Deep Ellum Bomb Factory Office Urban Design Peer Review 02.22.2019 DEEP ELLUM BOMB FACTORY OFFICE Dallas, Texas

Home , Factory

Applicable Urban Design Priorities Project Should Achieve Westdale Deep Ellum The Epic (UDPRP Reviewed) (UDPRP Reviewed) [1] Consider an alternative location for the parking garage entry in order to reduce traffic elm impacts along Commerce. good latimer The current proposed location for the parking garage entry creates a potential traffic main impact due to the road diet and two-way conversion for Commerce Street currently under design. Relocating the garage entry to an alternative facade could reduce these impacts 42 Deep Ellum and improve the pedestrian experience along Commerce Street. (UDPRP Reviewed)

pryor [2] Explore further parking reductions and underground parking as a means to reduce the overall height and mass of the structure. The surrounding development along Commerce Street is predominantly one and two story historic buildings. Considering the proposed development’s context and its excess commerce malcolm x parking, there is an opportunity for the development to provide fewer parking spaces in order to reduce the overall required height for the development. Furthermore, the

development team should explore remediation opportunities and sources of funding to crowdus provide a strategy to relocate some of the parking below-grade. 2017 Bond Project

Street Redesign - Under Developmenthenry [3] Further screen parking garage ramps and vehicles through enhanced facade design. Additionally, explore future possible uses for the garage. While the proposed development does a good job in reflecting some of the historic character of the neighborhood in its facade design, greater effort should be put into screening headlights and exposed ramps. The design team should explore opportunities for retrofitting of the garage in the future for possible scenarios when there is less demand I 345 canton for parking.

[4] Consider the terminating vista down Pryor Street onto the building as an opportunity for a defining architectural moment. The current design highlights the facade facing the terminated vista on Pryor Street with an alternative brick facade color. With the proposed ramp location, the vista will also highlight the garage entry. The design team should explore ways in which to highlight this view through a dynamic architectural feature.

Policy References Context Description Deep Ellum Garage + Office

The 360 Plan Neighborhood: The Deep Ellum - Bomb Factory Office is a proposed 16-story mixed-use development located Chapter 3, Chapter 4 Deep Ellum at the intersection of Henry Street and Commerce Street in Deep Ellum. The site is currently a Downtown Dallas 360 large surface parking lot adjacent to the Bomb Factory music venue and other retail uses. The Program: Chapter 3, Chapter 4 proposed development provisions ground-level retail, on top of which will be 9 levels of parking Office garage containing over 600 spaces. Above the garage are an office amenity deck and six levels Forward Dallas! Retail of leaseable office space. The site has received a Municipal Setting Designation (MSD), making Section 5 [urban design element] Parking underground development on the site costly. TIF Urban Design Guidelines Important design considerations include effective streetscape design, retail integration with the Part III, Part IV [Deep Ellum] public realm, parking garage ingress and egress, traffic concerns, structure facade design, height and massing design, and overall respect to the surrounding architectural context.

Deep Ellum Bomb Factory Office Urban Design Peer Review 02.22.2019 DEEP ELLUM BOMB FACTORY OFFICE Dallas, Texas

UDPRP Presentation, February 22, 2019 Project Description

Deep Ellum Bomb Factory Office is 16-level mixed-use creative office project in Deep Ellum. The building is intended to relate to the historically significant context of the neighborhood while also serving as an innovative model for future development in the district. It will provide the much needed parking relief for the district and will activate a key site along the Commerce Street corridor.

The podium levels are clad in masonry veneer on the primary street-facing elevations, detailed in a G traditional historic manner. Careful attention has been given to the design of the first 25’ in height from the ground in order to contribute to the memorable and enjoyable pedestrian experience of the neighborhood. An amenity level with a large wrap-around balcony delineates between the podium and tower masses as the tower steps back from the podium facade in order to minimize the Copyright 2013, 5 appearance of the upper massing.

The building is pursuing LEED Gold or better, Gold Fitwel, WiredScore, and WELL Building certifications, positioning it as an exemplary development that is sustainable and supportive of the health and welfare of its occupants.

PROJECT DATA

5Gstudio_collaborative, llc. 1217 Main Street, Suite 500, Dallas, TX 75202 Deep Ellum Bomb Factory Office Dallas, TX N 02/22/1901/14/19 PA00.01 THE EPIC 250'

COMMERCE ST.

THE BOMB FACTORY HENRY ST. HENRY CANTON ST.

ADAM HATS LOFTS I-345 N CROWDUS ST. N CROWDUS X BLVD. S MALCON

BUS ROUTES BUS STOPS TAYLOR ST. TWO WAY ROAD ONE WAY ROAD GARAGE ENTRY LOADING SURFACE PARKING PROJECT DATA CONTEXT PLAN 5Gstudio_collaborative, llc. 1217 Main Street, Suite 500, Dallas, TX 75202 Deep Ellum Bomb Factory Office Dallas, TX N 02/22/1901/14/19 1” = 200’-0”PA00.01 VICINITY MAP NOT TO SCALE

NORTH

CROWDUS &

JEANNETTE AKARD'S ADDITION M.R.D.C.T.

