Zero Carbon - Living Future

300 Kansas

Natalie Van Dreal — Wed, 21 Jan 2026 16:52:37 +0000

Project Overview

Project Name	300 Kansas
Certification Type	Zero Carbon 1.0
Location	San Francisco, CA, USA
Typology	Core & Shell R&D and Advanced Manufacturing Facility
Area	150,000 square feet
Start of Occupancy	Unoccupided
Occupancy Type	Core and Shell Lab – Office
Occupancy	Core and Shell – 2 Overall – 417

Photograph courtesy of Jason O’Rear

The 27,500-square-foot site is situated at 16th and Kansas (Assessor’s Block 3958, Lot 006. To make way for the new structure, the existing one-story building was demolished. Located in the heart of San Francisco’s Design District, this project features a six-story, 137,000-square-foot core and shell building.

The new building sits atop a basement level primarily utilized for parking. It is intended for light manufacturing and laboratory tenants.

Project Team

Owner	Spear Street Capital
General Contractor	Spear Street Capital
Architect	Form4 Inc.
Mechanical Engineer	PAE
Civil Engineer	BKF
Mechanical Engineer	PAE
Electrical Engineer	PAE
Structural Engineer	KPFF
Landscape Architect	Groundworks Office
Certification Consultant	Atelier Ten

Early Design Process

The project team for 300 Kansas Street was assembled with Spear Street Capital serving as the developer and Atelier Ten engaged as a key sustainability and building performance consultant, alongside an established group of design and engineering consultants already involved in the project. From the beginning, the team was working toward a high-performance building that included an all-electric design and a LEED Gold target. However, ILFI Zero Carbon Core & Shell certification was not an initial project goal and was considered after the design process was already underway.

ILFI’s Zero Carbon certification was first discussed when the project team began considering how to build upon the project’s existing sustainability goals. Atelier Ten expressed early interest in pursuing Zero Carbon certification because it is a performance-based standard that requires ongoing verification of building performance beyond design and construction. At the same time, Spear Street Capital had recently completed a project in Seattle known as the Watershed, which had achieved ILFI Living Building Petal Certification. During the leasing and sale of that project, Spear Street Capital observed that the market responded positively to the building’s sustainability attributes, including higher lease rates and increased asset value.

Drawing on this prior experience, Spear Street Capital raised the possibility of pursuing ILFI Zero Carbon Core & Shell certification at 300 Kansas Street. This experience helped inform the decision to pursue a more ambitious sustainability strategy beyond LEED Gold, despite the fact that the Zero Carbon Core & Shell program was a pilot program that had not yet been pursued by other projects.

Once both Spear Street Capital and Atelier Ten recognized their shared interest in Zero Carbon certification, Atelier Ten conducted a comprehensive feasibility study. The purpose of this study was to ensure that all consultants understood the specific requirements, documentation expectations, and performance obligations associated with the certification. Because the design process was already in progress, this effort involved reviewing previously proposed design options and identifying small, cost-effective adjustments that would allow the project to meet the Zero Carbon criteria.

The decision to pursue ILFI Zero Carbon Core & Shell certification was based on the results of this feasibility analysis and the alignment between the developer’s sustainability ambitions and the consultant team’s technical understanding of the The decision to pursue ILFI Zero Carbon Core & Shell certification was based on the results of this feasibility analysis and the alignment between the developer’s sustainability ambitions and the consultant team’s technical understanding of the standard. Following this decision, the certification requirements and associated expectations were communicated to the broader consultant team through continued coordination and discussion, allowing the project to move forward with a clear understanding of the goals and constraints associated with Zero Carbon certification.

Photograph courtesy of Jason O’Rear

Occupancy

The most significant challenge encountered during the performance period was that the building remained entirely unoccupied by tenants, despite the original plan for immediate post-construction occupancy. This discrepancy rendered the initial whole-building energy model inaccurate, as the only occupants were building management staff utilizing the Core and Shell portions. To overcome this, the team performed a rigorous calibration of the energy model using eQUEST to isolate common space zones and establish a logical EUI target based on actual, rather than theoretical, usage. Site investigations revealed operational inefficiencies, such as Fan Coil Units (FCUs) running 24/7 at maximum speed with setpoints as low as 68°F and the Dedicated Outdoor Air System (DOAS) running without a load. The team corrected these issues by adjusting setpoints and providing direct instructions to facility management to align operations with the design intent, a process finalized in April 2024.

