Enterprise Lumber & Silo – 211 Main

Community and Economic Development

Economic Development

In 2015, the City of North Tonawanda designated the area bounded by Main Street, Oliver Street, and River Road as a high priority revitalization area in the city’s MomeNTum Master Plan. North Tonawanda made substantial infrastructure improvements to the northern end of Main Street to attract new commercial investment in this distressed part of the city, to create an attractive entryway to the downtown district. The owners chose the 211 Main Street property as the location to fit out their office spaces because the property is within this designated priority area. As a result, the Enterprise Lumber & Silo redevelopment project has become a central component of North Tonawanda’s efforts for revitalizing its downtown.

211 Main Street sits within a Brownfield Opportunity Area identified in the MomeNTum Master Plan. The redevelopment of this previously vacant building with the Enterprise Lumber & Silo project includes the remediation of contaminated soil. This is a significant step forward in cleaning up the polluted soil around North Tonawanda and is an example for future private investment in the area.

The Enterprise Lumber & Silo project advances the core strategies of the Western New York Regional Economic Development Council (WNYREDC). The location enhances the implementation of smart growth with its investment in an existing downtown brownfield site that uses existing infrastructure. The project works to foster a culture of entrepreneurship by addressing the need for attractive office space for small businesses, where they can collaborate and grow. The project also develops the local workforce by creating good-paying jobs and cultivating a talent pool of design and construction professionals.

Environmental Justice and Equity

The Enterprise Lumber & Silo site is near an area of North Tonawanda where residents are underserved. The project is part of a larger initiative of the city to invest in the surrounding neighborhood, improve the infrastructure, and beautify the streetscape. The removal of all contaminated soil from the site and its replacement with clean fill provides the highest standard of environmental cleanup on the site, improving the overall condition of the neighborhood and contributing to the larger effort to improve the community.

The Enterprise Lumber & Silo team actively engaged the public through numerous public forums and outreach events to give the community an opportunity to participate in decisions about the redevelopment plan. The team’s commitment to environmental justice stems from their people-centered approach that considers community concerns and addresses the historic contamination of the property for the betterment of residents.

Workforce Development

One of the WNYREDC’s areas of focus is encouraging the development of the region’s talent pool through job creation with long term advancement potential, with an emphasis on unemployed, underemployed, and special populations. The Enterprise Lumber & Silo team is addressing this goal by seeking to fill entry-level and semi-skilled jobs in office and field work in architectural design, construction, and renewable energy. While offering good paying jobs, the owner’s goal is to create an environment that fosters entrepreneurship and to create a place where small businesses can provide a range of employment opportunities that include trades that do not require advanced education. By hiring from within the local community, Enterprise Lumber & Silo contributes toward the Council’s objective by strengthening and developing the workforce engaged in these fields in the WNY region.

In addition, the Enterprise Lumber & Silo team is committed to providing opportunities for veterans and members of military families. Veterans who meet requirements for employment by the entrepreneurial businesses that occupy the building will receive preferential consideration when employment decisions are made. Enterprise Lumber & Silo worked to involve veterans and veteran owned businesses in the construction of the project.

Energy Efficient Carbon Neutral Design

All-Electric High-Efficiency Lighting, Systems, and Appliances

Enterprise Lumber & Silo includes LED lighting with occupancy sensors, daylight dimming, and low lighting power density (LPD) controls. LED task lighting is provided in areas where more light is required. This strategy is projected to be 45% more efficient than the 2020 Energy Conservation Code of New York State lighting requirements.

The project includes an all-electric mechanical system with two six-ton variable speed ground source heat pumps (GSHPs). This system includes a passive mode control that allows the heat pumps to be turned off 70% of the year, due to the project’s use of an energy recovery ventilator (ERV) and the highly insulated thermal envelope. Domestic hot water is provided with an electric hot water tank.

All appliances are fully electric and rated to the Consortium for Energy Efficiency’s Tier 3 of ENERGY STAR compliance, which is approximately 30% more efficient than the standard rating. Low flow fixtures are predicted to result in a 70% reduction in water usage.

Building Envelope

The Enterprise Lumber & Silo deep energy and adaptive reuse retrofit replaces the inefficient existing masonry walls and roof with new structural insulated panels. By using SIPs, the building will have a continuous layer of insulation from the above grade walls through the roof that minimizes thermal bridging, creating an airtight envelope with a high R-value. The high-performance operable windows provide daylight, and a means in which to provide natural ventilation during appropriate conditions.

