44 Montgomery Lobby Qualifications

STATEMENT OF QUALIFICATIONS:

44 MONTGOMERY STREET

CONTENTS INSPIRATION OPPORTUNITIES INTERIOR OPPORTUNITIES EXTERIOR OPPORTUNITIES PROCESS BUDGET SCHEMES RELEVANT EXPERIENCE RELEVANT PROJECTS RESUMES

INSPIRATION

The original building architecture is decidedly modern. The 1980’s lobby remodel does the building a disservice. It does not relate to the exterior modern architecture and creates a schism between the outside and the public ground floor interior. Both are weaker for it. We believe the lobby should relate to the original classic modern architecture of the exterior. New, more sophisticated materials and design methodologies will make not only the lobby better, but also enhance the perception of the entire building… bringing back its original enduring appeal.

These representative images are intended to give inspiration to start the new lobby design process. They are not a hard representation of what we would finally recommend, but will be used to begin the discussion with you about design aesthetic goals.

CHALLENGES & OPPORTUNITIES

For the past 13 years as a close neighbor to 44 Montgomery, FME has had the opportunity to observe and ponder the challenges and opportunities of the building. The distinguishing exterior architecture and seemingly timeless stature holds its place well in the mid financial district. The challenges of a remodel will include not only updating the lobby public area interiors, but will fall short if the entry façade, canopy and arcade paving surfaces do not follow with a complete rehab. We recognize that undertaking this scale of remodel will have budgetary constraints and challenging phasing issues, but believe with the right approach and creativity the benefit of focusing on this entire scope will not only outweigh the challenges but reposition the building for an eventual upswing in the business climate. Following we have highlighted portions of the façade and lobby and included some observations to help define where we see opportunities for distinctive improvement.

INTERIOR OPPORTUNITIES

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1.

Lobbies need to be an open and welcoming entrance to a building. We propose a complete removal of the revolving door, creating transparency and making the lobby visible to foot traffic. This design will set the standard for the lobby upgrade.

2.

The current lobby aesthetic has nothing to do with the aesthetic of the exterior of the building. A complete remodel of the lobby will bring it inline with the unique and interesting characteristics of the exterior of the building.

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3.

Because of the inherent ease of interactive interface technology, flat screen directories are well received by tenants, visitors and management.

4.

Lighting creates the biggest visual impact in a lobby renovation. Creating a well balanced visual environment through the use of both new technology and sophisticated architectural fixtures allows a long term economical solution. By incorporating light controls, management can pre-program lighting levels to complement outside light conditions in order to offset the limited sources of natural light.

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The security/reception desk is overbearing in scale and the current placement poses security issues by not providing direct visual observation of the elevator lobbies.

6.

In addition to creating a strong design statement, the lobby wall surfaces need a modern finish treatment. Surface maintenance, material, cost and design longevity are important issues to consider.

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We believe that a new lobby design can incorporate the concierge service by detailing a relationship between it and a new security desk, creating a more cohesive service area.

8.

The basics of the lobby materials and finishes should transition into the existing elevator vestibules. The elevator cabs have been previously upgraded with more modern finishes making modifications unnecessary. We would reference them when determining appropriate finishes throughout the rest of the lobby.

EXTERIOR OPPORTUNITIES

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1.

We believe new paving that enhances the lobby design should be installed to allow pedestrians to experience the lobby remodel. This approach should clearly define the building entrance.

2.

The canopy element has an overbearing appearance. Although it emphasizes the entrance to the building, the finish and style are outdated and heavy.

3.

A building signage package branding 44 Montgomery should be developed to upgrade the look and provide for consistency in style.

PROCESS PROJECT VISIONING & PROGRAMMING

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180 MONTGOMERY STREET

4.

Outdoor landscaping should be detailed consistently and emphasize the building’s main entrance.

5.

We believe that the entrance door system could be designed to be transparent and allow for an unimpeded view into the lobby space. Modernizing the look and finish of the entrance system is a key element for introducing a new lobby design. Controlling wind effect on the entrance is an important factor as well.

PROCESS PROJECT VISIONING & PROGRAMMING

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180 MONTGOMERY STREET

4.

Outdoor landscaping should be detailed consistently and emphasize the building’s main entrance.

5.

We believe that the entrance door system could be designed to be transparent and allow for an unimpeded view into the lobby space. Modernizing the look and finish of the entrance system is a key element for introducing a new lobby design. Controlling wind effect on the entrance is an important factor as well.