SCHWARTZ TRUST VOL. 3, PG 523 VOL. 3, PG. 523 42 DEEP WESTDALE PROPERTIES 42 DEEP ELLUM, LP ELLUM, LP TRACT 1 PARCEL 13 M.R.D.C.T. LOT 1, BLOCK A/183 ENCROCHMENT ON AMERICA 1, LTD LINDA LOUKLUCK INST. NO. 201200332023 VOL. 90106, PG. 1562 INST. NO. 201200386441 (A 50-FOOT RIGHT-OF-WAY) COMMERCE ADDITION 2645 RIGHT-OF-WAY VOL. 2000167, PG 2126 SITE INST. NO. 20070149201 AGREEMENT O.P.R.D.C.T. O.P.R.D.C.T. D.R.D.C.T. INST. NO. 201700141540 D.R.D.C.T. O.P.R.D.C.T. INST. NO. 201700111222

CROWDUS STREET O.P.R.D.C.T. BLK 3/183 VOL. 382, PG. 115 D.R.D.C.T. LOT 10 O.P.R.D.C.T. PT. LOT 6 (A 33.5-FOOT RIGHT-OF-WAY) LOT 7 LOT 8 LOT 9

PRYOR STREET

S SS SS SS SS S SS SS SS

OHE OHE OHE OHE OHE OHE OHE INOHELET OHE OHE OHE OHE OHE OHE

U W W W W W W W W W W W W W W W W W W CENTERLINE

U W COMMERCE STREET

OHE

OHE ASPHALT PAVEMENT OHE OHE OHE

WITH CONCRETE (AN 80-FOOT RIGHT-OF-WAY) reserved rights All llc. studio_collaborative, W T T CURB & GUTTER VOL. 3, PG. 523 M.R.D.C.T. G UGE E UGE UGE UGE UGE UGE TEL UGE UGE E UGE UGE UGE UGE UGE UGE UGE NORTH SIGN TEL TEL T T TEL TEL TEL TEL TEL TEL TEL U TEL TEL PLANTER ONE WAY 4HR.LIMIT TEL TEL TEL TEL NO PARKING PERMIT PARKING G (TYP.) PARKING INLET

2.1' W WOHE OHE OHE WW OHE W OHE WW OHE OHE E OHE OHE OHE GP

ACCESS UGE CONCRETE G G GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS G TRASH BIN CONCRETE SIDEWALK W X X

INLET

PAVEMENT INLET INLET N75°16'58"E 273.00' WIRE FENCE 5.8' GRAPHIC SCALE IN FEET X X X X GG N75°16'58"E 127.03' 30 0 15 30 60 TEL BUILDING XF WIRE FENCE BUILDING ASPHALT PAVEMENT CORNER CORNER ON PROPERTY LINE 1" = 30' @ 24X36 21 4 (C.M.) (C.M.)

W UGE

AKARD'S ADDITION NO PARKING

X VOL. 3, PG 523 TEL SIGN LEGEND M.R.D.C.T. PART OF LOT 3, ALL OF LOTS 4 & 5 MADISON PACIFIC LOTS 6, 7 & 8 CITY BLOCK 4/186 125.00' DEVELOPMENT

D.R.D.C.T. ROOF DRAIN MAIL BOX M.R.D.C.T. 14 7 LOT 7

CITY BLOCK 4/186 CROWDUS & AKARD'S ADDITION VOL. 96094, PG 5456 2726 COMMERCE 2726

VOL. 3, PG. 523

TV CABLE TV BOX N NEWS STAND 125.00' BLK 13/191 ONE-STORY-BRICK CROWDUS & AKARD'S ADDITION VOL. 3, PG. 523 M.R.D.C.T. TV CABLE TV HANDHOLE PHONE BOOTH D.R.D.C.T.

VOL. 3, PG. 523

GAS

VOL. 91151, PG. 4512 ANGRY DOG RESTAURANT DOG ANGRY VOL. 3, PG. 523 0.7833 ACRES SDL PARTNERS, LTD., J. R. GILPIN TV CABLE TV MANHOLE SECURITY CAMERA M.R.D.C.T.

LOT 2 LOT 1 (A 50-FOOT RIGHT-OF-WAY) INST. NO. 201100206991 TV CABLE TV MARKER FLAG TRASH BIN X M.R.D.C.T. HENRY STREET 34,122 SQ. FT. BLK 5/184 TEL O.P.R.D.C.T. TV CABLE TV MARKER SIGN S SANITARY SEWER BOX LOT 8 LOT 7 LOT 6 LOT 5 LOT 4 LOT 3 LOT 3 LOT 2 LOT 2 LOT 1 (A 50-FOOT RIGHT-OF-WAY) TV CABLE TV VAULT SANITARY SEWER CLEAN OUT CROWDUS &

C COMMUNICATIONS BOX S SANITARY SEWER HANDHOLE W S13°51'02"E

LS G WESTDALE PROPERTIES AKARD'S ADDITION C COMMUNICATIONS HANDHOLE SANITARY SEWER LIFT STATION 22 CROWDUS STREET W WESTDALE PROPERTIES AMERICA 1, LTD OHE C COMMUNICATIONS MANHOLE S SANITARY SEWER METER WESTDALE PROPERTIES CROWDUS & VOL. 3, PG 523

N13°51'02"W AMERICA 1, LTD C COMMUNICATIONS MARKER FLAG S SANITARY SEWER MANHOLE AMERICA 1, LTD. INST. NO. 201800091518 AKARD'S ADDITION M.R.D.C.T.

