City of Culver City, California
Redevelopment Agency Agenda Item Report
RECOMMENDATION:
Staff recommends the Culver City Redevelopment Agency (the “Agency”) authorize
staff to issue a Request for Proposal (“RFP”) for the development of three
contiguous properties located from 11042 to 11054 Washington Boulevard.
BACKGROUND:
The properties that are the subject of this report span the block on the south side of
Washington, between Tilden and Harter Avenues. This site is at the junction of
Washington Boulevard and Washington Place. The present uses consist of an office
machines sales and service shop (BMI), Star Beauty Salon, the office of Families
Anonymous World Service, a gun shop (Collector’s Armoury) an electrical contractor
(Arco Electric) a group home (the Pleasantview Home) and a single residential unit.
The combined area of the three parcels equals 0.74 acre. The General Plan land
use designation is Commercial-General Corridor and the Zoning designation is
Commercial General (CG).
The City has received complaints from neighboring residents and businesses
regarding the condition of the properties and the uses located on the block.
DISCUSSION:
The site is occupied with dilapidated buildings and suffers from deferred
maintenance. Staff proposes issuing an RFP seeking a qualified developer, or
Meeting Date: 8/21/06 Item Number: A-2
AGENDA ITEM:
Consideration of a Request to Issue a Request For Proposal for Development of the
Three Contiguous Properties at 11042-11056 Washington Boulevard, Located in
Component Area No. 4.
Contact Person/Dept.: John Fisanotti Phone Number: (310) 253-5767
Fiscal Impact: Yes [] No [X] General Fund: Yes [] No []
Public Hearing: [] Action Item: [X] Consent Item: [] Attachments: [X]
Public Notification:
Property and Business owners on the block were notified (08/07/06); Maser Notification
List (08/16/06).
Department Approval:
Susan Evans 08/10/06
Exec. Director Approval:
Jerry Fulwood 08/16/06
City Controller Approval:
Marlee Chang 08/16/06City of Culver City, California
Redevelopment Agency Agenda Item Report
owner participant to develop the three parcels as one commercial or mixed use
development. The goal of issuing an RFP for these sites would be to ultimately
enter into an Exclusive Negotiation Agreement with a developer or owner-
participant. Depending upon the outcome of the RFP process, and any associated
acquisition negotiations with the current property owners, the eventual project may
not include all three contiguous parcels.
If authorized to send out an RFP for this site, the following is the proposed
schedule:
Week of August 21st: Send out RFP to selected developers
October 2nd: Responses due
October: Interviews with top developers
November: Staff recommendation shared with subcommittee
December: Recommendation brought back to full Agency Board
FISCAL ANALYSIS:
Other than staff time, there is no cost associated with issuing a Request For
Proposal. Subsequent steps could have cost impacts associated with them and will
be calculated and analyzed at the appropriate time.
ATTACHMENTS:
1. Draft Request for Proposal
MOTION:
That the Redevelopment Agency:
Authorize staff to issue a Request for Proposal for the three contiguous properties
located from 11042 to 11056 Washington Boulevard.
MEETING DATE: 08/21/06
AGENDA ITEM: Consideration of a Request to Issue a Request For
Proposal for Development of the Three Contiguous Properties at 11042-11056
Washington Boulevard, Located in Component Area No. 4.
ATTACHMENTS
Pages|109| Draft Request For Proposal 1-29REDEVELOPMENT AGENCY
REQUEST FOR PROPOSALS
August 22, 2006
Development Opportunity
For a Commercial or Mixed Use Project
On a 0.74 Acre Site
Submittal Deadline: 5:00 p.m., October 2, 2006• •
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PURPOSE
The Culver City Redevelopment Agency ("Agency") is seeking a qualified developer
to construct a high quality, in-fill development project on a three-quarter acre site in
the City of Culver City that is the subject of this Request for Proposal (REP). The
development site is strategically located in the Westside Los Angeles area and is
near the 405 freeway, Washington Boulevard and Sepulveda Boulevard
transportation corridors.
CULVER CITY
Culver City, a charter city incorporated in 1917, has a population of approximately
40,000 residents within an area of five square miles. The City is located eight miles
west of Downtown Los Angeles and six miles north of Los Angeles International
Airport. It is strategically located near the intersection of the Santa Monica (1-10),
San Diego (1-405) Freeways, and the eastern terminus of the Marina Freeway (SR-
90). The Culver City Redevelopment Agency was formed in 1971 and the
Redevelopment Project Area encompasses over forty percent of the City's land area
and includes most of the City's commercial and industrial properties. The opportunity
site that is the subject of this RFP is located within the Redevelopment Project Area.
Culver City is an ideal location for residential and/or commercial development due to
the quality and stability of its neighborhoods, its sound economic base, the quality of
Page 10.74 Acre Development Opportunity Site
the Culver City Unified School District, and the locally operated first class Culver City
Police and Fire Departments.
THE DEVELOPMENT SITE
The development site is 0.74 acre in area and is located on the south side of
Washington Boulevard between Harter Avenue on the west and Tilden Avenue on
the east, at the point where Washington Place intersects with Washington Boulevard.
