BLUEBONNET STUDIOS
“In Austin today one of the common refrains is recognizing a crisis of available affordable housing. This project is deep targeting people at 80% median family income (MFI) and doing it in a walkable location while hitting admirable sustainability benchmarks and goals, as well as educating the community of occupants and staff. There was thoughtful consideration from macro to micro level of what made it possible for this project to exist.”
- 2017 JUDGE -
- 2017 JUDGE -
Credit: PAUL BARDAGJY
PROJECT VISION STATEMENT
BLUEBONNET STUDIOS started with a simple question: What is the healthiest, most sustainable affordable housing project we can possibly make?
The owners, designers, and a group of the world’s foremost experts in green building sat down for a three-day charrette to try and answer it. the design team, clients, and stakeholders discussed not only building systems and building impacts but also social impact and equity. What the team came up with was one of the most forward-thinking affordable housing developments in the country.
BLUEBONNET STUDIOS started with a simple question: What is the healthiest, most sustainable affordable housing project we can possibly make?
The owners, designers, and a group of the world’s foremost experts in green building sat down for a three-day charrette to try and answer it. the design team, clients, and stakeholders discussed not only building systems and building impacts but also social impact and equity. What the team came up with was one of the most forward-thinking affordable housing developments in the country.
Credit: PAUL BARDAGJY
ENIVIRONMENTAL MEASURES
energy
Bluebonnet is a unique hybrid of centralization and localization with efficiency and reliability as the core objectives. Heating and cooling are provided by centralized LG VRF units tied to individual apartment thermostats. Each thermostat is coupled to both window sensors (window open = HVAC off) and door-triggered occupancy sensors (no occupancy = temperature setback mode).
Utilizing a proven “shared” hot water methodology, each “stack” of apartments is directly plumbed to a vertically-central, coupled pair of heat pump water heaters, reducing pipe runs and eliminating the need for a recirculation loop.
A 90 kW PV array is expected to supply up to 1/3 of the power for the building. Strict air tightness guidelines and rigorous testing, coupled with above code windows and ample continuous insulation means that any energy used for heating and cooling is not being wasted.
eui : 39 kbtu/sqft-yr
electric use : 64,280 kwh/yr
renewable energy produced on-site : 21,000 kwh/yr (30%)
Bluebonnet is a unique hybrid of centralization and localization with efficiency and reliability as the core objectives. Heating and cooling are provided by centralized LG VRF units tied to individual apartment thermostats. Each thermostat is coupled to both window sensors (window open = HVAC off) and door-triggered occupancy sensors (no occupancy = temperature setback mode).
Utilizing a proven “shared” hot water methodology, each “stack” of apartments is directly plumbed to a vertically-central, coupled pair of heat pump water heaters, reducing pipe runs and eliminating the need for a recirculation loop.
A 90 kW PV array is expected to supply up to 1/3 of the power for the building. Strict air tightness guidelines and rigorous testing, coupled with above code windows and ample continuous insulation means that any energy used for heating and cooling is not being wasted.
eui : 39 kbtu/sqft-yr
electric use : 64,280 kwh/yr
renewable energy produced on-site : 21,000 kwh/yr (30%)
water
Bluebonnet is tied to city water for all domestic uses. A 4,800-gallon cistern, located in a shaded courtyard at the northwest corner of the site, acts as a focal point for outdoor seating and provides landscape irrigation for the courtyard and the South Lamar streetscape plantings. Extremely low flow fixtures are specified in all of this owner/developer's projects: single flush 0.8 gpf toilets, 0.5 gpm lavatories, 1.5 gpm kitchen faucets and 1.5 gpm showers. The combinations of single occupancy units and ultra-low-flow showers (and no tubs) introduce a synergistic hot water energy reduction impact, resulting in very low hot water usage per apartment. A central laundry room with Energy Star-rated clothes washers helps control water consumption while providing laundry services on site.
indoor water use reduction : 40.4% relative to LEED v4 baseline
outdoor water use reduction : 75% relative to leed v4 baseline
Bluebonnet is tied to city water for all domestic uses. A 4,800-gallon cistern, located in a shaded courtyard at the northwest corner of the site, acts as a focal point for outdoor seating and provides landscape irrigation for the courtyard and the South Lamar streetscape plantings. Extremely low flow fixtures are specified in all of this owner/developer's projects: single flush 0.8 gpf toilets, 0.5 gpm lavatories, 1.5 gpm kitchen faucets and 1.5 gpm showers. The combinations of single occupancy units and ultra-low-flow showers (and no tubs) introduce a synergistic hot water energy reduction impact, resulting in very low hot water usage per apartment. A central laundry room with Energy Star-rated clothes washers helps control water consumption while providing laundry services on site.
indoor water use reduction : 40.4% relative to LEED v4 baseline
outdoor water use reduction : 75% relative to leed v4 baseline
materials
Product selections were focused on health and budgetary constraints. Further discussion in the Health and Well being section.
