A barren 11-acre patch of asphalt was all that remained of a once-booming commercial plaza; abandoned for years, this West Seneca, N.Y., property was an eyesore in the community. But thanks to the efforts of a local politician and a nonprofit agency dedicated to improving the quality of life for people with disabilities, this space has been transformed into Ebenezer Square Apartments, a comfortable, safe, energy-efficient housing complex.
One of Sustainable Comfort’s most frequent clients, DePaul, a Rochester, N.Y.–based nonprofit, embraces the philosophy that the best neighbors derive from community-based decision-making. Before launching a housing project, the organization carefully considers where to locate the new building, how it will be oriented and constructed, and the best way to leverage the greater community to provide the best living situation for residents.
We’ve talked with people at DePaul to understand this philosophy best. Vice president Gillian Conde explained, “The property manager at each of our facilities is trained to know the community. DePaul focuses on linking residents to community resources. Studies show the less income you make, the less likely you are to use community services, and using community services helps prevent homelessness.”
Councilman Michael “Mickey” Kearns, who now serves as an assemblyman for the state of New York, became involved in the Ebenezer Square project when DePaul began considering a site near a river. He knew the community had targeted this location for a waterfront park and would be reluctant to relinquish its plans. Kearns steered the organization toward an abandoned asphalt parking lot, which he believed would earn community approval.
Kearns had a personal stake in the project—his brother was born with mental challenges—and he recognized the importance of providing housing for individuals with mental disabilities within a community-integrated setting.
“There’s a lot of stereotypes about people with mental health problems and disabilities, and in order to move them into the community, there has to be the right setting,” Kearns said. “I had a hunch that this was going to be the right site for a project like this. Good infrastructure leads to good development.”
Conde was charged with drumming up community support for the project. “At first there was significant NIMBY [not in my backyard] opposition from the community members,” she said. “The community gets fearful when something big is coming in. We had to take them to other sites to see the DePaul product.” Her efforts paid off in time.
Conceptualized in 2006, the project did not break ground until 2014, making it the longest project DePaul had undertaken. The result is a 103,000-square-foot, three-story building with 100 apartments, 75 of which are single-room occupancy units.
The project achieved LEED for Homes Platinum certification, the highest level possible, from the U.S. Green Building Council (USGBC).
Joe Gibbons, principal from SWBR Architects who designed the project, explained that a project of this scope requires the right site and right design. “We asked ourselves, ‘How do we minimize the impact of the building on site and to the view from the neighbors’ backyards?’ Since the site was surrounded by single-family homes, we oriented the building so it would be less intrusive to their backyards,” he said.
To fund this $24.4 million project, developers used a combination of low-income housing tax credit equity from Red Stone Equity Partners, funding from the Dormitory Authority of the State of New York, and incentives from New York State Energy Research & Development Authority. To comply with requirements from these programs, the building had to meet the energy-efficiency standards of Energy Star Homes as well as the USGBC’s LEED for Homes program.
Many of the green features are mandated by the state because they help ensure the building’s longevity and durability. Everything was done with an integrated design approach, meaning all decisions on this project were chosen because they were best for the building and site and didn’t add much, if any, costs.
By pursuing LEED for Homes, the team had a framework within which to make decisions and document their achievements. The LEED-rating system, developed by the USGBC, is the foremost program for buildings, homes, and communities that are designed, constructed, maintained, and operated for improved environmental and human health performance. A building can achieve LEED certification under the LEED for Homes program after undergoing a technically rigorous process, including the incorporation of green strategies to achieve efficiency and healthy indoor environments. The sound design and operation of the home is tested and measured using tools like a home-energy rating and on-site inspections.
Ebenezer Square Apartments’ LEED rating is based on several key features, including:
· The reuse of a previously developed property;
· Easy access to parks and public transportation;
· Low-maintenance native plantings and wildflowers instead of grass in certain areas;
· Use of low-flow water fixtures;
· Energy Star certification;
· Reduced energy usage of 68% with a HERS index of 32;
· Limited wood waste by using panelized construction;
· Improved air quality through the use of low-emission paints, adhesives, and sealants;
· 65% of the construction waste recycled;
· Installation of ventilation systems for each apartment; and
· Implementation of a no-smoking policy on the property.
“The project team pursued LEED for Homes because it was the next logical step. This is not just green design. It’s important to the people we talk to: investors, tax credit professionals, and local municipalities,” Gibbons said. “Since this project was finished and received LEED for Homes Platinum, it means something when I talk to other municipalities. Ebenezer is a linchpin for DePaul to show others that LEED for Homes can be done, and it makes a difference.”
Another part we admire: DePaul recognizes the importance of solar and always finds a way to keep it in the budget. “We build solar into the project from day one and make it a priority. Low-income housing and solar credits help off-set the installation costs,” said Mark Fuller, president of DePaul.
Ebenezer Square boasts a 150kw solar array consisting of about 500 solar modules that are expected to generate 172,000 kilowatts annually and supply around 75% of the building’s electrical usage. The solar system, which has a life expectancy of 25 years, will result in an annual reduction of 123 tons of carbon dioxide.
Sustainable Comfort served as the green building consultant for the project, providing guidance and support to help ensure that Ebenezer Square achieved its LEED for Homes Platinum goal.
The Ebenezer Square development has been in operation just under a year. Based on the first six months of operation, the total gas usage for the year is about 8,730 therms/year, with an estimated electric usage of 547,560 kWh/year, excluding any solar production. This would result in an energy-use intensity of 42.7 kBtu/square foot. This is 25% better than the median multifamily residential building of this type, which uses 57.6 kBtu/square foot, according to the EPA Energy Star Portfolio Manager.
James Moriarty is vice president of Sustainable Comfort, a Worcester, Mass.–based green building and energy-efficiency consulting firm with expertise in multifamily housing.
