HomeMy WebLinkAbout11-03-14 JDA
AGENDA
Monday, November 3, 2014
5:00 p.m.
Arden Hills City Hall—Council Chambers
1. Roll Call
2. Approval of Agenda
3. Approval of Minutes, October 6, 2014
4. Public Inquiries/Informational
a. The intent of the Public Inquiries/Informational part of the agenda is to provide
interested parties with an opportunity to speak to the JDA about an issue or concern
about a past or future agenda item. The current agenda for tonight's meeting is
structured to ensure that the JDA accomplishes their business within that agenda. If
there is a public hearing scheduled as an agenda item, the public will be invited to speak
to that agenda item. In addressing the JDA, please state your name and address for the
record, and a brief summary of the specific matter being addressed. To allow adequate
time for each person wishing to address the JDA, individuals should limit their comments
to three (3) minutes. Written documents may be distributed to the JDA prior to the
meeting, or as bench copies, to allow a more timely presentation.
5. Consent Agenda
6. Old Business
7. Public Hearing
a. None
8. New Business
a. TCAAP Energy Integration Resiliency Framework: Policy White Paper
Review
b. Informational item – Bus Rapid Transit: A Line Extension (information
in packet, no presentation)
9. Development Director’s Report
Joint Development Authority
TCAAP Redevelopment Project
10. Administrative Director’s Report
11. Commissioner Updates
12. Adjournment
Joint Development Authority
Monday, October 6, 2014
Arden Hills City Council Chambers
Minutes
5:30 pm
Present:
Joint Development Authority: Chair David Sand, Commissioner Blake Huffman,
Commissioner Brenda Holden, Commissioner David Grant, Commissioner Rafael Ortega
Also present: Patrick Klaers, Jill Hutmacher, (Arden Hills); Heather Worthington, (Ramsey
County)
Roll call taken.
Approval of agenda.
Approved by consensus.
Approval of August 4, 2014 minutes.
Approved by consensus.
Public Inquiries/Informational
None
Consent Agenda
None
Old Business
None
Public Hearing
None
New Business
Discussion of marketing name for TCAAP – Rice Creek Commons
Administrative Director Worthington presented information to the JDA regarding the marketing
of TCAAP as Rice Creek Commons.
Lee Krueger, St. Paul Port Authority, further explained why “Rice Creek Commons” was chosen
to market the TCAAP site. He stated there was a great deal of local interest in the site, and
some national. He indicated the name was selected to remove the negative connotation
associated with the previous ammunition plant.
Discussion ensued regarding the marketing name for TCAAP.
Administrative Director Worthington asked if the JDA wanted to take action on the marketing
name for TCAAP.
Motion of Commissioner Grant, seconded by Commissioner Ortega, to adopt Rice Creek
Commons as the working name for TCAAP for use by the JDA, the greater MSP, St. Paul Port
Authority, and other public entities or consultants for developing and marketing purposes while
excluding legal documents.
October 31st Design Guidelines Charrette – Verbal Report
Administrative Director Worthington explained there would be a design charrette on October
31st at 7:30 a.m. with the Kimley Horn team at the Public Works building in the Marsden Room.
It was noted design guidelines for public infrastructure and the spine road would be discussed.
She encouraged the JDA members to attend.
November/December Meeting Schedules:
1. 11/3/14 start time 5:00 p.m.
2. 12/1/14 start time 5:30 p.m.
3. Work Session proposed for 11/13/14 at 5:30 p.m.
Development Director Hutmacher reviewed the upcoming meeting schedule with the JDA
members. She noted the Arden Hills Council was tentatively set to meet in worksession on
November 3rd at 6:30 p.m.
Administrative Director Worthington suggested the December 1 st meeting be moved to 5:00
p.m. so as not to conflict with the County’s TNT meeting time.
Update on Red River Project – Verbal Report
Administrative Director Worthington explained Red River was proceeding with the purchase
agreement. Further information on this project would be available for the JDA in the coming
weeks.
Development Director’s Report
Development Director Hutmacher reviewed her report and upcoming meeting schedule w ith
the JDA.
