The Making of TEN30: Chapters 4-6

Defining moments within the natural environment harmonized with the form and function of the buildings: entry features, a lake amenity, a terrace by the food hall, yoga pavilions, and enticing interstitial spaces.

working in a treehouse

LANDSCAPE ENRICHING ARCHITECTURE, AND ARCHITECTURE ENRICHING THE LANDSCAPE

Paul Koska (Associate Principal | Architect)

Shaun Tooley (LandDesign Partner)

Rhett Crocker (LandDesign President | CEO | Partner)

Kevin Vogel (LandDesign Parter)

The early decision to design a campus that would harmonize with the wooded site, rather than cut and fill the site to adapt to a prescribed building, allowed a much more authentic integration of architecture and landscape. To maximize these opportunities, the landscape architects at LandDesign worked side-by-side with the architects at LS3P. The experience of walking in the woods through filtered light from the canopy inspired the notion of “working in a treehouse.” Given the uniqueness of the opportunity, the entire team was on board with raising the bar for design excellence and exploring previously untested possibilities; as a result, showstopping landscape elements complement both the modern architectural aesthetic and new ways of working for the company.

THE INTERPLAY OF ARCHITECTURE AND LANDSCAPE

As the architecture took shape and the large campus came into clearer focus, the opportunities for exciting landscape

features multiplied. Defining moments within the natural environment harmonized with the form and function of the buildings: entry features, a lake amenity, a terrace by the food hall, yoga pavilions, and enticing interstitial spaces. Central water features (which are also certified BMPs) and boulders (ultimately sourced for free from a nearby building site) help to delineate nodes within the design, and a series of bridges and pathways weave the site and building elements together. An amphitheater nestled into the empty space underneath a cantilever provides a welcoming spot, rain or shine.

FULLY FUNCTIONAL OUTDOOR WORK SPACES

The massive central plaza at the heart of the campus was, for the landscape architects, akin to an interior design challenge. As such, the level of detail was an intentional architectural expression befitting a fully integrated part of the program. This outdoor plaza anchors the campus community, and functions as a seamless extension of

the interior. The wireless-everywhere campus eliminates friction for employees moving between indoor and outdoor work spaces. Every detail of the infrastructure - from integrated technology to convenience power sources to bollards designed to blend in with the architecture - is custom designed for convenience and aesthetics. The flexibility to choose a work environment that best suits the task at hand, with no interruption in server or network access, allows people to move freely from conference rooms to the central courtyard while remaining connected and productive.

CONTINUOUS ACCESS TO NATURE, FROM A TRAIL OR FROM A WINDOW

The central plaza complements another significant outdoor amenity focused on connection: a network of campus greenway trails leading around and through the forested site. The trails underscore the invaluable benefit of providing easy access to nature, whether for walking meetings, a workout integrated into the workday, or just serene distance views. The greenway

access and significant amount of green space are also key components of WELL accreditation for “enhanced access to nature.”

The ”treehouse” concept extended to carefully orchestrated framed views throughout the site, and led to a dedicated tree preservation effort that required near-surgical tree tagging precision. A typical project might require three or four illustrative views from various site perspectives; the TEN30 design includes upwards of 125 renderings. Preserving and creating these views from every part of the campus was particularly challenging with complex infrastructure and buildings that have no “back.” Nothing on the TEN30 campus is hidden; instead, every element is tailored to both beauty and function. Electrical infrastructure, duct banks, benches – every element is custom design to blend in with or enhance the landscape. Big moves such as stormwater retention ponds double as amenities that enhance the site; even pump houses for the water features are nestled into the landscape and integrated with plantings.

