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Torti Gallas & PartnersRESPONSE TO PROPOSED TITLE GOES HERE TITLE GOES HERE TITLE GOES HERE RESPONSE TO PROPOSED SUBMITTED BY SUBMITTED TO Torti Gallas Client address address email address DUE: FRIDAY, NOVEMBER 16, 2018 5:00 PM SUBMITTED T0: City of La Quinta Design & Development Department 75-495 Calle Tampico La Quinta, CA 92253 Danny Castro, Design and Development Director dcastro@laquintaca.gov SUBMITTED BY: Neal I. Payton, FAIA Torti Gallas + Partners, Inc. 601 West 5th Street Suite 600 Los Angeles, CA 90071 npayton@tortigallas.com (213) 607-0070 DEVELOPMENT OF AN AREA PLAN FOR THE HIGHWAY 111 CORRIDOR Response to City of La Quinta’s RFP for the 1DEVELOPMENT OF AN AREA PLAN FOR THE HIGHWAY 111 CORRIDOR Response to City of La Quinta’s RFP for the TABLE OF CONTENTS COVER LETTER . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .3 STATEMENT OF QUALIFICATIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .5 PROJECT UNDERSTANDING AND APPROACH . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .31 SCOPE OF WORK . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .75 SCHEDULE/TIMELINE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .85 REFERENCES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .87 COST PROPOSAL . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .89 APPENDICES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .91 COVER LETTER 3DEVELOPMENT OF AN AREA PLAN FOR THE HIGHWAY 111 CORRIDOR Response to City of La Quinta’s RFP for the November 16, 2018 Danny Castro, Design and Development Director City of La Quinta 78-495 Calle Tampico La Quinta, CA 92247-1504 Re: Proposal for the Development of an Area Plan for the Highway 111 Corridor Dear Mr. Castro and members of the Selection Committee We are pleased to submit our response to RFP for the development of an Area Plan for the Highway 111 Corridor. We are excited by the commitment your city has made to creating a dynamic public realm in issuing this RFP. Our firm, Torti Gallas + Partners, will lead the Team (if we are selected for this assignment), and will be joined by outstanding collaborators including: Sargent Town Planning (more about them below); Fong Hart Schneider and Partners for Landscape Architecture; Hoffman Strategy Group for real estate market assessment; Fehr and Peers for complete streets, and Paul Crabtree, for civil engineering. Together this team is excited to assist you and the City of La Quinta with its goals for this challenging effort. As Principal-in-Charge, I will be point of contact. In addition, I can ensure appropriate staff to effectively complete the tasks assigned in the allotted time frame, if we are selected. I can provide such assurance because Torti Gallas + Partners has been in business since 1953 and we ascribe our longevity, in part, to the quality and practicality of our work, the strength of our project management, and our ability to honor the commitments we make Our 65-year history, coupled with our award-winning track record, gives us four essential qualities to maximize your project scope: • The understanding we have gained from leading hundreds of master plan projects, most of them complex, multi-disciplinary efforts requiring robust outreach to a va- riety of stakeholders; • Deep commitment to projects in which a high sustainability approach to urban re- generation is embedded, with an actionable, implementable plan for going forward. • The energy, passion and curiosity to be innovative and think on our toes when it comes to taking holistic and inventive yet implementable project approaches; • Unmatched national experience in designing and implementing master plans in pub- lic, mixed-use neighborhoods. We are poised to bring fresh insights into the tasks at hand, one that will not only be vibrant and successful, but also much treasured by La Quinta residents, staff and its visitors. We have planned and provided urban design services for over 1,500 communities throughout the United States, work that has resulted in among other things, over 20 charter awards from the Congress for the New Urbanism. This includes work for: 4 o The City of Oceanside on the redevelopment of its three-mile stretch of Coast Highway (Historic Route 101), which received a California APA award. o The City of Santa Monica on it new Downtown Community Plan; and o The County of Arlington, VA on the Crystal City Master Plan. This illustrated policy document is transforming the 60’s era suburban office park into a vi- brant, walkable, mixed-use community offering opportunity for all. This trans- formative plan was a key component to attracting Amazon to “National Landing” as part of its recently announced location for HQ2 . A critical partner in this effort will be Sargent Town Planning, (STP) with whom we are wrap- ping up a similar effort for the City of Rancho Cucamonga. Sargent Town Planning has been involved in similar efforts as TG+P for the past 25 years, with a strong emphasis on complete street networks, human scale public realm design, and urban form based development codes and design guidelines. Their recent and current work includes city center plans and codes for the Highway 111 Corridor for Palm Desert and Indio, as well as corridor transformation and city center plans for in Fontana and Rancho Cucamonga. Their code for the University Neighborhood Specific Plan for Palm Desert won the 2017 Driehaus national award from the Form-Based Code Institute. We have experience working with each of our other partners on this assignment, and we know that the entire team embraces collaboration -- with clients, citizens, residents, commu- nity leaders and design teams. We also embrace context and have demonstrated time and again our commitment to full implementation. Please do not hesitate to call me at 213-607-0053 or email me at npayton@tortigallas.com if you have any questions. In the meantime, many thanks for your interest in Torti Gallas + Partners and for you your review of our proposal. Best, Neal I. Payton, FAIA, CNU-A, LEED-AP Principal STATEMENT OF QUALIFICATIONS 5DEVELOPMENT OF AN AREA PLAN FOR THE HIGHWAY 111 CORRIDOR Response to City of La Quinta’s RFP for the STATEMENT OF QUALIFICATIONS ORGANIZATION CHART CITY OF LA QUINTA PROJECT LEADERSHIP Torti Gallas + Partners Neal I. Payton FAIA, LEED AP BD+C, CNU-A Principal-in-Charge and Project Manager Tim Nash Assoc. Project Manager/Urban Designer URBAN DESIGN AND PLACEMAKING Torti Gallas + Partners Mike Rollison Placemaking Tim Zork Town Information Modeling/ Urban Designer MOBILITY Fehr and Peers Jack Pack Principal Delia Votsch Transportation Engineer MARKET ANALYSIS AND ECONOMIC DEVELOPMENT STRATEGY Hoffman Strategy Group Jerry Hoffman Principal Real Estate Advisor Dan Sheridan Principal Real Estate Advisor Jeff Green Market Research/ Retail Merchandising INFRASTRUCTURE Crabtree Group Paul Crabtree Principal CORRIDOR DEVELOPMENT STANDARDS Sargent Town Planning David Sargent Principal Peter VanderWal Sr. Urban Designer/Project Manager Yuan Liu Urban Designer Susan Jackson Harden Public Outreach LANDSCAPE ARCHITECT Fong Hart Schneider David Schneider Vice-President TORTI GALLAS + PARTNERS | INTRODUCTION Established in 1953, Torti Gallas and Partners maintains a global practice of planning, architecture and urban design. With a talented staff trained in multiple disciplines, Torti Gallas has helped hundreds of clients create sustainable growth and development, understanding that smart design of the built environment directly influences economic strength, neighborhood health, and community livability. Our goal is to apply our strengths at all scales of human development, to bring high-value designs and implementation strategies that enhance the character of a community, provide a sustainable infrastructure for its future, and yield increased asset values for our clients. Our architects and planners deliver practical, feasible and transformative plans that get implemented. Since our founding, Torti Gallas has designed over 400,000 residential units, millions of square feet of office space, and planned over 1,000 residential and mixed-use communities. As a result, we have been responsible for the planning and architectural design of more than $25 billion of construction, and have advanced the success of our valued clients and their constituencies. Age and Structure of Firm: Founded in 1953, we are a 64-year-old Corporation. Office Location: 601 W. 5th St., Suite 600, Los Angeles, CA 90071 Contact: Neal Payton, FAIA, Principal | npayton@tortigallas.com | (213) 607-0070 Dun and Bradstreet Number: 623361198 Bank of Record: Wells Fargo All work will be managed out of the Los Angeles office of Torti Gallas and Partners. People • Built Environment • Natural Systems We believe that 21st century challenges requiring us to provide basic needs for larger populations with access to fewer resources obliges a knowledge-based approach that integrates natural and human elements with sophisticated building technology. The method we have developed, the “Spectrum”, defines our “line of attack”, providing an all-sided framework for envisioning sustainable communities immersed in innovative design solutions. It encompasses a universe of life factors - from climate to shelter to local traditions - and empowers design concepts tackling both current and emerging problems at the specific site and general location of a project. This interdisciplinary, principle-based process enables us to: • Provide alluring visions that incorporate community goals for the future. • Discover achievable, results-oriented solutions that go beyond a master plan. • Provide knowledge of a variety of implementation strategies. • Support dissemination and use of best practices. • Identify implementable strategies that promote community health and well-being. • Plan for long-term resilience. • Use cutting-edge technologies to record existing conditions, disseminate information for new designs, and manage implementation. • Implement a final design that addresses itself to the universe of natural and cultural elements present in your specific site. • Instill a collaborative spirit in the design and a commitment to sensitive implementation until it is built. Design Awards Torti Gallas has received numerous awards for our innovative design work, having won over 400 international, national and local design honors for planning and design. Of these, 18 alone are from the Congress for the New Urbanism, the most of any firm. This recognition by such prestigious groups as the American Institute of Architects, the Congress for the New Urbanism, the International Council of Shopping Centers, the American Society of Landscape Architects, and the National Association of Home Builders confirms our well-established track record of high quality designs over our long history. Transit-Oriented Development Master Planning / Urban Design Urban Placemaking Mixed Use / Multi-Family Housing 6 TORTI GALLAS + PARTNERS | INTRODUCTION Master Planning and Urban Design Experience Torti Gallas’ practice is grounded on the inextricable links between architecture, plan- ning, urban design and community. We believe great cities are created through beau- tiful buildings, intelligent planning policies and pragmatic implementation strategies. Our work strives to develop land responsibly – be that greenfield communities connect- ed to the edges of metropolitan areas, suburban communities interested in creating a defined city center and in refining their neighborhoods, or brownfield redevelopment projects to revitalize inner cities. The overarching concern of our practice is to create a “sense of place” that will be the mainstay for a vibrant experience of living, working, shopping and playing. As such, we are guided by the following principles: • Holistic planning: Looking at land use, design codes, planning policies and community engagement as an integrated system rather than a sum of parts. • Diversity of uses: Designing and planning for a diversity of uses to support and sustain jobs, housing, commerce and civic space for a fully functioning community. • Vibrant public realm: Planning public spaces and civic structures to be accessible and flexible to support civic, cultural and recreational activities for a wide range of ages and groups. • Variety of housing types: Building a wide range of housing types and densities that reflect the many ways of living and diverse levels of income that can be inter- mixed in a neighborhood, block or street. • Diversity of transportation options: Developing a multi-modal transportation infrastructure (walking, bicycling, driving, riding on mass transit, etc.) to connect neighborhoods, schools, jobs, etc, and supporting transportation funding reform to include quality of life indicators when evaluating performance. Over our long hisotry of practice, Torti Gallas has been planner and urban designer for over 1,000 communities. We have extensive experience in the complexities of planning and urban design and have been highly successful in the following core competencies: • Visioning and Strategic Plans • Creation of vibrant downtowns and city centers • Design of mixed-income, mixed-use neighborhoods • Transit-oriented development • Multi-modal linkage strategies, including pedestrian and bicycle usage • Integration of residential planning and architectural design • Community-sensitive revitalization • Holistic design of sustainable communities • Smart growth, Form-Based Codes, and Design Guidelines • Community involvement • Planning and zoning analysis • Public / Private partnerships • 3-D Modeling Phase 3 Enhancements Starburst Intersection Scheme @ Auahi and Keawe Existing Conditions at @ Auahi and Keawe Proposed Enhancements @ Auahi and Keawe Phase 2 Enhancements @ Auahi and Keawe TORTI GALLAS + PARTNERS | DESIGN GUIDELINES energy and vitality of the Promenade and seeks to expand and extend this energy to the east and west. Recognizing that no matter how one arrives to the Downtown area, sooner or later, everyone becomes a pedestrian, the plan lavishes attention on the public realm through streetscape improvements and roadway reconfigurations to prioritize pedestrian comfort, utility, and safety as well as multimodal accessibility. By planning for both a range of public spaces of varying scales and by treating the street network as the Downtown’s greatest public space the plan provides for an immersive pedestrian experience. ‘Signature sidewalks’ are strategically incorporated throughout the plan area, created by enhanced building setbacks, or road diets depending on the opportunities present. Meanwhile, design and development standards focus on the design of the sidewalk and building facades that front them in order to create humanscale, attractive and inviting frontages. The use of Town Information Modeling® (TIM®) allowed Torti Gallas to test various land use and development Downtown Santa Monica Specific Plan SANTA MONICA, CALIFORNIA TORTI GALLAS + PARTNERS | DESIGN GUIDELINES Downtown Santa Monica Specific Plan SANTA MONICA, CALIFORNIA With the arrival of the Exposition Line providing a rail connection from Downtown Los Angeles to the Pacific Ocean for the first time since 1953, the Downtown Plan will guide the next phase of the pedestrian-oriented evolution of this beachfront city. The plan encompasses roughly forty city blocks, six of which, front the iconic Third Street Promenade. The plan seeks VIEW OF WILSHIRE BOULEVARD, VISION VIEW OF WILSHIRE BOULEVARD, TODAY MODEL VIEW OF DOWNTOWN SANTA MONICA to capitalize on the energy and vitality of the Promenade and seeks to expand and extend this energy to the east and west. Recognizing that no matter how one arrives to the Downtown area, sooner or later, everyone becomes a pedestrian, the plan lavishes attention on the public realm through streetscape improvements and roadway reconfigurations to prioritize pedestrian comfort, utility, and safety as well as multimodal accessibility. By planning for both a range of public spaces of varying scales and by treating the street network as the Downtown’s greatest public space the plan provides for an immersive pedestrian experience. ‘Signature sidewalks’ are strategically incorporated throughout the plan area, created by enhanced building setbacks, or road diets depending on the opportunities present. Meanwhile, design and development standards focus on the design of the sidewalk and building facades that front them in order to create humanscale, attractive and inviting frontages. The use of Town Information Modeling® (TIM®) allowed Torti Gallas to test various land use and development alternatives to arrive at design standards that are predictable and flexible to promote creative and elegant buildings and public spaces. Even with its focus on the pedestrian, the plan provides strategic parking enhancements, aimed primarily at using existing parking assets more efficiently, while also providing for short and long term actions to increase the overall capacity of the circulation network including an enhanced bicycle network, and new street connections over the freeway. Incentives for desperately needed affordable housing, and a greater range of cultural and arts amenities are also feature prominently in the plan PROJECT DATA • 40 city blocks • community design workshops • stakeholder meetings • public hearings • specific plan • 3D modeling • design and development standards • implementation and phasing With the arrival of the Exposition Line providing a rail connection from Downtown Los Angeles to the Pacific Ocean for the first time since 1953, the Downtown Plan will guide the next phase of the pedestrian- oriented evolution of this beachfront city. The plan encompasses roughly forty city blocks, six of which, front the iconic Third Street Promenade. The plan capitalized on alternatives to arrive at design standards that are predictable and flexible to promote creative and elegant buildings and public spaces. Even with its focus on the pedestrian, the plan provides strategic parking enhancements, aimed primarily at using existing parking assets more efficiently, while also providing for short and long term actions to increase the overall capacity of the circulation network including an enhanced bicycle network, and new street connections over the freeway. Incentives for desperately needed affordable housing, and a greater range of cultural and arts amenities are also feature prominently in the plan PROJECT DATA • 40 city blocks • community design workshops • stakeholder meetings • public hearings • specific plan • 3D modeling • design and development standards • implementation and phasing • completed 2017 The plan can be viewed at: https://www.smgov.net/uploadedFiles/Departments/PCD/Plans/Downtown-Specific-Plan/FINAL%20DCP_web.pdf VIEW OF WILSHIRE BLOUEVARD, TODAY VIEW OF WILSHIRE BLOUEVARD, VISION RESPONSE TO PROPOSED TITLE GOES HERE TITLE GOES HERE TITLE GOES HERE RESPONSE TO PROPOSED SUBMITTED BY SUBMITTED TO Torti Gallas Client address address email address DUE: THURSDAY, JUNE 21, 2018 3:00 PM SUBMITTED T0: City of Culver City 9770 Culver Blvd Culver City, CA 90232 Ashley Hefner, Advance Planning Manager ashley.hefner@culvercity.org SUBMITTED BY: Neal I. Payton, FAIA Torti Gallas + Partners, Inc. 601 West 5th Street Suite 600 Los Angeles, CA 90071 npayton@tortigallas.com (213) 607-0070 GENERAL PLAN UPDATE Response to Culver City’s RFP#: 1802 7 TORTI GALLAS + PARTNERS | INTRODUCTION Municipal and Transit Oriented Development Experience Torti Gallas and Partners has been involved with more than 80 transit- oriented developments that deliver mixed-use neighborhoods designed to maximize access to public transportation. Our TOD designs are not stand alone projects, but seamlessly integrate walkable street grids, neighborhood-scale buildings and the active uses - commercial, retail, civic, residential - of an area. Importantly, every Torti Gallas TOD is designed around a focal anchor which gives the area its heart, serves as a mainstay for productivity, pleasure, and convenience, and fosters support for safety and security. Our 64-year history is built upon a design expertise that plans and constructs communities for all income levels. We have produced enough housing in fully mixed use, transit-oriented communities for a population of 172,000 people to live and work there. This ensures that the greater community thrives and benefits from sensitive density surrounding the TOD. Torti Gallas TODs offer opportunities to enliven undervalued neighborhood centers, create new markets and services for existing residents and businesses, and provide an increased tax base for the municipality and the transit line. Retail solutions, especially those featuring complicated programs such as grocery stores and metro stations, have been a hallmark of our TOD designs. In addition, we bring substantial experience in specific commuter rail planning and design. This all-encompassing proficiency gives Torti Gallas a singular expertise in designing and building the nation’s finest transit oriented developments. We provide our current and past clients with expertise in: • Working with local governments and transit agencies in the US and abroad; • Large-scale visioning and land use analysis; • Site-specific design recommendations for visibility, safety, connectivity and sustainability; • Multi-modal linakage strategies, including pedestrian and bicycle usage • Sound analysis and innovative understanding of what the market can absorb and what types of land uses are not only compatible but synergistic; • Phasing strategies over time for maximum development success. Torti Gallas TOD Experience 80+TOD Projects Completed 36+Cities in which TGP has designed a TOD 5 Integration of transit systems (subway, light rail, bus, etc) 55+TODs at subway sites 15+TODs at heavy rail sites 12+TODs with a multiplicity of transit systems 172K Population living/working in TGP designed TODs. 14 Projects with Cities in California TORTI GALLAS + PARTNERS | MIXED-USE This proposed development, part of a new Metro Station in Los Angeles, provides both market-rate and affordable residences in a mixed-use building along a major boulevard. The site and the building are long and thin. In order to add richness of façade elements, the building’s strong urban edge is composed of rhythmic projecting bays and material and color variations. At the building’s most prominent corner, projecting elements with deep recesses create an implied canopy to break down the fivestory mass, and to create a pedestrian street level zone. Metro Joint Development LOS ANGELES COUNTY, CALIFORNIA PROJECT DATA • 5,000 sf commercial space • 5,000 sf building amenity space including • community room • 150 residential units (80% Affordable Units, 20% Market Rate Units) • 103 parking spaces • 75 bike parking spaces RODA FAIRVIEW HEIGHTS CONCEPTUAL DESIGN PACKAGE03 A. VIEW FROM METRO STATION ENTRANCE ON LONG STREET Moving away from the boulevard, the building steps down from the five-story mass into an appropriate three story scale to provide a transition to the adjacent residential neighborhood. Carved into the stepped mass are residential courtyard amenity spaces. These courtyards provide landscaped areas facing the adjacent residential neighborhood, while roof decks soften the exterior of the building as it transitions into the neighborhood. The garage, which faces the alley, is arranged in a split-level fashion. Entered from a side street, cars will either go down, or up a half-level to accommodate the building’s parking program (without needing expensive subterranean parking). 8 TORTI GALLAS + PARTNERS | INTRODUCTION Placemaking Torti Gallas + Partners’ approach to creating great places in our communities is based on the strategic employment of Placemaking design principles. We firmly believe great places are those where people want to live, work, shop and play - places that enliven, inspire and entertain their residents and guests. To that end, our goal is to create pedestrian-oriented, walkable, amenity-rich neighborhoods that provide the framework for enriching experienes, social engagement and patron ownership. Torti Gallas + Partners brings together teams of experts in Placemaking visioning and Placemaking design to access, identify and design all aspects of the destination. Our integrated and highly collaborative teams focus on retail strategies, brand design, urban design, architectural design and landscape design to create a holistic “place” aimed at offering unique and appropriate solutions for the given market, demographics and location. All team experts play important roles in the collaborative process and inform decision making based upon the client’s underlying development goals and brand positioning - from the developing the project name and logo to identifying the appropriate retail tenant mix, to streetscape and amenity planning, to landscape and lighting design, to building design. Placemaking Benefits RETAIL PLACEMAKING “When considering design firms for our highest profile retail project in Chicago, Regency Center chose Torti Gallas + Partners. Their incredible vision for our project went much further than building design – it included a multitude of placemaking ideas and considerations to create a truly unique and authentic shopping environment for our customer base. Michael Rollison and his design team are experts in crafting retail destinations that will be benchmarks for the next wave of experiential retail development.” Matt Hendy Regency Centers PLACEMAKING BENEFITS $$$ $$$ social engagement, more reasons to visit, expanded trade area, promote brand $$$ longer stays (lingering), increased spending, memorable moments $$$ recognizable address, expanded trade area, community “ownership”, increased spending $$$ connectivity + access, better experiences, active streets and pathways $$$ increased trips, higher rents (retail + residential), sustainability, places people “want to be”, preferred shopping destination PROGRAMMING + EVENTS DESIGNING FOR EXPERIENCES CREATE A DESTINATION PROMOTE WALKABILITY MIXED USE PLACEMAKING $ RETAIL CENTERS WALKABLE PLACES $$$ social social engagement, more reasons to visit, expanded trade area, promote brand $$$ longer stays (lingering), increased spending, memorable moments $$$ recognizable address, expanded trade area, community “ownership”, increased spending $$$ connectivity + access, better experiences, active streets and pathways $$$ increased trips, higher rents (retail + residential), sustainability, places people “want to be”, preferred shopping destination Programming + Events Designing for Experiences Create a Destination Promote Walkability Mixed-Use Placemaking ------------------------> ------------------------> ------------------------> ------------------------> ------------------------> 9 10 Torti Gallas + Partners Project: Coast Highway Vision Plan and Design Guidelines Vision Plan: 2008-2009; FBC: 2015-2017 City of Oceanside, CA Development Services Department 300 N. Coast Hwy Oceanside, CA 92054 AmyFousekis-Wolfe, Principal Planner CityofOceanside,afousekis@ci.oceanside.ca.us | 760.435.3564 Project: Westminster New Downtown Specific Plan, 2013-2015 City of Westminster, CO Economic Development 4800 W. 92nd Avenue Westminster, CO 80031 Sarah Nurmela, Real Estate and Development Manager snurmela@CityofWestminster.us | 303.658.2136 Foothill Boulevard/Route 66 Corridor Plan and Code (with Sargent Town Planning), 2018 - Ongoing City of Rancho Cucamonga, CA Matt Burris, Deputy City Manager Email: Matt.Burris@cityofrc.us | 909.477.2700 REFERENCES RESUMES Neal I . Payton, FAIA, LEED AP BD+C • Principal-in-Charge and Project Manager Mr. Payton is a Principal at Torti Gallas, where he directs the West Coast office. His work involves Urban Design and Town Planning activities at a variety of scales, including inner city revitalization, inner suburban infill and refill, transit-oriented development in emerging development areas as well as regional plans for counties and metropolitan areas. Often called upon to work on politically sensitive sites, Mr. Payton has led over 50 design charrettes and participated in close to 100. Mr. Payton’s urban design efforts have been honored nationally with numerous design awards from the American Institute of Architects and the Congress for the New Urbanism (CNU), among others. He was recently awarded the “Paul Crawford Memorial Award’ by the California Chapter of the CNU. In addition to these planning efforts, Mr. Payton works on crafting many of the individual architectural commissions of the firm to the urban context within which they will sit. The architectural work of Torti Gallas focuses on residential and mixed-use development that is inextricably linked to urbanism and placemaking rather than to the making of individual object buildings. As a result of this experience, Mr. Payton is able to craft urban and architectural guidelines that are market sensitive, yet support the urban design. Prior to joining Torti Gallas, Mr. Payton headed his own Town Planning and Urban Design Practice. During this time he developed his expertise as a Community Facilitator, working with citizens and developers in community development and revitalization projects. Selected Project Experience Foothill Boulevard/Route 66 Corridor Plan and Code, Rancho Cucamonga CA - In collaboration with Sargent Town Planning, Torti Gallas is preparing a vision plan and code update for the 6.5 mile Foothill Boulevard (Historic Route 66) Corridor in the center of Rancho Cucamonga, and working with City staff to update mixed-use development standards for this area. Based on the TG+P-generated building typologies and the STP- generated block structure, street and open space types, City staff will be updating their existing mixed-use development standards. It is anticipated that circulation network defined in this plan will inform the up-coming general plan update, which will also include updated goals and policies to support plan implementation. Downtown Specific Plan, Santa Monica, CA - Torti Gallas led the urban design effort and managed a robust public outreach process and diverse subconsultant team. This Plan laid the ground work for a pedestrian-oriented evolution of the district with the arrival of the Exposition Line and other major civic projects. The plan capitalized on the energy and vitality of the Third Street Promenade and seeks to expand and extend this energy to the east and west. The plan lavishes attention on the public realm through streetscaping improvements and roadway reconfigurations to prioritize pedestrian safety and multi- modal transit accessibility. Design and development standards focus on the design of the sidewalk and building facades that front it to create human-scale, attractive and inviting frontages. The planning process includes dozens of meetings with stakeholders and the public, as well as the development of a 3D Town Information Modeling® (TIM®) used to test various land use and development alternatives to arrive at design standards that are predictable and flexible to promote creative and elegant buildings and public space. Westminster New Downtown, Westminster, CO - Torti Gallas worked with the City of Westminster to create a dramatic vision for a new mixed-use downtown to replace a demolished indoor shopping mall situated midway between the burgeoning Denver – Boulder tech corridor. The 105-acre site, which is adjacent to a planned new station of Denver’s RTD Train line, will be transformed into a town center with a permeable street grid, a retail-lined main street, a network of public open spaces, and a mix of retail, residential, commercial, and public uses. Form-based development standards and open space guidelines will guide future development as the downtown matures. Saticoy & Wells Community Plan, Ventura, CA - A Community Design Plan and Form- Based Development Code creates a vision for the Saticoy & Wells Area, a place currently dominated by random sprawl tracts scattered within an agrarian landscape. Torti Gallas + Partners’ plan envisions 6 neighborhoods, each with their own neighborhood centers, a potential future new town center, and a new interconnected street network. Education • Master of Architecture, 1981, Syracuse University • Bachelor of Architecture, 1978, Carnegie-Mellon University Registration • 1983, Architect, AZ, CA, HI, NV, NY, TX, UT, NCARB • LEED Accredited Professional, 2004 resume Santa Monica Westminster Foothill Blvd/Route 66 Corridor 11 Neal I . Payton, FAIA • continued Coast Highway Vision Plan and Design Guidelines, Oceanside, CA – The Plan created a transit-oriented urban design plan linking economic development and environmental sustainability to revitalize historic Coast Highway 10.1 Torti Gallas led workshops and intensive visioning exercises during two week-long charrettes with community members and stakeholders to create an inspiring downtown ‘Main Street’ with two transit-oriented mixed-use neighborhoods, a new harbor hospitality/entertainment node, a vibrant Arts & Technology District, and design guidelines to preserve the unique beach character of neighborhoods. Mauka Area Form-Based Code, Kaka’ako, Honolulu, HI - Torti Gallas was commissioned by