SS ASPHALT PAVEMENT VOL. 2005089, PG 13390 OHE C COMMUNICATIONS MARKER SIGN S SANITARY SEWER MARKER FLAG VOL. 2000167, PG. 2222 GAS O.P.R.D.C.T. ON PROPERTY LINE BUILDING CORNER VOL. 3, PG 523 X D.R.D.C.T. C COMMUNICATIONS VAULT S SANITARY SEWER MARKER SIGN D.R.D.C.T. 0.2' OUTSIDE OF

TEL M.R.D.C.T. ELEVATION BENCHMARK ST SANITARY SEWER SEPTIC TANK ASPHALT PAVEMENT PROPERTY ON PROPERTY LINE

FLOW DIRECTION S SANITARY SEWER VAULT OHE NO PARKING WIRE FENCE F FIBER OPTIC BOX D STORM SEWER BOX 11 CURB & GUTTER

WITH CONCRETE OHE

F STORM SEWER DRAIN W

FIBER OPTIC HANDHOLE PAVEMENT ASPHALT 7

INLET

OHE INLET 15 1.0' F FIBER OPTIC MANHOLE D STORM SEWER HANDHOLE BUILDING CHAINLINK F FIBER OPTIC MARKER FLAG D STORM SEWER METER 0.9' CONCRETE CORNER XF CONCRETE FENCE PAVEMENT (C.M.) OHE F FIBER OPTIC MARKER SIGN D STORM SEWER MANHOLE ACCESS ACCESS PAVEMENT 0.6' GAS S75°16'58"W 273.00' F FIBER OPTIC VAULT D STORM SEWER MARKER FLAG T X X X X X X OHE MONITORING WELL D STORM SEWER MARKER SIGN WIRE FENCE ON ASPHALT WIRE FENCE 0.55' NORTHEAST OF 25' ALLEY FU FUEL TANK D STORM SEWER VAULT 25' ALLEY PROPERTY LINE PAVEMENT PROPERTY LINE CLOVER STREET (VOL. 3, PG. 523) (M.R.D.C.T.)

(VOL. 3, PG. 523) (M.R.D.C.T.) OHE OHE G XF OHE GAS BOX TRAFFIC BARRIER U (CITY OF DALLAS ORDINANCE NUMBER 2535) W G GAS HANDHOLE TRAFFIC BOLLARD GAS GAS GAS GAS GAS (25-FOOTGAS ALLEY - VOL. 3, PG. 523GAS M.R.D.C.T.) GAS GAS GAS GAS GAS GAS GAS GAS GAS SS SS SS SS SS SS SS SS G TR TRAFFIC BOX SS GAS METER OHE OHE G GAS MANHOLE TR CROSS WALK SIGNAL G GAS MARKER FLAG TR TRAFFIC HANDHOLE G GAS SIGN TR TRAFFIC MANHOLE LOT 10A, LOT 8

GAS

G GAS TANK TR TRAFFIC MARKER SIGN LOT 9, BLK 4/186 BLK 13/191 BARNES AND ROBERTS OHE BLK 4/186 G GAS VAULT TRAFFIC CAMERA REAL ESTATE BOMB FACTORY ADDITION GEBHARDT G TR

GAS VALVE TRAFFIC SENSOR W OHE BROADCASTING, LLC G GAS WELL TRAFFIC SIGNAL TRACT 1 CROWDUS & VOL. 2001134, PG 1684 INST. NO. 20070282435 T TELEPHONE BOX TR TRAFFIC VAULT INST. NO. 201200250561 AKARD'S ADDITION D.R.D.C.T. T TELEPHONE HANDHOLE U UNIDENTIFIED BOX O.P.R.D.C.T. VOL. 3, PG 523 O.P.R.D.C.T. T TELEPHONE MANHOLE U UNIDENTIFIED HANDHOLE SS 2713 CANTON, LTD T TELEPHONE MARKER FLAG U UNIDENTIFIED METER M.R.D.C.T. TRACT 2

T TELEPHONE MARKER SIGN U UNIDENTIFIED MANHOLE GAS VOL. 99017, PG. 990 BARNES AND ROBERTS T TELEPHONE VAULT U UNIDENTIFIED MARKER FLAG D.R.D.C.T.

LOT 10 W P PIPELINE BOX UNIDENTIFIED MARKER SIGN REAL ESTATE U BLK 5/184 P PIPELINE HANDHOLE U UNIDENTIFIED POLE LOT 9 TRACT 2 P PIPELINE METER U UNIDENTIFIED TANK INST. NO. 201200250561 CROWDUS & P PIPELINE MANHOLE U UNIDENTIFIED VAULT O.P.R.D.C.T. P PIPELINE MARKER FLAG U UNIDENTIFIED VALVE AKARD'S ADDITION P PIPELINE MARKER SIGN TREE VOL. 3, PG 523 P PIPELINE VAULT W WATER BOX 1/25/2019 9:44 AM P PIPELINE VALVE FIRE DEPT. CONNECTION M.R.D.C.T. GAS W E ELECTRIC BOX W WATER HAND HOLE FLOOD LIGHT FIRE HYDRANT GUY ANCHOR W WATER METER GUY ANCHOR POLE W WATER MANHOLE E ELECTRIC MANHOLE W WATER MARKER FLAG LAST SAVED LIGHT STANDARD W WATER MARKER SIGN LEGAL DESCRIPTION NOTES ADDRESSING SCHEDULE B EXCEPTIONS: SURVEYORS CERTIFICATION: E ELECTRIC METER W WATER TANK E ELECTRIC MANHOLE W WATER VAULT E ELECTRIC MARKER FLAG WATER VALVE BEING a tract of land situated in the John Grisby Survey, Abstract No. 495, City of Dallas Block 4/186, Dallas (Pursuant to Commitment for Title Insurance, provided by Old Republic Title Insurance Company, To: Westdale Properties America I Ltd., a Texas limited partnership; E ELECTRIC MARKER SIGN A AIR RELEASE VALVE County, Texas and being all of Lots 4-8 and part of Lot 3 of Block 4/186, of Crowdus & Akard's Addition, an addition GF. No. 180536TTX, effective date January 6, 2019, issue date January 17, 2019.) Old Republic National Title Insurance Company: UTILITY POLE W WATER WELL to the City of Dallas, Texas, according to the plat thereof recorded in Volume 3, Page 523, Map Records, Dallas

