KSS ARCHITECTSCAPABILITIES FEBRUARY 2017
CONTENTS 5 HOW WE THINK13 PARTNERSHIPS29 CASE STUDIES63 PROJECTS93 WHO WE ARE
HOW WE THINK
SPEED-TO-MARKET & SUSTAINABILITY: INDUSTRY’S DYNAMIC DUO By stepping back from the buildings and rethinking capitalize on speed-to-market, and minimize the the role of manufacturing, distribution, and environmental impact of warehouses, we must fulfillment centers in the supply chain, we can build consider two key factors in the site selection process: projects that are good for the environment, and good the places and people they will serve and the places and for business. While sustainable metrics like LEED people that will serve them. have helped trailblaze the path for green, at the end of the day, we need to remember sustainability Selecting sites at or adjacent to the hubs where the is not about points, but about the environmental, goods will be transported automatically reduces economical and community benefits. One of these the overall journey of the goods from arrival to benefits is speed-to-market. fulfillment and the associated carbon emissions. LOCATION, LOCATION, LOCATION To put into perspective the environmental impact of trucking distance, let’s look at the case of a 100,000 The industrial market’s greatest opportunity sf warehouse in the Mid-Atlantic region. A modern- for environmental responsibility coupled with day warehouse, with typical lighting and heating economic benefit is through strategic site selection. conditions and a significant equipment energy load, Manufacturing, distribution, and fulfillment centers consumes about 6,600 mmBTUs per year. A diesel have the unique attribute of being more than truck consumes about 23 BTUs per mile. If the 100,000 independent buildings: Each project is a point in a sf warehouse is serviced by 20 trucks per day, 260 days large-scale supply chain. To maximize the lifespan,|6
a year, and we can reduce the length of each truck trip travel time and impact from truck traffic, andby 55 miles, then we will have saved enough energy to established a mechanism for an improved roadwayrun the warehouse for the entire year. Furthermore, if infrastructure that will more efficiently direct trafficthe trucks have a common starting and going point, to the turnpike. Furthermore, the township purchasedsuch as a highway interchange, then the required open greenspace and preserved farmland with thereduction distance can be cut in half; i.e., locating additional revenue the “upzoned” industrial districtthe warehouse 28 miles closer to the interchange generated.will save enough energy to power the warehouse foranother entire year. THE IMPORTANCE OF URBAN INDUSTRIALSMART INDUSTRIAL ANYWHERE The Cranbury case study illustrates smart industrialSuburban Cranbury, N.J., is an example of how design can occur in strategic locations. Evenplanning and execution has led to a successful greater gains in sustainability can be realized whensustainable, yet suburban, site development. Adjacent warehouses are located in an urban setting.to Interchange 8A of the New Jersey Turnpike, 30 Urban industrial sites are not only located close tomiles from Port Newark, the Township of Cranbury where goods are arriving, but they are also closer toconsidered and promoted warehouse development their final destination–the consumers. Urban industrythrough a carefully crafted and reworked zoning is the first half of the solution to the problemordinance. The ordinance created industrial zones of the last mile.that were located close to the Turnpike, reducing 7|
Urban site selection leads to a significant and uniqueenvironmental opportunity: the ability to developformer industrial sites, brownfields, and landfills, andrestore industrial economic infrastructure to formerindustrial cities. These sites, many of which havebecome underutilized, contaminated or abandoned,are near established communities and an availableworkforce, and can provide a source of revenuefor communities. Much of the infrastructure, suchas truck routes, railroad or even dock access, thatsupported the former industry often remains and cancontinue to support modern distribution.Distribution centers offer unique opportunities for thecities that house them. At the edges of urban centers,large-scale flat roofs offer the opportunity for powergeneration; as a rule of thumb, every million squarefeet of solar panels on a roof can potentially produceone megawatt of electrical energy. The centerscan also offer opportunities to reconnect cities to alost waterfront through integrated greenscape andstormwater management facilities.In this new vision of urban industrial development,industry no longer drains resources, but providesthem. It no longer damages the environment, butcleans it. It provides employment opportunities ratherthan forcing residents to commute away from home.It gets closer to solving the problem of the last mile.This vision is in practice now. One such project isnear the Pulaski Skyway in Jersey City, N.J., developedby AMB Property Corporation and designed by KSSArchitects. |8
“Industry no longer drains resources, but provides them. It no longer damages the environment, but cleans it. It provides employment opportunities rather than forcing residents to commute away from home. It gets closer to solving the problem of the last mile.”
