City of Culver City, California
Agenda Item Report
1
Meeting Date: 10/24/11 Item Number: J-1
JOINT CITY COUNCIL AND REDEVELOPMENT AGENCY AGENDA ITEM: Discuss
and Receive Public Input on Developer Proposals for Development of 9300 Culver
Boulevard (Parcel B).
Contact Person/Dept.:
Joe Susca/CDD
Todd Tipton/ CDD
Phone Number:
(310) 253-5763
(310) 253-5783
Fiscal Impact: Yes [] No [X] General Fund: Yes [] No [X]
Public Hearing: [] Action Item: [] Attachments: []
Commission Action Required: Yes [X] No [] Date: 10/06/11
Advisory Committee on Redevelopment
Public Notification (E-Mail) Redevelopment Agency Projects (10/13/11); (E-Mail) Meetings
and Agendas – City Council (10/20/11); (E-Mail) The Downtown Business Association
(10/13/11); (E-Mail) The Advisory Committee on Redevelopment (10/13/11); (E-Mail) The
Gateway Neighborhood Association (10/13/11); (E-Mail) The Four Developer
Respondents to the Parcel B RFP (10/13/11); (E-Mail) The Downtown Neighborhood
Association (10/13/11); (E-Mail) The Culver City Chamber of Commerce (10/13/11); (E-
Mail) Members of the public who attended the 11/09/10 workshop on the subject matter
(10/13/11); (E-Mail) Members of the public who pulled speaker cards on the subject
matter during the Agency Board meetings of 10/04/10, 02/14/11, 06/13/11, 09/12/11,
10/03/11 and 10/04/11 (10/13/11); The City’s Parcel B Webpage (10/12/11); The City’s
Facebook Wall (10/12/11); (U.S. Post) A public notice was mailed to businesses,
residents, and property owners in excess of a 500’ radius of the site (10/13/11); (U.S.
Post and E-Mail) Rush Pacifica LLC (10/13/11).
Department Approval:
Sol Blumenfeld (10/19/11)
City Attorney Approval:
Carol Schwab (10/19/11)
Agency Counsel Approval:
Murray Kane (10/18/11)
Chief Financial Officer Approval:
Jeff Muir (10/19/11)
City Manager/Executive Director Approval:
John M. Nachbar (10/20/11)
RECOMMENDATION:
Staff recommends the City Council and Culver City Redevelopment Agency Board
(Agency Board) receive public input and discuss proposals from four developers for
redevelopment of 9300 Culver Boulevard (Parcel B).
PROCEDURE:
1. Mayor/Agency Chair announces that for approximately one hour, the Parcel B
developerswill be positioned at their display board stations throughout the City
Council Chambers so the public may approach to view andpose any questions
to the developer teams they may have; and,
City of Culver City, California
Agenda Item Report
2
2. Mayor/Agency Chair seeks a motion to recess the City Council/Agency Board
Meeting to the interactive session (during the recess and interactive session,
any questions asked/answers provided will not be part of the recorded session);
and,
3. Mayor/Agency Chair reconvenes the City Council/Agency Board meeting; and,
4. Mayor/Agency Chair invites the public to fill out Requests to Speak and to
submit them to the City Clerk if they wish to comment or ask questions about the
developer proposals (such questions and any responses provided will be part of
the recorded session); and,
5. Following public comment, the City Council/Agency Board may pose questions
to staff andthe developers as desired.
BACKGROUND:
On October 3 and 4, 2011, the City Council/Agency Board received presentations
from the four developers selected to respond to the Agency’s Request for Proposals
to develop Parcel B in Downtown Culver City. Following the presentations, the
public and City Council/Agency Board asked questions and provided comments.
Based on the input received during the October 3
rd
and 4
th
meetings, the City
Council/Agency Board directed staff to schedule an additional meeting in order to
provide the public with another opportunity to ask questions and provide input.
Following the October 3
rd
and 4
th
meetings, the development team PowerPoint
presentations were posted on the City’s website (with a notice sent to approximately
8,300 subscribers to the City’s e-mail notification system) and the presentation
boards were placed in the Community Development and Fire Department lobby in
City Hall for the public to peruse at their convenience. Since October 14, 2011,
there have been approximately 1,053 “hits” to the proposals on the City’s website
and many have visited City Hall to review the submittals. Developer answers to
questions posed during the October 3
rd
and 4
th
meetings are attached, along with
written comments received by the public for the City Council/Agency Board’s
reference.
On October 6, 2011, the Advisory Committee on Redevelopment (ACOR) met to
review and comment on the proposals. The draft ACOR minutes that include those
comments are attached. City of Culver City, California
Agenda Item Report
3
DISCUSSION
Tonight, the public will have an additional opportunity to comment and ask
questions directly of the developers. Because of the informal nature of this part of
the meeting, questions and answers provided during the interactive session will not
be part of the recorded session.
Once the interactive session has concluded, the City Council/Agency Boardare
requested toinvite members of the public to submit Requests to Speak prior to
asking questions from staff and the developers about their proposals. Once this
portion of the meeting is reconvened, such questions and answers will be part of
the recorded session.
Next Steps:
On November 14 2011, the City Council/Agency Board will consider the selection of
a developer for Parcel B. During the November 14
th
meeting, the public will have
another opportunity to provide input. Between now and then, the public may
continue to ask questions of the development teams and provide comments to staff
in person, via phone or email, or via the City’s website.
Should the City Council/Agency Board select a developer at the November 14
th
meeting, at some point in the future, as part of the City’s existing development
review process, additional opportunities for public input will be provided as the
selected development team refines their proposal and ultimately submits fully
prepared plans for review by the City.
FISCAL ANALYSIS:
A project developed in accordance with the existing entitlements is estimated to
generate approximately $5.5 million in net new tax increment over the remaining life
of the Agency Project Area. The City would receive approximately $1 million in
building permit and related fees, and sales tax, business tax and utility users tax
totaling approximately $265,000 annually.
ATTACHMENTS:
1. Developer answers to questions posed at the October 3 and 4, 2011 meeting.
2. Written comments received from the public.
3. October 6, 2011 Draft ACOR Minutes City of Culver City, California
Agenda Item Report
4
MOTION:
That the City Council and Agency Board:
1. Announce that this is the time and place for an informal, interactive session
with the four development teams that have submitted proposals for
development of Parcel B; and,
2. Recess the City Council and Agency Board meetings to conduct the informal
session; and,
3. Reconvene the City Council/Agency Board meetings and announce that
Request to Speak cards are available to any member of the public who
wishes to present further comment to the City Council/.Agency Board; and,
4. Direct the City Manager/Executive Director to place on the November 14,
2011 City Council/Agency Board agenda an item where the City
Council/Agency Board will consider selection of a developer for Parcel B.
MEETING DATE: 10/24/11
AGENDA ITEM: JOINT CITY COUNCIL AND REDEVELOPMENT
AGENCY BOARD ITEM: Discuss and Receive
Public Input on Developer Proposals Received for
Development of 9300 Culver Boulevard (Parcel B).
ATTACHMENTS
Item Description Pages
1
2
3
Written comments received from the public.
Developer answers to questions posed at the
October 3 and 4, 2011 meeting.
October 6, 2011 Draft ACOR Minutes
1-10
11-58
59-64
-----Original Message-----
From: Jennifer Edwards
Sent: Monday, October 03, 2011 4:28 PM
To: Susca, Joe
Subject: Parcel B Development
Clever City should require the developer of Parcel B to include affordable housing, like other
cities, such as Santa Monica, do.
Jennifer Edwards
25 year Culver City Resident
-----Original Message-----
From: HowardCohen
Sent: Monday, October 10, 2011 11:15 AM
To: Susca, Joe
Subject: RE: Parcel B Web Page Update
These are some very professional presentations, and I'm sure (if the economic works & the
economy improves) each has the capacity of being successful, but I still believe downtown
needs more "Residential" on Parcel "B" and elsewhere to improve & sustain the downtown
core.
I'm still looking forward to see how the one selected executes it’s Project.
Thank you!
Howard
From: Albert Cutler
Sent: Tuesday, October 11, 2011 9:58 AM
To: Susca, Joe
Cc: sginsberg@combined.biz
Subject: Parcel B
Appreciate the detailed Emails on the proposals for Parcel B. If the resident's input
counts, I'm in favor the the proposal by Combined Properties. It is the most
dynamic of the proposals and would spark our rather "stogy" downtown!
Al Cutler
Culver City, CA
From: Maya Mallick
Sent: Thursday, October 13, 2011 12:15 PM
ATTACHMENT NO. 1
Page 1To: Malsin, Scott; Armenta, Christopher; Cooper, Jeffrey; michal.oleary@culvercity.org; Weissman,
Andrew
Cc: Nachbar, John; Blumenfeld, Sol
Subject: Parcel B presentations
Good Afternoon Mayor and Council Members,
Thank you for offering the community a chance to participate in this month’s developer
presentations of Parcel B. The Culver Hotel along with the rest of the community is
very much looking forward to the successful development and completion of the
project. It is clear to me that all 4 developers have put a tremendous amount of effort
and expense into understanding that we are a special city that will embrace and benefit
from a project that places value on architecture, pedestrian friendly open spaces and as
many green areas as possible.
Per Mr. Malsin's request, I would like to share additional comments and a few questions
on the four presentations:
The Spanish Steps, the Art Pavilion and the Green Roof were 3 of my favorite features
throughout the presentations. I believe that those are excellent concepts which would
be great to combine on some level in the same development with whomever you select
if at all possible.
Additional ideas which I felt were strong and seemed to carry out throughout the
presentations were the terraced/stepped buildings, high ceilings on the ground level,
light color materials as well as floor to ceiling glass in certain areas creating a more
updated feel. Passageways, open spaces and separate buildings are of course
necessary features and creating a venue which could call for a weekly/monthly cultural
or music event would be a great draw to the area. This could also tie into the existing
Third Wednesdays which the DBA currently organizes.
There are a few things which I would love to see some of…
More green on the ground level and additional water elements, or one central and larger
water element to create a focal point. Too much concrete does not promote a
neighborhood feel. Also, the model presented by the Tolkin Group was a very nice
touch as it helped feel the scale of the project. I would encourage a physical model for
the other developers if at all possible to help put their project into perspective with
regards to how it would flow with the surrounding areas.
Last but not least, a complete interior renovation of the theatre would greatly enhance
the entire area and certainly complement whatever is going to happen on Parcel B.
With Culver City being the heart of Screenland, it is a perfect opportunity and an
absolute must to create something spectacular and unique in a city with so much movie
making presence and history.
ATTACHMENT NO. 1
Page 2Although the presentations nicely outlined the architecture and ambiance of the
projects, there was not much information as to the actual details of impacts of noise,
dirt, traffic flow, dust, road closures and how the site will be contained to minimize
impact on the surrounding neighborhood.
How will the selected developer ensure the timely completion of the project and what is
the projected timeline from start to finish? Are there any incentives to completing on
time or early? What are the financing criteria? The community is concerned that the
site is actually going to be completed, especially given these financial times.
As the operator of The Culver Hotel, I am interested in late night and early morning
noise both during the construction phase as well as after completion, when the
businesses and outdoor entertainment are in full operation. What will these noise
guidelines follow and will there be any negative noise impact for our hotel guests?
In closing, I appreciate the developers sensitivity towards developing something
complimentary to the Historic Culver Hotel and Culver Studios and creating an
environment that promotes people friendly and open areas, interesting and inviting
buildings which tie in art, food, entertainment and culture. We wholeheartedly look
forward to embracing the best project as our new neighbor.
Sincerely,
Maya Mallick
T 310.558.9400 | F 310.815.0797
THE CULVER HOTEL
9400 Culver Blvd. Culver City, CA 90232
HOTEL BEVERLY TERRACE
469 N. Doheny Dr. Beverly Hills, CA 90210
www.hotelbeverlyterrace.com
ATTACHMENT NO. 1
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ATTACHMENT NO. 1
Page 8
From: r sergant [mailto:rsergant@msn.com]
Sent: Saturday, October 15, 2011 5:39 AM
To: Susca, Joe
Subject: Downtown CC plan
I looked at the four power point proposals for parcel B (near Trader Joe's)
My favorite was the Runyon plan. I liked the emphasis on the Mission Style.
Plenty of parking below.
