Set to be the tallest tower in Texas, Waterline overlooks Austin’s Lady Bird Lake and embraces its natural surroundings through form and expression, taking inspiration from its namesake.

The project continues public walkways from the adjacent park into the tower’s multi-leveled ground plane. Defined by sculptural columns and infused with natural elements such as stone and greenery, the pedestrian realm is activated by retail spaces, restaurants, and outdoor areas for interaction. Known as the Paseo, this space also encompasses a drop-off portico that connects to the nearby Rainey Street District. Easily accessible via foot, bicycle, and car, Waterline rests at the start of Austin’s first light rail line, connecting it to the wider city.

The podium conforms to the bend of Waller Creek with a gentle curve of the western elevation and wraps a parking structure with hotel space. Deep balconies are divided up by playful partitions, animating the facade. Above, office space and hotel amenities lift the tower from the podium, where exterior gardens celebrate the incredible views from the building. Accommodating the project’s office and residential space, the tower’s programs are bifurcated with indoor/outdoor residential amenities that are playful and porous in form and bring elements of the creek up into the tower. The mixed-use nature of the project lends itself to the stacked and striated design that rises up the tower as it leans away from the water. This movement is enhanced by the primarily horizontal façade expression, which is modulated by a series of vertical elements.


Austin, TX, USA


Lincoln Property Company, Kairoi Residential


HKS Architects (Architect of Record), TBG Partners (Landscape Architect), Michael Hsu (Interior Designer), Studio Mai (Interior Designer)


Hospitality, Mixed-Use, Office, Residential, Retail, Supertall


216,300 m2 / 2,329,000 ft2


311 m / 1,022 ft


251 Rooms / 352 Residences

Project Website


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Project Type:Mixed-Use
Project Location:Americas