2026-01-26 ATT 4 - Additional Proposals — City Council Meeting Agenda, January 26, 2026 (part 1 of 2)

REDEVELOPMENT OF
11029 WASHINGTON

BOULEVARD
August 2025
Prepared for: City of Culver City, City Manager’s Office Prepared by: Venice Community Housing Corporation
RFP #2626
Building Design Concept

Dear Review Committee,
Venice Community Housing Corporation (VCHC) is pleased to present Culver Commons in response to the City of Culver City’s Request for Proposals (RFP #2626) for a mixed-use affordable housing development at 11029 Washington Boulevard, Culver City, CA 90232.

Founded in 1988, VCHC’s mission is to support and build equitable and inclusive communities by providing affordable housing with supportive services, education, employment programs, and public policy advocacy that advances racial and economic justice. VCHC is a women-led organization with 75% of its Board of Directors and senior leadership identifying as Black, Indigenous, and other People of Color (BIPOC), reflecting our deep-rooted commitment to social equity and community inclusion.

We propose a thoughtful redevelopment of the Washington Boulevard site that aligns with the City’s priorities and responds directly to community feedback. VCHC is a neighborhood-based developer with the experience and expertise needed to develop high-quality affordable housing in Culver City that will meet the goals laid out in the RFP .

Core team members bring a breadth of expertise and experience to ensure a successful project including:

1. Practice (formerly known as Gonzalez Goodale Architects/GGA+)

2. Burns & Bouchard, Land Use & Entitlements consultants

3. California Housing Partnership Corporation, Affordable Housing Finance Consultants

4. AMJ Construction Management
VCHC proposes a 42 unit affordable senior housing development for the Washington Boulevard site that address the needs of senior living, healthy aging, and intergenerational connections. Guided by the principles of Trauma-Informed and Community-Led Design, Culver Commons will feature a variety of social hubs that foster connection while emphasizing the importance of open space enriched with meditative elements including natural light, natural ventilation, and art. These elements will contribute to the well-being of each resident, the affordable housing community more broadly, and the wider neighborhood of Culver City.

As the key point of contact for this proposal, as well as, a principal and authorized signatory for Venice Community Housing Corporation, please contact me for any additional information or questions.

Allison Riley, Co-Executive Director
Venice Community Housing Corporation
200 Lincoln Blvd., Venice, CA 90291
424-268-5120
PRIMARY CONTACT FOR SUBMITTAL:
[email protected]
COVER PAGE | PAGE 02
A. COVER
PAGE
Sincerely,
Erika Lee, Co-Executive Director
Venice Community Housing Corporation
200 Lincoln Blvd., Venice, CA 90291
310-399-4100
A Cover Page P. 2
B Table of Contents P. 3
C Executive Summary P. 4
D
Questionnaire/
Response to the
Proposal Requirements
V.A. COMPANY AND GENERAL
INFORMATION P. 5
V.B. QUALIFICATIONS AND
EXPERIENCE OF THE FIRMP. 7
V.C. QUALIFICATIONS AND

EXPERIENCE OF PROPOSED

DEVELOPMENT TEAM
P. 14
V.D. QUESTIONS/RESPONSE

TO PROPOSAL

REQUIREMENTS
P. 25
V.E. FINANCIAL PROPOSAL
AND PROJECT FEASIBILITYP. 39
V.F. LIST OF REFERENCESP. 41
V.G-J. IMPLEMENTATION

SCHEDULE AND ADDITIONAL

INFORMATION
P. 42
E Attachments P. 43
VCHC Property Mural
B. TABLE OF

CONTENTS
TABLE OF CONTENTS | PAGE 03
Venice Community Housing Corporation
(VCHC) is pleased to submit this proposal for
Culver Commons, the redevelopment of
11029 Washington Boulevard into a new,
100% affordable senior housing community,
that will provide a vibrant commercial
frontage and community space. Founded in
1988, VCHC is a mission-driven, nonprofit
developer committed to building equitable
and inclusive communities through
affordable housing with supportive services,
education, employment programs, and public
policy advocacy.

VCHC has successfully developed, owned,
and operated over 350 units of affordable
and supportive housing across Los Angeles
County, focused on the Westside. We
currently have over 390 units in our active
predevelopment pipeline, including projects
funded by Los Angeles County Development
Authority (LACDA), California Housing and
Community Development (HCD), and tax
credit programs. VCHC also provides in-
house property management and resident
services to ensure long-term stewardship and
consistent, wraparound support for our
residents.

Culver Commons will deliver 41 affordable
rental homes, plus one managing unit—
comprising studios and one-bedroom
apartments—tailored to serve low-income
seniors. One two-bedroom manager’s unit
will also be included. The project will
incorporate approximately 1,100 square feet
of commercial space along Washington
Boulevard and 1,700 square feet of
accessible, flexible multi-purpose community
space that will be activated through
partnerships with local organizations.

EXECUTIVE SUMMARY | PAGE 04
C. EXECUTIVE

SUMMARY
This project will be financed through a 9%
Low Income Housing Tax Credit (LIHTC)
structure, utilizing Culver City’s Density
Bonus provisions, and anticipates financial
support from HCD, Los Angeles County
Affordable Housing Solutions Agency
(LACAHSA), Westside Cities Council of
Governments resources. The affordability
levels are anticipated to serve seniors earning
between 30% and 60% of AMI. VCHC is
prepared to work closely with City staff, local
stakeholders, and Culver City residents to
refine the project and ensure it responds to
community needs, while advancing the City's
housing, equity, and neighborhood vitality
goals.

VCHC’ s Tabor Courts
Allison Riley,
Co-Executive Director
[email protected]
424.268.5120
Erika Lee,
Co-Executive Director
[email protected]
310.573.8414
Vanessa Luna,
Senior Director of
Housing Development
[email protected]
310.399.4100
D. QUESTIONNAIRE/RESPONSE TO THE

PROPOSAL REQUIREMENTS

VENICE COMMUNITY HOUSING

CORPORATION (VCHC)
Role: Lead Developer
200 Lincoln Blv. Venice, CA 90291
(310) 399-4100
www.vchcorp.org
QUESTIONNAIRE/RESPONSE TO THE PROPOSAL REQUIREMENTS | PAGE 05 V.A. COMPANY AND GENERAL

INFORMATION
V.A.1. Company name and address. Also,
include A/P remit address, contact names,
emails and phone numbers.

VCHC’s Offices and Rose Apartments
Allison Riley
[email protected]
QUESTIONNAIRE/RESPONSE TO THE PROPOSAL REQUIREMENTS | PAGE 06 V.A. COMPANY AND GENERAL INFORMATION, CONTINUED
Dear Review Committee:

On behalf of Venice Community Housing
Corporation (VCHC), I am pleased to submit
this proposal in response to the City of
Culver City’s Request for Proposals (RFP
#2626) for the redevelopment of the city-
owned site at 11029 Washington Boulevard.

As Co-Executive Directors, each is
individually authorized to bind VCHC into the
Exclusive Negotiating Agreement, we affirm
that our organization has reviewed the RFP
and all associated materials in detail. VCHC
fully understands and agrees to comply with
all terms, conditions, requirements, and
procedures outlined in the RFP and draft ,
including all legal, financial, and insurance
obligations described therein.

We are enthusiastic about the opportunity to
collaborate with the city to deliver a mixed-
use development that reflects Culver City’s
commitment to affordable housing, vibrant
commercial and community-serving space,
and sustainable urban design.

Should you require any additional
information or clarification regarding our
proposal, please do not hesitate to contact
Allison Riley, directly.

Sincerely,
Allison Riley, Co-Executive Director
Venice Community Housing Corporation
200 Lincoln Blvd., Venice, CA 90291
(310) 399-4100
[email protected]
Erika Lee, Co-Executive Director
Venice Community Housing Corporation
200 Lincoln Blvd., Venice, CA 90291
(310) 399-4100
[email protected]
V.A.2. 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.

V.A.3. 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.

The Proposer, and lead Core Team member,
is Venice Community Housing Corporation
(VCHC). The lead individual for the
Proposer, VCHC, is Allison Riley, Co-
Executive Director. Contact info is below
and they would be able to answer questions
about the proposal.

PRIMARY CONTACT:

QUESTIONNAIRE/RESPONSE TO THE PROPOSAL REQUIREMENTS | PAGE 07 V.B. QUALIFICATIONS AND EXPERIENCE

OF THE FIRM
FIRM HISTORY AND ORG STRUCTURE:

Venice Community Housing Corporation
(VCHC) has been developing, owning, and
operating affordable and supportive housing
in the LA region since 1988, primarily in
Westside communities and more recently in
South Bay communities. VCHC has
developed and is operating 357 units of
multi-family affordable housing in 21
properties, including 211 units of permanent
supportive housing for people with special
needs. The Journey, a 40-unit permanent
supportive housing development in the
Venice community, was highlighted as a
finalist in the Affordable Housing Finance
(AHF) 2024 Readers’ Choice Awards in the
“Permanent Supportive Housing” category.

The properties have been developed through
new construction, major rehabilitation, and
light rehabilitation projects. VCHC has a
robust resident services program in its
permanent supportive housing portfolio, as
well as family housing sites. Other
community-based programs offered by
VCHC to serve tenants and low-income
community members include the Westside
Youth Academy, a comprehensive youth
development program for transition-age
youth between the ages of 18 and 24, and
the Study Lounge, an after-school and
summer educational program for elementary
school youth.

VCHC has four additional projects in the
predevelopment pipeline, with a total of 392
units. This includes a 78-unit development in
the City of Santa Monica that broke ground
in early 2025.

V.B.1. Firm’s history and organizational structure,
including the size of the firm, location of offices,
years in business, organizational chart, name(s)
of owner(s) and principal parties, and number
and position titles of staff.

VCHC’s Rose Apartments
V.B. QUALIFICATIONS AND

EXPERIENCE OF THE FIRM,

CONTINUED
VCHC’s main offices are located at 720 Rose
Avenue and 200 Lincoln Boulevard in the
Venice neighborhood of the City of Los
Angeles, and currently have 60 employees.

Please refer to Attachment A for VCHC’s full
organizational chart.

VCHC is currently developing a 120-unit
project in the nearly contiguous city of
Inglewood. Given our proximity and
neighborhood-based development
approach, VCHC also intends to curate and
foster new relationships in the Culver City
community. Throughout our history,
implementing substantial community
engagement and forming deep partnerships
with local, respected organizations, VCHC
has successfully delivered community-
informed projects and broad-based support.

VCHC will approach working directly in
Culver City for the first time from a
perspective of learning and partnership, and
is committed to developing knowledge and
understanding of the unique characteristics
and communities along Washington
Boulevard by implementing a meaningful
community engagement and community-led
design process.

VCHC’s Rose Apartments and Main Office
QUESTIONNAIRE/RESPONSE TO THE PROPOSAL REQUIREMENTS | PAGE 08

VENICE COMMUNITY HOUSING

CORPORATION
Role: Lead Developer
Lead Individuals:

Allison Riley, Co-Executive Director
Erika Lee, Co-Executive Director
Vanessa Luna, Sr. Director of Housing
Development
Yannis Oliver, Director of Finance
Antonio Tate, Director of Resident Services
Graciela Vallejo, Director of Resident Services
Jalil Auston, Director of Development &
Communications
In addition to Venice Community Housing
Corporation as Proposer, other core team
members are:

PRACTICE
Role: Architecture/Design
Lead Individuals:

Raeven Flores, AIA - Housing Director,
Primary Contact
Greg Kochanowski, AIA ASLA - Design Director
Ali Barar, AIA - Managing Director
Jin Kim, LEED AP - Director of Project Delivery
Casey Castor, LEED AP - Director of
Sustainability
Henry Moseley, AIA - Director of Construction
Phase Services

CALIFORNIA HOUSING PARTNERSHIP

SOUTHERN CALIFORNIA
Role: Financial Consultant
Lead Individuals:

Sherin Bennett – Managing Director
Burns and Brouchard
Role: Land Use & Entitlement Consultant
Lead Individuals:

Jonathan Lonner – Founding Principal
AMJ Construction Management
Role: Construction Manager
Lead Individuals:

Jack Wickersham – Founding Principal
V.B.1. CONTINUED
LEADERSHIP TEAM:

V.B. QUALIFICATIONS AND EXPERIENCE OF THE FIRM, CONTINUED V.B.2. What is the primary business of the
parent company and/or affiliates?
QUESTIONNAIRE/RESPONSE TO THE PROPOSAL REQUIREMETS | PAGE 9 V.B.3. Which office(s) of your organizationwill have primary responsibility for managingthis project? Venice Community Housing (VCH) is an
established nonprofit affordable housing
developer, owner, and operator whose
primary mission is to preserve and expand
affordable housing opportunities while
strengthening low-income communities
throughout Los Angeles County. As the lead
organization and managing member of this
proposal, VCH focuses on developing high-
quality, service-enriched housing for
individuals and families experiencing or at-
risk of homelessness, including special
populations such as seniors, transition-aged
youth, and those with disabilities.

VCH does not operate under a larger parent
company. However, VCH frequently forms
mission-aligned joint ventures with trusted
community-based organizations or
supportive housing providers to deepen
impact. In such partnerships, VCH typically
serves as the managing general partner,
bringing decades of experience in affordable
housing development, financing, and
property management.

The organization’s work integrates
permanent supportive housing, trauma-
informed design, and community-driven
planning—making VCH a trusted partner to
public agencies, philanthropic institutions,
and advocacy groups committed to
advancing housing equity and stability.

Venice Community Housing ’s central office,
located at 720 Rose Avenue in Venice,
California, will serve as the primary hub for
the oversight and day-to-day management
of this project. This location houses our core
development and asset management teams,
ensuring close coordination across all
phases of planning, entitlement, financing,
construction, and lease-up. Our senior
leadership, project management staff, and
administrative support—many of whom have
successfully delivered complex affordable
housing developments across Los Angeles
County—will be directly involved in
stewarding the project from inception
through completion. The proximity of our
headquarters to Culver City further supports
ongoing engagement with local
stakeholders, public agencies, and
community-based partners throughout the
life of the development.

VCHC’s Main Offices
A V I A T I O N A P A R T M E N T S :

A v i a t i o n A p a r t m e n t s w a s d e v e l o p e d u n d e r t h e S t a t e o f C a l i f o r n i a ’ s P r o j e c t H o m e k e y p r o g r a m , w h i c h r e q u i r e d a p a r t n e r s h i p w i t h a l o c a l g o v e r n m e n t a g e n c y . V C H C a p p l i e d t o L A C o u n t y t o b e c o m e a p a r t o f t h e i r a p p l i c a t i o n f o r s t a t e f u n d i n g , a n d t h e n w o r k e d w i t h L A C o u n t y t o i m p l e m e n t t h e a w a r d e d f u n d s a n d c o m p l e t e a m a j o r r e h a b i l i t a t i o n p r o j e c t , p r o v i d i n g 4 8 h o m e s t o p e o p l e e x p e r i e n c i n g h o m e l e s s n e s s , w h i c h c o u l d n o t l i k e l y h a v e b e e n d e v e l o p e d v i a t r a d i t i o n a l a f f o r d a b l e h o u s i n g s o u r c e s .

V.B.4. What is your firm’s experience developing housing, commercial, and/or communityspaces? Describe comparable projects completed by your firm in the last five years, includingthe number of projects, scope, and status of projects.

S A N K O F A P L A C E A T C E N T I N E L A :

S a n k o f a P l a c e a t C e n t i n e l a i s a t r a d i t i o n a l l y f i n a n c e d a f f o r d a b l e h o u s i n g d e v e l o p m e n t t h a t i s o n l y a w a i t i n g a t a x c r e d i t a w a r d t o c o m p l e t e t h e f i n a n c i n g p r o c e s s a n d s t a r t c o n s t r u c t i o n . A s p a r t o f t h e f i n a n c i n g , V C H C a n d S o c i a l J u s t i c e L e a r n i n g I n s t i t u t e p a r t n e r e d w i t h t h e C i t y o f I n g l e w o o d t o d e v e l o p a c o - a p p l i c a t i o n t o t h e S t a t e o f C a l i f o r n i a ’ s A f f o r d a b l e H o u s i n g a n d S u s t a i n a b l e C o m m u n i t i e s p r o g r a m . T h e f i n a n c i n g w a s s e c u r e d , b r i n g i n g a d d i t i o n a l p u b l i c b e n e f i t b e y o n d t h e 1 2 0 u n i t s o f a f f o r d a b l e a n d s u p p o r t i v e h o u s i n g t o i n c l u d e t r a n s i t a n d o t h e r s t r e e t i n f r a s t r u c t u r e i m p r o v e m e n t s t o t h e s u r r o u n d i n g c o m m u n i t y . T h i s p r o p o s e d c o m m u n i t y a l s o i n c l u d e s 1 7 , 0 0 0 s q u a r e f e e t o f c o m m e r c i a l a n d c o m m u n i t y s p a c e s t h a t w i l l h o u s e t h e n e w h e a d q u a r t e r s a n d p r o g r a m m i n g o f t h e S o c i a l J u s t i c e L e a r n i n g I n s t i t u t e .

QUESTIONNAIRE/RESPONSE TO THE PROPOSAL REQUIREMENTS | PAGE 10 V.B. QUALIFICATIONS AND EXPERIENCE OF THE FIRM, CONTINUED VCHC’s Sankofa Place at Centinela
VCHC’s Aviation Apartments
20TH STREET APARTMENTS:
20th Street Apartments is a 78-unit
development of VCHC’s that is fully
financed and broke ground in March 2025.

The project has multiple finance sources,
all public-private transactions, making for a
complicated but integrated finance
approach among four different State of
California sources as well as tax credits
and bonds. It will be home to a mix of
supportive and family housing. This project
is similar in size to the proposed Culver
Commons in response to this RFP.

VCHCs Journey Apartments
VCHCs 20th Street Apartments
THE JOURNEY APARTMENTS:

The Journey Apartments is a 40-unit
supportive housing community and also
an example of financial and operational
capacity to structure and finance public-
private transactions. The Journey was
financed with funding from the City of
Los Angeles, three LA County public
financing sources, State HCD, as well as
state and federal tax credit sources. It
finished construction in late June 2024
and was fully leased-up by the end of
September 2024. The Journey also
include the 7,000 commercial and
community space for Safe Place for
Youth (SPY). SPY operates an Access
Center for Transition Aged Youth
experiencing homelessness to rest,
recharge, and gain skills to support their
journeys out of homelessness.

The Journey was completed and 20th
Street was fully entitled, financed, and
started construction in High Resource
Areas.

V.B. QUALIFICATIONS AND EXPERIENCE OF THE FIRM, CONTINUED QUESTIONNAIRE/RESPONSE TO THE PROPOSAL REQUIREMENTS | PAGE 11 V.B.4. CONTINUED
VCHC’s Property Management team is
comprised of a Director of Property
Management, a Regional Property Manager,
nine highly experienced property/resident
managers, and a five-person maintenance
team. Maintenance contractors are also used
as needed. The team oversees and
implements the VCHC waitlist, supportive
housing vacancy postings via LA County’s
Coordinated Entry System, tenant selection
and approval processes, tenant relations and
communications, fair housing and reasonable
accommodation compliance, compliance
with all other legal requirements, rent
collection, integrated approaches with social
services teams, and other functions.

VCHC’s Finance team is also actively
involved in all asset management functions,
and includes an Asset Manager and
Compliance Specialist, ensuring high-quality
buildings and homes over the long term. This
includes VCHC’s monitoring and supervising
overall property operations, analysis of
property financial performance, planning for
long-term property maintenance, meeting all
reporting and compliance requirements, and
other legal and financial obligations.

EXPERIENCE IN OWNERSHIP AND
MANAGEMENT:

Please see Attachment B for a full chart of
projects owned and managed by VCHC,
demonstrating the organization’s depth of
experience in ownership and management of
affordable housing.

VCHC has operated its own Property
Management Team for 29 years. Initially, the
in-house team managed a portion of the
VCHC portfolio, including both supportive
and affordable housing developments. VCHC
took over the property management for
each of its buildings over the past 14 years
and for the past three years, has managed
VCHC’s full portfolio. A list of supportive and
affordable housing properties, including the
number of years VCHC has served as the
property manager is provided in Attachment
B.

VCHC has significant experience in providing
full property management services in
supportive housing, including compliance
with all relevant property management
regulations and requirements, as well as
successfully administering rental subsidy
contracts and ground leases. VCHC is an
approved Property Management provider for
supportive housing in The LA County
Department of Health Services’ Housing for
Health program. VCHC also meets all
experience and performance requirements
for property management under the TCAC
and CDLAC Programs.

VCHC’S Staff and Tenants
QUESTIONNAIRE/RESPONSE TO THE PROPOSAL REQUIREMENTS | PAGE 12 V.B.4. CONTINUED
V.B. QUALIFICATIONS AND EXPERIENCE OF THE FIRM, CONTINUED V.B.5. Comment on other areas that may
make your firm different from your
competitors.

QUESTIONNAIRE/RESPONSE TO THE PROPOSAL REQUIREMENTS | PAGE 13 V.B. QUALIFICATIONS AND EXPERIENCE OF THE FIRM, CONTINUED Deeply Rooted Community
VCH has over three decades of continuous,
place-based experience in Los Angeles
County, particularly in Venice and
surrounding Westside communities. VCH
sustains long-term ownership and
stewardship of its properties, forging lasting
relationships with residents, local community
organizations, and neighbors.

Nonprofit Mission-Driven Approach
As a mission-driven nonprofit, VCH
prioritizes housing first, permanent
affordability, social equity, and resident well-
being. We do this with an integrated
property management and social service
supports that tenants need to secure and
maintain housing, improve health, enhance
education, and thrive in their communities.

Trauma-Informed and Inclusive Design
Standards
VCH integrates trauma-informed, and
barrier-free design principles into every
development. The organization considers
both the built environment and lived
experience of those we serve to create
spaces that foster dignity, autonomy, and
healing.

Robust Community Partnerships
VCH frequently collaborates with culturally
rooted partners, including land trusts and
advocacy organizations (e.g., Social Justice
Learning Institute, Liberty Community Land
Trust) to co-develop projects that reflect
local priorities. This ensures developments
are not only financially feasible, but socially
responsive and locally grounded.

Award-Winning Projects and Design
VCH’s projects have earned recognition from
architectural institutions and public agencies
for their excellence in urban design,
community engagement, and sustainable
development. These accolades reflect VCH’s
commitment to quality, innovation, and long-
term impact.

VCHC Art Engagement
Erika Lee
[email protected]
Allison Riley
Co-Executive [email protected]
V a n e s s a L u n a
S r . D i r e c t o r o f
H o u s i n g D e v e l o p m e n t
v l u n a @ v c h c o r p . o r g
The Proposer, and lead Core Team member, is Venice Community Housing Corporation (VCHC). The lead individual for the Proposer, VCHC, is Allison Riley, Co-Executive Director.

VCHC is a 501(c)(3) nonprofit organization, founded and incorporated in 1988.

VENICE COMMUNITY HOUSING
ROLE: LEAD DEVELOPER
LEAD INDIVIDUALS:

QUESTIONNAIRE/RESPONSE TO THE PROPOSAL REQUIREMENTS | PAGE 14 V.C. QUALIFICATIONS AND EXPERIENCE OF

PROPOSED DEVELOPMENT TEAM
V.C.1. Identify the lead developer and all key
team members, including architects,
engineers, and consultants.

Henry Moseley,
AIA
Director of ConstructionPhase Services
Jin Kim, LEED AP
Director of ProjectDelivery
Casey Castor,

LEED AP
Director of Sustainabilty
PRACTICE (FORMERLY KNOWN AS GGA+)ROLE: ARCHITECTURE/DESIGNLEAD INDIVIDUALS:

QUESTIONNAIRE/RESPONSE TO THE PROPOSAL REQUIREMENTS | PAGE 15 V.C. QUALIFICATIONS AND EXPERIENCE OF PROPOSED

DEVELOPMENT TEAM, CONTINUED
V.C.1. CONTINUED
Raeven Flores, AIA
Housing Director
Greg Kochanowski,

AIA ASLA
Design Director
Ali Barar, AIA
Managing Director

Jack Wickersham
Founding Principal
Jonathan Lonner
Founding Principal
Sherin Bennett
Director
AMJ CONSTRUCTION MANAGEMENTROLE: CONSTRUCTION MANAGERLEAD INDIVIDUALS:

BURNS AND BOUCHARD ROLE: LAND USE & ENTITLEMENTCONSULTANTLEAD INDIVIDUAL:

CALIFORNIA HOUSING PARTNERSHIPSOUTHERN CALIFORNIAROLE: FINANCIAL CONSULTANTLEAD INDIVIDUALS:

QUESTIONNAIRE/RESPONSE TO THE PROPOSAL REQUIREMENTS | PAGE 16 V.C.1. CONTINUED
V.C. QUALIFICATIONS AND EXPERIENCE OF PROPOSED

DEVELOPMENT TEAM, CONTINUED

EXPERERIENCED KEY TEAM MEMBERS -

VENICE COMMUNITY HOUSING

CORPORATION (VCHC)
CO-EXECUTIVE DIRECTOR:

Allison Riley joined VCHC in 2020 with
nearly 20 years of experience in affordable
housing development and finance. As
Managing Director of Real Estate
Development for PATH Ventures (PV) a
nonprofit developer focused on supportive
housing for people experiencing
homelessness, she led the real estate team
that expanded PV’s portfolio by nearly 1,000
units and supported the organization’s shift
to develop independently. Allison spent two
years as a Senior Housing Finance
Consultant at the California Housing
Partnership Corporation (CHPC), where she
provided financial consulting services and
training to nonprofit affordable housing
developers throughout California. Prior to
CHPC, she was Senior Project Manager at
LINC Housing Corporation where she spent
over 5 years financing and developing a
wide range of affordable housing
developments including homes for families,
seniors, and special needs populations. Her
previous five years were focused on
financing, in project management roles, at
WNC and Associates, Inc. and HUD’s
Multifamily Development Department in
Denver. She got her start in affordable
housing development at the Boulder County
Housing Authority where she was
responsible for securing public and
conventional financing to acquire small
apartment buildings. She earned her
master’s degree in Urban and Regional
Planning from the University of Colorado.

V.C.2. Description of qualifications, position(s)in their firms, and types and amount ofequivalent experience. Include any municipalprojects they have worked on in the past fiveyears and their level of involvement.

CO-EXECUTIVE DIRECTOR:

Erika Lee joined VCHC in July 2020 as
Deputy Director and became Co-Executive
Director in 2024. Erika was previously with
Venice Community Housing from 2011-2015
serving as its Associate Director of
Development. Erika brings a unique skill set
to VCH with a strong background in fund
development, public health, and community
advocacy. Erika was instrumental in leading
VCHC to reach its 1 million dollar fundraising
goal in 2017. Erika oversees VCHC’s robust
services teams in permanent and interim
housing. Erika earned her Bachelors Degrees
in Environmental Studies and Sociology from
Northeastern University and her Masters of
Science Degree in Communication, Health
and Life Sciences from Wageningen
University and Research.

QUESTIONNAIRE/RESPONSE TO THE PROPOSAL REQUIREMENTS | PAGE 17 V.C. QUALIFICATIONS AND EXPERIENCE OF PROPOSED

DEVELOPMENT TEAM, CONTINUED
SR. DIRECTOR OF HOUSING DEVELOPMENT:

Vanessa Luna has 20 years of experience in
supportive multifamily housing development
in the Los Angeles area. In her previous role
as Director of Multifamily Supportive
Housing Development of Brilliant Corners,
she was successful in its affordable housing
expansion efforts. And as Housing Director
for Clifford Beers Housing, Vanessa and her
team added 356 supportive and affordable
units to the City’s housing stock. These units
were distributed among six Low-Income
Housing Tax Credit developments that
totaled over $100 million in financing, with
over 200 of these units created for
households experiencing homelessness or
with special needs. Vanessa has also focused
on innovative construction techniques, such
as the use of shipping containers, to reduce
the costs of building construction, and is
passionate about working at the intersection
of affordable housing with issues of
environmental justice and climate resiliency.

Vanessa holds a Master of Planning degree
from the University of Southern California.

DESIGN DIRECTOR:

Greg Kochanowski applies a unique
understanding of urban planning,
landscape architecture, and architecture to
the firm’s housing, civic, and educational
projects. As Design Principal, he harnesses
diversity and creates an environment of
empowerment, agency, growth, and
collaboration to reinforce the firm’s
mission and shape its approach to design
excellence. Greg’s career includes training
and practice as an architect, landscape
architect, educator, and author. As an
active researcher and dynamic leader, he
was recently selected as Co-Chair of the
AIA | Los Angeles’ Wildfire Recovery Task
Force, one of several efforts to promote
resilient environments that create
synergies between natural systems,
culture, infrastructure, and development.

At Practice and beyond, he also makes
time to foster the next generation of
designers, sharing his expertise through
teaching and mentoring.

QUESTIONNAIRE/RESPONSE TO THE PROPOSAL REQUIREMENTS | PAGE 18 HOUSING DIRECTOR:

As Housing Director, Raeven Flores is
focused on leveraging her expertise and
strategic partnerships to address the
evolving needs of affordable housing. Prior
to joining Practice, Raeven served as
Principal Architect at Abode Communities,
overseeing the design of a wide array of
affordable mixed-use developments and
supportive housing projects across California
Raeven’s emphasis on sustainable,
community-driven design solutions has
earned her widespread respect in the field
and a portfolio of award-winning affordable,
transitional, permanent supportive,
workforce, mixed-use, and senior and
assisted living communities. Her community-
centric approach, interest in stakeholder
collaboration, and knowledge of all aspects
of housing development are applied to
bolster the firm’s dedication to delivering
high quality, impactful design within budget
and schedule.

MANAGING DIRECTOR:

Ali Barar is passionate about housing as an
integral component of thriving communities,
Ali has made significant affordable,
supportive, and urban mixed-use
contributions
to the Southern California landscape for
nearly forty years. His ability to combine a
human-centric design approach with
operational and financial expertise has
allowed the firm to serve as a trusted
advisor to developers and municipalities,
and as a collaborator with providers and
constituents.

Ali is an active and visible member of the
communities that the firm serves,
participating in various non-profit boards
and commissions, including time on the City
of Pasadena Design and Planning
Commission. As Managing Director of
Practice, he is responsible for the firm’s
strategic growth, corporate management,
and developing client relationships.

V.C.2. CONTINUED
Practice’s My Angel PermanentSupportive Veterans’ Housing V.C. QUALIFICATIONS AND EXPERIENCE OF PROPOSED

DEVELOPMENT TEAM, CONTINUED

DIRECTOR OF PROJECT DELIVERY
Jin Kim, an Associate Principal with more
than 20 years of experience with the firm,
Jin directs project delivery initiatives and
assist in the design and constructability of
housing projects. In his role, he ensures
quality, efficiency, and client satisfaction,
establishing and upholding project
standards, overseeing teams and budgets,
and ensuring compliance with technical and
regulatory requirements specific to housing
developments. With deep expertise in
QA/QC, construction administration, and
risk management, he drives seamless
execution from design through construction,
ensuring projects meet the highest
standards of durability, sustainability, and
cost efficiency. Jin’s leadership extends to
firm-wide mentorship, fostering a
cooperative design culture and refining
project management processes to enhance
the delivery of impactful, community-
focused housing solutions.

QUESTIONNAIRE/RESPONSE TO THE PROPOSAL REQUIREMENTS | PAGE 19

DIRECTOR OF SUSTAINABILITY
Casey Castor, a recognized expert in
building sciences, Casey advances the
firm’s commitment to holistic sustainability
and its consideration of the social,
environmental, and economic impacts of
every project. Combining training in
architecture, building sciences, and
environmental stewardship, he applies
research, analysis, and evaluation tools to
create cost-effective, resilient, and
environmentally responsible housing
solutions that support long-term
community well-being. Within the office
and through the design community, Casey
addresses building performance,
regenerative design, health, well-being,
and carbon commitments at the policy,
design, and construction levels. His
understanding of sustainable building
planning and systems affects change by
refining design and construction processes
and assisting clients in the pursuit of
incentives, grants, and alternative funding.

DIRECTOR OF CONSTRUCTION PHASE

SERVICES
Henry Moseley, a veteran architect with
over 20 years of experience delivering
affordable housing and mixed-use
developments, Henry applies his extensive
knowledge of building systems, materials,
and construction processes to deliver high-
quality, cost-effective housing solutions. As
Director of Construction Administration, he
ensures design intent and goals are evident
in the built product. He achieves this
through rigorous attention to detail and
efficiency to balance affordability with
durability, sustainability, and long-term
community impact. From initial planning to
final completion, he assists teams in
navigating complex issues while
maintaining a strong commitment to
quality and innovation.

V.C.2. CONTINUED
Practice’s Clifford Beers HousingBurlington Family Apartments V.C. QUALIFICATIONS AND EXPERIENCE OF PROPOSED

DEVELOPMENT TEAM, CONTINUED
PRACTICE CONTINUED:

PRACTICE DELIVERS AWARD-WINNING

HOUSING THAT CONSIDERS THE FULL
CIRCLE OF DEVELOPMENT.

For more than forty years, Practice has
focused on design that uplifts communities
and furthers social change. This passion has
fueled work in housing, civic and education
markets, with results of more than 3,000
units of affordable, supportive, and special
needs housing throughout California. The
depth and breadth of our work is the direct
result of enduring partnerships with
community-serving, multi-stakeholder
institutions with whom we share resonant
values. In a cooperative process embedded
with creativity, collaboration, and integrity,
our team is focused on resident needs, client
goals, and holistic sustainability to reshape
our cities and enrich the cultural experience
for generations.

QUESTIONNAIRE/RESPONSE TO THE PROPOSAL REQUIREMENTS | PAGE 20

LEADERS WHO UNDERSTAND THE

HOUSING CYCLE
The Practice team, comprised of seasoned
designers, managers, and technical experts,
understands the affordable and supportive
multi-family housing landscape. We apply
expertise within a framework that considers,
reconciles, and leverages opportunities for
funding and approvals as well as design and
construction. This holistic approach
translates to operational benefits for
residents and providers, urban vitality and
environmental resilience for the community,
and fiscal and efficiency advantages for
clients. We bring expertise in managing
multiple funding sources including LIHTC,
LACDA, Project Homekey, and
supplementary sustainability focused grants
like AHSC.

V.C.2. CONTINUED
PRACTICE CONTINUED:

V.C. QUALIFICATIONS AND EXPERIENCE OF PROPOSED

DEVELOPMENT TEAM, CONTINUED
Practice’s Whittier BoulevardMixed-Use Developments A & B Practice’s The BoulevardPermanent Supportive Housing
Practice’s 6th & Montebello

S U M M I T V I E W S U P P O R T I V E V E T E R A N S

H O U S I N G
S u m m i t V i e w A p a r t m e n t s o f f e r s a u n i q u e i n t e r s e c t i o n o f s e v e r a l c o m m u n i t y p a r t n e r s c o m i n g t o g e t h e r t o d e v e l o p a c h a l l e n g i n g s i t e a n d p r o v i d e a c o n t e x t u a l a s s e t t o t h e r u r a l n e i g h b o r h o o d a n d a r e s t o r a t i v e e n v i r o n m e n t f o r f o r m e r l y h o m e l e s s v e t e r a n s .

T h e p r o j e c t s e r v e s c h r o n i c a l l y h o m e l e s s v e t e r a n s b y p r o v i d i n g 4 9 u n i t s o f p e r m a n e n t s u p p o r t i v e h o u s i n g a l o n g s i d e s u p p o r t i v e s e r v i c e s t h a t i n t e r c o n n e c t t h r o u g h a n u n d u l a t i n g l a n d s c a p e a n d b r i d g e s . E l e m e n t s o f b i o p h i l i c a n d t r a u m a - i n f o r m e d d e s i g n a r e w e a v e d s e a m l e s s l y i n t o a h o u s i n g t y p o l o g y t h a t w i l l b r i n g d e c a d e s o f h o m e l e s s v e t e r a n s o f f t h e s t r e e t s a n d i n t o a n o p p o r t u n i t y t o t h r i v e a n d g r o w w i t h i n a h i g h - q u a l i t y c o m m u n i t y w i t h e n c o m p a s s i n g s u p p o r t p r o g r a m s t o e n s u r e l o n g - t e r m r e s i d e n t s u c c e s s .
6 T H & M O N T E B E L L O P E R M A N E N T

S U P P O R T I V E H O U S I N G
H i g h d e n s i t y m i x e d - u s e d e v e l o p m e n t s e n v i s i o n e d f o r t h e r e v i t a l i z e d c o r r i d o r w i l l s t a n d i n c o n t r a s t t o t h e e x i s t i n g l o w - s c a l e d e v e l o p m e n t a l o n g t h e c o r r i d o r a n d t o t h e l a r g e l y o n e - a n d t w o - s t o r y r e s i d e n t i a l n e i g h b o r h o o d s t o i t s N o r t h a n d S o u t h . W h i l e T h e B o u l e v a r d i s d i r e c t l y o n t h e W h i t t i e r c o r r i d o r , 6 t h S t r e e t G r a n d o c c u p i e s a n i n - f i l l s i t e o n a s i d e s t r e e t , a n d a t t h e e d g e o f t h e r e s i d e n t i a l n e i g h b o r h o o d d i r e c t l y s o u t h .

B a s i c a r c h i t e c t u r a l p r i n c i p l e s o f c o u r t y a r d b u i l d i n g a n d a c t i v a t e d p e d e s t r i a n e d g e s t h r o u g h p r o g r a m m i n g a n d a m e n i t i e s a r e c o m m o n t o b o t h p r o j e c t s . S t e p p e d - d o w n m a s s i n g o f f e r o p p o r t u n i t i e s f o r r o o f t e r r a c e s a n d e n h a n c e d e n g a g e m e n t w i t h t h e l i f e o f t h e s t r e e t a n d c o u r t y a r d , w h i l e m o d e r a t i n g s c a l e t r a n s i t i o n t o t h e o l d e r n e i g h b o r h o o d f a b r i c .

Practice’s Summit ViewSupportive Veterans Housing
QUESTIONNAIRE/RESPONSE TO THE PROPOSAL REQUIREMENTS | PAGE 21 Summit View SupportiveVeterans Housing
V.C.2. CONTINUED
V.C. QUALIFICATIONS AND EXPERIENCE OF PROPOSED

DEVELOPMENT TEAM, CONTINUED
PRACTICE CONTINUED:

THE BANNING PERMANENT SUPPORTIVE

HOUSING
The project site links a busy commercial
boulevard dotted with semi-industrial uses
to a medium scale multifamily residential
neighborhood. The proposed development
is sensitive to the diverse nature of its edges
and proposes appropriate program, building
form and scale to bridge the disparate uses
and bulk of its neighbors. A Distinct massing,
height, a mixture of textures and colors, and
lush, native landscaping create a unique
identity, pleasing rhythm and welcoming
exterior. The design aims to promote
residents’ health and well-being, maximizing
open space, abundant natural lighting and
ventilation to all units. Creating a strong and
cohesive community within, a rich array of
communal and service program spaces are
distributed throughout the building and
organized around a network of public and
private open spaces to form a comfortable
and nurturing living environment reinforcing
the residents sense of place and pride in the
quality of their home.

PERMANENT SUPPORTIVE HOUSING &SERVICES CAMPUS
The building consists of a two-storycommercial office building of Type Vconstruction over one level ofsubterranean parking of Type Iconstruction. The building programconsists of a Service Pavilion, LA FamilyHousing headquarter offices, and a healthclinic. The subterranean garageaccommodates approximately 60 parkingstalls. “The Campus is the blueprint for what wewant to establish across the Los Angelesregion” – Eric Garcetti, Los Angeles Mayor QUESTIONNAIRE/RESPONSE TO THE PROPOSAL REQUIREMENTS | PAGE 22 V.C.2. CONTINUED
Practice’s PSH Campus
Practice’s PSH Campus
Practice’s The Banning
Practice’s The Banning
V.C. QUALIFICATIONS AND EXPERIENCE OF PROPOSED

DEVELOPMENT TEAM, CONTINUED
PRACTICE CONTINUED:

QUESTIONNAIRE/RESPONSE TO THE PROPOSAL REQUIREMENTS | PAGE 23 AMJ CONSTRUCTION:

AMJ is a family-owned and operated
consulting firm delivering innovative
construction and project management
solutions across the Western United States.

With over 100 years of combined leadership
experience, the AMJ team has overseen
projects ranging from historic renovations to
sprawling multi-phased development—
totaling over 20,000 multifamily units. AMJ
work with public, private, and nonprofit
clients to deliver forward-thinking strategies,
precise execution, and results that last.

Rooted in family values and built on trust,
AMJ bring a hands-on, collaborative
approach to every project. AMJ’s business
model is driven by long-term relationships,
accountability, and a commitment to doing
things the right way. AMJ brings experienced
in construction project delivery, construction
management, utilities planning, cost
estimating, etc. to the project team.

V.C.2. CONTINUED
F O U N D I N G P R I N C I P A L :

J a c k W i c k e r s h a m i s a d e d i c a t e d c o n s t r u c t i o n m a n a g e r w i t h m o r e t h a n 3 0 y e a r s i n t h e e n g i n e e r i n g , c o n s t r u c t i o n , a n d p r o j e c t m a n a g e m e n t o f m u l t i f a m i l y r e s i d e n t i a l p r o j e c t s . H i s e x t e n s i v e e x p e r i e n c e i n c l u d e s m o r e t h a n 4 0 a f f o r d a b l e a n d s u p p o r t i v e h o u s i n g d e v e l o p m e n t s f o r a w i d e r a n g e o f n o n p r o f i t a f f o r d a b l e h o u s i n g p r o v i d e r s , i n c l u d i n g 5 a f f o r d a b l e m u l t i f a m i l y r e s i d e n t i a l c o m m u n i t i e s f o r V C H C . H e i s p a r t i c u l a r l y s k i l l e d a t c o s t e s t i m a t i n g , m a n a g i n g l o n g - t e r m p r o j e c t c o s t s , o v e r s e e i n g c o n s t r u c t i o n a c t i v i t i e s , a n d i m p l e m e n t i n g p r o j e c t c o n t r o l s . W i c k e r s h a m e a r n e d a M a s t e r o f S c i e n c e i n M e c h a n i c a l a n d A e r o s p a c e E n g i n e e r i n g , a s w e l l a s a B a c h e l o r o f S c i e n c e i n M e c h a n i c a l E n g i n e e r i n g , b o t h f r o m t h e U n i v e r s i t y o f D e l a w a r e . H e i s a m e m b e r o f t h e C o n s t r u c t i o n M a n a g e m e n t A s s o c i a t i o n o f A m e r i c a n a n d S o u t h e r n C a l i f o r n i a A s s o c i a t i o n f o r N o n p r o f i t H o u s i n g .

V.C. QUALIFICATIONS AND EXPERIENCE OF PROPOSED

DEVELOPMENT TEAM, CONTINUED
BURNS AND BOUCHARD:

Burns & Bouchard (B&B) is a boutique
planning, community outreach, and
government affairs firm specializing in
creative solutions to complex urban planning
and municipal issues. B&B was founded in
2009 and is a State of California recognized
S Corporation. B&B assists local retailers,
charter and private schools, small builders,
national development entities, municipalities,
and nonprofits with all aspects of the
development process including entitlement
and approval, permit processing, and
construction troubleshooting. B&B’s
knowledge of commercial and residential
development spans from tenant
improvements and permitting, to midsize
remodels, to ground up construction of all
sizes including full scale master planning
efforts and high rise.

P R I N C I P A L :

J o n a t h a n L o n n e r , P r i n c i p a l , o v e r s e e s p r e d e v e l o p m e n t , p r o j e c t m a n a g e m e n t , p e r m i t t i n g , a n d e n t i t l e m e n t c l i e n t s f o r B u r n s & B o u c h a r d , I n c . H e i s r e c o g n i z e d a s a n e x p e r t i n h i s f i e l d a n d h i s a d v i c e a n d g u i d a n c e h a s l e d t o t h e a p p r o v a l o f m i l l i o n s o f s q u a r e f e e t o f d e v e l o p e d p r o j e c t s a c r o s s S o u t h e r n C a l i f o r n i a .

VCHC’s Journey Apartments

CALIFORNIA HOUSING PARTNERSHIP -
SOUTHERN CALIFORNIA:

Created by the Legislature in 1988 as a
private nonprofit organization with a public
mission, the California Housing Partnership
(the Partnership) plays a unique role in
California’s struggle to provide housing that
is sustainable and affordable to working
families, homeless, veterans, seniors and the
disabled. The Partnership is unique in
combining on-the-ground technical
assistance with policy leadership at the state
and national level to increase the supply of
affordable homes in California. The
Partnership is a “do-and-think-tank” that
uses the experience gained from helping
numerous nonprofit and local government
partners leverage $35 billion to create
93,000 affordable and sustainable homes
over the past 30 years to provide expert
finance and policy technical assistance. The
Partnership is the trusted advisor to these
mission-driven organizations, helping them
envision and execute multilayered plans for
creating and preserving sustainable
affordable rental housing. The Partnership’s
professionals are experts in navigating the
complex financial, regulatory, and
operational landscape of affordable housing,
ensuring projects are successfully
developed, financed, and managed. They
play a key role in securing funding and
maintaining compliance.

QUESTIONNAIRE/RESPONSE TO THE PROPOSAL REQUIREMENTS | PAGE 24 V.C.2. CONTINUED
M A N A G I N G D I R E C T O R :

S h e r i n B e n n e t t , M a n a g i n g D i r e c t o r , F i n a n c i a l C o n s u l t i n g – H o u s i n g F i n a n c e T r a i n i n g , p r o v i d e s f i n a n c i a l c o n s u l t i n g , t e c h n i c a l a s s i s t a n c e , a n d t r a i n i n g t o o u r n o n p r o f i t a n d g o v e r n m e n t p a r t n e r s a n d s u p p o r t s t h e P a r t n e r s h i p ’ s t r a i n i n g p r o g r a m s . S h e w a s p r o m o t e d f r o m A s s o c i a t e D i r e c t o r i n 2 0 2 3 .

P r i o r t o j o i n i n g t h e P a r t n e r s h i p , S h e r i n w a s a n u n d e r w r i t e r w i t h C h a s e C o m m u n i t y D e v e l o p m e n t B a n k i n g i n N e w Y o r k C i t y a n d L o s A n g e l e s , w h e r e s h e u n d e r w r o t e o v e r $ 2 0 0 m i l l i o n i n c o n s t r u c t i o n a n d p e r m a n e n t l o a n s , f i n a n c i n g o v e r 2 , 3 5 0 u n i t s o f a f f o r d a b l e h o u s i n g i n s i x s t a t e s . S h e r i n w a s a H o u s i n g F e l l o w f o r t h e N Y C D e p a r t m e n t o f H o u s i n g P r e s e r v a t i o n & D e v e l o p m e n t a n d t h e N Y C H o u s i n g D e v e l o p m e n t C o r p o r a t i o n f r o m 2 0 1 1 - 2 0 1 3 .

V.C. QUALIFICATIONS AND EXPERIENCE OF PROPOSED

DEVELOPMENT TEAM, CONTINUED
V.C.3. An organizational chart showing roles
and responsibilities for this project.

V.C.4. Resume(s) of the personnel who will
be assigned to this project.

Please see Attachment D for personnel
resumes.

Please see Attachment C for an
organizational chart showing roles and
responsibilities for Culver Commons.

VCHC’s Property Mural
Building Design Concepts
QUESTIONNAIRE/RESPONSE TO THE PROPOSAL REQUIREMEN5S | PAGE 25 The Culver Commons proposal envisions a
six-story, 100% affordable senior housing
community that blends high-quality
residential design with active, community-
serving ground-floor uses. Anchored along
Washington Boulevard and stepping down
toward Huron Avenue, the building form
responds to its dual context—an active
commercial corridor and an adjacent
residential neighborhood. The design is
organized around a central open-air
courtyard that brings daylight and fresh air
into the building while creating a shaded
communal heart for residents. Ground-floor
spaces include a gallery and community
room programmed in partnership with local
cultural organizations, offering accessible
venues for art, culture, and neighborhood
gatherings. Retail frontage along
Washington Boulevard will activate the
pedestrian realm and strengthen
connections between residents and the
broader community. With its climate-
responsive form, inclusive design strategies,
and strong architectural presence, the
project is conceived as both a home and a
civic landmark for Culver City.

A TRANQUIL HAVEN FOR HEALTHYAGING: ENVISIONING CULVER CITY’SPREMIER SENIOR LIVING LANDMARK BUILDING DESIGN & ARCHITECTURE The massing responds to site geometry
by concentrating height along
Washington Boulevard and stepping
down toward residential neighbors.

Uppermost floor reduced by more than
15% of building footprint to create a
three-tiered massing composition,
introducing varied scales and breaking
down the building visually.

Roofline articulated with multiple steps
and capped by a 6th-floor open space
deck.

Ground floor wrapped with transparent
retail, public amenities, and active
residential spaces in accordance with
Commercial Corridor Frontage
guidelines.

Façade treatment combines recessed
fenestration, varied materials, and public art
integration (including relocation and
reinstallation of existing mosaic work) to
ensure no blank walls and maintain visual
interest along all public frontages.

V.D. QUESTIONS/RESPONSE TO

PROPOSAL REQUIREMENTS
V.D.1. A written description of the proposed redevelopment concept.

Building Design Concepts
QUESTIONNAIRE/RESPONSE TO THE PROPOSAL REQUIREMENTS | PAGE 26 The proposal directly advances Culver City’s
goals by delivering 42-units affordable senior
housing within a transit-rich, walkable
environment. The project provides a mix of
common and private open spaces that meet
and exceed zoning requirements, including a
central courtyard and private balconies
designed for livability, interaction, and
dignity. Ground-floor activation is ensured
through a gallery and community room
accessible to local residents and cultural
partners, paired with commercial frontage
along Washington Boulevard to sustain a
lively public edge. These uses not only
address programmatic goals but also foster
connection across generations and cultures.

Together, they reflect Culver City’s vision of
inclusive growth, blending housing,
commerce, and culture into a cohesive
neighborhood asset.

A Gateway and a Bookend
Located at the terminus of Huron Avenue
and fronting one of Culver City’s most
prominent streets - Washington Boulevard-
the building is conceived as a neighborhood
anchor. Along Washington Boulevard, its
active ground floor, public-facing uses, and
transparent façades create a civic presence
that announces arrival into a vibrant mixed-
use district. At the same time, massing steps
down toward Huron Avenue, ensuring a
respectful scale transition to the adjacent
residential neighborhood.

Public Realm Activation
The project transforms its ground level into
an extension of the public realm, blurring the
boundary between sidewalk and building
interior. This is achieved through:
·15-foot-tall ground floor providing
openness and transparency for retail,
gallery, and community uses.
·Street-front landscaping and wide
sidewalks that invite pedestrians to linger.
·Building articulation and recessed entries
that break down mass and create a
human-scaled rhythm.

V.D. QUESTIONS/RESPONSE TO PROPOSAL REQUIREMENTS, CONT
V.D.2. Explanation of how the proposal
addresses the City’s goals, including the
provision of housing, ground-floor
commercial, and community-serving space.

