid in collaboration with AHATS would provide TCAAP with a reliable,
resilient energy solution that mitigates the risk of market volatility and grid disruptions.
TCAAP Energy Integration Resiliency Framework
Policy White Paper – Energy Supply Alternatives
21
to subscribe to a larger solar facility and receive credit for their subscribed portion of the project
directly on their electricity bill as if the facility was located onsite.
Rooftop solar PV arrays are viable options for TCAAP residents and commercial buildings, as long as
building or roof orientation and structural provisions for the panels are incorporated into the building
design standards. Additionally, ground-mounted solar systems, which currently tend to be more cost-
competitive, are also optional. TCAAP is located within Xcel Energy’s service territory, which allows
solar owners to access economically favorable utility-tariff options, such as retail net-energy metering.
Commercial Xcel Energy customers can also apply for production-based incentives for projects that
interconnect by 2024.
5.1.2. Wind Generation
The generation potential of wind turbines is highly dependent on the equipment installed and the wind
velocities available on the site. Based on the Minnesota Department of Commerce Wind Map, TCAAP
receives an average wind speed of 0.0-4.9 mph at 30 meters elevation. While large-scale wind energy is
generally not well suited for high density residential and commercial areas, wind generation is
technologically efficient as it is wholly fueled by a renewable resource. Although wind generation in
the TCAAP region does not appear to be as cost efficient as it is in other areas of the state, wind
technology advancements may support the future development of localized wind turbines in certain
areas of the site. A small-scale community wind approach might be viable in future years, especially as
technologies continue to develop that may capture lower-quality wind resources. Prior to considering
implementation of any wind generation technologies, a short-term independent resource study would
be necessary to discern appropriate scale and technology approach. Regarding utility-scale wind
generation, grid infrastructure needs may include technologies that help smooth out generation
output to meet needed loads, such as integration with a thermal storage tank or additional
transmission infrastructure.
5.1.3. Fuel Cell CHP
Fuel cell electric power generation is a non-combustion based process. Fuel cells produce a direct
current through an electrochemical process. The electrochemical process combines fuel with oxygen
from the ambient air to produce electricity, heat, and water. Heat generated through the
electrochemical process can be captured and used to generate hot water for onsite heating or district
heating.
Fuel cells can also be used as back-up and portable electrical supply; however, the CHP process
increases the efficiency of onsite fuel cell power generation. CHP integration is currently most
commonly used with hot water district energy systems and larger commercial facilities, which have
TCAAP Energy Integration Resiliency Framework
Policy White Paper – Energy Supply Alternatives
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more constant heating loads, and where customers require coincident electric and hot water/space
heating demand. As with other CHP applications, these systems can increase the overall efficiency of
producing power from 33 percent to nearly 75 percent, when compared to traditional electricity
generation.
The capital costs for this technology are high, thus to enhance the economic viability, it is important
that continuous thermal energy is integrated with the fuel cells and the most prevalent and economic
application of fuel cell energy involves production of both heat and electricity.
5.1.4. Microturbine (Small-Scale) CHP
Microturbines are small combustion turbines that burn gaseous or liquid fuels producing electrical
output ranging from 30-330 kW. Thermal output from a microturbine generates exhaust temperatures
at 500 to 600 degrees Fahrenheit, allowing for CHP by capturing waste heat to generate hot water for
space heating, domestic hot water, or district heating. Microturbines are very modular, meaning that
units can be connected in parallel to increase generation capacity over time as development and load
materializes.
Microturbines are most applicable for distributed generation situations due to high utilization and low
emissions requirements. As microturbines are good fits for CHP systems, ideal candidates for
microturbine generation include clusters of commercial and residential buildings, institutional entities,
and industrial operations needing hot water for manufacturing processes. Determining factors for
suitability of microturbine technology are the ability to utilize all of the waste heat provided for local
thermal energy needs, limited footprints, high cost of power, and high power reliability requirements.
5.1.5. Large-Scale CHP
Large-scale CHP integrated with district heating and cooling is an efficient and clean approach to
generating electric power and thermal energy for multiple buildings from a single fuel source, or a
multiple set of locally available fuel sources. CHP can meet all or a portion of the site electricity needs
and places power production at or near the end-users’ sites so that the heat released from power
production can be used to meet the local thermal requirements. While there are multiple technologies
available for implementing CHP for a site and district energy system, the primary goal is to efficiently
cogenerate power and thermal energy for local buildings distributed through a district energy system.
For any sized CHP system, the prime fuel can be natural gas, biogas, biomass, or a number of other
fuels.
Due to the greenfield characteristics of the site, TCAAP has the opportunity to economically implement
CHP coupled with a new district heating and cooling system in the higher density areas of the TCAAP
development. A CHP plant coupled with district energy generally requires a higher level of energy
TCAAP Energy Integration Resiliency Framework
Policy White Paper – Energy Supply Alternatives
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usage density to minimize the cost of the distribution piping and energy transfer stations at each of the
buildings. Commercial applications such as hospitals, nursing homes, laundries, and hotels with large
hot water needs are also well-suited for CHP, because of the steady demand for electricity and thermal
energy. Institutional applications and residential and recreational facilities are also excellent prospects
for CHP. Implementation of district energy with CHP at TCAAP is most applicable with the aggregation
of both higher density commercial, industrial, or multi-family residential buildings, such as within the
central district of the Town or Thumb.
5.1.6. Battery Storage
Battery storage systems store electrical energy for use at a later time. Batteries store electric
generation when generation is greater than demand. Battery storage is sparsely utilized across the
United States due to the current market costs associated with battery bank installation; however, costs
are beginning to slowly decrease due to scale up of production combined with large government
incentives. Battery storage can be a favorable solution in the future for applications that place a higher
value on power reliability and the establishment of microgrids, such as the AHATS site or the Thumb.
5.1.7. Electrical Microgrids
Microgrids are defined by the US Department of Energy to be “a group of interconnected loads and
distributed energy resources within clearly defined electrical boundaries that acts as a single
controllable entity with respect to the grid and can connect and disconnect from the grid to enable it
to operate in both grid-connected or island-mode.” A microgrid that integrates and controls multiple
local generation and storage assets (e.g., PV arrays, wind turbines, diesel generators, combustion
turbines, fuel cells, battery systems, and CHP) can be designed to provide onsite generation for local
loads whether connected to the regional electrical grid or operating independently from the grid. In
the event of grid failure, such as the TCAAP substation disconnecting power from Xcel Energy, power
can be provided through a combination of generation sources within the site (solar PV, CHP, battery
storage, etc.). All microgrid options require the use of a control system that can integrate and manage
power generation to meet demands and dispatchable sources of power. Dispatchable generation
includes power sources that can be turned on or off or can adjust their power output on demand.
By allowing multiple generation assets to provide power for a common load, microgrids greatly
increase both the reliability of power and its onsite generation efficiency. Typically, the greatest
beneficiaries of microgrids are customers with large, mission critical facilities. In addition to greater
energy security, microgrids offer a variety of economic benefits ranging from greater efficiency of
operation to the ability to facilitate participation in demand response and interruptible rate programs
provided by Xcel Energy.
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Policy White Paper – Energy Supply Alternatives
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Precedent
Fort Collins Microgrid: The Fort Collins Microgrid in Colorado is a collaborative demonstration of
how a mixed portfolio of distributed energy generation resources can be used to provide increased
efficiency and penetration of renewables. The microgrid is powered by five main generators,
including the main campus facilities at Colorado State University, but also includes a large brewery,
a laboratory, and city facilities. The project was mobilized by a $6.3 million grant from the US
Department of Energy with $4.7 million from national and local investors. All in all, the system will
contain 345 kW of solar, 700 kW of combined heat and power, 60 kW of microturbines, and 5 kW of
fuel cells and hopes to reduce peak loads by 20% to 30%.
5.2. Thermal Energy Supply Alternatives
The local natural gas utility is expected to provide natural gas transmission to all of the development
within the TCAAPP site. With the installation of natural gas and electric infrastructure, buildings could
install tradition thermal generation technologies such as boiler, furnaces, electric-driven chillers, and
packaged air conditioning units. However, the following technologies could work in collaboration with
the electric and natural gas grids to optimize the utilization of local thermal energy and improve the
overall efficiency of TCAAP.
5.2.1. Thermal Energy Storage
Thermal energy storage is the process by which thermal energy in the form of hot or chilled water is
stored in a large tank for district energy distribution at a later time. The benefit of thermal energy
storage (TES) is the ability to generate thermal energy while both production costs and load demand
are low and store the energy for high demand, high cost periods. Demand met during high demand,
high cost periods by the TES tank shift load responsibility away from the central utility plant, reducing
peak demand of the system during costly hours. Thermal storage allows for predictable operations of
equipment at a central utility plant, increasing equipment efficiency by operating at optimal outputs.
TES also provides additional system backup in the event of a gas or electric grid service disruption, or if
ambient conditions exceed design conditions of the central utility plant equipment.
TES tanks can be integrated into a number of different structures, such as a parking ramp, underneath
a park or adjacent to an industrial process facility. Optimal TES sizing depends on a balance between
increasing tank capacity to reduce fixed costs on a dollars per gallon basis and maintaining acceptable
tank dimensions. However, chilled water tank capacity when installed at the beginning of a district
cooling or heating project can benefit the connected system by reducing the number of chillers or
boilers, improving the economics of TES.
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5.2.2. Absorption and Adsorption Cooling
Absorption and adsorption chillers utilize a heat source to provide the energy needed to drive the
cooling process. The fuel sources for the heat can vary from biomass fuels, fossil fuels, waste heat,
steam, to hot water. Absorption chillers remove the necessity of electric driven compression motors
typically found within standard compression chillers, reducing the load on the electrical grid.
Applications of absorption and adsorption chillers will typically be determined by the availability of a
heat source. This can be waste heat from the jacket of a reciprocating engine or combustion turbine or
hot water generated through a solar thermal installation. Adsorption and absorption chillers are also
more cost effective in areas where electric costs to operate standard compression chillers are high.
5.2.3. Solar Hot Water Heating
Solar hot water systems are composed of solar collectors and a fluid moving between the collector and
a hot water reservoir. Typically the heated fluid is pumped from the tank to the heat exchanger where
heat is extracted into the air to heat the space, returning the cooled fluid to the tank for reheating
through the collector.
Solar thermal systems are most commonly installed on residential and small commercial buildings,
however, large shared systems are also possible, such as in Saint Paul, MN. These systems typically
have high capital costs, although savings come in the form of avoided natural gas costs. In climates
where temperatures and necessary solar radiation are low, supplemental heat may be needed to
maintain effective heating temperatures. In an effort to further improve economic viability, a solar
thermal system used for heating in the winter can be used in conjunction with absorption and
adsorption chillers for air conditioning in the summer months.
5.2.4. Solar Cooling
Cooling can be provided through solar radiation in a number of ways. As discussed previously,
absorption and adsorption cooling processes require a heat source. Solar hot water can provide the
necessary heat source required to cool through these processes.
In addition to solar cooling through solar thermal generation, solar cooling can be accomplished
through solar PV utilization. In this process, electricity generated through the solar PV array is used to
power a standard air conditioning unit. Some air conditioners are now being manufactured to operate
using DC power. In the event a DC powered air conditioning unit is not installed, a DC to AC inverter is
necessary to power the air conditioner.
Applications for solar cooling are best suited when natural gas prices are high. Capital investments
related to the installation of a thermal system are offset by the avoided costs of natural gas otherwise
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necessary for heating sources to absorption and adsorption cooling processes. Solar cooling through
electric generation of a solar PV is best suited where electric costs are high or uncertain. Capital
investments related to the installation of a solar PV system are offset by the avoided costs of electricity
otherwise necessary for operating standard air conditioning units.
5.2.5. Ground and Water Source Heat Pumps for Heating and Cooling
Heat pumps refer to a system in which refrigeration equipment is used to both heat and cool a space.
As opposed to generating heat or removing heat, a heat pump simply transfers heat from one medium
to another. By doing so, a heat pump is able to transfer more energy than needed to operate the
equipment. This leads to fuel efficiencies greater than 100 percent water source heat pumps are very
efficient while in heating operation. Ground source heat pumps utilize ground heat during the winter
to heat the circulating water in order transfer heat from the water into the air through heat pump
operation. The opposite is done in the summer with the same equipment to cool or remove the heat
from the building.
In addition to stand-alone ground source heat pumps, TCAAP has the opportunity to implement water
source heat pumps utilizing ground water piped from the wells on the east end of the TCAAP site as
the heat sink and heat source for building water source heat pump systems through a district energy
network. An example district energy system that has implemented a water source heat pump district
energy system is the Southeast False Creek Neighborhood Energy Utility located in Vancouver, BC.
Thermal energy is captured at a central energy center using a heat exchange process that is integrated
with the city wastewater pump station. This supplies 70% of the utility’s thermal energy production.
The remaining 30% is supplied by high-efficiency natural gas boilers that provide supplemental heat on
the coldest days of the year. A distribution pipe system sends thermal energy (heated water) from the
energy center to district energy system buildings. Each building has an energy transfer station that
transfers this thermal energy to the building's mechanical system via heat pumps, that in turn
distributes heat and hot water to building occupants.
Water-source heat pump systems typically range in size from 1.5 to 25 tons on a stand-alone basis,
making them ideal for residential and small to medium-sized commercial buildings. Water source heat
pumps are applicable across all climates as they rely on ground heat as opposed to ambient air
temperatures. For TCAAP, water source heat pumps could be an option in the small commercial and
residential customer buildings.
5.2.6. Air Source Heat Pump for Heating and Cooling
Air source heat pumps operate identically to standard packaged AC units during the summer time.
What differentiates a heat pump from a packaged AC unit is the ability to reverse the refrigerant flow
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with a reversing valve near the compressor. This allows for the air source heat pump to operate as a
heating unit during the winter time.
Air source heat pumps can be installed in most regions of the United States with increased efficiencies
during many months out of the year. Air source heat pumps are best suited in relatively moderate
climates, such as the south-eastern United States. In colder climates, such as TCAAP, electric resistance
heating is necessary to aid in preheating the air before going through the heat pump to achieve
desirable supply temperatures. This process of preheating reduces overall efficiency of the air source
heat pump, dropping its economic viability. While the capital cost for air source heat pumps are
currently not exorbitant, TCAAP’s climate will hinder overall efficiency of the system during the winter
time.
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6. Energy Efficiency Strategies (Demand-Side Management)
Energy efficiency includes a portfolio of strategies to manage and reduce energy use at the building
and customer level.2 Pursuing opportunities to minimize site energy consumption is a critical strategy
to keep energy costs low for site users, and will help reduce capital investments in the energy supply
infrastructure required to serve the site.
The following energy efficiency strategies are proposed according to the scale at which they would
apply: moving from the whole site, through the neighborhood, through the building, and into
individual resident or tenant scales. Recommendations fit into four categories:
Advanced communication infrastructure for the site
Building co-location within individual neighborhoods
Efficient building construction and design
Resident or tenant behavior.
Each type of strategy includes a spectrum of specific technologies and programs, some of which can be
implemented independently, and others as part of a portfolio along with energy supply strategies. This
section highlights the most promising opportunities (see Table 3 for a summary list). A complete list of
efficiency and demand-side strategies is included in Exhibit III.
Key Takeaways: Energy Efficiency Strategies
Advanced communications and metering will allow for operational monitoring programs
and lay the groundwork for future energy feedback or microgrid integration.
Location planning for different types of buildings and their electricity or thermal energy use
can create more efficient energy supply opportunities.
Energy efficiency includes not only how buildings are built, but the ongoing actions of
residents and tenants. Ongoing monitoring and commissioning can help manage energy
use.
Demand side strategies also include building solar-ready or electric-vehicle-ready homes,
which have an orientation and wiring needed to accommodate these technologies.
2 Broad efficiency and energy management strategies are often combined under the category of “demand-side management,” but we use
“energy efficiency” generically for ease of communication.
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Table 3. Demand-Side Management technologies and strategies.
Demand-Side Management
Impact
Time
Horizon
Ne
a
r
T
e
r
m
(2
0
2
5
)
Lo
n
g
T
e
r
m
(2
0
5
0
)
Re
s
i
d
e
n
t
i
a
l
Si
n
g
l
e
-
F
a
m
i
l
y
Re
s
i
d
e
n
t
i
a
l
Mu
l
t
i
-
f
a
m
i
l
y
Mi
x
e
d
U
s
e
Of
f
i
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e
C
a
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p
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s
Fl
e
x
Re
t
a
i
l
St
r
e
e
t
A
r
e
a
s
Advanced Infrastructure
Broadband & wireless infrastructure ● ● ● ● ● ● ●
Advanced metering infrastructure □ □ ● ● ● ● ●
Energy & water submetering ● ● ● ● ●
Building Co-Location
Complementary Thermal Loads ● ● □ □ ●
Complementary Electrical Loads ● ● □ □ ●
Efficient Construction & Design
Advanced Building Envelope Design ● ● ● ● ● ●
Single-Family and Low-Density Homes ● ● ● ● ● ●
Commercial and High-Density Residential ● ● ● ● ● ●
Advanced and Monitoring-Based Commissioning □ ● ● ● ●
Direct Current Utilization ● ● □ □ □ □
High Efficiency Appliances and Smart Plugs ● ● □ □ ● □
High-Efficiency Street Illumination ●
Building Occupant Behavior
Commercial Building Benchmarking □ ● ● ● ●
Community Energy Programs ● ● □ ● ● □
Live-In Demonstration Homes ● ●
Site energy savings and benefits likely ● Intended application
Site energy savings and benefits possible □ Possible application
Not applicable
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6.2. Advanced Communication Infrastructure
Numerous innovations in energy efficiency rely on the opportunities to connect customers, equipment,
utilities, and supply technologies across an advanced communication infrastructure. Advanced
infrastructure includes meters that log energy consumption at frequent intervals, the hardware and
software to distribute these data to a utility or customer platform, and the communications platform
itself, (e.g. the internet and Wi-Fi access points). Use of such advanced communication infrastructure
will allow individual technologies and buildings to improve performance as a result of real-time
conditions, and also allow future energy consumers to be more engaged and responsive. As a recent
report The New Energy Consumer describes, “[the] growing emphasis on personalization and
connectedness are disrupting the marketplace and creating a need to engage consumers on their
terms.”3 Some specific examples of current or emerging technologies that require a reliable advanced
communications infrastructure are:
Residential thermostats that are Wi-Fi enabled and tie into home security systems, to
automatically save energy when a home is vacant
EV stations that respond to signals of excess renewable capacity to begin charging
A microgrid central communications system that controls sheddable loads to manage peak
load and power quality.
6.2.1. Advanced Metering Infrastructure
“Advanced metering” generally refers to two-way utility meters that can both send and receive signals,
and log or communicate customer energy use at short time intervals. Some states (notably California)
now require utilities to install advanced meters. The State of Minnesota does not currently require this,
however, over the course of TCAAP development this could change. In the near-term, utilities could
deploy advanced meters across TCAAP as a pilot demonstration, along with corresponding program
pilots.4 The ability to saturate whole neighborhoods with advanced meters means that demonstration
projects can focus on the aggregated benefits of operations at the larger distribution level. Potential
pilots could include demand response, real-time energy use feedback, or possibly new innovative tariff
schedules designed for energy conservation.
3 “The New Energy Consumer: Architecting for the Future.” Accenture, 2014.
4 Note that the additional costs of installing advanced meters would need to be approved by the appropriate state regulatory authority,
depending on the defined purpose.
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6.2.2. Energy and Water Submetering
Submetering can be used to measure separate energy uses (for example, lights or cooling) beyond the
individual customer or building level in order to enhance feedback and management of efficiency
opportunities. This management can occur in real-time, depending on the type of metering and
communication. Water submetering is also included as many of the same savings benefits apply, and
feedback to consumers could easily be bundled with energy. Reducing water pumping and treatment
has environmental and energy savings benefits as well. This type of advanced infrastructure, like
advanced metering, would be beneficial to enable many of the energy efficiency strategies described
below, such as continuous commissioning or customer feedback programs.
Precedents
San Diego Advanced Metering: San Diego Gas & Electric has implemented advanced metering across
its entire service territory. Through an opt-out program they have installed 57,000 programmable
controllable thermostats in homes and have reported over 98% customer satisfactory. This program
has become a model for utility advanced metering infrastructure (AMI) programs across the country
and prepares building and customers for possible future performance -based regulation.5
New Orleans Advanced Metering: The City of New Orleans provided match funding when Entergy New
Orleans received a $5 million US Department of Energy smart grid grant. Starting in 2011, Entergy
piloted an opt-in AMI program that outfitted customers with smart meters, online portals, in-home
displays, and programmable thermostats. The utility and city partnered to garner strong community
participation and engaged customers in a variety of training sessions. Overall, 58% - 67% of customers
saved energy and at the end of the program 96% of participants wanted to be permanently involved in
the program. On average, users reduced their total energy consumption by 6% - 8%.
6.3. Building Co-Location
Building co-location is a demand-side management strategy that is uniquely appropriate for greenfield
and large infill development. By considering the daily or seasonal timing of different types of energy
use, site developers can facilitate buildings with complementary load schedules. Buildings with
complementary heating, cooling, and hot water needs, or with inverse demand schedules, can be
clustered to optimize use of energy resources. The primary benefit is more efficient utilization of small
scale, onsite energy supply systems such as distributed solar or CHP.
5 Spotlight on Advanced Metering Infrastructure. International Smart Grid Action Network. (2013).
http://www.cleanenergyministerial.org/News/ArtMID/1406/ArticleID/27/ISGAN Releases-Advanced-Metering-Infrastructure-Case-Book
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Figure 1. Example time-of-day electricity demand for different customer segments
Co-location can be additionally beneficial when planned in conjunction with future customer rates that
might reflect time of use or real-time demand costs. Such rates will provide cost signals to help direct
the time of day or week when energy is consumed. While building co-location requires advanced
planning, this can also be used to coordinate planned maintenance to share costs.
6.3.1. Complementary Thermal Loads
Complementary thermal loads come from customer types that use (or perhaps through feedback can
be encouraged to use) thermal energy at different times of day. For example, buildings that are
occupied, and therefore heated, at different times of the day or week. Complementary thermal loads
can also include buildings or processes with high thermal requirements, such as laundry facilities,
which can ensure use of waste heat resources from CHP throughout the year. Attracting such high heat
customers as anchor loads and locating them on strategic points throughout a thermal supply network
can lower unit costs of energy for all users.
6.3.2. Complementary Electrical Loads
Similar to thermal loads, complementary electric loads come from customers that use electricity at
different times of the day or season. Unlike thermal energy, electricity cannot currently be stored at
low cost. Complementary building types can help lower the needed capacity of any on-site electricity
supply technologies, and also amortize the cost over a larger number of electricity sales. Examples of
complementary loads might include mixing weekday and weekend operations, or a high concentration
of EVs that are charging overnight.
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Precedent
Amazon Co-Location: Currently in Seattle, Amazon is working to locate a number of new buildings
within two blocks of an existing building that houses a high volume of data centers. In this instance,
one multi-story data center building will provide enough thermal energy for more than three, full-
block, multi-story buildings. High electricity consumers or large thermal waste producers such as data
centers offer great opportunities for sharing heat – preconditioning air for adjacent buildings, or
through district systems. Seeking development opportunities like this would allow for cooper ative
efficiency and overall reduced customer energy costs.
Figure 2. TCAAP energy consumption distribution projection by building type
6.4. Efficient Construction and Design
In the Midwest 40% of total energy use goes to providing buildings with the energy to heat and cool
buildings, to ventilate occupied spaces, and to provide users with electricity. With 427 acres of
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greenfield, implementing energy efficient design practices on TCAAP would have substantial and long-
lasting impacts. By constructing buildings with higher performing envelopes, efficient mechanical
systems, and responsive technologies, some buildings can cost-effectively be built to consume as much
as 80% less energy than the average building or home.
A wide array of efficient design strategies could be applied on TCAAP, as is noted in the comprehensive
list in Exhibit III, but five high-impact approaches are highlighted in this section:
Advanced building envelope design and heating systems
Advanced and monitoring-based building commissioning
Direct current utilization
High-efficiency appliances and installation of smart plugs
High-efficiency street illumination
Each of these strategies is seen as particularly relevant for TCAAP and could be implemented through
the development process, through city policy, or strategic partnerships.
6.4.1. Advanced Building Envelope Design and Alternative Heating Systems
In Minnesota, residential and commercial building and energy codes are set at the state level. While
enforced at the local level, cities and counties currently do not have the authority to adopt a more
stringent building code. While the City cannot adopt a more stringent energy code for TCAAP, the JDA
could urge developers to meet higher energy design standards through the request for proposal
process. The JDA may choose to elect a third-party set of energy or sustainability guidelines (e.g. SB
2030 or LEED) as a requirement or goal of buildings on the site, or they may choose to encourage a
select number of custom development guidelines.
The following subsections go into further detail about the design elements that will have the greatest
energy impact by building type.
6.4.1.1. Single-Family and Low-Density Homes
Starting in February 2015, Minnesota will begin enforcing the 2012 energy code (IECC). The updates
will require homes to be more well-sealed and insulated,6 to have increased window efficiency, and
will require 75% of permanent lighting to be high efficiency. While these changes will result in more
efficient single-family houses and townhomes compared to current residential code, as part of the
6 International Energy Conservation Code 2012
http://publicecodes.cyberregs.com/icod/iecc/2012/icod_iecc_2012_re4_sec003_par005.htm
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energy vision, TCAAP may wish to develop homes that are above these minimum energy standards.
Below are five low-cost standards that could be required for all low-density residential developments.
Each has a near-term or mid-term payback.
Passive Ventilation Design: Operable windows on east and west walls
Combined Hot Water and Heating System: 95% efficiency for both outputs
Energy-Efficiency Lighting: 100% of permanent lamps to be energy efficient
Hard-Wired Programmable Thermostat: Allows a homeowner a non-battery powered option
Solar-Ready Roof: Structurally suited with at least one roof slope facing west, south, or
southwest
While not suitable for all homes on the site, select clusters of homes or a whole neighborhood could be
elected to pioneer groundbreaking efficiency design standards. To do this, the JDA may ask developers
to meet more advanced energy design guidelines in select TCAAP areas (e.g. 5% of the residential area
or a specific neighborhood or development). The following strategies could reduce the thermal energy
load by 60% to 80%.7 8 Combined with cost-effective renewable heating technologies, this would allow
a home or group of homes to entirely avoid reliance on natural gas. On average, avoiding this
connection would save developers a one-time fee of $500 to $1,000 or more per house.9 If the JDA
seeks a third-party design guideline for developers, it is recommended that the guideline include these
cost-effective standards and prioritize them for any model energy homes.
