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Green lifestyle takes root at Two North Shore
By Mark Jones
Once Building C is complete within 30 to 60 days, officials with Two North Shore expect to move forward with the final process to have the entire development certified as LEED silver.
This will be the final step to establish the 95,000-square-foot Manufacturers Road shopping center as Chattanooga’s first Leadership in Energy and Environmental Design Core and Shell certified-development.
Developer Steve Arnsdorff, principal with CS & Associates, says while the LEED process is somewhat daunting, he and development partner Chuck Pruitt, owner of Greenlife Grocery, are seeing the benefits of their efforts.
“From day one we made the decision to go for LEED certification,” says Arnsdorff. “I think there was real commitment by the principals in this organization that we wanted to do something that makes a statement.”
Planning from the initial stages of the project was a key, Arnsdorff says. He credits the team at River Street Architecture for providing the guidance to direct the project and help educate him along the way.
“Several years ago it was challenging to find professionals who understood LEED principles,” he says. “Now I’m happy to sit down with anybody who wants to build a LEED project and help them do it well.”
Initially Arnsdorff says he was told of high costs associated with building to green standards, but considering the construction process and energy and water costs, he says some of the enhancements have been financially beneficial.
“It’s not that much more expensive to build in a way that’s much more environmentally responsible,” says Arnsdorff.
Through better energy systems and better insulation, he says the power bill at the new Greenlife Grocery has only increased from $5,500 to $8,000 monthly despite being three times the size of the original 8,000-square-foot store.
Recycling construction waste and other materials on the site also reduced costs by eliminating trips to the landfill. In fact, the project was so successful that the development contractor, Chattanooga’s The Strauss Co., has made recycling part of its standard construction waste management procedure, according to Strauss business manager Kate Gilbert, LEED AP.
She says at Two North Shore the contractor was able to recycle or reuse 72% of the approximately 52,000 pounds of construction waste, including 13,680 pounds of metals and nearly 8,000 pounds of cardboard.
“We are trying to save as much from the landfill as we can, not just to save money but because we think it is the responsible thing to do,” says Gilbert.
In addition to the Two North Shore project, The Strauss Co. is currently working on about six other LEED projects, including the Tennessee Valley Technology Center, Northwest Georgia Bank’s Manufacturers Road site and Cohutta Bank’s downtown location.
“We’re seeing more demand from our developers here,” says Gilbert. “They want their buildings to be LEED certified.”
The popularity of LEED has also helped Two North Shore attract tenants and customers, according to Arnsdorff. Along with anchor tenants Greenlife and Rock/Creek Outfitters, he says other retailers in the center realize the benefits of the green factor.
“There are some tenants here who came because they wanted to make a statement,” Arnsdorff says. “It’s not the only reason to locate here, but it’s definitely a plus.”
Property manager Krista Steere says Two North Shore’s location across from Renaissance Park and centered in a community where people are active — walking, biking and involved — complements the overall theme of the development to encourage people to buy local.
“We’re really trying to keep people shopping downtown at locally owned and operated businesses,” says Steere. “We have definitely strived to attract tenants who are environmentally friendly and local.”
Arnsdorff says he hears many positive comments from shoppers, local officials and other developers about the eco-friendly design elements at Two North Shore. He adds that he is excited to witness the momentum around Chattanooga focused on various green initiatives.
By October he says he hopes to have most of the hurdles cleared in the final LEED process, receiving some financial assistance from a program through the Lyndhurst Foundation that helps Chattanooga companies fund the cost of certification.
“That kind of support from a local foundation is an incredible statement about why Chattanooga is such a great place and why the city is continuing to move forward in such innovative ways,” Arnsdorff says.
THE SITE
• Two North Shore has been built on a former industrial site.
• The construction process has contained and capped contaminated soils on site so the land is usable again.
• Project meets EPA guidelines for storm-water management during construction.
ENERGY PERFORMANCE
• Energy-efficient HVAC systems have been used throughout the project.
• A portion of the development’s energy will be offset through the purchase of “green” or renewable energy credits.
• Mechanical units use refrigerant that does not contribute to ozone depletion.
RECYCLING
• Central locations are provided for storage and pickup of tenant recyclable waste.
INDOOR CHEMICAL AND POLLUTANT CONTROL
• Walk off mats minimize dirt and debris carried into tenant spaces.
• Tenants are encouraged to use environmentally friendly cleaning products.
• Adhesives, sealants, paints and coatings emit low or no amounts of volatile organic compounds (VOCs).
• Carpet systems used in the core and shell spaces meet requirements for low or no VOCs.
ALTERNATIVE TRANSPORTATION
• Preferred parking is provided for hybrid and low-emitting vehicles.
• Two North Shore is within 1/2 a mile of the CARTA North Shore bus route.
INTERIOR LIGHTING
• Large windows with low-e insulating glass bring in natural daylight and views.
• Electric lights provide energy-efficient lighting.
LIGHT POLLUTION REDUCTION
• Site lighting fixtures have shields to minimize the amount of light emitted into the night sky.
BUILDING MATERIALS
• When possible, recycled materials or materials containing recycled content were used.
• 20% of materials used in construction were manufactured within 500 miles
• Regional economy supported and environmental impacts of transportation minimized.
• Construction waste was recycled or re-used as applicable rather than sent to a landfill, with a goal of 75% diversion.
REGIONAL LANDSCAPING
• Plant species are native to the region and are drought tolerant once established.
WATER EFFICIENCY
• There is a rainwater collection system to provide water for irrigation; therefore, no potable water is used for irrigating.
• Dual-flush water closets reduce the amount of potable water used indoors.
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This document may not be reprinted without the express written permission of Chattanooga Publishing Company, Inc.
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