Located in the heart of the Parkside neighborhood in Camden, Faison Mews presents a comprehensive solution to the blight and neglect that previously plagued its site. Creating a total of 51 affordable apartment units for seniors, the redevelopment combined new infill construction with a historically sensitive renovation of the Pearlye Building, a former landmark which had stood abandoned since the mid-1980's. Located near the hospital and across the street from Camden High School, the site was also marked by the vacant Parkside Apartments, crumbling structures that were demolished to make way for Faison Mews.
The design and development team met with concerned community members to explain the goals of the project, and to help formulate what the neighborhood residents desired for the site. The result was a project that the first step toward stabilizing the surrounding neighborhood. The renovated Pearlye Building houses 12 dwelling units, with an additional 39 units in a modern addition. A connecting bridge links the two buildings and permits full wheelchair accessibility to both without compromising the historic integrity of the Pearlye Building and its monumental entry stair. The existing structure provided a rich source of architectural inspiration from which the detailing of Faison Mews was derived, emulating its overall massing and profile with tower and hip roof elements, as well as dentil cornice detailing, cast stone entry surrounds, and ornamental railings.
In addition to the inherent green achievement of rehabilitating the Pearlye Building and developing a new building on an infill site, the Faison Mews team, worked closely with the New Jersey Green Homes Program to make great strides toward greening the entire project. Some of the highlights include a rainwater collection system; access to daylighting with views for every unit; green materials selection with attention to durability; recycled content , and indoor air quality (IAQ) impacts; a construction waste management plan; and proper attention during construction to ensure good IAQ. All units are also New Jersey Energy Star Rated. The complex is configured to maximize security and provide needed amenities such as on-site parking, a secure outdoor courtyard, and community gathering space. All units are handicap adaptable, allowing residents to age in place, while a variety of unit configurations satisfy the needs of a diverse range of prospective residents.
The longterm benefits of building green were an essential factor in the design and intent of Faison Mews, and participation in the NJ Green Homes program guided a critical rethinking of all phases of design and construction. Selection of materials with recycled content and minimal use of hazardous chemicals improved the overall living environment without compromising quality or dramatically increasing costs. The sustainability features of the Faison Mews project are varied across a wide spectrum of categories, includingSite Features, Water Effieciency, Energy Efficiency, Materials and Resources, Health and Comfort and Durability and Ease of Maintenance. Below is a brief listing of these features by category.
Site:
- Rehabilitation of building and new development on infill site
- Secure on-site courtyard with room for resident gardens
- Access to nature trails at nearby urban parks
- Within 1/2 mile of transit, including bus lines
- Native landscaping
Water:
- Rainwater collection system
- High-efficiency drip irrigation
- Storm sewer inlets labeled with info on water protection
- Low- water-use toilets
- Water management system developed for existing Pearlye Building
Energy:
- Access to daylighting and views for every unit
- All units New Jersey Energy Star rated
- High-performance (low solar heat gain coefficient, low-e) windows
- Cellulose insulation in walls and attic
- High-energy-factor water heater
- Airtight drywall approach to air control leakage with Energy and Environmental Building Association (EEBA) details
- Energy Star hard-wired fluorescent lighting in high-use areas
- Energy Star refrigerators
- EEBA window detail and flashing
Materials and Resources
- Recycled materials utilized, including acoustical ceiling tiles and carpet
- Waste management plan recycled and salvaged construction and demolition debris Health Comfort
- Low- volatile organic compound (VOC) paint used for interior finishes and for all sealants and adhesives
- All combustion devices power vented
- Non-formaldehyde-free particleboard in cabinets encapsulated
- Tacked- down recycled-content carpet instead of glued down carpet
- Under-slab vapor barriers and perimeter slab insulation - Ducts and HVAC protected from dust during construction
- Building aired out prior to occupancy - Flexible common space included for meetings and performances in the community
Durability and Ease of Maintenance
- Durable kitchen, bath and entry flooring (linoleum in kitchen, tile in baths)
- 50-year-plus durable siding (partial brick and Hardiplank fiber cement siding)
- Tenant O&M training
- On-site recycling centers in common areas
The building operates at a nearly 30% reduction in overall heating costs and reduces life cycles costs by using airtight construction and energy efficient windows and HVAC systems. Harvested rain-water irrigates the community's gardens and reduces usage of potable city water, while management and recycling of construction waste and demolition debris reduced the amount of materials going into landfills. Recycled content site furnishings, parking accessories, and native plantings also contribute to a green environment.
The result is a healthier environment for residents and the community, and a model of thoughtful development for the city. The building also presented an opportunity for a community group, Parkside Business and Community in Partnership (PBCIP), to joint venture with Pennrose Properties and the Camden Redevelopment Agency.
