MPact Report no. 53 by Midway + Parkway

MPACT Report

Mpact Report No. 53 F E AT U R I N G

Foreword — A Word From Our Chairman and CEO 05 Portfolio — Our Places 07 / By the Numbers 09 Our Values — What We Believe 11 Our Services — What We Do 12 ESG — Our Philosophy 13 Forward Thinking — Business Continuity Team 15 Amplifying Our Voices — Diversity + Inclusion 21 Insights — Lone Star District 17 / East River 19 Awards — The Jones on Main 22 Leaders in COVID-19 — Our Response 25 Leasing Activity — Welcoming New Tenants 31 At a Glance — Midway Foundation 35

FOREWORD

MPACT REPORT NO. 53

Foreword

A Word From Our Chairman and CEO The year 2020 was one of great uncertainty

With legacy as our foundation and

but also one of great successes. The

unchanging values as our guide, we’re

way we interact with the world and each

embracing innovation to bring our vision

other has changed drastically, and many

to life in 2021 and beyond. While we

things will never be the same. Words

remain committed to the Houston area,

cannot capture the immense pride and

we have also broadened our reach

gratitude we have for our teams as they

into other major Texas markets. During

demonstrated support for one another,

COVID-19, our team mobilized and

our patrons, and the many communities in

closed on an acquisition in San Antonio,

which we serve.

Texas, and is now repositioning the

Despite the challenges we are all facing every day, this was also a year that brought

historic landmark site into our newest district within the Midway portfolio.

out the best in our people — from our

We are continuing to adapt and find

property operations teams who never

new and innovative ways to continue

stopped caring for our residents and the

to serve the communities surrounding

portfolio assets to our marketing team

us. We continue to believe the desire

being challenged to innovate rapidly

for deep connection and the need for

changing solutions for our patrons and

spaces that encourage connection to

investors, and to our investment teams

outdoor green space and access to

fighting the good fight to support our

fresh air quality is now more important

tenants in need while protecting our

than ever. As part of our ESG policy, we

project’s long-term viability, we are

have recently implemented a platform-

incredibly thankful to all of our teams

wide LEED certification policy for all

serving and caring for those in need.

new developments. This cements our

a year that brought out the best in our people...

commitment to sustainability in our project designs that will carry through from site development to building operation. Additionally, we are honored to have two of the three buildings with the FitWell certification in Houston, The Jones on Main and GreenStreet. Additionally, GreenStreet is the first commercial property to be FitWell certified in Texas.

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Our marketing team had to become even

In this year of monumental change, we

more innovative when it came to event

also added a Diversity and Inclusion team

planning over the last year. Activations are

to gather information, identify areas to

at the heart of our properties and foster the

improve, and put forward for consideration

sense of community that locals have come

an internal framework. A survey was

to know and appreciate. We were able to

distributed to all Midway team members

safely host the kick off for Susan G. Komen

to better understand the climate of our

Race for the Cure at CITYCENTRE by

company. We are proud of the steps our

creating a car parade to honor survivors.

team is taking to tackle this important issue.

We turned dirt into a drive-in at our East River property, welcoming MoonStruck Drive-in as our first official tenant. Early in 2021, MoonStruck was selected as one of only three venues in Texas to host the prestigious Sundance Film Festival.

Foreword

We turned dirt into a drive-in at our East River property

Our teams helped us deliver on our purpose to create enduring investments and remarkable places that enrich people’s lives, and we are grateful and excited for what is ahead. During this overwhelming and challenging year, our team stayed true to the values we stand for, and we are forever grateful.

Brad Freels Chairman and CEO

M I D WAY P O R T F O L I O

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Midway Portfolio

Our Places

We design places to inspire and delight. 7

Team Member By The Numbers Handbook M I D WAY P O R T F O L I O

2020 EDITION

130

Midway Portfolio

People

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www.m idway.team

Midway Offices

Years

$2B AUM

2.7M SF Office

SF Managed

978K SF Retail

Hotel Keys

1,527

Multifamily Units

Midway Portfolio

792

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Remarkable Places

Active Investments

O U R VA L U E S

What We Believe Integrity

Initiative

Authenticity and transparency are central to our conduct; we say what we mean and honor our word.

We strive to make a difference, regardless of obstacles and resources.

