Proposal - RY + AOry-ao
TABLE OF CONTENTS
COVER LETTER
FIRM BACKGROUND, QUALIFICATIONS, AND EXPERIENCE
REFERENCES
STAFFING AND PROJECT ORGANIZATION
SUBCONTRACTING SERVICES
PROJECT UNDERSTANDING AND APPROACH
SCOPE OF SERVICES
PROJECT SCHEDULE
DISCLOSURES
ATTACHMENTS
APPENDIX
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March 4. 2025
City of La QuintaAttn: Carley Escarrega, Administrative Technician78-495 Calle TampicoLa Quinta, CA 92253
RE: Qualifications and Proposal for Professional Architectural Services: X-Park Building ADA Improvements Project No. 2023-08
Dear Carley,
We are pleased to submit our proposal for the X-Park Building ADA Improvements project, Project No. 2023-08, as requested by the City of La Quinta.
At RY+AO, we bring over 30 years of experience designing accessible
infrastructure for municipal buildings and public spaces. Our team
has successfully delivered innovative and practical architectural
and engineering solutions for public sector projects that meet ADA
compliance requirements.
As a trusted partner for the City of La Quinta’s developments, we
understand the City’s commitment to providing ADA-compliant
infrastructure while preserving the aesthetic and functional integrity of
existing structures. Our extensive experience ensures that we can deliver thoughtful, integrated design solutions that enhance accessibility while
maintaining the architectural character of the X-Park Building.
OUR APPROACH
We will conduct a comprehensive assessment of the existing site and
observation tower, providing a detailed report identifying any non-
ADA-compliant elements. Based on our findings, we will develop
tailored recommendations and solutions to address deficiencies. Our
team will evaluate different lift systems and alternative system options,
ensuring that the selected system and the enclosure design aesthetically
harmonize with the prefabricated observation tower. Additionally, we will
prioritize design solutions that are durable, functional, and well-suited
to the desert climate. Given the complexity of the two major types of
vertical transportation systems under consideration, each with distinct
architectural and engineering requirements, we have provided two fee
options for the City’s consideration.
Please find our complete proposal enclosed, including references, scope
of services, project schedule, and the required insurance and non-
collusion affidavits.
All information and pricing provided in this proposal are valid for at least
ninety (90) days. We confirm that any individual performing work for the
City under this project will be free of any conflict of interest.
We appreciate the opportunity to support the City of La Quinta in
enhancing accessibility and inclusivity at the X-Park Building.
We look forward to the possibility of collaborating on this project.
Sincerely,
RY+ AO
731 South Highway 101, Suite 1M
Solana Beach, CA 92075
619.224.3605
CIVIC
CORPORATE OFFICE
CRITICAL FACILITIES
EDUCATION
HEALTHCARE
PUBLIC UTILITIES
SCIENCE + TECH
Jianshan Liang, Principal
ry-aoarchitects.com
COMPANY INFORMATION
Number of years in business: 37 years since its founding as RY+A in 1988, merging with AO in 2022.
Taxpayer ID No.: 92-3242954
Number of years performing Design Service: Richard Yen — 35 years as an MBE owner; Jianshan Liang — 2 years as WMBE owner under RY+AO
Firm ownership: RY+A (dba RY+AO) formed and incorporated in California in 1988. Today, the firm is
co-owned by founder, Richard Yen, Architect, and Jianshan Liang, Architect.
RY+AO is a partnership formed in 2022 between Richard Yen & Associates with renowned architecture firm, AO.
1. FIRM BACKGROUND, QUALIFICATIONS & EXPERIENCE
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DESIGNING EXCELLENCE, BUILDING PARTNERSHIPS, AND SHAPING COMMUNITIES
RY+AO is a strategic partnership between Richard Yen & Associates (RY+A), a certified Minority Business
Enterprise (MBE), and AO, a leading full-service architecture firm. This collaboration unites RY+A’s deep
technical expertise in public utilities, corporate, and civic projects with AO’s decades of experience across the
commercial real estate spectrum.
Spearheaded by experienced Principals Richard Yen and Jianshan Liang, RY+AO delivers specialized
architecture and planning solutions for both public and private sector clients, including government,
healthcare, science and technology, and other critical facilities. Our partnership enhances our ability to serve
the evolving needs of the San Diego market and beyond, offering diversity-driven, technically proficient, and
forward-thinking design solutions. Together, RY+AO provides a seamless, elevated approach to architecture
that prioritizes innovation, execution, and impact.
Our work spans the state, with a strong presence in Southern California, offering services such as:
• Facility assessment
• Programming and space planning
• Architectural design and master planning
• Feasibility studies of varying scope and scale
• Tenant improvements and ground-up construction
• Seismic upgrades, retrofits, and more
We proudly collaborate with clients like the City of La Quinta, City of Santa Clara, Southern California
Edison, and SoCal Gas Company.
ABOUT RY+AO
With an emphasis on architecture, planning,
and relationships, RY+AO provides
exceptional services to public and private
clients while fostering lasting relationships
across every aspect of our work.
Headquarters:731 South Highway 101, Suite 1M,
Solana Beach, CA 92075
Other offices: Orange County, Silicon Valley, Oakland,
Atlanta, New York, Orlando
(a)
(b)
(c)
(d)
(e)
We are knowledgeable and have hands-on
experience developing:
• Corporate Offices (HQ and Regional)
• Construction & Operations Centers
• Distribution & Operations Centers
• Data Centers & Back-up Facilities
• Training Centers
• Communication Centers (Grid Control, Telecom,
Radio, SCADA, Microwave, Satellite Phone)
• Back-up Grid Control and Telecom Centers
• ESOC and Back-up ESCO Centers
• Meter Reading and Payment Centers
• Print and Billing Centers (including
Back-up)
• Customer Service Centers
• Commercial Business Development Offices
• Transmission Distribution Regional Hubs
• Local Service Center Logistics Warehouses
• Corporate Warehouses (with High Pile
and Mezzanine Small Parts Storage)
• Protection Equipment Testing Facilities
and Electrical Lab Design
• Battery, Reel, Pole, and Outdoor
Rack Storage
• Fleet Maintenance Facilities
• Fueling Depots (AST/UST, CNG, Red Diesel)
• Fuel Storage Tanks (250,000 gal)
• Wash Bays and RODI Water Stations
• EV Charging Stations for large and
standard fleet vehicles (including
employee and public charging)
The firm offers a balanced group of experienced professionals combining design excellence with
technical proficiency and reliability.
RY+AO is a full-service architectural firm with over two decades of experience providing architectural
services to municipalities, quasi-governmental agencies, public private partnerships (PPP) and healthcare
providers across Southern California. Our distinguished clients includes City of Santa Clara, Southern
California Edison, SoCal Gas Company, San Diego Gas & Electric, CBRE for Southern California Edison
Account and 4S Kelwood General Partnership, a public private partnership. We specialize in delivering
creative, cost-effective, and technically sound solutions tailored to the unique needs of the agencies we
serve. Our firm is adept at navigating the complexities of municipal and public utility company projects, from
facility assessments, programming, and initial concept development through construction administration,
ensuring compliance with all regulatory and procedural requirements.
We bring a proven track record of delivering high-quality architectural solutions to municipal clients. Our
deep understanding of municipal processes, combined with our commitment to client satisfaction, makes
us an ideal partner for the City of La Quinta. We are confident in our ability to deliver exceptional results that
meet your time, budget, and quality expectations.
1. FIRM BACKGROUND, QUALIFICATIONS & EXPERIENCE
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RY+AO is leading a comprehensive facilities
condition assessment, needs assessment, and full
design services to guide the redevelopment of
the City’s Maintenance and Operations Yard. The
project includes master planning efforts to optimize
site utilization and ensure long-term operational
efficiency. As part of the improvements, a new
12,000 SF maintenance and operations building with
enhanced amenities will be designed to support the
City’s evolving needs.
