alameda united commercial llc1. executive summary the alameda united commercial llc will create a...

Alameda Point BEQ and Taxiway at The Seaplane LagoonPrepared byp y

The Alameda United Commercial LLCAugust 29th, 2014

Alameda United Commercial LLC

SALVATORE CARUSO DESIGN CORPORATION PARADIGM LANGAN

TABLE OF CONTENTSTABLE OF CONTENTS

1. Executive Summary………………………………… 2

2 Project Understanding and Approach2. Project Understanding and Approach…………… 6

3. Description of Project Team……………………… 13

4. Previous Experience……………………………… 43

5. Financial Qualifications………………………… 68

Alameda United Commercial LLC 1


1. Executive Summary



1. Executive Summary

The Alameda United Commercial LLC will create a unique destination, which willThe Alameda United Commercial LLC will create a unique destination, which will become the social heart of Alameda Point, and will attract people and investment to the wider Alameda Point redevelopment area.The Alameda United Commercial LLC is ready to build a new neighborhood for the community. We are a local Bay Area Team with both local and international experience with a proven track record in mixed‐use development, Hospitality and Historic Preservation work with an environmentally sensitive approach to award winning LEED Platinum and Gold designs.The Precise Plan for the redevelopment of Alameda Point shows a vision for public and private streets, public open spaces, parks, and infrastructure, and associated private development consistent with the community’s goal for a pedestrian‐friendly, economically diverse environmentally sustainable transit oriented water fronteconomically diverse environmentally sustainable, transit‐oriented, water‐front, visitor serving mixed use district compatible with the Alameda Historic District.At the Water front we envision the retail, restaurant, recreational, entertainment, and transit center at Alameda Point. The BEQ (Bachelors Enlisted Quarters Project) is a recognizable landmark to draw people in and help to create a sense of place and history. New buildings, open spaces and streets will be designed to create a y g , p p gpedestrian friendly, transit supportive mixed‐use area oriented to the Seaplane Lagoon.



Development Proposal:

Taxiway at the Seaplane Lagoon

The Alameda United Commercial LLC team has Naval base experience along with National and International works relevant to the Alameda Point community.

The Parcel A map below indicated our project sites which will comply with the Town Center and water front Precise Plan, providing approximately 200 hotel room which will generate tax revenue for the City of Alameda through the Hotel room tax and tax revenue from visiting guests spending in the City of Alameda.

This mixed‐use development of Hotels, Living spaces, and ground floor retail, and commercial uses will energize the pedestrian experience along the Seaplane lagoon while experiencing some of the Bay Area most beautiful natural beauty.

Bachelor Enlisted QuartersBachelor Enlisted Quarters

The Bachelor Enlisted Quarters (BEQ) will be restored and repurposes for senior living, an international school, student housing and commercial offices. Our award winning experience with Historic Landmark projects is the Knowledge needed for success.



Knowledge needed for success.

Experience and Design

The Alameda United Commercial LLC Team members have a collective experience with mixed‐use projects like Santana Row, Historic Projects like the Sainte Claire Hotel in San Jose and over 20 projects on Military Bases which allows us the collective knowledge to create a pedestrian friendly, transit oriented Sustainable Community.

Financing

The Alameda United Commercial LLC has the funds needed to entitle purchaseThe Alameda United Commercial LLC has the funds needed to entitle, purchase and build the project as disclosed in Section 5 submitted as “Confidential Financial Information”.

Summary

The Alameda United Commercial LLC recognizes the Alameda Point project as one of the most uniquely beautiful sites in the Bay Area. We understand the development perimeters of our selected sites and look forward to diligently implementing the Precise Plan Vision.

Thank You



2. Project Understanding and Approach



2. Project Understanding and Approach

Th Al d U it d C i l LLC P j t T h b bl d ithThe Alameda United Commercial LLC Project Team has been assembled with relevant experience in Naval Air force Base Work, Historic Preservation and sustainable LEED platinum award winning Architecture.

