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I S S U E T H R E E 2 0 0 9
A B A L F O U R B E A T T Y C O N S T R U C T I O N P U B L I C A T I O N
Delivering a green Ritz-Carlton
8
Retrofitting for green 2
How to maximize your green space 10
Letter from the Editor
MORE of a great thing
Across the built environment, companies and individuals are
increasingly recognizing the opportunities inherent in the green
building movement. In addition to the imperative to “do the right thing”
regarding our nation’s — and the world’s — people and resources, many
in the AEC community are also seeking to differentiate themselves in an
increasingly competitive economic climate. As one of the top ten green
contractors in the nation, we at Balfour Beatty Construction have
solutions to help clients and partners capitalize on those opportunities.
To that end, we dedicate this month’s issue of MORE. In our feature
story we explore the view that our greatest opportunity to make a
difference in a greener America may not be with new construction, but
with the retrofitting of our enormous inventory of existing commercial and
institutional building space.
In addition, we take a look at how facility managers can help achieve the
intended promised land of “green savings” within their building
maintenance programs. We highlight some of the innovative sustainability
solutions enabling the first Ritz-Carlton Hotel in the world to pursue Gold
LEED® status. And we share a view from a government affairs expert
who writes on the new federal cap-and-trade legislation and its potential
impact on the construction industry.
We are proud also to showcase the impressive work being done at the
$640 million Walter Reed National Military Medical Center in Bethesda,
Maryland. Our team there is not only working towards achieving
Silver LEED certification, but will deliver a facility that
provides the very best of today’s healthcare technology to
the very deserving members of our armed services.
And, if you’re not familiar with Balfour Beatty Construction,
we offer a quick snapshot of our company’s markets,
locations, and current portfolio on the inside back cover.
We hope you enjoy this issue of MORE.
Connie Oliver, editor
find out MORE is a publication of Balfour
Beatty Construction, produced
by our Corporate Communications
group. The publication provides
information and insights into our
industry, company, and business
partnerships — because delivering
MORE is what Balfour Beatty
Construction is all about.
PublisherBalfour Beatty Construction balfourbeattyus.com
EditorConnie Oliver [email protected]
ContributorsDianne Clifton Stacy Grosgebauer
Art DirectionPeterson Ray & Company
Editorial Office214.451.1076
Photography by Tim Buchman | Illustration by Robert Forsbach
To subscribe, unsubscribe, or provide feedback, please visit us at balfourbeattyus.com/more.
Balfour Beatty Construction is an eco-engaged company. We are proud to print this publication through a Forest Stewardship Council-certified printer, using 100% recycled paper and all soy inks.
Copyright 2009 Balfour Beatty Construction All rights reserved
Cert no. BV-COC-070601
ON THE COVER:
The Balfour Beatty Construction team recently completed the Ritz-Carlton
Charlotte, the first Ritz-Carlton hotel in the world to pursue LEED certification.
A premier healthcare
facility for our nation’s heroesAn inside look at the new
Walter Reed page 6
The cap-and-trade bill and the built environment
A government affairs expert examines the potential impact of the latest “green”
legislation on our industry page 12
Table of ContentsI S S U E T H R E E 2 0 0 9More Service. More Talent. More Choices.
2 Retrofitting for green
Sustaining existing building stock may be the next big thing in “green”
8 Delivering a green Ritz-Carlton
A five-star experience for a five-star client
10 How to maximize your green space
Your building has achieved ENERGY STAR or LEED certification — now you can sit back and enjoy the energy savings, right? Wrong.
Retrofitting for green
Food Lion’s Customer Support Center in Salisbury, NC, began its life as a warehouse.
Balfour Beatty’s RT Dooley business unit transformed the 125,000-square-foot
space into a LEED Silver-certified facility featuring daylight harvesting, low-VOC paints,
and furnishings made from regional and post-consumer recycled materials.
issue three 2009 | MORe | 3
Sustaining existing building stock may be the next big thing in “green”
W hile buildings account for nearly half our total
carbon emissions as a country, those built to
green standards put far less strain on our utility
grids and water resources. As a result, Federal lawmakers are
proposing legislation to institute new limits for carbon
emissions on existing buildings. Some states and municipalities
are imposing their own requirements and offering incentives
to builders and developers who build and renovate in
accordance with LEED, ENERGY STAR, and other well-respected
green rating or labeling systems.
