DECEMBER 3RD, 2025
COVER LETTER COVER LETTER
December 3, 2025
AQUILA Commercial
1717 West Sixth Street, Suite 400
Austin, TX 78703
Attn: Dustin Hogzett
Re: Cielo Center Repositioning
Request for Qualifications & Proposal – Architectural Design Services
Dear AQUILA Commercial Team:
Plunkett Raysich Architects, LLP (PRA) is pleased to submit this Statement of Qualifications & Proposal to AQUILA Commercial for the redevelopment of Cielo Center. This response contains the requested qualifications and our preliminary fee proposal. You will find information on our design philosophy and project approach illustrating our commitment to thoughtful planning, sustainable design, budget management, and client-centered processes that facilitate your goals. In addition, resumes of our key staff demonstrate our team qualifications as well as examples of relevant project experience.
PRA is a 90-year old architecture and interior design practice headquartered in Milwaukee, WI with five offices in four states, and over 120 total employees. Our Austin Studio staff prior to 2024 was NoackLittle Architecture and Interiors for 22 years. Our team is experienced, qualified, and expert in commercial office building design – including architecture, interiors, and furniture. We have a proven track record of devising solutions that create identity, flexibility, and long-term viability
In a competitive economy, tactical office building renovation allows a property to reach its potential in the market. We are acutely aware of the challenges and opportunities facing a landlord in today’s competitive and fast-paced real estate marketplace. We have a proven track record of inventing solutions that create identity, flexibility, and long-term viability. Cielo Center is well known to the Austin PRA staff – we studied the property in 2016 and presented repositioning ideas to a prior owner in 2016, and we have designed several tenant improvements over the years. We are well aware of the unique features of Cielo Center, both its strengths and weaknesses.
The prospect of working with AQUILA Commercial to invigorate Cielo Center excites us very much! Cielo Center has the potential to be an office campus that encourages return-to-the office and is engaging beyond the typical workday. We enjoy what we do and we make sure the process is enjoyable for all involved through careful client education, skilled issue resolution, diplomacy and always, an appropriate sense of humor.
Sincerely,
Clay
Little, AIA, RID Partner, Plunkett Raysich Architects, LLP
claylittle@prarch.com l 512.851.1903
Chris Noack , AIA, NCARB, RID Partner, Plunkett Raysich Architects, LLP
cnoack@prarch.com l 512.851.1906
YOUR PROJECT
METHODOLOGY 4. COMPARABLE PROJECTS
5. PROJECT STAFF 6. FEE PROPOSAL & ASSUMPTIONS 7. SCHEDULE 8. REFERENCES
WHO WE ARE WHO WE ARE
OUR PROMISE
At Plunkett Raysich Architects, LLP, we don’t merely design buildings; we create spaces for people, that inspire people.
OUR PASSION IS GREAT DESIGN
We take pride in bringing together physical elements with pure imagination to compose a facility brand that opens minds. We create spaces that invite people in and inspire all who occupy them. We believe practical can complement innovative. We know that environments are made for the people who use them, and we believe that our vision is matched only by our client’s aspirations. Great design is our passion – it’s what we bring to our clients every day.
FIRM HISTORY
Plunkett Raysich Architects, LLP, was established in 1935 by founder Henry Plunkett, which means that this year we are celebrating our 90th anniversary. Today, PRA is a multi-faceted national firm specializing in creating and reimagining a variety of community environments.
PRA LEADERSHIP
Partners at PRA include Andrew Bell, Kevin Broich, Michael Brush, Gregg Golden, Jedd Heap, John Holz, Devin Kack, Nicholas Kent, Steven Kieckhafer, Scott Kramer, Clayton Little, Chris Noack, Jason Puestow, Larry Schneider and Michael Sobczak.
FIRM EXCELLENCE
STAFF EXPERTISE
Plunkett Raysich Architects, LLP, is a full service architectural and interior design firm employing over 120 professionals.
LICENSED IN
Arizona, California, Colorado, Connecticut, Delaware, Florida, Illinois, Indiana, Iowa, Kansas, Maine, Maryland, Massachusetts, Michigan, Minnesota, Mississippi, Missouri, New Jersey, New Mexico, New York, North Carolina, North Dakota, Ohio, Oklahoma, Oregon, Pennsylvania, South Dakota, Texas, Virginia, West Virginia, and Wisconsin.
We also have 21 NCARB Architects on staff, allowing registration in most states within the United States.
