3355 University Dr · Auburn Hills, Michigan
Golden Triangle Center
- Design/Build Firm
- Marsh Construction
- Size
- 10,000 Sq. Ft.
- Project Type
- Retail Center
Challenge
Develop an eco-friendly, innovative and energy efficient retail center.
Solution
Using the SHIELD™ curtain walls and roof panels.
Result
Completed a retail center saving tenants significant energy expenses.
Lower energy expenses made units quicker to lease.
Earning it some serious LEED points.
Why this approach fit
The challenge, solution and result above are the project record. What follows is commentary on why the approach suited the building.
Retail is a landlord's calculation, and it is not the same one an owner-occupier makes. A tenant comparing two units compares the total monthly cost, so the utility bill is part of the rent whether or not it appears on the lease. An envelope that lowers it lets the landlord hold rent while the tenant's all-in cost falls.
Guardian reports the effect showing up in leasing speed as well as in tenant bills. That is the number a developer actually feels, because vacancy is far more expensive than any plausible envelope premium. A unit sitting empty earns nothing while still carrying taxes, insurance and financing.
The building uses both wall and roof panels. On a low, broad building the roof can be the largest surface by area, so a roof assembly with continuous insulation and no framing bridges through it can move the energy model as much as the walls do. That is the opposite of the intuition most people bring from multi-story buildings.
The LEED points followed from the same place. Envelope performance feeds the energy model that most of the available energy credits are scored from, so improving the assembly tends to pick up several related credits rather than a single line item.
