We’re committed to our role in securing a bright future for the next generation and stand alongside our industry partners to advocate for the urgent change needed to get there. This change requires constant and intentional learning by all parties involved–and transparency of lessons learned and impact achieved to help us get to smarter and more sustainable solutions faster. Our High-Performance Hot List leverages market research and project expertise for a holistic overview of the major high-performance strategies driving our collective response to climate change in hopes that today’s firsts become tomorrow’s standard. So read up, meet up, and let’s do this–together!
Stay tuned for latest info and efforts changing the way we work for the health of our people and planet. Want to learn more? Connect with us today.
Passive House is a thorough and comprehensive certification process designed to reduce a building’s energy consumption by an average of 40-60% over its lifetime. Contrary to what the name suggests, Passive House isn’t just for single-family homes and offers a greater potential for energy reduction in large multifamily and commercial projects. Certified Passive House Consultant (CPHC®) Kate Braswell addresses the certification’s biggest misconceptions and what developers interested in leveraging its principles should consider instead.
Having seen its potential for the environment and our client’s bottom line, we’re eager to mainstream mass timber in the building industry. Senior Designers Tom Corrado and John Lang describe what’s next for this sustainable material and why local government is crucial to securing its future.
Tour 80 M Street with Senior Designer Tom Corrado for insight into the project’s design and development process. Watch as Tom describes the deciding factor that ultimately led to creating Washington, DC’s first mass timber office renovation.
A net zero energy (NZE) building maximizes energy efficiency, consuming only as much as energy as it produces through renewable sources. To deliver the first net zero energy renovation in the District, Senior Designer and Director of Sustainability and High-Performance Design Gui Almeida worked with the American Geophysical Union project team to test dozens of sustainable strategies before landing on a custom mix, ideal for the headquarter’s urban environment.
Embodied carbon accounts for a significant portion of the building industry’s greenhouse gas emissions yet remains an afterthought in most climate action discussions. As building policy and code evolve to include more stringent sustainability requirements, our partners share what the industry can do to move the needle towards carbon neutrality and net zero carbon projects today.
It’s generally assumed low carbon materials, including alternatives to steel and concrete, come at a premium–but we weren’t convinced. Design Director Elba Morales and Senior Project Architect Kerron Miller set out to test the true cost of embodied carbon on a real project site in Washington, DC. What they discovered has challenged their approach to material selection entirely.
High-performance housing is on the rise and, with it, an overwhelming number of green building certification programs designed to target specific standards and sustainability measures. In addition to the obvious environmental benefits, for the real estate community, the strategies outlined in these programs have more tangible advantages too. Commitments to green practices can differentiate properties from a design perspective and establish a market edge, resulting in less long-term investor risk. Beyond fulfilling code requirements, pursuing certification status substantiates mission and brand values, communicating an authentic culture to stakeholders. Finally, they deliver residents and tenants with a healthy interior environment, one that positively impacts their overall happiness and wellbeing – essential qualities in the post-pandemic marketplace.
So, whether it’s meeting local sustainability guidelines, reducing energy consumption (and cost), or prioritizing the health of occupants, there’s a program to meet your building’s needs. Here’s a rundown of the basics to get you started.
Run by the U.S. Environmental Protection Agency and U.S. Department of Energy, the Energy Star certification program focuses on energy efficiency and reducing waste in buildings. The government-backed program offers consumers and building-owners a catalog of information on cost-effective products, services, and tools that help measure and improve building performance. Energy Star certified buildings feature high-efficiency heating and cooling systems, complete thermal enclosures, water protection systems, and efficient lighting and appliances that provide cost savings to building owners and residents alike.
Originally created by the U.S. Centers for Disease Control (CDC) and Prevention and U.S. General Services Administration, Fitwel is a leading certification system that integrates scientific and sustainable solutions into the design process to promote health and wellbeing in buildings and communities. The Fitwel Standard is a tailored scorecard that provides a path towards certification status for existing and new buildings and sites. Projects can achieve three levels of Fitwel status based on a point system addressing Fitwel’s Seven Health Impact Categories—including, Impacts Surrounding Community Health, Supports Social Equity for Vulnerable Populations, Enhances Access to Health Foods, etc. Points are awarded according to which Fitwel strategies are applied. Strategies coincide with the Health Impact Categories and are categorized into 12 sections from location and outdoor space to water supply and vending machines/snack bars. The program is designed to be user-friendly and customizable with all strategies voluntary and no prerequisites required for eligibility.
Recognized worldwide, LEED is one of the most commonly used programs, providing a comprehensive framework for achieving healthy, highly efficient, and cost-saving green buildings. LEED places emphasis on the end-user and urges the building community to focus on their health and safety as much as improving construction practices, efficiency, and material use. A flexible set of metrics allow all building types and phases, including interior fit outs and core and shell, to target various levels of certification status depending on energy and water usage, waste, maintenance, air quality, and comfort. Additionally, LEED engages occupants to contribute and decrease consumption. For example, encouraging they take the stairs over using the elevator by placing them in a convenient location or accommodating bikers with storage options to reduce the number of residents commuting by car. Each LEED level – from certified to platinum – makes greater improvements to promote building, occupant, and environmental health.
The RELi rating system and leadership standard takes a proactive and holistic approach to resilient design, specifically in relation to the increased frequency of natural disasters and changes in weather as a result of climate change. Used by companies, developers, city planners, architects, bond insurers and more, RELi involves the entire community to assess and adapt vulnerable structures, taking preventative measures to ensure building’s can physically withstand natural disasters. In addition to mitigating hazards to buildings, the RELi system takes the preparedness of entire communities into account. Success is measured according to how quickly they can recover following unplanned events (including economic disruption and resource depletion). From preparing emergency supplies and acquiring back-up renewable-powered generators to thoughtful site selection and durability, RELi outlines the necessary steps building owners and leaders can take to future-proof communities and improve quality of life in a changing world.
