8665 Sunset Blvd. West Hollywood, CA 90069 michael@osklola.com
RE: Architectural Services Proposal for the renovation, addition, and (n) guest house at 10690 Somma Way, Los Angeles, CA 90077
Michael,
Thank you for considering Assembledge+ for the opportunity to collaborate on the renovation, addition, and new guest house at 10690 Somma Way. We are excited by the potential to re-imagine this exceptional property and contribute to a project that reflects your vision and the character of its remarkable setting.
At Assembledge+, we specialize in creating refined, site-responsive architecture through a highly collaborative and design-driven process. While we are deeply rooted in Los Angeles, our work extends well beyond California—including projects across the U.S. and internationally. Our portfolio reflects a broad range of residential and hospitality projects that balance design excellence with technical precision and contextual sensitivity.
Our proposed scope of services includes Executive Architecture services from Schematic Design through Construction Documents, as well as Construction Administration to ensure the design intent is executed with care and precision. This proposal outlines our understanding of the project, our process, and the associated fees for your review.
We look forward to the opportunity to work with you to realize a design that is both thoughtful and enduring.
Best Regards,
David Thompson, AIA
Principal and Founder
Assembledge +
Assembledge +
ABOUT ASSEMBLEDGE +
Since its inception, Assembledge + has steadfastly pursued an architectural vision rooted in a dedication to collaborative efforts and craftsmanship. This commitment seeks to forge enduring spaces prioritizing user experience, fostering innovation, and upholding sustainability principles.
We believe in the art of collaboration.
The name Assembledge+ was purposefully chosen to encapsulate the firm’s zeal for “assembling” the often intricate components of the design process. This results in an architecture that is timeless, attuned to its environment uplifts the human spirit. The “+” symbolizes an approach that comprehends the comprehensive interplay of interconnected elements, recognizing that architecture transcends mere drawings and an assembly of building materials. It encompasses a collaborative journey with clients, specialized consultants, builders, and, of course, the team members. It also entails an ongoing exploration and innovation – both programmatic and technological –to pursue optimal, tailored solutions for each project.
Our work may be characterized as warm modernism – a vocabulary featuring legibility of form, an embrace of the sunlight, and a material palette that evokes a sense of warmth and texture.
Founded and led by David Thompson, AIA, Assembledge+ offers to every project, large or small, high levels of design sensitivity, technical expertise, and principal hands-on involvement.
Our approach to architecture is rooted in the belief that design is successful when users enjoy themselves in a space but aren’t quite sure why. For us, architecture should be timeless, attuned to its environment, and elevating the human spirit.
Leveraging our inclusive approach, collaborative process, and the strengths of each studio member, our design capabilities are continually evolving, resulting in architectural work that is carefully crafted and in unity with its surroundings.
Our design process begins with questions. What is the program and the intent? What is the aspiration? A thorough analysis informs these conversations of the site – the property, the neighboring community, and the client’s specific needs and aspirations. The resulting architecture combines these imperatives with materials, technology, craftsmanship, and form.
The creation of lasting environments, developed with a sense of responsibility, stands as a defining aspect of the firm’s design ethos. This is achieved through the implementation of sustainable strategies, the crafting of adaptable sequences of highly functional enclosed and open spaces, and the dissolution of boundaries between interior and exterior realms.
SELECT PRESS
AN Interior, ‘Top 50 Architects and Designers of 2022’
Angeleno, 'Magic Hour,' Firenze Residence
Architectural Digest, 'This Tranquil Mid-Century Home Channels Laid-Back L.A. Style,' Wonderland Park Residence
Architectural Record, 'Kitchen and Bath Portfolio,' Leslie Lane
Assembledge + is a distinguished architecture and design firm established in 1997, renowned for our meticulous approach design and execution. With a long history in Los Angeles, Assembledge + is proud to inherit the legacy and values of the Southern California Modernist movement. Our approach to design is likewise rooted in a commitment to the local context and will be at core of our contribution to this project.
Over the many years, Assembledge + has developed a holistic four-part process that enables us to embody our values and translate the complexities of the development process into elegant architecture and design:
Investigating
Thorough research and analysis of local conditions allow for strong foundations of design.
Designing + Exploring
Commitment to quality iterative design and visualization enables insights from the entire Design Team (including Owner and General Contractor) to be tested and integrated into the project.
Documenting
Comprehensive project management and quality control protocols ensures proper coordination and execution of architectural drawings and specifications.
Building
Experienced and dedicated staff oversee construction to assure the highest quality of completed project.
With a comprehensive philosophy of addressing every project from a 'macro to micro' perspective, we ensure that each element, from the initial concept to the final detail, contributes to a coherent and viable design solution.
Additionally, with a dedicated team, many of whom have been with us for nearly a decade, we bring design sensitivity, technical expertise, and hand-on Principal involvement to every project.
DAVID THOMPSON aia, ncarb
Principal and Founder
PROJECT ROLE: Principal-in-Charge
David’s design philosophy centers on the creation of enduring environments that are both responsible and sustainable. With an extensive career spanning over 30 years, David possesses a diverse range of expertise ranging from hospitality, commercial to residential projects. His approach extends beyond the structure, embracing an ethos that addresses functional requirements while seamlessly integrating aesthetic and contextual imperatives. This holistic approach imbues his projects with a timeless quality, ensuring their long-term value and relevance. David serves on the Tulane University Advisory Board, where he is actively involved in the Richardson Memorial Hall Preservation Program.
