City of Culver City, California
Agenda Item Report
Meeting Date: 11/22/2010 Item Number: C-3
REDEVELOPMENT AGENCY BOARD AGENDA ITEM: Authorization to Release a
Request for Proposals for the Development of the Agency Owned Site located at
4044-4068 Globe Avenue
Contact Person/Dept.: Tevis Barnes/
CDD
Phone Number: (310) 253-5782
Fiscal Impact: Yes [X] No [] General Fund: Yes [] No [X]
Public Hearing: [] Action Item: [X] Attachments: [X]
Commission Action Required: Yes [] No [X] Date: _______________
Public Notification:
(E-Mail) Agenda and Meetings – Redevelopment Agency (11/17/10)
Department Approval:
Sol Blumenfeld: (11/02/10)
Agency General Counsel Approval:
Murray Kane: (11/04/10)
Chief Financial Officer Approval:
Jeff Muir (by N. Kimball) (11/16/10)
Executive Director Approval:
John M. Nachbar (11/17/10)
RECOMMENDATION:
Staff recommends the Redevelopment Agency Board (Agency Board) authorize the
release of a request for proposals (RFP) for the development of the Agency owned
site located at 4044-4068 Globe Avenue (Site).
BACKGROUND:
On March 17, 2008, the Agency Board reviewed and approved implementation of
Years 1 and 2 of the Comprehensive Housing Strategy (CHS). The CHS identifies
housing sites and development costs and allocates monies from the Housing Set
Aside Fund in an effort to improve the City’s affordable housing stock and meet
housing production requirements under the Regional Housing Needs Assessment
(RHNA) planning period. Under RHNA, over the next seven years, the City must
create 504 units of housing with 224 of those units being designated for very-low,
low and moderate households.
The Agency owned site located at 4044-4068 Globe Avenue is one of three sites
identified under Years 1 and 2 of the CHS*. On October 5, 2009, the Agency Board
approved demolition of the seven homes located on the Site.
DISCUSSION:
Staff requests the Agency Board authorize solicitation of proposals from qualified
housing developers to develop the Globe Site to effectuate the implementation of City of Culver City, California
Agenda Item Report
Years 1 and 2 of the CHS. The Agency is seeking qualified real estate developers
to develop, market, and monitor quality ownership housing designed to complement
the surrounding neighborhood. Respondents must have demonstrated development
experience in a multi-family ownership housing project. The successful developer
can expect to enter into an Exclusive Negotiation Agreement (ENA) with the Agency
for the purpose of negotiating a Disposition and Development Agreement (DDA) for
the purchase and development of the site.
The deadline for submission of proposals is sixty days after the release of the RFP
(expected to be 3:00 pm on January 20, 2011). The RFP will be published in
newspapers of general circulation and trade journals and be issued to leading local
affordable housing developers.
Submitted proposals will be evaluated by the criteria detailed below. The maximum
total points a proposal can receive is one hundred.
• Developer Experience:
o Development team qualifications and experience to effectively
undertake, design, develop, manage and market the proposed Globe
Avenue Project.
• Project Financing Feasibility:
o The extent to which other financing sources (private and public) are
committed to the proposed project and the amount and terms of such
financing.
o The amount and terms of Agency financial assistance requested for
the proposed project relative to Agency assistance provided to other
similar affordable housing projects.
o The per unit development cost.
o Evidence of the developer’s ability to repay Agency Financial
Assistance.
• Project Design and Neighborhood Consistency:
o The extent to which the project design is compatible with neighborhood
character.
o Sustainable elements are incorporated into the proposed project.
o The proposed project meets all City ordinances and requirements.
• Outreach:
o Developer’s proposal to engage the surrounding neighborhood
including special methods to inform, gather input and obtain support for
the proposed project.
• Marketing/Selection/Monitoring: City of Culver City, California
Agenda Item Report
o Methods proposed to advertise and market the proposed project to
eligible first time homebuyers to assure a broad outreach to low and
moderate income Culver City households.
o The proposal should also detail any special methods to select
occupants in a fair and equitable manner and any special methods to
engage the community in the development of the project.
o This criterion will also measure the Developer’s experience in
monitoring the proposed project after it is occupied to help ensure
maintenance of property and foreclosure prevention.