Building Design Concepts
QUESTIONNAIRE/RESPONSE TO THE PROPOSAL REQUIREMENTS | PAGE 27 Connectivity and Walkability
Set in a Tier 4 Transit Priority Area, the
design prioritizes mobility-forward
infrastructure:

Generous pedestrian pathways and
accessible entries on both Washington
Blvd and Huron Ave.

Secure bike parking and repair facilities
for residents and visitors.

Minimal curb cuts, preserving
uninterrupted sidewalks for safety and
comfort.

Strengthening Social Ties
The building’s community gallery and
meeting space will provide a venue for local
artists, nonprofits, and intergenerational
activities. This amenity—paired with inclusive
design features—supports seniors, people
with disabilities, and neighbors alike,
reinforcing Culver City’s identity as an
inclusive, arts-forward community.

Community-Serving Space
A dedicated Community Gallery and
Cultural Space will anchor the project’s
public interface. This flexible space will host
exhibitions, cultural programming, and
neighborhood meetings. Direct access from
senior residential areas ensures the space
also supports intergenerational connections,
enhancing quality of life for residents while
enriching the broader community.

The project also proposes to preserve and
house the City’s Artist Laureate Katy Kranz’s
mosaics in the proposed Galley and Cultural
Space until the city finds a more permanent
home.

Ground-Floor Commercial Activation
The ground floor blends retail and
community uses, allowing for activity from
morning to evening. Large, transparent
facades invite visual connection between
interior spaces and the street, while outdoor
seating and landscaping extend the life of
these uses into the public realm.

V.D. QUESTIONS/RESPONSE TO PROPOSAL REQUIREMENTS, CONT
V.D.2. CONTINUED
Building Design Concepts
QUESTIONNAIRE/RESPONSE TO THE PROPOSAL REQUIREMENTS | PAGE 28 V.D. QUESTIONS/RESPONSE TO PROPOSAL REQUIREMENTS, CONT
V.D.3. 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 proposed development is fully aligned
with the intent and framework of the MU-1
zoning designation, utilizing the Downtown
Overlay Business Incentive (DOBI) Tier 4
Density Bonus program without relying on
the Community Benefit provisions. This
approach allows the project to deliver
significant public value while remaining by-
right in its density (42 units) and
comfortably within the Density Bonus height
envelope (72’ compared to the 86’
allowable). A minor waiver is requested to
accommodate balcony encroachments—an
essential design element to achieve the
required open space and enhance livability.

Overall, the site strategy embraces Culver
City’s design guidelines and embodies the
“design for betterment” spirit highlighted in
the RFP. These adjustments are not
exceptions but thoughtful enhancements
that elevate design quality, enrich resident
experience, and foster stronger community
connections.

QUESTIONNAIRE/RESPONSE TO THE PROPOSAL REQUIREMENTS | PAGE 29 V.D. QUESTIONS/RESPONSE TO PROPOSAL REQUIREMENTS, CONT
V.D.4. Conceptual site plan, building massing, and illustrative diagrams or renderings.

The design applies the following principles
that is shown in the conceptual site plan,
building massing, and renderings. Please see
Attachment E. Concept Drawings
Trauma-Informed Senior Housing: The
project applies a trauma-informed
framework grounded in Choice,
Community, and Comfort:

Choice: Multiple scales of open space
—from private balconies to shared
courtyards—empower residents to
choose how and where to connect.

Community: Inclusive, barrier-free
spaces foster trust, engagement, and
belonging among residents, staff, and
neighbors.

Comfort: Architecture celebrates
dignity and cultural identity, using
warm materials, restorative
landscapes, and spaces designed for
joy and meaning.

Mobility Forward Design: 1 out of every 4
Americans faces a disability. The number
increases to 2 out of 4 for those 65 or
older. The project embraces mobility-first,
cross-disability design principles aligned
with equity and inclusivity, centering
residents’ diverse needs—physical,
sensory, cognitive, and emotional.

Universal Mobility Access
All paths, elevators, and doorways will
meet or exceed accessible dimensions
(ADA Type A), with smooth floor
transitions and ample turning radii—
ensuring mobility device access and
comfort throughout.

Adaptive Fixtures & Controls
Units and common spaces include
lever handles, rocker light switches,
and reachable storage—design details
that support limited dexterity and
aging-in-place functionality.

Sensory Considerations
Materials and color palettes follow
neuro-sensitive standards: subdued
patterns, soft color transitions, glare
reduction, and consistent lighting help
avoid confusion or discomfort for
residents with cognitive or sensory
sensitivities.

Operational Support & Community
Integration
The project incorporates design
intervention such as railings along the
corridors and removes any sharp
corners along the common open
spaces.

Building Design Concepts
For additional illustrative diagrams and renderings, please refer to Attachment E.

Furthermore, it includes design influences, context analysis and environmental site analysis which informs Culver Commons’ design.

QUESTIONNAIRE/RESPONSE TO THE PROPOSAL REQUIREMENTS | PAGE 30 V.D. QUESTIONS/RESPONSE TO PROPOSAL REQUIREMENTS, CONT
T h e i r r e g u l a r l o t c o n f i g u r a t i o n r e q u i r e d a c r e a t i v e o p e n s p a c e s t r a t e g y t o s a t i s f y c i t y s t a n d a r d s w h i l e d e l i v e r i n g h i g h - q u a l i t y a m e n i t i e s .

R e q u i r e d : 6 , 3 0 0 S F t o t a l ( 1 5 0 S F × 4 2 u n i t s )
P r o v i d e d : 6 , 7 7 0 S F t o t a l — e x c e e d i n g t h e r e q u i r e m e n t .

C o m m o n O p e n S p a c e : 4 , 6 0 0 S F w i t h m i n i m u m 2 0 ’ d i m e n s i o n s f o r u s a b i l i t y .

P r i v a t e O p e n S p a c e : 2 , 5 2 0 S F i n b a l c o n i e s a n d t e r r a c e s .

T h i s m i x e n s u r e s r e s i d e n t s h a v e d i v e r s e , a c c e s s i b l e o u t d o o r e n v i r o n m e n t s , f r o m c o m m u n a l g a t h e r i n g a r e a s t o p r i v a t e r e t r e a t s .

V.D.5. Breakdown of uses by square footage
(residential, commercial, community).

CULVER COMMONS
Unit Type Unit Size (SqFt)
Studio 485
1 BR 625
2BR MGR 875
Concerning the residential, the unit sizes areshown below. They provide ample space forthe prospective tenants.

CULVER COMMONS
Commercial &Community Use Unit Size (SqFt)
Retail 1,100
Gallery 1,700

QUESTIONNAIRE/RESPONSE TO THE PROPOSAL REQUIREMENTS | PAGE 31 42 Total Units
40% Studios
60% One-Bedrooms
(1 Two-Bedroom Manager’s Unit)
Use Summary (Approximate):

Residential: 34,000 SF
Community/Cultural: 1,700 SF
Commercial/Retail: 1,100 SF
Open Space: 6,770 SF (exceeds
requirement)
Design Features: A light-filled central
courtyard with gathering spaces, seating,
and lush plantings. Private balconies and
stepbacks that frame views, encourage
socialization, and preserve privacy. Wide
sidewalks, vibrant landscaping, and
architectural rhythms that extend the public
realm into the building itself.

V.D. QUESTIONS/RESPONSE TO PROPOSAL REQUIREMENTS, CONT
V.D.6. Proposed residential unit mix and bedroom count, and

CULVER COMMONS
AMI STUDIO 1 2 TOTAL % OF TOTAL
30% 2 3 0 5 12%
45% 4 5 0 9 21%
50% 7 10 0 17 40%
60% 4 6 0 10 24%
Manager Unit 0 0 1 1 2%
SUBTOTALSBY UNIT TYPE 17 24 1 42 100%
V.D.7. Number of affordable units proposed (if any) and targeted Area Median Income levels.

CULVER COMMONS - MONTHLY RENTS
AMI STUDIO 1 2
30% $795 $852 $1,022
45% $1,193 $1,278 $1,533
50% $1,325 $1,420 $1,703
60% $1,590 $1,704 $2,044
QUESTIONNAIRE/RESPONSE TO THE PROPOSAL REQUIREMENTS | PAGE 32 V.D.8. Strategy for achieving affordability
goals and maintaining long-term affordability.

V.D.9. Any proposed supportive housing or
services (if applicable).

V.D. QUESTIONS/RESPONSE TO PROPOSAL REQUIREMENTS, CONT
In partnership with HCD, LACAHSA,
Westside Cities of Council of Government,
and leveraging 9% LIHTC, the project will be
financed to ensure permanent affordability
and operational sustainability for decades to
come. Every unit will be income-restricted,
serving seniors who often face housing
insecurity, rising healthcare costs, and social
isolation. This commitment to deep
affordability and mission-driven operations
differentiates the proposal from conventional
mixed-use models.

VCHC will focus on providing exemplary
resident services that centers on fostering
holistic well-being and independence of its
senior residents. For all its affordable
housing developments, VCHC will develop a
needs assessment to inform onsite
programming based on needs identified at
Culver Commons, that foster robust
community partnerships and community
building activities that support senior
residents achieve positive health outcomes.

VCHC offer on-site service coordination,
transportation support for medical
appointments, social gatherings including art
making, BINGO, and other activities. Due to
limited operating subsidies, we are not
proposing supportive housing units, but
should an operating subsidy become
available, VCHC would be excited integrate
affordable and supportive housing, as we do
in many of our communities, and that would
come with intensive case management
services to serve seniors experiencing
homelessness.

Building Design Concepts
QUESTIONNAIRE/RESPONSE TO THE PROPOSAL REQUIREMENTS | PAGE 33 V.D. QUESTIONS/RESPONSE TO PROPOSAL REQUIREMENTS, CONT
V.D.10. Sustainability, energy efficiency, and
climate-resilience features.

Culver Commons will be designed as a high-
performance, all-electric, low-carbon
building that supports both environmental
goals and human health. The project targets
LEED Gold certification while integrating
design strategies aligned with Culver City’s
climate action and resilience goals.

Indoor Environmental Quality & Health
Daylighting: Strategic window
placement and light wells maximize
access to natural light in 90% of
regularly occupied spaces, supporting
circadian rhythm and mental well-
being.

Low- and Zero-VOC Materials: All
adhesives, sealants, paints, coatings,
and flooring will meet or exceed
CDPH and LEED standards for indoor
air quality.

Smart Ventilation: Demand-controlled
mechanical ventilation will actively
monitor CO₂ levels, adjusting fresh air
supply in real time. Operable windows
and open-air courtyards provide
natural ventilation opportunities.

Heat Island Mitigation & Climate
Adaptation
Cool Roof & Shaded Surfaces: Light-
colored roofing and high-SRI paving
reduce heat gain. Strategic tree
planting and trellised vines provide
shaded outdoor gathering areas.

Passive Cooling Strategies: Cross-
ventilation, thermal mass, and
courtyard design lower reliance on
active cooling systems, ensuring
occupant comfort even during
heatwaves.

Noise & Air Quality Protection:

Building massing and landscaping
buffer residents from Washington
Blvd traffic noise and help filter
airborne pollutants.

Carbon Reduction & Energy Efficiency
All-Electric Systems: Fully electrified
heating, cooling, domestic hot water,
and cooking systems eliminate on-site
fossil fuel combustion, reducing
operational greenhouse gas emissions
to near zero.

Rooftop Solar Array: Photovoltaic
panels will offset a significant portion
of the building’s electrical load,
supporting grid decarbonization with
potential battery inclusion will provide
resilience during outages.

High-Performance Envelope: Double-
glazed windows, insulated walls, and
optimized shading window and
balcony orientation minimize heating
and cooling demand, reduce utility
costs, and improve thermal comfort.

Energy Modeling: Early-phase
simulations will inform passive design
strategies, such as building
orientation, shading, and thermal
mass, to optimize performance before
mechanical systems are sized.

Community Resilience & Social
Sustainability
Emergency Preparedness:

Incorporation of battery storage and
solar systems allows common spaces
such as community rooms to serve as
resilience hubs during grid outages.

Thermal Safety: Shaded courtyards
and naturally ventilated corridors
maintain safe indoor temperatures
during power interruptions.

Access to Green Space: Courtyards,
rooftop gardens, and balconies ensure
residents have contact with nature for
mental restoration and physical
activity at multiple locations within
the building community.

QUESTIONNAIRE/RESPONSE TO THE PROPOSAL REQUIREMENTS | PAGE 34 V.D.10. CONTINUED
V.D. QUESTIONS/RESPONSE TO PROPOSAL REQUIREMENTS, CONT
Carbon Reduction & Energy Efficiency
All-Electric Systems: Fully electrified
heating, cooling, domestic hot water,
and cooking systems eliminate on-site
fossil fuel combustion, reducing
operational greenhouse gas emissions
to near zero.

Energy Modeling: Early-phase
simulations will inform passive design
strategies, such as building
orientation, shading, and thermal
mass, to optimize performance before
mechanical systems are sized.

Community Resilience & Social
Sustainability
Emergency Preparedness:

Incorporation of battery storage and
solar systems allows common spaces
such as community rooms to serve as
resilience hubs during grid outages.

Thermal Safety: Shaded courtyards
and naturally ventilated corridors
maintain safe indoor temperatures
during power interruptions.

V.D.11. Factors that differentiate your
proposal from other respondents’ proposals.

Culver Commons will deliver more than
housing. It will create a civic landmark that
strengthens neighborhood connections,
honors local culture, advances equity, and
models sustainable, trauma-informed urban
design. In doing so, it will fulfill Culver City’s
stated goals while elevating the quality of life
for residents and the surrounding
community.

Building Design Concepts
V.D.12. Approach to community outreach during the predevelopment, design and construction phases.

COMMUNITY OUTREACH PLAN
Community-led design is a core component and is distinctive to VCHC’s work. In the following plan, key opportunities for community engagement and outreach were selected that can reach a broad group of stakeholders, and also tailored to ensure the inclusion of often under-represented voices. It involves collaborating with historically underrepresented community members, primarily BIPOC and low-income people, people with disabilities, and incorporating their expertise and feedback throughout each phase of a building's design.

The implementation schedule and proposed processes ensure that people can be meaningfully involved, with multiple feedback loops to ensure that community input guides development decisions and is shared back with community. It also allows for the time needed to develop outreach tools and reach those who may have barriers to participation in traditional methods of engagement, including folks who are potential future residents of Culver Commons.

VCHCs Community Arts Engagement
VCHC’s Community Engagement
QUESTIONNAIRE/RESPONSE TO THE PROPOSAL REQUIREMENTS | PAGE 35 VCHC has significant experience in
incorporating community feedback into
the development decisions and processes,
so that stakeholders build trust and
support for the project. The development
team has bilingual English-Spanish
capacity in-house and access to
interpretation for other languages. We will
ensure accessibility in the spaces where
engagement events take place.

VCHC seeks to work with organizations
that have been active in their
neighborhoods for years and can identify
diverse stakeholders for the participatory
design process. Building these
relationships is an integral component of
ensuring that housing development is
inclusive and meets local needs.

Community recommendations are not
limited to the design phase, but also
include input during construction and post-
occupancy phases.

This plan will be led by VCH’s full-time
Community Design and Engagement
Manager, with active support from the Co-
Executive Directors, Housing Development
team, and architecture team. Each stage of
the community involvement and
engagement process will be guided by
unique objectives and approaches outlined
on the following page.

V.D. QUESTIONS/RESPONSE TO PROPOSAL REQUIREMENTS, CONT
Create plan to mitigate construction
impacts on surrounding area
Create strong communication plan for
neighbors during the construction
phase and the development team
Community meetings with direct
neighbors
Town Hall(s) noticed to residents and
businesses within 300 feet of the site
and widely publicized in the community
Connections with local workforce
development organizations
Dedicated email and/or phone line
during construction
Ensure that tenants and other key
stakeholders are informing operations
for the long-term, and have ownership
and pride in the development.

Ongoing community advisory board
Tenant council
Other feedback and decision making
opportunities
Engage community in co-creation of
vision and design
Inform the decisions needed to finalize
design drawings for submission to
Planning Department, as well as design
decisions that come later in the process
Cultivate support for the project vision
Develop phasing plan that responds to
community needs
Interactive design charrettes
Design and community informational
events
Public art and other arts-focused events
Site activation
Interactive digital tools

CONSTRUCTIONONGOINGOPERATIONS COMMUNITY-LEDDESIGN
Identify and map stakeholder ecosystem,
expanding on initial engagement
Conduct outreach to identify individuals
interested in being involved, ensuring
representation among people with
barriers to participation and/or potential
future residents
Cultivate organizational / institutional
partners and potential commercial
tenants
Involve community in setting vision and
goals
Establish processes and infrastructure for
robust, equitable engagement
Inform neighbors and broader public on
the project scope and vision
Understand existing and historical trauma
within the built environment and
community relations
Speaking/attending existing community
meetings
Town Hall(s) noticed to residents and
businesses within 300 feet of the site
and widely publicized in the community
Community Cafes (smaller, dialogue
focused meetings on key topics)
Tours of existing affordable housing in
Hawthorne and/or designed and
operated by the development team
Community development charrettes
Education-focused meetings on key
topics such as property management,
mental health, or other concerns that
arise

ENGAGEMENT OBJECTIVES ENGAGEMENT METHODSSTAGESOUTREACH AND ENGAGEMENT QUESTIONNAIRE/RESPONSE TO THE PROPOSAL REQUIREMENTS | PAGE 36 V.D.12. CONTINUED

COMMUNITY OUTREACH PLAN, CONTINUED
V.D. QUESTIONS/RESPONSE TO PROPOSAL REQUIREMENTS, CONT
Venice Community Housing Corporation
(VCHC) and Practice will co-lead the
community engagement process and ensure
that community input is reflected in both the
design and operations of the proposed
project. VCHC and Practice draw on a long
history of community engagement
experience. The team has experience across
a range of approaches including stakeholder
engagement and relationship building, door-
to-door outreach, town halls and other large
meetings, community dialogues, community-
led design, online outreach, virtual and in-
person events, and other methods. The
development team has a strong commitment
to engaging with a broad and diverse group
of people, but also paying special attention
to inclusion of potential future residents such
as low-income people, BIPOC community
members, unhoused people, and people with
disabilities.

VCHC’s Community Visioning Session
A Few VCHC Tenants
VCHC and Practice have developed deep
and longstanding relationships through
community engagement, particularly with
community-based organizations and local
stakeholders. As one key example, Social
Justice Learning Institute, a community-
based organization, became a development
partner, key decision maker, and commercial
tenant in the affordable housing project as a
result of community engagement and
meaningful relationship building.

VCHC has decades of experience working in
neighborhoods surrounding Culver City with
similar demographic profiles, including
Venice (35+ years), Del Rey (25+ years),
Inglewood (3 years) and Santa Monica (3
years). In each of these communities, VCHC
has led community engagement efforts, that
have resulted in completed projects with
broad community support, critical cultural
and community-based components, and
ongoing partnerships.

QUESTIONNAIRE/RESPONSE TO THE PROPOSAL REQUIREMENTS | PAGE 37 V.D.13. Methods for incorporating
community input and ensuring the project
meets local needs.

V.D. QUESTIONS/RESPONSE TO PROPOSAL REQUIREMENTS, CONT
Among many examples of successful
community engagement and participatory
processes by VCHC are Rose Apartments,
Journey Apartments and Sankofa Place at
Centinela.

At Rose Apartments, for example, tenants of
other VCHC buildings were engaged in a
variety of activities to explore what works
well in their buildings and what ideas people
had for improvements, particularly from a
trauma informed lens. Unhoused residents
were engaged in developing a vision for
what home looks and feels like. This work
was integrated into key design decisions has
been highlighted at numerous conferences
locally and nationally. Similar design work
was done at the recently completed Journey
Apartments. Additionally, community
engagement with adjacent neighbors
identified a shared concern for community
safety and clarity about shared spaces. A
memorandum of understanding was agreed
upon to document commitments and move
opponents to supporters.

At Sankofa Place at Centinela, in the City of
Inglewood, a project still in predevelopment,
a more expansive community engagement
process was implemented, based on learning
at the above-described sites. This included
community-led design and a community-
informed public arts process. This site will
incorporate murals and other elements that
directly reflect the community members that
participated, as well as Inglewood
community assets and history.

The Community Design and Engagement
manager’s role is to support the design team
and hold accountabilty to the community
feedback

EXPERIENCE WITH MEANINGFUL
COMMUNITY ENGAGEMENT, CONT.

VCHC’s Rose Apartments Supporter Engagement
V C H C s C o m m u n i t y A r t E n g a g e m e n t VCHC’s Community Visioning Session
QUESTIONNAIRE/RESPONSE TO THE PROPOSAL REQUIREMENTS | PAGE 38 V.D.13. CONTINUED
V.D. QUESTIONS/RESPONSE TO PROPOSAL REQUIREMENTS, CONT
VCHC’s Annual Jazz Brunch Fundraiser
V.E. FINANCIAL PROPOSAL AND

PROJECT FEASIBILITY
QUESTIONNAIRE/RESPONSE TO THE PROPOSAL REQUIREMENTS | PAGE 39 V.E.1. Preliminary development budget (soft
costs, hard costs, contingency)
In an effort to meet a wider variety of
City objectives:

USES RESIDENTIAL
Acquisition $ 1,100,000
Construction Hard Costs $21,076,750
Construction CostContigency $2,107,675
Architecture & Engineering $ 2,617,143
Permits and Fees $840,000
Construction Financing $2,252,500
Permanent Financing $32,000
Bond/TCAC Fees $112,015
Legal $165,000
Taxes and Insurance $289,000
Title and Recording $105,000
Lease Up and Reserves $450,000
Developer Fee/Accounting $2,633,000
TOTAL $33,780,083
T h e p r o p o s e d d e v e l o p m e n t w i l l r e l y o n a c o m b i n a t i o n o f L o w I n c o m e H o u s i n g T a x C r e d i t s , a n d a v a r i e t y o f p u b l i c a g e n c y f i n a n c i n g t o f i l l t h e f i n a n c i n g g a p . V C H C w i l l a p p l y f o r t h e f o l l o w i n g f u n d i n g s o u r c e s :

S t a t e o f C a l i f o r n i a D e p a r t m e n t o f H o u s i n g a n d C o m m u n i t y D e v e l o p m e n t ( H C D ) M u l t i f a m i l y H o u s i n g P r o g r a m , W e s t s i d e C i t i e s C o u n c i l o f G o v e r n m e n t s a n d L A C o u n t y A f f o r d a b l e H o u s i n g S o l u t i o n s A g e n c y ( L A C A H S A ) . A l l o f t h e s e s o f t f i n a n c i n g r e s o u r c e s a r e e x p e c t e d t o c a r r y a 3 % s i m p l e i n t e r e s t r a t e a n d b e p a i d b y a p r o p o r t i o n a l s h a r e o f 5 0 % o f r e s i d u a l r e c e i p t s o v e r a 5 5 - y e a r p e r i o d .

W e a n t i c i p a t e t h a t i t w i l l t a k e 1 8 - 3 6 m o n t h s t o s e c u r e t h e f i n a n c i a l r e s o u r c e s t o s t a r t c o n s t r u c t i o n .

QUESTIONNAIRE/RESPONSE TO THE PROPOSAL REQUIREMENTS | PAGE 40 V.E.2. Sources and uses of funds, including
anticipated public subsidies, grants, or tax
credits.

V.E. FINANCIAL PROPOSAL AND PROJECT FEASIBILITY, CONT

PERMANENT FINANCING SOURCES RESIDENTIALTOTAL
CA HCD - MHP $ 5,000,000
Westside Cities Council ofGovernments $ 1,000,000
LACAHSA $ 8,400,000
GP Equity $100
LIHTC Equity $19,379,983
TOTAL $33,780,083
Please see Attachment F, which shows the
proposed development cash flow for 15
years.

VCHC is proposing a capitalized ground
lease payment of $1 million, to be disbursed
concurrently with the closing of construction
financing. In addition to this upfront
payment, VCH is also proposing a pro-rata
share of the public funder's residual receipts
for the full duration of the ground lease
term. The pro-rata allocation will be based
on the appraised value of the property.

V.E.3. 15-year or longer pro forma analysis
V.E.4. Proposed land acquisition terms
(purchase price or lease terms, if applicable).

V.E.5. One-time and/or ongoing revenue to
the City (if applicable).

See above for response.

Building Design Concepts
V.F. LIST OF

REFERENCES
Org Name National Equity Fund
Address 500 South Grand Ave, Suite 2300, Los Angeles, CA 90071 Contact Person Debbie Burkart, Managing Director Supportive Housing Telephone Number 312.543.5984
E-Mail Address [email protected]
Description of the Work
NEF is the equity investor in Rose Apartments and The Journey Apartments, completed in 2022 and 2024 respectively, both supportive housing developments in the high opportunity neighborhood of Venice. And most recently, 20 Street Apartments in Santa Monica, which started construction in 2025.
th
Org Name Genesis LA
Address 801 S. Grand Ave., Suite 850, Los Angeles, CA 90017 Contact Person Tom De Simone, President & CEO
Telephone Number 213.533.8900
E-Mail Address [email protected]
Description of the Work
Genesis LA was a partner and lender in the LA County Community Land Trust pilot project, in which VCH and Liberty Community Land Trust acquired two sites in 2022 for rehabilitation and long-term affordability preservation. In addition, GLA is the acquisition and predevelopment lender for Sankofa Place at Centinela.

Org Name Bank of America
Address 333 S. Hope Street, 20 Floorth
Contact Person Daniel Rodriguez, Vice President/Senior Relationship Manager Telephone Number 213.621.7514
E-Mail Address [email protected]@bofa.com
Description of the Work
The Bank most recently provided construction financing of over $17 million and a tax credit equity investment over $11 million for an affordable housing project with VCHC. The recently completed 40- unit development is for chronically homeless households and transition aged youth. The project was completed in partnership between the Bank, VCHC, and several state and local funders.

QUESTIONNAIRE/RESPONSE TO THE PROPOSAL REQUIREMENTS | PAGE 41 QUESTIONNAIRE/RESPONSE TO THE PROPOSAL REQUIREMENTS | PAGE 42 V.G. IMPLEMENTATION

SCHEDULE
An implementation schedule is included as
Attachment G.

V.H. CERTIFICATE(S) OF

INSURANCE
Certificates of Insurance evidencing required
coverage types and the minimum limits will
be provided upon request.

Building Design Concepts
V.I. BUSINESS TAX

CERTIFICATE
VCHC does not currently hold a Culver City
Business Tax Certificate, but confirm that we
will secure on during the contracting process
and maintain an active certificate throughout
the contract period.

V.J. EXCLUSIVE NEGOTIATIONAGREEMENT AND DISPOSITIONAND DEVELOPMENT

AGREEMENT
VCHC is prepared to enter into an Exclusive
Negotiation Agreement (ENA) with the City
for the purpose of negotiating a Disposition
and Development Agreement for purchase
and development of the site.

Attachment A – VCH Organizational Chart
Attachment B – VCHC Property
Management and Resident Services
Portfolio
Attachment C – Organizational Chart
Showing Roles and Responsibilities
Attachment D – Personnel Resumes
Attachment E – Concept Drawings
Attachment F – Development Proforma
with 15 Year Cash Flow
Attachment G – Implementation Schedule

LIST OF

ATTACHMENTS
LIST OF ATTACHMENTS | PAGE 43
Building Design Concepts

REDEVELOPMENT OF
11029 WASHINGTON BOULEVARD
RFP #2626
AUGUST 2025

CITY OF CULVER CITY
CITY MANAGER’S OFFICE
9770 CULVER BOULEVARD
CULVER CITY, CA 90232-0507

ALLISON RILEY

POINT OF CONTACT
Co-Executive Director
Venice Community Housing Corporation
200 Lincoln Blvd., Venice, CA 90291
(310) 399-4100
[email protected]
Attachment A - VCH Org Chart
VCH Organization Chart - July, 2025
Allison Riley
Co-Executive Director
Vacant
Sr. Director of HousingDevelopment
Maurice Williams
Project Manager
Carey Cameron
Project Manager
Victor Tran
Project ManagementAssociate – Lead
Jonathan Hunter
Community DesignManager
Brett Morales
Sr. Director of PropertyManagement
Vacant
Regional PropertyManager
Gloria Malverez
Lead Resident Manager
Sidney Zamora
Resident Manager
Orlando Nava
Resident Manager
Tanisha Saunders
Resident Manager
Lupe Garcia
Resident Manager
Cesar Meza
Resident Manager
Anthony Gaines
Resident Manager
Laytoyia Lewis
Resident Manager
Vacant
Resident Manager
Clarence Dorsey
Maintenance Supervisor
Rafael Rodriguez
Maintenance Worker
Juan Perez
Maintenance Worker
Phillip Meighan
Maintenance Worker
Barry Thomas
Maintenance Worker
Yannis Oliver
Director of Finance
Kevin Harris
Asset Manager
Vacant
Compliance Specialist
Claude Chow
Sr. Staff Accountant
Shelia Leftridge
Staff Accountant I
Erika Lee
Co-Executive Director
Faisal Hussain
Director of Operations
Bridgett Bell
Staff DevelopmentManager
Candy Gonzalez
Facilities Manager
Jalil Austin
Director of Development &Communications
Katherine Regvall
Communications Manager
Artemio Leclerc-Jones
Development Associate
Linda Lucks
Community Engagement& Special Events
Antonio Tate
Director of ResidentServices - ICMS
Michel Gallo
Program Manager
Tasha Daniels
ICMS Case Manager
Valencia Robinson
ICMS Case Manager
Daniel Frazier
ICMS Case Manager
Jazmine Santa Cruz
ICMS Case Manager
Carlos Martinez
Site Monitor
Norma Fausto
Program Manager
Regina Price
ICMS Case Manager
Tinesha Carson
ICMS Case Manager
Lawrence Merriweather
ICMS Case Manager
Adan Alcaraz
ICMS Case Manager
Paulina Rubio
ICMS Case Manager
Channing Zayzay
Senior Mental HealthSpecialist
Chela Vallejo
Director of ResidentServices - Affordable &TAY
Tereso Perez
Custodian
Lucia Mendez
Program Manager
Art Morales
Services Coordinator
Alexandria Escobar
Services Coordinator
Geoffrey Pincus-Brimble
Sr. Data Manager
Marisol Perez
Program Manager
La'Miya Smays
ICMS Case Manager
Nonique Harris
ICMS Case Manager
Sean Gregory
Site Monitor
Genesis Batalla
Site Monitor
Feliz Burke
John Muir Teacher
Confidential - Property of Venice Community Housing
Legend
Directors
Management Team
Senior Staff
Attachment B - VCH Property Management & Resident Services Portfolio Project Name Address Number of
Units PSH Units PIS
Years Lead
Service
Provider
Years
Property
Management
1 Ballona Villa/Slauson II 5026 Slauson,
Los Angeles, CA 90066
10 9 1994 31 31
2 Brooks Apts. 511 Brooks
Venice, CA 90291
4 0 1994 31 31
3 Slauson III 5032 Slauson
Los Angeles, CA 90066
8 0 1995 30 30
4 Sixth Avenue Apts. 920 Sixth Avenue
Venice, CA 90291
6 2 1996 29 29
5 Westminster 640 Westminster
Venice, CA 90291
3 0 2000 25 25
6 Slauson I 4816 Slauson
Los Angeles, CA 90066
8 0 2000 25 25
7 Lincoln Apts. 200-206 Lincoln Blvd.

Venice, CA 90291
13 13 3/29/2000 25 25
8 Centinela Apts. 4216 Centinela Avenue Los
Angeles, CA 90066
14 8 8/27/2007 18 18
9 Navy Blue Apts. 102 Navy
Venice, CA 90291
14 11 7/1/1994 31 16
10 Washington Court 12525 Washington Blvd.

Los Angeles, 90066
30 1 11/1/1996 (ph
1) 28 16
11 Tabor Court 345 Fourth Avenue
Venice, CA 90291
25 0 8/19/1996 29 16
12 VCHC Pacific Apartments,
LLC
4429 Inglewood Blvd. Los
Angeles, CA 90066
32 0 2/11/2003 22 22
13 Horizon Apartments, LLC 15 Horizon
Venice, CA 90291
20 19 7/7/2011 21 4
14 VCHC Gateway LP 13368 Beach Avenue Marina
del Re
y, 90292
21 20 3/2/2016 25
15 LCLT Pilot Project
2 sites: 1653 W 224 St/6221
Brynhurst, LA, CA
90501/90043
90 5/21/2021
8/26/2021 14
16 Rose Apartments 720 Rose Avenue
Venice, CA 90291
35 34 3/18/2022 33
17 Aviation Apartments 11834 Aviation Blvd
Inglewood, CA
48 47 1/28/2024 11
18 Marian Place Apartments 2211-2219 Marian Place, 841-849 Venice Blvd, Venice, CA 90291
9 8 1/15/2024 11
19 The Journey 2471 Lincoln Blvd.

Venice, CA 90291
40 39 7/19/2024 0.5 0
TOTALS: 349 211
Portfolio of Venice Community Housing Corporation's Supportive Services and Property Management Attachment C - Org Chart Showing Roles and Responsibilites Organizational Chart Showing Roles and Responsibilities for Culver Commons

Venice Community Housing Corporation
Lead Developer
Allison Riley
Co-Executive Director
Erika Lee
Co-Executive Director
Vanessa Luna
Sr. Director of Housing
Development
Greg
Kochanowski
Practice
Architecture/Design
Raevan
Flores
Ali Barar
Jin
Kim
Casey
Castor
Henry
Mosely
California Housing
Partnership
Financial Consultant
Sherin
Bennet
Burns & Bouchard
Land Use & Entitlement
Jonathan
Lonner

AMJ Construction
Management

Jack
Wickersham
Attachment D - Personnel Resumes
Allison Riley [email protected]
3849 Montclair Street, Los Angeles, CA 90018 (714) 475-9236

May 2025- Venice Community Housing Corporation
Present Co-Executive Director
Provide strategic leadership of organizational management and operations, in collaboration with the Co- Executive Director and Board of Directors to achieve organizational goals Responsible for ensuring fiscal stability, compliance, and growth acr oss all real estate activities including property management , asset management, and housing development.

March 2020- Venice Community Housing Corporation
May 2025 Senior Director of Housing Development
Provided leadership and strategy of organizational real estate development activities including the expansion of VCH’s target communities, partnership building, coalition representation, project feasibility and financial structuring, entitlements, design, construction, through initial lease-up. Manages and trains a team that includes four to five staff including project managers and a community design and engagement manager. Since joining VCH, the team placed- in-service four projects (129 units) and currently had five projects (383 units) in predevelopment.

September 2015-
PATH Ventures
February 2020 Managing Director, Real Estate Development Provided leadership and strategy of organizational real estate development activities: acquisition feasibility, financial structuring, population programming, architectural design, construction, and initial lease-up. Manages and trains a team that includes five - six staff including project managers and support staff. Since joining PV, the team placed-in-service eight projects (446 units) and had one project (122 units) under construction, and five projects (383 units) in predevelopment. Spearheaded, in col laboration with staff and leadership, the development of PATH’s diversity, equity and inclusion committee.

July 2013 – California Housing Partnership Corporation September 2015 Senior Housing Finance Consultant
Strategize with nonprofit affordable housing developers throughout California to identify and implement finance strategies to develop affordable rental housing communities. Develop financial projections including long term tax analysis. Solici t and manage lender and investor selection process.

Guide project managers on financial structures, available resources, and process to secure including local, state, and federal funding. Facilitate and participate in affordable housing industry conference panels and training . Negotiate finance agreements including partnership agreements, loan documents, and regulatory agreements. Analyze existing projects’ operations and assess feasibility for recapitalization.

October 2007 – Linc Housing Corporation
July 2013 Senior Project Manager
Managed and completed 454 units of new construction and rehabilitation projects for families, seniors, and special needs populations. Responsible for each phase of project development including implementation of purchase and sale agreement s, securing entitlements, facilitating community meetings, securing and negotiating conventional, government, and private financing sources, selecting and managing the development team—including service partnerships for special needs populations, property management— through the initial lease-up. Managed a team of three staff including Associate Project Managers and an Administrative Assistant.

September 2006 - WNC and Associates, Inc.

September 2007 Underwriter/Project Manager
Underwrote new construction and acquisition/rehabilitation projects that were allocated Low I ncome Housing Tax Credits to identify and minimize tax credit investor’s risk. Utilized MS Excel projection to analyze the financial aspects of proposed projects, including tax credit delivery, timing of capital contributions, operating cash flow, and tax consequences , to maximize investor’s profit. Conducted, reviewed, and analyzed project due diligence. Presented, recommended, and defended projects to the executive investment committee. Negotiated partnership agreements.

Allison Riley [email protected]
3849 Montclair Street, Los Angeles, CA 90018 (714) 475-9236

April 2004 – U.S. Department of Housing and Urban Development August 2006 Denver Multifamily Hub, Development
Mortgage Credit Analyst and Neighborhood Networks Coordinator Analyzed and underwrote financial feasibility of applicants for multifamily mortgage insurance and capital advance programs. Tracked construction financing, processed monthly construction draws, and ensured compliance with statutory and regulatory guidance . Provided training to internal and external clients on HUD processes, procedures, rules, and regulations. Coordinated the establishment of computer labs at HUD properties throughout a six-state region.

June 2002 - Boulder County Housing Authority
November 2003 Development & Acquisitions-Housing Planner I Managed and implemented multifamily acquisition program consisting of mostly small apartment buildings. Researched and wrote successful grant applications and monitored compliance.

2006 Master of Urban and Regional Planning, Tau Sigma Delta (honors fraternity) Physical Planning/Real Estate Development
University of Colorado at Denver and Health Sciences Center 1995 Bachelor of Arts - Government and Politics, Management and Organization University of Maryland at College Park

Erika J. Lee
• [email protected] • (310) 266 – 9610 •
• http://www.linkedin.com/in/erikajlee •

EXPERIENCE
Venice Community Housing Venice, CA
Co-Executive Director March 2024- Present
• Supervise and support all programs, services and activities to ensure program objectives are met and best practices are consistently implemented; affordable housing, permanent supportive housing, and interim housing programs; youth education programs • Ensure compliance and regulatory obligations for all local, state, and federal grants • Oversee organization’s fundraising and communication efforts to raise over $2 million dollars in private funds
• Coordinate and collaborate with the Co-Executive Director in developing and achieving organizational goals and objectives that advance the organization Deputy Director June 2020 – March 2024
Associate Director of Development July 2017 - July 2018 • Independently planned and executed annual fundraiser for 300+ attendees, raising over $115,000 • Completed organization’s annual grant calendar and grant proposals for general operating and prog
ram budgets; full range of grant research, writing and reporting for foundation, corporate, and government grants
• Cultivated and maintained relationships with donors and volunteers, raising over $300,000 in individual giving
• Raised over $1,000,000 for organization, a 30% increase over 3 years • Led organization’s advocacy efforts on affordable housing and anti-criminalization of homelessness through community organizing and engagement of elected officials; planned and execute d
c
ommunity organizing events; lead member of Advocacy Committee; testified to elect ed officials Development Manager Jan 2015- July 2017
Bon Me Foods, LLC Boston, MA
Manager Sept 2012- May 2014
• Individually managed staff on 2013 Best of Boston’s Food Truck; ensured high quality production and customer service in fast-paced environment
• Assisted in hiring process, trained and oversaw staff; coordinated catering and large party events On The Rise Cambridge, MA

Development Assistant Jan 2014- May 2014
• Conducted prospect research and outreach; cultivated relationships with potential funders • Integral part of planning and coordination of in-house events and fundraisers • Assisted Director of Development with general development support; managed donor database SolSolution, Inc. Boston, MA
Fundraising Coordinator April- June 2012
• Researched and strategized organization’s fundraising plan; wrote foundation grants • Tracked communication and outreach to potential foundation targets on SalesForce

EDUCATION
Wageningen University & Research Wageningen, Netherlands Candidate for Master of Science in Communication, Health and Life Sciences Sept 2018 – Nov 2020 Specialization: Health and Society
N
ortheastern University Boston, MA
Bachelors of Arts in Environmental Studies and Sociology- Cum Laude May 2013 SKILLS
Computer: Proficient in Microsoft Office, SalesForce, Constant Contact, DonorPerfect Online, WordPress, and Adobe Photoshop on Macs and PCs
Language: Conversational Spanish
Interests: Cooking, Traveling, Biking, Yoga (200 hour TTC), Tennis, and Hiking

VANESSA LUNA
4008 Berenice Ave., Los Angeles CA 90031 (213) 440-2911 Work Experience
Venice Community Housing Corporation
Senior Director of Housing Development, September 2025 - present Brilliant Corners, Los Angeles, CA
Director of Multifamily Housing, June 2021-August 2025
Associate Director of Multifamily Housing, March 2020-June 2021 ▪ 243 permanent supportive and affordable housing units among four LIHTC and Homekey developments added to BC’s pipeline totaling over $155 million in financing ▪ Implementation and oversight of Brilliant Corners’ multifamily housing development strategy statewide
▪ Responsible for initiating joint ventures and other partnerships ▪ Represents Brilliant Corners in coalitions and advocacy pertaining to multifamily housing development
Clifford Beers Housing, Inc., Los Angeles, CA
Housing Director, May 2013-March 2020
▪ 356 permanent supportive and affordable housing units among six LIHTC developments added to CBH’s pipeline and totaling over $100 million in financing. ▪ Pipeline projects include funding from 9% and 4% tax credits, LACDA, HCD, MHSA, AHP, LAHD, DHS, and HACLA
▪ Experience with acquisitions and ground leasing of publicly owned sites, including sites owned by LAHD and the County of Los Angeles
▪ Implementing innovative construction techniques such as prefabricated and container construction
▪ Responsible for initiating joint ventures and other partnerships ▪ Implementing a shared street typology—the first of its kind in Los Angeles—for a paseo to be developed in conjunction with a PSH development
▪ Oversight of LIHTC Housing Development department
Skid Row Housing Trust, Los Angeles, CA
Senior Project Manager, September 2011-April 2013
▪ Responsible for working with private lenders and public agencies to secure and close acquisition, predevelopment, construction, and permanent financing sources for new construction special needs/homeless 9% and 4% LIHTC projects, re-syndications, and projects funded with federal stimulus funds (ARRA)
▪ Assisted Housing Director with sale of losses on ARRA-funded project; working with Housing Committee; and keeping abreast of changes in funding regulations and requirements ▪ Supervision of Housing Development Assistant Project Managers and Development Assistant ▪ Contract negotiation, selection, and oversight of consultants and general contractors Project Manager, March 2011-September 2011
Education
Master of Planning, University of Southern California
Mixed-Use & Housing Experience
Mixed-Use & Housing Experience | 3
Mixed-Use & Housing Experience | 2
Practice is widely recognized as a leader in affordable and supportive multi-family housing design throughout
Southern California.

Originally CHCG, then Gonzalez Goodale Architects, and
now Practice, creating built environments that reinforce social engagement and support the advancement of our
civic, education, and housing clients has always been at the core of what we do. The depth and breadth of our work is the direct result of enduring partnerships with community serving, multiple-stakeholder institutions with whom we share resonant values.

Our team is passionate about our work. We aspire to be
an innovative, human-centered architectural design and
professional practice, fueled by our diversity.

Multi-Family Housing Design Leadership
At Practice we understand the need to provide strong
design leadership in translating your guiding principles and project aspirations into quality, sustainable built environments. Our work with institutional and non-profit clients focuses on designing the spaces that help promote social engagement, while maintaining facilities long-term, all within budget.

Designing Spaces for People to Thrive
The potential to amplify the human connection drives
us to design with both passion and optimism. Thriving
communities are what great cities are made of places that are built upon the power of human experience. From new
public schools in urban Los Angeles, to college campuses, to hillside residential communities for the formerly
homeless, our designs are deeply rooted in community.

In all of the work that we do, the people we partner with, and the places we create, we ascribe to the following core principles: creativity, collaboration, integrity, and passion.

Practice designs idea-based, human-centered design places.

Design Deeply Rooted
in Community.

Primary Contact
Ali Barar, AIA
Principal Leadership
Ali Barar, AIA
Harry Drake, AIA, CASp
Staci Nesbitt, AIA, LEED AP
Greg Kochanowski, AIA ASLA
Ownership Structure
California S-Corporation

Registered Small Business Entity (SBE)
State of California,
Department of General Services
Size
40 Employees
12 Licensed Architects
9 LEED Accredited Professionals
1 Certified Access Specialist
Project Experience
Mixed-Use & Housing Experience UMCPS Affordable Senior Housing RFP Permanent Supportive & Affordable Housing
Abode Communities
Glassell Park Early Education Center & Family Apartments A Community of Friends
Lorena Plaza Family Apartments
Cedar Springs Transitional Youth Housing
Belmont Villages
Pasadena Senior Housing on Church Campus
Century Housing
Banning Family Apartments
LAC + USC Restorative Care Village
Uptown Acres - Long Beach Affordable Housing
Community
Cesar Chavez Foundation
Montebello 6th Street Family Apartments
The Boulevard Montebello Family Apartments
Clifford Beers Housing
Burlington Family Apartments
Pomona Holt Family Apartments
EAH Housing
South Main Street Family Apartments
East LA Community Corporation (ELACC)
1st & Soto Cielito Lindo Family Apartments Ph 1&2
Los Lirios Mixed-Use Development (METRO)
Whittier Boulevard Family and Veterans Apartments Ph 1&2 Excelerate Housing
Palmdale Affordable Housing Community
Heritage Housing Partners
Affordable Home Ownership Mixed-Use Development
Hollywood Community Housing Corporation
Kern Ave Permanent Supportive Housing
LA Family Housing
The Campus Supportive Housing & Corporate
Headquarters
The Fiesta Permanent Supportive Housing
Day Street Permanent Supportive Housing
Palo Verde Permanent Supportive Housing
‘My Angel’ Permanent Supportive Housing
The Sieroty ‘Home Key’ Permanent Supportive Housing
Michaels Organization
Jordan Downs Affordable Family Apartments Ph. S4 & S5
Slauson & Wall Community Revitalization
Many Mansions
Summit View Supportive Veterans Housing
META Housing
Whittier Mixed-Use Development NW
Whittier Mixed-Use Development SE
PATH Ventures
Montclair Permanent Supportive Housing
Gramercy Place Permanent Supportive Housing
Wakeland Housing
Riverside Mixed-Use Development & Civil Rights Museum
National City Community Revitalization Master Plan
Union Tower Workforce Housing
Transitional/Bridge Housing
County of Los Angeles Department of Public Works
Rancho Los Amigos Recuperative Care (RCC) &
Residential Treatment Campus (RTP)
City of Burbank
Navigation Center
City of Culver City
City-Wide Bridge Housing Master Plan
‘Room-Key’ Motel Conversion Study
City of Los Angeles
CD-2 Navigation Center
City of Los Angeles Bureau of Engineering ‘Bridge Home’ Imperial Highway Emergency Shelter
St. Andrew’s Place Emergency Shelter
100 Sunset Venice Emergency Shelter
CD-15 Figueroa Place Tiny Homes
CD-2 Saticoy & Whitsett Tiny Homes
CD-14 Eagle Rock Tiny Homes
Cypress Park Tiny Homes & RV Village
City of Pomona
Emergency Shelter Master Plan
LA Family Housing
‘The Willows’ Adaptive Re-Use Bridge Housing
Transitional Living Center Campus
Recognized Leaders In
Housing Design
Project Experience
Mixed-Use & Housing Experience UMCPS Affordable Senior Housing RFP Project Name/Location Completed Units AMI Programming
1 LA Family Housing
Day Street Apartments
7639-7653 Day Street
Tujunga, CA 91042
2014 47 < 30% AMI Permanent Supportive Housing
2 Clifford Beers Housing
Burlington Family Apartments
415 S Burlington Ave
Los Angeles, CA 90057
2014 25 < 60% AMI Affordable Family Housing
3 East LA Community Corporation
Whittier Family Apartments Ph. 1
4125-4131 Whittier Blvd
Los Angeles, CA 90023
2015 25 < 30% AMI Permanent Supportive Housing
4 East LA Community Corporation
Whittier Family Apartments Ph. 2
4169 and 4200-4224 Whittier Blvd.

Los Angeles, CA 90023
2022 25 < 30% AMI Permanent Supportive Housing
5 A Community of Friends
Cedar Springs Apartments
1320-1350 Palomares Ave.

La Verne, CA 91750
2016 38 < 30% AMI At-Risk Youth Housing
6 East LA Community Corporation
Cielito Lindo Apartments Ph. 1
2403 1st St.

Los Angeles, CA 90033
2017 50 < 60 AMI Affordable Family Housing
7 East LA Community Corporation
Cielito Lindo Apartments Ph. 2
2403 1st St.

Los Angeles, CA 90033
2020 29 < 60 AMI Affordable Family Housing
8 Clifford Beers Housing
Holt Avenue Family Apartments
1445 East Holt Avenue and 2018 North
Garey Avenue Pomona, CA 91767
2018 50 < 60 AMI Affordable Family Housing
9 LA Family Housing Campus
The Campus
7843 Lankershim Blvd
North Hollywood CA 91605
2019 50 < 30% AMI Permanent Supportive Housing
10 META Housing
Whittier Blvd Development Phase 1
4169 and 4200-4224 Whittier Blvd.

Los Angeles, CA 90023
2020 71 < 60 AMI Affordable Family Housing
Recognized Leaders In Housing
Projects Completed in Past 10 Years
Project Name/Location Completed Units AMI Programming
11 META Housing
Whittier Blvd Development Phase 2
4169 and 4200-4224 Whittier Blvd.

Los Angeles, CA 90023
2022 42 < 60 AMI Affordable Family Housing
12 Heritage Housing Partners
Lincoln Orange Grove
745 Orange Grove Boulevard
Pasadena, CA 91103
2023 35 < 60 AMI Affordable Home Ownership
13 PATH Ventures
Villas Montclair Apartments
4220 Montclair Street
Los Angeles, CA 90018
2022 45 < 30% AMI Permanent Supportive Housing
14 Wakeland Housing
Riverside Civil Rights Institute
Mission Heritage Plaza
3933 Mission Inn Ave.
2023 72 < 60% AMI
Affordable
< 30% AMI PSH
Affordable Family Housing,
Permanent Suppportive Housing
15 Many Mansions
Summitview Apartments
11861 Foothill Boulevard
Los Angeles, CA 91342
2023 49 < 60% AMI
Affordable
< 30% AMI PSH
Permanent Supportive & Affordable
Veterans’ Housing
16 LA Family Housing
The Angel Veterans Housing
8545 Sepulveda Boulevard
Los Angeles, CA 91343
2024 54 < 60% AMI
Affordable
< 30% AMI PSH
Permanent Supportive, Veterans,
Affordable Family Housing
17 Century Housing
Banning Apartments
841 N. Banning Blvd.

Wilmington, CA 90744
2024 64 < 30% AMI Permanent Supportive Housing
18 Bridge/East LA Community Corporation
Los Lirios Family Apartments
113 S. Soto St.

