ALÜM Members Club — Presentation

I.I · Mission

Amenity evolution to meet market demand.

Capital-efficient reallocation of one high-value penthouse creates a service-enabled operating platform that supports parking, concierge, resident service, and daily activation, while giving the property a clear point of difference in a more competitive Golden Hill market. Nómade brings the food. Longplay brings the music. CAST brings the service. ALÜM brings them together.

I.II · The Mission

The best-served boutique building in San Diego.

The restaurant-integrated residential platform is resident-experience infrastructure: hospitality integrated into daily operations, a revenue-supported service platform, and amenity floors every resident can use.

Every resident benefits from the operating platform — added building use and amenities, valet parking and arrival service, and a unique, hospitality-integrated living experience — even though some Level 8 services and programming are reserved for paying club members.

The corner that needs an operator.

25th & C · Golden Hill

II.I · Building the Case

Four operating functions. One platform.

ALÜM has a clear operating opportunity: make parking easier, make service visible, and make the building harder to replicate. The platform ties parking, arrival, resident communication, food, music, wellness, and service into one operating identity.

01 · Parking

Dedicated operator

Dedicated valet and garage oversight make daily parking and arrival dependable.

02 · Service

One coordinated team

A single team supports residents, members, and ground-floor hospitality.

03 · Efficient hospitality

Integrated, not bolted on

Hospitality built into shared infrastructure and daily operations — delivered efficiently at boutique scale, with clear operating responsibility.

04 · Market differentiation

A reason to choose ALÜM

Service, food, music, and programming set the building apart as new supply commoditizes finishes.

ALARA · ~ 213 residences (under construction, delivery Q1 2027)¹ · The Lawson · ~ 180 residences (under construction context per public project materials)^3,5

II.II · The Competitive Moment

Nearly 400 residences. A rising baseline.

Conventional amenities are now the baseline. Operating identity is the differentiator.

~ 393New residences under construction nearby^1,3

2027Delivery window for both projects^1,4

28-story Complete Communities projects^1,4

1Clear way to set the building apart — hospitality as the operating model

ALARA · ~ 213 residences · SW corner C St & 30th St · under construction, delivery Q1 2027 | The Lawson · ~ 180 residences · 2935–2961 A St · under construction, delivery ~Nov 2027 (preliminary injunction denied Dec 2025; merits ongoing entitlement / construction context).

The corridor it sits on.

25th & C · Golden Hill

II.III · The Building Case

Conventional amenities are now the baseline. Operating identity is the differentiator.

ALÜM can compete as the best-served boutique residence in its submarket.

ALÜM’s parking plan requires active management to deliver a dependable resident experience. With active management, it can become part of the building’s service identity rather than a static infrastructure condition. At the same time, nearly 400 new residences at ALARA and The Lawson are raising the amenity baseline in the Golden Hill and South Park market.^1–3

The ALÜM platform creates operating differentiation: recurring hospitality revenue supports the team and systems that manage parking, arrival, and day-to-day resident service, while the restaurant-integrated model gives the property a distinct, service-led identity. Residents can request everyday support through a personalized ALÜM AI-concierge and resident platform, coordinated with on-site maintenance and flex-tech support.

Sources: ALARA (Ledcor) and The Lawson (CEDARst) — both under construction, delivering 2027. See Source Appendix in Evaluation mode.

III · Proposed Structure

The highest floor becomes a shared residential asset.

The highest floor becomes a shared residential asset for terrace use, hosted dining, programming, arrival support, and restaurant-integrated hospitality.

L8 · The Crown Room

Signature club level · listening · chef’s counter · sunset service

Revenue becomes service.

One coordinated concierge & valet team

IV.I · The Operating Model

Revenue supports service. Service supports lease-up. Lease-up supports value.

Resident dues — $75/month per building resident — are the club’s only revenue. CAST Community is projected to sign a market-rent lease on the reallocated penthouse and carries that cost; the resident dues offset the rent. CAST Community funds and operates the valet, concierge, and common-area service, with resident parking prioritized.

Source

Resident dues · $75/mo

Platform

Shared service team

Delivered

Managed parking · concierge · arrival

Effect

Resident experience · leasing edge

Outcome

Property performance

01 · Resident priority

The operating plan protects resident access before guest and event demand.

02 · Revenue-supported service

Club operations support the staffing required to manage parking and arrival.

03 · One coordinated team

Valet and concierge serve the residential building, club, and retail.

04 · Clear allocation

Parking income, labor, and shared expenses documented by agreement.

“Supports” is used deliberately. Full funding is asserted only where the financial model and executed agreements substantiate it.

IV.II · Why ALÜM Is Different

Hospitality as an operating model.

Conventional amenity packages are becoming the market baseline. ALÜM differentiates itself by making hospitality part of the property’s operating model.

