pdf HKS - Port of San Diego

Transcription

San Diego Unified Port District
Response to Request for Proposals for
WORLD CLASS WATERFRONT DEVELOPMENT OPPORTUNITY
May 2, 2016
Table of Contents
1
Cover Letter
2
Lessee Questionnaire – Form 317
3
Proposal for World Class Waterfront
Development
4
Preliminary Marketing Plan
5
Proposer‘s Relevant Experience
6
Capability to Perform
7
Revenue and Expense Projections
RUNNING HEADER GOES HERE
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COVER LETTER
ONE
PROPOSAL FOR WORLD CLASS
WATERFRONT DEVELOPMENT
THREE
HONOR THE WATER
OUR VISION
HONOR THE WATER
HONOR THE WATER
This will be a place that celebrates the Bay. A plan
designed using all of the design principles adopted by
the board, done by the design team that helped craft
them. A place that is easily accessible all hours of the
day and a place where a signature park will promote the
fullest enjoyment of the natural wonder and beauty of
the Bay. Celebration Place is designed to be a true world
class waterfront destination.
The heart of the plan is Celebration Park, a 26 acre destination that integrates the North and South Embarcadero
walkways. The public realm defines the character of this
new Bayfront experience with entertainment, ecological
and cultural attractions setting the tone for the place.
The Baywalk, a lightweight, open mesh promenade lets
pedestrians walk out over the waters of the bay and enjoy
a special perspective of the ecology of the bay including
marine life and swimming seals, birds, boat traffic and
the gentle breezes and scent of the water. The Baywalk
expresses the celebration of nature and ecology in a publicly friendly manner. This experience will literally extend
Marina Park to Tuna Harbor, more than doubling access
and public realm frontage along the bay.
Marina Park and Ruocco Park will be combined at the
Bayfront into a single comprehensive cultural park
experience. Furthermore, Pacific Highway and Kettner
Boulevard will end gloriously in the new park instead of
the parking lots and gates that greet visitors today. Public
art and historical information about the Bayfront will be
integrated into a cultural trail that expands the cultural
framework on the North Embarcadero today. Celebration
Park is the setting for bayside restaurants and shops, and
includes a lawn for casual and passive recreation.
The climax of the park is the San Diego Spinnaker. This
artful attraction will be part sculpture, part attraction and
will become a photographic icon long into the future as
part of the city’s skyline. The Spinnaker is located on the
southern tip of the park, one of the important locations
within Celebration Place. At 400 feet tall and defined by
graceful curves, the public will be able to rise to the top
of the attraction and enjoy long distance views of the
city, the bay and the ocean. There will be nothing like it
anywhere else.
Everyone enjoying the bayfront will also have the choice
to visit Celebration Harbor for entertainment and a
unique maritime experience. We envision the transformation of Tuna Harbor over time from a series of fishing
docks into a premiere entertainment basin surrounded
by shops and restaurants and an active environment
for boating. Imagine what the Inner Harbor means to
Baltimore of what Darling Harbor means to Sydney and
you have a picture of what Celebration Harbor will mean
to San Diego. The harbor will attract visitors from around
the world to enjoy the full majesty of the bay and the
boating culture of San Diego. Celebration Harbor will be
a boater-friendly place that accommodates transients,
dinner cruises, harbor tours and a ferry stop. Access
for boats of all sizes and types define the open marine
culture of Celebration Harbor. The harbor will also be
the front door address for a new performing arts hall, a
boutique hotel and destination retail.
GUARANTEE THE PUBLIC REALM.
The vision for Celebration Place is all about public access
to the Bayfront and activating the Bayfront to world
class status. The guarantee is certain as this plan defines
the Embarcadero, Celebration Park, the Baywalk and
Celebration Harbor as accessible elements every hour
of every day. A key planning principle of the vision is
to ensure that the street grid integrates with the public
realm at Celebration Place. To improve accessibility to
a higher degree, the public realm plan incorporates the
light rail stop for Seaport Village, a new city bus and
shuttle stop on Harbor Drive at Celebration Harbor and
a ferry landing into a comprehensive pedestrian network
that incudes bike paths with a safe, high quality pedestrian environment that is free of automobile traffic. This
transportation center will bring together port and city
initiatives to enhance the public’s ability to enjoy the bay.
The public realm and place making strategy is designed
to provide many different views and viewpoints of the
bay and to create value for real estate parcels in the plan.
The open spaces within Celebration Park include linear
paths, larger spaces with lawns for gathering and recreation, smaller intimate spaces for quiet reflection and
repose, clear paths for pedestrians and bikers and special
places to have interaction with the Bay. The enduring
image of Celebration Place will be the parks, baywalk,
harbor, public edges and greenery that are so appropriate to the overall feeling of San Diego. This is the truest
expression of the Guarantee of the Public Realm.
A LIGHT TOUCH TOWARD
DEVELOPMENT.
The buildings and architecture of Celebration Place are
seen to be predominantly low rise in scale and generally
set back from the water. At the harbor, entertainment
buildings will be closer to the water, which is important
to their experience and success. A boutique hotel will be
a mid-rise structure- and the tallest building in the planand will blend in visually with the city skyline with taller
towers on nearby blocks.
The hotel and performance hall will share a parcel
located at the foot of Pacific Highway and fronting on
Celebration Harbor. Pacific Highway will be the access
and Celebration Harbor will be the experience. The hotel
and performance hall will share a large porte cochere
and common lobby that will overlook the harbor and the
bay with Point Loma seen in the distance. The hotel hosts
500 keys in 25 stories with ballrooms in the podium and
retail and restaurants lining the harbor and Bayfront.
The performance hall is perched over the podium with
the pre-function lobby and garden on the hotel podium
roof with views of the bay. Patrons will rise one more
level to the performance hall and will enjoy a wonderful
spectacle. The stage is situated along the Bayfront, backdropped by a large glass wall. The audience will enjoy
performances with views of the harbor in the foreground,
the bay, sunsets, boats and Point Loma in the background. Parking is below grade and never visible. Lastly,
the performance hall is suspended over the Embarcadero
to provide a dramatic moment as pedestrians pass by
every day and night.
The retail plan reinforces the public realm plan. The
retail elements are continuously integrated throughout
Celebration Park. Some retail is on the green park and
connected closely to the Police Headquarters. Some
retail is located within the base of the hotel and along the
Embarcadero at the Harbor. Some retail wraps around
Celebration Harbor and defines the boating basin as an
important place. These three opportunities are integrated
in a continuous plan but offer different shopping, retail
and entertainment experiences for visitors. These buildings will be generally two stories in height with outdoor
seating and decks on the upper level to provide more
views of the bay.
The strategy for parking is to build one large structure
below grade with no visible parking for the project. This
garage will house 1,400 cars. In combination with shared
parking from Manchester Pacific Gateway, the Fish
Market site, utilization of light rail, bus users and hotel
users on and off site who will walk here, this will meet the
demand of the project.
In Summary, the project proposes a total of 718,000
square feet of development and 650,000 square feet of
parking. The majority of the land is used for public access
and the public realm, parks, walks, harbors and paths that
will make Celebration Place all about honoring the water.
DESIGN CONCEPT
Public
Private
Celebration Place : Using the land to the public’s benefit
In simple terms, the land is planned for one of two intentions; first is land used for the public realm and second
is land used for private development. This strategy will
“Guarantee the Public Realm”. Private development is
defined by clear parcels and there is no blurring the distinction between what is public and what is private. This
project is composed of 44 acres of land today, broken
into various leaseholds and approximately 15 acres of
public realm interspersed but not linked. The Vision for
Celebration Place is based on an integrated public realm
plan consisting of 26 acres of public realm, adding 11
acres of new high quality space to the Bayfront. This plan
sets aside 60% of the land for public access, public parks
and public streets, a commitment that exceeds normal
standards.
Conversely there are 21.92 acres of leasehold land for
development today, largely dominated by surface parking lots and buildings scattered throughout. Celebration
Place proposes 18 acres of land for development, with
parcels that reinforce the public realm experience of
Bus
Light Rail
Ferry
Priority One : Uncompromised Public Access to the Bayfront
Public Access goes well beyond the ability to “get there”.
At Celebration Place it means the full bandwidth of
experiencing the Bay. The plan starts by correcting the
street grid where important streets like Kettner and
Pacific Highway ended in parking lots. In the future these
streets will connect, allow cars to park below grade out
of sight and out of competition with pedestrians. The
pedestrians along these streets will enjoy a simple and
elegant path to the water along wide sidewalks, through
parks and along the Embarcadero. Public access starts
with creating great walks and there will be many in this
plan. Access also considers public transportation, and
the public realm and pedestrian network will engage
the Seaport Village Light Rail Station with clear paths to
the water. The city’s bus and shuttle system will have
a friendly stop at the foot of Harbor Drive in the heart
of the waterfront. A ferry landing is a key part of the
plan as are transient boat slips. Access is expanded to
include cars, buses, rail, boaters, bikers and pedestrians
coming from nearby neighborhoods or hotels by foot or
taxi. Importantly most of these methods are free or little
charge, providing equal access across all spectrums of
visitors. This site will operate like a mini multi-modal transit center, a place where many forms of transportation
intersect.
The City’s Front Door : A Signature Park on the Bay
San Diego has long searched for it’s waterfront identity.
Many cities have shaped their identity in the waterfront
not with buildings and aggressive forms, but parks.
Battery Park in New York, Grant Park in Chicago, The
Emerald Necklace in Boston, Museum Park in Miami,
Golden Gate Park in San Francisco are all cities that
have invested in parks on their waterfronts to reap large
cultural and economic returns on those investments.
The next great American waterfront park will be at
Celebration Place where over a mile of new waterfront
walkways and parklands will be built.
Views
Baywalk
Ecology
Celebration
Harbor
Transients
Create a Water Plan : It all starts with the water
Waterfronts start with the water and Celebration Place
has many elements in and about the water that make
this place exciting. Tuna Harbor will transform into an
entertainment harbor and the water will be a place for
transient boats, dinner cruises, harbor tour boats and a
ferry landing. This is a place where people who don’t own
boats can get on a boat and enjoy the bat from a different
perspective. The Baywalk is about interaction with the
bay and the ecology, sea life and wildlife that inhabits
the bay. Along the park edge will be a place designed to
frame and create as many different views of the water as
possible including a wonderful vantage 400 feet above
the bay atop the San Diego Spinnaker.
Celebration
Harbor
Baywalk
Celebration
Park
Three Parts of Celebration Park : Something for Everyone
Marina Park today is hard to get to and underutilized.
Celebration Park will change all of that. The new park will
have over a mile of frontage along the full length of the
project site and be accessible from multiple paths with
ease. The park’s design features three environments,
each addresses different aspects of a Bayfront experience. Celebration Harbor will be a lively place of entertainment, food and retail shops with boats constantly
moving about the harbor basin. The Baywalk is a quiet
and unique feature where pedestrians can literally walk
out over the water and engage with the bay in a completely new way. Celebration Park is an enlargement and
redesign of Marina Park that will provide views, culture
and an iconic attraction. We expect this wonderful park
composition to attract millions of new visitors and add
to the enjoyment of residents many times over.
Celebration Harbor : A Big Transformation
Over time Tuna Harbor will become a new Maritime
and Entertainment center for the Embarcadero and a
key element at Celebration Place. This is a place where
the tuna fleet resides today and will remain in the early
days. The Harbor will develop in three steps. In the first
phase new retail will wrap the harbor and the tuna fleet
will remain in place. In the second phase the tuna fleet
will consolidate and new commercial slips and docks will
share the water. In the third phase the tuna fleet will relocate and the basin will complete the water plan.
The Baywalk : An Interactive Eco-Experience
The Baywalk extends the park and the city out onto the
bay with a fine mesh floor that lets the sun penetrate and
pedestrians to feel and see the water below their feet.
This will be a never before experience for everyone, a
chance to get closer to the seals, see the bay ecology
close up and to be surrounded by the smells and sounds
of the Bay.
A Safe Place for Pedestrians : Integrated with Downtown
Celebration Place prioritizes people over cars. When
cars arrive they will immediately descend into below
grade parking and be taken from sight and from conflict
with pedestrians. The parks and paths in our vision reinforce the desire to enjoy the bay, the need to access the
bayfront simply and the pleasure of bringing family and
friends to the water.
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Bayfront Attractions : Having Fun at Celebration Park
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Celebration Harbor
The Baywalk
Cultural Park on the Bay
San Diego Spinnaker
Public Art Program
Performing Arts Hall
Retail and Entertainment
Weekly Celebration Fish Market
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Development Program : Things to do at Celebration Place
Beyond the extensive park and public realm places, the
vision integrates retail and shopping, food and beverage,
entertainment, a Performing Arts Hall and a boutique
hotel in a waterfront park setting. Much care has been
taken to carefully integrate the buildings and the open
spaces. This is a place where the parks, people and public realm will dominate the environment, not large, shiny,
flamboyant buildings. The buildings at Celebration Place
are designed to reinforce and enhance the very public
experience of enjoying the bay.
1. Boutique Hotel
500 Rooms
2. Performing Arts
2,000 seats
3. Spinnaker
4. New Retail
5. Existing Retail
6. Blue Tech and Blue Commerce
TOTALS
385,000 sf
40,000 sf
33,000 sf
200,000 sf
50,000 sf
10,000 sf
718,000 sf
225 cars
500 cars
200 cars
1,000 cars
250 cars
30 cars
2,205 cars
PARKING UNDERGROUND
PARKING AT FISH MARKET
SHARED PARKING AT MANCHESTER PACIFIC GATEWAY
650,000 sf
1,400 cars
200 cars
1,000 cars
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Light Rail
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Bus
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Ferry
1. PARKING UNDERGROUND (Structured)
650,000 sf
2. PARKING AT FISH MARKET (Surface)
3. SHARED PARKING AT MANCHESTER PACIFIC GATEWAY
1,400 cars
200 cars
1,000 cars
Parking Strategy : Autos need to be accommodated but not dominate
Parking demand will be met in a number of ways. It
is important to understand that demand is dynamic,
not static and changes from weekday to weeknight to
weekend scenarios. That is the underpinning of a shared
parking strategy. The use of public transit also reduces
demand and leads to a more sustainable development.
