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Submitted to:
Applicant:
477 Memphis Hotel, LLC
Members: John Wessman, Michael Braun, Octavio Fernandez, Chris Pardo
John Wessman-
Wessman Development, LLC
555 Sunrise Way, Suite 200
Palm Springs, CA 92264
Office 760-325-3050
Mobile 760-641-4046
Founded by John Wessman, Wessman Development has over 40 years of relevant real estate and capital
market history with returns on equity between 1982 and 2010 above 100%. Their portfolio covers a
wide range of real estate property types, including hotels, retail, entertainment, multi- and single family
residences, industrial, office, land, and mixed- use. They have successfully entitled and built over 25
commercial projects with a value of over $100 Million and developed over $300 Million in residential
units. Current real estate holdings include over 1 million sqft of raw land, 100,000 sqft of Office Space,
110 apartment units, 25 shopping centers containing over 700k sqft and 300 tenants. Currently
developing hotel brands including the Kimpton Hotels, Virgin Hotels, Scout Hotel and AC Marriot.
Wessman also is the Co-Founder of Il Corso Italian Restaurants in Palm Desert and Palm Springs.
Michael Braun-
Wessman Braun
555 Sunrise Way, Suite 200
Palm Springs, CA 92264
Office 760-325-3050
Mobile 760-641-4046
Michael Braun assumed the role of Senior Vice President and Chief Financial Officer in 2003 when he
joined Wessman Development Company. Prior to that Michael was a partner and Chief Investment
Officer at Pinnacle Securities in New York, where he managed various currency partnerships and fund
portfolios with assets in excess of $300 million. Over the course of his 15-year career in fixed income
and currency markets at JP Morgan and Merrill Lynch, he had the privilege of advising some of the
largest hedge funds in the world, two of the largest mutual funds in the U.S. and key Asian sovereign
wealth funds along with the most prestigious car manufacturers in Germany.
With Mr. Brauns extensive knowledge and expertise in financing and capital markets, he has been able
to secure over $500 Million in financing across a variety of real estate and construction loan programs
for Wessman Development, these include office/industrial real estate, mixed-use, development and
construction financing, retail, hotel and net-lease transactions. Mr. Braun is also responsible for
overseeing the companys real estate portfolio, consisting of over one million sqft of commercial real
estate assets. He holds a MBA in finance and accounting from Johann Wolfgang Goethe University in
Frankfurt, Germany.
Octavio Fernandez
Wessman Braun
555 Sunrise Way, Suite 200
Palm Springs, CA 92264
Office 760-325-3050
Mobile 760-641-4046
Octavio Fernandez joined Wessman Development in 1983 and brings over 30 years of experience in the
commercial construction industry. Mr. Fernandez has an extensive background of commercial real
estate and construction expertise with an emphasis on the executive functions of construction
management. He oversees all project development/construction processes beginning with permitting,
procurement, contractor selection, negotiations, construction, and the transition to operations. As a
managing member of the company, he also implements management protocols and remains closely
involved in the day-to-day operations. Mr. Fernandez graduated from Cal Poly University Pomona with a
B.S. in Business Administration with minors in finance, insurance and real estate.
Chris Pardo
Chris Pardo Design: Elemental Architecture, LLC
1555 S. Palm Canyon DR, Suite D202
Palm Springs, CA 92264
Mobile 206-351-6535
Chris Pardo started Elemental Architecture as a design build firm in 2004. The firm has built over 40
projects, including residential, retail, restaurants and hotels and designed over 1400. Influenced
primarily by Asian and Scandinavian contemporaries, his buildings exhibit an adept understanding of
form and a purity of material. Largely self-taught in the field of architecture, Pardo spent eight years
living/studying across the west coast before returning to Seattle to attend the University of
Washingtons Masters of Architecture program. In 2009 he co-founded Arrive Hotels and opened its
first location in Palm Springs. Arrive is a hotel chain focused on the local community and the new
experience based traveler. It has hotels under development in Austin, TX and Los Angeles. In addition to
Elemental Architecture & Arrive Hotels, Chris is the co-founder and owner of a number of Coffee Shops
and Bars in Palm Springs. He has been prolifically featured in national/international blogs, magazines,
books, and newspapers. Pardo has found success practicing a true elemental architecture, interpreting
buildings as utilitarian sculpture rather than a commodity. Each design portrays a strong elemental
language allowing the massing to define the language and character of the space.
2. Proposed Project:
477 S Main St - APN 00210700002
484 S Front Street APN 00210700001
The subject buildings are at 477 S Main Street and 484 S Front Street, in Memphis, TN. The 477 South
Main Street building was originally built in 1913 as a storage warehouse and 484 S Front in 1947 as a
warehouse as well. The 477 building will be restored and renovated into a 62 key luxury boutique hotel
with a basement Restaurant/bar, a ground floor restaurant/bar, meeting spaces and a gym. The 484 S
Front Street will house roughly 5500 sqft of retail/restaurant space and accommodate 90+ parking
spaces (62 indoors). The project will utilize the existing building shell and bring its systems up to date.
