Mixed-Use & Master Plan Portfolio
Design is never without story. It connects people to each other and the world around us. Together we work beyond boundaries to reveal, explore, and invent designs that amplify experiences. 2 RIOS
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ABOUT US
RIOS was founded in 1985 as a multidisciplinary design firm that maintains that design is everything in the built environment. This innate understanding led to an ethos of design as a continuum, a notion that defined transdisciplinary practice and a body of work that celebrates the connection between people and place. The practice operates at the intersection of architecture, landscape, urban planning, interior design, graphics and signage, exhibit, and product design to inform design at all types and scales — from plates to parks. We believe, fundamentally, that design is better when you think inclusively about ways to solve a problem and we practice this way within our studios and interdisciplinary teams. We are problem-solvers, innovators, and creative thinkers. This proclivity can be seen in the offshoots of RIOS, like notNeutral and Guillermo, but also in our unshakable nature as storytellers revealing the potential each project has to celebrate our diversity and humanity. Our work is irreversibly connected to the narrative of place and the complex order of human culture, creating solutions that are joyful, authentic, and unexpected. Each project is a genuine expression of the important stories that connect us and reveal location, ecology, culture, and ethnography. RIOS has been recognized for skill and design excellence across the broad spectrum of design disciplines, including as a finalist for the Smithsonian’s Cooper Hewitt National Design Award for landscape architecture, and as ‘Firm of the Year’ by the California Council of the American Institute of Architects. Our consistent body of unique design work and our redefinition of the boundaries of design practice has also led to numerous national and local AIA and ASLA awards, as well as recognition for graphics, interiors and furniture design. Our work has been featured in numerous publications, including The New York Times, The Los Angeles Times Magazine, Architecture, Architectural Record, Interior Design, Landscape Architecture and Metropolis.
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OUR APPROACH
We treat the design intent and execution for every project as a solution unique to each client and to their programmatic requirements. Our clients often actively participate in the creative process. This client-focus has allowed us to produce a consistently high-quality body of work, which displays a stylistic range as broad as our client list. To align with our goals and values, we’ve implemented a structure that defines RIOS as a collective that designs both environments and experiences. The collaborative, cross-disciplinary approach is exemplified by the Creative Directors: Mark Rios, Bob Hale, Mark Motonaga, Jessamyn Davis, Andy Lantz, and Sebastian Salvado, each of whom brings a special depth of training and experience to the design studio. Our senior leadership actively directs design efforts within project teams in addition to management and leadership responsibilities. We have been fortunate to be one of a very few firms which are widely recognized for skill and design excellence across the broad spectrum of design disciplines including: Architecture, Landscape Architecture, Interiors, Graphics and Wayfinding, Branding, and Product Design. Having these disciplines in-house allows us the opportunity to bring a holistic approach to the design of each project with our shared knowledge base and thought leadership. Our experience not only with design, but with technical delivery and on-site observation during construction, culminate in a full-service design solution brought to life by a true design collective.
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REMOTE WORK
We’re all in this together. While adoption of the virtual and remote workplace became new standard almost overnight, we’ve been working to define success in this virtual environment for years to maintain the connection with vital staff and non-local clients. The solutions and technology we have adopted allow the uninterrupted and continued service of our clients and projects.
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Our leadership team forecasted the need to support a work from home scenario early on, allowing us to make big decisions ahead of time to ensure we were prepared. In addition, our use of various meeting software in the office prior to the changes in response to COVID-19 allowed a more seamless transition to a remote work environment. Our Toolbox Zoom and Teams
Virtual Punchlist
We embraced the Zoom platform for in-house conference rooms and meetings in 2019. The wide level of use and familiarity helped us immediately with client meetings and our weekly all-hands meeting. We’ve been using Teams, an app in the Microsoft Office 365 toolbox, for quite some time to unite groups working separately or simply ask a question of someone working 20 feet away. We are now using many of its robust features, including the built-in video meeting function, the Whiteboard shared digital canvas for collaboration, and file sharing for notes and meeting assets. If this software is new to you, we are here to guide you through set-up and use.
As a multi-disciplinary firm, we are conscious that our work as architects, landscape architects, and interior designers extends beyond design and into the field on construction sites. We’ve taken some steps to make site presence and meetings more manageable by using FaceTime, Zoom and other free and available software to resolve issues with those working on-site without needing to physically be there. We’re adapting very quickly as we focus on problemsolving together with our clients.
