The Making of TEN30: How to Achieve the Impossible

The Making of TEN30

HOW TO ACHIEVE THE IMPOSSIBLE

A WORLD CLASS CORPORATE HEADQUARTERS FOR A MODERN ERA

Creating a World-Class Corporate Headquaters

The Compound Effect of Good Design: Rethinking the Workplace for Health & Wellness

Designing to Adapt to Nature

Working in a Treehouse

What Makes Things Stand Up

Getting There is Half the Fun

Intentional Emenities and How They Create Culture

The Town Hall as the New Collaborative Hub

How to Achieve the Impossible

Meet the Team Team Q&A

The outdoor amenity area provides employees with a space to work, rest, walk, or eat lunch while feeling connected to the surrounding natural area

creating a world-class corporate headquarters

By Nathan Daniel (Principal | Charlotte Office Leader)

Paul Koska (Associate Principal | Architect)

Philip Oliver (Associate Principal | Project Manager)

When LS3P began working with the initial client in February of 2020, the company was accustomed to fairly traditional office spaces, including a standard commercial floor plate with dense clusters of work stations and a building template that could work for any site. During the interview stage, however, LS3P and the client engaged in a “what if” conversation that began to turn the traditional workplace model on its head. Using 11” x 17” foam core models that the interviewers could move around as they explored and asked questions, LS3P presented a modern concept, one that nestled into and connected with its site. LS3P was hired quickly to spearhead the design, and the work began in earnest.

KNOWING WHEN TO PIVOT

The world changed rapidly between early February and late March of 2020 as teams transitioned to remote work.

On March 22, LS3P’s massing studies presentation for the client on March 22 became the firm’s first virtual presentation. The accelerated schedule never slowed, and the core and shell design was largely complete by May 1.

At this stage the building envelope was contracted from the schematic design documents, and design development continued apace.

ENVISIONING A WORKPLACE FOR THE MODERN ERA

In the ensuing months, as the design proceeded briskly, companies worldwide were navigating a foundational shift in how and where work gets done. The client’s leadership and internal stakeholders such as the Human Resources team began to explore what an engaged, energetic staff expects in a modern workplace. The campus is 10 miles outside of Charlotte’s Uptown/ South End core; if employees are commuting to the office, what should they find when they arrive that inspires innovation, supports collaboration, and creates an exciting culture? The team realized the importance of intentional incentivizes to draw people into the office as a means to build and sustain a vibrant company culture. The core and shell of the buildings was already set, but it was clear that a pivot was in order for the workplace concept inside.

BUILDING IN FLEXIBILITY

The design team shifted quickly, transforming the company’s traditional floor plate into a new concept with nests of neighborhoods and collaborative spaces. By re-orienting the design off-grid to create opportunities for chance interactions, creative collisions, active circulation, and collaboration, the team created a much more flexible work environment with a “living room” atmosphere. The spaces are cohesive, but look like they were designed by a different hand for variety. The new plan also reduces assigned seating by half, shifting from a “plugged in workstation” mindset to a “work anywhere on campus” mindset. The owners invested heavily in wireless technology and welldesigned outdoor workspaces so that employees can work from a seat in the central courtyard as seamlessly as at workstation inside. An array of campus amenities includes a food hall, top-ofthe-line fitness center, and onsite health clinic as well as greenways and outdoor workspaces.

EVOLVING WAYS OF WORKING

This workplace transformation wasn’t just physical. In designing spaces to draw people into the office and make it worth their while to be there, employers are readjusting the narrative on how employees work. The new paradigm combines both flexible work locations and in-office collaboration, and free address models which accommodate more people without impacting the quality of the workplace. Unassigned desking creates flexibility and fluidity over the course of the workday or over the course of a project; this flexibility extends all the way to the C-Suite.

In the face of fast-moving challenges, the entire team remained committed to “doing the right thing, not the easy thing.” The resulting campus marks a turning point in the nature of the workplace, laying the foundation for lasting benefits through innovation, inspiration, and collaboration.

IN DESIGNING SPACES TO DRAW PEOPLE INTO THE OFFICE AND MAKE IT WORTH THEIR WHILE TO BE THERE, EMPLOYERS ARE READJUSTING THE NARRATIVE ON HOW EMPLOYEES WORK.

A central atrium with cantilevered stair spans 9 stories, connecting the two wings of the building and providing atmospheric lighting through its skylight.

the compound effect of good design: rethinking the workplace for health & wellness

By Nathan Daniel (Principal | Charlotte Office Leader)

Paul Koska (Associate Principal | Architect)

Patrick Cooley (Associate | Emerging Professional)

When the TEN30 project kicked off in early 2020, the project plan did not include a global pandemic. The fastmoving global crisis, however, did not slow the project’s momentum.

In February of 2020, LS3P proposed a campus design strategy that would inform every decision to follow: to shift from the idea of a high-rise building on a leveled site that could be built anywhere, to a midrise design that would integrating with its forested site and weave the architecture into the environment. The client team embraced this direction, and in the ensuing months, this design decision created ripple effects supporting health, safety, and productivity, with profound positive impacts.

To describe COVID-19 as a “significant disruptor” is an understatement. The pandemic has humbled those who are most gifted at forecasting and predicting, and has shone a spotlight on systems that weren’t working. In overturning the status quo, however, the COVID-19 era has created opportunities for lasting change. The project laid the groundwork

for a monumental shift in the ways in which people work, and the result is a workplace focused on wellness, beauty, productivity, and community.

ROOTING THE CAMPUS IN NATURE

The initial strategy of harmonizing with the 80-acre site led to compounding benefits. Because the design was driven by what the building needed to be, not the constraints of a high-rise footprint, the design team focused on blurring the lines between indoors and out. The constant interplay of nature and architecture creates calming views and allows abundant natural light in the interiors. The strong connection to the environment spills out into outdoor workspaces designed for seamless transitions from indoor desks to outdoor meeting room or café tables. These workspaces are intentional and programmable, from defined meeting spaces in the central courtyard to a tiered amphitheater under a dramatic cantilever.

The fully wireless campus allows movement, freedom, and the flexibility to select the right work station for the

right task. These outdoor workspaces allow employees to take advantage of Charlotte’s mild climate during the workday, provide opportunities for informal interactions with people from other departments, reduce density in the interior spaces, and lower the risk of transmission for additional peace of mind. Access to nature is a key wellness benefit in any workplace; it is also vital for alleviating stress and allowing employees to self-select a workspace that works best for their needs.

RE-IMAGINING CIRCULATION

In a high-rise, one elevator core typically serves the entire building. In addition to constraining the floor plates, this configuration requires people to share small spaces in transit to their work location and adds anxiety to the workday. A midrise building, however, allows much greater flexibility. The building’s floor plate, influenced by the need to provide safer, more comfortable, more open circulation, has eight circulation cores including 16 escalators and three open stair zones. Employees can take a variety of routes to get anywhere in the building,

allowing autonomy and increasing the odds of chance “creative collisions” with colleagues that build connection and make the work day enjoyable. The appealing stairs encourage physical activity, and the escalators increase both lateral and vertical connections between floors without crisscrossing.

Beyond the perception of safety, which is important to easing stress, the investment in alternative methods of circulation reduces the density in any given space while adding beauty and movement to the interiors. Twelve additional escalators in the parking decks also help to streamline circulation and get people where they need to go, quickly and safely.

CREATING BREATHING ROOM

In a traditional office space, assigned workstations are laid out for maximum efficiency, and employees are often close together. Shared amenities such as coffee stations can quickly turn into pinch points, and close quarters are less than ideal during a pandemic (or the average flu season). The building’s

These outdoor workspaces allow employees to take advantage of Charlotte’s mild climate during the workday, provide opportunities for informal interactions with people from other departments, reduce density in the interior spaces, and lower the risk of transmission for additional peace of mind.