Alameda United Commercial LLC Mission Statement

The Alameda United Commercial LLC will engage the community in a collaborative team approach to create a uniquely beautiful pedestrian oriented mixed use development that will serve the community and surrounding neighborhoods.

Community Outreach

Community outreach will be done through Town Hall style meetings with public notification to surrounding neighborhoods to discuss the project objectives and gather neighborhood input and address concerns raised. The Alameda United Commercial LLC will host subsequent meetings to further address questions raised. We will work efficiently to meet the communities and City’s goals and objectives forWe will work efficiently to meet the communities and City s goals and objectives for the Alameda Point Precise Plan.



To date, 100% of all of our projects submitted have been entitled in a timely fashion. We achieve this through a collaborative process which engages stake holders early and on through successful completion.

P j t G lProject Goals

To use our sustainable LEED award winning Gold and Platinum experience to create a diverse development which is architecturally innovative while engaging to the senses.

Vision

The Precise Plan for the redevelopment of the former Navel Base Alameda shows a vision for public and private streets, public open spaces, parks, and infrastructure, and associated private development consistent with the community’s goal for a pedestrian‐friendly, economically diverse environmentally sustainable, transit‐oriented, water‐front, visitor serving mixed used district compatible with the Al d Hi t i Di t i tAlameda Historic District.

The 150‐ acre Town Center and Water front is envisioned as the retail, restaurant, recreational, entertainment, and transit center at Alameda Point. New buildings, open spaces and streets will be designed to create a pedestrian friendly, transit supportive mixed‐use area oriented to the Seaplane Lagoon.

Transit OrientationPublic transportation will be improved with expanded water t t ti b t bli hitransportation by establishing a water taxi with the potential destinations of San Francisco, such as Angel Island, Treasure Island and Alcatraz.Use of transit and otherUse of transit and other alternative modes of transportation will be optimized in all development of Alameda Point.



Street Design

The existing grid will be continued in all new development. Housing will be developed to serve workplaces and public and institutional uses anticipated indeveloped to serve workplaces and public and institutional uses anticipated in the civic core. Mixed‐use developments locate service‐oriented uses near residences and offices.

Architecture

Diverse and creative development and Architectural styles will be implemented to achieve distinctive neighborhoods and a world class beautyto achieve distinctive neighborhoods and a world class beauty

Taxiway at the Seaplane Lagoon

The Alameda United Commercial LLC team has Naval base experience along with National and International works relevant to the Alameda Point community.

The Parcel A map below indicated our project sites which will comply with the Town Center and water front Precise Plan, providing approximately 200 hotel room which will generate tax revenue for the City of Alameda through the Hotel room tax and tax revenue from visiting guests spending in the City of Alameda.



The project will follow the guidance of the Precise Plan for streets, open spaces, infrastructure and private development consistent with the community’s goal for a pedestrian friendly and economically sustainable transit oriented visitor serving mixed use district.

Planned ground floor restaurants and retail will energize the pedestrian experience while enjoying the world class views.

A 200 unit residential project within the overall Alameda Point limits is planned along the waterfront allowing its occupants one of the most spectacular views in the world. It is our goal that these 200 units do not exceed the overall unit cap for l d iAlameda Point.

In prior discussions the BEQ which is part of our overall project was allocated 200 of the total units allowed at Alameda Point. We are not using the 200 units allocated to the BEQ and are applying them to our taxiway project. Therefore having no impact to the total count of residential units at Alameda Point and as accepted by the citizens and Civic Leaders of the City of Alamedacitizens and Civic Leaders of the City of Alameda.

Open Space and Public Facilities

The public plaza adjacent to our site at the marina will serve as a focus for public uses on the waterfront. Open spaces and recreational opportunities will be provided to serve new and current residents of Alameda.