The project will have little to no environmental impact as is is reducing the original occupancy of
office/school to a lower total occupancy group (hotel) while maintaining the existing structure and
reducing waste. The economic impact will be substantial, local contractors, consultants and businesses
will be utilized in the construction and finishing of the building. Once open the 477 S Main Hotel and
associated restaurants will employ over 150 people, provide an active use, activated street frontage and
reinvigorate Main St. The 477 S Main Street building consists of over 48,757 sqft and the 484 S Front
Street building has 20,000 sqft indoor plus 2,800 sqft of outdoor space. The total project is just under
72k sqft of active uses on .9 acres.
Architectural Design:
Structural Design:
Target Market:
The 477 S Main Street Hotel will be operated and branded by Arrive Hotels. The hotel is a high-end
boutique property which offers superior service, multiple food & beverage outlets, full room service and
entertainment options. The brand targets thoughtful in the know travelers both business and leisure
that seek a true local experience and an active environment. In addition to catering to experienced
travelers, Arrives main focus is the neighborhood and larger community. All food and beverage outlets
are open to the general public, feature locally sourced products/ingredients and entertainment. See
attached Arrive Brand packet.
The restaurants at the Arrive hotel are designed to be destinations for the local neighborhood, the
downtown community and the larger Memphis metropolitan area. They seek to enhance the street
experience, create liveliness and engage the guests with authentic experiences.
Public Space Enhancements:
Recently approved at the Historic Commission, the project proposes sidewalk repair and beautification
along Butler. Improvements include repair and enhanced sidewalk surfaces, lighting, adding potted
plantings/trees where possible. In addition upgraded lighting under the train underpass and engaging a
local artist in cooperation with the DMC to paint a mural below the tracks. The building will be restored
further to its original character with historically representative replacement windows, brick repair,
glazed brick and entry awnings. Butler will also be activated by a new restaurant positioned on the
North West Corner of the building, providing life and activity on the previously utilitarian side street.
Site Control:
The site is owned by Wessman Holdings, LLC. There are no liens nor financing currently on the property.
The Property will be transferred to a holding LLC with the aforementioned members.
3. Financial Items:
Credit References:
Accountant:
Financial Projections:
See attached Proformas based on the most recent STR report Comp-Set, comp set includes Peabody,
Madison Hotel, River Inn, Big Cypress Lodge, Westin Downtown. Expenses and restaurant projections
based on industry standards as well as historic similar properties performance.
Description of why PILOT is needed:
The restoration/adaption of former warehouse turned graduate-school and costs to assemble additional
land for the parking into an active hotel and multiple-restaurant facility is complex and expensive. The
current economic conditions in Memphis and the US make adaptive reuse projects difficult financially.
Without the PILOT tax incentives the ROI on the project is not sufficient to justify the project nor provide
an adequate ROI to investors. The tax incentive will make it possible to include the renovation of the full
block into an active mixed-use hotel, retail and restaurant complex for the City of Memphis to enjoy.
The Arrive Hotel complex will be a 24 hour activated space adding new life and locally oriented food and
beverage outlets. The ambitious project includes renovation of every inch of the 477 building including
replacing the North, West and South windows with historically accurate warehouse windows, site
improvements and enhanced lighting.
The project even with the PILOT will contribute $1.7 Million in property taxes over the next 15 years,
these payments would not have been made if the building had continued the use as a school. After the
expiration of the PILOT the project will be likely contributing over 600K a year in taxes, not to mention
employing over 150 Memphians, hundreds of thousands in sales taxes and expanding tourism to South
Main Street.
Due to the high costs of conversion and realities of the hospitality industry/location, if a PILOT is not
obtained for the project we would not be able to pursue the hotel plan. In that case the property will be
remain in its current use as office space (477 S Main) and warehousing (484 S Front St).
4. Project Timeline:
First Expenditure of funds: Funds have been used to acquire the site and hire consultants (see
Performa)
Commencement of Construction: Assuming PILOT approval, construction will start upon issuance of
building permits. Ideally April 1, 2017.
Project Completion: Montgomery Martin projects a 8-10 month construction timeline, thus a second
Quarter 2018.
Project Team:
Local Counsel:
Chad Wilgenbusch
Baker, Donelson, Bearman, Caldwell, Berkowitz, PC
165 Madison Ave, Suite 2000
Memphis, TN 38103
Direct: 901.577.8272
cwilgenbusch@bakerdonelson.com
General Counsel:
Architects:
Structural Engineer:
Montgomery Martin
H. Montgomery Martin, CEO
Montgomery Martin Contractors
8245 Tournament Dr Suite 300
Memphis, TN 38125
901-378-9372
Disclosures: Wessman Development has never declared bankruptcy. Wessman Development is party to
various land-use litigations. Please see attached.
5. EBO:
The Development and construction team will exert best-faith efforts and is committed to achieving at
least 20% participation by woman and/or minority owned businesses (W/MBE) in the projects
Development cost.
This application is made in order to induce the Memphis Center City Revenue Finance Corporation
(CCRFC) to grant financial incentives to the applicant. The applicant hereby represents that all
statements contained herein are true and correct. All information materially significant to the CCRFC in
its consideration of the application is included. The applicant expressly consents to the CCRFCs
investigation of its credit in connection with this application. The applicant acknowledges that it has
reviewed the descriptions of the CCRFC financial program for which it is applying and agrees to comply
with those policies. The applicant shall also be required to show a good faith effort with regard to the
employment of M/WBE contractors. The applicant specifically agrees to pay all reasonable costs, fees
and expenses incurred by the CCRFC whether or not the incentive is granted or project completed.
