KlingStubbins Jacobs Retail Portfolio by Jonathan Ginnis

B EI JI N G C AM B R I D GE P HI L A D E L P HI A R A L EI GH SA N F R A N CI S ON WA S HI N GTON D C

A R CHI TE C TUR E EN GI N E ER I N G I N TE R I OR S PLANNING

Profile & History

KlingStubbins is an internationally recognized design firm with over sixty years of experience on a wide range of projects. We are over five hundred people strong, with offices in Cambridge, MA; Philadelphia, PA; Raleigh, NC; San Francisco, CA; Washington, DC and Beijing, China. KlingStubbins provides professional services in all major disciplines within the realms of architecture, engineering, interiors, planning and landscape architecture. Our areas of market focus and specialization include Corporate/Commercial, Government, Health Care, Higher Education, Hospitality/Entertainment, Institutional/Civic, Mission Critical, and Research and Development. Our work is unconstrained by a strict architectural vocabulary; ungoverned by a single guiding principle - except a desire to realize architecture of distinction. KlingStubbins has a remarkable history. Two firms separately founded decades ago—Vincent G. Kling, FAIA, founded his firm in Philadelphia in 1946 and Hugh A. Stubbins, FAIA, founded his in Cambridge in 1949. Contemporaries, both established very successful practices through the decades, each garnering major design awards throughout. Both firms became noted for technically sophisticated and innovative projects—Hugh Stubbins with such renowned works as the Berlin Congress Hall, Citicorp Center in New York, the Federal Reserve Bank in Boston, and the Landmark Tower in Yokohama (Japan’s tallest building); Vincent Kling with Lankenau Hospital in suburban Philadelphia, Bell Laboratories in New Jersey, and several office towers and cityscape in downtown Philadelphia for then City Planner Ed Bacon. Rounding out these successes, in the 1970s Vincent Kling acquired an engineering firm and brought to the firm a comparable dedication to excellence in engineering, particularly for sophisticated projects requiring seamless and imaginative integration with the architecture. Both firms have each won hundreds of prestigious design awards. Stubbins also received The American Institute of Architects’ Firm of the Year Award. In 2007, the two firms merged to form KlingStubbins. KlingStubbins is a national leader in sustainable design, consistent with our commitment to support the communities within which we work and live. We are innovators in project delivery, including Building Information Modeling technology. We have finished over 4500 projects in 40 states within U.S. and 67 countries overseas. Above all, we are focused on the needs of our clients, integrating their business drivers into the creative process, resulting in projects of enduring value. Recently established KlingStubbins Beijing office will be focused on projects in China and will coordinate the efforts of the US offices within Asia. Our presence will allow us to bring many years of professional expertise to support the continued prosperity in China and to contribute throughout the Asian Pacific region.

In 2011, KlingStubbins Inc. merged with Jacobs Engineering Group Inc. Jacobs Engineering Group Inc. Jacobs is one of the world’s largest and most diverse providers of professional technical services. With 2011 revenues of over $10 billion, we offer full-spectrum support to industrial, commercial, and governmental clients across multiple markets. Jacobs successfully delivers the full breadth of building services – planning, architecture, engineering, interior design, construction management, program management, and design-build – to a diversified base of leading public and private clients across the globe. We offer design and construction-related services for new buildings as well as provide expansion, renovation, and refurbishment of existing facilities. Specialized capabilities include energy and power, master planning, design, and commissioning services. Our mixed-use practice includes commercial development projects incorporating retail, restaurant, office, residential, hotel, sports, and entertainment uses in a wide range of creative combinations or “mixes.” Our practice is founded on a “real world” understanding of what is required for financial success and enduring market value that comes from extensive involvement with real estate development projects at a wide range of scales. While our practice integrates master planning, landscape architecture, architecture, interior design and engineering, we seek to build collaborative teams that provide comprehensive solutions to our client’s development challenges. Our services also include market analysis, sustainable design, and energy analysis, as well as research and recommendations regarding project funding. Our goal is to identify the unique place marking qualities of each project opportunity. Whether driven by transit-oriented development, urban mixed use, repositioned and repurposed commercial real estate or new international master planning and mixed use design strategies, we strive to create vibrant, pedestrian-oriented public spaces and a synergy of uses that makes each environment special and uniquely tailored to local culture.

