DALLAS 4P PARKS FOUNDATION, INC.

, A 501(C)3 NON-PROFIT FOUNDATION

PACIFIC PLAZA PARK
3.46 ACRE SITE

OVERVIEW
1. Project Background and Description
The City acquired, with assistance from The Trust for Public Land, the parcel which is commonly
referred to as Pacific Plaza and is bounded by St Paul, Live Oak and Harwood. The site is
designated for use as a park in the Downtown Parks Master Plan adopted in 2004 and updated
in April 2013. The original plan for this site contemplated a subterranean parking garage. For
several months, Dallas 4P Parks Foundation has attempted to work with city staff and others to
offer a free park, including maintenance, to the citizens of Dallas. The 4P proposal includes a
1526 space subterranean parking structure that will support visitors of the park, surrounding
building owners, residents and their visitors that suffer from a shortage of parking. The economic
impact from the park and parking combination is estimated to be transformational over the next
four decades, like Klyde Warren Park. The 4P plan is different from the Parks for Downtown
Dallas, Inc. proposal in that ours does not require any city funds. The Parks for Downtown Dallas,
Inc. proposal requires the city to include debt in the proposed bond election and makes no
provision for the continuing cost of maintenance nor does it provide a solution to the parking
problem in the area which is severe according to the JPM Feasibility Study.

2. High-Level Requirements
Approval by Park Board and City Council and the entry into a lease agreement.
3. Deliverables
Proposed Lease agreement was sent to Christine Lanners by counsel to 4P, Norton Rose
Fulbright, on August 16, 2016 at 8:45:48 AM CDT. This document was delivered prior to further
discussions and it serves as a draft only and requires further modification as terms are
negotiated.
4. Affected Parties
Taxpayers: Most importantly, the Taxpayers of Dallas. The 4P plan requires NO taxpayer
funding of any sort and is not subject to a bond election nor its ultimate allocation to the many
other critical needs of the city. The building owners and their tenants, residents and visitors of
and to Downtown are all direct beneficiaries. The economic impact is critical to the success of
the core of Downtown Dallas. Without parking the buildings will continue to suffer and the park
will be underutilized.
Parks for Downtown Dallas, Inc.: If the City determines that reimbursement needs to be made
based on prior expenditures associated with the design of Park Plaza, 4P is willing to pay a
reasonable amount.

City: The city has invested cash to acquire the land including the small portion (1.64 acres) from
the Trust for Public Land. It is estimated that the city has invested approximately $9 million into
the site notwithstanding the offsetting revenue that has been collected from the current parking
lease. It is estimated that the cash balance of the account currently rests at approximately $2
million and by some estimates the city has collected over $4 million from the site resulting in an
adjusted cost basis of under $5 million. Upon the urging of Park Board Member Marlon Rollins, 4P
has agreed to donate to the city an amount of $10 million over the term of the proposed 39year lease and will continue to do so during any lease renewal period. The result could exceed
$25 million. Additionally, 4P will waive any claim of the $2 million cash reserve (we understand
that this is a restricted account to be used only for this park) and urge the city to create a Needy
Parks Fund and transfer the cash to it for use in those parks in the Southern sector of the city that
are currently underfunded.
5. Implementation Plan
Obtain lease approval from Park Board and Council.
6. High-Level Timeline/Schedule
Complete Park Board and Council approval and move to financial close. Public meetings were
held about the plans for the site and we will work with all interested parties including the Parks
Department, Downtown Dallas Inc. and the public to gather input from all stakeholders. The
respective groups will have approximately 20 months to develop the final park design while the
garage construction is underway. Total construction period is estimated to be approximately 36
months.
7. FAQ
How are we assured that the project will be completed and not leave a hole in the ground?
The letter from JP Morgan dated September 20, 2016 to CM Rickey Callahan explains in detail
how this cannot happen under the proposed structure. (previously provided by CM Callahan).
All funding required for the execution of the project will be placed into an account administered
by a JPM appointed Trustee. The General Contractor, Hill Wilkinson, is fully bonded as required.
This is the ordinary course of business for projects of this nature.
Who are the principals in the project?
The lease will be by and between the City and Dallas 4P Parks Foundation, Inc. a 501(c)3 not for
profit foundation that will be governed by an independent board of directors. No partner of 4P
will be on the board of the foundation upon completion of the construction.
New 4P Partners LLC will be the developer on behalf of the Foundation. It has three managing
members, Royce West, Ron Lusk and Charles Lieser. New 4P will also be responsible for
operating the parking garage and two of its other partners, Jeff Jones who works for Standard
Parking, the largest parking company in the US, and Steve Zaccagnini who is the former

President of the second largest parking company in the US ABM Parking (formerly known as
AMPCO Parking) and partner Rob Sarver, former Navy SEAL, is in charge of security design.
Who makes up the team that will assure us the project will be world class?

