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 floor 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
finally 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 financial
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 benefit 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 define
where we see opportunities for distinctive improvement.
INTERIOR
OPPORTUNITIES

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 traffic. 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

3. Because of the inherent ease of interactive interface technology, flat 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 fixtures 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

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 finish 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 finishes should transition into the existing
elevator vestibules. The elevator cabs have been previously upgraded with more
modern finishes making modifications unnecessary. We would reference them when
determining appropriate finishes throughout the rest of the lobby.
EXTERIOR
OPPORTUNITIES

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 define the
building entrance.

2. The canopy element has an overbearing appearance. Although it emphasizes the

entrance to the building, the finish 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

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
finish 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

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
finish 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.

It has been requested that we provide three
scenarios for the lobby renovation, ranging from
complete renovation of the lobby and entrance
down to a minimal design that will still create an
immediate impact in the marketplace. We have a
process in place that helps us, as a team, understand
your vision for the project in context with the
funding allocated.
Initially, we need to establish a detailed space
program for the improvements to assist us in
understanding the services we need to provide.
This will determine the specifics about the
functional requirements and conceptual character
of the lobby.
RELEVANT EXPERIENCE
SELECTED LOBBY PROJECTS
Here are the steps that will bring us to the right
scope for your vision and budget:
1. Schematic Design (Shell Building and Interior
Improvements): Based on the information
developed from due diligence, visioning and
programming, the Project Team will develop up to
three schematic designs for the lobby renovations.
All designs will be illustrated three dimensionally
using REVIT BIM software and will be presented
for your review and approval. We will make minor
revisions as requested (representation of the
process follows on the next few pages).
2. Based on the approved modifications, 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
MAXIMUM BUDGET
1
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 finishes and lighting.
SCHEME
MAXIMUM BUDGET
1
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 finishes and lighting.
SCHEME
MID-LEVEL BUDGET
2 SCHEME
MINIMUM BUDGET
3
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 finishes. It was therefore more cost lighting and finishes. Of the three schemes shown
effective than Scheme 1. here, it was the least expensive.

The final scheme added no new area and kept all

the existing storefront. It dealt primarily with new
finishes and new lighting. We did replace the existing
doors.
SCHEME
MID-LEVEL BUDGET
2 SCHEME
MINIMUM BUDGET
3
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 finishes. It was therefore more cost lighting and finishes. Of the three schemes shown
effective than Scheme 1. here, it was the least expensive.

The final scheme added no new area and kept all

the existing storefront. It dealt primarily with new
finishes and new lighting. We did replace the existing
doors.

It has been requested that we provide three
scenarios for the lobby renovation, ranging from
complete renovation of the lobby and entrance
down to a minimal design that will still create an
immediate impact in the marketplace. We have a
process in place that helps us, as a team, understand
your vision for the project in context with the
funding allocated.
Initially, we need to establish a detailed space
program for the improvements to assist us in
understanding the services we need to provide.
This will determine the specifics about the
functional requirements and conceptual character
of the lobby.
RELEVANT EXPERIENCE
SELECTED LOBBY PROJECTS
Here are the steps that will bring us to the right
scope for your vision and budget:
1. Schematic Design (Shell Building and Interior
Improvements): Based on the information
developed from due diligence, visioning and
programming, the Project Team will develop up to
three schematic designs for the lobby renovations.
All designs will be illustrated three dimensionally
using REVIT BIM software and will be presented
for your review and approval. We will make minor
revisions as requested (representation of the
process follows on the next few pages).
2. Based on the approved modifications, 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
601 Montgomery Street, San Francisco, CA Pell Development, San Rafael, CA

568 Howard Street, San Francisco, CA. PMI, Walnut Creek, CA

Campus Drive, San Mateo, CA

Transamerica, San Francisco, CA

Transamerica Wintergarden, San Francisco, CA

 180 MONTGOMERY
SAN FRANCISCO, CALIFORNIA

PROPOSED PROPOSED

This project intends to update the building’s image and marketplace viability by
renovating the existing lobby and adding a new cantilevered entrance canopy.
The main focal point is the installation of four color changing, energy efficient
LED back lit walls. Nine different lighting selections can be presented, three
of which relate to the seasons. Other interior changes include changing the
heavy dark marble stone to light Venetian plaster with new fins to add visual
interest and protect the Venetian plaster walls. Additional improvements
include new tenant signage, as well as replacement of the dark stone on the
columns with a light Egyptian Sinaloa limestone.
 EXISTING

