6.3 PCSR 02-23-2016 Elk IP Request for Action
River
To Item Number
Planning Commission 6.3
Agenda Section Meeting Date Prepared by
Public Hearings February 23, 2016 Zack Carlton,Planning Manager
Item Description Reviewed by
Modern Construction—Lot 4, Block 1,Mississippi Chris Leeseberg, Senior Planner
Ridge Second Addition Reviewed by
Conditional Use Permit to Establish Planned Unit
Development for Multi-use Building
Case No. CU 16-02
Action Requested
Recommend,by motion, denial of the Conditional Use Permit application to establish a Planned Unit
Development for the following reasons:
1. The proposed plan does not provide enough parking to serve the proposed uses within the
building.
2. The proposed plan does not adequately address stormwater mitigation requirements, and
negatively impacts drainage locations and requirements for the 2014 Yale Street feasibility study.
The Planning Commission may also recommend approval with conditions, or table the item and request
additional/updated information.
Background/Discussion
Jesse Hartung, owner of Modem Construction,is proposing a five story apartment building with 92
apartment and commercial space on the first floor. The project is mostly located on city owned property
at the south end of Yale Court. Proposed site features also extend north of the building on to what is
Yale Court. Modem Construction focuses on quality, environmentally friendly buildings with many of
their projects receiving high rankings for energy efficiency and sustainability.
The project incorporates green building techniques,green roof agriculture,running tracks, and other
active uses to promote healthy living for the residents. Mr. Hartung also owns 11 acres along the river,
below the Yale Court property, that has the opportunity for use as a park (public or private) and geo
thermal.
Analysis
Land Use and Zoning
The property is currently zoned Planned Unit Development (PUD) and is part of the Mississippi Ridge
development. The proposed use is not permitted in the current PUD agreement, and will require
establishing a new PUD to account for the change in use and deviations from city ordinances. Deviations
from the ordinance include reduced setbacks,lot coverage,and parking. There are also a number of
concerns relating to the Wild and Scenic River Front ordinance that may be addressed during the PUD
process,but some items will also need approval from the DNR. The Environmental Department has
POWERED Dr
Template Updated 4/14 NATURE
Development in this area is guided by the Focused Area Study (FAST) and the property is split between
two sub-areas; existing residential along the river and service commercial along Hwy 10. The proposed
uses are supported by the FAST and Comprehensive Plans.
Site Plan
Access to the site will be from an extension of Yale Court, connecting to 170th Ave. The extension is
identified in the city transportation plans and is one of the key roadway connections desired by the city.
The existing cul-de-sac and right-of-way are proposed to be modified to accommodate surface parking
north of the building,which is pushed to the west side of the parcel and as close to the bluff line as
possible. The proposed bluff line setback is zero feet. Due to the proximity of the parking and seating
areas to the bluff, additional safety features would be required. These may include additional stabilization
features along the bluff, fencing,bollards, etc.
The extension of Yale Court requires a land swap with the adjacent bank property to accommodate
proposed roadway geometrics. Staff has initiated this transaction and is working to finalize the process.
The buildable section of the parcel,after accounting for road right-of-way,is approximately three-
quarters of an acre.
Landscaping
With such a small site,there are minimal opportunities for landscaping. However, the developer plans to
include a green roof and minimize impervious surface areas as much as possible. A complete landscape
plan has not yet been received,but if a recommendation of approval is made, a complete and updated
landscape plan should be a condition of approval.
Building
The entire building will be constructed with unique building materials and techniques to ensure top tier
efficiency and promote sustainability. The building includes five levels above ground and two levels of
parking below ground. The narrative identifies a potential for geo thermal heating and cooling, solar
panels above street parking and on the rooftop, and numerous "smart" technologies to manage building
systems. The building department has not had an opportunity to review engineering plans/studies that
will be required due to the location on a bluff.
Parking
The current plan includes a total of 195 parking spaces,with the opportunity for 20 more. By adding a
second story to the surface lot there is the potential for 215 spaces. With the current uses, the building
requires 275 parking spaces per city ordinance. Through the PUD process there is an opportunity to
reduce the number of parking spaces required, and allow,with Council approval, the counting of on
street parking for some of the required spaces.
Reducing parking requirements has been done by the city in the past. Parking requirements for residential
uses at the Depot and Coachman Ridge projects near the North Star Station were reduced to 2.34 stalls
per unit. The most recent project, Coachman Ridge, only constructed 2 stalls per unit,but demonstrated
the ability to construct the remaining stalls if needed. This project is located across the parking lot from
the train station. Staff has not received any complaints from residents since opening fall 2015. The table
on the following page identifies possible deviations from the residential requirement. Staff does not
recommend changing the requirements for commercial uses. Some of the parking deficiencies could be
accommodated with on-street parking.Additional alternatives may include the applicant contracting with
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the bank property to provide overflow parking;however this limits future development opportunities on
that property.
Parking Needs
Commercial Residential Required Available Deficiency
Ord. @ 2.5/du 45 230 275 215 -60
Res. @ 2.34/du 45 215 260 215 -45
Res. @ 2.25/du 45 207 252 215 -37
Res. @ 2.0/du 45 184 229 215 -14
Parking has been, and continues to be,a significant concern. When Coachman Ridge and the Depot
received approval for parking reductions, their uses did not include commercial or restaurant uses which
add a different component when considering a reduction of the requirements.They are also located in
close proximity to the train station,providing convenient access to that form of transportation. Finally,
locating a parking lot below the bluff area, as discussed last meeting,would require paving the current
access road and including curb and gutter. Due to additional regulations imposed by the DNR in the wild
and scenic river district, this may be difficult.
Stormwater
City ordinance requires that new developments treat all runoff to a degree that existing runoff rates and
volumes are not exceeded.The applicant is utilizing a number of best practices like green roofs and
permeable pavements to treat and reduce runoff on site,but additional control structures are required.
The applicant is proposing to expand the city's stormwater pond north of the site to treat runoff
generated by the development. The pond currently treats runoff from the city streets between Yale Ct
and the north end of the townhome development. Additionally, the feasibility study for the extension of
Yale Court and construction of the frontage road along Highway 10,identifies a need to expand the pond
for treatment of runoff generated by the new city street.
On January 20, 2016, the applicant submitted a narrative describing two alternative treatment locations
for runoff from the new city street. The alternatives have been reviewed with the City Engineer and the
city does not support the proposed alternatives. His comments are included as an attachment. The city
currently owns the locations where additional ponding is proposed and,with the expenses already
associated with the project, cannot support increasing the costs for additional property needed for
alternative ponding sites. The applicant addressed these concerns in the attached narrative January 20,
2016.