WELL is a globally recognized performance-based system for measuring, certifying, and monitoring features of the built environment that impact human health and well-being. WELL identifies 100 performance metrics, design strategies, and policies that can be implemented by owners, designers, engineers, contractors, users, and operators of a building. Consisting of eight categories—air, water, nourishment, light, fitness, comfort, and mind—the WELL Building Standard bridges the gap between human and environmental health, recognizing that a strategy benefiting one will likely benefit the other. For example, increasing access to natural sunlight reduces energy consumption while improving productivity, mood levels, and circadian rhythm. While similar to FitWel, WELL places greater emphasis on the built environment and how it impacts human quality of life. Unlike Fitwel, to be eligible for WELL certification, projects must fulfill a set of prerequisites including several addressing air quality and filtration, water quality, ergonomics, and accessibility. Additionally, the documentation process is more rigorous with several strategies requiring applicants meet target measurements and produce data to support claims. Finally, to achieve WELL certification, the space must undergo an on-site assessment and performance testing by a third party.
The Passive House Institute US., Inc. (PHIUS) is a nonprofit 501(c)(3) organization committed to making high-performance passive building the mainstream market standard. Its certification program, PHIUS+ is the leading program in North America and the only one that combines a thorough passive house design verification protocol with a stringent Quality Assurance/Quality Control program performed onsite. The high-performance building standard challenges the industry to construct buildings that can maintain a comfortable indoor environment with very low operating energy. Certification indicates an energy efficient building design modeled using location-specific climate data and occupant behavior based on three pillars: limits on heating/cooling loads, limits on source energy use, required air-tightness and other prescriptive requirements. The latest version accounts for how occupant density and envelope-to-floor-area-ratio influence heating and cooling load limits. While the program is stringent and requires precertification review as well as third-party on-site quality assurance checks, PHIUS+ is considered a legitimate path to achieving net zero energy and offers tremendous long-term benefits to the occupant and owner. Its air-tight construction reduces moisture and mold issues, while heat recovery ventilation systems improve indoor air quality, while no thermal bridges make for a comfortable interior environment.
Developed by the International Living Future Institute, the Living Building Challenge is a performance standard for buildings that uses a regenerative design framework focused on maximizing positive impacts specific to a project’s place, community, and culture. Described as regenerative and self-sufficient, the ideal living building is informed by its bioregion’s characteristics, generates all of its own energy through renewable sources, captures and treats all of its water, and operates efficiently while being aesthetically beautiful. The Living Building Standard is continuously informed by current realities and project work as Institute staff monitor and make adjustments based on changes in the field and market. The Challenge assumes typical best practices are currently instituted for a project to begin the certification process. To achieve certification, projects must address aspects of all seven performance categories, known as Petals, which are subdivided into twenty Imperatives, including energy and carbon reduction, net positive waste, education and inspiration, access to nature, etc. Alternatively, projects can achieve Petal Certification for completing all imperatives under a specific Petal or category.
Developed by the U.S. Green Building Council (USGBC),LEED Zero moves beyond LEED certification to provide a framework for high-performance buildings and spaces and reduced greenhouse gas emissions through a comprehensive set of strategies impacting land, waste, materials, and more. There are four categories of LEED Zero including Carbon, Energy, Water, and Waste. To pursue certification, projects must be LEED certified under a BD+C or O+M rating system. Under USGBC, LEED Zero Carbon certification recognizes buildings operating with net zero carbon emissions over the course of the past year. LEED Zero Energy recognizes buildings or spaces that achieve a source energy use balance of zero over a period of 12 months. LEED Zero Water recognizes buildings that achieve a potable water use balance of zero over a period of 12 months.LEED Zero Waste recognizes buildings that achieve GBCI’s TRUE Zero Waste certification at the Platinum level.
Interested in pursuing green building certification for your space? Contact Laura Roth, Director of Business Development to speak with our high performance design experts.
Set to begin immediately and completed by September 30, 2021, the grant will facilitate early design assistance supporting the analysis of embodied carbon for Building Number 2 on Parcel 17 at Saint Elizabeths. Embodied carbon will be tracked and priced in three structural systems and building envelope details, thereby providing Redbrick LMD with sufficient data to minimize embodied carbon in the project at hand. Long-term, these insights will offer members in the local development community a model for assessing embodied carbon in their own projects. The ultimate goal is to establish a broader framework for future building valuation, including the development of carbon neutrality resources, policies, and code.
“We’re honored to be the recipients of this grant and to have the support of the DOEE once again. It’s a privilege to be selected to contribute our research and insights towards achieving DC’s progressive climate goals,” said Holly Lennihan, RA, LEED AP, Senior Associate and Director of Sustainable Design at Hickok Cole. “We’re especially thankful for forward-focused partners like Redbrick who are committed to promoting sustainable development and pursuing decarbonization strategies to secure a bright future for this historic campus.”
The project team includes structural engineers from Arup and high-performance construction experts from DPR. Arup will take the lead on documenting the structure with low embodied carbon concrete and cross-laminated timber; Hickok Cole will generate building façade details with similar criteria. Data will be managed using modeling software, One Click LCA. Following this study, DPR will conduct a cost comparison of the three structural assemblies. Final project deliverables include a report summarizing the activities undertaken in pursuit of reducing embodied carbon, a copy of the Life Cycle Analysis, and standard information contribution towards an official case study.
The announcement comes following Holly Lennihan’s appointment to the Advisory Board at the DC Building Innovation Hub, where she will act as one of the primary high-performance design experts. Under her leadership, Holly and her team have won a series of state and federal grants focused on sustainability, resilience, and urban ecological systems including a $20,000 grant to explore net-zero energy potential for 800 9th Street in July of last year.
About Hickok Cole Hickok Cole is a forward-focused design practice connecting bold ideas, diverse expertise, and partners with vision to do work that matters. Informed by research and fueled by creative rigor, we look beyond today’s trends to help our clients embrace tomorrow’s opportunities. We’ve called DC home for more than 30 years and are proud to have designed some of the area’s leading sustainable projects, including the American Geophysical Union’s net zero energy renovation and 80 M Street SE, the first mass timber commercial renovation in the District.
