New residential developments find green is the way to go

It seems these days everyone is talking green. From reusable grocery bags to chemical-free cleaning products to the elimination of plastic water bottles, green is not just for tree-huggers and environmental activists. Real estate developers and builders are jumping on the green bandwagon and creating sustainable developments that meet strict standards for energy efficiency, recycling, location and the types of building materials used. North Charleston has become a hub of green activity, spurred in large part by The Noisette Co.’s efforts to redevelop the former Charleston Naval Base. It has refurbished existing buildings, upgraded infrastructure and created green space and parks while encouraging the local arts and cultural community. The Noisette Co. is managing the development of Oak Terrace Preserve, a 55-acre sustainable residential community owned by the city of North Charleston. The property previously was home to about 200 houses constructed during the early 1940s during the shipbuilding boom of World War II. The city bought the property and helped the residents relocate. The homes weren’t salvageable and were torn down because of asbestos, lead pain and substandard utilities, explained Elias Deeb, project manager at The Noisette Co. In their place is a new kind of neighborhood. “We made a wholesale, sustainable approach to the design of the neighborhood,” Deeb said. The entire project includes 374 homes and 17 parks. The first phase consists of 120 single-family homes and 32 townhomes. Nine builders were selected to carry out the community’s sustainable vision. Homes are $185,000 to $315,000, with the majority in the $200,000 price range. One of the biggest assets of Oak Terrace Preserve is the dozens of trees that were preserved during the planning phase. About 90% of the trees were saved. “We took considerable more time siting each house,” Deeb said. “You can’t take the postage stamp approach.” Oak Terrace is also a dense neighborhood with a minimum lot size of 3,200 square feet. These kinds of infill developments help curb urban sprawl and locate residents near existing businesses, schools, restaurants and transportation. “Oak Terrace is pretty much as dark green as you can get for the Lowcountry and probably for the state,” Deeb said. Other green initiatives include: • Job site recycling. • Insulation upgrades. • Dual-flush toilets. • Low-flow faucets. • Cork or bamboo flooring. • EnergyStar appliances. • Tankless water heaters. • Elevated concrete slab. Not having wood in the flooring system dramatically reduces issues of moisture, mold and termites. • Native, drought-tolerant plants, eliminating the need for an irrigation system. • A walking/jogging path around the perimeter of the development is lined with a product of recycled tires and rock, making it durable and porous. Creating an energy-efficient home can reduce the cost of utilities 20% to 30% and sometimes even 50%, Deeb said. “We’re starting to reach the tipping point where the objection that it costs too much doesn’t fly anymore,” Deeb said. “There’s so much you can do that makes a difference without spending a lot of money.” One Cool Blow Wecco of Charleston LLC is proving affordable housing options can be green. Wecco is putting the finishing touches on its One Cool Blow development in downtown Charleston off Morrison Drive near the foot of the Arthur Ravenel Jr. Bridge. The three-building complex includes a commercial building flanked by two other buildings with retail on the bottom and apartments on top. Eight residential units are available as work force housing set aside for tenants meeting certain income guidelines. Those units are less than $200,000; other units are sold at a market value of $240,000 to $340,000. The apartments come in two floor plans: 1,175 square feet and 785 square feet. They feature a number of green elements: bamboo flooring and stained concrete as well as some exposed concrete walls. Multiple windows make use of natural lighting. The buildings feature rooftop gardens and common areas that use porous pavers and native plants. The company is anticipating achieving a Leadership in Energy and Environmental Design silver designation, said Brook Griffin, director of marketing for Wecco of Charleston. One Cool Blow is built by Wecco Construction of South Carolina using walls from Standard Precast Walls, a Wecco firm that produces the concrete walls for the company’s structures and for outside customers. The concrete walls make the structures more durable and insulated, scoring added LEED points for One Cool Blow. Wecco uses its precast walls for all projects, which also speeds up construction time. The foundation was poured in August 2007 and the first of the three buildings will be ready this month. Other green initiatives include: • Low-VOC (Volatile Organic Compounds) paints and sealants. • On-site recycling center. • EnergyStar appliances. The green aspects of the project help set it apart, complementing the price and location, said Griffin. One Cool Blow is Wecco’s first Charleston project, but other developments in Savannah, Ga., are LEED certified. “With every single project we look to incorporate more green aspects,” Griffin said. Hunley Waters Even a development filled with modular homes is getting into the green act. Hunley Waters is a 36-home community on the marsh in North Charleston. Eight homes are under construction in Phase 1 and the first residents have just moved in. The homes are built to EarthCraft House standards, constructed to be energy efficient and green. Hunley Waters is proof modular homes can be high end, customized and efficient. “(These homes) are about 30% more efficient than code-built homes,” said Billy Shuman, a broker at Sandlapper Real Estate Group, the firm marketing the property. He believes offering an energy-efficient home is a real plus for a new development. “People in this current market are trying to find the best value,” he said. Buyers can choose from four floor plans ranging from 1,700 to 2,000 square feet. One benefit of going modular is the speed at which the homes are constructed. Built in a controlled environment by Haven Custom Homes at its facility in Ridgeland, S.C., the homes are shipped to the development site 80% complete. Old Man Construction builds the foundation and handles the finishing touches. It takes just 16 weeks from the start of construction to have the homes move-in ready, Shuman said, who recently moved his family into a new home at Hunley Waters. “I believe in what we’re doing,” Shuman said. “I believe in this area.” Mixson The I’On Group is implementing green in just about every facet of its latest project: Mixson, a residential and commercial development near Park Circle in North Charleston. The company is pursing LEED for homes. LEED, a designation of the U.S. Green Building Council, has previously been used to certify commercial buildings, but the new LEED for Homes designation promotes the construction of green and efficient homes. Mixson is the second-largest LEED for Homes development in the nation, following a development in Nevada, said Steve Craver, vice president of construction for I’On Build, the construction arm of the I’On Group. Craver noted the LEED certification is a stringent process and nationally recognized. “LEED has been around a little longer. We wanted to differentiate ourselves. We wanted to lead,” Craver said of the company’s decision to pursue LEED for Homes certification rather than the EarthCraft House designation. Residences at Mixson include one-, two- and three-bedroom attached and detached single-family homes. They are built using autoclaved aerated concrete or concrete infused with air, making it sturdy enough to withstand hurricanes and earthquakes and resistant to termites. The homes are equipped with tankless water heaters, dual-flush toilets and EnergyStar appliances. Low-VOC paints are used as are efficient HVAC units. Hardwood floors, tile in the bathrooms and recycled carpet in the bedrooms help foster a green home. “These homes are truly less money to operate,” Craver said. The development is also dense and close to transportation and shopping, dining and schools. “We’re trying to look at all aspects,” said Drew Grossklaus, director of public relations and marketing at the I’On Group. “People are often good at one or the other. You might have a great development, but the homes are not environmentally friendly. We’re trying to do both.” A number of large trees were protected and plenty of parks, green space and walking trails are incorporated into the project. Secondary streets are paved with cobblestone, a permeable surface that eliminates storm water runoff. The entire Mixson project will take about 12 years to complete with the current phase of construction done by the end of the year.