McGraw-Hill Construction estimates that by 2013, the green
building market will increase from $96 billion to $140 billion,
and that green buildings will represent 20-25 percent of new
commercial and institutional construction starts. But according
to the March issue of Architectural Record, retrofitting, rather
than new construction, is gaining momentum in the green
building movement as a result of the constraints and challenges
posed by the recession.
The greening of America’s existing building stock “For some
jurisdictions,” says Brian Lomel, Regional Sustainability Director
for Orlando-based TLC Engineering for Architecture, “the
message is out there: You don’t have a choice. And Washington
is clearly communicating, ‘We’re all about improving energy
efficiency.’ Anyone who owns a commercial building needs to
understand, you may have just four to five years before some
version of the cap-and-trade legislation takes effect. You better
get on board now and look at your capital improvement plans
— at least with some baby steps — or you’ll be paying a heavy
price, literally, when that day comes.”
In addition, says Lomel, green building and renovation make
good business sense for owners. “Occupancy rates are down,
the costs of money and fuel are up, and net operating income is
declining. That adds up to a zero asset base in many buildings.
One thing owners can do to have a positive impact on net
income is to reduce the quantity of energy they’re consuming.
So in the scramble to be competitive, green building and lower
utility costs are the differentiators from one building to another.
Prospective tenants have an oversupply of product to choose
from. Taking a building green can be a true market advantage.
And realistically, today’s marketing advantage is probably going
to be tomorrow’s mandate.”
Property management company Pointe Group Advisors recently
partnered with Balfour Beatty to improve the energy and water
efficiency of their existing corporate office space in Plantation,
Florida. “Some of our improvements were relatively simple,”
reports Devon Newton of Pointe Group. “For instance, we
installed rain sensors so sprinklers don’t come on when they
An important opportunity to make a difference in both the environment and
in business is becoming clear for the built environment: the very real need to
retrofit the inventory of buildings already in stock.
Occupancy rates are down, the costs of money
and fuel are up, and net operating income is
declining. That adds up to a zero asset base in
many buildings. One thing owners can do to
have a positive impact on net income is to reduce
the quantity of energy they’re consuming.
— Brian Lomel, TLC Engineering
4 | MORe | issue three 2009
aren’t needed, occupancy sensors, lighting timers, and all
energy-efficient light bulbs. We also instituted a commingled
recycling program, reducing environmental impact and the
cost of waste disposal.”
After receiving ENERGY STAR status, the property management
company reported that the building’s utility bills decreased
by 8 percent. That’s an annual estimated savings of more than
$20,000, without sacrificing their tenants’ level of comfort.
What about the costs? Some developers, builders, and lenders
cite higher costs as a deterrent to going green. But others point
to examples that demonstrate it is possible to achieve a LEED-
certified project for as little as two percent more in costs.
Developer Tonti Properties in North Texas found this to
be the case for an ENERGY STAR label as well. Tonti hired
Balfour Beatty to serve as construction manager on
the 270-unit La Valencia at Starwood, the first
ENERGY STAR multifamily complex in north
Texas. Tonti Development Manager Adam
Auensen estimates that going for the
ENERGY STAR rating increased their
construction costs by about
two percent. To help offset those costs, Tonti took advantage of
Texas utility provider Oncor’s $200 per unit rebate program
for multi-family residential projects that attain an ENERGY
STAR certification. “The label is a closing tool for us,” he says.
“In less than a year, we’re 94 percent occupied.” He notes that
five other area developers have since followed their lead in
pursuing ENERGY STAR certification.
Others contend that the benefits of retrofitting place upfront
costs in perspective. “There can be a one- or two-month payback
for some of these efficiency changes,” says Lomel. “If an aged
million-dollar chiller fails, the conventional mindset is to
replace that piece of equipment. But looking comprehensively
at the system and spending $50,000 to study whether there’s a
better, less expensive, more efficient solution — that’s the right
thing, the smart thing, to do.”
Ingredients for success Every retrofitting project
is likely to have its own set of unique
challenges, but the following are some of
the most common ways to ensure
you’re off to the right start in retrofitting
your existing building(s).
Daylighting louvers deflect light to
sloped acoustical ceilings, allowing
light to reach deeper into the room.