Much like the rest of the world, the coworking industry had a tumultuous 2020. Coming off the heels of WeWork’s collapse in 2019, it entered straight into a pandemic that didn’t exactly welcome strangers working in close quarters. But, over a year later, with vaccine rollouts moving at warp speed, coworking’s future is bright once again. The pillars that make up the original model – community, flexibility, and convenience – are exactly what the workforce is seeking in their return to the physical. In fact, according to CBRE, 82% of companies will favor buildings that offer flexible office space and shared meeting space, especially as they test out long-term hybrid work policies.
That’s not to say coworking won’t look different upon our return. The original model provided tenants a standard set of amenities designed to appeal to a wide audience, a catch-all strategy that didn’t consider industries requiring more tailored solutions. This next generation addresses what the modern workforce craved throughout the pandemic and accelerates the trends driving coworking well before: hyper-niche, hyper-curated spaces that attract and cater to targeted tenant types.
Communities seeing some of the most exciting new offerings are smaller markets like Richmond responding to the ongoing influx of mobile workers and creative talent migrating out of major cities. Our local team of coworking experts – Studio Director, Jessica Zullo, NCIDQ, IIDA, Senior Designer, Patrick Gegen, and Interior Designer, Jordan Camp, IIDA – share some of the trends and providers helping shape the post-pandemic flexible office landscape in RVA.
The Home Grown Hero
Beyond serving as office space, coworking is leaning hard into its ability to foster a sense of belonging within communities, seeking to expand opportunities for member bonding outside of the 9-5 window – especially for those new to the area. Convenience, inspirational design, and dynamic programming that serve member interests are key. At Gather, the Richmond-based coworking platform, each location pays homage to the city with design details specific to the individual neighborhood and its history. Programming caters to their membership of start-ups and entrepreneurs while engaging with the community through cross-promotion of local brands or Richmond-based services. Some examples include headshots by a local photographer or pop-up gallery events that feature local artists and provide a unique venue for members to meet with clients.
Following a year (or what feels like decades) in near isolation, many are anxious to make up for lost time. Richmond’s Common House, a local gathering and social hub, offers a coworking model emphasizing exclusivity on top of convenience and shared interests. Their members-only cultural experiences are designed for entertainment – spa and fitness services, wine tastings, live music, fine dining – all offered under one roof. These curated environments act as third places for both business and social pursuits, injecting creativity and lifestyle into the work experience to expose clients and colleagues to an additional layer of brand identity, status, and personality.
The Test Kitchen
Though essential to a typical coworking environment, the standard combo of open office, private huddle rooms, and shared conference amenities overlook the needs of entire industries – industries whose membership would benefit from specialty tools, technology, and spaces they don’t bear the brunt to finance and maintain. One of our favorite new examples is food hall, Hatch Local at The Current, a Richmond-based residency program catering to a rotation of food and beverage startups under one roof. Off the heels of a pandemic that made the restaurant industry particularly vulnerable, this coworking concept allows up-and-coming chefs and entrepreneurs to conduct market research and gather intel from consumers in a high-traffic area before committing to a retail front of their own. Members also have access to a commercial kitchen, office, and storage space as well as mentorship and advisory opportunities.
Beyond physical resources, the networking and mentorship opportunities available in a coworking environment grow ten-fold when offered among like-minded professionals. At the Collaboratory of Virginia (CVA), nonprofit organizations work alongside each other in a neutral shared space designed to facilitate innovation and collaboration among members and prioritize efficient use of networks and resources. In addition to receiving consultation or mentorship, members benefit from the exchange of information and experiences of others within a shared community which helps build stronger platforms by uniting support around similar causes.
Remote work has granted us an unprecedented level of flexibility – in our schedules, our furniture, and just about every inch of our lives. Untethered to our desks, we can work from anywhere, in our beds or at the beach. Even as we return to the physical workplace, that level of independence remains of paramount importance and some professionals will maintain the transient habits they’ve grown accustomed to. To accommodate those workers, we anticipate a greater need for coworking locations that offer daily or even hourly rates for drop-in guests.
On-demand services like LiquidSpace, connect professionals directly with a temporary desk or office space in the city of their choosing, including our fan favorite, Gather. This agile model serves mobile professionals with tasks that require focus like participating in an interview or when they need specific tools like photocopiers. Even workers who do have a designated office space may look for a third-space or touch-down location for off-site collaboration or retreats. Finally, short-term rentals allow coworking brands to capture unleashed space while exposing them to a new set of clientele, ones that could easily convert to long-term members down the line. Because now we know that so long as there’s Wi-Fi, nothing can stand in our way.
Just last month, over 1,300 tons of mass timber arrived on site at 80 M Street in Washington, DC’s Capitol Riverfront district. Having completed its journey from the forests of the Pacific Northwest and Eastern Canada, the timber was hoisted atop the commercial office building and, over the course of a few short months, will result in 105,000-SF of additional leasable tenant and amenity space. The 80 M Street renovation, the District of Columbia’s first mass timber and glass vertical expansion project, is a triumph for a number of reasons, the most crucial of which is its signaling to the real estate industry the possibility for further development of its kind.
The culmination of extensive research and a lengthy entitlement process including the approval for code modifications and community review, 80 M Street came to fruition under the guidance of a client with vision and the collaboration of an invested project team who saw the sustainable material’s long-term potential. And the potential is endless, insists the senior designer behind 80 M Street, Tom Corrado, LEED AP, who, in partnership with John Lang, AIA, a senior associate at Hickok Cole, has been exploring the next opportunity for mass timber development in DC.
“We’re at a point where every conversation we have with a client begins with mass timber,” Tom stated. Having witnessed the rise in remote workers this past year, and well aware of the housing crisis in the District, Tom and John venture that timber could reconcile these issues.
“Residential construction is primed for timber, especially when you need housing fast,” comments John. Having specialized in residential design throughout his tenure at Hickok Cole, John is an advocate for affordable and attainable housing and sees it as timber’s next step. “The module for housing is smaller than office and timber construction excels on shorter structural systems. Better still, mass timber comes in pre-fabricated panels that speed up construction and reduce the amount of labor on-site. Consequently, that usually means improved quality control.” With labor costs skyrocketing and skilled labor dwindling, this could ultimately help drive down or at least steady rent prices, he pointed out.
