5.1. PCSR 02-23-2005
MEMORANDUM
TO:
Planning Commission
FROM:
Stephen Rohlf, Building and Environmental Administrator
~:>K-
February 22, 2005
DATE:
SUBJECT:
Energy House III
Backgoumd
The Suburban Northwest Builders Association (SNBA) is proposing to build Energy House
III as an Energy City demonstration. Like Energy Houses I and II, Energy House III will be
built using the latest energy efficient technologies and construction practices. An attachment
to this memo labeled, "Energy House III Profile" goes into more detail of who and what
is involved.
Applicant
Greg Holst of Northwoods Custom Homes signed the application for this request as a
representative of SNBA and the general contractor of Energy House III. A representative
of Royal Oaks Reality, Inc. cosigned the application as the current property owner.
Request
The SNBA is requesting an "Interim Use Permit" to office from Energy House III for a
total of three years, similar to the maximum three year maximum timeframe for a model
home and use the home as an Energy City demonstration site. One of the disadvantages
with Energy House I and II was that they were not occupied full time, making it hard to
quantify the energy savings of the products used in them.
Energy House III is proposed to be opened for the 2005 Fall New Home Tour and Parade
of Homes and cease being used as the SNBA Office in March of 2008. So the actual time
period that it will serve these functions is 2 Yz years.
The criteria and findings for reviewing an Interim Use Permit are found in Section 30-658 of
the Elk Rive City Code of Ordinances. Applications for Interim Use permits are processed
the same as Conditional Use Permits.
Site
Lot 29, Block 2, Nordic Hills has been selected as the site of Energy House III. A vicinity
map showing the location of this lot is attached to this memo. This lot provides easy-to-find
access off of County Road #1 and good southern exposure to take advantage of passive
solar energy. A site plan showing the proposed layout of Energy House III is also attached.
Energy City's Participation
Energy City will be aiding in the construction of Energy House III by:
~ providing technical assistance and monitoring results on energy issues
~ providing technical advice on green/healthy indoor air quality issues
~ coordinating with Energy Alley to promote the house
~ aiding with the grand opening
~ coordinating tours and other promotions of the house
~ identifmg grant sources.
City of Elk River Involvement
~ Landfill Abatement Funds will be used for recycling education
Issues
Staff in cooperation with the SNBA hosted a neighborhood meeting regarding Energy
House III. The neighborhood was united in their opposition to the construction of Energy
House III in this location. Their reasons for opposing it included increased traffic and not
knowing who is driving through their neighborhood. They stated that the vast majority of
the traffic you would expect in a cul-de-sac would be people known by someone living in the
neighborhood. They also questioned how Energy House III would affect their property and
other that are included in the discussion that follows.
Hours
The SNBA Office is proposed to be open from 8:00 am until 5:00 pm Monday
through Friday. Energy City Tours are proposed between the hours of 9:00 am and
2:30 pm on weekdays.
Lighting
Other than brief periods in the fall or winter, the hours that Energy House III is
proposed to used by the SNBA are daylight hours. Overflow parking for Energy
House III is proposed on an adjacent lot, Lot 28, Block 2, Nordic Hills, which is
lighted by a street light at the end of the cul-de-sac. For these reasons, staff does not
feel lighting in addition to what would normally be expected at a single family
residence is needed and, in fact, should be prohibited.
Employees
SNBA has three employees that they proposed to office in Energy House III.
Energy City will not use the house as office.
Parking
The main issues of concern expressed by the neighborhood and of city staff are
traffic and parking. Attached to this memo is an analysis of traffic and parking for
Energy House III. This analysis accounts for both the traffic and parking associated
with the use of the house as the SNBA office and as an Energy City demonstration
site. SNBA and Energy City functions, unless done jointly like an open house, will
not be scheduled at the same time. For example, Energy City will not schedule a
tour at the same time the SNBA has a committee meeting scheduled.
It should be noted that it is human nature for someone making a quick stop at a
location to park in the most convenient spot. In this case, it may be perceived as the
cul-de-sac. Without signing the entire cul-de-sac as no parking, it will be difficult for
the city to enforce off-street parking requirements. It will be up to SNBA staff to
educate builders not to park on the street so it doesn't become an issue with their
interim use permit.