The primary lesson learned is the necessity of bridging the gap between design assumptions and real-world facility management through active, site-specific monitoring. Since the lack of a “usual” occupancy pattern created a risk for high energy waste, the project demonstrated that an ILFI-oriented performance goal requires a more granular, zone-based approach to modeling that can adapt to delayed tenant move-ins. Future projects will benefit from establishing clearer communication channels with facility staff early in the performance period to ensure that systems like the DOAS are not left running in vacant spaces. This experience underscores that occupant behavior—or the lack thereof—must be met with flexible operational strategies and frequent site audits to ensure the building performs as efficiently as intended under any occupancy scenario.

Photograph courtesy of Jason O’Rear

Lessons Learned

Several lessons emerged from the pursuit of Zero Carbon Core & Shell certification at 300 Kansas Street, particularly regarding timing, coordination, and documentation. One key lesson was the importance of early discussions around certification goals. Although the project ultimately achieved certification, the design process was already underway when Zero Carbon was introduced. This required the team to revisit proposed design options and navigate additional coordination among consultants. Earlier alignment may have reduced the need for later adjustments and feasibility analysis.

The project demonstrated the value of having sustainability expertise embedded within the design team. Atelier Ten’s early interest in Zero Carbon certification and their ability to conduct a detailed feasibility study helped clarify requirements and manage expectations across the consultant team. This process ensured that all parties understood the performance-based nature of the certification and the need for ongoing verification beyond construction.

Another lesson relates to documentation and tenant-facing materials. The development of a Tenant Sustainability Guide and a “kit of parts” proved essential in supporting certification requirements during tenant buildout and operations. These tools helped translate base-building sustainability strategies into actionable guidance for tenants, reinforcing the importance of clear, accessible documentation.

The project team also learned that early material decisions can significantly reduce later costs and complexity. Because low-GWP materials such as recycled concrete mixes were already specified, the upfront costs associated with Zero Carbon certification were minimal, and no major design changes were required.

The post 300 Kansas first appeared on Living Future.

Alfa Campus

Living Future — Thu, 23 Jan 2025 18:52:00 +0000

Vital Stats

Certification Status	Zero Carbon
Version of LBC	1.0
Location	HaMerkaz, Israel
Project Area	265 square meters
Start of Occupancy	March 2023
Number of Occupants	12

Project Team

Owner	Alfa Sustainable Projects LTD.
Interior Designer	Hilla Reuven Interior Design

Product Selection & Material Reuse

Did the team use a new (or new to the team) product or material or assembly that helped meet the project’s certification goals that other projects should consider using? Was a material or product used in a novel way? Was a salvaged product used in a different way than originally intended that tells an interesting story? How did the team engage artisans, fabricators, or makers to support the local materials economy?

Photo credit: Omri Amalsem

In constructing Alfa Campus, the team took a creative and environmentally conscious approach to furniture selection by salvaging and repurposing materials from their previous office. Key elements, such as the kitchen units and office desks, were carefully dismantled from the old workspace and reimagined for use in the new campus. For example, desks from the previous office were resized and refinished to fit the dimensions and design aesthetic of the new space.

To bring this vision to life, the team engaged local carpenters and artisans who played an essential role in adapting the salvaged furniture. These skilled professionals adjusted the kitchen cabinetry to align seamlessly with the layout of the new campus kitchen, integrating modern functionality while retaining the furniture’s original character.

The decision to repurpose existing furniture in innovative ways highlights how materials can be creatively reused to meet sustainability and certification objectives. The process demonstrated that salvaged items could be transformed to achieve a modern, functional, and visually appealing result. Moreover, this approach provides a replicable model for other projects aiming to reduce waste and support local economies while achieving high standards in sustainable design.

Occupancy

What surprises or issues did the project encounter during the project’s performance period? Did occupants use the building in unexpected ways that impacted performance? How did the team overcome these challenges? How will the lessons learned from occupant behavior influence future projects?

During the occupancy period at Alfa Campus, the team encountered higher-than-anticipated electricity use during the winter months, primarily due to increased reliance on personal heaters. The challenge arose from an unusually long and rainy season, coupled with the inefficiency of the HVAC system in heating the expansive space, which drove occupants to seek additional warmth for comfort. As a result, electricity consumption exceeded the renewable energy generated by the solar photovoltaic system, leading the project to temporarily fall short of its net-zero energy target.

