OnbehalfoftheentireteamatIdentityArchitecture,thankyouforthe opportunity to submit our proposal for the Lilac Fields Mixed Use Development in League City As a Houston-based architecture firm with over 21 years of experience, we are excited to support a project that so clearly aligns with our strengths in retail planning, developer collaboration,andcost-consciousdesign
LilacFieldsoffersauniqueopportunitytoestablishavibrantretailand industrial destination at the intersection of League City Pkwy (Hwy 96) & Isla Vista Drive Our team has successfully led similar efforts across Greater Houston including The Bend at Jordan Ranch, Heights Forum Retail, and Crossing at Midtown where we delivered cold dark shells, coordinated with civil and ownership teams, and created modern, tenant-readyenvironmentsdesignedforlong-termvalue Additionally, we’vedesignedseveraldevelopmentsinLeagueCityandhavestrong familiaritywiththeirprocesses
At Identity, we believe that exceptional architecture is both beautiful and buildable We bring a thoughtful, efficient design process that is grounded in constructability, budget awareness, and adaptability to future tenant needs Our team is fully prepared to deliver the requested scope from initial code review and site coordination to final IFC documentation and ADA/TDLR compliance with a high level ofserviceandaccountability
We are pleased to present this proposal, demonstrating Identity’s capabilities, relevant market experience, and our commitment to delivering value for Alexander Grene Developers Thank you for the opportunity we’re genuinely looking forward to the possibility of workingtogetherinLeagueCity
We appreciate your consideration and look forward to the possibility ofworkingtogethertobringLilacFieldstolife
Sincerely,
ThomasDeFroy Principal,IdentityArchitecture
Firm Backgroundand Qualifications
BuildingaLegacyinHouston’sCommercialLandscape
Founded in the heart of Houston, our commercial architecture firm was built on a bold vision: to reshape Texas’s urban and suburban landscapes with purposeful design We create spaces that reflect the energy of the region’s dynamic business community spaces that go beyondfunctiontofosterconnection,growth,andlong-termvalue
Everyprojectisdifferent,andsoisourapproach Wetailorourservices to meet each client’s unique goals, offering a collaborative process grounded in communication, care, and creativity For clients seeking turnkey delivery, our architect-led design-build model streamlines designandconstruction ensuringtransparency,efficiency,andcosteffectiveness
More than architects and planners, we’re trusted partners bringing bold ideas to life and delivering lasting impact for clients and communitiesalike
DesignwithPurpose
We create spaces that are functional, inspiring, and deeply connected to our clients’identityandmission.
Client-centeredcollaboration
We work closely with clients from concept to completion, ensuring every spacereflectstheirvaluesandgoals
Identity Architecture fosters creativity by combining innovative thinking with proven problem-solving to push design boundariesandenhancebuildingvalue Innovationmeetsexperience
02 Project Team
OrganizedtoLead. AlignedtoDeliver.
Our organizational structure promotes clear communication, efficient decision-making, and seamless project execution At its core is a collaborative team model led by a dedicated projectmanagerwhoservesastheprimarypointof contact This integrated approach ensures accountability, agility, and a consistent focus on clientgoalsthroughouteveryphaseoftheproject
Thomas oversees and directs the entire design process Key roles consist of master planning, site plan optimization, consideration of spatial and programming parameters, and ultimately the building’s exterior and interior aesthetic direction Thomas collects information by collaborating with clients directly, leading design charetteexercises,andidentifyingspecificexpectationsforthefinishedproduct Overallprojectgoals areclearlydefined,andbudgetexpectationsareincorporatedtoensureprojectviabilitysuccess
KeyProjects
EdloeHealth SugarLand,TX
Participated in the shell design and interior buildout of a ±5,270 SF medical clinic within a multitenant MOB, supporting imaging and pain management services Focused on enhancing clinical efficiency, patient comfort, and accessibility
CreekbendMedicalOfficeBuilding
SugarLand,TX
Contributed to site planning and exterior design for an approximately 20,000 SF two-story medical office building. Participated during late construction phases to support project completion.
BellaireStation Bellaire,TX
Designed and remodeled an 11,585 RSF lease spacewithinthe65,000SFBellaireStationMedical Office Building to support a multidisciplinary sports medicine clinic The project focused on aligning the space with tenant programming requirements while optimizing flow, functionality, andpatientexperience
1
7030NorthwestFreewayClinicandPOB
JerseyVillage,TX
Contributedtositeplanningandexteriordesignfor a two-building medical office complex featuring a 24-hour emergency room and a two-story medical office Involved during early construction phasestosupportprojectdevelopment
CrossingatMidtown Houston,TX
Planned and designed a mixed-use adaptive reuse project with restaurant, office, retail, and plaza space. Renovated three structures to enhance urban retail, capture downtown views, andimprovewalkability.