LOCATIONS
Austin, TX
220 Industrial Boulevard Suite 101 Austin, TX 78745 512.851.1900
Madison, WI 2310 Crossroads Drive Suite 2000 Madison, WI 53718 608.240.9900
Milwaukee, WI 209 South Water Street Milwaukee, WI 53204 414.359.3060
PROJECTS IN
Sarasota, FL 1970 Main Street Suite 201 Sarasota, FL 34236 941.348.3618
Waterloo, IA 327 East 4th Street Suite 204 Waterloo, IA 50703 319.233.1163
WHAT WE DO WHAT WE DO
CORPORATE & COMMERCIAL
HOSPITALITY & SPORTS
PLANNING
Site Planning/New Urbanism Design
Building Programming
Master Planning
Space Planning
Capacity Studies
Feasibility Studies
Facility Maintenance Studies
Technology Planning
LEED®/Sustainable Design and Planning
Visioning and Facility Branding
Facility Needs Assessment
Rapid Access Prototyping
MULTI-FAMILY
RELIGIOUS
CIVIC
SENIOR LIVING
HEALTHCARE
EDUCATION
INTERIOR DESIGN
Material and Color Selections
Furniture Selection and Procurement
Furniture and Finishes Standards
Lighting
Art and Accessory Selection
Exterior and Interior Signage
Graphics
Window Treatments
ARCHITECTURAL
Concept Development
Preliminary Design
Schematic Design
Construction Drawings and Specifications
Cost Control
Energy Conservation Analysis
Engineering Coordination
Building Information Modeling / 3D Modeling
Code Compliance Consultancy
CONSTRUCTION
Contractor Selection
Bidding Review
Construction Administration
Product Review
Schedule Tracking
Quality Assurance
Post Occupancy Evaluation
BUILDINGS CORPORATE BUILDINGS
A well-designed office building offers value today and for the future. Our portfolio includes new ground-up design and the redevelopment of aging properties across an array of commercial project types and owners. Each project reflects the immediate objective and offers layout flexibility for internal changes as needs change in the future.
Investors Associated Office Building | Madison, WI
Duluth Trading Company Headquarters | Mt. Horeb, WI
TCOR Office New Braunfels, TX
Chad Jones Law | College Station, TX
1300 Guadalupe Office | Austin, TX
Goodwill Community Center | Austin, TX
Bader Rutter & Associates, Inc | Milwaukee, WI
Fidelity Investments Office Building | Madison, WI
INTERIORS CORPORATE INTERIORS
Today’s office space provides much more than desks for individual work and conference rooms for meeting. People go to the office to connect with colleagues and the company culture. We know that thinking, performance, innovation, and loyalty are enhanced by a well-designed work environment that offers staff a compelling reason to come to the office.
Bader Rutter & Associates, Inc | Milwaukee, WI
Tableau | Austin, TX
Bluemound Office Building Brookfield, WI
Q2 Office | Austin, TX
Enterprise Holdings ARMS Office | Madison, WI
Q2 Office | Lincoln, NE
MRA Office | Pewaukee, WI
We have all heard the conventional wisdom that office building tenants are moving from Class B and C buildings to Class A buildings. The industry has even coined a phrase to capture the essence of why this is happening–The Flight to Quality. At PRA, we believe the competition for tenants is fierce, and building owners can separate themselves by offering more than quality. They can offer what business owners and employees really want in a workplace:
A strong First Impression
Inviting Social Spaces
Rejuvenating Wellness Spaces
State-of-the-art Conference Centers
Enhanced Amenities
To put it simply, business owners are looking for spaces to help their business and people thrive. The building owner who can give employers and employees the things they need to enhance their business, do their jobs, improve their wellbeing and simplify their lives will stand out from the competition. It is not just quality tenants are flying to; it is The Flight to WOW.
PRA has been considering improvements to the Cielo Center since 2016, when we submitted ideas for improving the facility as Noack Little Architects. The same team is at it again, this time creating a new set of ideas to address the changing times and new ownership. On the following pages, you will see our experience creating spaces designed to elicit those magic three letters in all who see and experience them, and our thoughts on how to bring the WOW to the Cielo Center.
FIRST IMPRESSIONS
FIRST IMPRESSIONS
We believe the Cielo Center has several unique opportunities to improve the First Impression tenants and visitors have, starting with the identity from the highway. We also believe the entrance plaza can be redesigned to provide a memorable impression and enhanced wayfinding. And finally, the lobbies for each building can be redesigned to enhance the building brand.
200 S. Executive Drive Delta Dental of Wisconsin
Duluth Trading Co.
Austin Innovation Park
Bader Rutter
FIRST IMPRESSIONS
Building entry signage and wayfinding.
Central congregating at pavilion.
Entry branding signage.
Iconic art.
Entry pavilion.
SOCIAL SPACES
SOCIAL SPACES
Class A office buildings need to provide a variety of spaces for their tenants to gather outside of their suite and a reason for being there. At the Cielo Center, we believe creating a Tenant Lounge with amenities such as healthy grab and go food choices, self-serve coffee, video monitors, a fireplace and access to outdoor spaces could greatly enhance the tenant experience.
Duluth Trading Co.
Delta Dental of Wisconsin
Spare Birdie Duluth Trading Co.
SOCIAL SPACES
Rest.
Rest.
Rest.
WELLNESS
WELLNESS
Fitness Centers and outdoor spaces are two of the most sought after Building Amenities. We believe The Cielo Center has many unique opportunities for outdoor areas, and one particularly underused space in which to place a truly exceptional Fitness Center.
SWBC – San Antonio
Delta Dental of Wisconsin
3
SPA
Glass ceiling over fitness.
Two-story fitness spa within courtyard. 2
Gevity satellite?
Fitness with a view.
CENTERS
CONFERENCE
Flexible environments that can accommodate large and small groups with state-of-the-art technology save tenants rent and equipment costs and are among the most valued amenities for business owners. With a slight redesign of your existing Conference Rooms, you could create a World-class Conference Center with access to break-out spaces and food service.
