2026-01-26 ATT 4 - Additional Proposals — City Council Meeting Agenda, January 26, 2026 (part 2 of 2)

Table of Contents
Executive Summary.................................................................

Questionnaire / Proposal Response..........................

A. Company & General Information..................

B
. Firm Qualifications & Experience.................

C. T
eam Qualifications & Experience...............

D
. Questions / Response to Proposal..............

E
. Financial Proposal & Feasibility.....................

F
. References.....................................................................

G
. Implementation Schedule..................................

H
. Certificate(s) of Insurance..................................

I
. Business Tax Certificate.........................................

J
. ENA & Other Agreements...................................

Attachments...................................................................................

T
ransmittal Letter............................................................

F
ull Team Resumes.......................................................

E
leos Project Pipeline..................................................

3 4
5 6
9 15
30 36
37 37
37 37
38 39
40 64
I.

II.

III.

KEVIN TSAI ARCHITECTURE11029 Washington Blvd25-00 Washington August 26, 2025 Culver City, CA 90232
VIEW 2 @ BLUE HOUR
Eleos Ventures, LLC
RFP #2626
Redevelopment of 11029 Washington Boulevard

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Executive Summary
El Eos V Entur Es is pleased to provide this proposal for the redevelopment of 11029 Washington Blvd. We propose to develop a 100% affordable, 68-unit apartment building offering one and two bedroom units to households earning 50% - 80% of area median income. This project is thoughtfully designed by Kevin Tsai, an architect that has delivered high quality and aesthetically beautiful buildings in Culver City and throughout Los Angeles. The project can be delivered quickly, with 80% of project privately financed and a request for a residual receipts loan of approximately $6M from the City, which we anticipate will be repaid over 30 years. If selected, we will work closely with the City and neighboring community to deliver a building that not only meets critical housing needs for Culver City residents and employees, it will demonstrate an innovative and creative partnership to deliver affordable housing outside of the traditional models - and in half the time. We look forward to your review of our proposal and are available to respond to any questions you may have.

Questionnaire & Proposal Response
Eleos Ventures, LLC
RFP #2626
Redevelopment of 11029 Washington Boulevard

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A: Company and General Information
A1:

Company name and address. Also, include A/P remit address, contact names, emails and phone numbers.

A2:

Letter of transmittal signed by an individual authorized to bind the respondent, stating that the respondent has read and will comply with all terms and conditions of the RFP.

A3:

General information about the primary contact who would be able to answer questions about the proposal. Include name, title, telephone number and email address of the individual.

Eleos Ventures, LLC
7906 Santa Monica Blvd
West Hollywood, CA
Contacts
David Aghaei – Principal & Co-Founder
[email protected]
(310) 433-5233
Daniel Dayan – Principal & Co-Founder
[email protected]
(310) 689-8551
Jenna Hornstock – Vice President Strategy and External Affairs [email protected]
(323) 899-1920
Letter is included herein as an Attachment.

Jenna Hornstock, Eleos’ Vice President of Strategy and External Affairs, can answer questions regarding the proposal.

Jenna Hornstock
[email protected]
(323) 899-1920

Eleos Ventures, LLC
RFP #2626
Redevelopment of 11029 Washington Boulevard

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B: Qualifications & Experience of the Firm
B1:

Firm’s History and organizational structure, including the size of the firm, location of offices, years in business, organizational chart, name(s) of the owner(s) and principal parties, and number and position titles of staff.

El Eos VEntur Es (“El Eos ”) is a 100% privately-financed affordable housing developer committed to driving change through practical, real-world solutions. Eleos was founded in 2020 with one goal in mind—bring to the table creative, affordable, actionable solutions to house vulnerable and housing-insecure residents as quickly and efficiently as possible.

Eleos’ offices are in West Hollywood.

The principal and co-founders of Eleos are David Aghaei and Daniel Dayan.

Organization Chart

DAVID AGHAEI
Principal & Co-Founder

MARISSA YURCEK
Director of Operations

JENNA HORNSTOCK
VP of Strategy & Ext. Aff.

CHRIS KOVEL
Director of Development

STEVEN LOPEZ
Director of Aquisitions

BLAKE BENUN
Analyst

JOSEPH DOYLE
Director of Construction

DANIEL DAYAN
Principal & Co-Founder
Eleos Ventures, LLC
RFP #2626
Redevelopment of 11029 Washington Boulevard

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B2:

What is the primary business of the parent company and/or affiliates? B3:

Which office of your organization will have primary responsibility for managing this project? B4:

What is your firm’s experience developing housing, commercial and/or community spaces? Describe comparable projects completed by your firm in the last five years, including the number of projects, scope, and status of projects.

Eleos’ primary business is development and operation of multi-family rental affordable and mixed income housing.

Eleos’ office and staff are located in West Hollywood.

Eleos Ventures has built a team of 8 employees that can deliver housing from acquisition, through entitlement, design and construction. Prior to forming Eleos, both founding partners have delivered market rate, commercial and mixed-use projects across Los Angeles.

W
ith over 1,300 units either constructed, in the pipeline or in construction, Eleos is realizing the goal of demonstrating a new way to deliver affordable housing that is faster, more cost effective, and creates better communities. See Attachments for a summary of our current pipeline.

Similar projects in progress or completed over the last five years include:
• 228 N Soto Street, Los Angeles, CA – 41 units designed, financed and constructed by Eleos Ventures. This project expects to receive a Temporary Certificate of Occupancy in September 2025 and is starting lease up. The units are covenanted affordable at 30% – 80% AMI.
• 4752 S Main Street, Los Angeles CA – 53 units designed, financed and constructed by Eleos Ventures. This projects is 90% completed and we expect Temporary Certificate of Occupancy by October 2025. Units are covenanted at 80% AMI.
• 7655 San Pedro, Los Angeles, CA – 40 units designed, financed and constructed by Eleos Ventures. Currently in construction, 70% complete as of August 2025. Units are covenanted at 30% – 80% AMI.

Eleos Ventures, LLC
RFP #2626
Redevelopment of 11029 Washington Boulevard

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B5:

Comment on other areas that may make your firm different from your competitors.

Eleos’ departure from the traditional models of delivering affordable housing allows the firm to be different from its competitors in many ways:
• The team has in-house capacity for all development-related functions but also brings outside support through professional firms where most appropriate. • With this capacity, the team is light on its feet in terms of acquisition and execution, with a keen focus on schedule and cost which can be much more efficiently controlled and monitored.
• The team has experience working with non-profit and public agency partners, including working with the non-profit Brilliant Corners to lease up properties with households experiencing homelessness, as well as accepting households with Section 8 / Choice vouchers.
• The team has partnered with service providers such as PATH and HOPICS to ensure there is case management support on site when vulnerable households are tenants • Eleos’ use of private financing allows us to be more creative and flexible than our competitors. And, Eleos does not rely on institutional investors such as pension funds, thus we are more flexible than other developers that privately finance their projects. • Jenna Hornstock recently joined our team as Vice President of Strategy and External Affairs. Jenna brings 23 years of experience in local government, including development of publicly owned land, extensive community engagement, land use and affordable housing finance, which best positions our team as a partner to public agencies.

Eleos Ventures, LLC
RFP #2626
Redevelopment of 11029 Washington Boulevard

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C: Qualifications & Experience of the Proposed Development T eam C1:

Identify the lead developer and all key team members, including architects, engineers, and consultants.

C2:

Description of qualifications, position(s) in their firms, and types and amount of equivalent experience. Include any municipal projects they have worked on in the past five years and their level of involvement.

At this time we have identified the following team members:
• Eleos Ventures is the lead developer
• Kevin Tsai is the architect
• Labib, Funk and Associates are the structural and civil engineers • Green MEP are the mechanical, electrical and pluming contractor Eleos bids out construction for our projects once they are designed, thus we have not selected a general contractor at this time.

David Aghaei – Principal and Co-Founder: David Aghaei founded Eleos Ventures with one goal in mind – to change the space that people live, work and play in for the better. While he has a successful track record for acquiring and improving properties across the county, his primary focus has been improving the communities that he invests in. Prior to founding Eleos Ventures, David served in the Real Estate and Asset Management Department at the University of Southern California where he oversaw all acquisitions and dispositions of real estate on behalf of the University. David also previously practiced real estate and land use law at the Century City offices of Pircher, Nichols and Meeks, and served as a commissioner to the City of West Hollywood Planning Commission.

Daniel Dayan – Principal and Co-Founder: Daniel brings an unparalleled drive and passion to Eleos Ventures. From the age of 16 Daniel has worked in all different sectors of the real estate business, including managing and developing a family portfolio of over $250 million that has dramatically impacted the Downtown Los Angeles of today. With a double major in Real Estate and Urban Planning from Arizona State University, Daniel brings experience in both project planning, development and management of real estate assets.

Jenna Hornstock – Vice President, Strategy and External Affairs: Jenna joined Eleos in July 2024 after 20+ years in the public sector working on affordable housing, development of public lands, housing finance, land use and policy. Her past experience includes serving as the Chief of Strategic Planning at CRA/LA, the Executive Officer for Transit Oriented Communities at LA Metro, a City Planning Commissioner for the City of Los Angeles and most recently as Deputy Mayor of Housing under Los Angeles Mayor Karen Bass. Jenna is known for centering community and achieving consensus, building teams that deliver, and innovation that scales policy ideas into solutions in the built environment. [...continued on next page]

Eleos Ventures, LLC
RFP #2626
Redevelopment of 11029 Washington Boulevard

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[..continued]
Her accomplishments, including dedication to strong design and community engagement, have been recognized with awards such as the “Unsung Hero of Los Angeles” from Inclusive Action for the City (2018), the APA/LA John Chase Visionary Planner Award (2019), and an Honorary AIA/LA (2018). She has a BA in Rhetoric from UC Berkeley and a Masters in Public Policy from the Kennedy School of Government at Harvard.

Jenna has worked on dozens of municipal projects. In the past five years, her key work on municipal real estate projects has included:
•
A
s a consultant to the Los Angeles Community College District, developed a housing strategy for the District’s $500M in bond financing dedicated to delivering affordable housing to students, along with drafting the first implementation program that was released in February 2025;
•
A
s Deputy Mayor of Housing:
•
S
et direction and led a collaboration between the Housing Authority, Housing Department and two non-profits to secure $105M in PHK3 funds leading to acquisition of three motels (213 rooms), three vacant apartment buildings providing 130 units of permanent supportive housing (PSH), and a 24-unit modular construction PSH development.
•
L
ed the $60M acquisition of the 294-room Mayfair Hotel to provide interim housing in support of the Skid Row Action Plan as well as leasing of more than 300 hotel rooms and three sites for RV storage lots. •
De
veloped a strategy and led the successful award of a $2.9M grant that will scale up development of publicly owned land.
•
F
rom 2011 – 2019 Jenna worked at LA Metro, most recently as Executive Officer of Transit Oriented Communities. In this capacity she led the Joint Development (JD) Program and was responsible for all commercial development on Metro-owned property, with a portfolio of 15 active residential and mixed-use projects ranging from $35 million to $150 million. Jenna re-vamped the JD process to emphasize community engagement and transparency, updated the Request for Proposals template and all negotiating documents for a more efficient transactional process and spearheaded 11 new development sites for over 2,500 units.

Christopher Kovel – Director of Development: Christopher brings a decade of professional experience in the design and construction industry, working previously as an architect in New York City on high visibility projects across scales and product types. He has been directing Eleos’ entitlement, design and development efforts in Los Angeles since 2018. He holds a Bachelor of Architecture (B. Arch) from Syracuse University summa cum laude as well as a Master’s degree in Real Estate Development (MRED) with Honors’ distinction from the University of Southern California.

Joseph Doyle – Director of Construction: Joseph has more than 23 years of experience in the construction industry with recognized strengths in project management, supervision, hands on know-how, project buy-out, customer relations, and problem solving. Experience includes the knowledge to navigate specification books, architectural drawings, purchasing, customer service, project scheduling, project buy-out, proposal submission, project budgeting, employee and subcontractor management, permit pulling, offsite land development and code requirements for commercial and residential projects.

Eleos Ventures, LLC
RFP #2626
Redevelopment of 11029 Washington Boulevard

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Kevin Tsai: Kevin Tsai, principal and founder of Kevin Tsai Architecture, is a seasoned Californian architect with over 25 years of industry experience. Renowned for his expertise in multifamily and mixed-use developments, Kevin has designed over 5,000 units across a diverse portfolio of projects. His notable works include Central Park West Renwick, a 980,000-square-foot mixed use residential development, 98-unit senior affordable housing complex in Beverly Hills, and a 373-unit workforce housing community in Los Angeles.

Kevin’s innovative approach seamlessly integrates functionality and aesthetic integrity, ensuring every project contributes meaningfully to its community while exemplifying design excellence.

Cesar Vergara
Cesar is a Principal with over 18 years of experience in the architecture and design industry, specializing in multi-familyresidential developments. His portfolio spans a wide range of project types, from 100% affordable housing to high-endmarket-rate communities. Prior to joining Kevin Tsai Architects, Cesar held a key role at DE Architects, where he ledmultiple projects from non-profit clients, with a strong focus on affordable housing initiatives funded through the low-income housing Tax Credit program (TCAC). His expertise includes navigating complex regulatory frameworks,collaborating with community stakeholders, and delivering high-quality, cost-effective housing solutions that meet bothdesign and funding requirements.

Kevin Tsai Architecture
In an era where trends often overshadow design integrity, Kevin Tsai Architecture (KTA) stands apart as an LA- based architectural design studio committed to timeless innovation. Rejecting the constraints of fleeting styles or predefined aesthetics, KTA embraces a philosophy rooted in elegance, versatility, and originality. By fostering creativity and prioritizing thoughtful design, the studio crafts spaces that transcend the ordinary, enriching lives and leaving a lasting impact. KTA has approximately 2,000 units of affordable housing in various stages of development, with 95% of these projects undertaken in collaboration with private developers. This focus demonstrates the firm’s dedication to addressing critical housing needs while maintaining its commitment to design excellence.

Rebecca Radojicic: Rebecca is a Senior Project Manager with over thirteen years experience working on multi-family affordable housing projects, adaptive reuse, and urban design in various jurisdictions throughout Southern California. Prior to working at Kevin Tsai Architecture Rebecca was at Abode Communities. At Abode she worked on a 100% affordable permanent supportive housing (PSH) modular construction project under the HHH innovation program in the City of Los Angeles, a multi-family affordable housing project through the Metro Joint Development program in the Boyle Heights community of Los Angeles, and a 9.4 acre 152- unit scattered site workforce/PSH project in the Coachella Valley.

Eleos Ventures, LLC
RFP #2626
Redevelopment of 11029 Washington Boulevard

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Labib, Funk and Associates
Labib Funk + Associates (LFA) is a Consulting Engineering Firm that offers Structural, Shoring, Civil, and EBM Services. Since opening its doors in 2003, LFA has continuously honed its versatility, priding itself on being service- oriented and construction cost-conscious.

In 2016, LFA merged with Burnett + Young Shoring Engineers, the premier shoring design firm in the Greater Los Angeles area. In 2018, LFA started its Civil Engineering division. By offering vertically-integrated Structural, Civil, Shoring, and EBM services, LFA is able to simplify the design and coordination process, providing services efficiently for any one discipline, or all four.

LFA is experienced in both New Design and Renovations & Seismic Retrofits. With over 80 engineers on staff, we have the ability to deliver projects of any size.

Labib’s mixed use portfolio includes:

1. West Edge (Martin Expo Town Center – 12121 W Olympic Blvd, Los Angeles, CA Mixed use development in double podium structure, a 9-level concrete office tower with 150,000 SF and over 100,000 SF of retail space including a grocer. The project, 4 acres in site area with a common Paseo, includes a full three level subterranean parking garage. 619 units. Completed.

2. Marina Shores – 6500 E PCH, Long Beach, CA
New 588-unit mixed-use development consisting of two buildings totaling approximately 1,001,900 SF broken down below. In Design.
• Building A: New 290-unit mixed-use building with five levels + mezzanine of residential construction totaling approximately 314,300 SF over three levels of above grade parking totaling approximately 180,600 SF.
• Building B: New 298-unit mixed-use building with five levels + mezzanine of residential construction totaling approximately 323,800 SF over three levels of above grade parking totaling approximately 183,200 SF.
• There is a boardwalk at Level 3 that provides walkable connection/bridges between amenities, both buildings and mall totaling approximately 79,100 SF.

3. The Jasper – 2528 S Grande Ave, Los Angeles, CA
Mixed use development with five levels of residential construction over two levels of podium parking. 296 Units. Completed.

4. The RinRose – 3768 E Colorado Blvd., Pasadena, CA
New 100-unit, mixed-use building with four stories of residential construction totaling approximately 96,500 SF over a one-level podium totaling 26,300 SF and two levels of subterranean parking totaling approximately 55,200 SF.

5. Ardence & Bloom – 1375 St Andrews Place, Hollywood. CA 185-unit multifamily building consisting of 5 levels of Type III residential construction over a threelevel podium totaling 280,000 SF. Completed.

6. The Parker – 5935 Pico Blvd, Los Angeles, CA
Five levels of Type III residential construction totaling approximately, two levels of Type I including one level of podium parking/retail/amenity space and one level of residential construction and 2 levels of subterranean parking. 123 Units. Completed.

7. Camden Hillcrest - 4311 Third Avenue, San Diego, CA
Three Buildings with four levels and one amenity Building. 132 Units. In Construction.

Eleos Ventures, LLC
RFP #2626
Redevelopment of 11029 Washington Boulevard

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Green MEP Engineering
At Green MEP Engineering, our focus is to deliver engineering advice and expertise suited to fit the needs of our clients. We offer Mechanical, Electrical, Plumbing design, energy compliance, and dry utility coordination services for a variety of building types including high-rise/mid-rise developments, multi-family residential, mixed-use, retail centers, office buildings, healthcare/assisted living, and educational facilities. We are your dynamic single source for all MEP engineering needs.