Increased employee satisfaction
and reduced absenteeism are
measurable benefits of the new
sustainable Food Lion office
environment.
Assemble the right team and
establish goals early. Auensen
maintains that it is critical to select the
right team and establish sustainability goals up front,
before you start spending any money. “Sustainable design and
construction has to be a holistic process from the first
discussions, to test out alternatives or deal with the site and
constraints of the building. There are a lot of untested, faddish
products on the market,” he says. “The right team will be able
to investigate and vet them, and help an owner to make the
right choices.”
Utilize technology. Building Information Modeling (BIM) is a
valuable tool in green building. Balfour Beatty Construction’s
vice president of business enhancements, Rich Rantala, explains:
“Think about what BIM does. It’s the technology necessary
to design and build a project in a 3D environment to the most
incremental detail. By doing that on those jobs where we
have sustainability goals in place, BIM gives us the ability to
design those goals into that environment and then begin to
determine what kind of impact they’re going to have on the
building. We can experiment with different designs, materials,
and engineering applications, to test impact before the client
spends a dime.”
Maintain the building as it was designed to operate. TLC’s Lomel
relates, “On one building we analyzed, we discovered that
the HVAC control system had both the unoccupied and
occupied settings at 74 degrees, running all day, all year. I can
drive down the street at night, look at some of the buildings,
and see that all the lights are on at any time of day. What’s the
sense of building a $100 million high-rise and then leaving
louvers open? It’s like buying a Lamborghini but not changing
the oil.”
And as owners of public and private facilities across the country
are learning, that’s a lesson worth its weight in greenbacks.
M.E. Rinker Sr. Hall, built by Balfour Beatty Construction for the University of
Florida’s School of Building Construction in Gainesville, FL, is the first state
university system building to be LEED Certified Gold. It serves as a model
project to showcase sustainable, environmentally friendly, and energy-
efficient design and construction concepts. As seen here, skylights above
hallways and daylight deflection provide better energy efficiency.
Rinker Hall features a high
performance exterior metal
panel and glass system.
issue three 2009 | MORe | 5
6 | MORe | issue three 2009
One of only two Computer Assisted Rehabilitation Environments in the world with a built-in gyroscopic treadmill to simulate walking on different surfaces
ith a vision for providing the best in medical resources for the U.S. Military,
Clark/Balfour Beatty, A Joint Venture is leading the design-build effort
for a state-of-the-art, $640 million medical center on the site of the historic
National Naval Medical Center in Bethesda, Maryland.
An enthalpy heat recovery wheel transfers energy between exhaust and incoming outside air and energy-efficient, water-cooled centrifugal chillers, making HVAC systems 30 percent more efficient and providing better air quality for patients
Three Linear Particle Accelerator vaults
for radiation treatments, with four- to eight-
foot-thick concrete walls and custom-made, lead-
shielded doors
A Premier heAlthCAre FACility FOr Our nAtiOn’s herOes
the new wAlter reed
Gait lab for amputees includes
technology and equipment to
simulate movement and evaluate
walking motions to better design
custom prosthetics
Full prosthetics department, therapy pool, climbing wall,and lab to help amputees relearn small arms skills
issue three 2009 | MORe | 7
Stormwater management will reduce runoff by 25 percent
All new construction is designed to
achieve LEED Silver certification
165,000-square-foot, in-patient addition to the existing hospital includes critical care units, angiography and nuclear medicine departments, and a private room for every patient
450,000 square feet of phased renovations to
existing medical facilities
Angiography suites, emergency room, and 50 negative air-pressure intensive care units
Putting patient care first During construction, all medical center departments and services remain operational, requiring
the project team to build temporary facilities and relocate departments and equipment.
Workers also receive special training to minimize construction noise in areas where patients are
treated for physical and emotional trauma from combat.
Arc
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and regionally produced construction materials; and water
consumption reduction of up to 34 percent.
Balfour Beatty served as construction manager for both the
Ritz-Carlton Charlotte and the adjacent 1 Bank of America
Center office tower — and Charlotte-based RT Dooley (recently
acquired by Balfour Beatty) managed construction of interiors
for both buildings.
“This has been a very positive experience,” says Ben Yow,
Senior Construction Project Manager for Bank of America. It
was my first green project, but we had such a great team, it
made the experience outstanding.”