Delta Dental of Wisconsin
Duluth Trading Co.
Delta Dental of Wisconsin
Johnson Bank Badger Meter
Work expanding outdoors.
Lobby break-out. Lobby.
ENHANCED AMENITIES
AMENITIES
Occasionally multi-tenant building owners will offer amenities such as on-site restaurants, banking facilities and daycare facilities for both children and pets that require higher investment but are highly valued by tenants. PRA will help you identify these opportunities and determine if they are right for you.
Bemis
SWBC – San Antonio
AMENITIES
Seating for eating and music.
Food and music pavilion.
3
VENUE
2
1
Outdoor workout.
3rd party daycare, doggie daycare.
New building, 3rd party daycare.
Why yes, Jay, it is possible... but not easy. Possible in 12-18 months, hinges on this exception § 25-8-27 - REDEVELOPMENT EXCEPTION IN THE WATER SUPPLY RURAL AND WATER SUPPLY SUBURBAN WATERSHEDS.
3 METHODOLOGY
OUR APPROACH
1INQUIRE 2IMAGINE 3INNOVATE 4ILLUSTRATE 5IMPLEMENT
UNDERSTAND GOALS ESTABLISH DIRECTION
• Establish goals for the project
• Discuss budgets for amenities, common areas and building maintenance
• Determine available spaces
• Discuss preconceptions for building improvements
• Visioning session
• Design charette(s)
• Identify competing properties and what they are offering their tenants
• Create a program of desired spaces and location for each
• Floor plans
• 3D imagery of each area
• Material selections
• Casework
• Furniture selections/ design
• MEPFP-D integration
CONSTRUCTION DOCUMENTS & BIDDING CONSTRUCTION
• Finalize detailed drawings and specs for the project
• Create bidding documents
• Provide bid phase assistance
• Submittal processing and review
• Field observation
• Construction meetings
• Project closeout/ punchlist
4 COMPARABLE PROJECTS
200 S. EXECUTIVE DRIVE
BROOKFIELD, WI
SCOPE Amenity Additions and Common Area Renovations
OWNER
JLL | Andrea DeLaune | Brookfield, WI
In 1974, the Office of Mies Van der Rohe created this four story office building in the style of his most iconic modern buildings, including The Seagram Building in New York, The Daley Center in Chicago, and the Neuen Nationalgalerie in Berlin. Over the following 50 years, the building Lobby was stripped of its original travertine walls and floors, replaced with a drak gray granite Lobby more reminiscent of the 1980’s than the unique place in history it once held.
When PRA was asked to recommend upgrades to meet the demands of the 2025 market, we chose to ask ourselves, “What would Mies do if he was alive today?” The result will be a new Entrance Plaza with outdoor seating areas, a new Tenant Lounge with grab and go food and beverage service, a new Conference Center and a new Fitness Center. The new space will be an ode to the timeless style of Mies Van der Rohe, featuring furniture designed by him, while firmly positioning the building for future success.
INNOVATION PARK
AUSTIN, TX AUSTIN
SCOPE Amenity Additions and Common Area Renovations
OWNER DivcoWest Real Estate Investments | San Francisco, CA
Austin Innovation Park consists of two adjacent buildings with a total of 94,577 SF. PRA was enlisted by the new owners to rebrand the entrance, remodel the Lobby, create an outdoor deck between the two buildings, and improve the amenity offerings in both buildings.
BROOKFIELD, WI BLUEMOUND OFFICE PLAZA
SCOPE Amenity Additions and Common Area Renovations
OWNER
JLL | Andrea DeLaune | Brookfield, WI
Built in the early 1980’s, the Bluemound Office Plaza had gone from one of Brookfield’s premier Class A office buildings to 90% vacant after losing its primary tenant in 2022. The building had a walk-through Lobby with 2 story atria on each end, a large divisible Conference Center, and a small Fitness Center. But the Lobby design and finishes were hopelessly outdated and other tenant amenities were missing, leading the owners to seek a drastic change to attract new tenants.
The Lobby received all new floor, wall and ceiling finishes, along with new lighting. We also created a new Tenant Lounge with grab and go food and beverage options, a polychromatic water vapor “Fireplace”, and an employee dining and meeting area with a large screen TV. The Toilet Rooms were also completely remodeled along with the upper floor Common Areas, and new Tenant Design Standards were created. The building is now 50% occupied with another 20% receiving intense market interest in late 2025.
CEDAR PARK, TX
SCOPE New 24,000 SF adaptation of office headquarters.
OWNER Oni Studios | Cedar Park, TX
New 24,000 SF adaptation for Oni Studios headquarters to inspire and grow the streaming economy. The building is revitalized with a grand façade, bold colors and graphics to emphasize the visual culture and inspire. Diverse furniture groupings break away from the confinement of an average workplace to promote creative leadership and foster collaboration. Users are given opportunity to grow their brand through spaces of support including offices, streaming, production and lounging between working.
