CORGAN HEADQUARTERS

COMMUNITY CONNECTIVITY & SITE ECOLOGY

After considerable exploration of site selection possibilities, a location was chosen for the new Headquarters out of a desire to maintain strong community connectivity with the Downtown Dallas Central Business District and an expressed desire to establish the building as a pivotal sustainable element of a thriving downtown area.

The project site, located near major urban light rail and bus transit stops, is within easy walking distance of Union Station and within a block of many restaurants, shops and banks. Historically, the Brownfield site was a rail yard with primary soil and groundwater contamination occurring when a coal gasification plant existed on the site from 1885 to 1920. The site later became a privately owned and operated surface parking lot covered with impervious paving.

BIOCLIMATIC DESIGN

The site, located along the perimeter edge of the downtown historic district, is oriented primarily in an east to west direction. The completed building design takes advantage of this orientation by minimizing the heat intensive western façade and by maximizing all other orientations. Climatic studies, including sun distribution pathways, prevailing wind directions, precipitation levels, and water retention levels were analyzed for identifying influencing factors to the building design. Considerable attention was given to provide abundant shading opportunities and to capture prevailing winds for additional cooling in the summer months. As a result, the building layout orientation consisted of a T-shaped facility that ultimately shades itself from predominant sun angles and captured primary prevailing winds into a protected motorcourt area. Approximately, two thirds of the building is consistently in shade. Internal loads were significantly reduced by employing daylighting strategies taking advantage of the sun pathway. Additionally, the site incorporated low albedo heat reduction strategies at all exterior site and roofing components.

DAYLIGHTING

Typical interior Open office studio environments are juxtapositioned around the perimeter allowing natural daylight to penetrate deep into the interior while private office areas located within the interior bay are filled with continuous window systems to further allow both daylighting opportunities and added views to the exterior.
The studios on the north side of the building are flooded with daylight from a floor to ceiling curtainwall, studios with south and west orientation have smaller windows. All studio windows are fitted with automatic shades that are controlled by a timer to provide the appropriate level of daylight for the season and time of day.

WATER CONSERVATION

Corgan implemented several water conservation strategies within the building and within the exterior site environments. In the interior, low flow water conserving fixtures equipped with automatic operation controls were utilized throughout the facility. Since the exterior design responds to the surrounding urban density, the building footprint covers a large percentage of the site. In order to maximize water conservation while pursuing a development density strategy, most of the remaining site area was designed to increase on-site infiltration, reduce stormwater runoff, and incorporate water-efficient landscaping. A water collection system, sized to meet all landscaping irrigation needs, was incorporated into the facility resulting in considerable annual water consumption reductions.

ENERGY OPIMIZATION

The primary energy design goal for the project concentrated upon minimizing external cooling load influencers and maximizing energy reduction opportunities through careful integration of efficient lighting systems, building envelope studies, daylighting strategies, appropriately sized mechanical units, and sophisticated technological system controls.
The design team analyzed various external climatic conditions in order to optimally fit the building on the site and to have the facility shade itself along the majority of the building perimeter during the heat intensive summer months. Energy reduction strategies employing an abundant usage of daylighting strategies reducing the requirement for artificial lighting are infused throughout the perimeter building envelope and by the inclusion of a three story open well skylight system cascading natural lighting deep into the interior core. Peak demand loads are additionally reduced by implementing shallow bay depths and high vertical floor-to-floor heights that optimize daylight opportunities throughout the facility while providing continuous views to the exterior environment.
A sophisticated building energy management system automatically controls exterior daylighting and internal shading devices along the perimeter spaces. The lighting and HVAC units are managed by the same monitoring system that measures energy consumption and optimizes mechanical unit efficiencies. Occupancy sensors were employed throughout the building to minimize the usage of artificial lighting.

MATERIALS & RESOURCES

Regional materials, including locally sourced brick, block, concrete and steel were selected to reduce transportation impacts. A large percentage of materials and products used in the building were extracted and manufactured within the region.

Materials with high recycled contents were specified for the building shell and the finishes. Brick, concrete, copper panels, and aluminum window framing systems comprise the predominant materials encapsulating the exterior envelope, each chosen primarily for their high recycled content and residually to contextually fit in the historic district. The interior palette of recycled materials consisted of concrete, steel structural supports, aluminum window systems, carpet, and workstations.
The design to construction completion took approximately 15 months. During construction of the building, more than 75% of the construction waste was diverted from disposal in landfills.

PROJECT TEAM

Architect: Corgan Associates, Inc.
Interiors: Corgan Associates, Inc.
Structural: L. A. Fuess & Partners, Inc.
MEP: Blum Consulting Engineering
Civil Engineer: Pacheco Koch
Landscape: SMR Landscape Architecture
Lighting: Scott Oldner Lighting Design
Contractor: Turner Construction Company
Commissioning Agent: Blum Consulting Engineering
Photography: John Davis, Chuck Smith