Long before the Holy Cross neighborhood near downtown Indianapolis became a hot spot for community renewal a few years ago, Redevelopment Group (RDG) was converting abandoned infill lots into single-family homes. And long before sustainability became the buzzword of the building industry, the builder was implementing practices and products designed to achieve efficient, healthy homes.
Still, Highland Stacks, completed last spring, was a departure from RDG’s previous projects in the area: The three-story row-style condominiums are the company’s only multifamily project and were its first homes certified under the NAHB’s Model Green Home Building Guidelines, reaching Gold level.
Built on an abandoned lot, the six attached houses are 11 blocks from Indianapolis’ center—the landmark Monument Circle—and are within walking distance of restaurants and retail. The rowhomes provide a structural transition between the community’s larger industrial buildings and its single-family homes, while their exterior design—a modern aesthetic softened by natural-feeling textures such as painted lap siding and slatted-wood entry surrounds—helps balance the contrasting styles of stark commercial structures and traditional bungalows.
The interiors also lend a more contemporary feel than is typical of this Midwestern city. It “[pushes] the boundaries without overstepping them,” Micah Hill, manager of operations, says of the style choices inside and outside the units.
Also unique for that area was the parcel’s topography—a 17-foot elevation rise from front to back in an area dominated by flat streetscapes. To address the challenge, RDG moved away from its usual detached-garage designs, opting instead to position the garages/entryways on the ground level off the street, while the main living areas on the second floor walk out onto a shared rear courtyard created by the building’s L shape. Third-floor bedrooms lead to roof decks with skyline views.
From a sustainability perspective, efficiency was the firm’s top concern. “I’m all for recycled materials, I’m all for using locally sourced things, but in the end it’s about [the fact that] this home is going to be around for 100 years, so let’s make sure it performs well,” says Hill. “Eighty-five percent of what green is, in my opinion, is energy efficiency.”
As with previous projects, RDG utilized advanced engineered framing, insulated with Nu-Wool cellulose and supplemented in hard-to-reach areas by a soy-based spray foam. Headers were moved out of the wall cavity into the rim joist area and sprayed with foam, eliminating an uninsulated area above windows. For easier access, insulation subs came out prior to the installation of ducts, which are located in conditioned space.
Redevelopment chose Huber’s ZIP system sheathing because the material’s integrated weather barrier reduces labor and ensures proper installation, Hill says, a plus for the high third floor in particular.
Among the units’ efficiency-boosting products are wood-framed, Energy Star–rated Quaker windows with low-E glass and argon gas fill, 92% efficient zoned Carrier gas furnaces, and Energy Star–labeled Bosch kitchen appliances.
RDG addressed indoor air quality, another of its chief concerns, by looking first to simple steps such as building a tight shell; sealing air vents, returns, and supplies during construction; and vacuuming the duct system before occupancy. “That comes with education and staying on our project managers and making sure our subs are properly [trained],” says Hill.
Other IAQ features include Honeywell fresh-air ventilators, MERV-13 filters, CARB-compliant MDF, and Sherwin-Williams low-VOC paint.
But even with efficiency, health, and comfort top-of-mind, the homes do boast an array of additional resource-saving specs. The company chose bamboo flooring for the living spaces, including on the numerous stairs to eliminate cumbersome and dust-generating vacuuming, and Green Label–certified Shaw carpet for the bedrooms. Bathrooms feature WaterSense-certified Sterling dual-flush toilets and Danze low-flow faucets.
Outside, shared driveways on the front side reduce paved space to lessen stormwater runoff; this move also prevents residents from parking cars there, preserving the exterior aesthetic and ensuring sidewalks aren’t blocked. RDG integrated native plants and reduced the amount of sod around the front and side of the units to eliminate the need for additional mechanical irrigation.
Each roof deck is outfitted with water and gas for homeowners to add an outdoor kitchen if desired. They feature a white TPO membrane from Versico to reflect radiant heat and about 200 square feet of Trex composite decking.
To keep prices near market rate in an area where green building isn’t in high demand yet, Redevelopment Group opted against pricier options like photovoltaics. Those decisions, combined with thoughtful details and styling, a close-in location, and a promise of efficiency paid off for the builder: five of the six homes have sold, including three prior to completion.
In addition to keeping costs down, RDG promotes green building principles by showing the client the benefits of essential expenses, such as added insulation. The builder’s design/build approach creates a natural discussion with the buyer about the motivation behind unfamiliar design and product choices, thereby allowing RDG to show clients the advantages of each feature.
That education falls right in line with Redevelopment Group’s commitment to this Indianapolis community, where for the past decade the company has been converting abandoned buildings and lots into housing, helping to improve livability and boost existing-home values. “We’ve tried to be an asset to the people in the neighborhood,” Hill notes.