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Redondo Beach Redevelopment Proposal
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Redondo Beach Redevelopment Proposal

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Finalist presentation for the redesign of the Redondo Beach Boardwalk and International Pier

Finalist presentation for the redesign of the Redondo Beach Boardwalk and International Pier

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  • I started my firm in 2004, after 20 years of experience in ……
  • Since 2004, the firm has completed projects for commercial and residential property owners, including . , and several residential projects are in planning, construction documents, or construction
  • Stu Alderman, who I have known for 20 years, provides staff augmentation for production and construction management of larger projects
  • Since 2004, the firm has completed projects for commercial and residential property owners, including . , and several residential projects are in planning, construction documents, or construction
  • Carousel Center
  • Pier 39
  • Design Coordination and Construction Management
  • The role also involved capital improvement projects and proposed designs.
  • Create Design and Construction Manual
  • The Design and Construction Manual, a guideline for tenants, and also the pier.
  • Some of the projects completed
  • Structural and Civil Engineering would be done by ABR Engineers.
  • Mr. Harrison and Mr. Rafuson have extensive experience in structural design in a waterfront setting.
  • There are many possibilities for improving the pier. A known historic property and natural setting, it can be further refined and developed to improve it’s appearance and to draw more people.
  • Three areas for improvement
  • Based on ideas set forth in the Gold Book, recommend simplifying the design of the guardrail, provide nautical seating, planters, and lighting through the pier.
  • Recommend simplifying the design of the guardrail, provide nautical seating, planters, and lighting through the pier.
  • Railing and Lighting
  • Since 2004, the firm has completed projects for commercial and residential property owners, including . , and several residential projects are in planning, construction documents, or construction
  • Encourage upgrade of existing leaseholders and attract new by defining theme of pier. While the Gold Book defines a harmonious nautical theme, a more appropriate theme may be a theme that is nautical, or maritime, with each store expressing it’s identify within the Common Pier Design.
  • There are other areas on the pier that could be developed to draw more people to the pier, and serve visitors when events take place on Pad 3.
  • The Bait Shop could provide a transition point between the Pier and the International Boardwalk. It could be taken by a single tenant, or developed by the Landlord to add additional leaseable space.
  • Pad #2 could be developed to provide food service for people attending events, add retail tenant space and carts.
  • Since 2004, the firm has completed projects for commercial and residential property owners, including . , and several residential projects are in planning, construction documents, or construction
  • I started my firm in 2004, after 20 years of experience in ……

Redondo Beach Redevelopment Proposal Redondo Beach Redevelopment Proposal Presentation Transcript

  • KATHY SHAFFER AIAArchitecture & 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
  • Redondo Beach Pier & Boardwalk 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
  • Redondo Beach Pier & Boardwalk Central New York Regional Market Carousel Center, 1988-1990 • Carousel Center, Syracuse New York
  • Redondo Beach Pier & Boardwalk PIER 39, 2001-2004 • PIER 39 2001 to 2004 – Construction Manager & Design Coordinator for Pier 39
  • Redondo Beach Pier & Boardwalk 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
  • Redondo Beach Pier & Boardwalk 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
  • Redondo Beach Pier & Boardwalk • 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
  • Redondo Beach Pier & Boardwalk 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
  • Redondo Beach Pier & Boardwalk 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
  • Redondo Beach Pier & Boardwalk 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
  • Redondo Beach Pier & Boardwalk Pier & Boardwalk Design Concepts • REDONDO BEACH PIER AND BOAR ALK DW – Historic property – Attraction • Natural Setting - Preserve • Entertainment - Improve • Shopping - Improve
  • Redondo Beach Pier & Boardwalk 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
  • Redondo Beach Pier & Boardwalk •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 Pier & Boardwalk Design Concepts • Interior & Exterior • Branding • Increase hours of Operation • Encourage Tenants to Upgrade – Establish Tenant Design & Construction Manual based on Gold Book
  • Redondo Beach Pier & Boardwalk “Pad 2” “Pad 2” Carts & Single Story Pier & Boardwalk Design Concepts 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
  • Redondo Beach Pier & Boardwalk Pier & Boardwalk Design Concepts • 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 Pier & Boardwalk Design Concepts 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
  • Redondo Beach Pier & Boardwalk 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 – Charlies Place & New Starboard Attitude
  • KATHY SHAFFER AIAArchitecture & Design 117 Crescent Sausalito, California 94965 415-332-8430 www.kathyshafferarchitect.com ks@kathyshafferarchitect.com