And there will be many visitors in nearby hotels and other
locations who are already parked there and will walk here.
Thus our emphasis on transit and a strong pedestrian
network that links to the larger area. This team is also
developing the Manchester Pacific Gateway that has a
large parking inventory available during non-office hours.
We don’t want to overbuild parking, nor do we want to
underbuild it either. The nucleus of our strategy is a 14
acre underground garage on site that will accommodate
1400 cars, cars that will arrive and immediately disappear
underground. The surface lot at the Fish Market will
remain and continue to serve them. For many times of
the week this will suffice but there are times when more
is needed. Overflow sharing is an important relationship
within the Manchester vision, that Celebration Place and
Manchester Pacific Gateway work together using the
synergy to meet different needs. Celebration Place will be
at the front of a larger sustainability message to promote
transit and the plan will connect directly to the Seaport
Village light rail station. Over time we see light rail users
to be as proficient coming to the Bayfront as they are
today going to Padres games at Petco. This strategy
will provide public parking beyond the demand of this
project.
Engineering and the Environment : Practical Concerns
Sea level rise is a concern for all future waterfronts.
This site is exposed to forces that need to be addressed
and pose wonderful design opportunities. In addition
there are utility relocations and improvements that can
be considered within the same design parameters. The
common challenge is how to measure a defense and add
to the quality of the public realm, resulting in a sustainable, safe and imaginative waterfront environment.
With underground parking at the water, the new grade
of Celebration Place will be higher than today, and high
enough to protect against sea level rise and storm surges
in the future. The opportunity is to create an “Upper
Embarcadero”, 3-4 feet above what’s there today and
introduce a series of walls, berms, ramps and stairs that
will add delight to the Embarcadero experience. At the
same time, new utility easements can share this space
leading to a more efficient and sustainable approach
to technology, energy and sea level rise at Celebration
Place.
The Retail Plan : Allow for many Choices
Celebration Place will weave together the existing Police
Headquarters and The Fish Market Restaurant with new
shops and entertainment to create a continuous experience. The retail plan has three different opportunities.
First is around the harbor, where entertainment and food
and beverage will prevail. The attraction of the boating
activity will expand the marketplace and nighttime will
be great here too. The Fish Market is integrated into this
part of the plan. The second opportunity is the base of
the hotel fronting on the Embarcadero and the harbor.
Different restaurants and shopping experiences will be
available here at the center of the plan. The third opportunity id retail on the park, where shops and restaurants
will have open doors in the great California tradition. The
Police Headquarters is integrated into this group and we
envision a series of linked courtyards to further expand
the park experience.
The Embarcadero : Connects it all Together
The Embarcadero will remain as the unifying ingredient
through Celebration Place and connects to the North
and South Embarcadero walks. The Embarcadero is an
important place making device serving public access to
every Bayfront attraction and access to all of the retail
and shopping on the Bayfront.
Celebration Fish Market : A Weekly Event
One of the longstanding traditions at the Embarcadero
is a fish market and that tradition will continue at
Celebration Place. A weekly market will attract locals
and visitors to the catch of the week. The presence of
the tuna fleet will be felt in the harbor for many years to
come.
San Diego Spinnaker : An Iconic Attraction
The Spinnaker is part art, part attraction and part marquee for Celebration Place. No ordinary element would
do here and this is something special and unique to San
Diego. The form celebrates the long time sailing culture
of the bay. The location will activate the park and more
importantly place the Spinnaker in a wonderful place on
the city skyline. This attraction is not only to look at but
can also be ridden in state of the arts capsules that rise
400 feet to show views of the bay and at the same time
explain the history of maritime commerce and navigation and what that has meant to the development of San
Diego as a major America city.
San Diego Spinnaker : An Iconic Attraction
Blue Commerce : Maritime Business Opportunities
San Diego is rich with start-up Blue Tech companies and
heritage of Maritime Commerce. Both of these interests
are important to the culture of Celebration Place. A
Maritime Heritage Museum would be located within the
new development of Celebration Harbor. Office space for
Blue Tech companies are also housed above the retail on
the park. Both opportunities allow existing and emerging
enterprises to be a strong part of this new waterfront.
Celebration Hotel : 500 Rooms at a Boutique Scale
This hotel will be a new addition to San Diego’s inventory
of hotels. This hotel is different because it will cater to the
bayfront visitor not just the conventioneer. The theme of
the hotel will be about the history of San Diego, the special role this very site has played over the years and what
it will mean to the future. The hotel is modest in scope
and scale, keeping with the larger idea that this is to be a
great public place first. The hotel is sited on the harbor
and also at an important place where the tower can best
address views of the bay. And the hotel is integrated
closely with the overall retail plan and shares a common
lobby with the Performing Arts Hall.
Performing Arts Hall : A Special Blend
Celebration Hall is seen as one of the most special
rooms in the city. The site for the Hall is connected to
the hotel and perched over the Embarcadero and the
Harbor. Guests will arrive at a porte cochere and rise
to a second level pre-function hall that overlooks the
bay and the harbor. After cocktails the patrons will rise
again into the hall, a simple rectangular volume with a
focused perspective on the stage which set in front of
a large window framing a view of the Harbor, the Bay
and Point Loma. This will be a flexible space that can seat
up to 2000 or adjusted for smaller events. When needed
for theater the window over the Bay can be blacked out
and the room becomes a more traditional theatrical
space. This Hall is meant to be one of the photo icons
of Celebration Place both the view from inside the Hall
Performing Arts Hall : A Special Blend
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PRELIMINARY
MARKETING PLAN
FOUR
PRELIMINARY MARKETING PLAN
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PRELIMINARY
MARKETING PLAN
We are very excited to develop a master plan that has
a combination of destination elements with the Hotel,
Retail, Restaurants, Parking but also the PERFORMING
ARTS, SPINNAKER ATTRACTION, MUSEUMS and Public
REALM with open space, parks and water elements. We
have individual elements that are both anchor and urban
fabric but most importuning are a composition designed
to be additive for the benefit of both the PUBLIC Realm
and Commercial elements that will be Visitor Serving
designed for the public at large with the downtown
community and regional residents. We will target the
composition to bring in families, business and visitors to
create a waterfront destination unique to the San Diego
Bay.
1. Hotel: the 500 key CELEBRATION Hotel will be a
boutique brand with a combination of waterfront
character and amenities including spa, health club,
meeting rooms, restaurants and retail that will
accommodate visitors, business and convention
center demand. The MFG successful experience in
programming, designing and operating San Diego Bay
hotels is unparalleled meeting the needs and demands
of our downtown. The existing waterfront hotel REV PAR
and financial success continue to reinforce the demand
for additional hotels in the marketplace especially best in
location and hotel program that the CELEBRATION Hotel
will achieve. Also, being in a vibrant active mixed use
Master Plan with PERFORMING ARTS, Retail/Restaurants,
SPINNAKER Attraction, Marina and other visitor
enhancing experiences further positions the 500 room
hotel to meet or exceed projected revenue that we have
outlined in the project economics section.
We would engage HVS or PKF as we move forward.
2. Performing Arts Center (PAC): the 2,000 seat
Performing Arts center will provide a venue for numerous
Civic events, live theatre, live music, Opera, and concerts
over the course of the year. We have discussed the PAC
with both the San Diego OPERA and San Diego Theatre
to program events in the Arts Center. We have also
retained David Redfearn to identify and market an annual
concert series to bring in live entertainment with a world
class venue and location. The Performing Arts Center
will also partner with cultural, civic and non-profits to
maximize the annual use of the facility. The Performing
arts will also market to the Hospitality and Convention
Center for hosting special events and plenary sessions.
The PA is expected to bring activity and the pubic to
the waterfront and be a synergistic element of making
the Retail, Restaurants and Attractions successful which
contributes to the Gross revenues and Port revenues for
the CELEBRATION Development.
3. SPINNAKER: the Spinnaker will be a world class design
that will have a symbolic image of a giant sail that will be
both public art and an attraction for the public. The Ride
will be a passive experience of slowly rising 400 feet to
the top of the sail in an enclosed capsule being able to
have groups and a family enjoy the tremendous vistas of
our downtown, San Diego Bay, Pacific Ocean, Coronado
and Point Loma! As you enter into the SPINNAKER
attraction you will go through a waterfront museum
with San Diego Bay ecology and Aquarium designed
for tourists, families and kids. Our research around the
world is that this type of attraction including the museum
will serve as one of the project ANCHORS and drive
the public to the Park both activating the park day and
night along with providing business for the retail and
restaurants in the CELEBRATION PLACE master plan.
PRELIMINARY MARKETING PLAN
We are working with Howard Samueis Inc. & Merlin
Entertainment Group for the development and
operations of the SPINNAKER attraction. MERLIN
ENTERTAINMENTS is the leading name in location-based,
family entertainment. Europe’s Number 1 and the World’s
second largest visitor attraction operator who has over
100 attractions including the LONDON EYE.
4. RETAIL and RESTAURANTS. Cushman Wakefield
Retail division is excited about the repositioning of the
existing dated merchandising plan for the leasehold. With
the various public elements of the master plan and the
SPINNAKER, PERFORMING ARTS, MARINA and WATER
FEATURES that will serve as anchors attracting significant
people throughout the year the retail and water front
restaurants will be extremely successful. HKS design and
understanding of integrating the R & R into these mixed
use master plans in other waterfront developments
around the world will add to the overall excitement and
success of the project.
5. BLUE TECH and COMMERCE: the strategically placed
Blue Tech and Commerce will be designed to attract
emerging San Diego Bay research and startups along
with accommodating fishing related commerce as well.
We have already discussed the idea with the TUNA and
FISHING Community and they would also like to add a
San Diego BAY Fishing museum partnering with the San
Diego Historical Society and KPBS. CUSHMAN Wakefield
is excited to market this component of the Master Plan.
6. FISH MARKET: embrace the success of the existing
weekly fish market and expand it to accommodate other
fresh produce and locally grown food that the downtown
residents have been requesting for many years.
7. Marina: working with the Fishing community, we
plan on developing a two phase master plan for the
Marina and expanded dockage. Already meeting with
representative of the TUNA and FISHING that are
currently using and have dockage at the TUNA HARBOR.
In our meeting along with visual examples of the damage
the existing Marina is experiencing due to ongoing wake
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action coming into the Marina under the Plank way
access to the slips, the Phase I scope should be aimed at
making the deferred maintenance and improvements to
preserve and keep the existing fishing fleet viable. We are
proposing additional slippage and wharfage tie ups north
of the Fish Market along the existing sea wall.
Phase II would occur with a solution worked out with
the Fishing Community, SDUPD and CCCC. Having
developed and operated the MARRIOTT Marina and
researching the existing pent up demand and costs
from the MARRIOTT we are confident that our PHASE
II Development Plan will be an exciting next step to
redevelop the Marina into an URBAN waterfront, active,
vibrant and 24 hour in activity.
PROPOSER’S RELEVANT
EXPERIENCE
FIVE
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PROPOSER’S RELEVANT EXPERIENCE
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ORGANIZATIONAL CHART
SAN DIEGO UNIFIED PORT DISTRICT
WORLD CLASS WATERFRONT DEVELOPMENT OPPORTUNITY
MANCHESTER FINANCIAL GROUP
Ownership/Master Plan Developer
DEVELOPMENT
TEAM
DEALY DEVELOPMENT, INC.
Development Project Manager
HKS
Master Plan Architect
DESIGN AND
CONSTRUCTION TEAM
CORE
LEADERSHIP
TEAM
TURNER
General Contractor
PROJECT TEAM
CUSHMAN WAKEFIELD
REDFEARN AND ASSOCIATES
MICHAEL WALL ENGINEERING
Retail & Restaurant
Performing Arts Event Planner
Electrical Engineering
PROJECT DESIGN CONSULTANTS
MFG
ACE PARKING AND LLG
Civil Engineering
Hotel Developer
Parking Operations and Planning
SNØHETTA
SEDONA PACIFIC
Design landscape Architect
Master Planning and Community Outreach
KTU&A
BLACK AND MALMUTH
Attractions
Local Landscape Architect
CALIFORNIA STRATEGIES
ARUP
Lighting Design
BELLINGHAM MARINE
Marina
TUNA ASSOCIATION
Marina
Entitlement Team
MA ENGINEERS
HVAC/Plumbing & Mechanical Engineering
ANN BERCHTOLD
Public Art
LINSCOTT LAW AND GREENSPAN
Traffic Engineering
GEOCON
Geotechnical
SCS ENGINEERS
Environmental Phase I and II
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THE TEAM FOR
CELEBRATION PLACE
Manchester Financial Group has delivered high quality, large scale projects in
San Diego and throughout the region. They are the foundation for this team
that has been assembled to craft a proposal that meets two simple objectives;
first to create a world class waterfront design for San Diego and second to
deliver and build the project and meet that standard. Manchester Financial
and Project Leader Perry Dealy have led successful Public-Private Partnerships
to successful outcomes in many places.
HKS Urban Design Studio has produced visions for waterfronts around the
world and their projects are currently being implemented in New York, Miami,
Boston, Detroit and right here on San Diego Bay in Chula Vista. HKS work
is aspirational and practical, they produce visions that can be approved,
financed and constructed. And in city after city their work is creating real
estate value as these visions begin to transform each place.
The entire consultant team has been assembled to work together toward
the creation of a world class destination. Every firm on the team has direct
and comprehensive San Diego and Port District experience and have worked
together on numerous projects.
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60
MANCHESTER FINANCIAL GROUP
“Manchester Financial Group is committed
to creating a memorable and positive
difference in all that we are fortunate
enough to bring to our community"
Papa Doug Manchester
Founded in 1970 by Papa Doug
Manchester, Manchester Financial
Group is headquartered in San
Diego, California. The company
specializes in and focuses on
hotel and commercial real estate
development. Manchester Financial
Group and its subsidiaries have
been instrumental in transforming
downtown San Diego’s waterfront,
paving the way for the city of San
Diego’s burgeoning convention
industry, founding two banks and
establishing an extensive and
diverse investment portfolio. The
company has been an integral part
of San Diego’s economic landscape,
developing important business
properties including the Manchester
Grand Hyatt San Diego, San Diego
Marriott Marquis & Marina, and
downtown San Diego’s First National
Bank building. In the La Jolla area,
the company has developed the
La Jolla Bank & Trust Building, The
Manchester Business and Research
Park, The Torrey Executive Centre,
and The Manchester Financial
Building. Further north, Manchester
Financial Group’s most talked about
premier resort and spa, The Fairmont
Grand Del Mar, combines a luxury
hotel with palatial residential villas.
