Architecture, Inc. Repositioning

COMMERCIAL BUILDING REPOSITIONING

FIRMOVERVIEW

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

COMMERCIALREPOSITIONING

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.

TRENDS

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.

TRENDS

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.

AMENITYSPACES

CASE STUDY

8609 WESTWOOD CENTER DR. 01

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.

main lobby

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.

RTC WEST

CASE STUDY

DESIGN RECOGNITION 03

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.

NAIOP Northern Virginia

8150 LEESBURG PIKE

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

fitness center conference center

amenity space lounge

2023

Ellen M. Bozman Government Center

Best of NAIOP Northern Virginia Award, Buildings, Capital Improvement Institutional: Award of Merit

Inova Center for Personalized Health Executive Suites

Best of NAIOP Northern Virginia Award, Buildings, Interior Tenant Space 50,000 + SF: Award of Merit

Inova Center for Personalized Health Tower 8

Best of NAIOP Northern Virginia Award, Buildings, Capital Improvement Non-Institutional: Award of Excellence

Mellow Mushroom - Virginia Beach

HRACRE Excellence in Development Design Award, Buildings, Best Restaurant/Eatery/Bar: Award of Merti

The Residence at Colvin Run

Best of NAIOP Northern Virginia Award, Buildings, Multi-Family Residential: Award of Excellence

Fairfax County James M. Scott Exceptional Design Award, Community Benefit Project: Award of Merit

2022

8150 Leesburg Pike Amenity Space

Fairfax County James M. Scott Exceptional Design Award, Commercial Interiors: Award of Merit

Knollwood Country Club

Home Builders & Remodelers Association of Central Connecticut, Hobi Award: Best Commercial Rehab

2021

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

Salamander Resort & Spa

US News and World Report, Best Hotels in the US: Gold Badge

Viceroy DC

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

2020

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

2019

700 Constitution

Multifamily Executive MFE Awards, Adaptive Reuse: Grand Winner

Coolidge Senior High School

ACEC Metropolitan Washington Excellence Awards, Renovations and Additions: Honor Award

Inova Sports Medicine

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

Mellow Mushroom - Chantilly

Associated Builders and Contractors (ABC), Restaurant Interior

Build-Out: Honorable Mention

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

2018

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

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

Opaline Bar and Brasserie

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

Propel Swim Academy

US Swim Schools Association, Facility: 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 $512M: Award of Excellence

2017

Terraset Elementary School

Best of NAIOP Northern Virginia Award, Capital ImprovementInstitutional: Award of Excellence

2016

Arlington County Department of Human Services

Best of NAIOP Northern Virginia Award, Interiors Tenant Space 50,000 sf and Above: Award of Merit

Hotel Palomar

Associated Builders and Contractors (ABC): Award of Excellence

Morrison-Clark Hotel

NAIOP DC | MD Awards of Excellence, Best Hospitality ProjectBoutique Service: Award of Excellence

QIAGEN

NAIOP DC | MD Awards of Excellence, Best Interiors - Healthcare/Biotech/Lab: Award of Merit

2015

Children’s Science Center

Best of NAIOP Northern Virginia Award, Best Interiors - Retail: Award of Merit

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

2014

3251 Old Lee Highway

Best of NAIOP Northern Virginia Award, Best Building Renovation - Capital Improvement: 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 Renovtion, Adaptive Re-Use: Award of Merit

RECOGNITION

Mellow Mushroom – Herndon

IIDA Mid-Atlantic Chapter Design Awards, Retail: The Bronze Award

2013

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

2012

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

2011

Fire Lane Retirement Party

Best of NAIOP Northern Virginia Award, Best Building Renovation, Adaptive Re-Use: Award of Merit

2010

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)

Fire Works Pizza

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

2009

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

Commercial

Atlantic Realty Companies

Avis Budget Group

Avison Young

The Bernstein Companies

Booz Allen Hamilton

BRPOA

BTY Global

CBRE Group

Cushman & Wakefield

Cheroenhaka Nottoway Enterprises

Duke Realty

EIT 2.0

Forest City Commercial

Global Logistics Group

Global Medical REIT

Holladay Properties

Integrated Direct Marketing

Interstate Plaza Holding

JBG Smith

JLL

The Lann Companies

Lerner Enterprises

Lidl US

Lincoln Property Company

MainStreet Bank

Martin Marietta

The Meridian Group

Metrostar Systems

Newmark Knight Frank

Northrop Grumman

Novec

Ox Hill Companies

The Peterson Companies

Polinger Company

Resource Bank

Rosenthal Properties

Sirhandi Enterprises, Inc.

