Attachment 1: Regulating Plan

(PDF)

Attachment 3: Development Flow Chart

 

Attachment 5: TCAAP STREET TYPE PLAN

May 26, 2015 (PDF)

 

Attachment 6: TCAAP Recommended Color Palette

TOWN STREET

TOWN STREET AT INTERSECTIONS

COLLECTOR ROAD

COLLECTOR ROAD WITH TRAIL

NEIGHBORHOOD STREET

RESIDENTIAL ALLEY

COMMERCIAL ALLEY

 

Site and Landscape Design

Objective: Minimize the potential for bird collisions when siting buildings near existing landscape features and when planning new landscapes in close proximity to buildings.

A WELL-INTEGRATED SUSTAINABLE DESIGN enhances open space and protects and restores habitat while enhancing the overall architectural and operational quality of a built facility. Efforts to integrate nature and attract wildlife should be balanced with specific considerations of a site's impact on birds. Birds attracted to on-site habitat are vulnerable to collisions with glass. These guidelines encourage bird-safe design strategies early in the collaborative design process through consideration of site, existing habitat, and bird-safe landscaping.

CONSIDER SITE ANALYSIS	CONSIDER EXISTING HABITAT
Urban parks attract birds	Treat windows near habitat
Analyze the site to determine potential attractions for bird populations.	Site building(s) to reduce conflicts with existing and planned landscape features that may attract birds.
•   Consult with an ecologist or bird specialist to inventory the site.	•   Where buildings cannot be located away from bird sensitive areas, take special care in treating windows. See "Exterior Glass" pages 20-21.
•   Document the location of nearby vegetated streetscapes and urban parks.	•   Where strategic reductions to building footprint have been made in order to enhance vegetated open space and habitat, assess site conflicts and include bird safe treatments.
•   Identify all sources of food and shelter for migratory and resident bird populations, including plants, water and other natural features.	•   Use soil berms, furniture, landscaping, or architectural features to prevent reflection in glazed building facades.
•   Identify human-made features that attract birds, including water sources, nesting and perching sites, and shelter from adverse weather.15
Coordinate with LEED Credits SS 5.1 Site Development: Protect or Restore Habitat	Coordinate with LEED Credits SS 5.2 Site Development: Maximize Open Space

 

WHILE BIRDS COLLIDE WITH BUILDINGS AT ALL LEVELS, ground-level stories are considered the most dangerous because this is where habitat reflections, glazing and internal planting are often all quite prominent . Analysis of bird collision data over 10 years in New York City showed that "most collisions were documented to occur during the day at the lower levels of buildings where large glass exteriors reflected abundant vegetation, or where transparent windows exposed indoor vegetation ."16

CANOPY HEIGHT

Glass treatments should be applied to the height of the top of the surrounding tree canopy of the anticipated height of surrounding vegetation at maturity.13

 

CONSIDER LANDSCAPE PLACEMENT	CONSIDER INTERIOR LANDSCAPING
Dangerous reflections	Confusing interior plants
Birds are vulnerable to collisions nearly anywhere glass occurs. Habitat in proximity to glass exacerbates this threat unless reflections are avoided or eliminated or visual cues are incorporated in glazing.	Birds will mistakenly seek shelter in landscaping located behind glass. •   Mask views of interior plantings from outside the building. •   Use screening, window films or treatments to make glass visible.
•   When planning new landscapes be aware of reflections and see-through effects created by habitat in relation to building features. Place plantings to minimize these effects.	CONSIDER ROOFTOP LANDSCAPING
•   Alternatively, situate trees and shrubs immediately adjacent to the exterior glass walls, at a distance of less than three feet from the glass.17 Close proximity will minimize habitat reflections. in addition, if a bird does try to fly to a reflection at this range, flight momentum will be minimal, thereby reducing fatal collisions. This planting strategy also provides beneficial summertime shading and reduces cooling loads.	With the increased use of green roof technology, impacts on birds must be considered. •   Treat glass to minimize the reflection of rooftop landscaping in adjacent building features. •   Consider foregoing green roof installation or eliminating access to birds if reflection in adjacent buildings will occur.
•   If any bird-attracting features (food, water, shelter) are in reflective range of the building(s), use fritting, shading devices or other techniques to make glass visible. See "Exterior Glass" pages 20-21.	Coordinate with LEED Credits SS 7.1 Heat Island Effect: Non-Roof SS 7.2 Heat Island Effect: Roof

 

Building Layout and Massing

Objective: Include bird-safe strategies as part of an integrated design approach before construction rather than retrofitting a building that proves problematic.

BIRD-SAFE STRATEGIES do not restrict the ability to design creatively. These guidelines encourage an integrated design approach, challenging building designers to include bird-safe strategies to enhance aesthetic, functional, and building performance goals. The layout of individual buildings and their relationship to other structures on the site can affect the number of bird collisions that occur. Building layout and massing can be planned along with landscaping to minimize the likelihood of bird collisions.