Set within San Diego’s only Tom
Fazio-designed golf course, The
Grand Golf boasts 18 magnificent
holes kissed with fresh coastal
breezes. Beyond San Diego, in the
“Great Northwest,” is the Whitetail
Club & Resort, a luxury golf resort
and private residence community
on the shores of Payette Lake in
McCall, Idaho. Recently expanded
to Austin Texas, Manchester Texas
Financial Group, LLC, led by Douglas
W. Manchester, will manage all
Texas-based holdings in commercial
real estate and hotel development.
Manchester Texas Financial Group
is currently developing the Fairmont
Austin, a 1,068-room hotel adjacent
to the Austin Convention Center
along Waller Creek. Currently, the
Manchester Financial Group is
developing a $1.3 billion mixed-use
waterfront project on the San Diego
Bay.
Manchester Financial Group is
diversified. The company invests
and takes active leadership roles in
tourism, hospitality, and convention
industries, technology, biotech,
telecommunications, banking,
broadcasting, media, medical device
instrumentation, education, and
other important areas of health
and human services. Over the past
few decades, Manchester Financial
Group has developed more than
$5 billion in assets worldwide and
continues to be one of San Diego’s
largest and most profitable private
companies.
LITIGATION STATEMENT
Manchester Financial Group has had
none, of any materiality.
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61
Team Intro: Manchester Financial Group's Executive Committee oversees all
of the business operations of Manchester Financial Group, Manchester Texas
Financial Group, Manchester Hospitality Group and M Commercial Properties.
The Executive Committee's energetic style and innovative thinking allow
Manchester Financial Group to remain in the forefront of today’s opportunities.
PAPA DOUG MANCHESTER
Chairman
Papa Doug Manchester is
Chairman of Manchester Financial
Group. He is a true industrialist
with accomplishments on a
national and international scale
in telecommunications, radio
broadcast, medical instrumentation,
publishing, and real estate
development. Papa Doug is
considered the father of the San
Diego Convention Center after
his generous contribution of the
property for its development.
The completion of the second
largest Marriott and Hyatt hotels
in the world anchored its success
and paved the way to the vast
downtown redevelopment that
continues to this day. In addition to
the San Diego Marriott Marquis &
Marina and the Manchester Grand
Hyatt, Papa Doug’s investment and
development projects include the
Fairmont Grand Del Mar, Torrey
Executive Centre, Manchester
Financial Building, Whitetail Club
& Resort, and soon the Fairmont
Austin hotel in Austin, Texas. Papa
Doug is a graduate of San Diego
State University and a former trustee
of the University of San Diego and
Wake Forest University. He is the
founder of the San Diego chapter
of the Alexis de Tocqueville Society
and currently serves as a member
of The Sanford-Burnham-Prebys
Medical Discovery Institute Board
of Trustees and sits on the board
of the San Diego Symphony. In
2013 he was named 'Nice Guy of
the Year' for his four decades of
charitable giving by the Nice Guys
organization. In 1973 he joined Young
Presidents Organization (YPO) and
co-founded its San Diego chapter, as
well as the Idaho, Rio Platte and the
Vietnam chapters. He has served as
chairman of the San Diego chapter
and was voted Man-of-the-Year.
He joined CEO in 1992 and served
as a member of the Board and
chaired the Vatican College. Papa
Doug is the former Chairman and
Publisher of the San Diego UnionTribune and is currently developing
Manchester Pacific Gateway, a $1.3
billion redevelopment of the Navy
Broadway Complex on the San
Diego waterfront. Papa Doug has
six children and 13 grandchildren.
He enjoys golf, tennis, marathon
running, heli-skiing, traveling, and
“making positive memories.'' For
more information regarding Papa
Doug Manchester, please visit: www.
papadougmanchester.com
RICHARD V. GIBBONS
President & CEO
Richard Gibbons joined Manchester
Financial Group in 1985 and oversees
Manchester Financial Group’s
business operations, acquisitions,
developments, dispositions and
financings. Over the past 30 years,
Manchester Financial Group has
developed, financed and sold
more than $5 billion in real estate
assets and other business ventures,
including the 1,360-room San Diego
Marriott Marquis & Marina and the
1,628-room Manchester Grand Hyatt
San Diego. The $570 million sale of
the firm’s Manchester Grand Hyatt
San Diego to Host Hotels & Resorts
was recognized by ALIS (American
Lodging Investment Summit) in 2012
as the highest price ever paid for
a single hotel asset. The 249-room
Fairmont Grand Del Mar Resort sold
to Fairmont Hotels for $230 million
in 2015 with Manchester Financial
Group maintaining a 12 percent
interest.
THOMAS J. VOSS
President
As President of Manchester
Hospitality Group, Thomas J. Voss is
currently spearheading the Fairmont
Austin Hotel and Manchester Pacific
Gateway hotels. After successfully
developing, designing and operating
The Grand Del Mar, Voss and his
team achieved numerous awards
including being the number one
ranked hotel in the U.S., the first
property in California to receive
three Forbes Five-Star Awards – for
Lodging, Spa and Dining, and the
first hotel in San Diego to ever attain
a Five-Star rating. With over 35
years’ experience in the hospitality
industry, Voss previously served as
executive assistant manager at the
Manchester Grand Hyatt San Diego,
from its opening in 1992 until 1998,
when he was promoted to general
manager of Grand Hyatt Atlanta
and Hyatt Regency Greenville. In
2004, he returned to San Diego as
general manager of Manchester
Grand Hyatt San Diego. Prior to his
Hyatt experience, Voss was with
Starwood Hotels and ITT Sheraton,
working at upscale properties in
Muscat, Sultanate of Oman and Abu
Dhabi in the United Arab Emirates.
Voss, born and raised in Hamburg,
Germany, grew up working in his
family's oceanfront golf resort and
has since had an industry career that
has encompassed hotel marketing,
operations, staff development and
guest services.
STEPHANIE BROWN
Vice President, Marketing & Public
Relations
Stephanie Brown, oversees all of
the Marketing, Media, Community
and Public Relations on behalf of
the company. Stephanie joined the
Manchester Financial team after
serving as the Senior Director of
Marketing and Public Relations
for the San Diego Union-Tribune,
in which she oversaw community
relations, business development and
advertising sales. Prior to joining
the Union-Tribune, Stephanie began
her career as a Financial Advisor for
Merrill Lynch in La Jolla, California,
and as a Productivity Consultant
and Regional Banking Consultant for
Wells Fargo Advisors in the greater
Los Angeles/Orange County region.
Stephanie received her Bachelor of
Business Administration in Marketing
with a minor in International Peace
Studies from the University of Notre
Dame in which she was a distinguished student-athlete receiving
numerous honors and awards,
including a two-time academic
All-American and All-American
recognitions. Stephanie serves on
the Patrons of the Prado Board,
Promises2Kids Board, USO Board,
EDC Board, San Diego Film Festival
Executive Ambassador Board, and
LEAD Marketing Committee. She
enjoys traveling, the outdoors, hiking,
and yoga, and resides in Del Mar, CA.
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62
RYAN KIESEL
Vice President & CFO
Ryan Kiesel, Vice President and CFO
for Manchester Financial Group,
joined the firm in 2006 as the
Director of Finance. He is responsible for all financial reporting,
corporate and operational finance,
budgeting, and general accounting.
During his time with Manchester
Financial Group, Kiesel assisted in
the acquisition and sale of The San
Diego Union-Tribune and the sale
of the Manchester Grand Hyatt San
Diego, which was the single largest
hotel transaction in 2011. Prior to his
position with Manchester Financial
Group, Kiesel held financial management positions with Genius
Entertainment, JAKKS Pacific, Inc.
and KPMG, LLP. He is a graduate of
the LEEDS School of Business at the
University of Colorado, Boulder. He
lives in San Diego with his wife and
three children.
Fairmont Grand Del Mar
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LOCATION: San Diego, California
SIZE: 540,000 sf
CONSTRUCTION COST: $400 million
COMPLETION: 2006-2008
Fluent in the language of luxury, well versed in the art of grandeur, the
Fairmont Grand Del Mar raises the bar for luxury in Southern California
and beyond. Surrounded by natural beauty, San Diego’s most talked
about premiere resort and world-class spa is an elegant sanctuary
inspired by Spain’s palaces, France’s sun-washed coastal retreats and
Florence’s decorative arts. This 249-room masterpiece caters to those with
discriminating taste. At the luxurious 21,000 square foot spa, pampering is
unlimited with a full-service beauty salon, state-of the-art fitness center, and
an extensive menu of posh offerings, from a sea breezy outdoor massage to
personal training sessions.
With San Diego’s only Tom Fazio-designed golf course, the Grand Golf
Club is a destination unto itself, its course weaving like a natural tapestry
throughout the resort. Tucked in the valleys of Los Peñasquitos Canyon
Preserve, the course’s dramatic elevations and diverse bunkering pay
homage to the area’s unique topography, rivaling the best golf on the West
Coast. The Fairmont Grand Del Mar’s signature fine dining restaurant,
Addison, named after acclaimed architect Addison Mizner, is a Five-Star and
Five Diamond restaurant and features an artisan approach, combining local
ingredients with contemporary French Techniques. The Fairmont Grand Del
Mar is a gathering place of the world’s most extraordinary experiences.
SERVICES PROVIDED
Developer - MFG
63
Fairmont Austin
LOCATION: Austin, Texas
SIZE: 1,400,000 sf
Based in Austin, Texas and led by Douglas W. Manchester, Manchester Texas
Financial group manages all Texas-based holdings, commercial real estate,
and hotel development of the Manchester Financial Group – including the
highly anticipated Fairmont Austin, a 1,068-room convention center hotel
in Austin, TX. In collaboration with leading global architecture and design
firm, Gensler, Manchester Texas Financial Group’s inaugural hospitality
development is adjacent to the Austin Convention Center, along Waller
Creek. Anticipated to win the first LEED Gold Hotel designation in Austin, the
project includes two restaurants, retail, and 115,000 square feet of meeting
and exhibit space. The Fairmont Austin hotel will be Austin’s third tallest
building and Fairmont’s largest hotel in the world.
SERVICES PROVIDED
Developer - MFG
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Manchester Grand Hyatt San Diego
The Manchester Grand Hyatt is one of the most profitable Hyatt hotels in
the country. The hotel features elegantly appointed guest accommodations,
restaurants, and lounges with exceptional views of the magnificent San
Diego bay. The Hyatt sold for the largest amount of $570 million. In 1983,
Papa Doug Manchester deeded back his leasehold interest in approximately
12 acres of land to the Port of San Diego, which enabled the city of San Diego
to begin construction and ultimately complete the development of phase
one of today’s remarkable San Diego Convention Center, which opened in
1990. The project was so successful, that phase two doubled its size in 1999.
Within the 29-acre complex lies the magnificent Manchester Grand Hyatt
San Diego hotel, which is the largest waterfront hotel on the West Coast, and
the second largest of more than 627 Hyatt hotels and resorts worldwide. The
hotel was built in two phases: PHASE 1: The 700,000 square foot, 875-room
harbor tower, is 40 stories tall and was completed in 1992. PHASE 2: Added
790,000 square feet and a 750-room seaport tower to the existing 875
rooms. The 1,625 room property allowed for great advances in the San Diego
convention and tourism industries.
The adjourning Seaport Tower, is located on 3.29 acres adjacent to Seaport
Village and west of the existing hotel. The project was financed with a limited
income verification loan of $230 million plus equity. Upon its completion in
Summer 2003, the 33-story tower expansion began generating $9 million in
rent per year to the Port of San Diego.
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65
SIZE: 1,490,000 sf
COMPLETION: Phase 1: 1990-1992, Phase
2: 2001-2003
SERVICES PROVIDED
Developer - MFG
Civil Engineering - PDC
Survey - PDC
Site Work - PDC
Grading - PDC
Utilities - PDC
City street modifications - PDC
Manchester Pacific Gateway
SIZE: 3,000,000 sf
CONSTRUCTION COST: $1.3 billion
Manchester Pacific Gateway is an internationally acclaimed waterfront
development that will transform San Diego’s renowned port district into an
iconic destination that will globally enhance San Diego’s reputation as one of
the world’s most desirable locations on the San Diego bay. This generational
opportunity to redevelop the Navy Broadway Complex into a $1.3 billion
world-class master plan will include 2.9 million square feet, featuring a
5-star boutique hotel, 1,100 room convention hotel, 351,000 square foot
U.S. Navy Headquarters, 40,000 square foot museum, 864,495 square feet
of Class A office space, 250,000 square feet of retail, and a 1.9 acre park.
This downtown development will offer unparalleled amenities including
3,000 below-grade parking spaces and four acres of public open space.
Envisioned by Papa Doug Manchester, Manchester Pacific Gateway will be
the largest private real estate development in San Diego’s history.
SERVICES PROVIDED
Developer - MFG
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San Diego Marriott Marquis and Marina
SIZE: 1,200,000 sf
The shining twin towers of the San Diego Marriott Marquis & Marina are
important symbols of San Diego’s downtown revitalization and of Manchester
Financial Group’s role in that transformation. The two beautifully curving
25-story buildings, built at a cost of $250 million in two phases between
1984-1987 were designed by Welton Becket and Associates, and added a
bold new look to the waterfront, as well as 1,354 spacious guest rooms and a
450-slip marina. The San Diego Marriott Marquis & Marina was financed with
a limited income verification loan of $140 million plus equity.
