TVS Repositioning

P O R T F O L I O BUILDING REPOSITIONING

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TVS creates high performance, high impact environments that help individuals, businesses and communities thrive. Our team of experts listens intently, solves creatively and delivers reliably to make remarkable design easy. TVS engages honed perspectives across multiple markets with public, private and institutional clients to deliver design solutions that meet the complex challenges of the 21st century.

1 50 + e m p l oye e s 300+ de s ig n awa rd s 57 l e e d ce r t if i e d p ro j e c t s 1968 established

Listen.

Solve.

D e l i v e r.

We listen closely. We work to know your business deeply to see your vision clearly and understand the potential in the work we do together. Listening leads to inspiring conversations, the foundations of remarkable design.

We solve creatively. Achieving your aspirations and meeting your needs require great imagination. We love partnering with you to find solutions that push us to create remarkable design.

We deliver reliably. We know you need to be able to count on a partner that has your back and gets it done. We’re really easy to work with, even on the toughest projects. Trusted relationships make remarkable design possible.

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PLACE

SUSTAIN ABILITY

Our green roofs include farm to table urban roof gardens, extensive and intensive vegetated roofs.

TVS has helped clients benefit from many aspects of sustainable design since the firm’s inception in 1968. Our staff of LEED and WELL Accredited Professionals works to find a balance of social, environmental and economic factors in our projects drawing from our experience in LEED Platinum and WELL certified projects. As a leader in the integration of sustainable practices with client satisfaction and design innovation, TVS has the capacity to develop any project according to the client’s desired level of environmental responsibility. With over 57 LEED Certified projects we’ve received countless awards for creating remarkable designs for our clients and communities.

ENERGY

WATER We use climate responsive passive design strategies to reduce water demand on our projects.

We use passive design strategies to reduce energy demand on our projects.

HEALTH + HAPPINESS Our designs promote healthy habits.

MATERIALS We specify low carbon materials.

EQUITY Work with client to develop equitable access to, and protections from negative impacts.

BEAUTY

We have pursued the Living Building Challenge 4.0 on several projects at a conceptual level, but those projects did not continue with the program.

Design to include elements that nurture the innate human/nature connection.

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TVS was recognized by United States Green Building Council (USGBC) and the International Well Building Institute (IWBI) as the first organization ever to achieve both LEED and WELL Platinum through a streamlined, dual track. This path encourages and simplifies the process for both certifications and for TVS to have achieved the highest level of both standards speaks to the firm’s commitment to embracing human and planetary health.

The design team’s focus wasn’t necessarily to pursue points to certification. It was to do the best job possible across all aspects of the projects , given very challenging budgetary and time constraints.

When considering design options, the team weighed them for their near- and long-term impact on the firm’s collective wellbeing – what solution would be the most equitable, provide the best environment to do good work, use resources most effectively and sustainably?

Ultimately, these certifications were achieved through initiatives like: - Reuse of 60% of furniture plus ceiling systems and lighting - A scrappy, DIY sensibility – in house 3D printed signage - Carbon negative and recycled materials - Daylighting studies - Connection to nature via terrace - Biophilia As the team approached the end of the project it became clear that, with a small push, they could meet the Platinum requirements for LEED and WELL. The new streamlined process made that possible and this new approach is strongly recommended.

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REVITALIZED OFFICE DESTINATIONS THAT ATTRACT TOP-TIER TENANTS. New developments create competition in the marketplace for office space. Over time, older properties lose their presence in the competitive landscape and tenants seek out the next best environment as their lease approaches term.

Many of these properties, while still in prime locations, are great candidates to be revitalized, aesthetically refreshed and modernized to regain a market advantage. TVS recognizes the deep potential for these properties and has assisted many developers in transforming their office buildings into dramatic and experiential facilities with a fresh new appeal.

Our approach is highly collaborative with our clients to assess the entirety of the property and identify opportunities for improvements.

We comprehensively address the multiple experiences of arrival at the site and into the building, the public areas commons, lobbies, restrooms, elevators, retail, artwork, fitness centers and conference amenities. Our multidisciplinary design team provides holistic solutions that are carefully crafted to support the financial investments of the project. The results are extraordinarily transformative. Working together with our clients, we communicate with the real estate community to promote the new story and reestablish the property as a sought after destination for top-tier tenants.