To address this shortfall and uphold the campus’s commitment to sustainability, the team entered into a Power Purchase Agreement (PPA) with clients. This innovative step allowed the project to offset its additional energy consumption by sourcing renewable energy externally. While this adjustment was not part of the original strategy, the PPA provided an opportunity to diversify the campus’s zero-carbon approach, demonstrating adaptability and a commitment to long-term sustainability, as well as foster new business relationships.

The limitation in expanding the existing solar array underscored the need for alternative strategies to ensure energy efficiency and occupant comfort in future winters. For subsequent seasons, the team plans to explore additional solutions such to increase comfort and reduce electricity use in winter season operations.
This experience underscores the value of diversifying renewable energy strategies, not only to address unexpected challenges but also to enhance resilience in achieving sustainability goals. By combining on-site renewable energy generation with external renewable sourcing, the project demonstrated a flexible approach that other developments can emulate.

Lessons Learned

Are there discussions the project team would have initiated at a different time in the process? Are there processes or documents the team wished they had implemented during construction to help with certification compliance? What worked well in the team’s design process that other teams should consider implementing?

Measuring Consumption Across Seasons:
One critical lesson was the importance of continuous, detailed monitoring of energy consumption throughout different seasons. While the team accounted for typical usage patterns during the design phase, the unusually long and rainy winter season revealed higher-than-expected electricity use, especially for personal heaters. This underscores the need for real-time energy monitoring and data analysis throughout the performance period. By implementing advanced monitoring activities early in the process, the team could have identified seasonal trends, made proactive adjustments, and better managed occupant comfort and energy efficiency.
Localized Energy Monitoring:
Another key takeaway was the importance of separating energy consumption data for individual buildings on a shared campus. By integrating localized monitoring systems, the team gained clearer insights into the specific energy use of Alfa Campus.
Positive Experience with Retrofitting:
One aspect of the project that worked exceptionally well was the decision to retrofit the existing building. This approach significantly reduced embodied carbon by repurposing materials and structures, aligning with the project’s sustainability goals. The retrofitting process also proved to be a positive experience, demonstrating that older buildings can be effectively transformed into high-performance spaces. This success serves as a valuable model for other project teams seeking to balance sustainability with cost-effectiveness.

Photo credit: Omri Amalsem

The post Alfa Campus first appeared on Living Future.

Vicinity Centres – Chadstone Place

Living Future — Thu, 23 Jan 2025 18:07:32 +0000

Vital Stats

Certification Status	Zero Carbon
Version of LBC	1.0
Location	Victoria, Australia
Project Area	9,869 square meters
Start of Occupancy	April 2023
Number of Occupants	650
Number of Daily Customers	50

Project Team

General Contractor	SHAPE
Architect of Record	Bates Smart
Structural Engineer	Robert Bird Group
Civil Engineer	Robert Bird Group
MEP Engineer of Record	ADP Consulting
Green Building Consultant	ADP Consulting

Early Design Process

How was the team assembled? When was ILFI’s certification first discussed? Who was the first team member to bring up the possibility of certification? How did the team arrive at the decision to pursue certification? How was the decision communicated to all team members?

The concept of Living Future’s Zero Carbon Certification formed an integral part of Vicinity Centres’ pitch and successful bid to secure Officeworks at Chadstone Place.

Zero Carbon Certification aligned with Officeworks corporate sustainability strategy and proved the market point of difference for Vicinity Centres.

Vicinity Centres led the discussion working together with the consultant team to validate certification. The consultant team was assembled at project conception and thus committed to achieving the outcome at engagement.

Construction

How did the project team ensure ILFI requirements were met during construction? At what phase did the team begin to involve the general contractor and/or subcontractors? What resources did the team create and maintain to disseminate the major requirements? Did the project team hold regular meetings or other events to answer questions? Were there any issues that arose during construction that would impact certification? How did the team work through these issues?

Photo Credit: Pixel Collective

The requirements were investigated, understood and verified against the design as achievable by the consultant team prior to construction. This included a full carbon assessment.

The project team also took the initiative to complete a series of early works investigations which verified existing conditions and enabled design optimization. This included soft strip of existing ceiling finishes to expose services to maximize reuse and prevent unnecessary demolition. Another example was a series of extensive building systems testing to understand what could be refurbished and the scope of maintenance required.

