One Central Park, New York, New York

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1 a sense of arrival

2 One Central Park, New York, New York

3 first impressions Public areas from lobbies to clubs to common rooms are the signature elements of condominium buildings. They set the precedent for luxury, quality and style, by defining and interpreting the facility s character and clientele. Most importantly, they provide a sense of arrival creating the expectation and impression that visitors and residents have arrived somewhere special. Prospective condominium buyers are interested in lifestyle issues. They want the community, security and amenities that condominium living provides. In order to answer this need, the common areas in a condominium building must be welcoming and comfortable. They must invoke pride from their residents. They must create a sense of safety. And they must provide varied and interesting spaces for residents to live, work and play. The key to this success? Great design. Today s compelling, comfortable and functional interiors blend the best in residential and hospitality design. Just as hotels and resorts are increasingly reflecting the ease of use, comfort, and character of home, residential common space design is now embracing the elite experience, providing the best in luxury and amenities. residential public spaces tell the story condominium public spaces

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5 make your investment count Although common areas go a long way toward creating good first impressions, every square foot is a substantial cost that detracts from your income-producing unit space. As such, it is integral that the spaces function as saleable amenities that adequately capture the needs and desires of your residents. These days, design is the great market differentiator and it has the power to ensure that your public spaces unlock the greatest possible financial success. design answers complex questions From flow to materials to layout, every detail matters. Do your public spaces appropriately reflect both the building s architecture and its local context? Do they fit well with other spaces, creating intuitive and comfortable traffic patterns? Are the furnishings, artwork and materials both upscale and sensitive to your market and demographics? Is there an appropriate blend of smaller spaces for private conversations and open, public areas for group activities? The solutions to these and other questions lie with thoughtful design. condominium public spaces

6 2626 Peachtree, Atlanta, Georgia

7 lifestyle as a leader Buyers want the best experience condominium living affords convenience, safety and perhaps most of all, amenities that surpass those offered by comparably priced buildings. No longer simply about living, condominium towers must feature experiences that predict the needs and desires of residents. the power of amenities Standing out among the crowd of offerings means creating an environment of luxury, pampering and escape, but always one of opportunity. Residents clubs, tennis facilities, card rooms, party rooms and health clubs are just some of the many offerings now available to condominium buyers. Good design can enhance the success of these amenities by creating comfortable and inviting places that establish the appropriate balance of exclusivity and ease of use all of which can serve as the ultimate sales tool. condominium public spaces

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9 safe and sound Security and privacy rank high on the lists of today s buyers. Residents of high-rise residential buildings seek the peace of mind that comes with a controlled-access lobby, often with a doorman or a concierge. Meeting their expectations means taking careful measures to promote not only their actual safety, but their perceptions of safety. security with minimal sacrifice Assessing an appropriate level of security is essential to responding to threats. Security systems and video surveillance go a long way toward ensuring the safety of residents, but a well-positioned front desk that can adequately screen guests is also an important tool toward acheiving a secure environment. Sensitive design will assist in creating public spaces that foster safety without sacrificing comfort or function. condominium public spaces

10 Met I, Miami, Florida

11 the pinnacle the point at aventura ocean III murano at portofino Met I One Central Park ocean CLUb at key biscayne, tower I & Tennis Club ocean CLUB At Key Biscayne, tower II ocean Club at key biscayne, beach club grove isle residence coral gables residence star island residence ocean club residence spa palazzo at boca raton resort & club ritz-carlton naples marriott s harbor beach resort & spa OUR WORK we take pride in our work, and it shows Big or small, broad or specific, international or right in our backyards, RTKL delivers high-quality work that combines our rich and diverse experience with a thorough understanding of our clients industry and their business goals. Every project we do reveals something original, something potent and something vital. These examples of our projects offer a glimpse into our passionate and influential work. condominium public spaces our work

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13 distinct spaces linked by innovative design The Pinnacle Location: Client: Services: Sunny Isles, Florida J. Milton and Associates Interior Architecture and Design The developers of a condominium building in Florida wanted to create "Miami's First and Only Five-star Condominium" with the ambiance of a world-class hotel and resort. RTKL was commissioned to design the project's four rather remote elevator lobbies by linking them in a congruous circulation pattern within a freely formed series of spaces. The design team solved the project's challenging layout by considering each lobby as a symmetrical and formal anchor interconnected with curved, bridge-like corridors. An exquisite two-story water feature, an elevated sector with a baby grand piano and an elegant staircase to the mezzanine embellish a lofty central lobby. Elements and furnishings appropriate to the South Florida setting achieve an "updated art deco" influence within a contemporary context. condominium public spaces our work

