Redondo Beach Redevelopment Proposal

KATHY SHAFFER AIA
Architecture & Design
117 Crescent
Sausalito, California
94965
415-332-8430
www.kathyshafferarchitect.com
ks@kathyshafferarchitect.com

Redondo Beach Pier & Boardwalk
Kathy Shaffer, AIA

333 Bush, SF Lobby SelectQuote Offices Amanda Residence
PUBLIC COMMERCIAL RESIDENTIAL

• Kathy Shaffer AIA Architecture & Design
– Kathy Shaffer, AIA Project Manager
• Dave Goldman, AIA, Production

Kathy Shaffer, AIA Sub consultant

• Production
Augmentation
– Alderman Paccone
• Stuart Alderman, AIA
• 20 person staff

Commercial & Mixed Use

Redondo Beach Pier & Boardwalk • Intern Architect 1984-1988
• Architect 1988-Present: Office Buildings, Retail Centers, Schools, Museums
• Projects relevant to Redondo Beach Pier & Boardwalk:
– Carousel Center, Syracuse, NY (Themed Shopping Mall) 1988
Kathy Shaffer, AIA Background
– Central New York Regional Market, Syracuse, NY, 1989
– MacArthur Center, Norfolk, VA (Themed Shopping Mall in Historic District), 1996
– Shorenstein Companies (Retail & Commercial Property throughout San Francisco Bay Area), 1997
– PIER 39, (Themed Retail, Entertainment, and Transportation Center) 2001-2004

CAROUSEL CENTER, SYRACUSE, NY

Central New York
Regional Market
Carousel Center, 1988-1990

• Carousel Center, Syracuse New York

PIER 39, 2001-2004

• PIER 39 2001 to 2004
– Construction Manager & Design
Coordinator for Pier 39

Tenant Projects
Leasing
Leasing Design
Design Construction
Construction Opening
Opening

Santa’s Workshop
Remodel &
Signage
PIER 39

Pearl Factory
Remodel
& Signage

Fudge Factory Golden Gate
Rebuild New Store

Landlord Projects
PIER 39

Schematic Design for Signage Evaluation of conditions and
and Tenant Space recommendations for repair

• Improve on existing
design
• Encourage tenants to
upgrade their stores

Schematic Design for Common Area

• W orked with Leasing Department on
Tenant Design & Construction Manual
– Assist in creating a successful store through:
• Design
• Branding
PIER 39

• Store Layout
– Protect and preserve Landlord property
• Maintenance
• Preventive Maintenance
• Upgrade
– Simplify permit process and accelerate store
opening

PIER 39 •Tenant Design & Construction Manual

•Design Criteria •Construction Criteria
– Pier theme – Materials
– Signage – Required Maintenance
– Lighting – Construction Details
– Fixturing

•Preferred Contractors
– Cart Manufacturers
– Signage
– Lighting
– Fixturing •Approvals and Permitting

Tenant Project – Restaurants, Rides, Carts

Convert Retail to Restaurant Replace old Carousel with. Combine 3 retail spaces and
New theme, façade, and interior Deck rehabilitation convert to restaurant
PIER 39

New retail store New retail store New cart and site work

Convert bumper car building into restaurant & Convert restaurant to candy store
retail

Kathy Shaffer AIA Structural Sub consultant

• Structural and Civil Engineering – ABR Engineers
• Marine
• Foundation
• Forensic

Redondo Beach Pier & Boardwalk • ABR Engineers, John Harrison, PE
Began working at Pier 39 in the 70s
Kathy Shaffer AIA Sub consultant – Underwater W orld, aka Aquarium of the Bay,
$40 million 43,000 s.f. aquarium
– Pier 39 Parking Structure Rehabilitation
– Pier 39 W aterfront W harf Repair
– Pier 39 East & W Breakwaters
est
– Pier 43 replacement
– Forbes Island Anchorage
– Structural analysis for seismic and failure retrofit of wharfs, offices,
apartment buildings, railroad embankments, bridges, and residences.
• ABR Engineers, Alfred Rafuson, PE
– Pier 39 Tenant Improvement Projects
• Restaurants: Pier Market, Swiss Louie’s, Trish’s Minidonuts, etc.
• Retail: Houdini’s, Candy Baron, Alcatraz Books, etc.
• Entertainment: Bungee Jump, Electronic Billboard
– Pier 39 Capital Improvement Projects
• Pier 41 W ave Baffle
• Reconstruction of areas of Buildings Q, O, and J
• Seawall Repair
– Pier 70 W aste Processing feasibility study
– Port of San Francisco California Shellfish Storage repair

Pier & Boardwalk Design Concepts

• REDONDO BEACH PIER AND BOAR ALK
DW
– Historic property
– Attraction
• Natural Setting - Preserve
• Entertainment - Improve
• Shopping - Improve

Pier & Boardwalk General Design Concept • Common Area Improvements
• Upgrade City Leasehold
(Charlie’s Place & Starboard
Attitude)
• Additional Possible Areas of
Development
– Encourage upgrade of other PAD #2
PAD #2
leaseholders
– The Bait Shop
– Pad #2 THE BAIT
THE BAIT
SHOP
SHOP

