CyrusOne Headquarters

Case Study

CyrusOne Headquarters New World Headquarters Connects Staff and Boosts Efficiency

Dallas, Texas, USA

The Challenge

CyrusOne sought to establish a new world headquarters to promote operational efficiency, increase staff connection, and recruit and retain top talent. The data company tasked global design firm HKS with designing the new office space to enable employees to do their best work, embody the company’s rich culture and be a business catalyst for years to come.

The Design Solution

Initial test fits of various office spaces identified an ideal location for the headquarters on the top floors of the Harwood No. 10 building in Dallas’ Harwood District — a 50,000-square-foot (4,645-square-meter) space featuring a penthouse level with 360-degree views of Downtown and Uptown Dallas. Rather than working within the given framework of inherited office space, CyrusOne identified the company’s unique attributes and key priorities to ensure the new space speaks to the character of the organization and its values. 

Both company leadership and general staff embarked on a workplace strategy process to identify the organizational roles, work processes and organizational culture that would make the build-out of the office space uniquely CyrusOne. Work sessions, an employee survey and focus groups to discuss survey results generated a data-informed approach to workplace design and planning. 

A communicating stair connects the three floors to encourage a higher rate of collaboration and use of the amenity space and conference center located at the penthouse level. With ample seating and easily detachable technology, the breakroom is a café and small event space. All-hands meetings can flow out of the large training room into the café space and even onto the outdoor terrace. Bench seating at the base of the communicating stair and coffee stations at the east and west ends of the building serve as landmarks that support additional opportunities to form organic connections.  

Formal meetings can be held in the office’s large conference spaces or training room. The training room features classroom-like seating and presentation capabilities, while one conference room can be configured into three smaller meeting spaces with operable partition walls. The other large conference space is a boardroom-style space lined with floor-to-ceiling windows.  

One of the office’s hallways is home to custom touches that represent the brand’s culture and identity. CyrusOne’s “Rules of the Road” mottos are highlighted on a wall adjacent to a long wire memo board that showcases postcards and items such as a baseball cap that are important to the company’s identity.  

The Design Impact

CyrusOne’s world headquarters is a meaningful space for the company as it continues to grow its international business in the data center marketplace. The project embodies the CyrusOne brand and work experience as a result of extensive engagement with employees and leadership.  

Project Features


HKS Structures Team Talks With Green Building & Design Magazine on Sustainable Concrete

Cosm

Case Study

Cosm Amplifying Experience with Shared Reality

The Colony, TX & Hollywood Park, CA

The Challenge

To design venues that offer fans a revolutionary way to experience sporting, entertainment and cultural events through shared reality.

The Design Solution

Cosm is an immersive entertainment, media, and technology company redefining the way the world experiences content through shared reality. HKS designed two venues for Cosm in The Colony, Texas, and Inglewood, California. They are scheduled to open in 2024.

By blending digital and physical experiences, Cosm venues offer fans a unique energy and vibe by fusing innovative design with immersive technology. The architecture serves to ground viewers by connecting them to their physical location with views to nature and the outdoors.

Applying design research, HKS architects partnered with Cosm to determine that a toroidal dome would provide elevated viewing experiences for a larger number of fans in the dome, the primary gathering space at Cosm venues.  The environment creates an unparalleled viewing experience for fans participating in events remotely.

The Design Impact

Design that amplifies the benefits of shared reality will enable Cosm guests to experience the best seat in the house, remotely. The shared physical and digital experience will democratize access to global events and provide educational and cultural opportunities for surrounding communities.

The Colony, TX
The Colony, TX

Project Features

Hollywood Park, CA
Hollywood Park, CA
Hollywood Park, CA

Chris DeRosa

Clint Nash

Case Studies

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David Koppes

Eric Alvarado

University Hospitals Ahuja Medical Center Phase 2

Case Study

University Hospitals Ahuja Medical Center Phase 2 Expanding with Flexibility

Beachwood, Ohio

The Challenge

University Hospitals has worked with HKS since 2007 and developed a master plan for its Ahuja Medical Center campus with a flexible growth strategy that allows the public and service spines to expand incrementally, from 144 beds up to 600 beds. Phase 1, completed in 2010, included a 375,000-square-foot full-service hospital. However, the emergency department quickly outgrew its space, and there was a need for sports medicine and dedicated men and women’s services and surgical expansion within the community. In addition, the original master plan called for building growth to expand to the northeast of the site. However, that area had become a place of respite for staff and visitors with a retention pond and walking paths. So as the Phase 2 planning began in 2016, the HKS design team needed to adjust the original master plan from an inpatient focus to also include inpatient and outpatient services and find a new location for the buildings that would nearly double the size of the campus.