the Hawaii Community Development Authority to analyze and test the existing Mauka Code in order to produce a new Form-Based Code for the area. The team created a Town Informational Model® to cross-check the code with existing and proposed buildout, and serves as an ongoing planning tool to test future development scenarios. The model 3-dimensionally depicts the study area and surroundings, including the nearby harbor, crater and mountains. It includes over 40 million SF of existing and proposed built-out land use conditions with a schedule of related data that is linked by land use to each block The code preserves the idiosyncrasies of the neighborhood, while accommodating new development through form-based planning. Downtown Upland Master Plan, Upland, CA - This master plan for Downtown Upland envisions the revitalization of the city’s historic core and immediate surroundings into a mixed-use pedestrian friendly town-center. Generated through an intensive series of stakeholder meetings and a community visioning workshop, it creates an interconnected open space network enhancing the existing street grid through traffic calming and new streetscapes, along with a new transit plaza along the existing Metrolink Station. Campus Town Specific Plan, Seaside, CA - Formerly part of Fort Ord, Torti Gallas is working with the City of Seaside to create a plan for the future development of an 85 acre site consistent with the For Ord Reuse Base Reuse Plan (BRP). Torti Gallas led a week-long charrette with community members and stakeholders to create a walkable, Mixed-Use Urban Village with arts and entertainment, retail, Kaka’ako Open Space Master Plan, Honolulu, HI - Torti Gallas was commissioned to create a master plan for the open spaces and streets of Kaka’ako, an industrial district in Downtown Honolulu. The Team worked closely with the Honolulu DOT to develop a unique and cutting edge open space and streetscape plan, using the public realm, rather than architecture to define the district as a place. The Master Plan outlines design guidelines for each street and public space in the area, proposing a pallete of streetscaping materials, public art, and wayfinding signage to help “brand” the area. This plan proposes reconfiguring streets, adding a raised intersection with special paving to define a plaza that extended from one corner across the intersection to all corners of the street, thereby claiming the intersection as part of the pedestrian realm. The plan also introduced cafe “parklets” in parking spaces, a radical concept for the City’s DOT. Torti Gallas’ evocative photo montages and strategic precedent studies have propelled this concept from paper to the pilot project stage. In addition Torti Gallas was hired to design the first raised intersection for the city. Downtown Specific Plan, Sacramento, CA – Anticipating the construction of the new Downtown streetcar, the plan crafts a new policy recommendations to support TOD around the station areas, and create a more livable downtown area. As part of the effort, TG+P is crafting a Public Arts Plan, updating existing Design Guidelines and recom- mending Zoning Ordinance changes. Downtown Round Rock Master Plan, Round Rock, TX - Planning effort for the revital- ization of the City’s historic downtown. Based on the input received during a week-long community charrette, public meetings and presentations, the team crafted a vision and design standards that included an extended “Main Street,” a new public square sur- rounded by human-scaled and pedestrian-oriented retail uses, a new cultural center and performing arts space, and a context-sensitive code to preserve historic buildings and extend the unique character of downtown outward. resume Selected Articles written by Neal Payton: • Transit-Oriented Development” Architects of Community – Torti Gallas + Partners, Vendome Publisher, 2017 • “The Metropolis versus the City” a chapter in Landscape Urbanism and its Discontents: Dissumulating the Sustainable City, New Society Publishers, 2013 • “Designing new transit systems using a transect-based model”, Co-written with Amber Hawkes • http://www.tortigallas.com/images/thumbs/ news/357278.pdf, Proceedings of the ICE - Urban Design and Planning September, 2012 • “TOD without the T” at ReConnecting America: Blog of the Center for TOD, http://reconnectingamerica.org/ posts/ tod-without-the-t, January 8, 2010 • “Transit Oriented Development: A Vehicle for Great Streets and Great Sidewalks”, Urban Land Institute, LA, August 2009 Newsletter. http://www.uli-la.org/node/326 • “Seeking Urban Parking Solutions,” with Brian O’Looney in Places: Forum of Design of the Public Realm, (Summer, 2006) http:// repositories.cdlib.org/ ced/places/vol18/iss1/ OLooney_Payton/ • “Creating that Hometown Feeling” with Beth Hesler, in Defense Communities (Sept./Oct., 2005) http:// www.phma.com/ PHMA_DOWNLOADS/2005.SeptOct.DC.pdf • “Greyfields: Pursuing the Smaller Increment”, in Land Development (Summer, 2003) http://www. lisc.org/duluth/about_us/ publications_8468/revitalizing_8733.pdf • “Rebuilding in Older Neighborhoods,” in Land Development (Summer, 2002) • “Ispartakule: A Neighborly Mix,” with John F. Torti, Urban Land, (March,1998) • “Patrick Geddes’ Plan for Tel Aviv,” The New City 3: “The Rational City,” (1996) Select Speaking Engagements: • “Utilizing Affordable Housing to Catalyze Redevopment at TODs” at Congress for the New Urbanism (CNU), Seattle, WA 2016 • “Transit as a Catalyst for Redevelopment in Busan” Keynote speaker at TOD conference in Busan, South Korea, 2015 • “Transit as a Catalyst for Redevelopment in Panama” Keynote speaker at Panama Green-Build Conference, Panama City, Panama, 2017 • “The Redevelopment of Westminster Mall” at American Planning Association (APA) Conference, Phoenix, AZ, 2015 • “Colin Rowe’s Influence on the practice of New Urbanism”, Retrospective on Colin Rowe Conference, Rome, Italy, 2015 • ULI-Center for Balanced Development of the West, Transit-Oriented Development TAP, Seattle, 2009 • “Station Typologies: designing station areas to be context sensitive” Railvolution Conference, 2009 • Speaker on Transit Oriented Development at: • ICSC Conference, Honolulu, June 2010 • Inaugural Israeli Mayors’ Institute on City Renewal, June, 2010 12 resume Timothy Nash • Associate Project Manager Education • Bachelor of Architecture, University of Miami, 2016 Foothill Blvd/Route 66 Corridor Santa Monica Exposition Park Mr. Nash thrives in his role as urban designer at Torti Gallas where he contributes to the firms legacy of placemaking. His works ranges from small infill projects to large scale planned communities. He is adept in the technical aspects of form-based codes and design guidelines as well as the artistry of master planning. Selected Project Experience Foothill Boulevard/Route 66 Corridor Plan and Code, Rancho Cucamonga CA - In collaboration with Sargent Town Planning, Torti Gallas is preparing a vision plan and code update for the 6.5 mile Foothill Boulevard (Historic Route 66) Corridor in the center of Rancho Cucamonga, and working with City staff to update mixed-use development standards for this area. Based on the TG+P-generated building typologies and the STP-generated block structure, street and open space types, City staff will be updating their existing mixed-use development standards. Westminster New Downtown, Westminster, CO - Torti Gallas worked with the City of Westminster to create a dramatic vision for a new mixed-use downtown to replace a demolished indoor shopping mall situated midway between the burgeoning Denver – Boulder tech corridor. The 105-acre site, which is adjacent to a planned new station of Denver’s RTD Train line, will be transformed into a town center with a permeable street grid, a retail-lined main street, a network of public open spaces, and a mix of retail, residential, commercial, and public uses. Form-based development standards and open space guidelines will guide future development as the downtown matures. Downtown Specific Plan, Santa Monica, CA - Torti Gallas led the urban design effort and managed a robust public outreach process and diverse subconsultant team for the City of Santa Monica. This Plan laid the ground work for a pedestrian-oriented evolu- tion of the district with the arrival of the Exposition Line and other major civic projects. The plan capitalized on the energy and vitality of the Third Street Promenade and seeks to expand and extend this energy to the east and west. The plan lavishes attention on the public realm through streetscaping improvements and roadway reconfigurations to prioritize pedestrian safety and multi-modal transit accessibility. The planning process includes dozens of meetings with stakeholders and the public, as well as the develop- ment of a 3D Town Information Modeling® (TIM®) used to test various land use and development alternatives to arrive at design standards that are predictable and flexible to promote creative and elegant buildings and public space. Campus Town Specific Plan, Seaside, CA - Formerly part of Fort Ord, Torti Gallas is working with the City of Seaside to create a plan for the future development of an 85 acre site consistent with the For Ord Reuse Base Reuse Plan (BRP). Torti Gallas led a week-long charrette with community members and stakeholders to create a walkable, Mixed-Use Urban Village with arts and entertainment, retail, housing, visitor lodging and employment space for the University student population. Downtown Specific Plan, Sacramento, CA – Anticipating the construction of the new Downtown streetcar, the plan crafts a new policy recommendations to support TOD around the station areas, and create a more livable downtown area. As part of the effort, TG+P is crafting a Public Arts Plan, updating existing Design Guidelines and recom- mending Zoning Ordinance changes. East Pleasanton Master Plan, East Pleasanton, CA - Utilizing the principles of New Urbanism that focus on walkability, connectivity, providing for civic spaces, and a mix of housing types, this project is designed as the first phase for a master plan covering a much larger site area. While this plan is designed to create a sense of place in and of itself, it is also designed to seamlessly connect to later phases. In order to encourage walkability and community interaction, the plan utilizes the concept of ‘complete streets,’ in which motor vehicles, bicycles, and pedestrians are equal constituents. Exposition Park Master Plan, Los Angeles, CA – Torti Gallas is leading a multi- disciplinary team of design and planning professionals in creation of a new Master Plan. Working with the State of California and the nine separate institutions, the goal of the Plan is to provide a unifying thread to tie together the spaces and the institutions, while adding green-space, reducing the dominance of the automobile, and providing a more joyful experience for visitors to the park and its various institutions. 13 Education • Associates Degree, Architectural Technology, Montgomery College, 1992 Walter Reed Chauncey Hills ANATOLIUM MARMARA Mr. Rollison has over 23 years experience in the planning and design of mixed-use, retail, entertainment, hospitality, residential, waterfront, and transit-oriented developments in the United States and abroad. His collaborative approach to projects and his astute knowledge of place creation specific to mixed-use environments result in unique and marketable design solutions focused on community. Mr. Rollison is renowned for creating successful places, while providing high quality client service. He is expert at making informed development decisions, maximizing site potential and project viability while providing imaginative and innovative designs. With a strong background in strategic and master planning, and conceptual and architectural design, Mr. Rollison is able to produce successful projects that create value for clients and communities alike. Selected Project Experience Town Center at the Parks at Walter Reed, Washington, DC - Torti Gallas is part of the winning team selected by the District of Columbia to redevelop the former Walter Reed Army Medical Center site. The 67-acre Parks at Walter Reed will include nearly 2,000 new residences and 725,000 SF of office, hotel, retail and arts/creative uses. Additionally, the development plan will position The Parks at Walter Reed as a major economic growth engine for the District, generating over 4,500 jobs during development and over 1,600 permanent jobs at full build-out, an estimated $37 million in annual revenue, and over $1 billion in direct investment. Viva White Oak (fomerly LifeSci Village), Montgomery County, MD - Master planning and design of a 184 acre Life Sciences Mixed-Use Village to include 3,000,000 SF of residential, 1,000,000 SF of office, 250,000 SF of retail, a 200-room hotel, research and development space, academic institutions, and entertainment venues. Chauncey Hill, West Lafayette, IN - A new mixed-use development near Purdue University that will include retail, restaurant, residential, hotel and office space. It is located along the high-profile State Street Corridor. Ford Redevelopment Site, St. Paul, MN - a vibrant and integrated neighborhood that embraces active and healthy living with its walking and biking trail network, pays homage to the history and heritage of the site and its place in the community. The proposed Master Plan incorporates programming and events in a variety of spaces. Social and experiential gathering places are critical to the success of “place”. A multipurpose town center park will transform from a farmer’s market locale to an outdoor movie venue to an ice rink and holiday village at year’s end. Planning for these events is important to foster a sense of community and ownership for the residents. Likewise, when events are not occurring, these spaces must stand on their own and be rich with amenities. Twinbrook Metroplace, Rockville, MD - Site Plan Approval of a new mixed-use development consisting of 5 high-rise mixed-use buildings which include 811 residential units, 39,000 SF of retail, 162,000 SF of office, restaurants, a health club and a 109- room hotel all within a 10-minute walk to Metro’s Twinbrook Station. Midland Westridge Commons, Midland, TX - Creation of a regional destination for the Midland/Odessa combined market. The program includes retail, residential, office and hotel uses and is envisioned as a place for residents to live, work, play and gather with family and friends. Mellody Farm, Vernon Hills, Illinois - A 320,000 SF mixed use center. Working as a design consultant with Regency Centers, Torti Gallas was retained to ensure the project’s design intent, character and vision are realized for the retail development. The District at Clifton Heights Cincinnati, OH - Redevelopment of a 5.8-acre parcel adjacent to the University of Cincinnati. It will be an active, mixed use development that would capitalize on Straight Street’s active pedestrian area with lively outdoor seating. Experience Prior to Joining Torti Gallas Cascades Overlook, Sterling, VA - Mixed-use development to include 220 new residential units, shopping and dining destinations all with breathtaking views of the Potomac River. Micheal D . Rollison • Placemakingresume 14 Mr. Zork is a Senior Planner and Urban Designer with extensive experience in integrated town planning, transit oriented development, large scale sustainable master planning, inner city revitalization, neighborhood design, design guidelines and contextual architecture. Mr. Zork’s work experience allows him to immerse himself into a project’s context, keenly understanding the clients vision, and articulate plans that deliver places of the highest caliber to reinforce the client’s brand and celebrate local cultures. Selected Project Experience Crystal City Master Plan, Arlington County, VA - Creation of a preferred Concept Plan with strong urban and architectural design guidelines and a policy framework to be used in future development. Arlington County initiated the Master Planning process, which included a public charrette, following Federal Government BRAC decisions which will leave over 4,000,000 sf of existing office space available in Crystal City over the next 10 years. Torti Gallas created a TOD, mixed-use, pedestrian friendly vision for the future of the City and facilitated a public process to see this Master Plan through to realization. The City will be the new site of Amazon’s new HQ2. This LEED-ND Certified Master Plan was entitled and adopted by the Arlington County Planning Commission and the Arlington County Board. Town Center at the Parks at Walter Reed, Washington, DC - Torti Gallas is part of the winning team selected by the District of Columbia to redevelop the former Walter Reed Army Medical Center site. The 67-acre Parks at Walter Reed will include nearly 2,000 new residences and 725,000 SF of office, hotel, retail and arts/creative uses. Additionally, the development plan will position The Parks at Walter Reed as a major economic growth engine for the District, generating over 4,500 jobs during development and over 1,600 permanent jobs at full build-out, an estimated $37 million in annual revenue, and over $1 billion in direct investment. Downtown Specific Plan, Santa Monica, CA - The Plan seeks to lay the ground work for a pedestrian-oriented evolution of the district with the coming of light rail and other major civic projects. The plan capitalizes on the energy and vitality of Santa Monica’s Third Street Promenade and seeks to expand and extend this energy to the east and west. Design and development standards focus on the design of the sidewalk and building facades that front it to create human-scale, attractive and inviting frontages. Downtown Wyandanch, Babylon, NY - Torti Gallas led a multi-discipline team to create a highly sustainable and implementable TOD plan, undertake a corridor study, and create a new form-based zoning ordinance. The Town is pursuing LEED-ND certification of this 135 acre brownfield revitalization that will include 1,300 new homes, 150,000 SF of retail, 70,000 SF of civic space and parking for 2,000 cars. Westminster New Downtown, Westminster, CO - Torti Gallas worked with the City of Westminster to create a dramatic vision for a new mixed-use downtown to replace a demolished indoor shopping mall situated midway between the burgeoning Denver – Boulder tech corridor. The 105-acre site, which is adjacent to a planned new station of Denver’s RTD Train line, will be transformed into a town center with a permeable street grid, a retail-lined main street, a network of public open spaces, and a mix of retail, residential, commercial, and public uses. Form-based development standards and open space guidelines will guide future development as the downtown matures. Viva White Oak (fomerly LifeSci Village), Montgomery County, MD - Master planning and design of a 184 acre Life Sciences Mixed-Use Village to include 3,000,000 SF of residential, 1,000,000 SF of office, 250,000 SF of retail, a 200-room hotel, research and development space, academic institutions, and entertainment venues. Ford Redevelopment Site, St. Paul, MN - a vibrant and integrated neighborhood that embraces active and healthy living with its walking and biking trail network, pays homage to the history and heritage of the site and its place in the community. The proposed Master Plan incorporates programming and events in a variety of spaces. Social and experiential gathering places are critical to the success of “place”. A multipurpose town center park will transform from a farmer’s market locale to an outdoor movie venue to an ice rink and holiday village at year’s end. Planning for these events is important to foster a sense of community and ownership for the residents. Likewise, when events are not occurring, these spaces must stand on their own and be rich with amenities. Education • Bachelor of Science in Architecture, Andrews University, 2005 • Master of Architecture, Andrews University, 2006 Registration • Certified Planner, AICP, 2015 • LEED Accredited Professional, 2009 Santa Monica Walter Reed Crystal City resume Timothy Zork, AICP, LEED AP BD+C • Town Information Modeling® 15 16 SARGENT TOWN PLANNING Sargent Town Planning is an urban planning consulting firm, specializing in the planning and design of sustainable pedestrian- and transit-oriented neighborhoods, districts, towns and cities. Founded by David Sargent in Ventura, California in 1995 and based in Los Angeles since 2009, the firm provides a full range of urban planning and design services to public and private clients throughout the United States. Our urban planning and design work integrates human-scale, pedestrian-oriented public space networks and multi-modal transportation systems with civic facilities and private development of all types to form complete, coherent and walkable communities. Much of our work is based on our analysis and understanding of the most successful California towns and cities, and the adaptation of timeless, regionally derived design principles to modern commercial, residential, mixed-use and industrial development. Our process is typically centered around public workshops and design charrettes in which all stakeholders - the client, the consultant team, municipal officials, neighbors, special interest groups, the general public - can effectively collaborate in the planning and design of the project. Beginning with a comprehensive analysis of the planning area and its physical, economic, regulatory and political realities and context, we organize a sustained community conversation through which alternatives are discussed and tested, converging on a preferred vision plan. After clarifying and developing consensus around that community vision, we “reverse engineer” the future vision into a systematic sequence of strategies, actions, policies, regulations, guidelines and procedures capable of implementing that vision through coordinated public and private improvements over time. Implementation tools typically include regulating (zoning and circulation) plans, public realm design and performance standards for street networks and other public spaces, vision-based development codes to guide the placement, scale, massing and use of buildings, along with implementation and financing strategies. Throughout the process we prepare conceptual development plans, perspectives, and three-dimensional massing models to illustrate the urban intentions of the plan, and the feasibility of the draft regulations and design guidelines. For many projects we also provide a range of post-adoption development implementation services to help ensure that the community’s vision is realized. For each project we assemble a team of professionals tailored to meet the client’s requirements, including in-house experts and consulting professionals. Teams typically include architects, planners, landscape architects, civil and transportation engineers, urban economists, environmental consultants and others. For design charrettes all team members are assembled on the site for a period of four to ten days. The firm’s current and recent projects range in size from single neighborhoods to entire cities, and in scale and character from greenfield neighborhoods and village scale downtowns to transit-oriented metropolitan districts. Current projects include downtown revitalization plans, greenfield neighborhoods for town expansion, transit station area plans and transit-oriented corridor transformation plans and codes, and design guidelines for historic neighborhoods. Deliverables include vision plans, specific plans, area plans, general plans, and form-based and hybrid development codes and design guidelines. FIRM PROFILE 17DEVELOPMENT OF AN AREA PLAN FOR THE HIGHWAY 111 CORRIDOR Response to City of La Quinta’s RFP for the Sargent Town Planning General Plan Update/111 Corridor Plan 2017-2018 (with Fehr & Peers) Downtown Specific Plan, Indio, CA 2018 Les Johnson, former Community Development Director, Indio, CA ljohnson@cityoflosalamitos.org | 562.431.3538 x300 General Plan Update/111 Corridor Plan and Code, Palm Desert, CA 2015-2016 (with Fehr & Peers) Ryan Stendell, Community Development Director rstendell@cityofpalmdesert.org | 760.776.6386 Foothill Boulevard/Route 66 Corridor Plan and Code Rancho Cucamonga, CA 2018 (with Torti Gallas) Matt Burris, Deputy City Manager Matt.Burris@cityofrc.us | 909.477.2700 Fontana General Plan Update/Downtown Area Plan 2016-2017 Debbie Brazill, Deputy City Manager dbrazill@fontana.org |909.350.6727 REFERENCES 18 SARGENT TOWN PLANNING EXPERIENCE Sargent Town Planning Los Angeles, CA Principal, 2009-present Moule & Polyzoides Pasadena, CA Senior Associate, 2007-2009 HDR Town Planning Ventura & San Francisco, CA Principal, 2005-2007 Sargent Town Planning Ventura & Berkeley, CA Principal, 1995-2005 Rasmussen & Associates Ventura, CA Principal/Designer, 1981-1995 CERTIFICATION/AFFILIATION Licensed Architect, California, No.15,071 Congress for the New Urbanism, Charter Member EDUCATION Brown University, Providence, Rhode Island B.A., Geology and Theater Design, 1975 Rice University, Houston, TX Master of Architecture, 1981 AWARDS Driehaus Form-Based Code Award, 2017 University Neighborhood Code, Palm Desert Driehaus Form-Based Code Award, 2008 Midtown Corridors Code, Ventura, CA HDR, Principal-in-Charge “Against All Odds” Award (SCAG), 2018; Downtown Corridor Specific Plan, San Fernando, CA Pinnacle Award for Public Space, International Downtown Association, 2014, Lancaster Boulevard Transformation Moule & Polyzoides, Project Director SELECTED LECTURES & OUTREACH Infill That Fits In, 2015 Congress of Neighborhoods, City of Los Angeles, CA Density in Historic Districts, National Trust for Historic Preservation Conference, Spokane, WA , October 2012 Green Urbanism, Congress for the New Urbanism, Denver, CO, June 2009. David Sargent has practiced architecture and urban planning for over years, for the past 25 focusing on the planning and design of pedestrian-oriented and transit-oriented neighborhoods, districts, corridors, towns and cities. He has assembled and directed multidisciplinary teams for urban projects throughout the country, ranging in size from infill projects to multi-neighborhood master plans and entire town, and ranging in scale and character from rural hamlets and small towns to major metropolitan districts and corridors. David’s recent and current project experience includes vision plans, general plans, regulatory codes and implementation strategies for neighborhoods, mixed-use employment districts, downtowns and urban corridor transformation projects throughout California and in Texas, Florida and New York. His downtown and mixed- use district experience includes urban design plans and vision-based development standards in Indio, Palm Desert, Fontana, San Fernando, Burbank, Beverly Hills, Claremont, Soledad, Paso Robles, Ventura, Fremont, Fresno, San Juan Capistrano, Ventura, Oxnard, Hercules, Petaluma and other communities. The Lancaster Boulevard Transformation for downtown Lancaster that he led while a senior associate with another firm has been constructed and won multiple national and international awards, and has led to a series of varied planning assignments for the City of Lancaster over the past 8 years. SELECTED PROJECT EXPERIENCE • Midtown Corridor Plan and Downtown Specific Plan, Indio, CA • City Center Plan and General Plan Update, Palm Desert, CA • City Center Plan and General Plan Update, Fontana, CA • Village South TOD Specific Plan, Claremont, CA • Mixed-Use Development Standards and Guidelines, Burbank, CA • Foothill / Route 66 Corridor Vision Plan and Code Update, Rancho Cucamonga, CA • Downtown Form-Based Code and Design Guidelines, Oxnard, CA • Downtown Corridor Specific Plan, San Fernando, CA • Form-Based Street Design Guidelines, Pasadena, CA • Wilshire Corridor Theater District Plan, Beverly Hills, CA • Fulton Corridor and Downtown Neighborhoods Plan, Fresno, CA* • City Center Precise Plan, Fremont, CA • Downtown Neighborhood T.O.D. Zoning, Lancaster, CA • Downtown Specific Plan, Ventura, CA • Uptown & Town Centre Specific Plan, Paso Robles, CA* • Historic Town Center Master Plan and Code, Hercules, CA • Lancaster Boulevard Streetscape Transformation, Lancaster, CA* • Historic Town Center Plan and Code, San Juan Capistrano, CA • North Bayshore Employment District Precise Plan, Mountain View, CA * Experience while a senior associate at another firm. DAVID SARGENT Principal in Charge 19DEVELOPMENT OF AN AREA PLAN FOR THE HIGHWAY 111 CORRIDOR Response to City of La Quinta’s RFP for theSARGENT TOWN PLANNING Peter VanderWal is a practiced urban designer with over a dozen years of planning experience in California. He regularly manages complex urban projects and multi-disciplinary teams, and leads design on most of the firm’s work. Having worked on and led numerous pedestrian- and transit-oriented urban projects ranging widely in size, scale and character, and having participated in over 30 design charrettes, Peter brings a wealth of design experience and creative problem solving to each project he is a part of. Peter’s current and recent urban project experience includes vision plans, development codes, specific plans and design guidelines for downtowns, districts, neighborhoods, and urban corridors across the country. His downtown plan experience ranges from a 30-acre village scale town center in Ventura County, to a 400 acre expansion for downtown San Antonio, TX, and includes downtown public realm and conceptual building design for Ventura, Saticoy, Lancaster, San Juan Capistrano, Soledad, King City, among others. His project contributions typically include coordination of the master plan and public realm framework, streetscape transformation design and modeling, urban design detailing, presentation graphics of all types, and the design and production of master plan and code documents. SELECTED PROJECT EXPERIENCE • Village South TOD Specific Plan, Claremont, CA • Mixed-Use Development Standards and Guidelines, Burbank, CA • Downtown Oxnard Form-Based Code and Design Guidelines, Oxnard, CA • Downtown Corridor Specific Plan, San Fernando, CA • Downtown Area Plan, Fontana, CA • Form-Based Street Design Guidelines, Pasadena, CA • City Center Precise Plan, Fremont, CA • North Bayshore Employment District Precise Plan, Mountain View, CAHighway 111 • Lancaster Boulevard Streetscape Transformation, Lancaster, CA* • Corridor Plan and General Plan Update, Palm Desert, CA • Downtown Neighborhood T.O.D. Zoning, Lancaster, CA • Gateways, Corridors, and Centers Plan, Lancaster, CA • Zoning Code Update and Complete Streets Guidelines, Techachapi, CA • Downtown Specific Plan, Soledad, CA • International Boulevard TOD Corridor Plan, Oakland, CA • Southeast Transit Village Plan, Lancaster, CA • 3rd Street Corridor Specific Plan, East Los Angeles, Los Angeles, CA* • McCullough Corridor and Town Center Plan, Olmos Park, TX • Uptown and Town Centre Specific Plan, Paso Robles, CA* • Bellevue Corridor TOD Community Plan, Merced, CA • Town Center Master Plan and Code, San Juan Capistrano, CA * Experience while with another firm. EXPERIENCE Sargent Town Planning Los Angeles, CA Sr Urban Designer / Project Manager; 2009-Present Raimi + Associates Los Angeles & Berkeley, CA Design Associate, 2009-2011 Moule & Polyzoides Pasadena, CA Project Manager, 2005-2009 Metroland Media Group Toronto, Ontario, Canada G.I.S & Market Research Analyst, 2003 EDUCATION University of Waterloo, Waterloo, Ontario, Canada Honors Urban Planning, 2003 Calvin College, Grand Rapids, MI Bachelor of Arts, Interdisciplinary, 2005 AWARDS Driehaus Award, Congress for the New Urbanism, 2017; University Neighborhoods Specific Plan and Form- Based Code, Palm Desert, CA “Against All Odds” Award (SCAG), 2018; Downtown Corridor Specific Plan, San Fernando, CA Outstanding Focus Issue Award (APA), 2011; Santa Ana Renaissance Specific Plan, Santa Ana, CA Moule & Polyzoides, Team Member Award of Merit, Planning Excellence in Implementation, (APA), 2011 Lancaster Boulevard Streetscape Master Plan, Lancaster, CA Moule & Polyzoides, Team Member Charter Award, Congress for the New Urbanism, 2009; River North Master Plan, San Antonio, TX Moule & Polyzoides, Team Member PETER VANDERWAL Sr Urban Designer / Project Manager SARGENT TOWN PLANNING Peter VanderWal is a practiced urban designer with over a dozen years of planning experience in California. He regularly manages complex urban projects and multi-disciplinary teams, and leads design on most of the firm’s work. Having worked on and led numerous pedestrian- and transit-oriented urban projects ranging widely in size, scale and character, and having participated in over 30 design charrettes, Peter brings a wealth of design experience and creative problem solving to each project he is a part of. Peter’s current and recent urban project experience includes vision plans, development codes, specific plans and design guidelines for downtowns, districts, neighborhoods, and urban corridors across the country. His downtown plan experience ranges from a 30-acre village scale town center in Ventura County, to a 400 acre expansion for downtown San Antonio, TX, and includes