 

CONSIDER SPECIFIC SITE FEATURES
These two birds were fooled by habitat reflections	Clear barriers create a deadly hazard for birds
Ground level stories are the most hazardous areas of all buildings and should be designed to minimize bird collisions.	Clear barriers such as transparent bus-shelters, skyways, linkways, railings, windscreens and noise barriers create a serious hazard for birds because they are invisible, causing a deadly fly-through hazard.
•   Minimize those hazards that bring birds close to buildings such as vegetation, water and other features.	•   Avoid use of transparent materials in these structures in any location where birds may be present. Use translucent or decorative glazing as an alternative.
•   Provide uniform covering with bird-safe materials, especially adjacent to landscapes. See "Exterior Glass" pages 20-21.	•   If clear panels of any kind are in use, incorporate surface treatments to make glass visible. See "Exterior Glass" pages 20-21.
•   Use angled glass, between 20 and 40 degrees from vertical, to reflect the ground instead of adjacent habitat or sky.18

 

"BIRD SAFETY IS EASIER TO SELL WHEN IT OVERLAPS WITH OTHER GREEN STRATEGIES. SLANTED GLASS REDUCES SOLAR HEAT GAIN BUT ALSO WORKS TO EFFECTIVELY REDUCE BIRD INJURIES. FRITTED GLASS REDUCES HEAT GAIN, AND IF IT'S 50% YOU CAN STILL SEE THROUGH IT."
Jeanne Gang, Studio Gang architects, Chicago

 

Confusing corners with multiple reflections	Birds can fall through grates after hitting windows
Courtyards may contain landscaping and confusing internal corners that limit bird escape routes.These areas often allow sudden access by people that flush birds into glass. •   Control access to enclosed areas so birds flush away from glass into open areas. •   Treat glass with bird-safe materials so birds see and avoid glass.	Site ventilation grates also present a unexpected danger for birds. an injured bird that falls onto a ventilation grate with large pores can become trapped. •   Specify ventilation grates with a porosity no larger than 0.8 inches.13 Cover larger grates with netting. •   Never up-light ventilation grates.
Rooftop obstacles such as antennas and media equipment can injure or kill birds and should be minimized. In poor weather and bright lighting conditions birds may congregate on and around rooftops.	Driveways can also cause birds to flush from landscaping into reflective glazing as vehicles approach.
•   Co-locate antennas and tall rooftop media equipment to minimize conflicts with birds. •   Utilize self-supporting structures that do not require guy wire supports. •   Avoid up-lighting rooftop antennas and tall equipment, as well as decorative architectural spires. See "Lighting Design" pages 24-25.	•   ensure routes of escape for birds that are using landscaping along driveways and access roads. •   Take care in routing driveways adjacent to landscaping and reflective glazing.

 

Exterior Glass

Objective: Prevent bird collisions with glazed surfaces, while maintaining transparency for views, daylighting and passive environmental control.

MOST BIRD COLLISIONS OCCUR at the glazed surfaces of buildings. While circumstances such as lighting and other obstacles do contribute, glass areas are the primary focus of bird-safe design and retrofit strategies regardless of the overall site, landscape, layout and massing features. Bird-friendly glass products can contribute to aesthetics, energy efficiency, and effective daylighting. For bird safety, efforts focus on creating visual markers to make glass visible to birds and minimize reflection of habitat and sky.

 

CONSIDER VISUAL MARKERS
Interior shades and exterior film at the Minneapolis Central Library	White fritted pattern on glass facade at IAC Offices in New York City
"Visual noise" is what allows us to see glass. It is created by varying materials, textures, colors, opacity, or other features and helps to break up glass reflections and reduce overall transparency.19 Creating these visual markers can alert birds to the presence of glass as an obstacle. This is the most effective way to mitigate the danger that glass poses to birds.
•   Utilize etching, fritting, translucent and opaque patterned glass to reduce transparency and reflection, while achieving solar shading. (Note: although fritting is useful for creating visual noise, it is less effective at reducing reflectance since it is generally applied on the interior face of the glass.)	•   Consider applying acid-etched or sandblasted patterns to glass on the outside surface to "read" in both transparent and reflective conditions. •   Create patterns that follow the "hand-print" rule (below).
•   Incorporate windows with real or applied divided lights to break up large window expanses into smaller subdivisions.	•   Use window films featuring artwork or custom patterns permanently or on a rotating basis. •   Low-reflectivity glass has not been sufficiently tested for bird safety but may prove beneficial in certain installations.

 

DID YOU KNOW?

Studies show that small birds will attempt to fly through any opening larger than 4 inches wide or 2 inches tall or about the size of a child's handprint oriented horizontally. When creating "visual noise" on or around a window, optimal openings are no larger than a small handprint.19

 

CONSIDER INTERIOR AND EXTERIOR TREATMENT	CONSIDER INTEGRATED DAYLIGHTING
An exterior ceramic framework provides shading and daylighting (New York Times)	Translucent glass can help balance daylighting and prevent bird collisions
Exterior shading or other architectural devices enhance bird safety.	Large expanses of clear exterior glazing do not equate to effective day- lighting for buildings. in fact, over-glazing can contribute to glare, veiling reflections, unwanted heat gain, and also bird collisions. Many strategies used to achieve effective daylighting are compatible with bird safety.
•   Utilize shading devices, screens, and other physical barriers to reduce reflectivity and birds' access to glass. •   incorporate louvers, awnings, sunshades, light shelves or other exterior shading/shielding devices to reduce reflection and give birds a visual indication of a barrier. •   Consider other highly patterned shading/shielding devices that will provide visual cues and encourage bird safety.	•   Where appropriate, daylighting strategies such as exterior shading devices, fritted glass, and diffuse and translucent glass can also help to prevent bird collisions. •   in general, the more untreated glass you have, the greater the risk to birds, especially on sites that are in predictable migratory and resident bird areas.
Interior window treatments can provide visual cues for birds and reduce both transparency and reflections. They also help reduce light trespass from buildings. See "Building Operations" page 26.	Coordinate with LEED Credits EQ 8.1 and 8.2 Daylight & Views EA 1 Optimize Energy Performance
•   design interior window treatments using light-colored solar reflective blinds or curtains. Partially open blinds during the day. •   Close curtains and blinds if evening lighting is utilized. •   for best results, consider photo-sensors, timers and other automatic controls to regulate shading devices, lighting and daylighting.