STORE
STORE
UPGRADE
UPGRADE

COMMON
COMMON
AREAS
AREAS

Redondo Beach Pier & Boardwalk •Common Area Improvements
Pier & Boardwalk General Design Concept (Gold Book)
Replace Lighting, Hardscape, Railing
– Add seating and landscaping
– Re-evaluate lighting on buildings
– Create entrance signage to Pier

New walking surface –
wood with stamped concrete with nautical design
Nautical benches and lights

Redondo Beach Pier & Boardwalk •ENTRANCE TO PIER
Pier & Boardwalk General Design Concept Wood Pier beyond
Wood Pier beyond
Call to Artist:
Call to Artist:
••Mural
Mural
Trash
Trash
••Can Covers
Can Covers

Concrete
Concrete
Pavers
Pavers

Lit, Nautical
Lit, Nautical
Bollards;
Bollards;
Replace lights
Replace lights
Replace sign post
Replace sign post Mariner’s Compass Lisboa

with “Redondo Beach” text
with “Redondo Beach” text Mitigate “reduction of size of signage”
Mitigate “reduction of size of signage”
flags and spot lights
flags and spot lights with future development
with future development
throughout pier
throughout pier on other parts of the Pier
on other parts of the Pier

Redondo Beach Pier & Boardwalk •Railing, Lighting
Pier & Boardwalk General Design Concept
Lower lights
Lower lights
new nautical
new nautical
style fixture
style fixture

Re-evaluate lighting
Re-evaluate lighting

New
New New Guardrail
New Guardrail Renew storefront per Design Criteria
Renew storefront per Design Criteria
Landscaping
Landscaping

Mitigate “reduction of lighting”
Mitigate “reduction of lighting”
Lower light posts,
Lower light posts, with future development
with future development
reduced wattage replaced
reduced wattage replaced on other parts of the Pier
on other parts of the Pier
by building lighting
by building lighting

•Re-evaluate materials on Pier and set standards
Pier & Boardwalk General Design Concept •Railing options
– Stainless Steel ($)
– Anodized Aluminum, certified test report (Crane Veyor)
– .6 pressure treated wood, treated cuts
– Powder-coated aluminum or galvanized steel, certified test
– Combination P.T. wood and galvanized cable
•Construction Materials
– .6 pressure treated wood where exposed
– Painted wood pre-primed, plan maintenance schedule
– Use type 316 stainless steel for all fasteners.
– All exposed metals to be powder-coated
•W aterproofing and flashing requirement at all new openings
•Benches
•Purple heart
•Pier surfaces (eliminate brick)
•W ood deck, Epée
•Pavers,
•Concrete
•Exposed metal
•Powder coated, galvanized, painted.
•W indows
•Powder coated aluminum

Redondo Beach Pier & Boardwalk – Signage – Encourage proven
• Variety techniques
– Lighting • Store Identity
• Interior & Exterior • Branding
• Increase hours of
Operation

• Encourage Tenants to Upgrade
– Establish Tenant Design & Construction Manual based on
Gold Book

“Pad 2”
“Pad 2”
Carts & Single Story
Carts & Single Story
Stores or Kiosks
Stores or Kiosks
Create “The Bait Shop”
“The Bait Shop”
Create
View Open Air Market
Open Air Market
View
Corridors Transition between
Transition between
Corridors
Pier and Boardwalk
Pier and Boardwalk

Carts
Carts

Dedicated Trash Compactor Room
Dedicated Trash Compactor Room
Re-evaluate trash disposal
Re-evaluate trash disposal

• Other areas of Development


• The Bait Shop
– Transition element between the Pier and Boardwalk
– Open Air Shopping, Artists Lofts

Redondo Beach Pier & Boardwalk Raise deck, install
Raise deck, install
sump system ifif required
sump system required
and combine with system
and combine with system
at fishing pier to wash deck
at fishing pier to wash deck

Carts, Kiosks, Seasonal Art,
Site Plan Carts, Kiosks, Seasonal Art,
Fruit Stand, etc. in center
Fruit Stand, etc. in center

• PAD #2
– Single story themed shopping, carts, art stalls, or
– Combination

Charlie’s Place & New Starboard Attitude Open corner with glass,
Open corner with glass,
inside add decorative pendant lighting
inside add decorative pendant lighting
over window seating.
over window seating.

Replace neon sign with 3-dimensional
Replace neon sign with 3-dimensional
Push front back to indirectly lit sign and lit menu board
indirectly lit sign and lit menu board
Push front back to
allow for open air
allow for open air
seating deck
seating deck
Wrap deck
Wrap deck
& awning
& awning
Decorative
Decorative
columns,
columns,
backlit awning
backlit awning
Blade sign at front
Blade sign at front
(see Gold Book
(see Gold Book
example)
example)
Open stair at bottom,
Open stair at bottom,
theme corner with
theme corner with
heavier columns,
heavier columns,
add indirect lighting
add indirect lighting Tuck new coffee
Tuck new coffee

• Upgrade City Leasehold
shop under stair
shop under stair

– Charlie's Place & New Starboard Attitude

Redondo Beach Redevelopment Proposal

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Editor's Notes