REALTY ADVISORS
INTERIOR DESIGN & ARCHITECTURAL SERVI CES
BUILDINGS IN KBS PORTFOLIO WILLOW OAKS CORPORATE CENTER MERRIFIELD, VA – 3 BUILDINGS
REDWOOD PLAZA I, II, AND III FAIRFAX, VA – 3 BUILDINGS
TYSONS DULLES PLAZA I, II, AND III MCLEAN, VA – 3 BUILDINGS
DULLES STATION EAST I HERNDON, VA – 1 BUILDING
3001 & 3003 WASHINGTON BOULEVARD ARLINGTON, VA – 2 BUILDINGS (NEWEST ACQUISITIONS FOR KBS)
RESTON SQUARE RESTON, VA – 1 BUILDING
KBS CASE STUDY PG 3
DBI HAS PROVIDED EXTENSIVE SPEC SUITE DESIGN AND BUILDING REPOSITIONING SERVICES for national developer and building owner KBS. As Since 2013,
the architect for KBS’s portfolio in the Washington, DC metropolitan region, DBI performs all of the developer’s interior design and architectural
services,
which
include
producing
lease
exhibits
for prospective tenants, providing BOMA calculations for newly acquired
buildings,
completing ADA-compliance
upgrades,
and
repositioning buildings to be more competitive in the market.
KBS CASE STUDY PG 5
KBS CASE STUDY PG 7
DBI SPECIALIZES IN THE DESIGN OF SPECULATIVE, OR “SPEC,” SUITES FOR DEVELOPERS AND BUILDING OWNERS seeking to provide prospective tenants with an already built, turnkey office. Envisioning
the
transformation
of an unbuilt, raw space into a finished office — or having to wait for
construction
to be
completed — is challenging for some tenants, particularly those who are eager and ready to settle into new workplaces. Having finished spec suites to offer such tenants
increases
landlord’s
ability
a to
secure leases, providing the “hook” necessary to deter lessees from moving
on
next
workspace
possibility
to in
the an
increasingly competitive commercial estate
real
market.
KBS CASE STUDY PG 9
KBS CASE STUDY PG 11
A notable example of DBI’s work for KBS is its design of four spec suites at the Willow
Oaks
Corporate
Center in Merrifield, Virginia. KBS intended these spaces, each a different size, to attract smaller tenants seeking a more contemporary, stylish look than that typically found in offices designed for larger tenants. Open and airy, the offices feature elegant finishes, and
“
premium
welcoming
light
fixtures,
common
areas.
These spec suites really show what we
can do with lighting, finishes, materials— and how to break up the space,”
explains DBI Interior Designer Charlene Fowler. “Even though we were designing for the future tenant, we geared ourselves toward incorporating more collaborative areas, fewer
“
offices, and more conference, meeting, and open spaces. Some offices
tenants, and
of course,
less
open
require
more
space—and
DBI
has designed the layout to accommodate such occurrences. The tenant need only to put in place wall partitions, thereby easily converting open areas into closed offices.
KBS CASE STUDY PG 13
KBS CASE STUDY PG 15
Charlene comments. “We know what building we’re in and what audience we’re trying to attract based on the tenants that are in the building and the location of the building, so we have an idea of how to address the space.” Thus, while Dulles Station East caters to the tech sector, Tysons Dulles Plaza (TDP), another KBS campus, is geared toward more established, larger corporate tenants.
An older, three-building
plaza, TDP requires a more conservative, less adventurous
design
approach.
No
matter
which property is undergoing improvement, the objective remains the same: to provide outstanding design. DBI Director Beth Todd explains: “Every time we approach one of KBS’s projects, it’s always a little different. The one cohesive element is that KBS wants to make an attractive space and focus on the right areas.
“
“
Each campus has its own feel and design,”
KBS CASE STUDY PG 17
KBS CASE STUDY PG 19
DBI ALSO PROVIDES BUILDING REPOSITIONING SERVICES FOR DEVELOPERS who want to update a building’s In addition to spec suites,
amenity spaces (for example, lobbies and restrooms) or its exterior façade and canopy. By repositioning a building in this manner—often adding appealing amenities, such as fitness centers and coffee bars, developers situate the building in a more sophisticated, in-demand market and, as a result, are able to demand higher rent rates.
KBS CASE STUDY PG 21
KBS CASE STUDY PG 23
KBS CASE STUDY PG 25
building repositioning services for KBS’s Willow Oaks Corporate Center.