This application is made in order to induce the Memphis Center City Revenue Finance
Corporation (CCRFC) to grant financial incentives to the applicant. The applicant hereby
represents that all statements contained herein are true and correct. All information materially
significant to the CCRFC in its consideration of the application is included. The applicant
expressly consents to the CCRFCs investigation of its credit in connection with this application.
The applicant acknowledges that it has reviewed the descriptions of the CCRFC financial
program for which it is applying and agrees to comply with those policies. The applicant shall
also be required to show a good faith effort with regard to the employment of M/WBE
contractors. The applicant specifically agrees to pay all reasonable costs, fees and expenses
incurred by the CCRFC whether or not the incentive is granted or project completed.
February 8, 2017
Signature
Christopher R Pardo
477 Memphis Hotel, LLC
Chris Pardo Design, LLC
Chris Pardo Design, LLC 1122 E Pike St #843 Seattle, WA 98122 ph. 206.351.6535
Initia
Memphis - 477 Preliminary Budget
HotelRooms 62 $229,129.03
MainStreetRestaurant(MEMMEX)
ButlerAveRestaurant(LongshotGastropub)
SubTotal
Equity 477 Building Purchase $2,550,000.00
Equity 484 Parking Building Purchase $800,000.00
$3,350,000.00
Soft Costs
Equity Design/Entitlements $225,000.00 Architecture,MEP,Civil,Permits,ETC
Equity InteriorDesign $75,000.00
Equity ArriveTechnicalServicesFee $150,000.00
$450,000.00
Hard Costs
RestaurantsConstructionCost $675,000.00
HotelRemodelConstructionCosts $7,150,000.00
BuildingUtilility/TechInfastructure $278,000.00
ConstructionContingency $500,000.00
$8,603,000.00
FF&E
GuestRooms $889,000.00
Restaurant1(MEMMEX) $375,000.00
Restaurant2(Longshot) $350,000.00
Electronics/Technology $189,000.00
$1,803,000.00
Total $14,206,000.00
Total $ 14,206,000.00 $229,129.03 *FundedbyInvestor
**ManagementFeesconvertedtoContingency
MarchOpening
RoomRateForecast 2017 2019 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032
AverageDailyRateperSTRReportCompSet $ 163.50 $ 171.68 $ 180.26 $186.57 $192.16 $197.93 $203.87 $209.98 $216.28 $222.77 $229.45 $236.34 $243.43 $250.73 $258.25
OccupancyperSTRReportCompSet 69% 70% 73% 73% 73% 73% 74% 74% 74% 74% 75% 75% 75% 75% 75%
RevPar $ $ 112.16 $ 120.17 $ 131.59 $136.19 $140.28 $144.49 $150.86 $155.39 $160.05 $164.85 $172.09 $177.25 $182.57 $188.05 $193.69
*OccupancyRate/ADR/REVPARbasedonSTRreportofcompetitiveset
RevenueProjectedOpening4thQTR2018 2019 2019 2019 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034
RoomRevenue $ $2,114,323.46 $ 2,719,503.68 $2,977,856.52 $3,082,081.50 $3,174,543.95 $3,269,780.27 $3,414,008.93 $3,516,429.20 $3,621,922.07 $3,730,579.74 $3,894,422.76 $4,011,255.45 $4,131,593.11 $4,255,540.90 $4,383,207.13
Restaurant1(MEMMEX) $ $1,249,500.00 $ 1,500,000.00 $1,530,000.00 $1,560,600.00 $1,591,812.00 $1,623,648.24 $1,656,121.20 $1,689,243.63 $1,723,028.50 $1,757,489.07 $1,792,638.85 $1,828,491.63 $1,865,061.46 $1,902,362.69 $1,940,409.95
Restaurant2(LongshotBar) $ $874,650.00 $ 1,050,000.00 $1,071,000.00 $1,092,420.00 $1,114,268.40 $1,136,553.77 $1,159,284.84 $1,182,470.54 $1,206,119.95 $1,230,242.35 $1,254,847.20 $1,279,944.14 $1,305,543.02 $1,331,653.88 $1,358,286.96
TotalRevenue $ $4,238,473.46 $ 5,269,503.68 $5,578,856.52 $5,735,101.50 $5,880,624.35 $6,029,982.27 $6,229,414.98 $6,388,143.37 $6,551,070.53 $6,718,311.16 $6,941,908.81 $7,119,691.22 $7,302,197.60 $7,489,557.48 $7,681,904.04