This de-risking also provided greater certainty for the contractor market and their ability to achieve the requirements of the certification.

Market engagement documentation set a clear project mandate to achieve certification. A key metric for assessing potential contractors was their understanding of Living Future’s requirements.

Formal engagement via a design and construct agreement required all project parties to ensure design finalization did not compromise certification requirements. This included consultant team review and approval of all materiality, plant and equipment maintaining compliance with Officeworks requirements and design intent.

From construction onset, project meetings set-out and reinforced the pathway to successful project certification.

Following methodology establishment there were minimum monthly reporting requirements. This included discussion and agreeing strategy within the team to overcome any concerns. A project team closely collaborating resulted and drove practical solutions for the benefit of the project.

The contractor simultaneously engaged a subcontractor base motivated to deliver the certification. A prime example of team collaboration concerned the aim of building air tightness and the very leaky pre-existing metal-deck roof. Careful modification of the design, which had only considered acoustics, achieved both conditions whilst maintaining the Officeworks “exposed services” aesthetic.

Contractor quality assurance was essential, not only through-out design finalization and construction but into the post occupancy operations. Working with the base building services consultant and independent commissioning agent, building tuning had increased focus when including Living Future requirements. The reporting process that Vicinity established made a focus of the certification requirements.

Finally, collation of all supporting documentation required all project parties to collaborate. This broad group included the contractor, their subcontractors, the entire consultant team along with Vicinity Centres development and centre management and obviously our tenant Officeworks.

Lessons Learned

Key success drivers for Chadstone Place include:

Embed ILFI requirements within all project agreements: Ensures commitment from project inception to certification.
Reduce the Learning Curve: Information and education at project conception and ongoing for new project participants to upskill on what and how to achieve ILFI net zero carbon certification.
Establish Benchmark Targets Early: Setting benchmark targets for operational and embodied carbon emissions at the beginning of the project is critical. The project was required to submit a technical question to ILFI to set the operational energy benchmark. Once a benchmark had been established it was possible to undertake modelling and start exploring operational energy reduction strategies.
Early Modelling is Crucial – Part 1: A carbon model had not been commissioned by any project party prior to Chadstone Place. It took time to find an approved modelling platform and then understand what and the format of inputs required.
Early Modelling is Crucial – Part 2: Undertaking modelling tasks at the outset is essential for understanding the scope of initiatives needed to reduce both operational and upfront carbon emissions. Through modelling, the project team explored different options to achieve the energy consumption target and picked the most impactful and cost-effective methods.
Implement Monthly Tuning Targets: Preparing monthly tuning targets for different energy systems during building operation is an effective strategy to ensure compliance with energy goals. For example, at Chadstone Place, the energy performance was monitored from the outset, which allowed the project team to identify and address any abnormal energy consumption promptly. Regular check-ins helped maintain energy efficiency.
Clarify Tenant Requirements: Ensuring that tenant requirements are clearly communicated and understood is vital for the project’s success. Misalignments in expectations can lead to challenges in meeting carbon reduction targets and operational efficiency. Clear guidelines and open communication channels can facilitate a smoother collaboration and ensure all parties are aligned.
Push the Boundaries: Where you begin the ILFI net zero carbon journey may result in unforeseen project wins. In addition to ILFI, Chadstone Place was targeting 5-star Green Star Design & As-Built and 5.5-star NABERS Energy and Water certifications. However, through team collaboration, 6-stars was achieved in all categories, at no additional project time or cost.

The post Vicinity Centres – Chadstone Place first appeared on Living Future.

Eindhoven DC4

Danielle — Mon, 23 Sep 2024 20:34:11 +0000

Vital Stats

Certification Status	Zero Carbon Certified
Version	1.0
Location	Eindhoven, Netherlands
Typology	New Building
Gross Building Area	425,680 SF
Start of Occupancy	January 2021
Occupancy Type	Logistics Warehouse
Number of Occupants	80

Project Team

Owner	Prologis
General Contractor	Van der Heijden Bouw en Ontwikkeling
Architect	Archifit
MEP Engineer	Heesmans Installatie Techniek B.V.
Strucutural Engineer	Verhoeven en Leenders B.V.
WELL advisor	M3E
BREEAM advisor	M3E
Landscape	Dolmans Landscaping Group

Renewable Production Systems Information

Energy Performance

Renewable Type	Solar Electric (PV)
Total Renewable Capacity	1397 kW
Renewable Location	On-site

Embodied Carbon (A1-A5)	6658 tC02e
Embodied Carbon Reduction (%)	30%

Project website: https://www.prologis.nl/en/what-we-do/development-acquisitions/zero-carbon-solutions

The post Eindhoven DC4 first appeared on Living Future.