 

WINDOW AREA

Windows constitute about 25-40 percent of the wall area of effectively designed daylit buildings, an area very similar to the windowed area in non-daylit buildings. 20

Lighting Design

Objective: Undertake strategies to reduce light trespass from buildings, particularly during migration seasons.

REDUCING EXTERIOR BUILDING AND SITE LIGHTING has been proven effective at reducing nighttime migratory bird collisions and mortality. At the same time, such measures reduce building energy costs and decrease air and light pollution. These guidelines encourage efficient design of lighting systems as well as operational strategies to reduce light trespass from buildings, particularly during migration seasons.

 

CONSIDER EXTERIOR LIGHT TRESPASS	PREFERRED	DISCOURAGED
	Direct exterior lighting downwards and adhere to Lights Out Guidelines
Light pollution is largely a result of inefficient exterior lighting.
•   Eliminate light directed upwards by attaching cutoff shields to street- lights and external lights. •   Highlight building features without up-lighting.	Light advertising from above to reduce the light projected skyward
•   Rreduce the amount of light that spills outside areas where it is needed for safety and security. •   Maximize the useful light directed to targeted areas. •   Eliminate the use of spotlights and searchlights during bird migration.	DID YOU KNOW? Red lights that don't flash are most attractive (and therefore deadly) to birds. Instead use flashing white or non-flashing blue or green lights.24

 

Lighting diagrams courtesy of the City of Toronto

 

PREFERRED	DISCOURAGED	CONSIDER INTERIOR LIGHT TRESPASS
		Light trespass from within buildings can be reduced through design and operational changes. •   Design lights to shut off using automatic controls, including photo- sensors, infrared and motion detectors. These devices generally pay for themselves in energy savings within one year. •   Reduce the need for extensive overhead lighting. •   Encourage the use of localized task lighting and shades. •   Reduce perimeter lighting and/or draw shades wherever possible.
Preferred lighting designs project light downward, reducing waste and light pollution.	Discouraged lighting designs cause spill light to be directed into the sky where it is not needed.	Coordinate with LEED Credits SS 8.0 Light Pollution Reduction EQ 6.1 Controllability of Systems: Lighting EA 1 Optimize Energy Performance

 

Products and innovations

While product innovations continue to emerge, many currently available products have potential bird-safety features even if they were developed for other purposes such as balanced daylighting, innovative aesthetics, building safety and security, and energy efficiency.

The following material sources may contribute to bird safety for new or existing buildings. Products and manufacturers listed below are for information only, and are neither recommended nor endorsed by Audubon Minnesota and its Project BirdSafe partners.

Tennessee Warbler

Translucent and Decorative Glazing:	Architectural Metal Mesh:
3Form (3-form.com)	Cambridge Architectural (cambridgearchitectural.com)
Bendheim (bendheim.com)	GKD Metal Fabrics (gkdmetalfabrics.com)
Cabont Nanogel/Aerogel (cabot-corp.com)	Johnson Screens (johnsonscreens.com)
Goldray Industries (goldrayindustries.com)	Building-integrated Photovoltaics:
Kalwall (kalwall.com)	PowerFilm (powerfilmsolar.com)
Major Industries (majorskylights.com)	Uni-Solar (www.uni-solar.com)
Schott (us.schott.com)	ARCH Aluminum and Glass (archaluminum.net)
TG P/Pilkington Profilit (tgpamerica.com)	Exterior Louvers and Sunscreens:
Viracon (viracon.com)	Hunter Douglas Contract (hunterdouglascontract.com)
Decorative Ceramic Fritting:	Industrial Louvers Inc. (www.industriallouvers.com)
Goldray Industries (goldrayindustries.com)	Nysan Shading Systems (nysan.com)
Oldcastle Glass (oldcastleglass.com)	Savannah Trims (suncontrolers.com)
Viracon (www.viracon.com)	Façade-integrated Leds:
PPG Industries (ppg.com)	Cambridge Architectural (cambridgearchitectural.com)
Applied Window Films and Spectrally Selective Glass:	GKD Metal Fabrics (gkdmetalfabrics.com)
Arnold Glas, Ornilux (glaswerke-arnold.de)	Schott (us.schott.com)
Collidescape (fetchgraphics.com)	Window Treatments and Banners:
Solutia / CPFilms Inc. (cpfilms.com)	Banner Creations (bannercreations.com)
SurfaceCare USA (surfacecareusa.com)	Biographix (rainierdisplays.com/biographix.html)
The Convenience Group (conveniencegroup.com)	Exterior Coverings, Nettings, Screening:
U.S. Dept. of Energy (eere.energy.gov)	Bird-B-Gone (birdbgone.com)
Electrochromic Glass:	Nixalite bird exclusion netting (nixalite.com)
Sage Electrochromics Inc. (sage-ec.com)	Stealthnet (birdbarrier.com)
Smart Glass International (smartglassinternational.com)	TopRite Netting (cutlersupply.com)

 

Acknowledgements

(a) Pocket Park Standards

Pocket Parks are small scale public open spaces intended to provide recreational opportunities where (publicly accessible/park) space is limited. They are often located between buildings and developments; on single vacant lots; and on small irregular pieces of land. Low maintenance landscaping and facilities is recommended in order to support multiple pocket parks in a park system.