Located downtown at 333 West Harbor Drive, the San Diego Marriott Marquis
& Marina is adjacent to the San Diego Convention Center. The hotel served
as the first vital step to realizing Papa Doug Manchester’s vision of a 29-acre
bayside hotel and Convention Center complex. This complex, which now
includes the San Diego Convention Center and the Manchester Grand
Hyatt San Diego, has established San Diego as a premiere American city for
conventions and tourism. The economic impact of these 29 acres to the City
of San Diego has resulted in tremendous economic growth in the convention
and tourism industries. It has also created thousands of jobs and business
opportunities in downtown San Diego and has generated considerable tax
and rent revenues to the City and the Port of San Diego.
SERVICES PROVIDED
Developer - MFG
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Whitetail Club & Resort
LOCATION: McCall, Idaho
SIZE: 1,500 acres
Whitetail Club & Resort, once known as The Shore Lodge, first opened in the
summer of 1948 in McCall, Idaho. Manchester Hospitality Group acquired
the property in 1991 and The Shore Lodge closed while construction and
a rebirth of Whitetail Club & Resort began. Over two and a half years and
$50+ million later, The Shore Lodge was transformed from a hotel into a
luxury resort and country club. Today, Whitetail Club & Resort is a sporting
lodge located on the pristine shores of Payette Lake in the grand European
tradition. Members and their guests may enjoy 77 luxurious guest suites, with
rich European tapestries, carved mahogany furnishings, fine dining options,
and McCall’s only movie theatre. Other amenities include a modern fitness
center, indoor basketball and racquetball, a billiard room, spa treatment
rooms, and an abundance of libraries and lounge areas. Members and guests
can enjoy outdoor activities on-site, including a championship golf course
designed by two-time U.S. Open winner Andy North, a private marina, white
sandy beaches, fully stocked fishing ponds, tennis, swimming, hiking, and
downhill skiing (less than 30 minutes away).
Whitetail Residential is one of the Great Northwest’s premier private golf and
lake communities and an ideal four-season destination to build a family’s
legacy home. Whitetail Club & Resort’s residential custom home sites range
from approximately 1 to over 5 acres. Only 200-plus exclusive home sites will
be sold on more than 1,100 acres. Located in the charming town of McCall,
Idaho (90 miles north of Boise). Whitetail Residential offers a rare opportunity
to enjoy the unspoiled wilderness of Idaho combined with the luxuries of a
private resort.
SERVICES PROVIDED
Developer - MFG
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DEALY DEVELOPMENT, INC.
“History, Integrity and Performance.”
Dealy Development, Inc. (DDI) is a full-service Real Estate
Developer & Development Management Firm. DDI is
experienced in large-scale, mixed-use, complex and
challenging to entitle public and private projects.
Dealy Development has successfully been involved
with all aspects of real estate development from master
planning, entitlements implementation to occupancy
and possesses extensive experience and the expertise
to successfully position projects throughout the predevelopment and development process.
Drawing upon over 33 years of comprehensive real estate
development experience, President Perry Dealy has
successfully entitled over 4 billion dollars of project value
of which over 2 billion dollars have been implemented to
date.
We work from multiple business platforms including
highest & best user master planning, project designbuild-delivery, construction management, entitlements,
real estate development, and all aspects of the
implementation cycle. From A to Z, our projects include
both public and private sector including office buildings,
hotels, residential, retail, research and development, and
government/civic buildings.
With a history of success, utilizing our real estate
development network, we perform with integrity for our
clients taking a development project successfully from
concept through planning and execution to completion.
Dealy Development Experience
THE GRAND DEL MAR RESORT
(Hotel, Golf Clubhouse, & Luxury Villas)
MANCHESTER PACIFIC GATEWAY -NAVY
BROADWAY COMPLEX
QUALCOMM STADIUM EXPANSION
MANCHESTER GRAND HYATT EXPANSION
SAN DIEGO CONVENTION CENTER
PHASES II, III & SAILS ENCLOSURE
(PHASE I)
CENTERSIDE I & II
CENTURY CENTRE, IRVINE
WELLS FARGO PLAZA
THE SÉ HOTEL
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70
Perry M. Dealy
President CEO Dealy Development
Role: OVERALL PROJECT MANAGER
OVERALL EXPERIENCE IN SAN DIEGO;
SINCE 1977 (39 YEARS)
1992-present: Dealy Development, Inc. Real Estate Development and Development
Management specializing in large scale
complex public/private ventures.
Architect/Urban Planner/
Real Estate Development
COMMUNITY AND PROFESSIONAL
ORGANIZATIONS
Manchester Grand Hyatt Phase II; executive
committee and Project Manager
Bait Barge relocation (Coastal Commission,
Navy and Core of Engineers)
ENTITLEMENTS AND STAKEHOLDER
OUTREACH
Core of Engineers
US Navy
California Coastal Commission
SDUPD
DSDP
Partners for Livable Places
ULI
Lambda Alpha
Contract experience with Member Cities
of San Diego Unified Port District: San
Diego, Chula Vista and Coronado
City of San Diego (CCDC and CIVIC)
San Diego Port Tenants Association
SDUPD EXPERIENCE
South Embarcadero Planning
Committee recommendations
Chula Vista Waterfront Mater
Plan/Entitlements
SD Convention Center Phase II Design/
Build team – executive committee,
entitlements & Agency coordination
SD Convention Center Phase I
Sail Enclosure: Design/Build team
- Community and Agency coordination
SD Convention Center Phase III;
leasehold acquisition, market studies,
master planning and entitlements
Spinnaker Hotel at 5th Avenue Landing;
master plan and entitlements
SD International Airport Master Plan;
executive committee - community
outreach and Agency coordination
(under SDUPD contract)
City of Coronado Marina Lease consultant
71
Dealy will be the project Development Manager for
the MFG team and will serve as the Project Manager
in working with the SDUPD. Dealy has extensive
successful experience in working with the Stakeholder
community and obtaining entitlements over his 39
years in San Diego.
Coronado Cays boat storage lease approval
1977-1992: Architect/Urban Planner
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Mr. Dealy has over 39 years of real
estate experience in the public and
private development arena with over
$4 billion of projects entitled, of
which over $2 billion are completed.
With hands-on experience in all
aspects of real estate development,
including being a licensed architect,
general contractor, and fiduciary
representative, Mr. Dealy brings
a broad set of skills that have
been crucial to his success in
strategic planning, acquisitions
and development over the years.
Since founding Dealy Development,
Inc. in 1992, Mr. Dealy has been
primarily responsible for project
pre-development master planning,
entitlement phase, and overall
project implementation and
completion.
Recently completed projects include
the expansion of the Manchester
Grand Hyatt San Diego, the
development of The Grand Del Mar
Resort, Clubhouse and Villas, the
entitlements and pre-development
for the Columbia Tower Hotel
Downtown San Diego and the due
diligence/leasehold acquisition for
the Phase III San Diego Convention
Center Expansion. In addition, he
continues the pre-development of
Manchester Pacific Gateway on San
Diego’s downtown waterfront and
the Chula Vista waterfront master
plan including a hotel conference
center, the Columbia Tower Hotel
in downtown San Diego, the Grand
Caribe Resort Hotel in Coronado and
the Anaheim Resort Hotel.
Dealy Development, Inc. has held
development contracts for the
following major projects: San
Diego Convention Center Phase II
Expansion, San Diego International
Airport Master Plan, Chula Vista
Bayfront Master Plan, Rancho
Bernardo Corporate Center,
Centerside Office Complex in
Mission Valley, Wells Fargo Plaza, the
Sé Hotel in downtown San Diego,
Century Centre Office Complex in
Irvine, California, and the Qualcomm
Stadium Expansion in Mission Valley.
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HKS ARCHITECTS
Mixed-use development has been
with us for centuries. In essence,
it’s a 2,000-year-old trend. Today,
people are finding their way back to
the city. They are looking for places
that provide a better way to live,
work and play. HKS helps make those
places alive and vibrant. We not only
understand the functional aspects of
a development, we also understand
the politics, economics and real
estate implications. HKS knows
the strategies that strengthen a
neighborhood’s character and create
a sense of place.
Our architecture is designed to
encourage and allow guests to truly
experience a place. Work or pleasure.
Adventure or relaxation. Party or
unplug. Architecture leaves a lasting
impression long after the visit has
ended. We strive to design spaces
and places where people long to
return, places that have enhanced
their work, play or stay. These
revenue-generating, world-class
venues create and leverage identity,
We believe that planning and thoughtful
consideration of the environment are
inextricably linked, and that successful
projects integrate buildings, landscape,
open space and circulation into a
coherent whole greater than the sum
of individual parts. Our intent is to
apply our skill as an integrator of these
elements to assure that the project in its
details, as well as a whole, maintains the
existing character and meaning inherent
in the site.
promote community spirit and serve
as destination environments for their
patrons.
open process that helps our
clients envision their venues in
unprecedented light.
We believe that distinctive design
is borne of unique challenges and
opportunities. These circumstances
have a profound impact as a
design driver. Our process utilizes
critical listening and an interactive,
Home. It’s an idea and place that
is always evolving. We respond by
adjusting our thinking and creating
ideas and solutions that reflect the
ever-changing needs for space,
sustainability, health and comfort.
Connecting with the Community. The Arc Light Co. building resonates with local residents because
of its innovative new architecture, historic preservation and LEED Gold certification. Committed
to unparalleled excellence in design using sustainable building standards, Arc Light Co. is the
first residential building in San Francisco to receive LEED™ for Homes Mid-rise Gold certification,
in addition to its participation in the California Multifamily New Homes Program, the Go Solar SF
Program and the New Solar Homes Program.
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73
Live, Work or Play. Storey Park located in Washington DC is a 939,000 sf, 13-story
mixed-use complex including 289,000 sf, 278-unit residential tower, 340,000 sf of
office space, 60,000 sf of retail on 3 levels and 250,000 sf of below grade parking
and service/loading. This project replaces the former Greyhound Bus Terminal in
the NoMa District. The Design Team worked with community stakeholders including
the NoMa BID and ANC 6C to understand their needs, desires and goals for this
important site at the heart of the neighborhood. Registered under NC v2009, seeking
LEED Silver Certification and under CS v2009, seeking LEED Gold Certification
Building a home is more than walls,
windows and doors. It’s a design
process that includes strategic
planning, programmatic efficiency,
sustainability and cost drivers for
large-scale developments. We use
our experience to design spaces that
enhance the meaning of home.
HKS is one of the largest architects
in terms of volume, both in the
U.S. and internationally, according
to World Architecture. The firm’s
celebrated mixed-use experience
includes over 440 design awards,
$27 billion in construction and 155
million square feet completed in 28
countries.
Practice
The firm employs more than
1,200 dedicated and experienced
professionals with specialty
experience as well as buildingtechnology savvy. Integrating our
in-house R&D teams, we grow
your interests through in-depth,
knowledge-based practices.
With an expertise in commercial,
hospitality, residential and sports and
entertainment projects, our design
approach involves broadening
the customer experience beyond
the facility itself. Our process
begins with active listening and
open dialogue between you and
the design team. As this process
unfolds, we identify your overall
needs and interpret them into a
design response that establishes the
building as an inspiring and integral
part of the business at hand. We
realize the relationship between the
built and natural environments is
unique to each situation. We offer
a collaborative, integrated project
delivery model that is focused on
sustainability, value and quality.
Project management, honed through
decades of experience, is our strong
suit. Our project management
process includes design-quality
management reviews and consultant
coordination, budget management,
monthly reporting, design
scheduling and design-fee cash
flow forecasting and trending. Our
technical expertise and construction
administration background
contribute to streamlined, on-time,
within-budget projects that create
memorable experiences.
Firm Background
For 77 years, HKS has nurtured a
culture that reveres both invention
and customer focus. The topsix architectural firm operates
from 25 worldwide offices. Our
firm’s project experience includes
corporate, commercial, convention
center, aviation, healthcare,
sports, hospitality, governmental,
educational, science and technology,
residential, retail and industrial
projects located in 1,742 cities
throughout 88 countries.
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74
HKS Team
Randy Morton
Erik Wood
AIA | Principal
AIA, LEED GA | Associate Principal
Role: Principal-in-Charge
Role: Strategic Development Director
Randy has provided leadership for
many award-winning projects. He
oversees the creative operations
for the architecture and urban
design studio. With more than 30
years of experience working on all aspects of the design
process from concept through implementation, Randy
has served both the public and private sectors where
architecture, landscape, infrastructure and the arts are
seamlessly integrated to create environmentally sensitive
and memorable places. Believing that collaboration
creates richer results, Randy seeks to encourage client
participation as well as full team involvement in the
design process.
Erik is an architect with significant
experience in real estate
development projects. As a
consultant for over 20 years, Erik
helped corporations throughout
the country successfully reposition property holdings
to generate revenue. He has assessed real estate
conditions, analyzed zoning regulations and prepared
development strategies for large-scale projects.
Julie Hiromoto
AIA, LEED AP BD+C | Vice President
Role: Project Manager
Throughout Julie’s 16-year career,
she has excelled at balancing
design excellence and technical
expertise on complex and largescale commercial, residential and
mixed use towers (including One
World Trade Center), corporate headquarter fit outs,
and research initiatives at the Center for Architecture
Science and Ecology (CASE). As an architect focused
on green building, research and innovation in practice,
Julie is a recognized leader in the local and national
sustainable design community. She has taught at NYU’s
Shack Institute of Real Estate since 2009 and influenced
the curriculum for the Sustainable Design Certificate
program. She developed and taught one of two required
courses: Managing Sustainable Building Projects.
Takeshi Kamiya
LEED AP | Vice President
Role: Urban Designer
Takeshi has provided urban
design services to private and
public clients for over 20 years.
His holistic approach balances
physical conditions, client needs
and economic influences into a compelling design that
reflects the nature of the place. Takeshi has worked
on several prominent urban design projects, including
Hudson Yards Framework Plan in New York City, Central
Delaware Master Plan in Philadelphia and the San Diego
Port Integrated Master Plan in California.
Steven Marsanico
Role: Urban Designer
Steven has been involved in many
aspects of large-scale urban
design and architectural projects
for over 8 years. His projects
include college campuses,
waterfronts, parks, sports and
entertainment venues as well as retail and neighborhood
design. Prior to joining HKS, Steven worked for three
years at Cooper, Robertson & Partners in New York City,
gaining a thorough understanding of the urban design
process.