Lon 6 Pancras Square

Kayla Hellal — Mon, 21 Nov 2022 06:47:46 +0000

The stated goal of the program, building, and site development was to promote a healthy working environment where Google employees enjoy coming to work. The project encompassed a full tenant improvement fit-out. The building houses office, office support, and amenity spaces.

The project was intentionally designed to prioritize flexibility. Lean design strategies, including modular systems for meetings rooms, are used to accommodate rapidly changing tenants and flexible working conditions. These design strategies, rooted in adaptability and functionality, have resulted in lower renovation costs and significant carbon savings.

Additionally, the team used carbon-based materials selection and procurement processes. By prioritizing recycled and sustainably harvested materials, the team was able to further reduce the embodied carbon of the project.

Vital Stats

Certification Status	Zero Carbon Certified
Version of LBC	3.1
Location	London, United Kingdom
Typology	Renovation
Start of Occupancy	June 2016
Owner Occupied	No
Occupancy Type	Office

Image Courtesy of BNP Paribas

Owner	Google
Project Manager	Phillip Putman & Stephen Adams – CBRE
General Contractor	ISG
Architect	Allford Hall Managhan Morris (AHMM)
Mechanical Engineer	Cundall
Electrical Engineer	Cundall
Lighting Design	AHMM / GIA
Plumbing	Cundall
Commissioning	Facility Performance Consulting
Sustainability Consultant	Hilson Moran
Acoustics	Sandy Brown
Test Lab Design	Arup
Healthy Materials Consultant	Mott Macdonald

Image Courtesy of Tim Soar

Embodied Carbon Reduction

The embodied carbon of this project is 12,850 metric tons of carbon dioxide equivalent, compared to a baseline project of equivalent material type, function, energy performance with an embodied carbon of 15,450 metric tons of carbon dioxide equivalent. The project as built represents a 16.8% reduction in embodied carbon from the baseline.

The team achieved two primary goals to reduce the embodied carbon of the project: use of low-carbon procurement, and use of low-carbon building design and construction.

Strategies for low-carbon procurement included: maximizing recycled content, local sourcing of materials, and reusing existing building materials and furniture where possible.

Low-carbon design and construction strategies included: design for reuse, optimization of lifespan and performance, recycling construction waste, and use of a carbon budget for construction emissions.

Procurement Strategies

The team employed the following strategies related to low-carbon procurement:

Low-carbon materials, high recycled content: the team followed BREEAM requirements for low-carbon responsible material sourcing, and all timber elements FSC/PEFC certified.
Local sourcing: most project materials were sourced from within a 500 mile travel distance.

Design & Construction Strategies

The team fulfilled the following metrics and strategies related to low-carbon design and construction:

Design for reuse: 27% of components (by cost) for the interior fit-out can be dismantled and re-used for the same purpose (not down-cycled), reducing likely end-of-life impacts.
Optimize lifespan: the project incorporated a modular, flexible system for private video conferencing booths and small meeting rooms, that can easily be assembled, disassembled, and moved for future flexibility.
End of life/recycling: the project team specified 100% recyclable materials for the fit-out, and incorporated mechanical fasteners wherever possible. All metal elements on the project can easily be reused or recycled. Most steel on the project is bolted, rather than welded to maximize the possibility of later reuse. The Jack interior partition system, a unique feature of this project, was designed such that it can easily be disassembled and reused in a new configuration, to allow the occupants maximum flexibility for future growth and change.
Construction phase impacts: site energy use and waste were tracked during the construction phase. The site energy use was approximately 22% less than general good practice. Furthermore, no timber waste was generated on-site, and 98.1% of construction waste diverted from landfill

Images Courtesy of Tim Soar

Energy Efficiency

Building Type	Existing Building
Required EUI Reduction	30%
Actual EUI Reduction	47%

Zero Energy Performance

Renewables Location	Off site
Percentage of Energy from District Steam Purchased	37.3%
Percentage of Electrical Energy Purchased	62.7%

Lighting

Lighting design incorporated LED overhead to reduce energy use. Finishes were selected to enhance visual comfort. Daylight was used wherever feasible with a minimum of one daylight control zone at each building facade, with continuous dimming ballasts or dimmable drivers in all regularly occupied spaces within that zone.