The Green MEP Engineering staff is comprised of knowledgeable and seasoned licensed mechanical engineers, electrical engineers, plumbing engineers, energy compliance professionals, dry utility specialists, and construction personnel. Our team is result oriented and committed to our clients.
•
De
signed over 90,000 apartment mixed-use buildings in Southern California with a large

c
oncentration in Los Angeles.
•
De
sign standards have been refined to create an efficient and cost affective product. •
E
stablished relationships with local jurisdictions and building departments. •
O
ver 40 engineers experience in apartments/mixed-use projects •
T
rained staff in BIM.
•
Car
ry a $5,000,000.00 insurance policy for each incident which has never been used. •
U
nlimited meetings during design stage for no charge.
•
I
n house photometric.
•
I
n house CFD models.
•
I
n house energy modeling

1. Pacific Mixed-Use, Long Beach, CA
Architect: Sares Regis Group Owner: SRG Development
Description: A seven-story mixed-use development consisting of 163 residential units with two levels of below-grade parking, lobby/leasing, fitness, and community space.

2. Northridge Mixed-Use, Northridge, CA
Architect: The KTGY Group Owner: Shea Properties
Description: A mixed-use development consisting of two buildings with 429 residential units, below- grade parking, retail, and restaurant space.

3. Carmel Cumulus, Los Angeles, CA
Architect: TCA Architects
Owner: Carmel Partners
Description: A mixed-use development consisting of four buildings, 953 units, 2 levels below-grade parking, and retail space.

4. Japantown, San Jose, CA
Architect: Ankrom Moisan
Owner: Shea Properties
Description: Mixed-use development consisting of two buildings, 520 units, one level below grade parking (both buildings), amenity spaces, and 19,191 SF of retail space.

5. Deluxe, Hollywood, CA
Architect: Urban Lab Architecture
Owner: 1350 Deluxe Hollywood Investors, LLC
Description: Mixed-use development consisting of 204 units, 5,643 SF of retail, 44,879 SF of common space, 42,993 SF of parking with 120 parking stalls located in the garage.

Eleos Ventures, LLC
RFP #2626
Redevelopment of 11029 Washington Boulevard

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C3:

An organizational chart showing roles and responsibilities for this project.

C4:

Resume(s) of the personnel who will be assigned to this project.

Please find the following resumes included in the “Attachments” section of this proposal:

Eleos Ventures, LLC
•
Da
vid Aghaei - Principal & Co-Founder
•
Danie
l Dayan - Principal & Co-Founder
•
J
enna Hornstock - VP of Strategy & Outreach
•
Chr
istopher Kovel - Director of Development
•
J
oseph Doyle - Director of Construction
Kevin Tsai Architecture
•
K
evin Tsai, AIA, NCARB - Principal & Founder
•
C
esar Vergara - Principal
•
R
ebecca Radojicic - Senior Project Manager
Labib Funk + Associates
•
J
ohn Labib, S.E. - Principal
•
F
rank LaRocca, P.E. - Principal
Green MEP
•
B
enjamin Entezam - Co-Founder
•
B
ruce Entezam - Co-Founder
•
Ale
x Jenkins - Electrical Engineer
•
J
onathan Keller - VP of Operations
•
M
aksym Prokopenko - Mechanical Engineer

ELEOS VENTURES, LLC
Developer
LABIB FUNK + ASSOC.

Structural + Civil Engineer

KEVIN TSAI

ARCHITECTURE
Architect

GREEN MEP
MEP Engineer

CULVER CITY
Client / Sponsor
Eleos Ventures, LLC
RFP #2626
Redevelopment of 11029 Washington Boulevard

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D: Questions / Response to Proposal Requirements
D1:

A written description of the proposed redevelopment concept.

Overview:

The Eleos team envisions 11029 Washington Blvd as a 68-unit residential development comprised of five stories of Type IIIA construction over slab on grade and 2,820 square feet of ground floor commercial that can be retail, amenity or community space. The project totals approximately 44,900 square feet of residential and amenity space, with a maximum height of five stories.

Our design approach emphasizes community, sustainability, and integration with the neighborhood. Rather than creating an isolated block, the building is oriented to open toward Washington Boulevard, engaging the public realm while offering residents a healthy and livable environment.

Urban Design and Site Planning:

The project employs a triangular-shaped typology that ensures all apartments receive natural sunlight and cross- ventilation. This reduces dependence on artificial lighting, heating, and cooling, while fostering indoor environmental quality. The geometry also creates opportunities for shared outdoor areas, including an elevated green patio, providing residents with a landscaped retreat above the street level.

A central courtyard anchors the development, extending visually and physically toward the street. This creates a semi-public zone that blends private and communal realms, encouraging interaction between residents and neighbors. The building’s permeable massing strengthens connectivity, supports shared experiences, and sets a progressive precedent for cooperative courtyard living in Southern California.

The building is stepped back on the 5th floor, offering a transition to the lower density residential on the north side of the property.

Community and Social Benefits:

The design embraces creating community through the following features:
•
A t
ransparent ground floor will house activated commercial and community-serving space, directly supporting Culver City’s goal of creating lively, accessible public edges. •
T
he courtyard-to-street connection functions as an inclusive community interface, breaking down barriers between private living and neighborhood life. •
P
rioritizing social equity and health, the project is designed to reduce resident isolation, foster social cohesion, and provide shared spaces for wellness.

State Density Bonus:

The project relies on the State Density bonus and the provisions of AB2334 to realize the proposed density. In an effort to realize the goals of Culver City’s Housing Element and RHNA obligations while also being cognizant of limited financing resources, the project offers the following affordability mix:

Eleos Ventures, LLC
RFP #2626
Redevelopment of 11029 Washington Boulevard

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1. 2
0 units at 50% AMI, using the rent schedule from the State of CA Housing and Community Development Department (State HCD). (29% of total)

2. 35 uni
ts at 80% AMI , using the rent schedule from the State of CA Housing and Community Development Department (State HCD). (52% of total)

3. 1
3 units at 80% AMI, using the rent schedule from the California Tax Credit Allocation Committee (CTCAC) (19% of total).

D2:

Explanation of how the proposal addresses the City’s goals, including the provision of housing, ground-floor commercial, and community-serving space.

The proposal addresses several of the City’s housing goals described in the City’s adopted 2021 -2029 Housing Element:
•
T
he project offers housing at income levels in line with the City’s employment base, addressing the strong jobs growth that the City is experiencing. The Housing Element notes that the City’s jobs to housing ratio was 2.8 in 2016, higher than the County average and projected to continue to grow. The Housing Element cites that over 65% of the Westside’s workforce commutes from outside the city, thus providing units at 80% and 110% AMI creates an opportunity for Culver City employees to live locally.
•
T
he City has a relatively small average household size of 2.31 persons compared to the County as a whole. Married couples make up 43% of Culver City households and “other families” are 13%. Most two person households will hold out for a one bedroom or even two bedroom unit over a studio, thus the project’s proposed mix of one and two bedroom units is most aligned with the household makeup of the City.
•
T
he median household income of Culver City residents in 2019 was higher than the County overall, at $95,044. Because the project proposes units at HCD-level rents, with much lower median income levels, the project will address even lower income households relative to the City’s median income. This is a benefit to the City as it will offer affordable housing options to households most in need but ineligible for other publicly subsidized affordable units. •
I
n 2019, about 27% of Culver City households had children, and these households could be served by the 2-bedroom units provided in the project
•
T
he project supports several of the policy goals under Objective 2, Housing Supply, and Objective 3, Housing Affordability, in the Housing Element including:
•
P
olicy 2.A: Provide for a residential lifestyle that is environmentally sound and aesthetically pleasing and that places a high priority on quality development. •
P
olicy 2.C: Promote mixed use residential development that is sensitive to adjacent residential uses and reinforce the compatible nonresidential uses of the area. •
P
olicy 2.D: Encourage the incremental infilling of residential neighborhoods to enhance housing affordability and supply through the provision of smaller units. •
P
olicy 2.E: Promote programs that seek to provide housing opportunities to meet the needs of people who work in the city.

Eleos Ventures, LLC
RFP #2626
Redevelopment of 11029 Washington Boulevard

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•
P
olicy 2.F: Streamline entitlement, environmental, and permitting processes for sustainable buildings and affordable housing.
•
P
olicy 2.G: Promote reduced parking requirements and discretionary thresholds for review, for affordable housing, to incentivize production •
P
olicy 2.H: Encourage infill development, such as brownfield site redevelopment. •
P
olicy 3.A: Encourage the inclusion of affordable housing units in new housing developments by granting incentives as called for by the Zoning Code and the State Density Bonus law.
•
P
olicy 3.B: Actively support affordable housing development by private and non- profit housing developers.
•
P
olicy 3.I: Explore City-owned sites for 100% affordable housing production.

Finally, based on the Annual Performance Report submitted to the State’s Housing and Community Development Department (HCD) for 2024, the City is in need of additional affordable units to meet its RHNA goals. The proposal provides an additional 68 units across the low and very-low income levels.

Ground Floor Commercial and Community Serving Spaces:

With respect to the ground floor commercial and community serving spaces, the project offers 2,320 square feet of ground floor commercial. The design included with this proposal shows a breakdown as follows:
•
1 ,325 square feet of retail
•
6 05 square feet of amenity
•
890 squar
e feet of community room
However the project team proposes to identify the best uses and potential tenants through a community engagement process to ensure the uses are aligned with the community’s goals and continue the energy and activity of the Washington Blvd corridor.

Source: City of Culver City March 17, 2025 General Plan and APR presentation Eleos Ventures, LLC
RFP #2626
Redevelopment of 11029 Washington Boulevard

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D3:

Discussion of alignment with relevant neighborhood plans, zoning, or policy goals. The City Council has indicated willingness to consider modifying regulations for this site if it will result in a better project. If you are requesting modifications for existing regulations for this site (e.g. zoning), please describe the request and why it results in a better project.

The site is designated as MU-1 with a base density of 35 units to the acre or 10 units for the site. However the economics of such a project do not work and the State’s density bonus law allows for unlimited density for 100% affordable projects without requiring any zoning modifications from the City. The project does offer ground floor retail or community space in line with the zoning, and an elevated design that contributes to the community and the busy commercial corridor. The 5-story building is stepped back on the north side, to create a better transition to the abutting neighborhood, which is also designated as multi-family.

Ultimately the design and approach balances policy goals of meeting the City’s housing needs, creating an active commercial corridor with thoughtfully designed buildings, offering a financially viable project and respecting the neighboring lower density community to the north.

KEVIN TSAI ARCHITECTURE11029 Washington Blvd25-00 Washington August 26, 2025 Culver City, CA 90232
VIEW 1 @ DAY
KEVIN TSAI ARCHITECTURE11029 Washington Blvd25-00 Washington August 26, 2025 Culver City, CA 90232
VIEW 1 @ BLUE HOUR
Eleos Ventures, LLC
RFP #2626
Redevelopment of 11029 Washington Boulevard

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D4:

Conceptual site plan, building massing, and illustrative diagrams or renderings.

Project Rendering
Project Rendering
KEVIN TSAI ARCHITECTURE11029 Washington Blvd25-00 Washington August 26, 2025 Culver City, CA 90232
VIEW 2 @ DAY
KEVIN TSAI ARCHITECTURE11029 Washington Blvd25-00 Washington August 26, 2025 Culver City, CA 90232
VIEW 2 @ BLUE HOUR
Eleos Ventures, LLC
RFP #2626
Redevelopment of 11029 Washington Boulevard

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Project Rendering
Project Rendering
KEVIN TSAI ARCHITECTURE11029 Washington Blvd25-00 Washington August 26, 2025 Culver City, CA 90232
VIEW 3 @ DAY
KEVIN TSAI ARCHITECTURE11029 Washington Blvd25-00 Washington August 26, 2025 Culver City, CA 90232
VIEW 3 @ BLUE HOUR
Eleos Ventures, LLC
RFP #2626
Redevelopment of 11029 Washington Boulevard

Page 21 ends

Project Rendering
Project Rendering
KEVIN TSAI ARCHITECTURE11029 Washington Blvd25-00 Washington August 26, 2025 Culver City, CA 90232
3D CONCEPTUAL DIAGRAM
KEVIN TSAI ARCHITECTURE11029 Washington Blvd25-00 Washington August 26, 2025 Culver City, CA 90232

CONCEPTUAL SECTIONAL DIAGRAM
Eleos Ventures, LLC
RFP #2626
Redevelopment of 11029 Washington Boulevard

Page 22 ends

Project Performance Diagram - Light and Ventilation
Project Performance Section - Light and Ventilation
UP
UP
DN
ORGANIC - 2CY BIN
(3'-7" x 7'-0")
RECYCLE - 2CY BIN
(3'-7" x 7'-0")
REFUSE - 2CY BIN
(3'-7" x 7'-0")

TRASH ROOM
REFUSE - 2CY BIN
(3'-7" x 7'-0")

ELECTRICAL ROOM

RETAIL SPACE
1,325 SF

RESIDENTIAL

AMENITY
DW
1 BDRM
400 SF
2 BDRM
745 SF
DW
1 BDRM
400 SF
DW
1 BDRM
400 SF
DW
1 BDRM
400 SF
1 BDRM
400 SF
1 BDRM
400 SF
1 BDRM
400 SF

COMMUNITY
ROOM
1ST
KEY PLAN:

DATE
1439 W Jefferson Blvd Los Angeles CA 90007
T. 310.486.9328 www.kevin-tsai.com
11029 WASHINGTON BLVD
CULVER CITY CA 90232
JOB NO:

DRAWN BY:

PIC/PM:

DRAWING TITLE:

PROJECT TITLE:

SHEET:

ISSUE DESCRIPTION#
a r c h i t e c t s s t a m p
All designs, ideas, arrangements and plans indicated by these drawings and specifications are the property and copyright of the ARCHITECT and shall neither be used on any other work nor be used by any other person for any use whatsoever without written permission. Written dimensions shall take precedence over scaled dimensions and shall be verified at the job site. Any dimensional discrepancy shall be brought to the attention of the ARCHITECT prior to the commencement of work.
consultant
AA

ENTITLEMENT

NOT FOR CONSTRUCTION
K
T
A
Kevin Tsai Architecture
8/21/2025 FEASIBILITY STUDY01

CULVER CITY
21/08/2025 x:\feasability studies\11029 washington\culver washington rfp_no podium_2025 0821.dwg 11029 WASHINGTON BLVD
31,185 SF

PROPOSED AREA
GROSS
7,233 SF
5,641 SF
9,300 SF
44,900 SF

LEASABLE
LEVEL 2
LEVEL 3
LEVEL 4
LEVEL 5
LEVEL 1
TOTAL
LEVEL
9,300 SF
9,300 SF
7,700 SF
9,300 SF
7,233 SF
7,233 SF
4,875 SF

PROPOSED UNITS
1-BR 2-BR TOTAL
13 3 16
13 3 16
13 3 16
9 3 12
54 13 68
7 1 8
UP DN
2 BDRM
600 SF
DW
1 BDRM
400 SF
DW
1 BDRM
400 SF
DW
DW
1 BDRM
400 SF
1 BDRM
400 SF
DW
1 BDRM
400 SF
DW
1 BDRM
400 SF
1 BDRM
400 SF
UP
DN
1 BDRM
400 SF

STRETCHER
DW
DW
2 BDRM
735 SF
2 BDRM
745 SF
1 BDRM
400 SF
1 BDRM
400 SF
1 BDRM
400 SF
1 BDRM
400 SF
1 BDRM
400 SF
2ND-4TH
KEY PLAN:

DATE
1439 W Jefferson Blvd Los Angeles CA 90007
T. 310.486.9328 www.kevin-tsai.com
11029 WASHINGTON BLVD
CULVER CITY CA 90232
JOB NO:

DRAWN BY:

PIC/PM:

DRAWING TITLE:

PROJECT TITLE:

SHEET:

ENTITLEMENT

NOT FOR CONSTRUCTION
K
T
A
Kevin Tsai Architecture
8/21/2025 FEASIBILITY STUDY01

CULVER CITY
21/08/2025 x:\feasability studies\11029 washington\culver washington rfp_no podium_2025 0820.dwg 11029 WASHINGTON BLVD
31,185 SF

PROPOSED AREA
GROSS
7,233 SF
5,641 SF
9,300 SF
44,900 SF

LEASABLE
LEVEL 2
LEVEL 3
LEVEL 4
LEVEL 5
LEVEL 1
TOTAL
LEVEL
9,300 SF
9,300 SF
7,700 SF
9,300 SF
7,233 SF
7,233 SF
4,875 SF

PROPOSED UNITS
1-BR 2-BR TOTAL
13 3 16
13 3 16
13 3 16
9 3 12
54 13 68
7 1 8
Eleos Ventures, LLC
RFP #2626
Redevelopment of 11029 Washington Boulevard

Page 23 ends

Site Plan / Ground Floor Plan
Typical Floor Plan (Floors 3-4)
UP DN
2 BDRM
600 SF
DW
DW
1 BDRM
400 SF
1 BDRM
400 SF
DW
1 BDRM
400 SF
DW
1 BDRM
400 SF
1 BDRM
400 SF
UP
DN
1 BDRM
400 SF

STRETCHER
DW
DW
2 BDRM
735 SF
2 BDRM
745 SF
1 BDRM
400 SF
1 BDRM
400 SF
1 BDRM
400 SF
5TH
KEY PLAN:

DATE
1439 W Jefferson Blvd Los Angeles CA 90007
T. 310.486.9328 www.kevin-tsai.com
11029 WASHINGTON BLVD
CULVER CITY CA 90232
JOB NO:

DRAWN BY:

PIC/PM:

DRAWING TITLE:

PROJECT TITLE:

SHEET:

ENTITLEMENT

NOT FOR CONSTRUCTION
K
T
A
Kevin Tsai Architecture
8/21/2025 FEASIBILITY STUDY01

CULVER CITY
21/08/2025 x:\feasability studies\11029 washington\culver washington rfp_no podium_2025 0820.dwg 11029 WASHINGTON BLVD
31,185 SF

PROPOSED AREA
GROSS
7,233 SF
5,641 SF
9,300 SF
44,900 SF

LEASABLE
LEVEL 2
LEVEL 3
LEVEL 4
LEVEL 5
LEVEL 1
TOTAL
LEVEL
9,300 SF
9,300 SF
7,700 SF
9,300 SF
7,233 SF
7,233 SF
4,875 SF

PROPOSED UNITS
1-BR 2-BR TOTAL
13 3 16
13 3 16
13 3 16
9 3 12
54 13 68
7 1 8
Eleos Ventures, LLC
RFP #2626
Redevelopment of 11029 Washington Boulevard

Page 24 ends

5th Floor Plan
D5:

Breakdown of uses by square footage (residential, commercial, community).