Following review of the proposals relative to the above criteria and establishment of
a short list of candidates, each proposer will be required to give an oral presentation
of their proposed project.
FISCAL ANALYSIS:
Funds for the development of this site have been included in the Agency’s Adopted
Budget and will be funded from the Housing Set Aside Fund (Account Number -
55497410.613100).
ATTACHMENTS:
1. Copy of the RFP
MOTION:
That the Agency Board:
Authorize the Release of a Request for Proposals for the development of the
Agency owned property located at 4044-4068 Globe Avenue.
*Note:
Years 1 and 2 of the CHS detail three Agency owned sites for development. These sites
include: 4044-4068 Globe Avenue, 4075 Lafayette and 11054-11056 Washington Blvd. On
July 26, 2010, the Board approved financial assistance in the amount of $6 million dollar for
the development of twelve affordable housing units located at 4043 Irving Place. The Irving
Place Project replaces the 4075 Lafayette site. Additionally, the Agency has received an
unsolicitated proposal for the Agency owned site located at 11054-11056 Washington Blvd.
(Pleasantview). The project has the potential to yield 33 units of affordable housing and
approximate 12,000 sq/ft of retail/commercial space.
MEETING DATE: November 22, 2010
AGENDA ITEM: Authorization to Release Request for Proposals for the
Development of the Agency Owned Site located at 4044-
4068 Globe, Avenue, Culver City, CA.
ATTACHMENTS
Pages
1. Globe Request for Proposals 1- 19 GLOBE AVENUE PROJECT
REQUEST FOR PROPOSAL
REDEVELOPMENT AGENCY- 1 -
1. INTRODUCTION
Culver City is a community of approximately 40,000 residents of approximately five
square miles in area. Currently, Culver City’s top five employers are Sony Pictures
Entertainment, Westfield Fox Hills Mall, Brotman Medical Center, Symantec and the City
of Culver City (government).
In 2008, the Culver City Redevelopment Agency (Agency) reviewed and approved the
implementation of Years 1-2 of the Comprehensive Housing Strategy (CHS). The CHS is
intended to improve the City’s affordable housing stock and meet housing production
requirements under the Regional Housing Needs Assessment (RHNA) through the use
of Redevelopment Agency Housing Set Aside Fund. Culver City’s RHNA requirement
over the next seven years is 504 housing units, with 224 units for very-low, low and
moderate income households.
The Culver City Redevelopment Agency invites responses to this Request for Proposal
(RFP) for the development of affordable multi-family housing on an Agency-owned site
located at 4044-4068 Globe Avenue (Site). The Agency is seeking qualified real estate
developers to develop, market, and monitor quality ownership housing designed to
complement the existing surrounding neighborhood. Respondents must have
demonstrated development experience in multi-family ownership housing project.
The Agency may consider a variety of measures to ensure affordability including: land
write down, purchase loans, construction and/or permanent financing, homebuyer loan
assistance, or a combination of mutually acceptable business terms compliant with
Redevelopment Law.
The successful developer can expect to enter into an Exclusive Negotiation Agreement
(ENA) with the Agency for the purpose of negotiating a Disposition and Development
Agreement (DDA) for the purchase and development of the site.
The deadline for submission of proposals is 5:00 pm on October 29, 2010. To be
considered for evaluation a complete proposal as defined herein, including all necessary
documentation and attachments must be delivered to the City of Culver City CDD
Housing Division at the following address:
Culver City Redevelopment Agency
Housing Division, 2
nd
Floor
9770 Culver Blvd.
Culver City, CA 90232
Attention: Tevis Barnes
Housing Administrator
2- 2 -
2. DEVELOPMENT SITE
The Culver City Redevelopment Agency purchased seven surplus properties located at
4044-4068 Globe Avenue (Site) from the California Department of Transportation
(Caltrans). These seven properties were acquired from Caltrans for the purpose of
creating affordable housing opportunities in Culver City.