Passion

Teamwork

Passion is the fuel that drives us forward. A passionate group of people working toward common goals, we can accomplish the unthinkable.

When we succeed together, without worrying about who gets credit, we succeed with humility.

Adaptability

Urgency

We instinctively look at the world with open eyes and anticipate change. This gives us the resolve to differentiate ourselves from the commonly accepted formula.

Having a sense of urgency is critical in everything we do. We act promptly and with intention, striving to make things happen efficiently and effectively.

Quality

Generosity

We believe quality is the end result of our high intentions, sincere effort, intelligent direction, and skillful execution; it represents the wise choice of many alternatives.

Our talents were not given to us solely for our own benefit and success, but also to enable us to give back and make a positive impact in the lives of people in the communities where we live and work.

INTEGRITY PASSION ADAPTABILITY QUALITY INITIATIVE TEAMWORK URGENCY GENEROSITY

OUR SERVICES

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Our Services

What We Do Midway is an investment and development firm focused on differentiated core infill real estate located in mixed-use environments. We utilize three investment strategies—develop-to-core, value-added repositioning and covered land opportunities, to strategically optimize the mix of location + product + experience to create remarkable places that are enduring core investments. In many cases, we own, develop, operate and market these assets and offer our development, management and marketing services to those who seek our expertise.

Deliver remarkable capital partners customer experiences

Create & monetize durable income & spreads

Investment + Development

Identify & produce enduring investments

Deliver remarkable execution, on time, on budget

Create remarkable places

Property Operations

Operate enduring investments

Deliver remarkable tenant & customer experiences

Create operational & asset performance

Strategic Leasing + Advisory

Develop and implement commercial leasing and merchandising strategies

Maintain close tenant relationships and produce synergy across portfolio

Bolster Midway’s placemaking objectives and increase investor value

Brand & activate enduring investments

Deliver remarkable experiences

Create engagement, build preference & demand

Marketing + Communications

Our Services

Capitalize & manage enduring investments

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Investment Management

ESG - Our Philosophy If the past year has taught us anything, it might be: Don’t take the fundamentals clean water, everyone needs healthy

LEED vs WELL

environments to thrive. And the stats

FOUNDED

Our Services

for granted. From the air we breathe to

prove it. Midway is committed to creating these types of people-first environments. We have already achieved LEED gold or

1997

silver status on most of our developments,

MISSION

but we are continuing to raise the bar – MPACT REPORT NO. 53

2014

Established by the International WELL Building Institute (IWBI)

Established by the U.S. Green Building Council (USGBC)

now looking to be WELL certified on all of our future projects. What’s the difference between LEED and WELL? Check the box at the right for the breakdown.

It's a holistic approach to the wellbeing of your tenants. “It’s a holistic approach to the wellbeing of your tenants,” our Chief Risk Officer, Bo Sanford says, also noting how the outdoors becomes a central component when designing. “There’s a focus on outdoor amenities, whether bringing more fresh air inside or sunlight into the space. But it’s also having these opportunities for your tenants, your users to have a natural connection to the outside.”

Buildings

Humans

Designing the building to protect natural resources.

Improve human health and well-being in buildings and communities.

All

PROJECT TYPES

Sustainable for all building types and all building phases.

80,000

Humans Suitable for new and existing buildings, office interiors, and all core and shell projects

PROJECTS COMPLETED

3,841

SUMMARY While both programs promote sustainable design, there are some notable differences — the LEED rating system focuses on the built environment, whereas the WELL building standard focuses on the human experience within the built environment.

Midway recently partnered with Alevole, a company that works with business and property owners to bring living colonies of honeybees into urban areas to bring the Bee Haven at East River to life. The bee keeping team manager, Kevin Kohli, shared his experience working with the Midway team below.