• Windows: Manufactured by Kolbe, U-value. 0.22
• Above grade walls: Thermapan 6.25” SIPs with an R-value of 22.6, Interior cavity wall-R-value of 14, ¾” furring, 7/16” ZIP panel and thin brick veneer cladding.
• Roof: R-Control 12.5” SIPs with an R-value of 44.7, asphalt shingle and standing seam metal
• Slab on Grade: R-value 15.5

Renewable Energy, Smart Building Technologies, and Energy Management

A 49.6 kW grid-tied, net metered, rooftop solar system is included in the project. The system is divided into two portions, a larger 30.4 kW array on the main roof of the building, and a 19.2kW array on the carport. The electricity generated from the array produces energy to offset the demand from Enterprise Lumber & Silo’s lighting and its mechanical systems.

In addition to the extensive lighting controls and the passive mode control for the GSHP, the project includes thermostats with occupant overrides that will have programmed setpoints. When the mechanical system enters passive mode, these systems are powered down so the passive mode will not be interrupted.

Energy Modeling

C.J. Brown Energy & Engineering conducted energy modeling and calculations for Enterprise Lumber & Silo in Carrier’s Hourly Analysis Program (HAP) v5.11. Four baseline models oriented at 0, 90, 180, and 270 degrees were compared with the proposed building and orientation to illustrate conventional energy cost savings. The predicted site energy use intensity (EUI) for Enterprise Lumber & Silo is 59.7 kBtu/ft2-yr. Compared to the average EUI of the four baseline models (78.9 kBtu/ft2-yr), the proposed design is expected to see a 24.6% reduction in annual site energy demand.

Renewable energy generation was estimated separately from the energy model by the Solar Contractor. The 36kW roof PV system and 18 kW carport PV system are estimated to produce 60,458 kWh per year, approximately equal to a predicted renewable production intensity (RPI) of 24.6 kBtu/ft2-yr. Enterprise Lumber is expected to have a net EUI that is 55.5% better than the baseline.

Additional Benefits

Occupant Health, Comfort, and Productivity

The lighting systems are designed to take advantage of available daylight through ample clerestory windows and perimeter glazing. Task lighting is provided for more detailed work, while ambient light can be maintained at comfortable levels with LED lighting. The lighting system provides the benefits of daylighting for circadian rhythms, while reducing potential for glare and eye strain, with a leveled lighting approach.

Enterprise Lumber & Silo includes several strategies that improve interior and exterior air quality. The project includes both natural and active ventilation systems providing fresh air to the occupants while lowering energy use. The open floor plan and 20ft high ceilings help encourage airflow for natural ventilation. The system also comes with outdoor air monitoring, which can ensure the building is not using natural ventilation when the outdoor air quality is poor. The inclusion of an energy recovery ventilator, MERV 13 filters, carbon monoxide and dioxide concentration monitoring, and demand-controlled ventilation controls provides conditioned fresh air throughout the building when natural ventilation is not appropriate. The system is designed to provide ventilation at rates 30% greater than code requirements. The measures taken by Enterprise Lumber & Silo to remove existing site contaminants that were in proximity to the nearby residential neighborhood and to avoid building systems that pollute the air will improve the overall health of the North Tonawanda community.

Resiliency

The project contains several strategies that improve resilience to flooding and severe events such as temperature and storms. Although the project site is understood to be in an area of low flood risk and outside of the 500-year flood plain, the landscape and site design include strategies to handle stormwater and reduce pressure on municipal systems and mitigate urban flooding. The finished grade will slope away from the building foundation directing rainwater and snow melt away from the building. The site will include green infrastructure to manage onsite stormwater including a green roof, permeable paving, and rain gardens with trees and other specific vegetation to increase soil water retention and absorption. These systems are estimated to be able to divert over 244,00 gallons of water annually from the municipal stormwater system, reducing long term stress and shocks on the municipal infrastructure during heavy precipitation.

The project includes passive strategies to address extreme temperature events. The orientation of the existing building encourages natural ventilation. By maintaining this orientation, the building can take advantage of the prevailing winds. An airtight and well insulated thermal envelope further improves the building’s ability to maintain comfortable interior temperatures during more extreme exterior temperatures. The ability to provide natural ventilation, without mechanical systems enables the building to minimize shocks and maintain more comfortable interior conditions during extreme temperature events if there is a loss of power.

The project also includes strategies to suppress lateral and uplift forces during extreme wind events. Roof-wall connections, structure-to-foundation connections, and wall-to-wall connections are designed to withstand high wind uplift forces that are frequently experienced in Western New York.

