__MAIN_TEXT__

Page 1

REALTY ADVISORS

INTERIOR DESIGN & ARCHITECTURAL SERVI CES


BUILDINGS IN KBS PORTFOLIO WILLOW OAKS CORPORATE CENTER MERRIFIELD, VA – 3 BUILDINGS

REDWOOD PLAZA I, II, AND III FAIRFAX, VA – 3 BUILDINGS

TYSONS DULLES PLAZA I, II, AND III MCLEAN, VA – 3 BUILDINGS

DULLES STATION EAST I HERNDON, VA – 1 BUILDING

3001 & 3003 WASHINGTON BOULEVARD ARLINGTON, VA – 2 BUILDINGS (NEWEST ACQUISITIONS FOR KBS)

RESTON SQUARE RESTON, VA – 1 BUILDING


KBS CASE STUDY PG 3


DBI HAS PROVIDED EXTENSIVE SPEC SUITE DESIGN AND BUILDING REPOSITIONING SERVICES for national developer and building owner KBS. As Since 2013,

the architect for KBS’s portfolio in the Washington, DC metropolitan region, DBI performs all of the developer’s interior design and architectural

services,

which

include

producing

lease

exhibits

for prospective tenants, providing BOMA calculations for newly acquired

buildings,

completing ADA-compliance

upgrades,

and

repositioning buildings to be more competitive in the market.


KBS CASE STUDY PG 5


KBS CASE STUDY PG 7


DBI SPECIALIZES IN THE DESIGN OF SPECULATIVE, OR “SPEC,” SUITES FOR DEVELOPERS AND BUILDING OWNERS seeking to provide prospective tenants with an already built, turnkey office. Envisioning

the

transformation

of an unbuilt, raw space into a finished office — or having to wait for

construction

to be

completed — is challenging for some tenants, particularly those who are eager and ready to settle into new workplaces. Having finished spec suites to offer such tenants

increases

landlord’s

ability

a to

secure leases, providing the “hook” necessary to deter lessees from moving

on

next

workspace

possibility

to in

the an

increasingly competitive commercial estate

real

market.


KBS CASE STUDY PG 9


KBS CASE STUDY PG 11


A notable example of DBI’s work for KBS is its design of four spec suites at the Willow

Oaks

Corporate

Center in Merrifield, Virginia. KBS intended these spaces, each a different size, to attract smaller tenants seeking a more contemporary, stylish look than that typically found in offices designed for larger tenants. Open and airy, the offices feature elegant finishes, and

premium

welcoming

light

fixtures,

common

areas.

These spec suites really show what we

can do with lighting, finishes, materials— and how to break up the space,”

explains DBI Interior Designer Charlene Fowler. “Even though we were designing for the future tenant, we geared ourselves toward incorporating more collaborative areas, fewer

offices, and more conference, meeting, and open spaces. Some offices

tenants, and

of course,

less

open

require

more

space—and

DBI

has designed the layout to accommodate such occurrences. The tenant need only to put in place wall partitions, thereby easily converting open areas into closed offices.


KBS CASE STUDY PG 13


KBS CASE STUDY PG 15


Charlene comments. “We know what building we’re in and what audience we’re trying to attract based on the tenants that are in the building and the location of the building, so we have an idea of how to address the space.” Thus, while Dulles Station East caters to the tech sector, Tysons Dulles Plaza (TDP), another KBS campus, is geared toward more established, larger corporate tenants.

An older, three-building

plaza, TDP requires a more conservative, less adventurous

design

approach.

No

matter

which property is undergoing improvement, the objective remains the same: to provide outstanding design. DBI Director Beth Todd explains: “Every time we approach one of KBS’s projects, it’s always a little different. The one cohesive element is that KBS wants to make an attractive space and focus on the right areas.

Each campus has its own feel and design,”


KBS CASE STUDY PG 17


KBS CASE STUDY PG 19


DBI ALSO PROVIDES BUILDING REPOSITIONING SERVICES FOR DEVELOPERS who want to update a building’s In addition to spec suites,

amenity spaces (for example, lobbies and restrooms) or its exterior façade and canopy. By repositioning a building in this manner—often adding appealing amenities, such as fitness centers and coffee bars, developers situate the building in a more sophisticated, in-demand market and, as a result, are able to demand higher rent rates.

KBS CASE STUDY PG 21


KBS CASE STUDY PG 23


KBS CASE STUDY PG 25


building repositioning services for KBS’s Willow Oaks Corporate Center.