Los Angeles, CA 90033
2024 66 < 60% AMI Affordable Family Housing
19 EAH Housing
4507 S. Main
4507 S. Main Street
Los Angeles, CA 90037
2024 61 < 60% AMI Affordable Family Housing
20 A Community of Friends (ACOF)
1st and Lorena Family Apartments
3401-3415 E. 1st St.

Los Angeles, CA 90063
2024 49 < 60% AMI
Affordable
< 30% AMI PSH
Affordable Family Housing
Permanent Supportive Housing
UMCPS Affordable Senior Housing RFPUMCPS Affordable Senior Housing RFP Location
Riverside, CA
Riverside County
Client
Wakeland Housing
Completed
2022
Size
144 Units
3,500sf Civil Rights Mus
Unit Mix
1 Bed - 62
2 Bed - 46
3 bed - 36
AMI
< 60% Local AMI Affordable
<30% Permanent Supportive
Sustainability
LEED Gold Certified

Located on Mission Inn Avenue and Fairmont Boulevard near Downtown Riverside, Mission Heritage Plaza includes two separate buildings with 72 affordable housing units, Fair Housing Council Offices, one Diversity Multipurpose Room, and the Civil Rights Institute exhibit space. The residential portion of the project includes an open courtyard on the second level, case manager offices, a communal laundry room, and a community room with a patio.

Partnering with Wakeland Housing, Fair Housing Council of Riverside County, and Civil Rights Institute, the project creates a civic plaza and a gallery entry along Mission Inn Avenue, across the street from the Riverside Public Library.

Along Fairmont Boulevard and Sixth Street, entry gardens and landscape buffer soften the building edges against single-family homes and the Fox Theather. Mission Heritage Plaza is a continuity of the commercial corridor from downtown Riverside, providing the much-needed transaction from the commercial environment to residential zones. It’s also another anchor point for promoting and celebrating fair housing rights and Civil Rights history in the City.

Riverside Mission Heritage Affordable Housing
UMCPS Affordable Senior Housing RFPUMCPS Affordable Senior Housing RFP Summit View Apartments offers a unique intersection of several community partners coming together to develop a challenging site and provide a contextual asset to the rural neighborhood and a restorative environment for formerly homeless veterans. The project serves chronically homeless veterans by providing 49 units of permanent supportive housing alongside supportive services that interconnect through an undulating landscape and bridges.

The housing embeds itself into a long-vacant hillside parcel perched over the outstretched Hansen Dam recreational facility. Through the result of an extensive community outreach process the design celebrates the local character of Sylmar’s equestrian ranch aesthetic. The four buildings asymmetrically frame a centralized connective space, which affords every unit full advantage of the beautiful surrounding vistas, daylight and natural ventilation. Locally inspired materials of stucco, wood, concrete, metal and glass are composed in a manner to bring scale and definition to the project.

Elements of biophilic and trauma-informed design are weaved seamlessly into a housing typology that will bring decades of homeless veterans off the streets and into an opportunity to thrive and grow within a high-quality community with encompassing support programs to ensure long-term resident success.

Location
Los Angeles County
Sylmar, CA
Client
Many Mansions/
LA Family Housing
Completed
2023
Size
50 units
Unit Mix
Studio - 37
1 Bed - 11
2 bed - 1
Manager - 1
AMI
< 60% Local AMI Affordable
< 30% Permanent Supportive
Sustainability
LEED Gold Certified
Summit View Supportive Veterans Housing
UMCPS Affordable Senior Housing RFPUMCPS Affordable Senior Housing RFP Location
Client
Size

Restorative Care Village at LA General Hospital
Location
Los Angeles, CA
Client
Century Housing
Los Angeles County
Size
300 Housing Units
Community Rooms, Fitness,
Economic development incubator,
other amenties
Landscape terraces, plazas,
courtyards
As part of a broader healthcare district, the project creates a socially woven livable place enmeshed in helping people heal through a holistic and restorative environment. Building on the social concept of Radical Hospitality the project takes an expanded view of whole health and well-being to allow residents to live a fuller life.

Central to our proposal is the holistic integration of architecture and landscape.

The project organizes itself as an “urban courtyard block”, maximizing the perimeter area of the site to house 300 residential units and supportive programming, while also maximizing contiguous landscape area in the form of a communal landscape.

The spaces — be they urban, site, or building — work to engage the wellness of each individual, rejuvenating the psychosocial, physical, and mental health of the residents. On a regional scale, the project engages the urban fabric, stitching into the neighborhood and activating the street and the varying scalar adjacencies of the site. At the building level, the design creates and engages 1) multiple scales of open space, porches, and loggias, 2) landscape at all levels of the building, 3) public art placemaking,4) modular construction logics strategically married with social programming.

UMCPS Affordable Senior Housing RFPUMCPS Affordable Senior Housing RFP Location
Client
Size

Hope Village at the California Endowment
Location
Los Angeles, CA
Client
Century Housing / The CA
Endowment
Size
150 Housing Units
Community Rooms, Fitness,
Workforce Development,
Classrooms, Wellness Clinic,
Visual and Performing Arts
Classrooms, Landscape terraces,
plazas, courtyards

The history of Los Angeles’ Chinatown District is one of extraction and relocation of people for the benefit of industry and infrastructure. Our proposal for Hope Village seeks to remember these stories and restore connections to the history of this place and its people.

Hope Village is a 300-unit mixed use development for formerly incarcerated individuals, the unhoused, and families affected by the justice system. It contains an extensive network of mental health and social services as well as community amenities, landscape, and open space to establish a network of affiliations both within and beyond the site. A network of programmed pavilions provide for a range of services and spatial conditions that acknowledge varying levels of engagement from public to private, while also reconnecting, and restoring, a pedestrian oriented urban fabric.

By elevating the three values of Choice, Community, and Comfort as principle tenets of a Trauma Informed Design framework, the design places emphasis on the whole person that prioritizes human experience to enhance personal control, dignity, connection, meaning, value, and safety. Additionally, through extensive use of landscape, shade, stormwater management strategies, and noise mitigation, the design attempts to offset some of the environmental impacts of industry and infrastructure disproportionately placed on the Chinatown community.

UMCPS Affordable Senior Housing RFPUMCPS Affordable Senior Housing RFP Location
Client
Size

The project is the outcome of our client’s bold vision for holistic partnerships between city and regional agencies alongside health and housing service providers to create Uptown Acres - a supportive community centered around wellness, healthy living, and cultivating social bonds. The development program includes a children’s health clinic, a fresh food community kitchen, and a hub of various other community serving spaces with a total of 192 units of affordable and supportive housing and additional bridge housing for a diverse unhoused community.

An internal pedestrian oriented open space network connects the project’s 3 phases, knitting together public and semi-private outdoor shaded nodes and connecting to the future Hamilton River Park. Transparency and ample landscaping extend the project’s vision for connectivity and healthy living into the interior spaces, while the angled masses of housing above create a dynamic rhythm which supports visual connectivity and natural ventilation. The bridge housing program is a stand-alone complex anchoring the rear of the site, framing a private outdoor space and supportive services.

Uptown Acres Affordable Housing Community
UMCPS Affordable Senior Housing RFPUMCPS Affordable Senior Housing RFP The Banning Permanent Supportive Housing
Location
Los Angeles, County
Wilmington, CA
Client
Century Housing
Completed
2024 - Photography Pending
Size
128 units of permanent supportive
housing campus
Unit Mix
1 Bed - 57
2 bed - 7
AMI
< 30%
Sustainability
LEED Silver Certified
Located in the heart of the Willmington community of Los Angeles, 841 N.

Banning community will serve unhoused and housing insecure households by providing high-quality affordable apartment homes with modern amenities and on-site services. The project site links a busy commercial boulevard dotted with semi-industrial uses to a medium scale multifamily residential neighborhood.

The proposed development is sensitive to the diverse nature of its edges and proposes appropriate program, building form and scale to bridge the disparate uses and bulk of its neighbors. A Distinct massing, height, a mixture of textures and colors, and lush, native landscaping create a unique identity, pleasing rhythm and welcoming exterior. The design aims to promote residents’ health and well-being, maximizing open space, abundant natural lighting and ventilation to all units.

Transparency and connectivity of indoor and outdoor spaces are two of the main organizing themes in the building’s configuration. Each component of the building’s communal and service program space is connected to an outdoor space designed to connect residents’ activity beyond the building envelope and offer opportunities to engage the larger community.

Creating a strong and cohesive community within, a rich array of communal and service program spaces are distributed throughout the building and organized around a network of public and private open spaces to form a comfortable and nurturing living environment reinforcing the residents sense of place and pride in the quality of their home.

UMCPS Affordable Senior Housing RFPUMCPS Affordable Senior Housing RFP Location
Los Angeles, CA
Client
LA Family Housing
Completed
2024
Size
54 Units

Unit Mix
Studios - 53
Manager - 1
AMI
< 60% Affordable
< 30% Permanent Supportive
Sustainability
LEED Gold Certified
The new 100% affordable 54-unit (53 studios plus 1 – two bedroom managers unit) Veteran housing project. The project will include two courtyards, meeting/ conference, lobby and waiting rooms. Common amenities include central laundry, (3) case management offices, conference room, exercise room, and staff lounge with kitchen, toilet rooms, trash and recycle room, bicycle storage and covered parking. Site amenities include a community garden with both raised boxes and at grade planting beds with vertical growing trellis elements and a gated dog park.

My Angel Permanent Supportive Veterans’ Housing

UMCPS Affordable Senior Housing RFPUMCPS Affordable Senior Housing RFP The Boulevard Permanent Supportive Housing
Location
Montebello, CA
Client
Cesar Chavez Foundation
Size
91 Housing Units
Community Room, Fitness, Case
Management Offices
Landscape Courtyard and
Terraces

6th Street Grand/ Vista JJ Rodriguez apartments and The Boulevard are part of a multi-phased development aimed to support and invigorate the city of Montebello’s effort to revitalize the eastern portion of Whittier boulevard - the city’s historic main street connecting Montebello to DTLA. The community’s vision for Whittier Boulevard is to return the trajectory of residential development back to the downtown area, and to reclaim the historically car- centric corridor to create a flourishing pedestrian commercial environment.

High density mixed-use developments envisioned for the revitalized corridor will stand in contrast to the existing low-scale development along the corridor and to the largely one- and two- story residential neighborhoods to its North and South. While The Boulevard is directly on the Whittier corridor, 6th Street Grand occupies an in-fill site on a side street, and at the edge of the residential neighborhood directly south. Basic architectural principles of courtyard building and activated pedestrian edges through programming and amenities are common to both projects. Stepped-down massing offer opportunities for roof terraces and enhanced engagement with the life of the street and courtyard, while moderating scale transition to the older neighborhood fabric.

Mixed-Use & Housing Experience UMCPS Affordable Senior Housing RFP 6th Street Grand/ Vista JJ Rodriguez apartments and The Boulevard are part of a multi-phased development aimed to support and invigorate the city of Montebello’s effort to revitalize the eastern portion of Whittier boulevard - the city’s historic main street connecting Montebello to DTLA. The community’s vision for Whittier Boulevard is to return the trajectory of residential development back to the downtown area, and to reclaim the historically car- centric corridor to create a flourishing pedestrian commercial environment.

Mixed-Use & Housing Experience UMCPS Affordable Senior Housing RFP The phase S4 & S5 program spreads 190 units of family apartments over a mix of varied dwelling and multi-family apartment types knit together by a large community park component. The overall approach celebrated and promoted community connection and pride of home through extensive outdoor courtyards, gardens, and play spaces. The end result delivered the opportunity for a vibrant new community which could feasibly be delivered in regards to phasing, constructibility, schedule, and budget.

Location
Los Angeles, CA
Client
Michaels Organization
Size
193 Units

Jordan Downs Family Apartments Phase S4 & S5

UMCPS Affordable Senior Housing RFPUMCPS Affordable Senior Housing RFP New construction of 5 story 100% permanent supportive housing building.

Project consists of 45 studio units and 1 two-bedroom manager’s unit in level 2-5, and open parking structure with 14 parking spaces, community room, property management and case management offices on the ground floor.

Project also includes community garden and outdoor spaces on level 2 and 5.

Location
Los Angeles, CA
Client
PATH Ventures
Size
13,000sf, 46 units

Villas Montclair Permanent Supportive Housing
UMCPS Affordable Senior Housing RFPUMCPS Affordable Senior Housing RFP Continuing our work on Whittier Boulevard, this collaboratively designed and developed mixed-use site adds much needed density and amenities to the surrounding Downey community. The project will add commercial value to the community while encouraging economic development.

The transit-oriented, affordable apartment community consists of one-, two-, and three-bedroom floorplans, and will be constructed to LEED Gold Certification standards. The property is planned to feature a large courtyard, spacious community room, tot lot, edible container garden, bicycle storage, outdoor BBQ area, and an on-site gym and laundry room.

The two buildings will also provide retail and office space ideal for small business and local economic development.

Location
East Los Angeles, CA
Client
META Housing
Size
SE Site 4,000sf Retail/Office
Space, 71 Units
NW site 42 units

Whittier Boulevard Mixed-Use Developments A & B
UMCPS Affordable Senior Housing RFPUMCPS Affordable Senior Housing RFP Cielito Lindo Family Apartments Phase 1 & 2
Location
Los Angeles, CA
Client
East LA Community Corporation
(ELACC)
Size
5,000sf commercial space
79 units
(Phase 1 and 2)

East LA Community Corporation partnered in pioneering an initiative to develop transit-oriented communities just a few steps from the METRO Soto Gold Line Station. Cielito Lindo is a key example of ELACC’s model of community development, addressing the underserved community of Boyle Heights by creating more affordable housing. Cielito Lindo combats gentrification by using ELACC’s model of community development. Almost two-thirds of the tenants at Cielito Lindo were already from the eastside and ELACC helped provide them with more stability and the opportunity to stay in their community.

The collection of two- and three-story buildings, bisected by a series of landscaped decks and terrace gardens, provides affordable family housing and commercial space. In addition to one- and two-bedroom units, the project provides community spaces and resident services including: large community room with kitchen and storage, laundry, open-air courtyard, resident service offices, on-site property manager and office, public lobby and on-site parking.

Whittier Blvd. Permanent Supportive Housing 1 & 2
Location
East Los Angeles, CA
Client
East LA Community Corporation
(ELACC)
Size
59 Units Permanent Supportive
Family and Veterans Housing

Responding to the need for more affordable housing in East LA, we have designed a project with permanent supportive housing for families with children aged prenatal to 5 years that are unhoused, or at-risk. Along with one- and two- bedroom units, the project provides community spaces as well as community services including: a large community room with kitchen and storage, on-site laundry, open-air courtyard, resident service offices, on-site property manager and office, public lobby and on-site parking.

The project transforms the commercial frontage along Whittier Blvd through its configuration, overall program distribution and building articulation. Distinct massing, a mixture of textures and colors, and lush native landscaping create a unique identity, pleasing rhythm, and welcoming exterior. Sustainability and safety are achieved through the thoughtful selection of systems and materials.

Phase 2 extends west further along Whittier Boulevard to bookend the block with 25 more units of supportive housing for homeless veterans.

UMCPS Affordable Senior Housing RFPUMCPS Affordable Senior Housing RFP Location
East Los Angeles, CA
Client
East LA Community Corporation /
Bridge Housing
Size
15,500sf, 63 Units

In concert with the adjacent Cielito Lindo developments, Los Lirios is comprehensively designed as a unique mixed-use affordable housing development benefiting the First & Soto METRO. The five-story building, with its mix of studio, one-, two-, and three-bedroom dwellings, will serve unhoused individuals and households earning between 30% and 50% of the area median income, and provide commercial retail space for the surrounding area.

The design creates open space and includes community features such as a central courtyard, roof terrace, and exercise room. Providing the station and surrounding area with quality housing, vital pedestrian life, and an iconic backdrop to the Plaza, the project both serves and expands METRO ridership by expanding the urban fabric in a way that is both vigorous and sensitive to the community.

Los Lirios Mixed-Use METRO Development
Location
Los Angeles, CA
Client
EAH Housing
Size
61 Units

The 4507 S. Main apartments are located along a pivitol corridor between the dense and highly commercial context of Downtown Los Angeles and the overwhelmingly single family residence context of South Los Angeles. As a transitional development, 4507 serves to bridge the gap in planning and architecture within the diverse neighborhood environment which it serves.

Drawing on precedents of the surrounding historic design language, the new building will provide 61 units of affordable family housing which sit behind and atop a ‘front stoop’ portal welcoming the street community with commercial space and providing a social connection environment through internal courtyard and garden space.
4507 South Main Family Apartments

UMCPS Affordable Senior Housing RFPUMCPS Affordable Senior Housing RFP Lincoln & Orange Grove Affordable Housing
Location
Pasadena, CA
Client
Heritage Housing Partners
Size
48 Units

The Lincoln Orange Grove Apartments are a novel housing typology focused on providing affordable housing to first time home-owners. Drawing on the architectural language of Irving Gil, the new development integrates into its largely historic Pasadena neighborhood through a simple palette and form of white plaster devoid of unnecessary detail. ‘Nature’ is utilized to float ornamentally around the intersecting and offset forms, while trellises and corner windows provide welcome and transparency to entrances from the neighborhood.

From a retention of lifetime neighborhood residents down to the careful preservation and integration of an existing oak tree, the planning of the development was deeply rooted in the northwest Pasadena community and character. In an all too common current trend for Cities with great historical socio economic inequities, many Pasadena families who were once pushed into these under-resourced areas are now finding themselves quickly priced out of the very neighborhoods which they grew up in and contributed to the environment that now make them prime candidates for gentrification. With a focus on affordable first-time home ownership, the Lincoln at Orange Grove is an opportunity for local residents to get a foothold and stake in the future rewards of their community’s revitalization.

Mixed-Use & Housing Experience UMCPS Affordable Senior Housing RFP City of Santa Clarita
Canyon Country Community Center
City of LA Bureau of Engineering LADOT BUS
Maintenance Facility **
LA Family Housing
Day Street Apartments
LA Family Housing
Glenoaks Gardens ***
City of Pasadena Department of Water & Power
Administration & Operations Building
LA Family Housing
The Campus - Fiesta Apartments***
Clifford Beers Housing
Burlington Family Apartments
A Community of Friends
Cedar Springs Apartments**
Wakeland Housing
National T ower Family Apartments *
LEED Platinum Projects
LEED Gold Projects
East LA Community Corp. Whittier Permanent
Supportive Housing***
University of La V erne
Abraham Campus Center
City of Monrovia
Public Library
LA County Community Development Commission
Rowland Heights Community Center
LEED Silver Projects
Legend
* T argeted & Projected
** Living Building Challenge
Net-zero
*** LEED Homes
LA County Department of Public Works Rancho Los
Amigos Recuperative Care Campus
Caltech Hameetman
Student Center
Michaels Organization
Jordan Downs Family Apartments *
MET A Housing
Whittier/Downey Family Apartments
Century Housing
Recuperative Care Village at LA General Hospital *

LAUSD/YMCA
Westside Family YMCA
LEED Gold Projects
Wakeland Housing
Riverside Mission Heritage Supportive Housing
& Civil Rights Museum
Many Mansions/LA Family Housing
Summitview Supportive V eterans’ Housing
LA Family Housing
My Angel Permanent Supportive Housing
A Community of Friends
1st & Lorena Family Apartments *
Key Personnel
Mixed-Use & Housing Experience UMCPS Affordable Senior Housing RFP Select Experience

Century Housing
Banning Permanent Supportive Housing
Uptown Acres - Long Beach Affordable Housing Community
LAC + USC Restorative Care Village - Supportive Housing Campus Michaels Organization
Jordan Downs Affordable Family Apartments Phase S4 & S5 Slauson & Wall Community Revitalization
City of Los Angeles Bureau of Engineering
Bridge Home Emergency Homeless Shelter Program
Tiny Home Villages, Navigation Centers, Bridge Housing
Mayfair Hotel Adaptive Re-Use Bridge Housing Renovation LADOT Bus Maintenance Facility
Cesar Chavez Foundation
Montebello 6th Street Family Apartments
The Boulevard, Montebello Family Apartments
EAH Housing
4507 S. Main Street Affordable Housing
Many Mansions
Sylmar Terrace Supportive Veterans Housing
LA Family Housing
LAFH Supportive Housing and Services Campus
Day Street Permanent Supportive Housing
Palo Verde Permanent Supportive Housing
‘My Angel’ Permanent Supportive Housing
‘The Willows’ Adaptive Re-Use Bridge Housing Shelter
‘The Sieroty’ Home-Key Adaptive Re-Use
East LA Community Corp (ELACC)
1st & Soto Cielito Lindo Family Apartments Phase 1&2
Los Lirios Mixed-Use Development (METRO)
Whittier Boulevard Family and Veterans Apartments Ph 1&2 META Housing
Whittier Mixed-Use Development Block A&B
Wakeland Housing
Riverside Mixed-Use Development and Civil Rights Museum National City Community Revitalization
Union TowerFamily Apartments
Heritage Housing Partners
Affordable Home Ownership Mixed-Use Development

EDUCATION
University of California, Los Angeles
Master of Architecture
University of North Carolina
Bachelor of Architecture
École Nationale Supérieure des
Beaux-Arts

REGISTRATIONS
State of California
Architecture License #C25584

AFFILIATIONS
City of Pasadena Planning Commission
Past Member
City of Pasadena, Design Review
Commission, Past Member
American Institute of Architects
Pasadena Foothill Chapter, Member
Flintridge Center
Board of Trustees
Planned Parenthood of Pasadena and
San Gabriel Valley
Board of Trustees
Ali Barar, AIA

PRINCIPAL
With over 30 years of experience, Ali has focused his practice on institutional clients and mixed-use housing development. A recognized leader in planning and design, Ali has led a number of urban infill developments that have had a catalyst impact on re-envisioning of a more accessible economic landscape and cultural experience within urban settings of Los Angeles and surrounding areas. Ali holds a deep understanding of planning and entitlement issues. He has served on the Pasadena Planning Commission & the Design Review Commission.

Select Experience

Casitas Lofts Multi-Family Housing
Los Angeles, CA
Barlow Multi-Family Housing
Los Angeles, CA
Waverly Multi-Family Development
Los Angeles, CA
Chinatown Lofts
Los Angeles, CA
Lincoln Heights Jail
Mixed-Use Development
Ballwood Gardens Senior Living
Los Angeles, CA

EDUCATION

UCLA
Masters of Architecture
Temple University
Bachelors of Science in Architecture
Rice University
Urban Studies Program
Wentworth Institute of Technology
Bachelors of Science in Structural
Engineering

REGISTRATIONS

State of California,
Architectural License #C32637
State of California,
Landscape Architectural License

AFFILIATIONS
Los Angeles Forum for Architecture
& Urban Design,Co-President
Los Angeles Forum for Architecture
& Urban Design, Board Member
AIA.LA Urban Design Committee
Advisory Board Member
The Malibu Foundation
Resiliency Member
Urban Land Institute
Member
U.S. Green Building Council
Member
Fire Adapted Communities
Learning Network, Member
Adjunct Professor
Woodbury University
Greg Kochanowski, AIA ASLA

DESIGN PRINCIPAL
Greg brings to the studio strong design and critical thinking sensibilities, coupled with over 23 years of extensive experience in a wide range of project types of varying scales and complexities. Specifically, Greg seeks to holistically combine the techniques and strategies of architecture, landscape architecture, and urban design to create unique, forward thinking environments that build upon and enhance the specific qualities of a place.

Mixed-Use & Housing Experience UMCPS Affordable Senior Housing RFP Select Experience

EDUCATION

Myong Ji University, South Korea
Bachelor of Architecture
Southern California Institute of
Architecture (SCI-Arc)
Master of Architecture

REGISTRATIONS

LEED Accredited Professional
Jin Kim, LEED AP

ASSOCIATE PRINCIPAL, SENIOR PROJECT MANAGER
A veteran designer with over 20 years of experience, Jin has a deep level of design, graphic, and software skills that sets a high standard of quality. His precision and honed detailing skills contribute significantly to the overall design excellence, and he has distinguished himself over the years as a team player with an exceptional commitment to quality.

Select Experience
Villa Esperanza Services
Special Needs Educational Campus Expansion
Select Experience prior to Practice

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SUNRISE SENIOR LIVING, INC. La Quinta, CA
Sunrise - La Quinta 6 acres

EDUCATION
California State University, Long Beach
Bachelor of Fine Arts

REGISTRATIONS
State of California
Architectural License #C38576
Living Future Accredited (LFA)
LEED Accredited Professional

AFFILIATIONS
American Institute of Architects (AIA)
AIA LA
Board of Directors, Member
Committee on the Environment,
Member
Past Chair AIA LA, AIA CA COTE,
Member and Resilient
Past Chair AIA LA AOC, 2x8 Exhibition
American Institute of Architects (AIA)
AIA CA
Climate Action Committee, Member
Subcommittee Member
Ismar Enriquez, AIA LFA LEED AP

PROJECT MANAGER/ARCHITECT
Ismar is a Project Manager and Architect with years experience in design and project implementation. His experience orchestrating the work of the internal team, including coordination of consultant disciplines, helps ensure a timely and accurate delivery of the project. He is an advocate for carbon neutrality, resiliency, climate justice, and equity. In addition to the sustainability initiatives, Ismar is involved in government policy change and advocacy across the state.

Mixed-Use & Housing Experience
Sustainable Design Project Integration

Site Climate Analysis
Analyzing site for solar orientation/declination, rainfall, cardinal wind directions, and psychometric chart to optimize building layout.

Building Energy Modeling
Using Cove.tool’s parametric software for early-stage building analysis of energy, water, and daylight information; subsequent second phase analysis is performed during Design Development and beyond. A more refined model is developed by coordinating with MEP and using IES-VE software’s energy modeling.

Solar Shading Design + Analysis
Advanced solar shades are designed by analyzing solar information from the site’s climate data as well as performing solar angle analysis to define optimal shade depths for heat gain reductions.

Spatial Daylight Autonomy Analysis
Spatial daylight availability analysis is conducted for regularly occupied floor spaces through simulation software to maximize daylight and oc- cupant comfort; calculations are provided for single-point, ASE or SDA requirements.

Embodied Carbon Studies + Calcs.

Assist the design team to select eco-materials through product verifi- cation EPD’s and online Red-List’s; calculating embodied carbon of a building for various materials, as well as Life Cycle Assessment.

Green Building Verifications
Support the design team with research on Green Verifications through LEED, CHPS, or other Greenpoint systems, this includes goal setting with the project team for point qualification and verification.

EDUCATION
University of Wisconsin
Bachelor or Architecture
University of Southern California
Masters of Building Science and
Masters of Sustainable Design

REGISTRATIONS
LEED Accredited Professional

AFFILIATIONS
AlA Associate
AIA 2030 Signatory Lead
AIA Committee on the Environment
USGBC Member
Carbon Leadership Forum, Member
International Living Future Institute,
Member
Casey Castor, LEED AP

DIRECTOR OF SUSTAINABILITY
Casey joined the firm in 2016 and immediately immersed himself in sustainable building planning and systems. Fueled by both knowledge and enthusiasm, he is currently overseeing the integration and implementation of sustainability measures of projects firm-wide.

While working full time at Practice, his life’s passion for sustainability led him to pursue a Masters in Building Science + Sustainable design. Since completing his degree, he continues to research best practices and shape Practice’s design processes to achieve full integration of sustainable design practice into every phase of project development.

Practice
135 W. Green St., Ste. 200
Pasadena, CA 91105
626.568.1428
www.practicela.com

STAFF QUALIFICATIONS – HOUSING FINANCE | chpc.net Each member of the California Housing Partnership’s staff brings a deep commitment to our mission and adds to the breadth and depth of our experience in financing, developing, and advocating in support of the preservation and expansion of affordable homes for Californians with low incomes. OFFICE LOCATIONS The Partnership is a statewide organization with offices in the following locations: SAN FRANCISCO (Main) 49 Stevenson Street, Suite 500, San Francisco, CA 94104 Tel: (415) 433-6804 LOS ANGELES (Branch) Tel: (415) 433-6804 SACRAMENTO (Branch) Sacramento, CA 95814 Tel: (916) 683-1180 SAN DIEGO San Diego, CA 92117 Tel: (415) 433-6804 SANTA BARBARA Santa Barbara, CA 93103 Tel: (805) 914-5401 For team member office locations, please visit: chpc.net/about-us/staff-board

3 Richard received a Master of City Planning from the University of California at Berkeley. He served as Chair of the Preservation Working Group of the Non-Profit Housing Association of Northern California and remains active in housing finance technical and policy issues. PAUL BEESEMYER Managing Director, Financial Consulting Paul Beesemyer joined the California Housing Partnership in 2000. As Managing Director, Financial Consulting, Paul oversees the Partnership’s Southern California housing finance consultants and assists Southern California’s nonprofit housing community and public agencies in the areas of affordable housing finance, real estate development, preservation of at-risk housing, and general housing policy. Paul was promoted from Southern California Director in 2022. His career in housing began in 1996 and since then he has conducted numerous seminars and trainings and authored several publications, including The Tax Credit Turns Fifteen, a risk analysis of California’s early Tax Credit portfolio. In addition, Paul has worked with the City of Los Angeles Housing Department to develop a comprehensive policy for the preservation of at-risk housing and has advised the City on the creation and implementation of a new preservation ordinance. Prior to joining the California Housing Partnership, Paul developed affordable housing as senior project manager for the Los Angeles Community Design Center, where he managed affordable housing and community development projects serving families, seniors, and various special-needs populations. He is knowledgeable in the use of a wide range of community development financing tools, including Low Income Housing Tax Credits, tax-exempt bond financing, and a variety of public funding programs administered at the local, state, and federal levels. Paul received a Bachelor of Arts in Landscape Architecture from the University of California, Berkeley. DIEP DO Managing Director, Financial Consulting Diep Do joined the California Housing Partnership in 2013 and has 25 years of experience in affordable housing development and finance. As Managing Director, Financial Consulting, Diep oversees the Partnership’s housing finance consultants in California and provides financial consulting, technical assistance, and training to our nonprofit and public agency partners. She advises clients on structuring financing plans utilizing Low-Income Housing Tax Credits, tax-exempt bonds, state HCD and CalHFA programs, and federal and local housing programs. Prior to joining CHPC, Diep was the Director of Housing Development for Satellite Housing where she was a member of the senior leadership team responsible for managing Satellite’s merger with Affordable Housing Associates, as well as overseeing Satellite’s real estate development department. Prior to 7 Prior to joining the California Housing Partnership, Meg worked for two years in the Los Angeles office of the National Equity Fund, a nonprofit tax-credit syndication organization that provides millions of dollars in tax-credit equity to projects throughout the country. There she worked as an underwriter on Low Income Housing Tax Credit projects sited in Seattle and the San Francisco Bay Area. Prior to the National Equity Fund, Meg spent over three years at the King County Housing Authority in Seattle as an intern, Housing Programs Coordinator, and Housing Developer in the Housing Authority’s Planning and Development Departments where she worked on the development of projects using Low Income Housing Tax Credits, tax-exempt bonds, and various federal and local financing programs.

Meg received a Master of Public Administration from the University of Washington in Seattle and a bachelor’s degree from Boston College. She serves as a board member of the Housing Leadership Council of San Mateo County and Housing Trust Silicon Valley. She was previously a board member of the California Reinvestment Coalition from 2002-2007 and a member of the City of Menlo Park’s Housing Commission from 2016-2020.

SHERIN BENNETT
Director, Financial Consulting – Housing Finance Training Sherin Bennett joined the California Housing Partnership’s Southern California team in 2016.

As Associate Director, Financial Consulting – Housing Finance Training, she provides financial consulting, technical assistance, and training to our nonprofit and government partners and supports the Partnership’s training programs. She was promoted from Associate Director in 2023.

Prior to joining the Partnership, Sherin was an underwriter with Chase Community Development Banking in New York City and Los Angeles, where she underwrote over $200 million in construction and permanent loans, financing over 2,350 units of affordable housing in six states. Sherin was a Housing Fellow for the NYC Department of Housing Preservation & Development and the NYC Housing Development Corporation from 2011-2013. She closed construction financing on one of the first HUD RAD/IRP conversions in the nation and created a database and methodologies to track funding sources and development outcomes for then-mayor Michael Bloomberg’s New Housing Marketplace Plan. Sherin earned a Master of Science in Public and Urban Policy from the Milano School of Policy, Management, and Environment (The New School, NYC) and a Bachelor of Fine Arts in Stage Management from the University of Illinois Urbana-Champaign.

ZORICA STANČEVIĆ
Senior Director, Financial Consulting – Housing Finance Training Zorica Stančević rejoined the California Housing Partnership in 2017. As Senior Director, Financial Consulting – Housing Finance Training, Zorica provides financial consulting, technical assistance and training to our nonprofit and government clients throughout California, and leads the Partnership’s training

BURNS & BOUCHARD, INC. 9619 NATIONAL BOULEVARD, LOS ANGELES, CA 90034 Jonathan Lonner Founding Principal Jonathan Lonner, oversees predevelopment, project management, permitting, and entitlement clients for Burns & Bouchard, Inc. He is recognized as an expert in his ﬁeld and his advice and guidance has led to the approval of millions of square feet of developed projects across Southern California. Prior to forming Burns & Bouchard Mr. Lonner opened and led a Southern California o9ice for USA Properties Fund Inc., a Roseville based tax credit builder, to increase their reach into local acquisition and development. Previously, Mr. Lonner worked as the Vice President of Development for Lee Homes where he handled the predevelopment activities of the ﬁrm including land acquisition, entitlements, public/private partnerships, ﬁnancing, project management as well as sales and marketing. At Lee Homes, Lonner assisted with the entitlement of over 1,000 residential units as well as multiple mixed use and commercial projects. Prior to joining Lee Homes, Mr. Lonner was the Director of Planning and Public A9airs for Garcia, McCoy, and Lee Consulting Group, a land use and public a9airs ﬁrm founded by partners Dan Garcia, Lucy McCoy, and Mee Hae Semcken. Mr. Lonner met the future partners of GML while employed as editor of two Southern California’s premiere monthly publications – The Planning Report and Metro Investment Report. Both periodicals cover land use, housing, public investment, and related issues of governance and politics in Southern California. Mr. Lonner holds a Bachelor of Science in Design from Arizona State University and graduated with honors from the University of Southern California with a Master of Urban Planning and a Master of Public Administration. Mr. Lonner received a Merit Award from the California Planning Foundation, Certiﬁcate of Merit for Leadership from USC and was recognized by the Anti-Defamation League for completion of its Salvin Leadership Institute. Mr. Lonner is a two-time past President of the Building Industry Association’s Los Angeles/Ventura Section, a past Chair of the LAX Coastal Chamber of Commerce. The Burns & Bouchard family of companies is made up of three separate businesses spanning land use, stakeholder outreach, lobbying, public a9airs, crisis communications, issues advocacy, and campaign management. Combined, Burns & Bouchard, Neighborhood Forward, and Pivotal Strategies are united by culture and a common purpose to ﬁnd unique solutions for our clients.

Attachment E - Concept Drawings
CULVER

COMMONS

Culver City has long been known as a place of innovation and creativity. Since its founding in 1917, the city has shaped culture worldwide—ﬁ rst as “the Heart of Screenland” with its ﬁ lm studios, later through aerospace innovation at Hughes Aircraft, and most recently as a hub for design, media, and the arts. Investments in transit and walkability have also helped re-knit the community, creating a vibrant, connected city center.

CULVER CITY HISTORYCULVER CITY HISTORY
THE CULVER HOTEL, 1924THE CULVER HOTEL, 1924
D. RESPONSE TO PROPOSAL REQUIREMENTS | PAGE 2
Yet Culver City’s story is also one of
resilience and change. Like many American
cities, it experienced periods of exclusion
and inequity—from restrictive covenants to
practices that limited opportunity for many
residents.

Over the years, the city has worked to
confront these legacies, building new
pathways for inclusive, equity, and civic
pride. Today, Culver City is recognized as a
dynamic hub where history and creativity
converge with a renewed commitment to
community, diversity, and sustainability.

It is within this evolving story that our
proposal takes shape. The Culver Commons
project is conceived as a welcoming,
mobility-forward, 100% aff ordable
senior community that reﬂ ects Culver
City’s creative spirit while deepening its
commitment to equity.

Photo Courtesy of the Los Angeles Public
Library, Times Photographic Archive, The
Culver Hotel
GOLDWYN STUDIOS, CULVER CITY, 1919GOLDWYN STUDIOS, CULVER CITY , 1919 HARRY CULVER, 1917HARRY CULVER, 1917
HEART OF SCREENLAND, 1920’SHEART OF SCREENLAND, 1920’S

THE WIZARD OF OZTHE WIZARD OF OZ
DESI ARNAZ & LUCILLE BALL, 1958DESI ARNAZ & LUCILLE BALL, 1958 D. RESPONSE TO PROPOSAL REQUIREMENTS | 3 D. RESPONSE TO PROPOSAL REQUIREMENTS | PAGE 3

CULVER CITY SITE & CONTEXTCULVER CITY SITE & CONTEXT
B
F E
Culver City is experiencing a period of renewed growth, where transit-oriented design, new architecture, and placemaking are shaping a more vibrant and connected community.

Projects along Washington Boulevard and nearby districts like Ivy Station and the Hayden Tract demonstrate how thoughtful design and mobility investments strengthen the city’s urban fabric—momentum that the Culver Commons proposal will build upon.

D. RESPONSE TO PROPOSAL REQUIREMENTS | PAGE 4
LEGEND
A
HISTORIC HELM’S BAKERY

PROJECT SITE
B

E-LINE IVY STATIONC

CULVER CITY DOWNTOWND

CULVER CITY - CITY HALLE
F
G
H
I

HAYDEN TRACT

SONY STUDIOS

BALONA CREEK & BIKE TRAIL

TELLEFSON PARK
Vicinity Map
I
B
H
F
C
E
G
D
1/2 MILE - 10 MIN WALK1/2 MILE - 10 MIN WALK
1/4 MILE - 5 MIN WALK1/ 4 MILE - 5 MIN WALK
A
D. RESPONSE TO PROPOSAL REQUIREMENTS | 5D. RESPONSE TO PROPOSAL REQUIREMENTS | PAGE 5 C
H
D
G
D. RESPONSE TO PROPOSAL REQUIREMENTS | PAGE 6

NEIGHBORHOOD ANALYSISNEIGHBORHOOD ANALYSIS
Washington Boulevard - Neighborhood ScaleWashington Boulevard - Neighborhood Scale Washington Boulevard - City ScaleWashington Boulevard - City Scale LEGEND

TV & MOVIE STUDIO

SCHOOLS

NEIGHBORHOOD RETAIL

HEALTH CARE

RELIGIOUS BUILDINGS

HIGH DENSITY HOUSING
PARK

WASHINGTON BOULEVARD
405 FREEWAY

MARKET RATE

SENIOR LIVING

AFFORDABLE HOUSING

ASSISTED LIVING ELEMENTARY SCHOOL
RETAIL

RETAILRETAILRETAILRETAIL
RETAIL
RETAIL

CULVER COMMONS
RETAIL
RETAIL
OFFICE

RETAIL OFFICE
RETAIL

OFFICEOFFICE

YOUTH CENTER

TV STUDIO TV STUDIO

TV STUDIO

RELIGIOUS BUILDING

WASHINGTON BOULEVARD
405 FREEWAY
D. RESPONSE TO PROPOSAL REQUIREMENTS | 7D. RESPONSE TO PROPOSAL REQUIREMENTS | PAGE 7

WASHINGTON BOULEVARD
Massing & Articulation
The Culver Commons Residences will serve as a thoughtful bridge between the dynamic Washington Boulevard commercial corridor and the quieter, residential fabric of Huron Avenue—strengthening Culver City’s urban identity while addressing pressing housing needs. As a climate-responsive design the building is intentionally split to form a central courtyard—a shaded, breezy heart for residents. This design brings daylight into interior spaces, encourages cross-ventilation, and creates opportunities for informal interaction.

REINFORCING THE URBAN FABRIC
Align main facade along Washington
Boulevard to create a strong urban edge at
the ground active level while stepping back
the upper ﬂ oors.

ARTICULATION OF MASSING
By thoughtfully removing and stepping
back parts of the building mass reduces
the scale of the building and bolstering a
connection between the residents and the
neighborhood.
1 2
3 ADJUSTING TO SITE & CONTEXT
Separate the mass to create open space
central to the building design to foster
places for social activities.

D. RESPONSE TO PROPOSAL REQUIREMENTS | PAGE 8
San Gabriel Mountains
SantaMonicaMountains
BlairHills
South Bay &WashingtonBlvd
PaciĐc Ocean

OPEN SPACE
The approach to create a central open
space and thoughtfully stepping the
buildings thoughtfully welcomes direct
sunlight and foster places to gather and
socialized surrounded

VISUAL CONNECTION TO CONTEXT
The building alignment and open spaces
carved into the mass create multiple view
to the mountains, the ocean, as well as a
connection to the neighborhood
4 6

NATURAL VENTILATION
Based on research driven analysis, the
building orientation takes advantage of
the ocean breeze and prevailing winds
to increase thermal comfort as a passive
strategy
5 D. RESPONSE TO PROPOSAL REQUIREMENTS | 9D. RESPONSE TO PROPOSAL REQUIREMENTS | PAGE 9

HURON AVENUE

WASHINGTON BOULEVARD
D. RESPONSE TO PROPOSAL REQUIREMENTS | PAGE 10
H
K
E
B
D
C
F
G
LEGEND
A
JB
KC
L

LOBBY ENTRANCE

APARTMENTS
D
M
6TH FLOOR TERRACE

DENTAL CAREE
N

COMMUNAL RESIDENTIAL
7-ELEVEN
F
O
P
G
H
I

SOLAR PANEL ARRAY (TYPICAL)

MARTIAL ARTSPARKING GARAGE ENTRANCE

MUSIC PRODUCTION

YOUTH CENTER

EXISTING RETAIL

EXISTING CROSSWALK

EXISTING RESIDENTIAL AREA
2ND FLOOR GARDEN TERRACE

RESTAURANT
NORTH
I
J
P
O
N
M
L
(EL. +0’-0”)
Site Plan
Aerial View of South ElevationAerial View of South Elevation D. RESPONSE TO PROPOSAL REQUIREMENTS | 11 D. RESPONSE TO PROPOSAL REQUIREMENTS | PAGE 11

PROJECT INFORMATION

RESIDENTIAL PROJECT

INFORMATION
ZONING = MU-1 TPA TIER 4
DENSITY ALLOWED:
65 UNITS /ACRE = 19 UNITS
DOBI + AB1287 = 43 UNITS
PROVIDED:

STUDIOS = 17 UNITS
1-BEDROOM = 24 UNITS
2-BEDROOMS = 1 UNIT
TOTAL = 42 UNITS

OPEN SPACE REQUIRED
REQUIRED = 100 SF X 42 = 4,200

OPEN SPACE PROVIDED
COMMUNITY ROOM = 750 SF
2ND FLOOR COURTYARD = 1,800 SF
6TH FLOOR DECK = 750 SF
42 UNITS X 50 SF = 2,100 SF
TOTAL = 5,650 SF
RESIDENTIAL FAR = UNLIMITED

RESIDENTIAL PARKING

NOT PROVIDED

BIKE PARKING

REQUIRED LONG TERM
1-25 UNITS X 1 = 25 SPACES
26-100 UNITS X .75 = 12 SPACED
TOTAL = 37 SPACES
PROVIDED = 40 SPACES

SHORT TERM
1-25 UNITS 1 X 10 = 3 SPACES
26-100 UNITS 1 X 15 = 2 SPACED
TOTAL = 5

COMMERCIAL PROJECT

INFORMATION
ZONING = MU-1 TPA TIER 4
COMMERCIAL FAR = 2.0

REQUIRED
2 X 12,2000 SF = 24,400 SF

PROVIDED
2,700 SF
RETAIL = 1,100 SF
GALLERY = 1,700 SF

COMMERCIAL PARKING
8 STALLS

BIKE PARKING
LONG TERM = 2
SHORT TERM = 2
D. RESPONSE TO PROPOSAL REQUIREMENTS | PAGE 12
(EL. +0’-0”)
:$6+,1*721%/9'
+8521$9
A
A
B
G
F
M
N
I
E
K
L
LHJ
D
C
O
D. RESPONSE TO PROPOSAL REQUIREMENTS | 13D. RESPONSE TO PROPOSAL REQUIREMENTS | PAGE 13 Ground Floor Plan
LEGEND

A J JANITOR/MPOE
B K

TRANSFORMERS (SCREENED)
TRASH
C L

PEDESTRIAN/LOBBY ACCESS

EXIT STAIR
D M
LOBBY

ELEVATOR
E N

PROPERTY MANAGEMENT OFFICE

PUBLIC GALLERY

RETAIL SPACE
F O

COMMUNITY ROOM

PARKING
G
H
I

ELECTRICAL ROOM
MAIL
BIKE STORAGE (100)
D. RESPONSE TO PROPOSAL REQUIREMENTS | PAGE 14
Second Floor
LEGEND
(EL. +15’-0”)
A
AB B
H
H
G
G

STUDIO UNIT

COMMUNAL GARDEN
B
B
B
B
I
I
I
J
J

ONE BEDROOM UNIT

CASE MANAGEMENT
TRASH
C
C

COMMUNAL BALCONY

EXIT STAIR

ELEVATOR
D
D

LAUNDRY
E
E
F
F

LOOKOUT COMMUNAL
83 D. RESPONSE TO PROPOSAL REQUIREMENTS | 15D. RESPONSE TO PROPOSAL REQUIREMENTS | PAGE 15 Typical Residential Floor Plan
LEGEND
H
G

STUDIO UNIT

SOUTH LOOKOUT I
J

ONE BEDROOM UNIT

SOCIAL EXTERIOR CORRIDOR
TRASH

COMMUNAL BALCONY

EXIT STAIR

ELEVATOR

LAUNDRY
F

LOOKOUT COMMUNAL TERRACE
A
A
A
B A B
H
B
B
B
I
I
J
D
E
F
A
B
C
D
E
D. RESPONSE TO PROPOSAL REQUIREMENTS | PAGE 16
Section Through Community Entry Porch
LEGEND
H
H H
G

STUDIO UNIT

LOBBY I
J

ONE BEDROOM UNIT

PROPERTY MANAGER OFFICE
ROOF

SOCIAL EXTERIOR CORRIDOR

SIDEWALK

WASHINGTON BLVD

PRIVATE OPEN SPACE
F
F
F
F
F
F
F
F

MAIN ENTRANCE
A
A
A
A
B
B
B
B
B
B
C
C
D
D
E
E
G
IJ
Close up View of Communal Porch / Building Entry, and Activated Pedestrian ZoneClose up View of Communal Porch / Building Entry, and Activated Pedestrian Zone D. RESPONSE TO PROPOSAL REQUIREMENTS | 17
D. RESPONSE TO PROPOSAL REQUIREMENTS | PAGE 18
Section Through Community Terraces
LEGEND
A
A B CK
H
H
HI
I
I
IJ

GALLERY

COMMUNAL BALCONY B
I

COMMUNITY ROOM

SOCIAL EXTERIOR CORRIDORLOBBYC
J 6TH FLOOR OPEN SPACE DECKEXIT STAIRD

K HURON AVENUELAUNDRY

CASE MANAGEMENT
E
EG F
G
F

LOOKOUT COMMUNAL
Aerial Terraces and Public Art (placeholder image) Aerial Terraces and Public Art (placeholder image) at East End of Buildingat East End of Building D. RESPONSE TO PROPOSAL REQUIREMENTS | 19 D. RESPONSE TO PROPOSAL REQUIREMENTS | PAGE 19

Located at the terminus of Huron Avenue and fronting one of Culver City’s most prominent streets - Washington Boulevard- the building is conceived as a neighborhood anchor. Along Washington Boulevard, its active ground ﬂ oor, public-facing uses, and transparent façades create a civic presence that announces arrival into a vibrant mixed-use district. At the same time, massing steps down toward Huron Avenue, ensuring a respectful scale transition to the adjacent residential neighborhood.

URBAN PORCHES
The building articulation through recessed
entries, staggered framed balconies break
down mass and create a human-scaled
rhythm.

The balconies provide a dynamic urban
edge while connecting the residents
to the community and serve as front
porches
Urban Integration
D. RESPONSE TO PROPOSAL REQUIREMENTS | PAGE 20
Facade Precedents
View of Urban Porch FacadeView of Urban Porch Facade
D. RESPONSE TO PROPOSAL REQUIREMENTS | 21 D. RESPONSE TO PROPOSAL REQUIREMENTS | PAGE 21 CHOICE
Empowerment and Personal Control
Multiple scales of open space—from private balconies to shared courtyards—empower residents to choose how and where to connect.

Hope, Dignity, and Self-Esteem
The proposal celebrates each individual’s inherent worth, by communicating positivity, emphasizing strengths, and maximizing potential. The project accomplishes this by establishing a high level of design quality to demonstrate the value of typically under-resourced and unhoused communities.

COMMUNITY
Connection and Community
Inclusive, barrier-free spaces foster trust, engagement, and belonging among residents, staff , and neighbors.

COMFORT
Joy, Beauty, and Meaning
Architecture celebrates dignity and cultural identity, using warm materials, restorative landscapes, and spaces designed for joy and meaning.

View of Communal Porch Looking Toward View of Communal Porch Looking Toward Communal GardenCommunal Garden D. RESPONSE TO PROPOSAL REQUIREMENTS | PAGE 22 Architecture and design excellence play a key role in creating restorative, healing environments that lift people’s souls and demonstrate investment to typically under- resourced communities. Key to this is establishing principles of Choice, Community, and Comfort. These 3 tenets anchor a Trauma Informed Design Framework which prioritizes human experience to enhance personal control, dignity, connection, meaning, value, and safety.

A Restorative Environment
View of Communal Garden Looking Toward View of Communal Garden Looking Toward Communal PorchCommunal Porch D. RESPONSE TO PROPOSAL REQUIREMENTS | 23 D. RESPONSE TO PROPOSAL REQUIREMENTS | PAGE 23 1 out of every 4 Americans faces a disability. The number increases to 2 out of 4 for those 65 or older. The project embraces mobility-ﬁ rst, cross-disability design principles aligned with equity and inclusive, centering residents’ diverse needs—physical, sensory, cognitive, and emotional.

Key Inclusive Strategies include:
• Way-ﬁ nding & Visual Cues
• Universal Mobility Access
• Adaptive Fixtures & Controls
• Sensory Considerations
• Operational Support
• Community Integration
View of Communal GardenView of Communal Garden
D. RESPONSE TO PROPOSAL REQUIREMENTS | PAGE 24
Mobility
Forward
View of Communal Garden Walkways and TerracesView of Communal Garden Walkways and Terraces D. RESPONSE TO PROPOSAL REQUIREMENTS | 25 D. RESPONSE TO PROPOSAL REQUIREMENTS | PAGE 25 This chart shows the relationship between
air temperature, humidity, and moisture
content for Culver City, CA, helping to
visualize how air conditions shift with
heating, cooling, humidiﬁ cation, and
dehumidiﬁ cation.

This chart shows the distribution of wind
speed and direction for Culver City,
CA, illustrating prevailing patterns and
seasonal variations that inﬂ uence comfort,
ventilation, and resilience strategies.