Development may include pavilions, picnic tables, small performance stage, seating areas, gathering areas, family play areas, gazebos, small game areas, small community gardens, dog parks, and interactive art. Shade and lighting is desired.

Typical Characteristics

General Character

Small open space responding to specific user groups and space available.

Range of character can be for intense use or aesthetic enjoyment. Low maintenance is essential.

Location and Size

0.25 - 1.99 acres

Within walking distance of either a few blocks or up to a ¼ mile of residences

Typical Uses

Varies per user group

 

(b) Green Standards

A Green is a public open space available for civic purposes, commercial activity, unstructured recreation and other passive uses. Greens shall primarily be naturally landscaped with many shaded places to sit. Open lawn areas shall encourage civic gathering. Appropriate paths, civic elements, fountains or open shelters may be included and shall be formally placed within the Green.

A Green shall be adjacent to a public right of way and be spatially defined by buildings which shall front onto and activate this space.

Typical Characteristics

General Character

Open space

Spatially defined by street and building frontages and landscaping

Lawns, trees and shrubs naturally disposed

Open shelters and paths formally disposed

Location and Size

0.25 - 4 acres

Minimum width - 25'

Minimum pervious cover - 80%

Minimum perimeter frontage on public right of way - 50%

Typical Uses

Unstructured recreation

Casual seating

Commercial and civic uses

No organized sports

 

(c) Square Standards

A square is a public open space available for civic purposes, commercial activity, unstructured recreation and other passive uses. The square should have an formal character and be defined by the surrounding building frontages and adjacent tree-lined streets. All buildings adjacent to the square shall front onto the square. Adjacent streets shall be lined with appropriately scaled trees that help to define the square.

The landscape shall consist of lawns, trees, and shrubs planted in formal patterns and furnished with paths and benches. Shaded areas for seating should be provided. A civic element or small structure such as an open shelter, pergola, or fountain may be provided within the square.

Typical Characteristics

General Character

Formal open space

Spatially defined by buildings and tree-lined streets.

Open shelters, paths, lawns, and trees formally arranged

Walkways and plantings at all edges

Abundant seating opportunities

Location and Size

0.25 - 4 acres

Minimum width - 25'

Minimum pervious cover - 60%

Minimum perimeter frontage on public right of way - 60%

Located at important intersections

Typical Uses

Unstructured and passive recreation - no organized sports.

Community gathering

Occasional commercial and civic uses

 

(d) Plaza Standards

A plaza is a public open space that offers abundant opportunities for civic gathering. Plazas add to the vibrancy of streets within the higher density zones and create formal open spaces available for civic purposes and commercial activity. Building frontages shall define these spaces.

The landscape should have a balance of hardscape and planting. Various types of seating should be provided from planter seat walls, to steps, to benches, to tables, and chairs. Trees should be provided for shade. They should be formally arranged and of appropriate scale. Plazas typically should be located at the intersection of important streets. A minimum of one public street frontage shall be required for plazas.

Typical Characteristics

General Character

Formal open space

A balance of hardscape and planting

Trees important for shade

Spatially defined by building frontages

Location and Size

0.1 - 1 acre

Minimum width - 30'

Minimum pervious cover - 20%

Minimum perimeter frontage on public right of way - 25%

Located at important intersections, at vista termini, or at entrances to public/civic buildings

Typical Uses

Commercial and civic uses

Formal and casual seating

Tables and chairs for outdoor dining

Retail and food kiosks

 

(e) Pocket Plaza Standards

A pocket plaza is a small scale public open space that serves as an impromptu gathering place for civic, social, and commercial purposes. The pocket plaza is designed as a well-defined area of refuge separate from the public sidewalk. It is frequently located in a building supplemental zone next to the streetscape.

These areas contain a lesser amount of pervious surface than other open space types. Outdoor dining with café tables and chairs, water features, public art and other shaded amenities are appropriate uses.

Typical Characteristics

General Character

Formal open space for gathering

Defined seating areas

Refuge from the public sidewalk

Spatially defined by the building configuration

Location and Size

Min. 300 s.f.

Min. width - 15' / Max. width 20'

Minimum pervious cover -10 %

Minimum perimeter frontage on public right of way - 25%

Located at important intersections, at vista termini, or at entrances to public/civic buildings

Typical Uses

Civic and commercial uses

Formal and casual seating

 

(f) Pedestrian Passage (Paseo) Standards

Pedestrian passages or paseos are linear public open spaces that connect one street to another at through-block locations. Pedestrian passages create intimate linkages through buildings at designated locations. These wide pathways provide direct pedestrian access to residential or other commercial addresses and create unique spaces for frontages to engage and enter off of. Pedestrian passages allow for social and commercial activity to spill into the public realm.