Integrated hospitality

One service layer runs the building — club, concierge, valet, restaurants.

Revenue-supported service

Club operations support the staffing that manages parking and arrival — a revenue-supported service layer.

Building-wide resident benefit

Level 7 and managed parking serve every resident, at no added cost.

Difference, built in

ALÜM competes through service, food, music, and programming — not finishes alone.

IV.III · Parking Operations

Resident-first controls, by design.

Service-supported parking and arrival strategy: resident priority, valet standards, garage oversight, communication protocols, and management accountability.

01	Resident parking receives first priority
02	Club guest parking is capped or reservation-controlled
03	Event parking demand is separately planned
04	Valet hours correspond to actual resident & club demand
05	Garage access & retrieval responsibilities clearly assigned
06	ADA and EV requirements are protected
07	Overflow arrangements identified if required
08	Operating responsibilities are documented
09	Labor and revenue allocations established by agreement
10	Resident service standards are measurable

CAST’s Key Performance Indices (KPIs) we are tracking

Avg. resident retrieval time	TBC
Peak-period wait time	TBC
Resident parking complaints	TBC
Guest / event utilization	TBC
Parking labor cost / revenue	TBC
Service coverage by hour	TBC

Operating data not yet established. A deeper feasibility view is in Evaluation mode.

IV.IV · Operations

Who runs the room.

One General Manager, three creative leads, and a small core team. Concierge and valet serve the building, club, and retail as one coordinated team.

Role	FTE	Mandate
General Manager	1.0	Owns the room. Reports to the JV operating committee.
Chef de Cuisine	1.0	Nómade-affiliated. Owns the menu.
Beverage / Music Director	1.0	Longplay-affiliated. Bar and listening room.
Membership Director	1.0	Owns selection, onboarding, retention.
Concierge · Maint. tech / valet ×3	4.0	Arrival, parking, common-area service — the shared platform.
FOH service · BOH kitchen	11–16	Counter, terrace, lounge, line, pastry, dish. Flex by night.

Club staffing budget ~ $31.8K/mo (~ $387K/yr), incl. valet, concierge, club service + NNN. GM / Chef / Beverage / Membership funded by the JV.

V · Property Benefit

What the building gets.

A working parking plan. A better resident experience. A clear market position.

ALÜM at 25th & C — the corner, end to end

Amenity evolution to meet market demand.

The platform is integrated into the residential operating model that supports parking, arrival, Level 7, concierge, and programming — while giving the property a distinction nearby buildings cannot reproduce through finishes alone.

Parking made workable

Active management turns a demanding configuration into a dependable service.

Residents better served

Arrival, parking, Level 7, and concierge operate as one experience.

A stronger leasing proposition

A reason to be chosen beyond unit finishes — supporting penthouse absorption at delivery.

A durable property identity

Hospitality and programming create a place, not another new apartment building.

VI · Operating Partners

Three hands, one room.

CAST

Community of Companies

Developer · Concierge · Community

CAST built ALÜM — and runs the service inside it. Concierge, valet, and amenity operations integrated with the building’s design, for residents and guests alike. Twenty years of mixed-use across San Diego.

The Community

Longplay

Music · Coffee · Bar

G. Huerta opened Longplay HiFi at 2547 Imperial Avenue in 2020 — the listening-bar that set the regional standard. Vinyl as practice, flash-chilled Chemex, natural wine.

The Music

Nómade

Food · Drink · Operations

Juan Carlos Gomez Jr. — thirty years at El Agave Tequileria — opened Nómade Tapas & Records on Adams Avenue in 2025. Spanish tapas, mid-century design, listening bar after dark.

The Table

VII.I · Golden Hill

Golden Hill.

San Diego’s first hilltop neighborhood — bordered by Balboa Park, walking distance to the bay. Like its name, it earns its title twice each day.

Downtown San Diego7 min · 1.3 mi Future Project Site2504 C Street · 92102

The corner that names us.

25th & C · Golden Hill · San Diego

1.5 mito downtown

0.4 mito Balboa Park

2.4 mito the Bay

380 ftelevation at 25th & C

VII.II · The Building

One vertical. Two streams.

Explore the massing: select a floor to see how Nómade’s kitchen and Longplay’s bar share a single elevator core — the same vertical that carries members up carries product up.

Residences

Hospitality / retail

Club floors

Mass-timber crown

Pool / terrace

Drag to orbit · scroll to zoom

25th & C, end-to-end

Concrete frame · mass-timber crown

Massing is a schematic study for orientation; not a construction document. The three-step crown — L7 day-floor setback, L8 penthouse, and the L2 terrace off the tower — reflects the deck’s axonometric.

VII.III · Arrival & Parking

The lobby holds the first hour.