Administrative Director’s Report
Administrative Director Worthington presented the September activity report.
Commissioner Updates
Commissioner Holden discussed the Energy Resilience Advisory Board’s recent meeting.
Future Meeting Schedule
The next meeting will be Monday, November 3, 2014, at Arden Hills City Hall.
Meeting adjourned to worksession at 6:22 pm.
Approved _____________________________________ _______________________
David B. Sand, Chair Date
Joint Development Authority
TCAAP Redevelopment Project
DATE: November 3, 2014
TO: Joint Development Authority Board of Commissioners
FROM: Heather Worthington, Administrative Director
SUBJECT: Energy Integration and Resiliency Framework Phase 1 White Paper
Budgeted Amount: Actual Amount: Funding Source:
n/a n/a n/a
Summary
Update on the development of the Energy Integration and Resiliency Framework with a presentation of the Phase 1, a
White Paper which includes the energy vision.
Background/Discussion
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 JDA in order to confirm that the vision and the direction of the work are
consistent with the JDA’s intentions. On November 10, the White Paper will be presented to the City Council.
Comments from the JDA and City Council meetings will be incorporated into Phase 2. Phase 2 will be completed in
March 2015.
The ERIF 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
AGENDA ITEM 1
MEMORANDUM
Joint Development Authority
TCAAP Redevelopment Project
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.
yooperann CC
TCAAP Energy Integration
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 crit ical 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 ef ficiency 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 opportuni ties 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 t o 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 s ite 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 Framewo rk (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 fo r 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 e nergy 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 th ermal
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 a ctivities 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 adva nce. 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 wi thin 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 t ypically 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 Mi nnesota, 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
19
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 Framew ork
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 Framew ork
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 equipme nt 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
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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 enhanc e 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 Framew ork
Policy White Paper – Energy Supply Alternatives
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usage density to minimize the cost of the d istribution 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 go vernment
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.
TCAAP Energy Integration Resiliency Framew ork
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 w ill
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.
TCAAP Energy Integration Resiliency Framew ork
Policy White Paper – Energy Supply Alternatives
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5.2.2. Absorption and Adsorption Cooling
Absorption and adsorption chillers utilize a heat sour ce 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 recipro cating 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 b eing 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
TCAAP Energy Integration Resiliency Framew ork
Policy White Paper – Energy Supply Alternatives
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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
TCAAP Energy Integration Resiliency Framew ork
Policy White Paper – Energy Supply Alternatives
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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 U nited 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 th e 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.
TCAAP Energy Integration Resiliency Framework
Policy White Paper – Energy Efficiency Strategies (Demand-Side Management)
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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 bu ilding
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 techno logies 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.
TCAAP Energy Integration Resiliency Framework
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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
-Fa
m
i
l
y
Re
s
i
d
e
n
t
i
a
l
Mu
l
t
i
-fa
m
i
l
y
Mi
x
e
d
U
s
e
Of
f
i
c
e
C
a
m
p
u
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
TCAAP Energy Integration Resiliency Framework
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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 t hat 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) be yond 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 cu stomer 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 b uildings 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 updat es
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 nei ghborhood 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, avoidin g 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 energ y 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 v ariable 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 4 5% 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 chan ge. 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 addr essed 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 plu g-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
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Precedent
High Efficiency Streetlights: The state of Vermont has worked with its utilit ies 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 perfor mance.
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 arou nd 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).
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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.
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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.
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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 an d 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.
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TCAAP Energy Integration Resiliency Framework
Policy White Paper – Technology Evaluation
46
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.
TCAAP Energy Integration Resiliency Framework
Policy White Paper – Policy and Regulation Overview
47
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
TCAAP Energy Integration Resiliency Framework
Policy White Paper – Policy and Regulation Overview
48
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 ac ross 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.
TCAAP Energy Integration Resiliency Framework
Policy White Paper – Policy and Regulation Overview
49
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 ar chitects 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 gra nt
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 b y 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
TCAAP Energy Integration Resiliency Framework
Policy White Paper – Policy and Regulation Overview
50
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 inn ovative 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.