“Of course, we had plenty of challenges,” Yow relates,
“not the least of which was convincing the Ritz-Carlton that
it was possible to build a LEED certified hotel to their high
standards.” Take the example of the imported stone selected
by the designer for the lobby and public spaces. LEED points
are awarded for using local materials to reduce transportation
and energy costs. “So the team worked diligently with a
stone supplier to locate beautiful, high quality local stones,
completely satisfying both the
Ritz and the design team.”
Ritz-Carlton
hotels are
deservedly
world famous for
offering a “five-star
experience” both
in their luxurious
accommodations and
in their exceptional
customer service. So it was a challenge for Corporate
Workplace (the development division of Bank of America)
to deliver a luxury, first-class hotel facility within a great
construction service experience, but with an added
dimension — make it an environmentally responsible
building to prove you truly can “have it all.”
The Ritz-Carlton Charlotte is the first Ritz hotel in the world
to pursue LEED Gold certification. While featuring the top-
of-the-line luxury amenities characteristic of a Ritz hotel, it also
incorporates sustainable features including improved indoor
air quality; a green roof to reduce cooling loads, heat island
effect, and storm water runoff; widespread use of recycled
8 | MORe | issue three 2009
Delivering a green Ritz-Carlton for Bank of America
A five-star experience
for a five-star client
Above: Bank of America has made a commitment to invest $20 billion over the next 10 years in environmental
programs, including $1.4 billion in LEED new construction and renovation of existing buildings.
Right: RT Dooley located a regional stone supplier, which added LEED points to the project and exceeded
Ritz-Carlton expectations.
In another case, the team wanted the performance of low-flow
showerheads but with a more elegant appearance. RT Dooley
persuaded Kohler to create a new product specifically for the Ritz
that incorporated the low-flow into one of their high-end design
lines. “This created not only a product that the Ritz loved, but
that Kohler is marketing broadly today,” says Yow.
Another example of how Balfour Beatty’s and RT Dooley’s
team was able to ensure sustainable elements were
incorporated into this project was the use of complete interior
mockups of two hotel rooms. Positioned side by side, these
mockups enabled the team to see, touch, and experience
these rooms as guests would experience them — with all the
sustainable features and materials included.
“It was a laboratory of sorts,” says Bank of America Project
Executive Mike Sharp, “where we could experiment on the
two rooms and develop best practices in sustainability and
construction before replicating what we liked in the actual
hotel environment. The rooms also provided an added benefit
of giving the Ritz a place to start early marketing of the hotel,
before the actual building was ready to show.”
Sharp adds, “With a group consisting of multiple designers,
developers, and contractors, plus a dozen bankers, it was
important for us to ensure from the beginning that we all
understood and programmed into our DNA the mission and
core values of the team. At the end of the day, we wanted the
people of Charlotte,
our future occupants,
the Ritz-Carlton
guests, city planners,
county inspectors, and
people throughout the
bank to say, ‘Not only
was that a spectacular
project, I was so
impressed with the way
that team went about
their business.’”
“In the end,”
Sharp concludes,
“team charters,
measurable goals and
scorecards, spectacular
architectural drawings, and complex analytics are all well
and good. But when you combine these tools and processes
with dedicated, resourceful, solution-minded subject matter
experts with a passion for what they do … well, that’s when
you cross the line and become a real high-performance
team. Balfour Beatty and RT Dooley turned in a five-star
performance. And we were very blessed to have those kinds
of people on this team.”
issue three 2009 | MORe | 9
Side-by-side guest room
mockups demonstrated to the
client that the sustainable
room, which featured alternative
shower and bath materials,
faucets, showerheads, and light
fixtures, offered just as much
luxury to the end user.
ccording to a 2008 study by the U.S.
Green Building Council, of 121 new LEED-
certified buildings through 2006, 53
percent aren’t living up to their potential
energy savings. These findings indicate that owners are
not seeing promised payoffs for investing in sustainable
designs and materials. The study results also point to a
greater truth: a building’s energy performance depends on
human behavior as much — if not more so — than it does
sustainable design.
While building owners and managers can control the
operations and maintenance of a facility, some choices are
simply outside their influence — in particular, how tenants
use the building. For example, if a building is designed to utilize
daylighting, but tenants are closing the blinds and using
desk lamps, the building could be consuming more energy
than necessary.
