REHAB Architects Proposal

URBAN CO-OP MIXED USE CENTER H O U STO N , T X N OV E M B E R 1 ST 2 0 1 7

RESORTS

TREATMENT

ADAPTIVE REUSE

1 TRANSMITTAL T R A N S M I T TA L L E T T E R

Dear Members of the Board, On behalf of REHAB Architects, I am pleased to submit our response to your RFP for Design Services for the new Urban Co-op Mixed Use Center. REHAB Architects has over 40 years of combined experience in Houston, Texas, and we provide exceptional quality Design Services resulting in some of the preeminent mix-use and resort spaces in the state. We look forward to adding Urban Co-op Mixed Use Center to our list of healthy spaces for healthy lifestyles.

As a Houston based architecture firm, REHAB Architects is committed to reinvesting and growing this great city. Being a MWSBE firm ,we are committed to continuing our support of other local MWSBE consultants who we believe are hard working, knowledgeable, and dedicated team members.

As per the RFP, REHAB Architects will provide Architectural/Engineering services for the new Urban Co-op Mixed use Center—a forty-two thousand square foot (42,000 SF), LEED Gold certified, multi-story center, including retail shops, fabrication, art, and music studios, and residential units. The site is in the heart of the Museum District in Houston, Texas. We understand the facility needs to be iconic in its presence as a beacon to the community and as an economic hub for artists and talent. We will retain MEP and Structural Engineering Consultants as referenced in the Architect-Engineer-Owner Agreement.

REHAB Architects has worked on numerous projects with similar program, size, and scale, all of which have been extremely successful and profitable. One project we are quite proud of is the Hughes Warehouse Adaptive Reuse, a LEED Gold Mix-Use Building which revitalized the north end of San Antonio's downtown warehouse district, and became a new center for commerce geared toward artistic businesses. In 2016, the project won the highly sought after AIA COTE Top 10 award.

RESORTS

TREATMENT

ADAPTIVE REUSE

We at REHAB Architects believe so strongly in the transformative potential of Urban Co-op Mixed Use Center that we are prepared to show our commitment in the following three ways:

1. REHAB Architects would like to Move our headquarters to Urban Co-op Mixed Use Center by beginning a 3-year lease of ten-thousand (10,000) sqft. of office space, beginning on December 1st, 2017—one day after the building is occupancy certified.

2. REHAB Architects has a long-standing relationship with local music artist, Joey D. Joey D has agreed to lease five-thousand (5,000) sqft. of recording studio space for 3 years as well as produce two 30-second commercials to promote Urban Co-op Mixed Use Center.

3. REHAB Architects would like to negotiate becoming a minority equity partner by contributing as much as 1 million dollars to the project. This is contingent upon the sale of the development after 60 months or a 60 month buy-out of REHAB Architects by moda based on the average of three independed fair market appraisals.

If a decision is reached among the development shareholders to make rehab architects a vested interest in the project, project management will naturally become easier and more streamlined, with the project staying under budget and on schedule.

Kayli Yentzen will serve as your single point of contact for the Urban Co-op mixed use center. Kayli is always available and can be reached at 713-397-3962; kayli@rehabarchitects.com We look forward to the opportunity to work alongside moda in order to provide local artisans and small businesses a vibrant work/play venue in Houston. REHAB Architects would be honored to become a part of the team.

Sincerely,

Kayli Yentzen, AIA Principal Architect

RESORTS

TREATMENT

ADAPTIVE REUSE

2 PORTFOLIO h U G H E S wA R E H O U S E MI XED-USE ON YOAKUM A rt i st ' s R e s o rt

HUGHES WAREHOUSE SAN ANTONIO, TX, 2015 The Hughes Warehouse renovation includes a 22,800 square foot adaptive reuse of an abandoned warehouse in San Antonio. Through the incorporation of all program into a single level, we designed a more programmatically connected space for our client, who was previously housed in a divided multi-story space.

The design juxtaposes the old with the new, and old material is repurposed to create new pieces of furniture within the space. While the design recycles elements of the original design, it also reorganizes the layout of the client’s office to be more functional, open, and collaborative.

