M Station at Morristown

Overview

Opportunity

Solution

Impact

Team

M Station at Morristown reimagines the suburban office building as a transit-oriented development with mixed-use amenities, Class A office space, and walkability.

Location

Morristown, New Jersey

Client

SJP Properties

Expertise

Office Developers [FPO] Climate Action [FPO] Sustainability [FPO] Built To Suit & Headquarters [FPO] Mixed Use [FPO] Retail Centers

Opportunity

Suburban office markets face pressure to evolve beyond single-use developments as employees increasingly prioritize public transit, amenities, and quality of place.

Underperforming office developments struggle to attract premier tenants as companies increasingly prioritize modern workplaces, transit access, lifestyle amenities, and environments that support talent recruitment and retention. The shift toward experience-driven workplaces is challenging companies to think boldly about how their spaces support both employees and authentic neighborhood connection. As workforce expectations evolve, Morristown’s activated downtown continues to attract these types of tenants but lacked office inventory to meet demand.

Why This Matters

01
Cultivating Transit-Oriented Developments
With proximity to the Morristown Train Station, M Station had an opportunity to repair the urban fabric and enhance walkability from the station through downtown.
02
Activating Downtowns
Centrally located, M Station had to influence civic connection, community wellness, and street activation by prioritizing sustainability and accessibility.
03
Attracting Talent and Tenants
M Station was a speculative build. Success was contingent on securing high-quality tenants to bring an influx of daytime workers to Morristown’s vibrant community.

The groundbreaking at M Station represents an important milestone in the evolution of downtown Morristown, as the development will add another dynamic to the vibrant atmosphere that has taken shape near The Green over the last decade.” - Tim Dougherty, Mayor, Town of Morristown

Solution

Success was defined by the ability to fulfill tenant expectations and community aspirations. With Gensler serving as both tenant and landlord architect, the design team created a transit-friendly and walkable campus that became a model for the next generation office building.

From brief to build: how street activation, wellness, and transit access transformed the concept of a suburban office building.

Recognized as Morristown’s most significant commercial development in decades, M
Station's design incorporated public opinion and ensured the development was contextual to the town's existing architecture and neighborhood. Community feedback informed sustainability, scaling down the building mass and adding a pedestrian promenade extending 50 feet from the street. A designated courtyard for rideshare and shuttle drop off further prioritizes safety by diverting car traffic from the entrance. Aligning with the town’s existing architectural heritage, the design team created a module-based algorithm to specify a randomized pattern for the terracotta brick facade.

Mass Evolution

The design team incorporated community input through the building’s height and massing. A series of setbacks create the pedestrian promenade.

Impact

Combining walkability, retail, transit, and contextual architecture, M Station creates a workplace experience competitive with leading urban markets.

What Changed Because of This

01
Tenant Demand
M Station is fully leased by two premiere tenants, Sanofi and Deloitte. Its entry to Morristown has a ripple effect for other well-established employers seeking a downtown environment for talent retention and recruitment.
02
Sustainable Stewardship
The property pushes the boundaries for suburban office building design with its exacting standards for energy use, lighting, water, material use, and other features, including its green rooftop.
03
Public Realm
M Station’s scaled back façade and deep covered walkway with outdoor seating and retail livens the street, protects, and creates a pedestrian-friendly experience.

M Station represents a pivotal moment in Morristown’s evolution; an architectural bridge linking the town’s historic Green to its transit hub, uniting business, community, and civic life.

Recognition

01

CoStar

year for northern New Jersey.

02

Real Estate NJ

Gensler’s principal Reid Brockmeier says M Station is a factor for the flight to quality in suburban downtowns.

03

New Jersey Business Magazine

M Station becomes a two-time honoree for the new good neighbor award, recognizing its commercial real estate, design and economic impact in the community.

Team

Project Leadership

Reid Brockmeier

As Managing Director of Gensler’s Morristown, New Jersey office, Reid Brockmeier advises Fortune 500 clients across the sciences, consumer products, financial services, and retail sectors.

Becky Button

With nearly three decades of experience, Becky is a recognized leader in workplace design and client relationship management. She translates clients' goals into innovative, world-class environments that enhance performance, culture, and employee experience.

Roger Smith

Roger Smith believes in the power of design to transform cities and strengthen communities. He brings deep expertise in translating community needs and aspirations into inclusive environments that serve a broad range of people.

[FPO] Rene Cruz

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FAQ

01

What is innovative about M Station at Morristown?

M Station contributes to Morristown’s local economic vitality while offering tenants stronger connections to community life with access to amenities and public transit.

02

What tenants occupy M Station?

Sanofi occupies 260,000 square feet in M Station West, while Deloitte is the primary tenant for M Station East.

03

How many square feet are M Station’s two buildings?

M Station West is 260,000 square feet. M Station East is 120,000 square feet.

04

What features are on the rooftop?

M Station features a variety of terraces and a fully landscaped rooftop on M Station West. The rooftop includes dedicated technology-enabled meeting spaces, firepit, bar, rooftop yoga space, and social lounging areas.

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Related Expertise

Office Developers Climate Action Sustainability Built to Suit & Headquarters Mixed Use Retail Centers

M Station at Morristown reimagines the suburban office building as a transit-oriented development with mixed-use amenities, Class A office space, and walkability.

Suburban office markets face pressure to evolve beyond single-use developments as employees increasingly prioritize public transit, amenities, and quality of place.

Why This Matters

Success was defined by the ability to fulfill tenant expectations and community aspirations. With Gensler serving as both tenant and landlord architect, the design team created a transit-friendly and walkable campus that became a model for the next generation office building.

From brief to build: how street activation, wellness, and transit access transformed the concept of a suburban office building.

Combining walkability, retail, transit, and contextual architecture, M Station creates a workplace experience competitive with leading urban markets.

What Changed Because of This