20700 SWENSON DRIVE
BROOKFIELD, WI
SCOPE Amenity Additions and Common Area Renovations
OWNER JLL | Andrea DeLaune | Brookfield, WI
Built in the early 1990’s, 20700 Swenson Drive was a faded star – still dressed in its 90’s finery of large indoor planting beds sheathed in red granite, circular columns wrapped in polished stainless steel and hexagonal balconies and coffered ceilings trimmed with orange cherry panels, but showing its age and offering very little to attract and retain tenants.
The decision was made to remove the planting beds and circular column wraps and transform the Lobby into a Tenant Lounge. The hexagonal design motif was replaced with circular forms to provide a solid break with the past, and the dated finishes were replaced with all new floor, wall and ceiling finishes, along with new lighting. The highlights of the design include a custom chandelier and a curved 9’ tall custom Aquarium. The goal is to transform an under-used and difficult to maintain space into a valued amenity.
AUSTIN, TX PETROS PACE FINANCE
SCOPE New 9,100 SF office interior renovation.
OWNER Petros Place Financial | Austin, TX
New 9,100 SF office interior finish-out in shell multi-tenant building that optimizes downtown river views and utilizes visual textures to create a timeless office. The reception is illuminated by ring pendants and a 3D wood feature wall. The boardroom, located directly off the reception area, maximizes the meeting function with an under-lit floating banquette and credenza with integrated refrigeration. Offices and interior glass walls allow daylight from the floor-to-ceiling windows to penetrate into the interior, the color palette of blues and cool grays align with Petros Pace Finance’s branding.
LINCOLN, NB
SCOPE Interior design, contract administration and furniture selection for a 75,000 SF office space.
OWNER Q2 Holdings, Inc. | Austin, TX
A study in texture provides a warm, inviting new home for this online financial services company. The challenge here was creating a space that is appropriately formal and sophisticated for the high-end financial institutions this firm targets as a potential growth channel, yet comfortable for the low to mid-market institutions often located in rural communities that have been their bread and butter since the company’s founding. Formal organization of spaces with reclaimed and antique wood features, richly textured carpet and raw steel has broad appeal to both markets. This room provides a space for employee recreation training and can expand to accommodate all-hand meetings and presentations.
AUSTIN, TX
SCOPE 89,934 SF space planning and interior designing as well as brand management.
OWNER Q2 Holdings, Inc. | Austin, TX
PRA’s Austin Studio has designed multiple branded workplaces for Q2. Each reflects the work style of the particular team. For new executive offices and a growing development team at Aspen Lake, we refreshed the original brand and conceptual design work, by updating colors and finishes. A growing need for collaboration areas, necessitated that we design a variety of shared teaming spaces, furnished in unique and creative ways to support interactive work. Q2’s development team has a distinct culture. It works in darkness and loves comic book literature and urban themes. This inspired us to design the 4th floor as a “city scape” divided into light and dark sides representing “Gotham” and “Metropolis.”
CEDAR PARK, TX
SCOPE Architecture, site planning, interior design for a 20,000 SF recreational venue.
OWNER GoGoPlot Ventures, LLC | Norco, LA
Cedar Park’s hottest new venue for food and fun, Spare Birdie centers on a regulation bowling alley and high-tech golf simulators.
PRA’s Austin Studio managed a diverse team of experts to create this indoor-outdoor eatertainment establishment. It features an outdoor stage, large patios, a bocce ball court, billiards, and darts.
AUSTIN, TX
SCOPE Wellness Focused Workspace & Social Club
OWNER Gevity Austin | Austin, TX
The newest concept in work and wellness integration, Gevity’s first flagship space is a wellness-focused workspace and social club that integrates work, health, and community into a 15,000 SF experience.
AUSTIN, TX THE LAB
SCOPE Fitness center featuring cycling, functional fitness, yoga.
OWNER The Lab | Austin, TX
The Lab is a urban private health club near Lady Bird Lake in downtown Austin. The space is design-driven in simple, pure ways and built using natural materials in their authentic states. The Honest Bar is a cornerstone of the brand and design concept, serving whole-foods and emphasizing a clean-food consciousness. The retail space is given importance by its central location between the Honest Bar, workout spaces and locker rooms. PRA’s Austin Studio worked with local artisans to fabricate unique design details like lighting fixtures that reinforce the client’s brand and identity, and equipment storage cubicles.
6200 MIDDLE FISKVILLE
AUSTIN, TX
SCOPE New 175,700 SF 4-story speculative office building & parking garage.
OWNER Aquila Commercial | Austin, TX
New 175,700 SF 4-story speculative office building & parking garage. Project suspended following design development during COVID-19 pandemic and property sold.
Q2 – Aspen Lake II
5 PROJECT STAFF
Duluth Trading Co.
PROJECT STAFF PROJECT STAFF
For your project, you’ll be teaming up with the Austin gang—the designers known for breaking molds and crafting commercial and gathering spaces that stop people in their tracks. They’re the ones who lean into color, form, and unexpected moments to turn everyday environments into experiences people want to talk about. For the team we are proposing for Cielo, that fearless Austin approach is amplified by the added years of talent of our Milwaukee designers. Their technical mastery and inventive problemsolving open the door for even more daring ideas—ideas that challenge convention, elevate the narrative of the space, and stand out beyond the ordinary.