The site is comprised of three privately owned parcels that have Insert feet of street
frontage and a depth of Insert feet. There is an alley bordering the site on the south
side. The entire site is designated as General Corridor (Commercial) in the Land Use
Element of the City's General Plan and Redevelopment Plan and is zoned
Commercial General (CG). The site is depicted in the map below and each parcel is
generally described in the following matrix.
Parcel Address
Area
Sq. Ft.
Current
Acreage Land Use
Parcel 1 11042 Washington 9,518 .22 Office/Retail
Parcel 2 11054 Washington 2,997 .07 Commercial/Residential
Parcel 3 11056 Washington 19,759 .45 Group Home
Total Site 32,274 .74
The site is also depicted on the Los Angeles County Assessor's Parcel Map
(Attachment No. 1). The development site is currently built out with the commercial
Page 2uses indicated above and generally surrounded by commercial uses along
Washington Boulevard to the east and west and residential uses to the south across
the alley. Washington Boulevard is a four-lane roadway that runs east/west from the
City's eastern limits through downtown to the Marina del Rey area at the City's
western boundary. For most of the segment west of the San Diego Freeway,
Washington Boulevard carries an average of about 24,500 vehicles per day.
SCOPE OF DEVELOPMENT
The Agency is seeking proposals for a new high quality, commercial or mixed use
(retail/office commercial and residential) project from a limited number of developers
with appropriate experience. The Agency encourages creative proposals from
respondents that best suit the site, the market potential of the area, and the Agency's
and City's goals of increasing the housing stock and strengthening the City's
economic base. Pedestrian-oriented, neighborhood-serving uses are desired.
Preferred uses include cafes, restaurants, neighborhood services and other retail
stores. The zoning for this area allows small- to medium-scale community serving
uses such as retail, offices, services and/or a mixed use project consisting of
commercial space and housing. Projects containing restaurants with drive-through
services, convenience stores, or vehicle service/repair will not be considered.
Creative, economically feasible development is encouraged. Other considerations
for the project include the following:
• Housing If housing is proposed, the Agency desires a mixed-income project
with an affordable housing component that can be covenanted for long-term
affordability. Maximum density shall not exceed 65 units per acre. The final
arrangement is subject to negotiation with the Agency.
• Development Standards — Please refer to Table 2-6 from the Culver City
Municipal Code — Title 17, Zoning Code (Attachment No. 2) for more detailed
information on lot area, setbacks, height, parking, landscaping and signs
DEMOGRAPHICS
Based upon a ring around a center point located at the site, the following
demographics apply to the area generally surrounding the site. For more detailed
demographic information, please refer to Attachment No. 3.
Distance Population Households
One Mile 43,916 17,451
Three Miles 253,853 106,266
Five Miles 762,172 325,215
Source: Applied Geographic Solutions, all data is for 2005.
Page 3AGENCY PARTICIPATION
The Agency is in the process of acquiring the largest parcel of the three parcels
(11056 Washington Boulevard) that comprise the development site. The other two
parcels in the site are privately owned. It is anticipated that the selected qualified
developer or owner participant will attempt to acquire the other parcels. If necessary,
the Agency could consider providing assistance in assembling either of the parcels,
subject to the process specified by law. The Agency may also consider the use of
local housing set aside funds if the proposed development were to include below
market rate units.
ENTITLEMENT PROCESS
The Agency encourages proposing firms to submit creative, economically feasible
development proposals for the site. The Agency will work with City of Culver City
staff and the selected developer or owner participant to expedite the entitlement
process for the proposed development project.
CALIFORNIA ENVIRONMENTAL QUALITY ACT
New development on this site shall be subject to specific environmental review as
part of the applicable City and Agency review procedures. The Culver City
Redevelopment Plan Amendment and Merger Certified Final Program Subsequent
Environmental Impact Report (EIR) dated November 18, 1998, was completed in
compliance with CEQA, and that document may be utilized in connection with the
environmental review of the proposed development of the site. The Agency will seek
a Categorical Exemption for the project to the extent applicable under CEQA as the
site is an infill development of less than five (5) acres.
SUBMITTAL REQUIREMENTS
One electronic copy on a CD-ROM, and four paper copies of the following
information; one copy of which must be single-sided and unbound, are requested as
part of the submittal requirement; please use the following format:
1) Letter of Introduction - Include the Proposer's basic qualifications and
understanding of the proposal; limited to two pages.
2) Project proposal, consisting of:
a) Conceptual site plan
b) Architectural design concept (i.e. elevations at a minimum, other views as
needed to illustrate the concept)
c) Identification of anticipated commercial tenants
d) Project schedule
e) Nature or amount of Agency assistance, if any, being requested
f) Approach to the project, including the kinds of information to be requested
from the Agency and/or City staff
g) Willingness of the Proposer to finance any of the land assembly costs
h) If housing is proposed, then submit Proposer's best estimate of total number
of dwelling units, unit types, unit sizes, type of tenure (sale or rental), density,
amenities and proposed rent or sale price.
