Market Study to Assess

Transcription

1 Proposal Market Study to Assess Proposed Waterfront Revitalization Project For the City of Redondo Beach Submitted to City of Redondo Beach Waterfront & Economic Development Department

2 Seefiya Beachfront Buildings

3 Pete Carmichael City of Redondo Beach Waterfront and Economic Development Department Re: Market Study to Assess Proposed Waterfront Revitalization Project Dear Mr. Carmichael, Thank you for the opportunity to partner with the City of Redondo Beach s Waterfront and Economic Development department. AECOM is pleased to submit this proposal to provide market analysis and revenue forecasts for the proposed Waterfront Revitalization Project (Project). The 15-acre site, which is adjacent to the Municipal Pier and Harbor Project, presently includes a proposed 487,000 square foot lifestyle entertainment center with associated retail, dining, and entertainment (RDE) uses, including a market hall and theater, boutique hotel, and creative office space. The City of Redondo Beach (City) is seeking an independent, 3rd party expert to provide guidance regarding the marketability of the development based on the competitive marketplace as well as to provided estimates of anticipated future demand for the proposed uses over the next 5 to 10 years. AECOM offers an integrated practice with a multi-disciplinary team of experts planners, economists, and designers. We believe that we are uniquely qualified for this effort as it requires professionals to bring a mix of experience and perspectives to the effort. The team we have assembled is exactly that skilled and experienced in evaluating RDE, hotel, office, and waterfront development. John Robinett will lead the effort and serve as the Principal-in-Charge. He is a leader in the field of RDE development. John will be supported by Christine Safriet, a skilled economist and project manager who will be the day-to-day contact for the City. On the following pages we have included our firm s proposed scope of work, qualifications, project team, references, budget, schedule, and a statement declaring that we have no conflict of interest to engage in this analysis. We are confident that our work plan will successfully provide City Council the third party guidance and assessment they seek to determine next steps for this project. We would be honored to assist the City with this important assignment that has the potential to act as a catalyst along the City s waterfront for decades to come. Sincerely, John Robinett Christine Safriet Senior Vice President Senior Associate T T AECOM Proposed Waterfront Revitalization Project City of Redondo Beach Page 1

4 AECOM Create. Enhance. Sustain. AECOM is a global professional services firm providing integrated economics, planning, design, engineering, environment and program management services. Formed from some of the world s leading consultancies, including ERA, EDAW, DMJM H&N, and many more, we are configured to address the complex challenges facing our clients as they embark on projects involving land, community and infrastructure. Our purpose is to enhance and sustain the world s built, natural and social environments. We focus this expertise as needed for projects of all scales, assembling the combination that best suits the individual task and site. We blend deep local knowledge, global experience, technical excellence, innovation and creativity to offer our clients unparalleled outcomes and possibilities. AECOM Economics AECOM s Economics practice is one of the country s most experienced firms in providing economic planning services for various types of retail entertainment and specialty attractions and their related real estate assets. Since 1958 we have eavluated the attendance potential, financial feasibility, and economic/fiscal impact of projects worldwide. We also have conducted assignments for hotel developers proposing or repositioning properties as well as many other industry leaders, including Fairmont, Four Seasons, Loews, Marriott, Radisson, Ramada Renaissance, Ritz Carlton, Sheraton, W Hotels, Westin, and Hilton. AECOM s Economics practice is uniquely qualified for this assignment for the following reasons: Strong History: We bring over 50 years of experience with the economics of RDE, hotels/resorts, and office development worldwide. We have worked on some of the world s largest and most complex waterfront developments, but also routinely work with smaller developments and other projects. Breadth of Experience: We work regularly for private developers/operators and government agencies, and understand the different business models of these types of projects. We understand the market dynamics and development strategies which make RDE and mixed-use developments successful. Relevant Expertise: We have extensive experience with a wide range of RDE developments, as well as with associated hotel and office facilities. We also frequently work on waterfront RDE developments that are located adjacent to other major activity centers and understand the potential challenges of estimating demand and operating financials for these developments. Local Presence: Our proposed team is based in Los Angeles and has conducted numerous recent studies in the South Bay, most recently for the DoubleTree by Hilton Torrance-South Bay. We have a robust inventory of current operating information of competitive entertainment, retail, hotel, and office development in the region. Multi-Disciplined Service Offering: As noted above, in addition to our economics expertise, AECOM can provide a wide array of technical services to projects including architecture, engineering, environmental, cost consulting, project and construction management, and construction, should these disciplines be needed during our evaluation of the Project. Qualifications We have identified selected relevant qualifications which include RDE, hotel, office, and waterfront projects completed within the last decade. The selected qualifications were chosen because they are similar in terms of type, scale, location, and/or proposed scope of work. Additional qualifications can be provided as necessary. It should be noted that our historic portfolio of RDE and other mixed-use development economic analysis include Third Street AECOM Proposed Waterfront Revitalization Project City of Redondo Beach Page 2

