already planned luxury RV Park

Transcription

GB Capital Holdings, LLC
August 21, 2012
Pier 32 Gateway Village
Marina & RV Resort
GAT E WAY V I L L AGE
MARINA • RV RESORT
SOIQ 12-13
NATIONAL CITY BAYFRONT MARINA DISTRICT VISION
PLAN DEVELOPMENT OPPORTUNITY
Presented to:
The San Diego Unified Port District
&
The City of National City
Presented by:
John A. and Beverley Beauchamp Grimstad
TABLE OF CONTENTS
Proposal Letter
• Developers Registration and Authorized Signature
Lessee’s Questionnaire
• Method of Operation
• Method of Financing
• Estimate of Gross Receipt Development Plan
• Development Team and Experience Statement
• Terms and Conditions
Concept Development Plan
• Pier 32 RV Resort Gateway Village Marina & RV Resort Project Concept
• Pier 32 RV Resort Economic Impact Report
• Pier 32 RV Resort Project Costs
• Pier 32 RV Resort Proforma
•
Pier 32 RV Resort Financial Summary
Pier 32 Gateway Village Marina & RV Resort
SOIQ 12-13
Page 1
PROPOSED (SUB)LESSEE
1.
Name of proposed (Sub)Lessee exactly as it will appear on the actual tenancy document:
PENDING – PIER 32 GATEWAY VILLAGE MARINA & RV RESORT, LLC
DBA PIER 32 RV RESORT, LLC
2.
Mailing Address of proposed (Sub)Lessee for purposes of notice or other communication relating to
the proposed tenancy:
4980 N. HARBOR DRIVE, SUITE 200
SAN DIEGO, CA 92106
Telephone No.:(619) 688-9217
Fax. No.: (480) 247-5663
E-mail Address: [email protected]
3.
Billing Address (only if different from Mailing Address);
Telephone No.:
4.
Fax. No.:
Proposed (Sub)Lessee intends to operate as a:
Sole Proprietorship (
);
Limited Liability Company ( X );
Partnership (
);
Corporation (
);
Other
Explain if necessary:
5.
Effective date of assignment (complete only if applicable):
SOIQ 12 - 13
Page 2
PARTNERSHIP STATEMENT
If proposed (Sub) Lessee is a partnership, please answer the following:
1.
Date of Organization:
2.
General Partnership (
Limited Partnership (
Other (
3.
)
)
Explain
Statement of Partnership recorded: Yes (
Date
4.
)
Book
Page
)
No (
)
County
Has the partnership conducted business in San Diego County?
Yes (
)
No ( ) If so, when?
If so, where?
5.
Name, address, and partnership share of each general and limited partner. If a
general partner is another partnership, a corporation, or a limited liability company
(LLC), please complete separate pages 3; or 4 and 5; or 6, as appropriate for such
entity (type proposed [Sub]Lessee name [from page 2] on the top of each page for
identification purposes). If a limited partner holding a 10% or greater interest is
another partnership, a corporation, or an LLC, pages 3; or 4 and 5; or 6 must also be
completed for such entity (type proposed [Sub]Lessee name [from page 2] on the
top of each page).
General/Limited
6.
Name
Address
Share %
Attach a complete copy of the Partnership Agreement. If a Partnership Agreement has
been previously submitted, a new Partnership Agreement need be submitted only if the
Partnership Agreement on file with the District is no longer current.
SOIQ 12 - 13
Page 3
CORPORATION STATEMENT
If proposed (Sub)Lessee is a corporation, please answer the following:
1.
Type of corporation: C (
)
Subchapter S (
)
2.
When incorporated?
3.
Where incorporated?
4.
Is the corporation authorized to do business in California? Yes (
)
No (
)
If so, as of what date?
5.
The corporation is held:
a. Publicly ( ) Privately ( )
b. If publicly held, how and where is the stock traded?
6.
Please list the following:
a. Number of voting shares:
b. Number of nonvoting shares:
Authorized
_________
_________
Issued
______
______
c. Number of shareholders:
d. Value per share of Common Stock:
Outstanding
___________
___________
___________
Par
$ __________
Book
$ __________
Market $ __________
7.
Please furnish the name, title, address, and the number of voting and nonvoting shares
of stock owned by each officer and, in addition, the same information for each
stockholder owning more than 10% of any class of stock.
Name:
Title:
Address:
No. of Shares:
SOIQ 12 - 13
Page 4
No. of Shares:
Name:
Title:
Address:
No. of Shares:
Name:
Title:
Address:
No. of Shares:
Name:
________________
Title:
Address:
No. of Shares:
(Additional page(s) may be added if needed to complete list of stockholders [type
proposed (Sub)Lessee name (from page 2) on the top of each page].)
Any partnership, corporation, or LLC owning more than a 10% ownership interest must
also complete separate pages 3; or 4 and 5; or 6, as appropriate for each entity (type
proposed [Sub]Lessee name [from page 2] on the top of each page for identification
purposes). Also, furnish the financial data for such partnership, corporation, or LLC, as
required on page 7. If there is an ownership chain of additional partnerships,
corporations, or LLCs, the above requirements extend to each such entity having either:
(1) a 10% or greater direct, indirect, beneficial ownership, or membership interest in the
proposed (Sub)Lessee; or (2) effective control of the proposed (Sub)Lessee, regardless
of the percentage of ownership or membership interest.
SOIQ 12 - 13
Page 5
LIMITED LIABILITY COMPANY STATEMENT
If the proposed (Sub)Lessee is an LLC, please answer the following:
1.
Date of Organization: PENDING
2.
Where Organized: PENDING
3.
Is the Company authorized to do business in California?
a. Yes (
)
No (
)
b. If so, as of what date? PENDING
4.
Has the Company conducted business in San Diego County?
a. Yes (
)
No (
)
b. If so, when? PENDING
c. If so, where? PENDING
5.
Please furnish the name, address, and membership share held by each manager and officer, and each member owning more
than a 10% membership interest. If a member is a partnership, corporation, or another LLC, please complete separate pages 3;
or 4 and 5; or 6, as appropriate for such entity (type proposed [Sub]Lessee name [from page 2] on the top of each page).
Manager/Officer/
Member
Name
It is the intent that John and
Beverley Grimstad or an entity
controlled by them will take
possession and responsibility for
the lease.
6.
Address
4980 N. HARBOR DRIVE, SUITE
200, SAN DIEGO, CA 92106
Share
%
100
Attach a complete copy of the Operating Agreement. If an Operating Agreement has been previously submitted, a new
Operating Agreement need be submitted only if the Operating Agreement on file with the District is no longer current.
SOIQ 12 - 13
Page 6
FINANCIAL AND OTHER BACKGROUND INFORMATION
FINANCIAL STATEMENT
(Sub)Lessee, general partners of (Sub)Lessee, owner-corporations of (Sub)Lessee,
members of (Sub)Lessee owning more than a 10% membership interest, and any person or
business entity guaranteeing the performance of (Sub)Lessee must attach a complete report,
prepared in accordance with good accounting practice, reflecting current financial condition.
The report must include a balance sheet and annual income statement. The person or entity
covered by the report must be prepared to substantiate all information provided.
OTHER INFORMATION
Each (Sub)Lessee, each general partner of (Sub)Lessee, each owner-corporation of
(Sub)Lessee, each member of (Sub)Lessee owning more than a 10% membership interest,
any person or business entity guaranteeing the performance of (Sub)Lessee, any person or
entity owning more than a 10% interest of (Sub)Lessee, and any guarantor of (Sub)Lessee
must answer the following questions:
1.
Surety Information - Has a surety or bonding company ever been required to perform
on the default of any of the individuals or entities?
a. Yes ( ) No (X)
b. If yes, please attach a statement naming the surety or bonding company, date,
amount of bond, and the circumstances surrounding said default and performance.
2.
Bankruptcy Information - Have any of the individuals or entities ever been adjudicated
bankrupt or are any presently a debtor in a pending bankruptcy action?
a. Yes ( ) No (X )
b. If yes, please give dates, court jurisdiction, and amount of liabilities and assets.
3.
Pending Litigation - Are any of the individuals or entities presently a party to ANY
pending litigation?
a. Yes ( ) No (X)
b. If yes, please provide detailed information for each action.
4.
Claims, Liens, or Judgments - Are any of the individuals or entities now subject to any
outstanding claims, liens, or judgments?
a. Yes ( ) No (X)
b. If yes, please provide detailed information for each claim, lien, or judgment.
SOIQ 12 - 13
Page 7
REFERENCES FOR PROPOSED (SUB)LESSEE
Please list four persons or firms with whom you have conducted business transactions during the past three years. Two
of the references must have knowledge of your debt payment history, with at least one being a financial institution. Two
of the references must have knowledge of your business experience.
REFERENCE NO. 1
Name:
BOB STOCKWELL__________________________________________
Firm:
CALIFORNIA BANK &TRUST_________________________________
Title:
VICE PRESIDENT__________________________________________
Address:
940 CALLE AMANACER, SUITE 140, SAN CLEMENTE, CA 92673___
Telephone: (949) 940-1827_____________________________________________
Nature and magnitude of purchase, sale, loan, business, association, etc.:
$3,200,000 LOAN – VENTURA WEST MARINA
REFERENCE NO. 2
Name:
MARIE LANDERS___________________________________________
Firm:
WELLS FARGO____________________________________________
Title:
SENIOR VICE PRESIDENT AND REGIONAL MANAGER
Address:
401 B STREET, SUITE 2201
Telephone: (619) 699-3054
PENDING FINANCING $22 MILLION LOAN
_______________________
REFERENCE NO. 3
Name:
AL WIENER/MIKE GREEN
Firm:
PALMIERI, TYLER, WIENER, WILHELM & WALDRON LLP
Title:
ATTORNEY
Address:
2603 MAIN STREET, EAST TOWER, SUITE 1300
Telephone: (949) 851-9400
FAMILY ESTATE PLANNING_____________________________________________
SOIQ 12 - 13
Page 8
REFERENCE NO. 4
Name:
ART MALLOY
Firm:
CAPITAL GROWTH, INC.
Title:
PRESIDENT
Address:
8910 UNIVERSITY CENTER LANE, SUITE 150___________________
San Diego, CA 92122________________________________________
Telephone: (858) 552-6970
$50,000,000 IN VARIOUS FINANCIAL INVESTMENTS.
SOIQ 12 - 13
Page 9
SOIQ 12-13
Page 10
METHOD OF OPERATION
Please describe your proposed business operation on the property to be (Sub)Leased.
Discuss any optional services and uses which you propose to provide.
SEE FOLLOWING PAGE
SOIQ 12 - 13
Page 11
METHOD OF OPERATION
The name given to the larger project is Pier 32 Gateway Village Marina & RV Resort. In the
future, this project may include further development to Pier 32 Marina. As uses for areas are
deemed financially feasible, the land use designation is suitable, and no net loss of Maritime
Industrial land is accomplished, the method of operation shall be further defined. Immediately,
a RV Resort is feasible, within the land use designation, and no net loss of Maritime Industrial
land is incurred.
Pier 32 Gateway Village Marina & RV Resort Operational Plan
The name given to this proposed RV resort project is Pier 32 RV Resort and will consist of
approximately 165 RV rental sites. The entity to be formed for this development is intended to
be Pier 32 RV Resort, LLC and, as referenced previously, John and Beverley Grimstad are the
proposed principals. It is intended that GB Capital Holdings, LLC (GB) would be under contract
with Pier 32 RV Resort, LLC to operate the business and serve as the property management
entity. GB Capital Holdings corporate office is located in San Diego, California. The corporate
office location will be responsible for the following operational and administrative duties:
•
•
•
•
•
•
•
•
•
•
•
•
•
Accounts Payable
Monthly Financial Statement
Payroll
Audits
Annual Tax Returns
Insurance and Claim Processing
General Ledger Accounting Functions
Banking Reconciliations and Processing
Preparation of Annual Budget
Planning and Capital Improvement Projects
Overall Property and Operations Supervision
Human Resource Service
Coordinate with Lessor on Lease Issues
Key Personnel Positions
All on site Pier 32 RV Resort personnel will be employees of GB. It is anticipated that there will
be 6 to 7 full time employees for the RV operations. The foundation of our company's ability to
provide tenant services will be our on-site personnel, with the key positions of Property
Manager, Office Manager managing the day to day operations. Descriptions of the two key
positions are as follows:
Property Manager:
This individual will be the manager of the RV property and responsible for all on-site
operations. He/she will supervise the entire local staff and other vendors that provide services
to the property. His/hers responsibilities will include but not be limited to the following: direct
SOIQ 12 - 13
Page 12
maintenance/housekeeping staff, supervise office personnel, insure guest compliance with the
property rules and regulations, coordinates sales and marketing efforts, conduct regular
inspections for maintenance and environmental compliance, coordinate customer service,
guest, tenant and public relations.
Office Manager:
The Office manager and supporting office staff will be responsible for all clerical and
administrative work in the RV office operations as well as sales and leasing of RV Spaces and
Environmental Living Units. The on-site RV office will handle processing of new RV space
rentals, guest screening, daily banking, customer file compliance, rent collections,
delinquencies, security deposit refund processing and overall customer service responsibilities.
Guest Services and Assistance:
Office Hours:
Our philosophy has always been to have an accessible "open door" policy, beginning with 7
days a week (and a 24-Hour on-call member of the team) with 8:00 a.m. – 5:00 p.m. office
hours (including most holidays). This allows us to be continually available to meet with new
customers, address on-going customer needs and concerns, identify and implement
unscheduled site repairs. We are committed to ensuring that all guests enjoy a positive
experience.
Communication and Service:
Communication is the cornerstone of good guest service. An integral part of our plan includes a
provision for daily resort walks and property inspections by our employees. This will allow us to
communicate daily with tenants and enhance our accessibility. Other vital elements will
include an on-site activities director/concierge, newsletters, and regularly updated bulletin
boards. These additional services will help develop a sense of community and a "Resort"
atmosphere that will enhance and add value to the guest experience.
Environmental Safeguards:
We feel it is incumbent on any operator to help guest comply with the environmental
challenges of RV use. We will insure proper recycling, sewage disposal, trash disposal, provide
waste oil recycling and battery removal. Our staff will be properly trained to respond to hazards
and protect the environment. We will educate our guest and the public of the benefits and
sensitivity of the wildlife preserves that are adjacent to the property. We will remain proactive.
Maintenance Plan:
We develop, build, and operate our properties. We have established routines and maintenance
on all properties including daily walks, property inspections and on-call personnel. No others
are as well suited to understand the construction and we are confident in our ability to
maintain and repair our facilities. We have a long term vested interest.
Retail Tenants:
Pier 32 RV Resort has designed the project layout to accommodate Granger Hall, a rental kiosk,
guest amenities and other related retail spaces. It is our intention to sublease or operate these
related businesses.
SOIQ 12 - 13
Page 13
PROPOSED METHOD OF FINANCING
DEVELOPMENT OR LEASEHOLD PURCHASE
Describe the method of financing for the Leasehold purchase or any new or additional
development on District tidelands in excess of $100,000. Include a schedule of approximate
dates when construction of each significant improvement is expected to be commenced and
completed.
