AGENDA REPORT
Meeting Date: November 12, 2025
Item Number:
To: Honorable Mayor & City Council
From: Logan Phillippo, Real Property Development Manager Subject: EXCLUSIVE NEGOTIATION AGREEMENT WITH WEST
HOLLYWOOD COMMUNITY HOUSING CORPORATION REGARDING
AFFORDABLE HOUSING DEVELOPMENT AT 327-335 SOUTH
ROBERTSON BOULEVARD
Attachments: 1. Exclusive Negotiation Agreement (“ENA”)
RECOMMENDATION
Staff recommends City Council approve an Exclusive Negotiation Agreement by and between the City of Beverly Hills and West Hollywood Community Housing Corporation regarding affordable housing development at 327-335 South Robertson Boulevard.
INTRODUCTION
The Exclusive Negotiation Agreement (“ENA”) with the non-profit affordable housing developer West Hollywood Community Housing Corporation (“WHCHC”) allows one year, subject to extensions for that cumulatively add up to six months as approved by the City Manager, for the City to exclusively negotiate the terms of a future ground lease at the property located at 327-335 South Robertson Boulevard (the “Property”). Additional details regarding this item are included in the November 12, 2025, City Council Study Session agenda packet.
DISCUSSION
As described in the Housing Element of the City’s General Plan, the City has committed to facilitating the development of 557 units of affordable housing on City property. A project at the subject Property could deliver between approximately 50 and 80 affordable units (plus one on-site manager’s unit), depending on a number of factors in the scope of development.
WHCHC is a non-profit affordable housing development corporation that was founded in 1986. In 2022, the City conducted a Request for Qualifications and Conceptual Proposals (“RFQ/P”) process and evaluated proposals submitted for multiple City and Parking Authority properties from 13 developers. In 2023, WHCHC was selected as the most Meeting Date: November 12, 2025
qualified developer for a project at 9268-9298 West Third Street, known as the Lakeshore/Credit Union site. However, site conditions limit that project’s feasibility. Staff continues to evaluate options in the area for an affordable project and the City has continued to identify other City properties elsewhere in Beverly Hills for development.
Given the rigorous processes the City underwent to select WHCHC through that process, Staff recommends continuing with this ENA at the subject 327-335 South Roberston Property.
The ENA can also be used to demonstrate site control, making WHCHC more competitive for various funding opportunities. During the ENA period, the City shall not negotiate with any other entity for the sale, lease, or development of the site.
Key Terms of the proposed ENA include the following:
• A one-year exclusive negotiation period whereby the City shall not negotiate with any other entity for the sale, lease, or development of the subject Property; • A provision for the City Manager to authorize an extension to the term of the ENA for up to an additional six months;
• Both parties will work to develop the terms of a ground lease, development and disposition terms, affordability covenants, and related documents; • A requirement for the developer to pay for all costs related to environmental review;
• WHCHC will pay for all costs of all title, environmental, physical, engineering, financial, and feasibility investigations, reports, and analyses, and other analyses or activities performed by or for WHCHC;
• A requirement for WHCHC to provide monthly written reports to the City describing its activities with respect to the project during the preceding calendar month;
• WHCHC will hold public outreach meetings in coordination with the City, develop the scope based on such feedback and present plans to the City for review and approval;
• The ENA may not be assigned to another entity that is not wholly controlled by WHCHC without the prior written consent of the City in the City’s sole and absolute discretion;
• The City may terminate the ENA if the developer does not comply with or perform any provisions of the agreement, or if progress is not being made in negotiations as determined by the City in good faith, but otherwise in the City’s sole and absolute discretion;
• Neither party is under any obligation to enter into a ground lease; • After the term of the ENA the City shall be free at its option to negotiate with any persons or entities with respect to sale, lease and/or development of the subject Property; and
• The effectiveness of the ENA is conditioned on the Parking Authority transferring ownership of the Property to the City within 35 days and a determination by HCD that the Property qualifies as exempt surplus land.
FISCAL IMPACT
Funding is available in the affordable housing capital improvement project for predevelopment expenses. At this stage, this primarily includes consultant support during the ground lease negotiation and consultant review of the development proforma.