Low-Load Envelope: Wall insulation R-28 or better, ceiling insulation R-55 or better, slab R-
value 10 or better; Equivalent would be a house with a space heating EUI of less than 6
KBTU/SF/year
Passive Solar Design: Proper orientation, massing, and building transparency to maximize
solar heat gain; transparent façade to face south or within 30 degrees
Heat Pump: Install a ground source or air source heat pump sized to cover all heating and
cooling loads year round, with electric resistance heating as back-up system (replaces the
need for a combined hot water and heating system)
7 http://www.mncee.org/getattachment/623786cd-c32f-4ba7-80fc-b229f1fa8a37/
8 http://apps1.eere.energy.gov/buildings/publications/pdfs/building_america/29236.pdf
9 https://www.xcelenergy.com/staticfiles/xe/Marketing/Files/MN-Service-Guide.pdf
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Figure 3. Low-Load Homes. Building strategies that will reduce space-heating demand by 60% to
80%.
6.4.1.2. Commercial and High-Density Residential
Similar to the residential code, in the spring of 2015 a new commercial energy code will be made
effective across Minnesota. Early load projections for TCAAP show that commercial buildings and high-
density residential buildings will consume approximately 93% of total site energy. The updated
commercial energy code will require increased building performance, but mostly in the way of
increased heating, cooling, and ventilation efficiency. Beyond code, there will still be many near-term
and mid-term payback design strategies that could be employed to reduce the energy demanded by
the commercial sector.
To develop building stock that is more energy efficient than code, the JDA will have to work through
the request for proposal process to communicate the desire for more energy advanced designs.
Selecting a sustainable commercial development guideline would provide the least burden for the City,
as it would be reviewed by a third-party. Below we discuss some of the innovative strategies that
developers could use to meet energy performance standards and keep first-costs low.
Passive Solar Design: Large south facing transparency as façade to a shared space
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Double Envelope Glazing: Two layers of glazing on south facing facades (or more); Acts as a
large solar heat gain. (Considered to be part of a thorough passive solar design.)
Passive Ventilation: Utilize natural crosswinds by placing operable windows and skylights,
accessible to occupants, across the building
Daylighting: Interior lighting controls and skylights; Exterior louver systems to help deflect or
bounce light further inward
Variable Refrigerant Flow System: A heating and cooling distribution system that reduces fan
energy and redistributes excess conditioned air so heating and cooling is not duplicated
Under Floor Air Distribution System: Conditioned air is released through the floor to reduce
distribution system energy
These strategies will reduce operating costs for owners, tenants, residents, and create healthier and
more productive living and working environments.10 Specific strategies such as double envelope glazing
or under floor air distribution systems may not be prescribed in a building standard, but are excellent
strategies for passive solar design and increasing the floor to ceiling height in a building – leading to
improved daylighting. Other approaches, such as use of variable refrigerant flow (VRF) ventilation
systems are particularly effective in multi-use buildings.11
6.4.2. Advanced and Monitoring-Based Commissioning
Heating, cooling, and ventilation account for 45% to 60% of a commercial building’s total energy
consumption, depending on use and size.12 Properly calibrated building mechanical systems are
essential for achieving site energy and natural resource efficiency. Commissioning is the process of
checking calibrations and set-points before a building is occupied, a process that is now an industry
best practice. Air leakage testing and sealing are currently not included in this process, but could be
responsible for additional heating energy reductions of 5% to 35%.13 Testing both mechanical and
building systems would result in an “advanced commissioning” process and would be applicable to all
commercial structures and homes.
Like automobiles, building instruments need adjusting as they age and building uses change. Without
proper energy maintenance, buildings will experience increased energy consumption over time.
10 Fidk, W.J., O. Seppanen. Relation of SBS-Symptoms and Ventilation System Type in Office Buildings. LBL. (2002).
http://energy.lbl.gov/ie/pdf/LBNL-50046.pdf
11 Amarnath, Ammi, et. al. Variable Refrigerant Flow: An Emerging Air Conditioner and Heat Pump Technology. ACEEE. (2008).
http://www.aceee.org/files/proceedings/2008/data/papers/3_228.pdf
12 EIA. Major Fuel Consumption by End Use for all buildings.
13 Emmerich, McDowell, and Anis 2005
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Monitoring-based commissioning is the process of continuously monitoring building energy
consumption to identify new inefficiencies so they can be addressed immediately. While ongoing
commissioning activities have upfront costs, monitoring-based commissioning will reap more energy
savings at a lower unit cost, and tie-in with advanced metering and communications infrastructure at
the site.14 This strategy will be most cost-effective for large commercial buildings, particularly those
approaching 100,000 square feet or larger.
Figure 4. Energy saving benefits of monitoring-based commissioning. The bottom wedge represents
the additional energy savings that could be achieved
6.4.3. Direct Current Utilization
The fastest growing use for all energy consumed in the home is the electricity used to run appliances
and electronics. As of 2009, appliances, electronics, and lighting comprised 35% of all energy
consumed, second only to space heating.15 Of this 35%, approximately 20% of this energy is demanded
by electronics that run on direct current (DC) power, which is currently provided when standard outlet
AC current is run through a converter box.16 This is true for electronics such as computers, laptops,
smartphones, and flat screen TVs. The result is that 13% or more of demanded electricity in
14 http://esl.tamu.edu/continuous-commissioning
15 EIA. March 2013. (http://www.eia.gov/todayinenergy/detail.cfm?id=10271)
16 Presentation: Greg Reed, Director of the Power and Energy Initiative at the University of Pittsburgh.
Source: PECI.org
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commercial offices,17 and 20% to 32% of the demanded electricity overall is lost when power is
converted from AC to DC.
Supplying buildings with the necessary infrastructure to avoid these conversion losses is an innovative
efficiency strategy. An important synergy exists in that electricity generated from photovoltaics and
stored in batteries is direct current. Whether solar energy is roof-top generated, or supplied locally on
a microgrid, the opportunity to make use of the direct current resources exists for houses, multi-family
buildings, and offices.
Homes may have a select number of rooms wired with both AC and DC to install plug-and-play outlet
technologies that allow users to have access to both types of current – within a room or within one
outlet. While many of these plug-and-play technologies are not ready for full-scale use, building homes
that are PV and electric car ready can realize major energy savings over the life of the home. This set of
technologies might be appropriate for demonstrating in a small network of homes on the site. The
costs of adding plug-and-play technologies or DC wiring to a house will have some additional
development costs, but seeking utility or technology company collaborators could result in a platform
for demonstration.
Precedent
Commercial District Microgrids: DC microgrids supplying a small number of buildings with DC
power are popping up in other parts of the world. Xiamen University in China is connecting an on-
site 150 kW rooftop solar array to DC-driven LED lighting systems, servers, and banks of computers.
Standards for such wiring have also been developed by Emerge Alliance in California.18 There may
be opportunities for developing a DC microgrid set-up for a commercial office campus on the TCAAP
site, especially if the company has substantial data center loads.
6.4.4. High-Efficiency Appliances and Smart Plugs
The US Department of Energy’s ENERGY STAR program is the leading certifier of energy efficient
consumer electronics and appliances and has expanded to many new products in the last few years.
Currently there are over 45 different product categories that have certified products, both for
commercial and residential applications. For example, ENERGY STAR refrigerators use 15% less
17 Foster Porter, Suzanne, et. al. Reviving the War of Currents: Opportunities to Save Energy with DC Distribution in Commercial Buildings.
ACEEE Summer Study. (2014).
18 http://www.technologyreview.com/news/427504/edisons-revenge-the-rise-of-dc-power/
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electricity, and washing machines 40% to 50% less than new appliances meeting minimum industry
standards.
While the cost of ENERGY STAR appliances is more than industry standard products, these products will
usually pay for themselves within five to ten years.19 While smart upfront purchasing alone results in
energy and cost savings on its own, electronics draw power even when they are not in use. Connecting
consumer electronics to Wi-Fi enabled smart outlets can save up to 5% to 10% of the resulting
electricity demand.20
There are an increasing number of $10 to $50 plug-and-play technologies that can be installed in
standard outlets. When applied in a targeted way in an apartment, house, or office, these technologies
can pay for themselves in a matter of only a few years. These concepts can also be implemented in a
more permanent way by buying high-efficiency appliances and electronics that have built-in advanced
metering capabilities. In ten to twenty years remote connectivity may be a mainstream functionality of
consumer electronics. Demonstrating this next generation of connectivity would be an opportunity for
the TCAAP site. In the long run, this type of connectivity would also allow utilities to send price signals
directly to consumer electronics, saving residents, and businesses money.
6.4.5. High-Efficiency Street Illumination
Installing high-efficiency lighting technologies can save the City costs on both electricity and operation
and maintenance, since efficient lighting technologies have longer lifetimes. Light emitting diodes
(LEDs) are the current leading technologies, and are able to illuminate a street surface with an
efficiency of 90% compared with the most common incumbent streetlights which are only 34%
efficient.
Beyond the TCAAP site, there would be additional opportunity to convert existing street lighting to be
more efficient through broader local policy action. While LEDs are reaching market parity, where they
are nearly cost competitive with less efficient lamp technologies, organic LEDs, which are a thin and
flat technology, can be applied in new ways, and can create local beauty and destinations for visitors.
The benefits of converting to high-efficiency street lighting not only include energy savings, they also
include better illuminated streets that are safer, easier to navigate, and come with less light pollution.
19 Responsible Energy. Appliance Energy Costs. MGE.
https://www.mge.com/images/PDF/Brochures/residential/ApplianceEnergyCosts.pdf
20 Lanzisera, Steven, et. al. Communicating Power Supplies: Bringing the Internet to the Ubiquitous Energy Gateways of Electronic Devices.
IEEE Journal. (2014). http://ieeexplore.ieee.org/stamp/stamp.jsp?arnumber=6778069
TCAAP Energy Integration Resiliency Framework
Policy White Paper – Energy Efficiency Strategies (Demand-Side Management)
41
Precedent
High Efficiency Streetlights: The state of Vermont has worked with its utilities to implement a high-
efficiency streetlight upgrade program that is seeing average energy bill savings of 25% in
participating cities.21 Similarly, in Missouri and Kansas, 25 small and medium-sized cities (up to
25,000 people) are collaborating to install more efficient lighting. Each city is only retrofitting a
portion of its streetlights, but the average savings per city is anticipated to be just over $130,000.22
6.5. Building Occupant Behavior
As building systems and infrastructure become more and more efficient, the ways that building
occupants are motivated to change their habits can tap the next frontier of energy savings. Building
experts estimate that homes can use two to three times more energy as an identical home built to the
same design standards, based solely on the habits of the people who live there.23 Commercial buildings
exhibit less variation but are still driven by tenant behavior. TCAAP has the opportunity to host a
variety of behavior-based initiatives that provide energy saving and learning opportunities for
occupants in homes, condos, and offices. Programs such as building benchmarking, community-based
behavior programs, and innovative energy demonstrations help to educate consumers and modify
their energy use behaviors. Programs like these would grow connectivity across the city and engender
pride for residents across Arden Hills and Minnesota.
6.5.1. Commercial Benchmarking
Building benchmarking is the ongoing tracking of building energy consumption so that usage can be
compared over time and to other similar buildings to identify when building energy consumption is
unusually high. The JDA or the City could facilitate such a program encouraging energy awareness,
competition amongst businesses, and establish future incentive programs for top performance.
Publicly disclosing benchmarking information offers benefit beyond the City. More than a dozen cities
across the country, including Minneapolis, MN, disclose this information, which creates opportunities
for researchers and analysts to innovate around the information. A JDA or City benchmarking and
disclosure program would offer unique information, as no suburban city data sets exist in Minnesota.
21 Arnold, Gabe, et. al. A Win-Win-Win for Municipal Street Lighting: Converting Two-Thirds of Vermont’s Street Lights to LED by 2014.
ACEEE Summer Study on Energy Efficiency in Buildings. (2012). http://www.aceee.org/files/proceedings/2012/data/papers/0193-
000144.pdf
22 Mid-American Regional Council. Smart Lights for Smart Cities. (2013). http://www.marc.org/Environment/Energy/pdf/Smart-Lights-
Final-Report.aspx
23 Parker, Danny et al. Accuracy of the Home Energy Saver Calculation Methodology. ACEEE Summer Study on Energy Efficiency in
Buildings (2012).
TCAAP Energy Integration Resiliency Framework
Policy White Paper – Energy Efficiency Strategies (Demand-Side Management)
42
Providing this information would draw national attention and offer learning opportunities that could
be replicated in other small and medium cities across the country as this practice grows.
6.5.2. Community Energy Programs
A community energy program could help connect neighborhoods with their collective energy usage
and help residents and businesses engage with existing utility programs and incentives. Individual
residents could learn how to better maximize existing energy programs and help inspire future rebate
options. Neighborhood level information (e.g. energy use or solar subscriptions) and engagement
could also highlight cost-effective opportunities for individuals, businesses, and schools to invest in on-
site renewables and community solar. Such a program could be implemented across the entire city at
any phase in TCAAP’s development. The school district, through its STEAM curriculum, could engage
the program in a concentrated way as an opportunity for hands on learning and problem solving. The
JDA could partner with Xcel Energy to deliver such a program as it helps Xcel Energy achieve mandated
energy savings while growing opportunities for whole-city economic development and improvements.
Precedent
Pecan Street’s work in Austin TX: Pecan Street, Inc. is a research and development lab out of the
University of Texas that deploys and tests smart grid technologies. The first site for this work was
the Mueller neighborhood in Austin TX, a 700-acre planned redevelopment, where residents
voluntarily elected to join the smart grid effort. The resulting attention and participation has made
Mueller a community demonstration district for learning and engagement, where residents can
boast about their community’s extensive Solar PV and EV penetration.
6.5.3. Live-In Demonstration Homes
In current markets, developers and residents frequently pay a premium to outfit their homes with the
most-cutting edge technologies. Therefore, a small-scale piloting program can garner value and
national attention, and would fit within the approach presented by many US Department of Energy
programs.24 The JDA could invite partnership with technology companies, architects, developers, and
utilities to create near net-zero live-in demonstration homes with innovative features. For example,
homes might be wired so that electronics and inductive EV charger can charge directly from current
running from the homes solar panels. These homes could be rentable online for out-of-town guests or
business associates, providing a tangible “future living” experience. Project partners and the JDA could
24 See, for example, http://www.energy.gov/eere/better-buildings-neighborhood-program/better-buildings-neighborhood-program and
http://www.energy.gov/eere/buildings/zero-energy-ready-home.
TCAAP Energy Integration Resiliency Framework
Policy White Paper – Energy Efficiency Strategies (Demand-Side Management)
43
host an annual forum to gather feedback from those that live in and around the homes. This
opportunity for public learning would draw broad community engagement and national attention.
TCAAP Energy Integration Resiliency Framework
Policy White Paper – Technology Evaluation
44
7. Technology Evaluation
7.1. Evaluation Methodology
To provide the TCAAP site with an energy plan that achieves the goals provided in the energy vision
statement, the Project Team developed a qualitative ranking system based on the alignment of a given
technology, strategy, or option with the guiding principles. This ranking will allow the JDA, the County,
and the City to make decisions based on the applicability of each these technologies, strategies, and
options for the TCAAP site. Each technology, strategy, or option was ranked for its alignment with each
guiding principle on a scale of one to five, with five having the greatest alignment and one having the
least alignment. The rankings were then aggregated to evaluate how each option contributes toward
the energy vision statement as a whole. In the narratives that follow, the areas where the technology,
strategy, or option most or least aligns with the guiding principles are highlighted. The complete
evaluation of each technology, strategy, or option is included in the following matrix.
TCAAP Energy Integration Resiliency Framework
Policy White Paper – Technology Evaluation
45
7.2. Technology Applicability Matrix
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TCAAP Energy Integration Resiliency Framework
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On the side of energy efficiency, the highest priority technologies and strategies will be the investment
in energy efficient buildings and communication infrastructure that will allow for future energy saving
technologies. The most cost-effective energy resource available to a consumer is energy efficiency and
it the cornerstone of resilient development. Investing in advanced building envelope design, advanced
and ongoing commissioning, high-efficiency public lighting, and opportunities to enable shared thermal
energy all received high ranking for this reason. In the area of energy supply, water-source heat pumps
would be a good energy solution for the residential areas of TCAAP, with energy coming from both
geothermal wells and the treated groundwater as long as it is available. In the denser and higher load
areas of TCAAP such as the Town and the Thumb, various-scaled CHP can help the area achieve the
energy vision set by the ERAB. Collaboration with the adjacent Arden Hills Army Training Site may
affect the scoring of some of the other energy supply alternatives, including the development of a
community solar system for both sites. The following section will distinguish and prioritize key policy,
program, and incentive options that could be used to enable these strategies.
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8. Policy and Regulation Opportunities
This section provides an overview of potential policies that would support the advanced energy
efficiency and energy supply side options described above. In many cases, the policy jurisdiction could
be the JDA, the City, or the County. Partnering with entities such as Xcel Energy, AHATS, or the
University of Minnesota to help implement existing policies could bring additional resources to the site.
Key Takeaways: Policy and Regulation
Investments in electricity and natural gas infrastructure are under the purview of Xce l Energy
and subject to state regulation of prudent investments. Piloting or demonstration of
technologies that benefit all customers would be allowed.
Numerous existing policies and programs could provide technical or financial assistance,
including Xcel Energy’s Energy Design Assistance program for new construction, Minnesota’s SB
2030 program, or Xcel Energy’s Renewable Development Fund.
The current TCAAP Redevelopment Code provides beneficial flexibility in use types at the site
and neighborhood level. Processes that allow for evolving energy design and technology
innovations in the form-based code could be considered.
RFP specifications can build on the existing Minnesota SB 2030 energy performance standards
for commercial buildings, which provide a unifying statewide policy framework, technical
assistance, and ongoing benchmarking capabilities.
Future municipal ordinances and programs would help support ongoing efficient energy use at
the site and help unify TCAAP and the wider Arden Hills community. These include building or
neighborhood energy challenges, educational programs, and high efficiency lighting standards.
8.1. Site Energy Jurisdictions
While the JDA, City, and County have wide jurisdiction over the site development and its resulting
energy loads, any utility energy infrastructure investments would be subject to state regulatory
authority. Xcel Energy, an investor-owned utility, serves the TCAAP site for both electricity and natural
gas. While the regulatory environment is different for electricity and natural gas utilities, in practice
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both are subject to regulatory oversight in exchange for being granted exclusive retail service
territories.25 In contrast, district heating and cooling systems are not subject to state regulation.
The Minnesota Public Utilities Commission (PUC) regulates both service standards and rates. Utilities
are required to provide “adequate, efficient, and reasonable service” and in turn are allowed to
recover reasonable and prudent expenses through rates set equally across their service territory. This
balance is weighed by the PUC, with input from the Minnesota Department of Commerce, Division of
Energy Resources, and the Attorney General. The PUC has latitude and ultimate authority to determine
prudent investments, in line with the goals of Minnesota state policy.
This has important implications for the energy development at TCAAP:
Xcel Energy is restricted from making higher cost infrastructure investments (e.g. in
distribution infrastructure, smart meters) that are not determined to be prudent, or whose
benefits would only accrue locally to customers at the TCAAP site. However, piloting or
demonstrating such systems to the benefit of all customers would be allowed.
Customer or third-party owned electricity systems above 1 MW are subject to broad
regulatory oversight on a number of issues including the amounts paid for excess generation,
interconnection requirements, and standby rates. This would include, for example, a third-
party owned CHP system.
Customer-owned systems under 1 MW in size are subject to a more supportive regulatory
environment. Minnesota law requires utilities to allow for "net metering" of these facilities,
requiring payment from the utility for electricity sent back to the grid.26
The utility would also be required to file a certificate of need for any utility-controlled large energy
facilities on the site, which would require approval by the PUC. These facilities would include
transmission lines, substations, or utility generation. The certificate of need would have to show both
the need for the service being provided by the infrastructure and justify the level of investment being
proposed, for example, justifying the expense for undergrounding distribution lines.
8.2. Overview of Existing Policies and Programs
Future energy investments at the TCAAP site will be strengthened if developers make full utilization of
existing programs. While programs will likely change over the course of development, with new
25 Electricity may be sold to customers only by the utility assigned to that exclusive territory, except in limited circumstances. Natural gas
utilities are not assigned exclusive territories, but since the Public Utilities Commission is required to prevent unnecessary duplication of
gas delivery infrastructure, this becomes the de facto operation.
26 Solar facilities over 40kW and under 1MW are restricted to 120% of the customer’s annual electricity use, and wind facilities of the
same size restricted to 120% of the customer’s maximum annual demand.
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offerings likely in the realm of intelligent efficiency and customer engagement, below is a list of current
programs that would be beneficial.
8.2.1. Energy Design Assistance
This program is within Xcel Energy’s Conservation Improvement Program (CIP) portfolio for new
construction. This program, designed for architects and builders, provides technical assistance for new
construction projects. The program includes energy modeling, planning, rebate opportunities, and
measurement and verification once a project is complete. Energy Design Assistance can also help a
project comply with different certification standards, such as LEED or the Minnesota’s Sustainable
Buildings 2030 (described below).
8.2.2. Sustainable Buildings 2030
SB 2030 is a Minnesota program that sets standards for new commercial buildings to reduce their
energy use a certain percent below typical construction, with a goal of achieving net-zero construction
by 2030. All projects that receive State bond funds are required to meet the standards. The program
contains energy design plan reviews and benchmarking of building energy use.
8.2.3. Renewable Development Fund
This is a funding source administered by Xcel Energy to support renewable projects across their service
territory. The fourth cycle of funding, approved in March of 2014, totaled $42 million across 29 grant
awards. Projects included numerous solar PV systems as well as a microgrid demonstration project and
research and development funding.
8.3. Smart Grid Demonstrations
Minnesota currently has limited advanced metering infrastructure, but utilities are asked by the PUC to
demonstrate planning and demonstration experience. Numerous technologies could be included under
this umbrella, including demonstration of advanced meters, outage and reliability reports, and
microgrid demonstrations. Planning for such developments in conjunction with the utility would allow
investments to inform larger policy decisions and help educate Minnesota’s energy community. In
addition, there is the potential to attract national funding for technology and research demonstrations.
8.4. Local Zoning Context
The City has been developing a form-based TCAAP Redevelopment Code that allows for flexibility in
site use types, balancing a scale and form suitable to the existing City context, while creating
opportunities for new types of development. The form-based code approach moves away from strict
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land use zoning designations towards a holistic view of the site, providing flexibility in how different
use types interact, provided developments meet more prescriptive physical guidelines.27
This approach has general implications for innovations in future site energy use. At the site and
neighborhood level, use types and locations are flexible, which facilitates attracting energy loads with
certain local energy benefits. Developers and energy planners will be able to identify building types
with beneficial energy services – for example, high thermal loads or elastic (responsive or sheddable)
electrical loads. At the individual building level, the reliance on specific requirements for individual
architectural details may limit low energy, passive, or net-zero building designs. Attention to broader
allowances and flexibility for innovative building design are beneficial should they meet the needs of
the TCAAP energy framework.
The Project Team recognizes the approval process for the TCAAP Redevelopment Code is moving
quickly, and that tangible, consistent guidelines are critical for moving development forward towards a
unified sense of place. Exhibit IV includes specific suggestions for updates to the TCAAP
Redevelopment Code that can further encourage the use of onsite low-carbon energy supplies and
efficient design. Some specific components of these recommendations include:
Allowance of certain renewable materials for shading or screening.
Allowance of certain building shading or glazing techniques that can reduce a buildings cooling
or heating demand.
Recommendations to encourage consideration of solar potential and optimized shading in site
street orientation and landscaping plans.
However, given that the specific designs required to achieve the energy vision are site, building, and
use-type specific, and that many technologies and strategies are still emerging, identifying
opportunities for additional future flexibility could further assist in attracting innovative energy
demonstration and design projects that could serve as flagship developments. This could include a
process for new technology review at specified time increments, or a designation or allowance of
energy “demonstration” buildings when certain strict performance and educational criteria are met.
27 City of Arden Hills, Draft TCAAP Redevelopment Code, August 2014.
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Precedent
Bullitt Foundation Headquarters in Seattle, WA: The headquarters of Seattle’s Bullitt Foundation is
a groundbreaking example of low energy use design. The building makes use of several innovative
design techniques, including high ceilings for daylighting, dynamic exterior window shades, and a
large solar overhang. Seattle’s local zoning context restricted many of the needed design elements,
but local leadership and enthusiasm helped move the project forward to create an internationally
renowned destination.28
8.5. Policies and Paths for Implementation
Translating demand-side management and supply-side strategies into on-the-ground results requires
not only visionary goals, but visionary policies and development processes. There are many possible
policy actions and multiple parties that could carry out these actions over the TCAAP development
timeframe: the JDA, the City, the County, utilities, state or federal government, or local associations.
In addition to clear policies, strong partnerships with businesses, investors, and utilities are invaluable
to fulfilling the TCAAP energy vision. Providing a flexible site context and marketing to businesses
driven by corporate sustainability goals could increase opportunities for future demonstration and
expedite later phases of development. While many policy actions may be carried out by one authority,
there are many opportunities for collaboration. Outlined below are a number of policy approaches and
a discussion of the opportunities, challenges, and recommended first steps.
8.5.1. Implementation Path: Development Request for Proposal Process
The City’s TCAAP Redevelopment Code will provide guidance to builders and developers about the site,
form, and height of buildings, but requirements for building energy-efficiency and connectivity are not
provided. To execute the recommended energy demand and supply-side strategies comprehensively,
the most effective tools will be design and construction standards requested through the County’s RFP
process.
8.5.1.1. Commercial Design and Development Guidelines
There are numerous green development guidelines available in the marketplace, one of the most
popular being the LEED standards from the US Green Building Council. However, for the Minnesota
market, the State SB 2030 energy performance standard has multiple advantages over other voluntary
guidelines.