North Elevation Looking WestNorth Elevation Looking West D. RESPONSE TO PROPOSAL REQUIREMENTS | PAGE 26
Psychometric Chart and Wind Rose Study
Environmental Site Analysis
D. RESPONSE TO PROPOSAL REQUIREMENTS | 27 D. RESPONSE TO PROPOSAL REQUIREMENTS | PAGE 27 The design emerged from a rigorous, research-driven process that balanced performance, context, and community needs.

Early phases included energy modeling to optimize building orientation, massing, and envelope strategies for reduced energy demand and improved comfort.

Wind studies informed the decision to split the building into two masses, creating a central courtyard that enhances cross-ventilation and outdoor comfort. Shadow diagrams were used to shape setbacks, balcony depths, and rooftop terraces to maximize daylight while minimizing impacts on adjacent neighbors.

Together, these analytical tools ensured that the ﬁ nal design is not only beautiful and contextual, but also resilient, effi cient, and responsive to Culver City’s urban fabric.

Shade and Shadow Analysis
Shadow Study
The Culver Commons project embeds sustainability into its core design, using form and landscape to respond directly to climate. The building is split to create a central courtyard that delivers daylight, natural ventilation, and shaded outdoor space for residents. Drought-tolerant planting, and tree canopy, reduce heat island eff ect, conserve water, and recharge groundwater. These passive strategies enhance environmental performance while fostering healthier, more comfortable spaces for both residents and the community.

The project also integrates active sustainability measures to achieve green building certiﬁ cation.

An all-electric system, on-site solar, and a high-performance envelope reduce energy demand and greenhouse gas emissions. Smart ventilation and open-air courts improve indoor air quality, while daylighting and neuro-sensitive materials support wellness and accessibility. Together, these strategies set a new benchmark for sustainable, resilient housing in Culver City that aligns with the city’s climate action goals.

D. RESPONSE TO PROPOSAL REQUIREMENTS | PAGE 28
Resiliency & Sustainability

OCCUPANT COMFORT
Beyond energy and location,
the building is derived around
health and wellness, its focus
being the interior occupant
comfort for the end user in
many of the allocated support
spaces.

DAYLIGHTING
The building will provide high
levels of interior daylight
simulated through building
analysis to support circadian
rhythm and healing.

NATURAL VENTILATION
It will also provide healthy air
quality by having mechanical
systems in place that can
recognize and adjust air ﬂ ow
based on toxicity metrics as
well as open-air courts and
healing plaza that allow the
building to be more porous for
natural ventilation.

D. RESPONSE TO PROPOSAL REQUIREMENTS | 29D. RESPONSE TO PROPOSAL REQUIREMENTS | PAGE 29 South Elevation Looking West on WashingtonSouth Elevation Looking West on Washington South Elevation Looking East on WashingtonSouth Elevation Looking East on Washington D. RESPONSE TO PROPOSAL REQUIREMENTS | PAGE 30
Night View of East End of Building Illustrating Public Night View of East End of Building Illustrating Public Gallery, Terraces, Balconies, and overall character.Gallery, Terraces, Balconies, and overall character. D. RESPONSE TO PROPOSAL REQUIREMENTS | 31 D. RESPONSE TO PROPOSAL REQUIREMENTS | PAGE 31 Attachment F - Financial Model With 15 Year Cash Flow
DATE: 8/28/2025
PROJECT NAME: Culver City Commons
DEVELOPER: Venice Community Housing
ADDRESS: 11029 WASHINGTON BLVD, Culver City, CA
PROJECT TYPE: 9% Tax Credit Project
USES Project Per Unit Total
Acquisition 1,100,000 $ 26,190 $ 1,100,000$ Construction 23,184,425 $ 552,010 $ 23,184,425$ Arch, Eng, 3rd Party 2,617,143 $ 62,313 $ 2,617,143$ Permits and Fees 840,000 $ 20,000 $ 840,000 $ Predevelopment Financing - $ - $ - $ Construction Financing 2,252,500 $ 53,631 $ 2,252,500$ Permanent Financing 32,000 $ 762 $ 32,000$ Bond/TCAC Fees 112,015 $ 2,667 $ 112,015$ Legal 165,000 $ 3,929 $ 165,000$ Taxes and Insurance 289,000 $ 6,881 $ 289,000$ Title and Recording 105,000 $ 2,500 $ 105,000$ Lease Up and Reserves 450,000 $ 10,714 $ 450,000 $ Developer Fee/Acctg 2,633,000 $ 62,690 $ 2,633,000$ TOTAL 33,780,083 $ 804,288 $ 33,780,083$ PERMANENT Project
FINANCING SOURCES Total Interest Amo
MHP 5,000,000 $ 3.00% 55 Westside Cities Council of Governments 1,000,000$
LACAHS
A 8,400,000$ 3.00% 55 GP Equity 100 $
Federal Credit Equity 19,379,983$
Total 33,780,083 $
(Gap) / Surplus - $
CONSTRUCTION Project
FINANCING SOURCES Total Interest Term (Mos)
Construction Loan Tax Exempt 20,911,985 $ 7.10% 28 Westside Cities Council of Governments 1,000,000$ 3.00% 28 LACAHS
A 8,400,000$ 3.00% 28 GP Equity 100 $
LP Equity - $
Deferred Cost 430,000 $
State Credit Equity 0 $ 15% Federal Credit Equity 1,937,998 $ 10% Total 33,780,083 $
(Gap) / Surplus - $
CTY Financial Model_Culver City
DATE: 8/28/2025
PROJECT NAMCulver City Commons
DEVELOPER: Venice Community Housing
Project Type: 9% Tax Credit Project Residential % 100%
Commercial% 0.00%
Tax Credit Type 9.00%
Total Residential Cost Acquisition Rehab/New
Construction Aggregate Basis NOTES AND QUESTIONS
Land Cost or Value 1,000,000$ 1,000,000$ 1,000,000$ Proposing a $1 million capitalized ground lease payment Building Value -$ -$
Demolition 100,000$ 100,000$ 100,000$ Demo of existing property Legal/Title -$ - $
Acqusition Interest / Holding Cost -$ -$ Subtotal 1,100,000$ 1,100,000$ -$ -$ 1,100,000$ Off Site Improvements -$ -$ On-Site Improvements/Landscape 265,000$ 265,000$ 265,000$ Personal Property -$ -$ -$ FF and E -$ -$ -$ Solar -$ -$ -$ Structures - Residential per unit 446,892.00 17,850,000$ 17,850,000$ 17,850,000$ 17,850,000$ Structures - Commercial per SF 200 -$ - $ Gen Requirements, O+P 14% 2,513,000 $ 2,513,000 $ 2,513,000 $ 2,513,000 $ Prevailing Wage -$ - $ - $ Included in Structures General Liability Insurance 1.25% 224,375 $ 224,375 $ 224,375 $ 224,375 $ Bond/LOC 1.25% 224,375$ 224,375$ 224,375$ 224,375$ Construction Contingency 10% 0.10$ 2,107,675$ 2,107,675$ 2,107,675$ 2,107,675$ Subtotal 23,184,425$ 23,184,425$ -$ 22,919,425$ 23,184,425$ Design/Supervision 6% 1,275,143 $ 1,275,143 $ 1,275,143 $ 1,275,143 $ 5.5% of construction contract - residential and commercial Construction Management 7500 180,000$ 180,000.00$ 180,000$ 180,000$ $6500/month 24 months Prevailing Wage Monitor 65,000$ 65,000.00$ 65,000$ 65,000$ Standard Costs for reproduction Engineering/Survey/Soils 90,000 $ 90,000 $ 90,000 $ 90,000 $ materials testing, draw admin and Phase I CEQA/Entitlements Consulting - $ -$ -$ -$ Environmental Audit/Geotech 100,000$ 100,000$ 100,000$ 100,000$ Appraisal 10,000$ 10,000$ 10,000$ 10,000$ Standard Cost Commercial Soft Costs (Non-construction) -$ -$ -$ $100/hr on average based on past projects Deputy Inspections 100,000$ 100,000$ 100,000$ 100,000$ Market Study 15,000$ 15,000$ -$ -$ Based on past projects Community Relations -$ - $ - $ applications or partner is doing/carrying costs LEED Documentation/Consulting/CASP 50,000$ 50,000$ 50,000$ 50,000$ Standard for LEED and CASp consulting Furnishings-Common Area and SN Units 3000 226,000$ 226,000$ 226,000$ 226,000$ + $100,000 common areas; Utility Hookups 150,000$ 150,000$ 150,000$ 150,000$ For gas, electric, water and sewer facilites hook up charges Soft Contingency 4% 356,000$ 356,000$ 356,000$ 356,000$ Need to increase to 5% instead of approx 1% Subtotal 2,617,143$ 2,617,143$ -$ 2,602,143$ 2,602,143$ Impact Fees-County Fire and Public Works 304,500$ 304,500$ 304,500$ 304,500$ Building Permits/Planning/Entitlements 3% 535,500$ 535,500$ 535,500$ 535,500$ 3% of hard cost Subtotal 840,000$ 840,000$ -$ 840,000$ 840,000$ Loan Interest 6% 243,600.00$ -$
Loan Fees 1% -$ -$
Lender Legal -$
Subtotal -$ -$ -$ -$ Loan Interest Construction-Housing 2,078,651 $ 1,950,000 $ 1,950,000 $ 1,298,700 $ 1,298,700 $ 4%, 24 months, 60% average outstanding balance Commercial Loan Interest 3.66% 24 -$ -$ -$ -$ Loan Origination Fees 0.8% 156,840$ 172,500$ 172,500$ 113,850$ 113,850$ Depreciation not available for 4% Lender Costs 45,000$ 45,000$ 45,000$ 45,000$ Depreciation not available for 4% Lender Attorney 75,000$ 75,000$ 75,000$ 75,000$ Depreciation not available for 4% Lender Due Diligence (inspections) 10,000$ 10,000$ 10,000$ 10,000$ Depreciation not available for 4% Subtotal 2,252,500$ 2,252,500$ -$ 1,542,550$ 1,542,550$ Loan Fees 1.000% -$ 12,000$ 12,000$ LACDA Fees -$
Lender Counsel 20,000 20,000 20,000$ 20,000$ Subtotal 32,000$ 32,000$ -$ -$ Bond Fees
Underwriter -$
Financial Advisor 35,000 35,000 - $ - $ Bond Counsel 55,000 55000 -$ -$ Credit Enhancement Fee (Construction) 0.800% 167,296$ -$ -$ Trustee Fee and Trustee Counsel 10,000 -$ -$ CDLAC Fees (includes performance depo 0.035% 7,319$ -$ -$ Issuer Fees 0.250% 52,280$ -$ -$ TEFRA/Misc. 3,000 3,000$ -$ -$ Prepaid Annual Issuer Fees 0.250% 52,280$ -$ -$ CDIAC Fees 0.024% 5,019$ -$ -$ COI Contingency - $ - $
TCAC Fees-Hard Code amount shown 105,353 112,015 $ 112,015 $ $410/unit compliance and performance deposit; Other: Construction Loan Fees -$
Other: Construction Loan Legal and Due Diligence
LACDC Fee -$ Per LACDC underwriting Subtotal 112,015 $ 112,015 $ - $ - $ Organizational 10,000$ 10,000$ Developer legal for partnership formation Acquisition
Land Use -$ -$
Acqusition -$ -$ Developer legal for entitlements approval in CEQA Construction Lender Legal
Syndication 75,000$ 75,000$ Developer legal for syndicator counsel Construction 80,000$ 80,000$ 80,000$ 80,000$ Subtotal 165,000 $ 165,000 $ - $ 80,000$ 80,000 $ Property Taxes 1.25% 25,000$ 25,000$ 25,000$ 25,000$ Assumes welfare exemption Insurance (construction period) 264,000$ 264,000$ 264,000$ 264,000$ Builders Risk and General Liability for 24 months Subtotal 289,000$ 289,000$ -$ 289,000$ 289,000$ Construction Closing 90,000$ 90,000$ 90,000$ 90,000$ Estimate based on comparable projects Permanent Closing 15,000$ 15,000$ -$ Estimate based on comparable projects Subtotal 105,000$ 105,000$ -$ 90,000$ 90,000$ Marketing/Lease Up 85,000$ 85,000$ Reserve for property management fees for lease up Transition Reserve (6 mos) -$
Operating / Rent Reserves 6 months 240890 365,000$ 365,000$ 6 months debt service, operating expense, and reserves REQUIRED Subtotal 450,000$ 450,000$ -$ -$ Relocation -$ - $ - $ No relocation is assumed Developer Fee 4,254,468$ 2,500,000$ 2,500,000 $ 2,500,000 $ 2,500,000 $ Capitalized max per TCAC regulations GP Equity -$ -$ -$ Syndication Consulting 100,000$ 100,000$ -$ Financial Advisor -$ -$ -$ First Yr Audit/Accounting 33,000$ 33,000$ -$ 1st yr accounting and tax return Subtotal 2,633,000$ 2,633,000$ -$ 2,500,000$ 2,500,000$ 33,780,083$ 33,780,083$ -$ 30,863,118$ 32,228,118$ Total Costs

DEVELOPMENT COST
Acquisition
Construction
LIHTC
Architecture, Engineering, 3rd Party
Lease-Up and Reserves
Organizational Costs/Developer Fee

TOTAL DEVELOPMENT COST
Permits and Fees
Predevelopment Loan Interest
Construction Interest and Fees
Permanent Financing
Legal
Taxes and Insurance
Title & Recording
Printed on 8/28/2025 Page 2 000000CTY Financial Model_Culver City; Sheet Name:FF0000Development Cost DATE: 8/28/2025
PROJECT NAME: Culver City Commons
9% Tax Credit Project
AMI Studio 1 2 3 4 Total % of Total TCAC Pts (Max 52 )SuperNOFA AHSC Pts (Max 5) 15% 00 %
20% 00 %
25% 00 % 0
30% 2 3 0 0 5 12% 8
35% 00 % 0
40% 00 % 0
45% 4 5 0 0 9 21% 8
50% 7 10 0 0 17 40% 50 10
55% 00 % 0
60% 4 6 10 24% -
70% 00 % -
80% 00 % -
Manager Unit 11 2 % - -
Subtotals by Unit Type 17 24 1 0 0 42 100% 52 25 0
Sec 8 17 17 40%
Special Needs 00 %
LACDA Restricted 00 %
Homeless 00 %
DHS Units 00 %
Avg. Affordability 49% 49% 0% 0% 0% 49%
Utility Allowance: LACDA Electric
Effective Date:

AMI Efficienc y 1 2 3 4 Studio 1 2 3 4
15% 398 426 511 591 727 Elec. Heating 20 2 7 35 4 4 58
20% 530 568 681 788 969 Elec. Water Hea t 19 2 7 35 43 5 4 25% 663 710 852 985 1,212 Elec. Cooking 10 1 4 18 22 28 30% 795 852 1,022 1,181 1,454 Basic Electri c 38 46 55 6 7 77 35% 928 994 1,192 1,378 1,696 Air Con 15 21 2 7 34 44
40% 1,060 1,136 1,362 1,575 1,938 Total 102 135 170 210 261 45% 1,193 1,278 1,533 1,772 2,181
50% 1,325 1,420 1,703 1,969 2,423
60% 1,590 1,704 2,044 2,363 2,908
70% 1,855 1,988 2,384 2,757 3,392
80% 2,120 2,272 2,725 3,150 3,877
100% 2,650 2,840 3,406 3,938 4,846
HACLA Sec 8 Pymt 2,328 2,394 3,024 3,843 4,257 SAFMR Effective January 1, 202 5 LACDA Pymt Stnd 2,142 2,439 3,078 3,915 4,338 Effective 01/01/25; Small Area FM R HUD COC FMR Pymt Stnd 2,040 2,300 2,222 2,888 3,170
TCAC Rent Schedule - LA County
DEVELOPER: Venice Community Housing
PROJECT TYPE:
0 Printed on 8/28/2025 Page 3 CTY Financial Model_Culver City; Sheet Name: FF0000Rent Schedule DATE: 8/28/2025
PROJECT NAME: Culver City Commons Number of Units 42
DEVELOPER: Venice Community Housing
Administrative & Staffing Expenses Residential Commercial Total PUPA Advertising 1,000 1,000 24 Legal 5,000 5,000 119 Accounting/ Audit 7,500 7,500 179 Security - - - Other: Office Supplies, Communication 7,000 7,000 167 Total Administrative & Staffing Expenses 20,500 0 20,500 488 Total Management Fee 48,960 48,960 1,166 Utilities
Fuel - -
Gas - -
Electricity 40,000 40,000 952
Water/ Sewer 25,000 25,000 595
Total Utilities Expenses 65,000 0 65,000 1,548 Payroll/ Payroll Taxes
Onsite Manager 62,000 62,000 1,476
Mainenance Personnel 40,000 40,000 952 Other 0 - -
Total Payroll/ Payroll Taxes 102,000 102,000 2,429 Total Insurance 150,000 150,000 3,571
Maintenance
Painting -
Repairs 8,000 8,000 190 Trash Removal 12,000 12,000 286
Exterminating 10,000 10,000 238 Grounds 10,000 10,000 238
Elevator 10,000 10,000 238
Other: Maintence Supplies, HVAC, Misc. 5,000 5,000 119 Total Maintenance 50,000 50,000 1,190 Other Operating Expenses -
Other: Licenses and Fees 7,500 7,500 179 Other: -
Other: -
Other: -
Total Other Expenses 7,500 - 7,500 179 TOTAL OPERATING EXPENSES 443,960 - 443,960 10,570 Total 3- Month Operating Reserve -
Total Annual Transit Pass/ Internet Expense -
Total Annual Services Budget* 16,820 16,820 400 Total Annual Replacement Reserves 21,000 29,500 702 Total Annual Monitoring Fees -
Total Annual Real Estate Taxes 12500 12500 298
Specialty Locality Taxes -
Other: Transition Reserve - -
TOTAL EXPENSES 494,280 502,780 11,971 GP Asset Management Fee 15000
LP Asset Management Fee 7500
DATE: 8/28/2025
PROJECT NAME: Culver City Commons
DEVELOPER: Venice Community Housing Month QO Begins 0
500$
Total Units 42 10,570 $
Inflation Factor 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 RENT (Tenant Paid)
Resident Ren
t 2.5% 604,716 619,834 635,330 651,213 667,493 684,181 701,285 718,817 736,788 755,207 774,088 793,440 813,276 833,608 854,448 Total Rental Subsidy (Sec 8 / COC) 2.5% - - - - - - - - - - - - - - - Gross Rental Income 604,716 619,834 635,330 651,213 667,493 684,181 701,285 718,817 736,788 755,207 774,088 793,440 813,276 833,608 854,448 OTHER INCOME: Laundry 2.5% 3,276 3,358 3,442 3,528 3,616 3,706 3,799 3,894 3,991 4,091 4,194 4,298 4,406 4,516 4,629 GROSS INCOME 607,992 623,192 638,772 654,741 671,109 687,887 705,084 722,711 740,779 759,299 778,281 797,738 817,682 838,124 859,077

VACANCY LOSS
Residen
t 5.0% (30,236)$ (30,992) $ (31,766) $ (32,561) $ (33,375) $ (34,209) $ (35,064) $ (35,941) $ (36,839) $ (37,760) $ (38,704) $ (39,672) $ (40,664) $ (41,680) $ (42,722) $ Subsidy 5.0% - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ Laundry 5.0% (164)$ (168) $ (172) $ (176) $ (181) $ (185) $ (190) $ (195) $ (200) $ (205) $ (210) $ (215) $ (220) $ (226) $ (231) $ Total Vacancy Loss (30,400) $ (31,160) $ (31,939) $ (32,737) $ (33,555) $ (34,394) $ (35,254) $ (36,136) $ (37,039) $ (37,965) $ (38,914) $ (39,887) $ (40,884) $ (41,906) $ (42,954) $ EFFECTIVE GROSS INCOME 577,592 592,032 606,833 622,004 637,554 653,493 669,830 686,576 703,740 721,334 739,367 757,851 776,798 796,218 816,123 Residential Operating Expenses 3.5% (431,460) $ (459,499) (475,581) (492,226) (509,454) (527,285) (545,740) (564,841) (584,611) (605,072) (626,249) (648,168) (670,854) (694,334) (718,636) Property Taxes 0.0% (12,500) (12,500) $ (12,500) (12,500) (12,500) (12,500) (12,500) (12,500) (12,500) (12,500) (12,500) (12,500) (12,500) (12,500) (12,500) Supportive Services Coordination 3.5% (16,820) (17,409) (18,018) (18,649) (19,301) (19,977) (20,676) (21,400) (22,149) (22,924) (23,726) (24,557) (25,416) (26,306) (27,226) Ground Lease 3.0% - - - - - - - - - - - - - - - OPERATING EXPENSES (460,780) (489,407) (506,099) (523,375) (541,256) (559,762) (578,916) (598,741) (619,259) (640,496) (662,476) (685,225) (708,770) (733,140) (758,362)

RESERVES
Replacement Reserve 0.0% (21,000) (21,000) (21,000) (21,000) (21,000) (21,000) (21,000) (21,000) (21,000) (21,000) (21,000) (21,000) (21,000) (21,000) (21,000) Total Reserve Deposits (21,000) (21,000) (21,000) (21,000) (21,000) (21,000) (21,000) (21,000) (21,000) (21,000) (21,000) (21,000) (21,000) (21,000) (21,000) NET OPERATING INCOME 95,812 81,625 79,734 77,629 75,298 72,731 69,914 66,835 63,481 59,838 55,891 51,626 47,027 42,078 36,761

DEBT SERVICE
Debt Service 1.15 - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ Issuer Fee 0 - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ Total Debt Service - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ - $ CASH FLOW 95,812 81,625 79,734 77,629 75,298 72,731 69,914 66,835 63,481 59,838 55,891 51,626 47,027 42,078 36,761 Investor Partnership Management Fee 3.5% (15,000) (15,525) (16,068) (16,631) (17,213) (17,815) (18,439) (19,084) (19,752) (20,443) (21,159) (21,900) (22,666) (23,459) (24,280) Partnership Management Fee 3.5% (10,000) (10,350) (10,712) (11,087) (11,475) (11,877) (12,293) (12,723) (13,168) (13,629) (14,106) (14,600) (15,111) (15,640) (16,187) NET CASH FLOW 70,812 55,750 52,953 49,911 46,610 43,039 39,182 35,028 30,561 25,765 20,626 15,127 9,251 2,979 (3,706) AVAILABLE FOR DISTRIBUTIONS 70,812 55,750 52,953 49,911 46,610 43,039 39,182 35,028 30,561 25,765 20,626 15,127 9,251 2,979 - Replacement Reserves PUPA:

Operating Expense PUPA:

Printed on 8/28/2025 Page 5 Sheet Name: FF0000Res-Cash Flow Attachment G - Implementation Schedule

PHASE ESTIMATED COMPLETION
DATE (or N/A) NOTES
Phase I: Planning & Pre-Development Jan-26
Phase I: Planning & Pre-Development Jan-26
Phase I: Planning & Pre-Development Jan-26
Phase I: Planning & Pre-Development Feb-26
Phase I: Planning & Pre-Development Feb-26
Phase I: Planning & Pre-Development Mar-26
Phase I: Planning & Pre-Development Mar-26
Phase I: Planning & Pre-Development Mar-26
Phase I: Planning & Pre-Development Apr-26
Phase I: Planning & Pre-Development Jul-26 Considering a Density Bonus Phase II: Design Development Mar-26
Phase II: Design Development Jan-26 Hired at inception of project.

Phase II: Design Development Feb-26 Architect will manage engineering teams.

Phase II: Design Development Apr-26
Phase II: Design Development Apr-26
Phase II: Design Development Apr-26
Phase II: Design Development Sep-26
Phase II: Design Development Oct-26
Phase III: Financing May-26
Phase III: Financing Jul-26
Phase III: Financing Jul-26
Phase III: Financing Sep-26
Phase III: Financing Jul-26
Phase III: Financing Sep-26
Phase III: Financing Mar-27
Phase III: Financing Jun-27
Phase III: Financing Jun-27
Phase III: Financing Dec-27
Phase III: Shovel Ready Mar-27
Phase III: Shovel Ready Jun-27
Phase III: Shovel Ready Jul-27
Phase III: Shovel Ready Dec-27
Phase III: Shovel Ready Apr-27
Phase III: Shovel Ready May-27
Phase III: Shovel Ready Dec-27 Based on 180 days to close post CDLAC/CTCAC Award Final Phase: Construction Dec-27
Final Phase: Construction Dec-27
Final Phase: Construction Mar-28
Final Phase: Construction Apr-29
Final Phase: Construction Dec-29 24 month construction timeline Final Phase: Construction Dec-29
Final Phase: Construction Feb-30
Final Phase: Construction Dec-29
Project Completion Dec-29
Project Completion Jan-30
Project Completion May-30 4-5 month lease up timeframe
Commence Community Engagement Process
Complete Community Engagement Process
Host Community Engagement Process Update Meeting
Host Community Engagement Process Update Meeting
Execute Exclusive Negotiation Agreement
HCD MHP Award
Break Ground/Start Construction
Foundations Complete
Temporary Certificate of Occupancy Issued
General Contractor Selected
Construction Contract (GMAX) executed
Construction Drawings (CDs) 85% complete
CDs submitted for Building Permit
Building Permit Issued
Interiors & Operating Systems Finalized
Start Operations
Exterior Envelope Complete
Finish Construction
Walk Thru/Sign Off
All Liens Lifted/Final Payments
Preliminary Plan Review at Planning Dept.

Design Drawings (DDs) Start
Design Drawings (DDs) Complete
Construction Drawings (CDs) Start
General Contractor RFP Start
Westside Cities Council of Governments Application
Westside Cities Council of Governments Award
LACAHSA Application
LACAHSA Award
CDLAC/CTCAC Application
CDLAC/CTCAC Award
Construction Loan Application
Construction Loan Disbursement
HCD MHP Application
Occupancy of All Tax Credit Units
Development Activity Milestone Schedule
Name of Project: Culver Commons
Submit for Entitlements
Finalize Feasibility Study
Execute Architectural Contract
Finalize Site Programming
Estimated Milestones

MILESTONE
Finalize Development Team
Complete Fit Study
Entitlements Secured
Schematic Drawings (SDs) Start
Construction Manager Hired
Engineering Teams Hired (Civil/Structural/MEP)
Schematic Drawings (SDs) Complete
DATE: 8/28/2025
PROJECT NAME: Culver City Commons
DEVELOPER: Venice Community Housing
ADDRESS: 11029 WASHINGTON BLVD, Culver City, CA
PROJECT TYPE: 9% Tax Credit Project
USES Project Per Unit Total
Acquisition 1,100,000 $ 26,190 $ 1,100,000$ Construction 23,184,425 $ 552,010 $ 23,184,425$ Arch, Eng, 3rd Party 2,617,143 $ 62,313 $ 2,617,143$ Permits and Fees 840,000 $ 20,000 $ 840,000 $ Predevelopment Financing - $ - $ - $ Construction Financing 2,252,500 $ 53,631 $ 2,252,500$ Permanent Financing 32,000 $ 762 $ 32,000$ Bond/TCAC Fees 112,015 $ 2,667 $ 112,015$ Legal 165,000 $ 3,929 $ 165,000$ Taxes and Insurance 289,000 $ 6,881 $ 289,000$ Title and Recording 105,000 $ 2,500 $ 105,000$ Lease Up and Reserves 450,000 $ 10,714 $ 450,000 $ Developer Fee/Acctg 2,633,000 $ 62,690 $ 2,633,000$ TOTAL 33,780,083 $ 804,288 $ 33,780,083$ PERMANENT Project
FINANCING SOURCES Total Interest Amo
MHP 5,000,000 $ 3.00% 55 Westside Cities Council of Governments 1,000,000$
LACAHS
A 8,400,000$ 3.00% 55 GP Equity 100 $
Federal Credit Equity 19,379,983$
Total 33,780,083 $
(Gap) / Surplus - $
CONSTRUCTION Project
FINANCING SOURCES Total Interest Term (Mos)
Construction Loan Tax Exempt 20,911,985 $ 7.10% 28 Westside Cities Council of Governments 1,000,000$ 3.00% 28 LACAHS
A 8,400,000$ 3.00% 28 GP Equity 100 $
LP Equity - $
Deferred Cost 430,000 $
State Credit Equity 0 $ 15% Federal Credit Equity 1,937,998 $ 10% Total 33,780,083 $
(Gap) / Surplus - $
CTY Financial Model_Culver City
DATE: 8/28/2025
PROJECT NAMCulver City Commons
DEVELOPER: Venice Community Housing
Project Type: 9% Tax Credit Project Residential % 100%
Commercial% 0.00%
Tax Credit Type 9.00%
Total Residential Cost Acquisition Rehab/New
Construction Aggregate Basis NOTES AND QUESTIONS
Land Cost or Value 1,000,000$ 1,000,000$ 1,000,000$ Proposing a $1 million capitalized ground lease payment Building Value -$ -$
Demolition 100,000$ 100,000$ 100,000$ Demo of existing property Legal/Title -$ - $
Acqusition Interest / Holding Cost -$ -$ Subtotal 1,100,000$ 1,100,000$ -$ -$ 1,100,000$ Off Site Improvements -$ -$ On-Site Improvements/Landscape 265,000$ 265,000$ 265,000$ Personal Property -$ -$ -$ FF and E -$ -$ -$ Solar -$ -$ -$ Structures - Residential per unit 446,892.00 17,850,000$ 17,850,000$ 17,850,000$ 17,850,000$ Structures - Commercial per SF 200 -$ - $ Gen Requirements, O+P 14% 2,513,000 $ 2,513,000 $ 2,513,000 $ 2,513,000 $ Prevailing Wage -$ - $ - $ Included in Structures General Liability Insurance 1.25% 224,375 $ 224,375 $ 224,375 $ 224,375 $ Bond/LOC 1.25% 224,375$ 224,375$ 224,375$ 224,375$ Construction Contingency 10% 0.10$ 2,107,675$ 2,107,675$ 2,107,675$ 2,107,675$ Subtotal 23,184,425$ 23,184,425$ -$ 22,919,425$ 23,184,425$ Design/Supervision 6% 1,275,143 $ 1,275,143 $ 1,275,143 $ 1,275,143 $ 5.5% of construction contract - residential and commercial Construction Management 7500 180,000$ 180,000.00$ 180,000$ 180,000$ $6500/month 24 months Prevailing Wage Monitor 65,000$ 65,000.00$ 65,000$ 65,000$ Standard Costs for reproduction Engineering/Survey/Soils 90,000 $ 90,000 $ 90,000 $ 90,000 $ materials testing, draw admin and Phase I CEQA/Entitlements Consulting - $ -$ -$ -$ Environmental Audit/Geotech 100,000$ 100,000$ 100,000$ 100,000$ Appraisal 10,000$ 10,000$ 10,000$ 10,000$ Standard Cost Commercial Soft Costs (Non-construction) -$ -$ -$ $100/hr on average based on past projects Deputy Inspections 100,000$ 100,000$ 100,000$ 100,000$ Market Study 15,000$ 15,000$ -$ -$ Based on past projects Community Relations -$ - $ - $ applications or partner is doing/carrying costs LEED Documentation/Consulting/CASP 50,000$ 50,000$ 50,000$ 50,000$ Standard for LEED and CASp consulting Furnishings-Common Area and SN Units 3000 226,000$ 226,000$ 226,000$ 226,000$ + $100,000 common areas; Utility Hookups 150,000$ 150,000$ 150,000$ 150,000$ For gas, electric, water and sewer facilites hook up charges Soft Contingency 4% 356,000$ 356,000$ 356,000$ 356,000$ Need to increase to 5% instead of approx 1% Subtotal 2,617,143$ 2,617,143$ -$ 2,602,143$ 2,602,143$ Impact Fees-County Fire and Public Works 304,500$ 304,500$ 304,500$ 304,500$ Building Permits/Planning/Entitlements 3% 535,500$ 535,500$ 535,500$ 535,500$ 3% of hard cost Subtotal 840,000$ 840,000$ -$ 840,000$ 840,000$ Loan Interest 6% 243,600.00$ -$
Loan Fees 1% -$ -$
Lender Legal -$
Subtotal -$ -$ -$ -$ Loan Interest Construction-Housing 2,078,651 $ 1,950,000 $ 1,950,000 $ 1,298,700 $ 1,298,700 $ 4%, 24 months, 60% average outstanding balance Commercial Loan Interest 3.66% 24 -$ -$ -$ -$ Loan Origination Fees 0.8% 156,840$ 172,500$ 172,500$ 113,850$ 113,850$ Depreciation not available for 4% Lender Costs 45,000$ 45,000$ 45,000$ 45,000$ Depreciation not available for 4% Lender Attorney 75,000$ 75,000$ 75,000$ 75,000$ Depreciation not available for 4% Lender Due Diligence (inspections) 10,000$ 10,000$ 10,000$ 10,000$ Depreciation not available for 4% Subtotal 2,252,500$ 2,252,500$ -$ 1,542,550$ 1,542,550$ Loan Fees 1.000% -$ 12,000$ 12,000$ LACDA Fees -$
Lender Counsel 20,000 20,000 20,000$ 20,000$ Subtotal 32,000$ 32,000$ -$ -$ Bond Fees
Underwriter -$
Financial Advisor 35,000 35,000 - $ - $ Bond Counsel 55,000 55000 -$ -$ Credit Enhancement Fee (Construction) 0.800% 167,296$ -$ -$ Trustee Fee and Trustee Counsel 10,000 -$ -$ CDLAC Fees (includes performance depo 0.035% 7,319$ -$ -$ Issuer Fees 0.250% 52,280$ -$ -$ TEFRA/Misc. 3,000 3,000$ -$ -$ Prepaid Annual Issuer Fees 0.250% 52,280$ -$ -$ CDIAC Fees 0.024% 5,019$ -$ -$ COI Contingency - $ - $
TCAC Fees-Hard Code amount shown 105,353 112,015 $ 112,015 $ $410/unit compliance and performance deposit; Other: Construction Loan Fees -$
Other: Construction Loan Legal and Due Diligence
LACDC Fee -$ Per LACDC underwriting Subtotal 112,015 $ 112,015 $ - $ - $ Organizational 10,000$ 10,000$ Developer legal for partnership formation Acquisition
Land Use -$ -$
Acqusition -$ -$ Developer legal for entitlements approval in CEQA Construction Lender Legal
Syndication 75,000$ 75,000$ Developer legal for syndicator counsel Construction 80,000$ 80,000$ 80,000$ 80,000$ Subtotal 165,000 $ 165,000 $ - $ 80,000$ 80,000 $ Property Taxes 1.25% 25,000$ 25,000$ 25,000$ 25,000$ Assumes welfare exemption Insurance (construction period) 264,000$ 264,000$ 264,000$ 264,000$ Builders Risk and General Liability for 24 months Subtotal 289,000$ 289,000$ -$ 289,000$ 289,000$ Construction Closing 90,000$ 90,000$ 90,000$ 90,000$ Estimate based on comparable projects Permanent Closing 15,000$ 15,000$ -$ Estimate based on comparable projects Subtotal 105,000$ 105,000$ -$ 90,000$ 90,000$ Marketing/Lease Up 85,000$ 85,000$ Reserve for property management fees for lease up Transition Reserve (6 mos) -$
Operating / Rent Reserves 6 months 240890 365,000$ 365,000$ 6 months debt service, operating expense, and reserves REQUIRED Subtotal 450,000$ 450,000$ -$ -$ Relocation -$ - $ - $ No relocation is assumed Developer Fee 4,254,468$ 2,500,000$ 2,500,000 $ 2,500,000 $ 2,500,000 $ Capitalized max per TCAC regulations GP Equity -$ -$ -$ Syndication Consulting 100,000$ 100,000$ -$ Financial Advisor -$ -$ -$ First Yr Audit/Accounting 33,000$ 33,000$ -$ 1st yr accounting and tax return Subtotal 2,633,000$ 2,633,000$ -$ 2,500,000$ 2,500,000$ 33,780,083$ 33,780,083$ -$ 30,863,118$ 32,228,118$ Total Costs

DEVELOPMENT COST
Acquisition
Construction
LIHTC
Architecture, Engineering, 3rd Party
Lease-Up and Reserves
Organizational Costs/Developer Fee

Operating Expense PUPA:

Printed on 8/28/2025 Page 5 Sheet Name: FF0000Res-Cash Flow Proposal for
Redevelopment of 11029
Washington Boulevard

[PAGE INTENTIONALLY LEFT BLANK]
Proposal for Property Name
1 Table of Contents
TABLE OF CONTENTS.

EXECUTIVE SUMMARY
PRPOSAL REQUIREMENTS:

A. COMPANY AND GENERAL INFORMATION
B. QUALIFICATIONS AND EXPERIENCE OF FIRM
C. QUALIFICATIONS AND EXPERIENCE OF

PROPOSED DEVELOPMENT TEAM
D. QUIESTIONS / RESPONSES TO PROPOSAL

REQUIREMENTS
E. FINANCIAL PROPOSAL AND PROJECT

FEASIBILITY
F. REFERENCES.

G. IMPLEMENTAITON SCHEDULE
H. CERTIFICATES OF INSURANCE
I. BUSINESS TAX CERTIFICATE
J. EXCLUSIVE NEGOTIATION AGREEMENT &

DISPOSITION AND EVELOPMENT AGREEMENTS

WWW.DECRO.ORG
We are proud to present our proposal for the redevelopment of 11029 Washington Boulevard to the City of Culver City. Our vision is to transform this underutilized site into a vibrant, community-centered affordable housing development that provides deeply affordable homes for seniors, strengthens Culver City’s local economy, and delivers lasting community benefits. This proposal is uniquely shaped by a team of firms based in Culver City, bringing local knowledge, relationships, and accountability to every stage of the project.

PROPOSAL OVERVIEW AND VISION
The Washington Boulevard proposal will deliver 37 new homes, including 36 affordable units reserved for seniors at 30–50% of Area Median Income (AMI) and one on-site manager’s unit. With an average affordability level of 45% AMI, the project responds directly to Culver City’s urgent need for deeply affordable senior housing. To ensure long-term stability, Decro is prepared to record 99-year affordability covenants tied to the ground lease, as well as resyndicate affordability restrictions at each refinancing event. Our proposed schedule ensures that the project commences development in January 2026 with entitlement and predevelopment activities, and can begin housing people as early as 2029 or 2030, and possibly earlier depending on the availability of matching funding.

The project emphasizes community activation and neighborhood integration. The ground floor will feature 770 square feet of commercial space reserved for a Culver City-based small business or nonprofit at below-market rents, counteracting rising rents and displacement pressures. Above, the development introduces a Vertical Park and 5,800 square feet of landscaped open space, including gardens, terraces, and social gathering areas, capped by a rooftop terrace with panoramic views. These amenities not only serve residents but also provide a unique civic benefit for the neighborhood.

A DESIGN FOR HEALTH, SUSTAINABILITY, AND CONTEXT
The project is designed by Lorcan O’Herlihy Architects (LOHA), an internationally recognized practice known for advancing affordable housing through contextual, sustainable, and community-oriented design. LOHA’s approach, rooted in “Amplified Urbanism,” ensures that the building blurs the line between private and public space, creating civic connections that strengthen the fabric of the neighborhood.

The building’s stepped massing transitions respectfully to adjacent medium-density housing, while a central courtyard, operable windows, and green roofs maximize natural light, ventilation, and environmental performance. The project is designed to exceed Title 24 standards and is anticipated to achieve LEED certification, reinforcing its commitment to sustainability and long-term resilience.

EXECUTIVE SUMMARY
3 EXPERIENCE AND QUALIFICATIONS
Decro Corporation will serve as lead developer . Founded in Culver City and operating for over 35 years, Decro has completed 38 affordable housing projects serving more than 1,800 residents and currently manages over 1,300 affordable and supportive housing units. CEO Ted Handel, Chief Real Estate Development Officer Fathia Macauley, and Real Estate Development Director Armeen Neshat bring decades of combined experience in nonprofit development, affordable housing finance, and public-sector housing production.

A CULVER CITY-BASED, EXPERIENCED DEVELOPMENT TEAM
Our proposal is distinguished by a development team rooted in Culver City, with three of the lead firms headquartered within the City. Collectively, the team brings decades of experience delivering high-quality affordable housing while remaining deeply invested in the local community.

Decro Corporation (Lead Developer): With over 35 years of experience and a portfolio of more than 1,300 affordable and supportive units, Decro has a proven record of delivering successful, community-driven affordable housing.

Lorcan O’Herlihy Architects (Design Architect): Recognized internationally and awarded over 100 design honors, LOHA brings a design approach that merges affordability, sustainability, and civic engagement.

Dreyfuss Builders, LLC (General Contractor): A Culver City-based builder with over $670 million in completed projects, including 15 affordable housing developments in the last five years, Dreyfuss has deep expertise in municipally sponsored housing and a strong record of partnership with nonprofit developers. three6ixty (Entitlements & Planning): A women-led, Culver City-based land use consulting firm, three6ixty brings over 30 years of entitlement, planning, and community engagement experience, with founder Dana Sayles having served nearly a decade on the Culver City Planning Commission.

Nous Engineering (Structural) and A3 Engineering (MEP): Trusted subconsultants with extensive expertise in sustainable, high- performance building systems, reporting to LOHA.

Together, this team blends local investment, national design recognition, and decades of affordable housing expertise to ensure that the Washington Boulevard redevelopment is delivered on time, on budget, and in alignment with the City’s goals. Each of these firms will work in close coordination, with Decro as lead developer ensuring the integration of design, construction, and community engagement from entitlement through operations. With a proposal team grounded in Culver City, our team combines proven experience with a personal stake in the City’s future, ensuring the Washington Boulevard project becomes a lasting community asset.

WWW.DECRO.ORGProposal for Property Name
A.

Company
and General
Information
Proposal for Property Name WWW.DECRO.ORG
Dear Mr . Nachbar,
On behalf of Decro Corporation, I am pleased to submit our response to the above-referenced Request for Proposals. Decro Corporation, a California nonprofit public benefit corporation, will serve as the Prime Proposer for this engagement. We are proud to present a highly qualified team, consisting of Decro Corporation, Lorcan O’Herlihy Architects, Dreyfuss Construction, and Three6ixty. The key point of contact for this proposal is:

Armeen Neshat
Real Estate Development Director
Decro Corporation
424-603-4586
[email protected]
As Chief Executive Officer of Decro Corporation, I am authorized to bind the organization in contractual matters with the City of Culver City. In accordance with the RFP requirements, our team affirms that it has read and will comply with all terms and conditions of this RFP. We appreciate the opportunity to be considered for this project and look forward to the possibility of working in partnership with the City of Culver City. Should you require any additional information or clarification, please do not hesitate to contact Mr . Neshat directly, as he is the primary contact able to answer questions about the proposal.

Sincerely,

Ted Handel
Chief Executive Officer
Decro Corporation
RE: Response to Request for Proposals: Redevelopment of 11029 Washington Blvd 08/28/2025
Letter of Transmittal
John M. Nachbar
City of Culver City
City Manager’s Office
9770 Culver Blvd.

Culver City, CA 90232

WWW.DECRO.ORGProposal for Property Name
B.

Qualifications and
Experience of the
Firm
The key team members of this proposal include Decro Corporation (Decro) as the lead developer, Lorcan O’Herlihy Architects (LOHA) as the lead architectural firm, Dreyfuss Builders, LLC (Dreyfuss) as the general contractor, and three6ixty as the entitlement and planning consultant. Nous Engineering will serve as the proposal’s structural engineer, and A3 Engineering will serve as the Mechanical/Electrical/Plumbing Engineer, both as subconsultants reporting to LOHA. Below is a description of Decro’s Qualifications and Experience, as the lead firm for this proposal.

DECRO CORPORATION
Decro is an established affordable housing developer with over 35 years of experience in Southern California, primarily based in Los Angeles County. Decro is a California nonprofit public benefit corporation, founded and incorporated in 1989, whose primary business is affordable housing and community development. Decro is headquartered in Culver City, California, and is governed by a Board of Directors. Decro’s Board is currently composed of Christian von Merkatz (Chair), Alexander Nweeia (Treasurer), Meg Babakhanian (Secretary), Warren Avery, and Paul Pierorth. Decro is currently led by CEO Ted Handel and Chief Real Estate Development Office Fathia Macauley. The lead individuals for Decro on this project will be CEO Ted Handel, Chief Real Estate Officer Fathia Macauley, and Real Estate Development Director Armeen Neshat.

Decro currently has 13 full time staff members across five departments: Accounting, Asset and Portfolio Management, Executive, Real Estate Development, and Resident/Community Engagement. Decro’s Real Estate Development department will be responsible for overseeing all development and project management scopes of the Project, including managing all consultants and subconsultants, securing all financing, construction management, as well as ongoing project management. To date, Decro has completed 18 affordable housing projects, collectively serving over 1,800 residents, and operates over 1,300 affordable and supportive housing units in its portfolio. Within the last five years, Decro has completed over 351 units of affordable housing, and has an additional two projects for 93 combined units under construction and due for completion by 2026. Decro’s Organizational Chart is included, which provides the organization’s position titles, along with key staff’s resumes.

Decro is a well-renowned leader in Southern California in developing affordable housing, including master campus redevelopments to include both commercial and community space. Below is a sample of comparative projects in Decro’s recent portfolio, each of which has been completed within the last five years:

BRINE RESIDENTIAL
Brine Residential is a mixed-use development with 28,000 square feet of commercial space under 97 units of permanent supportive and affordable housing. This development incorporates classroom facilities, a fitness room, community room with a full kitchen, indoor and outdoor lounges, property management and supportive services offices, laundry rooms and over 200 racks of bicycle parking. The project is also proud of its street level improvements such as street lighting and sidewalk upgrades and accessibility improvements.

This is a multiphase project that recently completed the first phase, the residential component, in December of 2024. Brine Residential is part of a larger campus development that is anticipated to include a 9,856 square foot community health center, a 3,687 square foot pediatric mental health clinic, and a 17,300 square foot medical office building above a multi-story parking structure, as well as two additional residential phases. Brine Residential is part of the larger Brine Campus redevelopment project, which includes multiple phases. It is also structured as a ground lease model, with a 99-year ground lease to Brine Residential utilized as the tool for long-term site control. The subsequent phases will utilize a similar structure as they proceed to construction. For Brine Residential, Decro served as the developer, and was responsible for conducting all community outreach, securing planning and entitlement approvals, securing all public and private financing, overseeing construction activities, and continues to provide ongoing management and ownership of the property. Decro managed this project from initial conception through operation, and continues to manage the project in coordination with social service providers and property management. Decro applied for and secured a variety of public funds, including Proposition HHH, No Place Like Home, and 4% Low Income Housing Tax Credits and bonds.

FIRMIN COURT
Firmin Court is a 63 unit, 7-story, permanent supportive housing development developed by Decro in the City West neighborhood of Los Angeles. 45 units are permanent supportive housing reserved for individuals experiencing chronic homelessness, and 18 units are restricted for low income households. Firmin Court is currently in operation and was completed in 2023.

The project won a 2023 Gold Nugget Merit Award in the Best Affordable Community category, reflecting Decro’s focus and emphasis on high quality design. Firmin Court was designed in a Spanish Colonial vernacular featuring white stucco walls, barrel tile roofs, decorative wrought iron railing, decorative trim at window and door openings, and colorful ceramic tile accents.

This design reflects extensive community outreach and feedback, and the project underwent several months of in-person and remote community meetings. The second floor houses the main lobby and lounge, which are directly accessible from the sidewalk, as well as resident supportive service offices, a community space, arts and crafts room, and library. Onsite services include independent living skills, mental and behavior counseling, employment educational assistance, and a learning center open to residents and neighborhood children. The third (podium) level has a community room that directly connects to an outdoor, landscaped and hardscaped courtyard, while a skydeck on the seventh floor enjoys views of the downtown skyline.

Firmin Court successfully applied for a variety of public funding for Firmin Court, including Proposition HHH, HCD’s Supportive Housing Multifamily Housing Program, and 4% Low Income Housing Tax Credits and bonds. Much like Brine Residential, Firmin Court is highly reflective of our approach to affordable housing development, by embracing and incorporating extensive community feedback on the project, utilizing high quality design in a cost efficient manner, ensuring ample community space for residents to enjoy the surrounding neighborhood, and ensuring that the project can be a community serving asset that is well connected to the surrounding environment.
7TH AND WITMER
7th & Witmer Apartments is a 76-unit, 6-story, mixed-use permanent supportive housing development for individuals experiencing chronic homelessness in Decro’s portfolio, and is a partnership with the City of Los Angeles. 7th & Witmer is currently in operation, and was completed in 2019. The building is fully reserved for individuals experiencing chronic homelessness, and includes ground floor space for commercial tenants.

The project was awarded an AHSC grant from the California Department of Housing and Community Development for its commitment to building sustainable communities within Los Angeles, and the city is a coapplicant on the project. The award focused on the pedestrian and bimodal experience - by creating a space for a bikeshare and improvements that would result in greater connectivity and enhance overall mobility to the community of Westlake / Macarthur Park. These improvements included but were not limited to new bus zones, sidewalk repairs, and Accessible Pedestrian Signals and Lead Intervals. 7th and Witmer WWW.DECRO.ORG
was a pioneering AHSC project for the City of Los Angeles as one of the first in its pipeline, and enabled the city to receive over $10 million in transit and transportation infrastructure funding. 7th and Witmer delivered on greater ESG (Environmental, Social and Governance) social impact targets – including focusing on local hires and commercial prevailing wages to all construction workers, obtaining a “LEED for Homes” sustainability certification, increasing tree count in the community and drought tolerant planting, and building the first greywater system in the City of Los Angeles that uses both stormwater (rain recapture and reuse) and greywater to supply toilets and irrigation.

We are set apart from other firms due to our high integration into the Culver City Community. Our organization is not only headquartered within Culver City, but located within just two miles of the Washington Boulevard site, and within walking distance of Culver City’s City Hall. Our firm’s leadership is also highly rooted in Culver City. Our CEO, Ted Handel, is a longtime Culver City resident and homeowner, our Director of Resident and Community Engagement, Nicole Willick, has been a Culver City resident for decades. We not only have a deep understanding of Culver City and a connection to Culver City residents, but our leadership is made up of stakeholders of the very same community. This has not only guided the development of our proposal, but will be a critical asset as the project is further developed in partnership with the city of Culver City. Our deep rooted connectivity is paired with renowned mixed-use development expertise along with affordable housing subject matter experts, which will be a key asset for the Washington Boulevard project. Decro has leveraged its expertise and leadership in Southern California to help craft our proposal, working in conjunction with the rest of the proposal team to produce a project that is highly informed by the neighborhood context of Culver City, while achieving ambitious goals in a realistic manner .

WILLICK
Director of Resident &
Community Engagement

GABRIELA
VEGA
Project Manager
CORINA
OSTOIA
Senior Accountant
TANNAZ

MASACHI
Staff Accountant

EMMANUEL
CHOICE
Asset Manager
COREY

FELDPAUSCH
Portfolio Manager

CHRISTIAN
LISSER
Executive Assistant
TERRI O’HARA
Controller
RODNEY
DODLEY
Accounting Manager
FATHIA

MACAULEY
Chief Real Estate
Development Officer
TED M.

