First Phius Multifamily Building to Open in Plymouth County, MA

PROJECT BACKGROUND

The McElwain Grammar School, located in Bridgewater, MA opened its doors in 1912 and served as a public school until 1997. The McElwain School building itself was added to the National Register of Historic Places in 2013. However, the school and site still sat vacant for over 20 years. In 2018, the building and site were purchased by Capstone Communities and MPZ Development to be converted and further developed into a multifamily, mixed-income housing complex; many of the school and site’s historical architecture features remain on-site today.

The new McElwain School Apartments development consists of the following buildings:

• The original schoolhouse was adapted to include 16 residential units;

• An adjacent historic home was redeveloped into 3 residential units, and;

• A newly constructed three-story apartment building includes 38 residential units.

The total development holds 57 residential units, 51 of which are affordable and reserved for families earning at or below 60% of the area’s Annual Median Income (AMI).

CERTIFICATIONS & SUSTAINABILITY

ÑÇÐÇÓÎÏ·(ÖйúÇø)¹ÙÍø Ecology provided certification coordination and sustainability consulting services on the newly constructed multifamily building, including 38 residential apartment units. This building was designed and constructed to achieve high-performance energy reduction and maximum water-use savings via sustainability best practices as well as formal certifications under the Passive House US (Phius), DOE Zero Energy Ready, Indoor Air Plus, Energy Star Multifamily ÑÇÐÇÓÎÏ·(ÖйúÇø)¹ÙÍø Construction, and LEED for Homes rating systems. This prioritization and dedicated attention to sustainability will reduce long-term energy costs for both the tenants and owners.

The McElwain ÑÇÐÇÓÎÏ·(ÖйúÇø)¹ÙÍø Construction building achieved a whole-building air infiltration of 0.027 Cubic Feet per Minute per Square Foot of Enclosure Area (CFM/SF); this measurement is the lowest whole-building air leakage rate that ÑÇÐÇÓÎÏ·(ÖйúÇø)¹ÙÍø Ecology has observed in 23 years!

CERTIFICATIONS (ÑÇÐÇÓÎÏ·(ÖйúÇø)¹ÙÍø Construction Building):

• Phius+ 2018 CORE certified

  • DOE ZERH

  • Energy Star

  • Indoor airPLUS

• LEED BD+C: Homes Gold certified

The McElwain site includes the following sustainable features and amenities:

• 58 kW Solar PV panels offset the electricity use in the ÑÇÐÇÓÎÏ·(ÖйúÇø)¹ÙÍø Construction Building

• Highly Insulated Walls and Roof with R-values of 29 and 49, respectively (25-20% performance improvement beyond IECC 2021 requirements)

• Intus operable windows with U-values of 0.15 to 0.17 (45% performance improvement over

• Up to 4.28 Coefficient of Performance (COP) Split Mitsubishi HVAC System (COP is temperature dependent)

• AnnexAir Central Energy Recovery Ventilation unit (ERV) with 79% sensible recover efficiency and 0/85 measured fan efficiency

• Lochinvar Centralized Hot Water Heater

• Dog park on-site

• Nature-themed playground open to the public

• Wildflower bee and pollinator-friendly meadow in lieu of grass

The first LEED Neighborhood Development (ND) certified mixed-income neighborhood in Connecticut

Formerly Washington Village

PROJECT BACKGROUND

Washington Village was a public housing development in South Norwalk, Connecticut, originally built in 1941. By 2016, Washington Village had reached the end of its useful life, and needed extensive updates and repairs to meet modern construction standards, code requirements, and other needs. Additionally, parts of the development were located below the 100-year floodplain. Portions of the property would experience minor flooding from the nearby Norwalk Harbor, and major flooding and damage occurred during Hurricane Irene in 2011 and Superstorm Sandy in 2012, with up to fifteen inches of water seeping into the first-floor units. To address the modernization issues and mitigate flooding, the only viable solution was to demolish the existing structures and construct a new community elevated above the floodplain.

The project Received a $30 million HUD Choice Neighborhood Initiative federal grant, and built 136 replacement public housing units, 67 workforce housing units, and 70 market rate homes. The project became the first LEED certified mixed-income neighborhood in CT, focusing on a walkable community with amenities and efficient, healthy buildings.

In order to achieve this, and to meet the additional goals of creating a walkable and bicycle-friendly neighborhood with access to amenities for locals with diverse socio-economic, racial, and ethnic backgrounds, The City of Norwalk and the Washington Village Redevelopment Agency partnered to combine the existing Washington Village property with two adjacent city-owned lots to create a larger and more income-diverse residential community, renamed Soundview Landing by residential vote.

SOLUTIONS AND FEATURES

Construction of Soundview Landing was completed in three distinct phases. The first phase completed the construction and completion of 80 new housing units on one of the adjacent, formerly vacant lots. Phases two and three involved partial demolition of the existing Washington Village buildings and reconstruction of 193 housing units. Throughout the demolition and construction phases, current residents of the development were carefully relocated and always ensured that they had a home both during and after construction. The new development also includes a community room that is available for all residents.

GREEN CERTIFICATIONS

• LEED for Neighborhood Development certified

• Enterprise Green Communities certified (all buildings)

• Energy Star Homes certified (all buildings)

• LEED for Homes Midrise Silver (20 and 21 Day Street)

Projected Savings

The buildings in this project have a projected carbon emissions intensity of between 22-35% below the Connecticut Energy Code at the time of Construction Completion (2021).The projections were calculated using HERS models of the dwelling units in each building, compared to HERS models of a worst case (Building E) with IECC 2015 baseline characteristics (Connecticut’s Energy Code at the time of Soundview Landings Construction Completion).

Deep Energy Retrofit Decarbonization Planning

PROJECT BACKGROUND

The Treehouse at Easthampton Meadow (Treehouse) is an intentional, intergenerational community that integrates family housing for households who have adopted children out of the foster system with households aged 55+ who agree to mentor the children. Originally built in 2006, the development is approaching a tax-credit supported refinance process that will enable retrofit/improvement of the buildings. ÑÇÐÇÓÎÏ·(ÖйúÇø)¹ÙÍø Ecology worked with the project design team to develop a data-driven deep energy retrofit scope of work for the property that maximizes energy and carbon emissions reductions, eliminates fossil fuel consumption, improves resident comfort and indoor air quality, and works within the financial limitations of the retrofit project budget and available operating resources.

Beacon Communities is an affordable housing developer, owner, and manager that is committed to leveraging building retrofits to improve the performance and comfort of their properties. Their approach to building decarbonization aligns well with federal, state, and local policy priorities for reducing emissions in existing buildings, improves the project’s competitiveness for Low Income Housing Tax Credits (a critically important financial resource), and makes the project eligible for an increasing number of state and utility funding and incentive programs targeted for affordable housing projects that aggressively reduce emissions and improve building performance, comfort, and health outcomes.