“GIVEN THE UNIQUENESS OF THE OPPORTUNITY, THE ENTIRE TEAM WAS ON BOARD WITH RAISING THE BAR FOR DESIGN EXCELLENCE AND EXPLORING PREVIOUSLY UNTESTED POSSIBILITIES; AS A RESULT, SHOWSTOPPING LANDSCAPE ELEMENTS COMPLEMENT BOTH THE MODERN ARCHITECTURAL AESTHETIC AND NEW WAYS OF WORKING FOR THE COMPANY”

MAKING THE IMPOSSIBLE POSSIBLE

A frequent saying on the new TEN30 campus is “It’s not impossible - it’s just never been done before.” A groundbreaking design begins with a foundation of trust, and that trust among all entities – the owners, the designers and consultants, and the contractor –has grown over time. The aggressive schedule required extreme attention to detail, and with the construction underway before the design was completed, the next “hot” item on the construction schedule became an allhands-on-deck priority. Many elements of the campus required innovation to accomplish a design that looks simple, elegant, and harmonious; nothing has been left unstudied, and nothing has been installed without continuous alignment and coordination.

The unusual level of collaboration is evident in every project phase, from the earliest virtual presentations in March of 2020 to the ongoing checks and balances which led to the highest level of quality assurance. Through the challenges of fast-track construction, monumental scale, and evolving scope, the entire team has remained steadfast in “doing the right thing, not the easy thing.”

Rooted in nature and supported by technology, the resulting campus encourages movement, supports fluidity between work modes, and raises the bar for what “work” looks like for a new era.

View

Pulling off this elegant structural feat required custom structural elements, innovative systems, and (literal) cutting-edge fabrication.

what makes things stand up?

HINT: IT’S NEXT-LEVEL STRUCTURAL ENGINEERING

By Jim Case (Uzun+Case, LLC Founding Principal)

Nathan Daniel (Principal | Charlotte Office Leader)

Paul Koska (Associate Principal | Architect)

The state-of-the-art campus has an eyecatching design with a sleek, modern aesthetic. The forested site inspired a nature-focused concept that feels like working in a treehouse; floating volumes overlook the tree canopy, an outdoor amphitheater is tucked under a cantilever, and infrastructure integrates seamlessly with the architecture and the serene environment.

The design looks elegant and effortless, but all designers know that delivering simplicity can be deceptively difficult. This design was no exception, given the fast-track schedule that had site elements being constructed as the design continued to evolve. The pace required constant communication among all involved: the client, the architects from LS3P, the structural engineers from Uzun+Case, and the contractor Clayco, along with a host of subcontractors, fabricators, and vendors. The construction schedule had subcontractors working around the clock in multiple shifts, requiring real-time communication and design coordination among all parties. It was clear from the

beginning that this campus would be something special, and the all-hands-ondeck, highly collaborative process made it possible for the client’s vision to take shape as the design continued to evolve.

CANTILEVERS WITHIN CANTILEVERS

A cantilever - a building element that appears to float unsupported- always requires careful structural consideration. A multistory concrete cantilever of nearly 60 feet, with internal cantilevered “treehouse” meeting rooms and suspended stairs that appear to float in space, is an altogether unusual proposition. The structural engineers at Uzun+Case were undaunted by the challenge. A steel structure would have been a relatively simple solution; however, the design team wanted to maintain the architectural vocabulary of the rest of the building and create the cantilever out of exposed concrete. Another common method of supporting a large cantilever is to suspend it from structure above, but the tight construction sequence and order of operations made that option infeasible as well.

In tandem with LS3P, the Uzun+Case team studied multiple schemes before arriving at the structural solution, which included a framing plan which is unique within the market. In this system, junior beams spaced 15’ and post tensioned girders allow for increased flexibility for floor penetrations. In conjunction with the columns and beams, the system capitalizes on frame action from the concrete to create an efficient 25” structural depth. Diagonal bracing at every bay in the cantilever minimizes the forces acting on any particular component while adding a stunning design element. The structural system has built-in redundancies for maximum stability - particularly important during the construction phase with shoring in place. Instead of relying on a typical back-span, the braces transfer the overturing force to the vertical shear wall. For the “treehouse” meeting areas, the structure is cantilevered out from

the main floor plate as a solid slab, then post-tensioned for strength.