Stamford Harbor Point Master Plan*
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LOCATION: Stamford, Connecticut
SIZE: 600,000 sf, 80 acres brownfield
DESIGN COMPLETION: 2008
SERVICES
The Harbor Point waterfront development plan transforms an industrial
brownfield into five mixed-use neighborhoods based on a network of open
spaces. The site is located on a peninsula on the Long Island Sound south
of downtown Stamford within walking distance of a multi-modal transportation center.
Master planning - HKS
Urban design - HKS
*Randy Morton prior experience to HKS
The development includes a variety of residential types (2,500 dwelling
units), office (350,000 square feet), retail (60,000 square feet), and a hotel
(250 keys). Phase I is currently under construction and is to be completed
in 2015. The development has been awarded LEED-ND Gold, one of 25 such
projects in the world.
^
Hudson Yards Framework*
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LOCATION: New York, New York
SIZE: 45,000,000 sf
SERVICES
The west side of Manhattan has long been envisioned as the future third
major business district for New York City. This framework rezones the area
and facilitates the flexibility needed in cities today where mixed-use development predominates and the market drives implementation. The plan
accommodates new transit lines and stations, the expansion of the Javits
Convention Center, a sports stadium that was to be the home of the NY Jets
and host for the 2012 Olympics, along with a mix of cultural, residential and
office uses organized by city streets and new parks. The High Line opened
in 2009 as the beginning point for 30 million square feet of office and 15
million square feet of residential investment on the West Side.
Urban design - HKS
^
Museum Park Miami*
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LOCATION: Miami, Florida
SIZE: 35 acres
SERVICES
A new park is the key feature in the larger Cultural and Entertainment Master
Plan. The park is also home for the Miami Art Museum (Herzog & deMeuron)
and Miami Science Museum (Grimshaw).
The museums are located on the north side of the park to block noise from
the highway and allow for the most sunshine in the park. Small gardens are
located to the south, a series of rooms that provide intimate spaces. These
small rooms, together with the museums, frame a large open space that provides a view to the bay and flexible performance space. A large industrial slip
to the south has been transformed into a civic space with a docking island,
boardwalk and large fountain.
Urban design - HKS
^
San Diego Port Integrated Master Plan
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SIZE: 1,271 acres leasable land, 147 acres
open space, 3,520 acres water
HKS was retained to prepare an integrated master plan for the region as the
first overall update in thirty years to the serially amended Port Master Plan.
The new master plan will coordinate and help the efforts of several municipalities to manage growth over the next 50 years. Our work involved extensive
public engagement to ensure the master plan achieves results in line with
community values and a shared vision for the future.
SERVICES
Urban design - HKS
We identified eight principles to physically unify the region and guide decisions for development and growth. HKS showed the Port how the value of its
water and land assets could be unlocked by setting clear guidelines for land
use and waterfront access. Our work will result in a master plan that establishes development and design standards to provide a predictable path and
certainty in timing for as-of-right regulatory approvals.
^
Chula Vista Bayfront Master Plan
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SIZE: 500 acres
DESIGN COMPLETION: 2004 - ongoing
SERVICES
The bayfront site was largely underutilized and is situated across the freeway
from downtown. The plan connects the city to the bayfront by extending key
downtown streets and using existing light rail and bus services. A commercial
harbor anchors the water plan and becomes the center for retail, residential
and hotel development on the bayfront. Wetlands and environmental concerns were addressed in the planning process. The master plan was shaped
through more than 2-years of public input and was certified in 2012 by the
Port, City Council and Coastal Commission.
Urban design - HKS
^
Detroit West Riverfront
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LOCATION: Detroit, Michigan
SIZE: 300 acres
SERVICES
As part of a large and publicly sponsored effort to revitalize it’s riverfront, the
City of Detroit has focused on lands to the west of downtown composed of
abandoned railroads, underutilized lands and poorly maintained industrial
buildings. The Ambassador Bridge Landing and Customs area dominates the
area with heavy truck traffic and the I-175 highway results in many communities being cut off from river access. The master plan focuses on a new park
system that grows from a series of new streets and blocks that overcome
the major infrastructure hurdles that have blocked the communities from
the river. The plan proposes a new Riverside Drive that defines a 75-acre
park. The new drive completes a street network that is the framework for
6,000,000 square feet of mixed-use development. The scale of the development is sensitive to adjacent neighborhoods but takes advantage of all
the new waterfront investment by encouraging taller, denser development
closer to the Detroit Riverfront.
Urban design - HKS
^
Hoboken Cove Master Plan*
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LOCATION: Hoboken, New Jersey
SIZE: 6,000,000 sf, 40 acres water
SERVICES
Hoboken Cove is a private-sector led redevelopment effort in partnership
with the City of Hoboken and New Jersey Transit. The master plan is organized around the reconstruction of a former industrial cove at the city’s
north end. The cove is designed to become the coveted new address for the
uptown district.
Urban design - HKS
The influence of the waterfront extends into the existing city fabric with an
open space network that ties everything together. The mixed-use redevelopment includes office (3 million square feet), residential (2.5 million square
feet), retail (500,000 square feet), as well as cultural and community facilities.
The heart of the plan is the cove. New piers, a marina, historic boat ties, kayak
launches, paddle boats, and restaurants on barges create an active water
plan. A 1-acre performance park is placed at the end of the pier where a floating stage can dock with panoramic views of Manhattan.
^
Boston Seaport Public Realm*
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LOCATION: Boston, Massachusetts
SIZE: 1,000 acres
SERVICES
The Seaport District plan focused on the expansion of Boston’s public realm.
The plan prescribed carefully coordinated streets, walkways, parks and
esplanades as the framework for mixed-use development. A number of civic
elements including a Courthouse, a Museum and a Convention Center were
integrated into the fabric of mixed-use development. The plan established
a series of connected districts that wove together historic warehouses, new
public buildings and existing neighborhoods into a coherent waterfront.
Urban design - HKS
^
North Embarcadero*
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SIZE: 4 acres
The City and Port of San Diego worked together to rebuild the city's prime
public space on the bay. The area is home for locals and tourists, cruise ships,
pleasure craft, restaurants, bike trails and gardens. This first of ten phases
extends Broadway to the foot of the bay where the highest concentration
of pedestrian traffic will be. A lively continuous, paved esplanade lines
the bayfront. A symmetrical grove of trees and two lightweight pavilions
compose the plan and frame the end of Broadway at the water.
SERVICES
Urban design - HKS
Project Management - PDC
Construction Documents - PDC
Cost Estimates - PDC
^
George S. and Dolores Doré Eccles Theater
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LOCATION: Salt Lake City, Utah
SIZE: 180,000 sf
COMPLETION: 2016
SERVICES
Architect-of-record - HKS
Sustainability consulting - HKS
PROJECT FEATURES
2,500-seat Broadway theatre
200-seat multipurpose black box
Winter Garden performance space
Banquet space
Rehearsal space
Retail
Seeking LEED Gold Certification
in association with Pelli Clark Pelli Architects
^
Storey Park
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LOCATION: Washington, D.C.
SIZE: 939,000 sf
COMPLETION: 2015
SERVICES
Architecture - HKS
Interior design - HKS
PROJECT FEATURES
289,000 sf, 278-unit residential space
340,000 sf office space
60,000 sf, 3-level retail space
214,000 sf below-grade parking
Seeking LEED Gold and LEED Silver
Certifications
^
North Bethesda Market
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LOCATION: North Bethesda, Maryland
SIZE: 650,000 sf
COMPLETION: 2010
SERVICES
Architecture - HKS
Urban design - HKS
PROJECT FEATURES
24-story tower
397 apartments
220,000 sf retail space
Whole Foods Market
1,220-car parking garage
^
Omni Hotel Nashville
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LOCATION: Nashville, Tennessee
SIZE: 793,789 sf, 800 guestrooms
COMPLETION: 2013
SERVICES
Architecture - HKS
PROJECT FEATURES
25,000 sf grand ballroom
15,000 sf junior ballroom
24,000 sf additional meeting space
6 food and beverage outlets
Spa and fitness area
Roof deck pool and pool bar
760-car, below-grade parking garage
Direct connection with the Country Music
Hall of Fame and Museum
Across 5th Avenue from the new convention
center
LEED Silver Certified
^
W Hollywood Hotel and Residences
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LOCATION: Los Angeles, California
SIZE: 525,000 sf, 297 guestrooms,
144 condominiums
COMPLETION: 2009
SERVICES
Architecture - HKS
PROJECT FEATURES
Banquet/meeting facilities
Retail space
Restaurant/bar
Spa and fitness center
2 rooftop pools
634-car, 4-level below-grade parking
LEED Silver Certified
^
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TURNER CONSTRUCTION
Turner Construction Company is one of the largest construction management
companies in the US, with a construction volume of $10 billion in 2014.
RICHARD C. BACH
SENIOR VICE PRESIDENT
Rick Bach has been based in San Diego since 2003
and has oversight for Turner’s Southwest Region, which
includes offices in Los Angeles, Orange County, San
Diego, Phoenix and Las Vegas, which combined perform
over $1.0 billion in construction annually. Project types
include healthcare, residential, education, military,
aviation and hospitality. Preceding this, he was the
Operations Manager for Turner’s New York Business Unit,
which performs $1.5 billion of work annually. In that
capacity he was responsible for construction operations,
staff development, EEO and labor relations. Rick was
Principal-in-Charge of the 45-story Bear Stearns new
Corporate Headquarters facility at 383 Madison Avenue,
the World Financial Center and Winter Garden Post 9/11
Reconstruction, and the 300 Madison Avenue project for
Brookfield Financial Properties.
GUS SESTRAP
OPERATIONS MANAGER
Gus has 35-years of experience with Turner and currently
serves as an operations manager. Some of his past
experience includes:
Viktoria Apartment Tower | Seattle, Washington
The Post | Seattle, Washington
Two Union Square | Seattle, Washington
DAN DEKOEYER
CHIEF ESTIMATOR
Dan has 23-years of experience with Turner and currently
serves as a chief estimator. Some of his past experience
includes:
Ballpark Village | San Diego, California
Sempra Energy Headquarters | San Diego, California
Connections Housing | San Diego, California
USMC Bachelor Enlisted Quarters (BEQ) Package
7, MCB | Camp Pendleton, California
Grand Californian Hotel | Anaheim, California
LORI ANN STEVENS, LEED AP, DBIA
PRECONSTRUCTION MANAGER
Lori Ann has 18-years of industry experience and 5
with Turner and currently serves as a preconstruction
manager. Some of her past experience includes:
Connection Housing | San Diego, California
Lytx, Inc. Tenant Improvement | San Diego, California
Motorola Phases I & II | San Diego, California
County of San Diego - Office Buildings
201 and 202 | San Diego, California
BILLY DEPASQUALE, LEED AP BD+C
GENERAL SUPERINTENDENT
Billy has 46-years of industry experience and 15 with
Turner and currently serves as a general superintendent.
Some of his past experience includes:
Wilshire Grand | Los Angeles, California
World Trade Center Transportation
Hub | New York, New York
30 Hudson Street Tower | New York, New York
Interactive Corp. | New York, New York
PABLO MEDINA, LEED AP
BIM MANAGER
Pablo has 12-years of industry experience and 7 with
Turner and currently serves as a bim manager. Some of
his past experience includes:
LAWA CTA | Los Angeles, California
Great Wolf Lodge | Garden Grove, California
Riverside Convention Center | Riverside, California
Beverly Hills Hotel | Beverly Hills, California
Long Beach Unified School District Newcomb
Academy | Long Beach, California
San Diego Convention Center
SIZE: 902,000 sf
COMPLETION: 2001
A design-build project that doubled the size of the convention center to
more than 1.7 million square feet. Turner successfully completed 525,000
square feet of contiguous exhibit space; an additional 90,000 square feet of
multi-function space in the Center’s Sails Pavilion that can also be used as
exhibit space; 204,114 square feet of meeting space including two 40,000
square feet ballrooms; and 284,494 square feet of prefunction, lobby and
registration areas.
SERVICES PROVIDED
Construction - Turner
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Wilshire Grand Redevelopment Project
LOCATION: Los Angeles, California
SIZE: 2,100,000 sf
400,000 sf office
45,000 sf restaurant/retail
Turner is providing preconstruction, demolition and construction services for
the new Wilshire Grand Redevelopment Project in downtown Los Angeles.
The mixed-use office and hotel tower will be 1,100 feet, making it the tallest
tower west of Chicago once completed. The developer aims to redefine
high-rise hotels with a 70th floor sky lobby as well as rooftop entertainment
and dining. Included in the hotel are 900 four-star hotel rooms.
The project scope also includes a 3,000-square-foot Chairman Suite located
on the 65th floor and a 2,878-square-foot Presidential Suite located on the
66th floor. Both suites will have high-end finishes including stone and wood
floors, wood paneling, custom plumbing and light fixtures and premium
design furniture. The exterior wall is unitized curtain wall with operable
windows.
CONSTRUCTION COST: $1 billion
COMPLETION: 2017
SERVICES PROVIDED
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Ballpark Village
SIZE: 1,560,000 sf
COMPLETION: 2018
Ballpark Village, located east of Petco Park along Park Boulevard and Imperial
Avenue, is a mixed-used development with a 37-story apartment tower and
surrounding low-rise buildings.
The all-rental complex will have 720 units spread across the 400 foot tower
and three six-story buildings, consisting of mostly studio, one- and twobedroom apartments, plus nine three-bedroom units and four live/work units.
The apartments will range in size from 560 square feet to 1,400 square feet.
Within the complex, there will also be 27 affordable units.
Ground floor retail totaling more than 55,000 square feet is also planned,
as well as a 1,214-space parking garage. A pedestrian plaza, with café-style
seating and public art, could eventually be home to farmers markets, car
shows, bands and other special events.