Pedestrian passages should consist of a hardscape pathway with pervious pavers activated by frequent entries and exterior stairways. The edges may simply be landscaped with minimal planting and potted plants. Shade is required for the success of the paseo.    Typical Characteristics   

Typical Characteristics

General Character

Hardscape pathway with pervious pavers

Defined by building frontages

Frequent side entries and frontages

Shade Required

Minimal planting and potted plants

Maintain the character of surrounding buildings

Standards

Min. Width   15 feet

Typical Uses

Pedestrian connection and access

Casual seating

 

(g) Multi-Use Trail Standards

A multi-use trail is a linear public open space that accommodates two or more users on the same, undivided trail. Trail users could include pedestrians, bicyclists, skaters, etc. A trail frequently provides an important place for active recreation and creates a connection to regional paths and biking trails.

Pedestrian amenities add to recreational opportunities. These include drinking fountains, scenic view posts, fitness stations, and directional signs, and may be spread along the trail or grouped in a trailhead area.

Typical Characteristics

General Character

Multi-use trail in Neighborhood Park:

Naturally disposed landscape

Trees lining trail for shade

Appropriately lit for safety

Formally disposed pedestrian furniture, landscaping and lighting

Multi-use trail along Spine Road or through neighborhoods.:

Paved trail with frequent gathering spaces and regular landscaping.

Standards

Min. Width   12 feet

Typical Uses

Active and passive recreation

 

(h) Family-friendly Play Area Standards

Family-friendly play areas are areas within open spaces that are conducive to the recreational needs of families with children. Family-friendly play areas range in style from pocket parks within mixed use developments to playscapes within neighborhood parks.

These play areas should serve as quiet, safe places -- protected from the street and typically located where children do not have to cross major streets to access. An open shelter, play structures or interactive art and fountains may be included with landscaping between. Shaded areas and seating shall be provided for ease of supervision.

Playscape equipment and design must be reviewed and approved by the City prior to installation. The need for fencing depends on the surrounding environment.

A larger playground may be incorporated into a neighborhood park, whereas a more intimate family oriented design may be incorporated into a pocket park.

Typical Characteristics

General Character

Focused toward family-friendly needs

Fencing depends on surroundings

Open shelter

Shade and seating provided

Play structure, interactive art or fountains

Standards

Min. Size   300 sq.ft.

Max. Size   N/A

As described by open space type in which playground is located

Protected from traffic

No service or mechanical equipment

Typical Uses

Active and passive recreation

Unstructured recreation

Casual seating

 

(a) Forecourt Standards

Forecourt is a small scale private common open space surrounded on at least two sides by buildings. A forecourt is typically a building entry providing a transition space from the sidewalk to the building. The character serves as a visual announcement of the building to visitors with additional amenities such as signage, water features, seating, planting, etc.

Forecourts should be laid out proportionate to building height with a 1:4 (min.) ratio. In order to offset the impact of taller buildings, the detail of the forecourt level should seek to bring down the relative scale of the space with shade elements, trees, etc.

The hardscape should primarily accommodate circulation. Seating and shade are important for visitors. Trees and plantings are critical to create a minimum of 30% pervious cover and offset the effect of the urban heat island.

Typical Characteristics

General Character

Small scale private common open space

Defined by buildings on at least 2 sides with connection to public sidewalk

Size of court should be proportionate to building height

Hardscape should accommodate entry circulation

Trees and plants are critical

Enhance the character of surrounding buildings

Standards

Min. Width   25'

Minimum Size   Depth: Based on building height ratio; Width: Max. of 50% of the building's frontage along that street

Minimum pervious cover - 30%

Typical Uses

Building Entry Circulation

Visual building announcement

 

(b) Courtyard Standards

Courtyards are small scale private common open spaces surrounded on at least three sides by buildings with a pedestrian connection to a public sidewalk. Courtyards maintain the character and style of the surrounding buildings.

Courtyards should be laid out proportionate to building height between 1:1 and 2:1 ratio (width to height of building). In order to offset the impact of taller buildings, the detail of the courtyard level should seek to bring down the relative scale of the space with shade elements, trees, etc. Transition areas should be set up between the building face and the center of the court.

The hardscape should accommodate circulation, gathering, seating, and shade. Trees and plantings are critical to create a minimum of 30% pervious cover and offset the effect of the urban heat island.

Typical Characteristics

General Character

Small scale private common open space

Defined by buildings on at least 3 sides with connection to public sidewalk

Size of court should be proportionate to building height

Hardscape should accommodate circulation, gathering, and seating.

Trees and plants are critical

Maintain the character of surrounding buildings

Standards

Min. Width   25'

Minimum Area   650 s.f.

Minimum pervious cover - 30%

Typical Uses

Gathering

Casual seating

 

(c) Roof Terrace Standards

A Roof Terrace is a private common open space serving as a gathering space for tenants and residents that might not be at grade.

Up to 50% of the required private common open space may be located on a roof if at least 30 % of the roof terrace is designed as a Vegetated or Green Roof. A Vegetated or Green roof is defined as an assembly or system over occupied space that supports an area of planted beds, built up on a waterproofed surface.

Private common open space on a roof must be screened from the view of the adjacent property. The hardscape should accommodate circulation, gathering, seating, and shade.