One of the honeybee hives at East River. MPACT REPORT NO. 53

Bee Keeper at East River Kevin Kohli, Beekeeping Team Manager, Alveole

Can you explain the partnership? working with Midway to help create their "Bee Haven"

During all of what was "2020" East River was a

project over this past year. The site of the future East

pocket of calm sea in the midst of a storm. We

River development is a veritable paradise for honeybee

opened our operations in Houston at the beginning

colonies with massive open spaces filled with native

of 2020 and when many businesses understandably

wildflowers and nearby access to fresh water from

decided to pull back on new ventures, Midway

Buffalo Bayou. Nestled next to a grove of rescued trees

stepped up and green lit the project. Bringing a

from the Post Oak road expansion, sitting underneath a

living colony of honey bees into an urban area is

sprawling pecan tree, are two thriving colonies of Apis

already a massive leap for most places. Add on

Melifera, the European Honey Bee. With the Houston

being one of the very first to test run the idea in a

skyline in the backdrop, Midway is helping bring natural

new city and it being the middle of a pandemic, your

pollinators into an urban area to help educate those

willing participants become slim. We at Alvéole like

who may never have had a chance to see the beautiful

to refer to these companies and people that step up

creatures up close. In addition to making honey (which

as our "Champions of the Honey Bee", and Midway

they make a lot of!) we've partnered with Midway to host

has fully earned that title.

workshops with employees and the local residents to

Champions of the Honey Bee

teach them all about the wonders of the Honey Bee.

ESG - Philosophy

We at Alvéole have had the immense pleasure of

What made this partnership different or meaningful in 2020?

ESG - Philosophy

Going into 2020, what did you think the year was going to look like? How did it shift? "Urban Beekeeping" is a funny phrase, I'm

I wish every partner we had and every

constantly reminded of that when I tell people

business in the country had the care and

what I do for a living. We specialize in placing

passion that Midway has. You can tell there is

hives in underutilized spaces within the city.

a real sense of pride and compassion for the

Rooftops, parking garages, courtyards, you would

Bayou City with their project. From relocating

be amazed standing next to a hive in the center

beautiful trees, to commissioning a landscape

of the concrete jungle and see them not only

mural and establishing a drive-in theatre,

surviving, but thriving. Despite the gorgeous view

I'm excited to see what the next East River

from a downtown rooftop, no site has ever topped

project will be.

my love for East River. The picturesque scene of two beautiful wooden hives nestled underneath a pecan tree in an open field of flowing grass with the Houston skyline in the background, that wells

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Did you have any other specific feedback about the partnership?

up my sense of Texan pride.

FORWARD THINKING

Business Continuity Team In early 2020, Midway formalized an internal Business Continuity Team to step to evaluate and ensure critical operations can continue during and after an unforeseen event. This includes creating necessary policies, addressing contingencies, making decisions, and

Bo Sanford

Pam Jesse

Chief Risk Officer

Chief Financial Officer

Shannon Bedinger

Micah Hart

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ensure the firm takes every reasonable

having oversight of communication Forward Thinking

strategies and channels for our teams. The team meets on a monthly basis to establish, review, and reevaluate overall corporate business continuity plans as well as on an ad hoc basis given any potentially interruptive event. Senior Vice President

Senior Vice President

Taren Adams Senior Manager

AMPLIFYING OUR VOICES

Amplifying Our Voices

Diversity + Inclusion

Anna Deans

Cyndi Hallman Property Manager

Leasing Associate

Jessica Noriega

Lacee Jacobs

Laura Harness

Mic Street

Rachel Francois

Travis McFarland

Dante Laugier

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Vice President

Senior Associate

Property Engineer

Vice President

Senior Accountant

Associate

Property Manager

In 2020, our Diversity and Inclusion team was formed to gather information, identify areas to improve, and put forward for

86%

consideration an internal framework. A members to better understand our company's climate. We are proud of the steps our team is taking to tackle this critical issue, like formalized training to further educate our

Midway Team is committed to, and supports, diversity.

company on inequality, appropriateness in the

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survey was distributed to all Midway team

workplace and encouraging career growth. and recruitment to foster partnerships with education institutions and industry-specific organizations to identify diverse candidate pools. All of these action items and additional recommendations from the Diversity and Inclusion committee will ensure our team is

74%

Amplifying Our Voices

We are also evaluating talent acquisition

the very best it can be.

Midway respects individuals + values their differences.

INSIGHT

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Insight

Lone Star District

Lone Star District Renderings

1.5 mi

South of Downtown SA

The past year has presented many opportunities, including a sizeable one in

32 ac Total SF

GrayStreet Partners, has purchased the former Lone Star Brewery site inside San Antonio’s Southtown Arts District. We plan to transform this site into an authentic community gathering space, welcoming a

Uses for Phase 1

wide variety of tenants, residents, workers,

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San Antonio. Midway, in partnership with

and visitors of all ages and diverse cultures.