Page 43)
Developer Questionnaire - Include all requested information (Attachment
No. 4).
4)
Approach — Describe the firm's approach to the Scope of Development described
in this RFP. Describe the kind of information that will be required from City
Staff/Agency.
5)
Work Load — Provide a list of the Proposer's current and anticipated major
projects to December 2009.
6)
References — Include public sector references, especially if for public/private
development projects.
7) Statement of Interest (See Owner Participation below)
OWNER PARTICIPATION
For each recipient of this RFP who owns or represents an owner of property on the
site, please refer to the Statement of Interest (Attachment No. 5). Owners or
representatives of an owner who are interested in participating in the redevelopment
of this site should complete the Statement and return it with your response to this
REP by October 2, 2006.
SELECTION CRITERIA
A concise, professional and complete response to this REP will help the Agency
identify the most qualified development team.
Each proposal submitted will be evaluated based upon the quality of the
development proposal, the qualifications of the entire development team and the
potential to satisfy the City's and Agency's economic development goals, including
the provision of new employment and the generation of significant revenues to the
City and Agency (land sale proceeds and tax increment revenues).
The development team selected to participate with the Agency must demonstrate the
experience and resources needed to acquire the site, then design and develop a
successful, high-quality commercial or mixed use project. Prior experience with
design, financing, construction, marketing similar commercial or mixed use
(commercial/residential) projects will be critical elements in evaluating the proposals.
SCHEDULE AND PROCESS FOR DEVELOPER SELECTION
• Interviews will be scheduled with the top candidates in October 2006.
• Consideration of Selection Committee Recommendations by the Agency in
November 2006.
• Agency consideration of approval of an Exclusive Negotiation Agreement
(ENA) with the selected respondent in December 2006.
•
The [NA, if entered into, will provide for an exclusive negotiating period, and
may result in an Owner Participation Agreement (OPA) with the selected
qualifying Owner Participant or a Disposition and Development Agreement
(DDA) between the Agency and the Developer.
Page 5PROPOSAL DUE DATE
Proposals must be received no later than 5:00 p.m., Monday, October 2, 2006.
Proposals are to be sent to
CULVER CM( REDEVELOPMENT AGENCY
P.O. Box 507
9770 Culver Boulevard
Culver City, CA 90232-0507
ATTN: John Fisanotti
Right to Reject
The Agency intends to select a Proposer that demonstrates the highest level of
expertise, experience, and financial capabilities to successfully develop a high quality
development project. The Agency reserves the right to reject any and all proposals or
to re-issue the RFP in full when such action shall be considered in the best interest of
the Agency. Nothing herein shall obligate or be deemed to obligate the Agency to
accept the Statement of Qualifications/Proposals from any developer(s), or be
obligated to select one or more developers for negotiations of a development
agreement or to enter into any ENA, OPA, or DDA. The Agency is not required to
accept any proposal.
ADDITIONAL INFORMATION CONTACTS
John Fisanotti, Redevelopment Project Manager, at (310) 253-5767 by phone, or
email at: iohn.fisanotti©culvercity.org .
ATTACHMENTS:
1. Los Angeles County Assessor Map.
2. Table 2-6 (Development Standards)
3. 1, 3 and 5 mile demographics.
4. Developer Questionnaire.
5. Statement of Interest.
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TRACT NO. 9648 TRACT NO. 7432
M.8.83-67
CODE
3170
1245.3 —M.8.142-13-15
cr)
Assessor Map
Page 1 of 1
View En rged
County of Los Angeles: Rick Auerbach, Assessor
View Printhig-
Insttuctitini
FOR PREY, ASSWT. SEE:745-26
ASSESSOR'S MAO
COUNTY OF LOS ANOELES 0 CALIF Requirement by ZoninDfitrid :
CLTLVER Cm' MUNICIPAL CODE - TITLE 17, ZONING CODE
Commercial Zoning Districts
Attachment No. 2
17.220
Table 2-6
Commercial District Development Standards (CN, CG, CC, CD)
Minimum lot area Minimum lot area determined through subdivision review process.
Residential development
Subject to the requirements of Live/Work Development Standards (Section
17.400.060) and/or the Mixed Use Development Standards (Section 17.400.065).
Setbacks
Minimum setbacks required. See Section 17.300.020
(Setback Regulations and Exceptions).
Street facing
None Required.
None Required.
(1)
Side
None Required_
For first 15 ft of building height: 10 ft required.
Side Adjacent to
For portions of structure above 15 ft in height a 60 degree clear zone angle must be
Residential Zone
maintained, measured from 15 ft above the existing grade and from 10 feet from the
side property line. (2)
Rear
None Required.
For first 15 ft of building height: 10 ft required.
Rear Adjacent to For portions of structure above 15 ft in height a 60 degree clear zone angle must be
Residential Zone maintained, measured from 15 ft above the existing grade and from 10 ft from the rear
property line. (2)
2 ft
Alley
The width of an alley may be credited toward the setback requirement for properties
adjacent to residential zones.