In an effort to comply with budgetary constraints, the design team took a closer look at everyday materials, specifically EIFS and fiber cement, and sought to make them more impactful. By faceting the EIFS and adding pops of color to the fiber cement, the building assumes a bold yet animated facade.
Although wood framing is often seen as the default building system for multi-family developments in Texas (and for the owner/developer's other supportive housing projects), the design team was able to engage in a pricing exercise with the owner and contractor to determine the viability of steel frame construction. When wood and steel bids came in roughly equal—likely due to few variations between units and floors—the owner ultimately ruled in favor of a steel frame system. Additionally, because the owner/developer owns Bluebonnet Studios in perpetuity, the appeal of a longer lasting, more durable building contributed to their decision.
% materials diverted from landfill : 79%
Product selections were focused on health and budgetary constraints. Further discussion in the Health and Well being section.
In an effort to comply with budgetary constraints, the design team took a closer look at everyday materials, specifically EIFS and fiber cement, and sought to make them more impactful. By faceting the EIFS and adding pops of color to the fiber cement, the building assumes a bold yet animated facade.
Although wood framing is often seen as the default building system for multi-family developments in Texas (and for the owner/developer's other supportive housing projects), the design team was able to engage in a pricing exercise with the owner and contractor to determine the viability of steel frame construction. When wood and steel bids came in roughly equal—likely due to few variations between units and floors—the owner ultimately ruled in favor of a steel frame system. Additionally, because the owner/developer owns Bluebonnet Studios in perpetuity, the appeal of a longer lasting, more durable building contributed to their decision.
% materials diverted from landfill : 79%
site ecosystem services
The pre-existing site was a used auto dealership with a heavily paved lot resulting in 100% impervious cover. Leveraging the owner/developer's reputation and the neighborhood’s commitment to affordable housing, the design team worked closely with neighborhood leadership early on to successfully gain support and identify neighborhood priorities, including storm water management and connectivity to nearby parks. Impervious cover was reduced to 95%, markedly improving stormwater runoff patterns, and the design team continues to advocate to the City for sidewalk connectivity. That 5% of the recovered land has been used as a habitat restoration and beautification project, installing a butterfly garden as a buffer between the sidewalk and the busy traffic of South Lamar and a calming picnic and seating area.
The ground floor is tucked under overhanging units above, creating a welcome addition to the street by providing shade and shelter to those walking by or waiting for the bus. Native landscaping helps shelter pedestrians and those in the open ground-floor living spaces from South Lamar traffic and provides a soft edge and natural space in an over-paved urban area.
The weathered brick rises and falls playfully to resemble the local caliche stone of the area. The sum of all of these is a human scaled, safe and comfortable, biophilic experience that is a welcome reprieve for
pedestrians in the area.
% of site soils restored during construction : 5%
% of native species planted : 100%
The pre-existing site was a used auto dealership with a heavily paved lot resulting in 100% impervious cover. Leveraging the owner/developer's reputation and the neighborhood’s commitment to affordable housing, the design team worked closely with neighborhood leadership early on to successfully gain support and identify neighborhood priorities, including storm water management and connectivity to nearby parks. Impervious cover was reduced to 95%, markedly improving stormwater runoff patterns, and the design team continues to advocate to the City for sidewalk connectivity. That 5% of the recovered land has been used as a habitat restoration and beautification project, installing a butterfly garden as a buffer between the sidewalk and the busy traffic of South Lamar and a calming picnic and seating area.
The ground floor is tucked under overhanging units above, creating a welcome addition to the street by providing shade and shelter to those walking by or waiting for the bus. Native landscaping helps shelter pedestrians and those in the open ground-floor living spaces from South Lamar traffic and provides a soft edge and natural space in an over-paved urban area.