EDUCATION
Tulane University, School of Architecture, Master in Architecture
Tulane University, School of Architecture, Bachelor of Architecture
REGISTRATION
Licensed Architect, California
Licensed Architect, Colorado
Licensed Architect, Hawaii
AFFILIATIONS
American Institute of Architects
LA Forum for Art and Architecture
Tulane School of Architecture, Board of Advisors
SELECT AWARDS
AIA CA Residential Awards
AIA LA Residential Architecture Awards
AIA LA Restaurant Design Awards
American Architecture Awards
AN Interior Top 50 Architecture Firms
Architizer A+ Awards
Builder's Choice Awards
BUILT Design Awards
LA Forum for Art and Architecture
LIV Hospitality Design Awards
LA Business Council Architectural Awards
Luxe Red Awards
SCDF Awards
SARA
RELEVANT WORK EXPERIENCE
SELECT RESIDENTIAL WORK
Beverly Grove Residence, Beverly Hills CA
Firenze Residence, Los Angeles CA
Fryman Canyon Residence, West Hollywood CA
Garnder 1025, Los Angeles, CA (while at LOHA)
Gramercy Lofts, Los Angeles CA
Habitat 825, Los Angeles, CA (while at LOHA)
Hale Haleakala, Maui HI 6,000 sf / 15 acres
Hale Lihau, Maui HI
Laurel Hills Residence Studio City CA
Leslie Lane Residence Beverly Hills CA
Luxury Branded Residences, Henderson NV (14)
Maybrook Residence, Beverly Hills, CA
Posetano Residence, Pacific Palisades CA
Phelps Residence, Huntingtoon Beach CA
Ridge Road House, Snowmass Village CO
Rustic Canyon Residence Pacific Palisades CA
sf Stephenson House, Washington D.C.
Stone Canyon Residence Bel Air CA
Stoneridge Residence Bel Air CA
Sunset Plaza Residence, Hollywood CA
Via De La Paz Residence, Pacific Palisades CA
Westfall Residence, Canton OH
SELECT HOSPITALITY WORK
Cactus Club Cafe Sherway Gardens, Toronto ON 14,200 sf + 3,200 sf patio
Cactus Club Cafe Crowfoot Crossing, Calgary AB 8,410 sf + 1,410 sf patio
Cactus Club Cafe Coal Harbour, Vancouver BC 20,000 sf
King Taps First Canadian Place, Toronto, ON 10,400 sf + 3,900 sf patio
King Taps Willowbrook, Burnaby BC
Hillstone, R+D Kitchen, Yountville CA
sf
Hillstone, South Beverly Grill and Honor Bar, Beverly Hills CA 5,000 sf
TARA HAGAN ra Director of Operations
EDUCATION
McGill University, Master in Architecture
McGill University, Bachelor of Science Architecture
REGISTRATION
Licensed Architect, California
PROJECT ROLE: Project Manager
With her diverse skill set and experience, Tara brings an invaluable perspective to Assembledge+. Her passion for creating innovative and sustainable architectural solutions drives her work, consistently pushing boundaries. Tara possesses more than a decade of experience in designing and overseeing projects and teams, ensuring efficiency and meeting schedules. Prior to joining Assembledge+, Tara worked in New York City at Bjarke Ingels Group where she worked on VIA West 57th Street, and later at ROART where she worked primarily on multifamily residential projects and adaptive reuse.
SELECT RESIDENTIAL WORK
Hale Haleakala, Maui HI
Hale Lihau, Maui HI
Luxury Branded Residences
Maybrook Residence, Beverly Hills CA
Ridge Road House, Snowmass Village CO
Via De La Paz Residence, Pacific Palisades CA
Stone Canyon Residence, Bel Air CA
Via West 57 St, Brooklyn, NY *
* Work performed while employed at Bjarke Ingles Group.
ATHENA MYERS
Project Designer
EDUCATION
University of Arizona, Master in Architecture
Arizona State University, Bachelor of Design Management
PROJECT ROLE: Project Designer
sf / 15 acres
sf / 16 acres
Hailing from Tucson, Arizona, Athena's curiosity lies in the intersection of conceptual drawings and the practicalities of the project site—comprehending the construction process and how it can illuminate more clever design solutions Before joining Assembledge +, Athena dedicated her expertise to the realm of modern desert residential projects, during which she gained a deeper comprehension of land ethics and how to harmonize design with intricate site-specific elements, spanning topographical, cultural, environmental, and ecological factors.
SELECT RESIDENTIAL WORK
Luxury Branded Residences (14) 7,000 sf
Long Shadow Residence, Tuszon AZ *
Tortolita Mountain, Oro Valley AZ ** 5,400 sf
Longridge Residence, Sherman Oaks CA 3,750 sf + 900 sf ADU
SELECT HOSPITALITY WORK
New American Concept, Toronto ON 5,500 sf
Seafood Restaurant Concept, Manhattan Beach CA
* Work performed while employed at at Ibarra Rosano Design Architects.
sf + 700 sf patio
02
Relevant Project Experience
RUSTIC CANYON RESIDENCE
A seamless integration of a dwelling and landscape.
Perched on the crest of a westward canyon, Rustic Canyon Residence is a serene retreat that exudes a treehouselike ambiance, seamlessly blending with its natural surroundings.
The extensive use of Western Red Cedar, both indoors and out, allows the home to blend organically with the landscape as if emerging naturally from the ground. Embracing the principles of organic modernism, the home features a carefully chosen palette of materials, including brick, cork, ebonized oak, and black metal. Expansive windows and natural materials enhance the sense of being among the trees, while the open floor plan fosters a seamless flow between indoor and outdoor living spaces.
LOCATION
Pacific Palisades, California
SIZE
8,000 sf
PROJECT TEAM
David Thompson (Principal-in-Charge), Mitchell Streichhirsch, Raul Aguilera, Can Jiang
LAUREL HILLS RESIDENCE
A serene family home that opens wide to great outdoors.