RELEVANT EXPERIENCE SELECTED LOBBY PROJECTS

It has been requested that we provide three scenarios for the lobby renovation, ranging from complete renovation of the lobby and entrance down to a minimal design that will still create an immediate impact in the marketplace. We have a process in place that helps us, as a team, understand your vision for the project in context with the funding allocated. Initially, we need to establish a detailed space program for the improvements to assist us in understanding the services we need to provide. This will determine the specifics about the functional requirements and conceptual character of the lobby.

Here are the steps that will bring us to the right scope for your vision and budget:

1.

Schematic Design (Shell Building and Interior Improvements): Based on the information developed from due diligence, visioning and programming, the Project Team will develop up to three schematic designs for the lobby renovations. All designs will be illustrated three dimensionally using REVIT BIM software and will be presented for your review and approval. We will make minor revisions as requested (representation of the process follows on the next few pages).

2.

Based on the approved modifications, we will develop up to two schematic designs. The schematic designs will be presented for your review and approval and we will make minor revisions as requested. Preliminary Pricing Plan: The approved shell building and interior improvement plans will be annotated for pricing and we will assist the General Contractor in preparing a preliminary construction cost estimate and project schedule. The Project Team will participate in scope revision and/or value engineering in up to two sequential meetings, if requested, to establish an approved Conceptual Project Budget and Schedule. 120 Howard Street, San Francisco, CA

235 Second Street, San Francisco, CA

170 Maiden Lane, San Francisco, CA

250 Sutter Street, San Francisco, CA

180 Montgomery Street, San Francisco, CA

375 Sutter Street, San Francisco, CA

180 Sansome Street, San Francisco, CA

475 Sansome Street, San Francisco, CA

200 Pine Street, San Francisco, CA

500 Montgomery Street, San Francisco, CA

SCHEME 1 MAXIMUM BUDGET While this scheme increased the size of the entry lobby and the banking space, it was the most expensive because it required all new storefront and the greatest amount of new finishes and lighting.

SCHEME 1 MAXIMUM BUDGET While this scheme increased the size of the entry lobby and the banking space, it was the most expensive because it required all new storefront and the greatest amount of new finishes and lighting.

SCHEME 2 MID-LEVEL BUDGET

SCHEME 3 MINIMUM BUDGET

This scheme was less complicated with a reduced amount of new storefront and with less new lighting and new finishes. It was therefore more cost effective than Scheme 1.

This scheme kept most of the existing storefront and added the least amount of new storefront, lighting and finishes. Of the three schemes shown here, it was the least expensive. The final scheme added no new area and kept all the existing storefront. It dealt primarily with new finishes and new lighting. We did replace the existing doors.

SCHEME 2 MID-LEVEL BUDGET

SCHEME 3 MINIMUM BUDGET

This scheme was less complicated with a reduced amount of new storefront and with less new lighting and new finishes. It was therefore more cost effective than Scheme 1.

This scheme kept most of the existing storefront and added the least amount of new storefront, lighting and finishes. Of the three schemes shown here, it was the least expensive. The final scheme added no new area and kept all the existing storefront. It dealt primarily with new finishes and new lighting. We did replace the existing doors.

RELEVANT EXPERIENCE SELECTED LOBBY PROJECTS

It has been requested that we provide three scenarios for the lobby renovation, ranging from complete renovation of the lobby and entrance down to a minimal design that will still create an immediate impact in the marketplace. We have a process in place that helps us, as a team, understand your vision for the project in context with the funding allocated. Initially, we need to establish a detailed space program for the improvements to assist us in understanding the services we need to provide. This will determine the specifics about the functional requirements and conceptual character of the lobby.

Here are the steps that will bring us to the right scope for your vision and budget:

1.

Schematic Design (Shell Building and Interior Improvements): Based on the information developed from due diligence, visioning and programming, the Project Team will develop up to three schematic designs for the lobby renovations. All designs will be illustrated three dimensionally using REVIT BIM software and will be presented for your review and approval. We will make minor revisions as requested (representation of the process follows on the next few pages).

2.