TCAAP Energy Integration Resiliency Framework
Policy White Paper – Policy and Regulation Overview
51
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 innovat ive
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 incre ase 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/
TCAAP Energy Integration Resiliency Framework
Policy White Paper – Policy and Regulation Overview
52
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 asse t 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.
TCAAP Energy Integration Resiliency Framework
Policy White Paper – Policy and Regulation Overview
53
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
10
20
30
40
50
60
70
80
90
100
2003 CBECS
MEI Buildings
LEED 2.2 (Office)LEED v4 (Office)Sb 2030 2014
(Office)
SB 2030 2015
(Office)
EU
I
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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 oth er 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 expen ses. 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 tha t 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 expen ses. 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 opportu nities 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 mo deled 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 s olar 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 c ould
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 an d 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 broa dband. 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 guidelin es 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 sit e 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
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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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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.
TCAAP Energy Integration Resiliency Framework
Policy White Paper – Exhibit I - Definitions
69
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.
TCAAP Energy Integration Resiliency Framework
Policy White Paper – Exhibit I - Definitions
70
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.
TCAAP Energy Integration Resiliency Framework
Policy White Paper – Exhibit II – Green Zoning Incentives Adopted by Other Localities
71
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
TCAAP Energy Integration Resiliency Framework
Policy White Paper – Exhibit II – Green Zoning Incentives Adopted by Other Localities
72
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 im pediments 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
TCAAP Energy Integration Resiliency Framework
Policy White Paper – Exhibit II – Green Zoning Incentives Adopted by Other Localities
73
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 incorp orate 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
TCAAP Energy Integration Resiliency Framework
Policy White Paper – Exhibit II – Green Zoning Incentives Adopted by Other Localities
74
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 underutili zed.
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 a llowing 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.
TCAAP Energy Integration Resiliency Framework
Policy White Paper – Exhibit II – Green Zoning Incentives Adopted by Other Localities
75
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 mee t
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 O ctober 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 per mit 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 Pr ogram 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 st rategies 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 Counci l 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 t o 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
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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 b e
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
Analysis App
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 forthcomin g 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 t hat
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 So lar
Energy,” at https://www.planning.org/research/solar/faq.htm.
Planning for the future
Arterial Bus Rapid Transit
Where will
arterial BRT be
built first?
A system of lines is
anticipated for rapid
implementation. If
selected, the A Line
extension will be
incorporated into
ongoing system
construction
Opening
Late 2015 on
Snelling Avenue &
Ford Parkway
C Line (Penn Avenue)
PLANNING
C Line (Penn Avenue)
PLANNING & DESIGN
C Line (Penn Avenue)
DESIGN
C Line (Penn Avenue)
CONSTRUCTION & OPEN
D Line (TBD)
PLANNING
D Line (TBD)
DESIGN
D Line (TBD)
DESIGN
E Line (TBD)
PLANNING
E Line (TBD)
DESIGN
B Line (West 7th Street)
DESIGN
B Line (West 7th Street)
DESIGN
B Line (West 7th Street)
CONSTRUCTION & OPEN
B Line (West 7th Street)
OPEN FOR SERVICE
A Line (Snelling/ Ford)
DESIGN
A Line (Snelling/ Ford)
CONSTRUCTION & OPEN
A Line (Snelling/ Ford)
OPEN FOR SERVICE
A Line (Snelling/ Ford)
OPEN FOR SERVICE
FOR MORE INFORMATION
Charles Carlson, Senior Manager
Metro Transit
BRT/Small Starts Project Office
BRTProjects@metrotransit.org
A LINE
EXTENSION
DRAFT
STATION LOCATIONS
AND ALIGNMENT
OPTIONS UNDER
REFINEMENT
MN-36
ARDEN HILLS
ROSEVILLE
SHOREVIEW
Rosedale Center MnDOT's Waters Edge
Boston Scientific
Twin Cities Army Ammunition Plant (TCAAP)
Land O'Lakes
Smiths Medical
Amble
Lydia
Cub Foods
Pi
n
e
T
r
e
e
TCAAP North
County Road F
County Road C
Cummings Park Drive
Target
Bethel
Floral
University of Northwestern
Bethel University
IMPROVING TRANSIT ON HIGH-TRAFFIC ROUTES
In 2012, Metro Transit completed a study of ways to
improve speed and customer experience on 12 of its
highest-ridership bus routes. Transit speeds on these
routes are slowed down by frequent stops and red
lights. And customer waiting facilities are limited.
