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Š 2016 by The Code Solution. All rights reserved. No part of this document may be reproduced or transmitted in any form or by any means, electronic, mechanical, photocopying, recording, or otherwise, without prior written permission of The Code Solution.
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C ONTENTS 01
WHO WE ARE
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OUR FOUNDATION
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SOLUTION PROVIDERS
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SPECIALTIES ARCHITECTURE
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SINGLE FAMILY
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MULTI RESIDENTIAL
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MIXED USE
›› INSTITUTIONAL ›› HOTELS ›› INTERNATIONAL ENTITLEMENTS EXPEDITING LAND-USE & PLANNING FUND UNDERWRITING & FINANCIAL PLANNING C.U.P. TENANT IMPROVEMENT CONSTRUCTION MANAGEMENT
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T HE CODE SOLUTION_
ABOUT US_ The Code Solution is a multi-disciplinary professional firm that is committed to providing a multitude of services for each phase of real estate development. Clients are our number one priority because our principals have been developers themselves; we incorporate realworld experience and thought into design, budget analysis, and efficient project management. Clients are able to have one point of contact for all their development needs, so we can provide a full suite of development services.
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The Code Solution is committed to becoming the ultimate 'solutionist' by providing multi-level services in each phase of real estate development
WHAT SETS US APART A MULTI-DIMENSIONAL APPROACH_ ››
Is your project moving fast enough to keep up with the changing market trends?
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Are you truly maximizing the potential of your project?
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Is your architect constantly monitoring your project's progress to eliminate potential risk?
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Are you sure you chose the best option for your development type?
If you answered no to any of these questions, its time to look for a new solution.
At The Code Solution, we provide a multi-dimensional approach to real estate development. Staying true to our commitment to become the ultimate 'solutionist', our goal is to show developers how to unlock the potential value of their property that they never knew existed.
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OUR FOUNDATION_
The Code Solution started as the brainchild of Jonathan Pae, who saw there was a need for a company that would provide a comprehensive solution for real estate development. Often, developers are so focused on deadlines that they miss important details, which in turn create detrimental set backs for a project with unforeseen circumstances. For this reason, Mr. Pae sought to create a multidimensional approach that simultaneously addresses different facets of the development process to improve efficiency and dramatically reduce risk.
HOW DID WE DO THIS?
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We have an in-house team of experts who work together to provide a precise diagnosis of your project
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We provide a bundled case management solution for your project
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Your project remains in the same hands from start to finish
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THE SOLUTION PROVIDERS_
Jonathan Pae_ Founder & CEO
Jonathan began developing over thirty years ago. He has completed over 850 projects as a developer/architect. He founded Urban Planning Concept in 1993, the forerunner of The Code Solution. EDUCATION_ _Southern California Institute of Architecture, Masters in Architecture
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Robert Lee Gilley, AIA_ Chief Architect
Robert is a U.S. licensed architect with over 30 years of experience in both national and international design. Having served as a managing principal for multiple firms, he has been responsible for the design of multiple building types in some of the world's top metropolitan areas.
Antonios Simos_ Senior Project Manager
Antonios believes in a harmonious and visual approach to design. “Tony� brings over 15 years of experience, with real-world knowledge of correctly and efficiently interpreting architecture into constructible projects. EDUCATION_ _Arizona State University, Bachelor of Architecture
Ara Meliksetyan_ Senior Designer
EDUCATION_ _Yerevan Polytechnic University, Degree in Architecture _Moscow Architectural Institute, PhD in Architecture _Russian Academy of Architecture & Construction Sciences _Urban Development Studies
Deone Sulgatti_ Chief Business Development Officer
Deone is a consummate marketing and sales professional with over 8 years of experience in client aquisition, account management, real estate marketing, digital marketing, sales, lead generation, networking, and lead nurturing EDUCATION_ _Arizona State University, B.S. Technilogical Entrepreneurship & Management
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Great architecture doesn't just catch your attention, it changes the way you feel. Architecture should be
transformative.
