Sara Gilbert-Kay is the Commercial Engagement Project Coordinator for Charlotte Douglas International Airport, where she works at the intersection of public infrastructure, private partnerships, and large-scale project delivery. Her career path into the AEC industry has been shaped by adaptability moving from construction coordination roles into owner’s representation, public sector project management, and economic development initiatives across the Charlotte region.

We sat down to discuss her career pivots, what she’s learned working between the public and private sectors, and how flexibility has shaped her professional growth. We also explored the unique challenges and opportunities of working at the airport, and how large-scale infrastructure projects can create meaningful impact for the broader community...

Branden Piks:

"On the other hand, thinking about the private development perspective, especially with projects like the Destination District, I’m curious what you’re seeing in terms of interest and demand around the airport.

What types of development opportunities are people asking about or pursuing? Retail, hospitality, housing, or other uses? And as growth continues pushing west and transportation infrastructure expands, what trends are you seeing in how people want to develop near the airport?"

Sara Gilbert-Kay:

"When you think about the recent bond referendum and the broader push for transportation improvements, that’s really a community-driven decision that’s going to have a major impact on development patterns. We’ve already seen what transit investment can do in a place like South End, and similar infrastructure on the west side could completely reshape that area.

That kind of transformation is a strong indicator of what’s possible as transportation expands and connectivity improves.

From a development standpoint, there have been studies done that point to clear gaps and opportunities. Hospitality is a big one, along with restaurants and supporting commercial uses that serve both travelers and the surrounding community.

There is definitely a need that could be filled for hospitality. As growth continues to move west, those types of uses are likely to follow and help activate the area around the airport."

​Read the Full Conversation Here​

The National Observer: Developers, owners find new way to fill office space

"Grubb Ventures President Gordon Grubb had no idea how successful the spec office-suite program would be at the Raleigh Iron Works development, considering he felt like the company joined the rising trend late. Before the developer added the spec suites at the property in North Carolina’s capital, the office space was hovering around 60% leased..."

​Read Full Article​

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How does this impact our region?

Lately, I’ve been hearing, seeing, and noticing the market shift in how office space is being delivered in Charlotte. It’s regularly showing up in conversations with brokers, developers, and clients and reinforced by recent coverage on the rise of spec suites locally. Instead of waiting on tenants to drive design, landlords are increasingly delivering move-in ready, speculative suites to reduce vacancy and speed up leasing.

This shift is largely tied to post-COVID tenant behavior as companies are moving more cautiously, prioritizing flexibility and speed over long lead times. In Charlotte, that’s translating into a continued flight to quality, where newer, amenitized, and ready-to-occupy spaces outperform older inventory.

At the same time, broader market data shows that turnkey and spec office environments are leasing faster, simply because they remove friction from decision-making. Tenants can walk a finished space, understand exactly what they’re getting, and move quickly. This aligns with national office trends where demand is increasingly concentrated in higher-quality, move-in-ready spaces.

For Charlotte and the broader Southeast, this creates a specific development dynamic. We’re still seeing strong job growth and in-migration, but office demand is more selective and experience-driven than it once was. Buildings that can adapt quickly (through spec suites, phased upgrades, and repositioning) are the ones gaining traction.

What stands out to me most is what this means for our role as architects.

Office projects used to follow a linear path:

Base building → lease → tenant build-out

Spec office disrupts that sequence. Now, we’re seeing opportunities to engage at multiple points within the same asset:

• Designing or repositioning the base building shell
• Developing vanilla box or spec suite prototypes
• Executing tenant-specific fit-outs

That layered involvement creates continuity both in design and in our understanding of building systems and constraints. It allows us to be more efficient and ultimately more valuable to ownership teams over time.

There’s also an operational advantage. Staying involved across phases improves coordination, reduces rework, and builds familiarity with the asset, something that becomes increasingly important as landlords scale spec suite strategies across floors and portfolios. More broadly, industry insight shows that office buildings are increasingly being repositioned in response to hybrid work patterns and evolving tenant expectations, rather than relying on one-time upgrades.

Design expectations are also evolving alongside this shift. Tenants are placing greater emphasis on flexibility, natural light, and amenity-rich environments, pushing landlords to rethink how space is delivered even before a lease is signed.

At a regional level, this mirrors what we’re seeing across other high-growth Sunbelt cities. Office demand hasn’t disappeared, it’s just evolved and rebranded. And in that evolution, spec suites have become a practical tool for aligning what tenants want today with what existing buildings can realistically deliver.

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Summary Thoughts: The Impact on CLT Architecture...

• We’re being brought into the conversation earlier, and that’s a good thing. Spec suites are pushing design upstream into the leasing strategy, which creates an opportunity for us to help shape how space is positioned.
• One building can turn into multiple touchpoints for design. From repositioning a shell, to developing spec suites, to tenant-specific fit-outs, there’s real value in staying involved across the full lifecycle of a project and building that continuity over time.
• Speed and clarity are starting to drive design decisions. I’m seeing more demand for spaces that are easy to understand, quick to deliver, and flexible enough to adapt without sacrificing quality or experience.
• Understanding the base building matters more than ever. The more familiar we are with base building systems and constraints, the more effectively we can design across phases, coordinate with consultants, and create efficiencies for ownership.
• Charlotte feels like the right market for this approach. With the level of growth and in-migration we’re seeing, demand is still high, it’s just gotten more selective. Spec suites seem to be a practical way for landlords to meet that demand, and a meaningful way for us to stay engaged in shaping these buildings over time.

atelierjones | Heartwood | Seattle, WA

​Heartwood provides a replicable model for future tall timber buildings across the country.​

Construction is underway on our latest hospitality project, Roots Café – Madison Park, an expansion of the well-known local concept bringing its next location to the Charlotte market. Known for its approachable, American-style fare and strong neighborhood presence, Roots has built a loyal following — and this new space is an opportunity to extend that experience into a new community.

The project is currently in the early phases of construction, with demolition complete and new work beginning to take shape. As with many second-generation restaurant spaces, the process has required a careful evaluation of existing conditions and systems, setting the groundwork for a full reconfiguration that aligns with the new program and operational needs.

Our team is actively coordinating with Foard Construction on final finish locations and specifications, ensuring that key design elements are being integrated early as the space is rebuilt. In parallel, we’ve begun developing exterior signage concepts — an important piece in establishing Roots’ presence along the street front and reinforcing its identity within the neighborhood.

From a design perspective, this project is about translating an already successful brand into a new environment — maintaining the familiarity that customers expect while adapting the space to fit the existing building constraints and opportunities. The goal is to create a welcoming, durable, and highly functional setting that supports both day-to-day operations and the broader dining experience.

As construction progresses, this project continues to highlight the balance between brand consistency and site-specific design — a dynamic that sits at the core of much of our hospitality work. We’re looking forward to seeing this one take shape in the months ahead and contribute to the continued growth of Madison Park’s local food scene.

"You either find a way or you find an excuse."