SOLUTIONS AND FEATURES

Deep Energy Retrofit Scope Development Process

To determine the best approach for retrofitting the development, the team engaged in a highly integrative investigation and evaluation process that prioritized a deep understanding of the existing conditions and performance of the buildings. Packages of energy conservation and electrification measures were considered based on a number of important evaluation criteria, with careful attention paid to leveraging the experience and expertise of the design team to streamline the number of different packages requiring pricing and energy calculations for informed decision making. The process included:

• A kick-off meeting to define goals and process

• Building performance benchmarking using historical utility data

• Building inspections/audits, air infiltration blower door testing, and operations team interviews

• Renewable energy analysis

• Integrated design team meetings to review preliminary findings, evaluate opportunities and limitations, and narrow down retrofit options/approaches

• Development of a Conceptual Design Narrative with preliminary retrofit approaches for energy calculations and cost estimating

• Integrated design team meetings to review results of energy calculations and cost-estimating and refine project retrofit approach

• Revised energy calculations and cost estimating to determine the scope of work that achieves cost and performance goals

CONSIDERATIONS FOR MEASURE/ PACKAGE EVALUATION:

• Capital Cost

• Operating Cost

• Carbon Emissions Impact

• Embodied Carbon of Materials

• Constructability

• Operability/ Durability

• Electrification

• Resiliency

Selected Retrofit Measures

Using the process outlined above, the team decided on the following set of Deep Energy Retrofit measures:

• Added exterior wall insulation (R-8 mineral wool)

• Roof insulation retrofit (conversion to 6â€� closed cell spray foam at the underside of roof sheathing)

• Window replacement (U=0.25, SHGC = 0.30)

• Building envelope air sealing (target 2 ACH50)

• Conversion of gas furnaces to electric air source heat pumps (18 SEER, 3 COP)

• Conversion of gas to electric resistance domestic hot water heaters (to eliminate fossil fuel)

• LED lighting upgrade

• Efficient toilets and faucet aerators to deliver water savings

• Energy Recovery Ventilators (ERVs) to improve indoor air quality (88% heat recovery)

PROJECTED SAVINGS

• 50% energy use reduction

• 24% carbon emissions reduction

• 21% water use reduction

Selection of the domestic hot water system proved to be a challenge given competing priorities. Implementation of electric heat pump water heaters would have increased the energy savings and reduced the carbon emissions and operating utility cost of the development, but came with a significant increase in capital cost and design challenges. Maintaining a gas-fired system would have reduced operating utility cost and energy savings but would have kept the development from realizing its fossil fuel free goal. The team decided to prioritize electrification of the system and the future emissions reduction potential of the grid by implementing an electric resistance approach.

The team also investigated the application of photovoltaics at the development, but due to limited south facing roof area and tree shading, opportunities are limited. The team decided to revisit the feasibility of incorporating renewable energy at a later date for the community building specifically.

Reducing the overall emissions impact of the retrofit project by careful attention to the embodied carbon impact of specific materials and components was a priority for the project team. Careful attention was paid to ensure that components/systems that still have useful life, were not adversely impacting energy use, and can be easily replaced later (such as the roofing) are not replaced prematurely. Reuse of existing duct work and deconstruction/reuse of the existing vinyl siding on the buildings will also happen wherever possible. For materials that must be specified to achieve energy performance goals (i.e. exterior insulation), the team investigated and implemented the lowest embodied carbon materials available that worked within project technical and funding limitations.

Integration of the selected measures is predicted to significantly reduce energy consumption and carbon emissions at the site. Electrification of the HVAC systems at the development will further facilitate emissions reductions over time as the carbon intensity of the electric grid improves.

Zero Over Time Decarbonization Planning

PROJECT BACKGROUND

Nonantum Village is an apartment building in ÑÇÐÇÓÎÏ·(ÖйúÇø)¹ÙÍøton, Massachusetts for low-income elders. Built in 2004 with support of the HUD Section 202 Elderly Supportive Housing program, the 23,953 square foot building includes 35 one-bedroom, fully handicapped accessible units that allow residents to age in place comfortably and in community.

Several major components and systems in the building had reached the end of their useful life and needed replacement/repair. Leveraging the pending capital upgrades to deliver energy efficiency and decarbonization was a priority for this project. Qualifying for financial resources from the LEAN Multifamily income-eligible utility energy efficiency program was also critical to fully fund the project.

ÑÇÐÇÓÎÏ·(ÖйúÇø)¹ÙÍø Ecology, Inc. worked with the owner’s design/build team to develop a financially feasible building decarbonization plan that aligned the near-term capital improvements with targeted upgrades to be accomplished over the next 10 years to fully transition the building off fossil fuel, improve energy efficiency and maintain operating affordability.

Systems/Components in Need of Replacement

• Roof

• Siding and trim repairs

• Cooling units serving apartments

• Apartment-based heating/cooling distribution system

• Common area HVAC equipment

SOLUTIONS AND FEATURES

Short-Term Capital Project Efficiency Measures

• Replace Degraded Roof: Repair moisture damage, increase insulation to R-50, and install white membrane in preparation of a future photovoltaic system.

• Install Air Source Heat Pumps: Replace existing cooling units on roof with air source heat pumps (1 per apartment) that can provide cooling in the summer and efficient electrified heating during favorable outdoor winter air temperatures. Existing central gas-fired boilers still have useful life and will continue to provide building domestic hot water as well as heating to residents during low temperature winter conditions when the air source heat pumps would be least efficient/most expensive to operate. A two-stage controller will ensure that the proper system is providing heat to the units based on outdoor air temperature.

• Replace Common Area HVAC Units: Replace existing gas fired rooftop units that provide heating, cooling and ventilation to building common areas with high efficiency all-electric units.

• Solar + Storage: Install 35kW PV System and 22.9 kWh battery storage for resilience and operating cost savings.

Zero Over Time Plan

In addition to the measures being integrated as part of the capital project, NEI developed a list of prioritized measures to implement over time. These measures and the timing of their implementation, shown in the following table, were based on the end of useful life of building systems and components, anticipated operating and replacement reserve resource availability, and assumed decarbonization/greening of the electrical grid in alignment with state-based regulations.

PROJECTED SAVINGS

Immediate Capital Upgrade:

40% energy use reduction

36% carbon emissions reduction

Full ZOT Decarbonization Plan:

66% energy use reduction

74% carbon emissions reduction

Assuming sufficient funding can be found for implementation of measures that are currently not resourced, strategic deployment of these energy conservation, renewable energy, and systems electrification measures will ensure that affordability can be maintained over time as this property contributes to achievement of local and state-wide carbon neutrality goals.