SERVICES PROVIDED
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San Terminal 2 Expansion (San Green Build)
SIZE: 494,000 sf
Turner was the design-build contractor for the expansion of Terminal 2 at
San Diego International Airport. The three-story expansion consisted of
approximately 494,205 square feet of new public and nonpublic areas,
providing ten additional contact aircraft gates, a 15,000 square foot
atrium food court area, large security screening check point capable of
accommodating new developments in security technology, and an inline
baggage screening matrix that accommodates both the new and existing
terminal baggage system. The new terminal also included passenger
circulation, airline check-in/ticket lobby, waiting areas, seating areas, public
art, restrooms, office space, special technology systems, and other related
service/support areas. 30 acres of new jet parking and taxiway support the
terminal expansion and allow jets parked overnight to reach their gates in the
morning without crossing the runway. The new project was built in the middle
of the busiest single runway airport in the country on a tightly constrained
site.
The new construction could not interfere with the existing Airport operations.
Extensive planning was required to allow the new terminal framing to tie
directly into 900 linear feet of the existing terminal exterior wall and roof
during the rainy season. Months later, the exterior wall was completely
removed without disruption to operations.
The project was the first airport in the country to achieve LEED Platinum
Certification.
COMPLETION: 2013
SERVICES PROVIDED
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Fox Theater
LOCATION: Oakland, California
SIZE: 62,000 sf
COMPLETION: 2008
The Fox Theater involved the transformation of a historic 62,000 square foot
theater into a new School for the Arts. The site was seismically upgraded
and the entrance terrazzo/ticket booth were rebuilt to match the original
elements from 1926. Work included upgrades to restrooms, locker rooms,
administration offices, food service area and student center.
Turner Logistics procured equipment for Fox Theater. Equipment included
appliances, lighting and controls, plumbing fixtures and equipment, custom
air handling units, switchboards, panelboards and control centers and
cooling towers.
SERVICES PROVIDED
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Rensselaer Polytechnic Institute Experimental
Media and Performing Arts Center
LOCATION: Troy, New York
SIZE: 221,200 sf
COMPLETION: 2008
Turner takes great pleasure and pride in constructing an edifice as bold
and welcoming as the cultural arts programs that emanates from within,
attracting audiences from both the university and wider community. Turner
devoted more than four years of work to building the 221,200 square foot,
state-of-the-art Experimental Media Performing Arts Center (EMPAC) for
Rensselaer Polytechnic Institute (RPI) in Troy, New York.
The multifaceted project included “box-in-box” construction for the 400-seat
theatre, two studios and a 1,200-seat concert hall. Major structural elements
included lagged shoring walls, caissons, mini piles, pile caps and grade
beams, concrete super-structure, steel framing, and composite decks. The
exterior features a frameless curtainwall system with integrated hot water
heating system. The project achieved LEED Silver Rating.
SERVICES PROVIDED
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CUSHMAN &
WAKEFIELD
96
With over $300 million + 1.75 million square feet of
transactions completed in San Diego’s Urban Markets,
and roughly $600 million + 5 million total combined real
estate transacted throughout Southern California, The
Urban Strategies Group Provides specialized expertise
that is both unique to the real estate brokerage industry
and critical to success in urban environments.
MICHAEL BURTON
SENIOR VICE PRESIDENT
Retail and Investment Specialist,
and Pre-Development Consultant.
Focusses on creating and
implementing strategic initiatives
both on urban assets and for high
profile users. His experiences and
relationships with local, regional,
and national users have provided
the foundation for the USG platform;
conceptualizing, underwriting, and
implementing merchandising and
leasing plans that maximize the longterm value of an asset and create
vibrant walkable communities.
PASQUALE IOELE
ASSOCIATE VICE PRESIDENT
Specializes in user generation
for urban properties and in urban
communities. Focusses on tenant
interface and “match-making”, which
includes identifying & soliciting
target users for specific properties.
His extensive experience in the retail
industry and asset management
gives him a unique prospective for
understanding client needs.
ASSET MANAGEMENT
•
Merchandising &
Marketing
•
Sales & Leasing
•
Growth Management
•
Property Management
|
ASSET STRATEGY
•
Market Analysis
•
Municipal Code Analysis
•
Demographic Analysis
•
Planning & Design
•
Entitlements &
Approvals
•
Project & Development
Services
TOMMY GIBBS
ASSOCIATE VICE PRESIDENT
Concentrates on retail leasing with
a focus on listing management,
tenant procurement, and transaction coordination. Represents both
owners and users across San Diego
County where his vast experiences
leasing a wide spectrum of retail
property types allow him to provide
valuable insight and direction to his
clients from deal conceptualization
to completion.
ALEX DRECKSEL
ASSOCIATE
Focuses on service delivery and
lead generation. Provides research
support, manages property inquiries, coordinates tours, and assists
in the production of activity reports,
comps, BOV’s, target tenant lists, and
presentations. His background as a
collegiate athlete turned professional
accountant provides clients with fire,
discipline, and accountability.
OUTREACH & PARTICIPATION
•
Community Planning
Groups
•
Real Estate Trade
Associations
•
Design & Planning NGOs
•
Business Improvement
Districts
•
Economic Development
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BOTTEGA AMERICANO
LEASE
Secured tenant and created “unique” lease
structure for Thomas Jefferson School of
Law. Named one of the 11 “Hottest New
Italian Restaurants around the U.S.” by
Zagat.
KETTNER EXCHANGE
GROUND LEASE
Consulted on entitlements and design,
in addition to leasing marquee property
in Little Italy. Winner of Orchid for best
architecture (Orchids & Onions Awards).
STK REBEL/THE ONE GROUP
LEASE + OPERATING AGREEMENT
Facilitated multi-party and multi-venue
transaction between property owners, hotel
management, & International Hospitality
Food & Beverage operators at the Andaz
Hotel.
1MISSION
LEASE + INVESTMENT SALE
Provided Turn-key asset services, including
merchandising and lease-up of commercial
spaces, underwriting / sale analysis, and
eventual $8.6 MM disposition.
BLICK ART
LEASE RENEWAL
Following the end of a 20 year lease, took
the building to the market on behalf of
the Landlord drawing significant national
interest, and creating the frame work for
a new market rate lease while keeping the
current tenant in place.
DUKES, TOP OF THE COVE
LEASE
Facilitated lease at landmark La Jolla
property on Prospect Street. The
transaction is considered to be among the
largest restaurant lease considerations in
San Diego history.
THE Q
LAND SALE
Secured Architect / Developer Jonathan
Segal as a buyer for this Little Italy property
where he designed and developed an award
winning mixed-use development.
10 BARREL BREWING CO.
LEASE
Lease with nationally acclaimed brewing
company; First lease in Maker’s Quarter,
downtown’s newest, master planned
neighborhood.
CRUNCH FITNESS
ANCHOR LEASE
Leased ~30,000 sf on 4 levels to a gym at
701 B Street office tower for Emmes Real
Estate, which will be first new gym to open
in downtown in almost 10 years.
CUSHMAN & WAKEFIELD
SIGNATURE TENANTS
From the coolest foodie
concept, to high street
retailers and big name
restaurateurs, Cushman &
Wakefield have cultivated
relationships with some
of the most reputable
and established tenants
across local, regional
and national platforms.
By aligning themselves
with strategic, forward
thinking individuals and
brands, they have created
synergistic partnerships
allowing for maximum
market penetration. In a
world defined by trends
and fads, the ability to be
nimble and adaptive while
leaving a lasting impact
is the key to success in
their industry, and for the
signature tenants that they
represent.
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PROJECT DESIGN
CONSULTANTS
INTRODUCTION
At Project Design Consultants,
they study, plan, survey, design
and engineer sustainable master
planned communities, commercial,
redevelopment, and urban
infill projects, and the public
infrastructure that supports them.
THEIR CLIENTS
Their clients are leaders in both
the private and public sectors
throughout the West. They help them
anticipate and harness the dynamic
forces of change that are inherent
in developing land and public
infrastructure.
SERVICES
Their professional design services
include:
•
Regional, Urban and Policy
Planning
•
Landscape Architecture
•
Permit Processing
•
Civil Engineering
•
Traffic and Transportation
Engineering
•
Water and Wastewater
Engineering
•
Public Facilities Design
•
Survey, Photogrammetry,
Mapping
•
Geographic Information Systems
•
Computer Graphics and 3-D
Modeling
STAFF
Equipped with the latest technology
and resources, Their staff consists
of civil engineers, planners,
urban designers, landscape
architects, GIS specialists,
surveyors, photogrammetrists, and
transportation engineers.
HISTORY
Project Design Consultants was
founded in 1976 with a vision,
business plan, and five staff
members in a small downtown San
Diego office. The firm has over three
decades of experience applying our
knowledge to help clients transform
communities for the better.
The Headquarters at Seaport District
SERVICES PROVIDED
PDC’s Urban Engineering group was involved in the Seaport Village
Expansion Project with due diligence efforts, preliminary/schematic design,
and the construction documents for Phase 1 of the historic Old Police
Headquarters (OPH) rehabilitation project, now known as The Headquarters
at Seaport District.
PDC worked on the project with Terramar Retail Centers, who obtained the
rights to lease the land from the Port of San Diego, redevelop the site, and
operate the facilities for a 40-year renewable term.
The project involved rehabilitation of the historic San Diego Police
Headquarters (built in 1939) into a vibrant dining, shopping, and
entertainment destination. Working with existing structures and underground
utility infrastructure to comply with current regulations while preserving the
historic look of the project made this a challenging yet rewarding endeavor.
The design team is very proud to have played a role on this high-profile
historic project.
Urban Engineering - PDC
Construction Support - PDC
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100
Broadway 655
SERVICES PROVIDED
Project Design Consultants prepared public improvement and grading plans
for the 23-story Broadway 255 office tower located at Kettner and Broadway
near the Embarcadero area of downtown. Broadway 655 will be the first new
Class-A office building to be constructed in downtown San Diego since 1991.
The tower consists of 356,000 square feet of office space, 16,677 square feet
of restaurant and retail space, and a four-story residential component on the
E Street side of the project.
The improvements included design of the curb, gutter and sidewalk as well
as connections to the building for water, sewer and storm drain. In addition,
Project Design Consultants prepared both a Water Quality Technical Report
and Storm Water Pollution Prevention Plan. The grading plan included
coordination and design considerations of the buildings immediately
adjacent to the site. With effective management, Project Design Consultants
was able to obtain a grading permit several months under the regularly
scheduled time frame.
Public Improvement Plans - PDC
Grading Plans - PDC
Landscape Architecture - PDC
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101
Lane Field
SERVICES PROVIDED
Project Design Consultants was selected to provide preliminary engineering,
preliminary site design, final engineering, and ALTA Survey for the Lane Field
Projects. The Lane Field Projects are 3 different phased projects: Lane Field
North and Setback Park, which is a 19-story building with a dual branded
Marriott hotel, retail shops and restaurants, and above grade structured
parking adjacent to an approximately 1.6 acre public park.
The Lane Field South project is a 20-story building over 3 levels of
subterranean parking. The building will include a 400-key hotel with retail
shops and restaurants. Project Design Consultants was also selected to
Project Design Consultants was selected to provide final engineering and
final irrigation services for the Lane Field Park. The Lane Field Park project will
be the completion of the remaining 14,000 square feet of Setback Park.
Land Surveying - PDC
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Ten Fifty B Apartments
SERVICES PROVIDED
Project Design Consultants was selected to provide Civil Engineering, 3D
Mapping, and Construction Survey services for this LEED Gold Certified
Building in downtown San Diego. Ten Fifty B is a 229-unit, 23-story, high-rise,
mixed-use building and is considered to be the tallest regional affordable
housing project to date. The building has three levels of subterranean parking
and includes ground-level retail and banking services. Ten Fifty B was built
to serve large families in a convenient location, enabling residents to afford
quality housing within walking distance to the workplace.
Mapping / 3D Mapping - PDC
Construction Survey - PDC
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Omni San Diego Hotel
SERVICES PROVIDED
Project Design Consultants provided civil engineering services to the Omni
Hotel and Condominium site in downtown San Diego. The project consists
of a 512-room, 32-story hotel adjacent to Petco Park, which also houses the
Metropolitan condominium project.
Project Design Consultants services include site survey topography, tentative
parcel map, parcel map, 3D final map, condo plans, grading plans, public
improvement plans, sewer study, drainage study, encroachment and
maintenance removal agreements, traffic control plans, cost estimates, civil
portion of building plans (civil site plan, horizontal control plan), coordination
(client, architect, consultants), SWPPP plan (erosion control), dry utility
coordination and construction administration.
Construction Documents - PDC
Condominium Maps - PDC
Final Map - PDC
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105
SNØHETTA
Snøhetta has operated continuously since its
founding in 1989. Since its first establishment in
Oslo, Norway, the company has grown to include
several international studios. In 2004, Snøhetta
established a new permanent studio, located
in New York. Snøhetta is now fully registered
to operate as a professional architectural
company in New York and the United States,
as well as Canada, Norway, and France.
Design Methodology
Snøhetta values human interaction.
All of their work strives to enhance
the sense of place, identity and
relationship to others and the
physical spaces they inhabit, whether
natural or human-made. A dialogue
always exists between what they
create and the inherent character
and conditions of a site or social
identity. They have designed and
built libraries, theaters, museums,
airport terminals, doll houses, birds’
nests, beehives, currency and brand
identities all with equal care and
consideration for the results as they
will exist in time.
Integration of Landscape and
Architecture
A definitive relationship between
landscape and architecture is a
driving force in all of their work.
The disciplines of landscape and
architecture should be worked
together without divisions from
the earliest stages of design. This
commitment has few parallels
within the industry. The quality
and strength of identity provoked
by their designs is achieved by
incorporating targeted research,
leveraging what are often challenges
as opportunities, and factoring the
social and political environment
into the creative process. Projects
truly of place can foster meaningful
and often surprising interactions,
creating something simultaneously
new and timeless.
They are an established full-service
design for Architecture, Landscape
Architecture, Interiors, and Graphic
Design in the United States and
internationally. They are the Design
and Executive Architects for several
projects in the United States, most
notably the Times Square Reconstruction, the new San
Francisco Museum of Modern Art and the September 11th
National Museum Pavilion. They often collaborate with
local partners in order to ensure that the project is best
served with local knowledge and creative insight.
Who they are and what they do are inextricably linked.
From the beginning, their practice has been defined by
its open and inclusive methods. In a counter-intuitive
approach, they consider how much the work can give
back to us as opposed to how much they give to it. Their
work has been characterized as both socially potent and
sculpturally memorable. What they create is often more
readily recognized than their name.
