Every project is unique, and as architects it is our responsibility to not only design quality spaces for our clients but to also find creative solutions to the challenges that always arise. The prospect of creating a Class A office building at the crossroads of a historic neighborhood and Austin’s Central Business District (CBD) presented an intriguing challenge. Eagerly embracing the opportunity, we knew to expect multiple regulatory layers, site challenges, strong neighborhood interest, an adjacent historic house, and of course, the delicate balance of maximizing return on investment (ROI) for the owners. While we have learned to expect the unexpected, none of us could have anticipated the magnitude of the impact that a global pandemic would have not just on our project, but also the entire construction industry.

Perched at the junction of the historic Old West Austin neighborhood, the CBD, and Downtown Mixed-Use (DMU) districts, 701 Rio is a 124,200 gsf 5-story office space with ground floor retail and an underground parking garage. Within just 10’ of the east property line sits the Historic Martin House, one of several low-rise historic buildings and homes around the project registered and preserved by the Texas Historical Commission and the Original Austin Neighborhood Association (OANA). To the south stretches the CBD, where the properties increase in density and size to match Austin’s rapid growth.

BGKA was challenged to bridge the crossroads, taking cues from the historic neighborhood, and facilitating regular meetings with interested stakeholders. As a result, 701 Rio acts as an intermediary between the distinct districts; its modern vernacular reflects its commercial neighbors, while its low-profile and quiet streetside presence respects its residential neighbors. The project was even approved by the OANA for its careful use of materials and sensitive inclusion of public space at the ground floor level.

Beyond location, the site itself presented challenges such as a Capitol View Corridor (CVC) that runs through the northwest corner of the site and a 60’ height limitation due to a conditional overlay. To meet the proforma, BGKA was challenged to maximize quality leasable area while staying below the height limit. Each floor’s square footage was expanded as much as possible to the property lines.  A 20’ grade change across the site presented its own issues, but also allowed the team to use the preconditions of the site to inform the design. The building’s 5-story height was achieved by placing about half of the first floor underground.

To meet egress requirements, the northeast side of the building features stairwells for quick access to the alley, as well as a loading dock and aboveground access from the back of the garage. The grading along created an opportunity for amenity spaces that did not require views along the back alley allowing Rio Grande St. and 7th Street to remain visually appealing and connected to the neighborhood.

Located at 600 W 7th Street and registered as a Texas Historic Landmark, the Martin House was built in 1903 for the Martin family, who were a part of Austin’s business history and local wild game conservation. It served the family for many generations until 1971 and is a gorgeous example “of both Queen Anne and colonial revival styles” (Texas Historical Commission, “THC”). Maximizing the leasable floorplates placed 701 Rio within 16” of the property line, just 10’ away from the Martin House. For this reason, vibrations at the foundation level of 701 Rio and the Martin House were constantly monitored, and electronic distance measurements for movement were taken every 15 minutes. With only 10’ between the 60’ deep garage excavation and the house, tiebacks in the eastern wall of the underground garage were installed into the adjoining property and under the Martin House. Great caution was taken to ensure that the Martin House suffered no damage throughout the process, and it now serves as a cozy neighbor to 701’s modern aesthetic.

While an underground parking garage complied with the height limits, it further blended the building with the neighborhood by making the first floor pedestrian friendly. To achieve the desired number of parking spaces, the garage would need to extend 5 levels underground. To meet a tight schedule, shotcrete was used to construct the underground parking because of its fast application and short curing time, as well as the reduced amount of formwork it required. This allowed for the garage to have an accelerated schedule, keeping the project on track even with all the challenges of construction during the height of the pandemic.

Many challenges arose aboveground as well; a large amount of glazing was desired to capture the maximum amount of natural light, as well as broad views of the city on all sides of the building. However, building code restricted the amount of glazing on the eastern façade due to the proximity to the property line adjacent to the Martin House. BGKA researched solutions to maximize natural light while also mitigating risk to both buildings. A special transparent firewall system, Vetrotech’s ConraFlam 60 glazing, was chosen for the eastern wall, achieving a consistent character of transparency on all facades.  

Although 701 is the new kid on the block, it’s having no problem fitting in. The building invites locals and residents into the space through a street-level porch and maintains the existing sidewalk and trees so as not to disturb the pleasant urban fabric. These trees dissolve the building from view of the surrounding homes, and in the glimpses you do catch, the residential brick with flush mortar joints used on the upper levels resembles the older brick styles found in the surrounding neighborhood. Selective use of elevated materials maximizes design impact while maintaining the budget. For example, Norman-style brick with a rake mortar joint envelopes the lower level to enhance the pedestrian experience at the ground level. Contrasting the dark brick and providing a climbing surface for flowering vines, the dark brass metalwork wrapping the entry porch creates a piece of art that has already captured the attention of wedding parties, photographers and was recently featured in a TV commercial.

Despite a global pandemic, the original construction schedule of 18 months was maintained. Our team was able to maximize the budget to design Class A amenities to attract today’s workforce. Achieving Austin Energy Green Building (AEGB) status, 701 Rio includes bike and scooter parking, a fitness studio, locker rooms, ample natural daylight, views on all sides of the building, low VOC materials, and enhanced environmental air quality for occupant health and well-being. An extensive rooftop terrace provides outdoor work and meeting spaces along with a venue for more formal events.

701 Rio was created by honoring the cherished parts of old Austin while accepting the area’s need for fresh spaces and modern amenities to attract today’s workforce. In the same way the roof terrace provides a sweeping view of the city’s lush hills and vibrant downtown, this project will be able to watch Austin grow and mature from its niche.