28 http://ensia.com/features/code-green/
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Linked to utility rebates and resources: For commercial development, the SB 2030 Guidelines
provide the greatest benefit for developing buildings that are focused on energy efficiency
and measurement. The SB 2030 program is tied to utility rebates and additional energy design
assistance, giving developers an integrated process for learning about current and future
utility rebates.
Well-established and designed for implementation over time: Designed as a guideline for
state funded buildings in Minnesota, the SB 2030 program is well-established and has
statutory support as well as a growing constituency.29 The performance-based requirements
will progress over time to coincide with technology and building science advances, making it
well-suited for scalability. Comparatively, the SB 2030 energy guidelines would on average
gain 8% to 10% more energy savings compared to LEED (see Figure 5).
Financial Flexibility: The guideline offers financial flexibility by providing an alternative cost-
effectiveness path, a backstop for developer investment.
Energy focused and tied to ongoing measurement: SB 2030 is designed to work with the
Minnesota Buildings, Benchmarking, and Beyond (B3) program, a broader set of sustainability
guidelines (like LEED), but allows a developer to focus on energy impacts alone. As part of SB
2030 or B3, building energy and carbon are automatically benchmarked, a potential asset to
the City for future program implementation.
29 St. Paul currently requires all public buildings or publicly bonded buildings to meet the SB 2030 energy guidelines.
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Figure 5. Comparison of Energy Usage Intensity (EUI) impact across design and construction
standards30
The JDA could work with Xcel Energy to create an expedited process for completing the development
requirements and make use of Xcel Energy’s conservation programs. For example, Xcel Energy’s Energy
Design Assistance Program could create a service path that specifically addresses SB 2030 buildings and
their requirements.
8.5.1.2. Low-Density Residential Design and Development Guidelines
For single-family homes and low-density residential development, implementation of a low-cost
energy-focused set of guidelines is more challenging. One more modest option is Minnesota Green
Path, which offers a relatively cost-effective path towards two different levels of home energy-
efficiency and sustainable site development.31 Requiring homes to be Green Path Certified, for
example, is one way to avoid additional burden on plan reviewers, as the certification process would
be administered by a third-party. Prioritized permitting and upfront financial incentives could be
offered, the first for homes that meet the MN Green Path Advanced Certification and the second for
homes that achieve MN Green Path Master Certification.
30 Based on EUI calculations using SB 2030 design software and the average EUI for a sample of office buildings used in the 2012 study,
Postoccupancy Energy Consumption Survey of Arizona’s LEED New Construction Population.
31 http://www.mngreenpath.org/wp-content/uploads/2013/10/Electives-Checklistv2.pdf
0
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20
30
40
50
60
70
80
90
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2003 CBECS
MEI Buildings
LEED 2.2 (Office) LEED v4 (Office) Sb 2030 2014
(Office)
SB 2030 2015
(Office)
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8.5.2. Implementation Path: Development Incentives
8.5.2.1. Density Bonuses
The TCAAP Redevelopment Code is form-based and by nature does not specify allowed densities,
although density is an important variable for enabling development and some degree of energy
resiliency. One of the more flexible incentives that the City and County could offer to a developer is a
density bonus for meeting energy efficiency standards, or participating in a program such as Energy
Design Assistance. By providing this leeway, developers have more freedom to find an economically
viable project. For TCAAP, such an incentive may come in the form of a height bonus, or an orientation
variance.
Density would also further support district energy systems and energy islands. While the exact building
uses that will be developed on the site are unknown, high thermal energy users such as laundromats or
breweries, and thermal energy producers such as data centers are examples of businesses that can
help anchor an underground district system. Offering height or other variances for these types of
developments could greatly increase the potential for such a system.
8.5.2.2. Tax and Financial Incentives32 33
The future cost savings from energy efficiency and clean energy will be a consideration for some
businesses, but having financial incentives available to developers will be beneficial. In addition to
expedited permitting opportunities, the JDA should seek third-party funding to incent and fund
enhanced energy performance and innovative energy engagement opportunities. Federal grants, state
loans, private businesses, and utility funding, and foundations are all potential sources for these
incentives. The JDA should prioritize the development of these opportunities so that these dollars
could be used in the immediate-term stages of development.
Many of TCAAP’s large infrastructure decisions will occur between 2014 and 2016. For this reason,
incentives that can help cover upfront capital costs will be very important. One tool that is frequently
used in large redevelopment projects is tax incremental financing (TIF), however the City and County
have determined not to apply this tool at TCAAP.
The US Department of Energy has several funding opportunities a year that enable cost-shared funding
for approaches such as efficient home improvements or net-zero homes, microgrid demonstrations,
feasibility studies for integrated deployment of renewables, local approaches to reduce permitting
32 Angel Tax Credit: Businesses headquartered in Minnesota with fewer than 25 employees and engaged in the research and
development of qualifying high-technology can qualify for up to $1 million in angel tax credits.
33 Research and Development Tax Credit: The tax credit for R&D expenditures is 10%, up to the first $2 million in eligible expenses. The
credit is 2.5% for eligible expenses above $2 million.
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costs for solar PV, and other opportunities. The US Department of Commerce Economic Development
Authority has additional opportunities that include regional innovation grants to spur development,
such as energy research parks. Both agencies also provide technical assistance.
Outside of government and partnership with flagship companies and investors that work in the energy
and technologies sectors, foundations are a source of funding that the JDA should explore. Starting
conversations about TCAAP’s energy vision and its special opportunities with a few targeted
foundations may be invaluable.
Other large sustainable development projects, like Colorado’s Stapleton project,34 marketed state
incentive programs for businesses to help draw commercial developers. The JDA could advertise the
similar incentives and tax breaks that Minnesota has to offer along with attractive partnerships that
may develop.3536 Incentives targeted to research and development businesses may attract high-tech
businesses that would have higher energy loads and affect the opportunities for alternative energy
supply that could be developed on-site.
8.5.3. Implementation Path: City-Wide Ordinances
TCAAP is envisioned to be a premier energy development, providing benefits for the community
beyond the site. While development standards and incentives will help procure the necessary physical
environment for energy demonstration and collaboration, community-based policies and programs will
help to deliver benefits to residents across the community and integrate the new development into the
City.
A number of demand-side management and alternative energy supply opportunities require action
outside of the scope of zoning or development guidelines. The following policy options are
opportunities for the City to utilize its authority and processes to engage residents and businesses and
effectively use local resources.
8.5.3.1. High-Efficiency Street Lighting Ordinance
A City-wide high-efficiency lighting ordinance would lower energy use and help reduce operation and
maintenance costs across the City. If the City elects to include a high-efficiency streetlight clause in the
TCAAP Redevelopment Code, a City-wide policy would help to tie the neighborhoods together. For any
34 http://www.stapletondenver.com/business-ready/starting-a-business
35 Angel Tax Credit: Businesses headquartered in Minnesota with fewer than 25 employees and engaged in the research and development
of qualifying high-technology can qualify for up to $1 million in angel tax credits.
36 Research and Development Tax Credit: The tax credit for R&D expenditures is 10%, up to the first $2 million in eligible expenses. The
credit is 2.5% for eligible expenses above $2 million.
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streetlights that are owned by the local utility, the City may seek purchase of this infrastructure or
engage the utility about streetlight rebate opportunities that might be available.
Beyond adopting an ordinance, the City could seek opportunities to partner with companies that are
developing innovative lighting technologies such as organic LEDs, which could be applied on the streets
in high-visibility areas such as the Gateway overlay zone.
8.5.3.2. Commercial Energy Challenge
The City could work with a third-party building or an energy organization to initiate a commercial
energy challenge program tied to awards and financial incentives. The program could be modeled after
the Building Owners and Managers Association’s current Kilowatt Crackdown program, a modified
version of that program, or after another of many successful challenge programs that cities are trying
across the United States. The City could work with local businesses to instigate a business association
or committee that could advise in the creation of the initiative and build program participation.
Program incentives could be funded by government or foundation dollars. The City and partners could
establish an energy savings revolving fund to create a sustainable source of funding.
8.5.3.3. Neighborhood Energy Disclosure
The City and partners could approach Xcel Energy about implementing a neighborhood-based program
to engage the community through aggregated neighborhood energy information, customer choices,
and existing utility programs. The City could work with Xcel Energy and a third-party organization to
create a platform for visualizing and sharing community energy data and facilitating competition
amongst neighborhoods. In addition to utility incentives, the City could seek funding opportunities for
incentives to homeowners that complete home improvements.37
8.5.3.4. Facilitating Home Owner Association Energy Goals and Incentives
To help guide newly forming homeowner associations on the TCAAP site, the City could adopt energy
vision language that homeowner associations would help maintain. Commonly, homeowner
association’s standards and decisions are only subject to the rules of zoning code. However, providing
visionary recommendations and incentives, such as for rooftop solar, would encourage developers and
residents to invest in and uphold common aesthetic and resiliency values. A stand-alone TCAAP
homeowner association guideline or clause would provide the necessary guidance.
8.5.3.5. Solar Energy Enabling Policies
37 St. Louis Park incentive program
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The greenfield development at TCAAP provides the opportunity to optimize the deployment of solar
(both PV and solar thermal) by creating a unified plan for the solar benefits across the site. Planning of
the electricity distribution infrastructure and any advanced metering capabilities brings the
opportunity to work with the utility to identify where large-scale solar PV might have the highest value
to the electrical grid. Further, the City or County could use solar mapping tools during a site planning
process to identify how building locations and orientation may optimize the use of the solar resource,
as one additional factor to consider when making a plan. The City can make use of technical assistance
resources available through the Minnesota Grow Solar Partnership for planning, zoning, or permitting
tools to facilitate solar adoption in areas where it will bring maximum benefit.
8.5.3.6. Electric Vehicle Enabling Policies
Minnesota has supported EV adoption through a range of state-level actions, and the City could invest
a variety of approaches, such as in public EV charging stations for on and off-street parking. As non-
utilities are authorized by state law to sell electricity for purposes of EV refueling, the City could
develop an approach to, for example, charge vehicles for a fee based on the time of day, reflective of
average electricity rates. In addition, by 2015 a lower customer-optional rate for EV charging at home,
also called an “off-peak” rate, will be offered through Xcel Energy, including a 100 percent renewable
option. The City could take steps to ensure residents, workplaces, and the public are able to maximize
access to EV charging infrastructure. Such policies would increase EV visibility, and help enable
consumer awareness and adoption as an increasing number of EVs come on the market and at lower
costs. Such charging stations could be tied to on or off-site renewable electricity sources. Additional
opportunities to collaborate with local businesses and public transit facilities could include road-access
rules, as empowered by Minnesota statute, for neighborhood and medium speed EVs internal to the
community. These policy options could grow as site development matures.
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Precedent
The City of Cambridge, MA implemented an EV charging station pilot program in 2012 with 10
stations. While an evaluation of this pilot will be released soon, early benefits have included
improvements to user interface and fee structure.38 The City hopes that this pilot will pave the way
for private investment in public EV charging station.
8.5.4. Phasing of Policy Opportunities
As mentioned above, some policy opportunities are immediate, such as the possibility to include
energy efficiency and renewable energy flexibility within the TCAAP Redevelopment Code. Other
policies are relevant farther into the future, when TCAAP’s future residents and businesses are
occupying the site.
Figure 6 below helps to navigate the timeline and phasing of opportunities. In general:
Immediate-term actions include adoption of the TCAAP Redevelopment Code, identification of
potential partners and funding opportunities, and adoption of policies affecting major
infrastructure decisions, such as spine road utilities, street orientation, and lighting.
Near-term actions include development of RFP guidelines and processes, including
identification of any energy standards or tools such as SB 2030, Minnesota Green Path, or
Energy Design Assistance that might guide energy management at the site. This would also
include initiating and/or maintaining partnerships with entities such as AHATS, Xcel Energy, or
the University of Minnesota.
Long-term actions include policies that will assist in maintaining and showcasing the site
energy vision, including commercial building benchmarking, education campaigns, or
neighborhood energy tracking programs.
38 http://www.cambridgema.gov/CDD/Transportation/programs/currentprograms/electricvehicles.aspx
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9. Conclusions
The TCAAP site offers the City and County a unique opportunity to achieve a transformative energy
vision that could be a model for the nation. This area offers the potential to meet the demands of local
growth, while setting a foundation that balances the development goals of the JDA, funding and
financing efforts for developers, and establishes a model for responsible development.
As the development of TCAAP is slated to begin in 2015, with the initial infrastructure scheduled to
begin construction in mid-summer, several energy-related decisions and investments will need to take
shape over the next six months. The Project Team has identified immediate-term, near-term, and long-
term actions that could be taken to support achievement of the energy vision adopted by the ERAB.
Some of the actions described are fairly straightforward, while others will take additional investigation,
or collaboration and partnering with others to accomplish.
9.1. Immediate-Term (2015)
Early infrastructure Investment: The Project Team recognizes the critical development timeline
that the JDA, City, and County are managing and for that reason suggests that infrastructure be
installed that provides maximum flexibility for the site while allowing for early integration of
available energy sources. Beyond traditional transmission grids like natural gas and electric
transmission lines, this would include thermal energy grids and direct fiber broadband. In addition,
the Project Team recommends that a comprehensive coordination effort amongst all of these
utilities to minimize conflicts and reduce the cost of installation.
Increase zoning and development processes for flexibility and high-performance: While making
near-term decisions that ensure flexibility is the key to get started, the Project Team recommends
that the City considers applying a future overlay district that specifically addresses requirements
for innovative energy infrastructure and net-zero buildings. As an alternative, the City could add
an Energy Resiliency section to the TCAAP Zoning Code and provide more opportunities for
variances such that building orientation or open space may contain a percentage of ground-
mounted solar.
Initiate conversations with the Arden Hills Army Training Site (AHATS) and Xcel Energy : The
Project Team recommends that the JDA, City, and County initiate conversations with AHATS and
Xcel Energy to discover the opportunities to partner to develop innovative infrastructure and
available renewable energy sources. The JDA, City, and County could express to Xcel Energy its
TCAAP vision and guiding principles and explore opportunities to utilize a microgrid or other smart
grid modernization demonstrations.
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Assess potential on-site resources: the JDA, City, and County should complete an assessment of
the potential for on-site solar PV, solar thermal, and passive solar building design based on street
layout and building orientation, as well as community wind potential. The potential to utilize the
existing groundwater being treated on TCAAP as an energy source should also be investigated.
This could help inform site planning and incentives that could be made available to developers.
Pursue energy efficiency funding opportunities and funding opportunities for innovative clean
energy infrastructure: Identifying financing opportunities early will lead to more appealing
offerings for developers. Continuing conversations with the Minnesota Department of Commerce
and Minnesota Department of Employment and Economic Development, local foundations, and
the Saint Paul Port Authority to explore funding mechanisms that attract developers, businesses,
and future TCAAP residents, is an important immediate-term action. Reaching out to the US
Department of Energy and the US Department of Commerce's Economic Development Authority
on forthcoming grant opportunities is also an action to take at this time. These financing
opportunities could provide the funding needed to make significant progress toward the energy
vision for TCAAP.
If any of these sources show potential as feasible funding streams, the JDA, City, and County
should look for opportunities to structure the Energy Integration and Resiliency Framework - due
at the end of March 2015 - such that it provide information that will support application
processes. Documentation may include technical feasibility studies or site assessments.
Communicating this to the Project Team could help shape TCAAP’s energy framework and help
streamline funding opportunities.
Align the County’s land development strategy with the adopted energy vision : As it develops its
requests for proposals for site development, the JDA and County could reward potential
developers for innovative energy projects in their scoring criteria. This could include rewarding
developers for agreeing to install high-efficiency energy systems, renewable energy supply
technologies, or agreeing to receive thermal energy from a community district energy system.
Approve energy standards and a process for review: Actions that support the design and
construction of energy-efficient, resilient buildings will be an important intermediate action.
Before the JDA and County releases development RFPs or responds to inquiries from developers, it
will be necessary to have high-performance energy building standards in place. The Project Team
recommends that the JDA and County determine if Sustainable Buildings 2030 (commercial) and
Minnesota Green Path (residential) or other development guidelines outside of the zoning code,
are going to be included as incentives or requirements for developers. If there are other standards
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outside of a chosen set of guidelines or certification, these will need to be delineated and a
process for reviewing and verifying that they are met will need to be finalized.
9.2. Near-Term (2016 – 2020)
Create awareness with clean energy businesses of the potential for collaboration and
innovation: The County could initiate conversations with a targeted group of clean energy
companies to gauge opportunities for collaboration. Discovering what businesses are interested in
piloting technologies, investing in direct development, or providing low-cost access to cutting-
edge technologies will further inform the JDA of what resources they have to offer prospective
developers. Drawing early investors will help other development to follow.
Ongoing energy opportunity oversight: To help the JDA and the County engage in and seek
energy opportunities over time, they could consider establishing an advisory committee of
regional energy experts that will provide energy-focused feedback. This may exist as an extension
of the already formed JDA or as a separate body. As a separate body, the committee could make
suggestions to the JDA on broader energy development issues and bring innovative opportunities
to the JDA and the County, and in certain circumstances where approaches intersect,
transportation and housing experts could be included to maximize synergies.
9.3. Long-Term (Beyond 2020)
Bring flexibility for future energy needs into the local context: The City could consider including
prioritization of energy efficiency, climate change adaptation, or energy resilience as part of its
comprehensive plan, in order to facilitate strategic use of the Planned Unit Development process
or other tools to allow flexibility for resilient energy uses at the site.
Clean Energy Incubator: The JDA could establish TCAAP as a clean energy incubator for advanced
energy supply and storage technologies. Portions of the site could be established to pilot new
technologies by integrating them into the core energy infrastructure that serves local businesses
and residents.
TCAAP Energy Efficiency Maintenance Program: To capture long-term energy efficiency on the
TCAAP site, the JDA could collaborate with local utilities and third-party organizations to provide
ongoing building energy usage monitoring and recommissioning services to maintain high energy
performance. The JDA could incentivize such a program by making it a prerequisite for
participation in other programs and gaining access to other resources.
Clean EV and energy storage infrastructure: While some EVs and energy storage opportunities
may be realized in the earlier phases of development, as technologies advance, the JDA might
TCAAP Energy Integration Resiliency Framework
Policy White Paper – Conclusions
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seek collaboration with Xcel Energy and or technology companies seeking a specific site to
demonstrate the value of larger-scale energy storage and EVs. These opportunities could be
sought at opportune times throughout development.
Neighborhood Energy Engagement and Disclosure Initiative: The JDA could collaborate with Xcel
Energy to engage local residents and business in an energy disclosure program. Arden Hills could
collaborate with the school district and the existing STEAM curriculum goals to grow learning
opportunities and build strong city-wide participation, beyond merely the TCAAP site.
Advanced Demand Response Pilot: As TCAAP development matures, the JDA or the City may seek
utility partnerships in piloting innovative demand response technologies and strategies to help
businesses and homes save money. TCAAP buildings and residences equipped with advanced
communication and metering technologies will be well suited for this opportunity.
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Policy White Paper – Exhibit I - Definitions
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Exhibit I – Definitions
The following definitions are provided for those unfamiliar with energy system terminology:
Air Handling Unit (AHU) – A central unit consisting of a blower, heating and cooling elements, filter racks or
chamber, dampers, humidifier, and other central equipment in direct contact with the airflow. This does not
include the ductwork through the building.
Active solar – As an energy source, energy from the sun collected and stored using mechanical pumps or fans to
circulate heat-laden fluids or air between solar collectors and a building.
Alternative-rate Energy Efficiency program assistance – An Energy Efficiency (demand-side management)
program assistance that offers special rate structures or discounts on the consumer's monthly electric bill in
exchange for participation in Energy Efficiency programs aimed at cutting peak demands or changing load shape.
These rates are intended to reduce consumer bills and shift hours of operation of equipment from on-peak to
off-peak periods through the application of time-differentiated rates. For example, utilities often pay consumers
several dollars a month (refund on their monthly electric bill) for participation in a load control program. Large
commercial and industrial customers sometimes obtain interruptible rates, which provide a discount in return
for the consumer's agreement to cut electric loads upon request from the utility (usually during critical periods,
such as summer afternoons when the system demand approaches the utility's generating capability).
Arden Hills Army Training Site (AHATS) – A military training area of Minnesota National Guard and the
Minnesota Department of Military Affairs that is directly adjacent to the Rice Creek Commons Project to the
east.
ASHRAE Bin temperature data – Temperature frequency in 5 F intervals available from American Society of
Heating, Refrigerating and Air-Conditioning Engineers.
Boiler – A device for generating steam for power, processing, or heating purposes; or hot water for heating
purposes or hot water supply. Heat from an external combustion source is transmitted to a fluid contained
within the tubes found in the boiler shell. This fluid is delivered to an end-use at a desired pressure,
temperature, and quality.
British Thermal Unit (Btu) – The amount of heat required to raise the temperature of one pound of water 1
degree Fahrenheit. The Btu is a small amount of heat equivalent to the heat released by a burning matchstick.
For district heating systems, heat is often measured in million Btus (MMBtu) which is equivalent to one million
Btu’s.
Building Commissioning - a building performance quality assurance process that begins during design and
continues through construction, occupancy, and operations. Commissioning ensures that the new building
operates initially as intended by design and that building staff are prepared to operate and maintain its systems
and equipment.
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Capacity – The maximum output, commonly expressed in megawatts (MW), that generating equipment can
supply to system load, adjusted for ambient conditions.
Chiller – Any centrally located air conditioning system that produces chilled water in order to cool air. The chilled
water or cold air is then distributed throughout the building, using pipes or air ducts or both. These systems are
also commonly known as “central chillers," "centrifugal chillers," "reciprocating chillers," or "absorption
chillers." Chillers are generally located in or just outside the building they serve. Buildings receiving district
chilled water are served by chillers located at central physical plants.
Chilled Water – The product of a Chiller that is distributed through a building or, in the case of a District Cooling
system, other adjacent buildings for the purposes of air conditioning.
Coefficient of Performance (COP) – Ratio of work or useful output to the amount of work or energy input, both
represented in the same unit. Used generally as a measure of the energy-efficiency of chillers and heat pumps.
Combined Heating and Power (CHP) – A plant designed to produce both heat and electricity from a single heat
source.
Conservation – A reduction in energy consumption that corresponds with a reduction in service demand. Service
demand can include buildings-sector end uses such as lighting, refrigeration, and heating; industrial processes;
or vehicle transportation. Unlike energy efficiency, which is typically a technological measure, conservation is
better associated with behavior. Examples of conservation include adjusting the thermostat to reduce the
output of a heating unit, using occupancy sensors that turn off lights or appliances, and car-pooling.
Constant Air Volume (CAV) – A system designed to provide a constant air flow. This term is applied to HVAC
systems that have variable supply-air temperature but constant air flow rates. Most residential forced-air
systems are small CAV systems with on/off control.
Consumer (energy) – Any individually metered dwelling, building, establishment, or location using natural gas,
synthetic natural gas, and/or mixtures of natural and supplemental gas for feedstock or as fuel for any purpose
other than in oil or gas lease operations; natural gas treating or processing plants; or pipeline, distribution, or
storage compressors.
Cooling Degree Days – A degree day is the difference in temperature between the outdoor mean temperature
over a 24-hour day and a given base temperature. Cooling degree days occur when the outdoor mean
temperature is above 65 F.
Cubic Feet per Minute (CFM) – A common means of assigning quantitative values to volumes of air or fluid in
transit.
Customer conversion – The equipment in a customer building mechanical room that transfers thermal energy
from the district heating system to the building systems to allow the heat to be distributed throughout the
building. The customer conversion usually consists of heat exchangers, pumps, piping, control sensors, and
control valves to enable heat to be efficiently transferred from the higher temperature district heating system to
the lower temperature building system.
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Daylighting – Designing buildings to maximize the use of natural daylight to reduce the need for electricity.
Demand-Side Management (Energy Efficiency) – A utility action that reduces or curtails end-use equipment or
processes. Energy Efficiency is often used in order to reduce customer load during peak demand and/or in times
of supply constraint. Energy Efficiency includes programs that are focused, deep, and immediate such as the
brief curtailment of energy-intensive processes used by a utility's most demanding industrial customers, and
programs that are broad, shallow, and less immediate such as the promotion of energy-efficient equipment in
residential and commercial sectors.
Demand-side management costs – The costs incurred by the utility to achieve the capacity and energy savings
from the Demand-Side Management Program.
Differential temperature (dT, delta T) – The difference between the supply temperature and return temperature
of the district heating water delivered to users. This is an indication of the amount of energy delivered to the
customer.
Distributed Control System (DCS) – A control system of an energy production plant and process wherein control
elements are not only located in central location but are also distributed throughout the system with each
component sub-system controlled by one or more controllers so the intelligence is distributed across the
sections of the system.
Distribution – The delivery of energy to retail customers.
District energy – A thermal energy delivery system that connects energy users with a central production facility.
Diversified load – The actual peak load on an energy system. The diversified load is less than the sum of the peak
loads of individual users due to the difference in time of day that each individual user realizes their peak load.
Distribution system – The underground piping network that delivers hot water from an energy production facility
to the customer buildings. Hot water is circulated through this distribution system using pumps that are located
at the production facility.
Domestic hot water – Potable water that is heated for use in faucets, showers, laundry, and similar uses.
Energy Conservation Measure (ECM) – This includes building shell conservation measures, HVAC conservation
measures, lighting conservation measures, any conservation measures, and other conservation measures
incorporated by the building. However, this category does not include any Energy Efficiencyprogram
participation by the building. Any Energy Efficiency program participation is included in the Energy Efficiency
Programs.
Energy Transfer Station – Equipment installed at the point of customer connection to the district energy system.
The energy transfer station is utilized to transfer and measure the thermal energy delivered from the district
energy distribution network to the customer’s building(s) or other thermal loads.
Energy Usage Intensity - The quantity of total energy that a building consumes per square foot per year. Energy
is usually expressed in terms of thousand british thermal units (KBtu/SF/year).
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Energy Utilization Index (EUI) – Measure of the total energy consumed in cooling or heating of a building or
facility in a period, expressed as British thermal unit (Btu) per (cooled or heated) gross square foot.
Equivalent Full Load Hours – Annual energy usage divided by the peak capacity used.