Standards for Approval
City ordinance section 30-1564 outlines the requirements for approval of a PUD.
1. Land will be :zoned into the PUD e oning district only upon approval of a concept plan for the PUD,pursuant to
the procedure set forth in this section. . PUD will be authoritied on land in a PUD :zoning district only upon
issuance of a conditional use permit,pursuant to the procedure set forth in this section.
Re-zoning is not required. The property is already zoned PUD as it was included in a previous
project. The concept plans submitted by the applicant should be used to review the new project.
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2. The uses allowed in a PUD shall be limited to land uses consistent with the city's comprehensive plan and land use
map, and to those uses identified in the concept plan for the PUD _zoning district and the conditional use permit for
the PUD.
The proposed uses are consistent with the comprehensive plan and FAST study.
3. The area of land to be included in a PUD shall be in uniform control of the applicant.
The applicant does not currently own the land proposed to be developed. The applicant has three
parcels under contract, and the city owns the rest of the needed land. A land exchange between
the city and the applicant will need to be finalized prior to final approval. A recommendation of
approval must include satisfaction of this requirement.
4. A PhD shall be designed to Jo' a desirable unified environment within its proposed boundaries, including
uniform design elements, landscaping, lighting and signage.
The applicant has been working with staff to meet requirements for approval. Staff is confident
that the design elements, landscaping,lighting, and signage will meet demonstrate a unified
appearance.
5. A PUD shall not cause undesirable impacts on adjacent lands and land uses. In particular, uses on the PUD
perimeter shall be compatible with adjacent uses outside the PUD.
Land uses to the north, east, and south, are generally compatible with the proposed project. The
area west of the project is regulated by the Wild and Scenic River district requirements and must
be reviewed by the DNR. The DNR received adequate notification of the project,but the city has
not received comments as of February 19, 2016. If a recommendation of approval is made,
compliance with comments received by the DNR should be included.
6. A PUD shall be served by adequate transportation, water, sanitafy sewer and drainage systems.
The building is required to connect to city sewer and water. The site will be accessed from Yale Ct
and, a yet to be constructed,Yale Street. The proposed drainage and stomwater systems have not
been finalized or recommended for approval by staff. The concerns related to drainage and the
larger Yale Street project are significant and have the potential for a large financial impact to the
city. If a recommendation of approval is made, staff recommends a condition be included to
complete a study of the drainage changes to the approved Yale Street Feasibility Study.
7. A PUD shall not adversely affect existing or proposed parks, schools, streets or other public_facilities.
The project will trigger the need to construct a key street connection, but will not negatively
impact streets, utilities, or schools. The Park and Recreation Commission discussed the
impact/benefit to the city's park system during their February 10, 2016, meeting. The commission
felt the land swap was not of equal trade and the city would not benefit from owning the land.
The commission was also not in favor of establishing a city park along the river in this location,
but desired a trail easement.
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8. The council may establish varied and reasonable lot area,frontage, side yard, and setback requirements for a PUD
and may authorize a density which it determines to be appropriate under the circumstances.Any permitted density
shall be consistent with the city's comprehensive plan and not adversely affect the public health, safety and welfare.
The proposed front and side yard setbacks and lot frontage changes are generally supported by
staff. However, concerns with reducing the 30' bluff setback to essentially 0'is still under review
by the DNR. Staff is also concerned with the engineering needed to construct this type of facility
on a bluff. If a recommendation of approval is made, staff recommends addressing any comments
from the DNR and submitting engineered plans for review.
9. IViore than one principal building may be constructed on a lot within a PUD if authorized by the council. Unless
otherwise permitted by the council, a PUD shall comply with the schedules of dimensional regulations setlb rth in
this article, except that individual lots shall have no less than 80 percent of the minimum area fbr similar uses.
The applicant is only proposing one principal building, and the parcel would be at least 80 percent
of the of the minimum 1 acre parcel required for a similar use.
Submittal of a unified landscape plan is also a requirement, and should be included as a condition if
recommended for approval.
Approval of a PUD also requires satisfying all of the conditions for approval of a Conditional Use
Permit. Conditions for approval are as follows.
1. Will not endanger, injure or detrimentally affect the use and enjoyment of other proper ly in the immediate vicinity or
the public health, safety, morals, comfort, convenience or general welfare of the neighborhood or the city.
The project will not detrimentally affect the use and enjoyment of other property in the immediate
vicinity.
2. Will be consistent with the comprehensive plan.
The project is consistent with the comprehensive plan.
3. Will not impede the normal and orderly development and improvement of surrounding vacant property.
The project will not impede development and improvement of surround vacant property. All of the
surrounding properties are already developed, or are located within the flood plain and are not
buildable.
4. Will be served adequately by and will not adversely affect essential public facilities and services including streets,police
and fire protection, drainage, refuse disposal, water and sewer ystems,parks and schools;and will not, in particular,
create traffic congestion or interference with traffic on adjacent and neighboring public thoroughfares.
The property will be served by city sewer and water.
5. Will not involve uses, activities,processes, materials, equipment and conditions of operation that will be detrimental to
any persons or properly because of excessive traffic, noise, smoke,fumes,glare, odors, dust or vibrations.
The proposed use does not appear to involve activities that would be detrimental to surrounding
properties.
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6. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance.
There is the potential for the destruction,loss or damage of a natural scenic feature. The project is
proposed to be constructed within the required bluff setback and Wild and Scenic River districts.
Impacts to these areas have not yet been fully evaluated by the DNR, and should be prior to final
approval.
7. Will fully comply with all other requirements of this Code, including any applicable requirements and standards for the
issuance of a license or permit to establish and operate the proposed use in the city.
The project, as proposed, does not meet all requirements of the city code. However, the applicant
applied for a PUD which allows flexibility from the strict application of the ordinance. The city is
not required to grant all requests for deviation from the ordinance,but can allow changes deemed
appropriate after considering potential impacts.
Financial Impact
Complete financial impacts resulting from the project are still under review,and the final scope will be
determined by the City Council.
Attachments
• Location Map
• Applicants Narrative dated December 28, 2015
• Project Overview dated December 28, 2015
• Site Sketch and Narrative received December 28,2015
• Building Plan Narrative dated December 28, 2015
• Grading, Erosion Control, and Utility Plans dated December 28, 2015
• Support Narrative dated December 28, 2015
• Staff Comment Letter dated January 11, 2016
• Yale Street Preliminary Geometrics Plan
• Email Response and Letter from Applicant dated January 20, 2016
• Stormwater Alternatives Narrative dated January 18, 2016
• Comments from the City Engineer dated February 10,2016
• Updated Site and Building Plans received January 20,2016
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12/28/2015
CUP Narrative
Prepared by Jesse Hartung
Ecology Project XXX Yale CT
I am requesting approval for my conditional use application to construct a truly state of the art mixed use building within city limits,
called Ecology.
