Dear Friends …
Commercial developments are often planned from an aerial perspective, focusing on site acreage, leasable square footage, unit mix, and parking counts. While these metrics shape the overall structure of a project, the everyday experience of that place unfolds much closer to the ground – within the first thirty feet. This point of interaction along a building’s street-level façade is where pedestrians encounter storefronts, observe activity, and decide whether to slow down or continue walking.
Urban designer Jan Gehl spent decades studying how people experience cities at walking speed. His research showed that the most meaningful interaction between people and buildings occurs within roughly thirty feet of the façade. Within this “edge zone,” subtle architectural decisions begin to influence behavior. Transparent storefronts reveal activity inside and invite curiosity. Entrances spaced at comfortable intervals create rhythm along a street. Restaurants extend outward through patios and operable windows, blurring the boundary between interior and exterior space. These small signals communicate that something is happening and encourage people to engage.
The opposite condition is just as powerful. Long uninterrupted façades, deeply recessed storefronts, or large tenant bays with limited visual activity tend to accelerate pedestrian movement. Visitors passively move through the space rather than fully experiencing it, reducing opportunities for meaningful interactions.
Retail performance is closely tied to dwell time – the amount of time visitors spend within a place. When visitors slow down, they are more likely to explore additional storefronts, visit multiple tenants, and return in the future. The physical design of the building edge can subtly shape these behaviors.
From a distance, successful projects may appear defined by site planning or building massing. Up close, their success is often built on something much simpler: a carefully designed pedestrian experience within the first thirty feet.
TAKING SHAPE
Newton Multifamily
Newton, North Carolina
This new four-story, 102-unit multifamily building within the walkable blocks of downtown Newton brings much-needed housing to the city center. Designed to respond to the surrounding context, the complex draws inspiration from Newton’s established architectural character and street grid while reinforcing the scale and rhythm of the downtown fabric. Thoughtful material choices and pedestrian-focused design help the building create a cohesive presence along the street while contributing to the continued growth and vitality of the community.
Owner: David L. Nance & Associates | GC: DCI | Location: Taylor Neal | WSP Civil Engineers
Contractor: DCI Management Company
Outbox Storage – South Blvd
Charlotte, North Carolina
This new four story climate controlled storage facility for Outbox Storage is breaking ground! This project will be part of a larger development containing townhomes along with the storage spaces. Located just off South Boulevard behind Kimbrell’s Furniture, the facility is positioned to provide convenient, secure storage for the surrounding LOSO community as the area continues to grow.
Owner: The Providence Group | Civil: Landworks Design Group | Structural: Elevate Structures
PME: Align Engineering | Contractor: J.D. Goodrum
Smyrna, Georgia
This project transforms an existing six-story, 135-room hotel into a refreshed Courtyard by Marriott, bringing new life and a modern guest experience to the property. The renovation will be complemented by a new TownePlace Suites on the site, with the two hotels sharing amenities and parking to create a cohesive hospitality destination. Updates to the exterior façade and the addition of new outdoor gathering spaces will allow first-floor amenities to extend onto the surrounding green space and pool deck, creating an active and welcoming environment for guests.
Owner: Buckhead Hospitality | Civil: Kimley Horn | Structural: Taylor & Viola | PME: Wilde Engineering
GOING UP
Hampton Inn & Suites
York, South Carolina
This 97-room Hampton Inn & Suites is positioned at a prominent corner along the approach to historic downtown York, helping create a welcoming gateway into the city center. The design emphasizes public-facing spaces, with a generous front yard and patio along Congress Street that extend activity from the lobby outdoors and invite both guests and the community to engage with the site. Thoughtful site planning and active ground-level spaces help the hotel contribute to the surrounding streetscape, while flexible meeting and event spaces allow the property to host gatherings that bring additional energy and life to the downtown district.
Owner: Raines Hospitality | Civil: Keck & Wood | Structural: Taylor & Viola | MEP: Weller Engineering
General Contractor: Edifice Construction | Construction Manager: Edifice Construction
EXTRA EXTRA
Club 2010’s 20th Anniversary!
This year marks 20 years of ODA calling our office home. What started as a workspace has become a hub of creativity, collaboration, and design innovation. We’re thankful for the people and projects that have filled these walls over the years and excited for what the next chapter will bring.
First Quarter Anniversaries!
The start of the year brings a great reason to celebrate—employee anniversaries. We’re excited to recognize the team members marking milestones so far this year. Your hard work, creativity, and collaboration are what make ODA such a special place to work.