Based on the approved modifications, we will develop up to two schematic designs. The schematic designs will be presented for your review and approval and we will make minor revisions as requested. Preliminary Pricing Plan: The approved shell building and interior improvement plans will be annotated for pricing and we will assist the General Contractor in preparing a preliminary construction cost estimate and project schedule. The Project Team will participate in scope revision and/or value engineering in up to two sequential meetings, if requested, to establish an approved Conceptual Project Budget and Schedule. 120 Howard Street, San Francisco, CA

235 Second Street, San Francisco, CA

170 Maiden Lane, San Francisco, CA

250 Sutter Street, San Francisco, CA

180 Montgomery Street, San Francisco, CA

375 Sutter Street, San Francisco, CA

180 Sansome Street, San Francisco, CA

475 Sansome Street, San Francisco, CA

200 Pine Street, San Francisco, CA

500 Montgomery Street, San Francisco, CA

601 Montgomery Street, San Francisco, CA

Pell Development, San Rafael, CA

568 Howard Street, San Francisco, CA.

PMI, Walnut Creek, CA

Campus Drive, San Mateo, CA Transamerica, San Francisco, CA Transamerica Wintergarden, San Francisco, CA

180 MONTGOMERY SAN FRANCISCO, CALIFORNIA

PROPOSED

PROPOSED

This project intends to update the building’s image and marketplace viability by renovating the existing lobby and adding a new cantilevered entrance canopy. The main focal point is the installation of four color changing, energy efficient LED back lit walls. Nine different lighting selections can be presented, three of which relate to the seasons. Other interior changes include changing the heavy dark marble stone to light Venetian plaster with new fins to add visual interest and protect the Venetian plaster walls. Additional improvements include new tenant signage, as well as replacement of the dark stone on the columns with a light Egyptian Sinaloa limestone.

EXISTING

“Working with FME on the 180 Montgomery lobby and common area reconstruction was a delight from start to finish. They brought creativity, high professionalism, and a keen eye for detailing to this important project. Our objective was to create an identity for the property, but within the constraints of a first class financial district office environment. FME helped us to successfully achieve that goal. A testament to their vision for the project can be seen when comparing the initial design renderings to the result - absolutely spot on.” Ken Perry Chief Investment Officer The Swig Company, LLC

475 SANSOME SAN FRANCISCO, CALIFORNIA

EXISTING

3-D RENDERING

We strived to achieve a “timeless, modern and classic” look by maximizing the frontage along Sansome Street. This was done by capturing the exterior plazas for the interior, and sharing that resultant area with the new lobby and retail spaces. By using a structural glass wall system, we constructed a transparent ground floor lobby in the original arcade space and relocated the flanking retail spaces to the adjacent sides of the building. Warm wood paneling and effective lighting created a much larger, memorable building entrance that was effectively responsible for the rapid re-leasing of the entire office tower.

COMPLETED PROJECT

“Reorienting the retail space to the sides of the building created the opportunity to stretch the lobby across Sansome Street. In doing so, FME created a large and spacious lobby that benefits the marketing of new tenants while creating a new branding statement for the building. FME demonstrated an ability to utilize the capital improvement budget effectively, spending money very strategically to provide maximum visual impact.” Susan Court, RPA Property Manager Cusshman & Wakefield

160-180 SANSOME SAN FRANCISCO, CALIFORNIA

EXISTING

PROPOSED

This multi-phased lobby renovation intends to increase access, visibility and identity by reconstructing portions of the framing mass of the tower’s base outward of its current location and replacing the existing glazing system with frameless, structural glass. This results in a more dynamic massing of the base relative to the main tower and widens the glazed openings by approximately 40%. Additional improvements include expanding and updating the main lobby from its current side core configuration.

601 MONTGOMERY SAN FRANCISCO, CALIFORNIA

Modifications to this existing space included a renovation to the main lobby for this highly visible multi-tenant building in downtown San Francisco. This project also consisted of upgrades to an existing conference center on the 4th floor.

TRANSAMERICA LOBBY SAN FRANCISCO, CALIFORNIA

A variety of existing ceiling heights, stepping down from the main lobby to the elevator lobby, generated a series of floating planes that were enhanced with hidden cove and strip lighting to provide for a dramatic but timeless solution for this landmark building.

WINTERGARDEN SAN FRANCISCO, CALIFORNIA

The remodel and expansion of this 19-story steel frame office building involved the remodel of the existing first floor lobby and the addition of a two-story Wintergarden. Design of the Wintergarden involved the removal of an existing exterior fountain and extension of the first floor lobby to create a two-story open space enclosed by a curved glass curtain wall.