Fixed Operations and Maintenance (FOM) – Costs other than those associated with capital investment that do
not vary with the operation, such as maintenance and payroll.
Fuel Cell CHP – Electrochemical power generation process generating both electricity and thermal energy
suitable for making steam or hot water.
Geothermal energy – Hot water or steam extracted from geothermal reservoirs in the earth's crust. Water or
steam extracted from geothermal reservoirs can be used for geothermal heat pumps, water heating, or
electricity generation.
Geothermal plant – A plant in which the prime mover is a steam turbine. The turbine is driven either by steam
produced from hot water or by natural steam that derives its energy from heat found in rock.
Green Spine – The corridor through the Rice Creek Commons development that will be designated green space
for the use of stormwater management, recreational trails, and parks.
Greenhouse gases (GHG) – Those gases, such as water vapor, carbon dioxide, nitrous oxide, methane,
hydrofluorocarbons (HFCs), perfluorocarbons (PFCs) and sulfur hexafluoride, that are transparent to solar (short-
wave) radiation but opaque to long-wave (infrared) radiation, thus preventing long-wave radiant energy from
leaving Earth's atmosphere. The net effect is a trapping of absorbed radiation and a tendency to warm the
planet's surface.
Ground Source Heat Pump – A heat pump in which the refrigerant exchanges heat (in a heat exchanger) with a
fluid circulating through an earth connection medium (ground or ground water). The fluid is contained in a
variety of loop (pipe) configurations depending on the temperature of the ground and the ground area available.
Loops may be installed horizontally or vertically in the ground or submersed in a body of water.
Heat pump – Heating and/or cooling equipment that, during the heating season, draws heat into a building from
outside and, during the cooling season, ejects heat from the building to the outside. Heat pumps are vapor-
compression refrigeration systems whose indoor/outdoor coils are used reversibly as condensers or
evaporators, depending on the need for heating or cooling.
Heating Degree Days – A degree day is the difference in temperature between the outdoor mean temperature
over a 24-hour day and a given base temperature. Heating degree days occur when the outdoor mean
temperature is below 65 F.
Heat exchanger – A pressure vessel that contains plates or tubes and allows the transfer of heat through the
plates or tubes from the district heating system water to the building heat distribution system. A heat exchanger
is divided internally into two separate circuits so that the district heating system water and the building heat
distribution system fluids do not mix.
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Heating coil – A heating element made of pipe or tube that is designed to transfer heat energy to a specific area
or working fluid.
Hot water supply and return lines – The district heating system piping that distributes hot water for heating
purposes to customers (supply) and returns the cooler water to the Plant for reheating (return).
Kilowatt (kW) – A unit of power equal to one thousand Watts (W)
Kilowatt-hour (kWh) – A measure of electricity defined as a unit of work or energy, measured as 1 kilowatt
(1,000watts) of power expended for 1 hour. One kWh is equivalent to 3,412 Btu.
Load – The amount of energy used by a customer. Typically refers to the Peak Load on the system.
Medium temperature hot water – Thermal heat transferred via hot water at a temperature between 190 °F and
250 °F.
Megawatt (MW) – One million Watts (W)
Megawatt-hour (MWh) – One thousand kilowatt-hours
Microgrid – A group of interconnected loads and distributed energy resources within clearly defined electrical
boundaries that act as a single controllable entity with respect to the grid and can connect and disconnect from
the grid to enable it to operate in both grid-connected or island-mode.
Million BTU (MMBTU) –One million British Thermal Units (BTU). One MMBTU is equivalent to 293.07 kWh.
Net Present Value (NPV) – The difference between the present value of the future cash flows from an
investment and the amount of investment. Present value of the expected cash flows is computed by discounting
them at the required rate of return. A zero net present value means the project repays original investment plus
the required rate of return. A positive net present value means a better return, and a negative net present value
means a worse return, than the return from zero net present value.
Non-diversified load – The sum of the peak loads of individual users. This is a theoretical maximum system peak
load.
Normalized – Adjusted annual data of monthly building usage values measured on different monthly heating
degree scales to a common scale prior to averaging.
N+1 Redundancy – A measure of system component redundancy to provide backup in the event of failure of any
one component. N+1 refers to the number of units installed to carry normal load plus one additional unit as
backup. For example, if a system has three chillers to achieve the total design load, each is rated at 33% of the
total load, or N=3. For this example, an N+1 system will have a total of four chillers of 33% capacity for a total
installed capacity of 133% with one chiller providing backup in the event of failure of any one chiller.
Operations and Maintenance (O&M) – The activities related to the performance of routine, preventive,
predictive, scheduled, and unscheduled actions aimed at preventing equipment failure or decline with the goal
of increasing efficiency, reliability, and safety.
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Outside Air Temperature (OAT) – A measure of the air temperature outside a building. The temperature and
humidity of air inside and outside the building are used in enthalpy calculations to determine when outside air
can be used for free heating or cooling.
Passive solar heating – A solar heating system that uses no external mechanical power, such as pumps or
blowers, to move the collected solar heat.
Peak load/ Peak demand– The maximum load during a specified period of time
Photovoltaic and solar thermal energy – Energy radiated by the sun as electromagnetic waves (electromagnetic
radiation) that is converted at electric utilities into electricity by means of solar (photovoltaic) cells or
concentrating (focusing) collectors.
PSI – An abbreviation for pounds per square inch. PSI is a unit of pressure measurement.
Rice Creek Commons (RCC) – The name of the land development project that is being led by Ramsey County, as
the land owner, on the site formerly known as the Twin Cities Army Ammunitions Plant (TCAAP).
Recommissioning - A type of commissioning that occurs within an existing, operating building to identify ways
the building operation is sub-optimal. The decision to recommission may be triggered by a change in building use
or ownership, the onset of operational problems, or some other need. Renewable energy resources – Energy
resources that are naturally replenishing but flow-limited. They are virtually inexhaustible in duration but limited
in the amount of energy that is available per unit of time. Renewable energy resources include biomass, hydro,
geothermal, solar, wind, ocean thermal, wave action, and tidal action
Resiliency – The ability to withstand disruptions to the regional or national energy grids or significant volatility to
the market price for energy sources.
Return on Investment (ROI) – The earning power of assets measured as the ratio of the net income (profit less
depreciation) to the average capital employed (or equity capital) in a company or project. Expressed usually as a
percentage, return on investment is a measure of profitability that indicates whether or not a company is using
its resources in an efficient manner. For example, if the long-term return on investment of a company is lower
than its cost-of-capital, then the company will be better off by liquidating its assets and depositing the proceeds
in a bank.
Seasonal energy efficiency ratio (SEER) – Ratio of the cooling output divided by the power consumption. It is the
Btu of cooling output during its normal annual usage divided by the total electric energy input in watt hours
during the same period. This is a measure of the cooling performance for rating central air conditioners and
central heat pumps.
Service line/service piping/customer connection – The segment of the district heating distribution system that
extends from the main lines to the inside of the customer building. The service line is typically sized to meet the
peak hot water flow requirements for the individual building served by the piping.
Square Foot (SQ FT or ft2) – Unit of measure to quantify the footprint area of a customer building, used to
estimate the Load of a building based on the usage of the building.
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Source Energy - The total amount of raw fuel that is required to operate an energy-using device or facility.
Source energy includes all transmission, delivery, and production losses, thereby enabling a complete
assessment of energy efficiency in a building. On the other hand, “Site Energy” is the amount of heat and
electricity consumed by a building as reflected in utility bills.
Solar cooling – The use of solar thermal energy or solar electricity to power a cooling appliance.
Solar Photovoltaic Systems (PV) – Systems that directly convert sunlight into electricity either for use locally or
for delivery to the electric grid.
Solar Thermal – Systems that directly convert sunlight into heat, generally for domestic hot water though they
can also be used to produce space heating.
Substation – Facility equipment that switches, changes, or regulates electric voltage.
Sustainability - Meeting the needs of the present generation without compromising the ability of future
generations to meet their own needs.
Therm – One hundred thousand (100,000) Btu
Thermal energy – Energy that is generated and measured in the form of heat.
Thermal Energy Storage – The storage of heat energy during utility off-peak times at night, for use during the
next day without incurring daytime peak electric rates.
Thumb – That portion of the Rice Creek Commons development that is at the extreme northwest of the site, and
is separated from the remainder of the site by Rice Creek.
Transit Oriented Development (TOD) – Land development that takes into account transportation choices as a
means of reducing oil and other energy use. Typically it would combine public transit with walkable, mixed-use
communities, and approaches to minimize the impact of individual vehicles and commuting.
Waste Heat Recovery – An energy conservation system whereby some space heating or water heating is done by
actively capturing byproduct heat that would otherwise be ejected into the environment. In nonresidential
buildings, sources of waste heat include refrigeration/air-conditioner compressors, manufacturing or other
processes, data processing centers, lighting fixtures, ventilation exhaust air, and the occupants themselves. Not
to be considered is the passive use of radiant heat from lighting, workers, motors, ovens, etc., when there are
no special systems for collecting and redistributing heat.
Water source heat pump – A type of (geothermal) heat pump that uses well (ground) or surface water as a heat
source. Water has a more stable seasonal temperature than air thus making for a more efficient heat source.
Variable Air Volume (VAV) – An HVAC system that has a stable supply-air temperature, and varies the air flow
rate to meet the temperature requirements. Compared to constant air volume (CAV) systems, these systems
conserve energy through lower fan speeds during times of lower temperature control demand.
Variable frequency drive – an electronic controller that controls the speed of an electric motor by modulating
input frequency and voltage to match motor speed to the specific demands of the work being performed.
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Exhibit II – Green Zoning Incentives Adopted by Other Localities
The following includes examples of comprehensive zoning and incentive plans from cities across North
America.
1. Green Zoning Ordinances and Incentives
This Exhibit includes examples of recently adopted green zoning and incentive plans from cities across
the U.S., including New York, Philadelphia, Pittsburgh, Nashville, Arlington, and Seattle. Many localities
have used LEED standards as guidelines, but any prescriptive or performance -based building standard
could apply. In some cases, specific elements would not be relevant under current Minnesota law,
where local governments are not allowed to require building guidelines more stringent than state code
for energy efficiency. Rather than requiring the entire standard, individual pieces may apply. These
examples are meant to show the breadth of activities being pursued by local governments to incent
and attract green development.
Much of the following content was developed by the US Green Building Council.
1.1. New York City, NY – Changes to Zoning Ordinances
In April 2012, the City of New York adopted a citywide zoning amendment to remove several zoning
impediments to the construction of green buildings. Some specific features of the adopted text are
listed below: 39
Enable sun control devices and awnings to project over streets and sidewalks to the same 2-
foot-6-inch dimension permitted for these devices within the property line under the zoning.
Allow solar panels on flat roofs anywhere below the parapet, regardless of building height.
Portions of taller solar installations that are higher than 4 feet would be subject to limits on
roof coverage and height. On sloping roofs, panels would be allowed to be flat-mounted (less
than 18” high).
Allow low-lying features such as green roofs, recreational decks, other stormwater detention
systems and skylights anywhere below the parapet, regardless of building height. A guardrail
no more than 30% opaque would be allowed up to 3’6” above the top surface of the roof.
Greater volume, similar to what is already allowed in many Special Districts, would be allowed
39 http://www.nyc.gov/html/dcp/html/greenbuildings/index.shtml
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above the maximum building height to accommodate modern bulkheads, with requirements
for setback and screening of equipment.
On buildings taller than 100 feet, a wind turbine assembly may rise up to 55’ above the
rooftop (including the pole and rotor), provided it is set back at least 10 feet from any
property line. On waterfront blocks40 in medium- or higher-density residential districts,41
commercial42 or manufacturing districts,43 all buildings could install rooftop turbines up to half
the height of the building or 55 feet, whichever is less. Free-standing turbines would be
allowed in commercial and manufacturing areas on waterfront blocks. All wind installations
must comply with requirements set forth by the Department of Buildings.
Air conditioners installed in a window or through-wall sleeve can waste large amounts of
energy. Central air or ductless mini-split systems are significantly more efficient. The proposal
would allow greater flexibility for the location of air conditioning condenser units for these
more efficient systems for one- and two-family residences.
1.2. Will County, IL – Greening of Zoning Ordinance
In 2012, Will County updated the county zoning ordinance to both remove impediments and
encourage adoption of green building and sustainability practices. The updates make use of State
allowance for expanded administrative adjustment and expanded Planning and Zoning Commission
Authority, and include:44
Incentives to incorporate LEED-ND within a Planned Unit Development process
Relaxed regulations for small (accessory) wind energy systems
Express allowances for solar and geothermal energy systems, community gardens, and EV
charging stations
Landscape regulations that encourage bioretention
1.3. Milwaukee, WI – Created Development Incentive Zone45
The Brewery in Milwaukee, Wisconsin, is a new 20 acre development on the site of the former Pabst
Brewery, which closed in 1996. Developers are working to revitalize the complex into a variety of
40 http://www.nyc.gov/html/dcp/html/zone/glossary.shtml#waterfront_area
41 http://www.nyc.gov/html/dcp/html/zone/glossary.shtml#residence_district
42 http://www.nyc.gov/html/dcp/html/zone/glossary.shtml#commercial_district
43 http://www.nyc.gov/html/dcp/html/zone/glossary.shtml#manufacturing_district
44 http://www.willcountygreen.com/initiatives/green_building_and_zoning_code_project.aspx
45 http://www.thebrewerymke.com/index.htm
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residential, office and retail uses in both historic and new buildings. They are working with the City’s
Office of Environmental Sustainability on green-building practices and have completed LEED-ND Stage
1 review at the Platinum level. The City also created a Tax Incremental Finance District to help fund
infrastructure, such as new public streets, for the Brewery project. In 2006, the City created a
Development Incentive Zone for the brewery site to replace the underlying zoning standards with
performance standards. The underlying zoning district’s permitted and special uses become permitted
as a matter of right in the overlay district. In January 2008, the City Common Council adopted an
amendment to the Brewery Development Incentive Zone to include sustainability guidelines. The
guidelines cover many principles found in the LEED-ND rating system, such as the preservation and
reuse of historic buildings, recycling of construction demolition, landscaping, efficient street lighting,
heat island reduction, water efficiency, stormwater management, and green building practices.
1.4. El Paso, TX46
In January 2011, the El Paso City Council unanimously approved a substantial new plan for the city’s
future. Connecting El Paso seeks to direct population growth and to incorporate former industrial sites
into the urban fabric by promoting smart growth planning and transit-oriented development under the
city’s new transit plan. While not a comprehensive plan for the entire city, Connecting El Paso serves as
a comprehensive plan for four transit growth areas: Remcon Circle, 5 Points, the Oregon Corridor, and
the 450-acre former ASARCO site. Among the plan’s eight policy recommendations is a proposal to use
LEED-ND both to rate development projects and to prioritize infrastructure investments, permitting
and grants. This recommendation included a suggestion that the City partner with the local USGBC
chapter to provide education about LEED-ND to city staff and building professionals.
On September 11, 2007, the El Paso City Council unanimously adopted the Green Building Grant
Program, providing grants for commercial and multi-family, multi-story residential projects earning
LEED certification. Grants are awarded only upon receipt of a certificate of occupancy and review of
LEED certification wherein ten (10) of the seventeen (17) available points in Energy & Atmosphere
credit category must be earned. Grants are awarded at increasing intervals determining on level of
certification. Maximum grant allowance is $200,000 for LEED Platinum for new construction and
$400,000 for LEED Platinum for “multistory existing buildings” that are mixed use and that have been
50% vacant for 5 years, and as further defined by the City.
46 Connecting El Paso: http://planelpaso.org/wp-content/reports/Connecting%20El%20Paso%20Report_120910_lores.pdf
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1.5. Boston, MA47 - Columbia Point Redevelopment
In June 2011, the Boston Redevelopment Authority unanimously voted to adopt the Columbia Point
Master Plan. Covering 412 acres, the Columbia Point peninsula is located 2 miles from downtown
Boston and contains some of Boston’s most important institutions, but is currently underutilized.
Developed through an extensive public involvement process and a strong focus on the infusion of
sustainability principles throughout, the Master Plan requires that all new development be LEED
certifiable at the Silver level with a goal of Gold and all new multiple building developments must have
at least one LEED Silver certified building. Throughout the Master Plan document, all policies and
implementation actions which relate to LEED-ND are identified with a leaf symbol.
1.6. Columbia, SC48 -Green Building Incentive Program
On March 30, 2010, the Green Building Incentive Program was established. This program, funded by
the American Recovery and Reinvestment Act of 2009, was designed to stimulate green building
construction in the area by providing financial incentives to those who construct to green building
program standards. To be eligible, projects can’t be government projects or required by law to meet
green building standards. Commercial projects must be built to achieve LEED Certification and one or
two family residential projects must achieve certification under LEED for Homes, EarthCraft Homes,
HealthyBuilt Homes, ICC 700 National Green Building Standard, Build Green Greater Columbia
Program, or other national residential green building standard.
1.7. Bar Harbor, ME - Density Bonus
On June 13, 2006, Bar Harbor amended its municipal codes to award a density bonus of an additional
market-rate dwelling unit for construction projects in which all dwelling units meet LEED standards.
This bonus applies to projects within a Planned Unit Development and compliance is determined by
either application or by affidavit for adherence during construction.
1.8. Calgary, AB – Fee Reduction/Waiver
In the spring of 2007, the City Council passed the Calgary Building Permit Bylaw allowing for a fee
reduction for all private projects pursuing LEED or BuildGreen certification.
47 Columbia Point Master Plan: http://www.bostonredevelopmentauthority.org/planning/planning-initiatives/columbia-point-master-
plan
48 http://www.usgbc.org/Docs/Archive/General/Docs691.pdf All subsequent information in this section is directly copied from this
document.
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1.9. Chatham County, GA – Tax Break
In May, 2006, the Board of Commissioners of Chatham County passed an ordinance amending Chapter
7 of the county code that gives full property state and county tax abatement for commercial buildings
achieving LEED Gold certification for the first five years, then tapering off by 20% each year until the
tenth year. Qualifying projects are new or expanding businesses in an enterprise zone that increase
employment opportunities.49
1.10. Cincinnati, OH – Tax Break
On May 9, 2007, the City of Cincinnati amended legislation that established and defined The City of
Cincinnati Community Reinvestment Area, adding an automatic 100% property tax exemption for
developments that meet a minimum of LEED Certified for newly constructed or rehabilitated
commercial or residential buildings. For buildings that meet LEED Certified, Silver and Gold, the
maximum amount of abatement per dwelling unit is $500,000 over 15 years for new construction or
over 10 years for renovation/ remodel. There is no maximum for LEED Platinum.
1.11. Costa Mesa, CA – Fast-track Permitting and Fee Reduction/Waiver
On September 4, 2007, the Costa Mesa City Council approved a resolution that established a green
building incentive program for private development, effective September 5, 2007 through June 30,
2008. The program encourages green building practices through various incentives, including priority
permitting and fee waivers for all green installations and fee reductions to cover the cost of LEED
certification.
1.12. Harris County, TX – Tax Break
On May 20, 2008, the Harris County Commissioners Court adopted an ordinance establishing a partial
tax abatement for costs incurred by developers to certify buildings with the U.S. Green Building
Council. Buildings that meet the Certified level would be eligible for tax abatements of 1 percent of the
construction costs. Buildings with higher ratings would get higher discounts with buildings that meet
the platinum certification level eligible for tax abatements of 10 percent of the construction costs.
1.13. Hillsborough County, FL – Expedited Permitting
On May 14, 2007, Hillsborough County Manager approved the Residential Green Homes Policy,
offering expedited permitting to home builders with a completed scorecard from either the LEED for
Homes program or the Florida Green Home Standard Checklist. Scorecards must be supplied by a LEED
49 See pages 79-85 of the County Code
TCAAP Energy Integration Resiliency Framework
Policy White Paper – Exhibit II – Green Zoning Incentives Adopted by Other Localities
76
for Homes provider or a qualified, third party green home certifier. On October 9, 2007, the
Hillsborough County Board of Commissioners updated its Development Review Procedures Manual,
allowing for expediting plan reviews for projects with a completed scorecard from either the U.S.
Green Building Council or the Florida Green Building Coalition. The policy is effective January 1, 2008.
1.14. Honolulu, HI – Tax Break
A 2004 ordinance provides an exemption from real property taxes on the building improvements for a
period of one year on all new commercial, resort, hotel and industrial construction that achieves LEED
Certification.
1.15. Mecklenberg County, NC - Rebates
On December 18, 2007 the Mecklenberg County Board of Commissioners approved an amendment to
the County Fee Ordinance to include the Green Building Rebate Program, offering permit fee rebates
to projects with proof of LEED certification. Rebates increase proportionate to the level of certification
achieved: 10% reductions for LEED Certified, 15% for LEED Silver, 20% for LEED Gold and 25% for LEED
Platinum. Projects with proof of Green Globes certification are also eligible.
1.16. Pasadena, CA – Grant and Free Technical Assistance
Developers who exceed the minimum certification will qualify for a rebate from Pasadena Water and
Power. The Pasadena Water and Power High-Performance Building Program matches one month’s
electricity savings for each percent efficiency better than code that the building performs (capped at
$100,000). Additionally, developers who include affordable housing will earn a construction tax rebate
of $1000 per unit. Pasadena Water and Power’s LEED Certification Program offers $15,000 grants for
applicants who achieve LEED Certified ($20,000 for Silver, $25,000 for Gold and $30,000 for Platinum).
$1000 per unit. Pasadena Water and Power’s Pasadena LEED Certification Program offers $15,000
grants for applicants who achieve LEED Certified ($20,000 for Silver, $25,000 for Gold and $30,000 for
Platinum).
1.17. Oakland, CA – Free Consultation/Promotional Services
Oakland’s 2005 Ordinance also promotes the use of green building strategies in private sector
development by offering free technical assistance, green building guidelines and public promotion for
qualified projects.
1.18. Portsmouth, NH – Density Bonus
Through an update in its zoning ordinance on April 4, 2007, the City Council of Portsmouth adopted a
density bonus for private projects that use LEED. In Central Business District A, projects benefit from a
TCAAP Energy Integration Resiliency Framework
Policy White Paper – Exhibit II – Green Zoning Incentives Adopted by Other Localities
77
0.5 increase in Floor Area Ratio that meet appropriate open space requirements and that also build to
a minimum of LEED Certified.
1.19. Pittsburgh, PA – Density Bonus
On November 26, 2007, the Pittsburgh City Council approved an amendment to The Pittsburgh Code
entitled “Sustainable Development Bonuses,” granting a density bonus of an additional 20% Floor Area
Ratio and an additional variance of 20% of the permitted height for all projects that earn LEED for New
Construction or LEED for Core and Shell certification. The bonus is available in all nonresidential zoning
districts.
1.20. Sarasota County, FL – Fee Reduction, Expedited Permitting, Fast-track Permitting
On March 18, 2005, the county passed a resolution mandating that all government county buildings be
LEED certified. Additionally, the county is providing a fast-track building permit incentive and a 50%
reduction in the cost of building permit fees for private contractors who use LEED. On August 22, 2006,
the county approved a Green Development Incentive Resolution (#2006-174) that provides fast-track
permitting for residential and commercial green developments. Incentives apply to projects pursuing
LEED for Neighborhood Developments (ND) or FGBC Green Development Standards.
TCAAP Energy Integration Resiliency Framework
Policy White Paper – Exhibit III – Complete Energy Efficiency Opportunities
78
Exhibit III – Complete Energy Efficiency Opportunities
The table below includes the full list of energy efficiency opportunities that were considered options
for the site, where they have near or long term applicability, and which sections of the site they may be
relevant for.
TCAAP Energy Integration Resiliency Framework
Policy White Paper – Exhibit III – Complete Energy Efficiency Opportunities
79
Demand-Side Management
Impact
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Advanced Infrastructure
Broadband & wireless infrastructure ● ● ● ● ● ● ●
Advanced metering infrastructure ● ● ● ● ● ● ●
Decentralized energy storage ● ● ● ● ● ●
Energy & water submetering ● ● ● ● ● ●
PV Panel-level submetering ● ● ● ● □
EV-specific "second meter" at work and home (utility
owned)
● □
Other "rough-ins" for EV charging (solar carports optional) ● ● ● ● ● ●
In-pavement induction charging for EVs □ □ □ □ □ □ □
Solar PV mounted on street-light poles ●
Intelligent high-efficiency street lighting ●
Streetlight pole mounted information devices (i.e. shared
public infrastructure)
●
Building Co-Location
Buildings with complementary load shapes are co-located
to share heating and cooling systems
● ● □ □ ●
Shared or Co-oped Commercial spaces (reduce overall
load)
● ● ● ● □
Shared hot water heat recovery systems for service and
restaurants that are co-located
● ●
Shared pre-heating process water ●
Efficient Construction & Design
Incentives for smaller residential footprints ● □
Above ground grid orientation & building orientation ● ● ● ● ● ●
Site energy savings and benefits likely ● Intended application
Site energy savings and benefits possible □ Possible application
Not applicable
TCAAP Energy Integration Resiliency Framework
Policy White Paper – Exhibit III – Complete Energy Efficiency Opportunities
80
Demand-Side Management
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Efficient Construction & Design (continued)
Passive solar building massing & interior adjacencies ● ● ● ● ● ●
Underground EV garages as energy storage ● ● ●
Energy Star appliances & electronics ● ● ● ● ● ●
Meter-integrated or Modular Communication Interface-
ready devices
● ● ●
Smart plug systems ● ● ● ● ● ●
Incentives for Variable Refrigerant Flow systems □ ● ● ● ●
Condensing magic pak technologies ●
Ground source and air source heat pumps ● □ □ □ □ □ □
Combined natural gas hot water and heating systems ● ● □ □
Shared hot water storage ● ● ●
Efficient building envelope development standards ● □ ● ● ● ●
Commercial building air-leakage testing (commissioning) ● ● ● ● ● ●
Monitoring-Based Commissioning ● ● ● ● ●
DC power for converter based electronics ● ● □ □ □ □
Demand-response ready buildings □ □ □ □
Proximate bicycle parking (covered) ● ● □ □ ● □
Solar-ready buildings (orientation, structure, chase for
electrical)
● ● ● ● ● ●
Building Occupant Behavior
Community Energy Innovations forums
Community-based behavior programs ● ● □ ● ● □
Regular & ongoing neighborhood "energy smart parties" ● ● □ ● ● □
Facility owner-run occupant energy behavior programs ● ● ● ●
Building benchmarking & disclosure ● ● ● ● ● ●
Site energy savings and benefits likely ● Intended application
Site energy savings and benefits possible □ Possible application
Not applicable
TCAAP Energy Integration Resiliency Framework
Policy White Paper – Exhibit IV – TCAAP Redevelopment Code
81
Exhibit IV – Recommended Modifications to TCAAP Redevelopment Code
This section contains recommendations for modifications of the TCAAP Redevelopment Code to be
considered based on energy vision principles.