downtown public realm and conceptual building design for Ventura, Saticoy, Lancaster, San Juan Capistrano, Soledad, King City, among others. His project contributions typically include coordination of the master plan and public realm framework, streetscape transformation design and modeling, urban design detailing, presentation graphics of all types, and the design and production of master plan and code documents. SELECTED PROJECT EXPERIENCE • Village South TOD Specific Plan, Claremont, CA • Mixed-Use Development Standards and Guidelines, Burbank, CA • Downtown Oxnard Form-Based Code and Design Guidelines, Oxnard, CA • Downtown Corridor Specific Plan, San Fernando, CA • Downtown Area Plan, Fontana, CA • Form-Based Street Design Guidelines, Pasadena, CA • City Center Precise Plan, Fremont, CA • North Bayshore Employment District Precise Plan, Mountain View, CAHighway 111 • Lancaster Boulevard Streetscape Transformation, Lancaster, CA* • Corridor Plan and General Plan Update, Palm Desert, CA • Downtown Neighborhood T.O.D. Zoning, Lancaster, CA • Gateways, Corridors, and Centers Plan, Lancaster, CA • Zoning Code Update and Complete Streets Guidelines, Techachapi, CA • Downtown Specific Plan, Soledad, CA • International Boulevard TOD Corridor Plan, Oakland, CA • Southeast Transit Village Plan, Lancaster, CA • 3rd Street Corridor Specific Plan, East Los Angeles, Los Angeles, CA* • McCullough Corridor and Town Center Plan, Olmos Park, TX • Uptown and Town Centre Specific Plan, Paso Robles, CA* • Bellevue Corridor TOD Community Plan, Merced, CA • Town Center Master Plan and Code, San Juan Capistrano, CA * Experience while with another firm. EXPERIENCE Sargent Town Planning Los Angeles, CA Sr Urban Designer / Project Manager; 2009-Present Raimi + Associates Los Angeles & Berkeley, CA Design Associate, 2009-2011 Moule & Polyzoides Pasadena, CA Project Manager, 2005-2009 Metroland Media Group Toronto, Ontario, Canada G.I.S & Market Research Analyst, 2003 EDUCATION University of Waterloo, Waterloo, Ontario, Canada Honors Urban Planning, 2003 Calvin College, Grand Rapids, MI Bachelor of Arts, Interdisciplinary, 2005 AWARDS Driehaus Award, Congress for the New Urbanism, 2017; University Neighborhoods Specific Plan and Form- Based Code, Palm Desert, CA “Against All Odds” Award (SCAG), 2018; Downtown Corridor Specific Plan, San Fernando, CA Outstanding Focus Issue Award (APA), 2011; Santa Ana Renaissance Specific Plan, Santa Ana, CA Moule & Polyzoides, Team Member Award of Merit, Planning Excellence in Implementation, (APA), 2011 Lancaster Boulevard Streetscape Master Plan, Lancaster, CA Moule & Polyzoides, Team Member Charter Award, Congress for the New Urbanism, 2009; River North Master Plan, San Antonio, TX Moule & Polyzoides, Team Member PETER VANDERWAL Sr Urban Designer / Project Manager 20 SARGENT TOWN PLANNING Yuan Liu is a key member of the STP design team, applying her significant skills in 2-D and 3-D graphics and illustration to all of our projects. Her contributions extend from documenting, mapping, analyzing and diagramming existing urban conditions, to designing, diagramming and illustrating plan alternatives, to preparing highly illustrative 3-D models. Her 3-D modeling and illustration work is central to our conceptual design development and design presentations, clearly illustrating the place-making power of coordinated public realm and private development design for both technical and lay audiences. As the work progresses through the conceptual design and public engagement stages to plan and code preparation - and in some cases final design for construction - her clear designs and precise models provide illustrations for the plan and form-based codes and for detailed design. SELECTED PROJECT EXPERIENCE • Village South TOD Specific Plan, Claremont, CA • Highway 111/ City Center Plan, Palm Desert, CA • Downtown Area Plan, Fontana, CA • Mixed-Use Development Standards and Guidelines, Burbank, CA • San Pablo Corridor Streetscape Transformation, Palm Desert, CA • Downtown Oxnard Form-Based Code and Design Guidelines, Oxnard, CA • Downtown Corridor Specific Plan, San Fernando, CA • Southeast Community Plan, Beverly Hills, CA • Form-Based Street Design Guidelines, Pasadena, CA • City Center Precise Plan, Fremont, CA • North Bayshore Employment District Precise Plan, Mountain View, CA • Downtown Vision Plan, Oxnard, CA • Neighborhood Planning, Ojai, CA • North Bayshore Precise Plan, Mountain View, CA • Health District Master Plan, Lancaster, CA • North Eastern Sphere Annexation Neighborhoods, Rancho Cucamonga, CA • Lancaster Auto Mall Streetscape Improvements, Lancaster, CA • Oak Tree Neighborhood Specific Plan, Tehachapi, CA • Nason Street Corridor Plan, Moreno Valley, CA YUAN LIU Urban Designer EXPERIENCE Sargent Town Planning Los Angeles, CA Designer, 2015-present EDSA, Inc. Ft. Lauderdale, FL Designer, 2015 EDUCATION Washington University in St. Louis Master of Urban design | 2013.8-2014.8 Summer Program in Tokyo, Japan | 2014.5-2014.8 Tongji University Shanghai, China Bachelor of Urban Planning & Urban Design | 2008.9 - 2013.6 SARGENT TOWN PLANNING Yuan Liu is a key member of the STP design team, applying her significant skills in 2-D and 3-D graphics and illustration to all of our projects. Her contributions extend from documenting, mapping, analyzing and diagramming existing urban conditions, to designing, diagramming and illustrating plan alternatives, to preparing highly illustrative 3-D models. Her 3-D modeling and illustration work is central to our conceptual design development and design presentations, clearly illustrating the place-making power of coordinated public realm and private development design for both technical and lay audiences. As the work progresses through the conceptual design and public engagement stages to plan and code preparation - and in some cases final design for construction - her clear designs and precise models provide illustrations for the plan and form-based codes and for detailed design. SELECTED PROJECT EXPERIENCE • Village South TOD Specific Plan, Claremont, CA • Highway 111/ City Center Plan, Palm Desert, CA • Downtown Area Plan, Fontana, CA • Mixed-Use Development Standards and Guidelines, Burbank, CA • San Pablo Corridor Streetscape Transformation, Palm Desert, CA • Downtown Oxnard Form-Based Code and Design Guidelines, Oxnard, CA • Downtown Corridor Specific Plan, San Fernando, CA • Southeast Community Plan, Beverly Hills, CA • Form-Based Street Design Guidelines, Pasadena, CA • City Center Precise Plan, Fremont, CA • North Bayshore Employment District Precise Plan, Mountain View, CA • Downtown Vision Plan, Oxnard, CA • Neighborhood Planning, Ojai, CA • North Bayshore Precise Plan, Mountain View, CA • Health District Master Plan, Lancaster, CA • North Eastern Sphere Annexation Neighborhoods, Rancho Cucamonga, CA • Lancaster Auto Mall Streetscape Improvements, Lancaster, CA • Oak Tree Neighborhood Specific Plan, Tehachapi, CA • Nason Street Corridor Plan, Moreno Valley, CA YUAN LIU Urban Designer EXPERIENCE Sargent Town Planning Los Angeles, CA Designer, 2015-present EDSA, Inc. Ft. Lauderdale, FL Designer, 2015 EDUCATION Washington University in St. Louis Master of Urban design | 2013.8-2014.8 Summer Program in Tokyo, Japan | 2014.5-2014.8 Tongji University Shanghai, China Bachelor of Urban Planning & Urban Design | 2008.9 - 2013.6 21DEVELOPMENT OF AN AREA PLAN FOR THE HIGHWAY 111 CORRIDOR Response to City of La Quinta’s RFP for the SUSAN JACKSON HARDEN, INC. URBAN PLANNING, COMMUNITY ENGAGEMENT, & FACILITATION Susan J. Harden, FAICP, LEED AP, CNU-A Laguna Niguel, ca 92677 | susanjharden@yahoo.com | 949.422.0466 Susan J. Harden has a broad background in community development, engagement, and planning. For over twenty years, she has built her career around community-based planning and visioning, striving to create a network of healthier, more livable communities. She has provided planning, revitalization, and community engagement services to public clients across the country. As an educator, author, and presenter, Susan is committed to empowering communities to create positive and meaningful change. Susan was appointed to the California Planning Roundtable in 2012, an organization of experienced planning professionals whose mission is to provide a forum for prominent planners to exercise creativity and leadership in promoting understanding of California's critical public policy issues. She has taught urban planning courses at CalPoly Pomona University, CalState Fullerton and University California Irvine where she continues to teach a Healthy Neighborhoods practicum course in the graduate planning program. Susan is also a member of the Advisory Board for the Department of Planning and Public Policy at UCI. Susan recently served on the Social Equity Technical Advisory Committee for the development of ICLEI’s STAR Community Index, a community-wide sustainability rating system and is a member of the Board of Directors for Jamboree Housing, a non-profit affordable housing developer in California. Prior to her career as an urban planning consultant, Susan volunteered with the Peace Corps in Senegal, West Africa and with the AmeriCorps National Service Program in Kansas City. Additionally, she worked for a Kansas City-based non- profit environmental organization involved in local sustainable transportation, and environmental justice. Susan has also worked with the State of Arizona as a community planning specialist, providing technical planning support and assistance to rural and tribal communities. SELECT PUBLIC ENGAGEMENT EXPERIENCE  Etiwanda Heights Neighborhood & Conservation Plan (Rancho Cucamonga)  Laguna Beach Village Entrance Project (Laguna Beach, CA)  Enhanced Mobility and Complete Streets Transition Plan (Laguna Beach, CA)*  MobilityWorks Complete Streets Plans (Jacksonville, FL)*  Valley Boulevard Healthy Corridor Plan (San Bernardino County, CA)*  Corridor Revitalization Vision (St. Pete Beach, FL)*  Downtown Mobility & Revitalization Plan (Sonora, CA) *  A Vision for Downtown Wildomar (Wildomar, CA/SCAG) * Degrees M.E.P., 1998, Environmental Planning, Arizona State University B.A., 1993, Architectural Studies, University of Kansas B.A., 1993, Environmental Studies, University of Kansas Licenses/Certifications American Institute of Certified Planners, 1999 Certified Main Street Manager, National Main Street Center, 2002 Professional Certificate in Neighborhood Revitalization, NeighborWorks America, 2005 Certificate in Dialogue, Deliberation and Public Engagement, Fielding University, 2007 LEED Accredited Professional, 2008 Congress for the New Urbanism, CNU-A, 2009 SARGENT TOWN PLANNING Yuan Liu is a key member of the STP design team, applying her significant skills in 2-D and 3-D graphics and illustration to all of our projects. Her contributions extend from documenting, mapping, analyzing and diagramming existing urban conditions, to designing, diagramming and illustrating plan alternatives, to preparing highly illustrative 3-D models. Her 3-D modeling and illustration work is central to our conceptual design development and design presentations, clearly illustrating the place-making power of coordinated public realm and private development design for both technical and lay audiences. As the work progresses through the conceptual design and public engagement stages to plan and code preparation - and in some cases final design for construction - her clear designs and precise models provide illustrations for the plan and form-based codes and for detailed design. SELECTED PROJECT EXPERIENCE • Village South TOD Specific Plan, Claremont, CA • Highway 111/ City Center Plan, Palm Desert, CA • Downtown Area Plan, Fontana, CA • Mixed-Use Development Standards and Guidelines, Burbank, CA • San Pablo Corridor Streetscape Transformation, Palm Desert, CA • Downtown Oxnard Form-Based Code and Design Guidelines, Oxnard, CA • Downtown Corridor Specific Plan, San Fernando, CA • Southeast Community Plan, Beverly Hills, CA • Form-Based Street Design Guidelines, Pasadena, CA • City Center Precise Plan, Fremont, CA • North Bayshore Employment District Precise Plan, Mountain View, CA • Downtown Vision Plan, Oxnard, CA • Neighborhood Planning, Ojai, CA • North Bayshore Precise Plan, Mountain View, CA • Health District Master Plan, Lancaster, CA • North Eastern Sphere Annexation Neighborhoods, Rancho Cucamonga, CA • Lancaster Auto Mall Streetscape Improvements, Lancaster, CA • Oak Tree Neighborhood Specific Plan, Tehachapi, CA • Nason Street Corridor Plan, Moreno Valley, CA YUAN LIU Urban Designer EXPERIENCE Sargent Town Planning Los Angeles, CA Designer, 2015-present EDSA, Inc. Ft. Lauderdale, FL Designer, 2015 EDUCATION Washington University in St. Louis Master of Urban design | 2013.8-2014.8 Summer Program in Tokyo, Japan | 2014.5-2014.8 Tongji University Shanghai, China Bachelor of Urban Planning & Urban Design | 2008.9 - 2013.6 22 Hoffman Strategy Group is a boutique, national real estate advisory firm. Clients hire us because we have the distinct ability to dive deeply into the nuances of retail and non-retail real estate in any given market in the United States. We provide a purview of in-depth analysis, from conception to the end product. Representative services generally include: • Master planning and site-specific development and redevelopment • Retail, residential, hotel and mixed-use feasibility • Highest-and-best use analysis • Location analytics for property acquisition, disposition, development, redevelopment and repositioning • Revenue forecasting for leasing and asset management to maximize long-term value, opportunities and ROI • Execution and partnering with property owner/developer for merchandising and leasing Hoffman Strategy Group brings clarity to the complexities of a project relative to its competitive position in the marketplace. Sound market insights are used as a predictive measure of retail, residential, food and beverage, entertainment and hotel market potential. In simple terms, we provide the Economics of Location. Our sound market insights are critical in risk mitigation and return on property value for: • Property owners of shopping malls and centers • Developers of retail, multifamily, hospitality and mixed-uses • Real estate investment trusts • Investment advisory firms • Private equity, lenders and strategic buyers • Key local government stakeholders Hoffman Strategy Group quantifies complexities in terms of viable market opportunities: square footage; number of units or keys; merchandising mix, product types and brands; sales and revenue forecasts; market timing and life cycle; net operating income and return on investments for: • Grocery-Anchored Centers • Regional Malls, Power Centers, Lifestyle Centers • Downtown and Urban Infill Retail and Mixed-Uses • High Street and Trade Corridors • Distressed Malls and Centers • Adaptive Reuse • Master Planned Town Centers Sample list of Hoffman Strategy Group client relationships who found value in receiving focused, coherent and comprehensive advice that supported their bottom line decisions; unique knowledge that translated into consistent, credible recommendations and compelling strategic guidance: • Equity One (NYSE: EQY) • McCaffery Interests • The NHP Foundation • Normandy Real Estate Partners/Princeton University • RED Development • Rouse Properties (NYSE: RSE) • Seritage Growth Properties (NYSE: SRG) • StreetLights Residential • The University of Chicago • Municipalities in Kansas City, MO MSA • Municipalities in Cleveland, MO MSA 23DEVELOPMENT OF AN AREA PLAN FOR THE HIGHWAY 111 CORRIDOR Response to City of La Quinta’s RFP for the Hoffman Strategy Group Pete Carmichael City of Irvine Community Development 949.724.6470 cd@cityofirvine.org Bill Brown EVP Development & Redevelopment Brixmor Property Group (formerly Equity One) 450 Lexington Avenue, 13th Floor New York, NY 10017 800.468.7526 bill.brown@brixmor.com Kris Bauman SVP Development Normandy Real Estate Partners 575 Lexington Avenue New York, NY 10022 kbauman@normandyrealty.com Gerald Divaris Chairman & CEO Divaris Real Estate 4525 Main Street, Suite 900 Virginia Beach, VA 23462 757.497.2113 gdivaris@divaris.com REFERENCES 24 7Request for Qualifications REDEVELOPMENT OF EASTERN HILLS MALL Jerry Hoffman Principal Real Estate Advisor Hoffman Strategy Group Jerry Hoffman is the Founder of Hoffman Strategy Group. Mr. Hoffman is an Economist with extensive national experience in implementing supply-and-demand analytics to produce market and feasibility studies for the development or redevelopment of retail, residential and hospitality and their integration in mixed-use environments. Mr. Hoffman is a highly sought-after expert resource and trusted advisor because of his unique economic perspective offering a comprehensive range of insight reaching across all areas of real estate markets. Jerry provides sales projections, site location analytics for acquisition, development, leasing and asset management and incorporates quantitative and behavioral economics of location for the optimal mix of uses and tenants. Clients include publicly-traded REIT’s and privately-held real estate companies. Dan Sheridan Principal Real Estate Advisor Hoffman Strategy Group Dan Sheridan, J.D., is a Partner of Hoffman Strategy Group. Mr. Sheridan is nationally recognized for his extensive background in the shopping center industry, mixed-use master planning and programing, and his experience in general redevelopment and repositioning of retail assets. Mr. Sheridan worked to develop value creation strategies that included asset redevelopment and repositioning as Chief Operating Officer of Centennial Real Estate. As President of the Retail Properties Division at the Irvine Company, Dan was responsible for their Retail Properties portfolio, including Fashion Island in Newport Beach, the Irvine Spectrum Center in Irvine and the Market Place in Irvine and Tustin, California. At General Growth Properties (GGP), Mr. Sheridan was their Executive Vice President of Asset Management responsible for overall financial and operational performance, including new development, redevelopment, leasing, marketing and operations of a 50M SF portfolio spread across multiple states. Jeff Green Market Research/Retail Merchandising Hoffman Strategy Group Jeff Green is a Partner of Hoffman Strategy Group. Mr. Green is also the President and CEO of Jeff Green Partners. He has 30 years of extensive national consulting experience in the retail industry providing a full spectrum of analytical and data interpretive services. Jeff provides the kind of in- depth analysis that generates critical context, penetrating insight, sales projections, demographic profiles, feasibility studies and valuable strategic direction across the country and Internationally to leading retailers, property owners, and developers for development and repurposing ventures. When national media needs industry analysis, they turn to Mr. Green for his expertise, experience and insights on retail and redevelopment trends. Mr. Green was President of the Market Insite Group which specialized in developing web-based tools to assist retailers and property owners in site and tenant selection. He was also President and Owner of The Green Group which merged with the Market Insite Group in 2001. In total Mr. Green has had 35- years of experience of providing consulting services to retail, restaurant and entertainment tenants. 25DEVELOPMENT OF AN AREA PLAN FOR THE HIGHWAY 111 CORRIDOR Response to City of La Quinta’s RFP for the F i r m P r o f i l e : Fong Hart Schneider+Partners has practiced Landscape Architecture for fifty years. Since our inception in 1968, the firm has engaged in a variety of projects including institutional, corporate, commercial, urban design, redevelopment, mixed-use master plans, office and industrial complexes, urban housing, park design and restoration, streetscape design, housing developments and destination hotel developments. We are respected by our peers and clients as an in- novative consulting firm in the field of landscape architecture as evi- denced by the more than fifty regional and national awards received from the American Society of Landscape Architects and other profes- sional organizations. FHS+P provides planning, programming, project research, and land- scape architectural design. This includes the full range of services, from historical research and programming through construction ad- ministration. Planning includes site and master planning, site inven- tory, and site evaluation. We have an experienced professional staff of licensed profession- als who have been with the firm for over twenty years. The principal members of the firm are hands-on Landscape Architects personally involved with each project. Approach FHS+P is a collaborative practice. The firm’s emphasis on sharing of ideas is of great importance in the identification and resolution of de- sign issues. Although an individual partner is ultimately responsible for each project as Principal-in-Charge, every principal is involved in every project. As a result, each project reflects the shared wisdom and ideas of many people and utilizes the talents of the entire office. Consistent with this approach, the firm is not departmentalized; rather it is structured on a project basis, allowing the client to have continued and consistent communication with the design team. The same individuals remain on the project from beginning to end there- by giving the design Team a “project memory” and ensuring that cer- tain ideas and concepts continuously and smoothly grow and devel- op as the project evolves. F O N G H A R T S C H N E I D E R + P A R T N E R S 26 FONG HART SCHNEIDER + PARTNERS DAVID SCHNEIDER Vice President EDUCATION B.S. School of Landscape Architecture California Polytechnic University Pomona, California Graduated 1980 PROFESSIONAL AFFILIATIONS Registered Landscape Architect State of California - 1986 License 3367 PROFESSIONAL EXPERIENCE David Schneider, Principal-in-Charge, has managed the design and planning of a wide variety of landscape projects, ranging from educational and institutional campuses to mixed use housing, retail entertainment complexes, parks and aquariums. Mr. Schneider’s responsibilities include project planning, project design, project management, construction documentation and administration. His work at FHS+P has included: Project manager for Getty Museum construction documents for the Olin Partnership design; the Strybling Award winning Ritz Carlton Hotel landscape renovation in San Francisco, California. David managed the design of the SADI award winning Downtown Disney, a retail, dining, and entertainment complex at Dis- neyland in Anaheim, California; the design of the Long Beach Aquarium of the Pacific and Aquarium of the Pacific wave fountain in Long Beach, California. Current projects include the Port Lawrence a mixed use housing project in Palm Springs and the Nothern River Walk Masterplan with Moule Polyzoides Architects in San Antonio, Texas. Mr. Schneider joined FHS+P in 1980, is a registered landscape architect in Califor- nia, and a graduate of California State Polytechnic University at Pomona. Mr. Schneider has also lectured on the subject of drought tolerant plantings, sustainable landscape, and residential design for continuing education students. Some notable examples of Mr. Schneider’s wide range of project experience include: Jordan Downs Phase 1 Housing Plan and Streets, Los Angeles, California Jordan Downs Master plan and Parks for HACLA, Los Angeles, California South Gate Affordable Housing, South Gate, California (w/Torti Gallas + Partners) Mac Arthur Park Affordable Housing, Los Angeles, California (w/Torti Gallas + Partners) Riverparc Apartments, Santee, California Lancaster Blvd Streetscape, Lancaster, California Beverly Hills Golden Triangle Streetscape Development, Beverly Hills, California Lancaster Visual Corridor Study, Lancaster, California Lancaster Auto Mall Streetscape and Master plan, Lancaster California Playa Vista Retail Streetscape and Street Plans “Downtown Disney” - Anaheim, California Port Lawrence Mixed Use Housing, Palm Springs, California Disney’s Entry Esplanade @ California Adventure, Anaheim, California Paso Robles UpTown and Downtown Specific Plans, Paso Robles, California JW Marriot Hotel, Anaheim Garden Walk, Anaheim, California Long Beach Aquarium of the Pacific, Long Beach, California Queensway Bay Rainbow Harbor Aquarium Plaza and Fountain, Long Beach, California Santa Ana Specific Plan, Santa Ana, California Whittier Uptown Specific Plan, Whittier, California Placentia Town Center Specific Plan, Placentia California FONG HART SCHNEIDER + PARTNERS DAVID SCHNEIDERVice President EDUCATION B.S. School of Landscape Architecture California Polytechnic University Pomona, California Graduated 1980 PROFESSIONAL AFFILIATIONS Registered Landscape Architect State of California - 1986 License 3367 PROFESSIONAL EXPERIENCE David Schneider, Principal-in-Charge, has managed the design and planning of a wide variety of landscape projects, ranging from educational and institutional campuses to mixed use housing, retail entertainment complexes, parks and aquariums. Mr. Schneider’s responsibilities include project planning, project design, project management, construction documentation and administration. His work at FHS+P has included: Project manager for Getty Museum construction documents for the Olin Partnership design; the Strybling Award winning Ritz Carlton Hotel landscape renovation in San Francisco, California. David managed the design of the SADI award winning Downtown Disney, a retail, dining, and entertainment complex at Dis- neyland in Anaheim, California; the design of the Long Beach Aquarium of the Pacific and Aquarium of the Pacific wave fountain in Long Beach, California. Current projects include the Port Lawrence a mixed use housing project in Palm Springs and the Nothern River Walk Masterplan with Moule Polyzoides Architects in San Antonio, Texas. Mr. Schneider joined FHS+P in 1980, is a registered landscape architect in Califor- nia, and a graduate of California State Polytechnic University at Pomona. Mr. Schneider has also lectured on the subject of drought tolerant plantings, sustainable landscape, and residential design for continuing education students. Some notable examples of Mr. Schneider’s wide range of project experience include: Jordan Downs Phase 1 Housing Plan and Streets, Los Angeles, California Jordan Downs Master plan and Parks for HACLA, Los Angeles, California South Gate Affordable Housing, South Gate, California (w/Torti Gallas + Partners) Mac Arthur Park Affordable Housing, Los Angeles, California (w/Torti Gallas + Partners) Riverparc Apartments, Santee, California Lancaster Blvd Streetscape, Lancaster, California Beverly Hills Golden Triangle Streetscape Development, Beverly Hills, California Lancaster Visual Corridor Study, Lancaster, California Lancaster Auto Mall Streetscape and Master plan, Lancaster California Playa Vista Retail Streetscape and Street Plans “Downtown Disney” - Anaheim, California Port Lawrence Mixed Use Housing, Palm Springs, California Disney’s Entry Esplanade @ California Adventure, Anaheim, California Paso Robles UpTown and Downtown Specific Plans, Paso Robles, California JW Marriot Hotel, Anaheim Garden Walk, Anaheim, California Long Beach Aquarium of the Pacific, Long Beach, California Queensway Bay Rainbow Harbor Aquarium Plaza and Fountain, Long Beach, California Santa Ana Specific Plan, Santa Ana, California Whittier Uptown Specific Plan, Whittier, California Placentia Town Center Specific Plan, Placentia California FONG HART SCHNEIDER + PARTNERS DAVID SCHNEIDER Vice President EDUCATION B.S. School of Landscape Architecture California Polytechnic University Pomona, California Graduated 1980 PROFESSIONAL AFFILIATIONS Registered Landscape Architect State of California - 1986 License 3367 PROFESSIONAL EXPERIENCE David Schneider, Principal-in-Charge, has managed the design and planning of a wide variety of landscape projects, ranging from educational and institutional campuses to mixed use housing, retail entertainment complexes, parks and aquariums. Mr. Schneider’s responsibilities include project planning, project design, project management, construction documentation and administration. His work at FHS+P has included: Project manager for Getty Museum construction documents for the Olin Partnership design; the Strybling Award winning Ritz Carlton Hotel landscape renovation in San Francisco, California. David managed the design of the SADI award winning Downtown Disney, a retail, dining, and entertainment complex at Dis- neyland in Anaheim, California; the design of the Long Beach Aquarium of the Pacific and Aquarium of the Pacific wave fountain in Long Beach, California. Current projects include the Port Lawrence a mixed use housing project in Palm Springs and the Nothern River Walk Masterplan with Moule Polyzoides Architects in San Antonio, Texas. Mr. Schneider joined FHS+P in 1980, is a registered landscape architect in Califor- nia, and a graduate of California State Polytechnic University at Pomona. Mr. Schneider has also lectured on the subject of drought tolerant plantings, sustainable landscape, and residential design for continuing education students. Some notable examples of Mr. Schneider’s wide range of project experience include: Jordan Downs Phase 1 Housing Plan and Streets, Los Angeles, California Jordan Downs Master plan and Parks for HACLA, Los Angeles, California South Gate Affordable Housing, South Gate, California (w/Torti Gallas + Partners) Mac Arthur Park Affordable Housing, Los Angeles, California (w/Torti Gallas + Partners) Riverparc Apartments, Santee, California Lancaster Blvd Streetscape, Lancaster, California Beverly Hills Golden Triangle Streetscape Development, Beverly Hills, California Lancaster Visual Corridor Study, Lancaster, California Lancaster Auto Mall Streetscape and Master plan, Lancaster California Playa Vista Retail Streetscape and Street Plans “Downtown Disney” - Anaheim, California Port Lawrence Mixed Use Housing, Palm Springs, California Disney’s Entry Esplanade @ California Adventure, Anaheim, California Paso Robles UpTown and Downtown Specific Plans, Paso Robles, California JW Marriot Hotel, Anaheim Garden Walk, Anaheim, California Long Beach Aquarium of the Pacific, Long Beach, California Queensway Bay Rainbow Harbor Aquarium Plaza and Fountain, Long Beach, California Santa Ana Specific Plan, Santa Ana, California Whittier Uptown Specific Plan, Whittier, California Placentia Town Center Specific Plan, Placentia California FONG HART SCHNEIDER + PARTNERS DAVID SCHNEIDER Vice President EDUCATION B.S. School of Landscape Architecture California Polytechnic University Pomona, California Graduated 1980 PROFESSIONAL AFFILIATIONS Registered Landscape Architect State of California - 1986 License 3367 PROFESSIONAL EXPERIENCE David Schneider, Principal-in-Charge, has managed the design and planning of a wide variety of landscape projects, ranging from educational and institutional campuses to mixed use housing, retail entertainment complexes, parks and aquariums. Mr. Schneider’s responsibilities include project planning, project design, project management, construction documentation and administration. His work at FHS+P has included: Project manager for Getty Museum construction documents for the Olin Partnership design; the Strybling Award winning Ritz Carlton Hotel landscape renovation in San Francisco, California. David managed the design of the SADI award winning Downtown Disney, a retail, dining, and entertainment complex at Dis- neyland in Anaheim, California; the design of the Long Beach Aquarium of the Pacific and Aquarium of the Pacific wave fountain in Long Beach, California. Current projects include the Port Lawrence a mixed use housing project in Palm Springs and the Nothern River Walk Masterplan with Moule Polyzoides Architects in San Antonio, Texas. Mr. Schneider joined FHS+P in 1980, is a registered landscape architect in Califor- nia, and a graduate of California State Polytechnic University at Pomona. Mr. Schneider has also lectured on the subject of drought tolerant plantings, sustainable landscape, and residential design for continuing education students. Some notable examples of Mr. Schneider’s wide range of project experience include: Jordan Downs Phase 1 Housing Plan and Streets, Los Angeles, California Jordan Downs Master plan and Parks for HACLA, Los Angeles, California South Gate Affordable Housing, South Gate, California (w/Torti Gallas + Partners) Mac Arthur Park Affordable Housing, Los Angeles, California (w/Torti Gallas + Partners) Riverparc Apartments, Santee, California Lancaster Blvd Streetscape, Lancaster, California Beverly Hills Golden Triangle Streetscape Development, Beverly Hills, California Lancaster Visual Corridor Study, Lancaster, California Lancaster Auto Mall Streetscape and Master plan, Lancaster California Playa Vista Retail Streetscape and Street Plans “Downtown Disney” - Anaheim, California Port Lawrence Mixed Use Housing, Palm Springs, California Disney’s Entry Esplanade @ California Adventure, Anaheim, California Paso Robles UpTown and Downtown Specific