Recent Successes
Hermosa Beach Civic Center
Hermosa Beach Civic Center
Hermosa Beach Civic Center
Challenge
- The city of Hermosa Beach is facing significant space constraints and deferred maintenance issues in its current facilities that will impact the level of service it can provide to Hermosa's residents going forward. The city needs an affordable way to rectify its facility deficit without creating significant budget shortfalls.
Approach
- Fullerton Consulting Partners was engaged to conduct an initial feasibility study to determine if there was a cost neutral path forward for the project. We examined previous consultant reports from the last 10 years and updated their findings to consider the current city staff levels, operation needs, and state of building repair. Comparing the city's needs with available resources we were able to outline a path that would allow the civic center needs to be met with no net new costs for the city and even potentially create revenue surplus for other city needs.
Status
- We are beginning a robust community engagement effort to ensure that the community is fully informed and engaged in resolving the facility issues and defining the project.
Los Angeles Civic Center
Hermosa Beach Civic Center
Hermosa Beach Civic Center
Challenge
- The city of Los Angeles is facing significant space constraints and deferred maintenance issues in its current administrative offices. The city needs an affordable way to rectify its facility deficit without reallocating resources from affordable housing or other critical city programs.
Approach
- Fullerton Consulting Partners is a part of the BAE Urban Economics team that was selected to provide planning, land use economics, and urban design consulting services for the city of Los Angeles' downtown civic center. To develop a cost neutral approach to the civic center redevelopment, our team is evaluating potential development sites and revenue generation opportunities while looking at the city's current costs and future operational needs. The project may include new city administrative offices along side private residential, office and retail developments.
Status
- Work in progress.
Burbank Civic Center
Humboldt Bay Harbor and Recreation District
Humboldt Bay Harbor and Recreation District
Challenge
- The city of Burbank needs an affordable solution to replace and update its main library.
Approach
- Fullerton Consulting Partners teamed with ARUP as the city's advisory team to develop a plan that consolidates civic space needs and optimizes land use with-in the existing civic center campus. The plan includes housing, more parking and new public open space in addition to the new library and city administrative offices. In unison with the land planning effort we worked with the city to create a public-private-partnership deal structure that would introduce opportunities for private development with-in the civic center enhancing long term city revenues while significantly reducing the net project costs.
Status
- The city is currently preparing for the next phase of the project.
Humboldt Bay Harbor and Recreation District
Humboldt Bay Harbor and Recreation District
Humboldt Bay Harbor and Recreation District
Challenge
- The Humboldt Bay is one of two west coast harbors identified by the Bureau of Ocean Energy Management as ideally suited for the production and maintenance of floating off shore wind turbines; however the Humboldt Bay Harbor Recreation and Conservation District needed to raise over $1 billion to redevelop a former redwood mill and marine terminal site into a heavy lift marine terminal to support the final assembly and maintenance of offshore wind turbines.
Approach
- Fullerton Consulting Partners teamed with Adaapta under a technical assistance grant from the US Environmental Projection Agency to develop a tariff structure and plan of finance for the project. Our team researched and case studies and market precedents across Europe, the US and Asia to identify best practices and market precedents. We researched and identified potential grant funding sources. Using best the available information we then developed a tariff and fee structure that allows the District to plan for its future capital needs. With our dynamic revenue forecasting tool the Distict can make informed decisions as the industry evolves and the market for west coast offshore wind energy matures.
Status
- The District received a $426 million DOT grant and is preparing for the next phase of the project.
Reference Projects
William H. Gray III 30th St. Station
William H. Gray III 30th St. Station
William H. Gray III 30th St. Station
Challenge
- After experiencing significant cost overruns on the exterior facade restoration Amtrak needed a turn-key development solution to renovate the building's interior.
- The project included 800,000 SF of office and 40,000 SF of retail and 400,000 SF of historic rail station interior
- Renovations had to be completed without any disruption in service to the nation's 3rd busiest rail station.
Approach
- Our team entered into a 50-year lease and development agreement that included an assumption of full O&M responsibilities from day one and a date a price certain construction contract.
