Future-proofing office assets requires prioritizing tenant and community experience alike.

In a commercial real estate environment defined by uncertainty, hybrid work and evolving tenant expectations, many office owners have struggled to maintain relevance. Rising vacancies, shortened lease terms and downward pressure on rents have become familiar headlines across major U.S. markets.

At Centerview, EMMES Realty Services of California, LLC, a member of the EMMES Group of Companies, has taken a different path rooted in deliberate repositioning, operational discipline and a clear understanding of how people want to work today. This was accomplished in part by transforming a traditional office park in Irvine into an experience-driven environment anchored by Eighteen Main, a curated culinary and lifestyle destination.

The result: more than 142,000 square feet of leasing activity in 2025 alone, a diverse and expanding tenant roster, and a campus that functions more like a self-contained neighborhood than a conventional office park. Current occupancy is approaching 90%, compared with around 60% at the time of acquisition in 2017.

For developers and asset managers looking to future-proof office assets, Centerview offers a case study in success.

Start With Tenant Experience, Not Square Footage

EMMES’ strategy at Centerview, which includes twin 12-story office buildings totaling 625,000 square feet, began with a fundamental shift in mindset. Rather than viewing office space as a commodity, the firm treated it as a service platform that must actively support productivity, collaboration and lifestyle.

Although this mindset was already in place at the time of acquisition, the pandemic had EMMES rethink the way that people use office space and what would make people want to return to the office. Improvements have included renovated common areas, expanded on-site amenities, tenant engagement initiatives and a multimillion-dollar plaza transformation that was completed in 2021 featuring soft seating, accent furniture and flexible shade structures. The property also offers 40 Tesla Superchargers and 44 Level 2 EV chargers.

But the transformation extended far beyond programming and amenitization. EMMES has invested significantly in upgrading the building itself, including:

• Renovating the lobby and the five-story, approximately 1,900-stall parking garage.
• Modernizing elevators and HVAC systems.
• Upgrading lighting.
• Refreshing restrooms and corridors.
• Enhancing suite and building-standard finishes.

Execution Takeaway
EMMES audits assets through the lens of daily user experience. This means mapping an employee’s full day, from arrival and lunch options to wellness, outdoor access and informal collaboration spaces.

At Centerview, this process led to investments in:

• Lifestyle amenities, such as auto detailing, EV charging, lockers and showers, a weekly farmers market and dining options.
• Productivity amenities, such as a business lounge with a conference room, kitchenette and banquet seating, and a large conference center.
• Smart building features that support flexibility and energy efficiency.

These improvements were not cosmetic; they were designed to make coming to the office feel purposeful rather than obligatory.

Activate the Ground Plane With Destination Retail

EMMES has been repositioning Centerview as a premier destination not just for business professionals but for surrounding communities.

To enhance tenant and community experience, EMMES developed Eighteen Main, a chef-driven, 17,000-square-foot dining haven with four restaurants that complement the four additional restaurants on-site at Centerview.

EMMES curated a mix of artisanal and award-winning local operators, including Goldfinch and Izakaya Osen. This approach aligned with a broader national trend of experiential retail outperforming transactional retail, particularly in mixed-use environments. Since the development of Eighteen Main, the Centerview property remains bustling in the evenings and on weekends.

“We have seen the fruits of creating dining destinations where all restaurants thrive,” said Todd Miller, partner at The 908 Restaurant and Goldfinch. “There is a built-in guest base with the business tenants, nearby hotels and the continuous addition of homes and apartments locally. People will drive 10 to 15 minutes in Irvine if you create an enticing dining destination, and that is already happening at Eighteen Main.”

Execution Takeaway
Successful repositioning requires treating retail tenants as long-term partners. At Centerview, EMMES supported operators well beyond lease execution, assisting with marketing, tenant introductions and community events.

“The EMMES team was extremely helpful in helping us get open,” said Jeffrey Tran, manager of Rise Bagels. “From installing equipment to marketing events, they were invested in our success from day one.”

This hands-on approach helped ensure early momentum, minimized vacancy risk and reinforced Centerview as a cohesive destination rather than a collection of isolated storefronts.