This project will consist of roughly 92 residential rental apartments with 10 commercial lease spaces and one restaurant space.The
goal of the project is to build a living and working space in an extremely environmentally,socially,financially,and politically way
working with the City to demonstrate the effective use of private/public collaboration and efficient planning.
The following attachments will highlight the project,provide support for the project,and summarize the requested approvals.
Exhibits:
Ecology general overview
Ecology site sketch w/notes
Ecology site sketch addendum sheet
Ecology building plans(concept set 11233015 omit pages 1,3,8,9)
Ecology building plans(updated parking 12112015 to replace omitted pages above)
Ecology building plans addendum sheet
Ecology grading,utility,SWPPP,drainage plans
Summary of Support for Ecology
Ecology Proforma
The above exhibits are preliminary and it's planned on working through with department staff to receive final approvals for all of the
above preliminary designs and concepts.
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Ecology General Overview
Modem Construction of Minnesota, inc.
Ecology Mixed use building
General Overview
Modern Construction of Minnesota inc(Modem)is proposing to develop and construct a state of the art
mixed use building within the city of Elk River along the Mississippi River. This building will consist of
rental apartments, commercial space, retail space,and underground parking and be built using some of
the most advanced and sustainable construction materials and methods as outlined below. It is the goal
of Modem to provide a safe, environmentally friendly living and working space for the residence and
business of Elk River and show the state and nation that Elk River is the BEST place to raise a family,
start a business, and truly be"Powered by Nature"
Site Concept:
-1.45 Acre building pad site less road extension space
-11 Acre recreational site along the Mississippi, portion to be swapped for building pad with city
-Ability to connect to local and future regional trails, public transport, and pedestrian walkways
-Landscaped using native prairie plantings, permeable surfaces, and minimal grass
-Site work for future park entrance and parking garage on Yale ct
Buildina Overview: (See initial sketch)
-Create 90+ residential housing units of various size and price from studio to 3 bedroom
-Create 10+commercial/retail/restaurant spaces for lease with additional executive office spaces
-Provide underground and on street parking with trail and sidewalk access
-Implement the latest green building technologies and practices as highlighted below
-Provide access to sustainable,safe, and healthy food,water,and air as highlighted below
-Foster a strong community around sustainable and peaceful co-habitation as highlighted below
-Use the building as a successful proof of concept for further development in the FAST area that
benefits both the city,the residents, and the environment—financially and politically
Green Buildina Initiatives:
-Design the building to minimize waste, reduce site damage, and increase layout efficiencies
-Minimize resource use during construction through recycling, project management,and reclamation
-Provide 100% LED lighting for all exterior, interior,commercial, residential, and common space lighting
-Use triple pane windows for all residential units and explore triple pane windows for commercial units
-Install occupancy sensors,timer switches,dimmers, photocells detectors, and other automated tools
-Install a horizontal Geo Thermal heating and cooling system for the entire building
-Explore the use of solar panels above street parking,on the building rooftop, and in flood plain area-
possible community solar project in co-operation with ERMU
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MODERN
CONSTRUCTION
-Install smart controls/BMS systems for mechanical equipment such as smart irrigation meters,
programmable thermostats,automatic blind controls,automatic door closers,and usage monitoring tools
-Provide electric car charging stations at street level and underground parking
-First building in the nation to use state of the art"thermal studs"
Sustainable/strong vibrant community Initiatives:
-Build organic rooftop gardens and green houses to promote sustainable agriculture
-Install air quality equipment such as upgraded filtration, humidifiers, dehumidifiers, central vac
-Install negative pressure fans in parking garage entries to mitigate poisonous gas infiltration
-Install water quality equipment to capture/reuse rainwater and run off for agriculture and landscaping
-Provide outdoor communal spaces for relaxation/cooking/education on roof top and in flood zone
-Use low/no voc building materials where available, specifically paints,carpets, finishing materials
-Provide bike storage and lockers with safe connections to local trails/sidewalks to promote healthy
travel
-Provide multiple housing units to Include handicap/multi-family living/medium family/single/and
special needs to promote a strong diverse community
-Provide amenities that support healthy active lifestyles such as a covered running track in the parking
garage or flood plain,community fitness facilities, community gathering facilities, community pet and car
washing facilities,community business facilities, park and wildlife areas in the flood plain, a scenic
Mississippi boardwalk/overlook, an off leash dog park area, restoration of native prairie plantings in the
flood plain,community theater room
-install recreational facilities in the flood plain that include fire pits,volley ball pits, sand boxes,
playground equipment,and other low environmentally impactful amenities.
-use native prairie plantings and permeable surfaces for landscaping with an effort to minimize grass and
impervious surfaces to reduce runoff and pollution of the surrounding river and wetlands
Summary:
As demonstrated by the list above this project will greatly benefit the residents and business of Elk River
and provide unmeasurable recognition for the City of Elk River as a leader in sustainable development.
In addition,this project fulfills more objectives in the Elk River Comprehensive plan than any other single
project including job growth, sustainable development, goals laid out in the FAST plan, mixed housing
types, green building promotion, goals laid out in the Green Steps Program, goals laid out by the Energy
City Program.
Modem hopes to work with the city to gain the approval of this application to build a truly landmark
building that demonstrates when municipalities and business work together toward common goals
development can be done in a way that benefits the environment,the City,and the residents and
business within the city in the short and long term. Modem has the ability to deliver on such ambitious
goals as demonstrated by multiple projects already completed within the city limits achieving efficiency
scores in the top 3%worldwide with costs considerably under market value.
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12/28/2015
Site Sketch Addendum Sheet
Prepared by Jesse Hartung
Ecology Project XXX Yale CT
The following notes help to clarify the proposals highlighted on the site sketch.
Land swap:
Modern Construction is requesting a land swap between the City of Elk River and Modern Construction in which 4.5 acres of land
along the Mississippi as highlighted in the blue dotted lines on the site sketch would be exchanged for the less than 1 acre of land as
highlighted by the,green dotted lines on the site sketch. This would provide the city with an access road and ample land to a gently
slopped Mississippi shoreline with ample room to install picnic tables and other various park amenities.Modern Construction would
receive the building pad needed for the Ecology project as well as an easement for the road to gain access to the remaining shoreline.
The City of Elk River would construct the future road and Modern would construct the public parking garage and trails along road.