The Design Solution

The design team proposed to locate the Phase 2 expansion to northwest of the site adjacent to the existing hospital in two new buildings: a South Pavilion was purposely located 40 feet apart from the existing hospital to create a healing garden and staff respite space, which also allowed the existing hospital windows to remain and the new South Pavilion to have windows as well. The programs included a new expanded emergency, surgery with central sterile processing, materials handling expansion, mother-baby and NICU services and breast health, and a second free standing building to house a one-of-a-kind Sports Medicine Institute, totaling over 300,000 square feet added to the campus. This expansion includes services that promote same-day care, allowing patients to use a state-of-the-art Field House for their Rehababilitation from injuries.

The South Pavilion is located next to the existing hospital to allow adjacencies between the existing imaging and surgery departments. The new emergency department, located on the first floor, was upgraded to Level II Trauma and has an expanded capacity for complex cases. And the surgery department on the second floor added eight operating rooms large enough to accommodate current and future technology. The ambulatory surgery suite including pre- and post-op areas are universally designed so they can be used for any procedure type and flex with with the timing of the day.

The Steve and Loree Potash Women & Newborn Center on the third floor provides a family-focused home for expectant mothers and newborns. The unit is designed to exceed the highest standards for quality, expert care while meeting the unique needs and delivery preferences of each patient and their family. The experience is like walking into a first-class hotel with a high touch, calming, service-oriented process. A special care nursery/Level 3 NICU and breast center are also located here.

Drusinsky Sports Medicine Institute is a clinical care and treatment destination for athletes of all ages and talent levels. It offers comprehensive orthopedic services including performance training, on-site surgical services, and physical therapy, hydrotherapy as well as education and services to keep them at the top of their game. The prominent design feature is a field house with three-story volume and glazing that contains half a football field, a partial basketball court, batting cages, track and field surfaces, ballet bars and weight training. The sports-centric design is carried throughout the facility to serve as an inspiration for recovering athletes to get back out on the field. The Cutler Center for Men on the third floor showcases a new model of care for men, offering a full range of health care services. It is designed like a men’s lounge overlooking the football field to help motivate men to prioritize their health through prevention and wellness care.

The Design Impact

The expanded Ahuja Medical Center campus allows caregivers to efficiently provide quality health care and enhance the patient experience. The hospital embraces a “community of care” philosophy, promoting the welfare of both patients and staff through improved efficiencies, safety, and medical technology. With ample natural light and materials, the hospital brings the outside in and blends with its natural surroundings.

The environmentally responsible design incorporates wetlands, bio swales and native plants, while taking maximum advantage of passive solar energy. The pavilion and sports medicine complex make access to health care services easier and place a focus on wellness.

Project Features


Dallas Lutheran School

Case Study

Dallas Lutheran School School Design Supports Community Recovery and Student Success

Dallas, Texas

The Challenge

On the evening of October 20th, 2019, Dallas Lutheran School (DLS) was hit by a tornado that ripped through the north Dallas area. Classes were not in session and no one at the school was injured, but the main classroom building sustained significant damage, rendering it unusable. With two buildings boarded up and classes operating out of portable buildings, DLS was at risk of losing significant enrollment. The school quickly moved forward with a cleanup and recovery, under the theme, “Rise up, rebuild, rejoice,” based on Nehemiah 2:20.

The Design Solution

HKS organized visioning sessions with students, faculty, and families to determine what they wanted at the rebuilt school. The excitement generated by those meetings bought the school much-needed time and trust from the concerned parties. Ultimately, the new campus responded to the positive feedback from students’ recent experience using the temporary portable buildings. The engagement process revealed the students liked the outdoor circulation and its impact on their emotional well-being.