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SPECIALTIES_
ARCHITECTURE A well-designed building or space has the ability to transform individuals, groups, and entire institutions. Everyday, we help our clients capture their own transformative potential in each phase of real estate development as we incorporate real-world experience and thought into our design, budget analysis, and efficient project management. Much like the City of Los Angeles that we call home, our architectural design approach is modern, functional and cutting edge. Some of our most notable projects include single family, multi-unit, and mixed use/commercial designs.
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SINGLE FAMILY 2477 Glyndon Ave, Venice, CA 90291
This new, single family home is under construction in the neighborhood of Mar Vista in Venice, Los Angeles. The main idea behind the project was to create a contemporary interpretation of a typical single family home. For the materials, we used a combination of wood, glass, and smooth white stucco. Some of the most noticeable features are the use of authentic colors and glass openings for the faรงade of the building. As a whole, the home includes four bedrooms, four and baths, a kitchen with a long island, a living area with a beautiful courtyard, swimming pool, outdoor patio, roof deck with jacuzzi and a two car private garage. The overall aesthetic of the home can be described as modern, simple, and functional.
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MULTI RESIDENTIAL St. Andrews Pl. Los Angeles, CA
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This multi residential building will be constructed in Koreatown, a modern and trendy neighborhood in Los Angeles. The concept for this apartment building was inspired by the client’s intent to provide residents the convenience of apartment living with the feeling that they have a space to call their own. To support this concept, every other floor offers a community space and an indoor/outdoor garden with a screen in order to provide natural light. In addition to these floors, the rooftop includes a garden, community space, and outdoor patio.
As a whole, the building includes nine levels The first floor is a lobby and the next eight floors include the residential units, with three units per floor. For each unit facing the street, we have included a wooden screen for privacy. Other unique design features include walk out balconies for the two bedroom units and window balconies for the one bedroom units. Most importantly, we have incorporated the iconic style of Koreatown by including a mix of modern elements, neutral colors, natural materials, and geometric shapes within the design of the facade.
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MIXED USE The Nest
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frequent this hub of Korean American culture. Essentially, our intention is to attract the Millennial/Korean American/ Yelp Crowd while staying true to the A IL T E style that makes R Koreatown unique. The design of The Nest can be summarized as modern and urbanasian. To support these characteristics, the design includes a mix of innovation and functionality with the use of glass and decorative steel. We also attempt to make use of as much space as possible in order to creatively fuse together the lounge, restaurant, retail area and GE A O R apartments. As a whole, the building’s ST design includes ground floor retail, above ground parking, apartment units, and a rooftop lounge. In addition, the transition floor includes a meeting The concept and approach for what will space, restaurant, and common areas. be called “The Nest” was a collaborative T effort between our Principal David Park AN GE UR RA O TA Currently, the project is still in the and a client group ofE Sattorneys and ST R entitlements phase. We are excited to investors. The original idea was to design see this project come to life and expect to either a hotel or mixed use building. It G KIN R start the construction phase in 10 was decided that mixed use made more PA to 12 TO P months, so stay tuned for more details! sense funding wise. Because of the prime M RA location, mixed use would also have a lot to offer the residents and locals that
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This Mixed Use/Commercial building will be constructed on the corner of 6" /1 31 '3 23 6th & Catalina in what has become the epicenter of Koreatown, Los Angeles. The source of the project has quite the interesting backstory. A client group 6" /1 15 11 '2 4 made up of attorneys and investors became interested in our specialization with regard to zoning and entitlements. In short, we were able to more than double the zoning constraints from 82 to 165 units and 75 feet to unlimited height. As the building will include a lounge, restaurant, retail area and apartment units, the height of the building will allow for spectacular views for both residents and visitors.