The weathered brick rises and falls playfully to resemble the local caliche stone of the area. The sum of all of these is a human scaled, safe and comfortable, biophilic experience that is a welcome reprieve for
pedestrians in the area.
% of site soils restored during construction : 5%
% of native species planted : 100%
Credit: PAUL BARDAGJY
health & wellbeing
For greatest impact while meeting budgetary constraints, efforts were focused on the interior spaces where people most frequently come into contact with materials. All finishes and products were reviewed by the owner/developer and the design team to ensure regional sourcing, recycled content, and chemical content meets the project’s goals. Onsite spot checks verified products reflected submitted materials. There was particular focus on health impacts, particularly for interior spaces. Sealants, adhesives, paints, caulks, etc. were all reviewed for compliance with the relevant SCQAMD Rules. In specific instances, such as interior paint, we pursued further product review (SDS, EDS, etc.). All composite wood products were verified to have no added urea formaldehyde. Bluebonnet utilizes only polished concrete flooring throughout units and most common spaces. Strong emphasis has been placed on access to natural daylight and opportunities for active engagement with the building. The light well through the center of the building provides a shaft of daylight to the ground floor, providing a focal point at every level. The design intentionally hides the elevator core at the rear of the building and highlights the primary circulation stair within the light well, inspiring residents to walk the stairs. Finally, a rooftop terrace affords an outdoor gathering space with vistas of downtown Austin.
There is no gas in the project - one of the major contributors to poor indoor air quality in apartments. Not having gas is also safer, cleaner, and avoids unstable energy costs associated with natural gas.
For greatest impact while meeting budgetary constraints, efforts were focused on the interior spaces where people most frequently come into contact with materials. All finishes and products were reviewed by the owner/developer and the design team to ensure regional sourcing, recycled content, and chemical content meets the project’s goals. Onsite spot checks verified products reflected submitted materials. There was particular focus on health impacts, particularly for interior spaces. Sealants, adhesives, paints, caulks, etc. were all reviewed for compliance with the relevant SCQAMD Rules. In specific instances, such as interior paint, we pursued further product review (SDS, EDS, etc.). All composite wood products were verified to have no added urea formaldehyde. Bluebonnet utilizes only polished concrete flooring throughout units and most common spaces. Strong emphasis has been placed on access to natural daylight and opportunities for active engagement with the building. The light well through the center of the building provides a shaft of daylight to the ground floor, providing a focal point at every level. The design intentionally hides the elevator core at the rear of the building and highlights the primary circulation stair within the light well, inspiring residents to walk the stairs. Finally, a rooftop terrace affords an outdoor gathering space with vistas of downtown Austin.
There is no gas in the project - one of the major contributors to poor indoor air quality in apartments. Not having gas is also safer, cleaner, and avoids unstable energy costs associated with natural gas.
operational strategy
At Bluebonnet Studios, the most powerful operational strategy is the owner/developer's staff and residents. All property managers and lead maintenance staff earn the National Affordable Housing Management Association Certified Green Property Management credential, a professional certification requiring they participate in a 16-hour green O&M course covering energy, water, waste, indoor air quality, integrated pest management and other green operations topics.
Bluebonnet Studios residents are engaged in green operations. Each resident receives a small package of tools—including a recycling bin, recycling magnet, a spray bottle with a green cleaning recipe, and recommendations for conservative thermostat settings—to help them live sustainably in their new green homes.
To keep common areas healthy, the following operational strategies have been set up: the green housekeeping program provides a dispensing station with Green Seal certified cleaning chemicals for maintenance staff and janitorial contractors; common areas are outfitted with a recycling container next to every landfill container, as well as centralized collection for hazardous waste items such as CFL bulbs and batteries.
At Bluebonnet Studios, the most powerful operational strategy is the owner/developer's staff and residents. All property managers and lead maintenance staff earn the National Affordable Housing Management Association Certified Green Property Management credential, a professional certification requiring they participate in a 16-hour green O&M course covering energy, water, waste, indoor air quality, integrated pest management and other green operations topics.
Bluebonnet Studios residents are engaged in green operations. Each resident receives a small package of tools—including a recycling bin, recycling magnet, a spray bottle with a green cleaning recipe, and recommendations for conservative thermostat settings—to help them live sustainably in their new green homes.