DepartmentExpenses $ $2,290,544.44 $ 2,891,521.32 $2,978,266.96 $3,067,614.97 $3,159,643.42 $3,254,432.72 $3,352,065.71 $3,452,627.68 $3,556,206.51 $3,662,892.70 $3,772,779.48 $3,885,962.87 $4,002,541.75 $4,122,618.01 $4,246,296.55
AdminMaintenanceetc $ $932,464.16 $ 1,211,985.85 $1,236,225.56 $1,260,950.07 $1,286,169.07 $1,311,892.46 $1,338,130.31 $1,364,892.91 $1,392,190.77 $1,420,034.59 $1,448,435.28 $1,477,403.98 $1,506,952.06 $1,537,091.10 $1,567,832.93
PropertyTaxes $121,650.00 $254,983.00 $ 254,983.00 $254,983.00 $254,983.00 $254,983.00 $254,983.00 $254,983.00 $254,983.00 $254,983.00 $254,983.00 $254,983.00 $254,983.00 $254,983.00 $254,983.00 $254,983.00
Insurance $ 35,500.00 $142,060.00 $ 144,901.20 $147,799.22 $150,755.21 $153,770.31 $156,845.72 $159,982.63 $163,182.29 $166,445.93 $169,774.85 $173,170.35 $176,633.75 $180,166.43 $183,769.76 $187,445.15
ArriveManagementFeesandExpenses $ $105,961.84 $ 158,085.11 $195,259.98 $200,728.55 $205,821.85 $211,049.38 $218,029.52 $223,585.02 $229,287.47 $235,140.89 $242,966.81 $249,189.19 $255,576.92 $262,134.51 $268,866.64
FF&EReserves increasesfrom(2%4%) $ $84,769.47 $ 105,390.07 $223,154.26 $229,404.06 $235,224.97 $241,199.29 $249,176.60 $255,525.73 $262,042.82 $268,732.45 $277,676.35 $284,787.65 $292,087.90 $299,582.30 $307,276.16
TotalExpenses $157,150.00 $3,810,782.91 $ 4,766,866.55 $5,035,688.99 $5,164,435.87 $5,295,612.63 $5,430,402.57 $5,572,367.77 $5,714,796.63 $5,861,156.50 $6,011,558.47 $6,170,011.27 $6,328,960.45 $6,492,308.06 $6,660,178.68 $6,832,700.43
NetOperatingProfitafterReservesbeforeDebt $(157,150.00) $427,690.55 $ 502,637.12 $543,167.54 $570,665.64 $585,011.71 $599,579.70 $657,047.21 $673,346.74 $689,914.03 $706,752.68 $771,897.55 $790,730.77 $809,889.53 $829,378.80 $849,203.61
ReturnonInvestmentUnleveraged 1.1% 3.0% 3.5% 3.8% 4.0% 4.1% 4.2% 4.6% 4.7% 4.9% 5.0% 5.4% 5.6% 5.7% 5.8% 6.0%
ProjectedDebtServiceIn 4.50% $468,270.00 $ 468,270.00 $468,270.00 $468,270.00 $468,270.00 $468,270.00 $468,270.00 $468,270.00 $468,270.00 $468,270.00 $468,270.00 $468,270.00 $468,270.00 $468,270.00 $468,270.00
NetProfitafterDebtService $(157,150.00) $(40,579.45) $ 34,367.12 $74,897.54 $102,395.64 $116,741.71 $131,309.70 $188,777.21 $205,076.74 $221,644.03 $238,482.68 $303,627.55 $322,460.77 $341,619.53 $361,108.80 $380,933.61
1
WithPILOT
477HotelConstructionStartSummer2017/Opening4thQuarter2018Stabilized2021
PreparedbyMichaelBraun7606414046mbraun@wessmandevelopment.com
RoomCount 62 ProjectedCapitalStack
Equity1Developer $3,800,000.00
TotalProjectCosts $ 14,206,000.00 PerRoom Equity2a*Developer
PrefundedCosts $ 3,800,000.00 $ 61,290.32
Equity2bInvestor
CosttoFinish&Open $ 10,406,000.00 $167,838.71 Debt(loanfromWessman) $10,619,090.00
ProjectedTotalCost $ 14,206,000.00 $229,129.03 Equity3**Developer
PilotFEE $ 213,090.00
Total $14,419,090.00
Total $ 14,419,090.00 $232,565.97 *FundedbyInvestor
**ManagementFeesconvertedtoContingency
MarchOpening
RoomRateForecast 2017 2019 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032
AverageDailyRateperSTRReportCompSet $ 163.50 $ 171.68 $ 180.26 $186.57 $192.16 $197.93 $203.87 $209.98 $216.28 $222.77 $229.45 $236.34 $243.43 $250.73 $258.25
OccupancyperSTRReportCompSet 69% 70% 73% 73% 73% 73% 74% 74% 74% 74% 75% 75% 75% 75% 75%
RevPar $ $ 112.16 $ 120.17 $ 131.59 $136.19 $140.28 $144.49 $150.86 $155.39 $160.05 $164.85 $172.09 $177.25 $182.57 $188.05 $193.69
*OccupancyRate/ADR/REVPARbasedonSTRreportofcompetitiveset
RevenueProjectedOpening4thQTR2018 2019 2019 2019 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034
RoomRevenue $ $2,114,323.46 $ 2,719,503.68 $2,977,856.52 $3,082,081.50 $3,174,543.95 $3,269,780.27 $3,414,008.93 $3,516,429.20 $3,621,922.07 $3,730,579.74 $3,894,422.76 $4,011,255.45 $4,131,593.11 $4,255,540.90 $4,383,207.13