Our recommendations focus on general efficiency or renewable energy strategies, recognizing that
individual strategies will be use-type- and site-specific, and therefore challenging to capture through
overall guidelines. Considerations include shading of rooftop solar, efficient outdoor lighting, and
allowance of passive energy building design techniques, especially for passive heating and cooling,
daylighting, and wind blockage.50 In addition, we specify recommendations that may allow for
additional flexibility for unique flagship or demonstration buildings.
1.1. Purpose and Intent
Consider specifically adding ERAB energy and carbon goals within the Purpose and Intent (e.g.
Creating equitable, sustainable, resilient, efficient, and affordable development options…)
3.3 Development Review Process
Table 3-3 Administrative Modifications:
1.b: location of regulated street –
consider adding an indication that the
review may also consider alterations to
street location in order to increase
rooftop solar energy potential. (e.g. add
criteria: “May consider changes in
potential output from rooftop solar
energy systems.”)
2-d: Sidewalk and streetscape standards
criteria – consider specifying that “desired
reduction in building energy use, or
increased solar PV or solar thermal
shading” are examples of the
development context that changes can be
50 For an interesting example of new low energy use design options, see this case study of Seattle’s Bullit Center:
http://blog.2030palette.org/case-study-the-bullitt-center/
Credit: University of Minnesota Solar Suitability
TCAAP Energy Integration Resiliency Framework
Policy White Paper – Exhibit IV – TCAAP Redevelopment Code
82
based on.
Section 3.3(e) Major Modifications:
Flagship Energy Demonstrations: Recommend
adding language that would support flexibility
for innovative flagship or demonstration
buildings that meet strict energy guidelines
and serve an educational, marketing, and site
investment purpose. For example:
Under 3.3(e)i: 3. “the extent to which the
proposal provides public benefits…, is a net-
zero or equivalent energy use building with
community educational and technology
demonstration value.
Alternatively, the Code could include a reference to “Flagship Energy Demonstration
Buildings,” possibly as a use category, which would receive joint review and approval. The
definition of “Flagship Energy Demonstration Building” could be forthcoming subject to
Council approval.
4.0 Definitions
Suggested Modifications:
Street Screen: “A freestanding wall, living or renewable material fence, or combination fence…”
Suggested Additions:
Building Orientation: How a building is positioned to designate its natural, identifiable, or welcoming
frontage, which may not require parallel alignment with a specified axis. (as in section 7.2 “it is
required that buildings be oriented towards pedestrian priority frontages.)
Demonstrated reduction in energy use: Proposed building design demonstrates energy reduction using
building modeling results from program such as Energy Design Assistance, SB 2030, or equivalent.
Net-Zero Building: A building that minimizes site energy requirements and supplies the remainder with
on-site renewable energy systems, on an annual basis.
Renewable Energy System: A device that generates electricity or heat using only energy sources that
are not depleted when used, including solar, wind, or geothermal energy.
Credit: Bullitt Foundation Headquarters,
Seattle, WA.
TCAAP Energy Integration Resiliency Framework
Policy White Paper – Exhibit IV – TCAAP Redevelopment Code
83
Site Energy Use: Energy consumption as measured by use at the building site, as opposed to by primary
energy sources, such as upstream fuels for electricity generation.
Section 6.0 Building and Site Development Standards:
Sections 6.2 – 6.6, (i) Principal Building Standards
— Consider adding: building may be allowed 10 percent building maximum height
increase for demonstrated reduction in site energy use of 5 percent or greater from
said design modification. (see definitions)51
Section 7.0 of the Zoning - Building Design Standards:
7.1 Purpose and Intent (e) Consider adding “Increase the quality, adaptability, resilience,
efficiency, and sustainability…”
7.3: Façade Composition (iii) Façade Transparency Required:
— Consider adding 2. All northern façade upper floor(s) may have a 40 percent
maximum transparency, to reduce heat loss.52
In Section 10.0 - Streetscape and Landscape Standards:
10.2 Street Trees and Streetscape
— (e) Consider adding: Street tree mature height and
species may be prioritized according to associated
energy benefits, such as preventing shading of
rooftop solar systems and lowering building
heating or cooling requirements.
10.4 Street Lighting and 10.5 Exterior Lighting
— Consider additional provisions 10.4 (e) and 10.5
(a): all exterior lighting shall be high efficiency
lighting, such as LED lamps.
— Alternatively, all exterior lighting should be high
efficiency lighting, such as LED lamps.
51 Reduction in energy use could apply to increased daylighting and / or increased passive heating.
52 35 to 40 percent glazing is generally considered good practice for energy efficiency (see
http://windows.lbl.gov/daylighting/designguide/LBNL_Tips_for_Daylighting.pdf p. 33)
Credit: Eastern Michigan
University eastern sun shading
screens
TCAAP Energy Integration Resiliency Framework
Policy White Paper – Exhibit IV – TCAAP Redevelopment Code
84
Subdivision Review Process
Incentivize or solicit an energy review for subdivision plans, specifically for solar energy
potential and landscaping energy benefits.53 This would allow optimization of rooftop
orientation and shading to be one consideration for street alignment and grading during the
subdivision process. Precedents exist for encouraging appropriate solar orientation for new
development. 54
In addition to the specific suggestions above, the Project Team suggests consideration of:
A section that addresses the desired aesthetic use of renewable materials, for consistency and
uniformity across developments (e.g. preferred locations for solar PV are rooftops, parking
lots, solar shades, kiosks, bus stations, etc.)
A specified process for review of new energy technologies and materials that allows the code
to be updated as new technologies and building materials reach the market.
Building materials were not available to review at this time. We suggest inclusion of innovative building
materials such as building integrated photovoltaics (BIPVs) to be used as PV shingles or brick façades.
53 See for example http://www.corridordevelopment.org/pdfs/Green_space/HUD_11Energy.pdf from the Metropolitan Design Center at
the University of Minnesota.
54 For precedents and guidelines for solar energy site planning, see, American Planning Association, “Planning and Zoning for Solar
Energy,” at https://www.planning.org/research/solar/faq.htm.
TCAAP JDA/COUNCIL MEETINGS 11/3 and 10/2014
ERAB comments
There is a big challenge of how to design, show the economic benefits and
implementation of a TCAAP Sustainable Energy System.
• Energy savings come from efficient sustainable building design and construction.
• Energy savings can also come from thermal or geothermal for heating and
cooling and from ground or surface mounted solar installations for electrical
supply.
The white paper explains options to meet those challenges.
Minnesota law requires Xcel Energy to install 300 MW of solar by 2020. Xcel’s goal is to
install 100 MW by the end of 2016. To achieve electrical energy savings with ground
mounted solar installations at TCAAP, there needs to be joint cooperation between
TCAAP, AHATS and Xcel.
• The AHATS land would allow large ground mounted solar which is less than one-
half the installation cost of rooftop solar.
• Thermal and geothermal also benefits from cooperation with AHATS.
• Another joint ownership could be Direct Fiber Broadband.
The Energy Integration Resiliency Framework (EIRF) needs to show how sustainable
building design and standards, solar and geothermal/thermal energy use, can be a win-
win for TCAAP, Xcel, AHATS, the City, County, developers and customers.
The combination can produce a win-win for all, and make TCAAP a model energy
sustainable community.
Lyle Salmela
ERAB Chair
TCAAP Energy Integration and
Resiliency Framework
Ever-Green Energy Ever-Green Energy
Process
Policy White Paper
•Energy vision statement
•Energy supply alternatives
•Demand-side management
(energy efficiency)
•Policies & regulations
•Next steps
Ever-Green Energy Ever-Green Energy
Process
Energy Integration and Resiliency Framework
•Build upon White Paper recommendations
—Apply to the site
—Environmental benefits
—Cost-benefit analysis
—Implementation planning
•Looking 50 years out
Ever-Green Energy Ever-Green Energy
TCAAP’s Energy Vision
TCAAP will be a vibrant development that leverages long-
term energy conservation and resilience to attract
investment and partnership, and achieves sustainable
benefits for Arden Hills and the surrounding community.
Ever-Green Energy Ever-Green Energy
TCAAP’s Guiding Principles
•Establish TCAAP as a national model for development of
integrated energy systems
•Develop a resilient community for energy and other
utilities
•Implement infrastructure solutions that are flexible and
scalable over the next 50 years
•Deliver a model of efficient energy and water usage that
minimizes TCAAP’s impact on the environment
•Create an economically competitive and attractive
environment for developers and businesses
Ever-Green Energy Ever-Green Energy
Unique TCAAP Opportunities
Developing a greenfield site in the core of the metro area
•Infrastructure development
•Direct-fiber broadband
•Partnership
—AHATS
—Xcel Energy
—Others
•Electric vehicle or smart grid demonstration platform
•Geothermal
•Snow and ice melt
Ever-Green Energy Ever-Green Energy
Expected TCAAP Development
Total Projected Energy Consumption by Area
Area Load (Kbtu) Square Feet % of Load
Thumb 264,065,599 3,402,907 26%
Office 188,467,390 2,428,703 18%
Retail 63,852,464 682,184 6%
Mixed Use 32,790,602 350,327 3%
Multi-Family 34,990,409 1,599,240 3%
Town (low-density) 46,614,676 1,178,944 5%
Hill 13,775,509 348,400 1%
Creek 9,252,207 234,000 1%
Flex 366,704,807 3,917,786 36%
TOTAL 1,020,513,663 14,142,492 100%
Ever-Green Energy Ever-Green Energy
Energy Supply Alternatives
•Solar PV
•Combined heat & power (CHP)
•Water/Ground-source heat pumps
•Microgrid development in collaboration with AHATS
•Storage
Ever-Green Energy Ever-Green Energy
Demand-Side Management
Efficient Design
Advanced Infrastructure
Building Co-location
Occupant Behavior
Ever-Green Energy Ever-Green Energy
Policy Recommendations
•Coordinate with existing state and utility programs
•Provide TCAAP Redevelopment Code flexibility
•Consider building orientation and shading in site plans
•High-efficiency lighting requirements
•Develop RFP specifications for low-energy use buildings
•Encourage citywide programs for ongoing efficiency
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Ever-Green Energy Ever-Green Energy
Next Steps
•Continuing ERAB collaboration
•Policy planning
•Spine Road utility coordination that includes
thermal and communication infrastructure
•Partnership outreach and exploration
•Cost -benefit analysis of preferred supply and
efficiency options
•Framework completion in March 2015
City of Arden Hills
City Council Meeting for November 24, 2014
P:\Planning\Planning Cases\2014\PC 14-027 - Variance - Transwestern 1160 Grey Fox Road\Memos_Reports_14-027
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NEW BUSINESS – 8B
MEMORANDUM
DATE: November 24, 2014
TO: Honorable Mayor and City Councilmembers
Patrick Klaers, City Administrator
FROM: Ryan Streff, City Planner
SUBJECT: Planning Case #14-027
Applicant: Transwestern Management
Property Location: 1160 Grey Fox Road
Request: Site Plan Review & Variance – Parking Lot Expansion
Requested Action
The Planning Commission did not vote to approve or deny the request in Planning Case 14-027
for a parking lot expansion at 1160 Grey Fox Road. Both the motion to approve and the motion
to table resulted in a split vote (3-3). Therefore, the Planning Commission forwarded this Site
Plan Review and Variance request to the City Council with no recommendation.
Background/Overview of Request
Transwestern manages the property located at 1160 Grey Fox Road, which is zoned B-3 Service
Business District. The property is generally positioned north of the Canadian Pacific Rail Line,
south of Grey Fox Road, east of Dunlap Street North and west of Lexington Avenue.
The applicant is proposing to add an additional parking area consisting of thirty-three (33)
parking spaces to the property. The new parking area would be located along the western
property line and adjacent to the property located at 1230 Grey Fox Road. Transwestern has
reviewed the parking needs with the tenant and it has been deemed that the current parking area
is insufficient based on the number of parking spaces required for their use. Based on the review
performed by Transwestern fifty-three (53) parking spaces are needed for their use, however,
only thirty-three (33) parking spaces can be constructed on this site. The remaining twenty (20)
spaces being requested by the tenant are being proposed off-site in the Site Plan Review and
Variance request in Planning Case 2014-028.
City of Arden Hills
City Council Meeting for November 24, 2014
P:\Planning\Planning Cases\2014\PC 14-027 - Variance - Transwestern 1160 Grey Fox Road\Memos_Reports_14-027
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As indicated by the applicant, the new parking area would be constructed along the western
property line and over an existing infiltration basin used to collect runoff from the two parking
lots surrounding the drainage area. A replacement subgrade infiltration basin is being proposed
for the area beneath the new parking area. This basin would outlet into the newly constructed
retention pond proposed at the northern end of the property. The stormwater management plan
for this area has been reviewed and conditional approval granted by the Rice Creek Watershed
District. The Assistant City Engineer has also given conditional approval of the Grading and
Erosion Control Plan contingent on the approval of this planning case (Attachment I).
The applicant has indicated that the new parking area would have access from both the subject
property and the adjacent property to the west located at 1230 Grey Fox Road. Both of these
parcels are owned by the St. Paul Fire and Marine Insurance Company. The City would require
that a cross access easement agreement be filed with Ramsey County in order to permit acces s to
the new parking area from 1230 Grey Fox Road.
The applicant has submitted a narrative of the proposed project and a response to the variance
evaluation criteria (Attachment C), a site plan depicting the proposed construction (Attachment
D), and a landscaping and planting island plan (Attachment E).
Plan Evaluation
1. B-3 Service Business District Regulations, Existing Conditions, and Proposed
Redevelopment
A. Site Plan Review – Site Plan Approval Required
A Site Plan Review is required by the City Code for the reorganization of parking, drives
and entrances within any business or industrial district.
The applicant is proposing to expand the existing parking lot on the property in order to
add thirty-three (33) additional parking spaces to meet the operational parking needs
required by the tenant.
B. Lot Coverage – Variance Required
The existing and proposed lot coverage calculations exceed the standards set within the
B-3 Service Business Zoning District. The B-3 Zoning District permits a maximum lot
coverage of 75% for impervious surfaces, of which 40% is permitted for structures on the
property. A minimum landscape coverage area of 25% is required. A variance to further
reduce the landscaping coverage from 24.06% to 20.32% and to increase the impervious
coverage from 75.94% to 79.68% is being proposed by the applicant.
City of Arden Hills
City Council Meeting for November 24, 2014
P:\Planning\Planning Cases\2014\PC 14-027 - Variance - Transwestern 1160 Grey Fox Road\Memos_Reports_14-027
Page 3 of 7
Coverage Type Permitted Existing Proposed
Impervious Coverage 75% 75.94% 79.68%
Landscaping Coverage 25% 24.06% 20.32%
C. Parking – Variance Requested
Within the design standards for the B-3 Zoning District placing parking between the
street right-of-way and the building is discouraged. The standards within this section also
state that no more than fifty (50) percent of the parking on the site may be located
between the buildings or in the side yard.
The subject property was developed before the B-3 Design Standards were adopted into
the Zoning Code in 2008. In this particular case the current property as developed does
not allow for parking in any other configuration than in the side yard on the west side of
the building. No parking is proposed between the building and the street.
D. Off-Street Parking – Meets Requirements
In Section 1325.06 of the Zoning Code it states that Business and Industry uses are
required to provide one (1) parking space for each employee on a major shift plus 1 for
each vehicle used in conducting the business or 1 for each 1,000 sq. ft. of floor area,
whichever, is greater. Based on this criterion one-hundred and thirty-three (133) parking
spaces are required by the Code. The current parking lot contains 148 total parking
spaces. As proposed thirty-three (33) new parking spaces would be created as a result of
the parking lot expansion project, which would result in a total of 181 parking spaces at
completion.
2. Additional Review
a. The Rice Creek Watershed District (RCWD) reviewed the plans for this request and
determined that a RCWD Permit would be required for the proposed project.
b. The Building Official reviewed the plans for the project and had no additional
comments.
c. The City Engineer reviewed the proposal and stated that a Grading and Erosion
Control Permit is needed for this project.
Type/Total Required Existing Proposed
Building Size (sq. ft.) 132,247 132,247 132,247
Parking Stall Count 133 148 181
City of Arden Hills
City Council Meeting for November 24, 2014
P:\Planning\Planning Cases\2014\PC 14-027 - Variance - Transwestern 1160 Grey Fox Road\Memos_Reports_14-027
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Variance Evaluation Criteria
On May 5, 2011, the Governor signed into law new variance legislation that changed the review
criteria City’s must use when evaluating variance requests. The new law renames the municipal
variance standard from “undue hardship” to “practical difficulties,” but otherwise retains the
familiar three-factor test of (1) reasonableness, (2) uniqueness, and (3) essential character. Also
included is a sentence new to city variance authority that was already in the county statutes:
“Variances shall only be permitted when they are in harmony with the general purposes and
intent of the ordinance and when the terms of the variance are consistent with the comprehensive
plan”.
Therefore, in evaluating variance requests under the new law, in order to find a practical
difficulty, cities should adopt findings addressing the following questions:
Is the variance in harmony with the purposes and intent of the ordinance?
Is the variance consistent with the comprehensive plan?
Does the proposal put property to use in a reasonable manner?
Are there unique circumstances to the property not created by the landowner?
Will the variance, if granted, alter the essential character of the locality?
As was the case before the new legislation took effect, economic considerations alone cannot
constitute a practical difficulty. Furthermore, the new law clarifies that conditions may be
imposed on granting of variances if those conditions are directly related to and bear a rough
proportionality to the impact created by the variance.
Findings of Fact
The Planning Commission reviewed Planning Case 14-027 at their regular meeting on November
5, 2014. Draft minutes from the meeting are included in Attachment A. The Planning
Commission did not approve, deny or table the request. Both the motion to approve and the
motion to table resulted in a split vote (3-3).
Therefore, the following Findings of Fact were not amended to reflect a motion for approval or
denial. As indicated in the Planning Commission Report staff offered the following eighteen
(18) Findings of Fact:
General Findings
1. That the property is located in the B-3 Service Business Zoning District.
2. That the lot is 333,523 square feet in size with approximate dimensions of 430 feet in
width, and 745 feet in depth.
3. That the property consists of a principal building of 132,247 square feet in size.
4. That the property is accessed off of Grey Fox Road.
5. That the Zoning Code requires that there are 133 parking spaces for this use.
6. That the parking lot currently contains 148 parking spaces.
7. That the new parking area will consist of 33 new parking spaces.
City of Arden Hills
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8. That after completion of the parking lot expansion project the property will contain 181
parking spaces.
9. That the new parking area will have access from the adjoining property to the west along
with access from the existing parking lot.
10. That a variance is being requested to further reduce the amount of landscaping coverage
from 24.06% to 20.32% and to increase the impervious coverage from 75.94% to
79.68%.
11. That a variance is being requested to permit 100% of the parking within the in the side
yard of the property.
Variance Findings:
12. That when compared to other properties in the direct vicinity this parcel may not be
considered unique to the surrounding area because of similar nonconforming site
conditions. It is unclear if the proposal is in harmony with the purpose and intent of the
Zoning Ordinance as the Ordinance generally allows flexibility for unique parcels and
situations when impacts to surrounding properties are minimized.
13. That the proposal is consistent with the Arden Hills Comprehensive Plan as it allows for
the reasonable use of property within the B-3 Service Business Zoning District.
14. That surface parking lots are permitted within the B-3 Service Business Zoning District.
15. That the lot is currently fully developed making an expansion of the surface parking lot to
other areas on the property very limited due to the size of the current building and
existing parking area.
16. That the proposed parking area would be visible from neighboring properties; however,
increased landscaping and tree plantings will help soften the impact of the additional
parking area on surrounding property owners.
17. That the proposed parking area is unlikely to have negative impacts to the property or to
the neighborhood as a whole.
18. That the proposed plans and requested variance for the additional parking area does not
appear to be based on economic considerations alone.
Recommendation
The Findings of Fact for this Site Plan Review and Variance do not directly support a
recommendation for approval or denial. However, if the City Council chooses to make a
recommendation for either approval or denial, the Findings of Fact would need to be amended to
reflect these reasons.
During their meeting on November 5, 2014, the Planning Commission did not approve, deny or
table this request. Both the motion to approve and the motion to table resulted in a split vote (3-
3). Therefore, the Planning Commission forwarded this Site Plan Review and Variance request
to the City Council with no recommendation.
If the City Council recommends approval of the Site Plan Review and Variance, staff has offered
the following eight (8) conditions:
City of Arden Hills
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1. That the project shall be completed in accordance with the plans submitted as
amended by the conditions of approval. Any significant changes to these plans, as
determined by the City Planner, shall require review and approval by the Planning
Commission and City Council.
2. That the variance shall permit the reduction of landscaping coverage from 24.06% to
20.32% and increase the impervious coverage from 75.94% to 79.68%.
3. That the applicant shall submit a financial surety in the amount of 125 percent of the
estimated costs of landscaping prior to the issuance of a grading permit. The financial
surety shall be in the form of a letter of credit issued by a FDIC-insured Minnesota
bank. The purpose of the letter of credit is to ensure that landscaping is completed in
the event that the developer defaults on the approved plan. The City will hold the
letter of credit for two years after the installation of landscaping. The letter of credit
should not expire during the two-year period.
4. That the final tree and landscaping plan shall be approved by the City before the
issuance of the grading permit to ensure that the plan meets the landscaping
regulations stated in Section 1325.05 of the City Code.
5. That any newly created parking space or parking area shall meet the parking
regulations stated in Section 1325.05 of the City Code.
6. That a Grading and Erosion Control Permit shall be issued by the City before the
commencement of any construction, grading or disturbance of soil within the parking
lot area.
7. That a cross access easement agreement shall be filed with Ramsey County in order
to permit access to the new parking area from 1230 Grey Fox Road.
8. That the project shall be approved by the Rice Creek Watershed District (RCWD).
Options
1. Approve the proposal as submitted.
2. Approve the proposal with conditions.
3. Deny the application with reasons for denial.
4. Table for additional information.
Notice
Although a Variance does not require a public hearing, a public meeting notice was prepared by
the City and mailed to properties within three-hundred fifty (350) feet of the subject property.
Resident Comment
Staff has not received any letters, e-mails, or telephone calls from property owners or residents in
regards to this planning case.
City of Arden Hills
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Deadline for Agency Actions
The City of Arden Hills received the completed application for this request on October 3, 2014.
Pursuant to Minnesota State Statute, the City must act on this request by December 2, 2014 (60
days), unless the City provides the petitioner with written reasons for an additional 60-day
review period. The City may extend the review period beyond the 120 days, with the applicant’s
permission.
Attachments
A. Draft Planning Commission Minutes – November 5, 2014
B. Planning Commission Report – November 5, 2014
C. Application, Narrative & Variance Criteria
D. Construction/Parking Lot Expansion Plans
E. Landscaping & Parking Island Plan
F. Variance Exhibit – Existing and Proposed Conditions
G. Aerial Site Map
H. Property Photos
I. Engineering Comments
Approved:
CITY OF ARDEN HILLS, MINNESOTA
PLANNING COMMISSION
WEDNESDAY, NOVEMBER 5, 2014
6:30 P.M. - ARDEN HILLS CITY HALL
CALL TO ORDER/ROLL CALL
Pursuant to due call and notice thereof, Chair Clayton Larson called to order the regular Planning
Commission meeting at 6:30 p.m.
ROLL CALL
Present were: Chair Clayton Larson, Commissioners Brent Bartel, Andrew Holewa, Steven
Jones, Roberta Thompson, and Clayton Zimmerman.
Absent: Commissioner Angela Hames.
Also present were: City Planner Ryan Streff and Associate Planner Matthew Bachler
APPROVAL OF AGENDA – NOVEMBER 5, 2014
Chair Larson stated the agenda will stand as published.
PLANNING CASES
A. Planning Case 14-027; Site Plan Review & Variance; 1160 Grey Fox Road – Not a
Public Hearing
City Planner Streff stated that Transwestern manages the property located at 1160 Grey Fox
Road, which is zoned B-3 Service Business District. The property is generally positioned north of
the Canadian Pacific Rail Line, south of Grey Fox Road, east of Dunlap Street North and west of
Lexington Avenue.
City Planner Streff explained that the applicant is proposing to add an additional parking area
consisting of thirty-three (33) parking spaces to the property. The new parking area would be
located along the western property line and directly between the adjacent building (1230 Grey
Fox Road) and the principal building located on property. Transwestern has reviewed the current
parking needs with the tenant and it has been deemed that the current parking area is insufficient
based on number of parking spaces required for their use. Based on the review performed by
Transwestern fifty-three (53) parking spaces are needed for their use; however, only thirty-three
(33) parking spaces can be constructed on this site without completely redesigning the entire
parking lot or adding a parking deck or ramp to the site. The remaining twenty (20) spaces being
ARDEN HILLS PLANNING COMMISSION – November 5, 2014 2
requested by the tenant are being proposed in the Site Plan Review and Variance request in
Planning Case 2014-028.
City Planner Streff reported that as indicated by the applicant the new parking area would be
constructed along the western property line and over an existing infiltration basin used to collect
runoff from the two parking lots surrounding the drainage area. A replacement subgrade
infiltration basin is being proposed for the area beneath the new parking area. This basin would
outlet into a newly constructed retention pond proposed towards the northern end of the property.
The stormwater management plan for this area has been reviewed and conditional approval
granted by the Rice Creek Watershed District.
City Planner Streff commented that the applicant has indicated that the new parking area would
have access from both the subject property and the adjacent property to the west located at 1230
Grey Fox Road. Both of these parcels are owned by the St. Paul Fire and Marine Insurance
Company. The City would require that a cross access easement agreement be filed with Ramsey
County in order to permit access to the new parking area from 1230 Grey Fox Road.