Arrival is where the building is won or lost daily. ALÜM’s parking configuration is operationally sensitive: without active management it risks resident friction, a weaker arrival experience, and an operating cost with no dedicated supporting revenue.

The club’s operating revenue supports the staffing, systems, and accountability required to make the parking plan work reliably — valet, garage oversight, and resident-first protocols.

ALÜM lobby — walnut paneling, slate dado, coffered ceiling

VII.IV · Nómade — Level 1

The building’s culinary anchor.

Suite 101. Spanish tapas as the spine — all-day, with a listening bar after dark — the same hand that supplies dinners on Levels 7 and 8.

Juan Carlos Gomez Jr. · The Table of the House

Juan Carlos Gomez Jr. has spent nearly thirty years building rooms in San Diego where people gather, eat, drink, and stay longer than they planned.

At El Agave in Old Town, he helped create one of the city’s lasting restaurant institutions. With Nómade, he begins again with a more intimate idea: tapas, wine, records, coffee, and a room that changes with the hour. Spanish at the core, but always moving — a little Italy, a little France, a little Peru, a little Baja. The menu keeps traveling.

At ALÜM, that movement becomes part of the building. Nómade is the kitchen downstairs, the table upstairs, the terrace lunch, the chef’s-counter dinner, the private event, the late glass of wine, the record playing after dark.

The result is not a restaurant attached to a residential building. It is a building with a table of its own.

VII.V · Longplay — Level 1

The soundtrack of the building.

Suite 102. The listening-bar standard — McIntosh hi-fi, natural wine, vinyl as practice — supplying the club’s beverage program.

Gibran “G” Huerta · Music, Coffee & Bar Program

Gibran Huerta, known as G, brings Longplay’s music, coffee, and bar culture into ALÜM.

At Longplay Hi-Fi in Barrio Logan, G built one of San Diego’s most personal hospitality rooms — shaped by vinyl, Japanese listening bars, Chicano design, Latin sobremesa, careful coffee, natural wine, and warm music. What began as a series of pop-ups became a permanent gathering place with a clear point of view: the music should invite conversation, the room should feel hosted, and the service should make people want to stay.

At ALÜM, G carries that sensibility through the building. Longplay anchors the sound, coffee, and beverage program from morning to night, giving ALÜM something more memorable than a conventional amenity space: a room with rhythm, ritual, and a voice of its own.

VII.VI · Inside the Club

Inside the club.

The Resident Terrace and the Crown Room as rendered — walnut, slate, brass, and timber, held by the light.

L7 Resident Terrace — pergola, plunge pool, olive trees, BBQ, bay view

The Resident Terrace.

L7 · open-air amenity · pool · BBQ · coffee · daily resident use

ALÜM club bar lounge with backlit bottle shelves

The bar.

Brass under-light · reeded glass · green velvet

The Crown Room.

L8 · signature club level · listening · dining · sunset service

A walk through the room.

Space study · silent loop

Club Space · Studies

Level 2 · Nómade Terrace

VII.VII · The Club, In Two Acts

The Resident Terrace for everyone. The Crown Room for members.

L7 Resident Terrace — amenity lounge, terrace light

L7 · The Resident Terrace

Open-air amenity · pool · BBQ · coffee · daily resident use · ~ 2,566 SF

L8 · The Crown Room

Signature club level · chef’s counter · hi-fi · 1,650 + 1,100 SF

VIII.I · Nómade — The Kitchen

The kitchen has a name.

Chef Oscar Torres leads the culinary program for Nómade and ALÜM — extending the kitchen beyond a single restaurant into the daily life of the building.

Nómade — the table, overhead: sea urchin, fish, bread, wine

The table of the house.

Nómade · the kitchen that runs the building

Chef Oscar Torres

Executive Chef · Nómade and ALÜM

As Executive Chef, Torres shapes resident service, rooftop dining, chef’s-counter dinners, private events, and club programming — the food moments that make ALÜM feel hosted rather than simply occupied.

He runs the kitchen at Animalón in Valle de Guadalupe, the restaurant led by Javier Plascencia beneath a centuries-old oak in Baja wine country. Under Torres at the helm of daily operations, Animalón earned its second Michelin star at the Michelin Guide Mexico ceremony in June 2025 — placing it among the country’s most celebrated dining experiences.

Named Chef Promesa del Año 2023 by MexBest and one of Food & Wine México’s 10 Best New Chefs, Torres brings a rare combination of refinement, discipline, and warmth — food that is precise without feeling distant, rooted in seafood, fire, family, and Baja. The kind of hospitality that can give an entire building its own table.

Chef Oscar Torres — scallop, sauce poured tableside

Seafood, fire, Baja.

The hand behind Nómade and ALÜM — precise without feeling distant, rooted in seafood, fire, family, and the Baja coast.