The
building’s lower level and first floor, drab and
outdated,
needed
renovation to bring
a
natural
comprehensive light into the
space, update its finishes, and add valuable amenities
that
would
attract
younger,
Millennial-run tech start-ups and well-heeled, established
companies
seeking
to
elevate
their brand. To accomplish this transformation,
DBI skillfully implemented chic finishes and materials, including glass walls, vibrant wallcoverings, and paint accents. New amenity spaces include a coffee bar, conference center, and fitness center, as well as an updated elevator lobby and management office. Although each of these areas serves a different purpose, DBI focused on unifying their design, creating a cohesive aesthetic throughout the new spaces. KBS CASE STUDY PG 27
KBS CASE STUDY PG 29
KBS CASE STUDY PG 31
The
creative
strategy
applied to the Willow Oaks renovation of
how
is
DBI
representative approaches
majority of KBS is,
determining
tenant
the
projects—that what
type
of
that each KBS property
is seeking to attract and, then,
designing accordingly . DBI Senior Project Manager Leslie Davis explains:
“
Especially for spec suites, KBS tends to tailor the design decisions to the kind of tenant they think they will be able to lease the suites to. For example, Dulles Station East [in Herndon, Virginia] is on the Dulles Toll Road corridor, an area considered to be an up-and-coming tech
“
area, so the prospective tenants for that building might be more tech-centered .
How does DBI design for the tech crowd? Through the implementation of pops of color, trendy carpet layout, glass architectural details, wood-stained doors,
contemporary artwork,
open
plenums,
living walls—all features that foster an inviting, progressive, Google-esque working environment. Of course, what is appropriate for one property is not always the best design choice for another KBS campus.
OFFICE OFFICE 206SF 145 PANTRY 214
RECEPTION 528 SF RECEPTION 200
PANTRY 296 SF
COPY 158 SF
SERVER 97 SF
COPY 213
SERVER 212
OFFICE OFFICE 207SF 143
OFFICE OFFICE 208 143 SF
OFFICE OFFICE 209 143 SF
OFFICE OFFICE 210 145 SF
OPEN AREA OPEN AREA 2137 SF 211
STORAGE STORAGE 40 SF 201 CONFERENCE 351 SF
MEETING 203 SF
CONFERENCE 202
FLOOR PLAN
MEETING 203
OFFICE OFFICE 136 204SF
OFFICE OFFICE 136 205SF
SCOPE OF WORK KBS CASE STUDY PG 33
KBS CASE STUDY PG 35
KBS CASE STUDY PG 37
\ SKETCHES
\ TEST-FITS
\ LEASE EXHIBITS KBS CASE STUDY PG 39
“
For several years, we have worked with DBI on
the design and repositioning of both the Tysons Dulles Plaza and Willow Oaks Corporate Center projects on behalf of KBS. We always find DBI to be innovative and imaginative in developing a plan and pricing options that will suit our needs. DBI provides exceptional
service
matched
with
an
excellent
quality of work and always seeks to find solutions
fundamental to the overall success of these projects. — Edwin Clark III, Executive Managing Director, Newmark Grubb Knight Frank
“
for challenges. Their significant contribution was
As KBS ’s pr i m e a rc hi te c t i n t he D C re g io n ,
DBI has gained invaluable experience and design skills in spec suiteS.
KBS CASE STUDY PG 43
“
It’s a one-stop shop,” Beth comments. “We’ve
done façade changes, suite entries, lobby and
bathroom renovations, fitness centers, courtyards,
conference centers, offices, spec suites, tenant work, building standards, even furniture specifications. We can do five floors or a 2,500-SF tenant space.” In addition, DBI works closely with the leasing team,
providing
lease
exhibits
and
design
recommendations. The firm is so familiar with the KBS portfolio that the design team is often asked to design the developer’s tenant interiors, too. “We’re already on board and know what’s going have DBI design the space . . . we already know what’s in the space, in the ceiling, we know the requirements.
“
on,” Leslie explains, “so it’s easier to come to us and
AS DBI expands its spec suite and building portfolio (having, in addition to KBS, completed similar projects for developers The JBG Companies and Lowe Enterprises), the firm’s designers are able to draw on their knowledge from handling a developer’s entire portfolio and, then, make design recommendations to new clients.
in
is
a
showing
great our
example
clients
that
of
how
we can move forward
it’s worth
in to get a better-designed spec suite,”
“because
that’s
what
the
tenant
putting
the
Charlene
demands
money
explains, are
now.
“
“
KBS
KBS CASE STUDY PG 45
“
In an industry full of talk about how to create collaborative office environments, the fundamental objective remains consistent, no matter what the company’s function—to be more and workplace wellness.
DBI has consistently
delivered a product that accomplishes this goal. — Edwin Clark III, Executive Managing Director, Newmark Grubb Knight Frank
REALTY ADVISORS
“
productive and to foster employee satisfaction
EXPLORE / CREATE / TRANSFORM
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