I also liked the presentation by Tolkin.. but the design was a bit too glitzy
for that area.. It seems like parking is the main focus of that plan...
Elements of the other two plans were good, but also w/ a downside.
I liked the rooftop growing great garden.
I worry about all of the steps and possible problems w/ skateboards, etc.
Any elevators for the disabled? limited mobility?
Question: Will any of these plans impact our Farmer's Market? In what way?
Any protection during the winter rains?
Thank you, r sergant
From: Schafer, Ron
Sent: Tuesday, October 18, 2011 2:57 PM
To: Susca, Joe
Subject: Parcel B comments
Hey Joe,
As an Architect and Culver City Resident, I thought I would present my opinions related to the developer
designs presented to the Council earlier this month. In my opinion the method to create a project that is of
its place and creates a welcoming sense of place; would be a combination of Cardiff Realty’s façade
treatments and Runyon Group’s plan arrangement.
Why?
Façade:
The more contemporary façade treatments by the Cardiff scheme brings a more contemporary style yet
maintains the pedestrian scale truly needed to continue the success of the existing downtown district.
Plan:
The key to having an internal shopping environment “work” visitors need to have many views into the
space and vice versa the visitors need to have many exits from this space. It may reside in the animal
DNA in each of us, but I believe it has to do with our survival instincts that we really want to have multiple
ways “out” to feel comfortable.
Note:
ATTACHMENT NO. 1
Page 9I do believe that the Combined great Stair has a considerable amount of merit. It would be a unique
feature in Culver City, but it really relies very heavily on what is happening on the second level. You may
be able to achieve the draw using multiple restaurant tenants, the stair does allow a considerable amount
of viewing of the tenants from afar. The only drawback with this scheme is the façade treatment on the
corner.
Thanks for accepting comments,
Best,
Ron E. Schafer, AIA
DESIGN LEAD, SENIOR ASSOCIATE
R N L | www.rnldesign.com
ATTACHMENT NO. 1
Page 10Parcel B Developer Questions
1 What is the tenant mix for the project and what design criteria was used to select them?
2 How will cut-through traffic into the adjacent neighborhood be minimized?
3 What is the square feet of the project and are you maximizing the current entitlement? If less, why?
4 Will the spaces be leased prior to constructing the building?
5 How is your proposal a human scale development and how does it compliment downtown in its
scale and character?
6 How many employees will work at one time in the building and how will they park? Will they park
on site for free and be required to park on site?
7 How much space will be dedicated to the cars on The Culver Studios side of the project (if you have
a subterranean ramp leading to parking below)?
8 How many square feet in the project is dedicated to dining?
9 How will you secure quality retailers?
10 How is your building green? What is your carbon footprint?
11 How much of the space is walkable?
ATTACHMENT NO. 2
Page 119300 CULVER BOULEVARD MIXED-USE DEVELOPMENT, Culver City
Response to Questions from Agency – October 14, 2011
To: Culver City
From: Scott Ginsburg on behalf of Combined Properties, Inc & Hudson Pacific Properties
Date: October 14, 2011
Subject: 9300 Culver Blvd/ Parcel B Project
Responses to Questions
Parcel B Developer Questions
1. What is the tenant mix for the project and what design criteria was used to select them?
The tenanting of our project is a multi-faceted process. First and foremost, we set the goal of
making sure that the project communicates and complements — not competes with — the
surrounding Downtown businesses. We accomplished this by creating Retail Rows, or “Districts,”
on each of the sides of the building. For example, the Washington Boulevard side will be lined
with retailers offering arts and crafts, fresh seafood, and yoga classes — complementary
destinations that shoppers at Trader Joe’s will be pleased to find just across the street. (More
information regarding the Retail Districts can be found in our RFP response.) Once we finished
characterizing and “merchandising” the Retail Districts, we relied on our experience, input from
our consultants and feedback from retailers to ensure that our design was best suited for the
types of tenants that we want to draw to the project. Lifestyle tenants such as Patagonia, Urban
Outfitters and other unique national and local tenants will require an outstanding design which
we feel confident that we have provided for. The tenants will all have specific requirements and
want unique storefronts which our design accounts for, by utilizing unique tenant signage
elements and materials such as wood and metal to enhance the glass storefront design. (See
some of the storefronts depicted in our RFP which we used for a reference). We understand
that, like any other development project, there is more work to do and input from the
community and stakeholders to be incorporated, but we are confident that our street-facing,
extroverted plan will be desirable to the tenants.
Hudson Pacific Properties (“Hudson”) is a New York Stock Exchange listed public company that
focuses on office and media and entertainment properties. The Company owns office space in
Culver City nearby at 10950 Washington and, therefore, has intimate office market knowledge.
Based on this, Hudson is confident that it can lease the office to quality entertainment,
technology and media tenants. We think that it is very important to emphasize the viability of
office leasing in the project. These office users will enhance the businesses in the project and
help support the Downtown business area. Because we are focused on significant
entertainment, media and new technology companies, we believe that they will be
complementary to Sony Studios, Culver Studios and the creative office tenants in the Hayden
Tract. As a result of this interaction between the local businesses, our project will be the
epicenter of these different areas.
ATTACHMENT NO. 2
Page 129300 CULVER BOULEVARD MIXED-USE DEVELOPMENT, Culver City
Response to Questions from Agency – October 14, 2011
2. How will cut-through traffic into the adjacent neighborhood be minimized?
This project was designed to comply with the ingress egress requirements outlined in the RFP.
3. What is the square feet of the project and are you maximizing the current entitlement? If less, why?
The total gross area of the proposed project is 115,108 square feet. We were able to design a
project that promotes a very open, extroverted and pedestrian-friendly feel that is inviting and
embraces Downtown. The project is visually distinct and the facades are broken into districts
which are urban in nature yet very visually appealing. By designing the project within the
allowable density, we are planning to provide the Downtown with as much retail as possible,
and offer the best opportunity to make the project financially viable and buildable in today’s
market.
3a. Will the spaces be leased prior to constructing the building?
Once chosen as the developer for 9300 Culver Blvd, we will immediately go to the market to
secure two or three key retail tenants. Though we do not feel that we will need to lease a
majority of the space prior to starting construction, it may be in all parties’ best interest
(including the City’s) to secure a key retail tenant or two before commencing construction.
Given Combined Properties, Inc (“Combined”) and Hudson’ expertise in retail and office leasing,
respectively, as well as their in-house capabilities and services of The McDevitt Company, the
Development Team will rely on its experience and is the most capable of securing the necessary
tenancy for the project expeditiously.
4. How is your proposal a human scale development and how does it compliment Downtown in its
scale and character?
The project was designed to enhance the pedestrian experience and embrace Downtown by
being externally focused. The Grand Steps are oriented in a way to expand the Town Plaza and
embrace pedestrians. It invites the public to experience the Elevated Plaza and offers a new
major focal point for Downtown. By lowering the heights on three sides of the project and
stepping back the second floor retail we are reducing the impact on the neighborhood. Our
single-story orientation along the Culver Studios and Town Plaza sides of the project creates a
low scale orientation similar to other buildings in the Downtown. The highest point of the
project, 56 feet, is oriented on the east side—across the similarly massed Ince garage and Trader
Joe’s.
The character of the project enhances Downtown by orienting to the street and complimenting
the existing architecture through the use of brick, wood, glass and metal, wide sidewalks and
landscaping. As important, the retail’s street front focus will enhance pedestrian activity in
Downtown. Rather than focusing inward where customers might have a tendency to walk from
the parking to the project and back to the parking, the pedestrian will walk on the streets which
will enable the other Downtown businesses to draw foot traffic to their stores.
ATTACHMENT NO. 2
Page 139300 CULVER BOULEVARD MIXED-USE DEVELOPMENT, Culver City
Response to Questions from Agency – October 14, 2011
Our Development Team has managed to create a plan that maximizes the entitlements while
creating a building that respects and communicates with its surroundings. In essence, the
project consists of three portions: a 4-story portion, a 2-story portion, and a 1-story portion. The
4-story office/retail building faces Washington Boulevard and is exactly the same height as the
building across the street, which houses the Ince parking structure and Trader Joe’s. For most of
its exposure on Culver Boulevard, the project rises just 2-stories above ground so as not to
tower over the businesses that line the street—again, complementing them. The Elevated Plaza
rises just one-level above ground, allowing pedestrians to have clear views of the Culver Studios,
Culver Hotel, and the rest of Downtown Culver City. Moreover, the scale of the project on all
four sides ensures that the Culver Studios and Culver Hotel are clearly and proudly displayed
and accessible.
It is important to note that we have worked hard to ensure that we are preserving the views of
the Culver Studio Mansion and Culver Hotel. Our project is meant to honor the City’s rich history
and display the historic buildings. The tallest point of the project, 56 feet, is massed on the
eastern edge across from Trader Joes and the Ince structure which is the same height. We
purposely lowered the portion of the site adjacent to Culver Studio and the Culver Hotel to one-
story so we would not block those structures. We also purposely focused the Elevated Plaza to
overlook Culver Studio and built out the storefronts on the Studio side to take advantage of
additional hardscape and views of the Studio. We want to take advantage of the “quiet” side of
the project and envision a seating for people along an extended plaza. We built out the Grand
Stair in a way that preserves the view corridor from Main Street to Culver Studio. We are
keeping massing high on the Trader Joes/Culver Blvd side, meeting the Town Plaza at the Culver
Hotel side and offering great views from the Elevated Plaza of the Culver Studios.
The Grand Stairs can be used as an amphitheater facing the Town Plaza, as seating for the
summer concert series and other events. Additional seating can be added for larger gatherings.
According to the City, they have estimated that the Amphitheater will accommodate
approximately 300 people in addition to the 700 that will be accommodated in the Town Plaza.
The Elevated Plaza can be used for casual gathering or for organized festivals, fairs or
ceremonies and would be available to the public. We would work with community groups and
the city to program events in the Elevated Plaza. We also envision the Elevated Plaza being an
ideal place to have art displays and hold private functions in conjunction with the local
restaurants or special catered events for the local businesses. This could include events such
after parties for movies premiering at Sony or Culver Studios and additional to art openings. It
also offers a venue for people within the community to hold private events.
5. How many employees will work at one time in the building and how will they park? Will they park
on site for free and be required to park on site?
We are conducting further analysis and research and will provide feedback at the October 24,
2011 meeting.
ATTACHMENT NO. 2
Page 149300 CULVER BOULEVARD MIXED-USE DEVELOPMENT, Culver City
Response to Questions from Agency – October 14, 2011
6. How much space will be dedicated to the cars on The Culver Studios side of the project (if you have
a subterranean ramp leading to parking below)?
We need further clarification on this question; however, we do potentially envision some short
term parking and/or valet drop-off along the Culver Studio side of the project.
7. How many square feet in the project is dedicated to dining?
There are 6,465 square feet of restaurant space on the Elevated Plaza. The restaurant space on
the Elevated Plaza will have balcony seating with unprecedented views of Downtown Culver
City. We also expect to include a café and sandwich shop on the ground floor adjacent to the
Town Plaza, which will have outdoor seating.
8. How will you secure quality retailers?
CPI will secure quality retailers by utilizing its full-service, in-house leasing team as well
augmenting our capabilities with The McDevitt Company — a boutique consultant specializing in
high-end, unique retail tenants. CPI’s track record speaks for itself as far as its ability to execute
lease transactions that benefit the community, the landlord, and the tenant. We understand
retailers, their needs and how to execute leases. We actively negotiate with retailers, their
brokers and representatives and will rely on our relationships and direct and immediate
experience leasing to tenants.
CPI has deep experience with retailers including many national, local and unique retailers. The
following is a sampling of the tenants we have worked with and continue to work with:
• Borders Books
• Whole Foods
• REI
• Nordstrom
• Macy’s
• Coldwater Creek
• Chico's
• The Fresh Market
• Barnes & Noble
• White House Black Market
• LA Fitness
• Buy Buy Baby
• Ann Taylor Loft
• Ulta
• Talbot's
• Francesca's
• Trader Joe's
• South Moon Under
• Elizabeth Arden Red Door Salon
• PF Chang’s
ATTACHMENT NO. 2
Page 159300 CULVER BOULEVARD MIXED-USE DEVELOPMENT, Culver City
Response to Questions from Agency – October 14, 2011
• Chico’s
• Mac
• Children’s Place
• Yard House
• Lazy Dog Café
• Johnston Murphy
• Sunglass Hut
• House of Blues/Live Nation
CPI and its team member have also worked with many small business owners to help develop
their businesses and create new retail and restaurant concepts. One example is the Hungry Cat
Restaurant, an award winning restaurant in Hollywood opened by David Lentz and James Beard
award winning chef Suzanne Goin. We have also worked with restaurateurs Susan Feniger and
Mary Sue Milikan at Border Grill, Ciudad and Street to help them develop their concepts.