D6:

Proposed residential unit mix and bedroom count.
• R esidential: 41,030 SF / 68 DU
•
C
ommercial: 1,325 SF
•
C
ommunity Courtyard: 1,050 SF
•
T
otal Gross SF: 44,900 SF
• R esidential Amenity: 605 SF
•
C
ommunity Room: 890 SF
•
1-
Bedroom: 55 DU
•
2 -Bedroom: 13 DU
•
T
otal Units: 68 DU
•
T
otal Bedrooms: 81
Eleos Ventures, LLC
RFP #2626
Redevelopment of 11029 Washington Boulevard

Page 25 ends

D7:

Number of affordable units proposed (if any) and targeted Area Median Income levels.

The project proposes 100% of units at affordable levels, based on two rent schedules, as described by the affordability mix and rent schedule tables below. This proposed affordability mix exceeds the requirements of the State Density Bonus in AB2334, which requires 80% of the units at 80% AMI using the CTCAC rent schedule and up to 20% of the units at 110% AMI using the HCD rent schedule.
11029 Washington: Proposed Affordability Mix
11029 Washington: Proposed Rent Schedule
Rental Income
Unit Type Unit Count Utility Allowance Max Rent Monthly Rent Annual 1 Bed / 1 Bath - 50% HCD (Vouchers) 20 155 2,439$ 45,680$ 548,160$ 1 Bed / 1 Bath - 80% HCD 35 271 2,273$ 70,053$ 840,630$ 2 Bed / 1 Bath - 80% CTCAC 13 311 2,726$ 31,395$ 376,740$ Gross Residential 68 147,128$ 1,765,530
Retail Space A 1,325 SF 3,313$ 39,750$ Gross Retail 1,325 SF 3,313$ 39,750$
Potential Gross Income 1,805,280$
As noted in the rent schedule above, we will market the 20 units at 50% AMI to households with vouchers to boost the project’s financial feasibility. We will partner with local non-profits and LACDA to market the 20 units to holders of choice vouchers – these can be veterans, foster youth, low-income households or others. Our team has a track record of attracting choice voucher holders and this prime location and quality design will contribute to bringing households with vouchers to the building.

Eleos Ventures, LLC
RFP #2626
Redevelopment of 11029 Washington Boulevard

Page 26 ends

D8:

Strategy for achieving affordability goals and maintaining long-term affordability.

Achieving Affordability Goals
Eleos has over 1,300 covenanted units in development. We have a track record of partnering with property managers and service providers experienced in identifying qualified households and verifying households incomes. We also partner with leasing agents and non-profits that identify households with vouchers and other rental subsidies who income-qualify for covenanted units.

If so desired by the City and community, Eleos can work with local employers to generate a list of interested households and determine if they are income qualified.

Beyond achieving affordability goals through partnerships, experienced property management and leasing, Eleos would propose to work with the City and a non-profit subsidiary to secure a welfare tax exemption for the covenanted units. This additional step further ensures compliance with the affordability requirements.

Maintaining Long-Term Affordability
The State Density bonus requires a 55-year covenant which will maintain long term affordability. In addition, Eleos’ acquisition proposal offers to place a 99-year covenant on the property, assuring longer-term affordability.

D9:

Any proposed supportive housing or services (if applicable).

At this time the proposed project does not include supportive housing or services, however the team is committed to working with the City, County and local service providers to connect residents to services and supports as needed. For example, Eleos has experience working with the non-profit Brilliant Corners to offer covenanted units to households with rental subsidies and/or other vouchers. Households that lease units through these partnerships are provided case management and support services.

Eleos Ventures, LLC
RFP #2626
Redevelopment of 11029 Washington Boulevard

Page 27 ends

D10:

Sustainability, energy efficiency, and climate-resilience features.

The projects Sustainability and Climate Resilience features include:
•
P
assive design strategies: natural light, ventilation, and shaded outdoor spaces reduce energy demand.
•
E
levated green patio: enhances stormwater retention, urban biodiversity, and resident well- being.
•
B
uilding systems: will be designed to pursue compliance with recognized green standards.

In addition, the site is an opportunity to embody infill housing, a more transit oriented lifestyle and opportunities to walk and bike. The project is:
•
N
ear Transit Hubs: Within 0.1 miles of a bus stop, within 0.3 miles of three (3) additional bus routes, and within 0.5 miles of three (3) bus routes on Venice Blvd. •
C
lose to Restaurants: Well served by restaurants along the Washington Blvd corridor •
C
lose to Grocers: Within 0.5 mile of a supermarket and several smaller specialty markets. •
W
alkable to Outdoor Recreation: A 2-minute walk to Telefson Park and 0.8 miles from Veteran’s Memorial Park which hosts a variety of recreational programs.

All of these factors promote public transit use, walking and biking and thus achieve sustainability and health goals for the City and residents.

D11:

Factors that differentiate your proposal from other respondents’ proposals.

Several factors differentiate the Eleos proposal:
•
Simpli
fied Financing: The project offers 100% affordable housing that is primarily privately financed. The only public funding is a residual receipts loan from the City that can be approved early on. This will significantly reduce the time and risk to ensure financing and start of construction.
•
Di
verse Team Skillsets: Eleos’ in-house team is nimble and can deliver entitlements, construction bidding and management in house. Our principals and staff have experience in many facets of the development process, from Real Estate Land Use Law, Architecture, Construction and Construction Management, Finance and Accounting, to name a few. •
C
reative + Connected Local Partners: Kevin Tsai architecture is not only experienced delivering beautiful, functional and high quality design, they have direct experience building in Culver City.
•
Bo
ots on the Ground: Eleos is well positioned to engage community to ensure the broadest possible support for the project.

From a design perspective, Kevin Tsai architecture is not only experienced delivering beautiful, functional and high quality design, they have direct experience building in Culver City. The proposal’s design distinguishes itself through its:

Eleos Ventures, LLC
RFP #2626
Redevelopment of 11029 Washington Boulevard

Page 28 ends

•
I
nnovative triangular massing, which maximizes livability and sustainability. •
S
emi-public courtyard design, which creates meaningful engagement with the community. •
A pr
ogressive model of cooperative urban living, aligned with Culver City’s objectives for forward-thinking housing that balances density, sustainability, and human connection.

D12:

Approach to community outreach during the predevelopment, design and construction phases.

Eleos desires to deliver a project that the Community and the City’s leaders are proud of. If awarded a negotiating agreement for the site, Eleos work closely with the City on the community engagement process, and we propose an approach that closely aligns with the City’s Community Outreach Guidelines as offered by the Planning and Development Division.

Eleos will begin the community engagement process by collaborating with the City to develop a list of core stakeholders. This will likely include local homeowners / neighborhood organizations, local non-profit leaders, school district leaders, business associations and nearby employers. Our initial proposed meetings during the predevelopment stage would be one-on-one meetings with five core leaders identified through this information gathering process. From these one-on-one meetings we will seek to build rapport/relationships, learn about key desires and points of sensitivity and craft a broader outreach strategy.

While we will craft the broader engagement strategy based on what we learn in these initial one on one meetings, a general approach would be:
•
D
uring predevelopment – host two community meetings, ideally at a local venue or perhaps at the site:
•
M
eeting 1 - Introducing the team and the proposed development concept. At this meeting we will offer opportunities for attendees to share feedback on post-its or other note cards.

Ideally the first meeting can occur prior to the finalization of the Exclusive Negotiations Agreement with the City and potential City Council action, as certain community requests or concepts could necessitate changes to the proposed financials, design or both.

Eleos will work closely with the City to ensure the proper balance between community feedback and project feasibility. This approach will also support the information presented at the second community meeting.
•
M
eeting 2 - Share updated design/status in response to feedback and comments •
P
rior to construction start: hold a meeting sharing the final designs, timeline and proposed mitigations during the construction phase. This meeting would occur after City Council approval of the project and after the project has substantially completed design and permitting •
M
eeting 3 - Hold a meeting sharing the final designs, timeline and proposed mitigations during the construction phase. This meeting would occur after City Council approval of the project and after the project has substantially completed design and permitting.

Eleos Ventures, LLC
RFP #2626
Redevelopment of 11029 Washington Boulevard

Page 29 ends

•
D
uring Construction: Ensure clear lines of communication are established with the development team during construction. At construction completed, hold community open house/celebration.

Depending on the direction from the City, Eleos would also propose targeted outreach to key employers in the area to identify potential partnerships for workforce housing.

D13:

Methods for incorporating community input and ensuring the project meets local needs.

Through the community engagement process Eleos welcomes the opportunity to ensure that the project meets community and local needs – a project that aligns with community is one that will be the smoothest to deliver and be most successful into the future. Wherever possible the team will incorporate feedback, as long as the project can maintain design integrity and financial feasibility.

Some examples of how community and/or city feedback could be incorporated into the project include:
•
A
ffordability Targets: This proposal includes affordability ranges from 50% to 80% AMI. To the extent that feedback suggests a different approach to income targeting, for example if there is interest in targeting lower incomes and/or people experiencing homelessness, Eleos can explore those ideas. The team has experience working with the County and local rental subsidy programs such as the Flexible Housing Subsidy Pool which brings in qualified ICMS (Integrated Case Management System) service providers and rental subsidies to house people experiencing homelessness and needing case management supports. If so desired, Eleos will work with the City and County to pursue this avenue for some or all of the units and offer permanent supportive housing to residents.
•
P
artner with local employers: Should any of the nearby employers wish to provide affordable housing options for its low and moderate income workforce, Eleos is open to negotiating a master lease of some or all units provided that the tenants will meet the required income levels per the affordability covenants. This could be of particular interest to the many employers nearby in the downtown area, the school district or the Los Angeles Community College District.
•
C
ommercial Space: The project includes 2,820 SF of ground floor commercial/retail space, currently showing at 1,325 retail, 605 square feet of amenity space and an 890 square foot community room. The approach to this space can be driven by community input Months 36
Land Costs
Land Existing Debt
Land Land Value
Subtotal Land Costs -
Carrying Costs
Taxes & Insurance Property Taxes 240,000
Taxes & Insurance Course of Construction/GL Insurance 190,000 Subtotal Carrying Costs 430,000
Soft Costs PREDEVELOPMENT (Entitle and Permitting)
Engineering & Consulting Building Plans 606,750
City Fees Permits and Fees 434,500
Project Management Sponsor Overhead Costs 100,000
Overhead Fees Site maintenance costs, security, fencing, etc. 20,000 Subtotal Soft Costs 1,161,250
Soft Costs CONSTRUCTION
Engineering & Consulting Engineer Construction Administration/RFIs 118,500 City Fees Permits and Fees 737,000
Overhead Fees Site maintenance costs, security, misc. 175,000 Project Management Sponsor Overhead 200,000
Developer Fee Earned at Completion of Construction 2,000,000 Subtotal Soft Costs 3,230,500
Hard Costs
GMP Contract Estimated at $325 psf on Gross Project SF 14,592,500 Subtotal Hard Costs 14,592,500
Loan Closing Costs
Borrower Legal 20,000
3rd Party Costs Appraisal, Bank Legal 25,000
Origination Fee - Broker 1.0% 153,337
Origination Fee - Lender 1.5% 230,006
Funds Control/Bank Fee 50,000
Title Escrow 25,000
Loan Closing Cost Subtotal 503,344
Contingency Soft Cost Contingency 104,500
Contingency Hard Cost Contingency 340,000
Interest Reserve Interest Reserve Residual Receipts Loan 366,262 Interest Reserve Interest Reserve Bank Loan 885,032
TOTAL PROJECT COST 21,613,387
Cost Category Cost Subcategory Description Budget Estimate Eleos Ventures, LLC
RFP #2626
Redevelopment of 11029 Washington Boulevard

Page 30 ends

E: Financial Proposal and Project Feasibility
E1:

Preliminary development budget (soft costs, hard costs, contingency) The table below provides the preliminary development budget, followed by a short summary.

Sources & Uses
Sources of Cash LTV Uses of Cash
Equity - Land Contribution 23% 6,500,000 Land Contribution 6,500,000 Culver City - Residual Receipts Loan 22% 6,279,640
Debt - Bank Loan 55% 15,333,747 Closing Costs 503,344 Prop. Taxes & Insurance 430,000
Soft Costs Predevelopment 1,161,250
Soft Costs Construction 1,230,500
Hard Cost Construction 14,592,500
Developer Fee 2,000,000
Project Owner Contingency 444,500
Interest Reserve 1,251,293
Total Sources 28,113,387 Total Uses 28,113,387
Eleos Ventures, LLC
RFP #2626
Redevelopment of 11029 Washington Boulevard

Page 31 ends

Development Budget:

The total development costs are estimated at $21,613,387, or $317,844 per unit. If the land contribution is included, the project cost is $28,113,387 or $413,432 per unit. This assumes:
•
S
oft Costs - Predevelopment (permitting): $1,161,250 – based on Eleos’ experience with its current pipeline of 1,300 units and using estimates provided in the Culver City Housing Element. This estimate includes $100,000 to cover Eleos’ overhead to manage the project in year 1.
•
S
oft Costs - Construction: $3,230,500 – based on Eleos’ experience with its current pipeline of 1,300 units and the City of Culver City’s permitting fees as indicated in the Housing Element.

This estimate includes $200,000 to cover Eleos’ overhead to manage the project in years 2-3 as well as $2,000,000 of Developer Fee that will paid at construction completion. •
H
ard Costs: $14,592,500 or $325 per square foot. This estimate assumes that we will use prevailing wages for labor, and is based on conversations with contractors that Eleos currently works with. The hard cost estimate includes both residential and ground floor commercial development.
•
L
oan Closing costs: $503,344 to cover financing costs
•
C
ontingencies: We include $104,500 for soft costs – this is 5% of the variable soft costs. For hard costs we include $340,000.
•
I
nterest Reserve: $1,251,293 – this covers the bank loan for construction and the residual receipts loan.
•
L
and Costs – while the proposed permanent project financing considers the land value of $6,500,000, this cost is not part of the development budget.

E2:

Sources and uses of funds, including anticipated public subsidies, grants, or tax credits.

The table below shows the sources and uses, with a description following.

NOI at Completion - Stabilized
Net Operating Income
Potential Gross Income 1,805,280
RUBS Reimbursement 110,976
Less: Vacancy 3% PGI (54,158)
Effective Gross Income 1,862,098
Less: Operating Expenses 29% EGI (538,143)
Net Operating Income 1,323,955
Build & Sell Scenario
Cap Rate 5.00%
Completed Value 26,479,098
Permanent Debt at Stabilization
Annual Debt Service (1,103,203)
Debt Service Coverage Ratio 1.2001
Permanent Debt 15,333,747 at completion of construction Rate Assumption 6.00%
Amortization 30 year
Maximum debt service
supported by stabilized NOI
Eleos Ventures, LLC
RFP #2626
Redevelopment of 11029 Washington Boulevard

Page 32 ends

•
Equit
y – the land contribution of $6,500,000 (the City’s acquisition price) is the equity in the project. This is built into the total project cost. •
C
onstruction Debt: $15,333,747. The construction debt is sized based on how much permanent debt the project can support at stabilization. The table below shows the project’s stabilized NOI and assumes a 5% cap rate and debt service coverage ratio of 1.2:1. Based on this calculation the project can assume permanent debt of $15,333,747. This leaves a gap of $6,279,640.
•
R
esidual Receipts Loan: $6,279,640. ($92,348 per unit). Per the terms described below, we are requesting a residual receipts loan with a 55-year term and 3% interest. The project assumes this loan will be available at construction however should the City prefer to provide the loan as permanent financing, we can likely increase the construction loan, noting that this will increase construction loan interest costs. Eleos proposes to split the revenues 50/50 post NOI and debt.

Further detail on project financials is provided below, to support the permanent debt assumptions.

E3:
15-year or longer pro forma analysis
We provide a 30-year proforma to demonstrate the repayment of the proposed residual receipts loan. We also provide the operating budget as backup to the NOI calculation. 30-year Cash Flow:

The 30-year cash flow includes 3 years for predevelopment and construction and assumes that rents increase by 2.5% per year and expenses increase by 3.5% per year which is consistent with guidance from the State HCD.

Starting in year 4, the project demonstrates the anticipated NOI at full occupancy and begins payments on the permanent loan as well as the Residual Receipts loan.