VPN for Seamless Remote Work We did make some upgrades to our technology to facilitate remote work, including utilizing our existing VPN (Virtual Private Network) more extensively to extend our office network to those working at home. We also moved projects using Revit over to Autodesk BIM 360, which is cloudbased for more facile remote work. Our full-time staff members that were already remote helped to inform what works, and what doesn’t, over time.
Connect Often Beyond all of the perfunctory aspects of our work that software allows us to continue uninterrupted, we find that the ability see each other’s faces and simply just connect with each other is incredibly important right now. From small group meetings to large team meetings, seeing familiar and friendly faces navigating the unknown together is comforting and strengthens our bond and ability to work fluidly on projects. In this new time of rapidly updating protocols, we are taking appropriate measures to provide the highest level of service. We will work with you to establish a mutually agreeable plan that ensures the continuation of project work through an effective and successful workflow.
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Select Projects
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ROW DTLA Our design re-imagines the 30-acre campus, embracing it’s historic character through the use of industrial materials and raw, utilitarian details, while transforming ROW’s long rows of warehouse-style buildings into creative office space and retail. Location
Services Provided
Los Angeles, CA
Master Planning Architecture
Size
Landscape Architecture
1,300,000 sq. ft.
Furniture Design
30 Acres
Experiential Graphic Design
ROW DTLA incorporates 100 years of Los Angeles history into an ambitious 21st-century commercial district linking downtown to L.A.’s burgeoning arts district. A century ago, this site was the terminus of the Southern Pacific Railroad, a hub of a different kind, where goods were unloaded from railroad cars, loaded onto trucks, and delivered across Southern California. Our design re-imagines the 30-acre campus, embracing its historic character through the use of industrial materials and raw utilitarian details, while transforming ROW’s long rows of warehouse-style buildings into creative office space. Over 100 unique retail stores and 30,000 sq. ft. of space for the arts (including dedicated space for street art) enliven the complex at all hours of the day and night. The existing 7th Street Produce Market, where L.A.’s bodegas have long sourced their fruits and vegetables, remains largely unchanged by the design as a vivid reminder of the area’s historic origins. A rooftop park appropriates a more recent addition, a 10-story 4,000-space parking garage. The walls of the garage are enveloped with greenery and the ground floor is laminated with retail that brings a pedestrian scale. It’s emblematic of the landscape approach to the entire site, which encourages nature to gradually encroach on the old industrial site, harkening back to an even earlier, pre-industrial era. Wallpaper Magazine recently touted this area as “a fully-fledged destination for design, fashion, food and more.”
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Over 100 unique retail stores and 30,000 square feet of space for the arts (including dedicated space for street art) enlivens the complex at all hours of the day and night.
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Market Row is the district’s high-end shopping street, punctuated by pleasant gardens for relaxing and peoplewatching. Dock Street remains open to deliveries in the early morning, but during the rest of the day, its dockheight sidewalks become ROW’s dining terrace. Casual grandstand seating encourages lingering.
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Flight at Tustin The redevelopment of the former Marine Corps Air Station in Tustin, CA offers us an opportunity to re-imagine the site as a new urban neighborhood. Location
Services Provided
Tustin, CA
Architecture Landscape Architecture
Size
Master Planning
870,000 sq. ft.
Experiential Graphic Design
The redevelopment of the former Marine Corps Air Station in Tustin, CA offers us an opportunity to re-imagine the site as a new urban neighborhood. Our master plan borrows from the vernacular of aviation with large, uninterrupted double-height buildings that evoke the airplane hangars that once occupied this site. But we arranged them to meet the needs of people, rather than planes. The design starts with an urban grid of pedestrian-friendly streets that extend into the surrounding city, creating a sense of openness not typically found in developments of this size. The hangar-like structures will satisfy Orange County’s strong demand for creative office space with large, light-filled floor plates. To encourage pedestrian-activity, we are designating approximately 100,000 sq. ft. for support uses like a food hall, retail shops, and other amenities. It wouldn’t be a Southern California development without an abundance of outdoor spaces that can accommodate private meetings and public gatherings alike. As the design architect for this project, we are working closely with our longtime collaborator, House and Robertson, which serves as the executive architect. We are also providing the full suite of landscape architecture services for Cornerstone.