Arterial bus rapid transit, or BRT, is a package of
transit enhancements that adds up to a faster trip
and an improved experience on Metro Transit’s
busiest bus routes.
UNDER EVALUATION: A LINE EXTENSION TO TCAAP
Metro Transit is currently working to implement the
A Line on Snelling Avenue & Ford Parkway for a late
2015 launch.
At the request of Ramsey County and the St. Paul
Area Chamber of Commerce, Metro Transit is
evaluating a potential extension of the A Line north
to the Twin Cities Army Ammunition Plant. This
evaluation will include:
• Outreach with the public and major stakeholders
• Concept service and facilities planning
• Evaluation and corridor recommendations
The evaluation will be completed in late 2014
Limited Stops, More Frequent Service
The A Line Extension would significantly increase the current
level of transit service in in the corridor. A Line extension
could replace current local buses in some extension corridor
segments.
A Line Ext.
Local Bus
Service every 10 minutes
1/2 mile between stations
Current service every
60 minutes possibly
replaced by BRT
More Green Time with Signal Priority
During rush hours today, local
buses spend about 25% of their
scheduled time stopped at red lights.
With transit signal priority buses can
“ask” traffic signals for early or
extended green lights to keep moving.
Traffic lights will determine whether to
give BRT the extra green time.
Pre-Boarding Fare Payment for Faster Stops
Each station will
have a ticket
machine, where
customers can buy
tickets with cash or
credit. Go-To card holders can
tap their cards before
boarding.
For speedier boarding through all bus doors,
the A Line won’t have on-board fareboxes.
Customers will either purchase a ticket at the
station or tap a Go-To card. Roving police
officers—not bus operators—will ensure
customers have paid.
What makes Bus
Rapid Transit
different?
The A Line Extension
won’t have a dedicated
lane for buses.
Everything else about the
lines will be designed for
faster travel speeds &
enhanced customer
comfort.
August 2014 metrotransit.org/arterial-study
Stations will be equipped with more amenities for a safe and
comfortable customer experience, similar to light rail. Standard
features include heat, lighting, security cameras and phone, real-
time bus arrival information, trash receptacles, and printed maps.
Neighborhood-Scale Stations with Amenities
Curb extension provides space for a BRT
station and eliminates side-to-side weaving
Today, buses stop in
the right-turn lane
with little space for
customer amenities
Buses stop before crossing intersection and
are more likely to be delayed by red lights
Curb Extensions for Speed & Space
The A Line will run in general traffic and won’t
widen the roadway. Instead, the project will add
curb extensions at stations.
BRT stops farside
of intersection,
progressing
through signal
before stopping to
board passengers
Typical Current Bus Stop
BRT Curb Extension Station
Merging back
into traffic
causes delay
A Line Extension
Bus Rapid Transit
Evaluation
October 24, 2014
Staff Working Group
Meeting #1
MN-36
ARDEN HILLS
ROSEVILLE
SHOREVIEW
Rosedale Center MnDOT's Waters Edge
Boston
Scientific
Twin Cities
Army Ammunition
Plant (TCAAP)
Land
O'Lakes
Smiths
Medical
Amble
Lydia
Cub Foods
Pi
n
e
T
r
e
e
TCAAP North
County Road F
County Road C
Cummings Park Drive
Target
Bethel
Floral
University of
Northwestern
Bethel
University
Arterial BRT Overview
12 arterial BRT lines studied & planned
•Arterial Transitway
Corridors Study
completed
April 2012
–Developed
Arterial BRT
concept
–Prioritized
corridors for
near-term
implementation
–A Line (2015)
Snelling Ave
3
What problems does arterial BRT address?
4
Red lights and slow boarding
belie great service quality
Limited existing facilities do not reflect
transit’s role in key corridors
How will BRT be different?