Views

The Alameda United Commercial LLC Team will design the taxiway at the Lagoon developments to preserve the view corridors and abide by the height limitations in order to preserve the Historic contextual relationships of existing buildings to the Bay while energizing the pedestrian experience with an active Waterfront Development.

Sites

Each of the four sites at the Taxiway at the Lagoon are from under one acre to under two acres each, which is perfectly tailored for smaller scale waterfront development that step down in scale and mass form the larger Historic Buildings just inland of our sites.

Wildlife Refuge and Protection

Our design will be sensitive to the restrictions and recommendations regarding the neighboring Wildlife Refuge. Our experience in sustainable,award winning LEED Gold and Platinum Projects ll b l hwill contribute to a signature project along the

water front.

Bachelor Enlisted Quarters (BEQ)The Alameda United Commercial LLC Team has Historical Project experience, including the Hi i F Th i O kl d L GHistoric Fox Theater in Oakland, Los Gatos Opera House, The Sainte Clare Hotel in San Jose and The Award winning Thrash House, which was a private residence of the Lead carpenter of the famed Sarah Winchester of San Jose. Our team experience also includes over 20 US military bases.

Historic Preservation

Alameda Point’s Historic District, buildings, development, patterns and open spaces will be preserved. The BEQ is within the Alameda Point Historic District and when preserved will contribute to the neighborhood and historic character of Alameda Point. The BEQ will also enhance existing assets and character.

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The goal of our Team is to beautifully restore the BEQ and repurpose it with Senior Living, a world class International School, student housing and offices. It’s historic layout is perfectly suited for these uses.



We are pleased to propose an innovative approach to the adaptive re‐use of the BEQ.The Restoration of the BEQ will have a substantially positive impact to the surrounding historic core of Alameda Point and will serve as it’s anchor.The Teams experience encompasses over 20 military bases and Historic Landmarks including the Oakland Fox Theater, City of Alameda City Hall (structural work) and the Saint Claire Hotel in San Jose.All projects have been successfully designed to comply with the Secretary of the Interior’s Standards.Please refer to Section 4. Previous Experience for a partial list of relevant

iexperiences.The Alameda United Commercial LLC will create a unique destination, a social heart, that will attract people and investment to the wider Alameda Point redevelopment area.



3. Description of Project Teamp j



3. Description of Project Team

The Alameda United Commercial LLC project Team has been assembled with firms of relevant experience in Naval Airforce Base Work, Historic Preservation and new project design.Salvatore Caruso is the point of contract between The Alameda United Commercial LLC and Civic leaders and the community. He has over 25 years of experience with the entitlement process with 100% of all projects submitted being approved by all jurisdictions world wideapproved by all jurisdictions world wide.

Executive Committee

ZhenZhen Li

Salvatore Caruso (Project Contact)

Entitlements,Land Planning,

Infrastructure and Land Development

Salvatore CarusoArchana Jain

Financial Partners

ZhenZhen LiAdditional information submitted confidentially

Fred FunchKurt Lindorfer

Antonio MencariniAnthony Ponterio

D i d P j CDesignated Project ContactSalvatore Caruso of Salvatore Caruso Design Corporation will serve as the City’s Primary point of contact representing The Alameda United Commercial LLC. Mr. Caruso will negotiate the final land acquisition with the City to develop and finalize the design efforts and entitlement approvals, and the negotiation of the disposition and development agreement



and development agreement.

Team Management

Th Al d U i d C i l LLC d i i d h f llThe Alameda United Commercial LLC and its experienced team has successfully participated in developments throughout the Bay Area and the US and abroad.

The team members of The Alameda United Commercial LLC and ZhenZhen Li have developed projects in Shanghai, Tiziano Villas, Fengze Bay China Historic, contemporary projects in the U.S., China, Italy and Japan.

We are confident that our project experience and coordinated Team brings the intrinsic values necessary for a successful project.

Collectively we have designed and developed Historic Projects, new developments adjacent to Historic Districts, Military Bases, Hotels, Restaurants, Senior Housing, Schools and mixed use developments.