Available Parking
10 - total parking stalls are available on site
3 - garage stall will be provided with the house, which will accommodate the three
SNBA employees
5 - vehicles can be accommodated in the driveway
2 - additional parking stalls are proposed in the front yard of the house using porous
pavers. These grid like pavers support vehicles while still allowing grass to grow
through, giving the appearance of lawn. The porous pavers are removable,
which will be done after the three years that the house will be used as a
demonstration site is completed.
10 - additional parking stalls are available on Lot 28. Block 2. Nordic Woods
Greg Nosco, a builder in Nordic Hills and the current owner of Lot 28, block 2,
which is adjacent to the proposed Energy House III lot, has offered to keep this lot
open to accommodate parking. SNBA is proposing to use porous pavers to create a
fifty by fifty foot parking area with a thirty foot wide drive into it. The remainder of
the lot will be planted in grass and maintained. The overall effect of the pavers will
make it look like a grassy vacant lot when it is not being used for parking.
As previously mentioned, a street light at the end of the cul-de-sac in this location
should be sufficient to light this parking area. Staff's recommendations on parking
will reflect the fact that the city can't insure that this arrangement will be sustained
for the full three year life of this project.
SNBA functions
Employees and Builders - 4 to 5 parking stalls are needed on a typical day.
Most stops at the SNBA office by builders are very short in duration. On a
typical day, the three SNBA employees would park in the garage stalls and
one or maybe two builder's vehicles would be in the driveway at any given
time.
Committee Meetings - as many as 10 to 13 parking stalls in addition to what
is typical are needed to accommodate the largest committee meetings (Board
of Directors and Sales & Marketing). These meetings will have to take place
elsewhere, if parking on Lot 28 is no longer available.
Fall Parade of Homes and Spring Home Tours - These two issues were the
greatest concerns to the neighborhood. The Fall Parade of Homes runs for
six weeks and the Spring Home Tour runs for eight. Both are held from
noon until 6:00 pm Thursday through Sunday each week.
Energy City Functions
Grand Opening - Staff anticipates the biggest event at Energy House III will
be its Grand Opening, which will coincide with the 2005 Fall Parade of
Homes. If the Grand Opening is as successful as hoped, the site will not
accommodate the parking needs of the visitors. Energy City is proposing to
accommodate parking off-site and shuttle visitors to the site.
Tours - Typically tours will be bussed to Energy House III. The garage for
Energy House III will be set back nearly 50 feet from the driving surface of
the adjacent cul-de-sac and will accommodate bus parking, if Lot 28 is no
longer available. The size of non-bus tours will be limited by the parking
available.
Incidental Trips - Parking for incidental Energy City trips should be able to
accommodated in the Energy House III driveway.
T raffie
Staff gathered information from the SNBA and used its experience from Energy
Houses I and II to project the amount of traffic generated. Staff tried to estimate
high on traffic. For example, twelve Energy City Tours are estimated. Energy
House I and II did not generate half that many in anyone year.
Energy House III is projected to generate more traffic per year than a typical single
family home but far less than two homes, which could be in this location if Lot 28,
Block 2 wasn't being used for parking. If approved, the highest traffic count for
Energy House III is anticipated during the Fall 2005 New Home Tour and Parade of
Homes. Traffic during larger committee meetings will be similar to someone hosting
a party, except that all of the parking will be accommodated off-street. Staffs
recommendations on parking help to regulate the amount of traffic.
Signage
SNBA is proposing to use the existing sign on County Road #1 that is currently
advertising the plat of Nordic Hills to advertise Energy House III. The
neighborhood wasn't opposed to this, but they were concerned about the appearance
of the current sign and questioned if the sign would be lighted. The SNBA indicated
that the sign would not be lit and will consider the design of the new sign. This sign
is on Lot 29, Block 2, Nordic Hills. An alternative to this sign would be Rural Based
Business Signs, north and south bound on County Road 1.
In addition, during special events a banner will be hung from the flagpole at the
entrance to the plat. To keep the integrity of the outside appearance, the only
signage on the house will be made of stone and incorporated into its architecture.
This sign will say "Suburban Northwest Builders Association - Energy House III"
and contain the house numbers. This sign can be removed after the interim use
period is over.
Screening and Landscaping
As previously noted, the two parking stalls in addition to the driveway at Energy
House III will be constructed using porous pavers with grass growing through them.
There will be landscaping between the extra stalls in front of Energy House III and
the street to further mask their appearance.