The project also involves reorganizing fleet
circulation and yard layout to improve functionality
while integrating sustainable design strategies.
The completed project will provide a modernized,
efficient, and future-ready facility that aligns with the
City’s operational goals.
Additionally, the design will respond to community
requests for improved pedestrian access to Fritz
Burns Park, fostering a cohesive connection across
City amenities and enhancing public accessibility.
PROJECT SUMMARY
LOCATION:
CLIENT: City of La Quinta
CONTACT:
SIZE: 2.8 AC | 12,000 SF
PROJECT BUDGET: $10M
CONSTRUCTION COMPLETED: 2024–Present
CITY OF LA QUINTA MAINTENANCE AND OPERATION YARD
LA QUINTA, CA
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78109 52nd Avenue La Quinta, CA 92253
Bryan McKinney, Public Works Director/City Engineer 760.777.7045 | bmckinney@laquintaca.gov
RY+AO provided SoCalGas with professional design
services for the upgrade of their Honor Rancho Operations Building. Housing mission critical control room function, the Operations Building serves as the ‘brain’ of the large site. The existing building, deemed seismically vulnerable
and too small, was retrofit and enlarged for the upgrade.
Geologicial conditions required special retrofit measures
including mini-piles and grade beams, along with reinforcing existing CMU and other structural and non-structural elements.
A steel-framed second floor addition provides greatly
needed additional space without compromising site operations and a new skylight brings daylight down through the addition to the ground floor and creates a circulation centerpoint that organizes the whole building. With the control room adjacent the circulation
centerpiece, employees have access to daylight without
leaving the secure space.
PROJECT SUMMARY
LOCATION:
CLIENT: Southern California Gas Company
CONTACT:
SIZE: 10,473 SF
PROJECT BUDGET: Confidential
CONSTRUCTION COMPLETED: 2024
HONOR RANCHO OPERATIONS BUILDING
SANTA CLARITA, CA
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SoCalGas Operations Building Santa Clarita, CA
Eloso Cabanilla Project Manager 818.307.4599 | ecabanilla@socalgas.com
dynamically re-configurable ceiling power and data
grid, space planning which allows the capturing
of space from adjacent uses should demand for
each space type wax or wane, and the ability to add
mezzanine to the interior of the building.
This facility is situated on a 2.5-acre industrial site in
the city of El Centro, California. The project presents
some interesting challenges given the arid and hot
climate of the Imperial Valley basin, where design
temperatures average 114° F, and the site experiences
more than 100 days each year where the temperature
exceeds 100° F. The project consists of a 12,400
sq. ft. pre-fabricated metal building, with 4,700 sq.
ft. of administration office, a 1,900 sq. ft. vehicle
maintenance bay, 4,100 sq. ft. warehouse space, and
1,700 sq. ft. of covered patio area. The size of the lot
and the programmatic desire to accommodate over
100 fleet and employee vehicles and required yard
storage dictated that the building would be located at
the edge of the site. Therefore, the exterior building
walls along the street double as security walls, with
minimal fenestration. The introduction of natural day
lighting was accomplished by utilizing an open office
plan and large glass curtain walls on the northern
exposure, and protected glass curtain walls on the
southern and eastern elevations. Reflective dual
glazing and overhangs assist in offsetting transient
solar heat gain.
PROJECT SUMMARY
LOCATION:
CLIENT: Southern California Gas Company
CONTACT:
SIZE: 2.5 AC | 12,400 SF
PROJECT BUDGET: $4.1 M
CONSTRUCTION COMPLETED: Nov 2004
SOCAL GAS EL CENTRO OPERATIONS BASE UTILITY
EL CENTRO, CA
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602 Ross Avenue
El Centro, CA
Gerald DaSilva Project Manager 858.750.2370
The El Centro Operations Base was created in
response to client demands for a more flexible
and cost effective building type for construction
and maintenance bases. The building at El Centro
is a departure from two typical paradigms of
the gas utility: a “wagon wheel” configuration of
administrative and support buildings situated at the
center of the site surrounded by a sea of parking, and
the concrete masonry unit (CMU) building type.
The new building type will utilize a prefabricated
metal building and incorporate a variety of flexible
building features, including a raised floor system
for easy access to routing of power and data, a
SCE WILDOMAR SERVICE CENTER
WILDOMAR, CA
The project is sited on 19.3 acres of land located in Wildomar,
California. This is a proto-typical service center developed
for Southern California Edison. The 65,388 square foot
Administration Building houses a regional administration
function and operations center.
A 6 Truck Fleet Garage, AST Fueling Depot and Logistics
warehouse comprise the remainder of the 114,000 square
feet of building. Each of the buildings is of concrete tilt-up
construction with steel floor and roof framing. This project has
been certified LEED Platinum under the USGBC.
PROJECT SUMMARY
LOCATION: 24487 Prielipp Road, Wildomar, CA 92595
CLIENT: Southern California Edison
CONTACT: Mr. Chris Paquette, Principal Manager
949.910.3964 chris.paquette@sce.com
SIZE: 19.3 AC | 114,000 SF
PROJECT BUDGET: $31M
DATE OF SERVICE: 2009
RY+AO STAFF INVOLVED: Richard Yen, Principal
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SCE WESTMINSTER MASTER PLAN & PHASE ONE
ADMINISTRATION BUILDING/LAB IMPROVEMENTS
WESTMINSTER, CA
The Southern California Edison Westminster Combined
Facility is a 37-acre site in Westminster, California.
RY+AO was commissioned to create a comprehensive
Master Plan that addresses the evolving operational
needs of multiple business units from 2020 to 2030. The
Master Plan outlined a phased approach for optimizing
the use of existing assets and infrastructure over a 10-
year horizon. RY+AO’s analysis focused on enhancing
building functionality, reorganizing site logistics, and
accommodating future growth. The plan includes
detailed strategies for operational efficiency, allowing
Southern California Edison to make data-driven decisions
about facility upgrades and land use optimization.
Phase One Implementation (2019–Present):
The first phase of the Master Plan began in 2019 with the
renovation of the 90,000 SF, 35-year-old administration
building, which houses critical operations. Key
elements include:
PROJECT SUMMARY
LOCATION: 7300 Fenwick Lane, Westminster, CA 92683
CLIENT: Southern California Edison
CONTACT: Ms. Alba Swalheim, Sr. Project Manager
310.245.7156 alba.swalheim@sce.com
SIZE: 110,000 SF
PROJECT BUDGET: Confidential
DATE OF SERVICE: 2019–Present
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• Renovation of the Meter Engineering Department
and Standard Lab: The renovation includes updating
meter labs, testing, and training areas designed to
meet both current and future operational needs. The
Standard Labs will be relocated from the upper floor
to the ground level to streamline logistics and improve
operational efficiency. (Currently in bidding phase)
• Communal Spaces Upgrade: Design and implement
modernized communal spaces, including state-of-the-
art conference rooms, flexible hoteling areas, private
rooms, dedicated mother’s rooms, and a central café.
These upgrades are strategically designed to align
with current industry design standards, fostering
collaboration, comfort, and functionality within the
workspace environment.
• ADA Improvement: Enhance the site’s ADA path
of travel and upgrade the Administration building’s
components along the accessible path, including
doors, restrooms, and the elevator, to ensure full
compliance with accessibility standards.
SDG&E METRO C&O BASE
SAN DIEGO, CA
The Metro C&O Administration Building is a 33,000
square foot 2-story building that consolidates several
business units that were spread out in several old buildings
throughout the 16-acre site. The building is the 2nd
phase of a 4-phase Master Plan that reconfigures the
construction and operations site to provide increased
efficiency, productivity, and safety. The new Administration
Building attained a “Gold Certification” from the U.S. Green
Building Council’s (USGBC) Leadership in Energy and
Environmental Design (LEED) 2.1 rating system.