The Land swap and platting would happen in the following manner:
-Acquire the red dotted line area to provide for future public parking area(constructed and maintained by Modern)
-Re-platting the yale ct property to remove the future road extension area and extend the building site in dotted red area
-Execution of the land swap for the remaining land
-Construction of the Ecology project to full exterior completion
-Construction of the future yale ct extension
-Competed construction of Ecology project
This order provides the most feasible manner in which the Ecology project and future road extension can be completed without
potential damage to either project and allowing for the safest and securest construction on both projects.
Setbacks&Easements:
3'building setback from the future road extension to provide for a sidewalk,this allows the building to best sit on the land
Roadway access easement so Ecology residents and guests can access the private shoreline property
Access easement for potential future ramp to second story street level parking if needed as highlighted by solid green lines
MODERN
CONSTRUCTION
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12/28/2015
Building Plan Addendum Sheet
Prepared by Jesse Hartung
Ecology Project XXX Yale CT
The following notes help to clarify the blueprints.
Rental Apartments:
Final individual apartment layouts to be determined,minimum of 8 different unit types and sizes guaranteed
Each unit will be considered`luxury apartment rentals"as compared to similar buildings in the local market
All utilities will be included in the rent so tenants only have 1 bill to pay(increased quality of life)
Lease terms will be flexible with as little as 3 months and as long as 24 months
Commercial space:
Final space uses to be determined based on market feedback
Executive offices of 200-400sgft are planned at this time
One small restaurant location on the river side of the building to be opened
-restaurant will have access to rooftop dinning,organic gardens and green house,and may be run by Ecology management to insure
safe,healthy food options are produced at a reasonable cost to be accessible by all residence.
Building Amenities:
Final amenities to be determined
Swimming pool will be a salt water pool for safe natural disinfectant
Work out facilities to include resistance,cardio,and weight training
Roofing space will include grilling,native prairie plantings,grass,a naming track,and relaxation space for the open enjoyment of the
outside and Mississippi River
Community gathering rooms to include a meeting room,theater space,cooking area and recreation activities that may include pool,
darts,board games.
Community business areas to promote working/schooling from home including computers,printers,video conferencing,and meeting
tables
Exterior fenced in dog area for animals to exercise,dog wash station within the building
Storage lockers and car wash in the parking garage with naturally derived cleaning chemicals
Exterior appearance:
The exterior of the building will consist of a mixture of stone,LP Smart siding,high quality Vinyl siding,and aluminum trim
-roughly 20%stone,30%LP,and 50%vinyl with the final layout to be determined
All hardscapes will be done with permeable materials such as pavers with the possible exception of the parking ramp
All landscaping will be completed with hardy species native to the local area and grass will be limited to 15%of all landscaped
surfaces at ground level
The restaurant will have a permeable patio surface for outdoor dining when weather permits
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Summary of support
Prepared by Jesse Hartung
Ecology Project XXX Yale CT
It is my belief that this project is in line with the goals and objectives of the City Comprehensive Plan,the Vision Statement,the
Energy City Program,the Green Steps Program,F.A.S.T development,and the"powered by Nature"slogan. Additionally,I strongly
believe support for this project will set a wonderful precedent in the city that provides a framework for achieving exceptionally high
performance with private development. Below is just a small sample of information gathered that highlights how this project fits the
City of Elk Rivers short and long term plans
-promotes local business growth and job creation
-creates an expansion of the tax base and promotes higher density development
-The comp plan calls specifically for incentives to be provided to support green building technologies,sustainable development,
preservation of natural spaces,and economic growth.(chp 7 pages 83 and 84,90,chp 12 page 129)
-The comp plan calls for collaborative efforts with those that have a shared vision—chapter 2,page 7
Specific work needed in this project is already slated to be completed by the city(Yale CT infrastructure,future Mississippi access)
-The comprehensive plan is filled with more than 50 statements that call for the city and its related departments to support Green
technologies,sustainable development,preservation of open space,the expansion of the commercial tax base,expansion of local
business and etc.
-Chapter 13 goes into great detail the importance of the core image of Elk River and it's"powered by Nature"theme(page 132),this
project will literally be powered by nature with its geothermal HVAC system and possible solar panels
-Effectively marketing the City as a place with a high quality of life is called out on page 132,this project embodies the core tenants of
a high quality of life and will have a dedicated marketing budget to promote the building and the city as a whole
Green Steps Program:
1. Elk River GreenSteps program
Currently Elk River has completed 21 of the green steps.
Ecology can help with:
a. Best Practice#3:New Green Buildings(not currently achieved by the city of Elk River)
i. Ecology will be built utilizing a green building framework
ii. The Ecology building with have a"common interest community"
1. Native vegetation
2. Utilize renewable energy
3. Community garden used by the residents and business/restaurant
4. Utilize storm water for irrigation
iii. Ecology will use only EnergyStar certified equipment and appliances throughout the building and use only
LED lighting and renewable energy sources.
b. Best Practice#4:Efficient Outdoor Lighting and Signals(#5)
i. Ecology will use LED/solar-powered lighting for all parking lots and the community park.
c. Best Practice#7:Efficient City Growth
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i. The Ecology building with consist of multi-family housing of more than 15 units per acre and will be
adjacent to a commercial zoning district and near a transit center
d. Best Practice#8:Mixed Uses
i. Ecology is a Vertical Mixed Use building minutes from Elk River's historic commercial districts and
downtown Elk River. It is also located near a local transit station
ii. Ecology is a Mixed Use building similar to the one found in the downtown zoning district.(Section 301026
of the Municipal code allows such a building)
e. Best Practice#12:Mobility Options
i. Ecology will be a walk/bike friendly community with access to city trails and commercial businesses.
ii. Ecology will have dial-a-ride option for residents and business patrons to assist in transit and to promote
carpooling/ridesharing.
f. Best Practice#17 Innovative Stormwater Management(not currently achieved by the city of Elk River)(#5)
i. Ecology will use rainwater irrigation for the community garden and native vegetation around the building
and throughout the community park.
g. Best Practice#18:Parks and Trails
i, Ecology will have a community park/greenspace for its residents and businesses. It will be created using a
low-impact design(native landscaping,organic or integrated pest management,bee-safe policies,etc).
ii. The residents and business employees with be encouraged to participate in a maintenance/up keep of
this park,along with the community garden on the roof.
h. Best Practice#22:Solid Waste Reduction
i. Ecology will be adamant about recycling throughout the building,including both residents and
commercial businesses.
ii. Also,the Ecology building with be built using recycled products where possible.
iii. Any waste that can be recycled while building Ecology will also be sent to a recycling plant.
i. Best Practice#25:Green Business Development
i. Ecology will ensure all commercial businesses adhere to the GreenStep initiative.
j. Best Practice#26:Renewable Energy
i. Ecology will use only renewable energy sources to maintain the building and its surroundings.
k. Best Practice#27:Local Food(#2)
i. The community garden on the roof of Ecology will be used by both the residents and local businesses.
