The Rose is a mixed-income housing project in Minneapolis developed by Aeon and Hope Community. Investigating this project offers an introduction to understanding the processes and challenges of designing and building affordable, sustainable housing. It is particularly interesting to explore such a development and connect with key stakeholders of the project as all parties have demonstrated an intention to prove that sustainable, net-zero-ready, healthier housing development can be built affordably. Such a common motivation between stakeholders in the housing development industry is timely and offers a momentum to work together towards tools, mechanisms, and propositions to make the process more transparent, practical, affordable, and replicable, and thus, more easily accessible to other housing developers. The transparency and commitment to share information on promising practices from the developers, architects, contractor and consultants demonstrates a real desire to work together for positive change, moving beyond competition towards collaboration in the affordable housing sector. Our hope is that this report is a resource for the organizations involved in the building of The Rose and an aid to widely disseminate and replicate better building practices.
Dissecting the challenges of specific moments, key decisions, and negotiations brings to light the road to innovation for the creation of more sustainable, healthier buildings. The network of complex relations, partnerships and decision-making processes existing between National and State policy, Developer, Architect, Contractor, Manufacturer and local communities is an important characteristic of the project.
Examining The Rose as a pilot project also enables an understanding of the current benchmarks for sustainable and affordable developments. In understanding the guidelines of the two certifications the development subscribed to, the Living Building Challenge (LBC) and Enterprise Green Communities Certification (EGCC) allows for a critical analysis of the implementability and replicability of their requirements in relation to human health and affordability.
This case study uses a particular lens on the specification and procurement process of the interior building products of the development in order to uncover the relationship between affordability and the challenges of purchasing less toxic construction products. This research was carried out from May to November 2015, and includes excerpts from interviews carried out with numerous stakeholders who participated in this development. MSR Design and their documentation of the process and Aeon’s expertise in affordable housing development were key resources to this research. The Rose opened in October 2015 and a post-occupancy survey and analysis has been set up to be completed and ongoing in the coming years.
The Rose
16 products
About Our Collections
The goal of our collections is to help promote transparency in the material ingredients of building products by fostering knowledge and awareness of products and materials for which life-cycle information is available, and that have environmentally, economically, and socially preferable life-cycle impacts.
Keep an eye out for the following symbols:
A Healthier Affordable Building Product
Products with the designation of "Healthier & Affordable" were specified and installed in at least one of our Case Studies of healthier affordable housing.
Available at the Donghia healthier Materials Library
The Donghia healthier Materials Library library is open to Parsons student and faculty. Learn more about access and opening hours here.
Low Embodied Carbon
“Embodied Carbon” is the total amount of carbon emitted during the process of making a material
New Product
This product has been added to the collection within the past six months.
Ingredient Disclosures
There are several ways of evaluating a material’s health that we include with product information. Disclosures are reports by manufacturers about product ingredients, impacts, or other attributes.
Key Disclosures include:
Health Product Declaration (HPD)
A voluntary technical specification for reporting information on product contents and associated health information, intended to be the health-analogue to Environmental Product Declarations (EPDs).
Declare Label
Declare is a transparency platform and product database that answers three questions:
1. Where does a product come from?
2. What is it made of?
3. Where does it go at the end of its life?
Environmental Product Declaration (EPD)
A standardized format for communicating the environmental effects associated with a product’s raw materials extraction, energy use, chemical makeup, waste generation, and emissions to air, soil, and water.
Safety Data Sheet (SDS)
A reporting format that provides basic information about a material’s chemical ingredients, the potential safety hazards to installers, and recommended practices for installation.
