After the zoning board voted in favor of approving the bulk variance relief at the end of November last year, we've been working diligently to complete resolution compliance. We reviewed the memorialized resolution published at the end of January in detail, published a Notice of Decision in the Asbury Park Press, examined the American Association of State Highway and Transportation Officials' (AASHTO) "Policy on Geometric Design of Highways and Streets" with a fine tooth comb, and hired a professional engineer to complete the required engineering plans, including a soil boring analysis, storm water management plan with an analysis report of the 2, 10 and 100 year storms and a detail survey and plot plan.

Final Plot Plan prepared by R.C. Burdick, PE

I was amazed at how much information was crammed into the plot plan. Somehow a single sheet was able to detail out the existing and proposed grading, construction details,  zoning criteria, utility connections, drainage plan, soil erosion and sediment control measures, AASHTO sight triangle measurements and a landscaping plan complete with a list of landscaping material.

Our preliminary plot plan was submitted to City Planning and Zoning Office in the beginning of February and a little more than a month later we received the first compliance review memorandum from the Zoning Board Engineering. As expected, it was determined that we did not meet all the conditions of the resolution. At a minimum, we knew that our plans still had to be okayed by the City Engineer, Fire Department and Sewage Authority for compliance. There were some transcription errors that needed to be corrected and numerous annotations requested to be added to the architecture and engineering plans which weren't a big deal.  We did find out that the sight triangles shown on the plan were satisfactory to the City Engineering and City Attorney which was a huge relief.

The only significant issue we had was the placement of the infiltration basins proposed for our drainage and stormwater mitigation plan. Due to limited space, our engineer recommended 2 structures located within the 10' setbacks of the property line which didn't meet the Board's requirements. After some discuss between our engineer and the Zoning Board Engineer, they agreed on placing one recharge structure under the cantilevered portion of the house beneath the driveway. The revised plot plan was submitted to city in the middle of April, and subsequently a second review memo was published at the end of May by the Zoning Board Engineer confirming that our plans were acceptable by the Board.

At this time, I'm glad to say that we've also received the required approval from the City Engineer, City Fire Department and Sewage Authority, so the Zoning Board Engineer can now complete her review and hopefully the Board can sign off on resolution compliance at the end of August when they meet next. Once that this done, we can finally submit an application for a zoning permit.

While we were wrangling with resolution compliance, we gave our architects the ok to move forward with completing the schematic designs and construction documents. After some adjustments to the schematics including minor changes to window dimension and mechanical equipment placement, we received our preliminary PHPP and Energy Model Report at the end of May. The PHPP is an Excel based planning tool which contains everything necessary for designing a properly functioning Passive House. The PHPP calculates the annual energy demand of the building based on the inputted building characteristics and validates it against the certification criteria.

PHPPP Energy Model Report prepared by bldgtyp

With triple-pane Zola ThermoPlus Clad uPVC Windows, a R-33 wall assembly, R-55 roof, R-30 basement slab and projected renewable solar PV energy, the PHPP tool validated that we're able to meet the criteria for Passive House Plus certification.

Additionally, base on the energy model, the use of exterior blinds, such as the ones from Hella, on the south-facing second floor windows was strongly recommended to reduce cooling needs, avoid the risk of overheating, and minimize the chance of any discomfort. With large southern windows there's an increased chance of overheating, especially during the ‘shoulder’ season months of September and October, when the sun is lower in the sky.

Once the architects completed the initial Passive House modeling and calculations and they were totally solid on the building envelope requirements,  they moved forward with detailing the wall sections, roof and overhang assemblies. Work was done to coordinate the plans and the structural drawings and to develop full detailed cross sections through the house.

Wall Assembly prepared by Ryall Sheridan Architects

Although the products and details haven't been finalized yet, our wall assembly will likely be similar to the one implemented at the Madrona Passive House by Hammer & Hand.

Over the next few weeks we expect the Architects to have the permit drawing set wrapped up and a set of architectural and structural plans assembled so we share the project to a few builders before officially taking it out to bid.