5 Promenade (Santa Monica), Navy Pier (Chicago), Pier 39 (San Francisco), Faneuil Hall (Boston), and the London Eye (London, England). DoubleTree Hotel Redevelopment Opportunity Analysis Torrance, California Client: DoubleTree by Hilton Torrance-South Bay The investment team operating the DoubleTree Hotel Torrance-South Bay retained AECOM to determine the feasibility of redeveloping their current hotel property. The existing property comprises a 12-story tower and a 4-story low-rise courtyard property on five acres located directly across from the Del Amo Fashion Center. The investment team was particularly interested in capitalizing on new demand generated by the renovation and reorientation of Del Amo Fashion Center towards luxury goods, including the planned opening of Nordstrom in To determine the highest and best redevelopment opportunity, AECOM first conducted a site capacity analysis to determine the site constraints and developable square footage of the site based on current zoning and specific plan requirements. We concurrently conducted a market study to estimate future demand for a variety of hotel products targeting various market segments at different price points and quality levels, as well as other potential uses (office, retail, and residential) that could potentially be captured at the site. Based on supportable demand, AECOM developed site plans and tested the financial feasibility of several development programs, including renovation of the existing hotel and development of the remainder of the parcel. The study is being used by the client to determine the warranted level of investment to maximize future financial returns. Boutique Hotel Market and Financial Feasibility Analysis San Diego, California Client: San Diego County AECOM was engaged by San Diego County to prepare an analysis of the financial return to the County of two hotel alternatives at a redevelopment site located in Little Italy in downtown San Diego. One alternative included the reuse of the historic Star Building as a boutique hotel. The other alternative included a larger hotel development that would incorporate the Star Building into its development program. AECOM prepared a detailed site plan, design, market, and financial feasibility analysis for the project. Our work also included conducting interviews with local hotel operators and developers to better understand the site s development potential. Hotel Attraction Opportunities Analysis Various Locations Client: Hilton Hotels and Resorts Hilton is currently engaged with AECOM to provide an evaluation of a range of potential attraction/entertainment options at three Hilton properties (Hilton Anatole in Dallas, the Hilton Hawaiian Village Waikiki Beach Resort in Honolulu, and the Hilton Waikoloa Village Big Island Resort on the Big Island) in order to supplement the current guest offering via the development of additional onsite attractions/entertainment offerings. The top goals of the study are to distinguish the hotel properties within their respective markets versus their competitors, and also to engage the children s and families guest segment. Hilton is seeking guidance on the marketability of a wide range of potential attraction/entertainment offerings, from smaller-scale indoor specialty attractions, to large-scale outdoor attractions. Ports o Call RDE Feasibility Los Angeles, California Client: Port of Los Angeles AECOM was retained as part of a team by the Port of Los Angeles to analyze the market and opportunities and constraints for retail and entertainment development at the Port. The intent of the plan was to create a repositioning strategy for the Port of San Pedro that focused on enhancing the quality of experience to attract tourism business and regional residents. AECOM s market analysis focused on estimating the potentials for recapture of regional residents and tourists and the associated discretionary expenditures necessary to support RDE related used at the Port. We are currently engaged with the Port and the development team in the next phase of planning and design work. AECOM Proposed Waterfront Revitalization Project City of Redondo Beach Page 3