The

building’s lower level and first floor, drab and

outdated,

needed

renovation to bring

a

natural

comprehensive light into the

space, update its finishes, and add valuable amenities

that

would

attract

younger,

Millennial-run tech start-ups and well-heeled, established

companies

seeking

to

elevate

their brand. To accomplish this transformation,


DBI skillfully implemented chic finishes and materials, including glass walls, vibrant wallcoverings, and paint accents. New amenity spaces include a coffee bar, conference center, and fitness center, as well as an updated elevator lobby and management office. Although each of these areas serves a different purpose, DBI focused on unifying their design, creating a cohesive aesthetic throughout the new spaces. KBS CASE STUDY PG 27


KBS CASE STUDY PG 29


KBS CASE STUDY PG 31


The

creative

strategy

applied to the Willow Oaks renovation of

how

is

DBI

representative approaches

majority of KBS is,

determining

tenant

the

projects—that what

type

of

that each KBS property

is seeking to attract and, then,

designing accordingly . DBI Senior Project Manager Leslie Davis explains:

Especially for spec suites, KBS tends to tailor the design decisions to the kind of tenant they think they will be able to lease the suites to. For example, Dulles Station East [in Herndon, Virginia] is on the Dulles Toll Road corridor, an area considered to be an up-and-coming tech

area, so the prospective tenants for that building might be more tech-centered .

How does DBI design for the tech crowd? Through the implementation of pops of color, trendy carpet layout, glass architectural details, wood-stained doors,

contemporary artwork,

open

plenums,

living walls—all features that foster an inviting, progressive, Google-esque working environment. Of course, what is appropriate for one property is not always the best design choice for another KBS campus.


OFFICE OFFICE 206SF 145 PANTRY 214

RECEPTION 528 SF RECEPTION 200

PANTRY 296 SF

COPY 158 SF

SERVER 97 SF

COPY 213

SERVER 212

OFFICE OFFICE 207SF 143

OFFICE OFFICE 208 143 SF

OFFICE OFFICE 209 143 SF

OFFICE OFFICE 210 145 SF

OPEN AREA OPEN AREA 2137 SF 211

STORAGE STORAGE 40 SF 201 CONFERENCE 351 SF

MEETING 203 SF

CONFERENCE 202

FLOOR PLAN

MEETING 203

OFFICE OFFICE 136 204SF

OFFICE OFFICE 136 205SF

SCOPE OF WORK KBS CASE STUDY PG 33


KBS CASE STUDY PG 35


KBS CASE STUDY PG 37


\ SKETCHES


\ TEST-FITS

\ LEASE EXHIBITS KBS CASE STUDY PG 39


For several years, we have worked with DBI on

the design and repositioning of both the Tysons Dulles Plaza and Willow Oaks Corporate Center projects on behalf of KBS. We always find DBI to be innovative and imaginative in developing a plan and pricing options that will suit our needs. DBI provides exceptional

service

matched

with

an

excellent

quality of work and always seeks to find solutions

fundamental to the overall success of these projects. — Edwin Clark III, Executive Managing Director, Newmark Grubb Knight Frank

for challenges. Their significant contribution was


As KBS ’s pr i m e a rc hi te c t i n t he D C re g io n ,

DBI has gained invaluable experience and design skills in spec suiteS.

KBS CASE STUDY PG 43


It’s a one-stop shop,” Beth comments. “We’ve

done façade changes, suite entries, lobby and

bathroom renovations, fitness centers, courtyards,

conference centers, offices, spec suites, tenant work, building standards, even furniture specifications. We can do five floors or a 2,500-SF tenant space.” In addition, DBI works closely with the leasing team,

providing

lease

exhibits

and

design

recommendations. The firm is so familiar with the KBS portfolio that the design team is often asked to design the developer’s tenant interiors, too. “We’re already on board and know what’s going have DBI design the space . . . we already know what’s in the space, in the ceiling, we know the requirements.

on,” Leslie explains, “so it’s easier to come to us and

AS DBI expands its spec suite and building portfolio (having, in addition to KBS, completed similar projects for developers The JBG Companies and Lowe Enterprises), the firm’s designers are able to draw on their knowledge from handling a developer’s entire portfolio and, then, make design recommendations to new clients.

in

is

a

showing

great our

example

clients

that

of

how

we can move forward

it’s worth

in to get a better-designed spec suite,”

“because

that’s

what

the

tenant

putting

the

Charlene

demands

money

explains, are

now.

KBS

KBS CASE STUDY PG 45


In an industry full of talk about how to create collaborative office environments, the fundamental objective remains consistent, no matter what the company’s function—to be more and workplace wellness.

DBI has consistently

delivered a product that accomplishes this goal. — Edwin Clark III, Executive Managing Director, Newmark Grubb Knight Frank

REALTY ADVISORS

productive and to foster employee satisfaction


EXPLORE / CREATE / TRANSFORM

1984 ISAAC NEWTON SQUARE WEST, SUITE 400 RESTON, VA 20190 703.787.0882

WWW.DBIA.COM

Profile for DBI Architects, Inc.

KBS Case Study  

Since 2013, DBI has provided extensive spec suite design and building repositioning services for national developer and building owner KBS.

KBS Case Study  

Since 2013, DBI has provided extensive spec suite design and building repositioning services for national developer and building owner KBS.

Advertisement