HomeMy WebLinkAboutPBK_City of SLO_Specification No. 2001075_Parking Structure Safety_lo-resApril 17, 2026
Parking Structure Safety Element
Research and Design
CITY OF SAN LUIS OBISPO | SPECIFICATION NO. 2001075
PBK Architects California, Inc. | 408 Higuera St, Suite 100, San Luis Obispo, CA 93401 | (805) 329-3076
Mr. Michael Swartz, Project Manager III
City of San Luis Obispo Public Works Department
919 Palm Street
San Luis Obispo, CA 93401
mswartz@slocity.org
RE: Architecture & Engineering Services: Specification No. 2001075
Dear Mr. Swartz and the Selection Committee,
On behalf of PBK and our entire team, I am pleased to submit our proposal for the Parking Structure Safety Element Research and Design project.
Our team specializes in evaluating existing structures and delivering safety retrofits that are practical to build, minimally disruptive to operations, and
responsive to the surrounding urban context.
We bring extensive and directly relevant experience delivering safety enhancement projects in active public environments. Our work has included the
evaluation and design of barrier systems, structural anchorage, and phased construction strategies where maintaining operations, ensuring public
safety, and delivering clear, constructable documents are critical to project success.
Having visited the sites and carefully reviewed the RFP, we have developed a strong understanding of the unique conditions and challenges
associated with each structure. We recognize that each facility presents distinct edge conditions, visibility considerations, and operational constraints
that will require thoughtful, tailored solutions rather than a one-size-fits-all approach. We are confident in our ability to evaluate alternatives, provide
clear and actionable recommendations, and efficiently advance a preferred solution through design, permitting, and construction.
Equally important, we believe in being a collaborative and dependable partner. Our team is structured to provide consistent leadership, responsive
communication, and proactive coordination throughout the life of the project. With our office within walking distance of all three structures, we
are strategically positioned to respond swiftly to field conditions, verify design assumptions in real time, and provide the City with a high level of
accessibility and ongoing support. We are committed to delivering a successful project while building a strong and lasting working relationship.
We appreciate your consideration and are confident in our ability to deliver a thoughtful, durable, and cost-effective solution. PBK hereby
acknowledges receipt of Addendum No. 1, issued on April 2, 2026. We look forward to the opportunity to partner with the City on this important effort.
Sincerely,
AUSTIN DUNCKLEE, ARCHITECT
Principal in Charge
City of San Luis Obispo | Parking Structure Safety Element Research & Design
Contents
Section 01........................................................................................................................................................................p. 04
Project Understanding and Technical Approach
Section 02........................................................................................................................................................................p. 08
Relevant Experience
Section 03........................................................................................................................................................................p. 14
Proposed Project Team Qualifications
Section 04........................................................................................................................................................................p. 23
Proposed Project Schedule
Section 05........................................................................................................................................................................p. 25
Fee Proposal
Section 06........................................................................................................................................................................p. 28
References
City of San Luis Obispo | Parking Structure Safety Element Research & Design
POLICE HEADQUARTERS
City of St. Petersburg
PROJECT UNDERSTANDING AND TECHNICAL APPROACH01
SECTION 1: PROJECT UNDERSTANDING AND TECHNICAL APPROACH
City of San Luis Obispo | Parking Structure Safety Element Research & Design | 5
Project Understanding
The City is looking to improve safety across three existing downtown
parking structures in a way that is practical, constructible, and sensitive
to the fact that these facilities need to stay fully operational. From our
review of the RFP, site walks, and experience with similar retrofit work,
we understand the core challenge is delivering meaningful safety
upgrades within the realities of aging structures, active public use, and a
defined $1.5 million budget.
Each of the three parking structures, constructed between the mid-
1980s and late 2000s presents unique conditions related to geometry,
edge protection, parapet configuration, and structural systems. These
differences will directly influence the feasibility of barrier attachment
strategies, constructability, and cost. Existing parapets and edge
conditions must be carefully evaluated to determine their capacity
to support new barrier systems without triggering disproportionate
structural upgrades.
We understand the City’s goal is to evaluate multiple barrier system
approaches, including surface-mounted, parapet-mounted, and
recessed-mounted systems, along with integrated security camera
infrastructure. Success will require not only technical evaluation, but
also clear decision-making tools that allow the City to confidently select
a preferred approach based on performance, cost, constructability, and
long-term implications.
Just as important, we recognize that any solution needs to align with
CPTED principles. The intent isn’t just to add protection, but to do it in a
way that maintains openness, visibility, and clear sightlines throughout
the structures. That sense of transparency is key to both actual safety
and how safe people feel using the facilities. All of this also needs to be
delivered while keeping the garages open, minimizing disruption, and
being respectful of the surrounding downtown environment.
A key part of this work will be anticipating the typical risks that come
with retrofitting existing parking structures and addressing them early in
the design process. That includes unknown conditions at slab edges or
within existing reinforcing, limited capacity of existing parapets, potential
impacts to waterproofing systems, and the logistics of maintaining safe
public access during construction.
Our approach is centered on getting ahead of those issues early, testing
assumptions upfront, and working through clear, practical solutions
with the City so the design and construction process stays predictable,
coordinated, and free of unnecessary surprises.
Technical Approach
Our approach is centered on reducing risk, making smart decisions early,
and delivering solutions that are practical to build, easy to maintain, and
well-suited to an active parking environment. Just as important, we see
this as an opportunity to enhance safety in a way that feels cohesive with
the existing structures, respecting their architectural character rather
than layering on something that feels out of place.
Understanding Existing Conditions
We start by getting a clear, real-world understanding of what we’re
working with. While drawings and past documents are helpful, there’s
no substitute for thorough field verification. Our team will spend time at
each parking structure documenting its parapet conditions, edge details,
existing rails, and any possible constraints that could impact how new
systems are attached.
At the same time, we’ll review the structural systems, whether cast-in-
place, precast, or post-tensioned, and look closely at reinforcing, edge
distances, and anchorage limitations. We’ll also identify existing utilities
and anything that could conflict with new camera infrastructure. Doing
this work up front allows us to make smart decisions early and avoid
surprises later in the process.