A thirty foot sound wall for the San Diego Freeway is located along the east side of the
site . The west, north and south sides of the Site are bound by single-family homes. A
Site Map and aerial photo are included as Exhibits A-C. The total square footage of all
parcels is 33,361. To the rear of the Site is a six foot non-buildable easement. A
Southern California Edison power line easement is located at the rear of 4068 Globe
Avenue. The site has been cleared for development.
PARCEL INFORMATION
Parcel APN Address Size Use Owners
hip
Disposition
1 4233-033-014 4044 4,137 sq. ft. SF* Agency Cleared
2 4233-033-003 4048 4,496 sq. ft. SF* Agency Cleared
4 4233-033-004 4050 4,248 sq. ft. SF* Agency Cleared
5 4233-033-005 4054 4.630 sq. ft. SF* Agency Cleared
6 4233-033-006 4058 4,919 sq. ft. SF* Agency Cleared
7 4233-033-007 4062 5,207 sq. ft. SF* Agency Cleared
8 4233-033-008 4068 4,724 sq. ft. SF* Agency Cleared
* Single Family
3. DEVELOPMENT PARAMETERS
The Agency is seeking to develop multi-family ownership housing for low-and-moderate
income households. The Site zoning will allow up to fourteen (14) units. The proposed
development must comply with all Federal, State and local codes. The Redevelopment
Agency will evaluate proposals based upon the following criteria:
A. Project Density. The Site is zoned R-2, which allows the development of two
residential dwelling units per lot. The Globe Avenue site consists of seven lots.
In order to meet the parking requirements per dwelling unit and in order to create
a harmonious living environment with the surrounding neighborhood, a maximum
of twelve units is recommended for the project.
B. Affordability Requirement. Agency Housing Set Aside Funds were utilized to
purchase the Site. Pursuant to Redevelopment Law, the purpose of Housing Set
Aside Funds is to increase, improve, and preserve the community’s supply of
low-and moderate income housing (California Health and Safety Code, Section
33334.2). Housing Set Aside funds will also be utilized to provide additional
financial assistance, if required, for the development of the Site. The proposed
project is required to be 100% affordable to low-and-moderate income
households. For the purposes of this RFP, affordability levels shall be determined
and calculated pursuant to Redevelopment Law (Health and Safety Code Section
50052.5).
3- 3 -
C. Los Angeles County Established Income Levels. Low-Income households are
those that earn up to 60% of the area median income, based upon family size.
Moderate-income households are those that earn up to 120% of median income,
based upon family size. A chart depicting the current applicable Los Angeles
County Income Levels is detailed in Exhibit D and are subject to change.
D. Term of Affordability. Pursuant to Redevelopment Law, the Developer will be
required to provide covenants that maintain the affordability of the units. These
covenants will be in effect for a minimum of forty-five (45) years (Health and
Safety Code Section 3334.3 (f)(1)(B).
E. Occupancy Requirements/Limits. All occupancy requirements shall be subject
to provisions of the Redevelopment Law (Health and Safety Code 33000).
Occupancy is set at a maximum of two (2) persons per bedroom plus one per
unit.
F. Site Specific Design Guidelines. Architectural design will be reviewed and
approved by Redevelopment Agency staff to ensure the proposed project
complies with the design guidelines defined herein. Conceptual site plans,
designs and rendering are included as Exhibits E-G and serve a reference to
guide the development of the Site.
Site Planning and Building Design
• Mature street trees fronting the site should be preserved and incorporated into
the development.
• Project height and bulk should relate to surrounding buildings and structures in
the neighborhood.
• Create an attractive design that fits contextually within the neighborhood.
• Consider setback and stepbacks of project buildings, porches, balconies and
other architectural features to enhance building design.
• Individual dwelling entrances should be appropriately scaled and oriented toward
the street frontage.
4- 4 -
4. EVALUATION CRITERIA
Proposals will be evaluated based upon the following:
Evaluation Criteria Maximum Weight
1. Developer Experience 25
Development team qualifications and experience to
effectively undertake, design, develop, manage,
and market the proposed Globe Avenue Project.