Plans, Paso Robles, California JW Marriot Hotel, Anaheim Garden Walk, Anaheim, California Long Beach Aquarium of the Pacific, Long Beach, California Queensway Bay Rainbow Harbor Aquarium Plaza and Fountain, Long Beach, California Santa Ana Specific Plan, Santa Ana, California Whittier Uptown Specific Plan, Whittier, California Placentia Town Center Specific Plan, Placentia California 27DEVELOPMENT OF AN AREA PLAN FOR THE HIGHWAY 111 CORRIDOR Response to City of La Quinta’s RFP for the FIRM DESCRIPTION Fehr & Peers has specialized in providing transportation planning and engineering services to public and private sector clients since 1985. We develop creative, cost-effective, and results- oriented solutions to planning and design problems associated with all modes of transportation. We offer our clients the right combination of leading-edge technical skills and extensive knowledge of the communities in which we work to deliver comprehensive solutions and superior client service. We are nationally-recognized experts who routinely publish original research, serve on national committees, and teach courses to others in the industry. We do this while maintaining our commitment to translating those techniques into practical solutions. At Fehr & Peers, we take a creative, data-driven approach to each of our practice areas: •Travel behavior & forecasting •Multimodal operations & simulation •Transit planning •Bicycle & pedestrian planning •Sustainable transportation •Freight systems & airports •Integrated land use & transportation plans •Conceptual street & trail design •Transportation engineering & ITS design Clients hire Fehr & Peers because of our commitment to being the best at what we do. We live out this commitment in three distinct ways. First, we invest heavily in our culture to ensure that we are attracting and retaining the best and brightest staff in the industry. Second, we have a robust, internally-funded research and development program that enables us to develop new analytical methods and advance the state of the practice. And third, we survey every client at the completion of every project to assess their satisfaction and to identify areas for improvement. We are very proud of the impact this commitment has had on the communities we have been fortunate to serve. Our mission is to empower every employee to develop effective and innovative transportation solutions that improve communities 28 Jason Pack, PE Principal 101 Pacifica Suite 300 Irvine, CA 92618 (949) 308-6300 Orange County | Walnut Creek | Denver | Honolulu | Inland Empire | Los Angeles | Oakland | Roseville | Sacramento | Salt Lake City | San Diego | San Francisco | San José | Seattle | Portland | Washington, DC About Mr. Pack began working for Fehr & Peers after receiving his degree in Civil Engineering from the University of California, Davis in 1999. He worked in the Bay Area market for over four years and worked in the Sacramento market for another five years before moving to Southern California in 2008. He has worked on a wide variety of transportation projects, from general plans and specific plans to detailed corridor, interchange, and signal coordination studies. Additionally, he has applied or developed travel demand forecast models on over 50 projects in the State of California. Jason services our clients throughout Southern California and Arizona, with projects from Bakersfield to San Diego, and Phoenix to Long Beach. Jason has had papers/presentations accepted to the TRB National Roundabout Conference, the ITE National Conference, and the California APA Conferences. Jason also teaches two classes for the ASCE national webinar series on Roundabout Feasibility Assessment and Process of Signal Coordination. Education Bachelor of Science in Civil Engineering, University of California, Davis, 1999 Registrations Licensed Traffic Engineer, State of California (TR2402) Project Experience General Plans Jason has worked on a wide variety of General Plans throughout the state of California. Most of these projects included Complete Street elements, extensive travel demand forecasting, and some level of multi-modal transportation assessment. Specific Plans/Master Plans/Corridor Plans Jason has completed assessment for more than 20 specific plans, master plans, and corridor plans. CEQA/NEPA Assessment Jason has completed transportation assessments for over 100 projects dictated by either CEQA or NEPA. These projects included impact assessment to support negative declarations, transportation sections for EIRs, and transportation sections for EISs or joint EIR/EISs. Travel Demand Model Development Jason has completed applied or completed travel demand models on over 50 projects in the State. His use of models has given him an extensive understanding of forecasting and its integration with operations assessment. Some of his notable projects are summarized below: 29DEVELOPMENT OF AN AREA PLAN FOR THE HIGHWAY 111 CORRIDOR Response to City of La Quinta’s RFP for the Delia Votsch, EIT Transportation Engineer 101 Pacifica Suite 300 Irvine, CA 92618 949.308.6300 Walnut Creek | Denver | Honolulu | Inland Empire | Oakland | Orange County | Reno Roseville | Salt Lake City | San Diego | San Francisco | San José | Seattle | Santa Monica About Delia has three years of experience. She joined Fehr & Peers after completing her college education in Philadelphia. She was drawn into transportation engineering because of the potential to improve the built environment and to solve exciting and complex problems. She has worked on a variety of projects since joining Fehr & Peers, gaining experience and interest in travel demand forecasting, design, and project management. education Bachelors of Science, Civil Engineering, Drexel University, 2015 registrations Engineer-in Training, State of California (#154923) project experience BART Iron Horse Trail Gap Closure (Dublin, CA) Delia is managing the ongoing effort to redesign the Iron Horse Trail through the Dublin/Pleasanton BART station. Delia has prepared cross sections, concept plans and cost estimates for a new station layout, including new pavement, cycle track, sidewalk, lighting and wayfinding signage. County Connection Inductive Charging Station (Walnut Creek, CA) Delia is involved with the ongoing coordination and design support for the installation of an inductive electric charging station at the Walnut Creek Bart Station for a County Connection bus route. As a project engineer, Delia has prepared plans, specifications and estimates for multiple project submittals, attended meetings and coordinated communication between BART, PG&E, the City of Walnut Creek, County Connection and other engineering consultants. Foothill Road Pedestrian Hybrid Beacon (Pleasanton, CA) Delia is managing the ongoing coordination and design support for the installation of a new pedestrian hybrid beacon in Pleasanton. Delia has prepared design plans for the installation of the pedestrian signal, and overseen coordination between the City of Pleasanton and PG&E. SR 84 Relinquishment (Fremont, CA) Delia contributed to the preparation of cross sections, concept plans, and cost estimates for four segments of State Route 84 in Fremont that will be relinquished to the City. Delia developed recommendations for pedestrian crossing treatments. Oakland Bonded Wear Course Striping Plans (Oakland, CA) Delia designed signing and striping plans to include complete streets elements for 7 streets in Oakland. Complete streets projects include analysis of pedestrian crossings and recommendations for additional enhancements. Delia also designed a road diet and bike facility improvements for corridors throughout the city. 30 Paul Crabtree, P.E., CNU-A, ASCE Principal, Crabtree Group, Inc. 422 East Main Street Ventura, CA 93001 | P.O. Box 924, 325 D. Street, Salida, Colorado 81201 PH: (719) 539-1675 Mobile (719) 221-1799, pcrabtree@crabtreegroupinc.com www.crabtreegroupinc.com EDUCATION B.S Civil Engineering, 1978 Washington University in Saint Louis, MO B.A. Physics, 1976 Hamline University in Saint Paul, MN CERTIFICATES Professional Engineer (Civil) International, California, Colorado, Utah, New Mexico, Massachusetts, Oklahoma, West Virginia, Tennessee, Minnesota, Arizona, North Carolina, Florida. Registered File with NCEES, for facilitated registration in all states NCI Charrette Planner and Manager Congress for New Urbanism (CNU-A) PROFESSIONAL MEMBERSHIPS National Society of Professional Engineers American Society of Civil Engineers Congress for the New Urbanism SmartCode and SmartCode Pro Form-Based Codes 301 Ten Year Tenure as Ojai Planning Commissioner Founding Member Transect Codes Council PROFESSIONAL EXPERIENCE Crabtree Group, Inc. (1999-Present) President Homestead Village Inc. (1996-1998) Development Manager Civil Land Consultant, Inc. (1993-1996) Senior Project Manager Warner Engineering (1989-1993) Project Manager Golden Era Productions (1984-1989) Owner’s Representative Hydro-Air Engineering (1978-1979) Design Engineer Paul Crabtree is a Civil Engineer who has focused his work on the integration of intelligent urban infrastructure engineering with New Urbanism and Smart Growth planning. Paul is the founder and president of Crabtree Group, Inc. – a full service civil engineering firm established in 1999 with offices in CA and CO. Paul has been a faculty instructor for the Form Based Codes Institute and is a leader in the Congress for New Urbanism Rainwater Initiative, as well as an author and lecturer on sustainable infrastructure, from water to transportation. Paul is a founding member of the Transect Codes Council, the Project for Lean Urbanism, and a contributing author of Sustainable and Resilient Cities (Wiley, 2011). Selected Project Experience Ojai Active Transportation Planning (ATP) and Design, Mar 2015 to PT. Grant application support, master planning and preliminary engineering for 3 miles of Caltrans corridors in the City of Ojai; complete street designs including protected bike lanes, ADA access, and green street rainwater capture. Reference: Greg Grant, PW Director grant@ojaicity.org Ojai Complete Streets, July 2017 to PT. Design and construction support for several blocks of Complete Streets retrofits, green infrastructure, and repaving project support for Public Works projects. Reference: Greg Grant, PW Director grant@ojaicity.org Salida Public Works Street Retrofits. 2015 to PT. Lead design and construction management on several million dollars of repaving and street retrofit projects for the City of Salida, CO. Reference: Salida Public Works Director: David Lady david.lady@cityofsalida.com University of Redlands Transit Village, May 2017 to PT. Sustainable green infrastructure master planning for a project impacted by FEMA flood zones. Reference: Jordan Henk, U of Redlands Director of Planning Jordan_Henk@redlands.edu ReInvent Phoenix; May 2014 to Dec 2014. Transit Oriented Development planning and coding for 5 neighborhoods surrounding new light rail stations in Phoenix, AZ. Analyzed existing infrastructure conditions and strategies and tactics, facilitated stakeholder meetings, developed green infrastructure complete street retrofit plans, developed Eco-District plans and cost estimates for the Gateway District. Reference: Lyssa Hall, former Neighborhood Planner, City of Phoenix. lysistratacloud@gmail.com Plan South Pasadena, May 2017 to PT. Sustainable green infrastructure master planning and Specific Plan for Mission Ave and Fair Oaks Blvds. Reference: David Watkins, SoPas Dir of Planning & Building dwatkins@southpasadenaca.gov City of Tehachapi Development Code Review, 2017. Reviewed Land Development Code for constraints to walkable communities, provided a spreadsheet of constraints along with recommended changes, met with staff and gained consensus on needed changes. Reference: Jay Schlosser, City of Tehachapi Develop. Services Director. jschlosser@tehachapicityhall.com PROJECT UNDERSTANDING AND APPROACH 31DEVELOPMENT OF AN AREA PLAN FOR THE HIGHWAY 111 CORRIDOR Response to City of La Quinta’s RFP for the PROJECT UNDERSTANDING AND APPROACH Highway corridors in many American cities represent rich veins of opportunity and potential new value running through town. Highway 111 in La Quinta – and in several adjoining cities – is such a corridor, characterized by large parcels, broad streets, vast parking areas, relatively low-cost building stock, and a central location with good access. Such areas are ripe for change and often in transition, moving up in economic success or moving down. The ULI Corridor Study does an excellent job of analyzing the current condition of the corridor, which is currently heavily invested in the large-footprint, single-use commercial model that market forces and demographic trends are leaving behind. It outlines simply and articulately a series of scal- able, phased strategies for diversifying the Corridor’s offerings, starting with “pockets of urbanism”, insertion of “experience retail”, weaving a multi-modal network through the existing large-lot urban fabric, and integrating high-end multi-family housing products into the area. The Torti Gallas/Sargent Town Planning Team has many years’ experience in working with communi- ties to reimagine such areas in transition, helping them to visualize the possibilities, clarify the vision, test practical strategies, and finalize standards, guidelines and implementation plans to guide and coordinate near-term and long-term public and private improvements. The places we plan and design attract customer, residents, investors and businesses. They are places most of all for people: flexible, sustainable, and diverse places, enabling growth and change over time as guided and shaped by the plan and standards, avoiding the need to continually replan, redevelop and rebuild as the economy continues to evolve – which it will. From the 7 well-presented questions addressed in the ULI Study we have extracted 4 main ideas. We briefly present those below, noting our team’s unique qualifications in each area. Economic and Fiscal Viability • Flexible uses/flexible permitting: We are experts in preparing highly customized vision-based development standards and guidelines that provide clarity of development pattern and character while providing a great deal of flexibility in use and expedited permitting. STP won the top na- tional Driehaus Award from the Form-Based Codes Institute in 2017 for a code for new mixed-use neighborhoods in Palm Desert. • Enable/support experience retail and new hybrid models: Torti Gallas is a national leader in the design of innovative retail and mixed-use projects, and Hoffman Strategy Group are regional leaders in market analysis and development and redevelopment strategies. • Collaborate with Indio and Indian Wells: Sargent Town Planning is currently working with the City of Indio on a plan for the 111 Corridor west of Monroe Avenue, and on a Downtown plan that includes mixed-use and hospitality development. Expanding visitor-serving centers within the eastern Coachella Valley is a strong strategy for better supporting – and capturing value from – tourist and visitors to the area’s major attractions, including resorts and entertainment venues. 32 Place-making • Aesthetics, branding, customer attraction, business retention: Torti Gallas has 20 years’ expe- rience in branded place-making for municipalities and master developer clients. The senior staff of Sargent Town Planning and Fong Hart Schneider + Partners collaborated on the design of the extremely successful Lancaster Boulevard transformation that attracted over $100,000,000 of pri- vate investment, and Palm Desert’s 2017 Highway 111/City Center Plan and Code. • Master landscape and signage plan for branding: We propose to generate such a plan, and would be pleased to have the opportunity to take it forward into implementation if so requested. • Customized development standards and design guidelines: Our team has won multiple national awards for place-specific development standards and design guidelines for walkable, mixed-use ur- ban places. For the La Quinta 111 Corridor Area Plan we would propose to identify locally unique patterns and elements – looking at the historic La Quinta Resort and Village for inspiration – to ensure that the standards encourage and require distinctive architectural and landscape designs. • Parking sharing/reduction to free up land for people and economic development: Fehr & Peers is a national leader in active transportation and parking sharing/reduction strategies for walk- able mixed-use places. Torti Gallas and Sargent Town Planning incorporate such systems into every plan we prepare. Complete Streets/Active Transportation • Complete Streets Plans: Fehr & Peers are industry leaders in this field and Crabtree Group have been working national and internationally in sustainable infrastructure planning, design and implementation for over 20 years. • Human scale place-making: This is all we do. • New technologies: Fehr & Peers is a national leader in planning for and leveraging emerging trans- portation technologies. • Capitalize on CV Link: We strongly agree with the suggestion in the ULI study that CV Link be incorporated into the street/public realm network for the Corridor. Practical Strategies for Phased Transformation • Pockets of urbanism: This is a great term for what we have been doing for almost 30 years, nucle- ating walkable urbanism within an area characterized by auto-centric suburban development. Our understanding of the minimum and maximum practical increments for such change – calibrated to economic and political realities – will serve La Quinta well. • Plan for horizontal and vertical mixed-use development: The new network of multi-modal streets will generate blocks within which horizontal mixed-use development is practical in the near term – apartments and town houses a short, pleasant walk from existing and new commercial ame- nities – and in which vertical mixed-use is well-accommodated when the market will support it. • High quality housing insertions: Torti Gallas routinely win awards for inserting high quality housing into commercial contexts. 33DEVELOPMENT OF AN AREA PLAN FOR THE HIGHWAY 111 CORRIDOR Response to City of La Quinta’s RFP for the TORTI GALLAS + PARTNERS | DESIGN GUIDELINES Foothill Boulevard/Route Corridor Plan and Code RANCHO CUCAMONGA, CALIFORNIA 2018-ONGOING REDHILL MID-CITY CITY CENTER/ DTRC UP-TOWN VICTORIA GARDENS FOUR CORNERS September 28, 2018 Foothill Corridor Urban Design Strategies Rancho Cucamonga, California In collaboration with Sargent Town Plan- ning, Torti Gallas is preparing a vision plan and code update for the 6.5 mile Foothill Boulevard (Historic Route 66) Corridor in the center of Rancho Cucamonga, and working with City staff to update mixed- use development standards for this area. Beginning with mapping/diagramming of existing conditions and comparative mapping/diagramming more mature corridors in other cities, the team devel- oped a conceptual urban “framework plan”. That plan organizes the area into pedestrian-sheds and defines the gener- al trajectories of a complete network of multi-modal streets extending into the existing large-parcel development pat- tern. The framework plan thus generates a range of block types for which TP+P pre- MODEL MODEL OF SITE 2 pared illustrative plans and 3-D models of commercial, mixed-use and residential de- velopment. Such infill development is or- ganized into a series of mixed-use “villag- es” (or “pockets of urbanism”) at several scales appropriate to their context, which can be implemented over time as market conditions dictate and support. Based on the Torti Gallas-generated build- ing typologies and the STP-generated block structure, street and open space types, City staff will be updating their ex- isting mixed-use development standards. It is anticipated that circulation net- work defined in this plan will inform the up-coming general plan update, which will also include updated goals and policies to support plan implementation. FOOTHILL CORRIDOR NEIGHBORHOODS PARKING LANE PLANTER 34 TORTI GALLAS + PARTNERS | DESIGN GUIDELINES Downtown Santa Monica Specific Plan SANTA MONICA, CALIFORNIA 2011-2017 TORTI GALLAS + PARTNERS | DESIGN GUIDELINES Downtown Santa Monica Specific Plan SANTA MONICA, CALIFORNIA With the arrival of the Exposition Line providing a rail connection from Downtown Los Angeles to the Pacific Ocean for the first time since 1953, the Downtown Plan will guide the next phase of the pedestrian-oriented evolution of this beachfront city. The plan encompasses roughly forty city blocks, six of which, front the iconic Third Street Promenade. The plan seeks VIEW OF WILSHIRE BOULEVARD, VISION VIEW OF WILSHIRE BOULEVARD, TODAY MODEL VIEW OF DOWNTOWN SANTA MONICA to capitalize on the energy and vitality of the Promenade and seeks to expand and extend this energy to the east and west. Recognizing that no matter how one arrives to the Downtown area, sooner or later, everyone becomes a pedestrian, the plan lavishes attention on the public realm through streetscape improvements and roadway reconfigurations to prioritize pedestrian comfort, utility, and safety as well as multimodal accessibility. By planning for both a range of public spaces of varying scales and by treating the street network as the Downtown’s greatest public space the plan provides for an immersive pedestrian experience. ‘Signature sidewalks’ are strategically incorporated throughout the plan area, created by enhanced building setbacks, or road diets depending on the opportunities present. Meanwhile, design and development standards focus on the design of the sidewalk and building facades that front them in order to create humanscale, attractive and inviting frontages. The use of Town Information Modeling® (TIM®) allowed Torti Gallas to test various land use and development alternatives to arrive at design standards that are predictable and flexible to promote creative and elegant buildings and public spaces. Even with its focus on the pedestrian, the plan provides strategic parking enhancements, aimed primarily at using existing parking assets more efficiently, while also providing for short and long term actions to increase the overall capacity of the circulation network including an enhanced bicycle network, and new street connections over the freeway. Incentives for desperately needed affordable housing, and a greater range of cultural and arts amenities are also feature prominently in the plan PROJECT DATA • 40 city blocks • community design workshops • stakeholder meetings • public hearings • specific plan • 3D modeling • design and development standards • implementation and phasing With the arrival of the Exposition Line providing a rail connection from Downtown Los Angeles to the Pacific Ocean for the first time since 1953, the Downtown Plan will guide the next phase of the pedestrian- oriented evolution of this beachfront city. The plan encompasses roughly forty city blocks, six of which, front the iconic Third Street Promenade. The plan capitalized on the energy and vitality of the Promenade The plan can be viewed at: https://www.smgov.net/uploadedFiles/Departments/PCD/Plans/Downtown-Specific-Plan/FINAL%20DCP_web.pdf VIEW OF WILSHIRE BOULEVARD, TODAY VIEW OF WILSHIRE BOULEVARD, VISION and seeks to expand and extend this energy to the east and west. Recognizing that no matter how one arrives to the Downtown area, sooner or later, everyone becomes a pedestrian, the plan lavishes attention on the public realm through streetscape improvements and roadway reconfigurations to prioritize pedestrian comfort, utility, and safety as well as multimodal accessibility. By planning for both a range of public spaces of varying scales and by treating the street network as the Downtown’s greatest public space the plan provides for an immersive pedestrian experience. ‘Signature sidewalks’ are strategically incorporated throughout the plan area, created by enhanced building setbacks, or road diets depending on the opportunities present. Meanwhile, design and development standards focus on the design of the sidewalk and building facades that front them in order to create humanscale, attractive and inviting frontages. The use of Town Information Modeling® (TIM®) allowed Torti Gallas to test various land use and development alternatives to arrive at design standards that are predictable and flexible to promote creative and elegant buildings and public spaces. Even with its focus on the pedestrian, the plan provides strategic parking enhancements, aimed primarily at using existing parking assets more efficiently, while also providing for short and long term actions to increase the overall capacity of the circulation network including an enhanced bicycle network, and new street connections over the freeway. Incentives for desperately needed affordable housing, and a greater range of cultural and arts amenities are also feature prominently in the plan. PROJECT DATA • 40 city blocks • community design workshops • stakeholder meetings • public hearings • specific plan • 3D modeling • design and development standards • implementation and phasing • client: City of Santa Monica • contract: $900,000 MODEL VIEW OF SANTA MONICA 35DEVELOPMENT OF AN AREA PLAN FOR THE HIGHWAY 111 CORRIDOR Response to City of La Quinta’s RFP for the TORTI GALLAS + PARTNERS | DESIGN GUIDELINES The Coast Highway Vision Plan and accompanying Development Standards created a transit-oriented urban design strategy linking economic development and environmental sustainability to revitalize historic Coast Highway 101, drawing new investment to the area with visitor serving amenities and enhanced recreation areas along the San Luis Rey River Area, Loma Alta Creek, and Pacific Coast. In the first phase, Torti Gallas led workshops and intensive visioning exercises during two, week-long charrettes with community members and stakeholders to create an inspiring downtown ‘Main Street’ with transit oriented mixed-use neighborhoods along two-stations of the new Sprinter line a new harbor hospitality/entertainment node, a vibrant Arts & Technology District, as well as design guidelines to preserve the unique beach character of neighborhoods. All aspects of the plan were direct results of feedback gathered during the charrettes and the iterative design process. The second phase included the creation of Form-Based design Standards as part of the implementation of a road diet with landscaped medians and roundabouts and new bike lanes, reformed parking policies, and development incentives. Coast Highway Vision Plan and Design Guidelines OCEANSIDE, CALIFORNIA VISION PLAN: 2008-2009; FBC: 2015-2017 Neighborhood Planning Award, American Planning Association California Chapter, 2010 PROGRAM DATA • 410 residential units • 100 timeshare units • 170,000 sf commercial • 954 hotel rooms • 411,650 sf retail • combined contract and final: $350K Coast Highway Vision Plan and Design Guidelines • Oceanside, Californiavision and strategic plan design guidelines www.tortigallas.com Rendering of a flexible street for people, cars and bikes Site Plan Photo montage of streetscape improvements and infill development Rendering of revitalized San Luis Rey River area with walking trails and Arts Bridge “Reborn as a great urban space... Coast Highway, celebrates and reflects the City’s ocean-side location, culture, diversity, community spirit and prospers.” The Coast Highway Vision and Strategic Plan created a transit-oriented urban design plan linking economic development and environmental sustainability to revitalize historic Coast Highway 101, drawing new investment to the area with visitor serving amenities and enhanced recreation areas along the San Luis Rey River Area, Loma Alta Creek, and Pacific Coast. Torti Gallas led workshops and intensive visioning exercises during two week-long charrettes with community members and stakeholders to create an inspiring downtown ‘Main Street’ with two transitoriented mixed-use neighborhoods, a new harbor hospitality/entertainment node, a vibrant Services provided: • design charrette • community meetings • public hearings • master planning • urban design Program data: • 410 residential units • 100 timeshare units • 170,000 sf commercial • 954 hotel rooms • 411,650 sf retail Arts & Technology District, and design guidelines to preserve the unique beach character of neighborhoods. All aspects of the plan were direct results of feedback gathered during the charrettes and the iterative design process. The Vision Plan promotes smart growth development through design interventions and streetscaping, including a road diet with landscaped medians and roundabouts, new bike lanes, walking trails, and transit nodes, a re-configured street grid for improved walkability, reformed parking policies, and development incentives. SERVICES PROVIDED • design charrette • community meetings • public hearings • master planning • urban planning • form-based code MASTER PLAN WITH FOUR TRANSIT-ORIENTED NODES RENDERING OF STREETSCAPE IMPROVEMENT FLEXIBLE STREET FOR PEOPLE, CARS & BIKES RENDERING OF NEW ARTS BRIDGE WITH REVITALIZED RIVER The plan can be viewed at: https://www.ci.oceanside.ca.us/civicax/filebank/blobdload.aspx?BlobID=24606 36 TORTI GALLAS + PARTNERS | TOWN CENTERS Westminster New Downtown WESTMINSTER, COLORADO 2013-2015 Congress for the New Urbanism Charter Award, Neighborhood, District and Corridor, 2016 PROGRAM DATA • 105 acre site • 21 acres of open space • 1,000,000 SF of office • 1,050,000 SF of retail • 2,000 residential units • City of Westminster SERVICES PROVIDED • programming • community workshops • master planning • conceptual design • entitlement • Town Information Modeling (TIM)® • services • design guidelines Torti Gallas worked with the City of Westminster to create a dramatic vision for a new mixed-use downtown to replace a demolished indoor shopping mall situated midway between the burgeoning Denver – Boulder tech corridor. This central, 105-acre site is adjacent to a planned new station of Denver’s RTD train line. Key components of the plan include a seamless integration of a mix of retail, residential and office uses, a network of streets and public open spaces, multi- modal circulation and access to transit, urban design, development flexibility, and taking advantage of the fabulous views of the Front Range of the Rocky Mountains. The implementation of the vision will be accomplished via a Specific Plan (the first in the State of Colorado) and an accompanying Form-Based Code. STREET VIEW OF WESTMINSTER SITE PLAN TIM® MODEL OF WESTMINSTER The plan can be viewed at: https://www.westminstereconomicdevelopment.org/wp-content/uploads/2017/11/Downtown-Specific-Plan_2015-Update_ WEB.pdf 19Ch 1: Introduction09/28/15 Alley Alley89th Avenue 89th Avenue 90th Ave n ue 90th Av e n ue Centr al Ave n u e Central Av e n u e Park Plac e Sheridan Boulevard91st Avenue Harlan Way 92nd Avenue Westminster BoulevardWestminster BoulevardEaton StreetHarlan StreetBenton StreetEaton StreetB e n t o n S t r e e t F e n t o n S t r e e tFenton Street92nd Avenue 88th Avenue 88th Avenue Center Park South Park South Park Central Square US 36 and Sheridan Park-n-Ride East Park Harlan StreetUS 36 Commuter Bike Trail Future FasTrack Commuter Rail Station Figure 1-3: Illustrative Master Plan 0 200 400 600 ft Future FasTrack Commuter Rail Station 88th Avenue Sheridan BlvdUS 36 & Sheridan Park-n-Ride 37DEVELOPMENT OF AN AREA PLAN FOR THE HIGHWAY 111 CORRIDOR Response to City of La Quinta’s RFP for the TORTI GALLAS + PARTNERS | TRANSIT-ORIENTED DEVELOPMENT Crystal City Master Plan ARLINGTON COUNTY, VIRGINIA 2006-2010 2009 Congress for the New urbanism Charter Award PROJECT DATA • Certified LEED ND • 260 acre site • program doubles in 40 years time from 21 million to 40 million sf • 16.2 million sf office • 1.6 million sf retail • 5.2 million sf hotel (6,000 rooms) • 16.8 million sf of residential • conversion of a freeway into tree-lined boulevard Site of the Amazon’s new HQ2, Torti Gallas + Partners led the Master Planning Process for Crystal City in Arlington County, VA. The Master Plan leveraged the challenges of the mass departure of federal office tenancy due to BRAC by almost doubling Crystal City’s development potential and transforming the 60’s era suburban model into a vibrant, walkable, mixed-use community offering opportunity for all. Through a collaborative public process, several urban concepts were investigated with a week-long Charrette, three different community forums and more than 40 public Task Force meetings. With input from County Staff and the Crystal City Planning Task Force made up of prominent property owners, office tenants, different County Commissions and residents, Torti Gallas explored a variety of opportunities for new public open spaces, the humanizing of a auto-dominated freeway into a tree-lined boulevard, new development opportunities, locations for signature buildings, increased building VIEW OF ROUTE 1, A NEW JEFFERSON DAVIS BOULEVARD VIEW OF NEW CENTER PARK ADOPTED SITE PLAN heights, a Transitway location, program balancing, and phasing strategies. All concept strategies were generated with the express goal of creating a vital, mixed-use, pedestrian friendly, 