Restaurant1(MEMMEX) $ $1,249,500.00 $ 1,500,000.00 $1,530,000.00 $1,560,600.00 $1,591,812.00 $1,623,648.24 $1,656,121.20 $1,689,243.63 $1,723,028.50 $1,757,489.07 $1,792,638.85 $1,828,491.63 $1,865,061.46 $1,902,362.69 $1,940,409.95
Restaurant2(LongshotBar) $ $874,650.00 $ 1,050,000.00 $1,071,000.00 $1,092,420.00 $1,114,268.40 $1,136,553.77 $1,159,284.84 $1,182,470.54 $1,206,119.95 $1,230,242.35 $1,254,847.20 $1,279,944.14 $1,305,543.02 $1,331,653.88 $1,358,286.96
TotalRevenue $ $4,238,473.46 $ 5,269,503.68 $5,578,856.52 $5,735,101.50 $5,880,624.35 $6,029,982.27 $6,229,414.98 $6,388,143.37 $6,551,070.53 $6,718,311.16 $6,941,908.81 $7,119,691.22 $7,302,197.60 $7,489,557.48 $7,681,904.04
DepartmentExpenses $ $2,290,544.44 $ 2,891,521.32 $2,978,266.96 $3,067,614.97 $3,159,643.42 $3,254,432.72 $3,352,065.71 $3,452,627.68 $3,556,206.51 $3,662,892.70 $3,772,779.48 $3,885,962.87 $4,002,541.75 $4,122,618.01 $4,246,296.55
AdminMaintenanceetc $ $932,464.16 $ 1,211,985.85 $1,236,225.56 $1,260,950.07 $1,286,169.07 $1,311,892.46 $1,338,130.31 $1,364,892.91 $1,392,190.77 $1,420,034.59 $1,448,435.28 $1,477,403.98 $1,506,952.06 $1,537,091.10 $1,567,832.93
PropertyTaxes $121,650.00 $154,984.00 $ 154,984.00 $154,984.00 $154,984.00 $154,984.00 $154,984.00 $154,984.00 $154,984.00 $154,984.00 $154,984.00 $154,984.00 $154,984.00 $154,984.00 $154,984.00 $154,984.00
Insurance $ 35,500.00 $142,060.00 $ 144,901.20 $147,799.22 $150,755.21 $153,770.31 $156,845.72 $159,982.63 $163,182.29 $166,445.93 $169,774.85 $173,170.35 $176,633.75 $180,166.43 $183,769.76 $187,445.15
ArriveManagementFeesandExpenses $ $105,961.84 $ 158,085.11 $195,259.98 $200,728.55 $205,821.85 $211,049.38 $218,029.52 $223,585.02 $229,287.47 $235,140.89 $242,966.81 $249,189.19 $255,576.92 $262,134.51 $268,866.64
FF&EReserves increasesfrom(2%4%) $ $84,769.47 $ 105,390.07 $223,154.26 $229,404.06 $235,224.97 $241,199.29 $249,176.60 $255,525.73 $262,042.82 $268,732.45 $277,676.35 $284,787.65 $292,087.90 $299,582.30 $307,276.16
TotalExpenses $157,150.00 $3,710,783.91 $ 4,666,867.55 $4,935,689.99 $5,064,436.87 $5,195,613.63 $5,330,403.57 $5,472,368.77 $5,614,797.63 $5,761,157.50 $5,911,559.47 $6,070,012.27 $6,228,961.45 $6,392,309.06 $6,560,179.68 $6,732,701.43
NetOperatingProfitafterReservesbeforeDebt $(157,150.00) $527,689.55 $ 602,636.12 $643,166.54 $670,664.64 $685,010.71 $699,578.70 $757,046.21 $773,345.74 $789,913.03 $806,751.68 $871,896.55 $890,729.77 $909,888.53 $929,377.80 $949,202.61
ReturnonInvestmentUnleveraged 1.1% 3.7% 4.2% 4.5% 4.7% 4.8% 4.9% 5.3% 5.4% 5.5% 5.6% 6.0% 6.2% 6.3% 6.4% 6.6%
ProjectedDebtServiceIn 4.50% $477,859.05 $ 477,859.05 $477,859.05 $477,859.05 $477,859.05 $477,859.05 $477,859.05 $477,859.05 $477,859.05 $477,859.05 $477,859.05 $477,859.05 $477,859.05 $477,859.05 $477,859.05
NetProfitafterDebtService $(157,150.00) $49,830.50 $ 124,777.07 $165,307.49 $192,805.59 $207,151.66 $221,719.65 $279,187.16 $295,486.69 $312,053.98 $328,892.63 $394,037.50 $412,870.72 $432,029.48 $451,518.75 $471,343.56
1
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N Seattle WA 98104
AV [206] 329-1654
E. 1555 S. Palm Canyon Drive
Suite D 202
Palm Springs, CA
elementalarchitecture.com
T.
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477 South
Main
S. M
Memphis, Tennesse
T
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ON
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AV
3'-0"
FR
E.
S.
UP
IN ST
S. M A
STAIR 2
E. BUTLER AVE.
DN
500' RADIUS
22'-6"
49'-6"
E. BUTLER AVE.
HOST
KITCHEN RESTAURANT
SCHEMATIC
OUTDOOR SEATING
ELEV.