SEE FOLLOWING PAGE
SOIQ 12 - 13
Page 14
METHOD OF FINANCING
The Proposer's (John and Beverley Grimstad) past 40 years of financing experience has been
concentrated in new property acquisitions, refinancing existing developments, running
profitable businesses and arranging for lines of credit to pursue commercial real estate
investments. John and Beverley are partners and principals in all the marina projects currently
operated by GB Capital Holdings, LLC and Beauchamp Realty, Inc. The Grimstads have worked
and continue to partner with Travelers Insurance, Manulife, Ralston Purina, California Bank &
Trust, Sanwa Bank, Bank of Southern California, and Wells Fargo.
It is anticipated that Pier 32 RV Resort, LLC will pursue a conventional financing arrangement
with an established lending institution for the project. The preliminary proposal and startup
expenses (estimated $500,000) will be paid directly from the principals personal financial
resources. Any additional expenses leading up to the funding of the initial construction loan will
also be paid with the principal's cash reserves.
Construction of the proposed development will be primarily financed by a construction loan through a
conventional lender. Our Proforma estimated project cost totals approximately ($7,029,000). A
summary of these construction/startup costs is included within the Concept Development Plan.
Proposer has projected a 20% equity participation in the total project cost. It is anticipated that these
funds will come from the redemption of liquid money assets (money market funds, CD’s, or mutual
funds) and from personal financial cash reserves. This 20% equity participation (approximately
$1,405,800) will be deposited in a special construction fund account just prior to the funding of an
initial construction loan for Pier 32 Gateway Village Marina and RV Resort.
Preliminary discussions indicate that the probable source of this construction loan will be Wells Fargo.
Wells Fargo has an established relationship with the Grimstad family. The lender has represented that
the terms of the construction loan will be an interest only arrangement for an estimated period of 18 to
21 months. This 21-month period of interest only financing should allow for the estimated 10-month
construction period as well as the first 8 to 10 months of operation. It is anticipated that after the first
10 months of operations the interim financing will be converted into a term loan.
Initial discussions with our lender indicate that the term loan would most likely have a 15 year
amortization schedule with a 5 to 7 year due date. The lender has also represented that several
renewable options to coincide with the 5 to 7 year due dates could structured into the note. It is
expected that this note will be secured by the leasehold interest in the property as well as personally
guaranteed by the principals. The current proposed lending institution and contact is as follows:
Wells Fargo
Brian P Chambers - VP San Diego RCBO
401 B Street, Suite 2201
San Diego CA 92101
Direct: (619) 699 3087 ∙ Fax: (619) 699-3020 ∙ E-Mail: [email protected]
Upon request resume of Developer’s Financing Experience shall be provided.
SOIQ 12 - 13
Page 15
ESTIMATE OF GROSS RECEIPTS
If this Questionnaire is being completed by a prospective Lessee, please show the best
estimate of the average annual gross sales for each significant use or service, and for each
significant optional use or service which the Lessee and its Sublessees (if any) plan to
conduct on or from the property. (If the Questionnaire is being completed by a Sublessee,
only the estimate of the Sublessee's gross sales is required.) This data will be used by the
District to analyze the proposed Lease or Sublease Consent application. The time periods
shown should not be assumed to necessarily represent the term of a (Sub)Lease that may be
granted or consented to by the District.
Average annual gross sales for each proposed significant use during each of the first five
operating years:
Uses (Identify Each Use)
YEAR OF
OPERATION
RV RENTAL SPACES
LAUNDRY
CONSESSION AND
STORE
1
$822,743
$5,759
$41,137
2
$1,180636
$8,264
$59,032
3
$1,936,243
$13,554
$96,812
4
$2,126410
$14,885
$106,320
5
$2,361,201
$16,528
$118,060
SOIQ 12 - 13
Page 17
EXPERIENCE STATEMENT
Please describe in detail the duration and extent of your business experience, with special
emphasis upon experience with the type of business which you propose to conduct on District
property. Also state in detail the pertinent experience of the persons who will be directly
involved in development and management of the business.
FOLLOWING PAGE
SOIQ 12 - 13
Page 18
GB CAPITAL HOLDINGS
OWNER/DEVELOPER/OPERATOR
EXPERIENCE STATEMENT:
Pier 32 Gateway Village Marina & RV Resort is proposing to utilize a team of approximately 12
different, consultants, professional and contractor’s people to assist in the planning, design,
management, construction and financing of this project. In reviewing the team you will find
that our proposed team members have solid experience in this type of project and are more
than capable of developing a first class project. The team member’s resumes and references
are included following the descriptions.
The organizational chart on the following page has identified the entity involved and their
specific role or expertise.
SOIQ 12 - 13
Page 19
G AT E WAY V I L L AG E
MARINA • RV RESORT
ORGANIZATIONAL CHART
PRINCIPLE / DEVELOPER / OPERATOR
JOHN AND BEVERLY GRIMSTAD
PROJECT MANAGEMENT
JOHN GRIMSTAD JR / GREG BOEH
MERRILEE EKSTROM
WORKING WATERFRONT
CO-CHAIR JOHN PASHA
CO-CHAIR ED PLANT
RV CONSULTANT
PRIMARY ARCHITECT
LEGAL
ECONOMIC DEVELOPMENT
FINANCE
RV PARK CONSULTING, INC
RICH STOCKWELL
THE MILLER HULL PARTNERSHIP
VOSS, COOK, & THEL, LLP
AL THEL
THE LONDON GROUP
NATHAN MOEDER
WELLS FARGO
BRIAN CHAMBERS
LANDSCAPE ARCHITECT
CIVIL ENGINEER
SOILS ENGINEER
ENVIRONMENTAL
CONTRACTOR
EPT DESIGN
MATT HALL
RICK ENGINEERING
JOHN GODDARD
ALLIED GEOTECHNICAL
SANI SUTANTO
MERKEL & ASSOCIATES
KEITH MERKEL
TBD
SOIQ 12-13
Page 20
Principal/Developer/Operator
John and Beverley Grimstad
Pier 32 Gateway Village Marina & Resort team will be headed by John and Beverley Grimstad
as principal owners and developers. The Grimstads are experienced developers, owners, and
operators as owners. They are owners, co-owners or former owners of six southern California
marinas, one mooring buoy company, and two restaurants. Two of these marinas (Point Loma
Marina and Pier 32 Marina) and both restaurants, (Jimmy’s Famous American Tavern and Pier
32 Waterfront Grill) were developed from the ground up by the Grimstad family. The
remaining three marinas, Dana West, Ventura West and Oceans West, were built from the
ground up by the Beauchamp family. John and Beverley Grimstad will oversee the
development activities of the land improvements; provide cash equity in addition to personally
guaranteeing the loan and the lease.
Property/Business Management /Project Managers
GB Capital Holdings
GB Capital Holdings has developed from John Grimstad's vision and creativity. 6 years after its
inception, GB Capital Holdings is a family based business that owns, built and operates 2
Marinas, 2 waterfront restaurants, a recreational mooring field and a mega yacht berthing
facility.
Today GB Capital Holdings provides 777 recreational berths for vessels of 20’ through 400’, in
San Diego Bay. Additionally GB Capital Holdings provides 10,058 square feet of restaurant space
(280 seats) between two restaurants currently gross over 4 million annually and a planned third
restaurant is expected to double that gross at a minimum. GB Capital Holdings manages the day
to day operation of each of these businesses.
During the past four decades, the Grimstad/Beauchamp family holdings have also included
hotels, shopping centers, and multi-family residential properties. In addition, John and Beverly
Grimstad were also co-owners of the family owned dental HMO, Western Dental. Western
Dental had over 140 offices and annual gross revenue in excess of $250,000,000. Western
Dental was sold to a major nation-wide HMO in 2007.
Project Management
John Grimstad, Jr., Greg Boeh and Merrilee Ekstrom will provide the day to day RV Resort
development and construction management function on behalf of the GB Capital Holdings.
They will work collaboratively in the coordination of the work of the architect, Miller Hull, the
general contractor (to be determined), the civil engineer, Rick Engineering, the environmental
consultant, Merkel & Associates, the soils engineer, Allied Geotechnical Engineers, Inc, the
landscape architect, EPD Design, as well as providing all direct contact with Port and National
City construction, permitting, inspection and environmental staff.
SOIQ 12 - 13
Page 21
Project Manager
John Grimstad Jr.
John is an owner in all of the GB Capital Holdings properties and has over 18 years of
management experience, 10 years of direct responsibility for San Diego operations.
Mr. Grimstad will be the main principal and will serve as the project manager and will oversee
every aspect of the development of the Pier 32 RV Resort. Mr. Grimstad will be involved on a
daily basis in the operation of the completed facility. He will work closely with the property
manager on corporate issues, as well as assist in managing the facility. Mr. Grimstad will
coordinate the activities of the business to ensure quality control. John Grimstad Jr. has spent
his career in the direct management of the family business.
•
•
•
Over 18 years experience in direct management of high volume operations
Over 10 years experience in all aspects of recreational marina operations
Over 10 years experience working with urban planners, waterfront design architects,
various waterfront consultants, resource agencies and municipalities.
Recognizing his expertise in waterfront planning and development, Mr. Grimstad was asked by
the SDUPD to assist in resolving free anchorage issues within San Diego Bay. He has participated
in the vision plan for the “National City Marina District” as well as the North Embarcadero
Visionary Plan. Currently Mr. Grimstad oversees management of operations in San Diego.
Project Manager
Greg Boeh
Greg Boeh, General Manager of our marinas and one of the restaurants has over 29 years of
experience in the hospitality, recreational marina, and maritime industries. He places an
emphasis on maintaining the highest standards achievable in all aspects of the business. He is
innovative, dedicated and focuses on civic duty, safety, environmental issues, quality control,
and the best customer service in the business. Mr. Boeh will supervise all RV resort
management responsibilities and will be the primary liaison between the Grimstads, the Port,
and National City Staff.
Mr. Boeh has project experience but is not limited to participation in the planning and build of
Pier 32, Point Loma Marina, The Waterfront Grill, Broadway Pavilion Complex, Interim Cruise
Ship Terminal Improvements, Cruise Ship Terminal Remodel, mobile and fixed passenger bridge
system, National City Marine Terminal Berth Extension, Shelter Island Transient Berthing
Facility, North Embarcadero Visionary Plan, and the transition of the security of the Cruise Ship
Terminal from pre to post 9/11. Mr. Boeh has demonstrated his ability to coordinate, monitor,
and direct successful projects.
SOIQ 12 - 13
Page 22
Project Manager
Merrilee Ekstrom
Merrilee Ekstrom, Controller of GB Capital Holdings, LLC has over 25 years of experience in
retail, art and interior design industries. She has built numerous teams and ran multiple
businesses. Her passion for profit and attention to detail bring the financial accountability
required of her position. Merrilee places an emphasis on maintaining relationships in all
aspects of the business. She is innovative, dedicated and focuses on civic duty, safety,
environmental issues, quality control, and the best customer service in the business. Ms.
Ekstrom will be responsible for the management and oversight of all financial and accounting
aspects of the properties and related business entities as well as be the primary liaison between
the Grimstads and the project team.
RV Consultant
RV Park Consulting, Inc., Rich Stockwell will provide consulting services to ensure that we
develop a modern, state of the art, marketable project on a solid foundation. Mr. Stockwell is
an industry leader and has been involved in the most successful RV Resorts in the country. He
will assist in guiding the program of the resort utilizing his vast resource of knowledge and
experience to ensure success.
Architect
Miller Hull will ensure that the design and build out of the property are socially responsible and
representative of the community for which it is intended. Miller Hull’s design philosophy
centers around two essential architectural ideas. One is to use a buildings structure to create a
significant place within a site, and the other is to be sensitive to the climate and to respond to
the environmental demands with the form of the building.
Landscape Architect
EPT Design will serve the development team to ensure that park like setting of the resort is
integrated to keep in mind the operational, maintenance, and native setting. A focus will be the
public engagement in the activation of the property through design of the public promenades,
observation areas that are integrated yet distinct from the resort.
Civil Engineer
Rick Engineering will provide all civil, structural and storm water management responsibilities
associated with the project. Rich Engineering has a proven track record in the business; specific
SOIQ 12 - 13
Page 23
local knowledge associated with the project, and has very good working relationships with both
our architect and soils engineer bringing a wealth of experience to our team.
Soils Engineer
Allied Geotechnical, Inc. headed by Mr. Tiong Liem is a DBE certified contractor certification
#CT-008920, has been selected to provide all geotechnical soils tests, analyses and
recommendations for the development.
Environmental Consultant
Merkel & Associates will serve the development team in preparing mitigation implementation
plans, procedures and on-going environmental educational, monitoring and management
activities. Given the environmentally sensitive nature of this project and the proposer’s desire
to be deemed a “good neighbor” the adjacent marsh, wetlands and wildlife refuge, Merkel &
Associates assistance is critical to the success of this project.
Contractor
The selected Contractor will be well versed in new commercial construction, tenant
improvements and recreational facilities. They will work with the Development Team providing
maximum value and benefit for the Client’s real estate investment by ensuring the quality of
design and construction meet our high standards.
Maritime Industrial Preservation
We consider the Working Waterfront our team member. We have forged a relationship of
respect, and understanding for each other’s needs and goals. We will be working directly with
Co-chairs John Pasha, and Ed Plant to ensure that we have a compatible project with the
working waterfront.
Legal
Voss, Cook & Thel, LLP will provide guidance in all phases of real estate development and land
use planning, including acquisition, financing, construction and leasing, and establishing the
appropriate entity type for the development of a particular project.
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Economic Analysis
The London Group, Realty Advisors will provide a comprehensive economic analysis of the
proposed project. Nathan Moder, Principal, is very highly regarded for his depth of
understanding of the commercial, industrial, and residential markets in the western United
States.
Financial Institution
Wells Fargo along with John and Beverley Grimstad will provide the financing necessary to
construct, own and operate the Pier 32 Gateway Village Marina & RV Resort.
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GB Capital Holdings: Properties/Developments
PIER 32 MARINA
3201 Marina Way
National City, CA 91950
Ph: (619) 477-3232 · Fax: (619) 474-3202
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Lessor: San Diego Unified Port District
Owned since February, 2004
95% owned by the Grimstad Family
Approximately 20 acres land and water area
250 slips from 22’ to 65’ with end ties up to 120’
9,127 square feet of building space utilized or leased for operations or tenants Gross
annual revenue in excess of $1.9 million
Managed and operated by GB Capital Holdings, LLC
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POINT LOMA MARINA
4980 N. Harbor Drive, Suite 201
San Diego, CA 92106
Ph: (619) 718-6260 · Fax: (619) 718-6263
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Owned since December, 2004
51 slips from 36’ to 100’ with end ties up to 178’
25,577 square feet of building space, an additional 11,569 permitted
Gross annual revenue in excess of $1.4 million
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SAN DIEGO MOORING COMPANY
4980 N. Harbor Drive, Suite 201
San Diego, CA 92106
Ph: (619) 718-6261 Fax: (619) 718-6263
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Owned since May 2003
462 moorings
Gross annual revenue in excess of $900 thousand
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JIMMY’S FAMOUS AMERICAN TAVERN
4990 N. Harbor Drive
San Diego, CA 92106
Ph: (619) 226-2103 · Fax: (619) 226-2097
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Lessor: Point Loma Marina, LLC - San Diego Unified Port District
Owned since June, 2009
5,613 square feet of building and patio space
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P32 WATERFRONT GRILL
3201 Marina Way
National City, CA 91950
Ph: (619) 718-6240
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Lessor: Pier 32 Marina, LLC - San Diego Unified Port District
Owned since March, 2009
Approximately 4,445 square feet of building and patio space
Gross annual revenue in excess of $360 thousand
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HARBOR ISLAND WEST MARINA
2040 Harbor Island Drive
San Diego, CA 92101
Ph: (619) 291-6440
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Owned since August 1981 – 100% by Beauchamp Family
15% owned by John and Beverley Grimstad
620 slips from 21’ to 100’
9,700 square foot, 250 seat, dinner house restaurant named the Boathouse. Restaurant
sublessee of Harbor Island West Marina for 23 years. Gross annual sales for restaurant
operation in excess of $3.0 million
10,500 square feet of building space leased to various office and retail tenants including a
1,200 square foot Deli/Café, yacht brokers, sailing club and maritime attorneys.