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We m a ke rema r ka b l e des ign e a s y.

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1230 PEACHTREE STREET, PROMENADE TOWER Atlanta | Georgia

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Originally built in 1989, the Promenade building was a co-ownership property with AT&T as 50% owner and tenant in the building. The balance was designed to promote occupancy of professional service tenants. AT&T departed, and the property became a full multi-tenant occupancy. The building location is uniquely positioned adjacent to the Woodruff Arts Center and convenient to the MARTA transit system. It also boosts one of the few urban garden plazas in the city that serves as its primary tenant entry experience. In 2020, TVS was selected by Cousins Properties to create a transformative design modification to the building to revitalize its character and market attractiveness for technology and creative tenants.

The scope of work dramatically embraced the large volume lobby by converting the central stair hall to a new gathering terraced seating environment with wood clad planter feature repurposed from trees previously taken from the site. The entirety of the ground floor was changed from a simple passage to elevators, to a grand social gathering area with variety of options supported by a coffee shop, café bistro along with a new expanded fitness center.

A new amenity conference center and wellness area was also added on the third floor.

The interior commons area flows through the glass façade to a significantly redesigned exterior garden area with new numerous work and social settings. With the challenges of a southern facing façade the full glass elevation at the garden level is being replaced with new VIEW glass that will automatically change its shade density over the course of the day providing enhanced comfort.

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AREA + ATTRIBUTES - 23,000 sf - Back building garden and social spaces - Pedestrian bridge - Lobby bistro - Coffee cafe - Bike room - Fitness center - Wellness wing - Conference center - Refreshed elevator cabs

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1200 PEACHTREE STREET, PROMENADE CENTRAL Atlanta | Georgia

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This building was originally designed in 1981 by TVS as the southern region headquarters of AT&T. It is one of the signature grand locations of Atlanta in the center of midtown adjacent to the Woodruff Arts Center and across from the recently repositioned Colony Square development. AT&T eventually sold the property to Norfolk Southern which would serve as their headquarters for several years. Cousin Properties bought the property, developed a new headquarters for Norfolk Southern and worked with TVS to reposition this building into dynamic revitalized multitenant office facility.

With the current market reacting to the desire to have exterior terraces and social gathering areas, this building conveniently had several of these features.

The new design heightened the visibility of the second and and third floor terraces along with redesigning the entire lower level to place a new entry and multilevel ground terrace towards Peachtree Street. The Peachtree entrance flows directly through the lobby to a new southern entry that connects to the new work associated with 1230 Promenade. A new conference center, social commons, wellness and fitness center and café were all organized to create a highly active tenant customer experience.

New signature artwork highlights the lower front lobby in an oversized dramatic statement. The new design and reposition strategy has been well received as new leasing commitments are very active.

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AREA + ATTRIBUTES - 51,000 sf - Lobby - Secondary lobby - Café - Conference and prefunction spaces - Fitness center - Wellness room - Outdoor social spaces

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NORTHBRIDGE CENTRE West Palm Beach | Florida

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Located in West Palm Beach, the Northbridge Centre development was a significant multitenant office building composed of a high-rise tower, lower pavilion building with a central atrium. Both the exterior and interior were showing considerable age and reduced market appeal.

Additionally, the interior of the atrium was very traditional in millwork and marble applications with a large stair and an inactive water feature in the lobby. CP Group (formerly Crocker Partners at the time) aspired to transform the property back to a premier best in class office facility with a fresh brighter and more contemporary aesthetic. TVS was hired to achieve their goals in what resulted into a dramatic transformation and enhanced value ultimately resulting in a profitable sale of ownership.

The exterior red spandrel bands on both buildings were overclad with silver film and all heavy metal pipe railings were replaced with minimal glass railings. The entirety of the entry plaza on North Olive was revised to provide a grand stair transition to the front of the building. Two story pavilion entries were removed on both sides to improve the transparency into the atrium with enhanced see through opportunities.

On the interior, all finishes were removed along with the stair and fountain and existing concierge desk. The two major interior elevations of the atrium were redesigned to provide wood effect portals and three-story tall thin large slab porcelain tile that looks like Calcutta marble. The concierge desk was relocated, and a new coffee kiosk was incorporated to activate the new refreshed public space.

