Harbor Terrace Development - Port San Luis Harbor District

Transcription

Harbor Terrace
Development
HomeFed Corporation
Port San Luis Harbor District Looks to Create a
World-Class Recreational Destination
Harbor Terrace Development
“Everybody needs beauty as
well as bread, places to play in
and pray in, where nature may
heal and give strength to body
and soul.”
John Muir
Contents
Executive Summary01
Financial Operation 04
Development Schedule10
Proposed Development12
Public Facilities16
Proposed Agreement 20
Certification Statement
and Authorization22
Projects and Qualifications
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Executive Summary
Harbor Terrace represents and extraordinary
opportunity on an extraordinary site
Denis Sullivan, will assist HomeFed in an advisory
role. Denis has Coastal Commission experience
with the San Luis Bay Inn and the Avila Bay Golf
Course, and is the developer of the successful
Cypress Ridge Community in Arroyo Grande.
HomeFed Corporation proposes an accomplished
team of managers and consultants to guide the
project through design, implementation and
operations, resulting in a successful venture
for the developer and the Port San Luis Harbor
District.
As Designer/Planner, Duany Plater-Zyberk’s
(DPZ) portfolio includes numerous waterfront
Primary objectives of the development team will
be:
• Preserve the scenic quality, minimize visual impacts and maintain the character
of the harbor area
• Implement a resource-efficient, low-impact, sustainable design which minimizes
energy consumption, visual and lighting
impacts
• Provide financial stability for the project
and revenue predictability for the Port
San Luis Harbor District
projects including Seaside and Rosemary Beach,
Windsor and Alys Beach in Florida, Newburgh
Waterfront in New York, Schooner Bay and Albany
in the Bahamas, and Loreto Bay in Mexico. DPZ is
internationally acclaimed and acknowledged as
the pioneers of New Urbanism, which respects
terrain and geographical contradictions,
creates public spaces, and utilizes light imprint
infrastructure design practices which promote
context-sensitive design solutions generating
a wide-range of environmental benefits. The
firm’s founding principals; Andres Duany and
Elizabeth Plater-Zyberk are well published
authors and bring a wealth of experience to the
project.
The following project team is proposed with
these critical objectives in mind:
As Developer/Manager, HomeFed Corporation
has successfully entitled and re-entitled
projects in California since the 1990’s, with little
or no debt and a current market value of over
$800 million. HomeFed’s staff has experience
managing large-scale development projects
in virtually all real estate sectors including:
office, retail, multi-family and single family.
HomeFed is a public real estate investment and
development company based in Carlsbad, CA
(stock ticker: “HOFD”). HomeFed currently has
significant assets in six States and is evaluating
acquisitions in several additional markets. Local
partner on the Wild Cherry Canyon project,
As Engineers/Landscape Architects, lead civil
engineer Wallace Group, and soils engineer
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Executive Summary Continued
Earth Systems bring the technical expertise
and local presence to assist with the smooth
and thoughtful implementation of the project.
Wallace Group is an established local firm and
believes that community engagement, informed
site assessment and understanding the client’s
goals are the foundation for project success. They
are advocates for environmental design, quality,
and performance. Earth Systems offers local
knowledge of existing geotechnical conditions
having completed studies throughout the County
and small business for over 20 years. For the last
decade he has focused on green building and development and focuses much of his work on the
interactions between humans and the dynamic
coastal environment.
of San Luis Obispo and on this project site itself.
Crabtree Engineering, Tom Low & Sustainable
Town Concepts bring a wealth of international
experience to cutting edge sustainability planning
and design. Paul Crabtree, an Ojai Valley based
Civil Engineer, has focused on the integration of
intelligent infrastructure with New Urbanism and
Smart Growth Planning. As special consultants
for environmental sustainability and low impact
design, Tom Low & Christian Wageley/Sustainable Town Concepts are registered architects and
certified planners. Low has completed over 150
multi-day design charrettes winning awards from
organizations including the American Institute of
Architects, the Sierra Club, the National Association of Homebuilders, and the Environmental
Protection Agency for Smart Growth Achievement. Christian Wagley is an ecologist and green
building consultant who has worked on environmental issues in state and county government
As the Operational Manager we propose, Sunland
RV Resorts Communities, LLC who would bring
over 28-years of experience in serving the Southern California and the Southwest as a premier RV
resort operator. With locations in California, Florida and Michigan, Sunland manages ten properties
with more than 2,781 RV sites and eco-cottages.
Tom Blessent will be the project manager. Tom
has been associated with and served HomeFed
in this capacity for over fifteen years.
As legal counsel, Sheppard Mullin has been serving their local and international clients since 1927.
Their primary attorneys assigned to this project
have completed over $500 million in transactions
working with HomeFed.
HomeFed Corporation is committed to providing
the Port District a first class project and a smooth
transition during construction. We share your vision and commitment to a high quality and environmentally responsible plan for Harbor Terraces
and look forward to our future relationship.
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Who We Are
HomeFed Corporation has gathered a top notch team together and with their
help will create a resource unlike any other on the Central Coast.
Paul Borden- President and CEO
of HomeFed Corporation
Since
1998,
Mr.
Borden has been the
president and CEO of
HomeFed Corporation
(“HOFD”), a Carlsbad,
California – based real
estate development
company with its
primary focus on
the development of
residential and mixeduse master-planned
communities. Before
becoming CEO of
HomeFed, Mr. Borden
was vice president
of Leucadia National
Corporation
(NYSE
– “LUK”) and involved with managing a number
of businesses and investments. Prior to joining
Leucadia in 1988, Mr. Borden spent his early career
in commercial finance and banking. In March 2014,
HomeFed acquired certain real estate assets of its
parent company, Leucadia National Corporation
(NYSE – LUK) and as a result, HomeFed now owns
a number of significant properties on both the east
and west coasts. Notable land holdings and projects
controlled or developed by HomeFed in California are
San Elijo Hills, a 2000-acre, 3,400 home master plan
in San Marcos, approximately 3,000 acres in Chula
Vista and San Diego County with over 2,000-acres of
open space designated as preserved mitigation land
and entitlements for up to 6,050 dwelling units and
over 1.5 million SF of commercial/retail development
on the remainder of this land, the 2,600-acre
Fanita Ranch in Santee currently being planned for
residential development with a range of diverse
housing types and prices, and Rampage Vineyard
a 1,500-acre grape vineyard in Madera. With the
acquisition of the Leucadia properties, HomeFed
also controls the two partnerships with the leasehold
interests in 2,400 contiguous acres which includes
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the Wild Cherry Canyon land adjacent to the Port San
Luis Harbor Terrace site.
Kent Aden is a Vice President and Senior Development
Manager for HomeFed Corporation in Carlsbad,
CA, responsible for overseeing master-planned
community developments in California, including
Otay Ranch (Chula Vista), San Elijo Hills (San Marcos),
Fanita Ranch (Santee), and Wild Cherry Canyon (San
Luis Obispo), as well as the SweetBay project in
Panama City, Florida. Previously Mr. Aden was Vice
President of Community Development for Eastlake
Development Company and Executive Vice President
of Otay Ranch Company, responsible for the
entitlement and development of over 20,000 homes
in these successful master planned communities. Mr.
Aden is a licensed architect, former President of the
San Diego Building Industry Association, and chaired
the 2008 Pacific Coast Builders Conference (PCBC)
in San Francisco. He was the co-chair of the 2009
Miracle Maker’s Gala for Rady Children’s Hospital and
received the 2008 Spirit of Life® Award from the City
of Hope’s San Diego Construction Industries Alliance.