Commitment to Green Design

KlingStubbins currently has over 150 LEED Accredited Professionals on staff. As a design firm for some of the world’s largest entities, KlingStubbins recognizes the global reach and ultimate impact we possess to change the circumstances of our environment. We fulfill this obligation by encouraging clients to view sustainability as an inherent and pervasive component of the design process. This philosophy is realized through our integrated approach to sustainable design; as an A/E/I firm, leaders from each discipline collaborate to resolve high performance building issues, addressing the interrelationships between building siting, exterior envelope, system design, and energy and resource consumption. KlingStubbins has instituted several levels of action to promote, advance, and achieve a comprehensive understanding of sustainable design practice throughout the firm: Education – A corporate member of the US Green Building Council (USGBC), KlingStubbins established our own High Performance Green Building Council in 1997. The committee meets monthly to share and advise colleagues on project-specific “green” criteria. This offers a forum for cross-fertilization of ideas and concepts between sustainable projects under way in each of the firm’s offices. Resources such as USGBC’s LEED (Leadership in Energy and Environmental Design) checklists, reference guides, and application calculation sheets are available for download on KlingStubbins’ Intranet. In addition, periodic in-house training sessions are held to inform and prepare designers and management for the US Green Building Council’s LEED Accredited Professional exams. Exploration – Modeling studies are actively performed to simulate energy conditions and analyze design alternatives for ongoing projects. Strategies such as daylighting and envelope optimization are modeled for energy and lighting quality impacts for different design options. In addition, the firm has implemented several ongoing research projects intended to expand our understanding of new technologies, new design integration possibilities, and new modeling software applications to facilitate future needs. These projects include a study of what strategies will be needed to achieve the goals of the Architecture 2030 challenge to reduce carbon emissions, studies of integration of energy modeling and Building Information Modeling (BIM), and fundamental project delivery methods to facilitate earlier and better interdisciplinary cooperation. Implementation – At KlingStubbins, sustainable design efforts are coordinated by assigning a LEED Accredited Professional to every project team. Regardless of whether the project will be registered and certified by the USGBC, each project is reviewed in each design phase for sustainability strategies that are appropriate to the project. The LEED Accredited Professional oversees project sustainable design and LEED issues, working to ensure that all systems and designs are energy- and cost-efficient and that reusable / recycled materials are used where appropriate. He or she works with the entire team to develop sustainable design / LEED criteria, and help ensure that these criteria are met during the entire project process. KlingStubbins and Jacobs both joined the AIA’s 2030 Commitment—a challenge to design “climate-neutral” buildings by 2030. The firm pursues meeting the goal both at its premises and in its projects. As practitioners of sustainable principles, our commitment is not limited by project type. Our current “green” endeavors enhance the productivity, well-being, and performance of lab buildings, corporate headquarters, university medical centers, computer science facilities, residence halls, Federal government facilities, and hotels, as well as their occupants. It is our great hope that our sustainable efforts today will positively impact and improve the lives of generations to come.

LEED® Certified Projects

Shire B200, Lexington, MA LEED® Gold Certified Project KlingStubbins Cambridge Office, Cambridge, MA LEED® Gold Certified Project Autodesk, AEC Solutions Group Headquarters, Waltham, MA (5,574 sm) LEED® CI Platinum Certified Project Boston Properties, Carnegie Center West, Princeton, NJ (11,148 sm) LEED® NC Gold Certified Project AstraZeneca, R&D Expansion, Waltham, MA (37,161 sm) LEED® CI Gold Certified Project AstraZeneca, 6A/BMRL Building, Wilmington, DE (8,825 sm) LEED® CI Gold Certified Project St. Lawrence University, Johnson Hall of Science, Canton, NY LEED® Gold Certified Project Confidential Client, Cambridge Fit-Out Project, Cambridge, MA LEED® CI Silver Certified Project MITRE Corporation, MITRE Center, Bedford, MA LEED® Silver Certified Project Novo Nordisk, Corporate Headquarters, Princeton, NJ LEED® CI Silver Certified Project Johnson & Johnson, Drug Discovery Laboratories, La Jolla, CA LEED® NC Certified Project Medrad, Project Trident, Indianola, PA LEED® NC Certified Project Emerson College, Piano Row Residence Hall, Boston, MA LEED® NC Certified Project Boston University Medical Center, BioSquare Research Building III, Boston, MA

