Ryan Companies and The Excelsior Group collaborated to bring this 579,706-square-foot mixed-use project to downtown Minneapolis. The project – called 222 Hennepin – will contain 286 luxury apartments and will be anchored by the first Whole Foods Market in downtown Minneapolis.
Ryan Companies co-developed the project with The Excelsior Group, specialists in multifamily real estate. Ryan is also the architect-of-record and builder for the project, which will occupy a full city block at the corner of Hennepin and Washington Avenues. The corner is one of the most prominent downtown, and development challenges had kept it vacant for more than five years.
A 40,000 -square-foot Whole Foods Market occupies the ground floor of the project. Luxury apartments, featuring dramatic views of the downtown skyline and Mississippi River, occupy the second through sixth floors. Ryan Design worked with Humphreys & Partners Architects on the conceptual design of the project, which focused on balancing the housing needs of sophisticated, discerning apartment residents with the commercial needs of a top-tier urban grocery store.
Project amenities include a fourth-floor terrace with an outdoor pool, bocce ball area, fire pit, dog walk, enclosed party room, cyber cafe and state-of-the-art fitness center. The terrace itself affords spectacular views of the downtown Minneapolis skyline. The construction of the project prioritizes sustainable building practices by incorporating an existing 300-stall parking structure, effectively wrapping the new project around the existing improvements and re-using them.
In working toward LEED Silver Certification for mid-rise residential, the team
- The downtown location encourages the use of public transportation as well as bike and foot traffic, which reduces emissions. In addition, the compact, amenity-rich site promotes community living.
- The existing 300-stall parking structure remained in place, which saved in excess of 20 million pounds of concrete and over 1 million pounds of steel rebar that would have been used to replace it.
- Saving the existing parking structure drastically reduced the demolition waste that would have been generated.
- Cleaning up, reinvesting and redeveloping an urban brownfield site of contaminates protects the environment and reduces blight.
- The building is 100% smoke-free and extra measures have been taken to seal the units to reduce air leakage which will lower the risks of indoor air pollutants.
- The use of high efficiency water faucets, showers and toilets reduce water demand.
- The off-site fabrication of the interior roof, walls and floors minimized the waste created on-site. In addition, approximately 65% of the construction waste was diverted from landfills through recycling programs.
- The use of low maintenance, non-invasive native plants, which will thrive in an urban environment, will reduce irrigation needs.
Click here to learn more about Ryan’s sustainability efforts.
- National Association of Home Builders (NAHB) 2013 Best In American Living Awards (BALA), Silver Award for On the Boards, Multifamily
- Minneapolis/St. Paul Business Journal 2013 Best in Real Estate, Best Overall and Best Mixed-use Urban Awards
- Pacific Coast Builders Conference (PCBC) 2013 Golden Nugget Award, Best On-the Boards Mixed Use Project
The 126 apartments that were renovated for this project were made possible by the Hometown Housing Partnership (HHP) of East Lansing. HHP is a nonprofit that has been providing access to affordable housing for over 20 years, and was formerly known as East Lansing Housing and Neighborhood services. In 2012 HHP became the managing general partner of 126 units of affordable housing at Deerpath Apartments and partnered with Hollander Development to complete renovate the townhomes.
A large amount of materials were reused in rehabbing the home including: exterior framing and siding, foundation, cabinets, counters, roof framing, and the roof, floor, and 2/3 the wall sheathing. A 800 watt solar photovoltaic collector system is installed on top of the carports, which provides electricity for the lighting of the carports. All interior and exterior paints used are water based, low VOC, latex paints. Each apartment is outfitted with Energy Star certified appliances and energy efficient lighting.
Conditioned Space (126) 988 sq. ft. apartments
Lot Type Previously Developed
Construction Type Affordable
Air Filtration MERV 10
Roof Insulation R50
Wall Insulation R15
HVAC Efficiency 94% AFUE
800 Watt Solar Panels installed on the carport
Efficient Outdoor LED and Indoor Lighting
Sustainable architecture is nothing if it’s not deeply rooted in the surrounding community. Whether it’s sculpture by a local artist or an intimate concert at the Cedar Cultural Center, 7west (1800 Washington) celebrates the satisfying connections that come from Seven Corners living. For residents, LEED is a seal of quality, providing peace of mind that they are living in a home designed to deliver fresh air indoors and improved water and energy efficiency.
