Perkins&Will Asset Repositioning and Tenant Improvements

Building Repositioning and Tenant Improvements ― Making your building worth more tomorrow than today

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Contents

Introduction ― 4 Selected Projects ― 8 - Building Repositioning - Tenant Improvement Our Value ― 56

Front Cover: RSM Plaza Minneapolis, Minnesota Left: 3701 Wayzata Boulevard Minneapolis, Minnesota

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we know...

Repositioning and Amenities.

Workplace Strategy and Design.

Innovation and Technology.

And we know the Twin Cities. Our team of local workplace experts bring every project to the next level of performance, design and value.

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RSM Plaza Minneapolis, Minnesota

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― Perkins&Will

Building Repositioning

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Asset Repositioning

A

t io Reposi ning Stra t e te ss

gy

Change the PERFORMANCE+ Building OPERATIONS

Change the DESIGN+

Change the PROGRAMS+

AESTHETIC

AMENITIES

Brand

Mar

Experience

ket D if fere nt i a t i o

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n

Asset repositioning is not about accounting, it’s about transformational ideas.

Attract better tenants.

Keep them longer.

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Assessment and Recommendations

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Design / Implement / Verification and Monitoring

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RSM Plaza ― Building Transformation Minneapolis, Minnesota Size: 30,000 Square Feet Completion Date: 2018 Project Highlights: •

Reconfigured skyway

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New two-story entry in existing structure

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Lobby renovation

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Redesigned exterior courtyard

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Exterior façade improvements

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Third Workplace lounge areas

― WHAT IT IS

Designed to leverage the redesign of Nicollet Mall, the renovation of RSM Plaza reimagines a presently underutilized exterior courtyard as an extension of the civic landscape and the new main entry of the tower.

RSM Plaza

Our team relocated existing skyway access from deep within the building core to the new lobby, visually connecting it with Nicollet Mall.

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Image illustrates street level entrance before renovation. We simplified the first floor of the building interior, transforming the existing space into a third workplace drop-in lounge.

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RSM Plaza

― WHAT MAKES IT COOL

A mixed-use office that reconnects skyway users with the street level and introduces a public pocket park along Nicollet Mall.

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Capella Tower Minneapolis, Minnesota Size: 130,000 square feet Completion Date: 2017 Project Highlights: •

Tenant exclusive fitness center

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State-of-the-art conference center

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The Atrium at 801 (lobby and lounge)

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Coffee and wine bar

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Rooftop terrace

Lease Rate: This building has since boasted a lease rate in the mid-90%’s, a $3 / SF average increase in net rents.

The design reinterpreted the building’s existing geometry and logic, materials and finish, and reimagined the sleepy, formal office lobby of the last century as a vibrant and functional alternative workplace.

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Capella TowerCapella Tower

― WHAT MAKES IT COOL

Sustainability was a key driver for the project. The design utilizes 100% LED lighting, reduces water use by 41% over a comparable building and takes advantage of local and renewable materials.

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This new third workplace, The Salon, is a place to gather, a place to collaborate, a place to share ideas. It is also a place to relax, a place to reflect, and a place to focus on work.

801 Marquette Minneapolis, Minnesota Size: 130,000 square feet Completion Date: 2017 Project Highlights: •

Tenant exclusive fitness center

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State-of-the-art conference center

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The Atrium at 801 (lobby and lounge)

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Coffee and wine bar

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Rooftop terrace

― WHAT IT IS

Located in the heart of downtown Minneapolis, our asset repositioning team delivered a new creative workplace environment and bringing new life to the skyway connection, atrium gathering space, and new roof top terrace.

801 Marquette

― WHAT MAKES IT COOL

Transformation of the 84-year-old 801 Marquette building from dark, sleepy, and underutilized space, to a vibrant, open, reinvigorated place.

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This new third workplace, The Salon, is a place to gather, a place to collaborate, a place to share ideas. It is also a place to relax, a place to reflect, and a place to focus on work.

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801 Marquette

Fitness center with new locker and shower facilities, group fitness room, cardio and weights, and on demand fitness classes.

3701 Wayzata Boulevard Minneapolis, Minnesota Size: 270,000 square feet Completion Date: 2019 Project Highlights: •

Community Café and Work Lounge

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Shared Training and Conference rooms

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Ground level patio and trail access

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Rooftop Terrace

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Indoor bike storage and bike-in entry

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Private tenant lounge and game room

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Tenant Kayak and bike rental

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Mother’s rooms

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Concierge

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Management office

― WHAT IT IS

A mid-century corporate headquarters rehabilitated into a modern multi-tenant workplace community for the 21st century.

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3701 Wayzata Boulevard

― WHAT MAKES IT COOL

Bucolic lake setting and timeless materials are celebrated in amenity spaces connecting indoors and out.