The 2-story building is designed into the hillside to enable
direct access to the 2nd floor from an adjacent on-grade
parking area and from a lower level parking area. Extensive
remodeling of the upper and lower parking areas provides
for better circulation and safety. Landscape and irrigation
was redesigned to give the project a more contemporary
look and to reduce water usage and maintenance. Vehicle
maintenance enhancements included a new CNG fueling
that was added to the existing Red Diesel and Gas Pump
Stations. A new outdoor canopy and concrete apron was
developed to enable exterior vehicle maintenance.
PROJECT SUMMARY
LOCATION: 701 33rd Street, San Diego, CA
CLIENT: SDG&E
CONTACT: Robert Vorraso, Manager RE Capital Planning
700.411.7343 rvorraso@sdge.com
SIZE: 15 AC | 54,000 SF
PROJECT BUDGET: $12.8 Million
DATE OF SERVICE: August 2009
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2. REFERENCES
REFERENCE 1
(a) Bryan McKinney
Public Works Maintenance & Operations
City of La Quinta
760.777.7045 | bmckinney@laquintaca.gov
(b) Project Description:
This project is located on a 2.8-acre site adjacent
to Fritz Burns Park and Fire Station 32. RY+AO
is designing a new 12,000 SF maintenance and
operations yard building with added amenities
on the existing yard site. The project also involves
reorganize the fleet circulation and the yard layout to
enhance operational efficiency. The completed project
will create an updated, efficient, and sustainable
Maintenance and Operations Yard to meet current
and future operational demands, with enhanced
accessibility and integration with adjacent public
spaces.
Construction Value: $10M
(c) Project Date: 2024–Present
(d) Role of Key Project Team Member:
Richard Yen – Principal-in-Charge
Jianshan Liang – Principal
Robert Schuster – Project Architect
Holmes US – Structural Engineer
Cumming Group – Cost Estimator
(e) Summary: Full service A&E services. Project has
completed Phase One - Programming and Master
Planning
REFERENCE 2
(a) Eloso Cabanilla, Project Manager
SoCalGas
818.307.4599 | ecabanilla@socalgas.com
(b) Project Description:
The project comprised a building upgrade, expanding
and retrofitting the seismically vulnerable structure.
Special measures, including mini-piles and grade
beams, reinforced the existing CMU. A steel-framed
second floor adds critical space without disrupting
operations, while a skylight enhances daylight and
circulation. The redesigned control room remains
secure yet connected, offering employees natural light
access.
(c) Project Date: 2024
(d) Role of Key Project Team Member:
Richard Yen – Principal-in-Charge
Jianshan Liang – Principal
Robert Schuster – Project Architect
Holmes US – Structural Engineer
(e) Summary: Seismic retrofit, expansion, daylight
integration. Project was completed within budget and
schedule.
REFERENCE 3
(a) Alba Swalheim, Project Manager
Southern California Edison
626.302.3687 | alba.swalheim@sce.com
(b) Project Description and Size:
Westminster Combined Facility; The Westminster
Combined Facility is a 37 acre site located in
Westminster, CA that houses multiple Edison
operating units. Richard Yen & Associates and FMP
developed the master plan for Edison’s Westminster
CF. The goal, determine Site Usage Capacity and
Building Usage Capacity to determine if existing
real estate and structures were at capacity or if the
current spaces could be repurposed to meet OPEX
requirements; develop a master plan that would allow
all operations to remain, expand or contract; identify
if any new uses could be accommodated; develop a
site usage master plan potential development over the
next 5, 10, and 15 years. Phase 1 yard improvements, is
currently under construction.
Construction Value: Master Plan: N/A
Phase 1 - Yard Improvements: $6.3M
(c) Project Dates: 2019–Present
(d) Role of Key Project Team Members:
Richard Yen – Principal-in-Charge
Jianshan Liang – Principal
Robert Schuster – Project Architect
AJ Costa – Programmer, Designer, Job Captain
Holmes US – Structural Engineer
Elen Consulting – Electrical Engineer
(e) Summary: Master Plan; A&E services for Phase 1 –
Yard Improvements. Project is currently in construction
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Jianshan Liang
Principal-in-Charge
Richard Yen
Principal
Robert Schuster
Senior Project Architect
CONSULTANTS
RY+AO PROJECT TEAM:
3. STAFFING AND PROJECT ORGANIZATION
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ELECTRICAL
Elen Consulting
Stephane Beauvais
Principal
STRUCTURAL
Holmes
James Rosewitz, PE
Associate Principal & Commercial
Manager
COST ESTIMATOR
Cumming Group
Alan Campbell
Managing Director
ELECTRICAL: ELEN CONSULTING
Stephane Beauvais, PE, LC | elenconsulting.com
ELEN Consulting, Inc. is a Mechanical, Electrical and Plumbing (MEP) Consulting firm with extensive
experience in Energy efficient HVAC, power and lighting systems for a variety of manufacturing projects,
including commercial, educational, municipal, hospitality, gaming/casinos, entertainment, retail, urban
residential, data-processing, bio-tech and other high-technology facilities.
The firm offers electrical engineering, including power distribution, communications infrastructure, specialty
systems and lighting design. The firm also provides energy analysis, LEED and Title 24 documentation. The
services provided include BIM (Building Information Modeling); commissioning; construction cost estimates;
preparation of construction documents and specifications; bidding; and post-construction administration.
4. SUBCONTRACTING SERVICES
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COST ESTIMATING: CUMMING GROUP
Alan Campbell, Managing Director | cumming-group.com
Cumming Management Group, Inc. (Cumming Group) is a privately held corporation founded in California in
1996. Cumming Group is a leader in providing project consulting services to the A/E/C industry, including cost
and project management, planning and scheduling, and construction dispute resolution. Cumming Group has
grown to more than 2,500 team members within 60+ offices globally – including many of the brightest minds
in the industry. Cumming Group is passionate about helping its clients execute largescale, complex projects
on-time and within budget. Services are specifically tailored to each client’s needs and add meaningful value at
every step of a project’s development. Drawing on deep expertise in the communities and sectors they serve,
Cumming Group anticipates and solves problems, delivers solutions, and drives results.
For this project, Cumming Group will serve as cost consultant. Cumming Group’s cost team is one of the
largest providers of cost estimating and management services in the U.S., including a skilled team of in-house
MEP cost specialists. Cumming Group works on more than 400 estimates each month, delivering unparalleled
experience in this discipline. Core cost management services include budgeting, milestone cost estimating,
value analysis, cost validation, peer review, and change order evaluation.
STRUCTURAL: HOLMES
James Rosewitz, PE, Associate Principal & Commercial Manager | holmes.us
Born in New Zealand over 65 years ago, Holmes brings practicality to some of the world’s most complex
engineering, design and compliance challenges. Holmes has built their reputation for delivering premium
structural engineering in challenging seismic zones. They combine rigorous thinking, original technologies,
and ingenuity—finding new and better ways to deliver resilient structures. Ever-positive and committed to
leading new standards of analysis and design, they are the creative, quality-focused alternative to run-of-the-
mill engineering. With a substantial portfolio of signature projects, Holmes is trusted to deliver outstanding
structural designs all over the world.
PROJECT UNDERSTANDING
The City of La Quinta is seeking qualified architectural and engineering consultants to design and develop
plans, specifications, and an engineer’s estimate (PS&E) for the ADA improvements at the X-Park Building
(Project No. 2023-08). This project aims to provide ADA-compliant access to the roof of the existing
prefabricated observation tower located at the intersection of Dune Palms Road and Westward Ho Drive. The
objective is to ensure accessibility while maintaining the structure’s aesthetic and functional integrity.