Lastly, we want to emphasize that our retail faces the street, enhancing the pedestrian
experience along all the edges of our site. The project is EXTROVERTED, not introverted --- it
opens up to the Downtown and creates synergies with the existing business and urban fabric on
all sides. This will enable all of the retailers and businesses in Downtown (including those in our
project) to work in conjunction with each other rather than to compete against each other. In
addition, the retail is all serviced through an internal service corridor in the back of each retail
space so there is no need for pedestrians and patrons of the shops to be disturbed by loading or
trash collection. Lastly, the trucks will have their own loading facility so there will be no loading
at the street.
9. How is your building green? What is your carbon footprint?
We are aiming to build the project to achieve a LEED Silver rating. This project will also comply
with Cal Green and Culver City's Green Building Requirements. We will also comply with Culver
City's PV requirement. They would go on the rooftop, shading the mechanical equipment and
reducing the solar gain from direct sunlight. We may use operable windows, which not only help
occupants control their environment, but also connect people with the outside activity. Basic
solar orientation principles have been followed: ample day lighting/glazing on the north, vertical
fins on the west and deep overhangs on the south. These elements also serve the dual purpose
of giving human scale to the facades. Moreover, we plan to incorporate a grey water system
into the project.
10. How much of the space is walkable?
The Grand Stairs and Amphitheatre seating comprises 3,030 square feet. The Elevated Plaza is
nearly 12,000 square feet. There is 6,050 square feet of walkable space on the ground level
within the property line, where the buildings have been set back to provide for wider sidewalks
around the perimeter of the building. The project is set back from the property around the
whole building at varying widths (with the exception of the western face along the Town Plaza
where the Grand Stairs meet the Plaza). The set-backs range from approximately 14’ along
Culver Boulevard to 11’ along Washington Boulevard to 8’ along the façade facing the Culver
ATTACHMENT NO. 2
Page 169300 CULVER BOULEVARD MIXED-USE DEVELOPMENT, Culver City
Response to Questions from Agency – October 14, 2011
Studio. There is a total of approximately 20,350 square feet of walkable area in our project that
is easily accessible and inviting to pedestrians.
ATTACHMENT NO. 2
Page 179300 CULVER BOULEVARD MIXED-USE DEVELOPMENT, Culver City
Response to Questions from Agency – October 14, 2011
Questions for Parcel B Developers (document 2):
1. What experience do you have in building and leasing office properties?
Hudson owns 15 Office properties with 3.2 million square feet and 2 Studio properties in
Hollywood with 1 million square feet. The company’s management team, including its leasing
personnel, has deep experience operating and leasing office properties. In a highly successful
stock offering in 2010, the Company went public on the New York Stock Exchange, proving that
both institutional and private investors have full confidence in Hudson’s ability acquire, develop,
manage, and lease office properties in accordance with its strategy. Most of Hudson’s
management team is comprised of professionals who helped run Arden Realty—a very well-
known and successful office owner and operator known throughout the real estate community.
In addition, Marianne Lowenthal from CPI was involved in the development of CitiCorp Plaza in
Downtown LA and has leased over one-million square feet of office space. CPI currently owns
manages, and leases its office building in Beverly Hills located at 9320 Wilshire Boulevard.
2. What experience do you have in building and leasing retail properties?
CPI brings 27 years of retail ownership, development, management, and leasing to the
Development Team. Not only has CPI developed land into fully leased, highly successful retail
and mixed-use properties, it has also rehabilitated and renovated neglected retail centers,
brought in major tenants and maximized value.
3. How do you plan to finance this project? Do you have the equity available or will you need to
partner with an equity provider?
The Development Team has strong and immediate access to equity capital. The principal of CPI,
Ronald Haft, has the resources to construct the entire project using only his personal equity,
which he has been done in the past.
Hudson is a publicly traded company with plenty of liquidity. As of the second quarter of 2011,
the company had assets valued at over $1 billion and cash and cash equivalents of over $85
million. In addition to the ability to raise equity and debt through public stock and bond
offerings, respectively, the Company has access to a $250 million revolving line of credit. In 2011
alone, Hudson raised over $150 million of equity through a single stock offering.
4. Can you please provide us with information about your experience procuring construction loans?
We will provide addition detail to the Council regarding our cumulative financing experience
including recent experience procuring loans at the October 24, 2011 meeting.
ATTACHMENT NO. 2
Page 189300 CULVER BOULEVARD MIXED-USE DEVELOPMENT, Culver City
Response to Questions from Agency – October 14, 2011
5. How many retail leases have you or your organization negotiated and executed?
Since its establishment 27 years ago, CPI has negotiated and executed hundreds of retail leases
for millions of square feet of retail space. This year alone, CPI will execute over 400,000 SF of
retail leases. We understand the retailers, their needs and how to complete their deals. We
actively negotiate the retailers, their brokers and representatives and will rely on our direct and
immediate experience leasing to tenants.
6. How many development projects have you done previously?
CPI, Hudson and their key employees have deep real estate development experience. We will
provide additional detail at the October 24, 2011 meeting.
7. How many of your previous development projects do you still own?
CPI and Hudson are both long term owners of real estate. We expect to retain ownership of this
property once complete. CPI has retained ownership of all its development projects.
8. Are you planning to own this project after it is built?
Yes.
9. What does your project do in terms of sustainable development and what have you done in order to
make your project “green”
See answer #9 above.
10. How does your project address the agency’s request to add additional parking at the site?
Per the Agency’s direction, many parking options were studied and three options were
presented for consideration in the RFP. To minimize excavation and maximize efficiency, the
parking in all three schemes is strictly rectangular in plan.
• Parking Option 1 provides 98 spaces and is fully underneath the property line of the project;
• Parking Option 2 provides 126 spaces and extends underneath the Town Plaza; and
• Parking Option 3 is an identical footprint to Parking Option 2 but extends down a spiraling
ramp. We are showing 256 parking spaces (2 levels or parking) however the ramp can be
extended further downwards to increase the total parking count.
It is important to note that we believe that we can, at the very least, deliver the number of
spaces identified plans we have proposed. Unlike others, our plans consider loading, handicap
parking and structural columns in the parking areas.
We are continuing to study the parking and ways to provide for additional spaces while
maintaining the efficiency of the structure. We are very aware of the costs associated with
ATTACHMENT NO. 2
Page 199300 CULVER BOULEVARD MIXED-USE DEVELOPMENT, Culver City
Response to Questions from Agency – October 14, 2011
building subterranean parking structures and want to ensure that we are providing for the most
efficient structure so that the City may get the best “bang for its buck”.
11. We know that tenants come and go over time. What consideration have you given to that reality
and what have you done to ensure the long term future of the project? How flexible will your
project be if the tenants you propose today are gone in 5, 10 or 20 years?
CPI is a long-term owner of real estate. We are not “merchant builders”—developers who
purchase land, construct a building, lease it up, and sell the project once stabilized. Because of
this, CPI’s management team has extensive experience with and a strong understanding of long-
term real estate holding strategies and ensures that its projects maintain viability for the long-
term.
Specifically, the Development Team has worked with its team of architects, engineers, and
leasing personnel to design the projects floors to ensure for future flexibility. For example, the
floor plates are purposely shaped to allow walls to be moved easily, making spaces easily
expandable or contractible based on future tenant need. This is the case for both the retail and
office space. Moreover, the second floor of the building can be reconfigured to include only
office or retail, or a combination of both (as it is now), making it fully adaptable to market
conditions. Most important, the street-front nature of this project will ensure that the retail
space will always be coveted by tenants.
ATTACHMENT NO. 2
Page 20Parcel B Developer Questions
Tolkin Group Responses
October 14, 2011
First Set of Questions:
1 What is the tenant mix for the project and what design criteria was used to select them?
Tolkin Group’s (“TG”) expertise is in working in existing downtown retail, dining and entertainment districts.
The company’s philosophy is to respect the culture, character, scale, and ambience of the existing
downtown and to integrate projects with the goal of reinforcing and enhancing what already exists. TG
projects are not stand alone developments in the traditional sense, but are buildings interwoven into the
fabric of the community.
TG’s design criteria is that their developments have a mix of unique independent entrepreneurial retailers as
well as recognizable brand name businesses that are designed to reinforce and enhance the existing mix of
businesses in downtown.
The tenant mix proposed for Parcel B (“Culver X”) is a major national anchor tenant(s) with a mix of unique
local and national retailers at the ground floor (street) level, some of which will have courtyard and plaza
seating and/or dining. On the second floor, TG envisions entertainment, restaurant, health & fitness, and
personal service type uses that work synergistically with the retail below. Above this, on the third and
(partial) fourth floors, there will be flex office space for creative uses such as film production, branding and
technology companies that want to be located downtown. A finely curated mix of tenants will help to
ensure the financial success of the project.
At the ground floor, TG’s proposal contains 33,537 sf of retail and restaurant and other unique food
concepts (i.e. from a high-tech anchor to an optical boutique and bakery.) The second floor contains
approximately 30,242 sf which could potentially house the following uses: restaurant; entertainment such as
a bowling alley, billiards, digital gaming; health and fitness uses such as a day spa, yoga and spin studio; a
children’s gym. The balance of the second floor could contain uses such as a children’s dentist, adult
cosmetic dentistry or orthodontist. TG has included these uses in other projects and has found them to be
synergistic with retail and office environments. The third and fourth floors have 26,338 sf and 17,949 sf
respectively. TG sees this space leased to creative office users such as production companies, branding
studios and technology companies.
For additional information please refer to the TG proposal Section A.I, Project Narrative (pages 5, 10 & 12);
and Section C, Tenant Mix. Please see attached Dembo Realty’s potential tenant mix for the ground level
and second floor (Section C of TG’s proposal).
2 How will cut-through traffic into the adjacent neighborhood be minimized?
TG will work closely with Redevelopment Agency staff, the City’s Traffic Engineer and Public Works
Department and the Community to come up with appropriate solutions as TG has done with all of its
projects.
ATTACHMENT NO. 2
Page 21Page 2 of 8
Tolkin Group Responses to Parcel B Questions
October 14, 2011
3 What is the square feet of the project and are you maximizing the current entitlement? If less, why?
Gross Building Area Breakdown
Ground Floor 33,537 s.f.
Second Floor 30,242 s.f.
Third Floor 26,338 s.f.
Fourth Floor 17,949 s.f.
Total 108,066 s.f.
2002 Entitled total gross building area 115,108 s.f.
Net reduction in floor area 7,042 s.f.
The overall project size and massing were reduced to appropriately scale the project to the site, fitting with
the existing downtown, and ensuring high quality light and open space.
Culver X provides setbacks that mirror the existing surrounding streets; walk streets that connect the
interior courtyard to Washington and Culver Boulevards; and “public spaces” that are well joined to the
City’s Town Plaza. The project is designed to provide optimum storefront visibility to the retailers both from
Culver and Washington Boulevards, as well as onto walk-streets, interior courtyard, and connected Town
Plaza. To create view corridors and vistas, the buildings have been stepped down.
TG’s financial pro forma section of their proposal also includes options with a two-story retail, restaurant,
entertainment, health & fitness, personal service uses. This alternative provides for further scale reduction
on the project and actually increases the residual land value of Parcel B due to the current office space
market and the related high construction costs for office buildings.
4 Will the spaces be leased prior to constructing the building?
TG anticipates leasing approximately 55 to 65% prior to start of construction.
5 How is your proposal a human scale development and how does it compliment downtown in its scale and
character?
TG’s approach to designing urban infill mixed-use development, is that they fit in with the existing
downtown’s character, complement and expand the downtown. As stated in TG’s proposal and presentation
before Council, Culver X does the following to provide a human scale development:
1) TG acknowledges the geometry of the existing city, i.e. the triangular shaped lots and spaces.