↑ Level 1 tenant lounge maximizes daylight and views, and includes direct access to the patio and trails.

3701 Wayzata Boulevard

The cafe provides a variety of social and secluded spaces.

The Level 8 shared tenant lounge offers a club-like setting including a bar, pool tables, and Minneapolis skyline views.

↑ The existing security desk with turnstiles was removed and the existing ceiling and slab above were cut out to create an open and inviting experience for tenants.

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Eagandale Corporate Center Eagan, Minnesota Size: 30,157 Square Feet Completion Date: 2019 Project Highlights: •

Wellness Room

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Fitness Center

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Locker Rooms

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Vending Area

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Break-Room

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Conference Room

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Collaborative Café

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Third Workplace

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New Vestibule

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Exposed Concrete

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Restrooms

― WHAT IT IS

A suburban Building Repositioning Project, transitioning from longterm single tenant to multi-tenant, providing shared amenities

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Eagandale Corporate Center

By pulling the former interior vestibule to the exterior of the building, a two-story main lobby provides a welcoming relief to the pressure of its descended entry. ↑

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Location of amenities in the lowest level, allows tenants at each level to maximize their exposure to the glazed perimeter to feel enveloped in the natural environment. The design of the amenities is fresh, but perfectly understanding its position in the market.

Where turnstiles corralled and directed former employees to their work areas, now the space allows for dwelling and a range of seating options provides choice to the potential visitor or employee.

― WHAT MAKES IT COOL

The colorful furniture and salvaged wood provides a sense of playfulness to the interior of this project

The existing workspace was redesigned to create an open and dynamic experience for the tenants and visitors

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IDS Center Crystal Court Renovation Minneapolis, Minnesota Size: 22,500 Square Feet Completion Date: 2021

― WHAT IT IS

“For Philip Johnson in 1972, the Crystal Court celebrated how people move across time. Time is shortened for pedestrians who flow quickly between street and skyway as they link into downtown. Time is stretched for those who find water, trees, and casual seating an invitation to pause, gather and engage. In 2020, we feel lucky to be refining opportunities for such engagement within this beautifully timeless place.”

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― Perkins&Will

Tenant Improvement

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Building Repositioning - Workplace Strategy

Our Approach Delivering real value to our clients.

The workplace is recognized as an asset that can be utilized effectively to define the brand, culture and ethos of your business, and attract the right customers and talent to push your organization forward. A successful workplace strategy shouldn’t be a static document. It should be the catalyst for an ongoing and living building philosophy.

2 Data Collection Engages stakeholders to build awareness of planning issues and to determine priorities.

Data Collection involves deploying a diverse set of tactics to gain deeper and targeted insights. Running multiple data analytics allows us to see patterns of use and build an understanding of how a future space can support the objectives of the organization.

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Mobilization Orients the team to the client’s vision and establishes clear goals and success metrics.

Mobilization provides our teams with a comprehensive understanding about your organization including business objectives and strategic vision, culture, and organizational structure. The outcomes of this stage are a shared point of view, an agreed-upon approach, and a common understanding of priorities - even those that may be unresolved or challenging.

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Analysis

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Introduces options that satisfy the priorities and meet stakeholders’ stated goals.

Analysis allows our team to layer data into a coherent set of findings. We often create a “dashboard” of key information that rapidly evaluates various scenarios. We also create visuals that enable users to understand the implications of early planning decisions on both cost and user experience.

Recommendations Provides clear directions for the next steps in the design process.

Working through an iterative process, we propose recommendations that match the optimal strategy with the preferred degree of flexibility. From there, we create supplementary materials that support your work and staff through this new process. Working closely with designers, we help transition and translate recommendations into physical design solutions.

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Global Management Consulting Firm Minneapolis, Minnesota Size: 20,800 Square Feet Completion Date: 2018 Project Highlights: •

Communal gathering space

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Locally sourced ash planks on walls and ceiling

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Undulating illuminated panels in café

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Moss screens around centralized meeting rooms

― WHAT IT IS

This business-consulting firm’s new home within the heart of Minneapolis’s business district uses this framework to organize and curate their workspace, representing their global presence in the heart of the “bold north.”

Global Management Consulting Firm

― WHAT MAKES IT COOL

Locally sourced wood, handcrafted artisan wall tiles, and local artists were among those engaged to create a space built by the community.

AVI Systems Elevated Learning Center Eden Prairie, Minnesota Size: 50,000 Square Feet Completion Date: 2017 Project Highlights: •

Flexible training rooms

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Experience lounge

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Community café

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10’ x 20’ LED monitor

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Overhead garage doors

― WHAT IT IS

The Elevated Learning Center (ELC) is an expansion/renovation of an existing field office and corporate headquarters for AVI Systems, a national audiovisual service provider.