Evaluating Options and Supporting Decisions
As we move into alternatives analysis, our goal is to give the City clear,
easy-to-understand options, not just technically sound solutions, but
ones that can be confidently selected and implemented.
Project Understanding & Technical Approach
SECTION 1: PROJECT UNDERSTANDING AND TECHNICAL APPROACH
City of San Luis Obispo | Parking Structure Safety Element Research & Design | 6
We’ll look at each barrier approach through a practical lens: how
it performs structurally, how difficult it is to install, how it affects
waterproofing and long-term durability, and how it feels from a
user’s perspective. Visibility, openness, and functionality are key
considerations, and we’ll prioritize solutions that maintain clear
sightlines and avoid creating hidden or enclosed conditions.
Equally important is how these improvements look. These structures are
part of the downtown fabric, and the final design should feel intentional
and integrated. We will study the existing architectural language of each
facility and develop barrier solutions that complement, rather than
compete with, the original design.
To support decision-making, we’ll present options side-by-side with
clear visuals, simple comparisons, and straightforward explanations
of trade-offs. The goal is to make the decision process as intuitive and
informed as possible.
Structural Design and Attachment Strategy
Once a direction is selected, we move into detailed design with a focus
on efficiency and restraint, doing what’s needed structurally without
overcomplicating the solution.
We’ll design attachment systems that work with the existing structure,
avoiding conflicts with reinforcing or post-tensioning wherever possible.
Loads will be distributed in a way that doesn’t overstress localized areas,
and we’ll pay close attention to detailing that protects against water
intrusion and long-term wear.
Whenever feasible, we’ll lean toward lighter, more distributed systems
that achieve the safety goals without triggering unnecessary structural
upgrades. The intent is to keep the solution both effective and
economical for the City.
Testing and Early Validation
To further reduce uncertainty, we like to validate key assumptions
early. This may include targeted field testing or a small mock-up of the
proposed anchorage approach.
This step would give everyone confidence that the system can be
installed as intended and allows us to fine-tune details before full
implementation. It is a simple step that can prevent costly adjustments
during construction.
Security Camera Integration
Security camera design will be handled in-house, which allows for tight
coordination between disciplines and a much more streamlined design
process. Because the camera designer is part of our core team, we can
integrate layout, conduit routing, and mounting strategies directly into
the structural and architectural design as it develops.
This results in cleaner drawings, fewer coordination gaps, and a
more cohesive final installation. Camera placement will be carefully
considered to maximize coverage while working in tandem with lighting
and overall visibility strategies, reinforcing natural surveillance rather
than relying on cameras alone.
Constructability and Phasing
From the beginning, we design with construction in mind. These
structures need to remain operational, so phasing and constructability
aren’t afterthoughts, they’re part of the design process.
We’ll develop a sequencing approach that allows work to happen in
manageable sections, maintaining parking capacity and minimizing
disruption to circulation and access. The goal is to keep the facilities
functioning while improvements are installed safely and efficiently.
By thinking through installation early, we can reduce field complications,
shorten construction duration, and make the project easier for everyone
involved.
Cost Awareness
With a defined project budget, staying aligned on cost is essential. We
keep a close connection between design decisions and cost impacts
throughout the process.
SECTION 1: PROJECT UNDERSTANDING AND TECHNICAL APPROACH
City of San Luis Obispo | Parking Structure Safety Element Research & Design | 7
As the team develops the options, we’ll highlight key cost drivers and
provide clear comparisons so the City understands where dollars are
being spent and why. As the design progresses, we’ll continue to check
alignment with the budget to avoid surprises and ensure the project
remains on track.
Responsiveness and Local Presence
One of our key advantages on this project is our close proximity to
the sites. Our office is located less than a mile from each parking
structure, placing us within walking distance and enabling us to remain
actively engaged and responsive as the work progresses.
We can quickly verify conditions in the field, respond to questions
as they come up, and provide real-time support during both design
and construction. Our level of accessibility will help keep the project
moving forward, reduces delays, and allow for faster resolution of any
unforeseen conditions.
Permitting and Construction Support
We take pride in producing clear, coordinated documents that move
smoothly through plan check and into construction. During construction,
we stay actively involved, reviewing submittals, responding to RFIs, and
helping resolve field conditions as they arise.
Our goal is to maintain momentum all the way through completion and
ensure the final result reflects the intent of the design.
Closing Statement
At the core of our approach is a simple idea: the best safety solutions
are the ones that work. They must be structurally sound, visually
appropriate, cost-conscious, and straightforward to build. By focusing
on early validation, thoughtful design, and responsive service, we will
provide a reliable, low-risk path to delivering a successful project.
COURTHOUSE PARKING FACILITY
County of Sumter
RELEVANT EXPERIENCE02
SECTION 2: RELEVANT EXPERIENCE
City of San Luis Obispo | Parking Structure Safety Element Research & Design | 9
With over 50 years of experience, PBK is a leader in the field of essential service
facilities. Our work has been recognized at state and national levels by the American
Institute of Architects, International Association of Fire Chiefs, International
Association of Police Chiefs, California Energy Commission, the Environmental
Protection Agency, and the California Parks and Recreation Society.
Below is a condensed list of PBK’s experience with parking structures and structural
retrofit projects:
Parking Structure
• Victoria Gardens Community Cultural Center
• State Street Parking Garage
• Mid Core Parking Garage
• South Core Parking Garage
• Florida Gulf Coast University Parking Garage #2
• Florida Gulf Coast University Parking Garage #3
• Florida Gulf Coast University Student Housing Parking Garage B
• Hertz Corporation Parking Garage
• Jackson Street Parking Garage
• City of Clearwater Parking Garage
• Sumter County Courthouse Parking Facility
• St. Petersburg Police Department Parking Garage
• City Centre Parking Garage Conceptual Design
• Avion Parking Garage
• FP & L (Florida Power and Light) Parking Garage
15+
Parking Garage Projects
Nationwide
350+
Completed Public Works
Projects in California
10
Local Team Members
250+
Licensed Architects and
Construction Administrators
in California
Relevant Experience
Florida Gulf Coast University Parking Garage #4 Sumter County Courthouse Parking FacilitySt. Anthony Hospital Parking Garage
SECTION 2: RELEVANT EXPERIENCE
City of San Luis Obispo | Parking Structure Safety Element Research & Design | 10
Project / Scope Overview
The Victoria Gardens Cultural Center is a community center, library, and performing arts center
located at the north axis of the Victoria Gardens shopping complex. The building links the Lewis
Family Playhouse, Paul A. Biane Library, a new 500-car multi-story parking garage, and the
4,500-square-foot Celebration Hall under one roof. The Celebration Hall can be rented out for
private parties or weddings and the City hosts a number of community events, such as Star Wars
Day and Harry Potter Day in the outdoor Imagination Courtyard.