ELECTRIC SWITCH IRSC 5/8" IRON ROD W/ "KHA" CAP SET 1/25/2019 10:26 AM

T ELECTRIC TRANSFORMER IRFC IRON ROD WITH CAP FOUND County, Texas, and being all of a tract of land described in Special Warranty Deed to Westdale Properties America I, 1. The surveyed property is all of the land described in the Restrictive Covenants recorded in This is to certify that this map or plat and the survey on which it is based were made in accordance E ELECTRIC VAULT PKS PK NAIL SET LTD., recorded in Volume 2005089, Page 13390, Deed Records, Dallas County, Texas, and all of a called 0.353 Instrument No. 201700183055, Official Public Records of Dallas County, Texas. with the 2016 Minimum Standard Detail Requirements for ALTA/NSPS Land Title Surveys, jointly HANDICAPPED PARKING PKF PK NAIL FOUND established and adopted by ALTA and NSPS, and includes Items 1,3,4,8,9,11,13 and 16 of Table A PARKING METER IRF IRON ROD FOUND acre tract of land described in Special Warranty Deed to Westdale Properties America I, LTD., recorded in RR RAILROAD BOX XS "X" CUT IN CONCRETE SET Instrument No. 201800091518, Official Public Records, Dallas County, Texas, and being more particularly described 10f. The surveyed property is a portion of the land described in Remote Parking Agreement thereof. The field work was completed on January 22, 2018. RR RAILROAD HANDHOLE XF "X" CUT IN CONCRETE FOUND as follows: recorded in Volume 94198, Page 1856, Deed Records of Dallas County, Texas. RAILROAD SIGNAL P.O.B. POINT OF BEGINNING Survey Date: January 23, 2019 RAILROAD SIGN P.O.C. POINT OF COMMENCING RR RAILROAD VAULT BEGINNING at an "X" cut in concrete found at the intersection of the southeast right-of-way line of Commerce Street 10g. The surveyed property is a portion of the land described in Remote Parking Agreement GROSECLOSE, LINDSAY SIGN (an 80-foot right-of-way) with the northeast right-of-way line of Henry Street (a 50-foot right-of-way); recorded in Instrument No. 201000297025, Official Public Records of Dallas County, Texas. J. Andy Dobbs MARQUEE/BILLBOARD Registered Professional Land Surveyor No. 6196 PRELIMINARY A/C UNIT 10h. The surveyed property is all of the land described in Voluntary Cleanup Program Final Certificate Kimley-Horn and Associates, Inc. THIS DOCUMENT SHALL BASKET BALL GOAL THENCE with said southeast right-of-way line of Commerce Street, North 75°16'58" East, a distance of 273.00 feet NOT BE RECORDED FOR BORE LOCATION Completion recorded in Instrument No. 2018000164553, Official Public Records of Dallas County, 13455 Noel Road FLAG POLE to a Building Corner found at the north corner of said 0.353 acre tract, and being the west corner of a tract of land Texas. Two Galleria Office Tower, Suite 700 ANY PURPOSE AND GOAL POST described in Warranty Deed to SDL Partners, LTD., recorded in Volume 91151, Page 4512, Deed Records, Dallas

SHALL NOT BE USED OR PLOTTED BY GT GREASE TRAP Dallas, Texas 75240 I IRRIGATION VALVE County, Texas; Ph. 972-770-1300 VIEWED OR RELIED [email protected] UPON AS A FINAL NOTES: THENCE leaving said southeast right-of-way line of Commerce Street and with the northeast line of said 0.353 acre SURVEY DOCUMENT tract and the southwest line of said SDL Partners, LTD tract, South 13°51'02" East, a distance of 125.00 feet to an There are no buildings observed on the surveyed property. LINE TYPE LEGEND "X" cut in concrete found in the northwest right-of-way line of a 25-foot alley as shown on said plat of Crowdus & Akard's Addition, and being named Clover Street authorized in City of Dallas Ordinance 2532 and being the east The surveyed property does not appear to be in use as a dump, sump or sanitary landfill. BOUNDARY LINE corner of said 0.353 acre tract and south corner of said SDL Partners, LTD tract; EASEMENT LINE BUILDING LINE No visible evidence of current earth moving work, building construction or building additions were W WATER LINE THENCE with the northwest line of said Clover Street, South 75°16'58" West, a distance of 273.00 feet to an "X" cut observed at the time of survey. SS SANITARY SEWER LINE STORM SEWER LINE in concrete found at the intersection of said southeast right-of-way line of Clover Street with said northeast GAS UNDERGROUND GAS LINE right-of-way line of Henry Street; Underground utilities shown hereon are from record drawings obtained from the City of Dallas and the OHE OVERHEAD UTILITY LINE engineer of record and the surveyor cannot guarantee the locations of said utilities, except those that UGE UNDERGROUND ELECTRIC LINE ALTA/NSPS LAND TITLE SURVEY