Their focus is not on authorship but on specific design
conditions. Materials and elements are few and often
express a dialogue between more natural and managed
characteristics.
Collaboration is at the core of their culture and they have
a track-record of working seamlessly with local architect
partners as well as integrating technical information from
EGGUM TOURIST ROUTE. LOFOTEN, NORWAY
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their consultants. Through their work on large high profile
projects, their design leaders are adept at negotiating
multi-headed client bodies and fielding the often
conflicting interests of a wide range of stakeholders.
Snøhetta thrives from rich collaborations with large
consultant teams and client groups alike, and excels at
the art of careful consensus building through multiple
workshops, charettes, agency review committees and
other working venues.
Client, user and internal office workshops drive their
design process and can often produce the most exciting,
useful and fresh takes on a problem, giving way to a built
project that can respond in kind.
Their team has expertise not only in developing programs
for new facilities and public spaces based on needs but
also on complex projects involving existing spaces and
additions that must also consider the existing “supply”
of spaces and opportunities. Facilitating a programming
process that balances the two, gets broad input, that
looks outside their industry for best practices, and that
integrates cost analysis is their hallmark.
Willamette Falls Riverwalk
LOCATION: Oregon City, Oregon
SIZE: Approximately 1/2 mile long
SERVICES PROVIDED
Located at the end of Main Street in Oregon City, the Willamette Falls is the
second largest waterfall in the United States, and sits next the industrial site
of the Blue Heron Paper Mill, which was shuttered in a bankruptcy in 2011.
The project aims to create a Riverwalk that connects people to the falls
as well as a Willamette Falls Downtown District with spaces for housing,
employers and recreation. When completed, the halfmile long Riverwalk will
give the public access to Willamette Falls for the first time in over 100 years.
The design team’s approach highlights the falls and the complex material
layers of the site, serving as a portal to the Northwest’s collective history.
The formerly industrial site tells the story of workers and industrialists who
ground flour, drove timber, spun wool, milled paper, and generated electricity
at this location. The physical strata of the site tells the story of deep geology,
dynamic hydrology, and vibrant ecology, together forming the spirit of place.
The Riverwalk design is informed by a desire to frame and enhance tactile
experiences.
Architecture - Snøhetta
Landscape - Snøhetta
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Golden State Warriors Sports and Entertainment
Complex & Waterfront Park, Piers 30-32
In 2012, when the Golden State Warriors were planning a new arena on
Piers 30–32 on the San Francisco waterfront, near the Bay Bridge, Snøhetta
worked as the architect and landscape architect for the redevelopment.
Along with the arena, retail and 8 acres of terraced plazas will also be
planned on the site.
Pedestrians approach the arena from a large plaza along the bay on the
southwest edge of the rebuilt piers. Terraced steps and ramps rise to a
second plaza inside the site, with shops on the west and the arena concourse
on the east. There is a strong interest in connections to the city and Bay area.
Piers 30-32 will become a sculpted, multi-tiered environment focused on
the Bay Bridge, with an ascending set of plazas designed as a procession of
spaces designed to draw the visitor in. If followed to the water’s edge, one
will find an active public space for water activities such as kayak docks and
a fireboat landing. The diagonal procession of plazas adds variety to a huge
rectangular site that will remain almost entirely free of shadows. Just north of
the arena sits a large landscaped area 45 feet above the bay with impressive
views of the Bay Bridge and provides a gathering place overlooking the
waterfront.
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LOCATION: San Francisco, California
SERVICES PROVIDED
Interior - Snøhetta
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Karl Johans Gate
LOCATION: Oslo, Norway
SIZE: 10,000 square meters
SERVICES PROVIDED
Karl Johans is Oslo’s main boulevard leading from the Central Station
through the central shopping district, and up to the Royal Palace. Snøhetta
re-designed the historic streetscape to create more engaging public and
green spaces for pedestrians, and to improve water management and the
streetscape’s pavement.
The design focused on enhancing the dramatic perspective of the new
Karl Johans Gate by reinforcing the strong middle axis. The pavement on
the south side was re-finished to create a symmetrical street profile. During
the day, the curbs and shadow further enforce this perspective. All vertical
elements placed on the pavement, like light- and flagpoles, are also defined
by these lines.At night, the perspective is highlighted through the rhythm of
the streetlight poles. More than 50 custom-made details and elements have
been designed for this project. The large scale of the details reflects the
importance of this project. The rainwater runoff from the Parliament and the
Palace meet at the lowest point on Karl Johans Gate, and is then transported
by drain elements designed as infrastructural sculptures which lead the water
to the underground river ‘Bislettbekken’.By expanding the width of the street
side pedestrian areas, they now appear as proud promenades leading to
the Castle, home to outdoor restaurants and cafés on both sides. A number
of large lime trees have been planted to complete the row of existing trees,
creating a strong lush green facade.
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Museo de Ciencias Ambientales
LOCATION: Guadalajara, Mexico
SIZE: 150694 ft² / 14,000 m²
SERVICES PROVIDED
The new Museum of Environmental Sciences in Guadalajara, Mexico will be
part of the University of Guadalajara (CCU), a cultural district adjacent to the
main campus and planned wilderness preserves of the Barranca ravine and
is in Mexico’s second most-populous city. Within the CCU’s cultural master
plan, the Museum carefully bridges over the central promenade that joins
the new library and auditorium buildings. The design integrates the physical
and social conditions that frame it. The forms and spaces were designed as
a balance between what is perceived as untamed and domesticated. The
Museum’s architecture and interiors are punctuated by large courtyards
and gardens, allowing natural light and fresh air to penetrate down into the
Museum’s lower floors. These courtyards are linked together creating a free
and accessible public passage directly through the building for visitors to
CCU campus, and engaging a variety of audiences on a daily basis – beyond
the paying visitors to the museum.
The courtyards are unusually shaped, carved in soft, eroded forms bringing
together the traditional methods of Spanish colonial planning with the natural
phenomena found in the sunken pools and ravines of Jalisco. This unique
hybrid of cultural and natural landscapes allows for a new understanding
in Mexican architecture. The roof of the building is accessible to the public,
with a café and gardens,to relax and take shade in. The new center is at once
a magnet for social gatherings of various sizes as well as a backdrop for the
buildings that surround it.
Interior - Snøhetta
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KTU+A PLANNING +
LANDSCAPE ARCHITECTURE
Landscape architects have historically been defined
as stewards of the land. However, in the world today,
this definition is not sufficient. Landscape architects
and planners have a much broader role to play - that
of advocates for complete communities. KTU+A brings
together land use planners, transportation planners,
sustainability experts, landscape architects, GIS analysts,
outreach facilitators and graphic designers to focus
on the creation of complete communities. KTU+A has
expanded the boundaries of a traditional planning and
landscape architecture office by incorporating active
transportation, land use and transportation planning,
and resource planning practices into our portfolio. This
diversity provides KTU+A with the ability to shape the
big picture while addressing the fine-grain details that
contribute to sustainable natural and built environments.
KTU+A Project Experience
KTU+A has a long history of project experience along the
San Diego waterfront, and in particular San Diego Bay.
From the firm’s early design work on the Embacadero
(Broadway Pier south to Seaport Village) to our current
efforts for the Port of San Diego, National City and Chula
Vista, we understand the importance of visitor-serving
amenities, recreational-based activities and maritime
operations, and how these must come together at
the Seaport Village site. KTU+A’s relevant current and
completed experience includes:
•
Port of San Diego Park Inventory Study (current)
•
Port of San Diego National City Marina District Land
Use Study (current)
•
Port of San Diego Chula Vista Bayfront Parks Plan and
Waterfront Restoration Plan (current)
•
Manchester Pacific Gateway (current)
•
Pacific Chula Vista Bayfront Mixed Use Development
(current)
•
Liberty Station Waterfront Hotels (current)
•
Coasterra Restaurant Harbor Island
•
Embarcadero (Broadway Pier to Seaport Village)
•
G Street Mole/Tuna Harbor
•
Shelter Island
•
Chula Vista Aquatic Center Feasibility Study
•
Port of San Diego Shipbuilders Parking Study
•
Bayshore Bikeway – Harbor Drive Segment
PORT OF SAN DIEGO NATIONAL CITY MARINA DISTRICT LAND USE STUDY
PACIFIC CHULA VISTA BAYFRONT MIXED USE DEVELOPMENT
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ARUP
YAS MARINA HOTEL, ABU DHABI, UAE
Lighting at Arup brings together art, science and
technology. Their truly global team of designers create
expressive, sustainable and award-winning concepts in
light. They understand the interplay of structural form
and lighting, and work with architects and artists to
provide original conceptual designs.
Their technical knowledge ensures that concepts
become viable solutions. They also know how lighting
affects people at work, at home, at school and at play
- not just inside but for outside spaces too. This equips
them to shape solutions that are as positive for people
as they are sustainable for the environment and for
businesses.
Arup helps clients think about lighting strategically –
whether their goal is to use the visual and emotional
impact of light to strengthen brand experiences or to
lower carbon emissions and save on energy bills.
Leni Schwendinger
Global Lighting Urbanist
Leni Schwendinger leads the Nighttime Design/Global
Lighting Urbanist initiative within Arup’s lighting discipline
and is a recognized authority on the many issues and
applications of city lighting with more than 20 years
of experience creating illuminated environments for
public spaces all over the world. This work is shared
through Leni’s public speaking engagements, including
worldwide “NightSeeing™, Navigate Your Luminous City”
events, most recently in Bogota and Sydney. Unveiled
March 2016, Leni’s light and color concepts transform
60-foot shade structures in Las Vegas. Large-scale
design projects such as Times Square’s renovation, AS
Roma Stadium and North Embarcadero Visioning Project
illustrate her commitment to nighttime districts. She
is currently the Design Trust for Public Space Lighting
Design Fellow. Schwendinger has enjoyed extensive
coverage in design press and media, including videos
produced by Architectural Digest and Dwell magazines.
Coney Island Parachute Jump
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LOCATION: Brooklyn, New York
SERVICES PROVIDED
Illumination concepts for Brooklyn’s 250-foot, “Eiffel Tower”, the Coney Island
Parachute Jump was developed with a consortium of owner/stakeholders
including the Borough President and Parks Commissioner. The Coney
Island district is undergoing revitalization efforts, and this project is seen as
symbol and marker of progress. Our concept for the tower evokes the rising
and falling of the well-remembered parachutes. Directional lighting was
developed for viewer vantage points as far as 1-mile, to as close as 100-feet.
Lighting systems include color-changing floodlights and custom-designed
light emitting diodes (LED). The brightly sparkling LEDs define the canopy
of the tower and the tower itself, are programmed to animate. For optimal
audience connection, a calendar of programmed sequences will play daily identifying on-and-off boardwalk season, full-moon cycle and holidays.
Lighting Design - ARUP
DIRECTION LIGHTING, COLORCHANGING FLOODLIGHTS AND
SPARKLING LEDS DEFINE THE CANOPY
AND TOWER AND CREATE THE OPTIMAL
AUDIENCE CONNECTION, EVEN FROM
ONE MILE AWAY.
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BELLINGHAM MARINE
Bellingham Marine is the global leader in design, manufacture, and
construction of marinas and related products and services. Bellingham
Marine enjoys an unrivaled reputation within the industry and has
installed more than 20 million square feet of concrete floating docks
throughout the world. BMI’s reputation is directly attributable to the
quality of its products and services and the skill and dedication of
its people. We believe our people are our most valuable asset.
EVERETT BABBITT
PRESIDENT
ERIC L. NOEGEL
MANAGER OF PROJECT
DEVELOPMENT
Mr. Babbitt is the President of
Bellingham Marine, and has worked
with the company for almost 30
years. He joined Bellingham Marine
in 1984 as a northwest sales representative, bringing with him ten
previous years of experience in the
marine industry.
As Manager of Project Development
for Bellingham Marine’s Southwest
Division, Mr. Noegel is responsible
for project support throughout
Southern California and Western
Mexico.
During his tenure with Bellingham
Marine, Mr. Babbitt has served in
numerous other capacities, including
General Manager of the Southwest
Division and then Vice President of
Operations. As Vice President, Mr.
Babbitt was responsible for oversight
of BMI’s division operations throughout the United States. He is knowledgeable in all aspects of marina
development and construction. Prior
to becoming Vice President, Mr.
Babbitt also formed and managed
Bellingham Marine’s Metal Systems
division.
Mr. Noegel is the lead contact for
Bellingham Marine’s Southwest
Division, where his extensive
knowledge of engineering practices
and customer service strengthens
BMI’s ability to provide technical
assistance to meet each client’s
needs. He consults with customers
to develop plans, evaluates sitespecific design criteria, recommends
innovative methods, and provides
expertise on local market conditions.
Mr. Noegel is also an expert on the
requirements of the Americans with
Disabilities Act (ADA) and assists in
designing marina access systems to
meet these standards.
JAMES R. PUDER, PE
GENERAL MANAGER
Mr. Puder began his career in
construction management with
Turner Construction by building
a variety of multi-million dollar
projects. His first project as
construction manager was the
Contra Costa County Detention
Facility in Northern California valued
at approximately $26 million dollars.
In 1981, Mr. Puder focused his
construction knowledge to design/
building a variety of marina projects.
He managed marina projects
from the stages of early design
throughout the final punch.
The Marina at The Marina at the Marina City Club
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LOCATION: Marina del Rey, California
SIZE: 75,000 sf
Bellingham Marine was hired as the design/build, general contractor for
the reconstruction of the marina at Marina City Club. The scope of work
included demolition of the existing floating docks and related infrastructure
and installation of a new concrete floating dock system.
The renovated marina includes 282 single berth slips ranging in length from
25’ to 120’ LOA.
This was a turn-key project. Bellingham’s work included everything from the
shoreline out including all gates & railings, gangways, piles, dock amenities,
utilities and other necessary systems to make Marina City Club a first class,
modern marina.
Familiar with the unique requirements of Marina del Rey and experienced at
working in urban areas with limited staging areas and in close proximity to
other businesses Bellingham Marine proved to be a valuable member /leader
of the Marina City Club team.
