IQHQ 580/800 Dubuque

IQHQ, a premier life science real estate investment trust and leader in real estate sustainability, is developing multiple life science districts in South San Francisco, the heart of the Bay Area’s biotech hub. As sustainability and Life Cycle Assessment (LCA) consultant and commissioning agent for IQHQ’s buildings at 580 and 800 Dubuque, Stok is supporting the client in showcasing best-in-class high-performance building design and operations.

At a Glance

South San Francisco, CA
Life Science, Life Science & Healthcare
1,330,000 SF across 2 buildings
IQHQ (Client & Owner)Perkins&Will (Architect)McCarthy Building Companies, Inc. - 580 Dubuque (General Contractor)Turner Construction - 800 Dubuque (General Contractor)
LEED CS v4 Gold (targeting)Fitwel Certification (targeting)
  • LEED CS Consulting
  • Fitwel Consulting
  • Commissioning
  • Life Cycle Assessment (LCA)
  • Building Envelope Commissioning (800 Dubuque only)

The Challenge

With an already established ESG program and demonstrated sustainability leadership, IQHQ saw Stok as a values-aligned partner that could help improve their ESG efforts through high-performance building consulting on challenging and incredibly energy-intensive life science projects. Specifically, Stok: 

  • Provided LEED Core & Shell consulting aligned with the demands of life science spaces in pursuit of LEED CS v4 Gold certification
  • Led Fitwel certification efforts to support the health and well-being of building occupants
  • Provided commissioning on complex building systems to ensure all systems operate as efficiently as they were designed
  • Conducted a Life Cycle Assessment (LCA) to analyze the feasibility of achieving zero carbon emissions
“The Stok team manages the certification process seamlessly for us and collaborates well across our team of project consultants. We can rely on them to guide us and our projects to meet the established goals every time, and to guide thoughtful sustainability discussions outside of certification scorecards. Stok’s familiarity with embodied carbon reduction suppliers within the region of our projects has been very helpful to speed up the process of identifying solutions. They excel in collaborating with the project team to find appropriate solutions for materials that meet our embodied carbon reduction targets.”

The Solution


Stok supported IQHQ’s Carbon Smart Approach, which includes assessing the results of PAE Engineering’s energy model and Stok’s LCA together, to understand a project’s whole-life carbon footprint, so that optimization strategies can be approached in a holistic manner. Stok’s analysis will also determine ILFI Zero Carbon Certification feasibility – an ambitious consideration given the extremely high energy consumption of life science spaces. Additionally, Stok took a proactive and collaborative approach throughout design by coordinating with the structural engineer and architect to ensure specification language for low-embodied carbon materials was included in the specifications, then coordinated with the GC to develop big language options for low-embodied carbon concrete supplies. 


Occupant comfort and health are always a priority for IQHQ and were important considerations during the design and construction process. Amenity space development was considered to ensure LEED and Fitwel measures were incorporated into the core and shell design. Considering the occupant experience in a sustainable building, Stok collaborated with the IQHQ team and signage subconsultant to ensure dashboards and signage aligned with LEED and Fitwel measures and developed educational content for occupants. Stok also assisted with the development of specifications to prioritize the use of healthy and sustainable materials, then prioritized materials whose manufacturers have transparency reports on their product’s material ingredients and environmental impacts. 


Stok provided LEED fundamental and enhanced commissioning services, building envelope commissioning services, LEED CS consulting, Fitwel consulting, and LCA modeling, allowing the client to benefit from efficiencies of an integrated approach. Stok is also supporting IQHQ’s implementation of smart building strategies and a LEED leak detection pilot program for use on multiple projects. 

Renderings Courtesy of IQHQ

Project Leadership

Kristen Hershowitz
WELL | LBC | Materials
Olivia Palmer
LEED | Carbon | BECx
Adam Meltzer
Certifications | Zero Waste | Sustainable Design Guidelines
Jared Rickman