Land Use Plan:
Site Data
I/O - Light Industrial and Office
Existing Land Use: LI – Light Industrial
Zoning: B-3 Service Business District
Current Lot Sizes: 7.66 Acres
Topography: Fairly Flat
City Planner Streff reviewed the surrounding area, the Plan Evaluation and the Variance
Evaluation Criteria.
City Planner Streff provided the Findings of Fact for review:
General Findings
1. That the property is located in the B-3 Service Business Zoning District.
2. That the lot is 333,523 square feet in size with approximate dimensions of 430 feet in
width, and 745 feet in depth.
3. That the property consists of a principal building of 132,247 square feet in size.
4. That the property is accessed off of Grey Fox Road.
5. That the Zoning Code requires that there are 133 parking spaces for this use.
6. That the parking lot currently contains 148 parking spaces.
7. That the new parking area will consist of 33 new parking spaces.
8. That after completion of the parking lot expansion project the property will contain 181
parking spaces.
9. That the new parking area will have access from the adjoining property to the west along
with access from the existing parking lot.
10. That a variance is being requested to further reduce the amount of landscaping coverage
from 24.06% to 20.32% and to increase the impervious coverage from 75.94% to
79.68%.
11. That a variance is being requested to permit 100% of the parking within the side yard of
the property.
ARDEN HILLS PLANNING COMMISSION – November 5, 2014 3
Variance Findings:
12. That when compared to other properties in the direct vicinity this parcel may not be
considered unique to the surrounding area because of similar nonconforming site
conditions. It is unclear if the proposal is in harmony with the purpose and intent of the
Zoning Ordinance as the Ordinance generally allows flexibility for unique parcels and
situations when impacts to surrounding properties are minimized.
13. That the proposal is consistent with the Arden Hills Comprehensive Plan as it allows for
the reasonable use of property within the B-3 Service Business Zoning District.
14. That surface parking lots are permitted within the B-3 Service Business Zoning District.
15. That the lot is currently fully developed making an expansion of the surface parking lot to
other areas on the property very limited due to the size of the current building and
existing parking area.
16. That the proposed parking area would be visible from neighboring properties; however,
increased landscaping and tree plantings will help soften the impact of the additional
parking area on surrounding property owners.
17. That the proposed parking area is unlikely to have negative impacts to the property or to
the neighborhood as a whole.
18. That the proposed plans and requested variance for the additional parking area does not
appear to be based on economic considerations alone.
City Planner Streff explained that the findings of fact for this Site Plan Review and Variance do
not directly support a recommendation for approval or denial. However, if the Planning
Commission chooses to make a recommendation for either approval or denial, the Findings of
Fact would need to be amended to reflect these reasons. If the Planning Commission
recommends approval of the Site Plan Review and Variance, staff recommends the following
seven (7) conditions:
1. That the project shall be completed in accordance with the plans submitted as amended
by the conditions of approval. Any significant changes to these plans, as determined by
the City Planner, shall require review and approval by the Planning Commission and City
Council.
2. That the variance shall permit the reduction of landscaping coverage from 24.06% to
20.32% and increase the impervious coverage from 75.94% to 79.68%.
3. That the applicant shall submit a financial surety in the amount of 125 percent of the
estimated costs of landscaping prior to the issuance of a grading permit. The financial
surety shall be in the form of a letter of credit issued by a FDIC-insured Minnesota bank.
The purpose of the letter of credit is to ensure that landscaping is completed in the event
that the developer defaults on the approved plan. The City will hold the letter of credit for
two years after the installation of landscaping. The letter of credit should not expire
during the two-year period.
4. That the final tree and landscaping plan shall be approved by the City before the issuance
of the grading permit to ensure that the plan meets the landscaping regulations stated in
Section 1325.05 of the City Code.
5. That any newly created parking space or parking area shall meet the parking regulations
stated in Section 1325.05 of the City Code.
6. That a Grading and Erosion Control Permit shall be issued by the City before the
commencement of any construction, grading or disturbance of soil within the parking lot
area.
ARDEN HILLS PLANNING COMMISSION – November 5, 2014 4
7. That a cross access easement agreement shall be filed with Ramsey County in order to
permit access to the new parking area from 1230 Grey Fox Road.
City Planner Streff reviewed the options available to the Planning Commission on this matter:
1. Recommend Approval with Conditions
2. Recommend Approval as Submitted.
3. Recommend Denial
4. Table
Chair Larson opened the floor to Commissioner comments.
Chair Larson understood that the infiltration basin was being traded for a storm water retention
pond. He asked if the site plans had been thoroughly reviewed by the City Engineer.
City Planner Streff explained that this was the case and the City Engineer had approved the
plans. It was noted that the applicant would have to apply for a grading and erosion control
permit, which would require another review of the plans by staff.
Commissioner Holewa questioned if the Rice Creek Watershed had reviewed and approved the
plans.
City Planner Streff commented that the Rice Creek Watershed District had reviewed the plans
and have given conditional approval.
Commissioner Zimmerman inquired why the additional parking was being requested.
City Planner Streff deferred this question to the applicant, but he believed the number of
employees has increased at the site and therefore, additional parking spaces were being
requested.
Chair Larson requested further information on how the north end of the proposed parking area
was designed.
Steve Gaybauer, Clark Engineering, explained in detail the design of the parking lot noting it
would be curbed with storm water runoff. He then discussed the proposed filtration basin.
Commissioner Zimmerman asked if the applicant had a new tenant that was requiring
additional parking.
John Thompson, Transwestern, reported that Taylor Corporation, known as Venture, is the
current tenant and has been for the past 15 years. Venture is in the process of expanding and has
purchased an adjacent property. This expansion has created the need for additional parking. He
described how the proposed site improvements would improve the property and the water runoff
while also creating additional parking.
Commissioner Thompson asked if additional parking would be required in the future.
ARDEN HILLS PLANNING COMMISSION – November 5, 2014 5
Mr. Thompson discussed the parking available on the adjacent property for Venture employees.
He believed that the parking on-site, with the additional parking requested would meet the needs
of all tenants.
Commissioner Holewa asked if the retention pond would have standing water in it.
Mr. Gaybauer stated the infiltration basin would draw down within 48 hours of a rain event.
Commissioner Holewa feared how Transwestern would manage providing additional parking if
Venture were to add additional office space.
Mr. Thompson explained that Venture was leasing the adjacent building at 3728 Dunlap Street
for their current expansion and that this space would assist in meeting their parking needs.
Commissioner Bartel questioned if a two-level parking structure has been considered.
Mr. Gaybauer commented that the expense of a parking structure may not be feasible.
Commissioner Thompson was in favor of including the Rice Creek Watershed District approval
within the Findings of Fact or as a condition for approval, due to the fact that it addressed the
groundwater situation.
Commissioner Holewa wanted to support the business and the proposed site improvements.
However, he expressed concern with the proposed swale and wanted to see additional plantings
in the rain gardens.
Commissioner Bartel discussed the percentage of allowable impervious surfaces in business
districts. He explained he was having a hard time supporting this request due to the fact the
percentage of impervious surface was approaching 80%, and the adjacent property was nearing
90%.
Chair Larson understood this concern, but commented that the proposed retention pond and
filtration basin was better than the site’s current swale. He believed the retention pond and
filtration basin would improve the site and for that reason he supported the request.
Commissioner Zimmerman indicated that pervious pavers may be another option for the
increased parking spaces as this would create a hard surface, while addressing the water runoff
concerns.
Chair Larson stated that the soil in the swale would need correcting before pavers could be
placed in this area.
Commissioner Zimmerman believed that this soil correction would also be needed for asphalt
or concrete. He questioned if the Commission should table action on this item to allow staff to
work with the applicant on pervious surface options.
Commissioner Jones supported the applicant’s request as the storm water runoff in this area
needed improvement and the increased parking would not adversely impact the surrounding
properties.
ARDEN HILLS PLANNING COMMISSION – November 5, 2014 6
Commissioner Zimmerman requested comment from the applicant on the potential use of
pervious pavers in the swale.
Mr. Gaybauer understood the merits of using pavers and believed this option would add 30% to
the project cost per square foot for the parking surface. He stated this would also modify the
storm retention basin. He indicated he would have to more closely review the engineering of the
site if the paver option were pursued.
Commissioner Bartel was interested in reviewing how the water runoff on the site would be
impacted if pavers were used versus not used in the swale.
Mr. Gaybauer stated he could investigate this further, while also looking at how the
downstream system would be impacted.
Commissioner Thompson was in favor of the applicant pursuing pervious options for the
parking lot.
Commissioner Thompson moved and Commissioner Holewa seconded a motion to
recommend approval of Planning Case 14-027 for a Site Plan Review and Variance to
reconfigure the existing parking lot at 1160 Grey Fox Road based on the findings of fact
and the submitted plans, as amended by the eight (8) conditions in the November 5, 2014,
report to the Planning Commission.
Condition 8: Approval from the Rice Creek Watershed District.
City Planner Streff requested that the Commission address the Findings of Fact to support
approval.
Chair Larson reported one finding could read: The new retention pond would address the site
drainage better than the existing swale, as determined by the City Engineer and Clark
Engineering.
Commissioner Holewa was in favor of tabling action on this item to allow the applicant to
review the potential use of pavers, in addition to how this will impact the water runoff.
Commissioner Zimmerman stated the site was currently maxed out on impervious surface. He
feared how the site would be impacted by the proposed request and for this reason he could not
support the Planning Case.
Commissioner Bartel agreed and requested the applicant further quantify the amount of
additional water that would be running off the site. He recommended the Planning Case be
tabled until this information could be brought back to the Commission.
Chair Larson believed that the information provided by the engineer was sufficient and proved
that the proposed retention pond was an improvement over the current swale.
ARDEN HILLS PLANNING COMMISSION – November 5, 2014 7
Commissioner Zimmerman wanted to see the City be sensitive to the amount of storm water
runoff coming from this site given the recent fines the Met Council has assessed to cities in the
metro area.
Chair Larson still believed the trade off and improvement to the storm sewer system merited
approval.
The motion failed 3-3 (Bartel, Holewa and Zimmerman opposed).
Commissioner Holewa moved and Commissioner Zimmerman seconded a motion to table
Planning Case 14-028 a Site Plan Review and Variance at 1160 Grey Fox Road to allow the
applicant to review the request further with staff.
Commissioner Holewa requested comment from the City Engineer on the runoff and proposed
infiltration basins.
Commissioner Bartel also wanted to see a comparison on the storm water system both for the
current system and proposed system.
Commissioner Zimmerman wanted to ensure that the new storm water system would handle the
additional runoff. He did not support any increase in impervious surface and recommended the
applicant further investigate the use of pervious pavers or concrete.
Chair Larson reiterated that the applicant had already received conditional approval from the
Rice Creek Watershed District. He explained that the new retention pond and filtration basin
would manage the water runoff differently than the current swale.
The motion failed 3-3 (Chair Larson, Jones and Thompson opposed).
Commissioner Bartel did not understand why the Commission did not fully support the request
being tabled.
Commissioner Thompson did not believe the matter had to be tabled as the Commission had
enough information to recommend approval.
City Planner Streff stated it would be possible for the Planning Case to proceed to the Council
with a 3-3 split vote. He commented that the Commission could ask the applicant how they
would like to proceed.
Mr. Thompson was not in favor of tabling the request as this would delay the matter. He
clarified that the proposed storm water improvements would be equal to or better than the current
situation. He reported that he has received conditional approval from the Rice Creek Watershed
District and the City Engineer has already reviewed the plans for the site. He questioned what
the Commission would be gaining by tabling the request this evening.
Commissioner Bartel understood the request was approved by Rice Creek Watershed District
but he wanted further clarification on how the site would handle the runoff. He also wanted to
understand if the proposed storm water changes would improve the site.
ARDEN HILLS PLANNING COMMISSION – November 5, 2014 8
Chair Larson suggested this case proceed to the Council with no recommendation from the
Planning Commission and ask that the Council be given information from the City Engineer and
the Rice Creek Watershed District describing their position on the request.
Commissioner Holewa recommended the Planning Commission minutes be provided to the City
Council.
City of Arden Hills
Planning Commission Meeting for November 5, 2014
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MEMORANDUM
DATE: November 5, 2014 PC Agenda Item 3.A
TO: Planning Commission
FROM: Ryan Streff, City Planner
SUBJECT: Planning Case #14-027 – No Public Hearing Required
Applicant: Transwestern Management
Property Location: 1160 Grey Fox Road
Request: Site Plan Review & Variance – Parking Lot Expansion
Requested Action
The applicant has requested a Site Plan Review & Variance in order to add an additional parking
area to the property located at 1160 Grey Fox Road.
Background/Overview of Request
Transwestern manages the property located at 1160 Grey Fox Road, which is zoned B-3 Service
Business District. The property is generally positioned north of the Canadian Pacific Rail Line,
south of Grey Fox Road, east of Dunlap Street North and west of Lexington Avenue.
The applicant is proposing to add an additional parking area consisting of thirty-three (33)
parking spaces to the property. The new parking area would be located along the western
property line and directly between the adjacent building to the west at 1230 Grey Fox Road and
the principal building located on the subject property. Transwestern has reviewed the current
parking needs with the tenant and its has been deemed that the current parking area is insufficient
based on number of parking spaces required for this use. Based on the review performed by
Transwestern fifty-three (53) parking spaces are needed for this use, however, only thirty-three
(33) parking spaces can be constructed on this site without completely redesigning the entire
parking lot or adding a parking deck or ramp to the site. The remaining twenty (20) spaces being
requested by the tenant are being proposed in the Site Plan Review and Variance request in
Planning Case 2014-028.
City of Arden Hills
Planning Commission Meeting for November 5, 2014
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As indicated by the applicant the new parking area would be constructed along the western
property line and over an existing infiltration basin used to collect runoff from the two parking
lots surrounding the drainage area. A replacement subgrade infiltration basin is being proposed
for the area beneath the new parking area. This basin would outlet into a newly constructed
retention pond proposed towards the northern end of the property. The stormwater management
plan for this area has been reviewed and conditional approval granted by the Rice Creek
Watershed District.
The applicant has indicated that the new parking area would have access from both the subject
property and the adjacent property to the west located at 1230 Grey Fox Road. Both of these
parcels are owned by the St. Paul Fire and Marine Insurance Company. The City would require
that a cross access easement agreement be filed with Ramsey County in order to permit access to
the new parking area from 1230 Grey Fox Road.
The applicant has submitted a narrative of the proposed project and a response to the variance
evaluation criteria (Attachment A), a site plan depicting the proposed construction (Attachment
B), and a landscaping and planting island plan (Attachment C).
1. Site Data
Future Land Use Plan: I/O - Light Industrial and Office
Existing Land Use: LI – Light Industrial
Zoning: B-3 Service Business District
Current Lot Sizes: 7.66 Acres
Topography: Fairly Flat
2. Surrounding Area
Direction Future Land Use Plan Zoning Existing Land Use
North MB – Mixed Business B-4 Retail Center District LI – Light Industrial
South Railroad ROW & CMU –
Community Mixed Use
Railroad ROW & B-2 General
Business District
Railroad ROW & COM -
Commercial
East
COM - Commercial B-3 Service Business District COM - Commercial
West I/O - Light Industrial and
Office B-3 Service Business District LI – Light Industrial
City of Arden Hills
Planning Commission Meeting for November 5, 2014
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Plan Evaluation
1. B-3 Service Business District Regulations, Existing Conditions, and Proposed
Redevelopment
A. Lot Size & Dimensions – Meets
Requirements
The lot is 333,523 square feet, with
approximate dimensions of 430 feet by
745 feet.
B. Site Plan Review – Site Plan Approval
Required
A Site Plan Review is required by the City
Code for the reorganization of parking,
drives and entrances within any business
or industrial district.
The applicant is proposing to reconfigure
the existing parking lot on the property in
order to add thirty-three (33) additional parking spaces to meet the operational parking
needs required by the tenant.
C. Lot Coverage – Variance Required
The existing and proposed lot coverage calculations exceed the standards set within the
B-3 Service Business Zoning District. The B-3 Zoning District permits a maximum lot
coverage of 75% for impervious surfaces, of which 40% is permitted for structures on the
property. A minimum landscape coverage area of 25% is required. A variance to further
reduce the landscaping coverage from 24.06% to 20.32% and to increase the impervious
coverage from 75.94% to 79.68% is being proposed by the applicant.
Coverage Type Permitted Existing Proposed
Impervious Coverage 75% 75.94% 79.68%
Landscaping Coverage 25% 24.06% 20.32%
Applicable B-3 Lot Requirements
1. Minimum Lot Area (sf.) 13,000
2. Minimum Lot Size (ft., width/depth) 100/130
3. Height (ft.) 35
4. Lot Covered by Structure 40%
5. Minimum Landscape Lot Area 25%
6. Minimum Building Setbacks (ft)
Front Yard 50
Rear Yard (Principle) 20
Rear Yard (Accessory) 10
Side Yard Interior - Principal
(Minimum/total both yards on lot) 20/40
Side Yard Interior - Accessory 10
Side Yard Corner 50
City of Arden Hills
Planning Commission Meeting for November 5, 2014
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D. Tree Preservation – Meets Requirements
The applicant has indicated that no significant trees will be impacted as a result of the
newly constructed parking area. However, if the project results in the removal of any
significant trees within the site the applicant would be required to meet the City’s tree
preservation standards, and mitigation may be necessary.
E. Lighting – Meets Requirements
The proposed modification to the property does not include new exterior lighting to be
installed. However, if new exterior lighting is added to the site the lighting plan would
require approval by both the City and the Ramsey County Sheriff’s Department. All
exterior lighting is required to meet the standards within Section 1325.50 Subd. 3 of the
City’s Zoning Code.
F. Planting Islands – Meets Requirements
In Section 1325.05 of the Zoning Code planting islands are required to occupy at least ten
(10) percent of the parking area. Parking lot islands are also required to be a minimum of
150 square feet in area. The planting island plan that has been provided by the applicant
in Attachment C indicates that these requirements have been met. The new parking area
as proposed includes 3,803 square feet of parking island area, which is approximately
30% of the new parking area.
G. Trees Along Street Frontage – Meets Requirements
The Zoning Code states in Section 1325.05 that a minimum of one tree shall be provide
along the right-of-way for every fifty (50) feet of public street frontage. The site plan
Type/Total Permitted Existing Conditions Proposed
Square Feet % Square Feet %
Principle Building 40% 132,247 39.65% 132,247 39.65%
Parking Lot 121,047 36.29% 133,521 40.03%
Total Coverage 75% 253,294 75.94% 265,768 79.68%
Landscape Coverage 25% 80,229 24.06% 67,755 20.32%
Parcel/Lot Area 333,523 333,523 333,523
Parking Stall Count 133 148 181
Required
New Parking Area -- -- -- 12,474 --
New Parking Lot Island Area 1,247 or 10% -- -- 3,803 30%
City of Arden Hills
Planning Commission Meeting for November 5, 2014
P:\Planning\Planning Cases\2014\PC 14-027 - Variance - Transwestern 1160 Grey Fox Road\Memos_Reports_14-027
Page 5 of 9
that has been provided by the applicant indicates that the existing trees on the property
fulfill this requirement.
H. Parking – Variance Requested
Within the design standards for the B-3 Zoning District placing parking between the
street right-of-way and the building is discouraged. The standards within this section also
state that no more than fifty (50) percent of the parking on the site may be located
between the buildings or in the side yard.
The subject property was developed before the B-3 Design Standards were adopted into
the Zoning Code in 2008. In this particular case the current property as developed does
not allow for parking in any other area than in side yard on the west side of the building.
No parking is proposed between the street and the building.
I. Off-Street Parking – Meets Requirements
In Section 1325.06 of the Zoning Code it states that Business and Industry uses are
required to provide one (1) parking space for each employee on a major shift plus 1 for
each vehicle used in conducting the business or 1 for each 1,000 sq. ft. of floor area,
whichever is greater. Based on this criterion one-hundred and thirty-three (133) parking
spaces are required by the Code. The current parking lot contains 148 total parking
spaces. As proposed thirty-three (33) new parking spaces would be created as a result of
the parking lot expansion project, which would result in a total of 181 parking spaces at
completion.
2. Flood Plain, Wetlands, and Easements
The project as proposed does not affect any flood plains, wetlands, or easements.
3. Additional Review
a. The Rice Creek Watershed District (RCWD) reviewed the plans for this request and
determined that a RCWD Permit would be required for the proposed project.
Type/Total Required Existing Proposed
Building Size (sq. ft.) 132,247 132,247 132,247
Parking Stall Count 133 148 181
City of Arden Hills
Planning Commission Meeting for November 5, 2014
P:\Planning\Planning Cases\2014\PC 14-027 - Variance - Transwestern 1160 Grey Fox Road\Memos_Reports_14-027
Page 6 of 9
b. The Building Official reviewed the plans for the project and had no additional
comments.
c. The City Engineer reviewed the proposal and stated that a Grading and Erosion
Control Permit is needed for this project.
Variance Evaluation Criteria
On May 5, 2011, the Governor signed into law new variance legislation that changed the review
criteria City’s must use when evaluating variance requests. The new law renames the municipal
variance standard from “undue hardship” to “practical difficulties,” but otherwise retains the
familiar three-factor test of (1) reasonableness, (2) uniqueness, and (3) essential character. Also
included is a sentence new to city variance authority that was already in the county statutes:
“Variances shall only be permitted when they are in harmony with the general purposes and
intent of the ordinance and when the terms of the variance are consistent with the comprehensive
plan”.
Therefore, in evaluating variance requests under the new law, in order to find a practical
difficulty, cities should adopt findings addressing the following questions:
• Is the variance in harmony with the purposes and intent of the ordinance?
• Is the variance consistent with the comprehensive plan?
• Does the proposal put property to use in a reasonable manner?
• Are there unique circumstances to the property not created by the landowner?
• Will the variance, if granted, alter the essential character of the locality?
As was the case before the new legislation took effect, economic considerations alone cannot
constitute a practical difficulty. Furthermore, the new law clarifies that conditions may be
imposed on granting of variances if those conditions are directly related to and bear a rough
proportionality to the impact created by the variance.
Findings of Fact
Staff offers the following eighteen (18) findings of fact for review:
General Findings
1. That the property is located in the B-3 Service Business Zoning District.
2. That the lot is 333,523 square feet in size with approximate dimensions of 430 feet in
width, and 745 feet in depth.
3. That the property consists of a principal building 132,247 square feet in size.
4. That the property is accessed off of Grey Fox Road.
City of Arden Hills
Planning Commission Meeting for November 5, 2014
P:\Planning\Planning Cases\2014\PC 14-027 - Variance - Transwestern 1160 Grey Fox Road\Memos_Reports_14-027
Page 7 of 9
5. That the Zoning Code requires that 133 parking spaces for this use.
6. That the parking lot currently contains 148 parking spaces.
7. That the new parking area will consist of 33 new parking spaces.
8. That after completion of the parking lot expansion project the property will contain 181
parking spaces.
9. That the new parking area will have access from the adjoining property to the west along
with access from the existing parking lot.
10. That a variance is being requested to further reduce the amount of landscaping coverage
from 24.06% to 20.32% and to increase the impervious coverage from 75.94% to
79.68%.
11. That a variance is being request to permit 100% of the parking within the in the side yard
of the property.
Variance Findings:
12. That when compared to other properties in the direct vicinity this parcel may not be
considered unique to the surrounding area because of similar nonconforming site
conditions. It is unclear if the proposal is in harmony with the purpose and intent of the
Zoning Ordinance as the Ordinance generally allows flexibility for unique parcels and
situations when impacts to surrounding properties are minimized.
13. That the proposal is consistent with the Arden Hills Comprehensive Plan as it allows for
the reasonable use of property within the B-3 Service Business Zoning District.
14. That surface parking lots are permitted within the B-3 Service Business Zoning District.
15. That the lot is currently fully developed making an expansion of the surface parking lot to
other areas on the property very limited due to the size of the current building and
existing parking area.
16. That the proposed parking area would be visible from neighboring properties; however,
increased landscaping and tree plantings will help soften the impact of the additional
parking area on surrounding property owners.
17. That the proposed parking area is unlikely to have negative impacts to the property or to
the neighborhood as a whole.
18. That the proposed plans and requested variance for the additional parking area does not
appear to be based on economic considerations alone.
Recommendation
The findings of fact for this Site Plan Review and Variance do not directly support a
recommendation for approval or denial. However, if the Planning Commission chooses to make
a recommendation for either approval or denial, the Findings of Fact would need to be amended
to reflect these reasons.
City of Arden Hills
Planning Commission Meeting for November 5, 2014
P:\Planning\Planning Cases\2014\PC 14-027 - Variance - Transwestern 1160 Grey Fox Road\Memos_Reports_14-027
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If the Planning Commission recommends approval of the Site Plan Review and Variance, staff
recommends the following seven (7) conditions:
1. That the project shall be completed in accordance with the plans submitted as
amended by the conditions of approval. Any significant changes to these plans, as
determined by the City Planner, shall require review and approval by the Planning
Commission and City Council.
2. That the variance shall permit the reduction of landscaping coverage from 24.06% to
20.32% and an increase the impervious coverage from 75.94% to 79.68%.
3. That the applicant shall submit a financial surety in the amount of 125 percent of the
estimated costs of landscaping prior to the issuance of a grading permit. The financial
surety shall be in the form of a letter of credit issued by a FDIC-insured Minnesota
bank. The purpose of the letter of credit is to ensure that landscaping is completed in
the event that the developer defaults on the approved plan. The City will hold the
letter of credit for two years after the installation of landscaping. The letter of credit
should not expire during the two-year period.
4. That the final tree and landscaping plan shall be approved by the City before the
issuance of the grading permit to ensure that the plan meets the landscaping
regulations stated in Section 1325.05 of the City Code.
5. That any newly created parking space or parking area shall meet the parking
regulations stated in Section 1325.05 of the City Code.
6. That a Grading and Erosion Control Permit shall be issued by the City before the
commencement of any construction, grading or disturbance of soil within the parking
lot area.
7. That a cross access easement agreement shall be filed with Ramsey County in order
to permit access to the new parking area from 1230 Grey Fox Road.