Height limit (3) See CD District
43 ft 56 ft (4) 56 ft (4)
Requirements:
Section
17.220.035.
Landscaping As required by Chapter 17.310 (Landscaping).
See CD District
Parking and loading
As required by Chapter 17.320 (Off-Street Parking and
Requirements
Section
Loading).
17.220.035 and
Chapter 17.320.
Signs As required by Chapter 17.330 (Signs).
Notes:
(I) Except in compliance with the Design for Development of the Downtown Area. No setback shall be provided for at least 75% of any new
exterior building wall resulting from the addition of building floor area along the east and west sides of Main St, the north side of Culver
Blvd. between Canfield and Duquesne Ayes., and both sides of Washington Blvd. between Watseka and Hughes Ayes.
(2) See Figure 2-I (Commercial Setback Adjacent to Residential Zone).
(3) See Section 17.300.025 (Height Measurement and Height Limit Exceptions).
(4) This provision is as approved by Initiative Ordinance No. 90-013V2 adopted April 17, 1990, or as may be amended.
Article 2 - Zoning Districts, Allowable Land
October 2005
Uses and Zone-Specific Standards
2-199.7%
10.0%
11.3%
11.3%
11.0%
Households
17,451
Families
18,872
50_8%
2005 Household Income Distribution
Total
<$10 K 1,686
$10-$20K 1,751
$20-$30K 1,978
$30-$40K 1,973
$40-$50K 1,913
City of Culver City: Economic Development
Attachment No. 3
Page 1 of 4
Pleasantview 1 Mile Radius
Demographic Report
Center: 4213-007-002
Distance: 1 miles
Population (2005)
Total !%
2005 Population 43,916
Population (2010)
Total
2010 Population 46,006
Sex (2005)
Total
Male 21,858 49.8%
co
Female 22,058 50.2%
Age Distribution (2005)
Total %
0-4 2,657 6.1%
5-9 2,459 5.6%
10-19 5,037 11.5%
20-29 8,111 18.5%
30-39 7,855 —17.9%
40-49 6,831 15.6%
50-59 5,018 11.4%
60-64 1,599 3.6%
65+ 4,349 9.9%
Race Distribution (2005)
Total %
White 29,728 67.7%
Black 2,715 6.2%
American Indian 205 0.5%
Asian 6,519 14.8%
Pacific Islander 105 0.2%
Other 3,246 7.4%
Multirace 1,398 3.2%
_Hispanic 15,878 36.2%
2005 Total Households
'Total %|10 10|http://gaea.culvercity.org/website/cee/ed.asp?cmcl =print&maxx=6444732.13656035&min... 5/25/2006City of Culver City: Economic Development
$50-$60K
Page .2 of 4
1,496 18.6%
$60-$75K
1,891 jlO.8%
$75-$100K 1,891 110.8%
>$100K
2,872 116.5%
2005 Household Net Worth
Total
$0 or Less
2,293 13.1%
$1-$5000
2,590 14.8%
$5000410000
1,296 7A%
$10000-$25000
2,168 12.4%
,$25000450000
2,248 12.9%
$500004100000
2,715 15.6%
$1000004250000
3,158 18.1%
$2500004500000
*1,228 7.0%
$500000 or More 674 3.9%
2005 Labor Force Status
Total
Labor Force 24,380
Employed
23,162 95:0%
Unemployed 1,196 4.9%
In Armed Forces
22
Not In Labor Force
11,432
2005 Total Number of Housing
Total
%
Total Dwellings
17,977
Owner-Occupied Dwellings 5,678
'
32.5%
Renter-Occupied Dwellings 11,773 67.5%
Housing Units Occupied 17,451 97.1%
2005 Education Attainment
'Total
h
Population Age 25+
29,938
< Grade 9
1,756 5.9%
Grade 9-12 1,885 6.3%
High School 5,728 19.1%
Some College
6,079 20.3%
°Assoc Degree 2,175 7.3%
Bach Degree
7,806 26.1%
Grad Degree
4,509 .15.1%
2005 Size of Household
Total %
1 Person 6,309 36.2%
2 Person 5,631 32.3%
3 Person 2,455
.
14.1%
4 Person 1,788 10.2%
5 Person 779 4.5%
6+ Person
302 1.7%
Sex (2010)
Total %
Male
22,943 49.9%
Female
23,063 50.1%
Age Distribution (2010)
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Total
Page 3 of 4
0-4 2,817 6.1%
5-9 2,572 ,5.6%
10-19 5,345 11.6%
20-29 7,903 17.2%
30-39 7,443 16.2%
40-49 7,180 15.6%
50-59 5,882 12.8%
60-64 2,019 4.4%
65+ 4,845 10.5%
Race Distribution (2010)
Total
White 35,070 76.2%
Black 2,350 5.1%
American Indian 121 0.3%
Asian 6,631 14.4%
Pacific Islander 105 0.2%
Other 1,226 2.7%
MuItirace 503 1.1%
Hispanic 18,005 39.1%
2010 Total Households
Total
Households 17,703
Families 8,651 148.9%
.