CLAY LITTLE, AIA, RID Design Architect
CHRIS NOACK, AIA, NCARB, RID Partner-in-Charge, Sr. Project Manager
MICHAEL BRUSH, AIA Design Architect
JENNIFER TULLIS, AIA Assoc. Project Manager
DANIEL EFFENHEIM, ASID, NCIDQ Senior Interior Designer
JOY FLORES, RID Interior Designer – Austin
AUSTIN OFFICE
CHRIS NOACK, AIA, NCARB, RID
PROJECT ROLE: PARTNER-IN-CHARGE
Chris has a natural ability to lead productive organizations. He is well-known among clients and peers for his skillful manner in distilling what’s important, productive and lucrative to given project, and for his dedication to high performance standards. An award-winning designer, Chris brings organized leadership to each project; from master planning through construction. He excels at meeting a client’s pragmatic and philosophical requirements, and in building successful design teams for a wide array of project types.
EDUCATION
Bachelor of Architecture, University of Texas at Austin
REGISTRATIONS
Texas Architect - 15390
Texas Interior Designer - 11550
YEARS OF EXPERIENCE
1991 career start, with PRA since 2024
NoackLittle Architecture and Interiors, 2002 - 2024
AFFILIATIONS
Austin Foundation for Architecture Founding Member, President 2007-2020
Texas Society of Architects, Vice President 2008
American Institute of Architects (AIA)
AIA Austin, President 2001
US Department of Energy
Energy Smart Schools Initiative, Advisor 2000-2001
PROJECT EXPERIENCE
Bridgepoint Square Bldg 2, 4, 5 Lobbies & Fitness Center – Austin, TX
Capital Tower Lobby – Austin, TX
Amber Oaks Office Campus - Bldg A & E Lobbies – Austin, TX
The Offices at the Quincy Fitness Center – Austin, TX
The Lab – Austin, TX
Plaza on the Lake Core Restrooms & Fitness Center – Austin, TX
Austin Innovation Park Lobbies & Amenity Deck – Austin, TX
220 South Office Building – Austin, TX
Chad Jones Law Office Building – College Station, TX
1300 Guadalupe Office Building – Austin, TX
UHD Marketing Office, The University of Texas at Austin – Austin, TX
Petros Pace Office – Austin, TX
Wayfair Office at the Quincy – Austin, TX
Drumroll at the Quincy – Austin, TX
Q2 Corporate Offices – Austin, TX | Lincoln, NE
Charles Schwab Office & Corporate Cafeteria, Research Park Campus, – Austin, TX
Capital Anesthesiology Association Office – Austin, TX
Goodwill Industries Headquarters – Austin, TX
Chad Jones Law | College Station, TX Capitol Tower | Austin, TX
The Lab | Austin, TX Austin Innovation Park | Austin, TX
AUSTIN CLAYOFFICE LITTLE, AIA, RID
EDUCATION
Bachelor of Architecture, California Polytechnic State University
San Luis Obispo
REGISTRATIONS
Texas Architect - 15170
Texas Interior Designer - 11535
YEARS OF EXPERIENCE
1992 career start, with PRA since 2024
NoackLittle Architecture and Interiors,
2002 - 2024
AFFILIATIONS
American Institute of Architects
Texas Society of Architects Commercial Broker’s Association (CBA), Austin
PROJECT ROLE: DESIGN ARCHITECT
From early-stage consulting through design and construction, Clay Little is a trusted resource among Texas business leaders who understand that well designed projects produce strong ROI. To each opportunity, he brings design, management, and technological expertise, honed on complex projects for a wide array of project types. Clay’s projects span new ground-up design, commercial interiors, building renovations and redevelopment. Possessing a highly collaborative leadership style, he is well known for the humor he brings to the firm’s fast-paced projects – a trait clients, project-team members, and yes, even contractors, find refreshing!
PROJECT EXPERIENCE
Gevity – Austin, TX
Spare Birdie – Cedar Park, TX
Goodfolks – Georgetown, TX
823 Congress Entry Pavilion – Austin, TX
220 South Office Building – Austin, TX
6200 Middle Fiskville Office Building – Austin, TX
Oni Studios Office Building – Cedar Park, TX
6800 Morrow Office Building – Austin, TX
2215 Kramer Lane Office Building – Austin, TX
1805 Rutherford Lane Office Building – Austin, TX
1705 Guadalupe Office Building – Austin, TX
1300 Guadalupe Office Building – Austin, TX
TCOR Office Building – New Braunfels, TX
2424 South Lamar Office Building – Austin, TX
3834 Spicewood Springs Office Building – Austin, TX
Goodwill Industries Headquarters – Austin, TX
1011 San Jacinto Office Building – Austin, TX*
*While employed at another firm.
Oni Studios | Cedar Park, TX
6200 Middle Fiskville | Austin, TX
TCOR Office | New Braunfels, TX
1300 Guadalupe Office | Austin, TX
MILWAUKEEMICHAELOFFICE BRUSH, AIA
EDUCATION
Bachelor of Science in Architecture, University of Minnesota
REGISTRATIONS
Wisconsin Architect - A-8177
YEARS OF EXPERIENCE
1984 career start, with PRA since 2002
AFFILIATIONS
American Institute of Architects (AIA)
National Association of Industrial and Office Properties
PROJECT ROLE: DESIGN ARCHITECT
Michael is a Senior Designer and Partner-in-Charge of the PRA Corporate Workplace Studio. He holds a multitude of responsibilities throughout each project’s life, overseeing the architectural process as it transitions between each stage. Michael will provide hands-on programming and design guidance throughout the life of your project.
