Facts & Figures Owner: Chapel Hill-Carrboro City Schools Type of Project: A new high school Size: 148,000 square feet Cost: $26.5 million (construction costs) Construction Time: September 2005 - June 2007 The Need: A new high school to accommodate the district’s expanding student population The Challenge: Incorporating scope changes while maintaining a tight schedule Photo courtesy of Mike Brantley
Photo courtesy of Dale M. Ferrell, Ferrell Photographics
Carrboro, North Carolina
Carrboro High School With the construction of its
Bill Mullin, director of facilities man-
incorporating an aesthetic of mod-
newest high school, the Chapel Hill-
agement for Chapel Hill-Carrboro
ern technology, and meeting the
Carrboro City Schools district made
City Schools.
district’s sustainability requirements.
a commitment to go green. In
According to Mullin, the new high
“The concept of small learning
doing so, Carrboro High School in
school was built to handle the dis-
communities was achieved by
Carrboro, N.C., was the first school
trict’s growing student population
designing six separate buildings
in the district to receive Leadership
and to ease overcrowding in the two
connected by a central commons
in
existing high schools. Carrboro High
space,” said Steven Triggiano, AIA,
is located in the southernmost area of
LEED AP, senior associate with
The two-story building was erect-
the district in close proximity to the
Moseley Architects, the project’s
ed during a two-year span, begin-
majority of the students. “A project
architect. The primary building
ning in September 2005 and com-
site in the southern part of the district
material is brick featuring detailing
pleted in June 2007. Encompassing
was chosen to reduce car and bus
based on buildings in downtown
148,000 square feet, the new school
vehicle miles traveled, to reduce
Carrboro. “The brick and details
will initially hold 800 students, how-
vehicular emissions, and to promote
were carried from the exterior of
ever, its core facilities, including the
walking and bicycle transportation,”
each separate building to the interi-
gymnasium, media center and din-
he said.
or of each building so that students
Energy
and
Environmental
®
Design (LEED ) certification.
Gold Medal Award-winning Team Members Moseley Architects Architect Barnhill Contracting Company General Contractor B&B Industrial Termite Control, Inc. Termite Control
ing facilities, can accommodate
Among the driving forces behind
could perceive each of the separate
1,200 students. “Future additions
the school’s design were creating
small learning communities from
will expand the capacity of the
multiple small learning communi-
both inside and outside,” he contin-
school to 1,200 students and
ties, incorporating the historical
ued. Additional exterior materials
will include an auditorium,” said
aesthetic of the Town of Carrboro,
include steel, aluminum and glass to represent modern technology. Sustainability was incorporated into the school in many ways, according to Triggiano. For example, daylighting; photovoltaics; and high-efficiency heating, cooling and lighting systems are integrated throughout the building. To follow the principles of the Chapel HillCarrboro
City
Schools
High
Performance Design Guidelines (Policy 9040), Moseley Architects and the project’s general contractor, Barnhill Contracting Company, Photo courtesy of Dale M. Ferrell, Ferrell Photographics
2
the carolinas/georgia edition
continued on page 5
gold medal award winner
The Owner’s Perspective with Bill Mullin, Director of Facilities Management, Chapel Hill-Carrboro City Schools Q: How did the strengths and experience of the project team contribute to the success of the project? BM: The district selected Moseley Architects because of [its] well-rounded experience in school design and [its] knowledge of high-performance building strategies. The design team was able to provide the district with a high school that functions properly as small learning communities while meeting the objectives of the district’s environmental policy. The end product is a school that exceeds the needs of students and reflects the positive elements of the Town of Carrboro and the community. Q: Were there any innovative strategies involving improved quality, cost-effectiveness or cost reductions? BM: The building was designed to reduce energy consumption by over 20 percent. The energy model used to design the school indicates that energy usage will be reduced by 21.4 percent and energy costs will be reduced by 27.4 percent. This reduction will save over $40,000 per year. Q: If another owner was about to commence work on a similar project, what advice would you offer from your experiences that he/she may not be aware of? BM: Computerized scheduling, when implemented and administered by competent contractors, is an essential element of the construction process. Weekly information can be provided that is extremely useful in planning activities and improving target dates for scheduling
Photo courtesy of Bill Mullin
and completing work. Q: In all your experiences as an owner, what were some of the best lessons you have learned? BM: A lesson that was reaffirmed by the project was the importance of forming a competent and cohesive project team. Architects and contractors should be chosen based on their track record of designing and completing projects that reflect the culture and vision of the school district and community. Q: What else would you like to mention? BM: Carrboro High School was designed to be a cohesive architectural element in the Town of Carrboro and reflect elements of existing historic buildings in a modern design. At the beginning of the project, a design committee was formed consisting of elected officials, citizens, school system administrators and students. The architects successfully designed a building that reflects the criteria the committee developed.