High Performance Building Design

KlingStubbins is committed to an integrated architecture and engineering practice that is dedicated to high performance building systems. This integrated approach delivers the highest benefit to the client by bringing teams together that thrive on collaboration and continuously challenge each other to improve the performance of the design. In support of increased sustainability of new construction and existing buildings, KlingStubbins provides whole building energy modeling for analyzing system options for increased energy performance. The analysis utilizes : •

A combination of custom spreadsheets and commercially available software to provide whole building energy modeling of proposed solutions that utilize 8,760 hour per year weather data.

•

Computational Fluid Dynamic (CFD) modeling of building airflows to aid in optimized low energy ventilation solutions as well as natural ventilation solutions in support of Sustainability.

•

Research and industry performance metrics for underfloor air distribution (UFAD) as well as radiant cooling solutions for lower HVAC system energy use and increased sustainability developed as a research partner with the Center for the Built Environment (CBE). CBE, located at University of California Berkley.

The solutions include alternative HVAC systems such as chilled beams, demand controlled ventilation and fan power reduction strategies, high performance exterior envelope improvements and daylighting analysis to reduce regulated energy. KlingStubbins High Performance Green Building System Metrics are typically targeted to achieve: •

31% – 46% better performance than ASHRAE 90.1 2004

•

18 – 27% Energy Cost savings

•

3 – 5 LEED Energy and Atmosphere points

KlingStubbins Energy Analysis and Audit process of existing facilities starts with accepted industry methods and guidelines such as the ASHRAE Procedures for Commercial Building Energy Audits. The objectives of an energy analysis or audit are to identify and develop modifications that will reduce the energy use and/or cost of operating a building. An energy analysis and audit includes the following steps: •

Collect and analyze historical energy use through facility personnel interviews, data collection and system measurements

•

Study the building and its operational characteristics including modeling and comparative analysis.

•

Identify potential modifications that will reduce the energy use and/or cost.

•

Perform an engineering and economic analysis of potential modifications

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Prepare a rank-ordered list of appropriate modifications. Establish energy savings, cost (initial and operating), schedule, risk and quality elements of each opportunity.

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Prepare a report to document the analysis process, results and recommendations.

Building Information Modeling

KlingStubbins is a leader in the implementation of emerging practice technologies. Today, the firm is in the forefront in the migration from traditional 2-dimensional CAD drafting to advanced Building Information Modeling (BIM). Building Information Modeling is a dramatic process change in the building industry that enables project teams to view, analyze and test accurate virtual models of building designs and make changes as necessary all before moving into construction. Used properly BIM can dramatically improve the project delivery process. KlingStubbins Leadership in Building Information Modeling is demonstrated by its early adoption of BIM over five years ago and its use of BIM on over 20 projects since. In all, the firm has completed 1,000,000 SF of BIM projects and has 5,000,000 SF of projects in design. KlingStubbins is a 2006 recipient of the AIA Technology in Architectural Practice BIM award for the twelve-story Merck Research Laboratories building in Boston. KlingStubbins professionals regularly speak at conferences and publish articles on BIM. Through its extensive use of BIM over the years, KlingStubbins has demonstrated the following project benefits: •

With BIM project teams more quickly grasp the implications of design decisions earlier in the design process when changes can easily be

made. •

BIM’s live 3-D visualization and animation capabilities allow owners and other decision makers to understand designs earlier in the process

facilitating early buy-in and sign-off on key decisions.

•

Project components like walls, doors, windows, materials, furnishings can be quickly quantified and analyzed for cost estimation, energy

analysis, and early specification generation. For owners that means a better understanding of the scope of the design earlier in the design

process. •

The use of BIM in the design process across design disciplines, results in more coordinated designs going into construction.

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BIM’s improved consistency and accuracy in the generation of Construction Documents results in fewer change orders during construction.

