Onyx Equities, a real estate investment firm, acquired the former AT&T regional headquarters at 340 Mount Kemble in Morristown, NJ, with a vision to modernize the 1980s structure into a Class A suburban office.
Challenge
Repositioning a vacant, end-of-life office building called for strategic upgrades that would improve tenant appeal while balancing cost and long-term value. The design also needed to enhance the building’s identity, performance, and amenity offering to compete in a changing suburban office market.
Solution
We developed a concept design informed by cost-benefit analysis, focusing on the exterior skin, main atrium, and amenities. A new glass façade and enhancements to the four-story atrium, including a wood slat ceiling and glare-reducing glass film, improved performance and experience. A 25,000-square-foot amenity wing introduced a cafeteria, conference center, fitness facilities, and social spaces, while upgraded HVAC systems improved air quality and efficiency.
Outcome
The transformation repositioned 340 Mount Kemble as a premier suburban office destination, supporting tenant attraction and long-term asset value. Modern amenities, improved performance, and a refreshed identity contribute to a healthier, more competitive workplace aligned with evolving market demands.
Marketing renderings developed during the concept phase contributed to the pre-leasing of 200,000 square feet in the building’s north wing.
A 25,000-square-foot amenity wing introduced a cafeteria, conference center, fitness facilities, lounge spaces, and a game room to support tenant wellness and engagement.
Separate HVAC systems were introduced for each building wing to improve air quality, circulation, and operational performance
Onyx Equities, a real estate investment firm, acquired the former AT&T regional headquarters known as 340 Mount Kemble in Norristown, NJ. The original 1980’s building required major renovations and upgrades to modernize the 400,000 square-foot, 3-story office structure. The design vision was to create a Class A suburban office destination that would attract new tenants at market rents.
NORR was engaged by Onyx to develop a concept design using cost/benefit analysis to inform design decisions. The focus was the exterior skin, main atrium and amenities. NORR developed marketing renderings that led to a major tenant pre-leasing of the 200,000 square-foot north wing of the building. The design featured a dramatic new glass façade, providing several improvements to the 4-story atrium, including a wood slat ceiling and glass film to prevent glare and overheating. The 25,000 square-foot amenity wing considered tenant usability and wellness in the design of a full-service cafeteria, conference center, game room, fitness center with classrooms and lockers rooms and a coffee bar with lounge seating. Corridors were enhanced with graphics to provide visual playfulness. To manage sustainability and performance, separate HVAC systems for each building wing were implemented to bring improved air quality and circulation.
The result was a repositioning of 340 Mount Kemble from a vacant and end-of-life office building into a premier suburban office destination with modern amenities. This project adds to Onyx’s successful portfolio of Class A suburban office buildings that continue to attract tenants seeking to establish satellite offices. The combination of design, materials and amenities work to create a healthy and productive environment in downtown Morristown, NJ.