Mr. Aden has an MBA degree from California State
University, Fullerton, and a
BA degree in Architecture
from
the
California
Polytechnic State University,
San Luis Obispo.
Kent Aden - VP/ Senior Development
Manager at HomeFed Corporation
Financial/ Operational
HomeFed Corporation was incorporated in Delaware in 1988.
The Company is currently engaged, directly and through subsidiaries, in the investment in and development of real estate
projects in California, New York, Maine, South Carolina, Florida and Virginia. The Company also investigates the acquisition
of new real estate projects, both residential and commercial.
The executive office of the Company is located at 1903 Wright
Place, Suite 220, Carlsbad, California 92008.
The Company’s current development projects consist of three
master-planned communities: San Elijo Hills and a portion of
the larger Otay Ranch planning area, both located in San Diego
County, California, and Ashville Park located in Virginia Beach,
Virginia. The Company also owns the Rampage property, a
1,544 acre grape vineyard located in southern Madera County, California, which is not currently entitled for commercial
or residential development, and the Fanita Ranch property, a
2,600 acre parcel of vacant land located in Santee, California.
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04
For additional information please see our most recent 10K or 10Q which
can be downloaded on our website: www.homefedcorporation.com.
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Fiscally Responsible
Virginia, South Carolina, and Florida, and are
evaluating acquisitions in several additional
markets.
In 1994, Leucadia National Corporation
(NYSE: “LUK”) bought the bank holding
company HomeFed and later recapitalized
the entity as a real estate development
company. Leucadia has remained involved
and is still our largest shareholder. HomeFed
is no longer a bank; we are a public real
estate investment and development
company based in Carlsbad, CA (stock ticker:
“HOFD”). We currently have significant
assets in California, Maine, New York,
Entitlements – HomeFed has successfully
entitled and re-entitled projects in California
since the 1990’s. Currently we have over
10,000 approved residential units with
another 5,000 units in the planning/
entitlement stage.
1. Construction – HomeFed’s staff has experience managing large-scale
development projects in virtually all real estate sectors including: office,
retail, multi-family and single family.
2. Repositioning – The majority of the assets in HomeFed’s portfolio
were distressed purchases that required, or are in the middle of,
repositioning. These range from master-planned communities with
entitlements that need to be renegotiated to struggling shopping malls
that need to be significantly re-tenanted.
3. Financial - As a public company, our financials are transparent and
readily available for your review. Please see our most recent 10K or 10Q
which can be downloaded on our website: www.homefedcorporation.
com.
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Financial Success
HomeFed Corporation
is proud of the many
large and complex
developments it has
completed that were
successful for the high
quality of the projects,
the value brought to
the community, and
how we made it financially successful.
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Development Schedule
Proposed Developer Construction Schedule:
During the period of time between our selection by the Harbor District in January 2015 until the Coastal
Development Permit (CDP) is approved, the HomeFed Team would develop the program and refine
site improvement details with input from the District and other stakeholders. The goal would be to
perfect demolition and grading submittals in roughly ten (10) months following CDP approval, with full
construction submittal including structures following shortly thereafter. To accomplish this, the team
will need to begin preparing Construction Documents and have all consultants who are addressing the
environmental mitigations working on their component studies concurrently. The Construction Document
preparation may be initiated at-risk prior to final CDP approval by the County and Coastal Commission,
depending on how the entitlement process proceeds. Tasks necessary for construction permits for site
improvements include:
• Additional contaminated soil testing and analysis
• Contaminated soil removal per EIR Mitigation AQ/MM-4
• Demolitions Plans with asbestos testing per AQMM-14
• Construction Documents: Grading, Drainage, Site improvements, Utilities Plans
• Landscape, revegetation, irrigation and amenities plans, line-of-sight studies for screening
• Hydrology & Hydraulics report
• Traffic Monitoring Plan
• Comprehensive geotechnical investigation & slope stability analysis
• Stormwater Pollution Prevention Plan (SWPPP) and post-construction requirements
• Construction Activity Management Plan (CAMP)
• Project-Specific Biological analysis for setback buffers prepared (start in Spring 2015)
• Oak Protection, Replacement & Maintenance Plan
• Photometric Lighting Plan
• Architectural plans for structural components (hotel, commercial and office)
Our approach will focus on completing the grading, underground and surface improvements to allow the
non-architectural components such as RV sites, camping and harbor storage to go on-line first. This will aid
in maintaining a revenue stream while the architectural aspects of hotel, commercial and office buildings
are undergoing plan review and permitting. Plans at 30% of construction documents will be provided
within 3 months to the District for a public review hearing; we assume that the public hearing can be
conducted within 30 days of our submittal. 60% Plans will be provided for review two months following
the hearing; and our 90% plans will be provided two months following receipt of District comments with
30 days assumed for another public hearing. Final 100% plans, specifications and estimates at will be
provided to the District within 60 days from the 90% hearing. 10
PROPOSED PROJECT SCHEDULE
HARBOR TERRACE DEVELOPMENT
PROJECT TASKS
2015
MONTH
2016
Q2
Q1
Q3
Candidate Selection
Exclusive Right to Negotiate (ERN) Process
Harbor Commission Hearing (Development Plan Approval)
County Planning Commission Hearing (CDP & EIR)
ERN Process
Potential Appeals Process
DESIGN DEVELOPMENT
Consultation/Technical Exhibits (30% PS&E Level)
Design Development Phase
Q2
Q1
Q4
EXCLUSIVE RIGHT TO NEGOTIATE
2017
Q3
Q4
Q1
Q2
75 Day Exclusive Right to Negotiate
County Planning Commission Approval
Project Team Design Collaboration & Coordination
Development Plan Refinement
Bridging Phase to PS&E
PS&E Submittals.
Agency Review and Revisions.
Quality Assurance Check.
PLANS, SPECIFICATIONS & ESTIMATES (PS&E)
Construction Documents:
- Demolition Plan, Architecture Plan,
Site Plan, Utility Plan, Electrical Plan, Structural Plan,
Grading & Drainage Plans, Erosion Control Plan,
Landscape & Irrigation Plans.
Hydrology & Hydraulics Report
SWPPP
Project-Specific Biological Analysis
Oak Protection, Replacement & Maintenance Plan
Photometric Lighting Plan
Opinion Of Probable Construction Costs
Construction Document Phase
COUNTY CONSTRUCTION PERMITS
Permitting Process
CONTRACTOR BID PACKAGE
Construction Documents, Technical Specs & Bid Form
Bidding Phase
Bidding Phase
CONSTRUCTION
Harbor District Facility – Construct Temp Storage & Maintenance Yard
Rough Grading & Underground
Road, Parking and Hardscape Improvements
Buildings, Structures, and Facilities
Landscape, Trails and Mitigation
Construction Phase
OPERATIONS
RV, Tent Cabin, & Walk-In Campsites Operable
Commercial structures
Harbor District Facility – Storage, Offices, Maintenance Yard
Trails and mitigation landscaping completed
HEARINGS / APPROVALS / MEETINGS
PROJECT DELIVERABLES
Harbor
Commission
Hearing
County
Planning
Harbor
Commission Commission
Hearing
Hearing
30% PS&E
60% PS&E
Design
Development
Site Plan Technical Exhibits
Construction
Notice to Proceed
Pre-Construction Meeting
Harbor
Commission
Hearing
90% PS&E
100% PS&E
Project
Grand
Opening
Proposed Development
Camping on the Coast!