2010 Household Income Distribution
Total
410K 1,665 9.4%
$10-$20K ,1,558 8.8%
$20 -$30K 1,809 10.2%
$30-$40K 1,790 10.1%
$40 -$50K 1,721 9.7%
$50 -$60K 1,603 9.1%
$60-$75K 1,711 9.7%
$75-$100K 2,100 11.9%
> $100K 3,746 -21.2%
2010 Labor Force Status
r
'Total
Labor Force
25,596
Employed 24,328 95.0%
Unemployed 1,243 4.9%
In Armed Forces
25
Not In Labor Force
11,958
2010 Total Number of Housing
Total
Total Dwellings
18,237
Owner-Occupied Dwellings 6,067 34.3%
Renter-Occupied Dwellings 11,636 65.7%
Housing Units Occupied 17,703 97.1%
2010 education Attainment
.
'Total
I%
31,933 Population Age 25+
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Page 4 of 4
< Gr 9 -1,673 5.2%
Gr 9 -12 1,816 5.7%
High School 6,550 20.5%
Some College 5,726 17.9%
Assoc Degree 2,360 7.4%
Bach Degree 8,775 27.5%
Grad Degree 5,033 _15.8%
2010 Size of Household
Total %
1 Person 6,890 38.9%
2 Person 5,724 32.3%
3 Person 2,351 13.3%
4 Person 1,730 9.8%
5 Person 693 3.9%
6+ Person 232 1.3%
Source: Applied Geographic Solutions, Thousand Oaks. CA
I 3
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City of Culver City: Economic Development
Page 1 of 4
Demographic Report
Center:
4213-007-002
Distance:
3 miles
Population (2005)
1Total
I%
2005 Population
253,853
Population (2010)
Total
2010 Population
267,436
Sex (2005)
Total c/o
Male
123,961 48.8%
Female
_129,892 51.2%
Age Distribution (2005)
Total
0-4 '15,027 5.9%
5-9
13,826 5.4%
10-19
26,896 10.6%
20-29
39,128 15.4%
30-39
44,291 17.4%
40-49
40,028 15.8%
50-59
32,741 12.9%
60-64 11,036 4.3%
65+
30,880 12.2%
Race Distribution (2005)
Total
White
176,483 69.5%
Black
,21,545 8.5%
American Indian
1,023 0.4%
Asian
32,046 12.6%
Pacific Islander 514 0.2%
Other
15,181 6,0%
Multirace
7,061 2.8%
'Hispanic
74,473 29.3%
2005 Total Households
Total %
Households
106,266
Families
54,403 51.2%
2005 Household Income Distribution
Total
<$10 K
8,887 8.4%
$10-$20K
9,592 9.0%
$20-$30K
10,475 9.9%
$30-$40K 11,082 10.4%
$40-$50K 10,470 9.9%
littp://gaea.culvercity.org/website/ccc/ed.asp?cmd =print&maxx=6458940.13656035 &min... 5/25/20067.7%
9.7%
11.3%
23.8%
$0 or Less
$1-$5000
$5000-$10000
$10000-$25000 12.1% 12,831
$25000450000 12.9% 13,722
$50000-$100000 15.9% 16,917
19.0%
7.7%
8,156 $50-$60K
10285 $60-$75K
20,242 $100000-5250000
8,134 $2500004500000
Labor Force
Employed
Unemployed
In Armed Forces
Not In Labor Force
140,045
133,271
6,680
94
68,297
2005 Household Net Worth
12.1% 12,832
13.6% 14,439
7.0% 7,413
95.2%
4.8%
25,324
Total
‘0/0
$500000 or More 4,641 4.4%
111,995 $75-$100K
> $100K
City of Culver City: Economic Development
2005 Total Number of Housing
Total
Total Dwellin s
110,345
Owner-Occupied Dwellings 47,337 44.5% .
