Architecture, Inc. Repositioning

Page 1



2 | commercial building repositioning


Founded in 1986, Architecture, Incorporated is a 60-person, award-winning planning, architecture, and interior design practice. We are united in the belief that as trusted advisers and design leaders, we reach beyond the predictable to turn vision into reality while solving complex challenges for public, private, and government clients—improving quality of life through the built environment. Our projects range from complex renovations to new construction for commercial, hospitality, education, healthcare, senior living, multifamily, and sports and recreation clients across the region. This wide range of design experience and core value of client service has made Architecture, Inc. recognized as one of the most prominent firms in the Washington, DC metropolitan area.

CONTENTS • • • • •

Practice Area Trends Case Studies Design Recognition Client List

4 | commercial building repositioning


A new commercial property can take up to 10 years to come to market; everything from land acquisition, approvals, design, and construction. A building repositioning can be completed within a year, creating a targeted investment that is more attractive to both landlords and tenants. Because work can often be executed in phases, existing tenants can remain in place and not lose access to building amenities. Typically, costs of structural construction are not a significant factor, although mechanical systems upgrades can be key to the reposition. For an older building targeting Class A, mechanical systems must be replaced to meet the required power and data requirements while accommodating the physical comfort of a denser office population.


A fully renovated building lobby is one of the most important investments for a repositioned commercial property. This is the first impression and sets the tone for the entire building experience. The building lobby is a canvas for the property’s brand and can help to differentiate it in a competitive commercial market. Often underutilized prior to renovation, a reimagined lobby can create additional amenity space for tenants and guests to gather, socialize, and exchange ideas. Ultimately, focusing on a building lobby will add value for both property owners and commercial tenants.

6 | commercial building repositioning



8 | commercial building repositioning

Today’s commercial tenants are attracted to amenities that deliver the retail and hospitality experiences they seek outside of the office. It is not enough to just have a street-facing dry cleaner or bank branch, tenants want options for dining, fitness, and entertainment within the building program. To enrich the tenant experience, owners often include a fitness center with lockers and showers, communal co-working zones and flexible shared conferencing, and outdoor amenities on the roof. Within the tenant suite, amenities similar to a high-end residential environment could include shared work areas that feature a wine bar, beer taps, grab-and-go food options, and access to media.



8609 Westwood Center Drive Vienna, VA

10 | commercial building repositioning

02 RTC West Reston, VA



3251 Old Lee Highway Fairfax, VA

04 8150 Leesburg Pike Vienna, VA



After the property changed ownership, the building management of 8609 Westwood Center drive turned to Architecture, Inc. to lead the building repositioning. Significant construction in the area led to increased competition in the market, necessitating dramatic changes. Improvements included the complete renovation of the lobby, the addition of a fitness center, and the build-out of several vacant tenant suites. The most dramatic change was the lobby, a 4,150 sf, two-story space that had become worn and dated. Dark wood and bland marble were replaced with modern large-format porcelain floor tile and futuristic high-gloss laminate panels. The custom fabricated panels wrap the rounded central core and are individually back-lit with LED lights to reinforce the sculptural form—a nod to the building’s unique kidney shape. The white laminate reflects daylight from the two-story glass entry wall, causing the lobby’s color to change with the time of day, the weather, and the seasons.

12 | commercial building repositioning


01 CASE STUDY fitness center

elevator lobby

14 | commercial building repositioning


main lobby


16 | commercial building repositioning



RTC WEST Architecture, Incorporated worked closely with building management to realize the vision of fully repositioning this 450,000 sf three-building complex. The work included multiple tenant fit-outs; core restroom, corridor, and elevator renovations; as well as fitness and conference center construction. Services also included code compliance assessments, blocking plans, test fits, selection of building standards and whole-building BOMA measurements. After a site reconfiguration eliminated natural daylight on the concourse level of the primary building on a commercial campus, management turned to Architecture, Inc. for a creative solution to utilize the unoccupied space. The area that was formerly an office suite was transformed into a 4,320 sf building-wide amenity through the creation of conference center and tenant lounge. In the conference room, a retractable room divider can separate the large space into two smaller rooms. The remaining lounge is a single large space with multiple uses, delineated by floor and ceiling finishes. The centerpiece is a wood-slatted ceiling installation with integrated lighting that centers on a large pantry and counter seating area opposite a large flat screen television.