Embodied Carbon

As an adaptive reuse project, the Enterprise Lumber & Silo redevelopment project is avoiding carbon emissions and embodied carbon by reusing 90% of the major structural elements, including the existing concrete foundations and heavy timber structural system. Small portions of the existing heavy timber structure that are not being reused were salvaged and utilized as interior architectural features and finishes throughout the project. The design specifications call for the remaining construction materials used in the building to contain low-embodied carbon content where applicable.

Replicability

The Enterprise Lumber & Silo team intends to use the project to house their own growing design firms. This project is offering them the opportunity to showcase their design capabilities and knowledge while demonstrating to clients and the community the benefits of all-electric, clean, and resilient building systems and design.

The Enterprise Lumber & Silo project also provides an example for revitalization and investment in existing post-industrial buildings through adaptive reuse throughout communities with similar abandoned buildings across New York State. The Downtown Revitalization Initiative program invests in downtown neighborhoods to transform them into vibrant centers that promote a high quality of life, development, business, job creation, and economic and housing diversity, The team conducted a number of public outreach and community information sessions over several years. The project garnered significant local support from local and state leaders and the larger community. The project team was able to piece together funding from several organizations and agencies to help fund various pieces of the project because of its potential as a model for passive design and as a catalyst for the development of comparable environmentally conscious commercial spaces in New York State.

Economic Analysis

Project Budget and Cost Reduction

Enterprise Lumber & Silo had a total project budget of $2,972,690 including demolition, site remediation work, and construction contingencies. The costs associated with a high efficiency building envelope include rigid under slab insulation, structural insulated panel exterior wall system, structural insulated panel roof deck, and high efficiency windows. These systems cost a total of $362,130.

Financing

Enterprise Lumber took advantage of a diverse portfolio of private and state funding to redevelop the site and support the carbon neutral goals of the project. The project used the cost sharing incentive from NYSERDA under the Carbon Neutral Community Economic Development Program (CNCED). Through this program, NYSERDA was able to support the carbon neutral goals of the project by providing an incentive of $300,000 to help offset up to 75% of the incremental costs of carbon neutral envelope and building systems and clean energy systems.

To offset the $880,787.64 in costs associated with brownfield investigation, soil remediation and building demolition, Enterprise Lumber secured $550,000 in the form of a Niagara County Brownfield Development Corp. Loan, and a National Grid Brownfield Redevelopment Grant for $178,000.

Enterprise Lumber was also able to secure a $300,000 in an Empire State Development Restore NY Grant. The remaining project funding consisted Downtown Revitalization Initiative (DRI) funding and of a mixture of private construction loans and owner cash equity.

During occupancy all tenants contribute to shared area expenses, building maintenance, taxes, and insurance premiums. Utilities are separately metered and paid for individually. 1,175 ft2 of common space are included in the base rent at a rate of $24/ft2.

Lessons Learned

Enterprise Lumber & Silo took advantage of reusing an existing building in a locally designated area for investment to redevelop a vacant lot in the community, while forging partnerships to advance economic development.

• Adaptive Reuse: As an adaptive reuse project, the Enterprise Lumber & Silo Redevelopment Project is avoiding carbon emissions and embodied carbon by reusing 90% of the major structural elements including the existing concrete foundations and heavy timber structural system. Small portions of the existing heavy timber structure that are not being reused were salvaged and used as interior architectural features and finishes throughout the project. An important aspect of pursuing a high-performance adaptive reuse project is working with a contractor with experience in high performance construction and renovations so that the design intent and details are implemented properly during construction.
• Community Outreach: The Enterprise Lumber & Silo team held several public outreach and community information sessions during the early/planning stages of the project to inform and engage with the public about their plans for 211 Main Street. This resulted in substantial public support from government and quasi-public officials and agencies including the Mayors of North Tonawanda and Tonawanda, Niagara County Executive Director, the Niagara Greenway Commission, The Lumber City Development Corporation, among others. This public support is also manifested in a diverse financing portfolio for the project to offset the costs of brownfield redevelopment and site remediation.
• Training & Employment Partnerships: To facilitate the development of the local talent, Enterprise Lumber & Silo is collaborating with local high schools, BOCES programs, and community colleges to make known the opportunities in the fields of technical drawing, environmental services, and sustainable wind and solar energy technology. The team plans to focus recruitment from disadvantaged neighborhoods.

All images used with permission.