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Individually, the apartments, office and retail are all going to be great. The apartments will have top-notch amenities, wood floors, and granite countertops. A variety of office types will be offered ranging from unique and creative to top-of-the-line Corporate HQ. And there will be just enough retail to energize without making you feel like you are living at the mall.

Connecting these uses together to create places was the real task on this project. Places where people want to be, where people want to spend time. In fact, we have two great focal anchors; the park at the front and the lake at the back linked by a really great street.

Concept Model:


We wanted something deeper than the parking lot focused developments found in so many suburban developments. Our village solution is a pedestrian connected environment. In today’s Millennial focused environment, getting out of the car is key.

At the front of the site, we developed an iconic park as a focal point. Instead of one or two buildings with Haynes Bridge Road frontage, the park allows the project to have five buildings with Park Frontage and view corridors to Haynes Bridge.

The anchor of the park required a familiar form with comfortable colors and textures. The project needed a historically based building to ground the park. So the team designed its own important landmark. The loft style, residential units in the ‘historic’ building have great balconies overlooking the energetic park and will be in great demand. Also bordering the park is a unique technology incubator office space. It will be as hip as anything in Silicon Valley with its modern design and extensive roof top terrace.

Would it be great if there were a small music concert going on in the park and you were able to enjoy the music from a restaurant table with a glass of wine? We thought so too. So we bordered by the park with unique food vendors and lots of outdoor dining.

Concept Sketch:

innovation site model-2

This park is not a sterile landscape amenity but a living, changing place surrounded by unique buildings. With its planned events and passive opportunities such as yoga in the morning, movie night on the lawn, art festivals on the weekend. The park is open without being sparse yet dense without being crowded.

We did not want the buildings to be various shades of beige. Intentionally, each building has its own unique identity. The design team put a lot of effort into each building to create this varied townscape.

Having really great streets inside the project was important to the team as well. Comfortable pedestrian sidewalks, lined with trees, along great storefronts, engaged with stoops of residential units and protected by parallel parking. These streets were intentionally designed to slow down the cars and focus on the pedestrians.

Concept Sketch:

innovation site model

Anchoring the other end of the development is a serene lake. Early on, the team wanted to share this hidden jewel with the community. It offers recreational opportunities and views. A formal park dips into the water creating an idyllic scene. Our design marries the best of a suburban site with a host of urban amenities in one development.

112,000-SF Retail
447,000-SF Office
35,000-SF Office Over Retail
440 Residential Units
40 Condominium Units
200 Hotel Rooms
20,000-SF Event Space

Interior Design
Graphic Design

Project Features
Green space
Interactive Park
Boutique hotel

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Pieper O’Brien Herr Architects LTD




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