main lobby

18 | commercial building repositioning



amenity space

conference room



spec suite

20 | commercial building repositioning

elevator lobby



tenant suite


3251 OLD LEE HIGHWAY The LANN Companies wanted to reposition and rebrand the existing Class C office building to move it up market and attract better tenants for higher rents. After a thorough evaluation of the existing conditions, the design team recognized the need to completely replace the failing façade, and comprehensively renovate the interior cores and lobbies. Though the structure remained about 50% occupied throughout construction, the facade of the building was replaced in its entirety including larger windows, allowing for better views and more natural light creating brighter all-new interiors and amenity spaces. The scale of this five-story building was enhanced and included a more focused entry. Many of the tenant spaces were newly built-out, and the building’s mechanical systems were replaced. The main entry lobby and all the upper floor lobbies were fully renovated. Some of the green features incorporated into the design included bike racks in the parking area of the facility and charging stations for electric cars.


22 | commercial building repositioning


03 CASE STUDY corridor

elevator lobby

24 | commercial building repositioning


facade detail


26 | commercial building repositioning




The repositioning of 8150 Leesburg Pike was dually motivated by rapidly changing market conditions in the growing commercial area as well as the function of the property as the headquarters of the real estate developer that owns the building. Architecture, Inc. provided planning and design services throughout the building including speculative suites, build-to suit offices, and an amenity space that combines a lounge, kitchen, fitness center, and flexible conference space. Speculate suites combine bright, modern finishes with flexible floorplans able to adapt to a variety of tenants. The amenity space, designed for both current and future tenants, recaptured empty space that once housed a commercial gym. Architecture, Inc. designed the transformation of 5,000 sf into a conference and fitness center with a modern industrial feel. Functionally, a raised area defines one lounge, while a lower lounge flows into a more casual seating area with a pantry, the fitness center, and an enclosed conference room. A mix of concrete, wood tones, and metal create a cozy but modern environment. Other design elements include a large map of the region, echoed by the diagonal grid pattern of the carpeting. Lighting, open shelving, and greenery throughout help to brighten the interior.

DESIGN RECOGNITION NAIOP Northern Virginia James M. Scott Exceptional Design


speculative suite

amenity space kitchen

28 | commercial building repositioning

speculative suite



amenity space lounge

fitness center

conference center


8150 Leesburg Pike Amenity Space Best of NAIOP Northern Virginia Award, Buildings, Amenity Space: Award of Excellence Maryvale Elementary School / Carl Sandburg Learning Center ABC of Metro Washington Excellence in Construction Awards, Educational: Award of Excellence Learning by Design Architectural Awards, Multi-Use/Joint-Use Building : Outstanding Project

Compass Rose Best of NAIOP Northern Virginia Award, Interiors, Tenant Space 0 to 10,000 sf: Award of Excellence Current Salon Shop! Design Awards Competition, Service Retailer: Silver Award Mellow Mushroom - Chantilly Best of NAIOP Northern Virginia Award, Building - Hospitality/ Retail: Award of Excellence

Salamander Resort & Spa US News and World Report, Best Hotels in the US: Gold Badge

Opaline Bar and Brasserie Associated Builders and Contractors (ABC), Commercial/Residential Renovation under $1M: Award of Excellence

Viceroy DC ABC of Metro Washington Excellence in Construction Awards, Commercial/Residential Renovation $2-$4M - Award of Excellence

Propel Swim Academy US Swim Schools Association, Facility: Award of Excellence


Coolidge Senior High School Learning by Design Architectural Awards, Combined-Level School: Outstanding Project West Springfield High School ABC of Metro Washington Excellence in Construction Awards: Award of Excellence