Comprising three pavilions connected by glass hallways, this single-story Los Angeles residence forms a serene oasis. The Western Red Cedar-lined guest house/garage pavilion sets a datum line that links the larger living and sleeping pavilions, featuring oversized charcoalcolored board, batten extira, and cement board siding. Deep overhangs counter solar heat and shield from sun exposure.
Seamless flow among the kitchen, family and living room, designed for uninterrupted entertainment, creates a translucent and lightweight harmony. A key project aim was to deeply engage the living experience with the property’s natural landscape, achieved through large windows, skylights, and pocketing doors that conjure layered scenes and infuse the home with light.
LOCATION
Studio City, California
SIZE
5,000 sf
PROJECT TEAM
David Thompson (Principal-in-Charge), Gregory Marin, Raul Aguilera, Can Jiang
FRYMAN CANYON RESIDENCE
A contemporary take on mid century style maximizing views of the outdoor space.
Nestled in the hills of Studio City, the Fryman Canyon Residence, the residence gives a sense of transparency, bringing in ample light and extending the living area outside, into the tiered landscape.
Main living spaces are linked by zig-zagsliding doors opening to the garden, while a new family room, echoing the sawtooth motif, descends two steps below the main floor. The kitchen, elevated slightly above the family room, incorporates skylights and white marble walls.
LOCATION
West Hollywood, California
SIZE
6,000 sf
PROJECT TEAM
David Thompson (Principal-in-Charge), Gregory Marin
STONERIDGE RESIDENCE
Open, airy home that embraces the essence of modernism.
Perched along scenic Mulholland Drive in Bel Air’s hills, the Stoneridge Residence transforms a one-story estate. A second-floor addition, with views over the valley, harmonizes the structure’s brick-faced forms. The design preserves and enhances the original exterior, blending expansive glass and dark steel supports with existing brickclad volumes, achieving a dynamic unity. A focal point of the backyard, amidst native vegetation and an expansive lawn, is an Olympic-sized infinity-edge pool complemented by a Barragan-inspired cantilevered concrete water fountain.
LOCATION
Bel Air, Los Angeles
SIZE 11,800 sf
PROJECT TEAM
David Thompson (Principal-in-Charge), Michael MacDonald, Jeremy Stoddart, Jennifer Rios, Kevin Southerland, Brooks Dunn
SUNSET PLAZA RESIDENCE
Bi-level home with bold California Modern and edgy modern interior.
Located above the Sunset Strip, the Sunset Plaza opens up to the surrounding landscape allowing the project to utilize all of the relatively flat site, unique to the hills. The design has been primarily driven by the motivation to extend the precedent established by the modern architecture of Schindler, Neutra, and Maston found in the area.
The clients asked for an indoor-outdoor experience, addressing the dramatic views from the inside out while still regulating the views from outside in. A saline infinity pool with spa and cabana highlights landscaped gardens, offering a vantage point of 180-degree views of the Los Angeles basin.
LOCATION
Hollywood, California
SIZE
5,700 sf
PROJECT TEAM: David Thompson (Principal-in-Charge), Jeremy Stoddart, Brooks Dunn, Kevin Southerland
WESTFALL RESIDENCE
A modern home designed to maximize scenic views, blending contemporary and traditional architectural elements.
Situated on a secluded 40-acre lot the home is comprised of a Y-shaped floor plan to maximize views of the surrounding hills. Floor to ceiling glazing enable indoor-outdoor connections, while an earth-berm emphasizes the gesture of the home extending out from the landscape.
Wrapped in western red cedar siding and elongated warm brick profiles, natural materials are used to reflect the site's ruralness and create a dialogue with the local vernacular.
LOCATION
East Canton, Ohio
SIZE
7,400 sf
PROJECT TEAM: David Thompson (Principal-in-Charge), Blake Hussey, Ignacio Bruni
HALE HALEKALA
An equestrian estate at Maui's loftiest elevation, featuring views that are nearly 360 degrees, taking in a volcano,the Pacific Ocean and undulating mountainscape.
Blending Californian Modern and Hawaiian sensibilities, the design goal is to maximize the views offered by the lot’s elevation, resulting in a home that is livable, comfortable, clean yet relaxed with broad exposure to the natural beauty of Maui upcountry. Indooroutdoor lifestyle is enhanced by large sliding doors and walks, clerestories, and multiple lanais with generous overhangs, allowing to take in the view, encouraging a sense of relaxation.
LOCATION
Maui, Hawaii
SIZE
Main House: 5,000 sf | Ohana: 1,000 sf | Stable: 1,200 sf
PROJECT TEAM David Thompson (Principal-in-Charge), Tara Hagan, Carey England, Caleb Schweter
HALE LIHAU
Anchored by a basalt base, the residence incorporates local materials to draw inspiration from the surrounding mountain ranges.
Sitting along the coastline of West Maui, Hale Lihau is designed to absorb the sweeping ocean views of the islands of Lanai, Kaho’olawe and the Pu’u Kukui mountain range to the North-East.
High ceilings, large operable windows and doors allow for the abundance of natural light, melding the outdoors with the indoor spaces. In addition to the main house, the sixteen-acre property includes a guest house and an equestrian zone with barn, pasture, and riding arena.
LOCATION
Maui, Hawaii
SIZE
Main House: 6,500 sf | Ohana: 1,000 sf | Barn: 4,370 sf
PROJECT TEAM David Thompson (Principal-in-Charge), Christopher Gallegos, Caleb Schweter, Tara Hagan
STONE CANYON RESIDENCE
Renovation and expansion of a historic 'Experimental House.'
Originally completed in 1951 and described as a 'preview of the future,' this home designed by modernist architect Rafael Soriano features a distinctive 'steel umbrella' structure; Assembledge+ now revitalizes it by revealing this iconic element, integrating Alvin and Heidi Toffler's additions, and harmonizing the design with its surrounding landscape.