Our understanding of the project encompasses the following key elements:
• Evaluation of Feasible Accessibility Solutions: Conducting a thorough assessment of the site to identify
ADA-compliant solutions that best meet the needs of the observation deck.
• Design of an Exterior Lift or Alternative System: Developing a system that seamlessly integrates with
the current prefabricated structure.
• Code Compliance: Ensuring all design elements comply with the ADA standards, building codes, and
applicable City regulations.
• Construction Documentation: Preparation of detailed PS&E to facilitate a smooth construction phase
and effective communication with stakeholders.
• Stakeholder Collaboration: Close coordination with City staff to refine project goals, address challenges,
and align with community expectations.
The City’s objectives align with enhancing accessibility, inclusivity, and usability while preserving the building’s
visual character and optimizing functionality.
PROJECT APPROACH
Our team’s approach to the X-Park Building ADA Improvements is rooted in comprehensive evaluation,
thoughtful design, and effective collaboration. The following outlines our step-by-step methodology:
1. Pre-Design Assessment
»Conduct a detailed field assessment to evaluate existing site conditions and prefabricated
structure constraints.
»Identify non-compliant elements and assess potential structural or design challenges.
»Develop up to three accessibility concepts, including lift systems and alternative access solutions,
each supported by construction cost estimates and renderings.
2. Stakeholder Collaboration and Concept Review
»Schedule and facilitate a pre-design kickoff meeting with City staff to confirm project goals and
special concerns.
»Conduct bi-monthly Project Development Team (PDT) meetings to maintain alignment with City
objectives and provide status updates.
»Submit geometric approval drawings for 35% Concept Review, highlighting preliminary layout and
cost estimates.
3. System Design and Integration
»Select the most feasible access solution based on City feedback.
»Develop the 65% design submittal with detailed plans, specifications, and drawings.
»Ensure integration of the selected lift system with the existing prefabricated structure while
maintaining aesthetic continuity.
5. PROJECT UNDERSTANDING & APPROACH
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5. PROJECT UNDERSTANDING & APPROACH
4. Compliance and Documentation
»Conduct a thorough code compliance review, including ADA standards, local building codes,
and structural requirements.
»Prepare a complete 90–100% design package with structural calculations, finalized PS&E,
and engineers’ estimates.
»Independently check all submittals for accuracy and completeness.
5. Construction and Bid Support
»Provide technical assistance during the bidding phase, including responses to contractor
inquiries.
»Offer support during the construction phase to ensure adherence to design specifications.
»Conduct site visits as needed to address construction challenges.
Key Considerations
• Durability and Climate Suitability: Select materials and design elements that can withstand the
harsh desert climate.
• Aesthetic Integrity: Ensure the accessibility improvements blend seamlessly with the existing
structure.
• Cost Efficiency: Prioritize cost-effective solutions without compromising quality or compliance.
By leveraging our extensive experience in ADA upgrades and municipal building projects, we are
confident in delivering a solution that not only meets regulatory requirements, but also enhances the
user experience at the X-Park Building. Our team’s commitment to innovation, collaboration, and quality
will support the City of La Quinta in achieving its accessibility and inclusivity goals.
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(continued)
We propose to provide A&E services for the scope of services outlined in the Request for Proposals for City
of La Quinta X-Park Building ADA Improvements Project No. 2023-08. A detailed scope of work by phase is
provided below.
I. PHASE 1
A. Kick-off Meeting
1. Schedule and chair a kickoff meeting with the City to discuss the proposed work plan and special
concerns
B. Site Visit
1. A&E team will schedule with the City and perform a site review with the City representatives
a. Assess the site conditions and the existing building configuration, structure, electrical systems and
equipment.
2. We assume that the existing as-built drawings, including architectural, electrical and structural
drawings are available and can be used as a base for this project.
a. Review of existing design and other relevant information
b. Review of as-built drawings and specifications
c. Review of existing electrical systems reports and maintenance operations logs
d. Review of existing electrical distribution board capacity
C. Concept Design
1. Identify and recommend feasible ADA-compliant access solutions, with a preference for an exterior
lift system or equivalent methods.
a. Design an exterior lift or other suitable accessibility improvement to provide safe and compliant
access to the roof
b. Based on the City’s expectations and requirements, evaluate various vertical transportation
systems including:
i. A built-up enclosed lift or elevator system
ii. A prefabricated enclosed lift system
After thorough analysis, recommend the most appropriate lift system that aligns with public
needs, the City’s budget and long-term maintenance goals.
c. Ensure the design integrates with the existing prefabricated structure and aligns with aesthetic
functional goals.
d. Maintain the existing stairs as the primary non-ADA access while incorporating the new
improvements as the primary ADA access.
2. Code analysis: Identify applicable codes and standards and coordinate requirements with appropriate
city, county, state, and any other applicable agency
3. We assume the City will provide a Geotechnical report prepared specifically for this project and
provide design information and criteria necessary for use in our structural design. We will prepare
request for proposal (RFP) for geotechnical services (if required).
4. Define design criteria for structural loads
5. Address and resolve questions raised by governing authorities regarding structural system
6. Preparation of alternate structural schemes for comparative pricing (max of two).
7. Preparation of a ROM statement of probable cost for three options
6. SCOPE OF SERVICES
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D. Deliverables
1. Maximum of three (3) conceptual plan options
2. Structural concept design report describing alternate schemes with narrative descriptions and
markup plans sufficient for budget estimates.
3. A ROM statement of probable cost for three design options
4. Renderings of each conceptual plan option
II. PHASE 2
A. Schematic Design
1. Develop Schematic Design Documents based on one City approved conceptual option
a. Preliminary site and building plans
b. Preliminary sections and elevations
c. Development of approximate dimensions, areas and volumes
2. Prepare detailed structural recommendations on the performance objectives
3. Undertake preliminary structural studies of the building.
4. Provide space requirements to support our electrical systems’ equipment and distribution. This
includes shafts, risers, and equipment rooms.
5. Identify long lead items and dates required for pre-purchase as early as possible and prepare
prepurchase specifications as required to meet scheduled delivery dates for equipment.
6. Bi-monthly progress meetings with the City project manager and stakeholders.
B. Deliverables
1. Architectural schematic level drawings
2. Structural summary report outlining the schematic design options considered and recommended
solution
a. Narrative specifications
b. Bluebeam markups of architectural floor plans
3 Schematic electrical single-line diagrams
4. Schematic major equipment layout and clearances
III. PHASE 3
A. Design Development
1. Preparation of Design Development documents based upon approved Schematic Design documents
for Owner review and approval. The purpose of Design Development documents is to establish the
final scope, relationships, forms, size, and appearance of the Project through:
a. Plans, sections, and elevations
b. Preliminary selection of building systems and materials
c. Typical construction details
d. Final material selection
e. Equipment layouts
2. Bi-monthly progress meetings with the City project manager and stakeholders.
3. Deliverables
a. Design Development Plans
b. Project Specifications
6. SCOPE OF SERVICES
18
IV. PHASE 4
A. Construction Documents Services
1. Preparation of Construction Documents based upon approved Design Development documents.
Construction Documents may include the following:
• Site Plan
• Vicinity Map
• Building Summary
• Sheet Index
• Building Department Notes
• Accessibility Requirements per CAC Title 24
• Demolition Plan
• Floor Plan(s)
• Roof Plan
• Building Sections
• Exterior Elevations
• Interior Elevations
• Door and Window Schedules
• Architectural Details
• Mechanical Plans and Diagrams
• Plumbing Plans and Diagrams
• Electrical Plans and Diagrams
• Prescriptive-method title 24 lighting compliance calculations and forms
2. Reasonable coordination with all design-build consultants, if any.
3. Normal processing of documents through the City of La Quinta as required to obtain permits for
construction.
