| JS Vig Oversees Building Renovation in Lone Star State |
 Most contractors and architects know that renovation is both challenging and rewarding. JS Vig found this to be true when it managed the renovation of two buildings in Austin, Texas. JS Vig’s job was to direct the renovation of two buildings located in downtown Austin and transform the rundown structures into Class A mixed-used properties. One of the buildings, Brazos Place, was originally a hotel back in the 40s converted into office and retail space. The other building, Capitol Tower is a parking garage and office building built in the 80s. The 14-story Brazos Place needed a lot of work. “We were faced with a building that had a bad reputation as a poor quality building,” says Mac Holder, the architect of record for the project. “The businesses in them--people didn’t really want to go into them” Sometimes a renovation of an old building uncovers some gems—like crown moldings or decorative ceilings. Ron Pennington, project manager, JS Vig, says Brazos was full of surprises too, albeit not the good kind. “It wasn’t a beautiful, ornate building. Every time we broke into a wall we found something different—we had problems with asbestos and structural issues.” Holder says the building as it was barely met code. “It had a lot of flaws, a lot of code infractions. It was not a safe building. I wouldn’t want to have office in it because I’m not sure you could get out if there was a fire.” Aesthetically, it didn’t have much going for it either. Low ceilings, dark glass and poorly sectioned off offices, made for what Holder describes as a “cave-like, oppressive space.” To add insult to injury, the building had been renovated before—poorly. “Everything they had done to renovate seems to have been a mistake,” says Holder, pointing out exterior bay windows that weren’t actual bay windows on the inside; a low entrance that didn’t take advantage of a beautiful church view and the holes cut in the floor in an attempt to open up some of the lower floors. “That was really the crux of it, we had a bad outside and a bad interior,” says Holder, laughing. “Other than that, it was fine!” The work was extensive. “We have torn this building down to its shell,” says Pennington. “We completely renovated the exterior, we took it off and put it back together.” Holder says the outside walls and dark glass came off and in its place sliding glass doors with high-tech, anti-heat glare windows with almost-clear glass. The offices have been turned into condominiums with balconies and new windows. Christopher Enright, consulting design architect, says decorative restraint gave the building’s exterior a very clean, updated, loft-like exterior. “We used very little decorative elements and it’s mostly based on the form and the windows, colors and textures. It’s sleek and contemporary.” The building will have 72 condos on floors seven to 13, office condos on the fifth and sixth floors, leased office space on the third and fourth and retail on the first and second. Holder says opening up the space for roomy condos was the goal. In some of the rooms, the ceilings were taken out and opened up to almost nine feet. Mechanical items were relegated to the bathrooms, closets and kitchens where the ceilings remained seven feet. “We exposed those rooms’ ceilings to give them a high tech industrial look. We got the volume and the volume was the whole key.” In the offices, volume was also key. In most of the office areas duct work was consolidated to get higher volumes. In those offices that had to keep the low ceilings, wider, larger windows were put in to make the space less confining. The lobby was clad in marble, however, says Mac despite this high-end finish it wasn’t well done. Colored glass and stainless steel was used to update the appearance. For the cabinets and desks, a mixed terrazzo was used and combined with granite floors, the circular and linear materials make for a striking contrast. “The colored glass above to highlight the lobby brings a sparkle to it that the marble didn’t have. It makes it more appealing. A lot of stainless steel in the lobby in corner and things like that brightens and lightens and gave it a clean look,” says Holder. The final, and most important element—safety—was addressed by tearing down one stairwell and putting in a pressurized stair system that meets all codes. “It makes it a much safer building—if you get to that stair you are out.” The second building, Capitol Tower, while not as problematic as Brazos had its issues as well. “The tower was built in the 80s and Austin in the mid-80s is a time when there was way too much construction and things were being put up with way too little consideration and quite a bit of sub-standard products,” says Holder. The 20-story building had parking on the first 10 floors and office space above that. Because its use was going to remain much the same, it wasn’t