Managed and operated by Beauchamp Realty, Inc.
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DANA WEST MARINA
24500 Dana Point Harbor Drive
Dana Point, CA 92629
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Lessor: County of Orange, CA
Owned since 1976 – 50% owned by Beauchamp Family
5% owned by John and Beverley Grimstad
981 slips from 20’ to 80’
Six buildings with approximately 18,000 square feet of building and retail space
1,900 square foot Yacht Club with annual food and beverage sales of $450,000
Managed and operated by Beauchamp Realty, Inc.
Original Developer/Builder: Beauchamp Family
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John A. Grimstad
4980 N. Harbor Drive, Suite 200 ∙ San Diego, CA 92106
Ph: (619) 688-9217 ∙ Cell: (858) 442-5829
E-Mail: [email protected]
WORK HISTORY
2006 – Present
President and CEO
Responsibilities included the development of project concepts, lease
negotiation, project analysis, permit process, including city and coastal
commission; architectural design and construction of properties and
continuing to overseeing the operations of marinas, and restaurants that
were developed, and are owned and operated. Primary responsibility is the
development of assets and diversification of holding GB Capital Holdings,
LLC portfolio. This includes the financing and refinancing of ongoing
properties and acquisitions, as well as planning and implementation of
Capital Development programs.
2002 – Present
Board Member
Beauchamp Family Investments
1990 – 2001
President and CEO
Beauchamp Realty, Inc.
Responsibilities included overseeing the operations of 2,100 boat slips,
2,200 apartment units and 2 major shopping centers totaling a value of
$270,000,000. Heavily involved in the financing and refinancing of
ongoing properties and acquisitions. Supervised numerous capital
improvement projects including major dock renovations and tenant
upgrades/refurbishments of retail office buildings.
1985 – 1990
Founding Partner
Canyon Cove Company
Formed a development and construction company for various ventures
including a 20-Home, Single Family Residential development as well as
custom home project.
Obtained financing, completed land acquisition, project analysis, and
permit process: architectural design and construction of properties:
marketed and sold projects.
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1971 – 1985
Founding Partner
Grimstad & Hile
Originated and developed 14 chain Coin Laundry operation in locations
throughout Orange and San Diego Counties: site selection and acquisition,
sore and equipment purchase and maintenance, leasing, financial
management and supervision of employees.
Designed, developed, built and sod 4,000 square foot, 125 washer Coin
Laundry. Property recognized industry-wise as one of the outstanding
facilities of its kind in the country.
1977 – 1979
General Partner
La Costa Carlsbad partnership
Developed and built 31 single-family homes.
1972 – 1977
Developer and Private Investor
As a licensed contractor, individually and in partnerships, purchased land,
subdivided property, developed building plans, built and supervised sales
of projects
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Subdivided 56 lots – Lake Forest, 1976
$80,000 Major Remodel – Balboa, 1976
Constructed 15 Single Family Homes – Tustin, 1975
Constructed 5 Single Family Homes – Costa Mesa, 1973
Subdivided 61 Lots, Lake Forest, 1973
1970
Partner and Construction Supervisor
Windjamer Apartments
Final construction, supervision and management of 264-unit Windjamer
Apartments, Huntington Beach, California
1970 – Present
Owner
J A Grimstad Development Company
Class B General Contractor. Valid through 2/1/2013
Education
Colorado School of Mines – Engineering, 1968
Orange Coast College – Honors Graduate, 1967
Personal
Born 1944; Married to Beverley; five children; enjoy sailing and surfing
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John A. Grimstad, Jr.
4980 N. Harbor Dr. Suite 200  San Diego, CA 92106
Office (619) 688-9217  Mobile (619) 204-3805  [email protected]
PRESIDENT
—Key Areas of Leadership & Expertise—
Strategic Business Planning ~ Marina & Restaurant Operations ~ Leadership ~ Investing ~Marketing ~
Public & Community Relations ~ Vendor Relations & Procurement ~ Profit Optimization
P ROFESS IONAL E XP ERIENCE
2006 – Present
President
Lead the executive team and management of San Diego based
operations including: Pier 32 Marina, Point Loma Marina, San Diego
Mooring Company, Pier 32 Waterfront Grill, and Jimmy’s Famous
American Tavern. Facilitate community relations and outreach.
2002 – Present
President
San Diego Mooring Company
Lead the executive team and management of the San Diego Mooring
Company includes the monitoring of revenue and expenses for the
facilities, project development, implementation and management of major
maintenance and capital development projects, and business
development of contracts outside normal mooring operations.
1994 – 2002
Regional Manager
Western Dental
Advanced to Regional Manager with oversight for 9- dental offices in
Southern California region. Directly supervised Dentists, Office Managers,
Hygienists, and Office staffs, including business development, operations
and human resources.
E DUCATION
BA -Business Administration, San Marcos State University – 1994
Professional Affiliations
San Diego Port District ~ California State Lands Commission ~ San Diego Port District Tenants Association
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Gregory W. Boeh
4980 N. Harbor Drive, Suite 200 · San Diego, CA 92106
Ph: (619) 688-9217 · Cell: (858) 442-5829
E-Mail: [email protected]
Qualifications and Experience
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Marina & Mooring Management- Including lease negotiations & maintenance responsibilities,
777 recreational vessel berths
Employee Management- Oversee 25 direct reports & up to 700 in-direct employees
Budget Development & Management
Security & Safety - Knowledge of safety procedures & training- liaison between Port of San
Diego, CBP, Fish & Game, FBI, USCG, Police officials, & private security
Port Operations -Governmental operation procedures, berth & space utilization, billing, lease
development & enforcement, knowledge of passenger, cargo and ground transportation
logistics
Professional Experience
October 2007 to
Present
San Diego, California – General Manager. Responsibilities include management of the Pier 32 Marina, Point
Loma Marina, San Diego Mooring Company, and The Pier 32 Waterfront Grill. Responsibilities include
rental and operation of 777 recreational berths upon San Diego Bay, Management of 34,704 square feet of
rental or rental amenity facilities, 25 acres of marina property, and all day to day operations, including:
directing of maintenance/housekeeping staff and office personnel, insure guest compliance with the
property rules and regulations, coordinates sales and marketing efforts, conduct regular inspections
for maintenance and environmental compliance, coordinate customer service, guest, tenant and
public relations, quality control, and operations within an annual budget. Additionally responsible
for the shore side and waterside, tenant rentals, guest screening, daily banking, customer file
compliance, rent collections, delinquencies, security deposit refund processing and overall customer
service responsibilities.
Boeh Trust – Property Management
June 1998 to Present
San Diego, California – Property manager, Manage six residential properties in the San Diego Area.
Responsibilities include lease negotiation, property inspection, advertisements, repairs, city permits, and
construction
San Diego Unified Port District
March 1992 to October 2007
San Diego, California – Held the following positions: Marine Operations Supervisor, National City Marine
Terminal, Marine Operations Manager/ Marine Operations Supervisor (May 2007-Oct 2007); Cruise
Ship Terminal and Embarcadero (2001-2007); Marine Operations Manager, National City Marine
Terminal (2000-2001); Maintenance Worker II (1995-2000); Wharfinger, Marine Operations Department
(1992-1995); Responsibilities include management of the various staffs, and supervision of the day-to-day
operations of numerous terminals, deep-water berths and processing warehouses. Monitor annual throughput
SOIQ 12 - 13
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of automobiles, lumber, military operations, and a bi-weekly Ro-Ro service to Hawaii. Perform
administrative tasks including monthly tracking and billing, adhesion to annual minimum guarantees,
implementation of the tariff, as well as annual budget projects. Manage terminal operator and lease
agreements. Serve as project manager for capital development and major maintenance projects. Maintain
contact with Port District tenants ensuring that customer service is rendered in a timely fashion.
San Diego Photographic Services
February 1994 to February 1998
San Diego, California – Owner/Operator: Responsibilities included day-to-day operations of a successful
quick-paced business aboard a daily Cruise Ship to Ensenada, and the local Harbor excursion vessels. Held
business meetings with prospective and existing customers, and renegotiated the facility lease. Established
and managed a budget and business plan that facilitated a capital improvement program (acquisition of
equipment). Installed preventative maintenance programs. Reduced the need for major maintenance
expenditures. Worked within State and Federal guidelines to implement a hazardous waste disposal and
containment contract. Ensured safe working conditions through staff training, and elimination, or isolation
of identified hazards. Performed office administrative tasks related to payroll, personnel files, accounting,
research projects, and recording of State and Federal tax. Trained employees to perform work-related duties
and supervised them in daily operations.
Star and Crescent Boat Company
1988 to 1992
San Diego, California – Primary Ocean Operator aboard 60’ to 150’ bay tour and charter vessels:
Responsibilities included operation, passenger safety, crew supervision, and management of ship personnel,
implementation of general maintenance programs. Monitored cash revenue and daily vessel logs in
accordance with Coast Guard rules, regulations, and inspections.
Hydrofoils “Sea World II, III, VI”
San Diego, California – Primary Ocean Operator aboard 34’ Hydrofoils engaged in excursions in Mission
Bay: Served as primary operator. Responsible for passenger safety, crew supervision, hiring and firing of
personnel, U.S. Coast Guard Inspections, maintenance and upkeep of machinery.
Associations
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Port Tenants Association, Board Member
National City Chamber of Commerce, Board Member
Working Waterfront, Member
Maritime Alliance, Member
Operation Clean Sweep Participant
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MERRILEE E KS TROM
4980 North Harbor Dr. Suite 200  San Diego, CA 92106
Office (619) 222-1990  Mobile (619) 209-1987  [email protected]
CONTROLLER
GB CAPITAL HOLDINGS, LLC.
Responsible for the management and oversight of all financial and accounting aspects of the properties and
related business entitities.
—Key Areas of Leadership & Expertise—
Strategic Business Planning ~ Retail Store Operations ~ eBusiness ~ Teambuilding & Leadership ~ Client Relations
Marketing ~ Public & Community Relations ~ Vendor Relations & Procurement ~ Training & Development
Product Selection ~ Merchandising ~ Customer Service ~ Profit Optimization
P ROFESS IONAL E XP ERIENCE
TARGET, San Diego, CA  2009 to present
Store Team Leader
Leading a team of 10 executives, 25 leaders and 300+ team members in a $77M, general merchandise, grocery and
pharmacy store. Prototype store for Integrated Guest Service and self-checkout.
MIXTURE / MIXTUREHOME.COM, San Diego, CA  2008 to 9/2009
Vice President of Operations
Direct day-to-day operations of privately owned 8500 sq. ft. high-end furniture, original art and interior design
showroom, and website: www.mixturehome.com, supervising staff of 8.
GAP INC. OUTLET, San Diego, CA  2006 to 2008
District Manager–San Diego District
Provided direct oversight to 2 general managers and 7 store managers for 9 store, $80M district selling all 4 Gap
brands: Gap, Gap Kids, Banana Republic and Old Navy).
ARTHUR KAY INC. (VETRO & ESTEBAN INTERIORS), San Diego, CA  2004 to 2007
Executive Vice President / CFO
Established new business comprised of high-end vintage glass gallery, interior design showroom and website
(www.estebaninteriors.com). Negotiated lease agreements and vendor contracts; managed accounts payable and
receivable; approved showroom and website merchandising and display. Created and executed marketing and public
relations initiatives.
POLO RALPH LAUREN–FACTORY OUTLETS OF AMERICA–W ESTERN REGION, San Diego, CA  2001 to 2003
Senior Director of Stores
Managed 35-store 11-state region encompassing California, Hawaii, Michigan, Illinois, Iowa, Missouri, Minnesota,
Texas, Arizona, Oregon and Washington with $200M volume.
GAP INC.  1991 to 2001
Regional Manager–Southern California–Old Navy (2000–2001)District Manager–Southwest District–Banana
Republic (1995–2000) General Manager—Banana Republic (1991–1995)
E DUCATION
UNIVERSITY OF CALIFORNIA, Santa Barbara, CA
BA in Sociology / Minor Certification in Athletic Coaching
Activities—Women's Intercollegiate Volleyball team NCAA Division 1 (Scholarship Athlete)
Professional Affiliations
President—The Art & Design District, Little Italy-San Diego ~ Executive Board Member—Little Italy San Diego
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Richard (Rich) Stockwell, President
812 Shoshone Drive
La Conner, WA 98257
360.466.3322 – Fax 360.466.1218
www.rvparkconsulting.com
[email protected]
Executives experienced in new company development, RV Park management, team building,
negotiations, marketing, sales management and financing with a record of problem solving.
 Developed and managed a raw ground property into a top waterfront RV park resort
property listed in the top one hundred in the United States for ten years.
 Property development and real estate sales.
 Built a medical replacement company to #2 in North America. Sold to a Fortune 500
company.
 Represented medical product companies from start-up to industry leaders
RV Industry Professional Experience:
RV Park Consulting Inc
2000 – Present
Company is consulting with proposed RV Parks and Resorts throughout North America.
www.RVParkConsulting.com Actual RV Park Consulting started in 1993, as the State of
Washington started sending prospective parks to learn how to do a “state of the art park”.
We complete feasibility studies, do conceptual design, permitting, business plans, financing,
management, and complete operation audits. Our consulting involves both operational and
contemplated RV parks and resorts. We have worked with over 440 RV Parks and Resorts
throughout North America.
Fidalgo Bay Resort
1993-2003
Developed personally held salt water front property completing all land use hearings for
shoreline permits, construction, and business plan for funding of a five million dollar state of
the art 187 site RV Park. Managed, developed an office team, marketing, to become the
number one park in Washington State. Project rated in the top ten in North America on the
internet and top 100 in the United States by the directories. The FBR Project is under new
ownership in 2003.
Offices in RV Industry held:
February 2011. Our firm was selected as the ‘go to consulting company” for RV Resorts in
North America. We were invited to a presentation with top Chinese Government officials who want us
to assist in accelerating the RV industry in China. Property selection is in process.

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Rich Stockwell was speaker at the LCOA (Louisiana & Mississippi park owners meeting
March 2008
Rich Stockwell was a speaker at the Iowa RV Park Association October 2006
Rich Stockwell was a speaker "Wake Up and Smell the Money" at the National RV Park and
Campground (ARVC) convention November 29, 2005 in Austin, Texas
Members of National Recreation and Park Association. Attended the leadership summit in
March of 2005.