GROUND LEASE STRUCTURE - CASH FLOWS
1/1/2026 12/31/2026 12/31/2027 1/1/2028 1/1/2029 1/1/2030 1/1/2031 1/1/2032 1/1/2033 1/1/2034 1/1/2035 1/1/2036 1/1/2037 1/1/2038 Years in Service 1 2 3 4 5 6 7 8 9 10
Time Period 0 1 2 3 4 5 6 7 8 9 10 11 12 13
Potential Gross Income 2.50% 1,805,280 1,850,412 1,896,672 1,944,089 1,992,691 2,042,509 2,093,571 2,145,911 2,199,558 2,254,547 RUBS Reimbursement 3.50% 110,976 114,860 118,880 123,041 127,348 131,805 136,418 141,192 146,134 151,249 less: Vacancy (54,158) (55,512) (56,900) (58,323) (59,781) (61,275) (62,807) (64,377) (65,987) (67,636) Effective Gross Income 1,862,098 1,909,760 1,958,652 2,008,808 2,060,258 2,113,038 2,167,182 2,222,726 2,279,706 2,338,160 less: Operating Expenses 3.50% (538,143) (556,978) (576,472) (596,648) (617,531) (639,145) (661,515) (684,668) (708,631) (733,433) Net Operating Income 1,323,955 1,352,782 1,382,180 1,412,159 1,442,727 1,473,893 1,505,667 1,538,058 1,571,075 1,604,727

Debt Service Perm Loan (1,103,322) (1,103,322) (1,103,322) (1,103,322) (1,103,322) (1,103,322) (1,103,322) (1,103,322) (1,103,322) (1,103,322) Net Cash flow after Debt 220,633 249,460 278,859 308,837 339,405 370,572 402,346 434,736 467,753 501,405 Sponsor - Eleos 50% 110,317 124,730 139,429 154,419 169,703 185,286 201,173 217,368 233,876 250,702 Residual Receipts to City 50% 110,317 124,730 139,429 154,419 169,703 185,286 201,173 217,368 233,876 250,702 Residual Receipts Loan
RR Loan Principal (6,279,640) (6,279,640) (6,357,713) (6,423,714) (6,476,996) (6,516,887) (6,542,691) (6,553,686) (6,549,124) (6,528,229) (6,490,200) RR Loan Interest 3.00% (188,389) (190,731) (192,711) (194,310) (195,507) (196,281) (196,611) (196,474) (195,847) (194,706) RR Loan Paydown (from cash flow) 110,317 124,730 139,429 154,419 169,703 185,286 201,173 217,368 233,876 250,702 Residual Receipts Loan Balance (6,279,640) (6,357,713) (6,423,714) (6,476,996) (6,516,887) (6,542,691) (6,553,686) (6,549,124) (6,528,229) (6,490,200) (6,434,203)

PREDEV & CONSTRUCTION PERIOD
1/1/2039 1/1/2040 1/1/2041 1/1/2042 1/1/2043 1/1/2044 1/1/2045 1/1/2046 1/1/2047 1/1/2048 1/1/2049 1/1/2050 1/1/2051 1/1/2052 1/1/2053 1/1/2054 1/1/2055 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27
14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30
2,310,911 2,368,684 2,427,901 2,488,598 2,550,813 2,614,584 2,679,948 2,746,947 2,815,621 2,886,011 2,958,161 3,032,116 3,107,918 3,185,616 3,265,257 3,346,888 3,430,560 156,543 162,022 167,692 173,562 179,636 185,924 192,431 199,166 206,137 213,352 220,819 228,547 236,547 244,826 253,395 262,263 271,443 (69,327) (71,061) (72,837) (74,658) (76,524) (78,438) (80,398) (82,408) (84,469) (86,580) (88,745) (90,963) (93,238) (95,568) (97,958) (100,407) (102,917) 2,398,126 2,459,645 2,522,756 2,587,502 2,653,925 2,722,070 2,791,981 2,863,705 2,937,289 3,012,782 3,090,235 3,169,700 3,251,227 3,334,874 3,420,694 3,508,745 3,599,086 (759,103) (785,672) (813,171) (841,632) (871,089) (901,577) (933,132) (965,792) (999,594) (1,034,580) (1,070,790) (1,108,268) (1,147,057) (1,187,204) (1,228,757) (1,271,763) (1,316,275) 1,639,023 1,673,973 1,709,586 1,745,871 1,782,837 1,820,493 1,858,849 1,897,913 1,937,695 1,978,202 2,019,445 2,061,432 2,104,170 2,147,669 2,191,937 2,236,982 2,282,812 (1,103,322) (1,103,322) (1,103,322) (1,103,322) (1,103,322) (1,103,322) (1,103,322) (1,103,322) (1,103,322) (1,103,322) (1,103,322) (1,103,322) (1,103,322) (1,103,322) (1,103,322) (1,103,322) (1,103,322) 535,701 570,651 606,264 642,549 679,515 717,171 755,527 794,591 834,373 874,881 916,123 958,110 1,000,848 1,044,348 1,088,615 1,133,660 1,179,490 267,851 285,326 303,132 321,274 339,757 358,586 377,764 397,296 417,186 437,440 458,062 479,055 500,424 522,174 544,308 566,830 589,745 267,851 285,326 303,132 321,274 339,757 358,586 377,764 397,296 417,186 437,440 458,062 479,055 500,424 522,174 544,308 566,830 589,745 (6,434,203) (6,359,379) (6,264,835) (6,149,648) (6,012,863) (5,853,491) (5,670,511) (5,462,862) (5,229,453) (4,969,150) (4,680,784) (4,363,146) (4,014,985) (3,635,011) (3,221,887) (2,774,236) (2,290,633) (193,026) (190,781) (187,945) (184,489) (180,386) (175,605) (170,115) (163,886) (156,884) (149,074) (140,424) (130,894) (120,450) (109,050) (96,657) (83,227) (68,719) 267,851 285,326 303,132 321,274 339,757 358,586 377,764 397,296 417,186 437,440 458,062 479,055 500,424 522,174 544,308 566,830 589,745 (6,359,379) (6,264,835) (6,149,648) (6,012,863) (5,853,491) (5,670,511) (5,462,862) (5,229,453) (4,969,150) (4,680,784) (4,363,146) (4,014,985) (3,635,011) (3,221,887) (2,774,236) (2,290,633) (1,769,607) Eleos Ventures, LLC
RFP #2626
Redevelopment of 11029 Washington Boulevard

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Operating Expense Detail Report
Operating Expense Detail per Door
per Mo.
per Door
per Yr. $ Total
Effective Gross Income 1,862,098 Internet N/A N/A 3,000 RUBS Reimbursement 5.96% 110,976 Fire Monitoring 8 96 6,528 Operating Expenses 28.9% 538,143 Building Cleaning 42 504 34,272 Trash Removal* 44 528 35,904
Water* 92 1,104 75,072
Dwelling Units 68 Water (CAM) 8 96 6,528 OpEx per Door 7,914 Fire Service Charges (CAM) 3 36 2,448 Sewer (CAM) 5 56 3,835
Electrical (CAM) 10 118 7,997 Gas (CAM) 1 7 490
Common Area Utilities Total 26 313 21,298 Subtotal Utilities 176,074
Management 4% 74,484
Payroll (on-site prop mgr) 120,000
Managing Partner Fee 15,000
Leasing Commissions 16,585
Bldg repair and maintenance 600 40,800
Replacement Reserve 600 40,800
Insurance 800 54,400
Subtotal 362,069
Property Taxes 1.267% 380,040
Property Tax Exemption (380,040)
Subtotal -
Operating Expense Total 538,143
Budget Operating Expenses
Eleos Ventures, LLC
RFP #2626
Redevelopment of 11029 Washington Boulevard

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Operating Budget:

The operating budget is based on Eleos’ experience with similar properties. Key assumptions include the welfare tax exemption and 3rd party property management. The total annual operating expenses are $538,143 or $7,914 per unit.

Eleos Ventures, LLC
RFP #2626
Redevelopment of 11029 Washington Boulevard

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E4:

Proposed land acquisition terms (purchase price or lease terms, if applicable).

E5:

One-time and/or ongoing revenue to the City (if applicable).

Eleos proposes the following terms for the acquisition of the property, permanent affordability and residual receipts loan:
•
A
cquisition: Eleos to acquire the property for $1. The closing of the acquisition would occur when permits are ready to issue.
•
A
ffordability: Eleos will covenant the property as affordable housing in perpetuity, for 99 years. The table below is the proposed affordability mix:
•
R
esidual Receipts Loan: The City of Culver City to provide a residual receipts loan in the amount of $6,279,640 to support construction and then convert to permanent debt. The proposed terms of the loan are:
•
5 5-year term
•
I
nterest rate of 3%, interest is deferrable
•
E
leos to pay residual receipts based on a 50/50 split of cash flow after expenses and debt service (as demonstrated in the cash flow projection) •
Star
ting after year 10 of operations, any time the property is refinanced, Eleos will distribute 25% of refinance proceeds to the City in repayment of the loan, after:
•
P
ayoff of existing loan, including all loan closing costs •
R
equired maintenance and capital improvement costs: these will be documented with a property condition report
The refinance proceeds payouts will continue until the residual receipts loan is repaid in full and will not impact the annual payments of residual receipts.

It should be noted that privately financed deals typically refinance permanent loans every 5 to 10 years. While it may be too soon to generate financial projections as to refinancing terms and expected proceeds, we are confident that the refinancing/pay out approach will pay off the City’s Residual Receipts loan within 20 years.

The project proposes to repay the residual receipts loan over 55 years, assuming a 50/50 split of revenues after operating expenses and debt. As noted in the proposed terms, we also propose to dedicate 25% of any refinancing proceeds to the City, to pay down the residual receipts loan. These proceeds are paid out after the primary debt is taken out, and after any needed repairs and maintenance are covered.

Eleos Ventures, LLC
RFP #2626
Redevelopment of 11029 Washington Boulevard

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F: References
Century Housing
Century Housing Corporation is a nonprofit Community Development Financial Institution based in Culver City, California, specializing in lending to developers for affordable housing projects statewide, with significant impact on community development in the Los Angeles area.

Joshua Hamilton
Senior Vice President, Lending
[email protected]
Tracey L. Burns
Vice President, Construction Lending
phone: (310) 642-2004
[email protected]
Brilliant Corners
Brilliant Corners is a California-based nonprofit organization that develops and manages affordable supportive housing, operating the Flexible Housing Subsidy Pool in Los Angeles County to provide housing solutions and integrated services for vulnerable populations, including those experiencing homelessness.

Jennifer Picado
Housing Acquisition Supervisor
[email protected]
HOPICS
HOPICS, the Homeless Outreach Program Integrated Care System, is the leading homeless services agency in South Los Angeles, delivering comprehensive outreach, interim housing, and integrated care support to individuals and families across the greater Los Angeles region.

Marques Brooks
Housing Department Manager
phone: (323) 432-4383 ext. 272
Office of Council Member Curren Price Jr.

Los Angeles City Council District 9, represented by Councilmember Curren Price, encompasses diverse South Los Angeles neighborhoods including Vermont Square, Central-Alameda, Green Meadows, Historic South- Central, and areas around the University of Southern California and Exposition Park. The district demonstrates a strong interest in affordable housing, prioritizing the expansion of Permanent Supportive Housing (PSH), Affordable Housing (AH), and Market Rate Housing to support working families, combat homelessness, and develop thousands of new units through targeted initiatives and programs.

Sherilyn Correa
Director of Planning and Economic Development
Office of Council Member Curren Price Jr.
phone: (213) 473-7009
[email protected]

1. 2.

3. 4.

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RFP #2626
Redevelopment of 11029 Washington Boulevard

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G: Implementation Schedule
H: Certificate(s) of Insurance
I: Business Tax Certificate
J: Exclusive Negotiation Agreement and Disposition & Dev. Agreements Should Eleos be selected for this project we will secure Certificates of Insurance to satisfy this requirement.

Proposed Project Schedule:

Project Start Date:

J
anuary 2026
•
E
ntitlement:
6 mon
ths (concurrent with permitting)
•
P
ermitting:
9 months
•
R
TI Permits:

De
cember 2026
•
C
onstruction:
18 mon
ths
•
L
easing:

4 months (concurrent with end of construction)
Certificate of Occupancy:

J
une 2028
Should Eleos be selected for this project we will secure a Culver City Business Certificate.

Eleos has reviewed the standard form of ENA provided and has no comments at this time.

Attachments
Eleos Ventures, LLC
RFP #2626
Redevelopment of 11029 Washington Boulevard
Attachments: Page 39

Eleos Ventures, LLC
RFP #2626
Redevelopment of 11029 Washington Boulevard
Attachments: Page 40

David Aghaei

Education:

BS, Business Administration, University of Southern California, Los Angeles, CA MRED, University of Southern California, Los Angeles, CA JD, University of Southern California, Los Angeles, CA

Project List:

2025 New Jersey Street, Los Angeles, California
This project was a ground-up development of fifteen (15) one-bedroom restricted-income apartments in Boyle Heights completed in 2023. Taking advantage of the City of Los Angeles’ Transit Oriented Communities program (TOC), the 3-story slab-ongrade building is public-transit adjacent. Each unit comes with a private balcony, on-site laundry, as well as short and long-term protected bicycle parking. David acquired, entitled, and developed the site. The asset is stabilized with 100% occupancy.

9418 Compton Ave, Los Angeles 90002
Acquired the site and gut rehabbed the existing duplex. Completed ground up construction of additional 4 units on the site in 2024. The site is now an operating 6-unit apartment.

4216 W. Jefferson Blvd, Los Angeles (West Adams), California This project was acquired as an abandoned warehouse and refurbished into 11,300 SF of creative office space in the West Adams neighborhood of Los Angeles. Built 2 mezzanines that added 5,000 rentable square feet, added parking, completed MEP upgrade for all systems, added skylights and saw-cut new large storefront windows. Delivered as warm shell and sold to market.

4126 Jefferson Blvd, Los Angeles (West Adams), California Acquisition and Refurbishment of 3,600 sf industrial building (office conversion). Acquired existing industrial/retail asset from previous owner in substandard condition. Renovated existing structure to deliver warm shell to be used for creative office. Leased at $4.00 PSF.

8724 Rosewood Avenue, West Hollywood, California
Acquisition and ground-up development of 2,400 sf residence in West Hollywood, CA. Constructed contemporary 2,400 sf residence with 4 BR and 4 Bath. Sold.

10336-10358 Edith Ave. Kansas City, KS
Acquisition and Renovation of 14,426 sf townhome project in Kansas City. Acquired 50% interest in a multi-family property with JV Partner - Renovated existing units, increased rents and controlled costs.

1365 East 15th Street, Los Angeles, CA
Acquisition and development of a 5,700 SF industrial building in Los Angeles, CA. Acquired vacant parcel as part of family portfolio in 2014. Completed development of the industrial/offce space just outside of the Arts District in 2015.

2726 South Cochran Avenue, Los Angeles, CA
Acquisition and entitlement of plans for a 5-unit ground-up development. Sold with plans and permits and built by buyer.

6671 Colgate Avenue, Los Angeles, California
Acquisition and ground-up development of a 5 br/6 bath single family residence with detached ADU. The project has been sold.

Visit https://www.eleos.la/projects for further information and photos of the projects mentioned. David is the Principal and Co- Founder of Eleos Ventures.

Visit www.oakroad.com/projects for further information and photos of the projects mentioned above. David is the Founder and Principal of Oak Road Capital.

David Aghaei founded Eleos Ventures with one goal in mind – to change the space that people live, work and play in for the better. While he has a successful track record for acquiring and improving properties across the county, his primary focus has been improving the communities that he invests in. Prior to founding Eleos Ventures, David served in the Real Estate and Asset Management Department at the University of Southern California where he oversaw all acquisitions and dispositions of real estate on behalf of the University. David also previously practiced real estate and land use law at the Century City offices of Pircher, Nichols and Meeks, and served as a commissioner to the City of West Hollywood Planning Commission.

Eleos Ventures, LLC
RFP #2626
Redevelopment of 11029 Washington Boulevard
Attachments: Page 41

Daniel Dayan

Education:

BS, Real Estate Development, Arizona State University, Tempe, Arizona BS, Urban Planning, Arizona State University, Tempe, Arizona

Project List:

2222 South Figueroa Street, Los Angeles, CA
This is a mixed-use 136,000 square foot building. Daniel assisted in developing the site into ninety-four loft apartments, with 24,000 square feet of retail on the first floor. The site sits on an entire city block.

2301 East 7th Street, Los Angeles, CA
This is a 300,000 square foot office and warehouse building which serves as the headquarters of the family office: Dayan Investments. Daniel oversaw the conversion of the property into creative office spaces that now houses many of LA’s top fashion designers.

1700 South Santa Fe Ave., Los Angeles, CA
This is a 170,000 square foot gallery, office and warehouse building, which Mr. Dayan closed Escrow in April 2016. The sale price was $31,000,000.00. At closing, the building was used as fashion manufacturing sweatshops, and now converted to high- end gallery and open creative office space. Daniel was involved with the acquisition, conversion and stabilization of the project.

362 North Orlando Street, Los Angeles, CA
Acquisition and ground-up development of a 5 br/ 5 bath, 2 story single family residence with detached ADU near West Hollywood.

2025 New Jersey Street, Los Angeles, CA
This project was a ground-up development of fifteen (15) one-bedroom restricted-income apartments in Boyle Heights completed in 2023. Taking advantage of the City of Los Angeles’ Transit Oriented Communities program (TOC), the 3-story slab-on grade building is public-transit adjacent. Each unit comes with a private balcony, on-site laundry, as well as short and long-term protected bicycle parking. Eleos acquired, entitled, and developed the site. The asset is stabilized with 100% occupancy.

9418 Compton Ave, Los Angeles, CA
Acquired the site and gut rehabbed the existing duplex. Completed ground up construction of additional 4 units on the site in 2024. The site is now an operating 6-unit apartment.

6671 Colgate Avenue, Los Angeles, California
Acquisition and ground-up development of a 5 br/6 bath single family residence with detached ADU.

Projects In-Development:

4752 Main Street, Los Angeles, CA
Acquisition, entitlement, and development of a 53-unit 100% affordable multifamily project in the South Park neighborhood of Los Angeles. The 4-story mid-rise project includes private balconies for each unit, on-site laundry, sheltered bicycle storage and a private rooftop deck. The project is currently under construction.