SCALE: 1/16” = 1’-0”

ENLARGED SOUTH FURNITURE PLAN

floor plate orients workstations offgrid, allowing a much greater variety of configurations. Workstations are arranged randomly or in pinwheels, so no two employees are directly facing each other at their desks. The freeaddress model also allows employees to self-select workstations based on the day’s tasks, allowing for flexibility to accommodate a range of space needs and comfort levels. With new construction, the team was able to advocate for 10’ ceiling heights; the spaces feel expansive and airy while allowing maximum adaptability over time. Exposed structure and open ceiling volumes make the workspaces feel brighter, more open, and better ventilated.

The design also incorporates a break room in every wing – two per floor –with prime forest views. The break rooms are specifically designed to allow ease of movement around double sets of appliances centered on large islands to minimize congestion. Break room seating is located away from the circulation, with options to be within

the space or on the fringes yet still connected to the activity.

The designated seating for the first phase of the campus is 1,800 people; however, the free-address strategy, fully wired campus, and abundance of dedicated outdoor work stations combine to create a multiplier of 1.6greatly expanding campus capacity and maintaining a comfortable density in the building.

RETHINKING THE PRIVATE OFFICE

The traditional workplace model used to be heavily weighted towards private offices. In exploring a new workplace dynamic focused on free-addressing, open workstations, and indoor/outdoor locations, the design nearly eliminates private offices on the Charlotte campus. Though a few assigned management zones and bullpens are still required, less than 10% of the office space in the new campus is assigned. Enclosed offices still exist, and employees can check into these when heads-down focus work or privacy is required; however, when

COLLABORATION

unclaimed for the day, these offices can be used as huddle rooms, shareable collaborative areas, or spaces to join a virtual meeting without disturbing others. Eliminating assigned private offices effectively increases meeting space on the campus tenfold at no additional cost.

Campus-wide technology tools make this system seamless and transparent; employees can check in at any location so their colleagues can see where people are working for the day. This amenity is a huge selling point for talented young tech employees who are accustomed to mobility and digital connections. The ability to dial into a meeting from anywhere on campus is further supported by the client’s investment in state-of-the-art technology and a fully wireless campus.

PROVIDING CREATURE COMFORTS

Beyond the ability to choose the right workplace for the right task, the owners also wanted employees to be able to feel as safe and as comfortable at the office as in their living rooms. An enticing array of furniture options can help employees create a place within the office where they feel productive, secure, and professional – and may represent a real upgrade from the couch or the Zoom background at home. The furniture selections offer options scaled to every employee, from couches to casual lounge areas to laptop zones. Not every employee has an ideal home workspace,

and the building’s productivity and collaboration zones feel as safe and as comfortable as a home office or a local coffee shop.

Food is another key attraction. The design upends the traditional corporate cafeteria with a multi-volume space – elevating the idea of a food hall –that serves as a gateway through the campus. All three sides are connected to nature and outdoor terraces, and the strategic location in a primary foot traffic zone tempts people to move through the atrium and food hall to the outdoors. Seven unique food offerings within the expansive space offer something for everyone, with multiple indoor and outdoor seating options so that people can select their level of distance, gather with colleagues, or linger at a patio table for focus work over a cup of coffee.

FOCUSING ON A HOLISTIC APPROACH TO WELLNESS

With its focus on medical insurance, the client was committed to designing for wellness in its work environment from the outset through WELL Certification for the entire campus. This decision required operational shifts like re-writing the employee handbook in addition to design considerations, but the resulting workplace will yield substantial benefits in terms of attracting, retaining, and caring for the top-tier talent that allows the company to thrive. The client also decided to invest in certifying the

entire campus, not just the building; the added levels of complexity which come with making sure everything from the guard houses to the mail room support campus wellness reflects the commitment to doing things the right way, not the easy way, at every turn.

Wellness is multifaceted, and encompasses physical health, mental health, and peace of mind. The design features and operational strategies that support these elements include everything from indoor air quality to the onsite early childhood development center so that parents can feel confident that their children are secure and close during the workday. Beauty, too, matters; two spectacular art installations anchor the campus and provide meditative focal points. One nine-story art piece in the atrium is based on an equation representing how leaves grow, appropriate to this “tree house” setting. The second is a kinetic sculpture that wraps the second-story café volume, representing subtle movement in nature. Both pieces celebrate nature-based themes in a way that will offer new perspectives through the life of the building, and provide opportunities for visual release and reflection within a busy workday.

DESIGNING FOR RESILIENCE

Navigating complex decisions about the future of work in an ever-changing environment has required open mindedness, trust, research, and continuous communication. Fortunately, from the beginning of the design process, one thing has remained clear: good design yields benefits that far outlast any particular era, event, or trend. In creating a flexible, adaptable, beautiful campus which is rooted in nature and focused on providing a stellar workplace for all employees, the client has created a place that will endure. The high ceilings, agile floor plates, and demountable walls can be easily reconfigured to reflect future growth or changes in use; furthermore, every inch of the building - because it is designed for wellness – makes its employees safer, more comfortable, and more productive. Every element of the design serves more than one purpose; the things that make it healthier also make it more beautiful, and the things that make it beautiful also make it more efficient and productive.

Good design with good intent is always a wise investment; the accumulating benefits of each smart decision amplify the overarching goal to create an employee-focused workplace campus supporting flexibility, wellness, and collaboration.

The design also incorporates a break room in every wing – two per floor – with prime forest views. The break rooms are specifically designed to allow ease of movement around double sets of appliances centered on large islands to minimize congestion. Break room seating is located away from the circulation, with options to be within the space or on the fringes yet still connected to the activity.

designing to adapt to nature

By Nathan Daniel (Principal | Charlotte Office Leader)

Paul Koska (Associate Principal | Architect)

Philip Oliver (Associate Principal | Project Manager)

This campus is, in a word, big. A million square feet of construction, in fact, on an 80-acre site. The original plan for the project was to replicate a basic design prototype with buildings sitting atop a leveled plane, but steeply sloped, heavily forested terrain offered more exciting possibilities. Working with the land instead of on top of it offered unparalleled opportunities to interact with the landscape and create a campus rooted in nature.

As early as the interview stage, the team engaged in deep discussions about how to conform the buildings to the land instead of conforming the land to the buildings. Integrating the buildings and site with the least possible impact became a key goal; the resulting design nestles the campus into the forest with buildings cascading down

the hillside. The incredibly complex three-dimensional footprint fits into the landscape with near surgical precision.

The commitment to working in harmony with the nature of the site extended into all decisions moving forward from the master plan: materials selection, interior design, work environments, and amenities. The materials were informed and inspired by the existing natural context of forest, rocks, streams, earth, and sky. The exterior materials palette was determined early in the core and shell design process, and the skin was designed around a gradation of transparency analogous to filtered light through a tree canopy. The filigreed skin features phenolic panels with a wood grain finish to resonate with the site, and the wood grain repeats on the curtain wall, soffits,

Bright and airy cafeteria with ample seating and areas for spontaneous collaboration.

and mullions. The exposed board-form concrete also carries a wood grain texture. The team selected the clearest glass available to maximize visual connection between the workspaces and the forest. Ultimately, the materials that form the building exterior are remarkably similar to the texture of the natural elements found onsite.

The interiors, likewise, were guided by the site, drawing from the concept of a tree house. The clustered workspaces are nests within a network of branches, serving as focal elements around which circulation flows. The movement through the space is fluid, with open escalators encouraging interaction and visual connection. Cantilevered meeting spaces perched at the corners offer expansive views of the forest beyond, preserved to the greatest extent possible to maintain the site’s ecology and habitat.