Typical Characteristics

General Character

Small scale private common open space on roof top

Screened from view of adjacent property

Vegetated portion critical

Hardscape should accommodate gathering, seating, shade

Provides common open space that might not be available at grade

Standards

Min. Area   50% of the roof top

Planted area - 30% min.

Typical Uses

Gathering for tenants and residents

Green Roof

 

 

1.1. Ever-Green Energy

1.2. Burns & McDonnell

1.3. Center for Energy and the Environment

1.4. Fresh Energy

Partnership Opportunities (Outlined in Section 2)

Energy Source Recommendations (Outlined in Section 3)

Energy Efficiency Strategies through Demand-Side Management (Outlined in Section 4)

Demonstration Opportunities

Conclusion

Schedule and Next Steps (Outlined in Section 6)

1. Introduction

Exhibit I - Partnership Opportunities Map

Exhibit II - Demand Side Management Recommended Roles Matrix

 

Exhibit III - TCAAP Land Use Map

 

Exhibit IV - Funding Source Matrix

 

 

Exhibit V - Definitions

2.1. Background

2.2. Energy Loads

2.3. AHATS Considerations

2.4. Xcel Energy Considerations

5.1. Overall TCAAP Development Schedule

6.2. Conclusion

2.5.2. Combined Heat and Power

2.5.3. Groundwater Treatment Station

2.6.1. Thermal Energy Storage

2.6.2. Solar Thermal

3.1.1. Introduction

3.1.4. Solar Resource Assessment and Energy Production

The annual energy production for the proposed array can be estimated with the use of the National Renewable Energy Laboratory (NREL) Solar Advisor Model (SAM). SAM uses a collection of input parameters to construct a model of the PV plant and analyze the energy production characteristics. These input parameters include: site location and meteorological data, module characteristics, inverter performance characteristics, solar array dimensions, system losses, and a collection of financial parameters. Using this information, SAM constructs a model of the solar arrays and then predicts plant performance over a typical meteorological year. The basic technical assumptions that were utilized to estimate the solar resource assessment and annual energy production from the solar array are provided in Table 5.

Table 5: Solar advisor model solar resource and energy performance assumptions

Modules

Parameters

Modules		Parameters
Cell material Multi-c-Si		St. Paul, MN Weather Data
Module area 1.9 m²		Tilt (deg from horizontal) 30
Module capacity 305 DC Watts		Azimuth (deg E of N) 180
Quantity 34,083		Tracking - Fixed
Total capacity 10.4 DC MW / 8.0 AC MW		Shading - No
Total area 65,473 m²		Soiling - Yes
		DC Losses (%) 3.0

 

Inverters

Annual Results (in Year 1)

Inverters		Annual Results (in Year 1)
Custom (Inverter Datasheet Model)		Horizontal solar 1,364 kW/m²
Unit capacity 1000 AC kW		Incident solar 1,604 kW/m²
Input voltage 620 DC V		Net to inverter 15,130,000 DC kWh
Quantity 8		Gross from inverter 14,675,000 AC kWh
Total capacity 8 AC MW		Net to grid 14,456,000 AC kWh
DC to AC Capacity Ratio 1.30		Capacity factor 15.9%
AC losses (%) 1.5

 

Figure 2 shows the predicted net AC and DC energy production from the modeled solar resource. The AC energy levels are indicative of the energy exported to the grid at the point of interconnect. All system losses, both AC and DC, with the exception of substation and transmission line losses, have been taken into account.

Figure 2: Solar advisor model solar energy production results

3.1.5. Financial Assumptions and Economics

3.1.6. Greenhouse Gas Emission Reductions

3.1.7. Community Solar Garden Program Approach

3.1.8. Next Steps

3.2.1. Introduction

3.2.2. Initial Proposed CHP

An initial step toward a more comprehensive microgrid could be a small-scale CHP system that serves the existing loads of the Thumb and Town areas, as shown in Figure 3. The initial CHP plant could be located within the corporate campus area of the Thumb, which would provide the advantage of reducing the up-front capital cost for the installation of the distribution network providing thermal energy to the corporate campus and the Town. The CHP plant could be designed to allow for the integration of multiple fuel sources in the future to further increase renewable generation and system sustainability. Additionally, the CHP plant and district heating network, as proposed, could be designed to allow for expansion to serve additional buildings.

Figure 3: Initial potential CHP location and distribution plan north TCAAP

As TCAAP development progresses southward, those additional properties could also be served from the CHP facility in the Thumb by extending piping to those buildings in the Spine Road right of way, and expanding the capacity of the CHP.

In the next stage of CHP development, the design team should carefully analyze the pros and cons of the CHP application, and work with the JDA, County, and potential Thumb developers to determine the optimal location and operational strategy for the initial CHP system. Regardless of the system's initial configuration and location, the CHP design should allow for expansion to produce more electricity and thermal energy as energy demand in the area increases with TCAAP development. Expansion could also enable the development of a more comprehensive microgrid that would meet the MNARNG's resiliency goals and the TCAAP energy vision.

3.2.5. Greenhouse Gas Reduction

3.2.6. Developing a Microgrid for the Area

3.2.7. Suggested Next Steps

3.3.1. Introduction

3.3.2. System Description

The proposed energy system would require an energy transfer station to be constructed at, or near, the current pumping location for the groundwater treatment station. This energy transfer station would consist of a heat exchanger to separate the groundwater from the system water, pumps to circulate the distribution loop, controls, metering, and piping.