Meeting Date: November 12, 2025
If directed by City Council to proceed with a ground lease at a future date, the City should expect to contribute the land with possible ground lease payments made from the project’s residual receipts over the ground lease term. Based on the financing sources proposed by WHCHC, Staff does not currently expect the project will require any additional gap funding/financial contribution from the City. However, as the scope of the project is developed and as WHCHCH seeks commitments from the various funding sources during the ENA period, the developer may require other funding sources, including gap contribution from the City. These details will be finalized during the ENA period and subject to City Council review and approval at a future date.
Ryan Gohlich,
Assistant City Manager
Approved By
Attachment 1
B0785-0001\3181209v2.doc
EXCLUSIVE NEGOTIATION AGREEMENT BY AND BETWEEN THE CITY OF
BEVERLY HILLS AND WEST HOLLYWOOD COMMUNITY HOUSING
CORPORATION
This EXCLUSIVE NEGOTIATION AGREEMENT (this “Agreement”) is dated as of November 12, 2025, and is entered into by and between the CITY OF BEVERLY HILLS, a municipal corporation (the “City”) and WEST HOLLYWOOD COMMUNITY HOUSING CORPORATION, a California nonprofit public benefit corporation (the “Developer”). The City and the Developer are sometimes individually referred to herein as a “Party” and are sometimes collectively referred to herein as the “Parties.”
R E C I T A L S
A. The City owns the land in the City of Beverly Hills, State of California that is located at 327-335 South Robertson Boulevard, Beverly Hills, California, as more particularly described in Attachment No. 1 (the “Site”).
B. The staff, consultants and attorneys’ of the City have devoted and will devote substantial time and effort in meeting with the Developer and its representatives, reviewing proposals, plans and reports, and negotiating and preparing the terms of the Ground Lease, CEQA documents and possibly other documents.
NOW, THEREFORE, the Parties hereto agree as follows:
1. The effectiveness of this Agreement is conditioned upon the following: (i) The Parking Authority of the City of Beverly Hills executing and recording a quitclaim deed to the City with respect to the Site (and the City executing and recording with such deed a Certificate of Acceptance for the deed) by the date that is thirty-five (35) business days after the date of this Agreement, and City shall use reasonable efforts to promptly deliver a copy of the recorded quitclaim deed (with Certificate of Acceptance) to Developer, and (ii) the California Department of Housing and Community Development’s determination that the Site is “exempt surplus land” as defined in the Surplus Land Act (California Government Code Sections 54220- 54234). The term of this Agreement shall commence on the effective date, and shall end on the earlier of: (i) November 11, 2026 or (ii) the date on which the City terminates this Agreement as provided in Section 2 below (the “ENA Period”). Provided that the Developer is not in default under this Agreement and the City shall not have terminated this Agreement pursuant to Section 2 below, the ENA period may be extended by the mutual written agreement of Developer and the City Manager of the City (acting for the City) for up to six (6) months (i.e., up to May 11, 2027).
2. The City may terminate this Agreement if the Developer fails to comply with or perform any provisions of this Agreement, or if progress is not being made in negotiations hereunder as determined by the City in good faith.
3. During the ENA Period (as may be extended under Section 1), the City shall not negotiate with any person or entity other than the Developer for the sale, lease or development of the Site.
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4. The Developer shall deliver the materials and information identified on Attachment No. 2 attached hereto to the City within the times set forth on Attachment No. 2.
Concurrently with the execution of this Agreement, the Developer and the City shall execute and deliver a Right of Entry and Access Agreement in the form attached hereto as Attachment No. 3 (which may be executed by the City Manager on behalf of the City).
Additionally, at the beginning of each calendar month during the ENA Period (as extended under Section 1, if applicable), Developer shall provide a written report to the City describing in reasonable detail the Developer's activities with respect to the Project during the preceding calendar month.
5. During the ENA Period (as extended under Section 1, if applicable), the City shall use good faith efforts to complete (or cause to be completed) the matters set forth in Attachment No. 4 attached hereto.
