A Performance Driven Campus

A Performance Driven Campus Research Forest Lakeside

ZIEGLER COOPER

The Warmack Vision Brothers James and Daniel Warmack hail from a family

Making LEED certification a keystone for the development of the

whose ventures in real estate date back to the 1950s when

campus informed the design during every phase of the project:

their father began developing industrial properties for Sears

from orienting the buildings to minimize solar heat gain; to

and Dillard’s. The brothers evolved the business from what had

enhancing employee well-being through thoughtful campus re-

become primarily development of regional shopping malls to

planning and design; to community responsibility through the

focus on office development. In 2005 they founded Warmack

use of sustainable and efficient architectural elements, systems

Investments and purchased the 77-acre campus on the edge

and materials. The thoughtfulness of the development preserves

of Lake Woodlands that was the existing home to two Aon

the area’s natural, native landscape and makes the most of

Hewitt Buildings. “It became very clear, once we purchased the

opportunities for enjoyment of the beautiful location both from

property, a campus in The Woodlands would be very desirable

within and outside of the office spaces.

to corporations to locate their operations, given the amenities and a strong desire for families to live and work in close proximity,” said James Warmack; the vision for Research Forest Lakeside

“It became very clear, once we purchased the

began.

property, a campus in The Woodlands would

In 2005 the speculative office investment market in Houston

be very desirable to corporations to locate their

was active, but the financial downturn of 2008-2010 halted

operations, given the amenities and a strong

a large number of projects. Nevertheless, Ziegler Cooper was

desire for families to live and work in close

commissioned to provide master planning for the development.

proximity,” ~James Warmack

The flexibility of the phased master plan allowed incremental development and maximized the site’s many natural attributes. It further allowed for flexibility of mixture between multiple tenant and corporate campus use.

By 2011 the economic picture had changed to the point that projected job growth for The Woodlands stood at 139 percent in the 2011-2016 time frame. The Warmacks were quick to respond to the urgent need for Class A office space while respecting and leveraging the natural beauty of the lake front location.

The campus plan, produced through an association between Ziegler Cooper and Odell Associates, allows the development to function as independent buildings or potentially as a single corporate campus, maximizing flexibility for both the landlord and prospective tenants.

“In 2010 Research Forest Lakeside was the only construction project underway in the speculative office market. Today, it is the highest quality product.”

Kurt Hull, AIA, LEED AP Senior Principal & Principal-in-Charge Ziegler Cooper

THE CAMPUS PLAN Research Forest Lakeside is a premier office development in The Woodlands, Texas. Fully developed, the campus will consist of eleven office buildings and

OFFICE

STORIES

GROSS SQUARE FEET

convenience retail totaling 1.8 million square feet. The Woodlands is an

BUILDING 1

2 LEVELS

60,000

internationally recognized master-planned community located twenty-seven miles

BUILDING 2

3 LEVELS

67,896

north of Houston, offering a successful mix of commercial, retail and residential

BUILDING 3

6 LEVELS

360,000

components along with a commitment to protect the natural environment.

BUILDING 4

12 LEVELS

297,827

BUILDING 5

8 LEVELS

200,071

BUILDING 6

6 LEVELS

150,000

BUILDING 7

12 LEVELS

300,000

BUILDING 9

6 LEVELS

139,404

BUILDING 10

2 LEVELS

40,000

TOTAL OFFICE

SUB-TOTAL

1,615,198

RETAIL

STORIES

SQUARE FOOTAGE

BUILDING R1

1 LEVEL

5,704

BUILDING R2

1 LEVEL

4,870

BUILDING R3

1 LEVEL

6,431

BUILDING R4

1 LEVEL

19,547

SUB-TOTAL

36,552

TOTAL RETAIL

GRAND TOTAL

1,651,750

PARKING PROVIDED

SPACES

PARKING A

SURFACE

231

PARKING B

7 LEVELS

1,742

PARKING C

8 LEVELS

1,742

PARKING D

SURFACE

142

PARKING F

4 LEVELS

620

PARKING G

SURFACE

85

PARKING J

SURFACE

66

PARKING K

SURFACE

40

PARKING L

SURFACE

26

SUB-TOTAL 4,694 PARKING HEWITT

1,543

TOTAL 6,237

SITE & LOCATION The burgeoning Houston suburb that is The Woodlands is fast becoming home to many corporate giants that are embracing the trend to office and live in close proximity. The Woodlands boasts impressive amenities including excellent schools, the Cynthia Woods Mitchell Pavilion, The Woodlands Mall and The Woodlands Waterway, with its Marriott Hotel and Convention Center, and Woodlands Waterway Square. Located just five minutes from Interstate 45, Research Forest Lakeside also has easy access to the nearby George Bush International Airport.