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6" /1 the continued development of the greater San Pedro area, there With 15 11 '2 4 is a need for a mixed use, high-rise with modern design and amenities. Based on the design of the iconic Lever House in New York City, the building will have a ground level retail area and residential lobbies.
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Above the first floor, there will be a mechanical automated parking system with 110 parking spaces that is accessible from the ground floor. In fact, this will be the first automated parking system in San Pedro, in addition to the first mixed use high-rise for the area. Above the GE RA O garage is one floor of 10 live/work units, providing a modern solution ST to functionality, versatility, and space. The next level is a podium style, amenities deck with a community room and gymnasium. UP
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The remaining levels include 58 market rate residential units, ranging from studios to one, two, and three bedroom units. Finally, the top level T is a restaurant/bar withURaA Nroof deck garden. Both will provide spectacular GE RA A O T T S Harbor and the surrounding downtown S E views of the San Pedro area. R Finally, in an attempt to mirror the ocean and complement the San Pedro area, we have added a panelized exterior design with azure blue glass
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INSTITUTIONAL [HIGHER EDUCATION] John M. Pfau Library Addition California State University, San Bernardino, California
Size: 135,000 SF Service: Architecture & Planning While working for Rossetti Association as the Executive Vice President, Robert Gilley led the design team for the architecture and planning of a 135,000 SF addition to the existing library for the California State San Bernardino campus. The addition includes computer labs, classrooms, and faculty offices. This project was completed in 1989, and continues to serve as a great addition for the campus community.
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INSTITUTIONAL [SPORTS & EVENTS ARENA] University of Nevada, Las Vegas Thomas & Mack Sports Arena
Size: 18,000 seat basketball and special events arena Services: Architecture & Planning The University of Nevada, Las Vegas basketball and special events arena was constructed in 1980. Chief Architect Robert Gilley led the design team for the architecture and planning of the project. Interestingly, the arena was designed during the height of Jerry Tarkanian’s basketball coaching career. In order to make the best use of available space and reduce cost, the design includes notches on the sides which reduce the exterior skin. Additionally, the design team converted normally hollow spaces into locker rooms and meeting areas. When it is not being used for basketball games, the floor is removed and the space is converted into a special events arena. Some of the special events the arena hosts include rodeos, equestrian, and motor sports events.
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INSTITUTIONAL [SENIOR LIVING FACILITY] East Garvey Ave North, West Covina, CA
In our approach to institutional projects, we incorporate both design and functionality while remaining conscientious of the building’s intended use. This particular institutional project is an assisted senior living facility, to be constructed in West Covina, California. The facility is 10 stories in total, with both subterranean and ground level parking. The second floor includes a pharmacy, cafe, staff office space, guest lounge, and reception area. There is also an indoor/outdoor roof deck with activity spaces and a community garden on the fifth floor. The residential units are located from the third to the tenth floor. Each of these floors includes single occupancy and dual occupancy units, a kitchen, indoor and outdoor dining areas, a lounge, and activity spaces. The top two and final floors are dedicated to memory care, also known as Alzheimer’s care facilities. The overall design of the facility is intended to accommodate the unique needs of the senior community. On each floor, we have included several gathering spaces in order to promote interaction and activity. Additionally, we have included outdoor spaces, visibility features, and both organic and neutral materials in order to create open spaces that bring tranquility and comfort to the residents, employees, and guests of the facility.
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The inspiration for the building design was taken from Renzo Piano’s post modern, international style building in West Hollywood, California. In order to compliment the obtuse trapezoid shaped lot, the building form follows the functionality of the lot. For this reason, the building appears to be shaped like a wedge. The exterior of the building was designed as an international style structure, taking hints from art deco designs found in some of the first high-rise buildings in the Los Angeles area. Additionally, the building is elevated over the ground level parking structure on symmetrical cylindrical columns. Quite symbolically, these columns mimic fingers on hands that cradle the structure up above, just as a care giver would cradle their patients.