Rich was the featured speaker at the Ohio RV Park Owners Annual Convention
Park Consulting Inc., Background
SOIQRV
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RVPC exhibited at the 2006 ARVC show in Orlando and the booth was continually full.
Rich Stockwell is an advisor for "RV Trade Digest"' Magazine
Rich Stockwell was a Speaker on "Trends in RV Park Design" at the National RV Park and
Campground convention December 4, 2004 in Savannah, Georgia
Rich Stockwell spoke at the National ARVC Convention in Austin Texas in November of 2005. Title of
the talk was “Wake Up and Smell the Money”
Rich Stockwell serves on the Washington State Department of Health, RV Hook-up Advisory Group 2004 - 2005
Member of National Recreation and Park Association
Member of Association of RV Parks and Campgrounds (ARVC)
Washington State RV Parks and Campgrounds (WARVC)
Barbara Stockwell - Secretary of Washington Association of RV Parks and Campgrounds (WARVC)
2003 & 2004
Rich & Barbara served as Council of Delegates at the ARVC conventions in November of 2002 and
2003 representing Washington State
Rich Stockwell - Vice President of Washington Association of RV Parks and Campgrounds (2003 &
2004)
Rich Stockwell - Board Member of WARVC 1996
Commercial Member of Family Motor Coach Association (FMCA)
Backgrounds Include:
Legal – Expert Witness
• Court Witness for RV Park management requirements
• Appointee by the Trustee for a sale in Arizona Bankruptcy Court
• Expert witness in a Virginia RV Park dispute
• Expert witness in Louisiana against FEMA contractor Fluor
Business Experience
• Developed, Owned & Managed a top quality waterfront 187 site RV Park for ten years
• Real Estate Development & Sales
• Permitting with State and Local Municipalities
• Public Relations and Marketing
• Business development (including a medical insurance corporation that covered the U.S. and Canada,
selling to a major corporation)
• Web site development
Retail marketing and purchasing
Catalog business
Currently RV Park Consulting has assisted over (440) four hundred and forty potential and existing RV Parks,
RV Resorts, and RV Storage units.
RV Park Consulting also assists in development and ownership of parks through its subsidiary “RV Park and
Campground Investors, LLC”.
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PROJECT TEAM
E
Norman Strong
FAIA, Partner, LEEDTM AP, Partner-in-Charge
REGISTRATIONS
Architect: Washington State, Oregon, Idaho,
Montana, California, Michigan & British
Columbia
NCARB certified
LEEDTM Accredited Professional
EDUCATION
Bachelor of Architecture,
Washington State University
Bachelor of Science in Architectural Studies,
AFFILIATIONS/ACTIVITIES
• 2008 AIA Northwest & Pacific Region Medal
of Honor
• 2007 Better Bricks ‘Advocate’ Award
• 2005-07 Vice President, AIA National
• 2003 Fellow, AIA National
• 2002-05 Director, AIA NW & Pacific Region,
AIA National Board
• 2000 President, AIA Seattle Chapter
In 2007, Norman received the BetterBricks Advocate Award, recognizing him as
a national leader promoting solutions and opportunities for energy and carbon
reduction without compromising on high design. This includes advocating AIA’s
2030 challenge targeting energy neutrality by the year 2030. Norman is also cochair of the sustainable development committee for NAIOP (National Association
of Industrial and Office Properties).
Norman Strong has been a leader @ Miller Hull for over 30 years. In 2011, in an
effort to better serve our existing clients and to continue to develop the emerging leadership at Miller Hull, he lead the firm to open an office in San Diego. Even
though Miller Hull has been doing projects in San Diego since 2004 doing work for
UCSD, the GSA, and other private developments, his focus on developing new relationships and being a part of the community is of great importance to the future of
the firm in Southern California.
Current San Diego based organizations that Norm and Miller Hull are involved with
include:
Urban Land Institute / San Diego & Tijuana (ULI)
San Diego Architectural Foundation (SDAF)
San Diego Downtown Partnership
Palomar College President’s Associates
Marina Recreation Association (MRA)
• 2000 Trustee, Seattle Architectural
Foundation
• Member, ICC
• Member, Architects Roundtable
• Member, National Trust for Historic
Preservation
• Member, AIA NW & Regional Finance
Committee 1998-2000
• Member, WSU Department of Architecture
Advisory Council
SOIQ 12-13
The MILLER HULL Partnership
SELECTED PROJECTS
• Bellevue College, Science & Technology Building, Bellevue, WA
• South Puget Sound Community College, Natural Sciences Complex
• Tacoma Community College, Science & Engineering Building, Tacoma, WA
• Cascadia Community College, Global Learning and the Arts, Bothell, WA
• Whitworth University, Biology & Chemistry Building, Spokane, WA
• WSU Institute for Shock Physics, Pullman, WA
• Seattle Pacific University, Phase 1 Science Building, Seattle, WA
• Seattle Pacific University - University Center
• University of Washington Coaches Launch House, Seattle, WA
• University of Washington Conibear Renovation & Addition, Seattle, WA
• Fisher Pavilion at the Seattle Center, Seattle, WA
• GSA San Ysidro Land Port of Entry, San Ysidro, CA
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Robert Hull
FOUNDING PARTNER, FAIA | LEAD DESIGNER
REGISTRATION
Architect: Washington State;
British Columbia
EDUCATION
200+ AIA Design Awards
Award Recipient - AIA Seattle Gold Medal,
Co-award with David Miller, 2010
Award Recipient Washington State University Regent’s
Distinguished Alumni Award, 2007
AIA National Firm Award, 2003
Fellow - American Institute of Architects,
1992
A founding partner of Miller Hull along with David Miller, Robert has been the creative
force behind the majority of the firm’s public projects and community buildings. An
award-winning design architect, Robert’s experience on a wide range of project types
goes beyond meeting the program requirements. It is a search for ideal solutions. With
over 30 years of practice, he has helped foster within his firm an emphasis on creative
team design while providing strong inspirational conceptual leadership. Communication
skills and ease in the public forum of architecture are recognizable talents that Bob has
instilled into the firm practice. These attributes have resulted in design projects that
reflect the input of the users in thoughtful and enriched design solutions.
Bob has extensive experience designing buildings for public agencies and local
communities that include components such as gymnasiums, activity & exercise
rooms, catering kitchens and multipurpose spaces for dining or other uses. Externally
many of these projects include site amenities such as outdoor classroom buildings,
picnic shelters, amphitheaters and restroom structures. Bob’s projects are community
oriented, well received by the public and in constant use.
SELECTED PROJECTS
• Northgate Community Center, Library & Civic Park, Seattle, WA
• Mercer View Community Center, Mercer Island, WA
• South Tacoma Community Center, Tacoma, WA
• Fisher Pavilion at the Seattle Center, Seattle, WA
• Discovery Park Visitors Center, Seattle, WA
• Tillamook Forest Center, Tillamook, OR
• Hands On Children’s Museum, Olympia, WA
• Moses Lake City Hall and Museum, Moses Lake, WA
• LOTT Clean Water Alliance Regional Services Center, Olympia, WA
• Conibear Center at the University of Washington, Seattle, WA
• Open Window School - Vista Academy Addition, Bellevue, WA
• UC, San Diego, Structural Engineering & Materials Building, La Jolla, CA
• Point Loma Marina, America’s Cup Harbor, San Diego, CA
• Pier 32 Marina on San Diego Bay, National City, CA
• Harbor Island West Marina, San Diego, CA
THE MILLER HULL PARTNERSHIP
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ARCHITECTURAL TEAM
04
John Barton
Project Manager
REGISTRATIONS
LEEDTM Accredited Professional
EDUCATION
University of Cincinnati,
College of Design Architecture Art & Planning
• Office Mentor & Resource - Wall Assemblies
and Detailing
John is a project manager with 15 years of experience, the last five years of which
have been with Miller Hull. John has worked on a number of larger projects with
Robert Hull including the Epiphany School, and the award-winning LOTT Alliance
Regional Services Center & Lab. John and Robert have also worked exclusively
together on a 4,500-square-foot waterfront laboratory and outreach center for
the National Oceanic and Atmospheric Administration (NOAA), un-built; the
20,000-square-foot Harbor Island Marina, currently on the boards; and the awardwinning 21,000-square-foot The Wharf at Point Loma on Shelter Island in San Diego.
John is a senior technical designer whose knowledge of building envelope and
constructability issues is a great asset throughout the design process. John is a
focused, detail minded, and well organized project manager; his communication
skills and team approach to problem solving help to facilitate positive and
collaborative team dynamics. John will be responsible, along with Robert, for
developing the building program, schematic design, and design development.
As the project moves into construction documents, John will take the lead on
the detailing effort and continue to strengthen the project’s design through the
detailing process.
SELECTED PROJECTS
• The Wharf at Point Loma, America’s Cup Harbor, San Diego, CA
• Kettenburg Marine Center, San Diego, CA
• Harbor Island Marina
• Cascadia Community College: Center for Global Learning & the Arts, Bothell, WA
• LOTT Alliance Administration Center & Lab, Olympia, WA
• Epiphany School, Seattle, WA
• Muckleshoot Early Childhood Education Center, Auburn, WA
• Open Window School: Vista Expansion, Bellevue, WA
• Hands On Children’s Museum, Olympia, WA
• Technology Access Foundation, Seattle, WA
CONTACT INFORMATION
John Barton, AIA
The Miller Hull Partnership, LLP
Polson Building, 71 Columbia, 6th Floor
Seattle, WA 98104
206.682.6837 Fax 206.682.5692
[email protected]
www.millerhull.com
SOIQ 12-13
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Page 49
PROJECT APPROACH
ENVIRONMENTALLY SENSITIVE DESIGN
Among the handful of firms truly practicing
ecological design, none are delivering large,
complex building projects at a higher level of
performance and beauty than the Miller Hull
Partnership. Contributing to this success is their
skill in orchestrating a highly collaborative design
process with their consulting partners and project
stakeholders, their performance-based design
approach, and the rigor and discipline they bring
to their work.
Robert Pe a, Associate Professor, University of Washington
Department of Architecture, Integrated Design Lab 2. 2012
This project is expected to demonstrate that coastal development and
environmental stewardship are not exclusive. As was stated by Laura
Hunter of the Environmental Health Coalition at the California Coastal
Commission hearing on July 11th, the environmental community has
pledged their support of the CVBMP with the expectation that the
built product represents the best in coastal development. The first
significant project within the CVBMP to go vertical, the Pacifica project
will set the bar for the future build out, and it is imperative that the
first phase meets the expectations of all stakeholders, particularly the
environmental organizations.
NATIONAL TOP TEN EARTH DAY AWARDS
This challenge is exhilarating for us, as our reputation is based
on 3 years of designing projects in sensitive sites. Our work is
designed to leave the smallest possible footprint on its environment.
We incorporate green building techniques from the early conceptual
phase, resulting in long-term operational and maintenance cost
savings by reducing the amount of energy needed to operate the
building as well as the amount of energy required to construct the
building. With our extensive experience, we can guide you through
the cost-benefit analysis of each sustainable strategy component.
OTHER SUSTAINABLE DESIGN AWARDS
Miller Hull is committed to being sustainable in our business practices,
as well. To offset the greenhouse gasses produced in our operation
energy use, production of office equipment and supplies, etc. , we
purchase Green Tags, which substitute renewable energy sources to
ensure our office is Carbon Neutral.
2010
Sustainable principles are inherent in everything that Miller Hull
produces, but the degree that we design to is determined by the
client. We work with our clients to determine how environmentally
beneficial design can enhance their particular project and integrate
with their priorities.
2007
2011
200
200
2003
2000
199
2012
2012
2011
2010
2009
200
2007
LOTT Clean Water Alliance
Regional Services Center, Olympia, WA
South Lake Union Discovery Center, Seattle, WA
Environmental Services Office Building,
University Place, WA
Fisher Pavilion at the Seattle Center, WA
Bainbridge Island City Hall, WA
Patagonia Distribution Center, Reno, NV
AIA What Makes it Green Award: LOTT Clean Water
Alliance Regional Services Center, Olympia, WA
AIA What Makes it Green Award: Bullitt Center, Seattle, WA
Eco-Structure Magazine Evergreen Awards: Bullitt Center,
Seattle, WA
Sustainable Building Industry Council Beyond Green Award:
LOTT Clean Water Alliance Regional Services Center,
Olympia, WA
AIA What Makes it Green Honorable Mentions:
Northwest Maritime Center, Port Townsend, WA
Sustainable Building Industry Council Beyond Green Award:
itsap County Administration Building, Port Orchard, WA
AIA What Makes it Green Top 10 Regional Award:
Bertschi School, Seattle, WA
Boston Society of Architects Sustainable Design Award:
Patagonia Distribution Center, Reno, NV
Boston Society of Architects Sustainable Design Award:
South Lake Union Discovery Center, Seattle, WA
We have completed LEEDT C
projects, including: one
Platinum and seven Gold Certified projects, received AIA
N
T T G
P
A
and are currently working
on
projects that are designed to N
energy consumption
T
and
projects designed to meet the L
C
Bullitt Center, Seattle, WA under construction Designed to meet the Living
Building Challenge, the highest standard of sustainable design.
28
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Page 50
COST CONTROL, COLLABORATION & FLEXIBILITY
OUR APPROACH
We have found the best way to stay on schedule is to stay on budget, utilizing a
. This
should include integration of your general contractor early in the process. Working closely with CM/GCs and/or
independent estimators provides pertinent cost intelligence in “real time” as we monitor market conditions, which
in turn informs the design. Our best successes resulted from using costing data beyond the pricing milestones to
facilitate life-cycle cost studies, analyze cost and schedule risk, and facilitate value engineering workshops. Miller
Hull will be intimately involved in these efforts, reviewing and ensuring that
, and we will facilitate efficient CM/GC cost reconciliations when available to ensure smooth and
efficient transitions from phase to phase.
In addition to controlling costs, the single most effective key to schedule management is planning and
communication. As we commence each project in our office, the entire design process is planned including critical
path relationships, participation among key team members and core steering groups, key presentations, regular
team meetings, progress submittals, agency coordination, CM/GC procurement and constructability tasks if
applicable, and review periods all within established, realistic phase durations. The schedule is the team’s road
map for a project and it must be clear and current.
PERFORMING WITHIN BUDGET
Early decisions establish the foundation for project success. In this economic climate where public institutions are
under pressure to make smart and careful decisions, our process includes budgetary “check-points” throughout
the process. Program verification allows for budget reconciliation to occur from the very start and sets the tone for
conceptual design work to be developed afterwards. Cost reports developed after the completion of each subphase allows the project to make minor, incremental adjustments during the course of conceptual design without
significant impacts. It has been our experience that substantial changes late in the design process have the
greatest, adverse project cost and schedule impacts. While this approach keeps the project within the budget and
on schedule, it also manages expectations among the various constituents from drastic changes in design
direction. This successful model applies to either Design-Bid-Build or CM/GC delivery methods.
Tracking costs during the design process would be proposed to occur at these stages:
•
is performed, comparing the project’s starting point with other
comparable projects at academic institutions and market forecasts. This exercise strives to make the cost of
the project more open and understandable to everyone, particularly with those without a cost estimating
background, as the project begins the visioning process.
•
is developed once the program needs are identified, and where historical costs for
similar projects are compared to the program. Our team will investigate and develop budgets for portions of
the work.