228 North Soto Street, Los Angeles, CA
Acquisition, entitlement, and development of a 41-unit 100% affordable multifamily project in Boyle Heights, Los Angeles. The 4-story mid-rise project includes on-site laundry, sheltered bicycle storage and a private rooftop deck. The project is currently under construction.

2432 Cincinnati Street, Los Angeles, CA
The project is Ready-to-Issue permits. This project is entitled and permitted for eighteen (18) ADA-compliant, restricted-income apartments in East Los Angeles.

Daniel brings an unparalleled drive and passion to Eleos Ventures. From the age of 16 Daniel has worked in all different sectors of the real estate business, including managing and developing a family portfolio of over $250 M that has dramatically impacted the Downtown Los Angeles of today. With a double major in Real Estate and Urban Planning from Arizona State University, Daniel brings experience in both project planning, development and management of real estate assets.

Eleos Ventures, LLC
RFP #2626
Redevelopment of 11029 Washington Boulevard
Attachments: Page 42

Jenna Hornstock 1

Jenna Hornstock
(323) 899-1920| [email protected]

With over 20 years of public sector leadership, Jenna Hornstock is a visionary strategist specializing in urban redevelopment and affordable housing. Her expertise in housing, land use, and community development has delivered innovative solutions and consensus–driven programs. From underwriting projects to negotiating terms and developing land use, financing and civic engagement programs, Jenna’s multi–faceted experience ensures success in complex initiatives. She excels in building high– performing teams and internal structures to drive impactful outcomes.

PROFESSIONAL EXPERIENCE
CEO AND FOUNDER July 2024 - present Hornstock Housing and Community Development Strategies
Provide strategic counsel and technical support to developers and policymakers on projects, programs and policies related to affordable housing development, financing, land use and strategy.

OFFICE OF LOS ANGELES MAYOR KAREN BASS February 2023 – June 2024 Deputy Mayor of Housing (Feb ‘23 - March ‘24); Senior Advisor for Housing (March ‘24 – June ‘24) Manage the Mayor’s Office of Housing and a team of 10, focused on land use, financing and streamlining efforts for new affordable housing development, State and Federal policy initiatives, and providing real estate support for interim housing initiatives . Selected accomplishments include:
• Mayoral Executive Directives: Led implementation of Executive Directives 1 and 3, leading to over 1 8,000 affordable housing units in the development pipeline and a $2.9M grant focused on scaling up development of publicly owned land. • United to House LA (ULA): Drove formation of the 15-member ULA Citizen’s Oversight Committee and implementation of the first $150M in programs, focused on tenant protections and gap financing for affordable housing projects. • Project Homekey 3 (PHK): Set direction and led a collaboration between the Housing Authority, Housing Department and two non-profits to secure $105M in PHK3 funds leading to acquisition of three motels (213 rooms), three vacant apartment buildings providing 130 units of permanent supportive housing (PSH), and a 24-unit modular construction PSH development. • Direct Acquisitions: Led the $60M acquisition of the 294-room Mayfair Hotel to provide interim housing in support of the Skid Row Action Plan as well as leasing of more than 300 hotel rooms and three sites for RV storage lots. • Public Outreach, Speaking and Legislative Advocacy: Represent the Mayor at legislative committees, panels, speaking engagements and events across the City, around issues of housing policy and development.

SOUTHERN CALIFORNIA ASSOCIATION OF GOVERNMENTS Nov 2020 – Jan 2023 Deputy Director of Planning, Land Use
Managed 22 staff across 3 departments in the development and implementation of an unprecedented investment in housing and economic empowerment initiatives across the six-county region including Imperial, Los Angeles, Orange, Riverside, San Bernardino, and Ventura counties. A selection of core initiatives includes:
• Regional Early Action Planning Grant (REAP) 1.0 & 2.0: Developed teams, programs and organizational infrastructure to secure and implement $150M in State funding through the Regional Early Action Plan (REAP) grant program, in two back - to-back funding rounds. SCAG’s program offered grants to public agencies and community partners for innovative land use planning, policies and programs that accelerate infill housing production, and centered programs on racial equity and disadvantaged communities. Work included developing the staffing plan, extensive engagement across a diverse stakeholder base, program development with an emphasis on implementable actions that accelerate housing and securing approvals from the 88-member SCAG Regional Council and three State funding agencies. • Inclusive Economic Recovery Strategy: Developed a regional economic recovery plan centered on racial equity, family - supporting jobs, climate readiness and support of key industry sectors. With an accelerated, 5 -month timeframe, organized and facilitated 25 focus groups of core stakeholders across the 6-county SCAG region, drafted the strategy and secured Regional Council approval of the final plan. Secured $3.5 million of State funding and hired a team for implementation of core recommendations.
• Community, Economic and Human Development (CEHD) Policy Committee: Executive staff for the 41-member committee of elected officials that meets monthly; curate the agenda forecast, speakers and presentation content, and manage staff reports to ensure that the policy direction reflects SCAG’s work plan and priorities. • Public Outreach, Speaking and Legislative Advocacy: Regularly present on SCAG’s work and discuss policy issues around housing, equity, and land use to internal and external stakeholders, elected officials, non -profit and community-based partners, and the general public. Advocate on housing policy issues on behalf of SCAG ’s 191 cities and 6 counties.

Eleos Ventures, LLC
RFP #2626
Redevelopment of 11029 Washington Boulevard
Attachments: Page 43

Jenna Hornstock 2

TRIFILETTI CONSULTING June 2019 – Oct 2020 Managing Director
Provided counsel and project management to leaders in public agencies and political offices, private sector developers, infrastructure firms, business and civic organizations; develop innovative, transparent and consensus building approaches to securing stakeholder buy-in and multi-jurisdictional approvals for complex development projects and policy initiatives. Selected clients include:
• Hackman Capital Partners: Project management for the entitlements process for the modernization and upgrade of the 25-acre Television City production facility in Mid-City Los Angeles, including coordination of a community benefits package. • Los Angeles County Development Authority (LACDA): Facilitated a partnership between the County of City of Los Angeles for the redevelopment of the 8-acre West Los Angeles Courthouse and Civic Center, including RFP development, development of transaction documents, supporting developer solicitation, select ion, and negotiations.

LOS ANGELES COUNTY METROPOLITAN TRANSPORTATION AUTHORITY (LA Metro) Sept 2011- June 2019 Executive Officer, Transit Oriented Communities (Jan 2017 –June 2019); Promoted from Deputy Executive Officer (Sept 2011 – Dec 2017).

Managed a staff of 30 with an annual budget of $10M and oversight of the Transit Oriented Communities Program which included the Joint Development (JD), First/Last Mile Planning and Systemwide Station Design programs, with an emphasis on land use, transit-oriented development, and implementation of community development policies . Coordinated across Metro departments, external public sector agencies and private partners, and a broad array of stakeholders, maintaining continual focus on realizing solutions that can be implemented in the physical realm. Selected ac complishments include:
• Joint Development (JD) Program: Responsible for all commercial development on Metro-owned property, with a portfolio of 15 active residential and mixed-use projects ranging from $35 million to $150 million. Re-vamped the JD process to emphasize community engagement and transparency. Upd ated the Request for Proposals template and all negotiating documents for a more efficient transactional process. Spearheaded 11 new development sites for over 2,500 units. • Affordable Housing Policies: Developed and implemented a robust affordable housing program, including adoption of production goals (35% affordable across the JD portfolio), providing a discount to the ground lease payments for JD projects, investment in and creation of the $18 milli on MATCH loan fund (in partnership with three foundations), and regular advocacy and coordination across public agencies to increase affordable housing production near transit. • Transit Oriented Communities (TOC) Program: Authored and implemented the TOC Demonstration Program, which showcased Metro’s innovative approach to realizing intersectional community development objectives through creative partnerships with community-based organizations, local municipalities, the faith-based community, and the philanthropic sector. Led a multi -sectoral advisory committee in the consensus -driven development of the nation’s first TOC Policy, adopted by the Metro Board in June 2018.
• Union Station Master Plan (USMP): From 2011 – 2014, Project Manager for the award-winning $5.5 million Union Station Master Plan , which integrated major transit investments, improved passenger circulation, placemaking, historic preservation and over 3 million square feet of development entitlements. Concurrent with the USMP, oversaw the $1 million Connect US Action Plan, a community-driven active transportation plan that prioritized bike and pedestrian improvements connecting Union Station, the Civic Center and surrounding historic and cultural communities. Over $60 million in grants secured for implementation of this plan. • Public Outreach and Speaking: Regularly led and facilitated community meetings varying from focus groups to larger community workshops, and presented to the Metro Board, advisory committees, civic organizations, and industry events.

COMMUNITY REDEVELOPMENT AGENCY OF THE CITY OF LOS ANGELES (CRA/LA) Jan 2004 – Sept 2011 Chief, Strategic Planning and Economic Development (Jan 2011 – Sept 2011), promoted from Special Assistant to Deputy Chief of Operations for Real Estate and Economic Development (June 2009 – Jan 2011) and Assistant Project Manager (2005- 9009).

Managed a staff of eight in the development and implementation of economic development and financing programs for the 32 Redevelopment project areas in the City of Los Angeles and represented the agency within the business, development, and broader community. Selected responsibilities and accomplishments noted below.

• Commercial Underwriting: Managed CRA/LA’s Capital Finance department, responsible for the agency’s internal commercial underwriting program as well as consultant support. • New Markets Tax Credits: Executive management of the Los Angeles Development Fund, a New Markets Tax Credit (NMTC) Community Development Financial Institution; secured a $50 million allocation of tax credits. • Business Attraction and Expansion: Developed strategic partnerships with business organizations, lenders, and other public agencies with a focus on sector-based strategies to promote business expansion and attraction for targeted industries. Programs developed include:

Eleos Ventures, LLC
RFP #2626
Redevelopment of 11029 Washington Boulevard
Attachments: Page 44

Jenna Hornstock 3

▪ The Industrial Incentive Program, a partnership with LADWP to provide capital equipment financing, energy audits and technical assistance to businesses locating, expanding, and/or greening their operations. ▪ A Community Market Conversion Program providing tenant improvements that allow convenience stores to include refrigeration for fresh produce, coupled with training for business operators and outreach to local stakeholders. Secured funding from the California Endowment and Los Angeles County D epartment of Public Health, and the program was continued by the California Fresh Works Fund and later the LA Food Policy Council. • Commercial Retrofit Program: Oversaw development and implementation of a Commercial Retrofit Program, with seed funding from a Community Development Block Grant. The program offered energy audits, coordination, and a property assessment financing mechanism to promote retrofits for large (50,000+ sq ft) commercial and industrial properties. • General: As Assistant Project Manager, assisted with all aspects of work program implementation for two Redevelopment project areas, including direct responsibility for over 20 redevelopment projects (housing, commercial and industrial). Core functions included: assisting developers with site selection, pro-forma review, financing and provision of gap financing for affordable housing and mixed-use projects ranging from $25 million to $80 million; negotiating and drafting development agreements and loan documents; land acquisition and land swaps; land use plans; writing grant applications; state and local reporting; coordinating public relations initiatives including marketing materials and events; oversaw housing and commercial market studies; regular interface with stakeholders including the public, developers, City officials and Departments.

PRIOR RELEVANT EXPERIENCE

LA FAMILY HOUSING May 2003 -Dec 2004 Director of Real Estate Development
Responsible for all aspects of affordable housing production for a non -profit that develops and manages affordable housing and provides emergency and transitional housing services.

OFFICE OF LOS ANGELES MAYOR JAMES K. HAHN Oct 2001 – Apr 2003 Deputy Director of Real Estate Policy (promoted from Economic Development Representative) Represented Mayor’s Office of Economic Development as part of LA’s Housing and Business Team. Assisted priority developments with interdepartmental coordination, identification of funding resources, entitlements, and community outreach. Staffed the committee and drafted the report creating the first City of LA Affordable Housing Trust Fund.

EDUCATION

HARVARD UNIVERSITY, John F. Kennedy School of Government (Cambridge, MA) Aug 1999 - June 2001 Master's in Public Policy. Concentration in Urban Economic Development and Public Financial Management Additional coursework on community development finance and urban planning through the MIT Department of Urban Studies and Planning

UNIVERSITY OF CALIFORNIA, BERKELEY (Berkeley, CA) Aug 1991 – May 1995 Bachelor of Arts, Rhetoric; Minor in Business Administration. Graduated with honors One semester of coursework at the Universitat de Barcelona (Jan - Jun 1994)

ADDITIONAL
• Member, Board of Directors, Rising Communities (formerly Community Health Councils): November 2020 – present • Member, Board of Directors, Los Angeles County Affordable Housing Solutions Authority (LACAHSA): July 2023 – Feb 2024 • City Planning Commissioner, City of Los Angeles: February 2021 – February 2023 • Government Alliance for Racial Equity (GARE): Completed training through LA Metro cohort in 2018 • Urban Land Institute (ULI): Full Member since 2011, Asst Chair of the Public/Private Partnership National Product Council 2013 – 2017
• American Institute of Architects / Los Angeles Chapter (AIA/LA): Public Director 2015 – 2017 • Speaking engagements: Frequent speaker for organizations including the American Planning Association, AIA/LA, Urban Land Institute, SCANPH, UCLA and USC
• Honors:
• 2019 APA/LA John Chase Visionary Planner Award
• 2018 “Unsung Hero of Los Angeles” from the nonprofit Inclusive Action for the City • 2018 “Emerging Leader” from the Asian American Architects and Engineers Association • 2018 awarded the Presidential Honorary AIA Award
• Bilingual: oral fluency in Spanish

CHRISTOPHER KOVEL

Christopher brings over a decade of professional experience in the design and construction industry, working previously as an architect in New York City on high visibility projects across scales and product types. He has been directing Eleos’ entitlement, design and development efforts in Los Angeles since 2018. He holds a Bachelor of Architecture (B. Arch) from Syracuse University summa cum laude as well as a Master’s degree in Real Estate Development (MRED) with Honors’ distinction from the University of Southern California.

Education:

B.Arch, Syracuse University, Syracuse, NY
MRED, University of Southern California, Los Angeles, CA

Relevant Project List:

228 N Soto Street: 41-unit apartment / 4 Floor; Full entitlement with City Planning department; architectural design, coordination, development and permitting through RTI permits.
4752 S Main Street: 53-unit apartment / 4 Floor; Full entitlement with City Planning department; architectural design, coordination, development and permitting through RTI permits.
2226 W Valley Street: 15-unit apartment / 3 Floor; Full entitlement with City Planning department; architectural design, coordination, development and permitting.
2432 Cincinnati Street: 18-unit apartment / 3 Floor; Full entitlement with City Planning department; architectural design, coordination, development and permitting.
7655 San Pedro Street: 40-unit apartment / 4 Floor; Full entitlement with City Planning department; architectural design, coordination, development and permitting.
5637 South Broadway: 37-unit apartment / 4 Floor; Full entitlement with City Planning department; architectural design, coordination, development and permitting.
1201 E 119
th Street: 70-unit apartment / 4 Floor; Full entitlement with City Planning department; architectural design, coordination, development and permitting.
378 Vernon Ave: 84-unit apartment / 6 Floor; Full entitlement with City Planning department; project management through RTI permits 4800 S Main Street: 190-unit apartment / 7 Floor; Full entitlement with City Planning department; project management through RTI permits 7501 S Western Ave: 128-unit apartment / 7 Floor; Full entitlement with City Planning department; project management through RTI permits 5001 S Broadway: 174-unit apartment / 7 Floor; Full entitlement with City Planning department; project management through RTI permits 7715 S Crenshaw: 172-unit apartment / 7 Floor; Full entitlement with City Planning department; project management through RTI permits 2025 New Jersey Street: 15-unit apartment / 3 Floor; project management & design assist through RTI permits, construction. 2424 Michigan Ave: 17-unit apartment / 3 Floor; project management & design assist through RTI permits; sales and marketing. 325 N Fickett Street: 22-unit apartment / 3 Floor; project management & design assist through RTI permits; sales and marketing. 4347 S Woodlawn Ave: 33-unit apartment / 5 Floor; Full entitlement with City Planning department; full architectural design, programming, coordination, development and permitting through RTI permits. 5318 S Hoover Street: 57-unit apartment / 4 Floor; Full entitlement with City Planning department; architectural design, coordination, development and permitting through RTI permits.
6671 Colgate Ave: Full architectural design, coordination, development and permitting of ground-up SFR in West Hollywood. 429 N Kilkea Dr: Full architectural design, coordination, development and permitting of ground-up SFR in West Hollywood; construction administration.
2701 S Dunsmuir Ave: Full gut-renovation of market-rate duplex in West Adams 4216 W Jefferson Blvd: 10,000 SF Creative Office conversion in West Adams 50 W 66
th Street: Snohetta & Extell Development; 800 Ft condominium tower, NYC upper west side; architectural design from schematic through design development and bidding.
550 Madison Ave: Snohetta; Public realm re-development; NYC Midtown; architectural design from schematic through design development and bidding.

Eleos Ventures, LLC
RFP #2626
Redevelopment of 11029 Washington Boulevard
Attachments: Page 45
Joseph R. Doyle
(909) 285-8527
[email protected]
Profile:
• More than 27 years of experience in the construction industry with recognized strengths in project management, supervision, hands on know-how, project buy-out, customer relations, and problem solving. • Experience includes the knowledge to navigate specification books, architectural drawings, purchasing, customer service, project scheduling, project buy-out, proposal submission, project budgeting, employee and subcontractor management, permit pulling, offsite land development, and code requirements for commercial and residential projects.
• Capable of managing multiple construction projects simultaneously. Experience includes multi-family and single- family ground up residential projects, home and office renovations, historic restorations, commercial tenant improvements, and restaurant renovations.