For a building to reach its energy savings potential, all
stakeholders — the owner, facility manager, maintenance
staff, and tenants — need to be engaged. “It’s a partnership,”
explains Devon Newton of Pointe Group, a Florida-based
property management firm. “Explain to your tenants how
subtle changes don’t have to be expensive or inconvenient,
but can deliver tangible savings to everyone.”
The key, then, lies in educating tenants on what choices
are available to them, and what benefits they can expect
to receive. Hines, a leading international real estate firm,
recently expanded its internal green office program to its
4,300 tenants across the globe. Their Green Office Guide
complements both the LEED rating system and ENERGy
STAR’s “Bring your Green to Work” programs, helping tenants
make sustainable choices in their offices.
“Encouraging our tenants and their employees to make
greener choices will pay off in environmental dividends,
as well as in energy savings,” said Hines President and
CEO Jeff Hines. “Our own employees have embraced the
program; and our tenants have been asking for advice.
We hope this is only the beginning of an ongoing dialogue
of how we can all share responsibility for reducing
greenhouse gas emissions.”
A
10 | MORe | issue three 2009
How to
maximize your green space
Your building has earned the ENERGY STAR label or achieved LEED certification — now you can sit back and enjoy the energy savings, right?
WRoNG.
WHAT fAcILITIES mANAGERS AND TENANTS cAN Do
See the signs
ENERGy STAR qualified exit
signs use 3-8 times less
energy than incandescent
and fluorescent illuminated
exit signs, and reduce
maintenance. LED exit
signs are also easier to see
through smoke and in other
emergency situations.
Replace incandescent lamps Incandescent lamps convert
nearly 90 percent
of input energy into heat
rather than light — and all that
heat needs to be cooled by
your air conditioner.
ENERGy STAR qualified
compact fluorescent lamps
(CFLs) use 75 percent
less energy than a standard
incandescent bulb and
last up to 10 times longer.
Replacing a 100-watt
incandescent with a 32-watt
CFL can save approximately
$30 in energy costs over
the life of the bulb.
Save on a rainy day Install rain sensors so your
sprinkler system won’t come
on when it rains, and save on
your water usage bill.
make way for fresh air
Keep air vents clear of
paper, files, and office supplies.
It takes as much as
25 percent more energy to
pump air into the workspace
if the vents are blocked.
Put your blinds to work Lower blinds on outside
windows in the summer and
raise them in the winter
to help conserve cooling
and heating energy. And
during the summer, angle all
window blinds up at 45
degrees, so heat radiating
through the window will
travel up and out of the
tenant space.
If it’s unused, unplug it Battery chargers — even
when they are not actively
charging a device — can
draw 5 to 20 times
more energy than is actually
stored in the battery.
Other appliances also
consume energy when
in “off ” or standby mode.
For example, you save
50 percent of energy when
you turn off your laser
printer rather than leaving
it idle, but you save the
remaining 50 percent when
you unplug it.
Switch to co2 Sensors Control your air conditioning
and heating systems with
a CO2 sensor, which regulates
the air quality of your facility
by measuring how much
CO2 is present (getting a
more accurate estimate for
occupancy). These high-
tech sensors result in more
energy-efficient operations
and better air quality.
Green your office equipment Office equipment, including
computers, refrigerators,
and other appliances,
account for over 40 percent
of electricity consumption in
large office buildings. Swap
out your computer hardware
for ENERGy STAR models,
and look for multipurpose
units for printing, copying,
faxing, and scanning.
Rethink your irrigation source
Rather than using fresh water,
consider collecting rainwater
for landscape irrigation.
Or, if your local codes allow,
use “gray water,” which is
non-industrial wastewater
generated from domestic
processes such as dish
washing, laundry, and bathing.
moderate cost free Low cost
12 | MORe | issue three 2009
Insights
Cap-and-trade bill could distress construction industry for limited environmental benefits
Each issue, we invite an outside voice to weigh in on topics of interest to the construction industry. This issue, a government affairs professional discusses the potential impact of the latest “green” legislation on our industry.
oPINIoN:
A s we in the construction industry
begin to see signs that the worst of
our economic challenges may be behind
us, we may face a new battle: on the
regulatory front. In June, the House of
Representatives narrowly passed the
American Clean Energy and Security Act
(ACES), or H.R. 2998, a bill that intends
to place most of the American economy
on a carbon cap-and-trade system.