The first phase of Lone Star District is a 12-

Insight

Lone Star District will amplify what is best and irreplaceable about San Antonio: cuisine, history, arts, and culture. “Sharing the community’s cherished memories

acre mixed-use project located directly south

and longstanding ties to the former Lone Star

of Lone Star Boulevard. Centered on the site’s

Brewery and the historic Lone Star Buckhorn

historic core, Phase One will feature a curated

Saloon and Museums, we’re thrilled to honor

mix of residential, office, retail, restaurants,

the site’s historical legacy, the neighborhood,

bars, and entertainment venues. Renovated

and the people who have come before us,

historic buildings will remain alongside new

while also embracing change and generating

construction, and with multiple entry points,

excitement for what comes next,” said Kevin

Lone Star District will also provide greater

Covey, Managing Partner of GrayStreet

connectivity for pedestrians and bikers to

Partners. “Lone Star District will amplify what

surrounding neighborhoods.

is best and irreplaceable about San Antonio: cuisine, history, arts, and culture.”

INSIGHT

East River | TIRZ + CBA In 2020, Midway entered into a comprehensive Community Benefits Agreement in conjunction with the City of Houston for the development of our 150acre East River project in East Downtown. This marked the first agreement of its kind

Insight

entered into willingly by a developer as a community partner and follows our years of active participation in the area, serving on organizations such as East End District, Fifth

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Ward Community Redevelopment Corporation and Buffalo Bayou Partnership. Designed to grow and evolve through multiple phases across a decades-long development horizon, East River is expected to include new office, retail, restaurants, hospitality, entertainment, multifamily homes, and other uses found in mixed-use urban communities.

The project will connect Houston’s urban fabric to an impressive mile of waterfront along Buffalo Bayou that was inaccessible to the wider community for decades.

150ac Total SF

neighborhood that has been divided by highways, enabling connectivity to the surrounding area. The development will also promote equitable infrastructure, providing alternative means for jobs as well

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East River will restore the grid for a

as access to recreation and amenities for the surrounding communities.

Agreement for East River, a Community

Insight

As part of the Community Benefits Advisory Council has been established to ensure transparency and community involvement; employment and retail opportunities; contracting and service opportunities for local businesses; and workforce housing. Midway is also making non-infrastructure investments in the surrounding area through a Community Investment Fund, whose funds will support the programing of local community organizations as directed by the Community Advisory Council. We look forward to working together with surrounding communities to introduce impactful benefits in East Downtown. East River Renderings

AWARDS SPOTLIGHT

The Jones on Main Midway was honored to win the Houston Urban Land Institute’s Development of Distinction award in the Heritage Category for The Jones on Main. The building was originally designed by Jesse H. Jones and later Awards Spotlight

redeveloped by Lionstone Investments and Midway. The Heritage Award honors developments and programs that have been completed for a minimum of 25 years, have

1908 Year Opened

stood the test of time, and meet other criteria including being worthy of emulation, achieving high standards in design, stabilzed operation, relevance to the community

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and attention to sustainability.

With the contemporary addition of Finn Hall, as well as historical elements, the property has become one of the hippest places in downtown.

150ac Total SF

MPACT REPORT NO. 53 Awards Spotlight

The Jones on Main historic lobby

Midway was honored to receive the 2020 President's Award from Houston Building Owners and Managers Association (BOMA) for their efforts for the "Finn Hall Feeds the Frontlines" program. Lionstone Investments, Midway, and JP Morgan Chase partnered with Finn Hall restaurants to provide meals for Houston's healthcare heroes. Not only did this keep Finn Hall operators open, helping the small business owners, but it also brightened the day of countless frontline workers in the Houston community. Today they have Finn Hall Employees delivering food to Frontline Workers

served and delivered 4,350 meals and raised over $66,000 for this important cause. 25

Leaders in COVID-19 MPACT REPORT NO. 53

The Moran at CITYCENTRE

The Moran at CITYCENTRE, like so many hotels around the country, has been hit hard by the pandemic but continues to find innovative ways to serve our guests while protecting the

LEADERS IN COVID-19

hotel’s sustainability. The marketing efforts shifted to focus

The Moran

on Houstonians looking for a safe, relaxing escape from their homes and included a free night’s stay at a future date with every room booked. In December, the hotel was able to boost room occupancy to 40 percent by accommodating guests and players from the U.S. Women’s Open golf tournament in Houston. Additionally, The Moran provided space for Hope City church to broadcast their weekly church services to their congregation at a minimal cost.