DESIGN
UP DISH ROOM BAR
STAIR 1 STORAGE
170'-101 4"
E. BUTLER AVE.
Site Plan
DATE 09.19.16
SITE PLAN
SCALE: 1/16"=1'-0" 0' 1' 3' 5' 10' 15' 30'
NOT FOR CONSTRUCTION A1.0
SHEET
1 2 3 3.8 4 5 6 7 8 9 10 11 12
13'-63 4" 15'-4" 13'-43 4" 2'-8" 16'-0" 16'-0" 15'-1112" 16'-012" 15'-10" 16'-0" 16'-0" 16'-212"
A
UP 121 Prefontaine Pl. S.
Seattle WA 98104
[206] 329-1654
SINK
16'-7"
STAIR 2 1555 S. Palm Canyon Drive
LINEN
Suite D 202
Palm Springs, CA
LOBBY
elementalarchitecture.com
16'-5"
C
FRONT DESK
KITCHEN PREP BOH
ELEV. KITCHEN WALKINS
16'-6"
UP 477 South
STAIR 1 Main
Memphis, Tennesse
D
APN# 000-000-000
BASEMENT LEVEL
SCALE: 1/8"=1'-0" 0' 1' 3' 5' 10' 15' 30'
SCHEMATIC
DESIGN
1 2 3 3.8 4 5 6 7 8 9 10 11 12
13'-63 4" 15'-4" 13'-43 4" 2'-8" 16'-0" 16'-0" 15'-1112" 16'-012" 15'-10" 16'-0" 16'-0" 16'-212"
A
UP
16'-7"
STAIR 2
REVISIONS
DN
No. Date Description
16'-5"
HOST
C
KITCHEN
OUTDOOR SEATING
ELEV.
16'-6"
UP DISH ROOM BAR
STAIR 1 STORAGE
D
Floor Plans
DATE 09.19.16
GROUND LEVEL
SCALE: 1/8"=1'-0" 0' 1' 3' 5' 10' 15' 30'
A
UP
LINEN 121 Prefontaine Pl. S.
Seattle WA 98104
16'-7"
STAIR 2 [206] 329-1654
1555 S. Palm Canyon Drive
DN Suite D 202
Palm Springs, CA
B elementalarchitecture.com
16'-5"
C
MECH ELEV.
GYM
16'-6"
UP
STAIR 1 477 South
DN Main
Memphis, Tennesse
D
APN# 000-000-000
SECOND LEVEL
SCALE: 1/8"=1'-0" 0' 1' 3' 5' 10' 15' 30'
SCHEMATIC
DESIGN
1 2 3 3.8 4 5 6 7 8 9 10 11 12
13'-63 4" 15'-4" 13'-43 4" 2'-8" 16'-0" 16'-0" 15'-111 2" 16'-012" 15'-10" 16'-0" 16'-0" 16'-212"
A
UP
LINEN
16'-7"
STAIR 2
DN REVISIONS
No. Date Description
B
16'-5"
C
MECH ELEV.
16'-6"
UP
STAIR 1
DN
D
Floor Plans
DATE 09.19.16
THIRD LEVEL
SCALE: 1/8"=1'-0" 0' 1' 3' 5' 10' 15' 30'
NOT FOR CONSTRUCTION A2.1
SHEET
1 2 3 3.8 4 5 6 7 8 9 10 11 12
13'-63 4" 15'-4" 13'-43 4" 2'-8" 16'-0" 16'-0" 15'-111 2" 16'-01 2" 15'-10" 16'-0" 16'-0" 16'-21 2"
A
UP
LINEN 121 Prefontaine Pl. S.
Seattle WA 98104
16'-7"
STAIR 2 [206] 329-1654
1555 S. Palm Canyon Drive
Suite D 202
DN
Palm Springs, CA
elementalarchitecture.com
B
These drawings were prepared
exclusively for the project listed below.
They are not intended for use on any
other project.
Stated drawing scale is based on 36x24 sheet.
16'-5"
C
MECH ELEV.
16'-6"
UP
STAIR 1 477 South
DN Main
Memphis, Tennesse
D
APN# 000-000-000
FOURTH LEVEL
SCALE: 1/8"=1'-0" 0' 1' 3' 5' 10' 15' 30'
SCHEMATIC
1 2 3 3.8 4 5 6 7 8 9 10 11 12
DESIGN
13'-63 4" 15'-4" 13'-43 4" 2'-8" 16'-0" 16'-0" 15'-111 2" 16'-01 2" 15'-10" 16'-0" 16'-0" 16'-21 2"
A
UP
LINEN
16'-7"
STAIR 2
DN
REVISIONS
No. Date Description
B
16'-5"
C
MECH ELEV.
16'-6"
UP
STAIR 1
DN
D
Floor Plans
DATE 09.19.16
FIFTH LEVEL
SCALE: 1/8"=1'-0" 0' 1' 3' 5' 10' 15' 30'
elementalarchitecture.com
4th Floor
135' - 10"
These drawings were prepared
exclusively for the project listed below.
They are not intended for use on any
other project.
Stated drawing scale is based on 36x24 sheet.