PearlandATHSportPark
Pearland,TX
Partnered with Edloe Ventures to deliver a ±5,270 SF medical clinic within a multi-tenant medical office building Led the shell design and for Edloe Health
Bryanleadsthecommercialretailmarketstudio Hehasextensiveknowledgeand20+yearsofexperiencein designing commercial buildings that are within budget and are delivered on time Bryan supervises a team of 12 and is actively involved in each project from inception until completion Bryan's area of expertise is in prototypedevelopment,siteadaptation,andconstructiondocumentation
KeyProjects
HomesteadStation
Homestead,FL
62,000 SF Showbiz Cinema with 12 SDX screens, 10 bowling lanes, and 8,000 SF arcade; 25,000 SF of street-front urban retail with contemporary design; seven-story, 1,100-car garage serving as a Dade County BRT stop; 35,000 SF artificial turf urbanparkforcommunityuseandevents
CypressMillPlaza
Cypress,TX
Architectural design of two new shell retail buildings approximately 14,600 SF and 14,200 SF on a 3.74-acre site. Design scope includes site planning, facade aesthetics, structural systems, storefrontconfigurations,andcanopyoptions.
BirnhamWoodsCrossing Spring,TX
Kroger Marketplace–anchored shopping center spanningover18acres,masterplannedtoinclude five standalone buildings totaling more than 45,000 SF of retail, healthcare, and restaurant space
Shopsat Gleannloch Crossing Spring,TX
Architectural design of two new shell retail buildings totaling 33,050 SF on a 416-acre site, along with interior reconfiguration at Shops at Glennloch Crossing The tenant rework includes subdividingtheexistingIronTribespaceinBuilding Atocreateanew±1,200SFSuite300
Relevant Experienceand Portfolio
THEBENDINJORDANRANCH
MULTI-TENANTRETAILSHELL
Thescope
The Bend at Jordan Ranch is an upcoming 55,000 SF multibuilding mixed-use development locatedinthevibrantcommunity of Fulshear This thriving area offers brand-new restaurant and retail spaces conveniently situated next to a scenic park, making it an ideal destination for businessesandemployeesalike
Features: Modernfarmhouse-style architecture
Cozypatioareasandcentral lawn
Openspacesintegratedwith CommunityCenterandpublic park
The scope includes the development of a 135-acre retail center in North Tomball along Highway 249, featuring a curated mixofrestaurants,boutiqueretail, and beauty services Designed to serve nearby neighborhoods, the center will offer walkable, welcoming spaces that foster community connection and convenience
Features:
1–3bedroomdetached cottages
Upscalefinishes&luxury amenities
Resort-stylepool
Scenictrails&privatedog park
Winegardenwithpatio seating
PrimeTomballlocation
Idealforadjacentretail development
Size: 24,000SF
Completion: 2026
Services: SchematicDesign Architecture
TeamMembers: ThomasDeFroy BryanCater WardCruz
NakiaAlomaja
8301JONESROAD
MULTI-TENANTRETAILRENOVATION
Thescope
The scope includes design of street-facing tenant entries with signage zones, recessed access, and clear storefront glazing Site planning covers landscaping, parking, and walkways The building will be delivered as a cold dark shell, suited for retail, dining,andservicetenants
Schematic Design will begin with hand sketches and notations suggesting upgrades to the existing shopping center Based on the client’s direction, additional deliverables may include Photoshop imagery, 2D colorelevations,or3Drenderings, reflecting the center’s modern aesthetic of clean lines, masonry, woodaccents,andglazing
Execution Plan Overview: From Concept to Constructibility
At Identity Architecture, we understand that Lilac Fields is more than a development it's an opportunity to create a scalable, mixed-use destination that blends modern retail energy with flexible industrial performance For Phase 1, we’re taskedwithdeliveringfourcolddarkshellbuildings two retail and two light industrial totaling 41,125 SF Ourmissionisclear:supportaJanuary2026vertical start with permit-ready, cost-effective, and buildabledocuments
Weembraceaninteractiveapproachtodesignthat engages meaningful participation from all key team members including your leadership and key stakeholders, community representatives, construction and trade partners, and our subconsultants through the facilitation of wellstructured,clearlyledmeetingsandmilestones
OurCommitment
ForPhase1ofthisproject Buildings1,2,8,and9 our commitment is to deliver a scalable and costconscious architectural solution that supports a January 2026 vertical start Our design process will emphasize shell efficiency, permit clarity, and alignment with your rollout strategy for future buildings
We bring a builder-friendly mindset to all our retail and industrial work, minimizing surprises and maximizingdeliveryconfidenceforownership
GuidingPrinciples
Our management strategy is anchored in the followingobjectives:
Client-AlignedDesign
Every design decision reflects your development priorities, lease targets, and construction goals. We designforflexibilityandeaseofexecution.
ColdShellEfficiency
We specialize in designing dark shells that reduce permittingfriction,simplifyconstruction,andsupport futureTIcustomization.
