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44 Montgomery Street 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 fl oor 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 fi nally 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 fi nancial 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 benefi t 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 defi ne where we see opportunities for distinctive improvement. INTERIOR OPPORTUNITIES 4 2 2 3 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 traffi c. 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. 4 4 1 3 3. Because of the inherent ease of interactive interface technology, fl at 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 fi xtures 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. 6 7 5 5. 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 fi nish treatment. Surface maintenance, material, cost and design longevity are important issues to consider. 8 7. 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 fi nishes should transition into the existing elevator vestibules. The elevator cabs have been previously upgraded with more modern fi nishes making modifi cations unnecessary. We would reference them when determining appropriate fi nishes throughout the rest of the lobby. EXTERIOR OPPORTUNITIES 3 2 5 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 defi ne the building entrance. 2. The canopy element has an overbearing appearance. Although it emphasizes the entrance to the building, the fi nish 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 3 2 3 4 1 180 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 fi nish 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 3 2 3 4 1 180 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 fi nish 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 Here are the steps that will bring us to the right scenarios for the lobby renovation, ranging from scope for your vision and budget: complete renovation of the lobby and entrance down to a minimal design that will still create an 1. Schematic Design (Shell Building and Interior immediate impact in the marketplace. We have a Improvements): Based on the information process in place that helps us, as a team, understand developed from due diligence, visioning and your vision for the project in context with the programming, the Project Team will develop up to funding allocated. three schematic designs for the lobby renovations. All designs will be illustrated three dimensionally Initially, we need to establish a detailed space using REVIT BIM software and will be presented program for the improvements to assist us in for your review and approval. We will make minor understanding the services we need to provide. revisions as requested (representation of the This will determine the specifi cs about the process follows on the next few pages). functional requirements and conceptual character of the lobby. 2. Based on the approved modifi cations, 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 fi nishes 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 fi nishes and lighting. SCHEME 2 SCHEME 3 MID-LEVEL BUDGET MINIMUM BUDGET This scheme was less complicated with a reduced This scheme kept most of the existing storefront amount of new storefront and with less new lighting and added the least amount of new storefront, and new fi nishes. It was therefore more cost lighting and fi nishes. Of the three schemes shown effective than Scheme 1. here, it was the least expensive. The fi nal scheme added no new area and kept all the existing storefront. It dealt primarily with new fi nishes and new lighting. We did replace the existing doors. SCHEME 2 SCHEME 3 MID-LEVEL BUDGET MINIMUM BUDGET This scheme was less complicated with a reduced This scheme kept most of the existing storefront amount of new storefront and with less new lighting and added the least amount of new storefront, and new fi nishes. It was therefore more cost lighting and fi nishes. Of the three schemes shown effective than Scheme 1. here, it was the least expensive. The fi nal scheme added no new area and kept all the existing storefront. It dealt primarily with new fi nishes and new lighting. We did replace the existing doors. RELEVANT EXPERIENCE SELECTED LOBBY PROJECTS It has been requested that we provide three Here are the steps that will bring us to the right scenarios for the lobby renovation, ranging from scope for your vision and budget: complete renovation of the lobby and entrance down to a minimal design that will still create an 1. Schematic Design (Shell Building and Interior immediate impact in the marketplace. We have a Improvements): Based on the information process in place that helps us, as a team, understand developed from due diligence, visioning and your vision for the project in context with the programming, the Project Team will develop up to funding allocated.
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