LOCATION
Bel Air, Los Angeles
SIZE
11,000 sf
PROJECT TEAM David Thompson (Principal-in-Charge), Gregory Marin, Ignacio Bruni, Carey England, Caleb Schweter
POSETANO RESIDENCE
Clad in travertine, the home modernizes this ancient material, showcasing a range of textures and colors.
Located along the Pacific Coast Highway in Pacific Palisades, the Posetano residence offers 270-degree views of the Pacific Ocean and Santa Monica Mountains. Its floor plan seamlessly connects indoor and outdoor spaces with transparent walls that maximize natural light and views. The main level features a fluid layout between the kitchen, dining, and living areas, which open to the outdoors. A movable pool floor on the main deck can be raised to extend the deck for larger gatherings.
LOCATION
Pacific Palisades, California
SIZE
4,400 sf
PROJECT TEAM David Thompson (Principal-in-Charge), Mitchell Streichhirsch, Raul Aguilera, Can Jiang, Ignacio Bruni
KING TAPS
Flagship Elevated Brewpub Concept
LOCATION
Toronto, Ontario
PROJECT TYPE
Tenant Improvement
SIZE
10,400 SF w/ 3,930 SF Patio
PROJECT TEAM
David Thompson (Principal-inCharge), Cesar Quinones, Greg Marin, Luke Broderick, Runing Wang, Scott Nusinow
A neighborhood hangout featuring an inviting and energetic space.
Located in the heart of downtown Toronto’s Financial District in the First Canadian Place Building, King Taps is a 10,450-sf restaurant and bar, featuring 450 seats, two bars and two patios sprawled over two stories.
Assembledge+ designed the spaces with a refined palette of black walnut, artisan tile, reclaimed brick, Carrara marble, steel and brass. Furnishings include butcher-block walnut tables, black leather seating, brass pendant lighting, and accent bar stools.
State-of-the-art technology has been infused in every detail, from the screens and booths that are equipped with USB and electrical outlets, to the kitchen, featuring pizza ovens and sophisticated beer tap equipment.
The key to the restaurant/bar was to maximize opportunities for open-air dining with sliding glass panels to accommodate weather year-around, while taking in the views and engaging all the energy and action of the community.
Photos by Michael Weschler
CACTUS CLUB CAFE at COQUITLAM CENTRE
Standalone Casual Fine Dining
LOCATION
Coquitlam, British Columbia, Canada
PROJECT TYPE
Ground-up New Construction
SIZE
8,620 sf + 1,450 sf Patio
PROJECT TEAM
David Thompson (Principal-inCharge), Jooyoung Chung, Scott Nusinow, Ignacio Bruni, Nicole Saville
Modern Canadian cusine paired with a warm, inviting atmosphere.
With seating up to 335 guests across a lounge, dining room, and an all-season covered patio, the Cactus Club Café Coquitlam offers fine casual dining paired with a contemporary, sophisticated aesthetic.
Inside, a refined material palette echoes the West Coast Canadian landscape. Rift-cut white oak, oil-rubbed bronze, and dark leather enhance the lounge and dining room with a warm, inviting atmosphere, while artworks by Andy Warhol provide an eye-catching moment. The bar, featuring a long-curved countertop, dark wood, and a bocci light fixture, adds a touch of glamour, epitomizing the Cactus Club brand and its high-energy vibe.
A continuous ribbon of wood ceiling transverses the space, creating a cohesive design element that unifies the dining experience, while custom clerestory windows fill the space with ambient natural light.
Referencing the design elements of the Sherway Gardens flagship location, the building cantilevers its roof to envelope the patio, integrating the entire infrastructure and creating a seamless connection between indoor and outdoor dining.
On the exterior, glass fiber reinforced concrete horizontal slats façade with black aluminum framing and dark fir louvers provide an engaging and materially rich setting for this new ground-up restaurant.
Photos by Ema Peter
Project Understanding and Scope of Work
PROJECT UNDERSTANDING
This proposal has been prepared based on all available information and relevant conversations between Assembledge+ and Studio Osklo about the project and their objectives.
Project Information
Assembledge+ understands the project scope to comprise of a renovation and 4000 sf addition to an existing 10,000 sf single family dwelling, as well as a new 4,000 sf guest house located at 10690 Somma Way in Los Angeles. The property is a flag lot on a level ridge with downhill slopes on all sides. New pool, retaining walls, and site work by others and excluded from the scope of this proposal.
The breakdown of project areas is anticipated to be:
±10,000 SF Renovation to (e) Single Family Dwelling
±4,000 SF (n) Addition
±4,000 SF (n) Guest House
±18,000 SF Total
As architects, we see this project as an opportunity to shape a space of enduring beauty, transforming contextual constraints into opportunities for inspired, emotionally resonant design. As the Executive Architect, we will be committed to executing the design vision crafted by Studio Osklo.
Our deep background in delivering luxury residences as designers gives us the insight to help deliver an exceptional project. We will make ideal partners with the talented Design Architects, complementing their vision with the requisite attention to detail, and organization.
Figure 01: Site Photos - Existing Property
Main Floor (NTS)
03: Schematic Plan - Second Floor (NTS)
Figure 02: Schematic Plan -
Figure
PROPOSED SCOPE OF WORK
The extent of Architectural Services described herein are understood to be in accordance with the size and complexity of the project as defined in the Project Understanding. This document will serve as a contractual agreement for the provision of services, which is formulated in accordance with the Standard Form of Agreement Between Owner and Architect as prescribed by the American Institute of Architects (AIA), subsequent to the mutual acceptance of the proposed remuneration and scope of work.