Business Name: Hughes Warehouse Address: 203 East Jones Avenue, San Antonio, TX 78215, USA Client Contact: Peter Frampton Humble Pie Development Environment + Land Use Section: San Antonio - Office Space Frampton.Peter@zzmail.com (281) 255-1877 original clerestories left in-tact with operable ventilation

PROJECTS

interstitial courtyard given back to the public

new steel and glass facade brings the outside in, makes studio visible to public

4306 YOAKUM HOUSTON, TX, 2015 The Mix-Use Development at 4306 Yoakum Blvd consists of a 82,000 square foot building, designed with small easily devided tenant office spaces as requested by the client, from 300-14,000 sqft available for rent on each floor. The 6 story building also includes a ground floor coffee shop and restaurant, two levels of parking, premium ground-leve tenant space which can be easily converted for retail.

Business Name: 4306 Yoakum Blvd.

Address: 4306 Yoakum Blvd., Houston, TX 77006, USA Client Contact: Iggy Pop Stooges Development Environment + Land Use Section: Houston TX - Mix-Use Pop.Iggy@zzmail.com (277) 666-1544 original clerestories left in-tact with operable ventilation

PROJECTS

coverd patio seating attracts pedestrians and fosters street life

inclusion of a kitchen and full servie bar and grill keeps the space active all day

ARTIST’S RESORT AUSTIN, TX, 2014 The Artist Resort in Austin, Texas, includes an 8,000 square foot of multi-use artist studios, a large communal gallery, and “art residences”, which are specialty art bungalows which take full advantage of the biophilic healing powers of nature and the Austin hill country.

The building is split into multiple volumes, immersing the artists in a natural environment, hidden in the trees along Barton Creek, in which they are able to comfortably live and work. At the center is an important community space for evening entertainment, exhibitions and relaxation.

Business Name: Lady Bird Lake Artist’s Resort Address: 203 East Jones Avenue, Austin, TX 78620, USA Client Contact: Joe Perry Arrow & Smith Development Environment + Land Use Section: Austin - Resort Perry.Joe@zzmail.com (512) 344-1991 artist spaces oriented to provide equitable daylighting

PROJECTS

connection to nature is a high priority

spaces arranged in a communal manner for weekend events and shows

3 PROJECT ORGANIZATION O R G A N I Z AT I O N C H A R T PROJECT ROLES AND R ESPONSIBILI T IES

ORGANIZATION CHART MOD A A RT E DE V E LOP M E N T CORPO RAT IO N

+

A RC H ITEC TU R AL SERVI CES

WBE - DBE - SB PRINC IPA L I N CHARG E

Kayli Yentzen

TLA E n g ine er in g Woman Owned Business

N e d u E n g i ne e r i n g Se r v i c es Inc .

Minority Owned Small Business

MECHA NI CA L ELECTRICA L + P LU MBI NG

STR UC TUR AL EN GIN EER IN G

Missy Lafayette

Mr. N. Innocent Ohalete, P.E., M. Asce

PROJCET ORGANIZATION

THE REHAB TEAM “S a f e , h e a lt h y, a n d vi b r a nt ; t h e se a re t h e in g re d i ent s t o b r in g s p a c e s a liv e.”

KAY LI YENTZEN, Principal in Charge

“All of t h e q u e s t ion s o f t he f u t u re h a ve a lre a d y b een a n sw e re d in t h e p a s t .”

C H AN D L ER JO H N S O N, Project Architect

“I b e lie ve in b u ild in g t he w or ld w e WAN T t o liv e i n.”

Z ACH S ARG E ANT, Design Architect

“I t ’s w h a t ’s on t h e in s i d e t h a t c ou n t s t h e m o s t .”

