Modern Loft Office: Timber, Transit, Technology
Eight U.S. and International cities
1,000,000 SF+ across multiple projects
15+ Design Awards
Planning, architecture, public space interior design
T3’s authentic mercantile timber frame design, modern technology, inspiring style, commitment to sustainability, connection to outdoors, flexible and efficient workspaces and expansive amenities have created a new office environment that has become a recruiting and retention tool for tenants such as Amazon and Facebook, located in some of our other T3 projects. T3 is not just an answer to a reimagined office environment but is the new standard for office environments in a post-COVID-19 world.”
Growing the Program
Seven years after we began work on Hines’ first T3, we have two built projects, one in construction, and five in various stages of design. As with any pioneering building system, each iteration improves on the last.
In 2016, when T3 North Loop opened, it became the largest mass timber building in the United States – and the first U.S. multi-story timber office building built in over 100 years. In 2018, with Amazon as an anchor tenant, Hines sold T3 North Loop to LaSalle for the highest per square foot cost in Minneapolis history, well above the average price per square foot in the traditionally more covetable Central Business District. In the heart of Minneapolis’ North Loop warehouse district, the building form and façade bridges the aesthetic of historic warehouses and newer modern neighbors including Target Field. Adjacent to Cedar Lake Bike Trail, commuter rail, light rail, and a pedestrian skyway system, T3 is highly accessible. Open floorplates shatter the myth that timber can’t feel bright and airy. Modern amenities match the program’s ethos: a bike repair and storage facility; a tenant fitness center; a roof deck for outdoor restoration; and ground-floor retail. Modern, clean, energy-efficient systems and technologies aim to reduce the lifecycle carbon footprint and achieve LEED Gold. The first level is a concrete podium; above it are six levels of NLT over glulam frame construction, with a height of 85 feet. DLR Group worked as Architect of Record in collaboration with Michael Green Architecture.
Toronto’s Lower Junction neighborhood has all the hallmarks of a : on the edge of downtown, abutting a multi-modal trail, within walking distance of several public transit stops, and bubbling with creative energy. T3 Sterling Road echoes the recent T3 West Midtown, with external bracing, generous private balconies, and the juxtaposition of warm wood and blackened steel, along with robust wellness-focused amenities, ground floor retail, and floor-to-ceiling windows that bring natural light deep into the building. The site is master planned for a total of 420,000 SF across three buildings. Phase I includes two buildings totaling 300,000 SF, knit together by a privately-owned public park. Parking is tucked discretely below the park to support the neighborhood’s urban vibe. In Toronto, a concrete podium is not required, allowing timber construction to be enjoyed from the ground floor up to the top of the building – at 108’, Sterling Road is DLR Group’s largest and tallest T3 project. Through Ontario’s alternative compliance path, the project will exceed building code height and story limits for mass timber. DLR Group worked as Design Architect.
At West Midtown, the T3 model is morphed to match the Atlanta market, climate, and tenant profile. A blackened steel façade and steel bracing harken back to the site’s history as a steel mill. Outdoor space amenities are expanded from a shared roof deck to private outdoor space at every level. The 205,000 SF office building includes 15,000 SF of ground-floor retail space, shared social workspace, a fitness center, rooftop terrace, and 61 below-grade parking spaces. State-of-the-art mechanical systems, enclosure, elevatoring, acoustics and voice & data technology integration marry to the exposed mass timber structural system. In Atlanta, the decision to use DLT over glulam construction was driven by timber’s rapidly evolving supply chain. Attention to detailing at column to beam connections, exposed ducting, and required clearances maximize the material’s aesthetic potential. DLR Group worked as Architect of Record in collaboration with Hartshorne Plunkard Architecture.
A mile north of Denver’s Central Business District, the River North neighborhood is exploding with creativity, attracting a dynamic mix of artistic and tech-focused residents and businesses. This market condition is ideal for Hines’ T3 asset class. RiNo’s T3 will feature a refined industrial aesthetic that incorporates local art, paying homage to both Denver’s historic brick and timber buildings and to the city’s vibrant arts district. Designed for work/life balance, the office space is complemented by comprehensive amenities including common social areas, large private terraces, fitness, secure bike storage and maintenance, 17,000 square feet of street-level retail suites, and three levels of below-grade parking. While all T3s achieve LEED Gold or higher, RiNo is the first to target WELL certification in addition. Coordination with the City of Denver ensured smooth permitting of a progressive building type that is novel to the Denver market. DLR Group worked as Architect of Record in collaboration with Pickard Chilton Architects.