AVI Systems Elevated Learning Center

― WHAT MAKES IT COOL

By adopting a method of creating “smaller houses and bigger parks,” the renovation of the existing office space reduced the overall square footage of the workstations to incorporate more collaboration and teaming areas.

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Perkins&Will’s Minneapolis Studio Minneapolis, Minnesota Size: 9,800 Square Feet Completion Date: 2016 Project Highlights: •

100% free address

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200-foot gallery wall

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Community cafe

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Responsibly sourced materials

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Optimal indoor air quality

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Project rooms are glazed to expose workings of design and collaboration

― WHAT IT IS

An interdiciplinary workplace on a Mission and a 100% free address workplace that empowers employees with choice throughout their day.

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Perkins&Will 's Minneapolis Studio

― WHAT MAKES IT COOL

91% of employees believe that our new environment promotes our brand and vision.

← Our studio is Leesman+ Certified for workplace effectiveness, receiving the highest Leesman Index score in North America in 2018.

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↑ Materials sourced for this project are a reminder of our social purpose. All the materials sourced throughout our space are responsibly and fairly sourced,

← We transformed unused workstation cut scraps from our former studio and engineered them into our community harvest table ‒ the centerpiece to our cafe and primary gathering space.

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Zipnosis Headquarters Minneapolis, Minnesota Size: 13,600 Square Feet Completion Date: 2017 Project Highlights: •

Centralized cafe

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17 foot harvest table

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Operable partitions and privacy screens

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Soft plug workstations

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Univers al access to perimeter views and daylight

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Variety in types of meeting spaces

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Informal collaboration furniture

― WHAT IT IS

A modern workplace for healthcare technology startup within the largest mass timber commercial office building in the United States.

Zipnosis Headquarters

― WHAT MAKES IT COOL

Agile work environment that fosters culture of community and enhances well-being of employees and visitors.

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↑ A centralized cafe is the heart of the office with a 17 foot harvest table that encourages “family meals,” and an adjacent boardroom, with operable walls, that transforms the cafe into a large meeting space

← Due to rapid growth, Zipnosis moved into T3, the largest modern mass timber commercial office building in the United States, to occupy twice the footprint of its previous space.

The building’s emphasis on sustainability, community, and wellness supports their mission and creates a foundation for their evolving work environment.

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Minnesota Center for Environmental Advocacy St. Paul, Minnesota Size: 5,000 Square Feet Completion Date: April 2018 Project Highlights: •

Free address

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Healthy material selection

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Centrally located gathering space

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Universal access to perimeter views and daylight

― WHAT IT IS

A new workplace for a nonprofit set out to create a space that reflected it's mission, vision and values.

Minnesota Center for Environmental Advocacy

― WHAT MAKES IT COOL

Their new, progressive workplace eliminates the need for physical barriers using implied boundaries to designate public vs. private and collaborative vs. focused work zones.

Adopting a free address model allowed this non-profit to reduce square footage without impeding growth

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― Perkins&Will

Our Value

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About Us

Since 1935, we’ve believed that design has the power to make the world a better, more beautiful place.

Areas of Practice Branded Environments Civic and Cultural Corporate and Commercial Corporate Interiors Health Higher Education Hospitality K-12 Education Landscape Architecture Planning and Strategies Science and Technology Sports, Recreation, and Entertainment Transportation

That’s why clients and communities on nearly every continent partner with us to design healthy, happy places in which to live, learn, work, play, and heal.

We’re passionate about human-centered design, and committed to creating a positive impact in people’s lives through sustainability, resilience, well-being, diversity, inclusion, and research. In fact, Fast Company named us one of the World’s Most Innovative Companies in Architecture. Our global team of 2,700 creatives and critical thinkers provides integrated services in architecture, interior design, landscape architecture, and more. Our partners include Danish architects Schmidt Hammer Lassen; retail strategy and design consultancy Portland; sustainable transportation planning consultancy Nelson\Nygaard; and luxury hospitality design firm Pierre-Yves Rochon (PYR).

Urban Design

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→ University of Washington Life Sciences Building Seattle, Washington

← Interface Headquarters Atlanta, Georgia

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Our Purpose

We’ve set the bar high.

Design Excellence We’re dedicated to creating environments where people live happier, healthier lives. To working collaboratively with our clients—engaging, listening, questioning— until, together, we exceed expectations.

This is how we define design excellence.

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Above: Skender Construction Chicago, Illinois Left: i3 Illumina Campus San Diego, California

For us, performance and aesthetics go hand in hand.

We believe “two heads are better than one.”

Our legacy is the blueprint for our future.