750 S. Merritt Mill Rd Chapel Hill, NC 27516 919-967-8211 bmullin@chccs.k12.nc.us
The Architect’s Perspective with Steven A. Triggiano, AIA, LEED AP, Senior Associate, Moseley Architects Q: What were some of the drivers behind the design? What design materials or concepts were used? ST: The concepts behind the project were to design a facility that created multiple small learning communities; incorporated the historical aesthetic of the Town of Carrboro; incorporated an aesthetic of modern technology; and incorporated the principles of Chapel Hill-Carrboro City Schools High Performance Design Guidelines (Policy 9040). The concept of small learning communities was achieved by designing six separate buildings connected by a central commons space. The major material of each of the buildings is brick. The design of the brick detailing was based on building details from downtown Carrboro. The brick and details were carried from the exterior of each separate building to the interior of each building so that students could distinguish each of the separate small learning communities from both inside and outside. Steel, aluminum and glass were chosen as materials that could represent modern technology in contrast to the dominant, traditional masonry of Carrboro. The glass and metal were used to raise and open the roofs of the historical building image to allow sunlight to penetrate the insides of each building. To achieve the principles of Policy 9040, many high-performance systems were incorporated into the project. One of these systems is a 105,000-gallon cistern [that] collects rainwater from the roofs. The rainwater is filtered and then used to flush toilets; it is used as make-up water for the cooling towers and is used to irrigate small areas of lawn. The cistern will collect 1.2 million gallons of rainwater each year to use inside the building. Another two to three million gallons of roof rainwater will overflow the cistern and be diverted into a collection pond. The water from the collection pond will be used to irrigate the school’s athletic fields. Q: What were the greatest challenges encountered on this project, either from your firm’s point of view or as a project team? ST: There were many challenges. However, probably the greatest was
Photo courtesy of Dan Hadley, Dan Hadley Photography
designing a facility for a site that had topographic variances of over 80 feet and included an abundance of rock. The school district knew about these challenges before purchasing the site, but also knew that these challenges could be overcome and that the site constraints would not put a burden on the budget or the function of the facility. The constraints were overcome by avoiding site or building construction in areas that contained rock and by terracing each of the athletic fields, parking areas, water retention areas and the building. The rock that was encountered was crushed on site and used for backfill for retaining walls and base courses for parking areas. Q: What were some of the lessons learned from this project? ®
ST: We learned that incorporating LEED principles and high-performance strategies is not difficult and can be cost effective not only in the life of the building but in upfront costs as well.
3000 RDU Center Dr., Ste. 217 Morrisville, NC 27560 919-840-0091 striggiano@moseleyarchitects.com
continued from page 2
had to work alongside each other to incorporate many high-performance systems. One of those systems is a 105,000-gallon cistern that collects rainwater from the roofs. Once collected, the rainwater is filtered and used to flush toilets and irrigate small areas of lawn. The cistern will collect 1.2 million gallons of rainwa-
Photo courtesy of Dale M. Ferrell, Ferrell Photographics
ter each year for use inside the
tural concrete masonry unit (CMU),
building, while two to three million
while the commons and adminis-
gallons of the rainwater will over-
trative wings are structural steel
flow the cistern and go into a col-
with metal framing. “We are espe-
lection pond to be used to irrigate
cially proud of the unique construc-
the school’s athletic fields.