The design team emphasized pedestrian access either through or around the facility designing an
“Arbor Court” to link the residential area to the public spaces and encourage nearby residents to
walk through the buildings and Imagination Courtyard.
Victoria Gardens Community Cultural Center
City of Rancho Cucamonga
PROJECT SIZE
500 Parking Spaces
100,000 SF*
FINAL CONSTRUCTION COST
$33,000,000*
*This is for the entire cultural center, not
just the parking garage
PROJECT SIZE
907 Parking Spaces
60,000 SF
FINAL CONSTRUCTION COST
$9,500,000
Project / Scope Overview
Located on a full city block in downtown St. Petersburg, the Mid Core Parking Garage serves as a
key mixed-use parking and retail facility directly across 2nd Avenue North from Sundial St. Pete,
a premier shopping and dining destination. The garage supports the surrounding urban core by
providing structured parking while activating the street level with retail space for national brands
and local dining and entertainment venues.
Designed to integrate with the pedestrian-oriented character of the area, the project enhances the
streetscape and contributes to the vibrancy of downtown by combining functional parking with an
engaging, active ground-floor experience.
Mid Core Parking Garage
City of St. Petersburg
SECTION 2: RELEVANT EXPERIENCE
City of San Luis Obispo | Parking Structure Safety Element Research & Design | 11
Project / Scope Overview
This project involved the design of a new parking garage and pedestrian bridge connecting to
the hospital’s medical office building. The two-bay garage was oriented to improve access while
presenting an office-like appearance from the street. The scope included a 110-foot pedestrian
bridge and covered walkways linking the garage to the broader hospital campus.
Key design challenges included a compact site, phased construction alongside adjacent hospital
projects, and coordination with extensive underground utilities. The structure utilized precast
wall panels, and the design addressed elevation differences between buildings while maintaining
parking below the bridge and required emergency vehicle clearances.
Jackson Street Parking Garage
St. Anthony’s Hospital
PROJECT SIZE
816 Parking Spaces
269,500 SF
FINAL CONSTRUCTION COST
$10,000,000
PROJECT SIZE
900 Parking Spaces
300,000 SF
FINAL CONSTRUCTION COST
$9,771,700
Project / Scope Overview
Hertz Corporation required a new parking garage for its employees and visitors as it relocated
its Global Headquarters to Estero, Florida. PBK worked closely with the client and Turner
Construction, the general contractor, to develop and execute an eye-catching design that
complements the new headquarters.
The new state-of-the-art structure houses a central energy plant that powers the surrounding
headquarters. The design includes many sustainable design features, such as a space frame
system that harvests both solar power and rain to help offset the energy costs for the garage and
its surrounding facilities.
Hertz Corporation Parking Garage
Hertz Corporation
SECTION 2: RELEVANT EXPERIENCE
City of San Luis Obispo | Parking Structure Safety Element Research & Design | 12
Project / Scope Overview
As part of on-call structural design services with the City of San Luis Obispo, Ashley & Vance
Engineering performed a comprehensive evaluation and analysis of a railroad safety trail
pedestrian bridge. The scope included assessing existing conditions, identifying structural
damage, and evaluating load capacity to ensure continued safe public use. The project also
addressed safety system rehabilitation, including review and recommendations for guardrails,
barriers, and related components to meet current codes and safety standards. The analysis
provided the City with clear guidance for necessary repairs, upgrades, and long-term maintenance
strategies to enhance the bridge’s safety, durability, and performance within the trail network.
*Project by Ashley & Vance Engineering
Project / Scope Overview
The Ashley & Vance Engineering team performed a detailed assessment of the Andrews Street
Pedestrian Bridge following damage from a vehicle impact. The scope included evaluation of
structural integrity, identification of damaged components, and analysis to determine the extent
of required repairs. The team also developed a comprehensive report with findings and provided
schematic-level guardrail design details to support repair planning and ensure compliance with
current safety standards. The assessment equipped the City with clear recommendations to
restore the bridge’s safety, functionality, and long-term performance.
*Project by Ashley & Vance Engineering
Railroad Safety Trail Bridge
City of San Luis Obispo
Andrews Street Pedestrian Bridge
City of San Luis Obispo
FINAL CONSTRUCTION COST
$12,500
PROJECT OUTCOME
The project was completed on time and
within budget, with no delays due to errors
or omissions.
FINAL CONSTRUCTION COST
This project was completed as part of an
on-call structural engineering roster.
PROJECT OUTCOME
The project was completed on time and
within budget, with no delays due to errors
or omissions.
SECTION 2: RELEVANT EXPERIENCE
City of San Luis Obispo | Parking Structure Safety Element Research & Design | 13
Project / Scope Overview
Structural services were provided for design upgrades to the ticket booth located at the primary
entry to the Baggett Stadium Sports Complex on the Cal Poly San Luis Obispo campus. The work
included evaluation of existing conditions and development of structural solutions to enhance
durability, functionality, and integration with the surrounding entry sequence, supporting improved
operations and visitor experience.
*Project by Ashley & Vance Engineering
Project / Scope Overview
The project included structural design for a new entry arch at the Cotton Rosser Rodeo Complex
at Cal Poly San Luis Obispo. Services encompassed structural analysis and detailing to support the
architectural feature, creating a durable and visually prominent gateway element that reinforces the
identity of the rodeo complex.