The design solution creates a beautiful new front plaza and building elevation to replace the one lost in the tornado. Students enter the school by crossing through the new gate and going through a series of courtyards dedicated to them and their education. The effect is as if the classrooms extend directly to the outside. From all the rooms, the visual connection with nature serves as the protagonist and center of attention. The space that connects the classrooms is not only a functional passage, but also a space for work and play that includes multiple nooks, balconies, and walkways over the outdoor courtyard. The large, covered outdoor area is programmed for learning, food service and collaboration, and is poised to become the heart of the school. When completed, the first phase of the Dallas Lutheran School project will consist of 15 classrooms (including art and science), an administration area and a study center. Standard classrooms, science labs, and the study center are adjacent to one another to support cross-disciplinary interaction. The second phase will host more classrooms (including robotics) and a new auditorium/chapel.

The Design Impact

Through the use of color, materials and the exterior and interior experience, students who walk through the school will become part of the re-emerging campus.  A Study Center, flanked on three sides by floor-to-ceiling glass, is the core of activity, providing students the power to discover learning in their own ways. Different programs and activities are juxtaposed, offering new connections across various levels and inspiring curiosity and a passion for exploring. Students in the study center on the second floor can look down into performances in the learning courtyard and activities in the Zen Garden. The new design has brought a sense of place and hope to the community and created a feeling of cohesiveness out of chaos.

Project Features


Jeremy Kirk

Alamo Colleges District Westside Education & Training Center

Case Study

Alamo Colleges District Westside Education & Training Center Creating a sense of place and uplifting the students' spirits in West San Antonio

San Antonio, TX, USA

The Challenge

For 15 years, the underserved communities of Edgewood and Greater West San Antonio used an aging elementary school to house their education and training school. Alamo Colleges built a program of workforce training and occupational and academic instruction that consistently outperformed expectations, a program that provided hope and a path to education, to improvement and a way to prosper without having to leave the area.

In 2015, voters approved a bond referendum to fund a new building that matched the outsized impact of the program it would be housing. Alamo Colleges’ goal for its Westside Education and Training Center (WETC) was to double the space and provide a new facility to house early college high school training programs, college technical and academic programs, and services for the community.

The Design Solution

Through an authentic stakeholder engagement process, HKS and associate architect Robey Architecture matched institutional objectives with community needs and aspirations, developing a masterplan that created a campus experience and a sense of place.

Centered around the idea of a new dawn, the new WETC campus is organized around a promenade and outdoor community living room. One as a daily reminder of a path to prosperity and the other as a place for building community. Wide sidewalks, deep canopies, and abundant landscaping encourage pedestrian traffic and integrate the campus into the surrounding neighborhood. The promenade splits and organizes the campus from east to west; with the two-story main building inviting visitors, its colorful cladding design acting as a backdrop to their experience on their journey.

Once inside, the connections to green space with visual transparency to the natural environment support student and visitor health and well-being. Fruit-bearing trees and a community garden will be planted and maintained in partnership with the local community to address the lack of local, healthy food options. Over half the total site area will be planted with native grasses and wildflowers.

The one-story lab building runs parallel to the promenade, offering dynamic views into its various lab spaces framed by an outdoor art gallery. Community health and financial counseling programs are bolstered through increased visibility, access, and resources such as private counseling rooms.

The two story building is designed to provide maximum flexibility while the specialized labs are housed in the single-story building for ease of service and height requirements. Creative gathering spaces encourage engagement and cross-collaboration. Design principles and architectural attributes reflect the values of the campus and embody the student culture through carefully crafted materials, celebrating contrasting textures. The intentional color scheme for the façade is an interpretation of the first sunrays on the horizon. Every day that students arrive on campus is a new dawn and an opportunity for them to obtain a better future.

The Design Impact

Beyond enhancing the educational value of the students, the new campus creates social and economic value for the communities it serves. The culture and sense of place rewards the individual and encourages intellectual curiosity, providing opportunity for rich personal experiences. The campus vision is realized in design that incorporates personal and social responsibility, global citizenship, critical thinking, and an innovative approach to the learning continuum. The WETC reestablishes itself as a prominent fixture in the neighborhood and provides a beacon of opportunity and hope.