•Limited Stop Service with Better Frequency
BRT would become the primary route in the corridor, with increased
service on evenings & weekends.
Stations would be sited about every 1/2 mile, compared to local
stops every 1/8 mile.
Local bus would continue to run serve local trips and off-corridor
branches.
BRT
ROUTE 84Route 84
1/2 mile
1/8 mile
A Line
Every 30 minutes
Every 10 minutes
How will BRT be different?
•Pre-Boarding Fare Payment
Metro Transit police—not
operators—will ensure customers
have paid.
Each station will have one
or more ticket machines,
where customers can buy
tickets with cash or credit.
For speedier boarding through all
doors of the bus, BRT vehicles
won’t have on-board fareboxes.
Customers will either purchase a
ticket at the station or tap a Go-To
card to pay fares.
Customers with Go-To
cards or passes can tap
their card before
boarding through any
vehicle door.
During rush hours today, local buses spend about 25% of their
scheduled time stopped at red lights.
With transit signal priority buses can “ask” traffic signals for early
or extended green lights to help buses keep moving.
How will BRT be different?
•Transit Signal Priority (TSP)
As a BRT vehicle
approaches an
intersection, it will
send a green request
to the traffic signal,
which chooses
whether or not to
lengthen a green
light for BRT.
How will BRT be different?
•Curb Extension Stations (if on-street parking)
BRT stops farside of
intersection, progressing
through signal before stopping
to board passengers
Curb extension provides
space for a BRT station
and eliminates side-to-
side weaving Potential to replace some
on-street parking on the
near side of intersection
Buses stop in the right-turn lane
Buses stop nearside (before crossing intersection)
and are more likely to be delayed by red lights
BRT will run in general
traffic and won’t
widen the roadway.
Instead, the project
will add curb
extensions at stations.
Small Shelter
9
Visible
Branding
Station Name
Real-Time “Next Bus”
Information Signage
+ Annunciator
Roof-Mounted
Heaters & Lights Destination Sign
Ticket machines &
Fare validator
Security
Cameras
Detectable
warning edge
Street Furnishings:
Seating
Bike Racks
Trash Receptacle
Lighting
4’ Clear
Zone
Information & Maps
Foundation
Wall
Near-level
platform height
Emergency Phone
Large Shelter
10
•A Line: Low-floor 40-foot buses, with BRT
styling and unique paint scheme
•Future lines: Low-floor 60-foot articulated
buses under consideration
BRT Vehicles
11
Back door will be
wider than shown
On-board “Next Stop”
signs and automated
announcements
Under development:
Optional rear-facing
passive restraint
Brighter overhead
sign
Front-door ramp No farebox on bus
Alternative seating
configurations
under consideration
A Line Overview
13
•9.7 miles, Rosedale to METRO
Blue Line 46th Street Station
•20 stations, roughly 1/2 mile
apart
•Mix of services:
A Line every 10 minutes
+ Route 84 every 30 minutes
•27% faster than local bus
•4,000 current daily rides,
doubling w/ A Line by 2030
A Line Overview
14
•2012-2013: Planning & Concept Design
•2014: Preliminary & Final Design
–July 9th, 2014: Metropolitan Council approved
final project scope (recommended plan)
–November 2014: Final Design to MnDOT
•2015: Construction
–Coordinated with Snelling Avenue
resurfacing, I-94 bridge redeck,
Ford Parkway reconstruction
•Late 2015: Open for Service
A Line Timeline
Proposed A Line Extension
Overview
16
•A Line terminal
Rosedale Center
(Route 84)
•Ramsey County &
St. Paul Area
Chamber of
Commerce
requested Metro
Transit evaluate
an extension to
serve current
destinations and
increase TOD
potential at
TCAAP site
Extension studied for first line
Round
Lake Snail
Lake
Round
Lake Snail
17
•8 miles, Rosedale to TCAAP
Redevelopment
