The Tom and Ruth Harkin Center at Drake University

• Equitable Communities

$16.69, 10-year Social Cost of Carbon Intensity ($/kg CO2e/sf)

• Ecosystems

38.5%  of the site area was vegetated (landscape or green roof) pre-development. 

31.5% of the site area is vegetated (landscape or green roof) post-development.   

0% increase in vegetated area, post-development. 

75% of vegetated areas are planted with medium to high-quality vegetation

Was the carbon balance of the landscape modeled? Yes

The site's 10-year landscaping carbon intensity (kg CO2e/sf): 1.98

• Water

Stormwater managed on-site: 74%

Water use intensity (gal/sf/year): Benchmark, 14.6; Predicted, 2.5; Measured, 1.7 

Reduction in potable water use from Benchmark: Predicted, 82.9%; Measured, 88.2%  

Total annual water demand met using potable sources: Predicted, 100%; Measured, [not provided] 

• Economy

Construction cost per square foot: $404

• Energy

Is the building all-electric? Yes
Did the project achieve its 2030 Commitment reduction target (80% reduction by 2020)? Yes

Energy Use Intensity, EUI, (kBtu/sf/yr): Benchmark, 120; Predicted, 55.1; Measured, 50.3
Energy Reduction, Exclusive of renewables: Predicted, 54%; Measured, 58%
Energy Reduction, Inclusive of renewables: Predicted, 68%; Measured, 72%
Type of renewables:  On-Site + Off-Site

Carbon Intensity, Operational (kg-CO2e/sf/yr): Predicted, 6.2; Measured, 2
Carbon Intensity, Embodied (kg-CO2e/sf/yr): Predicted, 67.4 
Total carbon (operational + embodied) over 10 years (kg-CO2e): 1,473,304

• Well-being

41% of the regularly occupied area is daylit (sDA 300/50%)

16% of the regularly occupied area is compliant with glare criteria (ASE 1000, 250)

91% of the regularly occupied area has quality views

Is there occupant control? Yes, in 4 out of 6 categories

Is CO2 measured? Yes, 1,600 ppm is the design goal for maximum CO2

• Resources

0% of floor area was reused or adapted from existing buildings

Was embodied carbon modeled? Yes

67.4 Predicted embodied carbon intensity (kgCO2e/sf)

31% of the installed wood is FSC certified

• Change

Was research conducted on likely hazards?  Yes, on 7 out of 10 categories

Can the building be used as a safe harbor to support a community during a crisis? Yes

Passive Functionality:  Passive Survivability

How many hours can the building function through passive survivability? 8

Building design lifespan:  200 years

Was the building designed for disassembly?  Partially

• Discovery

Commissioning:  Yes, Basic, Enhanced, Enclosure

Post Occupancy Engagement:  Yes, in 5 out of 7 strategies

Transparency: Did the team share lessons of the project: Yes, in 10 out of 10 strategies

Who has access to performance feedback:  Occupants who request it

The Tom and Ruth Harkin Center at Drake University was designed with an overarching sense of empathy and utilized a human-purposed design methodology. The building houses The Harkin Institute for Public Policy and Citizen Engagement, which is focused on programs aligned with the important issues for humanity embodied in the career of retired Senator Tom Harkin. The Institute aims to help improve the lives of all Americans by giving policymakers access to high-quality information and engaging citizens as active participants in the formation of public policy. The institute’s primary program areas include labor and employment, people with disabilities, retirement security, and wellness/nutrition. Senator Harkin and Drake University directed the project team to create a facility that reflected these values by not only designing a sustainable, high-performing building that considers environmental issues and climate change, but also incorporates new thinking about universal design and equity beyond the ADA requirements, which was one of Senator Harkin’s most important legislative achievements. 

Design integration was key to the creation of the Tom and Ruth Harkin Center. This project’s driving spirit of empathy and inclusion weaves the guiding principles of sustainable design together to form a model of what sustainable design should do—create integrated, living environments that inspire change and enhance the human condition. 