The commitment to forging authentic connections with the natural environment went hand in hand with the new ways of thinking about work that were emerging in tandem with the design. The completely wireless workplace- unusual for a campus of this size- provides maximum flexibility for its employees. The outdoor workspaces

scattered throughout the campus, including three large, landscaped terraces, function the same way as the workstations inside. The investment in technology and design coordination helps to further blur the lines between indoors and outdoors, allowing employees myriad options for work locations throughout the day.

The design of the vast site also drew from the existing natural elements: three intermittent creeks, vegetation, trees, and rocks. Preserving trees was a key priority, but the site provided plenty of opportunities to interact with the environment. A campus greenway with three “mobility hubs” encourages activity and provides a place for employees to recharge. Water elements throughout the site provide visual interest and calming interludes in the site circulation.

The campus design inverts the traditional corporate office paradigm, too often notable for a sense of “placeless space,” into a campus that grows from its environment. Buildings and landscape take equal precedence, working in harmony to deliver a unique workplace with a wellness-oriented culture. The campus is inseparable from its site, and the site is woven through every design.

“WORKING WITH THE LAND INSTEAD OF ON TOP OF IT OFFERED UNPARALLELED OPPORTUNITIES TO INTERACT WITH THE LANDSCAPE AND CREATE A CAMPUS ROOTED IN NATURE.”

Defining moments within the natural environment harmonized with the form and function of the buildings: entry features, a lake amenity, a terrace by the food hall, yoga pavilions, and enticing interstitial spaces.

working in a treehouse

LANDSCAPE ENRICHING ARCHITECTURE, AND ARCHITECTURE ENRICHING THE LANDSCAPE

Paul Koska (Associate Principal | Architect)

Shaun Tooley (LandDesign Partner)

Rhett Crocker (LandDesign President | CEO | Partner)

Kevin Vogel (LandDesign Parter)

The early decision to design a campus that would harmonize with the wooded site, rather than cut and fill the site to adapt to a prescribed building, allowed a much more authentic integration of architecture and landscape. To maximize these opportunities, the landscape architects at LandDesign worked side-by-side with the architects at LS3P. The experience of walking in the woods through filtered light from the canopy inspired the notion of “working in a treehouse.” Given the uniqueness of the opportunity, the entire team was on board with raising the bar for design excellence and exploring previously untested possibilities; as a result, showstopping landscape elements complement both the modern architectural aesthetic and new ways of working for the company.

THE INTERPLAY OF ARCHITECTURE AND LANDSCAPE

As the architecture took shape and the large campus came into clearer focus, the opportunities for exciting landscape

features multiplied. Defining moments within the natural environment harmonized with the form and function of the buildings: entry features, a lake amenity, a terrace by the food hall, yoga pavilions, and enticing interstitial spaces. Central water features (which are also certified BMPs) and boulders (ultimately sourced for free from a nearby building site) help to delineate nodes within the design, and a series of bridges and pathways weave the site and building elements together. An amphitheater nestled into the empty space underneath a cantilever provides a welcoming spot, rain or shine.

FULLY FUNCTIONAL OUTDOOR WORK SPACES

The massive central plaza at the heart of the campus was, for the landscape architects, akin to an interior design challenge. As such, the level of detail was an intentional architectural expression befitting a fully integrated part of the program. This outdoor plaza anchors the campus community, and functions as a seamless extension of

the interior. The wireless-everywhere campus eliminates friction for employees moving between indoor and outdoor work spaces. Every detail of the infrastructure - from integrated technology to convenience power sources to bollards designed to blend in with the architecture - is custom designed for convenience and aesthetics. The flexibility to choose a work environment that best suits the task at hand, with no interruption in server or network access, allows people to move freely from conference rooms to the central courtyard while remaining connected and productive.

CONTINUOUS ACCESS TO NATURE, FROM A TRAIL OR FROM A WINDOW

The central plaza complements another significant outdoor amenity focused on connection: a network of campus greenway trails leading around and through the forested site. The trails underscore the invaluable benefit of providing easy access to nature, whether for walking meetings, a workout integrated into the workday, or just serene distance views. The greenway

access and significant amount of green space are also key components of WELL accreditation for “enhanced access to nature.”

The ”treehouse” concept extended to carefully orchestrated framed views throughout the site, and led to a dedicated tree preservation effort that required near-surgical tree tagging precision. A typical project might require three or four illustrative views from various site perspectives; the TEN30 design includes upwards of 125 renderings. Preserving and creating these views from every part of the campus was particularly challenging with complex infrastructure and buildings that have no “back.” Nothing on the TEN30 campus is hidden; instead, every element is tailored to both beauty and function. Electrical infrastructure, duct banks, benches – every element is custom design to blend in with or enhance the landscape. Big moves such as stormwater retention ponds double as amenities that enhance the site; even pump houses for the water features are nestled into the landscape and integrated with plantings.

“GIVEN THE UNIQUENESS OF THE OPPORTUNITY, THE ENTIRE TEAM WAS ON BOARD WITH RAISING THE BAR FOR DESIGN EXCELLENCE AND EXPLORING PREVIOUSLY UNTESTED POSSIBILITIES; AS A RESULT, SHOWSTOPPING LANDSCAPE ELEMENTS COMPLEMENT BOTH THE MODERN ARCHITECTURAL AESTHETIC AND NEW WAYS OF WORKING FOR THE COMPANY”

MAKING THE IMPOSSIBLE POSSIBLE

A frequent saying on the new TEN30 campus is “It’s not impossible - it’s just never been done before.” A groundbreaking design begins with a foundation of trust, and that trust among all entities – the owners, the designers and consultants, and the contractor –has grown over time. The aggressive schedule required extreme attention to detail, and with the construction underway before the design was completed, the next “hot” item on the construction schedule became an allhands-on-deck priority. Many elements of the campus required innovation to accomplish a design that looks simple, elegant, and harmonious; nothing has been left unstudied, and nothing has been installed without continuous alignment and coordination.

The unusual level of collaboration is evident in every project phase, from the earliest virtual presentations in March of 2020 to the ongoing checks and balances which led to the highest level of quality assurance. Through the challenges of fast-track construction, monumental scale, and evolving scope, the entire team has remained steadfast in “doing the right thing, not the easy thing.”

Rooted in nature and supported by technology, the resulting campus encourages movement, supports fluidity between work modes, and raises the bar for what “work” looks like for a new era.

View

Pulling off this elegant structural feat required custom structural elements, innovative systems, and (literal) cutting-edge fabrication.

what makes things stand up?

HINT: IT’S NEXT-LEVEL STRUCTURAL ENGINEERING

By Jim Case (Uzun+Case, LLC Founding Principal)

Nathan Daniel (Principal | Charlotte Office Leader)

Paul Koska (Associate Principal | Architect)

The state-of-the-art campus has an eyecatching design with a sleek, modern aesthetic. The forested site inspired a nature-focused concept that feels like working in a treehouse; floating volumes overlook the tree canopy, an outdoor amphitheater is tucked under a cantilever, and infrastructure integrates seamlessly with the architecture and the serene environment.

The design looks elegant and effortless, but all designers know that delivering simplicity can be deceptively difficult. This design was no exception, given the fast-track schedule that had site elements being constructed as the design continued to evolve. The pace required constant communication among all involved: the client, the architects from LS3P, the structural engineers from Uzun+Case, and the contractor Clayco, along with a host of subcontractors, fabricators, and vendors. The construction schedule had subcontractors working around the clock in multiple shifts, requiring real-time communication and design coordination among all parties. It was clear from the

beginning that this campus would be something special, and the all-hands-ondeck, highly collaborative process made it possible for the client’s vision to take shape as the design continued to evolve.

CANTILEVERS WITHIN CANTILEVERS

A cantilever - a building element that appears to float unsupported- always requires careful structural consideration. A multistory concrete cantilever of nearly 60 feet, with internal cantilevered “treehouse” meeting rooms and suspended stairs that appear to float in space, is an altogether unusual proposition. The structural engineers at Uzun+Case were undaunted by the challenge. A steel structure would have been a relatively simple solution; however, the design team wanted to maintain the architectural vocabulary of the rest of the building and create the cantilever out of exposed concrete. Another common method of supporting a large cantilever is to suspend it from structure above, but the tight construction sequence and order of operations made that option infeasible as well.