• Strong attention to detail, planning, scheduling, decision making, and excellent research skills. Strong verbal and written abilities, while multitasking. Knowledge to create scopes of work, as well as the ability to motivate, provide education, support, and manage multiple employees inhouse as well as trade partners.

Skills & Certifications:
• Active General Contractor (License No. 1107617)
• Proficient in Microsoft applications including Outlook, Word, Project, and Excel. • Advanced knowledge of homebuilding and construction systems/processes, specifications and building codes. • Strong knowledge of trade base and municipal issues in various divisions. • Exceptional understanding of finance and budgeting.
• Outstanding ability to lead and drive teams to achievement of goals and objectives.

Education
• Capitol High School: High School Diploma

Employment

Eleos Ventures 2023-Present Position: Director of Construction
Position Roles:

• Manages all aspects of construction projects, ensuring they are completed on time, within budget, and to the required quality standards.
• Develop and implement construction plans, manage project timelines, and ensure resources are allocated effectively.
• Preparing, reviewing, and analyzing design documents. • Establish and maintain quality standards, ensuring that work meets project specifications and building codes. • Provide regular progress reports to owners keeping them informed of project status. • Supervise and lead construction teams, including project managers, superintendents, and subcontractors. • Participate in value engineering exercises to optimize project costs and efficiency. • Address and resolve any issues or conflicts that arise during the construction process. • Ensure that all construction activities comply with relevant building codes, regulations, and safety standards.

G3 Urban, Gardena, Ca 2019 – 2022 Position: VP of Homebuilding
Eleos Ventures, LLC
RFP #2626
Redevelopment of 11029 Washington Boulevard
Attachments: Page 46
Position Roles:
• Support the development, implementation, and achievement of the annual operating plan to ensure the region has the necessary support to grow.
• Recruit, train, motivate, and manage teams in across several divisions to achieve company objectives. • Monitor construction team relationships and management of trade partners, ensuring a high level of forecasting, communication, and accountability.
• Review buyer satisfaction surveys analyze for trends and implement solutions that improve customer satisfaction scores and respond to reduce homeowner issues.
• Support region/division recruitment and retention through implementation and ownership of all construction, warranty and purchasing onboarding and ongoing training/education • Implementation and ownership of Road to Construction Mastery. • Implementation and ownership of the region’s quality and safety programs through ongoing field training and quarterly quality and safety audits.
• Focus the region purchasing and construction teams on VPO management through best practices, field training and SOW maintenance.
• Assist division operations on all facets of cycle time management, vendor capacity, sourcing vendors, and scheduling training.
• Develop strong trade partner relationships while gaining an understanding of ability and challenges and ensure production homes stay on schedule.
• Provide recommendations to reduce costs and work including utilization of national contracts. • Work with regional vendors to source and create rebate programs exclusive to that region or division. • Continually review and value engineer plans; make recommendations for improvements/changes. • Serve as a fill for division support should a construction or purchasing leader seat become vacant.

City Ventures, Irvine, Ca 2016 – 2019 Position: Construction Manager
Position Roles:
• Oversee and provide direction to general contractors, subcontractors, and vendors when ensuring quality standards are met from conception to completion.
• Review the project in-depth to schedule deliverables and estimate costs • Oversee all onsite and offsite constructions to monitor compliance with building and safety regulations • Coordinate and direct construction workers and subcontractors • Select tools, materials and equipment and track inventory • Meet contractual conditions of performance
• Review the work progress on daily basis
• Prepare internal and external reports pertaining to job status • Ensure quality construction standards and the use of proper construction techniques • Liaise between engineers, architects, and others working on the project • Prepare and manage estimates, budgets, timetables, and resources • Proactively identify, mitigate, and track recurring construction issues • Adhere to legal regulations, building and safety codes, and other requirements

Imperial Contracting, Irvine, Ca 2013 – 2016 Position: Project Manager
Position Roles:
• Schedule the project in logical steps and budget time required to meet set deadlines. • Determine labor requirements and dispatch workers to construction sites. • Inspect and review projects to monitor compliance with building and safety codes, and other regulations.

Eleos Ventures, LLC
RFP #2626
Redevelopment of 11029 Washington Boulevard
Attachments: Page 47
• Interpret and explain plans and contract terms to administrative staff, workers, and clients, representing the owner or developer.
• Prepare contracts and negotiate revisions, changes and additions to contractual agreements with architects, consultants, clients, suppliers, and subcontractors.
• Obtain all necessary permits and licenses.
• Requisition supplies and materials to complete construction projects. • Prepare and submit budget estimates and progress and cost tracking reports. • Develop and implement quality control programs.
• Take actions to deal with the results of delays, bad weather, or emergencies at construction site. • Confer with supervisory personnel, owners, contractors, and design professionals to discuss and resolve matters such as work procedures, complaints, and construction problems • Plan, organize, and direct activities concerned with the construction and maintenance of structures, facilities, and systems.
• Investigate damage, accidents, or delays at construction sites, to ensure that proper procedures are being carried out.
• Evaluate construction methods and determine cost-effectiveness of plans, using computers. • Development of effective communications and mechanisms for resolving conflicts among the various participants Empire Construction, Santa Ana, Ca 2012 – 2013 Position: Project Manager
Position Roles:
• Charting out the project objectives and plans, setting performance requirements, and selecting project participants.
• Bringing about optimum utilization of resources- labor, materials and equipment, and ensuring their procurement at most cost-effective terms.
• Implementation of various operations through proper coordination. • Development of effective communications and mechanisms for resolving conflicts among the various participants. • Oversee the construction project from start to finish. • Perform a key role in project planning, budgeting, and identification of resources needed. • Create the teams, develop the objectives/goals of each and assign individual responsibilities. • Project accounting functions including managing the budget, tracking if team expenses and minimizing exposure and risk in the project
• Ensure that construction activities move according to predetermined schedule. • Devise the project work plans and make revisions as and when need arises. • Communicate effectively with the contractors responsible for completing various phases of the project. • Coordinate the efforts of all parties involved in the project, which include the architects, consultants, contractors, sub-contractors and laborers.
• Monitor the progress of the construction activities on a regular basis and hold regular status meetings with all the sub-teams.
• Maintain strict adherence to the budgetary guidelines, quality and safety standards. • Periodic visits of construction sites.
• Ensure project documents are complete.
• Identify the elements of project design and construction likely to give rise to disputes and or claims. * References and Letters of Recommendation Available Upon Request* Eleos Ventures, LLC
RFP #2626
Redevelopment of 11029 Washington Boulevard
Attachments: Page 48
Eleos Ventures, LLC
RFP #2626
Redevelopment of 11029 Washington Boulevard
Attachments: Page 49
Kevin Tsai
Kevin Tsai, principal and founder of Kevin Tsai Architecture, is a seasoned Californian architect with over 25 years of industry experience. Renowned for his expertise in multifamily and mixed-use developments, Kevin has designed over 5,000 units across a diverse portfolio of projects. His notable works include Central Park West Renwick, a 980,000-square-foot mixed use residential development, 98-unit senior affordable housing complex in Beverly Hills, and a 373-unit workforce housing community in Los Angeles. Kevin’s innovative approach seamlessly integrates functionality and aesthetic integrity, ensuring every project contributes meaningfully to its community while exemplifying design excellence.

Employment:

Founder & Design Principal
Kevin Tsai Architecture, Inc., Los Angeles, CA
Senior Project Manager
Johnson Favaro
Senior Project Manager
Hodgetts + Fung
Studio Director
Lorcan O’Herlihy Architects [LOHA]
Education:

UCLA
M.Arch - Master of Architecture
California Polytechnic State University - San Luis Obispo B.Arch - Bachelor of Architecture
Rebecca Radojicic
Rebecca is a Senior Project Manager with over thirteen years experience working on multi- family affordable housing projects, adaptive reuse, and urban design in various jurisdictions throughout Southern California. Prior to working at Kevin Tsai Architecture Rebecca was at Abode Communities. At Abode she worked on a 100% affordable permanent supportive housing (PSH) modular construction project under the HHH innovation program in the City of Los Angeles, a multi-family affordable housing project through the Metro Joint Development program in the Boyle Heights community of Los Angeles, and a 9.4 acre 152-unit scattered site workforce/PSH project in the Coachella Valley.

Employment:

Kevin Tsai Architects
Senior Associate
September 2024 - present
MAE Collaborative
Project Manager
April 2023 - August 2024

Eleos Ventures, LLC
RFP #2626
Redevelopment of 11029 Washington Boulevard
Attachments: Page 50
Abode Communities
Project Manager
June 2020 - March 2023
John Kaliski Architects
Project Manager
March 2011 - June 2020
Education:

University of California at Santa Barbara
B.A. Art Studio, 2003
California Polytechnic University at Pomona
M.Arch 1, 2011
Cesar Vergara
Cesar is a Principal with over 18 years of experience in the architecture and design industry, specializing in multi-familyresidential developments. His portfolio spans a wide range of project types, from 100% affordable housing to high-endmarket-rate communities. Prior to joining Kevin Tsai Architects, Cesar held a key role at DE Architects, where he ledmultiple projects from non-profit clients, with a strong focus on affordable housing initiatives funded through the low-income housing Tax Credit program (TCAC). His expertise includes navigating complex regulatory frameworks,collaborating with community stakeholders, and delivering high-quality, cost-effective housing solutions that meet bothdesign and funding requirements.

Employment:

Keving Tsai Architects
Associate Principal
August 2025 - Present
Ottinger Architects
Project Manager
April 2024 - July 2025
DE Architects
Associate / Project Manager
March 2012 - April 2024
FSY Architects
Project Manager
May 2007 - March 2012
Education:

Woodbury University
Bachelor of Architecture
2004-2007

Page 1 of 5 ends

El Segundo, California 90245
( 213 ) 239 9700
[email protected] | www.labibfunk.com

John Labib, S.E.

Principal

Mr. Labib has been involved in a wide variety of projects including new commercial buildings, institutional / educational projects, seismic rehabilitation, and earthquake safety evaluations. Mr. Labib is responsible for structural concepts, quality assurance, and overall project and office management. Mr. Labib has over 29 years of engineering experience and is currently on the Industry Leaders Committee for the Structural Engineers Associates of Southern California.

Education
M.S./Structural Engineering/University of California, Berkeley B.S./ Civil Engineering/University of California, Irvine UC Irvine Engineering Hall of Fame
2018 UC Irvine School of Engineering Commencement Speaker

Professional Licenses
Registered Structural Engineer, California (S4549)
Registered Civil Engineer, California (C57391)

Professional Organizations
Structural Engineers Association of California (SEAOC) – Member S.E.

American Concrete Institute (ACI)

Relevant Project Experience
Renovation & Seismic Evaluation/Retrofit
• Hawthorne Water Tower Seismic Retrofit, Hawthorne, CA • Hawthorne City Hall Seismic Retrofit, Hawthorne, CA
• Hawthorne Memorial Center Seismic Retrofit, Hawthorne, CA • Hawthorne City Yard Seismic Retrofit, Hawthorne, CA
• Beverly Wilshire Hotel Renovation, Beverly Hills
• Blue Cross Headquarters Office Building, Woodland Hills • UCLA Apartment Buildings, Los Angeles: 558 Glenrock, 641 Landfair, 827 Levering & 10855 Weyburn
• Dodger Stadium Seismic Retrofit and New Stadium Club, Los Angeles* • Value Schools Westmoreland & Toberman, Los Angeles
• Westside Towers Office Buildings, Los Angeles*
• 222 S. Hill Seismic Upgrade to meet County Requirements, Los Angeles • 813 Flower Street Hotel Non-Ductile Concrete Ordinance Upgrade, Los Angeles • 9720 Wilshire Office Building Renovation, Beverly Hills • 9800 Wilshire Office Building Renovation, Beverly Hills • Wilshire-Mullen Non-Ductile Concrete Adaptive Reuse, Los Angeles • 200 W. Ocean Blvd Seismic Upgrade and Adaptive Reuse, Long Beach Eleos Ventures, LLC
RFP #2626
Redevelopment of 11029 Washington Boulevard
Attachments: Page 51

Page 2 of 5 ends

El Segundo, California 90245
( 213 ) 239 9700
[email protected] | www.labibfunk.com

• 2500 Wilshire Non-Ductile Concrete Adaptive Reuse, Los Angeles • 3807 Wilshire Non-Ductile Concrete Adaptive Reuse, Los Angeles • J. Paul Getty Villa Museum – Museum, Ranch House & Labs, Malibu* • Ritz Carlton Hotel Renovation, San Francisco*
• St Vibiana Cathedral, Los Angeles*
• UCLA Kaufman Hall, Los Angeles*
• University of California Riverside, Rivera Library, Riverside*

Institutional
• American Fork Hospital, American Fork, Utah
• Annenberg Center for the Arts Peer review and Value Engineering, Beverly Hills • Beverly Hills Post Office, Beverly Hills
• Caltech Office Building, Pasadena
• Camp Shalom Community Center, Malibu
• Caruso Hall Auditorium, Los Angeles
• CNCA High School, Los Angeles
• Fallbrook Library, Fallbrook
• Fenton Primary Center Charter School, Los Angeles
• J. Paul Getty Museum – Museum Building, Malibu*
• J. Paul Getty Museum – New Auditorium, Cafeteria & Office Buildings, New Parking Structure, Malibu
• Museum of Neon Art, Glendale
• Oaks Christian Middle School, Westlake
• Palm Springs Art Museum, Palm Springs
• Potrero Community Center, Montebello
• Redondo Beach North Library, Redondo Beach
• Reseda Community Center, Reseda
• San Angelo Community Center, La Puente
• San Pedro Community Center, San Pedro
• Simi Valley Hospital, Simi Valley*
• UCLA Apartment Buildings, Los Angeles
• UCLA Housing & Real Estate, Portfolio of 80 residential properties & office buildings, Los Angeles
• UCLA Kaufman Hall Seismic Retrofit and Renovation, Los Angeles* • UCLA Parking Structure #32, Los Angeles
• UCLA Wooden Center and Parking Structure, Los Angeles* • University of California Irvine Replacement Hospital, Orange* • University of California Riverside - Rivera Library, Riverside* • University of California Santa Barbara – New Housing Complex, 30 apartment buildings, Santa Barbara
• Value Schools Westmoreland & Toberman, Los Angeles

Eleos Ventures, LLC
RFP #2626
Redevelopment of 11029 Washington Boulevard
Attachments: Page 52

Page 3 of 5 ends

El Segundo, California 90245
( 213 ) 239 9700
[email protected] | www.labibfunk.com

Commercial/Office
• Los Angeles Lakers Training Facility, El Segundo
• 3540 Wilshire Performance Based Design retrofit of steel office tower using viscous dampers • 611 W. 6th Street Non-linear Performance Based Analysis and Evaluation, Los Angeles – 40 Stories.
• 925 S. La Brea Concrete Office Building, Los Angeles
• 1001 Orange Concrete Office Building, Los Angeles
• 926 Sycamore Concrete Office Building, Los Angeles
• 1302 La Brea Concrete Retail Building, Los Angeles
• 9720 Wilshire Office Building Renovation, Beverly Hills • 9800 Wilshire Office Building Renovation, Beverly Hills • Sunset–Bronson Concrete Production Office, Los Angeles • Playa Vista Parcels 4&5 Commercial Creative Office, Playa Vista • Los Angeles Clippers Training Facility, Los Angeles
• MBUSA Headquarters, Long Beach
• New Production Building, Sunset Bronson Studios
• National Typewriter Building, Santa Monica
• Washington Office Space – Mixed Use building over Parking, Culver City • Wilshire Robertson Office Building – Office Building, Beverly Hills • Wilshire Le Doux Medical Office Building – Office Building, Beverly Hills • ABC Channel 7 – Office Building & Studios, Glendale*
• Walt Disney Office Building – Office Building, Burbank*

Multi-Family Residential/Mixed Use
• 5th and Palos Verdes, 336 Units, San Pedro, CA
• 6377 Sepulveda Blvd, 176 Units, Los Angeles, CA
• Lankershim + Otsego, 297 Units, North Hollywood, CA
• 1500 Granville, Los Angeles, CA
• AC Marriott Hotel, El Segundo, CA
• 678 Ardmore Apartments, Los Angeles, CA
• 3640 Wilshire Blvd, 209 Units, Los Angeles
• Oceanaire, 216 Units, Long Beach
• 3875 Wilshire 15 Story Concrete Tower, Los Angeles
• Olympic & Kingsley, 226 Units, Los Angeles
• Hampton Inn 3rd Street, Los Angeles
• Highland Boutique Hotel, Los Angeles
• Hollywood Marketplace, 470 Units, Los Angeles
• La Plaza Mixed Use 320 Units, Los Angeles
• Glendale Arts Colony, 70 Units, Glendale
• 535 Kingsley, 85 Units, Los Angeles
• Ventura Harbor Mixed Use 270 units, Ventura
Eleos Ventures, LLC
RFP #2626
Redevelopment of 11029 Washington Boulevard
Attachments: Page 53

Page 4 of 5 ends

El Segundo, California 90245
( 213 ) 239 9700
[email protected] | www.labibfunk.com

• 7928 Hollywood Boulevard 89 Units, Los Angeles
• Kings Road Apartments, 48 Units, West Hollywood
• Alameda Boutique Hotel, Alameda
• Cahuenga Boutique Hotel, Los Angeles – Type 1 ConXtech • Redwood Apartments, 120 units, Marina Del Rey
• 1329 – 1419 W 7th St, 87 Units, Los Angeles
• 1400 Figueroa, 109 Units, Los Angeles
• 1737 N. Las Palmas, 80 Units, Los Angeles
• 10777 Wilshire, 60 Units, Los Angeles
• Croft Court Lofts, West Hollywood
• Encino Mixed Use, 125 Units, Encino
• Lil Jackson, 80 Units, Oceanside
• Mission Plaza, 240 Units, Los Angeles
• Palmdale Transit Village, 156 units, Palmdale
• Pershing Apartments, 69 Units, Los Angeles
• Rio Vista, 87 Units, Los Angeles
• Taylor Yard 5, 108 Units, Los Angeles

Single-Family Residential
• 235 Amalfi Drive, Los Angeles
• 400 Amalfi Drive, Pacific Palisades
• 444 N Faring, Los Angeles
• 675 Perugia Way, Los Angeles
• 900 Stradella, Los Angeles
• 908 Bel Air Road, Los Angeles
• 1360 Summitridge Pl., Beverly Hills
• 1875 Crescent Heights Blvd, Los Angeles
• 1979 Stradella, Los Angeles
• 6228 Sycamore Meadows Drive, Malibu
• 9601 Oad Pass Road., Los Angeles
• 11004 Bellagio Pl., Los Angeles
• 29150 Cliffside Drive, Malibu
• Bradbury Residence, Bradbury
• Newberg Residence, Los Angeles
• Ross Avenue Residence, La Quinta
• Single Family Residence in Trousdale Pl, Beverly Hills

*indicates project experience with previous firm

Eleos Ventures, LLC
RFP #2626
Redevelopment of 11029 Washington Boulevard
Attachments: Page 54

Page 1 of 4 ends

El Segundo, California 90245
( 213) 239 9700
[email protected] | www.labibfunk.com

Frank LaRocca, P.E.