Project Features


Clark Shellhorse

Case Studies

Michael Lisk

Stories

Case Studies

Penn State Health Lancaster Medical Center

Case Study

Penn State Health Lancaster Medical Center Accessible Health Care Focused on the Community

Lancaster, PA, USA

The Challenge

One of Penn State Health’s missions is to provide quality health care close to home for the people of central Pennsylvania. Lancaster County is home to a large Amish community as well as a diverse mix of businesses. The residents needed a health campus that is rooted in the local community, that highlighted the culturally important ideas of agrarian heritage, craft and tradition. Penn State Health set out to develop a new campus on former farmland that integrated the latest technologies and showcased its brand while being flexible to adapt to future community needs – and do it quickly.

The Design Solution

Penn State Lancaster Medical Center design draws from two main sources of inspiration: the City of Lancaster, with both modern and historic masonry architecture, and the surrounding farmland. The campus is accessible both by automobile and horse and buggy, with a shaded spot in the parking lot where water is available for horses. The green plaza connecting the hospital, medical office building and dining areas provides a place for respite. A pedestrian path circling the campus offers access to rehabilitated wetlands, which were formerly buried along the back edge of private farmland.

The interiors reflect a clean, modern design that represents the humble agrarian concept. Natural finishes highlighted with nature-inspired graphics and artwork demonstrates its connection to the outdoors. Abundant natural light pours into the multilevel circulation concourse that connects public areas for easy navigation through the hospital.

The project team used lean design and construction principles with an integrated project delivery approach to build quickly and stay within budget constraints. The team made sure to address resiliency, including the infrastructure required for pandemic screening equipment and patient units that can flex into infection control areas if required.

An important component of the hospital is the women’s services department. The LDR rooms feature spa lighting with soothing, acoustically sensitive finishes and large windows overlooking the surrounding farmland. A flexible LDR/postpartum room includes an enlarged family zone to accommodate larger family sizes common to the region. A continuous circulation corridor in the department provides a walking path for mothers in labor.

The Design Impact

From a cornfield to a hospital campus in just 36 months, Penn State Health Lancaster Hospital was delivered two months ahead of schedule and under budget.

The sleek design and optimized spaces helped the hospital recruit high-quality, experienced staff, even though it is in a remote area. Health care workers are eager to serve at this facility, which has created a new culture of patient care and positive outcomes.

Sitting on 27 acres of land, the modest-sized campus has room to grow. Penn State Health envisions doctors’ offices nearby in the future, and the hospital contains a shelled floor for an additional 24 beds.

Project Features


Why Mass Timber Makes Sense – and Saves Dollars

Why Mass Timber Makes Sense – and Saves Dollars

HKS is a firm committed to exploring new building methods and materials, community health, design excellence and sustainability. That’s why we are a major proponent of the advantages of mass timber construction. Even though mass timber buildings represent only a fraction — less than .000189 percent — of the country’s commercial buildings, there are many reasons why this building type is a smart choice.

While some claim mass timber can be as much as 5 percent less expensive than steel and concrete construction, additional cost savings are possible through shorter construction time of prefabricated panels, less labor required for installation and in lower foundation costs due to less structural weight than in the material itself, which can cost as much or slightly more than concrete per square foot.

Mass timber also sequesters CO2 and its manufacture is far less carbon intensive than either concrete or steel. In addition, mass timber has a high strength-to-weight ratio that allows it to perform well during seismic activity, and its fire resistance properties meet or exceed most code requirements.

Mass Timber Buildings Have Health Benefits

There are also considerable health and aesthetic benefits of mass timber construction.

Research shows a link between exposed wood structural elements and greater workplace satisfaction and productivity. Studies also point to a growing body of evidence that natural materials, plants, natural light and access to nature relieve stress, the underlying cause of many forms of physical and mental illness. Variations in color and texture of wood and its tactile qualities can be both healthful and beautiful.

There are also considerable health and aesthetic benefits of mass timber construction.

Health facilities have been wary of mass timber due to the need for infection control. Because mass timber is engineered, its surface is smooth, free from cracks and knots seen in raw wood. It can also be coated creating a surface that can withstand industrial cleaning agents. Unlike other building materials, it also has reduced off-gassing, which translates into better air quality.