SERVICES PROVIDED
Design /Build - Bellingham Marine
General Contractor - Bellingham Marine
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Marriott Marquis and Marina
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SIZE: 466 slips
CONSTRUCTION COST: Not Available
Located in the heart of San Diego Bay, the Marriott Hotel and Marina is
conveniently located adjacent to the San Diego Convention Center and the
world famous Seaport Village Shopping area.
Built by Bellingham Marine in the early 80’s and still serving its owners well,
the Marriott Hotel and Marina was among the first to successfully combine
a hotel and a marina for a comprehensive service offering focusing on
extending the concierge services of a premier hotel to the individuals
moored within the marina. The hotel /marina has been so successful the
marina has a ten-year waiting list for larger slips.
Marriott’s world class marina set the standard for today’s hotel /resort
marinas. The marina caters to vessels up to 100’ in length and features 466
full service slips. Amenities on the docks include power, water, cable, and
telephone access.
Slip holders are also able to take advantage of the hotel’s full range of
amenities including room service and the hotel’s concierge services.
SERVICES PROVIDED
Supply/Install - Bellingham Marine
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Sunroad Marina
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SIZE: 544 slips
CONSTRUCTION COST: Not Available
Designed for maximum use and enjoyment, Sunroad Marina in San Diego,
CA features concrete floating docks, state-of-the-art amenities and shoreside
facilities including picnic areas, a swimming pool and hot tub.
Bellingham Marine built the 544 slip marina in a single phase in 1987 under
the prime contractor, Turner Construction. The marina opened in 1988.
Like most marina projects, Sunroad Marina presented a unique environmental
challenge. The site is home to the Least Tern, a protected waterfowl. As
a result of a scheduled pile driving closure in the area, construction and
installation tasks were re-sequenced to avoid costly delays during the bird’s
nesting period. To make the pile driving window, Manson Construction predrove the marina’s 400 pile. Once the pile was driven, Bellingham Marine
installed the floats. Due to the project teams’ extra care and attention to
detail, this beautiful marina was completed on schedule.
Almost thirty years later, Sunroad Marina looks like it did the day it was built.
The pictures displayed here were taken at the marina in 2007.
SERVICES PROVIDED
Design/Build - Bellingham Marine
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ADDITIONAL CONSULTANTS AND
INFORMATION
REDFEARN & ASSOCIATES
Performing Arts/Event Planner
In the concert and special events industry, people are the
reason for a company's success. From sales to design,
to booking, production, operations, décor and logistical
planning, there is nothing more important than listening
to the client and creating an outstanding event that
serves their specific needs. Named Best Event Planner
2011, 2012, 2013 and 2015 by Ranch & Coast Magazine,
Redfearn & Associates has a proven track record of
going above and beyond to create an event everyone will
remember.
At Redfearn & Associates, they have an experienced
and diverse team of passionate professionals that listen
carefully and take pride in what they create - each and
every time they produce an event. No matter what
the budget or how large or small the job, their staff
understands their clients' needs and executes each event
with the same high level of service, care and creativity.
There is no, "second team" at Redfearn & Associates.
There is no handing off one event for another that is
"more important." The people that meet with you for the
first time will be the same people that are on site at your
event - every time!
SEDONA PACIFIC
Master Planning and Community Outreach
Sedona Pacific Corporation was founded by Greg
Shannon in 1994 to pursue niche development
opportunities and provide consulting to corporations,
government agencies, non-profits and landowners
on real estate and facility development. Some of the
more notable projects that Mr. Shannon has completed
include the San Diego Ballpark District and Petco Park
master plan and entitlement, One America Plaza, the
redevelopment of the 21 acre Upper and Middle School
campus for Francis Parker School, the 25 acre Reserve
of La Jolla, the Coggan Family Pool and Science building
at La Jolla High School and the Mercado Del Barrio
mixed-use project. In addition, he has completed a
broad range of real estate projects including master
planning, entitlement and community outreach,
transit-oriented development, adaptive reuse, athletic
facilities, endangered species habitat mitigation, and
public facility development and disposition. A client’s
program, development and disposition objectives,
financial analysis and an understanding of the
design, environmental and political opportunities and
constraints play a key role in determining the most viable
development solutions for all of his projects.
CALIFORNIA STRATEGIES
Entitlement Team
A full-service public strategy firm with unparalleled
experience and statewide reach and depth, California
Strategies and its separate lobbying company California
Strategies & Advocacy helps clients navigate through
the complexity and subtleties of California’s political,
regulatory, legislative, and media environment to
achieve winning results. Over the last 15 years, California
Strategies has earned a reputation for devising
successful results that benefit both clients and the
public.
California Strategies LLC serves prominent and respected
organizations around the state, nation, and world as
they intersect with all levels of government. Clients
include corporations, governmental entities, industry
associations, political committees, and not-for-profits
who have serious public strategy goals somewhere
in California. Additionally, California Strategies and
Advocacy LLC, a sister corporation, is a government
relations and advocacy firm created to provide hands-on
executive, legislative, and regulatory lobbying.
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MA ENGINEERS
HVAC/Plumbing & Mechanical Engineering
ACE PARKING AND LLG
Parking Operations and Planning
For over 20 years, the staff at MA Engineers has provided
complete HVAC and plumbing engineering solutions
for facilities of every kind throughout the southwest and
San Diego areas. Their focus has always been to deliver
innovative, sustainable, energy-saving design solutions—
the type of systems that stand up to the daily rigors of
use. Ultimately, our systems are designed to last, to run
efficiently and to save ownership money.
Ace Parking Management, Inc. (a California Corporation)
was founded in 1950 and is one of the largest privatelyheld, full-service parking companies in North America. It
is family owned and operated by a father and son team,
Scott and Keith Jones.
The confidence in their designs stems from their vast
experience and multitude of accolades, including
commendations and energy-savings earnings for efficient
design. Each member of the MA Engineers team is an
expert in their respective discipline, the core of which has
worked together on hundreds of projects.
Today, MA Engineers is involved in cutting-edge
mechanical system designs for hallmark university and
laboratory projects, elegant new corporate headquarters,
community centers, libraries, stadiums, high-rise
buildings and more. They are dedicated to making every
project a success — whatever the cost and scope. This
difference is the drive for MA Engineers.
MICHAEL WALL ENGINEERING
Electrical Engineering
Michael Wall Engineering is a full-service consulting
electrical engineering firm dedicated to providing
excellence in engineering services to the construction
industry since 1996. They are rewarded with over
92% repeat business from their loyal clients due to
their client responsiveness, technical competency,
and quality documentation on every project. Michael
Wall Engineering, Inc. is certified as a Small Business
Enterprise (Caltrans and Federal).
Headquartered in San Diego, Ace Parking manages
over 500 locations throughout strategic markets. These
locations collectively service nearly 350,000 customers
per day and control more than 175,000 off-street parking
stalls. Gross revenue from all operations exceeds $500
million annually, while employing more than 4,500 team
members with an annual payroll of $100 million.
Their only business is the operation of parking facilities,
parking enforcement and transportation related
businesses. Ace Parking operates every conceivable
type of parking application from urban retail, office
complexes, on-street parking enforcement, hotels,
hospitals, entertainment centers, stadiums, airports
and arenas. We have the financial strength, experience,
expertise, and operational ability of the large public
parking operators, yet are able to deliver our services
with a personal, hands-on approach, a sense of urgency,
and the highest levels of service, client, and customer
commitment. This is what separates them from their
competitors. Their executives are onsite at least once
per quarter and are always available for meetings as
necessary.
Parking Presence in Downtown San Diego
Ace Parking is one of the largest parking providers in
Downtown San Diego, serving mixed-use, event parking
venues, commercial garages, and hotel and valet
event customers throughout the region. They operate
a number of facilities along the San Diego Harbor,
including the Hilton Bayfront, San Diego Convention
Center, Marriott Marquis & Marina, Manchester Grand
Hyatt, Seaport Village and The Headquarters. Their
experience is outlined below.
ANN BERCHTOLD
Public Art
Ann is an independent curator and arts program advisor.
Her most notable achievement was launching San
Diego’s first contemporary art fair in 2009 – Art San
Diego. Art San Diego has grown significantly each
year in attendance, sales, and exhibitors presented and
recognized as a leading national art fair drawing over 18K
collectors annually. Ann is also the founder and curator
of the Open Walls Project, urban exhibitions that seek to
transform typical commercial spaces.
Current positions also include Chair of the Arts & Culture
committee for the Downtown San Diego Partnership;
Board member of the San Diego Tourism Authority and
San Diego Art Institute; Leadership Council for Project
for Public Spaces; and a member of The Association for
Public Art.
Ann is well known for her advocacy on promoting the
arts and art education in San Diego. Her efforts have
included: co-creation of the San Diego Art Prize (2007
to present), overseeing the direction and exhibitions
at the L Street Fine Art Gallery (2007 – 2009); and the
creation of Inspire! San Diego Art Kidz, an elementary
school project, bringing local artists into the classrooms
(2005 – 2007); and working with Downtown San Diego
Partnership to increase placemaking opportunities and
art programming downtown (2009 to present).
LINSCOTT LAW AND GREENSPAN
Traffic Engineering
Linscott, Law & Greenspan, Engineers (LLG) provides
transportation planning, traffic engineering, parking
consulting, and design services. Since our founding
in 1966, in excess of 10,000 engagements have
been completed involving a wide variety of projects
throughout the United States and overseas; however,
the core of their practice is in Southern California. LLG
maintains offices in San Diego, Irvine, Pasadena, and
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Woodland Hills. LLG’s specialties include:
•
Traffic Planning and Operations Studies
•
Traffic Impact Studies
•
2D & 3D Traffic Simulation
•
Site Access and Circulation
•
Shared Parking Demand Forecasting
•
Parking Design and Planning
•
Roundabout Analysis and Design
•
Traffic Signal Design
•
Traffic Signing and Striping Design
•
Construction Zone Traffic Control Plans
•
Preliminary/Conceptual Engineering
•
Complete Streets Consultation
•
Multi-Modal Planning
•
Traffic Calming
•
Mixed-Use Trip Generation
•
Mobility Studies
•
Pedestrian/Bicycle Planning
•
Transportation Master Planning
•
Planning Commission & City Council Presentations
•
Local Planning Group Presentation
•
Integration of Alternative Modes
•
Traffic Studies and Specific Plans for EIRs
•
General Plans
•
Transportation Demand Management
•
Congestion Management Program (CMP) (TDM)
Analysis
LLG is a well-respected firm of medium size, comprised
of dedicated professionals who serve our clients on a
wide variety of traffic and transportation issues. LLG
Principals and Senior Staff are recognized experts
in these practice areas and possess professional
registration in Traffic Engineering, Civil Engineering or
both. Their diverse experience and expertise enable
us to provide services to both public agencies and the
private sector. Project organization is structured so that
Principals and Senior Staff maintain direct involvement
from project initiation to completion. A quality and
successful outcome is LLG’s primary objective.
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GEOCON
Geotechnical
SCS ENGINEERS
Environmental Phase I and II
Geocon is a professional geotechnical and environmental
consulting firm comprised of over 200 personnel in
eight offices located throughout California. Since
1971, Their professional staff of licensed engineers and
registered geologists have completed thousands of
projects throughout the west coast. With their depth of
professional resources and vast project experience, it is
unlikely that we will encounter geotechnical difficulties
that they have not already overcome on previous
developments.
SCS Engineers is an employee-owned corporation
founded in 1970, is one of the oldest and largest privately
held environmental service firms in the United States,
and is a recognized world leader in environmental
assessments, hazardous and solid waste engineering,
and site remediation. From 68 offices throughout the
United States, their 800+ professionals are committed to
providing objective, responsive, and superior services to
their clients.
Geocon is familiar with local, state and federal codes
governing the geotechnical design of foundations.
Based on their vast project experience, knowledge of
cutting edge soil mitigation measures, efficiency with
report preparation, and outstanding customer service,
they have repeatedly been awarded contracts with
Residential, Commercial and Industrial developers
throughout California. In addition, their value engineering
efforts have saved previous clients hundreds of
thousands of dollars.
Their geotechnical team is comprised of a very
experienced staff of professional engineers, geologists,
environmental scientists, and technicians, each highly
trained and skilled in their respective areas of expertise.
Geocon has in-house soil and materials testing
laboratories that are extensively equipped and overseen
by registered engineers. These laboratories are certified
by AASHTO, Caltrans, Division of the State Architect, the
Army Corps of Engineers, and the City of Los Angeles.
SCS Engineers has been ranked the nation’s number one
Solid Waste consulting engineering firm by the industry
leading Engineering News-Record magazine (ENR), as
reported in the July 2, 2012, “ENR Top 500 Design Firms
Sourcebook” issue. In the same issue, SCS was ranked
#80 for the top 500 Design Firms. Rounding out the
rankings, SCS also achieved the following: #57 of the top
200 Environmental firms; #35 for Hazardous Waste; and
#16 for Site Assessment and Compliance.
The SCS Engineers San Diego office has 25 years
of experience working in San Diego, and along with
other SCS offices has received recognition and many
awards for excellent work. The Environmental Protection
Agency (EPA) honored SCS with the prestigious EPA
Phoenix Award in recognition of successful brownfields
redevelopment and community revitalization efforts for
the East Village Redevelopment Area/Petco Park in San
Diego, California and Chesterfield Square in Los Angeles,
California.
CAPABILITY TO
PERFORM
SIX
|
122
CAPABILITY TO PERFORM
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123
CAPABILITY TO PERFORM
Manchester Financial Group has extensive experience in developing
convention center hotels and other commercial real estate, having developed
more than $2.0 billion in assets in 11 states, including the Manchester Grand
Hyatt San Diego (the second largest of all Hyatt hotels), which was sold to
Host Hotels & Resorts for $570 million in 2011, the 1,360-room San Diego
Marriott Marquis & Marina, and the 249-room The Grand Del Mar, California’s
only Forbes Triple Five-Star Resort and rated #1 Luxury Hotel in the US by
TripAdvisor Travelers’ Choice 2012. The Company is completing construction
of its $370 million, 38-story, 1,066-room Fairmont convention hotel in Austin,
Texas opening August 2017.

pdf HKS - Port of San Diego

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