STE P HE N DAHMANN, Designer

4 PEOPLE k ay l i y e nt z e n z a c h s a r g e a nt chandler johnson st e p h e n d a h m a n n

KAYLI YENTZEN, RA, LEED AP, NCARB CEO + Project Architect, 80% Availability E D U C AT ION

Te xas A&M University Bachelors of Environmental Design Minor in Sustainablity & Urban Planning University of Houston Masters of Architecture Concentration in Urban Systems Kayli Yentzen has over 15 years of architectural experience creating a broad range of architectural spaces and is the recipient of numerous design awards for excellence and innovation in architecture. Her experience includes programming, master planning, the design of many building types, and managing projects from initial client contact through construction administration services. As a founding member of REHAB Architects, she established a vibrant design philosophy, culture, and practice.

REGISTRAT I O N S

+ Registered Architect in Texas, Louisiana, Florida, Georgia, Califor nia, and New York + U.S. Green Building Council LEED Accredited Professional + Certified, National Council of Architectural Registration Board P ROJECT E XP E RI E N CE M er r ill A p artme nts, Hou sto n TX W h isp er ing Oak s Apartments , Ho us to n TX S o ut h P et ers Hotel Dev e l o pm ent, N ew O rl ea ns L A R i v er Road Mix ed-Use De v el o pm ent, Ho us to n TX H yat t P lace, Orlan do FL R o se O ffic e Tower, Los Angel es CA H B C or p orate Headqu arters , B ea um o nt TX

ZACH SARGEANT Advancement + Design Architect, 100% Availability E D U C AT ION

Te xas A&M University Bachelors of Environmental Design Minor in Traditional Art University of Houston Masters of Architecture Concentration in Urban Systems Zach works hard every day to deliver the best buildings in Houston. He believes strongly in the ability of architectural interventions to improve the urban experience for all types of people. He began his career at SZH Architecture in Bryan Texas, where he became licensed. He then became a project architect at Lake Flato in San Antonio.

His dedi cation to healthy spaces makes him a local leader in the city.

REGISTRAT I O N S

+ Registered Architect in Texas, Louisiana, Florida, Georgia, Califor nia, and New York + U.S. Green Building Council LEED Accredited Professional + Certified, National Council of Architectural Registration Board P ROJECT E XP E RI E N CE Q uar t er Hou se Estates, H o us to n TX C a lamat a Resorts, Naple s , I T R o ccamandolf i Resort Ho tel , R o c c a ma ndo l f i , I T C o mmunit y Ce nter f or Sp a ni s h Heri ta ge, Ho us to n TX S a ms C lub, Little Roc k , A R P l a nned P a re nthood Hou s to n, TX M et had one Clin ic , Bay town, TX

CHANDLER JOHNSON FAIA, LEED BD+C Project Architect, 100% Availability EDU CATION

Southwester n University, BA in Art History Focus in Architectural History & Archaeology University of Houston, M.Arch Concentration in Urban Systems Columbia University, PhD in Art History & Archaeology Chandler Johnson began his architectural career as an observer rather than a practitioner while studying architectural history and archaeology at Southwester n University and in Italy. After a decade in San Antonio working with Overland Partners Architects, where he became licensed, he co-founded REHAB Architects in his hometown of Houston. He is excited about the potential of the Urban Co-Op Mix Use Center to become the nexus of even greater economic growth in Houston.

R E GIS T R AT IO N S

+ Registered Architect in Texas, Louisiana, Colorado, Georgia, Califor nia, and Florida + U.S. Green Building Council LEED Building Design + Construction + Fellow of the Americ an Institute of Architects P R OJ E C T E X P E R IE N C E Hughes Wa reho us e, Sa n A nto n i o T X 1221 A rt L o f ts , Sa n A nto ni o Te x a s T X Pea rl B rewery Mi x - U s e D ev el op m e n t , S a n A n t o n i o, T X The D o m a i n, A us ti n TX Cha rl es to n o n Ma i n, Ho us to n T X Ta ngl ewo o d Mi ddl e Sc ho o l , H o u s t o n T X Suns et Co ff ee B ui l di ng+B uff a l o Ba y ou P a r t n e r s h i p H e a d q u a r t e r s , H ou s t on T X