6 Mixed-Use with Creative Office Feasibility Analysis at Bergamot Station Santa Monica, California Client: The Luzzatto Company & Hines Development Over a two year period, AECOM Economics was retained by Hines and Luzzatto Company to conduct financial feasibility and fiscal analysis for two transit oriented developments near the future Bergamot Station on the new Expo Line. Work included creating a detailed pro forma analysis of the estimated value premium created by the City of Santa Monica giving additional entitlements to increase the density of the proposed projects. AECOM also estimated the fiscal benefit of the projects at build out. Both projects were approved by the City and included a creative office space in the development program. Retail and Entertainment Uses Master Plan for LA Live Los Angeles, California La Arena Company (Staples Center) The Economics practice at AECOM aided in planning the entertainment district surrounding the Staples Center designed to bring visitors to downtown LA during off-peak periods by providing a link between the Staples Center and central business district via retail, entertainment and housing to create a "24/7" livable community. Our work supported financing efforts and tenant acquisition for the development. Las Colinas Live Irving, Texas Las Colinas Group, LP Las Colinas Group, LP commissioned the Economics team at AECOM to analyze the market potential and expected financial performance of a proposed entertainment retail development to be located in Las Colinas, a master-planned community within the City of Irving, Texas. The project (Las Colinas Entertainment Center) is planned as an outdoor entertainment retail district centered on a music-filled pedestrian street. With the street orientation and the music theme, Las Colinas aims to create a level of activity and energy similar to other famous entertainment districts like Bourbon Street in New Orleans or Beale Street in Memphis, while adding native Texas accents and a level of sophistication befitting the Las Colinas community. The center is planned to have multiple anchors including a 6,000- person capacity live entertainment venue, a street and festival program supported by free entertainment, cinema, artisan market, and a unique collection of themed restaurants, bars, and clubs. Redevelopment of Oakland Coliseum and Potential for Ancillary Office, Hotel, and RDE Development Oakland, California Client: Oakland Alameda County Coliseum Authority AECOM was retained by the Oakland Alameda County Coliseum Authority to conduct a comprehensive market analysis to estimate the revenue potential of a Coliseum City Football Stadium concept. Work included evaluating the potential ancillary development that could be attracted based on a new professional football and baseball stadium scenario. The focus of the analysis was to determine the level of RDE, hotel, office, and residential uses that could be attracted to the site location. CN Tower Development Strategy Ontario, Canada Client: Ripley Entertainment In a series of assignments AECOM Economics analyzed the market and attendance potential as well as the management and operations plans for a proposed commercial aquarium at the base of the CN Tower in Toronto near the waterfront. The Tower, which serves as a telecommunications hub, also provides entertainment and attractions drawing international visitors to Toronto to visit this modern engineering wonder. Our market and feasibility analyses for the facility provided insights for the ultimate developer, Ripley Entertainment, on visitor volumes, physical planning factors, and visitor spending potentials in order to inform their decision making regarding site and market AECOM Proposed Waterfront Revitalization Project City of Redondo Beach Page 4

7 opportunities. The 135,000-square foot facility houses a 1.5-million gallon aquarium with 13,200 species of marine life is scheduled to open in September Mixed-Use with Hotel and Creative Office Feasibility Analysis near Bob Hope Airport Burbank, California Client: Burbank-Glendale-Pasadena Airport Authority AECOM is working with the Burbank-Glendale-Pasadena Airport Authority (operator of Bob Hope Airport) and the City of Burbank on a comprehensive transit-themed master plan for 540 acres of airport-adjacent industrial land. The plan addresses mobility, land use, and transit-oriented development opportunities. The primary goal of this effort is to leverage the assets of transit and airport-adjacency and position the area as a precedent setting cluster of transitindustrial flex use. The airport has witnessed a burgeoning presence of media industry uses in its vicinity, which are supplementing historical patterns of aerospace-related industrial uses. AECOM provided market analysis regarding the feasibility of future land uses considered for the planning area that included hotel and creative office space. Ontario Place Revitalization Ontario, Canada Client: Ontario Ministry of Tourism and Culture AECOM s Economics group was retained by the Ontario Ministry of Tourism and Culture to assist in the development of a revitalization plan for Ontario Place designed to turn the large multi-use site and home of the former Ontario Place theme park into a new and innovative landmark for the province targeted to debut in 2017 for Canada s Sesquicentennial. The masterplan for a new Ontario Place is designed to make the site welcoming, flexible, and a respectful addition blending with the natural environment of the waterfront. Initially, AECOM examined the market potential of numerous uses for the site by evaluating the site and its existing uses, and operating history. We matched our analysis of historic attendance, per capita spending, revenues, investment, and visitor characteristics with analyses of the resident and tourist market. Of the numerous suggested land uses for the site we worked with the client team to narrow down the list of potentials to the most promising ten attraction concepts. For each concept we analyzed the size and physical requirements; the visitor mix, target markets, and penetration rates by market segment; the competitive environment; the level of necessary investment, operating model, and financial viability; and ultimately produced an attendance estimate and SWOT analysis for Ontario Place. Highest and Best Use Analysis (Hotel, Retail, Office) Dallas, Texas Client: Howard Hughes Corporation AECOM Economics was engaged by the Howard Hughes Corporation to evaluate the highest and best use for two large land holdings outside Dallas, Texas. Our work included a market analysis for hotel, retail, and office uses. Both studies provided alternative development programs that are anticipated to be marketable in the near to midterm. The studies also provided a number of case studies to illustrate historic costs and operational metrics associated with comparable projects to those suggested as a result of our analysis. Highest and Best Use Study (Hotel and Office) Diamond Bar, California Client: City of Diamond Bar The City of Diamond Bar retained AECOM to determine the highest and best economic use of a 5-acre former Honda Dealership site that is proximate to a large future planned office and entertainment development in the City of Industry. AECOM conducted a site capacity analysis to determine the developable square footage and site constraints upon development. We then conducted a market study to estimate future demand for office, hotel, and retail land uses that could be captured at the site. AECOM then tested the financial feasibility of the proposed development program and provided a summary of findings to the City. Finally, AECOM analyzed the fiscal and economic benefits that would accrue to the City under the projected redevelopment scenario. The City used our findings as a basis to change the zoning on the site to facilitate development of the expected highest and best use. AECOM Proposed Waterfront Revitalization Project City of Redondo Beach Page 5