Additionally, all multitenant elevator lobbies and restrooms were updated along with all elevator cabs. A new conference center was all developed to compliment the tenant amenity program.

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AREA + ATTRIBUTES - 5,000 sf - 8,000 sf common area - 11,000 sf exterior plaza

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FOUR OAKS PLACE Atlanta | Georgia

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AREA + ATTRIBUTES - Lobby and common floor design - New coffee bar - Improved seating area - Stainless steel accents improved lighting

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The lobby transformation included a new coffee and seating area to give tenants and visitors the best hospitality experience when visiting the 1400 Four Oaks building. Giving the space a new identity with the more contemporary, clean finishes and offering a more open and brighter space to welcome tenants and visitors.

Scope and program changed several times during the project due to desire for cafe seating to grow in size and grow in visibility. Space was divided into three sections and was dark and dated. The project site was dated with pink stone walls and floors, dark low lighting and an enclosed elevator lobby. The challenge was to make the space feel lighter, brighter, more contemporary and open. The challenge was to maintain most of the structure and mechanical infrastructure, as well as the need to mitigate floor elevation changes between the lobby and what was previously tenant space and became the coffee shop.

Utilization of bright white marble porcelain tile applied over the existing marble stone walls helped to brighten the space, along with cove lighting in higher ceilings and the removal of walls to connect the entire lobby into one large open space. The thick set stone floors were removed and replaced with lighter porcelain tile flooring, giving the lobby a new refreshed look.

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801 BRICKELL AVENUE Miami | Florida

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801 Brickell Avenue is in a prime district of Miami where arts, finances, luxury lifestyle and the ocean all happen to meet. Located at the end of a main street, 801 Brickell Avenue is a focal point to the city. The original design aimed to embrace this landmark and have the concept of outside/in. However, grids that looked acceptable for the exterior ultimately became too overwhelming for the interior. The strict use of natural daylight and no artificial light gave too much emphasis to the exterior and did not allow for an energized, activated interior.

The goal of the new lobby design was to simplify and soften. Several aspects of the original space were kept, such as green marble stone, some of the architectural forms and use of glazing systems, preserving the integrity of the building. The new added materials and finishes amplify existing elements. This was achieved through the use of quality finishes that are refreshing to the space.

The use of grids has been minimized; a simple marble floor was designed and a clean ceiling with large cove lights has been integrated. Lighting is a major feature that has been brought to the space. Previously, the main lobby had no artificial lighting and was dependent on daylight alone. At night, this became a void in the street presence. The design team added overall general lighting as well as decorative lighting that can be seen in the iconic round window of the building. The new chandelier provides a focal point in the window that can be seen throughout the lobby as well as have major street presence.

Furniture, a new reception desk and overall new improvements make this lobby space inviting and welcoming for all of their tenants and visitors, and now feel like it is more part of the Brickell aesthetic than ever before.

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AREA + ATTRIBUTES - 11,000 sf - Front lobby and secondary lobby - Finish upgrades - Furniture selection - Lighting upgrades

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701 BRICKELL AVENUE Miami | Florida

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The Brickell area of Miami is the center for Miami’s financial district, but unlike most financial districts, this has exuberant art, one-of-kind buildings and upscale experiences. It’s a lively area where people work, live and are entertained.

The goal of the new design for this building repositioning was to amplify the lobby and building to have a whole new experience and character. The architecture examines the current layout and enhances what’s already existing while providing new amenities that would make this building exceptional. The upgraded amenities include a new outdoor dining experience, outdoor yoga, landscaping, a fitness center and a new coffee/juice bar.

The architectural forms emulate the organic movement of the flow of water. This was achieved with large sweeping serpentine forms that make the space more engaging and activated, and help open the space for better egressing and movement. The lighting is one of the main design elements and focal points. During the design process, it was important to have an experience during the day and night and that could have street presence.

Interactive, integral lighting panels have been designed to be part of the main lobby wall to bring the space full of color and life. Technology throughout the space brings awareness of current events to visitors and employees.