“Not to mention the biophilic element and connection to nature these residences would provide,” adds Tom. “Humans are not meant to live in these 600-SF boxes. We need access to greenery and sunlight. And just being surrounded by wood accomplishes that – it’s definitely better for you than concrete and dry wall.”
With the increased attention to health and wellness due to the pandemic, John explains, it’s obvious that the housing industry will require a shift as well. “That includes everything from better HVAC systems and ventilation to availability of outdoor amenities and remote work accommodations. But, we’ve also seen how drastically our presence impacts the planet. With nowhere to go this past year, the roads were clearer and so were the skies – we can’t ignore that.”
It’s true that our definition of a healthy lifestyle has expanded to include a focus on climate change and reducing our carbon footprint – and that of buildings. It’s especially true when you consider that the construction and building industry accounts for nearly 40% of global carbon emissions annually. Not only is wood the only building material that is 100% renewable but as they grow, forests actually sequester nearly 13% of total U.S. carbon dioxide emissions per year. As a result, buildings made from wood store that carbon throughout their lifespans.
The case for timber is clear and has been made countless times. So, if it seems so obvious, then why has it been so challenging convincing developers and building owners to pursue mass timber construction? As is usual with the early stages of any new technology, the biggest hurdles are cost and the associated risks (including a decent learning curve in this case) with being the first. But, as Tom points out, we’re not the first. We’re not even close – at least not globally. In fact, most of Europe and Canada, and even parts of Asia, including China despite its robust steel economy, have been investing in the material for some time now. In West Coast states like California and Washington, where timber is easily accessible and often cheaper, experimenting with timber in a variety of project types including schools, hotels, and even entertainment venues began almost a decade ago.
“We’re looking into medical office buildings as well,” Tom added. “There’s been a shift in the medical community away from single practitioners occupying a portion of a larger building towards several providing care under one roof. We predict folks will be going to a single location for all their health and wellness needs in the future so why not create a better environment and improve the user experience holistically?” Mass timber can improve air quality and acoustics, and has been proven to elicit a positive human response from occupants.
Now that timber has made it to the nation’s capital, the question remains: how can we propel the timber movement forward? Cutting down costs is one way – but that comes with increased supply. One of the biggest factors contributing to the premium on wood is limited resources on the East Coast. “We need to make the case for forests on this side of the country. Areas in the northeast like Maine and Vermont are well suited for it,” says John.
The next step is understanding the International Building Code and navigating jurisdictional zoning laws and safety regulations. “Form your project team early on, involve local representatives and jurisdictions right away, and educate the community,” Tom suggests. “Every project is different, but it only takes a few early adopters to remove uncertainty from the equation.” From there, he says, the knowledge is public, and you now have a pool of experts who can take the lead on the entitlement process or negotiating code modifications, as needed.
“It’s true that sustainability alone isn’t enough of a motive for development to occur, especially if the dollars don’t lean in your favor,” says John. “And developers shouldn’t have to bear the brunt of these costs. That’s why it’s crucial to have an open dialogue with your jurisdiction.” Putting your cards on the table and seeing how your goals align can prompt the introduction of sustainable incentive programs, tax credits, grants, and other forms of government support.
“The results are in on timber. We should no longer be concerned with early adoption,” Tom contended. “In fact, our biggest risk is being last to get on board.”
Want to explore mass timber for your next project? Contact Laura Roth, Director of Business Development, to schedule a conversation with the team.
This continues the forward-focused design firm’s development of net zero energy design acumen for projects in the DMV.
WASHINGTON, D.C. (July 13, 2020) – Today, Hickok Cole announced it received a $20,000 grant from the Department of Energy and Environment (DOEE) and with funding provided from the Green Building Fund. The funds will facilitate early design assistance supporting the pursuit of net zero energy performance renovations for an existing commercial office building in The District. The grant period will run through the end of September this year and yield a case study for DOEE’s use.
Spearheaded by the firm’s High-Performance Design practice, Hickok Cole applied for the grant shortly after being engaged by the office building’s management firm for a full Conceptual Design process. This marks the firm’s third major net zero energy focused project since the American Geophysical Union (AGU) headquarters renovation, Washington, DC’s first-ever commercial office renovation targeting net zero energy.
“We’re thrilled to be awarded the opportunity to further explore net zero energy performance,” said Holly Lennihan, RA, LEED AP, Senior Associate and Director of Sustainable Design at Hickok Cole. “Thanks to the DOEE and Green Building Fund grant, we can test the application of these design strategies and provide a path for our industry partners to engage in sustainable energy initiatives in the future.”
Initial grant activities include a design charrette in coordination with the engineers and general contractor. The project team will then create and study architectural and energy models, identify energy reduction opportunities, establish efficient building systems design and develop a conceptual budget in alignment with the renovation narratives generated during the charette. Throughout the four-month grant period, Hickok Cole will provide regular progress reports and conduct monthly meetings with the DOEE. Final deliverables include a case study created in collaboration with the client and grant team.
“The DOEE’s grant program is an excellent step towards achieving the climate action goals as outlined by the Clean Energy DC Omnibus Act of 2018,” said Yolanda Cole, IIDA, LEED AP, Co-Owner and Senior Principal of Hickok Cole. “As champions of high-performance design in the District, we’re committed to reducing the environmental impact of our industry and are proud to play a role in this historic movement.”
In June, DOEE also awarded Hickok Cole and MCN Build with the Design Build services for Kingman Island following the planning and feasibility study it conducted with the firm in 2017. The winning proposal presented a vision to enhance the island as “a unique educational and recreational asset for children and residents of the District, an oasis in the city that will protect critical habitats and species representing the District, and work towards the goals of a healthy restored Anacostia River and an engaged community.”