•2 potential alignments
–Hamline Avenue
–Lexington Avenue
•8 -11 additional stations,
roughly 1 mile apart
A Line Extension Evaluation Overview
Lake Johanna
Lake
Round
Lake Snail
Lake
Lake Johanna
Lake
Josephine
Round
Snail
MN-36
ARDEN HILLS
ROSEVILLE
¬
Lake
Josephine
SHOREVIEW
Rosedale Center
MnDOT Waters Edge
University of
Northwestern
Bethel
University
Boston
Scientific
Twin Cities
Army Ammunition
Plant (TCAAP)
Land
O'Lakes
Smiths
Medical
Amble
Lydia
Target
Floral
Bethel
Cub Foods
Pi
n
e
T
r
e
e
TCAAP North
County Road F
County Road C
Cummings Park Drive
Sn
e
l
l
i
n
g
A
v
e
n
u
e
Ha
m
l
i
n
e
A
v
e
n
u
e
Le
x
i
n
g
t
o
n
A
v
e
n
u
e
County Road E
Highway 96
18
•Summer & Fall 2014: Engagement
–Working group with staff from cities
–Key business & college discussions
–Open Forum
•Fall & Winter 2014: Service Planning
–Frequency and running time
–Explore potential phasing
•Winter 2014: Complete Evaluation
–Forecast ridership, measure effectiveness
–Evaluate potential and timeline
–Next steps follow study conclusions
A Line Extension Evaluation- Next Steps
MN-36
ARDEN HILLS
ROSEVILLE
¬
Lake
Josephine
SHOREVIEW
Rosedale Center
MnDOT Waters Edge
University of
Northwestern
Bethel
University
Boston
Scientific
Twin Cities
Army Ammunition
Plant (TCAAP)
Land
O'Lakes
Smiths
Medical
Amble
Lydia
Target
Floral
Bethel
Cub Foods
Pi
n
e
T
r
e
e
TCAAP North
County Road F
County Road C
Cummings Park Drive
Sn
e
l
l
i
n
g
A
v
e
n
u
e
Ha
m
l
i
n
e
A
v
e
n
u
e
Le
x
i
n
g
t
o
n
A
v
e
n
u
e
County Road E
Highway 96
Completed Engagement Activities
20
•Supportive of proposed extension
•Purpose and Need Comments:
–Many car-free students
–Car ownership a pre-requisite to
internship placement in the region
–Transit potential not being met (popular
University-run retail circulator)
•Alignment Comments:
–Supportive of a station at Lydia
–Prefers Lexington Alignment
University of Northwestern
MN-36
ARDEN HILLS
ROSEVILLE
¬
Lake
Josephine
SHOREVIEW
Rosedale Center
MnDOT Waters Edge
University of
Northwestern
Bethel
University
Boston
Scientific
Twin Cities
Army Ammunition
Plant (TCAAP)
Land
O'Lakes
Smiths
Medical
Amble
Lydia
Target
Floral
Bethel
Cub Foods
Pi
n
e
T
r
e
e
TCAAP North
County Road F
County Road C
Cummings Park Drive
Sn
e
l
l
i
n
g
A
v
e
n
u
e
Ha
m
l
i
n
e
A
v
e
n
u
e
Le
x
i
n
g
t
o
n
A
v
e
n
u
e
County Road E
Highway 96
21
•Supportive of proposed extension
•Purpose and Need Comments:
–Master Plan includes excess of parking
–Car culture prevails
–Graduate students would benefit most
•Alignment Comments:
–Supportive of the Lexington alignment
with a station at Pine Tree
Bethel University
MN-36
ARDEN HILLS
ROSEVILLE
¬
Lake
Josephine
SHOREVIEW
Rosedale Center
MnDOT Waters Edge
University of
Northwestern
Bethel
University
Boston
Scientific
Twin Cities
Army Ammunition
Plant (TCAAP)
Land
O'Lakes
Smiths
Medical
Amble
Lydia
Target
Floral
Bethel
Cub Foods
Pi
n
e
T
r
e
e
TCAAP North
County Road F
County Road C
Cummings Park Drive
Sn
e
l
l
i
n
g
A
v
e
n
u
e
Ha
m
l
i
n
e
A
v
e
n
u
e
Le
x
i
n
g
t
o
n
A
v
e
n
u
e
County Road E
Highway 96
22
•Purpose and Need Comments:
–Placing making beyond station footprint
will be necessary
•Alignment Comments:
–none
SPACC Transportation Committee
MN-36
ARDEN HILLS
ROSEVILLE
¬
Lake
Josephine
SHOREVIEW
Rosedale Center
MnDOT Waters Edge
University of
Northwestern
Bethel
University
Boston
Scientific
Twin Cities
Army Ammunition
Plant (TCAAP)
Land
O'Lakes
Smiths
Medical
Amble
Lydia
Target
Floral
Bethel
Cub Foods
Pi
n
e
T
r
e
e
TCAAP North
County Road F
County Road C
Cummings Park Drive
Sn
e
l
l
i
n
g
A
v
e
n
u
e
Ha
m
l
i
n
e
A
v
e
n
u
e
Le
x
i
n
g
t
o
n
A
v
e
n
u
e
County Road E
Highway 96
Action Items
24
Informing Project Purpose and Need
•(Need) What transportation challenges
exist in this corridor today?