Key university community stakeholder meetings were convened to organize programmatic, environmental, energy, and economic performance goals for the facility. In addition, the Harkin Institute’s People with Disabilities Core Advisory Committee helped evaluate universal design guiding principles in response to barriers that still exist today, more than 30 years after the creation of the ADA. From these meetings came the decision to create a facility that would transparently weave strategies together to create a highly economical, efficient, engaging, and inclusive place.  

The overall design integrates multiple strategies. The urban site adjacent to Drake University serves as a mediator to the residential neighborhood to the south. The modest program is organized on two floors to increase density within the neighborhood and also to create opportunities for better wayfinding, accessibility, and stormwater management. The building utilizes a passive orientation, along an east–west axis, to manage the extreme temperature and humidity ranges of Iowa's climate. Temperature extremes can range from 100+ degrees to -20 degrees annually. This placement along the street allows for accessible parking at the east and west entries, adjacent to landscaped bioswales for stormwater management. 

The building is zoned with public spaces on the first floor and private staff workspaces on the second floor. The Disability Advisory Committee challenged the design team to include a ramp to connect the floors and not rely only on elevators and stairs. The ramp stitches the programmatic spaces together and not only provides a physical connection for all but creates a visible symbol on the exterior and interior of the building. 

The main goal for the project was to engage underrepresented voices in the disability community to create guiding principles that would inform the building and site design to elevate universal design for all. Senator Harkin (retired), the lead author of the ADA in 1990, wanted a facility for his institute that would use the ADA as a baseline but would create an expanded view of what inclusive design should be, thereby communicating this to local and global audiences. The building is a model for individuals and organizations of inclusive, high-performance design strategies. 

The publication ALL: A Guidebook of Strategies for Inclusive Design, which documents the design and creation of the building and defines a set of guiding principles and strategies for inclusive design, emerged from this design process. The project aims to create a unified approach to inclusive design within the larger definition of “high-performing sustainable buildings.” This approach expands “high performance” to include intentional design solutions that account for diverse human conditions and experiences. Rooted in empathy and grace, the Tom and Ruth Harkin Center recognizes the broad spectrum of human and environmental need. 

Describe the project's approach toward creating an environment that is accessible and welcoming to all and allows everyone to thrive. 

The main goal of the design was to create a building that could be used by all people no matter their physical, sensory, or cognitive ability; gender identity; race; or age. The project team documented 37 strategies that exceed ADA requirements in the publication. The exterior site, for example, is designed without steps and sliding doors are provided throughout for easier maneuverability. The interior combines low-glare lighting, acoustically tuned spaces, and integrated technology throughout to allow everyone to thrive. 

Were stakeholders engaged through workshops, meetings, surveys, or other means? If so, what was learned and how does it show up in the design? 

Meetings with the Core Disability Advisory Committee occurred during programming, during schematic design, and as construction documents were being completed. A final meeting post-occupancy was held to review the completed building and make the final edits to the guidebook for inclusive design noted earlier. Surveys were also used throughout the process. For example, prior to furniture selection, a survey in collaboration with MillerKnoll was created to understand the barriers that still exist today with furniture selection and configuration.

Was a social site analysis conducted? If so, what was learned and how does it show up in the design? 

Social analysis tools were not specifically used on the project. The team relied on in-person meetings with campus, neighborhood, and building user groups to collect information on the surrounding site context. 

What does the project do to avoid using materials/manufacturers that perpetuate exploitative labor practices like child and forced labor? 

The project team specified materials and products that followed the Red List guidelines. Vinyl products like those found in flooring and wall coverings were not used in the project. All wood used was specified based on regional availability (for example, walnut). All building systems are designed to be all-electric so there is no natural gas used on this project site. The local utility that provides power to the site (MidAmerican Energy Company) has extensive wind energy in its portfolio, reducing the need for natural gas or coal power plants for electricity generation. 

What did the project do to avoid products that are harmful to the community where they were extracted or manufactured (such as vinyl, tropical hardwood, or natural gas)? 