SECTION 1: EXECUTIVE ARCHITECT SERVICES:
Assembledge +, in its role as the Executive Architect (EA) will be responsible for preparing, signing, and sealing the construction documents for the project, as well as coordinating with the Expediter on necessary permits and approvals. Additionally, we will take the lead in the coordination of the project with all consultants and engineers to ensure an efficient design process. The following breakdown outlines our prime responsibilities during each phase:
Schematic Design
This initial design phase will thoroughly investigate the existing conditions of the property to allow for the formulation of design solutions appropriate to the site. The EA will have a limited role, assisting in due diligence for code and coordination items. Working with the Design Architect and other stakeholders, the basic layout of the project will be developed and approved. The Design Architect will provide the 80% SD / Design Intent Package. The EA will review and refine the Design Intent Package provided by the Design Architect, delivering the following (2) Design Packages:
• Preliminary SD Package (90% SD) : Assembledge+ will prepare a package illustrating the layout and building massing, further refining the DI package provided by the EA. This presentation package will include floor plans, site plans, & up to (8) Exterior 3D visualizations illustrating the exterior massing.
• Final SD Package (100% SD): Assembledge+ to incorporate feedback from the Design Architect on the 90% SD Package, and prepare a final SD Package for Owner/ Design Architect review. This presentation package will include floor plans, site plans, & up to (8) Exterior 3D visualizations illustrating the massing and exterior finishes.
Any additional design modifications and design packages beyond the (2) packages outlined in this proposal will be considered additional services and billed accordingly.
Assembledge+ will require signed approval of the Schematic Design Package prior to moving forward with Design Development phase. Any design iterations and/ or meetings required beyond those outlined above or any modifications to the approved Schematic Design Package will be considered additional services and billed accordingly.
Design Development
Based on the approved Schematic Design package, the EA will complete the Design Development phase of work which will consist of:
1. Design Development Package / 100% DD Set
a. Preliminary Site Plan
b. Floor Plans
c. Roof Plans
d. Building Elevations and Sections
e. Door & Window Schedules
f. 3D CADD model including exterior finishes, doors, windows, etc.
2. Overall Project Administration & Coordination
a. Engage & coordinate with other consultants including but not limited to structural, soils, etc.
b. Submit the 100% DD Set to the Dept. of Building & Safety for Plan Check.
c. Meetings with ownership & design team
It is understood that a 3rd party Expediter will assist and coordinate all regulatory approvals - planning, building and safety, etc.
Note: Assembledge+ will require signed approval of the Design Development drawings prior to moving forward with Construction Documents. Any design iterations and/ or meetings required beyond those outlined above or any modifications to the approved Design Development set will be considered additional services and billed accordingly.
Construction Documents
Based on the approved Design Development package, the EA will complete the Construction Document phase of work which will consist of:
1. Issue for Construction Package / 100% CD Set
a. Demo Plans
b. Site Plan
c. Floor Plans
d. Basement Slab / Foundation Coordination Plan
e. Reflected CEiling Plans
(incl. Lighting, Power, Mechanical Vents)
f. Building Elevations and Sections
g. Typical Exterior Details
h. Wall Types, Floor Assemblies, Door & Window Details
i. Final Door & Window Schedule
2. Overall Project Administration & Coordination
a. Coordinate consultant scope (Structural / Soils / Civil / MEP, etc.
b. Review detailing with selected Subcontractors
c. Meetings with ownership & design team
d. Coordinate Pre-Construction Services with Contractor including Pricing Estimates & One Round of Value Engineering
e. Complete plan check corrections and requirements for permitting.
Any additional design iterations and/or meetings beyond those outlined above or any modifications to the approved Construction Documents Set will be considered additional services and will be billed accordingly.
Any additional rounds of Value Engineering beyond the (1) round included in the proposed scope of work will be considered additional services and billed accordingly.
Bidding & Negotiation
If required, the EA will prepare a package for bidding or selecting a contractor. This includes responding to any questions bidders / General Contractor's (GC) might have to aid in determining the final budget.
Construction Administration
Upon commencement of construction, the work of the General Contractor will be observed and reviewed at regular intervals for conformance to the design intent and for overall quality of work. All submittals, shop drawings, mock-ups and Requests for Information from the GC will be responded to in a reasonable timeframe.
The delineation of scope and responsibilities between the Design Architect and the Executive Architect is critical to the success of this project. Upon the commencement of the project, Assembledge + will prepare a Matrix of Responsibilities for the approval of all parties.
SECTION 3: ADDITIONAL SERVICES
Any services that are requested or required by the Owner but are not specifically defined in this proposal will be considered Additional Services. Any Owner requested changes to the design of the project after any of the approved phases as outlined above will be considered Additional Services. Additional Services, when approved by the Owner, will be billed at the rates outlined in the professional fees section.
SECTION 4: EXCLUSIONS
Services not included in the Basic Services outlined above are considered Additional Services and require written authorization by the Owner. Other services excluded from the Basic Scope of Services may be provided at the Owner's discretion, and include but are not limited to:
⚫ Interior design and documentation services.
⚫ Furniture plans and selections.
⚫ Design Architect services.
⚫ High-end animations or additional visualizations beyond the scope outlined above.
⚫ Submittal or administration of the process for applying to the relevant authorities having jurisdiction to be carried out by an expediter or land-use consultant.
⚫ In-person presentations to any governing body required for permits or approvals.
⚫ Any other professional consultant services required for the project.
⚫ Any design modifications and design documentation revisions required due to value engineering beyond the first round.
⚫ Additional scope not outlined in project and proposal.
SECTION 5: CONSULTANT SERVICES
Over the course of the project, Assembledge+ will be coordinating the services of consultants as required by the scope of the project. However, the services of these consultants are not included in this proposal. Outlined below is a list of consultants Assembledge + believes may be necessary for this project based on past experience. Assembledge+ will work with the client to select the appropriate consultants and assist in the negotiation of their fees. If desired, these services can be contracted separately by the Owner; if contracted directly through Assembledge+ at cost plus 15% markup.
