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