2) TG uses the existing block structure as the basic building block for their project, i.e. the 25x100 foot lots.
3) TG references the existing alley system across Culver Boulevard when forming new pedestrian walk-
streets in the project.
4) TG integrates and orients access points to Culver X within the City’s public parking structure system.
5) TG mirrored the large setback that exists on the north side of Culver Boulevard along the north elevation
of their project, encouraging a retail street life as well as providing for outdoor dining and seating
opportunities.
6) TG has employed a scale and rhythm along the lower two floors of the project that mimics the 25, 50
and 75 foot wide building storefronts found within the existing facades across Culver Boulevard.
7) TG has set back the third and fourth floor offices from 6 feet (along the Culver and Washington
elevations) to 2 feet (along the south elevation facing Culver Studios) from the retail facades below.
ATTACHMENT NO. 2
Page 22Page 3 of 8
Tolkin Group Responses to Parcel B Questions
October 14, 2011
Thus, from a pedestrian perspective walking along the street elevations, the building feels like a one and
two story structure.
8) TG has improved the hardscape and landscape of what they are calling “Washington Promenade” (on
the Culver Studios side) creating a quiet side of the project for outdoor seating, potential bicycle
parking, bicycle shop/maintenance and other amenities.
9) TG has integrated the project with the Town Plaza (Culver Plaza) by incorporating an interior courtyard
(what TG calls the Lillian Roberts’ Court). Together, these public spaces provide various amenities such
as seating, interactive fountains, public art, lighting, and landscaping; as well as various opportunities for
public programming such as a farmer’s market, art installations, programs for children and schools,
outdoor movies, outdoor theatre and fairs.
10) Furthering the pedestrian scale and complementing the character of the existing downtown Culver City
is TG’s use of materials, authentic materials such as brick (in a range of colors) and wood, incorporation
of concrete bulkheads that can be used for seating, awnings for shade, as well as high quality lighting
and signage.
11) Perhaps most importantly, the storefronts and retail facades are scaled to human proportions, by the
employment of traditional architectural methods such as the use of recessed entrances, transom
windows above, storefront and bulkhead below. These all serve to create a pedestrian friendly and
human scaled building.
6 How many employees will work at one time in the building and how will they park? Will they park on site
for free and be required to park on site?
Consistent with TG’s development philosophy, it is important that the downtown and Culver X’s inclusion
within it, as they relate to parking, be understood as a district wide solution. As specialists in downtown
mixed-use projects, TG understands that peak retail and restaurant parking occur on nights and weekends,
and peak office demand occurs during weekdays. TG’s approach to managing onsite parking provided with
the project would take this into account.
The amount of employees is very specific to the needs of the actual tenants for retail, restaurant and the
office and cannot be accurately determined at this time. The answer to this question will also depend on
which parking scenario is built as there is a large variation in the number of spaces between options. The
schemes with more parking will theoretically have more employee parking available on site.
Culver X is meant to be part of the downtown; and therefore the employees of retail and restaurant uses,
with the exception of valet or evening entertainment uses, will use the Ince Parking structure as indicated in
the RFP. The Ince Parking structure presently has 2 hours of free parking, but our assumption is that the
employees will buy monthly passes. However, this is something that needs to be coordinated with the City’s
parking management plan.
For the office portion of the project, executives and visitors would use the parking below the site provided
for this use (indicated in the RFP). The majority of office employees would buy monthly parking at the Ince
parking structure.
7 How much space will be dedicated to the cars on The Culver Studios side of the project (if you have a
subterranean ramp leading to parking below)?
TG is proposing that the parking ramp be located under the building accessed from the Culver Studios side,
close to Washington Boulevard. TG is not dedicating space to cars or a parking structure ramp in the middle
ATTACHMENT NO. 2
Page 23Page 4 of 8
Tolkin Group Responses to Parcel B Questions
October 14, 2011
of the street on this side of the project. At Culver X, we see this side of the project (which we refer to as
“Washington Promenade”) as a less auto intensive, generously landscaped and hardscaped improvements
that integrate and mediate the relationship between Culver X and the Culver Studios. While access needs to
be maintained for Culver Studios, we imagine this as a quieter street.
For further information, please refer to the TG proposal, Section A.I (page 11) and the site plan in Section
A.II (page 24).
8 How many square feet in the project is dedicated to dining?
At this point, TG does not have a firm number. TG is aware of the downtown business community’s concern
over too many restaurants. Restaurants generate foot traffic and in our experience some amount of
restaurant space is necessary to support a vibrant retail mix. TG has indicated 1 restaurant (Space 116 at
2,837 sf) and 1 café (Space 101 at 1,483 sf) on the ground floor, totaling 4,320 sf. In addition, TG showed
space 112 as an optional retail/restaurant space with 3,569 sf. On the second floor TG has shown two spaces
that could potentially be retail or restaurant. Space 201 is 3,670 sf and Space 207 is 3,831 sf.
TG is confident that the ground floor will benefit most by having two restaurants adjacent and spilling onto
the Town Plaza. As the tenant mix is finalized, the total amount of restaurant area would be determined.
The intention is to create a retail environment with the synergy that several restaurants can provide. Within
the district, having the right balance of restaurant supporting retail will help to ensure the project’s success
and enhancement of the rest of the downtown Culver City district. TG’s experience has shown over time
that if the tenant mix at Culver X is balanced, it will lead to an increase to the retail to restaurant ratio in the
rest of downtown Culver City.
9 How will you secure quality retailers?
TG has over 31 years of experience of encouraging and germinating unique specialty retail such as Petros
Greek Restaurant, Mi Piacci, Salon Brit, Trilogy Day Spa, Saladang Song, Blue Café (jazz club), Z Gallerie, Bath
Junkie, Jakes Billiards (now Gameworks) and many others. TG also has experience attracting major
recognizable brands such as Apple, Design Within Reach, Le Pain Quotidian, Crate & Barrel, American
Apparel, Restoration Hardware, Starbucks, Bath & Body Works, and Coffee Bean & Tea Leaf to name a few.
TG has the experience, relationships and reputation with the tenants and brokerage community to secure
quality retailers. TG invites you to visit their projects and is happy to arrange a tour.
10 How is your building green? What is your carbon footprint?
TG is committed to promoting green building and sustainable development in its projects and its design and
construction team has worked closely together on Culver X with the goal of achieving LEED certification. TG
is confident that it will be able to achieve LEED Silver rating under LEED 2009 Core and Shell. Attached is the
initial LEED checklist and a letter outlining some of the highlights of our approach, prepared by TG’s General
Contractor, Pankow.
There are a number of visible architectural features in Culver X that contribute to the project’s overall
sustainability goals including the incorporation of bicycle parking, the green screen on the south facing
façade across from Culver Studios, the upper level office facades will be designed with passive solar
principals and the intent of maximizing natural day light and ventilation while minimizing solar heat gain and
glare. A roof top deck/garden with a photovoltaic veranda on the upper floor roof that serves the office
ATTACHMENT NO. 2
Page 24Page 5 of 8
Tolkin Group Responses to Parcel B Questions
October 14, 2011
tenants is provided as well. From a building materials standpoint TG intends to incorporate recycled and
local materials wherever possible to help meet LEED goals and because it’s the right thing to do.
In addition TG has begun researching, with its design build electrical sub-contractor the possibility of
incorporating a photovoltaic power generating system on the roof of Culver X through a Power Purchasing
Agreement (PPA) where Culver X would lease its roof to the operator of the system and purchase back the
power. TG would like to pursue this possibility once awarded the project. A letter, from AJ Kirkwood &
Associates, Inc., is included in the Appendix Section of TG’s proposal that outlines briefly the system.
Once the project is complete TG plans to implement “green” management best practices in the daily
operation and management of the building and site.
Determining the actual carbon footprint of this project is a complex calculation that is difficult to answer
accurately at this point in the process. TG intends to make this the most sustainable project possible.
11 How much of the space is walkable?
Public walkable space, which includes, the Lillian Roberts’ Court, the sidewalk setbacks and walk streets
within Culver X, comprises approximately 30 % of the Parcel B site area. In addition to this the project
provides uncovered walkways and outdoor decks on the upper floors, as well as a roof deck/garden on the |1010|th
floor of the south building.
Parcel B Site Area: 50,730 sf
Town Plaza (Culver Plaza) with Washington Promenade: 39,684 sf
The walkable area for Culver X breaks down as follows:
Ground Floor Walkable Open Space: 15,080 sf
Lillian Roberts’ Court, Ince Walk-Street and Culver Walk-Street
(This is in addition to the City’s Town Plaza)
|1010|nd
Floor walkways and decks: 5,690 sf |1010|rd
Floor walkways: 2,709 sf |1010|th
Floor walkways and roof decks: 5,796 sf
ATTACHMENT NO. 2
Page 25Page 6 of 8
Tolkin Group Responses to Parcel B Questions
October 14, 2011
Second Set of Questions:
1. What experience do you have in building and leasing office properties?
TG has 31 years of experience in building and leasing downtown infill office and retail properties. In contrast to
stand alone office buildings, our experience is almost exclusively in building and leasing office space above retail,
entertainment and restaurant uses in downtown shopping districts. The majority of our projects have office
space above retail. Projects similar in scale to Parcel B, are Metlox (a mixed use retail, restaurant & office
development), which includes a 40 room boutique hotel, totaling an approximately 74,000 s.f. extension to
Downtown Manhattan Beach; Claremont Village Expansion, a redevelopment infill site of approximately 130,000
s.f. of building area, including a 27 room boutique hotel; the approximately 109,481 s.f. Mainstreet Merced,
comprised of 3 adjacent sites that include a movie theatre, retail, office building, and live/work lofts; Exchange
Block Building an approximately 24,000 sf certified historic renovation and adaptive reuse to multi-tenant retail,
ATTACHMENT NO. 2
Page 26Page 7 of 8
Tolkin Group Responses to Parcel B Questions
October 14, 2011
restaurant and office project in Old Pasadena; Glendale market place, a redevelopment of a city block with an
approximately 160,000 square foot multi-level urban shopping, dining and entertainment destination; among
others.
2. What experience do you have in building and leasing retail properties?
See answer to question 1 above.
3. How do you plan to finance this project? Do you have the equity available or will you need to partner with an
equity provider?
TG has relationships and a long term successful history of financing with investors and banks that have financed
their projects. TG’s intention is to finance the project the same way they have successfully financed and
completed 29 projects over the last 31 years. For further information see Section C “Financial Capability” of TG’s
qualifications response to the RFQ. TG has developed relationships with equity partners and successfully raised
millions of dollars in equity from a large pool of individual investors. These investors are interested in providing
equity for the Parcel B project. In addition, TG has long-standing banking relationships that are prepared to
provide financing for the project. See attached letters in both the RFQ and RFP responses. This strategy has been
successful for TG throughout three decades (including in down economic times) as it spreads the economic risk
among a group of investors rather than on one large source of equity who may go in and out of the business
depending on economic cycles.
4. Can you please provide us with information about your experience procuring construction loans?
TG has procured construction loans for all of their projects over the past 31 years. Most recently TG procured
construction financing for Claremont Village Square, Metlox , the Mondo Building , MLofts, and Mainplace
Merced. TG anticipates using the same lender(s) for Culver X. A letter from their current construction lender
(Preferred Bank) is included their qualifications package and proposal.
5. How many retail leases have you or your organization negotiated and executed?
Over the last 31 years, TG has negotiated and executed approximately 300 retail leases. In addition, TG has
negotiated and executed 225 office leases. Included in these leases are major national retail tenants, unique
local retailers, movie theatres, entertainment uses, personal service, major national office tenants, as well as
small independent entrepreneurs. TG has the experience, relationships and reputation with the tenants and
brokerage community to secure quality retailers and office tenants.
6. How many development projects have you done previously?
TG has completed 29 development projects in downtown shopping districts. In addition TG has entered into 6
DDAs (Disposition and Development Agreements) with redevelopment agencies for downtown infill
development projects. In all projects TG has worked with city/redevelopment agencies to further their
development goals.
ATTACHMENT NO. 2
Page 27Page 8 of 8
Tolkin Group Responses to Parcel B Questions
October 14, 2011
7. How many of your previous development projects do you still own?
TG has long term holds, and our average hold time is ten plus years. TG currently owns Claremont Village
Square, Hotel Casa 425, Metlox, the Mondo Building, MLofts, FNM (36 to 40 West Colorado Boulevard), 51 West
Dayton, and 712-714 Foothill Boulevard. All projects are located in downtown commercial districts.