PROJECT EXPERIENCE
2323 High Crossing Blvd. – Madison, WI
American Family Corporate Headquarters – Madison, WI
ASQ Center – Milwaukee, WI*
Bader Rutter Corporate Headquarters – Milwaukee, WI
Caves du Palais Office Building – Neuchatel, Switzerland*
Delta Dental Corporate Headquarters – Stevens Point, WI
Harnischfeger World Headquarters – Milwaukee, WI*
JLL Bluemound Office Plaza – Brookfield, WI
Mayfair Woods Office Building – Milwaukee, WI
MRA Corporate Headquarters – Pewaukee, WI
PTT Office Building – Frieburg, Switzerland*
Plexus Global Headquarters – Neenah, WI
West Bend Mutual Insurance Company – West Bend, WI
Wis-Pak Corporate Headquarters – Oconomowoc, WI
*While employed at another firm.
Plexus Corporate Headquarters Neenah, WI
Bader Rutter | Milwaukee, WI
Delta Dental | Stevens Point, WI
West Bend Mutual Insurance Company | West Bend, WI
AUSTINJENNIFEROFFICE TULLIS,
EDUCATION
Master of Architecture with Certificate in Sustainable Design, University of Texas at Austin
Bachelor of Science in Cell and Molecular Biology, University of Washington
REGISTRATIONS
Texas Architect - 25863
YEARS OF EXPERIENCE
2004 career start, with PRA since 2024
AFFILIATIONS
American Institute of Architects (AIA) Biomimicry TX Regional Network, Austin, Co-Founder
PROJECT ROLE: ASSOCIATE PROJECT MANAGER
A licensed architect with a broad range of experience, Jennifer brings leadership and expertise to her role as Project Manager with PRA. She coordinates the needs of our clients with the project consultants and contractors for both new construction and re-development projects. Her work touches every project phase, from site planning and feasibility through design, permitting, bidding, contracts and construction administration. Jennifer’s certification in Sustainable Design as well as her professional involvement with the emerging field of Biomimicry add unique depth and a forward-thinking mind to her role on this project team.
PROJECT EXPERIENCE
Bridgepoint Square Bldg 5 Lobby – Austin, TX
Capital Tower Lobby – Austin, TX
The Offices at the Quincy Fitness Center – Austin, TX
Plaza on the Lake Core Restrooms & Fitness Center – Austin, TX
UHD Marketing Office, The University of Texas at Austin – Austin, TX
Wayfair Office at the Quincy – Austin, TX
Drumroll at the Quincy – Austin, TX
UHD Residential Offices, The University of Texas at Austin – Austin, TX
Spare Birdie – Cedar Park, TX
The Park at Plum Creek Retail & Offices – Kyle, TX
Goodwill of Central Texas – Retail store buildings throughout Central Texas
Austin Regional Clinic | Bee Cave, TX
The Park at Plum Creek | Kyle, TX
UHD Residential Offices The University of Texas at Austin
Capitol Tower | Austin, TX
MILWAUKEE OFFICE DANIEL EFFENHEIM,
EDUCATION
Bachelor of Fine Arts in Interior Design
University of WI - Stout
REGISTRATIONS
ASID, NCIDQ
YEARS OF EXPERIENCE
2000 career start, with PRA since 2000
PROJECT ROLE: SENIOR INTERIOR DESIGNER
Dan understands the functionality of space directly effects the form of the interior environment, so he enjoys getting involved early in the project process. By doing this, he can provide space planning decisions that help solidify interior design concepts, creating beautiful and functional spaces for his clients.
PROJECT EXPERIENCE
241 N Broadway Building – Milwaukee, WI
Bader Rutter – Milwaukee, WI
Bemis Innovation Center – Neenah, WI
North Shore Bank – Multiple Locations
Enterprise ARMS Office – Madison, WI
Findorff & Sons Inc. Milwaukee Building – Milwaukee, WI
Gass Weber & Mullins Office – Milwaukee, WI
General Mitchell International Airport – Milwaukee, WI
JLL Bluemound Office Plaza – Brookfield, WI
Johnson Bank West Side Branch – Madison, WI
Mayfair Woods Office Building – Milwaukee, WI
MRA Corporate Headquarters – Pewaukee, WI
Wis-Pak Corporate Headquarters – Oconomowoc, WI
MRA Corporate Headquarters Pewaukee, WI
Bader Rutter | Milwaukee, WI
North Shore Bank Green Bay, WI
Enterprise Holdings ARMs Office Madison, WI
AUSTIN OFFICE JOY FLORES, RID
EDUCATION
Bachelor of Science, Interior Design
Texas State University
REGISTRATIONS
Texas Interior Designer - 11225
YEARS OF EXPERIENCE
2005 career start, with PRA since 2024
AFFILIATIONS
Texas Association for Interior Design
PROJECT ROLE: INTERIOR DESIGNER
Joy creates authentic commercial, mixed-use, multifamily, and hospitality environments where people work, play, primp, eat, and live. Her development of tailored solutions starts by looking at the world (and your organization) differently. The final design is refined so that everything is cohesive down to the last detail. She brings a balance of design talent, technical knowledge, and communication skills that are critical to a project’s success.