We look at projects holistically,

We know a good idea can come from

Founded in 1935, we have a long and

because we know that the bottom

anywhere. That’s why our design

storied history. But we’re still as nimble

line and great design are not mutually

culture emphasizes teamwork. As

as ever—always changing, always

exclusive. Perhaps that’s why we’ve

colleagues, we regularly challenge

adapting, always looking forward.

grown to be the world’s second-largest

each other—sharing the pencil,

Each project we undertake is an

design firm. Our projects delight the

testing assumptions, constructing

opportunity to both strengthen our

people who use them and perform

and deconstructing—to get to the

legacy of design excellence and usher

as well long-term as they do on

best solution. Peer review is the

our clients into the future.

opening day.

cornerstone of our practice.

Sustainability is a top priority.

We push boundaries to advance the industry.

The most effective designs are those

Recognized for excellence the world over.

Fast Company calls us innovative.

that work symbiotically with the

We dare to go where other firms

National and local chapters of the

natural environment. They help protect

haven’t yet gone, setting new

American Institute of Architects have

human health and preserve the vitality

standards on issues that matter

repeatedly recognized us as “Firm of

of Earth’s many ecosystems. They also

most. Strategic partnerships with

the Year.” Architect consistently ranks

help conserve the planet’s resources—

Lyft, Google, Harvard University, the

us as one of the top practices in the

sometimes even replenishing them.

U.S. Centers for Disease Control and

industry. After more than 80 years, we

Prevention, and others give us an

think we’re just getting started.

unprecedented platform on which to experiment, explore, and introduce design excellence ideals for the next generation.

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Our Purpose

Designing for life.

Sustainability For nearly a quarter of a century, we’ve been at the vanguard of the sustainability movement. Passionate about designing places where human life can thrive and entire ecosystems flourish, we’ve developed a reputation for challenging the status quo.

Today, we’re still at it. We’re redefining sustainability as one of several interconnected parts to a greater, more meaningful whole. It’s a philosophy we call Living Design. By seamlessly incorporating sustainability, resilience, regeneration, inclusion, and well-being into each of our projects, we can help sustain life on earth—today, tomorrow, and beyond.

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Living Design

High-Performance Buildings

Transparency and Material Health

Carbon-Sequestering Timber Towers

world that supports all

We design buildings

We ignited an industry

The next frontier in

forms of life, across all

for maximum energy

movement toward healthy

sustainable design and

ecosystems. Informed

efficiency and optimal

building materials in 2008.

construction? Engineered

by research, our projects

indoor environmental

Today, we continue to lead

wood. We’re expanding our

endure, adapt, replenish

quality. Because we

a healthy materials crusade

knowledge of the promise

the earth’s resources,

understand that human

through focused research

and potential of timber as

promote biodiversity, and

and planetary health are

and knowledge sharing.

the urban building material

help us all thrive.

inextricably linked, and that

of the future. And we’re

buildings can have a major

setting a global precedent

impact on both.

for ultra-sustainable,

We envision designing a

carbon-neutral timber skyscrapers.

↑ More than a quarter of the materials used for Lucile Packard Children’s Hospital Stanford were locally sourced.

← A living green wall in the reception lounge of Madison Marquette in Washington, D.C lends a biophilic touch to the space.

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Our Purpose

Designing for life.

Across the firm /

900+ LEED Accredited Professionals LEED-certified buildings and interior environments are resource efficient.

They use less water and energy and reduce greenhouse gas emissions. As an added bonus, they save money.

34 Fitwel Ambassadors Administered by Center for Active Design, Fitwel is a brand new, data-driven certification focused on the impact of workplace design and policies on occupant health and well-being.

24 WELL Accredited Professionals Administered by the International WELL Building Institute, the WELL Building Standard measures attributes of buildings that impact occupant health, such as air quality, food choices, and availability of relaxation spaces.

60+ RELi Accredited Professionals Perkins&Will’s Minneapolis office has been pioneering the RELi Resiliency Action List + Credit Catalog which integrates a comprehensive listing of resilient design criteria with the latest in proven integrative process for developing next generation communities, neighborhoods, buildings, homes and infrastructure. An investment in a building that has been designed to withstand natural and manmade disasters can yield great returns in the form of lower insurance premiums, lower interest rates on construction loans, building longevity, marketability, and steady occupancy. Similar investments in a community strengthen property values and ensure stability.

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University of Minnesota Bell Museum Saint Paul, Minnesota

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Attract better tenants.

Keep them longer.

Building repositioning is not about accounting, it’s about transformational ideas.

Perkins&Will Studio Minneapolis, Minnesota

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For more information, contact: tony.layne@perkinswill.com t +16128515113 m +16123879987