In tandem with LS3P, the Uzun+Case team studied multiple schemes before arriving at the structural solution, which included a framing plan which is unique within the market. In this system, junior beams spaced 15’ and post tensioned girders allow for increased flexibility for floor penetrations. In conjunction with the columns and beams, the system capitalizes on frame action from the concrete to create an efficient 25” structural depth. Diagonal bracing at every bay in the cantilever minimizes the forces acting on any particular component while adding a stunning design element. The structural system has built-in redundancies for maximum stability - particularly important during the construction phase with shoring in place. Instead of relying on a typical back-span, the braces transfer the overturing force to the vertical shear wall. For the “treehouse” meeting areas, the structure is cantilevered out from

the main floor plate as a solid slab, then post-tensioned for strength.

BESPOKE AND BEAUTIFUL STRUCTURAL ELEMENTS

Pulling off this elegant structural feat required custom structural elements, innovative systems, and (literal) cuttingedge fabrication. The graceful round braces are a slender 10” diameter, with the same dimensions on every floor; 10” round bars, however, pushed the limits of the fabricator’s ability, as this was the largest diameter solid steel bar they had ever used. A laser cutter eventually did the job. The brace connections required further innovation; Uzun+Case collaborated with Clayco to embed steel columns within the cantilever’s concrete columns to join with the steel braces, with pre-planned holes for post tensioning. LS3P coordinated on the design of minimal round gusset plates

THE DESIGN LOOKS ELEGANT AND EFFORTLESS, BUT ALL DESIGNERS KNOW THAT DELIVERING SIMPLICITY CAN BE DECEPTIVELY DIFFICULT. THIS DESIGN WAS NO EXCEPTION, GIVEN THE FAST-TRACK SCHEDULE THAT HAD SITE ELEMENTS BEING CONSTRUCTED AS THE DESIGN CONTINUED TO EVOLVE.

Construction photos of structural system being put in place

which complement the architectural aesthetic. The concrete shear walls also required significant coordination for large openings for duct work and other penetrations which had to be carefully orchestrated.

ACCOUNTING FOR MOVEMENT

The structural engineers had an additional challenge to solve: movement. Concrete is a nonlinear material which initially compresses, then creeps over time. The design had to accommodate this change over time while also allowing for possible deflection when the shoring underneath the construction was carefully removed. Careful design and construction accounted for this deflection, and the element most impacted- the curtainwall – was designed in concert with the required concrete tolerances for smooth installation. The curtainwall at the cantilever couldn’t be installed until the shoring was removed; installers began at one corner and worked carefully around the cantilever, and the operation was a success. The predicted cantilever deflection was 1.5”, and measurements made during and after construction confirmed that number, giving added confidence to the team that the structure was behaving as designed.

A NEW SPIN ON THE PARKING STRUCTURE

The idea of cantilevered feature elements from the office building extends elsewhere on the campus through implementation strategies within the design of the parking garages. The 750,000 SF garages accommodate 2,100 parking spaces and also feature cantilevered ornamental exterior stairs and escalators, which are typically only found in large-scale entertainment and transportation venues, and rarely if ever in constructed with precast concrete. Uzun+Case was originally slated to design the foundations, but screening elements, cantilevered stairs, and even cascading escalators hung 15’ off of the structure were added to the project scope. Every addition had to be factored into the structural load, and to intensify the challenge, the topography included a 50’ elevation change across the footprint of the garages, which necessitated multiple 30’ retaining walls surrounding the parking structures.

Precast concrete construction was selected early on as the best option for meeting the aggressive schedule. The design uses 36’ interior bays, with steel escalator and stair supports cantilevered off of the exterior of the building. Escalator length had to correspond to module of the bays, particularly challenging where optimal layouts for the two did not necessarily align. To support the hanging exterior

stairs and escalators, additional columns woven into the precast design transfer load from floor to floor while vertical steel truss members concealed within the building cladding transfer load to the precast columns and create the appearance of a floating structure. Exposed architectural board formed concrete gives the walls a tactile woodgrain appearance found throughout the campus, and a few fully integrated 30’ tall waterfalls exist within the retaining walls surrounding the garages.

MATERIALS MATTER

Because the exposed concrete was key to the aesthetic as well as the structure, the board formed concrete was key to several prominent locations. Getting this material right required extensive coordination between LS3P and Uzun+Case to design structural elements that would also be a highly visible finished product. Additional reinforcement within the walls helps to minimize cracking, though the irregularities of a concrete finish are part of its appeal to add texture and visual

interest to a monolithic surface. Tie holes and joints are carefully integrated into the design and formwork before pouring, and a self-consolidating concrete mix helped to streamline the installation process.

STRUCTURING THE SITE

In addition to the ingenuity required for the office and parking components of the project, the 80-acre site contains many elements requiring structural innovation, including several which were added during the construction phase. The site features over 5,000 linear feet of cast-in-place retaining wall, and the complexity of the structural design meant that interactions between upper footings and lower footings in certain locations needed to be carefully considered. Landscape elements, from an expansive exterior deck with organic geometry to interior landscape features requiring boulders, water features, and other heavy loads, added further structural challenges.

PLANNING FOR A MILLION SQUARE FEET OF CONSTRUCTION ON A COMPLEX 80-ACRE SITE WITH STEEP TOPOGRAPHY WOULD HAVE BEEN A CHALLENGE ON ANY TIMELINE, BUT THE PROJECT TEAM AGREES THAT THE COMMITMENT TO AUTHENTIC COLLABORATION ON THE PART OF EVERY ENTITY INVOLVED IS WHAT KEPT THE PROJECT ON TRACK TO MEET THIS IMPORTANT MILESTONE.

The canopy between the parking garages is also a custom design. A typical canopy is built with separate structure and cladding; here, this canopy bridges directly between the office building and parking garage structures. With an aluminum frame supporting amoeba-like openings on top of a steel frame with 4’ deep girders, these intertwined elements had to accommodate up to 9” of horizontal movement across an unusually large span. A butterfly canopy below the larger drop-off canopy integrates directly with the canopy and garages structures, and provides additional shelter from the elements for pedestrians walking into the office building.

The team reached the topping out stage one year after project design kick-off. Planning for a million square feet of construction on a complex 80-acre site with steep topography would have been a challenge on any timeline, but the project team agrees that the commitment to authentic collaboration on the part of every entity involved is what kept the project on track to meet this important milestone. Design additions, complex structural elements, large-scale infrastructure, and an overarching desire to create “the best campus on the East Coast” motivated everyone to bring their best to the project; that effort is evident in the resulting worldclass design.

With an aluminum frame supporting amoeba-like openings on top of a steel frame with 4’ deep girders, these intertwined elements had to accommodate up to 9” of horizontal movement across an unusually large span.

The parking garages, treated in many projects as a utilitarian necessity, are a carefully considered part of the campus experience and fully integrated with the architecture and landscape.

getting there is half the fun

By Kevin Schaffner (Senior Associate | Architect)

Integrated design means that every system, every element, and every step of the journey is part of a carefully considered and cohesive whole. From the moment team members arrive to the moment they depart for the day, every detail contributes to the workplace experience. Moving from point A to point B is enjoyable, with circulation options including open and inviting escalators, cantilevered stairs in the high-design parking garages, and glass-box elevator cores adjacent to water features. Active, attractive circulation is woven into the campus aesthetic and is a central part of the company’s wellness-focused culture.