Build a ‘Little City,’ Not an Office Park

A recurring theme among Centerview tenants is the campus’s sense of place. Walkability, visibility and proximity to fitness, hospitality and dining have turned the property into much more than a standard office park for tenants.

Brad Nielsen, partner at Allen Matkins, cited this ecosystem as a key differentiator when selecting Centerview for the law firm’s Orange County office.

“It’s close to the airport, has amenities within walking distance, and the investment in restaurants — from takeaway to white tablecloth — creates a ‘little city’ feel that most office projects do not have.”

Execution Takeaway
Placemaking is not about large-scale redevelopment alone. Incremental improvements such as outdoor seating, public programming, landscaping, signage and events can fundamentally change how a campus is perceived and used. EMMES reinforced this sense of place through:

• A weekly farmers market.
• Tenant appreciation events and restaurant previews.
• Complimentary yoga for tenants monthly in the Centerview conference center.
• Local partnerships offering preferred pricing to tenants through an EMMES Advantagedigital card (discounts apply at local hotels, restaurants, fitness studios, etc.).
• EV charging.

These activations transformed Centerview into a social and professional hub, strengthening tenant loyalty.

Design for Flexibility and Diverse Use Cases

Centerview reflects another critical trend shaping office demand: multifunctional space. Tenants are no longer using offices solely for individual workstations.

At Centerview, offices function as:

• Collaboration hubs
• Client-facing showrooms
• Outdoor patios
• Hybrid meeting environments

This flexibility has attracted a broad tenant mix spanning legal, financial, creative, health tech, retail and media sectors.

For CCSMI, a national insurance and risk management firm, the quality and adaptability of the environment played a central role in its leasing decision.

“Employees want to enjoy their workplace and environment,” said Tracy Reynolds, corporate facilities manager at CCSMI. “A nice, clean and updated building lets our employees know that we care about their well-being.”

Execution Takeaway
EMMES designs and markets office space as a platform, not a fixed product. Layouts can evolve with tenant needs and support build-outs that prioritize natural light, hospitality-inspired finishes and employee comfort.

Align Amenities With Talent Retention

Another defining aspect of EMMES’ success is its focus on talent attraction and retention. As companies compete for skilled workers, office location and amenities increasingly influence hiring outcomes.

For lifestyle brand P.J. Salvage, Centerview’s indoor-outdoor design and community energy were key.

“This new office space has lots of natural light, customizable work areas, and a vibrant, bustling community,” said Maia Andersen, vice president of global marketing at P.J. Salvage. “As a growth-oriented company, we were looking for a more collaborative, amenity-rich space.”

Execution Takeaway
Amenities should directly support tenants’ human resources and recruiting goals. Features like EV charging, wellness-oriented design, outdoor collaboration areas and high-quality dining are no longer just “nice to have,” they are competitive necessities.

Commitment to Continuous Evolution

EMMES views Centerview as a living asset rather than a finished product. The firm continues to explore new offerings for 2026 and beyond, including on-site laundry services, grooming stations and expanded wellness concepts.

Christine Miller, vice president of marketing and communication for EMMES, focuses on building amenities, programming and customer satisfaction. “Work-life integration has redefined what tenants expect,” Miller said. “The office park of the future isn’t just about space efficiency. It’s about lifestyle and how a workplace supports employees’ daily needs.”

Execution takeaway
Repositioning is not a one-time capital event. EMMES plans for ongoing innovation, tenant feedback loops and periodic amenity refreshes to stay ahead of shifting expectations. Thus far, $50 million has been invested into Centerview, exclusive of leasing cost.

A Blueprint for Modern Office Development

Centerview’s success is not the result of a single bold move but rather a series of coordinated, strategic decisions grounded in tenant behavior, market trends and operational follow-through. EMMES has achieved this by:

• Prioritizing experience over density.
• Treating food and retail as destination drivers.
• Investing in placemaking and community.
• Designing for flexibility and multiuse.
• Aligning amenities with talent needs.
• Committing to continuous reinvention.

In a market still redefining the role of the office, Centerview demonstrates that demand has not disappeared. Rather, it has simply evolved. For developers willing to rethink traditional models and execute with intention, the opportunity remains substantial.

Justin Nguyen is executive vice president of asset management at EMMES, based in Irvine, California.