Case Study of Maple Hills - Costs & Benefits of addressing both Sustainability and Public Health in the Design of Communities
OVERVIEW Built in 1972, the Steiner Apartments buildings were determined by Physical Needs Assessment reports to have such significant design, systems, and structural deficiencies such that they were not economical to renovate.
VISION Demolish the run down-challenging Steiner Homes & Replace with a new 48 unit apartment complex in the Avondale Neighborhood in Chattanooga. Provide High-Quality Affordable housing with market rate amenities including dishwasher, washer and dryer, and refrigerator. Design and construction to assure quality & durability & to maximize building lifetime & minimize maintenance. “LEED for Homes” Gold Certification, providing healthy, affordable, green homes include ENERGY STAR appliances & lighting, High-Efficiency water fixtures, heating & cooling systems & energy efficient windows & doors and security system. Provide new residents a new sense of community at Maple Hills for the families of Avondale.
DEVELOPMENT TEAM SPONSOR & DEVELOPER ARCHITECTURE & ENGINEERING Chattanooga Housing Authority Kitchen & Associates Pennrose Properties, LLC Caughman & Caughman March Adams GENERAL CONTRACTOR CIVIL ENGINEERING Capstone Building Corp.Barge Waggoner Sumner & Cannon, Inc. LEED CONSULTANTS CONSTRUCTION ADMINISTRATION green|spaces BLOC Global Services Wilmot, Inc.
DEVELOPMENT SITE Steiner Redevelopment = 6 Acres Family Rental Community Center and Parking Green space around site Goal of LEED for Homes
RESIDENT & COMMUNITY INVOLVEMENT Public housing and community residents and stakeholders met to identify the strengths and challenges of the Maple Hills development during Fall-Winter 2010 The Development Team met with the Mayor and planning departments to gain recommendations Comments were incorporated into a single plan, which became the concept for the Maple Hills redevelopment plan
FUNDING PARTNERS US Department of Housing and Urban Development Tennessee Housing Development Agency Chattanooga Housing Authority City of Chattanooga The Health, Educational, and Housing Facility Board of the City of Chattanooga Redstone Equity Partners green|spaces
ACHIEVING LEED - AFFORDABLY Integrate Design & Construction Activities Efficient Equipment Sustainable Materials Inside & Out Construction based on building science Third-party testing & verification
ACHIEVING LEED - AFFORDABLY HVAC Insulation Windows Water Heating Appliances & Lights Water Fixtures Pennrose 15 SEER R-38/R-19 U-value = 0.32 EF = 0.93 ENERGY STAR High Efficiency LEED-H Silver same U-value = 0.31 same LEED-H Gold same U-value = 0.28 same Very High Efficiency
AFFORDABLE LEED – SUSTAINABLE MATERIALS Durability Planning Water Management Landscaping Framing Floor covering Paints & Adhesives Recycling Structure Pennrose Standards “50+ years” Proper drainage Drought-tolerant 2” x 6”, 24” o.c. Green Label Low-VOCs Wood, Metal, Plastic LEED-H Silver same Recycled Content LEED-H Gold same Permeable surfaces same Regional Content
AFFORDABLE LEED – BUILDING SCIENCE Energy Modeling “Right-size” HVAC Tight Structure Tight Ducts Ventilation Pennrose Standards Energy Star - HERS Manual J & D Air sealing Mastic joints Frequency LEED-H Silver same LEED-H Gold same
AFFORDABLE LEED – 3 rd PARTY VERIFICATION Durability Equipment Sizing Blower Door Duct Blaster Outside Air Exhaust Fans Return Air Flow Pennrose Standards Planning Verification LEED-H Silver same LEED-H Gold 3 rd Party same 3 rd Party 3 rd Party Verification avoided $25,000 overruns & errors, excluding future repairs
SUSTAINABLE – BENEFITS IMPROVED PERFORMANCE & EFFICIENCY HEALTHIER INDOOR AIR QUALITY DURABILITY AND LONGER PRODUCT LIFE LOWERING OPERATIONAL COSTS LOWER UTILITY COSTS FOR FAMILIES (25-50%) MAKING UNITS TRULY AFFORDABLE HIGHER DEMAND FOR APARTMENTS & INCREASED RETENTION COMMUNITY BENEFITS FROM LESS ENERGY USAGE Integrated Design & Construction = Higher Performance for Minimal Premium
SUMMARY Projects of this scope cannot be successfully accomplished without strong ties to the community, and the key to the success for the entire effort were the partnerships in every facet of the development. The partnerships we developed allowed us to develop LEED GOLD affordable housing without significant increases in costs. Provide a safe, high quality, durable and affordable development for our community. Together, we produced a new revitalized community in Chattanooga as a the result of the collective vision of the City, CHA, the Development Team, our residents and committed community partners.