DA VID PEEBLES PRINCIPAL-IN-CHARGE Environmental Design Art Center College of Design, Pasadena, CA David Peebles has more than 24 years of experience in the design of commercial, corporate, hotel, restaurant and residential projects. Mr. Peebles is effective at managing multiple, high-caliber and technically complex projects, successfully meeting budget and schedule requirements, and coordinating multi-disciplinary teams of consultants. Since joining FME, Architecture + Design in 2000, Mr. Peebles has served as the Principal-inCharge and/or Senior Project Manager for the following projects: Adams Nye Sinunu Bruni Becht LLP – San Francisco, CA Analysis Group – San Francisco, CA Baker & McKenzie LLP – San Francisco and Palo Alto, CA Bar Method – San Francisco, CA Chevron – San Francisco, CA DFS Group Limited Headquarters – San Francisco, CA DFS North America Retail Concessions – San Francisco International Airport Embarcadero Centers (Retail Tenants) – San Francisco, CA Macrovision – San Francisco, CA Metropolitan Club – San Francisco, CA Moderati Corporate Offices – San Francisco, CA Nossaman, Guthner, Knox & Elliot LLP – San Francisco, CA Physic Ventures – San Francisco, CA PMI World Headquarters – Walnut Creek, CA Pillsbury & Levinson LLP – San Francisco, CA San Francisco Business Times – San Francisco, CA Sephora Corporate Offices – San Francisco, CA Skyline Construction – San Francisco, CA Taleo – San Francisco and Dublin, CA Think Panmure (formerly ThinkEquity Partners) – San Francisco, CA Thoma Cressey Equity Partners – San Francisco, CA Transamerica Investment Management – San Francisco, CA Pyramid Center Portfolio – San Francisco, CA (Sr. Manager) 2 Bryant Street – San Francisco, CA 505 Sansome Street – San Francisco, CA 545 Sansome Street – San Francisco, CA 600 Montgomery Street – San Francisco, CA 701 Montgomery Street – San Francisco, CA Prior to joining FME, Mr. Peebles directed the planning and design of the following projects: W New York Court Hotel – New York, NY W New York Tuscany Hotel – New York, NY Fairmont Hotel – Dallas, TX Hotel Sofitel – Redwood City, CA Inn at Breckenridge – Breckenridge, CO Sheraton Long Beach – Long Beach, CA Sheridan Ross Law Offices – Denver, CO Shutters on the Beach – Santa Monica, CA Swiss Grand Hotel – Chicago, IL Westin Hotel, Puerto Vallarta – Puerto Vallarta, Mexico Westin Hotel – Philadelphia, PA

STEPHEN FEE PRINCIPAL Bachelor of Architecture Pennsylvania State University Master of Science, Architecture Columbia University, New York Registered Architect, California No. C8346 Stephen Fee is an architect with more than 25 years of experience in the design of office buildings, commercial and residential projects. Mr. Fee has directed the planning and design of the following projects: Ascend Communications, now Lucent Technologies Campus – Alameda, CA Associates Center – Pleasanton, CA EPA Region IX Laboratories, U.C. Berkeley, Richmond Field Station – Richmond, CA Ettore Administration Offices and Manufacturing Facility – Alameda, CA Fifth and Mission Garage Retail Conversion – San Francisco, CA Hacienda Motors – Pleasanton, CA Harbor Bay Business Park, New Master Plan – Alameda, CA Kaiser Permanente, Medical Office Building of the Future – Oakland, CA Master Plan, Hacienda Business Park – Pleasanton, CA Monterey Agricultural Center – Salinas, CA Norcal Waste Systems Master Planning – Burlingame, CA North Loop Center, Phase 1 & 2, Harbor Bay Business Park – Alameda, CA Peet’s Coffee & Tea Roasting Plant – Alameda, CA Roche Diagnostics – Berkeley, CA St. Joseph Notre Dame High School, Gym/Science and Arts Facility – Alameda, CA St. Monica Parish Education and Activity Center – Moraga, CA Transamerica Two Wintergarden – San Francisco, CA Viacom Headquarters – Pleasanton, CA Zephyr Ventilation Offices, Showroom and Distribution Facility – Alameda, CA Zhone Technologies – Oakland, CA 2929 Seventh Street – Berkeley, CA 460-462 Bryant Street – San Francisco, CA 979 Broadway Street – Millbrae, CA Mr. Fee is a member of the National Trust for Historic Preservation and the Urban Land Institute. He is a past member of BRAG (Base Reuse Advisory Group) for NAS Alameda, and former chair of the Land Use Subcommittee. He was also a member of the Alameda Planning Board for 5 ½ years. Mr. Fee is currently a member of the Design Review Committee for Napa Valley Corporate Park, as well as the San Francisco Chamber of Commerce Board of Directors.

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