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Hangar-like structures are sited to create overlap between communal spaces. The form is then manipulated to adapt it to a new use as a creative workplace with a strong interface with the landscape.
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Four-story open plaza office buildings, four incubator-style office buildings, plus the food hall and conference center, are arranged on site.
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San Francisco Flower Mart The New Flower Mart builds upon the legacy of the San Francisco Flower Mart as an institution anchored within the city. Location
Services Provided
San Francisco, CA
Architecture Landscape Architecture
Size 2,200,000 sq. ft.
The new Flower Mart rises vertically with retail and workplace elements that slip harmoniously into the scale of the cityscape. The built form of the project is defined by three primary elements: The Market Hall; Blocks; and Gateway Building. Each building is tailored to its precise function while being tightly integrated through landscape elements— native rooftop gardens, public plazas, and people-centered markets —in order to set the new standard of responsible, sustainable urban development in San Francisco. The improved wholesale Flower Mart forms the core of the project, operating in an efficient and modernized new space. Connected to the Flower Mart, a new Market Hall supports the public interface of the market through curated retail floral spaces. In addition to the floral program the Market Hall will house smaller neighborhood-servicing retail spaces. The project will be anchored by an additional 2 million square feet of office space, located in close adjacency to the extended Central Soma line. These buildings and their relationships will activate and support the other program at play on the site, providing differentiated high performance office spaces tailored for the next generation of workspace. Market Hall features broad daylit linear plates with a circular atrium and circulation cores at the sides of the space. This atrium provides for ample inter-floor connectivity and fuses the office program to both the rooftop and the retail below. The Blocks Building has been designed to maximize collaboration and connectivity. Its broad megaplates (in excess of 100,000 square feet per floor) allow for dynamic and flexible workspaces, punctuated by expansive decks to maximize indoor-outdoor connection. Finally, the Gateway Building with its generous 20,000 square foot plates and side core maximizes the possibilities of a tower plate. Conceived as a new icon in San Francisco, the project is characterized by the bold architectural geometries of its buildings and the lush native gardens crowning the structures thereby extending the identity of the Flower Mart out to the city at large. These gardens, with their native plants, fuse to the local ecology of the area propagating flowering plants throughout San Francisco to materialize the legacy of the Flower Mart.
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San Francisco Flower Mart will be the Bay Area’s most sought after creative workplace environment. In the midst of the density of San Francisco, the new urban mixed-use campus of the Flower Mart brings together the best elements of Silicon Valley and San Francisco in one unique locale.
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The New SF Flower Mart rises vertically with retail and workplace elements that slip harmoniously into the scale of the cityscape. The built form of the project is defined by 3 primary elements: The Market Hall; Blocks; and Gateway Building. Each building is tailored to its precise function and position within the overall composition of the project.
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Westfield Century City RIOS was invited by Westfield Corporation to take part in a limited design competition to update and re-conceptualize the design of Century City’s shopping center. Location
Services Provided
Los Angeles, CA
Master Planning Architecture
Size
Landscape Architecture
600,000 sq. ft.
Experiential Graphic Design Product Design
RIOS was selected and was subsequently asked to team with Westfield in implementing a new design scheme for the center. The expanded Westfield Century City Shopping Center is organized around the transformation of the existing one story 600,000-square foot, 1960’s shopping center into four new districts on two main levels. Four new Garden Streets connect across the center, each having a distinct and different theme. Main Street is the central pedestrian spine for strolling and shopping. Garden Street connects the north end of Main Street and its valet drop-off to the upper level front door to the AMC Theaters. The Phase I, indoor/outdoor dining terrace built over the existing Gelson’s supermarket, has created a comfortable and beautiful garden environment. This new area is dotted with garden planters designed with a palette of warm woods specifically meant to soften this 40 year old concrete structure. Elegant shade structures are placed throughout the dining terrace over outdoor tables and areas.RIOS’s product design company notNeutral designed a line of Westfield branded restaurant-quality dish ware used by the dining terrace’s various vendors, further unifying the elegant design.