Four great words that quickly conjure visions of ocean vistas, flying pelicans and sand in your shoes.
Our dream for Harbor Terrace is to create a beautiful and unique coastal camping destination for users of
all ages, income and desired level of comfort. We plan to develop a resort that caters its amenities to locals
as well as tourists that want to experience the best of the Central Coast. Long a secret spot, the world has
discovered Avila Beach, and we hope to add to its beauty and charm while maintaining the local flavor. Our
desire is to create an outdoor community gathering place where the views and outdoor experiences are unsurpassed.
Our project will incorporate design elements that address the needs of the local community, the historical
aspects of the Port, sustainable practices and the natural surroundings. Our goal is to create a place where
nature is the ultimate mentor.
While we are dreaming big we understand there are guiding documents to adhere to, priorities of uses and
project objectives. We lay them out in the following macro level.
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Development Outline
Do more than is required.
Go the extra mile.
Governing Documents
Priority of Uses and
Functions
• Port San Luis Harbor
District Master Plan
• Coastal-serving and
Coastal dependent uses
• SLO County San Luis
Bay Coastal Area Plan
Chapter 8: Harbor Terrace Planning Sub-Area
SLO County Title 23
• Visitor-serving uses
• Public coastal access
and recreation
• Coastal Zone Land
Use Ordinance
• Overnight accommodations for all income
groups
• SLO County Local
Coastal Plan
• Income stream for
Harbor District
• California Coastal Act
• Special events & programs consistent with
the Local Coastal Plan
& EIR
• Port San Luis Harbor
Terrace Development
Plan Environmental Impact Report and mitigations
Sub-Consultant
Expert Studies and
Plans Required
• Oak Protection,
Replacement, Maintenance & Regeneration
Plan
• Protection of Coastal
Groundwater Basin, no
groundwater in Coastal
Zone to be used
• Project-Specific
Biological Analysis for
Buffer Setbacks
• Proposed on-and
offsite Signage to be
consistent with CZLUO
regulations
• Photometric Lighting
Plan prepared by qualified IESNA engineer using Dark Sky standards
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Actions and
Requirements
Biological Resources
Project Objectives
• Revegetate cut slopes
& graded areas
• Consistency with all
applicable plans & policies
• Commercial Retail
Uses & Meeting facilities on lower portions
of site only
• Boat & trailer storage
• Range & mix of uses
emphasizing Coastal &
visitor uses, enhance
public enjoyment of
Port
• Commercial and office
structure height limited
to 2-story & 25’ max
• Food & beverage retail
sales (market or grocery)
• Overnight accommodations with a range of
costs but also providing
an income stream
• Limited to walk &
bike-in camping, minimal disturbance, no
roads
• Avoid oak removal,
replace oaks removed;
prepare Tree Replacement & Maintenance
program
• Design & grade to
minimize sensitive
habitat disturbance
(coastal scrub & oaks)
• Create buffer setback
zones for habitat protection and fire safety
– provide bio study
• Maintain 50-foot
buffer from streams
• Provide pet waste
areas that avoid native
habitats
• Guest education regarding nature-viewing
opportunities (& nature
protection)
• Grading to avoid sedimentation, scheduled
outside rainy season
only
• Stormwater management, BMPS to accommodate 85th percentile
24-hr event
• Overnight accommodations and commercial
uses meeting minimum
& maximum limits set
• Energy conserving &
environmentally sensitive design
• Provide Harbor District needs for boat
storage, etc.
Building and Site
Design
• Hotel use limited to
single-story & 15’ max
• Avoid large boxy structures
• Blend to surroundings
with earth-tone colors
& non-reflective materials
• Minimal lighting,
downward directed
• Native landscape &
vegetation, placed to
soften development &
enhance visual character
• Safe pedestrian access
to the beach & other
Port facilities
Allowed Uses
• Eating & drinking
establishments
• Public parking , shuttle station
• Paths, trails, scenic
overlooks, passive recreation, picnicking
• Overnight facilities:
camping, bungalows,
tent cabins, casitas, inn,
bed & breakfast, RV
Park, group camping
• Harbor Operations offices, storage & maintenance yard
• Public safety facilities,
utilities
• Sightseeing facilities
& services, interpretive
displays & exhibits
• Temporary events
(that do not interfere
with harbor functions)
• Aquaculture-supporting uses and maritimesupportive uses
• Drainage facilities &
filtration, water quality etc. to meet current
standards
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Public Facilities
A place for the Port San Luis Harbor District to store materials, a laydown yard and gear storage areas are part of
the plan. Boat storage facilites, paved or graded areas and
a pad for future use incorporated into the project.
RV
Tent Camping
Cabins
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Food
Recreation
Operations
Sunland has exceptional
expertise
Outdoor Hospitality expert Reza Paydar
has a passion for recreation. He is chairman, chief executive office and owner of
a conglomerate of companies based in
Southern California. Since the creation
of Paydar Companies in 1983, Mr. Paydar
has personally contributed to large-scale
projects involving the acquisition, development and management of commercial
real estate.
Within Mr. Paydar’s commercial entities
is the Sunland RV Resorts family of properties. Sunland RV Resorts is one of the
largest privately owned outdoor resort
companies in the nation. Under his guidance, Sunland has expanded to ten resorts
in three states. Sunland’s current holdings
in California include the Emerald Desert
RV Resort in Palm Desert, Golden Village
Palms RV Resort in Hemet, Escondido RV
Resort in Escondido as well as several
properties along the Interstate 8 corridor
that are ideally located to accommodate
travelers going back and forth between
San Diego and Arizona. Most recently, Mr.
Paydar has expanded Sunland into highend ownership resorts in some of the
country’s most coveted vacation destinations - Naples, FL, and Petoskey, MI.
Since 1986, Sunland RV Resorts has been
premier RV resort operator in the Southwest. Now with locations in California,
Florida and Michigan, Sunland manages
ten properties and more than 2,700 RV
sites. Sunland RV Resorts properties feature site rentals, lot ownership, and ecocottages. A leader in recreational travel,
Sunland is advancing the industry through
resort development, strategic partnerships and exceptional guest services.
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Public Facilities Possibilities
Amenities for Harbor
Terrace will add to the
recreational possibilites
for the entire Avila area.
We are excited about the
future of Port San Luis
and creating a source of
community pride.
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Hiking, biking and
kayaking are just a
few of the wonderful
activites that will be
explored as options
for this exceptional
project.
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Proposed Agreement
HomeFed Corporation is prepared to commence negotiations that would result in a partnership with the Port
San Luis Harbor District regarding the Harbor Terrace recreation oriented development project. HomeFed is
well suited to manage, design, implement, and operate the contemplated facilities. As detailed in our preliminary project proforma, and as outlined in our response to the request for proposals HomeFed believes that
a successful project is one that balances development costs with the implementation of RV sites and cabins,
tent camping, luxury tent camping, a site amenity package and other visitor serving commercial facilities
that will provide the Harbor District a stable long-term revenue stream. It is the intent of HomeFed to enter
into a long term arrangement of at least 40 years.