changed as significantly as Brazos, says Enright. “We modified it and we did the interiors and streamlined the lobby.” Holder says the garage was painted with gray material that had faded and mildewed. It was also encased in silver, reflective glass—a mistake that could be felt acutely in the Texas summer. “We took all the glass out because it was beginning to cloud and fog up.” The same high-tech glass used in Brazos was put up on the north side to protect from the north winds in the winter. The east and south sides were replaced with a transparent material that lets air in. “The concrete stays a moderate temperature and the summer is seldom over 80 degrees now,” says Holder. “It’s all vented now and you don’t have to use these huge fans that made a lot of noise and used a lot of energy.” The lobby small entry doors opened onto black marble floors and wall, creating a dark, small-seeming space. The offices, upper lobbies, corridors and elevators sported poor finishes. “It was kind of a utilitarian building as far as I was concerned,” says Holder. The team painted the exterior white, refinished everything else and opened up the entrance. “We made a glass wall over two stories tall,” says Holder. “You enter into a glass wall that’s almost not there. There are some doors, but you feel like you are outside.” Holder says the marble was kept in the lobby, but it was lightened with use of stainless and aluminum to lighten it up. “So we have a very inviting main lobby that brings you into the building and makes you feel like you are in a Class A space.” “It is a much more updated, exciting urban lobby,” says Enright. “This building has a completely new identity.” Lofts may go in the Capitol Tower’s 20th floor, but nothing definitive has been planned yet. Although unfinished, there is a lot of interest in both buildings. Pennington says 12 of the Brazos condos have sold already and a bank is slated to move into Capitol Tower upon completion. Brazos Place and Capitol Tower, are expected to be finished by January. .JS Vig Construction is managing the construction project for Pomeroy Investment Corporation. JS Vig has a joint venture, general contractor partner, LAGO Builders, Inc., based in Austin, Texas. |
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“With its tremendously skilled, hard-working team, J.S. Vig Construction helped fulfill the vision that the City of Romulus had in mind when we set out to build the Romulus Athletic Center. Thanks to J.S. Vig, the Romulus Athletic Center is now a beautiful, award-winning and popular athletic facility that has become the jewel in Romulus' crown.”
Tim Keyes
City of Romulus
Tim Keyes
City of Romulus
“It has been a pleasure working with J.S. Vig on numerous projects over the past few years. They exhibit professionalism and honesty in their work, along with a willingness to look at options and alternate approaches to make project happen and succeed.”
David Esau, AIA, LEED AP
Cornerstone Design Inc
David Esau, AIA, LEED AP
Cornerstone Design Inc
“ J.S. Vig is a company that is easy to work with because of their integrity. Our two firms have prospered from an over 30-year relationship, including many projects and personnel, which could not have happened without ongoing dedication to quality and honesty.”
David Zanely, LEED AP
Wilkie & Zanley Architects, A Sidock Company
David Zanely, LEED AP
Wilkie & Zanley Architects, A Sidock Company
“I have enjoyed over a 20-year relationship, built on honesty and professionalism, with J.S. Vig Construction Company.”
John Wilkie, AIA
Wilkie & Zanely Architects, A Sidock Company
John Wilkie, AIA
Wilkie & Zanely Architects, A Sidock Company
“J. S. Vig Construction Company has built over 500,000 sf for Avis Farms. We have found their staff and subcontractors to be honest, creative and responsive in meeting our aggressive project goals.”
Trish Kalmbach
BOSC Equities
Trish Kalmbach
BOSC Equities
“…Simply one of the most organized and talented construction teams that I have had the pleasure of working with in 25 years.”
Greg Heil
President, Heil Partnership
Greg Heil
President, Heil Partnership
“J.S. Vig Construction Company is honest, efficient, responsive, and completes each project with the client's needs in mind.”
Jerry Reinhart
President, Pomeroy Investment Company
Jerry Reinhart
President, Pomeroy Investment Company
“While this was an extremely difficult project in terms of phasing and working around our children, the employees of J.S. Vig did an outstanding job!”
Kurt M. Sebaly M. Ed.
Pentickton Center for Blind Children
Kurt M. Sebaly M. Ed.
Pentickton Center for Blind Children
“Through the entire pre-construction and warranty phases, your people have been responsive, professional, and cost-efficient. I would welcome the opportunity to recommend your firm and look forward to working together in the future.”
Larry Reed
Metavante Corporation
Larry Reed
Metavante Corporation