I. Best Practice#28:Business Synergies(#3)
i. Ecology will incorporate 6 of the 7 items listed in the GreenSteps program
1. Shared parking/access
2. n/a
3. Located within walking distance of transit and/or residential zoning
4. Building designed for reuse
5. Green building built to exceed the Minnesota energy code by 20%and renewable energy
generated on-site
6. Shared geothermal heating/cooling
7. Low-impact site development.
A complete list of support will be studied and supplied at the planning commission meeting
•.... •••tJGOI•ISTillt,'1;; »I /4•
ilk
River
13065 Orono Parkway
1'Jk River,MN 55330
January 11,2016
VIA EMAIL: jesse®modemconstructiommn.com
Jesse Hartung
Modem Construction of Minnesota
621 Main Street NW
Elk River,MN 55330
RE: Comment Letter,
Conditional Use Permit—Ecology PUD
Dear Mr.Jesse Hartung,
Staff conducted a review of submitted materials and plans on January 6,2016.The following
comments and recommendations are intended to bring the project in line with current city
requirements and should be addressed on future plans.
1. Parking requirements have not been satisfied.Ordinance requires 2.5 parking stalls per
apartment unit and one stall per 200 square feet of commercial space(varies based on
permitted use).Per ordinance,this building requires 230 spaces for the residential uses and
approximately(depending on final use) 45 spaces for the commercial uses,for a total of 275.
Submitted plans identify 154 underground spaces and 22 surface spaces for a total of 176.
Plans also identify on-street parking spaces to count towards the parking standards.Per
previous discussions,on-street parking can count towards a portion of the commercial
requirements.
a. Parking requirements can be negotiated through the PUD process,but staff
maintains their position that residential parking cannot be significantly reduced
without impacting public services.
2. The current project limits extend beyond existing property lines.Before agreements are
recorded building permits are issued the property lines will need to be updated appropriately.
3. Please submit a landscape plan.
4. Building and parking setbacks do not meet city ordinances.These deviations will be noted
during the PUD review process and will need to be approved as part of the PUD agreement.
Phone:763.635.1000 Fax:763.635.1090 P I V I E R E I 11
tn
www.ci.elk-river. n.us NATURE
5. All parking areas must be bound by B612 curb and gutter.Please amend the site plan to
reflect the requirement.
6. A maintenance agreement for the permeable parking area will be drafted as part of the PUD
agreement to ensure long-term functioning of the stormwater feature.
7. A land swap agreement between the City of Elk River and Modem Construction will be
drafted as part of the approval process.
Engineering
8. Little detail has been provided relating to the street and utility extension being proposed.
There is no project induded in the city Capital Improvement Plan to design or construct this
utility and street extension as a public project.Authorization to construct the street will need
to be authorized by the City Council.
9. 170`h Avenue will need to connect to the new Yale Street alignment. This shall be shown in
all drawings.Proposed alignment of 170t Avenue is attached.
10. Grades leading down to the underground parking area shall not begin decent until beyond
the limits of the right-of-way and proposed sidewalk.
11. Drawings depict street parking outside of anticipated right-of-way on the east side of
proposed Yale Street.Please amend drawings to reflect location of the street within the
identified right-of-way. Street parking will be within the limits of the future street.
12. Proposed parking area north of new building is shown on adjacent private property.
Acquisition of the private property will need to occur prior to recording the PUD
agreement.
Stormwater
13. Stormwater management requirements are needed as listed in Ordinance Sec.78-503. -
Stormwater and urban runoff control and Sec.78-504.-Post construction stormwater
management.NPDES permit is needed for construction activity disturbing one acre or
more of soil.Also,a MIDS water quality report and soil borings showing the ground water
depth is needed.Three feet of separation between the bottom of any proposed stormwater
basin and ground water is required.
14. In the city approved feasibility report for Yale Street—Street and Utility Improvements
(July 28,2014)identifies a need to extend the existing stormwater pond south to
accommodate runoff from the Yale Street extension.The current stormwater pond treats
runoff from the city streets between 173'd Street and the south end of Yale Court.The city's
ability to expand the existing pond must be maintained,and deviation from the 2014 plan
will need authorization from the City Council.
Fire Department
15. Fire department access has not been satisfied with the initial plan. Section 503 of the MN
State Fire Code states that an access road shall be provided for all buildings.
It is helpful to provide a written response letter to these comments,along with revised drawings.If
you have any questions I can be reached at 763.635.1035. Please address these comments by noon
on January 20,2016,for inclusion in the January 26,2016,Planning Commission staff report.Any
comments not addressed in future plans will be included as conditions for approval of the
Conditional Use Permit.
Sincerely,
Zack Carlton
Planning Manager
zcarlton@ElkRiverMN.gov
761635.1035
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Carlton, Zachary
From: Jesse Hartung <jesse @modemconstructiommn.com>
Sent Wednesday,January 20,2016 2:42 PM
To: Carlton,Zachary
Subject: response to comments
Attachments: Ecology Project Response to comments 01202015.docx;Ecology concept set
01202015.pdf;Ecology Project Response to comments 01202015.docx;Stormwater
Narrative.pdf
Follow Up Flag: Follow up
Flag Status: Flagged
Categories: Red Category
Zach,
Attached is my response letter and the updated site plan,updated building concept sketch,and written opinion from a
stormwater engineering firm. The landscape plan is coming to me today but likely not for a few hours so I wanted to get
this stuff in your hands now. I strongly believe the project not only meets but greatly exceeds the expectations for all
departments. I know the stormwater pond expansion needs to be relocated but I think this project along with the land
the city will aquire along the river greatly over weight the need to expand the stromwater pond at that location. I hope
to gain the support from the planning commission to have the stromwater pond relocated and am willing to provide any
assistance I can in that matter.
Let me know if you have any questions or concerns. Thanks.
Jesse G. Hartung
President
Direct:952.217.1627
Email: iesse @modernconstructiommn.com
Modern Construction of Minnesota, Inc.
Office: 763.200.6376 I Fax: 866.259.8354
621 Main ST
Elk River, MN 55330 •
www.modernconstructionmn.com
1
RECEIVED
Ecology Project JAN 2 0 2016
1/20/2015
Response to City comments
Parking Concerns:
I have updated the concept set to increase the underground parking to include 84 stalls on Level 1,93
on the level 2(car wash to be removed),10 spaces on the street,22 spaces of surface parking for a total
of 209 spaces. We also have the option of adding an additional 20 spaces above the surface parking if
needed but want to use it as additional capacity if needed. I am requesting the plans move forward with
the parking as is with a recommendation that the planning commission support a variance to the
required amount of spaces.