*Project by Ashley & Vance Engineering
Baggett Stadium Ticket Booth
California Polytechnic State University, San Luis Obispo
Cotton Rosser Rodeo Complex Sign
California Polytechnic State University, San Luis Obispo
FINAL CONSTRUCTION COST
$14,000,000*
*This project was completed as part of a
larger five-year enhancement program.
PROJECT OUTCOME
The project was completed on time and
within budget, with no delays due to errors
or omissions.
FINAL CONSTRUCTION COST
$14,000,000*
*This project was completed as part of a
larger five-year enhancement program.
PROJECT OUTCOME
The project was completed on time and
within budget, with no delays due to errors
or omissions.
MID CORE PARKING GARAGE
City of St. Petersburg
PROPOSED PROJECT TEAM QUALIFICATIONS03
SECTION 3: PROPOSED PROJECT TEAM QUALIFICATIONS
City of San Luis Obispo | Parking Structure Safety Element Research & Design | 15
PBK has delivered comprehensive architectural and engineering services across various sectors
to clients nationwide since 1974. With over 52 years of experience and more than 1,000 clients
served, we have built a reputation for performance-driven design and attentive, responsive
service. Our “firm without walls” model connects over 920 professionals across disciplines,
combining national expertise with the responsiveness of a local partner. In California, PBK
operates nine offices with more than 260 team members, offering both statewide reach and
community-rooted insight. This structure ensures projects of all scales receive thoughtful attention
and highly coordinated delivery.
Our firm brings extensive experience supporting clients through planning, design, contract
administration, and project management services. Our work is grounded in close collaboration
with our clients, stakeholders, and local agencies to produce solutions that support safe and
functional facilities. Throughout construction, our team provides consistent and hands-on
contract administration to maintain schedule, budget, and quality control. We coordinate closely
with contractors, consultants, and owner representatives to facilitate clear communication, reduce
risk, and address issues promptly. This proactive approach helps limit change orders and supports
efficient project delivery.
Parking Structure Safety Enhancements Project
The City of San Luis Obispo can expect a commitment to high-quality architectural and
engineering services that directly support your goals and the expectations outlined in the RFP. Our
approach prioritizes precision, responsiveness, and clear communication so every requirement
is met efficiently and on schedule. The City will benefit from a coordinated, interdisciplinary team
that reduces risk, improves clarity, and streamlines the project process. Experienced personnel will
be dedicated to this project, providing a reliable team that understands your priorities and works
seamlessly alongside your staff. Our goal is to provide the City with comprehensive, dependable
support to successfully complete the much needed improvements for the three existing
downtown parking structures.
Firm History
FIRM NAME
PBK Architects California, Inc.
MANAGING OFFICE
408 Higuera Street, Suite 100
San Luis Obispo, California 93401
TYPE OF ORGANIZATION
Corporation
OFFICE LOCATIONS
Anaheim
Bakersfield
Berkeley
Folsom
Fresno
Los Angeles
Rancho Cucamonga
San Diego
San Luis Obispo
SECTION 3: PROPOSED PROJECT TEAM QUALIFICATIONS
City of San Luis Obispo | Parking Structure Safety Element Research & Design | 16
Organizational Chart
NATHAN REASONS, ARCHITECT
Project Manager
DANIEL DE LA GARZA, LEED AP BD+C
Design Director
CYNDE SPENCE, CPHD
Construction Administrator
JOSEPH MONFREDA, ASSOC. AIA, LEED AP BD+C
Quality Assurance / Quality Control
GAREN LENCIONI, PE, FPE
Vice President, MEP/T Engineering
AUSTIN DUNCKLEE, AIA
Principal in Charge
Project Leadership
Proposed Team
ASHLEY & VANCE ENGINEERING
Structural Engineering
SILVA COST CONSULTING
Cost Estimating
Proposed Subconsultant Team
SECTION 3: PROPOSED PROJECT TEAM QUALIFICATIONS
City of San Luis Obispo | Parking Structure Safety Element Research & Design | 17
Integrated Planning, Design, & Engineering
PBK is a family of disciplines focusing on planning, architecture, engineering, and strategic analysis. Experts in each area partner with full-service
architectural and planning teams to take a holistic view of each project. The result: a united, interdisciplinary approach that merges form and
function, bettering plans and designs on all project types. The following in-house divisions bring national expertise - bringing enhanced value as we
take design solutions to the next level.
ARCHITECTURAL DESIGN & PLANNING
PBK provides integrated architectural,
planning, and design services for civic,
municipal, and public-use facilities. Our work is
grounded in a clear understanding of regulatory
requirements, operational constraints, and
community context. We develop practical,
performance-driven solutions that prioritize
public safety, sustainability, and long-term
value for public agencies.
IN-HOUSE MEP/T/FP
PBK’s engineers includes mechanical,
electrical, and plumbing, technology
consulting, low voltage, and fire protection.
Our firm also offers LEED consulting services,
energy modeling services, third-party energy
code compliance services, energy audits,
and the protection of sustainable-designed
buildings with low utility consumption and
extensive automation for ease of operation.
BUILDING ENVELOPE
PBK specializes in roofing, waterproofing,
exterior envelopes, and forensic
investigation. With over 50 years of serving
public agencies, we are dedicated to
delivering viable solutions that are cognizant
of your budget. PBK provides industry-
leading protection against future water
penetration through the roof, walls, and
ground, and a longer-lasting building.
CIVIL & STRUCTURAL ENGINEERING
PBK’s civil and structural engineering teams
provide comprehensive site and building
engineering services. Their expertise spans
infrastructure, grading, utilities, structural
systems, and constructability, delivering
efficient and resilient solutions from planning
through construction.
COMMUNITY ENGAGEMENT
PBK supports public agencies in coordinating
design elements that acknowledge community
partners and public contributors. Working
closely with project teams, we help identify
appropriate locations for recognition elements
and develop visual concepts for plaques,
signage, and commemorative features that
align with civic standards and project goals.
LANDSCAPE ARCHITECTURE
PBK also provides landscape architecture
and planning services for municipal
clients. Our work supports safe, accessible,
and welcoming outdoor spaces through
resilient, context-sensitive design, balancing
aesthetics, sustainability, and long-term
maintenance to deliver site solutions that
enhance public use.