HKS Principal Kirk Teske notes the advantages of bundling underfloor air distribution (UFAD) with mass timber.

“Because UFAD doesn’t mix the air in the occupied zones like traditional forced air systems, it’s healthier,” Teske said. “UFAD also allows you to keep the HVAC ducts, electrical conduits, and data cables under the floor leaving the wood structure exposed. Done correctly, you feature the biophilic aspects of the wood structure with only the sprinkler piping and lighting systems remaining as a part of the ceiling structure.”

Considering the post-pandemic state of the commercial office market, Teske believes this combination would provide that sector with a unique niche offering that is especially attractive to corporate users that value environmental sustainability and healthy alternatives for their employees.

The HKS-designed Colorado Research Exchange will feature a 15,960 sf amenity center constructed with mass timber.

The Flexibility of Wood

Our practice spans a multitude of building types from senior living to commercial mixed use, education to hospitality, health to sports and more. Regardless of the building type, our clients are interested in creating spaces that are highly functional, adaptable, affordable and celebrated by users and the community-at-large.

Mass timber products, which come in a variety of sizes and forms, can help fill the bill. Cross Laminated Timber (CLT), is a wood panel system that uses wood stacked crosswise at a 90-degree angle and glued into place. Its strength, dimensional stability and rigidity make it suitable for use in mid-and high-rise construction. Nail-Laminated Timber (NLT), is dimensional lumber placed on edge with individual laminations fastened with nails or screws.

Dowel-Laminated Timber (DLT), panels are stacked like NLT and friction-fit together with hardwood dowels. Its strength comes from friction of the dowels, so it doesn’t use adhesives, nails or screws making it more sustainable, easier to mill and attractive for exposed structures. Glued-Laminated Timber (Glulam), is a structural engineered wood product commonly used for beams and columns. It allows for long spans of exposed framing as well as curvature.

So, Why Aren’t There More Mass Timber Buildings?

While hailing the energy-saving features of mass timber, some skeptics have expressed concern for deforestation due to wood’s increasing popularity.

“Most of the wood used in mass timber comes from trees that can be sustainably managed through responsible forestry practices,” explained Teske. “With smart design and planning and collaboration with knowledgeable manufacturers and contractors, we can mitigate any possible downside to using wood. A 2014 study stated that using wood as a building-material substitute could save 14%-31% of global CO2 emissions and 12%-19% of global fossil fuel consumption. The positives greatly outweigh any negatives.”

“Most of the wood used in mass timber comes from trees that can be sustainably managed through responsible forestry practices,” explained Teske.

Another reason cited for not using mass timber is that it is not as cost effective as its purported to be. According to Ryan Ganey, HKS Structural Engineer who has worked on several mass timber buildings in the states of Washington and Texas, selecting consultants with experience in mass timber construction can help alleviate cost concerns.

“It’s important to work with a contractor who has had some experience in mass timber to recognize the full benefits,” Ganey said. “Some contractors price mass timber higher because they have not had as much experience with it and they want to cover themselves. But as it becomes more popular, contractors better understand the cost of materials and labor and can price more accurately.”

Another possible reason for not using timber is building codes. But in 2019, the International Code Council (ICC) approved a set of proposals that would allow tall wood buildings as part of the 2021 International Building Code (IBC). If design meets these code requirements, buildings can be built up to 18 stories.

But what about fire safety?

In a fire, heavy timber chars on the outside while retaining strength. That slows combustion and allows occupants to evacuate the building. According to David Barber of Arup, in recent fire testing, a seven-inch wall of CLT lasted three hours and six minutes — one hour longer than code requirements.

A few years ago, the only mass timber manufacturers were in Canada or Europe. Today there are about a dozen scattered across the United States making sourcing easier and further reducing the carbon footprint of the material by eliminating importing and shipping. In addition, mass timber can be beautiful and might make a significant difference in the speed of leasing or sales of commercial, mixed-use and residential space.

As of December 2020, 1,060 commercial mass timber projects had been constructed or were in the design phase across the U.S., according to Woodworks — Wood Products Council. Developers, investors and corporations are embracing the idea that mass timber may give them an edge in the leasing or sale of real estate and in recruiting and retaining top talent. We can’t wait to help them achieve their goals.