4. Bi-monthly progress meetings with City Project Manager and stakeholders.
5. Deliverables
a. Construction Documents
b. Project Specifications
c. Cost Estimate
V. PHASE 5
A. Bidding Services
1. Preparation of Bid Package including drawings and Project Manual
2. Issuance of Bid Package to Owner for distribution to bidders (Note: Printing of bid sets for distribution
to bidders is not included in our scope of work)
3. Respond to reasonable questions from bidders during bid process
4. Preparation of addenda for issuance to bidders
5. Assist Owner in the review of bids
B. Construction Administration Services
1. The Architect shall visit the site at intervals appropriate to the stage of construction to become
generally familiar with the progress and quality of the work completed, and to determine, in general, if
the work observed is being performed in a manner indicating that the work, when fully completed, will
be in accordance with the drawings and specifications. However, the Architect shall not be required
to make exhaustive or continuous on-site inspections to check the quality or quantity of the work.
6. SCOPE OF SERVICES
19
On the basis of the site visits, the Architect shall keep the Owner reasonably informed about
the progress and quality of the portion of the work completed, and report to the Owner (1) know
deviations from the Contract Documents and from the most recent construction schedule submitted
by the Contractor, and (2) defects and deficiencies observed in the work. The Architect is not
responsible for the performance of the General Contractor or its subcontractors, for their errors
and/or omissions, the construction for the space, or the construction schedule, if any. Construction
Administration services are limited as follows:
a. Review of shop drawings/submittals
b. Response to Contractor Requests for Information
c. Preparation of bulletins (if required)
d. Preparation of project punch list
2. Site Visits
a. A maximum of two (2) construction progress visits by Architect and (1) visit for the project punch
walk
b. A maximum of one (1) construction progress visit by Structural Engineer and one (1) for the
project punch walk
c. A maximum of two (2) construction progress visit by Electrical Engineer and one (1) for the
project punch walk
VI. ASSUMPTIONS & EXCLUSIONS
A. Assumptions
1. We assume that the ADA lift will use natural ventilation. No Mechanical Engineering is included with
this proposal.
2. There will be one permit package for the project with all architectural, structural and other consultant
packages submitted concurrently.
3. Building Information Models (BIM) will contain elements modeled to a Level of Development (LOD)
200, unless otherwise noted. Refer to AIA Document G202-2013, Article 2 for detailed description of
Level of Development.
4. Any new structure will be independent of the existing structure. The addition of this structure, or any
potential modifications to the existing stairs, will not trigger mandatory evaluation or strengthening
of the existing structure.
5. The design of the building will follow the design intent described in the RFP.
6. We have assumed that all existing electrical rooms and main electrical panels shall remain in place.
7. We have assumed that adequate electrical capacity is available. Electrical service upgrades and
re-routing of additional power from main switchboards can be provided as an additional service if
required.
8. The goal is to provide new lighting power circuitry and lighting controls for the new LED lighting.
Additional panels shall be designed and coordinated as necessary and fed from the existing main
switch board.
9. We have assumed that we will not be involved in the design of the building security systems.
However, based on information provided by the Owner’s Security Consultant, we will provide the
power requirements on our drawings for all security equipment. We will also provide a specification
for the conduit and raceway requirements.
10. The project is assumed to contain no design or construction phasing or temporary service
requirements. Design of multiple buildings will occur simultaneously.
11. The Contractor will provide Record Documents and As-Builts in electronic format for A&E review and
comment
12. Client will provide all required readings for us to complete our scope of work. These readings include
three (3) week meter readings, air and water balance reports, etc.
6. SCOPE OF SERVICES
20
13. Existing engineered systems and utilities have adequate capacity to accommodate the project’s
loads unless otherwise noted in this proposal.
14. Preparation of short circuit, coordination and arc fault studies is not included. If required, this service
will be provided by the project’s electrical contractor.
15. Startup, troubleshooting assistance, and commissioning are not included.
16. We have assumed that accurate as-built drawings are available for the existing space in AutoCAD
format.
17. We have assumed that the existing record electrical as built drawings are available and can be used
as a base for this project.
18. All as-built record drawings shall be by the contractor.
19. Geotechnical report shall be provided by the City. Modifications to project resulting from any
unknown subsurface geological condition not disclosed in the RFP shall be provided as an additional
service. By example, structural foundation design resulting from liquefaction, ground water
conditions, remediation of building foundations resulting from insufficient soil bearing values, deep
foundations, soil remediation.
20. At this time, we do not anticipate the need for civil engineering. Should civil engineering services be
required, we can provide as an additional service.
21. At this time, we do not anticipate the need for mechanical and plumbing engineering. Should
mechanical and plumbing engineering services be required, we can provide as an additional service
22. At this time, we do not anticipate the need for landscape architectural services. Should landscape
architectural services be required, we can provide as an additional service.
23. At this time, we do not anticipate the need for dry utility consulting services. Should dry utility
consulting services be required, we can provide as an additional service.
B. Exclusions
1. Mechanical and Plumbing Engineering
2. Detailed design of secondary structural elements (i.e., window supports, curtain wall supports,
exterior cladding, window washing equipment, elevator machine supports, and miscellaneous metal
supports)
3. Landscape structural elements such as site walls, trellis, etc.
4. Geotechnical investigation and report
5. Material testing and destructive investigation
6. Special inspections during construction
7. Design of elements for exterior building maintenance
8. Preparation of demolition documentation (for existing buildings)
9. Engineering or inspection of contractor temporary works such as shoring, bracing, underpinning or
propping
10. Work required to address design revisions after completion of Schematic Design
11. As-built documentation
12. Work required to correct non-conforming construction undertaken by the contractor or unforeseen
conditions
13. Design of support/bracing/anchorage of mechanical, electrical and plumbing (MEP) systems and
furniture, fixtures and equipment (FF&E) elements
14. Services necessary due to significant scope change or design revisions.
15. Services necessary due to significant schedule extensions or accelerations
16. This proposal does not include any specialty consultant work such as architectural lighting design,
telecommunications, IT, audio/visual, security, etc.
6. SCOPE OF SERVICES
21
ID Task Name Duration Start Finish Predecessors
1 City of La Quinta X-Park ADA
Improvements Design
Schedule
2 TOTAL PROJECT DESIGN DURATION
3 Phase I - Conceptual Design 6 wks Mon 3/10/25 Fri 4/18/25
4 Project Kickoff 0 days Mon 3/10/25 Mon 3/10/25
5 Site Survey & Assessment 1 wk Mon 3/17/25 Fri 3/21/25 4FS+4 days
6 Conceptual Desgin 2 wks Mon 3/17/25 Fri 3/28/25 4FS+5 days
7 Cost Estimate 1 wk Mon 3/31/25 Fri 4/4/25 6
8 City Review 2 wks Mon 4/7/25 Fri 4/18/25 7
9 Phase II - 35% Design (SD)2 wks Fri 4/4/25 Fri 4/18/25
10 Schemetic Design 0 days Fri 4/4/25 Fri 4/4/25 7
11 City Review 2 wks Mon 4/7/25 Fri 4/18/25 10
12 Phase III - 65% Desgin (DD)5 wks Mon 4/21/25 Fri 5/23/25
13 Desgin Development 3 wks Mon 4/21/25 Fri 5/9/25 11
14 City Review 2 wks Mon 5/12/25 Fri 5/23/25 13
15 Phase IV-Design 90%-100 (CD&Permitting)11 wks Mon 5/26/25 Fri 8/8/25
16 Construction Document 4 wks Mon 5/26/25 Fri 6/20/25 14
17 Cost Estimate 1 wk Mon 6/23/25 Fri 6/27/25 16
18 City Plan Check Submittal 6 wks Mon 6/30/25 Fri 8/8/25 17
19 Phase V - Bidding & Construction 20 wks Mon 8/11/25 Fri 12/26/25
20 Bidding 6 wks Mon 8/11/25 Fri 9/19/25 18
21 Construction 14 wks Mon 9/22/25 Fri 12/26/25 20
22
23
0%
3/10
0%
0%
0%
0%
0%
4/4
0%
0%
0%
0%
0%
0%
0%
0%
0%
0%
0%
Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Jan
Qtr 1, 2025 Qtr 2, 2025 Qtr 3, 2025 Qtr 4, 2025 Qtr 1, 2026
Critical
Critical Split
Critical Progress
Task
Split
Task Progress
Manual Task
Start-only
Finish-only
Duration-only
Baseline
Baseline Split
Baseline Milestone
Milestone
Summary Progress
Summary
Manual Summary
Project Summary
External Tasks
External Milestone
Inactive Task
Inactive Milestone
Inactive Summary
Deadline
La Quinta X-Park - Design Schedule
Page 1
There are no pending litigation matters or negative history involving RY+AO.