A TECHNICAL APPROACH TO INNOVATING INDUSTRYTECHNICAL CONSIDERATIONS AN ENGINE OF COMMERCEIndustrial architecture is technically demanding and The industrial building is an engine of commerce and anrequires innovation: essential workplace in an evolving economy. This requires- Increasinglevelsofautomation and the need for multi- buildings that are carefully placed within a corporatetiered mezzanines to support e-commerce demand strategy for commerce. An industrial building mustgreater level of infrastructure. dynamically support the work process and the conditions- Floorslabsneed to address not only flatness and that promote the well-being of a productive, content, andlevelness related to high bay storage, but high retained workforce, and due to the availability of humantensile strength to accommodate flexible mezzanine capital in urban areas, industrial buildings are increasinglyarrangements and new equipment. becoming part of the urban fabric. These conditions- Roofstructuresneed to address an increasing need for present enormous opportunities for a company to expressinternal conveyance. its brand, identity, and corporate ethos.- Increasingoccupancy coupled with new equipment loadsrequires an innovative look at conditioning. Our direct work with corporate clients allows us to- Sustainablestrategiesare necessary to offset the fully understand the issues that need to be addressedincreased operating expense of these approaches. in an increasingly competitive environment. Our deep knowledge and our creative ingenuity add real value in helping to create development with distinction.| 10
LASTING VALUE THROUGH DESIGNOur work begins with land use planning and understandingthe issues of access, flow, and visibility on sites that aregrowing more and more challenging. We understandthe market demand for building size and organizationas well as the full range of infrastructure and technicalrequirements of the demanding user. Expertise needsto be coupled with exceptional design as an increasinglysophisticated corporate user looks to more fully expresstheir brand identity and craft a successful work placeall within a competitive cost structure. In the changedeconomy, designhasnevermatteredmore. 11 |
PARTNERSHIPS
PROLOGISSETTING THE Prologis (then Security Capital Trust) was one square feet of buildings in New York, Pennsylvania, STANDARDS of the first national REITs to make a presence in and New Jersey that are served by the PortFOR QUALITY central New Jersey, and it chose KSS to design Authority of New York and New Jersey, setting the its first development in Cranbury. Together, we standard for industrial development in the region. created an expression of brand identity that We have vigorously pursued a sustainable agenda continues to make a Prologis project one of the and much of our work has obtained LEED ratings, most easily recognizable. Clearly, these buildings including the new LEED certified, one million- belong to a developer of the highest quality and to square-foot Pulaski Distribution Center in Jersey sustainable industrial developments. For more than City. twenty years, we have designed tens of millions of| 14
XTERIOR PERSPECTIVE October 3, 20 OLOGIS PORTS ELIZABETH 7780 TRIPORT - NORTH AVENUE, ELIZABETH, NJ
HAMPSHIRE REAL ESTATE COMPANIESTRANSFORMING The Hampshire Companies has made a reputation new buildings. Taking advantage of the visibilityLOCATION INTO in developing high quality commercial projects to the Turnpike and the desire of Hampshire to in strategic locations. KSS was selected as the maintain their high design profile, KSS has designed VALUE architect to establish that continuing reputation buildings of great visual prominence and material in the industrial market. Hampshire had acquired character. Incorporating large scale curtain wall properties located in Carteret, New Jersey near Exit and metal panel systems, these buildings break 12, a strategic location to serve the distribution the mold of traditional industrial development and needs of the metropolitan New York City region. respond closer to the character of the modern office KSS worked closely with their development team buildings associated with Hampshire. to plan and design these sites along with two| 16
FORSGATE INDUSTRIAL PARTNERS QUALITY “Design excellence adds value faster than cost” defines Forsgate Industrial Partners and attractsTHROUGH is the quote from Alex Klatskin, a partner at their most notable tenants. Those tenants include Forsgate Industrial Partners, that best describes L’Oreal, Hyunda, and Coca-Cola. Collaboratively, we DESIGN the continuing relationship with KSS. Together, we have designed the innovative LEED Gold distribution have designed and constructed some of the most center for Coca-Cola that enhances Coke’s notable and highest quality industrial projects in sustainable footprint while setting the new standard the Northeast. Often constructed of masonry, these for sustainable industrial architecture. projects evoke the sense of lasting value that both| 18