Abhinav Reddy Medapati

U.S. Southeast’s Growing Economy Spurs New Design and Development Trends

U.S. Southeast’s Growing Economy Spurs New Design and Development Trends

For the past 50 years, population growth in the Southeastern United States has outpaced the country’s overall growth rate by nearly 40%. The region is now home to more than a quarter of the nation’s residents and a slew of major employers, including dozens of Fortune 500 companies.

Even more people and businesses flocked to the Southeast from Northeast and West Coast cities during the pandemic as Americans looked for temperate, less-dense living environments and were able to work remotely.

“We’re seeing a lot of growth particularly in the Southeast related to peoples’ shifting priorities for what they want out of life and what they want out of work,” said HKS Regional Director Shannon Kraus.

The exploding Southeast population has led to a flourishing regional economy that grew over 10 percent in 2021 alone. HKS is working with clients and communities to understand the impact these shifts are having on the region’s built environment — and expanding our design services for a resilient future.

We’re seeing a lot of growth particularly in the Southeast related to peoples’ shifting priorities for what they want out of life and what they want out of work.

Commercial Real Estate Re-evaluation

In Raleigh and Atlanta, an influx of companies re-locating to or opening regional headquarters has caused a surging need for commercial office space.

Lynn Dunn, Office Director of HKS’s new Raleigh location, said that companies in industries ranging from finance to pharmaceuticals are keen to set up shop in fast-growing North Carolina as employees and corporations “seek the tremendous benefit of quality of life” that can be obtained there.

“It’s fairly inexpensive for corporations to come to this area from an investment standpoint. For years, we’ve had companies consistently moving here from across the country,” Dunn said, noting the top recognition North Carolina recently received in CNBC’s “Top States for Business” survey and Raleigh-Durham area’s repeat inclusion in national “best places to live” reports.

Dunn and HKS Atlanta Office Director Julie Volosin said that building owners, property managers, brokers and developers are collaborating to keep up with evolving desires of employers and employees. Companies moving into their cities are interested in building new high-performance offices as well as repurposing existing spaces.

“Atlanta is a broker-driven market and we’re seeing brokers courting corporations around the country to relocate here. There is also an increased interest among brokers and building owners to reposition buildings with more robust amenities and technology-rich infrastructure,” Volosin said

As organizations determine new policies for employees’ in-office and hybrid working models, they are evaluating real estate changes and how to best utilize the spaces they invest in. HKS is designing corporate workplaces to optimize versatility.

“We really focus on creating the most flexible kind of space that will support their work and business plans. We consider the flexibility within the footprint of the real estate as well as the external ecosystem that surrounds it,” Volosin said, noting that offices located near ancillary spaces for working or conducting meetings, such as parks or coffee shops, are increasingly popular.

Designers and researchers across HKS offices are exploring workplace habits and environmental conditions in “living labs.” Along with improvements in technology and policy shifts, HKS is investing in spaces that will entice employees, clients, and the community to use offices with intention and purpose. 

This year, HKS’ Atlanta office is leading the firm in how workplaces can best accommodate and support a hybrid workforce. The design for the new Atlanta office, located in the Buckhead business district, is the result of a multidisciplinary process that combined research, place performance advisory, and commercial interiors teams. No longer a sea of workstations, the Atlanta office has design havens, idea exchange centers, agile team pods, and a communal hospitality plaza — all of which offer abundant choices for where to work, interact with clients and serve the community.

“We’re in a state of transformational discovery right now. It’s a journey as we continue to learn and leverage a truly hybrid workplace,” Volosin said.

We’re in a state of transformational discovery right now. It’s a journey as we continue to learn and leverage a truly hybrid workplace. 

Changing Job Markets Prompt New Design Needs

Among the Southeast’s most attractive relocation destinations, Florida has a job market in the throes of major transformation due to its growing population.

In Central Florida — which has a historically tourism-driven economy — incoming science, technology and health companies have begun to diversify the job market, according to HKS Orlando Office Director Nathan Butler.

“Our area’s legacy is deeply rooted in the service industry with a transient population that far outweighed the permanent population. Resources have historically supported tourism disproportionately,” Butler said. New emphasis on non-hospitality industries, he added, has created better balance in the local economy and provides exciting opportunities to design new health, commercial and mixed-use developments.