CONTACT INFORMATION Pennrose Properties Mark Straub (423) 634-8955 firstname.lastname@example.org
2014 Healthy Homes Conference Nashville, TN Presenter Jimmie Tucker AIA, LEED AP BD +C
What is Green Building? Building? Green Buildings are structures that are cost effectively designed, built, and operated in a manner that considers the following elements: Energy Efficiency Healthy Indoor Air Quality Resource Efficiency Land Use and Site Issues Materials Equipment Education and Knowledge Sharing
How does green design happen? Mindset – Design team is motivated to produce a green building Process – integrated design, all parties engaged Tools – Metrics, benchmarks, modeling programs Techniques / Products
United States buildings produce: 72% of electricity consumption, 39% of energy use, 38% of all carbon dioxide (CO2) emissions, 40% of raw materials use, 30% of waste output (136 million tons annually), and 14% of potable water consumption. Source: Environmental Information Administration (2008). EIA Annual Energy Outlook. Water Consumption from US Geological Survey--2000 data.
What are the benefits? Environmental benefits: * Enhance and protect ecosystems and biodiversity * Improve air and water quality * Reduce solid waste * Conserve natural resources Economic benefits: * Reduce operating costs * Enhance asset value and profits * Improve employee productivity and satisfaction * Optimize life-cycle economic performance Health and community benefits: * Improve air, thermal and acoustic environments * Enhance occupant comfort and health * Minimize strain on local infrastructure * Contribute to overall quality of life
Doesn’t It Cost More? It depends on what it is being compared to. The implementation of many green features costs less than other alternatives. Affordable residential building should cost no more than 1-3% in additional construction costs for very high energy and resource efficiency. Costs go down with integrated design and experience. Energy savings, health benefits and community wealth are unending to the occupants or users.
Use durable products and materials. Choose low maintenance building materials. Buy locally whenever possible. Choose building materials with low embodied energy. Use building products from recycled and salvaged materials whenever possible. Use responsible wood products whenever possible. Minimize use of pressure treated lumber. Minimize packaging waste. Building Materials
Install water-efficient equipment, such as water saving toilets, shower heads and faucet aerators. Value engineer all internal systems for ways to reduce material use. Design water-efficient low maintenance landscaping. Design for durability and adaptability. Reduce construction waste. Resource Efficiency
Ensure the building has proper air exchanges and pressures throughout. Eliminate unwanted leakages from places like garages, crawl spaces and attics. Reduce use of toxic materials in building interiors through the use of low VOC paints, sealants and finishes. Avoid moisture problems, which lead to mold and mildew growth. Healthy Indoor Air Quality
Green Building Programs 2011 ENTERPRISE GREEN CRITERIA ttp://www.enterprise communites.com developed collaboratively by Enterprise Foundation with leading national organizations and expertsttp://www.enterprise communites.com LEED http://www.usgbc.orghttp://www.usgbc.org Leadership in Energy and Environmental Design, started in US, by USGBC LEED for Homes LEED ND (Neighborhood Development) Green Globes http://www.greenglobes.comhttp://www.greenglobes.com Started in Canada, originally based on BREEAM (BRE Environmental Assessment Method) for buildings
Green Building Programs Energy Star Joint program between the US EPA and Department of Energy EarthCraft Homes http://www.earthcrafthouse.com/http://www.earthcrafthouse.com/ Originated by Southface and Greater Atlanta Home Builders Association in the Atlanta area, 1999. DSIRE http://www.dsireusa.org/http://www.dsireusa.org/ Database of information on US state, local, utility, and federal incentive programs for renewable energy and energy efficiency. GasMark short prescriptive residential standard, limited to gas for utilities, was based on gas costs as less than electric
Cleaborn Pointe at Heritage Landing Memphis, TN Site Plan
Cleaborn Pointe at Heritage Landing Memphis, TN
Ryman Lofts First affordable housing community for the creative arts in TN LEED for Homes Silver Completed January 2013
Healthy Homes/Green Features Entire building is ENERGY STAR certified– a first in Middle Tennessee Each unit equipped with ENERGY STAR appliances and efficient HVAC units Limited turf area and drought resistant plants eliminated the need for an irrigation system Over 50% of construction waste was diverted from landfills and recycled for other uses