Author: admin

“A 73-unit, institutional-style nursing home, built in 1961, was shuttered and the building was in disrepair. Many viewed the dilapidated structure as being prime real estate for razing and redevelopment due to its best feature — a prominent location on one of Milwaukee’s greatest thoroughfares, Prospect Avenue. Where others saw obstacles, one local developer saw opportunity. This developer was Dominion Properties and they knew that there was a unique opportunity to “upcycle” the existing structure and turn it into an attractive and modern apartment building that would be sought-after by residents. To do it right, Dominion Properties knew they had to do it well. And to do it well, Dominion Properties felt it needed to be green. No small feat but they, along with their dedicated team, were up for the challenge.

SAGE ON PROSPECT® – PROJECT DESCRIPTION

 Dominion Properties purchased the property at 1825 North Prospect in 2014 and reconstruction of the building on the site in 2016 included removing one floor of the existing four-story building and then adding two floors to the top to achieve a five-story height. The skeleton of the original structure was kept but the inside was gutted. In doing this, lead and asbestos were removed, windows were replaced, one elevator was moved and another was relocated. The vast majority of the building construction waste was recycled. The reconstruction resulted in thirty- four (34) one and two-bedroom apartments on the five floors along with a modern lobby/entryway and common areas, one level of underground parking and an adjacent surface parking lot. The project team’s commitment to sustainability drove every design and construction decision. This concerted effort resulted in SAGE ON PROSPECT® becoming the second market-rate apartment property in Wisconsin to achieve LEED® Platinum status (the first was Dominion Properties’ Sage on Jackson® new construction project which was built in 2014). Today, the building is fully occupied and both the residents and the owner are reaping the benefits of this highly efficient structure.

EXCELLENCE IN DESIGN & CONSTRUCTION – A COMMITMENT TO SUSTAINABILITY

 SAGE ON PROSPECT® was designed to raise the standard for sustainable multi-family housing and green living in the Midwest region. The development offers cutting-edge technologies, innovative building methods and efficient materials. The innovative, “green” design requires less energy, achieves a low carbon footprint, and produces very little waste. SAGE ON PROSPECT offers residents modern amenities for a relaxing home-life, while being located in a thriving urban community.

Differentiating features of SAGE ON PROSPECT® include: LEED

In December 2016, SAGE ON PROSPECT achieved U.S. Green Building Council’s LEED® Platinum Certification. As

one of the SAGE brand developments, SAGE ON PROSPECT joins SAGE ON JACKSON® to become the only two privately funded LEED® Platinum Certified apartment buildings in Wisconsin. SAGE ON PROSPECT earned 92.5 points when only 86 were required for Platinum certification.

Site

SAGE ON PROSPECT is located on Milwaukee’s Eastside at 1825 N. Prospect Ave., near Lake Michigan. As an adaptive reuse project, the development transforms a pre-existing, under-utilized structure into a state-of-the-art luxury building. SAGE ON PROSPECT maintains the area density, offers increased quality and provides a positive addition to the streetscape and environment.

Structure

Innovations at SAGE ON PROSPECT began with the core building structure. The first three levels utilize the pre- existing structure’s superior concrete, steel and masonry. The exterior walls in the upper two levels were newly constructed utilizing panelized, 2×8 wood framing studs which exceed industry minimums. Mineral wool insulation was used throughout. The advantage of using mineral wool is attributed to its superior thermal and acoustical insulation quality, lower energy needs in production, and fewer chemicals added.

Design

Striegel-Agacki Studio, the architect, gave careful design consideration to every detail, with emphasis on the benefits of adaptive reuse (customization, quality and sustainability). The building’s exterior façade incorporates modern textures, colors and architectural details. Typical apartments waste 10-15 percent of each unit’s square footage on circulation space (i.e. hallways, entryways, etc.) The SAGE building’s superior design increases overall usable square footage by reducing the circulation space to about 5 percent. Residents benefit from premium, efficient space, rather than unused, inefficient circulation and common areas. All materials and systems were designed, locally sourced when possible, and selected specifically for the project to achieve maximum reduction in resident energy consumption.