8 Proposed Methodology & Approach TASK 1 SITE VISIT AND PROJECT INITIATION The first task will require a meeting with the project team leaders from the City and AECOM to discuss: Introductions, roles, lines of communication. Assignment priorities, schedule, and tasks. Key project issues, preliminary project concepts, goals, and the like. Following the kick off meeting AECOM will tour the Project site and surrounding environments to determine sitespecific effects on potential market performance. The site evaluation will encompass the following comparative factors: location; size; existing and proposed access routes; visibility; compatibility of surrounding land uses; proximity to resident market and exposure to tourist market; and placement within the local/regional development framework and with respect to complimentary and/or competitive RDE developments. TASK 2 MARKET ANALYSIS AND DEMAND POTENTIAL Task 2A Retail Dining Entertainment AECOM will evaluate the resident and tourists markets as a starting point for our demand analysis. The resident market area will be defined based on the Project s proximity and travel time to population and employment centers and in consideration of the broader regional draw required of a destination RDE. Current and projected population and employment characteristics of defined market areas will be quantified and evaluated. The tourist market and associated characteristics will be quantified, including collection and evaluation of information on the following, as available: historic visitation and forecasts; and visitor demographics/socio-economic characteristics. We will also examine the anticipated rate of tourist market growth within the market area. In order to avoid double-counting, we will focus on the overnight tourist market since day tripper visitors are captured in the resident market. We will analyze the current and proposed supply for RDE and other competitive attractions or specialty attraction destinations to develop an evaluation of the demand potential for the proposed Project. This will include evaluating the following information, as reasonably available: analysis of the performance of the general retail market in the area, including existing and new supply, occupancy rates, and rent levels; research to identify competitive destination retail, restaurant/bar, and entertainment operations in the area, and the associated operating characteristics. AECOM maintains a national database on the characteristics and performance of RDE developments. We will update this as necessary and glean pertinent information on comparable facilities in various markets, as needed. We will also review various comparable developments in the Los Angeles area to determine their complementary or competitive influence on the proposed Project. These facilities will be related to the proposed Project in terms of location, size, capital investment, and other factors as appropriate. This task will include a low, medium, high estimate of stabilized demand (in terms of achievable square footage at the Project) taking into account the proportion from each source market as well as expected changes in the markets over the analysis period. AECOM will also estimate achievable occupancies, rents, and gross revenue potential based on local and national comparable developments. AECOM will comment on the potential mix and orientation of the RDE as well as provide guidance on any perceived gaps in the RDE marketplace. Task 2B Hotel AECOM will perform research to determine the marketability of a hotel at the Project site, using the resident, employee, and tourist market information collected in the preceding task to inform the analysis. The hotel analysis will evaluate the existing and projected supply and demand conditions for a boutique hotel in the South Bay. To perform the analysis, AECOM will review regional and South Bay tourism and room-night trends and projected growth; boutique hotel performance (i.e. ADR, occupancy, seasonality, etc.); and planned and proposed hotels, as well as any data that the City may be able to provide that has been gathered as part of other local hotel analyses. AECOM Proposed Waterfront Revitalization Project City of Redondo Beach Page 6