3rd Floor
125' - 3"
2nd Floor
114' - 8"
477 South
Main
Memphis, Tennesse
Basement
EAST ELEVATION NORTH ELEVATION 89' - 9 1/2"
2 1/8" = 1'-0"
1 1/8" = 1'-0"
SCHEMATIC
DESIGN
Roof
156' - 8"
5th Floor
146' - 5"
4th Floor
135' - 10" REVISIONS
No. Date Description
3rd Floor
125' - 3"
1st Floor
100' - 0"
Elevations
A3.0
1/8" = 1'-0"
elementalarchitecture.com
477 South
Main
Memphis, Tennesse
APN# 000-000-000
SCHEMATIC
DESIGN
REVISIONS
No. Date Description
Renders
DATE 09.19.16
NEIGHBORHOOD restaurants that serve as a crossroads for locals and travelers celebrating
the surrounding style, food, drinks and culture. ARRIVE aspires to be the
and beverage destination for locals and visitors alike; and to be the
2
THE ARRIVE
"ARRIVE IS A CUTTING EDGE HOTEL
W I T H C H E C K I N AT T H E B A R &
EXPERIENCE
C O M M U N I C AT I O N S W I T H
C O N C I E R G E A L L D O N E B Y T E X T.
I M E A N W H O WA N T S T O P I C K U P T H E
The ARRIVE
PHONE AND BE PUT ON HOLD WHEN
experience is rooted
MAKING A REQUEST? NOT ME!
in the following values:
GINE E.
T R I PA D V I S O R , 5 . 9 . 1 6
BUILT FOR THE Each ARRIVE reflects the look, feel, tastes and lifestyle of its
NEIGHBORHOOD: neighborhood. Each property boasts distinctive design and
COMFORT ABOVE ARRIVE never loses sight of the need to provide guests with a
ALL ELSE: comfortable place to sleep, shower, rest and recharge. The bed
and other furniture are cozy and functional, the room technology
YOUR BED, YOUR SHOWER
is simple and straightforward, and everything from the lighting,
AND EVERYTHING ABOUT YOUR
ARRIVE HOTELS
3
A F T E R L E AV I N G T H E A R R I V E , W H I L E D R I V I N G T H R O U G H T H E
D E S E R T PA S T A F O R E S T O F W I N D T U R B I N E S , I R E A L I Z E D T H AT
I D F O R G O T T E N T O G E T A R E C E I P T. I S T O P P E D A N D T E X T E D
T H E H O T E L A N O T E A S K I N G T H E M T O F O R W A R D A C O P Y. A
M O M E N T L AT E R , T H E R E C E I P T A P P E A R E D I N M Y E M A I L I N B O X ,
A L O N G W I T H A T E X T T H A N K I N G M E F O R M Y S T AY. I T H O U G H T
I S A T O O L T O T H A T E N D ; I T I S N O T A N E N D U N T O I T S E L F.
W S J , A R E H I G H - T E C H H O T E L S A L L U R I N G O R A L I E N AT I N G
4.28.16
THE ARRIVE EXPERIENCE
TREAT GUESTS ARRIVE provides guests everything they need in the easiest way possible and without
LIKE GUESTS: obnoxious charges and mark-ups. ARRIVE nails the little things that leave a lasting impression:
HOTEL SERVICES
Streamlined check-in without unnecessary formality, pitches or delays. Hotel services via text
SERVICE THATS GROUNDED
message or in person at the bar. Free, fast WiFi. Cheap minibars with complimentary water.
IN THOUGHTFULNESS,
CONVENIENCE AND VALUE. Honest and thorough recommendations on where to eat, what to do, whats worth seeing.
::
Nothing is done at ARRIVE just because thats the way its always been done. ARRIVE
SERVICE, TECHNOLOGY AND embraces technology that enhances convenience and efficiency, but avoids adopting technology
VIA
TEXT
IN PERSON
AT T H E
DESIGNS CONSTANTLY EVOLVE just for technologys sake. There is never hesitation to experiment and iterate on every facet of
MESSAGE BAR
TO PERFECT WHATS POSSIBLE AT the hotels operations and services to find new and better ways to serve guests.
AND FROM A HOTEL.
4
A STAFF OF EMPOWERED, ARRIVE builds a world-class staff by empowering its employees and
professional growth.
I T R AV E L F O R A L I V I N G A N D A B S O L U T E L Y H A T E
H O T E L S B U T A R R I V E M E T A L L O F M Y E X P E C TAT I O N S
A N D D I D N ' T F E E L L I K E A H O T E L AT A L L ! !
THE ARRIVE EXPERIENCE
A R E C O M M E N D F O R T H E B U S Y T R AV E L E R W H O I S
T I R E D O F T H E S TA N D A R D H O T E L O P T I O N A N D A
G R E AT P L A C E T O R E L A X !
CHRISTINA K.
T R I PA D V I S O R
6.6.16
::
ARRIVE HOTELS
5
WHERE WE ARE,
WHERE WERE GOING
PALM SPRINGS
ARRIVE premiered in Palm fly-roofed, open-air building serving up artisanal ice creams
Springs in early 2016. The that serves as the primary and frozen delights to cool off
new-construction 32-room hotel frontage of the hotel and which in the desert heat along with a
features a stunning design by opens into the central pool and unique array of gifts and curios.
BOUTIQUE
architecture. The layout centers light by clerestory windows that Nugget Grand Prize for Best
on the pool and courtyard run the lengths of each side, Commercial Project (under HOTEL. I AM
area that captures the social, providing every room with 20,000 sq. ft.) in the Western
DREAMING OF A
sun-worshipping style of the city stunning views of the nearby US by PCBC.