The parking on Lot 28, Block 2 will also be constructed of porous pavers and the
remainder of this lot will be planted in grass and maintained. The issue of a house
being delayed on this lot while it is being used for parking came up at the
neighborhood meeting. The neighbors felt that a house on the lot would help screen
them from the sights and sounds coming from County Road #1. A six foot high
fence with plantings in front of it will be erected on this lot to address this issue.
Screening between Energy House III and the one lot that is adjacent is also being
considered.
Recommendation
Staff is recommending approval of this request with the following conditions:
1. ENERGY HOUSE III SHALL CEASE BEING USED AS THE SNBA
OFFICES AND AN ENERGY CITY DEMONSTRATION ON MARCH 20,
2008
2. NO TWO EVENTS OR MEETINGS SHALL BE SCHEDULED AT
ENERGY HOUSE III AT THE SAME TIME, EXCEPT THAT ENERGY
CITY'S GRAND OPENING WILL COINCIDE WITH THE 2005 FALL
PARADE OF HOMES.
3. NO ON-STREET PARKING IS ALLOWED AND EVENTS AND
MEETINGS ARE LIMITED IN SIZE BY THE AMOUNT OF PARKING
AVAILABLE UNLESS PARTICIPANTS ARE SHUTTLED-IN FROM
OFF-SITE PARKING AREAS.
4. ALL PARKING SHALL BE CONDUCTED ON HARD SURFACING OR
POROUS PAVERS PLANTED WITH GRASS IN THE LOCATIONS
IDENTIFIED IN THE MATERIALS SUBMITTED BY THE SNBA.
THESE PARKING AREAS WILL BE DEFINED TO AVOID PARKING
ON LANDSCAPED AREAS.
5. SNBA MAY INCLUDE ENERGY HOUSE III IN THE 2005 FALL
PARADE OF HOMES AND THE 2006 SPRING HOME TOUR. THE
SNBA IS NOT AUTHORIZATION TO INCLUDE ENERGY HOUSE III
IN FUTURE SIMILAR EVENTS WITHOUT REVIEW WITH A PUBLIC
HEARING AND APPROVAL BY THE ELK RIVER PLANNING
COMMISSION. THE PLANNING COMMISSION'S DECISION MAY BE
APPEALED TO THE CITY COUNCIL BY THE SNBA OR PROPERTY
OWNERS IN THIS AREA.
6. TYPICAL SNBA OFFICE HOURS ARE LIMITED TO 8:00 AM UNTIL
5:00 PM ON WEEKDAYS. FALL PARADE OF HOMES AND SPRING
HOME TOURS HOURS ARE LIMITED TO 12:00 PM UNTIL 6:PM
THURSDAY THROUGH SUNDAY AND ENERGY CITY HOURS ARE
LIMITED TO 9:00 AM UNTIL 2:30 PM ON WEEKDAYS.
7. LANDSCAPING AND SCREENING SHALL BE INSTALLED BY THE
SNBA AS ADDRESSED IN THIS MEMO AND THE PLANS
SUBMITTED AND SHALL INCLUDE A SIX FOOT HIGH PRIVACY
FENCE WITH PLANTINGS ON LOT 28, BLOCK 2 AS LONG AS IT IS
USED FOR PARKING FOR ENERGY HOUSE III.
8. THE SNBA SHALL MAKE THEMSELVES AVAILABLE TO
NEIGHBORS TO ADDRESS SPECIFIC ISSUES AND CONCERNS. IF
FUTURE ISSUES AND CONCERNS THAT MAY ARISE CAN'T BE
REMEDIED BETWEEN THE NEIGHBORHOOD AND THE SNBA,
THEY WILL BE DIRECTED TO CITY STAFF FOR RESOLUTION. IF
STILL UNRESOLVED, STAFF MAY DIRECT THIS PERMIT BACK TO
THE PLANNING COMMISSION AND CITY COUNCIL, WITH PUBLIC
HEARING FOR POSSIBLE REVOCATION.
9. SIGNAGE SHALL BE LIMITED TO:
~ AN ADDRESS STONE ARCHITECTURALLY INCORPORATED
INTO THE HOUSE STATING "SUBURBAN NORTHWEST
BUILDERS ASSOCIATION - ENERGY HOUSE III". THIS SIGN
MAY BE INDIRECTLY LIGHTED AS LONGS AS IT DOESN'T
CAST A GLARE ON ADJACENT PROPERTIES.