8. Are you planning to own this project after it is built?
Yes, TG’s intention is to have long term ownership and we are willing to include this in the development
agreement with the city.
9. What does your project do in terms of sustainable development and what have you done to make your project
“green?”
Please see TG’s answer to question 10 above in the first set of questions.
10. How does your project address the Agency’s request to add additional parking at the site?
TG provided 3 options (required by the city) to provide additional parking, as well as an additional alternative
scheme that is more economically advantageous per parking space due to its regular rectangular shape and ease
of construction. For more information, please see TG’s proposal, Section A.I (pages 14-15). TG is willing to work
with the city to determine the best solution as each one has economic ramifications. It’s important to TG that
they work closely with the city and community to determine the appropriate number of spaces built on site to
accommodate the district’s demand for parking while at the same time distributing the parking throughout the
district to introduce more customers to the entire downtown so that they are not captured eculsively by one
project with its own parking.
11. We know that tenants come and go over time. What consideration have you given to that reality and what have
you done to ensure the long-term future of the project? How flexible will you project be if the tenants you
propose today are gone in five, 10 or 20 years?
TG acknowledges that tenants come and go, and therefore the project is designed with the utmost flexibility so
that it can adapt to change. With the use of high ceilings and a steel structure which allows for flexibility in
locating demising walls, Culver X produces a large variety of tenant mix and space size options. In addition the
storefront system proposed allows for flexibility in signage and storefront widths. In addition, the way TG has
laid out the site plan around a courtyard with a large anchor tenant on the corner and a series of spaces arrayed
around it allow for great flexibility. TG projects have been successful in accommodating the more common
smaller tenants, while at the same time remaining flexible enough for larger tenants.
ATTACHMENT NO. 2
Page 28
9595 WILSHIRE BOULEVARD, SUITE 208, BEVERLY HILLS, CALIFORNIA 90212 /
TEL 310 278 4747 / FAX 310 278 0607
WWW.DEMBOREALTY.COM
CULVER CITY DEVELOPMENT PARCEL “B”
9300 CULVER BLVD., CULVER CITY, CA 90232
POTENTIAL TENANT LIST AND MIX
Downtown Culver City is a vibrant destination that attracts local, cross-town and tourist visitors.
Our vision is to keep the old world charm while improving the retail flavor by taking samples
from some of Los Angeles’ best local neighborhoods—Abbot Kinney, Montana Ave, 3
rd
Street,
Larchmont Village and Old Pasadena.
The enclosed list of prospective tenants is a representation of our ideal tenant mix. Careful
consideration of many different and unique merchant categories will take place. When combined
and strategically placed, the following tenant mix will enhance the overall ambiance of the
development, and bring foot traffic and success to the project.
Tenants similar to or like the enclosed are important in fulfilling what we call an Urban
Community Town Center experience.
The combined experience of Tolkin Group, Dembo Realty and NAI Capital Commercial Real
Estate Services combined with our longstanding relationships, skill and retail knowledge will
attract the most desirable tenants and bring about a quick lease up period.
ATTACHMENT NO. 2
Page 29
Tolkin*Please note: Tenants for the Ground Floor are organized by Suite number and tenant names are organized alphabetically.
Space 107 - Anchor
Clothing
• Urban Outfitters
Electronics
• Francine Tolkin Cooper, principal of
Tolkin Group, has been in dialogue with
a major national tenant who at this point
does not want to be named but does want
to be kept apprised by Francine of the
RFP outcome. We respect this request
and therefore, cannot issue it in the RFP
since it is a public document
Furniture
• CB2
• Z Gallerie (8,000)
Gourmet Markets
• Bay Cities Type
• Dean & Deluca
• Eataly
• Herban Market
• Joan’s on Third
• Market Gourmet
• Mother’s Market and Kitchen
• Santa Monica Seafood
Jewelry/Watches
• Westime
Pharmacy
• Pharmaca
Space 106 - Women’s/Men’s/Children’s
Clothing
• Boca Men and Women
• Brandy &Melville
• Eggy
• Elisa
• Johnny Cupcakes
• Koi
• LF Sportswear
• The Hundreds
• Weathervane
Space 105- Clothing, Jeans/Denim
• Citizens for Humanity
• Denim Bar
• Levis
• Lucky Brand Jeans
Space 104A- Shoes
• Aldo
• David’s
• K.Swiss
• Kicks
• London Sole
• Pretty Ballerinas
• Sketchers
• Toms
Sports Footwear
• FrontRunners
• Top to Top
Space 104B- Clothing, Active
• Becker Surf
• FrontRunners
• Lucy
• Lululemon Athletic Wear
• Patagonia
Space 103- Beauty
• Bare Escentuals
• Benefit
• Kiels
• Lather
• MAC
• Ora Gold
• Pure Beauty
• Senna Makeup Studio
Space 102A- Flowers
• Empty Vase
• Floral Art
• Jacob Maarse
• White Lilac
Space 102B - Optical
• Dan Deutch Optical Outlook
• Old Focals
• Look! Optical
Space 101- Café
• Bread Bar
• Lovebirds Café
• Mini Bay Cities
• Porta Via- Pasadena
• Market City Caffe Hospitality Group
ATTACHMENT NO. 2
Page 30
Tolkin*Please note: Tenants for the Ground Floor are organized by Suite number and tenant names are organized alphabetically.
Space 116- Café/Bakery
• Boudin
• Café Almadine
• Coral Tree
• D’Angelo
• Huckleberry
• La Boulange
• Le Pain Quotidien
• Lemonade
• Literari Café
• Novel Café
• Pierre la Fond
• Silvergreens
• Urth Café
• Petros
Space 114- Ice Cream/Chocolatier
• 21 Choices
• Bennett’s
• Milk
• Bulgarini Gelato
• Sweet Rose
• Swenson’s
• Temptations
Space 113- Jewelry/Gifts/Boutique
• Calleen Cordero
• D.L Rhein
• Em & Co.
• Moondance Jewelry
• Platt Boutique Jewelry
• Zina
Space 112- Home Furnishings
• Bookstore
• Home furnishings
• Jonathan Adler
• Rooms and Gardens
• Sur la Table
• Williams Sonoma
• Pom Pom
Space 111- Stationary
• Carmody and Co.
• Paper Source
• Papyrus
Art Galleries/Music
• Gallery Capital Art
• Old Town Music
Second Level
• Blow Dry Bar
• Chiropractor
• Dentist/Orthodontist
• Educational Center
• Gameworks
• Insurance Company
• Real Estate Office
• Salon
• Spinning
• Travel Agency
• Trilogy Day Spa
• Yoga
• Bowling/Billiards (alternative use)
• Fine Arts Movie Theatre (alternative use)
Non-Proposed Alternative Use
• Hotel (Four Sisters Inns)
Prepared by:
Chuck Dembo, Dembo Realty
September 6, 2011
ATTACHMENT NO. 2
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Tolkin
9300 Culver
LEED Certification
We are confident that this project will achieve LEED Silver under LEED 2009 Core
and Shell. Core and Shell is the most appropriate LEED category because the project
will be completed before some or all of the tenants will have their plans ready for plan
check. Among the highlights of the LEED checklist:
Site (14 points): The project site maximizes pedestrian and bike access from the
surrounding amenities and residential neighborhood. Landscaping will use low water-
consuming planting. Open space is maximized with an emphasis on reducing heat
island effect. Exterior lighting is minimized while providing optimal security.
Water (6 points): Potable water use is minimized by the introduction of drought
tolerant plants and a highly efficient irrigation system. Domestic water use is minimized
using low-flow fixtures, and the project will achieve an innovation point for 40% water
use reduction.
Energy (12 points): Our team will design the 9300 Culver project to achieve energy
use reduction of at least 26% over the baseline building standard. Our focus is to
develop passive design strategies, including massing, orientation and building
envelope design to:
· Minimize solar heat gain and glare
· Maximize natural daylight
· Maximize natural ventilation
· Create usable/ programmable outdoor space
Materials (4 points): 9300 Culver will be designed to minimize the impact of materials
use and installation. Construction waste will be recycled; we will achieve a 75%
diversion rate. Recycled content and locally sourced materials will be used in
construction, with a target of achieving 10% in both categories.
Indoor Environmental Quality (8 points): Occupant health, comfort, and productivity
are of paramount importance in office and retail buildings. The 9300 Culver project will
emphasize air quality by providing large amounts of fresh outdoor air, monitoring air
quality in the building and increasing ventilation when needed, providing filters
and walk-off mats to reduce contaminants, and using low-emitting materials in interior
finishes. During construction, systems and materials will be protected, and air quality
testing will be undertaken to ensure that there are no contaminants.
ATTACHMENT NO. 2
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Tolkin
Innovation and Design Process (5 points): The project ID credits will be determined
during the design phase, but some ideas include an Exterior Site Management Plan, a
Waste Management Master Plan, efficient use of structural material, and an Integrated
Pest Management Control Program.
Regional Priority Credits (3 points): one of the key advancements of the LEED 2009
Rating System is the introduction of Regional Priority credits. For a project’s specific
locations, six LEED credits have been prioritized because they address the specific
environmental issues. The project may be awarded up to four extra points (one point
per credit) for earning the priority credits.
The Regional Priority credits that are currently marked as a “Yes” for this project (zip
code 90232) include:
· SSc5.2: Site Development, Maximize Open Space
· IEQc8.1: Daylight and Views, Daylight
· WEc3: Water Efficiency, Water Use Reduction
ATTACHMENT NO. 2
Page 33
TolkinLEED 2009 for Core and Shell Development 9300 Culver Blvd
Project Checklist Aug-11
14 2 3 Possible Points: 28 43 Possible Points: 13
Y? N Y? N
Y Prereq 1 Y Prereq 1
1 Credit 1 1 1 Credit 1 1 to 5
5 Credit 2 5 2 Credit 2 1 to 2
1 Credit 3 Brownfield Redevelopment 1 1 Credit 3 1
1 Credit 4.1 6 1 Credit 4 1 to 2
1 Credit 4.2 2 1 Credit 5 1 to 2
1 Credit 4.3 Alternative Transportation—Low-Emitting and Fuel-Efficient Vehicles 3 1 Credit 6 1
1 Credit 4.4 2
1 Credit 5.1 Site Development—Protect or Restore Habitat 1 831 Possible Points: 12
1 Credit 5.2 Site Development—Maximize Open Space 1
1 Credit 6.1 Stormwater Design—Quantity Control 1 Y Prereq 1
1 Credit 6.2 Stormwater Design—Quality Control 1 Y Prereq 2
1 Credit 7.1 Heat Island Effect—Non-roof 1 1 Credit 1 1
1 Credit 7.2 1 1 Credit 2 1
1 Credit 8 Light Pollution Reduction 1 1 Credit 3 1
1 Credit 9 1 1 Credit 4.1 1
1 Credit 4.2 1
62 Possible Points: 10 1 Credit 4.3 1
1 Cdi 1
Alternative Transportation—Bicycle Storage and Changing Rooms
Construction Waste Management
Tenant Design and Construction Guidelines
Water Efficiency
Alternative Transportation—Parking Capacity
Heat Island Effect—Roof
Certified Wood
Regional Materials
Outdoor Air Delivery Monitoring
Indoor Environmental Quality
Minimum Indoor Air Quality Performance
Environmental Tobacco Smoke (ETS) Control
Sustainable Sites
Alternative Transportation—Public Transportation Access
Site Selection
Development Density and Community Connectivity
Construction Activity Pollution Prevention
Construction IAQ Management Plan—During Construction
Low-Emitting Materials—Flooring Systems
LE itti M t i l C it W d d A ifib P d t
Materials and Resources
Materials Reuse
Recycled Content
Low-Emitting Materials—Adhesives and Sealants
Low-Emitting Materials—Paints and Coatings
Increased Ventilation
Building Reuse—Maintain Existing Walls, Floors, and Roof
Storage and Collection of Recyclables
1 Credit 4.4 1
Y Prereq 1 1 Credit 5 1
2 Credit 1 Water Efficient Landscaping 2 to 4 1 Credit 6 1
2 Credit 2 Innovative Wastewater Technologies 2 1 Credit 7 1
4 Credit 3 2 to 4 1 Credit 8.1 1
1 Credit 8.2 1
12 3 1 Possible Points: 37
51 Possible Points: 6
Y Prereq 1
Y Prereq 2 1 Credit 1.1 1
Y Prereq 3 1 Credit 1.2 1
10 Credit 1 3 to 21 1 Credit 1.3 1
1 Credit 2 4 1 Credit 1.4 1
1 Credit 3 2 1 Credit 1.5 1
1 Credit 4 2 1 Credit 2 1
1 Credit 5.1 3
1 Credit 5.2 3 3 Possible Points: 4
1 Credit 6 2
1 Credit 1.1 1
1 Credit 1.2 1
1 Credit 1.3 1
Credit 1.4 1
52 11 8 Possible Points: 110
Regional Priority: Specific Credit
Regional Priority: Specific Credit
Innovation in Design: Specific Title
Innovation in Design: Specific Title
Innovation in Design: Specific Title
Innovation in Design: Specific Title
Innovation in Design: Specific Title
Regional Priority: Specific Credit
Energy and Atmosphere
Water Use Reduction—20% Reduction
Water Use Reduction
Minimum Energy Performance
Fundamental Refrigerant Management
Fundamental Commissioning of Building Energy Systems
Enhanced Commissioning
On-Site Renewable Energy
Innovation and Design Process
Indoor Chemical and Pollutant Source Control
Thermal Comfort—Design
Daylight and Views—Daylight
Controllability of Systems—Thermal Comfort
Daylight and Views—Views
Low-Emitting Materials—Composite Wood and Agrifiber Products
LEED Accredited Professional
Certified 40 to 49 points Silver 50 to 59 points Gold 60 to 79 points Platinum 80 to 110
Green Power
Optimize Energy Performance
Enhanced Refrigerant Management
Measurement and Verification—Base Building
Measurement and Verification—Tenant Submetering Regional Priority Credits
Total
Regional Priority: Specific Credit
ATTACHMENT NO. 2
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Tolkin
Parcel B Developer Questions
1. What is the tenant mix for the project and what design criteria was used to select
them?
