Affordable Housing Project Finishes with a Flourish

It was our privilege to work with a dedicated team of partners to develop high-quality, cutting-edge, affordable housing in an underserved area of Wilmington, Delaware.

The 20-unit project at 836 Bennett Street in the city’s East Side was created by a “powerful public-private partnership,” according to Wilmington Mayor John Carney. It turned abandoned, boarded-up structures into a thriving new neighborhood.

“They wanted to be good stewards of the city, to represent their commitment to the city revitalizing some of the underserved communities,” said Ryan Boll, EGStoltzfus’ project manager. “The level of finish means they’re going to look really good into the future.”

A high level of finish characterizes the new affordable homes developed by the Todmorden Foundation, part of Woodlawn Trustees, in Wilmington, DE

The project owner is Todmorden Foundation, part of Woodlawn Trustees. Other partners include the City of Wilmington’s Department of Real Estate and Housing, the Wilmington Land Bank and Energize Delaware. The architect is Architectural Alliance of Wilmington.

High Level of Finish

“The owners wanted the project to have a high level of finish that will stand the test of time,” Ryan said. “Something the residents can be proud of.”

The 1,450-square-foot, three-bedroom, one-and-a-half-bath units feature James Hardie soffit and siding, robust insulation, and durable, maintenance-free brick facades. They meet all applicable codes and are fire-resistant.

Four main buildings, each with five townhomes, cover the 800 block of Bennett between 9^th and Taylor streets. The back yards are landscaped, and the porches have fences.

Even the backyards at 836 Bennett Street are fenced and landscaped

While tight budgets often limit the typical affordable housing project, Ryan said, this one was unique in the owner’s desire to do “anything they can to present the city in its best light.”

And they found a willing partner in EGStoltzfus. “We always try to work to that standard,” Ryan said.

For his part, Alan Matas, construction manager for Woodlawn Trustees, Inc., found EGStoltzfus to be “the perfect partner,” and noted that “I don’t know how we would have completed what we accomplished without them.”

Cutting-Edge Features

The project’s energy consultant, New Ecology, incorporated energy-saving features in the plans, including one-and-a-half-inch rigid panel exterior insulation to complement the R-21 in the walls. The result is a tight, energy-efficient home.

The preliminary energy-efficient results from the blower door and duct blast testing are “really impressive,” Ryan said.

Unlike other consultants who come in at the end of the project and want energy-conservation measures that require extensive rework, New Ecology was on site most of the time, helping to create some of the most energy-efficient buildings in Delaware.

“Not only were they a funding partner, but they were also kind of a construction management resource on site as well,” Ryan said. “It was good to work with them because they really know what they’re doing in building envelope science and are on the cutting edge of construction techniques.

“I always enjoy learning some of the new science. It’s interesting. There are different approaches, but I enjoy trying to learn and understand their approach and how it can improve things. I think the merging of more traditional techniques and the new approaches is a good situation.”

Energy Savings of 35%

The homes are built to the standards established by the U.S. Department of Energy ENERGY STAR program. They are all-electric, featuring increased levels of insulation and are air-tight, with high-performance windows and heat pumps. They have continuous mechanical ventilation with heat recovery, a first of its kind in Delaware.

“We believe they are the most efficient homes in the City of Wilmington and the state of Delaware,” said Drew Slater, Executive Director of Energize Delaware.

He said he expects the home to record energy savings of up to 35%, compared to an existing code-compliant home.

“We expect energy savings of up to 35%, compared to an existing code-compliant home.”

—Drew Slater, Executive Director of Energize Delaware

The project did present some obstacles, as most do.

Not Without Challenges

In addition to being in a distressed neighborhood, the project got off to a slow start because demolition of the decaying structures on the site left unsuitable soil.

The team had to remove rubble and scrap from the previous buildings, then bring in suitable fill materials before construction could get started. Fortunately, both schedule and budget issues were resolved with some negotiations.

And while dealing with the city, the owners, the other partners and the funding sources could conceivably be a problem of its own, Ryan found he had a solid group to work with.

Having “Great Partners” Was the “Saving Grace”

Working with such a diverse group can be challenging at times. But in this case, having the right players was a benefit, Ryan said.

“It can be a challenge, trying to keep open communication and ensuring everybody’s working in the same direction,” Ryan said. “The relationship we had was productive, and it flowed well between the architect, the engineers, the energy consultant, and most importantly, the owner and contractor. Everybody was moving in the same direction and willing to help out to get to the result.”

The affordable homes at 836 Bennett Street are equipped with stylish, modern kitchens

Alan Matas from Woodlawn shared Ryan’s assessment. “Without a doubt, EG has been side-by-side, step-by-step in making this happen. It’s just been a real pleasure working with them.”

For his part, the project was both challenging and rewarding, Ryan said, “But the challenges make the reward that much better. Todmorden and Woodlawn were great partners, from our standpoint. They really took that approach that we were partnered together in this, and they were open to feedback and working together as a team. I think that relationship was the key to getting through those challenges as they came up. Having a relationship with the project owner was the saving grace.”

To find out more about EGS’s high-quality, energy-efficient, affordable housing capabilities, contact Brad Brubaker at bbrubaker@egsconstruction.com or 717-735-6010.