Image Courtesy of Tim Soar

Project Leadership and Story of Project

Visit https://blog.google/outreach-initiatives/sustainability/andreas-gyr-living-future-hero/ to learn more about the project.

The post Lon 6 Pancras Square first appeared on Living Future.

Archimania’s Office

Danielle — Thu, 29 Sep 2022 22:00:25 +0000

Vital Stats

Certification Status	Zero Energy & Zero Carbon Certified
Location	Memphis, TN, USA
Typology	Building
Gross Building Area	7,225 SF
Start of Occupancy	April 2019
Owner Occupied	Yes
Occupancy Type	Commercial
Number of Occupants	22

Project Team

Owner	archimania
General Contractor	Grinder Taber & Grinder
Architect	archimania
Mechanical Engineer	Haltom Engineering
Electrical Engineer	DePouw Engineering
Interior Design	archimania
Plumbing	Haltom Engineering
Geothermal	Hydro-Temp
Geotechnical Engineer	Intertek PSI
Civil Engineer	Kimley-Horn
Landscape	Plants + People
Structural Engineer	Ozer Structural Engineering
Code Consultant	Code Solutions Group
Certification Consultant	Entegrity Partners
Solar Consultant	LightWave Solar
AV Consultant	Audio Video Artistry

Photo Courtesy of archimania

Building Systems Information

Wall R value and section specification	R17.6 Existing Brick/Vlock with New Closed Cell Spray Foam and Gypsum Board
Roof R Value	R35
Floor R Value	R1.5
Windows	Low – E IGU. U value = 0.28, SHGC = 0.28
Window to Wall Ratio	0.30

Mechanical Heating and Cooling

The archimania office building consists of two geothermal variable speed fan and variable speed compressor heat pumps. One heat pumps serves the open office seating area and operates in a single zone variable air volume (VAV) configuration. The second heat pumps serves office and conference room areas also in a VAV method with the addition of zone dampers servicing four subzones. CO2 controlled outside air (with a minimum setpoint) mixes with return air passing through a filtration system. The systems both include ultraviolet lighting systems in the coil sections.

Each heat pump includes a pump as part of a distributed pumping system. Each pump only runs when the associated compressor runs saving pump energy. The geothermal HDPE piping system is about 36” below grade to horizontal headers. Vertical wells (short ones due to local codes) are space evenly to obtain the pipe length required for heat rejection and absorption. The water heater obtains its heat from the waste heat of the geothermal system.

Photo Courtesy of archimania

Lighting

The facility has all LED fixtures that are controlled by a Crestron controls system. The controls systems allows lights to be controlled by multiple zones with daylight and occupancy sensors. The controls system also provides schedule down time each day to 50% of the office and workstation plugs, outside of operational business hours. Exterior light is also controlled by a exterior daylight sensor that has been tuned to activate dark sky complaint exterior fixtures and backlit tenant signage only once daylight levels become low from dusk to dawn.

Renewable Production Systems Information

Energy Performance & EUI

Actual energy use during performance period	51,371 kWh
Actual energy produced during performance period	54,384 kWh
Net Energy Use	-3,013 kWh
EUI	-1.3 kBTU/sf/yr

Photo Courtesy of archimania

Project Leadership and Story of the Project

For the past 50 years, the landscape of innovation has been dominated by suburban corridors of spatially isolated corporate campuses, accessible only by car, with little emphasis on integrating work, housing, and recreation. A new urban model is emerging; in these areas, sometimes referred to as Innovation Districts, anchor institutions and companies are situating themselves strategically, connecting with technology companies, business incubators, and creatives. These districts strive for density, walkability, and easy access to various transit options, retail and restaurants, and mixed-use development.

The project’s aim is to reimagine Middle America’s aging commercial corridor building stock as a conduit for 21st century community building. Resilient communities in this century must connect people, they must use design excellence to provide local, specific solutions (problem solving, place making), and they must establish feasible approaches to combat climate change. By combining subtle shifts in conventional approaches to commercial development and design, the project envisions a locally authentic, resilient, and accessible future.