tion components and the focus on Photo courtesy of Dale M. Ferrell, Ferrell Photographics
In maintaining a high aesthetic
sustainable building techniques,”
standard, the design and construc-
he said. “We used many different
waited for everyone to leave the site
tion team had to merge the person-
materials, or found new uses for
before beginning their work. “This
ality and charm of the historic Town
these materials, including clerestory
helps the contractor because he
of Carrboro into the actual school
windows, lighting sensors, water
doesn’t have to pay his workers for
structure. “The interior brick is
reclamation systems, a reflective
sitting around while we are doing
designed to look like the old
exterior skin, low VOC (volatile
our job,” said Bell. “It makes things
Carrboro Mill, and just as all main
organic compound) materials, FSC
much smoother.”
roads in Carrboro lead to the city
[Forestry Stewardship Council-certi-
With such an innovative and
Photo courtesy of Dale M. Ferrell, Ferrell Photographics
commons, all school wings lead to
fied] doors, a low-kilowatt chilling
highly technical design, the poten-
site’s topographic variances of more
the commons area,” said Matt
system and solar panels.” In addi-
tial for great challenges is indis-
than 80 feet and the abundance of
Smith, director of business develop-
tion, he said, by choosing to use
putable. For Mullin, opening the
rock. “The constraints were over-
ment for Barnhill Contracting.
high-impact systems, the school
school in time for the 2007-2008
come by avoiding site or building
will save significant dollars on its
academic year was of utmost
construction in areas that contained
utility bills and maintenance costs.
According to Smith, the school is split into two building types: the classroom and gym wings are struc-
importance, and proved to be a
rock and by terracing each of the
Even before the school was com-
challenge. “Site selection and proj-
athletic fields, parking areas, water
pleted, B&B Industrial Termite
ect startup took longer than sched-
retention
Control, Inc. was at the project site
uled, thereby consolidating the
building,” he said. Always keeping
pre-treating the area for termite
construction phase of work,” he
sustainability at the forefront, the
control. Larry Bell, president and co-
said, adding that strong project
team used the rock found on
founder of B&B, said the company’s
oversight and regular schedule
site, crushing it for backfill for
work was done mainly after hours.
review meetings were essential in
retaining walls and base courses for
Since the area must be cleared
completing the project on time.
parking areas.
before treating, B&B professionals Photo courtesy of Mike Brantley
areas
and
the
Incorporating a number of scope
The project wouldn’t have been
changes while maintaining the
possible without a well-rounded
schedule added to the team’s chal-
design and construction team. “The
lenge. “Quick responses from the
design team was able to provide
owner, designer and subcontractors
the district with a high school that
were important to keeping us on
functions properly as small learning
track,” said Smith. “The Barnhill team
communities while meeting the
takes great pride in ‘owning’ the
objectives of the district’s environ-
job and coordinating the subs and
mental policy,” said Mullin. In
partners in a way that drives [the]
the end, the school has exceeded
schedule. In the field, the Barnhill
the needs of the students while
superintendents coordinated the
providing room for future growth,
schedule on a daily basis with each
and also reflects the positive ele-
prime and subcontractor.”
ments of the Town of Carrboro and
According to Triggiano, the design team was challenged by the
the entire community. — Megan Merritt
Photo courtesy of Dale M. Ferrell, Ferrell Photographics
gold medal award winner
the carolinas/georgia edition
5
The General Contractor’s Perspective with Matt Smith, Director of Business Development, Barnhill Contracting Company Q: What is the most innovative aspect of the project (or of the design/construction process)? What could other owners learn from for their future projects? MS: …The focus on sustainability is the most innovative aspect of this project. By choosing to use high-impact systems, the school system will save significant dollars on their utility bills and maintenance. The school system showed that they can be a good steward of the environment and make an economic impact down the road. For example, Carrboro High School will save an estimated 1.2 million gallons of drinkable water by using the water reuse systems. Other owners will notice this leadership and follow this example. This project will be a great working laboratory for public and private owners on sustainable building practices. Q: How did you work with the architect and owner to save time and/or money on the project? How was value engineering applied to your responsibility? MS: The Barnhill team identified the following value engineering items: • Changed the running surface at the track from a rubberized surface to an asphalt surface • Revised the site plan for more efficient use of planned funds • Utilized an alternate roof framing system • Changed the single-ply insulation from Polyiso to extruded polystyrene with gypsum board underlayment • Used shop-fabricated (rather than pre-fabricated) sheet metal flashing • Nutritional guidelines changed, allowing us to explore alternative Photo courtesy of Barnhill Contracting Company
commercial kitchen appliances The owner was able to save $300,000 on the project due to our value engineering efforts. As this was a multi-prime job, the savings only reflect Barnhill’s value engineering. We took advantage of the mild winter and brought on a second contractor to speed up the foundation installation. Q: What were some of the lessons learned from this project? MS: Working in a multi-prime environment required a lot of open communication between the prime contractors. ®
Since LEED projects are still relatively new, many subcontractors are ®
not used to the additional LEED -related requirements. So, an effective ®
general contractor needs to discuss and clearly outline all the LEED
requirements with the subcontractor at the very beginning of the project. ®
The same holds true with the architect. The LEED requirements should be clearly specified in the contract documents so that all parties ®
know their LEED roles and responsibilities.