8. DISCLOSURES
AGREEMENT FAILURE, LITIGATION, OR INVESTIGATION IN THE LAST 5 YEARS
23
9. ATTACHMENTS
Page 12 of 14
ATTACHMENT 2
INSURANCE REQUIREMENTS ACKNOWLEDGEMENT
Must be executed by proposer and submitted with the proposal
I, ________________________________________ (name) hereby acknowledge and confirm that
__________________________________ (name of company) has reviewed
the City’s indemnification and minimum insurance requirements as listed in Exhibits E and
F of the City’s Agreement for Contract Services (Attachment 1); and declare that insurance
certificates and endorsements verifying compliance will be provided if an agreement is awarded.
I am _________________________________ of ______________________________,
(Title) (Company)
Commercial General Liability (at least as broad as ISO CG 0001)
$1,000,000 (per occurrence); $2,000,000 (general aggregate)
Must include the following endorsements:
General Liability Additional Insured
General Liability Primary and Noncontributory
Commercial Auto Liability (at least as broad as ISO CA 0001)
$1,000,000 (per accident)
Personal Auto Declaration Page if applicable
Errors and Omissions Liability $1,000,000 (per claim and aggregate)
Worker’s Compensation (per statutory requirements)
Must include the following endorsements:
Worker’s Compensation Waiver of Subrogation
Worker’s Compensation Declaration of Sole Proprietor if applicable
Principal RY+AO
Jianshan Liang
RY+AO
Page 13 of 14
ATTACHMENT 3
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 all 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: __________________________________________________
Jianshan Liang
Principal RY+AO
Jianshan Liang
Principal
RY+AO
731 S. Highway 101, Suite 1M, Solana Beach, CA 92075
____________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________
iang
Page 14 of 14
ATTACHMENT 4
ACKNOWLEDGEMENT OF RECEIPT OF ADDENDA
Must be executed by proposer and submitted with the proposal;
If no addenda has been issued, mark “N/A” under Addendum No. indicating
Not Applicable and sign
ADDENDUM NO. SIGNATURE INDICATING RECEIPT
1
10. APPENDIX
SCE Admin Building, Westminster, CAManaged an 87,630 SF tenant improvement project within an existing 116,000 SF administration and meter lab building, enhancing facility functionality and space utilization.
SCE Alhambra New Warehouse, Alhambra, CAProject encompassed a 55,000 SF new-build warehouse, featuring 45,000 SF of storage space and 10,000 SF of office area with assembly room. Additional elements included ADA-compliant restrooms, various office layouts, crew room, and map room.
SCE Voluntary Seismic Program, Multiple Locations• SCE GO2 & GO3, Rosemead, CA: FEMA E-74 assessments• SCE Southbay Service Center South Bay, Torrance, CA: ASCE 41 Tier 1 & 2 and FEMA E-74 assessments
SoCal Gas Honor Rancho, Santa Clarita, CASpearheaded tenant improvements and a critical expansion with the addition of a second floor,
enhancing the entire building’s functionality and
upgrading its seismic resilience to a Category 4
classification.
Collins Aerospace, Anaheim, CAThis project presented the unique challenge of providing facilities for two of client’s wholly-owned subsidiaries within one pre-existing warehouse space. Isolated testing rooms were designed to reduce the sound transmission to 30 dba as well as manufacturing assembly areas and office renovations.
Hollywood Park Casino, Inglewood, CA*A 110,000 SF facility that includes a casino with 100 table games and high limit gaming rooms, Off TrackBetting Room hosting over 1,600 patrons, sport bar, restaurant and lounge.
Ms. Liang is a high-achieving,
California-licensed architect
with 20 years of architectural
experience. Her varied
project experience includes
public utilities, hospitality,
civic, public buildings, K-12
school, public transportation,
military facilities, church,
commercial retail, and mixed-use projects. She is
proficient in Revit and BIM management, and has
strong communication and team leadership skills.
EDUCATION
Master of Architecture, Washington University
Bachelor of Science, Architecture
Guangdong University of Technology
REGISTRATIONS
Licensed Architect in CA
LEED Accredited Professional (LEED AP)
Hollywood Park Retail, Inglewood, CA500,000 SF of retail on 300 acres with a mix of retail, entertainment, residential, office, civic and recreational uses.
Hyatt Centric Hotel, Downtown Los Angeles, CAA 15-story hotel with ground level dining, roof top bar and lounge, and 134 luxurious guest rooms. The four star property is Hyatt’s boutique hotel brand.
Viejas Resort Phase II, Alpine, CA*Phase 2 expansion provided subsequent hotel tower, casino connection, restaurants, bar and lounges, meeting rooms, and an 11,000 SF ballroom with pre-function and overflow spaces.
San Diego Central Library, San Diego, CA
9-story 366,000 SF structural topped with an iconic
steel-and-mesh lattice dome over a two-story rare-
book reading room. The Central Library also houses
a charter high school on the sixth and seventh floors.
Tiverton Casino & Hotel, Tiverton, RI*On a 45-acre site this project is a 130,000 SF facility with an 85,000 SF casino with 1000 slot machines and 32 table games, a center bar, restaurant and food court venues. The 84-room hotel includes meeting rooms and a fitness center.
The Watermark, San Diego, CAA major mixed-use destination featuring 400,000 SF Class-A office, 325,000 SF retail, theater, boutique hotel and a Whole Foods Market. Its defining design feature is a Central Park gathering space.
Encanto Elementary School, San Diego, CA*A 16,700 SF expansion for new classroom building at existing site to provide 12 additional classrooms and science lab for 3rd to 5th grade students.
* Project completed prior to joining RY+ AO
PROFESSIONAL EXPERIENCE
“Architecture inspires life and life
inspires architecture.”
JIANSHAN LIANG, ARCHITECT, LEED AP
PRINCIPAL-IN-CHARGE
SCE Voluntary Seismic Program
Since 2017, RY&A has provided management of
Southern California Edison Voluntary Seismic
Program for all of their building’s seismic vulnerability.
Professional services provide requirements to qualify
engineers to perform an assessment of Edison’s
buildings to identify need for seismic strengthening.
SCE Wildomar Service Center, Wildomar, CA
The project includes parking for 1 75 commercial trucks
and 120 cars plus a 4-bay fleet repair and wash bay.
SDG&E Station A, San Diego, CA
Provided historic documentation of the Station “A”
facade. Every coursing of brick, windows, doors,
hardware, paint colors were photographed and drawn
in accordance with the Historic American Building
Survey Guidelines. Re-construction documents will
allow the facade to be incorporated into the new
baseball park scheduled for construction on the old
Station “A” site.
SDG&E Metro Service Center, San Diego, CA
A 4-bay fleet repair center and wash bay for 300 cars,
including 100 commercial truck parking lot.
SDG&E Northern Service Center, San Diego, CA
This service center includes a 3-bay fleet repair center
and wash bay, plus parking lot for 100 cars & 40
commercial trucks.