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HOTELS Warner Center Marriott Hotel Woodland Hills, California
Size: 474 room hotel Services: Architecture & Planning Located in the San Fernando Valley of California, the Warner Center Marriott Hotel offers a prime location with modern amenities. In total, the hotel has 474 luxury guest rooms and suites. Additionally, there is a 10,000 SF ballroom, an indoor/outdoor swimming pool, and meeting rooms. The architecture and planning team was led by Chief Architect Robert Gilley. 026
HOTELS Ritz Carlton Hotel San Francisco, California
Size: 336 room hotel Services: Architecture & Planning The Ritz Carlton Hotel is an iconic landmark building, located in the charming neighborhood of Nob Hill, San Francisco. Originally, the building was constructed for an insurance company who chose to use a classical style with Greek and Roman influence for the building design. The next building owner was Cogswell University, until it was purchased by the current building owner to be converted into a Ritz Carlton. Chief Architect Robert Gilley led the architecture and planning team for the reconstruction in 1988. Because it is a registered landmark, the white glazed tile exterior and its classical style remains intact. Today, the hotel ranks as a top-tier choice in San Francisco for both business and leisure.
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INTERNATIONAL Gold Mantis Headquarters Suzhou, China
Gold Mantis Group is the largest construction company in China. For the building design of their Suzhou, China corporate offices, they held a competition to choose the winning design. Chief Architect Robert Gilley’s entry includes two corporate office towers with modern design elements and below grade parking. Suzhou, also known as one of the garden cities of China, is 30 minutes west of Shanghai by high speed train. The building design emulates the modern style of Suzhou, and incorporates the culture of mobility into the planning.
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INTERNATIONAL Hotel Kunlun, Beijing, China
Size: 1,000 room hotel Services: Architecture & Planning Located on the bank of the Liangma River, Hotel Kunlun is a landmark of luxury within an international hub. Being that the hotel is situated near the national embassies, there are a total of nine international restaurants. There are also 15 banquet and meeting rooms, as well as an 800 sqm grand ballroom. With its mix of modern luxury and Chinese hospitality, Hotel Kunlun lives up to its legacy as one of the top five star hotels in China. The architecture and planning team was lead by Chief Architect Robert Gilley. 029
ENTITLEMENTS
During our entitlement process, we look at developing a costeffective design for our clients which addresses the applicable zoning regulations, municipal codes, general plan, and neighborhood council/ community group requirements – resulting in project approval from a Planning Commission or City Council. It is also considered one of the most critical aspects of the project development process. At The Code Solution, we understand the importance of the entitlement process for our clients. Our goal is to get your project approved quickly, efficiently, and to maximize your profit. In order to complete the necessary steps in this process, we leverage our strategic partnerships and industry experience to develop the best plan of action for our clients, all while nurturing positive relationships with agencies for future growth opportunities in mind. Our approach to entitlements is hands-on and inclusive. We will walk you through the process from A to Z so that your experience is hassle free.
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PERMIT EXPEDITING
During the real estate development process, clients may find themselves in a hurry, without plans, and in need of someone to help their project go through the permit process as quickly as possible.The solution? Permit expediting. At The Code Solution, we have an in-house expediting team of experienced professionals that help solve this very issue. Through our experience, we have found that providing expediting services in conjunction with our range of architectural services is the best way to be your ultimate solution. To ensure there are no gaps in the process, we work simultaneously with relevant agencies to efficiently expedite the process.
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LAND USE & PLANNING
Whether you are a developer or a property owner, it is imperative to make sure your project plan is cost and time effective, as well as suitable for the current economic trend. For these reasons, it is highly beneficial to know your budget and schedule prior to starting any project. More often than not, it is assumed that the architect you hire should know and perform project planning. Unfortunately, not many architects are capable of effectively planning, so it is possible that your project may turn out to be much different than expected.