PROJECT BACKGROUND

Carrington Way is an affordable, 165-unit multifamily apartment complex located in ÑÇÐÇÓÎÏ·(ÖйúÇø)¹ÙÍøark, Delaware. By 2020, the nearly 50 year-old development was showing its age and in desperate need of some energy efficient upgrades. The owner, Capital Realty Group, enrolled the complex in the Energize Delaware Affordable Multifamily Housing Program, an initiative of the Delaware Sustainable Energy Utility (DESEU). Their goal was to identify cost-effective energy and water efficiency upgrades and evaluate feasible renewable and clean energy systems, while reducing maintenance requirements. Several major components and systems in the building had reached the end of their useful life and needed replacement/repair. Leveraging the pending capital upgrades to deliver energy efficiency and decarbonization was a priority for this project. Qualifying for financial resources from the LEAN Multifamily income-eligible utility energy efficiency program was also critical to fully fund the project.

As the administrator of the program, ÑÇÐÇÓÎÏ·(ÖйúÇø)¹ÙÍø Ecology, Inc. (NEI) conducted an ASHRAE level II energy audit to identify upgrade and savings opportunities, which were then implemented through the Program. Throughout the process, NEI provided project management, which included: project scoping and bidding management, contractor submittal, technical assistance, construction support and oversight, and post-construction on-site staff training.

Thanks to the Energize Delaware program, the entire cost of upgrading multiple energy and water consuming systems in the apartment complex was subsidized by a $495,000 rebate for the owners. The upgrade and rebate assistance through DESEU were a major factor in enabling their ability to extend the affordability status of the units, as they recently submitted a twenty-year extension to their Housing Assistance Payments Contract (HAP) contract with the US Department of Housing and Urban Development (HUD).

SOLUTIONS AND FEATURES

• End-of-life gas-fired central boilers with DHW (domestic hot water) coils were removed, and replaced with new high-efficiency air source heat pumps which distribute ducted heating and cooling via EC fan motors. The variable speed split systems achieve up to 19 SEER and 11 HSPF.

• ÑÇÐÇÓÎÏ·(ÖйúÇø)¹ÙÍø high-efficiency gas-fired condensing storage hot water heaters and thermostatic mixing valves were installed to serve each building with domestic hot water, and existing piping was insulated.

• Attic air sealing and insulating, along with in-unit air sealing, were performed to reduce drafts, and new bathroom exhaust fans, ducting and dampers were installed to promote improved indoor air quality.

• ÑÇÐÇÓÎÏ·(ÖйúÇø)¹ÙÍø LED lighting was installed in each unit, and occupancy controls were installed in common areas which already utilized LED fixtures.

• ÑÇÐÇÓÎÏ·(ÖйúÇø)¹ÙÍø ultra low-flow toilets and water-conserving aerators and showerheads were installed throughout the residential buildings.

ÑÇÐÇÓÎÏ·(ÖйúÇø)¹ÙÍø Ecology analyzed the property’s utility data consumption more than 12 months after the upgrade. As a result of these upgrades, water consumption decreased 42%; gas consumption decreased 78%; and electricity consumption increased 1%. In terms of utility costs, the property’s water bills decreased 38%; gas bills decreased 78%; the owner’s electricity bills decreased 0.8% and residentsâ€� utility bills increased 0.7% with a combined electricity cost penalty of 0.5%. For residents, this increase amounts to about $0.46 per unit per month. The property’s EUI went from 83 to 36, a 57% reduction; and operating carbon emissions decreased 48% from 5.2 kg CO2e / sf to 2.7. 

PROJECT SAVINGS

• Energy savings = 57%

• Water savings = 38%

• Carbon reduction = 48%*

*The National Renewable Energy Laboratory (NREL) Cambium’s data (Electric) 2022 NREL Cambium Dataset � LRMER; NEWE Grid � Mid-case w/ 95% Decarbonization by 2050 Combustion + Precombustion

• Pre-retrofit EUI = 83 kBtu/ sf

• Post-retrofit EUI = 36 kBtu/ sf

• Pre-retrofit CEI = 5.2 CO2e/ sf

• Post-retrofit CEI = 3.2.7 CO2e/ sf

PROJECT BACKGROUND

Our Lady of Grace Apartments is a new construction project composed of 60 affordable apartments in 12 townhome-style buildings and a community building, which is located in ÑÇÐÇÓÎÏ·(ÖйúÇø)¹ÙÍøark, Delaware. The owner enrolled the property in the Energize Delaware Affordable Multifamily Housing Program, which enabled ÑÇÐÇÓÎÏ·(ÖйúÇø)¹ÙÍø Ecology, Inc. to provide design support and testing and verification through construction to achieve ENERGY STAR certification and enhance the property’s energy performance and durability while reducing the utility costs for the owner and residents.

PROCESS

Working alongside the project architect and engineer, ÑÇÐÇÓÎÏ·(ÖйúÇø)¹ÙÍø Ecology provided peer- review of the plans and specifications and energy modeling analysis to assess different envelope, mechanical, and ventilation options. The collaborative process helped the team assess their options and select a cost-effective package that exceeds the energy code requirements and includes novel additions, such as pre-wiring and plumbing for the subsequent addition of dehumidification equipment should the need arise in small apartments. While such equipment was not a requirement, dehumidification can be a a challenge in this climate and with HVAC equipment that is often designed for larger living spaces. Balancing design options and costs through multiple plan reviews and iterative modeling, which provided the utility allowance analysis, NEI helped the project finalize its construction and financing plans.

Each home is served by a gas-fired condensing furnace and central AC. Instantaneous gas-fired units provide hot water. A supply-side fresh air ventilator is also provided for each home, a rarity in the local market. After construction completion, NEI conducted a series of training sessions with management staff and created educational materials for residents regarding the operation of their homes.

SOLUTIONS & FEATURES

• Gas-fired condensing furnace and central AC serve each home;

• Instantaneous gas-fired hot water heaters in each home;

• Supply-side fresh air ventilator in each home;

• Solar PV system which offsets owner-paid electric meters;

• Staff training on operations and maintenance of new equipment;

• Creation of a Resident Green Guide to help residents navigate the green features of their home and to partner effectively with management.

SAVINGS*

• Annual property wide resident savings: $10,423.26

• Annual savings per apartment: $173.72

*Analysis based on April 2020-March 2021 data and utility rates.

Energy Star Certified

The first Phius certified affordable, multi-family development in Massachusetts.

PROJECT BACKGROUND

Finch Cambridge is an exciting, newly-constructed 98-unit affordable housing apartment building located in Cambridge, MA. It is owned by Homeowner’s Rehab, Inc. (HRI), a non-profit owner and developer supporting diverse communities by developing and preserving affordable, high-quality housing. The team began the project with a lofty goal—design and construct a new, affordable housing development in Cambridge, that is both climate hazard resilient and meets the highest energy efficiency standard possible. Raising the bar even higher, HRI later decided to pursue full Passive House certification under the PHIUS+ 2015 rating system. In the end, the final project cost was only 1.4% above the original estimate for the non-Passive House design baseline, and represented a cost savings after rebates and incentives were factored in.