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15 updated residential settings complement luxurious amenities The Point at Aventura Location: Client: Services: Aventura, Florida Coscan Waterways Inc. Interior Architecture and Design The developer of a 31-story upscale condominium tower sought RTKL's design services to transform the public spaces into equal parts elegant surroundings and a marketing tool for attracting new buyers. Situated in a gated enclave on the waterfront, the building's 168 apartments have access to a host of amenities including a spa, wine cellar, and garden room. RTKL's design responded to the client's request for a warm, residential feel to complement this array of luxurious offerings. Utilizing exceptional architectural millwork, rich materials and fine furnishings, the design team created spaces that respond to their users' needs. Overly angular spaces are softened with serpentine or curvilinear architectural elements that also improve traffic flow. A new spiral staircase leads to the lower-level party room. And curved floor-to-ceiling walls of glass brick separate special areas like the library and card room, while another upholstered wall serves as a cushioned backdrop for auxiliary seating. condominium public spaces our work

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17 public spaces taken to a new level of luxury Ocean III Location: Client: Services: Sunny Isles Beach, Florida The Related Group of Florida Interior Architecture and Design Ocean III is the third in a series of condominium towers designed to offer luxurious and amenity-filled living on the Atlantic Ocean. To properly capture the elegance afforded by the high-end residences, RTKL was commissioned to provide interior architecture for the 36-story project s centerpieces: the lobby, the offices and the residents club. Utilizing high-quality décor, layouts, finishes and furnishings, the design team created a series of spaces that express the elegance and exclusivity of the tower. The symmetrical two-story lobby, embraced by a pair of palatial staircases, features a floor created from colorful stone, marble and granite that contributes to the richness of the area s overall palette. Intimate seating clusters and spectacular artwork surround an expansive reception desk, while delicate but vibrant commissioned art-glass forms recall the tower s tropical setting. The two-story, multifunctional residents clubroom has a dramatic entry made possible by a mahogany-framed window onto the pool terrace. Assorted coves are designed to accommodate a multitude of activities from card playing to catered parties, DVD viewing and dancing, and are distinguished by mahogany furnishings with warm, golden veneers. A warm, rich palette of gold, blue and burgundy mirror the hues of the sunlit sky and expansive ocean viewed through the tall windows. condominium public spaces our work

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19 residential spaces provide solace on Miami's South Beach Murano at Portofino Location: Client: Services: South Beach, Florida The Related Group of South Florida Interior Architecture and Design When RTKL was commissioned to design the public spaces of Murano at Portofino, a 209-unit luxury condominium, the goal was to create architectural interior spaces that fit the building's dynamic contemporary lines, rich finishes, furniture and artwork. RTKL also hoped to reflect its premium location on South Beach, Florida, and create environments within the grand spaces that are intimate and comfortable for the residents' daily use. Upon entry to the building, a monumental, three-story lobby reveals a floor-to-ceiling curved canting wall that is imposing yet envelops the entire space. Framing a sleek reception desk is a pair of three-foot diameter columns clad in rich dark mahogany and niches filled with a collection of brightly colored Murano-inspired, hand-blown glass artifacts. The two-story Spa/Fitness Center is a dynamic space in which watery green and blue colors create a comfortable backdrop for relaxing residents. condominium public spaces our work

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21 capturing the best of Miami s newest luxury residences Met I Location: Client: Services: Miami, Florida MDM Development Group Interior Architecture Metropolitan Miami is a mixed-use, residential, retail/ entertainment and office project located in the heart of downtown Miami. The project s first building, Met 1, provides the signature for the triumvirate of high-tech, luxurious residential towers. RTKL was hired to design the public spaces as well as the interiors of the residential units. Targeted at the mid-income level urban market, the Met 1 project features both loft and conventional high-rise condo units. RTKL s design includes the lobbies, spa, fitness center, club room, outdoor lania, pool deck and resident center. The design team also provided the standards for layouts, materials, millwork, appliances and fixtures for the residential units. Most importantly, the design of the sales center has been critical in attracting new residents. RTKL designed this component to provide buyers with the opportunity to view model kitchens, bathrooms and building and overall project models in a highly branded, interactive and energetic sales environment. condominium public spaces our work