The project emphasizes locally sourced materials and labor to reduce dependency on foreign products, reducing the risk of products coming from countries without strict labor laws. 

The social cost of carbon is the burden to humanity that results from carbon emissions. The EPA assumes a value of $190/ton CO2 eq. What is the 10-year Social Cost of Carbon Intensity ($/gsf)?  

$16.69, 10-year Social Cost of Carbon Intensity ($/gsf)

Three 2,500 gallon industrial tanks, relics of a former fuel station on the site, were buried on the northeast corner of the site. The remediation work, done with the Department of Natural Resources, entailed collecting soil samples, monitoring the soil, and removing the gas tanks and surrounding contaminated soils. This ensured a healthy underground base for the plantings and water systems. 

The project took a restorative approach to site and ecosystem. The existing site was largely an impervious urban parking lot without green infrastructure or ecosystems. The building and site concept allow for stormwater management through native planted biocells, which not only restore the site to landscape, but also reduce the urban heat island effect and provide a setting for pollinators, birds, and other urban wildlife. The building’s occupants have views to these landscaped areas, which offer a calm break and contribute to a more pleasant work environment. Occupants can also experience these spaces with the provided benches outside. 

How does the design minimize negative impacts on animals? 

The site lighting for this project was designed using the Model Lighting Ordinance zoning of LZ2, moderate ambient lighting for security and safety. The designed site lumen total is 60% of the allowable lumen output. This minimized the light pollution from the site while still providing safe urban conditions for pedestrians. 

How does the project support biodiversity and improve ecosystem services? 

Treating stormwater through bioretention cells (biocells) is a key driver for plant selection and establishing the character and aesthetic of the site. The site groups plants with similar water requirements (e.g., sedges selected for bioretention plantings vs. switchgrass, prairie dropseed, and shrubs selected for uphill/non-bioretention plantings). 

How does the project increase carbon sequestration through the landscape? 

The project has converted 14,785 square feet of sod lawn to multilevel native plantings and bioswales, which will sequester more carbon throughout its life than sod. The project also added 43 native trees, both decorative and overstory, which will increase the sequestration capacity of the site, which previously had minimal trees. 

Metrics 

38.5% of the site area was vegetated (landscape or green roof) pre-development 

31.5% of the site area is vegetated (landscape or green roof) post-development  

0% increase in the percent of vegetated area, post-development  

75% of vegetated areas are planted with medium to high-quality vegetation 

Was the carbon balance of the landscape modeled? Yes 

The site's 10-year landscaping carbon intensity (kg CO2e/sf): 1.98 

Native plantings selected for the site do not require irrigation after their establishment periods. For this reason, the project does not include any irrigation on-site, eliminating any water demand outside the building. All water closets, urinals, and lavatories inside the building use low-flow fixtures. An air-cooled VRF mechanical system eliminates the need for any cooling towers or other systems that might require a water source to function. The only water demand in the building comes from the toilet rooms and breakroom areas. 

Describe how the project's stormwater and potable water strategies contribute to site and community resilience. 

The project site contains five landscaped bioretention cells that slow, cool, clean, and infiltrate stormwater into amended soils. Each bioretention cell contains the infrastructure to manage a 1.25-inch rain event. Site paving has been graded to allow the surface water to flow to the various bioretention cells east, south, and west of the building, managing the stormwater on-site and not overtaxing the city storm sewer infrastructure. 

Describe the quality of the water that runs off the site. 

The bioretention cells have a slightly different character depending on their location and function. Biocells closest to the parking lot will take in a greater amount of water and sediment. As a result, they will contain a greater amount of rock (gray trap rock) to slow down water, prevent erosion, capture sediment, and reduce the amount of material that may float and ultimately wash away (such as mulch). The parking lot biocells will be filled with native sedge grasses to further aid in pollutant and runoff uptake. 

Describe how and where the project's black water is treated. 

The project does not treat black water on site. 