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Certificate Statement and Authorization
Team
HomeFed
Corporation
• Paul Borden- President
• Kent Aden - Vice President
• Denis Sullivan - Advisor
• Tom Blessent- Project Manager
Design
&
Planning
DPZ
• Andres Duany- Founder
•Lizz Plater-ZyberkFounder
• Paul CrabtreePresident
David Hymer-Partner
Engineering
Landscape
Architecture
Low Impact
Design
Wallace
Group
Wallace
Group
Light Imprint
Sunland RV
Tom Low- Director
Reza Paydar- Chairman
and CEO
• Brad Brechwald- CEO
• Cindy Chambers
Planning
Crabtree
Engineering
Legal
Sheppard Mullin
Brandon Mederios
Landscape Architect
Earth
Systems
• Dennis Shallenberger
- President
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STC
Christian Wagley
Operations
Resumes
Thomas W. Blessent, ASLA
Tom Blessent has been associated with HomeFed Corporation for over
fifteen years as the sole proprietor of Thomas Blessent ASLA, a land
planning and land development services firm based in El Cajon California.
Tom’s land development career started as a land planner/landscape
architect with the U.S. Army Corps of Engineers where he was responsible
for the planning and implementation of several large scale recreation
oriented projects in the Phoenix and Tucson region of Arizona including
the award winning Indian Bend Wash Greenbelt in Scottsdale.
www.scottsdaleaz.gov/parks/greenbelt
Tom (far right) reviewing project with client
Tom went on to specialize in the planning, design, entitlement, and implementation of large scale master
planned communities including Mission Viejo and Aliso Viejo in South Orange County California and more
recently the San Elijo Hills master planned community in San Marcos California.
www.sanelijohills.com
Tom has recently managed the planning and entitlement team for Otay Land Company in completing the initial
entitlement of two large scale master plans in Chula Vista California. These plans will ultimately provide over
6000 residential dwelling units, 1,500,000 square feet of commercial space as well as schools, parks, a future
university, and the necessary infrastructure that will allow for the implementation of these “smart growth”
oriented developments. www.otaylandcompany.com
Tom’s relationship with the Leichtag Foundation, a non-profit based in Encinitas California, began when he was
a board member of the Quail Botanical Gardens, now the San Diego Botanic Garden, where he and the CEO of
Leichtag Jim Farley strived to expand and upgrade the capabilities of the Garden.
www.sdbgarden.org
In 2010, Mr. Farley asked Tom to initiate a due diligence process which ultimately led to the Leichtag
Foundation entering into an option agreement to purchase the historic 67 acre Ecke Ranch property in
Encinitas California. Tom has continued to manage the Foundations development strategy by implementing a
focused program of sustainable development within the coastal zone that serves as a model for future urban
agricultural possibilities while providing the setting for a unique blend of cultural and civic uses.
www.leichtag.org
Tom is a graduate of California State Polytechnic University Pomona with a Bachelors of Science degree in
Landscape Architecture. He is a California licensed landscape architect.
Tom and his wife Deborah live in the Mount Helix area of San Diego County with their son George and Brutus,
the family dog. They are well into the process of establishing a water wise garden consisting of unique
plantings that include palms, cycads, cacti, aloes, euphorbias, and California native plants. Tom and Deborah
have three children and two grandchildren.
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Resumes
26
Resumes
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Resumes
B R A D R . B R E C H W A LD , P E , P L S
CEO, Principal
Brad joined Wallace Group in 1988 and has since risen to his current
responsibilities as a Principal and Chief Executive Officer. He provides
company leadership and vision, as well as setting company direction.
Brad and the other Principals set company policies and provide
overview and guidance to projects and staff. He is a key liaison to
Clients and works closely with them to realize their vision. His many
long term and repeat Clients are a testament to his excellence in client
relations and expertise with guiding projects through the complexity of
approval and permitting processes. His effectiveness is evidenced in
many successful projects throughout the California Central Coast.
Brad’s more than 25 years’ experience includes a full range of civil
engineering design and management services, with a special
emphasis on land development. These services cover project
planning, surveying, design and construction for land development
projects of all sizes, as well as for public and institutional clients
throughout the Central Coast. He also has an extensive background
in the design of site improvement projects which include grading,
drainage and flood control, erosion control as well as water, sewer,
roads, and utility systems design and coordination. He continues to
be involved with project and team management, and guides the
planning, design, processing and construction administration
services for both public and private projects. He mentors younger
professionals through his leadership and active project
participation.
REPRESENTATIVE PROJECTS
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The Woodlands Golf Course/Residential Subdivision, Nipomo, CA
BlackLake Resort Golf Course Community, Nipomo, CA
Cypress Ridge Golf Course Community, Arroyo Grande, CA
De Tolosa Ranch (DeVaul), San Luis Obispo, CA
Highway 227 Improvements, San Luis Obispo, CA
Public Road Bridges, Atascadero, CA
Pennington Creek Steelhead Restoration, San Luis Obispo, CA
Marsh Street Parking Garage, San Luis Obispo, CA
Dairy Creek Golf Course, San Luis Obispo, CA
San Luis Obispo County Office of Education, San Luis Obispo, CA
Bradley Square Townhome Apartments, Santa Maria, CA
Rice Ranch Community Park, Orcutt, CA
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EDUCATION
BS, Civil Engineering, California
Polytechnic State University,
San Luis Obispo, CA
REGISTRATION
California Registered Civil
Engineer, Number 041819
California Professional Land
Surveyor, Number 6149
AFFILIATION
American Society of Civil
Engineers, San Luis Obispo
Chapter, President 1992-1993
Tau Beta Pi National Engineering
Honor Society
Chi Epsilon National Civil
Engineering Honor Society
Guest Lecturer for Civil
Engineering Senior Design Class,
California Polytechnic State
University, San Luis Obispo, CA
Homebuilders Assoc.
Chambers Committee
EVC Building Design
Resumes
B R A N D O N M E D E I RO S , P L A
Director of Landscape Architecture
Brandon Medeiros, PLA, is a licensed Landscape Architect and
Urban Design & Planner. For over 14 years, Brandon has been
providing urban design, planning and project management
services for various public and private projects, taking them
from the early visioning and policy stages through construction.
He imbues his projects with his professional belief that landscape
architecture can contribute to the well-being of society by creating
healthy and beautiful environments.