HKS designers in Central Florida are also answering the call to work on public sector projects as local governments invest in building places that support the area’s expanding permanent population. New community venues for sports and the performing arts, transit system facilities and civic buildings are among the types of design projects rising in number, particularly in Orlando, Butler said.

Another of Florida’s major cities, Miami, is also experiencing rapid population growth and a diversifying job market as many people from the Northeast moved there during the pandemic.

“Miami is growing to the point where you can’t build quick enough for the people who are moving here,” HKS Miami Office Director Jonathan Borrell.

Although Miami is a tourist destination like other Florida locales, it has the unique quality of being an international business hub with large financial institutions and deep connections to the global hospitality industry. Borrell said that the inflow of new residents, combined with big business interests, is driving a wave of mixed-use developments.

“There’s a big market here for commercial mixed-use,” Borrell said, adding that the HKS team there is building relationships with local clients who want to provide more connected and vibrant 24/7 destinations throughout Miami.

What “Mixed-Use” Means Moving Forward

HKS leaders from the region said a strong desire for mixed-use properties permeates most cities in the U.S. Southeast. What “mixed use” means, however, is evolving in light of population and economic growth, expanding to include more types of properties than a traditional blend of residential and commercial.

“In middle markets, developers are very interested in multi-modal transportation and mixed-use developments,” Kraus said. “And the mix of uses can be a broad range.”

In Raleigh and the North Carolina Research Triangle, science and technology companies, research organizations and the area’s many higher education institutions are driving demand for life science centers, and innovation-based workplaces and learning environments. Dunn said that design teams there are working with clients to create mixed-use hubs with these — and many other — types of buildings at the heart.

“Creating depth with different uses is what makes a space dynamic and attractive to people. We look at amenities like retail, parks, entertainment and how they connect to the community,” Dunn said.

In middle markets, developers are very interested in multi-modal transportation and mixed-use developments.

As the city grows, Dunn says Raleigh is becoming an attractive destination for conferences and sporting events, which require diverse venues, hotels, dining, and retail located in close proximity.

“We have a great need for hotels that developers and investors are looking into. The city has lost opportunities to host national events due to the lack of hotel rooms to support them,” said Dunn. Building on the success of the firm’s hospitality work in the Southeast on major projects for clients including Four Seasons, Marriott, and the Biltmore, HKS is deepening local relationships to support Raleigh’s goal to accommodate large-scale events.

Integrated Design Approaches for Stronger Outcomes

Regional Director Kraus and all four HKS Office Directors located in the Southeast said the firm is committed to diversifying design service offerings and enhancing the built environment during this period of change — and they’re working together to do so.

“We are one firm and one profit center globally. We work well at leveraging our different sectors and services in all our work, and I think that will continue,” said Volosin. She shared the example that firm-wide strategic advisors, designers and planners are collaborating with non-profit organizations and city agencies for more equitable public environments in the Atlanta metro area.

Borrell and Butler said HKS’ Florida offices are expanding upon the firm’s long legacy of working on health and hospitality projects by sharing the talents of designers from those sectors with local commercial, education and senior living clients.

“The more we find ways to blur lines between practices, the better position we’ll be in to deliver better projects for our clients and have stronger, more collaborative teams across offices,” Butler said.

The more we find ways to blur lines between practices, the better position we’ll be in to deliver better projects for our clients and have stronger, more collaborative teams across offices.

Architects are working with colleges and universities in all parts of the Southeast — including the University of North Carolina, Duke University, and Florida International University — on a wide spectrum of building types including residential, education, sports, life science and health facilities. By distributing talent across practice areas, HKS designers are creating learning, working, and leisure spaces for a rising generation of business, research and medical professionals.

“There are synergies between all these different practice areas. Our individual practice areas are working together to determine the best opportunities and offer a depth of expertise,” Dunn said.

As the Southeast’s economy and population both continue to shift and grow, HKS is seeking to strengthen its partnerships with communities, helping to ensure a bright future through innovation and collaboration.

“We want to be seen as the go-to firm for creative solutions to complex problems, where we can have an impact at the project level, neighborhood level and city level,” Kraus said.

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