ÑÇÐÇÓÎÏ·(ÖйúÇø)¹ÙÍø Ecology (NEI) was brought onboard at the beginning of the project as the sustainability consultant to ensure the building was designed and built to the most rigorous standards for energy efficiency, occupant health and comfort, and environmental impact. As the project evolved, it was awarded funding from the Massachusetts Clean Energy Center (Mass CEC) Passive House Design Challenge. The developer and design team engaged in a collaborative learning process on what it means to create a new, affordable Passive House residential building.

NEI also oversaw the construction testing and verification for certification. After completion of this process, HRI enlisted NEI to install a Remote Monitoring & Optimization (ReMO) system to track energy and water usage performance, indoor air quality, and solar PV electricity generation. This system will help HRI ensure that the building continues to meet the Passive House intent.

Finch Cambridge was a project of many firsts. Not only is it the largest new affordable housing development built in Cambridge in the past 40 years, it is also the first Passive House certified affordable, multifamily housing development in Massachusetts (and the state’s second Passive House certified multifamily building). It is also the first development to meet the City of Cambridge Article 22 requirements using Enterprise Green Communities, and the City has since adopted this strategy in their compliance pathways for other future affordable housing projects. To top it all off, on October 30, 2020, PHIUS announced that Finch Cambridge and the team at ICON Architecture were awarded the annual prize for Best Affordable Project in the PHIUS Design Awards.

SOLUTIONS AND FEATURES

• Remote Monitoring of heating, cooling, and DHW systems, indoor air quality, rooftop ERVs, water use, and solar PV production

• $147,000 in incentives from Mass CEC through the Passive House Design Challenge

• Air tight: 0.46 ACH50

• 105 kW Solar PV system

• Living spaces and mechanical and electrical equipment elevated above 2070 flood level

• Solar shading on south- and west-facing windows to prevent summertime overheating

• Triple-glazed windows with thermally broken frames to prevent thermal bridging

• Continuous exterior insulation

• Central ERVs providing continuous ventilation

• Central VRF providing heating and cooling

• Large community spaces for residents including a lounge and community kitchen, homework nooks, and a rooftop terrace with raised gardening beds

GREEN CERTIFICATIONS

• Enterprise Green Communities (EGC) Certified

• Phius+ 2015 Certified

PROJECT BACKGROUND

The Climate Hazard Adaptation and Resilience Masterplan (CHARM) project was a unique opportunity for the Massachusetts Department of Housing and Community Development (DHCD) to assess the climate risk to the public housing portfolio and residents in 240 communities, develop resilience design guidelines, and advance a strategic plan for implementation. NEI completed this work in partnership with our sub-contractor, Kleinfelder (KLF).

Affordable and public housing has deferred capital needs, limited operating resources, many-layered regulatory requirements, and low-income income residents whose vulnerability is compounded by climate-related risks. Through this project our team developed readily-deployable climate resilience tools to enable DHCD to direct capital funds and provide capacity building to local housing authorities to mitigate climate change vulnerabilities for the 80,000 residents living in DHCD-supported, locally-managed housing.

DHCD had spent the past decade investing in a capital planning toolkit, which includes a capital facilities inventory and capital planning systems and design guidelines for the portfolio that address durability and sustainability. Our approach overlaid accessibility to new risk and vulnerability information and aligned resilient design guidance with DHCD’s existing materials.

RISK & VULNERABILITY ASSESSMENT

For the first project task the NEI team mapped exposure to existing and future climate hazards using the climate change projections and scenarios based on the Massachusetts State Hazard Mitigation and Climate Adaptation Plan (SHMCAP) adopted in September 2018. Selected climate hazards were overlaid on critical developments identified in the DHCD database to assess exposure and determine vulnerability and risk using criteria for criticality, adaptive capacity, and consequence of failure jointly developed with DHCD.

PILOT SITE ASSESSMENTS

NEI conducted pilot resilience site assessments at five representative developments by building and resident type, location, and geography to begin to provide a portfolio-wide understanding of applicable resilience strategies. Initial cost estimates for the identified adaptation measures were prepared to enable DHCD and the local housing authority directors to understand the likely added costs to their capital budgets to enhance resiliency. NEI is currently conducting seven additional site assessments for developments most at risk from sea level rise.

DESIGN & OPERATIONAL GUIDANCE FOR ADAPTATION & RESILIENCE

Our approach to the risk and vulnerability assessment portion of this project provided DHCD with the analytic capability and tools to identify and prioritize those properties most vulnerable with respect to a changing climate. Our team generated recommended system and organizational guidance that addresses resilience across the DHCD portfolio such as broader investment strategies, operations/management processes, and resources for local housing authorities. NEI delivered not just one tool or report, but a toolkit of deliverables that will be a living documents to be updated by DHCD staff as more data becomes available and to be incorporated into DHCD’s housing programs and policies over time. In this manner, the toolkit will be refreshed over time as the portfolio evolves or as new risks emerge.

Full Retrofit of an Outdated Senior Housing Complex

PROJECT BACKGROUND

Plaza on the Green is a 157-unit senior housing complex located in Waterbury, CT. In 2014 ÑÇÐÇÓÎÏ·(ÖйúÇø)¹ÙÍø Ecology (NEI) conducted an ASHRAE Level II audit on the property for SHP Management Corp., which was then updated in 2017 with another site visit and analysis of updated utility usage. From these visits, NEI produced a detailed report with recommendations for energy conservation and operating cost savings. NEI additionally prepared bid documents for a design/ build renovation, which included a proposed electric to gas heating and hot water conversion, as well as lighting and water efficiency upgrades.

These recommendations were implemented in a water and energy retrofit project, completed in 2019. NEI acted as the owner’s project representative (OPR) for this retrofit, providing bid solicitation, an opportunity assessment, owner’s project requirements, requests for proposals, contract negotiations, design development, construction management, utility rebate verification, project close-out, and post-retrofit savings analysis.

SOLUTIONS AND FEATURES

• Conversion of electric heating and DHW systems to central, natural gas systems.

• Installation of a new highly-efficient central, hydronic heating system to replace cost-inefficient electric resistance heat.

• Two stand-alone, highly-efficient condensing hot water heaters replaced the old domestic hot water (DHW) system, which used individual electric hot water tanks in each apartment.

• Replacement of the rooftop unit HVAC system to improve the health and comfort of residents.

• Installation of a 150-kw generator to improve the building’s climate change-resiliency.

• ÑÇÐÇÓÎÏ·(ÖйúÇø)¹ÙÍø temperature limiting thermostats to provide both comfortable and efficient heating.

• Replacement of showerheads and faucet aerators, and installation of 0.8 gallon per flush low-flow toilets in all units to reduce water usage.