RETURN!
with private poolside cabanas, San Jacinto Mountains. Simple
TA M I H .
communal fire pits, a bocce court furniture in each uniquely-
Y E L P, 6 . 1 7 . 1 6
and games area. appointed room completes the
83
ROOM HOTEL
2
::
ARRIVE HOTELS
F U L L S E RV I C E R E S TA U R A N T S
COFFEE SHOP
1
1
R E TA I L O U T L E T
7
MEMPHIS
ARRIVE Memphis will mark the attractions. The property features
EXISTING AND FUTURE DEVELOPMENTS
Street Arts District, the epicenter beers, craft cocktails and modern
and over 1,000 square feet of meet- fresh and locally-sourced ingredients
ing space. Located along the Main and an exotic bar program. ARRIVE
Street trolley line across from the Memphis will open in early 2018.
::
8
EXISTING AND FUTURE DEVELOPMENTS
LOS ANGELES tion to the Arts District. The propertys ground floor
9
R E S TA U R A N T S F O R
THE NEIGHBORHOOD
THIS PLACE. AS A
and outdoor lounge seating around two large fire pits. Reservoir L . M , Y E L P, 1 1 . 1 6
offers breakfast, brunch, lunch and dinner 365 days a year, with an
R E S E R V O I R N A M E D PA L M S P R I N G S
::
B E S T N E W R E S TA U R A N T I N 2 0 1 6
ARRIVE HOTELS
10
OUR FOOD & BEVERAGE BRANDS
style, flavor and fun in a space that pays homage to Palm Springs rich architectural history.
E AT E R L A , 1 2 . 1 6 Draughtsman offers an elevated menu of modern comfort and pub classics like Short Rib
Poutine, Beer Battered Fish n Chips and Chicken Pot Pie. A focus on Palm Springs and
Southern Californias expanding craft brewery scenes will ensure that beer lovers will always
11
G R E AT C O F F E E ,
F R I E N D LY B A R I S TA ,
FA S T W I F I ,
GOOD VIBES.
A D R I A N P. Y E L P
OUR FOOD & BEVERAGE BRANDS
active environment.
ARRIVE HOTELS
12
CO-FOUNDER
PROFILES
Pardo, an Honors graduate of the Karpinski has served in leadership Callahan previously served as the Steinberg graduated from Stanford
UNLV Hotel & Restaurant Management roles at Four Season Hotels & Resorts, sixth employee and first product with a degree in International
program, served in various management Caesars Entertainment, and Starr manager at Facebook. Following Relations. He received a Masters
positions with Four Seasons in New York Restaurant Organization. Karpinski his departure from Facebook, he from the Fletcher School at Tufts before
and Beverly Hills. He then attended the has also worked for over a decade co-founded Artist & Recreation, a returning to Palo Alto to earn a J.D.
Univ. of Washington Architecture M.A. as a Partner of Sage Hospitality, Los Angeles-based real estate and at Stanford Law School. Before
program and launched the architecture where he co-founded Sage Restaurant hospitality group, which redeveloped co-founding Artist & Recreation, a
firm Elemental Architecture. Pardo has Group, as well as developed multiple the Regent Theater in downtown Los Los Angeles-based real estate and
also created and opened a variety of nationally recognized lifestyle hotel Angeles into a 1,000-capacity live hospitality group., Steinberg was an
restaurant, bar and entertainment brands. He is a graduate of Cornells music venue. In June 2016, Callahan attorney at Munger, Tolles & Olson in
ARRIVE HOTELS
venues, including Bootlegger Tiki and School of Hotel Administration. was named one of LE Magazines Los Angeles, focusing on corporate
Ernest Coffee in Palm Springs. Five Rebels with Cause You Need and real estate litigation.
Stanford University.
13
TEAM
Putnam was one of Facebooks first Englund comes to ARRIVE after over Ferrier has over sixteen years of Pae has over six years of experience
engineers - and its youngest, at 19 - two years as a General Manager at experience in the Food and Beverage focusing on social media strategy
after notoriously hacking the site in Kessler Collection properties in Orlando Hospitality industry and has worked and marketing ranging from brands
2005. Putnam developed a number of and Savannah, Georgia. He spent 18 in two of New York Citys leading, to agencies. She spent several years
Facebooks early features, including years with Four Seasons Hotels and multi- concept restaurant groups (BR working with WICKED+ and Black-
Facebook Video. After leaving Resorts, where he served as Hotel Guest and STARR Restaurants). Prior house HospitalityAbigaile, Little Sister,
Facebook, he shifted his focus to Manager at Four Seasons properties in to joining ARRIVE, his last two years Da de Campo and Wildcraftprior to
angel investing, real estate and travel. Punta Mita, Mexico, Toronto, Whistler, were spent as Director of New Property ARRIVE. Her excitement to authentically
Putnam oversees ARRIVEs guest-facing and Costa Rica. Openings Training and Task Force GM grow brands has no end, and wearing
and back office technology. with BR Guest. Ferrier has also served many hats is her specialty.
ARRIVE HOTELS
14
PRESS
THE HOTEL OF
THE FUTURE.
WHERE TO
GO NOW IN
PA L M S P R I N G S
REDEFINED RUSTIC-CHIC
15