SECTION 3: PROPOSED PROJECT TEAM QUALIFICATIONS
City of San Luis Obispo | Parking Structure Safety Element Research & Design | 18
PBK will work hand-in-hand with the City of San Luis Obispo and our proposed consultants to support your projects. With long-standing relationships
with each consulting firm, we prioritize selecting the most qualified partners and express confidence in our chosen team’s abilities. If the City prefers
different consulting engineers, we are ready to coordinate with firms of your choice, maintaining strong relationships with numerous local, award-
winning firms.
Sub-Consultants
COST ESTIMATING
Silva Cost Consulting, Inc.
Background
Silva Cost Consulting, Inc. is a California-based cost estimating and construction consulting firm established in April 2002 to serve
architects, developers, and governing agencies with accurate, market-responsive construction cost estimates. The firm brings extensive
“hard bidding” experience from large general contractors and has contributed to the estimating of more than $5 billion in construction
value throughout the state. They utilize advanced estimating tools, including ProEst, MII estimating software used by the U.S. Army Corps
of Engineers, BIM integration, and customized cost models to support informed decision-making across all project phases.
Experience
Silva Cost Consulting has extensive experience supporting civic and public-sector projects, providing cost estimating, value engineering,
and peer review services for municipalities, school districts, and government agencies throughout California. The firm’s portfolio includes
civic facilities, correctional and judicial buildings, libraries, K–12 schools, community colleges, and university campuses, where accuracy,
accountability, and compliance with public funding requirements are critical. With a strong understanding of public procurement
processes, Silva Cost Consulting delivers estimates that align closely with competitive bid results, helping public owners manage risk,
maintain budgets, and advance complex projects from planning through construction.
STRUCTURAL ENGINEERING
Ashley & Vance Engineering
Background
Since 2005, Ashley & Vance Engineering (AV) has provided innovative and cost-effective engineering solutions across various industries.
With over 110 skilled professionals, including 10 licensed Structural Engineers, they specialize in structural and civil engineering,
from entitlements to construction documents, delivering practical designs on time and on budget. Their approach emphasizes clear
communication, collaboration, and real-world solutions that meet client needs. Known for their proactive, responsive service, they
leverage the latest technology while maintaining a strong presence across nine offices in the West and beyond, including a dedicated
local presence in San Luis Obispo that places their team within walking distance of all three parking structures.
Experience
Ashley & Vance has extensive experience supporting civic and public-sector projects, providing civil and structural engineering services
for public works, institutional, and infrastructure facilities that serve local communities. The firm’s portfolio includes municipal facilities,
public safety buildings, and other publicly funded developments, where durability, regulatory compliance, and long-term resilience are
essential. AV brings strong regional knowledge and design expertise to help public agencies navigate technical complexity, environmental
constraints, and permitting requirements while delivering practical, cost-effective solutions from planning through construction.
SECTION 3: PROPOSED PROJECT TEAM QUALIFICATIONS
City of San Luis Obispo | Parking Structure Safety Element Research & Design | 19
Austin Duncklee AIA
Principal in Charge
A Civic and PreK-12 leader with more than 15 years serving clients, Austin Duncklee leads PBK’s
San Luis Obispo studio. Here, he oversees the design process from programming through closeout,
providing tailored solutions to this unique region of the state. Austin’s focus is on creative problem
solving, and he is dedicated to creating spaces that help all users achieve their full potential.
As the Principal-in-Charge for this pursuit, he will be the key contact with the City’s executive
leadership and participate at key milestones on the project gatherings. He will review at critical
phases to ensure the project is on track relative to the budget, schedule, and design.
Nathan Reasons ARCHITECT
Project Manager
Nathan brings over 20 years of experience in the design of civic, educational, and commercial
projects. He will serve as Project Manager for the project, providing overall coordination and
leadership throughout all phases of work. He will be responsible for maintaining the project
schedule, supporting budget awareness, and ensuring clear, consistent communication across the
team. He supports each design milestone, ensuring deliverables are complete, coordinated, and
responsive to City review. His proactive management approach helps maintain momentum, address
issues early, and support uninterrupted parking operations during design and construction.
EDUCATION
California Polytechnic State University,
San Luis Obispo
Bachelor of Architecture
REGISTRATION
Registered Architect, CA: #38729
AFFILIATION
American Institute of Architects (AIA)
REGISTRATION
Registered Architect, CA: #36039
Licensed through California Architects
Board Eight-Year Apprenticeship
Pathway in lieu of a traditional
undergraduate degree
Experience
Menlo Park Fire Protection District
˗Headquarters Facility & Underground
Parking Structure
Cambria Community Healthcare District
˗Cambria Ambulance Station Replacement
and Parking Improvements
Department of Motor Vehicles
˗City of Roseville DMV
City of Fairfield
˗Fairfield Police Department Expansion +
Parking Improvements
Buellton Unified School District
˗Electric Bus Parking & Charging Facility
Santa Maria Joint Union High School District
˗District Bus Barn & EV Charging
Santa Maria-Bonita School District
˗Roof Safety Retrofit
˗Parking Improvements (10 campuses)
San Juan Unified School District
˗John Barrett Middle School Roof Safety
Retrofit
˗Parking Improvements
Experience
Menlo Park Fire Protection District
˗Headquarters Facility & Underground
Parking Structure
Cambria Community Healthcare District
˗Cambria Ambulance Station Replacement
and Parking Improvements
Coastside Fire Protection District
˗Fire Station 44 Replacement
˗Fire Station 40 Kitchen Remodel
Jay Paul Company*
˗181 Fremont; High-Rise with Multi-Story
Below Grade Parking
Lincoln Properties*
˗350 Bush; High-Rise with 1-Story Below
Grade Parking Garage
Palo Alto Medical Foundation*
˗301 Old San Francisco Rd; Building with
2-Story Below Grade Parking Garage
Hines Real Estate*
˗400 and 450 Concar; Podium Building with 2
Stories of Below Grade Parking Garage
VMWare*
˗Headquarters Building - 2-Story Above Grade,
Post Tension and Precast
*Completed prior to PBK
SECTION 3: PROPOSED PROJECT TEAM QUALIFICATIONS
City of San Luis Obispo | Parking Structure Safety Element Research & Design | 20
Daniel De La Garza LEED AP BD+C
Design Director
Daniel brings over 16 years of experience at PBK, where he began his professional career as a Project
Designer. Now a Design Director, he guides projects from programming and early visioning through
design development and construction documentation, remaining actively involved in all phases
of design. Daniel coordinates teams and translates design intent into clear, buildable solutions,
balancing function and aesthetics through a practical, client-focused approach that supports
performance, equity, and long-term maintainability. As a LEED-accredited professional, he is
committed to sustainability and responsible stewardship of environmental resources.