Other
Category | Sub-category | Manufacturer | Product | Ingredient Disclosures | |
---|---|---|---|---|---|
Dimensional Surface | Plywood | Columbia Forest Products | PureBond Hardwood Plywood | HPD Declare EPD SDS |
PureBond Hardwood PlywoodA Healthier Affordable Building ProductAvailable At the Donghia Materials LibraryColumbia Forest Product's PureBond hardwood plywood is formaldehyde-free, and is instead made with a soy-based binder. This North American-made product is also cost-competitive with standard plywood products, making it a fantastic healthier alternative. CategoryDimensional Surface, PlywoodManufacturerColumbia Forest Products![]() Material composition *Wood Dust 95.65%, Other components below the reportable levels, (the specific chemical identity and/or percentage of composition has been held withheld as a trade secret) <1% *As reported by manufacturer and product SDS AVAILABLE SIZING2’x 4’, 2’x 8’, 4’x 8’, 4’x 10’ Panels - available in standard thickness COLORSVariety of wood species CERTIFICATIONS & DISCLOSURES
Health Product Declaration (HPD)
Declare Label
Environmental Product Declaration (EPD)
Safety Data Sheet (SDS)
Other
FSC Certification
Rainforest Alliance Certification
Additional DocumentsLast UpdatedSeptember 26, 2016 |
Dimensional Surface | Plywood | Columbia Forest Products | PureBond Classic Core® Plywood | HPD Declare EPD SDS |
PureBond Classic Core® PlywoodA Healthier Affordable Building ProductAvailable At the Donghia Materials LibraryClassic Core® is a combination core panel construction where cross bands of thin MDF are utilized in place of veneer cross bands. Classic Core® can be manufactured with bonded crossbands which do not contain added formaldehyde. PureBond Classic Core® may contribute to LEED® 2009 credit IEQ 4.4 and conforms to CARB II exempt emission requirements called for in LEED V4. It contains 95% Biobased Content according to Bioprefered.gov. CategoryDimensional Surface, PlywoodManufacturerColumbia Forest Products![]() Material composition *Wood Dust 98%, Polymerized Methylenediphenyl-Diisocyanate <10% *As reported by manufacturer and product SDS AVAILABLE SIZING4’x 8’, 4’x 10’ Panels - 1/2”, 5/8”, 3/4”, 1” and 1-1/4” thickness COLORSVariety of wood species CERTIFICATIONS & DISCLOSURES
Health Product Declaration (HPD)
Declare Label
Environmental Product Declaration (EPD)
Safety Data Sheet (SDS)
Other
FSC Certification
Rainforest Alliance Certification
Additional DocumentsLast UpdatedSeptember 26, 2016 |
Drywall | Gypsum | National Gypsum Company | Gold Bond Gypsum Board | HPD Declare EPD SDS |
Gold Bond Gypsum BoardA Healthier Affordable Building ProductGold Bond’s Gypsum Board panels are a lightweight and cost-effective wall material. Their gypsum core (which is naturally fire resistant) is encased in 100% recycled paper on the face and back sides. This product is also Greenguard Gold Certified, meaning it meets strict standards for VOC and Formaldehyde emissions. CategoryDrywall, GypsumManufacturerNational Gypsum Company![]() Material composition *Calcium Sulfate Dihydrate (Gypsum) 85-95%, Cellulose (Paper Fiber) 5-15%, may contain Mixture-Calcium, Aluminum Silicates, Amorphous Silica <1% *As reported by manufacturer and product SDS AVAILABLE SIZING4’ x 6’ up to 16’ - available in 1/4”, 3/8” and 1/2” thickness COLORSWhite and gray paper face CERTIFICATIONS & DISCLOSURES
Health Product Declaration (HPD)
Declare Label
Environmental Product Declaration (EPD)
Safety Data Sheet (SDS)
Other
GREENGUARD | Gold
Additional DocumentsLast UpdatedSeptember 26, 2016 |
Drywall | Gypsum | National Gypsum Company | Gold Bond XP Gypsum Board | HPD Declare EPD SDS |