Renter-Occupied Dwellings 58,929 55.5%
Housing Units Occupied 106,266 _96.3%
2005 Education Attainment
'Total %
Population Age 25+ 180,562
< Grade 9 8,836 4.9%
Grade 9-12 10,203 5.7%
High School 29,935 16.6%
Some College 35,255 19.5%
Assoc Degree 12,518 6.9%
Bach Degree 49,973 27.7%
Grad Degree 33,832 18.7%
2005 Size of Household
Total
1 Person 40,233 37.9%
2 Person 35,329 33.2%
3 Person 14,096 13.3%
4 Person 10,225 9.6%
5 Person 4,039 3.8%
6+ Person 1,538 1.4%
Sex (2010)
Total
Male 130,841 48.9%
Female 136,595 51.1%
Age Distribution (2010)
Page 2 of 4
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Page 3 of 4
10-4 5-9
10-19
20-29
30-39
40-49
50-59
60-64
65+
ch
Total
15,919
14,478
28,698
38,800
42,159
42,008
37,944
13,729
33,701
Race Distribution (2010)
Total
6.0%
5.4%
10.7%
14.5%
5.1%
15.7%
14.2%
15.8%
12.6%
White
77.5% 207,204
Black
6.7% 17,978
American Indian
602 0.2%
Asian
12.3% 32,812
Pacific Islander 513 0.2%
Other
2.2% 5,853
Mulbrace
0.9% 2,474
Hispanic
2010 Total Households
Total
87,120 32.6%
Households
108,381
Families
53,434 149.3%
2010 Household Income Distribution
Total
<$10 K 8,827 8.1%
$10-$20K
8,630 8.0%
$20-$30K 9,606 8.9%
530-$40K
9,721 9.0%
$40-$50K
9,771 9.0%
$50-560K
8,923 8.2%
$60-$75K 9,130 8.4%
$75-$100K 12,186 11.2%
>$100K 31,587 29.1%
2010 Labor Force Status
Total
Labor Force
147,767
Employed
140,644 95.2%
Unemployed
7,024 4.8%
In Armed Forces 99
Not In Labor Force 71,880
2010 Total Number of Housing
Total %
Total Dwellings
112.652
Owner-Occupied Dwellings 49,970 46.1%
Renter-Occupied Dwellings 58,411 53.9%
Housing Units Occupied 108,381 96.2%
2010 Education Attainment
'Total
I%
Population Age 25+
194,123
IG
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City of Culver City: Economic Development Page 4 of 4
Or 9 8,547 4.4%
Gr 9-12 9,927 5.1%
High School 34,554 17.8%
Some College 33,330 17.2%
Assoc Degree 13,612 7.0%
Bach Degree 56,282 29.0%
Grad Degree 37,871 19.5%
2010 Size of Household
Total crio
1 Person 43,788 40.4%
2 Person 35,963 33.2%
3 Person 13,528 12.5%
4 Person 9,926 9.2%
5 Person 3,625 3.3%
6+ Person 1,190 1.1%
Source: Applied Geographic Solutions, Thousand Oaks. CA
http://gaea.culvercity.org/website/ccc/ed.asp?cmd=print&maxx=6458940.13656035&min . 5/25/2006Total
800,597 2010 Population
City of Culver City: Economic Development
Page 1 of 4
Pleasantview 5 mile radius
Demographic Report
Center: 4213-007-002
Distance: 5 miles
Population (2005)
Total
2005 Population 762,172
Population (2010)
Sex (2005)
Total
Male 366,323 48.1%
Female 395,849 51.9%
Age Distribution (2005)
Total
%
0-4 43,610 5.7%
5-9 40,664 5.3%
10-19 86,509 11.4%
20-29 124,987 16.4%
30-39 133,626 17.5%
40-49 116,046 15.2%
.50-59 93,559 4 2 . 3 %
60-64 31,662 4,2%
65+ 91,509 12.0%
Race Distribution (2005)
Total %
White 503,250 66.0%
Black 112,955 14.8%
American Indian 2,746 0.4%
Asian 76,569 10.0%
Pacific Islander 1,380 0.2%
Other 44,457 5.8%
.
Multirace 20,815 2.7%
Hispanic 200,501 26.3%
2005 Total Households
Total %
Households 325,215
Families 151,818 46.7%
2005 Household Income Distribution
Total %
<$10 K 35,916 11.0%
$10-$20K 31,936 9.8%
520-$30K 31,688 9.7%
$30-$40K 33,360 10,3%
$40-$50K 30,316 9.3%
la
http://gaea.culwrcity.org/website/ccc/ed.asp?cmd=print&maxx=6473148.13656035&min... 5/25/2006City of Culver City: Economic Development
$50460K 24,057
Page 2 of 4
7.4%
$60475K 29,985 9.2%
$75-$100K 35,311 10.9%
> $100K 72,646 22.3%
2005 Household Net Worth
Total
$O or Less 41,304 12.7%
$145000 46,154 14.2%
0000 $5000410000 22,930 7.1%
$10000425000 39,160 12.0%
$25000450000 41 395 12.7%
$5000 -$100000 50,809 15.6%
$100000-$250000 60,124 18.5%
$2500004500000 23,952 7.4%
$500000 or More 13,629 4.2%
2005 Labor Force Status
Total
Labor Force 413,372
Employed 389,307 94.2%
Unemployed 23,827 5.8%
In Armed Forces 238
Not In Labor Force 214,801
2005 Total Number of Housing
Total
[DA
Total Dwellings 342,407
Owner-Occupied Dwellings 119,472 36.7%
Renter-Occupied Dwellings 205,743 63.3%
Housing Units Occupied 325,215 95.0%
2005 Education Attainment
Total
Population Age 25+ 532,691
< Grade 9 26,168 4.9%
Grade 9-12 32,895 6.2%
High School 89,162 16.7%
Some College 103,692 19.5%
'Assoc Degree 37,345 7.0%
Bach Degree 145,087 27.2%
Grad Degree 98,342 18.5%
2005 Size of Household
Total
%
1 Person 137,173 42.2%
2 Person 102,085 31.4%
3 Person 39,529 12.2%
4 Person 27,776 8.5%
5 Person 11,794 3.6%
6+ Person 4,493 1.4%
Sex (2010)
'Total
%
Male 385,629 48.2%
Female 414,968 51.8%
i
Age Distribution (2010)
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Total
Page 3 of 4
0-4 46,337 5.8%
5-9 42,688 5.3%
10-19 91,403 11.4%
20-29 123,291 15A%
30-39 126,789 15.8%
40-49 122,162 15.3%
50-59 108,935 13.6%
60-64 39,557 4.9%
65+ 99,435 12_4%
Race Distribution (2010)
Total
White 599,164 74.8%
Black 92,534 11.6%
American Indian 1,645 0.2%
Asian 80,595 10.1%
Pacific Islander 1,394 0.2%
Other 18,117 2.3%
NIultirace 7,148 0.9%