Twenty-First century development must also set minimum standards for fossil fuel elimination and carbon neutrality. This project, sited in South Cooper Street’s 3-mile corridor, uses a case study as a proof-of-concept: that incremental changes to connectivity, design and sustainability can be woven together to create an accessible path to connected, carbon neutral, and human-centered districts. Reuse of existing commercial fabric is integral to this idea, with buildings representing over 40 percent of the nation’s primary energy use and greenhouse gas emissions. Emissions continue to reach record highs. As an architecture practice in Memphis, Tennessee, archimania developed this case study as an investment in the community, and to demonstrate the firm’s values regarding the built environment.

Carbon Neutral Corridors is not only looking at resiliency within the South Cooper corridor site, but how changes within this corridor will connect with and impact those that are adjacent. South Cooper Street currently has many structures built more than 50 years ago sitting repurposed, empty, or somewhere in between. Similar conditions exist in neighboring arteries throughout midtown. Along the Cooper Street Corridor there are more than 500,000 sf across 88 buildings that could be transformed similarly to the 663 site. The environmental savings projected along the Corridor is equivalent to removing 7,800 cars off the road each year or powering 4,165 homes annually and represents the amount of carbon sequestered by planting 47,236 acres of trees. When applied to seven other similar commercial corridors in Memphis, the project’s impact would increase by 1700%. Combining moderate shifts and incremental approaches creates massive impacts to communities in a manifold way.

archimania began with the purchase and upcycle of two of these commercial buildings on Cooper Street and redesigned them with two varying approaches. Both structures were designed to improve community connectivity through pragmatic but intentional design standards. However, energy systems were built with variant approaches to test different strategies. Through a highly analytical design process, a net-zero energy, carbon neutral building was designed, with a financial payback period of less than ten years. This proves the economic viability of the case study as a shift in conventional developer logic. Additional projects as part of this study will be coming in the future.

After the first year of operation, the net-zero strategies at 663 South Cooper provided more than $9,600 in annual energy savings and forecast a return on initial investment in 9.7 years. With these energy investments paying dividends, the case study proves their vision for Zero Carbon districts is achievable.

The project innovation is in recognizing the potential in the everyday and ordinary, with what is available and affordable. Existing buildings can be transformed into a future-driven asset that exemplifies the integration of design, environmental stewardship, resiliency, and equity for positive change within their communities. It serves as a model for communities across the country, and as an active research site that will expand and generate data that can be shared and applied in a scalable way.

The existing site was dominated by impervious paving, surface parking, and derelict vegetation. The removal of twelve parking spaces and the central curb cut from Cooper Street offered a new, accessible public courtyard for the community and tenants of the development. Within this context, the site design includes a mixed-use micro village of work, play, and living spaces—adding five micro dwellings to the property in the future. The facades of the residential structures will be clad in brick, matching the existing building heights to create a holistic treatment for both new and old structures. The existing brick veneer buildings offered a great opportunity to create open office spaces for creative professionals. The addition of new storefront windows, including a full-height opening connects the offices to the street.

The internal courtyard is consistently bound by the facades of both new and old structures, producing an outdoor room to be shared by all tenants and the community during working hours, and for special events. Along the South Cooper Streetscape, landscaping, lighting, and urban furniture provides more engaging experiences for pedestrians and cyclists. Across the full width of the courtyard, site stairs of concrete and plate steel provide direct access from the sidewalk as a welcoming invitation to the courtyard and primary office entrances. A new roof was installed on the existing 663 building to enhance the energy efficiency and provide the appropriate mounting provisions for a 50kW solar array.

Photo Courtesy of archimania

Design Process

First, as archimania facilitates with every project, it held for itself a “visioning charette.” A visioning charette entails participants of the project (in this case, all archimaniacs) to discuss and imagine potentials for the project in an effort to not only brainstorm, but synthesize intent and purpose within ideas. Through this process, a true understanding of the clientele, operational needs, and aspirational goals was established.

Second, a focused group of architects and interior designers (i.e. the project team) concentrated their effort to understand the constraints of the site, parameters of the program, priorities of the client group (archimania), and potentials for the design to reconcile and realize a holistic design strategy. This work included a sustainability charrette reviewing LEED for Existing Buildings, WELL Building Standard, Living Building components and Zero Energy Certification requirements to find benchmarks for the high- performance goals set by the firm.

