Building Affordable and Healthy Multifamily
Developments in Tennessee
Mark Straub, Pennrose Properties
Jimmie Tucker, Self+Tucker Architects
Kaitlin Dastugue, MDHA
Mick Nelson, THDA
Cost Effective Green Development
Through Partnerships
Mark E. Straub
Pennrose Properties, LLC
Green and Healthy Development Programs
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
Chattanooga Housing Authority
Pennrose Properties, LLC
ARCHITECTURE & ENGINEERING
Kitchen & Associates
Caughman & Caughman
March Adams
GENERAL CONTRACTOR
Capstone Building Corp.
CIVIL ENGINEERING
Barge Waggoner
Sumner & Cannon, Inc.
LEED CONSULTANTS
green|spaces
Wilmot, Inc.
CONSTRUCTION ADMINISTRATION
BLOC Global Services
DEVELOPMENT SITE
Steiner Redevelopment = 6
Acres
• Family Rental
• Community Center and Parking
• Green space around site
• Goal of LEED for Homes
DESIGN
DESIGN
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
FINANCING
Sources
Uses
LIHTC Equity
$2,679,872
Demolition
RHF Funds
$5,814,053
Construction Costs
Other HA Funds
Green Space Grant
Neighborhood Stablization Grant
Bond (Health & Education Board)
$162,842
$40,000
$250,000
$4,100,000
Site Work - Infrastructure
Construction Financing
$13,046,767
$4,732,562
$988,536
$4,100,000
Financing Costs, Professional Fees,
Insurance, Reserves, Developer Fee,
& Other Soft Costs
TOTAL SOURCES
$250,000
TOTAL USES
$2,975,669
$13,046,767
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
Pennrose
LEED-H Silver LEED-H Gold
HVAC
15 SEER
same
same
Insulation
R-38/R-19
same
same
Windows
U-value = 0.32
U-value = 0.31 U-value = 0.28
Water Heating
EF = 0.93
same
same
Appliances & Lights ENERGY STAR
same
same
Water Fixtures
same
Very High Efficiency
High Efficiency
AFFORDABLE LEED – SUSTAINABLE MATERIALS
Pennrose Standards
LEED-H Silver
LEED-H Gold
“50+ years”
same
same
Water Management Proper drainage
same
Permeable surfaces
Landscaping
Drought-tolerant
same
same
Framing
2” x 6”, 24” o.c.
same
same
Floor covering
Green Label
same
same
Paints & Adhesives
Low-VOCs
same
same
Recycling
Wood, Metal, Plastic same
same
Durability Planning
Structure
Recycled Content Regional Content
AFFORDABLE LEED – BUILDING SCIENCE
Pennrose Standards LEED-H Silver LEED-H Gold
Energy Modeling
Energy Star - HERS
“Right-size” HVAC Manual J & D
same
same
same
same
Tight Structure
Air sealing
same
same
Tight Ducts
Mastic joints
same
same
Ventilation
Frequency
same
same
AFFORDABLE LEED – 3rd PARTY VERIFICATION
Pennrose Standards LEED-H Silver
LEED-H Gold
Planning
same
3rd Party
Equipment Sizing Verification
same
3rd Party
Blower Door
Verification
same
same
Duct Blaster
Verification
same
same
Outside Air
Verification
same
same
Durability
Exhaust Fans
3rd Party
Return Air Flow
3rd Party
3rd 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
 Projects of this scope cannot be successfully accomplished without
SUMMARY
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
mstraub@pennrose.com
2014 Healthy Homes Conference
2014 Healthy Homes
Conference
Nashville, TN
Presenter
Jimmie Tucker AIA, LEED AP BD +C
What is Green
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.
Building Materials
•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.
Resource Efficiency
•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.
HVAC Equipment
•Ground Source Heat Pump Beyond
•Split System Ductless
•Offset Registers
•Chill Beams
Healthy Indoor Air Quality
•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.
Green Building Programs
2011 ENTERPRISE GREEN CRITERIA ttp://www.enterprise
communites.com developed collaboratively by Enterprise
Foundation with leading national organizations and experts
LEED http://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.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/
Originated by Southface and Greater Atlanta Home Builders Association in the
Atlanta area, 1999.
DSIRE 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
Operations and Maintenance
Operations and Maintenance
Building Affordable and
Healthy Multifamily
Developments in Tennessee:
Ryman Lofts
Kaitlin Dastugue
Metropolitan Development and Housing Agency, Nashville
Trolley Barns
Old Hospital Site
Ryman Lofts
Nance Place
Sites for future
development
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