Hispanic 238,470
2010 Total Households
Total
Households 330,994
Families (148,556 44.9%
2010 Household Income Distribution
Total %
<$10 K 35,838 10.8%
$10-$20K 28,978 8.8%
$20-$30K 29,374 8.9%
$30-$40K 29,536 8.9%
$40-$50K 28,451 8.6%
$50-$60K 26,075 7.9%
$60-$75K 26,814 8.1%
$75-$100K 35,200 10.6%
> $100K 90,728 27.4%
2010 Labor Force Status
'Total %
Labor Force
434,863
Employed 409,660 94.2%
Unemployed 24,953 5.7%
In Armed Forces
250
Not In Labor Force
225,648
2010 Total Number of Housing
Total
Total Dwellings
348,735
Owner-Occupied Dwellings 127,203 38.4%
Renter-Occupied Dwellings 203,791 61.6%
Housing Units Occupied 330,994 94.9%
2010 Education Attainment
'Total j%
Population Age 25+
570,551|10 10|http://gaea.culvercity.org/website/ccc/ed.asp?cmd=print&maxx=6473148.13656035&min 5/25/2006City of Culver City: Economic Development
Page 4 of 4
< Gr 9 25,352 4.4%
Gr 9-12 31,652 5.5%
High School 102,760 18.0%
Some College 97,934 17.2%
Assoc Degree 40,486 7.1%
Bach Degree 162,984 28.6%
Grad Degree 109,383 19.2%
2010 Size of Household
Total '`Yo
1 Person 147,901 44.7%
2 Person 103,149 31.2%
3 Person 37,873 11.4%
4 Person 27,004 8.2%
5 Person 10,566 3.2%
6+ Person 3,450 1.0%
Source: Applied Geographic Solutions, Thousand Oaks. CA
http://gaea.culvercity.org/website/ccc/ed.asp?cmd=print&ma.xx=6473148.13656035&min . 5/25/2006Attachment No. 4
CULVER CITY REDEVELOPMENT AGENCY
DEVELOPER QUESTIONNAIRE
Your firm has recently submitted a response to a Redevelopment Agency issued
Request for Proposal. This Developer Questionnaire will help the Agency assess
the developer's experience and proposed team's experience with comparable
projects, and will assist in determining the development entity's financial strength.
SUBMITTAL CONTENTS
1. Name of developer
Address of developer
Phone and FAX numbers of developer
Web and e-mail address of developer
2. Development Entity
Identification of the development entity including all joint venture limited
partners with whom the Agency would contract for development. Is the
developer a subsidiary of, or affiliated with, any other corporation(s) or
firms? If yes, list each such corporation or firm by name and address,
specify its relationship to the developer and such other corporation or firm_
3. Development Team
Organization and management approach, and role of each development
partner and major consultant in the implementation of the development.
Identify and describe role of key individuals in the development team
(architects, engineers, project manager, brokers and others), who would
be involved in the implementation, including their relevant experience.
Attach resumes of key personnel. Also identify who will be the project
manager, and who has the authority to make decisions for the team.
Please discuss past projects that the developer and architect have worked
on together.
4_ Developer Experience
The developer's previous relevant project experience for projects of this
size: A description of three similar projects (date, location, land uses,
size, architectural features, role of development entity in the project, etc.).
Please describe any past development experience in Culver City. If you
have not participated in any development activities in Culver City, please
provide a description of any development activities in the West Los
Angeles area.
When citing previous experience please specify whether the experience
was of the development team as presently constituted, or was gained
through employment with other entities. Newly formed partnerships inparticular, often rely on individuals' experience from other organizations.
This must be noted.
5. Public/Private Partnerships
Include information regarding experience in development and operation of
joint public/private partnerships, and time schedules from the three most
recent projects. Provide business references, including Redevelopment
Agency and/or City references, and two financial references. For each
reference, list the name of a specific contact person, address, telephone
number, and nature of relationship.
6. Interest in Developing in Culver City
Please provide a brief paragraph on why you wish to develop in Culver
City.|109| Developer's Financial Qualifications
A statement of the developer's financial qualifications and an audited or
reviewed financial statement of the development entity or the individual
entities which comprise the development team must be submitted.
Submittal should include information as outlined in the Developer's
Statement of Financial Responsibility (EXHIBIT 1). Proposers should
describe their ability to raise equity/debt dollars, including current
relationships with major lenders, and their ability to provide for ongoing
operation and maintenance of project. Provide information regarding
financing and equity arrangements for the three projects listed as
developer's relevant experience.
