North View Apartments

Photos

credits: Monty Rand, Mark Wellman, Rebecca Twiss, Tori Britton

Project Name

North View Apartments in Dover-Foxcroft, Maine offers policy makers and housing providers an example of Net Zero housing for low income seniors that is truly affordable—coming in under $140K/unit. Opening in fall 2015, the 20,500 SF 24-unit building provides affordable one-bedroom apartments for an anticipated $0 net annual energy costs. The building’s highly energy efficient design includes a 100 KW solar photovoltaic power system, electric heat, building-wide mechanical heat recovery system, and an unusually tight energy envelope that includes triple glaze windows, foam insulation, and meticulous attention to construction details. Created on a previously-developed site, North View Apartments is located close to the close-knit community’s amenities, and includes many accessible features to help its residents safely age in place.

Architecture or A/E Firm Name

WBRC Architects Engineers

Architect

Mathew Ward

Team

Robert M. Frank III, Andrew Rudnicki, Lura Wade, John Kenney, Paul Brody, Jessica Lothian

Consultants

Bowman Constructors (preconstruction services), Horizon Residential Energy Services, TOME, LLC, The Resilient Buildings Group

Location

Dover-Foxcroft, ME

Client

North View Housing Partners, LP

General Contractor

Bowman Constructors

MEASURE 1: DESIGN & INNOVATION

Project goal was to provide energy-efficient affordable housing designed to accommodate the needs of rural elderly and disabled residents
Superior building energy performance was achieved through a 304-panel, 100KW photovoltaic system located on the roof of the building, energy return system, and a building envelope that far exceed minimum code requirements
The project team is targeting compliance with five certifications: USGBC LEED for Homes 2008, Target Platinum; ICC 700 National Green Building Standards for New Construction 2011, Target Gold; Enterprise Green Communities 2011; DOE Energy Star for Homes Program Version 3 Rev 5; and DOE Builder’s Challenge Program Rev 2 July 1, 2011

MEASURE 2: REGIONAL COMMUNITY DESIGN

Maine has the highest median age in the U.S., and 12.6% of Piscataquis County residents over age 65 live below the national poverty level. This project helps meet the critical need for affordable senior housing
North View Apartments is strategically located within two miles of a rural community center that provides downtown shopping, grocery stores, restaurants, theater, churches, adult education classes, local Y, public library, walking trails, and parks
The project serves as an example of economically and ecologically responsible and sustainable development
Simple building aesthetics, combined with outstanding energy efficiency in Maine’s cold climate, meets the community’s expectations for responsible investment of tax dollars

MEASURE 3: LAND USE & SITE ECOLOGY

North View Apartments is located on a previously developed property. An existing partially collapsed structure was abated and recycled to make way for the new 24 unit housing project
The building is orientated on the site so roof PV system can take full advantage of the southerly exposure; apartments feature views of the neighboring forest
Neighboring tree lines and site plantings were examined to eliminate potential shading from low winter sun angles
Native plant species were specified to eliminate the need for irrigation
Revegetation of previously existing impervious areas reduces runoff to sensitive habitat
The project site has a net density of 17.9 units/acre and a gross density of 6.5 units/acre

MEASURE 4: BIOCLIMATIC DESIGN

Site design and landscaping maximizes sun exposure, minimizes runoff
Building designed for high performance in Maine’s cold climate, which includes single digit average temperatures in January and February:
- R-20 rigid insulation under the slab
- Rigid and spray foam insulation in the exterior wall system for a combined R-value of 40.5
- Spray Foam and cellulose insulation in the attic for a combined R-value of 67.5
- Triple pane windows with a U factor of .19
- All exterior and interior tenant separation wall penetrations were sealed
Building and pavement on existing site was recycled

MEASURE 5: LIGHT & AIR

Lights are LED to reduce energy demand and building heat loads
Energy recovery units provide tempered fresh air year round to all spaces
Triple pane windows provide ample light while reducing energy loss
The blower door test measured air tightness of 0.05cfm50/SFeA and 0.45/ACH50
Parking lot incorporates IESNA full cutoff lighting to safely illuminate the space while reducing light pollution and trespass

MEASURE 6: WATER CYCLE

All fixtures comply with EPA Version 1.1 Water Sense New Home for low flow use
Native plantings and climate-appropriate grass eliminate need for irrigation
Use of previously-developed site; no new wetlands were impacted
All domestic hot water is preheated with the use of an electric heat pump water heater with electric resistance central water heater
Water sourced from existing town water mains

MEASURE 7: ENERGY FLOWS & ENERGY FUTURE

The project has a design calculated HERs rating of 6 but is anticipating a Net Zero rating through tenant education
New resident meeting educate tenants about their role in sustaining the energy saving futures of the building
Energy produced by the 100KW photovoltaic system was sized to offset all off site energy demands; excess electricity is returned to the utility grid
Electric heat/hot water, offset by solar PV energy generation, eliminates use of fossil fuel in the building
Fossil-fuel-free energy system allows owner to avoid future oil/natural gas price volatility and realize net zero energy expenditures, while constructing the building for under $140 per unit.
While building-wide cooling is not provided, the energy recovery unit provides tempered fresh air back into the building, mitigating both summer heat and winter cold
Occupancy sensors and LED lighting reduce electricity load

MEASURE 8: MATERIALS & CONSTRUCTION

All walls were panelized offsite to reduce waste and to allow for quicker onsite construction
Materials made from recycled content include concrete, rebar, and gypsum board
Low emitting materials were selected for the project; all wood products are urea -formaldehyde free, and all paints, adhesives, sealants and flooring contain low to no VOC
Highly-efficient envelope made possible by strict adherence to building specifications and meticulous attention to construction details
Durable flooring and finishes were selected to minimize maintenance and increase longevity

MEASURE 9: LONG TERM FLEXIBILITY AND ADAPTABILITY

Use of accessibility enhancements and best practices in designing safe spaces for elderly residents will facilitate aging in place
Fourteen of the 24 housing units comply with ADA and UFAS
Ten of the 24 housing units are adaptable and have the infrastructure in place to comply with ADA and UFAS
Open design of first-floor common room allows reconfiguration for multiple uses

MEASURE 10: COLLECTIVE WISDOM & FEEDBACK LOOPS

Sub-meters make it possible to separately monitor and evaluate energy usage of individual apartments
Tenants are educated on how this energy efficient building operates so they can take measures to ensure the system operates effectively and reduce unnecessary energy consumption
Project team incorporated lessons learned in the design of sister properties in Belfast and Newport, and will continue to define and refine best practices in upcoming housing projects