The existing building that houses the groundwater treatment station was originally the domestic water treatment plant for the TCAAP site during the ammunitions manufacturing period. This building was decommissioned, as the groundwater treatment system is housed in a building addition, and is now largely vacant. The facility is more than adequate to house the proposed energy transfer station. The building is owned by the Army, and will remain in the custody of the Army until the groundwater treatment operations cease. Given these conditions, there would need to be an agreement between the district energy district energy business and the Army for the use of this building.

As noted in Section 1.5.3, the operations of the groundwater treatment system are anticipated to continue for a minimum of 30 years. By the end of this period, an alternative energy source may need to be identified should the groundwater pumping be discontinued or unavailable for energy transfer. At that stage, there would be multiple technologies that could be incorporated:

   •   A separate field of geothermal heat exchange wells could be constructed in the vicinity of the energy transfer station.

   •   Construction of a solar thermal garden in the vicinity of the energy transfer station.

   •   Installation of a commercial size heat pump at the energy transfer station.

   •   Future technologies that are currently unavailable in the market.

The proposed distribution system would consist of two pipes, supply and return, spanning from the energy transfer station to the homes. To prevent the pipes from freezing, and to efficiently transfer the energy, these pipes can be insulated and buried at shallow depths, or uninsulated, and buried at greater depths. To keep the initial construction costs of the distribution system to a minimum, the proposed district energy business could construct the distribution system and service extensions to the homes, in coordination with site development.

Figure 9: Distributed ground source heat pump schematic

A set of two pipes would span between each home and the distribution system, one delivering water to the home and one returning water to the distribution system. Each home would be equipped with a water source heat pump unit, powered by electricity. This would replace the need for traditional forced-air furnaces and electrically-driven air-conditioners. During the winter months, the heat pump would take heat from the distribution system water and use it to heat the air inside the home.

Conversely, during the summer months, the heat pump will take heat from inside the home and reject it to the distribution system, which is how the home is cooled. Figure 10 shows how home heat pump systems operate inside the homes.

Figure 10: Ground source heat pump operation

3.3.3. Greenhouse Gas Reduction

3.3.4. Financial Analysis

3.3.5. Potential Savings Opportunities

4.1.1. Meeting SB 2030 Guidelines

4.3.2. Building orientation and passive solar

 

Recommendation: The process for solar oriented development should be described in residential and commercial building RFPs and should be integrated as evaluation criteria for development proposals. It should be evaluated based on lowest total energy load of the homes or buildings to be sited under one proposal and should consider street orientation, building orientation, and passive solar building envelope design elements. As part of the platting process, the County could plat the land and maximize building orientation prior to sale to developers.

 

The TCAAP Policy White Paper included the recommendations for the TCAAP subdivision review process to assess the energy implications of street and building orientation on solar heat gain and loss. Beyond the building envelope, street orientation, lot and building orientation, and building massing, all impact the thermal loads of homes and commercial buildings. By jointly considering these variables prior to the subdivision process, planners and developers have the opportunity to make tradeoff decisions while still producing efficient results. Site orientation is potentially a no-cost way to reduce building energy loads and improve daylighting when considered in site planning.

In line with solar oriented design, homes should be designed and sited so that the longest sides of a house face south and southern faces have the greatest window area.14 This general window orientation is a proven strategy to reduce a home's heating energy by approximately 4% and cooling costs by 2%, without affecting any other parts of the design. Figure 11 shows the energy savings achieved from southern window orientation, assuming that the largest exterior walls are facing north and south, but without optimizing any other window characteristics or the window to wall ratio on each side.

14 http://www.energy.ca.gov/title24/2013standards/prerulemaking/documents/current/Reports/Residential/Water_Heating/2013_CASE_R_Solar_Ready_Solar_Oriented_Developments_Sept_2011.pdf

Alone, window orientation results in moderate energy savings, but when paired with improved window insulation, higher solar heat gain coefficients, and optimum window to wall ratios, the heating energy savings will be 20% to 30%.15 Proper building and window orientation magnify the impact of the remaining window decision. When aligned, homes with a well-insulated double or triple pane windows and optimum window to wall ratios, annual energy cost savings for homes in central Minnesota have been shown to be approximately $300 annually.

15 http://www.efficientwindows.org/downloads/ColdDesignGuide.pdf

Figure 11: Thermal Load with Respect to House Orientation

The likely locations where street orientation could vary significantly to accommodate energy implications would be the Creek, the Hill, and the Transition neighborhood on the periphery of the Town. It is important to remember that in order to utilize building orientation and passive solar at TCAAP; two mutually dependent factors are required:

   •   Optimizing street orientation during the subdivision process

   •   Designing homes to take advantage of the passive solar resource

Optimizing orientation during the subdivision process would be appropriate to solicit during the RFP process. These goals can be included as RFP evaluation criteria.

4.3.6. Co-location and strategic siting strategies

 

Recommendation: Attract high energy use businesses and building types through RFP materials and developer workshops, and help facilitate energy savings opportunities for these projects through strategic siting.

One opportunity for energy supply alternatives that has been recommended in the White Paper is the development of a district energy system, possibly fed from a CHP plant. Planned siting and co-location can bring increased efficiency to a district system or create opportunities for miniature district systems in areas that are not connected (e.g. some of the Flex areas).