Gold Bond XP Gypsum BoardA Healthier Affordable Building ProductGold Bond XP Gypsum Board is the National Gypsum Company’s moisture and mold resistant product. Sporgard™ is added to the gypsum core, which is encased in 100% recycled, mold and mildew resistant paper on either side. This product is also Greenguard Gold Certified, meaning it meets strict standards for VOC and formaldehyde emissions. CategoryDrywall, GypsumManufacturerNational Gypsum Company![]() Material composition *Calcium Sulfate Dihydrate (Gypsum) >85%, Cellulose (Paper Fiber) <10% *As reported by manufacturer and product SDS AVAILABLE SIZING4’ x 6’ up to 16’ - available in 1/4”, 3/8” and 1/2” thickness COLORSWhite and purple paper face CERTIFICATIONS & DISCLOSURES
Health Product Declaration (HPD)
Declare Label
Environmental Product Declaration (EPD)
Safety Data Sheet (SDS)
Other
GREENGUARD | Gold
Last UpdatedSeptember 26, 2016 |
Dimensional Surface | Engineered Stone | DuPont | Corian | HPD Declare EPD SDS |
CorianA Healthier Affordable Building ProductAvailable At the Donghia Materials LibraryCorian is an acrylic solid surface material, created by DuPont. Its long lifecycle and the opportunity for repair make Corian a cost-effective option and help reduce waste. The pigments used are also free of heavy metals, toxic, and carcinogenic ingredients. CategoryDimensional Surface, Engineered StoneManufacturerDuPont![]() Material composition *Aluminum Trihydroxide 55-66%, Polymethyl Methacrylate (PMMA) 34-45%, Methyl Methacrylate <1%, Titanium Dioxide 0-3%, Iron Oxide Black 0-3%, Carbon Black <1%, Proprietary Colorants <1% *As reported by manufacturer and product Declare label AVAILABLE SIZING44”x 30”x1/2” - Selected colors may include additional dimensional options COLORSAvailable in a variety of colors CERTIFICATIONS & DISCLOSURES
Health Product Declaration (HPD)
Declare Label
Environmental Product Declaration (EPD)
Safety Data Sheet (SDS)
Other
GREENGUARD | Certified (standard)
GREENGUARD | Gold
NSF/ANSI 51 Certification
Additional DocumentsLast UpdatedSeptember 26, 2016 |
Dimensional Surface | Solid Stone | Coldspring | Granite Countertop | HPD Declare EPD SDS |
Granite CountertopA Healthier Affordable Building ProductColdspring Granite Countertops are made from 100% natural granite. Stone is one of the most durable materials that you can use for any application - when specified and detailed correctly, these countertops can last for hundreds of years. Their long life results in granite countertops’ very low embodied energy levels. Coldspring is also committed to sustainable manufacturing practices that maximize the utilization of resources while minimizing energy use. CategoryDimensional Surface, Solid StoneManufacturerColdspring![]() Material composition *Granite 100% *As reported by manufacturer AVAILABLE SIZINGCustom Sizes - available in 3/4” thickness COLORSAvailable in a variety of granite types CERTIFICATIONS & DISCLOSURES
Health Product Declaration (HPD)
Declare Label
Environmental Product Declaration (EPD)
Safety Data Sheet (SDS)
Other
Declare | Red List Free
NSF/ANSI 51 Certification
Additional DocumentsLast UpdatedSeptember 26, 2016 |
Tile | Porcelain | Virginia Tile Company | Linen Collection | HPD Declare EPD SDS |
Linen CollectionA Healthier Affordable Building ProductVirginia Tile’s Linen Collection (formerly sold by RBC Tile & Stone as the Back Bay Tweed Collection) is a color-body porcelain tile that is suitable for all residential applications as well as medium commercial and light institutional applications. The tiles’ surface texture lends a softness, creating a fabric-like finish. CategoryTile, PorcelainManufacturerVirginia Tile Company![]() Material composition *Silicon and Aluminon Oxide, Magnesium Oxide, Calcium Carbonate, Calcium Oxide, Iron Oxide, Potassium Oxide, Sodium Oxide *As reported by manufacturer and product SDS AVAILABLE SIZING2”x 2” up to 24”x 24” Tiles COLORSAvailable in Graphite, Taupe, and White CERTIFICATIONS & DISCLOSURES
Health Product Declaration (HPD)
Declare Label
Environmental Product Declaration (EPD)
Safety Data Sheet (SDS)
Other
Last UpdatedSeptember 23, 2016 |