TRAMMELL CROW COMPANY INNOVATIVE Innovative design set to the right market new development that significantly incorporatesDESIGN DEFINING standards defines industrial development for daylight and presents a project of unmistakable Trammell Crow. This philosophy coupled with character. That same approach was taken for a INDUSTRIAL our design has attracted the highest caliber new speculative development of multiple buildings DEVELOPMENT of national investors. Our project together in in Piscataway, New Jersey. The visual character and Bethlehem, Pennsylvania draws upon the deep presence of these projects continue to form the industrial heritage of the region and establishes a identity of Trammell Crow.| 20
SITEX GROUPVALUE THROUGH Driven by the shared philosophy of adding value mutual trust and respect, the team fosters COMMUNITY & to tenants through quality built environments, authentic “good neighbor” relations, develops Sitex and KSS have teamed together on over half critical viewsheds and optimized circulation, andSITE-CONSCIOUS a dozen responsive, thoughtful developments implements custom materials, scales, and designENVIRONMENTS throughout the North Jersey / New York selections sensitive to project-specific empirical metropolitan area. Informed by site, budget, research and analysis. and schedule constraints and inspired by good design principles, KSS and Sitex have together Enabled by a flexible, responsible design process embraced opportunities to maximize investments and ignited by the passion to elevate architecture for commercial and industrial tenants. Through to its highest potential, Sitex and KSS continuously a holistic approach to architecture steeped in meet opportunity with exceptional solutions.| 22
MATRIX DEVELOPMENT GROUP VISIONARY Matrix was at the vanguard of industrial commitment to tenants is their commitment to theDEVELOPMENT development at the 8A region of New Jersey and communities in which they have developed. Matrix KSS has been with them from that start. Matrix drew upon KSS’ expertise in working with planning has consistently been committed to meeting boards and local authorities to plan and design their tenants’ special needs and exceeding two industrial parks in Robbinsville, New Jersey their expectations. Since the early 1990s, we that are now completed with over 10 million square have designed and built projects for Grainger, feet of industrial development. That successful Volkswagen, Bohren’s, and Falcen Tires, among relationship has set the standard for park design others. Many of those are relationships that have and community relationships. remained across multiple buildings. Equal to their| 24
RIVER TERMINAL DEVELOPMENT River Terminal Development has transformed their larger tenants that are attracted to the location. strategic location in Kearny, New Jersey into a We have creatively applied otherwise inexpensive strategic vision for development. KSS has been their materials into carefully thought out buildings that design partner as the site was master-planned and incorporate daylight, have visual presence, and new buildings developed. Together, we have taken allow for individual tenant identity. All this has been a similar, strategic approach to building design with woven into single fabric that is becoming the unique projects optimized to address smaller as well as vision of River Terminal Development.| 26
CASE STUDIES
AT THE CUTTING EDGEOF DISTRIBUTIONCASE STUDY: W. W. GRAINGERKSS has worked with Grainger since 1994. In ourcourse of work, we have designed and constructedthree large distribution center projects as well asmany renovations and expansions. Throughout,KSS has witnessed and responded to a rapidlychanging market with an evolving distributionstrategy as a key team player in realizing distribu-tion strategy in built form. KSS has remained a keycollaborator with Grainger due to our recognitionthat distribution strategy is a dynamic influenceover the full course of building design. We havelearned the means to accommodate a dynamicdecision-making process by clearly defining whatis known, what remains unknown, and how tologically design infrastructure to receive changing 31 |