Salamander Resort & Spa Forbes Travel Guide, 2018 World’s Most Luxurious Hotels Terraset Elementary School Learning by Design Architectural Awards, Elementary School: Outstanding Project TRUEBODY Bethesda Associated Builders and Contractors (ABC), Commercial $5-12M: Award of Excellence


700 Constitution Multifamily Executive MFE Awards, Adaptive Reuse: Grand Winner Coolidge Senior High School ACEC Metropolitan Washington Excellence Awards, Renovations and Additions: Honor Award


Terraset Elementary School Best of NAIOP Northern Virginia Award, Capital Improvement Institutional: Award of Excellence


Inova Sports Medicine Fairfax County James M. Scott Exceptional Design Award, Institutional: Honor Award

Arlington County Department of Human Services Best of NAIOP Northern Virginia Award, Interiors Tenant Space 50,000 sf and Above: Award of Merit

Mellow Mushroom - Chantilly Associated Builders and Contractors (ABC), Restaurant Interior Build-Out: Honorable Mention

Hotel Palomar Associated Builders and Contractors (ABC): Award of Excellence

IIDA Mid-Atlantic Premier Design Awards, Retail: Honor Award


700 Constitution AIA Northern Virginia Design Award, Historic Architecture: Award of Merit Building Design + Construction Reconstruction Awards: Bronze NAIOP DC | MD Awards of Excellence, Best Renovation: Award of Excellence

30 | commercial building repositioning

Morrison-Clark Hotel NAIOP DC | MD Awards of Excellence, Best Hospitality Project Boutique Service: Award of Excellence QIAGEN NAIOP DC | MD Awards of Excellence, Best Interiors - Healthcare/ Biotech/Lab: Award of Merit


Children’s Science Center Best of NAIOP Northern Virginia Award, Best Interiors - Retail: Award of Merit

RECOGNITION Marina Landing at Belmont Bay Great American Living Awards (GALA), Best Design and Architecture - Multi-Family/Mixed-Use Sage Fairfax County Exceptional Design Awards, Commercial Office (Interiors): Honorable Mention Tower Club Best of NAIOP Northern Virginia Award, Best Interiors - Retail: Award of Excellence



Fire Lane Retirement Party Best of NAIOP Northern Virginia Award, Best Building Renovation, Adaptive Re-Use: Award of Merit


Arlington County Department of Human Services Best of NAIOP Northern Virginia Award, Best Interiors - Tenant Space 50,000 sf and Above: Award of Excellence Fairfax County Health Lab Associated Builders and Contractors (ABC)

3251 Old Lee Highway Best of NAIOP Northern Virginia Award, Best Building Renovation - Capital Improvement: Award of Excellence

Fire Works Pizza Best of NAIOP Northern Virginia Award, Best Interiors - Retail Project: Award of Excellence

Graham Road Elementary School American School & University Magazine, Outstanding Designs: Interior Renovation


Loudoun Medical Office Building III Best of NAIOP Northern Virginia Award, Best Building Renovation, Adaptive Re-Use: Award of Merit Mellow Mushroom – Herndon IIDA Mid-Atlantic Chapter Design Awards, Retail: The Bronze Award


Salamander Resort & Spa Best of NAIOP Northern Virginia Award, Best Building - Build-toSuit Non-Institutional Facility: Award of Excellence W.T. Woodson High School American School & University Magazine, Outstanding Designs: Renovation/Modernization


CurvyGirls Bridal Fairfax County Exceptional Design Awards, Office (Interiors): Honorable Mention Fairfax County Health Lab Associated Builders and Contractors (ABC) Gaslight Square Condominiums Apartment and Condo Development Industry Award, Best New Condominium in the Mid-Atlantic Region PACE West School American School & University Magazine, Outstanding Designs: Specialized Facility