STEPHEN DAHMANN

PEOPLE

Business Officer + Designer, 25% Availability EDU CATION

Te xas State Univeristy Bachelors of Science in Interior Design Minor in Business & Psychology University of Houston Masters of Architecture After practicing Interior Design in New York City for 5 years, Stephen moved back to his hometown of Houston to pursue his Masters of Architecture. He became a licensed Architect while working for Rottet Studio in downtown Houston. Stephen’s focus at REHAB Architects has been on the strength and advancement of the fir m brand. W ith over 15 years of experience, Stephen has developed a fashion-conscious sensibility through varied use of materials, colors, fur niture and art, in wide array of projects ranging from residential, to hospitality, and corporate work.

R E GIS T R AT IO N S

+ Registered Interior Designer, Texas Board of Interior Designers + U.S. Green Building Council LEED Accredited Professional + Certified, National Council of Architectural Registration Board P R OJ E C T E X P E R IE N C E O ne 57 Mo del A pa rtment, Ne w Yor k C i t y, N Y U pper Wes ts i de R es i denc e, Ne w Yor k C i t y, N Y G ra c i e Ma ns i o n, N ew Yo rk Ci t y, N Y Hea rs a y, D o wnto wn, Ho us to n , T X The D ri s k i l l Ho tel , A us ti n, TX Co wbo y s Sta di um , Sui te I nte r i or s , D a l l a s , T X Sey f a rth Sha w L L P, Ho us to n, T X

5 RECOMMENDATIONS letters awa r d s

LETTERS

JDKG Development October 13, 2017

moda Arte Attn: [Address 1] Houston, Texas

RE: REHAB Architects

Dear Sir or Madam: JDKG Development (JDKG�) has been asked by REHAB Architects to provide you with information regarding our recent experience with REHAB Architects in connection with their submission for your upcoming project. JDKG is happy to do so.

Our firm specializes in the acquisition and development of real estate parcels in the Midtown and Montrose areas of central Houston for our professional clients. Recently, we were contacted by a small, but very successful law firm, seeking a turnkey solution to its office needs. The firm was looking to defray operational costs by building their office as part of a mixed-use development of a mid-rise structure with retail tenants.

After meeting with the client, we retained REHAB Architects to assist with the design of the building. REHAB Architects then met with both the client and JDKG and made significant suggestions relating to the unique location and shape of the property. It was determined that the project would consist of a coffee shop and a restaurant, together offices for the client. Because of space limitations, parking would also be provided on the first floor, adjacent to (but behind) the retail space and the office space would then span over both retail space and parking.

1221 Lamar Street Houston, Texas 77010 Phone: 713-652-2521 E-Mail: mjohnson@jdkgdev.com Web: www.jdkgdev.com

RECOMMENDATIONS

2

REHAB Architects did a splendid job on our project. 4306 Yoakum Blvd. was brilliantly designed with attractive frontage that helped the client attract two national chains into the retail space with long-term leases. The office design was equally amazing with an open concept with multiple similar sized “egalitarian� offices for both partners and associates and three large and medium size conference rooms.

The entire project totaled 47,000 sq. ft. and the design and construction plans were delivered on time. REHAB Projects also assisted our office staff in navigating the difficult City of Houston process and staff in obtaining the necessary approvals and permits for construction. The entire project came in on time and under budget. JDKG would not hesitate to use REHAB Architects on its future projects. In fact, we are already in discussion about the design of a possible medical facility in the Montrose area of Houston.

Sincerely,

Millard A. Johnson President

AWARDS Hughes Warehouse AIA COTE Award, 2015

Project Owner: AREA Real Estate Location: 203 E. Jones Ave. San Antonio, Texas Submitting Architect: REHAB Architects Project Category: Adaptive Reuse Project Site Context/Setting: Urban | Previously Developed Land Project Type: Office – 10,001 to 100,000sf

SUMARY Inspired by the history of the Hughes Plumbing Warehouse, this adaptive reuse project transforms an early 20th-century warehouse into an innovative but functional studio space. The renovation preserves the openness and industrial character of the original building, maintaining its expansive 18-ft ceilings and preexisting structural grid. An array of meeting spaces organized within the grid serve as the primary organizational component for the studio, a strategy that has enhanced creative collaboration and communication between staff while also facilitating project reviews, client meetings, design charrettes, and visiting student critiques.