24-hour atmosphere, currently lacking in this location. Torti Gallas created and published this mixed-use, transit-oriented and pedestrian friendly City Vision with policies and a Form-Based Code and Guidelines over a two year period. This vision was entitled and adopted by the Arlington County Planning Commission and the Arlington County Board. The plan can be viewed at: https://arlingtonva.s3.amazonaws.com/wp-content/uploads/sites/5/2014/03/sprc_Jul3012_SectorPlan_CrystalCityPO.pdf 38 TORTI GALLAS + PARTNERS | NEIGHBORHOODS Saticoy and Wells Community Plan VENTURA, CALIFORNIA Adopted November 2009 SERVICES PROVIDED • design charrette • community meetings • public hearings • master planning • urban design • computer simulation • form-based code This Community Design Plan and Form-Based Development Code creates a vision for the Saticoy & Wells Area in the City of Ventura, a place currently dominated by random sprawl tracts scattered within an agrarian landscape. It also attempts to unify several individual developments currently within various phases of the entitlement pipeline into a cohesive pedestrian-friendly community structure. Working as a consultant to the City of Ventura in support of the process Torti Gallas led a series of meetings with developers, stakeholders, community members, and city officials, to come to consensus as to the overall approach to the plan. The project area is envisioned as 6 neighborhoods, each with their own neighborhood centers. A potential future new town center is located in the historical Saticoy Old Town around the existing rail tracks, and Wells is enhanced as a corridor separating and unifying the various neighborhoods. The plan generates a new interconnected street network linking previously isolated suburban developments and open spaces while introducing a hierarchy of street types that help to form the neighborhood identity for Saticoy and Wells. LOS ANGELES AVENUE WITH INCREASED DENSITY AND INFILL LOS ANGELES AVENUE, BEFORE MASTER PLAN SHOWING GREEN NETWORK NEIGHBORHOOD CENTER 39DEVELOPMENT OF AN AREA PLAN FOR THE HIGHWAY 111 CORRIDOR Response to City of La Quinta’s RFP for the TORTI GALLAS + PARTNERS | NEIGHBORHOODS Downtown Upland Master Plan UPLAND, CALIFORNIA PROJECT DATA • 80 acres • 500 - 1,000 dwellings • 100,000 - 250,000 sf of retail/ office space • parks • transit plazas This master plan for Downtown Upland envisions the revitalization of the city’s historic core and immediate surroundings into a mixed-use pedestrian friendly town-center. Generated through an intensive series of stakeholder meetings and a community visioning workshop, it creates an interconnected open space network enhancing the existing street grid through traffic calming and new streetscapes, along with a new transit plaza along the existing Metrolink Station. In leveraging this transit- oriented opportunity, it consolidates the existing parking lots within the historic core into a district-wide ‘Park Once’ lot and garage, and infills the vacated parcels with new mixed-use development in a variety of retail, residential, and commercial configurations. It encourages the preservation of Downtown’s historic buildings while providing conceptual studies for future infill development to ensure architectural and urban compatibility. The plan strives to restore the current disinvested historic core to its former glory as a vibrant and safe communal core for its various surrounding neighborhoods. TORTI GALLAS + PARTNERS | URBAN INFILLDowntown Upland Master Plan UPLAND, CALIFORNIA“...bringing vitality back to the historic downtown.”This master plan for Downtown Upland envisions the revitalization of the city’s historic core and immediate surroundings into a mixed-use pedestrian friendly town-center. Generated through an intensive series of stakeholder meetings and a community visioning workshop, it creates an interconnected open space network enhancing the existing street grid through traffic calming and new streetscapes, along with a new transit plaza along the existing Metrolink Station. In leveraging this transit-oriented opportunity, it consolidates the existing parking lots within the historic core into a district-wide ‘Park Once’ lot and garage, and infills the vacated parcels with new mixed-use development in a variety of retail, residential, and commercial configurations. It encourages the preservation of Downtown’s historic buildings while providing conceptual studies for future infill development to ensure architectural and urban compatibility. The plan strives to restore the current disinvested historic core to its former glory as a vibrant and safe communal core for its various surrounding neighborhoods. AERIAL MODEL, PROPOSED VIEW OF THE MIXED-USE PLAZA PROJECT DATA: • 80 acres • 500 - 1,000 dwellings • 100,000 - 250,000 sf of retail/ office space • parks • transit plaza SERVICES PROVIDED: • design charrette • community meetings • master planning • urban design • computer simulations • feasibility studies 3RD AVENUE, BEFORE 3RD AVENUE, PHASE 1 3RD AVENUE, PHASE 2 AERIAL MODEL, PROPOSED VIEW OF THE MIXED-USE PLAZA TORTI GALLAS + PARTNERS | URBAN INFILL Downtown Upland Master Plan UPLAND, CALIFORNIA “...bringing vitality back to the historic downtown.” This master plan for Downtown Upland envisions the revitalization of the city’s historic core and immediate surroundings into a mixed-use pedestrian friendly town-center. Generated through an intensive series of stakeholder meetings and a community visioning workshop, it creates an interconnected open space network enhancing the existing street grid through traffic calming and new streetscapes, along with a new transit plaza along the existing Metrolink Station. In leveraging this transit- oriented opportunity, it consolidates the existing parking lots within the historic core into a district-wide ‘Park Once’ lot and garage, and infills the vacated parcels with new mixed-use development in a variety of retail, residential, and commercial configurations. It encourages the preservation of Downtown’s historic buildings while providing conceptual studies for future infill development to ensure architectural and urban compatibility. The plan strives to restore the current disinvested historic core to its former glory as a vibrant and safe communal core for its various surrounding neighborhoods. AERIAL MODEL, PROPOSED VIEW OF THE MIXED-USE PLAZA PROJECT DATA: • 80 acres • 500 - 1,000 dwellings • 100,000 - 250,000 sf of retail/ office space • parks • transit plaza SERVICES PROVIDED: • design charrette • community meetings • master planning • urban design • computer simulations • feasibility studies 3RD AVENUE, BEFORE 3RD AVENUE, PHASE 1 3RD AVENUE, PHASE 2 3RD AVENUE, BEFORE TORTI GALLAS + PARTNERS | URBAN INFILL Downtown Upland Master Plan UPLAND, CALIFORNIA “...bringing vitality back to the historic downtown.” This master plan for Downtown Upland envisions the revitalization of the city’s historic core and immediate surroundings into a mixed-use pedestrian friendly town-center. Generated through an intensive series of stakeholder meetings and a community visioning workshop, it creates an interconnected open space network enhancing the existing street grid through traffic calming and new streetscapes, along with a new transit plaza along the existing Metrolink Station. In leveraging this transit- oriented opportunity, it consolidates the existing parking lots within the historic core into a district-wide ‘Park Once’ lot and garage, and infills the vacated parcels with new mixed-use development in a variety of retail, residential, and commercial configurations. It encourages the preservation of Downtown’s historic buildings while providing conceptual studies for future infill development to ensure architectural and urban compatibility. The plan strives to restore the current disinvested historic core to its former glory as a vibrant and safe communal core for its various surrounding neighborhoods. AERIAL MODEL, PROPOSED VIEW OF THE MIXED-USE PLAZA PROJECT DATA: • 80 acres • 500 - 1,000 dwellings • 100,000 - 250,000 sf of retail/ office space • parks • transit plaza SERVICES PROVIDED: • design charrette • community meetings • master planning • urban design • computer simulations • feasibility studies 3RD AVENUE, BEFORE 3RD AVENUE, PHASE 1 3RD AVENUE, PHASE 23RD AVENUE, PROPOSED SERVICES PROVIDED • design charrette • community meetings • master planning • urban design • computer simulations • feasibility studies C STREET, PROPOSED 40 TORTI GALLAS + PARTNERS | SPECIFIC PLAN Campus Town Specific Plan SEASIDE, CALIFORNIA 2017-ONGOING CAMPUS TOWN The 85 acre site is envisioned as a walkable, mixed-use community that serves the needs of residents and visitors alike, Campus Town is designed to capitalize on the positive momentum of existing and emerging local developments throughout the former Fort Ord. Bolstered by the continued growth of CSUMB along with ongoing public infrastructure improvements across Monterey Bay, Campus Town connects and expands upon these nodes of activity by creating a vibrant network that links and supports the region at large. The Site connects with the Main Gate development in the northwest and with CSUMB’s 6th Street hub in the northeast, thus extending the economic opportunities throughout Campus Town and beyond. Torti Gallas led a public week-long charrette to maximize optimal community engagement. SITE PLAN client: City of Seaside, CA PUBLIC GREEN 41DEVELOPMENT OF AN AREA PLAN FOR THE HIGHWAY 111 CORRIDOR Response to City of La Quinta’s RFP for the TORTI GALLAS + PARTNERS | REDEVELOPMENT Town Center at the Parks at Walter Reed WASHINGTON, DC PROJECT DATA • 4.31 acres • 300 residential units • 71,000 sf of retail • client: Hines At the heart of the former Walter Reed Army Medical Center campus, The Parks at Walter Reed Town Center will be a vibrant mixed use housing and retail “place” which will serve as a new anchor to the existing surrounding neighborhood. Arrayed around a carefully programed and landscaped village green, this project takes advantage of publicopen space in creating an inviting and engaging environment. Located along Georgia Avenue in upper Northwest DC, it has the potential to become the new gateway to Washington from points north in Maryland. After participating on the winning team in DC’s request for proposals to develop the Walter Reed Campus, Torti Gallas is leading the entitlement process, including neighborhood and Historical Preservation Review Board review. Upon entitlement, the team is moving into full design services, including the coordination of new construction, design of the Town Center Plaza and revitalization of the existing below grade garage on the site. VIEW OF THE PARKS AT WALTER REED TOWN CENTER SERVICES PROVIDED • entitlement process • community meetings • stakeholder meetings • renderings • master planning • urban design • full service archtiecture • construction administration VIEW OF WALTER REED The project website can be viewed at: http://theparksdc.com/ The first phase includes 300 units of housing over a retail base which will feature both neighborhood in-line and anchor retail tenants. Above the podium, a generous courtyard will serve the residents with a pool and other indoor and outdoor amenities. Navigation of these various challenges is a delicate but highly rewarding process which will ultimately yield a new destination in Northwest Washington, opening to the public a place which has remained behind locked gates for decades. For the neighborhood and for city, all that Walter Reed has to offer will become fully integrated into the public realm. 42 TORTI GALLAS + PARTNERS | REGION AND TOWN PLANNING Kaka’ako Streetscapes HONOLULU, HI 2011-2013 27WAIPAHU REDEvELOPmENT CONCEPTUAL mASTER PLANS - RFP#B16CRED005 Kamehameha Schools Working closely with the Kamehameha School’s Development Department, the Torti Gallas Urban Design Team developed a Master Plan for the streets, parks, and open spaces of the Kaka’ako District, adjacent to Downtown Honolulu. The project area impasses roughly 28 acres or eight blocks in central Honolulu. The site’s location between Downtown Honolulu and Waikiki makes it a prime location for a new residential community, because of its proximity to jobs and recreational areas. The warm climate and the location near- and views to- the Ocean suggest other major assets that should be leveraged when it comes to the design of streets and open spaces. The area’s eclectic urban realm and it’s vibrant commercial life, represent other positive neighborhood characteristics that can be built upon through streetscaping and open space design, e.g. with inclusions for public art, local color palettes, an industrial / urban feel for open space areas and street materials and fixtures. The Master Plan infuses the colorful and bold aesthetic of Kaka’ako into the streets and open spaces of the district, outlining ways to integrate public art into the design of the public realm through creative signage, street furniture, landscaping, and special paving patterns. In addition the Master Plan proposes a set up new street standards that connect public and private open spaces to build the framework for a vibrant neighborhood and new development to come. Thoughtfully designing these spaces is critical for establishing a vibrant public space milieu. Kaka’ako Master Plan • Honolulu, Hawaiistreetscape and civic space design Illustrative Master Plan The Kaiaulu‘o Kaka’ako Master Plan envisions a progressive, twenty-first century residential neighborhood that will act as a catalyst for innovation and nurture the evolution of a vibrant urban-island culture within a community that is healthy and sustainable. Kaka’ako Street Today Kaka’ako Street Envisioned in the Future www.tortigallas.com Auahi and Keawe Intersection Concept Client: Kamehameha schools Dates: 2010 - 2012 Contact: Mr. paul Kay, Director of Develop- ment | pakay@ksbe.edu 808-523-6200 AUAHI AND KEAWE INTERSECTION CONCEPT Working closely with the Kamehameha School’s Development Department, the Torti Gallas Urban Design Team developed a Master Plan for the streets, parks, and open spaces of the Kaka’ako District, adjacent to Downtown Honolulu. The project area impasses roughly 28 acres or eight blocks in central Honolulu. The site’s location between Downtown Honolulu and Waikiki makes it a prime location for a new residential community, because of its proximity to jobs and recreational areas. The warm climate and the location near- and views to- the Ocean suggest other major assets that should be leveraged when it comes to the design of streets and open spaces. The area’s eclectic urban realm and it’s vibrant commercial life, represent other positive neighborhood characteristics that can be built upon through streetscaping and open space design, e.g. with inclusions for public art, local color palettes, an industrial / urban feel for open space areas and street materials and fixtures. The Master Plan infuses the colorful and bold aesthetic of Kaka’ako into the streets and open spaces of the district, outlining ways to integrate public art into the design of the public realm through creative signage, street furniture, landscaping, and special paving patterns. In addition the Master Plan proposes a set up new street standards that connect public and private open spaces to build the framework for a vibrant neighborhood and new development to come. Thoughtfully designing these spaces is critical for establishing a vibrant public space milieu. Contract: $100,000 ILLUSTRATIvE mASTER PLAN 27WAIPAHU REDEvELOPmENT CONCEPTUAL mASTER PLANS - RFP#B16CRED005 Kamehameha Schools Working closely with the Kamehameha School’s Development Department, the Torti Gallas Urban Design Team developed a Master Plan for the streets, parks, and open spaces of the Kaka’ako District, adjacent to Downtown Honolulu. The project area impasses roughly 28 acres or eight blocks in central Honolulu. The site’s location between Downtown Honolulu and Waikiki makes it a prime location for a new residential community, because of its proximity to jobs and recreational areas. The warm climate and the location near- and views to- the Ocean suggest other major assets that should be leveraged when it comes to the design of streets and open spaces. The area’s eclectic urban realm and it’s vibrant commercial life, represent other positive neighborhood characteristics that can be built upon through streetscaping and open space design, e.g. with inclusions for public art, local color palettes, an industrial / urban feel for open space areas and street materials and fixtures. The Master Plan infuses the colorful and bold aesthetic of Kaka’ako into the streets and open spaces of the district, outlining ways to integrate public art into the design of the public realm through creative signage, street furniture, landscaping, and special paving patterns. In addition the Master Plan proposes a set up new street standards that connect public and private open spaces to build the framework for a vibrant neighborhood and new development to come. Thoughtfully designing these spaces is critical for establishing a vibrant public space milieu. Kaka’ako Master Plan • Honolulu, Hawaiistreetscape and civic space design Illustrative Master Plan The Kaiaulu‘o Kaka’ako Master Plan envisions a progressive, twenty-first century residential neighborhood that will act as a catalyst for innovation and nurture the evolution of a vibrant urban-island culture within a community that is healthy and sustainable. Kaka’ako Street Today Kaka’ako Street Envisioned in the Future www.tortigallas.com Auahi and Keawe Intersection Concept Client: Kamehameha schools Dates: 2010 - 2012 Contact: Mr. paul Kay, Director of Develop- ment | pakay@ksbe.edu 808-523-6200 26 Phase 3 Enhancements Starburst Intersection Scheme @ Auahi and Keawe Existing Conditions at @ Auahi and Keawe Proposed Enhancements @ Auahi and Keawe Phase 2 Enhancements @ Auahi and Keawe KAKA’AKO STREET TODAY KAKA’AKO STREET ENvISIONED IN THE FUTURE AUAHI/COOKE STREET AFTER 43DEVELOPMENT OF AN AREA PLAN FOR THE HIGHWAY 111 CORRIDOR Response to City of La Quinta’s RFP for the TORTI GALLAS + PARTNERS | FORM-BASED CODE Mauka Area Form Based Code HONOLULU, HAWAII “The Mauka Area is part of an island transect, from the mountains to the ocean, Mauka to Makai...Torti Gallas’ Form Based Code captures the spirit of this place and improves upon it.” SERVICES PROVIDED • TIM® site and build-out modeling • form based code • community meetings • project management Torti Gallas led the planning process to create a Form Based Code and a TIM® Process (Town Information Modeling®) for a major area of Honolulu between downtown and Waikiki. The effort included collaboration with Honolulu base engineering and landscape architecture firm, Belt Collins. A series of public and strategic stakeholder meetings helped guide the process to create a Form Based Code that thoughtfully synthesized the goals and policies in the community’s Master Plan. The Form Based Code for the 400 acre area includes Development Standards for seven neighborhoods with different character and form. The Code preserves the idiosyncrasies of the individual neighborhoods, while introducing Build- to Lines to organize the street, and a series of permitted Building and Frontage Types to capture the spirit of each neighborhood and of Hawaii. View corridors in the Code preserve Mauka / Makai views - from the mountains to the ocean- through strategic setbacks, siting of building voids, and landscaping strategies. The Code regulates both the private and the public frontage through a Pedestrian Zone that focuses on the space between the face of the building and the curb. Sustainable Mauka Area Form Based Code • Honolulu, Hawaiiform based code and TIM® model www.tortigallas.com The TIM® Model Torti Gallas led the planning process to create a Form Based Code and a TIM® Process (Town Information Modeling®) for a major area of Honolulu between downtown and Waikiki. A series of public and strategic stakeholder meetings helped guide the process to create a Form Based Code that thoughtfully synthesized the goals and policies in the community’s Master Plan. The Form Based Code for the 400 acre area includes Development Standards for seven neighborhoods with different character and form. The Code preserves the idiosyncrasies of the individual neighborhoods, while introducing Build-to Lines to organize the street, and a series of permitted Building and Frontage Types to capture the spirit of each neighborhood and of Hawaii. View corridors in the Code preserve Mauka / Makai views - from the mountains to the ocean- through strategic setbacks, siting of building voids, and landscaping strategies. The Code regulates both the private and the public frontage through a Pedestrian Zone that focuses on the space between the face of the building and the curb. Sustainable development and progressive parking standards are included, and through the Code’s Large Lots and Subdivision section, large blocks are broken up with pedestrian passageways and restrictions on building and block sizes. Our proprietary TIM® Process was an integral part of the Mauka planning process, used to verify the Code and to assemble model elements, including building and land-use area, FAR, and other relevant data. The model depicts existing and proposed build out and serves as an ongoing planning tool for the Hawaii Community Development Authority to test future development scenarios. The 3-D model depicts the study area and surroundings, including the nearby harbor, crater and mountains. The model includes over 40 million SF of existing and proposed build-out land use conditions with a schedule of related data that is linked by land use to each block in the planning area. Services provided: • TIM® site and build-out modeling • form based code • community meetings • project management “The Mauka Area is part of a island transect, from the mountains to the ocean, Mauka to Makai... Torti Gallas’ Form Based Code captures the spirit of this place and improves upon it.” Pages from the Form Based Code 18Draft March 18, 201010’10’10’5’0’ -5 ’ 0’ - 5 ’ 0’ - 5 ’ 0’-5’ 0’-5’ 0’-5’7’8’7’8’5’5’N / S N / S N / S N/S N/S7’10’10’15’15’15’N/S N/S N/S15’10’10’ 5’0’-5 ’0’ -5 ’ FIGURE NZ.2 KAPIOLANI (KA) ZONE 400’ Max Height 35’ Max Height Green Space X’Build-to Line Dimension Primary Parking Access Street 250’ Max Height 100’ Max Height 65’ Max Height 45’ Max Height Non-Primary Parking Access Street 42 Block Number Figure NZ.2-1: Allowed Height, Build-To Line, and Parking Access Footnotes: * The Duplex/Triplex/Quadplex Building Type is permitted on Block 22 only. * The Townhouse Building Type is permitted on Block 22 only.* Raised Frontages are only allowed in Flood Zones to accommodate necessary flood elevation and shall not be used in other locations.* Chinatown Shopfronts are allowed only on the Thoroughfares indicated in Figure FT.6.* Gallery and Arcades are permitted on Kapiolani only.* Kakaako Frontage is permitted along Waimanu only.* Where build-to lines are greater than 15 feet, a Terrace Front shall be used. A. BUILDING TYPES MAX HEIGHT Podium High Rise 400' Urban Block 75' "Lei" Building 65' Hybrid Courtyard 55' Courtyard Building 55' Duplex / Triplex / Quadplex 45' Town House 45' Side Yard House Not Allowed Front Yard House Not Allowed Flex / Loft Not Allowed Industrial Barn Not Allowed Carriage House Not Allowed B. FRONTAGE TYPES Lanai & Front Yard X Stoop „ Dooryard „ Terrace Front „ Raised Terrace Front X ¹ Forecourt „ Shopfront „ Chinatown Shopfront X ¹ Raised Shopfront X ¹ Gallery / Arcade X ¹ Kakaako Frontage X ¹ C. BUILDING PLACEMENT Front Build To Line See Figure NZ.2-1 Frontage Occupancy at Build to Line 90% min Setback Side 0' Setback Rear 0' D. BUILDING FORM Maximum Height Max 400', See Figure NZ.2-1 Street Front Element Height Range 40' - 65' Maximum Density (FAR)3.5 E. USE Residential „ Lodging „ Office „ Retail „ Civic / Institutional X Light Industrial X F. MINIMUM PARKING (Per Unit or Per Square Feet) Residential 1.5 per unit Non-Residential 1 per 300 SF Live-Work 1.5 per unit 10’10’5’ A. BUILDING TYPES MAX HEIGHT Podium High Rise 400' Urban Block 75' "Lei" Building 65' Hybrid Courtyard 55' Courtyard Building 55' Duplex / Triplex / Quadplex 45' Town House 45' Side Yard House Not Allowed Front Yard House Not Allowed Flex / Loft Not Allowed Industrial Barn Not Allowed Carriage House Not Allowed B. FRONTAGE TYPES Lanai & Front Yard X Stoop „ Dooryard „ Terrace Front „ Raised Terrace Front X ¹ Forecourt „ Shopfront „ Chinatown Shopfront X ¹ Raised Shopfront X ¹ Gallery / Arcade X ¹ Kakaako Frontage X ¹ C. BUILDING PLACEMENT Front Build To Line See Figure NZ.2-1 Frontage Occupancy at Build to Line 90% min Setback Side 0' Setback Rear 0' D. BUILDING FORM Maximum Height Max 400', See Figure NZ.2-1 Street Front Element Height Range 40' - 65' Maximum Density (FAR)3.5 E. USE Residential „ Lodging „ Office „ Retail „ Civic / Institutional X Light Industrial X F. MINIMUM PARKING (Per Unit or Per Square Feet) Residential 1.5 per unit Non-Residential 1 per 300 SF Live-Work 1.5 per unit Permitted Permitted with ExceptionX 1 Not Permitted X 14 15 16 17 18 19 20 21 22 23 6 6 Pages from the Form Based Code LEI BUILDING A. Lot Width Maximum of 300 feet. B. Pedestrian Access 1. Entrances to upper floors shall be accessed through a lobby, accessed directly from the street, to the Facade. 2. On Promenande Streets, the entrance to each ground floor space shall be directly from the street and occur a maximum interval of 60 feet. On all other streets, access to ground floor podium spaces may happen at this interval or may be through the street level lobby provided. 3. Circulation to all spaces above the ground level shall be through an interior corridor or lobby. Corridors may be exterior in the back of the building only, if the garage is detached by at least 15 feet. 4. All retail spaces should be accessed from a ground floor, single-tenant entry along a Street, Courtyard, or Paseo. C. Parking Design and Location 1. Parking shall be located in the Allowed Parking Zone (Figure 1.10). 2. Parking shall be accessed by an alley, where present. When an alley is not present, parking shall be accessed from Preferred Parking Access Street. If a Preferred Parking Access Street is not present, parking shall be accessed by a driveway of up to 25 feet in width 3. If accommodated in an aboveground garage, parking shall be concealed from view at the Public Frontage through a liner of habitable space. 4. Above-ground garages above the third floor may be screened from view at the Public Frontage by landscap-ing, green screens, or cladding. D. Open Space 1. At least 15% of the Lot area shall be provided as Open Space and shall be open to the sky. 2. The Open Space may be located at-grade, on a podium, roof garden, or combination thereof. 3. Projections into the open space are permitted on all sides of the space, provided that the minimum dimen-sion is maintained. 4. Each Open Space shall have a minimum dimensions of 30 feet. E. Landscape 1. When Front Yards have a 20’ Build to Line, a minimum of one, field stock canopy tree per 40 lineal feet of Frontage Line or fraction thereof shall be planted. Front Yard trees shall be a single species to match the species of Street Trees in the Furnishing Zone. 2. When Side Yards are present, one 25 gallon minimum size canopy tree per 30 lineal feet to protect privacy of neighbors. The trees can be placed in groups in order to achieve a particular design. 3. Six, five-gallon size shrubs, ten one-gallon size shrubs and turf or acceptable native or dry climate ground cover is required for every required tree. F. Frontage 1. Permissible Frontage Types include: F orecourt, Gallery/Arcade, Shopfront, Chinatown Shopfront, Raised Shopfront as necessary for flood protection, Stoop, AxONOmEtrIC VIEW PLAN VIEW Dooryard by exception, and Terrace Fronts “A” and “B”. G. Building massing 1. Maximum height as per applicable Neighborhood Zone. 2. The building shall be no shorter than 25’ and shall not be shorter than the height of the garage by 20’. 3. If the Lei liner building is 10 or more feet shorter than the adjacent garage, the garage shall be screened by landscaping, green screens, or cladding. 4. Maximum height ratios shall be as follows: table Bt.11-1 Stories Ratio of Each Story Allowed 2nd and 3rd 4th Story 5th Story 6+ Stories 2-3 Stories 100%--- 4-5 Stories 100%75%75%- 6+ Stories 100%100%60%60% FIGUrE Bt.11 For Illustrative Purposes Only For Illustrative Purposes Only THE TIM® MODEL development and progressive parking standards are included, and through the Code’s Large Lots and Subdivision section, large blocks are broken up with pedestrian passageways and restrictions on building and block sizes. Our proprietary TIM® Process was an integral part of the Mauka planning process, used to verify the Code and to assemble model elements, including building and land-use area, FAR, and other relevant data. The model depicts existing and proposed build out and serves as an ongoing planning tool for the Hawaii Community Development Authority to test future development scenarios. The 3-D model depicts the study area and surroundings, including the nearby harbor, crater and mountains. The model includes over 40 million SF of existing and proposed build-out land use conditions with a schedule of related data that is linked by land use to each block in the planning area. Mauka Area Form Based Code • Honolulu, Hawaiiform based code and TIM® model www.tortigallas.com The TIM® Model Torti Gallas led the planning process to create a Form Based Code and a TIM® Process (Town Information Modeling®) for a major area of Honolulu between downtown and Waikiki. A series of public and strategic stakeholder meetings helped guide the process to create a Form Based Code that thoughtfully synthesized the goals and policies in the community’s Master Plan. The Form Based Code for the 400 acre area includes Development Standards for seven neighborhoods with different character and form. The Code preserves the idiosyncrasies of the individual neighborhoods, while introducing Build-to Lines to organize the street, and a series of permitted Building and Frontage Types to capture the spirit of each neighborhood and of Hawaii. View corridors in the Code preserve Mauka / Makai views - from the mountains to the ocean- through strategic setbacks, siting of building voids, and landscaping strategies. The Code regulates both the private and the public frontage through a Pedestrian Zone that focuses on the space between the face of the building and the curb. Sustainable development and progressive parking standards are included, and through the Code’s Large Lots and Subdivision section, large blocks are broken up with pedestrian passageways and restrictions on building and block sizes. Our proprietary TIM® Process was an integral part of the Mauka planning process, used to verify the Code and to assemble model elements, including building and land-use area, FAR, and other relevant data. The model depicts existing and proposed build out and serves as an ongoing planning tool for the Hawaii Community Development Authority to test future development scenarios. The 3-D model depicts the study area and surroundings, including the nearby harbor, crater and mountains. The model includes over 40 million SF of existing and proposed build-out land use conditions with a schedule of related data that is linked by land use to each block in the planning area. Services provided: • TIM® site and build-out modeling • form based code • community meetings • project management “The Mauka Area is part of a island transect, from the mountains to the ocean, Mauka to Makai... Torti Gallas’ Form Based Code captures the spirit of this place and improves upon it.” Pages from the Form Based Code 18Draft March 18, 201010’10’10’5’0’-5 ’ 0’ - 5 ’ 0’ - 5 ’ 0’-5’ 0’-5’ 0’-5’7’8’7’8’5’5’N / S N / S N / S N/S N/S7’10’10’15’15’15’N/S N/S N/S15’10’10’ 5’0’-5 ’0’ -5 ’ FIGURE NZ.2 KAPIOLANI (KA) ZONE 400’ Max Height 35’ Max Height Green Space X’Build-to Line Dimension Primary Parking Access Street 250’ Max Height 100’ Max Height 65’ Max Height 45’ Max Height Non-Primary Parking Access Street 42 Block Number Figure NZ.2-1: Allowed Height, Build-To Line, and Parking Access Footnotes: * The Duplex/Triplex/Quadplex Building Type is permitted on Block 22 only. * The Townhouse Building Type is permitted on Block 22 only.* Raised Frontages are only allowed in Flood Zones to accommodate necessary flood elevation and shall not be used in other locations.* Chinatown Shopfronts are allowed only on the Thoroughfares indicated in Figure FT.6.* Gallery and Arcades are permitted on Kapiolani only.* Kakaako Frontage is permitted along Waimanu only.