•
will be developed for each program layout option for evaluation before proceeding
with the preferred option. Our team will compare the costs of the various program options, and refine and
develop costs for the building envelop and interiors. This work includes further refinement of costs for on and
off site development.
•
is the estimate of probable cost for the one preferred and developed approach
option, and is updated as the project proceeds from Design Development through Construction Documents.
Life-cycle costing studies can also assist in decision making during the schematic design process by shedding light
on potential operations and maintenance (O&M) costs. We recognize that proper funding for O&M costs can be
difficult for a public agency. We encourage the University to take these opportunities into consideration when
budgeting a project such as this — particularly keeping this facility’s attractiveness in tip-top shape to properly
serve as a recruitment tool. Our team can assist with both the capital and operations budgets during these critical
planning efforts.
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Page 51
Phase
Predesign/Program
Schematic Design
Design Development
Construction Documents
Bidding
Construction
Start
7/1/2005
11/1/2005
1/1/2006
4/1/2006
2/15/2007
Unbuilt
End
10/31/2005
12/31/2005
3/31/2006
12/31/2006
3/15/2007
Unbuilt
Duration
4 months
2 months
3 months
9 months
1 month
Phase
Predesign/Program
Schematic Design
Design Development
(rephase / repackage
project for fundraising)
Bidding
Construction
Completion Date
Notes: (delays, etc)
Start
End
Duration
March 2002
January 2003
September 2005
November 2007
May 2002
July 2003
June 2006
January 2008
2 months
Phase
Predesign/Program
Schematic Design
Design Development
Bidding
Construction
Completion Date
Notes: (delays, etc)
Start
End
Duration
2/00
4/01
14 months
9/01
12/01
3 months
1/02
1/03
12 months
2/03
9/03
7 months
n/a
n/a
n/a
1/04
3/05
14 months
March 14, 2005
Project construction schedule slipped five working days.
SOIQ 12-13
(stop and start)
2.5 months
January 2008
February 2008
1 month
May 2008
August 2009
14.5 months
August 7, 2009
Several design delays awaiting fundraising efforts by the owner.
Page 52
REPRESENTATIVE PROJECTS
THE WHARF AT POINT LOMA
AMERICA’S CUP HARBOR San Diego, CA
CLIENT/REFERENCE
Point Loma Marina, LLC
John Grimstad, Managing Member
19. .9217
CO PLETION 2009
COST . million
SI E 30,000 SF
T PE OF CONSTRUCTION
V non-rated
RESIDENTIAL UNITS for-sale
RELEVANCE
Analysis of long-term operations
and life-cycle costs based on
mixed-use program
Public promenade connects to
numerous parks and other
commercial development
U D
The Wharf at Point Loma is a commercial and marina development on Port of San Diego property
in America’s Cup Harbor. A planned 30,000-square-foot
project, the initial phase of approximately 20,000-square-feet
has completed construction. The ground floor of the development is activated with a restaurant and retail spaces, while the
upper levels are offices and other marina support functions
with decks and expanses of windows looking out to the view. A
combination of owner-occupied and tenant space, the offices
have been designed to allow functional flexibility and to adapt
to the changing needs of the facility over time. This mix also
required a careful balancing of the long-term operations lifecycle costs with the initial expenditure.
R
C
The design expression draws inspiration from San Diego’s working waterfront, with an honest expression of structural framing and simple forms, materials and
clean details. Heavy timber with galvanized steel fittings frame
large expanses of glass oriented toward the waterfront.
C
P
P
Site development included a continuous 10-foot-wide public promenade
along the water’s edge connecting a series of new public parks
and adjacent commercial developments.
23
SOIQ 12-13
Page 53
PIER 32 MARINA ON SAN DIEGO BAY
CLIENT/REFERENCE
Point Loma Marina, LLC
John Grimstad, Managing Member
19. .9217
CO PLETION 200
COST 3 million
SI E 9,12 SF
T PE OF CONSTRUCTION
V non-rated
National City, CA
RESIDENTIAL UNIT for-rent
PROJECT IG LIG TS
First new marina to be developed
on San Diego Bay for 1 years
Mixed-use program includes
marina support spaces, retail and
residential
P
S
Two main buildings are linked with pedestrian
bridges and a stair tower. The program includes marina support spaces with locker rooms and showers, an exercise room,
dry heated storage, laundry facility, boater’s lounge, community
conference room, large outdoor terrace, grocery food-service
tenant space, and open office spaces for the marina management and other tenants. Also included is a residential unit for
rental, or to be used by the marina management security
D
C
The design incorporates a post-and-beam
structural system with exposed glulam columns and beams,
exposed wood decking at ceilings, and exposed bolted plate
connections. The building’s linear form is an extrusion of shed
roofs with a raised clerestory roof monitor. Exterior materials include durable cement-board siding at the lower story base and
ship-lap cedar siding at the upper story. Sloped roofs utilize
standing-seam metal roofing panels. Interior spaces open up
to the promenade and upper terrace with expansive operable
overhead doors. Site work includes a pedestrian promenade
that connects to gangways and piers.
I think the designs of Point Loma Marina and Pier 32
embody the working waterfront with attention to the
relationship between people, the land and water. The
designs are unique, innovative and yet “Old World” in their
construction palate.
elly Falk, Asset Manager, Port of San Diego Real Estate
SOIQ 12-13
24
Page 54
KETTENBURG MARINE
AMERICA’S CUP HARBOR San Diego, CA

25
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Page 55
PROJECT APPROACH
PROJECT APPROACH
29
29
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WATERFRONT EXPERIENCE
UNIVERSITY OF WASHINGTON CONIBEAR SHELLHOUSE,
STUDENT ATHLETE ACADEMIC CENTER, Seattle, WA

6
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Page 58
8
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Page 60
NORTHWEST MARITIME CENTER
Port Townsend, WA

24
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Page 61
FirmProfile
Ethos
Year Established
EPTDESIGN landscape architecture | urban design | planning
is a group of diverse personalities working together
to make places that enrich communities and lives.
We thrive when collaborating with forward-thinking
people and organizations. Building on each other’s
strengths and differences, we believe our eclectic
perspectives give heart and soul to the places we
make.
1962
We aim to balance art, ecological integrity and
Pasadena Studio
technical expertise to make environments that are
844 East Green Street, Suite 201
meaningful, well-crafted and enduring. Our design
Pasadena, California 91101
teams seek solutions that resonate with the cultural,
T | 626.795.2008
natural and historic contexts of the places we work
F | 626.795.2547
Principals
Stephen Carroll, ASLA, LEED AP
Matthew Durham, ASLA
Nord Eriksson, ASLA
Matthew Hall, ASLA, LEED AP
Ric Vanderwood, ASLA
… solutions that are so right they feel meant to be.
Ir vine Studio
Stor y
9821 Irvine Center Drive
Our roots are in Southern California, where an
Irvine, California 92618
explosion of growth in the second half of the 20th
T | 949.502.4500
century began our fifty years of place-making. This
F | 949.502.4510
dynamic and phenomenal environment is fertile soil
for design inspiration and innovation.
www.eptdesign.com
Since 1962 we have provided a high level of
design and service for campuses, municipalities,
homeowners, organizations and developers. Curiosity
drives us forward as time shapes our experiences
and understanding. As our practice evolves from an
era of “better living through engineering” to one of
holistic design we maintain the core beliefs of our
founding partners: to foster a familial studio culture
and to engage the world outside.
EPTDESIGN
SOIQ 12-13
Page 62
DesignApproach
Project Process
Quality Assurance
Our approach begins with one task: understanding the
In order to assure plans are free of errors, all projects
client’s goals and objectives. This is achieved through
have a Project Manager and Principal-In-Charge
an initial workshop with the EPTDESIGN team, the
identified. The Project Manager and Principal are
client, and staff to obtain a clear understanding
involved in the development of design and details
of the project objectives and to formulate our
throughout the span of the project.
design strategy. We establish key contacts, lines of
communication, and outline a guide for the work
As construction plans near completion, we use an
process.
iterative process allowing the Project Manager to
first review plans for completeness and work with
The process begins with a review of the program,
the team to revise items as necessary. Before plans
budget, schedule, user needs, and any special
are considered final and sent out for bid and/or
concerns. Once the program is confirmed, we
construction they are reviewed one additional time
conduct a thorough site review - analyzing the
by a Principal and all outstanding items resolved.
topography, orientation, and context to identify
opportunities and constraints.
Controlling Costs and Schedule
EPTDESIGN has an outstanding record of honoring
It has been our experience that each site has a
our contracts and bringing projects to completion
great “story” to tell. Unearthing this unique history
in an efficient and thorough manner. Our design
and incorporating that research informs our design
studios are staffed to maximize flexibility and meet
approach. As we move forward in the process, we
the diverse demands of each project. We control
utilize bubble diagrams, program layouts, grading
project costs with a collaborative design process that
concepts, and cost estimates to explore and evaluate
emphasizes communication to ensure we know our
alternative schemes with the client.
client’s goals and expectations.
When a final direction is established, the preferred
Specifically, we take time at the beginning of our
scheme or plan is then fully developed into a final
projects to identify all participants, communicate
report or thoroughly coordinated set of construction
clearly with our clients to define the scope of our
documents. It is our goal to promote a seamless flow
projects, and define a work plan. Internally, we
with the client, project team, and governing agencies
establish a project team to efficiently and effectively
through every phase of the project.
manage time, quality and costs. We keep up-to-date
with project milestones through budget reports and
staff meetings, allowing these milestones to define
goals for the project team. Through this methodical
approach, we are easily able to identify what needs
to be done to meet the client’s expectations should
work fall behind schedule without affecting the
overall budget.
EPTDESIGN
SOIQ 12-13
Page 63
MatthewHall
ASLA, LEED AP Principal
Education
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Registrations
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Affiliations
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Mixed-use
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t-W4IVO,PV%BMJBO13$
Biography
.BUUIFX)BMMIBTCFFOJNNFSTFEJOUIFQSPGFTTJPOBOEB
Parks
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t5IF.FTB1BSLBU#POJUB$BOZPO/FXQPSU#FBDI$"
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t4VOTFU3JEHF1BSL/FXQPSU#FBDI$"
EFTJHOPOQPEJVNTUSVDUVSFTBOENBTUFSQMBOOJOH
Planning
Project Experience
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Campus
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High Density
Retail
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EPTDESIGN
SOIQ 12-13
Page 64
MatthewDurham
ASLA, Principal
Education
Parks I Open Space
Bachelor of Science in Landscape Architecture
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California State Polytechnic University,
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San Luis Obispo, CA
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Registrations
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Licensed Landscape Architect,
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State of California #4840
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Affiliations
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American Society of Landscape Architects
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US Green Building Council - Orange County
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Biography
Matthew Durham has served as the lead landscape architect
Mixed Use
on a wide variety of domestic and international projects.
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His experience includes master planned communities, parks
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and recreation, open space resource planning, urban mixed
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use/ revitalization sites, campus facilities, commercial, retail,
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federal base re-development, entitlement documentation and
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design guideline preparation. Matt oversees projects from
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concept to construction implementation to ensure success
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in meeting our high technical expectations and our client’s
needs. Prior to joining EPTDESIGN, he was associated
Federal
with EDAW, Inc. (Irvine) and AECOM Technical Services
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(Southern California Division).
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East Landing, San Diego, CA*
Project Experience
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Community
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Streetscape
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EPTDESIGN
SOIQ 12-13
*Project experience while at another firm.
Page 65
IanMorris
ASLA Associate
Education
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Bachelor of Science in Landscape Architecture
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University of Wisconsin, Madison, WI
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Registrations
Licensed Landscape Architect, State of California #4988
High Density
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Affiliations
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American Society of Landscape Architects
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Urban Land Institute
Multi-Family Residential
Biography
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Ian brings over a decade of high-quality design experience
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to our team, where his expertise in hospitality, commercial
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and residential projects is always guided by an energetic
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perspective and an appreciation for contextually-sensitive
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design. His passion for thoughtful, timeless and exquisitely-
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crafted design can be seen throughout the entire process
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from design inception through project completion.
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Prior
to joining EPTDESIGN, he was associated with The
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Collaborative West and KAA Design Group.
Commercial
Project Experience
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Resorts & Hotels
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EPTDESIGN
SOIQ 12-13
Project experience while at another firm.
Page 66
KnollcrestPark
Ir vine, California
Client: Irvine Company Community Development
Quail Hill’s distinctive park system offers residents a variety of amenities including
expansive rolling lawns, community trails, children’s play lots, and a variety of pool
areas. Knollcrest Park is the primary park for the community, and is located in the
central core. As a major project between the developer and the City, Knollcrest Park
provides a resort-like setting, rich architectural detailing, and playful components
all set amongst two naturalized knolls that create the central focal elements to the
community. Tasks included Schematic Design, Design Development, Construction
Documentation, and Construction Observation.
EPTDESIGN
SOIQ 12-13
Page 67
QuailHill Retail Center
Ir vine, CA
Client: Irvine Community Development Company
Nestled into the Southern hills of an open space preserve and adjoining residential
community, Quail Hill Shopping Center is a bustling activity center for its neighbors.
A unique retail experience, the 150,000 square foot center is composed of a
series of buildings, many of which have connections that lend themselves to unique
courtyards, seating areas, and alfresco dining experiences. The series of Santa
Barbara-influenced architectural nodes is linked through a common landscape
aesthetic of lush foliage, rich palm and canopy tree plantings. Services for this retail
center included all phases of design and construction from Visioning and Conceptual
Design through final construction.
EPTDESIGN
SOIQ 12-13
Page 68
MarriottCoronado
Island Resort Renovation
San Diego, California
Client: Host Hotels & Resorts
EPTDESIGN is working with Houston Tyner Architects and WATG Interiors on
the rebranding of Host’s Marriott Hotel spa facility and new 14,200 square foot
ballroom at their Coronado Island Resort. The landscape design involves a new
tennis court, a lap pool, four Jacuzzis, poolside shade structures, tranquil spa
gardens and a sweeping themed planting around the ballroom that enhances
views to the Coronado Bridge beyond. Tasks included Schematic Design, Design
Development, Construction Documentation, and Construction Observation.