BESPOKE AND BEAUTIFUL STRUCTURAL ELEMENTS

Pulling off this elegant structural feat required custom structural elements, innovative systems, and (literal) cuttingedge fabrication. The graceful round braces are a slender 10” diameter, with the same dimensions on every floor; 10” round bars, however, pushed the limits of the fabricator’s ability, as this was the largest diameter solid steel bar they had ever used. A laser cutter eventually did the job. The brace connections required further innovation; Uzun+Case collaborated with Clayco to embed steel columns within the cantilever’s concrete columns to join with the steel braces, with pre-planned holes for post tensioning. LS3P coordinated on the design of minimal round gusset plates

THE DESIGN LOOKS ELEGANT AND EFFORTLESS, BUT ALL DESIGNERS KNOW THAT DELIVERING SIMPLICITY CAN BE DECEPTIVELY DIFFICULT. THIS DESIGN WAS NO EXCEPTION, GIVEN THE FAST-TRACK SCHEDULE THAT HAD SITE ELEMENTS BEING CONSTRUCTED AS THE DESIGN CONTINUED TO EVOLVE.

Construction photos of structural system being put in place

which complement the architectural aesthetic. The concrete shear walls also required significant coordination for large openings for duct work and other penetrations which had to be carefully orchestrated.

ACCOUNTING FOR MOVEMENT

The structural engineers had an additional challenge to solve: movement. Concrete is a nonlinear material which initially compresses, then creeps over time. The design had to accommodate this change over time while also allowing for possible deflection when the shoring underneath the construction was carefully removed. Careful design and construction accounted for this deflection, and the element most impacted- the curtainwall – was designed in concert with the required concrete tolerances for smooth installation. The curtainwall at the cantilever couldn’t be installed until the shoring was removed; installers began at one corner and worked carefully around the cantilever, and the operation was a success. The predicted cantilever deflection was 1.5”, and measurements made during and after construction confirmed that number, giving added confidence to the team that the structure was behaving as designed.

A NEW SPIN ON THE PARKING STRUCTURE

The idea of cantilevered feature elements from the office building extends elsewhere on the campus through implementation strategies within the design of the parking garages. The 750,000 SF garages accommodate 2,100 parking spaces and also feature cantilevered ornamental exterior stairs and escalators, which are typically only found in large-scale entertainment and transportation venues, and rarely if ever in constructed with precast concrete. Uzun+Case was originally slated to design the foundations, but screening elements, cantilevered stairs, and even cascading escalators hung 15’ off of the structure were added to the project scope. Every addition had to be factored into the structural load, and to intensify the challenge, the topography included a 50’ elevation change across the footprint of the garages, which necessitated multiple 30’ retaining walls surrounding the parking structures.

Precast concrete construction was selected early on as the best option for meeting the aggressive schedule. The design uses 36’ interior bays, with steel escalator and stair supports cantilevered off of the exterior of the building. Escalator length had to correspond to module of the bays, particularly challenging where optimal layouts for the two did not necessarily align. To support the hanging exterior

stairs and escalators, additional columns woven into the precast design transfer load from floor to floor while vertical steel truss members concealed within the building cladding transfer load to the precast columns and create the appearance of a floating structure. Exposed architectural board formed concrete gives the walls a tactile woodgrain appearance found throughout the campus, and a few fully integrated 30’ tall waterfalls exist within the retaining walls surrounding the garages.

MATERIALS MATTER

Because the exposed concrete was key to the aesthetic as well as the structure, the board formed concrete was key to several prominent locations. Getting this material right required extensive coordination between LS3P and Uzun+Case to design structural elements that would also be a highly visible finished product. Additional reinforcement within the walls helps to minimize cracking, though the irregularities of a concrete finish are part of its appeal to add texture and visual

interest to a monolithic surface. Tie holes and joints are carefully integrated into the design and formwork before pouring, and a self-consolidating concrete mix helped to streamline the installation process.

STRUCTURING THE SITE

In addition to the ingenuity required for the office and parking components of the project, the 80-acre site contains many elements requiring structural innovation, including several which were added during the construction phase. The site features over 5,000 linear feet of cast-in-place retaining wall, and the complexity of the structural design meant that interactions between upper footings and lower footings in certain locations needed to be carefully considered. Landscape elements, from an expansive exterior deck with organic geometry to interior landscape features requiring boulders, water features, and other heavy loads, added further structural challenges.

