This project represents the design and construction of a new operations campus for the Washington region’s natural gas utility. It consists of three new buildings on a 20-acre site. The program includes: a 186,000 s.f. office building, a 68,000 s.f. industrial building and a 530 car parking structure. This client’s goals included creating: a collaborative work environment whereby individuals could overlap and freely engage one another; a campus that utilized state-of-the-art energy and sustainability strategies; and a facility that underscored operational functionality rather than corporate formality. It is important to consider the amount of time individuals spend in their office-work environments, and to endeavor to increase the quality of these built environments. The heavy-industrial site responds to this context by focusing the three buildings inwardly ordering them around a central landscape amenity. The office building is a narrow bar that locates cores and primary circulation to the north, allowing all work environments to be located along the south with equal access to natural daylight and views of the central lawn amenity. All shared, common functions are located along the primary “main street” circulation path. This fosters interaction and corporate “overlap”. The three office levels “float” over the ground floor where conference and semi-public functions are located. This all sits atop a plinth that absorbs the site topography. Internally, the structural steel elements are exposed, referencing the industrial context. The envelope of the building is intended to honestly express the facilities internal functions. Energy efficient, state-of-the-art systems include the first commercial installation of a Bloom fuel cell on the east coast, as well as a DOAS (Direct outside Air Supply) HVAC system. This company’s carbon footprint was reduced 93% relative to its previous operations center; this represents a reduction of 38,870 metric tons of CO2.