Tile | Porcelain | Daltile | Esta Villa | HPD Declare EPD SDS |
Esta VillaA Healthier Affordable Building ProductAvailable At the Donghia Materials LibraryEsta Villa is a line of porcelain tiles that are designed to look like Rapolano Italian stone. The tiles come in three natural stone color options, all of which have wide graphic variations for a realistic look. This product is made in the U.S. and contains both post-consumer and pre-consumer recycled material. Per Daltile's production line-specific EPDs, this tile product meets HML's criteria for low embodied carbon. CategoryTile, PorcelainManufacturerDaltile![]() Material composition *Crystalline Silica as Quartz 0-30%, Clays 20-55%, Nepheline Syenite 0-50%, Tale 0-40%, Feldspar 0-15%, Biotite 0-5% *As reported by manufacturer and product SDS AVAILABLE SIZING18”x 18”, 12”x 24”, 12”x 12” Tiles COLORSAvailable in 3 standard colors CERTIFICATIONS & DISCLOSURES
Health Product Declaration (HPD)
Declare Label
Environmental Product Declaration (EPD)
Safety Data Sheet (SDS)
Other
Additional DocumentsLast UpdatedApril 16, 2021 |
Resilient | Linoleum | Forbo Flooring Systems | Marmoleum Modular | HPD Declare EPD SDS |
Marmoleum ModularA Healthier Affordable Building ProductAvailable At the Donghia Materials LibraryLow-Embodied Carbon MaterialMarmoleum Modular tiles are made from natural materials. The product has a low carbon footprint, and is free from toxic materials such as phthalates. The modular tiles allow you to mix and match to design a unique floor surface. Per Forbo's product-specific EPDs, these Marmoleum flooring system meets HML's criteria for low embodied carbon. It contains 100% Biobased Content according to Bioprefered.gov. CategoryResilient, LinoleumManufacturerForbo Flooring Systems![]() Material composition *Linseed Oil 20%, Gum Rosin 2%, Tall Oil 6%, Wood Flour 31%, Calcium Carbonate 8%, Reused Marmoleum 23 %, Titanium Dioxide 3%, Various other pigments 1%, Polyester 5%, Lacquer 1% *As reported by manufacturer and product EPD AVAILABLE SIZING9.8”x 9.8”, 9.8”x 19.69” and 19.69”x 19.69” Tiles COLORSAvailable in a variety of colors CERTIFICATIONS & DISCLOSURES
Health Product Declaration (HPD)
Declare Label
Environmental Product Declaration (EPD)
Safety Data Sheet (SDS)
Other
Declare | Red List Free
Additional DocumentsLast UpdatedSeptember 23, 2016 |
Resilient | Limestone | Armstrong Flooring | Biobased Tiles | HPD Declare EPD SDS |
Biobased TilesA Healthier Affordable Building ProductArmstrong's Striations and Migrations BBT (BioBased Tiles) are an alternative to PVC flooring with few ingredients, the majority being Limestone. Around 2% of the bio-based Polyester Resin is renewable corn material. Migrations and Striations are designed for heavy-traffic corridors in K-12 and higher education buildings, retail spaces, and corporations. Note: the product's HPD is self-declared. CategoryResilient, LimestoneManufacturerArmstrong Flooring![]() Material composition *Calcium Carbonate 85-88%, Bio-based Polyester Resin 11-14%, Titanium Dioxide 0.5%, Colored Pigments <0.1% *As reported by manufacturer and product EPD AVAILABLE SIZING12”x 12” and 12”x 24” Tiles COLORSAvailable in a variety of colors CERTIFICATIONS & DISCLOSURES
Health Product Declaration (HPD)
Declare Label
Environmental Product Declaration (EPD)
Safety Data Sheet (SDS)
Other
FloorScore
NSF/ANSI 51 Certification
Additional DocumentsLast UpdatedSeptember 23, 2016 |
Fibrous, Cellulosic, & Granular Insulation | Fiberglass | Knauf Insulation | EcoBatt | HPD Declare EPD SDS |