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The good news is that The Code Solution’s team of industry experts have the knowledge and experience to perform effective project planning. Our inclusive approach to land use/planning is supported by our design team that creates innovative solutions for our clients. In order to provide a seamless solution, we focus on creating solutions that align with the client’s visions and goals, as well as anticipating future market trends.
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FUND UNDERWRITING & FINANCIAL PLANNING
In the words of the Wu-Tang Clan, cash rules everything around me --or in this case, real estate development. We are here to change that. More often than not, developers have no choice but to bring in a third party for fund underwriting and financial planning. Additionally, most construction loans are based on a 50/50 split where the builder is expected to provide 50 percent of the project costs out of pocket. At The Code Solution, we have access to quasi government funding options, which allow for a 20/80 split. In other words, we give you the ability to finance a construction loan with approximately 20 percent equity. We also provide financial feasibility studies and proformas, which cities often require when you request additional entitlements. By offering both fund underwriting and financial planning services in-house, we are able to help you fund the construction loan, as well as convert it to a permanent mortgage.
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C.U.P. CONDITIONAL USE PERMIT
A Conditional Use Permit (CUP) is not only time-sensitive, but also required for certain land uses which may need special conditions to ensure compatibility with the surrounding land uses. In most local districts, the City and County require a discretionary permit with set conditions to regulate specific businesses within their jurisdictions. In fact, if a business falls into a specified category, just a CUP would not be sufficient to legally operate the business. Due to the fact that a CUP status can only be revealed through extensive research, we offer a pre-screening of your potential business to determine CUP status. Our in-house team of CUP specialists will help you determine what type of permits you are required to obtain, given the type of business you plan to develop.
About CUP, ABC License and Special Permits It is crucial to obtain a Conditional Use Permit (CUP) if the owner wants to open businesses in most local districts. A CUP is time sensitive, marked with a termination date, and almost always required by the local City and County. However, a CUP status can only be revealed through extensive research.
Special Use Permits If a business falls into a specified category, just a CUP would not be sufficient to legally operate the business. Coupled with a CUP, the owner should also obtain additional special use permits. Listed are the types of businesses that require special permits by the local government:
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Sale of Dispensing of Alcoholic Beverages (ABC License) ››
Restaurants
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Cafes
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Wine Bars, Bars
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Night Clubs
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Live Entertainment-Dancing
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Karaoke
Automotive Uses (industrial waste related issues-AQMD) ››
Gas Stations
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Auto Repair
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Car Wash and Detailing Centers
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Counseling and Referral Facilities (Department
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Children’s Afterschool Care Centers/Academies,
Consulting Offices, Colleges, etc.
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Hotels (CUP, ABC and Health)
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Mini-Shopping Centers (CUP, ABC)
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Supermarkets and Mini-Markets, Convenience Stores
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Wireless Telecommunication Facilities (CUP)
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Storage Buildings for Household Goods (CUP)
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Religious Organizations (CUP)
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Elderly Care Facilities (CUP, Health, State License)
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TENANT IMPROVEMENT Do you find yourself asking, where do I start? If so, you have come to the right place. It all starts with an idea, be it opening a new business, or expanding your current place of business. At The Code Solution, we have an in-house Tenant Improvements team that specializes in transforming your ideas into a code compliant and functional reality. With numerous projects ranging from single retail design to large scale reconstructions, we have the experience to bring new life to any space.
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CONSTRUCTION MANAGEMENT With our designer-led CM service, our clients have been able to reduce construction costs by eliminating a general contractor’s overhead profit and the cost of a project superintendent that is employed by the general contractor. We take time to understand your unique needs and challenges to develop a tailored construction management plan that will save you time, money, and headaches. In each phase of the project, our professional staff will work with you to find high-quality contractors within your budget and ensure that every detail for your project is given proper attention with our comprehensive and straightforward Construction Management plan. 039
"If you invest in beauty, it will remain with you all the days of your life." - Frank Lloyd Wright
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