Figure 12: Building co-location examples

Because of the greenfield advantage, high energy use businesses and building use types could be motivated to develop at TCAAP because of the future energy cost savings. For those on the district system, they may be able to benefit from the efficiency that they bring to the system through lower rates or even bill credits when they decrease their return temperature.

For businesses that may not be in proximity to a future district energy system, the County and JDA could facilitate building co-location. Certain project types can be identified as potential candidates for co-location. Table 26 outlines business and building types that are high users of hot water or have concentrated periods of high electricity use. As proposals are reviewed, the County and JDA should identify projects that are the same use as those listed in Table 26. Such candidates could be grouped and referred to energy design experts as to the specific energy benefits that could be achieved through co-location. For example, a hotel development could be sited adjacent to a laundromat to make their combined hot water load more even throughout the day and surface the opportunities to share hot water heating and recovery equipment.

Table 26: Applicable Business Types for Building Co-Location

Solar Thermal Sharing Opportunities

Peak Times

Hot Water1

Solar Thermal Sharing Opportunities	Peak Times	Hot Water1
Hotels and lodging	Mornings	31.4 kBtu/SF
Multifamily buildings	Morning/Night	na
Health Care (inpatient)	All Day	48.4 kBtu/SF
Bars and restaurants	Afternoon/Night	40.4 kBtu/SF
Laundromats/cleaning services	Daytime	na
Car washes	Late afternoons	na
Small manufacturing	Night/All Day	variable
Gardens/Nurseries		na

 

Photovoltaics Sharing Opportunities

Peak Times

Total Electric2

Photovoltaics Sharing Opportunities	Peak Times	Total Electric2
Education facilities3	Morning/ Afternoon	11.01 kWh/SF
Offices	Daytime	17.3 kWh/SF
Health Care (inpatient)	All Day	27.5 kWh/SF
Restaurants	Night	38.4 kWh/SF
Grocers/Food sales	All Day	49.4 kWh/SF
Retail (malls in particular)	Afternoon/ Night	22.3 kWh/SF
Data Centers	All Day	na

 

Notes:

1.   E2A base on historic CBECS 2003 data

2.   E3A base on historic CBECS 2003 data

3.   Education facilities are seasonal, but high demand 9 out of 12 months.

Co-locating buildings does not require the sharing of exterior walls. The proximity to one another may even render opportunities to create unique outdoor employee or community spaces. The hot water or heat producers could sell their excess to adjacent buildings that have use for it at different times of day. Shared decentralized hot water storage units could even be used in some cases. Businesses would be interested in this opportunity because it would improve the efficiency of their consumption, reduce upfront capital equipment and maintenance costs, and increase comfort.20

20 The Primary Energy Factor (PEF) difference between district heating systems and Gas-fired heating (0.8/1.3=0.61) http://www.euroheat.org/Files/Filer/documents/Publications/District%20Heating%20in%20buildings_final.pdf

Co-location opportunities will require coordination on the part of the JDA and County, but communicating the interest to facilitate co-location upfront for developers and business will make coordination easier. High energy use project types may be motivated to propose a project at TCAAP if efforts are being make to facilitate energy savings. Marketing materials and RFP language that highlights appropriate co-location building use types can help attract these projects.

4.3.7. Streetlights

4.3.8. Community participation and education

4.4.1. Advanced Distribution Grid

4.4.2. Innovative Energy Technologies

4.5.1. Energy Resilience Proposal Evaluation Criteria

5.2.1. Future Thermal Energy Grid

5.2.2. Community Solar

5.2.3. Low-Temperature District Energy

5.2.4. Combined Heat and Power

5.2.5. Demand-Side Management

6.1.1. Partnerships

6.1.2. Solar PV

6.1.3. Combined Heat and Power

6.1.4. Low-Temperature District Energy System

6.1.5. Demand-Side Management

6.1.6. Infrastructure Planning

6.1.7. Funding Pursuits

6.1.8. RFP Development

2.5.1.1. Primer Tracer

2.5.1.2. AHATS Solar PV

3.1.2.1. Existing Project Site

3.1.2.2. Conceptual Solar Plant Site Layout

A conceptual layout of an 8 megawatt alternating current (MWAC) capacity solar PV array was prepared on the proposed parcel of land to assess feasibility of this installation on a 40 acre site. If all 60 acres are able to be utilized, the array could be increased to 12 MWAC. The array would consist of eight, 1 MWAC (1.3 megawatts of direct current - MWDC) blocks. Table 3 outlines the high-level plant characteristics for this potential array.

Table 3: Solar plant characteristics

Characteristic

Value

Characteristic	Value
Plant Capacity (AC)	8MW
Plant Capacity (DC)	10.4MW
Block Capacity (AC/DC)	1MWAC/1.3MWDC
Module	310W poly-crystalline
Inverter	1 - 1000kW Central Inverter/block
Racking System	Fixed-Tilt @ 30°
Pitch	26.2 ft
Internal Access Roads	Inverter Access Roads: 30 ft All other internal roads: 16 ft

 

A high-level representation of a potential site configuration is shown in Figure 1. Figure 1 depicts the manner in which an 8 MWAC capacity plant might be laid out on these 40 acres, but detailed design will need to confirm this configuration.

Figure 1: Solar PV plant conceptual site layout

3.1.3.1. PV System Components

3.1.3.2. Capital and Operations and Maintenance Costs

3.2.3.1. Load Analysis