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23 taking traditional luxury to the next level One Central Park Location: Client: Services: New York, New York The Related Companies, LP Interior Architecture and Design When the Related Companies set out to construct the Time Warner Building, a high-end mixed-use project in New York s Columbus Circle, they employed the highest level of design, materials and craftsmanship to create a cost no object residential tower. RTKL was selected to provide the interior architecture and design for the lobby of this premier residential building. A major challenge facing the design team was the lobby s floor plan, trapezoid in shape, with unusual spatial volumes. The design team embraced the challenge of creating a sumptuous environment that is elegant yet inviting, cosmopolitan yet cordial. The massive height of the lobby required the design of a jewel box concept of intimate living spaces such as the lounge area, while melding a classic contemporary theme within the envelope of the building. The interior design takes traditional notions of luxury to the next level with the use of opulent materials such as white onyx, leather and eucalyptus wood for the wall panels, magnificent marble floors of black, camel and cream, and walls adorned with a timeless collection of custom artwork. The lobby succeeds in greeting residents to their home with a visage of inimitable class and engaging luxury. condominium public spaces our work

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25 sophisticated interiors at home and at play Ocean Club at Key Biscayne, Tower I & Tennis Club Location: Client: Services: Key Biscayne, Florida Ocean Club Development Company Interior Architecture and Design The developer of an exclusive 52-acre oceanfront property sought an interior design team for a condominium tower that could transform the building's lofty two-story lobby, function rooms and elevator cabs into sophisticated, but comfortable surroundings. RTKL was commissioned to create a welcoming residential environment and extend this theme to the club's two-story tennis complex. In the tower, transitional furniture, including pillow-back sofas and bergere-styled chairs, are arranged symmetrically atop custom-designed carpets. This British colonial-style feel extends to the tennis club with dark hardwoods, a curved bar with two-tone wood inlay, warm lighting, and a distinctive ambiance. Card rooms, a pro shop, an outdoor terrace, fitness facilities and an office receive the same treatment, creating a uniform feeling of luxury throughout the project. condominium public spaces our work

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27 sophisticated and comfortable interiors Ocean Club at Key Biscayne, Tower II Location: Client: Services: Key Biscayne, Florida Ocean Club Development Company Interior Architecture and Design The Ocean Towers were the last of the residential buildings to be built at Ocean Club and were conceived as the highend buildings of the project. The interiors are a departure from the Mediterranean style of the earlier buildings, with classically inspired architectural detailing and millwork used more than in previous buildings. The interior architecture is neutral with graphically interesting stone, granite and marble floors. In Tower II, the grand-scaled, two-story entry lobby features a curved staircase connecting the mezzaninelevel pool deck and exercise room leading to the lobby level. Private elevator lobbies are interspersed with public rooms that include a card room, library and multi-purpose entertainment room with adjacent catering kitchen. Residents of the exclusive fourteen F residences have the added amenities of a private concierge, private club room, secluded sitting room, climate-controlled fur room and a two-story, environmentally controlled wine cellar. condominium public spaces our work

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29 a fitting centerpiece to an oceanfront development Ocean Club at Key Biscayne, Beach Club Location: Client: Services: Key Biscayne, Florida Ocean Club Development Company Interior Architecture and Design A private beach club with amenities reserved for condominium residents was the planned "centerpiece" of a large oceanfront development. The developer selected RTKL, the interiors group responsible for its tennis club and central residential interiors, as the designer for the largescale project, which includes dining rooms, a spa, a card room and a television room. The entry rotunda provides an impressive greeting space with an intricate, patterned marble floor. A cupola punctuated by clerestory windows and crowned by skylights tops the triple-height reception space. All of the spaces maximize views of the ocean and grand pool. The two staircases flanking the bar provide an effective transition to lounge areas and dining rooms on the lower level. The seating, living room in scale, is comfortable and inviting. White oak with a washed finish, combined with rich cherry wood on the bar, contributes to the overall Mediterranean feel of the space, and links to other buildings at the Ocean Club. condominium public spaces our work

