The Making of TEN30: Chapters 8-9

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.