LeanProcessIntegration
Our workflows are designed for speed-to-permit, with disciplined document control, stakeholder check-ins,andinternalaccountability
Constructibility+CostAwareness
Our documents reflect real construction inputs we engage GC and civil early to validate systems, reduceRFIs,andalignonmaterialstrategies
RepeatableDeliveryStrategy
We detail buildings with a master-planned lens, enablingquickadaptationforbuildings3–7and10–23withminimalrework
Visualization+Communication
Communicationisthegluethatholdsgooddelivery together Youcanexpect: Weeklyprojectcheck-insduringactivedesign Regular milestone updates with progress documentation
Pre-submittal design reviews with the developmentteam
Live markups and dashboards, if desired, to streamlinefeedback
Schedule+MilestoneManagement
We build schedules that work backwards from construction start anticipating jurisdictional review timelines,holidays,andsiteconditions Ourproposed milestonepath:
SchematicDesign 4weeks
DesignDevelopment 2weeks
Construction Documents to issue for permit submission 10to12weeks
Coordination+PermittingStrategy
We coordinate early and thoroughly with all project stakeholders to avoid downstream surprises Our team is fluent in Texas municipal permitting protocolsandwill:
Prepare early plan sets aligned with the City of LeagueCity’ssubmittalstandards
Coordinate with TDLR for registration and TAS compliance
Sequence shell packages for early permitting, followedbyTIasneeded
Conduct internal QA/QC prior to permit submissionusingchecklist-basedreviews
QualityControl+RiskManagement
Quality isn’t just a deliverable it’s a mindset built into every stage of the process Our QA/QC and risk strategiesinclude:
Clear and complete documentation to reduce RFIsandrework
We identify risks early such as shell-to-TI sequencing or utility impacts and plan with you, notaroundyou
ConstructionSupport
We remain actively engaged throughout construction to protect design intent and support yourGCpartners.Ourservicesinclude:
PromptresponsetoRFIsandsubmittals
SitevisitsandOACparticipation
Real-timeresolutionoffieldissues
Shell punch walk support and close-out documentation.
You’llworkwiththesameteamfromstarttofinish ensuring continuity, quick response, and deep projectunderstanding.
OurGoal
To be more than your design team we aim to be your delivery partner For Phase 1 and beyond, we’re committedtocreatingclean,modern,andbuildable solutionsthatreflectAlexanderGrene’svisionforthis community
Through disciplined management, market-aligned design, and proactive communication, we’re ready todeliverresultsthatare:
Ontime
Onbudget
Readyforreplication
We look forward to contributing to the success of the League City Mixed-Use Development starting withBuildings1,2,8,and9
Pursuant to your request, Identity Architecture, PLLC (“Architect”), respectfully submits the following agreement for professional architecturalservicestoAlexanderGreneDevelopers(“Client”)individually“Party”andcollectively“Parties”
Architectural Fees: The Architect will perform the work described herein in accordance with our standard terms which are set forth in ExhibitB ClientacknowledgesandagreestothetermsprovidedinExhibitB,whichisincorporatedbyreferenceasifsetforthatlength herein Mr Grene,
Consultant Fees: Architect may hire consultants, such as the ones identified in the chart below, to perform work on the Project (“Consultants”) TheexpensesbelowreflectactualcostoftheConsultant’swork,plusatenpercent(10%)feetoArchitect(“Consultant Fees”) The Client, in writing, must inform Architects that the Client will be directly hiring specific Consultants Client understands that delayscausedbytheseClientswilldirectlyimpacttheSchedule (-02) (-02) (-02)
ConsultantFees:Building2
$16,200.00 (-03) (-03) (-03)
ReimbursableExpenses
AllProject-relatedexpenses,includingexpensesforreproductions,deliveryservices,specialtyrenderings,accessibilityreview,computer plots,permitfees,travelandsoforthareinadditiontotheArchitecturalFeesandConsultantFeesandarereimbursableatcost,plusa fifteenpercent(15%)feetoArchitect(“ReimbursableExpenses”) Anysinglepaymentover$1,500mayberequesteddirectfromClient The followingReimbursableExpensesmayormaynotbeincurred,dependingonthefinalscopeofwork:
Below are selected references from recent projects that demonstrate our experience, responsiveness, and commitment to delivering high-quality architectural solutions Please feel free to contact them directly regardingourperformance
ChrisMerchant
PRESIDENT/CO-FOUNDER,MALABARHILLCAPITAL
RichmondTX77469
Phone:(713)3960307
Email:Chris@MHcpitalorg
Multi-Tenant Retail Shell Buildings ranging from 10,000 SF to30,000SF MULTIPLEPROJECTS(25+),(MULTI-TENANT RETAIL)
JohnDeboben
DEBOBENPROPERTIES
HoustonTX77056
Phone:(713)871-9044
Email:john@debobenpropertiescom
PROJECT:THEBENDINJORDANRANCH
Having worked on multiple retail and daycare projects together,JohnDebobenisarepeatclientwhosegoalswe strivetomeet-anddelivereverytime
LesterJones
ALJLINDSEY/FOUNDER&CEO
TomballTX77377
Phone:(281)301-5955
Email:information@aljlindseycom
PROJECT:JONESROAD(MIXEDUSE RENOVATION)
With over 20 years of collaborative experienceparticularly in the Civil Engineering realm, Lester has sought to also develop retail commercial projects, being very familiar with the product type and process associatedwithasuccessfulproject