SDG&E Menifee Service Center, Menifee, CA
Automotive service center including a 100 car and 50
commercial truck parking lot plus a 3-bay fleet repair
center & wash bay.
Gas Co. El Centro Service Center, El Centro, CA
Service center consisting of parking for 100 cars and
50 commercial truck parking and a 3-bay fleet repair
center and wash bay.
Mr. Yen has over 40 years of
experience in architecture,
working with a variety of
building types. He is the
president and founding
partner of Richard Yen &
Associates (RY&A) and
managing principal of
RY+AO. He was also the
founding partner of Pacific Associates Planners
Architects (PAPA), a firm with offices in Jakarta,
Indonesia, Singapore, and San Diego. PAPA was
the National Endowment for the Arts Competition
Winner for Escondido City Hall. RY&A developed the
EDUCATION
Bachelor of Architecture, Arizona State University
REGISTRATIONS
Licensed Architect in CA
East Village Master Plan, San Diego, CA
The project was a Master Plan feasibility study for a
nine block portion of downtown owned exclusively by
San Diego Gas & Electric. The plan provided a vision
for the redevelopment of the land in the East Village
area of downtown San Diego. The mixed use design
included two hotels, one high rise signature tower, a
mid-rise hotel and supporting convention facilities.
Francis Parker Lower School, Mission Hills, CA
The expansion plan contemplated the addition
of ten new classrooms and the renovation of all
sixteen existing classrooms, the construction of
a new library, technology center, two new science
classrooms, two foreign language labs and a
new cafeteria. Thematically, the architectural
character maintains the charm and feel of the
existing structures while balancing the integration of
technology throughout all new and old spaces.
Additional Service Center and Yard Experience
• SCE Gateway 6030 & 6050 EOC Expansion
• SCE ESOC HVAC Revision – IT Server Room
• SCE Westminster Admin Building
• SCE Alhambra Warehouse & Yard
• SCE Alhambra Building D
• So Cal Edison Emergency Operations Center
• So Cal Edison GO2 Conference Center
• SCE Alhambra Data Center
• So Cal Edison Rosemead Data Center Study
• So Cal Edison Tehachapi Service Center
• So Cal Gas Co. El Centro Operations Base
• So Cal Edison Valley Substation Annex Building
• So Cal Edison Wildomar Service Center
• So Cal Gas Co. Yukon Customer Service Center
• So Cal Gas Co. Murrieta Base
PROFESSIONAL EXPERIENCE
“Passionate, competent and driven to create a
better built environment for our generation and
those to come.”
RICHARD YEN, ARCHITECT
MANAGING PRINCIPAL
historic documentation and relocation strategy to save
SDG&E’s historic Station A, and integrate it in proximity
to the original power plant site, where the San Diego
Padres baseball complex resides today.
SCE Admin Building, Westminster, CA
Managed an 87,630 SF tenant improvement project
within an existing 116,000 SF administration and meter
lab building, enhancing facility functionality and space
utilization.
Baron Elementary School, Manheim, PA*
New K-5 school for 650 students. The project
achieved LEED Gold certification. The idea was
visually interconnect space, both inside and out, to
stimulate student awareness. Provide amenities and
opportunities for student activity and interaction.
Employ healthy, sustainable, regional materials and
readily maintained, high-efficiency building systems.
Doe Run Elementary School, Manheim, PA*
A new K-5 elementary school for 1,200 students that
achieved LEED Gold certification. The project scope
sought to visually interconnect space, both inside and
out, to stimulate student awareness. Provide a range
amenities and opportunities for student activity and
interaction.
Lehighton Area Elementary Center, Lehighton, PA*
This new Pre-K through 5 school is for 1,400 students
and achieved LEED Gold certification. The program
Utilized extensive glazing to achieve LEED daylighting
goals and to promote a sense of transparency and
openness. Provide ample amenities and opportunities
for student activity and interaction. Employ healthy,
sustainable materials and high-efficiency building
systems.
New Leaf Initiative T.I., State College, PA*The
program transformed the existing Borough Building
into a co-working startup space featuring an open
office area, dedicated conference rooms, integrated
A/V, and modern amenities. Glazed partitions ensure
transparency and acoustic privacy, while tall doors add
an elegant, dignified touch to the conference room
entrances.
As a designer and architect,
Robert has enjoyed the
privilege of completing a
wide variety of successful
projects with an eclectic
clientele, including projects
in the K-12, Higher Education,
Civic and Commercial
markets. Robert has also
served as Adjunct Instructor of Architecture,
leading second and third year design studios, for
Pennsylvania State University. Robert delivers
exceptional solutions in a timely manner, in full
accordance with client budgets and goals.
EDUCATION
Bachelor of Architecture, Pennsylvania State University
REGISTRATIONS
Licensed Architect in California and Pennsyvania
Centre County Recycling Authority Interpretive
Center, Bellefonte, PA*
Exploit sloping topography for material handling and
storage, roof line follows topography to minimize
building envelope.
Centre County Recycling Authority Building,
Bellefonte, PA*
This project sought to re-purpose a cramped, worn
administration building into a pedagogical tool for
introducing recycling to school-age children. The
program reduces embodied energy, reused existing
foundations, recycled salvaged materials, and
maximized spatial experience.
Searise Office Tower Repositioning, Santa Monica
CA*
Class A office tower upgrades including entrance
lobby, valet lobby, typical elevator lobby and restroom
renovations. Elevate existing high-rise common areas
to Class A space. Provide modern spatial and material
experience to align more closely with the client’s
commercial real estate portfolio. Redefine main
lobby geometry and proportions to clarify spatial
sequence. Minimal modern detailing maximizes
visual perception of finish material essence.
Paramount Pictures Studio Group Administration
Building Renovation, Hollywood CA*
Transform cramped entrance foyer into dramatic
lobby with feature stair and bridge. Removed existing
second floor above entrance to allow double-height
lobby. Span lobby with bronze bridge and connect
with spiral stair. Replace worn and dated finish
materials with ebony, bronze, low-iron glass, leather
and limestone. New display cases for Academy
Awards.
* Project completed prior to joining RY+ AO
PROFESSIONAL EXPERIENCE
“If it’s worth doing, it’s worth doing well.”
ROBERT SCHUSTER, ARCHITECT
SENIOR PROJECT ARCHITECT
Robert also relishes the opportunity to share his
experience with junior designers and intern architects,
and to learn from his colleagues at all levels.
License:
Professional Electrical Engineer,
CA #E19108
Education:
BS, Electro-Mechanical
Engineering, Lycee d'Education
Generale Technique, Marmande,
France
Electrician
Apprenticeship/Practicum, Lycee
d' Education Professional;
Bordeaux, France
Telecommunications
Infrastructure Planning,
Washington State University
Conference and Institutes, Rancho
Cordova, CA
Certifications:
Lighting Certified: National
Council on Qualifications for the
Lighting Professions
Custom Control Panel Builders
Certification; Underwriters Listed
Seminar
Memberships:
Design Build Institute of America
STEPHANE BEAUVAIS, P .E ., LC
Electrical Engineer
Mr. Beauvais has more than 25 years of experience in electrical industrial
engineering design, electrical and telecommunications contracting
experience. He has worked on college campuses, office space, military bases,
and R&D facilities. Additionally, his experience includes hospitality,
corporate, education, civic, and high-rise residential projects. His expertise
includes medium and low voltage power distribution, fire alarm, and other
protective signaling systems, network systems, interior and exterior lighting,
overhead powerlines modification/expansion, power distribution,
photovoltaic systems, and architectural lighting design.