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31 custom-made living and modern style Grove Isle Residence Location: Client: Services: Grove Isle, Florida Private Residence Interior Architecture and Design The owner of a 5,000 SF Florida penthouse sought an interior design that would maximize the panoramic vista of the city and Biscayne Bay. RTKL stripped the space down to concrete slabs and columns, and recreated a functional, luxurious, but understated series of spaces. Every major room of the redesigned space is structured for the best view. Casual comfort is blended with a sense of formality, mirroring the sophistication of the luxury condominium building. Contemporary furnishings are tailored to accentuate the client's extraordinary collection of art and artifacts, and a neutral palette showcases ethnic-oriented accessories. The latest technology rounds out the design, providing lighting, audio/visual systems and motorized window treatments. condominium public spaces our work

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33 clean, contemporary design Coral Gables Residence Location: Client: Services: Gables Estates, Florida Private Residence Interior Architecture and Design RTKL designed a real estate developer s personal residence in Gables Estates, Florida to take full advantage of the waterfront site. From the outlying road, the 12,000 SF bi-level house looks conventionally shut-in; once inside, however, it becomes obvious that the interior is wide open to admit views of a beautiful lagoon that links to the Biscayne Bay. The client s personal taste determined the prevailing ambience of clean and contemporary. condominium public spaces our work

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35 comfortable interiors turn an imposing structure into home Star Island Residence Location: Client: Services: Star Island, Florida Private Residence Interior Architecture and Design By the time RTKL was commissioned to create an appropriate interior for this particularly imposing waterfront home, its architect, who is nationally renown for his exclusively modern Florida vernacular artistry, had established its distinguishing framework. The voluminous two-story house, essentially constructed of interlocking concrete squares on east/west axis, stands on a strategic urban island site. It had few openings in its front elevation, because most vantages were reserved for its expansive interior spaces, especially the major living space with its 20-foot ceiling and enormous windows. While the immense scale of its space would have been intimidating if not properly addressed, carefully selected materials prevented such a situation: oak floors stripped with cherry wood accents, and ceilings stained a whitish tone to effectively mellow and soften what might otherwise seem too harsh an environment. A colorful carpet based on a Tibetan design was custom-crafted to enliven the area. condominium public spaces our work

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37 exceptional views guide the design of a luxurious residence Ocean Club Residence Location: Client: Services: Key Biscayne, Florida Private Residence Interior Architecture and Design The owner/developer of a new oceanfront community reserved a preeminent tri-level penthouse as his personal residence: a 5,000 SF aerie oriented to afford multiple, unimpeded vantages of its neighboring cityscape and bay. The grand foyer features a graceful semi-circular staircase that accesses the upper two levels and leads to a domed ceiling. To humanize its expansive volume, an intricate ceiling design employing cross beams and soffitry was created. A lofty two-story living room with an immense panel of glass commands the full length and height of the eastern, or seaward wall, and shows off the residence s exceptional vistas. A massive and intricately carved 300-year-old temple gate from India, an imposing visual anchor of the living room, doubles as a television cabinet. condominium public spaces our work

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39 updating an original Spa Palazzo at Boca Raton Resort & Club Location: Client: Services: Boca Raton, Florida Boca Resorts, Inc. Interior Architecture and Design Originally designed in the 1920s to be "the greatest resort in the world," the Boca Raton Resort & Club is a 35-acre luxury complex that has been renovated, upgraded and expanded for the past decade. In an effort to give the resort modern-day relevance among luxury hotels, RTKL designed the Spa Palazzo, a 35,000 SF spa and the newest addition to the resort. The project team's goal was to make the spa seem like it was part of the original structure. To achieve this, designers took inspiration from the Moorish design of a Spanish palace, which related closely to the resort's Mediterranean style. In the Great Room, Old World décor meets casual elegance with cathedral windows, a mahogany stairway and comfortable chairs. Inside the spa, special tiles, stonework and ceramics, handmade by foreign craftsman in the Alhambra region of Spain, create an authentic atmosphere. Two thermae, "baths of palace," fill large treatment rooms that include Jacuzzis, soaking tubs and showers. Garden space with whirlpool waterfalls and a swimming pool with underwater music round out the spa, offering a sensual, lush and relaxing environment in the spirit of 15th century architecture. The project, a highly successful destination spot, was awarded the Gold Key for Excellence in the hospitality design category in November condominium public spaces our work