Property Lines:
I have revised the site plan so bring the project within the property lines with the exception of the north
end section by the surface parking. Upon completion of the work session I will begin discussions with
the property owners to acquire that portion of land.
Landscaping plans:
Attached is a preliminary rough draft on the landscaping plans,we will be consulting with a number of
firms after approval of the project to implement the permeable hard surface cover,the native prairie
plantings,and the remainder of the grass and plantings. I am requesting the project be approved on the
contingency that the final landscaping plan will be approved during the PUD
Parking areas:
The site plan has been updated to reflect the requirement for B612 Curb and gutter.
Engineering:
The Yale Ct extension project is part of the FAST plan for the redevelopment of the area.Ecology is not
dependent on having the extension in place nor is the extension of Yale ct dependent on the Ecology
project. As the projects are two separate independent projects it is assumed the city would install the
Yale Ct extension at the time it decides to implement that portion of the FAST plan and assess the
improvements on the appropriate landowners at the time of the extension.
Ecology is designed to allow for 170th ave to connect to the yale st alignment,the current site plan for
ecology does not infringe on any of the existing work proposed by the city under the FAST plan.
Grades to the underground parking do not currently start until after the road right of way,the updated
site plan shows the fire access road coming from the same access point as the underground parking.
The site plan has been updated to bring the street parking on yale street to within the right of way.
Discussions with the property owners to the north will begin once the planning commission work
session is complete.
Storm Water:
The property will be re-platted prior to the project beginning to remove the area needed for the Yale Ct
extension. After the property is re-platted the site will be less than 1 acre and therefore not require an
NPDES permit.
Soil testing to confirm ground water levels is planned to begin after the project is approved from the
planning commission and city council and will be part of the final PUD requirements. At this time a
Variance to allow for an 18"separation is requested since the lower lever is a parking garage and not a
habitable space. Additionally,we will install active pumps and water management to prevent the
ground water from permeating into the lower parking garage floor. Current plans and ground water
levels suggest we will have 2'of separation.
Extension of the existing stormwater pond will result in the proposed site not being compatible with the
Ecology project. All efforts to redesign the project have not worked,as such,it is requested that the
storm water pond expansion be limited to the extent it does not impact the current site design. I have
enlisted an engineer to review the feasibility report provided by the city to help determine if other
options exist for stormwater management. Attached is a written narrative of other options at the cities
disposal for stromwater management. The FAST plan Is not finalized and as such it is open to the
possibility of redesign and the timetable for the proposed expansion is not set in stone therefore I
believe it would be inappropriate to prevent this project from moving forward under the presumption
that the existing stromwater plan would need to be expanded when alternative options are feasible. I
request the planning commission recommend Ecology with the understanding that future stormwater
needs can be addressed if needed in other manners. I believe such a significant building as ecology and
the 5 acres of land the city will acquire along the Mississippi River will have a far more positive impact
on the future of the area and the city as a whole then a.1 acre expansion to a stormwater plan.
Fire Department:
The site plan has been update to show proposed fire access lanes that should meet the requirements
Bogart, Pederson
&Associates, Inc.
' LAND SURVEYING
CIVIL ENGINEERING
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January 18,2016
Jesse Hartung
President
Modem Construction of Minnesota,Inc.
621 Main St.
Elk River,MN 55330
Dear Mr.Hartung,
This letter is in response to your inquiry about the stormwater management basin in the
MISSISSIPPI RIDGE plat that is adjacent to Lot 4,Block 1,MISSISSIPPI RIDGE 2ND
ADDITION.This basin was designed to accommodate the runoff from the MISSISSIPPI RIDGE
development. The original two lots along Yale Court NW south of 171st Avenue NW were later
split into the four lots of MISSISSIPPI RIDGE 2ND ADDITION.The original MISSISSIPPI
RIDGE Drainage Summary dated 2/7/2001 indicated a 15 inch storm stub for Lot 2,Block 2
with plans indicating a 12 inch RCP stub.
From my understanding of the Feasibility Report for Yale Street, Street and Utility
Improvements,prepared for the City of Elk River,MN,dated July 28,2014,the report indicates
the need for a frontage road which extends southerly into Lot 4 from the Yale Court NW cul-de-
sac. It appears the storm basin south of 170th Ave.NW would be partially filled to construct the
proposed frontage road with a proposed storm sewer to convey overflow stormwater to the
proposed expansion of the basin in the MISSISSIPPI RIDGE plat that is northwest of Lot 4.
Though I have only the Feasibility report and thus no drainage calculations,the expansion of the
basin northwest of the cul-de-sac is probably a direct result of the filling of the basin south of
170th Ave.NW.Possible avoidance of the subsequent expansion of the existing basin northwest
of the cul-de-sac from the layout in the Feasibility report include the following:
The basin south of 170th Ave.NW serves a large drainage area.Any storage basin
proposed between 167th Ave.NW and 170th Ave.NW and between Yale St.NW and
Highway 10 could mitigate the storage effects of the filling of the basin south of 170th
Ave.NW.
Infiltration basins or trenches could be proposed along the proposed frontage road
corridor.This would be in line with current NPDES requirements. Examples would
include the east side of the frontage road at about STA. 128+00 or west side of the
frontage road at about STA. 111+25.
Main Office:Becker Phone: 763/262.8822
13076 First Street Tol free: 888/2104301
Becker.MN 55308 Fax: 763/262-8844
The preceding alternatives could possibly allow development on Lot 4, Block 1,MISSISSIPPI
RIDGE 2ND ADDITION as you have proposed to the City.The preceding alternatives or other
possible solutions would require ongoing discussions and coordination with City engineering
staff. If these items contradict anything the city has stated,please contact me at 763-262-8822 so
we can discuss.
Sincerely,
„*.°
Jeff Swanson,PE
Project Engineer
Bogart,Pederson&Associates
Main Office:Becker Phone: 763/262-8822
13076 First Street Tel free: 888/210-8301
Seder.MN 55308 Fax: 763/262-8844
Carlton, Zachary
From: Femrite,Justin
Sent: Wednesday, February 10, 2016 10:23 AM
To: Carlton, Zachary
Subject: January 18, 2016 Letter response
Zach, here are my thoughts:
The Yale Street Feasibility Report identified expansion of the existing basin,located northwest of the existing Yale
Court cul-de-sac, as a direct result to creating new impervious surfaces with the construction of the frontage
road. When this frontage road is constructed, the previously mentioned basin will be expanded to the south to
provide storm water management for the new roadway infrastructure. This is part of the reason the City paid for
and acquired this full property. While alternatives can be considered, they come with additional cost above the
investment we have already made. The costs relating to the treatment alternatives, suggested in the letter, adds to
the larger topic of funding for the projects needed public infrastructure (street, sidewalk, sanitary sewer,watermain,
stormwater management). To this point no possible founding sources have been identified for the public
infrastructure needed to build the applicants project. A comprehensive project funding package should be
developed to clarify the viability of the applicants project,before deviations to an approved and adopted
engineering study should be considered.