2. Project Financing: Feasibility: 25
a) The extent to which other financing sources
(private and public) are committed to the proposed
project and the amount and terms of such financing;
b) the amount and terms of Agency financial
assistance requested for the Project relative to
Agency assistance provided to other similar
affordable Housing projects; c) per unit development
cost; d) evidence of the Developer’s ability to repay
Agency financial assistance.
3. Project Design and Neighborhood Consistency. 20
a)The extent to which the project design is
compatible with neighborhood character; b.)
sustainable elements are incorporated into the
Project; and c.) the Project meets all other City of
Culver City ordinances and requirements.
4. Outreach 5
Developer’s proposal to engage the surrounding
neighborhood including special methods to inform,
gather input and obtain support for the proposed
Project.
5. Marketing/Selection/Monitoring 25
Methods proposed to advertise and market the project
to eligible first time homebuyers to assure a broad
outreach to low and moderate income Culver City
households. The proposal should also detail any
special methods to select occupants in a fair and
equitable manner and any special methods to engage
the community in the development of the project.
These criteria will also measure the Developer’s
experience in monitoring the proposed project after it
is occupied and help to ensure maintenance of
property and foreclosure prevention.
Total maximum points 100
5- 5 -
5. PROPOSAL CONTENTS REQUIREMENTS
All proposals must include the following:
A. Organization and Identification of Development Team
Identify members of the development team and provide a brief description of each team
member including the following:
1. Number of years in business.
2. Brief history of the company.
3. Number of full-time employees.
4. Organizational structure.
5. Resumes of key staff members.
6. Name of persons authorized to negotiate on behalf of the Developer.
7. Statement that key staff members assigned to the proposed project are
committed for its duration.
If the development is a joint venture, provide information for each venture partner and a
description of prior working relationships.
Identify key Project consultants such as the architectural firm, marketing firm, and the
lender and equity source. The Developer must indicate that the selected architectural
firm has demonstrated experience with projects of similar nature and size. The architect
must submit references that address this requirement. Identify any special
characteristics of the firm that make it uniquely qualified to carryout the project.
B. Experience and References
Provide a description for at least three relevant projects completed by the Developer that
are similar to the proposed project. The relevant projects may include those with any
combination of the following characteristics:
1. Multi-family and senior housing with affordable and workforce or market
rate components.
2. Infill rental housing.
3. Infill ownership housing.
4. Community uses and space.
For each project reference submitted, please include the following information:
1. Project name and location.
2. Description of key project features.
3. Project size (number and type of units, affordability components, etc.)
4. Current status of project including construction start date and
actual/projected completion date.
5. Financial structure for the project including total land and development
costs.
6. Financial capability: at least two references from lenders that have
6- 6 -
provided the Developer with financing for similar projects.
7. Tenant attraction: at least two references who can describe the
Developer’s prior experience in attracting residential tenants similar to
those who are intended to occupy space in the proposed Project.
8. Government: at least two references from governmental agencies
on projects recently completed by the Developer.
C. Financial Capability
The Developer shall provide evidence of sufficient financial strength to undertake and
successfully complete the Project. The Developer shall provide the following financial
information:
1. Financial statements prepared in accordance with generally accepted
accounting practices and dated no later than six months prior to the
submission date.
2. Evidence indicating additional financial sources available to the Developer.
3. Annual reports, financial rating reports or other documentations indicating the
financial condition of the Developer
4. Evidence that the Developer will have an equity contribution in the total
development cost.
5. Evidence of experience utilizing conventional and federal, state, and local
sponsored financing and associated requirements.
D. Proposed Project Description
Provide a detailed narrative description of the proposed development concept for the
site, resident profile, description of the height, bulk, materials, architectural design
concept, how the design complements and enhances the surrounding neighborhood,
and a description of any other special features or amenities proposed.
E. Preliminary Financial Pro-forma
The proposal shall include a detailed preliminary project pro forma. The pro forma
should also include the following:
• Total construction costs with detail about direct, indirect, and financing cost
assumptions.
• Sales revenues for the ownership housing by unit and affordability mix.
• A summary of the sources of available funding including: 1.) permanent
loans; 2.) equity; 3.) tax credit equity; 4.) deferred developer fees; 5.)
affordable housing program grants; 5.) any other proposed funding sources.