EPTDESIGN
SOIQ 12-13
Page 69
FirmReferences
HOK
The Ratkovich Company
Michael Fuller, Senior Associate
Wayne Ratkovich; Claire DeBriere
9530 Jefferson Boulevard
800 Wilshire Blvd, Suite 1425
Culver City, California 90232
Los Angeles, CA 90017
310.838.9555
213.486.6500
HMC Architects
Scheurer Architects
Kevin O’Brien, Director of Design
Mark Scheurer
3270 Inland Empire Boulevard
20411 Southwest Birch Street, Suite 330
Ontario, California 91764
Newport Beach, CA 92660
909.989.9979
949.752.4009
Pepperdine University
Brookfield Homes
Masoud Mahmoud, Associate VP Campus Planning
Adrain Foley; Brian Geis
24255 Pacific Coast Highway
3090 Bristol Street, Suite 200
Malibu, California 90263
Costa Mesa, California 92626-3061
310.506.7717
714.200.1652
Pomona College
Studio One Eleven
James Hansen, Director of Campus Planning
Allan Pullman; Winston Chang
101 North College Way
111 West Ocean Blvd, 17st Floor, Suite 1750
Claremont, California 91711
Long Beach, CA 90802
909.621.8136
562.901.1500
Fuller Theological Seminar y
Baywood Development
Lee Merritt, VP of Finance
Neal Pederson; Bill Watt
135 North Oakland Avenue
160 Newport Center Dr., Suite 155
Pasadena, California 91182
Newport Beach, California 92660
626.584.5460
949.640.2622
SmithGroup
Mark McVay, Principal
444 South Flower Street, Suite 4700
Los Angeles, California 90071
213.228.6926
EPTDESIGN
SOIQ 12-13
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AwardsList
2011 Los Angeles Section APA Awards
2005 Gold Nugget Awards
Glendale Heritage Garden
Villa Siena
Planning Landmark Award
Merit Award - Best Community Site Plan
2010 California Construction
Frontier Project
Pepperdine University - Heroes Garden
Best of 2010 for Outstanding Architectural Design
Honor Award
2009 US Green Building Council - IE Chapter
Malibu Middle and High School Campus Improvement
Pepperdine University - Smothers Theater
Award of Excellence
Merit Award
2007 Southern California Chapter ASLA Awards
2004 MAME Awards - Sales & Marketing Council
Baywood Collection Homes at Santaluz
Careyes
Honor Award - Residential Development Design
Detached Community of the Year - Over $1 Million
2003 National Association of Home Builders
Summit Luxe Hotel Sunset Boulevard
Sentinels at Santa Luz
Merit Award - Institutional Design
Detached Community of the Year
2003 MAME Awards
University of Redlands Env. Science Campus
Citrus at Turtleridge
Merit Award - Institutional Design
Best Model Complex Landscape Design
Best Attached Community of the Year
Best Detached Community of the Year
Orchard Hills
Grand Award - Best On-The-Boards Site Plan
2003 MAME Awards - Sales & Marketing Council
Citrus at Turtle Ridge
Detached and Attached Community of the Year
Piemonte at Ontario Center
Merit Award - Best On-The-Boards Site Plan
Sentinels at Santa Luz
Merit Award - Residential Project of the Year Detached
The Shops at The Alhambra
Merit Award - Best Retail Project
2002 National Association of Home Builders Pillar of the
Industr y Awards
Terra Bella
Baywood Collection
Best Site Plan - Suburban Best of Sale Community
Community of the Year
EPTDESIGN
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Page 71
RelevantExperience
Retail Experience
Park Experience
Hospitality Experience
Projects
Crystal Cove Promenade
David Allan Hubbard Library
Delrey at the Village
El Paseo Park
Estancia La Jolla Resort & Spa
Frontier Project Demonstration Garden
Hercules Playa Vista
Knollcrest Park
Liberty
Lincoln and Rose
Luxe Hotel Sunset Boulevard
Luxelakes Villas
Marriott Desert Springs - The Spa Renovation
Marriott Coronado Island Resort Renovation
Orchard Hills Settlers Park
Pepperdine University Heroes Garden
Pepperdine University Smothers Theater
Pomona College Smith Campus Center
Quail Hill Retail Center
Santa Ana Court of Appeals
Shops at the Alhambra
Sunset Ridge Park
The Alhambra
Uptown Cairo
USD Student Center
Westfield UTC
Woodbury Parks
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rick engineering company
Rick Engineering Company is an award winning, multi-disciplined
planning, design, and engineering corporation founded in 1955. We
maintain divisions that focus on civil engineering, transportation and
traffic engineering, urban design and planning, redevelopment, landscape
architecture, construction services, surveying, mapping, photogrammetry,
water resources, and geographic information systems (GIS). Our
company’s broad array of development-related design disciplines allow us
to provide comprehensive services that can be managed in-house to
assure optimum project quality and efficiency. The advantage is not
merely that we have the specialized skills required, but that we can better
control the character, timing, and cost of this effort.
With over 196 employees
company-wide, we are
capable of mobilizing
quickly on projects,
providing the utmost
quality of service.
Our company promotes a continuous emphasis and commitment to quality control through all phases of
the project. This is facilitated by attention to the company’s manual on quality control standards,
periodic quality control seminars, and staff performance reviews throughout the company. These
measures are applied to all levels of work including project scheduling, internal reviews, record keeping,
documentation, and plan preparation. The assigned project engineer maintains a quality control plan
and checklists for each project task. Quality control review is conducted by our Project Manager
throughout the development of the project and prior to plan finalization.
Office Locations
San Diego, Orange, Riverside,
San Luis Obispo, Sacramento,
Phoenix, Tucson
We have significant experience in dealing with the regulations,
processes, and personnel of various agencies. This familiarity goes
beyond the lead agencies to include significant experience with other
local agencies, utilities, and communities. This local agency experience
and familiarity will provide significant value when involving multiple
agency stakeholders.
Our standard is to provide our clients with an exceptional product of the highest quality. At the onset of
every project, we conduct exhaustive field research to better acquaint ourselves with each of the
project's dynamics. We put careful forethought into identifying potential opportunities and constraints
at the initiation of the process to ensure effective and efficient mitigation measures.
We pride ourselves on treating our customers as though we were a boutique firm so that our customers
enjoy personal service with easy access to our project manager, while also benefiting from our broad
range of services. It is this philosophy that has awarded us the “Engineering Project of the Year” eight
times in the past three years by the American Public Works Association, the American Society of Civil
Engineers, and the California Society of Professional Engineers and Land Surveyors. We hope to embark
on future projects with our goal being to achieve the same level of success.
On any project we undertake, adherence to schedule and budget is of utmost importance. Project
challenges must be identified at the outset to avoid adverse effect to the project's schedule and budget.
Design must not only work on paper, but must provide for constructability and minimal disruption to the
stakeholders. We take seriously the financial restrictions that exist for every project. Timeliness,
accuracy, and cost-adherence are the hallmarks of a Rick project.
Our goal with every project is to achieve client satisfaction, not only with the final product, but with the
process as well. We show our clients that they are in good hands with us and we understand that the
best relationships are those based upon open, candid communication.
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rick engineering company
Division Overview
Our Civil Engineering Division can take a project through planning and zoning, preliminary design,
mapping/plotting, and ultimately to the final design stage where the project is ready for bid and
construction. Thereafter, we provide construction services through plan clarification, contractor and
field surveyor coordination, and as-needed plan revision.
The Landscape Architecture Division has more than twenty years of landscape and irrigation experience
in California with a vast portfolio of award winning projects including residential, commercial, industrial,
recreational, campus, hotels and mixed-use developments. Our landscape architects provide innovative
design solutions that are responsive to the objectives and requirements of the client and project. On
each project we strive to develop designs that are sensitive to both the user and the environment.
Rick’s Transportation and Traffic Division provides comprehensive services to meet the needs of our
clients, both in the private and public sectors. The Division was established to offer clients a broad
spectrum of traffic-related services provided by specialized personnel working with the latest
technological methods available. The Transportation Division is comprised of licensed civil and traffic
engineers specializing in a wide range of transportation-related planning and design services.
The Water Resources Division was established in response to an increasing demand for hydrologic and
hydraulic analyses. Since then, the Division’s services have grown to include specialized water resources
modeling, design, and planning programs that have been applied to over 500 project sites throughout
California. The Water Resources Division maintains a staff of engineers familiar with local, state, and
federal agency requirements and who use state-of-the-art equipment.
Rick’s Surveying/Mapping/Photogrammetry Division has been providing support for our many
disciplines since the company’s founding. The Surveying/Mapping Division is comprised of multiple
crews performing a wide variety of tasks, from initial boundary location, to preliminary topographic
surveys, control surveys, and on to final construction staking tasks. Our Surveying and Mapping Division
is able to call upon our Photogrammetry Division for any possible aerial mapping or photogrammetry
support as may be needed or beneficial to the client.
Our Redevelopment Division is experienced in a broad range of redevelopment projects, including
residential, commercial, industrial, and mixed-use projects in a downtown, inner city, or even suburban
areas. Providing these services requires knowledge of redevelopment legislation, government
processing requirements, and redevelopment agency missions, policies, and practices.
The Urban Design/Planning Division prepares plans and studies for residential, commercial, industrial,
recreational, and mixed-use developments. Our staff members have both educational training and years
of experience in land use planning, architecture, landscape architecture, civil engineering, and graphic
arts. A majority of the staff has also worked for public agencies; they have a firsthand understanding of
public involvement, development review, and political processes.
The Construction Management Division was originally established to provide continued assistance to
our clients after plan design and approval. The Division now offers comprehensive construction
management services during the bidding and negotiating phase, the construction phase, and the project
closeout phase for clients in both the private and public sectors.
Rick’s GIS Services Division provides graphic support and production system support to other in-house
divisions, as well as public and private clients. The Division utilizes ArcInfo, a state-of-the-art, and
industry standard Geographic Information System (GIS) software package. Both ArcInfo and ArcView
Geographic Information Systems (GIS) analysis software have been applied to over 300 project sites in
Southern California.
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John D. Goddard, PE
Mr. Goddard has extensive knowledge of engineering design. His
effective communication with clients and public agencies, combined
with his excellent organization skills, have made him especially well
qualified in managing complex site planning, as well as large-scale
endeavors.
Project Assignment
Civil Engineering
Principal-in-Charge
Education
BS in Chemistry
1976, San Diego State University
A few of Mr. Goddard’s representative projects include:
Bay Marina Drive Phase II Widening and Marina Gateway
Streetscape – National City, CA: Served as Engineer of Work and
prime consultant for the widening of Bay Marina Dr., creation of a
parking and pedestrian plaza over a portion of Harrison Ave., and
narrowing of a portion of Cleveland Ave. and 23rd Street. The
project included significant streetscape, theme lighting, and
enhanced pavement features with porous pavement areas for
water quality as well as inter-facing with rail lines.
Marina Way Extension & Bay Marina Drive Phase II Widening –
National City, CA: As prime consultant, served as engineer-ofwork and project manager for planning, preliminary engineering,
limited environmental consultation, construction plans and
specifications, as well as construction administration. This road
extension/widening project is located adjacent to the National City
Paradise Marsh National Wildlife Refuge and incorporated special
design for numerous features.
Marina Gateway Plaza Hotel – National City, CA: Served as
engineer-of-work for this four-acre site in National City’s Harbor
District Redevelopment Area. During the discretionary process,
we assisted in design for remediation on the site. Final
engineering included subsurface detention facilities, a public
access corridor, coordination with railroad agencies for
incorporation of one line and abandonment of a second line, and
site utilities. In addition to the hotel, the site includes a restaurant
and office building.
Registration
Registered Professional Engineer
California, #33037
Years of Experience
35
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John Goddard is an Associate Principal at the San Diego office of Rick
Engineering Company. In his role, he supervises a design team of
engineers, designers and drafters, and is responsible for managing and
engineering public works and land development projects.
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(continued)
B.F. Goodrich Corporate Office Complex - Chula Vista, CA:
Engineer-of-work in charge of management and design
engineering for an 11.2-acre site plan located in the Chula Vista
mid-bay front redevelopment zone. Mr. Goddard supervised the
preparation of plans for site grading and development, as well as
public street improvements for Lagoon Drive adjacent to the site.
The project involved consideration of significant environmental
concerns, in addition to coordination with local, state, and federal
agencies.
Chula Vista Nature Interpretive Center - Chula Vista, CA: This
project is located in the Chula Vista Bay Front and work included
project management and design engineering for all site plans
pertaining to an environmentally-sensitive site including storm
water detention facilities.
Successful project completion
necessitated extensive coordination with numerous regulatory
agencies, in addition to traditional engineering activities.
Chula Vista Bayfront Local Coastal Program Land Use and Specific
Plan – Chula Vista, CA: Project Management and Engineering for
this complex mixed-use resort bayfront project. Planning and
engineering for this project included studies and preliminary
sewer, water, and drainage design; cost estimates; engineering for
environmental considerations with the federal preserve for marsh
rehabilitation; and project team coordination, as well as
coordination with local state and federal agencies.
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John D. Goddard, PE
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Merkel & Associates, Inc.
KEITH W. MERKEL
Principal Consultant, Merkel & Associates, Inc. San Diego, California. September 1994 to present.
Mr. Merkel has 30 years of experience as a professional biologist and has coordinated, conducted, or
assisted in ecological and zoological work on over 4,000 projects in California, Washington, Oregon, and
Alaska. He is a hands-on principal at Merkel & Associates and has served as a senior scientist for such
large projects as the Batiquitos Lagoon Enhancement Project Long-term Monitoring Program, the
Oakland Middle Harbor Enhancement Project and Shoreline Park, and the Bolsa Chica Lowlands Wetland
Monitoring and Maintenance Program. Mr. Merkel is widely recognized as an expert on the federal
Clean Water Act and has further expertise with the National Pollutant Discharge Elimination System
(NPDES) requirements. He is well versed in programs and practices under the California Fish & Game
Code, as well as the Coastal Act, CEQA/NEPA, and state and federal Endangered Species Acts. He has
also been instrumental in the development of numerous creative techniques to provide increased
flexibility in construction timing and environmentally sound construction methods. He has served as a
technical advisor and consultant to the U.S. Army Corps of Engineers, Seattle, Portland, San Francisco,
and Los Angeles Districts, National Marine Fisheries Service, Fish & Wildlife Service, California
Department of Fish & Game, Regional Water Quality Control Board, California State Lands Commission,
and the Oregon Division of State Lands. He has been a policy advisor to many of these agencies on
various aspects of regulatory practice and standards. He was appointed as an advisor, by the
recommendation of the Army Corps of Engineers Waterways Experiment Station, to the National
Academy of Sciences - Marine Board, National Research Council: Committee on the Role of Technology
in Habitat Protection and Enhancement. Mr. Merkel has an educational and professional background in
ecology, ecological assessment, and habitat restoration.
Mr. Merkel has worked as an environmental consultant in San Diego Bay since 1984. As principal
consultant for Merkel & Associates, he has supported permitting for many dock, pier, berthing,
dredging, shoreline restoration, utilities, and other projects in San Diego Bay. Among these are the
permitting and environmental analyses for the Point Loma Marina, the Glorietta Bay Marina, the
permanent berthing of the USS Midway, the programmatic mooring permit for the San Diego Maritime
Museum, Nielsen-Beaumont, Kettenberg Marine, and BAE Shipyard dock, pier, and bulkhead
reconfigurations. Merkel & Associates has just completed habitat impact mitigation work for the San
Diego Harbor Excursions and Hornblower dock projects and have completed similar work for the
Glorietta Bay Marina, Point Loma Marina, Harbor Police Dock, USS Midway, and over forty other
projects in San Diego Bay.
Within the specific project area, Mr. Merkel worked on the initial Chula Vista Bayfront redevelopment
project and supported the efforts to define the buffers and wetland boundaries in conjunction with the
Corps/Caltrans Sweetwater River Flood Control Channel/ SR-54 project. Mr. Merkel has also worked on
the 24th Street Terminal Wharf Expansion project.