Waste

Adaptive reuse of the pre-existing building allowed for a dramatic reduction in waste compared to an entirely new construction project. SAGE ON PROSPECT is designed to utilize as much of the existing structure as possible. The additional building floors were constructed primarily in an off-site factory, where excess materials are recycled and waste is minimalized. At the building site, Dominion Properties worked closely with the general contractor,   Venture Development Group, to implement ambitious waste reduction strategies and recycling protocols so that more than 85 percent of all construction waste was recycled. The building includes a custom waste collection system that allows residents to easily and efficiently dispose of their trash and recyclables, unlike any other building in the state.

Solar PV

In cooperation with FOCUS ON ENERGY® SAGE ON PROSPECT incorporated a 29.45kWhPV photovoltaic system on the roof. This method of generating electrical power converts solar radiation into electricity, which offsets and decreases the building’s overall energy consumption.

HVAC

The building was designed to maximize HVAC efficiency to ensure consistency, comfort and cost savings for residents. Features include twenty-four, 400-foot-deep ground source heat exchange wells that provide an efficient heating and cooling interface for the building. SAGE ON PROSPECT incorporates quiet and efficient heat pumps in each residential apartment. A 95% efficient boiler in the building serves as a back-up heat source and provides on demand heat to the parking area, and used with an innovative cold water tempering tank, provides domestic hot water to the building with minimal carbon emissions.

Lighting

Natural daylight and passive solar opportunities are maximized in the building to benefit residents. All exterior and interior lighting in common areas and individual apartments are 100 percent LED, providing long lasting and efficient light.

Appliances

ENERGY STAR® and other energy efficient products were carefully selected for each apartment. These products save energy without sacrificing features or functionality. All stoves have “AquaLift®” technology, which requires no harsh chemicals or massive amounts of energy (like a self-cleaning oven) to clean. All appliances, with the  exception of the microwave ovens, were made in the Midwest.

Rain Water Management Front Awning – Green Roof Main Roof – Blue Roof

Landscaping – Both water-absorbing and drought-tolerant

The small Green Roof holds rain in the soil and allows it to evaporate naturally into the environment diverting approximately 385 gallons per rainfall. Blue Roof technology serves as a retention pond during large rains dropping water into the MMSD system by radio control 12 hours after a rain to help buffer the storm water demand on the waste treatment system of Milwaukee. As much as 7,500 gallons of rainfall is stored at peak.

Vehicle Charging Stations

The building’s garage is equipped with two car charging stations. These charging stations are powered with electricity generated by the solar array and are free of charge to residents who own electric cars.

Elevator

The building’s gearless elevator does not require a machine room and consumes approximately one-third less energy than other elevator types.

Flooring

U.S.-made ceramic tile and domestic zero VOC flooring in a variety of forms is used throughout the building.

Plumbing

Cold water is supplied to all kitchens through copper pipes protecting drinking and cooking water from chemical leaching issues that can result from the use of standard PVC and PEX piping. Domestic hot water is preheated with an innovative ambient heat exchange system that tempers before the traditional process of heating the water with natural gas, therefore further reducing carbon emissions.

Chemical Sensitivity

Every material, from paint and caulk, to floor finishes and carpeting was carefully selected to ensure that the building uses the lowest Volatile Organic Compounds (VOC) and other harmful off-gassing chemicals. The entire building is smoke free. SAGE ON PROSPECT is not only sustainable; it also is healthy to live in.

PROJECT CHALLENGES

Site Constraints

Neighbors on both sides are nationally recognized historic properties, so care had to be taken to avoid extreme disturbances in vibration and noise to protect these notable buildings.