Justin Femrite P.E. I City Engineer
763.635.1051 w 1 763.635.1090 f
13065 Orono Parkway I Elk River I MN 1 55330
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C S T R . C T D N
01/04/2016
Summary of support
Prepared by Jesse Hartung
Ecology Project 30CX Yale CT
It is my belief that this project is in line with the goals and objectives of the Elk River's Comprehensive Plan,the Vision Statement,
the"Powered by Nature"brand,the Energy City Program,F.AS.T development,and the Green Steps Program. Additionally,I
strongly believe support for this project will set a wonderful precedent in the city that provides a framework for achieving
exceptionally high performance with private development Below is a brief sample of information gathered that highlights how this
project fits the City of Elk River's short and long term plans:
Elk River's Comprehensive Plan
1. According to the Comp Plan(pg.18),there are three important measurements of progress for any project:
o "Is the project consistent with the land use plan?
o Does the project move Elk River towards its vision for the future?
o Is the project consistent with the policies contained in the Plan?"
2. This plan is filled with more than 50 direct statements that call for the city and its related departments to support Green
technologies,sustainable development,preservation of open space,the expansion of the commercial tax base,and expansion
of local business and job creation,etc.
o Ecology's innovative building will incorporate new green building technologies with efficient design. It will be a
mixed-use,high-density housing building with a sustainable restaurant that will bring the community closer through
involvement with the community garden or CO-OP,native prairie plantings and community park. It will promote
energy efficient and low impact living through on-site recycling,rainwater irrigation,plug-ins for hybrid or full
electric vehicles,and sidewalks/trails that will connect to local businesses and the Northstar Commuter Rail Transit
Station.
3. In addition,Ecology creates an expansion of the tax base as a commercial development
Elk River Vision Statement
• "Abounding in natural beauty,Elk River is a vibrant,historic river town that promotes an active lifestyle in an innovative and
involved community offering unlimited opportunities."
o Ecology's innovative building will incorporate new green building technologies including being the first building to
use the T-Stud. It will be a mixed-use building that promotes the highest quality of life for residents through many
innovative methods not found on similar projects.
o Ecology will also promote an active lifestyle with the fitness center,pool,outdoor running track,the recreational
area along the river,and the building's proximity to current and proposed local and regional trail system.
The Elk River Brand Promise Statement
• "For people who want to breathe the outdoors,yet want access to big city amenities,Elk River is an emerging small city
where the Elk And Mississippi Rivers flow together on the fringe of the Twin Cities and where the heart is powered by its
nature so you are energized and inspired to make a difference."
o Situated on a bluff overlooking the Mississippi River,Ecology will use nature to heat/cool/and provide hot water
using a closed loop geothermal mechanical system.
o It will be located near the Northstar Commuter Rail Station allowing for residents to access the Twin Cities
efficiently in an environmentally friendly way through biking or walking when the temperature permits.
1 of 2
e
CONSTRUCTION
Energy City 2024 Action Plan
• The city of Elk River's goal"is to make Elk River the most energy responsible city in Wfmnesota"
• Ecology fits perfectly into this plan by using multiple sources of"energy and water efficient and cost-effective building
materials","reduc(ing)solid waste impact",and"promot(ing)walking and biking within the city". (A2,A4,A10)
• Ecology will also assist the city of Elk River by achieving three more steps in the GreenSteps program.
a. This action plan is asking for the City to achieve only 1 additional step.(C7)
b. The three steps are laid out below.
171*Avenue Focused Area Study(FAST)
• The FAST area is defined as the"Area around the transit station(that)will emerge as a prime location for housing office and
neighborhood retail with a compelling village atmosphere." (pg 36 FAST Final Plan 6-24-10)It will have a"diverse
employment base"including green businesses.
o Ecology will be a leading"green"business that will be comprised of a mixed use vertical building with 90+
residential units,restaurant,and community garden. It will also serve as place to gather crucial data on energy use
and savings through a building management program. All Data collected will be public knowledge for future
development
• "The Mississippi River provides the greatest natural amenity opportunity for residents for recreational use.The large wetland
complex offers great amenity opportunities for residential and office development...Combined with an integrated trail
network to connecting these natural amenities with city parks and commercial nodes these broad natural systems can be a
tremendous asset to the FAST project area."(pg. 11 FAST Final Plan 6-24-10)
o Ecology fits right into this opportunity as laid out by the City of Elk River and is situated at a location where future
trails are planned to be installed. We will install the trail system along the portion of Yale Ct abutting the building
• While Ecology will not be positioned in the Eco-Business Park as laid out in the plan,it will be seen as a leading"Energy
City"building within Elk River and the state as a result of all the green building initiatives being implemented
• Ecology will help provide retail and housing along with a new park and open space for the residents of Elk River,this will
be accessible by all income levels through the tiff program and our current under market rental rates.
Green Steps Program:
• Currently the city of Elk River has completed 21 of the green steps.
• 3 new Best Practice goals will be met with the development of Ecology,increasing Elk River's total to 24 completed steps.
o Best Practice#3(#4):New Green Buildings
• Ecology will be built utilizing a green building framework
• The Ecology building with have a"common interest community"
• Native vegetation,Utilize renewable energy,Community garden used by the residents and
business/restaurant,and Utilize storm water for irrigation
• Ecology will use only EnergyStar certified equipment and appliances throughout the building and use only
LED lighting and renewable energy sources.
o Best Practice#17(#5):Innovative Stormwater Management
• Ecology will capture rainwater to irrigate the community garden and native vegetation around the building
and throughout the living roof
o Best Practice#23(#4):Local Air Quality
• Ecology is planning to have a public charging stations for plug in hybrid and full electric vehicles,in
addition to the charging stations in the parking garage for the residents and business employees,a first in
Elk River.