elements into a well-conceived whole. We have genuine concern for the well-being of the Center’s been able to advance design primarily because we nearly 600 anticipated employees. The design are viewed as a trusted advisor to Grainger and for the Northeast Distribution Center includes a the industry at large. We have built that reputa- conditioned and fully day-lit mezzanine and loading tion by embracing and learning our client’s busi- area where most employees spend their day. It ness objectives and by building solid, long-lasting includes amenity and reception spaces filled with relationships. Our methodical process has empow- light and natural materials that forge natural ered Grainger to advance projects at a much more connections to the outside space, while feeling rapid pace and to meet key business milestones. secure and welcoming. In an effort to provide com- plete accessibility, the building is being designed Another important aspect of our work for Grainger beyond the requirements of the Americans with has been responsiveness to social responsibility. Disabilities Act. All barriers are being removed and Our objective for the Northeast Distribution Center special consideration is being made for employees is to achieve a LEED Platinum rating, unprecedent- with developmental disabilities. KSS is especially ed within the industry. Our energy savings mea- proud of our work and relationship with Grainger sures, including designing for equipment heat loads as, together, we seek to innovate and break the and lighting, have truly been innovative, as has our barriers of traditional industrial architecture.| 32
MAINTENANCE RECEIVING SHOP OFFICE RECEIVING DOCKSPALLETIZED NARROW AISLE STORAGE FUTURE EXPANSION (GTP) MAIN RACKING OF RACK OR AUTOMATED STORAGE & OFFICE AEROSOL AREA AUTO STORAGE RETRIEVAL SYSTEM STORAGE & RETREIVAL SYSTEM HAZ STORAGE PACKING MEZZANINE (ABOVE) SHIPPING DOCKS SHIPPING OFFICE
UNIFYING INNOVATIONWITH BRANDCASE STUDY: COCA-COLAThrough a continuous application of ingenuityand trust, KSS has built a lasting and expandingrelationship with one of most recognized brandsin the nation. Our relationship began with Coke’snew distribution center in South Brunswick, NJ.KSS transformed Coke’s operating mission “LivePositively” into a building that visibly embracessustainability while expressing brand. Our LEEDSilver design particularly takes advantage of alighting strategy that introduces and monitors 37 |
SOUTH BRUNSWICK DISTRIBUTION FACILITYLEHIGH VALLEY SYRUP PLANT diffuse daylight into the operational portion of Positively” goals. Crafted uniquely with locally the building. Artificial lighting can be curtailed available precast and masonry materials, the when appropriate, impacting nearly one third of a building’s Coca Cola graphic brand is unmistakable. distribution center’s typical energy use while also The relationship between KSS and Coca Cola improving significantly the quality and perception continues to expand as we develop innovative of light. Our signing system promotes the strategies for other distribution centers, production sustainable systems within the building, directly plants, and bottling plants throughout the nation. correlating these measures with specific “LiveThe Coca-Cola CompanyLehigh| 38Valley Syrup Plant Expansion
SOUTH BRUNSWICK DISTRIBUTION FACILITY
95%LESS WATER USAGETHAN TRADITIONALAGRICULTURE12-16DAY GROWTH CYCLECOMPARED TO25-70 DAYS FOROUTDOOR FARMS& GREENHOUSES98%REDUCTION INTRANSPORTATIONEMISSIONS
TURNING A CITYGREEN WITH URBANAGRICULTURECASE STUDY: AEROFARMSGrowth is taking place in the Ironboundneighborhood of Newark, NJ, where AeroFarmsis building the world’s largest indoor verticalfarm. A leader in urban agriculture, thecompany utilizes state-of-the-art aeroponicstechnology to grow leafy greens, herbs, andmicrogreens. KSS is designing a three-volume,hybridized facility on the site of a former steelmill to serve as AeroFarms’ multi-use campus.Farming, processing, distribution, and corporateheadquarters will all flow from the Newark sitestrategically chosen to nurture the vulnerable,under-employed, and food-scarce neighborhood.At the project’s heart is the renovation of apre-war warehouse frame, redeployed to serveas the harvest and packaging center. Playfulsupergraphics and thoughtful massing at thestreet façade transform the character of thebuilding into a welcoming and vibrant volume 41 |
that celebrates the area’s industrial heritage accommodates people speaks to the project’swhile acting as a harbinger of future growth. A status as a game-changer for the urban biome.generous culinary kitchen serves as the hub forcelebrations and community gatherings, and a AeroFarms also defines a new moment in theplanned phase of solar panel-covered parking future of Newark, and Ironbound itself. Thewill double as a neighborhood space for farmers’ neighborhood’s fabric of urban residencesmarkets, further engaging urban agriculture punctuated by vast industrial tracts is overrun withbeyond the scope of the on-site vertical farm. fast food restaurants and expensive convenience stores, with little to no affordable healthy foodRemediating the superfund site (an EPA designation options. In short, Ironbound is a food desert. Theof nationally-prioritized polluted sites