Brandon provided his expertise on the Harbor Terrace Coastal
Camping Resort project while working with the developer GMB
Realty in preparing a project program, preliminary
engineering/landscaping, engineering grading studies, preliminary
cost analysis, exhibit preparation and consultation necessary for
assisting GMB Realty in presenting their vision of the project to the
Port San Luis Harbor District. Brandon’s assistance ultimately
resulted in the Port District awarding an Exclusive Right to
Negotiate to GMB Realty. A few of Mr. Medeiros’s representative
projects include:
COASTAL & RESORT DEVELOPMENT
 Harbor Terrace Coastal Camping Resort, Port San Luis, CA
 Avila Valley Lodge, Development Plan, Avila Beach, CA
 Pirates Cove Visual Analysis, Avila Beach, CA
 West Grand Avenue Streetscape II & III, Grover Beach, CA
 Downtown Project, Grover Beach, CA
 Grover Beach Train Station Expansion, Grover Beach, CA
 El Monumento, Coastal Resort Community, B.C., México
 Salsipuedes, Coastal Resort Community, B.C., México
 Puerta Del Mar, Resort Condominium, B.C., México
LAND DEVELOPMENT
 Trilogy Central Coast, Nipomo, CA
 Trilogy Vineyards Entry Monumentation, Brentwood, CA
 Trilogy Vineyards Model Complex, Brentwood, CA
 Chandler Ranch Specific Plan, City of Paso Robles, CA
 River Oaks II Development Plan, Paso Robles, CA
 Bradley Ranch Specific Plan, City of Santa Maria, CA
 Highridge Ranch, Logandale, Nevada
 Solano Ridge Community, Clark County, Las Vegas, Nevada
PARKS, RESTORATION, OPEN SPACE & TRAILS






River Park R/V Project, Lompoc, CA
Rice Ranch Community Park, Orcutt, CA
Sergeant Diaz Memorial Park & Trail Project, 29 Palms, CA
Salinas River Anza Trail Master Plan, SLO County, CA
Charolais Corridor Trail & Restoration Project, Paso Robles, CA
South River Road Multi-Purpose Trail, Paso Robles, CA
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EDUCATION
Bachelor of Landscape Architecture,
California Polytechnic State University,
San Luis Obispo
International Studies Program in Urban
Design, Spain, France and Portugal
REGISTRATION
California Licensed Landscape
Architect, Number 5165
AFFILIATION
American Society of Landscape
Architects
REC Foundation, Paso Robles, President
AWARDS
2013 Central Coast Chapter APWA
“Overall Project of the Year” Charolais
Corridor, City of Paso Robles
2011 Central Coast Chapter APWA
“Transportation Project of the Year”
West Grand Avenue Streetscape, City of
Grover Beach
Top 20 under 40 The Tribune 2011 San
Luis Obispo County
2009 APWA Sacramento Chapter
“Transportation Project of the Year”
Winter Downtown Streetscape, City of
Winters
Resumes
CYNTHIA CHAMBERS
Senior Planner
During her career as a Professional Planner, Cindy’s knowledge and
understanding of land use, environmental laws and political issues
has served a variety of projects for both public and private clients.
She excels at finding solutions and resolving differences among
design consultants, permitting agencies, property owners and
stakeholders.
She worked for five years as a Staff Planner for the City of Santa
Barbara and for two years as a Contract Staff Planner for the City
of Paso Robles. In 2003 Cindy joined Wallace Group’s Planning
Division. This combination of public and private experience has
enhanced her ability to identify key issues and sensitively address
potential conflicts among competing interests.
Cindy’s relevant experience also includes: development feasibility
research and analysis; staff report preparation and environmental
review; public presentation; and multi-agency coordination. She
is very effective in communicating with people on both sides of the
planning counter, drawing on her organizational skills, her
understanding of the regulatory and entitlement processes and her
ability to express complex concepts in easy to understand terms.
Shoreline Emergency Roadway Repair, Avila Beach CA
Assisted SLO County Public Works staff in coordinating a multidisciplinary team to effect emergency repairs to the access road
serving Diablo Canyon Nuclear Power Plant. Cindy facilitated the
permitting and coordination among more than a dozen local,
County, State and Federal agencies and several utility companies.
Condition Compliance Support, Topaz Solar Farms, California
Valley
Cindy provided extensive support to the Topaz Solar Farms permit
team in meeting project Conditions of Approval for construction
approval. She developed several pilot programs to meet unique
condition requirements, including a Valley Fever Management Plan
featuring a County-approved informational brochure; an Employee
Shuttle Bus Program to meet trip reduction goals; and, assisted in
developing a newsletter format to meet public
Caltrans Encroachment Permit Coordination, Arroyo Grande, CA
Coordinated and secured an encroachment permit with Caltrans for
the City of Arroyo Grande in less than two weeks. The project
involved authorizing and conducting a temporary off ramp closure
as part of a joint PSR effort between the City, SLO County and
Caltrans.
Quarry Expansion, Hanson Aggregates, Santa Margarita CA.
Cindy has led a team of engineering, mine reclamation, and
environmental consultants in preparing and processing a
Conditional Use Permit amendment for an existing quarry.
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EDUCATION
BS, City and Regional Planning,
California Polytechnic State University,
San Luis Obispo, CA
AS, Cuesta Community College, San Luis
Obispo, CA
CIVIC BY DESIGN: THOMAS E. LOW
Thomas Low is a registered architect and certified planner. Low has completed over 150 multi-day
design charrettes winning awards from organizations including the American Institute of Architects, the
Sierra Club, the National Association of Homebuilders, and the Environmental Protection Agency for
Smart Growth Achievement. He is Director of Civic By Design with the mission to elevate the quality
of the built environment. He leads the initiatives Light Imprint and Learning Cottages. Light Imprint
integrates Sustainability and Community Design. It includes the Light Imprint Handbook, and web site,
www.lightimprint.org. Learning Cottages are small scale neighborhood schools and campuses. He is also
the creator of Mixopoly, a hands-on workshop for placemaking. Low makes presentations, conducts
workshops, and participates in webinars for the Congress for the New Urbanism, the American Institute
of Architects, the American Planning Association, the Environmental Protection Agency, the Sierra Club,
New Partners for Smart Growth, Railvolution, the National Town Builders Association, the United States
Green Building Council, the Form-based Code Institute, and other planning and civic organizations.
Professional Experience : Director, Civic By Design, Charlotte, North Carolina
Partner, Director of Town Planning, DPZ Charlotte, North Carolina
Project Manager, Duany Plater-Zyberk & Company, Miami, Florida
Architectural Profesional Practice, Charlotte, North Carolina
Selected Projects:
Dominion School & Village Master Plan, Gwinnett County, Georgia, 63 acres
Riverside North Waterfront Redevlopment Master Plan, LaCrosse Wisconsin, 60 acres
Dooley Farms Suburban Retrofit Master Plan, Oklahoma City, Oklahoma, 60 acres
New Community Master Plan, Southern California, 1200 acres
City Redevelopment Master Plan, High Point, North Carolina, 2 square miles
Bawabat Makkah, KSA. Greenfield Development, 400 hectares
University Mall Retrofit, Salt Lake ,City, Utah, 100 acres
Ford Redevelopment Master Plan, St. Paul, Minnesota, 130 acres
Woodmont Commons, Londonderry, New Hampshire, 269 acres
Belmore Park Master Plan, Norwich, United Kingdom, 200 acres
Ladyfield Master Plan, Scottish Sustainiable Communities, Dumfries, Scotland, 55 acres
East End Neighborhood Transformation , Richmond, Virginia, 348 acres
Charlotte Streetcar, Charlotte, North Carolina. 11 miles
Lifelong Communities, ARC, Atlanta, Georgia, 600 acres
Carlton Landing Master Plan, Oklahoma City, Oklahoma, 800 acres
City of Camden Vision Plan, Camden, South Carolina, 651 acres
French Quarter, Redevelopment Masterplan, Unified New Orleans Plan District 1, New Orleans, Louisiana
Locust Town Center, Stanly County, North Carolina, 125 acres
5th Avenue South Reassessment, Naples, Florida. 55 acres
Lost Rabbit Master Plan, Madison County, Mississippi, 260 acres
Southside Redevelopment, Greensboro, North Carolina,13 acres
Willow Oaks HOPE VI Redevelopment Plan, Greensboro, North Carolina, 250 acres
Cheshire Mountain Village Master Plan, Black Mountain, North Carolina, 58 acres
Woodsong Village, Shallote, North Carolina, 30 acres
Habersham Village Master Plan, Beaufort, South Carolina, 240 acres
Academic:
Master of Architecture in Suburb and Town Design, University of Miami, Miami, Florida
Bachelor of Architecture, Virginia Polytechnic Institute and State University, Blacksburg, Virginia
Professional Affiliations:
American Institute of Certified Planners, American Planning Association
LEED Accredited Professional (Leadership in Energy and Environmental Design)
Charter Member, Congress for the New Urbanism
Member, American Institute of Architects
Workshops and Lectures: September, 2014 California Storm Water Quality Association, Orange County, California
May, 2014
March, 2014
March, 2012
October, 2011
February, 2011
Congress for the New Urbanism, Buffalo, New York
Form-Based Code Institute, Tustin, California
California Local Government Commission, Yosemite, California
17th Annual Rail-Volution, Washington DC
New Partners for Smart Growth, Charlotte, North Carolina
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Biographical Information
Paul Crabtree, P.E., CNU
www.crabtreegroup.net 719-221-1799
Paul Crabtree is a Civil Engineer who has focused his work on the integration of intelligent urban
infrastructure with New Urbanism and Smart Growth Planning. Paul is the founder and president
of the Crabtree Group, Inc. He is a leader in the Congress for New Urbanism Rainwater Initiative,
as well as an author and lecturer on sustainable green infrastructure. Paul is a founding member of
the Transect Codes Council, a contributing author of Sustainable and Resilient Cities (Wiley, 2011)
and a winner of a Charter Award from the Congress for New Urbanism for innovative work in
green rainwater infrastructure.