Cynde Spence CPHD
Construction Administrator
Cynde has over 10 years of architectural experience in civic and educational projects and has a
proven track record of leading project teams, navigating public agency processes, and managing
construction administration from design through closeout. Cynde is a Certified Passive House
Designer with a deep commitment to sustainable, high-performance building design and green
education advocacy. As a member of the Central Coast Green Build Council (a local chapter of the
USGBC), Cynde served as the co-chair of the Green Schools steering committee, assisting local
schools complete energy-waste audits to create their own sustainability plans.
EDUCATION
University of Houston
Bachelor of Architecture
REGISTRATION
LEED Accredited Professional Building
Design + Construction (LEED AP BD+C)
EDUCATION
California Polytechnic State University,
San Luis Obispo
Master of City and Regional Planning,
Urban Design (MCRP)
Bachelor of Architecture, Sustainable
Environments, Environmental Design,
City and Regional Planning
CERTIFICATION
Certified Passive House Designer
(CPHD)
Experience
Stinson Beach Fire Protection District
˗New Fire Station
City of San Juan
˗New Public Safety Building
Foothill-De Anza Community College District
˗Dental Hygiene Clinic
Pajaro Valley Unified School District
˗Pajaro Valley High School Performing Arts
Center
Dublin Unified School District
˗Emerald High School, Phase II and III
˗Shamrock Hills TK-8 School
Santa Rosa City Schools
˗District Office
˗James Monroe Elementary School T-K
Campus
Santa Maria-Bonita School District
˗New K-8 Educational Campus
Chino Valley Unified School District
˗Ayala High School Performing Arts Center
Experience
City of Pismo Beach*
˗Chapman House ADA Restrooms
˗Emergency Repairs Gull Cottage
˗Emergency Repairs Beach Stairs
˗Emergency Repairs City Hall Roof
˗City Hall Planning Department ADA
Compliant Doors
˗City Corporation Yard Maintenance Building
Remodel and Addition
˗City Hall 1st Floor Remodel
Menlo Park Fire Protection District
˗Fire Station 77
Coastside Fire Protection District
˗Fire Station 44 Replacement
City of Tiburon
˗Fire Station 10
Buellton Unified School District
˗Electric Bus Parking & Charging Facility
Santa Maria Joint Union High School District
˗District Bus Barn & EV Charging
*Completed prior to PBK
SECTION 3: PROPOSED PROJECT TEAM QUALIFICATIONS
City of San Luis Obispo | Parking Structure Safety Element Research & Design | 21
Joseph Monfreda ASSOC. AIA, LEED AP BD+C
Quality Assurance / Quality Control
Joe brings over 25 years of experience managing teams and projects from planning and design
through construction administration and certification. For this project, Joe will serve in a
dedicated QA/QC role, reviewing production drawings and construction documents, providing
technical recommendations, and verifying compliance with client constructability standards. His
municipal experience and disciplined approach will help ensure design quality and consistency
throughout all phases of the City of San Luis Obispo’s Parking Structure Safety Enhancements.
Garen Lencioni PE, FPE
Vice President, MEP/T Engineering
Garen has 27 years of experience in mechanical and fire protection engineering. He has been
responsible for the design of hundreds of projects in a variety of applications and has expertise in
HVAC, plumbing, fire sprinklers, energy analysis, LEED, and commissioning. Garen’s understanding
of building systems and knowledge of system types allows him to have detailed understanding of
how the system and building will operate. Garen will oversee all details of the firms projects from
start to finish.
EDUCATION
Simon Greenleaf University
Bachelor of Arts, Apologetics
Mt. San Antonio College
Architecture Major
REGISTRATION
LEED AP BD+C (Building Design +
Construction)
AFFILIATION
Associate Member, American Institute
of Architects (Assoc. AIA)
EDUCATION
California Polytechnic State University,
San Luis Obispo
Master of Science, Fire Protection
Engineering
California State University, Fresno
Bachelor of Science, Business
Administration
REGISTRATION
Professional Mechanical Engineer, CA:
#33380
Fire Protection Engineer, CA: #1901
Experience
City of Rancho Cucamonga
˗Victoria Gardens Civic Center
City of Clovis
˗Clovis Fire and Police Carports
˗Clovis Fire and Police Headquarters
˗City Hall Expansion Pre-Design Services
West Valley Water District
˗West Valley Water District Headquarters
Master Plan
City of Big Bear Lake
˗Big Bear Lake Water Operations Facility
City of Anaheim
˗Elva Haskett Branch Library
City of Fontana
˗Fire Station 80
˗FIre Station 81
˗First Responders Memorial
Experience
Cambria Community Healthcare District
˗Cambria Ambulance Station Replacement
and Parking Improvements
City of Fresno
˗911 Emergency Call Center
˗Tower Theater Assessment
City of Clovis
˗Alternate Dispatch Center
Buellton Unified School District
˗Electric Bus Parking & Charging Facility
Clovis Unified School District
˗Terry P. Bradley Educational Center
˗Clovis East High School Stadium, Phase II
Del Norte Unified School District
˗Mountain Elementary School Modernization
˗Del Norte Performing Arts Center
˗Redwood Elementary School Modernization
Corona-Norco Unified School District
˗Centennial High School Aquatic Center
SECTION 3: PROPOSED PROJECT TEAM QUALIFICATIONS
City of San Luis Obispo | Parking Structure Safety Element Research & Design | 22
Ian Shoebridge SE, PE
Principal - Structural Engineer
Ian is well prepared to tackle any complex project and strives to develop buildable designs by
thinking from the client’s perspective, working through all phases of work. His design, project
management, leadership, and mentorship work is respected by those he works with as he pushes
teams and individuals through complicated designs or demanding coordination efforts. He has a
relentlessly analytical approach and is an approachable, solution-oriented, communicative, and
pragmatic team member. Having spent time in the field, he has an appreciation for what it takes
to translate construction drawings into a completed structure, as well as an understanding of the
importance of communication.