MPACT REPORT NO. 53 Leaders in COVID-19

“Literally, in the first few days of the pandemic, we went from 90 percent occupancy to 5 percent occupancy, so we had to switch gears." JEROME STRACK General Manager, The Moran

Leaders in COVID-19 MPACT REPORT NO. 53

LEADERS IN COVID-19

Property Operations

Over the last year, Midway has pivoted in response to COVID-19 at all of our properties. From the beginning, Midway's Property Operations Team supported our tenants both with operating hours and rent flexibility. From initiating concierge package delivery for multifamily residents to promoting mixed-use tenants’ online and curbside pick-up offerings via additional signage, the health and safety of tenants, team members, and patrons continue to be our top priority.

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Leaders in COVID-19

Leaders in COVID-19 MPACT REPORT NO. 53

The Front Porch Concert Series at Century Square

LEADERS IN COVID-19

Last March, the Midway marketing team was tasked with quickly

Marketing + Events

creating collateral to clearly communicate the COVID protocols at all of our properties. In addition, the team updated all property websites and managed social media to keep patrons in the loop on the ever-evolving situation. Activations are at the heart of our properties and foster the sense of community that locals have come to know and appreciate. With a ton of ingenuity and a little technology help, the team crafted events like the virtual scavenger hunt at Century Square. Keep reading for a snapshot of the event from Texas A&M University Professor Dr. Donna Lee Sullins.

Rummel Creek Elementary CITYCENTRE design contest winner

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Biergarten at Century Square

Leaders in COVID-19

The Hunt at Century Square

Holocaust Rememberance Parade at Kings Harbor

The marketing team had to think outside the box when it came to events during a pandemic. COVID-19 friendly Halloween at CITYCENTRE

Scavenger Hunt Century Square

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Leaders in COVID-19

Dr. Donna Lee Sullins, Texas A&M University Professor

What made this event/activation different or meaningful in 2020?

What were the unique opportunities of partnering with Century Square?

With COVID-19 not only did the class that

With Century Square’s ideal location across University

was planning the event go to a virtual learning

Drive from campus, students in my classes not only

environment, but our events did as well.

were familiar with the property but frequented many

Instead of an in-person scavenger hunt on

of the tenants already. The students were excited to

one afternoon, the students shifted the event

partner with a name they respected, guaranteed a broad

to a week-long virtual scavenger hunt using

audience for their project. Having various restaurant

the app, Scavify. While many tasks involved

types, shopping options, entertainment, business

visiting the property, some tasks required zero

offices, lodging, and health care made Century Square

contact, pushing participants instead to tenant

an ideal site for introducing event participants to the

social media accounts and websites.

varied options available to them all within one area. With outdoor access to all the tenants on the property, guests enjoyed outdoor music and fun during the week while maintaining health and safety standards.

Susan G. Komen Hope Car Parade CITYCENTRE

Susan G. Komen Race for the Cure is one of the most widely known and respected MPACT REPORT NO. 53

breast cancer non-profit organizations in the country. So when Kristen Barley, the executive director of the Houston chapter of Komen, reached out to see if Midway could assist with a COVID-19 friendly event to kick off the 30th Anniversary of Race for the Cure, we brainstormed, and the Hope Car Parade was born. Decorated cars and supporters lined the streets around honoring those who have lost their battle against breast cancer.

Tons of decorated cars at the Hope Car Parade at CITYCENTRE

Leaders in COVID-19

CITYCENTRE, celebrating survivors and

"We are so honored to have Midway as a longtime partner and were pleased to be able to host the Hope Parade in such a convenient, community location like CITYCENTRE, where families enjoy gathering." KRISTEN BARLEY Executive Director, Houston Chapter of Komen

#StickTogetherHOU

Leaders in COVID-19

GreenStreet

In the wake of the COVID-19 pandemic combined with the widespread calls for racial justice across the country, Midway partnered with multi-disciplinary artist Robert Hodge, Post-it®, The Heist Agency, and Houston’s Downtown District to create and curate its first ever #StickTogetherHOU art installation, which lives in the

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heart of Downtown at GreenStreet. The purpose of the installation was to spread a message of unity and resilience during these unprecedented times. It not only allowed Houstonians to honor our unsung heroes but also gave residents the chance to take part in the artistic process as they submitted postits to add to the mural.