Salvatore Caruso Design Corporation has worked on the Shanghai China water front project totaling 1.9 million square feet, featuring Hotels, Residential, Retail, and Commercial uses. The same uses proposed for the Taxiway at the Lagoon sites.

The Napa resort and Spa, a 351 room luxury Resort as well as the Sherman house Hote, voted the #1 small luxury Hotel in the yworld by Zagart Survey until it was purchased by the Getty Family (of the Getty Museum) for private use. We designed the private suite at the Sherman

f b ll dHouse for use by Bill and Melinda Gates.



Salvatore Caruso Design Corporation has been recognized by Governor Arnold Schwarzenegger for the first LEED platinum multi‐family project in the State of California. Awards include 2013 Pacific Coast Builders Conference, Judges special award for Excellence.

Winner 2012 Gold Nugget Award for best Custom Home Design with entries from the U.S., Canada and China.

Salvatore Caruso has also served on the City of San Jose Planning Commission, Urban Design Review Board of the Redevelopment Agency and the Mid‐Town Specific plan task force for a 210 acre redevelopment area adjacent to downtown San Josedowntown San Jose.

Salvatore Caruso received a Commendation from the Mayor and City of San Jose for his contributions to the economic development and quality of life for the citizens of San Jose.

Paradigm, Structural Engineers

Paradigm specializes in Performance Based Engineering and finding Creative solutions while refining technical details. Paradigm’s projects include Santana Row mixed‐use development, Marriott, Union Square, San Francisco Hyatt Regency New Ballroom and prefunction Space and the Historic Oakland Fox Theatre.



Langan Treadwell Rollo, Soils and Civil Engineering

W Suites Hotel

Langan provided the environmental and geotechnical engineering for the W Suites hotel in San Francisco, a 31‐story building next to the Museum of Modern Art in the South of Market district.

Previously, a rubber company had been located on the site, and gas stations had operated nearby. In addition, a former basement excavation was p y ,backfilled with earthquake fill.

Our environmental group performed Phase I and II environmental assessments on behalf of the developer. We evaluated site mitigation measures that involved health and safety issues, soil management provisions, site encapsulation, and long‐term maintenance and monitoring of the cap.

Our geotechnical engineers conducted site exploration and engineering l t d l l i d d ti di f d tianalyses to develop conclusions and recommendations regarding foundation

type, estimates of foundation settlement, and criteria for the design of retaining walls, temporary shoring, and underpinning. Construction included installation of a soldier pile and lagging system for one basement, and underpinning included support of and adjacent brick firehouse.

During construction, we observed the installation of solider beams and tiebacks, the installation of driven concrete piles and the placement of fill.



Alameda City Hall Restoration

Listed on the National Register of Historic Places, the Alameda City Hall was originally built in 1895 and designed by Percy and Hamilton. Inspired by the 11th and 12th century Romanesque style with towers and semi‐circular arches, Percy and Hamilton, had included a two‐story clock tower rising above the central portion of the main facade. Damaged in the 1906 earthquake, the tower was removed in 1937. In order to rebuild the bell tower, seismically o e as e o ed 93 o de o ebu d e be o e , se s ca ystrengthening was required.

Langan provided the geotechnical design parameters for the restoration and seismic strengthening of the historic Hall and adjacent firehouse. Since the structures are located near active faults, Langan considered a number of geotechnical issues including the allowable bearing pressures of new and i i f d i h d i f h i i h f lexisting foundations, the dynamic response of the site in the event of a large

earthquake, and the potential for soil liquefaction and seismically induced settlement.

With Langan’s intimate understanding of Environmental‐geotechnical and Civil Engineering disciplines, they are a valued Team member to facilitate the redevelopment of a former military base which due to its proximity to the Bayredevelopment of a former military base which, due to its proximity to the Bay, will have unique geotechnical features and is environmentally sensitive as outlined in the EIR.