PROMOTING ACTIVE MOVEMENT

Employee health and wellness was at the forefront of the design, and active circulation is a key strategy. To encourage employees to move throughout the workday, vertical circulation is open, transparent, and beautiful. The design strategies that make the circulation elements enticing also make the workplace safer as more employees return to in-person offices. Big moves such as prioritizing escalators over elevators and running stairwells through expansive, well-ventilated spaces create more breathing room

for comfortable movement throughout the campus. The design’s focus on natural light, air, and views means that these elements permeate deep into the building through these circulation areas, reducing stress and creating constant connections to nature. Where fully enclosed elevators and fire stairs are required for egress, they are strategically located to preserve the “treehouse” views around the perimeter of each building.

The project is targeting WELL certification for the entire campus, and the vertical circulation strategies play into the program’s requirements for air, light, fitness, and comfort. Transparency is paramount, and primary circulation elements utilize the buildings open design strategies to provide effective natural ventilation. Encouraging employees to move through carefully designed circulation spaces with framed views to nature promotes a sense of calmness, and the investment in beautiful facilities reiterates the value the client places on employees.

DESIGNING A WORLD-CLASS ARRIVAL EXPERIENCE

Each amenity folds into the workplace culture, and no element has been overlooked. The parking garages, treated in many projects as a utilitarian necessity, are a carefully considered part of the campus experience and fully integrated with the architecture and landscape. In initial design discussions, vertical circulation in the 2,300-space parking garages included traditional stairs and elevators. However, as the design evolved alongside the unfolding COVID-19 pandemic, the team also added a less conventional choice: the use of escalators for parking garage circulation.

In addition to allowing natural ventilation and a comfortable degree of separation between users, the escalators integrate UV handrail sanitation and multidirectional flow. During the morning rush hour, escalators move employees downward towards the office building, and reverse during

the evening rush hour to move employees upwards toward their cars for maximum efficiency with minimal pedestrian “scrubbing” (riders passing each other while moving in opposite directions). The TEN30 parking garage escalators are semi-protected with glass on one side, with the greatest exterior exposure on the upper levels. As such, these escalators utilize special NEMArated enclosures for control of moisture and condensation. Solar panels located on the roofs over the garage stair and escalator cores help to sustainably offset the operational cost of the escalator drive units with renewable energy.

The TEN30 parking garages also feature dramatic glass-encased cantilevered stairs which hang from the building façade above the courtyard space below. This design move was rooted in both aesthetics and wellness; the stairs add another opportunity to promote active movement during the workday as they run through a glass box enclosure that opens up views to the office building

INTEGRATED DESIGN MEANS THAT EVERY SYSTEM, EVERY ELEMENT, AND EVERY STEP OF THE JOURNEY IS PART OF A CAREFULLY CONSIDERED AND COHESIVE WHOLE. FROM THE MOMENT TEAM MEMBERS ARRIVE TO THE MOMENT THEY DEPART FOR THE DAY, EVERY DETAIL CONTRIBUTES TO THE WORKPLACE EXPERIENCE.

“ THIS DESIGN MOVE WAS ROOTED IN BOTH AESTHETICS AND WELLNESS; THE STAIRS ADD ANOTHER OPPORTUNITY TO PROMOTE ACTIVE MOVEMENT DURING THE WORKDAY... ”

and the lush green landscape between buildings. The garage elevators, likewise, are glass-enclosed with glass-backed cabs providing sight lines to the campus, areaways, and landscape. They also float above water as passengers ascend and descend next to a constructed water feature at each of the garages.

MOVING THROUGH THE WORKDAY

Once inside the office building, employees and visitors can circulate through the spacious volumes via open escalators or floating stairs. The interior escalators pass through the light-filled multistory atrium, crisscrossing for maximum efficiency of free-flowing

circulation up and down. The open escalators provide air movement and allow for comfortable personal space; they also maintain sight lines from the interior to exterior views through the glass curtainwall of the preserved tree canopy beyond. Within the “treehouse” areas, the cantilevered stairs promote a healthy work environment by encouraging employees to experience the multi-story open environments while transitioning levels on foot. Walls and handrails are transparent and integrated to preserve visual connectivity, views, and a sense of openness.

The campus’ main entry is framed by the office building, parking garages, multi-layer canopies, and abundant outdoor amenity space.

Connections between the parking garage and the office buildings are framed by an eye-catching canopy with patterning that mimics light filtering through a tree canopy. These patterns make their way into the office building skylights as well, identifying vertical circulation through a common visual theme. At the garages, this same visual patterning transitions to the vertical plane through the use of custom cut metal panels on the main facades of the garages located at each stair location. Similarly, a board-formed concrete aesthetic which defines major interior lobbies of the office building is carried into the garages. This textural and visually interesting finish strengthens campus connections as it reappears in select high-volume spaces that deal with vertical circulation.

On a campus designed for flexibility and seamless transitions between work environments, the circulation spaces – horizontal and vertical – deserve the same level of care and attention as the conference rooms, collaboration areas, and touchdown stations. Through careful design at every step along the way,

employees have access to natural light, ventilation, and views to the preserved natural environment; making the journey is as enjoyable as the destination.

ON A CAMPUS DESIGNED FOR FLEXIBILITY AND SEAMLESS TRANSITIONS BETWEEN WORK ENVIRONMENTS, THE CIRCULATION SPACES – HORIZONTAL AND VERTICAL – DESERVE THE SAME LEVEL OF CARE AND ATTENTION AS THE CONFERENCE ROOMS, COLLABORATION AREAS, AND TOUCHDOWN STATIONS.

intentional amenities and how they create culture

By Ariel Fischer

Patrick Cooley (Senior Associate | Emerging Professional)

Emma Edmondson (Emerging Professional)

Keely Haggar (Emerging Professional)

In this era of record levels of workforce mobility, many companies are rethinking old ideas about the ways in which work gets done. The pandemic altered the very landscape of the workplace as huge numbers of employees who transitioned abruptly to remote work during the public health crisis found that they loved it. A thirty second commute, proximity to pets and snacks, and increased flexibility to create a healthier work/ life balance are all powerful incentives to keep employees working from their living rooms, back yards, and home offices. Companies of all sizes are facing significant recruitment and retention challenges, and are struggling to attract employees who continue to be enticed by fully remote and flexible positions. It’s not just salaries: employees are looking for a better workplace experience, and a foosball table in the breakroom isn’t enough.

Attracting and retaining top-tier talent in this market means going above and beyond the competition, and recruitment and employee satisfaction were top

priorities. As such, campus amenities became a design driver in every program area. Every part of the campus is designed for flexibility, connectivity, and individual choice, and campus offerings that make the workday easier, more enjoyable, and more productive are woven throughout the campus.

GREATER INDIVIDUALIZATION, GREATER TRUST

Possibly the most important amenity built into the modern workplace is trust. Employees, even those accustomed to the high degree of independence and flexibility of remote work, can tailor their workspaces to their individual needs. The campus allows people to self-select work locations to accommodate particular tasks, preferences, goals for the day, or even the weather. There’s an offering for each type of worker, from someone who needs quietude for focus to someone who thrives on continuous social interaction,

(Associate Principal | Architect | Interior Designer)

understanding that those needs might evolve over the course of a day, a month, or a project.

The opportunity for choice is visible in the array of options within each program area and across the campus as a whole. More importantly, the individual flexibility represents a significant cultural shift from previous eras of work. If the assumption among

supervisors throughout the history of work has been“ if you’re not in your seat, you’re not working,” the default position now is rooted in trust and empowerment. Employers understand that encouraging employees to work in the ways in which they, personally, are most productive leads to greater innovation, greater collaboration, and greater satisfaction.

Every part of the campus is designed for flexibility, connectivity, and individual choice, and campus offerings that make the workday easier, more enjoyable, and more productive are woven throughout the campus.