• In addition,Ecology will solidify Elk River's progress in the program by enhancing 10 steps Elk River has already
accomplished(Best Practice#4,#7,#8,#12,#18,#22,#25,#26,#27,#28)
A complete list of support for all of Elk River's plans and how Ecology fits into them will be supplied at or before the planning
commission public hearing
2 of 2
• Why the Tstud'""? Energy Efficient ( Safer 1 Stronger ( Saves Time&Money ( Qualifies for Rebates
Introducing the Tstud71",a minimal$500 to$600 investment for a 2,150 sq.ft.new home.
The Tstud is a thermally insulated wood vertical framing member,designed to replace traditional wall studs and
top and bottom plates,both metal and wood,in all forms of construction,and will forever change frame
construction.By redefining the traditional framing members,many advantages have been gained including:
Cost Savings:
• Energy Efficiency Improvements with short payback entitles many rebates and tax credits such as the
new 451 Tax credit that provides for$2000 per dwelling in North America. Applicable for both single
and multi-family housing.
• A reduction of 34%of required wall framing materials&affiliated labor to frame an exterior wall,yet
gaining in structural strength and rigidity.
• Elimination of any Exterior Rigid Continuous Insulation,offering a savings of an est.$2100 on a 2150 sq.
ft.residence.
• The Tstud offers higher sound transmission ratings without the need for RC Channels.A potential
savings of$ on party walls.
• Improved Energy Efficiency allows for up to a 20%reduction in the size of the AC unit and the Furnace
providing an estimated savings of+/-$500.
• Reduces the property owner's monthly utility bills by potentially 10%to as much as 20%.
• Provides a potential for the reduction in the interest rate charged by lenders for the property owners
mortgage due to a reduction in the HERS rating score for a building that is built x%better than the
required energy code.
Question. Why don't we build houses and buildings to last 400 years like the Austrians,
Norwegians,and the Swedes?
Solution. The Tstud More than pays for itself with the savings and benefits it offers.
Improved Performance:
• With its internal built-in truss system,allows weight bearing capacity almost twice that of a traditional
stud.Currently,the 8'Tstud only has a 1/16"of deflection on the x and the y axis.
• The Tstud has NO bow,warp,or cup left remaining in the final product,thus reducing the culling of
framing material.Not to mention it looks sexy.
Changing the Environment- One Tstudm at a time.
Why the TstudTM? Energy Efficient I Safer I Stronger I Saves Time&Money I Qualifies for Rebates
• The Tstud was designed to withstand the same pressures as a 3"x 6"timber with its internal built-in
truss system,yet contains the same amount of wood as a 2"x 6",for use in all areas including seismic
zones.
• Increased STC Rating in party walls of 52+,vs.traditional stud rating of 34,is expected with an internal
built-in sound transmission class material virtually stopping the sound from one side of the Tstud to the
other,without the need for expensive and labor intensive RC Channels(sound channels)or sound
absorbing boards.
• It has been designed using treated lumber members as well,for use on concrete floors or up against
concrete walls,to reduce the ability of the wood to rot or decay from moisture penetration.
• It has been designed to allow the modular home builder to have 90%more surface area to glue the
drywall or the exterior sheathing to the stud.Thus minimizing the risk or the ability of the drywall to
crack or the entire building to shift when traveling down the road to its final resting place.
• Safer in Fires with a proposed flame spread test rating of 66,compared to that of a wood stud of 100.
The Underwriters Laboratory tested flame spread rating of our Class A closed cell foam is 25,and is
currently used in the construction arena.
• The Tstud has,been designed to withstand a 130 mph axial wind load for use in all areas including
hurricane areas.Current deflection of only 1/8"on a 10'clear spanned Tstud on the x axis with a 220#
load.A 2"x 6"deflects at least 7/8"and is its weakest element.
Builder Effidendes:
• Allows for a minimum of 1"of nail or screw penetration per code,thus providing sufficient nailing
surface for drywall,sheathing,and siding,without the siding applicator having to nail through an inch of
rigid insulation.
• It has been designed to provide the drywall and the exterior sheathing with the same flexing as with
framing at 16"by eliminating the ability of the drywall and the sheathing to tip or pivot on the stud by
having a flat surface 2 34"wide.See Sale Sheet 24"oc.vs 16"oc.Solved!
• It has been designed,when used at 24"on center vs.the standard of 16"on center,to reduce the#of
studs needed in building by 34%,offering cost savings;less labor and faster construction times.
• It has been designed to eliminate the need for expensive continuous insulation around the entire
exterior of the building or home and affiliated labor,while still exceeding the New 2015 IECC,
International Energy Conservation Code.
• The Tstud,with its Low Costs of Manufacture and its ability to provide lower Net Operating Costs due to
savings in utility costs,equate to a-2 year Payback on the buildings original investment,and in fact,
could actually reduce the costs of construction.
Changing the Environment- One Tstudm at a time.
• ` • Why the Tstudna? Energy Efficient 1 Safer 1 Stronger ( Saves Time&Money 1 Qualifies for Rebates
Energy Efficient:
• it has been designed to provide for a reduction of the HERS Rating of a house by at least 5 points.By
using the Tstud wall assembly,the whole house approach calculation,and the improved energy
efficiency,the house would be+12%more energy efficient than the New 2015 IECC Energy Code
requirements.
• When considering only the exterior wall using the Tstud wall assembly with blown-in fiberglass
insulation in the wall cavity vs.a traditional wall assembly with Batt insulation,the Tstud approach is
27%more energy efficient and provides a complete thermal break from the outside to the inside spaces.
• Saves 20,000 BTU's per hour of heat loss,or gain,through the wall framing members,an astounding
66%savings and a breakthrough in innovation!Allows furnaces and AC units to run more smoothly and
efficiently adding to the occupant's enjoyment of the space.
• R Value of a traditional 2"x 6"is only 6.88.R Value of a Tstud is 21.25.A 309%improvement for 30%of
the exterior wall that is made up of framing members.
Roosevelt will partner with builders to obtain the highest Energy Star ratings so they can receive the energy
rebates and tax incentives by providing an emerging solution for a long-standing challenge,the weak point
in any building,the exterior wall framing members,by stopping the heat gain or the heat loss by conduction,
through that wood or metal member.
p
Energy Eff cIency+Economic Growth=Economic Value
Better Quality of life promotes Well Being and Protects Natural Resources
If you would like more information,please contact:
Brian Iverson,President 1 p:+01(612)290-61991 e:brian@rooseveltenergy.com
www.Tstud.com
(coming soon)
"Tstud",the Tstud logo,"STCstud",and the STCstud logo are trademarks of Roosevelt Energy,LLC in the United States and/or other
countries,and have been licensed for use by Roosevelt Energy Technologies,LLC.
All other trademarks,trade names or company names referenced herein are used for identification purposes only and are the property
of their respective owners.
JZI
Changing the Environment - One TstudTM at a time.