HANDEL
Chief Executive Officer

DECRO BOARD OF DIRECTORS

CHRISTIAN VON MERKATZ

AL NWEEIA

MEG BABAKHANIAN

WARREN AVERY

PAUL PIEROTH
Chief Executive Officer
Treasurer
Secretary
11 TED M. HANDEL

ARMEEN NESHAT

FATHIA MACAULEY
Chief Executive Officer
Real Estate Development Director
Chief Real Estate Development Officer
As Chief Executive Officer of Decro Corporation and its affiliated entities, Mr . Handel is responsible for the strategic direction and overall management of this California nonprofit, tax-exempt organization. Since Mr .

Handel became Decro’s CEO in July 2016, the nonprofit has grown to 17 affordable housing developments in California and Florida totaling 1,048 units. Decro, on its own or in partnerships, is constructing seven permanent supportive and affordable housing projects in Los Angeles, California with 368 units, including Firmin Court and Watts Works which are scheduled to open in late summer 2022 and The Brine which is a transformative multi-phase mixed-use, medical office, and pediatric mental health center project in the Lincoln Heights community of Los Angeles.

Prior to joining Decro, Mr . Handel had more than 25 years of experience in developing, financing, syndicating, operating, constructing and managing affordable housing developments. Mr . Handel represented nonprofits and National Equity Fund (NEF) as counsel in affordable housing transactions, formed California nonprofit public benefit corporations, and advised nonprofit Board of Directors on legal compliance issues. At NEF, he closed 57 development deals representing a gross equity investment by this low-income housing tax credit syndicator of $315 million. Mr. Handel has the authority to execute agreements on behalf of Decro Corp.

Armeen Neshat is the Real Estate Development Director at Decro, where he is responsible for the development of affordable housing and mixed-use projects, managing them through all phases—from due diligence and acquisition to construction and completion. With seven years of experience in affordable housing and urban planning, he previously served as Deputy Director of Affordable Housing Production in the Los Angeles Mayor’s Office. In that role, he led key initiatives like Project Homekey and the Affordable Housing and Sustainable Communities program, securing over $103 million in funding for AHSC projects. He also expedited all 170 affordable housing projects in the city, facilitated the acquisition and financing of 1,250 interim housing units, and advanced innovation in permanent housing construction to expand housing access across Los Angeles.

Fathia Macauley joined Decro Corporation as Chief Real Estate Development Officer in July 2024. At Decro she oversees the pipeline of new affordable housing developments, and shares oversight of asset management for Decro’s portfolio of real estate owned. Ms. Macauley comes to Decro with over 21 years of experience in financing and developing redevelopment projects throughout California, ranging from affordable housing to community facilities such as charter schools and health clinics. She has managed over $1 billion in Community Reinvestment Act (CRA) and affordable housing projects either as a developer or lender . She has participated in the creation of over 5,000 affordable homes.

Ms. Macauley began working for affordable housing consultants and developers in Los Angeles, and expanded to other aspects of affordable housing, becoming a Senior Loan Officer for Century Housing Corporation, and then participated in the political end of redevelopment projects in the office of Los Angeles Mayor Richard J. Riordan. Ms. Macauley has over 14 years in community development finance lending and most recently she was Chief Lending Officer for Housing Trust Silicon Valley in San Jose where, under her leadership over $320M in loans were originated, and she co-led relationships with capital partners such as Apple and Google. In this position Ms. Macauley provided oversight for Housing Trust’s lending programs including multifamily and first-time homebuyer programs, as well as new lending initiatives.

DECRO CORP: RESUMES
WWW.DECRO.ORG
and property management. Decro applied for and secured a variety of public funds, including Proposition HHH, No Place Like Home, and 4% Low Income Housing Tax Credits and bonds.

BRINE RESIDENTIAL
mental health clinic, and a 17,300 square foot medical office building above a multi-story parking structure, as well as two additional residential phases. Brine Residential is part of the larger Brine Campus redevelopment project, which includes multiple phases. It is also structured as a ground lease model, with a 99-year ground lease to Brine Residential utilized as the tool for long-term site control. The subsequent phases will utilize a similar structure as they proceed to construction. For Brine Residential, Decro served as the developer, and was responsible for conducting all community outreach, securing planning and entitlement approvals, securing all public and private financing, overseeing construction activities, and continues to provide ongoing management and ownership of the property. Decro managed this project from initial conception through operation, and continues to manage the project in coordination with social service providers

BRINE RESIDENTIAL
Brine Residential- Brine Residential is a mixed-use development with 28,000 square feet of commercial space under 97 units of permanent supportive and affordable housing. This development incorporates classroom facilities, a fitness room, community room with a full kitchen, indoor and outdoor lounges, property management and supportive services offices, laundry rooms and over 200 racks of bicycle parking. The project is also proud of its street level improvements such as street lighting and sidewalk upgrades and accessibility improvements.

This is a multiphase project that recently completed the first phase, the residential component, in December of 2024. Brine Residential is part of a larger campus development that is anticipated to include a 9,856 square foot community health center, a 3,687 square foot pediatric Decro is a well-renowned leader in Southern California in developing affordable housing, including master campus redevelopments to include both commercial and community space. Below is a sample of comparative projects in Decro’s recent portfolio, each of which has been completed within the last five years:. 13 7TH & WITMER
7TH & WITMER
and enhance overall mobility to the community of Westlake / Macarthur Park. These improvements included but were not limited to new bus zones, sidewalk repairs, and Accessible Pedestrian Signals and Lead Intervals. 7th and Witmer was a pioneering AHSC project for the City of Los Angeles as one of the first in its pipeline, and enabled the city to receive over $10 million in transit and transportation infrastructure funding. 7th and Witmer delivered on greater ESG (Environmental, Social and Governance) social impact targets – including focusing on local hires and commercial prevailing wages to all construction workers, obtaining a “LEED for Homes” sustainability certification, increasing tree count in the community and drought tolerant planting, and building the first greywater system in the City of Los Angeles that uses both stormwater (rain recapture and reuse) and greywater to supply toilets and irrigation.

FIRMIN COURT
7th & Witmer - 7th & Witmer Apartments is a 76-unit, 6-story, mixed- use permanent supportive housing development for individuals experiencing chronic homelessness in Decro’s portfolio, and is a partnership with the City of Los Angeles. 7th & Witmer is currently in operation, and was completed in 2019. The building is fully reserved for individuals experiencing chronic homelessness, and includes ground floor space for commercial tenants.

WWW.DECRO.ORGProposal for Property Name
C.

Qualifications
and Experience
of Proposed
Development Team
As stated previously, the key team members of this proposal include Decro Corporation (Decro) as the lead developer, Lorcan O’Herlihy Architects (LOHA) as the lead architectural firm, Dreyfuss Builders, LLC (Dreyfuss) as the general contractor, and three6ixty as the entitlement and planning consultant. Nous Engineering will serve as the proposal’s structural engineer, and A3 Engineering will serve as the Mechanical/Electrical/Plumbing Engineer, both as subconsultants reporting to LOHA. Decro’s qualifications were detailed in the previous section (B), and below are the qualifications of the rest of the proposed Development Team. A Development Team organizational chart is also included, which details the reporting relationship of the team, as well as a high-level assignment of their roles.

TEAM ORGANIZATIONAL CHART

DREYFUSS

BUILDERS, LLC
General Contractor
LOHA
Architect
DECRO
Developer
NOUS

ENGINEERING
Structural Engineer
360
Land Use
A3

ENGINEERING
M/E/P

DREYFUSS
For more than three decades, Dreyfuss Builders, LLC has built affordable and market-rate housing across Southern California with one clear focus: delivering high-quality projects that strengthen communities. What sets Dreyfuss apart is not just the scope of their work, with over $670 million in construction projects completed to date, but their deep ties to the community they serve.

Like Decro and three6ixty, Dreyfuss is proudly headquartered in Culver City, just a few miles from the Washington Boulevard project site. The company is led by Managing Members Joel Stensby and Paul Kristedja, and a team of senior Project Executives, Project Managers, and Superintendents, each bringing decades of experience in affordable housing, mixed-use, adaptive reuse, supportive housing, and public-private partnerships. Senior staff will be directly engaged in the Washington Boulevard project from preconstruction through completion. An organizational chart for Dreyfuss is included, along with resumes for key staff of the Washington Boulevard project.

With a California Class B General Building Contractor license and an average of $50–80 million in annual construction volume in recent years, Dreyfuss has the capacity and proven systems to manage large, complex projects while maintaining the responsiveness and personal accountability of a local firm. Their leadership team brings decades of experience in affordable housing, mixed-use, adaptive reuse, supportive housing, and public-private partnerships, making them uniquely suited for a project of this scale and importance.

In the past five years alone, Dreyfuss has completed more than 15 affordable and municipally sponsored housing developments totaling over 700 units across Los Angeles County and beyond. These include the 100-unit Willow Tree Project Homekey conversion (2025), Marcella Gardens and Ruth Teague Apartments in South Los Angeles (2024, 112 units combined), The Whole Child Interim Housing in Santa Fe Springs (2024, 19 units), The Journey Apartments in Venice (2024, 43 units), and NoHo 5050 in North Hollywood (2024, 40 units). Each of these projects required close collaboration with nonprofit developers, city partners, and funding agencies, underscoring Dreyfuss’s ability to successfully deliver municipally sponsored affordable housing.

For the Washington Boulevard project, Dreyfuss Builders will serve as General Contractor reporting directly to Decro Corporation, working in close coordination with project architect LOHA (Lorcan O’Herlihy Architects) and entitlement consultant three6ixty. Their role will begin in preconstruction, where they will provide critical feedback on constructability, project delivery strategies, and cost effectiveness, ensuring that the project remains feasible without sacrificing its design quality, sustainability, or community-serving goals. During construction, Dreyfuss will manage subcontractor bidding, scheduling, quality control, and compliance with prevailing wage requirements, while maintaining close communication with Decro and LOHA to ensure the project vision is fully realized.

Together with Decro and three6ixty, Dreyfuss brings a Culver City-based, highly experienced, and collaborative team that combines local investment with a proven record of delivering high-quality affordable housing. Their expertise, hands-on approach, and commitment to the City make them an ideal partner to bring the Washington Boulevard site from vision to completion.

WWW.DECRO.ORG

DREYFUSS
17 Managing Members:

Joel Stensby
Paul Kristedja
Vice President:

Michael Jaboury
Director of Estimating:

David Sanchez
Estimator:

Felipe Ortiz
Project Executives:

Michael Jaboury, Vice President
Victor Canales, Sr. Project Manager
Justin Saechee, Sr. Project Manager
Sr. Project Manager:

Victor Canales
Justin Saechee
Project Managers:

Jennifer Camarena
Stephen Links
Shohreh Nikravesh
Ethan De La Torre
Asst. Project Manger:

Amin Arghand
Daniel Djemal
Project Engineers:

Isabel Gutierrez
David De La Torre
Aramis Rivas
Bryan Miller
Skylar Heimer
Superintendents:

Greg Aldaba
Adam Araujo
Peter Bolanos
Carlos Ortega
Jesus Robles
Frank Vasquez
Joseph Wujick
Asst. Superintendents:

Jessie Alba
Ozmel Granados
Antonio Hernandez
Gerardo Martinez
Mario Manansala
Ronald Mailly
Jabco Mareno
Construction
Administration Director:

Susan Caputo
Office Manager:

Audrey Hiney
Compliance Specialist:

Michelle Lind
Project Accountants:

Susan Caputo
Audrey Hiney
Julieann Willes
Accounts
Payable/Contracts:

May Chao

MICHAEL JABOURY
Vice President, Project Executive, LLC Member
As Vice President, Project Executive and LLC Member of Dreyfuss Construction, Michael oversees one of Southern California's leading general contractors. Michael has spent the entirety of his career in the building industry. He started as an intern at one of nation’s largest general contractors in his college years and worked his way thru the ranks in the industry. After completing his master’s degree in Civil Engineering in the Construction Management Program at Columbia University he started working at Dreyfuss Construction in 2003 under the mentorship of Mr.

Jim Dreyfuss, the founder and former Principal of the firm. He also worked for a prominent Los Angeles multi-family and hotel developer as an inhouse Construction and Project Manager for a few years before returning to Dreyfuss in 2011.

Michael has over 20 years of experience in the construction industry on projects ranging in size from $2MM to $200MM.

Project types include Type I, III, V, new construction and rehabilitation, podium and subterranean, affordable and market rate housing, tenant improvement, hospitality, restaurant, parking structures and medical.

At Dreyfuss Construction Mich ael’s responsibilities include overseeing all aspects of the business including marketing, estimating, preconstruction, operations, and administration. His expertise in representing owners on commercial and residential projects brings the owner’s perspective into the culture of Dreyfuss Construction.

EDUCATION
Masters of Science in Civil
Engineering, Concentration
in Construction Engineering
and Management Columbia
University
Bachelors of Science in
Civil Engineering
w/Construction Emphasis
University of Southern
California
WWW.DECRO.ORG

DREYFUSS

DAVID SANCHEZ, SR.

Director of Estimating
Chief Estimator
David oversees all phases of estimating and preconstruction, including design and constructability reviews, bidding, value engineering, cost estimating and contract negotiation. He has in- depth experience as a conceptual estimator, scheduler, and project manager for an extensive portfolio of complex as well as small scale projects throughout Southern California. David and his staff of skilled estimators work with the design team from the preliminary estimate through the contract phase.

EXPERIENCE
David has been with Dreyfuss Construction since 1998. Prior to being promoted to Chief Estimator David’s primary role at Dreyfuss Construction was as Sr. Project Manager, Project Executive and General Superintendent during he’s tenure with the firm. He has also run several projects successfully as Superintendent. David has over 40 years of experience in the construction industry on projects ranging in size from $2MM to $87MM. Project type include new construction and rehabilitation, podium and subterranean, affordable and market rate housing and parking structures.

David also has experience as a construction manager, asset manager, compliance officer, senior building inspector. David’s current responsibilities have included preconstruction services, cost estimating, scheduling, bid proposal development and
design/development and buy-out support for projects ranging in size from $10 million to $40 million. David has taken on the challenge of developing the estimating depart ment and pulling together the preconstruction processes and procedures that are in use today. 19 WWW.DECRO.ORG
THREE6IXTY
The field of land use consulting demands vast experience and continuing knowledge to effectively compete in the ubiquitous but niche industry of urban planning. Dana Sayles, the owner and founder of three6ixty, brings over 30 years of experience in project and construction management, education in and knowledge of urban planning, and regulatory policy. Similar to Decro and Dreyfuss, three6ixty is rooted and based in Culver City, with a headquarters on Washington Boulevard just half a mile from the project site. Three6ixty is a women-led, small business, full-service land use and expediting firm providing entitlement, permit expediting, project management, community engagement, and governmental advocacy for clients throughout the state of California. Three6ixty is celebrating our thirteenth year of providing clients with the best guidance in their development projects from inception through construction.

Three6ixty is also led by senior staff member Sara Houghton, Senior Vice President, who offers clients a strategic approach through her over 25 years of experience as a licensed architect, specializing in areas of design, construction, and land use entitlements; with over 15 years of experience in permitting solutions, specializes in complex projects including tenant improvements, affordable housing, hospitality, and new construction for mixed-use and residential projects.

Together Dana and her team have well-represented clients within the greater County and City of Los Angeles and, have been in the top ten of Los Angeles Business Journal Lobbying Firms since 2016 and Top 100 Women-Led Firms in Los Angeles for the past three years.

Three6ixty will be responsible for navigating all entitlements and land use approvals for the Washington Boulevard project, and coordinating all necessary city requirements for the project’s approval through city council, in coordination with and reporting to Decro. Three6ixty will also play a role in community engagement for the project, assisting with planning meetings with the community, drafting and releasing public materials on the project, and assisting Decro and the rest of the project team with soliciting feedback from the community to inform the final project.

Overview
Three6ixty Key Permitting/Expediting Personnel

Dana Sayles
Owner/Managing Member
[email protected]

Dana is the founder and owner of three6ixty. She envisioned the company as a full-service land use and enAtlement ﬁrm that combined her experience with fast-paced project and construcAon management with her educaAon and knowledge of urban planning and regulatory processes. AFer working as a Director of Development at Urban Paciﬁc Builders and Vice President of Development at John Laing Homes, Dana started working independently in 2007 and founded three6ixty in 2012. Dana’s 28 years of project management experience, extensive knowledge of zoning code and land use policy, and an intuiAve strategic approach ensures that three6ixty clients have the best guidance with their development projects internally, with ciAes and with local communiAes.

Dana has a broad network of relaAonships with city staﬀ and elected oﬃcials, and she frequently parAcipates with policy working groups and advisory commiYees. Dana holds an undergraduate degree in City and Regional Planning from Cornell University, a Master’s of Urban Planning from the University of Southern California, and is a licensed member of the American InsAtute of CerAﬁed Planners since 2001. She served on the Culver City Planning Commission from 2013-2022, and has been acAvely involved in various non-proﬁt organizaAons focused on philanthropy, and currently sits on the board of the Hollywood Central Park. Outside of the oﬃce, Dana loves to travel, skiing and the outdoors, great restaurants, and spending Ame with her two sons.

As an expert in the planning and land use ﬁeld, Dana leads the ﬁrms project work, specializing in up front site feasibility, zoning analyses and approval strategies. Dana also conducts most forward-facing public hearings, community meeAng presentaAons, and strategy presentaAons with Clients as needed. She is an expert in housing law and policy, speciﬁcally aﬀordable and equitable housing in Los Angeles and surrounding jurisdicAons. Dana’s success and track record has led to policy advocacy on a broader scale, parAcularly in the housing and special purpose housing spaces, and has parAcipated on task forces for both the City and County of Los Angeles’ housing element updates, as well as the City of Culver City and the City of Downey. Through these eﬀorts Dana has led the approval of streamlined special purpose housing projects in various jurisdicAons including City of Los Angeles, County of Los Angeles, Long Beach, Inglewood, Culver City, and Chico California.

Selected Project Experience:
§ Avenue 34, Shangri La – Mixed Use
§ 1185 Sunset Blvd, Aragon Corp.– 214 Unit Mixed Use
§ 8070 Beverly Blvd, Black EquiIes Group - 100 Units
Eldercare Project
§ AMP LoNs, Bolour Associates – 320 Units, Completed
§ 639 La Brea, CGI Strategies – Mixed-Use
§ Belle on Bev, 1800 Beverly Blvd, Cityview – Mixed-Use § 6136 Manchester Avenue, Cityview - 489 units Mixed
Use
§ The Village, ETTA - 64 Units, Special Needs Housing
§ 6711 Sepulveda, Hanover - 180 Unit Apartment
§ Thatcher Yards, Thomas Safran & Associates - 98 Units, Aﬀordable ResidenIal
§ Dream Hollywood Complex - Tao/Beauty Essex,
Retail/Hotel/Restaurant Approvals
§ Hollywood's Godfrey Hotel, Oxford Capital Group –
200 Rooms
§ 2121 Westwood, RBM of California – 92 Units,
ResidenIal
§ Downtown Women’s Center Expansion, Daylight – 97
Units, Permanent SupporIve Housing
§ Raising Cane’s – Various locaIons, California
Creden6als:
§ B.S. in City and Regional Planning from Cornell
University
§ Master’s of Urban Planning (MUP) from the
University of Southern California
§ American InsAtute of CerAﬁed Planners (AICP)
THREE6IXTY
21 Overview
Three6ixty Key Permitting/Expediting Personnel

Dana Sayles
Owner/Managing Member
[email protected]

WWW.DECRO.ORG
LORCAN O’HERLIHY ARCHITECTS [LOHA]

ABOUT LOHA
Lorcan O’Herlihy Architects [LOHA] is inspired by the
transformative potential of architecture. Our work is driven by ruthless optimism, creative pragmatism, and a profound conviction that bold, enlightened design elevates the soul and enriches communities.

We balance ideals and pragmatics, intuition and logic, radical visions and fulfilled expectations. We ground our process in rigorous exploration, persistent questioning, and technical expertise. We craft distinctive, sustainable, elegantly resolved designs that meet the needs of our clients and respond to broader civic and social ambitions.

Grounded in years of experience, we confront preconceptions with an understanding that, while working within parameters, creative improvisation can yield unexpected solutions and remarkable results.

Since 1994, LOHA has built over 100 projects across
three continents. Based out of our studio in Los Angeles and Detroit with twenty-five designers, our diverse work ranges from large, mixed-use developments and university residential complexes to art galleries and bus shelters.

LOHA has been published in over 20 countries and
recognized with over 100 awards, including the Architect Magazine’s ARCHITECT 50 #1 Design Firm Award, AIA
California Council Distinguished Practice Award, and AIA Los Angeles Firm of the Year Award.

In 2025, LOHA was recognized as #1 in Architecture on Fast Company’s list of World’s Most Innovative Companies.

23 LOHA: OUR VALUES

RUTHLESS OPTIMISM
We believe transformative architecture is possible regardless of constraints. We approach our work with a tenacity rooted in experience to achieve highly effective, robust projects that exceed expectations. We pride ourselves in seeing opportunities in everything, of producing the extraordinary from the ordinary, and in creating something from nothing. Combining rigor with a ceaseless curiosity for new formal and material possibilities has allowed us to create award-winning spaces that serve as agents of change.

CIVIC ENGAGEMENT
Our designs are not autonomous entities. Each project engages its broader context and catalyzes a civic dialogue that transcends the project brief in pursuit of higher ideals. From the creation of unprecedented collective spaces to the thoughtful introduction of unique pathways, inviting bridges, or sensitively integrated benches, our work inspires a powerful and positive shared community experience.

CREATIVE PRAGMATISM
Creativity embraces more than aesthetics; we apply it equally when navigating budgets, schedules, existing spaces, and regulatory parameters, enabling us to balance ideals and pragmatics. Our open and elastic approach to even the most challenging project parameters yields unexpected and exceptional results. Our design strategies combine ingenuity and efficiency, creating exceptional solutions that are both innovative and enduring.

SUNSET BILLBOARDS
MLK1101 SUPPORTIVE HOUSING

SANTA MONICA BIG BLUE BUS STOPS
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LOHA: OUR EXPERTISE

CONTEXTUAL RESPONSE
Our design methodology, Amplified Urbanism, is informed by the desire to create fluid interactions between public and private spaces, emphasize social and civic connections, and harness existing infrastructural and ecological patterns to cultivate vibrant communities. This approach was developed over years of building, with each project informing our approach and philosophy. The urban context is considered as part of the architectural project, looking at how architecture engages with the broader context whether single family homes or city masterplans. We are committed to developing projects that consider and enrich the city.

PLACEMAKING
As cities around the world continue to grow in population and density, housing is increasingly an urgent issue. Our expertise in housing has been developed over years of practice across a range of scales from single family residences to large low-income developments. As with all our projects, housing extends beyond the interior space to engage with and respond to the surrounding community. Using the principles outlined in Amplified Urbanism, we seek a multi-faceted approach to develop housing projects that foster community within the built environment.

CULTURE & COMMUNITY
Culture and community are key elements to a vibrant city. We value architecture as a cultural act and a response to our contemporary society. With this belief, we consistently seek opportunities that also cultivate other cultural endeavors. In our projects for cultural institutions, we support the diverse needs through flexible spaces that allow for a broad range of activities. Our engagement with culture through thoughtful, considered architecture is developed with the mission to add cultural value in a community through urban studies and buildings.

WILLOUGHBY7917

NIKE ICON STUDIOS
SL11024 STUDENT HOUSING
25 LOHA: OUR DESIGN TENETS

ACTIVATED EDGES
Activated edges serve to dematerialize the boundaries of a building to create a fluid connection between the architecture and the community. Activated edges allow the surrounding community to permeate the site and provide opportunities for exchange between public and private zones.

BOLD MATERIALITY
Bold Materiality renders a deliberate and adaptive manipulation of conventional concrete, wood, metal and glass, with unorthodox off-the- shelf components to produce a distinct and vibrant identity for site’s overall environment. The creative process is rooted in this method and melds artful intuition with meticulous craftsmanship.

STRATEGIC VOIDS
Strategic voids carve out and enliven spaces within the massing of a structure or site. Embedding elements of the public sphere into otherwise private developments, strategic voids create opportunities for light, landscaping, and social interactions.

GRANVILLE1500 MIXED USE
BELLEVUE53
JOHN R 2660
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SUSTAINABILITY

PROGRAMMING FOR SUSTAINABILITY
Designated spaces for plant life helps clean the air and provide a sense of stewardship in a built environment, and reducing our carbon footprint is critical in our role as designers to limit impacts to our atmosphere.

In all project types we create adaptable environments that allow for spaces to be flexible and ensure they can evolve with programmatic needs for the building. Through strategic programming and the utilization of building technologies, spaces can be used for meeting, workshopping, independent study or larger-scale public events.

In addition, access to fresh air is core to our mental health and wellbeing. We value opportunities to connect interior and exterior environments with operable windows to allow fresh air inside. Utilizing passive cooling lessens the need for conditioned air and the energy burden associated with mechanical systems. These strategies require consideration to programming, scale, context and building orientation. On our Nike Icon Studios, large doors allow entire walls to open in photography studios, allowing production work to move fluidly from interior to exterior, while large operable doors over skylights allow for daylight to be controlled throughout the day for different production needs.

With strategic planning the result is innovative spatial relationships that allow for the building to service many programs over time. This efficiency is at its root a sustainable practice.

NIKE ICON STUDIOS
27 SUSTAINABILITY

PASSIVE SURVIVABILITY FOR OUR CLIMATE
At LOHA we celebrate strategies that allow us to prioritize access to the natural realm through architecture. When working with existing buildings, we explore means to bring natural light deep into spaces through skylights and interior openings while striking a balance between diffused and direct light. We find that choice of material can be critical in filtering light to provide well-illuminated places.When working with existing buildings, we explore means to bring natural light deep into spaces through skylights and interior openings while striking a balance between diffused and direct light. We find that choice of material can be critical in filtering light to provide well-illuminated places, and that studying solar angles for each specific site throughout the year is an early programmatic step for all our projects.

Our adaptive reuse strategy for the Sandi Simon Center for Dance identifies opportunities through the building’s existing industrial sawtooth roof and skylights while activating them through passive design strategies. Natural light and ventilation are maximized throughout, and expanded to lower floors via a large cut inserted in the existing floor slab. The operable clerestory windows were retrofit with actuators to open and expel heat when triggered by the mechanical system. We salvaged the original maple planks from the cut- out packing-room floor, repurposing them as historically evocative vertical cladding around the office volume and main stairway. Sandi Simon Center for Dance is an example of utilizing centuries-old passive design solutions for today’s building technologies.

EFFICIENT ECOLOGY
LOHA’s LEED Platinum student housing project utilizes
passive design strategies and innovative material choices, and resulted in a project that is substantially more efficient and utilitarian than standard new construction, and will continue to reduce ecological and economic impact in the years and decades to come.

Regularized units that seamlessly stack upon one another as well as the utilization of off-the-shelf industrial grade materials create efficiency in both short-term resource management and long-term adaptability. Outdoor single- loaded corridors with aluminum sunshades were designed to encourage both an outdoor lifestyle and passive ventilation throughout units. Passive fresh air intake units were also designed for each unit’s entryway.

SANDI SIMON CENTER FOR DANCE

LEED PLATINUM UCSB SAN JOAQUIN

STUDENT HOUSING
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LOHA RESUMES
LORCAN O’HERLIHY ARCHITECTS ORGANIZATIONAL CHART

JASON KING
Project Lead
BRIAN
ADOLPH
Director of Projects
GHAZAL
KHEZRI
Director
LORCAN
O’HERLIHY
Founding Principal,
Creative Director
LORCAN O’HERLIHY, FAIA
Founding Principal, Creative Director
Lorcan O’Herlihy FAIA, founder and design principal of LOHA, seeks opportunities to engage the ever-changing complexities of the urban landscape while embracing architecture as a catalyst of change. Lorcan O’Herlihy FAIA, founder and design principal of LOHA, seeks opportunities to engage the ever-changing complexities of the urban landscape while embracing architecture as a catalyst of change. Since LOHA’s inception in 1994, these urban and social concerns have been paired with an interest in artistry. Lorcan spent his formative years working in New York and Paris on the Grand Louvre Museum as a designer at I.M. Pei Partners. Lorcan’s professional practice has run in parallel to his academic and intellectual pursuits since the inception of his office, enriching and heightening both. He has taught and lectured extensively over the last decade, including at the Architectural Association in London, Southern California Institute of Architecture [SCI-Arc], Cranbrook Academy of Art, Columbia University, Carnegie Mellon University, Pratt Institute, and the National Building Museum in Washington D.C. He is currently an Adjunct Professor at the University of Southern California AND is a GSA Design Excellence Program Peer . In 2004 the Architectural League of New York selected Lorcan O’Herlihy as one of the eight “emerging voices” in the United States. In 2009, Lorcan was elevated to the prestigious College of Fellows of the American Institute of Architects, an honor awarded to members who have made significant contributions to the profession. Lorcan’s commitment to design excellence in commercial, educational and residential projects earned him a nomination to the Academy of Arts and Letters and over 100 national and international design awards, including the 2021 AIA Los Angeles Gold Medal, AIA Los Angeles Firm of the Year Award, AIA CC Distinguished Practice Award, the Architect’s Newspaper’s Best of Practice - Best North American Firm Award, and in 2018 was awarded the status of #1 Design Firm in the US by Architect Magazine and #1 Most Innovative by Fast Company in 2025.

DESIGN TEAM
29 GHAZAL KHEZRI

JASON KING

BRIAN ADOLPH
Director
Senior Architect, Project Lead
Director of Projects
Since joining LOHA in 2015, Ghazal has played a substantial role as a Director and project Lead for a number of projects, most notably 3434 Wesley, Esri Campus Center and Sandi Simon Center for Dance.

Prior to joining LOHA, she worked on international projects as an associate/designer with award- winning architecture firms.

Her contributions to the firms span a variety of project types including affordable housing, multi- family residential projects, and community-oriented cultural projects. She sees architecture as a way to strengthen communities and give character to neighborhoods, as well as a vehicle for expressing an organization’s culture while establishing new traditions. Ghazal holds Architectural Design and Architectural Engineering bachelor’s degree from Oklahoma State University and has served as a guest Juror at Angewandte, University of Innsbruck, Tehran University and University of Southern California. She is a licensed architect in California.

Jason joined LOHA in 2016 and has acted as a Studio Lead and industry expert on affordable housing, production studios, and public projects throughout the United States. Working hand in hand with clients, consultants, stakeholders and community members, Jason has proven leadership in a wholistic collaborative approach to architecture that embraces inclusion, equality and exemplary design for the built environment. Whether it is working within the complexities of funding, code provisions, construction system selections, technical space development, programming or community driven design solutions that promote equity, Jason brings a wealth of experience and a creative approach to leading projects for LOHA.

Completed projects at LOHA include Nike Icon LA Studio I and II. Sun King Supportive Housing, SE8, and Ingo’s.

Jason is acting as a Senior Lead on Francis Affordable Housing, The Nest on Exposition Interim Housing, Safe Harbor I & II, Park Place Middle Income Housing, and Gateway Stockton Mixed Income Housing. Jason completed a Master’s degree at the University of Colorado with Honors, and continues to contribute as a guest critic on undergraduate and graduate studios. In addition to collaborating on many award-winning projects, Jason was a recipient of an AIA Colorado Young Architect Award for an art installation in the Museum of Contemporary Art Denver shortly after completing his Master’s Degree. Jason is a registered architect.

Brian has played a key role in a number of prominent projects in the office since joining LOHA in 2015.

He brings pragmatic optimism and insightful solutions to a variety of project types, including the Baltimore Station mixed-use project in Detroit, the African Bead Museum, and the Canyon Drive small lot subdivision, as well as numerous others. As a senior architect with more than 13 years experience, Brian is responsible for leading teams on multiple projects, as well as heading particular firm-wide operations.

He has a proven record of delivering LEED-certified projects by effectively communicating priorities and efficiently organizing work across a broad project team. Prior to joining LOHA, the Texas native was a project manager with a number of award-winning firms in Los Angeles, including a prefab home startup. Brian holds a Bachelor of Arts from Rice University’s School of Architecture. He is a licensed architect in California.

LORCAN O’HERLIHY ARCHITECTS
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DREW TUCKER

JUSTIN OTUS, PE

JUSTIN FOX, PE
Principal, Co-Founder
Electrical Engineer, Co-Founder
Principal, Plumbing Engineer
Drew brings 10 years of experience to the company with extensive experience in project management and client relations. His primary project experience resides in high-rise residential, mix-ed use oﬃce space, and production studios. Drew’s ability to connect with clients and deliver top tier service set’s him and all his projects up for long term success. Most recently Drew acted as lead program manager for a mixed-use co-living program for Elk Development and a series of building assessments for the Housing Authority of Los Angeles. By understanding the needs of multiple stakeholders and stringent client design guidelines, Drew has repeatedly delivered consistent project deliverables in alignment with stakeholder standard requirements.

Justin’s development has included the opportunity to work on numerous project types and sizes that has allowed him to advance quickly technically and gain unique ability to translate specific stakeholder requirements into active electrical designs. This has made his electrical experience well rounded, which combined with his leadership and communication abilities allows him to work seamlessly within interdisciplinary coordination. Justin is a BIM expert which furthers his ability to aid in trade partner coordination and clash detection on complex projects.Justin’s passion for technical design and excellent communication has elevated him to a status of trusted advisor with many clients, and a critical part of the infrastructure of A3 Engineering.

Justin brings 14 years of industry experience in Project Management, Plumbing Engineering and Mechanical Engineering. His project experience spans a wide variety of industry sectors, including Venue, Hospitality, Mixed-Use, Food and Beverage, Retail and Multi-Family Housing. Justin has lead project teams from the project management side to the technical side. Justin has extensive experience in project management for several Food & Beverage clients throughout his career such as PF Chang’s/ Pei Wei’s, Fox Restaurant Concepts, True Food Kitchen’s and Dave and Buster’s. Justin has also lead the technical side on projects in regards to quality, standards and processes. Along with his 10+ years of extensive Revit BIM experience, technical and project leadership, Justin will act as the technical oversight for the project.

SUBCONSULTANT RESUMES
A3 ENGINEERING
31 SUBCONSULTANT RESUMES

ELIZABETH MAHLOW

OMAR GARZA
P.E., PRINCIPAL
S.E., PRINCIPAL
Liz Mahlow is a founding partner at Nous Engineering, based in Los Angeles. She is a licensed engineer with over 18 years of professional experience in the construction industry, focusing on high-rise concrete construction, seismic design and special structures. She has managed large-scale, fast- track projects within the US and internationally. Through her structural engineering practice, she has worked to strengthen collaboration and diversity among practitioners in order to create best possible solutions for the project and community. Projects include large hospital campuses and schools in Africa to affordable housing in her Los Angeles community, emphasizing seismic design and client education of building performance outcomes. As adjunct faculty at Woodbury University, she taught multiple lecture and studio courses with an emphasis on collaboration between architectural intent and structural performance. She was Vice President of Development of the Los Angeles Forum for Architecture and Urban Design and serves on the Advisory Board for the Architectural Engineering Department for Cal Poly, San Luis Obispo.

Omar L. Garza is a partner of Nous Engineering based in Los Angeles. He is a licensed structural engineer with over 18 years of professional experience in the construction industry, focusing on advanced analysis, earthquake resilience, and seismic evaluation and rehabilitation of existing buildings. He has managed a number of small and large-scale projects within the US and internationally. His professional membership includes the following: American Society of Civil Engineers (ASCE), Structural Engineering Institute (SEI), Structural Engineers Association of California (SEAOC), ASCE 41 – Seismic Evaluation and Retrofit of Existing Structures Associate Member, American Institute of Steel Construction (AISC), American Concrete Institute. He has also served on the California Board of Professional Engineers and Land Surveyors as a Subject Matter Expert for the Standard Setting Committee, 2011 SE Exam, and for the Beta Exam Development, 2014 Surveying Exam.

NOUS ENGINEERING
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LOCATION
Los Angeles, California

PROGRAM
26 Unit Affordable Housing, Community Spaces, Roof Terraces, Retail, Community Garden SIZE
19,000 SF with 3,500 SF Open Space
STATUS
Completed 2019

SELECT AWARDS
ULI Americas Excellence Finalist
Dezeen Housing Project of the Year
Architecture Masterprize Award
LA Business Council Design Award
Westside Urban Forum Design Award
AIA LA Residential Design Award
AIA Los Angeles Design Award
PLAN Magazine Award
MLK1101 SUPPORTIVE HOUSING
33 LOHA’s LEED Gold design for MLK Supportive Housing creates an environment that encourages health and community, acknowledging that successful social spaces come through a variety of planned and organic strategies.

LOHA adapted its previous experience designing multi-family homes to meet the unique demands of serving this population within the limited budget of a non-profit organization.

Prioritizing social equity, health, and well-being of residents over isolation, we opted for an L-shaped typology that allows every apartment to receive sunlight and cross ventilation, reducing the need for heating, cooling, and artificial light, and allowing for the inclusion of an elevated green patio for residents to relax and socialize away from the noise of the street. MLK1101 Supportive Housing employs the latest strategies in environmentally responsible, forward-thinking green design to maximize space and benefit the entire community. The building was certified LEED gold and features include high-efficiency heating and cooling, appliances and fixtures, solar water heating, electric vehicle charging and bike parking.

At the street level LOHA’s design capitalizes on a requirement for on-site parking by creating an elevated community garden and social hub for residents and neighbors, that sits atop the street level parking. In order to establish a street presence, the parking is tucked behind a storefront space and a widened staircase that connects the street to the community spaces one level up. This stoop is a gathering space and a public gesture, encouraging the types of resident and neighborhood interaction often missing in supporting housing. The goal of the two retail units at the street level, is to generate income that will help subsidize the housing while providing workforce training to residents so that they can transition back into society.

The units are designed for individuals and families, ranging in size from one to three bedrooms each with their own bathroom, and all are equipped with kitchens and living spaces. Tenants are encouraged to use the shared amenities in the community room, which has shared kitchen and dining areas for cooking classes, potlucks, group therapy, and other planned / impromptu gatherings. An outdoor garden with drought-tolerant plants and raised-bed edible gardens connects the community room to the living spaces, giving residents a place to relax and socialize.

All the units for MLK1101 Supportive Housing are accessed through exterior walkways. While the unit layouts are efficiently identical on each floor, the walkways vary in width for a more dynamic, staggered elevation and to create more informal gathering spaces and opportunities for residents to socialize

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LOCATION
Los Angeles, California

PROGRAM
Mixed-Use 54-Unit housing, gardens, creative programming areas, job training and offices SIZE
35,000 SF
STATUS
Completed 2024

SELECT AWARDS
World Architecture Festival Finalist
World Architecture Festival American Beauty Prize Shortlist Fast Company - Innovation by Design Finalist
AIA Los Angeles Residential Architecture Award
Architizer A+ Prefab and Modular
AZ Award
Architect Magazine Residential Design Award
Interior Design Magazine Best of Year Honoree

ISLA INTERSECTIONS SUPPORTIVE HOUSING & PASEO
35 In 2018, the City of Los Angeles made available some of their over 1,700 city-owned parcels to affordable housing developers. Many of these sites are difficult, lying along heavy traffic corridors or next to freeways. In other instances, the sites are made up of composite parcels that have been left untouched for decades. It is in this kind of liminal space, fraught with ambiguity, that we see opportunity, and a potentially significant next step for the future of housing in the City. The 35,000 square foot, 54-unit housing project and adjacent paseo, known as the Isla Intersections, is situated on a 19,814 square-foot triangular site uniting a traffic island and a former railroad right of way. Situated within close proximity to one of the world’s busiest freeway interchanges, the meeting of the 110 and 105 freeways, the design makes a challenging location more livable.

Isla Intersections is organized along the spine of Broadway Street as a series of sixteen staggered boxes. Each box is assembled out of three 20-foot-long by 8-foot-wide modular containers, that are made with recycled steel and welded together to form a single 480 square foot unit. Each unit is compact and efficient, an open plan with an ADA kitchen, bathroom, living room, and bedroom. The units are stacked and arranged into towers that are connected by a series of walkways to create a single unified building.

Our aim was to create something that was compartmental but solid, strong enough to withstand the demands of the project’s location but porous enough to engage the residents on a human scale with outdoor activities and places to work and socialize. Therefore, northward along Broadway, we shifted heights, stepping down from five stories to two as we approached the single family neighborhood and the adjacent west-facing paseo along more pedestrian- friendly Athens Way. This reduced roofline strengthens the connection between the building and our newly designed Annenberg Paseo, that runs between the project and a stretch of freeway interchange, creating a “slow space” that prioritizes pedestrians and bikers along the west side of the site.

While the project is predominantly residential and green space, the ground level along the paseo will provide a number of storefront spaces for retail, incubation and job training and support services, as well as administrative offices. This marketplace and paseo will also serve as a “living lung,” helping to filter diesel particulates and air pollutants. The landscaping is site-specific, with trees and shrubs and vines chosen for their ability to clean the air and offer a respite from the sea of concrete enclosing the site. Rooftop farms and edible gardens will also supply popup farm stands that can provide fresh produce at weekly farmers’ markets.

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LOCATION
Culver City, California

PROGRAM
Art gallery, Cafe, Creative Offices, and 15-unit Multi-Family Housing SIZE
58,000 SF + 15,000 SF Commercial Space
STATUS
In Progress
WESLEY3434
37 With a rich history as a hub for film and television production, notably built on land formerly owned by MGM Studios, Culver City continues this legacy as the epicenter of several creative industries that define Los Angeles’ contemporary culture, including art, film, television, and design. Supported by a residential community that has embraced mixed, transit-oriented density, Culver City provides a preview into Los Angeles’s multimodal future.

Adjacent to the Culver City Metro station, this transit-oriented development on a unique cul-de-sac street combines arts-related and creative programming with a variety of housing typologies within a diverse urban context. Bridging a commercial and residential neighborhood, Wesley’s hybrid program supplements Culver City’s creative activities and vibrant character .

The residential spaces are clustered into three bars separated by wide bands of outdoor space that allow each unit to be individually accessed from common exterior circulation paths. The unit mix includes studios and one-bedroom apartments with dedicated private outdoor spaces, two-story two-bedroom “townhouses” with a balcony and private roof deck, and loft units with a mezzanine and balcony. Under the density bonus incentive, one of the residential units is dedicated to a very low income tenant. An elevated walkway on the fourth floor connects the common roof deck with the townhouse and loft units.

By carving away and stepping down the mass towards the street, the design provides cross-ventilation, optimal natural light and generous common and private outdoor spaces. The 100’ wide frontage along Wesley Street is set back generously to create a covered plaza that engages the street and forms an inviting public space. Colorful hexagonal pavers on the sidewalk and plaza continue into the building to create a fluid indoor/outdoor transition. A gallery and café on the ground level and creative office spaces on the second floor comprise the podium, laying the groundwork for 15 apartments above.

By delineating the project’s carved out massing, a white metal panel skin emphasizes the bold and porous form of this singular building. Within this clarity and purity of the building’s geometry, material nuances in the building envelope respond to the site’s environmental and urban context. On the north and south elevations, the perforated and solid metal panels have a unique vertical pattern. This panel patterning wraps around the corners of the envelope and expands and contracts throughout the east and west elevations to create deep shadows and give texture to the building.

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D.

QUESTIONS
& RESPONSE

TO PROPOSAL

RREQUIREMENTS
[PAGE INTENTIONALLY LEFT BLANK]
Decro Corporation is proud to present our proposal for the redevelopment of 11029 Washington Boulevard to the City of Culver City. We believe that providing affordable housing is more than simply offering an economical means of shelter-it must be dignified, uplifting, and central to a thriving community. When thoughtfully designed, it can become a source of pride and identity for residents, weaving into the physical and cultural fabric of its surroundings and elevating the entire neighborhood.

Our work emphasizes smart, efficient, and cost-conscious design strategies that maximize limited resources while applying the same rigor, creativity, and authenticity needed to create places where people feel a strong sense of pride and belonging. Along with creating much needed affordable housing, the project is centered on community activation, and includes commercial and community serving space. The ground floor will include 770 square feet of commercial space, which we plan on having serve as a long term home for a Culver City based business or nonprofit serving entity. During the project’s development, we will engage with local Culver City small businesses and local nonprofits to conduct outreach for the commercial space, to identity an entity that can not only benefit from the space, but also continue to serve as a much needed asset to the community. We believe that this commercial space should be an asset for the City of Culver City, and plan on utilizing it to provide long term stable rent to a local institution. Commercial rents in the surrounding area have escalated dramatically in recent years, creating significant strain on local businesses and nonprofit organizations. We are committed to ensuring that the commercial space is leased at a reasonable rate, with the goal of preventing or even reversing displacement.

The project will create 37 new units of housing, 36 of which will be reserved as Very Low Income (50% AMI) or Extremely Low Income (30% AMI) or below, with one unit reserved for an onsite manager . The project has an overall average affordability level of 45% across all units, and all affordable units will also be restricted for a senior (55 and older) population.

Below is a breakdown of all units and their restricted income levels:

Unit Size Area Median Income Total Number of Units
Studio Extremely Low Income (30% AMI) 4
1-Bedroom Extremely Low Income (30% AMI) 4
Studio Very Low Income (50% AMI) 14
1-Bedroom Very Low Income (50% AMI) 14
1-Unit Unrestricted Manager’s Unit 1
Total 37
The project is highly tailored to serve a senior population, and has been designed with them in mind to include studio and one- bedroom units. The project is surrounded by a vast array of key neighborhood amenities ideal for a senior population, making the project’s designation as a key neighborhood asset highly likely. The site is less than one mile from the Culver City Seniors Center, which organizes a variety of programming for seniors and residents with disabilities. This center’s proximity to the project site will be a critical asset for residents, and will ensure that they are well connected to the surrounding community, and have critical programming and services in immediate availability. The project will also be located less than half a mile from the Culver City Elks Lodge, which regularly provides programming for senior attendees and members.

This proposal is able to achieve its affordability goals through its projected financing sources, which are detailed in a later section. Because the project is highly competitive for public funding sources, it will be able to maintain a positive cashflow well into year 15 of operations. Each unit will be restricted by an affordability covenant, either as a term of its land use approvals or as a requirement of its public funding sources. We are willing to commit to the maximum covenant lengths feasible for the project, in accordance with state and federal regulations and funding program guidelines. While a typical affordability covenant is for a period of 55 years, we are willing to restrict the units’ affordability for a period no less than the term of the ground lease, which as outlined in Section E is proposed for a period of 99 years. We are prepared to restrict this affordability as a condition including in the recorded ground lease, as well as with affordability covenants recorded with either the City of Culver City or the State of California. Should a 99-year restriction be infeasible with other regulations or state and federal laws, Decro is also prepared to commit to renewing the units affordability levels when the project is resyndicated, which typically occurs around 15 years into the project’s operations, and well before the initial affordability covenants expire.

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This breakdown does not include any units reserved as permanent supportive housing or to serve an unhoused population, due to the City of Culver City’s stated inability to dedicated Project Based Vouchers (PBVs) to the project. Should additional voucher capacity be identified, Decro is prepared to work with City staff, in conjunction with community outreach, to evaluate its potential application to the proposal. While the project will not include any on-site service provider as is typical with permanent supportive housing projects, programming for residents will be provided as part of the property management services. Decro typically contracts with a third party property management company to oversee the day to day operations of its portfolio, and will do so with this project. As a condition of its contract, the property management company will be required to provide community and individual programming for all residents.

The Project Team is committed to community outreach as part of the Washington Boulevard Project, and has a long history of community engagement as part of our recent project history. We believe in ensuring that all stakeholders have the ability to not only learn about the project, but have the ability to shape its vision and design. This allows the project to be fully integrated into the surrounding community, and allows the project to become a key neighborhood asset.

Working in coordination with the City of Culver City, Decro Corporation and three6ixty will apply our expertise to implement a similar community engagement plan throughout all phases of the project’s lifetime, ranging from the ENA and entitlement phase in predevelopment through operation. We are willing to commit to ongoing and regular community and stakeholder meetings for the Washington Boulevard project, including both virtual and in person meetings throughout all stages of the project to ensure not only that local residents and stakeholders are informed about the project, but that they have the opportunity to provide meaningful input into the project’s vision and its operation.

During the predevelopment phase and while pursuing entitlements, we will commence community outreach activities by preparing written outreach materials for dissemination, and begin coordinating and scheduling community and stakeholder meetings. This initial outreach will center on informing stakeholders about the project while providing them with an opportunity to weigh in on the project as well. The community will have a variety of opportunities and pathways to provide feedback and input on the project, including through written and verbal comments at person meetings, meetings with key stakeholders, as well as digital methods to provide written input. Along with committing to these regular meetings, our Community Outreach Plan will at a minimum include the following scope:

Creating clear, informative written materials that describe the project, ensure that local stakeholders and residents are informed of all community meetings, and provide them with an opportunity to provide feedback through a variety of methods, and accessible in multiple languages.

Coordinating and conducting stakeholder and community meetings, both on site and virtually, to provide direct engagement, answer questions, and address concerns, and with necessary translation services available.

Engaging with key stakeholders, including officials from the City of Culver City, the Los Angeles County 2nd Supervisorial District, State Assembly District 55, State Senate District 28, the Westside Cities Council of Governments, and local community leaders to deliver program updates and ensure alignment with overarching goals.

Continuing to the construction phase, our team will ensure that community meetings and outreach continue, to inform the community of construction impacts and garner more input and concerns. Decro will continue to lead on community engagement in operations, by providing residents with updates on opportunities regarding the project, an established communication line to resolve any issues, and ongoing coordination with subsequent phases of the Washington Boulevard project. Throughout the lifetime of the project, all community engagement efforts will be conducted in close collaboration with City staff.

Our proposal can be differentiated from other proposals due to its breadth and scope, as well as the Culver City focus of our team. This proposal not only results in 37 units of much needed affordable senior housing, but a vertical park that will be a cornerstone of Culver City. The project will create over 5,800 square feet of landscaped space on the roof terrace, and will create a range of community needs: including community gardens and active social spaces, as well as panoramic views. Our team not only has a deep understanding of Culver City, but consists of deeply rooted stakeholder of the very community. This has provided our team with a deep understanding of the neighborhood context, resulting in a project that creates medium density that conforms with the surrounding neighborhood, while simultaneously maximizing community benefits. Our project team consists of 3 firms headquartered in Culver City, providing our concept proposal with a deeply informed insight, as well as key experience and relationships that can be leveraged throughout the community engagement process. 41 WWW.DECRO.ORG

UNIT MIX

GROUND FLOOR
LEVEL 2
LEVEL 3
LEVEL 4
LEVEL 5
TOTAL

BASE ZONING
35 DU/ACRE = 3.7 DU BASE ZONING
56’
FAR 2.0 x 4660 = 9320 SF

PRIVATE OPEN SPACE

PROGRAM

RESIDENTIAL
STUDIO
1 BEDROOM

AMENITY / LEASING

COMMUNITY

COMMERCIAL

LOBBY / OFFICE

AMENITY

ROOF TERRACE
BOH
STUDIO
5 7
4 3
0 19
1 BEDROOM
4 6
6 2
0 18

REQUESTED ALLOWANCE
37 UNITS
64’ TO TOP OF PARAPET
23,000 SF PROPOSED

ALL OPEN SPACE PROVIDED WITH PARK

PROVIDED
37 TOTAL
19 TOTAL
18 TOTAL
2,190 SF
460 SF
770 SF
480SF
480SF
5,800 SF
480 SF

DEVELOPMENT CONCEPT - AFFORDABLE HOUSING, VERTICAL PARK AND COMMUNITY SPACES Consistent with Culver City’s goals the project proposes (36) affordable units + property manger unit for the site, providing density while respecting the neigbhoring context with appropriate building scale and number of tenants.