• Replacement of in-unit lighting with LED, as well as installing new LED lighting to the building’s exterior.

NEI coordinated with SHP and the contractors to compile and submit the required project documentation to the Eversource Home Energy Services � Income Eligible (HES-IE) program. This delivered natural gas and electric incentives, as well as Weatherization services, directly to the project. NEI provided coordination and quality control for the Weatherization services.

After the upgrades, the property’s gas and electricity consumption decreased by 7%. The property’s water consumption decreased by 30%, saving the owner $15,470 in avoided annual operating expenses.

SAVINGS ACHIEVED

• 7% gas and electric usage reduction

• 30% water usage reduction

• Annual Savings: $15,470 (2020)

PROJECT BACKGROUND

In 2019, ÑÇÐÇÓÎÏ·(ÖйúÇø)¹ÙÍø Ecology, Inc. (NEI) was selected by the Delaware State Housing Authority (DSHA) to conduct a first-in-the-nation, comprehensive Risk Analysis and Resiliency Assessment of the state-assisted affordable housing portfolio of 215 funded properties. NEI partnered with Linnean Solutions to provide complementary skills and capabilities.

Both NEI and Linnean Solutions (collectively “NEI�) are national experts in resiliency planning and assessments for affordable housing. The team has deep experience working with affordable housing with deferred capital needs, limited operating resources, many-layered regulatory requirements, and low-income residents who are fragile, even without the climate-related risks of flooding, extreme heat, or power outages.

The NEI team provided DSHA with a well-founded methodology, analytic capability, and a comprehensive toolkit, involving agency staff and related stakeholders along the way.

CUSTOMIZED RESILIENCY ASSESSMENT TOOL

NEI customized an on-site assessment tool, based on models already deployed throughout the northeast, to deliver to DSHA a Delaware-specific tool that guides a user to perform a resiliency assessment of a property and generate recommendations to address defined hazards.

FINDINGS OF SITE ASSESSMENTS

NEI performed 18 on-site assessments, using the resiliency assessment tool, focusing on the properties that are most vulnerable and likely to pursue refinancing soon, so the findings could inform capital upgrades. The most commonly recommended resilience measures were emergency management plan training for property staff, potable water storage and moisture management in below grade apartments.

RESILIENCE GUIDANCE ADDED TO DSHA DESIGN and CONSTRUCTION STANDARDS and HOUSING POLICIES

To support resiliency best practices at DSHA-supported properties, NEI is performing a comprehensive review, with stakeholder input, regarding DSHA’s standards and policies. The team recommends that DSHA incentivize resilient design, as it does sustainable design, in its future Qualified Allocation Plan for awarding Federal low income housing tax credits.

EQUIPPING DSHA to CONTINUE RESILIENCE ASSESSMENTS

DSHA staff were presented a user-friendly version of the resilience tool to continue the process of addressing resilience measures that should be incorporated into the scope of work for a property refinancing.

PROJECT BACKGROUND

808-812 Memorial Drive, owned by Homeowner’s Rehab Inc. (HRI) and located along the Charles River in Cambridge, provides affordable housing to over 450 low income residents. The building is aged and in need of significant capital upgrades to ensure its physical and financial viability in the years to come.

A sustainability and energy efficiency leader, HRI committed to comprehensively evaluating the energy and water savings opportunities at the building ahead of their planned rehabilitation. This enabled HRI to leverage resources invested into the building to reduce energy and water use and operating expenses, and to provide residents a comfortable and healthy living environment. With support and funding from Local Initiatives Support Corporation (LISC Boston) and the Massachusetts Clean Energy Center (MassCEC), HRI engaged ÑÇÐÇÓÎÏ·(ÖйúÇø)¹ÙÍø Ecology, Inc. to conduct a comprehensive ASHRAE Level II Audit through which a number of important energy and water conservation measures were identified.

Deterioration of the building’s exterior façade required new cladding, which provided a strategic opportunity to improve the air barrier and insulation levels. Improvements to the performance of the building’s mechanical systems, lighting, and water fixtures paired well with proposed envelope upgrades. The design team utilized the technical and financial information provided in the ASHRAE II report to create the case and develop a plan for the deep energy retrofit of the building that is currently in design.

ENERGY SAVINGS

• Exterior façade replacement with integration of air sealing and increased levels of insulation.

• Replacement of central heating and domestic hot water systems with high efficiency condensing boilers and efficient fan coil units in apartments.

• ÑÇÐÇÓÎÏ·(ÖйúÇø)¹ÙÍø cogeneration plant providing efficient heating and low cost electrical power to the site.

• Replacement of apartment CFL lighting with LED fixtures.

• ÑÇÐÇÓÎÏ·(ÖйúÇø)¹ÙÍø central ventilation system and cleaning and sealing of the existing distribution ductwork.

• Replacement of unit appliances including dishwasher, refrigerator, and stove with efficient models.

WATER SAVINGS

Refurbishment of bathrooms and kitchens in the units includes replacement of all toilets, faucet aerators, showerheads and dishwashers. Replacing these fixtures and appliances with high efficiency models, will result in a projected water use reduction of almost 3,000,000 gallons per year.

Immediate Water Reduction Improvements

As part of the ASHRAE Level II audit, NEI recommended installing an abatement meter on the cooling tower make-up water line to offset the sewer charges associated with the cooling tower. After the abatement meter was installed the realized savings was only $16, far below the estimated amount. NEI performed an analysis of projected cooling tower water usage and confirmed via a site visit that the abatement meter was installed in the wrong location. The abatement meter was relocated and approximately $3,700 over a 12-month period was recovered.

In addition to the ASHRAE Level II audit, HRI engaged ÑÇÐÇÓÎÏ·(ÖйúÇø)¹ÙÍø Ecology to conduct a targeted water audit in March of 2018 to provide more detailed information regarding the cause of sudden excessive consumption at the building. Through analysis of historical usage data and further site investigations, NEI identified that leaking and inefficient toilets were the major source of that excessive water usage. As a result of this investigation, HRI immediately replaced all of the leaking toilets at the site with new, low-flow models. Water consumption at 808-812 Memorial Drive has since decreased by 33% resulting in a savings of approximately $445/day, as seen in the chart above.

Using the ASHRAE II audit as a baseline for understanding the conservation and cost saving opportunities at the building, HRI is on the path to ensuring that 808 Memorial Drive will perform efficiently in the future as it provides a critical affordable housing resource.

WHY RESILIENCE?

Climate change is increasing the frequency and severity of extreme storms, exacerbating flooding, shifting precipitation patterns, and causing more heat waves throughout the United States and around the world. These climate change-related conditions disproportionately impact low-income communities. Owners and operators of affordable multifamily housing are positioned to help mitigate the negative impacts of climate change on their residents while protecting their building investments through successful resilience planning.