PROJECT EXPERIENCE
Gevity – Austin, TX
Spare Birdie – Cedar Park, TX
Goodfolks – Georgetown, TX
Juliet’s Restaraunt – Georgetown, TX
C2 Presents Headquarters (Furniture & Art) – Austin, TX
Keller Williams Headquarters – Austin, TX
LifeSize Headquarters – Austin, TX
Lantana Pass Office Building, various tenant finishouts – Austin, TX
7708 Rialto Blvd, various tenant finishouts – Austin, TX
The Arbor at Wayforest Amenity Center – Houston, TX
The Studio at thinkEAST Amenity Center – Austin, TX
Laurel Glen Amenity Center – San Antonio, TX
Vista Pointe Amenity Center – San Antonio, TX
Arbor at Centerbrook Amenity Center – Universal City, TX
The Terraces at Arboretum Amenity Center – Sugarland, TX
Gevity | Austin, TX
Spare Birdie | Cedar Park, TX
Goodfolks | Georgetown, TX
FEEUNDERSTANDINGPROPOSAL & ASSUMPTIONS
These understandings and assumptions describe our understanding of the project, the initial services we believe appropriate, and outline projected fees. When Plunkett Raysich Architects is formally selected, we look forward to refining the project scope, design services, and schedule – after which we will submit a formal proposal for the project.
PRA understands that AQUILA will provide project management and advisory services on behalf of the owner during design and construction. PRA will coordinate our services with AQUILA.
PROJECT DESCRIPTION
Cielo Center is an existing 270,711-square-foot Class A office campus comprised of three six-story, multi-tenant office buildings on a 13-acre site located off Highway 360 in the western suburbs of Austin. In addition to the office buildings, the campus includes structured parking, and exterior amenity areas.
The projected repositioning scope includes:
• Façade and entry enhancements.
• Lobby and corridor circulation improvements and enhancements.
• New amenity areas including fitness, conference, and lounge areas.
• Landscape enhancements (coordinated with Owner’s Landscape Architect). It is not yet known if sustainability enhancements such as AEGB, LEED, or WELL will be incorporated into the repositioning improvements.
AQUILA has forecast the repositioning construction cost investment to be $10M - $12M (excludes $3M projected for roofing improvements).
ASSUMPTIONS
1. Owner will provide reasonably accurate CADD or Revit plans.
2. Owner will provide shell building construction drawings include customary civil, architectural, structural, and MEP information.
3. Site / Base building infrastructure is suitable for proposed use, including:
a. Water & sanitary sewer service.
b. Electrical service to main electrical room.
c. Water supply & sanitary sewer service.
4. Sustainability: to be determined
5. One (1) construction document set.
6. Standard City of Austin commercial building permit application will be used. Expedited plan review process services are excluded.
7. During Construction, construction meetings will be held weekly with primary participation by online meeting.
8. Up to three (3) construction phases with site visits as follows:
a. Architect typically visits site weekly.
b. MEP Engineer visits site 3 – 4 times (coordinated to allow for review of infrastructure before covered up) including punchwalks.
9. Furniture procurement from no more than two (2) local dealers.
a. If existing furniture is to be re-used; the specific inventory process will be performed by a local dealer.
DISCIPLINES & TEAM
Owner’s consultants include
• Civil Engineering
• Landsccape Architect
• Tenant Improvement Interior Design Firm
PRA’s initial Conceptual Design services include Architectural Design only.
PRA’s consultants after Conceptual Design are to be determined. We anticipate the following consultants will be provided under PRA’s contract for Basic Services.
• Structural Engineering
• Mechanical, Electrical, and Plumbing Engineering
Additional specialty consultants may be recommended depending on the complexity and novelty of the specific project. These may include
• Lighting Design
• Acoustic Consultant
• Low Voltage / Audio Visual Consultant
• Security / Access Control Consultant
PROJECTED SERVICES
Services Provided:
1. Customary design services for the following disciplines:
b. Architectural Design
c. Interior Architectural Design
d. Structural Engineering
e. Mechanical (including plumbing) Engineering
f. Electrical Engineering
AGREEMENT TERMS
The project agreement will be finalized based on the descriptions of the RFP and the following:
1. Agreement format to be PRA standard AIA contract and terms. Final terms as mutually agreeable to both parties.
2. PRA’s current hourly rates, subject to annual amendments.
3. Consultant services invoiced at cost x 1.10 administrative factor.
4. Project reimbursable expenses invoiced at cost x 1.10 administrative factor.
5. Drawing revisions after issuance of Construction Documents for value engineering are an additional service.
6. 30-day payment terms. Late payment Interest rate: 10%
7. Transmission of project document ownership to client, if included in the final project agreement terms, shall not include transmission of document copyright or intellectual property from PRA to others.
8. PRA’s current insurance coverage limits. PRA maintains professional liability, commercial general liability, worker’s compensation, non-owned automobile, and umbrella insurance coverage
• Additional insureds and any proposed changes to PRAs current insurance coverage are subject to our insurers’ review and approval.