UNIT DISTRIBUTION

ZONING REQUESTS

PROGRAM AREAS
43 Within its commercial context in Culver City, our proposal for Washington Blvd introduces a primary frontage of multi-family housing, generous community areas, and a network of green spaces. The Washington Blvd Housing and Vertical Park project celebrates the neighborhood’s vibrancy, weaving the urban fabric into the building mass along the boulevard.

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EQUIPPED WITH ELEVATOR FOR

PUBLIC USE

VERTICAL PARK

WASHINGTON BLVD HURON AVE

PUBLIC STAIRS

SOCIAL GATHERING

COMMUNITY GARDEN

AMENITY & VIEW DECK

SOCIAL GATHERING

GROUND FLOOR COMMERCIAL SPACE &

EXPANDED SIDEWALK

GROUND FLOOR

ACTIVATION

BUILDING
ENTRY
UP TO

PUBLIC PARK

COMMERCIAL
ENTRY

GROUND FLOOR

LANDSCAPE

STEP HEIGHT DOWN TO MEET

RESIDENTIAL CONTEXT

BUILDING HEIGHT
4 LEVELS
4 LEVELS
3 LEVELS
5 LEVELS
The ground-floor program, facing the boulevard,
emphasizes transparency and activates the street
with flexible mixed-use community space for
arts programming, social gatherings, and other
community events.

The proposed Vertical Park extends from the
corner of Washington and Huron to a fifth-floor
viewing deck. Unlike nearby Tellefson Park,
which provides conventional fields, the Vertical
Park responds to local needs with a community
garden and an active social space for residents
and neighbors. The fifth-floor deck offers
panoramic views of the Pacific Ocean to the west,
the mountains to the northeast, and the Culver
Steps nearby. Equipped with a kitchen and a
generous terrace, this amenity can host community
gatherings and local business events.
45 EQUIPPED WITH ELEVATOR FOR

PUBLIC USE

VERTICAL PARK

WASHINGTON BLVD HURON AVE

PUBLIC STAIRS

SOCIAL GATHERING

COMMUNITY GARDEN

AMENITY & VIEW DECK

SOCIAL GATHERING

GROUND FLOOR COMMERCIAL SPACE &

EXPANDED SIDEWALK

GROUND FLOOR

ACTIVATION

BUILDING
ENTRY
UP TO

PUBLIC PARK

COMMERCIAL
ENTRY

GROUND FLOOR

LANDSCAPE

STEP HEIGHT DOWN TO MEET

RESIDENTIAL CONTEXT

BUILDING HEIGHT
4 LEVELS
4 LEVELS
3 LEVELS
5 LEVELS
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PROPERTY LINE

PROPERTY LINE
LEVEL 1
+0’
WASHINGTON BLVD 1 LEVEL

COMMERCIAL
2 LEVELS

RESIDENTIAL
1 LEVEL

RESIDENTIAL
LEVEL 2
+10.5’
LEVEL 3
+21’
LEVEL 4
+31.5’
LEVEL 5
+42’
ROOF
+52.5’

COURTYARD

AMENITY

RESIDENTIAL

RESIDENTIALCOMMERCIAL

STEP HEIGHT DOWN TO MEET

RESIDENTIAL CONTEXT

BUILDING HEIGHT

BUILDING COURTYARD PROVIDES DAYLIGHT

DEEP INTO BUILDING FOOTPRINT

DAYLIGHT

BUILDING COURTYARD PROVIDES

NATURAL VENTILATION TO ALL UNITS

AIR FLOW
The project proposal is committed to creating a healthy environment for residents and community members. Green roofs will help insulate and allow the building to act as a green lung along Washington Blvd. Cool roofs and light colored exterior siding will reduce solar heat gain while exterior circulation prioritizes daylight and fresh air over mechanically treated spaces with artificial lighting. The building mass and organization takes advantage of passive cooling for units with operable windows on opposing sides along with daylight from a the building perimeter and central court space. The building will exceed Title 24 requirements, achieving LEED certification if desired. 47 N

SIDEWALK
TRASH
SS

BLDG ENTRY

PROPERTY LINE

COMMERCIAL ENTRY
LOBBY
480 SQFT

OFFICES
480 SQFT

COMMERCIAL
770 SQFT
1 S
S

SIDEWALK
S
11 1
W

ASHINGTON BLVD

HURON AVE
2 LEVELS

RESIDENTIAL
2 LEVELS

RESIDENTIAL
1 LEVEL

COMMERCIAL
1 LEVEL

COMMERCIAL
2 LEVELS

COMMERCIAL
33’-0”
12’-0”
10'-0"
6'-0"
12'-0" 18'-0"

UP TO PUBLIC PARK
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DEVELOPMENT CONCEPT - SUSTAINABILITY AND SCALE
The building mass will meet the very edges of the property, allowing for a centrally located courtyard that brings daylight and fresh air to all tenants. Along Washington Blvd, the units and community spaces are arranged in a staggered edge, maximizing exterior exposure for natural light and cross-ventilation through operable windows.

The neighborhood is home to medium-density multifamily housing, with buildings varying scales all around. This context calls for a simplified building massing, with linear bars that step away from the frontage to the fabric of the Huron street edge. The three- and four-story volumes placed at the interior of the site will create density, adjacent to commercial context and accessory structures at the back of sites along Huron and Tilden Flat roofs with low parapets minimize height along the property edges, respecting the adjacent medium-density residences.

49 The project proposes efficient stacks of one-bedroom and studio units above ground-floor commercial space, supported by a Vertical Park that threads through the heart of the building.

This park fosters wellness, community, and shared engagement, offering tenants an accessible amenity that also welcomes the broader neighborhood. Access will be provided during operational hours and carefully managed, aligning with resident circulation and connecting to the central courtyard and community spaces on each floor via a public elevator .

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E.

FINANCIAL

PROPOSAL

AND PROJECT

FEASIBILITY
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While ambitious in scope, our proposal for the Washington Boulevard project is highly realistic and achievable. Decro Corporation has a high degree of affordable housing construction management and financing expertise, which has enabled our team to prepare multiple financing scenarios. By evaluating multiple funding sources, the project will be well-suited to pursue funding as it becomes available, without sacrificing any project goals. The development team has coordinated closely to identify possible opportunities to deliver the project in an efficient manner, while still delivering a critical community asset and much-needed affordable housing. As the project is further refined and progresses, the development team will continue to identify ways to maintain efficiency, and ensure that the City’s and local community’s goals are all implemented.

Our proposed project has an overall estimated budget of $29,913,558, or $808,475 per unit. Below is a simplified preliminary development budget by category, and a breakdown of costs per unit, based on an initial cost estimate prepared by Dreyfuss. A more detailed development budget is provided in the project proforma.

Use of Funds Total Amount Per Unit
Soft Costs (Predevelopment, Entitlement, Design, Environment, ex) $2,648,410 $71,578 Hard Costs (New Construction) $18,392,269 $497,088
Hard and Soft Costs Contingencies $1,920,761 $51,912 Miscellaneous Costs $893,677 $24,153
Financing Costs and Interests $3,029,053 $81,866
Reserves $105,883 $2,861
Developer Fee $2,500,000 $67,567
Tax Credit Syndication $264,405 $7,146
Total $29,913,558 $808,475
While this project is unable to utilize economies of scale available to a larger project, it benefits from a limited capital stack that allows the project to progress swiftly through predevelopment. The project is anticipated to only require one funding application prior to submitting for tax credits, which provides a streamlined development timeline. Due to the site’s location in a highest resource area, it will be highly competitive for state and federal financing. Construction sources for the project include $2.5 million of 9% Federal Low Income Housing Tax Credit (LIHTC) financing, $5.3 million of funding from the state Department of Housing and Community Development (HCD) through a program such as the Multifamily Housing Program (MHP) or Infill Infrastructure Grant (IIG), and a construction loan of $20 million. While this budget assumes the inclusion of funding from programs administered by HCD, there is a distinct possibility for the project to be competitive for Measure A funds administered by the Los Angeles County Affordable Housing Solutions Agency (LACAHSA). LACAHSA was recently created by the state of California state legislature in 2022, and Measure A was passed in 2024 to fund the Agency. The Agency has not released a Notice of Funding Availability, nor program guidelines, however it has announced plans to do so expeditiously. Should the Washington Boulevard project be competitive for these funds, Decro is prepared to submit an application, and is committed to constantly evaluating the affordable housing funding landscape to determine the best and most expeditious path forward for the project.

WWW.DECRO.ORG
Below is a snapshot of all construction financing sources for the Washington Boulevard project, assuming HCD funding:

Name of Lender/Source Amount of Funds Term (months) Interest Rate LIHTC Capital Contribution $2,525,492
MHP or IIG $5,316,167
Construction Loan $20,000,000 24 7.00%
The permanent sources include a conventional mortgage, envisioned as a 35-year amortized loan with a 7% interest rate and proceeds of approximately $2.5 million. The proposal also includes MHP funding of approximately $5.3 million, and $22 million of Federal Tax Credit Equity funding. Similar to the construction financing sources, Measure A funds through LACAHSA are a possible alternative to HCD sources, and Decro will evaluate as information is available.

Below is a snapshot of all permanent financing sources for the project:

Name of Lender/Source Amount of Funds Term (months) Interest Rate LIHTC Capital Contribution $22,000,000
MHP or IIG $5,316,167
Permanent Loan $2,597,391 420 7.00%
The Development Team is interested in sharing and generating revenue with the City as a development partner . Decro is proposing a ground lease structure with a base lease term of 99 years, and an estimate annual payment in year 1 of operations of $54,000. The total cumulative ground lease paid to the city is projected to be $22.7 million, which is paid through a 50% residual receipts payment structure. Decro is open to negotiating the ground lease terms, both regarding the length and overall payment, as well as a possible structure to capitalize a portion of the payments.

A detailed proforma with a 15-year operational Cash Flow is attached. 53 Culver City_9%
TOTAL CONSTRUCTION PERIOD NOTES Developer Fee
Net Fee $2,500,000
Deferred Developer Fee $0
22,000,000$ 2,525,492$
$
11% at construction GP Capital/Contributed Fee $0
Federal 22,000,000$ 0.88 $2,500,000
State -$ 0.80
-$ 50% of Dev Fee
5,316,167$ 5,316,167$ JV Developer Fee Breakdown (est.) -$
-$ $1,250,000
2,597,391$ 6.50% 35 yr amt;
-$
-$ 20,000,000$ 7.00% 67% LTC; 18 construction+6 leaseup (mo)

8.19.25 SOURCES OF FUNDS
LIHTC - LP Capital Contribution
Soft Financing Source
GP Capital/Non-Priority Deferred Fee
MHP and/or IIG
Tranche B (Housing Commission vouchers)
Permanent Financing (Tranche A- NOI)
Deferred Developer Fee
Construction Loan
Construction Bridge Loan -$ 7.50%
29,913,558$ 27,841,659$
GAP/ (SURPLUS) (0)$ (0)
808,475$ per unit

USES OF FUNDS TOTAL COST BASIS ELIGIBLE

CONSTRUCTION PERIOD COSTS
Predevelopment Loan 36 mo 1,200,000$ -$ 1,200,000$ Predev Loan Interest 240,410$ 240,410$ 7.50% 240,410$ LIIF rates Purchaser Acq/Predev Legal and Closing Costs 1.50% 18,000$ 18,000$ 18,000$ Acquisition Loan 12 mo -$ -$ -$
Acquisition Loan Interest -$ -$ 7.50% -$ LIIF rates
Capitalized Ground Lease Payment -$
Entitlements/CEQA 30,000$ 30,000$ 30,000$
Total Acquisition Cost 1,488,410$ 288,410$ 1,488,410$ Architect Design 600,000$ 600,000$ 600,000$ Construction Management Services 200,000$ 200,000$ 200,000$ Engineering (Landscape, Structural, MEP, Civil, Joint Trench, Geotech) 325,000$ 325,000$ 325,000$ Green Rater: -$ -$ -$
Accessibility (consultant and inspections): 75,000$ 75,000$ 75,000$ Environmental: -$ -$ -$
Total Design/Engineering/Architect 1,200,000$ 1,200,000$ 1,200,000$ Commercial Space Construction -$ -$ -$
Unit Construction 14,887,589$ 14,887,589$ 14,887,589$ Site Work 186,329$ 186,329$ 186,329$
Basis Eligible Offistes 402,518$ 402,518$ 402,518$ Personal Property in Construction Contract 113,841$ 112,836$ 112,836$ Solar PV/Thermal 225,685$ 225,685$ 225,685$ General Requirements 990,619$ 981,869$ 981,869$ Contractors Bond 165,769$ 164,305$ 164,305$ Contractor Overhead & Profit 1,320,159$ 1,308,499$ 1,308,499$ Furniture, Fixtures & Equipment (common area) 99,861$ 99,861$ 99,861$ Total New Construction Cost 18,392,369$ 18,369,489$ 18,369,489$ Construction Contingency 5% 919,618$ 919,618$ 919,618$ Construction Escalation Contingency 5% 919,618$ 919,618$ 919,618$ Soft Costs Contingency 4% 81,524$ 80,804$ 81,524$
Total Contingencies 1,920,761$ 1,920,041$ 1,920,761$ Building Permits 14,202$ 14,077$ 13,492$
Impact Fees 747,475$ 493,915$ 473,401$ Appraisal 15,000$ 10,000$ 15,000$
CTCAC Region - Los Angeles County DDA/QCT - Yes/No Opportunity Map - Highest Resource Area WWW.DECRO.ORG
Culver City_9%
TOTAL CONSTRUCTION PERIOD NOTES Developer Fee
Net Fee $2,500,000
Deferred Developer Fee $0
22,000,000$ 2,525,492$
$
11% at construction GP Capital/Contributed Fee $0
Federal 22,000,000$ 0.88 $2,500,000
State -$ 0.80
-$ 50% of Dev Fee
5,316,167$ 5,316,167$ JV Developer Fee Breakdown (est.) -$
-$ $1,250,000
2,597,391$ 6.50% 35 yr amt;
-$
-$ 20,000,000$ 7.00% 67% LTC; 18 construction+6 leaseup (mo)

USES OF FUNDS TOTAL COST BASIS ELIGIBLE CONSTRUCTION PERIOD COSTS Predevelopment Loan 36 mo 1,200,000$ -$
1,200,000$
Predev Loan Interest 240,410$ 240,410$ 7.50% 240,410$ LIIF rates Purchaser Acq/Predev Legal and Closing Costs 1.50% 18,000$ 18,000$ 18,000$ Acquisition Loan 12 mo -$ -$ -$
Acquisition Loan Interest -$ -$ 7.50% -$ LIIF rates
Capitalized Ground Lease Payment -$
Entitlements/CEQA 30,000$ 30,000$ 30,000$
Total Acquisition Cost 1,488,410$ 288,410$ 1,488,410$ Architect Design 600,000$ 600,000$ 600,000$ Construction Management Services 200,000$ 200,000$ 200,000$ Engineering (Landscape, Structural, MEP, Civil, Joint Trench, Geotech) 325,000$ 325,000$ 325,000$ Green Rater: -$ -$ -$
Accessibility (consultant and inspections): 75,000$ 75,000$ 75,000$ Environmental: -$ -$ -$
Total Design/Engineering/Architect 1,200,000$ 1,200,000$ 1,200,000$ Commercial Space Construction -$ -$ -$
Unit Construction 14,887,589$ 14,887,589$ 14,887,589$ Site Work 186,329$ 186,329$ 186,329$
Basis Eligible Offistes 402,518$ 402,518$ 402,518$ Personal Property in Construction Contract 113,841$ 112,836$ 112,836$ Solar PV/Thermal 225,685$ 225,685$ 225,685$ General Requirements 990,619$ 981,869$ 981,869$ Contractors Bond 165,769$ 164,305$ 164,305$ Contractor Overhead & Profit 1,320,159$ 1,308,499$ 1,308,499$ Furniture, Fixtures & Equipment (common area) 99,861$ 99,861$ 99,861$ Total New Construction Cost 18,392,369$ 18,369,489$ 18,369,489$ Construction Contingency 5% 919,618$ 919,618$ 919,618$ Construction Escalation Contingency 5% 919,618$ 919,618$ 919,618$ Soft Costs Contingency 4% 81,524$ 80,804$ 81,524$
Total Contingencies 1,920,761$ 1,920,041$ 1,920,761$ Building Permits 14,202$ 14,077$ 13,492$
Impact Fees 747,475$ 493,915$ 473,401$ Appraisal 15,000$ 10,000$ 15,000$
CTCAC Region - Los Angeles County DDA/QCT - Yes/No Opportunity Map - Highest Resource Area 55 WWW.DECRO.ORGProposal for Property Name
F.

REFERENCES
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The following stakeholders and public agencies have experience working with Decro Corporation on similarly scaled projects, and are able to serve as references to our experience.

HOUSING AUTHORITY OF THE CITY OF LOS ANGELES
Government Agency and Housing Authority
2600 Wilshire Blvd, Los Angeles, CA 90057
Timothy Young
Special Programs Coordinator,
Section 8 PBV Department
833-422-5248
[email protected]
The Housing Authority of the City of Los Angeles (HACLA) is the agency that administers all project based vouchers for affordable housing projects in the City of Los Angeles. All of Decro’s supportive housing projects include units funded by project-based vouchers administered by HACLA. These projects include Brine Residential, Firmin Court, and NoHo 5050. HACLA is an ongoing partner with Decro on these projects, and the Housing Assistant Payments Contracts for these projects have ranged from $13 million to $18 million. Brine Residential began construction in 2021 and completed in 2024, Firmin Court began in 2019 and completed in 2023, and NoHo 5050 began construction in 2021 and completed in 2024.

LOS ANGELES HOUSING DEPARTMENT
City Department for Los Angeles and Project Funder
200 N Spring Street, Los Angeles, CA 90012
Elizabeth Selby
Director of Development and Finance
213-256-2336
[email protected]
The Los Angeles Housing Department (LAHD) is a city department that funds housing development in the City of Los Angeles, and maintains ongoing compliance monitoring. LAHD has funded several Decro projects, including but not limited to Brine Residential, Firmin Court, Goldfinch Apartments, and NoHo 5050. The City funding for these projects has been primarily funded through proposition HHH, for a combined total of over $32 million. Brine Residential began construction in 2021 and completed in 2024, Firmin Court began in 2019 and completed in 2023, Goldfinch Apartments began construction in 2020 and completed in 2024, and NoHo 5050 began construction in 2021 and was completed in 2024.

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ENTERPRISE COMMUNITY PARTNERS
Tax Credit Equity Provider
700 S Flower Street, Suite 1140
Los Angeles, CA 90017
Reagan Maechling
Vice President, Acquisitions
213-787-8238
[email protected]
Enterprise Community Partners is a tax credit equity provider and lender, and has partnered with Decro Corporation on projects in its portfolio. Enterprise served as a predevelopment lender and equity provider for the Firmin Court project, and provided the project with predevelopment financing worth approximately $750,000, as well as 4% tax credit equity of approximately $14 million. Firmin Court began construction in 2019 and was completed in 2023.

FIRST CITIZEN’S BANK
Commercial Real Estate Lender
222 2nd Street, Floor 17
San Francisco, CA 94105
Debbie Koski
Director, Community Development Finance
310-895-0808
[email protected]
First Citizens Bank (FCB) is a commercial real estate lender that has partnered with Decro on projects in its portfolio. FCB served as a construction and permanent lender for Decro’s Firmin Court project, and provided a tax-exempt construction loan of approximately $22 million, a tax-exempt permanent loan of approximately $7.5 million, and a taxable permanent loan of approximately $1.7 million. Firmin Court began construction in 2019 and was completed in 2023. 59 WWW.DECRO.ORGProposal for Property Name
G.

IMPLEMENTATION

SCHEDULE
Below are two possible implementation schedules for the project, with time periods detailed from the project start date of January 12, 2026, through completion and into operations. The first version of the schedule assumes funding from a California Department of Housing and Community Development (HCD) source such as the Multifamily Housing Program or Infill Infrastructure Grant. The second version reflects a possible accelerated schedule utilizing funding from the Los Angeles County Affordable Housing Solutions Agency (LACAHSA), which is highly plausible to be implemented. LACAHSA has not released program guidelines or its first Notice of Funding Availability, however it is highly anticipated to do so by the end of 2026.

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TENTATIVE PROJECT SCHEDULE

FUNDING AND REGULATORY APPROVAL PROCESS DESIGN PROCESS

DESIGN DEVELOPMENT
LORCAN O’HERLIHY ARCHITECTS 4106 W. Jefferson Blvd, Los Angeles, CA 90016 t 310.657.4363 f 310.657.4980 www.loharchitects.com

ENTITLEMENTS

BUILDING PERMIT WORK

LACAHSA FUNDING TIMELINE
JAN-FEB 2026 NOV-DEC 2026SEP-OCT 2026JUL-AUG 2026MAY-JUN 2026MAR-APR 2026 JAN-FEB 2027 MAR-APR 2027 MAY-JUN 2027 JUL-AUG 2027 SEP-OCT 2027 NOV-DEC 2026 JAN-FEB 2028 MAR-APR 2028 MAY-JUN 2028 JUL-AUG 2028 SEP-OCT 2028 NOV-DEC 2028

CONSTRUCTION
(SEPTEMBER 2029 COMPLETE)

CONSTRUCTION
(SEPTEMBER 2029 COMPLETE)
7 22

ENTITLEMENT LACAHSA FUNDING

CONSTRUCTION DOCUMENTS CONSTRUCTION DOCUMENTS

CONSTRUCTION DOCUMENTS

BID COORDINATION BID COORDINATION

BID COORDINATION

SCHEMATIC DESIGN
RTI

DESIGN DEVELOPMENT

SCHEMATIC DESIGN
TCAC FUNDING 9%
September 2027-LIHTC Award Notification
February 2027- MHP Award Notification

DEVELOPMENT SCHEDULE - LACAHSA
63 TENTATIVE PROJECT SCHEDULE

FUNDING AND REGULATORY APPROVAL PROCESS DESIGN PROCESS

DESIGN DEVELOPMENT
LORCAN O’HERLIHY ARCHITECTS 4106 W. Jefferson Blvd, Los Angeles, CA 90016 t 310.657.4363 f 310.657.4980 www.loharchitects.com

ENTITLEMENTS

BUILDING PERMIT WORK

CONSTRUCTION
(SEPTEMBER 2029 COMPLETE)

CONSTRUCTION
(SEPTEMBER 2029 COMPLETE)
7 22

ENTITLEMENT LACAHSA FUNDING

CONSTRUCTION DOCUMENTS CONSTRUCTION DOCUMENTS

CONSTRUCTION DOCUMENTS

BID COORDINATION BID COORDINATION

BID COORDINATION

SCHEMATIC DESIGN
RTI

DESIGN DEVELOPMENT

SCHEMATIC DESIGN
TCAC FUNDING 9%
September 2027-LIHTC Award Notification
February 2027- MHP Award Notification
WWW.DECRO.ORG

TENTATIVE PROJECT SCHEDULE

FUNDING AND REGULATORY APPROVAL PROCESS DESIGN PROCESS

DESIGN DEVELOPMENT
LORCAN O’HERLIHY ARCHITECTS 4106 W. Jefferson Blvd, Los Angeles, CA 90016 t 310.657.4363 f 310.657.4980 www.loharchitects.com

ENTITLEMENTS

BUILDING PERMIT WORK

MHP FUNDING TIMELINE
JAN-FEB 2026 NOV-DEC 2026SEP-OCT 2026JUL-AUG 2026MAY-JUN 2026MAR-APR 2026 JAN-FEB 2027 MAR-APR 2027 MAY-JUN 2027 JUL-AUG 2027 SEP-OCT 2027 NOV-DEC 2026 JAN-FEB 2028 MAR-APR 2028 MAY-JUN 2028 JUL-AUG 2028 SEP-OCT 2028 NOV-DEC 2028

CONSTRUCTION
(JUNE 2030 COMPLETE)

CONSTRUCTION
(JUNE 2030 COMPLETE)
7 22

ENTITLEMENT

MHP FUNDING

CONSTRUCTION DOCUMENTS CONSTRUCTION DOCUMENTS

CONSTRUCTION DOCUMENTS

BID COORDINATION BID COORDINATION

BID COORDINATION

SCHEMATIC DESIGN
RTI

FINAL RESPONSES
TCAC FUNDING 9%
June 2028-LIHTC Award Notification
August 2027- MHP Award Notification

DESIGN DEVELOPMENT

SCHEMATIC DESIGN

DEVELOPMENT SCHEDULE - MHP
65 TENTATIVE PROJECT SCHEDULE

FUNDING AND REGULATORY APPROVAL PROCESS DESIGN PROCESS

DESIGN DEVELOPMENT
LORCAN O’HERLIHY ARCHITECTS 4106 W. Jefferson Blvd, Los Angeles, CA 90016 t 310.657.4363 f 310.657.4980 www.loharchitects.com

ENTITLEMENTS

BUILDING PERMIT WORK

CONSTRUCTION
(JUNE 2030 COMPLETE)

CONSTRUCTION
(JUNE 2030 COMPLETE)
7 22

ENTITLEMENT

MHP FUNDING

CONSTRUCTION DOCUMENTS CONSTRUCTION DOCUMENTS

CONSTRUCTION DOCUMENTS

BID COORDINATION BID COORDINATION

BID COORDINATION

SCHEMATIC DESIGN
RTI

FINAL RESPONSES
TCAC FUNDING 9%
June 2028-LIHTC Award Notification
August 2027- MHP Award Notification

DESIGN DEVELOPMENT

SCHEMATIC DESIGN
WWW.DECRO.ORGProposal for Property Name
H.

CERTIFICATE OF

INSURANCE
I.

BUSINESS TAX

CERTIFICATE
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WWW.DECRO.ORGProposal for Property Name
WWW.DECRO.ORG
Attached is Decro Corporation’s current Certificate of Liability Insurance Coverage, which is current with a policy expiration date of January 2026. Should the City of Culver City require any additional or supplemental coverage, we are prepared to amend our insurance policy in accordance with the conditions of the Request for Proposals and requirements set by City Council.

69 WWW.DECRO.ORG
42,000 - Business Personal Property 0
71 WWW.DECRO.ORGProposal for Property Name
J.

EXCLUSIVE

NEGOTIATION

AGREEMENT &

DISPOSITION AND

DEVELOPMENT

AGREEMENTS
[PAGE INTENTIONALLY LEFT BLANK]
WWW.DECRO.ORG
Decro Corporation has reviewed the draft standard City of Culver City Exclusive Negotiating Agreement, and is prepared to fully execute and enter into the agreement with the city. Upon approval by the City Council, we are prepared to coordinate its execution with city staff to ensure that the project can proceed in an expeditious manner, and to work toward the negotiation and execution of the project’s Disposition and Development Agreement. 75 3431 Wesley Street, Suite F
Culver City, CA 90232
424.603.4586 • [email protected]

City of Culver City
Request For Proposal
Redevelopment of 11029 Washington Blvd.

August 28, 2025

Develop With Skill, Design With Skill
1441 Huntington Drive #192
South Pasadena, CA 91030
Samantha Hill, RA, CASp
[email protected]
https://www.developwithskill.com/
https://www.designwithskill.com/
O: 747.900.2082 | C: 310.482.0750

TABLE OF CONTENTS
EXECUTIVE SUMMARY ............................................................................................................................ 3 QUESTIONNAIRE/RESPONSE TO THE PROPOSAL REQUIREMENTS .................................................. 4 A. Company and General Information ................ ................................................... ................................................... 4 B. Qualifications and Experience of the Firm ...... ................................................... ................................................ 7 C. Qualifications and Experience of the Proposed De velopment Team..................................... ................ 14 D. Questions/Reponses to Proposal Requirements .... ................................................... .................................... 15 E. Financial Proposal and Project Feasibility ..... ................................................... ................................................ 27 F. References ..................................... ................................................... ................................................... ........................ 33 G. Implementation Schedule ......................... ................................................... ................................................... ....... 34 H. Certificates of Insurance ...................... ................................................... ................................................... ............. 35 I. Business Tax Certificate ....................... ................................................... ................................................... .............. 35 J. Exclusive Negotiation Agreement ................ ................................................... ................................................... . 35 APPENDIX ............................................................................................................................................... 36 Design With Skill Brochure ............................................................................ ................................................... .............. 36 Better Angels Brochure ............................................................................... ................................................... .................. 36 Model Z Brochure ..................................................................................... ................................................... ...................... 36 Key Personnel Resumes ................................................................................ ................................................... ................ 36

Develop With Skill 3
1441 Huntington Drive #192, South Pasadena, CA 9103 0 747.900.2082

EXECUTIVE SUMMARY

Our team is honored to submit this proposal for the redevelopment of 11029 Washington Boulevard, presenting a forward-looking vision centered on creating student housing in direct partnership with the Los Angeles Community College District (LACCD) and the Culver City Unified School District (CCUSD) . With West Los Angeles College (WLAC) less than two miles from the site—a 5-minute drive, 10-minute bike ride, or 25-minute walk—and Culver City High School and Middle School within a one-mile radius, this project directly responds to the shortage of affordable and proximate student housing. More than 55% of LACCD students report housing insecurity, and nearly one in five face homelessness, underscoring the urgency of delivering new solutions that also strengthen pathways for Culver City’s K-12 students as they transition into higher education.

The passage of Measure LA , which authorized $5.3 billion in bond funding including $500 million for student housing , creates a historic opportunity to align public resources with private development capacity. Our proposal ensures the project is both financially feasible and impactful, directly benefiting WLAC students while reinforcing CCUSD’s role in cultivating college readiness and community stability.

We envision a student-centered, mixed-use community hub anchored by affordable housing, ground-floor commercial and community-serving spaces , and publicly accessible areas that build stronger connections between WLAC, CCUSD, Culver City, and the surrounding neighborhoods. The project can also incorporate a public parking garage that supports student and community access while generating ongoing revenue for the City . This approach supports academic success, enhances affordability, and activates the Washington Boulevard corridor as a model of campus- community partnership.

This proposal is led by Develop With Skill , founded and directed by Samantha Hill, RA, CASp, as the primary development entity responsible for feasibility, financial structuring, and overall delivery. Its affiliated architecture practice, Design With Skill , brings deep experience in multifamily, mixed-use, and affordable housing projects. Together with financial partner Better Angels , modular manufacturer Model Z , and a proven consultant team, we offer a vertically integrated platform that reduces risk, accelerates delivery, and ensures high-quality, resilient outcomes.

We are eager to partner with the City of Culver City to transform 11029 Washington Boulevard into a project that is resilient, inclusive, and enduring. By advancing modular construction and leveraging Measure LA in partnership with LACCD and CCUSD, we can deliver housing more quickly and cost- effectively—creating a lasting civic benefit that directly supports students, strengthens Culver City, and sets a precedent for student-focused development across Los Angeles.

Develop With Skill 4
1441 Huntington Drive #192, South Pasadena, CA 9103 0 747.900.2082

QUESTIONNAIRE/RESPONSE TO THE PROPOSAL REQUIREMENTS
A. Company and General Information

1. Company Name & Address: Company name and address. Also, include A/P remit address, contact names, emails and phone numbers.

Development Entity
Develop With Skill (affiliated with Hill Architects, PC) 1441 Huntington Drive, Suite 192
South Pasadena, CA 91030

Design Entity
Hill Architects, PC (dba Design With Skill )
1441 Huntington Drive, Suite 192
South Pasadena, CA 91030

A/P Remit Address
Hill Architects, PC
1441 Huntington Drive, Suite 192
South Pasadena, CA 91030

Contact Names & Information
• Samantha Hill, RA, CASp – President & CEO, Hill Architects, PC [email protected] | O: 747.900.2082 | C: 310.482.0750

Develop With Skill 5
1441 Huntington Drive #192, South Pasadena, CA 9103 0 747.900.2082

2. Letter of Transmittal: 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.

August 28, 2025

City of Culver City
City Manager’s Office
9770 Culver Boulevard
Culver City, CA 90232-0507

Attn: RFP Review Committee – Redevelopment of 11029 Washington Boulevard (RFP #2626)

Dear Selection Committee:

On behalf of Develop With Skill, in partnership with Design With Skill and Better Angels Development, we are pleased to submit this proposal in response to RFP #2626 for the redevelopment of 11029 Washington Boulevard.

We have carefully reviewed the RFP in its entirety and affirm that our team has read and will comply with all terms, conditions, and requirements outlined therein. Our firms are fully prepared to perform the services described in the RFP and have the capacity, expertise, and commitment to deliver the project successfully in partnership with the City of Culver City.

We appreciate the opportunity to be considered for this transformative project and look forward to the possibility of working with the City of Culver City to bring this important community-serving development to life.

Sincerely,

Samantha Hill, RA, CASp
President & CEO
Hill Architects, PC (dba Design With Skill)
[email protected] | 310.482.0750

Develop With Skill 6
1441 Huntington Drive #192, South Pasadena, CA 9103 0 747.900.2082

3. Primary Contact: 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.

For all questions or clarifications regarding this proposal, please contact:

Samantha Hill, RA, CASp
Principal, Develop With Skill | President & CEO, Hill Architects, PC (dba Design With Skill) 1441 Huntington Drive, Suite 192
South Pasadena, CA 91030
O: 747.900.2082 | C: 310.482.0750 |
[email protected]

Develop With Skill 7
1441 Huntington Drive #192, South Pasadena, CA 9103 0 747.900.2082 B. Qualifications and Experience of the Firm

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

Develop With Skill is the lead entity and primary respondent for this proposal, founded and led by Samantha Hill, RA, CASp, who also serves as President & CEO of its affiliated architectural practice, Design With Skill. Ms. Hill brings more than 15 years of combined experience in architecture, accessibility, and real estate development, positioning her to oversee every stage of the process—from financial feasibility and deal structuring to entitlement strategy and project delivery. Under her leadership, Develop With Skill provides a single point of accountability, aligning economic viability with community-responsive outcomes and ensuring projects advance seamlessly from concept through occupancy.

As the architectural arm of this vertically integrated platform, Hill Architects, PC (dba Design With Skill) was established in 2018 under Ms. Hill’s direction as a California Professional Corporation. Based in South Pasadena, the firm employs a team of eight architects, project managers, and technical staff who deliver entitlement, design, permitting, and construction administration. With Ms. Hill at the helm of both entities, clients and partners benefit from consistent leadership, reduced risk, and a streamlined decision-making process that tightly integrates design excellence with development execution.

Ms. Hill has an established record of success working with public agencies and institutions throughout Southern California, including the Los Angeles Community College District (LACCD) , the City of Pasadena , the City of West Hollywood , the City of Long Beach , and other jurisdictions. These relationships, combined with her technical expertise and development leadership, ensure that Develop With Skill is uniquely positioned to guide a project that is both compliant with public requirements and responsive to community needs.

Better Angels Development is an independent development partner specializing in mission-driven affordable housing and community-serving real estate projects. With extensive experience in structuring financing packages, Better Angels brings a deep background in implementing complex developments in partnership with cities, nonprofits, and housing authorities.

Model Z , founded under the SoLa Impact platform, operates a 150,000 sq. ft. modular housing factory in Watts focused on delivering affordable units at scale. Led by industry veterans from SpaceX and the automotive sector, the firm combines advanced technology with a community-based workforce and has already delivered projects like the 188-unit development at 43rd & Vermont. Model Z is rapidly scaling production with a goal of 10,000 modular units annually by 2029.

Develop With Skill 8
1441 Huntington Drive #192, South Pasadena, CA 9103 0 747.900.2082 Ownership and Principals
• Samantha Hill, RA, CASp – President & CEO, Hill Architects, PC (Design With Skill) | Principal, Develop With Skill

Organizational Chart
• Development Leadership: Develop With Skill (financial structuring, feasibility, transaction management)
• Design Leadership: Design With Skill (architecture, entitlement, permitting, design execution), including full A/E team with prequalified engineers and specialty consultants (structural, MEP, civil, geotechnical, landscape, accessibility, etc.).
• Financial Partner: Better Angels (co-development, financing, asset management). • Modular Partner: Model Z (modular design, fabrication, and delivery of housing units).

2. Primary Business of Parent Company and Affiliates: What is the primary business of the parent company and/or affiliates?

• Develop With Skill: Real estate development affiliate focused on structuring and managing housing and community-serving projects.
• Design With Skill: Licensed architecture firm specializing in multifamily, mixed-use, condominium, and affordable housing projects.
• Better Angels: Mission-driven development company specializing in affordable housing finance, co-development, and long-term stewardship.
• Model Z : Modular housing manufacturer based in South Los Angeles, operating a 150,000 sq. ft. facility dedicated to producing high-quality, affordable housing units at scale, with a mission- driven workforce development program and capacity goal up to 10,000 units annually by 2029.

Develop With Skill 9
1441 Huntington Drive #192, South Pasadena, CA 9103 0 747.900.2082

3. Office with Primary Responsibility: Which office(s) of your organization will have primary responsibility for managing this project?

The project will be managed from Develop With Skill’s South Pasadena office (1441 Huntington Drive, Suite 192) . Samantha Hill, RA, CASp, will serve as Principal-in-Charge, supported by Design With Skill’s project team. Develop With Skill and Better Angels’ Los Angeles-based staff will provide development and financial management locally.

4. Firm Experience in Housing, Commercial, and Community Spaces: 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.

Collectively, our team has designed and developed more than a dozen multifamily, mixed-use, student housing, and community-focused developments across Southern California—representing hundreds of new homes and thousands of square feet of commercial and community-serving space.

As a vertically integrated practice, we bring proven expertise in guiding projects from entitlement through construction and lease-up. Comparable projects completed within the past five years include:

• Garfield Townhomes (South Pasadena, CA) – Six-unit townhome development designed and self-initiated by Design With Skill/Develop With Skill. Delivered affordable for-sale housing in a high-opportunity neighborhood. Status: Entitlement phase.

Develop With Skill 10
1441 Huntington Drive #192, South Pasadena, CA 9103 0 747.900.2082 • 815 Fremont Condominiums (South Pasadena, CA) – Redesign of a former Arbor Square site into 56 for-sale condominium units with integrated affordable housing and reduced commercial space to maintain financial viability. Status: Entitlement phase.

• 181 Monterey Condominiums (South Pasadena, CA) – Redesign of a former Arbor Square site into 56 for-sale condominium units with integrated affordable housing and reduced commercial space to maintain financial viability. Status: Entitlement phase.

Develop With Skill 11
1441 Huntington Drive #192, South Pasadena, CA 9103 0 747.900.2082 • EPSG Affordable Student Housing (South Gate, CA) – Repurposed a former shopping center into 300+ affordable and workforce units, revitalizing an underutilized site. Addressed parking challenges and evaluated modular construction to reduce costs and expedite delivery. Status:

Entitlement phase.

• City of West Hollywood Affordable ADU Pilot Program – Provided full architectural services and program management for city-sponsored ADUs. Delivered design, permitting, and owner support. Status: Completed 2023.

Develop With Skill 12
1441 Huntington Drive #192, South Pasadena, CA 9103 0 747.900.2082

• City of Long Beach Backyard Builders Program – Ten ADUs delivered through a citywide program for affordable housing expansion. Status: Varies - In construction and Completed .

• Highland Hollywood Apartments (Hollywood, CA) – Samantha Hill served as Project Manager on a 118-unit mixed-use development during her tenure at Arquitectonica. Status:

Completed 2021.

Develop With Skill 13
1441 Huntington Drive #192, South Pasadena, CA 9103 0 747.900.2082

5. Firm Differentiators: Comment on other areas that may make your firm different from your competitors.

• Vertically Integrated Team – Develop With Skill (development) and Design With Skill (architecture) operate as a unified team, providing single-source accountability across design, entitlement, and execution. This reduces risk, minimizes change orders, and ensures seamless coordination from concept to completion.
• Risk Management Expertise – Our integrated structure allows us to proactively identify, reduce, and manage project risks related to budget, schedule, and constructability, while maintaining high design quality.
• Student & Affordable Housing Experience – We bring proven experience designing and developing both student housing and affordable housing projects, with a strong grasp of unit mix, affordability thresholds, and community-serving ground-floor programs that foster academic success and neighborhood benefit.
• Established Educational Partnerships – Our team has existing working relationships with both the Los Angeles Community College District and the Culver City Unified School District, allowing us to align this project with Measure LA bond funding opportunities, WLAC’s strategic goals, and the broader educational priorities of the Culver City community. • Synergy with Culver City – With WLAC in Culver City’s backyard, this project is positioned as a synergistic partnership—meeting urgent student housing needs while advancing the City’s long- term vision for inclusive, community-serving development.

Develop With Skill 14
1441 Huntington Drive #192, South Pasadena, CA 9103 0 747.900.2082 C. Qualifications and Experience of the Proposed Development Team

1. Lead Developer and Key Team Members: Identify the lead developer and all key team members, including architects, engineers, and consultants.

2. Qualifications: 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.

3. Organizational Chart: An organizational chart showing roles and responsibilities for this project.

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

See Appendix.

Develop With Skill 15
1441 Huntington Drive #192, South Pasadena, CA 9103 0 747.900.2082 D. Questions/Reponses to Proposal Requirements

1. Redevelopment Concept: A written description of the proposed redevelopment concept.

The proposal envisions a 7-story mixed-use building featuring ground-floor commercial space tailored to support the student population, a second-level community suite programmed for student services, and six stories of affordable residential student housing above. The program delivers 83 modular one-bedroom units and 26 parking spaces. This design maximizes the site’s potential while maintaining an active, human-scaled frontage, ensuring financial feasibility and delivery certainty while advancing Culver City’s goals for housing supply, affordability, and community vitality.

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

• Revitalization & Economic Development: Transforms an underutilized site into a vibrant, mixed-use community that advances the City’s housing and economic development goals. • Housing: Provides 83 one-bedroom units that are 100% affordable, designed for students, seniors, and young professionals seeking efficient, transit-oriented housing. Modular construction ensures cost efficiency and accelerated delivery. • Ground-Floor Commercial Activation: Curated retail, food/beverage, and essential services along Washington Blvd to activate the street, support the student population, and generate local economic activity.
• Community-Serving Space: A dedicated suite programmed for nonprofit and civic uses, including educational and workforce development, arts programming, and senior support services, ensuring benefits for both residents and the broader community. • Public Parking Garage: A 27-space shared-use facility that improves access for students, residents, and visitors while generating ongoing revenue for the City through parking fees and flexible management.

3. Zoning alignment: 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 project aligns with Culver City’s General Plan vision of increasing housing density near transit corridors and walkable districts. While current zoning standards allow a smaller massing, the proposal leverages the State Density Bonus Law (SDBL) to achieve additional height and unit count, AB 2097 to reduce parking requirements in this transit-rich location, and AB 2011 to streamline approvals for housing on an underutilized commercial corridor. With the City Council’s willingness to consider modifications, these tools collectively unlock a stronger project: more affordable units, active ground-floor frontage, and a walkable environment that reduces car dependence while revitalizing the site.

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

Scale
Date1441 Huntington Drive #192
South Pasadena, CA 91030
747-900-2082
[email protected]
www.designwithskill.com
28/8/2025 11:56:04
IMAGE 1CULVER CITY
25/08/28
A105

MODEL-Z OPTION
Scale
Date1441 Huntington Drive #192
South Pasadena, CA 91030
747-900-2082
[email protected]
www.designwithskill.com
28/8/2025 11:56:05
IMAGE 2CULVER CITY
25/08/28
A106

MODEL-Z OPTION
UP
150' - 0"
123' - 8"
40' - 5"

WASHINGTON BLVD

HURON AVE
PLN
PLW
27 PARKING SPACES
18' - 0"
24' - 0"
24' - 0"

VAN ADA
8' - 0"
18' - 0"
18' - 0"
237 SF

MAIL/PACKAGE
118
355 SF
LOBBY
119
8150 SF

PARKING
121
379 SF

ELEC/MECH
122
327 SF

TRANSFORMER
PAD
124
PLS
42 SF
ELEV.

MECH
254
244 SF
TRASH
ROOM
255
1062 SF

COMMERCIAL
387
1 A103
1 A104
Scale
Date1441 Huntington Drive #192
South Pasadena, CA 91030
747-900-2082
[email protected]
www.designwithskill.com 3/32" 1'-0"
28/8/2025 11:55:42

GROUND FLOORCULVER CITY
25/08/28
A100
N

MODEL-Z OPTION
PUBLIC
PLN
PLW
SBN
PLESBW
PLS
369 SF
LOBBY
268
35' - 6"13' - 6"
447 SF
1 BR
353
35' - 6"13' - 6"
447 SF
1 BR
355
35' - 6"13' - 6"
447 SF
1 BR
356
35' - 6"13' - 6"
447 SF
1 BR
357
35' - 6"13' - 6"
447 SF
1 BR
358
35' - 6"13' - 6"
447 SF
1 BR
359
35' - 6"13' - 6"
447 SF
1 BR
360
35' - 6"13' - 6"
447 SF
1 BR
361
35' - 6"13' - 6"
447 SF
1 BR
381
35' - 6"
13' - 6"
447 SF
1 BR
382
35' - 6"
13' - 6"
447 SF
1 BR
383
35' - 6"
13' - 6"
447 SF
1 BR
384
35' - 6"
13' - 6"
447 SF
1 BR
385
5' - 0"
58 SF
TRASH
389
230 SF
STR
390
967 SF

COMMERCIAL
470
1 A103
1 A104
Scale
Date1441 Huntington Drive #192
South Pasadena, CA 91030
747-900-2082
[email protected]
www.designwithskill.com 3/32" 1'-0"
28/8/2025 11:55:42
LEVEL 2CULVER CITY
25/08/28
A101
N
LEVEL 2
13 1-BR UNITS
TOTAL: 13 UNITS

MODEL-Z OPTION

COMMUNITY SPACE
PLN
PLW
SBN
PLE
SBW
PLS
35' - 6"13' - 6"
447 SF
1 BR
362
35' - 6"13' - 6"
447 SF
1 BR
363
35' - 6"13' - 6"
447 SF
1 BR
364
35' - 6"13' - 6"
447 SF
1 BR
365
35' - 6"13' - 6"
447 SF
1 BR
366
35' - 6"13' - 6"
447 SF
1 BR
367
35' - 6"13' - 6"
447 SF
1 BR
368
35' - 6"13' - 6"
447 SF
1 BR
369
35' - 6"
13' - 6"
35' - 6"13' - 6"
447 SF
1 BR
380
447 SF
1 BR
377
35' - 6"
13' - 6"
447 SF
1 BR
391
35' - 6"
13' - 6"
447 SF
1 BR
392
35' - 6"
13' - 6"
447 SF
1 BR
393
35' - 6"
13' - 6"
447 SF
1 BR
394
5' - 0"
58 SF
TRASH
395
230 SF
STR
396
454 SF
LOBBY
397
1 A103
1 A104
Scale
Date1441 Huntington Drive #192
South Pasadena, CA 91030
747-900-2082
[email protected]
www.designwithskill.com 3/32" 1'-0"
28/8/2025 11:55:43
LEVEL 3CULVER CITY
25/08/28
A102
N
LEVELS 3-7
14 1-BR UNITS
TOTAL: 14 UNITS TOTAL: 83 UNITS
LEVEL 2
13 1-BR UNITS
TOTAL: 13 UNITS

MODEL-Z OPTION

GROUND FLOOR
0' - 0"
Level 2
15' - 0"
Level 3
25' - 0"
Level 4
35' - 0"
Level 5
45' - 0"
Level 6
55' - 0"

PLW PLE
Level 7
65' - 0"
ROOF
75' - 0"

PARKING GARAGE LOBBY
LOBBY
LOBBY
LOBBY
LOBBY
LOBBY
LOBBY
1 BR UNIT 1 BR UNIT 1 BR UNIT 1 BR UNIT 1 BR UNIT 1 BR UNIT 1 BR UNIT 1 BR UNIT 1 BR UNIT 1 BR UNIT 1 BR UNIT 1 BR UNIT 1 BR UNIT 1 BR UNIT 1 BR UNIT 1 BR UNIT 1 BR UNIT 1 BR UNIT 1 BR UNIT 1 BR UNIT 1 BR UNIT 1 BR UNIT 1 BR UNIT 1 BR UNIT 1 BR UNIT 1 BR UNIT 1 BR UNIT 1 BR UNIT 1 BR UNIT 1 BR UNIT 1 BR UNIT 1 BR UNIT 1 BR UNIT 1 BR UNIT 1 BR UNIT 1 BR UNIT 1 BR UNIT 1 BR UNIT 1 BR UNIT 1 BR UNIT 1 BR UNIT 1 BR UNIT 1 BR UNIT 1 BR UNIT 1 BR UNIT 1 BR UNIT 1 BR UNIT 1 BR UNIT 1 BR UNIT 1 BR UNIT 1 BR UNIT 1 BR UNIT 1 BR UNIT 1 BR UNIT Scale
Date1441 Huntington Drive #192
South Pasadena, CA 91030
747-900-2082
[email protected]
www.designwithskill.com 3/32" 1'-0"
28/8/2025 11:55:58
SECTION 1CULVER CITY
25/08/28
A103

MODEL-Z OPTION

GROUND FLOOR
0' - 0"
Level 2
15' - 0"
Level 3
25' - 0"
Level 4
35' - 0"
Level 5
45' - 0"
Level 6
55' - 0"
PLN
Level 7
65' - 0"
ROOF
75' - 0"

PARKING GARAGE
1 BR UNIT 1 BR UNIT
1 BR UNIT 1 BR UNIT
1 BR UNIT 1 BR UNIT
1 BR UNIT 1 BR UNIT
1 BR UNIT 1 BR UNIT
1 BR UNIT 1 BR UNIT
Scale
Date1441 Huntington Drive #192
South Pasadena, CA 91030
747-900-2082
[email protected]
www.designwithskill.com 3/32" 1'-0"
28/8/2025 11:56:04
SECTION 2CULVER CITY
25/08/28
A104

MODEL-Z OPTION

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1441 Huntington Drive #192, South Pasadena, CA 9103 0 747.900.2082

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

TOTAL: 68,410 GSF
• Residential: 66,381 GSF (includes circulation and support spaces) • Commercial: 1,062 SF (flex ground-floor retail/services) • Community Space: 967 SF (dedicated nonprofit/civic use)

6. Unit Mix: Proposed residential unit mix and bedroom count.

All units are 447 SF one-bedrooms, designed to meet the needs of students, seniors, and young professionals seeking efficient, transit-oriented housing. A single unit type also enables modular construction, maximizing cost efficiency and speed of delivery.