Massachusetts Climate Change Forecast:

MASSACHUSETTS IS GETTING WARMER

Resilient MA estimated that the number of days in a year in which the temperature is above 90°F is expected to double by 2050 relative to the present. This number could triple if the worst case climate projections become reality.

MASSACHUSETTS IS GETTING WETTER

Sea level rise and increases in extreme rainfall will result in increased flooding risk in many communities. The City of Boston has been spurred to action by this climate data and is developing neighborhood planning strategies and climate resilience projects to mitigate long term impacts.

Low Cost / Low Intervention Resiliency Improvements

While the climate change related projections are daunting, there are some low-cost measures that affordable housing owners and managers can implement to protect people and buildings.
Source: Enterprise Green Communities:

PLAN

Develop an Emergency Management Plan: An emergency management plan (EMP) provides a structured checklist approach for housing organization operations during emergency events. An EMP promotes and streamlines coordination, communication, and information sharing that is specific to each community and its unique needs.

Creating Community Resilience Spaces: Designating a gathering space for residents during extreme events increases community resilience by connecting residents to each other, management staff, and response information.

Access to Potable Water: During extended shelter-in-place emergency events, access to potable water is critical. Collapsible water jugs or bottled water can be stored on site as a backup resource for an emergency event when power or the municipal water supply is interrupted for extended periods. This is especially important for taller buildings (typically five stories or more) that require pressure-boosting pumps to distribute potable water to units. An emergency water faucet at a location in the building that does not require pressure boosting pumps can allow for access to fresh water for filling containers.

PROTECT

Backwater Valves: If a building is vulnerable to stormwater flooding, a backwater valve can prevent stormwater backup from the street sewer system by sealing the building piping system if there is backflow.

Sump Pumps: For buildings at risk of water intrusion, a sump pump can help mitigate water damage and the potential for equipment damage and mold growth. The impact of this system is improved if it is connected to emergency back-up power.

Window Shading: Extreme heat events are a primary health risk to vulnerable populations, such as the infirm or elderly. To combat extended periods of elevated temperatures, interior or exterior window shading can be utilized to significantly reduce solar heat gain and extend duration of in-place sheltering. During non-emergency situations window shades can be used to reduce energy usage associated with cooling.

BACKUP POWER

Maintaining Backup Power to Critical Systems: During extended power outages, the extent of building systems that are connected to backup power may determine how long residents will be able to shelter in place and the extent of building damage that results from the event. When evaluating what systems to connect to back up power, it is important to consider your building’s population and any unique needs they may have. Backup power can be used to operate sump pumps to avoid water damage, enable telecom systems to communicate during an emergency, enable elevator operation to evacuate immobile occupants, provide domestic water delivery for pressure-boosted pumped systems, power refrigeration for food and medicine storage, extend emergency lighting duration, and enable heating and cooling equipment to maintain thermal comfort in designated areas of the building.

ADDING RESILIENCE TO REFINANCING AND RETROFIT SCHEDULE

Rehabilitation/Retrofit provides an important opportunity to improve the resilience of a building beyond what might be possible through low cost interventions. During early stage planning, teams should evaluate the risks and vulnerabilities for their property (both current and future risks based on climate models) and consider the corresponding resilience opportunities which could be integrated into the scope of rehabilitation improvements. Many times, essential capital improvements can be leveraged to improve resilience. In some circumstances, features that improve the resilience of the building also create energy savings.

Resilience, Energy and Water Opportunity, and Solar+Storage Assessment Tool

ÑÇÐÇÓÎÏ·(ÖйúÇø)¹ÙÍø Ecology, Inc. (NEI) adapted our resilience assessment tool and protocol to identify site-specific nuances and enable auditor staff on the ground for to collect data and complete pilot resilience assessments under this project.

The tool is comprised of three main components: a resilience assessment, an energy and water savings opportunity assessment, and a solar + storage assessment. NEI recognized that energy and water savings as well as renewable energy and battery storage opportunities go hand-in-hand with resilience, and incorporated those key factors into the tool.

Pilot Resilience Assessments

Each of the twenty sites for which NEI conducted a resilience assessment received an onboarding call and questionnaire, desktop analyses of hazards and risks present at the site, a site assessment with auditor staff and property management present, an assessment report documenting recommended resilience, utility, and renewable energy strategies, order of magnitude costs, and potential funding sources, and the opportunity of a follow-up counseling session to review the report.

Resilience Assessment Tool Manual and Training

Following the creation of the tool and the pilot site assessments, NEI, Enterprise, and NHT commenced work on a user manual for the tool, to be presented during trainings to housing owners and professionals in order to grow the technical capacity for resilience planning in the affordable multifamily space.

Strategic Planning for Resilience Assessments

The final component of this project is a strategic map to illuminate the routes to incorporating resilience assessment into existing funding, financing, and regulatory processes in the District. The strategic map will show the key touch points and funding co-benefits for resilience planning for affordable housing management and development.

WHY RESILIENCE?

Climate change is increasing the frequency and severity of extreme storms, exacerbating flooding, shifting precipitation patterns, and causing more extreme heat waves throughout the United States and around the world. Climate change-related incidents disproportionately affect individuals least able to cope with extreme events. Residents of affordable multifamily housing stand to gain the most in terms of the tangible and intangible benefits of resilience planning. Owners and operators of affordable multifamily housing can realize long-term operating and avoided impact cost savings, increased durability, and improved emergency operations through resilience planning.

PROJECT BACKGROUND

The Villages of East River is a 202-unit development consisting of 15 buildings. The units are rented to low-income residents and families. The property was purchased using a loan from DC DHCD, with an additional pre-development loan from NHTCDF. ÑÇÐÇÓÎÏ·(ÖйúÇø)¹ÙÍø Ecology performed a resilience, energy and water, and solar plus storage opportunity assessment of the Villages of East River.

For the assessment, NEI conducted an onsite walkthrough of the development as well as a desktop analysis of hazard maps, community resources, and solar potential. Here, NEI identified critical risks; reviewed the building’s historical impact from extreme wind and hurricanes, flooding, ice, snow, and extreme heat and cold events; identified energy and water efficiency and solar and storage potential; and recommended upgrade opportunities—which included cost estimates and recommendations on appropriate timing and funding sources for implementation. ÑÇÐÇÓÎÏ·(ÖйúÇø)¹ÙÍø Ecology also analyzed the development’s historical utility consumption data to benchmark the property’s current energy and water efficiency.

ÑÇÐÇÓÎÏ·(ÖйúÇø)¹ÙÍø Ecology found that the biggest hazards to the Villages of East River are related to stormwater flooding and extreme heat and made several upgrade recommendations based on these findings, as well as other upgrade recommendations relating to energy consumption in order to reduce water and energy consumption at the development.