About Hickok Cole Hickok Cole is a forward-focused design practice connecting bold ideas, diverse expertise, and partners with vision to do work that matters. Informed by research and fueled by creative rigor, we look beyond today’s trends to help our clients embrace tomorrow’s opportunities. We’ve called DC home for more than 30 years and are proud to have designed some of the area’s leading sustainable projects, including the American Geophysical Union’s net zero energy renovation and 80 M Street SE, the first mass timber commercial renovation in the District.
The forward-focused design practice plans to relocate from its current Georgetown location in the spring of next year.
WASHINGTON, D.C. (June 3, 2020) – Hickok Cole announced today that it has signed a lease for a new 25,000 square-foot office, owned by Foulger Pratt in Washington, DC’s Union Market neighborhood. The 32-year old design firm has plans to move its 100-person staff from its current Georgetown location to 301 N Street NE by July 2021.
“We’ve loved being part of the Georgetown community for the past twenty years, so leaving is bittersweet. But, as the firm has grown and changed, so have our needs,” said Mike Hickok, Co-Owner and Senior Principal of Hickok Cole. “We’ve been searching for new space and have always felt the character of the Union Market neighborhood aligns with our creative culture. The move provides a unique opportunity to invest in what’s next for DC and contribute to the revitalization of one of the city’s most interesting new neighborhoods.”
Press House first came to Hickok Cole’s attention several years ago while they were designing an adjacent mixed-use project at 300 M Street NE. Since then, Foulger Pratt purchased the property and is developing a multi-building mixed-use project on the site. Hickok Cole approached Foulger Pratt to learn more about their vision for the property, eventually striking a deal to lease office space on the top two floors of the historic Press House building that gives the development its name.
“At our core is a drive to do work that matters,” added Yolanda Cole, Co-Owner and Senior Principal of Hickok Cole. “We pride ourselves on our local expertise and the ability to make an impact in our own backyard. This transition marks a pivotal moment as we design our new home to reflect both who we are today, and who we strive to be in the future. I am confident in the talent, creativity, and passion of our team to position the firm for the next generation of success.”
Built in 1931, the three-story industrial building originally served as home to National Capital Press, the company responsible for printing training manuals for the government’s War Department. Nearly a century later, Foulger Pratt is seeking to landmark the building and has preserved its historic character by maintaining and restoring the original façade, while adapting the interior to function as state-of-the-market retail and office space. Interior details, including the original mushroom columns on the second floor, will remain. The most distinctive feature will be the five saw-tooth monitor skylights. At their peak, the skylights span a total floor-to-ceiling height of 30 feet and provide an abundance of natural light throughout the space.
“We are thrilled that Hickok Cole selected 301 N Street as the location of their new headquarters,” said Cameron Pratt, Managing Partner and Chief Executive Officer of Foulger Pratt. “The historical architectural features of the building, centered at the heart of a rapidly changing Union Market neighborhood, provides the ideal setting for a leading-edge design firm like Hickok Cole.”
Hickok Cole will design their new interior office space to LEED Gold certification. Spearheaded by the firm’s Workplace Interiors practice, the new design will be informed by an internal vision and discovery process and seek to unify the entire design studio on one floor, in an open-office concept intended to promote collaboration, communication, and connectivity among sectors and services.
About Hickok Cole Hickok Cole is a forward-focused design practice connecting bold ideas, diverse expertise, and partners with vision to do work that matters. Informed by research and fueled by creative rigor, we look beyond today’s trends to help our clients embrace tomorrow’s opportunities. We’ve called DC home for more than 30 years and are proud to have designed homes for some of the area’s leading organizations, including National Geographic, NPR, and American Geophysical Union, the first net zero energy building in the District.
Well before the 2020 global pandemic, people were averaging 90% of their lives indoors. Now with mandatory shelter in place orders, social distancing, and encouraged remote working, this once appalling figure feels more accurate than ever. The unprecedented amount of time we’ve spent in our homes recently has fundamentally altered the role it plays in our everyday life, forcing it to serve more functions than ever before—high-performing workplace, flexible gym, stimulating school, entertainment hub, and safe haven. Stretching our personal space to its limits has shown a spotlight on what works and what doesn’t, and prompted the entire population to think more intentionally about how the residential environment meets their needs. How will this pivotal moment in history shape our relationships with our home, our community, and the environment as we look towards our return to society?
Time spent working at home has meant that our daily commutes, team lunches, and run-ins at the water cooler have been eliminated – or replaced by virtual means. Between work, news, Netflix, Zoom happy hours, and social media, people are spending an exorbitant amount of time in front of screens, and it’s beginning to wear them down. Deprived of human interaction, people are craving DIY activities and connections with nature. As restricted access to shared amenity spaces lift, already highly sought after green spaces will become more popular than ever, serving as space for screen-time reprieves. To meet demands, we are exploring how rooftops, terraces, and courtyards in residential environments can evolve to accommodate urban farms and community gardens geared towards providing healthy, fresh foods to residents. The availability of these outdoor hobbies would support community wellbeing and relaxation while reducing the time residents spend in grocery stores or other enclosed market spaces.
Work from Home
Space comes at a premium in any big city, but lack of space while working from home is associated with poor ergonomics, decreased productivity, and increases in stress, migraines, and joint or muscle pain. The teleworking trend shows no signs of slowing down, placing emphasis on innovation and creative use of space as we approach the next chapter of multifamily design. To accommodate more time spent working at home, we expect to see an increase in dual purpose rooms and flexible furniture, including built-in desks and bookshelves, walk-in closets that double as office space, or flip up desks at windows sills that double as storage space. Shared amenities will include multiple co-working lounges throughout the building with access to natural light and widely dispersed workstations with excellent acoustics, in addition to outdoor work spaces immersed in greenery.
Co-working is not the only amenity evolving towards increased outdoor use. With fitness facilities and amenities closed during the pandemic, many residents have adjusted their exercise regimen, picking up jogging and cycling outside as a result. Some have gotten creative by utilizing staircases for sprints and squats or taking to Zoom for streamed workouts in their living rooms. To accommodate new styles of exercise and ensure proper sanitation of all work out spaces, we expect to see more variety in fitness design including indoor/outdoor features, an increase in smaller, segmented interior spaces with streaming capabilities for private use, as well as fewer cardio stations that sit farther apart. If a new fitness facility is not an option, management might consider investing in the aesthetics of stairwells – fresh paint, engaging wall art – to encourage their use, both as an alternative to elevators and for exercise.
