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Bacon Street Offices

The Problem

Many neighborhoods are filled with small structures that no-longer serve the needs and desires of those communities; and too often, those structures are torn down to make way for larger structures despite their relationship to the context. This project explored the strategy of ‘mending and re-use’ as an alternate to ‘demolition and replacement’; where the structure is preserved and the public spaces are mended. This strategy conserves material resources while allowing for change.

This former auto repair garage and paint shop building is located within an eclectic, pedestrian oriented beach community. The edges of the site had been eroded away by car repair activities, the use turned its back on the street, and the building required removal of 50 years of grease, asphalt and deferred maintenance.

The Proposal

The new office design began by rebuilding the layers of public-private space between the street and the building occupants. The public street was lined with canopy trees, new semi-public entry and parking courts edged by new landscape where inserted, and a new open interior was planned with views to and from the street.

The service bays of the existing auto repair shop were perfect for the creation of a communal workspace. Balanced daylight and cross ventilation were introduced from both sides, and the work environment was connected by a new power/data infrastructure trench cut through the length of the building. Furniture was designed in a modular system of lightweight metal table bases and hollow-core door slabs for tops, allowing for changes in workplace configuration.

Beyond the building’s re-use, the project was designed to achieve Net Zero Energy usage, reducing carbon emissions from fossil fuel burning energy sources. Passive and active strategies for power, water heating, lighting and ventilation are all utilized in the design of the buildings operations. The project has been performing better than projected and has achieved LEED Gold certification.

Project Sustainability Highlights

  • Over 90% existing building re-use
  • 86% of construction waste diverted to recycling
  • Reduction of developed footprint, increase in permeable area
  • Reduced heat island effect for site and roof
  • Reduction of site water use by over 50%
  • Reduction of building water use by over 40%
  • Optimized energy performance 60% better than Title-24
  • CO2 emissions reduction of 104% (1,750 lbs of carbon dioxide)
  • Use of onsite renewable energy to offset 104% of demand
  • 100% natural ventilation
  • Low VOC emitting materials and finishes
  • Light systems controls
  • Controllability of personal environment
  • Over 90% of occupied spaces have daylight and views
  • Solar water heating

Notable Accomplishments

  • Optimized energy performance 60% better than Title-24
  • Over 90% existing building re-use
  • 86% of construction waste diverted to recycling

Award Credit

KPFF Consulting Engineers
San Diego, CA
Landscape Architect
Nowell and Associates
San Diego, CA
General Contractor
RGB Group, Inc.
San Diego, CA
Energy Science Consultant
Brummitt Engineering
Plumbing & Electrical Engineer
McParlane and Associates
Electrical & Lighting Designer
ILA+Zammitt / Illumia Design Studio
Geotechnical Engineer
Geotechnics, Inc.
ARCHITECTS hanna gabriel wells
Auda-Coudayre Photography
Kessler Photography


Edward Dean, AIA, LEED-AP
Harley Ellis Devereaux
San Francisco, CA

Dean is director of the San Francisco office of Harley Ellis Devereaux, which is committed to a low-energy design approach, or a zero net energy approach when possible, for every project undertaken by this branch office. Before joining the firm in 2008, he was lead designer for major projects at a number of leading California design firms, including Esherick Homsey Dodge and Davis (EHDD), Zimmer Gunsul Frasca and NBBJ Architects.

Projects include the addition to the Main Library at UC Berkeley (early example of a living roof) and, currently, a zero net energy public library for the City of Berkeley. His involvement in low energy building design has been consistent throughout his professional career, starting as a regular member of the design faculty in the Department of Architecture at UC Berkeley for ten years.

His special interest is in daylighting design; in 2006, he was a presenter at the Greenbuild Conference in Denver for a major session entitled Daylighting Intensive.

Larry Hoeksema, AIA
Architects Mosher Drew
San Diego, CA

Hoeksema is President (since 1997) of Architects Mosher Drew in San Diego, having joined the firm in 1979. Beginning his higher education experience in Civil Engineering at the University of Wisconsin, Madison, he completed his formal training, receiving his Bachelor of Architecture, at the Illinois Institute of Technology in Chicago.

He is active in the American Institute of Architects (AIA) having served in various Board Positions and as President of the San Diego Chapter in 1995. Statewide he has served on the Board of Directors for the AIA, California Council for five years and as served Advisor to the Academy of Emerging Professionals for three years.

He currently serves as President of the San Diego Architectural Foundation and on the NewSchool of Architecture and Design’s, Advisory Board.

Jason A. Silva, AIA, LEED AP
Partner, Design Principal
Dreyfuss & Blackford Architects
Sacramento, CA

Silva is a partner and design principal with Dreyfuss & Blackford Architects in Sacramento, California, focusing on civic, higher education and arts-related projects. Licensed in California with over 15 years of experience, he has overseen the design and construction of major projects throughout northern California.

Jason is active in the American Institute of Architects at the state level as board member of the Academy of Emerging Professionals (AEP) and nationally, as Regional Director for Young Architects Forum (YAF). Locally, with the Central Valley chapter of the AIA, Jason is involved in media and outreach, and sits on the Design Competition Committee.

He is a graduate of California Polytechnic State University, San Luis Obispo and attended Virginia Tech’s Washington Alexandria Architecture Consortium.

Peter Barsuk, AIA, LEED AP
Studio Leader, Project Manager, and LEED expert
Santa Monica, CA

Barsuk brings almost 20 years of experience in the design industry as an architect and green building expert. He has been involved in a wide variety of project types including commercial, education, civic architecture, health care and entertainment.

A Studio Leader, Project Manager, and LEED expert at Gensler, Peter often gets called in to assist clients with LEED certification and documentation processes for various project types.

As a leader in Sustainable Development, Peter continues to serve as a board member for the USGBC Los Angeles Chapter and educate his colleagues at Gensler on the LEED rating system and the practices of sustainable design.

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