PLANNING FOR A MILLION SQUARE FEET OF CONSTRUCTION ON A COMPLEX 80-ACRE SITE WITH STEEP TOPOGRAPHY WOULD HAVE BEEN A CHALLENGE ON ANY TIMELINE, BUT THE PROJECT TEAM AGREES THAT THE COMMITMENT TO AUTHENTIC COLLABORATION ON THE PART OF EVERY ENTITY INVOLVED IS WHAT KEPT THE PROJECT ON TRACK TO MEET THIS IMPORTANT MILESTONE.

The canopy between the parking garages is also a custom design. A typical canopy is built with separate structure and cladding; here, this canopy bridges directly between the office building and parking garage structures. With an aluminum frame supporting amoeba-like openings on top of a steel frame with 4’ deep girders, these intertwined elements had to accommodate up to 9” of horizontal movement across an unusually large span. A butterfly canopy below the larger drop-off canopy integrates directly with the canopy and garages structures, and provides additional shelter from the elements for pedestrians walking into the office building.

The team reached the topping out stage one year after project design kick-off. Planning for a million square feet of construction on a complex 80-acre site with steep topography would have been a challenge on any timeline, but the project team agrees that the commitment to authentic collaboration on the part of every entity involved is what kept the project on track to meet this important milestone. Design additions, complex structural elements, large-scale infrastructure, and an overarching desire to create “the best campus on the East Coast” motivated everyone to bring their best to the project; that effort is evident in the resulting worldclass design.

With an aluminum frame supporting amoeba-like openings on top of a steel frame with 4’ deep girders, these intertwined elements had to accommodate up to 9” of horizontal movement across an unusually large span.

The parking garages, treated in many projects as a utilitarian necessity, are a carefully considered part of the campus experience and fully integrated with the architecture and landscape.

getting there is half the fun

By Kevin Schaffner (Senior Associate | Architect)

Integrated design means that every system, every element, and every step of the journey is part of a carefully considered and cohesive whole. From the moment team members arrive to the moment they depart for the day, every detail contributes to the workplace experience. Moving from point A to point B is enjoyable, with circulation options including open and inviting escalators, cantilevered stairs in the high-design parking garages, and glass-box elevator cores adjacent to water features. Active, attractive circulation is woven into the campus aesthetic and is a central part of the company’s wellness-focused culture.

PROMOTING ACTIVE MOVEMENT

Employee health and wellness was at the forefront of the design, and active circulation is a key strategy. To encourage employees to move throughout the workday, vertical circulation is open, transparent, and beautiful. The design strategies that make the circulation elements enticing also make the workplace safer as more employees return to in-person offices. Big moves such as prioritizing escalators over elevators and running stairwells through expansive, well-ventilated spaces create more breathing room

for comfortable movement throughout the campus. The design’s focus on natural light, air, and views means that these elements permeate deep into the building through these circulation areas, reducing stress and creating constant connections to nature. Where fully enclosed elevators and fire stairs are required for egress, they are strategically located to preserve the “treehouse” views around the perimeter of each building.

The project is targeting WELL certification for the entire campus, and the vertical circulation strategies play into the program’s requirements for air, light, fitness, and comfort. Transparency is paramount, and primary circulation elements utilize the buildings open design strategies to provide effective natural ventilation. Encouraging employees to move through carefully designed circulation spaces with framed views to nature promotes a sense of calmness, and the investment in beautiful facilities reiterates the value the client places on employees.

DESIGNING A WORLD-CLASS ARRIVAL EXPERIENCE

Each amenity folds into the workplace culture, and no element has been overlooked. The parking garages, treated in many projects as a utilitarian necessity, are a carefully considered part of the campus experience and fully integrated with the architecture and landscape. In initial design discussions, vertical circulation in the 2,300-space parking garages included traditional stairs and elevators. However, as the design evolved alongside the unfolding COVID-19 pandemic, the team also added a less conventional choice: the use of escalators for parking garage circulation.