•(Need) Are there missed opportunities
due to those transportation challenges?
•(Purpose) What are our goals with the A
Line Extension?
•(Purpose) How should we measure the
effectiveness of the A Line Extension?
MN-36
ARDEN HILLS
ROSEVILLE
¬
Lake
Josephine
SHOREVIEW
Rosedale Center
MnDOT Waters Edge
University of
Northwestern
Bethel
University
Boston
Scientific
Twin Cities
Army Ammunition
Plant (TCAAP)
Land
O'Lakes
Smiths
Medical
Amble
Lydia
Target
Floral
Bethel
Cub Foods
Pi
n
e
T
r
e
e
TCAAP North
County Road F
County Road C
Cummings Park Drive
Sn
e
l
l
i
n
g
A
v
e
n
u
e
Ha
m
l
i
n
e
A
v
e
n
u
e
Le
x
i
n
g
t
o
n
A
v
e
n
u
e
County Road E
Highway 96
25
Refined Corridor Definition
Suggested Action: Focus on Lexington Alignment Option
Hamline Alignment Lexington Alignment
Support From Prime
Corridor Stakeholder
Transit-supportive land uses
Multiple origins or
destinations
Running Time Optimization
26
Preliminary Station Locations
•For cost and ridership purposes
•Lexington Alignment: 11 stations
•Hamline Alignment: 8 Stations
•Are key destinations served?
•TCAAP Station placement?
•Design-phase refinement
–Confirm Intersections
–Station placement at intersections
–Roadway configuration at each station
MN-36
ARDEN HILLS
ROSEVILLE
¬
Lake
Josephine
SHOREVIEW
Rosedale Center
MnDOT Waters Edge
University of
Northwestern
Bethel
University
Boston
Scientific
Twin Cities
Army Ammunition
Plant (TCAAP)
Land
O'Lakes
Smiths
Medical
Amble
Lydia
Target
Floral
Bethel
Cub Foods
Pi
n
e
T
r
e
e
TCAAP North
County Road F
County Road C
Cummings Park Drive
Sn
e
l
l
i
n
g
A
v
e
n
u
e
Ha
m
l
i
n
e
A
v
e
n
u
e
Le
x
i
n
g
t
o
n
A
v
e
n
u
e
County Road E
Highway 96
TCAAP-related Infrastructure needs
27
•Station placement and
BRT-ready road design
•Bike compatibility/parking
•Park-and-Ride?