Metrics 

Stormwater is managed on-site. 74% 

Water use intensity (gal/sf/year): Benchmark, 14.6; Predicted, 2.5; Measured, 1.7  

Reduction in potable water use from Benchmark: Predicted, 82.9%; Measured, 88.2%   

Total annual water demand met using potable sources: Predicted, 100%; Measured, [not provided] 

The building was initially going to be larger to accommodate more staff, an additional classroom, and dedicated archives storage space for the institute. During design, it was determined that efficiency and economy could be gained by considering the facility within the context of the campus. In doing so, the building was reduced and “right-sized” to maintain archives in the university library, utilize classrooms on campus, and provide highly flexible, adaptable, and productive workspace for staff within a smaller footprint. 

The building layout allows for the program functions to shift according to the private and public needs of the space. For example, the boardroom on the ground floor acts as private large meeting space, but a retractable wall on the east elevation opens the room to the adjacent gallery space for use before and after events in the auditorium. 

How does this project contribute to local and/or disadvantaged economies? 

Regional materials were used throughout the project wherever possible. Brick was locally manufactured in the state, for instance. Items like the curtainwall systems and steel fabrications, which were not manufactured locally, were assembled locally. 

How did design choices reduce system sizes and minimize materials usage, allowing for lower cost and more efficiently designed systems/structure? 

Structural elements were left exposed where possible to reduce wrapping them in finishes, but the design had to accommodate a refined aesthetic given the academic setting. An “unfinished” appearance may not have been acceptable. The ramp guardrail, a well-crafted, painted steel object, is self-supporting (saving costs) but also a defining, ribbon-like feature with a refined appearance. Carefully coordinated and polished concrete slabs used for the floor did not require an additional finish material. 

How did life cycle cost analysis influence the project's design? 

Operational costs were a large driver of the system selections. The university owns and operates all its facilities, so it was important to balance first costs with long-term system replacement, routine maintenance, and amount of energy use. Energy modeling was used to understand different system selections based on these factors so the owner could make informed decisions. Items with small payback periods, like energy recovery units, were easy decisions for the design team and owner. 

Cost 

Construction cost per square foot: $404

The building’s passive design, orientation, and shape allow for optimal daylight in all regularly used spaces, reducing the need for artificial lighting. Through window placement and clerestory lighting, daylight penetrates deep into the center of the office area’s open workstations. Transparent glass walls at the offices on the perimeter of the floor plate allow for borrowed daylight and views out from the core of the building. 

In Iowa, temperatures exceed 90 degrees an average of 23 days per year and are below 32 degrees for 136 days. This leads to large loads on the building for extended periods. The building incorporates an air-cooled variable refrigerant flow (VRF) air distribution system with an indoor energy recovery ventilator (ERV). This allows the building to be all-electric with no combustible fuel sources. Given the building’s passive design and efficient systems, the building achieves a significant reduction over the baseline and meets the Architecture 2030 challenge. A ~58 kW solar array is on the roof of the building, and more on-site renewables could be incorporated over parking stalls in the future to create a net zero facility. 

Describe any energy challenges associated with the building type, intensity of use, or hours of operation, and how the design responds to these challenges. 

This project is just south of the main campus at Drake University. It was determined early that the central plant utilities would not serve this new portion of campus. The project team was challenged with introducing a new utility methodology to campus buildings. In lieu of tying into the local utility in the area for natural gas, the project decided to set a new standard for the campus by implementing an all-electric building MEP system. This sets up the building for net zero-ready infrastructure. 

Metrics 

Is the building all-electric? Yes
Did the project achieve its 2030 Commitment reduction target (80% reduction by 2020)? Yes

Energy Use Intensity, EUI, (kBtu/sf/yr): Benchmark, 120; Predicted, 55.1; Measured, 50.3
Energy Reduction, Exclusive of renewables: Predicted, 54%; Measured, 58%
Energy Reduction, Inclusive of renewables: Predicted, 68%; Measured, 72%
Type of renewables:  On-Site + Off-Site

Carbon Intensity, Operational (kg-CO2e/sf/yr): Predicted, 6.2; Measured, 2
Carbon Intensity, Embodied (kg-CO2e/sf/yr): Predicted, 67.4 
Total carbon (operational + embodied) over 10 years (kg-CO2e): 1,473,304

Universal design and inclusivity is inextricably linked to health and well-being for all people. The broad spectrum of human needs for all abilities were considered. The design strategies were categorized by generous space, equitable use, individual empowerment, and a clear path. 