This building has world renowned tenants, and it was critical to keep this a Class A building where they would want to stay and renew their leases. Having high quality finishes and materials, pristine stone, cutting-edge design and details at every scale were extremely important during the design process.

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AREA + ATTRIBUTES - 15,000 sf - Lobby and common floor design - Typical tenant floor design - Restroom cosmetic finishes - New platform seating area - Environmental installation lighting - Technology improvements - Outdoor landscape - Outdoor terrace - LEED Certified

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NORTHYARDS Atlanta | Georgia

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Northyards Business Park, listed on the National Register of Historic Places, was a one-time railway substation and home to Southern Railway Company’s Roundhouse, a location for the assembly and servicing of passenger trains. Initially developed in 1911 on a 17-acre site, the six one-story buildings, dating from 1925, 1951, 1952, 1959 and 1963, make up 270,000 sf of industrial/ warehouse buildings that were converted to commercial office use in 2002.

Located between the Georgia World Congress Center and Georgia Tech, the property is owned by MetLife and leasing is managed by Cushman & Wakefield. TVS was hired to help envision a new approach for multitenant office uses that featured shared community amenities, including a storage container breakroom, bike storage and showering facilities. This refresh was intended to serve as a model for the owner’s rebranding effort for the entire campus.

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AREA + ATTRIBUTES - Multitenant corridor - Breakroom - Restroom fixtures and finishes - Exterior hardscape improvements

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4004 PERIMETER SUMMIT Atlanta | Georgia

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AREA + ATTRIBUTES - 446,600 total sf - 1,550 car parking deck - Pavilion redesign

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Designed to complete in the North Perimeter commercial office market, Perimeter Summit’s building uses construction systems and details that are familiar to the various trades indigenous to the Atlanta marketplace yet executed with a creative touch. The redesign of the building’s pavillion extended this feel into the outdoors.

The goal was to develop a fresh impression and design style that maintains the integrity of the other facilities while promoting a contemporary high quality and high style design for this suburban market.

The overall goal was to reposition 10,000 sf of the building’s main lobby, elevator lobby, shared amenity spaces and fitness center in addition to FF&E. The new design promoted the brand feature element of natural Orchard Stone walls consistent among all projects. This was complemented by dramatic crisp architectural features using multiple polished marble stones for walls and floor mixed with Red Gum woodwork detailing and sharp edged drywall ceilings. Integrated within the design was the curated digital imagery of a woodland forest as part of the main lobby and elevator cab interiors.

The results of the concept fully achieved in the new design produced a warm, engaging interior that provides a rich contrast of premium grade natural materials that promotes a rich and enduring sculpted building experience with a nature focus. A fitness center and café have been integrated seamlessly into the contemporary lobby space. Driven by the use of materials abundant in the region’s natural surroundings, woods, stones and a rich, warm material palette connects the outdoors with the space’s interiors.

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333 COMMERCE STREET Nashville | Tennessee

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The new 333 Commerce reimagines what was a dated lobby and common area with fresh design elements that enhance the existing architectural features while visually connecting the Tower Building and the Auxiliary Building. A refreshed reception, lobby seating and elevator lobby give an unforgettable first impression imbued with Southern hospitality. This transformative renovation includes the entry portal and storefront, refined articulation to the balconies, new furniture groupings, overtop one-of-a-kind woven rugs and custom lighting that come together to provide a welcoming visitor experience. By unifying the existing architectural forms with linear connecting lines, elements throughout the lobby now feel pure, refined and purposeful. The subtle use of textures and a neutral finish palette that speaks to its surroundings, such as the river and the nature that Nashville is known for, bring a sense of serenity and luxury to the building.

The elevator lobbies are clad with stone-look porcelain tile that shimmers in contrast to the warm wood vertical pillars flanking each elevator cab entrance. The back wall of each lobby features a striking stone look porcelain tile that beckons the finishes from the lobby. The ceiling heights in both the elevator lobbies and the entries leading into each lobby, are heightened to give a sense of grandeur that mimics the six-story lobby. Upgraded finishes continue within the corridors that lead into the restrooms giving the entire building a fresh new look that is consistent in design with the lobby. New textures and natural finishes introduced through fresh building materials and fixtures in these areas provide a clean and sophisticated environment.