Nestled between Lake Woodlands and abundant natural groves, the 11-building, 77-acre development is a mix of uses, offering office workers an easy commute home and the convenience of on-site retail and restaurants.

The campus also incorporates several courtyards providing opportunities for al fresco dining, walking trails and a boat dock.

SITE & LOCATION Research Forest Lakeside (RFL) is a ten-building development in The Woodlands, Texas. Uniquely located on 77 wooded acres overlooking Lake Woodlands, the mixed-use site features two existing Aon Hewitt buildings, plans for seven more office buildings and convenience retail. RFL’s location provides easy access to all of The Woodlands’ amenities such as Market Street, The Woodlands Mall, and The Woodlands Waterway Marriott Hotel and Convention Center, and I-45 is less than a five-minute drive away.

BUILDING 2

BUILDING 2 The first of eight new office buildings completed on the RFL campus, Building 2 is a 67,896 square-foot, three story, Class A building featuring lakeside vehicular access and full-height glass windows. The placement of the building offers tenants the opportunity for enjoyment of the site’s natural beauty from the moment they arrive and throughout the day. The designer’s use of full-height glass windows affords views of forest preserves and native lakeside landscaping. The building’s floor plates utilize highly efficient core layouts with column free corners.

“When deciding to relocate our office within The Woodlands, we took our time, and saw many fantastic buildings. We chose Research Forest Lakeside, Building 2 because of its prime location, gorgeous design, and proximity to Lake Woodlands and The Woodlands Town Center. Moving into a modern glass building gave us the opportunity to design our workspace so that everyone has a stunning view of The Woodlands.

Because of the nature of our business, we have many visitors who are considering relocating their company to The Woodlands. One look outside of my office windowand the decision becomes much easier!” Gil Staley, Chief Executive Officer, The Woodlands Area Economic Development Partnership In keeping with the commitment of both owner and architect to incorporate responsible environmental design into every aspect of the development, Building 2 attained a LEED Silver Certification. At ground breaking in 2011, it was the only Class A speculative office built in The Woodlands area and only one of three in the Houston metropolitan area.

BUILDING 4

BUILDING 4 Located as one of four office buildings having their south facing façades splayed along the water’s edge, the 12-story, 297,827 square foot building offers unobstructed views of Lake Woodlands. The East-West orientation of the short ends of each of the buildings in this grouping creates efficient solar performance. Sunshades above each floor (on Buildings 4 and 5) serve both to prevent solar gain and to bounce natural light deep into the office spaces.

“The glassy filigree of the curtain wall, mirroring the surrounding forest, the interrelationships of each building to the lake edge, and the wood and limestone finishes of the lobbies all reflect the oneness of the project to its environment.” Warren Johnson, Principal, Commercial Architecture Studio, Ziegler Cooper A waterfront motif carries subtle echoes into the building’s lobby with the use of sail-like geometric inlays of granite and limestone flooring. A geometric architectural ceiling provides an opportunity to visually guide tenants toward the elevator lobby and reinforces the sail boat motif.

Buildings 4, 5 and a shared garage are connected by a common “halo” pedestrian walkway and vehicular drop off.

“Not only is (LEED certification) the right thing to do in conserving our natural resources and maintaining a competitive edge in the market, it’s good business.”