9 AECOM will make efforts to interview local hotel boutique operators regarding the viability of the site for hotel use based on operational or other requirements. As part of this task, AECOM will also identify a number of comparable developments. Based on our research, AECOM will develop an evaluation of hotel demand potential for the proposed Project. Again, this will include a low, medium, high estimate of stabilized demand (in terms of supportable rooms/room nights), achievable occupancies, and room rates. Task 2C Creative Office Based on employment projections collected in the preceding tasks, AECOM will examine industry sectors that demand creative office space. These typically include smaller firms in the information sector such as software, marketing, and design companies. Using CoStar commercial real estate data, we will focus on determining unique performance and demand metrics of creative office space in the South Bay. Specific information gathered will include data on trends in the market area such as available square footage in the market, lease and vacancy rates, and historic absorption of office space. As part of this task, AECOM will also identify a number of comparable developments. From this analysis, we will assess potential market support for creative office space at the Project site under a low, medium, and high capture of demand. We will include estimated achievable occupancies, rents, and gross revenue potential. TASK 3 FINANCIAL ANALYSIS AECOM will take the market information established in Task 2 and prepare a financial analysis that focuses on gross revenue potentials of the Project given the anticipated demand for RDE, hotel, and creative office development at the Project site. Specifically, based on our estimate of supportable uses, we will provide information regarding the target sales per square foot of the RDE, average daily rate and RevPAR of the boutique hotel, and average asking rents for the creative office upon project completion and during a stabilized year of operations. TASK 4 REPORTING AECOM will prepare a draft market report in PowerPoint or memorandum format, with key text and tables/figures at the front, followed by supporting tables/figures at the back. Following receipt of consolidated written questions/comments and subsequent discussion with the City, we will make agreed revisions, and prepare the final. Unless otherwise requested, we will provide the draft and final reports in electronic PDF version only. AECOM will also present the report findings to the City Council. Project Team AECOM will manage the effort using best in class quality practices and keep in regular contact to keep the City informed on our progress and respond to any questions during the course of our study. Christine Safriet will serve as project manager and be responsible for day-to-day client liaison, overall coordination of all technical aspects of the study, and client deliverables. John Robinett will serve as principal-in-charge and be responsible for overseeing the assignment, including key discussions as well as team research directions and findings. Lance Harris, Senior Associate, from our San Diego office will provide additional support. This team has worked effectively together on numerous similar assignments. An overview of our team s qualifications is presented below. John Robinett, Senior Vice President, has more than 30 years of experience in the planning, development and operations of cultural and leisure facilities. He practices from AECOM s Los Angeles office. Previously, he established and was Managing Director of the firm s European office headquartered in London. Over his career, John has consulted for major cultural and financial institutions, U.S. and foreign governments, and private sector developers and operators. John has evaluated the demand and financial viability of various RDE projects. John s technical expertise includes market and financial analysis, strategic and operational consulting, conceptual evaluation, organizational consulting, and finance. Christine Safriet, Senior Associate, has a diverse background in the practice of land use economic analysis. She provides feasibility analysis for market-based development programs and land use changes, and quantifies the fiscal and economic impacts of such projects. Christine has managed commercial, hotel, residential, recreational, and AECOM Proposed Waterfront Revitalization Project City of Redondo Beach Page 7