AMENITIES THAT SUPPORT THE WHOLE PERSON

Work/life balance can be an elusive thing in a traditional office paradigm. Employees and employers alike strive for productivity and focus; however, the competing demands on our time don’t stop during the workday. Amenities that make it easier for employees to accomplish necessary tasks without getting in the car and making a separate trip provide real value by alleviating commute time and stress. For example:

• The campus includes a plan for a future in-house healthcare clinic with a medical office and pharmacy. When constructed, the clinic will have its own entrance and be available to both employees and immediate family members, making it easier to pick up a prescription, stay up to date on vaccinations, or monitor routine medical conditions without a trip to an offsite doctor.

• When technology goes haywire, from personal cell phones to laptops, employees will be able to visit an

onsite Tech Bar to troubleshoot issues, learn new tools, or access updates. The Tech Bar will overlook the lowerlevel café, allowing employees to grab a coffee and work or enjoy a meal while the support staff resolves the issue.

• Mindful of the impacts of a commute and the need for employees to manage dinner time after work, Food Hall vendors will explore prepared meal options that can be picked up at the end of the day and reheated with minimal effort. Eliminating an afterwork scramble will allow people the option of planning their departure around their daily work flow or the rhythms of rush hour rather than the need for a grocery run, further alleviating stress.

• Even the parking is hassle-free, as compared to a downtown office building, and the inviting, connected garages create pleasant transitions during a part of the workday that could otherwise feel like a chore.

A seating area adjacent to the cafe allows for spontaneous meetings or a break from work.

WINNING THE FOOD EXPERIENCE

On any corporate campus, onsite food options offer convenience for busy people who don’t always have time to drive to lunch. It’s hard to get excited about a typical cafeteria, though, day in, day out. To create something truly special on this campus, the team envisioned an upscale Food Hall experience, with a variety of restaurant options in an expansive, light-filled volume that serves as a campus anchor. Seven eclectic food stalls will offer everything from barbeque to salads to Greek and Indian foods to grab-and-go. A coffee shop has a lounge vibe with a variety of individual and group spaces for focus or collaboration. For even more variety, the connected outdoor patio includes a drive aisle for food trucks; rotating local vendors will serve specialty fare.

With a substantial footprint - nearly 20,000 SF – the Food Hall is designed to be a hub of activity throughout the day, not just at peak meal times. The

Food Hall features office furnishings that are far more inviting and comfortable than those of a traditional food court or cafeteria; people will find a variety of seating options in various configurations for solo work or impromptu meetings outside of mealtimes (though the nearby café makes it easy to enjoy a beverage or a snack during that 3 pm team meeting). Connected workspaces built into the Food Hall make it easy to integrate nourishment, rest, social time, and productive work options into the workday while eliminating the hassle and environmental impacts of a lunchtime commute.

SERENITY, NOW

The campus is targeting WELL Platinum certification focusing on the elements of air, water, nourishment, light, movement, thermal comfort, sound, materials, mind, and community. Central to this goal is the nearly seamless connection between the indoors and outdoors throughout the campus. The site features walking trails,

A coffee shop has a lounge vibe with a variety of individual and group spaces for focus or collaboration.

outdoor work and social spaces, and a fully equipped fitness center with weight and cardio equipment as well as private rooms for yoga and other classes.

Beyond the ability to work exercise into the daily routine without a separate drive to the gym, the campus allows employees to take advantage of the region’s mild climate and work outdoors in a variety of campus locations. The investment in full Wi-Fi and connectivity from every part of campus means that people can work as easily in the central courtyard or from a bench next to the pond as at an interior desk. Operable walls in many locations further blur the lines between indoors and out, and even fully enclosed interior spaces are designed for maximum daylight and views to nature.

BETTER TOGETHER

The real advantages of in-person work, of course, are collaboration and camaraderie. The design encourages both at all scales, from collaboration

areas integrated throughout the campus to dedicated conferencing and Town Hall facilities.

The onsite conference center is designed to be a great place for individuals to use as part of their daily work flows as well as large meetings and training events. Adjustable walls, adjacent breakout rooms, and phone booths create maximum flexibility for multifunctional uses. The Town Hall, showcased at the main entry, boasts a multifunctional auditorium with retractable stairs, and features one of the best views in the building. The doubleheight occupiable stair accommodates larger groups for all-hands meetings, but can also be configured with tables and chairs for work sessions or daily use.

DESIGNING FOR COHESIVENESS

On a one million SF campus with a robust assortment of amenities and program areas, the design team employed a variety of strategies to unify the campus. Biophilic elements such as a Voronoi-patterned moss wall in

Interior finishes materials palette

the central atrium and tessellated wood columns extending through multiple floors reference tree trunks and tree canopies, while a nature-inspired palette draws from blues and greens, organic textures and patterns, wood tones in the café area, and louver walls in the Town Hall. The multistory moss wall adds color and texture while serving as a wayfinding tool and a focal point; it also softens the spaces and provides acoustical properties to moderate background noise. Baffles throughout the campus continuously reinterpret materials and textures in different ways while providing acoustical control. The biophilic elements complement the “treehouse” aesthetic which draws from a sense of transparency and framed views to nature from almost every room.

The materiality blends throughout the campus without feeling corporate or buttoned up; repeated elements shift and reappear but are not copied and pasted from one space to another. The food stalls required a unique set of materials for ease of cleaning and maintenance, so a variety of white and

creamy tiles in an array of shades and textures lends a light and airy sensibility to each unique stall while maintaining a cohesive palette across all seven vendors. The furnishings also help to delineate and unify functions across the campus with a similar aesthetic, eclectic but with a cohesive palette and style. Soft seating, lounge furniture, and options accommodating both focus and collaboration are woven throughout the campus. The palette of the dining hall works with the palette of the fitness areas; the training facilities complement the workspaces; even the parking garage aesthetic echoes the materiality of the interior finishes to create a holistic design.

With options to support every type of task and every type of worker, the campus design sets the tone for a new era of work: one which provides flexibility, accommodates the individual as well as the group, encourages innovation and collaboration, and far exceeds the amenities available from the couch at home.

TEN30 challenged the design team to imagine a large-scale gathering area which would flex to become an active, welcoming workspace for daily use by all employees.

the town hall as the new collaborative hub

By Kyle Emme (Associate Principal | Interior Designer)

What does flexibility mean in the modern workplace? For individual workers, this might mean the ability to work with a team in a collaboration space in the morning, and then sit outside at a fully connected workstation for heads-down focus in the afternoon. For teams, it might mean configuring movable furnishings to create huddle space for a brainstorming session. For the company as a whole, it means providing a variety of spaces which can adapt to an array of needs, including as-yet-unforeseen events from evolving technologies to pandemics.

In determining the types and sizes of program spaces for its newest workplace, the client wanted a large auditorium where people could gather for Town Halls, presentations, and other large group meetings. However, knowing that a traditional auditorium would only be needed sporadically, The client challenged the design team to imagine a large-scale gathering area which would flex to become an active, welcoming workspace for daily use by all employees.

Rising to this challenge drove the team to elevate the design above the expected enclosed room with tiered seating. Rather, the Town Hall became a jewel box at a prominent corner of the building, visible from the VIP entrance at the front door. The transparency provides a view through the building from the front drive all the way to the central courtyard. The space also sits at a “knuckle” point of the building, serving as a hinge joint between amenities and major circulation routes. In addition to creating a “wow” factor upon arrival, the light, airy volume entices team members to enter, find a seat, and work alongside a prime campus view of the wooded site.

The Town Hall is also directly adjacent to the “Visitor Experience” area and is an important part of the processional sequence from entry to TEN30 showcase to Town Hall to amenities. The two-story volume includes a multipurpose breakout area, a balcony with standing room and a drink/counter rail, an adjustable 12-panel sliding wall which can be closed for formal events but open most of the time to encourage

all day use, and a lounge zone on the fourth floor with a more casual feel.