The completed #SticktogetherHOU mural at GreenStreet

MoonStruck East River

In partnership with Blue Moon Cinemas and ShowBoat Drive-in, Midway helped create MoonStruck Drive-In at East River that launched in September 2020. Located along Clinton Drive, MoonStruck creates a unique drive-in experience with phenomenal downtown views unlike any other in Houston. Moonstruck is also the only drive-in in town to offer first-run films bringing the movie theater experience MPACT REPORT NO. 53

to a more safe environment in a post-COVID-19 world.

Leaders in COVID-19

Sundance Film Festival at East River

Sundance Satellite Film Festival

Houston Cinema Arts Society (HCAS) is partnered with Sundance Film Festival to host a Sundance Satellite Film Festival in Houston in late January at Moonstruck Drive-In Cinema at East River. Expanding beyond its Utah home, the Festival created a network of partnerships to bring feature films and customized local programming -- talks, events, artist meet-ups -- to communities across the country. As one of the only three 2021 Sundance Film Festival world premiere locations in Texas, The Moonstruck Drive-In Cinema at East River world premiere showings accommodated 150 cars, making it one of the largest satellite locations in the country.

A SAMPLING OF NEW LEASES

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New Leases

Across the Portfolio

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New Leases

AT A G L A N C E

Midway Foundation At a Glance

The Midway Foundation was formed in 2003 with the mission of empowering Midway team members to become leaders in the markets where we operate by serving the underprivileged, supporting education, improving health and strengthening our

MPACT REPORT NO. 53

communities. This mission has guided us to some of our most humbling and gratifying projects in our communities. One of these projects is Brighter Branches; for years, our internal team has adopted families during the holiday season to provide toys for kids in need. In an effort to serve even more families in 2020, Midway launched the Remarkable Holidays Toy Drive and collected over 400 toys from all of our properties for the Salvation Armies in Houston and College Station.

400 Toys Collected

Midway volunteers at The Salvation Army toy distribution

Representative Sample of Midway’s 2020 Affiliated Organizations ACE Scholarships Aggie Park Alliance Defending Freedom American Heart Association Avenue CDC Boys & Girls Club of Greater Houston Boys and Girls Country Breakaway Buffalo Bayou Partnership Camp Aranzazu Casa de Esperanza Child Advocates Covenant House Dress for Success Houston For All Mankind Ministries Gracewood, Inc. Greater Houston Partnership Halo House Foundation

Houston Livestock Show & Rodeo Houston Maritime Museum Houston Parks Board Humble ISD Education Foundation JH Ranch Jimmy Pappas Memorial Shoot MD Anderson Cancer Center Memorial Assistance Ministries, Inc. Memorial Hermann Foundation OneGoal Refuge Foundation Rice Design Alliance Rice University Rummel Creek Elementary Salvation Army ARC SEARCH SpringSpirit Baseball Stages

Star of Hope Mission Stoney Creek Foundation Susan G. Komen for the Cure Texas A&M Foundation Texas Children’s Hospital Foundation The Center Foundation The Leukemia & Lymphoma Society The Methodist Hospital Foundation TheDream.US U of H United Against Human Trafficking West Houston Assistance Ministries WorkFaith Connection Yellowstone Academy YMCA of Greater Houston Young Life 12th Man Foundation

Moran Legacy Award

Advisory Board

The James A. Moran Legacy Award is an annual honor given by Midway to an individual or organization that exemplifies a lifelong commitment to our core values.

Adam Finn D. Fort Flowers, Jr. James Furr

2007 Amegy Bank 2008 Bob Brindley 2009 L&B Realty Advisors 2010 Valencia Group 2011 Jones Lang LaSalle Capital Partners

James F. Jackson, Jr. Christopher M. Job Ron Nixon Dan Pickering Jim Vanderhider

2012 UHY Advisors 2013 Upper Kirby Redevelopment Authority 2014 LaSalle Investment Management 2015 BoyarMiller 2016 Colvill Office Properties 2017 Cadence Bank 2018 Lionstone Investments 2019 OJB Landscape Architecture 2020 Prosperity Bank | ESC Federal