Role
- Jeffrey Fullerton provided development services for the successful developer (Plenary Americas) including bid management, identifying partners and structuring JV agreements, negotiated long term agreements with Amtrak and The FRA, and developing a plan of finance.
Status
- Project is under construction.
Napa Essential Services Building
William H. Gray III 30th St. Station
William H. Gray III 30th St. Station
Challenge
- The city of Napa was facing significant space constraints and deferred maintenance issues in its current facilities impacting the level of service it can provide to Napa residents.
- The city needed an affordable way to rectify its facility deficit without creating significant budget shortfalls.
Approach
- Our team created a new police headquarters, fire station, and city hall under one roof on a piece of vacant land owed by the city. We then worked with the city to develop a 30-year DBFOM agreement ensuring that the new facilities would not suffer the deferred maintenance that impacts the current facilities.
- Simultaneously we proposed to re-develop the old civic center site with a new luxury hotel and serviced apartments. The land payments and tax revenue created enough revenue to completely offset the city's occupancy costs in their new facility.
Role
- Jeffrey Fullerton provided development services for Plenary Americas including identification of joint venture partners, negotiation of agreements and development of hotel plans
Status
- Project is on hold.
Long Beach Civic Center
William H. Gray III 30th St. Station
George Deukmejian Courthouse
Challenge
- The city of Long Beach was conducting business in a building that did not meet FEMA's public safety standards, had significant deferred maintenance issues and was operationally inefficient.
- The city needed a new civic center but could not spend any more than they were spending to maintain their current properties
Approach
- Our team was able to meet the city's needs providing a new city hall, harbor department building, main library and 4-acre public park under a DBFOM agreement without costing the city any more than they were current spending on debt service, maintenance and leasing costs.
- The plan of finance included a private placement of taxable bonds, private equity, and a short term credit facility, and cash from the sale of excess land created in the Civic Center master plan
Role
- Jeffrey Fullerton was the Project Director for the developer (Plenary Edgemoor Civic Partners). Jeff led efforts to concurrently refine the city's program, develop preliminary plans under a fixed price proposal, and community outreach to over 4,000 constituents resulting in unanimous approval of the project plans.
Status
- The Civic project is completed.
- 163 new apartments have been built and another 580 unit project is under development.
George Deukmejian Courthouse
George Deukmejian Courthouse
George Deukmejian Courthouse
Challenge
- The Long Beach Courthouse had fallen into such a state of disrepair that it was impacting court proceedings, causing delays in the justice system.
Approach
- Our team delivered the project under a DBFOM availability agreement that penalizes the operator if the facility is not fully operational every day.
- Our turn-key delivery approach complete with move in services allowed transition to their new facility without missing one day of operations.
- Project includes 31 new courtrooms, office lease space for 5 county county justice agencies, and a full detention facility.
Role
- Jeffrey Fullerton provided development services for the lead contractor (Clark) including lease negotiations, offsite improvements, community relations and investor relations.
Status
- The project was delivered on time and on budget. It is one of the most efficient well run court houses in the state due partly to the building's design and reliability.
Mass Mutual Building
George Deukmejian Courthouse
Mass Mutual Building
Challenge
- The Mass Mutual Insurance company had moved into a new corporate campus and was unable to sell its 500,000 SF former facility. The building had fallen out of escrow 3 times.
Approach
- Our team made an all cash offer on the building, land and 128 apartments. We closed in 10 days.
- We stabilized and sold the corporate apartments. We then found another insurance company to occupy the historic part of the campus and were able to demolish the un leasable part of the space.
Role
- Jeffrey Fullerton provided acquisition due diligence and project management services for Hackman Capital.
Status
- Project is completed.
Sycamore Creek
George Deukmejian Courthouse
Mass Mutual Building
Challenge
- To meet surging population growth and the need for quality single family homes in Southern California we needed to deliver new homes.
Approach
- Our team developed a master planned community that included community centers, retail pads, a freeway interchange and new water and waste water systems and electrical service for the community.
Role
- Jeffrey Fullerton was the project lead for 6 communities within this master plan for Fieldstone Homes delivering 624 homes. Jeffrey managed all aspects of project from entitlement through sales, including product design and construction.
Status
- Project is completed.