Coronavirus has emphasized the effect of socioeconomic factors on human health and we must implement procedures to guarantee clean air and a safe environment for all. Studies show that air pollution is linked to higher rates of Coronavirus deaths while exposure to air pollution is typically linked to lower income neighborhoods and communities of color. To mitigate the spread of germs and bacteria, we anticipate air quality tests and filtration processes will be held to a higher standard moving forward. Increased air filtration can lead to higher upfront and operational costs, so engineers will be called upon to utilize innovative strategies to provide higher filtration without increasing energy consumption. Developers and operators should play an active role to ensure residents across their portfolio have access to clean air. Further care should be taken as they relate to minimizing and eliminating indoor contaminants by selecting materials with low volatile organic compounds (VOCs), easy to clean high touch surfaces, and green cleaning products. Finally, building operators can incorporate signage that highlights the importance of indoor air quality, water quality, and natural light to their occupants, as well as communicate what actions they’re taking to maintain a healthy environment for their community.
Access to the internet is no longer a luxury but a vital part of our existence in society, a fact that has become more prevalent in our socially-distant world. Those without internet access are disproportionately at risk of missing out on educational and career opportunities. Residential environments may consider incorporating Wi-Fi or broadband into their utilities or amenity services. Additionally, they may offer desktop computers for public use or tablets and laptops for rent.
Social distancing has generated a deeper appreciation for real life experiences and human connection. Despite living in isolation, we continue to host virtual graduations, reunions, and happy hours. We’re reaching out to old friends, keeping in touch with distant family and forming stronger bonds with our community through volunteer work. While video chat, phone calls, and social media have helped keep us connected, they’re no replacement for face-to-face interaction. As we emerge from this experience, we expect to see a surge in social activity and multifamily should be prepared to meet demand with amenity spaces and programming that promote community building, entertainment, and collaboration among neighbors in a safe and meaningful way.
The pandemic has underscored some of the more glaring inefficiencies within urban planning. Traditional zoning policies segregate business districts from residential ones, resulting in economic dead zones and a disparity between areas with tall, dense development and areas with 2-3 story low rise development, further contributing to a lack of available and affordable housing. One solution is to establish zoning adjustments that would allow for more diverse developments or hybrid opportunities, developments that combine residential and commercial use. Not only would these opportunities help breed safer and more economically active communities, but they could help prevent the creation of hot-spots or vulnerable areas with higher walkability scores and increased accessibility to 80% of our basic human needs, including schools, parks, retail, and above all, healthcare services.
A recording of the webinar and a copy of the presentation are available for download, here.
As the building and construction sector improve operational carbon efficiency to address global GHG emissions, embodied carbon will make up an increasingly significant share of a building’s total life cycle emissions (up to 50%, from approximately 28%, today). While policy and code changes are on the horizon, it’s clear we need immediate action if we are to reverse the damage already inflicted by the built environment.
In honor of Earth Day this month, we asked our partners to share what steps they believe the industry can take today to help move the needle towards carbon neutrality and net zero carbon projects.
“Investors drive demand on the front end – informing building owners and developers about their priorities and expectations. More than ever, investors are prioritizing ESG goals and requiring building owners to report against sustainability targets. Tenants are the customers on the back end – and they need to use their consumer power to demand spaces and buildings that meet rigorous sustainability requirements. This consumer demand, while increasing, has not hit scale yet.
There is potential to increase demand for high-performance buildings in both groups, but the key is to talk about concerns that resonate. Investors care about their reputation and about remaining in business no matter what climate or natural disasters strike. Tenants generally don’t choose buildings based on performance; for them, it might be more important that a building is beautiful, resilient to power disruption and designed to keep them healthy and safe. Environmentalists in the building industry need to translate the benefits of high-performing buildings into value for those who have the power to influence the outcomes.”
“Not only does embodied carbon make up an increasing share of total carbon, but as things currently stand, embodied carbon is projected to represent 50% of the global carbon emissions for new buildings from today by 2050. In other words, at least half of the impact of new construction, in the timeframe that matters to fight climate change, is in building materials.
Reducing embodied carbon can be done at the material or component level itself, as with the composition of concrete, and by implementing the circular economy. Circulating materials minimizes the volume of production and therefore emissions, as they get reused and recycled, while generating revenue in new ways. Even better than reducing carbon is storing it in natural products such as straw or sustainably sourced wood. Many solutions are available now, and at little cost, but they require changes in habit. This is why, progressively, governments should procure only zero or negative carbon materials, while projects, owners, and manufacturers explore the value that lies within the circular economy. As designers, we should continue talking about embodied carbon and be proactive in advocating for low carbon design solutions.”
As designers, we should continue talking about embodied carbon and be proactive in advocating for low carbon design solutions.
Melanie DeCola, Manager, Architectural Research, The American Institute of Architects
“The AIA has pivoted its mission, slightly to be primarily climate focused. The COTE Top 10 has now been re-established as the Framework for Design Excellence and is being included as criteria for awards across the organization. The AIA has also created a spreadsheet for architects to download and input predicted and measured data in order to understand the carbon impact of their projects; this spreadsheet directly matches the 10 categories in the Framework.
We’re also planning the 2020 Intersections Research Conference this fall, in conjunction with ACSA, which will be entirely focused on issues around carbon and carbon management. This will be a chance not only for architects to come together and share the knowledge needed to solve some of these massive planetary challenges and share lessons learned, but for academia to present the latest research on life-cycle analysis, decarbonized grids, materials science, and more.”
Mark Fretz, Associate Director of Outreach, Research Assistant Professor at the University of Oregon
“Designing for carbon is designing for health. We need to reframe the conversation of carbon in buildings to be less abstract and technical and more about the health of individuals, communities, and the planet impacted by GHG emissions.