Structural Engineering
Mechanical, Electrical and Plumbing Engineering
Lighting Design
Acoustics Engineering
Expediter/Land-Use Consultant
Audio/Visual Consultant
Security Consultant
Door Hardware Consultant
Pre-Construction Services
Waterproofing Consultant
PROPOSED PROJECT SCHEDULE
The proposed project schedule, developed in alignment with the timeline outlined in the RFP, details each project phase and highlights key milestones. This schedule is dependent on several factors, including review timelines set by the Authority Having Jurisdiction (AHJ), the time required for Design Architect and Owner reviews, engineering consultants schedules once secured, and the Contractor’s schedule for providing pricing estimates.
Herein you will find our proposed professional fees for the scope of work outline above. Our compensation has been projected based on our experience and best judgment, taking into account various factors such as square footages, anticipated timelines, expected workload, and resources required.
EXECUTIVE ARCHITECT SERVICES | CONSTRUCTION PHASE FEES
* For the purposes of this proposal, the Bidding & Negotiation and Construction Administration Phase fees are to be billed hourly and to be invoiced monthly. During construction, Assembledge+ will keep the Owner informed of progress and fee status at regular intervals.
Professional fees for hourly services or services beyond the agreed scope of work, shall be paid on a time and expenses basis at our hourly rates plus reimbursable expenses. The hourly rates as of January 1, 2025 are set forth at right and are adjusted annually, in accordance with normal salary review practices.
Reimbursable Expenses
ASSEMBLEDGE + 2025 HOURLY RATES
Reimbursable expenses incurred by Assembledge + and its consultants in the interests of the project shall be paid on a direct cost plus 10% to cover administrative costs. The anticipated reimbrsable expenses for the project are outlined in each relevant part of the fee proposal, and are understood to be estimated. Unless otherwise agreed in writing, Assembledge + and its consultants will be reimbursed for project-related expenses such as:
⚫ Printing and reproduction of prints, models, calculations, and reports;
⚫ Mileage, tolls, taxis, etc. for local travel;
⚫ Overnight mail, messenger and courier services, long distance phone calls;
⚫ Filing fees and applicatio fees where applicable;
⚫ Miscellaneous out of pocket costs in connection with the project;
⚫ For out of town travel, Assembledge + shall be reimbursed for business class airfare, car rental, hotel expenses, and meals per individual for each trip; all out of town travel should assume to include (1) Principal or Director and (1) Project Manager unless otherwise noted.
ACKNOWLEDGMENT
PROPOSAL ACCEPTED BY:
Name:
Date:
Signature:
Name:
Date: David Thompson October 14, 2025
Signature:
TERMS & CONDITIONS
1. PAYMENTS. The Owner shall pay the Architect an initial non-refundable retainer payment equal to 10% of the overall contract amount upon execution of the Agreement. Payments during the course of the Project shall be billed monthly based on the percentage of completion in each phase of the Project. Payments for the Architect’s services and for the reimbursable expenses described in Sections 2 and 3 of these Terms and Conditions are due and payable upon the Owner’s receipt of the invoice. Invoiced amounts unpaid after thirty (30) days after the invoice date shall bear interest of 1.5% per month from the date payment is due. In the event of non-payment beyond thirty (30) days, the Architect reserves the right to suspend services until all outstanding invoices are paid, but only after not less than ten (10) days’ prior written notice to the Owner. Accounts more than ninety (90) days in arrears may be referred for collection, but only after not less than ten (10) days’ prior written notice to the Owner. The Owner shall be responsible for any and all collection expenses, including reasonable attorney’s fees incurred by or on behalf of the Architect on such collection. The Architect’s invoices for services rendered or expenses incurred for the Project are to be paid regardless of any related construction or fee arrangements the Owner may have with others, and regardless of the outcome of any litigation brought by the Owner where such litigation arises out of the Project that is the subject matter of the Agreement.
2. REIMBURSABLE EXPENSES. Reimbursable expenses incurred by the Architect in the interests of the Project shall be reimbursed on a direct cost basis plus 15% to cover administrative costs. Unless otherwise agreed to in writing, the Owner shall reimburse the Architect for all Project-related expenses including, but not limited to the following: printing and reproduction of prints, models, calculations, and reports; overnight mail, messenger and courier services; long distance phone calls; filing fees and application fees, if applicable; and other reasonable outof-pocket costs incurred for the Project.
3. PROJECT-RELATED TRAVEL. Mileage for meetings and site supervision (if and to the extent included in the scope of services) within Los Angeles County is included within the total contract amount. All Project-related travel beyond Los Angeles County will require prior written approval from the Owner. Air travel for the Project will be booked in business class. All reasonable travel-related expenses including airfare, lodging, meals, tolls, taxis, ride-shares, transit-fares, etc. will be billed at cost, as reimbursable expenses. Vehicle mileage will be billed at the current IRS mileage rate for specific Project-related trips (e.g., product and material research and selection, and long-distance job meetings).
4. ADDITIONAL SERVICES. The following services are considered Additional Services and shall be charged on a time and expenses basis at the Architect’s hourly rates in accordance with Section C of the Agreement (subject to annual adjustments in accordance with the Architect’s normal salary review practices), plus reimbursable expenses as described in Section 2 of these Terms and Conditions: (a) any and all services beyond the agreed scope of work specifically described in the Agreement, (b) any changes or additions requested by the Owner that constitute a substantial change to the work already completed, (c) additional entitlement applications, public hearings, or work with regulatory agencies other than the building department and planning department for the Project’s jurisdiction, (d) services necessitated by the enactment or revisions of codes, laws or regulations, (e) services necessitated by decisions of the Owner not rendered in a timely manner, (f) services necessitated by act or neglect of the Owner or others, including the contractor, and (g) services necessitated by a material change in the scope of the Project. Prior to performing any Additional Services, the Architect shall first notify the Owner in writing of the need for such Additional Services. If The Architect’s services specified in the Agreement have not been substantially completed within twenty-four (24) months from the start of services, the Architect’s fee shall be subject to good faith renegotiation by the parties hereto.