We are creating a new hub for Downtown Culver City that is based on contextual design,
curated tenancy and a social space. Parc + Main will be a remarkable mixed-use center
with creative office on the upper floors, and retail, restaurant and entertainment on the
first and second floors.
We are very pleased that we have executed letters of interest from anchor tenants Urban
Outfitters, one of the most sought after and popular retailers in America and Lucky Strike
Lanes, a leader in its field. Our retail tenant mix will be built around Urban Outfitters
and will include other unique, one-of-a-kind and first-to-market retailers of apparel,
shoes, accessories and jewelry. We will also have a limited number of restaurants located
in the courtyard area to provide excitement, encourage a festive atmosphere and keep the
heart of our center beating throughout the day and the evening. We will be conscious of
the already significant presence of restaurants Downtown and will select only those
concepts that complement existing restaurants or provide a new type of cuisine or
experience not currently available Downtown.
Our office tenants will comes from a variety of fields, including high-tech, digital media,
architecture, film production, and other industries that demand high quality, creative
environments. We believe design is of paramount importance – gone are the days of
office cubicles, white walls and white fluorescent lighting. We will strive to make our
office space as appealing as possible, breaking the mold and introducing work
environments that not only stimulate creativity but attract the best tenants to the project.
Likewise, we will demand only the best design from our retail, entertainment and dining
tenants. In Urban Outfitters and Lucky Strike, we arrive at the table with two of the most
creative and influential tenants in terms of design. Our design architect, Pompei A.D. and
its founder, Ron Pompei, are at the cutting edge of retail design. His unique approach
earned him a spot in “Mavericks at Work”,” a book by William C. Taylor about the most
original minds in business, and we have worked closely with his firm to make the space
at Parc + Main another showpiece.
Simply put, we won’t settle for bland.
Suburban strip malls may try to appeal to the masses. Themed centers may try to provide
a Disneyland feel. And modern architects may hope to create a design that sticks out and
says “look at me.”
But the design of Parc + Main will be decidedly different. We will be artistic, authentic
and, maybe even a little eccentric. We will take design cues from the surrounding
neighborhood, including the use of reclaimed brick, core-ten steel, metal, concrete and
more. From the master sign program to tenant improvements, we will push our tenants to
live up to our high standards, to think out of the box and to deliver a one-of-a-kind
experience for Culver City.
2. How will cut-through traffic into the adjacent neighboring be minimized?
ATTACHMENT NO. 2
Page 35
Cardiff/N3
While this is a largely a question for the City and its traffic engineers, it is an issue that
has not gone unnoticed by us as we have designed this project.
Cognizant that Parc + Main will serve many Culver City residents in the Rancho Higuera
and Downtown areas, we have done everything possible to be open and inviting at the
project’s southeast corner as we encourage people to use alternate forms of transportation
to reach the site. Our project has dedicated a significant amount of on-site bicycle parking
to encourage alternate forms of transportation. We are also anxious to explore the idea of
changing the existing city ordinance to allow for the creation of a bicycle-sharing system
at Parc + Main. Not only will this cut down on traffic through the local residential
neighborhoods, but it will also provide some important connectivity between the new
Exposition Line and Downtown Culver City. Furthermore, we have already had
discussions with Westfield Culver City and would welcome the opportunity to work with
Westfield and the City to develop a shuttle system that would connect key shopping and
transportation nodes such as the Expo Line station, Parc + Main, Westfield Culver City
and even the airport – another method of reducing cut-through traffic.
3. What is the square footage of the project and are you maximizing the current
entitlement? If less, why?
Parc + Main will have 96,550 square feet of gross leasable area and 102,800 gross square
feet. We believe that sometimes less is more. Of utmost importance to us was to create a
well-functioning and vibrant center as well as a wonderful public amenity in the form of
our Roof Parc.
The ground floor of our center is more like a European street, and we strove to create an
open feel and flow to the space. Our connections to the street are very wide and inviting,
and maximizing the square footage under the existing entitlements would keep us from
providing the best possible “vibe” in the center.
Our goal was to speak to people’s senses of touch, discovery and exploration, not confine
them to a big retail box or create a massing that was stand-offish and uninviting. Think of
good retail design like words on a page – sure you can cram more words on the page if
you eliminate the margins and reduce the leading between the lines. But what you create
is a page that is unreadable. By proposing a slight reduction in the square footage, we
create a page that is readable and easy on the eyes – a space that will be comfortable for
the shopper, appealing for tenants and successful in attracting the best office,
entertainment, retail and restaurant tenants possible.
In addition, the increased density is simply not required in order to get the financial return
necessary to make this project a success and, frankly, would only hurt the ambiance of
the Parc + Main experience. Interestingly, we found that adding more office space
doesn’t generate significant revenue for the City and actually requires substantially more
parking.
We are somewhat surprised that some of the other proposals for Parcel B have advocated
the development of far more square footage, but have recommended less parking than we
propose to provide.
ATTACHMENT NO. 2
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Cardiff/N3Our belief is that we have proposed a project that maximizes the square footage without
sacrificing the experience, cannibalizing the parking or negatively impacting the revenues
for the Agency, the City or the developer.
4. Will the spaces be leased prior to construction of the building?
We worked hand-in-glove with Rick Chancellor of the McDevitt Company, the exclusive
leasing representative for Urban Outfitters, to create an environment that reinforced the
Urban brand as well as the Culver City brand of quality and uniqueness. In addition to
Urban Outfitters, we have secured Lucky Strike, a leader in its field, to act as a catalyst
for leasing. At this time, we have letters of interest for an incredible 63% of the retail,
restaurant and entertainment space.
Upon entering an Exclusive Negotiating Agreement, we will interview and evaluate some
of the many high-quality tenants that have already approached us about the site or who
would fit in well with the tenant mix we are proposing.
Of course, no developer can execute leases until it has control of the site. But we can and
will execute leases after that time contingent upon execution of a development and
disposition agreement with the City. Retail is unlike office space in that the anchor
tenants execute leases far in advance of the actual issuance of permits or construction.
The smaller tenants will then follow the lead of the anchor tenants. Our
retail/restaurant/entertainment space will be substantially leased prior to construction.
On the office front, we will certainly seek creative office users, however it is more
common that office tenants wait until closer to the construction period before making
their commitments, though we already have one iron-clad commitment – Cardiff Realty
Holdings will relocate its headquarters to Parc + Main.
5. How is your proposal a human scale development and how does it compliment
downtown in its scale and character?
The Parc + Main experience is comprised of three independent structures surrounding an
intimate and activated courtyard and alley reminiscent of European walking districts with
sidewalk dining on the interior to create visual interest and human scale. The facades of
the buildings have been broken into smaller elements with offsets and material changes.
We have three large and inviting entry points into this courtyard. The courtyard will be
active, alive, inviting and intimate. People can stroll, eat, or lounge in the public seating
area around the fire pit.
We will also have an easy-to-climb, terraced staircase that leads to our Roof Parc as well
as a large, glass elevator for alternative access. The Roof Parc will have public seating,
landscaped areas, a public garden for Linwood Howe students, a movie screen and views
of the city. Both the courtyard and Roof Parc will be programmed to build community.
We believe that people are comfortable with historical forms and materials, so our goal
architecturally was to create buildings that had a contextual reference to Downtown
buildings with progressive forms and expressions. Our north building is two stories high
and the south and east buildings are four stories so they fit within the scale of downtown.
ATTACHMENT NO. 2
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Cardiff/N36. How many employees will work at one time in the building and how will they park?
Will they park on-site for free and be required to park on-site?
Until we determine the tenancy in the building, we cannot estimate accurately the number
of employees that will be working at Parc + Main. However, we are well aware of the
parking strategy that must be implemented to not only make the project successful but
also to have the least possible impact on the surrounding community.
Creating subterranean parking is very expensive, and for that reason, either the tenants or
their employees will pay for the parking spaces for each employee. This is a typical
model for office parking throughout Southern California.
However, we believe it is critical to have enough parking for the retail first.
Nothing is a quicker death knell for a retail project than lack of easy, accessible parking
for its users. All it takes is one negative experience, and the customer is lost, sometimes
for good. Depending on which parking option the city selects, we may limit the monthly
parking in the structure so that sufficient parking remains for retail customers and is not
monopolized by office tenants. Any overflow demand for monthly parking passes would
go to the Ince parking structure, which would provide increased revenues for the city in
that under-utilized lot and still be close enough to be convenient for office users. Again,
we are mystified that some of the other proposals include far more square footage yet
recommend less parking than we do. Easy, accessible parking is perhaps the most critical
component to creating a successful center. It is the first tangible interaction with the
customer and the one that, if it’s negative, has the most lasting impact.
7. How much space will be dedicated to the cars on the Culver Studios side of the
project (if you have a ramp leading to the parking below)?
As part of the RFP, we were instructed to provide access to the project from the strip of
Washington Boulevard that runs in front of the The Culver Studios. Rather than use a
driveway where drivers turn right and into the subterranean parks – a decision that would
result in cues that back up into the intersection of Washington and Ince – we are
advocating the creation of the ramp in the center of the street.
While this will allow more cars to cue as they arrive and depart the project, it has the
added benefit of allowing common usage for both Parc + Main and ultimately The Culver
Studios, when it expands its subterranean parking garage. Tenants and customers that
parked on our side of the street under Parc + Main would be governed by our rules and
tariffs. Given the fact that the studio is currently on the market, we do not know the level
of interest the studio has in creating its own subterranean garage, but we are ready to
work with them once selected.
In terms of pedestrian access in that area, we will create a pedestrian-friendly design
along that frontage that encourages walkers to make their way from Town Plaza to Ince
as well as for those who valet park their cars to stroll from the valet location to their final
destination. During special events, fairs and other happenings, we will have the ability to
close the traffic lanes at the ground level using bollards to create an even more
pedestrian-friendly district.
8. How many square feet in the project is dedicated to dining?
ATTACHMENT NO. 2
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Cardiff/N3
We realize Culver City has become somewhat of a dining mecca; however, we do not
intend to create restaurant uses that compete with existing restaurants in Downtown. Nor
is it our intention to use restaurants as magnets to draw shoppers. We believe our retail
tenants will create that attention for themselves.
