{"id":7029,"date":"2017-11-27T18:12:25","date_gmt":"2017-11-27T18:12:25","guid":{"rendered":"https:\/\/dev-baskervill.pantheon.io\/?p=7029"},"modified":"2017-11-27T18:12:25","modified_gmt":"2017-11-27T18:12:25","slug":"whats-old-is-new-again","status":"publish","type":"post","link":"https:\/\/www.baskervill.com\/whats-old-is-new-again\/","title":{"rendered":"What’s Old is New Again"},"content":{"rendered":"

There\u2019s a lot going on in workspace design these days: third space, in-between space, shared space, communal space, coworking space, activity-based space, makerspace. The list is (almost) endless\u2014and full of potential.<\/p>\n

Across industries and locales, the large and inefficiently planned offices of the 1980s, originally designed to cater to the needs of executives and a wildly different level of technology, are being reimagined as collaborative, connected spaces that support the work of all<\/a>. Many of those outdated 1980s offices (82%, in fact<\/a>) are in urban buildings built before 1990. And they look their age, their lobbies rife with busily colored marbles and granites, shiny brass accents, and dimly lit unused space.<\/p>\n

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Yesterday\u2019s buildings simply can\u2019t support tomorrow\u2019s workforce\u2014unless of course, they can.<\/p>\n

Here\u2019s where repositioning comes in. A glossier term for renovation, the gist is the same: Take something old and make it new again. In Washington DC\u2014which has seen nearly a decade of repositioning efforts within its built environment already\u201411% of office space is set to be overhauled in the coming years.<\/p>\n

\u201cCommercial real estate is in real turmoil right now,\u201d says Lewis Goetz, FAIA, FIIDA, Baskervill\u2019s Managing Director, Washington DC. \u201cWe\u2019re seeing the lowest level of office occupancy growth in the U.S. market in two years, and there\u2019s an oversupply of square footage in both metro DC and the surrounding suburbs.\u201d<\/p>\n

Also happening in DC, and other major cities? The rise of new construction and \u201ctrophy\u201d buildings<\/a>\u00a0are grossly surpassing existing Class A towers in design and amenities. So how does an older building keep up? \u201cOwners of these older buildings are investing in them to compete for today\u2019s tenants, and the most successful ones are those that really take the time and dollars to do it right,\u201d says Lewis.<\/p>\n

Even with the substantial capital required, repositioning ends up being a prime option for owners and developers compared to building new. Once renovated, repositioned buildings get higher rents, have lower vacancy rates, and spend a shorter time on the market.<\/p>\n

Just ask Chris Corrada and Jeff Galanti of Virginia\u2019s Riverstone Group, which has a diverse portfolio in both Richmond and Norfolk. In Richmond, they say, a tower with a lot of vacancy can be purchased for as little as $100\/SF. If you spend $20\/SF to reposition the building to attract new tenants, you\u2019ve spent $120\/SF total. Compare that to building new, which could cost upwards of $400\/SF. And if you view time as money (which you should), a new-build approach could take three years, compared to one year or less to reposition.<\/p>\n

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Despite the diverse market and the industries present, all tenants are looking for the same thing: amenities. A lot of them. And they\u2019re evaluating their office options based on how spaces stack up, and how they reflect the rapidly changing needs and demographics within their workforce.<\/p>\n

\u201cThe experience of the space, its wow factor\u2014it matters a lot,\u201d says Matthew Marsili, a senior interior designer in our workspace studio and the lead designer on several of our firm\u2019s repositioning projects currently in the works. \u201cYou want people to walk into the lobby of one of these grand buildings and feel like they\u2019re part of something bigger.\u201d<\/p>\n

Understanding this shift toward lifestyle design is crucial to successful office tower repositioning, say principals Burt Pinnock, AIA, and Susan Orange, CID, who respectively serve as lead architect and director of workplace strategies on many of these projects.<\/p>\n

\u201cAs organizations continue to flatten and streamline, workers are viewing their identities in the office in totally new ways,\u201d he says. \u201cToday, employees consider work to be a place that reflects our identity. Work is only one facet of our lives, an intangible force we shape in such a way that it fits into the lives we\u2019ve carefully crafted outside the office. Intentionality, authenticity, and purpose\u2014these are the values of the modern-day worker, and that\u2019s what they\u2019re looking for in every space they interact with.\u201d<\/p>\n

\u201cBut really consider the context of the workplace 30 years ago,\u201d adds Susan, when many of these buildings were last touched. \u201cThen, work was a place that emulated success. Work was a long-term commitment, a physical place that molded who a worker was or would be.\u201d Stature, upward mobility, and wealth\u2014these were all valued ideals reflected in the design, which is why opulent\u00a0competing materials saturated lobbies.<\/p>\n

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So how exactly do you strategically update outdated spaces\u2014in both aesthetic and function\u2014in such a way building owners\u00a0and<\/em> their potential tenants get what they want (and need)?<\/p>\n

Here are five steps we\u2019ve taken in recent\u00a0projects\u00a0to accomplish just that.<\/p>\n