Principal

As a Principal with Labib Funk & Associates, Mr. LaRocca is responsible for business development, client contact, establishment of fees and schedules, supervision of engineering and drafting personnel, project design and production, overall project coordination and construction administration. Mr. LaRocca has over 19 years of experience as a civil engineer. He focuses on communicating with the client and design team to bring creative solutions to the ever -changing requirements handed down by the local permitting agencies. This design approach has proven very successful, especially in the area of storm water treatment where the project’s aesthetics and space limitations are tested.

Education
Pennsylvania State University, B.S, Civil Engineering

Professional Licenses
Professional Engineer: CA (C75121)

Professional Organizations
American Society of Civil Engineers

Relevant Project Experience
Multifamily/Mixed Use
• The Jasper, 2528 S Grand, Los Angeles, CA
• The Parker, 5935 Pico Blvd, Los Angeles, CA
• Marina Shores, 6500 E PCH, Long Beach, CA
• 900 Vermont, Los Angeles, CA
• 926 Sycamore, Los Angeles, CA
• Westgate, Los Angeles, CA
• 11800 Santa Monica, Los Angeles, CA
• MGA Campus Bldgs A and B, Chatsworth, CA
• Adams & Mansfield – 51501 – 5113 W Adams, Los Angeles, CA • Imagine Village Phase II, Lancaster, CA
• 1800 Beverly Blvd, Los Angeles, CA
• 2903 Lincoln Blvd, Los Angeles, CA
• 1203 Myra, Los Angeles – B-Permit, CA
• 5315 W Adams, Los Angeles, CA
• 10603 Santa Monica, Los Angeles – B-Permit, CA
• Adams & Grand – 2528 S Grande Ave, Los Angeles, CA
• The Brine – 1829 Hancock, Los Angeles, CA
• 11600 Santa Monica Blvd, Los Angeles, CA
Eleos Ventures, LLC
RFP #2626
Redevelopment of 11029 Washington Boulevard
Attachments: Page 55

Page 2 of 4 ends

El Segundo, California 90245
( 213) 239 9700
[email protected] | www.labibfunk.com

• Robertson Alcott – 1417 S Robertson Blvd, Los Angeles, CA • 815 S Kingsley Drive, Los Angeles, CA
• 3323 Olympic Blvd, Los Angeles, CA
• 668 S. Coronado, Los Angeles, CA
• 640 St Andrews, Los Angeles, CA
• 20116 Sherman Way, Los Angeles, CA
• 3510 -3512 Crenshaw Blvd, Los Angeles, CA
• 3875 Wilshire, Los Angeles, CA
• 1100 E 5th St, Los Angeles, CA
• 1180 S La Brea, Los Angeles, CA
• 16819 S Normandie, Gardena, CA
• 1901 Blake Ave, Los Angeles, CA
• 13919 Normandie, Gardena, CA
• 330 N. Patton, Los Angeles, CA
• 720 Rose, Venice, CA
• 3922 Park, San Diego, CA
• 5124 Adams, Los Angeles, CA
• 5107 Adams, Los Angeles, CA
• Watts Works, Los Angeles, CA
• 1043 Harvard, Los Angeles, CA
• 11604 Vanowen, Los Angeles, CA
• 16015 Sherman Way, Los Angeles, CA

Commercial/Retail
• 42XX Creative Office Campus, Marina del Rey, CA
• 888 Douglas Creative Campus, El Segundo, CA
• 3211 S La Cienega, Los Angeles, CA
• 500 Mateo St, Los Angeles, CA
• SteelCraft - Garden Grove
• SteelCraft - Bellflower, CA
• 3922 Park Blvd, Sand Diego, CA
• 330-332 N. Patton St, Los Angeles, CA
• 900 S Vermont, Los Angeles, CA
• Beach Club Addition, Santa Monica, CA
• Paper Moon Building, Culver City, CA
• Manhattan Village Shopping Center, Manhattan Beach, CA* • Downtown Los Angeles Toyota, Los Angeles, CA*
• Glendale Galleria Site and Street Improvements, Glendale, CA* • City Place Shopping Center, Long Beach, CA*
• West Hills Corporate Center Café and Parking Structure, West Hills, CA* • Sunset Vine Tower and Retail Addition, Hollywood, CA* • Grand and Kansas Office/Retail, El Segundo, CA*
Eleos Ventures, LLC
RFP #2626
Redevelopment of 11029 Washington Boulevard
Attachments: Page 56

Page 3 of 4 ends

El Segundo, California 90245
( 213) 239 9700
[email protected] | www.labibfunk.com

• San Francisco City Center, San Francisco, CA*
• Marriott Spring Hill Suites, El Segundo, CA*
• 777 Aviation, El Segundo, CA*
• 2121 Park Place Office Building, EL Segundo, CA*
• Snapchat, Venice, CA*

Entertainment/Sports
• Los Angeles Memorial Coliseum, Los Angeles, CA*
• Los Angeles Lakers Headquarters, El Segundo, CA*
• NBC Universal Commissary and Corner Store, Hollywood, CA* • The Film Archive & Preservation Center, Santa Clarita, CA* • Los Angeles Valley College –Athletic Facility, Valley Glen, CA* • Weingart-Lakewood YMCA, Lakewood, CA*

Transportation/Infrastructure/Streetscape
• Midfield Satellite Concourse (MSC) South, Los Angeles, CA • USC Childs Way, Downey Way and McClintock Avenue Utility Infrastructure Upgrades, Los Angeles, CA*
• Boeing Autonetics Monument, Anaheim, CA*
• USC Childs Way, Town and Gown, and Archimedes Plaza Hardscape Improvements, Los Angeles, CA*
• Pacific Avenue Storm Drain Relocation, Los Angeles, CA* • Sherman Way Concept Plan, Los Angeles, CA*

Government/Civic
• Campus Kilpatrick, Malibu, CA*
• VA West LA Veteran’s Home, Westwood, CA*
• VA West LA Streetlight Retrofit, Westwood, CA*
• USDA APHIS Facility, El Segundo, CA*
• International Brotherhood of Electrical Workers – Local 18, Los Angeles, CA* • Calabasas Civic Center, Library and City Hall, Calabasas, CA* • The Mother’s Club Community Center, Pasadena, CA*

Education
• Computer Science & Math Building, Saddleback College, Mission Viejo, CA • The Buckley School, Sherman Oaks, CA*
• St. Paul the Apostle Parish, Los Angeles, CA*
• Mirman School, Los Angeles, CA*
• The Oaks School, Los Angeles, CA*
• Harvey Mudd College Teaching and Learning Center, Claremont, CA* • LMU William H. Hannon Library (LEED Gold), Los Angeles, CA* • USC Fertitta Hall, Los Angeles, CA*
Eleos Ventures, LLC
RFP #2626
Redevelopment of 11029 Washington Boulevard
Attachments: Page 57

Page 4 of 4 ends

El Segundo, California 90245
( 213) 239 9700
[email protected] | www.labibfunk.com

• USC Caruso Catholic Center, Los Angeles, CA *
• USC Michelson Center for Convergent Bioscience, Los Angeles, CA* • Pomona College - Richard C. Seaver Biology Building (LEED Silver) *

*Indicates project experience with previous firm

Eleos Ventures, LLC
RFP #2626
Redevelopment of 11029 Washington Boulevard
Attachments: Page 58

S U M M A R Y

BENJAMIN

ENTEZAM

CO-FOUNDER
949.232.1919
[email protected]
E D U. / C R E D E N T I A L S
Mechanical Engineer P.E.
02/1991 | CA

S K I L L S
Autodesk AutoCAD
Autodesk Revit
Revu Bluebeam
Microsoft Office Suite
Benjamin Entezam is a licensed Mechanical, Electrical, and Civil Engineer with over 40 years’ experience in Mechanical, Electrical, and Plumbing Design.

E X P E R I E N C E
Benjamin Entezam is an accomplished Mechanical, Electrical, and Plumbing (MEP) engineer with over 40 years of
experience in the field. He has demonstrated expertise in engineering design, project management, and quality
assurance, and is highly regarded for his technical skills and attention to detail.

As a registered Professional Engineer in Mechanical,
Electrical, and Civil, Benjamin has successfully designed and managed the construction of a wide range of projects,
including commercial and industrial buildings, hospitals, schools, and government facilities. His extensive knowledge of codes and standards, coupled with his experience in
sustainable design and energy efficiency, make him a
sought-after expert in the industry.

Throughout his career, Benjamin has held various leadership positions and has mentored and trained many young
engineers. He is committed to professional development and stays up-to-date with the latest trends and technologies in the MEP field.

With a reputation for delivering innovative and practical solutions to complex engineering challenges, Benjamin is a valuable asset to any project team. He is known for his exceptional communication skills, ability to work collaboratively with diverse stakeholders, and his commitment to ensuring projects are completed on-time, within budget, and to the highest standard of quality.

Notable Projects:
-USC Expo Point - Student Housing Mixed-Use Development, 427 units -Hub Fullerton - Student Housing Mixed-Use Development, 377 Units -Hollywood & Wilcox -
15-Story High-Rise, 260 Units, 17,800 SF Commercial Space -Morningstar Variel Assisted Living - 326 Units
-3275 Wilshire - 21-Story High-Rise, 343 Units

E N G I N E E R I N G
reen mep
Electrical Engineer P.E.
02/1995 | CA
Civil Engineer P.E.
02/1997 | CA
Eleos Ventures, LLC
RFP #2626
Redevelopment of 11029 Washington Boulevard
Attachments: Page 59

S U M M A R Y
BRUCE

ENTEZAM

CO-FOUNDER
949.232.1919 x368
[email protected]
E D U. / C R E D E N T I A L S

UNIVERSITY OF CALIFORNIA, IRVINE

S K I L L S
Autodesk AutoCAD
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Microsoft Office Suite
Bruce Entezam is the Engineering Operations Officer and Founder of Green MEP Engineering Consulting, a company
that provides Mechanical, Electrical and Plumbing (MEP) engineering design services for a variety of product types including: retail centers, office buildings, mixed-use, high rises, healthcare, educational facilities and single/multi-family residential.

E X P E R I E N C E
Bruce Entezam is a highly accomplished Mechanical, Electrical, and Plumbing (MEP) engineer with over 22 years of experience in the field. He is a co-founder of Green MEP Engineering, a leading engineering firm that provides innovative and sustainable design solutions for a wide range of projects.

In addition to his expertise in engineering design, Bruce is also a licensed attorney registered in the state of California. His unique combination of legal and engineering expertise allows him to provide clients with a comprehensive range of services that extend beyond traditional engineering design.

Bruce is highly skilled in advising clients on legal matters related to engineering design and construction, including contract negotiations, dispute resolution, and risk management. He is committed to ensuring that his clients are fully informed of their legal rights and obligations throughout the design and
construction process, and works closely with them to minimize their exposure to legal risks.

Bruce's technical expertise, combined with his legal knowledge, make him a highly valued advisor to clients in a wide range of industries. He is known for his ability to provide practical and cost-effective solutions to complex engineering and legal challenges, and for his commitment to delivering exceptional customer service.

Overall, Bruce's extensive experience in MEP engineering design, coupled with his legal expertise, make him a highly respected and sought-after professional in the industry. He is dedicated to providing his clients with the highest level of expertise and service, and is committed to delivering innovative and sustainable solutions that meet their unique needs and requirements.

Notable Projects:
800 Broadway - 40-Story High-Rise, 389 Units
Morningstar Variel Assisted Living - 326 Units
One Santa Fe - Mixed-Use, 438 Units
One Paseo - Multi-Family Apartments, 608 Units
Echo Hotel - Modular Hotel Development, 180 keys

E N G I N E E R I N G
reen mep

UNIVERSITY OF PACIFIC

JURIS DOCTORATE
LIC # 303809
Eleos Ventures, LLC
RFP #2626
Redevelopment of 11029 Washington Boulevard
Attachments: Page 60

S U M M A R Y
ALEX

JENKINS

ELECTRICAL ENGINEER
949.232.1919 x382
[email protected]
E D U. / C R E D E N T I A L S

BACHELOR OF SCIENCE IN

ELECTRICAL ENGINEERING (BSE)

ARIZONA STATE UNIVERSITY
2019 | TEMPE, AZ

S K I L L S
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Microsoft Office Suite
Alex Jenkins is Lead Electrical Engineer at Green MEP with a passion for his work. Despite his demanding work schedule, Alex finds time to surf and raise his young family. This combination of technical expertise and a love of the
unexpected makes Alex a well-rounded and unique individual who is respected by his colleagues and clients alike.

E X P E R I E N C E
Alex Jenkins is an accomplished Electrical Engineer with a strong background in project management. With eight years of experience working at Green MEP as an Electrical Engineer and Electrical Team Leader, Alex has established himself as an expert in designing electrical systems for a wide range of projects, including mixed-use, high-rise, and multifamily buildings.

Alex is committed to delivering efficient and cost-effective solutions for his clients, and his proven track record of completing projects on time and within budget is a testament to his technical expertise and project management skills. He has a deep understanding of the latest industry technologies and codes, and is able to effectively communicate technical information to clients and team members.

Alex's focus on attention to detail and his ability to manage complex projects make him a valuable asset to any
engineering team. He is highly skilled in designing electrical systems that are tailored to the specific needs of each project, and he is known for his ability to work collaboratively with architects, contractors, and other stakeholders to ensure that all design requirements are met.

In addition to his technical skills, Alex is a skilled leader and mentor, and is dedicated to the ongoing professional
development of his team. He is passionate about sustainable design and is committed to finding innovative solutions that are both environmentally friendly and cost-effective.

Overall, Alex's technical expertise, project management skills, and commitment to professional development make him a
valuable asset to any engineering team. He is highly respected in the industry and is a trusted advisor to clients seeking the best possible solutions for their electrical engineering needs.

Notable Projects:

USC Expo Point - Student Housing Development, 427 Units Compton College - Modular Student Housing, 250 Beds
2200&2300 Bundy - Multi-Family Residential, 460 Units
Carmel Cumulus - Residential Mixed-Use, 953 Units

E N G I N E E R I N G
reen mep

BACHELOR OF ARTS IN

GLOBALIZATION STUDIES (BA)

HUMBOLDT STATE UNIVERSITY
2008 | ARCATA, CA
Eleos Ventures, LLC
RFP #2626
Redevelopment of 11029 Washington Boulevard
Attachments: Page 61

S U M M A R Y

JONATHAN
KELLER

VICE PRESIDENT OF OPERATIONS
949.232.1919 x370
[email protected]
E D U. / C R E D E N T I A L S

BACHELOR OF SCIENCE IN

MECHANICAL ENGINEERING

CALIFORNIA STATE POLYTECHNIC UNIVERSITY
2012 | POMONA, CA

S K I L L S
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Jonathan Keller has 17 years of experience in residential and commercial construction, working both hands on in the field as well as project management with general contractors. Projects vary from single family residences to convention centers and city buildings.

E X P E R I E N C E
Jonathan Keller is an experienced Mechanical Engineer with a particular focus on plumbing engineering design. With over 17 years of experience in the construction and design industry, Jonathan has established himself as an expert in designing mechanical systems for high density residential buildings.

Throughout his career, Jonathan has worked on a wide range of projects, including student housing, apartments, senior living communities, and hospitality properties. His expertise in plumbing engineering design has helped to ensure that each building he works on is equipped with efficient, reliable, and sustainable systems that meet the unique needs of its
occupants.

Jonathan's work is characterized by his meticulous attention to detail and his commitment to delivering solutions that are tailored to the specific needs of each project. He is known for his ability to work collaboratively with architects, contractors, and other stakeholders to ensure that the mechanical systems he designs are integrated seamlessly into the overall design of the building.

In addition to his technical skills, Jonathan is also a skilled project manager, with a proven track record of delivering projects on time and within budget. He is dedicated to
providing exceptional customer service and works closely with his clients to ensure that their expectations are exceeded.

With a passion for sustainable design and a commitment to ongoing professional development, Jonathan is a valuable asset to any project team. He is highly respected in the industry and has established himself as a trusted advisor to clients seeking the best possible solutions for their mechanical engineering needs.