UGT UNDERGROUND TELEPHONE LINE with said northeast right-of-way line of Henry Street, North 13°51'02" West, a distance of 125.00 feet to the are observed on the surface at the time of this survey. X THENCE X X X FENCE POINT OF BEGINNING and containing 34,122 square feet or 0.7833 acres of land. CONCRETE PAVEMENT A locate request was made with Texas811 to locate underground utilities along the roadways adjacent to the 0.7833 ACRES ASPHALT PAVEMENT surveyed property under ticket number 1951732849. Visible markings were found at the time of survey. The Bearing system based on the Texas Coordinate System of 1983, North Central Zone (4202), North American Datum surveyor cannot guarantee that all underground utilities were marked or the accuracy of the markings. PART OF LOT 3 & ALL OF LOTS 4-8 of 1983. (2011) CITY BLOCK 4/186 PARKING TABLE CROWDUS & AKARD'S ADDITION FLOOD STATEMENT: TYPE NUMBER JOHN GRISBY SURVEY, ABSTRACT NO. 495 REGULAR 110 SPACES According to Map No. 48113C0345J, dated August 23, 2001 of the National Flood Insurance Program HANDICAPPED 0 SPACES Map, Flood Insurance Rate Map of Dallas County, Texas, Federal Emergency Management Agency, CITY OF DALLAS, DALLAS COUNTY, TEXAS Federal Insurance Administration, this property is not within a special flood hazard area. If this site is TOTAL 110 SPACES not within an identified special flood hazard area, this flood statement does not imply that the property and/or the structures thereon will be free from flooding or flood damage. On rare occasions, greater floods can and will occur and flood heights may be increased by man-made or natural causes. This flood statement shall not create liability on the part of the surveyor. 13455 Noel Road, Two Galleria Office Tel. No. (972) 770-1300

Tower, Suite 700, Dallas, Texas 75240 FIRM # 10115500 Fax No. (972) 239-3820 K:\DAL_SURVEY\069318587-HINES COMMERCE AND HENRY DEEP ELLUM\DWG\HINES COMMERCE-HENRY_AS.DWG Scale Drawn by Checked by Date Project No. Sheet No. 1" = 30' LJG JAD JAN 2019 069318587 1 OF 1 DWG NAME:

PROJECT DATA SURVEY 5Gstudio_collaborative, llc. 1217 Main Street, Suite 500, Dallas, TX 75202 Deep Ellum Bomb Factory Office Dallas, TX N 02/22/1901/14/19 PA00.01 commerce street bike parking cor-ten planter studio_collaborative, llc. All rights reserved rights All llc. studio_collaborative, G

storm inlet concrete paving to alley

0 10’ 20’ 40’

deep ellum schematic design dallas, texas The information shown is based on PROJECTthe best DATA information available and is 02/15/19LANDSCAPE PLAN bomb factory subject to change without notice. 5Gstudio_collaborative, llc. 1217 Main Street, Suite 500,office Dallas, TX 75202 Deep Ellum Bomb Factory Office Dallas, TX N 02/22/1901/14/19 PA00.01 studio_collaborative, llc. All rights reserved rights All llc. studio_collaborative, CL G Copyright 2013, 5 property line

11’ 8’ 2’-6” 5’ 8’ 2’ 6” drive lane parellel parking curb tree grate sidewalk planter to tree 0 2’ 4’ 8’ grate

deep ellum section dallas, texas The information shown is based on PROJECTthe best DATA information available and is 02/15/19 STREET SECTION bomb factory subject to change without notice. 5Gstudio_collaborative, llc. 1217 Main Street, Suite 500,office Dallas, TX 75202 Deep Ellum Bomb Factory Office Dallas, TX N 02/22/1901/14/19 PA00.01 elm street main street commerce street new developments studio_collaborative, llc. All rights reserved rights All llc. studio_collaborative, G Copyright 2013, 5

deep ellum context images dallas, texas The information shown is based on PROJECTthe best DATA information available and is 02/15/19CONTEXT IMAGERY bomb factory subject to change without notice. 5Gstudio_collaborative, llc. 1217 Main Street, Suite 500,office Dallas, TX 75202 Deep Ellum Bomb Factory Office Dallas, TX N 02/22/1901/14/19 PA00.01 studio_collaborative, llc. All rights reserved rights All llc. studio_collaborative, G Copyright 2013, 5

deep ellum character images dallas, texas The information shown is based on PROJECTthe best DATA information available and is 02/15/19CHARACTER REFERENCE bomb factory subject to change without notice. 5Gstudio_collaborative, llc. 1217 Main Street, Suite 500,office Dallas, TX 75202 Deep Ellum Bomb Factory Office Dallas, TX N 02/22/1901/14/19 PA00.01 studio_collaborative, llc. All rights reserved rights All llc. studio_collaborative, studio_collaborative, llc. All rights reserved rights All llc. studio_collaborative, G G Copyright 2013, 5 Copyright 2013, 5