EcoBattLow-Embodied Carbon MaterialEcoBatt Insulation is free of formaldehyde, acrylics, and artificial colors. This insulation combines sand, post-consumer recycled bottle glass, and Knauf’s ECOSE Technology. It can be used for walls, ceilings, sound control, floors, attics, and mid-floor applications. This product is Declare Red List Free. It has also achieved a Greenguard Gold Certification, which ensures that it meets strict standards for VOC emissions. Per EPD, this product meets HML's criteria for low embodied carbon - thanks in large part to its use of recycled materials. Knauf currently has 27 production across the US, Europe, and the Middle East. When specifying this product be sure to consider the distance it will travel to your site. CategoryFibrous, Cellulosic, & Granular Insulation, FiberglassManufacturerKnauf Insulation![]() Material composition *Glass Fibers from recycled glass bottles 48%, Sand 13%, Borax 7%, Soda Ash 4%, Quicklime 3%, Manganese Dioxide <1%, Sugars 4%, Ammonia <1%, Ammonium Sulfate <1%, Silane <1%, Kraft/Asphalt Facing 19% *As reported by manufacturer and product EPD AVAILABLE SIZINGAvailable in a variety of sizes and thicknesses for wood and metal framing COLORSTaupe CERTIFICATIONS & DISCLOSURES
Health Product Declaration (HPD)
Declare Label
Environmental Product Declaration (EPD)
Safety Data Sheet (SDS)
Other
GREENGUARD | Gold
Declare | Red List Free
Additional DocumentsLast UpdatedSeptember 21, 2016 |
Fibrous, Cellulosic, & Granular Insulation | Mineral Fiber | Roxul | Roxul Safe | HPD Declare EPD SDS |
Roxul SafeA Healthier Affordable Building ProductAvailable At the Donghia Materials LibraryLow-Embodied Carbon MaterialSafe is a batt insulation made from mineral wool that provides acoustic dampening and is non-combustible. Safe is Greenguard Gold Certified, meaning it meets strict requirements for VOC and formaldehyde emissions. This product meets HML low embodied carbon standards per Rockwool's EPD for its stone wool insulation. Production facilities are located in the US and Canada. For shorter transportation, the North American Market is therefore preferable. Rockwool's Ontario location uses the highest amount of recycled material of any of its facilities. *NOTE: This product contains phenol formaldehyde. According to the manufacturer: "Phenol formaldehyde is allowed in rigid mineral wool insulation for exterior applications (such as rain screen assemblies or foundation insulation). While rigid mineral wool insulation does contain some formaldehyde, most of the formaldehyde is eliminated in the production process through a chemical reaction and high heat. Rigid mineral wool insulation installed on the exterior of the building possess less risk to humans and ecosystem than rigid foam insulation products, which almost always contain HFRs and use blowing agents with high global warming potential." CategoryFibrous, Cellulosic, & Granular Insulation, Mineral FiberManufacturerRoxul![]() Material composition *Stone Wool Biosoluble 95-100%, Syrups Hydrolyzed Starch 1-2%, Phenolic Formaldehyde Binder 0-1%, Urea Binder 0-1% *As reported by manufacturer and product SDS AVAILABLE SIZINGAvailable in a variety of sizes and thicknesses for wood and metal framing COLORSTaupe CERTIFICATIONS & DISCLOSURES
Health Product Declaration (HPD)
Declare Label
Environmental Product Declaration (EPD)
Safety Data Sheet (SDS)
Other
GREENGUARD | Gold
Additional DocumentsLast UpdatedSeptember 21, 2016 |
Fibrous, Cellulosic, & Granular Insulation | Fiberglass | Knauf Insulation | Jet Stream Ultra | HPD Declare EPD SDS |
Jet Stream UltraA Healthier Affordable Building ProductAvailable At the Donghia Materials LibraryLow-Embodied Carbon MaterialKnauf Insulation Jet Stream ULTRA is an unbonded, fibrous glass blowing insulation that is designed to be used in attics or with the BIBS system (Blown-in-Blanket System). This product is Declare Red List Free, and meets the strict VOC emission standards for the Greenguard Gold Certification. Additionally, it is made with over 60% post-consumer recycled glass (cullet) content. Per Knauf's product-specific EPD, Jet Stream Ultra meets HML's criteria for low embodied carbon. Knauf currently has 27 production across the US, Europe, and the Middle East. When specifying this product be sure to consider the distance it will travel to your site. CategoryFibrous, Cellulosic, & Granular Insulation, FiberglassManufacturerKnauf Insulation![]() Material composition *Post Consumer Cullet 59.3%, Sand 17.3%, Borax 9.2%, Soda Ash 5.1%, Quicklime 3.7%, in-house cullet 2.5% *As reported by manufacturer and product EPD AVAILABLE SIZING32 lb Package COLORSWhite CERTIFICATIONS & DISCLOSURES