6. The City and Developer acknowledge that all applicable requirements of CEQA must be met in order to execute and deliver the Ground Lease and develop the Site and that this may require an environmental impact report, supplemental environmental impact report and/or other reports or analyses for CEQA purposes (collectively, the “Environmental Review”).
The Developer will, at its cost, fully cooperate with the City in the City’s preparation of the Environmental Review as the lead agency for the Environmental Review, and shall pay for all Environmental Review costs.
7. Developer shall indemnify, defend, and hold City and its officers, directors, members, employees, agents, and contractors harmless from any and all third-party claims, liabilities, losses, damages (actual and direct, but not punitive, speculative, or consequential), costs, and expenses actually suffered or incurred by City and directly relating to or arising out of this ENA or Developer’s failure to perform any obligation of Developer under this ENA (subject to any required notice and applicable cure period under this ENA), or any challenges to the validity of this ENA (based on CEQA noncompliance or otherwise).
Developer’s obligations under the preceding sentence shall survive the expiration or earlier termination of this ENA.
8. The Developer shall bear all costs and expenses of any and all title, environmental, physical, engineering, financial, and feasibility investigations, reports and analyses and other analyses or activities performed by or for the Developer.
9. The Developer and the City understand and agree that neither Party is under any obligation whatsoever to enter into a Ground Lease. In the event of the expiration or earlier termination of this Agreement, the City shall be free at the City's option to negotiate with any persons or entities with respect to the sale, lease and/or development of the Site.
10. This Agreement may not be assigned by the Developer without the prior express written consent of the City in its sole and absolute discretion. Notwithstanding the foregoing, City will not unreasonably withhold, delay or condition its consent to the assignment by the Developer to an entity that is wholly controlled by the Developer; however, Developer shall not be released from liability under this Agreement by virtue of any such assignment.
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11. Any notice, request, approval or other communication to be provided by one Party to the other shall be in writing and provided by certified mail, return receipt requested, or by reputable overnight delivery service (such as Federal Express) and addressed as follows:
If to the Developer:
West Hollywood Community Housing Corporation
530 Santa Monica Blvd
West Hollywood, CA 90046
Attn: Jesse Slansky, President & CEO
If to the City:
City of Beverly Hills
455 North Rexford Drive
Beverly Hills, California 90210
Attn: Real Estate Management
with a copy to:
City of Beverly Hills
455 North Rexford Drive
Beverly Hills, California 90210
Attn: City Attorney
12. For purposes of the negotiations contemplated by this Agreement, the Developer’s representative shall be Jesse Slansky, President & CEO; and the City’s representative shall be the City Manager or her designee.
13. This Agreement constitutes the entire agreement of the Parties hereto with respect to the subject matter hereof. There are no other agreements or understandings between the Parties with respect to the subject matter hereof or any related subject and no representations by either Party to the other have been made as an inducement to enter into this Agreement. All prior negotiations between the Parties are superseded by this Agreement.
14. This Agreement may not be altered, amended or modified except by a writing approved and executed by both Parties.
15. If any Party should bring any legal action or proceeding relating to this agreement or to enforce any provision hereof, or if the Parties agree to arbitration or mediation relating to this Agreement, the Party in whose favor a judgment or decision is rendered shall be entitled to recover reasonable attorneys' fees and expenses from the other. The Parties agree that any legal action or proceeding or agreed-upon arbitration or mediation shall be filed in and shall occur in the County of Los Angeles.
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16. The interpretation and enforcement of this Agreement shall be governed by the laws of the State of California.
17. Time is of the essence of each and every provision hereof.
18. This Agreement may be executed in counterparts, each of which shall be deemed an original, but all of which together shall constitute one and the same Agreement.
IN WITNESS WHEREOF, the Parties hereto have executed this Agreement as of the day and year first written above.