The biophilia-inspired palette of materials further blurs the lines between the indoors and outdoors. The risers are constructed of hickory; vertical wood-look fins, powder-coated metal for durability, reference tree trunks and have the company’s name embedded into the design. The fins are also part of the acoustical strategy, with felt between each slat to control reverberation. Light, bright acoustical panel ceiling clouds make the Town Hall feel expansive, and moss and wood tones help to ground the materials in nature. The team avoided any design elements that would overcomplicate the space. The simplicity allows greater flexibility of use and keeps the focus on the stellar view. The resulting design is formal enough to host a presentation by the CEO, but inviting enough to encourage informal use day in, day out.

The retractable risers - very unusual in this type of application- are key to the

flexibility of the design. When not in use as an auditorium, a portion of the 18” stairs retract into three stages, each 4’6” high, which can accommodate flexible furnishings. Making this strategy work safely and within code requirements required custom removable railings which slot into strategically designed recesses in the flooring. The overall design involved intensive collaboration with AHJs and structural engineers; the entire Town Hall is enclosed by 2-hour rated walls to separate it from the adjacent business occupancy. The generous glazing is all 2-hour rated, and a fire shutter in front of the operable wall required careful detailing and coordination. The storage and A/V room underneath the Town Hall also had to be rated.

Accessibility was also an important priority- not just meeting code to allow, for example, a wheelchair user to enter on the ground floor and sit in a designated spot. The team wanted people of different mobility levels to be able to access the platforms for vendor presentations, breakout sessions, or just daily work options. An accessible entrance at the third floor features a

THE SIMPLICITY ALLOWS GREATER FLEXIBILITY OF USE AND KEEPS THE FOCUS ON THE STELLAR VIEW. THE RESULTING DESIGN IS FORMAL ENOUGH TO HOST A PRESENTATION BY THE CEO, BUT INVITING ENOUGH TO ENCOURAGE INFORMAL USE DAY IN, DAY OUT.

ramp built into a large solid-surface planter. The planter itself is a design element with an organic rock form and abundant greenery; the ramp enhances the space rather than just being tacked onto the design.

The structural design was perhaps the greatest challenge, as the retractable tiers are, in essence, platforms cantilevered atop other platforms.

Theater-grade retractable platform systems are rare, and are often very complex systems found in large-scale civic opera houses or performance halls. The agility and collaborative nature of the entire project team made the design possible. The location of the Town Hall had been earmarked early on as part of the core and shell design, and other LS3P team members began work on the interior strategy as part of a fast-track process. As the design for the retractable tiers was underway, the team realized that the equipment would conflict with a concrete structural

beam about to be poured. Because of the commitment to real-time communication, a few fast phone calls between the interiors team, the core/ shell team, the structural engineers, and the owner’s representative led to an efficient and timely solution that worked for both the structure and the innovative riser design. The closeness of the team, literal and metaphorical, meant that this potential problem was resolved in a matter of days, not weeks, and the fasttrack construction proceeded apace.

The hard work required for innovation, engineering, coordination, and construction will yield significant dividends. Rather than a buttonedup, formal auditorium used once or twice a month for large meetings, the transparent and active Town Hall will see daily activity as an interactive hub for collaboration as well as a variety of events; that addition to the workplace is well worth the investment.

Many different seating options and collaborative spaces can be found throughout the building, including these booths located adjacent to the food hall

The atrium’s top floor boasts an incredible view, covered with a skylight resembling a tree canopy.

how to achieve the impossible

By Tobias Rafael (Rafco President)

Nathan Daniel (Principal | Charlotte Office Leader)

When faced with a daunting task - say, designing and delivering a million square foot campus on an extremely tight timeframe during a pandemic while reimagining the future of work – it’s best to eliminate the word “impossible” from conversation.

There was much we didn’t know in February of 2022 when we began working together on the TEN30 project. We knew early on that this project and this team would be special, but we owe much of our success to the high expectations that we set early regarding respect, communication, and team buyin. Along the way, we were committed to:

ELIMINATING THE TYPICAL KNEEJERK REACTION TO “IMPOSSIBLE”

Our project team’s goal from the beginning has been to deliver, together. Beyond things ideas that truly violated the laws of physics or time, we agreed to assume that everything was possible, and proceed accordingly. Delivering a project of this quality, size, and speed would not have been possible without stretching ourselves to think beyond traditional limits and capacity; our attitude made it so.

ALTERING THE CADENCE OF THE TRADITIONAL DESIGN PHASES

If we’d tried to adhere to the usual sequential phases of schematic design, design development, construction documents, and construction administration, we’d have spent much of our design time waiting for information. Instead, we designed for ideas developing in tandem. Our confidence and trust in each other were the most important elements in setting sail; we were all working towards the same vision, and envisioned the project as preparing a meal together. If we knew one team would be serving up a steak, another team could work on a plan to serve red wine to accompany it - even if the steak hadn’t been purchased yet. We challenged typical schedules from the jump, which allowed us to be less focused on milestones and deliverables and more focused on pure exploration as we built something together.

LISTENING TO, RESPECTING, AND VALUING EVERY TEAM MEMBER

We needed to establish a safe environment for risk taking from Day One. Too often when we get a group of designers, consultants, and contractors together, people spend most of the time defending their ideas. We decided collectively that challenges to our ideas would be a healthy part of the process, so we listened closely and validated ideas together. Nobody ever said, “that’s not my area of expertise,” which allowed an attitude of collaboration and humility to prevail. The process was organic and inclusive from our earliest meetings, when we threw blocks on the table and encouraged everyone – especially the client team- to move them around and talk about possibilities for the campus layout. The approach was, “You can trust our expertise, but let’s take everything for a test drive and check it out together.”

EXECUTING DECISIONS WITH CONFIDENCE

Being able to move the project along expediently required a deep understanding of the client’s vision and goals, and that understanding is rooted in deep listening. We also had to walk a fine line between testing boundaries and avoiding rabbit holes. When a team is up against a tight deadline, it’s important to avoid frivolous pursuits that might drain energy. Eliminating non-viable options as quickly as possible helped the team greatly narrow the viable options presented to the client, allowing for swifter decision making. The fact that the design team never missed a deadline also set a high bar for the entire team. Nobody wanted to be the one to break the streak, and everyone took pride in doing their part to deliver.

GOOD DESIGN WITH GOOD INTENT IS ALWAYS A WISE INVESTMENT; THE ACCUMULATING BENEFITS OF EACH SMART DECISION AMPLIFY THE OVERARCHING GOAL TO CREATE AN EMPLOYEE-FOCUSED WORKPLACE CAMPUS SUPPORTING FLEXIBILITY, WELLNESS, AND COLLABORATION.

MAINTAINING FLEXIBILITY – IN THE DESIGN AND THE PROCESS

We were reminded at every stage of the process that the best-laid plans may need to change due to circumstances beyond our control. Our 30-month time frame played out against the backdrop of a global pandemic, requiring a series of pivots. We adjusted to virtual meetings and remote work, and then pivoted to a new campus vision when it was clear that the pandemic would change the nature of the workplace altogether. The ways in which people work are now being constantly being evaluated and redesigned, and thus the project will evolve further in the wake of the client’s decision to transition permanently to greater remote work options and sell the campus. However, the flexibility of space will allow an easy transition to other tenants seeking an innovative and adaptable workplace. Flexibility in our

design approach as well as flexibility in accommodating evolving conditions gave us the confidence to move quickly and modulate along with the project.

The diametrically opposite needs of meeting expectations for delivering a world-class design and meeting an “impossible” schedule are usually in direct conflict. We are extremely proud of what this extended team- LS3P, Rafco, Clayco, LandDesign, Uzun+Case, Syska, and others- has been able to accomplish together. Our successes would not have been possible without stellar attitudes, top-notch expertise, a commitment to exceeding expectations, and real trust in each other, and after our hard work together over the last two and half years, we have a better understanding of what’s truly possible.

