811 Barton Springs
Tenant Experience Renovation
Austin, TX
811 Barton Springs, owned by Barings and managed by Transwestern, was recently renovated to enhance the tenant experience, increase leasing activity, and fill building vacancies. Leveraging lobby improvements previously completed by FYOOG, an IA company, the IA team’s design creates a cohesive, immersive experience, making the new amenity center the best-in-market offering for a building of similar size in Austin’s central business district.
The renovation transforms an existing tenant suite into a multi-functional amenity center, seamlessly integrated with the lobby through subtle furniture transitions and a cohesive materials palette that enhances continuity and flow. Designed for flexibility, the space can expand or contract through synergistic programs and adjacencies, maximizing utility and dynamically adapting to varying needs.
Hall + Marrick Photography. FYOOG's red felt central feature wall takes advantage of light and shadow with its graduated, textural design, mimicked by the adjacent wood paneling.
At the heart of the center is an open café and hospitality hub, featuring millwork-enhanced islands for catering events and tenant gatherings with a variety of seating arrangements designed for socializing or remote work.
The meeting and collaboration areas offer four phone rooms—two tailored for video calls and two for brief conversations—alongside two large meeting rooms with an operable partition for flexibility to align with different-sized events.
A comfortable lounge with seating options, anchored by a central fireplace, transitions into a library space for focused work and relaxation.
The fitness center features state-of-the-art equipment and a smart workout mirror. A large, custom mural adds vibrancy and energy, reinforcing the space's dynamic nature. Two gender-neutral shower rooms and a dedicated bike storage area are convenient for tenants.
Outside, a newly developed amenity deck anchored by three majestic oak trees offers a peaceful retreat under dappled sunlight. Designed in collaboration with landscape designer Oro, the space features lush greenery, a choice of seating areas, and a designated area for food trucks.
The integration of unique graphic elements as key design components enhances the identity and character of the space. Adding visual interest to the hospitality-oriented pre-function area, a custom wall graphic designed by IA’s Experiential Design team is a collaboration with a local fiber artist that brings a distinct artistic touch to the environment.
The IA lighting team also played a crucial role in specifying custom light fixtures that contribute to the ambiance, further elevating the user experience.
The overall aesthetic of the new amenity center competes with the best in Austin’s central business district. Lush materials, curated furnishings, elegant lighting, and highly functional spaces establish a premium environment. Transitions between the spaces are intuitive for an immersive experience that blends public and private areas to meet different engagement levels. The strategic design ensures that each component of the center operates independently in harmony with adjacent spaces, ensuring maximum flexibility.
Photography by Andrea Calo