Case Study: The Pedernales Lofts
Mallet deVarga Architecture

Project Goals
The Pedernales Lofts is a mixed-use, work+live community in East Austin.

Set on 3.2 acres, this Austin Urban Digs development combines 14 ground-floor storefronts and studios with 91 upper-floor residential lofts. Built in three phases in a rapidly redeveloping area east of IH-35, The Pedernales Lofts transforms a formerly-vacant industrial brownfield property into a vibrant mixed-income and mixed-use development.

The Pedernales Lofts far exceeds the minimum one-star Green Building rating required to receive S.M.A.R.T Housing fee waivers—S.M.A.R.T. Housing rules ensure homes are Safe, Mixed-income, Accessible, Reasonably-priced, and
Transit-oriented. The Pedernales Lofts, which achieved over 200 points on the Green Building Multi-Family Rating, is the first 5-star multi-family development in Austin.

Project Name/Location	Rating	Completion Date	Cost/ft2 (excludes land)
The Pedernales Lofts 2401 E. 6th Street Austin, TX 78702	5-Star Green Building Rating	February 2005	$90/SF

The Pedernales Lofts offers homeowners a rich living experience, enhancing their quality of life and reducing overall utility bills. With just under 84,000 square feet of conditioned space, the developer saved 16.8 kilowatts of electricity, primarily by "right-sizing" the HVAC system. (Right-sized systems operate more efficiently and reduce humidity in living areas.) They tested the air-conditioning ducts to ensure very low leakage. And because the ductwork is within conditioned space, any leaks of conditioned air escape into insulated living areas.

The Pedernales Lofts’ design features modern materials blended with native stone, no-maintenance galvanized metal, and easy-care stained concrete flooring. The central commons area is a community park, complete with a performance pavilion, an organic community garden, and community recycling and composting areas.

Project Highlights

Site:

• Reuses a former industrial brownfield
• 33 units per acre—high density building
• Close to current public transit and planned mass transit
• Adjoins Lance Armstrong Bikeway
• Work+live option reduces traffic and pollution
• Large patios and plentiful outdoor common space
• Performance pavilion for community entertainment

Water:

• Water conserving dishwashers
• EnergyStar® water heaters
• Mostly native vegetation
• Pervious paving in community park
• Minimum of six inches topsoil, including Dillo Dirt
• 4,000-gallon rainwater harvesting system irrigates gardens

Energy:

• Limited windows on east and west exposures
• Large balconies on south façade shade windows, allow daylighting, and minimize heat gain
• High interior windows allow daylighting
• Duct work located within conditioned space
• Roof radiant barrier installed
• Reflective metal roofing
• Light colored exterior walls
• Outside covered area available for each unit
• Ceiling fans in all main rooms
• Programmable thermostats
• Compact fluorescent lighting
• EnergyStar appliances
• Buildings oriented for cooling breezes

Materials & Resources:

• Multiple recycled-content materials for exterior sheathing, parking lot wheel stop, steel structural framing, and more
• Onsite recycling center
• Durable stained concrete flooring
• Jobsite recycling during construction
• Removed trees mulched, not landfilled
• Exposed metal truss ceiling minimizes finish materials

Health and Safety:

• Low-VOC, water-based interior materials
• Formaldehyde-free insulation
• Integrated Pest Management plan
• Available maintenance program for mechanical system includes pleated-media filter replacement

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