Multi-story treehouse spaces located throughout the building offer another opportunity for collaboration. These treehouses are located strategically to optimize views as a shared amenity.

meet the team

Principal Nathan Daniel serves as the firm’s Workplace Practice Leader. He excels developing and maintaining long, productive relationships with clients. He is responsible for the design of the overall project vision in multiple project sectors, including corporate commercial, faith, hospitality, and mixed-use developments. Nathan’s role is one of leadership and guidance, leading the project team from visioning through project completion. He is also a mediator, helping to foster trust and respect between the stakeholders.

Associate Principal Paul Koska offers a breadth of experience in multifamily, hospitality, corporate office, commercial mixed-use, and wellness projects. His projects are often complex in terms of design, coordination, and mix of uses and have diverse and extensive project teams. Paul is involved from the earliest phases of project development, producing visual imagery and modeling to convey project concepts. As an integral part of a project team, he carries out the work plan of the project leader and translates design intent into construction documentation. Paul also communicates and coordinates with subconsultants and jurisdictional authorities. His energetic and positive personality bring momentum to the team’s success.

Associate Principal and Senior Designer Phil Oliver approaches each project with a wealth of experience in designing large-scale domestic and international urban projects. As the lead designer, Phil organizes and directs collaborative design teams across many disciplines to translate owner and user needs into an integrated project program. Using his knowledge of advanced building materials, intelligent building systems, and sustainability, he provides design solutions that yield lasting value for his clients. He believes the only constant in design is change and understands that each positive outcome is part of an evolutionary process which involves the client, the design team, and the community at large.

NATHAN DANIEL Charlotte Office Leader

PAUL KOSKA Project Manager

PHILIP OLIVER Project Manager

Patrick Cooley has a passion for fine art and artistic expression that he brings to his design assignments. His early concepts explore ideas that meet the objectives of the client and quickly advance the project development. Patrick delivers his presentations in a lively, interesting way that spark spontaneity and engagement with the Owner. His interior architecture specialties include programming and space planning, detailing, and finishes selection. Prior to joining LS3P his work focused on hospitality/dining upfits, large sports venue renovations and comprehensive renovations of commercial buildings. He is experienced in all phases of design, project management and construction administration.

Senior Associate Kevin Schaffner has collaborated across several LS3P offices to support design efforts for aviation and transportation projects. Kevin has a focus in developing architecture that responds to the technical needs of a client, and resonates with aesthetic and branding opportunities important to the facilities being designed. Working with a client to establish a vision, transitioning the vision into a design, and following the design through documentation and construction are all key components to a project’s success. Digesting critical information from multiple sources and guiding informed decisions allow Kevin to execute a design and deliver a successful project.

Associate Principal Ariel Fischer began her professional career at LS3P after earning both a Master of Architecture from UNC-Charlotte and a Bachelor of Science in Interior Design from Appalachian State University. Her roles in the Interiors Studio cross many market sectors and client types including corporate, investment commercial, multi-family housing, faith-based, educational, and wellness/fitness facilities. A dedicated worker and great multi-tasker with a versatile skill set and positive attitude, Ariel has a keen eye for detail which is evident in her architectural modeling. She uses Revit software to capture and analyze design concepts, and accurately maintain coordinated design data throughout documentation and construction.

KEVIN SCHAFFNER

Senior Architect

PATRICK COOLEY Practice Professional

ARIEL FISCHER Interior Designer

meet the team

Emma Edmondson is an Emerging Professional in LS3P’s Charlotte office, currently pursuing architectural licensure. Her experience is primarily in the corporate commercial realm, with time spent working on multi-family, hospitality, and civic projects as well. She has experience through all project phases and has worked on a variety of project scales, from small 10,000 SF upfits to complex 800,000 SF corporate campuses. Emma is passionate about the intersection of art, architecture, and writing and was previously a contributor and editor for Virginia Tech’s design publication. She also brings experience as an arts archivist, coordinating exhibitions in Paris and New York. With a green thumb and a love of gardening and houseplants, Emma is dedicated to environmental activism and promoting green design.

Keely Haggar, a recent graduate of University of North Carolina at Charlotte with both a Bachelor of Architecture and a Master of Architecture, joined LS3P’s Charlotte office full-time in 2021. Keely’s previous experience as a summer intern at LS3P includes collaborative design, rendering, and interiors work for a major corporate headquarters campus project, and construction administration documentation for an Uptown high rise. Outside of the office, Keely’s design explorations encompass furniture building, acrylic painting, and both analog and digital drawing.

Associate Principal Kyle Emme is an integral part of the interiors team, lending his close attention to detail, wealth of creativity, and energy to all his projects. Following a complex task with minimal direction is one of Kyle’s many gifts. Kyle is a self-starter and a team player. His strong interpersonal communication skills allow him to communicate effectively with colleagues, clients, and contractors.

KEELY HAGGAR Practice Professional

EMMA EDMONDSON Practice Professional

KYLE EMME Interior Designer

As a Senior Specifications Writer, Associate Carlota Longo collaborates with project teams across LS3P’s offices to provide the technical specifications that help translate the firm’s designs a three-dimensional reality. She enjoys the challenge of working on a broad range of projects at all scales. Carlota’s previous professional experience as a Retail Facilities Coordinator for Ralph Lauren led to her interest in architecture and construction; she joined LS3P in 2006.

Senior Associate Jacquelyn Satterwhite serves as an Assistant Construction Contracts Administrator in LS3P’s Charlotte office. Jacquelyn is a proactive communicator and aids in a seamless transition from pre-construction to construction. With a background as a high school math teacher, she applies her leadership and organizational skills as Assistant Construction Contract Administrator Group Leader. Her commitment to excellence make her an invaluable part of every project team. Jacquelyn joined LS3P in 2018 and holds a Bachelor of Arts in Urban Studies from Arizona State University.

Senior Associate Katherine Ball serves as LS3P’s Practice Research Strategist. Based in the Raleigh office, Katherine guides research efforts that elevate our work in service to our clients and communities. Katherine earned a Master of Architecture at NC State University’s College of Design and a Bachelor of Arts in English from Wake Forest University. Her architectural experience includes programming, design, and construction administration for civic clients; her previous professional experience is in public education.

KATHERINE BALL Practice Research Strategist

JACQUELYN SATTERWHITE Assistant Construction Contracts Adminstrator

CARLOTA LONGO Specifications Leader

team q&a

Kevin Schaffner

WHAT’S SOMETHING YOU LEARNED ABOUT DESIGN FROM THIS PROJECT?

“Physics is a myth...The office building utilizes 3 large concrete & steel hybrid cantilevers (which also have cantilevered stairs and collaboration spaces within them), the garages incorporate two cascading steel escalator and stair circulation cores mounted on precast concrete structures, and even the site integrates the cantilever motif at the walkways of the courtyard and boardwalk overlooks. All of these complex structural conditions required extensive coordination with our structural partners throughout the process, and they all bend one’s perception of what is possible in the design and construction world.”

Paul Koska

WHAT’S SOMETHING YOU LEARNED ABOUT PROCESS FROM THIS PROJECT?

“Learning the process of a new team, on a new project, is a challenge every time. I think that honing in on the inner workings of the project team early on and continuing to learn and adapt as the project evolves is a key process within both design and construction phases.’

Emma Edmondson

WHAT’S SOMETHING YOU LEARNED ABOUT PROCESS FROM THIS PROJECT?

“So many people have touched this project over the three-year span. So many voices have spoken life into its design. The TEN30 project team is filled with amazing designers who were able to create this beast of a project during a pandemic, and who played a role in revolutionizing the way a workplace exists post-Covid...”

Ceiling clouds above the treehouse mimic the central atrium’s skylight, giving the feeling of standing under the trees.