PLANNING FOR THE FUTURE

The owner has committed to upgrading the buildings at the Villages of East River to meet Enterprise Green Communities standards. At this time, they are performing repairs based on immediate needs (some of which are based on ÑÇÐÇÓÎÏ·(ÖйúÇø)¹ÙÍø Ecology’s recommendations about critical equipment, such as electrical panels). They are planning a major rehab within the next year, which will incorporate many recommendations from ÑÇÐÇÓÎÏ·(ÖйúÇø)¹ÙÍø Ecology’s resilience assessment. This includes a new roof (potentially a solar/green roof), insulation upgrades, new high-efficiency HVAC and hot water heaters, energy star appliances and new flooring and fixtures in the units, basement waterproofing, erosion management measures, as well as the creation of two new community centers.

RESILIENCE RECOMMENDATIONS:

• Planning stormwater management at the site and building level

• Elevating HVAC equipment to avoid potential damage from stormwater, mold and mildew remediation

• Replacement of materials with mold-resistant materials

• Upgrading interior unit lighting to LED fixtures

Passive House Inspired Affordable Housing

PROJECT BACKGROUND

Fairfax Gardens, built in 1951, was an isolated, 150-unit barracks-style public housing development in the middle of a low-density, single-family neighborhood in Taunton, MA. Due to limited operational resources over the years, the development’s infrastructure, utilities, and many building components were in poor condition and in need of complete replacement. The buildings were neither energy efficient nor accessible, the units were cramped and much smaller than current space standards dictate, and mold, pests, and deteriorated finishes were problems throughout. The distressed conditions at Fairfax Gardens not only negatively impacted residents� health and quality of life, it also brought down the property values of nearby homes.

The award of the HOPE VI grant allowed for the complete demolition and reconstruction of the Fairfax Gardens property (formally renamed Lenox Green post construction), as well as the development of a vacant, transit- oriented parcel in downtown Taunton (Bristol Commons). Achieving high levels of energy efficiency was a priority of the project from the start, and a team of professionals skilled at high performance housing design and construction was assembled to achieve that goal.

Passive design philosophies, such as super insulation and airtight construction of the building envelope and very high efficiency mechanical and ventilation systems, were employed to achieve buildings that would consume approximately 1/10th of the heating energy of conventional construction. Simplicity of operations and maintenance, affordability, constructability at scale, dependability, and low utility expenses were balanced with the goal of deep energy use reductions.

FUNDING SOURCES:

• $22 Million HOPE VI Revitalization Grant from the US Department of Housing and Urban Development (HUD)

• LIHTC Funding from the Massachusetts Department of Housing and Community Development

• Other public funding sources and private equity

DESIGN APPROACH:

• Super insulated, air sealed exterior wall and roof construction

• High performance windows

• Heat recovery ventilation systems (HRV)

• High efficiency heating and cooling equipment (air source heat pump and valance radiant heating/cooling technology)

• “Solar Readyâ€� design for further reductions through integration of solar thermal or photovoltaic technology

PERFORMANCE RESULTS

ÑÇÐÇÓÎÏ·(ÖйúÇø)¹ÙÍø Ecology, Inc. has been tracking and benchmarking the performance of this development to understand the energy impact of the revitalization. The results below affirm the potential for passive approaches to achieve deep reductions in energy use in affordable housing.

GREEN CERTIFICATIONS

� Enterprise Green Communities (EGC) Certified
� ENERGY STAR Homes Certified

PROJECT BACKGROUND

Margaret-Bennett Homes was built in the 1780s, and was last renovated in 1999. It provides 30 rooms for formerly homeless women. Maryland Department of Housing and Community Development selected ÑÇÐÇÓÎÏ·(ÖйúÇø)¹ÙÍø Ecology to provide auditing and project management for the Customer Investment Fund—MF Housing Energy Efficiency Retrofit pilot.

SOLUTIONS & FEATURES

• ÑÇÐÇÓÎÏ·(ÖйúÇø)¹ÙÍø Ecology worked with building staff and residents to evaluate the existing steam systems and propose natural gas fired systems to reduce maintenance and operations costs and improve energy efficiency;

• ÑÇÐÇÓÎÏ·(ÖйúÇø)¹ÙÍø Ecology used an eQuest energy model to evaluate the cost benefits of the fuel switch. The renovation was bid as a Design Build project with two years of system maintenance included in the bid price;

• The scope of work included boilers, water heaters, a chiller, lights, plumbing fixtures, bathroom exhaust fans, fan coil cleaning and new programmable thermostats;

• $3,700 per year (27,000 kWh) is being saved by turning off the domestic water booster pump. The water pressure on the top floor was tested with and without the booster pump in operation and the water pressure remained at 50 psi.

PROJECTED SAVINGS:

• 36% Electricity (water booster pump, chiller, lights, RTU, circulators, appliances)

• 50% Energy (steam to gas conversion, boilers, water heaters)

• 10% Water (toilets, clothes washers)

PROJECT BACKGROUND

Bellevieu-Manchester Apartments was built in 1906, was last renovated in 1995 and has 48 affordable apartments for seniors. Maryland Department of Housing and Community Development selected ÑÇÐÇÓÎÏ·(ÖйúÇø)¹ÙÍø Ecology to provide auditing and project management for the Customer Investment Fund—MF Housing Energy Efficiency Retrofit pilot.

SOLUTIONS & FEATURES

• For several years the property pursued renovation funding programs without success. The CIF pilot provided the technical assistance and project management necessary to replace the boilers, chiller, cooling tower, roof and lights. The scope also included window repair and replacement that met local historic requirements.

• ÑÇÐÇÓÎÏ·(ÖйúÇø)¹ÙÍø Ecology used an eQuest energy model to evaluate energy conservation measures (ECMs) and worked with the property owner and residents to identify issues and develop a group of ECMs. The renovation replaced MEP systems that had reached the end of their useful life.

• ÑÇÐÇÓÎÏ·(ÖйúÇø)¹ÙÍø Ecology set up an Energy Star Portfolio Manager account the property owner to track utility use. The CIF pilot program requires owners to track utility use for two years after the energy and water upgrades are complete.

PROJECTED SAVINGS

• 15% Electricity (chiller, lights, hydronic circulators, refrigerators, roof insulation)

• 22% Natural Gas (boilers, air sealing, windows, roof insulation)

• 5% Water (toilets, aerators)

PROJECT BACKGROUND

Windsor Valley I and II comprise 290 affordable, occupied townhouses in Edgewood, Maryland. ÑÇÐÇÓÎÏ·(ÖйúÇø)¹ÙÍø Ecology conducted an ASHRAE II energy audit for the property, resulting in energy and water efficiency recommendations. NEI facilitated an integrated design process for the project and conducted a detailed review of the design development set of plans and specifications for air sealing details and had engineering recommendations for new equipment.