~ A NON-LIGHTED SIGN ADJACENT TO COUNTY ROAD #1,
BUT NOT LOCATED IN THE R-O-W, WITH A MAXIMUM COpy
FACE OF 64 SQUARE FEET. IN LIEU OF THIS SIGN, SNBA
MAY REQUEST A NORTHBOUND AND A SOUTHBOUND
RURAL BASED BUSINESS SIGN FROM SHERBURNE COUNTY.
~ FOR SPECIAL EVENTS A BANNER MAY BE PLACE ON THE
FLAGPOLE AT THE ENTRANCE TO NORDIC HILLS. THIS
BANNER SHALL NOT BE ERECTED MORE THAN ONE DAY
PRIOR TO THE DAY OF THE EVENT AND SHALL BE TAKEN
DOWN WITHIN ONE DAY AFTER THE EVENT.
10. LIGHTING FOR ENERGY HOUSE III SHALL FOLLOW THE
STANDARDS SET FORTH IN THE ELK RIVER CITY CODE FOR A
SINGLE FAMILY RESIDENTIAL DWELLING.
Energy House III Profile
(Preliminary - participants are still being added)
The Suburban Northwest Builders Association and Elk River Energy City are excited to
cooperate in the construction of their third energy efficient housing demonstration, Energy
House III. Energy House I was the recipient of the prestigious "Energy Value Housing
Award" presented by the National Home Builders Association Research Center at the 1999
International Builders Show in Dallas Texas.
Mission and Vision
The Mission of Energy House III is to educate homebuyers and the building industry
professionals with a model demonstrating advanced technologies in the construction of a
home that is comfortable, healthy, and energy efficient while protecting the environment for
future generations. The Vision is to implement technologies that will become
commonplace in both design and cost effective building practices used to build the energy
efficient homes of the future.
Product and Material Selection Guidelines
Energy House III will incorporate products and materials that will enhance energy efficiency,
durability and comfort. Emphasis will be placed on using materials and products that
incorporate a high percentage of recycled content. Another criterion is to select those
products and materials that enable us to keep the waste stream to an absolute minimum.
Products and materials used in Energy House III will be chosen based on guidelines and
ratings commonly accepted in the building industry and:
General Guidelines:
. NAHB Green Home Building Guidelines
. EEBA Green Building Guidelines
· American Lung Association Health House Program Criteria
· 2006 State Energy Code (as anticipated)
· Partnership for Advancing Technology in Housing (PATH)
Specific Product Guidelines:
. HVI - Home Ventilating Institute
· NFRC - National Fenestration Rating Council
. NSF - National Sanitation foundation
. EP A - Energy Star Program
· CRI - Carpet & Rug Institute, Green Label Program
· ASHRAE - American Society of Heating, Refrigerating and Air Conditioning
Engineers
· CEE - Consortium for Energy Efficiency, Inc.
. Green Guard Environmental Institute
· SFI - Sustainable Forest Initiative
. Others
Participants in Energy House III
The following entities and companies are participating in, sponsoring or endorsing Energy
House III:
. Suburban Northwest Builders Association
. Elk River Energy City
. Builders Association of Minnesota
. City of Elk River
. Northwoods Custom Homes & Remodeling
. Recycling Association of Minnesota
. Minnesota State Energy Office
. Minnesota Office of Environmental Assistance
. American Lung Association
. Elk River Municipal Utilities
. University of Minnesota Cold Climate Housing
. The~cidtGroup
. Ray's Abbey Carpet
. Panel~ orks Plus
. ECONAR Energy Systems
. Classic and Carefree Homes
. Great River Energy
. Aggregate Industries
. United Building Center
. Building Knowledge, Inc.
. The Sun's ~armth
· Sherburne County Soil and ~ater Conservation District
. University of Minnesota Extension Service
. Sherburne County Forester
· SIP A - Structural Insulated Panel Association
Time Frame
Construction of Energy House III is proposed to begin the end of April 2005. The goal is
to have it ready for showing in the 2005 Fall New Home Tour and Parade of Homes.
Energy House III will remain open to the public for a full three years after completion and
will temporarily be used as the Suburban Northwest Builders Association Office.