To keep common areas healthy, the following operational strategies have been set up: the green housekeeping program provides a dispensing station with Green Seal certified cleaning chemicals for maintenance staff and janitorial contractors; common areas are outfitted with a recycling container next to every landfill container, as well as centralized collection for hazardous waste items such as CFL bulbs and batteries.
economic performance
The team partnered with Austin Energy to pilot the new Energy Performance Modeling incentive program. Through numerous analyses, with a heavy focus on cost-effective envelope strategies (ample continuous insulation, high-grade glazing, Energy Star roofing, rigorous air tightness testing), hot water methodologies and HVAC solutions, the energy modeling predicts an EUI of 41.1 (27% below code.). Because this is a legacy project, spending slightly more on upfront costs was an easy decision. Not only will the project save money on utilities and maintenance in the long run but the more robust envelope and systems create a more comfortable, healthy and resilient living environment for those who call it home.
The team partnered with Austin Energy to pilot the new Energy Performance Modeling incentive program. Through numerous analyses, with a heavy focus on cost-effective envelope strategies (ample continuous insulation, high-grade glazing, Energy Star roofing, rigorous air tightness testing), hot water methodologies and HVAC solutions, the energy modeling predicts an EUI of 41.1 (27% below code.). Because this is a legacy project, spending slightly more on upfront costs was an easy decision. Not only will the project save money on utilities and maintenance in the long run but the more robust envelope and systems create a more comfortable, healthy and resilient living environment for those who call it home.
equity & engagement
A primary mission of the owner/developer, is to create housing where people succeed, and one way they achieve this mission is by providing a clear support structure for health through the design, construction, and operation of the project. Bluebonnet Studios is a non-smoking property coupled with access to free smoking cessation classes for residents. Additionally, the owner/developer provides regular on-site health screenings and direct support from a registered nurse who assists with medication regulation and health treatments.
The street level of the building consists of offices for on-site staff and partner organizations and an array of common spaces that provide opportunities for social engagement. These spaces wrap a central light well designed to bring natural daylight and green space to the heart of the building. A grand central stair within the light well invites residents to move vertically through the building, encouraging health and well-being. On the upper levels, efficiency apartments exit into open-air corridors with strategic punctures in the
building form to facilitate cross-breezes and important views.
A primary mission of the owner/developer, is to create housing where people succeed, and one way they achieve this mission is by providing a clear support structure for health through the design, construction, and operation of the project. Bluebonnet Studios is a non-smoking property coupled with access to free smoking cessation classes for residents. Additionally, the owner/developer provides regular on-site health screenings and direct support from a registered nurse who assists with medication regulation and health treatments.
The street level of the building consists of offices for on-site staff and partner organizations and an array of common spaces that provide opportunities for social engagement. These spaces wrap a central light well designed to bring natural daylight and green space to the heart of the building. A grand central stair within the light well invites residents to move vertically through the building, encouraging health and well-being. On the upper levels, efficiency apartments exit into open-air corridors with strategic punctures in the
building form to facilitate cross-breezes and important views.
community & land use
In designing a place that fosters confidence and health in its residents and not only provides jobs, but is also located in the heart of Austin to be close to jobs and transit options, Bluebonnet’s economic and community impact reaches far beyond its site.
At 160 units/acre, Bluebonnet Studios embraces the VMU zoning with high density, heavily reduced parking, an engaging and playful streetscape, and a dedicated bike lane. Each apartment comes furnished with all utilities paid. Of the 107 single-occupancy units, 22 are reserved for the area’s homeless and low-income veterans, while five are dedicated to local musicians. Bluebonnet Studios offers on-site support services such as educational programs, financial stability programs, and community support. The residence is steps from public transit, with easy access to employment opportunities, retail, and entertainment.
In designing a place that fosters confidence and health in its residents and not only provides jobs, but is also located in the heart of Austin to be close to jobs and transit options, Bluebonnet’s economic and community impact reaches far beyond its site.