5. SUSPENSION. If the Owner fails to make timely payments to the Architect in accordance with the Agreement or others defaults under the Agreement, on not less than ten (10) days’ written notice, the Architect shall have the right to suspend the performance of its services under the Agreement until such payment is made or default is cured, as applicable. In the event of a suspension, the Architect shall have no liability to the Owner for any damage or delay caused to the Owner due to such suspension. Before resuming services, the Owner shall pay all amounts due to the Architect, including any out-of-pocket expenses incurred by the Architect due to the suspension and resumption of the Architect’s services. The Architect’s fees for the remaining services and time schedules, if any, shall be equitably adjusted, if appropriate under the circumstances.
6. TERMINATION. Notwithstanding anything contained in the Agreement to the contrary, the Agreement may be terminated by either party, upon written notice to the other party if the other party fails to perform in accordance with the terms of the Agreement and such failure is not cured within ten (10) days of the giving of such notice for monetary defaults and within thirty (30) days of the giving of such notice for non-monetary defaults. In such event,
the parties shall have such rights, remedies and obligations as may be provided at law or in equity. In addition, upon no less than ten (10) days’ written notice to the Architect, the Agreement may be terminated by the Owner if the Owner abandons or suspends the construction work at the Project site. In the event of termination of the Agreement, the Architect shall be compensated for all work completed under the Scope of Services up to the termination date, plus any reimbursable expenses incurred pursuant to Sections 2 and 3 of these Terms and Conditions and any other costs incurred as a result of such termination.
7. WORK PRODUCT. All drawings, plans, specifications and other documents (collectively, the “Work Product”) prepared by the Architect under the Agreement are instruments of the Architect's services and subject to the terms of the Agreement, the Architect shall retain all common law, common statutory and other reserved rights, including the copyright. The Architect grants to the Owner a non-exclusive license to reproduce the Architect’s instruments of service solely for purposes of constructing, using, maintaining, remodeling and rebuilding the Project, provided that the Owner substantially performs its obligations under the Agreement, including prompt payment of all sums when due. In the event the Owner uses the Work Product without retaining the authors of the Work Product, the Owner releases the Architect and its consultant(s) from all claims and causes of action arising from such uses. The Owner, to the extent permitted by law, further agrees to indemnify and hold harmless the Architect and its consultants from all costs and expenses, including the cost of defense, related to claims and causes of action asserted by any third person or entity to the extent such costs and expenses arise from the Owner’s use of the Work Project Without the Architect’s prior written consent, the Work Product may not be used by the Owner or any third party for future phases or additions to the Project, or for any other projects, whether by the Owner or others. Any unauthorized use of the Work Product without specific written verification and adaptation by the Architect for its intended purposes will be at the user's sole risk and without liability or legal exposure to the Architect. The Architect retains ownership of any developed designs, graphics, patterns, custom-designed products/furniture, branding, etc. and reserves all rights to reuse them on future projects with other clients.
8. OWNER RESPONSIBILITIES. The Owner shall provide the Architect with all necessary information, documents, surveys, reports and drawings required for the design services for this Project in a timely manner, and the Architect shall be entitled to rely on the same. The Owner must make decisions and approve the Architect’s submittals in a timely manner to avoid unreasonable
delay in the Architect’s progress of services. The Owner must provide prompt written notice to the Architect if the Owner becomes aware of any defect or fault in the Project, including errors, omissions or inconsistencies in the Architect’s surveys, models, sketches, drawings, specifications, and other similar materials. If requested by the Architect, the Owner shall furnish evidence that financial arrangements have been made to fulfill the Owner’s responsibilities under the Agreement. If and to the extent the Project includes any services in connection with more than one (1) residential unit, the Owner represents and warrants to the Architect that the Project is intended to be developed as an apartment complex and the Owner does not currently intend to sell or transfer ownership of any apartment unit or other improvement to separate owners for individual residential use. The Owner acknowledges that the Architect has not been asked to design the Project for condominium ownership and that the Architect’s risk of liability or potential liability in condominium projects is greater than in "for-rent" residential apartment projects. Accordingly, in no event may the Owner convert the Project to a condominium prior to ten (10) years from the date a certificate of occupancy is issued for the Project.
9. INSURANCE . The Architect, at its sole cost and expense, shall maintain the following insurance for the duration of the Agreement: (i) Commercial General Liability in the amount of not less than One Million Dollars ($1,000,000) per occurrence and Two Million Dollars ($2,000,000) in the aggregate, naming the Owner as an additional insured; (ii) Professional Liability covering negligent acts, errors and omissions in the performance of professional services with policy limits of not less than One Million Dollars ($1,000,000) per claim and Two Million Dollars ($2,000,000) in the aggregate; (iii) Worker’s Compensation as required by law; and (iv) Automobile Liability covering owned and rented vehicles operated by the Architect with policy limits of not less than One Million Dollars ($1,000,000) combined single limit and aggregate for bodily injury and property damage. All insurance policies described above shall be issued by insurance companies authorized to do business in the jurisdiction where the Project site is located, with a policy holder rating of B+ or better and a financial size category of VII or better in Best’s Insurance Guide. Upon execution of the Agreement, the Architect shall promptly deliver to the Owner a copy of the certificate of insurance evidencing the coverage described in this section. All insurance referenced above shall be primary and non-contributing with any insurance maintained by the Owner.
