Boyle & Harris Buildings
*2011 Green Development Award Winner*
Address: Charlotte, North Carolina
Project Specs: New Construction
Project Type: Office
Square Feet: 516,650
Project History: Located in Ballantyne Corporate Park, Boyle and Harris are twin 10-story precast and glass commercial structures with structured parking containing 1,836 spaces on 11.96 acres. The striking buildings benefit from their location in Ballantyne, a 2,000-acre master planned community created with people in mind. With numerous residential options, top quality schools, medical offices, childcare facilities, retail, fitness options, nearly 40 dining choices and 600 hotel rooms, Boyle and Harris have easy access to all of the amenities for a convenient, friendly work environment. When envisioning the Boyle and Harris Buildings project, Bissell saw it as an opportunity to bring something different to the market – to build larger buildings adjacent to the golf course and expansive open space. Boyle and Harris received LEED Gold Certification in April 2010.
Commitment to Sustainability
Bissell believes it has a responsibility to its employees, tenants and the community to be sustainable and to protect and preserve natural resources. They have developed over one million square feet of LEED® Gold certified office buildings, representing one of the largest commitments to the development of environmentally sensitive and sustainable speculative office development in the Southeast. Bissell’s commitment continues through innovative strategies in environmentally sustainable construction and site development, water savings, energy efficiency, materials selection and indoor environmental
- The Boyle and Harris Buildings being LEED® Gold aided leasing in two ways. First, Bissell achieved its highest rents in Ballantyne Corporate Park. Considering Bissell was working to lease the buildings during an economic downturn, this is remarkable. Because Bissell was marketing several differentiating factors in these buildings, it is difficult to assign an exact premium; however, the increase in rental rates related to LEED would realistically be in the $0.75 per rentable square foot range (approximately three percent premium).
- Projected 2011 return on investment based on full occupancy is 9.36 percent for Boyle and 9.40 percent for Harris. Boyle is 100 percent occupied and Harris is currently 90.86 percent occupied.
- When factoring in upgrades in lighting, space heating and cooling, pumps, heat rejection, conditioned fans and receptacles and stand-alone base utilities, projected annual energy savings are $75,388 (total $300,702) for the Boyle Building and $83,411 (total $292,679) for the Harris Building.
- The buildings benefit from increased lifecycles in lighting and roofing.
Site Sustainability/Materials Use
- Bissell developed the Boyle and Harris project by incorporating a multitude of sustainable strategies. All materials used within the project were low-VOC, including flooring, coatings and carpet systems, paints, sealants and adhesives, and they were selected based on their overall environmental footprint. All materials used were evaluated prior to purchase based on the amount of recycled content. The steel structures of the Boyle and Harris Buildings are 100 percent recycled scrap metal. Aluminum window systems were extruded from recycled aluminum billet resulting in reduced impacts from extracting and processing virgin materials. Overall, 34.071 percent of the total building materials content, by value, was manufactured using recycled materials.
- All products used in the project were also evaluated based on their location, with a preference of using materials that were harvested and manufactured within 500 miles of the project site. The Boyle and Harris Buildings’ concrete floors and parking decks were regionally sourced. Overall, 41.091 percent of the total building materials value was regionally sourced. The design and construction team valued the fact that use of local materials reduced transportation costs and lessened the environmental impact of this travel.
- Bissell contracted with a recycling agency to reduce the amount of waste disposed from the project into local landfills. Recycled materials included paper, cardboard, glass, plastic and metals. During construction, the contractor diverted more than 75 percent of debris from the local landfill through recycling and finding alternate uses for waste materials on site. Diverted materials included cardboard, metals, acoustical tile, plastic, wood, glass, gypsum board, carpet and insulation.
- The Boyle and Harris Buildings have secured green maintenance contracts. All cleaning materials are low-VOC with a preference for materials from sustainable sources.
- Bissell installed 2x2 and 2x4 fluorescent fixtures with three 28-watt T8 lamps with a five year life expectancy and electronic ballast. Motion light or occupancy sensors were installed in closets, phone rooms, electrical rooms, mechanical room, restrooms and mailrooms; timers control the lights in corridors and lobbies. Photo cells and timers are utilized for exterior lighting. Each parking deck uses T5 lamps as well as photocell staged lighting.
- Tridium examines the energy usage of outlets, lighting and core/shell HVAC energy through the use of separate meters. The constant monitoring enables building managers to make localized adjustments to the system to make the best use of energy.
The VES (Vykon Energy Suite) and EnergyCAP programs provide Bissell with graphs and scaled readings in order to rate the building against similar buildings. VES can be used for early detection of equipment problems for advance repair.
- The buildings’ Carlisle, fully adhered, .060 mil, TPO roof systems prevent the absorption of heat, keeping each building cool during summer months to reduce the cooling load necessary. Low-E tinted glass is used to minimize heat transfer into each building from direct sunlight but allow maximum daylight to enter.
- A solar reflective roof reduces heat absorption.
- Bissell implemented a storm water management plan to reduce water pollution and remove pollutants from storm water runoff, eliminating 85 percent of total suspended solids within the soil and preventing contamination in drinking supplies or natural ecosystems. Storm water is captured and retained in detention ponds and then reused as irrigation water for landscaping. Native and drought resistant plants reduce the amount of water needed for irrigation.
- Bissell installed low flow toilets and water fixtures to reduce average building water consumption by over 30 percent. Sink aerators reduce water usage by 80 percent. All toilets have a 1-1.6 gallon per flush capacity. Approximately 2.25 million gallons of water per year will be saved. Solar hot water heaters, located on the roofs, provide hot water in all public restrooms.
- Go-ballantyne.com, a website created for tenants in Ballantyne Corporate Park, features recommendations for efficient energy management, green tenant tips, recycling procedures, links to additional green resources and more.
- Bissell incorporated innovative interior green design initiatives including creating an effective layout, featuring a compact core surrounded by open office space providing uninterrupted views of the golf course and landscape. The buildings feature efficient high-performance glazing, offering daylighting for over 90% of the buildings’ occupants while reducing energy consumption from HVAC use.
- Renewable Energy Certificates (RECs) were purchased to offset the environmental costs of producing conventional power. Though the electricity supplied is produced conventionally, the funding for the certificates is used to produce environmentally friendly electricity elsewhere on the grid, typically from solar, wind or geothermal sources. This allows renewable, low impact electricity to be produced more efficiently than if it was created onsite.
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