Architecture, Inc. Design Studio Best of NAIOP Northern Virginia Award, Best Interiors - Tenant Space 0-14,999 sf: Award of Excellence Fairfax County Exceptional Design Awards, Office (Interior): Honorable Mention Loudoun County Emergency Homeless Shelter Real Estate & Construction Review, Green Building of America Award Capitals Iceplex DESIGNArlington: Award of Merit NVCC - WAC Building Best of NAIOP Northern Virginia Award, Best Building - Institutional Facility Under $20 Million: Award of Excellence Reston Hospital Women’s Imaging Center Fairfax County Exceptional Design Awards, Office (Interior): Honorable Mention


City of Alexandria Health & Human Services Best of NAIOP Northern Virginia Award, Best in Public Space: Award of Excellence Florida Golf Coast University - Athletic Building American School & University Magazine, Outstanding Designs: Specialized Facility American School & University Magazine, Physical-Education Facilities/Recreation Centers (Interiors): Outstanding Designs Leesburg Business Park Best of NAIOP Northern Virginia Award, Best Speculative Building Industrial Warehouse: Award of Excellence

Commercial 3DF Associates Atlantic Realty Companies Avis Budget Group Avison Young Barthelson Plaza LLC Beacon Capital Partners The Bernstein Companies Booz Allen Hamilton CBRE Group The Collins Firm Cushman & Wakefield Duke Realty EIT Forest City Commercial Global Logistics Group Herc Rentals Holladay Properties Integrated Direct Marketing Interstate Plaza Holding JBG Smith JLL Jonas B. Cooke Interests The Lann Companies Lerner Enterprises Lidl US Lincoln Property Company MainStreet Bank Martin Marietta The Meridian Group Meridian One BP MetroStar Systems Newmark Knight Frank Northrop Grumman The Peterson Companies Polinger Company The Rector Companies Resource Bank Rosenthal Properties Springfield Tower Tamares Tetra Partners T-Mobile TMG Solutions Uniwest Commercial Realty Verizon Vermeer Mid-Atlantic Commercial Interiors AAHOA Adecco Amerihome Financial

BBSI Bell & Clements Berry and Berry Capital Securities Management Carpi & Clay Coalfire Commvault Compass Rose Creative Radicals Current Salon Digital Reasoning Expereo USA Falcon Labs First Financial Goel & Anderson Hirsch & Ehlenberger Hunton & Williams Infor Federal Solutions Jellyfish JPS Law Kinetek Consulting KZO Innovations Media Research Center Modus Create MTX Wealth Management MVB Bank National Sleep Foundation Outsource Paratus Law Group PGI Presidio PSE&G QIAGEN Sciences SAGE Scott & Stringfellow Serten Advisors Take2 TMA Direct Vectrus Verne Global Washington Gas Federal Credit Union ZELTIQ Aesthetics Education Arlington Public Schools Children’s Science Center Celebree School DC Public Schools Edlin School Fairfax Christian School Fairfax County Public Schools

32 | commercial building repositioning

Fauquier County Public Schools Florida Gulf Coast University Friendship Public Charter Schools The George Washington University Johns Hopkins University The Levine School of Music Loudoun Country Day School Loudoun County Public Schools McLean Bible Church Minnieland Academy Montgomery County Public Schools Northern Virginia Community College Prince George’s County CC Prince William County Public Schools Rock and Roll Daycare Rockingham County Public Schools Stratford University Trinity School at Meadow View University of Maryland College Park Government Alexandria Health Department Arlington County Arlington County DHS Bethesda Naval Hospital Bureau of Indian Affairs Central Intelligence Agency (CIA) City of Fort Myers City of North Port Commonwealth of Virginia Defense Advanced Research Projects Agency (DARPA) Defense Intelligence Agency (DIA) Department of Defense (DoD) Department of Veterans Affairs Fairfax County Government Fairfax County Health Department Fauquier County Federal Bureau of Investigation (FBI) Government of the District of Columbia Great Falls Volunteer Fire Department Joint Base Anacostia-Bolling Leesburg Volunteer Fire Department Loudoun County Government Marine Corps Base Quantico Maryland National Park & Planning National Institute of Health National Naval Medical Command Naval Facilities Engineering Command Town of Herndon US Air Force US Army