The Alameda United Commercial LLC Team is ready and uniquely qualified to address the existing conditions and develop a unique destination, a social, heart, that will attract people and investment to the wider Alameda Point redevelopment area.



4. Previous Experience



4. Previous Experience

The Alameda United Commercial LLC members have worked on the following projectThe Alameda United Commercial LLC members have worked on the following project types ranging from Mixed‐use, Hotels, Residential, Commercial, Historic, and Military Bases.

Mixed Used Projects• Santana Row, San Jose, a mixed‐use projectSantana Row, San Jose, a mixed use project

incorporating residential space with retail restaurants and office space with ahighlyactive pedestrian experience.

• Villa Italia, planned as a multi‐family 144 unit project.

• Shanghai Tiziano Villas• Fengze Bay China projects.• Shanghai, China Towers 1,970,000 Square Foot master planned mixed‐use

community with four towers including Hotels and Residential units.• Grace Tower Okayama, Japan, a residential mixed‐use Tower.

Hotel ProjectsOur team members have worked on several Hotel projects including the Saint Claire Hotel, San Jose, the San Jose Hyatt and the Sherman House Hotel ranked theand the Sherman House Hotel ranked the Best Small luxury Hotel in the world by Zagat Survey until it was purchased by the Getty Family (of the Getty Museum fame) for private use.

We designed a private suite at the Sherman House Hotel for use by Bill and Melinda Gates and family when visiting the bay area.


Historic Projects

We have worked on numerous historic projects spanning over 25 years. We have worked with the Secretary of the Interior Standards on The Sainte Claire Hotel, a 1920 vintage Hotel of 174 rooms, the Ford Opera House, The Knox‐Goodrich Building restored at the time for the American Institute of Architects The Knox Block Building one ofArchitects, The Knox Block Building, one of the largest Historic Buildings in downtown San Jose. We restored our own office after it had been abandoned for over 35 years and restored it back to its 1885 vintage glory. We also restored the Hick’s Antebellum Mansion and The Thrash House, which was awarded the PCBC best home design in 2012 (this was the home of the lead carpenter for Sarah Winchester of San Jose).

We are also working currently on a Santa Clara

All of the above has been designed to comply with the Secretary of the Interior’s Standards. We just completed on July 1, 2014 the relocation and restoration of a land mark property in which we restored every original detail.

g yUniversity, Nobili Hall Building using the same standards. We have also worked on two incredible estates from the Great Gatsby era complete with Ballroom, original oil paintings and chandeliers.


Military Bases for the Development of the Defense

Our team members experience extends to design work in over 20 military bases including Camp Pendleton, Officers Quarters‐ Vandenberg AFB, and Edward Air Force Base. This experience will assist us with valuable knowledge of the project context.



Shanghai, ChinaDescription: M lti U Hi h Ri P j tDescription:1,970,000 SF master plan of four towers and site master plan design. The towers include a hotel, 2 condominium buildings, offices, and retail areas.

Multi‐Use High Rise ProjectTotal Square Footage:1,970,000 S.F.

Thrash ResidenceThrash ResidenceDescription:The Thrash House was originally built approximately 100 years ago. It was transformed into a home with the

Awards: 2012 PCBC Grand Award Winner for Best Custom Home 3,000 to 5 000 Sq Ft

conveniences of today.5,000 Sq. Ft.

Napa Resort and SpaDescription:Description:Resort and spa complex including a 400,000 SF, 4‐story, 351‐room hotel, and a 13,000SF spa building on an 8 acres site.

St Claire Hyatt HotelSt. Claire Hyatt HotelDescription:174‐room historic hotel renovation.

Total Square Footage:123,505 S.F.

Salvatore Caruso ‐ Member of Task Force

5. Financial Qualifications

Submitted as

“Confidential Financial Information”Confidential Financial Information



alameda united commercial llc1. executive summary the alameda united commercial llc will create a...

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