Instead, we plan to use restaurants to invigorate the space along the frontage facing our
courtyard and Town Plaza. We anticipate having just four restaurants, with a total square
footage of no more than 10,350 square feet. In addition, because of high demand we
expect for these locations, we will be exceedingly selective and will choose restaurant
concepts that complement existing restaurants or provide a new type of cuisine or
experience not currently available Downtown.
9. How will you secure quality retailers?
We will be highly selective in seeking tenants that create synergy within the tenant mix
and bring uniqueness to the community. These will be tenants where the customer feels
an emotional connection beyond the transaction and where the experience is just as
important as the product. We bring to the table an incredibly talented and well-connected
team that has been involved in more than 200 retail, office and mixed-use development
projects, representing more than 20 million square feet. Our team also includes members
with international retail and mixed-use leasing experience, expanding the pool of tenants
from which we can choose and allowing us to pursue unique tenants other developers
might not even know exist.
Furthermore, ours is the only project that arrives with letter of interest for a significant
amount of the leasable space. While other may say they have spoken with Urban
Outfitters, for example, we have been working with their exclusive leasing agent on a
daily basis for nearly a year, and have the utmost confidence that we have proposed a
project that Urban prefers over any other proposal. While others may have ideas about
entertainment tenants they can bring to the site, we have likewise worked closely with
Lucky Strike to provide a space that fits within its leasing needs. We believe we are the
only one of the four projects that can provide a floorplate that will allow Lucky Strike to
come to this site.
Simply put, the answer to how we will secure quality retailers is that we already have.
We have LOIs for 63% of our retail, entertainment and restaurant space! But more
importantly, these are not just tenants with whom we have spoken on the phone or those
that have been contacted by our leasing agent. These tenants have visited the site. They
have seen our plans. And, in many cases, they have provided valuable input throughout
the process. We are not an “if you build it, they will come” kind of project. We have
instead crafted a project with specific tenants in mind, but with the flexibility to provide
long-term adaptability for the next retail trend and the ones after that.
10. How is your building green? What is your carbon footprint?
We believe in sustainability and do not just give it lip service. Andre Gide was right
when he said, “We do not inherit the earth from our ancestors; we borrow it from our
children.”
ATTACHMENT NO. 2
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Cardiff/N3We are the only respondent that has proposed green roofs on all of our buildings. Parc +
Main would be Southern California’s first retail development with green roofs and a
rooftop Parc. And while green roofs are more aesthetically appealing for the office
tenants and Culver Hotel guests who will be looking down upon them, they also have
some incredible environmental advantages. Green roofs:
o Reduce storm water runoff by 60%
o Reduce the heat island effect in which rooftops made of impervious materials
soak up energy and reradiate it as thermal infrared radiation, resulting in domes
of higher temperatures in urban areas
o Filter and bind dust particles and pollutants, naturally filtering airborne toxins
o Reduce the amount of energy consumed within the buildings
o Extend the live of the underlying roof
The rooftop plant materials intercept and delay rainfall runoff and the peak flow rate,
alleviating combined sewer overflows, and eventually return water to the surrounding
atmosphere by evaporation and transpiration.
We anticipate achieving LEED Silver certification and have already incorporated many
energy-efficient and environmentally sensitive components into our design:
o Electric vehicle charging stations in our parking structure
o Significant amounts of landscaping throughout the project in addition to our
green rooftops and roof Parc
o More than twice the required bicycle parking on-site
o Energy- and water-efficient design, including light sensors in tenant spaces
o Photovoltaic arrays on our roofs to generate electricity
o Creation of a tenant and building-wide recycling program
In addition, we have some further ideas to reduce our carbon footprint.
We are proposing the installation of an automated bike-sharing program. Though this
system is not currently permitted Downtown, we are eager to work with the City to be
among the first projects in L.A. County to create a program similar to those that already
exist in Long Beach, Portland and, of course, throughout Europe.
This facility would encourage:
? more people to use alternate forms of transportation
? connectivity between Downtown, the Expo Line station and the Ballona
Creek bicycle path
? be the catalyst for more such facilities throughout the city
11. How much of your space is walkable?
Building a community is of utmost importance to our project team, and having walkable
areas and areas where people can congregate helps a great deal in that regard. Our
ground floor area has 13,592 sq. ft of walkable space, and the roof decks have an
additional 10,575 for a total of 24,167. This equates to 48% of the parcel size or more
than a half an acre! This does not include the landings on the grand staircase leading to
the roof Parc, which can be used as additional walking and gather spaces.
12. What experience do you have in building and leasing office properties?
ATTACHMENT NO. 2
Page 40
Cardiff/N3Since the inception of this project, Jeff Stevens of N3 Real Estate and Brian Jones of
BMJ Advisors have been intimately involved. Mr. Stevens has had substantial
development experience developing office, mixed-use and retail properties as president
of Crescent Operating Company, the development arm of Crescent Equities, a real estate
investment trust listed on the NYSE prior to its sale to Morgan Stanley. In that role, he
oversaw the operations and development of retail, office, mixed-use and residential
properties in the world-renowned and award winning The Woodlands outside of Houston,
Texas; and was involved in the development of over 3.1 million square feet of office for
Crescent
Mr. Brian Jones is the former CEO of Forest City Development, West. In that capacity,
he was responsible for a number of mixed-use projects, including San Francisco Center
and Victoria Gardens, which had an office component. Mr. Jones has been involved in
the development of 270,000 square feet of office.
From the outset, we have had Owen Fileti and Bob Pearson of L.A. Realty Partners on
our office leasing team. L.A. Realty Partners is a commercial brokerage firm focused on
the leasing and sale of office properties throughout Los Angeles. Known for their
involvement in large, complex lease and sale transactions, the firm has more than 200
years of combined experience. In the last two years, alone, L.A. Realty Partners has
completed 603 leases totaling 6,244,474 sq. ft., representing just under $2 billion in total
consideration.
Mr. Fileti and Mr. Pearson completed 137 of those leases for 1,196,079 square feet and
$245 million in total consideration. The two have completed more than 1,400 lease
transactions during their brokerage careers.
In addition, prior to joining L.A. Realty Partners, Mr. Pearson was employed in a
development and leasing capacity as a Senior Vice President at the Trammell Crow
Company, where he was responsible for leasing the 2.2 million-square-foot Century
Plaza Towers, the 1.1 million-square-foot Water Garden, as well as promoting the
redevelopment of 2000 Avenue of the Stars (formerly the ABC Entertainment Center).
13. What experience do you have in building and leasing retail properties?
We believe that our team has significantly more development experience than any other
team leasing both office and retail space. We are pleased to say that our combined
companies, the senior management within those companies and our team member, Brian
Jones have been involved in the development of 256 projects totaling over 23 million
square feet of retail space. Please note that the above totals do not include the experience
of the two owners of N3, which, by itself, would be in excess of 20 million square feet. In
short, our team is imminently qualified to build and lease this project.
14. How do you plan to finance this project? Do you have the equity available or will
you need to partner with an equity provider?
N3 Real Estate will secure the financing and provide the equity for the project. The
equity will be provided by the Delton Fund – a $200 million fund raised by N3 within the
last year. It is important to note that N3 is owned by Mr. Ton Van Dam and Mr. Alex
Schnaider, who have a combined net worth in excess of $2 billion. Clearly, we could
ATTACHMENT NO. 2
Page 41
Cardiff/N3build this project using 100% equity, but it makes significantly more sense to finance the
project. There should be no concerns regarding our team’s ability to obtain financing.
15. Can you provide us with information about your experience procuring construction
loans.
The N3 team has vast experience securing construction loans in all real estate sectors and
has financed more than $30 million for construction year-to-date and is on tap to double
that by year-end. N3 has lenders that follow us throughout the country. In addition, we
have local lenders that would like to be involved in this project once we enter into a
development agreement.
16. How many retail leases have you or your organization negotiated and executed?
Between the two companies, Brian Jones and senior management, we have executed
thousands of retail leases representing every type and size of retailer.
17. How many development projects have you done previously?
Our team has completed approximately 256 projects.
18. How many of your previous development projects do you still own?
N3 Real Estate still owns all 36 properties it has developed since 2007.
19. Are you planning to own this project after it is built?
Absolutely. We believe strongly that well-located properties should be held for the long
term. Given its location and the demographics of the area, Parc + Main will be a long-
term hold for us. To underscore this point, Cardiff Realty Holdings plans to relocate its
headquarters to this location.
20. What does your project do in terms of sustainable development and what have you
done to make your project “green?
See the answer to question 10 above.
21. How does your project address the Agency’s request to add additional parking at
the site?
As we discuss in the answer to question 6 above, we believe having adequate parking is
essential to the success of this project and believe, as the Agency does, that this is Culver
City’s last and best opportunity to add parking for its Downtown area.
We have incorporated the three scenarios that the Agency requested of each developer,
but have also submitted a fourth option that generates more parking at a lower cost due to
a more efficient parking layout. We would recommend developing the fourth option
because it slightly lowers the land residual but increases the parking count by 55% over
Scenario 1, which parks just under the Parcel B site. This scenario generates space for 66
more cars at a very low incremental cost per space.
ATTACHMENT NO. 2
Page 42
Cardiff/N3The question of whether to add a second level of subterranean parking is a public policy
decision because construction of a second subterranean level would reduce the land
residual. However, we are willing to work with the Agency to implement whatever it
deems the most desirable parking scheme. Furthermore, by proposing a parking plan that
allows for flexibility in integrating whatever subterranean garage The Culver Studios
chooses to develop, our proposal would allow for shared parking agreements between the
two garages that further enhance the availability of parking Downtown.
22. We know that tenants come and go over time. What consideration have you given to
that reality and what have you done to ensure the long-term future of the project?
How flexible will your project be if the tenants you propose today are gone in five,
10 or 20 years?
Risk reduction is important to us, and it should be for the City as well. No one wants
empty retail space because it degrades the quality of the overall project and reduces the
taxable sales for the City. This is especially important for us since we intend to hold this
property for the long-term.
Because of that we believe in the following:
Flexibility in design
Anchor tenants
Time-tested site plan design that creates synergy
Our retail site plan was created to have maximum flexibility. In our north building, the
spaces fronting Culver Boulevard are designed to be 60-feet deep, which is optimal for
subdividing into larger and smaller spaces. This depth creates an excellent frontage-to-
depth ratio.
Spaces A1, A, B and C are deeper and do extend southward to the courtyard, however the
rear of these spaces could just as easily be subdivided to provide space for smaller
retailers fronting just along the courtyard. Space H, which is marked Urban Outfitters, is
50-feet wide and can be subdivided into two or more spaces with a demising line parallel
to Culver Boulevard. The front space would have an entrance along Culver and the other
spaces would have entrances along the courtyard. The interior spaces in the south
building are approximately 50-feet deep and are, again, easy to subdivide.
The second floor in the north building, which we have designated Lucky Strike, could be
re-leased to another entertainment tenant or to creative office tenants. The creative office
space would have a center aisle with 30-foot bays on either side. The second floor of
Urban Outfitters could also be re-leased to another large tenant along with the first floor
retail space or could become creative office as well. We will have elevator service to all
four floors in that building. While it is important to note that we would sign long-term
leases with Urban Outfitters and Lucky Strike, we have certainly thought about the future
tenants who might occupy those spaces should our initial tenants ever leave.
We have 32,700 square feet of ground floor space at Parc + Main. We believe strongly
that with this much retail or restaurant square footage, the project must have an anchor
tenant. This will provide the draw that will keep space leased and mitigate any early re-
leasing efforts. Urban Outfitters will provide that retail draw by taking 10,000-12,000
square feet with both front and courtyard entrances on the ground floor.
ATTACHMENT NO. 2
Page 43
Cardiff/N3
In prior remarks to the Agency members, we mentioned that one of the projects that
inspired us was The Lab in Costa Mesa. The retailers in this center have sales that
average $1,200/sq. ft annually, which is greater than those at nearby South Coast Plaza,
one of the most successful regional centers in the United States. This center is successful
as a result of its site plan, complementary tenant mix, programming, and its efforts to
create a community – all elements we are proposing at Parc + Main. When people want
to spend hours at a venue, they tend to spend more money. Increase the dwell time, and
you’ll increase the sales revenue.
Of course, times change and trends change, so we have endeavored to make Parc + Main
as adaptable and as flexible as possible. Second-floor entertainment uses can be
converted into creative office space. Retail space can be easily expanded or divided to
suit new tenants. Many spaces provide opportunities for entrances both on street
frontages and courtyard frontages.