Figure 1. Illustration from the 2010 CNU Charter Award Entry
Crabtree Group, Inc. (CGI) is a multi-disciplinary New Urbanist civil engineering firm. Extensive
knowledge and experience with traditional development patterns reinforces the firm’s ability to
integrate infrastructure (water, water re-use, sewer, rainwater, streets, and dry utilities) with
urbanism and livability. Crabtree Group projects have demonstrated that green infrastructure can
outperform conventional infrastructure while reducing capital and operation costs.
Recent US and international projects include a Watershed Restoration Plan for the City of Ventura,
neighborhood infrastructure restoration in Rose Town, Jamaica; new and retrofit infrastructure for
several coastal villages of the Galapagos Islands, a large (600,000 population) addition to the city
of Mecca, Saudi Arabia, post-earthquake reconstruction plans for coastal downtown Port Au
Prince, Haiti; Infrastructure Consulting for ReInvent Phoenix TOD planning; infrastructure
engineering consulting for TND projects in Oklahoma City, San Diego, the Philippines, and
numerous others.
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DENNIS C. SHALLENBERGER
President, Chief Geotechnical Engineer
Dennis Shallenberger has over 25 years of professional experience in the geotechnical field, ranging
from field and laboratory work to project management. As President and Chief Geotechnical Engineer
of Earth Systems Pacific, Mr. Shallenberger is responsible for the overall management of our San Luis
Obispo, Santa Maria, Hollister, Salinas, and Paso Robles offices, and oversees the engineering and testing
departments, ensuring that high standards of accuracy and quality are consistently met.
HIGHLIGHTS OF RESPONSIBILITIES
•
Oversees production of soils engineering reports that include evaluation of foundation types and
design criteria, criteria for improvements including slabs-on-grade, retaining walls and pavement,
and grading criteria including stability of slopes and fills.
•
Provides value engineering of alternative foundations and site development methods, and
consultation and forensic evaluation of distressed foundations.
•
Reviews and updates internal technical procedures for drilling, sampling, and analysis, and ensures
timely completion of projects.
•
Since 1979, Has performed materials testing and special inspection of concrete and masonry
construction, driven pile and caisson foundation installation inspection, and drilling and sampling for
soils engineering investigations.
REGISTRATIONS AND CERTIFICATIONS
Registered Professional Engineer (Geotechnical), State of California, (No. 2158, Issued 8-21-91, Exp. 12-31-09)
Registered Professional Engineer (Civil), State of California, (No. 39909, Issued 8-23-85, Exp. 12-31-09)
Registered Professional Engineer (Civil), State of Nevada, (No. 9851, Issued 5-30-92, Exp. 12-31-09)
ICC Certified Special Inspector: Reinforced Concrete (No. 0825868-88, Issued 5-12-05, Exp. 5-12-11)
Licensed Nuclear Gauge Operator (Issued 12-6-79)
Hazardous Waste Operations and Emergency Response, 40-hour and 8-hour refresher courses (OSHA 29
CFR 1910.120 and Title 8, CCR 5192) Issued 1-31-07
PROFESSIONAL BACKGROUND
2008 to Present
President, Chief Geotechnical
Engineer
1999 to 2008
Sr. Vice President, Chief
Geotechnical Engineer
1984 to 1999
Vice President, Chief
Geotechnical Engineer
1987 to 2008
Instructor, Sr.-Level Classes in
Foundation Engineering
1983 to 1984
Civil Engineer
1979 to 1980
Earth Systems Pacific
San Luis Obispo, CA
Earth Systems Pacific
San Luis Obispo, CA
Earth Systems Consultants
Northern California
Architectural Engineering Department
California Polytechnic State University
U.S. Army Corps of Engineers
Los Angeles District
Central Coast Laboratories
San Luis Obispo, CA
Staff Engineer
EDUCATION
California State University, Long Beach, California
M.S., Civil Engineering, Specialization: Geotechnical Engineering
University of Montana, Missoula, Montana
B.A., Geology
PROFESSIONAL AFFILIATIONS
Member — American Society of Civil Engineers
(Former President, San Luis Obispo Branch and Former Director, Los Angeles Section)
Fellow — Institute for the Advancement of Engineering
Corporate Representative — ASFE (Formerly American Society of Foundation Engineers)
Division of the State Architect — Former Advisory Board Member, Inspection and Testing Committee
Member, Former Chair and Vice Chair
Former Corporate Representative — California Geotechnical Engineers Association
Vice Chair — San Luis Obispo County Hydromodification Technical Advisory Committee
33
CHRISTIAN M. WAGLEY
801 East Larua St., Pensacola, FL 32501 | 850-687-9968 | [email protected]
Christian Wagley is an ecologist and green building consultant who has worked on
environmental issues in state and county government and small business for over 20 years.
For the last decade he has focused on green building and development in both new and
existing homes and neighborhoods, with a special interest in traditional urban
neighborhoods. He focuses much of his work on the interactions between humans and the
dynamic coastal environment.
RECENT PROFESSIONAL EXPERIENCE
Principal, Sustainable Town Concepts (November 2008 – present)
Consulting with builders, developers, architects, and homeowners to create homes and towns that are
energy-efficient, healthy, and durable. Provide green home certifications and assessments, green
development assessments that chart a more environmentally-friendly path for entire communities,
landscape consultation and freelance writing. Recent projects include an environmental video series—
Earth Action--airing on WSRE public television; a ten month planning process to improve parks and
bicycle/pedestrian facilities in Bagdad, FL, culminating in the Bagdad Transportation and Open Space
Master Plan, and ongoing green building and development assessments.
Environmental Program Manager, Alys Beach, (July 2004 – October 2008)
Oversaw the environmental performance of a new traditional neighborhood development on the
Florida coast, including the reduction of energy, water, and harmful chemical use through the
construction of more environmentally-friendly homes, creation of sustainable construction guidelines
for new homes, protection of natural resources on-site, the operation and maintenance of resort
facilities, and green building/development education.