Existing Building Deconstruction

Performing a gut rehab of an existing building versus constructing a completely new structure posed unique challenges. The design and construction teams worked within the confines of the existing building to achieve a new, modern structure that has all of the state-of-the-art features, amenities and building systems that are found today in newly-built apartment projects. Sage on Prospect achieves what new, modern buildings can with the benefit of high quality 1960’s construction practices that are often too costly to implement today.

Achieving LEED Standards

To pursue LEED® certification, the team had to follow a detailed process for material selection. Careful review and consideration was taken to ensure that each submittal met LEED® standards. The team was extremely diligent in their material selection and construction process.

COLLABORATION & A COMMITMENT TO THE COMMUNITY

With the many multifamily developments popping up around Milwaukee, Dominion Properties is encouraging others to considering implementing sustainable construction and living practices. With SAGE ON PROSPECT, they are leading by example and taking the time to educate their residents on the benefits the building offers. They are also eagerly sharing their experiences with other developers, designers and builders in and around the area to inspire and increase sustainable development.

SAGE ON PROSPECT is the second Dominion Properties’ project that proves “green” works. It is an investment in the best interest of the community and our environment now and for years to come.

Take a CE APH Virtual Behind the on scenes tour here

Download the full LEED Checklist here.

Emily Petz works as a Community Assistance Team Specialist covering Van Buren, Cass, Berrien, Kalamazoo, Calhoun, St Joseph, and Branch counties at the Michigan Economic Development Corporation. She works with developers and municipalities to fill gaps in development projects and provide technical assistance. Emily came from the Michigan State Housing Development Authority (MSHDA) Community Development Team. She has worked with federal funding like HOME and CDBG since 2008. She is a Leader in Energy and Environmental Design (LEED) Accredited Professional in Building Design and Construction, as well as an Economic Development Finance Personal through the National Development Council (NDC). Emily grew up in Caledonia Michigan. She is a Michigan State University alumni with a degree in Urban and Regional Planning and an Environmental Economics Specialization.

Emily Petz, LEED AP BD+C

Community Assistance Team Specialist (Region 8) 

Community Development

Michigan Economic Development Corporation

300 N. Washington Square   |   Lansing, MI  48913
Mobile: 269.568.0371    
petze1@michigan.org

Welcome aboard our new LEED for Homes Green Rater!

Claudia is a licensed Professional Engineer and LEED Accredited Professional who provides sustainability consulting and project management at dbHMS. As a LEED AP BD+C, Claudia assists project teams in developing strategies for LEED certification both for MEP-related credits and general consulting. This work is complemented by her experience with dbHMS conducting MEP and general reviews of LEED projects submitted to the USGBC for certification. She has overseen projects ranging from core and shell developments to large-scale, multi-family housing. Claudia brings a broad knowledge base to implementing green techniques and strategies. Claudia volunteers with the USGBC Illinois Chapter’s Emerging Professionals group, Rebuilding Together Chicago, and Designs for Dignity.

She works at dbHMS which was founded in 2002 on the principles of integrated project delivery and sustainable design. A minority-owned business with 125 employees worldwide, and 85 based in Chicago, their project approach unites key stakeholders and creative design professionals, letting them work collaboratively to deliver innovative engineering solutions. Their team of consultants provides a full range of services including mechanical, electrical, plumbing and fire protection, lighting, and information technology design. The specialize in energy modeling, building commissioning, LEED/ sustainability consulting, computational fluid dynamics (CFD), and daylighting studies. dbHMS has been recognized as a LEED® Proven Provider™ for the Building Design and Construction rating system family by Green Building Certification Inc.

Contact Claudia today to make your next project, Better!

