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TUSTIN, CA—Bespoke Tustin is an adaptive-reuse project that offers unique customization of both the inside and outside of the building for creative tenants, Harbor Associates executives tell GlobeSt.com. The firm has acquired 14201 Franklin here, a vacant, 40,000-square-foot former research-and-development building, and plans to transform it into a class-A, creative-office campus. Steve Orchard, Gary Limjuco and Robert Murphy of Transwestern arranged the debt-and-equity financing for the project; Shawn Lawrence, Jason Ward, and Chon Kantikovit of Cushman & Wakefield represented the buyer and seller in the transaction.

GlobeSt.com spoke exclusively with Harbor's principals Joon Choi, Justin Loiacono and Paul Miszkowicz, who founded the company earlier this year, about the project and the growing trend it reflects in office development.

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GlobeSt.com: What makes the Bespoke Tustin project unique, in your opinion?

Choi: Bespoke Tustin is an adaptive-reuse project that uniquely offers customization of both the inside and outside of the building for creative tenants. The project includes a former R&D facility that is being converted into progressive, custom-tailored office, along with a rare, adjacent 1.1 acre vacant lot that when paved will allow for up to 4.7 per 1,000 square foot parking ratio, the highest in the competitive set.

We designed the project to give creative office tenants the ability to make portions of the building exterior match their brand colors and allow them to choose the outdoor and indoor amenity spaces that fit with their workstyle and culture.  We provide the flexible infrastructure and give our customers a choice on how they work along with letting them individualize the look and feel of the project. 

GlobeSt.com: What is the next phase for creative-office development as you see it?

Choi: The office is a core component to a company's brand, and we work to ensure the workplace fits your culture just like a bespoke (or custom-tailored) suit. The process of developing creative office is evolving, and instead of delivering a one-size-fits-all solution, we collaborate with tenants to deliver unique, bespoke buildings that relate to their brand identity through color and graphics, and we allow for flexible workstyles through customizable amenity spaces. We see customization in many other facets of our lives, from your morning coffee orders to designing your sneakers online, and we believe that office users should be able to customize their workplace too.

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Globest.com: What are the greatest challenges to converting obsolete buildings into creative office projects?

Loiacono: Specifically in regard to industrial-to-office conversions, the main physical issues we typically come across are a lack of parking, inadequate building systems, and limited natural light.  To maintain the original character of these buildings when they require so much rework is difficult, and our company specializes in developing cost-effective solutions to transform projects while maintaining authenticity.

From a financial standpoint, it is a competitive seller's market with little margin for error, so we perform a lot of up-front diligence by engaging qualified design, construction and engineering teams early in the process.

GlobeSt.com: What else should our readers know about this project?

Miszkowicz: Bespoke Tustin features abundant natural light and air, along with multiple indoor-outdoor work and play areas. The building has redwood beams with above-standard clear heights up to 13'8”, two interior glass atriums, multiple skylights and roll-up doors. We are making extensive building and drought-tolerant landscaping upgrades, along with converting the adjacent, undeveloped 1.1-acre parcel into additional project parking for the highest parking ratio in the competitive set.

Also, 14201 Franklin is located next to Interstate 5, the 261 toll road and Jamboree Rd., allowing for direct access throughout Orange County and Southern California. Endless food options and everyday conveniences are within minutes as the property is located within 1 mile of the 1.6-million-square-foot Tustin Marketplace mall and three miles from the 1-million-square foot District at Tustin Legacy retail center.