F. Agency Housing Set Aside Fund Financing Assistant Request
The proposal should specify the type, terms, and amount of financial assistance
requested, if any. Financial assistance for this Project will be subject to negotiation and
may consist of one or more of the following a) a purchase loan, b) land write down, c)
loan assistance for qualified first-time homebuyers, d) ground lease, e) construction
and/or permanent financing; or f) a varied combination of mutually acceptable business
terms. Regardless of the type of assistance, the financial assistance must be ultimately
7- 7 -
linked to the provision of affordable housing units, consistent with current State and
Federal housing affordability requirements.
6. SELECTION PROCESS
Proposals will be evaluated based upon the selection criterion outlined in Section 4 of
this RFP. The final decision on the selection of a Developer will then be made by the
Agency Board.
7. NOTICE REGARDING DISCLOSURE OF CONTENTS OF DOCUMENT
ALL PROPOSALS SUBMITTED ARE THE PROPERTY OF THE CULVER CITY
REDEVELOPMENT AGENCY AND ARE PART OF THE PUBLIC RECORD, WITH THE
EXCEPTION OF THOSE ELEMENTS OF EACH SUBMITTAL WHICH ARE
IDENTIFIED BY THE DEVELOPER AS BUSINESS OR TRADE SECRETS AND
PLAINLY MARKED AS “TRADE SECRET,” “CONFIDENTIAL,” OR “PROPRIETARY.”
EACH ELEMENT OF A PROPOSAL WHICH A DEVELOPER DESIRES NOT TO BE
CONSIDERED A PUBLIC RECORD MUST BE CLEARLY MARKED AS SET FORTH
ABOVE, AND ANY BLANKET STATEMENT (I.E. REGARDING ENTIRE PAGES,
DOCUMENTS, OR OTHER NON-SPECIFIC DESIGNATIONS) SHALL NOT BE
SUFFICIENT AND SHALL BE CONSIDERED BINDING IN ANY WAY WHATSOEVER.
IF DISCLOSURE IS REQUIRED UNDER THE CALIFORNIA PUBLIC RECORDS ACT
OR OTHERWISE BY LAW (DESPITE THE DEVELOPER’S REQUEST FOR
CONFIDENTIALITY), THE REDEVELOPMENT AGENCY SHALL NOT BE LIABLE OR
RESPONSIBLE FOR THE DISCLOSURE OF ANY SUCH RECORDS OR PART
THEREOF.
8. PROPOSAL SUBMISSION REQUIREMENTS
Proposals must comply with the requirements detailed in this RFP. Proposals must be
typed. Proposals which are incomplete, out of order, have inadequate number of copies,
lack required attachments, or have other content errors or deficiencies may be rejected.
Contextual changes and/or additions to the proposal after submission will not be
accepted. The Redevelopment Agency may require additional information for the
determination of the Developer’s qualifications to be considered.
The proposal must be submitted in the legal name of the organization and the corporate
seal (if the organization has a seal) must be embossed on the original proposal.
Applications must be signed by an authorized representative of the Developer who has
legal authority to bind the Developer in contract with the Redevelopment Agency.
8- 8 -
Submission of a proposal shall constitute acknowledgement and acceptance of all terms
and conditions stated herein. Lack of compliance with legal or administrative submission
requirements may lead to disqualification. Proposals that are disqualified will not be
reviewed and rated.
All hand-delivered proposals must be received by 5:00 p.m. on November 1, 2010.
Hand-delivered proposals received at 5:00 p.m. will not be accepted. Proposals sent via
U.S. Postal Service, commercial carrier, or self-metered mail must be postmarked no
later than 5:00 p.m. on October 29, 2010. If the U.S. Postal Service is used, proposals
should be sent by certified mail and the Developer should retain a receipt showing a
legible postmark date. If commercial carrier is used, the Developer should retain a
receipt showing legible shipping date.
Proposals submitted via facsimile will not be accepted. It is the sole responsibility of the
Developer to ensure that the proposal is submitted on time.