Generous circulation spaces support sign-language conversations and multiple wheelchair users. Lighting strategies within the building help create a clear path for individuals. High-contrast and textural cues; color control; gradual illumination levels; a glare-free, shadow-free environment; and lighting design create a supportive environment for low-vision and low-hearing individuals. Similar to advocating for accessible parking, the project team also pushed for policy and code adjustments to allow for single-user restrooms throughout the facility to support user mobility and gender inclusivity. Conference spaces are set up to allow hearing-impaired individuals to follow conversations through enhanced sightlines to partcipants’ faces and content displays. The facility is also equipped with dedicated wellness rooms that are quiet spaces for stress recovery, migraine relief, meditation, or remote doctor consultation. 

Was a chemicals of concern list or other third-party framework used to inform material selection? If so, how? 

Avoiding the Living Building Challenge Red List materials was part of the specifications for the project. This limited the use of products with harmful agents and high VOC contents in the building. 

How did the project advocate for greater transparency in building material supply chains? 

Environmental product declarations were required for a minimum of 65% (by cost) of the interior building finishes. 

Metrics 

41% of the regularly occupied area is daylit (sDA 300/50%) 

16% of the regularly occupied area is compliant with glare criteria (ASE 1000, 250) 

91% of the regularly occupied area has quality views 

Is there occupant control? Yes, in 4 out of 6 categories 

Is CO2 measured? Yes, 1,600 ppm is the design goal for maximum CO2

The building design utilizes local and regional materials to help lower the embodied carbon of the project. Whole building life cycle analysis was completed to select a building structure and material pallet that would reduce the embodied energy of the project. This pushed the design team to reduce concrete structure where possible and use locally sourced brick for the façade. The interior office partitions on the second level are prefabricated-demountable walls. This reduced the waste streams during construction and provided reusable material for future changes to office functions and program needs. Environmental product declarations were provided for 65% (by cost) of the installed interior construction. Low-VOC specification for finishes and a complete building flush-out before occupancy provided a quality indoor environment for owner move-in. 

Did embodied carbon considerations inform the design? How? 

Embodied carbon on the building exterior was modeled to determine long-lasting systems for the owner while reducing the carbon footprint. For example, concrete was minimized wherever possible and supplemented with steel structure to reduce the carbon footprint. Where concrete was used, the design team thought about how it could serve multiple functions. When used as floor slabs, the design team polished it to reduce added finishes that would increase the building’s carbon footprint. 

Did the idea of circularity/circular economy inform the design? How? 

All the office partitions in the project are demountable, preassembled solid and glass walls. The configuration of the office space on the upper level can adapt over time without having to tear down and throw away old walls and build new office dividers. 

Describe any special steps taken during design/construction to make disassembly, deconstruction, or reuse easier at the building's end of life. 

The building structure is a steel frame with bolted connections, the glazing is all preassembled curtainwall, and the exterior façade is masonry brick. All these systems for the main building enclosure can be disassembled in the future to reuse portions of the building at its end of life. The photovoltaic panels on the roof of the building are a ballasted system that allows for panel replacement and system removal without damaging the roof membrane. 

Metrics 

0% of floor area was reused or adapted from existing buildings 

Was embodied carbon modeled? Yes 

67.4 Predicted embodied carbon intensity (kgCO2e/sf) 

31% of the installed wood is FSC certified

Since project completion, the building has already needed to flex and adapt to unprecedented building uses. Although the building could not be occupied as originally programmed during design, The Harkin Institute adapted the facility to the needs forced upon it by the COVID-19 pandemic. Gracious space provided throughout to improve accessibility also allows for social distancing. Focus rooms at the office level became temporary assigned office spaces, allowing staff to spread out in the open workstations. Social and student collaboration space in the ground-level gallery and boardroom transformed into a COVID-19 vaccination clinic during the winter and spring of 2021. Over 10,000 vaccinations were provided at the building. Although temporary, this stress test on the facility helped validate that the building has a “long life, loose fit.” 