PROJECT DATA PROJECT DATA

5Gstudio_collaborative, llc. 1217 Main Street, Suite 500, Dallas, TX 75202 Deep Ellum Bomb Factory Office Dallas, TX N 02/22/1901/14/19 PA00.01 5Gstudio_collaborative, llc. 1217 Main Street, Suite 500, Dallas, TX 75202 Deep Ellum Bomb Factory Office Dallas, TX N 02/22/1901/14/19 PA00.01 studio_collaborative, llc. All rights reserved rights All llc. studio_collaborative, G Copyright 2013, 5

PROJECT DATA

5Gstudio_collaborative, llc. 1217 Main Street, Suite 500, Dallas, TX 75202 Deep Ellum Bomb Factory Office Dallas, TX N 02/22/1901/14/19 PA00.01 studio_collaborative, llc. All rights reserved rights All llc. studio_collaborative, G Copyright 2013, 5

PROJECT DATA

5Gstudio_collaborative, llc. 1217 Main Street, Suite 500, Dallas, TX 75202 Deep Ellum Bomb Factory Office Dallas, TX N 02/22/1901/14/19 PA00.01 00 01 02 03 04 05 06 07 08 d e v r e

269' - 1 7/8" s e r

s t h g 10' - 5 3/4" 30' - 8 3/4" 30' - 0" 30' - 0" 30' - 0" 30' - 0" 30' - 0" 30' - 0" 30' - 8 3/4" 17' - 2 3/4" i r l l . A c l l , e v i t a r o " b 8 a l / l o 7

c 5 PARKING LOBBY _

150 SF d G u t 10 ' s G

1 5

A , 3

PA21.01 1 0 2

MAIN 5 RETAIL RETAIL . RETAIL 7 LOBBY @ "

8 P / U 1

E 1 P

1 8593 SF 2573 SF 4977 SF

O - 7' - 0"

1307 SF S 41 ' " 8 / 7 25' - 0" 4

10 '

STAIR - 02 B 10' - 0" 163 SF STAIR - 01 170 SF PM OFFICE

CLR % 145 SF 3" " 6 . - 2 BIKE STORAGE / 4 ' 1 1

321 SF UP 5 @

12 1

- 8' - 0"

FIRE COMMAND P U

20 ' CENTER

CLR E

MAIL ROOM / AMAZON P 235 SF

DROP O L

169 SF S C

TRASH / RECYCLING 148 SF RECEIVING "

8 56 SF /

1 BREAK ROOM ENGINEERING

1 160 SF DOMESTIC WATER 169 SF

1 EXIT CORRIDOR PUMP -

353 SF 64 SF 41 '

EXIT CORRIDOR 159 SF FIRE PUMP ROOM ELECTRIC ROOM GENERATOR ROOM TRANSFORMER 232 SF 467 SF 423 SF 459 SF MPOE EMERGENCY ELECTRIC DAS ROOM ROOM 108 SF 240 SF T T 157 SF GREASE TRAP UP 116 SF " D 3/ 8 5

' 6

LEVEL 01 1 1" = 20'-0"

PROJECTLEVE DATAL 01 GROUND FLOOR PLAN 5GGsstudio_collaborative,tudio_collaborative, llc. 12 llc.17 M 1217ain Str eet,Main Suite Street, 500, Dall Suiteas, T500,X 7520 Dallas2 , TX 75202 DDeepeep E Ellumllum Bo mBombb Facto Factoryry Office Office Dallas,Dallas, T XTX N 02/22/1901/14/101/14/199 1” = 20’-0”PPA00.01A20.01 00 01 02 03 04 05 06 07 08

11' - 0 3/8" 30' - 8 3/4" 30' - 0" 30' - 0" 30' - 0" 30' - 0" 30' - 0" 30' - 0" 30' - 8 3/4"

1" / 12" 41' - 11 1/8" 11 - 41'

UP B

8' - 0 1/2" CLR 20' - 5 1/2" 5 - 20' C

2 PA21.01 41' - 11 1/8" 11 - 41' RAMP FROM LEVEL 01

UP D

LEVEL 02 1 1" = 20'-0" PROJECTLEVEL DATA 02 LEVEL 02 PLAN 5Gstudio_collaborative, llc. 1217 Main Street, Suite 500, Dallas, TX 75202 Deep Ellum Bomb Factory Office Dallas, TX N 02/22/1901/14/19 1” = 20’-0”PA00.01PA20.02 00 01 02 03 04 05 06 07 08 studio_collaborative, llc. All rights reserved rights All llc. studio_collaborative, G A Copyright 2013, 5

PARKING

30415 SF

UP D

PROJECT DATA TYPICAL GARAGE PLAN 5Gstudio_collaborative, llc. 1217 Main Street, Suite 500, Dallas, TX 75202 Deep Ellum Bomb Factory Office Dallas, TX N 02/22/1901/14/19 1” = 20’-0”PA00.01 00 01 02 03 04 05 06 07 08

245' - 3"

ELEVATOR G 11' - 1 1/2" 1 - 11' OVERRUN A

BOARDROOM AMENITY CO-WORKING

41' - 11 1/8" 11 - 41' 938 SF 2822 SF 10730 SF

UP B 14' - 0" 8' - 0" 10' - 0" FITNESS CLR CLR CLR

122' - 6 1/4" 6 - 122' 14' - 0" 20' - 5 1/2" 5 - 20' 1238 SF

4' - 0" C CLR 41' - 11 1/8" 11 - 41'