Notable Projects:
1133 S Hope St - 28-Story Mixed-Use High Rise
Neptune Marina - Multi-Family apartments, 526 Units
Morningstar Variel Assisted Living - 326 Units

E N G I N E E R I N G
reen mep
Eleos Ventures, LLC
RFP #2626
Redevelopment of 11029 Washington Boulevard
Attachments: Page 62

S U M M A R Y
Maksym
Prokopenko

MECHANICAL ENGINEER
949.232.1919 x324
[email protected]
E D U. / C R E D E N T I A L S

BACHELOR OF SCIENCE (BS)
National University of Civil Engineering and Architecture 2013 | Kharkiv, Ukraine

S K I L L S
Microsoft Office Suite
Originally from the picturesque city of Kharkiv, Maksym was inspired to become an engineer due to all the amazing
building designs throughout the City. After receiving his Master in Structural/Civil Engineering degree, Maksym
ventured out to California. He enjoys hiking, biking, and camping all the California area trails.

E X P E R I E N C E
Maksym is a highly skilled Mechanical Engineer with a strong background in designing mechanical systems for a wide range of projects, including multi-family, mixed-use, and
retail/commercial buildings. With his extensive experience in the field, Maksym has developed a deep understanding of the unique challenges and requirements associated with each project type.

With his technical expertise and commitment to delivering high-quality results for his clients has earned him a reputation as a highly respected and sought-after professional in the industry. He is dedicated to providing exceptional customer service and delivering innovative and sustainable designs that meet the unique needs and requirements of his clients.

He is highly skilled in all aspects of mechanical system design, including HVAC, plumbing, and fire protection systems. He is committed to staying up-to-date with the latest industry technologies and codes and is skilled in collaborating with other professionals in the construction industry, including architects, contractors, and building officials, to ensure that his designs are implemented correctly and efficiently.

Maksym's technical expertise, commitment to sustainability, and dedication to customer service make him a valuable asset to any project team. He is passionate about delivering
exceptional results that exceed client expectations and is committed to providing the highest level of customer service.

E N G I N E E R I N G
reen mep
Check out my digital
business card here!
Autodesk AutoCAD
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MASTER OF SCIENCE (MS)
National University of Civil Engineering and Architecture 2014 | Kharkiv, Ukraine
Eleos Ventures, LLC
RFP #2626
Redevelopment of 11029 Washington Boulevard
Attachments: Page 63
Eleos Ventures, LLC
RFP #2626
Redevelopment of 11029 Washington Boulevard
Attachments: Page 64
Start Months
228 Soto Street 41 40 1B, 1 2B 5 EL, 35 L Construction Sep-23 24 Sep-25 14 4752 Main Street 53 53 1B 52 L Construction Sep-23 25 Oct-25 9 2226 Valley Street 15 15 1B 15 L Construction Jun-24 21 Apr-26 13 7655 San Pedro Street 40 1 Studio, 26 1B, 13 2B 1 EL, 1 VL, 38 L Construction Jun-24 18 Dec-25 9 2432 Cincinnati Street 18 16 1B, 2 2B 1 EL, 16 L Construction Aug-24 20 Apr-26 14 5637 South Broadway 37 26 1B, 11 2B 1 EL, 1 VL, 35 L Nov-25 18 May-27 9 1201 East 119th St 70 15 Studio, 38 1B, 17 2B 1 EL, 1 VL, 67 L RTI Nov-25 24 Nov-27 15 4800 Main Street 190 180 1B, 10 2B TBD Permits Jan-26 24 Jan-28 9 378 Vernon Ave 84 54 1B, 30 2B TBD Permits Jan-26 24 Jan-28 9 5001 South Broadway 174 132 1B, 42 2B TBD Permits Nov-26 24 Nov-28 8 7501 South Western Ave 128 123 1B, 5 2B TBD Permits Apr-26 24 Apr-28 8 7715 South Crenshaw Blvd 172 147 1B, 9 2B, 16 3B Permits Apr-26 24 Apr-28 8 Total 1186
Council
District
(CD)
TCO
AnticipatedAddress Units Phase
Construction
Unit Mix Affordability
TBD
Construction
Eleos Project Pipeline:
“Building foundations for a better future.”
[email protected]
www.eleos.la
310.961.5400

ELEOS VENTURES, LLC
11029 WASHINGTON BLVD
Key Assumptions and Summary
Project Budget - Construction NOI at Completion - Stabilized Description $ Total Net Operating Income
Existing Debt - Potential Gross Income 1,805,280 Closing Costs 503,344 RUBS Reimbursement 110,976 Prop. Taxes & Insurance 430,000 Less: Vacancy 3% PGI (54,158) Soft Costs Predevelopment 1,161,250 Effective Gross Income 1,862,098 Soft Costs Construction 1,230,500 Less: Operating Expenses 29% EGI (538,143) Hard Cost Construction 325 psf 14,592,500 Net Operating Income 1,323,955 Developer Fee 2,000,000
Owner Contingency 444,500 Build & Sell Scenario Interest Reserve 1,251,293 Cap Rate 5.00%
Total Project Budget 21,613,387
Completed Value 26,479,098
Permanent Debt at Stabilization
Annual Debt Service (1,103,203)
Debt Service Coverage Ratio 1.2001
Permanent Debt 15,333,747 at completion of construction Rate Assumption 6.00%
Amortization 30 year
Maximum debt service
supported by stabilized NOI

ELEOS VENTURES, LLC
11029 WASHINGTON BLVD
Sources & Uses - Predevelopment & Construction
Sources & Uses
Sources of Cash LTV Uses of Cash
Equity - Land Contribution 23% 6,500,000 Land Contribution 6,500,000 Culver City - Residual Receipts Loan 22% 6,279,640
Debt - Bank Loan 55% 15,333,747 Closing Costs 503,344 Prop. Taxes & Insurance 430,000
Soft Costs Predevelopment 1,161,250
Soft Costs Construction 1,230,500
Hard Cost Construction 14,592,500
Developer Fee 2,000,000
Project Owner Contingency 444,500
Interest Reserve 1,251,293
Total Sources 28,113,387 Total Uses 28,113,387

ELEOS VENTURES, LLC
11029 WASHINGTON BLVD
Development Budget - Predevelopment and Construction
Months 36
Land Costs
Land Existing Debt
Land Land Value
Subtotal Land Costs -
Carrying Costs
Taxes & Insurance Property Taxes 240,000
Taxes & Insurance Course of Construction/GL Insurance 190,000 Subtotal Carrying Costs 430,000
Soft Costs PREDEVELOPMENT (Entitle and Permitting)
Engineering & Consulting Building Plans 606,750
City Fees Permits and Fees 434,500
Project Management Sponsor Overhead Costs 100,000
Overhead Fees Site maintenance costs, security, fencing, etc. 20,000 Subtotal Soft Costs 1,161,250
Soft Costs CONSTRUCTION
Engineering & Consulting Engineer Construction Administration/RFIs 118,500 City Fees Permits and Fees 737,000
Overhead Fees Site maintenance costs, security, misc. 175,000 Project Management Sponsor Overhead 200,000
Developer Fee Earned at Completion of Construction 2,000,000 Subtotal Soft Costs 3,230,500
Hard Costs
GMP Contract Estimated at $325 psf on Gross Project SF 14,592,500 Subtotal Hard Costs 14,592,500
Loan Closing Costs
Borrower Legal 20,000
3rd Party Costs Appraisal, Bank Legal 25,000
Origination Fee - Broker 1.0% 153,337
Origination Fee - Lender 1.5% 230,006
Funds Control/Bank Fee 50,000
Title Escrow 25,000
Loan Closing Cost Subtotal 503,344
Contingency Soft Cost Contingency 104,500
Contingency Hard Cost Contingency 340,000
Interest Reserve Interest Reserve Residual Receipts Loan 366,262 Interest Reserve Interest Reserve Bank Loan 885,032
TOTAL PROJECT COST 21,613,387
Cost Category Cost Subcategory Description Budget Estimate

ELEOS VENTURES, LLC
11029 WASHINGTON BLVD
Rent Roll Pro-Forma
Unit Count 68
Potential Gross Income 1,805,280$
Residential - Rent Roll 1 BR 2 BR Total
1st Floor 7 1 8
2nd Floor 13 3 16
3rd Floor 13 3 16
4th Floor 13 3 16
5th Floor 9 3 12
Total 55 13 68
Affordability
Rent Standard Rent Standard 1 BR 2 BR Total
50% AMI HCD 20 0 20
80% AMI HCD 35 0 35 AMI 1BR - 1.5 perons 2BR - 2.5 persons 80% CTCAC 0 13 13 50% AMI 1,420 1,609 Total 55 13 68 80% AMI 2,273 2,575 110% AMI 2,199 2,492
Rental Income
Unit Type Unit Count Utility Allowance Max Rent Monthly Rent Annual AMI 1BR 2BR 1 Bed / 1 Bath - 50% HCD (Vouchers) 20 155 2,439$ 45,680$ 548,160$ 50% AMI 1,420 1,703 1 Bed / 1 Bath - 80% HCD 35 271 2,273$ 70,053$ 840,630$ 80% AMI 2,272 2,726 2 Bed / 1 Bath - 80% CTCAC 13 311 2,726$ 31,395$ 376,740$ 110% AMI 2,917 3,748 Gross Residential 68 147,128$ 1,765,530
Retail Space A 1,325 SF 3,313$ 39,750$ 1BR 2BR Gross Retail 1,325 SF 3,313$ 39,750$ 2,439 3,078 Potential Gross Income 1,805,280$

2.50$ /RSF
HCD
Rent Schedules
CTCAC rents
LACDA Vouchers
Retail Assumption - NNN

ELEOS VENTURES, LLC
11029 WASHINGTON BLVD
Operating Budget - Pro-Forma
Operating Expense Detail Report
Operating Expense Detail per Door
per Mo.
per Door
per Yr. $ Total
Effective Gross Income 1,862,098 Internet N/A N/A 3,000 RUBS Reimbursement 5.96% 110,976 Fire Monitoring 8 96 6,528 Operating Expenses 28.9% 538,143 Building Cleaning 42 504 34,272 Trash Removal* 44 528 35,904
Water* 92 1,104 75,072
Dwelling Units 68 Water (CAM) 8 96 6,528 OpEx per Door 7,914 Fire Service Charges (CAM) 3 36 2,448 Sewer (CAM) 5 56 3,835
Electrical (CAM) 10 118 7,997
Gas (CAM) 1 7 490
Common Area Utilities Total 26 313 21,298 Subtotal Utilities 176,074
Management 4% 74,484
Payroll (on-site prop mgr) 120,000
Managing Partner Fee 15,000
Leasing Commissions 16,585
Bldg repair and maintenance 600 40,800
Replacement Reserve 600 40,800
Insurance 800 54,400
Subtotal 362,069
Property Taxes 1.267% 380,040
Property Tax Exemption (380,040)
Subtotal -
Operating Expense Total 538,143
* RUBS - Ratio Utility Billing System. Utility usage eligible for reimbursement from tenants. **Gas and Electric are sub-metered utilities with account in the name of tenant Budget Operating Expenses

ELEOS VENTURES, LLC
11029 WASHINGTON BLVD
Cash Flows Pro-Forma

GROUND LEASE STRUCTURE - CASH FLOWS
1/1/2026 12/31/2026 12/31/2027 1/1/2028 1/1/2029 1/1/2030 1/1/2031 1/1/2032 1/1/2033 1/1/2034 1/1/2035 1/1/2036 1/1/2037 1/1/2038 1/1/2039 1/1/2040 Years in Service 1 2 3 4 5 6 7 8 9 10 11 12
Time Period 0 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15
Potential Gross Income 2.50% 1,805,280 1,850,412 1,896,672 1,944,089 1,992,691 2,042,509 2,093,571 2,145,911 2,199,558 2,254,547 2,310,911 2,368,684 RUBS Reimbursement 3.50% 110,976 114,860 118,880 123,041 127,348 131,805 136,418 141,192 146,134 151,249 156,543 162,022 less: Vacancy (54,158) (55,512) (56,900) (58,323) (59,781) (61,275) (62,807) (64,377) (65,987) (67,636) (69,327) (71,061) Effective Gross Income 1,862,098 1,909,760 1,958,652 2,008,808 2,060,258 2,113,038 2,167,182 2,222,726 2,279,706 2,338,160 2,398,126 2,459,645 less: Operating Expenses 3.50% (538,143) (556,978) (576,472) (596,648) (617,531) (639,145) (661,515) (684,668) (708,631) (733,433) (759,103) (785,672) Net Operating Income 1,323,955 1,352,782 1,382,180 1,412,159 1,442,727 1,473,893 1,505,667 1,538,058 1,571,075 1,604,727 1,639,023 1,673,973

Debt Service Perm Loan (1,103,322) (1,103,322) (1,103,322) (1,103,322) (1,103,322) (1,103,322) (1,103,322) (1,103,322) (1,103,322) (1,103,322) (1,103,322) (1,103,322) Net Cash flow after Debt 220,633 249,460 278,859 308,837 339,405 370,572 402,346 434,736 467,753 501,405 535,701 570,651 Sponsor - Eleos 50% 110,317 124,730 139,429 154,419 169,703 185,286 201,173 217,368 233,876 250,702 267,851 285,326 Residual Receipts to City 50% 110,317 124,730 139,429 154,419 169,703 185,286 201,173 217,368 233,876 250,702 267,851 285,326 Residual Receipts Loan
RR Loan Principal (6,279,640) (6,279,640) (6,357,713) (6,423,714) (6,476,996) (6,516,887) (6,542,691) (6,553,686) (6,549,124) (6,528,229) (6,490,200) (6,434,203) (6,359,379) RR Loan Interest 3.00% (188,389) (190,731) (192,711) (194,310) (195,507) (196,281) (196,611) (196,474) (195,847) (194,706) (193,026) (190,781) RR Loan Paydown (from cash flow) 110,317 124,730 139,429 154,419 169,703 185,286 201,173 217,368 233,876 250,702 267,851 285,326 Residual Receipts Loan Balance (6,279,640) (6,357,713) (6,423,714) (6,476,996) (6,516,887) (6,542,691) (6,553,686) (6,549,124) (6,528,229) (6,490,200) (6,434,203) (6,359,379) (6,264,835)

PREDEV & CONSTRUCTION PERIOD

ELEOS VENTURES, LLC
11029 WASHINGTON BLVD
Cash Flows Pro-Forma

GROUND LEASE STRUCTURE - CASH FLOWS
1/1/2026 1/1/2041 1/1/2042 1/1/2043 1/1/2044 1/1/2045 1/1/2046 1/1/2047 1/1/2048 1/1/2049 1/1/2050 1/1/2051 1/1/2052 1/1/2053 1/1/2054 1/1/2055 Years in Service 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 Time Period 0 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 Potential Gross Income 2.50% 2,427,901 2,488,598 2,550,813 2,614,584 2,679,948 2,746,947 2,815,621 2,886,011 2,958,161 3,032,116 3,107,918 3,185,616 3,265,257 3,346,888 3,430,560 RUBS Reimbursement 3.50% 167,692 173,562 179,636 185,924 192,431 199,166 206,137 213,352 220,819 228,547 236,547 244,826 253,395 262,263 271,443 less: Vacancy (72,837) (74,658) (76,524) (78,438) (80,398) (82,408) (84,469) (86,580) (88,745) (90,963) (93,238) (95,568) (97,958) (100,407) (102,917) Effective Gross Income 2,522,756 2,587,502 2,653,925 2,722,070 2,791,981 2,863,705 2,937,289 3,012,782 3,090,235 3,169,700 3,251,227 3,334,874 3,420,694 3,508,745 3,599,086 less: Operating Expenses 3.50% (813,171) (841,632) (871,089) (901,577) (933,132) (965,792) (999,594) (1,034,580) (1,070,790) (1,108,268) (1,147,057) (1,187,204) (1,228,757) (1,271,763) (1,316,275) Net Operating Income 1,709,586 1,745,871 1,782,837 1,820,493 1,858,849 1,897,913 1,937,695 1,978,202 2,019,445 2,061,432 2,104,170 2,147,669 2,191,937 2,236,982 2,282,812

Debt Service Perm Loan (1,103,322) (1,103,322) (1,103,322) (1,103,322) (1,103,322) (1,103,322) (1,103,322) (1,103,322) (1,103,322) (1,103,322) (1,103,322) (1,103,322) (1,103,322) (1,103,322) (1,103,322) Net Cash flow after Debt 606,264 642,549 679,515 717,171 755,527 794,591 834,373 874,881 916,123 958,110 1,000,848 1,044,348 1,088,615 1,133,660 1,179,490 Sponsor - Eleos 50% 303,132 321,274 339,757 358,586 377,764 397,296 417,186 437,440 458,062 479,055 500,424 522,174 544,308 566,830 589,745 Residual Receipts to City 50% 303,132 321,274 339,757 358,586 377,764 397,296 417,186 437,440 458,062 479,055 500,424 522,174 544,308 566,830 589,745 Residual Receipts Loan
RR Loan Principal (6,264,835) (6,149,648) (6,012,863) (5,853,491) (5,670,511) (5,462,862) (5,229,453) (4,969,150) (4,680,784) (4,363,146) (4,014,985) (3,635,011) (3,221,887) (2,774,236) (2,290,633) RR Loan Interest 3.00% (187,945) (184,489) (180,386) (175,605) (170,115) (163,886) (156,884) (149,074) (140,424) (130,894) (120,450) (109,050) (96,657) (83,227) (68,719) RR Loan Paydown (from cash flow) 303,132 321,274 339,757 358,586 377,764 397,296 417,186 437,440 458,062 479,055 500,424 522,174 544,308 566,830 589,745 Residual Receipts Loan Balance (6,149,648) (6,012,863) (5,853,491) (5,670,511) (5,462,862) (5,229,453) (4,969,150) (4,680,784) (4,363,146) (4,014,985) (3,635,011) (3,221,887) (2,774,236) (2,290,633) (1,769,607)

City Council Meeting AgendaJanuary 26, 2026

City Council Meeting Agenda
January 26, 2026