4325 Pleasant Valley Rd. Raleigh, NC 27612 919-785-9169 msmith@barnhillcontracting.com
Protect Your Building from the Inside Out
available, and is set up to treat large
at B&B waited for everyone to
licensed and insured. As a full-
and small slabs. The company has
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service pest management compa-
B&B Industrial Termite Control, Inc.
worked on job sites spanning more
“This helps the contractor because
ny that specializes in termites,
is a family-oriented business with
than a million square feet, but is also
he doesn’t have to pay his workers
B&B is knowledgeable in all phas-
more than 75 years of combined
willing to pre-treat a structure no
for sitting around while we are
es of inspections. Through its
termite management experience.
matter how large or small it is.
doing our job. It makes things
years of experience in the con-
much smoother,” says Bell.
struction industry, it has worked
Established in 1998 by Larry and
According to Larry Bell, president
Kelly Bell and David and Mindy Bell,
of B&B, the company has the largest
To accommodate the scheduling,
with some very large companies. In
B&B specializes in industrial and
equipment on its trucks, which helps
the project’s general contractor,
addition to a long tenure in pre-
commercial termite pre-treatments.
it get the job done faster than just
Barnhill Contracting Company, gave
treatment projects, B&B holds
From the beginning, the family saw
about any other company on the
B&B plenty of notice so it could set
licenses in Delaware, Maryland,
a need in the termite control industry
East Coast. “This, in turn, helps us
up its times for treatments. Since
North Carolina, Pennsylvania,
for a company that specialized in
to do larger sections than other com-
B&B can only work when a project
South
pre-treating job sites — and decided
panies, which will save the contrac-
site is vacated, this cut time and
Virginia and West Virginia. The
to fill that position. Today, B&B has the
tor a lot of valuable time,” he says. In
increased the project’s efficiency, a
company has also been a member
largest and best equipment in the
fact, according to Bell, B&B can get
theme that coincides with Carrboro’s
of the National Pest Management
industry, and is willing to take on any
the job done in about one-fifth of the
environmentally friendly goals.
Association (NPMA) since 2000.
project regardless of its size.
time that most companies can.
Knowledgeable professionals, dependable service
they are surrounded by a staff that
On the recent construction of
Expertise in a timely fashion
Carrboro High School, B&B contributed to the project’s success by
Carolina,
Tennessee,
When clients work with B&B, is familiar with the specifications of their particular project. The profes-
With the most up-to-date equip-
performing most of its work after
B&B offers its customers com-
sionals at B&B are also comfort-
ment in the industry, B&B also uses
hours. The area had to be cleared
petitive bids and work done by ter-
able and familiar with reading blue-
some of the most modern chemicals
before treatment, so the professionals
mite professionals who are fully
prints. In addition to Carrboro High School, some of the company’s completed projects to date include Wal-Mart stores, Lowe’s Home Improvement stores and Home Depot stores. To Bell and all the team members at B&B, clients are the most valuable asset. “We would sincerely appreciate the opportunity to help you with all your termite protection needs,” he says. “You will receive the highest quality and most superior service in the industry.” — Corporate Profile
P.O. Box 5691 • Kingsport, TN 37663 • 423-340-1827 • www.bnbtermite.com
24445 Northwestern Hwy. Ste. 218 • Southfield, MI 48075 • 248-945-4700 • fax: 248-945-4701 • www.constructionreviews.com