Merkel & Associates has been a continuous as-needed marine biological service provider to the Navy
and Port District for nearly 15 years and has similarly provided marine investigation, permitting, and
impact mitigation services to these agencies on over 100 projects involving in-water projects in San
Diego Bay. Mr. Merkel is well known and respected by the Port, resource and regulatory agencies, and
SOIQ 12-13
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Keith Merkel, Merkel & Associates
Page 2 of 2
environmental interest groups. He has regularly provided technical support services to these entities
and as a result, has garnered an exceptionally good understanding of the issues and options available to
facilitate projects. Additionally, Mr. Merkel has good access to work with agency staff, and his work is
trusted by all parties, resulting in abbreviated review cycles and processing time.
EDUCATION
1985, Oregon State University, Corvallis, Oregon
Bachelor of Science: Biology, Emphasis on Ecology and Aquatic Biology
1992, San Diego State University, San Diego, California
Graduate studies: Ecology
RELEVANT PROJECT EXPERIENCE
Glorietta Bay Marina and Promenade Redevelopment Project
Chula Vista Bayfront Redevelopment Project
D Street Marsh Restoration
Lovett Marsh Restoration
Point Loma Marina
Port of San Diego On-Call Environmental Consultant
US Navy NAVFAC SWDIV IDIQ
Oakland Middle Harbor Shoreline Park
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D Street Fill Marsh Restoration Project
Client:
Client Contact:
Client Phone:
Work Period:
San Diego Unified Port District
Ms. Eileen Maher
(619) 686-6254
1994-2009
M&A was the prime consultant for the construction of an intertidal salt marsh to fulfill mitigation requirements
associated with the National City Wharf Extension Project. When M&A was awarded the design and engineering
contract, a site had been selected along the north side of the D Street Fill in the City of Chula Vista. The M&A
Team reviewed the existing conceptual design plan for the proposed restoration and provided a value engineering
review for the purposes of developing a functional marsh habitat at the site. M&A completed preliminary field
investigations to confirm target vegetation elevation range distribution, sediment grain size, TOC and TKN,
topography and hydrology for the site.
The M&A Team then prepared final design plans and coordinated with resource and regulatory agencies regarding
site design. The restoration consisted of approximately 6.0 acres of created intertidal habitat including an
intertidal basin intercepted by a network of primary, secondary, and tertiary channels. Elevations ranged from
approximately 1.9 to 10.4 feet MLLW and included areas of mudflat, as well as, high, middle, and low coastal salt
marsh habitats. M&A provided construction monitoring and field support for Port construction management while
the site was constructed.
Following construction, M&A collaborated with Port Environmental Management staff for the implementation of a
marsh habitat planting program to introduce endangered salt marsh bird’s-beak (Cordylanthus maritimus ssp.
maritimus) and accelerate the colonization of California cordgrass (Spartina foliosa).
M&A prepared a mitigation and monitoring plan and implemented the five-year program. The monitoring
program was completed in 2009, and the D Street Marsh successfully exceeded its mitigation requirements.
Subsequent to the construction of the marsh, the endangered light-footed clapper rail, Belding’s savannah
sparrow, western snowy plover, and California least tern have all been noted to
use the marsh. The project was designed and constructed on schedule and within the project budget.
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Glorietta Bay Waterfront Development Project
Client:
Contact:
Client Phone:
Work Period:
City of Coronado
Mr. Jerome Torres
619-522-7305
2005-2012
The City of Coronado’s Glorietta Bay Master Plan is a comprehensive waterfront redevelopment project. As a part
of the project, the City proposed to: dredge an existing marina; repair failing riprap shoreline; replace and
reconfigure deteriorating marina docks; remove an over-water marina building and replace the building landside;
make upland promenade and roadway improvements along Strand Way/Pomona Ave; and implement an eelgrass
habitat creation project to mitigate project impacts.
Dredging was necessary to remove accumulated sediment beneath the Glorietta Bay Marina and provide adequate
depth for safe navigation. Work included removal and replacement of riprap that had migrated outward from the
failing armored shoreline edge, as well as, bay muds from an area of approximately 1.6 acres beneath the docks.
Additional excavation was done to create a revetment keyway and remove failing slope materials beyond the
limits of marina dredging. The shoreline work resulted in removal of approximately 900 cy of material from along
the bank.
To mitigate for project impacts, in-bay, beneficial reuse of sediment and reclaimed rock was proposed. The
dredged material was used to develop an eelgrass mitigation site within waters of Glorietta Bay that were too
deep to support eelgrass. The project reused salvaged revetment stone and excavated dredged material to create
a submerged plateau adjacent to the lower elevations of existing eelgrass beds located south of the existing
Glorietta Bay public launch ramp.
Merkel & Associates conducted all aspects of the environmental regulatory program sediment testing,
documentation, and permitting. M&A also conducted the environmental support services needed for the CEQA
actions. M&A designed and implemented the eelgrass mitigation work for the project and in 2012, the final
eelgrass monitoring was completed with the site exceeding project mitigation needs.
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San Diego Aircraft Carrier Museum
Client:
Client Contact:
Client Phone:
Work Period:
U.S.S Midway Museum
Mr. Rich Benard
(619) 398-8227
2001-2011
Merkel & Associates worked with the San Diego Aircraft Carrier Museum (SDACM) to satisfy state and federal
permitting requirements for the permanent mooring of the U.S.S. Midway as an historic museum on San Diego
Bay. The permits required included a Corps of Engineers section 10 permit, a Clean Water Act section 401 state
water quality certification, an Endangered Species Act section 7 consultation, an essential fish habitat consultation
under the Magnuson-Stevens Act, and a controversial Coastal Commission Coastal Development Permit and Port
Master Plan Amendment. Subsequent to moving the Midway into berthing position, a State Lands Commission
lease was necessary to move the ship bayward past the pierhead line in order to move the ship's rudders off of the
formational slope and into deeper water.
Critical to obtaining permits for permanent berthing of the U.S.S. Midway, M&A worked with the SDACM Board
and Port as well as resource and regulory agencies to identify a mitigation sites for offsetting nearly 4 acres of bay
coverage by creating additional open water habitat. The work settled on acquisition of a tidal reach of the historic
Sweetwater River Channel and restoring and creating additional tidal marshlands on what is known as Lovett
Marsh. M&A developed a marsh restoration program at Lovett Marsh. The firm completed the conceptual and
final restoration plans, obtained environmental permits, conducted the project construction, prepared the postrestoration monitoring plan, and conducted the monitoring and reporting. The end result developed
approximately an approximately 14 acres wetland, involving 80,000 cy of excavation and dredging.
The restored marsh includes 3 acres of open water habitat created by a main marsh channel running across the
site and three permanent, tidally-flushed basins, as well as new low, middle, and high marsh habitat. At the end of
the 5-year monitoring program, the marsh had met its mitigation obligations and was fully accepted by resource
and regulatory agencies. Additional mitigation created at the marsh was used by the San Diego Maritime Museum
to offset impacts of up to 0.5 acres of bay coverage under programmatic mooring permits. M&A presently
provides long-term stewardship monitoring and maintenance through a revenue stream funding mechanism for
the mitigation project.
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KEY PERSONNEL
NATHAN MOEDER – THE LONDON GROUP REALTY ADVISORS
Nathan Moeder is a strategic consultant and real estate economist whose clients include real estate
developers, investors, corporations, financial institutions, businesses and public agencies. Project
assignments span all real estate sectors including residential developments, office buildings,
industrial, hotels retail and mixed-use projects. He brings extensive experience and financial
expertise as an advisor and analyst to many successful projects and assignments throughout North
America.
Mr. Moeder is a real estate finance, investment and valuation expert. His experience in the finance
realm ranges from working with institutional Wall Street firms on international deals to small
entrepreneurial investment groups. He specializes in evaluating project feasibility and acquisition
strategies, as well as structuring joint ventures and debt layers for projects. Mr. Moeder also serves
as an expert witness on real estate economics and finance issues for litigation and bankruptcy
cases..
He teaches real estate finance at the University of San Diego for the continuing education program
and the Burnham-Moores Center for Real Estate. He is also an instructor at University of California,
San Diego Extension for Investment and Development Feasibility, Real Estate Economics, and
Financing Urban Development. He also instructs at Woodbury School of Architecture for Real Estate
Finance and Development.
Mr. Moeder is a member of the Urban Land Institute (ULI) and serves on the board for the San
Diego / Tijuana District Council and is the ULI Young Leaders Chair. He is a ULI Panel Advisory
Services Honorary Associate and has participated in advisory panels in the continental U.S.
Mr. Moeder has been quoted in the San Diego Union, Los Angeles Times, Chicago Tribune, Baja
Times, California Real Estate Journal, National Real Estate Investor, Meridian Star, San Diego Daily
Transcript, and San Diego Business Journal. Radio and TV appearances have included: Channel 39
KNBC, Channel 10 KABC, Channel 8 KFMB, Channel 9 KUSI. He has also been featured on Channel 9
KUSI’s San Diego People.
Mr. Moeder received his Master of Science in Real Estate (MSRE) in 2006 from the University of San
Diego; B.A. in Economics with concentration on mathematical theory in 1998 from the University of
San Diego.
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RELEVANT EXPERIENCE
DENVER DESIGN DISTRICT
Denver, CO
This ongoing transit oriented development consists of over 70 acres located 1.5 miles from
downtown Denver along major light rail corridors. Upon full buildout this project is projected to be
a total of 8-10 million square feet of residential, retail, office and hospitality uses. The London
Group’s role was to perform a comprehensive market analysis study and determine financial
feasibility of the project. In doing so, The London Group conducted extensive market analysis to
determine supportable densities and appropriate mix of uses, financial analysis to determine
residual land values and acceptable returns for investors, and analyze the financing structures and
public funding mechanisms available to the project.
Contact: Warren Cohen, Principal, Cohen Capital, (303) 549-6750, [email protected] Or Jim Frank,
Principal, Capital Plus, (858) 699-7980, [email protected]
Start Date: July 2007
Complete Date: September 2008
SOIQ 12-13
Page 87
BROAD STREET CORRIDOR PLAN
San Luis Obispo, CA
The focus of this project was to create a financially feasible land plan that could be immediately
implemented for the redevelopment of downtown San Luis Obispo. The 140-acre study area was
targeted for redevelopment to create a walkable, vibrant and commercially active corridor in a
higher density setting. The London Group’s role was to conduct an analysis of the economic impact
of the redevelopment, determine appropriate development intensities, recommend a mix of uses
and recommend tools and incentives to promote and catalyze private investment.
Contact: Jeff Hook, Senior Planner, City of San Luis Obispo (805) 781-7176
Or Martin Flores, Director of Urban Design/Planning, Rick Engineering Company
(619) 278-5626, [email protected]
Start Date: October 2006 (report delivered 90 days later, but still working with City on densities)
Complete Date: July 2007
SOIQ 12-13
Page 88
BALLPARK VILLAGE/WOOD CORPORATE CAMPUS
Goodyear, AZ
Civica Development (formerly Rose Properties) is developing a 150 acre site in Goodyear Arizona,
consisting of a 10,000 seat spring training ballpark for the Cleveland Indians and a corporate office
campus. The London Group’s role was to make strategic planning recommendations and perform a
comprehensive analysis of the market including market feasibility, pricing and absorption. A
financial analysis was conducted that analyzed the public/private partnership between the
landowner, developer, and city.
Contact: John Ruggieri, (former) President, Civica Development, (623) 810-2131
Start Date: May 2007
Complete Date: July 2007
SOIQ 12-13
Page 89
TERMS AND CONDITIONS OF PURCHASE, SALE,
OR TRANSFER OF (SUB)LEASEHOLD INTEREST
(NOTE: Complete this page only if the transaction involves a Lease transfer, or the transfer
of a Sublease having a remaining term of more than five years.)
Please summarize the terms and conditions of the purchase, sale, or transfer of
(Sub)Leasehold interest(s) which requires District consent, as specified in the AssignmentSublease provisions of the District Lease. Please attach copies of the applicable sales
agreement(s), escrow instructions, assignment agreement(s), or other documents in
conjunction with the sale, purchase, or transfer of the (Sub)Leasehold interest(s).
FOLLOWING PAGE
SOIQ 12 - 13
Page 90
TERMS AND CONDITIONS
Proposed Minimum Annual, Percentage Rents, and TOT
for First 10 Years of Lease
Minimum Annual Rents
Year of Lease
Minimum Annual Rent
0
$0 Construction year
1
$50,000
2
$100,000
3 - 10
$250,000
(Minimum will increase in accordance with change in % Rent Schedule)
*Minimum Annual Rent will be adjusted by the percentages change in the Consumer Price Index (CPI) at
the beginning of the sixth year.
Percentage Rent
Proposer agrees to pay the following schedule of percentage rent:
• 7.5% year 0-1 of operation
• 10% through year 2 of operation
• 15% year 3 and on
RV Occupancy Tax
Proposer agrees to pay the following schedule of RVOT:
•
7%
• 9%
for year 1 and 2 of operation
for year 3 forward
3% of RVOT to be contributed to the TMD (N.C. Tourism and Marketing District) from inception
and included in the schedule above.
SOIQ 12 - 13
Page 91
PIER 32 GATEWAY VILLAGE MARINA &
RV RESORT PROJECT CONCEPT
Pier 32 Gateway Village Marina & RV Resort will compliment the tourism in National City. This
new tourist base will naturally co-exist with the Pier 32 Marina guest and create a complete
village in National City. Considering the median home price in the US is just over $200k and the
Median motor coach is $150k, it is apparent that persons who choose RV lifestyles have
discretionary income and are willing to spend it.
Pier 32 RV Resort will consist of approximately 165 RV high end rental sites. The resort will
offer an open plan to accommodate today’s and the future’s complex RV lifestyle. This will be a
full service resort that takes advantage of the access to San Diego Bay via the Sweetwater River
and Pier 32 Marina. We propose that the picturesque views to the south-Los Coronado Islands,
Tijuana, The Nature Center, to the east -the Mountain View, and to the North -the city views;
will entice these travelers with what National City has to offer.
The Resort will be integrated with the existing Pier 32 Marina and Pier 32 Waterfront Grill. The
management team would be combined to provide engaging, distinctive, and uncompromising
customer service to our customer and the public.
The Pier 32 Gateway Village Marina & RV Resort will offer an amenity package that may include or
be adjoined to:
•
•
Pools and spas
Beaches
•
•
•
•
Water park
Community Room/
Lounge/Business Center
Activities Director and
Activity Room
Bike Path /Pedestrian
Ways/Pocket Park
Waterfront Grill and Bar
•
•
•
•
•
•
Boat Slips/ Boat Rental
/Bike Rentals
SOIQ 12 - 13
•
•
•
•
•
•
Brokerage
Deluxe Shower Rooms
•
•
•
Security & WIFI
Exercise/Workout
Center
Cable/Satellite TV
Event Center/Granger
Hall
Retail Opportunities
•
Hiking Paths
•
Chula Vista Nature
Center
•
Spacious Laundry
facilities
Future Hotel site
Trailer Storage
Picnic areas /BBQ areas
& Ample Parking
Southwestern College
Sports court /Horse
shoes /Putting Green
YMCA Aquatic Center
Page 92
Pier 32 Gateway Village Marina & RV Resort will consist of a village that encapsulates the
National City Vision Plan. Here is a narrative of what we propose one might experience:
As you enter “the Village” on Bay Marina Drive, you know that you have arrived when you see
the beautiful Best Western and Busters on the left and to the right, a small retail center, a
couple of new restaurants, a sandwich shop and a fueling station. The kids note the Rail Road
Station with the historic artifacts abundant in the yard and ask if they can go to the museum
now! Your family is so excited you almost miss the marquee that directs you to the Granger Hall
event center, Pepper Park, the Marina & RV Resort and the public launch ramp.