DEVELOPER:
WEST HOLLYWOOD COMMUNITY
HOUSING CORPORATION, a California
nonprofit public benefit corporation
By:
Jesse Slansky, President & CEO
CITY:
CITY OF BEVERLY HILLS,
a municipal corporation
By: ___________________
Sharona R. Nazarian, PsyD, Mayor
ATTEST:
Huma Ahmed, City Clerk
APPROVED AS TO FORM:
Laurence S. Wiener, City Attorney
APPROVED AS TO CONTENT:
Nancy Hunt-Coffey, City Manager
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ATTACHMENT NO. 1
DESCRIPTION OF SITE
327-335 South Robertson Boulevard, Beverly Hills, California 90211 APN: 4333-010-901:
LOTS 39, 40 AND THE NORTHERLY 20 FEET OF LOT 41 OF TRACT NO. 6380, IN THE CITY OF
BEVERLY HILLS, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 69, PAGES 11 TO 20, INCLUSIVE OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
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ATTACHMENT NO. 2
MATERIALS TO BE DELIVERED BY DEVELOPER
1. Within two (2) calendar months after the date of this Agreement, Developer shall (i) obtain a title report for the Site and copies of the title exceptions described therein; (ii) submit to City an ALTA survey of the Site certified to Developer and its title company based on the title report; and (iii) submit to City Developer’s written objections to any matter revealed by such survey or title report and a detailed written explanation of the reason for such objections.
2. Within three (3) calendar months after the date of this Agreement, Developer shall submit to City a detailed schedule of development setting forth the proposed timetable for the commencement, substantial completion and final completion of the major components of the Project (the “Development Schedule”).
3. Within three (3) calendar months after the date of this Agreement, the Developer shall (subject to the terms of the Right of Entry and Access Agreement executed by City and Developer pursuant to this Agreement) investigate the Site and submit to the City in writing any and all objections Developer may have to the condition of the Site together with a detailed written explanation of the reasons for each objection.
4. Lead public outreach for the Project and conduct public outreach meetings regarding the scope of the project in coordination with the City: within three (3) calendar months after the date of this Agreement, City and developer shall determine in good faith the extent and number of outreach meetings appropriate.
5. Prior to execution of the Ground Lease, the Developer shall submit to the City for its review and approval all organizational documents for the entities signing the Ground Lease (and, to the extent requested by City, information, certifications and/or documents relating to the ownership, control and signing authority of the direct and indirect owners, members or partners of each such entity).
6. Within ten (10) days of the date of this Agreement, Developer will disclose to City the names of primary employee contacts, consultants, or representatives anticipated to be directly involved in the Project. Developer shall promptly notify City of any changes as they occur.
7. Developer, within ten (10) days of receipt of any of the following documents, shall provide City with copies of all third-party reports, studies and similar documents, but excluding confidential or proprietary information, prepared or commissioned by the Developer with respect to the Site.
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ATTACHMENT NO. 3
FORM OF RIGHT OF ENTRY AND ACCESS AGREEMENT
(Attached.)
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RIGHT OF ENTRY AND ACCESS AGREEMENT
THIS RIGHT OF ENTRY AND ACCESS AGREEMENT (herein called this “Agreement”) is made and entered into as of ____________, by the CITY OF BEVERLY HILLS, a municipal corporation (“City”), and WEST HOLLYWOOD COMMUNITY HOUSING CORPORATION, a California nonprofit public benefit corporation (“Developer”) W I T N E S S E T H:
WHEREAS, the City is the owner of the real property more particularly described on Exhibit “A”, attached hereto (herein called the “Site”) which is subject to one or more space leases (“Leases”);
WHEREAS, concurrently with the execution of this Agreement, the City and the Developer are entering into an Exclusive Negotiation Agreement related to the Site (the “ENA”); WHEREAS, the Developer needs the right of entry upon and access to the Site for the purpose of undertaking tests, inspections and other due diligence activities (herein called the “Due Diligence Activities”) in connection with the proposed ground leasing and development of the Site;
WHEREAS, the City has agreed to give Developer a non-exclusive license to enter upon the Site to perform the Due Diligence Activities subject to and in accordance with the terms and provisions of this Agreement.