Claudia Mattison
P.E., LEED AP BD+C
Sustainability Planning Studio
db|HMS
m 610.248.0479 | www.dbhms.com
cmattison@dbhms.com

Laurie approached the GreenHome Institute in 2013 seeking a way to certify a small home renovation and addition project through the LEED for Homes certification system.  We quickly recognized that while LEED is a great tool it does have barriers to green certification for existing home project’s not planning a full gut renovation but that still plan to bring a code up beyond code in regards to health, energy and water conversation. As such GHI was further inspired to pursue our goal of helping existing homeowners who do not fit the qualification of LEED and Laurie was key to helping us expand GreenStar Homes Certification program.

Not many homeowners drive their own construction project but Laure lead the way and we were very excited to work with her. She shares her story with us below.

Give a summary of the project
	A total remodel project, I had the opportunity to install geothermal heating and cooling, a tankless water heater, mostly edible landscaping, solar panels, lots of insulation and replacement windows, solar tubes and skylights. I took out walls for increased ventilation and vista, installed a high efficiency insert in my fireplace, used Habitat Restore purchased cabinets to remodel my kitchen while replacing gas for induction cooking so as to reduce the use of fracked materials. I designed highly effective and attractive indirect lighting for my dining and living rooms which softly illuminate the area without individual bulbs or cords to trip over. While turning the best room in the house from a 3 to a 4 season room, I used residual heat from the geothermal system to run radiant heat under the tile floor. I collect water from the back portion of my roof, and I flush with it and water my garden with it.
Give us success stories as well as lessons learned
	Be involved in researching and purchasing materials, don’t give the builder too broad a description, such as “bamboo flooring. All materials come in vastly differing levels of quality. Be informed about the extent of and the latest version of the technology. Had I known that I could use geothermal more extensively, I would have included it in the original design instead of a retrofit. Find a builder who not only does craftsmanship to your own standards but who agrees with your ethics, sensitivities, and penchant for living green.
Tell us what is unique or innovative about this project
	Depends, to me it was all a fun and new challenge. I like to be creative in coming up with adaptive re-use of cabinetry, recycled items, and found items. I love the hunt for resale items and prefer to furnish and decorate that way.
Project Team details
	Brett Little at Green Home Institute was a great support and source if information. Leo Valone of Green Fit Homes performed an Energy Audit and helped me improve upon insulation in numerous areas that the contractors missed. Be sure to only work with people who listen, and respond to ou with respect, willingness and professionalism, and avoid the know it all’s. Calvin Hobbs of Hobbs Heating and Cooling did a great job with the Geothermal.
Any special thermal envelope, insulation or passive heating & cooling details?
	Be sure to seal your rim joists. I had outside light coming in a hole where the contractors removed the cable from the old AC unit and neglected to seal shut. The energy audit also showed me where additional foam insulation was needed to successfully heat the 3 to 4 season room.
Any special HVAC systems worth mentioning? Describe them
	I love my Geothermal system. Using the ductwork from the defunct furnace, the heat pump provides plenty of heat, and air conditioning to keep my home comfortable. I have an excess of energy in the summer and have not figured out a way to utilize it. Suggestions are welcome!The trenching for the closed loop system successfully avoided damaging the forest of trees on my property, and I couldn’t tell that it had been done at all, no mess.
Explain your water conversation strategies
	The usual low-flow toilets and shower heads, turning off water if not being used immediately. I collect rainwater to flush with, I collect water for plants while waiting for hot water to arrive, and I put a bucket in the shower with me and use that water for laundry which is in the same room.
Explain your materials & durability strategies
	I chose Hardee backer siding which is durable, low maintenance and attractive. I wanted a tough, low maintenance flooring, and unfortunately, the bamboo selected for my floor is not the same quality I have observed meeting those qualifications in other’s homes. I chose good quality Windows that looked and functioned well, and long lasting. Using well maintained, recycled materials proves they have the longevity and cost advantage.
Detail the health and indoor environmental quality benefits
	I took a dark, chopped up, low to no insulation home and created an airy openness, passive lighting sources which successfully illuminate indoors during the day, and a pleasant way to enjoy a fire in the fireplace without losing all the heat up the chimney. My dogs bring in sand and dust, but the joy out ways the problem.
Tell us about your place or location strategies
	My home is located in a wooded area, and it has a winding stream in front. Every direction is beautiful but many of the vistas are not accessible all the time but must be approached in order to enjoy. That way, I think, the views never get old.
What else should we know?
	I usually select a project a year so things get done without being too overwhelming or too delayed. I love the process of problem-solving or coming up with creative solutions while working or deciding on the next project. Each step pays close attention to the goal of greater conservation and sensitivity to the environment.