You continue your drive down Marina Way and the trains are moving on the tracks to the right
while trucks with bananas on them grab the kid’s attention again – “that’s the kind of banana
we get mom.” Then the whole family notices the pockets of green and the wildlife of the
preserve that have been created along the road. There are people riding bikes, joggers, and
pedestrians utilizing adjacent bike path. The giant American flag is seen down the road and the
kids squeal again – “We’re here!”
The 45’ motor coach pulls toward the entrance to the park and into the queuing area. Staff
greets you with enthusiasm and area/activity map in hand. You are quickly checked in, and
headed towards your vacation retreat. Dad turns onto Kimball way, right onto Granger Hall, and
enters paradise.
The space is wide and long enough to pull the coach in without disconnecting the family car.
The kids spill out and immediately flow from the vehicle like spilled water going in every
direction. Your family is too ramped up to set up camp and decides to take a walk to the water
park.
As you move towards the Marina, you see the club house and people lounging around the
pool. Beyond the pool, the entire family spots the water park with kids moving through the
sprinkling dripping water features. The kids in shorts can’t help but enter the water park and
are immediately soaked. Mom and Dad move beyond the park, relieved. You examine Granger
Hall in the distance and note the other buildings surrounding it. Past the water park, over the
public promenade, is a sandy beach that overlooks the water’s edge. In the water a paddle boat
moves slowly as a kayak passes it up. Sail boats glide through the water past Pepper Park and
the fishing pier where a grandpa takes a photo of his grandson with his first fish. In the
Sweetwater River there is a massive ship. The kids read out loud the name “Jean Ann” and take
note not just of the great big mural on the side but point out a ramp coming down the back.
The kids ask “Is that a fire truck followed by a tank?...How Cool!!!”
The resort guide states that a future hotel will be adjacent to Granger Hall. You are struck with
nostalgia and say “Granger Hall, that’s where grandmas 96th birthday will be held.” You gather
the kids and head up the promenade towards the Marina and notice all of the doors to The
Waterfront Grill rolled up and welcoming you. All of the sudden you are salivating and your
stomach starts grumbling. You grab a to-go menu, a bottle of wine for Mom and Dad along
with ice cream for the kids. Now it is time to get back to the coach to set up camp, knowing that
you have all week to explore the mysteries of the Resort & Marina.
SOIQ 12 - 13
Page 93
Investments
Community
Environment
RVOT
RV RESORT
“
Marina Way Development
GB Capital will develop
a first class RV
Resort with amenities
and design that it has
become known for
Gateway Village
An RV Resort
for the modern
lifestyle
“
‘‘
Strength in Every Direction
PIER 32 RV RESORT
ECONOMIC IMPACT REPORT
$19,532,273.65
Is the potential addition to the local economy Pier 32 RV
Resort will make in the first year alone.
This figure is derived from the total of the contributions listed here multiplied by the normal
economic multiplier of seven. This multiplier shows the effect of money as it is spent repeatedly
in the local economy.
$25,626.56
State and local sales tax on the cost of construction.
$57,592.00
County “Bedroom” or “Hotel tax paid on RV Rental
income.
$78,106.25
Estimated annual property tax paid by RV Resort on the
improvements to this property.
$220,000.00
Wages paid to RV Resort employees.
$2,409,000.00
15,056 RV site rental nights during the first year. Studies
show that RV’s spend $160 per night on shopping, fuel
and dining.*
*Source: University of Michigan Study
SOIQ 12 - 13
Page 98
PIER 32 RV RESORT
PROJECT COSTS
Project Costs
Number of Spaces
Total Sites
Total
165
165
20% Owner Equity
$1,405,800
Hard Costs
All Site Costs
Total Hard Costs
Per Unit
$32,500
$32,500
Total
$5,362,500
$5,362,500
Soft Costs
Legal
Accounting
Engineering
Land Use
Permits and Fees
Environmental
Consulting
Total Soft Costs
Per Unit
$182
$121
$727
$303
$455
$606
$75
$2,469
Total
$30,000
$20,000
$120,000
$50,000
$75,000
$100,00
$100,00
$495,000
Total Costs
$34,969
$5,857,500
Contingency
Reserves
Contingency and Reserve
$878,625
$292,857
$1,171,500
Total
$7,029,000
Loan Amount
Interest Rate
Amortization
Per Unit
$34,080
8.00%
15
Total
$5,623,200
This Proforma is for all 165 sites, clubhouse, bathrooms and laundry buildings with sewer to
every site. This total cost includes all typical development costs – grading, RV pads, pedestals,
landscaping, driveways, paving, utilities, office, store and other common buildings.
SOIQ 12 - 13
Page 99
PIER 32 RV RESORT PROFORMA
Proforma Net Income
RV Site Rentals
Daily RV Sites
Weekly RV Sites
Monthly RV Sites
Total RV Site Rental
Year 1
$451,688
$162,784
$208,271
$822,743
Other Income
Laundry
Concessions/Store
Gross Other Income
Less COGS (concessions)
Net Other Income
Year 1
$5,759
$41,137
$46,896
($20,569)
$73,224
Total Net Revenue
Expenses
Management (On Site)
Maintenance/Labor
Payroll Taxes/Workmans Comp
Supplies
Taxes
Insurance
Electricity
2.75
Water/Sewer
0.75
Trash
0.75
Telephone
0.50
Marketing
Port % Rent
Nightly RV Tax
5% Management fee
Legal & Professional
Miscellaneous
Franchise Fee
Total Expenses
Net Income (loss)
RV Park Consulting Inc 8/17/2012
SOIQ 12-13
$
$
$
$
Year 2
$648,172
$233,595
$298,869
$1,180,636
Year 2
$8,264
$59,032
$67,296
($29,516)
$105,077
Year 3
$1,063,001
$383,096
$490,146
$1,936,243
Year 3
$13,554
$96,812
$110,366
($48,406)
$172,326
Year 4
$1,167,403
$420,721
$538,285
$2,126,410
Year 4
$14,885
$106,320
$121,205
($53,160)
$189,250
Year 5
$1,296,304
$467,176
$597,720
$2,361,201
Year 5
$16,528
$118,060
$134,588
($59,030)
$210,147
Year 6
$1,328,712
$478,856
$612,663
$2,420,231
Year 6
$16,942
$121,012
$137,953
($60,506)
$215,401
Year 7
$1,361,929
$490,827
$627,980
$2,480,736
Year 7
$17,365
$124,037
$141,402
($62,018)
$220,786
Year 8
$1,395,978
$503,098
$643,680
$2,542,755
Year 8
$17,799
$127,138
$144,937
($63,569)
$226,305
Year 9
$1,430,877
$515,675
$659,772
$2,606,324
Year 9
$18,244
$130,316
$148,560
($65,158)
$231,963
Year 10
$1,466,649
$528,567
$676,266
$2,671,482
Year 10
$18,700
$133,574
$152,274
($66,787)
$237,762
$895,967
$1,285,713
$2,108,569
$2,315,660
$2,571,348
$2,635,631
$2,701,522
$2,769,060
$2,838,287
$2,909,244
Year 1
$120,000
$100,000
$20,000
$3,600
$70,000
$15,000
$28,983
$11,292
$11,292
$7,528
250,000
$71,949
$57,592
$41,137
$808,374
Year 2
$122,400
$102,000
$20,400
$3,690
$71,750
$15,375
$40,577
$15,809
$15,809
$10,539
150,000
$132,763
$82,645
$59,032
$842,788
Year 3
$124,848
$104,040
$20,808
$3,782
$73,544
$15,759
$64,923
$25,295
$25,295
$16,863
$
90,000
$314,543
$174,262
$96,812
$
$
$
$1,150,773
Year 4
$127,345
$106,121
$21,224
$3,877
$75,382
$16,153
$69,560
$27,101
$27,101
$18,068
$
60,000
$345,435
$191,377
$106,320
$
$
$
$1,195,065
Year 5
$129,892
$108,243
$21,649
$3,974
$77,267
$16,557
$75,357
$29,360
$29,360
$19,573
$
60,000
$383,577
$212,508
$118,060
$
$
$
$1,285,376
Year 6
$132,490
$110,408
$22,082
$4,073
$79,199
$16,971
$75,357
$29,360
$29,360
$19,573
$
60,000
$393,166
$217,821
$121,012
$
$
$
$1,310,870
Year 7
$135,139
$112,616
$22,523
$4,175
$81,179
$17,395
$75,357
$29,360
$29,360
$19,573
$
60,000
$402,996
$223,266
$124,037
$
$
$
$1,336,976
Year 8
$137,842
$114,869
$22,974
$4,279
$83,208
$17,830
$75,357
$29,360
$29,360
$19,573
$
60,000
$413,071
$228,848
$127,138
$
$
$
$1,363,707
Year 9
$140,599
$117,166
$23,433
$4,386
$85,288
$18,276
$75,357
$29,360
$29,360
$19,573
$
60,000
$423,397
$234,569
$130,316
$
$
$
$1,391,080
Year 10
$143,411
$119,509
$23,902
$4,496
$87,420
$18,733
$75,357
$29,360
$29,360
$19,573
$
60,000
$433,982
$240,433
$133,574
$
$
$
$1,419,110
$442,925
$957,796
$1,120,595
$1,285,972
$1,324,761
$1,364,546
$1,405,353
$1,447,206
$1,490,134
$87,593
$
$
$
$
Page 1
Page 100
PIER 32 RV RESORT PROFORMA
Proforma Net Income
Cash Flow
Debt Service - Normal
Total Debt Service
Unpaid Principal - End of Year
($568,241)
($212,910)
$301,962
$
655,834
$655,834
$655,834
$
655,834 $
655,834 $
655,834
$ 5,406,854 $ 5,183,568 $ 4,942,419
$464,761
$655,834
$
655,834
$ 4,681,978
$630,137
$655,834
$
655,834
$ 4,400,702
$668,927
$
655,834
$
655,834
$ 4,096,924
$708,712
$
655,834
$
655,834
$ 3,768,843
$749,518
$
655,834
$
655,834
$ 3,414,516
$791,372
$
655,834
$
655,834
$ 3,031,843
$834,299
$
655,834
$
655,834
$ 2,618,556
Contingency & Cash Available
$
$
$
$
$
$
$
$
Return on Equity
Assumptions
RV Sites
Sites
Rental Sites Per Year (365 days)
Occupied Sites
Occupancy Rate
Daily Rate
Weekly Rate
Monthly Rate
Daily Rented Spaces/Yr
50%
Weekly Rented Spaces/Yr 20%
Monthly Rented Spaces/Yr 30%
(568,241) $
-40%
Year 1
165
60,225
15,056
25%
$60.00
$379.45
$1,402.50
7,528
3,011
4,517
SPACES
165
Equity
$1,405,800
Debt Service
8% $
655,834
Total Cost
$0
Long Term Financing (%)
8.00%
Amortization
15
Inflation
2.50%
Concessions (% x Gross RV Site Rent
5.00%
Labor Cost Increases
2.00%
5 Year Average ROE
9%
10 Year Average ROE
31%
SOIQ 12-13
(212,910) $
301,962
464,761
-15%
21%
33%
5 Year Average Return on Equity
Year 2
165
60,225
21,079
35%
$61.50
$388.94
$1,437.56
10,539
4,216
6,324
165
$1,405,800
$
655,834
Year 3
165
60,225
33,726
56%
$63.04
$398.66
$1,473.50
16,863
6,745
10,118
165
$1,405,800
$
655,834
Year 4
630,137
45%
9%
Year 5
165
60,225
36,135
60%
$64.61
$408.63
$1,510.34
18,068
7,227
10,841
165
$1,405,800
$
655,834
165
60,225
39,146
65%
$66.23
$418.84
$1,548.10
19,573
7,829
11,744
165
$1,405,800
$
655,834
668,927
48%
Year 6
165
60,225
39,146
65%
$67.88
$429.31
$1,586.80
19,573
7,829
11,744
165
$1,405,800
$
655,834
708,712
749,518
791,372
50%
53%
56%
Year 7
165
60,225
39,146
65%
$69.58
$440.05
$1,626.47
19,573
7,829
11,744
165
$1,405,800
$
655,834
Year 8
165
60,225
39,146
65%
$71.32
$451.05
$1,667.13
19,573
7,829
11,744
165
$1,405,800
$
655,834
Year 9
165
60,225
39,146
65%
$73.10
$462.32
$1,708.81
19,573
7,829
11,744
165
$1,405,800
$
655,834
834,299
59%
53%
31%
Year 10
165
60,225
39,146
65%
$74.93
$473.88
$1,751.53
19,573
7,829
11,744
165
$1,405,800
$
655,834
0
Page 2
Page 101
PIER 32 RV RESORT FINANCIAL SUMMARY
Summary (Years 1-10)
Year 1
NOI
Year 2
Year 3
Year 4
Year 5
$87,593
$442,925
$957,796
$1,120,595
$1,285,972
$655,834
$655,834
$655,834
$655,834
$655,834
Cash Flow
($568,241)
($212,910)
$301,962
$464,761
$630,137
Contingency + Cash Available
($568,241)
($212,910)
Debt Service
Less: Distributions
Contingency & Cash Available
After Dist.
Return on Equity
Value
Original Cost
$0
$0
($568,241)
($212,910)
-40.42%
-15.15%
$973,257
Year 7
$
655,834
$668,927
Year 8
$1,364,546
$
655,834
$708,712
Year 9
$1,405,353
$
655,834
$749,518
Year 10
$1,447,206
$
655,834
$791,372
$1,490,134
$
655,834
$834,299
$301,962
$464,761
$630,137
$668,927
$708,712
$749,518
$791,372
$834,299
$301,962
$464,761
$630,137
$668,927
$708,712
$749,518
$791,372
$834,299
$0
$0
$0
$0
$0
$0
$0
$0
33.06%
44.82%
8.76%
$4,921,384
Year 6
$1,324,761
21.48%
$10,642,177
$12,451,058
$14,288,576
47.58%
$14,719,570
50.41%
56.29%
59.35%
53.39%
31.08%
$15,161,627
53.32%
$15,615,030
$16,080,069
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$5,406,854
$5,183,568
$4,942,419
$4,681,978
$4,400,702
$4,096,924
$3,768,843
$3,414,516
$3,031,843
$2,618,556
Equity (Initial plus Principal paid)
$1,622,146
$1,845,432
$2,086,581
$2,347,022
$2,628,298
$2,932,076
$3,260,157
$3,614,484
$3,997,157
$4,410,444
Cash Distribution
$0
$0
$301,962
$464,761
$630,137
$668,927
$708,712
$749,518
$791,372
$834,299
Cumulative Cash Distributions
$0
$0
$301,962
$766,722
$1,396,860
$2,065,787
$2,774,499
$3,524,017
$4,315,389
$5,149,688
Cash Flow (10 Years)
$
-
$4,368,537
$16,557,039
Debt
Equity (10 years)
Total
$10,926,881
$4,410,444
$4,368,537
Value Creation
$8,778,981
Cash Distributions
$5,149,688
Assumptions
Cap Rate (Valuation)
SOIQ 12-13
9.00%
Page 1
Page 102