At 160 units/acre, Bluebonnet Studios embraces the VMU zoning with high density, heavily reduced parking, an engaging and playful streetscape, and a dedicated bike lane. Each apartment comes furnished with all utilities paid. Of the 107 single-occupancy units, 22 are reserved for the area’s homeless and low-income veterans, while five are dedicated to local musicians. Bluebonnet Studios offers on-site support services such as educational programs, financial stability programs, and community support. The residence is steps from public transit, with easy access to employment opportunities, retail, and entertainment.
resilience
Resilient design is a cornerstone of sustainable design, and is even more important when providing dense housing to already marginalized populations. Bluebonnet Studios is intentionally designed to be a durable, comfortable and connected building, even during times of prolonged power outages from severe weather or other events. The location and density of the project are inherently resilient. Residents have access to core public transit, abundant amenities, and a vibrant community. This means that residents and staff will always be connected to the city, its emergency and support services, food and water supply, jobs and transportation networks that will be of paramount importance to all during tough times.
Robust building systems, designed and constructed with cutting edge building science will ensure that the building is durable and efficient, and the units will be not only habitable, but will continue to be comfortable in an uncertain climate future. In an already hot but getting hotter Texan city, the conditioned spaces are air sealed, insulated, and conditioned to standards significantly beyond code so that they are comfortable for the life of the building, even if the design temperatures change. All units and amenity spaces have access to outdoor air on both ends, allowing for cross ventilation. The roof terrace is a great place to get cool breezes on a hot summer night without power.
An emphasis on daylight also allows for most of the building to be functional without artificial light in the event of a power outage - including all circulation. Ultra-efficient heat pump hot water heaters in insulated mechanical closets will provide each unit with hot water long after the power goes out.
Bluebonnet Studios is a safe, healthy and permanent home with robust support services and 24/7 on-site staff for the residents, some of Austin’s most vulnerable citizens (e.g. previously homeless veterans, mobility-impaired individuals, etc.). This community, by simply existing, is an untraditional form of resilience – many residents would likely be “on the street” or in other unsafe conditions completely vulnerable to inclement weather and other impacts of climate change.
Resilient design is a cornerstone of sustainable design, and is even more important when providing dense housing to already marginalized populations. Bluebonnet Studios is intentionally designed to be a durable, comfortable and connected building, even during times of prolonged power outages from severe weather or other events. The location and density of the project are inherently resilient. Residents have access to core public transit, abundant amenities, and a vibrant community. This means that residents and staff will always be connected to the city, its emergency and support services, food and water supply, jobs and transportation networks that will be of paramount importance to all during tough times.
Robust building systems, designed and constructed with cutting edge building science will ensure that the building is durable and efficient, and the units will be not only habitable, but will continue to be comfortable in an uncertain climate future. In an already hot but getting hotter Texan city, the conditioned spaces are air sealed, insulated, and conditioned to standards significantly beyond code so that they are comfortable for the life of the building, even if the design temperatures change. All units and amenity spaces have access to outdoor air on both ends, allowing for cross ventilation. The roof terrace is a great place to get cool breezes on a hot summer night without power.
An emphasis on daylight also allows for most of the building to be functional without artificial light in the event of a power outage - including all circulation. Ultra-efficient heat pump hot water heaters in insulated mechanical closets will provide each unit with hot water long after the power goes out.
Bluebonnet Studios is a safe, healthy and permanent home with robust support services and 24/7 on-site staff for the residents, some of Austin’s most vulnerable citizens (e.g. previously homeless veterans, mobility-impaired individuals, etc.). This community, by simply existing, is an untraditional form of resilience – many residents would likely be “on the street” or in other unsafe conditions completely vulnerable to inclement weather and other impacts of climate change.
PROJECT TEAM
OWNER : FOundation communities
ARCHITECT : forge craft architecture + design
GENERAL CONTRACTOR : spawglass
INTERIOR DESIGNER : forge craft architecture + design
LANDSCAPE ARCHITECT : ndli
MEP ENGINEER : Ays engineering
STRUCTURAL ENGINEER : leap! Structures
CIVIL ENGINEER : big red dog
SUSTAINABILITY CONSULTANT : INTEGRAL GROUP
energy modeler : integral group
OTHER : dick clark + associates
OWNER : FOundation communities
ARCHITECT : forge craft architecture + design
GENERAL CONTRACTOR : spawglass
INTERIOR DESIGNER : forge craft architecture + design
LANDSCAPE ARCHITECT : ndli
MEP ENGINEER : Ays engineering
STRUCTURAL ENGINEER : leap! Structures
CIVIL ENGINEER : big red dog
SUSTAINABILITY CONSULTANT : INTEGRAL GROUP
energy modeler : integral group
OTHER : dick clark + associates