At the University of Oregon, we launched the Institute for Health in the Built Environment to synthesize these vast scales of health, through radical interdisciplinary and industry relationships that move beyond typical integrated design practices to connect architects, engineers and contractors with biologists, chemists, physicians, and environmental health experts. Through our industry research consortium, Build Health, we are developing and conducting an impactful research agenda together with design firms, such as Hickok Cole, manufacturers and other built environment stakeholders, who can then translate the findings into design, construction and operation practices. Furthermore, through Build Health, design students here at the University of Oregon have the opportunity to work with industry to visualize and design for the unseen in buildings, including performing whole-building life-cycle assessment (WBLCA) on real projects to identify sources of high embodied carbon and develop lower carbon alternative solutions.
This ecosystem of research collaboration across industry and academia, coupled with the integration of research findings into design education, will be how we move the needle towards carbon neutral and net zero carbon projects now as we focus on developing healthier individuals, communities, and planet.”
“The most straightforward way to reduce embodied carbon now is by repurposing existing buildings or using existing materials to build new buildings so you aren’t using a bunch of energy to harvest new materials. These methods can make economic sense for developers now, using smart design and construction methods to keep costs down. Until embodied carbon is linked to some kind of cost metric, it’s not going to be widely adopted. Once that happens, there will be a tipping point where demand for materials that encase or sequester carbon increases dramatically.
In the meantime, our industry can invest in material research, mock ups, tests and use cases for new or re-discovered building materials that encase or sequester carbon. A prime example is mass timber, which is rapidly gaining traction in the design world for its aesthetic beauty and sustainable properties. An emerging example is alternative cement, or cement made of fly ash (fine particles formed when coal is burned in power plants) in lieu of the traditional carbon-intensive burning of limestone. At DPR Construction, we are investing in these methods and collaborating with our industry colleagues to research and raise embodied carbon awareness. For example, we contributed to Integral Group’s “The Total Carbon Study” back in 2015, which established key metrics for whole building life-cycle elements. More recently, we built our sixth net zero energy designed office out of mass timber in Sacramento. There’s a lot to consider when developing real estate, and we are working to ensure embodied carbon is part of the conversation.”
“There are three BIG steps that the industry must take. The first is that owners must buy the maximum level of green power available through their local utility. The cost of renewable energy is increasingly a bargain compared to efficiency savings through cutting edge building design. You can have both, so commit to renewables! Next, designers must eliminate combustion on site. When you look at the Global Warming Potential (GWP) contribution of leakage in the natural gas delivery grid, it doubles the impact of the fossil fuel burned on site. Stop setting things on fire and promote electrification! Finally, Contractors and manufacturers must require Environmental Product Declarations (EPDs) and volume takeoffs for all materials significantly contributing to the project’s embodied carbon. This will require commitment from owners with designers’ specifying accordingly. You cannot manage what you do not measure!
Implementing these steps requires patience, but if we want to slow global temperature rise, we must do this important work now, before it’s too late.“
“With a recent increase in my time for introspection, I was thinking back (nearly a decade now) to the first time I tried to wrap my head around these vague definitions of ‘Zero’ targets, while completing a campus zero waste strategy during a Graduate Assistantship. How on earth was I supposed to develop a plan for an entire campus to divert all of their waste? Only to learn that zero waste was widely accepted to mean only 90% diversion – signaling that close was good enough. A more complex language has since emerged with operational energy. Which NZE/ZNE/ZE definition will you follow? Are you including source energy calculations, or is site energy good enough?
Coming back to current day, embodied carbon is now starting to get some air time, not on every project, but gaining some ground every week. On a recent Living Future webinar, the term, Integrated Carbon, was used to emphasize the importance of evaluating embodied and operational carbon in tandem throughout the design process, not allowing them to stay in their current silos. Ming Hu’s recent book, Net Zero Energy Buildings: Predicted and Unintended Consequences introduces the term, Zero Impact Buildings, which also highlights the need to include calculation of occupant transport choices. While I don’t have the perfect phrase or term to use today – I challenge our design community to take the rest of 2020 to tackle the linguistics challenge of clearly and consistently communicating carbon management impacts throughout design, construction and operations of buildings. When we talk about carbon, we will talk about ALL carbon impacts and possible reduction strategies, not just the ones that will earn the project a new plaque in the building lobby after a year of operation.”
I challenge our design community to take the rest of 2020 to tackle the linguistics challenge of clearly and consistently communicating carbon management impacts throughout design, construction and operations of buildings.
Architecture in Washington, DC is easily overlooked, often distilled to a vision of concrete and conservatism or disregarded as unimaginative. But architects in the city would argue that this couldn’t be further from the truth. In recent years, a broader shift in cultural and social values coupled with an urgency around climate change have contributed to a gradual yet undeniable transformation of the capital’s urban landscape. Even as the same restrictions around height remain in place, architects in DC have continued to innovate and mature within those boundaries – redefining the city through placemaking and the sheer power of a facade.
Ahead of the Facades+ DC conference this month, we sat down with Co-Chair Elba Morales and panel moderators, Holly Lennihan and Sophia Lau to discuss the evolution of DC design and explore the most significant factors influencing its future. Let’s dive right in.
Elba, over the past
several months, you’ve been working closely with the Architect’s Newspaper to
curate the programming for Facades+ DC. What influenced your selection of panel
topics and speakers?
Elba Morales (EM): The conference presented us with an opportunity to design a program around what we’re most excited about and, more importantly, what we thought our peers and clients would be most interested to learn. We wanted to expand the conversation on DC architecture beyond federal buildings and monuments by introducing a new crop of buildings with materials, details, and tectonics that offer a counterpoint. Likewise, the local industry’s recent discussions around glass box fatigue are justified to a certain degree. But we tried to examine what it is about glass facades that we’re reacting to specifically – is it the lack of sustainable strategies in the enclosure, the generic character of the façade, the missed opportunity to contribute to the character of the neighborhood? We wanted to capture how glass is being redefined to become more sophisticated and tectonically complex. Solid facades present different opportunities in terms of placemaking. So we selected projects that convey how a facade can relate to its surroundings in different ways and propose a new type of monumentality. Finally, we knew we definitely wanted to address high-performance design because of the natural progression of policy and because we feel it’s important to perpetuate the dialogue around sustainability.