EDUCATION
University of West Florida, Pensacola, FL
M.S. Biology/Coastal Zone Studies
1996
Towson University, Towson, MD
B.S. Geography
1992
AFFILIATIONS
Florida Green Building Coalition Certifying Agent
Congress for the New Urbanism (CNU)-Accredited
PROFESSIONAL TRAINING
Balancing Nature and Commerce in Rural Communities, The Conservation Fund
LEED for Homes for Field Agents, FL Solar Energy Center
Stormwater, Erosion and Sedimentation Inspector, FL Department Environmental Protection
Marine Turtle Exterior Lighting Course, US Fish and Wildlife Service
How to Build High Performance Homes, Southface
Florida Certified Horticulture Professional, University of Florida Extension Service
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Reza Paydar – President of Sunland RV Resorts
Reza Paydar is the chairman, chief executive office and owner of a conglomerate of companies based in Southern California. Since the creation of Paydar Companies in 1983, Mr. Paydar has personally contributed to large-scale projects
involving the acquisition, development and management of commercial real estate. Within Mr. Paydar’s vast range of
commercial entities is the Sunland RV Resorts family of properties. Sunland RV Resorts is one of the largest privately
owned outdoor resort companies in the nation. Under his guidance, Sunland has expanded to ten resorts in three
states. Sunland’s current holdings in California include the Emerald Desert RV Resort in Palm Desert, Golden Village
Palms RV Resort in Hemet, Escondido RV Resort in Escondido as well as several properties along the Interstate 8 corridor that are ideally located to accommodate travelers going back and forth between San Diego and Arizona. Most
recently, Mr. Paydar has expanded Sunland into high-end ownership resorts in some of the country’s most coveted
vacation destinations — Naples, FL, and Petoskey, MI.
Affiliated Companies
PAYDAR PROPERTIES
Paydar Properties was established in 1983 to develop, acquire and manage commercial real estate with a specific focus
on investments in undervalued and distressed properties. Since inception, transactions have exceeded $2 billion in
market value and over a million square feet of commercial property. Included in these projects were numerous master
planned land developments and over 1,000 apartment units in San Diego, La Mesa, El Cajon and Escondido. Specific
project development examples are highlighted below.
SUNLAND RV RESORTS COMMUNITIES, LLC
Since 1986, Sunland RV Resorts has been a premier RV
resort operator in the Southwest. Now with locations in
California, Florida and Michigan, Sunland manages ten
properties and 2,781 RV sites. Sunland RV Resorts properties feature site rentals, lot ownership, and eco-cottages. A leader in recreational travel, Sunland is advancing the industry through resort development, strategic
partnerships and exceptional guest services.
Petoskey RV Resort in Petoskey, MI
120 RV sites | Ownership and eco-cottage opportunities
Naples Motorcoach Resort in Naples, FL
Silver Palms RV Resort in Okeechobee, FL
Emerald Desert RV Resort in Palm Desert, CA
A&I DEVELOPMENT
255 RV sites | Rental only
Golden Village Palms RV Resort in Hemet, CA
1,019 RV sites | Eco-cottage ownership
Escondido RV Resort in Escondido, CA
San Diego RV Resort in San Diego, CA
Oak Creek RV Resort in El Cajon, CA
Circle RV Resort in El Cajon, CA
Vacationer RV Resort in El Cajon CA
Created in 1999, this fully owned and operated construction management company is an affiliate of Paydar Properties and assists in the completion of construction projects including: Tract housing, motorcoach
resorts, commercial offices, retail centers, residential sub-divisions, multi-family housing, medical facilities, hotels, and bio-medical research facilities.
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Experience
P U E R TA D E L M A R
Baja California, Mexico
CLIENT
Grupo Lagza, Mexico
S E RV I C E S P R O V I D E D
Civil Engineering
Construction Management
Landscape Architecture
Planning
SIZE
2 hectares (4.9 acres)
Puerta Del Mar, situated dramatically on a 4.9-acre site that slopes
down to the Pacific Coast, is a spectacular new condominium complex
on the Northern Baja coast, 30 miles south of Rosarito. Designed to
maximize opportunities for magnificent ocean vistas and enhance
the resort style condominium living experience, the five modern
Mediterranean style towers with 84 residences are elevated atop the
split level parking garages with a visitor parking deck.
The gated complex features beach access in addition to its own
recreation and community amenities. These include a club fitness
center, the infinity pool and spa complex with resort cabanas, a
community social room and banquet kitchen for events, and a central
Plaza Del Sol with its landmark fountain. The lush landscape gardens
unify the development and create a tropical, warm and inviting setting
for casual outdoor enjoyment. The landscape design draws on the use
of local stones and native materials, along with cultural motifs and
colors that contribute to the overall vernacular landscape and sense of
place.
Wallace Group was responsible for the site planning and engineering
design of the complex. Working with JMA Architecture, our civil
engineers developed the grading and site plans. Our landscape
architects designed the landscape master plan for the grounds
surrounding the towers and amenities and our Construction
Management Division directed construction of the facility. We also
provided program management and project coordination, as well
as played a key role in supervising the translation of engineering
documents into plans acceptable to local regulating agencies.
Estimated construction cost for Puerta del Mar is $24 million.
Infrastructure costs are approximately $500,000.
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16
Pedestrian Entry Gate
Port San Luis Harbor District, California
CLIENT
Port San Luis Harbor District
SERVICES PROVIDED
Master Planning & Landscape Architecture
SIZE
32 acres
This project represents staff experience prior to
employment at Wallace Group.
It has been the intent of the Port San Luis Harbor District since the mid1970s to transform upland coastal Harbor Terrace property offering
a range of accommodations and complementary visitor-serving uses.
A mix of overnight accommodations including group camping, RV
camping, and yurts or bungalows/cabins with complementary retail
uses will provide harbor visitors with a destination in proximity to
dozens of recreational opportunities including, public overlooks, and
access to beaches, regional bike and hiking trails. Other harbor users
will continue to be able to use the site for storage of boat trailers and
gear. The Harbor District will consolidate facilities to this site, freeing
up scarce waterfront space for other coastal dependent uses.
It is widely known the Harbor Terrace property is a highly constrained
site. The 32-acre coastal hillside property encompasses five major
landslides, and is crossed by the San Luis Bay fault. It has also been
used in the past as an oil storage facility, extensively altered by
grading and considerable depths of fill are present to form a series of
terraces that ascend the hillside to an elevation of approximately 200
feet above sea level making site design challenging with the presence
of undocumented or existing non-structural fill.
Working together with the developer GMB Realty, Brandon Medeiros
(while at another firm) contributed to the conceptual site master
planning and design development that complies with the San Luis Bay
Plan (Coastal) Harbor Terrace Planning Sub-Area Goals/Policies and
the Harbor Terrace Planning Criteria. During this process, Brandon led
an extensive design process that included preliminary engineering/
landscaping design, engineering grading studies, preliminary cost
analysis, illustrative exhibit preparation and consultation assisting
GMB Realty in presenting their vision of the project to the Port
San Luis Harbor District. This ultimately resulted in the Port District
awarding an Exclusive Right to Negotiate to GMB Realty.
