Prior to the pandemic, the most talked-about issue in workplace-related professions and the office property management community was the debate swirling around open office plans, following a controversial Harvard study. (Read Dyer Brown & Associates’ response.)
Now the discussions start from an entirely different viewpoint, centering on whether offices are still needed at all (for the record: they are) or how vacant properties can and should be converted to other
uses, like affordable housing or research science. These are important discussions, and conversions are definitely needed in some markets where Class-A vacancies remain at all-time highs. Yet a majority continue to recognize the importance—for productivity and on-the-job satisfaction—of employees coming together in a shared workplace for collaboration and inspiration.
Savvy property owners are working hard to get out in front of this issue, realigning their portfolios to help high-value tenants strike the proper balance for a hybrid workforce. Striving to make the office an attractive, even irresistible, place to do one’s work by introducing upgrades to shared and en suite amenities has the effect of encouraging people to come back to the office, which in turn drives rental rates
and lease sizes upward. Partnering with workplace strategy experts on investments in cost-effective, impactful amenities packages results in comfortable, healthy and productive workplaces that appeal to tenant firms’ employees and support company culture and workflow.
One example of this type of repositioning revitalized 116 Huntington Avenue in Boston for owner Columbia Property Trust. The redesign combined “good neighbor” exterior renovations with a vibrant double-height lobby, revitalized elevator core, restroom upgrades, a complete overhaul of the two-floor penthouse suite interior, as well as two enviable rooftop terrace installations.
THE ‘GOOD NEIGHBOR’
Built in the 1980s, the 271,000-square-foot Class-A office property in downtown Boston’s historic Back Bay district required attention inside and out to fully deliver on the promise of its location and locally iconic wedding-cake-style architecture. Columbia Property Trust enlisted frequent collaborator Dyer Brown & Associates to lead the project based on one of the firm’s unique service areas: its Asset Design + Support studio, which provides on-call architecture and design services to owners, developers and property managers who want to increase the appeal of their properties to optimize their value and minimize vacancies.
As a multi-city owner of top office buildings, Columbia Property Trust knew that with the right strategic redesign to enhance the property’s cachet, the 15-story Huntington building could be a high-performing asset competing ably for prestigious tenants. The architecture already included unique features, like the one-of-a-kind penthouse oculus window and the possibility of rooftop terrace access. Columbia Property Trust’s stated goal was to modernize the somewhat dated aesthetics and architecture to realize a simple, clean image and more effective, appealing workspaces. Importantly, firm representatives wanted to focus on the street-level experience of the building to improve interactions with pedestrian traffic and overall make 116 Huntington a “good neighbor,” perceived as enhancing the neighborhood.
As project architects, Dyer Brown began to assess the property to determine the highest-impact, most cost-effective approaches and helped assemble a seasoned project team to execute the plan: project manager Redgate, general contractor Shawmut Design and Construction, and structural engineer McNamara Salvia Structural Engineers, among others.
FOCUS ON AMENITIES, SHARED SPACES
The 2-story penthouse suite certainly stands out as the centerpiece of the redesign, embodying the owner group’s hopes for the project. For example, the design team focused on making the best of the building’s available natural light, which led to an aggressive effort to recapture interior access to the distinctive oversized oculus window, a hallmark feature of 116 Huntington’s architecture.
For the double-height volume inside the oculus, Dyer Brown proposed a grand stair to connect the two penthouse floors, presenting landings for enjoying sunshine and spectacular views of the Prudential Center, the Back Bay neighborhood and the Charles River beyond it. The Asset Design + Support team also recommended opening up the penthouse office space and making it brighter with a palette of finishes in neutral colors, plus wood for warmth and brass accents.
A standout feature of the suite is exclusive access to two outdoor roof terraces, totaling more than 1,500 square feet. As architects for the project, Dyer Brown was tasked with making the terraces not only safe and accessible but appealing. The design team specified wood decking for its beauty and durability, designed new custom glass railings, and furnished the terraces with comfortable bench seating for relaxing and taking in views. The terraces offer a vibrant setting, adding an exclusive amenity for prospective penthouse tenants looking for a breathtaking, bespoke office environment.
The repositioning effort also featured upgrades of shared amenities and public spaces throughout the building, including new finishes and flooring in elevators, lobbies and corridors, while public restrooms were updated with a simple, clean aesthetic to complement that of the rest of the building. Most notably, the front entrance and lobby were completely redesigned to present a new image of 116 Huntington to passersby.
AN EMBRACING PRESENCE
Previously the lobby featured a heavy, coffered arched ceiling that lacked the intended sense of space and grandeur. Dyer Brown’s design removed and raised the ceiling to create a soaring volume of white finishes and recessed lighting with the rear wall finished in rich wood and brushed metal panels, surrounding the old familiar arch that remains over the elevator banks, and a new sculptural ceiling installation overhead. To further engender the building’s new image, the entry façade was removed and replaced with a 25- by 25- foot curtainwall of frameless structural glass, creating the welcoming effect of greeting visitors and tenants with an unimpeded view of the updated interior while helping to flood the lobby with natural daylight.
Outside, the project team took care to fashion a welcoming experience for pedestrians and street traffic, renovating the exterior arcade to connect the building lobby visually to its surroundings and wrapping the building’s first two floors in bronze panels with a new exterior lighting system, setting it apart from its neighbors and enhancing the neighborhood’s metropolitan vibe.
For Columbia Property Trust, the acquisition of 116 Huntington Avenue held enormous promise with its convenient Back Bay location surrounded by shopping, hotels, transportation and world-class dining options. Contributing to the transformation of the building from a familiar Class-A workhorse to a striking and beloved neighborhood icon was a great privilege. And for those owners and developers who see the
potential in a rooftop to become a distinctive urban amenity, based on the success of 116 Huntington, Dyer Brown highly recommends investigating the possibility.
PHOTOS: Chuck Choi unless otherwise noted
Retrofit Team
ARCHITECT AND INTERIOR DESIGN: Dyer Brown & Associates
OWNER/DEVELOPER: Columbia Property Trust
GENERAL CONTRACTOR: Shawmut Design and Construction
STRUCTURAL ENGINEER: McNamara Salvia Structural Engineers
MEP ENGINEER: WB Engineers + Consultants
PROGRAM MANAGER: Redgate
ARCHITECTURAL MILLWORK: Walter A. Furman Co.
Materials
STONE ON RECEPTION DESK AND LOBBY FLOORING: Stone Source
EXTERIOR LIGHTING: USAI Lighting, Gotham, Elliptipar and LED Linear
ROOF TERRACE WOOD DECKING: Bison Innovative Products
ROOF TERRACE GLASS RAILINGS: Ipswich Bay Glass
ROOF INSULATION: BASF
ROOF MEMBRANE: Elevate
FRAMELESS STRUCTURAL GLASS CURTAINWALL: W&W Glass