Attachments:
EXHIBIT 1 — DEVELOPER'S STATEMENT OF FINANCIAL
RESPONSIBILITY
EXHIBIT 2— FINANCIAL INFORMATION RELEASE AUTHORIZATION
EXHIBIT 3- CERTIFICATION OF CORRECTNESS OF STATEMENT
OF FINANCIAL RESPONSIBILITYEXHIBIT 1
DEVELOPER'S STATEMENT
OF
FINANCIAL RESPONSIBILITY
Please provide the following information: (For confidential Agency office use only)
1. a. The financial condition of the developer, as of December 31, or
later, as is reflected in the attached financial statement, (NOTE:
Attach to this statement an audited certified financial statement or a
reviewed financial statement from a Certified Public Accountant
showing the assets and liabilities, including contingent liabilities,
fully itemized in accordance with accepted accounting standards
and based on a proper audit. Also attach an interim balance sheet
no more than three months old and a statement from a Certified
Public Accountant as to any material changes in developer's
financial condition.
b. Name and address of auditor or Certified Public Accountant who
performed the audit or review of the attached financial statement.
2. If funds for the development of the project are to be obtained from sources
other than developer's own funds, a statement of the developer's plans for
financing the acquisition and development of the land is required.
Sources and amount of cash available to developer to meet equity
requirements of the proposed undertaking:
a. In Bank(s):
Account Holder Name Bank
Account #
Address Zip Code Amount $ Account Holder Name
Bank
Account #
Address
Zip Code Amount $ b. Through loans from affiliated or associated corporation or firms:
Name
Address
Zip Code Amount $ c. Through sales of readily saleable assets:
Mortgages Description Market Value $ Mortgage of liens $ 4. Names and address of bank references
Name
Address
Name
Address
5. Has the developer or (if any) the parent corporation of any subsidiary or
affiliated corporation of the developer's offices or principal members,
shareholders or investors, or other interested parties, been adjudged
bankrupt, either voluntary or involuntary, within the past ten years:
Yes No
If yes, give date, place, and under what name.EXHIBIT 2
FINANCIAL INFORMATION RELESAE OF AUTHORIZATION
(on your letterhead)
(Date)
(Contact Person)
(Financial Institution)
(Address)
Dear
(Firm Name) has submitted a proposal to the Culver City Redevelopment Agency
to enter into negotiations for the purpose of developing a residential project
located in Culver City.
As part of the screening process, the Agency may need to contact you about our
banking relationship. I (We) authorize you to provide the Agency or their
consultants with the information they require, with the understanding that all
information provided will be kept confidential to the extent permitted by law.
Sincerely,EXHIBIT 3
CERTIFICATION OF CORRECTNESS OF
STATEMENT OF FINANCIAL RESPONSIBILITY
I (We) , certify that this confidential
"Statement of Financial Responsibility) and the attached evidence of the
developer's financial status, including financial statements, are true and correct
to the best of my (our) knowledge and belief.
Date Date
Signature Signature
Title Title
Address Address
City, State, Zip Code City, State, Zip Code
If the developer is a corporation, this Statement should be signed by the
president and secretary of the corporation; if any individual, by such individual; if
a partnership, by one of the general partners; if an entity not having a present or
secretary, by one of its chief officers having knowledge of the financial status and
qualifications of the developer.
27Attachment No, 5
eAr CITY
REDEVELOPMENT AGENCY
STATEMENT OF INTEREST IN PARTICIPATING
I hereby express my interest in participating in the redevelopment of the property located at 11042 —
11056 Washington Boulevard, Culver City, California and submit the following information:
I am a resident within the above listed site. (Please check the appropriate item that applies to you)
1. Name
2. Telephone
3. Name of Business and Property Owned
or Leased within the Project Area, if any
4. Address of Business and Properly Owned
or Leased within the Project Area, if any
5. Type of Business and Property Owned or Leased, if
any (i.e., commercial, industrial, residential)
6. I own lease the subject property.
7. I am am not interested in participating in the redevelopment of the subject property or
other property in the Project Area.
8. If I participate:
I would like to redevelop all or a portion of the above listed property.
I would like to redevelop other property in the Project Area.
9. Attachments: If I have stated I am interested in participating in the redevelopment of the
above described property or other property within the Project Area, I have
attached the following documents:
a. a description of my proposed project, including any conceptual/drawings
plans I may have;
b. my proposed development schedule;
c. evidence of my financial ability to complete my proposed project;
9770 CULVER BOULEVARD CULVER CITY, CA 90232-0507 TEL 310.253.5760 FAX 310.253.5779 www.culvercity.orgd. a statement regarding any lease commitments which I may have; and
e. any additional information I feel is appropriate.
10. Remarks (if any):
I understand submission of this Statement of Interest form does not obligate me to participate in
carrying out the Redevelopment Plan or for the Culver City Redevelopment Agency to agree to my
participation.
Dated: Signed:
22 |1013|