Newly designed and constructed conference rooms offer large flat screens, programmable lighting and motorized shades that provide an upscale space to suit a variety of corporate training needs with the touch of a button. These rooms open up to one oversized training room or are divisible into two large conference rooms through the use of an operable partition. The use of wood and textures continues into these rooms as well. Adjacent to the conferencing is a hospitality-driven prefunction space with a nearby catering pantry that allows guests to congregate prior to the main event.

AREA + ATTRIBUTES - Redesign of all public spaces - Redesign of winter garden lobby - New exterior plaza hardscape and landscape

The updated exterior plaza boasts all new lawn space, variety of seating groups and landscaping that is cheerful and green while still allowing for wide open vistas throughout. Building visitors now enjoy a bright and modern focus to the entrance by the new architectural portal.

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TWO TOWN CENTER Boca Raton | Florida

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Two Town Center is a signature high rise office tower in Boca Raton, Florida developed by Crocker Partners.

The building has experienced good success over time with strong lease activity, however, typical of projects of this age, the aesthetic of the interior and limited aspects of the exterior are dated compared to the new competitive properties. The goal was to revitalize the property to modernize the lobby and common area aesthetic as well as the arrival façade design to create a more transparent and grand entry experience.

Challenges for this project were that the design style was a hybrid mix of transitional grey marble and dark wood detailing, mixed with Post-modern exaggerated features including a deep vertical black granite fascia and ornate columns reducing the view into the building and awareness of the lobby interior. The interior lobby was compromised with a projecting bowfront balcony and oversized light fixture that wrapped columns as capitals. The results between the exterior and interior form design made it difficult to be aware of the second level.

The new design represents a dramatic transformation into a modern fresh and bright interior fully visible from the exterior with particularly dramatic evening views. The entry façade received new broad radial cast stone steps. The former black granite bulkhead fascia was removed and replaced with beautiful black marble effect thin polished porcelain tile large format panels to create a proscenium effect framing the lobby opening. New taller, sleek stainless-steel column covers supporting a radiused stainless steel soffit and brow replaced the former glass reinforced concrete ornamental columns opening the view to both levels of the lobby. The new interior was significantly altered to create a very simplified solution that promoted the grandness of the open two levels. The bowfront balcony was removed to provide for a long span white bulkhead with clear glass handrail. The lobby of former stone and wood wainscot was replaced with white Calcutta marble effect porcelain tile that extends vertically across both levels of the lobby façade. Each five foot wide panel of tile is divided with stainless steel bar reveals with uplighting from the floor as well as wall grazing lighting above. The new walls are complemented by wood colored back painted glass, wood ribbed millwork in the elevator lobby ceiling and new light-colored porcelain tile flooring that flows throughout both levels as well as through to the exterior of the entry plaza. New slender column covers in white Corian further highlight the two-story space with a refined elegance. With a complement of new reception desk, furnishings, and artwork the Two Town Center property now showcases as if it were a new building.

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AREA + ATTRIBUTES - 3,500 sf - Level one and two lobby redesign - Common area redesign - Exterior plaza entry façade, secondary entry façade, and plaza design - Furniture, artwork selection and coordination

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4004 PERIMETER SUMMIT, PAVILIONS Atlanta | Georgia

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Designed to compete in the North Perimeter commercial office market, the building uses construction systems and details that are familiar to the various trades indigenous to the Atlanta marketplace yet executed with a creative touch.

This project represents a new first generation building in a community of buildings developed over the last 20 years by this developer and design team. The goal was to develop a fresh impression and design style that maintains the integrity of the other facilities while promoting a contemporary high quality and high style design for this suburban market.

Perimeter Summit’s outdoor workspace transforms the office environment by blending functionality with dynamic spaces for activity. With solar-powered pavilions and expansive greenspaces, it offers an innovative setting for both work and leisure, ideal for events and daily engagement.

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Steve Clem Principal FAIA, ASID, IIDA

Robin Turansky Associate Principal NCIDQ

Lindsey Kious Principal NCIDQ , IIDA, ASID, LEED AP

sclem@tvsdesign.com 404 946 6622

rturansky@tvsdesign.com 404 946 6658

lkious@tvsdesign.com 404 558 0131

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