Marketing Plan
A detailed marketing plan is being developed to get the word out on Energy House III and
take advantage of this educational opportunity. ~ e will be targeting our message to the
following groups and individuals.l. Builders
. Developers
. Suppliers
. All Other Building Associations
. Realtors
. Banking and Financial Institutions
. Home Buyers
. City and State Governments
. Schools
. Building Inspectors
These groups will be approached through various methods, which include but are not
limited to the following.
. Timed news releases
· Suburban Northwest Builders Association Web Site and links to the web sites of
other participants
. An ongoing cable television show
. Newspapers, radio and television stories
. Trade publications
. Trade shows and meetings
. Direct faxes, e-mail and mail
. Direct advertising
. Signage at the sight and in various strategic locations
MEADOWVALE SCHOOL
o
SITE
193RD AVENUE
ROAD NO. 1
Location Map
~
N
Case Number: CU 05-03 NW SUBURBAN BUILDERS
---
(
~ "'l
~ -':;
~. ";9...,
" /
N :, V)
"
1:-\ '<) <i
:tl' '>J ..l
~.- ~
v <(
'" Z !"-
...) ,.,
-.l '"
<( ( .."
t;; 0 ~
-;)
... d <..
'" r0 -:>
'- "
<'-
--
I:
'0)
- "
'~~
. -..
'0_
H-a
<::1
~ -
<t -=
~ 3 <(
'*
,
\'\;
ot
\.l-
~
l~'
-......
""
,,-
/
/
/
/
I
I
A.
jQ:
~
'v
J'f
\'
Jf"
',r> (:,
,('
'xv'
~f/
--
~
~-
-
O...~
,0. 0
\. '-= Q~-
\-l( ~~
\
\~
\~
,\~
:, \ tr)
, 0
\~
c\
-
#
,
o
~
~ 1'\
8 ~ ~
/ Q:: .;
.b l
c: !:
5 ~'.f'
<..:> ;~ '
~,
...... ,
"'" ,
';: f'
.~
-.J
I.
~
/
,
,
,~
~
--
::::
::;
/
I
,
,
, ,
,
I
~
t)
~
~
()
1
,
,
,
, ':
-
~
I
f
~
Energy House III
Projected Traffic and Hour
Suburban Northwest Builders Association (SNBA) Traffic and Hour
Hours - 8:00 am until 5:00 pm weekdays
(Average Daily Traffic - ADT & Yearly Traffic - YT)
Daily Traffic ADT YT Parking
Employees 8 2,088 Parked in garage stalls
(3 employees & 1 errand run per day)
Builders (Ave. 2/ day) 4 1,044 2
Committee Meetings Traffic
Sales & Marketing 20 80 10
(10 members - 4 meetings/year)
New Home Tours 12 96 6
(6 members - 8 meetings/year)
Board of Directors 26 312 13
(13 members -12 meeting/year)
Golf Event 10 20 5
(5 members - 2 meetings/year)
Energy House III 0 0 0
(meetings off-site)
Membership Committee 12 144 6
(6 members -12 per year)
Home & Landscape 0 0 0
(meetings off-site)
Parade of Homes - 3 Builders per day 6 30 3
picking up packets - 1 week prior (5 days)
Fall parade of Homes (Thurs., Fri., Sat., 20 480 10
& Sun - Noon until 6:00 pm for 6 weeks)
Spring Home Tour (Thurs., Fri., Sat., - 20 640 10
& Sun - Noon until 6:00 pm for 6 weeks)
Total Estimated SNBA Yearly Traffic 4,934
Energy City Traffic and Hours
Hours - 9:00 am until 2:30 pm weekdays
Traffic
Grand Opening - First year 16
(shuttled-in)
Tours - 12 per year 2
(1 bus)
Incidental Trips (ave. one per week) 1
(e.g. politician or builder w / client)
Total Estimated Energy City Yearly Traffic
16
n/a
24
1 bus
104
1
144
Note: Average trips per day for a single family home is 10 or 3,650 per year
In and out counts as two vehicle trips
'':!'!.~'''!'2:!_~.fT''
'ffil311J013/IJ(J
rl~'
(._ _ ......,-J1Ir""
f. ;; ___n___L____n_!-_~___________L__
. n_ Ita... '
. ;:-------------------------;:- ;: .i
--L
, I - L,
~. !.
- ~~'
!~
'i
I
l
831
EB
LLJ
~831
Q
t- - ~
10
I I
CD
J