* Where build-to lines are greater than 15 feet, a Terrace Front shall be used. A. BUILDING TYPES MAX HEIGHT Podium High Rise 400' Urban Block 75' "Lei" Building 65' Hybrid Courtyard 55' Courtyard Building 55' Duplex / Triplex / Quadplex 45' Town House 45' Side Yard House Not Allowed Front Yard House Not Allowed Flex / Loft Not Allowed Industrial Barn Not Allowed Carriage House Not Allowed B. FRONTAGE TYPES Lanai & Front Yard X Stoop „ Dooryard „ Terrace Front „ Raised Terrace Front X ¹ Forecourt „ Shopfront „ Chinatown Shopfront X ¹ Raised Shopfront X ¹ Gallery / Arcade X ¹ Kakaako Frontage X ¹ C. BUILDING PLACEMENT Front Build To Line See Figure NZ.2-1 Frontage Occupancy at Build to Line 90% min Setback Side 0' Setback Rear 0' D. BUILDING FORM Maximum Height Max 400', See Figure NZ.2-1 Street Front Element Height Range 40' - 65' Maximum Density (FAR)3.5 E. USE Residential „ Lodging „ Office „ Retail „ Civic / Institutional X Light Industrial X F. MINIMUM PARKING (Per Unit or Per Square Feet) Residential 1.5 per unit Non-Residential 1 per 300 SF Live-Work 1.5 per unit 10’10’5’ A. BUILDING TYPES MAX HEIGHT Podium High Rise 400' Urban Block 75' "Lei" Building 65' Hybrid Courtyard 55' Courtyard Building 55' Duplex / Triplex / Quadplex 45' Town House 45' Side Yard House Not Allowed Front Yard House Not Allowed Flex / Loft Not Allowed Industrial Barn Not Allowed Carriage House Not Allowed B. FRONTAGE TYPES Lanai & Front Yard X Stoop „ Dooryard „ Terrace Front „ Raised Terrace Front X ¹ Forecourt „ Shopfront „ Chinatown Shopfront X ¹ Raised Shopfront X ¹ Gallery / Arcade X ¹ Kakaako Frontage X ¹ C. BUILDING PLACEMENT Front Build To Line See Figure NZ.2-1 Frontage Occupancy at Build to Line 90% min Setback Side 0' Setback Rear 0' D. BUILDING FORM Maximum Height Max 400', See Figure NZ.2-1 Street Front Element Height Range 40' - 65' Maximum Density (FAR)3.5 E. USE Residential „ Lodging „ Office „ Retail „ Civic / Institutional X Light Industrial X F. MINIMUM PARKING (Per Unit or Per Square Feet) Residential 1.5 per unit Non-Residential 1 per 300 SF Live-Work 1.5 per unit Permitted Permitted with ExceptionX 1 Not Permitted X 14 15 16 17 18 19 20 21 22 23 6 6 Pages from the Form Based Code LEI BUILDING A. Lot Width Maximum of 300 feet. B. Pedestrian Access 1. Entrances to upper floors shall be accessed through a lobby, accessed directly from the street, to the Facade. 2. On Promenande Streets, the entrance to each ground floor space shall be directly from the street and occur a maximum interval of 60 feet. On all other streets, access to ground floor podium spaces may happen at this interval or may be through the street level lobby provided. 3. Circulation to all spaces above the ground level shall be through an interior corridor or lobby. Corridors may be exterior in the back of the building only, if the garage is detached by at least 15 feet. 4. All retail spaces should be accessed from a ground floor, single-tenant entry along a Street, Courtyard, or Paseo. C. Parking Design and Location 1. Parking shall be located in the Allowed Parking Zone (Figure 1.10). 2. Parking shall be accessed by an alley, where present. When an alley is not present, parking shall be accessed from Preferred Parking Access Street. If a Preferred Parking Access Street is not present, parking shall be accessed by a driveway of up to 25 feet in width 3. If accommodated in an aboveground garage, parking shall be concealed from view at the Public Frontage through a liner of habitable space. 4. Above-ground garages above the third floor may be screened from view at the Public Frontage by landscap-ing, green screens, or cladding. D. Open Space 1. At least 15% of the Lot area shall be provided as Open Space and shall be open to the sky. 2. The Open Space may be located at-grade, on a podium, roof garden, or combination thereof. 3. Projections into the open space are permitted on all sides of the space, provided that the minimum dimen-sion is maintained. 4. Each Open Space shall have a minimum dimensions of 30 feet. E. Landscape 1. When Front Yards have a 20’ Build to Line, a minimum of one, field stock canopy tree per 40 lineal feet of Frontage Line or fraction thereof shall be planted. Front Yard trees shall be a single species to match the species of Street Trees in the Furnishing Zone. 2. When Side Yards are present, one 25 gallon minimum size canopy tree per 30 lineal feet to protect privacy of neighbors. The trees can be placed in groups in order to achieve a particular design. 3. Six, five-gallon size shrubs, ten one-gallon size shrubs and turf or acceptable native or dry climate ground cover is required for every required tree. F. Frontage 1. Permissible Frontage Types include: F orecourt, Gallery/Arcade, Shopfront, Chinatown Shopfront, Raised Shopfront as necessary for flood protection, Stoop, AxONOmEtrIC VIEW PLAN VIEW Dooryard by exception, and Terrace Fronts “A” and “B”. G. Building massing 1. Maximum height as per applicable Neighborhood Zone. 2. The building shall be no shorter than 25’ and shall not be shorter than the height of the garage by 20’. 3. If the Lei liner building is 10 or more feet shorter than the adjacent garage, the garage shall be screened by landscaping, green screens, or cladding. 4. Maximum height ratios shall be as follows: table Bt.11-1 Stories Ratio of Each Story Allowed 2nd and 3rd 4th Story 5th Story 6+ Stories 2-3 Stories 100%--- 4-5 Stories 100%75%75%- 6+ Stories 100%100%60%60% FIGUrE Bt.11 For Illustrative Purposes Only For Illustrative Purposes Only PAGES FROM THE FORM BASED CODE 44 SARGENT TOWN PLANNING Diagram of Palm Desert City Center’s districts, corridors and neighborhoods Existing 111 Corridor retail Existing El Paseo retail shops In association with Raimi + Associates, Sargent Town Planning was retained by the City of Palm Desert to update their General (Comprehensive) Plan and prepare a new vision plan, development code and design guidelines, and an implementation manual for a new City Center, organized arount the Highway 111 Corridor. The existing downtown district is concentrated along a single street - El Paseo - a high quality, walkable retail street known as “the Rodeo Drive of the Desert” because of its remarkable collection of high-end retail shops. Highway 111 - the historic “Grapefruit Highway” connecting Los Angeles and Phoenix - is a ragged, auto-dominant commercial strip that cuts the El Paseo town center off from the rest of town. A top-level community priority was to transform that corridor and expand the high quality town center environment northward along San Pablo Avenue to their Civic Center district. To clarify that vision, the plan included conceptual streetscape transformation illustrations for Highway 111and San Pablo Avenue, including gateway signage and public art, branding and wayfinding, improved bicycle and pedestrian facilities, and landscape/streetscape improvements corridor-wide. The City subsequently hired STP to to collaborate with City staff in further develeoping the design for San Pablo Avenue streetscape improvements to generate a “main street for locals”, and connected the El Paseo shopping environment to new mixed-use development on 111, and north into the Civic District and College of the Desert. The City of Palm Desert, CA 27 square mile city, 1,300 acre City Center Community/Committee Engagement, Conceptual Urban Design, City Center Plan 2014-2015 General Plan adopted, San Pablo construction documents in progress APA California, 2017 Comprehensive Plan, Small Jurisdiction Award - Winner 111 CORRIDOR PLAN, CODE & IMPLEMENTATION MANUAL Palm Desert, CA CLIENT: SIZE: SERVICES: DESIGNED: STATUS: AWARD: 45DEVELOPMENT OF AN AREA PLAN FOR THE HIGHWAY 111 CORRIDOR Response to City of La Quinta’s RFP for the SARGENT TOWN PLANNING Existing condition at two-way frontage road (illustrated with new buildings)Proposed side access lane transformation Recommended streetscape improvements, gateway signage/public art, and gateway buildings to announce arrival in the City Center Existing condition at frontage road with surface parking lot Proposed residential side access lane for mixed-use infill Recommended new San Pablo Center mixed-use development 111 Corridor Plan & Implementation Manual 46 SARGENT TOWN PLANNING City of Palm Desert 400 acres Preparation of Master Plan and Specific Plan 2015 Public draft plan UNIVERSITY NEIGHBORHOOD SPECIFIC PLAN Palm Desert, California Town Square surrounded by mixed-use buildings View of Central Green (Town Square) from adjacent balcony Through a strategic planning process in 2013 and a general plan update process underway since 2014, the City of Palm Desert has prioritized the development of two significant walkable, mixed-use districts within its otherwise auto-dominant suburban desert resort environment. Those are Highway 111 Corridor/City Center District and the northern University District. Sargent Town Planning was retained to prepare vision plans and implementing codes for both areas. The University Neighborhoods Specific Plan was initiated to ensure that a 170-acre City-owned parcel will be developed as a mixed-type, mixed- use, walkable, sustainable neighborhood, upon its disposition as required by the State Department of Finance. Early in the planning process STP identified the opportunity to link this property with several hundred acres of previously planned but unbuilt housing tracts to the north - as well as the future university and research and development district to the east - and prepared a conceptual plan illustrating that possibility, shown above. Through meetings with the owners of those properties - the tentative tract maps for which will soon expire - an agreement was reached to replan the entire area to provide a highly connective street network and incorporate them into the specific plan. The specific plan for the consolidated 400-acre area is under public review. Neighborhood Green surrounted by a variety of housing types CLIENT: SIZE: SERVICES: DESIGNED: STATUS: 47DEVELOPMENT OF AN AREA PLAN FOR THE HIGHWAY 111 CORRIDOR Response to City of La Quinta’s RFP for the SARGENT TOWN PLANNING Palm Desert University Neighborhoods Sample Public Frontage Standards from the ‘Neighborhood Center’ Character Area Sample Guidelines from the ‘Neighborhood Housing Types’ 48 SARGENT TOWN PLANNING City of Palm Desert 1 Mile Corridor Design of Streetscape Improvements 2016 Geometric layout and developed design complete SAN PABLO STREETSCAPE TRANSFORMATION Palm Desert, California Improvements for San Pablo Town Center Segment: new median parking “ramblas,” widened sidewalks, dining terrace frontages, new street trees and parking lane planters to provide shade and visually narrow the street, sharrowed bicycle lanes. Existing conditions in Town Center Segment As part of the recently adopted General Plan Update, Sargent Town Planning prepared a 111 Corridor/City Center Plan for Palm Desert. The plan includes a vision, strategies and implementation framework for transforming Highway 111 to Boulevard 111 by reconfiguring old frontage roads, gradually replacing outmoded roadside commercial development with new mixed- use development, and transforming San Pablo Avenue from an oversized 1-mile-long arterial to a beautiful walkable, bikable avenue connecting the El Paseo Shopping District to the Civic Center and College of the Desert a half mile to the north. Implementing the San Pablo vision jumped to the top of the City Council’s list of priorities following general plan adoption and a successful San Pablo street fair. The City retained STP and David Schneider of Fong Hart Schneider + Partners to work with City staff to complete the detailed design and implementation plan for San Pablo. The commercial segment must north of 111 includes new wider sidewalks, dining terraces stepping down the gentle slope, a central parking “ramblas” down the middle, and an oval- about at a major cross street. Conceptual design for a new roundabout at San Pablo and San Gorgonio CLIENT: SIZE: SERVICES: DESIGNED: STATUS: Existing Conditions 49DEVELOPMENT OF AN AREA PLAN FOR THE HIGHWAY 111 CORRIDOR Response to City of La Quinta’s RFP for theSARGENT TOWN PLANNING Palm Desert San Pablo Streetscape 1. Recommended streetscape improvements for San Pablo Neighborhood Segment, including addition of buffered bike lanes, parking lane tree planters, and an enlarged pedestrian prom- enade along the enhanced community gardens on the west side of San Pablo. 1. Existing conditions along San Pablo Neighborhood Segment.2. Existing conditions along San Pablo Civic Center Segment. 2. Recommended streetscape improvements for San Pablo Civic Center Segment, including addition of a landscaped parking median, mid-block crossings, landscape improvements and a new two-way cycletrack along the west side, fronting anticipated future development. Existing Conditions Existing Conditions SARGENT TOWN PLANNING Palm Desert San Pablo Streetscape 1. Recommended streetscape improvements for San Pablo Neighborhood Segment, including addition of buffered bike lanes, parking lane tree planters, and an enlarged pedestrian prom- enade along the enhanced community gardens on the west side of San Pablo. 1. Existing conditions along San Pablo Neighborhood Segment.2. Existing conditions along San Pablo Civic Center Segment. 2. Recommended streetscape improvements for San Pablo Civic Center Segment, including addition of a landscaped parking median, mid-block crossings, landscape improvements and a new two-way cycletrack along the west side, fronting anticipated future development. Existing Conditions Existing Conditions 50 SARGENT TOWN PLANNING City of Indio, CA Approx 140 Acres Downtown Vision, Design Standards and Guidelines 2018 First Administrative Draft Specific Plan DOWNTOWN SPECIFIC PLAN UPDATE Indio, California Birdseye illustration of recommended Town Square, faced by a new City Hall, joint City/College library, and hotel. Outdated Public Library replaced with new Town Square, faced by new library. In collaboration with Raimi + Associates, Sargent Town Planning worked with the City of Indio to create a new urban design vision for the City’s General Plan Update. Improving and completing a network of human scale multimodal streets and open spaces throughout the community was a major focus of that work, with particular attention to transforming the easterly stretch of Highway 111 to “Boulevard 111” to help generate valuable new mixed-use places in “Midtown” and in the adjacent historic Downtown. The City then retained Sargent Town Planning to further develop those ideas and prepare a Downtown Specific Plan for its moribund but well- located and well-structured downtown. Capitalizing on the large quantities of City-controlled and vacant land - and new investment by the College of the Desert and Loma Linda Health - STP prepared a vision plan to clarify access to the downtown, create a major new civic space at its center, and focus retail and restaurant activity around the historic Miles Avenue retail and new hotels. Surrounding and supporting the new civic and retail core are housing of various types for students, workers and others, plus office space adjacent to the new County justice facility on Highway/Boulevard 111.Downtown streets provide attractive, safe, and comfortable pedestrian environment. CLIENT: SIZE: SERVICES: DESIGNED: STATUS: Existing Conditions 51DEVELOPMENT OF AN AREA PLAN FOR THE HIGHWAY 111 CORRIDOR Response to City of La Quinta’s RFP for the SARGENT TOWN PLANNING Indio Downtown Specific Plan Conceptual Illustrative Plan 52 SARGENT TOWN PLANNING City of Indio, CA, in association with Raimi + Associates Approx 200 Acres Urban design vision and strategies for General Plan 2018 Public Draft General Plan INDIO MIDTOWN PLAN Indio, California Boulevard 111 and new mixed-use development transform the old highway strip to Midtown, connecting to Downtown. Existing Midtown Area is vastly underutilized As the central focus of Indio’s General Plan Update, Sargent Town Planning prepared a plan to transform a 1-mile stretch of Highway 111 from an underperforming commercial strip to a mixed-use Midtown District, connected to the historic Downtown. Opportunities in this area included a large shopping mall in severe decline and large vacant properties adjacent and nearby. Working with the Fehr & Peers on transportation planning, the team concluded that this stretch of 111 would function well as a 4-lane facility with bike lanes, curbside parking, and enhanced landscaping to slow traffic, improved the pedestrian environment, and rebrand Highway 111 and Boulevard 111, and the corridor as Midtown. Even with these improvements 111 will not become a great, walkable shopping street, so a number of perpendicular cross streets - including a new one through the shopping mall site - are proposed as the primary “main streets” of the MIdtown District. Boulevard 111, along with a re-emphasized Requa Avenue, provides a key easterly link to the Downtown, which connects to 111 with new gateways at Oasis Street and Smurr Street. Envisioned Transformation of Highway 111 Midtown Neighborhood Street CLIENT: SIZE: SERVICES: DESIGNED: STATUS: Existing Conditions 53DEVELOPMENT OF AN AREA PLAN FOR THE HIGHWAY 111 CORRIDOR Response to City of La Quinta’s RFP for the SARGENT TOWN PLANNING Indio Midtown Plan 1. Midtown Gateway - recommended streetscape and infill development at Highway 111 and the entry drive of the existing Indio Fashion Mall; The Midtown Plan envisions replacing the dated shopping mall with significant mixed-use infill development transforming midtown into an active, mixed-use entertainment district 1. Existing conditions alongHighway 111 at the Indio Fashion Mall 2. Existing conditions along Requa Ave just west of Monroe Ave 2. Recommended streetscape improvements for Requa Ave in Midtown, envisioned as a multi-family cross-town corridor. Existing Conditions Existing Conditions 54 SARGENT TOWN PLANNING Civic Park District illustrative plan, showing recommended improvements to Sierra Ave, Arrow Blvd, Neuvo St, Spring Street, Seville Street, and the Pacific Electric Trail Sierra Avenue today Sunset on Sierra Street Fair As a part of a team led by Stantec, Sargent Town Planning was retained by the City of Fontana to update their General Plan and prepare a new vision plan for the Downtown Area of central Fontana. Through a process of urban analysis and public engagement, STP led a community conversation about “place-making” in a number of contexts, including new neighborhood centers, major crosstown corridors, and the City Center. This process revealed a range of remarkable opportunities for the future success of the Downtown area, which easily became the most popular topic. The Downtown’s central location at the major crossroads of the town, broadly shared hope for a lively local destination for family dining, entertainment and shopping, and its underutlized broad streets and many vacant and underutlized properties made it ripe for beneficial change. STP helped the mayor to organize a roundtable event with experts discussing the potential of the downtown, hosted a booth at a large downtown street fair, and conducted three public workshops to receive input and test ideas. The resulting Plan includes a set of placemaking and revitalization strategies, including creating a Civic Park District between the Civic Center and the Downtown Core, traffic-calming the main street, a new Foothill Boulevard/Route 66 Gateway district to the downtown, and mixed-use neighborhood infill in the underdevelopment Westside Neighborhoods. Clear goals and strategies, along with detailed illlustrations of phased public and private improvements, will help to drive and guide Plan implementation. The City of Fontana, CA 42 square mile city, 1,000 acre Downtown Area Community and Committee Engagement, Urban Design for General Plan Update, Downtown Area Plan and Zoning 2015-2016 Draft Downtown Area Plan in progress DOWNTOWN AREA PLAN Fontana, CA CLIENT: SIZE: SERVICES: DESIGNED: STATUS: 55DEVELOPMENT OF AN AREA PLAN FOR THE HIGHWAY 111 CORRIDOR Response to City of La Quinta’s RFP for the SARGENT TOWN PLANNING Existing conditions at Arrow Boulevard and Nuevo Street Existing conditions on Nuevo Street just north of Arrow Boulevard Arrow Boulevard at Nuevo Street, with new parking, bike lanes and crosswalks, and existing City parking lot redesigned as a flexible parking plaza and “Sunset Theater” “Calming Sierra”, with new canopy trees, furnishings and parkets to provide shade and wind protection and calm traffic speeds without reducing traffic volumes Nuevo Street north of Arrow Blvd, with relatively low-cost parking, parklet, landscape and lighting improvements. Downtown Area Plan & General Plan Update 56 SARGENT TOWN PLANNING City of Pasadena 23 Square Mile City Preparation of Street Design Guidelines 2016 Public draft plan PASADENA STREET GUIDELINES Pasadena, California Typical Urban Commercial Public Frontage Assembly including a dinin “Parklet” inserted into the curbside parking lane to increase the functional width of the sidewalk to accomodate outdoor cafè dining. Suburban Commercial Public Frontage Assembly Under a grant from the Southern California Association of Governments (SCAG), the City of Pasadena hired the team of Nelson\Nygaard and Sargent Town Planning to prepare form-based street design guidelines as an implementation action for the new mobility plan. The Guidelines are intended to provide clear strategies and a “kit of parts” for bringing the City’s existing street network into line with the general plan vision for streets and places that balance the convenience of drivers with the safety and comfort of pedestrians and bicyclists. The team reviewed the general plan and related transportation policy documents, conducted interviews with representatives of city departments and business community, and prepared a series of maps and diagrams organizing the street network by transportation function and by envisioned urban environment type. STP devised a simplified classification system based on primary ground floor use - residential or commercial - and on design character - urban or suburban. From that framework, and in collaboration with City staff, the team produced a system of “public frontage assemblies” that balance pedestrian, bicycle and vehicular facilities in various flexible ways. The City is just now embarking on an ambitious zoning code update, and it is anticipated that these public frontages will act as the counterpoint to new private frontage standards and guidelines.Urban Residential Public Frontage Assembly CLIENT: SIZE: SERVICES: DESIGNED: STATUS: 57DEVELOPMENT OF AN AREA PLAN FOR THE HIGHWAY 111 CORRIDOR Response to City of La Quinta’s RFP for the SARGENT TOWN PLANNING Pasadena Street Guidelines Above: Phototransformation of East Colorado Blvd, applying the design concepts of the Pasadena Form-Based Street Design Guidelines, to illustrate select public streetscape improvements to create an attractive, comfortable public realm that increases safety for all modes, while attracting new businesses & promoting economic development. Below: Typological illustrations showing the addi- tion of a range of ammenities to the Public Frontage Assembly. Existing Conditions SA RG EN T TOWN P LANNING Adding Amenities to the Street • Where sidewalk width is sufficient, amenities may be placed in the curb zone; keeping the clear-walk zone free of obstacles for pedestrians • Where sidewalk width is constrained, amenities may be placed in the access zone, maintaining the clear walk zone while providing a balance of streetscape elements and on-street parking. Amenities in the Curb Zone Café Dining Parklet Bike Corral Amenities in the Access Zone Bike Share Station Sidewalk Sidewalk SidewalkSidewalk WALK ZONE WALK ZONE WALK ZONEWALK ZONE CURB ZONE CURB ZONE CURB ZONECURB ZONE BUILDINGFRONTAGE ZONE BUILDINGFRONTAGE ZONE BUILDINGFRONTAGE ZONEBUILDINGFRONTAGE ZONE Parking Parking / Planters Parking / PlantersParking ACCESS ZONE ACCESS ZONE ACCESS ZONEACCESS ZONE Street Furniture / Trees Street Furniture Street FurnitureStreet Furniture / Trees VEHICLE ZONE VEHICLE ZONE VEHICLE ZONEVEHICLE ZONE 7.5’7.5’ 7.5’7.5’ 7’7’ 7’7’ 1’1’ 1’1’ 6-7’3’ 3’6-7’ 58 SARGENT TOWN PLANNING Burbank, CA Various locations throughout the City Identify target areas, define vision, prepare standards/guidelines 2017 First Administrative Draft Mixed-Use Zones MIXED-USE DESIGN STANDARDS & GUIDELINES Burbank, California Add Caption. Sample Code Illustrations Under a grant from the Southern California Association of Governments (SCAG), the City of Burbank selected a team led by Sargent Town Planning to develop mixed-use development standards. The City’s General Plan identifies many areas throughout the City where “mixed-use” is allowed or encouraged, but provides very little direction as to what that means. The team worked collaboratively with City staff and stakeholders to identify priority areas for which an initial set of standards would be drafted. Selected focus areas included the Downtown areas - including some adjacent light industrial areas adjacent to the Metrolink Station - the media district where several major movie studios are located, and an industrial area adjacent to Burbank airport and the planned high-speed rail station. The team developed standards that emphasize the quality and character of street frontages in a range of contexts including downtown retail, urban neighborhood residential, and mixed-use neighborhood center. Standards for block size, street type, building massing, access and parking location/ configuration, facade modulation, and frontage design were prepared in addition to building heights, setbacks, and uses. Parking standards are being developed through a separate effort by City staff. CLIENT: SIZE: SERVICES: DESIGNED: STATUS: 59DEVELOPMENT OF AN AREA PLAN FOR THE HIGHWAY 111 CORRIDOR Response to City of La Quinta’s RFP for the SARGENT TOWN PLANNING Burbank Mixed-Use Design Standards and Guidelines Sample Public & Private Frontage Standards Sample Building Size & Massing Articulation Standards Sample Landscape Design Guidelines 62 | 03.30.18 | CITY OF BURBANK MIXED USE INFILL OVERLAY STANDARDS SECTION 7 | PUBLIC FRONTAGE Applicability Parklets are semi-permanent public spaces that may replace on-street parking spaces (in a variety of contexts) where additional outdoor space - often for sidewalk dining or street furnishing - is desired. As such, they offer a high degree of flexibility to be moved, removed, expanded or redesigned as local conditions and urban context evolve over time. Design Guidelines • Parklets should provide a comfortable buffer (barrier) between seating and moving traffic; • Parklets should be raised flush with sidewalk grade; • Parklets should include comfortable seating, shaded areas, landscaping; • Parklets should be constructed of high-quality materials and be compatible with the colors, materials, and style of the buildings they are servicing -- as well as the street. Bird's-eye-view of a parklet in an urban setting which contrib- utes comfortable seating areas, landscaping, signage, and bicycle parking to the overall streetscape environment. TABLE 10-1-2801.7.J PARKLET GROUND- FLOOR USE FLEX / CAFÉ ZONE PEDESTRIAN ZONE LANDSCAPE + FURNITURE ZONE PARKING + PLANTER ZONE SHARED TRAVEL ZONEPARKLET ZONE Private Setback Public Right-of-Way COMMERCIAL Refer to "Commercial Sidewalk" (See Table 10-1-2801.7.D) Should be fully contained within parking & planter zone (min. 1' buffer recommended between parklet and travel lane); Parklet design must include physical barrier to travel lanes (railing, planter, etc); Parklet should be flush with sidewalk Per Munici- pal Street StandardsRESIDENTIALRefer to "Sidewalk & Parkway" (See Table 10-1-2801.7.G) 30 | 03.30.18 | CITY OF BURBANK MIXED USE INFILL OVERLAY STANDARDS SECTION 4 | PRIVATE FRONTAGES AND ENCROACHMENTS Design Guidelines • Terraces are enclosed by walls that are designed to Califor- nia Building Code (CBC) standards. • Access from the sidewalk to the Terrace is via a stair and/ or ramp. • Landscaping between the terrace and sidewalk is encour- aged • The average grade of the terrace should not be more than 3 feet higher or 3 feet lower than the adjacent sidewalk or public open space. Walls may extend an additional 2 feet in height and fences or railings to the height required by the California Building Code (CBC). • Wall and/or fence design, materials, and finishes should be consistent with the architectural style of the building. • Terraces should feature planters or hardscape features that help to provide shade and seating. • Terraces may be combined with other Private Frontage Types, including: i. Shopfront (See Table 10-1-2801.4.H) ii. Common Entry (See Table 10-1-2801.4.G) iii. Arcade (See Table 10-1-2801.4.K) iv. Gallery (See Table 10-1-2801.4.J) • Residential terraces which do not provide direct access to the public sidewalk may be approved, subject to Design Review. In such cases, door and window design should be appropriate for street-fronting facades; See Architectural Guidelines for Buidlding Architecture and Form, Windows, and Doors, (Section 12). Terrace An elevated area between the sidewalk and ground- floor, usually enclosed by a low wall or fence. This type is very naturally applied to adaptive re-use of industrial buildings who's existing loading-docks can easily be converted into terraces. In retail environments, the terrace type is typically used in conjunction with Shop- fronts (See Section 4.H) providing elevated spaces for outdoor dining and retail display, and it is also a com- mon frontage type for ground-floor residential units. TABLE 10-1-2801.4.I TERRACE FIG. I.1 STANDARDS FRONTAGE ELEMENT MIN MAX Depth, Clear 8’ min Finish Level above Sidewalk -3 ft. Length of Terrace -150 ft. Distance between Stairs -50 ft. A B C D *Applicable when used in conjunction with Live/Work building types. See Appendix A.4.D. B A BA D C C CITY OF BURBANK MIXED USE INFILL OVERLAY STANDARDS | 03.30.18 | 15 BUILDING SIZE AND MASSING | SECTION 3 Glossary Overall Length: The dimension of the building from its extreme ends. Facade Modulation. This intent also reflects the existing lot patterns. Techniques of organizing the facade a block-form building, based on Burbank's platting patterns, into human-scale increments through variation in building height, facade composition and frontage types. This pattern has generated buildings of 25, 50, 75 and up to 150 feet in width. These standards allow larger buildings than these dimensions and require that some combination of these dimensions be reflected in facade design. See Figure 10-1-2801.3. Architectural Encroachment Area. The 3-dimensional area where certain architectural elements are allowed to encroach into a required setback (e.g., porches, stoops, balconies) These elements are used in combination with the length and modulation standards to generate street-facing façades. 10-1-2801.3 Building Size and Massing A. Applicability The standards and guidelines of this section apply as identified for the parcel(s) in Figure 10-1-28013 to generate physically compatible buildings and façades that effectively shape the public realm. B. Standards 1. Buildings shall be designed in compliance with the standards in Table 10-1-2801.3 and the guidelines to this section. 2. Façades shall be designed per the facade modulation increment standard and supporting architecture guidelines in Section 10-1-2801.12. Table 10-1-2801.3 Street wall Design Overall Length <150 ft 150 to 300 ft Facade Modulation Increment 50 to 75 ft 75 to 100 ft Street Entry Spacing Min 50 ft (1) (1) min 25 on SF Road between Magnolia and Verdugo Massing Setback When adjacent to or within 100 ft of a single-family zone, upper stories shall be setback at least 50 feet from the ground floor, 1 2 3 Fig. 10-1-2801.3 Street wall Design 1 1 2 2 22 3 3 3 3 3 CITY OF BURBANK MIXED USE INFILL OVERLAY STANDARDS | 03.30.18 | 65 PUBLIC OPEN SPACE | SECTION 8 A. Intent A formal public space with focused landscaping and hardscape for civic purposes and commercial activities, at least 7,500 square feet in size, spatially defined by building frontages, and located at the intersection of important streets or pedestrian paths. B. Physical Character and Requirements 1. Function and Design Opportunities The plaza’s principle function is to serve as a flexible gath- ering space and to support civic and commercial activities such as farmer’s markets, music concerts and art fairs. The plaza’s design serves all ages and abilities providing safe and convenient pedestrian connections through the site as well as vistas of the surrounding building frontages. 2. Landscape a. A balance of drought-tolerant trees, plants and groundcover that provide significant shade and interconnected spaces for convenient movement through the space. b. Variety of levels, structures and hedges to create smaller “rooms” within the plaza. c. Variation of terrain to provide a sense of physical movement across the plaza as well as support water drainage and reclamation patterns. d. Furnishings such as benches, chairs, tables and drinking fountains. 