But future flexibility is about more than the option to move interior walls, it is about
creating a design that can adapt to what comes next. In this regard, we believe our
proposal stands out.
Instead of facing all of the retail outward from the site, a design that would necessitate
shoppers walking around the entire building to get to the store at which they want to
shop, we have provided a “short-cut” – an appealing walkway and courtyard that allows
shoppers to get where they’re going quickly and easily. This courtyard area will also be
populated with a variety of smaller retailers and restaurants that will benefit from the foot
traffic created by this design. Large retail anchors that face outward onto the street can
survive just fine because they are magnets for shoppers, but if, in the future, those spaces
are divided to house smaller retailers that face the street, and only the street, it will be
difficult for them to succeed. Small retailers need the critical mass of foot traffic that they
simply will not get on frontages along Washington and in front of The Culver Studios.
All of the tenant spaces at Parc + Main face either each other in the courtyard or Culver
Boulevard, which experiences significant foot traffic. This design promotes synergy and
allows future tenants to move into spaces they know will interact with the rest of the
center instead of being trapped in the less desirable space “on the other side of the
building.”
Everyone has visited a center where on side of the center is doing well and the other is
floundering. Our goal is to develop a design that assures that each tenant, now and in the
future, is woven into the fabric of the project and the whole of Downtown.
Rather than a single entrance to the project, we have created three signature entrances to
pull in people regardless of the direction from which they arrive. Rather than a single
large building with retailers just facing outward, we have created intersecting walkways
and a courtyard that allow shoppers to criss-cross the project any number of ways. Rather
than assuming the tenants who will be there on opening day will stay there forever, we
have designed a project that is incredibly flexible to allow changes in uses and sizes.
ATTACHMENT NO. 2
Page 44
Cardiff/N3
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Page 462
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ATTACHMENT NO. 2
Page 47We u
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Page 48Histo
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ATTACHMENT NO. 2
Page 49every
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ATTACHMENT NO. 2
Page 58DRAFT
Regular Meeting of the October 6, 2011
Advisory Committee on Redevelopment 6:30 P.M.
Patio Room, Culver City City Hall, 9770 Culver Boulevard, Culver City California 90232
CALL TO ORDER AND ROLL CALL Items 1 and 2
The regular meeting of the Advisory Committee on Redevelopment was called to order
at 6:45 P.M.
Present: Scott Voelz
Meghan Sahli Wells
Joel Forman
Goran Eriksson
Catherine Yanda
Vernon Taylor, Jr
David Voncannon
Kevin Lachoff
.
Absent: None
Vacancy: One position
ELECTION OF CHAIR AND VICE CHAIR Item 3
Mr. Vernon Taylor, Jr. was nominated (Yanda), seconded (Eriksson) and voted
unanimously to be the Chairman.
Joel Forman was nominated (Sahli-Wells), seconded (Yanda) and voted unanimously to
be the Vice-Chairman.
The Chairman asked each member to give a short introduction about him/herself.
APPROVAL OF MINUTES Item 4
Ms. Yanda offered one correction to the Minutes of December 2, 2010, which added
reference that the Transportation Department would be contacted to see if a bus stop
local to the project could be added on La Cienega Boulevard. It was moved (Yanda)
and seconded (Forman) to approve the Minutes as corrected by Ms. Yanda by a vote of
4 ayes, 0 noes and 4 abstentions.
AUDIENCE PARTICIPATION Item 5
No audience participation.
ATTACHMENT NO. 3
Page 59Minutes of the Advisory Committee on Redevelopment Page 2 of 6
October 6, 2011
SELECTION OF A DELEGATE AND AN ALTERNATE TO THE COMMUNITY
DEVELOPMENT BLOCK GRANT ADVISORY COMMITTEE Item 7 (taken
out of order)
Mr. Taylor and Redevelopment Project Manager, Mr. John Fisanotti gave a summary of
the duties of the Community Development Block Grant Advisory Committee (CDBGAC).
It was moved (Yanda) and seconded (Sahli-Wells) and approved unanimously to name
Mr. Scott Voelz as the new delegate to the CDBGAC. It was moved (Yanda) and
seconded (Forman) and approved unanimously to name Mr. Goran Eriksson as the new
alternate delegate to the CDBGAC.
DISCUSSION OF PROPOSALS FOR PARCEL B IN DOWNTOWN Item 6
Mr. Fisanotti gave a brief introduction as to the format for this agenda item. The
committee members were asked to provide what they liked and disliked about each of
the four proposals for Parcel B.
Redevelopment Project Manager, Mr. Joe Susca led the Parcel B discussion with a
summary of the recent history of the Agency’s efforts to develop the site. Mr. Susca
then described each project proposal which was followed by a discussion of likes,
dislikes and recommendations of the committee members, before moving on to the next
proposal.
Proposal from Combined Properties
Committee Members Liked:
The openness of the design
The site orientation
The “Grand Stair” and restaurants
Good color palate
Activity takes place on the outside, not inward facing courtyards
Good views from the upper floors
Respects Culver Studios front yard well
Committee Members Disliked:
Lack of shade
Wall of video screens not suited for Culver City downtown
Office building ‘s use of reflective glass may create glare, resulting in visibility problems
for drivers
Office building is too tall
Suggestions from Members:
ATTACHMENT NO. 3
Page 60Minutes of the Advisory Committee on Redevelopment Page 3 of 6
October 6, 2011
Step back the office building glass wall on the north-east side (facing Trader Joe’s)
Replace video screens with living green wall
Stage in adjacent public plaza expansion area needs a rear wall to reflect sound out
toward the audience (applies to all projects)
The City Council evaluation of the proposals should place an emphasis on selecting a
proposal option that maximizes the amount of public parking to be provided (applies to
all projects)
Proposal from Cardiff Realty (Parc + Main)
Committee Members Liked:
The green roof
The color palate
The public viewing decks
The living green wall
It’s like a small pedestrian street in Europe
Grey water recycling
It’s relationship to the corner of Culver Boulevard and Washington Boulevard across
from Trader Joe’s
The roof top outdoor movie theater
The bowling alley, though 8 lanes are too few.
Three buildings are better than one large building
Committee Members Disliked:
The “canyon” effect in the center of the three buildings creating shadows.
Too much pavement
Blocks views of The Culver Studios
The fire pit is too difficult to maintain and is a safety liability
Too much water may potentially be needed to sustain green roof
Garden for school kids is better located at the school, not on the roof in downtown
Poor use of the space in front of The Culver Studios
Too cubic in form
Exterior facades look like re-purposed factory buildings
Suggestions from Members:
Reverse the orientation of the outdoor staircase to face toward the plaza
Turn the fire pit into a fountain
Proposal from The Runyon Group (The Paseo)
Committee Members Liked:
The courtyard
The color palette
The art pavilion
Preservation of the sight lines to the Culver Hotel and Culver Studios
ATTACHMENT NO. 3
Page 61Minutes of the Advisory Committee on Redevelopment Page 4 of 6
October 6, 2011
Articulation of the interior courtyard
Committee Members Disliked:
The architectural style doesn’t fit in with its surroundings, it more appropriate for Santa
Barbara or Olvera Street
The second and third floors aren’t open enough – too much stucco
Art pavilion is too small to be useful
It’s a nice project but in the wrong place
Suggestions from Members:
None
Proposal from The Tolkin Group (Culver X)
Committee Members Liked:
Nicely stepped back at the upper levels
Good transition from the Culver Hotel
Good footprint and layout
Good treatment of the area in front of The Culver Studios
Good use of the historic Culver neon script sign
Design activates the exterior facades of the project
The hanging green wall
Committee Members Disliked:
Bright, white color scheme
The materials and color palette
Entrance points don’t line up with pedestrian cross walks
Too much glass
Courtyard graphics can become dated soon
Entrance to interior passage near Culver Hotel is a choke point
Suggestions from Members:
Needs better finish details to mirror the other downtown buildings. It was recommended
that any period detailing be done with attention to the quality of the design and
appropriateness/context and avoid a cheesy faux imitation.
Include an electronic sign indicating the number of parking spaces available by parking
level (applies to all projects)
Concluding Remarks from the Members:
Mr. Voelz: I prefer the proposals from either Combined Properties the Tolkin Group.
Combined does need to reduce the office building size and Tolkin could work with a few
minor changes. I’m less favorable to the proposals from the Runyon Group and Cardiff
Realty.
ATTACHMENT NO. 3
Page 62Minutes of the Advisory Committee on Redevelopment Page 5 of 6
October 6, 2011
Mr. Eriksson: I like how Cardiff Realty split the site into three sections instead of one
large building.
Mr. Taylor, Jr.: I like the bowling alley as a suggested tenant. I prefer the proposal from
Combined Properties. I also like the way the Tolkin Group transitions its site design
from the Culver Hotel, but they need to choose better materials.
Mr. Voncannon: Prefers the proposal from Combined Properties if it would reduce the
glass and video wall. The proposal from Cardiff Realty is okay, the meandering interior
walkway and the green roof is good, but needs a softer look at ground level. The Paseo
(the Runyon Group) is my second favorite but the Spanish style is overdone, despite its
good entryways and color palette. Although I like the living green wall in the proposal
from the Tolkin Group is my least favorite because it is too angular.
Mr. Forman: I like the way the Tolkin Group proposal as it conforms to the local
geography, has lower heights, multiple entrances and a good color scheme. The
proposal from Combined Properties is a close second but it has too much glass. The
proposal from Cardiff Realty doesn’t have any eye appeal to me. The proposal from the
Runyon Group looks great but it is not well suited for this site.
Ms. Sahli-Wells: We need places for teens to hang out. I would prefer a living green
wall in place of the video screens in the proposal from Combined Properties, which has
too much glass. I like the open seating spaces in the Combined Properties proposal
because successful public spaces allow people to see each other. In the proposal from
Cardiff Realty, the corridors are too narrow and there would be too much shade, a
shade and shadow study is needed. However I do like their use of the roofs as public
space and the gray water recycling. In the proposal from the Runyon Group, I like the
multiple access points and the articulation on the interior.
Mr. Lachoff: There is a lot to like in the proposal from Combined Properties, but I would
turn the digital wall into a living green wall. Also, the upper floors of the office building
need to be stepped back. The proposal from the Runyon Group is good, but not for this
site. The proposal from Cardiff Realty should convert at least one of its green roofs into
a place for solar panels. I like the way the proposal from the Tolkin Group treats the
Culver Boulevard streetscape.
Ms. Yanda: I love the steps in the proposal from Combined Properties but am
disappointed at the big massing, especially at the back side of the project. Also, there
isn’t enough greenery and seating on the Plaza side. The steps don’t invite people to
wander, instead all one can do is to either go up or down, I do not see it as an
inclusionary design. In the proposal from Cardiff Realty, the interior courtyard creates a
quiet buffer from street noise. The stairs in this project should face the same was as in
the Combined Properties proposal and needs work. I do like the extra parking, the
opening on a central courtyard and the way it breaks up visually. The proposal from the
Runyon Group, while bold went too far with the Spanish style. Regarding the proposal
ATTACHMENT NO. 3
Page 63Minutes of the Advisory Committee on Redevelopment Page 6 of 6
October 6, 2011
from the Tolkin Group, I like the street openness, the articulation across from Trader
Joe’s, the green wall and it works well with the Ince Parking Structure. However it has
the worst courtyard execution. They should do a shade and heat study because there
is too much empty concrete. Also there isn’t enough outdoor seating. In the end, I’m
probably most comfortable with the proposal from Cardiff Realty.
ITEMS FROM STAFF OR THE COMMITTEE Item 8
Mr. Fisanotti announced that the Redevelopment Agency Board is scheduled to make
an appointment to fill the remaining vacant position on ACOR, at next Monday night’s
Agency meeting.
ADJOURNMENT Item 9
There being no further business, at 9:42p.m., it was moved (Forman) and seconded
(Lachoff) to adjourn the Committee meeting to its next regular meeting on Thursday,
November 3, 2011.
John Fisanotti
Secretary of the Advisory Committee on Redevelopment
APPROVED:
Vernon L. Taylor, Jr.
Chairman, of the Advisory Committee on Redevelopment
ATTACHMENT NO. 3
Page 64