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Century City Greening Pedestrian Connectivity Plan The Greening of Century City Pedestrian Connectivity Plan encompasses the nearly 200-acre Century City North Specific Plan. Location
Services Provided
Los Angeles, CA
Master Planning Landscape Architecture
Size 200 Acres
The Greening of Century City Pedestrian Connectivity Plan encompasses the nearly 200-acre Century City North Specific Plan, along the full length of Century Park West, Avenue of the Stars, Century Park West, Constellation Boulevard, Santa Monica Boulevard between Century Park West and Moreno Drive, Olympic Boulevard between Century Park West and Century Park East, and Pico Boulevard between Avenue of the Stars and Century Park East, as well as all public open spaces and internal connections within the pedestrian corridor. As more people live, work, and play in Century City, the complex transit, identity, circulation, and open space issues that Century City faces can best be approached with clear guidelines and unified goals. The Greening of Century City Plan calls for Century City to become a neighborhood of sustainability and walkability in the heart of Los Angeles. The Plan creates a live-work-play community where all aspects of life can be accessed within Century City and with connections to transit. Residents in the new high-density developments will be able to access restaurants, shops, jobs, and transportation without getting into their cars. The Greening of Century City Plan takes advantage of the “wide green spaces” conceived by Welton Becket’s 1962 master plan: it incorporates these spaces into a series of programmed pocket parks, strolling loops, and interactive art events, and – instead of isolating the buildings from the street as they currently are – seeks to activate the street and draw pedestrians to and through active building frontages. A series of strategically located new uses and amenities are envisioned, such as cafes and eateries, interactive informational kiosks, flower or newspaper stands, bus shelters, and unified and adopted street furnishings. The Greening Plan also calls for providing coherent wayfinding and signalized crosswalks, and removing physical and perceived obstacles to pedestrian paths. Together, these pedestrian improvements will all work to re-create Century City as a walkable, mixed-use neighborhood for today. 34 RIOS
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Century Plaza Hotel The Century Plaza Hotel renovation rethinks the landscape surrounding the original 1966 Minoru Yamasaki hotel and two new residential towers. Location
Services Provided
Los Angeles, CA
Landscape Architecture
The concept to create a pedestrian-friendly city within a city is promoted by raising the entry plaza to street elevation. Users are drawn to two pavilions that frame a gathering plaza with a Jaume Plensa sculpture. To honor Yamasaki’s original plan for islands of serendipitous amenities amid a water feature, the site is sprinkled with fountains, pools, and water gardens. The twin residential towers, designed by Pei Cobb Freed & Partners, have access to private gardens and parking for the residences. The private gardens — one Mediterranean, one California coastline-inspired — include outdoor rooms for barbecuing, lounging, yoga, and more. The gardens are adaptable and can be modified for a multitude of other uses. The only fixed spaces are the dog parks serving each tower. Behind the landmark hotel, a formerly private amenity space becomes a public courtyard for hotel guests, condo residents, and pedestrians shopping along the two new estate drives. A new patio extends from the back of the hotel lobby, creating an indoor-outdoor space overlooking the event lawn. As landscape architect, RIOS handled overall site design, in addition to soft and hardscaping, planting, and landscape fixtures and finishes. To honor Yamasaki’s original plan for islands of serendipitous amenities amid a single water feature, the site is sprinkled with a variety of fountains, pools, cisterns, and water gardens, each creating its own mood. Our design carries through updates to the three hotel and residential pool decks and amenities.
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Hollywood Bowl RIOS has a decade-long relationship with the Hollywood Bowl. Our work at the landmark site ranges from the historic entry and fountain renovation to most recent project, the new Box Office Plaza. Location
Services Provided
Los Angeles, CA
Architecture Interior Design Landscape Architecture Urban Planning
Each off-season, improvements are made that contribute to the overall experience of this historic outdoor performance venue. The most recent example, completed in time for the 2017 season, is the new Box Office Plaza, which takes inspiration from the Bowl’s iconic forms to inspire visitors and invite them into retail experiences that provide financial support for the cultural institution. The original box office was completed by architect Welton Beckett in the 1950s. During the 1990s, the Box Office was expanded to accommodate space for modernized amenities including the Hollywood Bowl store, concessions, concierge, and information. The latest updates once again reimagine this “front door” of the Hollywood Bowl. Over the last decade, RIOS projects for pathways, gardens, pre-function spaces, gates, audience seating, artist lounges and more have truly reshaped the arrival sequence and overall experience of visitors and performers. Picnicking before a show at the Hollywood Bowl is a particularly special tradition each summer. Unfortunately, at this compact hillside venue the reality of trying to find a place to sit that wasn’t on a serious slope or spilling over onto a walkway often left people frustrated and eating off their laps. There simply weren’t enough benches, tables, and walls where you could unpack a hamper. RIOS was tasked with designing picnic furnishings that are more efficient and more inviting by working with, rather than against, the site’s naturally sloping corridors. We designed 12 different kinds of seating, ranging from classic picnic tables for full meals to innovative benches with side tables and armrests for a quick drink before curtain. Platform seats are wide enough to spread out a blanket and are stepped so plates don’t slide downhill. Innovative circular benches surround trees near the box office plaza, creating places for people to sit while they wait to meet friends. Plenty of lawns remain for those who prefer to picnic on the grass. 42 RIOS
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The latest updates once again reimagine this “front door” of the Hollywood Bowl. Over the last decade, RIOS projects for pathways, gardens, pre-function spaces, gates, audience seating, artist lounges and more have truly reshaped the arrival sequence and overall experience of visitors and performers.