3. Design Details and Elements a. Visibility. The plaza is visible from adjacent streets. Pedestrians and motorists alike must be able see through the space to the building façades at the back of the plaza. b. Frontages and Adjacencies. The plaza has street frontage on at least 1 side. c. Shading and Lighting. Adequate shading from shade trees, landscape elements and structures. d. Structures and Improvements. Provide iconic locations for pavilions, kiosks, bandstands, public art, water features and monuments. All installations must enhance the gathering space, open spaces and not obstruct views and pedestrian connections. Orange Plaza Square Park, Old Towne Orange, CA Plazas create essential gathering spaces that support local commercial and retail uses. TABLE 10-1-2801.8.C PLAZA 60 At Avenue One easy access to retail, dining, services, entertainment, recreation and health care is intermingled with residential options for individuals and families at every stage of life. You’ll find six miles of walking and biking trails, wide welcoming boulevards and twenty-six acres of beautiful public green space. Avenue One will be West Omaha’s main street where friends meet, families grow and businesses thrive. Hoffman Strategy Group was contracted to conduct a high-and- best uses analysis on the viability, product type, tenant mix, revenue forecasts and market timing for each use. Specifically, we provided advice on integrating specialty retail (e.g., small apparel shops) and big box retail (e.g., warehouse clubs) in a high-density development; and the optimal sequence for development of a town center (i.e., how to phase the development over time starting with residential density). Services Provided • Highest-and-best uses analysis • Viability • Product type • Tenant mix • Revenue forecasts • Market timing Analysis For • Retail, restaurants and entertainment • Residential • Hotels • Office Avenue One, Omaha, Nebraska 61DEVELOPMENT OF AN AREA PLAN FOR THE HIGHWAY 111 CORRIDOR Response to City of La Quinta’s RFP for the One of Chicago’s most inclusive neighborhoods, Hyde Park has long captivated residents who relish the strong community pride found there, a pride deeply rooted in the area’s rich history and cultural relevance. The ultimate one-stop destination, Harper Court has delivered 1.1 million square feet of retail, commercial, and residential real estate to the heart of Chicago’s Mid-South communities. The project offers a once in-a-generation opportunity to bring vibrant entertainment, dining, and shopping to the neighborhood while wholeheartedly embracing what makes Hyde Park so distinct. Hoffman Strategy Group was contracted to develop a retail feasibility report and tenant mix analysis with forecasted sales by individual tenant. The report formed the foundation for the retail planning and led to 96% off all leasable space being under contract by the time retail opened in October 2013. Our Findings • 217,248 residents • 86,106 employees (daytime employee population) with $233 million retail spending potential • 300,000 pedestrians • 15,194 UChicago students with $77 million retail spending potential • 3.4 million Hyde Park tourists and visitors with $533 million retail spending potential • $1.9 billion retail demand, $650 million retail supply, $1.2 billion retail spending gap • 1.4 million visitors to the Museum of Science and Industry Outcomes • 82% pre-leased when construction began • 96% of total space leased at time 53rd Street, Chicago, Illinois retail started to open • Helped spur latest 16-story office and laboratory phase 2 • University of Chicago sold stake for $112 million in 2014 after purchasing the property for $6.5 million in 2008 • Multiple national retail anchors including LA Fitness, Chipotle, Starbucks • Annual property taxes growing to $2.1 million in 2016 • Created 500 permanent retail and hospitality jobs 62 Our client was selected to acquire and develop the historic 11 acre former Coca-Cola bottling plant in downtown Indianapolis. Their project will pay homage to the history of the plant and will be anchored by a boutique hotel, dynamic street- level retail shops, a combination of residential units (apartments, condos and townhouses), entertainment and creative office spaces. At an estimated $260 million, the development will be located along Massachusetts Avenue: Indy’s premier arts and entertainment district. Hoffman Strategy Group was contracted to develop a retail feasibility report and tenant mix analysis with forecasted sales by individual tenant. We identified the residential trade area, current competitive environment, retail voids, daytime business employees and future population demographics to support our findings. Our Findings • Development can support 101,500 square feet in new retails stores and restaurants. • New retail and restaurants are viable at the location as early as 2017. • Recommended a mix of tenants that provide a unique, destination- oriented appeal to a broad cross-section of consumers that include household residents, daytime workers, college students, convention attendees, and tourists. Outcomes • July 2017 - Plans approved for a $260 million redevelopment of the site. • Project is slated to complete in late 2019. Former Coca-Cola Plant, Indianapolis, Indiana 63DEVELOPMENT OF AN AREA PLAN FOR THE HIGHWAY 111 CORRIDOR Response to City of La Quinta’s RFP for the Beverly Hills Golden Triangle Streetscape Urban Design Beverly Hills Golden Triangle Streetscape Urban Design- In association with Moule Polyzoides Architects the urban de- sign is of the five major streets within the golden triangle. The streets include Rodeo Drive, Beverly Drive, Canon Drive, Brighton and Dayton. The landscape design creates unique urban retail streets- capes for the international, regional and local retail within the triangle area of Beverly Hills. Rodeo Drive, a high profile inter- national street incorporates rich landscape textures of palms and flowering roses. Within the streetscape modern lighting fixtures replace the standard roadway lighting to reinforce the international style. F O N G H A R T S C H N E I D E R + P A R T N E R S 64 Hoover Corridor Phase I,II & III, University of Southern California Los Angeles, California Phase I, II, and III construction and planning effort, the Hoover Corridor design abandons the diagonal Hoover Boulevard for a series of pedestrian and vehicular quad- rangles located between Doheny Memorial and Leavey Libraries. The entry gates serve as the southern vehicular / pedestrian entry of the campus accented by a low level fountain at the entry turn circle. The Corridor design is or- dered on the great lawn, one acre in size, and a series of distinct plazas. The Doheny Memorial Library plaza takes advantage of the natural shade conditions of the library to develop a intimate seating area surrounded by lush tropical plantings. F O N G H A R T S C H N E I D E R + P A R T N E R S 65DEVELOPMENT OF AN AREA PLAN FOR THE HIGHWAY 111 CORRIDOR Response to City of La Quinta’s RFP for the Lancaster Blvd. Transformation Streetscape and Urban Design- In association with Moule Polyzoides Architects and David Sargent. The urban design is of the main street of downtown Lancaster rebranding the down- town district. At the heart of the streets is a unique central me- dian planted with a double row of trees which accommodates diagonal parking below. The median is reminiscent of “The Ramblas” in Barcelona, Spain and serves as a multifunctional space as everyday parking use and on special occasions the parking areas are transformed into a shaded pedestrian alle for farmers markets, parades, street fairs and other special events. the transformation of The Blvd has introduced 48 new businesses to the downtown since its inception. The landscape layer provides a cool and comfortable environ- ment that unifies the streetscape. The weather in Lancaster is often extreme in heat, cold and severe winds and the tree canopy provides relief from the heat, the canopy reduces wind speeds and the deciduous nature of the trees offers a wel- come sprinkling of sunlight in the winter months. With its 21 pedestrian crossings, Lancaster Blvd. has become a pleasant pedestrian experience year round. It is heart-warming to see young families with toddlers, teenagers, senior citizens and everyone else moving freely up and down the street, dining and shopping in a main street setting. One cannot visit down- town Lancaster today without gaining an appreciation for the place-making potential of living streets 2012 National Award for Smart Growth Achievement 66 Downtown Disney is a retail, dining and entertainment complex within the Disneyland Resort District in Ana- heim, California. The 12-acre site is from the entrance to Disneyland to the Disneyland Hotel. Downtown Disney promenade bridges Disneyland Drive and is partially over a subterranean parking structure. The promenade is divided into four zones. The first is the craftsman garden with its generous plant- ings of trees, shrubs and vines. A flower-shaped glass mosaic tile fountain at the entry to Downtown Disney an- chors the garden. Nestled within the craftsman gardens are sedimentary walls lined with stone fountain scup- pers. The retail garden is a series of leaf shaped seat walls linked together by a vine within the paving. This garden is over a subterranean parking structure. The planters are strategically arranged to encourage pedestrians’ free access to all storefronts and large trees provide shade without blocking tenant signage. A series of small foun- tains infill the spaces and serve as focal points to key retail areas. Downtown Disney, Anaheim, California F O N G H A R T S C H N E I D E R + P A R T N E R S 67DEVELOPMENT OF AN AREA PLAN FOR THE HIGHWAY 111 CORRIDOR Response to City of La Quinta’s RFP for the Hahn Plaza Fong Hart Schneider + Partners recently completed Hahn Plaza at USC is the last link in the Child’s Way Master plan renovation. The center piece plaza is home to Tommy Trojan and Traveler, major icons of the USC Alumni and nation. The plaza paving stitches the classic surrounding buildings, icons and together. To anchor the plaza a foun- tain was incorporated with ample seating from the amphi- theater to view the plaza and fountain. Project completion 9/12 F O N G H A R T S C H N E I D E R + P A R T N E R S 68 Planning Fong Hart Schneider + Partners has been involved in collaborating with planners, architects, engineers, en- vironmentalist and other consultatants in developing sustainable, green streets, street landscapes, complete streets and civic spaces within the public realm for a mul- titude of planning projects. A sampling is listed below: Santa Ana Specific Plan Santa Ana, California Planner/ Architect: Moule Poulyzoides Architects Whitter Uptown Specific Plan Whittier, California Planner/ Architect: Moule Poulyzoides Architects University of Southern California Health Science Campus Master Landscape Plan Los Angeles, California Client: University of Southern California Beverly Hills Golden Triangle Business Park Beverly Hills, California Architect: Moule Poulyzoides Architects Summerlin Streetscape Master Plan Las Vegas, Nevada Client: Hughes Corporation F O N G H A R T S C H N E I D E R + P A R T N E R S 69DEVELOPMENT OF AN AREA PLAN FOR THE HIGHWAY 111 CORRIDOR Response to City of La Quinta’s RFP for the Placentia Town Center TOD and Specific Plan Placentia, California Planner/ Architect: Moule Poulyzoides Architects Paso Robles UpTown and Downtown Specific Plans Paso Robles, California Planner/Architect: Moule Polyzoides Architects Community Memorial Hospital Specific Plan Ventura, California Client: Rassmussen and Associates Ventura Harbor Master Plan Ventura, California Planner/ Architect: Moule Poulyzoides Architects North Fresno Avenue Streetscape Master Plan Fresno, California Client: City of Fresno Carlsbad Streetscape Study Carlsbad, California Client: City of Carlsbad River North District Plan San Antonio, Texas Planner/ Architect: Moule Poulyzoides Architects F O N G H A R T S C H N E I D E R + P A R T N E R S 70 F O N G H A R T S C H N E I D E R + P A R T N E R S Playa Vista Streetscapes Los Angeles, California Client: Playa Capital Palm Desert Downtown Visioning Plan Palm Desert, California Planner/Architect: Sargent Town Planning Lancaster Blvd. Streetscape Lancaster, California Planner/ Architect: Moule Poulyzoides Architects East Valley #1 Master Street Tree/Specific Plan Santa Paula, California Planner/Architect: Sargent Town Planning East Valley #2 Master Street Tree/Specific Plan Santa Paula, California Planner/Architect: Sargent Town Planning King City Downtown Addition Master Street Tree Plan/Specific Plan King City, California Planner/Architect: Sargent Town Planning City of Fresno Downtown Plan and Fulton Mall Studies Fresno, California Planner/ Architect: Moule Poulyzoides Architects Airport 2 Landscape and Visioning Masterplan Hollister, California Client: Maximilian Development 71DEVELOPMENT OF AN AREA PLAN FOR THE HIGHWAY 111 CORRIDOR Response to City of La Quinta’s RFP for the Palm Desert is undergoing a comprehensive update to the City’s General Plan. The bold steps envisioned for this update include a strong focus on integrating sustainability, addressing new state requirements such as Complete Streets, protecting the City’s character, providing design guidance to the areas likely to change, and aligning the City’s recent and ongoing planning efforts. Fehr & Peers, as part of the team, is incorporating Complete Streets elements into the City’s transportation policies by developing conceptual level street guidelines to allow the City to easily carry their current policy efforts to more locations. The City is also looking forward to implementation of the General Plan and considering how the Development Code can be structured to achieve the City’s vision. Following the significant existing conditions work by the team, a background report summarizing existing mobility conditions, which will include an analysis of transportation facilities (roadway, parking, transit, pedestrian, bicycle), we are developing a big picture vision for each area. In evaluating the different land use alternatives for the Plan, we are not only evaluating impacts on vehicle travel, but we are also qualitatively evaluating the likelihood of new trips by walking, bicycling and transit to provide a comprehensive assessment of the land use alternatives. Palm Desert Master Plan Indio General Plan Update Fehr & Peers conducted a General Plan update for the City of Indio. The City if Indio has completed an extensive amount of work as part of their General Plan document and associated EIR; As part of the consultant team, Fehr & Peers updated the Circulation Element to ensure consistency with current state of the practice and State Guidelines (such as AB 1358 Complete Streets Act). We repackaged the transportation assessment into an updated transportation chapter for the EIR that addressed current CEQA requirements. In addition, Fehr & Peers provided support to the City to assess the potential of a priority pedestrian corridor. 72 Fehr & Peers led a team preparing the City of Huntington Park’s Complete Streets Plan. Following an existing conditions analysis, we conducted a series of outreach meetings to familiarize ourselves with project partners, local stakeholders, problem areas, opportunity areas, and identifying strategies for enhancing community engagement for all stakeholders. A significant component of the community engagement process included a bilingual community charrette process that is intended to create a digestible, implementable, and easily understandable plan for the City of Huntington Park. This included recommendations for making local streets complete through conceptual designs, recommendations and development standards for specific improvements, streetscape recommendations, and policies and programs that will enhance safety, design, and the capacity of local streets to serve various travel modes, such as people walking, biking, driving, and taking transit. Huntington Park Complete Streets Plan 73DEVELOPMENT OF AN AREA PLAN FOR THE HIGHWAY 111 CORRIDOR Response to City of La Quinta’s RFP for the OCCOG Orange County Complete Streets Fehr & Peers, as part of a team, supported the Orange County Complete Streets Initiative undertaken by the Orange County Council of Governments. The objective of the final Design Handbook was to support the phased enhancement of Orange County’s street system to accommodate growing multi-modal transportation needs as the county redevelops and invests in transit improvements, bikeway facilities, and mixed-use/transit oriented development. Fehr & Peers is supporting the team by engaging with Orange County jurisdictions, local stakeholders, and the general public. Fehr & Peers also helped in reviewing existing Federal, State, and local policies and guidance regarding Complete Streets, assisting with the development of a needs assessment survey, and providing expert technical input that included design components for all forms of transportation and street typologies. Fehr & Peers also helped with the development of a companion document, the Orange County Complete Streets Initiative Funding Toolkit. This toolkit provides guidance for jurisdictions on the fundamentals of funding for Complete Streets plans and projects in Orange County. Fehr & Peers provided expertise on costing information for retrofitting and building Complete Streets and created several case studies describing successful grant and funding opportunities that have supported Complete Street efforts across the region. SCOPE OF WORK 75DEVELOPMENT OF AN AREA PLAN FOR THE HIGHWAY 111 CORRIDOR Response to City of La Quinta’s RFP for the SCOPE OF WORK Task 1: Stakeholder Engagement/Vision Task 1a: Kickoff meeting and Site Tour: Collaboration with the City of La Quinta and the begins at Day 1 and ends when the project is com- pleted. It is regular, it is systematic and it is on-going. The Torti Gallas Team along with team mem- bers, Sargent Town Planning, Hoffman Strategies, Fong Hart and Schneider, Paul Crabtree and Fehr and Peers, will visit La Quinta for a kick off meeting with city staff. During the meeting, we will work with the staff to refine the work plan (if necessary), schedule, and to go over team member roles and expectations, and go over the format and structure of the plan. We will discuss the public involvement strategy to determine guiding principles, methodology, and key stakeholder groups to help frame and focus the study, as well as compile a list and gather relevant data, reports, and studies available from the City to review as background analysis. We will also confirm methods for checking in with various departments and/or agencies, and create a regular schedule of meetings and Progress Reviews. Following the meeting we will take a driving tour of the study area. While this tour will allow us to make note of land use and design issues, we will rely on the City’s databases of land uses (and quan- tities) to supplement this effort. Task 1b: Stakeholder interviews Interviews are an important qualitative outreach method, which rely on the individual’s understand- ing of history, context, and significance of an issue, allow for deep understanding of diverse con- cerns, and provide a robust understanding of how people think about place. Working with staff, our team’s leaders will spend two-days in La Quinta, conducting, 45-minute interviews/meetings, with small-groups of stakeholders identified by the City. The interview questions will be open-ended and intended to invite conversation. The interviewees will drive the process and extensive, specific infor- mation will be gathered and systematically summarized. The interview process will provide an outlet for stakeholders that might not otherwise participate and will provide a forum to build trust between the participants and Consultant Team. We will work with the City to identify key stakeholders. It is expected that City staff will contact the stakeholders to arrange the individual meetings, and formulate the day’s schedule. Early identified stakeholders will include: • City Departments • Community Development • Fire Department • Parks and Recreation Department • Public Utilities • Public Works • Chamber of Commerce • Key Property owners and Major Developers • Neighborhood organizations, Non-profit and community service sectors; and the like 76 Task 1c: Discovery workshop On the evening following the Stakeholder Meetings, we will hold a community meeting, open to the public. At this meeting, we will introduce the team, utilize a PowerPoint to discuss and illustrate some of the principles that guide our work, highlight some of our initial observations about the area, report on our Audit of current development standards (Task 2, below) and listen to some of the ideas from Community members. It is expected that City Staff will secure the venue, for this meeting pro- vide refreshments, and do the noticing to attract community participation. Task 1d: Social Media/On-line support Our team will provide materials to the City of La Quinta staff to upload to a dedicated web site, managed by the City, and provide narratives and visuals to the City as it prepares project updates and notices of meetings. We will also provide materials for this City to update its social media outlets, such as Facebook and Twitter. The social media platforms will be used to promote project outreach events as well as provide a forum for additional comments. In addition to the support, above, we have found that a moderated blog linked to Facebook and Twit- ter postings to be the most effective online outreach methodology for projects of this type. The blog itself, can include links to PowerPoint presentations though Slide Share, and can have drawings and narrative. Comments on the blog hosted by our team will be moderated only to prevent irrelevant or inappropriate remarks (cursing, threats, and the like). Facebook and Twitter postings will supple- ment the blog and link to it, and provide additional opportunities for commenting. Task 1e: Team charrette to explore possibilities and alternatives Once the myriad of issues are identified and the data are collected, mapped and analyzed, we will begin the process of developing the vision for the Area Plan. In order to generate and test a myriad of development concepts, we propose a one- day in-house design charrette, at the La Quinta Planning staff’s offices, which will generate design ideas and focus efforts over the course of the day through the hands-on effort of the design team with City staff. This effort will include all members of the Torti Gallas team including all of the consultant firms identified in this response. Our in-house Team charrette offers a forum to report our initial findings, discuss project potential, contemplate brand tone and personality, hone in our target audience, consider programming and events, discuss architectural character and test various placemaking ideas in “real time”. The aim of the work sessions is to arrive at a consensus placemaking direction amongst the project stakeholders for further design explorations. 1f: Prepare concepts and alternatives presentation After the Team Charrette, above, and considering the Audit of Development Standards (Task 2), the Existing Conditions Assessment (Task 3a), the Market Analysis (Task 2f), the Stakeholder Interviews (Task 1b) and the direction of Staff, we will begin crafting a holistic strategy accompanied by concep- tual illustrations that will serve as the outline for the Area Plan. This coordinated set of design and policy documents will include the consideration of such things as the location and character neigh- borhood centers, density and land use, streetscape characteristics, vehicular, bicycle and pedestrian improvements, building types and development characteristics, among others. It will also include the identification of catalytic sites, where opportunities seem the most urgent and have the greatest ability to be leveraged for the greater good. 77DEVELOPMENT OF AN AREA PLAN FOR THE HIGHWAY 111 CORRIDOR Response to City of La Quinta’s RFP for the This is an iterative process, where we try different strategies to see what works, and what doesn’t. During this time, we will be having weekly screen sharing video conference, with La Quinta city staff so that progress can be reviewed and commented upon with regularity. Several weeks after we begin this process, we will return to La Quinta to present this preliminary work to the community as de- scribed below. 1g: Vision workshop At our second meeting with the Community, we propose an “open house” format, with stations dedicated to presenting different aspects of the draft Area Plan for review and comment by the pub- lic. These stations would likely include, among others: 1) framework overview; 2) Mobility/Public Realm/Complete Streets concept, 3) branding; and 4) illustrations of three or four focus areas. 1h: Joint Study Session with Commission and Council Prior to preparing the draft Area Plan, we will work with staff to develop and conduct a review con- ference to brief the decision makers on where we are to date, in order to confirm the vision and strat- egies, and/or to identify changes. At this meeting, we will also discuss strategies for crafting Develop- ment Standards that are “form-based” i.e., that go beyond a prescriptive land-uses and densities, to also include such things as what may be appropriate building types, frontages, streetscape types, and the like and we will offer some of our preliminary thoughts on what might be appropriate for different areas. 1i: Prepare Summary Presentation Boards and PowerPoint of Draft Plan and Code We will prepare a summary presentation (Executive Summary) of the Draft Plan and Code (Prepared in Tasks 3, 4, 5, and 6a, below) that will be presentable as a PowerPoint, as boards for an Open House, and on-line. 1j: Draft plan workshop Utilizing the material developed in Task 1i, above, we will conduct another community Workshop that will provide an opportunity to for the community review, and comment on the draft Area Plan Preliminary Development Standards. At this time, we will be able to explain how the work of the previous workshops was incorporated into the development plans and in crafting the preliminary standards. As part of preparing for this we will be utilizing digital 3D modeling tools to illustrate the plan and test the preliminary Development Standards on various sites along the Highway 111 corri- dor. These tests will allow the Team to illustrate the impact the Standards on these varying sites and for the public to provide informed feedback to the Team and to City Staff. Task 2: Audit of Corridor Development Standards Task 2a: Existing plan area analysis and diagramming Based on GIS and/or CAD files provided by the City, together with online aerial photography, we will prepare a planning level base map of the Plan Area and surrounding context. We will prepare a series of diagnostic maps/diagrams including existing land use, existing building footprints and heights, existing circulation network including public street and major on-site drives, and other diagrams to assist the team and the City in understanding the existing urban structure and design.As more peo- ple get their information from social networks and to ensure a broad range of stakeholders have the opportunity to engage, we recommend posting information on social media to encourage those who may not attend community meetings to be included in the process. 78 Task 2b: Highway 111 Design Guidelines audit We will review the existing Highway 111 Guidelines and summarize those provisions and attributes that are generally supportive of or potentially in conflict with the area’s evolution from a drivable sub- urban environment to a walkable urban environment. Task 2c: Zoning and general plan review and summary We will review the existing Highway 111 Guidelines and summarize those provisions and attributes that are generally supportive of or potentially in conflict with the area’s evolution from a drivable subur- ban environment to a walkable urban environment. We prepare a summary table of existing standards, against which we can later compare and contract proposed standards for an “at a glance” understand- ing of potential changes. Task 2d: Specific plans review and summary We will do the same for existing specific plans. Task 2e: Public improvement standards and capital improvement plan review and summary Crabtree Group will review these documents and highlight standards and planned improvements that support – or that could be adjusted to support – an evolution to human-scale, pedestrian-oriented places, and identify policies, standards and planned improvements that may be in conflict with that objective. Task 2f: Market analysis Including Review of ULI study The Hoffman Strategy Group (“HSG”) will conduct a highest and best use analysis of the Corridor to understand what uses the market can support today and what can be supported in the future. As part of this effort HSG will review the ULI study, but expand upon it in evaluating all potential uses, i.e. retail, food and beverage, entertainment, residential, office, hospitality, mixed use opportunities, etc. This evaluation will also include an examination of existing uses and an assessment of the future viability and impact of those uses. The objective is to present objective market data that will identify the real estate uses that are support- able in the market. This data will provide the foundation for an actionable Corridor plan. The analysis also will include revenue projections for those uses determined to be supportable. Task 2g: Summary PowerPoint of Opportunities and Challenges The conclusions of Task 2 work will be summarized in one or more PowerPoint presentations for use in meetings with City staff, decision makers, stakeholders and the general public, to ensure that all par- ticipants have a clear understanding of the place as it is and the potential to achieve the project goals. Task 3: Complete Streets Plan Task 3a – Existing Conditions Assessment – Data Collection As part of this task, Fehr and Peers (F&P) will review three years of collision data along the corridor to identify the types of collisions occurring along the corridor which will assist the team in identifying appropriate street improvements to incorporate into the plan to improve safety (especially for vulner- able users). This existing transportation information and analysis will be documented in a technical memorandum. 79DEVELOPMENT OF AN AREA PLAN FOR THE HIGHWAY 111 CORRIDOR Response to City of La Quinta’s RFP for the Task 3c: Complete Streets Plan F&P will test that framework plan from the perspective of vehicular capacities and speeds to ensure that one or more practical alternatives are included in the Plan. Based on the selected framework, F&P will prepare the complete street plan. F&P will work collaboratively with the project team in this setting to ensure that complete street treatments are identified that provide accessibility for all users of all ages and abilities to the system. We will also work with the project team to ensure that the complete street treatments are context sensitive and are complementary to the land use form that is developed along the corridor. The deliverable for this effort will include recommended complete street treatments and roadway cross-sections that the design team can be integrated with the branded public realm framework plan developed in other tasks. Task 4: Corridor Branding A Brand is a promise; something that can be trusted. In the context of urbanism (or real estate) it is often defined by the qualities that enable people form an emotional bond with a place, because such places support growth: of people, of relationships and of economies. Authentic brands can be nourished, but not created overnight because they are formed by the layering of visual impressions (e.g., the view of mountain at the end of a street); experiences (e.g., playing in a fountain); and even stories told by others. Great brands are memorable, compelling (drives multiple visits) and promotable. As such, economic development and branding strategies go hand-in-hand, as the market analysis (i.e., type of develop- ment that takes place) drives the identity and the branding of the area. In the context of real estate, we believe that understanding the brand of a place starts by asking the following questions: • Why live there? • Why work or locate my business there? • Why shop there • Why play there? • Why invest there? We have found that the branding process is an excellent way for all participants to come together in the planning process and refine the vision to a unified concept for the master plan. As part of this process, we will identify key ideas, concepts and places that will contribute to Highway 111’s “brand” and sug- gest opportunities to enhance it. The design process includes the development and testing of various options within the framework of the determined strategy. Each option will relate to a different and unique branding idea - with key attributes such as public space designs, and signage relating to each specific branding direction. The options are developed and vetted to arrive at a preferred direction. Task 4a: Corridor Landscape Plan Based on the branding strategies identified in Task 4b, and on the complete streets plan developed in Task 3c, Team member Fong Hart, Schneider and Partners, will develop the draft conceptual land- scape framework plan that supports the overall vision of the corridor Included in this plan will be: • Blowup plans of selected areas of detail, including sidewalks of several types, medians and roundabout, typical tree planters and other planters, furnishing groupings, and other typical and special plan details. • Preliminary material selection schedules including colors, textures and finishes in a kit of parts context for the project area identity. 