NOW, THEREFORE, in consideration of the foregoing recitals, the mutual covenants and agreements contained herein, and other good and valuable consideration, the sufficiency of which is hereby acknowledged, the City and the Developer do hereby covenant and agree as follows:
1. Access by Grantee. Subject to Developer’s compliance with the terms and provisions of this Agreement, and the prior scheduling of any and all inspections with Real Property Development Manager of the City , Developer and Developer’s employees, agents and consultants designated in writing by Developer (herein collectively called “Developer’s Designees”) shall have the right to enter upon the Site, accompanied by a City representative if required by City, for the purpose of conducting the Due Diligence Activities, until the earliest to occur of: (i) the expiration or earlier termination of the ENA; (ii) the termination of this Agreement; or (iii) the execution of the Ground Lease contemplated by the ENA.
Developer acknowledges and agrees that the rights of the tenants under the Leases must be respected in connection with any such inspections, and all communications with tenants shall be conducted by City staff not Developer.
Developer expressly agrees as follows: (i) any activities by or on behalf of Developer, including, without limitation, the entry by Developer or Developer’s Designees onto the Site in connection with the Due Diligence Activities shall not disturb existing tenants or damage the Site in any manner whatsoever except for minor damage normally resulting from typical site Docusign Envelope ID: 8C93CBBC-B8B4-41C1-81B6-4616C2D276A0 9 B0785-0001\3181209v2.doc
investigation activities such as soil and ground water borings recommended by a Phase II environmental report, if any is obtained by Developer based on recommendations in a Phase I environmental report; (ii) in the event the Site is altered or disturbed in any manner in connection with the Due Diligence Activities, Developer shall immediately return the Site to substantially the condition existing prior to the Due Diligence Activities, and (iii) Developer shall indemnify, defend and hold City harmless from and against any and all claims, liens, liabilities, damages, losses, costs and expenses of any kind or nature whatsoever (including, without limitation, attorneys’ fees and expenses and court costs) suffered, incurred or sustained by the City or the Site as a result of, by reason of, or in connection with the Due Diligence Activities or the entry by Developer or Developer’s Designees onto the Site, provided, however, that Developer shall not be responsible for indemnifying City with respect to (A) any pre-existing conditions which Developer merely discovers through investigation of the Property (including, but not limited to, any environmental contamination or matters), and (B) any claims, damages or liability resulting from an affirmative act of City or City’s employees, officers, contractors, subcontractors, or consultants after the date of this Agreement, or (C) any conditions caused by the gross negligence or willful misconduct of the City, or its agents, contractors or employees.
Developer shall disclose the results of all such inspections (and give copies of relevant reports) to the City, but shall otherwise keep them confidential except for disclosure to Developer’s officers, employees and consultants working on the development for the Site, and except as required by court order.
2. Insurance. Developer shall procure or maintain, and shall cause all of Developer’s Designees performing the Due Diligence Activities to procure or maintain, a policy of commercial general liability insurance issued by an insurer reasonably satisfactory to City covering each of the Due Diligence Activities with a single limit of liability (per occurrence and aggregate) of not less than $2,000,000.00, and prior to entering the Site, (or permitting any Developer Designer to enter the Site) Developer shall deliver to City a certificate of insurance evidencing that such insurance is in force and effect, and evidencing that City has been named as an additional insured thereunder with respect to the Due Diligence Activities. Such insurance shall be maintained in force throughout the term of this Agreement. If Developer’s contractors used for Due Diligence Activities are unable to meet these insurance requirements on their own, Developer may provide such coverage on their behalf.
3. Limitations; No Recording. City does not hereby convey to Developer any right, title or interest in or to the Property, but merely grants the specific and limited contractual rights set forth herein. In no event shall this Agreement or any memorandum hereof be recorded, and any such recordation or attempted recordation shall constitute a breach of this Agreement by the party responsible for such recordation or attempted recordation.
4. Notices. Whenever any notice, demand, or request is required or permitted under this Agreement, such notice, demand, or request shall be in writing and shall be addressed and delivered as provided in the notices provision of the ENA.
5. Assignment. This Agreement may not be assigned by Developer, in whole or in part, without the prior express written consent of the City in its sole and absolute discretion.