The 7west building has several green features that its renters find attractive. Each floor has recycling and organic composting available for the tenants. Green roofs and terraces provide relaxing greenspace, while a white membrane roof provides additional energy efficiency.
The building also features a passive solar design and high efficiency lighting. Tenants are encouraged to utilize alternative transportation with convenient onsite bike storage set in an easily walkable community. The apartments are located within a half mile of public transit services which provide at least 60 rides per week day. However, those that do drive vehicles regularly are provided garage space with continuous exhaust to minimize pollutants that could leak into the residence and affect the indoor air quality. Inside the apartments Low-VOC paints hardwood flooring, and sustainable cabinetry provide for a healthy, natural, and sensible interior environment.
The Buildings landscaping was created with 100% drought tolerant plants. Rain barrels provide the irrigation needed to water the green roof and plants. As a former brownfield this lot has come a long way. Additional LEED points were awarded to the project for its density of 100.9 units per acre.
That’s just the start. Sunny gathering spaces, private study nooks, yoga and fitness studios, and common areas with billiards, fire pits, and entertainment centers recognize that many residents need a respite from the stress of daily life. Innovative Chinese Feng shui design creates a positive atmosphere. The LEED verification team included Jimmie Sparks, Rick Cobbs, and Jason LaFleur of Eco Achievers.
“This $28.5M project involved the construction of two new student housing buildings for Central Michigan University’s (CMU) graduate school. Hoping to emulate apartment living to attract the students who might otherwise choose to
live off-campus, each unit includes private bathrooms, kitchens and laundry facilities—with a mix of one, two and four bedroom units throughout the two structures, with 164 beds total between the two buildings.
The buildings were designed to emulate the Gothic architecture present on campus and the design and construction teams ensured that LEED sustainable features incorporated into the design were properly integrated. Large windows
were added to provide occupants with daylight in regularly occupied areas. A campus-wide green housekeeping program was implemented. Regionally manufactured materials containing recycled content were used extensively throughout the project. Equipment was selected to ensure that refrigerants would cause minimal damage to the atmosphere. Additionally, all HVAC and electrical systems were commissioned and certified that they were installed per specification and working as designed. The design also limits disruption of natural hydrology and all but eliminated pollution and contaminants from stormwater run-off. Universal design practices and sustainable design measures were integrated into the design to create an energy efficient complex recognized by its tenants as a great place to live and by the community as a model for sustainable living, earning the coveted LEED for Homes Platinum Certification.
The pedestrian scale buildings support CMU’s and the City of Mount Pleasant’s mutual goal of a walkable community. The new Graduate Housing units are located on the north end of campus on Bellows Street, just steps from the Health Professions/College of Medicine building and close to Mission Street as well as downtown Mt. Pleasant.
The landscaping was designed to require 50% less irrigation, reducing the use of potable water. In addition, a 33% reduction in potable water and sewage usage was achieved by careful selection of water efficient plumbing fixtures, faucets, and flush valves.
The overall energy performance of a new building can not be measures until after the building has been built. Thus, the energy performance of a building must be predicted using energy analysis software. The Residential Energy Services Network has developed a set of guidelines for accessing the relative energy performance of these units. Commissioning of all HVAC, lighting and domestic water systems were conducted to ensure that all systems operate as designed. All equipment was selected to cause minimal damage to the atmosphere.
MATERIALS AND RESOURCES
During construction, 94% of all construction waste was reclaimed and recycled. Sources for the building construction materials were evaluated, recycled content materials make use of materials that would otherwise be deposited within landfills. The use of local materials support the local economy and reduce the harmful impacts of long-distance transportation.
