The Greenest Buildings Already Exist

with Matt Aalfs                         Reframe host Jeff Nichols sits down with Matt Aalfs, founding partner of BuildingWork and lead architect behind Seattle's remarkable Metropole Building restoration. What begins as a discussion about a historic renovation quickly evolves into a broader conversation about climate action, urban revitalization, and why reusing existing buildings may be one of the most important sustainability strategies available today.  At the center of the discussion is the Metropole, a 135-year-old building in Seattle's Pioneer Square neighborhood that most people would have considered beyond saving. Damaged by earthquakes, fire, and years of neglect, the building was transformed into a LEED Platinum-certified community hub serving nonprofit organizations and communities of color. More importantly, it achieved an astonishing Energy Use Intensity (EUI) of 18—less than half that of a typical new office building built to Seattle's already stringent energy code.   One of Matt's most powerful observations challenges a deeply held assumption in sustainability circles that historic preservation and sustainable design are opposing forces.     Many industry people still believe that achieving high performance required tearing down older buildings and replacing them entirely with new materials and more efficient construction. Matt argues the opposite. Historic buildings contain enormous amounts of embodied carbon, craftsmanship, and material resources. Demolishing them often creates a larger environmental burden than renovating them—culminating in the episode's most defining idea: the greenest building is the building that already exists.   Matt explains that nearly half of U.S. carbon emissions are tied to buildings through both construction and operations. If society is serious about climate goals, the solution cannot come primarily from new construction.  Instead of building our way toward a cleaner future with new construction—the greatest opportunity lies in upgrading and transforming the millions of buildings that already exist.  The conversation also explores how innovation often emerges from constraints. The Metropole team experimented with advanced technologies including passive chilled beams, triple-glazed windows, natural ventilation systems, solar generation, and a highly optimized building envelope. The result was not only an exceptionally efficient building but also a real-world demonstration project that others can learn from.   Matt’s vision for the future of neighborhoods like Seattle’s Pioneer Square is not preservation for preservation's sake. Instead, he advocates for adaptive reuse—restoring older buildings while giving them new purpose, and modern performance standards. Historic districts should become thriving, walkable communities where people live, work, gather, and connect.  He argues that older buildings contribute to the character that makes neighborhoods desirable. Reinvesting in them encourages walkability, reduces environmental impact, strengthens local identity, and helps create the kinds of places people genuinely want to spend time in.  “No one person knows everything.”  Matt is clear that the Metropole was brought back to life through the collaboration of a team of experts with shared values and a mutual commitment to sustainability, community, and historical preservation: Funding for the Metropole’s renovation was provided by the Satterberg Foundation  Sustainability Consulting was provided by O’Brien360 Design was led by Matt’s team at BuildingWork   Contracting was provided by 100-year-old construction firm, W.G. Clark  Engineering and performance modeling provided by Ecotope  Policy and design guidance support by the Pioneer Square Preservation District    This episode “reframes” sustainability itself. The future is not simply about building better new buildings. It's about recognizing the value of what we already have and finding ways to make them perform for the next century. In Matt's view, preserving historic buildings isn't just nostalgia—it's where climate strategy, community development, and urban regeneration intersect all at once.  The Reframe podcast is hosted by Jeff Nichols and presented by Pilotlight. If you have questions or feedback for the Reframe team, please email us: [email protected]