Options
1. Recommend Approval with Conditions: Motion to recommend approval of Planning Case
14-027 for a Site Plan Review and Variance to reconfigure the existing parking lot at 1160
Grey Fox Road, based on the findings of fact, the submitted plans, and the seven (7)
conditions in the November 5, 2014, Report to the Planning Commission.
2. Recommend Approval as Submitted: Motion to recommend approval of Planning Case 14-
027 for a Site Plan Review and Variance to reconfigure the existing parking lot at 1160 Grey
Fox Road, based on the findings of fact and the submitted plans in the November 5, 2014,
Report to the Planning Commission.
City of Arden Hills
Planning Commission Meeting for November 5, 2014
P:\Planning\Planning Cases\2014\PC 14-027 - Variance - Transwestern 1160 Grey Fox Road\Memos_Reports_14-027
Page 9 of 9
3. Recommend Denial: Motion to recommend denial of Planning Case14-027 for a Site Plan
Review and Variance to reconfigure the existing parking lot at 1160 Grey Fox Road, based
on the following findings of fact…
4. Table: Motion to table Planning Case 14-027 for a Site Plan Review and Variance to
reconfigure the existing parking lot at 1160 Grey Fox Road: a specific reason and/or
information request should be included with a motion to table.
Notice
Although a Variance does not require a public hearing, a public meeting notice was prepared by
the City and mailed to properties within three-hundred fifty (350) feet of the subject property.
Resident Comment
Staff has not received any letters, e-mails, or telephone calls from property owners or residents in
regards to this planning case.
Deadline for Agency Actions
The City of Arden Hills received the completed application for this request on October 3, 2014.
Pursuant to Minnesota State Statute, the City must act on this request by December 2, 2014 (60
days), unless the City provides the petitioner with written reasons for an additional 60-day
review period. The City may extend the review period beyond the 120 days, with the applicant’s
permission.
Attachments
A. Application, Narrative & Variance Criteria
B. Site Plan - Parking Lot Expansion Plan
C. Site Plan - Landscaping & Parking Island Plan
D. Aerial Site Map
E. Property Photos
Minneapolis Aberdeen Sioux Falls Watertown
Minnesota South Dakota South Dakota South Dakota
An Equal Opportunity Employer
621 Lilac Drive North
Minneapolis, MN 55422
Phone: (763) 545-9196
Fax: (763) 541-0056
www.clark-eng.com
October 3, 2014
Ryan Streff
City of Arden Hills
RE: Transwestern Parking Lots
Arden Hills, MN
Clark Project #C14009.01.001
Dear Ryan:
This letter is the brief description of the parking lot projects as requested and required for the site review
application.
1160 Grey Fox Road
A new parking lot is being proposed to add 33 parking stalls. The existing function of the site is an
industrial/commercial use. The current operations of the 1160 building were assessed by Transwestern
and the building’s tenant. The current parking available to the tenant was deemed insufficient of their
needs. The future function of the site will remain an industrial/commercial use. However, with the
additional parking, the current tenant and any future tenant will have the ability to use the site uninhibited.
The proposed parking lot will be developed over an existing drainage ditch and basin. This basin will be
expanded to the north area of the parking lot and underground. The stormwater management will be
addressed to the satisfaction of the Rice Creek Watershed District by complying with their stormwater
rules.
3728 Dunlap
A new parking lot is being proposed to add 20 parking stalls. The existing function of the space is
currently open green space and the site has an existing industrial land use. The parking spaces proposed
to this property are in conjunction with the assessed need of the tenant in the 1160 Grey Fox space. To
meet the assessed needs, parking spaces are being added to the 3728 property to serve the 1160 property.
Similarly, the 3728 property addresses the stormwater management on site with a bio-retention basin /
filtration basin. The basin has been sized to manage the additional parking lot coverage. All stormwater
management for the new parking lot will be designed to the Rice Creek Watershed District’s stormwater
rules.
If you have questions please feel free to contact me at (763) 595-3133.
Sincerely,
Clark Engineering Corporation
Steven E. Gebauer, PE
Civil Project Manager
Minneapolis Aberdeen Sioux Falls Watertown
Minnesota South Dakota South Dakota South Dakota
An Equal Opportunity Employer
621 Lilac Drive North
Minneapolis, MN 55422
Phone: (763) 545-9196
Fax: (763) 541-0056
www.clark-eng.com
October 3, 2014
Ryan Streff
City of Arden Hills
RE: Transwestern Parking Lots
Arden Hills, MN
Clark Project #C14009.01.001
Dear Ryan:
This letter is in response to the six hardship criteria as requested and required for the variance application
related to impervious cover.
1160 Grey Fox Road
1. A variance is sought in order to maintain reasonable use of the property based on; t he current
operations of the 1160 building were assessed by Transwestern and the building’s tenant. The
current parking available to the tenant was deemed insufficient of their needs. However, with the
additional parking, the current tenant and any future tenant will have the ability to use the site
uninhibited.
2. The impervious coverage percentage is related to the parcel size and ability to meet the tenant
needs and reasonable use of the property.
3. Given the industrial/commercial use of this parcel and the surrounding properties, the site having
already been granted a hard cover variance and providing no more parking than necessary at this
time, the requested deviation is reasonable.
4. The land use for the property will not change as a result of the variance.
5. The variance is primarily related to the uninhibited use of the property.
3728 Dunlap
1. A variance is sought in order to maintain reasonable use of the property based on; t he parking
needs associated with the assessed need of the tenant in the 1160 Grey Fox space. The additional
parking will allow the current tenant and any future tenant will have the ability to use the site
uninhibited.
2. The impervious coverage percentage is related to the parcel size and ability to meet the tenant
needs and reasonable use of the property.
3. Given the industrial/commercial use of this parcel and the surrounding properties, the site having
already been granted a hard cover variance and providing no more parking than necessary at this
time, the requested deviation is reasonable.
4. The land use for the property will not change as a result of the variance.
Month xx, 2013 Page 2 of 2
Transwestern Parking Lots
Arden Hills, Minnesota
Clark Project #C14009.01.001
5. The variance is primarily related to the uninhibited use of the property.
If you have questions please feel free to contact me at (763) 595-3133.
Sincerely,
Clark Engineering Corporation
Steven E. Gebauer, PE
Civil Project Manager
Fax (763) 525-1666
www.clark-eng.com
621 Lilac Drive North
Minneapolis, MN 55422-4609
(763) 545-9196
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Fax (763) 525-1666
www.clark-eng.com
621 Lilac Drive North
Minneapolis, MN 55422-4609
(763) 545-9196
Fax (763) 525-1666
www.clark-eng.com
621 Lilac Drive North
Minneapolis, MN 55422-4609
(763) 545-9196
Fax (763) 525-1666
www.clark-eng.com
621 Lilac Drive North
Minneapolis, MN 55422-4609
(763) 545-9196
Fax (763) 525-1666
www.clark-eng.com
621 Lilac Drive North
Minneapolis, MN 55422-4609
(763) 545-9196
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Fax (763) 525-1666
www.clark-eng.com
621 Lilac Drive North
Minneapolis, MN 55422-4609
(763) 545-9196
PRELIMINARY
NOT FOR
CONSTRUCTION
Fax (763) 525-1666
www.clark-eng.com
621 Lilac Drive North
Minneapolis, MN 55422-4609
(763) 545-9196
The zoning district designations represented on this map correspond to the City of Arden Hills official Zoning Map. Questions concerning the Zoning Map should be directed to City Hall. Zoning designations are subject to change. Please refer to the Zoning Code for complete information.
Map Date: October 31, 2014
P:\GIS_Data\Planning\Planning Cases\2014\PC 14-030¯Property Boundary
Lake Josephine
Transwestern
Site Plan Review & Variance 14-027
Parking Lot Expansion
1160 Grey Fox Road
MEMORANDUM
DATE: November 20, 2014
TO: Ryan Streff, City Planner
FROM: John Anderson, Assistant City Engineer
CC: Terry Maurer, Public Works Director
SUBJECT: Transwestern Parking Modification 1160 Grey Fox Rd/ 3728 Dunlap St
We have reviewed the revised plans and drainage calculations (dated 11/12/14) for the Transwestern
parking lot addition. The project as proposed meets the requirements of the City of Arden Hills Grading
and Erosion Control Ordinance. The grading and erosion control permit application is conditionally
approved on completion of the planning approval process. The project has been reviewed by Rice Creek
Watershed District and has received Conditional Approval Pending Receipt of Changes (CAPROC).
The proposed stormwater improvements create a more desirable drainage system due to a number of
factors. The bio-filtration basins proposed provide treatment of stormwater from the site prior to
discharge. The discharge rate is attenuated by creation of the basins to at least 80% of the existing rate.
The long term stormwater basin maintenance is required to be completed by the property owner as a
condition of the RCWD permit. All of these factors provide for a situation that will discharge less
pollution to the surface water in Arden Hills.
City of Arden Hills
City Council Meeting for November 24, 2014
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NEW BUSINESS – 8C
MEMORANDUM
DATE: November 24, 2014
TO: Honorable Mayor and City Councilmembers
Patrick Klaers, City Administrator
FROM: Ryan Streff, City Planner
SUBJECT: Planning Case #14-028
Applicant: Transwestern Management
Property Location: 3728 Dunlap Street North
Request: Site Plan Review & Variance – Parking Lot Expansion
Requested Action
The Planning Commission did not vote to approve or deny the request in Planning Case 14-028
for a parking lot expansion at 3728 Dunlap Street North as the motion to approve resulted in a
split vote (3-3). Therefore, the Planning Commission forwarded this Site Plan Review and
Variance request to the City Council with no recommendation.
Background/Overview of Request
Transwestern manages the property located at 3728 Dunlap Street North, which is zoned B-4
Service Business District. The property is generally positioned north of Grey Fox Road, south of
Red Fox Road, east of Dunlap Street North and west of Lexington Avenue.
The applicant is proposing to add an additional parking area consisting of twenty (20) parking
spaces to the property. The proposed parking area would be constructed just south of the existing
building and north of Grey Fox Road with access provided from Grey Fox Road. This new
parking area would be an extension to the west of the existing parking area.
The proposed parking area to be constructed at 3728 Dunlap Street North would be utilized by
the tenant at 1160 Grey Fox Road in order to meet their parking needs. As stated in Planning
City of Arden Hills
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Case 14-027, Transwestern has reviewed the current parking needs of the tenant at 1160 Grey
Fox Road and determined that parking at this site alone is not adequate for the tenant’s use of the
property. Based on the review performed by Transwestern, fifty-three (53) additional parking
spaces are needed for the use at 1160 Grey Fox Road. If the Site Plan Review and Variance in
Planning Case 14-027 is approved for an additional thirty-three (33) parking spaces then the site
at 3728 would only require a parking area for twenty (20) additional parking spaces.
Transwestern attempted to fit all the parking spaces within the parcel located at 1160 Grey Fox
Road, however, only thirty-three (33) parking spaces could be constructed on the site.
In order to address stormwater issues a bio-retention basin has been proposed to capture the
additional runoff from the new parking area. The stormwater management plan for this area has
been reviewed and conditional approval granted by the Rice Creek Watershed District. The
Assistant City Engineer has also given conditional approval of the Grading and Erosion Control
Plan contingent on the approval of this planning case (Attachment I).
Both of the parcels discussed in this case and in Planning Case 14-027 are owned by the St. Paul
Fire and Marine Insurance Company. The City would require that a cross access easement
agreement be filed with Ramsey County in order to permit access to the new parking area from
Grey Fox Road for the employees at 1160 Grey Fox Road. A parking easement over the
dedicated twenty (20) parking spaces would also be required by the City in order to permanently
permit the use of these parking spaces by the tenant of 1160 Grey Fox Road
The applicant has submitted a narrative of the proposed project and a response to the variance
evaluation criteria (Attachment C), a site plan depicting the proposed construction (Attachment
D), and a landscaping and planting island plan (Attachment E).
Plan Evaluation
1. B-4 Retail Center District Regulations, Existing Conditions, and Proposed
Redevelopment
A. Site Plan Review – Site Plan Approval Required
A Site Plan Review is required by the City Code for the reorganization of parking, drives
and entrances within any business or industrial district.
The applicant is proposing to reconfigure the existing parking lot on the property in order
to add twenty (20) additional parking spaces to meet the operational parking needs
required by the tenant located at 1160 Grey Fox Road.
B. Lot Coverage – Variance Required
City of Arden Hills
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The existing and proposed lot coverage calculations exceed the standards set within the
B-4 Service Business Zoning District. The B-4 Zoning District permits a maximum lot
coverage of 75% for impervious surfaces, of which 25% is permitted for structures on the
property. A minimum landscape coverage area of 25% is required. A variance to reduce
the landscaping coverage from 15.75% to 10.98% and increase the impervious coverage
from 84.25% to 89.02% is being proposed by the applicant.
Coverage Type Permitted Existing Proposed
Impervious Coverage 75% 84.25% 89.02%
Landscaping Coverage 25% 15.75% 10.98%
C. Off-Street Parking – Site Plan Approval Required
In Section 1325.06 of the Zoning Code it states that Business and Industry uses are
required to provide one (1) parking space for each employee on a major shift plus 1 for
each vehicle used in conducting the business or 1 for each 1,000 sq. ft. of floor area,
whichever is greater. Based on this criterion forty-five (45) parking spaces are required
by the Code. The current parking lot contains fifty-three (53) total parking spaces. As
proposed twenty (20) new parking spaces would be created as a result of the parking lot
expansion project, which would result in a total of seventy-three (73) parking spaces at
completion. The new parking spaces being created on this site are being allocated to the
tenant across the street at 1160 Grey Fox Road in order to meet the parking needs of this
tenant.
2. Additional Review
a. The Rice Creek Watershed District (RCWD) reviewed the plans for this request and
determined that a RCWD Permit would be required for the proposed project.
b. The Building Official reviewed the plans for the project and had no additional
comments.
c. The City Engineer reviewed the proposal and stated that a Grading and Erosion
Control Permit is needed for this project.
Type/Total Required Existing Proposed
Building Size (sq. ft.) 44,590 44,590 44,590
Parking Stall Count 45 53 73
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Variance Evaluation Criteria
On May 5, 2011, the Governor signed into law new variance legislation that changed the review
criteria City’s must use when evaluating variance requests. The new law renames the municipal
variance standard from “undue hardship” to “practical difficulties,” but otherwise retains the
familiar three-factor test of (1) reasonableness, (2) uniqueness, and (3) essential character. Also
included is a sentence new to city variance authority that was already in the county statutes:
“Variances shall only be permitted when they are in harmony with the general purposes and
intent of the ordinance and when the terms of the variance are consistent with the comprehensive
plan”.
Therefore, in evaluating variance requests under the new law, in order to find a practical
difficulty, cities should adopt findings addressing the following questions:
Is the variance in harmony with the purposes and intent of the ordinance?
Is the variance consistent with the comprehensive plan?
Does the proposal put property to use in a reasonable manner?
Are there unique circumstances to the property not created by the landowner?
Will the variance, if granted, alter the essential character of the locality?
As was the case before the new legislation took effect, economic considerations alone cannot
constitute a practical difficulty. Furthermore, the new law clarifies that conditions may be
imposed on granting of variances if those conditions are directly related to and bear a rough
proportionality to the impact created by the variance.
Findings of Fact
The Planning Commission reviewed Planning Case 14-028 at their regular meeting on November
5, 2014. Draft minutes from the meeting are included in Attachment A. The Planning
Commission did not approve, deny or table the request as the motion to approve resulted in a
split vote (3-3).
Therefore, the following Findings of Fact were not amended to reflect a motion for approval or
denial. As indicated in the Planning Commission Report staff offered the following seventeen
(17) Findings of Fact:
General Findings
1. That the property is located in the B-4 Retail Center Zoning District.
2. That the lot is 116,244 square feet in size with approximate dimensions of 270 feet in
width, and 430 feet in depth.
3. That the property consists of a principal building of 44,590 square feet in size.
4. That the property has access off of both Dunlap Street North and Grey Fox Road.
City of Arden Hills
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5. That the Zoning Code requires that there are 45 parking spaces for this use.
6. That the parking lot currently contains 53 parking spaces.
7. That the new parking area will consist of 20 new parking spaces. These spaces will be
utilized by the tenant located at 1160 Grey Fox Road.
8. That after completion of the parking lot expansion project the property will contain 73
parking spaces.
9. That the new parking area will have access from the adjoining parking area to the east
with access from Grey Fox Road.
10. That a variance is being requested to reduce the amount of landscaping coverage from
15.75% to 10.98% and to increase the impervious coverage from 84.25% to 89.02%.
Variance Findings:
11. That when compared to other properties in the direct vicinity this parcel may not be
considered unique to the surrounding area because of similar nonconforming site
conditions. It is unclear if the proposal is in harmony with the purpose and intent of the
Zoning Ordinance as the Ordinance generally allows flexibility for unique parcels and
situations when impacts to surrounding properties are minimized.
12. That the proposal is consistent with the Arden Hills Comprehensive Plan as it allows for
the reasonable use of property within the B-4 Retail Center Zoning District.
13. That surface parking lots are permitted within the B-4 Retail Center Zoning District.
14. That the lot is currently fully developed making an expansion of the surface parking lot to
other areas on the property very limited due to the size of the current building and
existing parking area.
15. That the proposed parking area would be visible from neighboring properties; however,
increased landscaping and tree plantings will help soften the impact of the additional
parking area on surrounding property owners.
16. That the proposed parking area is unlikely to have negative impacts to the property or to
the neighborhood as a whole.
17. That the proposed plans and requested variance for the additional parking area does not
appear to be based on economic considerations alone.
Recommendation
The Findings of Fact for this Site Plan Review and Variance do not directly support a
recommendation for approval or denial. However, if the City Council chooses to make a
recommendation for either approval or denial, the Findings of Fact would need to be amended to
reflect these reasons.
During their meeting on November 5, 2014, the Planning Commission did not approve, deny or
table this request. The motion to approve resulted in a split vote (3-3). Therefore, the Planning
City of Arden Hills
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Commission forwarded this Site Plan Review and Variance request t o the City Council with no
recommendation.
If the City Council recommends approval of the Site Plan Review and Variance, staff has offered
the following nine (9) conditions:
1. That the project shall be completed in accordance with the plans submitted as
amended by the conditions of approval. Any significant changes to these plans, as
determined by the City Planner, shall require review and approval by the Planning
Commission and City Council.
2. That the variance shall permit a reduction in the amount of landscaping coverage
from 15.75% to 10.98% and increase in the amount of impervious coverage from
84.25% to 89.02%.
3. That the applicant shall submit a financial surety in the amount of 125 percent of the
estimated costs of landscaping prior to the issuance of a grading permit. The financial
surety shall be in the form of a letter of credit issued by a FDIC-insured Minnesota
bank. The purpose of the letter of credit is to ensure that landscaping is completed in
the event that the developer defaults on the approved plan. The City will hold the
letter of credit for two years after the installation of landscaping. The letter of credit
should not expire during the two-year period.
4. That the final tree and landscaping plan shall be approved by the City before the
issuance of the grading permit to ensure that the plan meets the landscaping
regulations stated in Section 1325.05 of the City Code.
5. That any newly created parking space or parking area shall meet the parking
regulations stated in Section 1325.05 of the City Code.
6. That a Grading and Erosion Control Permit shall be issued by the City before the
commencement of any construction, grading or disturbance of soil within the parking
lot area.
7. That a cross access and easement agreement shall be filed with Ramsey County in
order to permit access to the new parking area from Grey Fox Road for the employees
at 1160 Grey Fox Road.
8. That a parking easement over the dedicated twenty (20) parking spaces shall be filed
with Ramsey County in order to permanently permit the use of these parking spaces
by the tenant of 1160 Grey Fox Road.
9. That the project shall be approved by the Rice Creek Watershed District (RCWD).
Options
1. Approve the proposal as submitted.
2. Approve the proposal with conditions.
3. Deny the application with reasons for denial.
4. Table for additional information.
City of Arden Hills
City Council Meeting for November 24, 2014
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Notice
Although a Variance does not require a public hearing, a public meeting notice was prepared by
the City and mailed to properties within three-hundred fifty (350) feet of the subject property.
Resident Comment
Staff has not received any letters, e-mails, or telephone calls from property owners or residents in
regards to this planning case.
Deadline for Agency Actions
The City of Arden Hills received the completed application for this request on October 3, 2014.
Pursuant to Minnesota State Statute, the City must act on this request by December 2, 2014 (60
days), unless the City provides the petitioner with written reasons for an additional 60-day
review period. The City may extend the review period beyond the 120 days, with the applicant’s
permission.
Attachments
A. Draft Planning Commission Minutes – November 5, 2014
B. Planning Commission Report – November 5, 2014
C. Application, Narrative & Variance Criteria
D. Construction/Parking Lot Expansion Plan
E. Landscaping & Parking Island Plan
F. Variance Exhibit – Existing and Proposed Conditions
G. Aerial Site Map
H. Property Photos
I. Engineering Comments
MEMORANDUM
DATE: November 20, 2014
TO: Ryan Streff, City Planner
FROM: John Anderson, Assistant City Engineer
CC: Terry Maurer, Public Works Director
SUBJECT: Transwestern Parking Modification 1160 Grey Fox Rd/ 3728 Dunlap St
We have reviewed the revised plans and drainage calculations (dated 11/12/14) for the Transwestern
parking lot addition. The project as proposed meets the requirements of the City of Arden Hills Grading
and Erosion Control Ordinance. The grading and erosion control permit application is conditionally
approved on completion of the planning approval process. The project has been reviewed by Rice Creek
Watershed District and has received Conditional Approval Pending Receipt of Changes (CAPROC).
The proposed stormwater improvements create a more desirable drainage system due to a number of
factors. The bio-filtration basins proposed provide treatment of stormwater from the site prior to
discharge. The discharge rate is attenuated by creation of the basins to at least 80% of the existing rate.
The long term stormwater basin maintenance is required to be completed by the property owner as a
condition of the RCWD permit. All of these factors provide for a situation that will discharge less
pollution to the surface water in Arden Hills.
Approved:
CITY OF ARDEN HILLS, MINNESOTA
PLANNING COMMISSION
WEDNESDAY, NOVEMBER 5, 2014
6:30 P.M. - ARDEN HILLS CITY HALL
CALL TO ORDER/ROLL CALL
Pursuant to due call and notice thereof, Chair Clayton Larson called to order the regular Planning
Commission meeting at 6:30 p.m.
ROLL CALL
Present were: Chair Clayton Larson, Commissioners Brent Bartel, Andrew Holewa, Steven
Jones, Roberta Thompson, and Clayton Zimmerman.
Absent: Commissioner Angela Hames.
Also present were: City Planner Ryan Streff and Associate Planner Matthew Bachler
APPROVAL OF AGENDA – NOVEMBER 5, 2014
Chair Larson stated the agenda will stand as published.
B. Planning Case 14-028; Site Plan Review& Variance – 3728 Dunlap Street North –
Not a Public Hearing
City Planner Streff stated that Transwestern manages the property located at 3728 Dunlap
Street North, which is zoned B-4 Service Business District. The property is generally positioned
north of Grey Fox Road, south of Red Fox Road, east of Dunlap Street North and west of
Lexington Avenue.
City Planner Streff explained that the applicant is proposing to add an additional parking area
consisting of twenty (20) parking spaces to the property. The proposed parking area would be
located just south of the building along Grey Fox Road. As indicated by the applicant the new
parking area would be an extension to the west of the existing parking area. As indicated by the
applicant the new parking area would be constructed between Grey Fox Road and the existing
building on the site with access provided from Grey Fox Road.
City Planner Streff indicated that the proposed parking area to be constructed at 3728 Dunlap
Street North would be utilized by the tenant at 1160 Grey Fox Road in order to meet their
ARDEN HILLS PLANNING COMMISSION – November 5, 2014 2
parking needs. As stated in Planning Case 14-027, Transwestern has reviewed the current
parking needs of the tenant at 1160 Grey Fox Road and determined that parking at this site alone
is not adequate for the tenant’s use of the property. Based on the review performed by
Transwestern fifty-three (53) additional parking spaces are needed for the use at 1160 Grey Fox
Road. If the Site Plan Review and Variance in Planning Case 14-027 is approved for an
additional thirty-three (33) parking spaces then the site at 3728 would only require a parking area
for twenty (20) additional parking spaces. Transwestern attempted to fit all the parking spaces
within the parcel located at 1160 Grey Fox Road, however, only thirty-three (33) parking spaces
could be constructed on the site without completely redesigning the entire parking lot or adding a
parking deck or ramp to the site.
City Planner Streff commented that in order to address stormwater issues a bio-retention basin
has been proposed to capture the additional runoff from the new parking area. The stormwater
management plan for this area has been reviewed and conditional approval granted by the Rice
Creek Watershed District.
City Planner Streff reported that both of the parcels discussed in this case and in Planning Case
14-027 are owned by the St. Paul Fire and Marine Insurance Company. The City would require
that a cross access easement agreement be filed with Ramsey County in order to permit access to
the new parking area from Grey Fox Road for the employees at 1160 Grey Fox Road. A parking
easement over the dedicated twenty (20) parking spaces would also be required by the City in
order to permanently permit the use of these parking spaces by the tenant of 1160 Grey Fox
Road.
Land Use Plan:
Site Data
MB – Mixed Business
Existing Land Use: LI – Light Industrial
Zoning: B-4 Retail Center District
Current Lot Sizes: 2.67 Acres
Topography: Fairly Flat
City Planner Streff reviewed the surrounding area, the Plan Evaluation and the Variance
Evaluation Criteria.
City Planner Streff provided the Findings of Fact for review:
General Findings
1. That the property is located in the B-4 Retail Center Zoning District.
2. That the lot is 116,244 square feet in size with approximate dimensions of 270 feet in
width, and 430 feet in depth.
3. That the property consists of a principal building of 44,590 square feet in size.
4. That the property has access off of both Dunlap Street North and Grey Fox Road.
5. That the Zoning Code requires that there are 45 parking spaces for this use.
6. That the parking lot currently contains 53 parking spaces.
7. That the new parking area will consist of 20 new parking spaces. These spaces will be
utilized by the tenant located at 1160 Grey Fox Road.
8. That after completion of the parking lot expansion project the property will contain 73
parking spaces.
ARDEN HILLS PLANNING COMMISSION – November 5, 2014 3
9. That the new parking area will have access from the adjoining parking area to the east
with access from Grey Fox Road.