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

The proposal sets aside 100% of units as affordable, targeting households at 50%–80% of Area Median Income (AMI).

8. Affordability Goals: Strategy for achieving affordability goals and maintaining long-term affordability.

Affordability will be secured through regulatory agreements recorded with the City, ensuring long-term deed- restricted units. Partnerships with local housing nonprofits may support tenant screening, compliance, and ongoing monitoring.

9. Supportive Services: Any proposed supportive housing or services (if applicable).

While not a supportive housing project, the proposal envisions partnerships with local nonprofits to provide on-site programming, such as financial literacy classes, student wellness initiatives, and dedicated study lounges.

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1441 Huntington Drive #192, South Pasadena, CA 9103 0 747.900.2082

10. Sustainability: Sustainability, energy efficiency, and climate-resilience features. • All-electric building systems to eliminate natural gas. • LEED Gold equivalent design with high-performance envelope. • Solar PV on rooftop terraces to offset common-area energy. • Enhanced stormwater management and heat-island reduction through landscaping and possible green roofs.

11. Differentiators: Factors that differentiate your proposal from other respondents’ proposals. • Financial Certainty: Backed by Better Angels’ proven track record of delivering multi-family housing in LA County.
• Community Impact: Dedicated ground-floor civic space and strong affordability component. • Design Excellence: Model Z is optimized for feasibility while still offering light-filled units, outdoor terraces, and a street-active frontage.

12. Community Outreach: Approach to community outreach during the predevelopment, design and construction phases.

Our Community Outreach Plan ensures early, transparent, and inclusive engagement with residents, businesses, and community groups throughout the predevelopment, design, and construction phases. By incorporating feedback loops, bilingual communication, and a dedicated liaison, the project builds trust while adapting design, programming, and construction practices to reflect community priorities.

Predevelopment Phase.
• Stakeholder Mapping : Identify property owners and tenants within a 1,000-foot radius of the site, local businesses along Washington Blvd, and community-serving organizations such as Culver City youth programs, arts/tech nonprofits, and West LA College student associations. • Early Engagement : Meet with nearby residents, business owners, and cultural groups to present the vision and gather input. As in the South Pasadena model, hold small-group listening sessions to address concerns early.
• Institutional Partnerships : Coordinate with Culver City Planning, Housing, and Cultural Affairs staff, as well as transit agencies (Metro/Big Blue Bus) to align the project with broader mobility and affordability goals.

Design Phase
• Public Hearings & Planning Commission Review : Provide clear, accessible presentation materials, including bilingual (English/Spanish) handouts and virtual participation options, to ensure inclusivity. • Neighborhood Meetings : Host at least two public meetings to review design evolution, one in-person and one hybrid/virtual. Distribute notifications in English and Spanish to all property owners and tenants within the radius; share notices via social media and local newspapers. • Community Programming Input : Use surveys and focus groups to refine the second-floor community space and ground-floor commercial programming (e.g., bookstore café, tutoring lounge, or affordable food options supporting students).

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1441 Huntington Drive #192, South Pasadena, CA 9103 0 747.900.2082

Construction Phase
• Construction Updates : Issue monthly construction bulletins (email, flyers, website updates) to keep neighbors informed of schedules, traffic management, and mitigation efforts. • Community Liaison : Assign a dedicated point of contact for complaints and questions, modeled after the South Pasadena approach of open communication.
• Good Neighbor Practices : Commit to minimizing noise, dust, and traffic impacts, and publicize construction hours clearly. Where feasible, employ local labor and students for construction internships or job training opportunities.

Post-Construction / Lease-Up
• Celebratory Opening : Host a community open house to introduce the project, thank stakeholders, and demonstrate how feedback shaped the design.
• Ongoing Community Benefits : Ensure the community room remains accessible for nonprofit programming; encourage partnerships with local organizations for student support and neighborhood- serving events.

13. Local Needs: Methods for incorporating community input and ensuring the project meets local needs.

Our approach to local needs is grounded in ongoing, transparent, and inclusive engagement that goes beyond one-time meetings. The team will implement the following methods:

Structured Feedback Loops
• Community feedback will be solicited at each milestone (concept design, pre-application, entitlements, and final design).
• A “You Said / We Did” process will be used to show how specific community input translated into design refinements—whether adjusting building massing, rethinking circulation, or tailoring ground- floor uses to better serve the neighborhood.

Accessible Engagement Channels
• Outreach will extend beyond traditional hearings by hosting bilingual and hybrid meetings, ensuring that Spanish-speaking and working families can participate fully. • Notifications will be mailed to residents and businesses within a 1,000-foot radius and distributed digitally via social media, newsletters, and neighborhood associations. • Feedback will also be collected through short online surveys, particularly targeting student populations and local nonprofits who may use the community spaces.

Partnership with Local Institutions
• We will partner with West Los Angeles College , local youth-serving nonprofits, and nearby arts/tech organizations to refine programming for the community room and ground-floor commercial spaces. • These partners will help shape programming such as tutoring, financial literacy workshops, low-cost student meals, and community cultural events.

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1441 Huntington Drive #192, South Pasadena, CA 9103 0 747.900.2082

Design Responsiveness
• Community priorities around walkability, affordability, and active streetscape will directly influence design choices. For example, if neighbors express concerns about traffic, we may expand bicycle parking, reduce on-site parking (leveraging AB 2097), or strengthen pedestrian linkages to transit. • Feedback on commercial uses will help determine whether a café, bookstore, or wellness space is the most beneficial addition to the block.

Transparency and Trust-Building
• The development team will maintain a dedicated liaison and project website to share updates, answer questions, and post design iterations.
• Meeting summaries and reports will be published so stakeholders can see how their input is shaping outcomes.
• During construction, neighbors will receive regular bulletins on schedule, noise mitigation, and traffic management.

Develop With Skill 27
1441 Huntington Drive #192, South Pasadena, CA 9103 0 747.900.2082 E. Financial Proposal and Project Feasibility

1. Preliminary development budget (soft costs, hard costs, contingency)

Category Estimate Notes / Basis
Residential Hard Costs $15,205,000 83 modular units Ã — ~$183,000 each Parking (26 spaces) $733,000 ~$28,192/space (structured/stacked) Commercial &
Community Space
Buildout $1,127,000 Ground -floor retail shell + second -floor community space Site Work &
Infrastructure $676,000
Utilities, grading, landscaping, sidewalks, frontage
improvements
Hard Cost Subtotal $17,705,000
Architectural &
Engineering (A&E) $1,240,000 ~8% of hard costs
Permits, Fees & City
Charges $1,127,000 Plan check, impact fees, Culver City development fees Legal, Consultants &
Reports $423,000 Environmental, CEQA, survey, appraisal, market study Soft Cost Subtotal $2,790,000
Financing Costs $1,690,000 Loan fees, interest during construction, reserves Developer Fee $1,550,000 ~6% of total development cost (partially deferrable) Contingency $1,127,000 ~7% of hard costs to cover escalation/risk Total Development Cost
(TDC) $24,899,000 ~$299,988 per unit (all -in)

Key Notes:
• Unit Costs: Modular efficiency brings per-unit hard costs down compared to conventional builds, but parking and commercial space drive up totals.
• Commercial/Community: Important to allocate full shell + TI allowance to meet student-serving use expectations.
• Soft Costs: Calibrated at ~15% of hard costs, consistent with affordable housing industry benchmarks. • Financing: Includes construction loan interest, lender/legal fees, and required reserves. • Developer Fee: Sized to industry standard; portion may be deferred to support financing competitiveness.

Develop With Skill 28
1441 Huntington Drive #192, South Pasadena, CA 9103 0 747.900.2082

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

Layered Funding Strategy

The financial feasibility of the 11029 Washington Blvd project relies on a layered financing approach designed to reduce permanent debt, maximize affordability, and ensure long-term operational stability. The capital stack strategically combines private capital with local public resources and modular construction efficiencies:

Private Equity – 25–30% of Total Development Cost
• A substantial infusion of private equity will reduce reliance on debt while allowing greater flexibility in structuring the project.
• This equity reduces upfront financing risk, supports accelerated delivery, and avoids restrictive compliance burdens tied to certain public subsidy programs.

Private Capital / Institutional Investment – Approx. 15% • Pursue partnerships with mission-driven investors, impact funds, or institutional capital focused on student housing and mixed-use development.
• These sources can provide mezzanine equity or preferred equity positions to further strengthen the capital stack.

Measure LA Bond – Approx. 10%
• Leverage allocations from the Measure LA Bond program to provide dedicated support for affordable and student-serving housing.
• These funds reduce permanent debt obligations and align the project with WLAC’s strategic priorities.

Permanent Debt – Approx. 40%
• With equity covering a significant portion of the development cost, permanent financing will be sized at a sustainable level to balance leverage and ensure operational feasibility.

Deferred Developer Fee & Other – Approx. 5%
• A portion of the developer fee will be deferred, demonstrating sponsor commitment and further reducing upfront financing needs.

Develop With Skill 29
1441 Huntington Drive #192, South Pasadena, CA 9103 0 747.900.2082 Through this layered structure, the project reduces debt service obligations by nearly half compared to conventional financing, narrowing the operating gap and moving toward positive cash flow as private equity and Measure LA proceeds take effect. The combined use of private equity, institutional capital, Measure LA Bond proceeds, and modular construction creates a financially viable path to deliver 83 new student housing units with ground-floor commercial and community-serving space in Culver City.

Additional Funding Considerations
Phased & Modular Efficiencies
• The use of modular construction ensures cost predictability and accelerates the project schedule, lowering both financing risk and construction-period carrying costs. • Reduced construction duration minimizes interest exposure and improves delivery certainty.

Long-Term Sustainability
• The financial plan anticipates re-syndication at Year 15, providing an opportunity to recapitalize, rehabilitate, and extend affordability covenants consistent with industry best practices. • Ongoing supportive services and community programming will be funded through operational income supplemented by philanthropic and institutional partnerships, ensuring lasting community benefit.

Develop With Skill 30
1441 Huntington Drive #192, South Pasadena, CA 9103 0 747.900.2082

3. Pro-Forma: 15-year or longer pro forma analysis

The 15-year operating pro forma demonstrates financial feasibility and stability, with gross income and expenses modeled at industry-standard escalation rates, producing steady NOI growth. Debt service is conservatively sized, resulting in tight margins in the early years and a transition to positive cash flow within the pro forma horizon, with coverage ratios improving over time. Overall, the analysis confirms the project’s capacity to support long-term affordability while providing reliable returns and fiscal stability

Year Gross Income OPEX NOI Debt Service Cash Flow
1 $1,245,000.00 $435,750.00 $ 809,250.00

$1,029,775.00 $(220,525.00)
2 $1,276,125.00 $446,644.00 $ 829,481.00

$1,029,775.00 $(200,294.00)
3 $1,308,028.00 $457,810.00 $ 850,218.00

$1,029,775.00 $(179,557.00)
4 $1,340,729.00 $469,255.00 $ 871,474.00

$1,029,775.00 $(158,301.00)
5 $1,374,247.00 $480,986.00 $ 893,261.00

$1,029,775.00 $(136,514.00)
6 $1,408,603.00 $493,011.00 $ 915,592.00

$1,029,775.00 $(114,183.00)
7 $1,443,818.00 $505,336.00 $ 938,482.00

$1,029,775.00 $ (91,293.00)
8 $1,479,914.00 $517,970.00 $ 961,944.00

$1,029,775.00 $ (67,831.00)
9 $1,516,912.00 $530,919.00 $ 985,993.00

$1,029,775.00 $ (43,782.00)
10 $1,554,834.00 $544,192.00 $1,010,642.00

$1,029,775.00 $ (19,133.00)
11 $1,593,705.00 $557,797.00 $1,035,908.00

$1,029,775.00 $ 6,133.00
12 $1,633,548.00 $571,742.00 $1,061,806.00

$1,029,775.00 $ 32,031.00
13 $1,674,387.00 $586,035.00 $1,088,351.00

$1,029,775.00 $ 58,576.00
14 $1,716,246.00 $600,686.00 $1,115,560.00

$1,029,775.00 $ 85,785.00
15 $1,759,152.00 $615,703.00 $1,143,449.00

$1,029,775.00 $ 113,674.00

Develop With Skill 31
1441 Huntington Drive #192, South Pasadena, CA 9103 0 747.900.2082

4. Land Acquisition: Proposed land acquisition terms (purchase price or lease terms, if applicable).

The development team is open to structuring site control at 11029 Washington Blvd through either a long- term ground lease or a fee-simple purchase, depending on the City’s priorities. Both models provide clear pathways to ensure the delivery of affordable student housing, community-serving space, and ground-floor activation consistent with Culver City’s goals.

We recognize that land disposition is a critical policy choice, and we are committed to working collaboratively with the City to determine the structure that best balances long-term community benefit, financial feasibility, and City objectives. Our team welcomes further discussion with City staff and decision-makers to evaluate both options in detail and arrive at the most mutually beneficial approach.

Proposed Land Acquisition – Option 1: Ground Lease
The development team proposes to structure land control for the 11029 Washington Blvd site through a long-term ground lease with the City of Culver City, consistent with municipal best practices in affordable housing.
• Term & Cost : A 99-year ground lease at a nominal annual rate, ensuring long-term stability while minimizing upfront land costs.
• City Ownership : The City retains ownership of the underlying land, preserving public control and flexibility over future use.
• Financing Compatibility : Ground leases are widely accepted by LIHTC investors, bond funders, and state housing agencies, providing funders with the site control certainty required for financing.
• Benefit to the City : Ensures permanent community-serving use of the site while maintaining City ownership, allowing Culver City to safeguard affordability and direct the long-term legacy of the property.

Proposed Land Acquisition – Option 2: Fee-Simple Purchase Alternatively, the development team is prepared to pursue a fee-simple purchase of the site, should the City prefer a disposition model.
• Purchase Price : To be negotiated with Culver City, tied to market valuation and consistent with the financial feasibility requirements of an affordable student housing project. • Financing Structure : Purchase would be incorporated into the overall development budget and offset through layered financing, including LIHTC equity, AHSC subsidies, and Measure LA Bond allocations.
• City Partnership : Under this model, the City maintains oversight through the Disposition and Development Agreement (DDA), while transferring ownership of the land to the development entity.
• Benefit to the City : Generates an immediate financial return through land sale proceeds while still ensuring the site is developed for affordable housing and community-serving purposes.

Develop With Skill 32
1441 Huntington Drive #192, South Pasadena, CA 9103 0 747.900.2082

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

The proposed development provides Culver City with a blend of financial returns and community-serving value through its commercial space, community facility, and public parking garage. The project can generate one- time revenues (land disposition, permits, and fees) and ongoing revenues (sales tax, parking income), while also delivering long-term social and educational benefits. This gives the City flexibility to balance fiscal impact with community-serving uses.

• One-Time Revenue: Fee-simple land sale, permits, and development-related fees create near-term revenue.
• Ongoing Revenue: Ground-floor commercial space activates Washington Blvd and generates annual sales tax.
• Community Space: Dedicated for tutoring, financial literacy, nonprofit programming, and wellness classes, strengthening public amenities though not revenue-generating. • Public Parking Garage: 27-space shared-use facility improving access for students, residents, and visitors while generating reliable income through parking fees. •
Commercial Area – 1,062 SF
• Potential Tenant: Café, grab-and-go food, or small-format retail. • Estimated Sales: $400–$600 per SF annually → $425K–$637K gross sales . • City Sales Tax Share (~1%): $4,250–$6,400 annually .

Community Space – 967 SF
• Purpose: Student and neighborhood support (tutoring, workforce programs, wellness). • Benefit: Provides non-monetary community value and reduces strain on public facilities.

Public Parking Garage – 27 Spaces
• Revenue: $150–$250 per space monthly → $48,600–$81,000 annually . • Benefit: Predictable City income stream; improves access; expandable with EV charging or shared-use agreements.

Develop With Skill 33
1441 Huntington Drive #192, South Pasadena, CA 9103 0 747.900.2082 F. References
List the name, address, e-mail address and telephone number of references from at least three (3) recent similar projects, such as lenders, equity partners, or public agencies. Include a brief description of the relationship for each reference. California municipal or county projects are preferred. You may offer more than three recent similar projects if desired. The references should include the start date of the project and the date of completion for each project.

• City of Pasadena – Housing Department
175 North Garfield Avenue, Pasadena, CA 91101
Contact: Randy M. Mabson, Program Coordinator
[email protected] | (626) 744-8321
Relationship: Lead consultant and liaison on the City’s Second Unit ADU Pilot Program, guiding projects through entitlements, design, permitting, construction, and lease-up while balancing budgets and funding sources to advance affordability.

Start/Completion: 2020 – 2024

• City of West Hollywood – Planning & Development Services Department 8300 Santa Monica Blvd, West Hollywood, CA 90069
Contact: Alicen Bartle, Project Development Administrator [email protected] | (323) 848-6323
Relationship: Collaborated on the Affordable ADU Pilot Program, managing entitlement, design, permitting, construction, and lease-up while coordinating funding and budgets to support affordability and neighborhood compatibility.

Start/Completion: 2021 – 2025

• City of Long Beach – Development Services Department
411 W. Ocean Blvd, Long Beach, CA 90802
Contact: Stephanie Harper, Community Development Project Manager [email protected] | (562) 570-6710
Relationship: Consultant and liaison for the Backyard Homes ADU Program, leading entitlement, design, and permit coordination for multiple affordable ADUs while aligning funding and budgets to ensure successful delivery.

Start/Completion: 2023 – Ongoing

Develop With Skill 34
1441 Huntington Drive #192, South Pasadena, CA 9103 0 747.900.2082 G. Implementation Schedule
Include a detailed implementation schedule with an estimated project start date of January 12, 2026 and note key project milestones including entitlement, financing, construction, and occupancy.

Identify any assumptions used in developing the schedule.

MILESTONES / PHASES

DATES DURATION
Start Date Finish Date Days Weeks Months
Notice to Proceed Jan 12, 2026 Jan 12, 2026 1 0.1 0 Site Analysis & Due Diligence Jan 13, 2026 Feb 15, 2026 34 4.9 1.1 Entitlement & Approvals Feb 16, 2026 Jan 15, 2027 334 47.7 11 Financing & Bond Alignment Sep 1, 2026 Mar 31, 2027 212 30.3 7 Schematic Design Apr 1, 2027 May 15, 2027 45 6.4 1.5 Design Development May 16, 2027 Jul 15, 2027 61 8.7 2 Construction Documents Jul 16, 2027 Oct 31, 2027 108 15.4 3.5 Permit Submission Nov 1, 2027 Nov 1, 2027 1 0.1 0
Agency Review & Permit
Approval Nov 2, 2027 Apr 30, 2028 181 25.9 6
Bidding & Contractor Selection May 1, 2028 Jun 30, 2028 61 8.7 2 Site Preparation & Foundations Jul 1, 2028 Dec 31, 2028 184 26.3 6 Factory Production (Model Z) Oct 1, 2028 Mar 31, 2029 182 26 6 Construction / Module
Installation Jan 1, 2029 Jun 30, 2030 547 78.1 18
Substantial Completion Jul 15, 2030 Jul 15, 2030 1 0.1 0 Final Completion / Closeout Jul 31, 2030 Jul 31, 2030 1 0.1 0 Occupancy (WLAC Fall Semester) Aug 15, 2030 Aug 15, 2030 1 0.1 0

Key Assumptions

1. City approvals and LACCD partnership agreements are secured within anticipated timelines.

2. Measure LA funding is available within the projected cycle and aligns with project financing.

3. Modular approvals through California HCD streamline building permit process.

4. Overlapping phases (financing with late entitlements, modular fabrication with site prep) will shorten overall delivery.

5. Targeted occupancy is aligned with the Fall 2030 academic calendar to maximize impact for WLAC students.

Develop With Skill 35
1441 Huntington Drive #192, South Pasadena, CA 9103 0 747.900.2082 H. Certificates of Insurance

Hill Architects, PC (dba Design With Skill) maintains active insurance coverage applicable to condominium projects, including Commercial General Liability, Automobile Liability, Workers’ Compensation/Employer’s Liability, and Professional Liability. The coverage meets or exceeds typical condominium project requirements and includes provisions naming the Owner and other required parties as Additional Insureds when required by contract. Proof of current coverage, including policy limits and endorsements will be provided upon request.

Summary of Coverage Limits:
• Commercial General Liability: $1,000,000 per occurrence / $2,000,000 aggregate • Automobile Liability: $1,000,000 combined single limit • Workers’ Compensation: Statutory limits (California)
• Employer’s Liability: $1,000,000 each accident/disease • Professional Liability (Errors & Omissions): $1,000,000 per claim / $2,000,000 aggregate

I. Business Tax Certificate
The proposing organization does not require a Culver City Business Tax Certificate to respond to this RFP. However, the successful proposer will be required to acquire a Culver City Business tax certificate during the contracting process and maintain an active certificate throughout the contracted period.

We acknowledge that a Culver City Business Tax Certificate is not required to submit this proposal.

Should our team be selected, Develop With Skill will obtain the required Culver City Business Tax Certificate during the contracting process and will maintain it in active status for the duration of the contracted period.

J. Exclusive Negotiation Agreement
The City may require the successful company to enter into an Exclusive Negotiation Agreement (ENA) with the City for the purpose of negotiating a Disposition and Development Agreement for purchase and development of the site. A standard City ENA is attached.

We acknowledge the City’s requirement and are prepared, if selected, to enter into an Exclusive Negotiation Agreement (ENA) with the City of Culver City for the purpose of negotiating a Disposition and Development Agreement for the purchase and development of the site. We have reviewed the standard City ENA attached and confirm our willingness to proceed under its terms.

Develop With Skill 36
1441 Huntington Drive #192, South Pasadena, CA 9103 0 747.900.2082

APPENDIX
Design With Skill Brochure
Better Angels Brochure
Model Z Brochure
Key Personnel Resumes
Com pany Highlights Our Process
Innovative Design: Pushing the boundaries of design to
create unique and functional spaces.

Sustainable Solutions: Prioritizing eco-friendly practices and energy-efficient designs.

Community Impact: Fostering strong communities through
our projects.

Client Satisfaction: Delivering exceptional results on time and within budget.

Diverse Portfolio: Covering Multifamily Residential and Mixed- Use Commercial, with a focus on affordable and mixed-income.

Proven Expertise: Our experienced team has a proven track record of success, with expertise spanning projects in the City of Pasadena, West Hollywood, and Long Beach.

Innovative Solutions: We embrace cutting-edge design and technology (mention student housing - other innovation) Strong Partnerships: We collaborate with leading industry professionals and public agencies.

Positive Impact: Our projects contribute to the growth and sustainability of communities.

Analia AlvarezArchitectSamantha Hill - Owner
Licensed Architect
Pre-Design: W e gather
insights and set project goals.

Design: W e craft functional,
aesthetic, and innovative solutions.

Developm ent: W e m anage
perm itting, bidding, construction,
and closeout.

Martin Arnaudo
Architect
Desingwithskill.com info@ designwithskill.com
Cindy Castillejo
Executive Assistant
37 $414.7M 1.07M SF+30
Designed projects
across 21 cities
Value Generated through
our diverse portfolio
Of inspiring spaces
designed and developed
Clients, and Professional
Collaborations
Six Years ofProven Success
Our Com m itm ent:

Since our founding in 2018, Design With Skill has consistently delivered exceptional results. With a focus on innovation, sustainability, and community impact, we've established a strong track record of successful projects.

Design W ith Skill
Project Portfolio
At Design With Skill, we don’t just design buildings
— we engineer value.

Our work bridges design excellence, real-world feasibility, and measurable outcomes. We optimize ROI, accelerate
timelines, and bring innovation to every site, from large- scale housing to nimble ADU strategies.

Each project reflects our commitment to creating spaces that are not only beautiful, but also functional,
sustainable, and deeply responsive to their communities.

Delivering Quantifiable Value
Our Impact in Action:6 Projects, 6 Ways We Deliver Value adm in@ designwithskill.com
Desingwithskill.com
+300 affordable units & +800 student beds |Adaptive Reuse Repurposed a former shopping center into a majorhousing hub, addressing two market needs: affordablehousing and student accommodation. Leveragedmodular construction and smart site planning to controlcosts, accelerate delivery, and maximize land value. 51 units | Topographical Site Optimization Tied three steep lots into a unified development withminimal environmental disruption. Designed dense,efficient housing with structurally sound solutions forhillside challenges — unlocking site valueothers overlooked.

El Paseo South Gate
Monterey Condominiums
50 rental units | Fast-Tracked Entitlements Navigated complex zoning and entitlements in under ayear — saving clients time and money. Optimized a narrowsite to achieve high density and community-aligneddesign, including affordable units and a welcomingcourtyard. 17 units + Cultural Integration | Community-Centered Design Shortlisted in a competitive city RFP. Preserved a belovedcommunity arts space while designing a high-performingmixed-use site. Integrated nonprofit and residential needsinto one cohesive vision. 4 affordable ADUs | Public-Private PartnershipAs part of Pasadena’s pilot program, DWS deliveredaffordable ADUs that met both city guidelines andhomeowner needs. Demonstrated how small-scale infillcan have large-scale impact on housing access.

Arbor Square
Culver Mixed-Use (RFP Finalist)
Pasadena ADU Program
56 condominiums | Responsive Market Strategy Redesigned a stalled site to meet shifting economicrealities. Reduced commercial space to boost residentialyield, preserved neighborhood character, and enhancedmarket viability during inflationary pressure. 815 Fremont
Let’s Build Something That Lasts
Contact us to start the conversation.

California Community Foundation
Statement of Qualifications
for Better Angels
Organization and Mission
Alignment with California Community Foundation
10510-10536 Culver Boulevard Culver City, CA 90232
Better Angels, founded by successful social entrepreneur Adam Miller and his wife, Staci, in 2022, is a groundbreaking 501(c) (3) nonprofit initiative with a singular mission: to address Los Angeles’s homelessness epidemic by unlocking the immense potential of the LA community. Better Angels leverages innovative programs, advanced technology, and holistic solutions that complement and amplify the work of government agencies and mission-aligned nonprofits, while fostering partnerships that deliver scalable, systemic change, reshaping the housing landscape in Los Angeles.

Better Angels is uniquely positioned to complement the California Community Foundation’s (CCF) mission and project goals.

Like CCF, our work is guided by five interconnected pillars—housing, Prevention, Services, Shelter, and Technology— reflecting our shared commitment to reducing homelessness while fostering sustainable community transformation.

2. PREVENTION: The STEP (Short Term Eviction
Prevention) Fund

4. SHELTER: Shelter Management Database

1. HOUSING: Better Angels Affordable
Housing Fund (REIT)
Our $250 million real estate investment trust catalyzes rapid, innovative, cost-effective, affordable housing
development. Focusing on 70% affordable units and net-
new builds, we redefine timelines and costs, creating
pathways for scalable impact.

Our STEP Fund provides no-interest, non-punitive micro loans of up to $2,500 which has safeguarded more than 2,000 at- risk Angelenos from eviction. By addressing the root causes of displacement, we create stability and prevent families from falling into homelessness.

3. SERVICES: Resource Days
Through our community-driven Resource Days, we
mobilize volunteers and partners to deliver essentials, healthcare, and job training to unhoused individuals while connecting them to permanent housing opportunities.

These events, rooted in empathy and collaboration,
exemplify our commitment to empowering underserved
populations.

5. TECHNOLOGY: Outreach App
Our cutting-edge Outreach App equips caseworkers with
real-time data for swift, appropriate support. This
technology empowers our partners to achieve measurable
outcomes and is a national model for effective
homelessness intervention.

Better Angels is pioneering LA’s first centralized, real-time shelter database, ensuring that every available bed is utilized.

This transformative tool maximizes shelter efficiency, enabling faster interventions for those in crisis.

For more information on Better Angels, please reach out:

Adam Miller, Chief Executive Officer
[email protected]

These events, rooted in empathy and collaboration,
exemplify our commitment to empowering underserved
populations.

2. PREVENTION: The STEP (Short Term Eviction
Prevention) Fund

4. SHELTER: Shelter Management Database
Our STEP Fund provides no-interest, non-punitive micro loans of up to $2,500 which has safeguarded more than 2,000 at risk Angelenos from eviction. By addressing the root causes o displacement, we create stability and prevent families from falling into homelessness.

Better Angels is pioneering LA’s first centralized, real-time shelter database, ensuring that every available bed is utilized This transformative tool maximizes shelter efficiency, enabling faster interventions for those in crisis.

For more information on Better Angels, please reach out:

Adam Miller, Chief Executive Officer
[email protected]

We foster strong regulatory partnerships,
streamlining using California state laws and
entitlement streamlining to speed up the
approvals and reduce any delays. We have
analyzed the site, the zoning, planning, and
adopting the most recent updates on the
programming.

Accelerating Development Timelines
We leverage advanced materials, modular
construction, and meticulous oversight to cut
costs while maintaining quality.

Cost Efficiency Without Compromise
We deliver more than housing—we build
inclusive, resilient neighborhoods by fostering
local engagement and sustainable design.

Community Impact
Our private funding expertise delivers flexibility
and speed, enabling us to overcome barriers
traditional models face.

Innovative Financing Solutions
We add value to our communities and satisfy
our investors' financial needs by prioritizing
measurable social impact alongside financial
returns.

Delivering Value
Relevant Development Experience
Better Angels’ Housing pillar is tailor-made for the Culver City project. Our proven track record in spearheading large-scale affordable housing developments that reduce time-to-housing by relying on private financing aligns seamlessly with CCF’s objectives. Here's how we ensure excellence:

As active champions for pro-housing policies that dismantle systemic obstacles to affordable housing production, we have built a robust network of public-private partnerships. As the State Assembly Member of the 55th District, who
represents Culver City, Isaac G. Bryan attests, we are
committed to delivering innovative, high-impact solutions across LA County (please see attachment).

Like CCF, our ambitious goal is to build 1,500+ units in 25+ mixed-income communities. We are eager to make the Culver City project a true success story.

Project Development Team
Our highly experienced team blends expertise in housing policy, urban planning, fund management, and nonprofit management. Our management team brings decades of leadership, creativity, and proven success:

CLG’s real estate portfolio includes over 2,700+ apartments and 280+ workforce housing shared-living options with an additional 700+ units in varying stages of development.

CLG is in the process of building 137 apartments in Culver City on a 20,000-square-foot lot. They have built several apartment buildings near the site. They own affordable and workforce housing assets and have experience working with Federal Agencies.

In Culver City, they built a project on 1.25 acres where rents are blended with a portion of the units available with workforce housing rental options for those at 62% to 70% of AMI. They have built various projects with over 80 units around Los Angeles County, and they have experience with affordable housing.

California Landmark Group’s group presence in Culver City can be seen:

The Cooperative and Reaume Richardson: These veteran-led companies, established over two decades ago in Los Angeles County, have built a strong foundation in innovative housing production. Specializing in adaptive reuse and complex developments, they excel in delivering large-scale projects using diverse construction methods, from steel modular systems to traditional building techniques.

Our Partners are:

California Landmark Group (CLG): The firm was founded in 1988 to change how a region lives, works, and plays. Since then, they have partnered with dozens of landowners and non-profits in LA County.

Our extended network of designers, contractors,
collaborators, and strategic partners strengthens
our ability to deliver exceptional results. We bring
rigorous standards to every development phase,
from risk management to sustainability reporting.

Adam Miller, Chief Executive Officer
A globally recognized social entrepreneur, he has consistently delivered transformative solutions across industries, from scaling Cornerstone OnDemand to revolutionizing veteran services with Team Rubicon. With the $5.2 Billion sale of Cornerstone OnDemand, he has turned his passion for social entrepreneurship to fuel and execute Better Angels’ bold vision for systemic change.

With over 20 years in real estate investment and development, André’s expertise started in his upbringing in the 90s, when his family acquired and developed affordable housing in LA County, leading to the acquisition and development of thousands of apartments through his various capacities across his career. His leadership ensures the successful execution of Better Angels’ ambitious housing goals.

André Bueno, Chief Investment Officer & Director of Housing 3 Better Angels is not just a nonprofit—it is a movement driven by innovation, collaboration, and a relentless pursuit of impact. We align perfectly with CCF’s mission, offering bold solutions to Culver City’s affordable housing challenges. By selecting Better Angels as a partner, CCF gains a partner committed to delivering measurable outcomes, redefining possibilities, and transforming LA’s communities.

Together, we can achieve what neither of us could accomplish: a future where every Angeleno has a place to call home.

To schedule a meeting with our Affordable Housing Fund or to learn more about our vision, please get in touch with our Director of Housing at:

[email protected]
As Founder of Pacific Crest Real Estate, Dan brings over 30 years of expertise managing $200M in assets across 1,300+ units. As Vice-Chair of the Board of Commissioners that oversaw the local Housing Authority (HACLA), his acquisition and development programs led to thousands of units being acquired while overseeing the 66,000 apartments covered by the Section 8 program. Dan is a leader in statewide
housing policy and a Chair of the California Apartments Association Los Angeles Advisory Council.

Dan Tenenbaum
Summary
With more than 20 years of experience in commercial
construction, including leading a prominent general contracting firm, Bryson provides invaluable insights into practical and efficient construction practices, balancing sustainability goals with cost efficiencies.

Bryson Reaume
As the Century City Office Managing Partner at Polsinelli, Arthel brings extensive expertise in CDFI and structured finance, regularly advising multi-billion-dollar asset
managers, commercial lenders, and prominent public
pension funds.

Arthel McDaniel III
A Divisional President at CBRE who oversees capital markets, asset services, and project management, Lew provides critical data and access to staff to inform and support the fund’s strategic decisions.

Lew Horne
Among others, our advisory team includes:

With extensive experience in housing policy, community
revitalization, and strategic economic development, Sara ensures that our fund’s land use and housing projects align closely with local needs. As a Trustee for the Los Angeles Community College District, she understands the needs of students and young professionals in the community.

Sara Hernandez
Ken, the founder of the California Landmark Group (CLG), has delivered over 3,000,000 square feet in Southern California since 1988, and Ari has co-led CLG’s Acquisitions and
Development groups since 2017. They bring deep knowledge of zoning, entitlements, and city planning processes to streamline project approvals and ensure compliance.

Ken Kahan & Ari Kahan
The Model/Z one-bedroom unit (v 2.1) has been rigorously designed and tested to provide the highest-quality, lowest- cost solution to California’s affordable housing crisis.

Developed by Model/Z engineers in conjunction with SoLa Impact’s development and construction teams through
three years of R&D, the 419 sq ft volumetric modular unit blends modern design and green-building practices with a focus on efficiency and habitability. Designed to meet Los Angeles’ most rigorous building standards, HUD’s Section 8 requirements, and the Federal ADA standards (Chapter
11B), Model/Z 2.1 leaves no margin for error. With over 383 specific quality checks and a structural steel-frame designed for exceed California’s seismic standards, the units can be easily stacked up to five stories are guaranteed to reduce construction timelines by several months.

These units are superior to traditional stick-built wood con- struction by every metric – longevity, consistency, quality, maintainability, and speed of delivery.

Featuring all-electric ENERGY STAR certified appliances, Model/Z aims to work with leading developers to deploy
low embodied carbon modules that are operationally effi- cient into the affordable housing market.
“The US housing shortage—particularly of affordable housing—could be eased by modular construction...modular techniques can accelerate project timelines by 20%-50% and reduce costs by up to 20%.” - McKinsey & Company

RADICALL Y AFFORDABLE HOUSING
Structure Hybrid HSS chassis with precision light gauge steel framing Flooring 5mm SPC with natural wood texture and 6mm acoustic mat Lighting CA Tile 24 JA8-2022 high efficiency LED
Doors 3’ x 7’ 18GA steel 3HR fire rated entry door
3’ x 7’ hollow-core hardboard
Kitchen
Solid wood framed cabinets with soft closing hinges
Stain resistant concrete quartz countertop
Stainless steel range hood with wall mounted 3-speed fan Stainless steel sink and 1.8GPM chrome pull-down faucet ENERGY STAR refrigerator, oven, range, and dishwasher
Living
Room
4 Receptacles and CAT6 ethernet port
1’ x 4” fixed window
Bathroom
30” wide concrete quartz sink vanity
29” × 35” surface-mounted mirror
Vitreous China sink with polished chrome faucet
Fiber Care shower tub with backing for ADA grab bar
Polished chrome shower head and single-hand lever
17” vitreous China elongated ADA toilet
Polished chrome towel hooks and toilet paper holder
Bedroom 63 cubic foot wardrobe with adjustable shelving

5.5’ x 3.5’ casement window
Heating/
Cooling 12k BTU PTAC and heat pump with STC of 29
Thermal
Efficiency Walls: R-21; Roof: R-30; Floor: R-30; Interior R-13 Safety Direct wire-in smoke and carbon monoxide alarm

4.9 K-factor concealed pendant fire sprinklers
Technology Pre-wired for high speed internet; fitted with smart- home technology
Square Footage Unit Dimensions Ceiling Height
419 sq ft 13’ 6” W x 35’ D x 9’ 7” H 8’

UNIT SPECIFICATIONS
110th & Vermont | 84 Units - SoLa’s first building using a “Model/Z” design.

After only 8 days of placing modules. Project Vermont stands 5 stories tall and is an early example of Model/Z’s potential.

MODEL/Z CONFIDENTIALMZMFV02212025 1
35' 6"
13' 6"
13' 6" W x 35' 6" D x 9' 7" H
Rectangular-shaped Lot Site Dimensions Truck & Crane Access Open to the street on
at least one side
For efficient double-loaded corridor building:

Min. Width: 80-90 ft
Min. Length: varies depending on the density desired
66 units: Approx. 120 ft
80 units: Approx. 135 ft
100 units: Approx. 160 ft
Underground powerlines
Min. 35 ft wide street for
craning & staging

IDEAL SITES
66-UNIT EXAMPLE80-UNIT EXAMPLE100-UNIT EXAMPLE

IDEAL MODEL/Z SITE
Lot Size: 90’ x 120’
Area: 10,800 SF
266 DU/AC
Lot Size: 90’ x 135’
Area: 12,150 SF
287 DU/AC
Lot Size: 90’ x 160’
Area: 14,400 SF
303 DU/AC
MODEL/Z CONFIDENTIAL 2MZMFV02212025

FINISHED INTERIOR OF UNIT
The interior of the finished unit showcases the incredible attention to detail that goes into the design process of the SoLa Model/Z unit. Each unit is equipped with a spacious bedroom/bathroom as well as a full kitchen, stand-alone dining area, and a comfortable living room. All units come equipped with the appropriate appliances and fixtures for an efficient, standardized, and scalable onsite assembly.FINISHED INTERIOR OF UNIT

SOLA MODEL/Z CONTRIBUTES TO UN SUSTAINABILITY GOALS
1 2
3 4 5 6 7
Floor Chassis

THE MODEL/Z (ONE - BEDROOM UNIT)
Exploded View
Wall Mounting HVAC Plumbling Electrical Fire Sprinkler Case Work 8 Full Model
100% reinforced steel
frame designed to
standardize assembly.

Fully-volumetric with four
total configurations.

Minimal system integration
continuously supplies
fresh air per Title 24
requirements.

All utility runs converge into
an exterior accessible duct
for quick and easy integration
with the city’s utility system.

Pre-wired for high-speed
internet (cable or Wi-Fi).

Efficiently designed for ease
of assembly.

All Model/Z units equipped with
the latest safety technology
(fire sprinklers, fire alarms, CO2
and smoke detectors).

Installation of pre-approved
case work and standard
appliances (dishwasher,
fridge, and cooking range).

The Model/Z 1-BR unit is a completely
standardized, fully-volumetric affordable
housing unit – with very limited configura-
tions to eliminate retooling and design inef-
ficiencies. Using Model/Z’s proprietary de-
sign we are able simplify and standardize
the manufacturing process allowing for
more efficient and high-volume produc-
tion. The original unit was designed and
developed by SoLa Impact’s development
& construction teams with over two years
of R&D and thousands of modifications
during the design process.

SPECIFICATIONS
Will produce one module every two hours
at stabilization. Ceiling height is a
standard 8’ in order to minimize waste
and maximize potential unit counts.

Standardized dimensions lowers cost and
eliminates the need for permits or lead cars
required during transportation.

All 419 sf equipped/designed to
maximize federally subsidized rents.

Dimensions are all pre-approved
by state/local agencies’ dedicated
inspectors.

Three patents pending for functionality,
assembly, and design.

UNIT SUMMARY

RESPONSIBLE CONSUMPTION

AND PRODUCTION
Metric Tons of Materials
Waste Saved per Annum
(Compared to Traditional
Construction)*
6,395

CLIMATE
ACTION
Metric Tons of GHG Emissions
Saved per Annum (Compared
to Traditional Construction)*
*Based on 3,500 Units/Year.
16,800

INDUSTRY, INNOVATION,

AND INFRASTRUCTURE
Faster to
Manufacture
40%
Cheaper than
Standard
Modular Unit
Manufacturing
25%
FOR MORE INFORMATION: [email protected]
EDUCATION | AFFILIATIONS
Bachelors of Architecture, Carnegie Mellon University
Visiting Students Program, London Architectural Association Women’s Entrepreneurship Program, Cornell University
Licensed Architect California (#C-35348; Exp. 2/28/2027) Hawaii (#AR-16980; Exp. 4/30/2026)
Colorado (#ARC.00405656; Exp. 10/31/2026)
CASp Certiﬁ ed (#932; Exp. 3/25/2026)
WBE, WOSB, LBE Certiﬁ ed (#WBE2001773; Exp. 7/31/2026) Housing Policy Leadership Academy Certiﬁ cate, SCAG
Real Estate Certiﬁ cate, Urban Land Institute

CURRENT PROJECT EXPERIENCE SIZE
El Paseo South Gate Mixed-Use, South Gate, CA 270 Units Monterey Multi-Family Condominiums, South Pasadena, CA 51 Units Fremont Mixed-Use, South Pasadena, CA 56 Units
Gordon Street Multi-family FBH Complex, Hollywood, CA 15 Units 221 Union Apartment Complex Planning, Los Angeles, CA 70 Units Grevelia Apartment Complex Planning, South Pasadena, CA 24 Units 867 W. 10th Co-Living Adaptive Reuse, San Pedro, CA 45 Rooms 3914 Mountain View Subdivison, Pasadena, CA 6 Units
Pasadena Second Unit ADU Pilot Program, Pasadena, CA 5 ADUs West Hollywood ADU Pilot Program, West Hollywood, CA 2 ADUs Kitchen United HQ Commercial Oﬃ ce TI, Pasadena, CA 10,000 SF

PREVIOUS PROJECT EXPERIENCE SIZE
8th, Grand, and Hope Residential Tower, Los Angeles, CA 576 Units Landmark II Residential Tower, Los Angeles, CA 376 Units LA County DMH Oﬃ ces, Los Angeles, CA 500,000 SF Lumina Towers Condominiums, San Francisco, CA 656 Units Vida Luxury Residential Condos, Honolulu, HI 275 Units
1840 Highland Residential Units, Hollywood, CA 118 Units Guggenheim Museum Abu Dhabi, Abu Dhabi, UAE 1,000,000 SF Ocean Avenue Boutique Hotel, Santa Monica, CA 114 Keys
Glass Lofts, Pittsburgh, PA 18 Units

CLIENT REFERENCES
Samantha Hill
CEO + Managing Principal
Samantha Hill is the founder and managing principal
of Develop With Skill and Design With Skill,
full service development and architecture ﬁ rms
specializing in small to medium scale multifamily
and mixed-use projects. She has modeled a unique
practice where her companies both design and
develop real estate projects, helping to control risk and liability, while creating more cohesive and desirable
buildings. Her work strives to revive the concept of
‘master-builder’ to create better livable environments.

Before devoting her work full time to Design With
Skill, Samantha worked at internationally acclaimed
architecture ﬁ rms, including Gehry Partners ,
Gensler, and Arquitectonica . She put her problem
solving skills to the test on a variety of project types at various scales, including television studio master
planning, high-rise multi-family residential, luxury
hospitality, state-of-the-art museums, cultural
centers, and single-family residential renovations.

The majority of her experience lies in California.

However, she has designed and built projects in
Hawaii, New York, Pennsylvania, and Abu Dhabi.

Samantha graduated from Carnegie Mellon
University’s School of Architecture in Pittsburgh,
and attended the Architectural Association’s
Visiting Student Program in London. She is a licensed
Architect in the States of California, Colorado, and
Hawaii. She is the chair of South Pasadena’s Design
Review Board and volunteers as an advisor for the
Department of Planning’s Professional Volunteer
Program (PVP) in the City of Los Angeles. She
is a member of the Urban Land Institute (ULI), as
well a past member of the American Institute of
Architects (AIA), and Crew-LA. She is also certiﬁ ed
as a Certiﬁ ed Access Specialist (CASp). Her Company
is certiﬁ ed as a Women Business Enterprise (WBE),
Woman Owned Small Business (WOSB), and a Local
Business Enterprise (LBE) in the City of Los Angeles .

Andrew Parker
Trammell Crow Company
323.522.7092
[email protected]
Sandy Reek
Tishman Speyer
415.536.1850
[email protected]
Jeﬀ Chang
Mitsui Fudosan America
213.223.2377
[email protected]
Jason Mak
Fairview Ventures
626.533.1942
[email protected]
+

INNOVATING HOUSING
[email protected]
www.designwithskill.com
www.developwithskill.com
Martin Arnaudo is an architectural designer with over
15 years of professional experience in diverse cultural and regulatory contexts. Over the course of his career, he has contributed to the design and coordination of
more than 50 built projects located in the United
States, Brazil, Bermuda, Argentina, and the United
Kingdom. These projects range from small-scale
residential buildings to larger commercial and mixed-
use developments, often involving collaboration with
multidisciplinary teams of engineers, consultants, and
developers.His work is centered on architectural
design, BIM modeling, and interdisciplinary
coordination. He brings a practical and methodical
approach to each phase of the architectural process,
from initial concept development to construction
supervision. His experience across international
markets has shaped a working style that prioritizes
eﬃciency, technical precision, and responsiveness to
the speciﬁc conditions of each site and project
brief.Martin is a licensed architect in Argentina (MP
10336) and earned his degree in Architecture from the
Universidad Nacional de Córdoba. He has also
completed advanced training in Revit and BIM
workﬂows, which has allowed him to work more
eﬀectively across teams and streamline project
delivery. He currently leads the architectural work at
Design With Skill, a multidisciplinary studio that
provides design and technical support for residential
and mixed-use projects. His role involves not only
developing design solutions but also helping ensure
that projects move forward smoothly through all
t e c h n i c a l a n d c o o r d i n a t i o n s t a g e s .

Architecture, Universidad Nacional de
Córdoba, Argentina
Advanced Revit Training, Kandinsky Institute
Licensed Architect in Córdoba, Argentina (MP
10336)
EDUCATION | AFFILIATIONSMARTIN ARNAUDO, ARCHITECTURAL DESIGNER

WITH INTERNATIONAL EXPERIENCE

PREVIOUS PROJECT EXPERIENCE SIZE
815 Fremont, Los Angeles, California
181 Monterey, Los Angeles, California
Belavista Residential Complex, Argentina
La Cuesta Residential Complex, Argentina
La Rivera Residential Complex, Argentina
San Isidro House, Argentina
San Francisco Residential Complex, Argentina
Baum House, Bermuda
130,000 SF
146,660 SF
12,917 SF
9,688 SF
4,844 SF
5,382 SF
21,230 SF
5,822 SF
MARTIN ARNAUDOArchitect
[email protected]
www.designwithskill.com
Design
Analía Álvarez Torres is an architect with over seven
years of professional experience involved in project
design and construction documentation for single-
family and multi-family residential, as well as
commercial developments across Uruguay, the United
States, and Germany. Throughout her career, she has
led schematic design, interior layout development, and
detailed construction plan production, collaborating
closely with engineers, consultants, and contractors to translate design intent into buildable solutions. Adept at BIM coordination, she implements integrated
workflows using Revit and Archicad, produces
parametric studies in SketchUp and Lumion, and
maintains centralized project dashboards to monitor
RFIs, submittals, budget tracking, and schedule
adherence. Her meticulous approach to digital
modeling and interdisciplinary coordination was
recognized when her end-of-degree thesis earned
second prize at ORT Uruguay ’ s Faculty of Architecture and the SZTRYK Real Estate Lab. A graduate of ORT
University ’ s Bachelor of Architecture program ( 2013 – 2019 ) and holder of a Master in BIM and Integrated
Design from World Teams ( 2020 – 2021 ) , she is fluent in Spanish and English and proficient in AutoCAD,
Photoshop, and Illustrator. She currently serves as an
architect at Design With Skill, where she leads design
development, consultant coordination, and on-site
support for residential and mixed-use projects, driving efficiency and excellence at every phase.

Master in BIM and Integrated Design, World
Teams | 2020 – 2021
International Semester Architecture Degree,
Anhalt University of Applied Sciences, Germany |
2016 – 2017
Bachelor of Architecture, ORT University,
Uruguay | 2013 – 2019

ANALIA ALVAREZ, ARCHITECTWITH INTERNATIONAL EXPERIENCE EDUCATION

PREVIOUS PROJECT EXPERIENCE
Design With Skill, L.A., USA ( Architect, 2024 – Present ) Better-Pros, Uruguay ( Architect, 2021 – 2023 )
Paralelo, Uruguay ( Architect, 2020 – Present )
Local Parti, New York, USA
Studio PCH, Los Angeles, USA
Green Canopy NODE, Seattle, USA
Relativity Architects, Los Angeles, USA
Vamo, Uruguay ( Designer Assistant, 2019 – 2020 )
AT Architects, Uruguay ( Project & Construction
Management Assistant, 2017 – 2020 )
INTI, Uruguay ( Project Designer, 2017 – 2019 )
Analía Alvarez [email protected]
www.designwithskill.com
Design
Cindy Castillejo is an executive assistant with over six years of professional experience across architecture, e- commerce, and cooperative sectors. Over the course
of her career, she has coordinated more than 30 high-
priority projects and operational initiatives in different contexts. These engagements range from supporting
C-suite executives at multidisciplinary design studios
to managing social-media sales campaigns and
administrative operations for cooperative supply
chains. Her work is centered on strategic project
coordination, process optimization, and cross-
functional communication, leveraging tools such as
Asana, Salesforce CRM, and Google Workspace to
streamline workflows and boost team efficiency by up
to 20 percent. She excels at drafting and refining
presentations, reports, and proposals that align with
organizational objectives. She currently serves as the
CEO Assistant at Design With Skill, where she leads
coordination for residential and mixed-use
architecture projects, facilitates executive decision-
making, and ensures seamless execution across
multidisciplinary teams.

In her role at Design With Skill, Cindy orchestrates the end-to-end project lifecycle for residential and mixed- use developments, ensuring every milestone — from
initial kickoff and permitting to construction close-out — runs smoothly. She builds and maintains detailed
project schedules. Cindy collates RFIs, submittals, and meeting minutes into a centralized project dashboard,
prepares concise status reports and visual
presentations for executive review. She also supports
proposal development and RFP responses — helping
secure new work — and continuously refines internal
processes, resulting in faster turnaround times and
improved client satisfaction.