A newly inserted 1,500-SF courtyard unfolds beyond the existing brick façade, creating an unexpected public gathering spot that opens the building to the street and provides access to adjacent tenant spaces. The existing loading dock openings are fitted with custom perforated steel gates—patterned off an abstraction of a Jackson Pollock painting—to provide cohesion with the neighboring arts and design district, and serve as a reminder of the building’s graffitied past. The renovation of the warehouse along the banks of the San Antonio River in the burgeoning River North district of downtown San Antonio has transformed not only a building but an organizational culture and neighborhood.

JURY COMMENTS A very successful example of a creative, low-cost adaptive reuse project that maintains the integrity and the character of the building. Introduction of contemporary structural, electrical, and mechanical systems was done in such a way as to not detract from the historic elements of the building. The outside spaces were integrated well with surrounding areas as well as the building itself. This proves that making use of a high percentage of reused and repurposed materials can be done creatively and affordably.

6 PROJECT MANAGEMENT MANAGEMENT APPROACH p r o j e c t d e ta i l s MINORI TY / WOMEN OWNED BUSINESS GOALS p r oj e ct a p p r o ac h p r oj e ct s e rv ic e s

MANAGEMENT APPROACH Project Details The REHAB Architects team understands that a new Mixed-Use Urban Co-op located within the heart of the Museum District in Houston Texas will provide a catalyst for continued growth and positive exposure of the district and Houston’s unique art scene. Our team will work hand and hand with moda to determine goals, needs, desires, budget and timing plus an additional information that will be needed to execute a schedule and functional live work play venue in Houston’s Museum District.

We understand that the program for the Mixed-Use Urban Co-op will echo the following vision and actions: + Provide a facility that is an icon in presence; + Enhance the surrounding community by providing facilities that support and promote Houston local artists and talent; + Develop an accessible space that is a beacon for the community and is available from early morning to late evening; + Promote sustainability by providing an efficient, LEED Gold (minimum) Facility; + Create healthy spaces for healthy lifestyles; + Committ to the exclusive use of Minority and Women Owned Businesses; Our vision is to achieve these goals and others provided by moda while maintaining: + Safety + High quality + Schedule + Budget Our philosophy is to create healthy spaces for healthy lifestyles. It is through our commitment to biophilic design, the adaptive re-use and enhancement of structures, and an unwavering commitment to health and human safety that we can achieve the design excellence that REHAB Architects is known for.

PROJECT MANAGEMENT

Project Approach REHAB Architects takes pride in being the authoritative source in regard to the design intent. As we work with moda, our most important goal is to ensure that all wants and needs are met to the fullest extent allowed by the budget. To that end, we will take the following steps: + Determine the appropriate staff for effectiveness and efficiency in regard to each one’s responsibilities and strengths + Use available technology to provide a streamlined method throughout the entirety of the project, which include the development of a plan, concept, schematic design, design development, construction drawings and construction administration + Analyze and review moda’s building program, budget, and building sites + Coordinate with the necessary governing bodies for permitting and deisgn mandates + Review contract documents and coordinate permit requirements + Conduct field reviews per schedule and as needed to ensure efficiency project quality + Respond to RFI’s and Submittals and create and update document logs + Review shop drawings and provide response

MANAGEMENT APPROACH Project Services

Programming Identify and prioritize owner and user values, goals, and objectives Information gathering Data analysis Identifying potential strategies Verifying quantitative requirements Space summary Building location analysis Preliminary code review

Schematic Design Conceptual sketches Relationship between spaces Options for design Building floorplans Interior arrangements Sustainable strategies Engage consultants Site plan Update code Review Preliminary specifications

Design Development Revisit budget Finalize design considerations Update drawings Coordinate with consultants Update specs and code Material choices