James Warmack Warmack Investments, LP

Sustainable Solutions 1.) SITE SELECTION • Proximity to dense development • Near alternative transportation • Previously developed land 2.) OPTIMIZE ENERGY PERFORMANCE • High efficiency equipment • Automated control system • High performance glass • Building orientation • System management and verification 3.) MINIMIZE IMPACT ON ENVIRONMENT • Reduce parking area • Reduce storm run-off 4.) MATERIALS AND RESOURCES • Products with recycled materials • Regional materials • Construction waste management

5.) WATER USE REDUCTION • Reduce irrigation with native plants • Reduce wastewater with low-flow fixtures • Rainwater recapture

9.) ALTERNATIVE ENERGY PROVIDERS • Solar power • Wind power

10.) INNOVATIVE AND REGION SPECIFIC 6.) AIR QUALITY STRATEGIES • Select materials and construction which • Sustainable education minimize VOCs • Electric car accommodations • Implement indoor air quality management plan • Green cleaning and pest control 7.) CONTROL INDOOR LIGHTING WHILE MAXIMIZING DAYLIGHT • Occupant sensors • Fritted glass • Sunshades 8.) REDUCE HEAT ISLAND EFFECT • Use high-albedo roofs • Shade hardscape areas • Light reflective materials • Green roof

BUILDING 5

BUILDING 5 Repsol, a large, international oil and gas exploration and production company, contracted Ziegler Cooper in early 2011 to test fit their North American Headquarters in the eight-story, Building 5. In 2012, Ziegler Cooper was engaged to provide interior design services. The building is a 200,071 square foot, amenity-rich workplace that provides Repsol the opportunity for consolidation and allows for future growth.

“The most pleasurable aspect of our new facility is that the building design and interior layout provide for a visual and physical connection to the natural environment. Another advantage of the campus is the proximity to The Woodlands amenities.” John Sebastinas, General Services Manager, Repsol USA A café on the first floor looks onto a landscaped creek and lake, complete with private dining rooms, outdoor dining space and dock area. The second floor contains Repsol’s conference center with several large, multi-function rooms, and a state-of-the-art VIZ center. Natural light and the feeling of transparency and openness were important to the client, so the ends of the building overlooking the lake and the entry fountain were kept open for workstations. Building 5 is currently seeking LEED Gold Certification.

BUILDING 9

BUILDING 9 The latest to be constructed, Building 9 is a steel-framed, six-story building comprising 139,404 square feet of office and common space.

A covered walkway connects the office building to a four-story garage which has parking for 620 cars. Guided by a consistent master-planned mandate for LEED, Building 9 will seek LEED Silver Certification.

Adjacent to the parking and office are four retail buildings that present numerous dining choices and convenience retail benefiting both tenants and neighboring commercial developments due to its easy access to Research Forest Drive. As during all phases of this development, the client’s astute business acumen and successful relationship with the development team ensured Warmack’s ability to successfully broker an enviable mix of retail and restaurant tenants.

“Any time Class A office space is developed in The Woodlands, it gives residents in The Woodlands the opportunity to live and work close to each other.”

Nick Wolda Director of Community Relations for The Woodlands Township

Development Team OWNER/DEVELOPER

Warmack Investments

James Warmack

Office: 719.540.6394

Mobile: 903.748.9177

Warmack1535@msn.com

ARCHITECT OF RECORD

Ziegler Cooper

(Buildings 2,4,5,9 & Retail)

CORPORATE INTERIORS

Ziegler Cooper

(Building 5)

DESIGN ARCHITECT

Odell

(Buildings 2,4,5)

Ziegler Cooper

(Building 9 & Retail)

GENERAL CONTRACTOR

Harvey Builders

MEP ENGINEER DBR Engineering Consultants STRUCTURAL ENGINEER

Cardno Haynes Whaley Associates, Inc.

CIVIL ENGINEER Jones & Carter, Inc. TRAFFIC ENGINEER

Traffic Engineers, Inc.

LANDSCAPE ARCHITECT

Clark Condon Associates, Inc.

Contact Us JIM ZEMSKI

AIA

Principal-in-Charge of the Commercial Architecture Studio Senior Principal, Ziegler Cooper 713.374.0023| jzemski@zieglercooper.com

JAMES WARMACK Property Owner & Leasing Contact Owner, Warmack Investments 719.540.6394 | Warmack1535@msn.com

ZIEGLER COOPER

Contact Us

700 Louisiana Street, Suite 350 Houston, Texas 77002 713.374.0000 www.zieglercooper.com