slated for new hybrid farm, distribution, and headquartersdecontamination) and optimizing the facility for will be a local source for healthy greens for therapidly evolving farming processes has required neighborhood, operating year-round, 24/7, anda meticulous and creative design approach. The delivering four times per week to local foodfarm’s precise temperature, humidity, and lighting markets and restaurants. KSS’s collaborationsetpoints comprise an energy load leading to with AeroFarms, consulting scientists, andadaptive solutions for the three-building facility. engineers is revolutionizing the boundaries ofWith an eye toward sustainability, the aeroponics farming methods, and turning over a new leafapproach will use 95% less water than traditional in the Ironbound neighborhood. With a designfarming practices, and on-location research solution that changes the game in farming, andwill continue to rethink and advance farming changes the game for Ironbound, AeroFarms willmodels. The layered complexity of an interior reconnect Newark community members withagricultural environment that comfortably agriculture, and bring farms back to the people. 43 |
FLEXIBILITY FOR ACHANGING INDUSTRYCASE STUDY: TRUMPF PHOTONICSThe key to designing a great industrial projectis understanding that the process it supportswill grow and change over time. Providing thewell-conceived path and infrastructure for thatevolution is what makes for a great industrialbuilding. Our work with TRUMPF Photonics, amanufacturer of high-end, industrial laser cut-ters, since beginning our relationship in 2003, hasdefined that path, building the infrastructureand executing elements of a masterplan in re-sponse to TRUMPF’s evolving business plan. 45 |
HWV 35' SIDE YARD SETBACK Y D M NT 2500 GALLON UNDER GROUND E FUEL OIL TANK 106 CONTROLS FILTER BED WV 107FILL ALARM 105 FU TU R E HWH-2 RE CI RC U LAMTIAOSNT ERPUM PIXSIN G HWH VALVE PLUMBING D UP L EX ET HW SYSTEM F.O. PUM P FOR EM. GEN. REHEAT BOILERS PREHEAT BOILERS UPS CHEM ET 3520 sf Generator Room First Floor GENERATOR GENERATOR GENERATOR GENERATOR CHEM ET WITH SA 200kw 1200kw 1200kw 1200kw 59' INTAKE LOUVER ELECTRICAL ELECTRICAL ELECTRICAL ELECTRICAL OUTDOOR AIR (FUTURE) GENERATOR 1200kw ELECTRICAL MECHANICAL GENERATOR PANELS IT BATTERY CHARGERS SHIPPING / RECEIVING TANK VFD VFD VFD VFD VFD VFD CREFORM ABS STOR. 500 GAL. PUMP PARALLELING INCOMING SWITCHGEAR PROC. COOL HX FREE COOL HX 10x6 DUCT UP PROC. COOL HX FREE COOL HX MECHANICAL10x6 DUCT UP 10x6 DUCT UP 10x6 DUCT UP PROC. COOL HX SALT SALT ET PROC. COOL HX PALLET PALLET ET PROC. CHW PUMPS COMF. CW PUMPS COMF. CHW PUMPS PROD. CHW PUMPS PROD. CW PUMPS SALT SALT PALLET PALLET DI SYSTEM SPARE INTERCONNECTING HX 300 300 GAL. GAL. PROC. CHW PUMPS GEO HX WATER SOFTENER BAS PANELS FILTER (2) ROSYSTEM CHEMICAL STORAGE BRINE TANK (2) VFD VFD VFD VFD VFD VFD VFD VFD VFD VFD VFD VFD PERVIOUS PRODUCTION AREA HPM PRODUCTION PAVEMENT PRODUCTION EXISTING BUILDING 107 35 CORRIDOR NEW35 CLEAN ROOMS 14 CAFE PREP 20 H PRODUCTION EX OFFICE / Y RE-GENERATOR FUTURE LOBBY MECH./ CONF. SUPPORT PRODUCTION CONF. STOR. STOR. BI OFFICE RE BA LOCKER LOCKER ROOM ROOMTP-5 H D Y 106 3 G 100' BUILDING SETBACK S WV WV WV WV Defining the path consists of understanding the At present, TRUMPF has developed infrastruc- fundamentals of a manufacturing process and ture and expanded clean rooms within its original organizing spaces and potential spaces around the building according to the masterplan, and modified logical sequence of that process. Another essen- clean rooms and production spaces within that tial element is understanding where change is infrastructure. As designed by KSS, TRUMPF has most likely to happen in a process and the nature constructed a modular mechanical space to support of that change. KSS strives to become deeply an expanded manufacturing process as well as new embedded in navigating the manufacturing or employee entrance and amenity space. Currently distribution process that informs the architec- in planning is the relocation of existing offices to ture and infrastructure we design. We help our a new, more efficient expansion space. KSS has, clients visualize a process’s implementation and over time, continued to work with this client to evolution over time. We stay engaged with our envision and design effective and well-planned clients, and as an industry transforms, we con- responses to its evolving business objectives. tinuously update and adapt the masterplan to continually embrace the business process. | 46
Existing Addition PHASE I PLANics Inc.| Building Modification 47 |
BUILDING H – BRACCO DIAGNOSTICSBUILDING H – BRACCO DIAGNOSTICSBUILDING H – BRACCO DIAGNOSTICSBUILDING G – NEW CAMPUS CAFEBUILDING G – NEW CAMPUS CAFE BUILDING H – BRACCO DIAGNOSTICS