1. Update the look.<\/strong><\/h4>\n

You start by designing an adaptable space that\u2019s easy to add or subtract to. Think of public spaces in an office high-rise like a little black dress: simple, elegant, and understated\u2014a neutral base is key. Swap the outdated materials and finishes for lighter, brighter choices. Instead of pink granite, think ivory or beige travertine. Instead of dark cherry wood paneling, think neutral white walls. Instead of shiny brass fixtures, opt for a mix of matte metals. And in terms of scale,\u00a0streamline design details like bulky columns to a human scale; rightsizing features like that will encourage people to sit, stay, and work.<\/p>\n

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Then (just like with a little black dress) you accessorize, adding pops of color and texture with items like artwork and furniture, which can be updated more regularly and cost-effectively.<\/p>\n

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\u201cIt\u2019s all about classic lines and forms with a hint of personality,\u201d says Matthew. \u201cYou don\u2019t want to go overboard with crazy details, but at the same time you want to showcase the building\u2019s legacy.\u201d<\/p>\n

2. Incorporate third space.<\/strong><\/h4>\n

One of the most requested amenities tenants are looking for in an office environment is undefined, informal space for any number of activities. Today\u2019s tech allows workers to set up shop almost anywhere, which means in-between spaces like lobbies and rooftop terraces or plazas can be transformed into places employees can use to work, collaborate, and refresh throughout the day. In fact, nearly four decades worth of research indicates that the more control an employee feels they have over where and how they work, the more engaged they are<\/a>. Taking advantage of these spaces to deliver that added value to a tenant makes good business sense.<\/p>\n

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3. Offer shared business amenities.<\/strong><\/h4>\n

As many businesses are in the process of rightsizing their office space, they\u2019re looking for ways to reduce their footprint while maximizing efficiency. As square foot per person decreases and overall density increases, shared spaces like conference and event centers\u00a0and meeting areas equipped with the latest technology are also high on the list for tenant requirements. Shared business amenities, complete with online scheduling platforms, are an attractive feature because it means tenants don\u2019t have to provide as many of these spaces within their own square footage.<\/p>\n

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4. Activate dead zones.<\/strong><\/h4>\n

The ultimate goal of any repositioning project is to activate unused areas in such a way that you make a return on every nook or cranny. \u201cYou want to breathe life into these spaces by providing an amenity that tenants will use,\u201d says Lewis. \u201cThink restaurant or coffee shop, boutique fitness studio, or a service like dry cleaning\u2014the perks of a corporate campus in a downtown office setting.\u201d<\/p>\n

For many of the buildings that Chris and Jeff own, adding a locally-owned restaurant provides tenants access to a great food option, while also gaining an additional tenant (the restaurateur).<\/p>\n

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5. Connect to the surrounding neighborhood.<\/strong><\/h4>\n

When you walk into the lobby of one of these buildings, it should feel like an extension of the streetscape, says Matthew. That\u2019s why a well-done repositioning doesn\u2019t take just interior spaces into account. Incorporating natural light as much as possible is a strong first step to doing this. Another tactic?\u00a0Orienting seating areas and meeting zones toward whatever green space the building has, like a courtyard or nearby park.<\/p>\n

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Welcome to the new age<\/strong><\/h4>\n

What we\u2019re seeing in office towers across Richmond, Norfolk, and Washington DC is only a sliver of a much larger movement. Left untouched, buildings of the 1980s can\u2019t compete with tenants looking for a community atmosphere in flexible environments ready to accommodate wildly diverse needs. The good news? These buildings were designed specifically for people to work inside of them.\u00a0“They have fantastic bones\u2014we just need to use them,\u201d says Lewis. And repositioning can jumpstart powerful change without long lead times and hefty fees.<\/p>\n","protected":false},"excerpt":{"rendered":"

There\u2019s a lot going on in workspace design these days: third space, in-between space, shared space, communal space, coworking space, activity-based space, makerspace. The list is (almost) endless\u2014and full of potential. Across industries and locales, the large and inefficiently planned offices of the 1980s, originally designed to cater to the needs of executives and a […]<\/p>\n","protected":false},"author":1,"featured_media":7059,"comment_status":"open","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_monsterinsights_skip_tracking":false,"_monsterinsights_sitenote_active":false,"_monsterinsights_sitenote_note":"","_monsterinsights_sitenote_category":0,"footnotes":""},"categories":[67,70],"tags":[68],"_links":{"self":[{"href":"https:\/\/www.baskervill.com\/wp-json\/wp\/v2\/posts\/7029"}],"collection":[{"href":"https:\/\/www.baskervill.com\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/www.baskervill.com\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/www.baskervill.com\/wp-json\/wp\/v2\/users\/1"}],"replies":[{"embeddable":true,"href":"https:\/\/www.baskervill.com\/wp-json\/wp\/v2\/comments?post=7029"}],"version-history":[{"count":0,"href":"https:\/\/www.baskervill.com\/wp-json\/wp\/v2\/posts\/7029\/revisions"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/www.baskervill.com\/wp-json\/wp\/v2\/media\/7059"}],"wp:attachment":[{"href":"https:\/\/www.baskervill.com\/wp-json\/wp\/v2\/media?parent=7029"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/www.baskervill.com\/wp-json\/wp\/v2\/categories?post=7029"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/www.baskervill.com\/wp-json\/wp\/v2\/tags?post=7029"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}