Marina Gateway Industrial Center was built as a 294,000-SF speculative project on 13 acres with 32-foot clearances, but it was leased to Italian syrup maker Torani during construction. As a result, Miyamoto was contracted to build a new 36,000-SF office mezzanine to support the corporate headquarters. Miyamoto worked closely with a general contractor, KPRS, to ensure construction continued smoothly while build-to-suit requirements for Torani were engineered.