This 123 year old house was renovated to high-performance with green features, with the goal of achieving a near-zero carbon footprint for the property within the parameters of an affordable housing budget. This project is the prototype for the nonprofit Carbon Zero Home, whose mission is to promote a zero net carbon movement, with an emphasis on built-world projects in rising communities. Carbon Zero Home’s goal is to locate the most affordable means to achieve a renovation that is carbon neutral.

Tell us what is unique or innovative about this project

The house was built in 1894 with only a crawl space basement. Somewhere around 1958-60 (per homeowner recollection), the house was jacked up and a full basement was dug underneath, with steel beams and posts installed to support the center bearing. Without this newer foundation, the house would not have been worth saving. The exterior brick was preserved and tuck-pointed, as were the original hardwood floors. The house was originally for the sleeping quarters for the farmhands, and had no kitchen when first constructed (or bathroom, for that matter). As a result, the center room on the first floor became the kitchen, and for a house this old, it has a remarkably large and functional kitchen.Because the stairs were way too steep, we had to rebuild the stairway. Because of the brick exterior, we could not relocate or resize any windows. This forced us to float the new stairway away from the exterior wall. Building on this feature, we created an open stairway in an open concept main space, which gives the interior a very modern vibe. The house became an eclectic mix of old and new, which gives it a unique look and feel. Give us success stories as well as lessons learned Success: the house performs quite well, given its age and the limited budget available. Lessons learned: 1) For some aspects of the project, hiring the work done instead of self-installing would have saved money, by saving time. 2) Volunteer help often translates into more work, not less, because of all the effort involved in organizing the volunteer group– insuring enough tools and materials are on-site, creating enough activity to keep 25 people busy for 7 work hours, providing coffee and bagels, lunch, etc., and the effort involved in cleaning up after the volunteers have ended their day. Any special thermal envelop, insulation or passive heating & cooling details? The attic ceilings were covered with 1″ rigid insulation, then furred out with 2×2’s, then sprayed with closed-cell spray foam. Above the foam, we added 16″ of cellulose insulation.The walls studs were furred out with 1″ rigid foam, then 1×2’s were added over the insulation. The wall cavities were sprayed with 5″ of closed cell foam, which created a continuous envelope and addressed thermal transference. We did not insulate the foundation walls. Instead, we install 2″ of rigid foam on the basement ceiling. In the middle of the basement, we built a mechanical room/laundry room. We installed 1″ of rigid foam on the outside of the mechanical room walls, then filled the cavities with batt insulation. We weather-stripped the laundry room door, as well as the door at the top of the basement stairs. Any special HVAC systems worth mentioning? Describe them We connected an HRV to the 97% efficient variable speed 60,000 BTU furnace. Using the furnace ducting for the ventilation system saved us considerable money. Explain your water conversation strategies We built a rain garden in the back yard, and we terraced the front yard to collect as much rainwater as we could. It is a long narrow lot that is well sloped to the front. Historic water infiltration caused us to slope concrete along the east side of the house to maximize diversion from the foundation. While we minimized concrete use for the garage by reducing the garage size to single car and installing gravel in the carport area, we felt that heavily pitched concrete was necessary along the house, given how much water travels through that area in a heavy rain. Tell us about your place or location strategies This home is part of EcoVillage in North Minneapolis, a struggling community that has been greatly revitalized through the efforts of Project for Pride in Living and Habitat for Humanity.