The private office spaces and conference and focus rooms on the second floor were designed with modular, demountable partition systems so the building can be modified over time as needs change. The entire upper floor of the facility, now used for offices, can be reconfigured over time. 

In what ways does the design anticipate climate change over the life of the building? 

The all-electric building reduces the dependency on fossil fuels. No natural gas systems are utilized in the project. The local utility has a large portfolio of renewable energy, mostly wind, which allows for all the building’s energy to come from renewable sources as the local utility phases fossil fuels out of its electric energy production. 

How does the design anticipate restoring or adapting function in the face of stress or shock, such as natural disasters, blackouts, etc.? 

The highly efficient all-electric building incorporated photovoltaic panels on the roof to achieve approximately 76% energy savings over a baseline building. Today, the building is net zero ready if PV is expanded on the site. 

Metrics 

Was research conducted on likely hazards? Yes, on 7 out of 10 categories 

Can the building be used as a safe harbor to support a community during a crisis? Yes 

Passive Functionality: Passive Survivability 

How many hours can the building function through passive survivability? 8 

Building design lifespan: 200 years 

Was the building designed for disassembly? Partially

Please explain if a metric requires additional interpretive information.
The all-electric building will allow passive survivability for a period of time. It is not reliant on the central utility plant on campus so the building would be unaffected if the plant goes down in a catastrophic event. The photovoltaic panels on the roof feed directly into the building and could be used to support some, but not all, of the building’s systems. The building is very well daylit, and a high-performing envelope will extend usability after an event.

Early in the project, the team began cataloging all the research that went into the programming and design. The research became a series of strategies for inclusive design, which were implemented throughout the building, and are included in the guidebook ALL: A Guidebook of Strategies for Inclusive Design, a free digital download at the BNIM website. This guidebook has been presented at national conferences, including Greenbuild and Living Futures, to build momentum on the use of inclusive design as a pillar within the sustainability framework. Eight hundred printed copies of the guidebook are circulating, and there are over 4,500 digital views. 

In addition to the ALL book effort, BNIM and The Harkin Institute have continued working together on other projects as third-party consultants helping other project teams engage with the disability committee. Like with The Harkin Institute, these collaborations have engaged the disability community early and often to make sure all voices are heard. 

What lessons learned through this project have been used to improve subsequent projects? 

The guidebook has 37 guiding strategies that could be integrated into all future projects. These strategies should be integrated at the very beginning of design because many require space planning considerations that become difficult to achieve further in the design process. For this reason, the guidebook highlights the key strategies for inclusive design to be thoughtfully discussed and considered as the building is programmed and conceptualized. 

If a post-occupancy evaluation was conducted, describe the process and outcomes. 

A post-occupancy meeting was held with the Harkin Disability Advisory Committee to review the ALL guidebook that describes the strategies used throughout the building. This meeting was held to understand if the strategies documented during the design process were successful and if the guidebook accurately described the lessons learned. All meetings were held in-person or virtually and followed up with a digital survey. 

If a post-occupancy performance testing was conducted, describe the process and outcomes. 

[NOT PROVIDED] 

If energy and/or water modeling was performed, describe any differences between predicted and measured use. 

Measured energy and water post-occupancy have been slightly lower than the predicted design models. We believe this difference is primarily due to the conservative nature of energy modeling and water use prediction. 

Metrics 

Commissioning: Yes, Basic, Enhanced, Enclosure 

Post Occupancy Engagement: Yes, in 5 out of 7 strategies 

Transparency: Did the team share lessons of the project: Yes, in 10 out of 10 strategies 

Who has access to performance feedback: Occupants who request it