Construction Documents Prepare Final documents Specifications Renderings & 3D modeling

Bidding & Permits Coordinate for permitting and design mandates Authoritative source in regards to design Assist during bidding/selection process

Construction Administration Conduct field reviews Respond to RFI's and submittals Manage document log Review shop drawings

7 FEE PROPOSAL fee proposal H O U R LY S T A F F R A T E S REIMBURSEMENT EXPENSES D E L I V E R A B L E M I L E STO N E S PHAsING

PRELIMINARY PROJECT SCHEDULE Deliverable Milestones PHASE

DURATION

START

I. Programming

2 weeks

November 1, 2017

II. Schematic Design

2 weeks

November 15, 2017

III. Design Development

1 month

December 1, 2017

IV. Construction Documents

2 months

January 1, 2018

V. Bidding & Permitting

1 month

March 1, 2018

VI. Construction

18 months

March 30, 2018

Phasing 2017

2018

2019

NOV DEC JAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DEC JAN FEB MAR APR MAY JUN JUL AUG SEP I II III IV V VI

FEE Fee Proposal PHASE

ARCHITECTURAL

STRUCTURAL

Programming

$150,000

$0

$0

$150,000

Schematic Design

$110,625

$22,500

$16,875

$150,000

Design Development

$181,875

$67,500

$50,625

$300,000

Construction Documents

$213,750

$135,000

$101,250

$450,000

Construction Admin.

$75,000

$0

$0

$75,000

$731,250

$225,000

$168,750

$1,125,000

FEE PROPOSAL

TOTAL

-

Architectural Fee = 7.5%

Hourly Staff Rates Project Manager = $200/hour Project Architect = $175/hour Associate Designer = $150/hour Additonal Services will be billed hourly.

Reimbursement Expences Reimbursement Expenses to be billed as incurred.

MEP

TOTAL

8 CONTRACT AMENDMENTS

CONTRACT AMENDMENTS B.2 The A/E will not furnish the Owner with a schedule of employees' pay rate by job category.

B.3 All Reimbursable Expenses cannot be guarenteed and are thus not limited. Expenses will be recorded as incurred.

Article 1.0 We request that all services be specifically mentioned.

Article 1.3.2 The cost estimate will NOT be sealed by the Architect. The cost estimate is subject to the fluctuation in market forces and thus cannot be guarenteed.

Article 1.5.1 The final Certificate of Payment does not determine the time limit of completion of project.

Article 1.5.5 The A/E shall make site visits necessary to the phase of the project as deemed appropriate by the Architect.

Article 3.4 The A/E shall assist the Owner by making revisions that may be requested by the Owner to allow the Project to be re-bid. Extra service charges will be payable by the Owner for any assistance with revisions.

Article 1.6 Requests by the owner for additonal Full-Time Resident Project Respresentatives and Assistants shall be reviewed by the A/E and approved and implemented at the expense of the owner.

CONTRACT AMENDMENTS

Article 3.3 Labor, materials, and equipment furnished by the Owner for the Project shall be approved by the A/E. Without approval, Owner understands and takes risk associated with using unapproved labor, materials, or equipment.

Article 6.1 Payments that extend beyond 30 days from issuance of invoice are subject to interest, legal action, or penalty. Owner is responsible for payment to the Architect for monthly invoices.

Article 8.1 This Agreement can be terminated by the Owner only upon thirty(30) days notice.

Article 8.2 The A/E shall be paid for all work completed up until the receipt of thirty(30) day termination notice.

Article 9 The Owner shall provide thirty(30) day notice for assign, sublet, or transfer of interest.

Article 10 This only pertains to the A/E if there is loss as a result of the A/E's fault in the project design or construction.

Article 11 All drawings, specifications, designs, studies, estimates, reports, copies, and other documents(including those in electronic format) prepared by the A/E or its consultants in connection with the services performed under this agreement shall at all times be and remain the property of the Architect. The Architect can agree to provide non-exclusive rights to the Owner to all documents upon substantial completion stage of the project and upon receipt of all invoicing and billings to date.