SOLUTIONS & FEATURES

ÑÇÐÇÓÎÏ·(ÖйúÇø)¹ÙÍø Ecology completed energy modeling for the project and explored the alternative new equipment recommendations. Utility allowances were also modeled for the owner. ÑÇÐÇÓÎÏ·(ÖйúÇø)¹ÙÍø Ecology reviewed the final set of plans, specifications, and the succeeding construction submittals. ÑÇÐÇÓÎÏ·(ÖйúÇø)¹ÙÍø Ecology also provided:

• Testing and verification for the project, sampling the various apartment types for resulting HERS scores required for Enterprise Green Communities certification.

• An O&M manual and Preventive Maintenance plan for the owner’s operations team. The maintenance staff was trained on-site by ÑÇÐÇÓÎÏ·(ÖйúÇø)¹ÙÍø Ecology technical staff with the manual in order to fully understand the new HVAC equipment, and the importance of fresh air ventilation of the newly air sealed apartments.

• A Resident Green Guide to help residents understand the high-performance systems and how to efficiently use their apartment features. NEI conducted a “Train the Trainerâ€� session with the appropriate operations staff in order to prepare them to educate cur- rent and future residents about the operations of the development.

HIGHLIGHTS:

• Enterprise Green Communities (EGC) Certified;

• Audit for moderate rehab with energy upgrades;

• Utility allowance calculations;

• O&M manual;

• Resident Green Guide;

• Staff and resident training.

PROJECT BACKGROUND

Liberty Court Apartments consists of 100 affordable, newly constructed apartments on existing slabs in Dover, Delaware. The Delaware State Housing Authority selected ÑÇÐÇÓÎÏ·(ÖйúÇø)¹ÙÍø Ecology through a competitive RFP to provide technical assistance during design and construction of this state-owned public housing development being creatively financed with tax credits through a newly-formed LLC.

ÑÇÐÇÓÎÏ·(ÖйúÇø)¹ÙÍø Ecology provided a detailed written review of the design development set of plans and specifications for high- performance and Energy Star requirements. ÑÇÐÇÓÎÏ·(ÖйúÇø)¹ÙÍø Ecology’s input informed equipment sizing and addition of dehumidification in one-bedroom units.

SOLUTIONS & FEATURES

ÑÇÐÇÓÎÏ·(ÖйúÇø)¹ÙÍø Ecology completed early energy modeling comparisons of various HVAC systems and insulation alternatives, which were used to guide decisions. ÑÇÐÇÓÎÏ·(ÖйúÇø)¹ÙÍø Ecology provided a construction document review of the final set of plans and specifications. ÑÇÐÇÓÎÏ·(ÖйúÇø)¹ÙÍø Ecology also provided:

• Energy Star Rater Services for the project, sampling the various apartment types and achieving Energy Star certification.

• An O&M manual and plan for the operations team. The maintenance staff was trained on-site by ÑÇÐÇÓÎÏ·(ÖйúÇø)¹ÙÍø Ecology staff with the manual to fully understand the new equipment along with a full demonstration of the instantaneous water heater kits needed for ongoing maintenance.

• A Resident Green Guide to help residents understand the high-performance systems and how to efficiently use their apartment features.

HIGHLIGHTS:

• ENERGY STAR Certified

• Design & construction plan review

• Operations & Maintenance manual

• Resident Green Guide

• Staff & resident training

U.S. Department of Energy Better Buildings Challenge SHOWCASE PROJECT

PROJECT BACKGROUND

Built in 1940, the Old Colony public housing development in South Boston was the Boston Housing Authority’s (BHA) largest property, and one of the most distressed with aging infrastructure and high energy consumption. After years of collaboration with residents, BHA hired Beacon Communities to redevelop the site. Beacon and BHA redeveloped the property into The Anne M. Lynch Homes at Old Colony, which provides deeply affordable housing in extremely energy-efficient buildings. Beacon has a long-term ground lease from BHA and operates the property as part of a public-private partnership with BHA.

The Anne M. Lynch Homes at Old Colony property was redeveloped according to a neighborhood master plan that eliminates the superblock-style isolation of the old public housing development, while emphasizing the site’s connectivity to neighboring streets, downtown Boston, and adjacent parks along the Boston waterfront. Phase One of the redevelopment included construction of 116 homes and was completed in December 2011. This was followed by an additional 129 homes constructed during Phase Two, which was completed in early 2014. Finally, Beacon constructed the 10,000-square-foot Joseph M. Tierney Learning Center on-site, which partners with neighborhood-based service providers in the Boston community to provide youth- based programming.

SOLUTIONS & FEATURES

ÑÇÐÇÓÎÏ·(ÖйúÇø)¹ÙÍø Ecology was the Green Building consultant on this redevelopment project and was involved in every aspect of greening. The redevelopment of The Anne M. Lynch Homes at Old Colony was designed to achieve a high level of energy and water efficiency and reduce energy costs for Beacon and its residents. Throughout the project, quality construction practices were followed to increase building durability, improve indoor air quality, and create a well-sealed and highly-insulated building envelope, which maximizes energy efficiency. High-efficiency heating and cooling systems, heat recovery ventilation, ENERGY STAR® windows and appliances (refrigerators, dishwashers, and washing machines), and WaterSense-certified ultra-low-flow water fixtures were installed throughout the Anne M. Lynch Homes at Old Colony in order to maximize efficiency and comfort for the residents.

All phases of the redevelopment used sustainable materials, including low-VOC paints, adhesives, and sealants. The project utilized recycled and locally-sourced materials, and followed strict waste diversion guidelines, further mitigating the environmental impact of the project. The last phase of the project also involved installing solar panels and purchasing renewable energy credits.

CERTIFICATIONS:

• LEED for Neighborhood Development (Gold)

• LEED BD & C (Community Building—Gold)

• LEED for Homes/Midrise (Platinum)

• ENERGY STAR® Homes

• The project was designed according to Enterprise Green Communities standards

OTHER BENEFITS

Research conducted by the Harvard School of Public Health found that the redevelopment of The Anne M. Lynch Homes at Old Colony significantly reduced indoor air pollutants and improved residents� health. Compared to conditions in Old Colony before the redevelopment, the research found:

• 57% reduction in particulate matter

• 65% reduction in NO2

• 93% reduction in nicotine levels

In addition, residents reported:

Fewer instances of other pollutants, such as mold and pests*

• 47% drop in sick building syndrome symptoms

• Substantial reductions in asthma-related issues in children, including:

  • 31% decrease in asthma attacks

  • 24% fewer asthma-related hospital visits

  • 21% fewer missed school days**

[*] Colton et. al. (2014). Indoor Air Quality Vs Conventional Multifamily Low-Income Housing. Environmental Science & Technology, 48, 7833-7841.
[**] Colton et. al. (2015). Health Benefits of Green Public Housing: Associations With Asthma Morbidity and Building-Related Symptoms. American Journal of Public Health, 105(12), 2482-2489.