You mention DC’s glass
box fatigue, which has been a hot topic across the industry over the past few
years. What makes the first panel’s focus on the glass facades at the
International Spy Museum and 2050 M Street different?
EM: Both projects have a distinctive façade and treatment of glass that is anything but generic, and we’re going to hear directly from the teams responsible for executing them. If you think about 2050 M, we see the fluted panels but so many of the details are hidden, or eliminated in the case of the vertical mullions. At the Spy Museum, all of the gymnastics of the oversized glass and connections to the angled fins are fascinating to me. It’s really unusual to see a façade layered in such a way that it creates pleats – it makes the whole facade feel lighter. And the way the entire façade cantilevers over the street! These tectonics did not exist in DC before these two buildings. The complexity of these facades required a lot of technical expertise, in some cases a massive approval process, and ultimately an owner willing to go there. I want people to be inspired by the challenges that come with innovating and going outside the norm like this, and look forward to hearing more about it myself.
How do you hope the
presence of these innovative projects will impact design within the city?
Sophia Lau (SL): It’s important to showcase that this kind of work can be
done in DC. These buildings have a sculptural quality and are very thoughtful
in how they’re realized in the details of construction. They create
inspirational places for people to enjoy and remember. Exposing the DC
marketplace to this caliber of design will hopefully bring new trades and
skills to the construction industry that make it more mainstream. Everything we
build is part of a movement to push the industry to the next level. Having
these kinds of forums allows us to engage in conversation, build on ideas and
then fuel them forward. It’s a village: the designer, the contractor, the
developer and so on. We want to find new ways to inspire and challenge the
status quo and enjoy working with clients that want that too.
The second panel takes
the concept of sculptural design to the extreme through the examination of the
Glenstone Museum and The REACH at The Kennedy Center. What makes you excited to
hear from the teams behind these two projects?
SL: We chose to highlight glass versus non glass on purpose to spur a
conversation between mass and opening. We want to capture how buildings can
display elements of excellent design through the examples we highlight in the
conference. Not just in museums or institutional buildings but in offices and
buildings that affect our everyday. At The REACH, Stephen Holl took advantage
of the fact that concrete is liquid to create an experience that embraces
curves. His team used the plasticity of poured-in-place concrete to create
dynamic forms that literally dance in the landscape. What’s so compelling about
Glenstone is how an institution can use the humble material of concrete and
realize it in a majestic way. The facade is more than just an envelope and is
deployed masterfully. It demonstrates the level of creativity that can be
achieved with any material, and showcases how something like concrete can be
looked at thoughtfully and reinterpreted. The precast concrete units surprise
people because they think its stone. We know it’s not, but Thomas Phifer and
his team elevate the material in a way that alters its perception. I am
exceptionally interested in learning more about that process and how they could
get it to a point of transformation.
The final session invites
experts from Transsolar and the Center for the Built Environment to share the
latest on their sustainability research. Why are open dialogues like this more
important now than ever before?
Holly Lennihan (HL): No matter which way you look at it, climate change
cannot be ignored, and that translates to the building industry in the form of being
more intentional with how we design. With legislation like DC’s Omnibus Act,
all of a sudden we’re having mandated conversations that explicitly require us
to explore outside of our comfort zones and learn from others in the field.
Quantifying and analyzing building performance or studying how buildings
perform with different facades is an expertise, so how do we find and tap into
those experts to educate ourselves and our peers? Education is key. That’s why sharing
our work more frequently is extremely valuable, especially when it comes to
sustainability. It makes replication of what works so much easier, and that’s
what we want above anything else – to make high-performance design more
approachable for designers and clients. As sustainable programs become more mainstream, the
evolution of how they’re applied is changing becoming more sophisticated. For
example, we talked earlier about the glass box phenomenon, and all-glass
buildings are not great for sustainability when it comes to energy usage. The current
solution tends to revolve around layering or adding shading techniques to
reduce overheating, but now is the time to go back to the basics and add mass
as well as take advantage of the available technology. People are working hard
to sort out how to make a shift in their design process. It’s an amazing time
to be an architect because there’s a real transformation occurring in how we do
what we do. One thing we can’t forget – even with all of the new technology out
there – is that the fundamentals of design still apply. Basic things like
quality air barriers and proper insulation – these are age old responses to
climate conditions that start at the very core of the building and cost
nothing. I really think the whole industry is coming to terms with the concept
of less is more. And as Sophia said before, the only way we’re going to get
there is together.
What do you all hope
people take away from the conference?
HL: There are a lot of
great nuggets to pull from, even at the basic level. We want to impress upon
owners and developers that professionals in this area don’t shy away from
risk. We are not going to ignore the complications of trying something new, or
being the first as in the case of our work at AGU. We understand that these
conversations start early and that we need to continue to educate ourselves.
Anyway we can move the needle forward with our clients – whether it’s a more
sophisticated facade or designing for net zero energy – that’s a win for us.
SL: This is an
opportunity to join a forward-thinking community. We hope people come away
motivated to become active participants in the dialogue, research and
collaborations that are pushing the built environment to new heights of design
EM: Ultimately, we’re pushing for change and a more immediate dialogue on what it takes to follow through on ambitious aspirations. In the context of the conference, we want to see more buildings with facades that inspire us and that are better for our city, people, and environment. The conference has an excellent range of speakers who will tackle these topics from diverse viewpoints – sharing details, processes, and challenges that are not public. That in itself is so powerful. We want people to feel inspired by what is presented and what can be achieved. And to know that DC is happening!
Elba Morales, LEED AP is an Associate Principal and Senior Designer at Hickok Cole. She is currently working on several repositioning projects including 1400 L Street NW, 2340 Dulles, and 2 Bethesda Metro.