80 • Menu of plant material recommendations meeting California’s MWELO water requirements and green street objectives. • Alignment of street tree plantings based on known constraints and setbacks. • Tree removal plan Task 4b: Wayfinding and Signage Program TG+P will prepare a branding, identity and wayfinding framework plan for the area, integrated with and incorporating streetscape, public realm, architectural and signage elements developed in collabora- tion with STP and FHS+P. Upon arriving at a preferred branding and placemaking approach we begin to further expand on the concept. Design standards are developed relating to brand attributes, project signage and wayfinding programs. Task 5: New Visual Corridor Design Guidelines and Photo Simula- tions Task 5a: Street Design Guidelines In collaboration with FHS+P and Crabtree, Sargent Town Planning will prepare 3-D illustrations of proposed street typologies, coordinated with the Complete Streets Plan, landscape plan and design guidelines, and sustainable stormwater management recommendations. Task 5b: Landscape Guidelines In collaboration with FHS+P, Sargent Town Planning will prepare guidelines for on-site landscape, in- cluding standards for courtyards, sustainable parking lots, building frontages, and side and rear setback areas. Task 5c: Building Development Guidelines In collaboration with TG+P, and in close consultation with City staff, STP will prepare updated de- velopment standards and design guidelines for commercial, mixed-use and residential development. We anticipate that this will likely take the form of two or three new vision-based (form-based) zones, focused on standards and guidelines for public and private frontages, building placement, massing and articulation, and building uses. The standards will be integrated with the complete streets plan, street design standards, and building types developed by TG+P. Task 5d: Building Types Torti Gallas will utilize its library of urban office and civic building prototypes, identifying the charac- teristics of each type, and begin to determine those that may be appropriate for the required densities and market conditions as well as their ability to conform meet City of LA requirements and expec- tations. We will also identify and analyze , retail, commercial (office), and mixed-use prototypes in a range of sizes, based upon the market study. As part of this effort we will also look at residential proto- types which may be appropriate on certain sites, both as a revenue generator and in order to create a more 24-hour environment. 81DEVELOPMENT OF AN AREA PLAN FOR THE HIGHWAY 111 CORRIDOR Response to City of La Quinta’s RFP for the Task 5e: Digital 3D Model and/or Photo Simulations Torti Gallas has substantial experience creating realistic-looking photo-simulations illustrating before and after conditions. We take great pains, to ensure that such things as the scale of pedestrians and bicyclists are accurate, and that the shadows match the existing conditions, relative to time of day, and year. It is a painstaking process to get it right, but the results are compelling. An example of this work includes our efforts for the City of Santa Monica to illustrate the potential for a road diet at the western end of Wilshire Blvd. We have included up to four (4) photo-simulations as part of this effort. As an alternative and/or a supplement to Photo Simulations, we can provide Screen shots of 3D digital model; including existing conditions/existing context model; existing conditions/future context model; and proposed buildout/future context model. This can also be an effective method for communicating and more cost-effective method for illustrating potential buildout scenarios. Please see our example for the City of Rancho Cucamonga below. Task 6: New Code and Standard revisions to the City’s Development Codes and Adopted Standards Task 6a: Administrative Draft - Review with Staff We anticipate that the Plan will be very implementation-focused. The high level vision for this area has already been quite clearly defined by the General Plan and the ULI Study. We anticipate that the Plan, then, will focus on sharpening, clarifying and calibrating that Vision and its specific goals, on defining a series of strategies for its implementation, and providing a code (standards and guidelines) and actions to make it happen one project at a time. We expect that it will be a relatively thin, highly illustrated, action-oriented document. Santa Monica, Wilshire Blvd, Existing Santa Monica, Wilshire Blvd, Proposed 82 Upon endorsement of the Vision by City Council (see Task 1h, above) we will prepare a detailed outline of and style sheets for the Plan and Code for review, discussion, adjustment, and approval by City staff. We will then prepare a complete Administrative Draft Plan and Code based on that outline and submit it to City staff for review. When staff have had the opportunity to complete their review, we will conduct a conference call or face-to-face meeting to discuss City comments and identify changes and refinements to be made. Task 6b: Public Draft Based on City staff input and direction, we will prepare a Public Draft Plan and Code and deliver them to the City. Task 6c: Final Draft We will make final changes/refinements to the Plan and Code based on input and direction from the Planning Commission, City Council and City staff. Task 7: Implementation Program After we have developed and refine the Area Plan in a process involving Staff, we will create the Imple- mentation Program, which will include the Strategies and Implementation Matrix. This chapter of the Area Plan will outline a series of steps necessary to undertake to achieve the vision for the Highway 111 corridor. In other words, this chapter will provide the “how to” – summarizing a set of catalytic policies and pilot projects to transform design and programming ideas put forward earlier in the document into actual actions for the City La Quinta to undertake. The chapter will be divided into three sections that will form a multi-pronged approach to implementing the vision plan. They include: • Summary of Catalytic Policy Initiatives; including zoning changes and/or Specific Plan amend- ments • Summary of Pilot Projects; and an • Implementation Matrix that identifies project or policy change, responsible party or entity, cost (order of magnitude) and timeline (short term, medium term, long term) and fiscal implica- tions to property owners and the City The “Catalytic Policy Initiatives” identifies the key regulatory, programmatic and policy initiatives the City should take in order to lay the ground work for future development and revitalization of the study area that achieves much of the vision identified in the master plan in order to enable an economically sustainable mix of uses. The policy initiatives will include any recommended zoning or Specific Plan amendments, locations for bike lanes, potential road diets and a set of Design Standards to ensure a pedestrian oriented environ- ment, among other recommendations. The “Pilot Projects” section summarizes any pilot project requirements identified earlier in the docu- ment, and links them to actions that may be required of the City to see these come about. Such actions could include anything from infrastructure enhancements, parking provision, site acquisition and the like. Depending on both the physical conditions, as well as the aspirations of the community, pilot project could be continuous (such as dedicated bike lanes) or strategic, for example, at a particular intersection or site. 83DEVELOPMENT OF AN AREA PLAN FOR THE HIGHWAY 111 CORRIDOR Response to City of La Quinta’s RFP for the We are big fans of trying things on before we buy them, so we will look for pilot project that can be implemented tactically, i.e., be tested on interim basis. Those tests are sometimes for a day, a week, or six-months in length, depending on the scale. For example, we are finalizing the testing of a road diet on several blocks of Coast High- way in Oceanside. This test has been on-going for a full year and subsequent to its completion a decision will be made as to its efficacy. The last part of the chapter provides a matrix of “action items” (Implementation Matrix) that applies across the entire plan. In addition to Prioritized Recommendations; the Matrix will include an outline of necessary steps for completion, a list of responsible parties and agencies, estimated order of magnitude costs, proposed timeline for completion, and potential funding sources for each action item. This powerful tool will provide the public and development community with greater transparency of government actions, and offers the city an organized step-by-step manual for action. Task 8: Public Hearings As the Area Plan comes up for adoption, we will prepare for and help to present the plan in a public hearing in front of the Planning Commission and two- additional meetings in front of City Council and respond to ques- tions as appropriate SCHEDULE/TIMELINE 85DEVELOPMENT OF AN AREA PLAN FOR THE HIGHWAY 111 CORRIDOR Response to City of La Quinta’s RFP for the SCHEDULE/TIMELINE SCHEDULE HIGHWAY 111 AREA PLAN - LA QUINTA Production of Deliverables W Workshop Sessioin C City Council Meeting City/Public Agency Review of Deliverables K Key Team/Staff Meeting P Planning Commission Meeting Public Review D Deliverable to City Task 1: Stakeholder Engagement Task 1.1  Kick‐off Meeting & Site Tour K Task 1.2  Stakeholder Interviews K Task 1.3  Discovery Workshop W Task 1.4  Create and Update online presence  Task 1.5  In‐House Charrette W Task 1.6  Prepare Concepts & Alternatives (Review with Staff and Adjust) W Task 1.7  Vision Workshjop / Open House W Task 1.8  Joint Study Session with Commission / Coucil C/P Task 1.9  Prepare Summary Presentation Boards and PPT of Plan and Code  Task 1.10  Draft Plan Workshop W Task 2: Audit of Current Development Standards Task 2.1  Existing Plan Area Analysis and Diagraming  Task 2.2  Highway 111 Design Guidelines Audit  Task 2.3  Zoning and General Plan Review and Summary  Task 2.4  Specific Plans Review and Summary  Task 2.5  Public Inprovement Standards and CIP Review and Summary  Task 2.6  Market Analysis  Task 2.7  Summary Powerpoint of Opportunities and Challenges D Task 3: Complete Streets Plan for Highway 111 and Intersections Task 3.1  Data Collection: User Data; Collision Data  Task 3.2  Document Review: CIP; CVAG Traffic Interconnect Master Plan  Task 3.3  Complete Streets Plan W Task 4: Corridor Branding Program Task 4.1  Corridor Landscape Program (Including Landscape Palate) W Task 4.2  Wayfinding & Signage Program W Task 5: New Visual Corridor Design Guidelines and Photosimulations Task 5.1  Street Design Guidelines  Task 5.2  Landscape Guidelines  Task 5.3  Building Development Guidelines  Task 5.4  Building Types  Task 5.5  Photosimulations  Task 6: New Code and Standards Revisions to City's Development Codes and Adopted Standards Task 6.1  Administrative Draft ‐ Review with Staff D Task 6.2  Public Draft D Task 6.3  Final Draft D Task 7: Implementation Program Task 7.1  Implementation Plan and Matrix D Task 8 Public Hearings Task 8.1  Planning Commission Meeting ‐ (1 Total), Including Preparation P Task 8.2  Council Hearings ‐ (2 Total), including preparation CC Jul AugApr May Jun November 15, 2018 Sep Oct Nov DecJan Feb Mar 2019 REFERENCES 87DEVELOPMENT OF AN AREA PLAN FOR THE HIGHWAY 111 CORRIDOR Response to City of La Quinta’s RFP for the REFERENCES Torti Gallas + Partners Downtown Santa Monica Specific Plan, 2017 Peter James, Principal Planner City of Santa Monica City Hall, 1685 Main Street Santa Monica, CA 90401 Peter.James@SMGOV.NET | 310.458.8341 Campus Town Specific Plan, 2017- Ongoing Kurt Overmeyer, Economic Development Manager City of Seaside 440 Harcourt Ave Seaside, CA 93955 kovermeyer@ci.seaside.ca.us | 831.899.6839 re:Code LA, 2017- Ongoing Erick Lopez, City Planner City of Los Angeles 200 J. Spring Street Los Angeles, CA 90012 erick.lopez@lacity.org | 213.978.1323 Sargent Town Planning General Plan Update/111 Corridor Plan 2017-2018 (with Fehr & Peers) Downtown Specific Plan, Indio, CA 2018 Les Johnson, former Community Development Director, Indio, CA ljohnson@cityoflosalamitos.org | 562.431.3538 x300 General Plan Update/111 Corridor Plan and Code, Palm Desert, CA 2015-2016 (with Fehr & Peers) Ryan Stendell, Community Development Director rstendell@cityofpalmdesert.org | 760.776.6386 Foothill Boulevard/Route 66 Corridor Plan and Code Rancho Cucamonga, CA 2018 (with Torti Gallas) Matt Burris, Deputy City Manager Matt.Burris@cityofrc.us | 909.477.2700 Fontana General Plan Update/Downtown Area Plan 2016-2017 Debbie Brazill, Deputy City Manager dbrazill@fontana.org |909.350.6727 Fehr and Peers Matt Burris, Deputy City Manager City of Rancho Cucamonga 10500 Civic Center Drive Rancho Cucamonga, CA 91729 Matt.burris@cityofRC.us (951) 801-5350 Ryan Stendell, Director of Community Development City of Palm Desert 73510 Fred Waring Drive Palm Desert, CA 92260 rstendell@cityofpalmdesert.org (760) 346-0611 Gus Gonzalez, Senior City Planner 200 S. Anaheim Blvd, MS 162 Anaheim, CA, 92805 ggonzalez@anaheim.net. (714)765-4671 COST PROPOSAL 89DEVELOPMENT OF AN AREA PLAN FOR THE HIGHWAY 111 CORRIDOR Response to City of La Quinta’s RFP for the COST PROPOSAL Torti Gallas + Partners Sargent Town Planning Fehr and Peers Fong, Hart, Schneider and Partners Hoffman Strategy Group Paul Crabtree Total By Task $124,149$88,160$14,410TASK 4: Corridor Branding Program$40,320$79,990$36,000$21,400$12,400$161,639$125,100$24,660$33,730$52,100$19,600$416,829.00EXPENSES$9,698$6,255$1,233$1,600$2,800$980$22,566$4,500$3,000$2,0007a: Implemenation Plan and MatrixTASK 8: Public Hearings5f: Project ManagementTASK 6: New Code and Standard revisions to the City's Development Codes and Adopted Standards6a: Administrative Draft - Review with Staff3a: Data Collection: User data; Collision data4a: Corridor Landscape Program - including Landscape PalateTotal by Firm4c: Project Management and Coordination4b: Wayfinding and Signage ProgramTASK 5: New Visual Corridor design Guidelines and Photo SimulationsTASK 7: Implementation Program 5a: Street Design GuidelinesTask1c: Discovery Workshop3b: Document Review: CIP; CVAG Traffic Interconnect Master Plan3c: Complete Streets Plan1d: Provide materials for on-line presence1b: Stakeholder Interviews - two days on siteTASK 1: Stakeholder Engagement2e: Public Improvement Stds. and CIP Review and Summary 1k: Project Management and Coordination1a: Kick-off Meeting and Site Tour2a: Existing plan area analysis and diagramming 2b: Highway 111 Design Guidelines Audit2c: Zoning and general plan review and summary 2d: Specific plans review and summary $7,059$3,000$3,000$7,560$1,3102h: Project Management and Coordination3d: Project Management and Coordination$1,600$2,000$2,000$15,000$17,000$2,120$1,680$3,000$1,000$7,000$3,000$3,000$3,500$18,5006d: Project Management$2,500$4,090$5,0006b: Public Draft$20,000$20,000$4,500$2,500$5,000$18,000$4,000$6,000$2,000$5,100$15,000$2,400$2,480$1,400$1,400$1,500$3,000$2,000$15,000$15,000$5,000$15,000$15,0005d: Building Types5e: Model and Photo Simulationsincluded above$5,000$6,7502f: Market Analysis2g: Summary PowerPoint of Opportunities and Challenges$2,000$1,600$4,000$1,000$1,750$2,5001g: Vision workshop / Open House1h: Joint Study Session with Commission and Council1i: Prepare Summary Presentation Boards and PPT of Plan and Code$3,000$2,000$4,000$1,000$1,640$3,000$1,6001e: In-house charrette1f: Prepare concepts and alternatives. Review with staff and adjust$10,000$10,000$1,640$5,000$14,660$6,000$7,400$3,000$7,059$10,000$27,840$6,400$9,140$4,600$2,000$3,000$15,000$7,560$44,000$5,000$27,900$2,120$6,000$2,000$5,100$1,310$20,900$4,090$23,000$6,000$2,500$2,000$31,300$600$600$10,300Total$439,395$21,400$12,400$10,000$10,000$4,200$2,6001j: Draft Plan Workshop$1,4008a: One (1) PC Meeting and Two (2) CC meetings including preparation $10,000$2,4005b: Landscape Guidelines5c: Building Development Guidelines6c: Final DraftTASK 2: Audit of Current Development Standards$10,300$7,400$44,000$3,000$1,500$2,500TASK 3: Complete Streets Plan for Highway 111 and intersections APPENDICES 91DEVELOPMENT OF AN AREA PLAN FOR THE HIGHWAY 111 CORRIDOR Response to City of La Quinta’s RFP for the APPENDICES NON-COLLUSION AFFIDAVIT FORM Must be executed by proposer and submitted with the proposal I, __________________________________ (name) hereby declare as follows: I am ______________________________ of _________________________, (Title) (Company) the party making the foregoing proposal, that the proposal is not made in the interest of, or on behalf of, any undisclosed person, partnership, company, association, organization, or corporation; that the proposal is genuine and not collusive or sham; that the proposer has not directly or indirectly induced or solicited any other proposer to put in a false or sham proposal, and has not directly or indirectly colluded, conspired, connived, or agreed with any proposer or anyone else to put in a sham proposal, or that anyone shall refrain from proposing; that the proposer has not in any manner, directly or indirectly, sought by agreement, communication, or conference with anyone to fix the proposal price of the proposer or any other proposer, or to fix any overhead, profit, or cost element of the proposal price, or of that of any other proposer, or to secure any advantage against the public body awarding the agreement of anyone interested in the proposed agreement; that tall statements contained in the proposal are true; and, further, that the proposer has not, directly or indirectly, submitted his or her proposal price or any breakdown thereof, or the contents thereof, or divulged information or data relative hereto, or paid, and will not pay, any fee to any corporation, partnership, company, association, organization, proposal depository, or to any member or agent thereof to effectuate a collusive or sham proposal. I declare under penalty of perjury under the laws of the State of California that the foregoing is true and correct. Proposer Signature: _______________________________________ Proposer Name: _______________________________________ Proposer Title: ______________________________________ Company Name: _______________________________________ Address: _______________________________________ Neal I. Payton, FAIA Principal Torti Gallas + Partners Neal I. Payton, FAIA Principal John F. Architectural Corp dba Torti Gallas + Partners 601 W. 5th Street, Los Angeles, CA 90071 RESPONSE TO PROPOSED TITLE GOES HERE TITLE GOES HERE TITLE GOES HERE RESPONSE TO PROPOSED SUBMITTED BY SUBMITTED TO Torti Gallas Client address address email address Architects of a Better World RETAIL + PLACEMAKING PLACEMAKING APPROACH Torti Gallas + Partners’ approach to creating great places in our communities is based on the STRATEGIC employment of Placemaking design principles. We firmly believe GREAT PLACES are those where people want to live, work, shop and play – places that enliven, inspire and entertain their residents and guests. To that end, our goal is to create pedestrian-oriented, walkable, amenity-rich neighborhoods that provide the framework for enriching experiences, social engagement, and patron ownership. Torti Gallas + Partners brings together teams of experts in Placemaking VISIONING and Placemaking DESIGN to access, identify and design all aspects of the destination. Our integrated and highly collaborative teams focus on retail strategies, brand design, urban design, architectural design, and landscape design to create a holistic “place” aimed at offering unique and appropriate solutions for the given market, demographics, and location. All team experts play important roles in the COLLABORATIVE PROCESS and inform decision making based upon the client’s underlying development goals and brand positioning – from developing the project name and logo to identifying the appropriate retail tenant mix, to streetscape and amenity planning, to landscape and lighting design, to building design. “ When considering design firms for our highest profile retail project in Chicago, Regency Centers chose Torti Gallas + Partners. Their incredible vision for our project went much further than building design – it included a multitude of placemaking ideas and considerations to create a truly unique and authentic shopping environment for our customer base. Micheal Rollison and his design team are experts in crafting retail destinations that will be benchmarks for the next wave of experiential retail development.” - Matt Hendy, Regency Centers PLACEMAKING BENEFITS $$$ $$$ social engagement, more reasons to visit, expanded trade area, promote brand $$$ longer stays (lingering), increased spending, memorable moments $$$ recognizable address, expanded trade area, community “ownership”, increased spending $$$ connectivity + access, better experiences, active streets and pathways $$$ increased trips, higher rents (retail + residential), sustainability, places people “want to be”, preferred shopping destination PROGRAMMING + EVENTS DESIGNING FOR EXPERIENCES CREATE A DESTINATION PROMOTE WALKABILITY MIXED USE PLACEMAKING $ RETAIL CENTERS WALKABLE PLACES PROCESS 1 DEFINE We begin our process by facilitating dialogue aimed at defining the project development goals, inspiration, motivation, and expectations of our Clients and their project. We conduct research and due diligence to define the project’s relative position within the marketplace, then provide key data to further clarify and outline an informed approach to the “Place” and its potential “Story.” 2 DETERMINE Our project Visioning Charrette offers a forum to report our initial findings, discuss project potential, contemplate brand tone and personality, hone in our target audience, consider programming and events, discuss architectural character and test various placemaking ideas in “real time”. The aim of the work sessions is to arrive at a consensus placemaking direction amongst the project stakeholders for further design explorations. 3 DESIGN The design process includes the development and testing of various options within the framework of the determined strategy. Each option will relate to a different and unique branding idea - with key attributes such as public space designs, amenities, site furnishings, and signage relating to each specific branding direction. The options are fully developed and vetted to arrive at a preferred direction. 4 DOCUMENT Upon arriving at a preferred branding and placemaking approach we begin to further expand on the concept. Design standards are developed relating to brand attributes, project signage and wayfinding programs, site amenities and furnishings, scalable program and event considerations, tenant storefront designs, tenant signage criteria, site and landscape lighting, building and theatrical lighting, landscape design and water features, and streetscape standards. Whole Foods Market • LA Fitness • Giant Food • Safeway • ACE Hardware • Results Gym • Busboys and Poets • City Sports • Lebanese Taverna • Lucy • Ginger • Bubbles • Le Creuset • BlueMercury • J. McLaughlin • Le Pain Quotidien • Kimpton Hotels • Trader Joe’s • AT&T • The Burger Joint • Massage Envy • Express • J. Jill • Talbots• PacSun • Aeropostale • Victoria’s Secret • Ann Taylor Loft • Sephora • American Eagle Outfitters • Banana Republic • Eddie Bauer • Starbucks • BB&T • Chipotle • FedEx Office • Five Guys • Potbelly Sandwich Shop • Pollo Campero • Citibank • Signal Financial • T-Mobile • Target • REI • Nordstrom Rack • HomeGoods • Barnes & Noble • Old Navy • Michaels • Lowe’s • Pottery Barn • Wegmans • Hard Rock Cafe • On The Border • Kona Grill • Brio Tuscan Grille • Kohl’s • Macy’s • JCPenney • Dillard’s • Best Buy • Coldwater Creek • Burlington Coat Factory • Forever 21 • Urban Outfitters • Bed Bath & Beyond • IKEA • Pier 1 Imports • Costco Wholesale • BJ’s • Starbucks • Dick’s Sporting Goods • PetSmart • Staples • Chico’s • Panera Bread • Babies ‘R’ Us • Toys ‘R’ Us • Ulta Beauty • Harris Teeter • Five Below • DSW • AT&T • Red Robin • Iron Rooster • Hollister Co. • Mission BBQ • Marshalls • T.J. Maxx • Walmart • LA Fitness • Bealls • World Market • Haverty’s • Party City • Ross Dress for Less • Pizzeria Uno • Chili’s • Bonefish Grill • Cold Stone Creamery • Kirkland’s • Sleepy’s • LensCrafters • Vitamin Shoppe • Bath & Body Works • GameStop • American Eagle Outfitters • Justice • Men’s Warehouse • New York & Co. • Wet Seal • Victoria’s Secret PINK • Famous Footware • Jos. A. Bank • Charming Charlie • A.C. Moore • Office Max • Rue 21 • Moe’s Southwest Grill • Publix • Albertsons • Edwin Watts Golf • Von Maur • Arhaus • Beymen • Harvey Nichols • Lifestyle Fitness • The Fresh Market • Kroger Torti Gallas + Partners has a vast depth of expertise when it comes to retail environments. Crafting an overall design vision for a destination that is aligned with the “story of the place”, the brand of the property, and its level of sophistication is important. Perhaps even more important is working with the tenants to “fit in” to the overall project vision so that everyone benefits. We have a wealth of expertise working with retail and restaurant tenants to arrive at store designs that respect their tenant brand needs, loading and service requirements, and design musts. We help our clients work with potential tenants by providing necessary exhibits to communicate how a retailer can adapt their prototype design to meet project design aesthetics. RETAIL TENANT EXPERTISE Arcadia Realty Corp • Avalon Bay Communities, Inc. • B. F. Saul Company • Biscayne Housing Group, LLC • BK Multifamily Development • Blue Ridge Companies, Inc. • Bozzuto Construction Company • Bristol Capital Corporation • Broad Street Equities, LLC • Brookfield Residential • Carl M Freeman Companies • CheginiGroup Real Estate Development • CIM • City Partners • Clarion Associates • Clark Builder’s Group LLC • Community Builders • Comstock • Contee Company • Continuum Partners • Donohoe • Edgemoor • Equity Residential • EYA • Federal Realty • Five Squares Development • Foulger-Pratt • Framework Group • Gables • Hines Interests • Horizon Development Properties, Inc. • JBG Smith • Kettler • Lantian Development LLC • Lerner Development • Madison Marquette • McCormack Baron Salazar, Inc. • McLean Properties, LLC • Monument Realty • MRP Realty • Pacifica Companies • PATH Ventures • PN Hoffman • Princeton University • Pulte Group • Quantum Companies • Related Companies • Riverhouse Development • Sage Interests • Savio Realty Ltd. • Singer Island Gateway LLC • Somerset • Smith Homes, Inc., Realtors • Somerset • Southeast Venture, LLC • Steiner + Associates • Tavistock • The Carlyle Group • The Folsom Group • The Tabani Group • The Ziegler Companies • Trabuco Group • Transit Village Investors, L.P. • Trinitas • Tuxedo Reserve Owner LLC • Urban Atlantic • Wallace Group • Walter P. Moore • Weingarten Realty • Westfield Corp, Inc. • 1788 Holdings • W.C. Smith • WCI Communities, Inc. • Weller Development • West Dulles At Avion, LLC • West Millenium Homes • Westbrooke Communities, Inc. • ZOM, Inc. Torti Gallas + Partners and our team of Placemaking experts help our residential clients craft unique and highly experiential amenity areas for their properties. Together with our branding team, landscape architects, pool consultants, and lighting designers, we create brand and market appropriate visions for residential amenity areas. These amenity areas are designed with both residents and future residents in mind - as the amenity areas are truly what “sells” the units. By providing the right blend of ambiance, entertainment, leisure and social spaces our Placemaking team’s design solutions not only add value, but also add life and vitality to the property. RESIDENTIAL EXPERTISE We work with our clients to develop a holistic vision for their projects - one which incorporates the appropriate brand position and communicates the “story of the place”. Establishing an image that is identifiable and contextual is paramount to the success of a place. UNIQUE + AUTHENTIC Context is critical. Since no two projects are in the same place, each must be designed to co-exist within the fabric of their respective communities. The aim of our design response is to be appropriate for our surroundings and the demographic profiles therein. To create rich and authentic environments, we work to maximize the value of a site while focusing on neighborhood improvement. PROGRAMMING Our approach to Placemaking includes working with our clients to develop strategies for event programming given the location, market considerations, competition, and opportunities to relate activities to the “Brand of the Place.” We test various program events upon the public realm design with special focus on maximum flexibility, hardscape materials, power and lighting, temporary vs. fixed amenities, retail storefront visibility, vehicular and pedestrian access, and budget pricing for the array of amenities and activities aimed at making the place unique and experiential. Our process hones in on a preferred strategy, and then arrives at an urban design solution that promotes the brand while allowing for functionality, flexibility and public engagement. BRANDING + FURNISHINGS Our team develops project branding materials from name and logo to marketing and web collateral. We also work together to develop theatrical solutions for materiality and lighting throughout the environment so that all residents and guests are comfortable while “on stage.” CONCERT NIGHT NAMING + LOGO DESIGN In collaboration with Delucchi In collaboration with Oehme Van Sweden In collaboration with Oehme Van Sweden WINTER ICE RINK FARMERS MARKET MATERIAL SELECTIONS LIGHTING DESIGN PEOPLE PLACES + AMENITY AREAS Our Placemaking approach deals not only with the public realm at ground level, but also with private amenity areas such as multifamily courtyards. These areas are often located at grade or atop a podium. Regardless of the location, our team of experts collaborate to create unique and market-appropriate people places. These outdoor living rooms add value and vitality to the experience and promote activity and social engagement for residents and their guests. Team of Experts Include: Architecture Interior Design Branding Landscape Architecture Pool Design Lighting Design “As an owner/developer, it is our goal to identity the overarching concept for each project as early as possible, and to allow this “big idea” to inform every decision—from the site planning to the architecture, landscape, signage, art work, etc. We believe that without this clear initial creative direction, a project can flounder and decision-making can lack purpose. TG+P is one of the strongest and most capable design consultants when it comes to this type of approach. TG+P’s Placemaking Approach understands that populating a team with talented and practical thinkers and designers is the only way to maximize value for the owner and create the biggest impact for the user. Their careful and thorough diligence through the visioning and early design stage sets a rigorous tone for the rest of the team that commands attention and demands efficiency. We’ve grown to respect and appreciate the value this brings to the entire development process, and look forward to many more successful endeavors with TG+P.” - Phillip Smith, Framework Group, LLC ALICE GRIFFITH SAN FRANCISCO, CALIFORNIA MCCORMACK BARON SALAZAR, INC. EXPOSITION PARK LOS ANGELES, CALIFORNIA STATE OF CALIFORNIA- OFFICE OF EXPOSI- TION PARK MANAGEMENT SANTA MONICA SANTA MONICA, CALIFORNIA CITY OF SANTA MONICA THE PARKS AT WALTER REED WASHINGTON, DC HINES • URBAN ATLANTIC • TRIDEN LINCOLN SQUARE CHICAGO, ILLINOIS REGENCY CENTERS EAST SAN MARCO JACKSONVILLE, FLORIDA REGENCY CENTERS upstairs East San Marco the WATERFRONT STATION II WASHINGTON, DC PN HOFFMAN MELLODY FARM VERNON HILLS, ILLINOIS REGENCY CENTERS MIDLAND WESTRIDGE COMMONS MIDLAND, TEXAS CONTINUUM PARTNERS, LLC GATEWAY ARTS DISTRICT HYATTSVILLE, MARYLAND URBAN INVESTMENT PARTNERS TWINBROOK QUARTER ROCKVILLE, MARYLAND SAUL CENTERS FORD REDEVELOPMENT SITE ST. PAUL, MINNESOTA REGENCY CENTERS | LENNAR | LMC, A LENNAR COMPANY In every way, across every discipline, the firm has distinguished itself by using its expertise in planning, urban design and architecture to impact and transform communities—not just the physical structures, but also the people who will live, work, and play there for generations to come. With deep knowledge, tireless passion, and persuasive skill, Torti Gallas + Partners is your partner in sensible, sustainable, transformative placemaking. Creating places that are right starts with having the right people in place. Let’s get together. Silver Spring | Washington, DC | Los Angeles | Philadelphia | Tampa | Istanbul TortiGallas.com Silver Spring | Washington, DC | Los Angeles | Philadelphia | Tampa | Istanbul TortiGallas.com