One (1) unbound (with no binding or staples) original with “Original” on the cover page,
and five (5) copies of the proposal must be submitted to:
Culver City Redevelopment Agency
Housing Division
9770 Culver Boulevard
Culver City, CA 90232
Attn: Tevis Barnes
Housing Administrator
9. GENERAL SPECIFICATIONS
1. Definitions
The words (A) “City”, (B) “CDD Housing Division”, (C) “Agency”, and (D) “Developer”, as
used in this RFP), shall be understood to refer respectively to (A) the City of Culver City,
California (B) Community Development Department Housing Division (C) the Culver City
Redevelopment Agency (D) the person , firm or corporation from whom the Offer to
Negotiate Exclusively (“Offer”) is accepted by the City, or the agent or legal
representative who may be appointed to represent such person, firm or corporation in
the signing and performance of said Offer.
2. Instructions and Questions
City representative from whom the Developer will receive instructions or to whom the
Developer should direct questions regarding the RFP or Proposal:
Attention: Tevis Barnes
Housing Administrator
9770 Culver Boulevard, 2
nd
Floor
Culver City, CA 90232
(310) 253-5780
9- 9 -
ADDENDA
Any interpretation or correction of this RFP will be made only by addendum, duly issued
by the representative identified in Section 9.A above. Addenda will be mailed or
delivered to those persons who have received an RFP.
3. Proof of Authority
If the Developer is a corporation, formal proof of the authority of the officer signing the
application to bind the corporation must be submitted with said application. A copy of
the corporate resolution or minutes can be adequate proof. A simple letter is not
sufficient.
4. Withdrawal of Proposal
Any Developer may withdraw its proposal, either personally or by telegraphic or written
request at any time prior to the time set for the opening of proposals.
5. Firm Commitment of Funding Reservations
The Redevelopment Agency reserves the right to reject any and all proposals and any
item or items therein, and to waive any non-conformity of proposals with this RFP,
whether of a technical or substantive nature.
6. Affidavit of Non-Collusion
Proposals shall include a completed Affidavit of Non-Collusion
7. Documents Construed Together
The proposal, all documents and forms referred to in the complete General
Specifications, and all modifications of said documents, shall be construed together as
one document.
8. Errors and Omissions
Developer(s) shall not be allowed to take advantage of any errors in, or omissions from,
the RFP. Full instructions will be given if such error or omission is discovered and timely
called to the attention of the Culver City Redevelopment Agency.
9. Specifications Not Contractual
Nothing contained in this RFP shall create any contractual relationship between the
Developer and the Redevelopment Agency which accepts no financial responsibility for
costs incurred by any Developer regarding preparation and submittal of a proposal in
response to this RFP.
10. Standard Terms and Conditions
10- 10 -
Prior to the commencement of negotiations hereunder, Redevelopment Agency and
selected Developer shall enter into an Exclusive Negotiation Agreement (ENA).
Developers are strongly advised to review all the specifications of this RFP and all the
terms and conditions of the ENA.
11. Offer to Negotiate Exclusively
Proposal shall include on company letterhead the Developer’s formal written offer to
negotiate exclusively with the Agency in the event that its proposal is selected by the
Redevelopment Agency.
12. Disposition and Development Agreement (DDA)
Upon Redevelopment Agency selection of a Developer and execution of the ENA, the
Developer will have 120 days to negotiate a DDA with the Agency. The agreement will
set forth the definitive terms and conditions regarding the sale of the Site and
development and use of improvements thereon. The Redevelopment Agency may
extend the negotiation period if it determines there is reason to do so.
13. Good Faith Deposit
Prior to the Commission’s execution of the ENA, the selected Developer will be required
to make a good faith deposit of $10,000, posted in a form acceptable to the Commission.
The good faith deposit may be applied to the Developer’s equity contribution to the
Project. If the negotiations do not culminate in an Agreement with the Commission, and
if the Developer has shown good faith in the negotiation period, the deposit will be
returned. The Commission shall have no further liability to the Developer for failure to
reach agreement with the Developer other than the return of the deposit.
14. No Commitment to Award
The issuance of this RFP and receipt of proposals does not commit the Agency to award
a contract. The Agency expressly reserves the right to postpone proposal opening for its
own convenience, to accept or reject any or all proposals received in response to this
RFP, and/or cancel all or part of this RFP.
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