In addition to allowing natural ventilation and a comfortable degree of separation between users, the escalators integrate UV handrail sanitation and multidirectional flow. During the morning rush hour, escalators move employees downward towards the office building, and reverse during

the evening rush hour to move employees upwards toward their cars for maximum efficiency with minimal pedestrian “scrubbing” (riders passing each other while moving in opposite directions). The TEN30 parking garage escalators are semi-protected with glass on one side, with the greatest exterior exposure on the upper levels. As such, these escalators utilize special NEMArated enclosures for control of moisture and condensation. Solar panels located on the roofs over the garage stair and escalator cores help to sustainably offset the operational cost of the escalator drive units with renewable energy.

The TEN30 parking garages also feature dramatic glass-encased cantilevered stairs which hang from the building façade above the courtyard space below. This design move was rooted in both aesthetics and wellness; the stairs add another opportunity to promote active movement during the workday as they run through a glass box enclosure that opens up views to the office building

INTEGRATED DESIGN MEANS THAT EVERY SYSTEM, EVERY ELEMENT, AND EVERY STEP OF THE JOURNEY IS PART OF A CAREFULLY CONSIDERED AND COHESIVE WHOLE. FROM THE MOMENT TEAM MEMBERS ARRIVE TO THE MOMENT THEY DEPART FOR THE DAY, EVERY DETAIL CONTRIBUTES TO THE WORKPLACE EXPERIENCE.

“ THIS DESIGN MOVE WAS ROOTED IN BOTH AESTHETICS AND WELLNESS; THE STAIRS ADD ANOTHER OPPORTUNITY TO PROMOTE ACTIVE MOVEMENT DURING THE WORKDAY... ”

and the lush green landscape between buildings. The garage elevators, likewise, are glass-enclosed with glass-backed cabs providing sight lines to the campus, areaways, and landscape. They also float above water as passengers ascend and descend next to a constructed water feature at each of the garages.

MOVING THROUGH THE WORKDAY

Once inside the office building, employees and visitors can circulate through the spacious volumes via open escalators or floating stairs. The interior escalators pass through the light-filled multistory atrium, crisscrossing for maximum efficiency of free-flowing

circulation up and down. The open escalators provide air movement and allow for comfortable personal space; they also maintain sight lines from the interior to exterior views through the glass curtainwall of the preserved tree canopy beyond. Within the “treehouse” areas, the cantilevered stairs promote a healthy work environment by encouraging employees to experience the multi-story open environments while transitioning levels on foot. Walls and handrails are transparent and integrated to preserve visual connectivity, views, and a sense of openness.

The campus’ main entry is framed by the office building, parking garages, multi-layer canopies, and abundant outdoor amenity space.

Connections between the parking garage and the office buildings are framed by an eye-catching canopy with patterning that mimics light filtering through a tree canopy. These patterns make their way into the office building skylights as well, identifying vertical circulation through a common visual theme. At the garages, this same visual patterning transitions to the vertical plane through the use of custom cut metal panels on the main facades of the garages located at each stair location. Similarly, a board-formed concrete aesthetic which defines major interior lobbies of the office building is carried into the garages. This textural and visually interesting finish strengthens campus connections as it reappears in select high-volume spaces that deal with vertical circulation.

On a campus designed for flexibility and seamless transitions between work environments, the circulation spaces – horizontal and vertical – deserve the same level of care and attention as the conference rooms, collaboration areas, and touchdown stations. Through careful design at every step along the way,

employees have access to natural light, ventilation, and views to the preserved natural environment; making the journey is as enjoyable as the destination.

ON A CAMPUS DESIGNED FOR FLEXIBILITY AND SEAMLESS TRANSITIONS BETWEEN WORK ENVIRONMENTS, THE CIRCULATION SPACES – HORIZONTAL AND VERTICAL – DESERVE THE SAME LEVEL OF CARE AND ATTENTION AS THE CONFERENCE ROOMS, COLLABORATION AREAS, AND TOUCHDOWN STATIONS.