10. LIMITATION OF LIABILITY. In recognition of the relative risks and benefits of the Project to both the Owner and
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the Architect, the risks associated with the Project are hereby allocated such that, to the fullest extent permitted by law, the total aggregate liability of the Architect and its shareholders, officers, directors, employees, agents and consultants to the Owner and its officers, directors, shareholders, managers, members, trustees, beneficiaries, employees, agents, general contractor, separate contractors, and other consultants for any and all claims, losses, costs, and damages of any nature whatsoever arising from or related to the Project, shall be limited to the lesser of (i) the fees actually received by the Architect for services rendered under the Agreement, and (ii) the amount of the Architect’s available insurance. Said limitation of liability shall apply regardless of the legal basis for the claim, loss, cost or damage, including, but not limited to, claims, losses, costs or damages based on the theory of breach of contract, professional or ordinary negligence, or breach of warranty. Neither the Owner nor the Architect shall be liable under the Agreement for punitive, exemplary, consequential or other indirect or special damages. It is intended by the parties to the Agreement that, except as permitted by applicable law (e.g., fraud), the parties’ obligations under the Agreement shall not subject the Owner’s or the Architect’s individual shareholders, employees, officers or directors to any personal legal exposure for the risks associated with this Project. Therefore, and notwithstanding anything to the contrary contained herein, except as permitted by applicable law, the Owner and the Architect agree not to direct or assert any claim, demand or suit against any of the Owner’s or the Architect’s individual shareholders, employees, officers or directors.
11. PHOTOGRAPHY. The Architect retains the right to photograph and/or arrange for photography of the project; and the right to present the project in publications, upon consulting with the Owner. The Architect may include photographic or artistic representations of the design of the Project among the Architect’s promotional and professional materials. However, the Architect’s materials shall not include information the Owner has identified in writing as confidential or proprietary. The Owner shall provide professional credit for the Architect in the Owner’s promotional materials for the Project.
12. ARBITRATION . Any dispute arising out of or relating to the Agreement or a breach thereof shall be resolved by binding arbitration in accordance with the Engineering and Construction Arbitration Rules & Procedures of JAMS currently in effect unless the parties mutually agree otherwise. Demand for arbitration shall be filed in writing with the other party to the Agreement and with JAMS. In no event shall the demand for arbitration be made after the date when institution of legal or equitable proceedings based on such claim, dispute or other matter in question would be barred by the applicable statutes of limitations. The foregoing agreement to arbitrate shall be specifically enforceable under any applicable law in any court having
jurisdiction thereof. The prevailing party in such arbitration shall be entitled to reasonable attorney’s fees and costs incurred by it in addition to any other relief which may be awarded, all as determined by the arbitrator.
13. ARCHITECTURAL SERVICES. The Architect shall perform its services under the Agreement as is consistent with the professional skill and care that architects practicing in the same or similar community under the same or similar circumstances ordinarily provide. The Architect does not have control over and shall not be responsible for construction means, methods, techniques, sequences or procedures, nor for safety precautions and programs in connection with the work at the Project site, since those are solely the contractor’s responsibility. The Architect shall not be responsible for the contractor’s schedules, delays or failure to carry out the work at the Project site in accordance with the construction documents. The Architect shall not have control over or be responsible for the acts or omissions of the contractor, subcontractors, their agents or employees, or any other persons or entities performing portions of the work at the Project site. Evaluations of the Owner’s Project budget, preliminary estimates of Construction Cost and detailed estimates of Construction Cost, if any, prepared by the Architect, represent the Architect’s good faith judgment as a design professional familiar with the construction industry. It is recognized, however, that the Architect has no control over the cost of labor, materials, equipment, the contractor’s methods of determining bid prices, or competitive bidding, market or negotiating conditions. Accordingly, the Architect cannot and does not warrant or represent that bids or negotiated prices will not vary from the Owner’s Project budget or from any estimate of construction cost or evaluation prepared or agreed to by the Architect.
14. HAZARDOUS SUBSTANCES. The Architect shall have no obligations or responsibilities with respect to the discovery, presence, handling, removal or disposal or exposure of persons to hazardous materials of any form at the Project site, including, but not limited to, asbestos, asbestos products, polychlorinated biphenyl (PCB) or the toxic substances.
15. PRIOR WORK. Notwithstanding the Effective Date of the Agreement, the parties recognize and agree that if any portion of the work and services required under the Agreement has been performed prior to the Effective Date, all such work and services shall nevertheless be governed by the terms and conditions of the Agreement.
16. SUCCESSORS AND ASSIGNS. The Agreement shall be binding upon and inure to the benefit of the parties and their successors and/or assigns. Neither party may transfer or assign its interest in the Agreement, the work or
any part thereof without the other party’s prior written consent; provided, however, that upon at least ten (10) days’ prior written notice, the Owner may assign the Agreement to a lender making a loan in connection with the Project.
17. ENTIRE AGREEMENT. The proposal to which these Terms and Conditions are attached, together with all exhibits and documents attached thereto or referenced therein, including these Terms and Conditions, represent the entire and integrated agreement among the parties regarding the services contemplated herein and supersedes all prior negotiations, oral or written.
18. SEVERABILITY. If any part of any provision of the Agreement is held to be invalid, illegal or unenforceable in any respect, such invalidity, illegality or unenforceability shall not affect the enforceability of the remainder of such provision or any other provision of the Agreement. In the event of any inconsistency between, the Agreement and these Terms and Conditions, the Agreement shall prevail.
19. AMENDMENT. The Agreement may be amended only by a written instrument duly executed by both the Owner and the Architect.
20. GOVERNING LAW. The Agreement shall be governed by the law of the jurisdiction in which the Project is located.