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BIM provides a platform for future development of construction phasing, and safety management during the construction process.

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Creates facility management database to manage building systems and as-built documentation as well as ongoing facility moves, additions,

and renovations.

Sample Project: AEC Solutions Group Headquarters, Waltham, MA, 60,000 SF Autodesk challenged the KlingStubbins and The Tocci Building Companies to not only create a new home for the Autodesk AEC division in an innovative and expressive space, but also to reinvent the design and construction process with an innovative Integrated Project Delivery (IDP) agreement enabled with the latest Building Information Modeling (BIM) tools. The functional project program included 55,000 SF of open workstations, private offices, collaborative spaces, and support spaces for the Autodesk staff, and a 5,000 SF Customer Briefing Center with a gallery and briefing rooms for Autodesk customers. The project is targeting LEED® Platinum Certification. Sustainable design features include selecting a LEED® Gold Certified base building, water and energy efficiency measures that reduce domestic water and energy consumption by over 30%, recycled non-toxic construction materials, C&D waste recycling, and interior planning that provides views to the outside and natural daylighting for 100% of the workspaces. The design solution expresses Autodesk’s mission and values by exposing and featuring the building systems. A floor opening visually connects the activities on all three floors and provides a dramatic demonstration for Autodesk visitors. Open workspaces and glass conference rooms provide vital connection and encourage collaboration. Open ceilings expose the functional building structural and mechanical systems as significant design features.

Office Locations

Beijing, CHINA

Philadelphia, PA

39 E 3rd Ring Road, Jianwai SoHo A - 1703

2301 Chestnut Street

Chaoyang District, Beijing, China, 100022

Philadelphia, Pennsylvania 19103

P +86 10 59004157

P 215.569.2900

F +86 10 59004159

F 215.569.5963

E xma@klingstubbins.com

E mclair@klingstubbins.com

C Marc Clair, AIA

Xiaoyi MA，LEED® AP

Cambridge, MA

San Francisco, CA

One Broadway

153 Townsend Street, Suite 620

Cambridge, Massachusetts 02142

San Francisco, California 94107

P 617.491.6450

P 415.247.9700

F 617.491.7104

F 415.247.9708

E jcastner@klingstubbins.com

E smullen@klingstubbins.com

C Joseph A, Castner AIA, RIBA, LEED AP ®

C Stephen Mullen, AIA

Raleigh, NC

Washington, DC

333 Fayetteville Street, Suite 1150

2000 L Street, NW, Suite 215

Raleigh, North Carolina 27601

Washington, DC 20036

P 919.334.3111

P 202.785.5800

F 919.334.3122

F 202.785.4755

E jwynn@klingstubbins.com

E ppittman@klingstubbins.com

C H, Joseph Wynn, AIA, LEED AP ®

C Pascal Pittman, AIA

Westfield Westfield Century City, Los Angeles, California Area Completion

2005

TowsonTowson Towson Town Center, Towson, Maryland Area Completion

109,000SF

John Lewis John Lewis, Stratford City, United Kingdom Area Completion

240,000SF 2012

Maple Grove Maple Grove, Minnesota Area Completion

150,000SF

The Shoppes at Blackstone Valley Millbury, Massachusetts Area Completion

800,000SF 2004

Renaissance Place Highland Park, Illinois Area Completion

193,000SF

North Hills North Hills, Raleigh, North Carolina Area Completion

1,070,000SF 2005

Whole Foods Market Whole Foods Market, Various locations, Massachusetts Area Completion

36,000SF 2005

Vegas Mall Moscow, Russia Area Completion

609,600 m2 2010

Vegas Mall Moscow, Russia Area Completion

609,600 m2 2010

Vegas II Mall Moscow, Russia Area Completion

300,000 m2

63 63

Kuntsevo Mall Moscow, Russia Area Completion

150,000 m2

JSC Crocus International Manhattan District Moscow, Russia Area Completion

1,000,000 m2 2015

67 67

Plaza Cambodia Phnom Penh, Cambodia Area Completion

37.4 acres

300 Massachusetts Avenue Boston, MA Area Completion

250,000SF

Fidelity Flagship Investor Centers* Boston, MA Area Completion

20,000SF 2007