•Bus layover and operator
restroom
Existing Corridor Conditions
29
Roadway Conditions
•Northbound Snelling Avenue @ Lydia Avenue
30
Roadway Conditions
•Southbound Lexington Avenue @ Grey Fox (Cub Foods)
31
Roadway Conditions
•Hamline Ave & Highway 96
32
Existing Transit Service
•Multiple connecting
routes in the corridor
today
•Route 225 (in teal)
serves as primary
comparison to A Line
conditions (Route 84)
33
Existing Transit Service
A Line Extension:
Route 225
Route 84
(2013)
A Line
Peak Frequency 30 min 15 min 10 min
+30 min local
Off-Peak Frequency 60 min 15 min 10 min
+30 min local
Number of Trips 12 71 200
Approx. Weekday
Boardings 170 4,383 8,700
(2030 forecast)
34
Population and Employment Figures
A Line Extension
A Line
Population Estimate
(% of 7 County Population)
42,456
(1.42%)
90,392
(3.16%)
Employment Estimate 31,208 34,301
Growth Forecasts
•2040 Growth Forecasts progress
–Community totals
–Allocation to TAZ-level forecasts (model input)
–TCAAP
•Readiness/finalization for forecast use drives
ridership estimation timeline
35
36
•Develop Purpose and Need based on
today’s discussion
•Begin Service Development
–Frequency and running time
–Explore potential phasing
•Generate evaluation measures
–Cost estimation
–Ridership forecasts
•Target next Staff Working Group meeting in
December 2014
Next Steps
MN-36
ARDEN HILLS
ROSEVILLE
¬
Lake
Josephine
SHOREVIEW
Rosedale Center
MnDOT Waters Edge
University of
Northwestern
Bethel
University
Boston
Scientific
Twin Cities
Army Ammunition
Plant (TCAAP)
Land
O'Lakes
Smiths
Medical
Amble
Lydia
Target
Floral
Bethel
Cub Foods
Pi
n
e
T
r
e
e
TCAAP North
County Road F
County Road C
Cummings Park Drive
Sn
e
l
l
i
n
g
A
v
e
n
u
e
Ha
m
l
i
n
e
A
v
e
n
u
e
Le
x
i
n
g
t
o
n
A
v
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n
u
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County Road E
Highway 96
37
More information:
metrotransit.org/snelling-brt
metrotransit.org/arterial-study
Charles Carlson, Senior Manager
BRT/Small Starts Projects
612-349-7639
charles.carlson@metrotransit.org
Anna Potter
BRT/Small Starts Project Office
612-349-7783
anna.potter@metrotransit.org
Joint Development Authority
TCAAP Redevelopment Project
DATE: November 3, 2014
TO: Joint Development Authority Board of Commissioners
FROM: Jill Hutmacher, JDA Development Director
SUBJECT: Development Director’s Report
Budgeted Amount: Actual Amount: Funding Source:
n/a n/a n/a
Requested Action
None.
Regulations and Policies
The original schedule for Regulations and Policies anticipated that the City Council would be providing
final comments on the draft zoning on November 17, 2014. At this point, that appears unlikely and
additional meetings will be needed to finalize the TCAAP zoning. Staff is working on revising the
schedule which will likely include continuing zoning meetings into 2015. Remaining topics for City
Council discussion and final approval include:
JDA Governance Process
Density and Mix of Uses
Residential Design Standards
Office/Retail Design Standards
Flex Office Design Standards
Gateway Overlay Design Standards
Exterior Materials
Street Design and Right-of-Way Requirements
Landscaping Requirements
Open Space Standards
Table of Permitted Uses
Comprehensive Plan Amendment and Future Land Use Map
Other topics as identified by the City Council
AGENDA ITEM 9
MEMORANDUM
Joint Development Authority
TCAAP Redevelopment Project
The November 3, 2014 Gateway Planning workshop has been postponed so that the City Council can
have a discussion with a retail developer and begin a policy discussion regarding the Comprehensive
Plan’s Future Land Use Map.
Upcoming Meetings
Staff and consultants are scheduling work for the regulations and policies component of the master
planning process.
November 3, 2014, Special Work Session at 6:00 pm, Council Chambers
Discussion with Retail Developer
City Council Discussion of Vision and Density
Future Land Use Map Policy Discussion
November 10, 2014, Special Work Session at 5:30 pm, Community Room
Stormwater System Update (Infrastructure)
November 17, 2014, Regular Work Session at 5:00 pm, Council Chambers
Workshop with Gateway Planning
o Discuss Chapters 8-10 (Street Design Standards, Open Space Standards,
Streetscape and Landscape Standards)
o Review comments and revisions to-date
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.