Javier Silva CPE
Principal - Cost Estimating
Javier has 30 years of estimating experience and a proven track record for preparing quality and
accurate estimates for his clients. Javier has been involved in the estimating and management of $15
billion dollars in construction projects. These projects include a wide variety of types including: fire
stations, K-12 schools, librarires, recreational centers, community colleges, universities, correctional,
commercial, civic, and retail. Javier gained his experience by working for some of California’s largest
construction management and general contracting firms. To further solidify his understanding of
construction estimating, he spent time in the field in a project management role.
EDUCATION
California Polytechnic State University,
San Luis Obispo
Master of Science, Civil Engineering
Bachelor of Science, Civil Engineering
REGISTRATION
Professional Structural Engineer, CA:
#6293
Professional Engineer, CA: #79205
AFFILIATIONS
American Society of Civil Engineers
(ASCE)
EDUCATION
California Polytechnic State University,
San Luis Obispo
Bachelor of Science, Construction
Management
REGISTRATION
Certified Professional Estimator (CPE),
1.4-000877-0812
Experience
City of San Luis Obispo
˗Railroad Safety Trail Bridge
˗US-101 On-Ramp at Broad
˗Andrews Street Pedestrian Bridge
˗Creek Sidewalk
˗Creek Bank Repair
˗Concrete Coring Repair
California Polytechnic State University, San
Luis Obispo
˗Capital Improvement Projects (TOSA/TOCA) -
Ongoing Structural Engineering Services
˗Spanos Stadium Bleacher Retrofit
˗Baggett Stadium Ticket Booth
˗Cotton Rosser Rodeo Complex Sign
Experience
City of Petaluma
˗Corporation Yard
City of Sacramento
˗24th Street Corporation Yard, Building 4
City of Emeryville
˗Corporation Yard
Sacramento Fire Department
˗Fire Station 15
˗Fire Station 14
Coastside Fire Protection District
˗Fire Station 44
Modesto Fire Department
˗Fire Station 1
Rohnert Park Department of Public Safety
˗Fire Station 3
Sequoia Union High School District
˗Menlo Atherton High School New 3-Story
Classroom Building
JACKSON STREET PARKING GARAGE AND CONNECTORS
St. Anthony’s Hospital
PROPOSED PROJECT SCHEDULE04
SECTION 4: PROPOSED PROJECT SCHEDULE
City of San Luis Obispo | Parking Structure Safety Element Research & Design | 24
LEGEND
Schedule Update
Estimate Update
Drawing / Spec Deliverable
To support a smooth and well-coordinated delivery of the Parking Structure Safety Element Research and Design project, our team schedule is
provided below. The schedule outlines key milestones, review periods, agency coordination, procurement activities, and construction phases,
ensuring all stakeholders share clear expectations and timelines. We will regularly update the schedule to reflect progress, decisions, and any
evolving project needs, allowing the team to proactively address challenges, maintain momentum, and support timely project completion
while minimizing disruption to ongoing parking structure operations.
Schedule
TASK
2026 2027
MAY JUN JUL AUG SEP OCT NOV DEC JAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DEC
Task 0: Project Management and
Coordination
Task 1: Alternatives Analysis
Task 2: Structural Analysis + 50% PS&E
Task 3: 90% PS&E
Task 4: 100% PS&E
Task 5: Final PS&E / Bidding Support
Task 6: Construction Support
City Review: Alternatives Analysis
City Review: 50% Submittal Review
City Review: 90% / Permit Review
City Review: 100% Review
50
8 WEEKS
8 WEEKS
6 WEEKS
7 WEEKS
7 WEEKS
6 WEEKS
6 WEEKS
4 MONTHS
5 WEEKS
3 WEEKS
50
90
100
CREEK SIDEWALK REPAIRS
City of San Luis Obispo*
*This is an Ashley & Vance project
FEE PROPOSAL05
SECTION 5: FEE PROPOSAL
City of San Luis Obispo | Parking Structure Safety Element Research & Design | 26
Subtask Role Hours Cost Fee
Phase 1 – Conceptual Design + Alternatives Analysis
Task 0: Project Management and Coordination PBK Principal-in-Charge
PBK Project Manager
8
76
$2,080.00
$13,680.00 $15,760.00
Task 1: Alternatives Analysis PBK Principal-in-Charge
PBK Project Manager
PBK Technical Designer
Structural Principal Engineer
Structural Project Engineer
12
40
28
20
60
$3,120.00
$7,200.00
$3,920.00
$5,000.00
$10,500.00
$29,740.00
Task 2: Structural Analysis and 50% PS&E PBK Project Manager
PBK Technical Designer
Structural Principal Engineer
Structural Project Engineer
Structural Design Engineer
Low Voltage/Technology Project Manager
LV/T Technical Designer
Cost Estimator
24
48
20
80
40
20
40
16
$4,320.00
$6,720.00
$5,000.00
$14,000.00
$5,600.00
$4,200.00
$5,600.00
$2880.00
$48,320.00
Task 3: 90% PS&E PBK Principal-in-Charge
PBK Project Manager
PBK Technical Designer
Structural Principal Engineer
Structural Project Engineer
Structural Design Engineer
LV/T Project Manager
LV/T Technical Designer
Cost Estimator
12
32
60
12
40
60
24
48
16
$3,120.00
$5,760.00
$10,800.00
$3,000.00
$7,000.00
$8,400.00
$5,040.00
$6,720.00
$2,880.00
$52,720.00
Task 4: 100% PS&E and Permitting Support PBK Principal-in-Charge
PBK Project Manager
PBK Technical Designer
Structural Principal Engineer
Structural Project Engineer
Structural Design Engineer
LV/T Project Manager
LV/T Technical Designer
Cost Estimator
8
20
32
8
24
24
12
18
16
$2,080.00
$3,600.00
$4,480.00
$2,000.00
$4,200.00
$3,360.00
$2,520.00
$2,520.00
$2,880.00
$27,640.00
Task 5: Final PS&E and Bidding Support PBK Project Manager
Structural Project Engineer
LV/T Project Manager
16
16
12
$4,160.00
$2,800.00
$2,520.00
$9,480.00
Task 6: Construction Support Services PBK Project Manager
PBK Construction Administration
Structural Project Engineer
LV/T Project Manager
48
96
96
24
$8,640.00
$17,280.00
$16,800.00
$5,040.00
$47,760.00
TOTAL FEE (NOT-TO-EXCEED) $231,420.00
Cost Proposal
City of San Luis Obispo
DATE: APRIL 17, 2026
Parking Structure Safety Element Research and Design | Specification No. 2001075
PBK’s philosophy towards fees is largely different from any other architectural or engineering firms—our proposed fee is meant to merely be a
beginning to negotiations, not the end. Our final negotiated fee is our fee—we know small changes happen along the way, and we don’t want to stop
and negotiate an extra fee each time.