10. That a variance is being requested to reduce the amount of landscaping coverage from
15.75% to 10.98% and to increase the impervious coverage from 84.25% to 89.02%.
Variance Findings:
11. That when compared to other properties in the direct vicinity this parcel may not be
considered unique to the surrounding area because of similar nonconforming site
conditions. It is unclear if the proposal is in harmony with the purpose and intent of the
Zoning Ordinance as the Ordinance generally allows flexibility for unique parcels and
situations when impacts to surrounding properties are minimized.
12. That the proposal is consistent with the Arden Hills Comprehensive Plan as it allows for
the reasonable use of property within the B-4 Retail Center Zoning District.
13. That surface parking lots are permitted within the B-4 Retail Center Zoning District.
14. That the lot is currently fully developed making an expansion of the surface parking lot to
other areas on the property very limited due to the size of the current building and
existing parking area.
15. That the proposed parking area would be visible from neighboring properties; however,
increased landscaping and tree plantings will help soften the impact of the additional
parking area on surrounding property owners.
16. That the proposed parking area is unlikely to have negative impacts to the property or to
the neighborhood as a whole.
17. That the proposed plans and requested variance for the additional parking area does not
appear to be based on economic considerations alone.
City Planner Streff explained that the findings of fact for this Site Plan Review and Variance do
not directly support a recommendation for approval or denial. However, if the Planning
Commission chooses to make a recommendation for either approval or denial, the Findings of
Fact would need to be amended to reflect these reasons. If the Planning Commission
recommends approval of the Site Plan Review and Variance, staff recommends the following
eight (8) conditions:
1. That the project shall be completed in accordance with the plans submitted as amended
by the conditions of approval. Any significant changes to these plans, as determined by
the City Planner, shall require review and approval by the Planning Commission and City
Council.
2. That the variance shall permit a reduction in the amount of landscaping coverage from
15.75% to 10.98% and an increase in the amount of impervious coverage from 84.25% to
89.02%.
3. That the applicant shall submit a financial surety in the amount of 125 percent of the
estimated costs of landscaping prior to the issuance of a grading permit. The financial
surety shall be in the form of a letter of credit issued by a FDIC-insured Minnesota bank.
The purpose of the letter of credit is to ensure that landscaping is completed in the event
that the developer defaults on the approved plan. The City will hold the letter of credit for
two years after the installation of landscaping. The letter of credit should not expire
during the two-year period.
ARDEN HILLS PLANNING COMMISSION – November 5, 2014 4
4. That the final tree and landscaping plan shall be approved by the City before the issuance
of the grading permit to ensure that the plan meets the landscaping regulations stated in
Section 1325.05 of the City Code.
5. That any newly created parking space or parking area shall meet the parking regulations
stated in Section 1325.05 of the City Code.
6. That a Grading and Erosion Control Permit shall be issued by the City before the
commencement of any construction, grading or disturbance of soil within the parking lot
area.
7. That a cross access and easement agreement shall be filed with Ramsey County in order
to permit access to the new parking area from Grey Fox Road for the employees at 1160
Grey Fox Road.
8. That a parking easement over the dedicated twenty (20) parking spaces shall be filed with
Ramsey County in order to permanently permit the use of these parking spaces by the
tenant of 1160 Grey Fox Road.
City Planner Streff reviewed the options available to the Planning Commission on this matter:
1. Recommend Approval with Conditions
2. Recommend Approval as Submitted.
3. Recommend Denial
4. Table
Chair Larson opened the floor to Commissioner comments.
Commissioner Holewa explained that he adamantly opposed this Planning Case.
Commissioner Zimmerman commented he too opposed this request as it would increase the
impervious surface on the site to almost 90%. He believed there were additional runoff concerns
that needed to be addressed.
Commissioner Jones supported the request and believed the applicant was making the best use
of the site.
Chair Larson concurred stating the applicant was proposing to improve the storm runoff in this
neighborhood.
Commissioner Thompson was in favor of the request.
Commissioner Bartel understood that the Council was not in favor of variances and for this
reason he recommended this go onto the Council without a recommendation from the Planning
Commission.
Commissioner Thompson moved and Commissioner Jones seconded a motion to
recommend approval of Planning Case 14-028 for a Site Plan Review and Variance to
reconfigure the existing parking lot at 3728 Dunlap Street North based on the findings of
fact and the submitted plans, as amended by the nine (9) conditions in the November 5,
2014, report to the Planning Commission.
ARDEN HILLS PLANNING COMMISSION – November 5, 2014 5
Condition 9: Approval from the Rice Creek Watershed District.
The motion failed 3-3 (Bartel, Holewa and Zimmerman opposed).
Chair Larson requested this item move forward to the City Council with no recommendation
from the Planning Commission and asked that the Council be given further information from the
City Engineer and the Rice Creek Watershed District describing their position on the request.
City of Arden Hills
Planning Commission Meeting for November 5, 2014
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MEMORANDUM
DATE: November 5, 2014 PC Agenda Item 3.B
TO: Planning Commission
FROM: Ryan Streff, City Planner
SUBJECT: Planning Case #14-028 – No Public Hearing Required
Applicant: Transwestern Management
Property Location: 3728 Dunlap Street North
Request: Site Plan Review & Variance – Parking Lot Expansion
Requested Action
The applicant has requested a Site Plan Review & Variance in order to add an additional parking
area to the property located at 3728 Dunlap Street North.
Background/Overview of Request
Transwestern manages the property located at 3728 Dunlap Street North, which is zoned B-4
Service Business District. The property is generally positioned north of Grey Fox Road, south of
Red Fox Road, east of Dunlap Street North and west of Lexington Avenue.
The applicant is proposing to add an additional parking area consisting of twenty (20) parking
spaces to the property. The proposed parking area would be located just south of the building
along Grey Fox Road. As indicated by the applicant the new parking area would be an extension
to the west of the existing parking area. As indicated by the applicant the new parking area
would be constructed between Grey Fox Road and the existing building on the site with access
provided from Grey Fox Road.
The proposed parking area to be constructed at 3728 Dunlap Street North would be utilized by
the tenant at 1160 Grey Fox Road in order to meet their parking needs. As stated in Planning
Case 14-027, Transwestern has reviewed the current parking needs of the tenant 1160 Grey Fox
Road and determined that parking at this site alone is not adequate for the tenant’s use of the
property. Based on the review performed by Transwestern fifty-three (53) additional parking
City of Arden Hills
Planning Commission Meeting for November 5, 2014
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spaces are needed for the use at 1160 Grey Fox Road. If the Site Plan Review and Variance in
Planning Case 14-027 is approved for an additional thirty-three (33) parking spaces then the site
at 3728 would only require a parking area for twenty (20) additional parking spaces.
Transwestern attempted to fit all the parking spaces within the parcel located at 1160 Grey Fox
Road, however, only thirty-three (33) parking spaces could be constructed on the site without
completely redesigning the entire parking lot or adding a parking deck or ramp to the site.
In order to address stormwater issues a bio-retention basin has been proposed to capture the
additional runoff from the new parking area. The stormwater management plan for this area has
been reviewed and conditional approval granted by the Rice Creek Watershed District.
Both of the parcels discussed in this case and in Planning Case 14-027 are owned by the St. Paul
Fire and Marine Insurance Company. The City would require that a cross access easement
agreement be filed with Ramsey County in order to permit access to the new parking area from
Grey Fox Road for the employees at 1160 Grey Fox Road. A parking easement over the
dedicated twenty (20) parking spaces would also be required by the City in order to permanently
permit the use of these parking spaces by the tenant of 1160 Grey Fox Road
The applicant has submitted a narrative of the proposed project and a response to the variance
evaluation criteria (Attachment A), a site plan depicting the proposed construction (Attachment
B), and a landscaping and planting island plan (Attachment C).
1. Site Data
Future Land Use Plan: MB – Mixed Business
Existing Land Use: LI – Light Industrial
Zoning: B-4 Retail Center District
Current Lot Sizes: 2.67 Acres
Topography: Fairly Flat
2. Surrounding Area
Direction Future Land Use Plan Zoning Existing Land Use
North MB – Mixed Business B-4 Retail Center District LI – Light Industrial
South I/O – Light Industrial & Office B-3 Service Business District LI – Light Industrial
East
COM – Commercial B-3 Service Business District LI – Light Industrial
West MB – Mixed Business B-4 Retail Center District LI – Light Industrial
City of Arden Hills
Planning Commission Meeting for November 5, 2014
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Plan Evaluation
1. B-4 Retail Center District Regulations, Existing Conditions, and Proposed
Redevelopment
A. Lot Size & Dimensions – Meets
Requirements
The lot is 2.67 acres or 116,224 square
feet in size, with approximate dimensions
of 270 feet by 430 feet.
B. Site Plan Review – Site Plan Approval
Required
A Site Plan Review is required by the City
Code for the reorganization of parking,
drives and entrances within any business
or industrial district.
The applicant is proposing to reconfigure
the existing parking lot on the property in
order to add twenty (20) additional parking spaces to meet the operational parking needs
required by the tenant located at 1160 Grey Fox Road.
C. Lot Coverage – Variance Required
The existing and proposed lot coverage calculations exceed the standards set within the
B-4 Service Business Zoning District. The B-4 Zoning District permits a maximum lot
coverage of 75% for impervious surfaces, of which 25% is permitted for structures on the
property. A minimum landscape coverage area of 25% is required. A variance to reduce
the landscaping coverage from 15.75% to 10.98% and increase the impervious coverage
from 84.25% to 89.02% is being proposed by the applicant.
Coverage Type Permitted Existing Proposed
Impervious Coverage 75% 84.25% 89.02%
Landscaping Coverage 25% 15.75% 10.98%
Applicable B-4 Lot Requirements
1. Minimum Lot Area (acres) 2
2. Minimum Lot Size (ft., width/depth) 100/130
3. Height (ft.) 35
4. Lot Covered by Structure 25%
5. Minimum Landscape Lot Area 25%
6. Minimum Building Setbacks (ft)
Front Yard 50
Rear Yard (Principle) 20
Rear Yard (Accessory) 10
Side Yard Interior - Principal
(Minimum/total both yards on lot) 20/40
Side Yard Interior - Accessory 10
Side Yard Corner 50
City of Arden Hills
Planning Commission Meeting for November 5, 2014
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Page 4 of 9
D. Tree Preservation – Meets Requirements
The applicant has indicated that no significant trees will be impacted as a result of the
newly constructed parking area. However, if the project results in the removal of any
significant trees within the site the applicant would be required to meet the City’s tree
preservation standards, and mitigation may be necessary.
E. Lighting – Meets Requirements
The proposed modification to the property does not include new exterior lighting to be
installed. However, if new exterior lighting is added to the site the lighting plan would
require approval by both the City and the Ramsey County Sheriff’s Department. All
exterior lighting is required to meet the standards within Section 1325.50 Subd. 3 of the
City’s Zoning Code.
F. Planting Islands – Meets Requirements
In Section 1325.05 of the Zoning Code planting islands are required to occupy at least ten
(10) percent of the parking area. Parking lot islands are also required to be a minimum of
150 square feet in area. The planting island plan that has been provided by the applicant
in Attachment C indicates that these requirements have been met. The new parking area
as proposed includes 600 square feet of parking island area, which is approximately
10.84% of the new parking area.
G. Trees Along Street Frontage – Meets Requirements
The Zoning Code states in Section 1325.05 that a minimum of one tree shall be provide
along the right-of-way for every fifty (50) feet of public street frontage. The landscaping
Type/Total Permitted Existing Conditions Proposed
Square Feet % Square Feet %
Principle Building 25% 44,590 38.36% 44,590 38.36%
Parking Lot 53,347 45.89% 58,884 50.65%
Total Coverage 75% 97,937 84.25% 103,474 89.02%
Landscape Coverage 25% 18,308 15.75% 12,770 10.98%
Parcel/Lot Area 44,590 44,590 44,590
Parking Stall Count 45 53 73
Required
New Parking Area -- -- -- 5,537 --
New Parking Lot Island Area 554 or 10% -- -- 600 10.84%
City of Arden Hills
Planning Commission Meeting for November 5, 2014
P:\Planning\Planning Cases\2014\PC 14-028 - Variance - Transwestern 3728 Dunlap Street North\Memos_Reports_14-028
Page 5 of 9
plan that has been provided by the applicant indicates that four (4) new trees will be
planted along the street frontage of the new parking lot area. The new tree plantings as
indicated on the landscaping plan fulfill this requirement.
H. Off-Street Parking – Site Plan Approval Required
In Section 1325.06 of the Zoning Code it states that Business and Industry uses are
required to provide one (1) parking space for each employee on a major shift plus 1 for
each vehicle used in conducting the business or 1 for each 1,000 sq. ft. of floor area,
whichever is greater. Based on this criterion forty-five (45) parking spaces are required
by the Code. The current parking lot contains fifty-three (53) total parking spaces. As
proposed twenty (20) new parking spaces would be created as a result of the parking lot
expansion project, which would result in a total of seventy-three (73) parking spaces at
completion. The new parking spaces being created on this site are being allocated to the
tenant across the street at 1160 Grey Fox Road in order to meet the parking needs of this
tenant.
2. Flood Plain, Wetlands, and Easements
The project as proposed does not affect any flood plains, wetlands, or easements.
3. Additional Review
a. The Rice Creek Watershed District (RCWD) reviewed the plans for this request and
determined that a RCWD Permit would be required for the proposed project.
b. The Building Official reviewed the plans for the project and had no additional
comments.
c. The City Engineer reviewed the proposal and stated that a Grading and Erosion
Control Permit is needed for this project.
Variance Evaluation Criteria
On May 5, 2011, the Governor signed into law new variance legislation that changed the review
criteria City’s must use when evaluating variance requests. The new law renames the municipal
variance standard from “undue hardship” to “practical difficulties,” but otherwise retains the
Type/Total Required Existing Proposed
Building Size (sq. ft.) 44,590 44,590 44,590
Parking Stall Count 45 53 73
City of Arden Hills
Planning Commission Meeting for November 5, 2014
P:\Planning\Planning Cases\2014\PC 14-028 - Variance - Transwestern 3728 Dunlap Street North\Memos_Reports_14-028
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familiar three-factor test of (1) reasonableness, (2) uniqueness, and (3) essential character. Also
included is a sentence new to city variance authority that was already in the county statutes:
“Variances shall only be permitted when they are in harmony with the general purposes and
intent of the ordinance and when the terms of the variance are consistent with the comprehensive
plan”.
Therefore, in evaluating variance requests under the new law, in order to find a practical
difficulty, cities should adopt findings addressing the following questions:
• Is the variance in harmony with the purposes and intent of the ordinance?
• Is the variance consistent with the comprehensive plan?
• Does the proposal put property to use in a reasonable manner?
• Are there unique circumstances to the property not created by the landowner?
• Will the variance, if granted, alter the essential character of the locality?
As was the case before the new legislation took effect, economic considerations alone cannot
constitute a practical difficulty. Furthermore, the new law clarifies that conditions may be
imposed on granting of variances if those conditions are directly related to and bear a rough
proportionality to the impact created by the variance.
Findings of Fact
Staff offers the following seventeen (17) findings of fact for review:
General Findings
1. That the property is located in the B-4 Retail Center Zoning District.
2. That the lot is 116,244 square feet in size with approximate dimensions of 270 feet in
width, and 430 feet in depth.
3. That the property consists of a principal building 44,590 square feet in size.
4. That the property has access off of both Dunlap Street North and Grey Fox Road.
5. That the Zoning Code requires that 45 parking spaces for this use.
6. That the parking lot currently contains 53 parking spaces.
7. That the new parking area will consist of 20 new parking spaces. These spaces will be
utilized by the tenant located at 1160 Grey Fox Road.
8. That after completion of the parking lot expansion project the property will contain 73
parking spaces.
9. That the new parking area will have access from the adjoining parking area to the east
with access from Grey Fox Road.
10. That a variance is being requested to reduce the amount of landscaping coverage from
15.75% to 10.98% and to increase the impervious coverage from 84.25% to 89.02%.
City of Arden Hills
Planning Commission Meeting for November 5, 2014
P:\Planning\Planning Cases\2014\PC 14-028 - Variance - Transwestern 3728 Dunlap Street North\Memos_Reports_14-028
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Variance Findings:
11. That when compared to other properties in the direct vicinity this parcel may not be
considered unique to the surrounding area because of similar nonconforming site
conditions. It is unclear if the proposal is in harmony with the purpose and intent of the
Zoning Ordinance as the Ordinance generally allows flexibility for unique parcels and
situations when impacts to surrounding properties are minimized.
12. That the proposal is consistent with the Arden Hills Comprehensive Plan as it allows for
the reasonable use of property within the B-4 Retail Center Zoning District.
13. That surface parking lots are permitted within the B-4 Retail Center Zoning District.
14. That the lot is currently fully developed making an expansion of the surface parking lot to
other areas on the property very limited due to the size of the current building and
existing parking area.
15. That the proposed parking area would be visible from neighboring properties; however,
increased landscaping and tree plantings will help soften the impact of the additional
parking area on surrounding property owners.
16. That the proposed parking area is unlikely to have negative impacts to the property or to
the neighborhood as a whole.
17. That the proposed plans and requested variance for the additional parking area does not
appear to be based on economic considerations alone.
Recommendation
The findings of fact for this Site Plan Review and Variance do not directly support a
recommendation for approval or denial. However, if the Planning Commission chooses to make
a recommendation for either approval or denial, the Findings of Fact would need to be amended
to reflect these reasons.
If the Planning Commission recommends approval of the Site Plan Review and Variance, staff
recommends the following eight (8) conditions:
1. That the project shall be completed in accordance with the plans submitted as
amended by the conditions of approval. Any significant changes to these plans, as
determined by the City Planner, shall require review and approval by the Planning
Commission and City Council.
2. That the variance shall permit a reduction in the amount of landscaping coverage
from 15.75% to 10.98% and an increase in the amount impervious coverage from
84.25% to 89.02%.
3. That the applicant shall submit a financial surety in the amount of 125 percent of the
estimated costs of landscaping prior to the issuance of a grading permit. The financial
surety shall be in the form of a letter of credit issued by a FDIC-insured Minnesota
bank. The purpose of the letter of credit is to ensure that landscaping is completed in
City of Arden Hills
Planning Commission Meeting for November 5, 2014
P:\Planning\Planning Cases\2014\PC 14-028 - Variance - Transwestern 3728 Dunlap Street North\Memos_Reports_14-028
Page 8 of 9
the event that the developer defaults on the approved plan. The City will hold the
letter of credit for two years after the installation of landscaping. The letter of credit
should not expire during the two-year period.
4. That the final tree and landscaping plan shall be approved by the City before the
issuance of the grading permit to ensure that the plan meets the landscaping
regulations stated in Section 1325.05 of the City Code.
5. That any newly created parking space or parking area shall meet the parking
regulations stated in Section 1325.05 of the City Code.
6. That a Grading and Erosion Control Permit shall be issued by the City before the
commencement of any construction, grading or disturbance of soil within the parking
lot area.
7. That a cross access and easement agreement shall be filed with Ramsey County in
order to permit access to the new parking area from Grey Fox Road for the employees
at 1160 Grey Fox Road.
8. That a parking easement over the dedicated twenty (20) parking spaces shall be filed
with Ramsey County in order to permanently permit the use of these parking spaces
by the tenant of 1160 Grey Fox Road.
Options
1. Recommend Approval with Conditions: Motion to recommend approval of Planning Case
14-028 for a Site Plan Review and Variance to reconfigure the existing parking lot at 3728
Dunlap Street North, based on the findings of fact, the submitted plans, and the eight (8)
conditions in the November 5, 2014, Report to the Planning Commission.
2. Recommend Approval as Submitted: Motion to recommend approval of Planning Case 14-
028 for a Site Plan Review and Variance to reconfigure the existing parking lot at 3728
Dunlap Street North, based on the findings of fact and the submitted plans in the November
5, 2014, Report to the Planning Commission.
3. Recommend Denial: Motion to recommend denial of Planning Case14-028 for a Site Plan
Review and Variance to reconfigure the existing parking lot at 3728 Dunlap Street North,
based on the following findings of fact…
4. Table: Motion to table Planning Case 14-028 for a Site Plan Review and Variance to
reconfigure the existing parking lot at 3728 Dunlap Street North: a specific reason and/or
information request should be included with a motion to table.
City of Arden Hills
Planning Commission Meeting for November 5, 2014
P:\Planning\Planning Cases\2014\PC 14-028 - Variance - Transwestern 3728 Dunlap Street North\Memos_Reports_14-028
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Notice
Although a Variance does not require a public hearing, a public meeting notice was prepared by
the City and mailed to properties within three-hundred fifty (350) feet of the subject property.
Resident Comment
Staff has not received any letters, e-mails, or telephone calls from property owners or residents in
regards to this planning case.
Deadline for Agency Actions
The City of Arden Hills received the completed application for this request on October 3, 2014.
Pursuant to Minnesota State Statute, the City must act on this request by December 2, 2014 (60
days), unless the City provides the petitioner with written reasons for an additional 60-day
review period. The City may extend the review period beyond the 120 days, with the applicant’s
permission.
Attachments
A. Application, Narrative & Variance Criteria
B. Site Plan - Parking Lot Expansion Plan
C. Site Plan - Landscaping & Parking Island Plan
D. Aerial Site Map
E. Property Photos
Minneapolis Aberdeen Sioux Falls Watertown
Minnesota South Dakota South Dakota South Dakota
An Equal Opportunity Employer
621 Lilac Drive North
Minneapolis, MN 55422
Phone: (763) 545-9196
Fax: (763) 541-0056
www.clark-eng.com
October 3, 2014
Ryan Streff
City of Arden Hills
RE: Transwestern Parking Lots
Arden Hills, MN
Clark Project #C14009.01.001
Dear Ryan:
This letter is the brief description of the parking lot projects as requested and required for the site review
application.
1160 Grey Fox Road
A new parking lot is being proposed to add 33 parking stalls. The existing function of the site is an
industrial/commercial use. The current operations of the 1160 building were assessed by Transwestern
and the building’s tenant. The current parking available to the tenant was deemed insufficient of their
needs. The future function of the site will remain an industrial/commercial use. However, with the
additional parking, the current tenant and any future tenant will have the ability to use the site uninhibited.
The proposed parking lot will be developed over an existing drainage ditch and basin. This basin will be
expanded to the north area of the parking lot and underground. The stormwater management will be
addressed to the satisfaction of the Rice Creek Watershed District by complying with their stormwater
rules.
3728 Dunlap
A new parking lot is being proposed to add 20 parking stalls. The existing function of the space is
currently open green space and the site has an existing industrial land use. The parking spaces proposed
to this property are in conjunction with the assessed need of the tenant in the 1160 Grey Fox space. To
meet the assessed needs, parking spaces are being added to the 3728 property to serve the 1160 property.
Similarly, the 3728 property addresses the stormwater management on site with a bio-retention basin /
filtration basin. The basin has been sized to manage the additional parking lot coverage. All stormwater
management for the new parking lot will be designed to the Rice Creek Watershed District’s stormwater
rules.
If you have questions please feel free to contact me at (763) 595-3133.
Sincerely,
Clark Engineering Corporation
Steven E. Gebauer, PE
Civil Project Manager
Minneapolis Aberdeen Sioux Falls Watertown
Minnesota South Dakota South Dakota South Dakota
An Equal Opportunity Employer
621 Lilac Drive North
Minneapolis, MN 55422
Phone: (763) 545-9196
Fax: (763) 541-0056
www.clark-eng.com
October 29, 2014
Ryan Streff
City of Arden Hills
RE: Transwestern Parking Lots
Arden Hills, MN
Clark Project #C14009.01.001
Dear Ryan:
This letter is in response to the six hardship criteria as requested and required for the variance application
related to impervious cover.
3728 Dunlap
1. A variance is sought in order to maintain reasonable use of the property based on; t he parking
needs associated with the assessed need of the tenant in the 1160 Grey Fox space. The additional
parking will allow the current tenant and any future tenant will have the ability to use the site
uninhibited.
2. The impervious coverage percentage is related to the parcel size and ability to meet the tenant
needs and reasonable use of the property.
3. Given the industrial/commercial use of this parcel and the surrounding properties, the site having
already been granted a hard cover variance and providing no more parking than necessary at this
time, the requested deviation is reasonable.
4. The land use for the property will not change as a result of the variance.
5. The variance is primarily related to the uninhibited use of the property.
If you have questions please feel free to contact me at (763) 595-3133.
Sincerely,
Clark Engineering Corporation
Steven E. Gebauer, PE
Civil Project Manager
Fax (763) 525-1666
www.clark-eng.com
621 Lilac Drive North
Minneapolis, MN 55422-4609
(763) 545-9196
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Fax (763) 525-1666
www.clark-eng.com
621 Lilac Drive North
Minneapolis, MN 55422-4609
(763) 545-9196
Fax (763) 525-1666
www.clark-eng.com
621 Lilac Drive North
Minneapolis, MN 55422-4609
(763) 545-9196
Fax (763) 525-1666
www.clark-eng.com
621 Lilac Drive North
Minneapolis, MN 55422-4609
(763) 545-9196
Fax (763) 525-1666
www.clark-eng.com
621 Lilac Drive North
Minneapolis, MN 55422-4609
(763) 545-9196
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4
0
S
F
L
A
N
D
S
C
A
P
E
E
D
G
I
N
G
2
0
0
L
F
W
E
E
D
C
O
N
T
R
O
L
B
A
R
R
I
E
R
9
1
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F
Fax (763) 525-1666
www.clark-eng.com
621 Lilac Drive North
Minneapolis, MN 55422-4609
(763) 545-9196
PRELIMINARY
NOT FOR
CONSTRUCTION
Fax (763) 525-1666
www.clark-eng.com
621 Lilac Drive North
Minneapolis, MN 55422-4609
(763) 545-9196
The zoning district designations represented on this map correspond to the City of Arden Hills official Zoning Map. Questions concerning the Zoning Map should be directed to City Hall. Zoning designations are subject to change. Please refer to the Zoning Code for complete information.
Map Date: October 31, 2014
P:\GIS_Data\Planning\Planning Cases\2014\PC 14-030¯Property Boundary
Lake Josephine
Transwestern
Site Plan Review & Variance 14-028
Parking Lot Expansion
3728 Dunlap Street North