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RIOS was tasked with designing picnic furnishings that are more efficient and more inviting by working with, rather than against, the site’s naturally sloping corridors.
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Music Center Plaza Our renovation of the Music Center enhances its connection to the community by making it more accessible to the public. Location
Services Provided
Los Angeles, CA
Architecture Interior Design
Size
Landscape Architecture
48,000 sq. ft.
Urban Design
Our renovation of Welton Becket’s mid-Century modern Music Center enhances its connection to the community by making it more accessible to the public. In so doing, it turns the plaza into a “Fifth Venue,” complementing the Dorothy Chandler Pavilion, Mark Taper Forum, Ahmanson Theater, and Walt Disney Concert Hall. The biggest intervention is raising the plaza’s sunken center to the same level as the surrounding apron. The single, handicap-accessible level makes it easier to hold larger events like festivals, tree lightings, and simulcasts. Four new oversize media screens promote the Music Center’s resident company shows, and conceal the electric and A/V cabling needed to produce such events. Our plan leaves intact the dancing fountain at the plaza’s center, but moves Jacques Lipschitz’s “Peace on Earth” sculpture to a prominent place near the valet stand. It also reconfigures the stairs to Grand Avenue with escalators on either side of the stairway to transform this entrance into the Music Center’s new front door. Five new pavilion buildings populate the revamped plaza: a welcome center curating the site’s history; a full-service restaurant whose menu and configuration can be closely tied to the Music Center’s cultural offerings; a wine bar and a coffee bar perched over Grand Park; and a permanent restroom structure to replace 20-year-old “temporary” trailers. The plaza’s existing black granite donor panels are repurposed from an exterior wall of each pavilion; the other three walls consist of sliding white glass doors that enable indoor/outdoor dining. The Music Center is located at the heart of the civic center along the North/South Grand Avenue “cultural corridor.” As such, the Plaza is part of a greater plan to provide an enhanced pedestrian environment to connect significant institutions and create a more welcoming environment for the community and visitors to the Music Center campus along Grand Avenue. The various elements of the project will make the street and the public spaces more pedestrian friendly and attractive.
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Music Center Plaza features five new buildings, including a welcome center, permanent public restrooms, and three dining locations appealing to many users.
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Abernethy’s, a full service restaurant whose menu and configuration can be closely tied to the Music Center’s cultural offerings, features a chefdriven experience and emerging chef program that rotates quarterly. The plaza’s existing black granite donor panels are repurposed along one wall, and the other three walls consist of sliding white glass doors that enable indoor/outdoor dining.
