Austin Office Tenant Improvement and Electrification

Phase 1 of this 35-floor tenant improvement project for a confidential client in downtown Austin, encompassing 190,000 sq. ft., was initiated in February 2020.

This phase includes four full floors dedicated to office, conference, and breakroom spaces, and two partial floors housing fitness facilities, locker rooms, and massage rooms. The project also covers the building lobby and bike storage. The design is rooted in ecological principles, drawing inspiration from natural systems to promote well-being.

The project incorporates advanced sustainability features in pursuit of LEED ID+C Gold certification:

• photovoltaic panels
• fully electric kitchen
• “Blue Roof” irrigation system on terraces
• daylight-sensing lights

The design also provides for adaptable spaces that allow shifts in function as the company’s needs change.

Innovations 

The project’s intent is deeply mindful of its environmental impact, monitoring systems, and user experience. 

From the outset, the client sought to electrify the kitchen entirely. Our design teams diligently reviewed and revised equipment specifications to implement this directive. As construction began, our teams assessed the feasibility of electrifying the buildout and the building itself. Our engineering teams thoroughly analyzed the existing systems and identified steps for phased electrification to align with future expansion goals. Proposed solutions included replacing natural gas boilers with water-source heat pumps and electric boiler backups, resulting in a 60% reduction in carbon dioxide emissions—equivalent to 950 metric tons annually. 

In addition to the electrification study, we installed photovoltaic panels on the balconies, which also provide shade for those using the balconies as secondary workspaces. The terraces feature a blue-roof irrigation system that collects excess water under planting pavers, allowing it to evaporate into the vegetation. 

Our client’s design leads guided us to cutting-edge strategies for organizing the return-to-office workspace. We achieved this through the deliberate design of “buzzy” zones for collaboration and “focus” zones informed by the physical characteristics of the space. 

Cost Reductions

Cushing Terrell added significant value to the project by closely collaborating with the client and general contractor to navigate market volatility, ensuring budget and schedule adherence. We employed strategic cost control techniques, including early release packages for long-lead items and regular budget checks at critical milestones, which kept the project on track. Extensive clash detection during the design phase prevented costly changes during construction, while expedited submittal reviews further supported timely project delivery. We adjusted the mechanical equipment specifications, necessitating additional coordination with food teams and even reconsidering methods and timing for bringing this equipment into the building.

Due to the challenges of the pandemic, the project team maintained strong communication, leading to a final space that fosters community, flexibility, and sustainability, exceeding client expectations and providing a welcoming workspace.

These changes ensured compliance with the construction timeline and budget.