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41 the biggest and best in hotel spas Ritz-Carlton Naples Location: Client: Services: Naples, Florida Ritz-Carlton Hotel Company Interior Architecture and Design To accommodate a growing interest in wellness and health and to expand their customer base, the Ritz-Carlton Naples hoped to create a luxurious new spa for its guests. The aptly-named Quality of Life Center was designed by RTKL as a 51,000 SF tri-level facility that offers essential services such as relaxation, spa therapies, nutrition and fitness. RTKL's plan for the largest spa in the Florida includes more than 30 treatment rooms, a mind and body studio, countless training and exercise facilities, relaxation lounges and a conservancy all enhanced with unparalleled views of the Gulf of Mexico. Along with a multitude of sundecks, pools range from an outdoor junior-size Olympic pool to hot-and-cold plunge pools to meet a variety of customer needs. Steam rooms, a sauna and a whirlpool top off the luxurious offerings, in addition to amenities such as a café, a full-service beauty salon and a private member locker room. The opulent center has been both a commercial and critical success it was rated the No. 1 hotel spa in the United States by Travel and Leisure magazine. condominium public spaces our work

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43 a resort is put back in touch with its environment Marriott s Harbor Beach Resort & Spa Location: Client: Services: Fort Lauderdale, Florida Marriott International Interior Architecture and Design The Marriott's Harbor Beach Resort selected RTKL to renovate its Fort Lauderdale resort in phased progression over 18 months. The design team provided a complete renovation of the resort's entryway and lobby, the conversion of an existing coffee shop into a venue with a greater level of appropriateness to its surroundings, the addition of a new European-style restaurant and bar, and the transformation of a limited fitness facility into a fullfledged spa. The newly renovated resort reflects a nautical theme that complements its oceanfront setting. From the entry fountain, to the granite waterfall, to the re-designed towering window overlooking the beach, the maritime motif creates a range of memorable places within the resort. By working from the planning stages though the selection of interior finishes and furnishings, the design team fostered a cohesive, harmonious product. condominium public spaces our work

44 Sub Zero, Hollywood, Florida

45 THE BARE ESSENTIALS At RTKL, we're about more than just buildings. Instead, we pride ourselves on developing long-lasting, meaningful relationships that help companies manage their real estate portfolios. How do we get there? By doing what we do best. We offer an unparalleled breadth of services that, when integrated, bring holistic solutions to even the most elusive design challenges. Always at our table: great architecture. We deliver highquality buildings that meet your real estate goals as much as they redefine aesthetic ones. We take that model to the next level with interior design, bringing efficient and comfortable environments to assist in your daily operations, making our workplaces truly work. And if architecture is the show, our signage, wayfinding, environmental graphics and collateral materials are the guides, reaching out and fostering physical connections that increase productivity and foster brand loyalty. But a well-designed building is only as successful as the relationship it forms outside of its walls. With an extensive portfolio in planning and urban design, we look at the spaces between buildings, public areas, landscaping, links to transportation and use of resources and infrastructure. With building for the future comes a need for flexibility and agility in everything we do. Some of that is achieved through the connections we make to communities The rest is accomplished with our intelligent engineering and applied technology services. By tightly integrating these systems with the plan and design of buildings, we ensure fluid, cohesive, sustainable environments that will operate smoothly today and down the road. Our process springs from a tight-knit corporate culture that fosters collaboration and teamwork. Though we boast offices throughout the country and all over the world, we are organized by practice group, rather than geography, thereby ensuring that every project benefits from the partnership of our most talented people. We bring experts from all disciplines together to serve on hospitality, corporate, public, retail and entertainment, mixed-use and residential projects. With so much experience in such a wide range of disciplines, we have found we offer a unique perspective that spans these sectors. Ultimately, with RTKL you'll find a talented, knowledgeable team of experts that blends an appreciation for the human experience with a steadfast understanding for your bottom line. Since our start in 1946 as a two-man office in Annapolis, Maryland, we have designed award-winning buildings, communities, environments, and engineering and telecommunications systems. As we enter the new millennium, we look forward to decades more of working closely with you to build our business and yours while designing places that capture the human spirit today and into the future. the bare essentials

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