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NBC Universal Master Plan The NBCU plan calls for revitalizing the studio facilities, the theme park, and the new corporate offices, Universal CityWalk, and 3,000 residential units. Location
Services Provided
Los Angeles, CA
Master Planning
Size 1.5 million sq. ft./397 acres
RIOS’ role in the NBC Universal Evolution Plan has been as lead Master Planner, and includes work on two specific plans, LEED ND certification, and the project’s EIR. At 397-acres, Universal Studios is the largest working television and motion picture production studio in the world, and is one of Southern California’s leading family tourist destinations. The Evolution Plan will allow the company to shape a strong future for its business in a way that is compatible and consistent with a vision for a sustainable Los Angeles. The plan calls for revitalizing the Studio facilities, the theme park and new corporate offices, CityWalk, and 3000 residential units. This project epitomizes smart urban infill development by integrating a residential use and transit within the developed urban fabric. The front lot along the western edge of the property will be enhanced with 600,000 sq. ft. of new office space, 120,000 sq. ft. of post production and support facilities, as well as added parking. The studio will add new soundstages, support facilities, and offices, as well as transform many of the existing outdoor set areas into more current and efficiently organized sets to allow for creation of a new residential community. The existing hilltop theme park and CityWalk Retail/Entertainment Center will also be renewed. Space is allocated for new attractions and new circulation for the tram tour of Universal Studios. 500 room hotels are accommodated on CityWalk. The main roadway from Lankershim uphill will be widened to allow for expansion of the road to incorporate dedicated transit lanes and more pedestrian and bicycles. In addition to new roadways, two pedestrian bridges, a tunnel, and a new child care facility have recently been completed.
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Paramount Pictures Master Plan As the last major studio physically located in Hollywood, Paramount felt a tremendous responsibility to ensure that the legacy and heritage of this iconic studio is protected for future generations. Location
Services Provided
Los Angeles, CA
Master Planning
Size 62 acres
RIOS worked with Levin & Associates to define a master plan for Paramount Pictures that protects the majority of the historic and production core, enables Paramount to improve their operations, and prepares for the future. For nearly 100 years, Paramount has created movies that are loved by people around the world; to continue to do that successfully, it is critical that they give their talent and staff the tools and technology needed to remain innovative in their approach to film making. The Hollywood Plan is the first opportunity to take a cohesive look at the entire studio lot to improve synergy and efficiencies that are critical to the future. The plan is designed to balance the needs of businesses while protecting the historic and production core of the studio. The plan preserves elements of the past by focusing future development on specific portions of the lot along Melrose Avenue and limited areas in the production core. Improved entrances create a cohesive look along the Melrose edge, and state-of-the-art production facilities from soundstages to high-tech post production and support facilities (i.e. props, lighting, etc.) are now available for use. Areas for production basecamps and improved circulation bring studio office and production support facilities together, enhancing collaboration and streamlining overall operations.
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The Hollywood Plan is the first opportunity to take a cohesive look at the entire studio lot to improve synergy and efficiencies that are critical for the future. The plan is designed to balance the needs of businesses while protecting the historic and production core of the studio.
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Crossroads of the World The 7-acre, mixed-use development revitalizes 60,000 sq. ft. of the original buildings and constructs a hotel, an apartment tower, and a condominium tower with a goal of creating an animated new district connected to the urban fabric of Hollywood. Location
Services Provided
Los Angeles, CA
Master Planning Architecture
Size
Landscape Architecture
480,000 sq. ft.
SOM, in collaboration with RIOS, is developing a master plan and concept designs in support of the entitlement process, for the Crossroads of the World site, a historic Hollywood, California landmark on Sunset Boulevard. Originally built in 1936, Crossroads was intended as a unique outdoor shopping center, but instead became home to countless Hollywood professionals who have used the location for studios and creative office space. Targeted for LEED® Gold certification, the seven-acre mixed-use development revitalizes 60,000 sq. ft. of the original Robert V. Derrahdesigned buildings and constructs a 31-story, 308-key hotel, a 32-story apartment tower, and a 30-story condominium tower. The project adds 950 units of housing, 185,000 sq. ft. of new retail space, and 95,000 sq. ft. of creative office space. The goal of the design for the development is to create an animated new district that is connected to the urban fabric of Hollywood while retaining Crossroads’ recognizable identity. The distinct new highrise towers, located across three city blocks, anchor the site at three prominent thoroughfares. These are linked by a diagonal, pedestrianonly retail paseo that connects the existing iconic globe-topped spire with Highland Avenue. Additionally, Las Palmas Avenue is re-aligned to enhance vehicular connectivity and access. Cladding the entire development’s ground floor retail with red brick creates a unifying element among the eight new structures, echoing the scale and tactile quality of Crossroads’ original unique mix of buildings.
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The goal of the design for the development is to create an animated new district that is connected to the urban fabric of Hollywood while retaining Crossroads’ recognizable identity.
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3101 W. Exposition Place Los Angeles, CA 90018 (323) 785-1800 www.rios.com 68 RIOS