JP Morgan Chase: Bank (www.jpmorganchase.com)

Norton Rose Fulbright: Legal Counsel (www.nortonrosefulbright.com)

Kevin Sloan Studio: Landscape Architect & Urban Design (www.kevinsloanstudio.com)

clients include:

George Bush Presidential Center

AT&T Performing Arts Center

Vitruvian Park

Urban Reserve

Sprint World Headquarters

5G Studio Collaborative: Architects

(www.5gstudio.com)
Omni Convention Center Hotel

Hill & Wilkinson: General Contractors

(www.hill-wilkinson.com)

Will there be MBE participation?

Yes, Hill Wilkinson has met and will have a strategic alliance with the Regional Black Contractors
Association committing 30% of the project budget to certified minority contractors.
How much will the parking rates be?
Parking rates will be competitive with projected market rates at the time construction is
completed.

Who funds the long-term maintenance of the park?

The Foundation, as operator of the Park, is solely responsible for the operating budget that will
include maintenance. Part of its operating budget will come from the garage operations.

Will the garage ramps use too much surface area and reduce the size of the park?
No. Larry Speck, a "peer support" "expert endorsement" party who works with us and is a revered
and famous architect nationally and in Texas and was also the former Dean of Architecture at
UT-Austin replied It is possible to create a great urban park and an underground parking
garage on the same site, but it does take considerable care. At Discovery Green in Houston the
garage is not under the entire part, but only a part. That allows for great spreading live oaks
and large ponds in areas where there is no garage below. Accommodating the ramp down
and the stairs up became great design opportunities, not constraints, at Discovery Green. The
roof of the ramp down turned out to be the perfect slope for the performance lawn identified in
the program. Site lines and acoustics for music are much better when spreading a blanket on
the same gentle slope as is required for the parking ramp below. The stairs up became art
opportunities, and sculptor Margot Sawyer chose those exits from the garage as sites for her two,
very popular and iconic sculpture pieces. These are two of the most photographed areas of the
parkthe garage exits!

Are there other projects like this in the US?

Yes:
Millennium Park in Chicago. The Millennium Park Garage is located directly under Millennium
Park; this facility has 2,126 spaces.

Discovery Green in Houston http://www.discoverygreen.com/

Downtown's premier green space, Discovery Green encompasses 12 acres and is surrounded by
the George R. Brown Convention Center, hotels and downtown sports arenas. The park was
developed by the Houston Downtown Park Conservancy, a group of leading local foundations,
philanthropists and civic officials. "Downtown's new backyard", this dynamic park includes 2
restaurants, kids play area, man-made lake, 2 dog runs, multiuse amphitheater, event lawn and
more.

Post Office Square in Boston

In the heart of Bostons financial district, located under the landmark Norman B. Leventhal Park,
this full-service parking facility is both convenient and pleasant to use. Enter on Pearl Street or
Congress Street. From the gracious main lobby with its high-quality finishes, fresh flower
arrangement and efficient cashier services, to the spacious well-lit parking levels with easy-tofollow directional signs and colorful graphics, you will find The Garage At Post Office Square to
be Bostons most convenient and enjoyable place to park!

Barney Allis Plaza in Kansas City

Barney Allis Plaza is in the heart of downtown Kansas City and nestled under the citys
breathtaking skyline across the street from Municipal Auditorium and the Convention &
Entertainment Facilities. Visitors and locals enjoy the tree-lined urban park with fountains,
sculptures, seating areas and tennis court-a unique green outdoor reception, festival and
activity area.
Below the park is the Auditorium Plaza Garage, an underground 1,000 vehicle parking facility.
Well-lit tunnels with colorful directional signage connect the garage to the Convention Facilities,
as well as nearby hotels. Enter the garage from Wyandotte Street or Central Street between 12 th

and 13th streets.

Parks that include a great public lawn are:

Post Office Square in Boston
Millennium Park in Chicago
Discovery Green in Houston

Union Square in San Francisco

Barney Allis Plaza in Kansas City
Bryant Park in NYC

Parc Andre Citroen in Paris

Respectfully,

\\Royce West, Ron Lusk, Charles Lieser, Managing Members