Mr. Beauvais’ project experience includes:
✓ Alga Norte Community Park- Carlsbad, CA
✓ Bub Williamson Community Park- San Diego, CA
✓ Mira Mesa Community Park- San Diego, CA
✓ Perris Water Park- San Diego, CA
✓ Civita Park- San Diego, CA
✓ Perris Aquatic Center- Perris, CA
✓ SeaWorld Aquatica- San Diego, CA
✓ UC Irvine Anteater Recreation Center Expansion Housing- Irvine CA
✓ UC Irvine Research Center- Anza-Borrego, CA
✓ UC Riverside Surge Building & Parking Structure- Riverside, CA
✓ Coronado Tennis Court Complex renovation, Coronado, Ca
✓ Ramona Branch Library- Ramona, CA
✓ Fallbrook Branch Library- Fallbrook, CA
✓ UC San Diego Bicycle and pedestrian path- La Jolla, CA
✓ Chula Vista Library- Chula Vista, CA
✓ Alpine Library- Alpine, CA
✓ Bay Club Fitness Center- San Diego, CA
✓ Horizon Christian Fellowship- Rancho Santa Fe, CA
✓ Carlsbad Learning Center- Carlsbad, CA
✓ Linda Vista Teen Center- San Diego, CA
James Rosewitz, PE
Associate Principal & Commercial Manager
James brings over 15 years of structural engineering experience, with a focus
on project and commercial management. He has successfully led structural and
risk management projects across diverse building types, applying his expertise
in new construction as well as existing building evaluation and rehabilitation to
deliver resilient, cost-effective solutions.
As Holmes’ Commercial Manager, James oversees project delivery standards
and develops firm-wide protocols to ensure consistent quality and efficiency. His
technical background, informed by lessons from global seismic events such as
the 2011 Christchurch Earthquake, enhances his ability to guide teams through
complex challenges, balancing engineering precision with practical execution.
James combines deep technical knowledge with strong leadership to deliver
successful outcomes on projects of all sizes and complexities.
LICENSES
Registered Professional Engineer,
California
EDUCATION
Master of Science, Structural Engineering
University of California, San Diego
Bachelor of Science, Structural Engineering
University of California, San Diego
PROFESSIONAL AFFILIATIONS
Structural Engineers Association of Southern
California (SEAOSC)
PUBLICATIONS & PRESENTATIONS
“Performance of wine storage tanks: Lessons
from the earthquakes near Marlborough”
Authors: Rosewitz J and Kahanek C.
Australasian Structural Engineering
Conference (ASEC), 2014
T: 213 293 1782
523 West 6th Street Suite 1122
Los Angeles, California 90014
james.rosewitz@holmes.us
Westminster Administration Building TI // CA
80,000 SF Renovation, Commercial
Tenant improvement of an existing administrative building. Overall design included exploration
of interior and exterior stair access options, new exterior canopies, independent deck struc-
tures, in addition to core and shell modifications. Project has been implemented in phases
including exterior site work and phases of interior improvements.
YouTube Campus Expansion // San Bruno, CA
564,000 SF, New Construction - Mass Timber, Commercial
YouTube expanded with two hybrid mass timber-steel-concrete offices <1 km from the San An-
dreas Fault. Provided structural engineering to facilitate atypical building forms, minimize embod-
ied carbon, and uphold Cradle-to-Cradle design philosophy. Designed every structural compo-
nent for future disassembly , including untopped CLT roof diaphragms and slotted connections.
Facilitated compliance for non-prescriptive elements to ensure mass timber designs got built.
Southern California Edison - Saddleback Service Center // Irvine, CA
Various SF, Seismic Evaluation& Seismic Retrofit, Utility/Commercial
Seismic evaluation and retrofit of four existing buildings constructed in the 1980’s for a major
California utility. Project utilized ASCE 41 for Tier 1 and Tier 2 evaluations. Strategy involved ad-
dition of new buckling-restrained braced frames, foundation elements, wall-to-roof connections,
and diaphragm elements.
Cambria Hotel // Los Angeles, CA (419 S. Spring Street)
120,000 SF, Historic Renovation & Seismic Retrofit, Hospitality
Full seismic retrofit of a historic 14-story tower built in 1927 for conversion into a luxury hotel.
Major changes included change in occupancy, removing and replacing ramps, and a new
multi-floor light-well. Retrofitted under the nonductile concrete city mandated ordinance.
101 Utah // San Francisco, CA
70,000 SF, Seismic Retrofit, Commercial
Seismic strengthening of a two-story building with multiple construction types. Determined
existing capacity of the building and identified major seismic vulnerabilities. Developed a scope
of strengthening measures which address or mitigate the identified vulnerabilities.
Confidential Control Center Upgrade // Southern California // 2020-2024
Structural engineering services for the addition of a floor to an existing control room building and
seismic retrofit to Risk Category IV. The seismic evaluation and retrofit utilized ASCE 41 and included
implementation of new concrete walls, diaphragm strengthening, and associated connections. The
new floor was constructed, building on top of existing CMU walls and building a new steel support-
ed floor.
cumming-group.com 1 Alan Campbell, MRICS
EDUCATION
• Bachelor of Science, Quantity
Surveying, Abertay University, Dundee,
Scotland, UK
CERTIFICATIONS
• Chartered Member (MRICS), Royal
Institution of Chartered Surveyors, No.
0856490, 2001
• NEBOSH General Certificate, National
Examination Board in Occupational
Safety and Health, 2004
Alan Campbell, MRICS
Managing Director - Cost Services
Alan has worked in the construction industry since 1994. He is an experienced
professional who has focused his career on providing cost management consulting
services. Alan also possesses experience in construction planning and has held roles in
commercial and residential development and management. His accomplishments in the
construction industry in the U. S. and UK contribute a unique proficiency and perspective
to each of his project assignments. Alan has collaborated on a broad range of project
types throughout his career, including healthcare, transportation, education, public
works, and industrial remediation.
As Managing Director, Alan utilizes his vast knowledge of all aspects of the cost
estimating process. He performs services which support pre-construction, construction,
and post-construction phases, including but not limited to, cost planning, milestone
estimating, quantity take-offs, site walks, bid reconciliation, preparation of valuations,
pricing validation, and change order claim review. Alan also possesses a strong
background in arbitration and dispute resolution.
REPRESENTATIVE EXPERIENCE
City of Long Beach, Bayshore Library/Blair Field/Silverado Park Facilities Condition
Assessments & Master Plan Review, Long Beach, CA
City of Fontana, New 20-Acre South Fontana Sports Park, Fontana, CA
City of Fontana, New Central City Park & Sports Facility, Fontana, CA
City of Irvine, Heritage Park Improvements Master Plan, Irvine, CA
Great Oaks Residential Community, New Clubhouse-Fitness Center-Swimming Pool, San
Jose, CA
Miralon Residential Development, New Clubhouse Complex w-Pool-Fitness Ctr.-
Clubhouse-Conference Rooms-Kitchen-Restrooms, Palm Springs, CA
OC Parks, John D. Cooper Center Fossil Research Facility Master Plan Feasibility Study,
Santa Ana, CA
Orange Coast College, New Kinesiology & Athletics Complex with Two Pools & Adaptive
P. E. Classrooms/Support Space, Costa Mesa, CA
Orange County Great Park, Shade Structures at Athletic Facilities Throughout Park, Irvine,
CA
Orange USD, Joint-Use Fred Kelly Stadium Improvements DSA Update, Orange, CA
Santa Barbara City College, New Gymnasium w-Locker Rooms-Fitness Ctr.-Classroom-
Admin. Office, Santa Barbara, CA
Stauffer Middle School, Modernization Ph. 2: New Gym-Parking Lot-Lunch Shelter,
Downey, CA
Temple City High School, Modernization of Pool/Locker Room Bldg. & Sports Fields,
Temple City, CA
Vasona Lake County Park, Creekside & Meadowbrook Group Areas Renovations, Los
Gatos, CA
731 South Highway 101, Suite 1M
Solana Beach, CA 92075
619.224.3605
ry-aoarchitects.com