Third, through a series of presentations to the leadership and staff, the project team presented conceptual idea regarding space and program, building performance analysis, material strategies, and cost simulations. The design team utilized advanced energy modeling tools, daylight modeling, and life cycle cost analysis to further support and revise their design thinking.

Lastly, the design team engaged a local contractor partner on the project to align the design strategies with cost modeling to refine the steps needed to realize the full potential of the project.

Energy Systems Narrative

The systems of the building were thoughtfully advanced through detailed analysis generated during the design process. The systems are composed of a High Efficiency (SEER 49) Geothermal HVAC with variable speed fan units and a programmable LED lighting control system. This lighting system includes plug load controllers, occupancy sensors, daylight sensors for all exterior lighting, daylighting harvesting sensors, a 49.4 kW PV Solar Array mounted on rooftop, and a subdivided electrical panel for component energy monitoring via eGauge software.

Embodied Carbon Reduction

Primary materials embodied carbon baseline	346 tCO2e
Primary materials embodied carbon after alterations	115 tCO2e
Embodied carbon of materials + construction (A1-A5) of primary and interior materials	82 tCO2e
Quantity of carbon offset purchased	100 tCO2e
Carbon intensity	117.6 kg CO2e/m2

Photo Courtesy of archimania

Occupancy Issues

The office environment at archimania’s office has been continuously used since April 2019. During the Covid-19 Pandemic, beginning March 13, 2020, between 25% and 50% of archimaniacs have worked daily at the office honoring social distancing practices. In addition, some archimaniacs have opted to work remotely and visit the office as needed for short or long term intervals to access the resources and participate in meetings despite the inherent challenges presented during the Covid-19 pandemic. During this unprecedented time, spaces throughout archimania’s office were used similarly to typical occupancy including:

• 80% of interior lighting was active during office hours
• 100% of exterior lighting was active as typically scheduled via daylight
• 100% of HVAC was maintained at typical thermostat set points throughout all spaces
• 40% of electrical devices were powered consistently with design loads
• 100% of server and network power serving onsite and remote work active through the pandemic.

While archimania is eager to return to full occupancy with the office environment, employee health and safety has been guided by principles embedded with the CDC, AIA, and the local Shelby County Health Department.

Photo Courtesy of archimania

Building Commissioning, Start Up, and Optimization

The design process was intended to facilitate an educational process of design, construction, and operation of high performance and progressive architecture. This living laboratory has provided a real time testing ground for understanding and analysis. By monitoring systems and tracking performance over the first 6 months, archimania was able to see how the seasonal impacts of Memphis, TN would impact the design projections. After these observations, fine tuning the system design and operational standard have set the course towards high performance with the building and site design.

The contractor, supplier, engineering teams and architect/owner all worked together to analyze and adjust systems in response to the energy demand goals and occupant feedback. In addition to testing and balancing, and adjusting controls via evaluation of occupant thermal and visual comfort, the real time energy monitoring dashboard was used to adjust programming of HVAC and lighting controls to optimize performance and lower energy demand.

Photo Courtesy of archimania

Regulatory Issues

There were no issues. All of the systems were permitted and installed using the “typical” process, without any request for variance. At the time of installation, there was some question regarding the use of a stationary battery, but ultimately the utility determined that the system could be interconnected using the same process as a typical solar system.

Lessons Learned

Though the cost and integration of renewable energy systems are becoming more financially feasible for projects with budgetary parameters, these systems are still often viewed as a premium component and not an essential resource. However, by simulating building components and energy modeling tools to refine design strategies, an analytical strategy to reduce the overall energy consumption of a project with high performance design strategies can reduce the upfront capital required to purchase a larger (and more costly) renewable energy system.

The team emphasized the enhanced performance of the passive systems by right-sizing the Jacket. They did this by replacing the existing window glazing with low-e IGU, constructing overhangs to protect summer direct solar heat gain, adding R12 wall insulation, adding R30 roof insulation and high albedo roof color, and reducing the air infiltration rate.

The team optimized the active building systems by installing a new high efficiency geothermal HVAC system with variable speed units and programmable thermostats and installing a new programmable lighting control system for LED lighting and plug load controllers for 50% of office outlets.

Finally, they designed the renewable system after the active and passive systems had been refined. The PV solar array was oriented and size to offset energy systems and archimania is continually teaching and educating users of the facility.

Photo Courtesy of archimania

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