“Working with FME on the 180 Montgomery lobby and common area
reconstruction was a delight from start to finish. They brought creativity, high
professionalism, and a keen eye for detailing to this important project. Our
objective was to create an identity for the property, but within the constraints
of a first class financial district office environment. FME helped us to
successfully achieve that goal. A testament to their vision for the project can
be seen when comparing the initial design renderings to the result - absolutely
spot on.”

Ken Perry
Chief Investment Officer
The Swig Company, LLC
 475 SANSOME
SAN FRANCISCO, CALIFORNIA

EXISTING 3-D RENDERING

We strived to achieve a “timeless, modern and classic” look by maximizing the

frontage along Sansome Street. This was done by capturing the exterior plazas
for the interior, and sharing that resultant area with the new lobby and retail
spaces. By using a structural glass wall system, we constructed a transparent
ground floor lobby in the original arcade space and relocated the flanking
retail spaces to the adjacent sides of the building. Warm wood paneling and
effective lighting created a much larger, memorable building entrance that was
effectively responsible for the rapid re-leasing of the entire office tower.
 COMPLETED PROJECT

“Reorienting the retail space to the sides of the building created the
opportunity to stretch the lobby across Sansome Street. In doing so, FME
created a large and spacious lobby that benefits the marketing of new tenants
while creating a new branding statement for the building.

FME demonstrated an ability to utilize the capital improvement budget

effectively, spending money very strategically to provide maximum visual
impact.”

Susan Court, RPA

Property Manager
Cusshman & Wakefield
 160-180 SANSOME
SAN FRANCISCO, CALIFORNIA

EXISTING PROPOSED

This multi-phased lobby renovation intends to increase access, visibility and

identity by reconstructing portions of the framing mass of the tower’s base
outward of its current location and replacing the existing glazing system with
frameless, structural glass. This results in a more dynamic massing of the base
relative to the main tower and widens the glazed openings by approximately
40%. Additional improvements include expanding and updating the main lobby
from its current side core configuration.
601 MONTGOMERY
SAN FRANCISCO, CALIFORNIA

Modifications to this existing space included a renovation to the main lobby

for this highly visible multi-tenant building in downtown San Francisco. This
project also consisted of upgrades to an existing conference center on the 4th
floor.
TRANSAMERICA
SAN FRANCISCO, CALIFORNIA
LOBBY

A variety of existing ceiling heights, stepping down from the main lobby to the
elevator lobby, generated a series of floating planes that were enhanced with
hidden cove and strip lighting to provide for a dramatic but timeless solution
for this landmark building.
WINTERGARDEN
SAN FRANCISCO, CALIFORNIA

The remodel and expansion of this 19-story steel frame office building
involved the remodel of the existing first floor lobby and the addition of a
two-story Wintergarden. Design of the Wintergarden involved the removal of
an existing exterior fountain and extension of the first floor lobby to create a
two-story open space enclosed by a curved glass curtain wall.
DA VID PEEBLES
PRINCIPAL-IN-CHARGE

Environmental Design
Art Center College of Design, Pasadena, CA

David Peebles has more than 24 years of experience in the design of commercial,

corporate, hotel, restaurant and residential projects. Mr. Peebles is effective at managing
multiple, high-caliber and technically complex projects, successfully meeting budget and
schedule requirements, and coordinating multi-disciplinary teams of consultants.