CREATING LASTINGVALUE THROUGHTRANSFORMATIVEDESIGNCASE STUDY: MATRIX CORPORATECAMPUS AT MONROETurning visions into the reality. Fiercelyreimagining what places can be. Transformingthat of little perceived value into something withlasting value. Ultimately, it takes more courage,conviction and know-how to work with that whichhas been left behind, rather than that which isserved on a blank slate.Matrix Development Group identified one suchopportunity: an abandoned corporate park alongthe New Jersey Turnpike, formerly the RhodiaPharmaceutical Campus. It was dog-eared from itsheyday in the 1970’s, but the existing infrastructureand utilities remained largely intact and usable,with allowances for moderate alterations and codecompliance. Well-traveled access roads to turnpikeInterchange 8A not only preexisted, but had beenwell-designed to handle the load of transportvehicles to and from the surrounding warehouseand distribution centers.By contrast, small, historic towns such as Cranbury,Jamesburg, and Monroe Township, abut thedevelopment, contributing to its neighborhoodfeel. Existing, viable site infrastructure, easy accessto major transportation, and great neighbors (largeand small), add up to three good things—location,location and location—and Matrix knows a goodlocation when they see one.The vision: Maintain the original footprint ofthe development while renewing the site’smaster plan to create a neighborhood feel in thecorporate park. This could only be accomplishedby transforming the large structures of the vastcampus into a strategic collection of buildings ofvarying scale and façade, and re-inventory thebuildings to better position them to attract a rangeof smaller and larger anchor clients. Walking trailsinterlace the buildings and create a central 49 |
park of protected open space to foster both basins. Photovoltaic arrays installed, andwellness and community interaction. One central daylighting maximized. Building envelopes havebuilding is re-purposed as a public café, drawing become high performance, bathroom facilitiesboth corporate and neighborhood diners. Traffic low-flow. HVAC and power delivery systems deliverflow within the campus has been re-examined efficiency. The bottom line? High expectationssimplified, directional signage redesigned and road have been met by significantly reducing water andsurfaces improved. energy demand. Overall, it is an overhaul—not with a sledgehammer, but with a precise sustainabilityThe past: Honor the initial success of the and performance analysis to make just the rightpharmaceutical campus and the impact it made upgrades in just the right places.at one time on the surrounding community. Thearchitectural history of the site has not been Additionally, the property’s resiliency to naturalpilfered, demolished or cast away. It lives on. hazards has been significantly increased. EachMaximum effort and sensible expenditure have rehabilitated building incorporates comprehensivebeen concentrated to transform the campus into sprinkler systems. Entirely new roof and exterioran entity that is more responsive to the current window wall assemblies contribute to eacheconomic development of the community and to building’s high performance envelope, whichonce again ignite commerce in a complex that lie address waterproofing, thermal insulation anddormant for many years. sound dampening. Wind, rain, fire, and super storms named Sandy—the redevelopment of this corporateIn keeping respect for the past, the mature campus has taken steps to plan for the worst, whilevegetation of the site has remained undisturbed. continuing to push forward towards success.Buried infrastructure has remained, well, buried.And an interesting piece of history can be found An abandoned corporate campus, when viewedin the café—a preserved section of blast wall from with imagination, expertise and resourcefulness,the pharmaceutical laboratory that had previously presents opportunity to re-use existingworked with volatile chemicals. The dramatic infrastructure, conserve land and energies, createsouvenir serves as a point of interest and an efficiencies in time and money, engage surroundingacknowledgement of the campus’s past. Reduce, communities, reenergize local economies, andreuse and recycle is reinterpreted as reimagine, ultimately, promote and practice the overridingreinvent, and reinvigorate. concept of good citizenship. With strategic vision, an abandoned corporate campus can beThe impact: Integrated sustainability, preserved transformed into nimble, vibrant and productiveindigenous, mature landscaping, and readdressed vehicle for commerce and creativity. For Matrixinherited building systems. Storm water has been Corporation, beyond “Reduce, Reuse, Recycle,”rehabilitated through detention and retention there exists “Reimagine, Reinvent, Reinvigorate.”
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