SECTION 5: FEE PROPOSAL
City of San Luis Obispo | Parking Structure Safety Element Research & Design | 27
We sincerely thank the City of San Luis Obispo for considering our firm for this project. We look forward to the opportunity to work with you and your
team. Please do not hesitate to call any time if you have any questions or need additional information.
AUSTIN DUNCKLEE, ARCHITECT
Principal in Charge
(805) 329-3076
Austin.Duncklee@pbk.com
Hourly Rates
ARCHITECTURE (PBK)HOURLY RATE
Principal-in-Charge $260.00
Project Manager $180.00
Construction Administrator $180.00
Technical Designer $140.00
LOW-VOLTAGE / TECHNOLOGY (PBK)HOURLY RATE
LV/T Principal-in-Charge $260.00
LV/T Project Manager $210.00
LV/T Technical Designer $140.00
STRUCTURAL ENGINEERING (ASHLEY & VANCE
ENGINEERING)HOURLY RATE
Structural Principal Engineer $250.00
Structural Project Engineer $175.00
Structural Design Engineer $140.00
COST ESTIMATING (SILVA COST CONSULTING)HOURLY RATE
Cost Estimator $180.00
The following hourly rate tables for all proposed personnel are included for potential future additional services not specifically identified in the base
Scope of Work. Any additional services will be performed only upon written authorization from the City.
VICTORIA GARDENS COMMUNITY CULTURAL CENTER
City of Rancho Cucamonga
REFERENCES06
SECTION 6: REFERENCES
City of San Luis Obispo | Parking Structure Safety Element Research & Design | 29
References
Customer Name Cambria Community Healthcare District (CCHD)
Contact Individual Linda Hendy, District Administrator
Telephone & Email 805.927.8304, lhendy@cambria-healthcare.org
Street Address 2511 Main St
City, State, Zip Code Cambria, CA 93428
Date of Services June 2025 - ongoing
Contract Amount $5,200,000.00
Description of Services Progressive Design-Build for a New Ambulance Station: As part of
a Design-Build, PBK is currently engaged with Cambria Community
Healthcare District to improve and modernize an aging ambulance
station so that it can also meet current applicable codes and standards.
This includes site improvements such as required paving, paved
parking, and parking screen walls.
Project Outcome The new station is envisioned to be a modern facility that would include
administrative areas, crew quarters, with supporting space, and multiple
apparatus bays. It would house two 24-hour ambulance crews to
improve 911 ambulance response times.
Customer Name City of Clearwater
Contact Individual Tara Kivett, Engineering Construction Manager
Telephone & Email 727.444.8202, tara.kivett@myclearwater.com
Street Address 100 South Myrtle Avenue #220
City, State, Zip Code Clearwater, FL, 33756
Date of Services February 2023 - ongoing; substantial completion anticipated Jan 2027
Contract Amount est. $19,000,000
Description of Services South Osceola Parking Garage: The project is a 397-space, seven-
level mixed-use parking structure in downtown Clearwater serving the
surrounding area. It includes ground-floor retail along Osceola Avenue
and incorporates architectural elements influenced by the adjacent
church. The design maximizes parking capacity while enhancing
pedestrian experience, circulation, and safety, with integrated parking
technology and an emphasis on natural light and visibility.
Project Outcome The facility will provide a high-capacity, user-friendly parking solution
that supports downtown activity and adjacent community uses. The
integration of retail space and context-sensitive design enhances the
street scape, while improved visibility, technology, and circulation con-
tribute to a safe and efficient parking experience.
Reference No. 1
Reference No. 2
Describe fully the last three contracts performed by your firm that demonstrate your ability to provide the services included with the scope of the
specifications. Attach additional pages if required. The City reserves the right to contact each of the references listed for additional information
regarding your firm's qualifications.
SECTION 6: REFERENCES
City of San Luis Obispo | Parking Structure Safety Element Research & Design | 30
Customer Name Public Works, City of San Luis Obispo
Contact Individual James Yanez, Construction Engineering Manager
Telephone & Email 805.781.5252, jyanez@slocity.org
Street Address 919 Palm Street
City , State, Zip Code San Luis Obispo, CA 93401
Date of Services November 2025 - January 2026
Contract Amount $12,500
Description of Services Railroad Safety Trail Bridge and US-101 On-Ramp at Broad: As part
of their on-call structural design services, Ashley & Vance Engineering
performed an evaluation and analysis for damage assessment, load
capacity, and safety system rehabilitation of a pedestrian bridge and on-
ramp damaged by a fire and vehicle collision, respectively.
Project Outcome The project was completed on time and within budget. There were no
project delays due to errors or omissions.
Reference No. 3
San Luis Obispo Office:
408 Higuera St., Suite 100
San Luis Obispo, CA 93401
(805) 329 - 3076