Health Product Declaration (HPD)
Declare Label
Environmental Product Declaration (EPD)
Safety Data Sheet (SDS)
Other
Declare | Red List Free
GREENGUARD | Gold
Additional DocumentsLast UpdatedSeptember 21, 2016 |
Fibrous, Cellulosic, & Granular Insulation | Cellulose | Insolution Manufacturing | Polar Barrier Loose Fill | HPD Declare EPD SDS |
Polar Barrier Loose FillPolar Barrier’s Loose Fill insulation is manufactured using 100% recycled paper. Primarily intended for use in walls and attics, this insulation provides superior sound control, fire protection, and energy savings compared to fiberglass. The production of Polar Barrier Loose Fill also uses up to 10 times less embodied energy than fiberglass does, and its reliance on recycled materials diverts waste from landfills. CategoryFibrous, Cellulosic, & Granular Insulation, CelluloseManufacturerInsolution Manufacturing![]() Material compositionAmmonium Sulfate 0-15%, Boric Acid 0-15%, Wheat Starch 0-5%, Non-hazardous Dust Control Agent 0-1%, Cellulose Particles (percentage not disclosed) AVAILABLE SIZING30.0 lbs package COLORSWhite CERTIFICATIONS & DISCLOSURES
Health Product Declaration (HPD)
Declare Label
Environmental Product Declaration (EPD)
Safety Data Sheet (SDS)
Other
Additional DocumentsLast UpdatedSeptember 21, 2016 |
Fibrous, Cellulosic, & Granular Insulation | Denim | Bonded Logic | UltraTouch | HPD Declare EPD SDS |
UltraTouchUltraTouch Denim Insulation is an alternative to traditional fiberglass batt insulation that is free of VOCs and other chemical irritants. This product contains 80% post-consumer recycled denim, and provides excellent sound absorption and thermal insulation. CategoryFibrous, Cellulosic, & Granular Insulation, DenimManufacturerBonded Logic![]() Material composition *Recycled Fiber 80%, Binder Fiber, Ammonium Sulfate, Boric Acid (undisclosed %) *As reported by manufacturer and product SDS AVAILABLE SIZINGAvailable in a variety of sizes and thicknesses for wood and metal framing COLORSBlue CERTIFICATIONS & DISCLOSURES
Health Product Declaration (HPD)
Declare Label
Environmental Product Declaration (EPD)
Safety Data Sheet (SDS)
Other
Additional DocumentsLast UpdatedSeptember 21, 2016 |
Synthetic Paint | Acrylic Latex | Sherwin Williams | ProMar© 200 Zero VOC | HPD Declare EPD SDS |
ProMar© 200 Zero VOCA Healthier Affordable Building ProductAvailable At the Donghia Materials LibraryLow-Embodied Carbon MaterialSherwin William's ProMar© 200 line of interior latex paint is free of VOCs. This product has a GREENGUARD Gold Certification for low chemical emissions. It contains 33% Biobased Content according to Bioprefered.gov Titanium Dioxide is being used for pigmenting, the whiter the pigment, the more titanium dioxide. **Note: Product contains antimicrobial chemicals which are are associated with developmental, hormonal, and reproductive problems*. CategorySynthetic Paint, Acrylic LatexManufacturerSherwin Williams![]() Material composition *Water 35-65%, Primary Resin 10-20%, Titanium Dioxide 0-20%, Calcium Carbonate 0-25%, Other Resins 0-10%, Extender Pigments 0-5%, Coalescent 0-2%, Other Additives 0-5%, Thickener 0-1%, pH Modifier 0-1% *As reported by manufacturer AVAILABLE SIZINGPint, quart or gallon COLORSAvailable in a variety of colors CERTIFICATIONS & DISCLOSURES
Health Product Declaration (HPD)
Declare Label
Environmental Product Declaration (EPD)
Safety Data Sheet (SDS)
Other
GREENGUARD | Gold
Additional DocumentsLast UpdatedSeptember 22, 2016 |
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