CLIENTLIST US Army Corps of Engineers (USACE) US Marines - Quantico Marine Base US Naval Academy US Navy - Washington Navy Yard USIS Washington DC Superior Courts Washington Metropolitan Transit (WMATA) Healthcare and Life Sciences Alexandria Hospital Allergy & Asthma Center Alliance Rehabilitation Battelle Labs BioReliance Corporation CareNow Child Cardiology Healthcare City Hospital The Cleveland Clinic Countryside Orthopaedic Associates Culpeper Hospital Fairfax Allergy Asthma & Sinus Clinic Fairfax Nursing Center Fairfax Radiological Consultants Fairfax Radiology Centers Fauquier Hospital Garden State Rehab Hospital George Washington University Hospital Georgetown University Pediatrics GI Endoscopy Center of Northern Virginia Greater Washington Rehab Hospital Harton Regional Medical Center HealthWorks for Northern Virginia Hospital Corporation of America (HCA) Inova Alexandria Hospital Inova Center for Personalized Health Inova Fair Oaks Hospital Inova Fairfax Hospital Inova Health System Inova Mt. Vernon Hospital Inova Orthopaedics Johns Hopkins University Medical Center Mary Washington Hospital Medstar Georgetown University Hospital Mercy Hospital Meso Scale Diagnostics Middlesex Hospital The National Center for Plastic Surgery National Institute of Health (NIH) Neuroscience Center of America Park Royal Hospital Prince George’s Hospital Prince William Hospital

The Psychiatric Institute of Washington Pure Life Renal Dialysis QIAGEN Sciences Radiology Associates of Maryland Rehabilitation Hospitals of America Reston Hospital Center Southern Research Institute Springfield Hospital St. Agnes Healthcare Stone Ridge Medical Center Stone Springs Hospital Tenet Healthcare Corporation TherImmune Research Corporation Town Center Orthopaedic Associates VAMC Philadelphia Virginia Hospital Center Washington Hospital Center Whole Child Pediatrics Hospitality Arlo Hotels Barteca Black Hoof Brewing Company Blue Ridge Grill Capitol Hill Suites ClubCorp Courtyard by Marriott DoubleTree by Hilton The Doyle Collection Fireworks Pizza The Grilled Oyster Company Halfsmoke Heritage Golf Group Hilton Hotels Holiday Inn Express Innisbrook Golf Resort Kimpton Hotels & Restaurants LaSalle Hotel Properties Mellow Mushroom MGAC Hospitality Mokas Café The Morrison-Clark Inn Pebblebrook Hotel Trust Ritz-Carlton Hotels RLJ Lodging Trust Salamander Hotels & Resorts Shamin Hotels Sofitel Hotel Thompson Hospitality Thompson Hotels Viceroy Hotels & Resorts Westin Hotels & Resorts

Wyndham Grand Hotel Multifamily Residential 700 Constitution A.J. Dwoskin ABDO Development Akelius US Arlington County DHS Group Home Aura Apartments Borger Management Christopher Companies Harborside LLC The Mill at Occoquan Natelli Communities Senior Living Abri at Rockrimmon American Senior Living Artis Senior Living Brightview Senior Living The Chelsea at Brookfield Colvin Run Senior Living Emeritus Assisted Living Grist Mill Center CCRC HCR Manor Care IntegraCare Corporation Lakeside Landing at Jackson ManorCare National Assisted Living Suffield Meadows Summerville Senior Living Traditions Integrated Continuum Care Virginia Gardens and Woodlands Sports and Recreation A.J. Dwoskin Body Dynamics ClubCorp DC United Elite Shooting Sports Florida Gulf Coast University Athletics GMU Freedom Center Golds Gym Heritage Training and Shooting Inova Sports Medicine Johns Hopkins University Athletics Loudoun Therapeutic Riding Monumental Sports & Entertainment Propel Swim Schools Sport & Health Tom Dolan Swim School TRUEBODY Fitness

architecture, incorporated 1902 campus commons drive suite 101 reston, virginia 20191