INITIAL SERVICES
PRE-DESIGN – FEASIBILITY STUDY & CONCEPTUAL DESIGN
AQUILA and the owner knows that “something needs to be done”. Likely there are individual ideas floating around between various people or roles (asset manager, real estate broker, property manager). But the stumbling block is that there is no cohesive vision, or potential pitfalls of a specific idea have not surfaced, or most importantly, no one knows what it might cost. It is a classic which came first – the chicken or the egg – problem. Enter, “Conceptual Design”, a process to move everyone out of the starting blocks and in a unified direction.
Concept design is a creative, iterative process during which PRA will review information and project goals provided by client; will conceive various broadbrush architectural ideas for client’s consideration; then, in collaboration with client, will refine, adjust, and narrow down the approach toward a more precise, well-illustrated concept, capable of being meaningfully discussed with client and other interested parties (e.g.: commercial brokerage representation, property management staff, potential general contractors, engineers, and regulatory agencies).
Owners benefit by evaluating different design ideas against one another, then confirming which modifications have the most merit and meld into a cohesive approach, and to allow cost forecasts for early-stage ideas to be developed. There are five distinct activities to PRA’s Conceptual Design.
ACTIVITY ONE Existing Condition Review & Code Study | Investigate conditions and code framework.
ACTIVITY TWO Objectives, Program, Vision | Clearly define owner’s goal and detailed requirements.
ACTIVITY THREE Idea Generation | Wide but not deep, multiple options for consideration.
ACTIVITY FOUR Primary Concept Development | Refine and document selected concept for executive team.
ACTIVITY FIVE Cost Forecasting Documents | Diagrams and narratives to assist preliminary budget development.
Conceptual Design documentation of a range of ideas will be by various methods suitable for quick decisions and option generation. These might include softline sketches, 3-D model perspectives, finish boards, photo manipulations, and narrative descriptions. The focus of the design work will be on ideas and concepts that bring the most “bang for the buck” to the project. Conceptual Design graphics are based on the owner-provided original construction documents, CADD files, photographs, and basic measurements made during Design Site Visits. Conceptual Design exhibits express general design ideas, and are not architectural drawings for the purpose of formal bidding, permitting, or construction.
Design Site Visits are performed to become familiar with the general characteristics of the project area, to document existing conditions, and to create graphic exhibits. Design Site Visits are not exhaustive, destructive, and do not include testing of systems. Hidden conditions may exist which cannot be determined by visual means. Evaluation of the existing site or building requires that certain assumptions be made regarding existing conditions, and some of those assumptions cannot be verified without expending additional sums of money or destroying otherwise adequate or serviceable portions of the building.
PRA anticipates that AQUILA will pause design activities following Pre-Design to obtain a construction cost forecast prior to proceeding into customary basic Services.
Conceptual Design Fee: $90,000 Reimbursable Expenses: $9,000
CUSTOMARY
BASIC SERVICES
At the end of the Conceptual Design phase, AQUILA will have a well-rounded view of the repositioning scope including the physical and code limitations, a clearly defined conceptual design, a construction cost projection prepared by a qualified GC, and a design and construction schedule projection. This will allow AQUILA to advise the owner on the recommended path forward.
Following this scope definition, PRA can propose on a comprehensive set of customary basic services including:
• Schematic Design
• Design Development
• Construction Documents
• Permit Assistance
• Bidding Assistance
• Construction Administration
Depending on the selected project scope, PRA’s proposal can include the specialty engineering disciplines that are appropriate.
PRA will extend a 25% discount of the Pre-Design services fee ($22,500) to be applied to the Basic Services fee if the project moves forward to implement the Conceptual Design.
Basic Services Fee: TBD
Reimbursable Expenses: TBD
7 SCHEDULE
TIMELINE & SCHEDULE
TIMELINE
The following is our anticipated Project Work Plan for the project through the Conceptual Design exercise. During Conceptual Design, we will meet bi-weekly with the AQUILA team.
Following Conceptual Design, we can embark on traditional basic services, including Schematic Design, Design Development, and Construction Documents. The duration of the basic service phases is dependent on the complexity of the selected concept. If relatively straightforward, we believe the basic services phases can be completed in as little as 8 weeks. If the selected concept is more complex, such as major invasive renovation or additions, then the basic services duration may require up to 16 weeks.
INQUIRE EXISTING CONDITIONS REVIEW
IMAGINE VISIONING PROGRAM
INNOVATE DESIGN
ILLUSTRATE SCHEMATIC DESIGN DESIGN DEVELOPMENT CONTRACT DOCUMENTS
CONCEPTUAL DESIGN
BASIC SERVICES
8 REFERENCES
Bader Rutter
ANDREA DELAUNE
General Manager Jones Lang LaSalle, Inc. 262.798.9400 andrea.delaune@jll.com
ANNE MEITEEN
Sr. Vice President, Project Management Endeavor Real Estate Group 512.682.5561 ameiteen@endeavor-re.com
AARON MONCIBAIZ
General Council & Senior Executive Goodwill Industries of Central Texas 512.637.7100 aaron.moncibaiz@gwctx.org