UP D 7' - 1"7' -

LEVEL 10 1 1" = 20'-0" PROJECTLEVEL DATA 10 AMENITY LEVEL PLAN 5Gstudio_collaborative, llc. 1217 Main Street, Suite 500, Dallas, TX 75202 Deep Ellum Bomb Factory Office Dallas, TX N 02/22/1902/05/1901/14/19 1” = 20’-0”PA00.01PA20.10 00 01 02 03 04 05 06 07 08

21903 SF 42' - 4 1/8" 4 - 42' 41' - 11 1/8" 11 - 41'

55' - 5 1/2" 18' - 1" 8' - 8 1/2" 10' - 11 1/4" 9' - 5 1/4" 11' - 0" 8' - 10 3/4" 28' - 4" 6' - 7" 7' - 5 3/4" 8' - 8 1/2" 18' - 7 3/8" 1' - 3 1/2" 4' 9 1/8" - 3' - 8 1/2" B 6' 4 5/8" - 1' 2 5/8" - 14' - 0" UP 8' - 0" 10' - 0" 5' 8 7/8" - CLR CLR 1' 7 1/4" - 5' 4 7/8" - CLR 5/8" 11 - 4' 22' - 7 1/8" 7 - 22' 20' - 5 1/2" 5 - 20'

7' - 0 1/4" 14'1/2" 11 - 4' - 0" 10' - 6" - 10' CLR CLR 11" C 41' - 11 1/8" 11 - 41'

LEVEL 11 TO 16 1 1" = 20'-0" PROJECTLEVEL 11 DATA - 16 TYPICAL OFFICE PLAN 5Gstudio_collaborative, llc. 1217 Main Street, Suite 500, Dallas, TX 75202 Deep Ellum Bomb Factory Office Dallas, TX N 02/22/1901/14/19 1” = 20’-0”PA00.01PA20.11 06 07 COMMERCE STREET d e v r e s e r

s t h g i r l l . A c l l , e v i t a r o b a l l

FLEXIBLE BOLLARD ENTRY %

5 . 7

P U PE O L EXIT S EXIT POS LOCATION

GARAGE ENTRY GATE GARAGE ENTRY

ENLARGED PPROJECTLAN - GA RDATAAGE ENLARGED PARKINGENT PLANSRY & EXIT 5GGsstudio_collaborative,tudio_collaborative, llc. 12 llc.17 M 1217ain Str eet,Main Suite Street, 500, Dall Suiteas, T500,X 7520 Dallas2 , TX 75202 DDeepeep EEllumllum BombBomb FactoryFactory OfficeOffice DDallas,allas, TTXX N 02/22/19001/14/192/11/19 1” = 10’-0”PA00.01PA21.01 studio_collaborative, llc. All rights reserved rights All llc. studio_collaborative, G Copyright 2013, 5

PROJECT DATA NORTH ELEVATION 5Gstudio_collaborative, llc. 1217 Main Street, Suite 500, Dallas, TX 75202 Deep Ellum Bomb Factory Office Dallas, TX N 02/22/1901/14/19 1” = 30’-0”PA00.01 studio_collaborative, llc. All rights reserved rights All llc. studio_collaborative, G Copyright 2013, 5

PROJECT DATA SOUTH ELEVATION 5Gstudio_collaborative, llc. 1217 Main Street, Suite 500, Dallas, TX 75202 Deep Ellum Bomb Factory Office Dallas, TX N 02/22/1901/14/19 1” = 30’-0”PA00.01 studio_collaborative, llc. All rights reserved rights All llc. studio_collaborative, G Copyright 2013, 5

EAST ELEVATION WEST ELEVATION

PROJECT DATA EAST & WEST ELEVATION 5Gstudio_collaborative, llc. 1217 Main Street, Suite 500, Dallas, TX 75202 Deep Ellum Bomb Factory Office Dallas, TX N 02/22/1901/14/19 1” = 30’-0”PA00.01 studio_collaborative, llc. All rights reserved rights All llc. studio_collaborative, G Copyright 2013, 5

WINTER SOLSTICE, DECEMBER 21 SPRING / FALL EQUINOX, MARCH / SEPTEMBER 21

Single-day cumulative shadow study. Three panels showing shadows cast by the building at selected time for a day on the (A) winter solstice, (B) fall /spring equinox, and (C) summer solstice. The building’s shadows are outlined in blue for emphasis from the surrounding context. The shadow study was performed at a true north orientation and the drawings are rotated plan north.

SUMMER SOLSTICE, JUNE 21 PROJECT DATA SHADOW STUDY 5Gstudio_collaborative, llc. 1217 Main Street, Suite 500, Dallas, TX 75202 Deep Ellum Bomb Factory Office Dallas, TX N 02/22/1901/14/19 PA00.01 four factors that influence accumulation patterns:

• Drive Ratio factors - adjust parking requirements to reflect various modes of transportation to/from thesite. Also refe HWA Parking Study of Deep Ellum for Hines Interests as a drive ratio,Results: a factor of 95% indicates 95 of 100 trips to the site occurred in a vehicle that will park on site. Summary + Results • Captive Market factors - adjust gross parking requirements to recognize that patrons are frequently parked for more Executive Summary: While events are active within the Core of Deep Ellum, there are significant parking deficits that can be one land use,WITHOUT and doHines not proje requirect a space. (i.e. the office worker whoWITH Hinesis going project to lunch down stairs does not simultaneo accommodated within a new parking facility. When the event uses are not active, there are still considerable weekday parking require a space at his office and restaurant). deficits, and nominal parking deficits during the evenings and weekends. The forecasted parking deficits can potentially be All of Deep Ellum w/ Event Uses Active All of Deep Ellum w/ Event Uses Active accommodated within the planned Hines development. • Seasonal factors• Deficit - adjust of 2,629 generation spaces during peakrates weekday to reflect demand seasonal variation• Deficit in of land 2,696 uses, spaces and during therefore peak weekday parking demand patterns (i. patronage• does De ficitnot of peak 417 spaces in the during summer peak weekend time, demandbut movie attendance• De does).ficit of 205 spaces during peak weekend demand Methodology: Hines contracted HWA, a leading parking consultant trusted by the real estate community, to perform a ULI-based supply demand parking study for Deep Ellum in the early site programming phase of the proposed project. Although Hines had heard• Hourly factors - adjust parking rates to reflect accumulation patterns throughout the day to recognize that land uses All of Deep Elllum w/out Event Uses Active All of Deep Elllum w/out Event Uses Active reserved rights All llc. studio_collaborative, of a potential parking shortage in Deep Ellum from numerous sources in over the past 18 months, the project team needed hard G simultaneously• Deficit generate of 1,975 demandspaces during for peak parking weekday at demand the same time (i.e.• Deficit hotel of parking 2,064 spaces requirements during peak weekday peak demandat night when of data to help drive the parking garage space count of the proposed project. HWA’s study calculated theoretical parking demands in need very few,• if any, spaces). • the area for the mix of uses and correlate them to existing parking supplies for the purpose of identifying any potential parking Surplus of 296 spaces during peak weekend demand Surplus of 508 spaces during peak weekend demand deficits that could be accommodated in Hines’ proposed development project.

Shared parking methodology multiplies free-standing generation rates by the previous adjustment factors to identify theCopyright 2013, 5 num Core of Deep Ellum w/ Event Uses Active Core of Deep Ellum w/ Event Uses Active HWA’s analysis was based on methodologies established in the Urban Land Institute’s 2005 Shared Parking study. As publishedspaces in required at each hour of the day, for each month of the year on weekdays and weekends. The building areas for each u the ULI’s report, “…combinations of land uses require less parking than the same land uses in freestanding locations”. Shared parking • Deficit of 1,236 spaces during peak weekday demand • Deficit of 1,291 spaces during peak weekday demand analysis adjusts typical free-standing parking generation rates (expressed as the number of spaces required per unit of land use)the for parking supply information• Deficit of 1,205, were spaces source duringd peak via weekend CoStar demand and aerial maps,• andDeficit were of 907 ultimately spaces during field peak verified weekend bydemand HWA on 3/13/2 four factors that influence accumulation patterns: As shown in the attached maps, the study evaluated parking both within a “Core Area” and a “Broader Area.” The planned development site isCore located of Deep within Ellum w/out the Core Event AreaUses Active boundary. The majorityCore of availableof Deep Ellum parking w/out Event within Uses the Active Broader Area is more • Drive Ratio factors - adjust parking requirements to reflect various modes of transportation to/from thesite. Also referred to • Deficit of 723 spaces during peak weekday demand • Deficit of 779 spaces during peak weekday demand as a drive ratio, a factor of 95% indicates 95 of 100 trips to the site occurred in a vehicle that will park on site. three blocks (+/-1,500 feet) away from the project site. HWA concluded that while the analysis of the Broader Area serves to p • Deficit of 232 spaces during peak weekend demand • Surplus of 2 spaces during peak weekend demand • Captive Market factors - adjust gross parking requirements to recognize that patrons are frequently parked for more than a good benchmark, it was more appropriate to focus on the analysis of the Core Area. The results of the study are summarized one land use, and do not require a space. (i.e. the office worker who is going to lunch down stairs does not simultaneously the next page. require a space at his office and restaurant).

• Seasonal factors - adjust generation rates to reflect seasonal variation in land uses, and therefore parking patterns (i.e. retail

patronage does not peak in the summer time, but movie attendance does). • Hourly factors - adjust parking rates to reflect accumulation patterns throughout the day to recognize that land uses do not simultaneously generate demand for parking at the same time (i.e. hotel parking requirements peak at night when offices need very few, if any, spaces).

Shared parking methodology multiplies free-standing generation rates by the previous adjustment factors to identify the number of spaces required at each hour of the day, for each month of the year on weekdays and weekends. The building areas for each use and the parking supply information, were sourced via CoStar and aerial maps, and were ultimately field verified by HWA on 3/13/2018. As shown in the attached maps, the study evaluated parking both within a “Core Area” and a “Broader Area.” The planned development site is located within the Core Area boundary. The majority of available parking within the Broader Area is more than three blocks (+/-1,500 feet) away from the project site. HWA concluded that while the analysis of the Broader Area serves to provide a good benchmark, it was more appropriate to focus on the analysis of the Core Area. The results of the study are summarized on the next page.

PROJECT DATA DEEP ELLUM AREA PARKING ANALYSIS 5Gstudio_collaborative, llc. 1217 Main Street, Suite 500, Dallas, TX 75202 Deep Ellum Bomb Factory Office Dallas, TX N 02/22/1901/14/19 PA00.01