Welcome our brand new credentialed LEED green rater who is serving the Upstate New York Region and behind to help people (re)build healthier and greener buildings.

Courtney has provided consulting services for a wide range of buildings, including commercial and multifamily projects. She currently provides consulting and technical support to project teams on sustainable building design and manages the LEED certification process from project inception through certification. Courtney specializes in LEED-NC, -EBOM, and -CS rating systems. Courtney holds a BA in Business Management from Western Michigan University and a MS in Energy Management from the New York Institute of Technology. She also holds a Certificate in Green Building Design from Cooper Union in New York City. Courtney became a LEED AP in 2008 and a LEED for Homes Green Rater in 2017.

Taitem Engineering, PC, is a consulting engineering firm focused on energy efficiency, green building design, and renewable energy.  Our team of MEPS engineers, energy analysts and sustainability consultants help buildings perform better, and help local and NYS energy programs deliver savings. Taitem’s award-winning solar division has installed hundreds of solar photovoltaic systems for homes and businesses. Additional services include Aeroseal duct sealing, commissioning, LEED certification, research and training.  In 2013, Taitem earned B-Corporation status, meeting rigorous standards of social and environmental performance, accountability, and transparency. “Taitem” stands for “technology as if the Earth mattered,” reflecting the firm’s commitment to the environment.

Courtney is taking her own home in Ithica through the LEED for Homes process and aiming for Platinum along with the Zero Energy Capable Certification. 

 

Below are the highlights and features of her home the Hemsin House.

• Located in Ithaca, New York
• Hemsin is the name of the region Umit is from in Turkey, it means “always fun”
• 2,240 sqft single family home, two-floors, new construction
• Zero Energy Building, LEED for Homes Platinum certification pending
• WaterSense and Indoor AirPLUS certification pending
• Energy Star certified
• 1.8 ACH 50
• HERS score 8
• R-45 mineral wool cavity exterior wall insulation, R-60 ceiling blown-in cellulose insulation, R-16 underslab insulation, R-16 vertical slab insulation at 4 inch length.
• Advanced framing methods applied; for instance, 24 inch OC for exterior walls
• Slab on grade
• 14-15% Window to Wall Ratio (WWR)
• Half of the house windows are R-5 and other half are R-3.5
• DHW will be provided by an air-source heat pump
• One mini-split air source heat pump provides heating
• Supplemental electric resistance baseboards are installed in the bedrooms, but should only if space temperature goes down to 64°F
• Energy Star appliances throughout
• Energy Star-certified metal roof
• Heat Pump Clothes Dryer
• 6.9 kw solar pv array
• Achieved lots of daylighting by using a wedged wall around the windows and highly reflective surfaces and paints throughout
• Low-VOC paints, coatings, sealants, and adhesives
• Incorporated local hardwood and local reclaimed hardwood
• No invasive and native landscaping
• Stormwater management design features swales that feed a pond on-site
• 100% post-consumer recycled paper and petroleum-free resin kitchen countertops

Make sure you contact Courtney before your next new or residential renovation to ensure it is cerified and built, BETTER.

Dan Broersma lives in Holland Michigan and is passionate about his faith, community, and sustainability.

Dan Broersma is a sustainable professional working for Herman Millers environmental team for the past 18 years. Dan is also the founder of the non-profit GreenMichigan.org which helps the community become more sustainable through tangible projects and knowledge sharing. He has many successful projects within Herman Miller. At Herman Miller leads the efforts in end of life product recycling creating a way to recycle all office furniture for no more than the cost of landfill and has a social story for their customers. He is also the Lead for Herman Millers Supplier sustainability program which helps their suppliers become more sustainable through projects, web data collection and knowledge sharing.

Dan Broersma

Design for the Environment Corporate  Program Manager

hermanmiller.com
616 654 6314 OFFICE

616 638 0670 MOBILE

HermanMiller