BA In psychology, Buenos Aires, Argentina. at
Universidad Argentina de la Empresa.

CINDY CASTILLEJO, EXECUTIVE ASSISTANT WITH INTERNATIONAL EXPERIENCE EDUCATION

PREVIOUS EXPERIENCE
Design With Skill, Remote ( CEO Assistant, Mar 2023 – Present ) DIEUX, Remote ( Executive Assistant, Feb 2022 – Mar 2023 ) Cindy [email protected]
www.designwithskill.com
Design

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( 2 1 3 ) 2 3 9 9 7 0 0
i n f o @ l a b i b f u n k . c o m | w w w . l a b i b f u n k . c o m Donny Harris, S.E, LEED AP
Principal
Donny Harris is a Principal at Labib Funk + Associates. He began his structural and civil engineering career in 1998 and enjoys sharing his understanding of construction materials and building practices to get to the most effective structural solutions as a team. Donny’s passionate about improving our community and living spaces using modern innovations with traditional ideas of the past.

Education
California State University, Los Angeles - M.S. Civil/Structural Engineering University of California, Santa Barbara - B.S. Mechanical Engineering Registration
Structural Engineer - California
Professional Engineer – California
US Green Building Council-LEED Accredited Professional
Office of Emergency Services (OES), Safety Assessment Program Evaluator (SAP) Professional Affiliations
Structural Engineers Association of Southern California American Institute for Steel Construction
Structural Specialist for the Los Angeles County Fire Department Urban Search and Rescue Regional and International Task Force
Selected Project Experience
Healthcare
 Saint Mary Original Hospital Buildings SPC-2 Retrofit Project, Apple Valley, CA  Hollywood Presbyterian Medical Center Cath Lab Suite Remodel, Los Angeles, CA  Saint Mary Original Hospital Chemistry Lab Renovation, Apple Valley, CA  Saint Mary Medical Center Chiller Replacement Project, Apple Valley, CA  Hollywood Presbyterian Medical Center Biplane/Angiographic Operating Room Remodel, Los Angeles, CA
 Tyson Health Patient Clinic Remodel, Pasadena, CA
 OSHPD Structural Plan Review of Kaiser Template Hospital, Fontana, Anaheim, & San Leandro, CA  Crown City Medical Group Office Building, Pasadena, CA  West LA VA Homes and Kitchen Skilled Nursing Facility, West Los Angeles, CA  Mission Hospital Acute Care Tower, Mission Viejo, CA
 Saint Mary Original Hospital Administration Area / Patient Room Renovation, Apple Valley, CA  OSHPD Structural Plan Review of Kaiser Redwood City Hospital central plant, Redwood City, CA

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( 2 1 3 ) 2 3 9 9 7 0 0
i n f o @ l a b i b f u n k . c o m | w w w . l a b i b f u n k . c o m  Queen of the Valley Hospital Pharmacy and Emergency Room Remodel, Napa, CA  Vista Hospital Tenant Improvement, Baldwin Hills, CA
 Cottage Hospital Temporary Shoring, Santa Barbara, CA  Saint Mary Regional Medical Center Cath and Rad Labs Remodel, Apple Valley, CA  Glendale Hospital HVAC and Boiler Upgrade, Glendale, CA  Hollywood Presbyterian Hospital Birthing Rooms Remodel, Hollywood, CA  San Gabriel Hospital Remodel, San Gabriel, CA
 Little Company of Mary Well Baby Remodel, Torrance, CA  Little Company of Mary NICU Remodel, Torrance, CA
 Veterans Home of California, Los Angeles, CA
 Kaiser South Bay Medical Center, Replacement Hospital Plan Review, Harbor City, CA Port/Airport
 Port of Long Beach Maintenance Building, Long Beach, CA  Port of Long Beach Administration Building, Long Beach, CA  Port of Long Beach Interim Headquarters Tenant Improvements, Long Beach, CA  American Eagle Terminal Expansion and Renovation, Los Angeles, CA  Landmark Aviation Hangars and Terminal Buildings Complex, San Diego, CA  Landmark Aviation Terminal Building and Fuel Farm, Seattle, WA  Landmark Aviation Hangar and Terminal Building, Cleveland, OH  Landmark Aviation Hangar and Terminal Building, Grand Rapids, MI  Landmark Aviation FBO Terminal Renovation and Expansion, Scottsdale, AZ Single-Family Residential
 Mandeville Canyon Private Gymnasium, Brentwood, CA
 Turner Residence, Pacific Palisades, CA
 Calle Vista Residence Site Retaining Walls, Beverly Hills, CA  Lorena Terrace, Boyle Heights, CA
 Jackson Residence, Bel Air, CA
 Slater Residence, Newport Beach, CA
 Chang Residence – 643 Muskingum Ave, SD
 St. Joachim Convent Residence Remodel, Costa Mesa, CA  Chalon Road Residence Site Retaining Walls, Bel Air, CA  University of Southern California Wrigley Institute Campus, Boone Center Student Dormitories, Catalina Island, CA
 Church of the Resurrection Renovation and Addition, Costa Mesa, CA  UCLA Weyburn Terrace, Grad Housing, Los Angeles, CA
 Javier Hall Residence, Marina del Rey, CA
 West LA VA Homes and Kitchen Skilled Nursing Facility, West Los Angeles, CA  750 Lofts Hatch, Palm Springs, CA

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i n f o @ l a b i b f u n k . c o m | w w w . l a b i b f u n k . c o m Education
 Cathedral High School Classroom Buildings and Gymnasium, Los Angeles, CA  St Joachim High School Classroom Buildings and Gymnasium, Costa Mesa, CA  LAUSD HVAC Upgrade Projects, Twelve Campuses in Los Angeles Region  University of Southern California Wrigley Institute Campus, Boone Center Student Dormitories, Catalina Island, CA
 USC Jefferson Building Remodel, Los Angeles, CA
 Alcott Elementary School Canopy Project, Pomona, CA
 LAUSD Roosevelt HS HVAC Upgrade Project, Los Angeles, CA  Pomona Unified School Renovation Projects, Pomona, CA  Pomona USD District-wide Signage, Pomona, CA
 Pomona High School Modernization, Pomona, CA
 LAUSD Kittridge Elementary HVAC Site Analysis, Van Nuys, CA  LAUSD Kittridge Elementary HVAC Replacement, Van Nuys, CA  Church of Scientology International SMP Campus, Sunset Blvd, Hollywood, CA Parking Structures
 Kaiser Irwindale MOB and Parking Structure, Irwindale, CA  Westfield University Center Town Center Parking Structures, La Jolla, CA  Mandeville Canyon Private Gymnasium Parking Structure, Brentwood, CA  Television Center 6 Level Parking Garage, Hollywood, CA  Condor Drive Parking Garage, Moorpark, CA
Retail/Commercial/Entertainment/Office Building
 Laurel Canyon Commercial Office Building and Retail Space, Studio City, CA  Television Center New Office Building, Hollywood, CA
 Barry Avenue Lofts Commercial Office Building Expansion, Los Angeles, CA  Apple Store Tenant improvement and Seismic Retrofit, Santa Monica, CA  Marriot Hotel Renovation, Chicago, IL
 Oxnard Street Industrial Building, Van Nuys, CA
 Bhindi International Crossroads Retail Buildings, Artesia, CA  Indy Mac Bank Data Center Expansion, La Mirada, CA
 Indy Mac Bank Tenant Improvements for over twenty locations in Southern California  Vanilla Shell Retail Space, Thousand Oaks, CA
 99 Cents Store Tenant Improvements, eleven campuses throughout California  La Serena Villas Hotel, Palm Springs, CA
 Beats by Dre – 8550 Higuera St., Culver City, CA
Shoring Design
 Cottage Hospital Temporary Shoring, Santa Barbara, CA  Rose Bowl Stadium Temporary and Permanent (Press Box) Shoring, Pasadena, CA  Mission Hospital Temporary Shoring, Hollywood, CA

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i n f o @ l a b i b f u n k . c o m | w w w . l a b i b f u n k . c o m  Lorena Avenue Low Income Apartments Permanent Shoring, Los Angeles, CA  Jackson Residence Permanent Shoring Retaining Wall, Malibu, CA  Port of Long Beach New Maintenance Facility, Long Beach, CA  American Airlines New Terminal Building at LAX, Los Angeles, CA  Landmark Aviation Hangers and Terminal Buildings, San Diego, CA  OSHPD Plan Check Review of Temporary Earth Shoring for multiple Kaiser Hospital Campuses  Telegraph Road Industrial Tilt-up Buildings, Santa Fe Springs, CA  Television Center New 5 Story Parking Garage, Hollywood, CA  Calle Vista Residence Site Retaining Walls, Beverly Hills, CA  Chalon Road Residence Site Retaining Walls, Bel Air, CA  LAUSD HVAC Upgrade Projects, Twelve Campuses in Los Angeles Region  Kenworthy Residence Retaining Walls, Los Angeles, CA
 8344 – 8348 Beverly Blvd, Trench Shoring, Los Angeles, CA  845 and 851 Wellesley Trench Shoring, Los Angeles, CA  1485 Stone Canyon Trench Shoring, Los Angeles, CA
 1341 San Remo, Pacific Palisades Trench Shoring, Pacific Palisades, CA Additional Projects
 Telegraph Road Industrial Tilt-up Buildings, Santa Fe Springs, CA  Television Center New 5 Story Parking Garage, Hollywood, CA  Crown City Veterinarian Clinic, Pasadena, CA
 Get a Grip Foundation Cresta Verde Golf Course Learning Center, Corona, CA  Cresta Verde Golf Course Club House, Corona, CA
 Confidential Greenhouse Renovation, Oxnard, CA
 KTLA Tower Relocation, Los Angeles, CA
 IBM Data Center, Costa Mesa, CA
 Marriott Chicago O’Hare, Chicago, CA
 Multiple Zumiez Tenant Improvements, Los Angeles, CA
 LensCrafters Tenant Improvement, Brea, CA
 Sunglass Hut Tenant Improvement, Petaluma, CA
 Sun Energy Partners Solar Panel Design, Rolling Hills, CA Des Mahony, P .E., LEED AP
COO / Vice President
[email protected] | www.breendesign.com
310-464-8404
Des joined BREEN Design Group in 2008 and has over 30 years of experience in consulting engineering for a variety of complex project types including residential, healthcare, commercial office, retail, hospitality, restaurant, industrial, federal government facilities, education and high-rise structures.

Most recent experience includes numerous residential projects in and around southern California, especially LEED and Green Point Rated apartments for low income, affordable and market rate living. Other residential projects include student accommodation, high-end condominiums, accessory dwelling units and single family homes. Des was recently promoted to COO at BREEN and is the licensed electrical engineer for all of the projects that pass through our doors. He has a hands-on approach, leading projects from the kick-off meeting, through to final handover. He mentors, trains and encourages staff at all levels and is responsible for the timely execution of projects in the office.

Project Experience
Project Homekey, Quality Inn Thousand Oaks: Motel Conversion to Supportive Housing, Thousand Oaks, CA
Rosa de Castilla Apartments: New Multi Family Development (LEED) Summit View Apartments: New Build Affordable Development, Sylmar, CA (LEED) Mission George: New Mixed Use Development, San Diego, CA (LEED) Valley View Village: Net Zero Single Family Homes, Selma, CA (LEED) The Point on Vermont: Affordable New Build, Los Angeles, CA (LEED) The Point on La Brea: Affordable New Build, Los Angeles, CA 6401 Avalon Blvd: New Affordable Development, Los Angeles, CA 569 W 6th St., San Pedro: New Affordable Development, San Pedro, CA Serenity Apartments: Affordable New Build, Los Angeles, CA 110 W. Imperial: New Build 120 Unit Affordable Housing, Los Angeles, CA 11422 Broadway: New Build 166 Unit Affordable Housing, Los Angeles, CA Firmin Court: New Affordable Apartment Development, Los Angeles, CA WCSD Dexter Middle School: Classroom Building Modernization, Whittier, CA Jordan Downs (Phase S3): Affordable New Build, Los Angeles, CA (LEED) Jordan Downs (Phase S2): Affordable New Build, Los Angeles, CA (LEED) Pasadena Hope Center: Mixed Use Low Income Housing, Pasadena, CA (LEED) Vista Dorada: Motel Conversion Albion Elementary School: Elevator & Walkway Design, Corona, CA
WISEPlace: Permanent Supportive Housing: New build and Historic rehabilitation, Santa Ana, CA
Studio-6 – Motel Conversion to Affordable Housing, Anaheim, CA Education
BEng., (Honors), Energy Engineering
South Bank University, London, 1996

BSc., Building Services Engineering,
Electrical
South Bank University, London, 1994
Professional Registration
Electrical Engineer, State of California
#E20642
Electrical Engineer, State of Nevada
#029409
Professional Affiliations
Member ASHRAE
Experience
BREEN Design Group, Torrance, CA
Vice President, 2017 to Present
Director of Building Systems,
2010 to Present
Director of Electrical Engineering,
2008 - 2010
Mahony Consulting Ltd., Wellington,
New Zealand - Owner/ Director,
2006 - 2008
Hyper Consulting Middle East, Dubai
Senior Project Engineer, 2004 - 2006
Beca, Wellington, New Zealand
Senior Design Engineer, 2001 - 2004
Joper Tupas, P .E.

Plumbing Engineer / Project Manager
[email protected]| www.breendesign.com
310-464-8404
Joper has twenty years of plumbing and fire protection (fire sprinkler) systems design, project management and plumbing construction experience on projects in California. A graduate in Mechanical Engineering, Mr. Tupas has experience with a variety of educational projects from K-12 to higher education experience including laboratory and science building projects. Projects that are under Department of State Architect’s and State Fire Marshall’s Authority Having Jurisdiction and Cal State University Standards.

Project Experience
1500 Figueroa: New 185 Unit Apartment Building, Los Angeles, CA Avant South Park (1340 Figueroa & 1355 Flower): New 247 Unit Apartment Building, Los Angeles, CA
Rosslyn Hotel: Renovation, Los Angeles, CA
Alexandria Hotel: Renovation, Los Angeles, CA
Project Homekey, Quality Inn Thousand Oaks: Motel Conversion to Supportive Housing, Thousand Oaks, CA
Lorena Plaza: New Affordable Development, Los Angeles, CA Vista Dorada: Motel Conversion to Supportive Housing, Corona, CA Villa Florence Retail Space: MEP Assessment, San Francisco, CA Villa Florence Hotel: Property Condition Assessment survey and Report for New Owners, San Francisco, CA
Hilton Garden Inn: Property Condition Assessment survey and Report for New Owners, Freemont, CA
Experience with Prior Firms
Century Plaza Hotel & Residence: Renovation of a 10-story hotel and new two (2) 46-story residential towers, Los Angeles, CA
Academy Square Commercial & Residential: 4-story, Design-Build Mixed-Use Retail, and Office Complex, Los Angeles, CA
Education
Mastering the Art of Design Firm
Management, Kyle Davy Consulting,
San Francisco, CA
Mastering the Art of Design Firm
Project Management, Kyle Davy
Consulting, San Francisco, CA
Certificate in Sequential Program in
Plumbing Systems Design, University
of California, Los Angeles (UCLA)
BS, Mechanical Engineering, Colegio
San Agustin – College of Engineering,
Bacolod City, Philippines
Professional Registration
Professional Engineer, M-35317, CA
Certified in Plumbing Design, CPD 60242,
ASPE
NCEES # 51420
Professional Engineer, PE-16489, HI
Professional Engineer, PE-81010, FL
Professional Affiliations
International Code Council (ICC)
National Fire Protection Association
(NFPA) – Associate Member
American Society of Plumbing
Engineers (ASPE) – Full Member
National Council of Examiners for
Engineering and Surveying (NCEES)

CHRIS RAD

DIRECTOR OF DRY UTILITIES
Mr. Rad joined the Murow Development Consultants te am in 2014. His main responsibilities include:
coordinating with owners, utility companies, and consultants to achieve project goals, creating proposals and change orders, reviewing contract documents to dete rmine overall scope of work, reviewing engineering plans, requesting and reviewing will serve letters and facility maps, and permit expediting services. Mr. Rad is well versed in creating existing utility and proposed utility exhibits for dry utility companies and development teams, applicant design, and dry utility cost estimates. Mr. Rad also has onsite experience, where he oversees dry utility contractors and superintendents to confirm utility company plans are adhered to.

In 2017, Mr. Rad was elevated to Project Manager where he accepted the challenge of streamlining the dry utility process to better service his clients. In 2020, he became the Division Director. With over 9 years of experience, Mr. Rad has accepted the challenge of p erfecting his craft and making Murow Development Consultants the industry leader for any Dry Utility related matter.

SELECTED EXPERIENCE
Hines - 12101 W. Olympic (West Edge):

Murow Development Consultants is providing dry utilities services and permits for the West Edge project in Los Angele s. The work includes removing existing utilities (electric, gas , telco, CATV), undergrounding utility lines along W. Olympic, and coordinating a new SCE steel pole. We’re also managing temporary and permanent power setups with LADWP, Frontier, Spectrum, and So CalGas, coordinating two LADWP customer stations, extending the SoCalGas mainline, and handling multimeter setups, all while ensuring proper U-Permit approvals.

Carmel Partners - 520 Mateo St:

Mr. Rad oversaw the dry utilities work for the 520 Mateo St. project by Carmel Partners in Los Angeles. The project incl udes 475 live/work apartments, 105k square feet of offices, 18k square feet of commercial space, and a 650-car garage. The work in volves removing existing utilities, managing temporary and permanent power, gas, and telecom services, installing a new LADWP steel pole, undergrounding overhead lines, and relocating a high-pressure gas main, along with handling U-Permit approvals.

Lincoln Property Company - Lulu’s Place
Murow Development Consultants performed dry utilities
consulting for Lulu's Place, a $150-million athleti c and education complex near LAX. The project spans 31 acres and provides extensive recreational and educational facilities. The work includes installing new permanent power and communication
services, refeeding power to Saint Bernard’s High S chool and a LASAN Pump Station, undergrounding utility lines, and
removing outdated infrastructure, including power p oles and a Frontier vault. This ensures the complex is fully equipped to support its community programs.

EDUCATION / AFFILIATIONS
Bachelor’s Degree in Business
Management | California State
University Long Beach (2006)
Member of the Building Industry
Association of Southern
California, North State, and Bay
Area

DEVIN BACA

PROJECT MANAGER
Mr. Baca joined Murow Development Consultants in March of 2024 as an Assistant Project Manager. He arrived at the company with over 3 years of dry utility experience and a passion for the job field. During this time he assisted on projects within multiple electric companies service areas. Out of all the Southern California electric companies, Mr. Baca has most experience with Southern California Edison and Los Angeles Department of Water and Power. However, he has worked on projects within IID and SDGE territory as well.

Mr. Baca is exceptionally familiar with Edison standards as he has been studying to become Applicant Design Certified through So Cal Edison. He has used this knowledge to review sites and provide insight early on in projects that has saved time on the planning phase for permanent electric service.

He was then promoted in August of 2024 to Project Manager. Along with this role Mr. Baca took on more complex projects. These projects consisted of multiple scopes and conditions that Mr. Baca has coordinated to ensure a timely and smooth process. The complexity of particular projects has forced Mr. Baca to expand his knowledge with certain aspects of dry's, that he now uses on new projects to foresee any potential obstacles.

SELECTED EXPERIENCE
KB Home - CV Tustin 42 - Tustin, CA:

Mr. Baca coordinated all electric needs with the site and led the discussion for all scope required with SCE. The scopes included a pole relocation, underground conversion of the nearby powerlines, new city owned streetlights and design to remove a structure that was existing on site.

Highland Park Developments - 133 Vesper - Van Nuys, CA:

Mr. Baca oversaw all electric coordination for this development of 133-unit affordable housing project. He coordinated with LADWP to provide space and clearance for the large, required
utility yard. At the same time, he used his knowledge of DWP clearances to ensure any needed revisions of the building were minimal.

Inhance Design Build - 6942 Baird Ave, 10912 Huston St, 18337 Kittridge St, 1178 Edgemont St - Los Angeles, CA:

Mr. Baca oversaw the electric service for 4 new AH100
developments in DWP territory. He worked with the client to provide feedback early on with this project to ensure all submittals for power went through a smooth process.

EDUCATION / AFFILIATIONS
Member of the Building Industry
Association of Southern
California, North State, and Bay
Area

MARWAN BAHU

ASSISTANT PROJECT MANAGER
Mr. Bahu joined the Murow Development Consultants team in 2022. He has taken it upon himself to study every aspect of the dry utility field; this include s reading through countless utility manuals and spe cs, coordinating with many different utilities, and relying on his team to help push his knowledge to new levels.

Through his several years in consulting, Mr. Bahu has cultivated many deep relationships at various utility companies, developers, architects, and engineers of all sorts. He primarily works with the Los Angeles Department of Water and Power (LADWP) and has prove n his abilities to expedite projects through his commitment to excellence, relationships with LADWP engineers, and ability to motivate consultant teams to continue pushing projects along.

Mr. Bahu has gained bountiful experience working on all types of projects (multi-family, industrial, t ract, commercial, mixed-use, etc.) and all dry utility challenges (customer stations, EV Charging, Urban Forestry, LABOE/LAPW, underground conversions, service upgrad es, small and large new services, temp power solutions, etc.) to build a repertoire of knowledge and relationships to handle any project. Mr. Bahu has accepted the challenge of perfecting his craft and making Murow Development Consultants the industry leader for any Dry Utility related matter.

SELECTED EXPERIENCE
Bridge Development Partners - 6950 Tujunga - Los Angeles, CA Mr. Bahu worked with LADWP to create an onsite plan that went through many revisions due to changing LADWP codes. Mr. Bahu expertly navigated and adapted to the new regulatio ns being enforced on the project and was able to expedite th e many redesigns and back and forth with LADWP.

Uncommon Developers - 6728 Sepulveda - Van Nuys, CA
Mr. Bahu assisted with the creation of a customer s tation room through many iterations, coordinated the undergroun ding of overhead lines between 4 different utilities, and c oordinated temporary power for construction. This project had pressing deadlines, and Mr. Bahu expedited in the various scopes through his relationships with the utility representatives and their supervisors.

Mr. Bahu communicated with multiple departments within LADWP to ensure that each part of the process was moving along accordingly.

Uncommon Developers - 17829 Halsted - Northridge, CA
Mr. Bahu was able to work with various consultants and the LADWP to create a utility yard that met all DWP regulations and clearances.

Mr. Bahu worked with the Mayor AH100/ED1 taskforce in the expedition of the projects plans and waving of invoices.

EDUCATION / AFFILIATIONS
Bachelor’s Degree in Business
Administration - Management |
Biola University
Member of the Building Industry
Association (BIA) for Southern
California, North State, and Bay
Area

YONAS

MISGINA, PE

CIVIL ENGINEER

RESUME OF YONAS

MISGINA, PE
Experienced Civil Engineer and
Construction Management
Professional with over 17 years of
diverse professional experience in
design and construction project
management of private land
development projects including fire
rebuild and urban infill projects.

CONTACT
PHONE:
818-399-9135

WEBSITE:
www.nazarethcivil.com

EMAIL:
[email protected]

EDUCATION
Northwestern University
2010 - 2011
Master’s Degree, Project Management

Addis Ababa University
2004 - 2008
Bachelor’s Degree, Civil Engineering

WORK EXPERIENCE
Nazareth Civil – Civil Engineer
2019–Current
Design and project management of various private and public civil improvements such as streets and highways, storm drains, water mains, sewer mains, grading design, hydrology studies and Low-Impact development studies in the State of California.

Pete Fowler Construction Services – Construction Manager 2019–2021
Construction manager on the Woolsey fire re-build and restoration projects that involved re-design and re-construction of streets, water mains, sewer mains, storm drains and lot grading for residential subdivisions, mobile home parks and standalone residences. Mr.

Misgina planned the re-developments, performed procurement of Engineers and Contractors, developed the project scope of work, schedule, cost estimate and contract administration activities.

City of Santa Clarita – Assistant Engineer
2017–2019
Design of public works projects such as street improvement plans and traffic control plans. Design review of various civil engineering design plans and documents prepared by consulting engineers. Managed a bridge construction project (CALTRANS-funded) on the Newhall Ranch Road Bridge over San Francisquito Creek.

CH2M HILL (Formerly) – Civil Engineer
2014–2016
Design of water mains, sewer mains, catch basins and associated drainage structures. Managed the construction of water mains, laterals, sewers, storm drain inlets, storm drains and pavement restoration.

Provided field engineering and continuous supervision, as well as review of contractor’s monthly invoices and project closeout.

Sullivan International – Project Engineer
2011–2014
Design of wastewater treatment systems, levee, earthwork and Stormwater Pollution Prevention Plans. Managed the construction of environmental remediation and civil construction projects. Prepared cost estimates for varying stages of the projects using HCSS Heavy-Bid.

CERTIFICATION
LICENSED PROFESSIONAL ENGINEER IN THE STATE OF CALIFORNIA – C90746

30 HOUR OSHA GENERAL CONSTRUCTION SAFETY CERTIFICATION

40 HOUR OSHA HAZWOPER SAFETY CERTIFICATION

www.WōdenFire.com
ANDREW J. THUL, PE – PRINCIPAL

Andy Thul is a Fire Protection Engineer/Life Safety Consultant with over 15 years of experience exclusively allocated to building code consulting, fire protection and life safety consulting. He has an in-depth understanding of application and interpretation of Building and Fire Codes, Performance Based Design and Fire Protection and Alarm System Design. Andy has been recognized for his expertise and included in multiple working groups by the NFPA, the California State Fire Marshal’s Office and the City of Los Angeles.

LICENSURE
Licensed Fire Protection Engineer: CA (FPE #1782), AK, AZ, CO, WA, ID, TX, NY, NE, NC, KY

EDUCATION
Graduate Certificate in Fire Protection Engineering, Worcester Polytechnic Institute Bachelor of Science in Mechanical Engineering, University of Colorado at Boulder

AFFILIATIONS
National Fire Protection Association (NFPA)
Society of Fire Protection Engineers (SFPE)
OSFM I-3 Occupancy Group Interpretive Manual Committee
BOMA Greater Los Angeles - Codes and Regulations Committee City of Los Angeles Fire Code Advisory Committee

KEY EXPERIENCE
181 Monterey Road – Multifamily Residential
South Pasadena, CA

Pendry Residences at Silverrock
La Quinta, CA

1133 Hope Street Condominiums
Los Angeles, CA

4th at Broadway Condominium Tower
Los Angeles, CA

Dunstan Way Condominiums
Los Angeles, CA

Monticello Village
Santa Barbara, CA

Landmark II Tower – Mixed Use
Los Angeles, CA

Palladium Towers – Mixed Use
Hollywood, CA

Park Newport Condominiums – Repositioning
Newport Beach, CA

project team resumes.
▪ www.motivational.com
Gary Christensen

VICE PRESIDENT, DIVISION MANAGER
Mr. Christensen joined MSI in 2005 as an Account Associate, handling the project management of several national accounts including KB Home and Epcon Communities.

In 2015 he was promoted to Division Manager of the Architectural Signage Division which is responsible for managing commercial and architectural projects through the bid, design, production, and installation processes. His attention to detail ensures that projects will come in on-time, on-budget, and to the highest quality standards. During his tenure in this position, Mr. Christensen has gained a well-rounded knowledgebase while partnering with various departments and divisions within the company. Client satisfaction is the key to his success. Mr. Christensen currently sits on the Building Industry of San Diego’s Board of Directors.

Gary Christensen
Vice President, Division Manager
2200 Cleveland Ave.

National City, CA 91950
619/470-5100
[email protected]
www.motivational.com

executive team.
▪ www.motivational.com
Robert Young

CEO/CHAIRMAN OF THE BOARD
Mr. Young established MSI in 1975. Mr. Young's commitment to providing the highest quality product and service has elevated the company to one of the most recognized firms of its kind in the Western United States. In addition to being active in the building industry, Mr. Young is very involved in his local community. He has recently been recognized as "Businessperson of the Year" by the Rotary Club of National City and is also the recipient of the YMCA of San Diego County's Golden Triangle of Distinguished Service. In 2004, he was honored by the United States Small Business Administration as "Small Businessperson of the Year".

Anthony Young

PRESIDENT/RMO
Mr. Young joined MSI in 1976 as a fabricator/product installer. He advanced to Woodshop Foreman, Production Manager, Division Manager, Southern Region President, Executive Vice President, and in 2014, President and Responsible Managing Officer. His experience in all aspects of product and management brings our clients a breadth and depth of experience unparalleled in the industry. Mr. Young has served two terms on the Board of Directors of the Chamber of Commerce and eight years on the Southbay YMCA board, where he was Board Chair for three years. Most recently, Mr. Young was the recipient of the 2005 YMCA Golden Triangle of Distinguished Service Award.

Jenna Young-Christensen

SENIOR VICE PRESIDENT
Ms. Christensen joined MSI in 2001 in the Interior Design department. She quickly advanced through the Payroll and Human Resources department, began managing the Tablet Division in 2013, and was selected for her current role as the Senior Vice President of Marketing and Training Manager in the spring of 2016. Additionally, Ms.

Christensen sits on the Board of Directors as Secretary. Her experience in industry - specific operations brings a unique perspective to her marketing duties. As the Training Manager, Ms. Christensen coordinates and implements training for all MSI employees from installation to executive management. She currently sits on the Board of Advisors for the Toby Wells YMCA in San Diego, CA.

Andrew Cabrera

EXECUTIVE VICE PRESIDENT
Mr. Cabrera has over 30 years of experience with Motivational Systems, Inc. His career began in estimating where he quickly promoted to management for the Estimating and Planning department. From there, he served as an Account Executive for our Sacramento and San Diego divisions before he was promoted to Vice President, Division Manager of the San Diego Division, and was selected to his current role as Executive Vice President. Andrew is an active member of the BIA of San Diego and SMC and has served on multiple boards and councils within our industry associations. He has been the recipient of multiple awards including the BIA/BIG award of Sales Representative of the Year.

JOSEPH DANIELS - Owner | Consultant
D 7 CONSULTING INC.
4740 Von Karman, Suite 130. Newport Beach, CA 92660
_____________________________________________________________________

BACKGROUND
Over ten (10) years experience in residential design and construction, working on custom homes, track housing, and remodel construction.

Over thirty (30) years experience in the Roofing/Waterproofing Consulting Industry performing duties such as:

Design of ALL Roofing & Waterproofing Systems on a myriad of projects, Building Surveys, Acquisition Due Diligence Review, Specification Development, Detail and Drawing Review, Construction Document Review, Leak Investigation, Forensic Expert Witness, Analysis and Project Management.

Over twenty (25) years as a member of Roofing Consultant's Institute (RCI) aka IBEC (International Building Envelope Consultants).
_____________________________________________________________________

EDUCATION
Saddleback College, Mission Viejo, CA. – 1 yr. Architectural Design University of California Irvine, Irvine, CA. - 2 yr. Program Certificate of Architecture Orange Coast College, Costa Mesa, CA. - 1 yr. in Business Management University of Wisconsin, Whitewater, Whitewater, WI. - 2 yrs. General Studies University of Wisconsin, Madison College of Engineering; - Roofing System Design - 1995 - Concrete in Construction – 1997 - Building Methods & Materials – 1996 - Identifying Errors in Construction Documents – 1999 Roof Consultants Institute (RCI) (IBEC)
- Building Envelope Symposium - 1998
- Waterproofing and Moisture Control – 1998
- Fundamentals of Roof Consulting – 1999
- Advanced Roof Consulting – 2001
- Understanding & Learning to use FM Datasheet – 2007
- Roof Technology & Science II – 2007
- Stucco as Weather Protection System – 2007
- Building Envelope Symposium – 2008
- RCI Winter Workshop in Hawaii – 2010
- RCI Winter Workshop in Hawaii – 2011
- Dallas Workshop – March 2012
Topics included: Communications Strategies for Expert Witness; Field Monitoring of Wind Performance of Commercial Roofs; Water Testing Misconceptions; Fenestrations Product Certification vs. Forensic Investigation of Building Leaks - Nashville Workshop—November 2015
Topics included: Repair of Curtain Wall Systems; Horizontal Above Grade Waterproofing; Replacing Failing Building Enclosures; Challenges of Preservation Engineering; Drones: A New Tool
- Commercial Roofing Vapor Retarder Challenges & Solutions—2017 - Various Roofing and waterproofing manufacturer’s training & educational seminars.

JOSEPH DANIELS - Owner | Consultant (continued)
_____________________________________________________________________

EXPERIENCE
1993 – Present D 7 CONSULTING INC.

Owner responsibilities including, but not limited to, managing day to day business operations, project management, new construction roofing & waterproofing design, design review and project management, specification development and primary consultant for Forensic investigation and expert witness cases. 1987 – 1992 Independent Roofing Consultants
Performed roofing and waterproofing evaluations, specification development for new & existing construction, project management. Manager of CADD department.
1982 – 1987 Johnson Construction
Designer/Contractor
_____________________________________________________________________ KEY PROJECT MANAGEMENT LIST—EXTERIOR BUILDING ENVELOPE
LAX Midfield Satellite Concourse North - Los Angeles, CA Roofing & Waterproofing Design, Construction Administration & Quality Assurance

580 Anton Multifamily - Costa Mesa, CA
Roofing & Waterproofing Design, Construction Administration & Quality Assurance

LA Live - Los Angeles, CA
Roofing & Waterproofing Design & Quality Assurance

MGM City Center - Las Vegas, NV
Roofing & Waterproofing Design & Quality Assurance

Disney Concert Hall - Los Angeles, CA
Roofing & Waterproofing Design & Quality Assurance

Dreamworks Animation Campus, Dreamworks S.K.G. - Glendale, CA Swinerton & Walberg, Waterproofing Design & Quality Assurance

Gateway Center - Los Angeles, CA, Ehrenkrantz and Eckstut, Architects Inc.

Waterproofing Design & Review, Quality Control

Las Vegas Convention/Visitors Authority - Las Vegas, NV 830,000 sq. ft. Design and Project Management for complete roof replacement 1 million square feet of new expansion (1997 – 2001)

Toyota North American Parts Logistics Distribution Warehouse - Ontario, CA

MNB Architects - Portland, OR
Mechanically Fastened PVC, Roofing Design & Quality Control

Metropolitan Water District Headquarters Building - Los Angeles, CA Gensler & Associates, Roofing & Waterproofing Design & Quality Assurance

Project Management of over seven hundred commercial & industrial buildings for numerous clients on the West coast, such as Cushman & Wakefield, CB Richard Ellis, Maguire Partners, Equity and Brookfield.

EDWARD SAPIGAO, AIA - Consultant
D 7 CONSULTING INC.
4740 Von Karman, Suite 130. Newport Beach, CA 92660
_____________________________________________________________________

BACKGROUND
Over thirty (30) years experience as a Licensed Architect in California specializing in all aspects of building envelope weatherizing and waterproofing. Ed is actively involved with waterproofing consulting services, forensic investigations and site inspection service for residential, commercial and institutional facilities. Ed has been designated as an expert witness in numerous litigation cases and attending trial. Overall forensics services include peer review for plans, roofing and waterproofing details, specification development, provide leak investigations, repair reports, site inspection services, due diligence services, plan review for certification, and construction documents on repair projects.
_____________________________________________________________________

EDUCATION
Cal Poly, San Luis Obispo, CA – BS in Architectural Engineering Continuing Education:
- RCI Hawaii Workshop
- Stucco as Weather Protection System SoCal RCI
- Water Testing: ASTM Method of Testing. Understanding the method of leak investigation, Chicago RCI - Stucco Repair: Means and Method. The University of Wisconsin, Madison, Wisconsin - Mold as a Liability: The Rise of Health & Financing. Litigation in Mold Issues. Contributing Factors for Mold Infestation Examples of Effective End Product
- Roof Design/Construction to Avoid Moisture-Related Problems: Water Shedding vs. Waterproofing Roof Components—Key Issues, Presentation of Components and Defects - Specific Requirements in Effect for Development Projects: Compliance During the Construction Process as well as Expectation for Post-Construction
- Preventing and Solving Moisture-Related Problems in Buildings Design and Construction Requirements for New & Existing facilities
- Fundamentals: Roofs, Walls, Foundations, HVAC Systems - Advanced Thermal and Moisture In-depth understanding of thermal and moisture design considerations. - Advanced Thermal Calculation Methods Annual energy estimates, cooling load calculations and calculations of temperatures within cross sections.
- Cool and Reflective Roof Technology Principles of moist air and the effects of moisture on building insulation and other materials
___________________________________________________________________________________________

LICENSE
California Architect since 1990 C-21158

PROFESSIONAL MEMBERSHIP
American Institute of Architects
Roof Consultants Institute (RCI) aka International Building Envelope Consultants (IBEC)

EDWARD SAPIGAO - Consultant (continued)
_____________________________________________________________________

SPEAKER
- Seminar presentation to the local AIA Chapter on Roofing Details - Seminar presentation to local Architectural Firms in Orange County - Seminar presentation to Orange Chapter CSI Group
___________________________________________________________________________________________

EXPERIENCE
Representative Waterproofing Consulting Projects:
- UC Berkeley Stadium Renovation, Berkeley, CA: Renovation of the existing UC Berkeley Memorial Stadium. Review and coordinate the development all roofing and waterproofing related details during the SD, DD and CD phase of the documents development. Coordinate work with other disciplines related to roofing and waterproofing. Provided CA services.
- UCLA Dykstra Hall Residence, Los Angeles, CA: Exterior envelope refurbishment of the exterior windows, doors and roof system. Field investigation the existing condition to develop the required details.

Coordinate the development all roofing, waterproofing and window details during the SD, DD and CD phase of the documents development. Provided CA Services. - Raymond Renaissance Theatre, Pasadena, CA: The conversion of a 1920’s theater with addition for a 155,000 SF mix-use commercial/residential building. Existing theater conversion includes residential units, open retail space to preserve the interior open volume. Peer review and provided periodic site inspections. Review shop drawing and RFI responses.
- Walt Disney Resort, Anaheim, CA: The re-roof of multiple buildings in the Disneyland Park and Hotel area. The re-roof projects include a hotel, and several themed facilities. The services include field investigation of the existing roofing system, bid support, CA services and site Quality assurance services. - Variety Boys and Girls Club, Boyle Heights, CA: New sports gym and classes for after school activities.

The consulting services include review of all waterproofing related details, RFI’s, mock-up review and quality assurance.
- Century Hill Association, Century City, Los Angeles, CA: Developed a repair program for a 20-acres complex with 13 separate condominium buildings for 384 residential units. A subterranean parking structure exists under the 20-acre site. The program included crawl space remediation, crawl space building leaks, and leak investigation for multiple water leaks into the subterranean parking structure, provided budget cost, bid repair documents and various presentations to HOA. - Sage Hill High Music Building, Newport Coast, CA: New music building seismically separated from an existing gymnasium. The consulting services include development of all waterproofing related details, bid review, RFI’s and quality assurance.
- Madison Park Apartment, Rancho Cucamonga, CA: On-site inspection for 20 apartment buildings with 800 units. The work was phased from building to building over a period of 20-months. The repairs included exterior siding replacement to plaster finish, new exterior deck walkway traffic coating, re-roof and window replacements. Provide weekly site inspection and provide field revised details for unforeseen conditions.
- Granite Park Condominium, Pasadena, CA: New 72-unit high-end condominium with a subterranean parking structure, exterior balconies, and penthouse roof area. Scope included review of window water testing program, mock-up, and quality assurance.

EDWARD SAPIGAO - Consultant (continued)
_____________________________________________________________________ Representative Waterproofing Consulting Projects (continued):
- Chalon Drive Residence, Mandeville Canyon, Los Angeles: New 16,000 SF residence with basement, perimeter pond designed against the structure, large 2nd floor decks and steep pitched slate roofing.

Review the construction details provided by the Design Architect for roofing and waterproofing. Review sub-contractor scope of work, RFI and quality assurance. - Custom Residence and Estate Properties: Waterproofing consultant to many custom residential projects primarily in the Southern California, the Central Coast region and a limited number of homes in Northern California. Home size varies from 1,500 SF to 55,000 SF. Estates include beach front properties, hillside retention conditions, and desert homes, cold-climate residence and typical single family urban homes.

Representative Litigation Cases:
- UC Santa Barbara: Plaintiff expert on a construction defect case for the student services building. - Cal Poly Pomona: Plaintiff expert on a construction defect case for the Classroom-Laboratory- Administration building.
- Private High School, Newport Beach, CA: Plaintiff expert on a construction defect case for multiple building defects. Services include settlement support, provide construction repair documents, provided quality assurance during the repair phase.
- Public High School, Santa Maria, CA: Plaintiff expert on a construction defects. Provided peer review for repair documents.
-4th Street Condominium, Santa Monica, CA: Defense expert for builder on construction defect case for 3 separately construction condominium complexes.
- Mulholland Drive Residence, CA: Plaintiff expert on a construction defect case. - Beverly Hills Office Building, CA: Represented Owner on property line dispute related to waterproofing issues.
- Golf Course Residence, Temecula, CA: Plaintiff expert on a construction defect case involving a basement and window leak.
- Presbyterian Church, Rancho Santa Margarita, CA: Defense expert for general contractor on a construction defect case involving roofing, waterproofing and window system water leaks. - Ramirez Canyon Residence, Malibu, CA: Defense expert for builder on construction defect case for residential property.
- Patricia Property LLC, Los Angeles, CA: Plaintiff expert for construction defect for a residence water leak and retaining wall.

Roofing & Waterproofing-Residential
- Villa Bundy, West Los Angeles, CA
- Mandabach Residence, Pacific Palisades, CA
- Weiss Residence, Pacific Palisades, CA
- Trousdale Residence, Beverly Hills, CA
- Bella Oaks Residence, Napa Valley, CA

EDWARD SAPIGAO - Consultant (continued)
_____________________________________________________________________ Roofing & Waterproofing-Residential (continued)
- Semel Residence, PCH Malibu, CA
- Broad Beach Sea Level Residence, Malibu, CA
- Hillside Residence, Bel Air, CA
- Berry Residence, Colony Cove, Malibu, CA
- Laurel Canyon Residence, Los Angeles, CA
- 160 Villa Avenue Residence, Los Gatos, CA
- 157 Orange Drive Residence, Hancock Park, CA
- TGBE Residence, Mandeville Canyon, CA
- Ironsides HOA, Marina Del Rey, CA
- Laguna Royale Condominium, Laguna Beach, CA
- Pepperdine U. Faculty Housing, Malibu, CA
- California Wilshire Penthouse, Los Angeles, CA

RAYMOND DAVIDLOO - Consultant
D 7 CONSULTING INC.
4740 Von Karman, Suite 130. Newport Beach, CA 92660
_____________________________________________________________________

BACKGROUND
Over twenty-five (25) years experience in the Roofing/Waterproofing industry as an accomplished professional.

Worked as an applicator, Foreman for roofing and waterproofing materials. Has comprehensive analytical and project management skills that allow him to have successful completion of countless new and retrofit roofing and waterproofing projects. His knowledge obtained from the field provides easy understanding of the construction process in the Building Envelope Consulting industry. Involved in all projects, ensuring project fluidity from start to finish.

PROFESSIONAL AFFILIATIONS
RCI/IBEC - Institute for Roofing, Waterproofing and Building Envelope Professionals, 7 years _____________________________________________________________________

EDUCATION
Cypress Community College, Cypress, CA
Continuing Education:
- Commercial Roofing Vapor Retarder Challenges & Solutions - 2017 - RCI Hawaii Winter Workshop - 2017
- CETCO Certification Class - October 2014
- Fall Protection Certification - May 2013
- Cool & Reflective Roofing Systems - 2012
- Confined Space Certification - September 2011
- Various Roofing and Waterproofing manufacturer’s training and seminars _____________________________________________________________________

EXPERIENCE
September 2014 – Present D 7 CONSULTING INC. Newport Beach, CA August 2016 - Present - Consultant - Responsibilities including, but not limited to, roofing and waterproofing evaluations, specification development, new construction roofing & waterproofing review and project management, Pre-Bid and Pre-Construction meetings, and safety coordination.

September 2014 - July 2016 - Quality Assurance Observer - Monitor the construction process and strive to ensure the roofing and waterproofing components are built to project requirements and to code. Work to assure the proper application procedures are followed and that criteria for validation of manufacturer’s warranties are met. Document observations through written reports and photographs.

July 2004 – August 2014 LETNER ROOFING COMPANY INC. Orange, CA Waterproofing Foreman - Duties included supervising and managing crew; scheduling employees; implementing training for new applications; delegating and motivating to achieve company goals.

March 1998 – June 2004 COURTNEY WATERPROOFING Irvine, CA Journeyman Waterproofer - Duties included installing and applying waterproofing systems. Helped lead crew team members on waterproofing projects; implemented training for new waterproofing applications.

RAYMOND DAVIDLOO - Consultant (continued)
_____________________________________________________________________

DUTIES & RESPONSIBILITIES
The primary functions of a Roofing/Waterproofing Consultant / Project Manager include the following:
- Client Consultation
- Project Management
- Leak Investigations
- Pre-Bid and Pre-Construction Meetings
- Audit Project Progress and Quality Control
- Field Personnel Oversight & Training
- Site Visits
- Final Inspections and Project Close-Out
_____________________________________________________________________

KEY PROJECTS
Loyola Marymount University-Life Science Bldg. – Los Angeles, CA Camp Pendleton Hospital – Camp Pendleton, CA
Ventura County Medical Center – Ventura, CA
Cottage Hospital – Santa Barbara, CA
Choc Hospital – Orange, CA
LACMA – Los Angeles, CA
2000 Avenue of the Stars – Los Angeles, CA
Pasadena City Hall – Pasadena, CA
Kaiser Hospital – Downey, CA
LA LIVE Nokia Center – Los Angeles, CA
Regency Tower – Riverside
AT&T Building – Los Angeles, CA
Hollywood Palladium – Hollywood, CA
Disneyland – Anaheim, CA
Ocean Avenue Hotel – Santa Monica, CA
Saint Joseph’s Hospital – Orange, CA
Cedars-Sinai Medical Center – Los Angeles, CA
Methodist Hospital – Orange, CA
EDUCATION | AFFILIATIONS
Bachelors of Architecture, Carnegie Mellon University
Visiting Students Program, London Architectural Association Women’s Entrepreneurship Program, Cornell University
Licensed Architect California (#C-35348; Exp. 2/28/2027) Hawaii (#AR-16980; Exp. 4/30/2026)
Colorado (#ARC.00405656; Exp. 10/31/2026)
CASp Certiﬁ ed (#932; Exp. 3/25/2026)
WBE, WOSB, LBE Certiﬁ ed (#WBE2001773; Exp. 7/31/2026)

CASP PROJECT EXPERIENCE SIZE
LA County Community College District Standards,
Los Angeles County, CA Multiple Bldgs.

LA County Community College Cesar Chavez,
Los Angeles County, CA 154,000 SF
LA County Community College Weingart Stadium,
Los Angeles County, CA 17,842 Seats
CalPoly Student Housing, San Luis Obispo, CA 4,200 Beds UCSB Student Housing, Santa Barbara, CA 2,250 Beds
UC Davis Turlock Lab Facility, Turlock, CA 40,000 SF
Rady’s Children Hospital, San Diego, CA 540,000 SF
Anaheim Uniﬁ ed High School District, Anaheim, CA 40,000 SF Google Westside Pavilion, Los Angeles, CA 708,600 SF
Pico-Highland Mixed-Use Complex, Hollywood, CA 72,500 SF 8th, Grand, and Hope Residential Tower, Los Angeles, CA 576 Units 7424 Santa Monica Mixed-Use, Santa Monica, CA 31 Units
627 S Central Retail Complex, Los Angeles, CA 46,000 SF Kitchen United HQ Commercial Oﬃ ce TI, Pasadena, CA 10,000 SF 961 La Cienega Mixed-Use Complex, Los Angeles, CA 59 Units 815 Fremont Apartment Complex, South Pasadena, CA 56 Units

PREVIOUS PROJECT EXPERIENCE SIZE
LA County DMH Oﬃ ces, Los Angeles, CA 500,000 SF
Landmark II Residential Tower, Los Angeles, CA 376 Units Lumina Towers Condominiums, San Francisco, CA 656 Units Vida Luxury Residential Condos, Honolulu, HI 275 Units
1840 Highland Residential Units, Hollywood, CA 118 Units Guggenheim Museum Abu Dhabi, Abu Dhabi, UAE 1,000,000 SF Ocean Avenue Boutique Hotel, Santa Monica, CA 114 Keys
NBC Studio Lot Master Plan 980,000 SF

CLIENT REFERENCES
Samantha Hill is the founder and managing principal
of Develop With Skill and Design With Skill, full
service development and architecture ﬁ rms specializing in small to medium scale multifamily and mixed-use
projects. She has modeled a unique practice where
her companies both design and develop real estate
projects, helping to control risk and liability, while
creating more cohesive and desirable buildings.

In addition to development and architecture services,
Samantha began Access With Skill , oﬀ ering
consulting services as a Certiﬁ ed Access Specialist
(CASp). She believes architecture should be inclusive
and accessible for all users and members of our
community. She has consulted on both new and
existing large oﬃ ces, commercial properties, public
education facilities, healthcare centers, mixed-use,
as well as public and private residential projects to
ensure federal, state, and local ADA/ disabled access
compliance is achieved in both design and construction.

Samantha gained ﬁ fteen years of experience before
starting her company at the end of 2018. She had
previously worked at internationally acclaimed
architecture ﬁ rms, including Gehry Partners , Gensler, and Arquitectonica . The majority of her experience lies in California. However, she has designed and built projects in Hawaii, New York, Pennsylvania, and Abu Dhabi.

Samantha graduated from Carnegie Mellon University’s
School of Architecture in Pittsburgh, and attended the Architectural Association’s Visiting Student Program
in London. She is a licensed Architect in the States of California, Colorado, and Hawaii. She joined South
Pasadena’s Design Review Board and volunteers as an
advisor for the Department of Planning’s Professional
Volunteer Program (PVP) in the City of Los Angeles. She is a member of the Urban Land Institute (ULI), and Crew- LA. She is also certiﬁ ed as a Certiﬁ ed Access Specialist (CASp). Her company is certiﬁ ed as a Women Business
Enterprise (WBE), Women Owned Small Business (WOSB),
and Local Business Enterprise (LBE) in Los Angeles .

Jamie Athenour
Hensel Phelps
406.580.5069
[email protected]

SAMANTHA HILL
Founder + Managing Principal
[email protected]
www.accesswithskill.com
Amy Kong
DLR Group
213-493-5901
[email protected]

ADVOCATING ACCESSIBILITY & INCLUSIVITY
Proposal From:

Eleos Ventures, LLC
Redevelopment of 11029 Washington Boulevard
May 2025
RFP #2626
Proposal Date: August 28, 2025
“Building foundations for a better future.”
[email protected]
www.eleos.la
310.961.5400
Eleos Ventures, LLC
RFP #2626
Redevelopment of 11029 Washington Boulevard

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City Council Meeting AgendaJanuary 26, 2026

City Council Meeting Agenda
January 26, 2026