Soave Enterprises

Tamares

Tetra Partners

T-Mobile

TMG Solutions

Uniwest Commercial Realty

Verizon

Vermeer Mid-Atlantic

Webor Rector Commercial Real Estate

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

JPS Law

Kinetek Consulting

KZO Innovations

ManTech

Media Research Center

Modus Create

MTX Wealth Management

MVB Bank

National Sleep Foundation

Outsource

Paratus Law Group

PGI

Presidio

PSE&G

Rockhill Management

SAGE

Scott & Stringfellow

Serten Advisors

Take2

TMA Direct

Urgent.ly

Vectrus

Verne Global

Washington Gas Federal Credit Union

ZELTIQ Aesthetics

Education

Ambleside School

Amelia County Public Schools

Arlington Public Schools

Children’s Science Center

Celebree Schools

DC Public Schools

Edlin School

Fairfax Christian School

Fairfax County Public Schools

Fauquier County Public Schools

Florida Gulf Coast University

Friendship Public Charter Schools

Greene County Public Schools

The George Washington University

Higher Ground Education

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

Nysmith School

Prince George’s County Public Schools

Prince William County Public Schools

Rock and Roll Daycare

Rockingham County Public Schools

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

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

US Army Corps of Engineers (USACE)

CLIENTLIST

US Marines - Quantico Marine Base

US Naval Academy

US Navy - Washington Navy Yard

USIS

US Secret Service

Washington DC Superior Courts

Washington Metropolitan Transit (WMATA)

Healthcare and Life Sciences

Alexandria Hospital

Allergy & Asthma Center

Alliance Rehabilitation

Althea Medspa

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

Integrated Dermatology

Johns Hopkins University Medical Center

Mary Washington Hospital

Medstar Georgetown University Hospital

Mercy Hospital

Meso Scale Diagnostics

Metropolitan Pediarics

Middlesex Hospital

The National Center for Plastic Surgery

National Institute of Health (NIH)

Neuroscience Center of America

Northern Virginia Opthalmology Assoc.

Park Royal Hospital

Pediatrix

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

Welltower, Inc.

Whole Child Pediatrics

Hospitality

Arlo Hotels

Barteca

Black Hoof Brewing Company

Blue Ridge Grill

Capitol Hill Suites

Courtyard by Marriott

Delta by Marriott

DoubleTree by Hilton

The Doyle Collection

Fireworks Pizza

Halfsmoke

Heritage Golf Group

Hersha Hospitality

Hilton Hotels

Holiday Inn Express

Innisbrook Golf Resort

Invited Clubs

Kimpton Hotels & Restaurants

Mellow Mushroom

MGAC Hospitality

Pebblebrook Hotel Trust

RB Properties

Ritz-Carlton Hotels

RLJ Lodging Trust

Salamander Hotels & Resorts

Stanford Hotels

Thompson Hospitality

Thompson Hotels

Viceroy Hotels & Resorts

Westin Hotels & Resorts

Multifamily Residential

700 Constitution

A.J. Dwoskin

ABDO Development

Akelius US

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

DC United

Elite Shooting Sports

Florida Gulf Coast University Athletics

Golds Gym

Heritage Training and Shooting

Inova Sports Medicine

Izaak Walton League

Johns Hopkins University Athletics

Junior Tennis Champions Center

Loudoun Therapeutic Riding

Monumental Sports & Entertainment

Propel Swim Academy

Sport & Health

Top Tier Training

TRUEBODY Fitness

XCAL Shooting Sports & Fitness