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6. Governing Law. This Agreement shall be construed, enforced and interpreted in accordance with the laws of the State of California.
7. Counterparts. This Agreement may be executed in several counterparts, each of which shall be deemed an original, and all of such counterparts together shall constitute one and the same agreement.
IN WITNESS WHEREOF, City and Developer have caused this Agreement to be executed and sealed, all the day and year first written above.
DEVELOPER:
WEST HOLLYWOOD COMMUNITY
HOUSING CORPORATION, a California
nonprofit public benefit corporation
By:
Jesse Slansky, President & CEO
CITY:
CITY OF BEVERLY HILLS,
a municipal corporation
By:
Nancy Hunt-Coffey, City Manager
APPROVED AS TO FORM:
Laurence S. Wiener, City Attorney
APPROVED AS TO CONTENT:
Sharon L’Heureux Dressel, Risk Manager
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EXHIBIT A
to
Right of Entry and Access Agreement
Description Of The Site
327-335 South Robertson Boulevard, Beverly Hills, California 90211 APN: 4333-010-901:
LOTS 39, 40 AND THE NORTHERLY 20 FEET OF LOT 41 OF TRACT NO. 6380, IN THE CITY OF
BEVERLY HILLS, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 69, PAGES 11 TO 20, INCLUSIVE OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
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ATTACHMENT NO. 4
CITY TASKS
1. Review the Developer's Site Plan and other submissions.
2. Promptly disclose to Developer all material facts known to City regarding the Site that is not known to Developer or observable from a diligent inspection of the Site or title to the Site (to the extent not previously disclosed to Developer).
3. Diligently prepare and process CEQA documents, to the extent reasonably possible.
4. Revise and prepare drafts of the Ground Lease and related documents to the extent reasonably permitted by the Ground Lease negotiations.
5. Coordinate with Developer in conducting public outreach and public outreach meetings.
Docusign Envelope ID: 8C93CBBC-B8B4-41C1-81B6-4616C2D276A0 Certificate Of Completion
Envelope Id: 8C93CBBC-B8B4-41C1-81B6-4616C2D276A0 Status: Sent Subject: Complete with DocuSign: 327-335 S. Robertson ENA Source Envelope:
Document Pages: 12 Signatures: 2 Envelope Originator:
Certificate Pages: 2 Initials: 0 Logan Phillippo
AutoNav: Enabled
EnvelopeId Stamping: Enabled
Time Zone: (UTC-08:00) Pacific Time (US & Canada)
455 N. Rexford Drive
Beverly Hills, CA 90210
[email protected]
IP Address: 76.168.100.61
Record Tracking
Status: Original
11/6/2025 11:37:04 AM
Holder: Logan Phillippo
[email protected]
Location: DocuSign
Signer Events Signature Timestamp
Bruce Galloway for
[email protected]
Security Level: Email, Account Authentication
(None)
Signature Adoption: Pre-selected Style
Using IP Address: 208.87.233.201
Sent: 11/6/2025 11:38:28 AM
Viewed: 11/6/2025 11:51:18 AM
Signed: 11/6/2025 11:51:26 AM
Electronic Record and Signature Disclosure:
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Jesse Slansky
[email protected]
President & CEO
West Hollywood Community Housing Corporation
Security Level: Email, Account Authentication
(None)
Signature Adoption: Pre-selected Style
Using IP Address: 98.149.44.157
Sent: 11/6/2025 11:38:29 AM
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Signed: 11/6/2025 11:46:50 AM
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Logan Phillippo
[email protected]
Security Level: Email, Account Authentication
(None)
Sent: 11/6/2025 11:38:28 AM
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Nancy Hunt-Coffey
[email protected]
Security Level: Email, Account Authentication
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Sharona R. Nazarian
[email protected]
Security Level: Email, Account Authentication
(None)
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Huma Ahmed
[email protected]
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Anup Patel
[email protected]
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Sent: 11/6/2025 11:38:27 AM
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Jessica Garcia
[email protected]
Management Analyst
City of Beverly Hills
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