INDOOR ENVIRONMENTAL QUALITY
An indoor air quality (IAQ) plan was implemented and low-emitting materials were selected in order to reduce any adverse effects on the IAQ once the building was occupied. The HVAC system was designed to meet the minimum IAQ requirements. No smoking is permitted within 25 feet of any air intake louvers. Low VOC (volatile organic compound) materials such as paints, carpets, sealants, adhesives, and casework were employed in order to provide a healthy indoor environment. The HVAC system was designed to maintain temperatures and humidity in accordance with ASHRAE standard 55-2007.”
The Christman Company – Builder/Contractor & Neumann / Smith Architects
The Centennial Commons townhouses were designed to be a sustainable part of the college’s landscape. The 32 townhouses were intended to be at least LEED Silver certified. The townhouse were originally considered in order to provide affordable housing for the 90% of students that live on campus, particularly the seniors. These townhouses were also built to represent the college’s commitment to sustainability, as well as the first college student housing in the state of Minnesota to have any LEED certification. Each townhouse has been outfitted with as many locally sourced materials, furniture, carpeting, and wood, as possible. The exterior is decorated with native plants and landscaping. Each townhouse is also individually metered for teaching students about their energy consumption and sustainability.
The 2-story townhouses were designed for a durable 100-year life and to be as efficient as possible. The townhouses provide housing for 125 students, accommodating 3-4 students in 4 bedrooms, with 2 full bathrooms. Each townhouse also has two bathrooms, laundry room, living room, kitchen and front porch. Also included in this project was the Commons Building to provide the community with a gathering space, study rooms, computer lab, kitchen and a multi-purpose room.
The townhouses are clustered for a compact development within half a mile of community resources; churches, libraries, convenience stores, fitness centers and shops. The building site was selected as it was not a habitat for endangered or threatened species, a wetland or public parkland. The townhouses also utilize outdoor LED lighting, non-toxic pest control and low flow plumbing inside. During construction 37% of waste was diverted, documented, and recycled while erosion control was also put into action in designing and installing the landscape.
One unique feature, according to Judy Purman, CSB’s Director of Sustainability, is that each unit is individually metered for gas, electricity and water usage. Judy Purman also stated, “Each apartment will receive a ‘mock’ bill so that the residents will understand what their actual usage is,” which in turn provides a “life skills learning opportunity. We’re integrating an educational component so that they will understand what it’s like to pay gas, water and electricity bills when they leave campus.”
Project Type Custom
Conditioned Space 1,492 sq ft. per townhouse, 11,936 sq ft per building, 52,167 sq ft total (32 units), 4,423 sq ft (Commonss Building)
Lot Type Edge
Construction Type New Construction
Merv 8 HVAC Efficiency
Provides Community Space and Access to Amenities
Provides Housing for Higher Education Students
Teaching Tool for Sustainability
DLR and Associates
Sand Companies Incorporated
-CSB’s Director of Sustainability/Project Team Leader
NEC: Neighborhood Energy Connection
More Evidence of Green Value
A recent analysis of homes done by UCLA Berkley researchers found that a green labeled home (LEED for Homes, NAHB Green, Energy Star, etc) had a mearurably higher value than non-green (standard) homes.
The “Value of Green Labels in the California Housing Market” study found that a typical California home valued at $400,000 sells for an average of 8.7%, or $34,800, more when it has a green certification label.
The study was conducted by researchers with UC Berkeley and UCLA who hoped to answer the question: Does the investment in an energy-efficient home pay off during resale? The short answer is yes.
According to the study, price premiums resulting from green certification were closer to 12% in hotter parts of the state. It also found the premiums were strongly correlated with an area’s environmental ideology as measured by the number of hybrid vehicle registrations — a phenomenon dubbed “the Prius effect” by visiting UC Berkeley professor Nils Kok, who led the study.
Just as “people sometimes buy a Toyota Prius not just because of the fact that it’s more efficient but because of environmental virtue,” Kok said, “people might buy a green home because of ideology. In areas where the penetration of hybrid vehicles is higher, we find the premium paid for green homes is higher as well.”