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16
harbor terrace
a coastal camping resort
Harbor Commission Presentation
FRONT STREET IMPROVEMENTS
Av i l a B e a c h , C A
CLIENT
Unocal
S E RV I C E S P R O V I D E D
Landscape Architecture
AWA R D
American Concrete Institute
Aw a r d 2 0 0 0 f o r I n n o v a t i v e U s e
of Concrete
This project represents
staff experience prior to
employment at Wallace Group.
Avila Beach is a small town located southwest of San Luis Obispo. In
the 1990’s it was discovered that an oil pipeline had leaked, causing a
massive oil spill under the town. For a variety of reasons, authorities
chose to remove the contaminated soil and replace it with clean fill.
Five city blocks were demolished and the contaminated sandy soil
below was excavated and removed. The oil company responsible was
then required to rebuild that section of the town.
The Front Street Improvement project included streetscape design,
public plaza, a one-acre public park, seawall veneer design, variety of
special paving (including imbedded public art), specialized fountain,
and public parking lot. The multi-year project required coordination
with the oil company, Avila Beach’s Community Services District, and
County officials.
At project completion, a reinvented beach promoting a harmonious
public environment for artists, business owners, city officials, and
the community emerged. The design intent for the public plaza was
to create the appearance of sand on the beach. To mimic that in
concrete, a heavier concentration of seeded aggregate and shells were
placed on the side closest to the water with a progressively lighter
aggregate seeding as the project moves further away from the water.
The result was a creative design that complemented the natural
landscape.
Having experience collaboratively with public agencies is crucial to the
success of the Harbor Terrace development. We have local experts who
have established relationships with the participating agencies.
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16
SELECT DPZ PROJECTS
Newburgh Waterfront
SUMMARY
Location:
Type:
Designed:
Status:
Size:
Contact:
Newburgh, New York
Urban Infill
2007
Pending Approval
30 Acres
Leyland Alliance
845.351.2900
Located sixty miles north of New York City in the Hudson River
Valley, Newburgh is a small city which lost its waterfront area to
the Urban Renewal movement of the 1960s. The proposed waterfront masterplan, developed through a public-private partnership,
uses traditional neighborhood planning mechanisms to both rejuvenate the district and provide waterfront civic space to the City.
The planned area comprises ten, discontinuous parcels directly
adjacent to the Hudson River on moderate to steeply sloping
land. Beyond planning for new construction on these sites, the
masterplan also offers recommendations for other undeveloped
sites within the waterfront district and adjacent areas, in order
to fully connect the existing downtown with the proposed waterfront development. The plan also advocates historic preservation
measures, including the restoration of key historic buildings and
public spaces damaged by Urban Renewal, such as Colden Street
and Clinton Square.
More than five hundred residential units are provided, most of
which are multi-family units in keeping with the dense, urban nature of the project and its context. In addition to the residential
component, the plan features several riverside parks, plazas, a
hotel, office buildings, a fishers’ market, fishing piers, an amphitheater, and a rapid transit terminus. A boardwalk and tree-lined
waterfront promenade also provide space for relaxation and enjoyment of the natural environment.
Broadway, which is downtown Newburgh’s main thoroughfare
and one of the widest streets in the State of New York, is reconfigured and enhanced, creating an improved connection between
the existing downtown and the waterfront. Intermintently-placed
squares are introduced along the street, transforming the wide
thoroughfare into a pedestrian-friendly parkway.
The City’s signature public space is a green and terraced staircase
at the base of Broadway, on the edge of the Hudson. The space,
which includes an amphitheater, is framed by tall gateway buildings with the Hudson River at the base, providing a space for public performances and other city-wide gatherings.
Illustrative Master Plan
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SELECT DPZ PROJECTS
Fort Myers
SUMMARY
Location:
Type:
Designed:
Status:
Size:
Contact:
Fort Myers, Florida
Downtown Plans
2001, 1986
Under Construction
540 Acres
Don Paight, Executive Director
Downtown Redevelopment Agency
239.332.6813
Master Plan
DPZ worked with Genesis Group to complete a master plan for this 540-acre study area in downtown Fort Myers. While
the previous master plan, prepared in 1986, had succeeded in spurring reinvestment in the downtown area, the following
years saw dramatic changes in the local politics and demographics. To address this new reality more effectively, the City
retained DPZ to prepare a fresh and cohesive development program that could be implemented through public and private
partnerships.
The DPZ master plan reflects a new way of approaching urban planning and development, one that views the collaboration
of public and private actions as a continuous and evolving process that begins months before the design team’s efforts and
continues for years afterwards. The plan aims to identify general initiatives and specific projects that will maximize private
investment while enhancing the public realm of downtown.
The master plan is to be used in conjunction with three separate documents: the SmartCode, the Fort Myers Retail Analysis,
and the Downtown Fort Myers Streetscape Plan. The SmartCode is an alternative zoning ordinance that can be implemented
as either a replacement to existing ordinances or as an optional alternative to function in parallel with existing ordinances.
The plan reflects 17 specific interventions. These are pilot projects that highlight areas the City should encourage in its efforts to improve the downtown.
Farmers Market
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DPZ RESEARCH AND INITIATIVES
LEAN URBANISM
Three overlaid conditions this century prompted the need for Lean Urbanism. The first is the recognition that we are losing
the war on climate change, which has the potential of physical disaster, but well before that, of a general collapse of morale.
The second is the vaporizing of wealth — not simply the real estate overhang, which will be absorbed, but the underlying
impoverishment it revealed: the intractable conditions of aging populations and social commitments that will bankrupt
countries and municipalities. The third is that whatever energy may be found in nature, whether solar, wind, or tide, it will
not be cheap, as petroleum was for a time. The cost of running the suburban parts of cities that were built throughout the
20th century will be ruinous.
A new generation has entered adulthood, and the dismal beginning of the 21st century is all they know. The typical 20thcentury corporations provide too few jobs. This generation has the energy and the education to create both places and
businesses, but the constrictions of bureaucracy prevent it. These are the suffocating urban and building codes, and the
processes and constraints on small businesses that have proliferated in the last few decades.
Modern environmentalism is complicit in this accretion of bureaucracy. Nowhere in the LEED standards promulgated by
the United States Green Building Council is there an economical, low-tech solution. Reaching the level at which urbanism
requires government subsidy, the requirements consume rather than create wealth. And so the small builder has been shut
out.
Administered through the nonprofit Center for Applied Transect Studies (CATS), the Project for Lean Urbanism will devise
common-sense techniques that reduce the time, resources, and hurdles required for regulatory compliance. These techniques will be made freely available to governments seeking to streamline their processes and to would-be entrepreneurs
who require a transparent economy.
LIGHT IMPRINT NEW URBANISM
Light Imprint (LI) a comprehensive development approach for the sensitive placement of development via coordinated
sustainable engineering practices and New Urbanist design techniques, calibrated across the Transect. Light Imprint planning/engineering techniques balance environmental considerations with design objectives such as connectivity and a welldefined public realm. While New Urbanist planning, by definition, respects terrain, geographical conditions, topography
and public space, given the site conditions of the The place property, Light Imprint provides a toolkit for stormwater management using natural drainage, traditional engineering infrastructure and filtration practices, employed collectively at the
scales of the sector, the neighborhood and the block. his toolkit offers a set of context-sensitive design solutions that generate a range of environmental benefits combined with an aesthetic approach to green infrastructure, while significantly
lowering construction and engineering costs.
DPZ’s projects employ many sustainable principles such as this Light Imprint public space used for storm water collection.
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Harbor Terrace Development - Port San Luis Harbor District

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