Sunset, side A. Dinner, side B.

Programming across the week

VIII.II · The Week

A member’s week, charted.

Day	Mode	The room
Mon	Quiet	Lounge open. Espresso bar. Closed dinner. A reading evening.
Tue	Table	Counter dinner. Sixteen seats, two seatings. Chef’s hand.
Wed	Vinyl	Listening session. Curator-led. One side, then a pause.
Thu	Open	Members + two guests. The room as it usually is.
Fri	Gold Hour	The bar from 5. The sun does the work.
Sat	Room	Full house. Members only after 8.
Sun	Pancakes	Records & breakfast. Kids welcome until noon.

VIII.III · The Reference Field

The room, in materials and mood.

Not what we are buying — what we are after.

M·01–02

Glulam & walnut

Honey-oak roof and columns; walnut panel and millwork, warm against the timber.

M·03–04

Slate & linen

Slate floor and dado as the earth tone; linen upholstery and plaster as the 60% ground.

M·05–06

Brass & plants

Aurum hardware and sconces; olive, fig, and fern by BLVD Nursery, San Diego.

The Reference Field · Collected

Who belongs.

Members and their bona fide guests

IX · Membership & Access

Three ways to belong.

Sponsor underwriting assumes a 275-member cap, held intentionally below the room’s capacity. Every one of the building’s 113 residences is eligible for resident membership; the sponsor model currently carries 95 resident members and 180 non-resident members, subject to final membership plan and operating documents.

Tier	Access	Monthly	Annual	Seats
Resident	Level 7 included with every residence; club adds Level 8 + programming	$75	$900	Every residence · 113 homes · ~150 residents
Non-Resident	Full house — both floors, guest privileges. The room’s default	$175	$2,100	180 · monthly dues
Non-Member	Nightly access by member introduction; trial visits	$50–175	/ night	by introduction

Sponsor projection: resident dues are modeled at $75/mo ($900/yr). Some source slides cite a $75–100 range and initiation fees recognized over a 7-year tenure; final economics remain subject to operating documents.

X.I · Capital

What it costs to make.

$250–300K

Total to open

Source	Amount	Use
Project savings	$150–200K	Buildout
CAST	$100K	Invested into the project
Total to open	$250–300K	Funded at delivery

The club buildout and FF&E are funded through $150–200K in project cost savings and a $100K contribution from CAST, converting available project economics into a direct investment in the residential asset. The structure requires no new JV capital and no additional loan on the building. CAST Community leases the space at market rent, so the property receives contracted income while the club delivers incremental service, differentiation, and resident benefit.

X.II · Financial Plan

A single, conservative revenue line.

Sponsor projection: resident dues are modeled at $75/month per participating building resident and evaluated against a ~$7,000/month market-rent lease assumption for the reallocated penthouse.

Resident dues vs. penthouse market rent	Low · 75 residents	High · 95 residents
Resident dues — $75/mo each	$5,625 / mo	$7,125 / mo
Penthouse market rent	$7,000 / mo	$7,000 / mo
Covered by resident dues	~80%	~102%
CAST Community carries	~$1,375 / mo	fully offset
Annual resident dues	~$67.5K	~$85.5K

~65 / moOutside users targeted by CAST Community — applied to offset valet-parking cost

$7,000 / moSponsor lease assumption for the reallocated penthouse

At roughly 93 residents the dues fully offset the $7,000/month rent; across the 75–95 range residents cover ~80–100%+, with CAST Community carrying any balance. Separately, ~65 outside users per month offset valet-parking costs. No F&B, event, or non-resident-membership revenue is assumed.

XI.I · Risk & Controls

Property-level economics are protected.

CAST Community leases the reallocated penthouse at market rent, giving the building contracted rental income that is not dependent on the club’s operating performance.

XI.II · Timeline

The club completes with the building.

JV signed · brand bible locked

Second quarter 2026.

TI permits in · buildout starts

Third quarter 2026.

Buildout complete · GM + Chef hired

Fourth quarter 2026.

Jan

Building + club complete · open with first residents

January–February 2027.

Steady state · waitlist opens

Second quarter 2027.

XII · Approval Request

A stronger building, with base economics protected.

We are requesting approval to advance the ALÜM Club structure.

The proposed structure preserves the building’s base rental economics through a market-rent lease from CAST Community, while converting the reallocated penthouse into a shared resident and member experience that supports parking, concierge, arrival, food and beverage programming, music, and market differentiation.

Approval would remain subject to final documentation of the CAST Community lease, cost allocation, parking operations, resident priority rules, service standards, guaranty terms, insurance, and operating responsibilities. The full management decision list, claim audit, and source appendix are in Evaluation mode — toggle at the top right.