Even though buyers of green homes were likely to save an average of $700 in energy bills annually, “consumers value aspects other than just energy savings alone when purchasing a green home,” said Kok, who cited intangibles such as enhanced indoor air quality and better insulation.
The study estimated that the cost of making a home 35% more efficient was $10,000, “so the benefit of green homes far outweighs the cost,” Kok said.
Green home labels seem to be increasing in value. Kok noted that green-label homes sold in the latter part of the five-year study period “seemed to have gone up relative to the beginning of the sample period.”
What about areas outside California? Well increasingly as more regional areas add green MLS fields that support identification of green home features, it is becoming easier for real estate appraisers to identify the local impact on market value. Learn more at our Green Real Estate Toolkit.
Reprinted from LA Times Article
The additional property value of solar has always been an issue in the industry. Homeowners and professionals both recognize the inherent asset value of solar just as you realize asset value for other home improvements such as a kitchen remodel or bathroom addition. But quantifying that for real estate appraisers, brokers, and lenders has been an issue – until now.
Consistent appraisals of homes and businesses outfitted with photovoltaic (PV) installations are a real challenge for the nation’s real estate industry, but a new tool developed by Sandia National Laboratories and Solar Power Electric™ and licensed by Sandia addresses that issue. Sandia scientists, in partnership with Jamie Johnson of Solar Power Electric™, have developed PV ValueTM, an electronic form to standardize appraisals. Funded by the Department of Energy’s Office of Energy Efficiency and Renewable Energy, the tool will provide appraisers, real estate agents and mortgage underwriters with more accurate values for PV systems.
“Previous methods for appraising PV installations on new or existing construction have been challenging because they were not using standard appraisal practices,” said Geoff Klise, the Sandia researcher who co-developed the tool. “Typically, appraisers develop the value of a property improvement based on comparable properties with similar improvements as well as prevailing market conditions. If there aren’t PV systems nearby, there is no way to make an improvement comparison. When a PV system is undervalued or not valued at all, it essentially ignores the value of the electricity being produced and the potential savings over the lifetime of the system. By developing a standard methodology for appraisers when comparables are not available, homeowners will have more incentive to install PV systems, even if they consider moving a few years after system installation.”
The tool uses an Excel spreadsheet, tied to real-time lending information and market fluctuations, to determine the worth of a PV system. An appraiser enters such variables as the ZIP code where the system is located, the system size in watts, the derate factor – which takes into account shading and other factors that affect a system’s output – tracking, tilt and azimuth, along with a few other factors, and the spreadsheet returns the value of the system as a function of a pre-determined risk spread. The solar resource calculation in the spreadsheet is based on the PVWattsTM simulator developed by the National Renewable Energy Laboratory, which allows the spreadsheet to value a PV system anywhere in the U.S.
“With PV Value™, appraisers can quickly calculate the present value of energy that a PV system can be estimated to produce during its remaining useful lifetime, similar to the appraisal industry’s income approach,” said Johnson. “Additionally, a property owner thinking about installing PV can now estimate the remaining present value of energy for their future PV system and what it could be worth to a purchaser of their property at any point in time in the event a sale of the property takes place before the estimated payback date is reached.”
The tool is being embraced by the Appraisal Institute, which is the nation’s largest professional association of real estate appraisers. “From my perspective as an appraiser, I see that this is a great tool to assist the appraiser in valuations, and it connects to the Appraisal Institute’s recent Residential Green and Energy Efficient Addendum. It’s an easy, user-friendly spreadsheet that will not bog the appraiser down with a lot of extra time in calculations, and if they fill out the addenda properly, they’ll be able to make the inputs and come up with some numbers fairly quickly,” said Sandy Adomatis, SRA, a real estate appraiser and member of the Appraisal Institute.
Although the tool is licensed for solar PV installations, it could be used for other large green features in a home that generate income, such as wind turbines. The spreadsheet, user manual and webinar explaining the tool are available for download at http://pv.sandia.gov/pvvalue.
Solar Power Electric™ located in Port Charlotte, Fla., is an electrical contracting and solar integration company specializing in the installation of commercial and residential photovoltaic systems.
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