10 public facilities projects at both single-site and plan-area scales. Her broad range of experience working with cities, counties, redevelopment agencies, and real estate development interests allows her to effectively evaluate projects from both the private and public perspectives. Christine is also skilled in using mapping technologies to analyze spatial and temporal impacts of land use and demographic change. Lance Harris, Senior Associate, has been with AECOM since 2005 and provides clients with market demand and feasibility studies, mixed-use programming recommendations, financial analysis and economic development strategies. Integral to Lance s work is the premium placed on developing analysis techniques to gather data at the micro level for market analysis. Using a combination of public data sources, private secondary data sources, first person interviews, geographic information system, and on-the-ground site inspection, he is able to construct various models of analysis to effectively determine a development s market area, capture rate, and absorption, which determine overall demand and feasibly. He has a broad range of experience working with both public and private interests and his project portfolio includes RDE, general retail, office, residential, industrial, recreation, hotel, and open space projects. References Larry Cottrill Director of Planning, Port of Long Beach 925 Harbor Plaza, Long Beach, CA T Project: Demand & Relocation Analyses for Visitor-Related Uses Team: John Robinett, Christine Safriet Linda Amato General Manager, DoubleTree by Hilton Torrance - South Bay (310) Project: DoubleTree Hotel Redevelopment Opportunity Analysis Team: Christine Safriet, John Robinett Jonathan Genton President, Genton Property Group (310) Project: Market and Pricing Analysis for Four Seasons Residences Los Angeles Team: Christine Safriet, John Robinett Fee & Schedule The associated lump sum fee for the proposed scope of work is $55,500. Travel and out of pocket expenses are additional and will be billed separately, but will not exceed 5% of the proposed fee without prior approval from the City. From receipt of a notice to proceed, the project work is expected to require approximately13 weeks to complete a draft report. Given uncertainty regarding the City s timeframe, we have set up a schedule to complete the scope and deliverables by mid-october, The following tables provide the projected number of hours to complete the scope of work by task and staff hourly rate. We have also provided a preliminary overview of the anticipated work schedule. AECOM Proposed Waterfront Revitalization Project City of Redondo Beach Page 8

11 FEE ESTIMATE The following fee estimate includes two meetings (Task 1 and Task 4) and our presentation of findings to the City Council (Task 4). As noted, direct expenses will be billed separately but will not exceed 5 percent of the project budget. We have included two optional tasks for the City s consideration as noted in the Proposed Methodology and Approach. Hours Task 1 - Site Visit and Project Initiation 20 $3,450 Task 2 - Market Analysis and Demand Potential 330 $45,250 Task 3 - Financial Analysis 10 $1,610 Task 4 - Reporting/Presentation 34 $5,140 Total 394 $55,500 Fee SCHEDULE We anticipate it will take approximately two months to complete our analysis and deliver our draft market report. Following the delivery of the draft market report and meeting and subsequent review and comment period, we have given a two-week time frame to address City comments and make any required revisions. Our work will culminate with a presentation to City Council with our final report findings. Conflict of Interest AECOM will provide an independent and objective analysis as it relates to the Project. We have not identified any current business interests involved with the proposed Project. AECOM Proposed Waterfront Revitalization Project City of Redondo Beach Page 9

12 Standard Proposal Addendum It is understood by the client that AECOM Technical Services, Inc., (AECOM) can make no guarantees concerning the recommendations which will result from the proposed assignment, since these recommendations must be based upon facts discovered by AECOM during the course of the study and those conditions existing as of the date of the report. To protect you and other clients, and to ensure that the research results of AECOM's work will continue to be accepted as objective and impartial by the business community, it is understood that our fee for the undertaking of this project is in no way dependent upon the specific conclusions reached or the nature of the advice given by us in our report to you. It is agreed by the client that the report is not to be used in conjunction with any public or private offering of debt or equity securities without prior written consent. It is further agreed that the client will indemnify AECOM against any losses, claims, damages and liabilities under federal and state securities laws which may arise as a result of statements or omissions in public or private offerings of securities. It is agreed by the client that payment for the services of AECOM is due upon receipt of the invoice; that full payment is due upon receipt of the completed report; and that AECOM has the right to withhold delivery of the final report pending receipt of any overdue payments. In the event any invoice is not paid within 30 days after rendering of the invoice it shall commence bearing interest on the date the invoice was rendered at the rate of 18 percent per annum (or such lesser rate as may be the maximum interest permissible under applicable law) and the client agrees to pay all accrued interest, together with the charges for services rendered as provided for in this agreement. In addition, should an unpaid invoice be referred to our attorneys for collection, the client agrees to pay their reasonable fee for such work, as well as any costs of suit that may be incurred. This Agreement may be terminated by either Client or AECOM by giving written notice at least thirty (30) days prior to the date of termination. In the event of such termination, Client shall pay AECOM for services and Reimbursable Expenses performed or incurred prior to the termination date. It is further agreed by the client that the report is not to be relied upon by third parties and that no abstracting of the report will be made without first obtaining the permission of AECOM. It is understood by AECOM that the findings of this report are the proprietary property of the client and they will not be made available to any other organization or individual without the consent of the client. This proposal will remain in force for a period of 60 days from the date shown hereon.13) AECOM Proposed Waterfront Revitalization Project City of Redondo Beach Page 10