Buried within more than 1,400 pages
of ACES are provisions that will give
the federal government authority over local
building codes. Within a year after ACES
passes, U.S. states must enforce stricter
building codes, raising the bar for energy
efficiency up to 30 percent above
current codes. This performance mandate
increases up to 50 percent above
current codes for commercial buildings by
2015 and for residential buildings by 2014.
While these requirements are
appealing to many people and are at
the center of intense lobbying by
environmental groups, citizens need
to put ACES into perspective.
New construction is a small piece of the
puzzle, thanks to steady advancements
in codes and building techniques. For
commercial projects, many municipalities
already require that new construction
meets LEED standards for energy
efficiency. And new residential homes
built in the last 10 years only
account for 2.5 percent of all greenhouse
gas emissions.
A wise environmental policy should
focus on upgrading older, inefficient
buildings. A better way to do this is
through market incentives, such as
tax credits, that encourage sustainable
practices in a way that mitigates their
upfront costs.
Instead of focusing environmental
policy where it will count the most,
Congress appears to favor a policy that
adds thousands of dollars to the cost
of new projects that will not only take
decades to offset with utility savings, but
could also further distress an already
hammered real estate market. Associated
General Contractors (AGC) projects that
legislation such as ACES would “halt U.S.
investment in commercial construction
by making it more burdensome and less
economically attractive.”
The bottom line: ACES trumps
economic and environmental realities
by adding significant costs to all new
commercial and residential projects,
while environmental gains will measure
only fractions of a percent.
After passing the House by a narrow
219-212 vote, ACES will require
compromises to pass in the Senate. Much
of the debate will focus on the carbon
emissions trading scheme at which the
bill primarily aims. While only a few
pages are devoted to the building code
mandates, these pages will significantly
affect the construction industry.
Phil Crone is the Director of
Government Affairs and Green Building
Programs for the Home Builders
Association of Greater Dallas and a staff
member for Green Built Texas, a
sustainable building program committed
to creating awareness and interest in
the construction of higher-performance,
lower-impact buildings.
issue three 2009 | MORe | 13
Atlanta, GA | Charlotte, NC | Dallas, TX | Fairfax, VA | Fort Myers, FL | Fort Worth, TX
Nashville, TN | Orlando, FL | Plantation, FL | Raleigh, NC
balfourbeattyus.com
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Serving 333 clients in both public and private sectors
key
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Want to learn more about what we do? In each issue, we highlight a few of our projects currently underway throughout the United States.
Wake County Justice Center
Raleigh, North Carolina
Client: Wake County
Architect: O’Brien/Atkins Associates, P.A.
Narcoossee Road Widening
Osceola County, Florida
Client: Osceola County Public Works Department
Engineer: Kimley-Horn and Associates, Inc.
The Austonian Condominiums
Austin, Texas
Client: Benchmark Land Development, Inc.
Architect: Ziegler Cooper Architects
New Federal Building
Washington, D.C.
Client: U.S. General Services Administration
Architect/Engineer: PageSoutherlandPage
and Hankins and Anderson
Memorial Hospital of South Bend North Pavilion
South Bend, Indiana
Client: Memorial Hospital of South Bend
Architect: BSA LifeStructures
University of Central Florida College of Medicine
Lake Nona, Florida
Client: University of Central Florida
Architect: HuntonBrady Architects
Rendering shown above
Multi-Unit Residential
Criminal Justice EducationCorporate Office Military HousingHospitality
Research and LabsMission Critical Retail
HealthcareGovernment
Public Assembly Transportation
Balfour Beatty Construction 3100 McKinnon Street Tenth Floor Dallas, TX 75201
Balfour Beatty Construction, a leader in
the U.S. commercial construction industry
for 76 years, provides general contracting,
at-risk construction management,
design-build, preconstruction, and turnkey
services nationwide.
The company consistently ranks as one
of the nation’s largest building contractors
and is an ENR top-ten green contractor.
With full-service regional headquarters
in four of the largest building markets across
the country, Balfour Beatty Construction
is a division of Balfour Beatty plc, a global
leader in engineering, construction, services,
and investments.
MORE magazine © 2009 Balfour Beatty Construction All rights reserved
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