Since joining FME, Architecture + Design in 2000, Mr. Peebles has served as the Principal-in-
Charge and/or Senior Project Manager for the following projects:

Adams Nye Sinunu Bruni Becht LLP – San Francisco, CA

Analysis Group – San Francisco, CA
Baker & McKenzie LLP – San Francisco and Palo Alto, CA
Bar Method – San Francisco, CA
Chevron – San Francisco, CA
DFS Group Limited Headquarters – San Francisco, CA
DFS North America Retail Concessions – San Francisco International Airport
Embarcadero Centers (Retail Tenants) – San Francisco, CA
Macrovision – San Francisco, CA
Metropolitan Club – San Francisco, CA
Moderati Corporate Offices – San Francisco, CA
Nossaman, Guthner, Knox & Elliot LLP – San Francisco, CA
Physic Ventures – San Francisco, CA
PMI World Headquarters – Walnut Creek, CA
Pillsbury & Levinson LLP – San Francisco, CA
San Francisco Business Times – San Francisco, CA
Sephora Corporate Offices – San Francisco, CA
Skyline Construction – San Francisco, CA
Taleo – San Francisco and Dublin, CA
Think Panmure (formerly ThinkEquity Partners) – San Francisco, CA
Thoma Cressey Equity Partners – San Francisco, CA
Transamerica Investment Management – San Francisco, CA
Pyramid Center Portfolio – San Francisco, CA (Sr. Manager)
2 Bryant Street – San Francisco, CA
505 Sansome Street – San Francisco, CA
545 Sansome Street – San Francisco, CA
600 Montgomery Street – San Francisco, CA
701 Montgomery Street – San Francisco, CA

Prior to joining FME, Mr. Peebles directed the planning and design of the following projects:

W New York Court Hotel – New York, NY

W New York Tuscany Hotel – New York, NY
Fairmont Hotel – Dallas, TX
Hotel Sofitel – Redwood City, CA
Inn at Breckenridge – Breckenridge, CO
Sheraton Long Beach – Long Beach, CA
Sheridan Ross Law Offices – Denver, CO
Shutters on the Beach – Santa Monica, CA
Swiss Grand Hotel – Chicago, IL
Westin Hotel, Puerto Vallarta – Puerto Vallarta, Mexico
Westin Hotel – Philadelphia, PA
STEPHEN
PRINCIPAL
FEE
Bachelor of Architecture
Pennsylvania State University

Master of Science, Architecture

Columbia University, New York

Registered Architect, California No. C8346

Stephen Fee is an architect with more than 25 years of experience in the design of office
buildings, commercial and residential projects. Mr. Fee has directed the planning and design of
the following projects:

Ascend Communications, now Lucent Technologies Campus – Alameda, CA

Associates Center – Pleasanton, CA
EPA Region IX Laboratories, U.C. Berkeley, Richmond Field Station – Richmond, CA
Ettore Administration Offices and Manufacturing Facility – Alameda, CA
Fifth and Mission Garage Retail Conversion – San Francisco, CA
Hacienda Motors – Pleasanton, CA
Harbor Bay Business Park, New Master Plan – Alameda, CA
Kaiser Permanente, Medical Office Building of the Future – Oakland, CA
Master Plan, Hacienda Business Park – Pleasanton, CA
Monterey Agricultural Center – Salinas, CA
Norcal Waste Systems Master Planning – Burlingame, CA
North Loop Center, Phase 1 & 2, Harbor Bay Business Park – Alameda, CA
Peet’s Coffee & Tea Roasting Plant – Alameda, CA
Roche Diagnostics – Berkeley, CA
St. Joseph Notre Dame High School, Gym/Science and Arts Facility – Alameda, CA
St. Monica Parish Education and Activity Center – Moraga, CA
Transamerica Two Wintergarden – San Francisco, CA
Viacom Headquarters – Pleasanton, CA
Zephyr Ventilation Offices, Showroom and Distribution Facility – Alameda, CA
Zhone Technologies – Oakland, CA
2929 Seventh Street – Berkeley, CA
460-462 Bryant Street – San Francisco, CA
979 Broadway Street – Millbrae, CA

Mr. Fee is a member of the National Trust for Historic Preservation and the Urban Land
Institute. He is a past member of BRAG (Base Reuse Advisory Group) for NAS Alameda, and
former chair of the Land Use Subcommittee. He was also a member of the Alameda Planning
Board for 5 ½ years.

Mr. Fee is currently a member of the Design Review Committee for Napa Valley Corporate Park,
as well as the San Francisco Chamber of Commerce Board of Directors.
F E E M U N S O N E B E RT | A R C H I T E C T U R E + D E S I G N

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